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Home My WebLink AboutLUA-05-017WEDGEWOOD LANE DIV. 4 Landtrus~ inc. Conceptual Site Plan Altemative , ",I CITY OF RENTON RECEIVE D MAY 16 2006 BUllblNG O1VISION fcVt~~-,PI-* Plan ~~S-' -~ 't1 J @€ ..... ::-":~. J-- :1:, ~I P, ~__ !L _ .. w ~3O" 30' =:::~: : 1 ==.' T --,.--. I . ~~." == ;. t· ~tU"IIIlC ~ .. " '--~.' jj '.'<1 SE 116lH STi. r i! ~'."."""":\ ~ "\ . c.:;-;'-'. -. .. ~-," tAb""'" . ..... ,1.15 W .. a.v, I i:J I ~ 4:, , %- I ~ 1 1 s~;! I 3O'! I d 30'1 , I ! 1 I " 'I I , 1 11 .. , I I I I 1 .. I PORTION OF THE SW1/4. OF THE NE1/4. OF SEC.l0. T.23 N .• R.5 E.. W.M. ==-'-------~~=-~I-. ---IIIIIIIU KING COUNTY. WASHINGTON .-/. $'._'">11."/' "~ o ",,-e ' .. --..,--1'--1\ /" i' --PD. --k I == =-= :+ '*'~ .. to" =-.= ~ ~---.....,...-=/ \ l£llAl DESalIP~ DCIIQI .. ~Rn"_IIt'I"f.wl"CI'_~ ClJMIDIClFM~OUrIIIBrs'D£_1I£IIST ....... IXtIP"rHwrsrmR£tlltEJlDlrtuDEDmDGCDMn' ...... _1IIIIt1N JtSflrfOlf_ (ASTIUU aT M_HAI1 Q,Wt1DICIF_.....-:srQUlll1El!OFH~ ....... 11.&. .. 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Angeline Anderson 14406 SE 116th Street Renton, WA 98059 (party of record) Darrell Offe Offe Engineers, PLLC 13932 SE 159th Place Renton, WA 98058 tel: 425-260-3412 PARTIES OF RECORD RUTLEDGE / BENT NOSE PLAT LUA05-017, PP, ECF Karen Rutledge 990Hoquiam Avenue N Renton, WA 98055 tel: 425-277-2442 (owner) Scott Cameron Bent Nose, LLC 4-102nd Avenue NE ste: #201 Bellevue, WA 98004 tel: 425-445-0887 (applicant) eml: darreILoffe@comcast.net (contact) Updated: 04/12/05 (Page 1 of 1) ---+--~----\-~-=--'I ~!' -, i/.' '" ------II.: ----~---__ ~~~!~~~"3~~~i 1.1 N :)TV3S0N lN3E i~! 1"1 IN,W:) I ! -------------I 1 \>'ld 3S0N lN38f380311n~ I ~ ~ lO~rc~ __ • __ •. __ ...:.".;..2;... ________ , ----_._--; j.;---------:::':; ,------------. " ':':·1!--}ff .. -.. "~ .~ , ' (_c) : ~l ~,>,,~ It ~ (:;, :.. \ "----------"'"' i;e ........ = ~\ ,---.!.~ .. ,~.--...,. '''I ~\ . --'~':':'-'':' .. ---~ • 1., •. .---------------, I \.1 \ : 8 ~ : ~ ~; .-~:--:....----r.,------..:. . y . if ":,,.(.J.." -:(:' i! SECTION 10, TOWNSHIP 23 N, RANGE 5 EAST, w.M. \Ij' .1 ,;:.~,:;;, ....... ,". ~ i : ,! > I ! : : \~ I' -C .[ i g ;,,. ! 1 x : j : 1 .: 1 ! ! ~ ; \ I Ii , •. :'1, ':"~; t·~ . * ':'"":.'<1 II . ,~.,,", . 'fl-Jr~ I It-/>I\-4IP'\ I~ It ... Af,,(pI.);/lt~.f t> -~ +--\t>v:;f...+ kw"-l 1>~I"'-\ C. ~ +-\z,vSt-CCNIJU.~ TD P€'teNtlrW ~L--.lO !~ ;j!J'. CCI.l~~ ~",,~4<,1''' ~#4fd...'" I~",:-~~,\-t-II+ ~-:,~~~+.1 ~.; ..... 4 1 ~ l' (e-" ~~ . . - ·1!li'nl.A~ .. '~' V-IM;> 4,-","'6. 1t..-=:Ar.J\~II·/."+ _LJPt~ ~·1t}:'~':G~;:~~:d~.~~a:~, ";, ···.~_11~. ", ~~:! -::::' .. '. ;:"iA / -:;~~':'~:~j';) ;·1'~· \.<·I"'A~ ~'_.,'_"~". (,....IJ~.j: -4-'(. : -~',,:' . " '.~ .. , \!~~,.. .\(~" -. ... : :1 ~"~ .,,:~ ~.:~~ L.-.\" ~:.,:-:. '.-,Ol{"'-l_€=:_ (-, £-:;..; (;1 r?1- taty 1\ N ' •. ~, .. / Jd 0 JO 60 _--~ 2 SCAI F IN FfEr --'J I~p 1 I ~~U; Ullin I ~u B I o :. If .~ .h .~ '~ I .~ ·9 lJ~ I~ .. -.;~- ~ -I 0... W (f) o Z t-Z W !ll U ,..J ..J w (/) o z z .~ 0. ...I ~ I-~ Z Z 'w 0 m U UJ <.9 o 'w W CI -I: '" 1-' I~ Z :::l: "' ... ht::: :~ i§ ~ < I~:fu 0 --_.'-' -.~- ._~l!?!-'~:'~_._ '" --SfIFl;.r"-- 1 OF 2 ADDITIONAL WETLAND & STREAM-RELATED DOCUMENTS & FINAL APPROVED Mitigation Plans FOR ALL DIVISIONS OF THIS PLAT ARE LOCATED IN FILE LUA06-065 .. ./ PlanningIBuildingIPublic Works Department Gregg Zimmerman P.E., Administrator May 18,2006 Patrick J. Gilroy LandTrust Inc. 1560 140th Ave,NE #190 , , Bellevue, W A 98005 Subject: Approval of Minor Mod~catioli o{Approved Preihninary Plat Wedgewood Lane Division 4(AJ(A RutJedgelBent Nose Plat Land Use FileNo. LUAOS-017 ' Dear Mr. Gilroy: ' , 'This letter -to inform you that we have revi~wedyo~ proposed 'revisions' to the Wedgewood Lane Division 4 preliniinaryplat~ The piat was initIally approved by the City CoUncil on July 18, '2005. The approyedpl~tincludedl0 lots:~nda wetlaridprotectiontnlcf . ' "The'City's subdivision regu:iatiQns(RMC4-7=080M)allows the administrato~to approve minor , amendments to an approved preliririnary pll:l:t plan provided the-amencln'lent would not: • result in or have the effectOf decreasmg the aggregate area of open space in the subdivision hyten percent (1 0%) 6r more; , • _ result in .jncf(!~singthe' ilUrhber oflots 'ihthe subdivision beyond the number previously approved;' , ' ' , , ' '. 'result in or have the effect of reducing the residentialdwetlingimit density for the site below the allowed minimum density; • result in the reloca!ion' of any roadway access point to an exterior street from the plat; • propose phasing of plat development; or, - • 'significaritly increase any:adverse impacts or undesirable effects of the plat. The proposed changes to the original plat involve i~cteasing the widths of Lots 3 through 5, decreasiIlgthe depth of Lot 9, and rotating the orientation of Lot 6. No changes to the wetland , tract, the access for the development, or number of lots' is proposed. Lots I, 2, 7,8, 9, arid 10 would contiime to get access off of an ,extension ofNE lOth St and Lots 3 -6 would still get ,access from a the private street, Ilwaco Place NE: 'Density would remain within the allowed range for ' , the R8 Zone. These proposed changes do not exceed any of the thresholds that would trigger a , major amendment and is therefore eligible to be approved as a minor amendment. ------------1-0-55-S-o-u-ili-G-ra-d-y-W-~---R-e-m-o-n,-W-a-sh-m-~-0-n-9-8-05-5------------~ AHEAD, OF THE CURVE Mr.PatrickGilioy May 18,2006 Page 2 '. . -. . The proposed plat ch~nges~as depicted on the revised plat plan prepared by' CORE Design. on May 2; 2006. (attached), are hereby approved as a minor mQdification to the previ()usly · approved preliminary, phd. ". . .. '. The appiicant is advised that .ail cod~ 'requirements, conditions of the plat approval; and 'nritigatirtgnieasUtes of the enviroIUuental review are still applicable to the developmeri(ofthe . site; Forexample;:mefIpal platappiication sut;mittalmustdepict ~eprivate access road as an '. access eaSement rather than a tract putsuantto RMC 4-6.:0601~ . . . · ;-This decision to approve tp:e proposed revisions as a minor modifIcation to the prelhninary plat i~ :subjecttoa fOUrteen(14)dayappeai penod'fromthe date of this 'letter: Any appeals Of the' " a~strativedecision toust be filed ~th~th~~eW¥of&R~Qt0ri Hearing Examiner bt 5 :00 p,m;; ". Jtinel, ~?06:~yc.onstrl1ction~d~1ien·ljl(f?t~ the~xpiPa:t~r of theap'peal,perio4~ll·be at the apphcant's fIsk; If you ba~¢'questtoQSregardmgthls qprre~~' dence;feelfreeJo. contact 'Laureen'NiGolay at (425)430~72cj4~ .;:;;"";"""''''",,,,,,,,,,,.,,;~ ~'. . .... . '! ,.>.. .. 'llif>"'J"~' ""'" ... '''~ 'Sin~erely 4~ .l'! . . ..•........•• Ali/watt! .. · ' ','" ........ ' ..•• ' .•. ')~~ . ..t . . -:.' . NeilWatts~.'Director· .', .~ : .. ' ':' \'" ,', · '. ,'. ,. . ". 0.. '0;2\ ."'" pevelopment Services Di" siqn,~, \, '.0 '.' . 0 .• • 'il" >. "'-\",,,,,, . "", . ,~,t::.;~, .... ":{;.;.,~~:,:,, ~",),:., Parties' of Record .• . Juliana Fries; Engineering .Specialist· JeriIJ.ifer Henning, Principal Planner Lati.dUs~Fil~TtJA05~Qi 7 .' . · c.: LetterslMOdificatio~of Plat· '", '. WEDGEWOOD LANE DN. 4 T .andtrust. inc. Conceptual Site Plan Alternative f \ , CITY OF RENTON RECEIVED MAY:162006 BUILDING OtVISION ~J.PI-* p,-, ~GW"" 5·' .. ~ -u ~ .~ .~.~---'" '17 )1 S:?::.'. " .. =-::. LandTrustNC REsIDENTIALI'ROPERlY DEVELOPMENT ~ May 9, 2006 Neil Watts Director Development Services Division City of Renton 1055 S Grady Way Renton, W A 98055 CIT'r'OFAENTON RECEIVED MAY 12 2006 BUILDING DIVISION RE: MINOR PLAT AMENDMENT -WEDGEWOOD LANE, DIVISION 4 (AKA, RUTLEDGEIBENT NOSE PLAT, LUA 05-017) 990 HOQUIAM AVE NE Dear Neil: In accordance with Renton Municipal Code § 4-7-080, "Detailed procedures for subdivision," I am submitting this application, including the attached subdivision map, requesting to amend the previously approved preliminary plat of Wedgewood Lane, Division 4 (a.k.a., Rutledge/Bent Nose Plat, LVA 05-017). The preliminary plat was approved by the Hearing Examiner and recommended to the City Council for approval on June 2, 2005. While the development permit has been issued for the project and work is underway, the final plat has not yet been approved, nor has that application been submitted to the City for review. The proposed change involves reconfiguring the second tier of lots abutting Tract A, a wetland, in order to make them more "builder friendly." The widths of Lots 3 through 5 were increased to 60 feet, and the depth of Lot 9 was decreased from 150 feet to 98 feet. Lot 6 was rotated to run parallel to NE 10th Street, and now occupies the area freed up by shortening Lot 9. Lot areas range from 4,905 square feet to 8,000 square feet, and still meet the requirements of the R-8 zone. Pursuant to RMC § 4-7-080M, "Amendments," the Administrator may approve changes to preliminary plat drawings that are determined to be "minor," which shall be judged as not having exceeded the qualifications of a "major" plat amendment. Those criteria, as well as an explanation of how the proposed changes will not meet or exceed them, are outlined below: 1560 140TH AVE NE SUITE 100 BELLEVUE, VVA 98005 [4251747-1726 [4251747-4157 FAX WWW.LANDTRUSTlNC.COM Page 1 of 2 a. Any amendment that would result in or would have the effect of decreasing the aggregate area of open space in the subdivision by ten percent (10%) or more; Open space was not affected by the proposed change, as is exhibited on the revised density calculations shown on the attached revised plat map. Tract A, a wetland area to be set aside as permanent open space, was 7,230 square feet under the original preliminary plat approval, and that area has not changed under the revised version. b. Any amendment that would result in increasing the number of lots in the subdivision beyond the number previously approved; The number of lots has not been affected. Ten lots were proposed under the original application, and ten lots are still being proposed under the revision. c. Any amendment that would result in or have the effect of reducing the residential dwelling unit density for the site below the allowed minimum density. The proposed density has changed from 5.3 dwelling units per acre to 5.92 dwelling units per acre. The minimum density allowed in the R-8 zone -4 dwelling units per net acre -has been met. d. Any amendment that would result in the relocation of any roadway access point to an exterior street from the plat; No roadway access points have been relocated as a result of this proposal. The location of the intersection of Ilwaco Place NE, the private tract that serves Lots 3 through 6, and NE 10th Street has not changed. e. Any amendment that proposes phasing of plat development; No phasing is proposed, and no phasing will occur as a result of this proposal. f. Any amendment that, in the opinion of the Administrator, would significantly increase any adverse impacts or undesirable effects of the plat. No additional or increased impacts are anticipated as a result of this proposal. Both the density of the project and the general size and location of the lots have not changed significantly enough to create any adverse impacts to the surrounding environment. In light of the information submitted herewith, we believe that the proposed amendment to the preliminary plat of Wedgewood Lane, Division 4, should be classified as Minor, and subsequently approved by the Administrator. Therefore, we respectfully request that you issue approval of the requested amendment. Sincerely, LANDTRUST, INC. Patrick J. Gilroy' Page 2 of 2 Name of Proposed PI~utledge I Bent Nose Plat City of Renton File Number: LUA 05-017 Engineer: Offe Engineers, PLLC Attn: Darrell Offe, P.E. 13932 SE 159th Place Renton, Washington 98058-7832 (425) 260-3412 office Surveyor: Baima & Holmberg, Inc. Attn: William Holmberg 100 Front Street South Issaquah, ,Washington 98027 (425) 392-0250 office Property Owner: Karen Rutledge 990 Hoquiam Avenue NE Renton, Washington 98055 Legal Description: The North 15 feet of the West half of the northeast quarter of the southwest quarter of the northeast quarter, EXCEPT the west 30 feet thereof Deed to King County for road; And north 315 feet of the East half of the northeast quarter of the southwest quarter of the northeast quarter; ALL in Section 10, Township 23 North, Range 5 East, W.M., in King County, Washington. Total Area of Proposed Plat: 2.50 acres (108,754 sq. ft.) 10 Proposed Number of Lots: City of Renton Zoning: Proposed Lot Area: Lot 1 Lot 2 Lot 3 Lot 4 Lot 5 Lot 6 Lot 7 Lot 8 Lot 9 Lot 10 Tract A (Open Space) R-8 Gross Lot Area 5,003 sq. ft. 6,302 sq. ft. 6,271 sq. ft. 5,811 sq. ft. 5,597 sq. ft. 5,913 sq. ft. 6,302 sq. ft. 5,002 sq. ft. 7,225 sq. ft. 8,093 sq. ft. 32,830 sq. ft. Street Area (Proposed Public R/W): NE 10th Street (extended) Net Lot Area (w/o access easement) 5,176 sq. ft. 4,811 sq. ft. 4,597 sq. ft. 5,176 sq. ft. «wetland 7,113 sq. ft. buffer 25,717 sq. ft.» 14,405 sq. ft. Density Proposed: 5.25 dwelling units per acre Density Allowed: 4 - 8 dwelling units per acre City of .on Department of Planning / Building / PUbl.,*S ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT:~ COMMENTS DUE: APRIL 6, 2005 APPLICATION NO:' LUA05-017, PP, ECF DATE CIRCULATED: MA~ ,-'ll'>I\l::~ APPLICANT: Scott Cameron PROJECT MANAGs:f:Susan Fiala ./ ~ PROJECT TITLE: Rutledge/Bent Nose Plat PLAN REVIEW: Arrkta. ~\~......J SITE AREA: 2.5 acres BUILDING AREA (gross): N/A LOCATION: 990 HOquiam Avenue NE I WORK ORDER NO: 77384 SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for a 10-lot subdivision of a 2.5 acre site. The site is zoned Residential - 8 dulac with a proposed density of 5.3 dulac. The lots range in size from 5,002 sq. ft. to 8,093 sq. ft. and are intended for detached single family residences. All existing buildings would be demolished. Access is proposed via.the·extension·of:NE 10th 'Street easterly from Hoquiam Ave. NE and a private access easement.ACategory3::o." wetland is on-site and would include a 25 ft. buffer. A seasonal drainage course crosses the south portion of the site. The 'applicant is requesting a modification to the street standards for a reduced half street right-of-way from 35 ft. to 30 ft. . 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 Housina Air Aesthetics Water Light/Glare Plants Recreation LandlShoreline Use Utilities Animals Transportation Environmental Health Public Services Y Energyl 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 a~itirr Information ,is needed to properly assess this proposal. c.K~ S /J.S:/fJJ Signature of Director or Authorized Representative Date CITY ""~F RENTON Kathy Keolker-Wheeler. Mayor July 19,2005 , Scott Cameron BeiltNose LLC 4-1 02nd Avenue NE, #201 Bellevue, W A 98004 Re:' 'RutledgelBent Nose Preliminary Plat; LUA-05-017; PP Dear Mr. Cameron: City Clerk Bonnie I. Walton 'At the regular Council meeting of July 18,' 2065, the ReIlt~n City Council· adopted the recommendatipn of the hearing examiner to approve the referenced preliminary plat, ~ubject to conditions to be met ailaterstages ofthe platting process. Pursuant to RCW,. a final plat meetirigaUiequirenients of State la\V and Renton Municipal Code shall be submitted to the,CityIor approval within five years of the date of preliminary plat approval. ' '.' . . . .' . . IfI can provide additionalllJfonnationor assistance, please feel free to call. , Sincerely, Bonnie I. Walton City Clerk cc: Mayor Kathy Keolker~Whee1er Council President Terri Briere Jennif~r Henning, Principal Planner· KarenRutledge, 990 Hoquiam Ave. N., Renton,W A 98055 , Darrell Offe, Offe Engineers PLLC, 13932 SE 159th PI., Renton, WA 98058 --:"1"""05-:S-::S-ou-t-:-h """G-ra-:-dy-:W~ay--=R-en-t-on-, =W'-as"""h"-in-gt-on----:-98':""':0'""S-=-5 --("""-42:-':5"-) 4-:-':3-:-0--:"65':""':1-=-0-:-:/ F::"':'AX~( 4-:-:2~5)""'4=30-:---:-65=1-=-6 -~ * This paper contains 50% recycled material, 30% post consumer AHEAD OF THE CURVE ~ .. ~~ '"-'July 18,2005 CONSENT AGENDA Council Meeting Minutes of July 11,2005 Human Services: 2006-2008 " CDBG Interlocal Agreement, King County Development Services: Oakesdale Commerce Center- East Binding Site Plan ROW Dedication, Springbrook Creek Annexation: Falk II, 102nd Ave SE & S 50th St Plat: RutledgelBent Nose, Hoquiam Ave NE, PP-05-0 17 - Vacation: NE 4th St, City of Renton, V AC-04-006 Added Item 6.h. Airport: Layout Plan Update, FAA Grant Separate Consideration Item 6.d. Annexation: Querin II, Hoquiam Ave NE Renton City Council Minutes Page 258 entryways with flowers, Additionally, he praised the impressive flower display at the Spirit of Washington Dinner Train depot. Items on the consent agenda are adopted by one motion which follows the listing. Councilman Connan noted the addition of item 6.h., and Councilman Persson requested the removal of item 6.d. for separate consideration. Approval of Council meeting minutes of July 11, 2005. Council concur. Human Services Division recommended approval of the 2006-2008 joint interlocal agreement with King County to receive Community Development Block Grant funds through the King County consortium. Refer to Community Services Committee. Development Services Division recommended acceptance of a deed of dedication for a 40-foot-wide strip of land known as Tract F on the east side of Springbrook Creek for trail purposes to fulfill a requirement of the Oakesdale Commerce Center-East Binding Site Plan (LUA-03-089). Council concur. Economic Development, Neighborhoods and Strategic Planning Department submitted 50% Notice of Intent to annex petition for the proposed Falk II Annexation and recommended a public hearing be set on 8/112005 to consider the petition and future zoning; 6.4 acres located in the vicinity of 102nd Ave. SE and S. 50th St. Council concur. t Hearing Examiner recommended approval, with conditions, of the RutledgelBent N. ose Preliminary Plat; ten single-family lots on 2.5 acres located at 990 Hoquiam Ave. NE (PP-05-017). Council concur. Utility Systems Division reported submittal of the appraisal perfonned for the vacation of a portion of NE 4th St., east of Rosario Ave. NE, and requested that Council accept the appraisal and waive compensation for the vacation area (V AC-04-006; City of Renton, petitioner). Refer to Planning and Development Committee. Transportation Systems Division recommended approval to accept a $150,000 grant from the Federal Aviation Administration to update the Airport Layout Plan component of the 1997 Airport Master Plan. Council concur. MOVED BY CORMAN, SECONDED BY LAW, COUNCIL APPROVE THE CONSENT AGENDA AS AMENDED TO INCLUDE ADDED ITEM 6.h., AND TO REMOVE ITEM 6.d. FOR SEPARATE CONSIDERATION. CARRIED. Economic Development, Neighborhoods and Strategic Planning Department submitted 10% Notice of Intent to annex petition for the proposed Querin II Annexation and recommended a public meeting be set on 8/1/2005 to consider the petition; 7.3 acres located in the vicinity of Hoquiam Ave. NE, SE 112th St., and SE 114th PI. Councilman Persson suggested that this item be held until the Committee of the Whole discusses the City's annexation policy. He stated that important policy decisions need to be made regarding annexations, and he does not want to accept annexations until the annexation policy issues are resolved. Responding to Council inquiry, Chief Administrative Officer Jay Covington confirmed that the Querin II Annexation is within the City's potential " .., l '{ OF RENTON COUNCIL AGENDi _ ~ILL I AI#: Submitting Data: For Agenda of: 7/18/2005 DeptiDi v /Board .. Hearing Examiner Staff Contact. ..... Fred J. Kaufman, ext. 6515 Agenda Status Consent. ............. Subject: Public Hearing .. Correspondence .. Rutledge/Bent Nose Preliminary Plat Ordinance ............. File No. LUA-05-017, 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 Rutledge/Bent Nose Preliminary Plat was published on June 2,.2005. The appeal period ended on June 16, 2005. The Examiner recommends approval of the proposed preliminary plat subject to the conditions outlim:d on page 6 of the Examiner's Report and Recommendation. Conditions placed on this project are to be met at later stages of the platting process. STAFF RECOMMENDATION: Council approval of the Rutledge/Bent Nose Preliminary Plat with conditions as outlined in the Examiner's Report and Recommendation. Rentonnetlagnbilll bh X Minutes APPLICANT: OWNER: CONTACT: LOCATION: SUMMARY OF REQUEST: SUMMARY OF ACTION: OFFICE OF THE HEARING EXAMINER CITY OF RENTON Scott Cameron Bent Nose LLC 4_102nd Avenue NE, #201 Bellevue, W A 98004 Karen N, Rutledge 990 Hoquiam Avenue N Renton, WA 98055 Darrell Offe Offe Engineers PLLC 13932 SE 159111 Place Renton, W A 98058 Rutledge/Bent Nose Preliminary Plat File No.: LUA 05-017, ECF, PP 990 Hoquiam A venue NE June 2, 2005 Approval for a ] O-Iot subdivision of a 2.5-acre site intended for detached single-family residences. Development Services Recommendation: Approve subject to conditions DEVELOPMENT SERVICES REPORT: The Development Services Report was received by the Examiner on May 10, 2005. PUBLIC HEARING: After reviewing the Development Services Report, examining available information on file with the application, field checking the property and surrounding area; the Examiner conducted a public hearing on the subject as fo])ows: MINUTES The/ollowing minutes are a summary o/the May 17, 2005 hearing. The legal record is recorded on CD. The hearing opened on Tuesday, May] 7,2005, at approximately 9:00 a.m. in the Council Chambers on the seventh floor of the Renton City Hall. Parties wishing to testify were affirmed by the Examiner. The following exhibits were entered into the record: Exhibit No.1: Yellow file containing the original Exhibit No.2: Neighborhood Detail Map application, proof of posting, proof of publication and other documentation pertinent to this request. Rutledge/Bent Nose Prelimina •. , /Iat File No.: LUA-05-017, ECF, PP June 2, 2005 Page 2 Exhibit NO'~ 3: Preliminary Plat Plan Exhibit No.5: Draina~e Control Plan Exhibit No.7: Environmental Review Committee Mitigation Measures Exhibit No.4: Tree Cutting and Land Clearing Plan Exhibit No.6: Zoning Map . 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. This plat is located in the eastern portion of the City of Renton, the site is square in shape with a panhandle extending westerly to Hoquiam Ave NE. The site is zoned Residential-8 and the Comprehensive Land Use Designation is Residential-Single Family. The applicant is proposing to subdivide a 2.5-acre site into 10 lots and one tract. The lots are intended for the eventual development of detached single-family homes. Access is proposed via the easterly extension ofNE 10lh Street stubbed to the east property line. Street improvements including curb, gutter, sidewalk, lighting and right-of-way dedication are required. The Environmental Review Committee issued a Determination of Non-Significance -Mitigated (DNS-M) with seven mitigation measures. No appeals were filed. The site does comply with the land lise, community design and environmental elements of the Comprehensive Plan Criteria. The proposed net density of 5.3 dwelling lInits per acre does comply with the land use requirements of the R-8 zone. A conceptual landscape plan will be required as a condition of plat approval. The applicant did ask for a modification in the half street improvements to reduce the 35 feet to 30 feet with the appropriate pavement width. This modification has been approved with two conditions. All lots meet the minimum lot size and do comply with the lot dimension requirements. Due to the changes in the zoning code in 2004, there is a requirement for all setbacks to be measured from public streets as well as private access easement. Looking closer to Lots 2 and 7, which contain the private access easements, the drawing does show a 5-foot setback from the easement, however the private access easement is included as defined in the yard requirements and so must be a IS-foot side yard setback from that easement for those two lots. The Examiner inquired if the hammerhead meets the requirements of the Fire Department or does it need a turnaround with the stubbed road at the north end of Lot 10. Ms. Fiala stated that until such time that NE 10lh Street is extended to the east, there is a requirement for a . temporary turnaround in Lots 9 and 10. - There is an existing single-family residence, barn and several other outbuildings on the site. Staffri!commends that a demolition permit be obtained and these buildings be removed or demolished prior to the recording of the final plat. A conceptual landscape plan will be prepared for all frontages along non-arterial streets (NE 10lh Street), a 5- foot landscape strip is required. A sign will be placed at the end ofNE 10lh Street informing new homeowners of the future road extension. , , Rutledge/Bent Nose Prelimin, __ Plat File No.: LUA-05-0 17, ECF, PP June 2, 2005 Page 3 A homeowner's association or maintenance agreement will be established for all common improvements including those relating to the private access easement, utility easements, and sensitive area tracts. Fire and Park Mitigation Fees have been imposed on the project. The site is located within the Renton School District and they have indicated that they would be able to handle the additional students. Regarding storm drainage, surface water and sanitary sewer, extensions will be required for the appropriate facilities along NE 10lh Street and Hoquiam Avenue NE. The water service is within Water District 90 and a Certificate of Water Availability has been provided. The site is subject to the Honey Creek Special Assessment District. Darrell Offe, Offe Engineers PLLC, 13932 SE 1591h Place, Renton, WA 98058 stated that they are in support of the staffs recommendations and proposals. What is proposed inthe Tree Cutting and Land Clearing Plan is the clearing that is necessary to provide the improvements for the project. Livestock and horses have used the property and the vegetation is very compacted and well grazed to the dirt. The trees are sporadic all over the property, there are some fairly good- sized trees. They will only be removing the trees necessary to provide the improvements. Some of the trees on Lots 9 and 10 are so far back that they will be left. The trees that are in the wetland buffer, the City Code allows forstonnwater treatment within the outer 50% of the buffer, the buffer being 25-feet, the water quality' component of stormwater wi II be installed ill that outer 12.5-feet. NE 10lh Street has a nice grade from Hoquiam to the east property line, about a 1-112% grade. Everything will drain to the east and to the south, this allows for the storm detention in the access easement and the water quality component ill the outer edge of the buffer. The Detention System will be in a vault under the driveway tract and out of that detention system will convey to a bioswale that will be located in the outer edge of the wetland buffer. Lots 3-6, 9 and 10 will have down~pout discharge since there are no impacts behind them or down stream that allow recharging of the wetlands. Lots 1-4 drainage will be collected in the ,jetention system and released through the bioswale. Regarding the Binder property to the west, it is his belief that they will have to install the improvements and that there is no latecomers means of recovering some of that cost for the road improvements, but if it is pcssible, they will apply for it. A sewer line will be installed along the property line to the north and will be extended all the way to the east for a development that is coming from the east. They will be asking for a latecomer for that sewer line. Larry Reymann, 1313 North 381h Street, Renton, W A 98056 stated that he is a park ambassador with King County for the May Creek Watershed. 'It appears to be a good plan, however he would like to see them restore as much as possible in Tract A the native vegetation especially if ir has been degraded by livestock. Kayren Kittrick, Development Services stated that this developer volunteered to use the 2004 Manual, which is considered more restrictive than the 1998 Manual. It has some better options for smaller projects such as this especially when there is a wetland involved to make sure that the water quality is correct and the wetland gets recharged. It has not been formally adopted by the City of Renton. The sign on the stub street is installed prior to recording of the final plat. However, there is no guarantee that anyone will read the sign when they are looking for a future home. Rutledge/Bent Nose Prelimina~J llat FileNo.: LUA-05-017, ECF, PP June 2, 2005 Page 4 The Examiner called for further testimony regarding this project. There was no one else wishing to speak, and no further comments from staff. The hearing closed at approximately 9:48 a.m. FINDINGS, CONCLUSIONS & RECOMMENDATION Having reviewed the record in this matter, the Examiner now makes and enters the following: FINDINGS: I. The applicant, Scott Cameron, Bent Nose LLC, filed a request for a ten lot Preliminary Plat. 2. The yellow file containing the staff report, the State Environmental Policy Act (SEPA) documentation and other pertinent materials was entered into the record as Exhibit # I. 3. The Environmental Review Committee (ERC), the City's responsible official issued a Oetelmination of Non Significance -Mitigated (ONS-M). 4. The subject proposal was reviewed by all departments with an interest in the matter. 5. The subject site is located at 990 Hoquiam Avenue NE. The subject site is located east of Hoquiam and basically south ofNE 10th Street. A narrow pipestem aligned with NE 10th Street runs east, connecting the main parcel with Hoquiam Avenue. 6. The map element of the Comprehensive Plan designates the area in which the subject site is located as suitable for the development of single-family uses, but does not mandate such development without consideration of other policies of the Plan. 7. The subject site is currently zoned R-8 (Single Family - 8 dwelling units/acre). 8. The subject site was annexed to the City with the adoption of Ordinance 4918 enacted in October 24, 2001. 9. The subject site is approximately 2.5 acres or 108,754 square feet. The parcel is generally rectangular and is approximately 315 feet wide (north to south) by approximately 330 feet deep. The subject site also has a long narrow pipestem that is approximately 300 feet long and 15 feet wide. The pipestem will be developed as a half street and provide access to the main parcel. 10. The site slopes downward toward the southeast with its greatest grade approaching 15 percent. There is a pond in the southeast corner of the site and Category 3 wetlands and a drainage course running along the southern third of the subject site. The applicant proposes creating a Native Growth Protection Area to preserve the wetland, its required 25-foot buffer, and the drainage channel. - II. Many of the trees on the subject site would be removed to allow development of roads, building pads and driveways. Trees would be retained in the Native Growth area with some exceptions for storm water detention. 12. The applicant proposes dividing the acreage into ten lots and a tract, Tract A, containing the natural areas. The lots would range in size from approximately 5,002 square feet to 8,093 square ieet. The lots would be arranged in two tiers with the northern tier, Proposed Lots 1,2 and 7 to 10, located along the , Rutledge/Bent Nose Prelimin.., Plat File No.: LUA-05-0 17, ECF,PP June 2,2005 Page 5 south side of a new public road, the extension, eastward, ofNE 10th Street. The second tier of lots, Proposed Lots 3,4,5 and 6, would be located between the first tier and the natural areas that are located along the south property line. 13. The northern tier of lots would take their access directly to NE 10th Street. The second tier would have access via a hammerhead, private street that intersects NE 10th between Proposed Lots 2 and 7. 14: Staff noted that Proposed Lots 2 and 7 would need to have appropriate setbacks defined to eliminate use of the easement areas in their respective side yards. 15. The density for the plat would be 5.3 dwelling units per acre after subtracting sensitive areas and roadways. 16. Access-to the plat will be over the pipestem that extends west to Hoquiam. A modification will allow the development of a narrower than usual half-street of 30 feet. A temporary turnaround will be required at the eastern end of this new roadway. The turnaround was not shown on the plans. 17. The subject site is located within the Renton School District. The project is expected to gene/ate approximately 4 or 5 school age children. These students would be spread 'across the grades and would be assigned on a space available basis. l8. The development wi II increase traffic by approximately 10 trips per unit or approximately 100 trips for the 10 single-family homes. Approximately ten percent of the trips, or approximately 10 additional peak hour trips will be generated in the morning and evening. 19. The site will drain toward the wetlands in the main and storm water will be treated and released to the swale and wetland: Lots 9 and 10 tend to drain to the north or northeast. The applicant will be using the new 2004 King County manual as a model for stormwater control. 20. Sewer service will be provided by the City. A line is available along Hoquiam that will serve the subject site. Its location will allow gravity service to the plat. 21. Water District 90 will provide domestic drinking water. A certificate of availability has been obtained showing water can be provided to new residents. CONCLUSIONS: 1. The proposed plat generally appears to serve the public use and interest. The subdivision will provide additional housing choices while preserving the natural areas located in the southern portion ()fthe site. The applicant will be preserving approximately one-third of the site that contains wetlands, wetland buffers and a drainage course. 2. The area where the plat would be developed is one where urban services are available or an area to which they can be extended. The development is compatible with the City'S Comprehensive Plan and Zoning. The development of the additional lots will also increase the tax base of the City. 3. The plat falls at the lower end of the range providing a density of 5.3 units. This is due to preservation of buffers and natural areas and somewhat larger lot sizes. Rutledge/Bent Nose preliri" ..• lat File No.: LUA-05-017, ECF, PP June 2, 2005 Page 6 • < 4. Main access will be provided over a new roadway extended easterly from Hoquiam Avenue NE. The roadway will be a half-street that will have to end in a temporary turnaround that will encroach on lots in the subject site. The plat should reflect this turnaround and appropriate language indicating that the turnaround will be required until NE 10th Street connects to and forms a through-link to another public street system east of the subject site. It appears that the private access to the interior lots is reasonable but the applicant will have to assure that lots meet lot area and setback requirements aside from the easement areas for Proposed Lots 2 and 7. 5. In conclusion, the City Council should approve the Preliminary Plat subject to the conditions noted below. RECOMMENDATION: The City Council should approve the Preliminary Plat for 10 lots subject to the following conditions: I. The applicant shall comply with the conditions imposed by the ERe. 2. The applicant shall obtain a demolition permit and complete all inspections and approvals for all buildings located on the propelty 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. 3. The applicant shall submit a conceptual landscape plan for the five-foot landscape strip as prepared by a registered landscape architect, or a certified nurseryman, or other similarly qualified professional to the Development Services Project Manager for review and approval 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. A sign shall be installed at the stub road, NE 10lh Street that informs residents that the road w0uld be extended to the east in the future and carry through-traffic. The sign shall be installed prior to recording of the final plat. 6. The applicant shall have to assure that lots meet lot area and setback requirements aside from the easement areas for Proposed Lots 2 and 7 setbacks. 7. The plat shall reflect the temporary turnaround at the eastern end ofNE 10th Street and the plat mylar shall contain appropriate language indicating that the turnaround will be required until NE 10th Street connects to and fonns a through-link to another pu~lic street system east of the subject site. ORDERED THIS 2nd day of June 2005. FRED J. KAUF N HEARING EXi\: INER ... , Rutledge/Bent Nose Prelimin,_ rlat File No.: LUA-05-017, ECF, PP June 2, 2005 Page 7 TRANSMITTED THIS 2nd day of June 2005 to the parties of record: Susan Fiala ] 055 S Grady Way Renton, W A 98055 Kayren Kittrick ]055 S Grady Way Renton, W A 98055 Karen N. Rutledge 990 Hoquiam Ave. N Renton, W A 98055 Darrell Offe Offe engineers PLLC ] 3932 SE 1591h PL Renton, WA 98058 TRANSMITTED THIS 2nd day of June 2005 to the following: Mayor Kathy Keolker-Wheeler Stan Engler, Fire Scott Cameron Bent Nose LLC 4-1 02ne Ave NE, #20] Bellevue, W A 98004 Larry Reymann 13 13 North 38th Street Renton, W A 98056 Jay Covington, Chief Administrative Officer Julia Medzegian, Council Liaison Larry Warren, City Attorney Larry Meckling, Building Official Planning Commission Transportation Division Gregg Zimmerman, PBPW Administrator Alex Pietsch, Economic Development Jennifer Henning, Development Services Stacy Tucker, Development Services Utilities Division Neil Watts, Development Services Janet Conklin, Development Services King County Journal Pursuant to Title IV, Chapter 8, Section 100Gofthe City's Code, request for reconsideration mu~t be filed in writing on or before 5:00 p.m., June 16,2005. 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 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] ]0, 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., June 16,2005. 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 of the request by the Court. Rutledge/Bent Nose Preliminc..,~ Plat File No.: LUA-05-017, ECF, PP June 2, 2005 Page 8 The Doctrine applies not only to the initial public hearing but to all requests for Reconsideration as well as Appeals to the City Council. , ' , t' . ..... ....... .. ~ ................ " " .. ~.~ .. : ......... ·-Z . . ~ : ! • ........... -....................... -~ ..................... ....l_ .............. ~ .............. -.. __ ........... -·········"-.. ~·····r ....... ...a ... = ... 8---.-..... . ! ""'---R-~8 ....... ·~··-············-·-· .. · .. t . , i . .-.4 .. I -~ ....•••...• --t . ....... -................................. , : ......... .f Rt-8~ : · · .......... ...., . I . :-.. ~ ••••• -! . ~ ... : ,~ ~ ..................... .. .. _._ ...... ; ,. ............ .. · · · :······1· ..... · . ... ····1 ~ · , · · .............. -r~~-r ••.. ~ ...... ... 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CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE-MITIGATED MITIGATION MEASURES APPLICATION NO(S): LUA05-017, ECF, PP PROJECT NAME: Rutledge/Bent Nose Preliminary Plat APPLICANT: Scott Cameron, Bent Nose, LLC LOCATION OF PROPOSAL: 990 Hoquiam Avenue NE · . I '. DESCRIPTION OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for a 10-lot subdivision of a 2.5 acre site. The site is zoned Residential - 8 dulac with a proposed density of 5.3 dulac. The lots range in size from 5,002 sq. ft. to 8,093 sq. ft. and are intended for detached single family residences. All existing buildings would be demolished. Access is proposed via the extension of NE 10th Street easterly from Hoquiam Ave. NE and a private access easement. A Category 3 wetland is on-site and would include a 25 ft. buffer. A seasonal drainage course crosses the south portion of the site. The applicant is requesting a modification to the street standards for a reduced half street right-of-way from 35 ft. to 30 ft. LEAD AGENCY: MITIGATION MEASURES: The City of Renton Department of Planning/Building/Public Works Development Planning Section 1. 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 Stormwater Management Manual. 2. The project shall be designed to be in compliance with the 1998 Level 2 King County Surface Water Design Manual for water quality treatment and detention. 3. 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 one existing residence. The fee shall be paid prior to the recording of the final plat. 4. 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 one eXisting residence. The fee shall be paid prior to the recording of the final plat. 5. The applicant shall pay the appropriate Parks Mitigation Fee based on $530.76 per new single-family lot. Credit to be given for one existing residence. The fee shall be paid prior to the recording of the final plat. 6. 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 wetland and 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. 7. After the development of roadway and utility improvements, the applicant shall install permanent fencing (Le ..... split-rail fence or other approved barrier) and sign age, noting the critical area, along the entire edge of the wetland and 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. -- "",:"J' , Commitment No. 6326144-1 LEGAL DESCRIPTION SCHEDULE A CONTINUED The land referred to in this Commitment Is described 8S follows: The north 15 feet of the west half of the northeast quarter: of the southwest quarter of the northeast quarter; EXCEPT the west 30 feet thereof Deed to King County for road; and north 315 feet of the east half of the northeast quarter of the southwest quarter of the northeast quarter; ALL In Section 10, Township 23 North. Range 5 East. W.M .• in King County, Washington. ... _ ... L.. .. I :::E ~ SE 118th 5 -l~j~-~ I~=·~·----· st. .J~lLL.J::.lt ,_ ... --.--.--j '-----' " r----r====:, ~==::~I---··T-·--·····-··········-··-···-·.--·I ~ Q) .~!.: ~ ~ ~ ~ ;'l~-~:J .. ----~ c £ : --Rt-8 ~ ~ ~. -----_____ L. ____ .. _ ... __ ~~ SE ,--_12_1_st_S_t_, --J B--=-~ IS --[ t131 r-----' RM-F ; c~! ." ! i i: l--.M ... l rE ... _ .... M •• ! I IIR-l~ II ~ ZONING + ;R + PIBIPW TBCHNICAL SBllVICES Ii 12Il8I04 F6 .. 15 T23N R5E E 112 ----lien..... City lImft,J SI SE 124th : 6-1$0 "YO ~"'800 E6 10 T23N R5E E 1/2 _ 5310 ~IVTI/:,I J CO 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 2nd day of June 2005, affiant deposited via the United States Mail a sealed envelope(s) containing a decision or recommendation with postage prepaid, addressed to the parties of record in the below entitled application or petition. Signature: SUBSCRIBED AND SWORN to before me this ~ ~ay of T t.tvt e.. ,2005. Notary Public in and for the State of Washington Residing at~fI, e f/ ' therein. Rutledge/Bent Nose Preliminary Plat File No.: LUA 05-017, ECF, PP . The Decision or Recommendation contains a complete list of the Parties of Record. CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING ,~ , On the 10th day of May, 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: Karen Rutledge Owner Scott Cameron Applicant Darrell Offe Contact Angeline Anderson Party of Record ~ ~ .............. """,', (S. ignature of Sender),).1,/' -~ ... :, ~N KA4t:.!' •• ~ ~-~y ........... ~', :~~ .. ·;{SS'O,.';ii·· .. ~ "t STATE OF WASHINGTON ) ; .... o~ .. 'OTA.to. :.r\"'~ \ ) SS : :0 \' 'TJ.-!t\~ ~ ~ : ... ~ w: ~ COUNTY OF KING ) ~ <P \ PUBLIC f ': 'I. ;..\ . . ~ ... . r, -v -.. .".~! I. certify that I know or have satisfactory evidence that Stacy Tucker \ ~···?:?~:.~7 .. ···~ _: signed this instrument and acknowledged it to be his/her/their free and voluntary act fo~~~ .. ,,'" purposes mentioned in the instrument. \\\""................... . Notary (Print): ___ ~YMlifHI'I~IWm _______________ _ My appointment expires: MAAltVN ~MCHEFF MY APPOINTMENT EXPIRES 6-29.07 Rutledge/Bent Nose Preliminary Plat LUA05-017, PP, ECF 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: May 17, 2005 Rutledge/Bent Nose Preliminary Plat Karen N. Rutledge, 990 Hoquiam Ave. N., Renton, WA 98055 . Scott Cameron, Bent Nose LLC, 4-1 02nd Ave. NE #201, Bellevue, WA 98004 Darrell Offe, Offe Engineers PLLC, 13932 SE 159th PL, Renton, WA 98058 LUA-05-017, ECF, PP Project Manager: Susan Fiala, AICP The applicant is requesting Preliminary Plat approval for a 10-lot subdivision of a 2.5 acre site. The site is zoned Residential - 8 dulac with a proposed density of 5.3 dulac. The lots range in size from 5,002 sq. ft. to 8,093 sq. ft. and are intended for detached single family residences. Access is proposed via the extension of NE 10th Street easterly from Hoquiam Ave. NE and a private access easement. A Category 3 wetland is on-site and would include a 25 ft. buffer. A seasonal drainage course crosses the south portion of the site. The applicant requested a modification to the street standards for a reduced half street right-of-way from 35 ft. to 30 ft. 990 Hoquiam Avenue NE l_ ....... _ ... ___ ... ~ ......................... ~ . Q) , ............. ~-...... >. : i< ........ ~ ............ -"_ ............. , .-.. ~ ~ ..... -...... .1 st. ·····-R·i8 "-"-'_·""--'·'1· i ........ _.-........... ,-........... _ •.........• _. '\" r -_ ....... _ .. __ .....• _ ............ _....... ~ )J~:----,.-,-----. - City of Renton P/B/PW Deparlment RUTLEDGE/BENT NOSE PRELIMINARY PLA T Preliminary Reporl to the Hearing Examiner LUA·OS·017, ECF, PP PUBLIC HEARING DATE: MAY 17,2005 Page 20f 10 B. HEARING EXHIBITS: Exhibit 1: Exhibit 2: Exhibit 3: Exhibit 4: Exhibit 5: Exhibit 6: Exhibit 7: Project file ("yellow file") containing the application, reports, staff comments, and other material pertinent to the review of the proje~t. Neighborhood Detail Map (dated 02/15/2005) Preliminary Plat Plan (dated 03/24/2005) Tree Cutting and Land Clearing Plan (dated 03/24/2005) Drainage Control Plan (dated 03/24/2005) Zoning Map -Sheet E 6 East (dated 12/28/2004) ERC Mitigation Measures (dated 04/25/2005) C. GENERAL INFORMA TION: 1. 2. 3. 4. Owner of Record: Zoning Designation: Comprehensive Plan Land Use Designation: Existing Site Use: Karen N. Rutledge, 990 Hoquiam Ave. N., Renton, WA 98055 Residential -8 (R-8) Dwelling Units per Acre Residential Single Family (RSF) Single family residential, barn and outbuildings 5. Neighborhood Characteristics: 6. 7. 8. Access: Site Area: North: Undeveloped; R-8 zoning East: King County R-4 -Proposed Wedgewood Div. 3 Plat annexation; pre-zone to City of Renton R-4 South: Proposed Wedgewood Div. 1 (Lot 2 of Binder Short Plat); R-8 zone West: Single family residential (Lot 1 of Binder Short Plat); R-8 zone NE 10th Street 2.5 acres (108,754 square feet -gross area) Project Data: Area Comments Existing Building Area: New Building Area: Total Building Area: Not provided N/A N/A All structures to be removed/demolished N/A N/A D. HISTORICAUBACKGROUND: Action Annexation Comprehensive Plan Zoning Binder Short Plat - Street Dedication Restrictive Covenant HEX_Rutledge.doc Land Use File No. N/A N/A N/A LUA 03-052 Ordinance No.lRecording No. 4918 4919 4919 N/A #20040721000887 #20040721000888 Date 10/24/2001 10/24/2001 10/24/2001 07107/2003 07/21/2004 07/21/2004 City of Renton PIB/PW Department RUTLEDGE/BENT NOSE PRELIMINARY PLAT Preliminary Report to the Hearing Examiner LUA·05·017, ECF, PP PUBLIC HEARING DA TE: MA Y 17, 2005 Page 3 of 10 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 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 Single Family, objectives and policies. 2. Community Design Element: 3. Environmental Element: G. DEPARTMENT ANAL YSIS: 1. PROJECT DESCRIPTION/BACKGROUND HEX_Rutledge.doc The applicant is proposing to subdivide a 2.5 acre site into 10 lots and one tract. The preliminary plat contains one parcel. The lots are intended for the eventual development of detached single- family homes. The lots range in size from 5,002 square feet to 8,093 square feet. Access is proposed via the easterly extension of NE 10th Street stubbed to the east property line. Street improvements including curb, gutter, sidewalk, lighting and right-of-way dedication are required. The applicant has made a separate request for a modification to the street standards to reduce the half-street improvement from 35 ft. to 30 ft. to aid in the transition between existing and proposed road section. This modification has been reviewed administratively and approved with conditions. The applicant submitted several stUdies including: a geotechnical report, a wetland and stream report, 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 A). City of Renton P/B/PW Department RUTLEDGE/BENT NOSE PRELIMINARY PLA T Preliminary Report to the Hearing Examiner LUA-05-017, ECF, PP PUBLIC HEARING DATE: MAY 17,2005 Page 4 of 10 A regulated Category 3 wetland and a seasonal drainage course would be located within Tract A. The wetland would include a 25 foot buffer from its delineated edge. The site is zoned Residential - 8 (R-8) dwelling units per acre. The proposed net density is 5.3 dulac which is within the allowed range of 4 to 8 dulac. The Comprehensive Plan Land Use designation is Residential Single Family (RSF). 2. ENVIRONMENTAL REVIEW Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on April 25, 2005, the Environmental Review Committee issued a Determination of Non-Significance -Mitigated (DNS-M) for the Elmhurst Preliminary Plat. The DNS-M included seven (7) mitigation measures. A 14-day appeal period commenced on April 25, 2005 and ended on May 9, 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. 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 /I of the 2001 Stormwater Management Manual. 2. The project shall be designed to be in compliance with the 1998 Level 2 King County Surface Water Design Manual for water quality treatment and detention. 3. 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 one existing residence. The fee shall be paid prior to the recording of the final plat. 4. 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 one existing residence. The fee shall be paid prior to the recording of the final plat. 5. The applicant shall pay the appropriate Parks Mitigation Fee based on. $530. 76 per new single-family lot. Credit to be given for one existing residence. The fee shall be paid prior to the recording of the· final plat. 6. 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 wetland and 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. 7. 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, noting the critical area, along the entire edge of the wetland and 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 HEX_Rutiedge.doc 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. City of Renton PIBIPW Department RUTLEDGEIBENT NOSE PRELIMINARY PLAT Preliminary Report to the Hearing Examiner LUA-05-017, ECF, PP PUBLIC HEARING DATE: MA Y 17, 2005 Page 50f10 5. CONSISTENCY WITH PRELIMINARY PLAT CRITERIA: HEX_Rutledge. doc Approval of a plat is based upon several factors. The following preliminary plat criteria have been established to assist decision makers in the review of the subdivision: (a) Compliance with the Comprehensive Plan Designation. The subject site is designated Residential Single Family (RSF) on the Comprehensive Plan Land Use Map. The objective established by the RSF designation is to protect and enhance single family neighborhoods. The proposal is consistent with the RSF 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 Single Family Land Use, Community Design and the Environmental Elements: Land Use Element Objective LU-FF. Encourage re-investment and rehabilitation of existing housing, and development of new residential plats resulting in quality neighborhoods that: 1) Are planned at urban densities and implement Growth Management targets; 2) Promote expansion and use of public transportation; and 3) Make more efficient use of urban services and infrastructure. The project would add ten (10) new residential lots that would further Growth Management targets. PolicyLU-147. Net development densities should fall within a range of 4.0 to B.O dwelling units per net acre in Residential Single Family neighborhoods. The proposed project for ten lots would arrive at a net density of 5.3 dwelling units per net acre after the deductions which is within the allowable range of the R-8 zone. Policy LU-14B. A minimum lot size of 5,000 square feet should be allowed on in-fill parcels of less than an acre (43,560 sq. ft.) in single-family designations. Allow a reduction in lot size to 4,500 square feet on parcels greater than an acre to create an incentive for aggregation of land. The site is greater than one acre and all lots would be greater than 4,500 sq. ft. after the deduction of the private access easement for several lots. Policy LU-149. Lot size should exclude private sidewalks, easements, private road, and driveway easements, except alley easements. Lots 2, 4, 5, and 7 contain portions of the private access easement . The square footage of the easement has been deducted from the gross lot area to determine lot size complying with the R-8 zone. Objective CD-K: Site plans for new development projects for all uses, including residential subdivisions, should include landscape plans. A conceptual landscape plan will be made a condition of plat approval. See discussion under "Landscaping". Policy CD-45. Existing mature vegetation and distinctive trees should be retained and protected in developments. The applicant is proposing to retain several trees within the rear yard area. Policy CD-53. Landscape plans for proposed development projects should include public entryways, street rights-of-way, storm-water detention ponds, and all common areas. A conceptuarlandscape plan will be made a condition of plat approval. See discussions under "Landscaping". Policy CD-55. Maintenance programs should be required for landscaped areas in development projects, including entryways, street rights-of-way, storm-water retention/detention ponds, and common areas. The applicant will be required to maintain all common improvements as part creating a homeowners association or a maintenance agreement. Community Design Element Objective CD-A: The City's unique natural features, including land form, vegetation, lakeshore, river, creeks and streams, and wetlands should be protected and enhanced as opportunities arise. The wetland and creek would be protected within a open space/native growth protection area with the required 25 ft. buffer as stipulated in the ERC mitigation measures. City of Renton P/B/PW Department RUTLEDGE/BENT NOSE PRELIMINARY PLAT Preliminary Report to the Hearing Examiner LUA·OS·017, ECF, PP PUBLIC HEARING DATE: MAY 17,2005 Page 6 of 10 HEX_Rutiedge,doc Objective CD·D: New neighborhood development patterns should be consistent with Renton's established neighborhoods and have an interconnected road network. NE 10th Street is designated to connect to proposed development to the east of the subject plat and would be stubbed at the plat's east property line. 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 the fencing and signage of the drainage course within the wetland area including a 25 feet stream buffer. Objective EN·D: Preserve and protect wetlands for overall system functioning. The Category 3 wetland would include a 25 ft. buffer and be fenced and signed as stipulated by the ERC mitigation measures. Policy EN·B. Achieve no overall net loss of the City's remaining wetlands base. The on·site wetland would not be disturbed or filled as part of this plat. It would remain as existing and protected via a 25 ft. buffer located within a open space/native growth protection easement. Policy EN·11. Water level fluctuations in wetlands used as part of the storm water detention systems should be similar to the fluctuations under natural conditions. The utilization, maintenance, and storage capacity provided in existing wetlands should be encouraged. Surface water from Lots 1·8 would be directed to the existing wetland; thus addressing this policy. (b) Compliance with the Underlying Zoning Designation. The 2.5 • acre site (gross area) consists of one parcel designated Residential - 8 Dwelling Units per Acre (R-8) on the City of Renton Zoning Map. The proposed development allows for the future construction of up to 10 dwelling units along with associated plat improvements. DenSity -The allowed density range in the R-8 zone is a minimum of 4.0 to a maximum of 8.0 dwelling units per acre (dulac). Net density is calculated after the deduction' of sensitive areas, areas intended for public right-of-way and private easements from the gross acreage of the site, The property contains 7,113 sq. ft. of wetland, 14,405 sq. ft. of right-of-way and 4,252 sq. ft. of private access easement for a total deduction of 25,770 square feet from the gross site area. After the deduction of 25,770 square feet from the 108,754 gross square foot parcel (108,754 sq. ft. site -25,770 sq. ft. total deducted area = 82,984 net sq. ft. /1.91 net acres), the proposal would arrive at a net density of 5.3 dwelling units per acre (10 units I 1.91 acres = 5.25 du/ac).The proposed short plat complies with density requirements for the R-8 zoning designation. Lot Dimensions -The minimum lot width requires 50 feet for interior lots and 60 feet for corner lots and a lot depth of 65 feet. Lot widths proposed would range from 50 to 63 feet and lot depths are proposed to be from 100 to 153 feet. Lot sizes would be greater than the minimum of 4,500 square feet. All lots comply with the lot dimension requirements. Net lot areas are provided for lots which include the private access easement. The plat would create 10 lots and one tract with the followi ' ng sizes: Lot Area (square feet) Proposed Access 1 5,003 NE 10m St. 2 6,302 (5,176 net) NE 10m St. 3 6,271 Access Easement 4 5,811 (4,811 net) Access Easement 5 5,597 (4,597 net) Access Easement 6 5,913 Access Easement 7 6,302 (5,176 net) NE 10m St. 8 5,002 NE 10m St. 9 7,225 NE 10Ui St. 10 8,093 NE 10m St. Tract A 32,830 N/A City of Renton P/B/PW Department RUTLEDGE/BENT NOSE PRELIMINARY PLA T Preliminary Report to the Hearing Examiner LUA-05-017, ECF, PP PUBLIC HEARING DA TE: MA Y 17, 2005 Page 70t 10 HEX_Rutledge.doc Setbacks -The R-8 zone requires a minimum front and rear yard setbacks of 20 feet (15 feet front yard setback for primary structure and 20 feet for attached garages which access from the front yard street), side yard along a street of 15 feet and interior side yard .setbacks of 5 feet. All lots appear to comply with the setback requirements and would be verified at the time of individual building permit review. All lots appear to comply with these standards and compliance with these building standards would also be verified prior to the issuance of individual building permits. Building Standards -The R-8 zone permits one single-family residential structure per lot. Each of the proposed lots would support the construction of one detached residential unit. Accessory structures are permitted at a maximum number of two per lot at 720 square feet each, or one per lot at 1,000 square feet in size. Building height in the R-8 zone is limited to 2 stories and 30 feet for primary structures and 15 feet for detached accessory structures. Maximum building coverage is limited to 35% of the lot area or 2,500 square feet, whichever is greater, for lots over 5,000 square feet in size, and 50% for lots less than 5,000 square feet in size. The proposal's compliance with each of these building standards will be verified prior to the issuance of building permits for each individual structure. A single family residence 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. Landscaping -The R-8 zone requires off-site landscaping abutting non-arterial public streets (NE 10th St.). A five foot wide irrigated or drought resistant landscape strip must be installed and if there is additional undeveloped right-of-way in excess of five feet, this additional width must be landscaped. Additionally, a minimum of two trees of a City approved species with a minimum caliper of 1 Y2 inches per tree must be planted in the front yard or planting strip of every lot prior to fin'al building inspection. The proposal's compliance with this standard would be verified prior to the final building inspection. 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 was not included in the submittal for Preliminary Plats. Several of the general landscape requirements include: 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 preliminary plat including those related to: trees, soils, drainage, plants and berms as outlined in the landscaping regulations. 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 plat, staff recommends as a condition of plat approval that a conceptual landscape plan for the five foot landscape strip 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 for review and approval 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 access easements. As proposed, lots comply with arrangement and access requirements of the Subdivision Regulations. City of Renton PIBIPW Department RUTLEDGE/BENT NOSE PRELIMINARY PLA T Preliminary Report to the Hearing Examiner LUA-05-017, ECF, PP PUBLIC HEARING DATE: MA Y 17, 2005 Page 80f 10 HEX_Rutiedge.doc 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, 2 and 7 through 10 are oriented to NE 10th Street with a second tier to the south of these lots. Each of the proposed lots satisfies the minimum lot area and dimension requirements of the R-8 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. 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 not create any lots to be located at the intersection of public rights-of-way. (d) Reasonableness of Proposed Boundaries Access and Street Improvements: Access to the site is proposed via the extension of NE 10th St. to the east property line. A 26 ft. wide private access easement would serve new Lots 3 though 6. Street improvements for all public roads including curb, gutter, sidewalk and street lighting are required. Dedication of a minimum of 35 feet of right-of-way would be required fronting the site at NE 10th Street. However, the applicant has requested a modification to the street standards for a reduction of the 35 ft. half street improvement to 30 feet to aid in the transition between and to match existing and proposed road sections of NE 10th Street. The request was approved with two conditions administratively on April 12, 2005 and determined that 20 feet of pavement would match proposed development and provide the minimum requirement for emergency access. The conditions require "No Parking" signs on both sides of the street where the pavement width is less than 28 ft. and the street cross-section must include 20 ft. of pavement from the centerline of NE 10th St. and 5 ft. wide sidewalk adjacent to curb. NE 10th Street would at some future time be extended to the east of this plat. To inform new homeowners of this plat of the future road extension, staff recommends as a condition of plat approval that the applicant install a sign at the end of NE 10th Street that informs residents of the plat that the road would most likely be extended in the future and carry through-traffic. 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, sensitive area tracts, as a condition of preliminary plat approval. Topography and Wetlands: The site slopes gently to the southeast. The steepest slope is approximately 15 percent. Trees and bushes are present in the eastern and southern portions of the site with a pond in the southeast corner. A house, barn and woodshed exist on the site and would be removed to provide for the development. The remaining portion of the site is used as a pasture, enclosed with fencing. The soils are classified as Alderwood Gravelly Sandy Loam .. A regulated Category 3 wetland and a seasonal drainage course would be located within Tract A. The wetland would include a 25 foot buffer from its delineated edge. The south and east portions of the site consists of firs, maple, alder, cottonwood, and willow trees. The tree cutting and land clearing plan indicates that all vegetation from the plat would be removed except vegetation and trees located within Tract A, containing the stream/creek, wetland and associated buffers. The cleared land would accommodate the construction of homes, roads and utilities as depicted on the tree inventory plan. Relationship to Existing Uses: The subject site currently contains several buildings proposed to be removed and/or demolished. The parcels surrounding the site either contain single family residences or are undeveloped. To the north is the Lee Property, zoned R-8. To the south and City of Renton PIBIPW Department RUTLEDGE/BENT NOSE PRELIMINARY PLA T Preliminary Report to the Hearing Examiner LUA-05-01T, ECF, PP PUBLIC HEARING DATE: MAY 17.2005 Page 90f 10 HEX_Rutiedge.doc west is the Binder Short Plat (also Lot 2 is proposed as Wedgewood Plat Div. 1) for single family residences. To the east, the parcels are currently under the jurisdiction of King County and is undergoing the annexation process to the City of Renton and would be potentially be rezoned to City of Renton R-4. 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 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 ot'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 four or five additional students (0.44 x 10 = 4.4). The schools would include: Maplewood Heights 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: There are storm drainage facilities in Hoquiam Ave. NE and in NE 1 ath st. The project is in the Honey Creek drainage basin. Surface water from Lots 1 through a would be directed to the wetland and Lots 9 and 10 to the natural drainage to the east. The north boundary of Tract A is the 25 foot wetland buffer which is required to have permanent fencing and signage installed along its edge prior to recording of the final plat. This is a mitigation measure imposed by the Environmental Review Committee. The applicant is subject to the Surface Water SDC fees of $715.00 per new single family home. Water and Sanitarv Sewer Utilities: The proposed development is within the water service area of Water District 90 (WD 90). The applicant submitted a Certificate of Water Availability with the land use application. According to the document, the District's system can provide a minimum of 1,000 gpm of available fire flow per fire hydrant. New water service stubs to each lot must be installed. Existing and new hydrants are required to be retrofitted with Storz "quick disconnect" fittings. There is an existing a-inch sanitary sewer main in NE 10th St. at Hoquiam Ave. NE. This sewer main is approxirT;lately 20 feet deep and was installed by the Ernst plat. An a-inch sanitary sewer main is required to be extended from the existing main to the east and to the south in the new road to serve the lots of the subject plat. Separate side sewers stubs are required in each building lot. No dual side sewers are allowed. The site is subject to the Honey Creek Special Assessment District (SAD) and Sanitary Sewer System Development Charges (SDC). City of Renton PIBIPW Department RUTLEDGEIBENT NOSE PRELIMINARY PLA T PUBLIC HEARING DA TE: MA Y 17, 2005 H. RECOMMENDA TION: Preliminary Report to the Hearing Examiner LUA-05-017, ECF, PP Page100f10 Staff recommends approval of the Rutledge/Bent Nose Preliminary Plat, Project File No. LUA-05-017, 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. The applicant shall submit a conceptual landscape plan for the five ·foot landscape strip as prepared by a registered landscape architect, or a certified nurseryman, or other similarly qualified professional to the Development Services Project Manager for review and approval prior to recording of the final plat. 3. 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. 4. A sign shall be installed at the stub road, NE 10th St., that informs residents that the road would be extended to the east in the future and carry through-traffic. The sign shall be installed prior to recording of the final plat. EXPIRATION PERIODS: Preliminary Plats (PP): Five (5) years from final approval (signature) date. HEX_Rutledge.doc ~ ...... -...................... . . . ................................. -1 ................... 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SCALEINHET ~"" _c_u_ 8RI!lT' '1 Of' 2 : i i ~IRLJTLEDGE/BENT NOSE PLAT ; ~!: . !§ loe,..,···· . '·sENT NOSE. L~C· I'V ! i" i@I..;,;o-oo.r-,.. . ........ . iii! DRAINAGE CONTROL PLAN · ;. ~ : . ~ .. Rr 8 , I ...... t-........... _.- ...... L.... ... [~ I :E a::: i-... _ ......... _ ........... ~ ~ If.l SE 118th RM-F' ! ell I ····,1 I I II f--\ 1'""""'--"1 , , elL ZONING + ~ + PIBIFW TBCllNlCAL SBIlViCBS If 1212810+ D6 .. 3 T23N RSE E 112 Ij[ SE 112th PI. I '---1 [: ~ f-)(-J -j SE 113th I SE F6 .. 15 T23N RSE E 112 - - --Benton City Umitl E6 10 T23N R5E E 1/2 o.L .__ 5310 4I)NING MAP BO~ RESIDENTIAL ~ Resource Conservation ~ Residential dulac 8 Residential 4-dulac §] Residential 6 dulac ~ Residential Manufactured Homes I R-IO I Residential 10 dulac I R-14! Residential 14 dulac I RH-r! Residential Multi-Family IRM-T I Residential Multi-Family Traditional I RM-U I Residential Multi-Family Urban Center- MIXED USE CENIER ~ Center Village Iuc-NII Urban Center -North IUC-N21 Urban Center -North 2 CEEJ Center Downtown· ~ Commercial/Office/Residential COMMERCIAL ~ Commercial Arteria'- ~ Commercial Oftice- ~ Commercial Neighborhood INDUSTRIAL ~ Industrial -Heavy ~ lnduslrial -Medium o Industrial -Light <P) Publicly owned -----Renlon Cily Limits ----Adjacent City Umits _ Book Pages Boundary KROLL PAGE • May include Overlay Districts. See Appendix maps. F~r.additional regulations in Overlay Dist.r1cl9. please see RMC 4-3. PAGE# INDEX SEClrrOWNJRANGE Printed by Print & Mail Svcs, City of Renton CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE-MITIGATED MITIGATION MEASURES APPLICATION NO(S): LUA05-017, ECF, PP PROJECT NAME: Rutledge/Bent Nose Preliminary Plat APPLICANT: Scott Cameron, Bent Nose, LLC LOCATION OF PROPOSAL: 990Hoquiam Avenue NE DESCRIPTION OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for a 10-lot subdivision of a 2.5 acre site. The site is zoned Residential - 8 dulac with a proposed density of 5.3 dulac. The lots range in size from 5,002 sq. ft. to 8,093 sq. ft. and are intended for detached single family residences. All existing buildings would be demolished. Access is proposed via the extension of NE 10th Street easterly from Hoquiam Ave. NE and a private access easement. A Category 3 wetland is on-site and would include a 25 ft. buffer. A seasonal drainage course crosses the south portion of the site. The applicant is requesting a modification to the street standards for a reduced half street right-of-way from 35 ft. to 30 ft. LEAD AGENCY: MITIGATION MEASURES: The City of Renton Department of Planning/Building/Public Works Development Planning Section 1. 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. 2. The project shall be designed to be in compliance with the 1998 Level 2 King County Surface Water Design Manual for water quality treatment and detention. 3. 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 one existing residence. The fee shall be paid prior to the recording of the final plat. 4. 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 one existing residence. The fee shall be paid prior to the recording of the final plat. 5. The applicant shall pay the appropriate Parks Mitigation Fee based on $530.76 per new single-family lot. Credit to be given for one existing residence. The fee shall be paid prior to the recording of the final plat. 6. 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 wetland and 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. 7. After the development of roadway and utility improvements, the applicant shall install permanent fencing (Le. split-rail fence or other approved barrier) and signage, noting the critical area, along the entire edge of the wetland and 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. Gl/f15IT 7 '" >"; .":' " :',' " .:' . :,' 4i1~ .' . . ' .. ~.' .... .... ~.~~ .... . Kathy Keolker-W/leeier. Mayo~ .... May 10,2005 ". Darrell Ofte" .: Offe Engineers, P~LC . ·'13932 SE 159th Place Renton, WA '98058 . . ! '.' $UBJECT: RutiedgeiSent' Nose PreliminarY'Plat LUA05.;Ot7,pP,·ECF . Dear Mr.Offe: . .' . . . . ·.CITYOFRENTO·N ..... ' Planniilgl8uh~.tglPublicWorks·Depai1merit ... . . Gregg Zimmerman P.E.; Ad~inistr~tor .' "NotilPpeals were filedC>ntn~H~R()·~et~rmin~jiQn;·,~Jhi~;d~ci$iqnlsfin~l.and theapplicaril must . comply withaU'ERC Mitigation Measl.ire~;;. ,::::.~;:. .<. .... .. . .... . :. .... .'. .. C,~·/·i ·.,,:.:;;;;~;<~·/::':f.r;.{ . ...::, . ......... '.' .' , . A Hearing Examiner Public:Hear.ingha~ ;l:>ee~"sc!;lediJIed for -!\nay, 17,200~ at 9:00 AM, Council. . '. , . Chambers, Seventh Floor , Fienton:CitY;Hali/A,:P5S·,·'$94th Gr~dyWay,Rentqri. The'applicant or '.:. . .' . rep resentalive(s ) 'Of ttw . applicant: ~reJecfUired! tobs'presentafll1e pl.lblic :hearing .. A.' copy of the . }staffreport iseli"losedfor:your rev!eY':~' .. " ., .. Ii '.' " ........ ;. If Y9u :have~ny qWestiO.n~,pl~~s:e;,f¢elfr~~·to, po~t~ct:me':~t( 4?5)'430,"7382 .•. '. . 'f .... .' ~ .. , .' ". . . '..' :, '. . ..' , .' . . For,the EnVironm~ntaIRe~iewComri,ittee; ". ...., . . .... "':,' ... ::. '", . . "'. .: '. : Susan Fiala . .' Senior PI~.r'iri.er .' Enclosure cc: . Karen Rutiedge I Owner . . Scott Cameron I Applicant .' . . Ange'line Anderson/Party of~ecord ----'---1 O-S-S-S-ou-th-G-ra-dy-W-llY-' ·.-R--'e-nt-on-,...,..W-a-sh-in-g-to-n.,..-9-g-0S-S------·· ~ . <it) This paper contains 50% ~ material, 30~ post consumer AHEAD OF THE CURVE ','i,'- , '" ~ : STATE OF WASHINGTON, COUNTY OF KING } AFFIDA VIT OF PUBLICATION PUBLIC NOTICE Jody Barton, being first duly sworn on oath that she is a Legal Advertising Representative of the King County Journal a daily newspaper, which newspaper is a legal newspaper of general circulation and is now and has been for more than six months prior to the date of publication hereinafter referred to, published in the English language continuously as a daily newspaper in King County, Washington. The King County Journal has been approved as a Legal Newspaper by order of the Superior Court of the State of Washington for King County. The notice in the exact form annexed was published in regular issues of the King County Journal (and not in supplement form) which was regularly distributed to its subscribers during the below stated period. The annexed notice, a Public Notice was published on April 25,2005. The full amount of the fee charged for said foregoing publication is the sum of$1 . O. JodiBar~n""" Legal Advertising Representative, King County Journal Subscribed and sworn to me this 25th day of April, 2005. \\\\ \ \ \ \ 1Il//1 //11 .;:;;..'\\\ f>.. MEA 11111; " "'~ .......... G A(::' 'l~ '-0" •. '. 'T. ~/ .. ~ .. ~. \S510n t: ." . .A'\ /: .::::-I, .... $"~ -roO,.., -)' ~ .:::::-• 0 .... ". ..... ::: :'()'~OTARy"""~ ~ : -8-i -~~ %~\ PUBl\\' !~J ~-Y·.tft ~"A:..~ ~ ,,>. •••• ~}-' 2 200 •••• 0-~ ~ ~ o··· .. ·;····:~\~ ~ , 'lll; f: WAS p \\\' rom A Meagher 1111/1// \1\\\\\\ Notary Public for the Stale of Washington, Residing in Redmond, Washl~~~on P.O. Number: Cost of publishing this notice includes an affidavit surcharge. NOTICE OF ENVIRONMENTAL DETERMINATION ENVIRONMENTAL REVIEW COMMITIEE & 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. RutiedgelBent Nose Preliminary Plat LUA05-017, ECF,PP Location: 990 Hoquiam Avenue NE. The applicant is requesting Preliminary Plat approval for a 10- lot subdivision of a 2.5 acre site, zoned Residential - 8 dulac. Access is proposed via NE 10th Street. A Category 3 wetland is on-site and would include a 25 ft. buffer. A seasonal drainage course crosses the south portion of the site. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on May 9, 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 May 17, 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 arc invited to attend the public hearing. Published in the King County Journal April 25, 2005. #858943 ENVIRONMENTAL DETERMINATION & PUBLIC HEARING ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE -MITIGATED (DNS-M) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: RutlodgeIBont No.o Preliminary Plot PROJECT NUMBER: LUAOS-017, ECF, PP LOCATION: 990 Hoquiam Avenue NE DESCRIPTION: The eppllcont I. reque.tlng Environmental (SEPA) Revlow and Preliminary Plat approval for 8 10-rot subdivision or a 2.5 acre .'te. The .'te I. zoned Realdantlel .. 8 dulac with 8 propOlod den.,ty 01 5.3 dulac. The Iot8 range In size from &,002 sq. n. to 8,093 sq. It. and are Intended for detachod alngla family reeklenc ••. All exletlng buildings would be demolished. Acco •• I. propo8ed vi. the extension of NE 10th Streot e88tarty from Hoquiam Ava. NE and 8 private access aalemant. A Category 3 wetland I. on ... lta and would Include 8 25 ft. buffer. A seasonal drainage courl. cro •• e8 the south portion of the .'ta, The applicant Is requesting 8 modIfication to the atreet atandards for 8 reduced half atreet rlght-of .. way from 35 ft. to 30 ft. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITIEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. Appeals of the enVironmental determination mUlt ba flied In writing on or before 5:00 PM on May 9, 2005. Appeals mUlt be flied In writing together with the required $75.00 application tee with: Haarlng Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton MuniCipal Code Section 4-8--110.8. Additional Inrormatlon ragardlng tha appeal procell may be obtained from the Renton City Clork'. OIIIco, (425) 43D-8510. 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 MAY 17, 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 proJectNUMBER;when caHLng:forj,roper;fllaldentlflcatlon, , .. "",\\\\\ I _ ........ : ~N KA .. ~'III I ':-~L""."". '''I''~'', : -•• l '-, '\,: I I :'IfN _.,:~\sS ON i-.... ~ I~ : ----.' ~~. '-+-,o()" "<' ~ ___________________ ---____ ,1: /8 ~CtT.i\t9L '?~ ... -1\ ~ :' r \'1'.. ,. ~.. .....~ (/): ~ f. • ~ • ~ ~ ~ ~. UauC ... : ~'-V.'. . .. ~: CERTIFICATION " :.>-~ ••• 6'. ')9 01 •• • ... 0.: C\. ! \~~:'~·~~·S~~~~--: I, llie.rel jorc(4or-, hereby certify that 3 copies of the above docum~Ht"',,""' ... were posted by me in ~ conspicuous places or nearby the described property on ENVIRONMENTAL DETERMINATION & PUBLIC HEARING ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE -MITIGATED (DNS-M) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: Rutledge/Bent Nose Preliminary Plat PROJECT NUMBER: LUA05-017, ECF, PP LOCATION: 990 Hoquiam Avenue NE DESCRIPTION: The applicant Is requesting Environmental (SEPA) Review and Preliminary Plat approval for a 10-lot subdivision of a 2.5 acre site. The site Is zoned Residential -8 dulac with a proposed density of 5.3 dulac. The lots range In size from 5,002 sq. ft to 8,093 sq. ft. and are Intended for detached single family residences. All existing buildings would be demolished. Access Is proposed via the extension of NE 10th Street easterly from Hoquiam Ave. NE and a private access easement. A Category 3 wetland Is on-site and would Include a 25 ft. buffer. A seasonal drainage course crosses the south portion of the site. The applicant Is requesting a modification to the street standards for a reduced half street right-of-way from 35 ft. to 30 ft. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITIEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENvIRONMENT. Appeals of the environmental determination must be flied In writing on or before 5:00 PM on May 9, 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 Informatl.on 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 MAY 17, 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. .. - L r.::I t-t-~..,+ en SE 118th ._-........ --....... S1 c t ~ FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEVELOPMENT SERVICES DIVISION AT (425) 430-7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION Agencies See Attached Karen Rutledge Owner Scott Cameron Applicant Darrell Ofte . Contact Angeline Anderson Party of Record ~ ''''''''''''''''\''' , ......... -;.S'iM::IO "'1 (Signature of Sender): ..... ~ .... ~'V. ••••••••• ~; I, ~.r:O-,-:...=---rf---"'''--'-----'"'----------------_'#F'I'-e~ .... ~O-6~·9··· ... ~6-'i, : o:'Y·· '. '( ... I.. ,. • u' "i STATE OF WASHINGTON ) ; ~ / 0\isnd \ ~ ) SS ~ : _.-: ~ ~ : til ~ ("): .-COUNTY OF KING ) \ \, -{~V10 j,.: ~ i " \)0-'. 0'.... 'ff' .. '~ - " \Y~""'~ NO\S~.·· ~-.:-I certify that I know or have satisfactory evidence that Stacy Tucker ",. JYO ........ ~~ .... -- signed this instrument and acknowledged it to be his/her/their free and voluntary act for'h~W' purposes mentioned in the instrument. Dated: slo:Jlo 5' c:fn/JIJt./f} L-.-~ e.b.t?/ .. N~IiQtnd for the Sa~f Washington Notary (Print): ___ ....,MAnRm;ll.:mVNm,KAMCr'ImT"I"l:HEimlFI\"I'IF MI"WlII""II'I"'"---------- My appointment expires: MVAPPOINIMENI EXpiRES 6-29·07 Rutledge/Sent Nose Preliminary Plat LUA05-017, ECF; PP . " ': ... ', ; .. 'r~.: template -affidavit of service by mailing AGENCY (DOE) LETTER MAILING (ERe DETERMINATIONS) Dept. of Ecology • Environmental Review Section PO Box 47703 WDFW -Stewart Reinbold • c/o Department of Ecology 3190 160th Ave SE Bellevue, WA 98008 Muckleshoot Indian Tribe Fisheries Dept. • Attn: Karen Walter or SEPA Reviewer 39015 -172"d Avenue SE Olympia, WA 98504-7703 Auburn, WA 98092 WSDOT Northwest Region * Attn: Ramin Pazooki Duwamish Tribal Office • 4717W Marginal Way SW Seattle, WA 98106-1514 Muckleshoot Cultural Resources Program * Attn: Ms Melissa Calvert King Area Dev. Serv., MS-240 PO Box 330310 Seattle, WA 98133-9710 US Army Corp. of Engineers • Seattle District Office Attn: SEPA Reviewer PO Box C-3755 Seattle, WA 98124 Jamey Taylor· Depart. of Natural Resources PO Box 47015 Olympia, WA 98504-7015 KC Dev. & Environmental Servo Attn: SEPA Section 900 Oakesdale Ave. SW Renton, WA 98055-1219 Metro Transit Senior Environmental Planner Gary Kriedt 201 South Jackson Street KSC-TR-0431 Seattle, WA 98104-3856 Seattle Public Utilities Real Estate Services Title Examiner 700 Fifth Avenue, Suite 4900 PO Box 34018 Seattle, WA 98124-4018 KC Wastewater Treatment Division * Environmental Planning Supervisor Ms. Shirley Marroquin 201 S. Jackson ST, MS KSC-NR-050 Seattle, WA 98104-3855 City of Newcastle Attn: Mr. Micheal E. Nicholson Director of Community Development 13020 SE 72"d Place Newcastle, WA 98059 Puget Sound Energy Municipal Liason Manager Joe Jainga PO Box 90868, MS: XRD-01W Bellevue, WA 98009-0868 39015 172nd Avenue SE Auburn, WA 98092-9763 Office of Archaeology & Historic Preservation· Attn:. Stephanie Kramer PO Box 48343 Olympia, WA 98504-8343 City of Kent , " . Attn: Mr. Fred Satterslrom,' AicP' Acting Community DEW: :Director' .',. 220 Fourth Avenue South . Kent, WA 98032-5895 City of Tukwila Steve Lancaster, Responsible Official 6300 Southcenter Blvd. " I" Tukwila, WA 98188 , ,.' .. .* ; " \. '. . .'. .. ~ 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. :~. r~ template -affidavit of service by mailing l. """JlIKer-Wheeler, Mayor April 21, 2005 , " Darrell Ofta Ofte, Engineers, PL~C ' ,13932 SEt59th Place' , Renton, WA 98gS8 SUBJECT: Rutiedge/Bertt Nose Preliminary Plat LUA05-017,ECF, PP Dear Mr. Ofte: " , CITY )FRENTON Planning/BuildinglPublic Works Department Gregg Zimmerman P.E., Administrator This letter is written on behalf of the Environmental Review Committee (ERC) and is to advise you that they !:lave completed their review of the subject project. The ERCissued a threshold Determination of Non-Significa'nce-Mitigated with Mitigation Measur~s. Please refer to the enclosed Mitigation Measures . docum'ent.·' , ' , , "Appeals of. the environmental.det~ml'lin~tionmust be filed in writing, on or before 5:00 PM on' . May 9, 2005. Appeals must be filed in writing together wihthe' required $75.00 application fee with: Hearing Examiner, City ot.Renton, 1055 South GradyWay,:Rentoh,WA 98055. Appeals to the Examiner are governed by City of Rentori MunicipaICodeS.ection4-8~11 O.B. Additional information regarding the appeal process may be obtained from the Renton .City Glerk's:Oftice, (425) 430-651.0. ' . A Public Hearing will .be .held by theRentonHe~ririg Examiner in the Council Chambers on the.severith floor of CityHall, 1055 South Grady Way, Renton, Washington, on May 17, 2005 at 9:00 AM tocons'ider the Preliminary Plcit. The applic,ant or representative(s) of the applicantis required to b~ present at the .' ,public hearing. A copy of the. staff 'repor:t will. be mailed to you one Week before the hearing. Itthe E,nvironmental Determihationis appealed, the. appeal will be heard as part of this public hearing~ , The preceding iriformation wili assist you in:planning for implementation of your proje,ct and enable you to exercise 'your appeal rights more fully, if you choose tddo so. .If you have any questions or desire clarification of the above, please call me at (425) 430-7382. For the Environmental Review' Committee, .' ......• / .( /~ . Susan Fiala , Senior Planner cc: Karen Rutledge! Owner Scott Cameron, Bent Nose,LLC I Applicant Angeline Anderson I Party of Record Enclosure ' ~ ------I-O-55-S-o-u-th-G-r-'-ad-y-w-a~y---'-R-e-nt-on-,-W-a-sh-i-ng-to-n-9-8-0-55-----~-R EN T ON * This paper contains 50% re~ material, 30% post consumer AHEAD OF THE CURVE Kathy Keolker-Wheeler, Mayor April 21, 2005 Washington State Department of Ecology Environmental Review Section PO Box 47703 Olympia, WA98504-7703 CITY )F RENTON, PlaimingIBuildinglPublic Works Department Gregg Zimmerman P.E.,Adniinistrator , ,Subject: ' Environmental Determinations' Transmitted herewith is a copy oUhe Environmental Determination for the following project reviewed by the Environmental Review Committee (ERC) on April 19,2005: DETERMINATION OF NON-SIGNIFICANCE -MITIGATED PROJECT NAME: PROJECT NUMBER: LOCATION: DESCRIPTION: Rutledge/Bent Nose Preliminary Plat LUA05-017, ECF,PP 990 Ho.qu'iam Av~nue NE ' " The applicant is requesting Environmental (SEPA)' Review and p'relimiliary PI~t approval for a .10~lot subdivision of, a' 2.5 'acre ~ite., The site Is zl;nledResidential ~e~u/ac with a propo'sed density of 5.3 dulac. ,The lotsningein size from 5,002 scj~ft.tC)8,093sq. ft. and are intended for' ,detachedsingl~ farrtilyresidei'ices. AII'ex!s1ing buildings would be demolished.:"c~e$sis'proposed via the,.eXten~ion ofNE10th ~treet easterly 1rom Hoquiam Aye. NE lind a':privateaccesseasement. A CategorY:3wetraridIs on"site and would include a 25 ft. buffer ~ A seaspnal drainage' course "crosses the south portion of the site.' the applicant. is requesting a modification to the street standards foi' a reduced half street right~of-way from 35 ft. to 30 ft. ' " Appeals of the en\tironmental (jetermi"ation ,must be filed in writing on or before 5:00 PM on May 9, 2005. Appeals must be filed in writing together with the required $75.00 appli~ation' fee With:' ',Hearing Examiner, City of Renton, 1 05~ Sou~h Grady Way, Renton,WA 98055; 'Appeals to the Examiner • are governed by City of Renton Municipal C<;>de Section 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office; (425) 430-6510. ' If you ,have questions, please call me at (425) 430-7382. , :Z:~itt .. , . . Susan Fiala Senior, Planner cc: King County Wastewater Treatment Division . WDFW, Stewart Reinbold David F. Qietzman, Dep'artment of Natural Resou'rces W$DOT, Northwest Region Duwamish Tribal Office Karen Walter, Fisheries, Muckleshootlndian Tribe (Ordinance) Melissa Calvert, Muckleshoot Cultural Resources Program US Army Corp. of Engineers Stephanie Kramer, Office of Archaeology & Historic Preservation ~ .LE~n""CIlJIO<o:>JS'w'r"'i>---l-O-S-S-S-o-u-th-G-r-a-d-y-W-a-y---R-e-nt-o-n-, W-as-h-in-g-t-on-9-g0-S-S------.,.-R E N T ON * This paper contains 50% recycled material, 30% post consumer AHEAD OF THE CURVE Minutes APPLICANT: OWNER: CONTACT: LOCATION: SUMMARY OF REQUEST: SUMMARY OF ACTION: OFFICE OF THE HEARING EXAMINER CITY OF RENTON Scott Cameron Bent Nose LLC 4_102nd Avenue NE, #201 Bellevue, W A 98004 Karen N, Rutledge 990 Hoquiam Avenue N Renton, W A 980SS Darrell Offe Offe Engineers PLLC 13932 SE lS91h Place Renton, WA 980S8 Rutledge/Bent Nose Preliminary Plat File No.: LUA OS-017, ECF, PP 990 Hoquiam Avenue NE June 2, 200S Approval for a 1 O-lot subdivision of a 2.S-acre site intended for detached single-family residences. Development Services Recommendation: Approve subject to conditions DEVELOPMENT SERVICES REPORT: The Development Services Report was received by the Examiner on May 10, 200S. PUBLIC HEARING: After reviewing the Development Services Report, examining available information on file with the application, field checking the property and surrounding area; the Examiner conducted a public hearing on the subject as follows: MINUTES The following minutes are a summary of the May 17, 2005 hearing. The legal record is recorded on CD. The hearing opened on Tuesday, May 17, 200S, at approximately 9:00 a.m. in the Council Chambers on the seventh floor of the Renton City Hall. Parties wishing to testify were affirmed by the Examiner. The following exhibits were entered into the record:· Exhibit No.1: Yellow file containing the original Exhibit No.2: Neighborhood Detail Map application, proof of posting, proof of publication and other documentation pertinent to this request. Rutledge/Bent Nose Prelimimllj Plat File No.: LUA-05-017, ECF, PP June 2, 2005 Page 2 Exhibit No.3: Preliminary Plat Plan Exhibit No.5: Drainage Control Plan Exhibit No.7: Environmental Review Committee Mitigation Measures Exhibit No.4: Tree Cutting and Land Clearing Plan Exhibit No.6: Zoning Map 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. This plat is located in the eastern portion of the City of Renton, the site is square in shape with a panhandle extending westerly to Hoquiam Ave NE. The site is zoned Residential-8 and the Comprehensive Land Use Designation is Residential-Single Family. The applicant is proposing to subdivide a 2.5-acre site into 10 lots and one tract. The lots are intended for the eventual development of detached single-family homes. Access is proposed via the easterly extension ofNE 10th Street stubbed to the east property line. Street improvements including curb, gutter, sidewalk, lighting and right-of-way dedication are required. " . The Environmental Review Committee issued a Determination of Non-Significance -Mitigated (DNS-M) with seven mitigation measures. No appeals were filed. The site does comply with the land use, community design and environmental elements of the Comprehensive Plan Criteria. The proposed net density of 5.3 dwelling units per acre does comply with the land use requirements of the R-8 zone. A conceptual landscape plan will be required as a condition of plat approval. The applicant did ask for a modification in the half street improvements to reduce the 35 feet to 30 feet with the appropriate pavement width. This modification has been approved with two conditions. All lots meet the minimum lot size and do comply with the lot dimension requirements. Due to the changes in the zoning code in 2004, there is a requirement for all setbacks to be measured from public streets as well as private access easement. Looking closer to Lots 2 and 7, which contain the private access easements, the drawing does show a 5-foot setback from the easement, however the private access easement is included as defined in the yard requirements and so must be a 15-foot side yard setback from that easement for those two lots. The Examiner inquired if the hammerhead meets the requirements of the Fire Department or does it need a . turnaround with the stubbed road at the north end of Lot 10. Ms. Fiala stated that until such time that NE 10th Street is extended to the east, there is a requirement for a temporary turnaround in Lots 9 and 10. There is an existing single-family residence, barn and several other outbuildings on the site. Staffr~commends that a demolition permit be obtained and these buildings be removed or demolished prior to the recording of the final plat. A conceptual landscape plan will be prepared for all frontages along non-alierial streets (NE 10th Street), a 5- foot landscape strip is required. A sign will be placed at the end ofNE lOlh Street informing new homeowners of the future road extension. Rutledge/Bent Nose Preliminary Plat File No.: LUA-05-0 17, ECF, PP June 2, 2005 Page 3 A homeowner's association or maintenance agreement will be established for all common improvements including those relating to the private access easement, utility easements, and sensitive area tracts. Fire and Park Mitigation Fees have been imposed on the project. The site is located within the Renton School District and they have indicated that they would be able to handle the additional students. Regarding storm drainage, surface water and sanitary sewer, extensions will be required for the appropriate facilities along NE 10lh Street and Hoquiam Avenue NE. The water service is within Water District 90 and a Certificate of Water Availabil ity has been provided. The site is subject to the Honey Creek Special Assessment District. Darrell Offe, Offe Engineers PLLC, 13932 SE 1591h Place, Renton, W A 98058 stated that they are in support of the staffs recommendations and proposals. What is proposed in the Tree Cutting and Land Clearing Plan is the clearing that is necessary to provide the improvements for the project. Livestock and horses have used the property and the vegetation is very compacted and well grazed to the dil1. The trees are sporadic all over the property, there are some fairly good- sized trees. They will only be removing the trees necessary to provide the improvements. Some of the trees on Lots 9 and 10 are so far back that they will be left. The trees that are in the wetland buffer, the City Code allows for stonnwater treatment within the outer 50% of the buffer, the buffer being 25-feet, the water quality component of stormwater will be installed in that outer l2.5-feet. NE 10th Street has a nice grade from Hoquiam to the east property line, about a 1-112% grade. Everything will drain to the east and to the south, this allows for the storm detention in the access easement and the water quality component in the outer edge of the buffer. The Detention System will be in a vault under the driveway tract and out of that detention system will convey to a bioswale that will be located in the outer edge of the wetland buffer. Lots 3-6, 9 and 10 wi II have downspout discharge since there are no impacts behind Hiem or down stream that allow recharging of the wetlands. Lots 1-4 drainage wi II be collected in the detention system and released through the bioswale. Regarding the Binder property to the west, it is his belief that they will have to install the improvements and that there is no latecomers m·eans of recovering some of that cost for the road improvements, but if it is pc ssible, they will apply for it. A sewer line will be installed along the property line to the north and will be extended all the way to the east for a development that is coming from the east. They will' be asking for a latecomer for that sewer line . . Larry Reymann, 13 13 North 381h Street, Renton, W A 98056 stated that he is a park ambassador with King . County for the May Creek Watershed. It appears to be a good plan, however he would like to see them restore as much as possible in Tract A the native vegetation especially ifit has been degraded by livestock. Kayren Kittrick, Development Services stated that this developer volunteered to use the 2004 Manual, which is considered more restrictive than the 1998 Manual. It has some better options for smaller projects such as this especially when there is a wetland involved to make sure that the water quality is correct and the wetland gets recharged. It has not been formally adopted by the City of Renton. The sign on the stub street is installed prior to recording of the final plat. However, there is no guarantee that anyone will read the sign when they are looking for a future home. Rutledge/Bent Nose Prelimin(:hj Plat File No.: LUA-05-017, ECF, PP June 2, 2005 Page 4 The Examiner called for further testimony regarding this project. There was no one else wishing to speak, and no further comments from staff. The hearing closed at approximately 9:48 a.m. FINDINGS, CONCLUSIONS & RECOMMENDATION Having reviewed the record in this matter, the Examiner now makes and enters the following: FINDINGS: 1. The applicant, Scott Cameron, Bent Nose LLC, filed a request for a ten 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 990 Hoquiam Avenue NE. The subject site is located east of Hoquiam and basically south ofNE 10th Street. A narrow pipestem aligned with NE 10th Street runs east, connecting the main parcel with Hoquiam Avenue. 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 uses, but does not mandate such development without consideration of other pol icies ofthe Plan. 7. The subject site is currently zoned R-8 (Single Family - 8 dwelling units/acre). 8. The subject site was annexed to the City with the adoption of Ordinance 4918 enacted in October 24, 2001. 9. The subject site is approximately 2.5 acres or 108,754 square feet. The parcel is generally rectangular and is approximately 315 feet wide (north to south) by approximately 330 feet deep. The subject site also has a long narrow pipestem that is approximately 300 feet long and 15 feet wide. The pipestem will be developed as a half street and provide access to the main parcel. 10. The site slopes downward toward the southeast with its greatest grade approaching 15 percent. There is a pond in the southeast corner ofthe site and Category 3 wetlands and a drainage course running along the southern third ofthe subject site. The applicant proposes creating a Native Growth Protection Area to preserve the wetland, its required 25-foot buffer, and the drainage channel. II. Many of the trees on the subject site would be removed to allow development of roads, building pads and driveways. Trees would be retained in the Native Growth area with some exceptions for storm water detention. 12. The applicant proposes dividing the acreage into ten lots and a tract, Tract A, containing the natural areas. The lots would range in size from approximately 5,002 square feet to 8,093 square ieet. The lots would be arranged in two tiers with the northern tier, Proposed Lots 1,2 and 7 to 10, located along the Rutledge/Bent Nose Preliminary Plat File No.: LUA-05-017, ECF, PP June 2, 2005 Page 5 , .'. south side of a new public road, the extension, eastward, ofNE 10th Street. The second tier of lots, Proposed Lots 3, 4, 5 and 6, would be located between the first tier and the natural areas that are located along the south propertyline. 13. The northern tier of lots would take their access directly to NE 10th Street. The second tier would have access via a hammerhead, private street that intersects NE 10th between Proposed Lots 2 and 7. 14. Staff noted that Proposed Lots 2 and 7 would need to have appropriate setbacks defined to eliminate use of the easement areas in their respective side yards. 15. The density for the plat would be 5.3 dwelling units per acre after subtracting sensitive areas and roadways. 16. Access to the plat will be over the pipestem that extends west to Hoquiam. A modification will allow the development of a narrower than usual half-street of 30 feet. A temporary turnaround will be required at the eastern end of this new roadway. The turnaround was not shown on the plans. 17. The subject site is located within the Renton School District. The project is expected to gene/ate approximately 4 or 5 school age children. These students would be spread across the grad(~s and would be assigned on a space available basis. ] 8. The development will increase traffic by approximately 10 trips per unit or approximately 100 trips for the 10 single-family homes. Approximately ten percent of the trips, or approximately 10 additional peak hour trips will be generated in the morning and evening. 19. The site will drain toward the wetlands in the main and storm water will be treated and released to the swale and wetland. Lots 9 and 10 tend to drain to the north or northeast. The applicant will be using the new 2004 King County manual as a model for stormwater control. 20. Sewer service will be provided by the City. A line is available along Hoquiam that will serve the subject site. Its location will allow gravity service to the plat. 21. Water District 90 will provide domestic drinking water. A certificate of availability has been obtained showing water can be provided to new residents. CONCLUSIONS: 1. The proposed plat generally appears to serve the public use and interest. The subdivision will provide additional housing choices while preserving the natural areas located in the southern portion ()fthe site. The applicant will be preserving approximately one-third of the site that contains wetlands, wetland buffers and a drainage course. 2. The area where the plat would be developed is one where urban services are available or an area to which they can be extended. The development is compatible with the City's Comprehensive Plan and Zoning. The development ofthe additional lots will also increase the tax base of the City. 3. The plat falls at the lower end of the range providing a density of 5.3 units. This is due to preservation of buffers and natural areas and somewhat larger lot sizes. Rutledge/Bent Nose Preliminh.j Plat File No.: LUA-05-0 17, ECF, PP June 2, 2005 Page 6 4. Main access will be provided over a new roadway extended easterly from Hoquiam Avenue NE. The roadway will be a half-street that will have to end in a temporary turnaround that will encroach on lots in the subject site. The plat should reflect this turnaround and appropriate language indicating that the turnaround will be required until NE 10th Street connects to and forms a through-link to another public street system east of the subject site. It appears that the private access to the interior lots is reasonable but the applicant will have to assure that lots meet lot area and setback requirements aside from the easement areas for Proposed Lots 2 and 7. 5. In conclusion, the City Council should approve the Preliminary Plat subject to the conditions noted below. RECOMMENDATION: The City Council should approve the Preliminary Plat for 10 lots subject to the following conditions: 1. The applicant shall comply with the conditions imposed by the ERC. 2. 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 ofthe Development Services Project Manager. 3. The applicant shall submit a conceptual landscape plan for the five-foot landscape strip as prepared by a registered landscape architect, or a certified nurseryman, or other similarly qualified professional to the Development Services Project Manager for review and approval 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. A sign shall be installed at the stub road, NE 10th Street that informs residents that the road wuuld be extended to the east in the future and carry through-traffic. The sign shall be installed prior to recording of the final plat. 6. The applicant shall have to assure that lots meet lot area and setback requirements aside from the easement areas for Proposed Lots 2 and 7 setbacks. 7. The plat shall reflect the temporary turnaround at the eastern end ofNE 10th Street and the plat mylar shall contain appropriate language indicating that the turnaround will be required until NE 10th Street connects to and forms a through-link to another public street system east of the subject site. ORDERED THIS 2nd day of June 2005. FRED J. KAUF N HEARING EXA: INER Rutledge/Bent Nose Preliminary Plat File No.: LUA-05-017, ECF, PP June 2, 2005 Page 7 TRANSMITTED THIS 2nd day of June 2005 to the parties of record: Susan Fiala 1055 S Grady Way Renton, W A 98055 Kayren Kittrick 1055 S Grady Way Renton, W A 98055 Karen N. Rutledge 990 Hoquiam Ave. N Renton, W A 98055 Darrell Offe Offe engineers PLLC 13932 SE 159th PL Renton, W A 98058 TRANSMITTED THIS 2nd day of June 2005 to the following: Mayor Kathy Keolker-Wheeler Stan Engler, Fire :'. Scott Cameron Bent Nose LLC 4-102ne Ave NE, #201 Bellevue, WA 98004 Larry Reymann 1313 North 38th Street Renton, W A 98056 Jay Covington, Chief Administrative Officer Julia Medzegian, Council Liaison Larry Warren, City Attorney Larry Meckling, Building Official Planning Commission Transportation Division Gregg Zimmerman, PBPW Administrator Alex Pietsch, Economic Development Jennifer Henning, Development Services Stacy Tucker, Development Services Utilities Division Neil Watts, Development Services Janet Conklin, Development Services King County Journal Pursuant to Title IV, Chapter 8, Section 1 OOGof the City's Code, request for reconsideration mu~t be filed in writing on or before 5:00 p.m., June 16,2005. 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 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., June 16,2005. 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 tile 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 ofthe City Council. All communications concerning the proposal must be made in public. This public communication permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence. Any violation of this doctrine would result in the invalidation of the request by the Court. Rutledge/Bent Nose Prelimina . ., Plat File No.: LUA-05-017, ECF, PP June 2, 2005 Page 8 The Doctrine applies not only to the initial public hearing but to all requests for Reconsideration as well as Appeals to the City Council. , . ~". .. .............. ~' ...................... ---.. ; ............ !;?; . . Q) .~.-........... -.. ~ ~ : ~: ... < ... ~~ · . · . · . . · . · . · . . : : . i : ···· .. ·· .. ·-··· .. ····.· .. · .... ·-·-~· ..................... 2 ...................... _ .. . . . : ... 8 .. ~"'--' .. . .. ............. . . ! ! . . ................................. . ........ " Rt-8~ ....... ...., . I :.--., ........... ..: ......... : ".-~ ................... . ·_·_·······i · · · · ,. ... 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'''''' ;. -q f J ~ RUTLEDGEIBENT NOSE PLAT Lj m~ -- '" I; ~ """~ CUTTING/LAND ClEARING PlAN BENT NOSE. LlC ~~-'-=.-==--.'-----.: ; ":------._- , , ." ~ ... .,. ____ .. 1..-.. , ::L ~ RM-F '\'.y ~ ZONING + SR + PIBIPW TJ!CHNlCAL SERVICES If lVf9 l2Il8IOof D6 -3 T23N R5E E 112 SE 117th SE 124th I E6 F6 -15 T23N R5E E 112 - - - -ReDloD City Umltp 10 T23N R5E E 1/2 _ 5310 CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE-MITIGATED MITIGATION MEASURES APPLICATION NO(S): LUA05-017, ECF, PP PROJECT NAME: Rutledge/Bent Nose Preliminary Plat APPLICANT: Scott Cameron, Bent Nose, LLC LOCATION OF PROPOSAL: 990 Hoquiam Avenue NE ~ . DESCRIPTION OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for a 10-lot subdivision of a 2.5 acre site. The site is zoned Residential -8 dulac with a proposed density of 5.3 dulac. The lots range in size from 5,002 sq. ft. to 8,093 sq. ft. and are intended for detached single family residences. All existing buildings would be demolished. Access is proposed via the extension of NE 10th Street easterly from Hoquiam Ave. NE and a private access easement. A Category 3 wetland is on-site and would include a 25 ft. buffer. A seasonal drainage course crosses the south portion of the site. The applicant is requesting a modification to the street standards for a reduced half street right-of-way from 35 ft. to 30 ft. LEAD AGENCY: MITIGATION MEASURES: The City of Renton Department of Planning/Building/Public Works Development Planning Section 1. 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. 2. The project shall be deSigned to be in compliance with the 1998 Level 2 King County Surface Water Design Manual for water quality treatment and detention. 3. 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 one existing residence. The fee shall be paid prior to the recording of the final plat. 4. 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 one existing residence. The fee shall be paid prior to the recording of the final plat. 5. The applicant shall pay the appropriate Parks Mitigation Fee based on $530.76 per new single-family lot. Credit to be given for one existing residence. The fee shall be paid prior to the recording of the final plat. 6. 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 wetland and 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. 7. 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, noting the critical area, along the entire edge of the wetland and 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. fX;/f15IT 7 CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) APPLICATION NO(S): LUA05-017, ECF, PP APPLICANT: Scott Cameron, Bent Nose, LLC PROJECT NAME: Rutledge/Bent Nose Preliminary Plat DESCRIPTION OF PROPOSAL: The applicant is requesting Environmental (SEPA)' Review and Preliminary Plat approval for a 10-lot subdivision of a 2.5 acre site. The site is zoned Residential -8 dulac with a proposed density of 5.3 dulac. The lots range in size from 5,002 sq. ft. to 8,093 sq. ft. and are intended for detached single family residences. All existing buildings would be demolished. Access is proposed via the extension of NE 10th Street easterly from Hoquiam Ave. NE and a private access easement. A Category 3 wetland is on-site and would include a 25 ft. buffer. A seasonal drainage course crosses the south portion of the site. The applicant is requesting a modification to the street standards for a reduced half street right-of-way from 35 ft. to 30 ft. LOCATION OF PROPOSAL: LEAD AGENCY: 990 Hoquiam 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 May 9, 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 4-8-11 O.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: April 25, 2005 April 19, 2005 DAT I; DATE DATE , CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE-MITIGATED MITIGATION MEASURES APPLICATION NO(S): LUA05-017, ECF, PP PROJECT NAME: Rutledge/Bent Nose Preliminary Plat APPLICANT: Scott Cameron, Bent Nose, LLC LOCATION OF PROPOSAL: 990 Hoquiam Avenue NE DESCRIPTION OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for a 10-lot subdivision of a 2.5 acre site. The site is zoned Residential - 8 dulac with a proposed density of 5.3 dulac. The lots range in size from 5,002 sq. ft. to 8,093 sq. ft. and are intended for detached single family residences. All existing buildings would be demolished. Access is proposed via the extension of NE 10th Street easterly from Hoquiam Ave. NE and a private access easement. A Category 3 wetland is on-site and would include a 25 ft. buffer. A seasonal drainage course crosses the south portion of the site. The applicant is requesting a modification to the street standards for a reduced half street right-of-way from 35 ft. to 30 ft. LEAD AGENCY: MITIGATION MEASURES: The City of Renton Department of Planning/Building/Public Works Development Planning Section 1. 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. 2. The project shall be designed to be in compliance with the 1998 Level 2 King County Surface Water Design Manual for water quality treatment and detention. 3. 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 one existing residence. The fee shall be paid prior to the recording of the final plat. 4. 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 one existing residence. The fee shall be paid prior to the recording of the final plat. 5. The applicant shall pay the appropriate Parks Mitigation Fee based on $530.76 per new single-family lot. Credit to be given for one existing residence. The fee shall be paid prior to the recording of the final plat. 6. 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 wetland and 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. 7. After the development of roadway and utility improvements, the applicant shall install permanent fencing (Le. split-rail fence or other approved barrier) and signage, noting the critical area, along the entire edge of the wetland and 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 ADVISORY NOTES APPLICATION NO(S): LUA05-017, ECF, PP PROJECT NAME: Rutledge/Bent Nose Preliminary Plat APPLICANT: Scott Cameron, Bent Nose, LLC LOCATION OF PROPOSAL: 990 Hoquiam Avenue NE DESCRIPTION OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for a 10-lot subdivision of a 2.5 acre site. The site is zoned Residential -8 dulac with a proposed density of 5.3 dulac. The lots range in size from 5,002 sq. ft. to 8,093 sq. ft. and, are intended for detached single family residences. All existing buildings would be demolished. Access is proposed via the extension of NE 10th Street easterly from Hoquiam Ave. NE and a private access easement. A Category 3 wetland is on-site and would include a 25 ft. buffer. A seasonal drainage course crosses the south portion of the site. The applicant is requesting a modification to the street standards for a reduced half street right-of-way from 35 ft. to 30 ft. 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. 2. New single-and multi-family construction activities are restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays is restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work is permitted on Sundays. 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. A full 90 ft. diameter cul-de-sac is required on NE 10th Street (temporary is required until the road connection to east is constructed), or connect through to 148th Avenue NE. 3. Street addresses shall be visible from a public street. 4. Street shall be posted "No Parking" per City Street Standards. Building , 1. Demolition permits are required. Plan Review -Surface Water/Storm Drainage 1. The Surface Water SOC fees of $715 per new single family house are required to be paid. These fees are collected at the time a construction permit is issued. Plan Review -Water 1. The project shall submit a Certificate of Water Availability from Water District 90 to confirm that the District can provide the required fire flow rate for the development as required. 2. Watermain improvement pI-shall be designed to City of Renton stan~ Js. The plans, even though it is in Water District 90, need to also be submitted to the City of Renton for review. 3. All plats are required by City code to provide a fire hydrant with a minimum fire flow requirement of 1,000 GPM within 300 feet of any proposed single-family structure. This distance is measured along a travel route. If the proposed single-family structures exceed 3,600 square feet, the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 feet of the structure. Additional fire hydrants will be required as a part of this project to meet this criteria. The fire hydrants must meet all current City of Renton standards. 4. A fire sprinkler system may be required for the houses--if so then a minimum 1" water meter is required for the individual lots as required by Fire Prevention. Plan Review -Sanitary Sewer 1. This project will be required to extend an 8-inch sanitary sewer main from the existing main at Hoquiam Ave NE and NE 10th St to the east and to the south in the new road to serve the new lots. 2. Individual sidesewers will be required to be installed to serve the new lots. Dual sidesewers will not be allowed. 3. This project is located in the Honey Creek Special Assessment District (SAD 8611) These fees are $250 plus interest per new unit and shall be paid prior to issuance of a construction permit and recordiilg of the plat. 4. System Development Charges (SOC) are $900 per new unit. These fees are collected at the time a construction permit is issued and prior to recording the plat. Plan Review -Street Improvements 1. Per City of Renton code, projects that are 5 to 20 units residential in size are required to provide full pavement width per standard with curb, gutter and sidewalk on the project side of NE 10th St and along Hoquiam Ave NE. . 2. The east curb line on Hoquiam Ave NE abutting this plat shall be located 18 feet from the right-of-way centerline to provide for an ultimate roadway face of curb to face of curb width of 36 feet. . 3. NE 10th St shall have 30 feet of right~of-way, 20 feet of pavement and 5 feet of sidewalk adjacent to curb with no parking on both sides. 4. NE 10th St will be required to provide a temporary turn around until· such time as NE 10th St is extended to the east by proposed development. 5. All lot corners at intersections of dedicated public rights-of-way shall have a minimum radius of fifteen feet. The minimum inside turning radii is 25 feet. 6. Private streets are allowed for access to six or less lots, with no more than four of the lots not abutting a public right-of-way. Such private streets shall consist of a minimum of a twenty-six foot easement with a twenty-foot pavement width. 7. Street lights will be required to be installed by this project along the full frontage of the parcel being developed and in the new plat. All street lights shall be designed and installed per City of Renton standards and specifications. Private street lighting systems are not allowed. 8. All new electrical, phone and cable services and lines must be undergrounded. The construction of these franchise utilities must be inspected and approved by a City of Renton public works inspector prior to recording the plat. Plan Review -General 1. All plans shall conform to the Renton Drafting Standards. Property Services 1. Comments attached. 2 To: Gregg Zimmerman, Planning/Building/Public Works Administrator Dennis Culp, Community Services Administrator Lee Wheeler, Fire Chief From: Jennifer Henning, Development Planning . Rutledge/Bent Nose Plat . (Fiala) LUA05-017, PP, ECF The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for a 10-lot subdivision of a 2.5 acre site. The site is zoned Residential - 8 dulac with a proposed density of 5.3 dulac. The lots range in size from 5,002 sq. ft. to 8,093 sq. ft. and are intended for detached single family residences. All existing buildings would be demolished. Access is proposed via the extension of NE 10th Street easterly from Hoquiam Ave. NE arid a private access easement. A Category 3 wetland is on-site and would include a 25 ft. buffer. A seasonal drainage coLirse crosses the south portion of the site. The applicant is requesting a modification to the street standards for a reduced half street right-of-way from 35 ft. to 30 ft. cc: K. Keolker-Wheeler, Mayor J. Covington, Chief Administrative Officer A. Pietsch, EDNSP Administrator ® B. Wolters, EDNSP Director ® J. Gray, Fire Prevention N. Watts, P/B/PW Development Services Director ® F. Kaufman, Hearing Examiner S. Engler, Fire Prevention ® J. Medzegian, Council S. Meyer, P/B/PW Transportation Systems Director R. Lind, Economic Development L. Warren, City Attorney ® STAFF REPORT A. BACKGROUND ERC MEETING DATE Project Name: Owner: Applicant: Contact: File Number: Project Description: Project Location: Exist. Bldg. Area gsf: Site Area: RECOMMENDA TION: .. ' City of Renton Department of Planning / Building / Public Works ENVIRONMENTAL REVIEW COMMITTEE April 19, 2005 Rutledge/Bent Nose Preliminary Plat Karen N. Rutledge, 990 Hoquiam Ave. N., Renton, WA 98055 Scott Cameron, Bent Nose LLC, 4_102nd Ave. NE #201, Bellevue, WA 98004 Darrell Offe, Offe Engineers PLLC, 13932 SE 159th PL, Renton, WA 98058 LUA-05-017, ECF, PP Project Manager: Susan Fiala, AICP The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for a 10-lot subdivision of a 2.5 acre site. The site is zoned Residential - 8 dulac with a proposed density of 5.3 dulac. The lots range in size from 5,002 sq. ft. to 8,093 sq. ft. and are intended for detached single family residences. All existing buildings would be demolished. Access is proposed via the extension of NE 10th Street easterly from Hoquiam Ave. NE and a private access easement. A Category 3 wetland is on-site and would include a 25 ft. buffer. A seasonal drainage course crosses the south portion of the site. The applicant is requesting a modification to the street standards for a. reduced half street right-of-way from 35 ft. to 30 ft. . Continued on next page 990 Hoquiam Avenue NE All to be removed/demolished Proposed New Bldg. Area: N/A 2.5 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). l ~l'---·-·-· ........ -. l .----~ ~u J:£l (I) SE 118th i :=t:rl'~_ St. ! ! ... Rt-8 ~ ............ L ......... i 1 Project Location Map ___ Sw. ___ t2.tQJ_QJ __ "_-'--___ ,. .. ~ SI ( . . ... ...c ~ C LC .... City of Renton PIBIPW Deparlment Env' 7lental Review Committee Staff Reporl RUTLEDGE/BENT NOSE PRELIMINJ. PLAT LUA-05-017, ECF, PP REPORT OF APRIL 19, 2005 Page 2 of 7 Project description continued: The preliminary plat contains one (1) parcel proposed to be subdivided into 10 lots and one tract. The proposal is for the eventual construction of detached single-family residences. The lots range in size from 5,002 square feet to 8,093 square feet. Access is proposed via half-street improvements to NE 10th Street, extending east from Hoquiam Ave. NE and a private access easement. Street improvements including curb, gutter, sidewalk, lighting and rights-of-way dedication are required. The applicant has made a separate request for a modification to the street standards to reduce the half- street right-of-way from 35 to 30 feet for administrative review. A regulated Category 3 wetland and a seasonal drainage course would be located within Tract A. The wetland would include a 25 foot buffer from its delineated edge. The applicant submitted several studies including: a geotechnical report, a wetland and stream report, 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 Tract A. The site is zoned Residential - 8 (R-8) dwelling units per acre. The R-8 zone allows residential densities that range from a minimum of 4.0 du/ac to a maximum of 8.0 du/ac. The proposed plat would arrive at a net density of 5.3 du/ac after the deduction of public right-of-way, private access easements and critical areas (creek and wetland) from the gross acreage. The Comprehensive Plan designates the site as Residential Single Family (RSF). . B. RECOMMENDA TlON Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials make the following Environmental Determination: DETERMINATION OF NON-SIGNIFICANCE Issue DNS with 14 da A eal Period. Issue DNS with 15 day Comment Period . with Concurrent 14 day Appeal Period. C. MiTIGA TION 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. 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. 2. The project shall be designed to be in compliance with the 1998 Level 2 King County Surface Water Design Manual for water quality treatment and detention. 3. 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 one existing residence. The fee shall be paid prior to the recording of the final plat. 4. 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 one existing residence. The fee shall be paid prior to the recording of the final plat. 5. The applicant shall pay the appropriate Parks Mitigation Fee based on $530.76 per new single-family lot. Credit to be given for one existing residence. The fee shall be paid prior to the recording of the final plat. 6. 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 wetland and 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. 7. After the development of roadway and utility improvements, the applicant shall install permanent fencing (Le. split- rail fence or other approved barrier) and sign age, noting the critical area, along the entire edge of the wetland and 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. ERe _RutledgePP .doc City of Renton P/B/PW Department RUTLEDGE/BENT NOSE PRELIMINA PLAT REPORT OF APRIL 19, 2005 Advisory Notes to Applicant: Envi " 71enta/ Review Committee Staff Report LUA-05-017, ECF, PP Page 30f7 The following notes are supplemental information provided in conjunction with the environmental determination. Because these notes are provided as information only, they are not subject to the appeal process for environmental determinations. Planning 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. The Development Services Division reserves the right to rescind the approved extended haul hours at any time if complaints are received. 2. New single-and multi-family construction activities are restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays is restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work is permitted on Sundays. 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. A full 90 ft. diameter cul-de-sac is required on NE 10th Street (temporary is required until the road connection to east is constructed), or connect through to 148th Avenue NE. 3. Street addresses shall be visible from a public street. 4. Street shall be posted "No Parking" per City Street Standards. Building 1. Demolition permits are required. Plan Review -Surface Water/Storm Drainage 1. The Surface Water SDC fees of $715 per new single family house are required to be paid. These fees are collected at the time a construction permit is issued. Plan Review -Water 1. The project shall submit a Certificate of Water Availability from Water District 90 to confirm that the District can provide the required fire flow rate for the development as required. . 2. Watermain improvement plans shall be designed to City of Renton standards. The plans, even though it is in Water District 90, need to also be submitted to the City of Renton for review. 3. All plats are required by City code to provide a fire hydrant with a minimum fire flow requirement of 1,000 GPM within 300 feet of any proposed single-family structure. This distance is measured along a travel route. If the proposed single-family structures exceed 3,600 square feet, the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 feet of the structure. Additional fire hydrants will be required as a part of this project to meet this criteria. The fire hydrants must meet all current City of Renton standards. 4. A fire sprinkler system may be required for the houses--if so then a minimum 1" water meter is required for'the individual lots as required by Fire Prevention. Plan Review -Sanitary Sewer 1. This project will be required to extend an 8-inch sanitary sewer main from the existing main at Hoquiam Ave NE and NE 10th St to the east and to the south in the new road to serve the new lots. 2. Individual sidesewers will be required to be installed to serve the new lots. Dual sidesewers will not be allowed. 3. This project is located in the Honey Creek Special Assessment District (SAD 8611) These fees are $250 plus interest per new unit and shall be paid prior to issuance of a construction permit and recording of the plat. 4. System Development Charges (SDC) are $900 per new unit. These fees are collected at the time a construction permit is issued and prior to recording the plat. Plan Review -Street Improvements ' 1. Per City of Renton code, projects that are 5 to 20 units residential in size are required to provide full pavement width per standard with curb, gutter and sidewalk on the project side of NE 10th St and along Hoquiam Ave NE. 2. The east curb line on Hoquiam Ave NE abutting this plat shall be located 18 feet from the right-of-way centerline to provide for an ultimate roadway face of curb to face of curb width of 36 feet. . 3. NE 10th St shall have 30 feet of right-of-way, 20 feet of pavement and 5 feet of sidewalk adjacent to curb with no parking on both sides. 4. NE 10th St will be required to provide a temporary turn around until such time as NE 10th St is extended to the east by proposed development. 5. All lot corners at intersections of dedicated ublic ri hts-of-wa shall have a minimum radius of fifteen feet. The ERC_RutiedgePP.doc City of Renton P/B/PW Department En v! "Y/enta/ Review Committee Staff Report RUTLEDGE/BENT NOSE PRELIMINA. PLAT LUA-05-017, ECF, PP REPORT OF APRIL 19, 2005 Page 4 0'7 minimum inside turning radii is 25 feet. 6. Private streets are allowed for access to six or less lots, with no more than four of the lots not abutting a public right-of-way. Such private streets shall consist of a minimum of a twenty-six foot easement with a twenty-foot pavement width. 7. Street lights will be required to be installed by this project along the full frontage of the parcel being developed and in the new plat. All street lights shall be designed and installed per City of Renton standards and specifications. Private street lighting systems are not allowed. 8. All new electrical, phone and cable services and lines must be undergrounded. The construction of these franchise utilities must be inspected and approved by a City of Renton public works inspector prior to recording the plat. 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 March 3, 2005. The report provides information a'nd recommendations pertaining to general earthwork and design criteria for foundations, retaining walls, pavement, and detention vaults. The site slopes gently to the southeast. The steepest slope is approximately 15 percent. Trees and bushes are present in the eastern and southern portions of the site with a pond in the southeast corner. A house, barn and woodshed exist on the site and would be removed to provide for the development. The remaining portion of the site is used as a pasture, enclosed with fencing. The geotechnical report states that nine test pits were bored and indicate that the majority of the site is underlain with glacial till with one foot of topsoil. Glacial till was encountered to a maximum explored depth of nine feet below grade with cobbles and boulders in all test pits. The soils are classified as Alderwood Gravelly Sandy Loam by the USDA Soil Conservation Service. The applicant noted on the Environmental (SEPA) Checklist that approximately 400 cubic yards of imported fill is estimated for the road base and for general site grading. The south and east portions of the site consists of firs, maple, alder, cottonwood, and willow trees. The tree cutting and land clearing plan indicates that all vegetation from the plat would be removed except vegetation and trees located within Tract A, containing the stream/creek, wetland and associated buffers. 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 plan also indicates that clearing would not occur within the rear yards of new Lots 4 and 10. 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 the medium-dense to dense, native silty sands or on structural fill properly placed and compacted above these competent native soils. Groundwater seepage was not encountered at the test pits during the field work in February of 2005. The report states that if seepage is encoLintered in an excavation, it should be drained from the site by directing it through drainage ditches, perforated pipes, or French drains, or by pumping it from sumps interconnected by shallow connector trenches at the bottom of the excavation. 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. ERC_RutiedgePP.doc City of Renton PIBIPW Department En Vi ilental Review Committee Staff Report RUTLEDGE/BENT NOSE PRELIMINA PLAT· LUA-05-017, ECF, PP REPORT OF APRIL 1 g, 2005 Page 50'7 Mitigation Measures: • 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. Policy Nexus: SEPA Environmental Regulations, RMC 4-4-130 Tree Cutting and Land Clearing Regulations. 2. Surface Water Impacts: There are storm drainage facilities in Hoquiam Ave. NE and in NE 10th Street. This project is in the Honey Creek drainage basin. The applicant has submitted a Preliminary Technical Information Storm Drainage Report prepared by Offe Engineers, PLLC, dated February 14, 2005 with the land use application. The existing surface water runoff from the site primarily drains south into the wetland and drainage course then off site to the east to Honey Creek, approximately 700 feet to the east. The report continues to discuss the off-site runoff which indicates that Honey Creek runs in a northwesterly direction through several properties before the creek crosses 116th Ave.SE (King County) / NE 10th St. east of the northeast corner of the project. The creek crossing could not be identified due to heavy understory at both ends of the culvert. No overtopping of 116th was apparent at the time of the field visit. Honey Creek then continues northwest where it then runs underneath 142nd Ave. SE through a culvert. Honey Creek then continues easterly through private property, until it reaches Duvall Avenue NE, where a large diameter culvert collects the water, andconveys it beyond the shopping mall to the east. The on-site conveyance system is proposed to include curb, catch basins and a pipe network for surface water runoff collection from landscape, driveways, roadways and sidewalks. Roof downspouts would be connected via tight line to the conveyance system. A vault, sized at 7 x 20 x 110 feet, would be provided for water detention and water quality and would be located within the 26 ft. wide private access and utility easement, located between new Lots 2 and 7. A bio-swale is also proposed to be located within the 25 ft. wetland buffer, adjacent to new Lots 6, 9 and 10. 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 be designed to be in compliance with the 1998 Level 2 King County Surface Water Design Manual for water quality treatment and detention. 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 .arid fees to offset the impacts associated with the new development. The proposal to add 10 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 one existing residence. The fee is estimated at $4,392.00 (10 new lots - 1 existing residence x $488.00 = $4,392.00) 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 one existing residence. The fee shall be paid prior to the recording of the final plat. Policy Nexus: SEPA Environmental Regulations; Fire Mitigation Fee Resolution No. 2913, Ordinance4527. 4. Access/Transportation Impacts: Primary access to the site.is proposed via the easterly extension of NE 10th Street from Hoquiam Ave. NE. Half street improvements are required. The applicant requested a modification to the street standards to reduce the right-of-way from 35 to 30 feet. The request was approved with conditions on April 12, 2005 to allow a reduced right- Of-way and reduced pavement width; thus including 30 feet of right-of-way, 20 feet of pavement and 5 feet of sidewalk adjacent to the curb with no parking on either side. A 26 foot wide private access easement would provide access to new Lots 3 through 6. Until such time that NE 10th St. is extended to the east, beyond the subject property, a temporary turn around will be required. 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 ERC_RutiedgePP.doc City of Renton PIBIPW Deparlment En Vi TJental Review Committee Staff Reporl . RUTLEDGE/BENT NOSE PRELIMINA. PLAT LUA-05-017, ECF, PP REPORT OF APRIL 19, 2005 Page 60t7 per new single-family lot at a rate of 9.57 trips per lot home. Credit to be given for one existing residence. For the proposal, the Traffic Mitigation Fee is estimated at $6,459.75 (10 new lots - 1 existing = 9 lots x 9.57 trips = 86.13 trips x $75 per trip = $6,459.75). 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 one existing residence. 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. 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 lot would be required for the proposal. The fee is estimated at $4,776.84 (10 new lots -1 existing residence = 9 lots x $530.76 per lot = $4,776.84) 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 one existing residence. 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 report as prepared by Alder NW, dated January 23, 2005. The report indicated that a Category 3 regulated wetland is located on-site and a seasonal drainage course also exists on site. The wetland was delineated as 7,113 sq. ft. in area. The report states the wetland meets the Category 3 criteria because it is larger than 5,000 sq. ft. and has been disturbed by the creation of the ditch line draining through the wetland. Vegetation in the wetland area has been affected by the' use of the area as a horse pasture. The classification of the site is consistent with the wetland on the property to the west. A 25 foot buffer from the delineated wetland edge would be provided. 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. Stormwater management facilities, such as the bioswale, are permitted to be located within the buffer as it is an exempted activity. The creek/stream and buffer is proposed to be within Tract A (a native growth protection area) to protect the critical area. To ensure that the creek and wetland buffer remains undisturbed during construction and after site development, except for storm management facilities (bio-swale within buffer), staff recommends the following mitigation measures: • Install silt fencing with brightly colored construction flags to indicate the boundaries of the wetland and 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 wetland and stream/creek buffer to denote the critical area and prevent intrusion into the wetland area and buffers. Mitigation Measures: 1. During site preparation and construction of improvements and residences, the applicant shall instali silt fencing with brightly colored construction flags to indicate the boundaries of the wetland and 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. 2. After the development of roadway and utility improvements, the applicant shall install permanent fencing (Le. split- rail fence or other approved barrier) and signage noting the critical area along the entire edge of the wetland and 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. ERC_RutiedgePP.doc City of Renton PIB/PW Oeparlment En vi 7Iental Review Committee Staff Reporl RUTLEDGE/BENT NOSE PRELIM/N,. PLA T LUA-05-017, ECF, PP REPORT OF APRIL 19, 2005 Page 70(7 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 . ..L Copies of al/ Review Comments are contained in the Official File. Copies of al/ 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 May 9, 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. 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Cit,' Umit,l o 200 410 1~800 SE 113th S1 SE 117th SE 124th E6 10 T23N R5E E 1/2 5310 14;(>-m1 92 if ff:ni Ii)! 93:1 "~l:"f£~N R4E RESIDENTIAL ~ Resource Conservation ~ Residential 1 dulac ~ Residential 4 dulac ~ Residential 8 dulac ::::::::l! ~ Residential Manufactured Homes I R-10 I Residential 10 dulac I R-141 Residential 14 dulac I RH-rl Residential Multi-Family I RH-T I Residential Multi-Family Traditional !RM-U I Residential Multi-Family Urban Center· MIXED USE CENTER ~ Center Village lue-Ntl Urban Center -North IUC-N21 Urban Center -North 2 [2] Center Downtown* ~ Commercial/Office/Residential COMMERCIAl, ~ Commercia) Arterial- ~ Commercial Office· ~ Commercial Neigbborhood INDUSTRIAL ~ Industrial -Heavy o Industrial -Medium o Industrial -IJght (P) Publicly owned -----Renton City IJmits ----Adjacent City IJmits _ Book Pages Boundary KROLL PAGE • May include Overlay Districts. See Appendix maps. F~~. additional regulations in Overlay Distri,:ts. i please see RMC 4-3. PAGE# INDEX SECTITOWNIRANGE ~ ~ ',. Printed by Print & Mail Svcs, City of Renton DATE: TO: FROM: SUBJECT: CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS MEMORANDUM April 6, 2005 Susan Fiala . Sonja J. FesserJ>~'i Rutledge/Bent Nose Preliminary Plat, LUA-05-017, 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: Add the following to the indexing block (noted at the top center of the Site Plan drawing sheet): CITY OF RENTON, KING COUNTY, WASHINGTON. Also, add the pertinent quarter section to the beginning of said indexing information. Add a north arrow to the "VICINITY MAP" exhibit. 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-IO-0430, respectively, on the final plat drawing sheets. 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, and said number is unknown as of this date. A licensed surveyor will need to prepare and stamp, sign and date the final plat submittal. Complete City of Renton Monument Cards, with reference points of all new right-of-way monuments. Tie to the City of Renton Survey Control Network. The geometry will be checked by the city when the ties are provided. \H:\File Sys\LND· Land Subdivision & Surveying Records\LND·IO· Plnts\0430\RV050405.doc April 7, 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. All vested owners of the plat property need to sign the final plat document. Include notary blocks as needed. Include a dedication/certification block on the plat drawing. Indicate what has been, or is to be, set at the corners of the proposed lots. On the final plat submittal, remove all references to utility facilities, topog lines and other items not directly impacting the subdivision. Remove all references to building setback Jines. Setbacks will be determined at the time of issuance of building permits. Note encroachments on the final plat drawing. Note all easements, agreements and covenants of record on the final plat 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 will need to be noted on the plat drawing. Note whether the adjoining properties are platted (give plat name and lot number) or unplatted. Remove references to density and zoning information on the final plat drawing. If there is a Restrictive Covenants, Conditions & Restrictions document for this plat, then reference the same on the plat drawing and provide a space for the recording number thereof. Note that if there are restrictive covenants, agreements or easements to others (neighboring property owners, etc.) as pait of this subdivision, they can be recorded concurrently with the plat. The plat drawings and the associated document(s) are to be given to the Project Manager as a package. The plat document will be recorded first (with King County). The recording number(s) for the associated document(s) (Said documents recorded concurrently with, but following the plat) need to be referenced on the plat drawings. H:\File Sys\LND -Land Subdivision & Surveying Records\LND-IO -Plats\0430\RVOS040S.doc\cor April 7, 2005 Page 3 If there is to be a Homeowner's Association (HOA) for this plat, the following language concerning ownership of Tract 'A' (wetlands) applies to this plat and should be noted on the final plat drawing as follows: . Upon the recording of the plat, Tract' A' is hereby granted and conveyed to the Rutledge/Bent Nose Homeowners' Association (HOA) for a wetland. All necessary maintenance activities for said Tract will be the responsibility of the HOA. In the event that the HOA is dissolved or otherwise fails to meet its property tax obligations, as evidenced by nonpayment of property taxes for a period of eighteen . . (18) months, then each lot in this plat shall assume and have an equal and undivided ownership interest fn 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 10, 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 said Tract 'A' that is serving the plat, or reference a separate recording instrument detailing the same. Note on the drawing that the new, private access and utilities (?) easement (noted over Lots 2, 4. 5 and 7) is for the benefit of future owners of Lots 2 through 7, inclusive. Since the new lots created via this plat are under common ownership at the time of plat recording, there can be no new easement established until ownership of the lots is conveyed to others, together with and/or subject to specific easement rights. Add the following Declaration of Covenant language on the face of the subject plat drawing, !f. the previous paragraph applies: DECLARATION OF COVENANT: The owners of the land embraced within this plat, in returnfor the benefit to accrue from this subdivision, by signing hereon covenant and agree 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 & UTILITIES MAINTENANCE AGREEMENT" statement noted on the plat drawing. See the attachment. An updated Plat Certificate will be required for Council approval of the subject plat. Fee Review Comments: The Fee Review Sheet for the preliminary plat review is provided for your use and information. H:\File Sys\LND -Land Subdivision & Surveying Records\LND-JO -PJats\0430\RY050405.doc\cor Title for both of the following paragraphs: NEW PRIVATE pASEMENT FOR INGRESS, EGRESS & UTILITJES MAINTENANCE AGREEMENT Use the/allowing paragraph if there are two or more lots participating in the agreement: NOTE: NEW PRIVATE EXCLUSIVE EASEMENT FOR INGRESS, EGRESS AND UTILITJES 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 RESPONSIBILITY FOR MAINTENANCE OF THE PRIVATE ACCESS EASEMENT APPURTENANCES. THESE APPURTENANCES AND MAINTENANCE RESPONSIBILITIES INCLUDE THE REPAIR AND MAINTENANCE OF THE PRIVATE ACCESS ROAD, DRAINAGE PIPES, AND STORM WATER QUALITY AND/OR DETENTION FACILITJES 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 PA VING IN THE ACCESS EASEMENT IS PROHIBITED, UNLESS PAVEMENT WIDTH IS GREATER THAN 20 FEET. Use the/allowing 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 HAVE OWNERSHIP AND RESPONSIBILITY FOR MAINTENANCE OF THE PRIVATE ACCESS EASEMENT APPURTENANCES. THESE APPURTENANCES AND MAINTENANCE RESPONSIBILITJES INCLUDE THE REPAIR AND MAINTENANCE OF THE PRIVATE ACCESS ROAD, DRAINAGE PIPES, AND STORM WATER QUALITY AND/OR DETENTION FACILITJES WITHIN THIS EASEMENT, PRIVATE SIGN AGE, AND OTHER INFRASTRUCTURE NOT OWNED BY THE CITY OF RENTON OR OTHER UTILITY PROVIDERS. MAINTENANCE COSTS SHALL BE SHARED EQUALLY. PARKING ON THE PAVING IN THE ACCESS EASEMENT IS PROHIBITED, UNLESS PAVEMENT WIDTH IS GREATER THAN 20 FEET. PROPERTY SERV,..''':':''''SFEE REVIEW FOR SUBDIVISIONS r'" 1005 -_____ /G~--'-_ \ RECEIVED FROM ___ ---:-:----:--_ (date) JOB ADDRESS: 99e; ~~~ ~~ . ~ won 77..984-. NATURE OF WORK: _~._~u ~--,-__ RLJp JEt::l::it;::::; /aEl'~ _,E LND# 10 -04ao X' PRELIMINARY REVIEW 0 sUBDi SION BY L NG PLAT, ~ED M RE 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 ~ NEW KING CO. TAx ACCT .#(s) are required when assigned by King County. SUBJECT PROPERTY PARENT PIO# \02305-909G.- It is the intent of this development fee analysis to put the developer/owner on notice. that the fees quoted below may be applicable to the subject site upon development of the property. All quoted fees are potential charges that may be due and payable at the time the construction permit is issued to install the on-site and off-site improvements (i.e. underground utilities. street improvements. etc.) Triggering mechanisms for the SOC fees will be based on current City ordinances and determined by the applicable Utility Section. 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 I" II d I" d NOT' I d . I"'d I' ~ 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 Agreement (pvt) WATER -0- Latecomer Agreement (pvt) W ASTEW ATER -0- Latecomer Agreement (pvt) OTHER -0- / Special Assessment DistrictlW A TER /-0- ~OlJe:yCPE~ ~ Sa-II $ cSd.OO ><. UUITS 10 $2500.00 Special Assessment District/W ASTEW ATER Joint Use Agreement (METRO) - Local Improvement District * - Traffic Benefit Zones $75.00 PER TRIP, CALCULATED BY TRANSPORTATION - FUTURE OBLIGATIONS SYSTEM DEVELOPMENT CHARGE -WATER .. Estimated # OF UNITS I -Pd Prevo -Partially Pd (Ltd Exemption) .. Never Pd SQ. FTG. Single family residential $1,525/unit x - Mobile home dwelling unit $1220/unit in park Apartment, Condo $915/unit not in CD or COR zones x Commercial/industrial; $0.213/sq. ft. of property (not less than $1,525.00) x Boeing. by Special Agreement/Footprint of Bldg plus 15 ft perimeter (2,800 GPM threshold) SYSTEM DEVELOPMENT CHARGE - W ASTEW ATER" Estimated .. Pd Prevo .. Partially Pd (Ltd Exemption) .. Never Pd Single family residential $900/unit x 10 Mobile home dwelling unit $720/unit x Apartment, Condo $540/unit not in CD or COR zones x Commercial/industrial $0.126/sq. ft. of property x(not less than $900.00) SYSTEM DEVELOPMENT CHARGE -SURFACEWATER .. Estimated .. I'd Prevo .. Partially Pd (Ltd Exemption) .. Never Pd Single family residential and mobile home dwelling unit $715/unit x q All other properties $0.249/sq ft of new impervious area of property x (not less than $715.00) I PRELIMINARY TOTAL S~'!2'~A~~t0 ~~~5 - SDC FEE WA"tER S~Ic:e::£ 15 .1='\:=rOv. 'bIsr. CIc> $ .g.{ $q 00000 :JeD 485.00 17 Cf3S.00 I\) o o lJ1 .. *If subject property is within an LID, it is developers responsibility to check with the Finance Dept. for paid/un-paid status. Square footage figures are taken from the King County Assessor's map and are subject to change. Current City SDC fee charges apply to ___________________ _ EFFECTIVE January I, 2005 City of Renton Department of Planning / Building / Public V\l,'irks ENVIRONMENTAL & DEVELOPMENT,APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: APRIL 6,2005 DATE CIRCULATED: MARCH 23, 2005 APPLICANT: Scott Cameron PROJECT MANAGER: Susan Fiala PROJECT TITLE: Rutled elBent Nose Plat er SITE AREA: 2.5 acres BUILDING AREA ross: NIA LOCATION: 990 HOquiam Avenue NE I WORK ORDER NO: 77384 SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for a 10-lot subdivision of a 2.5 acre site. The site is zoned Residential - 8 dulac with a proposed density of 5.3 dulac. The lots range in size from 5,002 sq. ft. to 8,093 sq. ft. and are intended for detached single family residences. All existing buildings would be demolished. Access is proposed via the extension of NE 10th Street easterly from Hoquiam Ave. NE and a private access easement. A Category 3 wetland is on-site and would include a 25 ft. buffer. A seasonal drainage course crosses the south portion of the site. The applicant is requesting a modification to the street standards for a reduced half street right-of-way from 35 ft. to 30 ft. 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 Transf)ortation 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 additional information is needed to properly assess this proposal. Signature of Director or Authorized Representative Date "'~4~' " CITY. ':RENTON MIL ' -, Kathy Keolkcr-Wheeler, Mayor Planning/BuildinglPublicWorks Department ' , Gregg Zimmerman P~E., Administrator ' April 12, 2005 Scott Cameron Bent Nose, LLC '4.;.102nd Avenue NE, #210 Bellevue, WA98004 SUBJECT: Rutledge!Bent Nose Preliminary Plat (LUA 05-017) Request for Modiflcation -Street Width Reduction " , D~ar Mr. Cameron: , We have 'reviewed the proposed street modification request associated with the proposed 1O-10t ' single..;family resictential plaikilown as RutledgelBent Nose PP, located generally, east of the intersection of Hoquiam A venue NE fronting NE lOthStreet. The proposed modification , , requests'to allow the proposed new road width~o be reducedtoa niodified half-street improvement 'of 30 feet, rather than 35.feet, to aid in trarisitiont>etween and match existing and proposed road sections. The proposed cross~seCtion of the road within the 30-foot right of way is 24 feet of pavement and a five:;.foot (5') sIdewalk adjacent to rie'w verticalcut:b. ' Staff supports the 30:'foot right-of-way cledicationi but after reviewing other project proposals in the'vicinity;detenriined 20 feet of pavem¢nt'vouldmatch proposed d~velopment closer and provide the minimum requirement for eriiergencyacce~s:No parking would be allowed ori thIS section of NE 10th Street until the property toOthe north dedicates and develops the remaining portion of right-Of-way with additi<;>nal paverrtent providing a full, width of 32 feet, allowing two " " , (2) lanes of traffic and parking oil hoth sides. ' , , " The Street Modification request is approved with two (2) conditions. . .... .' '. '. . . , ' • City Code 4-6-050 (Street Standards) requires full street improvements for all adjacent rights-of- way for, within,anddedicated by a plat. There are also certain standards for width of dedication " for proposed streets t:O be added to the City grid: One of these is the 35-foot half-street , "improvement to provide 28 feet of pavement with parking only on the development side, 5-foot " (5') sidewalk and,curb, and streetlights. This allows full use of the street in normal manner until , such time as the remaining right~of·way is dedicated and improved by future development. The City can modify street improvements for new plats if there are practical ,difficulties in , 'carrying out the provisions of the Street Improvement Ordinance. The Modification Procedures ' as defined in Section 4-9-250D clearly states the criteria for approval by the department Administrator. In 'order for a modification to be approved, the department Administrator inust," " ... find that a special individual reason makes the strict letter of this Ordinance impractical, that " the modification is in conformity with the intent and purpose of this Ordinance, and that such modification: ------}-O-SS-S-=-o-u-th-G-r-ad-y-W-a-y-.--R-en-t-on-,--W--a--sh-:"in-g-to-n-9-S ..... 0-SS-------·~ * This paper contains 50% recycled material, 30% post consumer AHEAD OF THE CURVE' RutledgelBent Nose Modification April 12, 2005 Page 2 .,. (a) Will meet the objectives and safety, function, appearance, environmental protection, and. maintainability intended by this Ordinance, based upon sound engineering judgment; and . (b) Will not be injurious to other property(ies) 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 toothet properties in t~e vicinity." .' . :~ Meets objectives and safety,function:,.uue,to;lUlet·physi,c~l width· of the parcelat this location; . andthe constraints of eXistingstr~~t"I;?~~tion~:~ii'd othe~~p}5~~"s,ed devel9pments this plat is being required to connect to and between, staff~!~up1'6rts the m<:joifiGatjpn request. The intent of public . . , . ; ~ ,,,$<,:", '~c':'" "''''',, ",.,:".,;,,:, H":,"O::"",,'l-"'-,.'u, ~ '~'1 ..g '<.;~,.' : . and emergency access and p~"ae,~~riall,ru,neriities is rriet'~itlLtHe p;rqposal, as there is no reduction in }~e pavement width be~oi {f~e I~l1e"standards .. T~e prap,~~~~:~0<~\icr~ss-sectioll meets the . ffilmmum standards provl'iltng l\\'Oi(2) Ja1).e ;';a.ftlC''* e aG~esstan(J SIdewalks on the . . . ,.;,\. ':," "\' I·l<, '::<":"':';'*""'\'~ )." '~'~ development side~ if ;: .vdJ;;iW"'" ~. \~ '. 'f/ .d}, ;}', :i-. " ~ .'. ~i~.. . '. " Not in·unousor adversel :11m1Z7!Ecdad'" . :'''AdjacJnt~~bp~rties are notinjured nor . • '. :r:", • . ~ ): "!: ~ ?:~"'X?,; ;~'t,!J'<:::-,· . J.}(.: . ': • adversely vrtpactedas aU ~~dicat1qns ar¢l:frg~the\'fB¥,sposed'f!lat and ,~llow future extenSIOns and circulation as developh1enW~~cc~!~.\t\s~tl1e·la¥ge paic~ls t0tHe':ng~hQ~nd east develop, this . modification' allows the roa1:J~,t0D~,.#esiW1ed to.transitionj~i~~'Ja¢!mi,~'fmumof disruptions; • ",c, s:) ·ci,'·... . '....'.'F. '''''... ) .. ' . Conforms to the intent of the 'Golie:,fthejrtJent'of~pfoYi4ing~fofi,tlfe City street 'nefwork.is met with the dedica,tion and extensiofi1;~tNE r~~i~t,h~~t 1:Jorri\;R~au1~ Avenue·NE. Thenew.right- of -'way is directly across fi"omthe exi'sti~g:1'ffi"10th SJj;~t;west of Hoquiam forming an' .' . . • '".. • .• . :.t.~0."~i\j;;;'!~·:h.<~;"~i;:·~' ",. < • appropnate mtersectIOn. . .. Justified and required for use and situation intended: The zoning of this parcel is R;8, Single·' '. Family. The modifiCations as reqliestedal10w the maximum density and numoerof lots that still· meet the various. setbacks. and access criteria. The plat provides the minimum necessary for full use for access, emergency and domestic, as well as pedestrian amenities. . .. '. . : The Street Modification is approved with two '(2) conditions:· I. "No Parking'; signs shall. be installed onooth .sides of the street where pavement width is less than twenty~eight feet (28'). 2. . The street cross-section for this development shall be 20 feet of pavement fromthe centerline of NE 10th Street with five feet (5') of sidewalk adjacent to. the curb. , \ ,f ., i Rutledge/Bent Nose Modification April 12, 2005 Page 3 ". . ' . . - This decision t6 approve the proposed Street Modification is subject to a fourteen-(14) day, ,appeal period from the date of this letter. Any appeals of the adrn.inistrativedecisiori, must be filed with the City 'of Renton Hearing Examiner by 5:00p.m., April 26, 2005. , ' , 'App~als must be filed. in. writing,togetherwith the req\lired $75.00 applica~i~n fee; with:,' , HearingEx~ininer,City of Renton, 1055 South Grady Way, Renton, WA 98055. City of Renton MunicipalCdde Section 4-8-110 governs appeals to the Examiner. Additionalinforlnation ,regarqing,theappeal process may be obtained from the Rentori City Clerk's Office, (425) 430:- 6510." , ' '.. . ,'If you have any questions, please contact AmetaHenninger, Engineering Specialist, at (425) 430-: 7298.' ' " "";' ,;,-'," ' , ,',' ",.itt!!;'?'';''.!'''' ,~". '''. ' ., ,t, ' SincerelY,:i:(!f';J' . il ...•.. ~, J~c<) ,i'/ . ~af!:triCk-t\, .•.. f .. '~'A"/ '! " hi ',' " "', ' Development Engineering Sll~erWsQT' PubiiC Works Inspectionsl& ~ernVts cc: . . ..' ',' " ...'~ . '~\" .. -. \);~\;:.~~~;~ !J{~~~ , ' Neil Watts, De'velopme9fS~~¥ic~spirectoi"' , ' , Stan Engler, Fire Marsh~,""~'> \~):"\',., ' ii ~;c!i~~~E~fn~!:(:~~stC.,,-: ".p#~,l~ . ;;l.t\~~}::;·"l:'~t;~:~ ;\,.: .. ~,:>,"<\:.'l.,.,. Hello, name is Angeline Anderson. I live at 14406 SE 116 ST in Renton. I would like to become a party of record regarding the Rutledge/Bentnose Plat, 990 Holquiam AVE NE. A major concern I have about this project is that the city is going to make this developer and the developer directly east of the Rutledge project (Wedgewood Lane, division one), connect their half streets together. Which would make SE 116 ST and NE 10 St become a through street. Presently SE 116 ST (between 148th and where it dead ends) is a small country single lane that was paved by the homeowners about seven years ago. Though we want to keep our country lane appeal, this pavement will not hold up to the adde4 traffic of both these developers. I feel both developers should be held responsible to ensure the half street up to 148th will be brought up to a standard to handle the added traffic from both of these projects. Sincerely, Angeline Anderson DATE: TO: FROM: SUBJECT: CITY OF RENTON MEMORANDUM April 5, 2005 Susan Fiala Arneta Henninger X7298 RUTLEDGE/BENT NOSE PLAT APPLICATION LUA 05-017 990 HOQUIAM AV NE I have reviewed the application for this proposed 10 lot plat generally located in Section 10- o 23N-5E and have the following comments: Existing Conditions: Water --The project site is located in the Water District 90 service area. Sanitary Sewer --There is an existing 8" sanitary sewer main in NE 10th St at Hoquiam Ave NE. This sewer main is approximately 20 feet deep. This main was installed by the Ernst plat project drawing number S2842. Storm --There are storm drainage facilities in Hoquiam Ave NE and in NE 10th St. This project site is in the Honey Creek drainage basin. The site is not located in the Aquifer Protection Zone. CODE REQUIREMENTS WATER: • The project shall submit a Certificate of Water Availability from Water District 90 to confirm that the District can provide the required fire flow rate for the development as required. • Watermain improvement plans shall be designed to City of Renton standards. The plans, even though it is in Water District 90, need to also be submitted to the City of Renton for review. • All plats are required by City code to provide a fire hydrant with a minimum fire flow requirement of 1,000 GPM within 300 feet of any proposed single-family structure. This distance is measured along a travel route. If the proposed single-family structures exceed 3,600 square feet, the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 feet of the structure. Additional fire hydrants will be required as ."" Rutledge/Bent Nose Plat Application 990 Hoquiam Ave NE a part of this project to meet this criteria. The fire hydrants must meet all current City of Renton standards. • A fire sprinkler system may be required for the houses--if so then a minimum 1" water meter is required for the individual lots as required by Fire Prevention. SANITARY SEWER: • This project will be required to extend an 8" sanitary sewer main from the existing main at Hoquiam Ave NE and NE 10th St to the east and to the south in the new road to serve the new lots. • Individual sidesewers will be required to be installed to serve the new lots. Dual sidesewers will not be allowed. • This project is located in the Honey Creek Special Assessment District (SAD 8611) These fees are $250 plus interest per new unit and shall be paid prior to issuance of a construction permit and recording of the plat. • System Development Charges (SOC) are $900 per new unit. These fees are collected at the time a construction permit is issued and prior to recording the plat. STREET IMPROVEMENTS: • Per City of Renton code, projects that are 5 to 20 units residential in size are required .to provide full pavement width per standard with curb, gutter and sidewalk on the project side of NE 10th St and along Hoquiam Ave NE. • The east curb line on Hoquiam Ave NE abutting this plat shall be located 18 feet from the right-of-way centerline to provide for an ultimate roadway face of curb to face of curb width of 36 feet. • NE 10th St shall have 30 feet of right-of-way, 20 feet of pavement and 5 feet of sidewalk adjacent to curb with no parking on both sides. • NE 10th St will be required to provide a temporary turn around until such time as NE 10th St is extended to the east by proposed development. • All lot corners at intersections of dedicated public rights-of-way shall have a minimum radius of fifteen feet. . The minimum inside turning radii is 25 feet. • Private streets are allowed for access to six or less lots, with no more than four of the lots not abutting a public right-of-way. Such private streets shall consist of a minimum of a twenty-six foot easement with a twenty-foot pavement width. • Street lights will be required to be installed by this project along the full frontage of the parcel being developed and in the new plat. All street lights shall be designed and installed per City of Renton standards and specifications. Private street lighting systems are not allowed. Rutledge/Bent Nose Plat Application 990 Hoquiam Ave NE • All new electrical, phone and cable services and lines must be undergrounded. The construction of these franchise utilities must be inspected and approved by a City of Renton public works inspector prior to recording the plat. • The applicant shall pay the Traffic Mitigation Fee of $6459.75 prior to recording the plat. This is a condition of the plat. STORM DRAINAGE: • This project site is in the Honey Creek drainage basin. A conceptual drainage plan and report were submitted with the formal application for the project. This project shall be -designed to be in compliance with the 1998 Level 2 King County Surface Water Manual for water quality treatment and detention. This is a condition of the plat. • The Surface Water SOC fees of $715 per new single family house are required to be paid. These fees are collected at the time a construction permit is issued. GENERAL: • All required utility, drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. • All projects are required to be tied to a minimum of two of the City of Renton current horizontal and vertical control network. • Permit application must include an itemized cost estimate for these improvements. The fee for review and inspection of these improvement is 5% of the first $100,000 of the estimated construction costs; 4% of anything over $100,000 but less than $200,000, and 3% of anything over $200,000. Half of the fee must be paid upon application for building and construction permits, and the remainder when the permits are issued. There may be additional fees for water service related expenses. See Drafting Standards. RutiedgebentNosePLGF s#lod-O Project Name: R\)IL.lli.-w l'brws b10SG ~f Project Address: qqo \\oQU\~\V\ I\v! tJb' \) Contact Person: 2G01T CA,M6£pW Permit Number: LvA QS-or, Project Description: --I.1.wO_-...;:lo=-:.'\--=S;..:.r....:.~~9I-1l..s;.ll.v;:..::r~W~ID.i..l-\ .... --L.lB~W:::......::q~I s;:::.:.:n..:.:;l)::.;"~. _S..::::;"l.,.F.J.::R.=--1D~-!(S~E,='-_ Land Use Type: , Method of Calculation: IZY' Residential o Retail o Non-retail Calculation: )0 -\ -:. q 'I-q.S 1 :: B\o,f~ ~\)1 ~lo. r~ 'f. 'lS:: \1 \0 ,'1:f\ ,lS ' Transportation Mitigation Fee: cg----ITE Trip Generation Manual, 7th Edition o Traffic Study (2.10) sc:-~ "'.S7/1J~'\ o Other Calculated by: ~. {d;;\;jI.i~ Date: 3\;),"5 ~ Date of Payment: ________________________________ _ City of Renton Department of Planning / Building / Public ~. _. ks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: p\a.t\ 11ev 1't'.A..;J COMMENTS DUE: APRIL 6, 2005 APPLICATION NO: LUA05-017, PP, ECF DATE CIRCULATED: MARCH 23,2005 APPLICANT: Scott Cameron PROJECT MANAGER: Susan Fiala PROJECT TITLE: Rutledge/Bent Nose Plat PLAN REVIEW: Arneta Henninger ,SITE AREA: 2.5 acres BUILDING AREA (gross): NlA MA/{?I. A _ LOCATION: 990 Hoguiam Avenue NE WORK ORDER NO: 77384 ,-"." SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Preliminary Pla;-;~~~~?fbVWS10~lot subdivision of a 2.5 acre site. The site is zoned Residential - 8 dulac with a proposed density of 5.3 dulac. The lots range in size from 5,002 sq. ft. to 8,093 sq. ft. and are intended for detached single family residences. All existing buildings would be demolished. Access.isproposed via the extension of NE 10th Street easterly from Hoquiam Ave. NE and a private access easement. A Category_3 wetland is on-site and would include a 25 ft. buffer. A seasona drainage course crosses the south portion of the site. The applicant is requesting a modification to the street standards for a reduced half street right-of-way from 35 ft. to 30 ft. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More' Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earlh Housing Air Aesthetics Water UghtlGlare Plants Recreation Land/Shoreline Use Utilities Animals Transoorlation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airporl Environment 10,000 Feet 14 000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS ttention to those areas in which we have expertise and have identified areas of probable impact or erty assess this proposal. Date City of ReI/con Department of Planning / Building / Public •. .Jrks ~NVIRONMENTA L & DEVEL OP,MENT A PPLICA TION REVIEW SHEET REVIEWING DEPARTMENT: S COMMENTS DUE: APRIL 6,2005 APPLICATION NO: LUA05-017, PP, ECF DATE CIRCULATED: MARCH 23, 2005 .' . ~"', • ',' .' •• >J ..;U APPLICANT: Scott Cameron PROJECT MANAGER: Susan Fiala PROJECTTITLE: Rutled elBent Nose Plat er SITE AREA: 2,5 acres BUILDING AREA ross: NIA OUILUING DIVISION LOCATION: 990 Hoguiam Avenue NE I WORK ORDER NO: 77384 SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval tor a 10-lot subdivision of a 2.5 acre site. The site is zoned Residential - 8 dulac with 'a proposed density of 5.3 dulac. The lots range in size from 5,002 sq. ft. to 8,093 sq. ft. and are intended for detached single family residences. All existing buildings would be demolished. Access is proposedvia,the extension,ot NE 10th Street easterly from Hoquiam Ave:NE and a private access easement. A Category 3 wetland is on-site and would include a 25 ft. buffer. A seasonal drainage course crosses the south portion of the site. The applicant is requesting a modification to the street standards for a reduced halt street right-ot-way from 35 ft. to 30 ft. 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 I Aesthetics Water I Light/Glare Plants I Recreation Land/Shoreline Use Utilities Animals \ Transportation Environmental'Health Public Services Energy! ............. Natural Resources Historic/Cultural PreselVation Airport Environment 10,000 Feet 14,000 Feet 8. POLICY-RELA TED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this appiication with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is nee ed to properly assess this proposal. Date 414 f1d1< DATE: TO: FROM: SUBJECT: CITY OF RENTON FIRE PREVENTION BUREAU MEMORANDUM March 24, 2005 Susan Fiala, Senior Planner dl Jim Gray, Assistant Fire Marshal j If Rutledge/Bent Nose Plat, 990 HoJ&.~m Ave. NE MITIGATION ITEMS; 1. A fire mitigation fee of $488.00 is required for all new single-family structures. FIRE CODE REQUIREMENTS: 1. A fire hydrant with 1000 GPM fire flow is required within 300 feet of all new single-family structures. If the building square footage exceeds 3600 square feet in area, the minimum fire flow increases to 1500 GPM and requires two hydrants within 300 feet of the structures. 2. Fire Department access roads are required to be paved, 20 wide. Dead end roadways over 150 feet in length are required to have an approved turnaround. A full 90 foot diameter cul-de-sac is required on NE 10 Street; or connect through to 148th Avenue NE. See attached diagram. 3. All lots on a dead end roadway between 500 and 700 feet are required to be sprinklered, lots 3thru 6 and lots 8, 9, & 10. 5. Street addresses shall be visible from a public street. 6. Street shall be posted "No Parking" per City Street Standards. Please feel free to contact me if you have any questions. .. FIRE APPARATUS ACCESS ROADS . RENTON FIRE PREVENTION BUREAU x '13.0-'130-7000 .. :. . . . ' \. ;; ." . . ~ ~ .' ... EMERGENCY VEHICLE TURNAROtJNb -C.UL. -bE-sAe , City of Ren10n Department of Planning / Building / Public hvrks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: F\re. COMMENTS DUE: APRIL 6,2005 -' '----""' \ ~o<ffi~ (F; r,', " """ \ \ r, ( . ".' ,", ,-. \ APPLICATION NO: LUA05-017, PP, ECF DATE CIRCULATED: MARCH '-I '\ ,. .r '.'1 ,L:, ',j ··.·f 'b i'\ i I il -.' " .1 't 'l APPLICANT: Scott Cameron PROJECT MANAGER: Susan ltial8.: ., I', j! I: \ PLAN REVIEW: Arneta Henni~d~r'\ \ HAl=! ? ~ 2005 ! t j; \ PROJECT TITLE: Rutledge/Bent Nose Plat t .... j I i'.l VI '" d J \ BUILDING AREA (gross): N/A ' -I \ I SITE AREA: 2.5 acres I LOCATION: 990 Hoquiam Avenue NE WORK ORDER NO: 77384 I CiTY OF RttnDt~ ._. _r· ......... ry:,"' ·';_Lli t"tl',l:. L ... ~l r', " ,., -. SUMMARY OF PROPOSAL. The applicant IS requesting EnVironmental (SEPA) ReView and Prellh,lnary-P1at approval for a 10-lot subdivision of a 2.5 acre site. The site is zoned Residential - 8 dulac with a proposed density of 5_3 dulac. The lots range in size from 5,002 sq. ft. to 8,093 sq. ft. and are intended for detached single family residences. All existing buildings would be demolished. Access is-proposed via the extension,of NE10th Street easterly from Hoquiam Ave. NE and a private access easement. A Category 3 wetland is on-site and would include a 25 ft. buffer. A seasonal drainage course crosses the south portion of the site. The applicant is requesting a modification to the street standards for a reduced half street right-of-way from 35 ft. to 30 ft. 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 UghtlGlare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public SeN/ces Energy/ Historic/Cultural Natural Resources PreseNation Airport Environment 10,000 Feet 14000 Feet ... t~/ D '6 B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS i lar attention to those areas in which we have expertise and have identified areas of probable impact or o properly assess this proposal. Date \ J A. ENVIRONMENTAL IMPACT (e.g. Non-Code)COMMENTS . lilt is anticipated that the proposed development would generate future residents that would utilize existing City park and recreation facilities and programs. The City has adopted a Parks Mitigation Fee of $530.76 per each new single family lot to address these potential impacts." Parks Mitigation Fee City of .on Department of Planning / Building / Public •. Jrks ENVIRONMENTAL & DEVELOPMENT ApPLICATION REVIEW SHEET REVIEWING DEPARTMENT: '~ COMMENTS DUE: APRIL 6, 2005 APPLICATION NO: LUA05-017, PP, ECF DATE CIRCULATED: MARCH 23, 2005 APPLICANT: Scott Cameron PROJECT MANAGER: Susan Fiala PROJECT TITLE: RutledgelBent Nose Plat PLAN REVIEW: Arneta Henninger SITE AREA: 2.5 acres BUILDING AREA (gross): NIA LOCATION: 990 Hoquiam Avenue NE I WORK ORDER NO: 77384 SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for a 10-lot subdivision of a 2.5 acre site. The site is zoned Residential - 8 dulac with a proposed density of 5.3 dulac. The lots range in size from 5,002 sq. ft. to 8,093 sq. ft. and are intended for detached single family residences. All existing buildings would be demolished. "-Access.is·proposed via the·extension.of-N610thStreeteasterlyfrom Hoquiam Ave.NE and a private access easement. A Category 3 wetland is on-site and would include a 25 ft. buffer. A seasonal drainage course crosses the south portion of the site. The applicant is requesting a modification to the street standards for a reduced half street right-of-way from 35 ft. to 30 ft. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable Environment Minor Major Impacts Impacts Earth Air Water Plants LandlShoreline Use Animals Environmental Health Energy/ Natural Resources J. \;----. ,- More Information Necessary C=:jg~~~~ B. POLICY-RELATED COMMENTS Element of the Environment Housina Aesthetics Light/Glare Recreation Utilities Transoortation Public Services Historic/Cultural Preservation Airport Environment 10,000 Feet 14 000 Feet ~~~16~t<J. C. CODE-RELATED COMMENTS ';jNAUUUW~ to 1M 10, Probable Probable More Minor Major Information Impacts Impacts Necessary We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional in~ . n is needed to pro er/y assess this proposal. Date r I City of R~lcon Department of Planning / Bui/ding / Public ~ .. .Aks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: Ctrt~· (ADh"uY\ COMMENTS DUE: APRIL 6, 2005 APPLICATION NO: LUA05-017, PP, ECF DATE CIRCULATED: MARCH 23, 2005 APPLICANT: Scott Cameron PROJECT MANAGER: Susan Fiala PROJECT TITLE: Rutledge/Bent Nose Plat PLAN REVIEW: Arneta Henninger SITE AREA: 2.5 acres BUILDING AREA (gross): N/A LOCATION: 990 Hoquiam Avenue NE WORK ORDER NO: 77384 c '. '" , .... f. ,,, '~'I'''II{ l ~, . .,J BUILDING nil""./,. """"''-J!J SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for a 10-lot subdivision of a 2.5 acre site. The site is zoned Residential - 8 dulac with a proposed density of 5.3 dulac. The lots range in size from 5,002 sq. ft. to 8,093 sq. ft. and are intended for detached single family residences. All existing buildings would be demolished. Access.is proposed·via,the extension of NE 10th Street easterly from Hoquiam'Ave. NE and a private access easement. A Cate'gory 3 wetland is on-site and would include a 25 ft. buffer. A seasonal drainage course crosses the south portion of the Site. The applicant is requesting a modification to the street standards for a reduced half street right-of-way from 35 ft. to 30 ft. 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 LiahtlGlare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Pub/ic Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLlCY·RELA TED COMMENTS C. . CODE·RELA TED 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 needed to properly assess this proposal. Date ' NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) DATE: March 23, 2005 LAND USE NUMBER: LUA05-Q17, PP, ECF PROJECT NAME: Rutledge/Bent Nose Plat PROJECT DESCRIPTION: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for a 10-lot subdivision of a 2.5 acre site. The site Is zoned Residential - 8 dulac with a proposed density of 5.3 dulac. The lots range in size from 5,002 sq; ft. to 8,093 sq. ft. and are Intended for detached single family resid~nces. All existing buildings would be demolished. Access .Is proposed via the extension of NE 10th Street easterly from Hoquiam Ave. NE and a private access easement. A Category 3 wetland is on-site and would include a 25 ft. buffer. A seasonal drainage course crosses the south portion of the site. The applicant is requesting a modification to the street standards for a reduced half street right-of-way from 35 ft. to 30 ft. PROJECT LOCATION: 990 Ho'quiam Avenue NE OPTIONAL DETERMINATION OF NON-SIGNIFICANCE, MITIGATED (ONS-M): As the Lead Agency, the City of Renton has determined that significant environmental impacts are unlikely to result from the proposed project. Ther~fore, as permitted under the RCW 43.21 C.11 0, the City of Renton is using the Optional DNS-M process to give notice tha't 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-Sig~ificance- Mitigated (DNS-M). A 14-day appeal period will follow the issuance of the DNS-M. . PERMIT APPLICATION DATE: NOTICE OF COMPLETE APPLICATION: February 15, 2005 March 23, 2005 APPLICANT/PROJECT CONTACT PERSON: Darrell Ofte, Ofte Engineers, PLLC; Tel: (425) 260-3412 Eml: darrell.offe@comcast.net Permlts/Revlew Requested: Environmental (SEPA) Review, Preliminary Plat Approval Other Permits which may be required: Building, Fire, and Construction Permits Requested Studies: Geotechnical Report, Wetland Study, and Storm Drainage Report Location where application may be reviewed: PlannlngiBulldlng/Publlc Works Department, Development Services Division, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA 98055 PUBLIC HEARING: Public hearing is tentativelv scheduled for May 17. 2005 before the Renton Hearing Examiner in Renton Council Chambers. Hearings begin at 9:00 AM on the 7th floorofthe new Renton City Hall located at 1055 South Grady Way. CONSISTENCY OVERVIEW: ZonlnglLand Use: Environmental Documents that Evaluate the Proposed ProJect: Development Regulations Used For ProJect Mitigation: The subject site is deSignated Residential Single Family (RSF) on the City of Renton Comprehensive Land Use Map and Residential - 8 dwelling units per acre (R-8) on the City's ZQnlng Map. The R-8 zone allows a density range of 4.0 to 8.0 dulac. The proposed density would be 5.3 dulac and thus complies with both designations. Environmental (SEPA) Checklist, Wetland Study 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. ;0- Proposed Mitigation Met 4S: The following Mitigation Measures will like.. ,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; and 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 April 6, 2005. This matter is also tentatively scheduled for a public hearing on May 17, 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 ~ .............................. ---........... Z . Q) ....... _ ............ I. ... :::::·.-T:~.~ ......... _ .........•. _ ....... _.-....... _ ....... --... .. ~ .,...oc ~ : .. 8-.... _ ..... 1 f · ..... · ............... "'_v,~., .. ; ......... _--R::r 8 ~ .-.-....... -_. I· i. ._ ........ _ ........ --_ ......... _ ....... -\- r ~ R St. 11-T If you wo~ld like to be made a party of record to receive furthEir 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.lName: LUA05-017, PP, ECF / Rutledge/Bent Nose Plat NAME: MAILING 'ADDRESS: TELEPHONE NO.: NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) DATE: March 23, 2005 LAND USE NUMBER: LUA05-017, pp, ECF PROJECT NAME: RutledgolBent Nose Plat PROJECT DESCRIPTION: The applicant Is requesting Environmental (SEPA) Review and Preliminary Plat approval for a 10-Iot SUbdivision of a 2.5 acre site. The site Is zoned ReSidential -8 dulac with a proposed density of 5.3 dulac. The lots range In size from 5,002 sq. It. to 8,093 sq. ft. and are Intended for detached single family rBsidences. All existing build'ings would be demolished. Access Is proposed via the extension of NE 10th Street easterly from Hoquiam i Ave. NE and a private access Basement. A Category 3 wetland Is on-site and would include a 25 ft. butler. A seaso!,!al drainage course crosses the south portion of the site. The applicant Is requesting a modification to the street standards for a reduced half street right-of-way from 35 ft. to 30 ft. PROJECT LOCATION: 990 Hoquiam Avenue NE OPTIONAL DETERMINATION OF NON-SIGNIFICANCE, MITIGATED (DNS-M): As the Load Agency, the City of Aenton has determined thai slgnHlcant environmental Impacts are unlikely to result from the proposed project. Therefore, as permlHed under the ACW 43.21C.ll0, the CIIy 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 ONS-M are Integrated Into a single comm~nt period. There will be no comment period following the issuance of the Threshold Determination of Non-Slgnlflcance-· Mitigated (DNS-M). A 14-day appeal period will follow the Issuance of Ihe DNS-M. ,... PERMIT APPLICATION DATE: NOTICE OF COMPLETE APPLICATION: February 15, 2005 March 23. 2005 APPUCANTIPROJECT CONTACT PERSON: Darrell Offe, Offe Engln .. rs, PLLC; Tel: (425) 260-3412 Eml: darrell.offeOcomcast.net PannltllRevlew Requested: Environmental (SEPA) Review, Preliminary Plat Approval Other Permits which may be required: Building, Fire, and Construction Permits Requested Studle.: Geotechnical Report, Wetland Study, and Storm Drainage Report Location where application may be reviewed: Plannlng/BulldlnglPublic Works Departmant, Development Service. Dlvillon, Sixth Floor Renton City Hall,10SS South GradyWlY, Renton, WA 98055 PUBUC HEARING: Public headog is tentatively schedyled tor May 17 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: Zonlng/Land Use! Environmental Document. that Evaluala tha ProPOled Prolect: Development Regulatlona U.ed For Project Mttlgatlon: Tho subject site Is designated Residential Single Family (RSF) on the Clty of Renton Comprehensive Land Ul!le Map and Re&ldentlal-8 dwelling units per acre (A-e) on the CIty's Zoning Map. The R-8 zane allows a density range 01 4.0 to 8.0 dulac. The proposed density would be 5.3 dulac and thus complie. with both designations. Environmental (SEPA) Checklist, WeUand Study The project will be subject to the City. SEPA ordinance, Zoning Code, PUbliC! Wor1<& Standards, SubdivisIon Regulallons, International Building and Fire Codes! and other applicable codes and regulations as appropriate. . PropolOd Mitigation Measures: The following Mitigation Measures wJl1l!kely be Imposed on the proposed project. These recommended Mitigation Measures address project impacts not covered by existing codes and regulatlons as cited above. The applicant will be required to pay the appropriate Transpo~atlon Mit/gat/on F88; and The applicant will be requirod to pay the appropriate Fire Mitigation Fee; and The applicant will be required to pay the appropriate Parles Mitigation Fee. Comments on the above application mUlt be submitted In writing to Susan Fiala, Senior Planner. Development Service. Division. 1055 South Grady Way, Ranton, WA 88055, by 5:00 PM on April 6, 2005. This matter Is also tantatlyely scheduled for a public hearing on May 17 2005 at 9'00 AM, CounCil Chambers, Seventh Floor, Renton Clly HaU, 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 commenls cannol be submitted in writing by the date indicated above, you may stili appear at the hearing and present your comments on the proposal before the Hearing Examiner. If you heve 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 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 PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION ~. . ...... ~ Q) -.... --.. -~.-.->. ! !< .. ' .. l ... "~, .. "~'~'''M'''~' :.8-. '''! .J R --·------1 ----_._ .... _, _&I ~i If you would like to be mad. a party 01 record to receive further Informallon on lhls proposed project, complele lhls form and return to: City of Renlon, Development Planning, 1055 So. Grady Way, Renton, WA 96055. File NoJNam.: LUA05-017, PP, ECF / Rutledge/Bent No •• Plat NAME: MAILING ADDRESS: ________________________ _ TELEPHONE NO.: ________ _ CERTIFICA TION DATE: ~-d-.~ ~OS <:"Ai/'EST}ubscribed and sworn before me, a Notary Public, in and for the State 0 Washington ~~ , on th~ TI' day of ~2}tJ.Iv ~5 . ~~~~~LJ.-PL-:zz.'l.d!cc:a.~ NOTAJV1 BLIe SIGNATURE: MARIl VN KAMCHEFF MY APPOfNTMENT tXPIRt~ f;.?Q.07 Agencies See Attached II ff " 'I. ~ ~ (Signature of Sender),.:...: ~t:::::!~'#-~~~~~ _______ ~~~~--:- -._ en· ~ ) SS ~ \ ,ovalle .. i COUNTY OF KING ) "'P~ ••• 8. "l 7 .·:o~.: ,"' ··:<9-0 ... .t' .: o}:"··········· 6'.-- I certify that I know or have satisfactory evidence that Stacy Tucker I",\\WAS\"\:~~ ... "'''' signed this instrument and acknowledged it to be his/her/their free and voluntary acnon~e uses and purposes mentioned in the instrument. Dated: • 3 -(£4/0 (' ashington Notary (Print): ___ ~PM.AjA~jRQI,II.,¥.I;~1II-1 KD./;AIJljM,,",CIJ.IHF;J;,FE~ _____ -.,.-__________ _ My appointment expires: MY APPOINTMENT EXPIRES f; .. ')1'\ ~7 Rutledge/Sent Nose Plat LUA05-017, PP, ECF template -affidavit of service by mailing Dept. of Ecology * Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 WSDOT Northwest Region * Attn: Ramin Pazooki King Area Dev. Serv., MS-240 PO Box 330310 Seattle, WA 98133-9710 US Army Corp. of Engineers * Seattle District Office Attn: SEPA Reviewer PO Box C-3755 Seattle, WA 98124 Jamey Taylor * Depart, of Natural Resources PO Box 47015 Olympia, WA 98504-7015 KC Dev. & Environmental Servo Attn: SEPA Section 900 Oakesdale Ave. SW Renton, WA 98055-1219 Metro Transit Senior Environmental Planner Gary Kriedt AGENCY (DOE) LETTER MAILING (ERe DETERMINATIONS) WDFW -Stewart Reinbold * Muckleshoot Indian Tribe Fisheries Dept. * c/o Department of Ecology 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, W~ 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 _Seatt~lWA9~ 19~-~018 ... ------------------------- Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and cities will need to be sent a copy of the checklist, PMT's, and the notice of application. * Also note, do not mail Jamey Taylor any of the notices she gets hers from the web. Only send her the ERC Determination paperwork. template' affidavit of service by mailing .~: ... .':~ ~"* \"" i.. h~ J'" .. ~ . ,',~ ,.,~, ;';:"~'"'-.' :_'" .. }, CITY, OF RENTON· ' . CURRENT PLANNING D'IVISION AFFIDAVIT OF SERVICE BY MAILING On the 23rd day of March , ~005, I deposited in the mails of the United States, a sealed envelope containing NOA documents. This information was sent to: Surrounding Property Owners See Attached ...... ,""""', ' (S, ignature ,Of, sen, der): ~ ~ . ~-~':':i.~.~~"'" , f ~~.~'SSIOtv ~ ••• ~ til STATE OF WASHINGTON ), ! /8~ \'\OTA~I~~"~~ ~ ) SS ~. r m. , ., : -._ en: :: COUNTY OF KING -) % ~ \. .bU8/JC /" j (,7>"~ .•. ~.: I certify that I'know or have satisfactory evidence that Holly Graber \t O;;':~~:.9~····0"'~:,,': signed this inst~umen.t and ~cknowledged it to be his/her/their free and voluntary act ~,~~t.at'Ta purposes mentioned In the Instrument. ' Dated: '. 31 ':VV" loe; , 'Notary (Print): My appointment explres:--"lI'MimA""RI"LYnnN.".KA .... IV""'IC""'HnEF"I"'F --------------- MY APPOINTMENT EXPIRES 6·29·07 Rutledge/B~nt Nose Plat LUA05-017, PP,ECF Seattle Office 2101 Fourth Ave, Suite 800 Seattle, WA 98121 Phone: (206) 728-0400 Fax: (206) 728-7223 Email: cs.seattle@firstam.com Adj acent Property Public Notice Information Submittal I, Ml c1rv,ll,e; qJiNl\l\V) of First American Title Insurance Company-Property Information Department, as Of_I _/ ~ OS have compiled the available names and addresses of all property owners and the addresses of mown occupants/tenants' in specified accordance with the --tU~· ;:;...J .. v$}\~+--,----, .... ./- municipality requirements and/or the kiM within a 300' radius of property located at: J county requirements address: c?( q 0 ito 1 tM ~1'Vl ftvr:; Nt; ReVl ~ tax account#: [ 02-:3 D5 -q D~' city: pf/ato-~v zip code:. Q8051 Attached also is the corresponding radius map, and the mailing labels for both the situs address and the mailing address as available. The above information (list of names/addresses) was obtained from county records provided by \A~!1};jy-n __ (Ct1{A/]c>/ software. The information therein is "deemed reliable, but is not guaranteed". Our last update was performed on {r;y / -±J 12t. ... } #-1 *-------------------MetroScan / King Owner :Fain Gary D &' DeborahL Site :14429 SE 116th St Renton 98059 Mail :14429 SE 116th St Renton Wa 98059 Use :002 Res,Single Family Residence LgI :STR 102305 TAXLOT 4 W 1/2 OF -S 10 Bedrm:3 Bth F3H:1/ / Stories:1 BldgSF:2,460 # 2 *-----------------~---: MetroScan / King Owner :Paik Jong S;Lee Jae H Site :1002 Hoquiam Ave NE Renton 98059 Mail :6519 Delridge Way SW Seattle Wa 98106 Use :002 Res,Single Family Residence Lgl :STR 102305 TAXLOT 5i S 1/2 OF S Bedrm:2 Bth F3H:1/ / Stories:1 BldgSF:940 # 3 *---------------------: MetroScan / King Owner :WedgewoodLane Llc Site :980 Hoquiam Ave NE Renton 98059 Mail :1560 140th Ave NE #100 Bellevue Wa 98005 Use :002 Res,Single Family Residence LgI :STR 102305 TAXLOT 60 NE 1/4 OF SW Bedrm:3 Bth F3H: /1 / Stories:1 BldgSF:1,970 # 4 *---------------------: MetroScan / King Owner :Smock Robert E/Julia L Site :920 Hoquiam Ave NE Renton 98059 Mail :920 Hoquiam Ave NE Renton Wa 98059 Use :002 Res,Single Family Residence LgI :STR 102305 TAXLOT 93 LOT.1 KCSP Bedrm:3 Bth F3H:1/ /1 Stoties:2 BldgSF:3,970 # 5 *---------------------: MetroScan / King Owner Site Mail Use LgI Bedrm: # 6 :Follow The Light :1063 Hoquiam Ave NE Renton 98059 :1063 Hoquiam Ave NE Renton Wa 98059 :165 Pub, Church, Religious Services :STR 102305 TAXLOT 146 LOT 1 OF Bth F3H: / / Stories:1 BldgSF:6,302 *---------------------: MetroScan / King Owner :Renton School District #403 Site :1025 Hoquiam Ave NE Renton 98059 Mail :300 SW 7th St Renton Wa 98055 Use LgI Bedrm: # 7 :149 Rec,Parks,Zoos,Arboretum :STR 102305 TAXLOT 201 LOT 20F Bth F3H: /. / Stories: BldgSF: *---------------------:MetroScan / King Owner :Conklin William J/Rebecca K Site :959 Hoquiam Ave NE Renton 98059 Mail :959 Hoquiam Ave NE Renton Wa 98059 Use :002 Res,Single Family Residence Lgl :STR 102305 TAXLOT 204 PORTION OF N Bedrm:4 Bth F3H:3/ / Stories:1 BldgSF:2,850 # 8 *---------------------: MetroScan / King Owner :Johnson Caryle S Site :971 Hoquiam Ave NE Renton 98059 Mail :971 Hoquiam Ave NE Renton Wa 98059 Use :002 Res,Single Family Residence LgI :STR 102305 TAXLOT 214 N 119.22 FT Bedrm:3 Bth F3H:1/ /1 Stories:1 BldgSF:1,540 # 9 *---------------------: MetroScan / King Owner :Bosancu Daniel Site :965 Hoquiam Ave NE Renton 98059 Mail :965 Hoquiam Ave NE Renton Wa 98059 Use :002 Res,Single Family Residence LgI :STR 102305 TAXLOT 240 N 90 FT OF S Bedrm:3 Bth F3H:1/ /1 Stories:1 BldgSF:1,180 ------------------------* Parce~ # :102305 9004 03 Sale Date : 03/07/1986 Sale Price :$97,000 Asd.v :$367,000 Q:NE S:10 T:23N R:05E Ac:5.00 YB:1977 Ph: :-------------------------------* Parcel # :102305 9051 05 Sale Date : 03/21/2000 Sale Price :$340,000 Full Asd.V :$130,000 Q:NE S;10 T:23N R:05E Ac:2.39 YB:1940 Ph: :-------------------------------* Parcel # :102305 9060 87* Sale Date : 07/29/2004 Sale Price :$425,000 Asd.V :$214,600 Q:NE S:10 T:23N R:05E Ac:5.34 YB:1943 Ph: :-------------------------------* Parcel # :102305 9093 05 Sale Date : 06/24/2003 Sale Price Asd.V :$247,000 Q:NE S:10 T:23N R:05E Ac:.91 YB:1943 Ph: :-------------------------------* Parcel # :102305 9146 02* Sale Date : 06/06/2001 Sale Price Asd.V :$450,900 Q:NE S:10 T:23N R:05E Ac:1.31 YB:1961 Ph: :-------------------------------* Parcel # Sale Date Sale Price Asd.V Q:NE S:10 Ac:14.93 YB: :102305 9201 :06/06/2001 :$1,191,000 T:23N R:05E Ph: 04 :--------~----------------------* Parcel # :102305 9204 01 Sale Date :04/08/2003 Sale Price:$235,000 Asd.V :$228,000 Q:NE S:10 T:23N R:05E Ac:.21 YB:1962 Ph: :-------------------------------* Parcel # Sale Date :102305 9214 : 02/11/2002 Sale Price Asd.V :$199,000 S:10 T:23N R:05E YB:1960 Ph: Q:NE Ac: .28 09 :-------------------------------* :102305 9240 :07/1,5/2003 :$176,630 :$179,000 Parcel # Sale Date Sale Price Asd.V Q:NE S:10 T:23N R:05E 07 Ac: .28 YB:1962 Ph:425-228-4191 Information compiledfrom various sources. Real Estate Solutions makes no representations or warranties as to the accuracy or completeness of information contained in this report . "!. " , • # 10 *----------~--~-----MetroScan / King Owner :Rynning David L/Heidi A Site :*no Site Address* Mail :14619 SE 116th st Renton Wa 98059 Use :300 Vacant, Residential LgI :STR 102305 TAXLOT 369 E 1/2 OF S Bedrm: Bth F3H: / / Stories: BldgSF: # 11 *---------------------: MetroScan / King Owner :Anderson Patrick D/Angeline R Site :14406 SE 116th St Renton 98059 Mail· :14406 SE 116th St Renton Wa 98059 Use .: 002 Res, Single Family Residence LgI :STR 102305 TAXLOT 361 W 142 FT OF Bedrm:3 Bth F3H:1/1 /1 Stories:1 BldgSF:4,190 # 12 * ------- -------'------- : MetroScan / King Owner :Blankenship James Site :14418 SE 116th St Renton 98059 Mail :14418SE 116th St Renton Wa 98059 Use :002 Res,Single Family Residence Lgl :STR 102305 TAXLOT 362'E 112 FT OF Bedrm:4 Bth F3H:2/ /1 Stories:2 BldgSF:3,100 # 13 *-----------------..:---: MetroScan / King Owner :Rodenberg Lonny K Site :14428 SE 116th St ( No Mail) Renton 98059 Mail :14428 SE 116th St ( No Mail) Renton Wa 98059 Use :002 Res,Single Family Residence LgI :STR 102305 TAXLOT 363 E 112 FT OF Bedrm:3 Bth F3H:1/1 /1 Stories:2 BldgSF:3,850 # 14 *---------------------: MetroScan / King Owner :Wedgewood Lane Llc Site :11813 148th Ave SE Renton 98059 Mail :1560 140th Ave NE #100 Bellevue Wa 98005 Use :002 Res,Single Family Residence LgI :STR 102305 TAXLOT 390 LOT 1 KCSP Bedrm:2 Bth F3H:2/ / Stories:1 BldgSF:2,240 # 15 *---------------------: MetroScan / King Owner : Shepherd Robert Dean/Joan Katherine Site :11728 142nd Ave SE Renton 98059 ' Mail :22059 SE 188th St Maple Valley Wa 98038 Use :008 Res,Mobile Home LgI :STR 102305 TAXLOT 401 PP ACT Bedrm: Bth F3H: / / Stories: BlqgSF: # 16 *---------------------: MetroScan / King Owner :Huynh Thang B/Lan Tj+ Site :978 Graham Ave NE Renton 98059 Mail :978 Graham Ave NE Renton Wa 98059 Use :002 Res,Single Family Residence- LgI :LOT 1 LAUREL LANE Bedrm:4 Bth F3H:2/ /1 Stories:2 BldgSF:1,820 # 17 *---~-------------~---: MetroScan / King Owner :Nolan Clifford Dupont & Mary Ellen Site :972 Graham Ave NE Renton 98059 Mail :972 Graham Ave NE Renton Wa 98059 Use :002 Res,Single Family Residence LgI :LOT 2 LAUREL LANE Bedrm:4 Bth F3H:2/ /1 Stories:2 BldgSF:1,820 # 18 *---------------------: MetroScan / King Owner :Liu Site :966 Mail: 966 Use :002 LgI :LOT Bedrm:4 Guoyong & Hu Kai-yi Graham Ave NE Renton 98059 Graham Ave NE.Renton Wa980s9 Res,Single Family Residence 3 LAUREL LANE Bth F3H:2/ /1 Stories:2 .BldgSF:2,290 ----------~-------------* Parcei # :102305 9360 01 Sale Date : 06/10/1999 Sale Price :$237,000 Asd.V :$82,000' Q:NE S:10 T:23N R:.OsE Ac: .90 YB: Ph: :-------------------------------* Parcel # :102305 9361 00 Sale Date :04/02/2004 Sale Price :$320,000 Asd.V :$306,000 Q:NE S:10 T:23N R:OsE Ac:.97 YB:1990 Ph: :-------------------------------* Parcel # Sale Date :102305 9362 Sale Price Asd.V Q:NE Ac:.77 :$320,000 S:10 T:23N R:OsE YB:1982 Ph: 09 :-------------------------------* Parcel # :102305 9363 08 Sale Date : 10/20/1993 Sale Price Asd.V :$326,000 Q:NE S:10 T:23N R:OsE Ac: .77 YB:1984 Ph: :-------------------------------* Parcel # :102305 9390 OS Sale Date : 07/29/2004 Sale Price :$1,160,000 Asd.V :$484,000 Q:NE S:10 T:23N R~OsE Ac:14.73 YB:1962 Ph: :-------------------------------* Parcel # :102305 9401 02 Sale Date : OS/28/1992 Sale Price :$70,000 Full Asd.V :$152,000 Q:NE S:10 T:23N R:OsE Ac:.90 YB: Ph: :-------------------------------* Parcel # Sale Date Sale Price Asd.V :421550 0010 :07/20/2001 :$252,950 :$256,000 S:10 T:23N R:OsE 00 Q:NE Ac:.3s YB:2001 Ph:42s-277-38s0 :-------------------------------* Parcel # :421550 0020 08 Sale Date : OS/25/2001 Sale Price :$249,950 Asd.V :$258,000 Q:NE S:10 T:23N R:OsE Ac:.12 YB:2001 Ph: :-------------------------------* :421550 0030 :05/25/2001 :$274,900 :$283,000 Parcel # Sale Date Sale Price Asd.V Q:NE S:10 T:23N R:OsE 06 Ac: .17 YB:2001 Ph:42s-204-8778 Information compiledfrom various sources. Real Estate Solutions makes no representations or warranties as to the accuracy or completeness of information contained in this report. 't " ,; /Q ' . ..,. # 19' *----~--------------MetroScan / King Owner :Lin Foster F/Ching L Site :960 Graham Ave NE Renton 98059 Mail :960 Graham Ave NE Renton Wa 98059 use :002 Res,Single Family Residence LgI :LOT 4 LAUREL LANE Bedrm:3 Bth F3H:2/ /1 Stories:2 BldgSF:1,490 # 20 *---------------------: MetroScan / King Owner :Landry Michael James & Betsy Baker Site, :977 Graham Ave NE Renton 98059 Mail :977 Graham Ave NE Renton Wa 98059 Use :002 Res,Single Family Residence LgI :LOT 14 LAUREL LANE Bedrm:4 Bth F3H:2/ /1 Storie~:2' BldgSF:1,820 # 21 *---------------------: MetroScan / King :Laurel Lane Hoa :*no Site Address* Renton :4925 NE 10th St Renton Wa 98059, :300 Vacant, Residential :LOT TRACT A LAUREL LANE Owner Site Mail Use LgI Bedrm: # 22 Bth F3H: / / Stories: BldgSF: *---------------------: MetroScan / King Owner:Chan Gung M Site :5020 NE 9th PI Renton, 98059 Mail :8015 118th Ct SE ( No Mail) Newcastle Wa 98056 Use :002 Res,Single Family Residence LgI :LOT 12 SCOTT GLEN Bedrm:3 Bth F3H:2/ /1 Stories:2 BldgSF:2,100 # 23 *---------------------:MetroScan / King Owner Site Mail Use LgI Bedrm: ,: Glen Scott Homeowners Assoc :*no Site Address* Renton :5001 NE 9th PI Renton Wa' 98059 :300 Vacant, Residential :LOT TRACT A SCOTT GLEN DRAINAGE Bth F3H: // Stories: BldgSF: ------------------------* Parce~ t :421550 0040 04 Sale Date : 03/21/2003 Sale Price :$238,000 Asd.V :$234,000 Q:NE S:10 T:23N R:05E Ac:.11 YB:2001 Ph: :-------------------------------* Parcel # :421550 0140 03 Sale Date : OS/25/2001 Sale Price :$250,684 Asd.V :$256,000 Q:NE S:10 T:23NR:05E Ac: .14 YB:2001 Ph: :-------------------------------* Parcel # Sale Date Sale Price Asd.V Q:NE S:10 Ac: YB: :421550 0150 :$1,000 T:23N R:05E Ph: 00 :-------------------------------* Parcel # :761250 0120 09 Sale Date : 09/09/2004 Sale Price :$319,950 Asd.V :$284,000 Q:NE S:10 T:23N R:05E Ac: .13 YB:1999 Ph: :-------------------------------* Parcel # Sale Date Sale Price :761250 0130 Asd.V :$1,000 Q:NE 8:10 T:23N R:05E AC:.11 YB: Ph: 07 Information compiledfrom various sources. Real Estate Solutions makes no representations or warranties as to the accuracy or completeness of information contained in this report, u:N· ,-' Kathy Keolker-Wheeler, Mayor , March 23; 20Q5 Qarrell Offe ' Ofte'Engineers, PLLC' , 13932 Sf: 159th place ,Renton; WA.98058· Subject:, ' Rutledge/Bent Nose Plat , LUA"'05~017. PP, ECF '" Dear .Mr. Offe: , , ' .. , ' CITY.F'RENTON' PlanningIBuildlnglPublic Works Oepartinent ' , Gregg Zimmerman P.E., i\dministrator . " ..... The DevelopmeritPlanning :Sectlor;-;·, of the' City oFRehtQI') has determined, that the subject application is, complete"accqrding to submittal-requir.ements and, therefore, is accepted for review. ' " , ' ' '." . ' 'It is, tentatively schedUle8forto~Siq~'~atidtii:hy, th~.~nvirOrlment~f Review Ccim~itt~e otr 'April19; ,2005. , prior t9thatre.View,:,y9lJ\:~iJ.rJ:)e riotifiedif ar:\y additional 'information is'· , required to"continue proges'sihg ydu(~~pl,-¢atipn> " , ", . :;~,:." . . " , , , 'In addition,thi~:~atter is,)entatiyely scheduled f&'a-P41?Ii6,Hearing:onM~Y11.,2905at" ,,9:00 AM, Council Cha.rnb~rs,~evehth FIO,or, Rentpn City: Ha.II,1055 South GradY,Way, , , ,Henion. The applicant or represeritative(~)oft,he applicantare reqliiredtobe, present at ': ,the publichearil')g. A copyof-'trest~ff reporfwill~e:;rnaileclto you one we.ek before the , hearing.' ,,: ' '" " Please contact me'at (4~5)430~73~2 if you have any question's.' . . ,,', .. 'Susan Fiala , Senior Planner . ", ", . . :: : cc:' Karen N. 'Rutledge tOwner Scott Cameron / Applicant , '... .,' ...•..• ~~ ..•. .... ~fK ------l-O-SS-s-o-ut-h-'-G-ra-,-dy-W-ay-.-R-en-t-on-.. -W-as-h-in-gt-on-9S-0-SS------~ . ® This paper oontains 50% recycled material, 30% post oonsumer AHEAD OF THE CURVE ""'" !.,',":;: SubJect;.-, .. ;·,Rutledge/BentNoseRlat,:( .. 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" " 'J' " , " ...... \.:, ,.., :' : ... :." .," . .... :.i .. , ': 'f ,-c;.t" CITY-~F RENTON .--/'"'- Kathy Keolker-Wheeler. Mayor 'PlanningIBuildinglPublic Works Department Gregg Zimmerman P.E., Administrator March 7, 2005 Darrell Offe , OffeEngirieers, PLLC 13932 SE 159th PL Renton, WA980'58 . .' . Subject: Rutledge/Bent Nose Plat, LUA 05-017, ECF, PP Dear Mr. Offe: The Development Planning Section of the City of Renton has determined that tlie subject , application is incomplete and has determined that additional information is needed to begin staff 'review8nd process the application, therefore, the land use application is not accepted for review. The following outlines the additional information required to accept 1,II1d process your application: ' ' 1. The City requires NE 10th Street to be a ,through street to the east. Please revise the plat to show the through street. Revise ~ensity as necessary. ' ' 2. A Geotechnical Report is required to be sLJbmitted. , 3. It appears that the required 25 foot wetlcmd buffer is not maintained within Lots 6 and 10. Please verify the width. Ifawidth less t'tian25 ft. is proposed, a Variance would be required to be requested and would be reviewed by the Hearing Examiner. If a variance is requested; pleasesubmitthe required fee and written justification. ' 4,. The Storm Drainage Report submitted isnotfor this subject plat, it is for Broekefield North. Submit correct repert: " , 5. A request for modificationcif the street standards is required for reducing the' ene-half street widthfrem 35 feet to 30 feet., Written justification of the request is needed. (3 copies of request). ' ' ' , 6. The north 15 ,feet eOhe new public read, NE 10th Street is part of the subject site and Parcel '10, #102305-9092, However, the south 15 feet is, located en a separate parcel, ParcellD #1023059060 has no. -decumentatien within the submittal. Please provide information as to. its dedication; frentage'imprevements, etc; , ' ' 7. The private access 'easements require 26 ft. ef easement with 20 ft. of pavement. Please revise width and setbacks. ' , ',8. ' 'Provide, let area. gress and net square foetage, fDr all lots with access easements. 9. ,Previde decumentatien tliat Mr. Cameron IS authDrized to. sign fer Ms. Rutledge. , , ~' ' 10. Revise all drawings as needed, including the reduced size (8 Y:z x 11) and colored display "~ drawings with the required number of copies. . ~~ ------l-O-SS-S-o-u-th-a-ra-d-y-W,-ay---R-e-nt-o-n,-W-a-sh-in-g-to-n-9-S0-S-S------~ * This paper contains 50% recyded material, 30% post consumer AHEAD OF THE CURVE Rutledge/Bent Nose Prelim ... ....,ry.Plat LUA 05-017, ECF, PP .Page.2 of 2 When the revised drawings and information have been submitted and the written. criteria justification received,· staff will review for completeness whereupon your application may be . formally accepted and processed or you may be further requested to· provide additional information or revisions. Please contact me at (425) 430-7382 if you have any questions. . .. . . . . . cc: Karen Rutledge/Owner Scott, Cameroril Applicant . Jennifer Henning . Prqj~ctFile H:IDivision.sIDevelop.ser\[)ev&plan.ingIPROJECTSI05-017.SusanlRulledga_AdditionaIlNFO.doc -" ,-o~f~i$;: City of Renton o~~€c:c~,~~~ LAND USE PERMIT·, Lv Aos -0 r:f- ,,"Y N~\) ~~c~ MASTER APPLICATION PROPERTY OWNER(S) ADDRESS: q qO CITY: ZIP:,~~ .... ',. TELEPHONE NUMBER: z.-$';" ;2. 7 -~1'f;( . APPLICANT (if other than owner) ADDRESS: ZIP:q~~ TELEPHONE NUMBER 42-0 . 4rs-O~~ CONTACT PERSON COMPANY (if applicable): . ~~ \V\~ ?UL- ADDRESS: ~ ~~2-~ t~ -?C.-. ZIP: 4~g Q:\WEB\PW\DEVSERV\Forms\Planning\masterapp,doc08I29/03 PROJECT INFORMATION PROJECT OR DEVELOPMENT NAME: ~+led ~~ PROJECT/ADDrf~(S)/LOCATION AN~ ZIP CO~~_ .JI _ Q40 . ~U, AN'--hJ «=> f'.DI'V\ ~~-, '~~o~q . KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): PROPOSED LAND USE(S): ~l~~ ~( EXISTING COMPREHENSIVE P MAP DESIGNATION: Of.NnPd.-~tt f , PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION 1 (if applicable): 00 ~(bc. EXISTI~G ZONING: ~ -t> PROPOSED ZONING (if applicable): ~o ~6f. SITE AREA (in square feet): o~ 154-· SQUARE FOOTAGE OF ROADWAYS TO BE DEDICATED FOR SUBDIVISIONS OR PRIVATE STREETS SERVING THREE LOTS OR MORE (if applicable): ~t=:; (~ PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET ACRE (if applicable): ? . O~ NUMBER OF PROPOSED LOTS (if applicable): l t:::::' NUMBER OF NEW DWELLING UNITS (if applicable): q \ PJitJECT INFORMATION (Conti~tled) ~~~~----~~--------------------~ NUMBER OF EXISTING DWELLING UNITS (if applicable): I .. SQUARE FOOTAGE OF PROPOSED RESIDENTI~l . L BUILDINGS (if applicable): .z.... ~ c?f ~A ,,' SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): 0 SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL BUILDINGS (if applicable): 0 SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): 0 NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (if applicable): ,r / Ie;- NUMBE,R OF EMPLOYEES TO BE E~LOYED BY THE . NEW PROJECT (If applicable): tJ A--' - PROJECT VALUE: \t ~ '. ~1'. CJtJO IS THE SITE LOCATED IN ANY TYPE OF ., . ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): . Cl AQUIFER PROTECTION AREA ONE Cl AQUIFER PROTECTION AREA TWO Cl FLOOD HAZARD AREA Cl GEOLOGIC HAZARD Cl HABITAT CONSERVATION Cl SHORELINE STREAMS AND LAKES )(WETLANDS ___ sq.ft. ___ sq.ft. ___ sq.ft. __ "'-sq. ft. , 7,17e-> sq. ft. LEGAL~DESCRIPTION OF PROPERTY , (Attach legal d'escription on sep~rate sheet with the following information included) ~ SITUATE IN THE k \~/ QUARTER OF SECTION \0, TOWNSHIPZ¢ .RANGa?5, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON. .,' TYPE OF APPLICATION & FEES List all land use applications being applied for: 1. ~ ~ , 3. 2. f21!." ;zevtet!J ~ d> 4. . . , Staff will calculate applicable fees and postage: $ ( .. AFFIDAVIT OF OWNERSHIP' I, (Print NameJs) ~ cerr F'.. ~,J , declare that I am (please check one) _ the current owner'of the property involved in this application or \?" the authorized representative to act for a corporation (please attach proof of authorization) and that the foregoing stateme and answers herein contained and the information herewith are in. aU respects true and correct to the best of my knowledge and belief. (Signature of OwneriRepresentative) (Signature of OWnerlRepresentative) Q:\WEB\PW\DEVSERV\Fonns\Planning\masterapp.doc08Il9/03 I certify that I know or have satisfactory evidence that ,5Co-lf F ram erz[Y1- Signed this instrument and acknowledged it to be.hislher/their free and voluntary ... :1.;or the uses and purposes mentioned in the instrument . _ ........... "" _----R. AL \\\~ (1 ~ atk£f.:t~;foiijiV~)' . ;~ ... ~ ~'.'\J I t3bu . : ~ /~~OTAR'y~"" ~ '~ . :0 _.-en: ~ Notary Public in and for the State of Washington ~,.... PUBLIC ..= ~ I .n· .,; v~· • ,;::., 't ..,>:. •. .]~ 19.Qro ••• ·~ ~ II, .<::.0;: ...••... ~0:-a ·' /) Ie' /" " WAS~ . .:-- Notary (Print) Cit/til? /1 K. U ~.(Ol1crc.r',,,,, ........ ""- My appointment eXPires:_-3=--_I_q_-·_()_~ ___ _ LETTER OF TRANSMITTAL OFFE ENGINEERS 13932 SE 159th Place Renton, Washington 98058-7832 Business: (425) 260-3412 Fax: (425) 988-0292 darrell.offe@comcast.net February 17, 2005 TO: Laureen Development Services Division City of Renton 1055 South Grady Way Renton, Washington 98055 RE: Rutledge I Bent Nose Plat LUAOS-017 Additional information requested at preliminary plat submittal: (1) Agreement to allow Bent Nose (Scott Cameron) to sign Master Application for plat with City; (2) Color Maps per submittal requirement #30; (3) Mailing labels and Assessor map per requirement #11 and #12; (4) Geotechnical Report per requirement #26 is in process should have completed and submitted to City by 2/28. Please review and comment. Call me if you have any questions. Thanks Darrell NWMLS FD~ 34 Adderidum/AmendmenllD P & S Rav.5/96· @Copyrlght 1996 NDrthwest Mulllple.Usting Service . ALL RIGHTS RESERVED Page 1 of 1 ADDENDUM/AMENDMENT TO PURCHASE AND ~LE AGREEMENT . The following· Is part of the Purchase and Sale Agreement dated --=1;..:;0:....:/8~/O::...4:...-____________ _ 1 ("Buyer"). 2 ("Seller") 3 ("the Property") 4 between Bent Nose LLC and or assigns and KarBnN. Rutledge ·concemlng 990 Hoquiam Ave. NE, Renton WA 98055 IT IS AGREED BETWEEN THE SELLER AND BUYER AS FOLLOWS; Seller hereby allows Bent Nose LLC to act on its behalf to process the plat application on the subject property with the City ofRcmton. All else as previously written and agreed upon. ALL OTHER TERMS AND CONDITIONS of said Agreement remain unchanged: AGENT (COMPANY) Be Real Estate Associates LLC BY: DEVELOPMENT CITY OF l'>CNTPLANN/NG Cl .... ON MAR 222005 RECEIVED 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 .35 36 37 38 41 42 43 I .Y:: Initials: BUVER:_..., . ...,~-f-_-___ DATE:· 2-,S-"IJ.S SELLER: 'i'iJJlL DATE~/5~ BUYER: DATE: SELLER: DATE: -------...,-------------45 FEB-17-2005{THU) 08:20 NWMLS'Porm 34\ AdcIondLlm/AmandmBnllO P & S RIW.5/9B 2580 (FRX)42.,lI997 , " P,OOI/OOI .J CCapyrlghl191H1 NQrthwest Multlplo UsUng Sel'\llee ALL RIGHTS RESERVED Page 1 01' 1 ADDENDUM/AMENDMENT TO PURCHASE AND SALE AGREEMENT The following Is part of tha Purchase and Sale Agreement deted ......:lo:O~/8~/04::.;;:.. _____________ _ 1 ("Buyer~) 2 rSeller") 3 ("tho Property") 4 between Bsmt Nose [,JeC ODd or gWrmg and Karen N..Rutb;dge concemlng 990 .HJ?Suiam Ave. NE. Rc:mtan WA 98055 IT IS AGREED BeTWEEN THE SEl.1.ER AND BUYER AS FOLI.OWS: $eller hereby allows Bent Nose t..LC to :tct on its bchalf to proccsg the plat app)jcaLion Qll the subject prop""Y with the City otR.cmton. All else as previously written and asrcc:d upon. ALL OTHER TERMS ANO CONOlilONS of said Agreement remain unchanged. AGENT (COMPANY) :BC R.cnl E:.1atc A.'tSoc:iatcs LLC ay: ---------------------------------------- 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 ~' 25~ 261 27 28 29 30 31 32 33- 34 36 36 37 38 41 42 43 Initials: BUveR: __ q;.::~::-=::....---DATE: 2. ~ IS-~~ SeL.U!R: -",,~~~f/LIIOo.:=--DATe-A-6<:::!fa SEI.LER: ________ OATE: ____ 45 BUYeR: DAiE: ___ _ j ~.~cVELOPMENT SERVICES DIVISION WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS / This requirement may be waived by: 1. Property Services Section' PROJECT NAME: 2. Public Works Plan Review Section 3. Building Section DATE: __________ ...:... 4. Development Planning Section Q:\WEB\Pw\DEVSERv\Forrns\Planning\waiver.xls DEVELOPMENT SERVICES DIVISION. WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE"APPLICATIONS Applicant Agreement Statement 2 AND 3 Inventory of Existing Sites 2 AND 3 Lease Agreement, Draft 2 AND 3 Map of Existing Site Conditions 2 AND 3 Map of View Area 2 AND 3 Photosimulations 2 AND 3 .. This requirement may be waived by: 1. Property Services Section 2. Public Works Plan Review S~ PROJECT NAME: purt..@26I~·xrms-&r- 3. BUilding Section DATE: __________________________ __ 4. Development Planning Section Q:\WEB\Pw\DEVSERv\Forms\Planning\waiver.xls .. ( ) . / "n-et>6£ ./1&Jr ~ 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: MAR 222005 ,RECE.\VED 1. I /) ~. 7~4: square feet I 2. Deductions: Certain areas are excluded from density calculations. These include: Public streets** Private ac~ss easements** Critical Areas· • Total excluded area: 3. Subtract'iine 2from line 1 for net area: 4 .. DiVide :line·3 by 43,560 for net acreage: 5. Number of dwelling units or lots planned: • square feet . ~ square feet square feet . 2. .25,'77 o square feet , 3... e~ 'ffl4-.. sqoare feet acres· 5. 10 . J 'unitsJ/ots 6. Divide line 5 by lineA for net density: 6. 6, ~ S" = dwelling units/acre *Critical Areas are defined as "Areas determined by the City to be no.t 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 buffel"$ are not deducted/excluded • . ** Alleys (public or private) do not have to be excluded. Q;\WEB\PW\DEVSERWonns\Planning\density,doc Last updated: 1110812004 I OEVELOPME CITy OF ';fJ/l..ANNfN ' , RUTLEDGE I BENT NOSE PLAT j~ ,AflbN G 990 HOQUIAM AVENUE NE ,rlAR 222005' REQUEST FOR MODIFICATION OF THE STREET STANDAR~EC This request is to modify the one-half street right-of-way width standard from 35 feet to 30 !YED along the NE 10th Street corridor East of Hoquiam Avenue. ',The Rutledge/Bent Nose Plat (LUA-05-017) is a proposed 10-lot subdivision on the current Karen Rutledge property (102305-9092). Fifteen feet of this property abuts Hoquiam Avenue NE along the NE 10th Street corridor. The Binder property located between Rutledge and Hoquiam was recently short platted providing for an additional 15 feet of right-of-way (Ke rec. #20040721000887) along the south side of the Rutledge property. This provides 30 feet of right- of-way along the south half of NE 10th Street. Within the proposed 30-foot right-of-way, we propose to construct 24 feet of asphalt, vertical curb and gutter, and a 5-foot sidewalk. NE 10th Street west of Hoquiam Avenue is constructed. The centerline of NE 10th aligns with the North property line of the Rutledge property. This proposal would allow the intersection of NE 10th and Hoquiam to align. The'surrounding properties to the North and East are currently proposed for development. The property abutting to the North 'is Mr. Jay Lee's property. His proposed development includes the northerly one-half street construction on NE 10th Street. The property to the East is the proposed Wedgwood development. Their proposal is to continue the southerly one-half street section of NE 10th, We request approval of this modification to the one-half street road standards. 1 .1 1 -I --. "::5-~ RUTLEDGE / BENT NOSE PLAT Tax number 102505-9092 10-LOT PREUMINARY PLA T SUBMITTAL PROJECT NARRATIVE The proposal is to construct 10 new homes on the property located at 990 Hoquiam Avenue NE, Renton. The existing residence and buildings on the property will be removed. The proposed 10-lot development will access from Hoquiam Avenue from a new road (NE 10th) constructed along the North property line. The property has a drainage course and wetland along the southerly boundary. This sensitive area together with the required buffers will be located within a sensitive area tract and dedicated to the future homeowners association for ownership and maintenance. Permits required: Land Use Action permit, Utility permits, Street light permits, Building permits Zoning designation: The property is zoned Single Family Residential R-S. The surrounding area is zoned single-family residential. Current Use: Single family with horse storage Special features: A drainage course and associated wetlands are along the southerly boundary of the property. Soil Type/Drainage: The site is underlined with dense Alderwood series soils that have been well grazed and compacted by livestock. The drainage design for the proposed plat would collect the storm water from the roads, driveways, and houses and convey the flow through an on-site storm treatment system. The storm water would be detained within under ground tanks or vaults under the access roads, and then released through pipes to a flow splitter, which will direct the storm water at or below the 2-year rainfall event into a bio-swale for water quality treatment. Any storm event greater than the 2-year would be directed back into the existing drainage course. Proposed use: 10 single family residences Access: Access to the project would be from an extension of NE 10th Street off of Hoquiam Avenue NE. Proposed Off site improvements: No improvements are proposed Total estimated cost / Fair market value: Estimated cost $450,000; Market value (completed homes) $4,000,000 Estimated quantities: Approximately 100 cubic yards of material will be moved on site to provide for the foundation of the houses. This material is planned to remain on site for backfill and landscaping. Trees removed: The existing trees on the property are mainly alders and black cottonwoods. The tree clearing will be focused on the area of the property where construction of the roads and homes will be built. The trees within the sensitive area tract (sensitive area and buffers) will not be moved. Dedication to the City: The proposed extension of NE 10th and cul-de-sac will be dedicated to the City of Renton. Proposed size, number and range: The lots range from 6500 to 7900 square feet. There are 10 lots proposed. Job shacks, sales trailers, and model home: Lot 1 would be constructed as the future model home. The plat improvements are not large enough to warrant a job shack or trailer. RUTLEDGE / BENT NOSE PLAT Tax number J02505-9092 JO-LOT PREUMINARY PLA T SUBMITTAL CONTRUCTION MITIGATION Proposed Construction Dates (begin and end dates): Proposed construction start of June 1, 2005 and end September 15, 2005 for road improvements; house constructioh would start after improvementS are "in. Hours and days of operation: 7:00 am to 3:30 pm, Monday through Friday Proposed Hauling/ Transportation routes: Materials and labor to the proposed site would be from HOquiam Avenue then along proposed NE 10th (an existing driveway). There are no anticipated hauling of off site materials to construct this project. Any excess material will remain on site. Measures to minimize construction activities: Silt fences and water trucks will be used to minimize dust during construction activities. Special hours: No additional hours are needed to construct this project. Preliminary Traffic Control Plan: Utility connections within Hoquiam Avenue will require minimal traffic control during these limited activities. Coordination with the City and Water District Inspectors will be critical. Once a contractor is selected; a traffic control plan will be provided to at the pre-construction meeting with the City and Water District. : . " ,.' .... , .' . " . ~ Mr. Scott F. Cameron . '. ... 'Aldei-NW ' ... '1aJlllaJj 23,2005 . Project No. 111204 .', " 'lJC Real Estate Associates. 'LLC . ~ ... '4,: .102ndAv~e ~ ." . " ...... ' : -.. " .~~evue,· ~ashiDmon 980004 '. Su~jeCt: Site Ohservatioos ... : .. ' RirtIedge Property .' .. ':.~' H~AVenueatNE 10t1tS~ ,. <'Renton, Washington'. " .. ' ".: , . . t. '.:" : .• " " Tax P8r¢el No: TIV,[ ID 1# 1023059092 .. " . , " ' .. . , " : . . . . Dear Mr~':6urieron;':, ...... , .. . '. -.' . . .' . . . . " . ".', '. As·fequested,:(metwnh·you·at ~ IWtledge:Propfm;y, on NOvmnber.l~, 2004 to.reyiow Site Conditioos with R:speCt' .. ' · '. '. to wetlands on the property. The propen:y' is 'identified as King Coimty parcei ID # l023059092 and i,s lopated at . . . 900 Hociu.iam Avenue in ~ city of~ WasbDigton., .... , . ., ". . . . : .... . . . , .' '. ~ . . :: ... :Qur~e~,~rk~i1ded the ~ite'vi~~onN~b~ i2.:2004~:id: wbiqh ~.~imide oUr site observations, :w~ . . '.: :: ; also ~ OurpmriOU8 ~ ~ ~ and' adjaCent ptopeities· .. puring'oUr previous :woIk.On 8.ctiacent tXop.~. . , . .. ~ ~efe aJsOas~:to i~1he llinits ~iwetla~1Croir~~j~ prijperty.: .. .• . ': .' . '. : 1h;subject'p~~is a"~~p~ P~erty~faW~ly 2:5~. ~ is an mristing~fuste:wY '" ..... ' .. ·:tesidence On ~subjeCt·prtJperty.AtpresCDt'the majority of·the·site away ~1h~ house js ~~s'ed ~ ~rse. .' piisture..~e adj~ pro~ri:y to the :eaBt.js siDiiIarly ~Oped" inohiding use as hors~ pasture .. 'ibeprilperty to the~' . ' . ':, :" ... ,. "~orth is ~t1y 'undeVeloped and Is .ocCupi~: b),lDixed fufest. . Adjacent properti~ . to tIW sOuth and east.are . . . . .' p~~~y .~evclDpe~ althOugh apPliCa:tionS foi-resideidiai sub~ion are uBder ieview by the City oi~toit. ..... . · . .' . ~~-:'subj~ p~~~rty gmieraity ~loPCli '~entl};~'~m ~ north p~ ~ toWarct·tbe.~u&: H~ ~w'ac~s ':.. ~ the JW\jomy of·the propet1Y wJreR,' vegetation i~ dotriiuated by gia7.ed pasture ~s~ with ~red'Patcbes of: .. '. ' .. ~ayan blllclclJeny (RubJst!is~olo;{~ sOme' ~ broom. (Cyi;s~ S.¢Opcirhls)8cross. the.~ .. ·There are' . ' . ~nxi qe i>ougla~r'fjr (Pseut/otiuga m~e~ii)tIces on the north portiOn. ¢ the sm;andthere are s!W~ral J3r8e. . . :'.' . '... biack Co~nw~ (populus baLramtfora) -b-ees' alq the south Property &e ... ': ..... ......' .. ' ':-:.' '. . .. :···A.~onaidminage.:co~c~sses·~:sOitth~of~pro~~.~·~Originates·8ttJiewestpropertyjiIie·· .. : .. '.:' '.in a ~liPe ¥,ihicbdlaimJftoma wetlan4 area on thepro~' tOtbnvest. DraiDagecrosses the p~ in abroad '. '. .. Swaie. lieU the:. ProPerty &e tJu;' ~: wi~. At the tiine Qf our ~bseryatiOns iii N~ber tbmC wQ' . . ' .. " ..• ding Water to a ,depth of up to ~out '1.5ft within this broad aIea. D~ CootiIi,ues off1hC proPertY to the east ". · '<', ':. :~d then, ~ t.o ~ Creek and a laIge'~ 8bou~ 700ft east 'ofthe p.q,eri.y. . . . :." .. . . '. '. : .. . ',' ,-'. . . .. :. -:" .. ' ". " ... :; .. '. . ',: ,: .. :-,. , :" .::' .. '. OeleLOPM~E~t~~~G . . . . ' . . -CITY 0 ....; , . . 5_18:.North·.~gtbStr~e~. se~me, ~,~.I~gtO~:.9~103.~hone.(206)!:.8~~:103:6 ... eman aldern~cO~cafflt\' 5 2005:':',''' ", .. ~: :'.,: '-. ' .. ' .; '.-":.' ........ '" ...... '.:-..... ..... :>·,.':~',E,CE~\/ED.· ,'. " .' >, ,Mr. ~pottCamenm .. . . :"-'N~ 13t 2004 . ~.'. ; . ' .. ', .. : ,,', ' ' . ,,' : " . . '. ,,' ::: The·a~ Sm, Map (F~ il~oWsthe limits 6f,tbewet1andon the 'property as' surveyed'~ pl~ by B8ima . , . aDd Ho1mber&' JnO~ The area 'indiCated iiicbides'thC, drainage CouDC'~ ~d' on either side ofihe~. It is oUr iDtcrp~ 'of tile. City of Remon Critical Aiea ReguJati~DSttbat the Wetland ~ ~·criteria fOr desiBn!mon . , .Jisa City OfRmton CategolY 3 Wetland. . Itmeetsthe ~tegoly3criteriab~uSe it iS~ than S,OOOsq;ft, andbSs . ·.beeo..disturbed.by the Creation of thDditch 'linedraining ~gh the We$.nd. The ~hydrOtogy' has been . . . . m¢ified bY, tbe,cfitCt!ingentermg ·~Property.aDd by work on the a.ljacimt"i'ropertyto the east.v~ is . affectedb}r theu~ of the area aShors~ pasture. 'l'Iie .ciassificati~ of-the ~·wet1and·is co~istent:With the' ~gOry . :: ·as.signed to. the wetland on~ 'imnJerty to the·west.' . . : .... ".: : ... ,-: ." ..:. •....... . .. ':"':."::'. .... .: . :··'Cnr of)teiitoi1 Critica Re~Qns·m}11ire.~.:2S footbl~~rme8S~ from~edge ~fthe ~8nd, fur Class·3·. ,:.' ·:W~':':"·.': ....... ',.: .. : ................ :.:-:; ... ", .. ' .. <'.: .. "';" '.::' .. ' .... ~.: .. : .. . . '. We trust"the information pres~~ ~ is Sufficient for your ~ Deeds. 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'e.1I PAGE .. 1 OF III DEED.:OF~·Dgl)J¢ATio~ :ll""/" . .JP~rty Tax Parcel Number: 102305906004 GraDtor(s): ·~~::I::.. ..,.l .' ./~. :;: 3G~t~e(s): 1 Patnela M Bmaex-· .' ;.';''''/ V· C( of Renton a MumCl al Co orabon LEGAL DESCRIPTION :!~Abb,tewat~ or Jjll11elal ~Ust ~<! .. b.f1!.~ Addtflon~n~gal on page 2 ) A P~RTION OF TIlE SO~; QJ~~i~:6~;' NQ~~Asr':6vl~TER OF SECTION 10, TOWNSHIP 23 NORTH. RANGE 5"~'ST,iW "f'.~ ~ TlII::" cr'iy OF R,EN1pN. KING COUNTY, WASHINGTON {, :::./ "::,:,:i./ .," "'. ~. .\~. ;':~. ~.II":,~, "'.:: '::::.. ''-." .. :':: "':'. .r::'.. :<::: .. :: .... ,,:,::,:.: ..... \ .. The GrllJ!-.l'or, (or and ·iil:. constderat1on of mutual benefits conw~})ult: cla.rins. gedlc,tIIs.IUld,.d.!?!l.altes to. theJaran¥e<s) as named ~Pove. t~~ above.de8Cnbed real estate sItuated In the County of ~~ng. ~tate.~f Washmgton 1lils d#dlcation IS requi"!il as aq.Ori'dltlon f9rdevelopment ofproperty .. :: ....... / ;/ .• '-""'.~: ) ,i' :;:- IN o/i~s ~ER$oF, I have hereunto set my hand and seal thiday ~d ~ar'~ wr~lielol .... :. ...... " :~' .': .. ;:., .. ~..:: ... ,. -"::;". :.,:. ,::' ".::;. .",}' .:' "',,:..- .' OI045L05 legal doc: ::'.--..f;.::-------------------~~~.,..,.....,,=~---___, .,' .~ Project LUA-03-0S2-SHPL ,/ ./""""" ExhIbit A WO# " " . PIO /::. .:>."'., .. ' ..... ' Legal Descnptlon GRANTOR ~f ~~ .~. ~~ .:::. . ..... :. Street SE 116111 Street .•.... :~. .i~./' ··:t·. ::' •• ~\~~: "":.~,:":,.'''.'''-''.,,/' .. : ::L~~I 9~s~f~,ptiO~·':'RI~ht-of-'aYJ?edication ::':~;, .' i~at.~~~6~~/~f ""·Ei-ri.ort~a,st'&~a,r.t~i~f t~~ southwest quarter of the northeast quarter of "Seqtion .:10~: ToWnship ~ North. ~ng,.'5 Eii$t, W M • In the City of Renton, King County. Wa$hIOgt~h d~c,r~/as follow~/"./~/ ... :,/ ./::::::, \" .,.... ~.~ ... ::. ,/':' .,/~:..~': ,.:./'" ~~~ •• oJ' {~ .j' COMMENefN(3 at.the ~6rthyiesn;orner at .~Iclsubdlvlslon, thence S88°16'10"E, along the north hne of sal(J·~ubd.vlslon'; 330":89 fset tb tt1e east line of the west half of said subdIVISion. thence s.9.00q~~34"W, a'~ng.,~~I(~{~as!..hO.,~. 15 01 fee,t}o the south line of the north 1500 feet of sald:'S.tlbdlv.lslonJ!Jn~;lhePQlNT OF:SEGINt;4IN~ of the herein descnbed tract, thence contn~.(jlOg::SOqo06~34~. ~'qng ~Id e~~ine. 1501 feet to the south line of the north 30 00 f~tbf s.ald ~u~lvl~f6n:Jhe~ce.:,Nsao16'1 O"W, along saId south hne. 275 17 feet to a POint' of @.ngen~ w~h a, 25':00 foot .radluS curve to the left, thence so:ythwesterly, along said curVe, thr,Pugh a.:central,4ingle of.'9·fS3e~3.0". a distance of 39 97 f~t l<Htle east nght-of-way margin of. Hoq'u~~ A.vEm~ NS".f. ~tlEt{lc:e;t.·JOooq;t'29ttE. along ~~Id eash~arg,". 40 72 feet to the soUtt1,,'~~~.,rl1 ~e ~rt~, . .:t5J~,!.~t ciT sa~,/ subdlv.islon~,.thenOe 888016'1 O"E, alQng said south hn~, 300 6.8 feet to the POINT OF BE~JNNI~\, .;\ '~:".".,/ /,,. ..... "}. ,/. ,./ IF . CQ~;all1l~,6~7 ± ~quare feet (01069 ± acres) ::\:: , ... ~.::.::~;,. .// ... // ;,,:,/ if <i' ........ :,/i'."./ .. -.. " ..... :::... elzelbi: .. ,; .. // .. ,::/; ,:'" .~:,:.~.,. :.'" ~ /I-V """,,,,,/ ," (::>' iC"""o", .. ".,"" .... ,,/ji /"""'\''',.,j' ,/' _ .... " { ,," ':":I-"'\~:~'" .' ",'.::' .:',:-':~'~~" ,'. . ....• / ··:::\:h .... _II~·: .. • ./: :: ... ~~" .... '\\.:./ : ... . .: .... ~ ... ;( " :.,:'~:,/ ....... '.-"''' .. '::' .. '\ .. .::'::/ " . " OI04Sl06legaldOc .? .?":',. I~ " ",;. :i" •••••.....•.•. ... ,' '~:. . W 300.98 . BINDER RIGHT OF WAY DEDICATION EXHIBIT ,. ""., ...... -:'" . ~ .-:. ~:: ~:~.:. ....... :: .. : •. : ::,... .:;' ..... ,.5: . ,' ...... .... : ... III ~ I ~!ll !I!~ I i~ I ~; I zi I I ~ I ~I I I ~I ~I I I ;r-~ I ~ I I ltt I I SHEET :2 OF :2 BINDER SI-IORT PLAT Lta-08-06ll-8IIPL UUHIO_ ':''''''''''':''''''''''''' lOT 1 ,,-"- ,\,\'1> ,,.ec.,e .;:-c'O Q'V,P"j -$'\~'" .if~o· -- e,ee,' _,c, q,.<'; {>'" lor 2 UNPLATTED A POR110N Of' THE SW 1;4'oF lliE IIEI/4 Of' SEC. 10, TWP. 23 N .. RGE. 5 E., W.M. CITY'Of' RENTON. KING COUNTY. WASHINGTON SCALE: 1-= 50' 1 T T IWIIII OJ' BIWIIIfG8 fiiDiD2'4ft SElWIN 'III! Mma..IiC!N15 PUN) " Pl..ACf AT »IE EAST QJARtER AND NCIR1H£AST CORNER f7 !!ii!ClICI4 1()-2r5. PfR ..... t. --1 • ..-:. OF SUII'IEY BY WsH;-ROID ''''f~ REC. NO. 08D5140CX)4. LEGEND <:,::,',::;:"",,~ • SET In.' )C 24' REBAR .-nt P\.AS1IC ~<tT:~.ST""'" 'talE PlS mM'. o ,~ ~ __ AS NCI1ED. ®,p Q1Y C~"1i£inuN STREET AEIRSS. .;:: ... ,,' .... ~~..... ~(f'NO.~== b. 226.7'_' ------l • l .~:'-'-"'" ."'~;::::;,:",,2~,::,,,:::':::';~· " .. : ...... :/-" '("""'/': 'L'o T ~ Kill; CO. QOUNDARY UHf. AI'J..lISlWENT NO. L~ REC. 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':NGINEUIN~:"" ;>~i;:NI .JOB Nt:>. • .,:."::-':": .,.r-- .. J .:~.: ... ' ..... : .. : ...... . BIN.DER ....... ,a": ,L/L,)"" SHORT PLAT SHEET :1. OF :2 w.-OS-OU-SIIPL um-_ A PORTION OF THE SW 1/4 OF THE NE1/4 Of SEC. 10. TWP. 23 N •• RGE. 5 E.. W.M. TIlE NCRlltI;ASr au.tIiiER or ii£c~ CWiiisA rE TIlE NIlII1I<£AST WARmt <E SECnQN , .. ~ .. ~-. ...,. ......... IQMOl_.-~~$i;~~S?,::',(:,::~~'"';,:_::,:,;i . ' .::::: .... ::.: ... DBDlcmoN/~ .... , .. t:~£r~~~~iv.~i~~[N~ .. \·:·· REPREmfT ...... ~ 'RtE 5tICRT aBnISIDN IMPE HEREBY. Me tHAT SAl) SHfiRT SUEIJMSKJr 15....,. "'III 1ItE FlUE COIISDIT..., II ACCCRDN«lE ...... TIlE IlESRE aF !HE"-,(sk" 'mACT A IS A 'tIEIL.MrID YANAGEUBIT 1'IU.cT .QID IS HQtEBY PfRIIANEN1L Y An .... :ttED··;ij -:~ 1 AND MY FUlUR! SIJBI:NSIDN nfSIIXF. lHE OVHER t# lOT 1 IS RESPaNsa.£ FaR ALL I:IIDIl!JrINrCt C8.1GA'DON$ FOR 1RACI' A NG lHEBE CI3IJIj;o\lKJCS SHAU. IalN WTH '11£ LAND. :.: .. : ............. :: .. CllY Of RENTON. KING COl·NlY. 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NfIJ SAID ~ ACICNOIlEDGED TMAT SI£ SUMD THIS II'IStRUMEIIT NCD ~ IT 10 E HER FREE MD \IIDI,UrIITARY N:r fCR 1HE USES AND PURPOSES moJctIED II 1HE 1N5'TRUIIENT. ~..7.;; C.~jlWfer =~1f;.~.) Palm NOTARY PUEILIC: IN AND RR 'THE ~A~K~w6~ MY APPONlWEHf DPR5 '< n :tan =-~= ~~,,~~::Jf=""" --T 11IA\£ fUJ:~ " p ~ '" I st'2IIT!IST. n i ~ 15 It 14 ..... ::. ~DESI.~'{ ~~.~ ENG'NEElfNGi:,. PU: .JOB N"6~ .. / , '-a-B·OTEeH CONSULTANTS, INC. Bent Nose, LLC .4 ':"-102nd Avenue Northeast, Number 201 Bellevue, Washington 98005 Attention: Scott Cameron 13256 Northeast 20th Street, Suite 16 Bellevue, Washington 98005 (425) 747-5618 FAX (425) 747-8561 March 3,2005 IN 05062 DEVELOPlvlENT PLANNING CITY OF RENTON MAR 222005 RECEIVED' Subject: Transmittal Letter -Geote~hnical Engineering Study . Proposed Residential Plat 990 Hoquiam Avenue Northeast Renton, Washington . Dear Mr. Cameron: Via "facsimile: (425) 453-9997 We are pleased to present this geotechnical engineering report for the proposed residential plat to be constructed in R~nton. The scope of our services consisted of exploring site surface and subsurface conditions, and then developing this report to provide re<;:ommendations for general earthwork and design criteria for foundations, retaining walls, pavements, and detention vaults. This work was authorized by your acceptance of our proposal, dated February 19, 2005. The attached report contains a discussion of the study and our recommendations. Please contact us if there are any questions regarding this report, or for further assistance during the design and construction phases of this project. ZJM/JHS: cis Respectfully submitted, OEOTECH CONSULTANTS, INC. ;Z:;Jjtt.L.. ' Zachary J. Munstermann Geotechnical Engineer GEOTECH CONSULTANTS, .INC. , , GEOTECHNICAL ENGINEERING STUDY Proposed Residential Plat 990 Hoquiam Avenue Northeast Renton, Washington This report presents the findings arid recommendations of our geotechnical engineering study for the site of the proposed residential plat to be located in Renton. We were provided with site plans c;lnd a topographic map. Offe Engineers developed these plans, which are dated' February 1" 2005. Based on these ,plans, we understand that the 2.5-acre development will be subdivided into 10 lots, with 2 detention vaults. The grading plans show that the site will be leveled out and the existing road will be improved from Hoquiam Avenue to access 'the lots. We also anticipate that cuts and fills will be required to maintain the proposed finished floor elevations. The topographic map shows the existing house, barn, and the wetland on the south side of the lot. If the scope of the project changes from what we have described above, we should be provided with revised plans in order to d~termine if modifications to the recommendations and conclusions of this report are warranted. SITE CONDITIONS ,SURFACE, The Vicinity Map, Plate 1, illustrates the general location of the site. The site is located on the south side of 10th Avenue Northeast in Renton at the east end of the street. Undeveloped, relatively flat, forested areas bound the property to the north and south. There are single-family houses to the east and west, however, they are a good distance from the property. A stream runs through the southern portion of the site and the area around it has been designated a wetland with a, 25-foot buffer zone on either side. The undulating surface of the site gently slopes to the southeast. Trees and bushes are growing in the eastern and southern portions of the site, with a pond in the southeast corner. The only development on the site is a house, barn, and woodshed in the northwest portion of the property. The rest of the site is being used as a pasture, which is enclosed by fences. SUBSURFACE The subsurface conditions were explored by excavating 9 test pits at the approximate locations shown on the Site Exploration Plan, Plate 2. Our exploration program was based on the proposed construction, antiCipated subsurface conditions and those encountered during exploration, and the scope of work outlined in our proposal. The test pits were excavated on February 23, 2005 with a rubber-tired backhoe. 'A geotechnical engineer from our staff observed the' excavation process, logged the test pits, and obtained representative samples of the soil encountered. "Grab" samples of selected subsurface soil were collected from'the backhoe bucket. The Test Pit Logs are attached to this report as Plates 3 through 7. GEOTECH CONSULTANTS, INC. " Bent Nose, LLC' • March 3, 2005 Soil Conditions,' IN 05062 Page 2 The test pits encountered about one foot of topsoil overlying loose to medium-dense, brownish orange, silty sand and gravel (weathered glacial till), which became gray and very dense ap'proximately 5 feet below the existing grade. This nOrl-weathered dense to very , dense, glacially-consolidated ,mixture of sand, silt and gravel is commo'nly referred to as glacial till. Glacial till was encountered to the maximum explored depth of 9 feet below the existing grade. Cobbles and boulders were common in all of the test pits. ' No obstructions were revealed by our explorations. However, debris, buried utilities, and old foundation and slab elements are commonly encountered on sites thathave had previous , development. r Groundwater Conditions No groundwate(seepage was observed during excavation. The test pits were left open for only a, short time period. Therefore, the 'absence of seepage levels on the logs does not preclude the presence of groundwater, in future excavations. It should be ,noted that groundwater levels vary seasonally, with rainfall and other factors. We anticipate that groundwater could be found in more permeable pockets within the till and between the near- surface weathered soil and the underlying denser glacial till. The stratification lines on the logs represent the, approximate boundaries between soil types at the exploration locations. The actual transition between soil types may be gradual, and, subsurface conditions can vary betw,een exploration locations. The logs provide specific subsurface information only at the locations tested. The relative densities and moisture descriptions indicated on the test pit logs are' interpretive descriptions based on the conditions observed during excavation.' .. The compaction of backfill was not in the scope of our services. Loose soil will therefore be found in the area of the test 'pits. If this presents a problem, the backfill will need to be removed and replaced with structural fill during construction. CONCLUSIONS AND RECOMMENDATIONS GENERAL THIS SECTION CONTAINS A SUMMARY OF OUR STUDY AND FINDINGS FOR THE PURPOSES OF A GENERAL, OVERVIEW ONLY. MORE SPECIFIC RECOMMENDA TlONS AND CONCLUSIONS ARE CONTAINED IN THE REMAINDER OF THIS REPORT. ANY PARTY REL YING ON THIS REPORT SHOULD READ THE ENTIRE DOCUMENT. The test pits conducted for this study encountered loose to medium-dense weathered till soils overlying dense to very densl9 glacial till soils (beginning at approximately 5 feet below grade). , Based on our findings, it is our opinion that the proposed houses can be supported by conventional spread and continuous foundationsbea,ring on the medium-dense to dense, native silty sands or on structural fill properly placed and compacted above these competent native soils. Due to the anticipated depth of the stormwater vaults, they will be embedded into the very dense glacial till soils and a higher bearing capacity has been provided for these structures. The silty sands are GEOTECH CONSULTANTS, INC. Bent Nose, LLC , March 3, 2005 JN05062 Page 3 , moisture 'sensitive and it may be prudent, during wet weather, to cover the bearing surfaces with a 3-to-4-inch thick protective rock layer to prevent disturbance from foot traffic during formwork. The rock should consist ,of 2-to 4-inch, clean crushed rock or clean, recycled concrete. However, this rock will likely not be n~cessary during relatively dry weather. Storm detention/retention facilities and other utilities are often installed below, or near, structures. The walls of storm vaults must be designed as either cantilever or restrained retaining walls, as appropriate. Wall pressures for the expected, soil conditions are presented in the Permanent Foundation and Retaining Walls section of this report. It is important that the portion of the structure above the' permanent detained water level be, drained, through the installation of foundation wall drains and the use of a wedge of free-draining backfill soil, as recommended for retaining walls~ Should drainage not be provided, the walls must be designed for hydrostatic forces acting on the outside of the structure. To reduce the potential for post-construction settlement, the backfill for all undergro'und structures must be compacted in lifts according to the criteria in the General Earthwork and Structural Fill section of this report.' Trenches for underground structures and utilities should not cross a line extending downwards from a new or existing footing at an inclination of (1: 1) (Horizontal:Vertical), or a line extending downwards from a property line at . anihclination Of (0.75: 1) (H:V). We should be consulted if these excavation zones will be exceeded for installation of storm facilities or other utilities. A geotechnical consideration for development of this site is the high silt content of the native soils. These fine-grained, silty soils are !:?ensitive to moisture, which makes them impossible to adequately compact when they have moisture contents even 2 to 3 percent above their optimum moisture corltent. The reuse of these soils as structural fill will only be successful during hot, dry weather. The earthwork contractor must be prepared to rework areas that do not achieve proper compaction due to high' moisture content. Utility trench backfill in structural areas, such as pavements, 'must also be dried before it c~m be adequately compacted. Improper compaction of backfill in utility trenches and around control structures is a common reason for pavement distress and failures. Imported granuiar fill will be needed wherever it is not possible to dry the on-site soils sufficiently before compaction. The erosion control measures needed during the site development will depend heavily on the weather conditions that are encountered. ,While site clearing will expose a large area of bare soil, the erosion potential on the site is relatively low due to the gentle slope of the ground. We anticipate that a silt fence will be needed around the downslope, sides of any cleared areas. Rocked construction access roads should be extended into the site to reduce the amount of soil or mud carried off the property by trucks and equipment. Wherever possible, these roads should follow the alignment of planned pavements, and trucks should not be allowed to drive off of the rock-covered areas. EXisting catch basins in, and immediately downslope of, the planned work, areas should be protected with pre-manufactu~ed silt socks. Cut slopes and soil stockpiles should be covered with plastic during wet weather. Following rough grading, it may be necessary to mulch or hydroseed bare areas that will hot be immediately covered with landscaping or an impervious surface. The drainage and/or waterproofing recommendations presented in this report are intended only to prevent active seepage from flowing through concrete walls or slabs. Even in the absence of active seepage into and beneath structures, water vapor can migrate through walls, slabs, and floors from the surrounding soil, and can even 'be transmitted from slabs' and foundation walls due to the concrete curing process. Water vapor also results from occupant uses, such as cooking and bathing.. Excessive water vapor trapped within structures can result in a variety of undesirable conditions, including, but not limited to, moisture problems with flooring systems, excessively moist GEOTECH CONSULTANTS, INC. Bent Nose, LLC 'March 3, 2005 IN 05062 Page 4 air within occupied areas; and the growth of. molds, fungi, and other biological organisms that may be harmful to the health of the occupants. The designer or architect must consider the potential vapor sources and likely occupant uses, and provide sufficient ventilation, either passive or mechanical,t'? prevent a build up of excessive water vapor within the planned structure. Geotech Consultants, Inc. should be allowed to review the final development plans to verify that the recommendations pre,sented in this report are adequately addressed in the design. 'Such a plpn review would be additional work beyond the current scope of work for this study, and it may include revisions to our recommendations to accommodate site, development, and geotechnical constraints that become more evident during the review.process. I ' , . We recommend including this report, in its entirety, in the project contract documents. This report should also be provided to any future property, owners so they will be aware of our findings and recommendations. • "_ f SEISMIC CONSIDERA TIONS The site. is located within Seismic Zone 3, as illustrated on Figure No. 16-2 of the, 1997 Uniform Building Code (UBC). In accordance with Table 16-J of the 1997 UBC, the site soil profile within ~100 feet of the ground surface is best represented by Soil Profile'Type Sc (Very Dense Soil). Under the 2003 International Building Code (lBC), the Soil Class would be C. The site soils are not susceptible to seismic liquefaction because of their dense nature and the absence of near-surface groundwater. CONVENTIONAL FOUNDATIONS The proposed structure can b'e supported on conventional continuous and spread .footings bearing, on medium-dense to dense glacial till, or on structural fill placed above this compet~nt native soil. See the· section entitled Genera/Earthwork and Structural Fill for recommendations regarding the placement and' compaction of structural fill beneath structures. Adequate compaction of structural fill should be verified with frequent density testing during fill placement. Prior to placing structural fill beneath foundations, the excavation should be observed by the geotechnical engineer to document that adequate bearing soils have been exposed. We recommend that continuous and individual spread footings have minimum widths of 12 and 16 inches, respectively. Exterior footings should also be bottomed at least 18 inches below the lowest adjacent finish ground surface for protection against frost and erosion.' The local building codes should be reviewed to determine if different footing widths or embedment depths are required. Footing subgradesmust be cleaned of loose or disturbed soil prior to pouring concrete. Depending upon site and equipment constraints, this may require removing the disturbed soil by h~md. Depending on the final site grades, overexcavation may be required below the footings to expose competent native soil. Unless lean concrete is used to fill, an overexcavated hole, the overexcavation must be at least as wide at the bottom as the' sum of the depth of the overexcavation and the footing width. For example, an overexcavation extending 2 feet below the bottom of a 2-foot-wide footing must be at least 4· feet wide at the base of the excavation. If lean concrete is used,' the overexcavation need only extend 6 inches beyond the edges of the footing. An allowable bearing pressure of 2,000, pounds per square foot (pst) is appropriate for footings supported on' competent native soil. If the vault footings are excavated to bear directly on the GEOTECH CONSULTANTS, INC. Bent Nose, LLC March 3, 2005 IN 05062 Page 5 dense to very dense native glacial till soils, an allowable bearing pressure of 5,000 pounds per square foot (pst) is appropriate. A one-third increase in these design bearing pressures may be used when considering short-term wind or seismic loads. For the above design criteria, it is anticipated that the total post-construction settlement of footings founded on competent native soil, or on structural fill up to 5 feet in thickness, will be less than one inch, with differential settlements on the order of half a.1J .irlcb jn a distance of 50 feet along a continuous footing with a uniform load. Lateral loads due to wind or seismic forces may be resisted by friction between the foundation and the bearing soil, or by passive earth pressure acting on the vertical,embedded portions of the foundation. For the latter condition, the foundation must be either poured directly against relatively level, undisturbed soil or be surrounded by level structural fill. We recommend using the following ultimate values for the foundation's resistance to lateral loading: Coefficient of Friction 0.50 Passive Earth Pressure 350 pcf Where: (i) pcf is pounds Plitr cubic foot, and (ii) passive earth pressure is computed using the equivalent fluid density: If the ground in front of a foundation is loose or sloping, the passiv~ earth pressure given above will not be appropriate. We recommend maintaining a safety factor of at least 1.5 for the foundation's resistance to lateral loading, when using the abqve ultimate values. . PERMANENT FOUNDATION AND RETAINING WALLS Retaining walls backfilled on only one side should be designed to resist the lateral earth pressures imposed by the soil they.retain. The following recommended parameters· are for walls that restrain level backfill: 350 pef 0.50 135 pcf Where: (i) pcf is pounds per cubic .foot, and (Ii) active and . passive earth pressures are computed using the equivalent fluid pressures. • For a restrained wall that cannot deflect at least 0.002 times its height, a uniform lateral pressure equal to 10 psf times the height of the wall should be added to the above active equivalent fluid pressure. GEOTECH CONSULTANTS, INC. Bent Nose, LLC March 3, 2005 IN 05062 Page 6 The values given above ate to be used to design permanent foundation and retaining walls only. It is not appropriate to back-calculate soil strength parameters from the earth pressures and soil unit weights presented in, the table. The values for friction and passive resistance are ultimate values arid do not include. a . safety factor. We recommend a safety factor of at least 1.5 for overturning and sliding, when using the above valUes to design the walls. Restrained wall soil parameters should be utilized for a distance of 1.5 times the wall height from corners or bends in the walls. This is intended to reduce the amount of cracking that can occur where a wall is restrained by a corner. The design values given above do not include the effects of any hydrostatic pressures behind the walls and assume that no surcharges, such as those caused by slopes, vehicles, or adjacent foundations will be exerted on thewalls. If these conditions exist, those pressures should be added to the above lateral soil pressures: . Where sloping backfill is desired behind the walls, we will need to be given the wall dimensions and the slope of the backfill in order to provide the appropriate design earth pressures. The surcharge due to traffic loads behind a wall can typically be accounted for by adding a uniform pressure equal to 2 feet multiplied by the above active fluid, density. Heavy construction equipment should not be operated behind retaining and foundation walls within a distance equal to the height of a wall, unless the walls are designed for the additional lateral pressures resulting from the equipment. The wall design criteria assume that the backfill will be well-compacted in lifts no thicker than 12 inches. The compaction of backfill near.the walls should be accomplished with hand-operated equipment to prevent the walls from being overloaded by the higher soil forces that occur during compaction. Retaining Wall Backfill and Waterproofing Backfill placed behind retaining or foundation walls should be coarse, free-draining structural fill containing no organics; This backfill should contain no more than 5 percent silt or clay particles and have no gravel greater than 4 inches in diameter. The percentage of particles passing the No.4 sieve should be between 25 and 70 percent. If the native sand . is used.as backfill,'a minimum 12-inch width of free-draining gravel or a drainage composite similar to Miradrain 6000 should be placed against the backfilled retaining walls. The . . drainage composites should' be hydraulically connected to the foundation drain system. Free-draining backfill or gravel should be used for the entire width of the backfill where seepage is encountered. For increased protection, drainage composites could be placed along cut slope faces, and the walls backfilled entirely with free-draining soil. The later 'section entitled Drainage Considerations should also be reviewed for recommendations related to subsurface drainage behind foundation and retaining walls. The purpose of these backfill reqUirements is to ensure that the' design criteria for a retaining wall are not exceeded because of a build-up of hydrostatic pressure behind the wall. The top 12 to 18 inches of the backfill should consist of a compacted, relatively impermeable sailor topsoil, or the surface should be paved. The ground surface must also slope away from backfilled walls to reduce the potential for surface water to percolate into the backfill. The section entitled General Earthwork and Structural Fill contains . recommendations regarding the placement and compaction of structural fill b~hind retaining and foundation walls. '. The' above recommendations' are not intended to waterproof below-grade walls, or to prevent the formation of mold, mildew or fungi in interior spaces. Over time, the GEOTECH CONSULTANTS. INC, i;ent Nose, 'LLC March 3, 2005 IN 05062 Page 7 performance of subsurface drainage systems can degrade, subs~rface groundwater flow patterns can change, and utilities can break or develop leaks. Therefore, waterproofing should be provided where future seepage through the walls is not acceptable. This typically includes limiting cold-joints and wall penetrations, and using bentonite panels or membranes on the outside of the walls. There are a variety of different waterproofing materials and systems, which should be installed by an experienced contractor familiar with the anticipated construction and subsurface conditions. Applying a thin coat of asphalt emulsion to the outside face of,a wail is not considered waterproofing~ and will only help to reduce moisture generated from water vapor or capillary action from seeping through the concrete. As with any project, adequate ventilation of basement and crawl space areas is important to prevent a build up of water vapor that is commonly transmitted 'through concrete walls from the surrounding soil, even when seepage is not present. This is appropri~te even when waterproofing is applied to the outside of foundation and retaining . walls. We recommend that you contact a specialty consultant if detailed recommendations or specifications related to waterproofing design, or minimizing the potential for infestations of mold and mildew are desired. ~ SLABS-ON-GRADE . The building floors may be constructed as slabs-on-grade atop competent native soil, or ,on structural fill. The subgrade soil must be in a firm, non-yielding condition at the time of slab construction or underslab fill placement. Any soft areas encountered should be excavated and replaced with select, imported structural fill. . Even where the exposed soils appear (jry, water vapor will tend to naturally migrate upward through the soil to the new constructed space above it. All interior slabs-on-grade must be underlain by a capillarY break or drainage layer consistirig of a minimum 4-inch thickness of gravel or crushed rock that has a fines content (percent passing the No. 200 sieve) of less than 3 percent and a sand content (percent passing the NO.4 sieve) of no more than 10 percent. As noted by the American Concr~te Institute (ACI) in the· Guides for Concrete Floor and Slab Structures, proper moisture protection is desirable ,immediately below anyon-grade slab that will be covered by tile, wood, carpet, impermeable floor coverings, or any moisture-sensitive equipment or products .. ACI also notes that vapor retarders, such as:;.6-mil plastiC sheeting, are typically used. A vapor retarder is' defined as a material with a permeance of less than 0.3 US perms per square foot (pst) per hour, as determined by ASTM E 96. It is possible that concrete admixtures may meet this specification, although the manufacturers ofthe admixtures should be consulted. W~ere plastic sheeting is used under slabs, joints should overlap by at least 6 inches and be sealed with adhesive tape. The sheeting should extend to the foundation walls for maximum vapor protection. If no potential for vapor 'passage through the slab is desired, a vapor barrier should be used. A vapor barrier, as defined by ACI, is a product with a water transmission rate of 0.00 perms per square foot per hour when tested in accordance with ASTM E 96. Reinforced membranes having sealed overlaps can meet this requirement. ,In the recent past, ACI (Section 4.1.5) recommended that a minimum of 4 inches of well-graded compactable granular material, such as a 5/8 inch minus crushed rock pavement base, should be placed over the vapor retarder or barrier for proteCtion of the retarder or barrier and as a "blotter" to aid in the curing of the concrete slab. Sand was not recommended by ACI for ,this purpose. However, the use of material over the vapor retarder is controversial as noted in current ACI literature because of the potential that the protection/blotter material can become wet between the time of its placement and the installation of the slab. If the material is wet prior to slab placement, GEOTECH CONSIjL TANTS, INC. £3ent Nose, LLC Mar~h 3, 2005 IN 05062, Page 8 which is always possibie in the Puget Sound area, it could cause vapor transmission to occur up through the slab in the future, ~ssentially des'troying the purpose of the vapor barrier/retarder. Therefore, if there is a potential that the protection/blotter material will become wet before the slab is installed, ACI now recommends that no protection/blotter material be used. However, ACI then recommends that, because there is a potential for slab cure due to the loss of the blotter material, joint spacing in the slab be reduced, a low shrinkage concrete mixture . be used, and "other measures" (steel reinforcing, ek) be used. ASTM E-1643-98 "Standard Practice for Installation of Water Vapor ,Retarders Used in Contact with Earth or Granular Fill Under Concrete Slabs" generally agrees with t~e recent ACI literature. We recommend that the contractor, the project materials engineer, and the owner discuss these issues and review recent ACI literature and ASTM E-1643 for installation guidelines and guidance on the use of the protection/blotter material. Our opinion is that with impervious surfaces that all . means should be undertaken to reduce water vapor transmission.' . We recommend proof-roiling slab areas with a heavy truck or a large piece of construction equipment prior to slab' construction: Any soft areas encountered during· proof-rolling should be excavated and replaced with select, imported structural fill. ROCKERIES We anticipate that rockeries may be used in the site development. A rockery is not intended to function as an engineered structure. to resist lateral earth pressures, as a retaining wall would do. The primary function of a rockery is to cover the exposed, excavated surface and thereby retard the erosion process. We recommend limiting rockeries to an exposed height of 8 feet and placing ·them against .only dense, competent native soil. The lower 12 inches of any rockery must be embedded below the finish grade that will exist at the face of the rockery. Rockeries that are taller than 8 feet, or that are placed in front· of loose soil or in areas of compacted fill will require additional engineering. The construction of rockeries is, to a large extent, an art not entirely controllable by engineering methods and standards. It is imperative that rockeries, if used, are constructed with care and in a proper manner by an experienced contractor with proven ability in. rockery construction. The rockeries should be constructed with hard, sound, durable rock in accordance with accepted local practice. In general, the lowest two rows of rocks should have a minimum depth (as measured perpendicular to the rockery's face) of 1/3 of the rockery's height. Soft rock, or rock with a significant number of fractures or inclusions, should not be used, in order to limit the amount of maintenance and repair needed over time. Provisions for maintenance, such as access to the rockery, should be considered in the design. In general, we recommend that rockeries have a .minimum dimension of one-third the height of the slope cut above them. Tiered rockeries are not recommended, unless there is sufficient space to construct upper tiers that do. not exert lateral pressure on the lower tiers. The base of a tiered rockery's upper wall should be set back from the' rear of the lower rocks an amount equal to the height of the lower tiers . . EXCAVATIONS AND SLOPES Excavation slopes should not exceed the limits specified in local, state, and national goyernment safety regulations. Temporary cuts to a depth of about. 4 feet may be attempted vertically in unsaturated soil, if there are no indicatioris of slope instability. However, vertical cuts should not be GEOTECH CONSULTANTS, INC. Bent Nose, LLC March 3, 2005 IN 05062 Page 9' made near property boundaries, or existing utilities and structures. Based upon Washington Administrative Code (WAC) 296, Part N, the sci!! at the subject site would generally be classified as Type A. Therefore, temporary' cut slop~s greater than 4 feet in height should not be excavated at an inclination steeper than 0.75:1 (Horizontal:Vertical) , extending continuously between the top and the bottom of a cut. ' The above-recommended temporary slope inclination is based on the conditions exposed in our explorations, and on what has been successful at other sites with similar. soil conditions. It is possible that variations in' soil and groundwater conditions will require modifications to the inclination at which temporary slopes' can stand. Temporary cuts are those that will' remain unsupported for a relative,ly short duration to allow for the construction of foundations, retaining walls, or utilities. Temporary cut slopes should be protected with plastic sheeting during wet weather. It is also important that ,surface water be directed away from temporary slope cuts. The cut slopes should also be backfilled or retained as soon as possible to reduce the potential· for instability. Please note that loose soil can cave suddenly and without warning. Excavation, foundation, and utility contractors should be. made especially aware of this potential danger. These recommendations may need to be modified if the area near the potential cuts has been disturbed in the past by utility installation, or if settlement-sensitive utilities are located nearby. , All permanent cuts into native soil should be inclined no steeper than 2:1 (H:V). To reduce the potential for shallow sloughing, fill must be compacted to the face of these slopes. This can be accomplished by overbuildin'g the compacted fill and then trimming it back to its final inclination. Adequate compaction' of the slope face is important for long-term stability an'd is necessary to prevent excessive settlement of patios, slabs, foundations, or other improvements that may be placed near the edge of the slope. Water should not be allowed to flow uncontrolled over the top of any temporary or permanent slope. 'All permanently exposed slopes should be seeded with an appropriate species of vegetation to reduce erosion and improve the stability of the surficial layer of soil. DRAINAGE CONSIDERATIONS . Foundation drains should be used where'(t) crawl spaces or basements will be below a structure, (2) a slab is below the outside grade; or (3) 'the outside grade does not slope downward from a building. Drains should also be placed at the base of all earth-retaining walls. These drains should be surrounded by at least 6 inches of 1-inch-minus, washed rock and thenwrapped in non-woven, geotextile filter fabric (Mirafi 140N, Supac4NP, or similar material). At its highest point, a perforated pipe invert should be at least 6 inches below the bottom of a slab floor or the level of a crawl space, and it should be sloped for drainage. All roof and surface water drains must be kept separate from the foundation, drain system. A typical drain detail is attached to this report as Plate a.For the best long-term performance, perforated PVC pipe is recommended for 'all, subsurface drains. As a minimum, a vapor' retarder, as defined in the Siabs-On-Grade section, should be provided in any crawl space area to 'limit the transmission of water vapor from the underlying soils. Also, an outlet drain is recommended for all crawl spaces to prevent a build up of any water that may bypass the footing drains. ' No groundwater was observed during our field work. If seepage is encountered in an excavation, it should be drained from the site by directing it through drainage ditches, perforated pipe, or French GEOTECH CONSULTANTS. INC. ·Bent Nose, LLC March 3, 2005 . IN 05062 Page 10 drains, or by pumping' it from 5umpsinterconnected by shallow connettor trenches at tt-le bottom of the excavation. ' , The excavation and site should be graded so that surface water is directed off the site and away from the tops of slopes. Water should not be allowed to stand in any area where foundations, slabs, or pavements are to be constructed. Final site grading in areas adjacent to buildings should . slope away at least 2 percent, except where the area is paved. Surface drains should be provided where necessary to prevent ponding of water behind foundatio~ or retaining walls .. PAVEMENT AREAS The pavement section may be supported on competent, native soil or on structural fill compacted to a 95. percent density. Because, the site soils are silty and moisture sensitive, we recommend that the pavement subgrade must be in a stable, non-yielding condition at the time of paving. Granular structural fill or geoteXtile fabric may be ne.eded to stabilize soft, wet, or unstable areas. To evaluate pavement subgrade strength, we recommend that a proof roll be completed with a loaded dump truck immediately before paving. In most instances where unstable subgrade conditions are encountered, an additional 12 inches of granular structural fill will stabilize the subgrade, except for very soft areas where additional fill could' be required. The subgrade should be evaluated by Geotech Consultants, Inc., after the site is stripped and cut to grade. Recommendations for the compaction of structural' fill beneath. pavements are given in the section entitled General Earthwork and Struc.turaJ.FiII. The performance of site pavements is directly related to the strength and stability of the underlying subgrade. The pavement for lightly loaded traffic and parking areas should consist of 2 inches of as'phalt concrete (AC) over 4 inch~s of crushed rock base (CRB) or 3 inches of asphalt-treated base (ATB). We recommend providing . heavily loaded areas with 3 inches of AC over 6 inches of CRB or 4 inches of ATB. Heavily loaded. areas are typically main driveways, dumpster sites, or areas with truck traffic. Increased maintenance and more frequent repairs should be expected if thinner pavement sections are used. Water from planter areas and othe'rsources should not be allowed to infiltrate into the pavement subgrade. The pavement section recommendations and guidelines presented in this report are based on our experience in th~ area and on what has been successful in similar situations .. As with any pavements, som~ maintenance and repair of limited areas can be expected as the pavement ages. Cracks in the pavement should be sealed as soon as possible after they become .evident, in order to reduce the potential for degradation of the subgrade from infiltration of surface water. For the same reason, it is also prudent to seal the surface of the pavement after it has been in use for several years. To provide for a design without the need for any maintenance or repair would be uneconomical. GENERAL (EARTHWORK AND STRUCTURAL FILL . All building and pavement areas should be stripped of surface vegetation, topsoil, organic soil, and, other deleterious material. It is important that existing foundations be removed before site development. The stripped or removed materials should not be mixed with any materials to be used as structural fill, but they could be used in non-structural areas, such as landscape beds. GEOTECH qONsuL TANTS, INC, /?ent Nose, LLC March 3, 2005 .. IN 05062' Page 11 Structural fill is defined as any fill, including utility backfill, placed under, or close to, a building, behind permanent retaining or foundation walls, or in other areas where the underlying soil needs to support loads. AU structural fill should be placed in horizontal lifts with a moisture content at, or near, the optimum moisture content. The optimum moisture content is that moisture content that results in the greatest compacted dry density. The moisture content of fill is very important and must be closely controlled during the filling aQd compaction process. The allowable thickness of the fill. lift will depend on the material type selected, the compaction equipment used, and the number of passes made to compact the lift. The loose lift thickness should not exceed 12 inches. We recommend testing the fill as it is placed. If the fill is hot sufficiently compacted, it· can be recompacted before another lift is placed. This eliminates the need to remove the fill to achieve the required compaction. The following table presents recommended relative compactions for structural fill: Use of On-Site Soil' Beneath pavements 90% 95% for upper 12 inches of subgrade; 90% below that level Where: Minimum Relative Compaction is the ratio, expressed in percentages, of the compacted dry density to the maximum dry density, as determined in . accordance with ASTM Test Designation D 1557-91. (Modified Proctor). If grading activities take place during wet weather, or when the silty, on-sit~ soil is wet, site preparation costs may be higher because of delays' due to rain and the potential need to import granular fill. The on-site soil is generally silty and therefore moisture sensitive .. Grading operations will be difficult during wet weather, or when the moisture content of this soil exceeds the optimum moisture content. . The moisture content of the silty, on-site soil must be at, or near, the optimum moisture . . content, as the soil cannot be consistently compacted to the required density when the moisture content is significantly greater than optimum. The moisture. content of the on-site soil. was generally above the estimated optimum moisture content at the time of our' . explorations. The on-site glacial till underlying the topsoil could be used as structural fill, if . grading operations are conducted during hot, dry weather, when drying the wetter soil by aeration is possible. During excessively dry weather, however, it may be necessary to add water to achieve the optimum moisture content. .' Moisture-sensitive soil may also be susceptible to excessive softening and "pumping" from construction equipment, or even foot traffic, when the moisture content is greater than the optimum moisture content. It may be beneficial to protect subgrades with a layer of.' imported sand or crushed rock to limit disturbance from traffic. . GEOTECH CONSULTANTS, INC. ,Bent Nose, LLC ' March 3, 2005 IN 05062 , .. Page 12 . , " '.. . Structural fill that will be placed in wet weather should consist of a coarse, granular soil with a silt or clay content of no more than 5 percent. The percentage of particles passing the No. 200 sieve should be measured from that portion of soil passing the three-quarter-inch sieve. LIMIT A TlONS The analysis, conclusions and recommendations contained in this report are' based on site conditions as they existed at the time of our ~xploration and assume that the soil and groundwater conditions encountered in the test pits are representative of subsurface conditions on th~ 'site. If the subsurface conditions encountered during construction are significantly different from those observed in our explorations, we should be advised at once so that we can review these conditions and reconsider our, recommendations where necessary. Unanticipated soil conditions are commonly encountered 'on construction sites and cannot be fully anticipati9d by merely taking soil samples in test pits. Subsurface conditions can also vary between exploration locations. Such unexpected conditions frequently require making additional expenditures to attain a properly constructed project. It is recommended that the owner consider providing a contingency fund to accommodate such potential. extra costs and risks. This is a standard recommendation for all projects. ' This report hasbeen prepared for the exClusive use of Bent Nose, LLC, and its representatives, for specific application to this project and site. . Our recommendations and conclusions 'iire based on observed site materials, and selective . laboratory testing and engineering' analyses .. Our conclusions and recommendations are professional opinions derived in accordance with current standards of practice within the scope of our services and within budget and time constraints. No warranty is expressed or implied. The scope of our services does not include services related to construction safety precautions, and our recommendations are not intended' to direct the contractor's methods, techniques, sequences, or procedures, except as specifically described in our report for consideration in design. Our services also do not include assessing or minimizing the potential for biological hazards, such as mold, bacteria, mildew and fungi in either the existing or proposed site development. ' ADDITIONAL SERVICES In addition to reviewing the final plans, Geotech Consultants, Inc. should be retained to provide geotechnical consultation, testing, and observation services during construction. This is to confirm that .subsurface conditions are consistent with those indicated 'by our exploration, to evaluate whether earthwork and foundation construction activities comply with the general intent of the recommendations presented in this report, and to provide suggestions for design changes in the event subsurface conditions differ from those antiCipated prior to the start of construction. However, our work WOUld. not include the supervision or direction of the actual work of the contractor and its employees or agents: Also, job and site safety, and dimensional measurements, will be the responsibility of the contractor. During the construction phase, we will provide geotechnical observation and testing services when requested by you or your representatives. Please be aware that we can only document site work. we actually observe. It is still the responsibility of your contractor or on-site construction team to verify that our recommendations are being followed, whether we are present at the site or not. GEOTECH CONSULTANTS, INC. · ~ent Nose, LLC March 3, 2005 The following· plates are attached to complete this report: . Plate 1 Vicinity Map Plate 2 Site Exploration Plan· Plates 3 - 7 Test Pit Logs Plate 8 Typical Footing Drain. Detail IN 05062 Page 13 We appreciate the opportunity to be of service on this project. If you have any questions, or if we maybe of further service, please do not hesitate to contact us. ZJM/JHS: cis . Respectfull¥ submitted, GEOTECH CONSULTANTS, INC. Zachary J. Munstermann Geotechnical Engineer , ,'._--;1Ii.. % .. . ko- ®tPij¢S o1i1-9 (, J . James H. Strange, P.E. Geotechnical Project Manager GEOTECH CONSULTANTS, INC. (Source: Thomas Brothers Street Guide and Directory) VICINITY MAP 990 Hoquiam Avenue Northeast Renton, Washington fOb 05062 I Date: I I plate: Feb.2005 Not To Scale . -._._._._._.-._._.-._._._._._._.-._._._.---·-·-·-·~·-·-·-·-·I .... Northeast 10th Street [----------1 i • I I. I 4 I I :1 .. :., .-------.. I I : •• ', I nTP-1 I L~ I ~,' I I • I 1 I =j I· I I I I I 1/ .. _- . • j •• : r----,..--. j= I I j~ I I I I j~ I 2 I j=1 I " :1 I : I . I ',: L ______ .J . . • ... n TP-9 -0. I" ~ 0. '..... ..... ... ........... _----, , I 3 I I I I I I 1 _____________ ..1 . . Proposed .........1 ••• ~ Detention ... ·==;=:::~~::-r-·-..... ·-.... · ,..,. ........ TP""'· _~31'1i!1=~-----I Tanks: ...... _. _._._.-=: ~ ...............................•.•..... -------.. 7 · I · I · I .. I .. -------, 8 I I I I I I I I TP-S!:;IiI I ..... -~ ......... - .-------.. I I I I I I I 9 I I I I I I I I I I I L _______ I .-----------I I I I r I I 10 I I "'~ I / I I I ./ ITP-4 "'''' ... I ... '" ~",,,, I I I I " I ( TP-8!:;1i1 I ' ... ______________ 1 ,----------. I I I I II 5 I I I I I I I . I .L _________ J r-------------, ," I . I I 6 I I I · I · I I I I TP-7!:;1i1 I I __ ... I I ,.............. ..... I .. ---" I " · I · i . . J • . _._.----_._.-----._---_._._---_._._._-_._._._---_._.-._._-- LEGEND: !:;IiI Test Pit Locations TP-1 . ~.. GEOTECH "*' CONSULTANTS, INC. 1:a.e~t~~".?~_ ~~~!!!!!!!!!!'"'" SITE EXPLORATION PLAN 990 Hoquiam Avenue Northeast Renton, Washington I Date: Feb. 2005 I Plate: Not To Scale 2 . . Slope backfill away from . foundation. Provide surface drains where necessary. Backfill (See text for requirements) Tightline Roof Drain (Do not connect to footing drain) Vapor Retarder/Barrier and Capillary Break/Drainage Layer (Refer to Report text) . NOTES: '---4" Perforated Hard PVC Pipe (Invert at least 6 inches below slab or crawl space. Slope to drain to appropriate outfall. Place holes downward.) (1) In crawl spaces, provide an outlet d'rain to prevent buildup of water that bypasses the perimeter footing drains. (2) -Refer to report text for additional drainage, waterproofing, and slab considerations . .. ~.... GEOTECH ., CONSULTANTS, INC. 1~~t~~~~~~~~~~ FOOTING DRAIN DETAIL. 990 Hoquiam Avenue Northeast Renton, Washington Job 05062 Date: Feb. 2005 B ----5 -----10 -.. I-- I- 15 -- -. ---5-- ~ ~ I- 10 I-- l- t- t- 1-. 15-- ~ TEST PIT 1 Description : 10PSOtl '.' , , " Brownish-orange, silty SAND and gravel, medium-to fine-grained, moist, loose I I I I I " : to medium-dense ,SM -cobbles . :.' I I " -becomes gray dense IIIII11 ' , , : ' , :: -becomes veJ'L dense * Test Pit was terminated at 5 feet on February 23, 2005. * . No groundwater seepage was observed during excavation. *No caving was observed during excavation. TEST PIT 2 Description 00501 I , I '" Brownish-orange, silty SAND and gravel, medium-to fine-grained, moist, medium~ IIIIII : : : : :: dense . . I , , , " -cobbles IIIIII """ _ becomes gray, dense 8M , , , I " -becomes very dense IIIII1 , IIIII1 IIIIII 11",1 III1II . IIIIII1 r IIIII1 * Test Pit was terminated at 9 feet on F'ebruary 23, 2005. * No groundwater seepage was observed during excavation. * No caving was observed during excavation. ~..... GEOTECH ,., CONSULTANTS, INC. TEST PIT LOGS 990 Hoquiam Avenue Northeast Renton, Washington .~~%~L~~~~~~~~~~~ Job J Date: I Logged by: I Plate: 05062 Feb, 2005 ZJM 3 ~~ .. -- ~ ~ 5-----10 ---~ I- 15 ...... ~ ~ ~ ~ 5 ~ ~ ~ ~ -10 --- '!'" -15~ TEST PIT 3 Description opsal .' , ! , , , " Orange, silty SAND and gravel, medium-to fine-grained, moist, medium-dense I r I " I I 111111' IIIIII1 I I ! I " I IIIIII1 1111111 .. : """ -becomes gray, dense : SM , : : : : : :: -becomes very dense 1111111 " I I I I I 111111 I 111111I I /I I I I I 11111 J I II I I I I I • Test Pit was terminated at 10 feet on February 23, 2005. ~ N.o groundwater seepage was observed during excavation. • No caving was observed during excavation. TEST PIT 4 Description oPsal 8' : :1, : : :: Orange; silty SAND and gravel, medium-to fine-grained, moist, medium-dense 111'111 , , : SM -becomes gray, dense "I"" I I I I I ql : : : : : :: -becomes very dense .' Test Pit was terminated at 6 feet on February 23, 2005. • No groundwater seepage was observed during excavation. • No caving was observed during excavation. ' . "'. :;'." ~ ~!.2!!iEm~ ~~~l~~~~~~~~~~~ TEST PIT LOGS 990 Hoquiam Avenue Northeast , Renton, Washington Job '1 Date: I Logged by: I Plate: 05062 Feb. 2005 ZJM ' 4 : .... :. l- I- ~ ~ 5~ ~ l- I- 1-. 10~ .~ l- I- ~ 15 -- -TEST PIT 5 Description Iropsoil 111 Jill '.' , , " Orangish-brown, silty SAND and gravel, medium-to fine:..grained, moist, medium- : ' , , , " dense ,-_ :SM : """ -'becomes gray, dense 1111111 ' : : : : : :: -becomes very dense * Test Pit was terminated at 6 feet on February 23,2005. * No, groundwater seepage was observed during excavation. * No caving was observed during excavation. TEST PIT 6 Description o soi : : , : , " Orangish-brown, silty SAND and gravel, medium-to fine-grained, moist, loose to 1111111 : ' , , , " medium-dense : 8M , : : : : : :: -becomes gray, dense : : : : : :: -becomes ve dense * Test Pit was terminated at 5.5 feet on February 23, 2005. * No groundwater seepage was observed during excavation. * No caving was observed during excavation. ... ':P', GEOTECH CONSULTANTS, INC. TEST PIT LOGS 990 Hoquiam Avenue Northeast Renton, Washington Job 05062 Date: Logged by: Plate: Feb. 2005 ZJM 5 5 10 , " TEST PIT 7 . Description a sal . I I I I I I I Orangish-brown, silty'SAND and gravel, medium-to fine-grained, moist, medium-IIIIIII . . dense moist * Test Pit was terminated at 5 feet on February 23, 2005 .. * No groundwater seepage was observed during excavation. * No caving was observed during excavation. TEST PIT 8 Description a soi ,:: ,::: Orangish-brown; silty SAND and gravel, medium-to fine-grained, moist, rriedium-I II I I I I . . : I I I I I dense . . . . : SM _ becomes gray, dense : : : : : :: -becomes very dense II III * Test Pit was terminated at 5 feet on February 23, 2005. * No groundwater seepage was observed during excavation. * No caving was observed during excavation. GEOTECH 'CONSULTANTS, INC~ TEST PIT LOGS 990 Hoquiam Avenue Northeast Renton, Washington Job _ Date: Logged by:' Plate: 05062 . Feb. 2005 ZJM . 6 """ """ """ """ 5~ ~ ~4'..... .."? ~ ~}. """ """ """ 10~ ~ """ 1-"- '"'" 15 -- ·TEST PIT 9 Description Topsoil , , , , , " Brownish-orange, silty SAND and gravel, medium-to fine-grained, moist, medium-II I I I I I . . . : : : : : :: dense .. :' '-becomes gray, dense 'SM . : , ,,-becomes very dense, very moist I I II I I I III J II r I I I I /I I II I I I I I I I I I I /I * . Test Pit was terminated at 7 feet on February 23, 2005. * . No groundwater seepage was observed during excavation. *. No caving was observed during excavation. ~" ~!.2J!fIN~ ~~~L~~~~~-~~~~~~- TEST PIT LOGS 990 Hoquiam Avenue Northeast Renton, Washington Job I Date: I Logged by: I Plate: 05062 Feb. 2005 ZJM 7 ~,~--------------~ ® King County '. . ODES DEPARTMENT OF DEVELOPMENT AND ENVIRONMENTAL SERVICES 900 Oakesdale Avenue Southwest Renton, Wa 98055-1219 This certificate Nides the Seattle King County De'partment of Public Health and the Department of Development and Environmental. Services with information necessary to evaluate development proposals. King County Certificate of Water Availability I Do not w"'" in this box number o Building Permit o Short Subdivision name [&J Preliminary Plat or PUD o 'Rezone or other _______ _ Applicant's. name: Bent Nose, III Contact Scott Cameron, Phonel 425-445-0887 Proposed use: Residential Single Family Development, 10 lots location: 990 Hoquiaryl Avenue NE, Renton, WA 98055 ap and legal description if necessary) Water purveyor information: 1.' 0 a. Water will be provided by service connection only to an existing_(size) water main that is fronting the site. 2. 3. OR [&J b. Water service will require an Improvement to the water system of: r&l a. OR o b. [&J a. OR .0(1) feet of water main to reach the site; and/or o (2) The construction of a distribution system on the Site; and/or r&l (3) Other (describe) Developer Extension agreement required. Mains and Easements necessary will be determined at the pre-design meeting; The water system is in conformance with a County approved water comprehensive plan. The water system improvement is not in conformance with a County approved water comprehensive plan and will require a water comprehensive plan amendment. (This may cause a delay In issuance of a permit or approval). The proposed project is within the corporate limits of the district, or has been granted Boundary Review Board approval for eXtension of service outside the district or city, or is within the County approved service area of a private water purveyor. o b. Annexation or Boundary Review Board (BRB) approval will be necessary to provide service. 4. r&l a. Water will be available at the rate Of flow and duration indicated below at no less than 20 psi measured at the nearest fire hydrant 50 feet from the building/property (or as marked on the attached map): Rate of flow at Peak Demand o less than 500 gpm (approx. gpm) o 500 to 999 gpm r&l 1000 gpm or more o flow test of gpm o calculation of gpm Duration o less than 1 hour o 1 hour to 2 hours r&l 2 hours or more o other ________ " (Note: Commercial building permits which includes multifamily structures require flow test or . calculation.) OR o b. Water system Is not capable of providing fire flow. 5. r&l a. Water system has certificates of water right or water right claims sufficient to provide service. OR o b. Water system does not currently have necessary water rights or water right claims. Comments/conditions: WAC @ $300, LFC along NE 10th Street @ $35 per foot. Fees per lot = WAC @ $125, GFC @ $3,200 & Meter Drop @ $450 = $3,775 per lot. FEES SUBJECT TO CHANGE WITHOUT PRIOR NOTICE I certify that the above water purveyor information is true. This certification shall be valid for 1 year from date of signature. KING COUNlY WATER DISTRICT #90 lESTERPIElE RENEWAL FEES: WI IN 1 YEAR $50.00 Agency name Signatory name AFTER 1 YEAR $125.00 PMENT PLANNNING . j:l ~. . DE'JEJi~ OF RENTO SUPERINTENDENT Title ~£/ --e..-~ 1/10/05 I:. . Signature Date fEB \ 5 2\l\lL.J Z:\Water Availability Certificaies\Water Availability\Bent Nose LLC.doc RECE\VED .. , t. ENVIRONMENTAL CHECKLIST Purpose of checklist: The State Environmental Act (SEPA), chapter 43.21C . RCW, requires all governmental agencies to consider the environmental impacts of a proposal before making decisions. An environmental impact statement (EIS) must be prepared for all proposals with probable Significant adverse impacts on the quality of the environment. The purpose of lhis checklist is to' provide information to help you and the agency identifies impacts from your proposal (and to reduce or avoid impacts from the proposal, if it can be done) and to help the agency decide whether an EIS is required. . A. Background 1. Name of proposed project, if applicable: Rutledge /Bent Nose Plat . 2. Name of applicant: Bent Nose, LLC 3. Address and phone number of applicants and contact person: Applicant: Contact: Bent N0fr~ LLC Scott cameron 4 -lOr Avenue NE 425-445-0887 (office) Suite 102 425-453-9997lfax) Bellevue, Washington 98004 . 4. Date checklist prepared: January 20, 2005 5. Agency requesting checklist: City of Renton 6. Proposed timing .. or schedule (including phaSing, if applicable): May 2005 start plat improvements . . . 7. Do you have any plans for future additions, expansions, or further activity related to or connected with this proposal? If yes explain: . No 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal: . A wetland report prepared by Alder NW will be in~/uded within the application. 9. Do you know whether applications are pending for government approvals of . other proposals directly affecting the property covered by your' proposal? If yes Explain: . . . No 10. List any government approvals or permits that will be needed for your proposal, if known:. . City of Renton ap~roval of platting, eng.ineering plan approval, utility constrUction permits, and building permits. King County Water District #90 Developer Extension agreement may be required. .' NING ~1 plJ'>.N~ OE\lE~~~~ RE~o . \~1~~~ Rutledge/Bent Nose Plat S~ f\ECt\\JEU .. 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. There are several questions later In this checklist that ask you to describe certain aspects of your proposal. You do not need to repeat those answers on this page. (Lead agencies may modify this form to include additional specific information on project description.) The proposal is to develop' and existinp of 2.50 acres (:108,754 sq. ft.) into 10 single-family residential building lots. 12. Location of the proposal. Give sufficient information for a person to understand the precise rocation of your proposed project, including street address, if any, and section, township; and range, if known. If a proposal would occur over a range of area, provide the range of boundaries of the site(s). Provide a legal aescription,. 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. The site is located in northeast RentJ)n east of Hoquiam Avenue NE and South of the extension of NE 1t1" Street. . The site currently has an existing residence with surrounding horse pastures. The site address is 990 Hoquiam Avenue NE. The King County Parcel # 102305-9092 in the SW Y4 of the NE Y4 of Sec 10, T23N, R5E, W.M. B. Environmental Elements 1. Earth a. General description of the site (circle one) Flat, rolling, "hilly, portion steep, slopes, mountainous. other . " b. What is the steepest slope on the site (approximate percent slope)? 15% c. What general types of soil are found on the site (for example, clay, $and, gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any prime farmland: V.S.D.A. Soil ConselVation SelVice soils classification is Age (AldelWood Gravelly Sandy Loam 6 -15% slope). d. Are ther~ surface indications of or history of unstable soils in the immediate vicinity? If so, describe: " No e. Describe the purpose, type and approximate quantities of any filling or grading proposed. Indicate source of fill: . Approximately 400 cu ydof select impgrted fill material will be needed ror road base and for general site grading. 2 iTPv..NNING OE~EL~~~RE~ON C\Il Rutledge/Bent Nose Plat SEP AfEe , 5 1005 RECE\'JEO f. Could erosion occur as a result of clearing, construction or use? If so, generally describe: Yes, erosion could occur du,ring construction. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? 30% h. Prop'osed measures to reduce or control erOSion, or other impacts to the earth, If any: Silt· fabric fencinp, sedimentation ponds, and swales will be utilized during construction. . 2. Air 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 Eroject is completed? If any, generally describe and give approximate quantities If known: Emissions from construction equipment, dust during construction. b. Are there any off-site sources of emissions or odor that may affect your proposal? If so, generally describe: No c. Proposed measures to reduce or control emissions or other impacts to air, if any: Construction equipment will meet current State and Federal emission requirements; dust control (water) will be provided during construction. . 3. Water a. Surface: 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 and wetlands)? If yes/. describe type and provide names. If appropriate, state what stream or river it flOWS into: . A Class 3 wetland exists along the southerly portion of the project site. The wetland drains from West to East across the property. The drainage continues to the East across the adjoining property approximately 600 feet to Honey Creek. Hone" Creek is a tributary of May Creek futther to the Notth and West. May Creek is within the Lake Washington drainage basin. 3 N1PLANNING Rutledge/Bent N~~~REN10N fEB ,52005 REC€lVEL, · , 2) Will the project require any work over, in, or adjacent to (within'200 feet) the described waters? If yes, please describe and attach available plans: No work is proposed within.200 feet of Honey Creek. 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface waters or wetlancfs and indicate the area of the site that would be affected. Indicate the source of fill material: None 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known: No 5) Does the proposal lie within a 100-year floodplain? If so, note location on the site plan: . . No 6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and antiCipated volume of discharge: No b. Ground: 1) Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities if known: No 2) Describe waste material that will be discharged into the ground from septic tanks or other sources,if any (for example: Domestic sewage: industrial. containing the following chemicals ... : agricultural: etc). Describe ttie 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: None, the proJJOSed development will be connected to pll.blic sewer, which is located at tlie intersection of Hoquiam Ave NE and NE lIT' Street. C. Water runoff (including storm water); 1) Describe the source of runoff (includin9 storm water) and method of collection and disposal, if any (include quantitie; ·If known). Where will this water flow? Will this water flow into other waters? IT so describe: Storm runoff will be pi~ to a detention vault; conveyed to a bio- swale and then discharged back into the wetlands. ~N\NG E.~PVbN OE.\JE.\..OP~r p,E.t.\\ 4 Rutledge/Bent Nose PfaftSEPA ~ 1\)\)~ ft.~ \ ~~C~\\jtU 2) Could, waste materials enter ground or surface waters? If so, generally explain: Household spills could enter the storm system. d. Proposed measures to reduce or control surface, ground and runoff water impacts. If any: - Storm water BMP's (Best Mana!lement Practice) will be itiCorporated into the project to minimize sufface and ground water impacts during and after construction. City of RentOn standards for aMP's will lie incorporated and shown on the utility plan. 4. Plants . - a. check or circle types of vegetation found on the site: XXX deciduous tree: redalder, big leaf maple, black cottonwood, Pacific willow XXX evergreen tree: Doug/as fir, westem red cedar, westem hemlock .....xxx shrubs: vine maple, rndianojum, redelderberry, wildrose, salmonberry, willows, twinbeny, hardhack,. bladiJie!Jies XXX grass: miscellaneous unidentified grasses and forbs. pasture __ crop or grain . __ wet soil plants: cattail, buttercup, bulrush, skunk cabbage, other __ water plants: water liIy,eelgrass, milfoil, other __ other types of vegetation . b. What kind and amount of vegetation will be removed or altered? All vegetation within road rights-of-way will be removed. ApproXimately 50% of the site will be cleared and re-graded. c. List threatened or endangered species known to be on or near the site: None known. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site,if any: Landscaping will be provided by homeowners. s. 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, songbirdshother ___ _ mammals: deer, bear, elk beaver, ot er fish: bass, salmon, trout, herring, shellfis ...... h-,-o.,....th-e-r-----: 5 b. List any threatened or endangered or endangered species known to near or on the site: . None known. c. Is the site part ofa migration route? If so, explain: No. d. Proposed measures to preserve or enhance wildlife, if any: Preservation of the on site wetland together with a 25' buffer ·is proposed for mitigation • . 6. Energy and Natural Resources . a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used for heating, manufacturing, etc.: ElectriCity and natural gas will be used to meet the project's energy needs. 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: Homes will be constructed to Washington State energy code requirements. 7. Environmental Health a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, sp'iII, or hazardous waste; that could occur as a result of this proposal? If so, deSCribe: Unknown at this time 1) Describe special emergency services that might be required. N/A 2) Proposed measures to reduce or control.environmental health hazards, if any: N/A 6 > • b. Noise 1) What types of noise exist in the area which 'may affect your project (for example: Traffic, equipment, operation, other)? . Traffic 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. Short term noise associated with construction equipment. Long term noise associated with 10 new single family homes. 3) Proposed· measures to reduce or control noise impacts, if any: Construction equipment will meet State and Federal noise regulations. 8. Land and Shoreline Use a. What is the current use of the site and adjacent properties? The site is currently used as a single-family residence and horse pasture. The proPl!i'ty to the east is similar to the develol!ment site (un-developetl single family and horse pasture); to the Notfh is an un-(Jevelo~ parcel; and to the west is a slngrB family residence on a large un-developed parcel. b. Has the site been used for agriculture? If so, describe: Yes; horse pasturing and storage c. Describe any structures on the site: . . There is I!n existing ~ingle family residence (990 Hoquiam Ave NE) on the site along with outbul7dmgsand sheds . d. Will any str~ctures be demolished? If so, what? "ALL e. What is the current zoning classification of the site: R-8 f. What is the current comprehensive plan designation of the Site? Residential ~ Medium Density g. If applicable, what is the current shoreline master program designation of the site? N/A 7 h~ Has any part of the site been classified as an "environmentally sensitivell area? If so, specity: Yes. The wetland alonfJ. the southerly portion of the site is classified as an "environmentally sensItive" area. i. Approximately how many people would reside or work in the completed project? 22 j. Approximately how many people would the completed project displace? . 1 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: Proposal conforms to the City of Renton Comprehensive Plan and Zoning Code. . 9. Housing a. Approximately how' many units would be provided, if any? Indicate whether high, middle, or low-income housing: 10 new middle income. b. Approximately how many units, if any would be eliminated? Indicate whether high, middle, or low-income housing: . 1 -middle income c. Proposed measures to reduce or control housing impacts, if any: Mitigation Fees. 10. Aesthetics a. What is the tallest height of any proposed structure(s}. not including antennas: what is the principle exterior building material(s) proposed? 35 foot Woo4 concrete, wood products b. What views in the immediate vicinity would be altered or obstructed? None. 8 c. Proposed measures to reduce or control aesthetic impacts, if any: None. 11. Light and Glare a. Whattype of light or glare will the proposal produce? What time of day would it mainly occur? Light and glare associated with 10 new homes plus street lighting. b. Could liqht 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? 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? Coal Creek Park, Gene Coulon Park, Sierra' Heights Park, Honey Creek Greenway, Hazen High School b. Would the, proposed project displace and existing recreational uses? If so, describe: No c. Proposed measures to reduce or control impacts on recreational opportunities to be provided by the project or applicant, if any: , Pay City of Renton Park Fee 13.' Historic and Cultural Preservation a. Are there any plates 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 descnbe: None known. 9 b. Generally describe any landmarks or evidence of historic, archaeological, sCientific, or cultural importance known to be on or next to the site: None known. c. Proposed measures to reduce or control impacts, if any: N/A 14. Transportation a. Identify public streets and highways servin9 the site, and describe proposed access to the existing street system. Show on site plans, if any: The property abuts Hoquiam Avenue NE at NE 1.' Street. Access to the site. will be from Hoquiam from a newly constructed public street (NE 1.d" Street) • . b. Is site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? . . No -public transit does not serve Hoquiam Avenue in this location. c. How many parking spaces would· the completed project have? How many .would the project eliminate? . Two parking spaces ~r lot plus the garage (approximately 40 parking stalls created). TWo stalls that serve the existing resiilence will be removed. 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). . Yes. A new public road (NE 1.' Street) would be constructed to provide access to the development. e. Will the project use (or occur in the immediate vicinity of) water, rail, or air ttansportation1 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: The project would generate 59 average daily trips. When the existing 1.0 daily trips from the existing home to be displaced are taken into account, the project will generate a net 49 average daily drips. 10 g. Proposed measures to recjuceor control transportation impacts, if any:· No measures are needed or proposed other than mitigation fees for traffic impact. 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: The project will result in an increased need for all public services. b. Proposed measures to reduce or control direct impacts on public services, if any: Increased tax base pay's for selVices. Parks, fire, sewer and storm water mitigation .fees will also be paid. 16. Utilities a. Circle utilities currently available at the site: electricity, natural gas, water, . refuse selVice, tel§phone, 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 immeaiate vicinity which migl1t be needed. Sewer and Public Access -C~ty of Renton Water -King County Water District #90 Power and Natural Gas -Puget Sound Energy Phone -Qwest Cable Television -Comcast Internet Access -Comcast c. SIGNATURE The abov~mrs are true and pie to the best of my knowledge. I understaniu;at)'e lea~,gency i in n them to make a decision. signature: l . Um; ~ -. Name priK_'~w:::Joo::.":"":"'~.I--~r-F-__ ~ __________ _ Date Submitted:·dn • 3? ZCO.r- 11 n ( } -._,_.,. -,J • .....::-.1 DATE: TO: FROM: CITY OF RENTON FIRE PREVENTION BUREAU MEMORANDUM . November 3,2004 Susan Fiala, Senior Planner Jim Gray, Assistant Fire Marshal SUBJECT: Rutledge Preljminary Plat, NE 10th & Hoquiam Ave. NE Fir~ 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. All lots over 500 feet on a dead end street are required to be fully sprinklered, Lots 3- 10 & 13-14. 2. A fire mitigation fee of $488.00 is required fot all new single-family structures. '. 3. Fire Department access roadways require a minimum 20 Foot paved roadway with an approv~d fire department turnaround. Full 90 foot diameter cul-de-sac is required. See attached diagram. -~ r ~o ~tf'". ,,~ 4. All building addresses shall be visible from the public street Please feel free to contact me if YOlJ. have any questions. .' FIRE APPARATUS ACCESS ROADS . RENTON FIRE PREVENTION BUREAU x '1:0-f/30-70oo . : ". ". ~ i·"' ) 0" • , ) EMERGENCY VEHICLE TURNAROtJNb -~tll..-DE-SAC To: Susan Fiala From: Juliana Fries CITY OF RENTON MEMO 'PUBLIC WORKS , Date: November 10, 2004 Subject:, 'Pr~Application Review Comments PREAPP No. 04-131 Rutledge Plat NOTE ON PRELIMINARY REVIEW COMMENTS CONTAINED IN TIDS REPORT: The following comments on devel~pment 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 hav~' reviewed the pr~liminaiy application for this plat, located at 990 Hoquiam Ave NE and have the following comments: r-' WATER C ) 1. The proposed development is within the water service area of Water District 90 (WD '90). A The applic~nt shall obtain a certificate of water availabil,ity from the District and provide it . ~ J-. vQ, ~ the City prior to the approval of the short plat. A fire flow analyses will,be required to verify (y'lAJI ~. h that; the District's syst,em can provide. a minimum ?f 1,000 ~m of avai~able fire flow . .. rr.~ j' ( Results of flow analysIs shall be submItted to the CIty along WIth the certIficate of water (II' 1110) availability to ensure that adequate flow rate and pressure is available to serve the (#/' development. " ' 2. The proposed project is located outside an Aquifer Protection Zone. SANITARY SEWER 1. There is a sewer main at the intersection ofNE 10th St and Hoquiam Ave NE. 2. A sewer main extension to the east property line and to the south property line (along the proposed new street) will be required. The sewer main shall be installed at a minimum slope to serve as many lots by gravity as po'ssible. 3. Existing septic systems shall be abandoned in accordance with King County Health Department prior to recording of the plat. 4. This parcel is subject to the, Honey Creek Special Assessment Dis~ct (SAD = $250.00 per lot). Fees are collected at the time the utility construction permit is issued. 5. The Sanitary Sewer System Development Charges (SDC) is $900'per lot. These are payable at the time the utility construction permit is issued. ' ' .. ,,"'G , , \.AN,"'" oeJE.\.~~~:NiON C\ ~\)'3 ft.~ \ '3 ~ ~~r.l~~"t\) ... ,'. - Rutledge Plat 11109/2004 Page 2 SURFACE WATER 1. Due to downstream flooding and erosion problems, staff is recommending a SEP A condition requiring this project to comply with the 1998 King County Surface Water Design Manual to meet both detention (Level 2 flow control) and water quality improvements. 2. The Surface Water System Development Charges (SDC) are $715 per building lot. These are payable at the time the utility construction permit is issued.~ .hv ...eK • ~ TRANSPORTATION tJ,r 1. 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 ne~ streets 2. 3. 4. 5. interior to the plat. ' - Per City of Renton code streets over 300 feet in length require a cul-de-sac. Cul-de-sac shall have a minimum right of way radius of 55 feet. / fI() · P 1JJJet! Streets longer than 700 feet require two means of access. Traffic mitigation fees of $75 per additional generated trip shall be assessed per single family home at a rate of9.57 trips. A joint use driveway may be permitted for access to two (2) lots. ~e private access easement shall be a minimum of20-feet wide with 12-feet paved. f)" f5l)' ~vrIfpf ~~ All wire utilities shall be installed underground per the City of Renton Undergrounding tv Z6 Ordinance. If three or more poles necessitate to be moved by the development design, all ~ existing overhead utilities shall be placed underground.· ( ) 6. GENERAL COMMENTS 1. All required utility, drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. 2. Permit application must include an itemized cost of c~nstruction estimate for these improvements. The fee for review and inspection of these improvements is 5% of the first $100,000 of the estimated construction costs; 4% of anything over $100,000 but less than $200,000, and 3% of anything over $200,000. Half the fee must be paid upon application. 3. If you have any questions, call me at 425-430-7278 cc: r ~~ l.iJil/· Kayren Kittrick r, J./I '! IV" Jj(iC~' .. rfr .17711 rtJJ 0 f ~, (I. 7 ~ ?IF . 'Jfl '('I' sf[. ) C-) !:;j9fvf~ f1tJ Dy RECog",,,o, IVED . MEMORANDUM Nov 02 2004 • ____________________________________________ ---a-u-~D~~~G~;~ :.:1!~s/oN DATE: TO: -Dj1bt ; 7 . Construction Services, Fire Prevention, Plan Review, EDNSP, Project Planner < - FROM: Neil Watts, Development Services Division Director SUBJECT: LOCATION: New PreliminaJY Application: &.tIe.. 'ff!je.::-&d P liz/-(fv I QjS ) Ne0C 8{;0 of OC {~ Jf t ()datuChh ~ . PR~PPNO.~·~~-~~t-~~'~~/~--__ --__ ----y--------- A~Ang \Yi\l) the applicant ~s been scheduled for U':&O Irz1 ~ NlJJL, L{.Jf'-. ' 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 lever review at this time. Note only major Issues that must be resolved prior to fonnalland use . and/or building permit application submittal. . . . Plan Reviewer assigned is 0~~ Please submit y~ur written comments to S'Susan least two (2) days before the meeting. Thank you. H:\Division.s\Develop.ser\Dev & PJan.ing\Template\Preapp2 Revised 9/00 ' (Planner) at \ . ". I ~. J CITY OF RENTON . Planning/Building/Public Works MEMORANDUM DATE: November 10, 2004 TO: Pre-Application File No. 04-131 FROM: Susan Fiala, Senior Planner, (425) 430-7382 SUBJECT: Rutledge Preliminary PI~t 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 andlor 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 site is located to the southeast of NE 10th Street & Hoquiam Ave. NE. The [ .) proposal is to subdivide the site into 14 lots. The applicant did not provide a site area, however, based on the King County Assessor information the site is 108,900 sq. ft. (2.5 acres) in size. Zoning/Density Requirements: The subject property is located within the Residential - 8 dwelling units per acre (R-8) zoning designation. The density range required in the R-8 zone would be a minimum of 4.0 to a maximum of 8.0 dwelling units per acre (dulac). Net density is calculated after deducting designated critical areas, areas intended for dedication to public rights-of-way and private streets serving more than three units from the gross area of the site. The applicant did not provide a proposed density Staff did a rough calculation of the proposed density for the 2.5 acre-(gross) site. Net site area calculated with 15,000 sq. ft. of deduction for public streets and private access easements. The density would be approximately 6.4 dulac (14 lots I 2.2 net acres = 6.4 dulac) which is within the allowed range of the R-8 density. Development Standards: The R-8 zone permits one residential structurelunit per lot. Detached accessory structures are permitted at a maximum number of two per lot at 720 square feet each, or one per lot at 1,000 square feet in size. Minimum Lot Size. width and Depth -The minimum lot size that would permitted in the R-8 zone is 4,500 sq. ft. for parcels greater than 1 gross acre and 5,000 sq. ft. for parcels less than 1 acre-gross. The site is greater than one (1) acre-gross; therefore, a lot size of 4,500 sq. ft. would be required. A minimum lot width of 50 feet for interior lots and 60 feet for corner lots, as well as a minimum lot depth of 65 fe~t, is also required. ' The lot widths of 2 and 11 do not comply with the R-8 standard of 60 ft wide for corner lots. The short plat would need to be revised to meet this requirement. For the formal land use application, all lots must be fully dimensioned to determine compliance. , , , .. ;'', ,';i .{, ) C) Rutledge Preliminary Plat • Pre-Application Meeting November 10, 2004 Page 2 of 3 Building Standards -The R-8 zone would allowa maximum building coverage of 35% of. the lot area or 2,500 square feet, whichever is greater for lots 5,000 square feet in size or greater. Lots less than 5,000 square feet in size would permit a maximum building coverage of 50% of the lot area. Building height is restricted to 30 feet and two stories. Detached accessory structures must remain below a height of 15 feet and one-story with a gross floor area that is less than the primary structure. Accessory structures are also included in building lot coverage calculations. Square footages of buildings to remain, if any, must be provided at the time of formal land use application. Also, any buildings that are to be removed/demolished must be done prior to recording the ,plat.. Setbacks -Setbacks are the m'inimum'distance required between the building footprint and the property line or private access easement. - The required setbacks are '15 ft. for the primary structure' and 20 ft. for attached garages accessed from the front yard in the front, 20 ft. in the rear and 5 ft. on interior side yards. The side yards along a street setback is 15 ft. for the primary structure and 20 ft. for the attached garages which access from the side yard along a street. The drawing submitted does not show setbacks; All setbacks are to be shown on the formal land use application plat plan submittal, but must be removed prior to final plat recording. Access/Parking: Each lot is required to accommodate off street parking for a minimum of two vehicles per lot. 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. Private driveways may serve a maximum of two lots and must have a minimum easement width of 20 feet' with 12 feet of paving. Addresses of lots along private streets/driveways 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. The proposed residential street would need to comply with the City's street standards, which requires a minimum right-of-way width of 42 feet. Required street improvements include 32 feet of paving, 5-foot sidewalks, curb, gutter and street lighting. 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 1 !:i%, a variance from the Board of Adjustment is required. Landscaping and Open Space: For plats abutting non-arterial public streets, the minimum off-site landscaping is a five (5 ft.) wide irrigated or drought resistant landscape strip provided that if there is additional undeveloped right-of-way in excess of 5 ft., th\s also must be landscaped. For plats abutting principal, minor or collector arterials, the width increases to 10 ft. unless otherwise determined by the reviewing official during the subdivision process. Tree requirements for plats include at least two (2) trees of a City approved species with a minimum caliper of 1 1/2 inches per tree must be planted in the front yard or planting strip of every lot prior to building occupancy. Sensitive Areas: Based on the City's Critical Areas Maps, the site is does not appear to be located within any critical areas. Environmental Review: The project would require SEPA review due to the number of lots of the proposed plat (greater than four dwelling uriits). 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 ~N\NC I ') transportation, fire and parks as well as measures to reduce impacts to environmental ele[lb~~~ t..... soils, streams, water, etc.. OE:'''E~1'l Of ~ ft.a \ ~ l~~~ ~fCE~'Jt.O Rutledge Preliminary Plat Pre-Application Meeting November 10, 2004 Page 3 of 3 Permit Requirements: The project would require Preliminary Plat and Environmental (SEPA) Review. ", , The review of these applications would be processed concurrently within an estimated time frame of 12 to f) 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 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 first class postage per mailing label required for notification to surrounding property owners within 300 feet of the site. Estimated fees for the land use applications would be $2,500.00 plus postage. 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 mit!gation fees would be required prior to the recording of the plat. Credit for the existing residence may be given. • A Transportation Mitigation Fee based on $75 per each new average daily trip attributable to the project; • A Parks Mitigation Fee based on $530.76 per new single family residence; and, • A Fire Mitigation Fee based on $488 per new single family residence. A handout listing all of the City's Development related fees is included in the packet for your review. Consistency with the Comprehensive Plan: The existing development is located within the Residential Single Family (RSF) Comprehensive Plan Land Use designation. The following proposed policies are applicable to the proposal: New--Policy LU -147. Net development densities should fall within a range of 4.0 to 8.0 dwelling units per net acre. New--Policy CD-12. Infill development, defined as new short plats of nine or fewer lots, should be encouraged in order to add variety, updated housing stock, and new vitality to neighborhoods. 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 ) " ,.-"' ". . () ( ) "._.' 'RM-I . ~-=-B--, L-··---.J· 121stSt. f:li .' F6 .. 15 T23N R5E E 1/1, 'e~' . +' ZONING. ----ReDton dit,y Umlt,f ~ PIBIPW '11!CIINICAL SBllVICIIS . H ~. . SE 113th SE 117th .. () r-------------------l , . , r--------l r--------l I I i::€ ~ I I -I I I I -' I Ii: _ I I \ I L ___ J'Q ___ J I 1 \ I . 0 L ________ J ~----~ w: '~ I y~//. I~ S::.> I V / I --I I \ I I r --.------I. I I '-% N I I -I I f I L ___ 12 ____ .J I q~( I L ____ ..J ,----...., I I :~ \J" : I~ I I I r - - - - - --;-I I I '-€---\ I I -I I L1~' I L ____ -' I 10' I L ________ .J r--------I r--------I I I I I ,€; ~ I I -I I-+-~ I I ~-'-.,)-I I f I L ___ lP ____ .J I 10' I L ________ .J ---------, r / I < ~ / I~ "J \ I' k -\eo 71' L_· _____ -1 [------. L(. (/}'hl)\ I£=. \YV \ I~ .-\ I' \) \ L _________ ~ [ 'I .~ .,.-" -o ..... Rutledge I Bent Nose PlatLoPMENTPlANNING o CITY OF RENTON Prel·iminary Plat .. MAR 22 2CJJ . LUA-OS-017 RECEIVED 990 Hoquiam Avenue NE, Renton PRELIMINARY DRAINAGE .. . 'REPORT February 14, 2005 Prepared for Bent Nose, LLC Attn: Scott Cameron' 4 -102nd Avenue NE, #201 Bellevue, WA 98004 . (425) 445-0887 . . . Submitted by Offe Engineers, PLLC Attn: Darrell Offe, P.E. . 13932 SE 159th Place Renton, WA 9~058 (425) 260-3412 . Proj$d:·~eScription .. The purpose of this report Is to present a preliminary drainage report and downstream . analysis for the proposed Rutledge/Bent Nose Subdivision in accordance with the City of Renton re~uirements. The project is located within the City limits·of Renton. The Rutledge/Bent Nose project is proposing a 10 lot single-family residential .. subClivlsion:The project is located at 990 Hoquiam Avenue NE in Renton. 'The site is compromised of one tax parcel, 10230S-9092, with a total project area of 2.S0 acres. See Figure 1 for a vicinity map of the project and Figure 2 in Appendix A for an existing . site survey ,of the project. Figur~ ~ shows the proposed site plan for the development. The site is bound by uri-developed property on all sides. The project takes access off of Hoquiam :Avenue NE at NE 10th Street. Review of Resources . Critical Drainage Area'Map •.. May Creek Subbasin • Cedar River/Lake Washington Watershed Flood plain/floodway (FEMA) Maps • There is no mapped floodplain in the immediate area per the' available FEMA map. The site is located in Zone X per the Flood Insurance Rate Map (FIRM) map number S3033C0669 F. See Appendix B for a copy of the FIRM map. The map also indicates that the area is outside of'the SOO-year flood plain. , .. Sensitive Areas' .. Wetlands -There is a drainage course and wetlands on the property. The sensitive area has been identified as a Class III wetland. . . • Streams and 100 Year FloodPlains -there are no apparent streams or floodplains that go through the property. Honey Creek is located approximately 700 feet to the East. • Erosion 'Hazard Areas -There are no landslide hazard· areas for the project. • Landslide Ha~ard Areas -There are no landslide hazard areas for the project. • Seismi~ Hazard·Areas -Tbe area is not mapped as a seismic hazard area. • Coal Mine Hazard Areas -None mapped in this area. Page 2 c:\offe engineers\X-offe englneers\scott cameron\rutledge\tir\storm report l.doc U.S. 'Department of Agriculture, King County Soils Survey • The soils on the site are classified as Alderwood gravelly and loam ,(AgO), 6 to 15 percentslopes. These soils types are described in the Soil Survey of King County Area, Washington (Soil Conservation Service [SCS], 1973). Rgures 4 and 5 contain the po~ion of the SCS map in the vicinity of the project site and the index to soil units. Alderwood soils are characterized as gravelly sandy loam to a depth of 12 inches and gravelly, s,and loam with organics between 12 and 27 inches. This gra"elly, sand loam structure is underlain by weekly to strongly consolidated till to a depth of 60 inches. Permeability is moderately rapid in the surface layers, and very slow il1 the till layer, runoff is slow to medium, and the potential for erosion is moderate. Flow Control Applications Map, ' • ' The site is located In a Level 1 area according to the Flow Control Map, The City of Renton is requiring Level 2 flow control Standard for detention design. ' , Water Quality Applications Map • The site is located in a Basic Water Quality Treatment Area. , Landslide Hazard Drainage Area Map • The site is not located in a landslide hazard drainage area. Reid Inspection , Offe Engineers has viSited the site on several occasions. The most resent visit occurred the morning of February 9,2005. The weather conditions were damp and cool. 111e general area is relatively flat sloping from Hoquiam Avenue NE on the West to Honey , Creek located,'off site to the East. The Project is located 300 feet West of Hoquiam Avenue NE at the intersection of NE 10th Street. On the project site, the ground slopes from West to, East and from North to South (towards the wetland along the southerly boundary). The existing owner currently occupies the property. The property has a house with a few outbuildings to the east. The undeveloped ground has been well grazed by ho~es around .the house and within and the wetlands. A few trees exist on site with no understory but short grass. The existing surface water runoff from the site primarily drains south into the wetlands and drainage course then offsjte to the East towards Honey Creek. The drain course continues off site in both directions; the area to the west including Hoquiam Avenue drain into ,this system, then crosses the property where the drainage from this site enter the System, then the system continues to.the East entering Honey Creek. , ~~3 c:\offe engineers\X~ffe engineers\scott cameron\rutledge\tir\storm report l.doc Review of the 8 Core Requirements and 5 Special Requirements of the 1998 King County Surface Water Design Manual . Offe Engineers has reviewed the Core an(f Special Requirements in Chapter 1 of the . King County Surface Water Design Manual, and addresses each of the requirements as follows: . . . . Core .Requirement No •. 1 -Discharge at Natural Location Currently the site' discharges storm water at the southeast corner of the property,· which makes its way down to Honey Creek. The proposed project will continue to discharge to atthesame location as existing conditions. • Core RequirementNo. 2 -Offsite Analysis . , The site currently drains gradually eastward over pasture, and lightly forested areas, . and then connects to Honey Creek approximately 700 east of the property. Honey Creek runs in a northwesterly direction through a series private properties, the creek crosses 116th Avenue SE (NE 10th Street) East of the northeast corner of the project. The Creek crossing could not be identified due to heavy understory at both end of the culvert .. No overtopping of 116th was apparent at the time of the field visit. Honey Creek then continues northwest where it then runs underneath 142"d Avenue SE through a culvert. 'The exact location of the culvert could not be determined in the field because . of the dense overgrowth throughout the area. Honey Creek then continues easterly through private property, until it reaches Duvall Avenue NE, where a large diameter culvert collects the water, and conveys it beyond the shopping mall. to the east. During the offsite analysis, no downstream issues where determined. See the attached off-site analysis drainage system map showing thedrainage.route. -,Core Requirement No; 3 -Flow Control The proposed project is located in a Level 2 Flow Control Area. The Level 2 Flow ContrQI requires·the developed flow durations to the predeveloped flow durations ranging from 50% of the 2-year peak flow up to the full 50-year peak flow. This detention method· is outlined in the 1998 King County Surface Water Design Manual. Preliminary detention calculations for the proposed project can be found in Appendix .c. Core Requirement No.4 -Conveyance System The proposed on-site conveyance improvements will include curb, catch basins and a pipe network for collection of surface runoff from landscape, driveways, roadWays, and sidewalks. Roof downspouts will be connected via tight line to the conveyance system. As part of the final engineering design for this project, It will be required to demonstrate . that the storm drainage system can convey the peak flow from 25-:year storm event, and that the 100-year storm event does not create or aggravate a "severe flooding· . , problem". . Page 4 c:\offe engineers\x-offe engineers\scott cameron\rutledge\tir\storm report l.doc Core Requirement No.5 -Erosion and Sediment Control A Temporary Erosion and Sediment Control Plan implementing the Best Management Practices will be designed as part of the final engineering plans for the project in , accordance with City of Renton requirements. Core Requirement No. 6 -Malntenanc~,and Operations The Maintenance and Operations Manual for the Rutledge/Bent Nose Subdivision will be included in the Final Storm Drainage Report as part of the final engineering design for the project. Core Requirement No. 7 -Rnancial Guarantees and Liability The Financial Guarantees and Uabilities will be required prior to the project being finalized by the City of Renton" . Core Requirement No.8":' Water Quality The project will provide the required water quality facility as part of the final engineering design. The'site is located in the basic water quality treatment area. Special Requirement No.1-Adopted Area-Specific Requirements The project is located within the May Creek drainage basin. Special Requirement No.2 -Roodplain/Roodway Delineation ,This requirement does not apply. Special Requirement No.3 -Flood Protection Facilities This requirement ,does not apply. SpeCial Requjrem~nt No. 4 -Source Controls This requirement does not apply because ,the project is located in the basic water quality treatment area. Special Requirement No. 5 -Oil Control This requirement does not apply. Page 5 c:\of'fe engineers\X-.of'fe engineers\scott cameron\rutledge\tir\storm report l.doc Appendix A ·Figures 1. ViCinity Map 2. EXisting Topography Map 3.' Proposed Site Plan 4. Existing Soils Map 5. City of Renton Sensitive Ares Maps a. Slide Map b. Flood Hazard Map c. Seismic Hazard Map d. Erosion Hazard Map e. Coal Mine Hazard Map · VICINITY MAp· I .. ~. , . .'-r ~-~.--------------~---- ~ ~ 3t\V fWlnooH ..... " ..... '" ----;------------------T---- ·1 III liI __________ ~ Ii I I . I I I 1 I I NE 101h~ :~ 30' !C. I! I I JO' I I ._ J i:.'?-a»';, rw. UI'_Jtft , I 1 i$ --r I SECTION 10, TOWNSHIP 23 N, RANGE 5 EAST, W.M. "I !Is ? 1! e~ jilli ~ , ~11i r ' I;, I S Il.. W C/) i i o z (.) I-:I. ~ I ffi -= (!) .! c I W ;~ ~ I , Ii! ! I _ !M.1& o:2IIO'U2IXII _ : 0 3D so· JOINO. - SCALE IN FEEr 1 OF 2' SHEET N( KING COUNTY AREA (RE~TON QUA o IS00 lOOO 1:18,000 CITY OF RENTON SLIDE SENSITIVE AREAS -CltyUmlts [3 King County Hazard o Modera!e D High ill Very High 8 TcdudaI -~W ... -_ .... CITY OF RENTON SENSITIVE AREAS FLOOD HAZARD AREAS -CllyLbNh e TechnlcBl Services _ ~~iD"'Mb CITY OF RENTON SENSITIVE AREAS Priated "ebruU1 eooa o . 1600 3000 ________ I SEISMIC HAZARD AREAS --City Umits o High Hazard e Technical Services IR ~c"orb Printed FebrullJ"1' 2003 o 1500 3000 I ta;;;;;I I CITY OF RENTON SENSITIVE AREAS EROSION HAZARD AREAS o I 1500' 3000' ; I OTY OF RENTON SENSmve AREAS COAL MINE HAZARD --Oty limits ~ IfQh Hazard c:=J Moderate c=J UncIoIIiIied .' i, Appendix B. Off-site.Analysis .' 1. Basin Map .. 2. Technical Information Report Worksheet .. ~ .•. ~ CITY OF RENTON RUTLEDGE/BENT NOSE PLAT LUAOS-017 TECHNICAL INFORMATION REPORT (TIR) WORKSHEET Project Owner: Bent Nose, LLC Address: 4 -102nc1 Avenue NE, Suite 201 . , Bellevue, Wash. 98004, Phone: (425) 453-9995 Project Engineer: Darrell Offe, P.E. Company: 'Offe Engi~eers, PLLC' Address/Ph~ne: 13932.SE 159th Place, Renton WA. 98058 (425) 260-3412 0 Short Subdivision 0 'Grading 0 Commercial ' 0 . Other . Community North Renton Project Name: Rutledge/Bent Nose Plat Location Township: 23 North Range: 5 East Section: 10 o DFWHPA o COE404 . 0 DOE Dam Safety o FEMA Floodplain o . CQE Wetlands o Shoreline Management o Rockery )( Structural Vaults o Other Drainage Basin Honey Creek/ May Creek(. Lake Washington 0 River 0 Floodplain ,m Wetlands: Class III (on site) 0 Stream '0 Seeps/Springs 0 Critical Stream Reach ~ High Groundwater Table 0 Depressions/Swales o Groundwater Recharge -0 Lake . Jt1 Other "Ft..A, 0 Steep Slopes Soil Type Slopes Alderwood (AgD) , 6-150/0 o Additional Sheets Attached REFERENCE , 0 Ch. 4 -Downstream Analysis ......... -<~ 0, Grade o o o o o Additional Sheets Attached , Erosion Potential Erosive Velcotles Mild liMITATION/SITE CONSTRAINT Elevation between inlet and outlet of detention facility' . ~~~~~~~f.,"r~~~i~i~:~~Jj~:~1::;;'·:A';,~Ml~;:~Z~.;·.::~.·5.:·.,;;:·/:· •• ':;::t·;., ',' MINIMUM ESC REQUIREMI;NTS DURING CONSTRUCTION ~ Sedimentation Facilities ~ Stabilized .Construction Entrance ~ Perimeter Runoff Control o Clearing and Grading Restrictions o Cover Practices M Construction Sequence o Other • -t., ..... ,. MINIMUM ESC REQUIREMENTS . AFTER CONSTRUCTION ~ Stabilize Exposed Surface o Remove and Restore Temporary ESC Facilities o Clean and Remove All Silt and Debris . ~ En~ure Operation of perman~nt Facilities ~ Rag Limits of SAO and open space preservation areas o Other )d' Grass Lined o Tank 0 Infiltration Method of Analysis Channel }{ Vault 0 Depression ~ . ~ Pipe System O· . Energy Dissapator 0 Flow Dispersal Compensation/Mitigati on of Eliminated Site. 0 Open Channel . 0 Wetland' 0 Waiver Storage 0 Dry Pond o Stream 0 Regional 0 Wet Pond Detention Brief Description of System Operation: . The storm water will be collected within the street. by catCh basins. The houses will be collected by means of, tight-lined roof drainpipe. The storm water will then be conveyed to an underground detention vault within the . access easement for lots 7-10. The storm outfall will be conveyed toward the on-site wetland and discharged into a bio-swale located within the outer 12 ' of the wetland buffer. Fadlity Related Site Limitations Reference Facility o Retaining Wall o Rockery > 4' High .0 Struc;:tural on Steep Slope o Other Limitation 11~~~~if:~';~{i,~~~~~~~~.:~~·(:;;a~·:f:;·~;:;):~;,:'r;:i"":c'N o Drainage Easement )1'A~ Easement o Native Growth Protection Easement l&' Tract o Other . . . I or a civil engineer under my supervision my supervision have visited the site. Actual site conditions as observed were incorporated into this worksheet and the attachments. To the best of my knowledge the information provided here is accurate. . ~ t . • • . ' I~ .............................................................. .. AFFIDAVIT OFINST ALLATION OF PUBLIC INFORMATION SIGN City of Renton Deve'opm~nt Services Division 1055 South Grady Way. Renton, WA 98055 Phone: 425-430-7200 Fax: 425-430-7231 STATE OF WASHINGTON ) ) COUNTY OF KING ) ""':"""":" __ 5_C"O_i7I~~r-~_~ ____ ~ ____________ . being first duly sworn on oath, deposes and says: '2\ .,., '2-0 c S-1. On the .,J day of .jAtJ II 'A-Pt ' , 1'9-, I installed information sign(s)' and plastic flyer box on the property 't'i 0 I+tlcp", A!1 for the' following project: e>e~ tJoS~ ~E" Project name kA~ euTc...eob~ Owner'Name OJ public located at 2. I, have attached a copy of the neighborhood detail map marked with an ax", to indicate the location of the installed sign. 3. This/these public information si n(s) waslwere constructed and installed in locations in conformance with the require nts of Chapter 7 Title 4 of Renton Municipal Code. /' ~~~~---------~ Installer Signature .,. SUBSCRIBED AND SWORN to before me this ---a"7'- CHAR DASCH >- ~ NOTARY PUBLIC STATE OF WASHINGTON COMMISSION EXPIRES MAY g, 2007 ~ v Q:\ WEB\PW\DEVSERV\Fonns\PJanning\pubsign.docOS/27 /03 residing the State of at "", ." ~f:;'\~ .' . . ) • • ... ... ·:;PRQPOSEDLAN;O:dse. ACnON o· ~. . • _.'.. • f, • ~ • ',' ...:.-. ..;..-----.:.--..... ~.:..,,;--..:..~~ AJl):>lfblmO I . SrrslMP' . f .~ .. ;j':.~~<:~' ....... i'· ::.:'.:: l~L~~~~:~~'~J: OJ<;===~:=W~T: .>', • . .' :. ~ ·'·:'0 .. U$O~~X 4"'X 1Z :po~m~' . . ~=!:~t:~1~~~ilTs.WmAsH.eR$·· ;:;:.':!!=~:~~R1nGI : .. '~~;Oti'~~m~$gOVNI>; I ~ t, :··.·.:::;;~~~~~~·lr+()~.OA$E. Q:\ WEB\PW\DEVSERV\Forms\P\anning\pubsign.doc08/27/03 . ". ~. ' .. -'!', ':~ ".-r-.... . ~ .. ;', Hx Date/Time JAN-3U-2UU5(SUN) 19:29 425 227 94&U Jan 30 05 07:30p Da' ell Offe 425 '''27-9460 r----.. ------, I • ' : : .:! I , .... • I , 1 I I \\ \ : \ I ," ',,:,Q":~'" ~~~~~~~~~-~-_~_-~-~--~--~-J~ , ' 'i\ . : ! ' i i , ' i ; \\ \ " " \ , , \ \ " ' I \ i ", , i i i' I i J ) ( I \ r-----------.., I , I I • 1 , I " " I , I I , L._.~-----... --_..J "'~ .•.. P. U U 2 p.2 First American . Title Team Three Fax No. (253) 671-5813 Grae Bean (206) 615-3275 gbean@flrstam.com To: Cambridge Homes 1800 NE '44th Street #200 Renton, WA 98056 Attn: Find Amerlt:sn 77t/e Insurance Company 2101 Fourth Ave, Sl!! 800 Seattle, WA 98121 Phn -(253) 471-1234 (800) 238-8810 Fax -(253) 671-5808 KrisWard (253) 671-5811 kward@flrstam.com File No.: 4203-474804 Your Ref No.: Bent Nose, LLC/tambridge Homes Inc. Re: Property Address: 990 Hoquiam Avenue Northeast, Re.,ton, WA Supplemental Report 1, Amended Dated: January 27,2005 at 8:00 A.M. Commitment/Preliminary Report No. 4203-474804 dated as of October 22, 2004 (including any supplements or amendments thereto) relating to the issuance of an American land Title Association Form Policy is hereby modified and/or supplemented as follows: There has been no change in the title to the property covered by our Commitment/Preliminary Report ,dated 10/22/2004 at 7:30 a.m. except as noted below: The following paragraph noes). 8 has/have been added to our Commitment/Preliminary Report to read as follows: '. 8. General Taxes for the year 2005, which cannot be paid until the 15th day of February of said year. Tax Account No.: 102305909206 1st Half Amount: $ 2,671.99 Assessed land Value: $ 410,000.00 Assessed Improvement Value: $ 37,000.00 2nd Half Amount: $ 2,671.99 Assessed land Value: $ 410,000.00 Assessed Improvement Value: $ 37,000.00 Corrected Address: 990 Hoquiam Avenue Northeast, Renton, WA First American Title Insurance Company By: Paula Edling for Grae Bean, Title Officer Page lof 2 ~. -, _D€lte: February 03, 2005 File No.: 4203-474804 (BR) cc: Lender To Be Detennined Page 2 of 2 "'~ ~ .:TICOR TITLE COMPANY. 15 S. Grady W.y, Suite lZ0, Renton, WA 980S! (425)255-7575 FAX (425)2SS-028S COMMITMENT FOR TITLE INSURANCE NO •. 6326144-1 INQUIRIES SHOULD BE MADE TO: UNIT 1 (425)255-7472 Donna Roetter Jami Burkhardt Melissa Harkins Effective Date: July 7, 2004 at 08:00 AM Customer Reference: Rutledge! SCHEDULE A 1. Policy or policies to be issued: 1992 ALTA Owner's Policy Coverage: Standard Liability: $ 0.00 Premium: S 0.00 TO FOLLOW Tax: $0.00 Proposed Insured: TO FOLLOW 1992 ALTA Loan Policy . Coverage: Extended Liability: $ 0.00 Premium: $ 0.00 TO FOLLOW Tax: $0.00 Proposed Insured: TO FOLLOW 2. The estate or interest in the land described or referred to in this commitment and covered herein is a Fee Simpl~. 3. TICO~ TITLE CQMPANY agrees to issue on request and cmrecdrdlng of appropriate documents, its policy OF-~ as ~'ied for. with ,coverage as indicated. ~ on the preliminary commitment; Fee Simple title to th, prope,rty ~~.h8reln Is vested; on the date shoWn a,bove, lp: ~ren ~. RuUec:lge, as h"-.par'8te e.te . ..... ~". , subject,only to the,exceptionss. herein arid to the terma, conditions, and· exceptions contained in the policy form. 4. The land referred to In this Commitment Is described as follows: SEE SCHEDULE A CONTINUED CornmHment Schedule A Commitment No. 6326144-1 LEGAL DESCRIPTION SCHEDULE A CONTINUED The land referred to in this Commitment Is described as follows: The north 15 feel of the west half of the northeast quarter of the southwest quarter of the northeast quarter; EXCEPT the west 30 feet thereof Deed to King County for road; and north 315 feet of the east half of the northeast quarter of the southwest quarter of the northeast quarter; ALL in Section 10, Township 23 North, Range 5 East. W.M., in King County. Washington. Commibnent No. 6326144-1 'SCHEDULEB Schedule B of the policy or policies to be issued Will contain exceptions to the following matters unless the same are disposed of to the satisfaction of the COmpany: GENERAL EXCEPTIONS: A. Rights or claims disclosed only by possession. or claimed possession. of the premises. B. Encroachments and questions of location, boundary and area disclosed only by inspection of the premises m~w~. . , C. Easements. prescriptive rights, rights-of-way. streets. roads. alleys or highways not disclosed ~ the public records. 0; Any lien, or right to a lien, for contributions to employee benefit funds, or for state workers' compensation, or for services, labor, or material heretofore or hereafter furnished, all as imposed by law, and not shown , by the public records. E. Taxes or special 8ssessments which are not yet payable or which are not shown as existing liens by the public records. . F. Any service, Installation, connection, maintenance, tap, capacity or construction charges for sewer, water, ' electricity, natural gas or other utilities, or garbage collection and disposal. G. ReseNations and exceptions In United States Patents or in Acts authorizing the issuance thereof. H. Indian tribal codes or regulations, Indian treaty or aboriginal rights, including easements or equitable servitudes. I. Water rlghts,'claims or title to water. J. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public records or attaching subSeqUent to the effective date hereof but prior to the date the proposed insured acquires Of record for value the estate or Interest or mortgage thereon covered by this commitment SPECIAL EXCEPTIONS: 1. ' Right to enter said premises to make repairs and the right to cut brush and trees which constitute a menace or danger to the electric transmission line located in the street or road adjoining said premises as granted by Instrument recorded under Recording Number 3217536. 2. AN EASEMENT AFFECTING A PORTION OF SAID PREMISES FOR THE PURPOSES STATED' THEREIN: IN FAVOR OF: FOR: Puget Sound Power and Light Company Electric transmission and distribution line DISCLOSED BY INSTRUMENT RECORDED: July 23, 1943 , 3324545 RECORDING NUMBER: AFF~CTS: The north 15 feet 3. All COvenants. Conditions, Restrictions, Reservations, Easements m Other Servitudes, if any, disclosed by Survey No. 99/130, recorded under King County Recording Number 9408029001. , 4. Ordinance Number 4918 an Ordinance of The City of Renton, Washington annexIng certain terrttory of the City of Renton (Lee Annexation; File No. A-OO-O(2), recorded January 4, 2000 under King County Recording Number 20020104002324. . 5. DEED OF TRUST, AND THE TERMS AND CONDITIONS THEREOF: GRANTOR: KarenN. Rutledge TRUSTEE: First American Title Insurance CO. BENEFICIARy: PHH Mortgage Services COrporation ADDRESS: 3000 leaclenhall Road, Ml Laurel, New Jersey 08054 Commitment Schedule B LOAN NO.: AMOUNT: DATED: RECORDED: RECORDING NO.: Commitment No. 6326144·1 SCHEDULEB (Continued) 0010064855 $123,600.00 February 1, 2000 . February 7, 2000 20000207000417 6. . DEED OF TRUST, AND THE TERMS AND CONDITIONS THEREOF: GRANTOR: TRUSTEE: BENEFICIARY: ADDRESS: LOAN NO.: AMOUNT: DATED: RECORDED: RECORDING NO.: Karen N. Rutledge, an unmarried person PRLAP,lnc. Bank of America, NA PO Box 19523, Irvine, CA· 92623·9523 . Not disclosed . $100,000.00 February 17, 2001 April 9,. 2001 20010409001214 7. General property taxes and special.district charges, as follows, together with interest, penalty and statutory foreclosure costs, if any, after delinquency: . (1 st half delinquent on May 1 st; 2nd half delinquent on November 1 st) Total Taxes for Year 2004 Amount Billed: $1;403.86 Amount Paid: $701.93 Amount Due: $701.93 Tax Account Number: 102305-9092-08 Levy Code: 2146 . Current Assessed Value: Land: $120,000.00 Improvements: $100.00 8. Payment of Real Eetate ExciaeTax, if required. The property described herein is situated within the boundaries of local taxtng authority of the City of Renton. . Present Rate of Real Estate Excise Tax as of the date herein is 1.78%. 9. Title Is to vest in persona not yet revealed and when so vested will be subject to matters disclosed by a search of the records against their names. ' END OF SPECIAL EXCEPTIONS NOTES: A. The language contained in the printed Exceptions from coverage and Conditions and Stipulations of the . Policy committed for may be examined by' inquiry at the office which issued the Commitment, and a specimen copy of the insurance POlicy Form(s) referred to in this Commitment will be furnished promptly . upon request. B. Investigation should be' made to determine if there are any service,' installation, maintenance, or connection charges for sewer. water, electricity or Metro Sewer Treatment capacity Charge. C. In' the event the transaction falls to close and this commitment is cancelled, a tee will be charged to comply with the State Insurance Code and the filed schedule of this Company. . Commitment SChedule B Commitment No. 6326144-1 SCHEDULEB . (Continued) D. Abb~eviated Legal for purposes of King County Recorders Office is: Ptn NE 1/4, Sec 10, Twn 23 N, Rng 5 E~W.M .. E. The records of King County and/or our inspection Indicate that the address of the Improvement located on said land is: 990 Hoquiam Avenue Northeast Renton, WA 98059 . A Single Family Residence According to the King County Tax Rolls the dwelling was built in 1945. F. All matters have been cleared for ALTA Extended Policy coverage and/or Homeowners Endorsement coverage. G. The Loan Policy to be issued will contain a Form 8.1 (Environmental Protection Lien) Endorsement. ~g/anlO7/1612004 END OF SCHEDULE B Commitment Schedule B 'Commitment No. 6326144-1 COMMITMENT FOR TITLE INSURANCE TICOR TITLE COMPANY, a Callfomia corporation, by TICOR TITLE COMPANY, a Washington corporation, its authorized agent, herein called the Company, for a valuable consideration, hereby commits to issue the policy or policies of title insurance, as iden~ in Schedule A. in favor of the proposed insured named in Schedule A, as owner or mortgagee of the estate or interest covered hereby in the land described or referred to in SchediJle ' A, upon payment of the' premiums and charges therefor; all subject to the provisions of Schedules A and Band to the Conditions and Stipulations hereof. . This Commitment shall be effective only when the identity of the proposed insured and the amount of the policy or policies committed have been inserted in Schedule A hereof by the Company, either at the time of the . issuance of this Commitment or by subsequent endorsement This Commitment Is preliminary to ,the issuance of such pOlicy or policies of title insurance and all liability and obligations hereunder shall cease and terminate one hundred eighty (180) days after the effective date hereof or when the pOlicy or policies committed for shall. issue, whichever first occurs, provided that the failure to issue such policy or policies Is not the fault of the Company. TICOR TITLE COMPANY By.-~.w~-, 1.00 B.1I2 20010529900002 ••• 03 ac &!IOMI - 4 • .!.\.i!4Z« ___ _ ------ ~-------_._ •• ~.~ I I \' I \ ,~ L _____ ~ i' ,s:,s.fAc l @ ~ ---_e 11\ -',' .,: .. ~·l~ ~~~~i;r~:'~~·· .:~'~~~.!~~~-~ : ~:..-•. ;;,: :':', /' ; ;;:· .. ·7·. ·~·{;·\J:~!.r~:.:;~ .. : .1 . " ICAItIII II. IU'I'LIDCJI 11.at lt2ID Ava ••••• UIft'IWI. .,. ,.os, C01ll101lWBlL'rII loUD nlWl __ e.t .... 0' tlZIoallallla . RBI acrow... to""', Titl. onu a... 11783112-\ Lefal Da8c~iptiaDr •••• l/t or 8IR 10·33·' bM ... '. 'l'u tv .. l J.D. a.. 10310'·'013·. ftI __ ..... liliiii •• 1IiauD .... l1li ...... _ ........ r.. 'lIlJa, A __ .... l1li ....... _ fK .. ill _W. ... tioa of Tell Do11an lel0.001 ... acbB Yalub1. -t_nt:i_ As .... paid, ~ ad ~ to ....... ...-,.A~_ the follGrillt ducdlled ~ul •• Ute •• ,tuated Sa tile ~, Df 1tDII. Stew of ... II:lt1gton I . •• State 01 011II81II 831 •• 00 130000.00 " .. ' - - .' It .... a IDIIDI'l AI The DORh 15 feet of the W8I: balf of the non ..... t quut.el' of the IIOUti..eR qua~tel' of eu DOZtheut quarter, BXCBPl' the w.t JO feet tbonof ..... to Kina oaunty fal' E'CMd, aDd ftOl'th 315 f .. t of tlse aut _If of eM noft .... t q\lute~ of the .aut .... t cauuter of the II01'theut quut4r, all in Section 10, faIIIublp 23 IIorth, _p 5 ... t, " .... , ill tiDI County, 1Iaeldogtan. SUllJBCT TO: 1 . Right to 8Ilt:u the land to !like repair. aDd tile right to cut lma.h .. tnea wb1cb caaatitutea .... c:e or daDgar to the electric tl'UlllluiOD liM adjoilliDg tile land, .. gnntel! in ilUlt1'Ull8Dl: reccmIecl \IQtu ~ 110. 3217536. :& • USBMBll'l' AID 'l'IIB 'IBIIII AID CXlBltICBS 11iiKIU'1 Oratael Pv.rpo .. : Al'ea Aff4lCltedi Recorded. RecordJ.ng 1fo.: tuget 80uDd PalMI' .. Light CbIIpay Blectric t1'01llll1 .. 1011 mid dilitrUlution 11u The DOl'tb 15 f .. t JUly 23, 1143 3324545 3. ALL OOVIIAII'l'B. COIDI'l'IOII8, RB8'1'RIc:TIOII8, ItBIIRVATlCIIB, BUJrIIBII'f8 ca cmara 8UV1'IOUIB, if uy, di8Claecl bv 8Uzvay _. '9/130, recorded under K1Dg COUDty bGoI'diag 110. '408021001. .... -10 , .... u, ! " ."':': .'.} .' ii', .. ~. '~~ "'" ,.~ .... .p- """ i'"t' ",., .. ;,. ... , .. ~ '::i " '," " ,,~ .-~ = [' . . = = = = ..... PHH MORTGAGE SERVICES 3000 LEAOENlfALL ltD MT.LAUREL,NI~ IIn •• JIIIU' , ..• DM~ __ ~~~ ___ ~~~~~~r-~MM.nau.hr~~ __________ ~.-__ ~ __ LO~ i«'fI"&:~I''5 -I ORIGINAL I to ~ 3701192!14 791 DEED OF TRUST THIS DEED OF TRUST ('Sa:vrlly 11\IttWIICnI') iI made on FEBRUARY OIST. ZOOO. The gnmor Is KAREN N. RlJ'J'U!DGE . C'BorrolllCl'). 1be Trustee is PIRST AMERICAN TlTlJj INSURANCE CO. ("TrusIee"). TIle Ba!efIcIary Is PHH MORTGAGE SERVICES CORPORAnON. w~icb is orplllzed IIIId elIstmg UDder the \&wi of NEW JERSEY. 8IId Wbose address .. JOOO.LEADENHAIJ. RD. MT. LAUREL. NEW JBRSEY 080S4 ('Lender'). IIorrowa' oweslA:Ddcr IIIepriDclpll sum of ONE HUNDRED TWENTY mREB mOUSAND SIX HUNDRED AND 001100 DoIlIII (U.S. S 123.CIOO.(0). TIllS debt IS evldeoc:ed by Borrower', Note elated the ume dlle &!I Ibis Seturity IIIIINIIIeIIl ('Note'). wblcb provides for 1!IOIIIbI, paylllCllla. wiIh the full debl, If IlOl paid earlier, due .md payable 011 MARCH OIST 2030. This SccurIly IIIIII'UIIICm __ 10 Lender: (I) die repaymaIl of !he debt evidcRccd by !he NOIe, WIIh iaIcRst; aDd all mJeWIIs. exlClllloas l1li4 I1IOdificaliOlll of the Hole; (b) Ibc paymCnt or all OIlIer 8UIDI, wllh iDIerat. adYlIIIZIlllllder P8fIIII'1IlIb 7 III pralect rile ICCUriI)' of tbi. Secam), IIIsrnunem:l8Id (e) tbe perlbrmance of Borrower's COVCUIIU aocI qreemems UDder Ibis Sccurhy hlllrament .md Ihc Hole. For dill puIIae. BomIvIer imvoc:ably gmma IUd eo!myIlO Trusree. In 11'usI. wid! power of sale, Ihc following dcaciibod propeny loc:aled la. KING COUIIIY, WashillglOn: &BING MORB PARTICULARLY DSSCRIBBD ACCOlWING to A LBGAL DBSCRIPTIOl'f ATTACHBD HBRlITO AND MADS A PART HBRBOF. . BEING COMMONLY KNOWN AS: 11624 142 AVBNUB SOUTHEAST, RENTON. WA 98059. BEING. BY DBBD DATSD RECORDBR' S . THE --- SAME PRBMISBS CONVEYED . AND . iicoaoan IN THB COUN'l'\f OFFICE IN DBBD 8001( --' TIllS IS A. FIRST A!Jl) PARAl40tJNT MORTGAGE LIBIII ON TIm ABOVS DESCRIBED PRBMISBS. PREPARED BY, JENNIFER GIl.:t.8=S=P""I::B,-------------- 1r ~( \0 '1\.0t..l 'J.3N. GE: .' . which has lbe address of 1.1624 142 AVENUE SOU1HEAST RENTON WabillglOn 98059 (.Property Addms'); TOGETHER WITH all lhe ImprovcmeIIIJ now or bereafter erected oa !he propeny, II1II all _II. appurienances. 8IId flxlUl'elllOW or belUfter 8 pin of !he property. '. All repr-nu and liddiliolll tllllllIIo be covered by Ibi, Scalrity IJIStrUIIIeIIl. AU of Ihc fDRFing II referred to in 11111 SecunI)' Instrument II the "~." BORRQWER COVENANTS Ihal ~ Islawfull, seized of the CSIIIC hereby conveyed and his the right 10 granl and convey the Property and lhal the Property II ~. cw:cpI fOf. IIIICIIJIIbrlll\Clel of ri:conl. Borrower wamnrs 8l1li will detmid genOrally ~ title 10 !he Property against all claims IIId dcmaI!ds. JObjDct 10 any encumbrances of record. THIS SECURITY INSTRUMENT combines UIIiIorm CO\'CIIIIItI for IlllIoaaI use and DOII-uniform COYCIIIIIII wilb limJled vanalioDI by JUr\ldic:lloD to collllhlae a uniform securll~ IIIII1UIIIeIII ClDYertna ~ p!UpIirIy. wASHINGToN • 5"""",ly ..... ~ .... UI'IIroJUI Rm1ltJ\IIM' _ .... em CllWAOI TO <=> .... c::> UNIPORM COVENANTS. Bonower and Lelldercoveninl and agree as follows: 1. Fa,.... 01 PrIIIdpaiud r.krtst; Prepa,...1IId IMe C ....... IIonowel ahalI pJOIIIpliy pay wben due lIIe priDcipal of SlId Interest on !he debt evIdcaccd by die Note IIId any prepaymeat IIId \ale c:bItps clue UDder !be Note. ~. ,.... rw Tua............ Subjea 10 appIkabic law Of 10 I WIUIal _vcr by LcDdI:r, Bonuwu IbaU pay to LcDdcr on die day monthly JIIIYl1IeIIIIIIe clue IIIldcr !be Note. uDt11!be NOIe Is paid In filii, a am (°fluads°) for: (a) yCIIty 1allel1UIIl.IClllllllCllla wIIkh 1lIIY IIIIID priority over ibis Sec:urIty 1DItnnneIIl •• 11en 011 die I'ropatyi (b) yeII'Iy lcucboId payIIIIIIIII lit pound RIllS GIl !be Property. If lIlY: (t) ycarl)' bawd or property iDauraDce prcmlUDIII; Cd) JCIII'iy ftooclluuraDa: prem!umt,lfmy: (e»)'Clrly JIIDItIlIP IIIsunDIle pmDlwu. if .y: . IIId (0 lIlY S1IIIII payable by Borrower 10 Lender, in ICCORIIIIce willi !be pmlslona of panpph 8, In lieu of !be paymeDI of IDOItJIIC illllUlllCD prcmiUIIIS. Tbac lrems lie caIlcd "Escrow Items." Leader II1II)', II any time, collect _ bold Funda in. QIOIIIIIIIOIIO eueed Ihe IDIlIiDIIm amount • ~ for I fcdcrIIly railed monaaae 1010111&1 RqUire for Bonowa'a eacrow lII:COUIII\lllllerdle federal Real EsIaIe5eUlemellt Procedwa Act of 1974. amr:udcd fiom lime 10 time. 12 U .S.C. I 2601 " IW/; (ORESPA 0), UIIlCI8IIIIIOtber law tbaI applies 10 Ihe PuIIda 1eII11_ 1IIIIIIUlIt. If 10, Leader 1lIIY, at lIlY tlme,c:oIJea IIId bold I'IIIIc\s in 1I111111OIIIIIIIIIt 10 eacccd die Icaser AIIIOWIt. Leader may esIimIte lIM IIIIIIIUIIl of FIUIdI due onlhe basta of Cumat data aDd reIIOIIIbIe acimaIcs of CIpCIIditurea of future Escrow IICIIII or otherwbe ill acconIaDce wllh appIiI:IbIe law. Tbe fUlldllblll be 1Ieklln III iDstilUlIoD wlioe deposita are iasuml by a reclenllFQCY. IutnIlDCIIlIlity. or CIdIIy (tDdudlDJ Lader, if Leader Is aucb III iDIdtudon) or III any Fecleral Home Loan BIok. Leader IhaIlIPPIy die FtmcII to pay die Escrow (tea. Lender 1118)' IlOl c:IIarp Borrower ror boldiq IIId applylDa die Funds, ammaIly IIII1YJiD1Ibe escrow 1ICCCIIIIIl, or vcrifyma !be BIaow Items. unIcu l.cDder pay_ Borrower ln1aat on !he FIIIIIb IIId applicable 11'11 permlta Lender 10 make IIICb a dwp. HOMVel', Lender may requIIe IIomIwcr 10 PII1 a OIIO-tia c::bI1p for III iDdepcadalt IQI CIlIa: tal reponiDa aemce used by LcncIcr In CXJDDeCIioD wIIh tllliloan. IIIIIcas app1leable law proviclcs otbcrwIse. UDlcaa lIl.qRICIIJGI1I is JIlIIdc Of IIPlJlk;BbIc law rcquiJa Immst 10 be . pIid, Leader sballlIOl be required to pay Borrower lIlY InImII or amltlll on !be FIUIdI. Borrower IIId Leader m&y agree in writina, boweY«, !hat IIIlCIaIWlI be pakl 011 die FuIIds. LeIIdcr sball give 10 Borrower, WiIbout cIIarge, an lIIII1IIlacx:oumina of Ihe FwIda, showIaa CRdlIIIIId cIcbIIs 10 die FuDds and tile purpose for which each debit to tbc I'uDds _ 1I1IIIc. !be PundI m pJedpd alddldoDa1 security for a11111111S secwecI by ibis Secunly \asuumcut. If die Funds beld by Lender eacccd Ibe 8I'IIOUIItI permitted 10 be lleld by applicable law, Lender ~ ICCOWU to Borrower for Ihe CIICeSS ~ In KCOIdaDce willi Ibe requimnaIIJ of appIicIIJ\e law. Iflbe IIIIOUIIl of Jbe PuDds beId by Lender at lIlY lime Is IlllllUfficleDt 10 pay Ibe EaclW' llama wIleD due, Leader may 10 aodfY Bonvwcr in . wrltIDs. IIIIl, In such cue Borrower abaU pay 10 Lader Ibe IIDOUIII DeCCIIUY 10 maIre up Ibe deflcicDty. Bonower sbalI make lip die ~ in DO IIIDII tbIIl twelve lIlDDIhIy JIII'tDICID. It Lender', tOle diamtion. Upon payaIIt III full of all IIWIII IClI:I1red by IIIb Sccuri&y rn.n.-, Lender II1II1 promptly zefund 10 Borrower aDy Panda beI4 by Leader. If. UDder pIIII&/1I[III21. Lender ahIIlll:qlllfO or tell the PIopcny, Leader. prior 10 tile acqulaldon or aale of die Property. shill apply. my Funds beId by l.eDder .. die lime of ICqllilItion or aaIe • a cndit qaiDII cbe IIWIII aecured by ibis SecurityIDstrumeat. . 1. """" ..... 01..,....... UnJeu applleable law piOV1CIcs othetwue, all pl)'1lICIIIJ I'CCCIvcd by Leader UDder ....... I IIId 2 .lIn be applied: lin&, to aDY JII'CP8Y!IICIIt c:barga dllC WIder Ihc Note: 1CCOIId. 10 IIIIIOIIIIh payable under paraanph 2; IbInI. 10 interaI due: founb. 10 principal clue; llllllaat. 10 lIlY \ale charges due UDder the Note. 4. CIiarpII U-. Bonvwcr sbalI pay all tIlICI, 1IIC$1J1ICIIII, cbarga, fines lid IlItpOtitlons attnbulablc 10 tile Propeny which may attain priority over Ibll SecurIty 1Datrumeat. and lea&dtold paymeIIIS or JIOUIId n:nII. If any. Bomnvcr.1baII pay tbcae Gbli,pllOlllltl !he IIIIDIa' proykled in pananph 2. or If DOl paid In lbat 1IIIIIDeI'. Bonvwer Wli pay Ibcm 011 time diNctly 10 Jbe penon owed payllll:llL 8orruM:r sbaII JIfOIIIPIIy fornIsb 10 Lender aU IIGliGa of IIDDWltS 10 be paid UDdI:r ibis PIII&JIIlb. If IIomIwcr mateI dIeIe paymentS diltlCtly, Borrower shall )IIOqIIly ft1mi1lh 10 Leader reccIpta eviIIcIII:IDJ tile payment1. Borrower sball plOlllpli,. diIdIIrp III)' lieD wiIfdl bas prtomy over this Security JlISIrumeIIt UIIIea Bcmowu: (a) ..-in wriWIa 10 tbc paymeul of Ihe oblIplIon ICQIIa\ by thc lienlD • IIIIIIDr:I' aa:cp&IbIe 10 Leader; (b) CODtcatI in aood r.IIb Ibe lien by. or defends apIDaa eufOlalllelll of tile lieD in, lepl proc:eediDil whic:h in Ihe Leader'. opinion operaae 10 preveIll thc eaforceIIIeIIl cifdle Ilea; or (c) ICCUI'CI hill die IIoIder of cbe IICII .. aa-t IIIl\shctoJy 10 LencIer II1IbonIiaatlDJ the lien 10 ibis SeeuriIy laaUuaat. lfLeadDr cIotcnaiIIIIlbIIt my pan of Ibe Property is IUbjeet 10 • lien whIcIllIIIJ IlIIiD priority over ibis Sec:urity 1DIIrument. Lender 1lIIY pve IIonower a notice IdeIIIlfyIaa thc lien. Bonower IbalIlII1tfy thc lien or take _ or _ of the ICIIcms set forth above wItbIn 10 days of tile glvlq of aodce. 5. ......or~ ....... Borrower sbalI bep&be ImprovemenII aoweai8tlaaorbcreafter erected on die Property insured apinIt IosI by lire, baaardI iIII:Iadcd wttbbI tile IeI'III "uteadecI covenpo aa4 any otber bawds. ilIcIudillfl floocb or floodiDa. for whiclI Leader requlJ'Cl insul1lllCe. lbi, inllUl'lllClll eball be IIIIintaIned in Ibc 8IIIO\IIItS IIId for !be perioda Ibat Lender reqWftII. The insUrance wrier providlJla die iIIIUrIIICC sbIIl be . c:botea by Borrower aubject to Lender'I appnIVal w111dl sbal1110l be umascmably wilhbdd. If BomIwa' flib 10 . malntaiu COYenp described 1Ibove, Leader may,. Leader', opIIOII, oIIIain WYCI'I&C 10 protcc;l Lender', oPts in the Property In III.lCIIfdInce willi. pananpb 7. AlllJllUl'lllCC polic!CIII1II lCIICWali ahalI be aeptable 10 Lemler and IbI1J IIIcludc I slBlldanl JDOItiIIC c:Iausc. LeniIct sbaII have t. ripl to hold Ihe potkia and talCWI1a. If Lender reqllirea. BollOWCl' duIIl pntJIIpIIy give 10 Leader 1Il_1p1a ofp8ld premhIma 1IIIl1'CllCWal1lOlll:a. In thc CWIII oftosa. Borrower IIIall give prompt IIOlIce to Ibc iIIIUI1IIIIlC cmicr and 1.ctIdcr. Leader may make proorof1oaa If lICK made proIIIpIly by 1IorroweI'. Ua1caa Lender IIId Bonowcr oiberwise aaree In wnllq. iDIunmce proc:ecdI sha\1 be applted to rettoration or repair of the Propeny cIamaacd. illho RIII1OIIIIon or IqIaIr 1a CClOIIOIIIIcally l'eaalble UId LeDder~1 _urn), II IIOl lcaacacd. If the _oration or rqNIir It DOt cc:onomic:IIly fcuIbIe or Lender', security -.Id. be lessened. the InAInIIIce proceed. eball be applied to the _1CCIIn:d by tllb SccurI1y 11IIIJUDICDl. whcIhcr or IIOItbcn due. Wltb anyeueu paid to 1Ionowcr. If Bonower abIIIdona die Property. or doa DDt ___ wilhill30 da¥s a IIOIlCC from LeDdcr that tile Insurance carrier 1111 offered 10 ICIde a daitn. Ibea Lender may c:olka Ihe iIIIarInce proc:caIa. Leader l1li)' 11M the pfOCCCda 10 replir or ratore die .1'Iopcrty or 10 pay sum. SCC\IIlId by &bit SecuriIY 1nIInnnenI. wIIclbcr or IIDldten due. The]().day period wiD beliD wbcD tbc nouce is given. ORIGINAL Unleu LeDder and Borrower OIbeJwise qree III writin&. my apphcalion of proceeds 10 principal shall IlOl email or ~ the due dire of the lIIOIIdIIy paylllCDll referred 10 ID JI8tII&fIPhs 1 IIId 1 or cIIangc the amoum or tile paymmU. If under IJ8I'IIIIIIh 11 die Properly IS acquired by Lender. Bonower'a nghl 10 ID'J IDSUnmce policies and proceeds resUldq fiom clamaae to die Properly prior 10 Ihc II:qIIlslliCIII aba/I pualO Lender to the exteDt of Ibe IUIIII secured by tills Security 11IIbUrIIeIII,1IIIIIIIdIaIdy prior 10 the acq1Issition. 6. ~ 1'nIemlIIGa, MlIIIt ..... IIId ProIectIoa fI the P'ropaty; Borrower'. Lou AppIIadIcII;, Borrower shall oc:cupy.ClllblIIh. II1II UIC the Property as Borrowu's prim:ipal raIdeac:e widwa 8Ilty day. after the uccutum of IhIs Security IDslIUIIICIIl IIIId shill contiaui: 10 oc:cupy Ihc .Property • Bonvwer's prilICipa/ IWIdence for II \ast one ye. after !he date of oc=pancy. uIIIca LaJdcr otberwIse aams in wrlling,' which CODSeIU shall IIOt be UJUeISOIIIbIy withbeld, or WIIess ex1emIItina cimlmslaDces exist whidI In! beyond Borrowa', eoaII'OI. Borrower IIIBllnol dellroy. duriqe or impair the Propeny, allow the Property 10 deteriorIIe. or commit wute on the PIvperty. IIonower shall be III default if any fOlfelll1Je Ktion or piuceeding. wheIber civil Of crimlnaJ. Is bcgua dill in 1..cncIcr', lIOOd fIIdl,luclamal1 c:ouId raub In forf'cIture of die Property or OIberwise lIIIIer\slly Impsu the lien aatcd by dill SecurIty IIISUI1IneIIt or I..eudIr·. smutty iIIteres. Bcmower may cure IUdl • defIu1t and rell11ta1e. u provided III parqnpII IS, by c:ausn, the action or proc:=diDg to be dllmlaed wltII a ruIiD& Ibat, hi Lender', &ODd fai1II cIetermtnIlIon. precludes forfeiture of die Borrower's ImmsIhI die PnIperty or otber malerial impairment of the lieD c_ec1 by Ihi. Security IlIICnunenl or Lender's aecurlty 1DleJat. Barrower abaJl also be in default If Borrvwer. dunll, the loaD application proa:aa, gave lIIIlCrial'y 111. or IDII:curale IDfonnatlon or SI8Iements 10 Lender (or failed 10 proVlde Lender with ID'J IIIIlerial \nfonnalloil) In I:OIIIIeClIGD wllb dIi: 10lIl evIde!Iccd by the Note, includlDg, !lui notlimilCd 10, repIaelltlUD COllCaIIiq Borrower's CICI:UpIIIC)' of die Property u a principal reaideftCe. If Ihu Security IIIIUUIJI!Imt is on a lcacboId. Bonower IIIaII comply WIth all lite provislollS or tile lease. If Borrower lCCluiJa fee title to tile Propcny. the lear:bold IIIIl tile fee Ih\e lIIaII DOl merp un\ess Lender I&l'CCS 10 tbe maaer In writina·. , • I'nIUcdoa or Leader's RIabtI .. lie Preperty. If Borrower fails 10 perform tile covenants and agreemenII CODWDed In IbIJ Sccurity 11ISInII!IeIIt. or then! II a Iep\ proc_hng that may s.gniflCADlly affect Lender's rights in tile Property (llich • a proceediD& In blllkruplC)', ptObare. for amdemnaIlOII or forfeiture or 10 eilforce laws or 1qIIislio1ll). then Leader 1lIIY do 8IId PlY for whIaevcr 15 nm:sury 10 proteCt tile value of the Propeny and Lender', ript' In the Property. Lender's ICticIIII may iIIcludc payina any 5IIIIIB sa:ured by • IteD wblch \Ju priority over IIIIsSecurily IlIstnmaenl, appariaa incourt. payingre.onablc attonJI:ys' fees andaacrilll 011 the Property 10 IhIIke repain. A1dtot1sh Leader IIIBY like action IIIIder Ihr. paraarapb 7, Leada does IlOl have 10 do so. AlJy BDIOIDlU dlSbuned by Lender UDder IbIJ pIrI8rIIpb 7 shall become addirionaJ debt of Bcmowcr 5CCW'Cd by IbIJ Security IDsUumeDt. UnIea Borrower IIIIl Lender ape 10 GIber tenDS of payIIICIIt, thcIc IIII01IIIIs sIIaIl bar interest fmm die dire of diIbunemeIIt _ tile HOle ria _shall be papIIIc. with interest. upon notice from Lender 10 Borrower requestIna pay1IIIIIt. S. Mortpp IIIRi'Iaee. IfLcada requirecllllDr1p&e inIurance uaCODdillonofllllkina die 10ID1CQIRd by !Ius Security 1DItrumenl,. 80mnIIer sbaJl PlY the prcmlums IIqIIirrdIO lllllllUSin the monpae illSUl'llllCC in effect. If. for ID'J reason, the IIIOItJ88!I insurance c:overaae n:quiRd by Leader IIpses or ceasa 10 be in effect. Borrower shall pay the pJel1liunls requlrelilO obWIl covenae lUbsiatUIsIly equivalenllO the moltpp illSl1J'8Dce previously in effed, II acoIUubltantlally equiYaJent 10 I!Ie cost 10 Borrower orlbe IIIOrts. iDlIIftIIICe lft\liouly in effect, from an altenua monpge iIIIum approved by lAnder. If substlftllally equlvaIeIII mongage iuullDCC oovengc is IlOl avlillble, Borrower abaJl pay 10 Lender eaeh IIIOlnII a sum equal 10 OIIe-lwelftb of !lie yearly monpp insuranc:e premimn· beins paid by Borrower when I!Ie luurance oovenge Ilpled or ceased 10 be In effect. Lender win a«ept. use and retain Ibeae paymtftfl8I 11 __ ill lieu ollllOrapae iruu_. Lou reserve pay1IICIIlI may no IoIta8 be required. II die opllOll of Lender. If IIJOIt8Iie ~ coverap (ill the _ l1li4 for the periocIlbat Lender nlljUires) proVIded by III iIIIum approved by I..eIIder apiLI becomes available 8IId is obIamed. Borrower shaIJ pay the premiums nlljUiredlO IIIIImain IIIDItpge IIIIIII'IIII:e In efftc:I. or 10 provide I tosa reserve. will tbe ,requiremaJI for mon ... iIL'IU1'8IIce eoda hi IICCOIdsncewbll any wrltlen IIIRCmeot betweea Borrower and Lenderor applicable law. . . 9. 'upccUon. Lender or its agent 1lIIY make reasonable enlnes upon and IlIIpeaions of the Property. Lender shall give Bomr.ver DOtlce II tile lime of or prior 10 an UJspeaIOD spcICIfying rasonable cause for the inspcclion . 10. ContlemnatloD. The proceed. of ID'J award or dalm for cIamagcs. dm:ct or consequenlial. In c:onnectlon with any condemnation or other liking of say pan of die Property. or for cooveyance in lieu or concIemnaIIOII. ue hereby assipeel IJId IhaIJ be paid 10 Leader. . In I!Ie event of • tOllll lakin& of tile Property. tile JII'CI'lCCCIs shall be IIPPIied 10 the IIWII5 secURd by IIIIs Security ~, wIsetIIer or DOC tIIea due, wiIIIlD)' _ pUdlO Bonvwcr. In the CVl:nI or. partial tatina of tile Property in whldl die fair· mmet viluc of the PIUperty UlllllllliIIc!Y before the IIkmgIs equal 10 or ,1QICr 111111 tbe IIIIIUIII or the IIIDIS secutal by IIIIs Security IUtnmlent lInm!diaIeIy before !he taking. unlell Borrower and l.eIIder OIlterwiae aar-hi writmg. tile lums IeCIIftd by tills Security InsIJunIeIIl ...... be redaced by the .1lII0IIIII of die proceaII multiplied by I!Ie followina fnctioa: <I> the total IIDOUIII of lite 111011 aeeured 11IUIIed1atel)' . before tile 1BkiLI&, dly\ded by (b) dae fair IIIIIrkeI value of die Propeny Immediately before lbe 1IId1lJ· Any balance shall be paid 10 Bonvwer. In IIIe event ot I ptU1Ia1 takiDI of tile Property In wIIlch die fair nwtet yalue of tile Property IIIUIIedIatdy before the IIliDa Is less tbIII die IIDIIUIII ot the IIUIIIS sa:ured \mnJedIaleIy before the 1IbD&, UDIeu Borrower aDd Lender otberwIse apee In writIq or unIea applicable law odIeIwlse provides, tbe proceeds shall be applied 10 tile IIWIIS secured by IbIJ SeaIriIy InIIrument wIIedter or BOlD IUllllIre dIen due. . If tile Property Is abIIIdoIIed by Borrower. or if, after notice by Leader 10 IIomIwer dutt die condeomor offen 10 make an awanl or settle • claim for damaps, BomIwer I'IiIs 10 respond 10 Leoder within 30 days after the dlle tile IIOIIce II JiVCII, Lender Is autborIDd to c:o\Icct IIId apply tile proceeds. II its option. ddler 10 restoflllion or repair of lbe PIopeny or 10 tile _ secured by this SecurIty 1I1Itnnneot, whether or PUt then due. UnIeaa Leader lad Borrower otherwise epee in wriling, any application of proceccb 10 pnncipal IbaII not . elltcnd or poacpone !lie clue dale of the monthly p&)'IIICIIIa refcmx110 m parIIllIpha I and 1 or l:baD&e die amount or sucll payments. . """ ". <::'> KJ AIljUllablo R&e Rider r Graduated Payment Rider c.... Balloon Rider I : OdIer(a) (1pCCi1'yJ C COIIIIommiwn Ruler C::: PIamIed Unit Development Rider C Rae ItIlplD~elllcllt Ricler ORIGINAL :J 1-4 Famsly R.ider :-: Biweekly Payment Rider ~ -Second Home Rider BY SIGNING BELOW. BoIl1MCJ aa:cpca IIDd agrees 10 Ihe terms aDd coveDIIIts comaiIIed ill dUs Security inatru11IcaIlDId in my ridcr(a) CUIOutcd by Borroww IIIId IIICOrded willi II. WihlCllle8: ~ .:.-.~~',.;. p.. ...... ~".;-'",.., ~ -..... -CDW'.o\01 r .... :I~ t::~ N: ::~.II 0. GtJi ::'.\ : . .. . l" .. ~··~· U '1"'" .... (:It t.',: -;' d: tt: i"" .... , ........ - ----------------------------~(~) .aor- --------------------------~(~) -- ----------------------------~(~) .- c:o Q . c:o ...... PHH MORTOAGE SERVICES 3000 LEADENHALL RD MT.LAUREL.NJ~ ADJUSTABLE RATE RIDER (I Year n-u.y IIIda -Rate Caps) ORIGINAL lOAN NUMBER: 0010064855 370179294 792' TAX PARceL.: THIS ADJUSTABLi RATE RIDER isllllde Ihb OIST clay of FEBRUARY. 2000. ud \I iDImporaIed into and shall be deemed 10 IIIIItIId !lid supplcmcnt die MOIlp&C. Deed of Trust or SccUnty Deed (die .Security 11IJtt\ImeJll") of !be III/IIe dIse 81-by 1hIe IIJIdemaDecI (tile "Borrow".') to secure lIotrowu's AdJUSlabJc be Note (Ille "Note') to PHH MORTGAGE SERVICES CORPORATION (die "Lender") of the same date and coverlll8 !be propeny desenbed In tile Security llIIInlmeal ad Ioaad II' 11624 142 AVENUE SOUTHEAST RENTON WA98059 . (Property Addrss) THE NOTECONTAlNS PROVISIONS ALLOWING FOR CHANGES IN THE 1N1'ERE8T RATE AND THE MONTHLY PAYMENT. THE NOTE UMrrS THE AMOUNT THE BORROWER'S INTEREST RATE CAN CHANGE AT ANY ONE nME AND TtE MAXIMUM RATE THE 8ORROWER MUST PAY. ADDITIONALCOVBNANI'S. In addibon 10 the COVeIWIII and asreemaus made In !be Security [DSlNmeJll. Borrower and Lender furthci COYell8lll and agree III follows: '. . . A. INTEREST RATE AND MOJmILY PAYMENI' CHANGES The NOIe provides for 1ft inilial mtcrcsI rate of 7 .75000." The Note proYides for changes m !be inlcrat rate and tile monthly payments. as follows: . 4. INTEIlISTRATE AND MOWl'IILY PAYMENT CHANGES (A) CIIup Data . . The un .. 1 rate I will pay may CIIange OB the fin! day of MAJlOf. 20 10, II1II 011 I!IaI day eveYy 12th IDOIIth thaafter. Each dale on wid! my Immst nle could cIumge Is tailed a 'Change Dlte' . . (8) TIle IJIdex . . . 8c&ionina willi the fim CblDae Date, my intmSl rate Will be. based OD an 1Ddex. TIle 'Index" Is the wcctIy l¥CI1Ic YIcIdOll UDitcd swa Treasury securIdcs IlI.JUIIed lO·a COllllilllf DIIlIIrity of I year, .·1IIIIIc avlila&1cI by die PedenI RoscI'Vll Boud. The __ Index fi,urc tIYaIlablc u of Ihc dale '" dIya before cadi , CIIqe Date " called !be "CurrenlIDda· • . .' , If die Inda IS 110 Icmpr available, die Note Holder WIll choose • new mdex that Is based upon comparable iaformatlon. The NOte Holder will give me IIOIJCe of thi. c:hoice. . (C) CaIcuIadoa of CIIupiI . Before cadi Chap Dale, the Note Holder wiD c:aIculate my aew IIIICRSt rate by IIIdm& 2.87500 peI'CCIWI8C points (2.87500 ~) 10 die Currenl 1ndelI .. TIle NOIC Holder will then round the result of this Iddirion to Ibc nearest ono-elgbtb or one ~ point (0.125"'). Subject to the limits SUJtt:d in Secdon 4(0) below. Ibis roUllded amouJIl wUI be my new interest rate ualilllle DellI CIIuIp Dale. 1bc Nore Holdar will IbeII determine' the 8JIIOUDt of the IIIOIIIIIIy payment dW would be sufficient 10 repay !be UIIpIicI pnncipal that J am expecrcd to owe 81 \be CbIIt&e Dale In MIOIlIhe MllUmy Dale 81 my _Interat l'IIIe iDsutislatulalJy equal payDICDts. The rault of this Cllcu1adOll will be die 'new amounrof my' _1hly paY'O:;, Lbaita!XI ..... Rate Chaaaes . TIle inlelat rate lam NCluire4 10 pay &I die lint CJumae Dale will 1101 be &realer than 12.7S000" or less. thin 5.75000"'. Thereafter. my adjustable lnteral rate will oem' be increased or deI:reaIed 0lI1111)' siDJIe CItaose .' Dlle by more IhIII tWO pen:earqe points (2.00"> rrom !be DIe of \ntera\ I have been paying for the preceding twelve~. MY.ialcn:all'lle WIll DCV". be greater tbaD 12.75000 .". wIIk:h II called lbe 'l\4ulllllllll RIle'. '00 EffeCtIYe Date '" CbIIIaII . i My DeW iDtereaI rate will become efJmive OD CIICb 0Iauc Dale. I will pay Ibc IJIIIIUIII of my new IIIOIIthly ~ besiDnina 011 the lint IIIOIIIhJy pIIyn.II dale after ti'e Change Date WIlli the IIIIOURl of my IDOIIIhly payment chanaes apin. .' (IOl Nodce or C....... .' The Note Holder wiD deliver or mall 10 me: a IIOIk:c of l1li)/ c:hIII&ct in. my Interest rate and the 8Il10IIII1 of my IDOIIthly payment before die dfectlve date or any cblDJC. The notice wflIlDclude infol'llllllion n:quI"'" by law 10 be 5:c~':~ also the title 8DCIlclepbone II1IIIIber of a penon wbo will _ any queslloti I may have ~in8 . . ~~"'=-~IIIA'III"'III-AIIM""''1 s-U ...... .,-. ... I.ocI ......... M .. UIII'_I_ '_lIlI,. :nOSl JIM IlI1I001 B, TIlANSJ'BR 01' 'I'IIK I'IlOPEIn'Y OIl II. BENEnCIAL IN'I'EUSI' IN BORROWER UDiform CoYeIIIIIll7 of die Secunty IIIIlnIIiIeaIIs ~ 10 read as follows: TraIler " tile Property or a 8eIIeIIdaI IIItenst III 8Grrewer, PurIM the jptjtj,l flgd AI9 pcnqd; If au or any put of die PropeIty or my IDteIat In il is BOld or lI'IIIIfemd (or if. beacIIdal iDtcrat In Borroww is sold or ItIIJISferred II1II Bonowcr is DOC a NlIIlII pcnoo) without Leader's JIlH1I' wriJleD colllClll, I..eIIdcr may, 1111 optIoD, ~ ilmnedia&e payman ill full or a11IU1D1ICCUJaI by Ihb Security IJllUWllCnI. Howcvcr.!bIt 0(11100 sIIaII DOC be oxcmscd by Leader if acmse is problbllCd by I'aIcrIIlaw II or tbc date or lIIlI Sa:uril}' Imaumr:ut. If Lender exerdsa lhiIoptioa. l.encIcr shall live IIonvwet lIOIice of lCI:dcrItion. 1be nodce dIaII provide a' period of 1I011e8I1h1D 30 daY-from the dIlc the IIOlicc ill cIcIiYCRd or lJIIiIaI within wbkb Borrower I11III pay all liliiii -.n'CCJ by Ihill Soc:urity 1aItrumem. If IIonv.w lalla 10 pay IbCle _ pnor 10 Ihc expu'Mlmof litis period. Lender may invoke any rcmeclics permlued by dill Secudl}' IIlstruJllelll without funber DOIIce or demaJId on Borrower. After !he firM ·Iwmat l'!!F m_ dale; If aU or any pari of Ihe PIvpeny or any 11llerelt ill II illOkI or trmsfmed (or It a baIeIIc:III Inreresl in Borrower Is sold or IIWfared II1II Borrower II 1101 • IIIIiII'II per8CIIl) wllboId Lender', prior wril1eD comeat. Leader may, • iI optlDn, require ilDll!ladiatc JII)'lIICIIt in ibU of all S\IIIII IeCllJaI by IhIs Securtly 1Datrumeat. HownCl', Ihia otMion sIIaIl !lOt be eun:lsed by Lender If eun:iae is prohibilCd by fedenJ law III of die dace of dIis Security 1nItnuneat. Lcauler IIao shill !101 exercise Ibis optioD If: (a)BonowcrCllllllllObeaubmiltedIOLendcriDfDrmltioJlRquired by LeaclcrtoevalUIICdlellllClldalumsfcree II If. new 10lIl were lleinl made 10 die lransferee, and (b) LeaderIlllOlllb\y decermiMs !bat Lettder'1 security wID DOl be impaiJal by die loaD asa\lDllllitm IIIIl lhIl !be risk of • brad! of 1lIIY covenant or qrc:cmeu. in this Security lDaIruJaem il acpcabIe 10 Lender. . . To !be extcm pcnnItlCdby 1IIPIi:lll1e law, LaIdcr l1li)' dwp a J'CIIOIIIble fee III COIIdItIoJlIO l.eDder', ClIIIIICIIlIO dIo loaD IIIIImpdga Leader abo may RqUJR Ibe trIIIIIfeRe 10 SIp Ul IIS1IIIIplicHI apemem dill Is acccpIabIc to Leader and dial oblipIcs the Ullllfen:e to Iceep IlIIbe promIsa IIIIIIpIIIICIIIJ JIIIde In the HOle and in chi. Security 1Dsuumant. BonOwcr will conliJwc to be obllpled UDder the Note and ibis Sccumy bIItrumcnJ UII\cu Lcuda' rcIcasCa Bortoww In wrliing. If LeacIcr eun:Iaes Ibll opdon, Lender sballlrv.: Bonower DDlice of aa:elcralion. 1be nodce sIIaJl pfOYlde a period of DOl !at llum 30 dayI fRlm the date the IIIIIk:e iI delivered or 1l\lll1aI. wl1IUn wbkll Bonower musl pi)' all IUIIII ICCIIRd by ibis SeeuriIy 1Dat1WllClll. If aon-er fo to pay Ibao IIDIII prior 10 die cxpIndon of ibis period, I.eIIcb may invoke lIlY remedies pcrmiuecl·by Ibis Sa:urIty TluUumenI wiIhoUI funber notice or demand Oft Borrower. BY SIGNING BELOW, Borrower aceepu aM aarees to !be teI'IIIS ud covenams eonUliDecl ill this AdjUSIaJIlc Rare Rider. PROGRAM 700/8.707..,,'0112 31_11M _ 7IMIMOOI WITNESS WITNeSS WrYNESS WITNESS (Seal) .......... ______________ (Seal) ........ - (ScaI) .8arrOMr (ScaI) .......,.. I "(Jant l till it e ('1111 f i dw;Hi ~Hl! -fill i ; i: 1:11,.,' tIl' Jf I§ '.'lllJ : ".111 .. f I. ·1 rl it 1-I ifi!J!t! !. Ifl. r Ii filii: IS I r',11 tWIt r ! ~ ! I'll 1,1,'ri .lliJ i AI rJitil ,iii' ',Iii JlIsl r r Ii It! rl ; III Iii I; il f~ I I~ nJill i!ll .1 ~ ~fl, III 1 19-{rJ:i~Ii!· iii I . I !'J:1 srllf~trrJ !11 tr ill .. ) 'I If sa·, II rl l lA-rlslll .f 'f' ~I 181J r ! r·, r IIi J I'i. ; .. Iwlt,l I I • i , Ill!. ' ,II 1 ... II! r ~t I '!:I:~J1 I II' .1 ~Jlj ~ <e:. oro ::Q ~ 2.~ .~ ~ ~~ ro ~ ~-;. ':2. ~ -;."'0 ~ 8 o'i """'! 0\ z~ ,",,' z (i) 200 1 040 900 1214 Uf! (rlW tf~ I UUt ~f ;~d 110ltl H ~ I hit r~ I r r 2 lis II . I Sr. I .. ~ 1-1 ~ J fl-r rt J I ,. J ~ lit. If ·f I II e Eli fir II r f If!. f i jm q!r.lh I Iii' • lUI jat" -It l,l! I !~!! ;lilH it lIt i ;. ~ I,;; J f I J I' ~. .g I If Ir ,sal, ,ttll " "'tWA-Jltl" I I it i~l f"llt' I[ ~ i it f i "I of ! 'fl~ lWA-t r I f l~ jJfJ, ~~ !! 'JI,r IJ ~[I" JIII~ 'I !;. J! J I! I'; I ~ , i! I" !;UJI U ~ p~§~lil Ii I sll" eJllUI .r~ ~ . n~Jlfls I~ t: &. ~i . .t. I ill ~ i .. Ii ' ~i i Ii ~I f ~ L .~ I 5 I I I .. g,iQ ~ ~ ~-o ~ CP ~\ Cl "'" -:s:t'A ~ c.J" ~~ ::2. ~ ~~ .4'l ca ~'i '8 ~-~ G> - 2001 040 9001214 r-lfJ~ ;U'I'ir .. ilrl .. l • tJlJr~rJrJrll·'f" it> tl-: l'I,r'll) ' .. t II II fi filII lifli1(li~ r!~Jf if ifl~!!j~J~'itJ! I,'i tJ 1:'.; II! ~!f!l\i IIi tailr: lat; . .. , !.sfS' a' ·,11 J' 1:'. t tt:ll r I II i( II"! ""J1 I ,lot' ,•J l tllll.4 i,: -. f jlltrl',aJJ 11)1 tl."lil 1fr !tl!J~ it~ I" 't ~ ~I II • J r, 'i r ,r. , , h rl r J. r- . jli'! 'Hilfi~i b~!! It illi!~!mJHiH:tH l ~!liiilii =n if ~ iiI ~ !f! I;i!iiit~n' ii MiU!riiilfi i! f!! ~iij~I!j :! 1 :Hi! • ~I k 1'11~11'1!,.t;; UI'1 l·~'tf 1Ii 1" II n~ftl11 ~r J J.' I' (I If ,) :11 i · :1"" I! i!I!J ~f11!i I ~ I; i:· ~rr~;1 I Ii !. it! I r . If l~! Ilflrl i }" !l F'1t. !jll ft IJlrlll liflh' i a t J'. ;1 ! JI~ h'"J' ili" h Jt:n :8jr~P ~! f '( iH.~ill i! ! II I! . 'JP. Hil!II!I-,'ilii ! (tlll! ~it!!i! r! I; II ~~t*~al II Ii Y.' i. r 1111, It,I:1 ~ 11t,'i8 , ir~r ~i·t~~J 11 It I, la_t,·tfr II II h r 8" "ftll Jr" 1(, .. r. i '~I It. 81 •• ff ",,(lft .,~ . rhJ IJI,u II • It ,UrIl • .! II J r. r. .... .... ('-.& -Q <::> en '. STATB OP WAIIIINOrOM Ooa&y of 1<','",. ., .. 1~IIaaIJ""cw""""""""""1bat 1'0"- 'l'IIIIIPACBJIORJfOl'BY STAMP . 'lbe ............. baIdor orilla _ ._ -'" bJ!IuI DoM of-r-__ • -. ...... ..... III ....... ~ ...... ~ .. DoooIot'l'&llllr,lI&whllll ......... Y ... -..... 7 .............. ... _ O<t _ ..... DoooI of,.... ....... _ ....... ......,.. ad .. ~. "'"*---v. oR .... ..... _M14f17,. .......... DMdof'lWllID ......... ,-...., ............ Daao4 _____ _ _ 110 __ Bamt lui 23-",) Deoll-Ja 5Jl,. &090 .' ))2454.) PaQl Ii .lQbnSOJl, Be8S!a.ai.iTohnson, h w· to hget SOUAd Power &. Ll~t vo, a !.!ass oorp J'p 01 aDd 81"8Dt ---.a a8 2982761 ---siagle --- ~be Hi or Ii ot ii ot 81* or awl ot ~o :n Tp 2) Ar 4. 8. the oater In --App1"OX 250 tt ~ aid p1t the oent.edine ot ~ 188th ThU .... t i. 81'anteclt.o 8u,.1'0040 aJIIl "old til' C81"tain 8 .. t cltd Oot 3l.-42 Sl"aate4 b7 tbe abo,.. 8tozs' to tlle abo .. e S'" aDd rao .in .. at 2~ Of 4e.4s P8 17 aud No 3276495 OA aoot ot e:fro1" 1Jl cl~s ot the 14 Togthr .lth l"t ---bel tara ex pgr. ,IIl"ordg tor aD.)' blasting ad re1 ot an7 atg .triote --- Paul. ".lohn8OJ1 Besate 1I.lobnaon ItOW Deo 16-42 • Paul R.loIIneon all4 Bea.le ]I.labm Oil, hw bat .iG1ta1"Cl P. '1_1. lip tor •• 1"88 at _ III ~.b )-IiJ (In BP) B_t ;ru1 2)-4) . • ,"J, =1. ./) )~'4I. * lal :"O-~) tl. l:OYo X,:1 J'n4 J. ... ecI7l11l4 illaiv BeecJ.r. hw to PD&et S0an4 Po ... I: LiSbt Co. a VasB o~ . J'. 07 aDel Brant ~ sa.a 2982761 ---alnslsl. -- . Th' W~ ot B~ ot SB1 or .. ot •• ot ~eo .10 'f» 23 Ilr S .IIi tile oentel' lA ---ala the E lA ot 84 Ua 'foctbr .ltb l"t --.1 toa u pgr Pl'OYds tor 07 blaatlac all4 reI ot a..., ats atdot. --J'n4 L.aoed7 lira. Dills lls.". n. ;raJ. 10-.) _ J're4 l..BeeclJ aM A1818 R.e4J, Jnt tlet B" •• N P.'fIntJag DP tor •• 1'88 a. a JIlt .eb 3-1.7 on ap) . . ,,--- z..' h1 2)..,.) ~e)).~~-.. 5~ Za1 12-4) $1 ••• 0 ._ .~ IIIK en .. Oaal' aAel ZeDDi, CIa"'-'. hw '0 Puss' 801U11l P.II' I: LJ.sJa' ~II¥. a IiaS8 001"» :r, oJ aDel sna' -.. as' 2982761 --slagle 1. --- ~a •• 15 t,ot tJaa Hl1 Of 0* ot _ ot ~eo 10 Tp 2) Ill' , .. be ... tel' la -ale .-ar , ... 1. ot a4 " 'foctbl' .1tb n --.1 to. ex ,lit ••• Ydg tcc aa.J ~'1as a. reI of au ." a'r.lok .. --(Jl_ Oaul' )(ra. lsJiai. CJa;:1' .... la. 00 .... ZIal 13-.) bJ <I1ea Gault a.4 ZeJID1e Call1t. h. OC :::c1warcl P. '!RiDs A, :fa .. HI a' • _ :reb .,..,.7 (JO. ap) ... ))2.'40 /. . .( &; --- _., llll 2l-.) M 1~) •• l:ofO Q1IUd • .nata._ "oil '0 Papt 80W11 Power I: USIl' COIlll1llIV'. _ Ita.a 00I'p J', 0, _114 sna' -~ _ .. 2982761 --alasl, la -- III o~ _ ot HIli ot ~eo 10 Tp 2) .Dr , ... n. outer lD --.lllal. :u n or tJIe II IAO:f 14 " '1'0S'1lr 1I1t;h n -bel tom, 8S we pmNS tor an, blaeUA8 aid re1 ot an,. ate l'dobD ---y UfIUt aeneiD kaw ln11O-.)bir XlSUCl Uleln, • Daoll ber 34_rd P.T_DC 1lD\./1'Q:Jl"CS.' rea _, • as .eb ,...1 (10. -It (8) -- z_ 1\Jl 23-It) Deo 11-42 5Jl •• o\,o Pa\Jl a.101m80D, Bessie A.J'obDson, hw to P1aget lowad Power & Li~t \Jo, a t.4ss oorp :rp o~ alld sraa 10 ...;--aa as .2982761 ---aiagle --- The Nt or Zl ot oil otSB* or tNli ot iSleo )3 Tp 2) .IU' It e_ . . the outer 10 ---Approx 2,0 tt :;J alii plt the oel1~orl1na of i;j 18~b 7Ma •• t i8 grante4 to sUPeNede aD! yo14 tllt oertala e.t 4t40ot 31-42 S1"aate4 bJ tlle abo.,. stors to the above st .. al14 rao 111 val. 2~ Of 4 •• 48 P8 l7aUll Ifo )276495·011 acot· ot ef!'Or in cl.,.8 ot the 14 '!ostU with rt; ---bel tara ex pst-Jlf'CIt'dg toJ' a.u blasting and J'el ot ali,atg striok_ -- Paal ~.loJuaSOJl aeaal. 3.1obnSOA Itow De. 16-42 • Pa\Jl a.lobDBOn aid Beaale B.1ohm OD. b.. ber Ji:Qward P. '!JldJlS .. tor II .. 1"88 at _ 18 I'eb 3-4) (JD. 8P) B_' l'Ul 2l-4l 1QJ.iD-.\3 tJ,. Ilovo I'N4 t. ... ee, 8D4111111. aee41. b. ·to PaP' B0wa4 POWer I; L1Sht; Co, a IEIlsa oarp I'lto,' aDA pallt -:-sa .. 298276.1 ---a1Qslal D --. The Wi otllt ot ssl or .. ot.. ot::JeD 10 '!p 23 1lJ' S JIO tile oeater la ---ala th. ]I lA ot 84 tb '!oB'br .. ltA· rt; --181 toa ex pgt Pl'OYcls tor an, blaet1118 aD4 1"81 ot aQ a_ aUi ... --1'1'84 L'-eed, lin. :1181. a • ." bit lallo-It) b.r I'hCl L Beecb aDd BlaJa aeeQ, tnt bat EQ1Iard P.'fJIwJD8 np tor ... 1'8 ••• e 118 I'eb )-47 CID. .p, ... -'" ... BIa' 1aJ. 2'-4, . 1a112-4) 6l. lloYD ... cu. .. oaau aDd "DDle OaGl'. bw '0 _.t SoaaI PCllrU. ·I.!sbt CoaalIaIlJ. a lirasil 0., I'lt 0, aaA gru' -sa u 2982761 --slagle 1.11 --- 'fa •• IS t. ottJI. HI* ot SW~ ot RBi ot ~eo 1D 1'» 23 AI" S .... Ut •. oea tU' lD -ala .ar ,lilt·. 1.11 ot ad U .,o_~ wltJa n--bel tOlll a pflt. ,lDYetS tar U¥ IllutlDs aad J'8l Of aQ a'8 _,mit. --. Gle 0u1' . Mrs. 1,l1li1. CIa·I1' .... laD Co ioD 1111 la-~) " cn.·GaIll' aA4 leDDle Oeal'. Jaw I»et ::.:d ... rt P. ftwlJls JlP 1'or ... re. at a .. ~.b )-47·eJO. .p) ... -Ill 2)-43 ,.,~ " ))24'''' ~ 1~4) tl. u,o :...---" ,1 UWU'd BendD. a laob I '.0 heft 80aaIl Power. t.laht 0011.", •• 1Ia •• oDJ'p ... 0, all4 8I'D' ---_ .. 2982761 --.11181e lD --- ".e!!'. =R'4 " :----h-.;;r· A .. -_ . :-.• -:1:1-... _ -._-- ----= ... ==--»-pAr deL _._ il FEB 152005 RECE\VED Retum Addrus. City Clerk's Office City ofllenton 105S S. Grady Way Renton WA 98055 Please priat or tne information Documeat Tidee.): ORDINANCE NO. 4918; Lee Annexation (A-Oo-OO2) RefereDce Number(s) 01 Documeats ,glped or released: [on pap_of clocument(s») Grantor(t) (Last II8II1e first, then ftrst JWDe arullnitJak) I. et ty of Renton 2 3. 4. C AclchtlODal names ollp&ge_ofclocwncnt Gr~) (Last name tlrst. tha1L fitslll8lM and bullals) 1 Lee Annexation 2 3 4 C ·AddIlJonaJ names on pagc_ofclocument Lepl Description (abbreviated I e lot. b1oc:lc, plat or section. townsbJp,lIDJC) That portion of the Northeast. Quarter of Section 10, Township 23 North, Range 5 East. W.H., In King County, Washington described as follows: Beginning at the intersection of the easterly right-of-way line of Hoquiam Avenue BE (14204 Ave. SS), ••• 8l AckhuoUl1epu 0111 pa8e~Or c!ocument AsscIIor', Propert1 TI. ParcellAl:couDt Number: 102305906004. 102305906087 ••• f'CAdcbtioaallegalls ollPlP_ofdocwDent The AuclltorlRlcolder wW rely OD Ibe uaformabOll plOYidccl OIl the fonn Tho stalfWlll DOt read the c!ocumeDt to mitI the accuraCY or completeness oldie bIClexmllnformatlollllrovfded beteiD CITY OFRBNToN. WASHINOTON ORDINANCE NO 4918 AN ORDINANCE or THE CITY OF RENTON. WASHINGTON ANNEXING CERTAIN TERRITORY OF THE em OF RENTON (UE ANNEXATION; .FlLE NO A-GO-OOl) WHEREAS, under the proVISiODS of RCW 3SA 14120 as amended, a petltlon m 'wntmg requestmg that cortam tcmtory contiguous to the C1ty ofRcntou, as desmbc:d below. be annexed. to the CIty of Renton, was presented aDd filed Wlth the City Clerk on or about October 19, 2000. and WHEREAS, pnor to the fiJmg and. mrculahon of SlUd pet1tIOD for aancDlion to the City of Renton, .the petilioIIiDg.OWDel'S notJfied the City CoUllCll oftbeJr mtentlOn to ~ such ~ as pr<Mded by Jaw; as more particularly specified m RCW 3SA 14 120. and upon public; bcarmg thereon, it bavmg been determmcd and the petIlIoniDg owners bavmg agreed to assume the pre-ex!Stmg bonded indebtedness of the City of R.eilton as It pertaInS to the territory pebtlooed to be 1IIIIIeXed. 8IMl to accept that porbon ordle CJty's Co~ Plan as It pertams to the territory mcluding the appbcablc Zoamg Code relating thereto, and . WHEREAS. the Kmg County Department of Assessments bas exanuned and verified . . the siptures on the pctlboo foe annexatIOn and detennmcd the assessed valuatIOn of aU the pJOpertios, the same bema m excess of IUXty percent (60%) of tile area to be an~ m value. as provided by Jaw. and the petitIOn also settmg· forth the legal descriptioD of the property . accorcbog to 8(M1'DJDmlt JcpI subdMston or plat, aDd tbc Economic DewJopmcnt. Nerghborboods and StrategJc Planning Department of the City of Remon havms oollS1dered and recolmlellded the annexing ofa property to the City of~lt8TE 1 I. the UJIdenIped City Clerk of the City of Renton, Wuhinaton. certifY that this is a true and conecl copy of ~~~~~ __ ~S~ '.I9\:.....,. ... J or It"r. • 2J).!..L " OEV~~~?WEWcf~'NG FEB 152005 RECE\VED \ OllDINANCBNO. 4918 WIIEREAS, tB City CoUDCil fixed Aprll23. 2001, as dID time II1d place fbr public heariDg ill the City CoUDCil Clmnhers, City BaD, batoD, WuJUn&ton, upon the petition and DOtice tbereofbaviDg 'beeD gi:YeD as provided by law; and 'W.BBREAS, purIIIIId to aid DDdceI pabBc heIIrJDss bave bleD held at the time aDd pJaco IpOCifiecl in tho DDtices, aDd the Coud bMDg coDSiderod an maUen ill COanectioD with tho potition ad fida detcrmiDcd tbat alllcpl ioqukaDcats aDd proceclurcs of the Jaw IDteDIionll .ppm-as of July 16. 2001; NOW, TRDDOItE, THB C1TY COUNCIL OP THB aTY OF BBNTON, WASHINGTON, DO ORDAIN AS FOUOWS: ~' petition method, iDc"vIina tbD prcmsJou ofRCW lSA.14.120. no, 140 aDd 150. haw beea poporty aad tea:Itory dIa&Jed below Is 1Inby approwcI aa4 IP ...... 1ba IdIowiDg descdbad property beiDs coatJauoua to the City Imits oftbe CIty ofReatolllt beIeby IIIIIeUCI to the City of RcaIon,. aDd such 81111fJDlion to be e&cdve on IDIl after the approvaJ, pISSIIe. aa4 tho City of bitoD aDd abI1l be sabject to aD its 1awI1IDd orcin",. thea aad thInafter ill 1Oroo and effeot; tbD property beIDa doscribed as foDowa: 2 p\.ANN\NG DE.VE.LOPMo~~E.NiON C\n' ,n fEB ,51005 RECE\\fEO -~ ORDINANCE NO ...ti1I.. ::~ • A" attadIed hereto aud made a part hereof as if fblly set fi>rth [S8Id property" approximately 12 acres, is ~ east of ~uIam Ave. NB, north ofNE ,. St. [If exteadecl) aDd west of 144 Ave. SB (If eXtmIecI)] BDd the oWDlD-petitioaers of tho property sbaIllISSUIDC the pre-existins bonded iDdebtedncss of tile City ofReatonas prescribed iDRCW ]SA.14.120 as it pertaiasto the popertyt BDd the property to be subject to the Cit}'s Compreheasive Plan 8Dcl Zoniaa Code. SI.CTIOND. five clays after ita publication. A cerLi6Id copy of this 0rdiDImc0 abaR be fiJed with the KiDs CoUDty CoUDCd, State of WashiDgtoD. and as otherwise provided by law. PASSBD BY TIm CITY COUNCIL this..!ll!L day of Octo"., .200t. APPltOVBD BY THB MAYOR tbis~ day of __ .;:;.Oc=..;t=o..;;;..be_' _____ , 2001. Date ofPublfcadcm: 1Q lli(2D01 (summary) .OltD.931:91l2lO1:ma 3 PLANNING OEV~~~~WENTON FEB \ 5 2005 RECE\VEO · -; ORDINANCS NO. 4918 EXIDBITA LEEANNBXA1'ION LEGAL DE8cRIPrION TIJat parbOD of the Nottbeut Quarter of Sectloa 10. ToWDlbJp 23 North. Ranae 5 But. W M. m Kmg County. Washmaton descnbed 88 fonows . BEGINNING at the mcenecboa of the easterly rsgbt-of-way hDe ofHoqasim Aveaue NE (142ocl Ave SE). and 1M oorth hoe of the IOUIb baIf of the SOUIb bait of the sOutI:Ieast quarter of the Dorthwest'quarter of sud nordJeast quarter. bema a pomt em the City Umhs ofRenl:Dn as IUJIleU4 by 0rdmIDce 4819.1heDce easterly along sud north Hne to ID mtersecbOD WIth the easterly line of weal bait of sald DOltbeast quarter. Tbalce southerly aloDg saUl. east luie. ~ an IJlter~tiOD With the south Jme of the northeast quarter of the southwest quarter of SlId northeast quarter. TbeDce wescerly aloDg ~ south Ime. to an iatmoedaD· with lUll eutedy Dgbt-of-way'lme·of HoqUIam Avaue HE ~ the Oty Limlfs OfReDtoD as ~"mexed by 0!dmaDce 421$. Thence DOJ.'thOrly alOOS _ Outedy nPt-of-way Uao oflloqwam AVCDlJO NB IIId sud CityUmita. to tile ~of~q' .. . a --C) o~. ~~40~O~~800 Lee Annexation Exhibit A I I ----- I ,,f \ I I r r I l N1' pLANNING OE.\lE.~~~ RE.N1'ON fEB \ 'j 100S RECE\'\JEO PROPERTIES WITHIN THE LEE ANNEXATION property IdenUfieatlon Number 102305906004 102305906087 102305909206 10230S'-4010Z 10230S909305 10~S90510S 6 Printed: 02-15-2005 Payment Made: CITY OF RENTON 1055 S. Grady Way Renton, WA 98055 Land Use Actions RECEIPT Permit#: LUA05-017 02/15/200509:15 AM Receipt Number: Total Payment: 2,500.00 Payee: BENT NOSE, 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 . Method Description, Payment·,", Ch~ck 5114 Account Balances Trans Account Code Description 3·021 303.000.00.345.85 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 5018000.345.81.00.0015 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 Amount 2,500.00 Amount 500.00 2,000.00 Balance Due .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 R0500781 ADDITIONAL WETLAND & STREAM-RELATED DOCUMENTS & FINAL APPRQVED Mitigation Plans FOR 'ALL DIVISIONS OF THIS PLAT ARE LOCATED IN FILE . LUA06-065 '"-, .. -" \. iJ. f(. c'l 2;A';JI!'! R!!d-",,"~/j !S 30 liJ ".,1= /rb~l.OJ. 'i (:"UYK oj, l:-'il/=.o.G0-OJ,! :'''(::)1,:( :~ '\i :-',1..1T:-i GJ~'_~!N F-ll~"·e·(j7~ C:C\ -"--,,,.--,--.-.~ ... :',?-.- o n u\ rc.H [j·\SiN 1,-';: I.! ",-. 4 7,,75 INV~ 46<,1,B5,S"C) -:;:V>! H,:,,',~"46):S ;J5,12"'C~'I~) N 1 I,r:= !,~, ,';~, D~" 1 t' C" tjr-) !\ i~: \ '.±! , ] 1-' 1 '.J i , s ! "i i . \ i 30! S['~'Wl: k' M)-: rdi'-__ )" ,-'·6S,::;1 t', '1' J I , I <}J , 1 ",.. ~--, UJ Z UJ > c( ::!: c( - 30' .'1 SECTION 10, TOWNSHIP 23 lv, RANGE 5 EAST, W.M. VICINITY MAP 1 J, ~! . ':;"WEH t,.-:1O ! ~t ''''. \-c;;:,~ I, ~ 6 iN'v':= -'is i -;: ,~f'::'I..:v "i ~r\I'.::.::45!,6t.t:.'(~'\,'( S'N 1 " l·' . fD f';JlM) 1:.'1/\~ I·~·'\IL, W /~~HINLf-..' 1--;;' '~::"f-,~Sl:,~(~~i-(_"-,---------- ,.\,' ,. , t;"'-1 ilF'l ~: /_4"'-" \-.,.",i I i~'.!\!,~ 46~, i!)~\,E:"P'j;: ~: i :r,j .,.:l-f:,,-: !J,~~,i,:'''P"< S it" Name of Proposed Plat: Rutledge I Bent Nose Plat Cit-, of Renton File Number: LUA 05-017 Engiineer: Offe Engineers, PLLC Attn: Darrell Offe, P.E. 13932 SE 159'" Place Renton, Washington 98058-7832 (425) 260-3412 office SUlVeyor: Baima Br. Holmberg, Inc. Attn: William Holmberg 100 Front Street South Issaquah, Washin9ton 98027 (425) 392-0250 office Property Owner: Karen Rutledge 990 Hoquiam Avenue NE Renton, Washin9ton 98055 Legal Description: The North 15 feet of the West half of the northeast quarter of the southwest quarter of the northeast quarter, EXCEPT the west 30 feet thereof Deed to King County for road; And north 315 feet of the East half of the northeast quarter of the southwest quarter of the northeast quarter; ALL in Section 10, Township 23 North, Range 5 East, W.M., in King County, Washington. Total Area of Proposed Plat: 2.50 acres (108,754 sq. ft.) 10 Proposed Number of Lots: City of Renton Zoning: Proposed Lot Area: Lot 1 Lot 2 Lot 3 Lot 4 LotS Lot 6 Lot 7 Lot 8 Lot 9 Lot 10 Tr:act A (Open Space) R-8 Gross Lot Area 5,003 sq. ft. 6,302 sq. ft. 6,271 sq. ft. 5,811 sq. ft. 5,597 sq. ft. 5,913 sq. ft. 6,302 sq. ft. 5,002 sq. ft. 7,225 sq. ft. 8,093 sq. ft. 32,830 sq. ft. Street Area (Proposed Public R/W): NE 10'h Street (extended) Net Lot Area (w/o access easement) 5,176 sq. ft. 4,811 sq. ft. 4,597 sq. ft. 5,176 sq. ft. «wetland 7,113 sq. ft. buffer 25,717 sq. ft.» 14,405 sq. ft. Density Proposed: 5.25 dwelling units per acre Density Allowed: 4 - 8 dwelling units per acre n-I"co """",,0,, I' ! ! ! '0 1 """'0'·,-·-,.,-_ .... ,' -'~~-"---, 50,03' 0.14 ACRES .. -.. - , --,,~-- I I I I I .J ~; ~0"C:) ,', ,)1'1 "i~)I)f \ ~:5\f1'" f "pc' ~-fi,( ~~"~ \"".,p' ": -'11.'.';." .--.\:~':l-. ?-.;.;-, / 'c.','" 0.14 ACRES ,------:-1 I . ;\,,:1 L I I I .' r4.\ I j v I I O. 1 3 ACRES I I I I I I I I J L .-i>-~,'::-:O:----- "I,' r: ,".,' '-....u;.:l-,,) l r--- I,? I I j'~ ! I I 01 :. : 0.14 ACI,[S "d-cit" I 0 11 I . I I I --.-___ J /' ., 50.08' L r -----g;,,.r,t8 I I I 'i ! ,~.p ,:i' '.' I ,i I I I I I r -::-.. --: .' .. _ ...... _. . \ .. __ .J "'--fUJI" l_ --- 1-------, I I I I : 0.13 ACRES : I I I I L. ______ -' 5(},00' I I I I I I I I I -O;T'i' ACI\U£S --' ., .. -_. --1\' r,; l,Ci: <,..::l'1, ,"",::'"'(-'<.;~ ~" , , 1 . ;,~.::' --\ . WETLAND CLASS III . J " ST tC:i_~NE 10TH 5T NE 4TH ,./'/ /' ! / ST C' ___ ._ w ~ 2\1'--+-" \ I : . 'f 1 @ r , I 0.18 ACRES. I , \ I \~(",,; j i"'~"r';f, ::,',.~L[)::I.H ~~'",.' 30 I I I : . ,. __ I, 1:1' , , --.,' '. , " '. i i o SE SE 116th ST PROJECT LOCATION w 2 30 ST 60 ------ SCALE IN FEET DATE JOB NO. !Z w ...J () () ....J ....J -LU Cf) o Z I-Z LU (D ~ Cl w Q w :r: () ~ fil z (!) iii w Cl 03/21/2005 DWGNO. C1.0 1 OF 2 rJl > co' ? z ... z"': 5,·' , ~~:' !;,-. ;... .£' --c:.>-Cll-·--~0 :> lI.l a Ct ',~ ~ .'-"" :;-':-.;.' ..... ,.,. t..~.l (..~, L,) I.';' -'-'----~--- N£10THST RELOCA TE EXIST: POWER POLE- COORDINA TE w/ POWER co. , -,--III • ::' i L [I I i, ',-' , I 2 N 07'20' £ 15.01 1 4 5 6 3 /~(O//~}.~J-}) /jl-r'FU>kl:i//4l7Y' rtf[ 7- 1~1;~'~~)CTHr~DD ()/ ~,{)jON 5 7 8 15' WAfER & SEWER EASEMEI\jT PEe, NO, 6650869 N 8876'10' W 631.76 50" (,0" 9 / 52' ,r"" 00" Clt-+---N 8000 SF 1420 SF Gross- 6233 SF Net ,~~~~------------------~---J~r--~---------------------~ 40' '0' : i 10 o 5165 SF ':0>2' (,0" 4'983 Sf ---------- (5) 1651 SF uross-, 6455 SF Net 11 12 o 1, 4981 of 49Q5 SF 51' 50' 101' Cl ," (j) 5668 SF 18' I I I,: ,- -------------. N£10THST -----... _---_._-- -------~----,----.-------. -.--- 18405F Co ~ ~ 'il, :§l P/7ELlt{?IAR:' PLA T d1!£DCEWOOD LANt OMS/ON J '-'_'-B',""----_ i i '/ H, DENSITY CALCULATIONS , GROSS AREA OF FRO!;'ERTY, -FU6LIC R-O-W, I -ACCESS EASEMENTS, -WETLANDS, \ NET SITE AREA, NO, OF LOTS, NET DENSITY, : 108,154:t SF. OR 2.50 ACRES 11,462: SF. 4,983: SF. 1,230: SF. 13,611: S.F, OR 1.69 ACRES 10 10 LOTS WOULD RESULT IN A NET DENSITY OF 5,92 DWELLING UNITp FER ACRE, 1" 40' JL OC ~~ () -ill m [~ jim c-< 'I ~' t-H~ (ll-. ill .t: LU -~ I <J) rn ru ill I--~---~--_~ ___ ~ ______ 63; 27 POR LOT 2 '" o o o o m m '" Lfl o ~ o o '" OJ '" ~ 1 o o 1 "" :J ..J ry o , o "' " '" ~I o "" ..J 18 G' ..J Z IT '--- N::8-:7-36~1 24 GO POR 9201 I I I N88-;:9 23W 163.92 1 3 72a/ 32 ", N e8-29 3C " ,}, 97. 11 rf?,o't 1'0' -"- ~ ~ 22 " .. " 0 , w --lCE:,27 SF ." 0220 N 69-51-:]3 W 1, S OJ 21 ,. ". -~ 0210 \ 105 GO N 89-51-03 W 0 n, 89-=: : 03 , 0 9 0 18000 SF Q 0190 w 3 '," w 0 z 30 , I~ ,~ IQJ iii " ~r ro 01 , 1---, w , '" , ro o , o , ,. 331.<15 LOT 1 3711/1,13 558-1.<1-30'0 531 52 LOT 2 RNLLA LUA-00-l~8 3JO.21 1.311:XC 57257# NO oaV M:J'J-16'~' 8.08 55,73 ./ N88-16-35W < :';g ~~ , ~ ~"' 150 150 0.45 AC 9292 1 SO 3.6E AC 9072 0.45 AC 9084 ISO 20010529900002 (!i) 9201 o ~ -------------~-1 ',-f.,~'h' --- ': N 3711/147 fj SE-15-04)of \ 103.35 N88-15-0.<lW 331 61P. LOT 2 1509 i 9294 50.02 z LOT 1 rr1 ~ 8 :ie.o::! :50.02 o o 12 g 450011 0120 20 PVT Ace ~ UTlL ESM 7 50 6 10129 5;0-0 OJ ~ 9413 r: 0 657511 666911 575411-'35 05 Rerlfonooeo 0070 0060 8~7-Q4 W ~~~~O~.O~"-~6~O~.0~0~~==~~0 .... 1 _ .. N 88--~7-04 ,.j 20 1'1').93 1 ~5 0010 rn ro 1204<111' -214 ~;-____ ~!~3~5~(q~-~,"-____ ;~ o o '~m---~~--~~ .78 12229# 01'9240 13lQ1 , ~ , §i Cl OJ ~o o rn N88-17-04~ 102,27 0 o o 0 z f __ ~'~1~8~a~ .. ~I~B~~~'3~"~' ____ ; w D5 0 18 120UO SF g ryaO 03 W c 0 17 "7600 'ir:-e d 0170 i~O~ w ,00 16 0 0 1522'] om SF 0 0 .J /1" 2 9 2 75,00 5 " 1604.) 0050 SF 4 3 15'dC S"" <XWJ 15~30 SF: 003Q /. o o 'n o o o w ,. o , , " o , 30 0 z 4 2 on ,. 3 4 0040 0100 01'Il 'n , ill D 1.,:, b h Z N 88-8'·03 W 5 115, ~2 'n " 0050,y ,"}, 'SI? ~oo. 136.01 136.02 0140 136.04 7 0150 6 , w , ~ o , ,0 I "/2,02 '5g 82 139 11 5 o 6375# ;:!. 0050 {?cJQ, ~ 52.56 e 537011 '" 0060 m 59.82 230.96 P SE, 118TH, ST, 7 12.:126* 0070 ! 18 .58 ~ rJ88-18-03~ ro o " o " 331-----------0 w w .:10695 SF 93211 2 O."'4<·.~~, o ill o " 10800 5r 9234 16175 SF 9372 135 o m " " , , o , o z (!O95 S,E. 113TH, ST, 30 1.. __ ...!'.:':.5".0,,9,-_ 1).18 AC 9218 120 .... Renton J.99 AC 9399 o 8 o '0 78 91 27 0270 101.3J 26 0260 103.52 I 'J 0' 11)~,B 155 0 g II s: .., 0.24 AC 9279 31)0, t S,I I '-__ ~~I~O~5~.£8 __ ~"-________ ~~ __________ -r ______ ~~ ______ ., ~r 96.6 W4 :25 , 0.69 AC 91'13 ~t o " ~ReE o ill 'S 30 VOL. 113·52 0060 77 5~ :2 50 02 50.0" ~""J 2.39 flC 142 112 2.26 flC 9196 2 14 AC 9247 z 2,20 AC 9203 -15 21) 25S.fJO 368 ,76 AC 9001 90 o rn o 'n o w " .~ " N 17 ru o , o z o " o -., o N r. 87-42-19 W19 ...... -19-::~" IS, E. ....... -....... 110 110 0073 ........ -........ -~'~, ~8~7~.70~2l'tr' 127,10 4 0040 , "T "-.127,10 ;BECL;A N 87-38-06 '10'<' VOL ee·ee 127, 10 2 0020 \];; ~1 1ir"r-------__ .... ____ ....;. __ ...... 6,,3,,' .. 7"'2'--____ ..,.._ .. ,.,..,. . .,..~-~-.,., ----/---_~ _______ ~ ______ -6~6~1-. 7~2 __ ~ ____ ~ __ ~ ___ ~ __ 220.:15 S 91'l8 .50 A::: 9153 30 LKCSP .02S0016 . ~" 174 150 ! I, 1323,44 SE 116TH ST 20040817900010 8506rj507S9 _0 F; [\j -r----.. ---_ l --_ --______ . ______________ . __ ~ _"7 1 .. , ~w o '" 1J1 72 ! 8506050790-30' a ~ ,I: \ 100 ~ ~ 100 tOo IOU ~ 0 Ql , J Lot 1 r o ru ~ 10U , ru ~ -_ -q-.r_ I -',-----~'---.. i _~ ~~ _____ _ , , ro , rn '" a ~ '" C2 2,SG AC "009< i ( , , , { o , rn ru ~ 0.90 fie , I \ I I ®93W 5 AC 9004 \, 0.69 AC 9359 ....... -....... _ ....... -......... _' ..... _ .... - ". N88-'6-10W 330.96, \ f------------------------_,~.,!l~~ ______ -___ • _________ ';;-________ I-_.'~O __ _ S. LN, N, 50 AC jl NE-1-/-zJ· 1293,73,' o .,,-'.0 N88~18-06W 300.96 ~ _ .. _ ....... -....... _ .. _ .. _ .. _ .. _---, ~, iil Lot 2 , \ : s '\it ~_I :,~ r\J-'I~ LOT 1 , , :; ';l \~. I 0J .~ 0.91 ~ , , , , '~\ 'eJ 9003 i" ~----~"~:~'~\4---------------------------------1I~ru ", ,", ~ KC' SF\778111 7901030670 J 'm (' ';8' LOT 2 , , w " , ~ I $ , ~ .... -0,90 AC I 13]9~4i! 3.07 A: , 9450 @ ~I Iii I~ " I- I "'. .. ",.. i§) ... 94()1..~.: ,'.'c',; .• >,,,_ NBB.cI8-06"33bQ'w~" .. ,:~ -......... "i'5'0 ....... -.. k"''''''' -....... _ ..... L -S ... 88.:.W-06~---78r99~--... ·--,-'" _ ... ---1m " -o ~ , /, ,~ ,g // f C1 "" - ,.---< /', I ~ r~, I I' , "-" I ,;:,; ~'-... I 'I.~ NGRA II \ \ ',:0, 'I _~8-18-06W 150.06 • 2"j,1 AC _-', ,~I i . I , i j , i , 'i LOT 1 0.69 AC 9358 100 70 0.98 AC 9357 ,28 A 9347 .26 AG 9352 lOa 130 o c' ,22 A 9353 ,31 AC 9354 .. _LOL ..... I...-........ .....l?I2, ..... _ ........ .a....-........ _"''''''_ \ , ' , I"~ , (' )It} [, -'.,.. ".c;;.-:" __ ~-I . / _ ~~ w ' I, Lot 2,---" 0' ~ ? i i ! n Ii": ----------------______________________________________________________________________________________ ~\;-----------------------------------------------------------I . / I , \ / ",./ " otl;) , 'I Ac:5 \ 14 73 AC 9~90 '/ !!i' 10,"82' ~ \ Z ~J I~ o z (0)) .107.91 ..... " g .... -N 8}-35-5::, W 15 ------ : r..;.~·~~~1~~~~~T-~--9- 8 '" LOT 2 ()192 ~ f-__ -:"..~i~15 ... __ __ ni o " LOT3 0193 770309068 _ ___ SeE,,, o ~ 841 " '----=- 2 15130 SF 0020 o o m rn 30 135 .--loa __ 0120 136,07 o o " o 13500 SF 0 13: 25J3 -t-; I~ w < 1-::=iB~~~~~ .. ---_:-;:l::--w -~ ""\.,,,' ,I a~S£'A-: ... "" KCBLA 199L0022 :" -~ -• ./" .ol,~ 'I :Til ~I .lUCff 20000106900008 i ~:~ t'~p '/L / 111 ~ LOT B : ~<;,I !'\ N88-1B-06'1/ 4:7 78 : m6, #' ., 1 ["1J I 0 (JJ I ~al{1l.-Oi "I 27809f : til, ui ,,~-,~I 1tJlfo' I" ,l ~I I \ uJ III w i! o z o 0: o 2 )-200 151::0 Sr:- 0010 51 ·O~ ','/ ~; 00 I.F 29959 SF OLeO (0)) o o m ill C· '£ ? 30 I 30~/ N ::)1 m '" C'"1 <'": , ," ~ m o <1080 SF 54 AC 53 o o " 2a3GO 5::- 9215 135 1B630 Sr:- 9003 o ro 1~--------------------------~4'~j7~.2~9~----------~~~~------------~C5--_;~~1~3~5--___ '32 t 377.28 1131s ''iF 225 6750 SF ~6 ~ 152.25 150 1[; 150 30 ~i , , 21~ . .:IO 1 --I I t-........ -... S8~~'2'i)":"02[t" .. --'-.. I NGRA 2 46 AC ,,/--------.. .. - ~-----------------_/ ----------.--------ru _ ~ -; Lot 1 '---SB8-20-02E 301 . 13 :--....... -....... -....... -......... _ ...... --1m IQ -/ m ---~ __ "l --_ J I.... --__.. _____ ~ 16277jif I , I~ ~ , , , [~ I ~I , , , I i LOT 2 \ I \ , , i /j r I' 1<1.68 AC qOl:$. "' m " ~ ~ 200 ~ ';l 5 62 ~ S El1~43~55 ~ 60,68 lOLl o m SECTION 10, TOWNSHIP 23 N, RANGE 5 EAST, W.M. li4v,~-li51, 71,t)"~"cv N , ~ iNV",,45L56,8'PVC SW C24~M.4,r~( \ o PLAN I-------------------------------------------------------------------------~~--------------~--=.~-~-~~-= .. ~---~--~----------~.----~ .. --------------------~~'~j,~-' -------~--------~ ~--I " 2ft, 1\ .~ . N . ~ ... \ II • I, II --.:-;0.,.... ___ .~.~ -.... . -"'- II .... /I II II II Ii . ···lll . I ~ I : ~~ I:, ·~~rT .. ~ II 7~O'7()% ~/f' 11:-'-------------------11============ c.:-~h-J --.... -.... -.......... . . .......... J I {J -to '$. "" ........ ~ .. PROFILE .~. , 51-00 -. --. . --.. , ...... ----.. ~\' ... ~ .. w ..... "", .. I I \ --.. . '-. I . ... . . . ... . ·',...~.I . ._,;.;.; .... ~ -..... I b-roO VERT: 1"= 5' HORtZ: 1" = 30' 5 o 5 10 ------ SCALE tN FEET 30 o 30 60 ------ SCALE IN FEET ~ ~tJl ~ ~~ ~ ~i~i~ ~"m ~liE~ 0 ~ o ..... « ..J c.. LU (f) 0 0 Z ...J ..... ...J -<1> Z (/J LU 0 z III -c: """'-<1> LU CD (!) Cl L1I ..J I- b::J ~fl:: foo z ~ uJ :J D-O uJ I !;( o d z I ~ ~ g 0 0 ~ 0 uJ I 0 CI) > ~ z ~ 0 --- ~ g 0 0 uJ Z CD iii 0 W ...I to-! U. 0 0:: D. fool-zW I!:!W ~o:: UI-@U) I CI) DATE 03/21/2005 JOB NO. DWGNO. C2.0 SHE T 2 OF 2 CATCH BASIN RIM=473.18 INV=469.03,IZ"CQNC N INV=469.03,IZ"CONC S CATCH BASIN RIM=472.40 INV=468.50,lZ"CONC N INV=468.60.12"CMP S INV=469.IO,8"DI SW CATCH BASIN Rlhl-472.08 INV=470.1 S,B"DI o I") CATCH BASIN RII.4=471.60 INV=469.95,S"DI NE CATCH BASIN RlhI=471.75 INV=469.85,8"l)1 SW INV-468.Q5,12"ChiP N INV=468.05.12"ChiP S i w • o N ,..... 5=>1 ~ 3D' 3D' , ,-1/' i l i,l PORTION OF THE , RIM=472.46 ! INV=451.71,S"PCV N lki;; SEWER MH Z INV=451.66,S'PVC SW ./ 0-: iJ.-.'llMWR 30' NORTH UNE OF THE NWl/4, NWl/4, SWl/4, NWl/4 , . , . SEWER MH RIM=472.7S INV=450.53,8"PVC W INV=450.73,S"PVC NE INV=465.S8,S"PVC E INV=468.08.B"PVC S 3 -fi"AfJPL[ {" .' 1 4' ... , •• _,~;-;;",-,.'.--"-";--:.'-"l- • , , I I I 1 , \ Q '. (J • PARCEL 1023059060 IO"AU)fR ..,.('"1., r.:}J OF SEC. 1 0, WASHINGTON SW1 /4, OF THE NE1 /4, KING COUNTY, 108'-- w () Z ~ PARCEL 1023059051 GRAVEL ---~.-' c'e"COTTmjWQOD t-~ 2-'6"MAf'1 [ '{).'lti> (" ~j >4",,: .. ~ / I. ~ I ij;! . u z "-,0 "0 \ HOUSE / (j"ALlkR 10'ALDi::H ?4"\1N'l' ! / / / \ ~ '0 -, PARCEL 1023059092 :.' ;!-lO"ALDI:.!\ 8"AlDEIZ 10 T.23 N. , i J' / ,-,;C-,I, BARN ',. -. ) -_.-.-,--- R.5 E., W.M. , " .~ .' JONW009-/ ,----.-/ ~ trWBO ( ) / 10"ALDO:R 8"ALDFR /' WETLAND 1 [j"CU r rUtl'.vO{)D o"/,:JJER i::l"ALDER ,. u' o \ LEGAL DESCRIPTION: PARCEL 1023059092 t \ CALCULATED MONUMENT 10 FOUNU MONUMENT W/1.5~URASS DISK ;::~-r~~~[-~~~~ __ t3~~2~INC~~~4C~C W/puNCH, 1,5'DN 10 II 10 FOUND MONUMENT )t-~:,g~~~~~~~--------+---~~~ __ ~~~IJ:~~~-ll~ IN~~~4CONC 1324.70' 11 W/utBRASS \lISK CITY OF RENTON 'Ir:l 'ON CONTROL POOH ~ W,r UNCH. 1.5 N0.1848 RENTON',.r (" j->"" ' ,'_.,' 8"1','-..O[',{ '. -..1_ -U.67' --.... 1-.-1 HI' I-,-n--i.J9' " / NO.1907 SUBDIVISION DIAGRAM NTS CAlCULATED MONUMENT SYMBOL LEGEND S SURVEY MONUMENT FOUND AS NOTED @ SURVEY MARKER FOUND AS NOTED IQI GAS METER o MAILBOX 9 UTILITY POLE 0510 20 30 ¢--3:::l: UTILITY POLE WITH STREET LIGHT o CATCH BASIN W'I SCALE 1" = 30' I SURVEY NOTES ® SEWER MANHOLE " TELE RISER --"--SIGN III WATER METER M WATER VALVE Y WATER BLOW OFF .Q FIRE HYDRANT o DECIOOUS TREE AS NOTED ,. FIR TREE e ALDER TREE • COTTONWOOD TREE • WILLOW o MAPLE BASIS OF BEARING: N 00'02'42' E BETWEEN THE MONUMENTS FOUND AT THE EAST QUARTER AND THE NORTHEAST SECTION CORNER OF SECTION 10, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M. DATUM: NAVD '88 PER CITY OF RENTON BENCHMARK: CITY OF RENTON POINT NO.1907, CHISELED SQUARE IN SE CORNER CONCRETE MAILBOX BASE, WEST SIDE 142ND AVE SE, OPPOSITE HOUSE NO.12014 ELEV=472.66 FEET. REFERENCES: THE NORTH 15 FEET OF THE WEST HALF OF THE NORTHEAST QUARTER OF THE SOUTHWEST QUARTER OF THE NORTHEAST QUARTER; PLAT OF BROOKEFIELD V.223, PG.25-9 RECORDS OF KING COUNTY, WASHINGTON INSTRUMENTATION: EXCEPT THE WEST 30 FEET THEREOF DEEDED TO KING FOR ROAD; INSTRUhlENT USED: 5 SECOND ELECTRONIC DISTANCE MEASURING I.&.J (/) o % r z I.&.J m N Ol o Ol 1.0 g N o 'W""" ..J I.&.J () a:::: < a.. 12/21/2004 AND NORTH 315 FEET OF THE EAST HALF OF THE "nc,n"r.r,l QUARTER OF THE SQUTHWEST QUARTm OF THE NORTHEAST QUARTER; UNIT. FIELD SURVEY CONTROL WAS BY CLOSED TRAVERSE LAl2\l~!l.,C;'?,}t~'i\E.~[\ MINIMUM CLOSURE OF LOOPS WAS 1: 22,000, IN ACCORDANCE WITH WAC 332-130-090. .,~IW·l'JCIS NO. 2184-003 I.nwc: NO. 2184-00JT ALL IN SECTION 10, TOWNSHIP 23 NOHTH, RANGE 5 EAST, WlLLlAMETTE MERIDIAN, IN KING COUN fY, WASHINGTON. 1 SHEET OF 1 YO I () >-OJ z o f- D- o-: () If) W o , ' ! o n o n eft,leH EiI\SIN Cit let-! Bf,,SIN nfMc;1i'1.7,') IN\/'~'4G9.8f),t~"t)t :IV'! IH'J,-"·-4tl8 05.12 'eMF' ('--j .. H-j"<.j-::",!·f;.S ()~\ It'r:toW ::; . ./ 30' I ,I, I .J .::;CV/EH MH r';:!M,,,-46b.0'1 !-'Ut!.. or" Wr~ TCr\ I J 30' L W 'J C' Zi'i w > c( :2 c( SEWEf~ tAli RIM=4n.46 INV.""'·1:)1.,71,n"pcv N 5: IHV'-"451,~;6,8'PVC SIN '---, L't: '?2 78 JNV""~4.5()_:'5,8"PVC Vi ! /lNV-.c;4:,0,73,8"PV(; N[ ) j~PJ"" 46:),8S,f.S"PVC E f Ir,1 v-,,, 4{),') oe.[i"p·/c ~; t __ • SECTION 10, TOWNSHIP 23 N, RANGE 5 EAST, W.M. I'p·peEI r ij11lr. I +75 I ~ ~, I --i\ '(\-- C--'O~? CCN~ ~C\. 'f2.1 ~<'>-4&'4~ OJ~""-4(PZ-~ It: ~~~, 1'2-"+ 3; r, ~ .') cD P o o VI F'.I\I:;:C£L 1023059051 0,11 ACRES 50,03' 0,14 ACRES 0,14 ACRES 4?1f"? 1Z1r~1L-4~'4= ~IM~4~ \ f .:: Af';::t'\ A:.! I 1.7~K ..... r---- I I I I (£) 0,14 I I 0.11 I I I I I I I I I --__ J 50,08' /"/1 .. '. -, .. -........ . r -----::>-"~ .... I " I " .' I) r---------; I I I i 0'13~RES I I L __ . __ .J N88'16' 330.96 I I . ~ 24-1 IZ--Lr ~~k \;z-! M-:::-<4 (0 Z. I:?...£.., I I ct'!J~W ==-4(P2-£.- Q I ~o::;:;. 4VO::!-I (xl ;r' . FENCl r ----l!"..rn;"" • I " I I I : 0,1 ACRES I , , ""1"·11·-·-118' I ""'---" ~ 30 -:;;u:::t:? \..-. !=". ~(?SUJr--.t-~ €. s::: O· 17 t". o 30 60 --._---.-- SCALE IN FEET ~ 0- W en o z J- Z W CO ""-W CJ Cl UJ ...J I-:::> n:: DATE JOB NO, DWGNO. ~ w en o z I- Z W m 0312112005 C1,O 1 OF 2 Z 0 ti: ir 0 (J) w 0 9 o CD z z 23 u-> c = 5L = 1M 0..2': N ;';> j-UJ fO""-...t ~~ zIT: ~~ W Ul~l -:20 0:: (.,) 5i= <t in 000 :::E tx: > w 0 , :: • , . , , CI', 'feH BASIN RIM"'-'473 H3 INV"·469.0J,12"CONl: N t~r'v'''-o't69, OJ, t :;:"(;O/<1C ;; G,'" Te!; BASIN RiM==47240 IN v::;; 4e.f).~\O.12·'CONC 1'1 iNV''''i68.GO.12''O.;!P S 11'1').,,469,'10:8"01 SW f~AT(;H BhSIN !'~\M,--' <). 72 ,im. iNVo,,-tlCl1B,S"01 ~"E o n Cfl,TCH fjr\~:lIN f~IU.-.=4lj,GO !i'!'.h'46q.~l5,8"DI NE CATCH Bf.\SIN !~IM:.'471.75 !NV"~ 469, 85,g"DI SW IN'J"""6!JOS,12"CMP N , ./ Irri""·46S,OI~\:l;.~ TMF' 'S- 30' .30' I I SE YifER 1\1 Ii mM,,::A6'),O'l FULL or-W/\ n::r~ I 'f' I I J 30' " ;i w Z i' .. W > « ~ « -;:) o 030' J: ::JEWEY MH l\!M=4n,46 Ir-N"'" 451 71,e"PC'J N INV",,4:5'1.6S,S'PVC sw ., .. 1 .. SECTION 10, TOWNSHIP 23 N, RANGE 5 EAST, W.M. ~ "A ~ 4("'£":'S- l~~402-~ ____ hO{',--~-"·- 1 !-, t",-:O"f F:'IJ1\'U~ [/\S[MD'II f,U:S24~,4~~ , T n CD o o o (!l / ( 0,11 ACRES 50.03' 0,14 ACRES 0,14 ACRES w~ r----- I I : 0,13 ACRES I I I J L -,"""",... --- t:i"'\ '.,t..l :C"-! O· ALDER '\11M -1-l ! I I CD I 0,14 ACIRES \ I , ! I \ ~H*z..: i?-I M~ 4""'0 , {\r -::-4"A \ r-----l I I I I I I I I I I 0,11 I I I ij.;> r ----... ""'" .. I I I I I 0.1 ACRES I I 0 ., IA.". ~~,"I . ..; I ----.. l: • ,---- r'------, I I I 5 ACRES : I I I L ____ , __ J N8S'! W 330,96' " " " Q :? \ WET~ANO C~ASS III I I FENCE " .. ~ 30 o 30 60 -.----- SCALE IN FEET ~ a... w en o z t- Z W OJ -... W (!) Cl W ...J t- ::J ~ ffi :::; () U ...J ...J ~ W (f) o Z I-Z W CD DATE O~1~5 JOB NO, DWGNO. C1.0 1 OF 2 c::; z ~? .. .-. Q S2 = "" U.! il.Z N ,_lU N ~'lIo ~a: ""-,,"" w!.:.... '" UJ 20 ct: U "-" « W O~ :::E: -'-tr. wO > LlJ '" UJ ~ o 9 o 9 o ( cP,o ref-! BASIN HIM~47318 lNV",,--469.0J,12"CONC N iN\!·c.~4-69_03,12"CONC S. GATCH EiASIN RIM=472AO IN\!= 46fUiO,! 2"CONC N !NV::::4613.60,12"CMP S !NV,,, 469.1 O,8"DI :iW CA TCH (iA'31N r~IM=4l2,(J8 INV.:o-:~~7().: [~, 1:)"01 ['lE--· o n o n C/,TUI Br,31N f~IM,--"~/1,60 1f'1",/=, 46Q,9S,8"DI m: CATCH BASIN 1,II,"47U5 H'IV"" 469. 85,tt"DI :)W INV,=46S,{}5,12"GMP N IN'/,::4t':5,05,12''(,Mf) S 30' , I I , I .1 SeV.ft:R MH f;:!M=: 4f;i6.01 F! JLI" O~· W /1 TfJ-i 30' SEWER MH R\M""'47;~.46 INV"",,1j5L 71 ,8"PCV N INV-=451,(;6,8'PVC SIN I': I' ! V~'IO'),I ,),,0 NJ: V~ 4G!"J.8.BJ)"PVC E INV-"_~46.S.(je,8'Ti\fC S " SECTION 10, TOWNSHIP 23 N, RANGE 5 EAST, W.M. , F' /\fK[L 10'2·30590:',1 A~ 1D Be. a.6A2-E:t:. f e.r.>, / / ii) I CJ CJ o III 0,11 ACRES 50,03' 0,14 ACRES -- 8 : 0,13 ACRES I I I J L -"""""'" ---~ 'v .. ) 2·-10·'AlOER 1 ().:rt r----- I I : 0 I I I I L ____ _ " FENCE' r-----1 I I I I I I I I" CD I 0,11 I I ACRES , I ! I I § I I I I I __ Jf --_J I. 7.3' 0, 1 4 ACflES to"hr:iitR ".,,"\ I ~, . ~ NBB'1 330,96' \ 30 o 30 --_.-~ SCALE IN FEET 60 ~ ~~I ~ ~; 5 ~In 0 ~ a.. w en o z J- Z W en ........ w (!) Cl W ..J J- ::J c::: U .....I .....I ft W en o z I- Z W en ~ 0 ~ () w ::t: () ~ ~ 0 DATE 0312112005 JOB NO. DWGNO, C1.0 1 OF 2 ~ o 9 0 g! (!J ~ L Z !.n I:.Jl :sO = h·_ (.";) g; CL.7.-:: C'.! J-U.1 "'>4 2 U: _w W~L N W :>0 "" 0 6/': «r lIJ -j-:::E 0: ""O '" ill 0 1 _,-'--- ~- CA reH ~JA':)IH RIM="P,:U}) lNV",,,46(l,03,12"CONC 1'-1 INV"o: 4-69,OJ, 1 ,%"C0W.: CATCH UASIN RIM-::::;:472 iff) INI/':.-,,:: '1-6:,J~!O, 12"CONC hl !t-i \fr;: 46f.L 6-0, 12"CMP ~) a·iV"" 4-69.1O,B"DI S~i c,,;rr:H f;A";ltN 1~lk!j·", if 72.03 !NV~"',47(), 1 g,B"!)! HE o n CI\H~11 Bj\~;I"j f~!Mc--_'4l j ,6(1 !NV""469,95,B"U: r'iE"' L"'\ fell Et/\SIN r~iM'''4/:,~!5 1t'.f~"""IjWJ.85,S"O! sw !lJ.V,~" 4-pH,OS, 1 ;~\:::Mr,} i'! 1f'.!'j-.~4IYi,()'),! ;{'CMt') S I I I 30' ,';[WfR Mel F{Hri;:o466,(i1 I 'l" I 30' " , I I I, SECTION 10, TOWNSHIP 23 N, RANGE 5 EAST, W.M. "';;OVEf-;: ),ifl r~! t ... I .. ~ 01· 7? 'l Ci IN',,'_,-:'<f:"il 7\ ,e"pc\, 1'; iN .... !.~~4(~i!.()f:i,8'FVC S'/l / "i,+.I, I '...I,; _J~ f\\~<" '!:l.~lL,!~'/ ~t!U:!~ [~ ,'\ ~-.;:rr\OrH/' I IN\!'''4~C ,;'~ t","P\lC VI ~ __ ' 4&0 -.'---"~ ~. " I /!N\i"o'i~),~:.73:~j"P'V(; Nt: I, lNV'"'<1e~:;.t\[\)3"P'jC: E I IN'/,,,4br; Ol'.,D"Pv'C, ::; If~ rOOT i-'O'.\I[F [1'I,Sl:MEi'.lf t/,3324.54i) , Narne of Proposed Plat: Rutledge I Bent Nose Plat City of Renton File Number: LUA 05-017 Engineer: Offe Engineers, PllC Attn: Darrell Offe, P.E. 13932 SE 159'" Place Renton, Washington 98058-7832 (425) 260-3412 office Surveyor: Baima 8r. Holmberg, Inc. Attn: William Holmberg 100 Front Street South Issaquah, Washington 98027 (425) 392-0250 office Property Owner: Karen Rutledge 990 Hoquiam Avenue NE Renton, Washington 98055 Legal Description: The North 15 feet of the West half of the northeast quarter of the southwest quarter of the northeast quarter, EXCEPT the west 30 feet thereof Deed to King County for road; And north 315 feet of the East half of the northeast quarter of the southwest quarter of the northeast quarter; All in Section 10, Township 23 North, Range 5 East, W.M., in King County, Washington. Total Area of Proposed Plat: Proposed Number of Lots: 2.50 acres (108,754 sq. ft.) 10 City of Renton Zoning: Proposed lot Area: lot 1 lot 2 lot 3 lot 4 lotS lot6 lot 7 lot 8 lot 9 lot 10 Tract A (Open Space) R-8 Gross lot Area 5,003 sq. ft. 6,302 sq. ft. 6,271 sq. ft. 5,811 sq. ft. 5,597 sq. ft. 5,913 sq. ft. 6,302 sq. ft. 5,002 sq. ft. 7,225 sq. ft. 8,093 sq. ft. 32,830 sq. It. Street Area (Proposed Public R/W): NE 10'h Street (extended) Net lot Area (w/o access easement) 5,176 sq. ft. 4,811 sq. It. 4,597 sq. ft. 5,176 sq. ft. «wetland 7,113 sq. ft. buffer 25,717 sq. ft.» 14,405 sq. ft. Density Proposed: 5.25 dwelling units per acre Density Allowed: 4 ~ 8 dwelling units per acre 1 1 1 1 1 / 0.11 ACRES 0.14 ACRES ;,1 " 0.14 ACRES I 0.13 ACRES !,:'/;'_U,:i~ (,.' , , ?','"I,lN;CCj 0, 14 ACI~ES ![_ .. -.!J---;-" -,;::;':--~"':';7 1 ,I l CD 1 0.13 ACRES I 1 1 L ___ ,,..,-_",,~,'" Sf;e REVISION /)1;6T) 5·2a. M~o\ltSt> 5·1 a · th '-'-' ... lIU',AI,IIT'V MAP ----. , \ ' . ..,- .i{:"'t.~ ::-q", ~l.ft.lJ .... <'.";,.1.;" ,,', , " "'~. 30 0.(';7 / .I N o 30 60 --.------ SCALE IN FEET ~ ....J 0- UJ C/) 0 Z I- Z UJ CO ~ UJ (!) 0 W ....J I- ti::J wo:: g 0- DATE JOaNO. DWGNO. 1 t-Z w :J () (j ...J ...J ~ W (f) o Z I- Z W III ~ o w z Cl ~ o z ~ 9 o 9 o z :s Q. izW ~ .... z .... 8(1) ILi w J: en 03/21/2005 Cl.0 OF 2