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LUA-05-091
... ~ ~~~ ill ~~ :J §~ Ii ~H PORTION OF THE S.E. 1/4, S.E. 1/4, SECTION 4, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M. ! ~ N bFt-T1i k-...L:U' i GIWHC IIO.W! SCALE I r • :zoo" BMIS OF BE41fINQ ~ Of' .. MINGs IS flAT OF HrQf'OfIfT£ ~~ :Jtt;.A..:=:rtl}'otttl' .. Aat£'$+/- ~DA7tIM \4Jt1JOAL DA1lMI: orr OF IftNf'OH (NA\OII8) Bf!NCH.fAIf< .JtIefCH~ A 1-1/2-nAT MASS DISC "'"., A f'VNCH MAIO( ON A ... X ... CONCM'Tr PO$T IIOMMfHT 00IItf 0." II( A IrIOMJImiT CAS(' AT rH£ CCWSmtlC1ED 1f1!llSrc1'J(W OF Nt IZrH ,mar AND UNION A\I£HU[ HE. CaTY OF MJfTCIH "") GZv,_ .'a."" L.E<W. OESCRrTlON '"At r"f.'(1I(;Jf OF 1HE' 1101 "i'O 'fEr OF 1Ht: SOUKAST OVMmt OF DfC SOUlHI'AST OUAltmt Of' KeYlON of, rtIWHSHII' ZJ H(lIffH. IWfG( " tA$T, ,., IONa COWI'rr, 1M1M'fGR:iH, i.,1'IHO 1101 OF 'DC' c:tJfTEJUC' OF ~ IYlOCArm DfAIL~A'A17L£ l'ItAH!MSIlCW aNlWH' IlWiHT OF It'A~ [l(ClPT ~ JH[ SOUTH 41'0 lilT AM) AlSO [)(CO'fW(;: ,"AT P'OIfnt:w L11Nd HCM'JH OF M IOUDf ""'" OF PMlNtr STArt HlGHlMr ItO. 1 (MH1tW-/SS4QUAH tftMD)I AlSO DCCEI'T ""AT IIOI'IJPCW COHW'I'lD TD fH( srArr OF WASNHOTOH 'Y DUD ~~ ~ It£CClftOM IMIIIIf1f 7'OlJC1Or,5, PIIfOIIOtTl' AOCIIItaS: JI;ooe H( JIJiIrfSU IL\()., 1mf1'ON, irA TAlI' ~NlCII. NClI Of2J05110114 SnM7I: lit 1H( COIMTY OF KJHG. STAT£ OF IllASHHCf'OH, HWt '~/f" 'L- ~I ~~ i i ~ ~5 ~ ~~(j i~h~~;~ ooU ().§ ~ S 3 . 1 ~JI 61 ~ i ~ ~ ~~ ~3 ~~ II ~~~~ dm P1tMCT NO.: o.eotI7 D~"\'It't BY: VIC. ISSUEOATt: 07-~ St1EEt RtV.: r;;;l c:J r ... --P04 ..,. .. 0fI • DATE: TO: FROM: SUBJECT: PLANNING/BUILDING/ PUBLIC WORKS DEPARTMENT MEMORANDUM March 12,2007 Arneta Henninger, Plan Review Jennifer Henning, Planning Manager Q\V\. Reedshaw Plat (LUA05-091) I have reviewed the most recent drawings and response to comments on the Reedshaw Plat. The applicant has responded to most of my concerns. However, on the Grading Plan (Sheet C07), grading for the AccesslUtility Easement appears to be within the drip line for trees to be protected and retained. The applicant should make provisions for the protection of the trees (3 -4" D, and 21" D) as shown on the grading plan. This may include installing construction fencing around the trees to prevent intrusion in the root area. Trees that are damaged will be considered to be a violation of the conditions of approval, resulting in Code Compliance Enforcement action. h:\division.s\develop.ser\dev&plan.ing\jth\memos\reedshaw final plat comments. doc DENSITY WORKSHEET City of Renton Development Services Division 1055 South Grady Way-Renton, WA 98055 Phone: 425-430-7200 Fax: 425-430-7231 1. Gross area of property: 1. 98082.67 2. Deductions: Certain areas are excluded from density calculations. These include: Public streets** Private access easements** Critical Areas* 17817.37 square feet 8904.65 square feet 11435.4 square feet square feet Total excluded area: 2. 38157.42 square feet 3. Subtract line 2 from line 1 for net area: 3. 59925.25 square feet 4. Divide line 3 by 43,560 for net acreage: 4. 1.38 acres 5. Number of dwelling units or lots planned: 5. 13 units/lots 6. Divide line 5 by line 4 for net density: 6. 9.42 = dwelling units/acre *Critical Areas are defined as "Areas determined by the City to be not suitable for development and which are subject to the City's Critical Areas Regulations including very high landslide areas, protected slopes, wetlands or floodways." Critical areas buffers are not deducted/excluded. ** Alleys (public or private) do not have to be excluded. R:\PW\DEVSERV\Forms\PJanning\density.doc Last updated: 1110812004 1 o~mpic . ~ i' ~1~~~l~E ~y February 7, 2006 Lou Larsen OL YMPIC PIPE LINE COMPANY 2319 LIND AVE. S.w. RENTON, WASHINGTON 98055 (425) 235· 7736 Pacific En}ineering Design, LLC 1544553r Avenue S Seattle, W A 98188 RE: Reedshaw Plat cul-de-sac Dear Mr. Larsen, After reviewing your plans and per our conversation today Olympic Pipeline Company agrees to the placement of your cul-de-sac in the Reedshaw Plat near Redmond PL NE in Renton W A. The edge of your sidewalk will be 13' (feet) 3 "(inches) from our 20" High Pressure Petroleum Pipeline. There will be no other structures allowed on our easement and if your plans change or need to be modified you must notify Olympic Pipeline Company of any changes for our review and approval. OPLC requires a representative/inspector on site when any work is being performed within ten feet (10') of the pipeline(s) or if the reach of mechanized equipment is capable of extending within ten feet (10') of the pipeline(s). Forty-eight (48) hours prior notice to OPLC is highly recommended for any work. Notice to OPLC does not relieve the contractor of any notification responsibility to the appropriate state One-Call System. Holly Williamson Field Project Coordinator ce. Jennifer Henning-City of Renton Jim Fraley-OPL Gary Gomez-MPP File Copy Fred Kaufman -Reedshaw Preliminary Plat -~--.---~~ .. -. From: To: Date: Subject: Jennifer, "Lou Larsen" <elarsen@paceng.com> <jhenning@ci.renton.wa.us> 2/9/20064:48:05 PM Reedshaw Preliminary Plat Attached is the letter from Olympic Pipeline. Pacific Engineering Design, LLC Lou E. Larsen Project Manager 15445 53rd Avenue S Seattle, W A 98188 Phone: 206-431-7970/425-251-8811 Fax: 206-388-1648 Cell: 206-396-9039 IIarsen@paceng.com www.paceng.com <http://www.paceng.com/> Page 1 i Fred Kaufman-5llympic pipeline letter.pdf February 7, 2006 Lou Larsen OL YMPIC PIPE UNE COMPANY 231SlIND AVE. s.w. RENTON, WASHINGTON S8055 (425) 235·7736 Pacific Enlineering Design, LLC 1544553' Avenue S Seattle, W A 98188 RE: Reedshaw Plat cul-de-sac Dear Mr. Larsen, After reviewing your plans and per our conversation today Olympic Pipeline Company agrees to the placement of your cul-de-sac in the Reedshaw Plat near Redmond PL NE in Renton WA. The edge of your sidewalk will be 13' (feet) 3"(inches) from our 20" High Pressure Petroleum Pipeline. There will be no other structures allowed on our easement and if your plans change or need to be modified you must notify Olympic Pipeline Company of any changes for our review and approval. OPLC requires a representative/inspector on site when any work is being performed within ten feet (10') of the pipeline(s) or if the reach of mechanized equipment is capable of extending within ten feet (10') of the pipeline(s). Forty-eight (48) hours prior notice to OPLC is highly recommended for any work. Notice to OPLC does not relieve the contractor of any notification responsibility to the appropriate state One-Call System. Holly Williamson Field Project Coordinator cc. Jennifer Henning-City of Renton Jim FraIey-OPL Gary Gomez-MPP File Copy Page 1 \ (I).. (I) .. I / I I // I / / / // , J ( ) / I BOUNDARY. AND TOPOGRAPHICAL SURVEY OF #3705 NE SUNSET BLVD. SITE FOR BRECK SCOTT RENTON. 1JASHDIGTON I ii \V "n Ii I A HANSEN SURVEYING UIe ____ • -.r ... J7 __ A_S.I..-._-.. ftL __ ra ___ I I i PORTION OF THE S.E. 1/4, S.E. 1/4, SECTION 4, TOWNSHIP 23 NORTH, RANGE 5 EAST, w.M. ~-~ \ mas TO 8£ ~ ~ /!£IIO\£D (TYP.) •.• ............... 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NO.: OfJJ05fQU SnUA1l' ., JH( OOIMTY tJf 0f0. STAJ[ OF ~ ~~ i~ I i~~ iih~u~ bljU O·@~ S g ~ 1 ~g·~·t ·r) ~O J~ ;sf ~ II ~i ~. I II ~K~I ~im PRO.£CT NO.: 040CJ7 ,,"A'M't IY: YK ISSU(OAlt:~ SHEET MY.: EJ' =-=." I.NC) CUIAN'IQ ....... [E9:~l W~/ll1t 4ft) -.... -c;:;::. PORTION OF THE S.E. 1/4, S.E. 1/4, SECTION 4, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M. , " ~ ~ ~ ~ k~JJ.-l i ~M ••• _ CIWHC........, aeAl.&fo4O' I..E<1eD M'fTMy ... 4rMCIUT • INfTNrr .. MNffCU' .... " I'MrHllJlltNf, ...... l" L~"':l ......... _r .. ,.. ..". If, --.. _, • .nN',.~l.Oc:fiIMttJD ., "'-, ..-CI """ W/IOLG'1.OCJitM UD --...L. ~r~",NIfOuJ -1 ~ r DIIlMIIMr MAW CI:NR'JICN -.,.,.,.,..---,..---- SAas OF BEAFIIKl 1AalS001ItAItWGI1S~T(Jf'~ft == U¢.K~.:r:ff.,.I).(M~2l" ~ ---1- 1'EI'I'IlCAL.00TIN ~ lMrw: orr", IIfHfDrf (HA~) BeNCHrWf( IIlI'KHCH __ A 1-1/1-nAT MASS DrSC MIH A "UNCH IWtK ON A .-x .. -ccwc:M1!' I'O!TlrKlMJMDfToo-.o.'·IHAIIfOI'UIf£HTc.ul'ATDf[~ IHmtXCDOrf OF H£ r21H .1JfUT AMI UHIOf'f A\ODU' It£. (orr OF 1Il£Nn:w Ifat) atV.-., .. ". ~ ~fJON AClhfnR 1M l.M1IO "' JH( HOUM ICI'MIH 7:00"w NtO I:OCAI, ~y 1HItOIIGH nwDAr AND flGGW NKJ IlCCPM IAMlMY (/We E'IIOH ~C.,U). IH ADOI'1IOrf. HAUL HOURS Nfl. LMllTED rv 1Hf ~.s IrnIIIN I:,nw AND J:JCII'tIlMJHIM.r rHItOIJGH ntfDAY, IJIrUSS NWOlfl) IN III97JfO IN ADvAHCl' .Y JH[ Dt\CLQIWOfT IEItVICD OMSON' (RIIC.f-4aO.JI1c.1). I.ECW. Df!!SCfPTION fHAT ~ncw OF DC IIDT 410 mr " mr SQlHAST OUNnDl' Of JH[ SOlI1HI'AST ClUNtmt OF '"""" " ~ JJ HQlt7H, IWf« ! CASr. ., KIHG COUN1'Y, WAlf'lWifCn:IN, L 1'M 1II'S1 OF fHI' CDfrIIIIL.fC tJF H ~rrD DMIlO-."'nLI' "'MIMIIJOf CDfJIJUC .." ", 1rA'I"/ rxcrJIT ~ M IOU'I'H 470 mr MID AlSO DClPlM fHAT t-(JIIIrJON LnNQ I'fCWrIH Of "'" lOll"" IJfIC (Jf' MIINtr 111011' lHHtMy NO. , (llllNtIIf-IS'IAGUAH 1f<MD)j AlSO £XaJ'T fHAT flClltfPClrf CCMl'lIO "' 7JC 'TAl! Of' 1MfHNCf'tW .,. DaD ~ ~ It£eOftOINO MMQ 71073OO"&' ,....,..rr AOOMISI "101 HI tlMJn"~ IIINtoH, IrA TAX ~AM:A NO.: CHIJONOH .RlAl! " M' C04M1Y 01' ~ STAft (Y Il'AftHG'RW. ~~ ~~ i i ~ ~~i~ ~~~ n~~n;~ b.QU ().~ :J ~il ;91 ~ i ~ ~~ ~ ~ I ~!!! ~f dm PftO.I:CTHO.:0«1117 ~AWM ,V: VI( ISM 0041[: 07-11-()1 SH£tT MV.: ~UIIJT"(, ~IK> ~ ....... --P02 ~ 101"1 ~ 0"brIr if V io .. 'riM '1)OII.Je!:l _ - .LV1d-M'/HSO~~ \ -----l ~E SUNSET ~LVD. 5 B3"22'5'" (----____ _ _ \ I 816_01" --y--- : \ \ I LOT 13 . 7====-----\..---= - --r":j/J~ \ \ \ \ \ \ \ \ iJe-id-f)uijUejd (AmU!WU9Jd) o \' I I ---~ -- \ \ \ \ \ \ ---." \ I 25' -c:x:1 ""01 ~! ~I ~j 6 1::' 4?O D5 ~e~ft~+ ~=~ONI~04~~_CAL_SBll_Vl_CBS ________ 4_T_2_3N_R_5_E_E_l-=/s~,",,-,-, 6iht'bJf8 - - - -Rento .. City Umlt4f tal~ =:~~ JO~c~::t~~~ Seattle City Light Jorge Carrasco, Superintendent February 13, 2006 Lou Larsen Pacific Engineering 4180 Lind Avenue SW Seattle, W A 98055 Dear Mr. Larsen: Consent Agreement -P.M.#230504-4-002 Enclosed is the proposed consent agreement for use of the City of Seattle's transmission line easement right-of-way. Please return two executed copies to: Seattle City Light Real Estate Services 700 Fifth Avenue, Suite 3300, KT3012 POBox 34023 Seattle, Washington 98104-5031 The agreement will then be processed through the Property Manager of City Light and, upon approval and recording, a fully executed copy will be mailed to you. If you have any questions, please call me at 206-684-3337. Sincerely, David Flores Real Property Agent :df Enclosures: Agreement for Use consent\reedshaw. plat.ltr ----(1) 700 Fifth Avenue, PO Box 34023, Seattle, WA 98124-4023 Tel: (206) 684-3000, TrY: (206) 233-7241, Fax: (206) 625-3709 An equal employment opportunity, affirmative action employer. Accommodations for people with disabilities provided upon request. SEATTLE CITY LIGHT Real Estate Services 700 Fifth Avenue, Suite 3012 Seattle, WA 98104-5031 AGREEMENT FOR USE OF THE CITY OF SEATTLE TRANSMISSION LINE EASEMENT RIGHT -OF-WAY P.M. #230504-4-002, B24117S KCA#042305-9064 WHEREAS, BRECK W. SCOTT, as Trustee ofthe Breck Winthrop Scott Trust, hereafter called the "owner", owns the following described real property in County, Washington: That portion of the west 470 feet of the southeast quarter of the southeast quarter of Section 4, Township 23 North, Range 5 East, W.M., in King County, Washington, lying west of the centerline of the relocated Diablo-Seattle Transmission Centerline Right of Way; EXCEPT therefrom the south 470 feet; ALSO EXCEPT that portion lying north ofthe south line of Primary State Highway No.2 (Renton-Issaquah Road); AND ALSO EXCEPT that portion conveyed to the State of Washington by deed recorded under King County Recording No. 7107300165; TOGETHER WITH the westerly 38 feet of Tract A, Woodbrier, according to the plat thereof, recorded in Volume 214 of Plats, pages 6 through 10, in King County, Washington. LEGAL DESCRIPTION BY DF 13 FEB 2006 WHEREAS, the City of Seattle, City Light Department, hereafter called the "City", owns a transmission line easement right-of-way over a portion of the above described property; and WHEREAS, the owner desires the consent ofthe City to use said above described right- of-way for the development ofthe property as shown on Reedshaw Preliminary Plat, Sheets 1 and 2 of6 prepared by Pacific Engineering Design, LLC, under Project No. 04037, dated 07-28- 05, and by this reference made a part hereof. NOW, THEREFORE, it is mutually agreed that the owner may use the said right-of-way for the development ofthe property proposed as Reedshaw Plat, subject to the following terms and conditions: 1. No building or structure shall be constructed or placed upon the right-of-way. 2. There will be no ponds, "V" ditches, or open water retention facilities on the right-of-way without the approval of the Superintendent of City Light. 3. The owner shall, upon completion of any construction of any facilities described herein, remove all debris and restore the surface of the above described property as nearly as possible to the condition in which it existed at the date of this agreement. 4. The City reserves the right to locate a transmission line support structure and any other necessary appurtenances on the west side of the proposed access road. 5. The owner agrees not to place any fill against existing transmission towers. 6. The owner agrees to install and maintain guard posts and/or curbing for the protection ofthe Page 1 of4 ' . . existing transmission line tower located within the herein described property. The owner further agrees not to allow vehicles within 10.00 feet of said tower. 7. The owner shall not at any time interfere with the City's access to and over said right-of-way. 8. If the owner's use of the right-of-way should at any time become a hazard, as determined by the Superintendent of City Light, to the presently installed electrical facilities of the City of Seattle or any facilities added or constructed in the future, either overhead or underground, or should such use as determined by the Superintendent interfere with the inspection, maintenance or repair of the same or with the access along such easement, the owner, upon thirty (30) days' written notice, will be required to remove or relocate such hazard or interference at owner's own expense. If the owner shall fail to remove or relocate such hazard or interference, the City may at its election remove such hazard or interference without liability to the owner for loss, injury or damage thereto, and the cost of such removal shall be paid by the owner to the City upon demand. 9. The owner agrees to submit plans furnishing details of any future construction, paving, grading, cuts or fills for approval by the Superintendent of City Light, or her representatives, prior to the undertaking of any such future construction, paving grading, cut or fill operation on the herein described property. 10. Plantings on the right-of-way will be limited to and maintained at a height below twelve (12) feet. Ifthe owner does not maintain said plantings at a height below 12 feet, the City shall have the right to trim the plantings and charge the owner for the cost of such work; and the City shall not be liable for damage to the plantings as a result of this trimming. 11; The type of construction, materials and equipment used, manner of erection or construction, manner of maintenance of utility facilities shall be in accordance with the National Electric Safety Code and shall comply with State laws governing overhead/underground line construction. 12. The placement of underground utility lines within the right-of-way must be indicated above ground in a manner approved by the Superintendent of City Light. 13. It is understood that any consent given hereunder is subject to existing rights, if any, of other parties. In consenting to the use of the right-of-way for this purpose, the City does not waive or subordinate any ofthe rights and privileges granted to the City by easements for transmission line purposes. 14. This agreement is for the use of the above land only, and shall not be construed to replace or to be used in lieu of any permits or licenses which may be required, granted or supervised by any other agency or subdivision of government charged with licensing, policing and supervising the operations of the owner hereunder. 15. The owner agrees to assume all risk of loss, damage or injury which may result from owner's use of the right-of-way area. It is understood that any damage to the City's property, caused by or resulting from the owner's use ofthe right-of-way tract, may be repaired by the City and the actual cost of such repair shall be charged against anG be paid by the owner. 16. The owner agrees that the City of Seattle shall not be liable for any damages to the owner's property by reason of any construction, alterations, maintenance or improvements performed in said property by the City of Seattle, its agents or representatives. 17. The owner agrees to protect and save harmless the City from all claims, actions or damages of every kind and description which may accrue from or be suffered by reason of owner's use of the right-of-way or the performance of any work in connection with its use; and in case of any such suit or action being brought against said City, or damages arising out of or by reason of any of the above causes, the owner shall, upon notice to owner of commencement of such action, defend the same at no cost or expense to the City and will fully satisfy any judgment after the said suit shall have been finally determined, if adversely to the City of Seattle. Page 2 of4 • • 18. The owner covenants and agrees that neither it nor its agents or representatives will store, dump, bury or transfer any hazardous substances, flammable materials, inoperable vehicles, chemicals, oils, fuels, or containers for said substances, chemicals, oils, fuels, etc., on the premises; and further agrees to observe all environmental laws of the State of Washington, City of Seattle, or any other governmental subdivision or agency having regulatory authority over such activities on the premises. 19. The Superintendent of City Light shall have the right at all times to suspend any or all operations on the above property which she deems to be in conflict with the existing rights of, or detrimental to the best interests of the City of Seattle. 20. The Superintendent of City Light, or her agents, shall have the right at all reasonable times to inspect said premises for the purpose of observing the conditions thereof, and the manner of compliance by the owner with the terms and conditions of this agreement. 21. The owner and the City agree that the covenants herein contained shall be binding on the parties, their heirs, successors and assigns, forever. 22. Clearances of 17.5 feet from the 230 kv Bothell-Maple Valley transmission lines will be maintained unless a temporary outage is scheduled with Seattle City Light. Seattle City Light requires advance notice of 70 calendar days prior to the month for which any planned clearance outage is requested. 23. All stockpile materials shall be either removed or used. No stockpile material shall be placed under the existing transmission lines. GRANTED this ____ , day of ________ , 20 __ ACCEPTED: THE BRECK WINTHROP SCOTT TRUST By: --------------BRECK W. SCOTT, as Trustee APPROVED: SEATTLE CITY LIGHT By: __________ _ CHARLES HAMPTON, Manager Real Estate Services Page 3 of4 STATE OF WASHINGTON ) ) ss. COUNTY OF KING ) On this day of 20 __ , before me personally appeared BRECK W. SCOTT AS TRUSTEE OF THE BRECK WINTHROP TRUST, the individual that executed the within and foregoing instrument, and he acknowledged that said instrument was the free and voluntary act and deed of said trust for the uses and purposes therein mentioned, and he on oath stated that he was authorized to execute said instrument. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day and year above written. STATE OF WASHINGTON) ) ss. COUNTY OF KING ) Notary Public in and for the State of Washington, residing at _______ _ My coinmission expires: ___ _ On this day of , 20 __ , before me personally appeared CHARLES HAMPTON, to me personally known to be the Real Estate Manager of the City Light Department of The City of Seattle, a municipal corporation, that executed the foregoing Lease and acknowledged to me that he signed the same as the free and voluntary act and deed of said municipal corporation and on oath stated that he was authorized to execute said· Lease. Witness under my hand and official seal the day and year in this certificate first above written consent\reedshaw.plat.con NOTARY PUBLIC in and for the State of Washington, residing at _________ _ My Commission Expires: ---- Page 4 of4 TRACT A f! 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NO. 042:J05I10&4) VlCNTYMAP '"+---== ROAD 'A' SEC1JON i ~ ~ \ SCALE: '-·'0' 8I£ETtIDEX POt CO~ SHtET ItND PRELIMINARY PLAT IJAP P02 ~A"Y UTlUTT. "fAD/lit; AND ORAlHAGE PlAN POJ PJ'f£lAIIIMRrr 1M'£' CUT'l'lHG;tANO CL£AAwO "'"'" P04 NDGHBORHOOD DETAIl MAP Pm! ROAO A PR£lJtMNM'Y PROFlL£ POI £KISflH(J COHOInONS /.EOEtC) 2 __ Lor MJM8ER J,7J1---0R0SS LOT AMA (!.,.OIf)--NET LOT Alt£A OUrsroE ACC£5S CASOICNT I'NfCf!UJ I p"""," ...... " ........ Lor I 8008.84 Lor 2 3737.30 lOT J 3706.90 LOT .. 449:1.89 Lor 5 3614.67 LOT 6 3814.67 LOT 7 3222.70 LOT 8 J!)49.~ LOT II 3800.'" lOT 10 3600.41 LOT 11 4750.:14 LOT 12 11080.18 Lor 13 5459,g1 TRACT A 7069.28 TRACT B 84157.81 TRACT C 78411.18 TRACT 0 14111.05 RONl' 17811.37 04037 Brecit Scott Plot 98082.67 k-.w--; i .-CIW'HC 8CALE 8CAL8f-.4O' 0.\4 0.09 0.09 0.\0 0.00 0.00 0.07 0.00 0,08 0.'" 0.11 0,14 O.ll 0.18 0.19 o,Ie 0.03 0.41 2.25 Z~ strr:AREA R-IO 2.~ACIt£S BASIS OF BIEAFWG BASIS OF II£AIfIHG$ IS PLAT OF HOfPOtH1E' ~w;: Mt~K~'~"'M"o;:J,e PO. 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DENSITY _ .~ IJ LOrs ODISITY _ IJ LOrs I,JI ore DOtSr1Y • '.42 ./oe ~I ~~ ~ i ~ ~ai~ ~~~ ih~~~;~ o.oU o·~~ ~ II) ~ G·~·s.~ Po! 0.0 rJJ ~ II) ~Q IJ ;sl I-~. ~ ~<C <C z I-~3 WW ~If ~ i d u~~~ ~i~U PftOJ[CT NO,~ 040a7 ORA ... BY: VIC. fSSU[O~fE:~ SHEET REy.: E]-NIl) M!I.MIWI'I' I'LAT MAl' 04U7C'IOI.oI"OI.hO P01 _'01"8 ~~I/,lt:# '7 Subject: Re: Reedshaw Prelim. Plat Application LUAOS-091 » > > Dear Mr. Turnbull, » > > You've asked for information regarding the tree clearing that occurred on the property we refer to as the site of the proposed Reedshaw Preliminary Plat. Mr. Zimmerman's letter of October S, he explained that the tree clearing violation was confirmed by Citv staff, and the property owner was given two choices: 1) obtain the proper permits; or, 2) re-vegetate the site. The property owner has applied for the proper permits to develop the site. » ! > > Therefore, at this time, the applicant has complied with the City's requirement. If the prelimi,nary plat Is not approved, then the applicant will then be required to re-vegetate the site. » > > We seek voluntary compliance whenever possible. When the City's request for voluntary compliance Is Ignored, civil infractions are issued, and fines begin to accrue. It should be noted, that the violation proceeds to court, and the actual monetary amount assessed Is determined by a court of law. » > > I hope that this answers your question. Please feel free to contact me If you have additional questions. » » > > Jennifer Toth Henning, AICP > > Principal Planner > > City of Renton Development Services Division > > lOSS Soutb Grady Way Thank you for your reply to my email of the 19th. I have the following comments. > 1) The Owner may apply for all the Permits he likes; since you agree there was a violation and no revegetation was done or a fine levied per City-Wide Property Development Standards 4-4-130 Para J (which see), applying for a Permit is not an option that should have been offered, according to the words of City-Wide Development Standard 4-4-130 J5. This states that work on any Permits cannot proceed until the property is fully restored and all penalties paid. The City decreed this, not me. Does it intend to enforce Its own rules? Why Is work on the Application being done in the light of Para. J51 And why did he take a year to apply? > 2) Your Dept. was aware of the infraction when It took place and took no action. Under the terms of Para J 1, the owner Is subject to a fine per RMC 1-3-2. Since it decrees each tree to be a separate violation, let us assume he only took 10 trees a year ago and has done nothing since; hence, the violation is ongoing •• That fine now amounts to nearly $2,000,000. If you don't believe me, work It out. Poor guy. > I have suggested a possible solution could be to plant a tree barrier around the western and. southern boundaries before the approval process continues. This may satisfy the City requirement for revegetation (Paras J3 and J4) and thus allow things to proceed. It would have a comparatively small impact on the site although some rearrangement of the proposed plots may be necessary. It could also help to meet the City goals described in Para A. and would go a long way to mollify quite a few disgruntled neighbors who are about to lose any privacy they once had. I don't suppose that will happen though. I would just like to see the City Codes enforced as they are written. > > Sincerely > > Peter D. Turnbull > is clearly required. Do you agree with me or not? If not, what am I missing? > Thanks for bearing with me > > Peter Turnbull :m > > (Ori9lnal Message] > > From: Jennifer Henning <Jhennfng@ci.renton.wa.us> > > To: <pturnbullwa®earthllnk.net> > > Cc: Neil Watts <Nwatts@ci.renton.wa.us>; Nancy Well <NWeI-I@(i-.renton.wa.us> > > Date: 11/2/2005 6:44:05 PM > > Subject: He: Heedshaw Prellninary Plat » >-> Dear Mr. Turnbull, » > > I apologize for the delay In responding to your message. I was away from the office for several days attending a conference. » > > With regard to your email message of October 19th, thank you for offering additional comments. We appreciate your concern regarding the clearing of the trees, and will add your comments to the project file. » > > As previously explained, the tree Clearing violation was confirmed by City staff, and the property owner was given two choices: 1) obtain the proper permits; or, 2) re-vegetate the site. The property owner has applied for the proper permits to develop the site. Therefore, at this time, the applicant has complied with the City's requirement. If the preliminary plat is not approved, then the applicant will be required to re-vegetate the site. » > > With regard to the Code Compliance process, we seek voluntary compliance whenever possible. When the City'S request for voluntary compliance Is ignored, civil infractions are Issued, and fines begin to accrue. It should be noted, that the violation proceeds to court, and the actual monetary amount assessed Is determined by a court of law. » > > The application is "on-hold" at this time, pending the .receipt of additional information. Once the application becomes active again, staff will continue evaluating the proposal, and preparing a staff report and recommendation to the Hearing Examiner. Because you are a "party-of-record" you will be notified of the new date of the public hearing. That date will be determined when the requested materials are -2- From: "Peter Turnbull" <pturnbullwa@earthllnk.net> Reply-To: pturnbullwa@earthllnk.net Date: Mon, Nov 21, 2005, 9:25 AM To: pturnbullwa@earthllnk.net Subject: FW: Re: Reedshaw Prellnlnary Plat Peter Turnbull pturnbullwa@earthllnk.net Earthlink Revolves Around You. > [Original Message] > From: Peter Turnbull <pturnbullwa@earthllnk.net> > To: Jennifer Henning <Jhennlng@cI.renton.wa.us> > Date: 11/2/20059:11:16 PM > Subject: Re: Reedshaw Prellninary Plat > > Dear Ms. Henning, > Thank you for your reply to my email of Oct. 19-1 don't seem to be getting my message across, do I? > As I read the Property Development Standards In Chapter 4, the Section 4-4-130, para.J5 clearly states that all work shall (not may) be stopped on all existing Permits and no new ones shall be issued until all penalties have been paid, once the Improper tree removal has occurred. Why then was he given the option of applying for a Permit, since it should not have been worked on11 assume this was the one he applied for on August 25, 2005, nearly a year after the violation. What was the Dept. doing meanwhile? And why did he wait so long7 If It is possible to get a permit after the violation, with no other penalty, why bother to have the Code at all? > We know he did not do any restoration per Paras 3 and 4, so no penalty was paid there. Applying for a permit after the event is not listed as an acceptable penalty. > Para 1 requires a monetary penalty per RMCl-3-2. I don't believe he was ever taken to court, and so this penalty was not imposed either. And as I read that Code, the amount of the penalty is not fixed by the Court, as you suggest, but is clearly stated-for the first 3 days, S 1 00.00 per day per violation; for the second 3 days, $200.00 per day and so on while the violation exists. The Court may Impose other costs as well. You might want to read paras 0, E, G and H of RMC 1-3-2. > I think Section 4-4-130 Para J5 spells It out what should have happened- note the Imperative SHALL. I don't believe any penalties were ever paid, as f<; CI-e~dJ re.1 /,JlV"ed.. Do j0l.l ajfJ:(4.. W'I\1v M-~ p( (lOy? hlW ~ J V"\. \ c; <i. l VV\ l~ J -1- From: To: Date: Peter Turnbull jhenning@ci.renton.wa.us 10/17/20058:47:02 AM Subject: Reedshaw Prelim. Plat Application LUA05-091 Dear Ms. Henning. Page 1 of 1 I wish to thank you for the time you took last Wednesday to explain some of the details concerning the above Application. You were very informative and patient, and I appreciate that. There are questions I should have asked at the time but did not, so I will ask now-as a result of the tree- cutting violation at this site, what penalty did the City require to be paid persuant to Development Standard Section 4-4-130 J, how soon after the infraction was it imposed and when was it paid? As I suppose a new hearing date will soon be set and time is running out, I wouuld much appreciate an early reply. Sincerely Peter.D. Tumbull Peter Turnbull EarthLink Revolves Around You. file:IIC:\Documents and Setlings\Joan Turnbull\Local Setlings\Temp\ELP1D.tmp 1/2/2006 The Mayor Renton City Hall 1 055 South Grady Way Renton, Wa. 98055 Dear Madam, , 316 Queen Ave. N.E. Renton Wash. 98056 December 3rd., 2005 Having seen publicity about citizens getting involved in Code compliance~ when t rearned of of the Reedshaw Prelimjnary plat (LUA05-091 ) application, I thought I would look into it. - The problem with this Application lies in the fact that the property was illegally logged in August 2004 and the Building Dept. was aware of it. The Tree cutting Regu1ations 4-4-1 30 found in Chapter 4 of the Citywide Development Standards specify the penalties for such action in Section J- Violations and Penalties. The penalties in Paras. 3 and 4 of that Section do not seem to be mandatory (MAY. require) and were rejected by the Developer. Paragraph 1 though seems to require a fine in accordance with RMCl-3-2 and appears to be mandatory-(Penalties SHALL be in accord ... ). In spite of repeated questions as to whether such fine was ever imposed or paid, the Dept. remains silent, so I assume the answer is no but they do not want to tell me so. Para. J 5 clearly states that until aJ1 penalties are paid, the Dept. SHALL stop work on any current and future permit applications. I am therefore at a loss as to why the Dept. gave the developer an option to develop the property, as apparently they did, some time after the violation occurred, when it could not be legally processed. I have been contacting the Dept since early August and have had scant response; I enclose an e-mail I wrote on Nov. 2 , to which I have had no reply, as an example of the questions I have been asking. I suspect the matter is being covered up and the requirements are being disregarded, since it all stems from lack of action on their part when the violation occurred and the huge fine now accumulated, since the violation seems to be ongoing. I hope some appropriate action will be taken to apply the specified penalties or stop the processing. Yours Faithfully Peter 0, Turnbull 1316 Queen Ave.N.E. Renton, Wash. 98056 October 13th. 200S. Re: R~~~haw Prelimjnary Plat Thank you for todays update on the above application-I much appreciate being kept up to speed on this matter. I must thank you (and Ms. Henning) for being so informative and patient in explaining things to me and I feel I now know quite a bit more of what is in the works. The proposed plan was of particular interest and I think shows a rather ambitious project (but not of much herp to me!) I think 1 will now be less of a nuisance for a while, but the logging infraction still bothers me; but I think that may have to wait until the hearing. Until then f would appreciate any new information you feel I should have. Yours Sincerely, Peter D. Tutnbull Dear Sir, 1316 Queen Ave. N.E. Renton Wash. 98056 January 2, 2006 I offer herewith further information concerning Reedshaw Preliminary Plat Application LUA05-091 I would have supplied this earlier but did not know the hearing was rescheduled for Jan. 3, 2006 until I received notice of it, as a party of record, on Dec. 30-just 4 days before the hearing, which includes a weekend and a public holiday. I thought there was supposed to be 1 4 days notice for the hearings. The City did not post "Pink Poster" signs to notify the general public either, as I believe they are required to do. Certainly not enough time to ensure mail delivery to you before the hearing. Since this project will almost double the traffic from Redmond Place onto Sunset Boulevard,. some modification to the intersection should be required. A bend in Sunset, and a roadside embankment, severely limit visibility of oncoming east-bound traffic. As best as I could average from several timings, there is about 6 seconds between sighting a vehicle and it reaching the intersection,. a sight distance of about 300 feet; I would not like to take a large motor-home through the intersection but this is the only exit from the whole complex. Maybe a Traffic Engineer should look and confirm that this might be a problem. In the Development Analysis part 1 it states trees would remain along the Western property line but Exhibit 5 shows most of them as being removed, if I read the symbols correctly-which is right? I regret having to make so many comments, but this Application seems to be a mess from the very beginning. As the Planning Dept. has been so secretive, I am not sure my communications to them have been put in the file, so I enclose copies of most of them. Yours Faithfully fL/.U{ Peter D. Turnbull Dear Sirs, 1316 Queen Ave. N.E. Renton Wash. 98056-3341 August 3rd., 2005 I have recently seen newspaper articles concerning illegal tree cutting in Issaquah and a proposed treecutting moratorium in Maple valley and am reminded that about a year ago I contacted your office through your e-mail system concerning a tree cutting operation taking place at the property located at 3705 N.E Sunset Boulevard, as I was curious to know if the site was being developed. I had not received any notification as I did for the Highpointe II development nor was there a land-use notification board displayed A short time later I received a call from your office to say that no permit for this operation had been issued and an inspector would be sent out to check on possible violations. Soon after that, on the same afternoon, I received another call from your office to tell me that there was indeed a violation of the tree-cutting ordinance and a stop-work order would, or had, been issued, although after two or three days the work was about completed. I am concerned about this kind of operation because when the trees were cut down for the Highpointe II development in December 2003, loss of mutual shelter caused a 40+ year old pine tree in my garden to blow down on my house, requiring extensive roof repair and considerabls fence rebuilding. Can you please tell me what the eventual outcome was for those operations at 3705 N.E Sunset-were any penalties imposed? Yours Faithfully Peter D. Turnbull No REPlY Dear Sirs, 1316 Queen Ave. N.E Renton, Wash 98056-3341 August 23, 2005 On August 3rd. last I wrote to your department to ask what was the outcome of an apparent illegal tree-cutting operation, in the last part of August 2004, at 3705 N.E. Sunset Boulevard in Renton, and so far I have had no reply. To refresh your memory, I had e-mailedyourdepartment.using your system, to ask about the activities at this site; I received two phone calls the same day from your office, the first to tell me that no permit had been issued and an inspector would be sent, and a second to say there was a violation of the requirements and the work would be stopped (although it was about completed by then). I heard no more on the subject. Reviewing the City-wide Property Development Standards Section 4-4- 1 30 Section C9.b.1I again, I see that the felling of up to 6 trees was permissible on a lot of that size; at least ten and perhaps twice that many were taken, and as I was told, no permit as required by Section F, was issued. No doubt your inspector recorded the number. This seems to be a clear violation of the Standard. If there was such a violation, certain penalties as defined in Section J are supposed be invoked. My questions are-was there a violation, were penalties invoked, and if so, what penalties. Certainly no restoration required by J3 has been carried out. Thank you for your help in this matter. Yours Faithfully Peter D. Turnbull No RE.,PL Y Dear Ms. Weil, 1 31 6 Queen Ave. N.E. Renton Wash. 98056-3341 September 5th., 2005 Re Reedshaw Plat LUA05.PP,ECF I write to thank you for providing notice of the Reedshaw Preliminary Plat, and to ask to be listed as a party of record. As for comments, I have already written two letters to the Planning Dept. concerning this property, as I was told by the Dept that the tree- cutting which occurred there at the end of August 2004 was carried out without a permit ( per Para. F) and was illegal accarding to the City-wide Property Deyelopment Standards Section 4-4-1 30. In case you have not seen the letters, I supply copies herewith, one dated August 3 and another August 23, (actually hand delivered to the Department on August 30th). Up to this point, for some reason the City does not appear to have taken any action and no restoration per Paras J3 and 4 has been carried out, nor have I had any reply to my letters. It is therefore my opinion that, pursuant to Para. J5, it is necessary to "halt the issuance at all fyture permits or aoproyals yntil the property is fully restored" (the City's words, not mine), and this application should not be allowed to proceed. Incidentally, the application sets the site size as 2.25 acres, the County figure is 1.93 acres, an almost 14000 sq. ft. difference. Who is right? There is no doubt that such clear-cutting occurred and I have "before- and -after" photographs to back that statement. I believe my neighbor also took pictures of the operation as it took place. I regret to say one of my "before" photos shows a deer peering from among the trees-now gone along with the possums, raccoons and colorful birds we used to enjoy. So much for the goal of keeping wildlife habitat, among the other things, in Para A2. Truly the Highlands is being turned into a war zone. It is time for some relief. I shall be pleased to try to answer any questions you may have and look forward to your reply. Yours Faithfully Peter D Turnbull Mr. G~ Zimm~nnCln, Agrnini~tr~~9r Public Works Dept City of Renton 1055 S. Grady Way, Renton,Wash 98055 Dear Sir, 1 ~ 1 ~ Qy~~n AVf) "'.E. Renton Wash 98056·3341 September 15th. 2005 I wrote a letter dated August 3 to your Dept., followed by a hand- delivered communication on August 30, addressed to no-one in particular as I had no names, and yet another on Sept 6th (to Ms. Weil) concerning a clearcut operation at 3705 NE Sunset Boulevard that took place at the end of August 2004. As of now, I have had no reply from the City, so perhaps you can answer my questions: Was this operation carried out without a Permit, as I was twice told by your Dept. when I questioned it at the time? Was a Permit ever issued? If so, on what date was it issued and what did it allow? Where can I see it, if there is one? Did the City·wide Property Development Standards, specifically Section 4·4-130, apply to this operation? If not, why not and what other City requirements, if any, had to be met instead? As this matter has gone on for some 6 weeks now, and the silence is of concern to me, I would appreciate a reply at your earliest convenience. Yours Faithfully Peter D. TurnbIJ" S~i" Kathy Keolker-Wbeder. Mayor October 5, 2005 Peter D. Turnbull 1316 Queen Avenue NE Renton. WA 98055 PlanninglBuildinglPublicWorks Department Grea Zimmerman P.E .. AdmiDlstrator Subject: Reedshaw Prelimiaary Plat (LUA05-091, PP. ECF) Dear Mr. Turnbull: Thank you for your tetter of September 1 S. 2005 regarding tree-cutting activities that have occurred on property located at 3705 NE Sunset Boulevard. You expressed concerns and asked questions related to land clearing you witnessed in AugUst 2004~ and Rlgarding the development applkiation that is being processed for the same property. First, let me apologize for the delay in responding to your previous letters of August 3, 23, and September 5~ 2005. We generally try to respond to written correspondence within two weeks. Clearly, in this instance. we feU short of our goal. The tree clearing that you witnessed was indeed conducted without property penn its or approval. Staff confinned the violation and contacted you. Because tree-cutting and clearing activities were conducted without the proper pennits, the property owner was given two choices: 1) obtain the proper pennits; or, 2) re-vegetate the site. The property owner decided on obtaining the proper penn its, and applied to subdivide the property as the Reedshaw Preliminary Plat. This application is currently being processed through the Development Services Division. If the proposed Reedshaw Preliminary Plat is approved, most of the site vegetation would be removed to accommodate new lots. streets and uti lities. In order to diminish the impact of removing vegetation, City Code requires that trees be planted and landscaping installed within the front yard area of new lots. If, however, the proposed plat is denied. the owner will be required to replant the site. Based on your earlier correspondence. your name and address have been added to the Party-of.,.Record list for the ReedsIUlw Preliminary Plat .. Youowill receive. notice of the environmental threshold determination, and anDouncements regarding the da~ of thepubHc hearing. If you have questions regarding the proposed plat, please contact Nancy WeiJtSeruor Planner. at (425) 430-7270. I appreciate your initiative in reporting suspected code violations to the City and commend< you for .your civic spirit. Because of your initW RPortthismatter was brougbtto our attention. Sincerely, Vtt-e1T ?:>''''l11e4m~ Gregg Zimmerman~ Administrator PlanningIBuildinglPublic Works Department cc: . Neil Watts. Development Services Director Jennifer Henning. Principal Planner Nancy Weil, Senior Planner Paul Baker, Code Compliance Inspector Development Services Division FUe I Dear Ms. Weil 1316 Queen Ave N.E. Renton Wash. 98056-3341 October 5, 2005 Subject: Reedshaw Preliminary Plat (LUA05-091, PP, ECF) I wrote to you concerning this Application on Sept. 5th; I have since received further information from your Department confirming that the tree-cutting on this property in 2004 was illegal and at the time the City gave the owner the choice to apply for a permit or "revegetate" the site. I am told he chose the latter course, but no such revegetation has been carried out; what remained was simply left to grow wild. Thus the restoration or replacement requirements of Section J3 or J4 of the Development Standards 4-4-1 30 have not been met and therefore, in accordance with Section J6" issuance of any permits to develop this property must be halted. It would seem the owner completely ignores City codes and it is the responsibility of the City to see that such codes are complied with. Otherwise, why have them? In mitigation, I would suggest the developer be requested to plant a number of reasonable size trees along the extreme western and perhaps southern boundaries of the Plat. They should be of a species that on maturity would be 20 to 30 feet tall and should fill the gaps between the few trees remaining. This would result in: 1) It may satisfy the City replanting requirement and thus allow the , ,. Application to proceed; 2) It would have minimal effect on the build able area; 3) It would provide mutual protection to the few remaining trees from storm damage; 4) It would provide a visual barrier between the new construction (doubtless large houses) and our ratty little ramblers; 5) It would add to the attractiveness of the development ( who would not like a nice tree in their yard?). I hope these suggestions can be considered. In my letter, I questioned the different plat areas; the application quotes 2.25 acres while the County says it is 1.9 acres, a difference of at least two lots. Who is right? Will that affect the Plat? I also heard, but have no firm information, that a retention pond may be planned for the north-east corner of the development. If this is the case, I trust a careful geological study will be performed to ensure that seepage or overflow will not lead to undermining and consequent failure of the nearby oil pipeline. A disaster like that in Bellingham a few years ago, and others that have occurred in the State, would be an awesome responsibility for the City to assume. I would be interested in hearing your thoughts concerning my comments. Yours Faithful1y P. Turnbull Dear Mr. Watts, 1316 Queen Avenue N.E. Renton, Wash. 98056 October 10, 2005 Re: Reedshaw Preliminary Plat (LUAOS-091 ,PP,ECF) wrote to Mr. Zimmerman regarding this application, but feel I should have addressed it to you as being more appropriate. I attach a copy of my letter to him and his latest reply for your information. In his latest letter he confirmed that the owner harvested the trees on this property illegally and that was given a choice to apply for a permit or revegetate, and he chose the permit. I believe City-wide property Deyelopment Standard 4-4-1 30 Paragriph JS quite dearly and unambiguously does not allow such an option until the requisite-penalties for the improper harvesting heilVe been paid. Furthermore, I do not beJieve the permit was applied for at the time, as I could not find it in the application summaries for 2004 in your office. Perhaps the developer hoped the City had forgotten the infraction or all was forgiven-I hope not. My questions are-does the Department intend to enforce .the above. requirement? does it intend to proceed with the application? if so, how is the refusal to enforce the stop work requir$ment justified? Surely not to appease a developer who has infringed the City standards. If my reading of the code is corn~ct, Mr. Zimmermans comments regarding landscaping will not meet the requirements of Paras J3 or J4 of the Code because: You cannot landscape until a house is built; You cannot build a house until you have a permit; You cannot get a-permit untU you comply with Para JS To me, it is as simple as that. In any case, the cost of this would easily be absorbed into the price of the house and would be a good selling point-not much of a penalty. I wrote to Ms. Weil on Oct 5th with a suggestion that a line of trees be planted along the western, and perhaps the the southern boundaries as a visual barrier; this could maybe satisfy the requirements of Paras J3 and/or J4 of the Standard and allow the application to proceed. I think this would also satisfy me and my neighbors who are about to Jose our privacy again. So far she has not replied to my letters to her dated Sept. 6th and Oct 5th .. Thank you for your patience and help. Peter D. Turnbull No (.l C. q pOrVsE Dear Mr. Watts, 1316 Queen Ave N.E. Renton, Wash. 98056 October 13, 2005 REi Reedshaw prelhninary Plat-O •. UAOS-091 ,PP,ECF) I dropped off a letter to you yesterday outlining some of my concer}1s relating to this Application. Shortly after I did so, I had the opportunity to meet with both Ms. Wen and Ms. Henning and was able to ta1k with them about the project. They were both very courteous and informative, and very patient too, and I appreciate being able to meet them. They explained at some length so I now know much more about what is happening and have a better idea of what is currently in the works. I understand the application is now on hold and a new hearing date is to be set, which at least removes the sense of urgency I felt. I think I shall still have some misgivings about the outcome of the logging infraction, but that can wait until things settle down a bit. Ms. Weil sent me more information today and I appreciate being kept up to speed. Once again may I thank you and your staff for your assistance. Yours Sincerely Peter D. Turnbull .. = DEVELOPMENT PLANNING CITY OF RENTON GEOTECHNICAL ENGINEERING STUDY REEDSHAW RESIDENTIAL PLAT 3705 NORTHEAST SUNSET BOULEVARD RENTON, WASHINGTON E-11872 June 24, 2005 PREPARED FOR MR. BRECK SCOTT clo PACIFIC ENGINEERING DESIGN, LLC Steven T. Swenson Staff Geologist--~~,t (EXPIRES 06-25-~7 Michael Xue, PE Senior Project Manager Earth Consultants, Inc. 1805 -136th Place Northeast, Suite 201 Bellevue, Washington 98005 (425) 643-3780 Toll Free 1-888-739-6670 AUG -1 2005 RECEIVED IMPORTANT INFORMATION ABOUT YOUR GEOTECHNICAL ENGINEERING REPORT More construction problems are caused by site subsur- face conditions than any other factor. As troublesome as subsurface problems can be. thejr frequency and extent have been lessened considerably in recent years. due in large measure to programs and publications of ASFE/ The Association of Engineering Firms Practicing in the Geosciences. The following suggestions and observations are offered to help you reduce the geotechnical-related delays. cost-overruns and other costly headaches that can occur during a construction project. A GEOTECHNICAL ENGINEERING REPORT IS BASED ON A UNIQUE SET OF PROJECT -SPECIFIC FACTORS A geotechnical engineering report is based on a subsur- face exploration plan designed to incorporate a unique set of project-specific factors. These typically include: the general nature of the structure involved. its size and configuration; the location of the structure on the site and its orientation; physical concomitants such as access roads. parking lots. and underground utilities. and the level of additional risk which the client assumed by virtue of limitations imposed upon the exploratory program. To help avoid costly problems. consult the geotechnical engineer to determine how any factors which change subsequent to the date of the report may affect its recommendations. Unless your consulting geotechnical engineer indicates otherwise. your geotechnical engineering report should not be used: • When the nature of the proposed structure is changed. for example. if an office building will be erected instead of a parking garage. or if a refriger- ated warehouse will be built instead of an unre- frigerated one; • when the size or configuration of the proposed structure is altered; • when the location or orientation of the proposed structure is modified; • when there is a change of ownership. or • for application to an adjacent site. Geotechnical engineers cannot accept responsibilitg for problems which may develop if they are not consulted after factors consid- ered in their report's development have changed. MOST GEOTECHNICAL "FINDINGS" ARE PROFESSIONAL ESTIMATES Site exploration identifies actual subsurface conditions only at those points where samples are taken. when they are taken. Data derived through sampling and sub- sequent laborator:y testing are extrapolated by geo- technical engineers who then render an opinion about overall subsurface conditions;their likely reaction to proposed construction activity. and appropriate founda- tion design. Even under optimal circumstances actual conditions may differ from those inferred to exist. because no geotechnical engineer. no matter how qualified. and no subsurface exploration program. no matter how comprehensive. can reveal what is hidden by earth. rock and time. The actual interface between mate- rials may be far more gradual or abrupt than a report indicates. Actual conditions in areas not sampled may differ from predictions. Nothing can be done to prevent the unanticipated. but steps can be taken to help minimize their impact. For this reason. most experienced owners retain their geotechnical consultants through the construction stage. to iden- tify variances. conduct additional tests which may be needed. and to recommend solutions to problems encountered on site. SUBSURFACE CONDITIONS CAN CHANGE Subsurface conditions may be modified by constantly- changing natural forces. Because a geotechnical engi- neering report is based on conditions which existed at the time of subsurface exploration. construction decisions should not be based on a geotechnical engineering report whose adequacy may have been affected bg time. Speak with the geo- technical consultant to learn if additional tests are advisable before construction starts. Construction operations at or adjacent to the site and natural events such as floods. earthquakes or ground- water fluctuations may also affect subsurface conditions and. thus. the continuing adequacy of a geotechnical report. The geotechnical engineer should be kept apprised of any such events. and should be consulted to determine if additional tests are necessary. GEOTECHNICAL SERVICES ARE PERFORMED FOR SPECIFIC PURPOSES AND PERSONS Geotechnical engineers' reports are prepared to meet the specific needs of specific individuals. A report pre- pared for a consulting civil engineer may not be ade- quate for a construction contractor. or even some other consulting civil engineer. Unless indicated otherwise. this report was prepared expressly for the client involved and expressly for purposes indicated by the client. Use by any other persons for any purpose. or by the client for a different purpose. may result in problems. No indi- vidual other than the client should apply this report for its intended purpose without first conferring with the geotechnical engineer. No person should apply this report for any purpose other than that originally contemplated without first conferring with the geotechnical engineer. A GEOTECHNICAL ENGINEERING REPORT IS SUBJECT TO MISINTERPRETATION Costly problems can occur when other design profes~ sionals develop their plans based on misinterpretations of a geotechnical engineering report. 1b help avoid these problems. the geotechnical engineer should be retained to work with other appropriate design profes~ sionals to explain relevant geotechnical findings and to review the adequacy of their plans and specifications relative to geotechnical issues. BORING LOGS SHOULD NOT BE SEPARATED FROM THE ENGINEERING REPORT Final boring logs are developed by geotechnical engi~ neers based upon their interpretation of field logs (assembled by site personnel) and laboratory evaluation of field samples. Only final boring logs customarily are induded in geotechnical engineering reports. These logs should not under any circumstances be redrawn for indusion in architectural or other design drawings. because drafters may commit errors or omissions in the transfer process. Although photographic reproduction eliminates this problem. it does nothing to minimize the possibility of contractors misinterpreting the logs during bid prepara~ tion. When this occurs. delays. disputes and unantici~ pated costs are the all~too~frequent result. To minimize the likelihood of boring log misinterpreta~ tion. give contractors ready access to the complete geotechnical engineering report prepared or authorized for their use. Those who do not provide such access may proceed un~ . der the mistaken impression that simply dlsdaiming re~ sponsibility for the accuracy of subsurface information always insulates them from attendant liability. Providing the best available information to contractors helps pre~ vent costly construction problems and the adversarial attitudes which aggravate them to disproportionate scale. READ RESPONSIBILITY CLAUSES CLOSELY Because geotechnical engineering is based extenSively on judgment and opinion. it is far less exact than other deSign disciplines. This situation has resulted in wholly unwarranted daims being lodged against geotechnical consultants. 1b help prevent this problem. geotechnical engineers have developed model dauses for use in writ~ ten transmittals. These are not exculpatory dauses designed to foist geotechnical engineers' liabilities onto someone else. Rather. they are definitive dauses which identify where geotechnical engineers' responsibilities begin and end. Their use helps all parties involved rec~ ognize their individual responsibilities and take appro~ priate action. Some of these definitive dauses are likely to appear in your geotechnical engineering report, and you are encouraged to read them dosely. Your geo~ technical engineer will be pleased to give full and frank answers to your questions. OTHER STEPS YOU CAN TAKE TO REDUCE RISK Your consulting geotechnical engineer will be pleased to discuss other techniques which can be employed to mit~ igate risk. In addition. ASFE has developed a variety of materials which may be beneficial. Contact ASFE for a complimentary copy of its publications directory. Published by ASFE THE ASSOCIATION OF ENGINEERING FIRMS PRACnCING IN THE GEOSCIENCES 8811 Colesville Road/Suite G 106/Silver Spring. Maryland 20910/(301) 565~2733 0788/3M = Earth Consultants, Inc. Geotechnical Engineers, Geologists & Environmental SCientists COnstruction Testing & lCEO I WABO Inspection services June 24, 2005 Mr. Breck Scott c/o Pacific Engineering Design, LLC 41 80 Lind Avenue Southwest Renton, Washington 98055 Attention: Mr. Lou Larsen Dear Mr. Larsen: Established 1975 E-11872 Earth Consultants, Inc. (ECI) is pleased to submit our report titled Geotechnical Engineering Study, Reedshaw Residential Plat, 3705 Northeast Sunset Boulevard, Renton, Washington. This report presents the results of our field exploration, selective laboratory tests, and engineering analyses. Based on the results of our study, it is our opinion development of the site with a residential development is feasible from a geotechnical engineering standpoint, provided the recommendations in the following study are incorporated into the final project design. The proposed single-family residences may be supported on conventional spread and continuous footing foundation systems bearing on competent native soil, native soil or existing fill compacted in-place to the requirements of structural fill, or on newly placed structural fill. Slab-on-grade floors may be similarly supported. We appreciate this opportunity to be of service to you. If you have any questions or if we can be of further assistance, please call. Sincerely, EARTH CONSULTANTS, INC. d"r?- Steven T. Swenson Staff Geologist STS/HMX/lap 1805136th Place N.E., Suite 201, Bellevue, WA 98005 Bellevue (425) 643-3780 FAX (425) 746-0860 Toll Free (888) 739-6670 Other Locations Fife = TABLE OF CONTENTS E-11872 PAGE INTRODUCTION................................................................................................ 1 General. . ... .. .. ... .. . . . . ...... . ..... ... . ..... ....... .... .. . .. ... .. .. .. .. ... . . .. ... . .. .... .. . .... .. . ..... . . . .. . 1 Project Description........................................................................................ 1 Scope of Services......................................................................................... 2 SITE CONDITIONS............................................................................................. 3 Surface.. .. . .... ... ... .. ... ..... .... . . .. ...... ........... .. .. . ... .... .. ... .. . .... .. . ..... .. . . .... ... ... .... . .. . 3 Subsurface. ... .. ... . .. ... . . . .. . . ... . .. ..... ..... .. .... ..... . .... .. .. ... .. . . .. .. . .. .. .. .... . . . . . .. . .... . ... . . . 3 Groundwater................................................................................................ 4 Laboratory Testing........................................................................................ 5 DISCUSSION AND RECOMMENDATIONS............................................................. 5 General ............................ , . . . ..... .. ..... .. .. ... . .. .. . . ... . . . . . .. . .. ... . .. ... . . .. . .. . .. ... ..... . .. . . . 5 Erosion Control Measures .............................................................................. 6 Site Preparation and General Earthwork........................................................... 7 Stripping ................................................................................................. 7 Proofrolling .............................................................................................. 7 Structural Fill. ... ......... .... ... ................... ... ................... ... ................. ...... .... 8 Foundations ................................................................................................. 8 Slab on Grade Floors ..................................................................................... 10 Retaining Walls ............................................................................................. 10 Seismic Design Considerations ....................................................................... 11 Ground Rupture ........................................................................................ 11 Liquefaction ............................................................................................. 11 Ground Motion Response ........................................................................... 1 2 Excavations and Slopes ................................................................................. 1 2 Site Drainage ................................................................................................ 1 3 Utility Support and Backfill ............................................................................. 1 4 Pavement Areas ........................................................................................... 14 LIMITATIONS .................................................................................................... 15 Additional Services ....................................................................................... 16 Earth Consultants, Inc. TABLE OF CONTENTS, Continued ILLUSTRATIONS Plate 1 Plate 2 Plate 3 APPENDICES Appendix A Plate A1 Plates A2 through A 7 Appendix B Plates B 1 and B2 E-11872 Vicinity Map Test Pit Location Plan Typical Footing Subdrain Detail Field Exploration Legend Test Pit Logs Laboratory Test Results Grain Size Analyses Earth Consultants, Inc. = General GEOTECHNICAL ENGINEERING STUDY REEDSHAW RESIDENTIAL PLAT 3705 NORTHEAST SUNSET BOULEVARD RENTON, WASHINGTON E-11872 INTRODUCTION This report presents the results of the geotechnical engineering study completed by Earth Consultants, Inc. (ECI) for the proposed Reedshaw Residential Plat to be located at 3705 Northeast Sunset Boulevard in Renton, Washington. The general location of the site is shown on the "Vicinity Map", Plate 1. The purpose of this study was to explore the subsurface conditions within the limits of the site and, based on the conditions encountered, provide geotechnical engineering recommendations for developing the site with a new residential development. Project Description We understand it is planned to develop the approximately 2.25-acre site with a new residential development. Review of a preliminary site plan provided by Pacific Engineering Design, LLC indicates the development will include up to 13 single-family residence lots, a stormwater detention/wet vault in the northwestern corner of the site, and an arterial road that will access Redmond Place Northeast in the southeastern portion of the site. Based on our experience with similar projects, we anticipate the proposed single-family residences will be two to three stories in height and will likely be of relatively lightly loaded wood-frame construction with a combination of slab-on-grade and wood joist floors. We estimate wall loads will be on the order of 2 to 3 kips per lineal foot and slab-on-grade floor loads of 150 pounds per square foot (psf). We anticipate the proposed residences will be constructed at or near existing grade with estimated cuts and fills in the range of five feet or less to reach construction subgrade elevations. Preliminary design information regarding the proposed storm water detention/wet vault to be constructed in the northwest corner of the site was not available at the time this study was prepared. Earth Consultants, Inc. GEOTECHINCAL ENGINEERING STUDY Mr. Breck Scott c/o Pacific Engineering Design, LLC June 24, 2005 E-11872 Page 2 At the time our study was performed, the proposed lot configurations, roadway alignment, and our exploratory locations were approximately as shown on the "Test Pit Location Plan", Plate 2. If the above design criteria are incorrect or change, we should be consulted to review the recommendations contained in this report. In any case, ECI should be retained to perform a general review of the final design to ensure our recommendations have been properly interpreted and incorporated into the design and project specifications. Scope of Services We performed this study in general accordance with the scope of services as outlined in our proposal dated May 20, 2005. On this basis, our study addresses the following: • Subsurface soil and groundwater conditions; • Suitability of existing on-site materials for use as structural fill, and recommendations for imported structural fill materials; • Geotechnical seismic design parameters, including an evaluation of potential liquefaction hazard; • Site preparation, grading and earthwork procedures, including details of structural fill placement and compaction; • Short-term and long-term groundwater management and erosion control measures; • Temporary slope recommendations; • Foundation design recommendations, including bearing capacity and lateral pressures and estimates of potential total and differential settlement; and • Suggested pavement sections and subgrade preparation recommendations. Earth Consultants, Inc. GEOTECHINCAL ENGINEERING STUDY Mr. Breck Scott c/o Pacific Engineering Design, LLC June 24, 2005 SITE CONDITIONS Surface E-11872 Page 3 The proposed improvement area is located southwest of the intersection of Northeast Sunset Boulevard and Redmond Place Northeast (3705 Northeast Sunset Boulevard) in Renton, Washington (see Plate 1, "Vicinity Map"). The roughly rectangular shaped site extends around 500 feet south and up to 300 west of the above-mentioned intersection. The subject site is bordered to the north by Northeast Sunset Boulevard, to the south by a single-family residence development, to the east by a roughly north- south trending power line easement and Redmond Place Northeast, and to the west by single-family residence lots. Topography of the subject site primarily consists of a north-facing slope that descends towards Northeast Sunset Boulevard at grades of 15 percent or less. The overall elevation change between the northern and southern limits of the site is about 36 feet. The subject site is currently occupied by two single-family residences and several smaller outbuildings, which will be removed prior to developing the site. As previously mentioned, an existing roughly north-south trending power line easement is located immediately east of the subject site. The northern half of the site is primarily vegetated with grass and several miscellaneous landscaping trees and shrubs. The southern half of the subject site has been recently cleared of several medium to large diameter fir trees, and was vegetated with several stumps and thick brush at the time of our field exploration. Subsurface Subsurface conditions within the proposed development area were evaluated by excavating six test pits at the approximate locations shown on Plate 2, "Test Pit Location Plan". The test pits were excavated with a rubber-tired backhoe to a maximum depth of 11.5 feet below existing grade. Our test pit logs are included as Plates A2 through A 7. Please refer to the test pit logs for a detailed description of the conditions encountered at each test pit location. A description of the field exploration methods is included in Appendix A. The following is a generalized description of the subsurface conditions encountered. Earth Consultants, Inc. GEOTECHINCAL ENGINEERING STUDY Mr. Breck Scott c/o Pacific Engineering Design, LLC June 24, 2005 E-11872 Page 4 At our test pit locations, we encountered a surficial layer of topsoil and either duff or grass that was in the range of four to ten inches thick. The topsoil and vegetative layer was characterized by its dark brown color and the presence of abundant roots and organic debris. Underlying the topsoil and vegetative layer at Test Pit TP-4, we encountered 1.5 feet of existing fill that consisted of silty sand with gravel (Unified Soil Classification SM). The existing fill was characterized by its loose condition, disturbed appearance, and the presence of an orange plastic liner at the bottom of the fill layer. Based on information provided by the client, we understand that this area was once a manmade pond that was filled. Underlying the topsoil and vegetative layer at Test Pit TP-1, which was located in the vicinity of the proposed stormwater detention/wet vault, we encountered a 1.5 foot thick surficial layer of medium dense poorly graded sand with silt (SP-8M) underlain by medium dense well graded gravel with sand (GW). The well graded gravel with sand (GW) extended to 10.5 feet below existing grade. Medium dense silty sand with gravel (8M) was encountered underlying the well graded gravel (GW) to the maximum exploration depth of 11 .5 feet below existing grade. Underlying the topsoil and vegetative layer or existing fill encountered at Test Pits TP-2 through TP-6, we typically encountered loose to medium dense or medium dense silty sand with gravel (8M) that generally became dense between 1.5 and 8.5 feet below existing grade. Groundwater Light groundwater seepage was encountered in Test Pit TP-4 at 5.5 feet below existing grade at the time of our subsurface exploration (June 2005). The observed seepage is likely resulting from seasonal perched groundwater collecting along sandy lenses in the dense silty sand with gravel. In addition, iron oxide staining was observed at seven feet below existing grade within the well graded gravel with sand encountered at Test Pit TP- 1. The iron oxide staining is likely indicative of a seasonal perched groundwater high resulting from groundwater collecting in the permeable soils above the contact with the underlying low permeability silty sand with gravel. Earth Consultants. Inc. GEOTECHINCAL ENGINEERING STUDY Mr. Breck Scott c/o Pacific Engineering Design, LLC June 24, 2005 E-11872 Page 5 The contractor should be aware that groundwater levels should not be considered static. Groundwater levels may fluctuate significantly depending on the season, amount of rainfall, surface water runoff, and other factors. Generally, the groundwater level is higher in the wetter winter months (typically October through May). Laboratory Testing Laboratory tests were conducted on representative soil samples to verify or modify the field soil classification and to evaluate the general physical properties and engineering characteristics of the soils encountered. Visual classifications were supplemented by grain size analyses on representative samples. Moisture content tests were performed on all samples. The results of laboratory tests performed on specific samples are provided either at the appropriate sample depth on the individual test pit logs or on separate data sheets contained in Appendix B. It is important to note that these test results may not accurately represent the overall in-situ soil conditions. Our geotechnical engineering recommendations are based on our interpretation of these test results. ECI cannot be responsible for the interpretation of these data by others. In accordance with our Standard Fee Schedule and General Conditions, the soil samples for this project will be discarded after a period of 1 5 days following completion of this report, unless we are otherwise directed in writing. DISCUSSION AND RECOMMENDATIONS General Based on the results of our study, it is our opinion that development of the site with single-family residences as proposed is feasible from a geotechnical engineering standpoint, provided the recommendations contained in this study are incorporated into the final project design. The proposed residences may be supported on conventional spread and continuous footing foundation systems bearing on competent native soils, native soil or existing fill compacted in-place to the requirements of structural fill, or on newly placed structural fill. Slab-on-grade floors may be similarly supported. Competent native soils suitable for adequate foundation support were typically encountered between 1.5 and 3 feet below existing grade. Earth Consultants, Inc. GEOTECHINCAL ENGINEERING STUDY Mr. Breck Scott clo Pacific Engineering Design, LLC June 24, 2005 E-11872 Page 6 This report has been prepared for specific application to this project only and in a manner consistent with that level of care and skill ordinarily exercised by other members of our profession currently practicing under similar conditions in this area for the exclusive use of Mr. Breck Scott, Pacific Engineering Design, LLC, and their representatives. No warranty, expressed or implied, is made. This report, in its entirety, should be included in the project contract documents for the information of the contractor. Erosion Control Measures Based on the results of our subsurface exploration, in our opinion the existing site soils within the proposed improvement area have an erosion potential due to surface run-off at the site. As such, in our opinion, best management practices should be employed to reduce the potential for erosion at the site. The surficial soils at the site may be susceptible to localized areas of erosion if concentrated outfall or runoff from the proposed development area is allowed to flow uncontrolled across the site. During construction, site erosion control should include measures for reducing concentrated surface runoff and protecting disturbed or exposed surfaces by mulching and revegetation. The temporary erosion and sediment control plan should include the following: • Where practical, maintain vegetation buffers around cleared areas; • Covering exposed soil stockpiles; • Hydroseed or place straw mulch in areas where grading is completed; • Divert water away from the top of slopes; • Use silt fences and straw bales around the site perimeter; and • Coordinating clearing, excavation, and erosion control to reduce exposed areas. ECI should review the erosion control plan to verify our recommendations are incorporated into the design. The erosion control measures should be inspected on a regular basis to verify they are functioning as intended. Earth Consultants, Inc. GEOTECHINCAL ENGINEERING STUDY Mr. Breck Scott clo Pacific Engineering Design, LLC June 24, 2005 E-11872 Page 7 For the post-construction condition, erosion can be controlled by revegetating disturbed areas and controlling surface and shallow water flow. The water collected from roof downspouts, footing drains, and foundation wall drains behind retaining walls should be tightlined to an appropriate stormwater drainage facility. Site Preparation and General Earthwork Stripping The building and pavement areas that are to receive structural fill should be stripped and cleared of surface vegetation, organic matter, and other deleterious material. Based on the thickness of the topsoil and vegetation cover encountered at our exploration locations, we estimate a stripping depth of four to ten inches will be necessary. The actual stripping depth should be based on field observation of an ECI representative at the time of construction. Root balls from vines, brush, and trees should be grubbed out to remove roots greater than about one inch in diameter. The depth of excavation to remove root balls could exceed 2.5 feet below the existing ground surface. Depending on the grubbing methods used, disturbance and loosening of the subgrade could occur during the grubbing process. Soil disturbed during the grubbing process should be compacted in-place to the requirements of structural fill. In no case should the stripped or grubbed materials be used as structural fill or mixed with material to be used as structural fill. The stripped materials may be "wasted" on site in non-structural landscaping areas or they may be exported. Proofrolling Following the stripping operation, the ground surface where structural fill, foundations, slabs, or pavements are to be placed should be observed by a representative of ECI. Proof rolling may be necessary to identify soft or unstable areas. Proofrolling should be performed using a fully-loaded dumptruck under the observation of a representative of ECI. Soil in loose or soft areas, if recompacted and still yielding, should be overexcavated and replaced with a granular structural fill. The optional use of a geotextile fabric placed directly on the overexcavated surface may also help to bridge unstable areas. ECI can provide recommendations for geotextiles, if necessary. Earth Consultants, Inc. GEOTECHINCAL ENGINEERING STUDY Mr. Breck Scott c/o Pacific Engineering Design, LLC June 24, 2005 Structural Fill E-11872 Page 8 Structural fill is defined as compacted fill placed under buildings, roadways, slabs, pavements, or other load-bearing areas. Structural fill under floor slabs and footings should be placed in horizontal lifts not exceeding 12 inches in loose thickness and compacted to a minimum of 90 percent of its laboratory maximum dry density determined in accordance with ASTM Test Designation 0-1557 (Modified Proctor). The fill materials should be placed at or near their optimum moisture content. Fill under pavements and walks should also be placed in horizontal lifts and compacted to a minimum of 90 percent of its maximum dry density except for the top 12 inches, which should be compacted to a minimum of 95 percent of its maximum dry density. Based on the results of our laboratory tests, at the time of our exploration the majority of the on-site soils appeared to be near their optimum moisture content, and may be considered for use as structural fill. Laboratory testing indicates the well-graded gravel with sand encountered in Test Pit TP-1 has a fines content in the range of 1 to 3 percent. Laboratory testing of the silty sand with gravel expected to be exposed at construction subgrade elevations across a majority of the site has a fines content in the range of 22 to 33 percent. Soil with fines in excess of around 5 percent will degrade if exposed to excessive moisture, and compaction and grading will be difficult if the soil moisture increases significantly above its optimum level. During dry weather, non-organic compactable granular soil with a maximum grain size of four inches can be used. Fill for use during wet weather should consist of a well graded granular material having a maximum grain size of four inches and no more than 5 percent fines passing the No. 200 sieve. A contingency in the earthwork budget should be included for this possibility. Foundations Based on the results of our study and provided our recommendations are followed, it is our opinion that the future single-family residences may be supported on conventional spread and continuous footing foundation systems bearing on competent native soil, native soil or existing fill compacted in-place to the requirements of structural fill, or on newly placed structural fill. Competent native soil suitable for providing adequate foundation support was typically encountered between 1.5 and 3 feet below existing grade. Earth Consultants, Inc. GEOTECHINCAL ENGINEERING STUDY Mr. Breck Scott c/o Pacific Engineering Design, LLC June 24, 2005 E-11872 Page 9 If existing fill, loose, or yielding soil is encountered at construction subgrade elevations, the soil should either be compacted in-place to the requirements of structural fill or overexcavated and replaced with a minimum of 1 2 inches of structural fill. Exterior foundation elements should be placed at a minimum depth of 1 8 inches below final exterior grade. Interior spread foundations can be placed at a minimum depth of 12 inches below the top of slab, except in unheated areas, where interior foundation elements should be founded at a minimum depth of 1 8 inches. Foundations in crawl space areas may be founded on competent soils exposed at the crawl space surface. With foundation support obtained as described, for design, an allowable soil bearing capacity of 2,500 psf should be used for competent native soil, native soil or existing fill compacted in-place to the requirements of structural fill, or for newly placed structural fill. Continuous and individual spread footings should have minimum widths of 16 and 18 inches, respectively. Loading of this magnitude would be provided with a theoretical factor-of-safety in excess of 3.0 against shear failure. For short-term dynamic loading conditions, a one-third increase in the above allowable bearing capacity can be used. With structural loading as expected, and provided the above design criteria are followed, total settlement in the range of one inch is anticipated with differential settlement of about one-half inch. Most of the anticipated settlement should occur during construction as dead loads are applied. Horizontal loads can be resisted by friction between the base of the foundation and the supporting soil and by passive soil pressure acting on the face of the buried portion of the foundation. For the latter, the foundation must be poured "neat" against competent native soils or backfilled with structural fill. For frictional capacity, a coefficient of 0.35 should be used. For passive earth pressure, the available resistance should be computed using an equivalent fluid pressure of 300 pounds per cubic foot (pcf). The lateral resistance value is an allowable value, a factor-of-safety of 1.5 has been included. Unless overlain by pavements, the passive pressure should be neglected in the upper one foot. As movement of the foundation element is required to mobilize full passive resistance, the passive resistance should be neglected if such movement is not acceptable. Earth Consultants, Inc. GEOTECHINCAL ENGINEERING STUDY Mr. Breck Scott c/o Pacific Engineering Design, LLC June 24, 2005 E-11872 Page 10 Prior to placing forms or rebar, footing excavations should be observed by a representative of ECI to verify that conditions are as anticipated in this report. Slab-on-Grade Floors Slab-on-grade floors should be supported on competent native soil, native soil or existing fill compacted in-place to the requirements of structural fill, or on structural fill. Loose or disturbed subgrade soil must either be recompacted or replaced with structural fill. Slabs should be provided with a minimum of four inches of free-draining sand or gravel. In areas where slab moisture is undesirable, a vapor barrier such as a 6-mil plastic membrane should be placed beneath the slab. Retaining Walls If the proposed site development is to include retaining walls, they should be designed to resist the lateral loads imposed by the retained soils and applicable surcharge loads. Walls that are designed to yield should be designed to resist the lateral earth pressures imposed by an equivalent fluid with a unit weight of 35 pcf. If walls are to be restrained at the top from free movement, the equivalent fluid weight should be increased to 50 pct. These values are based on horizontal backfill conditions. Surcharges due to backfill slopes, hydrostatic pressures, traffic, structural loads, or other surcharge loads are assumed to not act on the wall. If such surcharges are to apply, they should be added to the above design lateral pressure. The passive pressure, allowable bearing capacity, and friction coefficient previously provided in the "Foundations" section of this report are applicable to the retaining wall design. To reduce the potential for hydrostatic pressures to build up behind the walls, retaining walls, and below grade portions of foundations should be backfilled with a free-draining material extending at least 18 inches behind the wall. The free draining backfill should consist of either pea gravel or washed rock. A rigid, four-inch diameter, schedule 40 PVC or SDR 35, perforated drain pipe should be placed at the base of the wall and should be surrounded by a minimum of one cubic foot per lineal foot with washed rock or pea gravel. The pipe should be placed with the perforations in the down position. The remainder of the backfill should consist of structural fill. Earth Consultants, Inc. GEOTECHINCAL ENGINEERING STUDY Mr. Breck Scott c/o Pacific Engineering Design, LLC June 24, 2005 Seismic Design Considerations E-11872 Page 11 Earthquakes occur in the Puget Lowland with regularity, however, the majority of these events are of such low magnitude they are not felt without instruments. Large earthquakes do occur, as indicated by the 1 949, 7.2 magnitude earthquake in the Olympia area, the 1965, 6.5 magnitude earthquake in the Midway area, and the 2001, 6.8 magnitude earthquake in the Nisqually area. There are three potential geologic hazards associated with a strong motion seismic event at this site: ground rupture, liquefaction, and ground motion response. Ground Rupture The strongest earthquakes in the Puget Lowland are widespread, subcrustal events, ranging in depth from 30 to 55 miles. Surface faulting from these deep events has not been documented to date. Therefore, it is our opinion, that the risk of ground rupture at this site during a strong motion seismic event is negligible. Liquefaction Liquefaction is a phenomenon in which soils lose all shear strength for short periods of time during an earthquake. Groundshaking of sufficient duration results in the loss of grain-to-grain contact and rapid increase in pore water pressure, causing the soil to behave as a fluid. To have a potential for liquefaction, a soil must be cohesionless with a grain size distribution of a specified range (generally sand and silt); it must be loose; it must be below the groundwater table; and it must be subject to sufficient magnitude and duration of groundshaking. The effects of liquefaction may be large total and/or differential settlement for structures founded in the liquefying soils. In our opinion, the potential for liquefaction during a strong earthquake at this site is negligible. This conclusion is based on the absence of a shallow groundwater table and the generally dense condition of the site soils at depth. Earth Consultants, Inc. GEOTECHINCAL ENGINEERING STUDY Mr. Breck Scott c/o Pacific Engineering Design, LLC June 24, 2005 Ground Motion Response E-11872 Page 12 The 2003 International Building Code (IBC) regulations contain a static force procedure and a dynamic force procedure for design-base shear calculations. Based on the encountered soil conditions, it is our opinion "Site Class C, Very Dense Soil or Soft Rock", as defined in Table 1615.1.1, should be used to characterize the site soils. Excavations and Slopes The following information is provided solely as a service to our client. Under no circumstances should this information be interpreted to mean that ECI is assuming responsibility for construction site safety or the contractor's activities; such responsibility is not being implied and should not be inferred. In no case should excavation slopes be greater than the limits specified in local, state (WISHA), and federal (OSHA) safety regulations. Based on the information obtained from our subsurface exploration, the surficial loose to medium dense silty sand with gravel encountered at Test Pits TP-2 through TP-6 and the poorly graded sand with silt and well graded gravel with sand encountered at Test Pit TP-1 would be classified as Type C by OSHA. Temporary cuts greater than four feet in height in Type C soils may be sloped at an inclination of 1 .5H: 1 V (Horizontal:Vertica/). The underlying dense silty sand encountered between 1.5 and 8.5 feet below existing grade in Test Pits TP-2 through TP-6 would be classified as Type A by OSHA. Temporary cuts greater than four feet in height in Type A soils may be sloped to an inclination of 0.75H:1V or less. If groundwater seepage is encountered in site excavations, the soil should be considered a Type C soil and should be sloped accordingly. If slopes of this inclination, or flatter, cannot be constructed, temporary shoring may be necessary. An ECI representative should observe temporary excavations to verify soil and groundwater conditions, and the OSHA soil type. Shoring will help protect against slope or excavation collapse, and will provide protection to workers in the excavation. If temporary shoring is required, we will be available to provide shoring design criteria. Earth Consultants, Inc. = GEOTECHINCAL ENGINEERING STUDY Mr. Breck Scott clo Pacific Engineering Design, LLC June 24, 2005 E-11872 Page 13 Permanent cut and fill slopes should be inclined no steeper than 2H:1V. Cut slopes should be observed by ECI during excavation to verify that conditions are as anticipated. Supplementary recommendations can be developed, if needed, to improve stability, including flattening of slopes or installation of surface or subsurface drains. Permanently exposed slopes should be seeded with an appropriate species of vegetation to reduce erosion and improve stability of the surficial layer of soil. Site Drainage Light groundwater seepage was encountered in Test Pit TP-4 at 5.5 feet below existing grade at the time of our subsurface exploration (June 2005). The observed seepage is likely resulting from seasonal perched groundwater collecting along sandy lenses in the dense silty sand with gravel. In addition, iron oxide staining was observed at seven feet below existing grade within the well-graded gravel with sand encountered at Test Pit TP- 1. The iron oxide staining is likely indicative of a seasonal perched groundwater high resulting from groundwater collecting in the permeable soils above the contact with the underlying low permeability silty sand with gravel. If seepage is encountered, the bottom of the excavation should be sloped to one or more shallow sump pits. The collected water can then be pumped from these pits to a positive and permanent discharge point. Depending on the magnitude of such seepage, it may also be necessary to connect the sump pits by a system of connector trenches. The appropriate locations of subsurface drains, if needed, should be established during grading operations by ECI's representative, at which time the seepage areas, if present, may be more clearly defined. During construction, the site must be graded such that surface water is collected and tightlined to an appropriate drainage facility. Water must not be allowed to stand in areas where buildings, slabs, or pavements are to be constructed. Loose surfaces should be sealed by compacting the surface to reduce the potential for moisture infiltration into the soils. Final site grades must allow for drainage away from the residence foundations. The ground should be sloped at a gradient of 3 percent for a distance of at least ten feet away from the residences. Earth Consultants. Inc. GEOTECHINCAL ENGINEERING STUDY Mr. Breck Scott clo Pacific Engineering Design, LLC June 24, 2005 E-11872 Page 14 Footing drains should be installed around the perimeter of the building, at or just below the invert of the footing, with a gradient sufficient to initiate flow. A typical detail is provided on Plate 3. Under no circumstances should roof downspout drain lines be connected to the footing drain system. Roof downspouts must be separately tightlined to discharge. Cleanouts should be installed at strategic locations to allow for periodic maintenance of the footing drain and downspout tightline systems. Utility Support and Backfill The site soils should generally provide adequate support for utilities. Where loose soils or unstable conditions are encountered, remedial measures such as overexcavating soft soils or compacting subgrade soils exposed in the trench bottom may be required. Caving of trench walls should be anticipated in utility trench excavations in the clean sand and gravel encountered at Test Pit TP-1 due to the cohesionless nature of the soils. Utility trench backfill is a primary concern in reducing the potential for settlement along utility alignments, particularly in pavement areas. It is important that each section of utility line be adequately supported in the bedding material. The material should be hand tamped to provide support around the pipe haunches. Fill should be carefully placed and hand tamped to about 1 2 inches above the crown of the pipe before heavy compaction equipment is brought into use. The remainder of the trench backfill should be placed in lifts having a loose thickness of less than 1 2 inches and compacted to the appropriate structural fill specifications. Pavement Areas The adequacy of site pavements is related in part to the condition of the underlying subgrade. To provide a properly prepared subgrade for pavements, the subgrade should be treated and prepared as described in the "Site Preparation and General Earthwork" section of this report. This means at least the top 12 inches of the subgrade should be compacted to a minimum of 95 percent of the maximum dry density (per ASTM 0-1557). It is possible that some localized areas of soft, wet or unstable subgrade may still exist after this process. Therefore, a greater thickness of structural fill or crushed rock may be needed to stabilize these areas. Earth Consultants, Inc. GEOTECHINCAL ENGINEERING STUDY Mr. Breck Scott c/o Pacific Engineering Design, LLC June 24, 2005 E-11872 Page 15 Proofrolling of the pavement subgrade should be performed with a loaded dump truck prior to paving. An ECI representative should observe the proofrolling to identify areas of unstable subgrade. The following pavement section for lightly loaded areas can be considered: • Two inches of asphalt concrete (AC) over four inches of crushed rock base (CRB) material, or • Two inches of AC over three inches of asphalt treated base (ATB) material. We will be pleased to assist in developing appropriate pavement sections for heavy traffic zones, if needed. Pavement materials should conform to WSDOT specifications. The use of a Class B asphalt mix is suggested. LIMITATIONS Our recommendations and conclusions are based on the observed site conditions, selective laboratory testing and engineering analyses, the design information provided us, and our experience and engineering judgment. The conclusions and recommendations are professional opinions derived in a manner consistent with that level of care and skill ordinarily exercised by other members of the profession currently practicing under similar conditions in this area. No warranty is expressed or implied. The recommendations submitted in this report are based on the data obtained from the test pits. Soil and groundwater conditions between test pits may vary from those encountered. The nature and extent of variations between our exploratory locations may not become evident until construction. If variations do appear, ECI should be requested to reevaluate the recommendations of this report and to modify or verify them in writing prior to proceeding with the construction. Earth Consultants, Inc. GEOTECHINCAL ENGINEERING STUDY Mr. Breck Scott c/o Pacific Engineering Design, LLC June 24, 2005 Additional Services E-11872 Page 16 As the geotechnical engineer of record, ECI should be retained to perform a general review of the final design and specifications to verify that the earthwork and foundation recommendations have been properly interpreted and implemented in the design and in the construction specifications. ECI should also be retained to provide geotechnical engineering services during construction. This is to observe compliance with the design concepts, specifications or recommendations and to allow design changes in the event subsurface conditions differ from those anticipated prior to the start of construction. Earth Consultants. Inc. Reference: King County Map 626 By Thomas Brothers Maps Dated 2005 A NORTH NOTE: This plate may contain areas of color. ECI cannot be responsible for any subsequent misinterpretation of the information resulting from black & white reproductions of this plate. DRWN. DNM CHKD.STS Earth Consultants, Inc. Geotechnical Engineering, Geology, Environmental Sciences Construction Testing & ICBO I WABO Inspection Services VICINITY MAP REEDS HAW RESIDENTIAL PLAT RENTON, WASHINGTON PROJ. NO. 11872 DATE 6/16/05 PLATE 1 II ~ % ~ ~<" ~'1'\ ~ 'te~ '1b \\ S \ I Cfj. ;;,~ I \ ~' e])"\ '% lie])'" , '" e])' I <1/ /®« I e]) ! /' I , \ 1 I I I f I \ I , /, ! ,/ / / / I I 4:5< I I ~/ / /{ / / / / , / ; j I / // ! I I ! } ! I 'J _--I , ; f / -I ""0 I , ~ -.-I ;0-1 1J> r mm ~"C m ;omen 0 -?!.-c G> m~-I (";8 tn z3 m gff o ~. Z ZI"lJ ~ § OJ . 3 Cl (j>-co ..... m", ag-.....,.. 0 ~cP z::;;-I g -::r Ii> ~o • ;C r-() S; ,,0 ::;;mO r ~) ~I\J ~ >(f)(") 0 m ;::!5 (f)-» z I°-l ;:l ~9.. _m " ZZ-[f) m >'Om G)-i O C r:!l m gQ -i>Z -0 <nO; or"lJ -,QJ !<l Z"U1j;: ;:l "C ~Z - ?" S1l -;:l ('1 6 inch min. o 4 inch min. Diameter Perforated Pipe Wrapped in Drainage Fabric f 2 inch min. / 4 inch max. LEGEND Surface seal; native soil or other low permeability material. Fine aggregate for Portland Cement Concrete; Section 9-03.1 (2) of the WSDOT Specifications. Drain pipe; perforated or slotted rigid PVC pipe laid with perforations or slots facing down; tight jointed; with a positive gradient. Do not use flexible corrugated plastiC pipe. Do not tie building downspout drains into footing lines. Wrap with Mirafi 140 Filter Fabric or equivalent. 12 inch min. 18 inch min. t 2 inch min. SCHEMATIC ONLY -NOT TO SCALE NOT A CONSTRUCTION DRAWING Earth Consultants, Inc. Geotechnical Engineers. Geologists & Environmental ScIentists Construction Testing & ICBO I WABO Inspection Services TYPICAL FOOTING SUBDRAIN DETAIL REEDSHAW RESIDENTIAL PLAT RENTON, WASHINGTON DAWN. DNM PAOJ. NO.11872 CHKD. STS DATE 6/16/05 PLATE 3 APPENDIX A FIELD EXPLORATION E-11872 Earth Consultants, Inc. (ECI) performed the field exploration on June 2, 2005. Subsurface conditions at the site were explored by excavating six test pits to a maximum depth of 11.5 feet below existing grade. The test pits were excavated by Aikins' Excavating using a rubber-tired backhoe. Approximate test pit locations were estimated by pacing from site features depicted on a preliminary site plan provided by Pacific Engineering Design, LLC. The test pit elevations were estimated based on topographic data contained on the site plan. The locations and elevations of the test pits should be considered accurate only to the degree implied by the method used. These approximate locations are shown on the liT est Pit Location Plan", Plate 2. The field exploration was continuously monitored by a geologist from our firm who classified the soils encountered, maintained a log of each test pit, obtained representative samples and observed pertinent site features. The samples were visually classified in accordance with the Unified Soil Classification System (USCS), which is presented on Plate A 1, "Legend". Representative soil samples were collected and returned to our laboratory for further examination and testing. Logs of the test pits are presented on Plates A2 through A 7. The final logs represent our interpretations of the field logs and the results of the laboratory examination and tests of field samples. The stratification lines on the logs represent the approximate boundaries between soil types. In actuality, the transitions may be more gradual. Earth Consultants, Inc. MAJOR DIVISIONS Coarse Grained Soils More Than 50% Material Larger Tha{l . No. 200 Si.lYe 'Size Fine Grillned Soils More Than 50% Material Smaller 'Tran No. 200 Sieve Size Gravel And Gravelly Soils More Than ~O% Coarse fraction Retained On No.4 Sieve Sand And , Sandy Soils More Than 50% Co'arae Fraction Passing No.4 Sieve Silts Md Clays Silts And Clays Clean Gravels (little or no fines) Gravels With Fines ( appreciable amount of fines) Clean Sand little or no fines) Sands With Fir es (appreciable am.Junt of fines) liquid Limit Less Than 50 liquid limit Greater Than Highly Organic Soils Topsoil Fill GRAPH ISYMBOL , ..v ..v ..v ..v -I ,:>fXXXXX x LETTER SYMBOL TYPICAL DESCRIPTION Well-Graded GravelS, Gravel-Sand Mixtures, Little Or No Fines Poorly -Graded Glavels, Gravel- S,and Mixtures, Little Or No Rnes Silty Gravels, Gravel-Sand - Slit Mixtures Clayey Gravels, Gravel-Sand- Glay Mixtures Well-Graded Sands, Gral(My Sands, Little Or No Fines Poorly-Graded Sands, Gravelly Sands, Little Or No Fines ' Silty Sands, sand -Silt Mixtures Clayey Sands, Sand -Clay Mixtur.es Inorganic Silts & Very Fine Sands, Rock Clayey Fine Sands; Clayey Silts wI Slight Inprganic Clays Of Low To Medium Plasticity, Grav~IIY Clays, Sandy Clays, Silty ·Clays, Lean Organic Silts And Organic Silty Clays Of Low Pla~tlcity Inorganic SiIt~, Micaceous Or Diatomaceous Fif'1i. Sand Or Siliy Soils InorganiC Clays Of-High Plasticity, Fat Clays. Organic Clays Of Medium To High Plasticity, OrganiC Silts ~eat, Humus, Swamp Soils With High Organic Contents Humus And Duff Layer Hlllhly Variable Constituents The discussion in the text of this report is necessary for a proper understanding of the nature of the material presented in the attached logs. C qu W P * pet LL PI DUAL SYMBOLS are used to indicate borderline soil classification. TORVANE READING. tsf PENETROMETER READING. tsf MOISTURE. % dry weight SAMPLER PUSHED SAMPLE NOT RECOVERED DRY DENSITY.lbs. per cubic ft. LIQUID LIMIT. % PLASTIC INDEX Earth Consultants Inc. (it:Olt~'hlll(.:ilII:Jlgh\t:t:rs, Goologists &. E.n"lrorlm(:"I~11 SL1cnllsls I 2" 0.0. SPLIT SPOON SAMPLER n 24" 1.0. RING OR SHELBY TUBE SAMPLER I WATER OBSERVATION WELL Sz DEPTH OF ENCOUNTERED GROUNDWATER DURING EXCAVATION Y SUBSEQUENT GROUNDVVATER LEVEL WI DATE LEGEND Proj. No. 11872 Date 6/17/05 Plate Al Test Pit Log Project Name: Reedshaw Residential Plat Job No. 11872 Logged by: STS Excavation Contractor: Aikins' I-v,"'''''I",tllnn Notes: 0-;; ..9:! W .-0 General .r:..c Co . Co Notes CoE Q) it E (%) I!! >-c III (!)en en 2 3 2.3 4 5 6 6.1 7 8 4.7 9 10 6.8 11 ene; u.c en E ::l >-en SP-SM GW SM Date: 6/2/05 Test Pit No.: TP-1 Sheet 1 of 1 Approx. Ground Surface Elevation: 407' Surface Conditions: Depth of topsoil & sod 4" Brown poorly graded SAND with silt, medium dense, moist -iron oxide stain Brown well graded GRAVEL with sand, medium dense, moist -contains cobbles -1.1 percent fines -increase in sand -iron oxide staining -slight increase in fines -2.8 percent fines Gray silty SAND with gravel, medium dense, moist Test pit terminated at 11.5' below existing grade. No groundwater encountered during excavation. Test pits excavated by Aikins' Excavating using a Case 580K rubber-tired backhoe. Test pit elevations based on topographic data on a preliminary site plan drawn by Pacific Engineering Design, LLC. Earth Consultants, Inc. Test Pit Log Reedshaw Residential Plat Renton, Washington Geotectmlcal Engineers. Geologists & Environmental Scientists DNM Date 6/14/05 Plate A2 conditions represent our location of exploratory hole, by engineering tests, analysis and judgment. They are not necessarily representative of other times and locations. We cannot accept responsibility for the use or interpretation by others of information presented on this log. Test Pit Log Project Name: Reedshaw Residential Plat Job No. 11872 Logged by: STS Excavation Contractor: Aikins' I-Yl"l:I'Jl:ITlnn """ Notes: General Notes W (%) 12.2 0-.-0 .s::..c o.E f! >. (!)en :5 c....> Ql u.. 0 2 3 4 5 6 7 eno o.c en E -:;)~ SM Date: 612105 Test Pit No.: TP-2 Sheet 1 of 1 Approx. Ground Surface Elevation: 418' Surface Conditions: Depth of topsoil & sod 10", grass Brown silty SAND with gravel, medium dense, moist -abundant roots -becomes gray and dense 8r--+-----+--~------------------~----------~--~----~~--------__1 Test pit terminated at 8' below existing grade. No groundwater encountered during excavation. Earth Consultants, Inc. Geotechnical Engineers. Geologists & Enviromnentru Scientists Dwn. DNM Date 6/14/05 Checked STS Test Pit Log Reedshaw Residential Plat Renton, Washington Date 6/14/05 Plate A3 conditions depicted represent our observations at the time and location of this exploratory hole, by engineering tests, analysis and judgment. They are not necessarily representative of other times and locations. We cannot accept responsibility for the use or interpretation by others of information presented on this log. Test Pit Log Project Name: Reedshaw Residential Plat Job No. I Logged by: 11872 STS Excavation Contractor: Aikins' EX\ii:1vi:1ull~ Test Pit No.: TP-3 of 1 Approx. Ground Surface Elevation: 425' -. Notes: § 9 0-£; ~ W .-0 General ..r::.c Co . Co Notes CoE Q) it E (%) I!! :>. o III (!len en r--- 1 I--- r--- 2 r--- r--- 3 r--- I--- 4 r--- I--- 5 r--- - 6- - 7- c-- 8 eno u.c en E '=:JJj SM Surface Conditions: Depth of topsoil & sod 6", brush Brown silty SAND with gravel, medium dense, moist -abundant roots -becomes gray and dense -occasional cobbles -slight decrease in fines Test pit terminated at 8' below existing grade. No groundwater encountered during excavation. Earth Consultants, Inc. Test Pit Log Reedshaw Residential Plat Ii: Renton, Washington ~~------------~~------------~--------------~--------------,---------------~----------~ Geolechnlcal Engineers. Geologisls & Envlronmenlal Scienllsls ~ Proj. No. 11872 Own. DNM I Date 6/14/05 Checked STS I Date 6/14/05 I Plate A4 Subsurface conditions depicted represent our observations at the time and location of this exploratory hole, modified by engineering tests, analysis and judgment. They are not necessarily representative of other times and locations. We cannot accept responsibility for the use or interpretation by others of information presented on this log. ~ b C! C3 w ~ (!) Test Pit Log Project Name: Reedshaw Residential Plat Job No. I Logged by: 11872 STS Excavation Contractor: Aikins' Excavating Notes: General Notes W (%) 23.9 13.8 - 1- 2- I--- 3 ,----- - 4- - 5- - 6- - 7- - 8- - 9- - 10 C/)O o..c C/) E ::::I >. C/) SM 5M Test Pit No.: TP-4 of 1 Approx. Ground Surface Elevation: 425' Surface Conditions: Depth of topsoil & sod 5", grass, filled-in man-made pond Black silty SAND with gravel, loose, moist (Fill) -VI clilye plastic liner Brown silty SAND with gravel, medium dense, moist to wet -becomes gray -occasional cobbles -32.5 percent fines -becomes dense Test pit terminated at 10' below existing grade. Groundwater seepage encountered at 5.5' during excavation. ~~--------~--~--~--~~----~------------~----------------------------------------~ ~ E rth C It t I Test Pit Log 9 a onsu an S, nco ReedshawResidential Plat ~ Geotechnical Engineers. Geologists & Environmental Scientists Renton, Washington ~~-------------r------------~--------------~------------~~--------------r-----------i ~ Pro). No. 11872 I Own. DNM I Date 6/14/05 Checked STsl Date 6/14/05 J Plate A5 Su~~ur:tace conditions represent our uu""" ~auu,!" a.t thE! time an~. location or this "'J\""~' .. 'u, i ~ole. "'UU!'!~ by t::: '!:I" , .... ''''~ t~sts, ~n~IYS!s and judg"!1ent. They are not necessa.rily representative of other times and locations. We cannot accept responsibility for use or " .. g,.,. ~ ... u .... , by others of Information presented on thiS log. Test Pit Log Project Name: Reedshaw Residential Plat Job No. 11872 Logged by: STS Excavation Contractor: Aikins' Excavati ""'" Notes: 0-.-0 :5 General W .coO o.E 0.-' Notes (%) I!! :>. CD u. 0 (!)(/) 2 3 4 5 6 7 CD (/)0 a. uoO E (/) E III '::J#; (/) SM Date: 612105 Test Pit No.: TP-5 Sheet 1 of 1 Approx. Ground Surface Elevation: 434' Surface Conditions: Depth of topsoil & sod 5", brush Brown silty SAND with gravel, medium dense, moist -abundant roots -occasional cobbles -becomes gray and dense 8.6 8~~----~~~~~~~~~--~~----~~--~--~----~~---------; Test pit terminated at 8' below existing grade. No groundwater encountered during excavation. Earth Consultants, Inc. Geotechnical Engineers. Geologists & EnvlronmentaJ. Scientists Test Pit Log Reedshaw Residential Plat Renton, Washington Plate A6 iii ~~~~xmdifu~~~~"re~p~re~~;nntt~0~ur~~N3t~S;~;tifu'mTheeruncn~illrn1Ot1~hlisS;ex~prclomraatroO!~~hdol~e~.mO!jjfu~~emng9iin,ne;e~ri~ng~~;sm~.aYn~a~1ySisiss~ and judgment. They are not necessarily representative of o~er times and locations. We cannot accept responsibility for ~e use or interpretation by o~ers of information presented on this log. Own. DNM Test Pit Log Project Name: Reedshaw Residential Plat Job No. 11872 Logged by: STS Date: 612105 Test Pit No.: Sheet 1 of 1 Excavation Contractor: Aikins' Approx. Ground Surface Elevation: 433' ""'" Notes: Surface Conditions: Depth of topsoil & sod 4", brush 0-(I) eno W .-0 £; a. General .t::..o u.o o.E 0."'> E Notes (%) ~ >-(I) U. en E 0 III ::::> >-C)en en en SM Brown silty SAND with , loose to medium dense, moist 15.9 2 -becomes medium dense 3 -becomes gray and dense -increase in moisture 4 5 6 7 8~~-----+--------------------------------------------------------~ Test pit terminated at 8' below existing grade. No groundwater encountered during excavation. Earth Consultants, Inc. Test Pit Log Reedshaw Residential Plat Renton, Washington Geotechnical Engineers. Geologists & Environmental Scientists Own. DNM represent our and judgment. They are not necessarily representative of other times and locations. We cannot accept responsibility others of information presented on this log. APPENDIX B LABORATORY TEST RESULTS E-11872 Earth Consultants, Inc. , I Particle Size Distribution Report % COBBLES % GRAVEL 0 65.2 0 56.0 SIEVE PERCENT FINER Inches 0 0 size 1.5 100.0 100.0 0.75 92.0 83.8 0.5 72.2 70.2 >< GRAIN SIZE 060 9.68 9.03 030 3.90 2.62 010 0.802 0.596 >< COEFFICIENTS Cc 1.96 1.27 Cu 12.07 15.16 o Source: o Source: % SAND 33.7 41.2 % SILT % CLAY 1.1 2.8 SIEVE PERCENT FINER number 0 size #4 34.8 #10 19.0 #40 5.7 #60 3.0 #100 1.9 #200 1.1 Sample No.: TP-I Sample No.: TP-I 0 44.0 24.5 7.8 5.1 3.8 2.8 EARTH CONSULTANTS, INC. Client: Project: Reedshaw Res Dev Renton Proiect No.: E-11872 USCS AASHTO PL OW OW SOIL DESCRIPTION o TP-I:4'-GW Brown well-graded Gravel with sand;2.3% moisture o TP-I:9'-GW Brown well-graded Gravel with sand;4.7% moisture REMARKS: o FTJtJLC o FTJtJLC Elev./Depth: 4' Elev./Depth: 9' Plate Bl LL , , Particle Size Distribution Report .5 .5 .e .e .5 .5 .5 ~ .5 0 ~ ~ i i 8 ~ § ... ~ ~ I i i i '" .., OJ -100 I"o~ ~ 90 ~ ...." 1IiII~ ~1II!!o. 80 ~ ~ 70 ~ 0::: ~, W 60 Z ~, I\~ u: t-Z 50 W ~ ~ 0 , 0::: :l. w 40 ~ ~ Q. 30 , f' 20 10 0 200 100 10 1 0.1 0.01 0.001 GRAIN SIZE -mm % COBBLES % GRAVEL % SAND % SILT % CLAY USCS AASHTO PL LL 0 17.1 50.4 32.5 SM 0 17.6 59.9 22.5 SM SIEVE PERCENT FINER SIEVE PERCENT FINER SOIL DESCRIPTION inches 0 0 number 0 0 o TP-4:7'-SM size size Brown silty Sand with gravel;I3.8% moisture 1.5 100.0 100.0 #4 82.9 82.4 3/4 95.4 100.0 #8 78.7 76.0 o TP-5:8'-SM 3/8 87.8 89.1 #16 72.4 64.7 Brown silty Sand with gravel;8.6% moisture #30 64.7 54.6 #50 51.6 41.9 #100 39.9 30.4 #200 32.5 22.5 >< GRAIN SIZE REMARKS: 060 0.458 0.861 o FTJ/JLC 030 0.146 010 o FTJ/JLC >< COEFFICIENTS Cc Cu o Source: Sample No.: TP-4 Elev.lDepth: 7' o Source: Sample No.: TP-5 Elev.lDepth: 8' EARTH Client: Project: Reedshaw Res Dev Renton CONSULTANTS, INC. Proiect No.: E-1l872 Plate B2 .., • J t -L Copies ~Copies DISTRIBUTION E-11872 Mr. Breck Scott P.O. Box 2752 Renton, Washington 98156 Pacific Engineering Design, LLC 4180 Lind Avenue South Renton, Washington 98055 Attention: Mr. Lou Larsen Earth Consultants, Inc. " .. ~Jo DEVELOPMENT PLANNING CITY OF RENTON AUG -1 2005 RECEIVED REEDSHA W PRELIMINARY PLAT Renton, Washington Preliminary Technical Information Report July 1,2005 Prepared For: Breck Scott P.O. Box 2752 Renton, WA 98056 Phone: (425) 228-8514 Fax: (425) 228-4924 Prepared by: Pacific Engineering Design, LLC. 4180 Lind Avenue SW Renton, WA 98055 Phone: (425) 251-8811 Fax: (425) 251-8880 Pacific Engineering Job No. 04037 · - TABLE OF CONTENTS I. PROJECT OVERVIEW ....................................................................... 3 II. OFF-SITE ANALYSIS ......................................................................... 5 III. CORE AND SPECIAL REQUIREMENTS ....................................... 12 IV. FLOW CONTROL I WATER QUALITY FACILITY ANALYSIS AND DESIGN .................................................................................... 14 V. CONVEYANCE SYSTEM ANALYSIS ........................................... 15 VI. EROSION I SEDIMENTATION CONTROL DESIGN .................... 16 " I. PROJECT OVERVIEW Site Location and Project Proposal The site of the proposed Reedshaw Residential Subdivision is located in Section 4, Township 23 North, Range 5 East, W.M., at 3705 NE Sunset Boulevard on the west side of Redmond Place NE in the Highlands area of Renton. The site (Tax lot # 0423059064) is approximately 2 acres in size. The surrounding properties consist of existing single-family. The proposal is to subdivide the parcel through the platting process into approximately 13 single-family lots ranging from approximately 3,100 square feet to 5,200 square feet in size. Street improvements will consist of extending public roadway improvements (TRACT E) from Redmond Place NE into the plat, terminating in a cul-de-sac. The proposed right-of-way will be 42-feet wide with 32-feet of pavement. This road will include curb / gutter / sidewalk improvements as required by City of Renton. Major utilities (sanitary sewer, water, storm drainage) along with franchised utilities (power, gas, telephone and cable T.v.), will be extended into the site as necessary to serve this development. There will be a separate tract for a storm drainage detention / water quality facility (TRACT D). Utility lines across lots/private property will be within easements. Per the R-10 zoning requirements, building height is restricted to 30 feet. Site Use History The site has been used as single family residences lot since 1925. The 3 single family residences on the site were built in 1925, 1946 and 1957. Existing Site Conditions The property is currently owned by Breck Scott. The site currently has 3 single family residences and some out buildings. The existing topography slopes north. The south 2/3 of the site is between 2% and 6% and the north 1/3 between 6% and 10% with some portions approaching 12%. On-site soils have been classified by the Soil Conservation Service as Alderwood series (AgC). There is a 100 feet wide power transmission easement (Record number 3350591, and record number 2002103602362) located in the east portion of the site. One power transmission tower is located in the easement. This tower and the overhead power transmission lines in the easement will be remained. There is a gas easement along the west side of Redmond Place east of the site with a 16" and a 20" gas main inside the easement. A gas stub has been prepared for the Reedshaw development. Adjacent Developments in Process There is no adjacent development in process near the site while now, but there were two newly finished developments around the area (The Wood Brier Plat at the east side of Redmond Place developed in 2003 and the High Pointe Division II at the cul-de-sac of Redmond Place developed in 2004). Both of these two subdivision developments have their own detentionlwater quality facilities. Proposed ReedShaw Detention and Water Quality Facility Stormwater runoff from the ReedShaw proposal will be collected in a storm drainage system and routed to a detention/wet vault to be constructed within proposed Tract E in the northwest portion of the site. The combined detention/water quality wet vault will be designed to meet the Level 2 flow control requirements and comply with the Basic Water Quality menu as specified in the 1998 King County Surface Water Design Manual. The outfall from the vault will be discharge to an existing catch basin at Sunset Boulevard which eventually drains to Honey Creek. · .. , Reedshaw Preliminary Plat Legal Description Reedshaw is located in the SE ~ of Section 4, Township 23 North, Range 5 East, WM, on the west side of Redmond Place NE, south of NE Sunset Boulevard, in Renton, Washington 98059. The site is located directly north of the High Pointe Division II residential subdivision, and west of the Wood Briere residential subdivision. Address: 3705 NE Sunset Boulevard Renton, W A 98059 Legal Description: THAT PORTION OF THE WEST 470 FEET OF THE SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 4, TOWNSHIP 23 NORTH, RANGE 5 EAST, IN KING COUNTY, WASHINGTON, LYING WEST OF THE CENTERLINE OF THE RELOCATED DIABLO-SEATTLE TRANSMISSION CENTERLINE RIGHT-OF -WAY; EXCEPT THEREFROM THE SOUTH 470 FEET AND ALSO EXCEPTING THAT PORTION LYING NORTH OF THE SOUTH LINE OF PRIMARY STATE HIGHWAY NO. 2 (RENTON- ISSAQUAH ROAD); ALSO EXCEPT THAT PORTION CONVEYED TO THE STATE OF WASHINGTON BY DEED RECOREDED UNDER RECORDING NO. 7107300165. PARCEL NO. 0423059064 SITUATE IN THE COUNTY OF KING, STATE OF WASHINGTON. Q e 31.?~ST .--------- 0 .125 I ; 27 121ST .375 .5 ; !miles AT NEWCASTLE <\l PARK ,:/~.;< SE 116TH ST w VI > -< ST o :z N ~ w 1 in. -1900 ft. a a a :r I-~ .-t , 2 3 7 II' '" '" ~ t ex ~ t---:z -U -::> ""tI C ID ~ VI 0 C z· CI ~ 1 ~ ~ N ============:;;;=I1=~2 Miles 10000 Feet Orthophotobase compiled in 1970 by USGS. Planimetric detail obtained from USGS 7V2' minute series maps. Polyconic projection. 1927 North American datum. lO,OOO·foot grid based on Washington coordinate system, north zone. SHEET NO. 5 II. OFF-SITE ANALYSIS Upstream Tributary Area Off-site storm water does not currently enter the site and is not anticipated to do so in the future. There are some new housing developments at the east side of Redmond Place NE (Wood Brier Plat, developed in 2003) and at the south side of the Reedshaw site at the cul-de-sac of Redmond Place NE (High Pointe Division II, developed in 2004). These new developments have their drainage system that drains to the Redmond Place NE storm drain system which drains to NE Sunset Boulevard drainage system that drains to Honey Creek near the intersection of Union Avenue NE. Downstream Analysis On April 8, 2005, Pacific Engineering conducted a site visit of the Reedshaw site's downstream drainage corridor beginning at a catch basin at NE Sunset Boulevard. This catch basin is located approximately 180 feet west of the Redmond Place NE intersection at the south side of NE Sunset Boulevard. The outfall from the Reedshaw site will be connected to this catch basin. The weather was sunny during the visit after raining for a few days. Started from the catch basin (CB 8, G7 -3 in sheet 05 of City of Renton Storm Drainage System Map) mentioned above, there is a 12" storm drains to the catch basin from the west and an 18" storm drains out from the catch basin to the north, the catch basin is about 6.6 feet deep from rim to the invert of the 18" storm. The 18" storm (approximately 60 LF.) drains to a catch basin (CB 8, G7- 7) at the north side of NE Sunset Boulevard, and then drains to another catch basin near Honey Creek (CB 8, G7-10, approximately 140 LF.) and then drains to Honey Creek (approximately 50 LF.). The 18" outfall to Honey Creek has a trash rack. Proposed 12" Storm outfall from ReedShaw Catch basin (CB 8, G7 -3) at Sunset Boulevard .;. , , " '.: . i :. ~ ';:' .~: View of Honey Creek from top of slope near CB 8, G7-7 . :I~ $ Aerial photo of Honey Creek near project site The 18" outfall is about 30 feet below NE Sunset Boulevard. Side slope from NE Sunset Boulevard down to the Creek is about 40%. There is a gravel trail running parallel with the Creek ~t the north side of the Creek. The bottom of the Creek is about 8 to 10 feet wide, longitudinal slope of the Creek is about 8% to 15%, average side slope of the Creek is about 2: 1, the bottom of the Creek is protected by riprap and gravels, at place where side slope is steeper than 2: 1, the slope is protected by rockery, average depth of the Creek (from the trail to the bottom of the Creek) is about 5 feet. The cross sections of the Creek are identical from this 18" out fall to the 0.25 mile downstream point. The 0.25 mile downstream point locates at somewhere below the NE 1 til Place, there is an 18" storm outfall with trash rack from NE 17th Place to the Creek near the 0.25 mile . downstream point. lIlli __ Aerial photo of Honey Creek at NE 1 Typical section of Honey Creek below NE 1 ""- Aerial photo of Honey Creek at Kirkland Place NE View of Honey Creek upstream of a bridge near Kirkland Place NE View of Honey Creek downstream of a bridge near Kirkland Place NE At approximately 700 feet down stream from that 18" outfall from NE 1 ih Place, there is a bridge across the Creek and the Creek runs along the north side of the trail from this point on until NE 27th Street. View of Honey Creek upstream of a bridge at NE 2 At approximately 1200 feet down stream from the bridge, Honey Creek cross under NE 2ih Street through an arch pipe, from that point on the Creek runs along a valley between NE 27th Street and 120th Place SE until it joins with May Creek. The longitudinal slope of the Creek become steeper and the bottom of the Creek become wider as the Creek runs downstream. View of Honey Creek downstream of a bridge at NE Aerial photo of Honey Creek at NE , Aerial photo of Honey Creek downstream NE 2 joins May Creek This study ends at NE 27th Street. No channel erosion was evident in the section of Honey Creek studied, yet erosion was found along the shoulder of 120th Place SE, in some places half of the street was collapsed due to erosion and the street was closed for traffic. Given the steep side slopes along the Honey Creek corridor, erosions may happen during heavy storms. Thus Level 2 detention is required for the development of the Reedshaw site for stream protection. III. CORE AND SPECIAL REQUIREMENTS SECTION 1.2 OF KCSW 1.2.1 CORE REQUIREMENT #1: Discharge at the Natural Location The proposed project's storm water will be discharged to an existing catch basin at the south side of Sunset Boulevard which drains to Honey Creek. The existing stream corridor of Honey Creek is located in a Landslide and Erosion hazard sensitive area. 1.2.2 CORE REQUIREMENT #2: Off-site Analysis This core requirement has been addressed elsewhere in this preliminary report. Please refer to the Off-Site Analysis Section (Section II). 1.2.3. CORE REQUIREMENT #3: Flow Control On-site flow control will be provided by an on-site detention vault designed to Level 2 Flow Control using KCRTS analysis, a design that will match flows and durations, effectively preventing severe erosion and sedimentation damage caused by development induced increases in flow-durations. 1.2.4 CORE REQUIREMENT #4: Conveyance System Site runoff will be collected by means of yard drains, catch basins and roof drains. Collected runoff will be conveyed to the detention facility within pipelines designed to 25-year peak flows and checked for flooding conditions at the 100 year event. 1.2.5 CORE REQUIREMENT #5: Erosion and Sediment Control During construction of the infrastructure for the ReedShaw subdivision, temporary erosion control methods will be implemented to prevent sedimentation and erosion using those methods as outlined in Section 1.2.5.1 of the KCSWDM. Sedimentation control of the construction of roads and utilities will be part of the detention/wet vault function. 1.2.6 CORE REQUIREMENT #6: Maintenance and Operations This requirement will be fulfilled by the property owner until bonds have been released and public drainage system(s) have been conveyed to the City of Renton. 1.2.7 CORE REQUIREMENT #7: Financial Guarantees and Liability Bonds and insurance in accordance with City of Renton requirements will be provided by or at the behest of the owner during site construction and until the drainage facilities in public street rights-of-way have been accepted by the City of Renton for ownership. 1.2.8 CORE REQUIREMENT #8: Water Quality Water quality for the project will be provided by means of a wet vault associated with the detention facility designed per Section 6.4.2.2 Basic wet vault and Section 6.4.4.2 Combined Detention and Wet vault. SPECIAL REQUIREMENTS -SECTION 1.3 OF KCSWDM 1.3.1 Special Requirement #1: Other Adopted Area Specific Requirements No other area specific requirements are applicable. 1.3.2 Special Requirement #2: Flood Plain I Floodway Delineation Not applicable to this site. 1.3.3 Special Requirement #3: Flood Protection Facilities Not applicable to this site. 1.3.4 Special Requirement #4: Source Controls Not applicable to this project. 1.3.5 Special Requirement #5: Oil Control Not applicable to this project. IV. FLOW CONTROL I WATER QUALITY FACILITY ANALYSIS AND DESIGN IV.1 HYDRAULIC ANALYSIS The drainage analysis used King County Runoff Time Series (KCRTS) software version 4.2. The on-site soils are (AgC) Alderwood Series KCRTS Soil Group Till. The proposal is located in Sea-Tac rainfall region with a scale factor of 1.0. IV.2 EXISTING CONDITIONS The Site of the proposed ReedShaw Subdivision encompasses approximately 2.25 acres. Using the topography map based on field survey of the site, the existing impervious surface (pavement, buildings, decks concrete pads and sidewalks) is approximately 0.22 acre. Approximately 1.0 acre of the site was covered by trees and brushes (assumed till forest). The rest of the site (1.03 acres) is assumed to be till lawn. IV.3 DEVELOPED CONDITIONS The ReedShaw Subdivision proposed 13 single-family homes. Based on calculations from the preliminary plat map, impervious area for roadway and sidewalk is approximately 0.52 acre. Total lot size of the 13 lots is approximately 1.07 acres, assume that each lot will be approximately 50% impervious, impervious areas in the 13 lots will be approximately 0.5 * 1.07 = 0.535 acre. Impervious area on top the proposed detentionlwet vault will be approximately 0.055 acre. Total impervious area will be approximately 0.52 + 0.535 + 0.055 = 1.11 acres. The remaining 2.25 -1.11 = 1.14 acres is assumed to be till lawn. IV.4 DETENTION ROUTING CALCULATIONS The City of Renton requires that Level 2 Flow Control Standard be applied to this project. This standard requires "maintaining the durations of high flows at their predevelopment levels for all flows greater than one-half of the 2-year peak flow up to the 50-year peak flow." Also, the pre-developed peak flow rates for the 2- year and 10-year runoff events are also maintained when applying the Level 2 flow control standard. Using the appropriate release rates, the developed time-series were modeled in a vault with 7.5 feet of water depth for live storage and a bottom of 2160 square feet. A control structure with three orifices was designed to meet the release rates and frequency duration standards. These calculations have been included. Based on our calculation the volume required to meet the Level 2 Flow Control Standard for the site is 16,200 cubic feet (using a 7.5 feet design depth for live storage). IV.S WATER QUALITY VOLUME The basic water quality menu (KCSWDM 6.4.2.1 page 6-80) for a basic wet vault is as follows: Vr = [(O.9)(Ai) + 0.25 (Atg)](R/12) Ai = impervious surface = 1.11 acres Atg = area soil covered with grass = 1.14 acres R = rainfall from mean annual storm 0.47" Vr = [(0.9)(1.11 )(43560) + 0.25(1.14)(43560)](0.47/12) = 2191 c.f. Vb = 3Vr = 3 * 2191 = 6573 c.f. Dead Storage Required = 6573 c.f. Dead Storage Provided = (54)(20)(3) + (54)(20)(4) = 7560 c.f. > 6573 c.f.(o.k.) (First cell) (Second cell) V. CONVEYANCE SYSTEM ANALYSIS The conveyance analysis will be included in this report at construction document submittal. The system will be designed to convey the 25-year peak flows and checked for flooding conditions at the 1 OO-year event per 1998 King county Surface water Design Manual. VI. EROSION I SEDIMENTATION CONTROL DESIGN Erosion and sedimentation control will be provided by utilizing BMPs selected from the 1998 King County Surface Water Design Manual. These BMPS will likely include, but are not necessarily limited to, sediment pond(s) and/or trap(s), silt fencing, construction safety fencing, interceptor v-ditches, rock check dams, plastic sheeting of stockpiles, straw mulch, hydro-seeding, catch basin protection, and rocked construction entrance, etc. A Temporary Erosion Control Plan will be submitted as part of the construction documents detailing the means by which sediment and erosion control will be handled during construction. LEVEL 2 DETENTION ROUTING Land use input for pre-developed condition e Forest 1.00 acres Pasture 0.00 acres Till Grass 1.03 acres Outwash Forest 0.00 acres Outwash Pasture 0.00 acres Outwash Grass 0.00 acres Wetland 0.00 acres I ... pe ru io us 0.22 acres Total Rrea 2.25 acres Scale Factor 1.00 Hourly Reduced Ti ... e Series: pre Com ute Time Series Modify User Input Land use input for developed condition ~Land Use Su ...... ary Till Forest 0.00 acres Till Pasture 0.00 acres Till Grass 1.14 acres Outwash Forest 0.00 acres Outwash Pasture 0.00 acres Outwash Grass 0.00 acres Wetland 0.00 acres I ... peru ious 1.11 acres Total Rrea : 2.25 acres Scale Factor : 1.00 Hourly Reduced T i ... e Series: - Co ... pute Ti ... e Series Modify User Input Flow Frequency Analysis Time series File:pre.tsf project Location:sea-Tac ---Annual Peak Flow Rates---Flow Rate Rank Time of peak (CFS) 0.188 4 2/09/01 15:00 0.110 7 1/05/02 16:00 0.220 2 2/27/03 7:00 0.074 8 8/26/04 2:00 0.113 6 1/05/05 8:00 0.196 3 1/18/06 16:00 0.177 5 11/24/06 3:00 0.393 1 1/09/08 6:00 computed Peaks PRE.PKS -----Flow Frequency Analysis-------- -Peaks Rank Return Prob (CFS) period 0.393 1 100.00 0.990 0.220 2 25.00 0.960 ~96_ 3 10.00 0.900 . 88" 4 5.00 0.800 0.177 5 3.00 0.667 ~ 6 2.00 0.500 . 1 7 1.30 0.231 0.074 8 1.10 0.091 0.336 50.00 0.980 Page 1 Flow Frequency Analysis Time series File:dev.tsf project Location:sea-Tac ---Annual peak Flow Rates--- Flow Rate Rank Time of Peak (CFS) 0.369 5 0.287 8 0.447 2 0.295 7 0.359 6 0.390 4 0.429 3 0.763 1 computed Peaks 2/09/01 2:00 1/05/02 16:00 2/27/03 7:00 8/26/04 2:00 10/28/04 16:00 1/18/06 16:00 10/26/06 0:00 1/09/08 6:00 DEV.PKS -----Flow Frequency Analysis-------- -peaks - -Rank Return prob (CFS) period 0.763 1 100.00 0.447 2 25.00 0.429 3 10.00 0.390 4 5.00 0.369 5 3.00 0.359 6 2.00 0.295 7 1.30 0.287 8 1.10 0.658 50.00 page 1 0.990 0.960 0.900 0.800 0.667 0.500 0.231 0.091 0.980 Flow Frequency Analysis Time series File:rdout2.tsf project Location:sea-Tac ---Annual Peak Flow Rates--- Flow Rate Rank Time of peak (CFS) 0.200 2 2/09/01 19:00 0.053 7 12/28/01 17:00 0.138 5 2/28/03 7:00 0.043 8 8/26/04 6:00 0.093 6 1/05/05 14:00 0.166 4 1/18/06 22:00 0.183 3 11/24/06 7:00 0.249 1 1/09/08 11:00 computed Peaks RDOUT2.PKS -----Flow Frequency Analysis------- - -Peaks - -Rank Return Prob (CFS) (ft) Period 0.249 7.49 1 100.00 0.990 0.200 6.02 2 25.00 0.960 +m-5.61 3 10.00 0.900 .1 6 5.28 4 5.00 0.800 0.138 4.83 5 3.00 0.667 ~ 3.82 6 2.00 0.500 2.75 7 1.30 0.231 0.043 1. 76 8 1.10 0.091 0.232 6.96 50.00 0.980 Developed V'JY\oIi.t.O/ll owifLow 1r-oWl ~~-t:tJh IwdJ 'VtvvLbf5 Dil veLvf-e-J "fr-yeNY ye~si -:>-o· [} 0, 3 e-i ~ <:: 0, i I 3 c.-q:.$ (eye. -o&.vdvt¥J z -yep, lO tev.-'I '(e&e-..~e --O·t~:1 ct5. < 0, l'1b Ofs lpre-dLve1o p-ed 10 --j-etvY ) 0, \<:' • c ~c h. ! (J 0 yY! tv V Y ~ ~!>-e llJiJ i'f?WV 'ye Lu'V~ ::.. O' 2-4-l cts <. O\'?,1~ ckS C fye -c&vdopev{ /IJo>yec:.-y) o .~ 1.( , Page 1 Retention/Detention Facility Type of Facility: Detention Vault Facility Length: 54.00 ft Facility Width: 40.00 ft Facility Area: 2160. sq. ft Effective Storage Depth: 7.50 ft Stage 0 Elevation: 100.00 ft Storage Volume: 16200. cu. ft Riser Head: 7.50 ft Riser Diameter: 12.00 inches Number of orifices: 3 Full Head Pipe Orifice # Height Diameter Discharge Diameter (ft) (in) (CFS) (in) 1 0.00 1. 09 0.088 2 3.55 1. 48 0.118 4.0 3 5.00 1. 00 0.043 4.0 Top Notch Weir: None Outflow Rating Curve: None Stage Elevation Storage Discharge Percolation (ft) (ft) (cu. ft) (ac-ft) (cfs) (cfs) 0.00 100.00 o. 0.000 0.000 0.00 0.01 100.01 22. 0.000 0.003 0.00 ) 0.02 100.02 43. 0.001 0.005 0.00 0.03 100.03 65. 0.001 0.006 0.00 0.05 100.05 108. 0.002 0.007 0.00 0.06 100.06 130. 0.003 0.008 0.00 0.07 100.07 151. 0.003 0.008 0.00 0.08 100.08 173. 0.004 0.009 0.00 0.09 100.09 194. 0.004 0.010 0.00 0.24 100.24 518. 0.012 0.016 0.00 0.38 100.38 821. 0.019 0.020 0.00 0.53 100.53 1145. 0.026 0.024 0.00 0.68 100.68 1469. 0.034 0.027 0.00 0.83 100.83 1793. 0.041 0.029 0.00 0.97 100.97 2095. 0.048 0.032 0.00 1.12 101.12 2419. 0.056 0.034 0.00 1. 27 101. 27 2743. 0.063 0.036 0.00 1. 41 101. 41 3046. 0.070 0.038 0.00 1. 56 101.56 3370. 0.077 0.040 0.00 1.71 101.71 3694. 0.085 0.042 0.00 1. 86 101.86 4018. 0.092 0.044 0.00 2.00 102.00 4320. 0.099 0.046 0.00 2.15 102.15 4644. 0.107 0.047 0.00 2.30 102.30 4968. 0.114 0.049 0.00 2.44 102.44 5270. 0.121 0.050 0.00 2.59 102.59 5594. 0.128 0.052 0.00 2.74 102.74 5918. 0.136 0.053 0.00 2.88 102.88 6221. 0.143 0.055 0.00 3.03 103.03 6545. 0.150 0.056 0.00 3.18 103.18 6869. 0.158 0.057 0.00 3.33 103.33 7193. 0.165 0.059 0.00 3.47 103.47 7495. 0.172 0.060 0.00 3.55 103.55 7668. 0.176 0.061 0.00 3.57 103.57 7711. 0.177 0.061 0.00 3.58 103.58 7733. 0.178 0.063 0.00 3.60 103.60 7776. 0.179 0.065 0.00 3.61 103.61 7798. 0.179 0.068 0.00 3.63 103.63 7841. 0.180 0.073 0.00 3.64 103.64 7862. 0.180 0.078 0.00 3.66 103.66 7906. 0.181 0.081 0.00 3.67 103.67 7927. 0.182 0.083 0.00 3.69 103.69 7970. 0.183 0.084 0.00 3.84 103.84 8294. 0.190 0.095 0.00 3.98 103.98 8597. 0.197 0.103 0.00 4.13 104.13 8921. 0.205 0.111 0.00 4.28 104.28 9245. 0.212 0.117 0.00 4.42 104.42 9547. 0.219 0.123 0.00 4.57 104.57 9871. 0.227 0.129 0.00 4.72 104.72 10195. 0.234 0.134 0.00 4.87 104.87 10519. 0.241 0.139 0.00 5.00 105.00 10800. 0.248 0.144 0.00 5.01 105.01 10822. 0.248 0.144 0.00 5.02 105.02 10843. 0.249 0.145 0.00 5.03 105.03 10865. 0.249 0.146 0.00 5.04 105.04 10886. 0.250 0.148 0.00 5.05 105.05 10908. 0.250 0.150 0.00 5.06 105.06 10930. 0.251 0.152 0.00 5.07 105.07 10951. 0.251 0.153 0.00 5.08 105.08 10973. 0.252 0.154 0.00 5.09 105.09 10994. 0.252 0.155 0.00 5.24 105.24 11318. 0.260 0.164 0.00 5.39 105.39 11642. 0.267 0.172 0.00 5.53 105.53 11945. 0.274 0.179 0.00 5.68 105.68 12269. 0.282 0.186 0.00 5.83 105.83 12593. 0.289 0.192 0.00 5.98 105.98 12917. 0.297 0.198 0.00 6.12 106.12 13219. 0.303 0.204 0.00 6.27 106.27 13543. 0.311 0.209 0.00 6.42 106.42 13867. 0.318 0.215 0.00 6.56 106.56 14170. 0.325 0.220 0.00 6.71 106.71 14494. 0.333 0.225 0.00 6.86 106.86 14818. 0.340 0.229 0.00 7.01 107.01 15142. 0.348 0.234 0.00 7.15 107.15 15444. 0.355 0.239 0.00 7.30 107.30 15768. 0.362 0.243 0.00 7.45 107.45 16092. 0.369 0.248 0.00 7.50 107.50 16200. 0.372 0.249 0.00 7.60 107.60 16416. 0.377 0.560 0.00 7.70 107.70 16632. 0.382 1.130 0.00 7.80 107.80 16848. 0.387 1. 860 0.00 7.90 107.90 17064. 0.392 2.650 0.00 8.00 108.00 17280. 0.397 2.940 0.00 8.10 108.10 17496. 0.402 3.200 0.00 8.20 108.20 17712. 0.407 3.430 0.00 8.30 108.30 17928. 0.412 3.650 0.00 8.40 108.40 18144. 0.417 3.860 0.00 8.50 108.50 18360. 0.421 4.060 0.00 8.60 108.60 18576. 0.426 4.250 0.00 8.70 108.70 18792. 0.431 8.80 108.80 19008. 0.436 8.90 108.90 19224. 0.441 9.00 109.00 19440. 0.446 9.10 109.10 19656. 0.451 9.20 109.20 19872 . 0.456 9.30 109.30 20088. 0.461 Hyd Inflow Outflow Peak Target Calc Stage 1 0.77 ******* 0.25 7.49 2 0.45 ******* 0.14 4.83 3 0.43 ******* 0.08 3.66 4 0.39 ******* 0.17 5.28 5 0.37 ******* 0.20 6.02 6 0.36 ******* 0.05 2.28 7 0.30 ******* 0.04 1. 76 8 0.29 *'****** 0.05 2.75 Route Time Series through Facility Inflow Time Series File:dev.tsf Outflow Time Series File:rdout2 Inflow/Outflow Analysis Elev 107.49 104.83 103.66 105.28 106.02 102.28 101.76 102.75 Peak Inflow Discharge: 0.766 CFS at 4.430 0.00 4.600 0.00 4.760 0.00 4.920 0.00 5.080 0.00 5.230 0.00 5.370 0.00 Storage (Cu-Ft) (Ac-Ft) 16181. 0.371 10430. 0.239 7916. 0.182 11415. 0.262 13006. 0.299 4935. 0.113 3810. 0.087 5942. 0.136 6:00 on Jan 9 in Year Peak Outflow Discharge: 0.249 CFS at 11: 00 on Jan 9 in Year Peak Reservoir Stage: 7.49 Ft Peak Reservoir Elev: 107.49 Ft Peak Reservoir Storage: 16181. Cu-Ft 0.371 Ac-Ft Flow Duration from Time Series File:rdout2.tsf Cutoff Count Frequency CDF Exceedence_Probability CFS % % % 0.003 42969 70.073 70.073 29.927 0.299E+00 0.008 4625 7.542 77.616 22.384 0.224E+00 0.014 3648 5.949 83.565 16.435 0.164E+00 0.020 3030 4.941 88.506 11. 494 0.115E+00 0.025 2225 3.629 92.135 7.865 0.787E-Ol 0.031 1707 2.784 94.918 5.082 0.508E-Ol 0.036 1165 1. 900 96.818 3.182 0.318E-Ol 0.042 638 1. 040 97.859 2.141 0.214E-Ol 0.048 487 0.794 98.653 1.347 0.135E-Ol 0.053 348 0.568 99.220 0.780 0.780E-02 0.059 184 0.300 99.521 0.479 0.479E-02 0.064 86 0.140 99.661 0.339 0.339E-02 0.070 10 0.016 99.677 0.323 0.323E-02 0.076 6 0.010 99.687 0.313 0.313E-02 0.081 15 0.024 99.711 0.289 0.289E-02 0.087 25 0.041 99.752 0.248 0.248E-02 0.092 17 0.028 99.780 0.220 0.220E-02 0.098 15 0.024 99.804 0.196 0.196E-02 0.104 14 0.023 99.827 0.173 o . 173E-02 0.109 11 0.018 99.845 0.155 0.155E-02 0.115 15 0.024 99.870 0.130 0.130E-02 8 8 0.120 8 0.013 99.883 0.117 o . 117E-02 0.126 9 0.015 99.897 0.103 0.103E-02 0.132 11 0.018 99.915 0.085 0.848E-03 0.137 10 0.016 99.932 0.068 0.685E-03 0.143 7 0.011 99.943 0.057 0.571E-03 0.148 3 0.005 99.948 0.052 0.522E-03 0.154 1 0.002 99.949 0.051 0.506E-03 0.160 5 0.008 99.958 0.042 0.424E-03 0.165 5 0.008 99.966 0.034 0.342E-03 0.171 4 0.007 99.972 0.028 0.277E-03 0.176 5 0.008 99.980 0.020 0.196E-03 0.182 3 0.005 99.985 0.015 0.147E-03 0.188 2 0.003 99.989 0.011 0.114E-03 0.193 2 0.003 99.992 0.008 0.815E-04 0.199 3 0.005 99.997 0.003 0.326E-04 Duration Comparison Anaylsis Base File: pre.tsf New File: rdout2.tsf Cutoff Units: Discharge in CFS -----Fraction of Time--------------Check of Tolerance------- Cutoff Base New %Change Probability Base New 0.057 0.61E-02 0.53E-02 -13.8 0.61E-02 0.057 0.056 0.070 0.43E-02 0.32E-02 -24.7 0.43E-02 0.070 0.060 0.082 0.28E-02 0.29E-02 1.1 0.28E-02 0.082 0.083 0.095 0.18E-02 0.21E-02 13.5 0.18E-02 0.095 0.102 0.108 o . 13E-02 0.16E-02 26.9 o . 13E-02 0.108 0.116 0.120 0.90E-03 0.12E-02 30.9 0.90E-03 0.120 0.131 0.133 0.70E-03 0.80E-03 14.0 0.70E-03 0.133 0.137 0.145 0.47E-03 0.52E-03 10.3 0.47E-03 0.145 0.155 0.158 0.33E-03 0.42E-03 30.0 0.33E-03 0.158 0.166 0.171 0.18E-03 0.28E-03 54.5 0.18E-03 0.171 0.181 0.183 0.98E-04 0.13E-03 33.3 0.98E-04 0.183 0.192 0.196 0.33E-04 0.49E-04 50.0 0.33E-04 0.196 0.199 0.209 o . 16E-04 O.OOE+OO -100.0 o . 16E-04 0.209 0.199 Maximum positive excursion = 0.015 cfs S-~9%) <iO~'1i 0, {<-... occurring at 0.147 cfs on the Base Data:pr~Esf and at 0.162 cfs on the New Data:rdout2.tsf Maximum negative excursion = 0.015 cfs (-20.2%) occurring at 0.076 cfs on the Base Data:pre.tsf and at 0.061 cfs on the New Data:rdout2.tsf %Change -2.1 -14.5 0.3 7.9 7.7 8.6 3.0 6.9 4.9 6.0 4.7 1.4 -4.3 '/ . .......... , ::l ::l -0'-0 N""': -(].) ::lC» o ..... -0('0 ..... - v "0 • 6("0 9("0 £("0 00"( o .--0 I-..- l- I- f- - - ~ f-'0 f-..- l- f- r- - - - I- ~ 1-0 1-..- f- l- I- I- I- f- f- '? -0 -..-- - - f- l- I- I- "i f-O f-..- I- - - - f- I- - "7 0 ..- a> () e: a> "'C a> a> () >< W :>. :!::: .0 co .0 0 '-a.. #04037 8eottPlttt £~ ~T 1 September 21, 2004 CD #04037 -8eott Pist e.~ f~l 3 September 21, 2004 ® #04037 ~€ett Plftt -ea;'D~ fL.#<"t 7 September 21, 2004 • #04037 Seat! PIEU f..EEO~ ~l 8 September 21,2004 'LIz. #04037 8eett Plat ~~ fU>:rT .~ 10 September 21, 2004 ~ ~ t ! til Jg ~ ~ 3 -:2. ~ -:J ~ 'r N~._Jtil~:,·:'··J "",t "';~~\ ' '"- j " . #04037 ~coU Pl~ e.~~W f~l 11 September 21, 2004 • t • #04037 SesttPlat ~ ~l 12 September 21, 2004 #04037 8eatt Phrt ~~1J f'l.A-r 13 September 21, 2004 @ #04037 ~C9tt Plat e~~ f~l 15 September 21,2004 • ~ • #04037 Scott Plat ~~'\J f~T 16 September 21,2004 ~ ~ ~ #04037 Scott Plat eeeo~ f~1' 17 September 21, 2004 ® ~ \, " #04037 Scott Plat e€EO~W 'rlAcl' 18 September 21, 2004 . d1 @ .. ~ .~ #04037 Scott Plat eeB::>~ f>LA1' 19 September 21, 2004 ® ... I.... #04037 ScaM Plat ~~ fLAt 20 September 21, 2004 @ · . CHICAGO TITLE INSURANCE COMPANY 701 FIFfH AVENUE, #3400, SEATTLE, WA 98104 Order No.: 001155844 Your No.: REEDSHAW PROPERTY ADDRESS: 3705 NORTHEAST SUNSET BOULEVARD DEVELOPMENT PLANNING RENTON, WASHINGTON CITY OF RENTON PACIFIC ENGINEERING DESIGN LLC 4180 LIND AVENUE SOUTHWEST RENTON, WASHINGTON 98055 ATTN: LOU LARSEN 1/1 AUG - 1 2005 RECEIVED Enclosed are your materials on the above transaction. If you have any questions regarding these materials, please contact us. Thank you for this opportunity to serve you. ««««««««««««««««««<»»»»»»»»>»»»»»»»»»»> UNIT 10 -YOUR COMPLEfE BUILDER/DEVELOPER SERVICE CENI'ER WE HAVE EXPANDED TO SERVE ALL YOUR 1TILE INSURANCE NEEDS RElATED TO LAND ACQUISmON, DEVELOPMENT FINANCING AND PROPERTY SUBDMSION. MIKE HARRIS 1TILE OFFICER (206) 628-5623 (E-MAIL: MICHAEL.HARRIS@CIT.COM) KEITH EISENBREY 1TILE OFFICER (206) 628-8377 (E-MAIL: KEITH.EISENBREY@CIT.COM) STEVE KINSELlA CONDO COORDINATOR (206) 628-5614 (E-MAIL: STEVE.KINSELlA@CIT.COM) BOB BLOEDEL SENIOR 1TILE EXAMINER FAX NUMBER: (206) 628-5657 ««««««««««««««««««<»»»»»»»»>»»»»»»»»»»> NEW ADDRESS ALERT: CHICAGO TITLE has moved its Seattle office from the 18th to the 34th floor of the Bank of America Tower. Effective January 20, 2004, our new address is: 701 Fifth Avenue, Suite 3400 Seattle, WA 98104 Our phone and fax numbers are still the same, but please note that our e-mail addresses have changed, as shown above. TITLET7/RDA/£1NiI r ·':AGO TITLE INSURANCE COMPANY 71,. tFTIIAVENUE,#3400,SEA'ITLE, WA 98104 SECOND CERTIFICATE PLAT CERTIFICATE Certificate for Filing Proposed Plat: Order No.: 1155844 In the matter of the plat submitted for our approval, this Company has examined the records of the County Auditor and County Clerk of KING County, Washington, and the records of the Clerk of the United States Courts holding terms in said County, and from such examination hereby certifies that the title to the following described land situate in said KING County, to-wit: SEE SCHEDULE A (NEXT PAGE) VESTED IN: BRECK W. SCOTT, AS TRUSTEE OF THE BRECK WINTHROP SCOTT TRUST EXCEPTIONS: SEE SCHEDULE B ATTACHED CHARGE: $200.00 TAX: $17.60 Records examined to JULY 8, 2005 at 8: 00 AM BY~~~ HARRIS!EISEN:REY Title Officer (206)628-5623 PIATCRTA/RDA/0999 '"tflCAGO TITLE INSURANCE COMP AN' PlAT CERTIFICATE SCHEDULE A (Continued) LEGAL DESCRIPTION Order No.: 1155844 THAT PORTION OF THE WEST 470 FEET OF THE SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 4, TOWNSHIP 23 NORTH, RANGE 5, IN KING COUNTY, WASHINGTON, LYING WEST OF THE CENTERLINE OF THE RELOCATED DIABLO-SEATTLE TRANSMISSION CENTERLINE RIGHT OF WAY; EXCEPT THEREFROM THE SOUTH 470 FEET AND ALSO EXCEPTING THAT PORTION LYING NORTH OF THE SOUTH LINE OF PRIMARY STATE HIGHWAY NO. 2 (RENTON-ISSAQUAH ROAD); ALSO EXCEPT THAT PORTION CONVEYED TO THE STATE OF WASHINGTON BY DEED RECORDED UNDER RECORDING NUMBER 7107300165. TOGETHER WITH THE WESTERLY 38 FEET OF TRACT A, WOODBRIER, ACCORDING TO THE PLAT THEREOF, RECORDED IN VOLUME 214 OF PLATS, PAGES 6 THROUGH 10, IN KING COUNTY, WASHINGTON. PLATCRTI../RDA/0999 CHICAGO TITLE INSURANCE COMPANY PLAT CERTIFICATE SCHEDULEB Order No.: 1155844 This certificate does not insure against loss or damage by reason of the following exceptions: GENERAL EXCEPTIONS: A. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public records or attaching subsequent to the effective date hereof but prior to the date the proposed insured acquires for value of record the estate or interest or mortgage thereon covered by this Commitment. B. Rights or claims of parties in possession not shown by the public records. C. Encroachments, overlaps, boundary line disputes, and any other matters which would be disclosed by an accurate survey and inspection of the premises. D. Easements or claims of easements not shown by the public records. E. Any lien, or right to 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. F. Liens under the Workmen's Compensation Act not shown by the public records. G. Any service, installation, connection, maintenance or construction charges for sewer, water, electricity or garbage removal. H. General taxes not now payable; matters relating to special assessments and special levies, if any, pr~ceding or in the same becoming a lien. I. Reservations or exceptions in patents or in Acts authorizing the issuance thereof; Indian tribal codes or regulations, Indian treaty or aboriginal rights, including easements or equitable servitudes. J. Water rights, claims, or title to water. K. THIS REPORT IS ISSUED AND ACCEPTED UPON THE UNDERSTANDING THAT THE LIABILITY OF THE COMPANY SHALL NOT EXCEED ONE THOUSAND DOLLARS($1000.00). PLATCRmjRDA/0999 '"-fICAGO TITLE INSURANCE COMPAN PLAT CERTIFICATE SCHEDULE B (Continued) EXCEPTIONS Order No.: 1155844 A 1. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: PURPOSE: AREA AFFECTED: RECORDED: RECORDING NUMBER: DEFENSE PLANT CORPORATION TRANSMISSION LINE AN EASTERLY PORTION AS DESCRIBED IN SAID INSTRUMENT NOVEMBER 24, 1943 3350591 L SAID EASEMENT WAS ASSIGNED TO THE CITY OF SEATTLE ON MARCH 10, 1947 AND RECORDED UNDER RECORDING NUMBER 3664560. II 2. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: PURPOSE: AREA AFFECTED: RECORDED: RECORDING NUMBER: OLYMPIC PIPE LINE COMPANY, A DELAWARE CORPORATION OIL AND GAS PIPELINES PORTION OF SAID PREMISES LYING WITHIN TRACT A, AND OTHER PROPERTY APRIL 14, 1964 5723008 B 3. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: PURPOSE: AREA AFFECTED: RECORDED: RECORDING NUMBER: OLYMPIC PIPE LINE COMPANY PIPELINE AN EASTERLY PORTION AS DESCRIBED IN SAID INSTRUMENT MARCH 3, 1965 5850378 N 4. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: PURPOSE: AREA AFFECTED: RECORDED: RECORDING NUMBER: OLYMPIC PIPE LINE COMPANY, A DELAWARE CORPORATION OIL AND GAS PIPELINES PORTION OF SAID PREMISES, LYING WITHIN TRACT A, AND OTHER PROPERTY JANUARY 15, 1973 7301150405 c 5. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: PURPOSE: PUGET SOUND POWER & LIGHT COMPANY ELECTRIC TRANSMISSION AND/OR PLATCRTBl/RDA/0999 T-lICAGO TITLE INSURANCE COMPAN AREA AFFECTED: RECORDED: RECORDING NUMBER: PLAT CERTIFICATE SCHEDULE B (Continued) DISTRIBUTION SYSTEM Order No.: 1155844 10 FEET IN WIDTH AS CONSTRUCTED OR TO BE CONSTRUCTED, EXTENDED, OR RELOCATED WITHIN SAID PREMISES MAY 5, 1994 9405050668 6. COVENANTS, CONDITIONS, RESTRICTIONS, EASEMENTS, NOTES, DEDICATIONS AND SETBACKS, IF ANY, SET FORTH IN OR DELINEATED ON THE PLAT OF WOODBRIER, RECORDED IN VOLUME 214 OF PLATS, PAGES 6 THROUGH 10. o 7. COVENANTS, CONDITIONS, RESTRICTIONS, EASEMENTS AND LIABILITY FOR ASSESSMENTS CONTAINED IN INSTRUMENT, BUT OMITTING ANY COVENANTS OR RESTRICTIONS, IF ANY, BASED UPON RACE, COLOR, RELIGION, SEX, SEXUAL ORIENTATION, FAMILIAL STATUS, MARITAL STATUS, DISABILITY, HANDICAP, NATIONAL ORIGIN, ANCESTRY, OR SOURCE OF INCOME, AS SET FORTH IN APPLICABLE STATE OR FEDERAL LAWS, EXCEPT TO THE EXTENT THAT SAID COVENANT OR RESTRICTION IS PERMITTED BY APPLICABLE LAW: RECORDED: RECORDING NUMBER: MAY 28, 2003 20030528002021 p 8. AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: DATED: RECORDED: RECORDING NUMBER: REGARDING: JULY 19, 2002 JULY 31, 2002 20020731000933 AGREEMENT FOR USE OF THE CITY OF SEATTLE TRANSMISSION LINE EASEMENT RIGHT-OF-WAY J 9. AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: BETWEEN: AND: RECORDED: RECORDING NUMBER: REGARDING: SINCLAIR THIMGAN HOMES, INC., A WASHINGTON CORPORATION, WOODBRIER, LLC, A WASHINGTON LIMITED LIABILITY COMPANY THE BRECK WINTHROP SCOTT TRUST OCTOBER 24, 2003 20031024001725 BOUNDARY LINE AGREEMENT B 10. GENERAL AND SPECIAL TAXES AND CHARGES, PAYABLE FEBRUARY 15, DELINQUENT IF FIRST HALF UNPAID ON MAY 1, SECOND HALF DELINQUENT IF UNPAID ON NOVEMBER 1 OF THE TAX YEAR (AMOUNTS DO NOT INCLUDE INTEREST AND PENALTIES) : YEAR: TAX ACCOUNT NUMBER: 2005 042305-9064-08 PIATCRB2/RDA/0999 "IICAGO TITLE INSURANCE COMPAN LEVY CODE: ASSESSED VALUE-LAND: PLAT CERTIFICATE SCHEDULE B (Continued) 2100 ASSESSED VALUE-IMPROVEMENTS: $ 385,000.00 $ 10,000.00 GENERAL & SPECIAL TAXES: BILLED: $ 4,694.05 PAID: $ 2,347.03 UNPAID: $ 2,347.02 Order No.: 1155844 AFFECTS: SAID PREMISES, EXCEPT THAT PORTION THEREOF LYING WITHIN TRACT A OF WOODBRIER K 11. GENERAL AND SPECIAL TAXES AND CHARGES FOR THE LOTS IN THE PLAT OF WOODBRIER, FIRST HALF PAID, SECOND HALF DELINQUENT IF UNPAID ON NOVEMBER 1 OF THE TAX YEAR: YEAR: TAX ACCOUNT NUMBERS: LEVY CODE: 2005 951099-0010 THROUGH -Ol60 2100 NOTE, EACH LOT IN THE PLAT OF WOODBRIER INCLUDES AN UNDIVIDED INTEREST IN TRACT A. G 12. TERMS, POWERS, CONDITIONS, AND LIMITATIONS OF THE TRUST UNDER WHICH TITLE IS HELD. , 13. THE LEGAL DESCRIPTION IN THIS COMMITMENT IS BASED ON INFORMATION PROVIDED WITH THE APPLICATION AND THE PUBLIC RECORDS AS DEFINED IN THE POLICY TO ISSUE. THE PARTIES TO THE FORTHCOMING TRANSACTION MUST NOTIFY THE TITLE INSURANCE COMPANY PRIOR TO CLOSING IF THE DESCRIPTION DOES NOT CONFORM TO THEIR EXPECTATIONS. H NOTE 1: THE FOLLOWING MAY BE USED AS AN ABBREVIATED LEGAL DESCRIPTION ON THE DOCUMENTS TO BE RECORDED TO COMPLY WITH THE REQUIREMENTS OF RCW 64.04. SAID ABBREVIATED LEGAL DESCRIPTION IS NOT A SUBSTITUTE FOR A COMPLETE LEGAL DESCRIPTION WHICH MUST ALSO APPEAR IN THE BODY OF THE DOCUMENT: PTN SE SE, 4-23-5. AND PTN TRACT A, WOODBRIER, VOL 214 OF PLATS, PG 6. END OF SCHEDULE B PLATCRB2/RDA/0999 ( ./ 20031 024001725~0( AFfER RECORDING RETURN TO --11111111111111 ~~EI8181 BY QeD J.125 1"24~3 13'1s Jerome D. Carpenter InsleeBest p.e Box C-90016 Bellevue, Washington 98009 ICING COUNTY I 1M PAGE eel OF tez BOUNDARY LINE AGREEMENT AND QUIT CLAIM DEED Grantor: Smclmr-Thimgan Homes, Inc and Woodbner, LLC Grantee: The Breck Wmthrop Scott Trust Abbreviated Legal Description: The Woodbner Property' A PortIon of Tract A of the Plat of Woodbrier, as recorded m Vol. 214, pages 6-10 and recorded under King County Recording Number 20030528002020, Records of Kmg County, Washington Assessor's Tax Parcel Nos.: Reference number of Document The Scott Trust Property' Southeast Quarter of the Southeast Quarter of Section 4, Township 23 North, Range 5 East, WM, Records of Kmg County t Washington Tract A of Woodbrier Property Parcel Numbers 951099-0010, 951099-0020, 951099-0030,951099- 0040, 951099-0050,951099-0060,951099-0070, 951099-0080, 951099-0090, 951099-0100,951099- 0110, 951099-0120,951099-0130,951099-0140, 951099-0150, and 951099-0160 Scott Trust Parcel Number: 042305-9064 Released \ 20020103002362 83942j0031263062 02ISmz@021 DOC (10l24I03) -1- , " 't 20031024001725.00 THIS BOUNDARY LINE AGREEMENT AND QUIT CLAIM DEED (herem this "Agreement") IS made and entered Into as of the date of mutual executIon hereof by and between Sinclair Thimgan Homes, Inc, a Washington corporatIon (herem "Smclair-Thungantl) and Woodbner, LLC, a Washington bmlted hablhty company (herem "Woodbrier") and The Breck Winthrop Scott Trust (herem the "Scott Trust") with regard to the followmg RECITALS: A Sinclair-Thimgan is the owner of Lot 2 of the Plat ofWoodbner and Woodbner is the fee owner of Lot 1, 3-16 ofthe Plat of Wood brier The Plat ofWoodbner IS recorded In Volume 214 of Plats, Pages 6 throughlO, records ofK1Og County, Washmgton and was recorded under King County Recordmg Number 20030528002020, located 10 the Clty of Renton, Kmg County, Washmgton (herem collectively the "Woodbner Property") B As part of the platting of the Woodbner Property, certain "Common Areas were created, each ofthe Lots comprising the Woodbner Property were vested with a 1I161h 10terest m the Common Areas One portlon ofthe Common Area legally described as part of the Woodbner Property is identIfied and known In the plattmg documents for the Woodbner Property as "Open Space Tract A" (herem "Tract N') C. The Scott Trust IS the fee owner of certam real property located in Renton, King County, WashIngton, which IS adjacent to the Woodbner Property The Scott Trust real property is legally descnbed as follows That Portion of the West 470 Feet of the Southeast Quarter of the Southeast Quarter of Section 4, Township 23 North, Range 5 East, W M, m King County, Wasfungton, Lying West of the Center Line of the Relocated Diablo-Seattle TransmiSSion Center Line Right of Way, Exceptmg therefrom the South 470 Feet and also Exceptmg That PortIon Lying North of the South Lme ofPnmary State Highway No 2 (Renton Issaquah Road), and Except That Portion Conveyed to the State ofWashmgton under AudItor's Fde No 7107300765 for Road Purposes, (herein the "Scott Trust Property") Tract A of the Woodbrier Property and the Scott Trust Property share a common boundary hne, and D SmcI3lr-Thlmgan, Woodbrier and the Scott Trust have detenmned that the driveway providing access to the Scott Trust Property is located over a portion of Tract A of the Woodbrier Property The Scott Trust alleges a claim of adverse possessJon to the portion of Tract A of the Wood brier Property m the area of the dnveway 83942\0031263062 0215mz@021 DOC (JOOI03) -2- " 20031024001725.00 E. Smcbur-Thlmgan. Woodbrier and the Scott Trust wish to avoId htlgabon over the clmm of adverse possessIOn and anstead deSire to resolve the disputed adverse pos~slon clmm by the Scott Trust to a portion of Tract A of the Woodbner Property and to ehmmate any claim agamst Smc]aIr-Thimgan and Woodbrier by the Scott Trust which may anse under the "Easement for Ingress and Egress" recorded under King County Recordmg Number 20020103002362 (herem the "Easement Agreement") F , The parties have agreed to resolve the question of the adverse possessIon claintby the Scott Trust onto a portion of Tract A of the Woodbrier Property by undertaking a lot-hne reVISion for the area of the encroachment as set forth herem and deSIre to provide for the waiver and release of all other or additional claIms of adverse possession or prescriptive easement by the Scott Trust and the compebng claims of ejectment and qUJet tItle by Smcl31r-Thimgan and Woodbner, mcluding any claims by the Scott Trust under the Easement Agreement. G. To avoid hbgabon and to quiet btle to the portIon of Tract A of the Woodbrier Property that has been allegedly adversely possessed by the Scott Trust, the parties deSIre to prOVIde for a conveyance of a portion of Tract A of the Woodbrier Property to the Scott Trust. H. Tlus Agreement IS made for the purpose of resolving any and all boundary line disputes that exISt between the parties pursuant to RCW 5804.007 NOW, THEREFORE, in consideration of the mutual promises and covenants herem. the parties agree as follows: 1. Incorporation of Recitals. The recitals to this Agreement. specIfied as Recitals A through H are incorporated herem by thiS reference and made a part of the agreement of the parties 2. Resolution of Dispute. Pursuant to RCW 58.04 007. the parties wish to resolve the pendmg dispute relative to the common property line between the Woodbner Property and the Scott Trust Property by agreeing to recognize and accept the adverse possession claIm of the Scott Trust and to vest 10 the name of the Scott Trust a portion of Tract A of the Woodbner Property which is legally descnbed on Exhibit A hereto and mcorporated herem by tlus reference (herem the "Disputed Property") Smclmr-Thimgan, Woodbrier and the Scott Trust agree that the boundary line between Tract A of the Woodbrier Property and the Scott Trust Property shall be amended such that the DISPUted Property whIch is legally described on ExhibIt A hereto shall for all purposes be 83942JOO31263062 O2ISmz@021 DOC (1013103) -3- "e I, 20031024001725.00 deemed to be held by the Scott Trust as part of the Scott Trust Property, forever free from the clrums by Sinclair-Thimgan or Woodbner, or theIr successors and asSIgns 3 Grant Sinclrur-Thlmgan and Woodbner hereby qUItclaim, watve, rehnquish and release to the Scott Trust the title to the Disputed Property which IS legally descnbed on Exhibit A hereto, as depicted on the draWing attached hereto as ExhibIt B. The Scott Trust accepts title to the Disputed Property subject to all easements, restnctions, and encumbrances of record, Includmg but not hmited to (1) the eXIsting easements for the power lines, petrolewn plpehnes recorded under Kmg County recording numbers 3350591, 5723008, 7112210128, 7301150405 and 20020731000933 and other easements and restnctlons which burden the Disputed Property, and (Ii) the terms, conditions and restrictions of the recorded plat of Woodbner, and (Iii) the terms, conditions and restnctlons of the Declaration of Covenants, Conditions and Restnctions of Woodbner as recorded under King County Recordmg Number 20030528002020 4 Release of Other Claims The undersigned, individually and as trustee of the Scott Trust, Its successors and assigns and for the benefiCIaries of the Scott Trust, and any other person or entIty who may clauD through the Scott Trust or through Breck Winthrop Scott, 10 consideration of the grant of the portion of the DIsputed Property which is legally descnbed on ExhIbIt A hereto, hereby (I) waive, release and quit claim all claims, by adverse possession, prescriptive easement or otherwise to any and all portions of the Woodbrier Property,[other than the Disputed Property], and (Ii) release and forever dIscharge Sinclair- Thimgan and Woodbrier and thetr respective officers, dIrectors, shareholders, members and their related and affibated entitIes, successors, assigns and agents, employees and its successors and assigns as to the Woodbner Property, from any and all claims, liabilities, suits, damages, judgments, causes of actIons or obbgatlons of any kind, nature or character, whether known or unknown owed or cirumed to be owed to the Scott Trust or to Breck Winthrop Scott and the trustees and benefiCIaries of the Scott trust, except for those obligations which are specifically set forth 10 this Agreement, and (iii) release all clrums, demands or causes of action that Breck Wmthrop Scott, the Scott Trust or the beneficlanes or trustees thereof may have against SlDclalr~Thimgan and/or Woodbrier, or the officers, directors or shareholders thereof, includmg but not htnlted to all claIms arising or accruing under the terms of the Easement Agreement, and (iv) release, waive and relinqUish all cJrums of adverse possessIon or prescnptive easement whlch the Scott Trust, the Trustees or beneficiaries thereof may have 10 any portion of the Woodbrier Property, incJudmg any portion thereof that may have been conveyed or dedIcated for road or utlbty purposes, and (v) release, qUit clauD and terminate the Easement Agreement as a document burdening the Woodbrier Property, and (vi) waive all easements, bcenses and other rights or entitlements in favor of Breck Winthrop Scott, the Scott Trust, the benefiClanes or trustees thereof or for the benefit of the Scott Trust Property whtch anse under the Easement Agreement 8394210031263062 02ISmz@D21 DOC (IDI3103) -4- '. 20031024001725.00 5 Settlement and Dismissal This Agreement represents a settlement and compromIse of all potentially dIsputed claims, mcludmg those of adverse possession and prescnptlve easement 10 or to a portIon of Tract A and/or Tract B of the Woodbrier Property by, for or on behalf of Breck Wmthrop Scott, the Scott Trust and the beneficianes and trustees thereof ThIs agreed resolution IS not to be construed as an admiSSion of habdity on the part of eIther party, by whom hability IS expressly denied, but mstead, as an econoIDlcally convement manner of avoidmg the posslbihty of litJgation All claims by Breck Winthrop Scott, the Scott Trust and the beneficianes and trustees thereof against Smclarr- Thungan and/or Woodbner, or the officers, dlrectors or shareholders thereof, their respective successors, vendees and assIgns whIch exphcitly or implIcitly arise under the terms of the Easement Agreement are hereby waived and released 6 MIscellaneous 6 1 Goyerning Law TIns Agreement shall in all respects be governed by the laws of the State ofWashtngton 6 2 Further Assurances. Eacb of the parties shall execute and denver any and all additional papers, documents and other assurances, and shall do any and all acts and things reasonably necessary 10 connection With the performance of Its obhgatJons hereunder, to carry out the intent of the parties hereto 6 3 Headings The captions and paragraph headings used in this Agreement are inserted for convenience of reference only and are not intended to define, bmIt or affect the mterpretatJon or construction of any term or proVISion hereof 6.4 Severability If any provision of this Agreement IS determined to be mvalid or enforceable, then that provision and the remainder of this Agreement shall contJnue in effect and be enforceable to the fullest extent penrutted by law. It is the mtentJon of the parties that If any provision of thIs Agreement is capable of two constructions, one of which would render the prOVIsIon VOId, and the other of whIch would render the provision vabd, then the proVISIon shall have the meaning that renders It valid 6 5 Bmding Effect The provisions of this Agreement shall be binding upon, and shall inure to the benefit of the parties hereto, their respectIve heirs, successors and assigns, and all future owners of all or any portion of the Scott Trust Property and/or the Woodbner Property. 8394210031263062021Sm/.@02t DOC (lOI3I03) -5- , . '" -. 20031024001725.0( 6 6 Authonty Each party signmg thiS Agreement on behalf of an entity represents that they have full authonty to SIgn thiS Agreement on behalf of such entity and thereby bmd such entIty 6.7 Counterparts TIus Agreement may be executed m one or more counterparts, each of whtch shall be deemed an onginal All such counterparts together shall constitute one and the same document The SIgnature and acknowledgment pages from such counterparts may be assembled together to form a single mstrument comprised of all pages of this Agreement and a complete set of an signature and acknowledgment pages The date upon whIch the last of the partIes hereto has executed thIs Agreement shall be deemed the date of mutual execution hereof IN WITNESS WHEREOF the undersigned have executed this Agreement on the dates mdicated below. SlNCLAIR-TBIMGAN: SINCLAIR-THIMGAN HOMES, INC By [A/,A-Y/A~ William Thlmgan, Its President Dated this ~ay of October, 2003 WOODBRIER Woodbner, LLC es, Jr., Its member of October. 2003 8394210031263062 021Smz@02' DOC (1013103) -6- THE SCOTT TRUST: BRECK WINTHROP SCOTT TRUST Breck W Scott, , indiVidually and as Trustee, thereof Dated this _ day of October, 2003 20031024001725.00 6 6 Authonty Each party signing tins Agreement on behalf of an entity represents that they have full authonty to sign this Agreement on behalf of such entity and thereby bind such entity 6.7 Counterparts This Agreement may be executed in one or more counterparts, each of which shall be deemed an onginal All such counterparts together shall constitute one and the same document The signature and acknowledgment pages from such counterparts may be assembled together to fonn a single instrument comprised of all pages of this Agreement and a complete set of aU signature and acknowledgment pages The date upon which the last of the parties hereto has executed this Agreement shall be deemed the date of mutual executIon hereof IN WITNESS WHEREOF the undersigned have executed this Agreement on the dates mdlcated below. SINCLAIR.-TBIMGAN: SINCLAIR-THIMGAN HOMES, INC By~ ____________________ _ William Thimgan, Its President Dated this _ day of October, 2003 WOODBRIER Woodbner, LLC By. ___________ _ Wilford H. Hughes, Jr , Its member Dated this _ day of October, 2003 83942J0031263062 02JSmz@02l DOC (1013103) -6- THE SCOTT TRUST: Breck W. ScoU, , mdivi uaIly and as Trustee, thereof Dated this La day of October, 2003 · , 20031024001725.0( STATE OF WASHINGTON ) ) ss: COUNTY OF KING ) I certify that I know or have satisfactory evidence that WILLIAM THIMGAN is the person who appeared before me, and SaId person acknowledged that he signed this Instrument, and acknowledged It as the PRESIDENT of SINCLAIR THIMGAN HOMES, INC to be the free and voluntary act of such entity for the uses and purposes mentioned In the Instrument DATED' -------------------------------------- NAME (PnntName) Notal}' Public in and for the State ofWashmgton ConurusslOn ExPires __________________ _ STATE OF WASHINGTON ) ) ss COUNTY OF KING ) I certifY that I know or have satisfactory eVIdence that BRECK W SCOTT IS the person who appeared before me, and said person acknowledged that he signed this mstrument as the TRUSTEE of the BRECK WINTHROP SCOTT TRUST, to be the free and voluntary act of SaId Trust for the u~~~d ourposes mentioned 10 the mstrument "...... D \t" __ .. ~ C. 8,ft a" .: ~ ."l\~!\11 ~ .... I, ~ ~_~~M1If~'I" ~O " : &.,; ~8' .loo..~T~ '~ 0 ~ : ~u ~. ~ ~ ~ " "~ " " ~ , " ~ B~~: .. I ~ ,. "" ','!). "'" If·O,. • ..... ~ it : ,,'fA. '1'1\"",,'" ~(J:-I .~Q ..i..G-" ~ \VAsY-v.--~ '\ " \",',", ..... 8394210031263062 02ISmz@021 DOC (1013/OJ) DATED. Oc.,. lei 200:3 ~ NAME: &.4...«: c Mf1A1e <.Q -(Prat Name) Notal}' Public in and for the State of Washington CommISSIon Expires. --lIItP~4~~!It..".£..----I -7- · , 20031024001725.00 STATE OF WASHINGTON ) ) ss· COUNTY OF KlNG ) I certify that I know or have satisfactory evidence that WILLIAM THIMGAN IS the person who appeared before me, and srud person acknowledged that he signed thiS Instrument, and acknowledged it as the PRESIDENT of SINCLAIR THIMGAN HOMES, INC. to be the free and voluntary act of such entity for the uses and purposes mentioned In the Instrument DATED' __ ~ __ ~ __ -=~ __ ~r-__ _ NAME. ~e-.:.)A-N"E7: PtP{)'ftmt Name) Notary Public in and for the State of WashIngton Commtssion ExPIres ~t..;;...O_=r ____ '1!f~...;.... ____ _ STATE OF WASHINGTON ) ) 55 COUNTY OF KING ) I certIfy that I know or have satisfactory eVldence that BRECK W SCOTT IS the person who appeared before me, and said person acknowledged that he signed tlus Instrument as the TRUSTEE of the BRECK WINTHROP SCOTT TRUST, to be the free and voluntary act of SaId Trust for the uses and purposes mentIoned m the instrument DATED. ______________________ __ NAME' (PnrtName) Notary Public ID and for the State of Waslungton Commassion ExpIres ________ _ 839421003\263062 02JSmz@021 DOC (1013103) -7- 20031024001726.01 STATE OF WASHINGTON ) ) ss COUNTY OF KING ) I cemfy that I know or have sattsfactory evidence that WILFORD H HUGHES, JR IS the person who appeared before me, and smd person acknowledged that he SIgned this instrument, on oath stated that he was authonzed to execute the instrument as the MEMBER on behalf of WOODBRIER, L L C , a Washington luruted hablhty company. pursuant to the proVISIOns of the Limited Liability Company Agreement of saId company, and acknowledged It to be the free and voluntary act of said company for the uses and purposes mentJoned in the instrument --";.00. ------ '" IftOl£ a .IOHISOI ... STATE or tAsHmGTON NOT ARY -.. -PUBLIC MY COWISSlOI EXPIREl1-20-0S .......... ... STATE OF WASHINGTON ) ) ss COUNTY OF KING ) DATED NAME. (PndN ~ Notary Public m and for the State of Waslungton Commission Exptres ()~. 'tt).()5 I certifY that I know or have satisfactory evidence that BRECK W SCOTT IS the person who appeared before me, and said person acknowledged that he signed this mstrument and acknowledged it to be hiS free and voluntary act for the uses and purposes mentioned m the Instrument DATED ______________________ __ NAME (Pnnt NIIIIIO) Notary Pubbc m and for the State ofWashmgton r~dingat ________________________ _ Comnussion Expires _____________ _ 8394210031263062 02ISmz@021 DOC (10J3/03) -8- 20031024001725.01 EXHIBlTA Legal Description of Disputed Property THE WESTBRL Y 38.00 FEBT OF TRACT A, WOODBRIBR, ACCORDING TO THE PLAT THEREOF, RECORDED IN VOLUME 214 OF PLATS, AT PAGES 6 THROUGH 10 INCLUSIVB, UNDER RECORDING NUMBER 20030528002020, RECORDS OF KING COUNTY, WASHINGTON 83942j0031263062 02JSmz@021 DOC (10115103) -9- EXHlBITB Pictorial Depiction of DIsputed Property ':1 <..I FENCE LOCATION AT TIME OF -..l ORIGINAL TOPOGRAPHIC SURVEY ~ UI. 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COHNrCIIPII ...,. __ l1li11£_ rw 1HE \Me AS DISClDSQ) It IIECIIIIPDI _. _ ........ 121>314os. .. _ 10 ... -";';10 iHE w-I'INII' ~ /l1li ~iHs ==='.~~~'=~~rwU::Tn£ ASII£I:OIICIID ___ NO.31145111. i. 7. _ 10 .,. fASDIIIIJ 10 OLYI8'IC __ C!JIII'AHY fOIl ~ I'EIIIOI.lUII '"""'" AS IIfCOOIIU) --IIICORIIINI/ _ ,_ . .0.. SWJ£CT 10 .... ACREnENT NfD 1HE 'JDItWS ,.., CONDinaNs 1HEREOf' IIEG.MDIO ~~~~~~r.=-rwWA't 11. StJ8,J[CT 1'0 COYDWftS »D CDNDfhOHS I.tPOSED BY IIS1RUUDIT RECORDED ON D£C. 21. "71 AS RlCOROfD !JNOER RECORDIfrtP ~ 711221DI21 _ bC _ EAS&IDIII _ ON·· JED. __ "1H(_" . 1H( ~ _1I0Il SHOll. BE EST.IIIlISH£D." __ ""'1£..... . lH£ art OF _ SHAll. 1HE _ 111 ENIUI SOlD ___ fASDI[HfS 10 ....... _ DEFlCENCIES rw 1HE _ rN:llllES .. 1HE £\'£NT 1HE _") IS/NII. N£GUGOIF II 1HE """"""'" rw 1H( __ 'ACaIIO. 1lIES( ....... $IWL lIE III 1Hf __ > __ . : ~:' . .':' ... : .... , ~ " R. 5 E.,. W,M; WASHINGTON- . ,',:;, .:,', 1!' ".,;' I J ~ I . ~ ~" .~: .: ,:,: .. , . . . W009i3T·,~~EN,R""/;;;·"';: 5E1/4, SE1/4, SEC. ,,: ;" "'. " R.5 E".W:M~ "CITY OF RENTON, KINCrCOUNlY, WASHINGTON· . . . ~ '="" ~ ___ .__ NlI'tI'2rrr . \. . "liii.li" ---- -----.- irJ L CDfJEft or SEC. .. lWP. 23N..RGE,. '"": 5£.. W.M. LDCA1I:IN PER K.US ~ ® ~aaVarW~W'~D POSIIION. (10/11/00) F'0LIt0 .-x .-COHCR[1[ MON MlH MAIl SET DOWN 1.2' IN CASt AT THE JNTtRS[CTJDH OF IE 12th st .• WONRDE INE. NE. crry Of" R£NTDN SUFf\rU YOHUwEm NO. 1143 -h ('0111/00) .. L47 ----- ---WilP' N "" •• .....-;;-______ _ sount 1/4 CORNER SEC. to 1WP 2ltL,. Ref. 5£ .• W.... POSnION ~'D fROM R.0.5. VOL 20. Pf; 10. 200 o -100 --------Scale ," = 200' BASIS Of B£ARING; KCM PER RECORD tIf' SURVEY It _ 2D or ~ AT PAGE 10. RECORDIG NlAIBER 7IDUH010. RbXIRDS or KING COLIHN, WASHINGTON. t:IQIa EOUA.I£N1' • PAOCIJ)UR£'S: It. $"' D£C1RONIC mAL $TAlKIN WAS U$£D FOR DIS FIElD _\05E SOAVEY. ACCURACY U[EJS DR EXCttDS trA.c. lSZ-130-010. REFERENCES I. RECORD or SUNY II lOOK .21 01 5UfNtYS AT PAC[ ... UHD£R R£CORDIHO NUU8Pt HOutton. 2. RECORD OF SUfWEY .. 8DOK loa or-SURY£Y'S AT PAGE 2$1, UNDER AECOAOIfG ....... t50D32.lOOI. ). rASDI£NT to "IlODOSI: P\NIT _. RECORPED _ RECOADItO NU'" llIO&tl. ";~~[""':"':", •. :.'.',;.:,'.·.:.~.!.~i;' t-~~~;.;,. ........ r.;.;. ... ".J;~~~/ -., . i .:<, ': :-:.:: ~ ...... ~", .. , ...... ; ":',; :\:;",/ .. ;: ~~:~·f~.: .. 17625 ! 30TH AVE. N~E. .. · STE~j·111li;:·W9C)I)I~iVt!l,g"~k1~1Ki·12~ I4AIUI!I(; N>IlRESS.,P.O, 1101( 28e·,.,.'N9Qt)I/f{ILU~iW~,ii!l!,l(l17n PHONE: (425) :.ao;E'i252, , .' : ,,~. .: '. \.; \ \ \ \ \ 30 \ ~-. ~ \ \ \ \ \ \ o IIAlCHUNE 10 10 .. --... - Scale 1" = 30' ~/~u:r: ~~t:; =u~l6Ic:r :~UJUSS 0lH£R'0ISf N01tI). $ SEr CA5(D ." X 4-toNe. WOtIUUDlf wmt r .. BRASS • DISC SfMWED ~$145· .. S'I~. QIG coutRY CASE. ® ASSESSOR" PARCEl _ . o ~ =~~ :" ACCESS NCI PRfVATE ACCESS rASDIENT. ® '0' _11 ~ __ EASEMEHf __ .. S!tEET I ® 26' _ M:CDS ... U1IUIY fAS!lIDIf sa: NOli .. 5IEEI' a ...... Nt LISOIlNI 111 1IC orr OF._ ,.,. ........... ® SEWEll ,I' _lE ACCESS ... UIlJl'( lASDIDII 1lIIIE a. !HEr 2 lUG IN tASl!IENI 10 1IC CIIY OF _ FlIR .... 1tlI ... --t' .,4" :..;. • ,", ,:' .. I \ LlO • S LJI H • .... 11 L ., , ......... :-.: .. :. : "' ..... '. :.' . '.' " .; . , .< .. ~ ~ ':\ ... t:I ® \ \ \ 30 o \ . .... ... : .. : " WOODSRIER ·., ... ·,",d·::,j:!·,~ ............ SE1/4, SE1/4, SEC, 4,'T,"23'LN., R. 5 E.,' W.M., CI1Y OF RENTON, KINGCOUNlY, WASHINGTON,> '.:'.,. • ••• j. \ \ ~ ~. R Al ~, 'd \ ~~ ~ 1,5 ~\ '> .~ ~ .. ",' . ,. , ,.' NmW-... ;.~. ~'I Z. fT\ 'l!> ... ~ .. N.T ... ':,.;. ~ .,·--.-·-II.t.s.r,."': ... __ .. , .' 10 .. - -... - Scale 1 II = 30' scr l/l~ R£IWI; WI 1-1/4~ 0RANGl rv.mc CJII stMWED '\t£AD GlUMH .. ASSOaATES 21276 32.34 368't1 »14$" UNLESS <mt</IWISE NO ..... SET CASal 4~ )( 4~ CONe. WOHUNDfJ wmt 2~ EM. ~ DISC $lAMPED ~ .... s· It STANIWIO KING COUNTY CASL 1. NOIHIIC SET AT fHES[ PROP£RTY CORNDtS. CORNERS WI.L BE CO't'£R(D BY ZERO SE1IACK HOUSES. ® ASS<SSIIII'S 'ARC£\. _ ® ® ® za' PflYAtt ACCESS AND U'JIJlY fASEUOO NOJ£ .. SHUT 2 AL50 Nt fA$DENJ to "DE CRY 01' RDf1'OH FOR WAU AND SIllER. • ,,' PRIVAtE ACCDS AND U1IJIY PSEUOff ~ $. SMElT 2 ALSO AN EASENEMT to 1H£ crrr OF RENTOH fOR WA1d AND 5IliER. H' _AlE ..:ass ..., IIIIUI'( EASOIEItT NO![ .2. 5IEET 2 ALSO Nt DISOIEIfT 10 THE em' or RENJOtoI fOR WAlDI AND SIliER.' . ~~r~~~&;" 17825 130TH A.VE. H.E •• STE. 104;jWOODlIiYlLLE;·WA.,·eeo7~,: ~ -,~Y:' IoWUNG ADDRESS; P.O. pox 289.WooDtNVlLLEi·W.-\t98Q72.j' -":'il;~ PHONE: (425) 486-1252 '.' fAXt'C.25):4eS;';S1Oa ''f'.: ~~i,;N " . ~"'. ~::L....::-'--:-.~. ~"~'''''''-' R1GH1' 01' YAY t '-" THESTATEOFYASHDIGTON " ~.~. Coui\<YF:R A:: CONSIDERATION 01 me awa 0/ r. .. ~H::~'-~· r4MUI~;;:~&tc.if~ . (I. -:tl,:i .. t_ ... J •• hc.r!c,~ifC . ..e' ..... hi;bia hertby .cka_I~,N.~ ._ ..... , .. 'u· .•••. ~ •. ' .• "." .. • .• '._n,' .. .... oJlb:z::d ,.:iuatata,OJl.and. ~chel "'llat.-boJl, IlIl.b~Jldo~4,.!I!,",f:3I;jJ".d O.lIeu • • ~f,!U""'o.~.()~~'!I}~'?'~o.,aJ~~:""Lo1~. 11,~ .. ~onA?~D, bllab"~..,.~~d ~~~~~,~:J.,;~,C t l-'Urc~~"~,e,~,~,:", ... ~.~)" .. , •... hc.r~inah~r rtfttr~d '0 .. GRANTOR ( .. h~.hc.r _ or .. ore). dou beteby .,.aot .od coovey .0 OLY~PIC PIPE LINE CONPANY-,j • Del •• .,. cor~.tioa, .irh a ,..,.';'c co do boa ••• i. me. Stare 01 W •• hin,IOll" irs :succe •• or. -·:-:-~~·ffi-;-ps;·:\ire-i~h .. ;· reft"tre-d "'(t"ila GRA-NTEE. ~ ri,ttu '" way", ra.e'.eDu-'.,;d-pri.·iJ,:I~' fO·:fttNisttiftl:;~··:-· Plainl.in, ope-r.re. repair. repJace, ~ __ ,.,_. and fr-.o'H' 1D .. hole or iD pan •• pipe liM' «..,.,. .... .. . .A~~: .• ~ the-..J1t~UCl' che~of ..... ~e'. 01'. AD.' .~~~ ..• qb"cAD~'=1Ei.~rlkb:r.-.O:1;"~'''-:~:'''' , , T.l·Yc·.~~pp\lrlen.IKf.., .nd c.tbOJ.c prorecriOri-de"'ilt~s"~·'·.·ikJlh~'-'"·-ri'Kr"Tr~ir:;7n""'-';1l"': o.~ "f". "d-:C'"""'"rr.hf~"'O'fo-·"' .. y-cJe-.r of·-ue-e-s.-underbr:U,h," build.in,.·, 'and oc.hc-, .. ~ttucti ...... ..IOtl,,".-~· .. rC' to ~ s.e-l~ .. ,t--y ~.' .-,::.~:-.,. ~G·~~!~~:;;,~r:.~~:4t,-,· acr~ss"O"_.Qd c~~~"h thot fono.~,inl d~scriM-d pt~rty sit~, ~tC'd i~h~.,.~unty 01 -~'';'' ~~t::::· . .' .. ~,;:: . ~liig" . ,.·S(~'ie-01 WAsh~iltton: -. '-::".-.-":'~-:'''''9:i.:~~~~~-:-::o:-7t.~ '. ~-·",c~ !;,:,~,-?·::i!·.'~· -,I.: .. That ~onl0.n of the Wut4iO feet "i"the Southeaat quarter .. "the' Sou th"aat . qu'aner ., .. '~illt:K~;~:::I?Z;~~~i1~;:~;~~~::~;·t~:~~f~:~~~~::~~~;~1~~:!~~~I;:!!!~~~!~" '-~oiithrr"":fL,t~~rys,tate 111gh"r.yll~.~.2. (J. .. nto~,~l .. aqu.,h¥O.&'!rJ,;y",c --'-ti i;·~~-~·d·~"~~t;~;:~d·~:~gr.ed_ tn~ ~ r),) _abl)V~ ~ruuDd .pvurL·~, .• uc~~ _.1. 1 J. b~ constructed on the uDovc oeHcrib.d p'ropert,.. ,. i.>1'C",n,~.e.·".".l' .... €;tQ.".re"t.pno;,"~he sur.r .. :c.e •. 01' th .. "g;ruund .. re!)." ... ~ .. ·;W1,.\li,q .. ·I""."· ~~I;l.) 1- ~ti.o.{,~ Q.C..,~~~Q,.~qrL :'l_oqy, as nel.l V ~. p08t,i~1. to conditloDS pr .. 0J""· to ~on3truction. - tc.,. ... rhtr "i.:.l the ri,.;:ht of in~rC"s.s .In~ C"f.;(e-<>s (0 and from s.:liJ Ime lUdU&a. Gunlar ~h.11 hav(" [he-ri~!-.r .Ie lu!ly usC' an.J tnIO)' ,he-above' ·drscr·ibc-d prcrni:-.C" .... c"I(("rt :a~ ii, (h~O fl((hts he-trio Itr.-..n(l"J. L:anlC"t" .It(r"'~ (0 P~i an)' darnasw-s which r.'Ia,' arisC" to crops •. m~r. 0: te-oles ot Gramor, It' suhinll hom chC" rzC'rcisC" 01 (he-ri~h(s herein fl'~l1tec. said J.;arr..aAC"s. il nor m~Ht.:.:.lI)· ag:C"cd upon. Iv b: ".)oCC"~· t.~ln('d .IItl\.. drlC'rmined or :nru' disincc(C":ucJ pc:-rsoos, O~ the-fcof (0 be-OIrpointcd h~ <"~r3mor. Clor L~y Gran:c:-C', anti Ihr child ~y thr twu :0;0 "f,~in[C" .. 1. and the trn!urn award 01 such lhr('~ pc-:s.ons shal: bot-tinal ,1.1"k: c(lnclu~ ;'''C', sIld\tl.JJIoiWf.?C~l¥fJ' ~""~IiP'~.' ~V""'ll"_lW1U<'--:U l(~""~l<_J<lI< c~~~~.:"!Jl.x..:.ut_X_~,~x;-.._xxx~~~~g.X~;L_X~~~~lt~lUiII1.lUffI--JllJWl~ h is .I,1(rt""t'd rh'l( .oIIn~ p;ymc-nt ,!ur ht'rr\Jnd~r mAy br-m.aJ(" JirC'cr In ...; "HIM" 1)1 .n\ .,nl" vi rh,.m .'\n~' p:~ line conS(riu,·tC""J t"lv 1..;'.1nrcC"". it.,. ~uccC'.ssurs or as~il(;1~, .1Cr\l~5 I .. r.'b und("r r'.Jlr"'.lr.('n .. r r~c time-01 construction fh("rrof, shllllil (\("" t-ouflrJ to ~~C~ JC'rrh as .. ill nor incr-rlrle-... ilh ordinan' ~-l!h, ,..1lion ThC' rilChu of W.ly. ras<°t:1rnts ;)nd f'rivilt"~t"s hrrC'in ,:.ranrC'd afC' c.ach jivi ... ihlc dnd or tr.ans!r-rablC'. in ",holt,.., In ''''"H~ The (rrm~. \:onditivn~, :.n,t p!L"tvi ... inns 01 thiS Ittatll or any ("("Infrdel H· ... ullln,: 'r0m ,he eJ[ell ,";(' ~~"·~r.'1 shali C'xtC'nd co and br bindin.l1: upon ,!'I(" helr~. executors. ajminisltalots, prr~"noal aprc-,rnf.lrl\·("·,; ..,\.!., '· ....... 'r ... .. 00 a!'o ,ilCns 01 rhC' ruUIC's he-r("to. 'J..'he above cODs.1derati .. Co ~~~.~.U~~fI _~~!,~r~~~ltmfl.~'''', t,o De C :..l.se"; oy (",;.,:". ~ r.,,: \. l,_,r, -"lsal'd-pip'" Tiiie'.·-- IN I':T~ESS "HEREOF. the l:rar".for has C'xC'cuce-d ;:'.is insrrumC'nt (his_. 1.1,:d day of J...:-J.J.U ovy ~.--- .' -'--"-' --, , I '. /~ ~. ~ !:... ACXNOYLEDGENENT OF COIlPOIlAn GRANTOR STATE OF i'ASHlNGTC;; ... COUNTY OF ______ _ 0.. w. _________ d.,. oI_~ ________ 19_. ~fwe _. the WJCIersiped Norary Public:. per ...... lh· .ppe.red ____ . _____ \ ... ___ -=--,--., ..... ______ ---------~~ to ........ ilCo~ the __________ Pre.ick ....... __________ Sec:n .. ry. rnpn: .. ~ly of ~--,-__:_-__:__:__=__:_-_,_..,,----_-• ..!w corpontioo char e.~cuted dw within and loce,.,i.., iD.~a ••• nd .c"-I";.~.r the •• Ui ia'..-Dr CO ~ the free .od yol .... rary acr .od d~ed of .aid cocpor •• ioa. to<!~ un. and I!WP>!U' rb_iD & .... ti.......t.,-...... _ ... rb ar.red <bar rbey an .In:horized '0 o.r- . cuc~ rile ~'idlutrum~nt .nd tIt.r I~ .f'.1 aHized i. rlte_ c~cc KIll .01 sAid corpOration. -----.. --.~... :.. _... .._. . ............. ,."",.,-,~Y-""od.net o(/i£i~~",,"1 al/ized tbe·:do~,.~ .. thUo «rtilih.i .bOYe""iri';~". :r IQ n <.) o '"-' .;::r ...... ~ Cl... <: STATE OF WASHINGTO)/ COL'NTY OF~:_"_' _ .. ___ ~~. i \JJ "- (' N-.y Public ill ..... for <he Sr •• e of W .. hiDrron, .~.idia, .• , .ICICNOIILEOGEIoIENT OF 1N:)IVIOl·.\ L ;::COiWE': .-1L ...... __ ....... iJi· .. _ ........ _ •. ?~ __ ._._ ... _REO:J::Sl Of ~J6,i i.. i4 P:f. 2 I 4 HOSER i A.',':)":!lIS I, 'OW," Y.IIiG COUNTY WASH~ v .. ---_____ DE;:UT\· .J \ ... ~' .. ·p~v .. -.... _... alepH ~ ,-..:: -:I~_~_ .~ .... ~-:=--:-.; ~ .-:,··"_",co':. ??.;.-:::~~~. _.,;' ......... " -"(··.r~-=-'DA\>: ': .. "! t/!'P'-.· ... • ... """! .::;-.. ':t: _d_ .. -:-.':}r--.. - premises. e",eeIPC··,b .... ,...II •• riipr.::;. to crops t timber, or le'neea' < ,'f . G",orO~: "re~' if no< mlltually ageed llpoll. to be ... eer-, e:,:,!e,!'''J,.~o .. be appointed by Grantor •. one by Gralllee. -;>ersons shall be final and eood ... i"e. . ri~ and 'rom rime to time. lllai1Id1Jt1_~~ for ~.eh pipe line laid ~fter rhe firs,dine.t-. . Glanror. or any on~ of them. ,,~.j , .. ' by'·.Gr'~'~~~~. irs. .... . . . across lan..!s under cultivation-at "the of eC'!'~',i'-"'c:tiot,!lier~of. shall be bllried ro _slleh~~:as .. illrior inrerfere with ordinary cultivation . . ulgnl:~;;,Or.:.""IY':··"·'.·' 1.·' ..... '·01· ts and p,iYile~:h~ieio·':sr.ntedare each divisible and are each assignable "ansl~efJlbl'.. . in parr. -...." ... :." , "lid pro"isions. Oflhis ~'rit·. or. any"Contract reslllting from lhe ""ercise thereof ::;::'I~~~';'J:::at'2!~;-..-;i; upon, the heir •• exec:utors .... dmi~istt.corst pe-r.onal r~pre<"ientatiyeJl, suc.cesso~~ • ..., .• ~:._ • .",,, ___ .,hirero •. '~ .. :"':' .. '", :" '::"";:~'?j.:~ .... , , ... ' .' . ' ...... . ... ,":. COtmW OF_"_' '..,.' >_' -'-,-'~".,\;",,}..,.i; ,:-:",',-,,::,:,-~,,_:;_s,...s_;"" ,,", "On'~{f'd~Y~'r:&ilf~i~~E:t'~:n ~a be me individ~l(s) described in and .. :~xecuted the within • a~ forelainl iristrU~nt'(~d(~GimM.iedled that sip"drhe s.ame as _________ _ free and ~,lun~Y,ilcr iliifdeed, for the usu and purpose. th~;ejn ....,ntioried. GIVEN uiid~r~y'~~iid~n.i 'official seal this day of . 19_, .! .' ,;., Notary Publicijr'ancl for the State of Il'ashi"l'afl, resldin.'a. ,/:,~: ',', ',',." " RECORDED ":'0::' ~:, (i'J~ f11J Jk 15 PM 12 04 DIRECTOR R£COROS '''ELECTiC~IS KING CCUNTY. WASH. i': 1'4, O. Ci C· C· "t-• ".-... ,; SEATTLE CITY LIGHT Real Estate ServIces 700 FIfth Avenue, SUIte 3012 Seattle, WA 98104-5031 AGREEMENT FOR USE OF THE CITY OF SEATTLE TRANSMISSION LINE EASEMENT RJGHT-OF-WA Y PM #230504-4-002, B24/17S OLCOr.<m0LLEIl KCA#042305-9123 NO. ~?J 3 WHEREAS, SINCLAIR THIMGAN HOMES, INC, a Washington corporation, hereafter called the "owner", owns the follOWing descnbed real property In County, Washmgton That portIOn of the west 470 feel of the southeast quarter of the southeast quarter ofSechon 4, Township 23 North, Range 5 East, W M , lymg easterly of the centeJ Ime of the relocated Dlablo-Seattle TransrnJsslOD RIght of Way center lme EXCEPT the south 470 feet thereof, Al\T]) EXCEPT that portIon thereoflymg north of the south Ime ofPnmary State HIghwdY No 2 as conveyed to the State ofWashlllgton by Deed recorded under Kmg County RecordmgNo 7112210128 c:-.... LEGALDESCRJPTJON o BY DF 12 JUL 2002 ('\1 C WHEREAS, the CIty of Seattle, CIty LIght Depdrtment, hereafter called the "CIty", owns -.... a transmIssIon hne easement nght-of-way over a portion ofthe above descnbed property, and WHEREAS, the owner desires the consent of the City to use saId above descnbed Tlght- of-way for the development of the property proposed as the plat of Woodbner aka Honey Cl eek HIli and as shown on CV 1 STHOl, Sheet 1 of20 prepared by Peterson ConsultIng EngIneers updated June 20, 2002 and by tillS reference made a part hereof NOW, THEREFORE, II IS mutually agreed that the owner may use the saId nght-of-way for the development of the property proposed as the plat of Woodbner aka Honey Creek HIli, subject to the followmg terms and condItIons No bUlldmg or structure shall be t:onstructed or placed upon the nght-of-way 2 There Will he no ponds, "V" dItches, or open water retentIOn faclhtJes on the nght-of-way WIthout the approval of the Supenntendent of CIty LIght 3 The owner shall, upon completIOn of any constructIon of any facilIties desCribed herem, remove all debns and restore the surface of the <lbove descnbed property as nearly as poSSIble to the condItion In whIch It eXIsted at the date of this agreement 4 The CIty reserves the nght to locate a transmISSIon Ime support structure and any other necessary appurtenances on the west SIde of the proposetl access road 5 The owner agrees not to place any fill agamst eXlstmg transmISSIOn towers 6 The owner agrees to mstall and Olalntam guard posts and/or curbmg for tbe protectIon of the eXJstmg transmISSIon lme tower located wlthm the herem descnhed property The owner further agrees not to allow vehIcles WIthin 10 00 feet of srud tower 7 The owner shall not at any lIme mterfere WIth the City's access to and over srud nght-of-wdY Page 1 of4 CV· 8 If the ownel's use of the nght-of-way should elt any hme become a hazdrd, as detem111led by the Superintendent of City LIght, to the presently Installed electncal facllttles of the CIty of Seattle or any faclhlles added 01 constructed 10 the future, eIther overhead or underground, OJ should such use as detennmed by the Superll1tendentlllterfele with the mspectlon, mamlenance or repair of the same or wIth the access along sllch easement, the owner, upon thirty (30) days' wrItten nollce, wIll be reqUIred to Jemove or relocate such hazard or IIlterference at owner's own expense If the owner shall fall to remove or relocate such halcud or Interference, the City may at Its electIOn remove such hazard or mterference without Illlblhty to the OWner for loss, IIlJury or damage thereto, and the COSI of slIch removal shall be paid by the owner to the City upon demand 9 The OWner agrees to submit plans furmshmg detalls of any future COnSlnlctlOn, pavmg, gradmg, cuts or fills for approval by the Supenntendent of Cay Light, or her lepresenlalJveS, pnor to the undertakmg of any such future construction, pavmg gradmg, Cllt or fill operatIon on the herem descn bed property !O Plantmgs on the nght-of-way will be hmlted to and mamtamed at a height below tweJve (12) feet If the owner does nOl mamlrun said plantmgs at a height below 12 fect, the CIty shall have the nght to lnm the plantmgs and charge the owner for the cost of such work, and the CIty shall not be hable for damage to the pJantlngs as a lesult of this trlmmmg f'. 11 The type of constructIOn, matenals and eqlllpment used, manner of erechon or constmctlOn, C . manner ofmamtenance ofutlhty faclhhes shall be JI1 accordance WIth the NatlOnal Elec!nc C Safety Code and shall comply wtlh State laws govemlllg overhead/llndelglOund hne C.I constructIOn C. '(. 12 The placement ofllnderground utJhty 1l1les wlthlllthe nght-of-way mils! be mdlcated above 1":' ground 111 a manner approved by the Supenntendent ofClty Light C-.... o 13 It IS understood that any consent gIven hereunder IS subject 10 eXlstmg fights, If any, of other ( ., parnes Tn consentmg to the use orthe nght-of-way for thIS purpose, the City does not waIve or C:' subordlllate any of the lights and privIleges granted to the City by easements for transmISSIon ..:J hne purposes ('J ] 4 ThiS agreement IS for the use of the above land only, and shall not be construed to replace 01 to be used m heu of any penmts or licenses which may be Jequlred, granted or supervised by ,my other agency or subdiVISIon of government charged With hcensmg, pohcmg and supervlsmg the operatIOns of the owner hereundel 15 The owner agrees to asSUme all Tlsk ofloss, damage or injury whIch may lesult fiom owner's use ofthe nght-of-way area It IS understood that any damage to tbe City'S property, caused by or resultmg from the owner's use ofthe flght-of-way tract, may be repaired by tI1e Cuy and the actual cost of such repdlr shall be charged agamst and be Pdld by the owner 16 The owner agrees that the Clly of Seattle shall not be liable for any damages to the owner's property by reason of any constructlOn, alteratIOns, mamtenance or rmprovements performed 10, said property by the CIty ofSeattJe, Its agents or representatlvcs 17 The owner agrees to protect and sa~e barmless the CJly ITom all cJamls, actions 01 damdges of every kmd and descnptlon which may accrue from 01 be suffered by reason of owner's use of the nght-of-wdY or the perfom1ance of any work m connection WIth Its use, and III case of allY such Sll1t or aellon bemg brought agHlIlst sa,eI CIty, Of damllge~ ansmg out of 01 by reason of any of the above causes, the owner shall, upon nollce to owner of commencement of such aCllOn, defend the same at no cost or expense to the City and wllI fully satIsfy any Judgment after the said SUit shall have been finally detennmed, If adversely to the Clty of Seattle ) 8 The owner covenants and agrees that neither II nOI Its agents or representdlives will stOle, dump, bury or transfer any hazardous substances, flammable matenals, 1Il0perable vehlcles, chemIcals, OIls, fuels, or eontamers for saId substances, chemIcals, OIls, fuels, etc, on the premIses, and further agrees to observe all enVJronmentallaws of the State of Was lung ton, CIty of Seattle, or any other governmental subdIVISion or dgency havmg regulato, y authOllty ovel PaJ;!;e 2 of4 1'1"; 1'1 C', C c. c' ~-. r--: C'.. G (', c: such acllvIIJes on the premIses 19 The Supenntendent of CIty LIght shall have the nght at all limes to suspend any or all operatIOns on the above property winch she deems to be III conflIct with the eXIstmg lights oJ~ 01 detnmental to the best mterests of the City ofSeattJe 20 The Supenntendent of CIty LIght, or her agents, shall have the lIght at all reasonable tImes to mspect smd prel)JJSes fOT the purpose of observmg the condJlJons thereof, and the manner of comphance by the OWnel wIth the terms and condItions o[thls agreement 2 I The owner and the CIty agree that the covenants herem contamed shall be bmdmg on the partIes, their heus, successors and assIgns, forever 22 Clearances of 175 feet from the 230 kv Bothell-MapJe Valley transmISSIon hnes WIll be mamtamed unless a temporary outage IS scheduled WIth Seattle City LIght Seattle CJty LIght reqUIres advance notIce of70 calendar days pnor to the month for whIch any planned clearance outage IS requested 23 All stockpIle matenals shall be eIther removed or lIsed No stockpile malenal shall be placed under the eXlstmg transrrusslon hnes GRANTED thIs ACCEPTED SINCLAIR THIMGAN HOMES, INC, a Washmgton corporatIOn ByW<1nMl;! WIlham M W T l1mgan, PreSIdent By 9Cl!2zICkNf TItle APPROVED SEATTLE CITY LTGHT , 20 (f'l.- Page 3 of4 1'1'": ",': c\ C c: C ,. '"',. c> .. c; C C. STATE OF WASHINGTON) ) ss COUNTY OF KING ) On tillS \l1fl, day of Jt.J~ 20 01.-, before me personally appeared WILLIAM M W THlMGAN, to me kno n to he the President, and __ ' to me known to be the ,of SINCLAIR THIMGAN HOMES, INC, the corporallon that executed the wlthm and foregomg mstrument, and helshe/lhey acknowledged that said mstrument was the free and voluntary act and deed of said corporalloll fOi the uses and purposes therem mentIOned, and helshe/they on oath stated that he/she/they waslwele 3uthon.led to execute said Illstrument TN WITNESS WHEREOF, I have hereunto set my hand and Jffixed my offiCial seal the day and ye.lr above wutten ST ATE OF WASHrNGTON ) ) ss COUNTY OF KING ) Notary Pu c III and the State of Washmgton, resldmg at mC"Y\ r'Ot, u.Ht My commiSSion expires q -Iu 0.3 On thiS ~"'~day of 00 LY ,200.2.-, before me personally appealed STEPHEN E HAGEN, to me personally known to be the Real Estate Manager orthe CIty Light Department of The Cay of Seattle, a mUnICipal corporatIOn, that executed the foregomg Lease and acknowledged to me that he signed the same as the liee .lnd voluntary act and deed of said mUniCipal corpordhon and on oath stated that he was authonzed to execute saId Lease Witness under my hand and OffiCl.l1 seal the day and year In thiS certJficate filst above wnllen NOTARY PUBLIC III and for the State of Wash mgt on, . resldmg at ~ _ My CommIsSion Expires ---Ui!f7z<:'~"$ JUl252U02 consent\woodbner con Page 4 of4 20030528002021.001 -( ( Return Address: City aerk~s Office City of Renton 1055 Grady Way Renton, WA 98055 -1111111111111111 20030528002021 CITY OF RENTON DECL 36 •• PAGE eel OF Ina 85/28/2003 13'28 KING COUNTY. IJA n-prlDt or type infonnalfon WASHINGTON STATE RECORDER'S C over Sh t ( ee RCW 65 04) Document Title( s) (or transactJODS contatned therem) (all areas apphcable to your document must be filled m) 1 Woodbner 2 3 4 Reference Number(s) of Documents assigned or released: AddltlOnal reference #'s on page __ of document GrantOr(s) (Last name, first name, lDltJa1S) 1 SlDclrur Thtmgan Homes. Inc , 2 , AddItional names on page __ ofdocumenl Grantee(s) (Last name first, then first name and lWtlalS) I CllYofRenton , 2 , Additional names on page __ of document Legal description (abbrevtated 1 e lot, block, plat or sectIon, townslnp, range) SE ~ of the SE ~ of Sectlon 4, Townslup 23N, Range 5 East Addtbonallega115 on page __ of document Assessor's Property Tax Parcel/Account Number o Assessor Tax # not yet assIgned 0423059123 The AudltorlRecorder WIll rely on the mformatlon proVided on the fonn The staff mil not read the document to vellfy the 3a:tll'3CY or completeness of the mdexmg InfonnattonpJoVided herem DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS OFWOODBRIER SUBDIVISION March 1, 2003 200305280020zt00: THIS DECLARATION, supersedes and replaces in ]ts enhrety the "Protechve Covenants Running with the Land for the Plat of "WOODBRIER", recorded under# 2oo>o~'t~ 002ot.i) _ THIS DECLARATION, made on the date heremafter set forth by Smclair Thimgan Homes Inc, hereinafter referred to as "Declarant" WITNESSETH: WHEREAS, Declarant is the owner of certam property m the County of Km~ State of Washington, whlch is more particularly descrIbed as fully set forth as ExhibIt 1/ A" hereto whIch is Incorporated In full by reference as If fully set out NOW, THEREFORE, Declarant hereby declares that all of the properhes descrIbed above shall be held, sold & conveyed subject to the followmg easements, restnctions, covenants and condItions, winch are for the purpose of protecting the value and desIrabllIty of, and which shall run WIth, the real property and be bmding on all parhes havmg any rIght, htle or mterest m the descrIbed properhes or any part thereof, their herrs, successors and asSIgns, and shall mure to the benefIt of each owner thereof ARTICLE I DEFINITIONS Section 1 1/ Association" shall mean and refer to the Woodbner Home Owner's Association Section 2. "Owner" shall mean and refer to the record owner, whether one or more persons or enhhes of the Declarant, of a fee simple tItle to any lot wruch IS a part of the Properties, but excluding those havmg such mterest merely as secunty for the perfonnance of an obligation. 20030528002021~OO: Section 3 "Properties" shall mean and refer to that certam real property herein described, and such additions thereto as may hereafter be brought wIthin the jurisdIction of the Association. Section 4. "Common Area" shall mean those portIons of all real property (mcludmg the Improvements thereto) whIch are held m equal and undivided mterest by all the property owners at Woodbrler for the common use and enjoyment by the owners, or are upon right of way areas, however are to be maintamed by the AssocIation to enhance the general appearance of the Development The areas to be held in Jomt ownershIp and/ or rIght of way areas to be maintained by the property owners of this plat eXIsting at the time of recording are descnbed as fully set forth at exhIbIt Ii A" hereto which IS mcorporated in full by reference as if fully set out. Section 5 "Common Maintenance Area" shall mean those portIOns of all dedicated public nght-of-way, Storm water system, Detention vault (mcludmg the Improvements thereto) mamtamedby the AssociatIon. The area to be maintamed by the AssOCIabon at the tune of recordmg of tlus DeclaratIOn IS described ill ExhIbit A All SIgn and plat idenbfication areas ( mcludmg the mruntenance or hghtmg and lIghtmg fixtures of same If the sign be illuminated) pruning and otherWIse mamtaining, preserving and caring for the planted and landscaped areas identified at SectIon 4 hereof. Notwithstandmg anytlung to the contrary herem, the AssocIation shaH have no duty, except as undertaken by the ASSOCIation pursuant to Article III, SectlOn 4, to mamtain any property, mc1udmg but not luruted to, roads, gutters, curbs, sidewalks, and dramage systems whIch are or have been conveyed to the CIty, County, State, or any pohtical subdIVIsion thereof, as the case may be Section 6. "Lot" shall mean to refer to any plot of land shown upon any recorded subdiVISIon map of the PropertIes with exceptIOn to open space and roads Section 7. "Declarant" shall mean and refer to Smdair Thimgan Homes inc"., theIr successors and aSSigns, if such successors or assigns should acqUIre more than one (1) undeveloped lot from the Declarant for the purpose of development. Section 8. ~~Board" or "Board of Directors" may be used mterchangeably and shall mean the duly appointed or elected Board of DIrectors 2 20030528002021.004 of Woodbrier Home Ownets AssocIation as proVIded In the ArtIcles of IncorporatIon and Bylaws of said AssocIation. Section 9. ,I Architectural Control Committee" shall mean the duly appomted or elected COmmIttee of the Board of DIrectors as outlined m Article VI of thIs DeclaratIon, hereinafter referred to as the "Comnuttee". ARTICLE II PROPERTY RIGHTS Section 1. Owners Easement of Enjoyment. The ownership of each lot shall include an undivided 1/16 mterest m the Common Area No lot owner shall, by act or omissIon, seek to abandon, partItion, subdivIde, encumber, sell or transfer the undiVIded mterest in the Common Areas Every owner shall have a rIght and easement of enjoyment m and to the Common Areas whIch shal1 be appurtenant to and shall pass WIth the tItle to every lot, subject to the following prOVISIons A. The right of the AssociatIon to suspend the votIng rights and rIght to use of the facihtIes by an owner for any period durmg which any assessment against his/her lots remains unpaid, and for a perIod not to exceed SIXty (60) days for any mfractIon of its published rules and regulations, B The rIght of the AssociatIon to dedicate or transfer all or any part of the Common Area to any public agency, authorIty, or utIlity for such purposes and subject to such condItions as may be agreed to by the members No such dedIcations or transfers shall be effective unless an mstrument agreeIng to such dedIcation or transfer SIgned by two-thirds (2/3) of each class of members has been accepted by the receIvmg publIc agency and recorded Section 2. Effect on Insurance. Nothmgshall be done or kept in any Common Area whIch WIll increase the rate of insurance on the Common Area or other lots or Improvements without the pnor wntten consent of the Board NothIng shall be done or kept In any Common Area wluch will result in the cancellatIon of insurance or any part of the Common Area, or whIch would be in violation of any laws. Section 3. Alteration of Common Areas and Common Mamtenance Areas. Nothing shall be altered or constructed in or removed from any Common 3 20030528002021.00! Area or Common Mamtenance Area except upon the pnor wrItten consent of the Architectural Control Committee and Board Section 4. Dumping m common Areas and Common Mamtenance Areas. No trash, plant or grass clippmgs, or other debrIS on any kind shall be dumped, deposIted or placed on any Common Area and Common Maintenance Area. Section 5. ConstructIon ACtIVIty. No structure shall be erected or placed on any lots or receive extenor alteration untIl the construction plans and specIfications have been approved by the Arclutectural Controls CommIttee accordmg to the prOVIsions outlined m ArtIcle VI. Any dwellmg or structure erected or placed on any lot In this subdivisIOn shall be completed as to external appearance, mdudmg flffishmg staIning, Wlthin rune (9) months after the date of commencement of construction. VarIances may be granted by the ArchItectural Control Committee. Section 6. Building Setbacks. No structure shall be located on any lot nearer to the front, SIde and rear lot lined than the mmunum dwellmg setback lmes reqUIred by the Renton Municipal Code. No portion of a dwelling on a lot shall be permitted to encroach upon another lot, or upon easement areas as delineated on the face of the plat or as otherWlSe recorded. Section 7. Buildmg Materials. All homes constructed on each lot shall be built of new matenals, WIth the exception of decor Items such as used brIck, weathered planking, and similar items. The detemunation of the Architectural Control COmmIttee is to be rendered as to whether a used matenal is a decor item or not AIl roofs are to be approved by the Architectural Control Committee All VIsible masonry shall be native stone, brIck or stucco Section 8. Landscaping and Fencing. No permanent structures or landscaping of any kind, including fences, walls or shrubs, may be buJlt or placed within any of the road right-of-ways and easements as delineated on the plat, except as deemed appropnate by the ArchItectural Control Conuruttee and except as noted below, provided wood fencing may be erected on or WIthin the property of the owner subject to same bemg temporarily moved, as IS necessary to obtam access to the easement area as set forth on the plat herem No fence shall extend further forward on the lot, than the front of the house upon the property Front. yard landscapmg shall be completed and m place, as per plans approved by the Architectural Control Committee WIthin three (3) months of 4 20030528002021.00f completion of buildmg constructIon The Board may grant an addItIonal three (3) month extensIon for good cause shown Fencesl walls or shrubs are permItted to debneate the lot lInes of each lot, subject to the Arclutectural Control Committee approval, subject further to saId fences, walls or shrubs possible necesSIty of removal due to use of utIlIty easements as contained on the face of the plat and other easements elsewhere recorded. No barbed WIre, cham hnk or corrugated fiberglass fences shall be erected on any lot. All fences, open and solid, are to meet the standards set by the Architectural Control Committee and must be approved by the Committee pnor to construction. The Architectural Control Comrruttee has establIshed a standard fence design (ExhIbIt C). The standard fence deSIgn can be mstalled on a Lot WIthout approval of the COmmIttee. Section 9 Temporary ReSIdence. No structure of a temporary character, trailer, basement, tent, shack, garage, barn or any other outbuilding, shall be used on any lot at any time as a residence, eIther temporarIly or permanently Section 10. Contractor No home may be constructed on any lot by other than a contractor licensed as a general contractor under the statues of the State of Washington without prior approval of the Architectural Control Committee. Section 11. Wlrmg 'The wiring to accessory buildmgs of any type shall be underground. Section 12. Antenna No radIO or televiSIOn antennae, or transnutters shall exceed twenty (5) feet above the roof rIdge lme of dwellmg, and no separate towers therefore shall be permitted Parabolic reflectors (satellite dIsh antennae) shall not be permitted unless approved by the Arclutectural Control Comnuttee and fully screened from VIew from the road. Section 14 ~ No SIgn, billboard or other advert1smg structure or deVIce shall be displayed to the pubhc view on any lot except that one sign not to exceed SIX (6) square feet in area may be place on a lot to offer the property for sale or rent, and signs used by a builder to advertise the property dunng the constructIon and sales period will be permItted PolItIcal yard SIgnS, not more than two (2) square feet and of a temporary nature, will be allowed during campaIgn periods The Comnuttee may cause any sign placed on the Properties in VIolation of this provision to be removed and destroyed. 5 20030528002021.00; Section 15 Animals. No animals, except dogs, cats, caged bIrds, fish m tanks and other small household pets will be permItted on any lot Leashed arumals or animals trained to respond to VOIce control are permitted within road right-of-ways. At no tnne will animals be perrmtted on road nght-of-ways or other parts of the Properhes unattended. Efforts must be made by the person accompanying animal to exercIse 1/ scoopmg" of arumal waste. No ammal or pet shall be allowed to become a nUlsance to other property owners The keepmg of animals and/or pets shall be in compliance with such rules and regulahons as may be promulgated by the Homeowner's Associahon. Section 16. NUIsances. No lot shall be used in whole or part of storage of anytrung wluch WIll cause a lot to appear In an unclean, dIsorderly or untidy conrubon. Boats, trailers, recreation vehicles, and dIsabled vehicles of any kind whatsoever shall not be stored upon the property unless WIthm a buIlt-m garage or screened from VIew from the road by a fence m confOrmIty with the Covenants, CondItions and approved In advanced by the ArchItectural Review Corruruttee. No noXIOUS acbvlty or thIng shall be permitted on any lot whIch may be or become a nUISance or unreasonably mterfere with the use and enjoyment of any part of the Properhes. Section 17 Delegahon of Use and Bylaws ResponsIbilities Any owner may delegate, m accordance with the Bylaws of Wood brier Home Owner's AsSOCIation, hIS right of enjoyment of the common area and facIlIhes to the members of his fanuly, his tenants, or contract purchasers who reSIde on the property. In the event that an owner rents or leases Jus property, a copy of HllS Declaration as well as any ruJes and regulations that may, m hme, be adopted by the Associahon, shall be made available by SaId owner to the prospective renter at the time of commitment to the rental agreement and any such agreement shall require such tenant or contract purchaser to agree to be bound by the terms hereof Each lot owner shall also be responsible for relaymg to any guests and ServIce personnel the contents of thIs Declaration, as well as any rules and regulations that may be adopted by the ASSOCIation, as they may related to appropriate community behavior. Section 18. Land Use No lot shall be used for anythmg other than residenhal purposes except that home occupation may be allowed as permitted by the Woodbner Home Owner's AsSOCIahon and applicable ordmances, codes, laws or regulations, No dwelling shall be erected, altered, place or permitted to remam on any lot other than one detached single fatmly dwelling not to exceed three stories In heIght, mclusive of basement, and a private enclosed car shelter for not less than two cars. No single structure shall be altered to provide resldence for more than one fanuly. 6 20030628002021.008 Section 19. Covenants Runrung with Land These covenants are to run with the land and shall be binding on al1 parties and all persons claiming under them for a period of tlurty (30) years from the date these covenants are recorded, after which time saId covenants shall be automatically extended for succeSSIve perIods of ten (10) years unless an mstrument SIgned by a majority of the then- owners of the lots has been recordedl agreeing to change sood covenants m whole or in part. ARTICLE III MAINTENACE OF EXTERIOR AND GROUNDS Section 1 Exterior Mamtenance by Owner Each lot shall be mamtained by the owner thereof In a neat, dean and sbghtly condition at all times and shall be kept free of accumulatIon of htter, junk, containers, eqUipment, buildIng matenals, and other debris Landscaping shall be kept In a neat and sightly condItion-mcluding mowmg, trImming, prunmng and other standard prachces. All refuse shall be kept in sarutary contamers concealed from view of any lot, and the contamers shall regularly be emptied with the contents dlSposed of off the properties. No grass cuthng, leaves, limbs, branches, and other debns from vegetatIon shall be dumped or allowed to accumulate on any part of the Properties, except that a regularly tended compose deVIce shall not be prolubited. No storage of goods, vehicles, boats, traIlers, trucks, camper, recreational vehicles or other eqUIpment or deVIce shall be penrutted on open view from any lot, EXCEPT thIs shall not exclude temporary (less than twenty- four (24) hours) parkmg or storage of vehicles on the lots, but if so stored, they shall reqUIre approval of the ArchItectural Control Conuruttee Upon fOrty-eIght (48) hours notice to the owner of an Improperly parked vehIcles visible from the street that is or remains parked on any lot or WIthm the pubhc right-of-way that could reqUIre permanent open storage of velucles WIthin the drIveway of a lot for a shore term perIod. Such SpecIal situatIons shall be reviewed by the Architectural Control Committee and, if approved by the Committee, shall be excepted from tlus covenant for the hrne perIod approved Section 2 Exterior Mamtenance bX AssOCIation In the event an owner shall fail to maintam the extenor of the premIses and the improvements SItuated thereof m a manner consistent WIth established community standards, the Architectural Control Committee shall, upon receipt of wntten complamt by any owner, have the rIght through Its agents and employees, to enter upon said parcel and to reparr, maintam and restore the lot and the exterIOr of the bUIldings or any other Improvements thereon if the owner shall fall to respond m a manner sahsfactory to the Committee withIn forty-fIve (45) days after maIlmg of adequate notice by certified or registered mail, to the last known address of the owner The cost of such repair, maintenance or restoration shall 7 20030528002021.005 be assessed against the property, and the Comnuttee shall have the rIght to cause to be recorded a notice of hen for labor and matenals furnished, which lien may be enforced in the manner provIded by law. In the event the estimated cost of such repair should exceed one-half of one percent ( 5%) of the assessed value of saId property and Improvements, the Comnuttee shall be reqUIred to have the assent of two-thIrds (2/3) of each class of voting membersrup before undertaking such reparr. Section 3. Responsibility for Common Maintenance Areas There eXISts certam landscaped areas WIthin the dedicated publIc nght-of-way ill the Plat of Woodbrier that are herein described as Common Mamtenance Areas and are deSIgnated for screening and community IdentificatIon purposes The AssociatIon shall be responsible for the maintenance of Common MaIntenance Areas. The qUalIty of maintenance shall be equal to or better than standards set forth m Sec. 1. Section 4 Common Area/Common Mamtenance Area Reparr Any damage to the Common Area or Common Maintenance Areas or the Improvements thereof, mcludmg landscape plantings, fences, beams, etc., by the property owners or therr chIldren shall be repaIred by said property owner WIthin one week or the Architectural Control Comrmttee shall execute saId repaIr and Owner will immediately remit funds for billmg. UnpaId assessment shall accrue mterest at twelve percent (12%) per annum. Section 5. Mamtenance of Landscaping m the PublIc & Pnvate Right- of Way. The ASSOClabon shall be responsible for the maintenance and care of any and all landscaping within the publIc right-of-way. The quality of maintenance shall be equal to, or better than standards set forth in Sec. 1. Section 6 MaIntenance of Storm System. The ASSOCIation will be responsIble to mamtain the Storm System and DetentIon Vault per Clty Standards. The association will maintain the access road to the Storm Vault. ARTICLE IV MEMBERSHIP AND VOTING RIGHTS Section 1 Every owner of a lot which IS subject to assessment shall be a member of the Association Membership shall be appurtenant to and may not be separated from ownerslup of any lot which is subject to assessment. Section 2. The Associahon shall have tow classes of vohng membership' 8 '-20030528002021.01 ( Class A. Oass A members shall be all owners, WIth the exceptIon of the Declarant, and shall be entItled to one vote for each Lot owned, When more than one person holds an mterest in any Lot, all such persons shall be members, The vote for such Lot shall be executed as they detenrune, but in no event shall more than one vote be cast WIth respect to any Lot. Class B. The Class B member(s) shall be the Declarant, and shall be entitled to Three (3) votes for each Lot Owned The Oass B membershIps cease and shall be converted to Gass A membership when the total votes outstanding In the Gass A membershIp equal the total votes outstandmg in the Class B memberslup Section 3 The AssociatIon shall have the rIght to suspend the votIng right of an owner for any penod dunng wluch any assessments agamst lus lot remains unpaId, and for a perIOd not the exceed sIXty (60) days for any mfractIon of Its published rules and regulatIon. ARTICLE V COVENANT FOR MAINTENANCE ASSESSMENTS Section 1. CreatIon of the LIen and Personal OblIgatIOn of Assessments Each owner of any Lot by acceptance of a deed therefore, whether or not it shall be so expressed In such deed, IS deemed to covenant and agree to pay to the ASSOCIatIon. (1) annual assessments or charges, and (2) speCial assessments for capItal improvements, such assessments to be established and collected as hereinafter provided. The annual and speCIal assessments, together WIth interest, costs, and reasonable attorney's fees, shall also be the personal obhgation of the person who was the owner of such property at the time when the assessment fell due and created a hen upon the real propertIes subject to the provisions of Section 9 hereof. The personal obligation for delinquent assessments (as opposed to the lien upon the property, shall not pass to hIS successors In htIe unless expressly assumed by them. Section 2 Purpose of Assessments The assessments leVIed by the Association shall be used exclUSIVely to promote the recreabon, health, safety and welfare of the residents in the propertIes and for the improvement and maintenance of the Common Areas and Common Mamtenance Areas, as provided m Article III Section 3 Maximum Annual Assessment UntIl January 1, 2004, the maximum annual assessment shall be $150.00 of whIch shall be allocated and paId to the Declarant for plan management serves prOVIded the .Assoclabon by 9 .- 20030528002021.01' Declarant. Such allocation of funds to the Declarant shall cease when the AssociatIon assumes collection, bookkeeping and other management responsibilitIes from the Declarant as descnbed in the Bylaws of the AssocIatIon. (a) From and after January 1, 2004, the maXInmm annual assessment may be mcreased each year not more than bve percent (5 %) above the maXImum assessments for the pervious year without a vote of the membership (b) From and after January 1, 2004, the maJ<Imum annual assessment may be increased above five percent (5%) by a vote to two-thirds (2/3) of each class of members who are voting In person or by proxy, at a meeting duly called for tlus purpose (c) The Board of DIrectors may fIX the annual assessment at an amount not In excess of the maXImum Section 4. Special Assessments for Capital Improvements In addItion to the annual assessments authorized above, the ASSOCIatIon may levy, In any assessment year, a special assessment applicable to that year only for the purpose of defraying, In whole or in part, the cost of any constru~on, reconstructIon, repair or replacement of a capital improvement upon the Common Mamtenance Area or any improvements upon the Common Area not prohibited witlun this DeclaratIon, includmg fixtures and personal property related thereto, provided that any such assessments shall have the assent of two-thirds (2/3) of the votes of each class of members who are votmg in person or by proxy at a meeting duly called for this purpose Section 5. Notice and Quorum for any ActIOn AuthOrIzed Under Sections 3 & 4 Written notice of any meebng called for the purpose of taking any action authorized under SectIons 3 & 4 of tlus ArtIcle V shall be sent to all members not less than tlurty (30) days or more than sixty (60) days in advance of the meeting. At the fIrst such meetmg called, the presence of members or of prOXIes entItled to vote SIXty percent (60%) of all votes of each class of membershIp shall constItuent 0 quorum. If the required quorum IS not present, another meeting may be called subject to the same nonce requirement, and the required quorum at the subsequent meeting shall be one-half (1/2) of the reqUIred quorum at the preceding meetIng Section 6. Date of Commencement of Annual Assessments. Both annual and speCIal assessments must be fIxed at a uniform rate for all lots and may be collected on a monthly baslS 10 '. 20030528002021.01 : Section 7 Date of Commencement of Annual Assessments Due Dates. The annual assessments prOVIded for herein shall commence as to all lots on the fIrst day of the sixth month following of the fIlIng of the Plat of Newcastle Ridge The first annual assessment shall be adjusted according to the number of months remaining in the calendar year. The Board of DIrectors shall fIx the amount of the annual assessment period WrItten notIce of the annual assessment shall be sent to every owner subject thereto. The due dates shall be established by the Board of DIrectors The AssocIation shall, upon demand, and for a reasonable charge, furmsh a certIficate SIgned by an officer of the Assoclabon setbng forth whether the assessments on a speofled Lot have been paId A properly executed certIfIcate of the Association as to the status of assessments regarding a Lot is bmding upon the AssociatIon as of the date of its Issuance. Section 8. Effect on Nonpayment of Assessments, Remedies of the' ASSOCIatIon Any assessments not paid Wlthm thuty (30) days after the due date shall bear mterest from the due date at the rate of twelve percent (12%) per annum. The AsSOCIation may brmg an action at law agamst the Owner personally obhgated to pay the same, or foreclose the lien against the property The owner IS responsIble for payment of all attorney fees that are Incurred Wlth regard to collection of delmquent assessments No owner may waive or otherwise be relieved of bability for the assessments provlded for herem by non- use of the Common Area or abandonment of his Lot. Section 9, SubordmatIOn of the LIen to Mortgage The hen of the assessments prOVIded for herem shall be subordinated to the hen of any fIrst mortgage or Deed of Trust, as the case may be Sale or transfer of any Lot shall not affect the assessment lien; however, the sale or transfer of any Lot pursuant to the mortgage foreclosure or trustee's sale pursuant tot the tenns of the first Deed of Trust, or any proceedmg in heu thereof, shaU extingulsh the hen of such assessments as to payments which become due prIor to such sale or transfer The first mortgage holder of the purchaser of the property at a trustee's sale or the holder of the deed in lIeu of foreclosure shall hence forth be responsIble as an owner for assessments coming due on the first day of the month followmg commg into tItle. Should assessments be made upon an annual basis and be made prior to the hrst day of the month followmg ownership,. the new owner shall be responsIble for a monthly prorated porhon of said annual assessments Section 10. Exempt Propertr. All property dedicated to, and accepted by, local public authority shall be exempt from the assessments created herein .. except no land or unprovements devoted to dwelling use shall be exempt from saId assessments. 11 '. / 20030528002021.01 : Section 11. Insurance Lots. The AssocIatIon shall have no obhgabon to pay any msurance on the Lots or the structures thereon except as expressly provIded herein ARTICLE VI ARCHITECTURAL CONTROL Section 1 There is hereby designated and appointed an Architectural Control comnuttee cOnsISting of two (2) members (hereafter called the "Committee"). Initial members of the Committee shall be Shelley Thimgan and William Thimgan. A member of the Committee may be removed by the board upon a vote of three members of the Board, except the llUtial Ardutectural Control COmmIttee shall remrun In office as provIded In the unnumbered paragraph following. Shall a member of a committee or the Board resign, dIe or be unable to serve, a successor may be appointed by a unanImOUS vote of the remainIng Board members for the balance of the unexpIred term The corrunittee may unarumously designate one or more rtIts members or thIrd party to act for and on behalf of the Comrmttee Wlth respect to both mmIStenal matters and the exerCISe of Judgements vest m the Comnnttee, subject to review by the Committee at the request of any member thereof The address of the Committee shaH be the registered offIce of the ASSOCIatIon In the event the Comrruttee does not have more than three (3) members, action by the COmmIttee must be unarumous approval of aU members of the Comnuttee. In the event the Committee has there (3) or more members, a maJonty of the entIre comrruttee IS reqUIred for a decision of the Committee. No member of the CotnmIttee shall be entItled to any compensation for services performed on Declaration and shall have no fmancIaI obhgatIon of any kmd based upon his/her actions as a member of the Committee The initial Architectural Control Committee shall remam on offIce untIl, at the CommIttee's optIon, 75% of all lots have been constructed upon and/ or developer and/or owner have sold their interest In all lots m the development At thts hmel the Committee shall notrly the various owners of lots that it is relinquIshing its duties m all respects The elected Board of Directors shall appoint an Architectural Control Comnuttee that shall assume the responsibilities and duties described herem. In the event that the lrubaI Board of dIrectors has not been replaced by an elected Board, an election of a new Board of Directors shall be held as prOVIded m the Bylaws of the Assoclabon and the newly elected Board shall appoint an Architectural Control COmmIttee The newly appomted Comnuttee shall not have archItectural control of any lots that remam In the ownershIp of the Declarant. 12 ' . .. 20030528002021.01- Section 2. All buildings and Improvements on a lot shall be a permanent constructIon and no temporary structure, trader, ten, garage, outbuIldIng or other slffillar device shall be placed on any Lot except WIth permissIOn of the Committee. No buildmg, fence, wall or other exterior structure shall be commenced, erected, or mamtaIned upon the PropertIes, nor shall any exterior addition to, or change or alteratIon therein, be made until the plans and specifications shOWIng the nature, kind, shape, heIght, materials, and location of the same shall have been submitted to and approved in writIng by the COmmIttee as to harmony of external design and locatIon In relation to surrounding structures and topography provided, however, cedar fencing may be Installed in a workman-hke manner as allowed In Article II, SectIon 8 hereof Section 3 SubmissIOn of Plans. All plans and specIfIcations required to be submitted to the Committee shall be subnutted by mail to the address of the COmmIttee conSIStIng of six (6) sets of 8-1/2 by 11 mch copIes, and each shall be signed by the owner of the Lot or his authorized agent and shall contam the name and address of the person submIttmg the same and the Lot to be involved, and shall set forth the following WIth respect to the proposed structure' (a) plot plan; (b) floor plans, (c) front and rear elevatIons; (d) outhne speoflcafIons, (e) legal descriptIons and addresses for each lot, (f) the bUIlder's name, phone number, and contact person, (g) such other Information as may be reqUIred to determine whether such structure conforms Wlth these RestrictIons, and the standards set forth by the ArchItectural Control Committee. ExceptIon During the Irutial construction phase when Declarant IS also acting as builder, informal verbal approval shall be acceptable. Section . 4. Standards The' Committee shall have the authorIty to determine and establish standards involvmg aesthetic consideratIons of harmony of constructIon and color which It detenrunes to be in the best mterest of providing for attractIve development of the SubdIvision, wluch authonty shall include but not be hmIted to the helght, confIguratIon, design and appearance of the dwelhng and fences, walls, outbulldmgs~ pools, and other structures appurtenant to the use of a dwelling. As to all improvements, construction and a1terahon, the Comnuttee shall have the nght to refuse to approve any desIgn, plan or color The CommIttee shall have the right to take mto consideration the suitability of the proposed building or structure and the material of which it IS to be buJlt and the exterior color scheme, to the site on which It IS proposed to erect the same, the harmony thereof with the surroundings~ and the effect of the building or structure or alteratIons therein as planned on the outlook of the adjacent or neighbonng property and any and all other factors which, In the committee's opinion, shall affect the 13 .' 20030528002021.01 ! desirability or suitability of such proposed structure, improvement or alteration Such detenrunahon may be amended and shall be bmdIng on all persons Section 5. Approval or Disapproval Within thirty (30) days after the receipt of plans and specifications, the Committee shall approve and disapprove such plans and specr.ftcahons which in its opinion do not conform to these restrictions or its aesthehc standards. Approval or dIsapproval shall be made upon one of the plans specIfIcations. In the event that no approval or disapproval of such plans and specIfIcahons IS gIven WIthIn tlurty (30) days of submIssIon in compliance herewith, copies of such plans and specIfIcatIons shall be dehvered to the Owner of each adjacent Lot within the PropertIes together WIth a statement to the effect that (1) the saId plans and specIfIcatIons have been submItted to the Conunittee, that (2) thirty (30) days have expIred SInce the date of saId subrmsslOn and that (3) unless SUlt to enJoIn the construction pursuant to the submItted plans and specifications is commenced WIthIn ten (10) days after the receipt of the dehvered copies, constructIon wIll begIn pursuant to said plans and specifications If no suit to enjoin the constructIons IS commenced WIthIn ten (10) days of delivery of copies submitted plans, specifIcatIons and statement detaIlIng above descrrbed Items, said plan and specificatIons shall be deemed to be approved by the Architectural Control Committee and constructIon pursuant to said plans may be commenced. No Owner shall be enjoIned or subjected to other eqUItable relief or be required to respond In damages to any other Owner or Owners for any achon taken of constructIon commenced or completed With the,approval of the Committee or subsequent to nonce as herein prOVIded In all cases, the ultimate responsIbihty for satisfying all local governmental building codes and requirements, etc., rests With the homeowner or builder The Architectural Control Committee shall be held harmless from bUIldIng requirements not complied with Section 6. Advisors. The Committee may appomt adVIsors from bme to time to advise on matter pertairung to the properties No person on the COmmIttee or actIng or It shall be responsible for any defect In any plan or specIficatIon submitted or approved nor for any defect In any work done according to such plans and specIfications. Section 7. VariatIons. The COmmIttee shall have the authonty to approve plans and specIfIcatIons which do not conform to these restrlcbons in order to overcome practical dIfficulties or prevent hardships in the apphcabon of these restnctions prOVIded that such varIatIons so approved shall not be materially injurious to the improvements of other Lots and shall not constItute a waiver of the restrictions herein contamed by shall be m furtherance of the purposes and intent of these restrictions. 14 ARTICLE VII GENERAL PROVISIONS 2003052800202'1.01 t Section 1 Enforcement The Association, or any Owner, shall have the right to enforce, by any proceedmg at law or m eqUIty, all restl'Ichons, condItIons, covenants, reservatIons, hens and charges now or hereafter imposed by the provIsIons of tins DecIaration. Any dIsputes under this Declaration shall be controlled under Washmgton State Law. In any judIcial achon to enforce the contents of this . Declaration, the losing party shall pay the prevailing party's attorney and consultant fees and costs, Includmg those Incurred in connectIon with any appeal. Failure by the AsSOCIatIon or by any Owner to enforce any convenant or restrIctions hereIn contamed shall in no event be deemed a WaIver of the rIght to do so thereafter Section 2. Severability Invalidation of anyone of these covenants or restrictions by Judgement or court order shall in now way affect and other provISIons which shall remain In full force and effect. IN WITNESS WHEREOF, the undersigned, bemg the Declarant and Owners herem, have hereunto set theIr hands and seals thIS ~ day of ________ ~~~e~b~,2OCB . BY:~MJfk-By· ____________ _ ]5 -. 20030528002021.0 I' (STATE OF WASHINGTON) COUNTY OF KING On this Z, day of ~ , 2003 before me, the undersIgned, ~ : Notary Public, personally appeared '--"{)J-rxlu,1~~ ct...L , to me know to the 'fJ/lJ./.JAjJi...£~':T of said corporatIon that executed the WIthin mstrument, and acknowledged the said instrument to be the free and voluntary act and deed of saId corporatIon, for the uses and purposes therein mentioned, and on oath stated that he was authonzed to execute the said Instrument and that the seal affixed is the corporate seal of saId corporation WITNFSS my hand and offiCIal seal hereto affIxed the day and year fIrst above wntten. \"UU'II, ,"\~:.\.LE L l. I" ...... y; ••••••• /A' '... '4 ~ . ~~ SIO"'/~. ~~~ ~ .... ~.. r t. .... to ~o ~.". $ :: :0 y r"~ :; :N(>11\R't . .pgtl1~ m and for the State of Washmgton, residing at -~. ~)f# W ~;t~ ••• ~.o22~~~ •• ~JU.J L « . M~ commission expires , t. "" .. ~ ... 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P02 a-eI!TIQI'Ie !lIB i , j"! n t ,it, ::: I;; i i ;. ~ 1'0. .. ~ i.! q " B ~ I "~ L J ~ . ~ ~ l ~ ~ ~ f z~ IFf' f \ rl'[ O~ -J.,- , \ \ ,\ \ \ \ \ \ \ \ I, I i----"---!k'-~~~~~===::=g-9f'~~ ~~ \. . :. - .,.0 "/~-"~\-l,_ ... /~,, ~~~~~~~ \ ' ~ \, "\ I ! \ 1 I " ,<;Z', -\ i ~ ! ! 'I j ! j \ \ \ \ --J&_ W-o-" --____ _ ~~~ : , ~ , (Preliminary) Plantin9.p~~il. ----....-.....:::----- . ,,1 ~-." a ~ it oj 1 ~ ,hi> > i i'~ ! i"l '-or" -!"~.:---"". ~ .~ .. -~-,,-:RB=QSHAWPLAT ,-," , Renton, WA, , .... ~ ~~~ ~II I!!:J f~ .. ~z !~ 00 Ii ~~ ~J oil! <!." is ,,~ IU II ii@ ~ I Jj:1 ~ ~!i 11:IJI:li lUll ~ ~ .JZ?72 Tl I" 496Ae RESERVOIR PORTION OF THE S.E. 1/4, S.E. 1/4, SECTION 4, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M. ", " ,:'~I : I...fl:.d ~Of"ITl"lO] I' " I' it ~ \.:::: IUe . Tl." Park 1 ;\ $ ~ ...... -~; ...... '" \ .1 \ O'SAe i ~,.~1.JtJ \ 'ill § ~ \ ~I ~! 054Ac TL " o,.~l~ O;SAc ''''' ~,. -~ . .....--.~ . .....-..-.-. ~ ... --..-.. \ t. _.J'~ i OIW'HC 9CAI..E SCALE ' r -200' BASIS OF BEARING BASIS OF BfARINGS IS PlAT OF HlGHPOtHTE %vr~w 1rk~K ... A·~w:ffF.">a,VO::2S216 PC. ACRCS+/- VER1lCAL. DA 1UY .""" ........ ~ .. ",,\JU: CITY OF RENTON (NA'dl88) BENCHMAIf( SITE 8CNCH 1IARt{: A /-//2" FL.A.T BRASS DISC WllH A PtJNO/ lIARK ON A ... X .. -CQHCR£JF POST MOHUI.I£HT DO~ 0 (I' IN A /lOHUI/ENT CAS( AT THE: CONsmucrm IN7£RS£CTION OF Nt 127H SfRffT AND UNION ... \£HUe Hr. (CITY OF RfNTON '''9) ELEV._ "'",,95' LEGAL DESCRII'1ION mAT POR1!ON OF' 1H£ 1I£"5T 470 FEET OF 1H£ S(}(JTH£AST OUARrrR OF' 1H£ SOUrHEAST QUA/HeR OF seCTION .f, rollNSHIP 2,) NORtH, RANGE , EAST, IN KINa COUN rY, WASHINGTON, L nNG IK'ST OF TH£ CEN T[RUN£ OF TH£ RCLOCATCO DlABlo-SCArrt.£' TRANSMISSION C£NTfRUNC RIGHT OF WAr: £KCEPT THCREFROM TH£ SOOJH .flO FEET AM) ALSO £XC[PTIN(; THA r PORTION LYING NORTH OF THE SOUTH UN£ OF PRIMARY STATE K'GHWAY NO. 2 (RENTON-ISSAQUAH ROAD); ALSO EXCEPT THAT PORJ1OH CON\f:"rm TO 1H£ STATE OF WASHHGTOH BY O£ED ReCORDED UNOfR RrooRDING NWBER 7107JOOltI~ PROPERTY ADDRESS: .1705 HE SUNSET 8UO" RCHTON, irA TAX PARCEl. NO.: ~2J0$906" SHU" TE IN THE CtJUNTr OF KING, S1 ... TE OF WASHINGTON. ~i ~~ $ '8 25w~ ~~~ i~~"~"m~ ~1I!1t~u.~~ .. O/)U o·§ ~ t+=i 11) • G·~·S.~ p. 0/) til = 11) ~Q ~ i 5 0- >- lj ·Jl J~ :d u'" ~a: ~~ II ~ ~ ~~~i ww ~T II! If ~iM PROJECT NO.: 040B7 VI< ISSUE DAT£; 07-.aa-<N5 SHEET REV.: DETAL ....... EJ r " P04 stEET 4 OF e -~ M ji ~tz ~~ (J~ (" rS .~ I~ :f n~ q~ ~~ PORTION OF THE S.E. 1/4, S.E. 1/4, SECTION 4, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M. ~ ~ \ k--lJ.-J i - -. __ 0.-<lfW'ttC~ 8CAl..er..w I..EOIfN) SMfTAltY SEIER a.EANOUT • SNnARY SOlER IIMHOt£ 01-<' fIIf£ H\'DftANT ASSDa. Y ~ CAP, WA mr MAIN W/JDf'OWfY 2" 8I.OIK'ff' ASSD&.Y IMlER..". If, a- co T'IP'£ I C8 TYPE , wftOUO LoaaHO UD Ii> CB TtPE:. ~ CB nP£' , 1f'j5Q..C) LOCICWO UD -L ----1 --- _.-r PROPOSED .. DOtIItSPOVT IINIRUJ PRCFOSED ,. ClM€WAY DIWtf COfHClJOH DJSlWG PA\QI[NT PI'fQPOSED PAIEMENT -- BASIS OF BEAIWG BAgs OF B£ARfHGS IS PLAT OF HIGHPOINT( OI\4'SICW" (A.K.A. GRE£.NFI£J.D II). \Q... lUI PG. JO SITE AR£A _ 8tIOIJ2.67 SoF". M 2.25 ACR£S+/- ~DA7lM ~1fCAt. DA.1tM: orr OF R£N1tW (HA\()88) BEHC/'NAIIK 511£ fI€NCH ....... ; A I-I,n" FlAT BRASS DISC IIflH A PIJNCH MARK ON A .. ")( <fa CONCRETE POST IIOHUII£HT OOMN 0.8' IN A IIONtJAIEHT CASE' AT JHE CONSTRUCTCD INTERS£CTION OF Nf 12TH STR£(T AND UNION A\£MI£ NE. (orr OF ReNTON lI!5g) nEV.-415.'" NOTE' CO'oIS1RlJC7IOH Acn",nrs ARC UM/1£O ro TH£ HOURS B£TYtaH 7:00AM AND 8: OOPU. WOHOA Y THROtIOH FRIDAY AND S/: OOAM AND II: OOPU SA TlJROA Y (RftIC SECTION 4-4-0J0.C.J.8). IN ADDITION. HAlIt. HOORS ARC. UIIITCD 10 TH£ HOURS B£1lI£[N IJ: JOJ.M AND J: JOPU MONDAY 1HROUGH FRIDA Yo UHL£S5 APPROV£O IN MRl1ING IN ADVANCE SY TH£ O!~ClAl£NT SEJMCCS 0I'tfS1OH (RUe 4-4-0JO,C.Z). LEQAL DESCRf'7'ION THAT POR7IOH OF JHE IlEST .70 FEeT OF 1H£ SOU1H£AST QUAAJlR OF THE SOU1H£AST QUARrrR OF SECTION' .. TOWNSHIP 2J NORTH. RANG( .5 EAST, ., KING COUNTY, WASHINGTON, L'I1NG 11£'51 OF TH£ CENTERLIN£ OF TH£ RELOCATED DIABLO-SCAm£' JrfANSMISStCW CEHTDfLJNt RfQHT OF WAY; eXCEPT TH!REFROM JHE SOU7H 470 F£ET AND ALSO CXC£PTINC fHAT PORTION L"I1HG NORTH OF THE SOV1H UN£: OF PfflWAlfY srAJ!: HIGHWAY HO. 2 (RENT'OH-ISSAQUAH ROAD); AlSO EXCEPr THAr PORTION CON~l"[D to THE srA1£ OF WASNt«:n:w BY DaD ReCORDfD IJHCJ£R ReCORDING NW8ER 7107JOOle5. PROPERTY ADOR!SS: 3705 HE SUNSCT Bl\O., ROHON, WA TAX PARCEl. NO.1 00f2~90fJ.4 SllUA1E'1N THE COJNTY OF KIHG, SrArE' OF It'ASHHGroH. ~i ~o( ~ (i ~ Q~ , 'iliO ~~w~ ~!ijg ~!z~""ffi~ .iI!t~:~i~ Of)U ().~ ~ t+= 11) • G·g·s.~ Po. Of) rIl ~ 11) P-lO ~ i 11 ~f Uo.. ~ ~~ ~ ~ ~~!I w ..J g~.~ !l! ~ ~im PRQ..ECT NO.: 040CI7 \II( ISSUE DAlE: 07-ae-05 SHEET REV.: ~UILm" QIWlINQNC CfIAIOIAQI! ....... P02 REEf 2 OF e -- I\l <J>, 45' PORTION OF THE SE 1/4, SE 1/4, SECTION 4,: TOWNSHIP 2,'] NORTH, RANGE 5 EAST, WM KjENG COUNTY, WASHiNGTON N ~ ;:; J _____ ~. J / ~ '" N OO'O7'-42~ E I 4BC.62' n , ~ ------------~ -------------- \ ,~,'-"" '1> '8., a 'ri"lnV'.Ci~ o !:l. i::l, ----- I" '" .~:J .. " "~0 "': "" ~~----- ~', 2; rp,;/ /:%j ;CIJ c:; "" 2: -' CIJ 6" trj -: '""l : to---:-t-' t§ r ~:~~;.~.~!"~~'-Y ----...:.----_----r-~ II 60' r p Q?o~h. .' W~ I , SCALE: I"" 20' P LAN T ~<'ClLH <.' '-0 IlL I W' EL.. _____ _ 01'0 ';,:r~t:'" ,O'. u :,~ ThujQ pliOOtG/ YoESfERN RED CEDAR mrl. 6'0" ng! min. 1.5' CGI Pyrus c. 'Tnnity'/ "'we PEAR min 2' C<1l ~""_"')"'''''",''''''/''S''''''''''''D 5 H R Il B S 1GB Q" Nne 0 y [R S' Comus atolcnifor<l / REDT'MG OOGWOOO _Il10-OIl' \JGI, 10 24' hot lAyloo ~"litomlcal PACIFIC WAX "'lRn.E Potentlllof.'l,ioonllght'/ClHQlJEFOil VGCclnum ovotym / E\o£RGREEN HUClClEBERRY Wallonia rtPeR' / CREEPING IAAHOffA • ?I<illt .un '" 1Ip8Cifl.t p. the MI,ricon SlonGord far Nu~, Stodl, Publlcdtlolo-Woy 2. 1986 spaollOl'lId oy l~. Am,rleon M8OCloUoo of ""''''';men, Inc Wetpond <lnd EmerlJll'lti Plantlno Nota-PIon! 'SCI'll root Gld tWin' plQnl1 In SpriI'Ig. Plant • .... -lPec;I$S· l' ... ~r,-,I~ '" "mo. .. ",,,,, "I In_I? PI",,! nil ~1Il ....... nl .... lnl "' rnll nr """In" 3 d...: :5:3: « c :r:.e (/) iii 0" .·til ex:: I'" '. '" "'~.' "::'t., Glenn Tak.£gl Landscape Archnecl 18S50~"";';"02W.1N ~_981J.l (2061M2-41100 FAX(2QII1_11~' I fiji. ro 0::, c: I .-rn E .£1; ~-.y.J1 03 CI '-COl a.. a.. PlojBctNo OrilWl1 Chook" ~ ~ OfaWlngluU•· 7·22·O!i R8~15IOns Sheet L.01 Lou Larsen Pacific Engineering 4180 Lind Avenue SW Renton, WA 98055 tel: 425-251-8811 eml: lIarsen@paceng.com (contact) Marcel Desranleau 3807 NE 14th Street Renton, WA 98056 (party of record) Peter D. Turnbull 1316 Queen Avenue NE Renton, WA 98055 (party of record) Updated: 10/19/05 PARTIES OF RECORD Reedshaw Preliminary Plat LUA05-091, PP, ECF Breck Scott PO Box 2752 Renton, WA 98056 tel: 425-228-8514 (owner / applicant) Kristina L. Akers 1324 Queen Avenue NE Renton, WA 98056-3341 (party of record) Daniel J. Schlegelmilch 3143 NE 20th Place Renton, WA 98056 tel: 425-271-8261 (party of record) Meeghan Engberg 3718 NE 13th Place Renton, WA 98056 tel: 425-277-2778 (party of record) Lib Lee 9400 37th Avenue SW Seattle, WA 98126 tel: 206-937-8588 (party of record) (Page 1 of 1) Reedshaw Preliminary Plat File No.: LUA-05-091, ECF, PP January 17,2006 Page 6 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 11 :00 a.m. FINDINGS, CONCLUSIONS & RECOMMENDATION Having reviewed the record in this matter, the Examiner now makes and enters the following: FINDINGS: ORDERED THIS 17th day of January 2006. FRED J. KAUFMAN HEARING EXAMINER TRANSMITTED THIS 17th day of January 2006 to the parties of record: Jennifer Henning 1055 S Grady Way Renton, W A 98055 Kristina L. Akers 1324 Queen Avenue NE Renton, W A 98056 Marcel Desranleau 3807 NE 14th Street Renton, W A 98056 Daniel Schlegelmilch 3143 NE 20th Place Renton, W A 98056 Kayren Kittrick Development Services Division City of Renton Peter Turnbull 1316 Queen Avenue NE Renton, W A 98056 Meeghan Engberg 3718 NE 13th Place Renton, W A 98056 TRANSMITTED THIS 17th day of January 2006 to the following: Mayor Kathy Keolker Stan Engler, Fire Lou Larsen Pacific Engineering 4180 Lind Avenue SW Renton, W A 98055 Breck Scott PO Box 2752 Renton, W A 98056 Lib Lee 9400 3 7th Avenue NW Seattle, WA 98126 Jay Covington, Chief Administrative Officer Julia Medzegian, Council Liaison Larry Warren, City Attorney Larry Meckling, Building Official Planning Commission Transportation Division RE'w1S1ONS: 5 ! ~a..Iii~ ~rt !~ W~I!!~ W~6::J a:.Jof f ~ ~:I' 111 '-j PORTION OF THE S.E. 1/4, S.E. 1/4, SECTION 4, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M. REEDSHA W PRELIMINARY PLA T (PRO.ECT NO. }()()(}()() =~, BRECK SCOTT P.O. BOX 2752 RCHTON. WA 98055 ~;41;f'jJ~~;::'4 ~ .. I II ClI'IL £HGlNaR : PACIFIC ENGINEERING D£SIGN, LLC 4180 L/NO A~ S.W. RENTON, WA 980.55 ~1x~41tf'j5!:;;:11 SlJR\£yQq : HAHS£H SUR'o£'J1NG 17420 '16TH A~ S.C. MNTON, WA 98058 PHOH£: (425) 2J5-8+fO ~ ~ \ ~ 42' ROW I "1 ,,' 1"1 ___ 11 if _- ROAD 'A'SECTION seAl.£; ," .. /0' SHEETNJEX POI CO~ SHaT AND PREUAlINARY PlAT MAP P02 PRE'UItltHARY UlIUTY, GRADING AND DRAiNAGe PLAN POJ PR£I../UINARYY ma C\lTl'ING,A.ANO CL£ARlNG PL<H P04 NE1GH8ORHOOO OCTAIt. MAP ~ ROAD A PREUWlNARY PROFI.£ pt)(j oaSlIHG COHOITIOHS LEGE/'D 2 ___ LOTHUIIBCR ~1.J1---GROSS LOT AREA. (~":)---'ET LOT AREA CXJT'SID£ ACCESS EAS£II£NT PAIICS..S PI\RCEL AREA ~ At 6006.64 J7J7.30 LOTJ LOT 4 3614.67 LOT 6 LOT 1 LOT 8 LOTS 3600.41 47~54 606018 Lor 13 5459.91 TRACT A 7069.28 TRACTC TRACT D 1419,05 ROAD A 11817.37 t. • .J W i GW'HC 9CAI.E 8CAl.E-r_ 0.14 O.OS O.OS 0.13 0.16 0.03 0.41 RENTON, WA. (PARCEL NO. 042305Ii/064) \lJCNTYMAJ> ZONIIG SfTEAREA R-IO BASIS OF BEARINQ BASIS OF B£ARlHGS IS PLAT OF HIGHPOINTE D/'t1SON /I (A,K,A. GRCENFlnD II). VOL 216 PO. JO SHE AReA .. 98082.67 s.F. OR 2.25 ACRCS+/- YERTlCAL DA 7tIM \OERTICAL DAJlJAI: QTY OF ReNTON (HA\0088) BENCl-NARK SITE B£NOI AlAR/(: i ~ A 1-1/2" FLAT MASS DISC WITH A PUHOi AlARK ON A 4" X 4-" CONCRETE: POST IIOHUAl£HT DOlIN 0.6' IN A AlDHUWCHT CAS( AT TH£ CCWSTRUCTED INTERSCCTION OF N! 12TH STRffT ANO UNION A~ HE. (CtTY OF RENTON 11.59) ncv.-415.95' NOTE' CDHSmuCTlOH ACTI't111£5 ARE. UMTED 10 TH£ HOURS BEJlIEEH 7: ()(JAW AND 8: OOAI, AlONDA Y THROUGH FRIDA Y ANO 9: 00J.ItI AND 8: OOPW SA 7URDA Y (RWC SECTION 4-4-0JO.C,J.B). IN AOOHlON, HAUl. HOURS ARE LMMTro TO 1H£ HCXJRS eETIIElN ItJOAJrI AND J:JOPW AfCINOA,Y THfffJUGH F'RfOAY, UHL£SS APPROW IN lIftlJlNO IN ADVAHC£ BY JHE: DC~OPW£NT 5[RIofC[S OI\fSIOH (RUe 4-4-0JO.c'2). LEGAL DE9CRI'1ION THAT PORTION OF IH£ II£ST 410 FffT OF THe SOUTH£AST QUARTER OF 1H£ SOIJ1H£AST QUARTER OF SECTION of, rollNSHIP 2J ~TH, RANGE 5 CAST, IN KING COUNTY, WASHINGTON, L l1HG 1I£5T OF THE C£HTCRUH£ OF THE Ra..OCATro DtA8C.Q-SCAT11£ TRANSIMSSION C£HrERLlN£ RIGHT OF WAY; EXCEPT 1Hf'REfflOW TH£ SOUTH 410 FECT ANO ALSO CXC£PTlNG THA T PORTION L'J1NG NORTH OF' THE: SOUTH UNE OF PRIItIARY STATE HIGHWAY NO. 2 (RENTON-ISSAQUAH ROAD); ALSO EXCEPT THAT PORTlOH CON~rEO TO THE STATE: OF WASHlHGTOH SY D£ED R£CORO£D UNDER R£CORDING NUItIfI£R 7J07JOOI~ ~TY ADOR£SS: J705 NE: SUNSET SL~, RENTON. WA TAlC PARCEL 1'40.: Of2J059064 SITUATE IN TH( COUHTY oF KING, STATE OF WASHINGTON. ~i ~~ ~ '8 ~5w~ ~~g !z~iiliillll~ hB~~~~ bIlU u·§~ !+:: 11) • .... 11) s:: U s:: bIl td.1""'4 '1""'4 p., bIl Vl s:: 11) ~o ~ i ~ Do ~ i~ n }U ]J U ... ~« iii ~~ iid 0:; ~~ ~ ~ ~i~n PRo..ECT NO.: 040IJ1 ORAWN 8Y: VIC 07-....... --_._ ._._"",_ .. ____ ..... _ IE) SfTE fFORMATION I, DC. SITE: ARrA .. 98D67,4 Sf (2,25 ac) 2. PUBUC R/W 10 BE OfDICA7E[) .. 17817,J7 SF (0.41 ac) J, PRIVATE: ACCfS TRACTS 10 B£ OfDICAJ£D-8904.87 Sf (0,2 /Xl) DEI'BTY CALctLA T!ONS O£NSlTY.. IJ LOTS DENSITY -,J LOTS P01 OCHSITY -ao du/ol: SHEET 1 OF e ~~~ ~U ~~~ r ~ -~ M Ii §i j! I'D u :!~ II'W' PORTION OF THE S.E. 1/4, S.E. 1/4, SECTION 4, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M. z 0 <= ;:: ~ ... \ t. J 2W O i ORAPHC SCALE SCAlEr_ FROFf..E \'EW-ROAD A """'" """"'NIl ""',.... ... 01 1,".0 .... ..... ..... "'., "'., .,.. '20. 415.1 STATION BASIS OF E3EARf«l SASIS OF B£ARlNGS IS PLA r OF HlGHP()HTE: ~w:c: !.J..~K~"" :::::l'fF","'M Vf}zs215 PC. ACR£S+/- ~DATUY 1£'R1lCAI. DAMI: CITY OF REN1tIN (NA'IOM) BEiNCI-NARK II /-1/2" FlAT BRASS DISC ItUH A Pf.INOf AfAR!( (M A .. " K .. " COHCI't£rE: POST IIONtJIlEHT 00tIN 0.6' /11/ A JIOMJII£NT CASE AT TH£ COHSTRUCTtO 1H1£RSE'COON OF N£ 12TH SJRE£T AND IJHfOH A\£ME HE.. (OTY OF R£NTOH 1159) £J..£V._ .,5.95' LEQAL DE8CRIP7ION mAT PORJlON OF 1H£ 1I£S1 470 FEET OF THe SOUlH£AST OlIARJER OF 1HE SOtJ1J£ASr QUARJER OF SEC1IOH 4, TOttHSHIP 23 NORTH, RANG( .5 £AST, IN KJNG COUNTY, It'A.5HIWGTCW, L lmG REST OF n£ C£HT£RUN£ OF THE RfLOCA7m Dl'ABlo-SCATTlE TRANSaIISSlON CENT'ERUNC RIGHT OF WAYj £XC£PT ~ 1h£ s007H 470 FEET AND AlSO £XCEPlIHG THAT PORTIOH Ll'IHG NORTH OF JH£" SOlITH UH£ OF PRlWARY STA1F HIGHWAY NO.2 (R£NTOIHSSAQUAH ROAD): ALSO DCCO'r 'fHAT PORfIOH COH~ ro 1H£ STATE: OF WASHINGTON BY DC£O If£CCIRO£O VHOER R£CORDING NVII8ER 7101300165. PROPERTY AOOR£SS: J~ NE SUHSET 8t,\oD., R£NTOH, irA TAX PARGa NO.: CU2DSIOIU SJ1lJA1E' IN 1H£ COUNTY OF KJHG. STA1[ OF WASHlNG1tIN. ~~ i ~ o{~ ~. u ~5w~ ~~~ !z~".,,;~ "' I h .. ~! 1 M ~ Q'§ ~ =J 0 z t;:: ~ " ll!1 ..... ~ ~ B \5" ~o.ooo 8 ~ ~ . ~O f ~ Ua.. ~ I III j 0.. ~ ~< ~ ~~ !,II ..J ~~i w w x-~ IE ~i~U PRo.ECT NO,; 040B7 VI( ISSUE DATE; 07-28-05 SttEETREV,; \ , ~ ( ...,--) P05 SHEET 5 Of' IS ~: , . ,:!! I i ~~~ ~~~ ~~~ H!;~ 0.. .. II. !g o~ II §~ t~ il I~ if e~ li~ ; I J~:I -i~!l ~ ~ ¥ PORTION OF THE S.E. 1/4, S.E. 1/4, SECTION 4, TOWNSHIP 23 NORTH, RANGE 5 EAST, w.M. ~--~ ~ 8 "'~# 8 \ k-oooW:f. _ j <lIWHC~ SCALE r-4O' BASIS OF 8EARINQ BASIS OF BeARINGS IS PL .... T OF HIGHPO/NIr ~"'~~ .zJ1.K.:.A.~~/,~ ~il"l PG. ACR£S+/- ~LDA7lJM ... ,," ............. ,u"': orr OF R(NTON (NAW88) BENCHMARK SITE" BENCH MNQIi: A '-I/2~ FlAT BRASS DISC IIITH A PUNCH tlARK ON A .. ~ J( .-CONCRETE POST MONUMCNT OOIlN 0.6' IN It iIOHUMENT CASE AT THe CONSmuCTrD INTERseCTION OF N£ 121H STRECT AND UHIOH A-.£NU( HE. (aTY OF RENTOH liSe) ELfY .• 41.5.95' LEGAL DESCRIPTION THAT PORTION OF 1HE II£ST 470 FITT OF THe SOU7H£AST QUARytR OF THf" SOlJ7H(ASr QtJAR1tR OF SECTION 4, rOIlNSHIP 2J NOR7H, RANG( .5 £AST. IN KING COUNTY, WASHlNGfOH, l \'ING WEST OF 7H£ C£N1£RUN£ OF THe Rfl..OCA'/ED OIABlQ-SEATTL£ TRANSItIISSlON CfNTERUH£ RIGHT OF WAY; (XCEPT THOID'ROII THE: SOUTH .. 70 FaT AND ALSO eXCEPTING rnA r PORTION l'r1NG NORTH OF JHE SOUTH lJIoI£ OF PRIMARY STAlE" HIGHWAY NO.2 (RfNfOH-iSSAOOAH ROAD) .. ALSO EXCEPT THAT PORTION CON'£l'm TO 1H! STAl£ OF WASHINGTON BY 0EEr> R£COR:tla) VND£R RECORDING MJ/II8£R n07JOO16-'. PROf'fRrr AOORfSS: J705 HE: SUNSET 8l~ .• RENTON. irA TAl( PARCEl. NO.: 04230.59064- Sl'J'UAJ[" IN THE COUNTY OF KING, STA1£ OF WASHINGTON. ~~ ~< ~ i ~ :c , J."U 2:t.1ii ,,1!!c1 :JOWC\I C'IIm~ !iltz~"~"al~ ~iI!iI:!u.!~~ ooU o·@~ t;:l Q) • G·g·S.§ p., 00 til = Q) ~Q ~ i j 11.. 1'" d .~8 "' j" '5! U~ ~ ~« I~ ~3 ww ~IE a~!! ~i~U PROJECT NO.: 040CJ7 VI( ISSUE 0'\ JE. 07-28-08 SHEET REV .. c=J , , ---P06 SHEET e OF e ~ ~ , , \ ®:\ ~ B \ , , ORA"'IIY OJj06/O~ ~ DEOCElley- RGH BOUNDARY #3705 AND TOPOGRAPHICAL SURVEY OF NE SUNSET BLVD. SITE FOR BRECK SCOTT RENTON, WASHINGTON A ,~, Pm~lt1UREJ>ORT on 7/21/ I-II. ~ ~ ~0..11i~ ~in w-~::; w~oJ a:..J () II! w II. a: 0 0.. ~ IL.Z !~ 00 .~ ~~ :~ Oa: (" n IIV ~~ ;r;I .~ ~! 2~ II~ PORTION OF THE S.E. 1/4, S.E. 1/4, SECTION 4, TOWNSHIP 23 NORTH, RANGE 5 EAST, w.M. REEDSHA W PRELIMINARY PLA T (PRO.JECT /I/O. 04037) ~~&.fR: ~g~~g2 RENTON, IVA 96Q58 i'1x~74J;l'j2;~:g:114 ~f~~ ClW. (NGiNEER : ~ PAOFTC ENGmEERING DESIGN, U.c 4180 Uf«) A\£ S.W. RENTON, WA. 98055 :'k~7"J;f'j5f!JB:" SURVEYOR : HANSEN SURVEYING 17420 '16TH ,0,'1£ S.E. RENTON, WA 9SO!i8 PHONE: ('U5) 2J5-8<UO \/~::;;'=","M \ ~ ~ ~ ~ ~ ., ROw I ~ I ~ I ~1 -=n--25 ?3 __ -- ROAD·A·SECTION SCALE, 18_10' SHEETIVDEX POI CO'IER SHEET AND PRELIMINARY PLAT WAf' P02 PREUIrJINARY UTIUTY, GRAD/NG AND DRAINAGE PLAN POJ PREUWINARrY TREE CUTnNG/LAND CLEARING PUW PO" NEJGHBORHOOD DETAIL MAP POS ROAD A PREUMINARY PROFILE POD EXISTING CONo/TIONS LEGEND 2 __ LOT NUMBER J.7J7---CiROSS LOT AREA (~o::.)--N£T LOT AREA OUTSIDE ACC£SS UtS£JJCNT PAIICB..B PARCEL AREA ~ SF AREA IN AC LOT 2 3737.30 LOT3 3706.90 L014 LOTS 361467 LOT 6 361467 ]222.70 3549.55 LOT 9 3600.41t 4750,54 LOT 12 5459.91 7069281 8487.81 17817.37 04037 Breck Scott Pioll 98082.671 k;-.-U-; i <lfIAfHC SCALE SCAJ..er~ DO' 0.09 OW ooa 0,08 008 0" 225 RENTON, WA. (PARCEL /I/O. 0423059064) VICINfTY MAP ZONING SITE AREA R-IO 2,25 ACRES BASIS OF BEARING BASIS OF BfARINGS IS Pl. ... T OF HIGHPOINTE DIVISION 1/ (A.K,A. GR£ENfI£LD 1/), VOt.. 216 Pc. ,JQ SITE MfA -g808Z.67 S.F. OR Z.25 ACRES+I- VERTICAL DATUM 'o£RRCAL DATUM: CITY OF RENTON (NA'v08lI) BENCHMARK SITE BENCH MARK: ~ ~ A I-I/Z" FLAT BRASS DISC WITH A PUNCH MARK ON A 4" X 4· CONCRETE POST MONUMENT DOItN 0.6' IN A MONUMENT CASE A T THE COHSTRUCTEO INTE:RSECRON OF NE 12TH STREET ANO UNION A'o£NUE NE. (CITY OF RENTON 115g) ELEV.= 415,95' /I/OTE' CONSTRUCROH ACRlifRES ARE WIlTED TO THE HOURS BETVtffN 7: ooAIII AND 8,QCAI, AlONDAY THROUGH FRJDAY AND 9:00AM AND B:00PItf SATURDAY (RMC SECTION 4-4-030.C.J.8). IN IIODIRON, HAUL HOURS ARE UMlTE:D TO THE HOURS BETWEEN B .. JOAM AND J:JOPM MONDAY THROUGH FRIDAY, UNLESS APPROVED IN ~RNG IN ADVANCE BY THE D£'o£LOPlllfNT SERlifCES DIVISION (RMC 4-4-0JO.C.2). LEGAL DESCRIPTION THAT PORTION OF THE -..£ST 470 FEET OF THE SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 4, TOWNSHIP ZJ NORTH, RANGE 5 EAST, IN KING COUNTY. WASHINGTON, L YlNG ~ST OF THE CENTERUNE OF THE RELOCA TEO DIABLO-SEA TTL£ TRANSMISS/OO CENTERUNE RIGHT OF WA Y; EXCEPT THEREFROM THE SOUTH 470 FEET AffD ALSO EXCCPTING THAT PORTION LYING NORTH OF THE SOUTH UNE OF PRIMARY STA TE HIGHWA Y NO. 2 (R~TON-ISSAQUAH ROAD); ALSO ExCEPT THA T PORTION CON~\'EO TO THE STA TE OF WASHINGTOO BY DEED RECORDeD UNDER RECORDING NUMBfR 7107.JOO165. TOGeTHER WITH THE ~STERLY JB FEET OF TRACT A, WOODBRlffi, ACCORDING TO THE PlAT THEREOF, RECORDED IN VOLUME 214 OF PLATS, PAGES 6 THROVGH 10, IN KING COUNTY, WASHINGTON PROPERTY ADDRESS: J705 NE SUNSET BUD., RENTOO, WA TAX PARCEL NO.: 042J05!1064 SITE INFORMA T10N I. EX. SITE AREA -98067.4 SF (2,25 oc) 2. PUBUC R/W TO BE D£DlCA TEO_ 17817.J7 SF (0 .• , oc) J, PRIVATE ACaS TRACTS TO BE O£DICATEO= 8904.B7 SF (0.2 oc) 4. CRITICAL AR£A NOW WAS UseD FOR ADJACCNT PROPERTY DENSITY CALCULA TlONS AND HAS BC£H RDfO'lEO FROfI THIS APF'IJCA TlON'S DENSITY CALCULATIONS AH£A_II.J5.4 SF (0.2 oc) DENSfTY CALCILA~ DENSITY _ IJ LOTS (TOTAL AR£A (ft) R;W (,t)-ACCESS £Sl.fTS. ('f)-CR. AREA) : .ofJ58D DENSITY -IJ LOTS (gB082.67 -17BI7,J7 -B904.e;, -114.35.4) : 4~O O~SlTY .. :~~O: DENSITY _ 9.42 dulac ~:g CIi~ ~< m i ~ O~. J-J-I!!Q ~~W~ ~to~ fil~£rorom~ .. II!II.~~~~~ b/)U u,§~ t;:: III • 'u ~ a cd.~.~ ~ b/) rJl I=i III ~Q ~ i ~ :H IJ'" ~ U~ >-::[[ «« ~ I Z ~ (f) ~ ~J~ o :J ~;~ W W "i-~fE dn """"7 VI( ISSUE DATE' Q8-14-<lG SHEET REV. 10K) PIIEI..MIARY PLATloW' ~IH!I!T P01 &EEl' 1 a= e ~~b ~~~I ~~!l -) M ~i ~ Ii 51!! t~ ti IP .1 PORTION OF THE S.E. 1/4, S.E. 1/4, SECTION 4, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M. ~- J:r~~~rg (~.) 1i€C2 : __ el ~ \ k-.oW-J i ClIW'HC........, SCALE: 1'-..0' BASIS OF BEAFII>IO BASIS OF B£ARIHGS IS PL.A.T OF H/GHPOINJE ~w~ ~1/(~A~F."~"'tZ52Ie PG. ACR£S+/- ~DATW \£RJJCAL OAMI: OTY OF RCNTON (NAIo088) BENCHIAR/( sllr SENOf "'ARK: A 1-1/2" ftA T BRASS asc III'lH A. PUNCH "'ARK ON A of-K •• CONCReTE POST IIOHtJAKNT 00tIN 0.6' IN A 1I0H1./t1£NT C4SE AT 1H!: c;cwsmuC1Etl /NT£RSE:CT/ON OF N£ 12m smar AND UNION A\O£NtJ( HE. (OTY OF RENTON I'Sf) BEY.-4',5.8" L.EaAL DESCRIPTION THAT POIf1/OH OF THE !lEST 470 FffT OF TH£ SOI.IlHE'ASr QUARTER OF »£ SOU1H£Asr QUARTER OF seCTION .. 1O*'4SHIP 23 NORTH, RANGE , EAST. IN KING COUNTY, WASHlHCTON, Ll'IHG 1I£'S1 OF n£ CamJfL/N£' OF THE RElOCMED DlABtO-SE'ATTlE TRAHSJMSSKIH CEHTtRUHE RIGHT OF WAY; DCEPT 'fH£RURCJIJ 1HE SOV1H 470 FaT AND ALSO CXC£PJING THAT PatOON I..I1HG NORTH OF THE: soum UH£ OF PRIItfARY $1 ... 1£ HIGHWAY NO. 2 (RCNJt»HSSAQUAH ROAD); ALSO EXCEPT THAT PORnON COH!£'f'm TO TH£ STAl'E" OF WASHINGTON BY O£ED RECORDED UHD£R RECORO/HG HUMB£R 7107JOOIe. PROI'(RTY AOOR£SS: .1105 H£ St.WS£T Sl.IoO., RCNTON, W .... TAX PARC£L NO.: 00f2J059064 StlUAfE" IN THf COUNTY OF KIHC, STAll' OF WASffiHGTON, ~~ ~~ i iJ ~~w~ ~~g i~~~~J;~ ooU o·§ ~ t+=l II) • G·~·9.~ ~ 00 <IJ = II) ~Q ~ i S Il.. ~~ I- 1:1 II ]j u ... ~~ ww II ~~~~ ~i~n M!IE PRo.£CT NO.: 04CJB7 OR"'''''''' BY: \II( ISSUE OAlE: 07-l8-OI SHEET REV.: EJ~ ......,a..EAN«I ....... [E9:~l TRACT A -, '---T' , __ , , __ , I \ \ I I I I i LOT 7 \ \ I I I I I \ I I I I I \ I I I I I ~_-=-_-=--L~ I ILOT 61 ILOT 51 '----1' I III II I LOT4 \ I I I I I \ \ r--, r--, I \ L __ ~ L __ ~ L _____ ~._J LEGEND .. CJ - ACCESS TRACTS/PUBLIC/PRIVATE ROAD ACCESS EASMENTS AREA USED FOR ADJACENT PROPERTY DENSITY CALCULATIONS · .. , BSL Jameson Babbitt Stites & Lombard PLLC VIA US MAIL City of Renton Planning Department 1055 South Grady Way Renton, WA 98057 City of Renton Planning Of'V' . ISlon March 25, 2011 Re: Master Use Permit for 3711 N.E. Sunset Blvd. APN 042305-9064 Dear City of Renton: Matt Adamson Member madamson@jbsl.com Direct 206.516.3204 Tel 206.292.1994 Fax 206.292.1995 999 Third Avenue, Suite 1900 Seattle, Washington 98104 www.jbsl.com This firm represents Central Pacific Bank, the owner of the real property described above. A man by the name of John Mastandrea has threatened that he is going to contact the City of Renton and attempt to cancel permits issued for this real property. Please be advised that Central Pacific Bank is the owner of, or has a security interest in, all rights relating to this property and its permits, and that no other party, including Mr. Mastandrea, has the right to terminate any such permits or take any action in relation to this property. I have enclosed a copy of Mr. Mastandrea's letter, and our response on behalf of the bank. Please make sure that these letters are put in the file for this property. Please also make sure that the City of Renton does not allow Mr. Mastandrea to take any actions in connection with the real property described above. Thank you. 52161101048100520459.00CVI MTA r, March 25, 2011 Page 2 cc: Clients 52161101048100520459.DOC.Vl MTA Very truly yours, JAMESON BABBm STITES & LOMBARD, P.L.L.c. iJf~cfJh- By: Matt Adamson BSL Jameson Babbitt Stites & lombard PllC VIA CERTIFIED MAIL Bernard Lanz The Lanz Firm, P .S. 1200 Westlake Ave. N. Suite 809 Seattle, WA 98109 March 25, 2011 Re: Central Pacific Bank's Loan to Michael R. Mastro Dear Bernard: Matt Adamson Member madamson@jbsl.com Direct 206.516.3204 Tel 206.292.1994 Fax 206.292.1995 999 Third Avenue, Suite 1900 Seattle, Washington 98104 www.jbsl.com This firm represents Central Pacific Bank. I am writing in response to your letter dated March 16, 2011 and addressed to Mr. West and Mr. Ching at Central Pacific Bank. In making the loan to Mr. Mastro in December 2006, Central Pacific Bank obtained, as security, a Deed of Trust, Assignment of Rents, Security Agreement, Fixture Filing ("Deed of Trust") and a UCC Financing Statement ("UCC-1"). I have attached copies of each document. The real and personal property provided as security for the loan, and as listed in the attached, is hereinafter referred to as the "Collateral." As you can see, part of the Collateral securing the loan is all "existing and future development rights, permits, and approvals," and "all permits, plans, licenses, specifications, subdivision rights, security interests, contract rights ... or other rights as may affect or otherwise relate to the Property." If Mr. Mastandrea owns any permits, plans, contract rights or similar, relating to the properties encumbered by the Deed of Trust and UCC-1, all such property is part of the Collateral for Central Pacific Bank's loan. If that Collateral is deemed to be real property, then the bank already owns it pursuant to its completed non-judicial foreclosure. If that Collateral is deemed to be personal property, the bank owns a security interest in that property, and is in the process of foreclosing on that security interest in the personal property Collateral. Any actions taken by the bank to protect its Collateral have all been within the law and allowed under the loan documents. 52161101048100520405.DOCVI MTA " March 25, 2011 Page 2 Under RCW 62A.9A.609, Central Pacific Bank demands that Mr. Mastandrea immediately turn over all personal property Collateral that is in his possession. This includes all contracts, permits, plans, licenses, etc. relating to the properties described in the attached Deed of Trust and UCC-l. The Collateral must be turned over within fifteen (15) days, and may be delivered to me. Please also be advised that Central Pacific Bank is taking possession of all personal property Collateral that it does not already possess, and will be selling the personal property Collateral at public auction. Any proceeds therefrom will be applied toward the debt remaining on the loan, currently in excess of $10,000,000. I have enclosed a Notification of Disposition of Collateral. I am providing a copy of this letter to the governmental entities involved with the permits listed in your letter and letting them know that Mr. Mastandrea has no right to terminate any MUP's or to collect any deposits, and that any such requests or demands from Mr. Mastandrea should be ignored. If Mr. Mastandrea terminates the MUP's, or fails to turn over any Collateral that is in his possession within fifteen days, he will be sued and he will be found liable for conversion, tortious interference, and/or similar claims. cc: Clients 52161101048100520405.DOCVI MTA Very truly yours, JAMESON BABBm STITES & LOMBARD, P.L.L.c. Mi~~ By: Matt Adamson Attachment 1 of 7 to Filing Number. 1·0840·5 A. NANEiUliONe01'CXlNTACrATI'lLI!Il(~ JolIn T • .Ioha (2(6) 624-lI300 C. IIETtJIIN OOI'YTO: {NIoIe"'lIfIIlIII ~ r "\ Please send acknowledgements to: Amanda Bevier Unisearch, Inc. (lSO) 956-9500 " '5~ 'L'" ,eI. Ale !Dr: ...J 'Revenue Trickin~ Humber 115 1 7 9 6 011007 0.00 z AOOITIONo\L.DIiBJ'QIt.'SEXACrmu.LIiGAL ~--Gllr---Pa"'_-.-_. __ lo. ,,,,,",,, 0It ~ OOIIYIDIM1.'SIJISt_ 1 .... '- :Ie ..... 'WY ... TAX",", .... UK .. " I~n: rrm!Of_'~ ~ I\IIIllIIIC'I'U lIP h_lION"_ CENTMl. PAClFIC BANK a. .... ~.....,.-HUl ........ >o.1UoW1iG_ an' 2:20 SoInb"; ..... Suitt. 200 -Oocumemalian Ceater HoDoIIIIll • I . flUNG OFfICI!: COP\' -NA.11Ot(1IoL UCC FIIWCIHG STAll:NaIT (FORM UCC1) {REV. G'I'~i hQ597uon67_2 I $U"I'IX ITAo'lll! IPClSTALCOD£ , UJ .... IlLT ~ ~_lllIMoU.QI',~., 0_ "'""" IT" ... 1 .......... ..-,.....,....y m 9681l _J , I SECURED PAll.TY: DEBTOR; At1achment 2 of 7 to Filing Number: 2007-011-0840-5 SCBI.DtlL'E A TO UCC-l FlNANaNG STATEMENT MICHAEL It. MASTRO, .-iiiiiiiiiii .... Revenue Tn~c:kin'5 Number 1 1 5 1 7 96 011007 0.00 A MA1UUEJ) MAN AS DrS SEPARATE ESTA.TE This rllllllCiDg Statemcm: CO\I~ all of Debkrs right. title aad iDU:rcst in the followiog Q01IItcnI: I. All right, title 8IDd inb:rest which DeblDI !lOW ha or may Jamr acqm ill IIId to .u bIIilcJimp, structures IIDd ~ Dl)W (IT heR:afil:r crected em the laDd, cbcribed 011 $s;h""'ld~ auac;bed hmeto ;md incorponted berein by ~ iDcludiDg, ~ nmnatian, all p\a eqIIipmcnr., ~ machDcy aDd fixtures 11f lM:t'Y kind and nature wbataoever DOW or' herea:fb::r loc:aad CID or fDlming part Df said buildiD.gs, stnzctun::s md improvcmerus (collectively, the "lnI.pnm:mmlS'~ dle Land.oo l~ being hereinafter sometimes coD~ rc&md to as 1he ~"'). 2. All risht,. titIt and iaIcreIt MIidt Debtor I1IJW 1m (II' IDlY later acquire in IDd to the r..nd lyiDg in !be bed af my 11reet, road, highway Dr .vc:DDe TIOw or hc:reaflm' in fnmt of or adjoi.lliq !be PrcmiI .. 3. ArIy alId all awards hmetofoI:e or heRaf1cr made by lin)' govcmme::otat ~ (federal. &Calc, local or ~) to Debtnr and aD. ~ 0'iVIICD of '!be Premisea which may be made wi1h respect to 1he Pn:misc:f. as a I1:IIIh of !be =:rcise of the right of emiacDt domiin, 1be ahmatioa of the padc at my I&n!et or lIllY o!he:r iBjury 10 or decrease ofvalue oftbe frtmiIoI, ncb said .wvd or .wmt. 1m bc:nIby llliiJjCd 10 SCClllcd Puty. 4, AJIy aDd all un=med pz-emiuDII acc:rued, ~ or to acc:rue, and the proccedJ of ~ DOW or' herea6er in effect with ~ 10 an « mypoetiaa of ... Premises. S. Azly md all claims or ckmmds 1I'biI:h DebIor DOW has or 101)' bamda::r agqWro apinat myoac wi1h ~ to I.ftY ~ to.n 01: any ponitm ofCbc~. 6. AD claiIm 1IDdc:[ and procceda of IbY iIIsmaDI:c polic:iC$ 'by reason of'or related 10 a _ of anr DId ~ tl> the I>rm:dIa. IIO'IV or bcrcIftct, wIIeIhef or DOt IUCh poIicie& JIIIme: s.cmd Party as IIIl iDsured and w~ or DOt such policies are requiIcd by ~ PIny, ~ wII8tbcr or DOt IIICh cWms ~ _ chmactcrized iii pcrmnll claims. 7. All gooda, equipment, macbiJIery. fumi1me, iUmiahiop, mde ~ apptiaDecs. i:JMlIto:y. building material$, appamtu&, IIICDSib, vebiclee, wiriII&:. pipes. ~ cJevarIoIs, csc:alaton, bartiJIg IIId .if coudilioniug eqWpmont, chattels aDd 1I1ic1cs of penana1 ptOpetty. iDt:llJdiDg. witbout ~ my ~ therein DOW or at any time hc:eaftcr affUed 10. au.:lKd to or used in allY way in coanectioll with or 1n be ilB:orponted at lIllY ~ into tJu, PreuJiscs or placecl 011 lilly part tIJcRof w~ locatcld. wbctbcr or dOt attached 10 or iDeorponned :in the Prauiscs, toge1i:x:r wi1h my ad aD ec:c:easiollS, IccesoricI, ~ ad 1ql~13 ~ ~ aud aclapll:d 10 the cc=pletc IIDd ~'ble usc, enjoymtatt, occupant;y, operuioIl or improvemem oftbe ~. g. All ~ investment ~, dcpomt IIICCOIJIIt&, &CCOUIrtI, con1r&ct ri~, paal iDl:llI3fbles. aDd other iDsugiblt property aDd rigbt5 DDW or berca:fter.re1a&iDg to 1he fcngoiDg pnlpeIty. Of'the operation Ibcrcof or vsed ill 00IIDCCti0n 1bcrewitb, inc1\Jding, witbout Iimi1atian, all oplioDa, le1lrrs of iDIom, and rig.ID Df finIt. rdUaal of 1lIIY II.IIUre ~, COYeriD& III or aay ponian of RlCb prgp:rty, IDgctbu willi my modificatioos tbereot; aod dcpoIits or 0'IiIer paymeIItS made iD cormectioI! ~ ~ ad ~ devetopme'IIt rigbrs. permits and. appronh, air riahts. de:Dsity bomm riPb. aDd trlDSferab1e ~Iopmem riglrts; all 0( Do~'s n,trt. title, aDd interest in and to any award$, n:munerations, nttlemema, or ~ b=tDfm'e made 01: hetWb:r made 'lry my I:Dd aU coum, bomk. I~ , . , , Attachment 3 of 7 to Filing Number: 1·0840-5 CIlItJlIDiAiom. Clmce.. or ~ of my ~ wballOeYcr for any 8O'WiDiiCl.'lIBI IlGiI (ftden1, 1t11c, local or otbenliBe) 10 1bc ~ or my IUbeequImt OWJJc:r of 1I.e ~ propcny. iDcludiDg thoac for my ~0lI at; or chanse tJf grade in, auy streets affi:ctiIIg the foreagiug JlRlPCflY aDd my ItIId III !ia:ulle$ and priVileges obtaiIlcd by Dcbcor !rem DIJIkoSO't6' "" .. bid ~ 9. An leases of GIe i>remiIc.1., Pmcaalty, Fixtures, or-my Part tbetcof; bOW or ~ ~ iDtn and all right, UfIe md intml&t of DebICr tbtnundcr, irIchIdiag, witbOllt Iiazi.tatiou, c:asb or ~ dcposded thcreuDdcr 10 ~ ~ by tho leuccs of their obIiptiouI 'IhcR.Tmder (wheIhcr such cash or .ecudtiea IIIC co be helci uatiI !be czpiratKm of die t=Ds oC·1IICb 1eues or appJiDd to om: or nIiOI'e of the iD.'I1BJlmcuts of lent cammg doc: imlleotilltdy prior 10 the lapimtiem of sac:h .ra); aU otIuIr righI3 ud easemc;nll ofDo'btor DOW or ~ exiItiD& pcrWDiag to & II$C aDd CllljO)'Dli:llt of dIIC ~ and all right. title IUd iDtm:st of Debtar iu IIId to lID dc:c:laratious of c:CMIIIIIIIts, CIJIJIfitioDs md RIIIttic1iODS 1$ may affect or otherwiae nUate to the Pre:misea. 10. All peaniti, pIam, ~ ~. mbdMaian rigbss, IeCllrity~ ~ COIDract rigbts. public utility deposits, prepaid ~ and wa= book-up c:Iwps. or odJcr rigirts as may affect or o1betwise relate to the Pr~. 11, All Jc:DI!, incotne, iMgc:s l1li4 ptOfits (lUbjoct, DowcVer', to !he ~ given bt the Deed of Trust .. Secured Party 1:0 co&ct aod apply alDIe). u.:1adin;. without limitatioo, tile a.c<:IJImfS, ~ and-procecds of allY l1uBlDBs& opention condDcII:d by or on ~ elf Debtor an or dJroosh the aae of Cbe l'mni1lC£, ~ IJIIIIIiciFal ad utilily fees. boodI, ~ ~ and oth:r ~ to 1IYhiI:b Debtor I:IIIJy DDW' or .bereafIer be C!Itided w, or wbicb an: derived f'ronl. !be Property or IIC1Y portion thc:rcof 01' ~ then:in. The f~ liating is intended only 10 be dcscrlptiw or 1be property c:DCDmbeftd hereby. IUd not uclus.M or.n iDclusivc. It i5 t}., int=r of Debtor to eDCUIIiber IIcftby all ptopetty locaWl or to be ~ upoD the Laud. Said Lmd., buiJdiDgs, improvements. ~, FixIuIca, PenoDalty, acJd:idoDa. a\lCRtioos, IIld other propc::rty an: hemdld\c refemd 10 lIS the: "'Propcny." N used mill, the tl:rm ~ abalJ inc;bG lID articles ofpcrsantl property brzc:iDtbove d.cscn0cd, 'flOW 01 ~ &Uacbed 10, placed upon fur • ~ =m. or-olDctwiR uacd in ~ with the Property, end shall ioclucJc bade fixtJu:es and ,ODds wbicII are IX' ~ 10 become fbame$" As used hereiIl. tlse 1trol "l'el"lUallty' shall inc 1wie all fumitun; fllmishiDp, equipmalt, mBdiiDery. goods, coaInII:I ri:gbII, geaeraI imBDgibles. JQODe)'. deposit ~ iDatnuDI:DtI, ~0U1II&, leaMa, c:liattl:l paper aDd other personal property ~d ill die Deed or Trust (o1bcr dlan Fixtures) of any kiDd or clJa:racW DOW cxiltiD& or hen:after arising or ~uiJed, DOW or hcn:aftcr located 1IpOJI, within or .bou1lhe 'Pn:iperty, or w'iridl. ocberwiIic perWa5 to 1he use, owoenhip, tDaDI&-=' GpCJatioa. ~ iZIIi IIIle of tbc Ptopeny, 8Dd all producIa aDd proceeds Ibm:o~ IIIId ioU of~s right, title, and Inttmsl in ad 10 ell &\ICh property. Revenue Trackim H\.WIber 115 1 7 9 6 m007 0.00 I Attachment 4 of 7 to Filing Number: 2007-011-0840-5 , \--~~----------~tt SECUUD PAR.TY: SCHEDULEB TO Uec-I FINANCING STA'l'EMENT CENTRAL PACIFIC BANK MJCJL\EL R. MASTRO. Revenue Trackin-s ~LIIIlber 1 1 5 179 6 011001 0.00 A MARBlED MAN AS HIS SEPAltATE ESTA.T.K 22137 Pac1f!e BigJnra, Seath,. Des MtiD .. Kfgg Coan", State of WuIIi'lrtDBi Lot. 1.3 and 14. Bloek ~. i'ede:t'al Higbway Additi.oll. accorlUng'to tba plat thereof recorded 1n Volume 30 of Plata, page 1, in KiDS County, Waabington] BXClWr that portioEt thereof COD.deam-d by' tAe City of ne. Koines pursuant to Kill.g Ccunty Superior Court Cause No. a2-.2-19400-1: ALSO the south B feet of the north 3Gl feet of the west 8 feet of the eut 11 feet of the Bouthwe.t quarter of the nortbe&at quarter of Section 16', 'Xownship 22 North, R~ 4 East, 1I.M., ill lC:lng County, lIaah.ington, 3125 Stpthln,! A!'lgp Way. Seattle. Xlac County, State pfW,.hin .... n; Lot 25, Block 13, llesthollUtll, accorrUng to the plat thereof :recorded in Volume 22 of Plata, page 51., in Xing Co\Ul~y, 1fa8bington.; JaCBPT the eaaterly 4. S ,feet thereof. A parcel lying in Section 13. Townshi.p 2.. lIorth, RarI.ge 3 Bast, W.N •• .in King County, Washi.ngton, de.ar.1b.d a. follows: aegilming at the. northwesterly COrDer of Lot 2S, Block 13, Westholme, acoording to tbe plat tbereof recordad ~ Volume 22 of Plata, page S~, ill Xing County, Wash1Q9ton; Th.~e 80utheailtarly alcgg the west liDe of said Lot 25. J.3B .13 feet to t.he El.Ol:th line of the alley in said Blocsk 13 r Thenoe along the product1on west of the north i.i.De of the alley 33 feet; Tbeuce a deflection to the right of ~lD20', 80 feet; Thence a defleQtion to the left of 20043'3J.-to a point 4S feet fzom the cQnterline of lSt:m Avenue Southwest; Attachment 5 of 7 to Filing Number: 1-0840-5 'l'b.ence nort.herly parallel to thB centerline of 3$1:11 Avenue Southwest to a point 9.99 f •• t 8Duth of the south line of Avalon Way: Thence curving to the Z;ight on iii. curve having a radi.us of ~o feet ... di.tanoe of ~5.Bl feet to a point on tbe 80Utb line of Avalon Way; ThauC8 easterly alODg the 50utbline of Avalo.Q Way to the point of beginn1ng. 33D3 &; 3257 HIrIpor AV!!l!'8 Solltlnfgt. Seatth;. JaB ~lU!ty, Stall oI'WadliagtoD: Lots 1 and 2, Block t·, steel Works Addition to Neat Seattle, according to the pl~t tbereof recorded in Volume 12 of Plats, page 5, in King County, WaahisJgton; nCBP'l" that portion Qeeded for street purpose. to the City of Seattle, by instrument :recorded under Recordir:tg IIlUl1lber 20060327000916. Lots 3, .. and. 5, Block ", Steel Work. Addition to West Seattle, aeClONing to the plat tberuof record.ed in Volwae 12, of Plats, page 5, in XinsJ Co\mty, Wa.biDeteD; EXCEPT that portion deeded for st:teet purpolilea to the City of Seattle, .by instrument recorded under Recording Humber 200603270009l.6. Lot. 1, ;Z and 3. Block 3, Read's llOt. Addition6 according to the plat. thereof reaorded in VolUIH 16 of Plat8, page ee, in Kiug COWlty, WashiDgton; KrCXPT that portion d.-ded for street puz:poa.. to the City or Seattle, by i%J.8trumeut recorded under lleoO%dil:lig NtmIber 2006032'000917~enue Tr&:idn:s Number . 115 179 6 13524 Linde. AvCllue Nortl!. hattie. KiI' Co\Jpty. State ir WI_gtOB: 011007 0,00 Lot 1.0, Block 1, Allenaale, according tOo the plat thereof reoorded in Volume 12 of plats, page 95, in Eing c~ty, Waahington. 600.601 "'14 Ellittt Ayeppe Nertb. SeaWLKtDg CPPDty. Syte ,(WulI1D1top : Parcel A of City of Seattle Short Plat No. 7&-1.14, reoorded under :Recording l\lWnber 761.215091.3, records of King county, W •• hington, said Short Plat baing • pertion of Lota 1.1 and 1', Block 24, Supplemental Plat ef G. Kinnear's Addition to the City of Seattle, aceording to the plat thereof reoorded ~ Volume 2 of Plats, page 62 I in ICing Count:y, Waehington. ~. southwesterly 100 feet of Lot 15 and the southwesterly 110 feet of Lots 1.6 and 1.7, Block 24, supplemental Plat of G. Kinnear's Addition to the City of Seattle, according to the plat thereof recorded in Volume 2 of Plats, page 62, in K1ng County, Washington. M3~972-1OS267 ]. Attachment 6 of 7 to Filing Number: 1-0840-5 Together with those certaiu easement rights Humber 2002102900~83~ Revenue Tracki."-~" .. 1151796- gracted ~derBftCording ~l1QO'r Q.OII 3711 N.rtheut Swnset BtpInanl, Renton, Ki" CQUIlt!. State or Wllhiggtgll: 7bat portion of the west 470 feet of tba sout.heaat quarter of the southeaat qua.rter of Section .( I Township 23 North, Range 5 East, W.M .• in King County, Wa8biagtoc, lying .. at of the aenter :line of the relocated Diablo-Seattle t~iBBion oenter line right of way; EXCIilPTIW tberef:t'1:X1l tbe south 470 feet; AND ALSO EXCEPTDlG that portion lying .north of the south line of PritllBry State Highway Bo. 2 (Renton-Issaquah Road); 1tNI) BXCBP'l' that portion corrveyed to the State ot lruhingtoa under Record!ng Number 7~01300~6S; l\ND EXCEPT thAt port1on c~1ng at the aouthwest c:orner of ~ southeast quarter of the lloutheast quarter of ssction ", TownlNlip :<13 North; Range 5 eaat, W.M'., 1c Xing COunty, W;ulhiDgtOlli Thence north 01D07'28-east along the weat line of said subdiVision. a distance of 470.05 feet to the north line of ~. south 470.00 feet of said subdivision and. the '!'ROE POINT Oll' BBGIliI!IING; Thenoe south 89°00'23' east aloug said nortb line a distance of 0.«2 feet; '!'hence north 01<>09'14-east 35.1.6 feet, more or lllsc, to the intersection with the north line of Lot 6, BONI\lt.C, according to the plat thereof recorded in Volume 59 of Plat., page 69, recordliJ of King County, ltallbiogt;oa., extended ea.8terly; Thence ~th 7~3'37' w.at (south 80°33'23. wese-Plat}. along said north line extended, a distance of 1.07 feet to the northeast co:r:ner of /illI.id Lot 6; Tbence .outh 00"07'42--.at (South 01°07'28-wast-Plat}, alo=g tbe weat l in'll of said Lot; 6, & distance of 14.9& feet the to TRtllI: PODI"l' OF BBGntNING. ALSO EXCEPTING that portion oCfllllencing at the southwest corner of the 80utheaat quarter of the southeast quarter of SectiOD 4, TOwnsh.ip 23 »orth, bAg-S east. W. M., in King COunty I Washington; Tbenoe north 01°07'28' e .. t alang the west line of said subdivision, a 4~stance of 505.00 feet to the southeast corner of Lot 7, 80MARC, according to the plat thereof .recorded in Vcluae 59 of plata, page 69, records of Xing CoUnty. w.sb.iDgtoa, and the nOB PODItt OF BWINNDJG; Thence uc.:rth 79<>:SJ' 37--.at (north 80°33' 23" east-Plat), uong sa.id south line Df said Lot 7 extended easterly, a distanc~ of 1.07 feet; 'l"b.enoe north 01"].0' 578 east S8. 31 feet; 'l'hence north 00016"33" west SO.U feet to the intersection with the north line of _aid Lot 7 extended easterly; Attachment 7 of 7 to Filing Number: 1-0840-5 'l'l1e westerly 38.00 feat of Tract A, WOodbrier, accordiQ9' t.o the plat: thereof recorded in \TolUlDe 214 of P~at., pages 6 through 10, inclusive, in King County, "&ahington. REivenlJe Tr.a.:kin'3 Number 115 179 6 8Hi 11ft WdDut StrS Ke!t. Klug County. State prWafhlggto.; (}11007 0.00 '!'he east 66.7 feet of Lot. 1. 2, ana 3, B1GOk 26, WallhUlgton Central Improvement: Co's Knob Hill Addition to Xlint, according to the plat thereof recorded in Volumo S of Plats, page 97. in K1Dg CaW1ty. Washington; EXCBP'l' that portion CODVeyed to the City of lCent: by deed recorded under Recording Humber 20~10814001317; llUoSO KNOWN AS Lot A, City of Kent Lot Line Adjuutment Number LL-200S-6, recorded UDder Recording NUmber ~0050S23002413). Lots 26, 27, and 28 and Lot. II 2, and 3;EXCBP"l' the east 66.7 feet of sud Lots l. 2. and:3 r Block 26, Washington central I-mprovement Co' s Knob 11111 Addition t.o Xec.t, according to the p1at thereof recorded i.n Volume 5 of Plats, page 97, in KiDg' County I Washington. BXC2PT that portion conveyed to the City of Kent by deed. recorded under Recording Humber 2D010S14001l17r (ALSO XNOWN AS Lot B# City of :Kent Lot Line Adj\Ult.laent Number LL-2005-6, recorded UDder Recording BUmber 200S0Sl300~4~3). ** INBOUND NOTIFICATION : FAX RECEIVED SUCCESSFULLY ** TIME RECEIVED REMOTE CSID 949 851 6520 DU 10 )N PAGES STATUS Received March 23, 2011 2:45:35 PM 3 949851 6520 Central Pacific Bank 17:21:00 03-23-2011 1/3 THE LANZ FIRM, P.S. LAWYERS SUITE 809. AGC BUILDING. 1200 WESTLAKE AVENUE NORTH. SEATTLE, WASHINGTON 98109 (206)382·1827. FAX (206)682·5288 BERNARD G. LANZ bglanz@thelanzfinn.com JAMES A. SANTUCCI jasantucci@thelanzfirm.com • Also admitted in California Kenneth West, Vice President CENTRAL PACIFIC BANK 100 Bayview Circle, Suite 3200 Newport Beach, CA 92660 949-419-8200; and Glenn K.C. Ching, Registered Agent CENTRAL PACIFIC BANK 220 South King Street Honolulu, Hawaii 96813 Dear Mr. West: March 16,2011 JOHN A. MciNTOSH jamcinlosh@thelallzfirm.com M. SCOTT DUTTON Of Counsel Michael R. Mastro and/or a related entity once owned certain real properties used as security for loans from Central Pacific Bank. Allegedly upon default, Central Pacific Bank conducted a non-judicial foreclosure action against Michael R. Mastro and/or a related entity for those real properties. Mr. Mastandrea paid for all of the plans necessary to obtain those building pezmits and the building pezmits where issued. Those real properties are as follows: Aqua Bella LLC 3257 & 3303 Harbor Ave SW, Seattle, WA Parcel Numbers # 7192800120, 7987400190, & 7987400200 City o/Seattle Building Permit Fees Paid by John Mastandrea 949851 6520 ': Central Pacific Bank 17:21 :27 03-23-2011 Mr. Kenneth West March 16,2011 Page 2 TOTAL Project Number: 6109312 6108671 Engineer Architect $37,107.13 $43,453.63 $352,514.00 $104,342.21 Plans: $537,416.97 Linden Square 148 LLC 13524 Linden Avenue North, Seattle, WA Parcel Numbers # 0164000050 City of Seattle Building Permit Fees Paid Project Number: 6108600 $71,244.13 3003278 $30,850.00 Plans: Engineer $297,127.04 Architect $93,872.91 TOTAL $493,094.08 Reedshaw NE Sunset Blvd & Redmond Place NE Parcel Numbers # 0423059064 City of Renton BUilding Permit Fees Paid Project Number: 6108671 $73,796.99 TOTAL $73,796.99 This letter constitutes notice to you that Mr. Mastandrea, who paid for all of these plans and permits, claims a legally protectable interest in those permits under the Uniform Trade Secrets Act CRCW 19.108 et. seq.). Your use or assignment of these plans and permits is prohibited without the express written consent of Mr. Mastandrea. Mr. Mastandrea plans to take the following action with regard to the various pemuts: Aqua Bella LLC: Master Use Permit expires January 5,2013. This MUP will be cancelled on March 31,2011; 2/3 , . 9'4985" 6520 . '.~ Central Pacific Bank 17:21:55 03-23-2011 Mr. Kenneth West March 16, 2011 Page 3 Linden Square 148 LLC: Master Use Penn it was extended to May 4,2016 without Mr. Mastandrea's pennission. This MUP will be cancelled on March 3J, 201 J; and Reedshaw: Pennit can be issued upon payment of$89,000. Mr. Mastandrea posted an "Assignments of Funds" in the amount of$23,521 and your bank is taking advantage of those funds by failing to replace the same with your own "Assignment of Funds." Mr. Mastandrea, however, is demanding a refund of his Assignment of Funds and will be physically retrieving all of the intellectual property he owns and controls for this project on March 31, 2011. This will effectively cancel the permit because there will be no plans or information upon which to base the permit. Your bank cavalierly exercised dominion and control over Mr. Mastandrea's intellectual property. This situation will no longer persist and your bank is on notice that its use of this intellectual property constitutes misappropriation under the Unifonn Trade Secrets Act. Mr. Mastandrea will take the action identified above on the date specified unless this matter is resolved before then. BGL:kmn F:\LETTER\BGL\Lanz v. Central Pac. BanklLanz letter to Central Pac. Bk. 031 1201 I. doc cc: John D. Mastandrea 3/3 Recording Requested by And When Recorded Mail To: Law Offices of Gary O. Olson 3900 E. Valley Hwy., Suite 204 Renton, WA 98055 Iltlllll!II,,11I = .. 1 OF ees AG 4e.ee K't/Z3/zees 11:53 .. NG COUNTY I LIA BOUNDARY LINE AGREEMENT Reference numbers of related documents: Grantors: The Breck Scott Trust The Turnbull Revocable Living Trust Akers, Kristina L. Grantees: The Breck Scott Trust The Turnbull Revocable Living Trust Akers, Kristina L. Legal Description N/A Lots 6 & 7, Block I, BOMARC Add., Vol. 59, Page 69 & Portion SE ~ SE ~ Sec. 4, Township 23N, RSE AsseSSOr's Property Tax Parcel Account Numbers: 091150-0030,091150-0035 & 042305-9064 CITYOFAENTOI\i RECEIVED JUN 23 tHJo BUILDING DIVISION Recording Requested by And When Recorded Mail To: Law Offices of Gary o. Olson, P.C. 3900 East Valley Hwy., Suite 204 Renton, WA 98055 BOUNDARY LINE AGREEMENT PURSUANT TO RCW 58.04.007 THIS BOUNDARY LINE AGREEMENT is entered into pursuant RCW 58.04.007 this a(f-d day of :\ une.. J , 2006, by and between THE BRECK SCOTT TRUST, ("Scott"), and THE TURNBULL REVOCABLE LIVING TRUST ("Turnbull") and KRISTINA L. AKERS, a single person, ("Akers"), to wit: WHEREAS, Scott is the owner of that certain real property situated in King County, Washington, legally described as follows: and That portion of the West 470 feet of the Southeast quarter of the Southeast quarter of Section 4, Township 23 North, Range 5· East, in King County, Washington, lying West of the centerline of the relocated Diablo-Seattle transmission centerline Right-of-Way; Except therefrom the South 470 feet and also excepting that portion lying North of the South line of primary State Highway No.2 (Renton-Issaquah Road); also Except that portion conveyed to the State of Washington by Deed recorded under Recording Number 7107300165. Together with the Westerly 38 feet of Tract A, Woodbrier, according to the Plat thereof, recorded in Volume 214 of Plats, Pages 6 through 10, in King County, Washington. Hereinafter referred to the "Scott property". j WHEREAS, Turnbull is the owner of that certain real property situated adjacent to a portion of the Scott property, which real property is legally described as follows: and Lot 6, Block 1, BOMARC, an addition to the City of Renton, according to the Plat thereof recorded in Volume 59 of Plats, Page 69, in King County, Washington. Hereinafter referred to as the "Turnbull property". WHEREAS, Akers is the owner of that certain real property situated adjacent to a portion of the Scott property, which real property is legally described as follows: and Lot 7, Block 1, BOMARC, an addition to the City of Renton, according to the Plat thereof recorded in Volume 59 of Plats, Page 69, in King County, Washington. Hereinafter referred to as the "Akers property". WHEREAS, the boundary between the above described Scott property and both the Turnbull and Akers properties is in dispute, and the parties hereto, pursuant to RCW 58.04.007, have executed this Agreement for the purpose of determining and fixing the true boundary line between the Scott property and the Turnbull and Akers properties described above, NOW, THEREFORE, FOR GOOD AND VALUABLE CONSIDERATION, IT IS HEREBY AGREED as follows: 1. Pursuant to RCW 58.04.007, the parties agree that the boundary line between the Scott property and the Turnbull and Akers properties described above shall be, and the same is hereby revised, in accordance with that certain King County Record of Survey recorded under King County Auditor's Recording No. 20060614900011, which Record of Survey has been recorded pursuant to RCW 58.09, a copy of which is attached hereto as Exhibit "N', and the -2- Fence Encroachment Detail, a copy of which is attached hereto as Exhibit "B". 2. In accordance with the findings of said King County Record of Survey, Scott does hereby convey and transfer to Turnbull, pursuant to the recording of this document, the following described portion of the Scott property, to wit: Commencing at the Southwest comer of the Southeast quarter of the Southeast quarter of Section 4, Township 23 North, Range 5 East, W.M., in King County, Washington; Thence N 01°07'28"E, along the West line of said subdivision, a distance of 470.05 feet to the North line of the South 470.00 feet of said subdivision and the true point of beginning; Thence S 89"00'23" E, along said North line, a distance of 0.42 feet; Thence N 01°09'14" E 35.16 feet, more or less, to the intersection with the North line of Lot 6, BOMARC, according to the Plat thereof recorded in Volume 59 of Plats, Page 69, records of King County, Washington, extended Easterly; Thence S 79"33'37' W (S 80033'23" W -Plat), along said North line extended, a distance of 1.07 feet to the Northeast comer of said Lot 6; Thence S 00°07'42" W (S 01°07'28" W -Plat), along the West line of said Lot 6, a distance of34.95 feet to the point of beginning. Containing 26 square feet, more or less. 3. Also according to the findings of said King County Record of Survey, Scott does hereby convey and transfer to Akers, pursuant to the recording of this document, the following described portion of the Scott property, to wit: Commencing at the Southwest comer of the Southeast quarter of the Southeast quarter of Section 4, Township 23 North, Range 5 East, W.M., in King County, Washington; Thence N 01°07'28"E, along the West line of said subdivision, a distance of 505.00 feet to the Southeast comer of Lot 7, BOMARC, according to the Plat thereof recorded in Volume 59 of Plats, Page 69, records of King County, Washington, and the true point of beginning; Thence N79°33'37" E (N 800]3'23" E-Plat), along said South line of said Lot 7 extended Easterly, a distance of 1.07 feet; Thence N 01°10'5T' E 88.31 feet; Thence N 00016'33" W 50.44 feet to the intersection with the North line of said Lot 7 extended Easterly; Thence S 50°19'16" W (S 51°19'02" W -Plat), along the North line of said Lot 7, extended, a distance of 3.02 feet to the East line of said Lot 7; -3- 'I\. ,-, Thence S 00°07'42" W (S 01°07'28" W -Plat), along the East line of said Lot 7, a distance of 13 7.00 feet to the point of beginning. Containing 288 square feet, more or less. 4. The parties further agree that Scott forever quit claims and is barred from claiming any title to the real property described in section 2 above, and that said portion of real property described in section 2 shall become forever a portion of the Turnbull property described hereinabove; and that Scott forever quit claims and is barred from claiming any title to the real property described in section 3 above, and that said portion of real property described in section 3 shall become forever a portion of the Akers property described hereinabove; and that this Agreement shall be binding upon the successors, assigns, heirs and designees of the parties hereto and shall run with the properties described hereinabove. IN WITNESS WHEREOF the parties have set their hands hereto on the date and year first above written. The Breck Scott Trust ~ts1T&c 6--23-ob DATE The Turnbull Revocable Living Trust ~e;~.~~ urnbull, Trustee Peter Turnbull, Trustee DATE ~C2kv Kristina L. Akers -4- STATE OF WASlllNGTON ) ) ss. COUNTY OF KING ) I certify that I know or have satisfactory evidence that BRECK SCOTT is the person who appeared personally before me, and said person acknowledged that he signed this instrument, on oath stated that he was authorized to execute the instrument and acknowledged it as the Trustee of THE BRECK SCOTT TRUST to be the free and voluntary act of such party for the uses and purposes mentioned in this instrument. GIVEN under my hand and official seal this dlt!. day of ~ , 2006. STATE OF WASIDNGTON ) ) ss. COUNTY OF KING ) /fJJpt~~ ~PUBLIC m and for~s¥e of Washington, residing at -r-t~?-*:t.......,.,-..-- My commission expires: <.3=-O=t- I certify that I know or have satisfactory evidence that PETER TURNBULL and JOAN TURNBULL are the persons who appeared personally before me, and said persons acknowledged that they signed this instrument, on oath stated that they were authorized to execute the instrument and acknowledged it as the Trustees of THE TURNBULL REVOCABLE LIVING to be the free and voluntary act of such party for the uses and purposes mentioned in this instrument. GIVEN under my hand and official seal this ~ day of SUM R # --,2006. ~~~ NOTARY PUBLIC in and for~he S e of Washington, residing at -7"1--=:~T----=-== My commission expires: 3?=-07: -5- · " STATEOFWASIDNGTON) ) ss. COUNTY OF KING ) On this day personally appeared before me KRISTINA L. AKERS to me known to be the individual described in and who executed the within and foregoing instrument, and acknowledged that she signed the same as her free and voluntary act and deed, for the uses and purposes therein mentioned. GIVEN under my hand and official seal this ~ day of .3 u.ne < , 2006. of Washington, residing at -=L.=~~~=_ My commission expires: 3-$-<::) 7: -6- POR'l7ON OF 'l'H1J 8.8. 1/4. 8.8. 1/4. SI.'C'lfON 4. 'I'O'ffNSHIP 1!3 NORTH. RANG8 IS ZAST. Jr:J£ --- • FENCE ENCROACHMENT DETAIL A-~ I II FENCE 0.<42'[ ~:!> ... ~ .. ~ 11 .;p- I IIOU1IIWrr IiIam' _ D IIIIIIm 111.'111. 11m! -DICItICOn' o· t 1· -30' 3ft 80' -=-I~":::~·~" , ,- nl&~ .... ..... - • ~ ~ Fm -I _~~~~~G._ .ar J .. ....-...... JD _____ ~ ::I:: H t::O H ~ ~ • l'. • .. • , • EXHIBIT "A" April 17,2006 Annexation: Merritt II, SE May Valley Rd & Coal Creek Parkway Planning: Street Grid System Amendments Plat: Reedshaw, NE Sunset Blvd, PP-05-091 UNFINISHED BUSINESS Community Services Committee Appointment: Municipal Arts Commission RESOLUTIONS AND ORDINANCES Resolution #3802 Vacation: Walkway, NW 6th St & Rainier Ave N, AHBL, VAC-06-001 Annexation: Hoquiam, 140th Ave SE & NE 6th St Annexation: Hoquiam, R-8 Zoning Annexation: Falk II, 102nd Ave SE & SE 185th St Renton City Council Minutes Page 123 Economic Development, Neighborhoods and Strategic Planning Department recommended adoption of an ordinance extending the effectuation date for Phase II of the Merritt II Annexation from 6/112006 to 3/3112007. Council concur. (See page 124 for ordinance.) Economic Development, Neighborhoods and Strategic Planning Department recommended adoption of amendments to the City's street grid system to change the current practice of renaming all streets annexed to the City. Refer to Planning and Development Committee. Hearing Examiner recommended approval, with conditions, of the Reedshaw Preliminary Plat; 13 single-family lots on 2.25 acres located at 3705 NE Sunset Blvd. (PP-05-091). Council concur. MOVED BY CORMAN, SECONDED BY NELSON, COUNCIL APPROVE THE CONSENT AGENDA AS PRESENTED. CARRIED. Community Services Committee Chair Nelson presented a report recommending concurrence in the staff recommendation to approve Mayor Keolker's appointment of Kristi Hand to the Municipal Arts Commission for an unexpired term expiring December 31, 2006. MOVED BY NELSON, SECONDED BY PALMER, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. The following resolution was presented for reading and adoption: A resolution was read setting a public hearing date on 5/8/2006 to vacate a portion of unimproved road (walkway) between NW 6th St. and Rainier Ave. N. (Matt Weber, AHBL, V AC-06-00 1). MOVED BY CLAWSON, SECONDED BY NELSON, COUNCIL ADOPT THE RESOLUTION AS READ. CARRIED. The following ordinances were presented for first reading and referred to the Council meeting of 4/24/2006 for second and final reading: An ordinance was read annexing approximately 20.5 acres generally located immediately north ofNE 6th St., and east of 140th Ave. SE (Hoquiam Annexation). MOVED BY BRIERE, SECONDED BY CLAWSON, COUNCIL REFER THE ORDINANCE FOR SECOND AND FINAL READING ON 4/24/2006. CARRIED. An ordinance was read establishing the zoning classification of property annexed within the City of Renton generally located immediately north ofNE 6th St., and east of 140th Ave. SE, from R-4 (Urban Residential-four dwelling units per acre, King County) to R-8 (Residential-eight dwelling units per acre) zoning (Hoquiam Annexation). MOVED BY BRIERE, SECONDED BY CLAWSON, COUNCIL REFER THE ORDINANCE FOR SECOND AND FINAL READING ON 4124/2006. CARRIED. An ordinance was read annexing approximately 6.29 acres generally located south of SE 185th St., and on the east side of 102nd Ave. SE (Falk II Annexation). MOVED BY BRIERE, SECONDED BY CLAWSON, COUNCIL REFER THE ORDINANCE FOR SECOND AND FINAL READING ON 4/24/2006. CARRIED. Y OF RENTON COUNCIL AGEND .JILL I AI#: G1 ,t, Submitting Data: For Agenda of: 4/1712006 DeptlDiv!Board .. Hearing Examiner Staff Contact. ..... Fred J. Kaufman, ext. 6515 Agenda Status Consent. ............. X Subject: Public Hearing .. Correspondence .. Reedshaw Preliminary Plat Ordinance ............. File No. LUA-05-091, ECF, PP 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... NI A Transferl Amendment. ..... . Amount Budgeted ...... . Revenue Generated ........ . Total Project Budget City Share Total Project.. SUMMARY OF ACTION: The hearing was first held on January 3,2006. The Hearing Examiner held the meeting open for proof that legal notice was mailed in a timely manner. The hearing was reopened on February 28, 2006. The Hearing Examiner's Report and Recommendation on the Reedshaw Preliminary Plat was published on March 21,2006. The appeal period ended on April 4, 2006. The Examiner recommends approval of the proposed preliminary plat subject to the conditions outlined on pages 6 and 7 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: Approve the Reedshaw Preliminary Plat with conditions as outlined in the Examiner's Report and Recommendation. Rentonnetlagnbill1 bh March 21, 2006 OFFICE OF THE HEARING EXAMINER CITY OF RENTON Minutes APPLICANT: OWNER: LOCATION: SUMMARY OF REQUEST: SUMMARY OF ACTION: DEVELOPMENT SERVICES REPORT: PUBLIC HEARING: Lou Larsen Pacific Engineering 4180 Lind Avenue SW Renton, W A 98055 Breck Scott PO Box 2752 Renton, W A 98056 Reedshaw Preliminary Plat File No.: LUA 05-091, ECF, PP 3705 NE Sunset Boulevard Approval for a 13-10t subdivision of a 2.25-acre site intended for the development of single-family detached units. Development Services Recommendation: Approve subject to conditions The Development Services Report was received by the Examiner on December 29, 2005. After reviewing the Development Services Report, examining available information on file with the application, field checking the property and surrounding area; the Examiner conducted a public hearing on the subject as follows: MINUTES The following minutes are a summary of the February 28, 2006 hearing. The legal record is recorded on CD. The hearing opened on Tuesday, February 28, 2006, at approximately 9:02 a.m. in the Council Chambers on the seventh floor of the Renton City Hall. Parties wishing to testify were affIrmed by the Examiner. The following exhibits were entered into the record: Exhibit No.1: Yellow file containing the original Exhibit No.2: Neighborhood Detail Map application, proof of posting, proof of publication and other documentation pertinent to this request. Exhibit No.3: Preliminary Plat Plan Exhibit No.4: Boundary & Topographic Survey Exhibit No.5: Tree Cutting and Land Clearing Plan Exhibit No.6: Preliminary Grading and Utility Plan Reedshaw Preliminary Plat File No.: LUA-05-091, ECF, PP March 21,2006 Page 2 Exhibit No.7: Street Tree Planting Concept Exhibit No.9: ERC Mitigation Measures Exhibit No. 11: Meeting Summary from prior public hearing Exhibit No. 13: David Flores -City of Seattle letter Exhibit No.8: Zoning Map Exhibit No. 10: TIlustrative Plat Map Exhibit No. 12: Revised Staff Report As a preliminary matter, the Examiner noted that a public meeting on this application was held on January 3, 2006. Due to improper legal notice, the application had to be reheard. At the public meeting, a number of people testified under oath and that prior record has been included as part of this second review of the application. In the prior public meeting, the issue of adverse possession was raised, the court system seems to believe that those parties do have an interest in the property and do need to be a part of any final signing of the plat. In this case the amount of property at stake would not affect any property line or lot density or area requirements. It still needs to be resolved before this plat is forwarded to the City Council for final approval. The hearing opened with a summary of the prior public hearing by Jennifer Henning, Principal Planner, Development Services, City of Renton, 1055 S Grady Way, Renton, Washington 98055. Publication for this hearing today occurred on February 13,2006, posting occurred 2 weeks prior to this meeting and a letter was sent to all parties of record informing them oftoday's public hearing. This is a 2.25 acre site located just south ofNE Sunset Boulevard and east of Queen Place, if it were to be extended, and is to the west of Redmond Avenue NE. This site is bordered by the Woodbrier development to the east and Highpoint Division 2 to the south. A lot line adjustment, LUA-04-005, dated February 4, 2004 was part of this parcel. There was some concern that the sliver of land had been counted twice for two different plats. It is not being double counted, it is part of this plat and was deducted from the net density calculation of 9.42 dwelling units per acre. The proposal is to create a 13-10t subdivision and 4 tracts. There has been a shift in how staff reviews short plats and preliminary plats. The State law and the City of Renton's regulations, a lot includes tracts and/or parcels. Therefore, this is going to be a 17-10t plat but only 13 lots will be subject to the density calculations. Restrictive covenants will be asked for in the future to prevent building on any tracts that are large enough. The Examiner inquired if Tract D would not be better as part of Lot 1. Ms. Henning stated that the open tracts are B, C, and D, the homeowners generally maintain those common areas. If Tract D were to become a part of Lot 1, then it should not be part of the common area. The power line does run across this tract and building is not permitted close to that line. There are two major utility corridors located within the site, one is Diablo Seattle Electric Transmission Line located in a 50-foot wide corridor in the road area running south to northwest. Parallel to that abutting to the east is the Olympic Gas Pipeline easement. There were several issues left open from the last meeting on this plat. The tree clearing issue is being worked through with the applicant on a separate code compliance issue, there is not a solution as yet, but they are working on it still. Reedshaw Preliminary Plat I File No.: LUA-05-091, ECF, PP March 21, 2006 Page 3 The other changes made to the report had to do with the conditions on recommending approval of the plat, all of the building lots within this plat should be developed with detached single-family homes. Regarding orientation of yards for each lot, Exhibit 10 was labeled with an "F" for front yards and "R" for all rear yards. It was asked that the meeting minutes from the January 3,2006 meeting be the conclusion of the staff report. The Examiner commented that Mr. Turnbull was still concerned about the prior tree cutting, which was done without the appropriate permits. Staff will be allowed to deal with that issue outside of this part of the public hearing. Ms. Henning stated that Mr. Turnbull has been corresponding with the code compliance group, stating that he believes this application should not proceed based on the City Code that says if a site is under enforcement no other permits or applications can go forward. An order to correct has not been sent in this matter, it has been handled in a very informal way. The applicant has been told to get the application in, if the permits are issued then the site will not have to be restored, it would be a gross waste of time and inefficient action to cut down trees, replant the trees and then cut them down a second time. Another change in the subdivision plat requirements is that an applicant will have to try and retain 25% of the trees eight inches in diameter and greater. They most likely will be asking that the number of trees equal to 25% of the original trees that are 8 inches in diameter be retained or replanted on this particular site. The Examiner inquired about the encroachment issue, there is a fence line that is inside the property line, it is to the east of the official property line for this site. Ms. Henning highlighted the fence line and the property line. The encroachment appears to affect Lots 8, 7 and possibly 6. The matter does need to be resolved prior to recording of the plat. It is possible that the property owners will have to be signators on the plat or that they will have to create a mutual agreement to swap the property line, or a lot line adjustment or a quit claim. It is not clear as to how the property owners will handle this. Lou Larsen, Pacific Engineering, 15445 53rd Avenue South, Seattle, W A 98188 stated that he had extra copies of the letter from Gary Olson, and the Olympic Gas Pipeline, there were also some copies ofletters from Seattle City Light. He clarified the fence markings on the exhibits. Where it states 2.24E, it means that the fence is 2.24 feet on the east side of the property line. It appears most of the encroachments are on the westerly property line. Mr. Scott has been in contact with the property owners and is trying to work out these encroachment issues. Kayren Kittrick, Development Services stated that Lots 4 and 7 front yards need more access to the new public road. It appears that there is a lot of incentive for all the property owners to get together and figure out exactly where the property lines are. 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 9:46 a.m. FINDINGS, CONCLUSIONS & RECOMMENDATION Having reviewed the record in this matter, the Examiner now makes and enters the following: Reedshaw Preliminary Plat File No.: LUA-05-091, ECF, PP March 21, 2006 Page 4 FINDINGS: 1. The applicant, Lou Larsen, Pacific Engineering, filed a request for a Preliminary Plat approval. 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 3705 NE Sunset Boulevard. The subject site is located on the south side of Sunset just west of Redmond Avenue NE. 6. The subject site is approximately 2.25 acres or 98,082.67 square feet. The subject site is approximately 480 feet deep (north to south) and varies from approximately 180 feet wide to approximately 223 feet wide. The subject site is a trapezoidal parcel that widens at its south end. 7. The map element of the Comprehensive Plan designates the area in which the subject site is located as suitable for the development of medium density multiple family or land efficient residential uses, but does not mandate such development without consideration of other policies of the Plan. 8. The subject site is currently zoned R-1O (Single Family -10 dwelling units/acre). 9. The subject site was annexed to the City with the adoption of Ordinance 3879 enacted in January 1985. 10. The site slopes downward to the north, towards Sunset Boulevard. The grades are 15% or less. 11. Approximately 45 trees and other vegetation would be removed to accommodate development. Trees along the western property line and within the open space tracts would be preserved. 12. There are two major utility corridors that run north-south along the eastern edge of the property. These easements are a 200-foot wide Seattle City Light Transmission line and a 50 foot Olympic Pipeline. Part of the access road would be located in the easement. Staff recommended that the applicant provide written permission to develop the roadway. 13. A portion of the subject site, approximately 11,435.4 square feet, was used to calculate the density allotment of an adj acent plat (W oodbrier) and staff required that the acreage of the current property be reduced by the amount used in that calculation. This area is would have been included as part of Tract B (see below). 14. The R-I0 District permits detached single-family homes as well as attached multiple family units. The applicant proposes dividing the parcel into 13 single-family lots and 4 tracts. The thirteen lots would be arranged around and along a cul-de-sac road and three easement roadways. The main access will be via a cul-de-sac that enters from the southeast comer of the parcel from Redmond Place NE. The cul-de-sac will swing generally north with Proposed Lots 1, 4, 7, 8, 12 and 13 located along its western edge .. Three easements would branch off the main road providing access to interior lots. Two easements will run east to west. The first where the cul-de-sac turns north will provide access to Proposed Lots 2,3,5 and 6. The second easement branches from the western edge of the cul-de-sac bulb and provides access Reedshaw Preliminary Plat File No.: LUA-05-091, ECF, PP March 21, 2006 Page 5 to Proposed Lots 9, 10 and 11. The third easement branches off the north edge of the cul-de-sac bulb providing access to Proposed Lot 13 and Tract A, the stormwater detention tract. 15. Proposed Tracts Band C are located along the eastern side of the main road and encompass the areas of the power and gas line corridors. Proposed Tract D is located immediately east of Proposed Lot 1. All of these tracts would be open space. 16. Lots in the R-l 0 Zone are required to be a minimum of 3,000 square feet, 30 feet wide or 40 feet wide for comer lots, and 55 feet deep. Lots proposed range from 3,600 to 6,080 square feet in area and from 30 to 76 feet wide and from 70 to 116 feet deep. 17. Two issues raised at the initial hearing had to do with the location of a fence along the western property line and improper tree cutting. The survey shows that a fence dividing the subject site or portions of the subject site from property to the west is located on what appear to be the subject site. The western neighbors claimed adverse possession where the fence deviates from the survey line. No court or quiet title actions have occurred. It does appear from state law and court decisions that all property owners must join in the platting process including those who claim title by adverse possession. In the past, trees were improperly cleared from the subject site. A neighbor claims that no further land use actions can be reviewed until corrective actions have occurred. It appears that the City is attempting to merge the improper tree cutting into the plat development process. This office has no separate jurisdiction barring an administrative appeal of the tree cutting activity or enforcement. It is possible that this office does not have jurisdiction over the plat if the tree cutting bars review but cannot independently determine that issue. There was also a large Maple tree that neighbors wanted preserved. 18. The density for the plat would be 9.42 dwelling units per acre after subtracting roads, easements and correcting the acreage of this parcel. 19. The subject site is located within the Renton School District. The project is expected to generate approximately 6 school age children. These students would be spread across the grades and would be assigned on a space available basis. 20. The development will generate approximately 10 trips per unit or approximately 130 trips. Approximately ten percent of the trips, or approximately 13 additional peak hour trips will be generated in the morning and evening. 21. Stormwater will be handled in Tract A. The plat will have to provide both water quality and containment under the Level 2, 1998 King County standards. That tract is located immediately abutting Sunset Boulevard and staff has recommended that sight obscuring landscaping be installed along the roadway frontage. 22. Sewer and water service will be provided by the City. CONCLUSIONS: 1. The proposed plat appears to serve the public use and interest. There are some issues that should be resolved including the issue of the adverse possession claims and the issue of improper tree removal. Neither of those issues can be resolved by this office but they must be appropriately remedied to provide the necessary finality and in the case of the adverse possession, the appropriate ownerships to sign any plat documents. Reedshaw Preliminary Plat File No.: LUA-05-091, ECF, PP March 21, 2006 Page 6 2. The thirteen lots appear to provide reasonable lots, access and access to infrastructure. The development of single-family detached homes on the R-I 0 property provides additional housing choices for those seeking single-family living on smaller and potentially more affordable parcels. 3. The development of the plat will also increase the tax base of the City and with the payment of mitigation fees, offset the impacts of the development on the City's existing infrastructure. 4. The way the property is being divided and with the density of 9.42 falling just under the maximum permitted density of 10 units per acre, the properties should be limited to detached single-family dwellings on each parcel. 5. The applicant will also have to provide the necessary assurances that it can build roads or provide appropriate landscaping or other improvements within the easement corridors. 6. In conclusion, the City Council should approve the proposed plat subject to the conditions noted below. RECOMMENDATION: The City Council should approve the thirteen-lot plat subject to the following conditions: 1 The applicant shall comply with the conditions imposed by the ERC. 2. The applicant shall resolve the adverse possession question or include the additional ownership entities on any plat documents requiring the approval or signatures of property owners affected by the platting decision. 3. The applicant shall replace the Western Red Cedar on the landscape plan with a shorter mature height variety on the fmallandscape plan to be submitted 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 Manger prior to fmal plat. 4. The applicant shall provide a sight obscuring landscape plan along the north side of Tract A. This is required in order to provide a visual buffer between the detention facility and Sunset Boulevard. This is recommended as a condition of preliminary plat approval and for the review and approval of the Development Services Division. 5. The applicant shall provide written response from Diablo-Seattle and Olympic regarding project impact on their easements prior to the issuance of construction plans. The satisfaction of this requirement is subject to the review and approval of the Development Services Project Manager prior to recording of the final plat. 6. A homeowner's association or maintenance agreement shall be created concurrently with the recording of the final plat in order to establish maintenance responsibilities for all shared private improvements of this development. A draft of the document(s) shall be submitted to the City of Renton Development Services Division for review and approval by the City Attorney and Property Services section prior to the recording of the final plat. 7. The applicant shall establish a maintenance agreement for the shared private access easements. Additionally, the applicant shall install a "Private Road" sign indicating addresses served from R~edshaw Preliminary Plat File No.: LUA-05-091, ECF, PP March 21, 2006 Page 7 the private street at the intersection of the private street and the proposed 42-foot internal public street. 8. The applicant shall be required to have all utility maintenance agreements and easements in place prior to or in conjunction with final plat approval. This condition shall be subject to the review and approval of the Development Services Division. 9. All building lots shall be developed with detached single-family homes. No residential dwellings are to be constructed on tracts or parcels. This condition shall be recorded on the face of the plat. ORDERED THIS 21 sl day of March 2006. HEARING EXAMINER TRANSMITTED THIS 21 sl day of March 2006 to the parties of record: Jennifer Henning 1055 S Grady Way Renton, W A 98055 Kristina L. Akers 1324 Queen Avenue NE Renton, W A 98056 Marcel Desranleau 3807 NE 14th Street Renton, W A 98056 Daniel Schlegelmilch 3143 NE 20th Place Renton, W A 98056 Kayren Kittrick Development Services Division City of Renton Peter Turnbull 1316 Queen Avenue NE Renton, W A 98056 Meeghan Engberg 3718 NE 13th Place Renton, W A 98056 TRANSMITTED THIS 21 sl day of March 2006 to the following: Mayor Kathy Keolker Stan Engler, Fire Lou Larsen Pacific Engineering 4180 Lind Avenue SW Renton, W A 98055 Breck Scott PO Box 2752 Renton, W A 98056 Lib Lee 9400 37th Avenue NW Seattle, WA 98126 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 Reedshaw Preliminary Plat File No.: LUA-05-091, ECF, PP March 21, 2006 Page 8 Pursuant to Title IV, Chapter 8, Section 100(G) ofthe City's Code, request for reconsideration must be fIled in writing on or before 5:00 p.m., April 4, 2006. Any aggrieved person feeling that the decision of the Examiner is ambiguous or based on erroneous procedure, errors oflaw or fact, error in judgment, or the discovery of new evidence which could not be reasonably available at the prior hearing may make a written request for a review by the Examiner within fourteen (14) days from the date ofthe Examiner's decision. This request shall set forth the specific ambiguities or errors discovered by such appellant, and the Examiner may, after review ofthe record, take further action as he deems proper. An appeal to the City Council is governed by Title IV, Chapter 8, Section 110, which requires that such appeal be filed with the City Clerk, accompanying a filing fee of $75.00 and meeting other specified requirements. Copies of this ordinance are available for inspection or purchase in the Finance Department, first floor of City Hall. An appeal must be fIled in writing on or before 5:00 p.m., April 4, 2006. If the Examiner's Recommendation or Decision contains the requirement for Restrictive Covenants, the executed Covenants will be required prior to approval by City Council or final processing of the fIle. You may contact this office for information on formatting covenants. The Appearance of Fairness Doctrine provides that no ex parte (private one-on-one) communications may occur concerning pending land use decisions. This means that parties to a land use decision may not communicate in private with any decision-maker concerning the proposal. Decision-makers in the land use process include both the Hearing Examiner and members of the City Council. All communications concerning the proposal must be made in public. This public communication permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence. Any violation of this doctrine would result in the invalidation of the request by the Court. 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Exhibit 3 CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE-MITIGATED MITIGATION MEASURES APPLICATION NO(S): LUA05-091, PP, ECF APPLICANT: Breck Scott PROJECT NAME: Reedshaw Preliminary Plat DESCRIPTION OF PROPOSAL: The applicant, Mr. Scott, is requesting SEPA -environmental review and Preliminary Plat approval for a 13-lot subdivision of a 2.25-acre site located within the Residential -10 (R-10) dwelling units per acre zone. The applicant proposes the eventual development of single-family detached units. The lot sizes would range from 3,600 to 6,080 net square feet. The site contains part of a 200-foot wide electric transmission easement and a 50-foot Olympic Gas Pipeline easement along the eastern property line. A stormwater detention tract is proposed in the northwest comer of the site fronting NE Sunset Boulevard. Access to the site is proposed via a public street extending off of Redmond Place NE and three private access easements. The site does not contain any critical areas. LOCATION OF PROPOSAL: LEAD AGENCY: MITIGATION MEASURES: 3705 NE Sunset Boulevard The City of Renton Department of Planning/BuildinglPubJic Works Development Planning Section 1. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements, outlined in Volume " of the 2001 Stormwater Management Manual and provide staff with a Construction Mitigation Plan prior to issuance of Construction permits. This condition shall be subject to the review and approval of the Development Services Division. 2. The applicant shall comply with the recommendations contained within the geotechnical report dated June 24, 2005 and prepared by Earth Consultants, Inc. 3. This project shall be subject to the 1998 King County Surface Water Design Manual Level 2. 4. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 per new single-family lot prior to the recording of the final plat. 5. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip associated with the project prior to the recording of the final plat. 6. The applicant shall pay the appropriate Parks Mitigation Fee based on $530.76 per new single-family lot prior to the recording of the final plat. 7. The applicant shall have a note placed on the face of the plat advising potential purchasers of lots and lor homes that a higher than normal risk may be incurred due to the proximity of an underground gas transmission pipeline and overhead electrical transmission lines. The language of the note shall be approved by the City Attorney prior to the recording of the plat. ERe Mitigation Measures Exhibit 9 MEETING SUMMARY REEDSHA W PRELIMINARY PLAT LUA-05-091, PP, ECF The following document is a summary of the January 3, 2006 meeting. The entire proceeding is available on CD. The meeting occurred on Tuesday, January 3, 2006, at approximately 9:01 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 offered: Exhibit No.1: Yellow file containing the original Exhibit No.2: Neighborhood Detail Map application, proof of posting, proof of publication and other documentation pertinent to this request. Exhibit No.3: Preliminary Plat Plan Exhibit No.4: Boundary & Topographic Survey Exhibit No.5: Tree Cutting and Land Clearing Plan Exhibit No.6: Preliminary Grading and Utility Plan Exhibit No.7: Street Tree Planting Concept Exhibit No.8: Zoning Map Exhibit No.9: ERC Mitigation Measures Exhibit No. 10: lllustrative Plat Map The meeting opened with a presentation of the staff report by Jennifer Henning, Senior Planner, Development Services, City of Renton, 1055 S Grady Way, Renton, Washington 98055. The Examiner noted that the site is indicated as being 2.25 acres, but in the density calculations there is a reference that some of this property was usedlborrowed in calculating the density of the plat. The real acreage of this site needs to be determined. Ms. Henning stated that portions of Tract Band C are included in this plat for the overall size. They were also included in the Woodbrier Plat, located to the east and abutting this property. The property in question has been shifted to this property, however the density has been calculated and is not used in this plat today. The subject site is within the R-IO zone. Woodbrier is to the east (R-I0 zone), Highpoint Division 2 is to the south (R-8 zone). There are other R-8 zoning designations to the west and south. The Reedshaw site is located to the south of NE Sunset Boulevard (State Route 900), to the east of Monroe A venue NE and to the west of Union Avenue NE. Redmond Place NE also accesses Woodbrier and Highpoint Division 2 and would have an entry into this plat. The applicant is requesting approval to build 13 new lots on a 2.25-acre site. There are 3 single-family homes on the existing site with several accessory buildings that will all be removed as part of the proposal. The existing driveway off of Sunset that provides access to the existing homes would be closed unless it is determined to be necessary as a secondary emergency access only. Access to the new 13 lots would be via a new public street (Road A) that would extend off ofNE 14th Street on the west side of Redmond Place NE, that will end in a cul-de-sac with 3 easement access easements off the public street. Four tracts are proposed, three would be open space tracts, (B, C and D). Tract B is located to the north of the cul-de-sac, Tract C is to the west of the public street, and Tract D is in the southern portion. The site is constrained by some easements that are classified as large utilities, those include the Olympic Gas Pipeline, which is located within Tracts Band C and the Diablo Seattle High Transmission Line. The site has a north-facing slope at grades of 15% or less. The proposed grading would include about 2800 cubic yards of cut and 2200 cubic yards of fill. The applicant does propose to clear the site and road area for grading and site preparation. Forty-five trees were illegally removed and cleared from the site a little more than one year ago. The City does require that 2 new trees per each new lot be replanted. The Environmental Review Committee issued a Determination of Non-Significance -Mitigated (DNS-M) with 7 mitigation measures. No appeals were filed. The Examiner questioned if the property boundary line adjustment had been properly recorded so a new road could be installed on this site. Ms. Henning stated that there is nothing in the file stating that the proper permission has been received from the utility users. The property owner does own the land, the utilities have the right to use that with certain limitations on what can happen within the easement. There are certain elements that must be agreed upon and rules that must be followed. The plat does comply with the comprehensive plan designation for residential medium density. The proposal also complies with objectives and policies ofthe comprehensive plan pertinent to this site. The net density is 9.42 dwelling units per acre which is within the allowed density range of this zone. All lots meet the requirements for lot size, setbacks and height of buildings. The subject site should be developed with detached single-family homes only. All requirements will be verified at the time of building permits. The City does require a 5-foot irrigated or drought resistant landscape strip along all public rights-of- way and also two trees within the front yard of each lot. The applicant has proposed the use of Western Red Cedar, Red Bud and Flowering Pear. Staff recommended that the Western Red Cedar be substituted with something else due to the height that that particular tree can reach. It could interfere with the electrical transmission lines. Each of the tracts will have to be landscaped. All lots are rectangular in shape and are oriented towards the public street or access easement. The applicant did request and received permission to reduce the required right-of-way width from 50-feet to 42-feet for the proposed extension ofNE 14th Street and Road A. The radius of the cul-de-sac does meet the required 55-feet. Fire, Transportation and Park Mitigation Fees have been imposed for this plat. The site is located within the Renton School District and they have indicated that they can handle the proposed 4 additional students. A drainage report shows compliance with the 1998 King County Storm Water Manual, Level 2. Water quality and detention will be required on Tract A. The drainage facility does comply and can accommodate the storm water that would be generated. Lou Larsen, Pacific Engineering, 4180 Lind Avenue SW, Renton, WA 98055 stated that the conveyance of the small pieces of property that were approximately 38-feet wide was transferred through a boundary line agreement and a quit claim deed prior to this application coming in, but there had been no record of survey done on that property. This is the strip that was used as part of the density calculations by Woodbrier on the eastern property line. It was previously dedicated as open space as part of the Woodbrier plat and would remain so on this plat. Regarding Condition 3 in the staff report, he would like to tone down the language on the Olympic Pipeline Portion, the only place where they intrude onto that easement is a small piece of sidewalk and cul-de-sac in order to meet the requirements of the 55-foot radius. The homes are separated from the physical pipelines by approximately 100-feet. The wording could be restated that the applicant shall notify and coordinate with Olympic Pipeline for work in that small area. Tract D was left open because it is over the transmission corridor and nothing can be done in that area. The trees were removed in the fall of 2003, a number of trees blew down during a windstorm, one tree fell and demolished a house on the property, so in order to protect other houses on the property, the remaining trees were removed. This land clearing was done long before any work was ever started on the plat. Trees drawn on the plat today are trees that were left standing. There is a lot oflandscape that will be added with the plat. Water will be looped through the site, there is water stub that comes in off of 14th and runs through Road A and will be connected to the water main in Sunset Boulevard. Storm and Sewer utilities will be connected to those utility lines in Sunset Boulevard as well. No utility lines will cross over the pipelines and no work will be done around the gas pipelines. The water stub already crosses it, it is on the west side of the pipelines. Chris Akers, 1324 Queen Avenue NE, Renton, W A 98056 stated that in September of 2005 she submitted a letter to the City to become a party of record because there was a lot line dispute between herself and Mr. Scott. (Ms. Akers resides on Lot 7 at the SW comer of the Reedshaw site) The current fence has been there since 1958. The area in question is about 12 inches in depth and the length of the property is approximately 173 feet long. There is a huge maple tree that straddles the property line and she would like to see the tree saved and not taken down. She further stated that she was home the day the trees were logged from the Reedshaw site, and it was August 2004. Immediately after that she spent approximately $200 having 20-plus fruit trees planted along the west side of her property to provide a cover. It does not seem that there could be 31 trees left on the site, and if there are, they are very thin trees. Peter Turnbull, 1316 Queen Avenue NE, Renton, W A 98056 stated that he property abuts the SW comer of the proposed site. (Mr. Turnbull resides on Lot 6, just south of Ms. Akers) His concern is to why the application is proceeding at all, the property was illegally logged in August 2004. The City did send out an inspector to confirm that it was illegally logged, and if that is the case, the tree-cutting ordinance in the Building Development Standards has penalties that require re-vegetation and a mandatory fine. He stated that he did not get notice of the hearing until Friday (December 30, 2005). The envelope with the notice was dated December 28,2005. Jennifer Henning stated that this project had a notice posted and a mailing sent in September after the ERC made their determination. It mentioned that the project was being placed on hold following the rendering of the ERC determination and that the public hearing would be set at a later date to consider the preliminary plat and all parties would be notified. There was a mailing sent out last week with a preliminary staff report and the notice. Some people have called and were given the date of the hearing. The notice of the public hearing must be published at least 10 days before the date of public hearing in the local newspaper and mailed at least 10 days before the public hearing to all parties of record and the posting of three notices at least 10 days before the public hearing. The Examiner stated that he would hold the hearing open until it is detennined if the notice was sent out properly and in a timely manner. Mr. Turnbull stated he believed there was a notice in the local paper stating that it had been rescheduled for January 3, most people don't read those and the public at large might want to make a comment and they wouldn't know that the hearing was on. The fence that runs along the property line has been there for more than 20 years. He had to replace a portion of the fence and used one of the posts that was part of the original fence, he presumes the fence line is the property line as it was defmed by the original property owner. The Examiner stated that the tree survey seems to show that the fence, as it moves to the north, jogs in and follows the property line. This issue needs to be decided amongst the parties. Mr. Turnbull continued that at the intersection of Redmond Place and Sunset Boulevard, there is a very sharp bank on the northeast comer. This comer is very unsafe for traffic due to the low sight line. Kayren Kittrick, Development Services stated that Lots 12, 8, 7, and 4 if they can, should take their access from the private access road rather than a curb cut directly onto the main road. Lot 8 may have to take access from Road A, but the others should have enough room to access via the private access road. The issue of sight distance on Sunset has been discussed and looked into. Some improvements have been made and more improvements are on the books to go in at the same time as this development. Sunset is a State Road and as such they do not believe, at this point, that a traffic signal at that location is necessary. Ms. Henning stated that in this zone there is a 10-foot side yard and front yard set back. The desired lot configuration should be as follows: Lot 13 the front yard will face the access easement, Lot 7 front will face Road A, Lots 11 and 12 fronts will face the access easement, Lots 8, 9, and 10 fronts will face the access easement, Lot 4 the front yard faces Road A, Lots 5 & 6, the front is on the south side. Lots 1, 2, and 3 fronts will face north to the access easement. This can be specified on the plat if so desired. It appears that Lot 4 may not be able to maintain the setbacks needed if the front yard was oriented towards the private access easement. The Examiner stated that he would hold the hearing open until there is proof that the legal notice was mailed in a timely manner. If not, the parties in attendance today and the parties of record will be re-notified and this public hearing will be held again. The meeting ended at 10:35 am. ~ICAGO TITLE INSURANCE COMPAN PlAT CERTIFICATE SCHEDULE A (Continued) LEGAL DESCRIPTION Order No.: 1155844 THAT PORTION OF THE WEST 470 FEET OF THE SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 4, TOWNSHIP 23 NORTH, RANGE 5, IN KING COUNTY, WASHINGTON, LYING WEST OF THE CENTERLINE OF THE RELOCATED DIABLO-SEATTLE TRANSMISSION CENTERLINE RIGHT OF WAY; EXCEPT THEREFROM THE SOUTH 470 FEET AND ALSO EXCEPTING THAT PORTION LYING NORTH OF THE SOUTH LINE OF PRIMARY STATE HIGHWAY NO. 2 (RENTON-ISSAQUAH ROAD); ALSO EXCEPT THAT PORTION CONVEYED TO THE STATE OF WASHINGTON BY DEED RECORDED UNDER RECORDING NUMBER 7107300165. TOGETHER WITH THE WESTERLY 38 FEET OF TRACT A, WOQDBRIER, ACCORDING TO THE PLAT THEREOF, RECORDED IN VOLUME 214 OF PLATS, PAGES 6 THROUGH 10, IN KING COUNTY, WASHINGTON. PlA1CRll./RDA/0999 CIT' -OF RENTON April 18, 2006 Lou Larsen Pacific Engineering 4180 Lind Avenue SW Renton, W A 98055 Re: Reedshaw Preliminary Plat, LUA-05-091, PP 3705 NE Sunset Boulevard Dear Mr. Larsen: City Clerk Bonnie I. Walton At the regular Council meeting of April 17, 2006, the Renton City Council adopted the recommendation of the hearing examiner to approve the referenced preliminary plat, subject to conditions to be met at later stages of the platting process. Pursuant to RCW, a final plat meeting all requirements of State law and Renton Municipal Code shall be submitted to the City for approval within five years of the date of preliminary plat approval. If I can provide additional information or assistance, please feel free to call. Sincerely, Bonnie I. Walton City Clerk cc: Mayor Kathy Keolker Council President Randy Corman Jennifer Henning, Principal Planner Breck Scott, PO Box 2752, Renton, W A 98056 -1-O-55-S-o-uth-Gr-a-d-y-W-ay---R-e-nt-on,-W-. as-h-in-gt-o-n-9-80-S-S--(-4-2S-)-43-0--6-S-IO-'-F-AX-(4-2-S)-4-3-0--6S-1-6 ~ * This paper contains 500/0 recycled material, 30% post consumer AHEAD OF THE CURVE 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 21 5t day of March 2006, 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 2Isfdayof &t'cl~ ,2006. tary Public in and or the State of Washington /&:'1 U.r-Cl , therein. Application, Petition or Case No.: Reedshaw Preliminary Plat File No.: LUA 05-091, ECF, PP The Decision or Recommendation contains a complete list of the Parties of Record. HEARING EXAMINER'S REPORT CITY OF RENTON Office of the City Clerk 1055 South Grady Way -Renton Washington 98055 ~~~r f~~: Lou Larsen ".'''''~~_'''~'':.'''.·'.·~ .. ' •. d~~.it'~~' IlrIt. .... t ~~~~ .. r· '--r !~ ~;. ;.-,.~ ~z; ~II''' Ii' I.I~ "~ .:.. ..... • .. ~,s. POS!AGEJ: CITY OF RENTON APR 262006 CITY 6lif~~E8A=ICE /S"l/L/-5' 53 Y.1 jJ,V(L 5 .5e-c...+-J(~ I u/A 9 f I~J' ~A~~ Pacific Engineering 4180 Lind Avf' .... ' , ..... C\II./ LUA-oS--oct/ <i> This paper contains 50% recycled paper, 30% post-<XlnSUmer Renton, WA ! 8-r OSi"tP 98051: geo.s.5n3~32 NIXI~ 9ao :\. 00 04/24/0& RETU~N TO S~N~ER ATTEMPTED -NOT KNOWN UNAe~E TO FORWARD ec: 990.5.53232.'5.5 ~25a9-00e7e-24-16 11,1111, /1111," /), ),,1,',11/1/ 111/ }I,} ),1/ lr,/ 1/ 111/,1, ,,11,1 STATE OF WASHINGTON, COUNTY OF KING } AFFIDA VIT OF PUBLICATION PUBLIC NOTICE Jody Barton, being first duly sworn on oath that she is the 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 February 13, 2006. The full amount of the fee charged for said foregoing publication is the sum of $113.40. , on Leg111 Advertising Representative, King County Journal Subscribed and sworn to me this 13th day of February, 2006. Kathy Dalseg Notary Public for the State of Washington, Residing in Covington, Washington PO Number: NOTICE OF PUBLIC HEARING RENTON HEARING EXAMINER RENTON, WASHINGTON A Public Hearing will be held by the Renton Hearing Examiner in the Council Chambers on the seventh floor of Renton City Hall, 1055 South Grady Way, Renton, Washington, on February 28, 2006 at 9:00 AM to consider the following petitions: Reedshaw Preliminary Plat LUA05-091, PP, ECF Location: 3705 NE Sunset Blvd. Description: The applicant is re- questing Preliminary Plat ap- proval for a 13-10t subdivision of a 2.25-acre site located within the Residential-lO CR-lO) dwelling units per acre zone for the eventual development of single-family detached units. Lot sizes would range from 3,600 to 6,080 net square feet. The site contains part of a 200-foot wide electric transmission easement and a 50-foot Olympic Gas Pipeline easement along the eastern pro-perty line. A stormwater detention tract is proposed in the northwest corner of the site fronting NE Sunset Boulevard. Access to the site is proposed via a public street extending off of Redmond Place NE and three private access easements. The site does not contain any critical areas. All interested persons are invited to be present at the Public Hearing to express their opinions. Questions should be directed to the Hearing Examiner at 425-430-6515. Publication Date: February 13, 2006 Published in the King County Journal February 13, 2006. #848684 February 17,2006 Peter D. Turnbull 1316 Queen Avenue NE Renton, W A 98055 PlanninglBuildinglPublic Works Department Gregg Zimmerman P.E., Administrator Subject: Reedsbaw Preliminary Plat (LUA05-091, PP, ECF) I am in receipt of your letter, dated February 13,2006, concerning the Reedshaw Preliminary Plat application. You reiterate your concern that the City of Renton has not imposed any form of penalty on the developer for tree removal on the subject plat. As mentioned in my previous correspondence, my staff is instructed to achieve voluntary compliance when possible, which we consider to be the best scenario in this specific instance. We favor moving forward with voluntary compliance by the developer, rather than risk impairing the neighborhood by delaying or compromising the project. This situation will continue to be monitored by City staff, to assure the developer complies with codes with regard to completion of the plat. If there is a failure to comply, proper enforcement action will be taken. Sincerely, YJrf13) !l1!J1e;II£~ Gregg ZImmerman, Administrator PlanninglBuildinglPublic Works Department cc: Neil Watts, Development Services Director Jennifer Henning, Principal Planner Paul Baker, Code Compliance Inspector Project File LUA05-091, PP, ECF Development Services Division File -------10-5-5-S-ou-th-a-r-ad-y-W-a-y---R-en-t-on-,-W-as-hi-·n-gt-o-n-9-g0-5-5------~ * This paper contains 50% recycled material, 30% post consumer AHEAD OF THE CURVE t. Ms. Kristina L. Akers 1324 Queen Ave NE Renton, W A 98056 May 3,2006 Mr. Breck Scott POBox 2752 Renton, W A 98056 Attention: Mr. Breck Scott, owner at 3705 NE Sunset Boulevard Cc: Ms. Jennifer Henning, Principal Planner 425-430-7286 Subject: Property Line Resolution Dear Mr. Scott, I am replying to your request to review our discussions regarding the property line between my property at 1324 Queen Ave NE and your property at 3705 NE Sunset Boulevard, and it is our combined goal to come to an equitable agreement in order to satisfy each party. A firm fixed agreement will also satisfy the City of Renton's requirement so that further property development can occur. Current Situation: 1) Upon close inspection of the current placement of the fir trees planted August 2004 along the current Eastern property line, the suggestion of splitting the 12 (twelve) inch difference of the current Eastern property line is not possible. By moving the current property line 6 (six) inches to the West, the natural branch span of the trees will be severely hampered, if not cut off all together, and will endanger the trees ability to grow. 2) Additionally, by moving the current property line 6 (six) inches to the West, this would place the existing 20-50+ year old Oak tree squarely within the property line of the subdivision lot directly East of my property and would provide an option to the purchaser (wholly ignorant of this property line issue) of that lot to cut the tree down which the three parties involved: yourself, the City of Renton and I have already decided should not occur. 3) Additionally, by moving the current property line 6 (six) inches to the West; there is a possible City of Renton building code violation. The farthest NE comer of my property houses a utility shed and by shifting the current property line the new fence would be butted directly up against the shed. I believe this would be a City of Renton building code violation. WAa5-6lj R{,>t-ctk~LvJ W 4) A new fence has been suggested as creating value. A new fence, regardless of where the property line is, would be a required addition for a new housing development. The value of a new fence is a moot point in this discussion. 5) According to real estate law, the current property line along the East side of my property is the valid property line as the position of the property line transfers with the title of the property effectively carrying over the 20+ (twenty) year minimum rule in support of adverse possession. Proposal: 1) The goal is to maintain the existing property line as it currently stands in support of the 5 (five) reasons provided. Keeping in mind: a) purchaser's of the new homes East of my property will have no interest in supporting the 5 (five) reasons provided, and b) maintaining the property line as it currently stands does not reduce the ability to build East of my property according to the City of Renton Land Development Commissioner, and c) to eliminate the opportunity of this issue arising in the near and/or distant future via a purchaser of a properties directly East of my property, I propose to take legal ownership of the 12 (twelve) inch wide strip of land in question through the signing of a quick-claim deed. A 'quick-claim deed' is a legal instrument processed by laypersons and completed then downloaded from the World Wide Web and filed with the City of Renton. If a 'quick-claim deed' is not desirable, another option would be to discuss this situation with a real estate mediator, a person knowledgeable in the laws of Washington State, real estate laws and educated in conflict resolution. Their role is purely to facilitate resolution and their opinions are not legally binding. The only acceptable options are a 'quick-claim deed' or mediation. I am sure we can come to an agreement that will be satisfying to all parties involved. The City of Renton Planner has been included in this communication to document that we in 'good faith' are working to resolve this situation as the Planning Department requested. I look forward to your reply. Regards, Kristina L. Akers March 21, 2006 OFFICE OF THE HEARING EXAMINER CITY OF RENTON Minutes APPLICANT: OWNER: LOCATION: SUMMARY OF REQUEST: SUMMARY OF ACTION: DEVELOPMENT SERVICES REPORT: PUBLIC HEARING: Lou Larsen Pacific Engineering 4180 Lind Avenue SW Renton, W A 98055 Breck Scott PO Box 2752 Renton, W A 98056 Reedshaw Preliminary Plat File No.: LUA 05-091, ECF, PP 3705 NE Sunset Boulevard Approval for a 13-10t subdivision of a 2.25-acre site intended for the development of single-family detached units. Development Services Recommendation: Approve subject to conditions The Development Services Report was received by the Examiner on December 29, 2005. After reviewing the Development Services Report, examining available information on file with the application, field checking the property and surrounding area; the Examiner conducted a public hearing on the subject as follows: MINUTES The following minutes are a summary of the February 28, 2006 hearing. The legal record is recorded on CD. The hearing opened on Tuesday, February 28, 2006, at approximately 9:02 a.m. in the Council Chambers on the seventh floor of the Renton City Hall. Parties wishing to testify were affirmed by the Examiner. The following exhibits were entered into the record: Exhibit No.1: Yellow file containing the original Exhibit No.2: Neighborhood Detail Map application, proof of posting, proof of publication and other documentation pertinent to this request. Exhibit No.3: Preliminary Plat Plan Exhibit No.4: Boundary & Topographic Survey Exhibit No.5: Tree Cutting and Land Clearing Plan Exhibit No.6: Preliminary Grading and Utility Plan Reedshaw Preliminary Plat File No.: LUA-05-091, ECF, PP March 21, 2006 Page 2 Exhibit No.7: Street Tree Planting Concept Exhibit No.9: ERC Mitigation Measures Exhibit No. 11: Meeting Summary from prior public hearing Exhibit No. 13: David Flores -City of Seattle letter Exhibit No.8: Zoning Map Exhibit No. to: Illustrative Plat Map Exhibit No. 12: Revised Staff Report As a preliminary matter, the Examiner noted that a public meeting on this application was held on January 3, 2006. Due to improper legal notice, the application had to be reheard. At the public meeting, a number of people testified under oath and that prior record has been included as part of this second review of the application. In the prior public meeting, the issue of adverse possession was raised, the court system seems to believe that those parties do have an interest in the property and do need to be a part of any final signing of the plat. In this case the amount of property at stake would not affect any property line or lot density or area requirements. It still needs to be resolved before this plat is forwarded to the City Council for final approval. The hearing opened with a summary of the prior public hearing by Jennifer Henning, Principal Planner, Development Services, City of Renton, 1055 S Grady Way, Renton, Washington 98055. Publication for this hearing today occurred on February 13,2006, posting occurred 2 weeks prior to this meeting and a letter was sent to all parties of record informing them oftoday's public hearing. This is a 2.25 acre site located just south ofNE Sunset Boulevard and east of Queen Place, ifit were to be extended, and is to the west of Redmond Avenue NE. This site is bordered by the Woodbrier development to the east and Highpoint Division 2 to the south. A lot line adjustment, LUA-04-005, dated February 4,2004 was part of this parcel. There was some concern that the sliver of land had been counted twice for two different plats. It is not being double counted, it is part of this plat and was deducted from the net density calculation of 9.42 dwelling units per acre. The proposal is to create a 13-10t subdivision and 4 tracts. There has been a shift in how staff reviews short plats and preliminary plats. The State law and the City of Renton's regulations, a lot includes tracts and/or parcels. Therefore, this is going to be a 17-10t plat but only 13 lots will be subject to the density calculations. Restrictive covenants will be asked for in the future to prevent building on any tracts that are large enough. The Examiner inquired if Tract D would not be better as part of Lot 1. Ms. Henning stated that the open tracts are B, C, and D, the homeowners generally maintain those common areas. If Tract D were to become a part of Lot 1, then it should not be part of the common area. The power line does run across this tract and building is not permitted close to that line. There are two major utility corridors located within the site, one is Diablo Seattle Electric Transmission Line located in a 50-foot wide corridor in the road area running south to northwest. Parallel to that abutting to the east is the Olympic Gas Pipeline easement. There were several issues left open from the last meeting on this plat. The tree clearing issue is being worked through with the applicant on a separate code compliance issue, there is not a solution as yet, but they are working on it still. Reedshaw Preliminary Plat File No.: LUA-05-091, ECF, PP March 21, 2006 Page 3 The other changes made to the report had to do with the conditions on recommending approval of the plat, all of the building lots within this plat should be developed with detached single-family homes. Regarding orientation of yards for each lot, Exhibit 10 was labeled with an "F" for front yards and "R" for all rear yards. It was asked that the meeting minutes from the January 3,2006 meeting be the conclusion of the staff report. The Examiner commented that Mr. Turnbull was still concerned about the prior tree cutting, which was done without the appropriate permits. Staff will be allowed to deal with that issue outside of this part of the public hearing. Ms. Henning stated that Mr. Turnbull has been corresponding with the code compliance group, stating that he believes this application should not proceed based on the City Code that says if a site is under enforcement no other permits or applications can go forward. An order to correct has not been sent in this matter, it has been handled in a very informal way. The applicant has been told to get the application in, ifthe permits are issued then the site will not have to be restored, it would be a gross waste of time and inefficient action to cut down trees, replant the trees and then cut them down a second time. Another change in the subdivision plat requirements is that an applicant will have to try and retain 25% ofthe trees eight inches in diameter and greater. They most likely will be asking that the number of trees equal to 25% of the original trees that are 8 inches in diameter be retained or replanted on this particular site. The Examiner inquired about the encroachment issue, there is a fence line that is inside the property line, it is to the east of the official property line for this site. Ms. Henning highlighted the fence line and the property line. The encroachment appears to affect Lots 8, 7 and possibly 6. The matter does need to be resolved prior to recording of the plat. It is possible that the property owners will have to be signators on the plat or that they will have to create a mutual agreement to swap the property line, or a lot line adjustment or a quit claim. It is not clear as to how the property owners will handle this. Lou Larsen, Pacific Engineering, 15445 53rd Avenue South, Seattle, WA 98188 stated that he had extra copies of the letter from Gary Olson, and the Olympic Gas Pipeline, there were also some copies of letters from Seattle City Light. He clarified the fence markings on the exhibits. Where it states 2.24E, it means that the fence is 2.24 feet on the east side of the property line. It appears most of the encroachments are on the westerly property line. Mr. Scott has been in contact with the property owners and is trying to work out these encroachment issues. Kayren Kittrick, Development Services stated that Lots 4 and 7 front yards need more access to the new public road. It appears that there is a lot of incentive for all the property owners to get together and figure out exactly where the property lines are. 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 9:46 a.m. FINDINGS, CONCLUSIONS & RECOMMENDATION Having reviewed the record in this matter, the Examiner now makes and enters the following: Reedshaw Preliminary Plat File No.: LUA-05-091, ECF, PP March 21, 2006 Page 4 FINDINGS: 1. The applicant, Lou Larsen, Pacific Engineering, filed a request for a Preliminary Plat approval. 2. The yellow file containing the staff report, the State Environmental Policy Act (SEP A) 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 3705 NE Sunset Boulevard. The subject site is located on the south side of Sunset just west of Redmond Avenue NE. 6. The subject site is approximately 2.25 acres or 98,082.67 square feet. The subject site is approximately 480 feet deep (north to south) and varies from approximately 180 feet wide to approximately 223 feet wide. The subject site is a trapezoidal parcel that widens at its south end. 7. The map element of the Comprehensive Plan designates the area in which the subject site is located as suitable for the development of medium density multiple family or land efficient residential uses, but does not mandate such development without consideration of other policies of the Plan. 8. The subject site is currently zoned R-1O (Single Family -10 dwelling units/acre). 9. The subject site was annexed to the City with the adoption of Ordinance 3879 enacted in January 1985. 10. The site slopes downward to the north, towards Sunset Boulevard. The grades are 15% or less. 11. Approximately 45 trees and other vegetation would be removed to accommodate development. Trees along the western property line and within the open space tracts would be preserved. 12. There are two major utility corridors that run north-south along the eastern edge of the property. These easements are a 200-foot wide Seattle City Light Transmission line and a 50 foot Olympic Pipeline. Part of the access road would be located in the easement. Staff recommended that the applicant provide written permission to develop the roadway. 13. A portion of the subject site, approximately 11,435.4 square feet, was used to calculate the density allotment of an adjacent plat (Woodbrier) and staff required that the acreage of the current property be reduced by the amount used in that calculation. This area is would have been included as part of Tract B (see below). 14. The R-IO District permits detached single-family homes as well as attached multiple family units. The applicant proposes dividing the parcel into 13 single-family lots and 4 tracts. The thirteen lots would be arranged around and along a cul-de-sac road and three easement roadways. The main access will be via a cul-de-sac that enters from the southeast comer of the parcel from Redmond Place NE. The cul-de-sac will swing generally north with Proposed Lots 1,4, 7, 8, 12 and 13 located along its western edge.' Three easements would branch off the main road providing access to interior lots. Two easements will run east to west. The first where the cul-de-sac turns north will provide access to Proposed Lots 2, 3, 5 and 6. The second easement branches from the western edge of the cul-de-sac bulb and provides access ' .. Reedshaw Preliminary Plat File No.: LUA-05-091, ECF, PP March 21, 2006 Page 5 to Proposed Lots 9, 10 and 11. The third easement branches off the north edge of the cul-de-sac bulb providing access to Proposed Lot 13 and Tract A, the stormwater detention tract. 15. Proposed Tracts Band C are located along the eastern side of the main road and encompass the areas of the power and gas line corridors. Proposed Tract D is located immediately east of Proposed Lot 1. All of these tracts would be open space. 16. Lots in the R-I0 Zone are required to be a minimum of 3,000 square feet, 30 feet wide or 40 feet wide for comer lots, and 55 feet deep. Lots proposed range from 3,600 to 6,080 square feet in area and from 30 to 76 feet wide and from 70 to 116 feet deep. 17. Two issues raised at the initial hearing had to do with the location of a fence along the western property line and improper tree cutting. The survey shows that a fence dividing the subject site or portions of the subject site from property to the west is located on what appear to be the subject site. The western neighbors claimed adverse possession where the fence deviates from the survey line. No court or quiet title actions have occurred. It does appear from state law and court decisions that all property owners must join in the platting process including those who claim title by adverse possession. In the past, trees were improperly cleared from the subject site. A neighbor claims that no further land use actions can be reviewed until corrective actions have occurred. It appears that the City is attempting to merge the improper tree cutting into the plat development process. This office has no separate jurisdiction barring an administrative appeal of the tree cutting activity or enforcement. It is possible that this office does not have jurisdiction over the plat if the tree cutting bars review but cannot independently determine that issue. There was also a large Maple tree that neighbors wanted preserved. 18. The density for the plat would be 9.42 dwelling units per acre after subtracting roads, easements and correcting the acreage of this parcel. 19. The subject site is located within the Renton School District. The project is expected to generate approximately 6 school age children. These students would be spread across the grades and would be assigned on a space available basis. 20. The development will generate approximately 10 trips per unit or approximately 130 trips. Approximately ten percent of the trips, or approximately 13 additional peak hour trips will be generated in the morning and evening. 21. Stormwater will be handled in Tract A. The plat will have to provide both water quality and containment under the Level 2, 1998 King County standards. That tract is located immediately abutting Sunset Boulevard and staff has recommended that sight obscuring landscaping be installed along the roadway frontage. 22. Sewer and water service will be provided by the City. CONCLUSIONS: 1. The proposed plat appears to serve the public use and interest. There are some issues that should be resolved including the issue of the adverse possession claims and the issue of improper tree removal. Neither of those issues can be resolved by this office but they must be appropriately remedied to provide the necessary finality and in the case of the adverse possession, the appropriate ownerships to sign any plat documents. Reedshaw Preliminary Plat File No.: LUA-05-091, ECF, PP March 21, 2006 Page 6 2. The thirteen lots appear to provide reasonable lots, access and access to infrastructure. The development of single-family detached homes on the R-I 0 property provides additional housing choices for those seeking single-family living on smaller and potentially more affordable parcels. 3. The development of the plat will also increase the tax base of the City and with the payment of mitigation fees, offset the impacts of the development on the City's existing infrastructure. 4. The way the property is being divided and with the density of 9.42 falling just under the maximum permitted density of 10 units per acre, the properties should be limited to detached single-family dwellings on each parcel. 5. The applicant will also have to provide the necessary assurances that it can build roads or provide appropriate landscaping or other improvements within the easement corridors. 6. In conclusion, the City Council should approve the proposed plat subject to the conditions noted below. RECOMMENDATION: The City Council should approve the thirteen-lot plat subject to the following conditions: 1 The applicant shall comply with the conditions imposed by the ERe. 2. The applicant shall resolve the adverse possession question or include the additional ownership entities on any plat documents requiring the approval or signatures of property owners affected by the platting decision. 3. The applicant shall replace the Western Red Cedar on the landscape plan with a shorter mature height variety on the final landscape plan to be submitted 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 Manger prior to final plat. 4. The applicant shall provide a sight obscuring landscape plan along the north side of Tract A. This is required in order to provide a visual buffer between the detention facility and Sunset Boulevard. This is recommended as a condition of preliminary plat approval and for the review and approval of the Development Services Division. 5. The applicant shall provide written response from Diablo-Seattle and Olympic regarding project impact on their easements prior to the issuance of construction plans. The satisfaction of this requirement is subject to the review and approval of the Development Services Project Manager prior to recording of the final plat. 6. A homeowner's association or maintenance agreement shall be created concurrently with the recording of the final plat in order to establish maintenance responsibilities for all shared private improvements of this development. A draft of the document(s) shall be submitted to the City of Renton Development Services Division for review and approval by the City Attorney and Property Services section prior to the recording ofthe final plat. 7. The applicant shall establish a maintenance agreement for the shared private access easements. Additionally, the applicant shall install a "Private Road" sign indicating addresses served from · ' · . Reedshaw Preliminary Plat File No.: LUA-05-091, ECF, PP March 21, 2006 Page 7 the private street at the intersection of the private street and the proposed 42-foot internal public street. 8. The applicant shall be required to have all utility maintenance agreements and easements in place prior to or in conjunction with final plat approval. This condition shall be subject to the review and approval of the Development Services Division. 9. All building lots shall be developed with detached single-family homes. No residential dwellings are to be constructed on tracts or parcels. This condition shall be recorded on the face of the plat. ORDERED THIS 21 sl day of March 2006. HEARING EXAMINER TRANSMITTED THIS 21s1 day of March 2006 to the parties of record: Jennifer Henning 1055 S Grady Way Renton, W A 98055 Kristina L. Akers 1324 Queen Avenue NE Renton, W A 98056 Marcel Desranleau 3807 NE 14th Street Renton, W A 98056 Daniel Schlegelmilch 3143 NE 20th Place Renton, W A 98056 Kayren Kittrick Development Services Division City of Renton Peter Turnbull 1316 Queen Avenue NE Renton, W A 98056 Meeghan Engberg 3718 NE 13th Place Renton, W A 98056 TRANSMITTED THIS 21 sl day of March 2006 to the following: Mayor Kathy Keolker Stan Engler, Fire Lou Larsen Pacific Engineering 4180 Lind Avenue SW Renton, W A 98055 Breck Scott PO Box 2752 Renton, W A 98056 Lib Lee 9400 3 7th Avenue NW Seattle, WA 98126 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 Reedshaw Preliminary Plat File No.: LUA-05-091, ECF, PP March 21, 2006 Page 8 Pursuant to Title IV, Chapter 8, Section lOO(G) of the City's Code, request for reconsideration must be fIled in writing on or before 5:00 p.m., April 4, 2006. Any aggrieved person feeling that the decision of the Examiner is ambiguous or based on erroneous procedure, errors oflaw 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., April 4, 2006. If the Examiner's Recommendation or Decision contains the requirement for Restrictive Covenants, the executed Covenants will be required prior to approval by City Council or final processing of the fIle. You may contact this office for information on formatting covenants. The Appearance of Fairness Doctrine provides that no ex parte (private one-on-one) communications may occur concerning pending land use decisions. This means that parties to a land use decision may not communicate in private with any decision-maker concerning the proposal. Decision-makers in the land use process include both the Hearing Examiner and members of the City Council. All communications concerning the proposal must be made in public. This public communication permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence. Any violation of this doctrine would result in the invalidation of the request by the Court. The Doctrine applies not only to the initial public hearing but to all requests for Reconsideration as well as Appeals to the City Council. · , l ~ IR-l ! r ~~95th PI. l'- C\2 ..-I ___ -_tot> 0tV UmJtoo ~:oo 4\", D5 1 .... 00 ~ ZONING o ~ TECBNJCAL RIlViCBS 4 T23N R5E E 1I~ L~~-==~ _____ -----------------=:.;:;..:...J Exhibit 8 m X ::r ~ ;:::;: I\.) PORTION OF THE: S.E. 1/4, S.E. 1/4, SECTION 4, TOWNSHIP 23 NORTH, RANGE 5 CAST, w.M. i \ 'Fs. -d H j CIIWHO 8OAU! ~'r·!lOO· ~8119 01' /JIWIHQ .... fII'~"·MA,l' .. ......,rr m~.m:n,.\,'bI" ... MIItS.!- ~Q47W _JtC/IL M""" orr Of onw (lfAIoOH, fJf!NCH.IAIIK *JlMfOIIiMIIfQ' At .. ,,.,,. AAr MAN fIIC 'iUtl A f/VfOf MAIM' ", A .. a •• COffCIIPCIf =="J~Ur~·~:t.:k:r--"" -., ... 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CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE-MITIGATED MITIGATION MEASURES APPLICATION NO(S): LUAOS-091, PP, ECF APPLICANT: Breck Scott PROJECT NAME: Reedshaw Preliminary Plat DESCRIPTION OF PROPOSAL: The applicant, Mr. Scott, is requesting SEPA -environmental review and Preliminary Plat approval for a 13-lot subdivision of a 2.2S-acre site located within the Residential -10 (R-10) dwelling units per acre zone. The applicant proposes the eventual development of single-family detached units. The lot sizes would range from 3,600 to 6,080 net square feet. The site contains part of a 200-foot wide electric transmission easement and a SO-foot Olympic Gas Pipeline easement along the eastern property line. A stormwater detention tract is proposed in the northwest comer of the site fronting NE Sunset Boulevard. Access to the site is proposed via a public street extending off of Redmond Place NE and three private access easements. The site does not contain any critical areas. LOCATION OF PROPOSAL: LEAD AGENCY: MITIGATION MEASURES: 370S NE Sunset Boulevard The City of Renton Department of Planning/Building/Public Works Development Planning Section 1. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements, outlined in Volume" of the 2001 Stormwater Management Manual and provide staff with a Construction Mitigation Plan prior to issuance of Construction permits. This condition shall be subject to the review and approval of the Development Services Division. 2. The applicant shall comply with the recommendations contained within the geotechnical report dated June 24, 200S and prepared by Earth Consultants, Inc. 3. This project shall be subject to the 1998 King County Surface Water DeSign Manual Level 2. 4. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 per new single-family lot prior to the recording of the final plat. 5. The applicant shall pay the appropriate Traffic Mitigation Fee based on $7S.00 per each new average daily trip associated with the project prior to the recording of the final plat. 6. The applicant shall pay the appropriate Parks Mitigation Fee based on $530.76 per new single-family lot prior to the recording of the final plat. 7. The applicant shall have a note placed on the face of the plat advising potential purchasers of lots and lor homes that a higher than normal risk may be incurred due to the proximity of an underground gas transmission pipeline and overhead electrical transmission lines. The language of the note shall be approved by the City Attorney prior to the recording of the plat. ERe Mitigation Measures Exhibit 9 • MEETING SUMMARY REEDSHA W PRELIMINARY PLAT LUA-05-091, PP, ECF The following document is a summary of the January 3, 2006 meeting. The entire proceeding is available on CD. The meeting occurred on Tuesday, January 3,2006, at approximately 9:01 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 offered: Exhibit No.1: Yellow file containing the original Exhibit No.2: Neighborhood Detail Map application, proof of posting, proof of publication and other documentation pertinent to this request. Exhibit No.3: Preliminary Plat Plan Exhibit No.4: Boundary & Topographic Survey Exhibit No.5: Tree Cutting and Land Clearing Plan Exhibit No.6: Preliminary Grading and Utility Plan Exhibit No.7: Street Tree Planting Concept Exhibit No.8: Zoning Map Exhibit No.9: ERC Mitigation Measures Exhibit No. 10: Illustrative Plat M~ The meeting opened with a presentation of the staff report by Jennifer Henning, Senior Planner, Development Services, City of Renton, 1055 S Grady Way, Renton, Washington 98055. The Examiner noted that the site is indicated as being 2.25 acres, but in the density calculatio:ns there is a reference that some of this property was usedlborrowed in calculating the density of the plat. The real acreage of this site needs to be determined. Ms. Henning stated that portions of Tract Band C are included in this plat for the overall size. They were also included in the Woodbrier Plat, located to the east and abutting this property. The property in question has been shifted to this property, however the density has been calculated and is not used in this plat today. The subject site is within the R-10 zone. Woodbrier is to the east (R-10 zone), Highpoint Division 2 is to the south (R-8 zone). There are other R-8 zoning designations to the west and south. The Reedshaw site is located to the south ofNE Sunset Boulevard (State Route 900), to the east of Monroe Avenue NE and to the west of Union Avenue NE. Redmond Place NE also accesses Woodbrier and Highpoint Division 2 and would have an entry into this plat. The applicant is requesting approval to build 13 new lots on a 2.25-acre site. There are 3 single-family homes on the existing site with several accessory buildings that will all be removed as part of the proposal. The existing driveway off of Sunset that provides access to the existing homes would be closed unless it is determined to be necessary as a secondary emergency access only. Access to the new 13 lots would be via a new public street (Road A) that would extend off ofNE 14th Street on the west side of Redmond Place NE, that will end in a cul-de-sac with 3 easement access easements off the public street. Four tracts are proposed, three would be open space tracts, (B, C and D). Tract B is located to the north of the cul-de-sac, Tract C is to the west of the public street, and Tract D is in the southern portion. The site is constrained by some easements that are classified as large utilities, those include the Olympic Gas Pipeline, which is located within Tracts Band C and the Diablo Seattle High Transmission Line. The site has a north-facing slope at grades of 15% or less. The proposed grading would include about 2800 cubic yards of cut and 2200 cubic yards of fill. The applicant does propose to clear the site and road area for grading and site preparation. Forty-five trees were illegally removed and cleared from the site a little more than one year ago. The City does require that 2 new trees per each new lot be replanted. The Environmental Review Committee issued a Determination of Non-Significance -Mitigated (DNS-M) with 7 mitigation measures. No appeals were filed. The Examiner questioned if the property boundary line adjustment had been properly recorded so a new road could be installed on this site. Ms. Henning stated that there is nothing in the file stating that the proper permission has been received from the utility users. The property owner does own the land, the utilities have the right to use that with certain limitations on what can happen within the easement. There are certain elements that must be agreed upon and rules that must be followed. The plat does comply with the comprehensive plan designation for residential medium density. The proposal also complies with objectives and policies of the comprehensive plan pertinent to this site. The net density is 9.42 dwelling units per acre which is within the allowed density range of this zone. All lots meet the requirements for lot size, setbacks and height of buildings. The subject site should be developed with detached single-family homes only. All requirements will be verified at the time of building permits. The City does require a 5-foot irrigated or drought resistant landscape strip along all public rights-of- way and also two trees within the front yard of each lot. The applicant has proposed the use of Western Red Cedar, Red Bud and Flowering Pear. Staff recommended that the Western Red Cedar be substituted with something else due to the height that that particular tree can reach. It could interfere with the electrical transmission lines. Each of the tracts will have to be landscaped. All lots are rectangular in shape and are oriented towards the public street or access easement. The applicant did request and received permission to reduce the required right-of-way width from 50-feet to 42-feet for the proposed extension ofNE 14th Street and Road A. The radius of the cul-de-sac does meet the required 55-feet. Fire, Transportation and Park Mitigation Fees have been imposed for this plat. The site is located within the Renton School District and they have indicated that they can handle the proposed 4 additional students. A drainage report shows compliance with the 1998 King County Storm Water Manual, Level 2. Water quality and detention will be required on Tract A. The drainage facility does comply and can accommodate the storm water that would be generated. Lou Larsen, Pacific Engineering, 4180 Lind Avenue SW, Renton, WA 98055 stated that the conveyance of the small pieces of property that were approximately 38-feet wide was transferred through a boundary line agreement and a quit claim deed prior to this application coming in, but there had been no record of survey done '. .... '" ... on that property. This is the strip that was used as part of the density calculations by Woodbrier on the eastern property line. It was previously dedicated as open space as part of the Woodbrier plat and would remain so on this plat. Regarding Condition 3 in the staff report, he would like to tone down the language on the Olympic Pipeline Portion, the only place where they intrude onto that easement is a small piece of sidewalk and cul-de-sac in order to meet the requirements of the 55-foot radius. The homes are separated from the physical pipelines by approximately 100-feet. The wording could be restated that the applicant shall notify and coordinate with Olympic Pipeline for work in that small area. Tract D was left open because it is over the transmission corridor and nothing can be done in that area. The trees were removed in the fall of2003, a number of trees blew down during a windstorm, one tree fell and demolished a house on the property, so in order to protect other houses on the property, the remaining trees were removed. This land clearing was done long before any work was ever started on the plat. Trees drawn on the plat today are trees that were left standing. There is a lot of landscape that will be added with the plat. Water will be looped through the site, there is water stub that comes in off of 14th and runs through Road A and will be connected to the water main in Sunset Boulevard. Storm and Sewer utilities will be connected to those utility lines in Sunset Boulevard as well. No utility lines will cross over the pipelines and no work will be done around the gas pipelines. The water stub already crosses it, it is on the west side of the pipelines. Chris Akers, 1324 Queen Avenue NE, Renton, W A 98056 stated that in September of 2005 she submitted a letter to the City to become a party of record because there was a lot line dispute between herself and Mr. Scott. (Ms. Akers resides on Lot 7 at the SW comer of the Reedshaw site) The current fence has been there since 1958. The area in question is about 12 inches in depth and the length of the property is approximately 173 feet long. There is a huge maple tree that straddles the property line and she would like to see the tree saved and not taken down. She further stated that she was home the day the trees were logged from the Reedshaw site, and it was August 2004. Immediately after that she spent approximately $200 having 20-plus fruit trees planted along the west side of her property to provide a cover. It does not seem that there could be 31 trees left on the site, and if there are, they are very thin trees. Peter Turnbull, 1316 Queen Avenue NE, Renton, W A 98056 stated that he property abuts the SW corner of the proposed site. (Mr. Turnbull resides on Lot 6, just south of Ms. Akers) His concern is to why the application is proceeding at all, the property was illegally logged in August 2004. The City did send out an inspector to confirm that it was illegally logged, and if that is the case, the tree-cutting ordinance in the Building Development Standards has penalties that require re-vegetation and a mandatory fine. He stated that he did not get notice of the hearing until Friday (December 30,2005). The envelope with the notice was dated December 28,2005. Jennifer Henning stated that this project had a notice posted and a mailing sent in September after the ERC made their determination. It mentioned that the project was being placed on hold following the rendering of the ERC determination and that the public hearing would be set at a later date to consider the preliminary plat and all parties would be notified. There was a mailing sent out last week with a preliminary staff report and the notice. Some people have called and were given the date of the hearing. The notice of the public hearing must be published at least 10 days before the date of public hearing in the local newspaper and mailed at least 10 days before the public hearing to all parties of record and the posting of three notices at least 10 days before the public hearing. The Examiner stated that he would hold the hearing open until it is determined if the notice was sent out properly and in a timely manner. Mr. Turnbull stated he believed there was a notice in the local paper stating that it had been rescheduled for January 3, most people don't read those and the public at large might want to make a comment and they wouldn't know that the hearing was on. The fence that runs along the property line has been there for more than 20 years. He had to replace a portion of the fence and used one of the posts that was part of the original fence, he presumes the fence line is the property line as it was defined by the original property owner. The Examiner stated that the tree survey seems to show that the fence, as it moves to the north, jogs in and follows the property line. This issue needs to be decided amongst the parties. Mr. Turnbull continued that at the intersection of Redmond Place and Sunset Boulevard, there is a very sharp bank on the northeast comer. This comer is very unsafe for traffic due to the low sight line. Kayren Kittrick, Development Services stated that Lots 12,8, 7, and 4 if they can, should take their access from the private access road rather than a curb cut directly onto the main road. Lot 8 may have to take access from Road A, but the others should have enough room to access via the private access road. The issue of sight distance on Sunset has been discussed and looked into. Some improvements have been made and more improvements are on the books to go in at the same time as this development. Sunset is a State Road and as such they do not believe, at this point, that a traffic signal at that location is necessary. Ms. Henning stated that in this zone there is a 10-foot side yard and front yard set back. The desired lot configuration should be as follows: Lot 13 the front yard will face the access easement, Lot 7 front will face Road A, Lots 11 and 12 fronts will face the access easement, Lots 8, 9, and 10 fronts will face the access easement, Lot 4 the front yard faces Road A, Lots 5 & 6, the front is on the south side. Lots 1, 2, and 3 fronts will face north to the access easement. This can be specified on the plat if so desired. It appears that Lot 4 may not be able to maintain the setbacks needed if the front yard was oriented towards the private access easement. The Examiner stated that he would hold the hearing open until there is proof that the legal notice was mailed in a timely manner. Ifnot, the parties in attendance today and the parties of record will be re-notified and this public hearing will be held again. The meeting ended at 10:35 am. -.. ~ The Hearing Examiner City Hall 10SS S. Grady Way Renton Wash. 980S5 Dear Sir, 1316 Queen Ave. N.E. Renton Wash 98056 December 27th., 2005 Reedshaw Preliminary Plat, LUAOS-09l I understand that the Public Hearing on this Application is rescheduled for the very near future. Since I am very deaf, I do not think I could follow the proceedings and thus am submitting my comments in writing. My concerns stem from the Tree Cutting Regulations 4-4-1 30 found in Chapter 4 of the City-wide Property Development Standards. Since this property was illegally logged about the end of August 2004, the Regulations define the penalties for such action in Section j~ Paragraphs 3 and 4 of this Section concerning revegetation do not appear to be mandatory, since the wording "m..mL require" is used. Mr. Zimmerman has told me that the Developer rejected these options (the delinquent gets to decide the penalties?). However, Paragraph 1 of Section J seems to require a mandatory monetary penalty, since in this case the imperative word "~" is used rather than "may" or "could". I have tried on several occasions to get the Planning Dept. to tell me jf such penalty was ever paid, but they will not reply. I therefore believe the silence means no fine was ever paid but they do not want to tell me so. If this is the case, Paragraph 5 of Section J clearly states that no permits may be processed, again using the imperative words "~stop work" until the requisite penalties have been paid. I am therefore at a loss to explain how the Developer was given the option to develop the property, since the Application could not be legally considered. I believe that a cover-up operation is going on since the Dept has made little response to my enquiries and even the Mayor did not answer a letter I addressed to her early this month. I think this Application should be rejected until all the required penalties have been paid; there should be no precedent set in this case. Yours Faithfully f~ 15. iJA( Peter D. Turnt5ull NOTICE OF PUBLIC HEARING RENTON HEARING EXAMINER RENTON, WASHINGTON A Public Hearing will be held by the Renton Hearing Examiner in the Council Chambers on the seventh floor of Renton City Hall, 1055 South Grady Way, Renton, Washington, on January 3, 2006 at 9:00 AM to consider the following petitions: Reedshaw Preliminary Plat LUA05-091, PP, ECF Location: 3705 NE Sunset Blvd. Description: The applicant, Mr. Scott, is requesting SEPA -environmental review and Preliminary Plat approval for a 13-lot subdivision of a 2.25-acre site located within the Residential-10 (R-10) dwelling units per acre zone. The applicant proposes the eventual development of single-family detached units. The lot sizes would range from 3,600 to 6,080 net square feet. The site contains part of a 200- foot wide electric transmission easement and a 50-foot Olympic Gas Pipeline easement along the eastern property line. A stormwater detention tract is proposed in the northwest corner of the site fronting NE Sunset Boulevard. Access to the site is proposed via a public street extending off of Redmond Place NE and three private access easements. The site does not contain any critical areas. All interested persons are invited to be present at the Public Hearing to express their opinions. Questions should be directed to the Hearing Examiner at 425-430-6515. Publication Date: December 23, 2005 Account No. 51067 HEX Pub 05-091 Stacy Tucker -RE: 1 Publication for Frid .. December 23, 2005 From: To: Date: Subject: Hi, Stacy! "Tom Meagher" <tom.meagher@kingcountyjournal.com> "Stacy Tucker" <STucker@ci.renton.wa.us> 12/19/2005 9:54:58 AM RE: 1 Publication for Friday, December 23, 2005 Happy Holidays to you, too! Sure is a wonderful time of the year! I have received your email, with the attachment, and will publish the notice (Re/Notice of 1/03/06 Public Hearing, LUA05-091) in the 12/23/05 edition of the King County Journal. Thanks a lot, Stacy ... have a terrific day and a wonderful vacation! Tom Meagher Legal AdvertiSing Representative King County Journal Newspapers 600 Washington Avenue South Kent, WA 98032-5707 Phone: 253-234-3512 or 425-453-4296 Fax: 253-859-9268 or 425-635-0602 > -----Original Message----- > From: Stacy Tucker [mailto:STucker@ci.renton.wa.us] > Sent: Monday, December 19, 2005 9:46 AM > To: legals@kingcountyjournal.com > Subject: 1 Publication for Friday, December 23,2005 > > > Please see attached for 1 publication for Friday, December 23, > 2005. If you have any questions, please let me know. Thank you. > > I will be on vacation from Wednesday until next Wednesday .... so I > want to tell you Happy Holidays! > > Stacy M. Tucker > Secretary > Planning/Building/Public Works > City of Renton > (425) 430-7282 > > Page 1 ; Kathy Keolker, Mayor February 7, 2006 TO: All Parties of Record Re: Reedshaw Preliminary Plat LUA-05-091, PP, ECF CITY F RENTON Hearing Examiner Fred J. Kaufman A meeting on this matter occurred with inadequate public notice. While that meeting did not have the force of a "Public Hearing" the testimony was presented under oath. For the convenience of the parties this office has enclosed a copy of a summary of the testimony. A CD of that meeting is also available for review. This office will propose that the original presentation, that is the CD containing the meeting be entered as an exhibit when the official public hearing does occur. Parties may either rely on that original material or they may supplement it as they believe appropriate. We are including this as part of the official notice so that all parties are aware of what occurred at the meeting on January 3, 2006. If this office can be of further assistance, please feel free to write. Sincerely, ~~~+" ---Fred Kaufman d .- Hearing Examiner City of Renton FKlnt cc: Kathy Keolker, Mayor Jay Covington, CAO Larry Warren, City Attorney Neil Watts, Development Services Director Jennifer Henning, Principal Planner ----10-5-5-So-u-th-G-r-ad-y-W-a-y---R-en-to-n-, -W-as-h-in-gt-on-9-g0-5-5---(4-25-)-4-30--6-5-1-5 ----~ m This paper contains 50% recvcled material. 30% oost consumer AHEAD OF THE CURVE MEETING SUMMARY The following document is a summary of the January 3, 2006 meeting. The entire proceeding is available on CD. The meeting occurred on Tuesday, January 3, 2006, at approximately 9:01 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 offered: Exhibit No.1: Yellow file containing the original Exhibit No.2: Neighborhood Detail Map application, proof of posting, proof of publication and other documentation pertinent to this request. Exhibit No.3: Preliminary Plat Plan Exhibit No.4: Boundary & Topographic Survey Exhibit No.5: Tree Cutting and Land Clearing Plan Exhibit No.6: Preliminary Grading and Utility Plan Exhibit No.7: Street Tree Planting Concept Exhibit No.8: Zoning Map Exhibit No.9: ERC Mitigation Measures Exhibit No. 10: lllustrative Plat Map The meeting opened with a presentation of the staff report by Jennifer Henning, Senior Planner, Development Services, City of Renton, 1055 S Grady Way, Renton, Washington 98055. The Examiner noted that the site is indicated as being 2.25 acres, but in the density calculations there is a reference that some of this property was usedlborrowed in calculating the density of the plat. The real acreage of this site needs to be determined. Ms. Henning stated that portions of Tract Band C are included in this plat for the overall size. They were also included in the Woodbrier Plat, located to the east and abutting this property. The property in question has been shifted to this property, however the density has been calculated and is not used in this plat today. The subject site is within the R-10 zone. Woodbrier is to the east (R-IO zone), Highpoint Division 2 is to the south (R-8 zone). There are other R-8 zoning designations to the west and south. The Reedshaw site is located to the south ofNE Sunset Boulevard (State Route 900), to the east of Monroe Avenue NE and to the west of Union Avenue NE. Redmond Place NE also accesses Woodbrier and Highpoint Division 2 and would have an entry into this plat. The applicant is requesting approval to build 13 new lots on a 2.25-acre site. There are 3 single-family homes on the existing site with several accessory buildings that will all be removed as part of the proposal. The existing driveway off of Sunset that provides access to the existing homes would be closed unless it is determined to be necessary as a secondary emergency access only. Access to the new 13 lots would be via a new public street (Road A) that would extend off ofNE 14th Street on the west side of Redmond Place NE, that will end in a cul-de-sac with 3 easement access easements off the public street. Four tracts are proposed, three would be open space tracts, (B, C and D). Tract B is located to the north of the cul-de-sac, Tract C is to the west ofthe public street, and Tract D is in the southern portion. , The site is constrained by some easements that are classified as large utilities, those include the Olympic Gas Pipeline, which is located within Tracts Band C and the Diablo Seattle High Transmission Line. The site has a north-facing slope at grades of 15% or less. The proposed grading would include about 2800 cubic yards of cut and 2200 cubic yards of fill. The applicant does propose to clear the site and road area for grading and site preparation. Forty-five trees were illegally removed and cleared from the site a little more than one year ago. The City does require that 2 new trees per each new lot be replanted. The Environmental Review Committee issued a Determination of Non-Significance -Mitigated (DNS-M) with 7 mitigation measures. No appeals were filed. The Examiner questioned if the property boundary line adjustment had been properly recorded so a new road could be installed on this site. Ms. Henning stated that there is nothing in the file stating that the proper permission has been received from the utility users. The property owner does own the land, the utilities have the right to use that with certain limitations on what can happen within the easement. There are certain elements that must be agreed upon and rules that must be followed. The plat does comply with the comprehensive plan designation for residential medium density. The proposal also complies with objectives and policies of the comprehensive plan pertinent to this site. The net density is 9.42 dwelling units per acre which is within the allowed density range ofthis zone. All lots meet the requirements for lot size, setbacks and height of buildings. The subject site should be developed with detached single-family homes only. All requirements will be verified at the time of building permits. The City does require a 5-foot irrigated or drought resistant landscape strip along all public rights-of- way and also two trees within the front yard of each lot. The applicant has proposed the use of Western Red Cedar, Red Bud and Flowering Pear. Staff recommended that the Western Red Cedar be substituted with something else due to the height that that particular tree can reach. It could interfere with the electrical transmission lines. Each of the tracts will have to be landscaped. All lots are rectangular in shape and are oriented towards the public street or access easement. The applicant did request and received permission to reduce the required right-of-way width from 50-feet to 42-feet for the proposed extension ofNE 14th Street and Road A. The radius of the cul-de-sac does meet the required 55-feet. Fire, Transportation and Park Mitigation Fees have been imposed for this plat. The site is located within the Renton School District and they have indicated that they can handle the proposed 4 additional students. A drainage report shows compliance with the 1998 King County Storm Water Manual, Level 2. Water quality and detention will be required on Tract A. The drainage facility does comply and can accommodate the storm water that would be generated. Lou Larsen, Pacific Engineering, 4180 Lind Avenue SW, Renton, WA 98055 stated that the conveyance of the small pieces of property that were approximately 38-feet wide was transferred through a boundary line agreement and a quit claim deed prior to this application coming in, but there had been no record of survey done on that property. This is the strip that was used as part of the density calculations by Woodbrier on the eastern property line. It was previously dedicated as open space as part of the Woodbrier plat and would remain so on this plat. Regarding Condition 3 in the staff report, he would like to tone down the language on the Olympic Pipeline Portion, the only place where they intrude onto that easement is a small piece of sidewalk and cul-de-sac in order to meet the requirements of the 55-foot radius. The homes are separated from the physical pipelines by approximately 100-feet. The wording could be restated that the applicant shall notify and coordinate with Olympic Pipeline for work in that small area. Tract D was left open because it is over the transmission corridor and nothing can be done in that area. The trees were removed in the fall of 2003, a number of trees blew down during a windstorm, one tree fell and demolished a house on the property, so in order to protect other houses on the property, the remaining trees were removed. This land clearing was done long before any work was ever started on the plat. Trees drawn on the plat today are trees that were left standing. There is a lot oflandscape that will be added with the plat. Water will be looped through the site, there is water stub that comes in off of 14th and runs through Road A and will be connected to the water main in Sunset Boulevard. Storm and Sewer utilities will be connected to those utility lines in Sunset Boulevard as well. No utility lines will cross over the pipelines and no work will be done around the gas pipelines. The water stub already crosses it, it is on the west side of the pipelines. Chris Akers, 1324 Queen Avenue NE, Renton, WA 98056 stated that in September of 2005 she submitted a letter to the City to become a party of record because there was a lot line dispute between herself and Mr. Scott. (Ms. Akers resides on Lot 7 at the SW comer of the Reedshaw site) The current fence has been there since 1958. The area in question is about 12 inches in depth and the length of the property is approximately 173 feet long. There is a huge maple tree that straddles the property line and she would like to see the tree saved and not taken down. She further stated that she was home the day the trees were logged from the Reedshaw site, and it was August 2004. Immediately after that she spent approximately $200 having 20-plus fruit trees planted along the west side of her property to provide a cover. It does not seem that there could be 31 trees left on the site, and if there are, they are very thin trees. Peter Turnbull, 1316 Queen Avenue NE, Renton, WA 98056 stated that he property abuts the SW comer of the proposed site. (Mr. Turnbull resides on Lot 6,just south of Ms. Akers) His concern is to why the application is proceeding at all, the property was illegally logged in August 2004. The City did send out an inspector to confirm that it was illegally logged, and if that is the case, the tree-cutting ordinance in the Building Development Standards has penalties that require re-vegetation and a mandatory fine. He stated that he did not get notice of the hearing until Friday (December 30, 2005). The envelope with the notice was dated December 28,2005. Jennifer Henning stated that this project had a notice posted and a mailing sent in September after the ERC made their determination. It mentioned that the project was being placed on hold following the rendering of the ERC determination and that the public hearing would be set at a later date to consider the preliminary plat and all parties would be notified. There was a mailing sent out last week with a preliminary staff report and the notice. Some people have called and were given the date of the hearing. The notice of the public hearing must be published at least 10 days before the date of public hearing in the local newspaper and mailed at least 10 days before the public hearing to all parties of record and the posting of three notices at least 10 days before the public hearing. The Examiner stated that he would hold the hearing open until it is determined if the notice was sent out properly and in a timely manner. · . Mr. Turnbull stated he believed there was a notice in the local paper stating that it had been rescheduled for January 3, most people don't read those and the public at large might want to make a comment and they wouldn't know that the hearing was on. The fence that runs along the property line has been there for more than 20 years. He had to replace a portion of the fence and used one of the posts that was part of the original fence, he presumes the fence line is the property line as it was defined by the original property owner. The Examiner stated that the tree survey seems to show that the fence, as it moves to the north, jogs in and follows the property line. This issue needs to be decided amongst the parties. Mr. Turnbull continued that at the intersection of Redmond Place and Sunset Boulevard, there is a very sharp bank on the northeast comer. This comer is very unsafe for traffic due to the low sight line. Kayren Kittrick, Development Services stated that Lots 12,8, 7, and 4 if they can, should take their access from the private access road rather than a curb cut directly onto the main road. Lot 8 may have to take access from Road A, but the others should have enough room to access via the private access road. The issue of sight distance on Sunset has been discussed and looked into. Some improvements have been made and more improvements are on the books to go in at the same time as this development. Sunset is a State Road and as such they do not believe, at this point, that a traffic signal at that location is necessary. Ms. Henning stated that in this zone there is a 10-foot side yard and front yard set back. The desired lot configuration should be as follows: Lot 13 the front yard will face the access easement, Lot 7 front will face Road A, Lots 11 and 12 fronts will face the access easement, Lots 8, 9, and 10 fronts will face the access easement, Lot 4 the front yard faces Road A, Lots 5 & 6, the front is on the south side. Lots 1, 2, and 3 fronts will face north to the access easement. This can be specified on the plat if so desired. It appears that Lot 4 may not be able to maintain the setbacks needed if the front yard was oriented towards the private access easement. The Examiner stated that he would hold the hearing open until there is proof that the legal notice was mailed in a timely manner. If not, the parties in attendance today and the parties of record will be re-notified and this public hearing will be held again. The meeting ended at 10:35 am. February 7, 2006 TO: All Parties of Record Re: Reedshaw Preliminary Plat LUA-05-091, PP, ECF CITY F RENTON Hearing Examiner Fred J. Kaufmau A meeting on this matter occurred with inadequate public notice. While that meeting did not have the force of a "Public Hearing" the testimony was presented under oath. For the convenience ofthe parties this office has enclosed a copy of a summary of the testimony. A CD of that meeting is also available for review. This office will propose that the original presentation, that is the CD containing the meeting be entered as an exhibit when the official public hearing does occur. Parties may either rely on that original material or they may supplement it as they believe appropriate. We are including this as part of the official notice so that all parties are aware of what occurred at the meeting on January 3, 2006. If this office can be of further assistance, please feel free to write. Hearing Examiner City of Renton HUnt cc: Kathy Keolker, Mayor Jay Covington, CAO Larry Warren, City Attorney Neil Watts, Development Services Director Jennifer Henning, Principal Planner ----lO-S-S-S-ou-th-a-r-ad-y-W-a-y---R-en-t-on-,-W-as-h-in-gt-o-n-9-80-S-S---(4-2S-)-4-30--6-S-1-S----~ * This paperconlains 50% recycled material, 30% post consumer AHEAD OF THE CURVE MEETING SUMMARY The following document is a summary of the January 3, 2006 meeting. The entire proceeding is available on CD. The meeting occurred on Tuesday, January 3, 2006, at approximately 9:01 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 offered: Exhibit No.1: Yellow file containing the original Exhibit No.2: Neighborhood Detail Map application, proof of posting, proof of publication and other documentation pertinent to this request. Exhibit No.3: Preliminl!!"Y Plat Plan Exhibit No.4: Boundary & Topographic Survey Exhibit No.5: Tree Cutting and Land Clearing Plan Exhibit No.6: Preliminary Grading and Utility Plan Exhibit No.7: Street Tree Planting Concept Exhibit No.8: Zoning Map Exhibit No.9: ERC Mitigation Measures Exhibit No. 10: Illustrative Plat Map The meeting opened with a presentation of the staff report by Jennifer Henning, Senior Planner, Development Services, City of Renton, 1055 S Grady Way, Renton, Washington 98055. The Examiner noted that the site is indicated as being 2.25 acres, but in the density calculations there is a reference that some of this property was usedlborrowed in calculating the density of the plat. The real acreage of this site needs to be determined. Ms. Henning stated that portions of Tract Band C are included in this plat for the overall size. They were also included in the Woodbrier Plat, located to the east and abutting this property. The property in question has been shifted to this property, however the density has been calculated and is not used in this plat today. The subject site is within the R-10 zone. Woodbrier is to the east (R-10 zone), Highpoint Division 2 is to the south (R-8 zone). There are other R-8 zoning designations to the west and south. The Reedshaw site is located to the south ofNE Sunset Boulevard (State Route 900), to the east of Monroe Avenue NE and to the west of Union Avenue NE. Redmond Place NE also accesses Woodbrier and Highpoint Division 2 and would have an entry into this plat. The applicant is requesting approval to build 13 new lots on a 2.25-acre site. There are 3 single-family homes on the existing site with several accessory buildings that will all be removed as part of the proposal. The existing driveway off of Sunset that provides access to the existing homes would be closed unless it is determined to be necessary as a secondary emergency access only. Access to the new 13 lots would be via a new public street (Road A) that would extend off ofNE 14th Street on the west side of Redmond Place NE, that will end in a cul-de-sac with 3 easement access easements off the public street. Four tracts are proposed, three would be open space tracts, (B, C and D). Tract B is located to the north of the cul-de-sac, Tract C is to the west of the public street, and Tract D is in the southern portion. The site is constrained by some easements that are classified as large utilities, those include the Olympic Gas Pipeline, which is located within Tracts Band C and the Diablo Seattle High Transmission Line. The site has a north-facing slope at grades of 15% or less. The proposed grading would include about 2800 cubic yards of cut and 2200 cubic yards of fill. The applicant does propose to clear the site and road area for grading and site preparation. Forty-five trees were illegally removed and cleared from the site a little more than one year ago. The City does require that 2 new trees per each new lot be replanted. The Environmental Review Committee issued a Determination of Non-Significance -Mitigated (DNS-M) with 7 mitigation measures. No appeals were filed. The Examiner questioned if the property boundary line adjustment had been properly recorded so a new road could be installed on this site. Ms. Henning stated that there is nothing in the file stating that the proper permission has been received from the utility users. The property owner does own the land, the utilities have the right to use that with certain limitations on what can happen within the easement. There are certain elements that must be agreed upon and rules that must be followed. The plat does comply with the comprehensive plan designation for residential medium density. The proposal also complies with objectives and policies of the comprehensive plan pertinent to this site. The net density is 9.42 dwelling units per acre which is within the allowed density range of this zone. All lots meet the requirements for lot size, setbacks and height of buildings. The subject site should be developed with detached single-family homes only. All requirements will be verified at the time of building permits. The City does require a 5-foot irrigated or drought resistant landscape strip along all public rights-of- way and also two trees within the front yard of each lot. The applicant has proposed the use of Western Red Cedar, Red Bud and Flowering Pear. Staff recommended that the Western Red Cedar be substituted with something else due to the height that that particular tree can reach. It could interfere with the electrical transmission lines. Each of the tracts will have to be landscaped. All lots are rectangular in shape and are oriented towards the public street or access easement. The applicant did request and received permission to reduce the required right-of-way width from 50-feet to 42-feet for the proposed extension ofNE 14th Street and Road A. The radius of the cul-de-sac does meet the required 55-feet. Fire, Transportation and Park Mitigation Fees have been imposed for this plat. The site is located within the Renton School District and they have indicated that they can handle the proposed 4 additional students. A drainage report shows compliance with the 1998 King County Storm Water Manual, Level 2. Water quality and detention will be required on Tract A. The drainage facility does comply and can accommodate the storm water that would be generated. Lou Larsen, Pacific Engineering, 4180 Lind Avenue SW, Renton, WA 98055 stated that the conveyance of the small pieces of property that were approximately 38-feet wide was transferred through a boundary line agreement and a quit claim deed prior to this application coming in, but there had been no record of survey done on that property. This is the strip that was used as part of the density calculations by Woodbrier on the eastern property line. It was previously dedicated as open space as part of the Woodbrier plat and would remain so on this plat. Regarding Condition 3 in the staff report, he would like to tone down the language on the Olympic Pipeline Portion, the only place where they intrude onto that easement is a small piece of sidewalk and cul-de-sac in order to meet the requirements of the 55-foot radius. The homes are separated from the physical pipelines by approximately 100-feet. The wording could be restated that the applicant shall notify and coordinate with Olympic Pipeline for work in that small area. Tract D was left open because it is over the transmission corridor and nothing can be done in that area. The trees were removed in the fall of2003, a number of trees blew down during a windstorm, one tree fell and demolished a house on the property, so in order to protect other houses on the property, the remaining trees were removed. This land clearing was done long before any work was ever started on the plat. Trees drawn on the plat today are trees that were left standing. There is a lot of landscape that will be added with the plat. Water will be looped through the site, there is water stub that comes in off of 14th and runs through Road A and will be connected to the water main in Sunset Boulevard. Storm and Sewer utilities will be connected to those utility lines in Sunset Boulevard as well. No utility lines will cross over the pipelines and no work will be done around the gas pipelines. The water stub already crosses it, it is on the west side of the pipelines. Chris Akers, 1324 Queen Avenue NE, Renton, WA 98056 stated that in September of2005 she submitted a letter to the City to become a party of record because there was a lot line dispute between herself and Mr. Scott. (Ms. Akers resides on Lot 7 at the SW comer of the Reedshaw site) The current fence has been there since 1958. The area in question is about 12 inches in depth and the length of the property is approximately 173 feet long. There is a huge maple tree that straddles the property line and she would like to see the tree saved and not taken down. She further stated that she was home the day the trees were logged from the Reedshaw site, and it was August 2004. Immediately after that she spent approximately $200 having 20-plus fruit trees planted along the west side of her property to provide a cover. It does not seem that there could be 31 trees left on the site, and if there are, they are very thin trees. Peter Turnbull, 1316 Queen Avenue NE, Renton, W A 98056 stated that he property abuts the SW comer of the proposed site. (Mr. Turnbull resides on Lot 6, just south of Ms. Akers) His concern is to why the application is proceeding at all, the property was illegally logged in August 2004. The City did send out an inspector to confirm that it was illegally logged, and if that is the case, the tree-cutting ordinance in the Building Development Standards has penalties that require re-vegetation and a mandatory fine. He stated that he did not get notice of the hearing until Friday (December 30, 2005). The envelope with the notice was dated December 28, 2005. Jennifer Henning stated that this project had a notice posted and a mailing sent in September after the ERC made their determination. It mentioned that the project was being placed on hold following the rendering of the ERC determination and that the public hearing would be set at a later date to consider the preliminary plat and all parties would be notified. There was a mailing sent out last week with a preliminary staff report and the notice. Some people have called and were given the date of the hearing. The notice of the public hearing must be published at least 10 days before the date of public hearing in the local newspaper and mailed at least 10 days before the public hearing to all parties of record and the posting of three notices at least 10 days before the public hearing. The Examiner stated that he would hold the hearing open until it is determined if the notice was sent out properly and in a timely manner. Mr. Turnbull stated he believed there was a notice in the local paper stating that it had been rescheduled for January 3, most people don't read those and the public at large might want to make a comment and they wouldn't know that the hearing was on. The fence that runs along the property line has been there for more than 20 years. He had to replace a portion of the fence and used one of the posts that was part of the original fence, he presumes the fence line is the property line as it was defined by the original property owner. The Examiner stated that the tree survey seems to show that the fence, as it moves to the north, jogs in and follows the property line. This issue needs to be decided amongst the parties. Mr. Turnbull continued that at the intersection of Redmond Place and Sunset Boulevard, there is a very sharp bank on the northeast comer. This comer is very unsafe for traffic due to the low sight line. Kayren Kittrick, Development Services stated that Lots 12,8, 7, and 4 if they can, should take their access from the private access road rather than a curb cut directly onto the main road. Lot 8 may have to take access from Road A, but the others should have enough room to access via the private access road. The issue of sight distance on Sunset has been discussed and looked into. Some improvements have been made and more improvements are on the books to go in at the same time as this development. Sunset is a State Road and as such they do not believe, at this point, that a traffic signal at that location is necessary. Ms. Henning stated that in this zone there is a IO-foot side yard and front yard set back. The desired lot configuration should be as follows: Lot 13 the front yard will face the access easement, Lot 7 front will face Road A, Lots 11 and 12 fronts will face the access easement, Lots 8, 9, and 10 fronts will face the access easement, Lot 4 the front yard faces Road A, Lots 5 & 6, the front is on the south side. Lots 1, 2, and 3 fronts will face north to the access easement. This can be specified on the plat if so desired. It appears that Lot 4 may not be able to maintain the setbacks needed if the front yard was oriented towards the private access easement. The Examiner stated that he would hold the hearing open until there is proof that the legal notice was mailed in a timely manner. If not, the parties in attendance today and the parties of record will be re-notified and this public hearing will be held again. The meeting ended at 10:35 am. COMMENCING AT 9:00 AM, CITY OF RENTON HEARING EXAMINER PUBLIC HEARING January 3, 2006 AGENDA COUNCIL CHAMBERS, 7TH FLOOR, RENTON CITY HALL The application(s) listed are in order of application number only and not necessarily the order in which they wilt be heard. Items will be called for hearing at the discretion of the Hearing Examiner. PROJECT NAME: Reedshaw Preliminary Plat PROJECT NUMBER: LUA-05-091, PP, ECF PROJECT DESCRIPTION: The applicant, Mr. Scott, is requesting Preliminary Plat approval for a 13-lot subdivision of a 2.25-acre site located within the Residential -10 (R-10) dwelling units per acre zone. The applicant proposes the eventual development of single-family detached units. The lot sizes would range from 3,600 to 6,080 net square feet. The site contains part of a 200-foot wide electric transmission easement and a 50-foot Olympic Gas Pipeline easement along the eastern property line. A stormwater detention tract is proposed in the northwest corner of the site fronting NE Sunset Boulevard. Access to the site is proposed via a public street extending off of Redmond Place NE and three private access easements. The site does not contain any critical areas. H EX Agenda 1-3-06 , . . . (~~ ~~~ JO!c~::~~ Seattle City Light Jorge Carrasco, Superintendent February 13, 2006 Lou Larsen Pacific Engineering 4180 Lind Avenue SW Seattle, W A 98055 Dear Mr. Larsen: Consent Agreement -P .M.#230504-4-002 Enclosed is the proposed consent agreement for use of the City of Seattle's transmission line easement right-of-way. Please return two executed copies to: Seattle City Light Real Estate Services 700 Fifth Avenue, Suite 3300, KT3012 POBox 34023 Seattle, Washington 98104-5031 The agreement will then be processed through the Property Manager of City Light and, upon approval and recording, a fully executed copy will be mailed to you. If you have any questions, please call me at 206-684-3337. Sincerely, David Flores Real Property Agent :df Enclosures: Agreement for Use consent\reedshaw. plat.ltr --------------------------~----------------------------------- 700 Fifth Avenue, PO Box 34023, Seattle, WA 98124-4023 Tel: (206) 684-3000, TTY: (206) 233-7241, Fax: (206) 625-3709 An equal employment opportunity, affirmative action ern"I~ .. -. • .•... ---~ .. ;A4..l11""n n~ouest. ,. SEATTLE CITY LIGHT Real Estate Services 700 Fifth Avenue, Suite 3012 Seattle, WA 98104-5031 AGREEMENT FOR USE OF THE CITY OF SEATTLE TRANSMISSION LINE EASEMENT RIGHT -OF-WAY P.M. #230504-4-002, B24/17S KCA#0423 05-9064 WHEREAS, BRECK W. SCOTT, as Trustee of the Breck Winthrop Scott Trust, hereafter called the "owner", owns the following described real property in County, Washington: That portion of the west 470 feet of the southeast quarter of the southeast quarter of Section 4, Township 23 North, Range 5 East, W.M., in King County, Washington, lying west of the centerline of the relocated Diablo-Seattle Transmission Centerline Right of Way; EXCEPT therefrom the south 470 feet; ALSO EXCEPT that portion lying north of the south line of Primary State Highway No.2 (Renton-Issaquah Road); AND ALSO EXCEPT that portion conveyed to the State of Washington by deed recorded under King County Recording No. 7107300165; TOGETHER WITH the westerly 38 feet of Tract A, Woodbrier, according to the plat thereof, recorded in Volume 214 of Plats, pages 6 through 10, in King County, Washington. LEGAL DESCRIPTION BY DF 13 FEB 2006 WHEREAS, the City of Seattle, City Light Department, hereafter called the "City", owns a transmission line easement right-of-way over a portion of the above described property; and WHEREAS, the owner desires the consent ofthe City to use said above described right- of-way for the development of the property as shown on Reedshaw Preliminary Plat, Sheets 1 and 2 of 6 prepared by Pacific Engineering Design, LLC, under Project No. 04037, dated 07-28- 05, and by this reference made a part hereof. NOW, THEREFORE, it is mutually agreed that the owner may use the said right-of-way for the development of the property proposed as Reedshaw Plat, subject to the following terms and conditions: 1. No building or structure shall be constructed or placed upon the right-of-way. 2. There will be no ponds, "V" ditches, or open water retention facilities on the right-of-way without the approval of the Superintendent of City Light. 3. The owner shall, upon completion of any construction of any facilities described herein, remove all debris and restore the surface of the above described property as nearly as possible to the condition in which it existed at the date of this agreement. 4. The City reserves the right to locate a transmission line support structure and any other necessary appurtenances on the west side of the proposed access road. 5. The owner agrees not to place any fill against existing transmission towers. 6. The owner agrees to install and maintain guard posts and/or curbing for the protection of the Page 1 of4 existing transmission line tower located within the herein described property. The owner further agrees not to allow vehicles within 10.00 feet of said tower. 7. The owner shall not at any time interfere with the City's access to and over said right-of-way. 8. If the owner's use of the right-of-way should at any time become a hazard, as determined by the Superintendent of City Light, to the presently installed electrical facilities of the City of Seattle or any facilities added or constructed in the future, either overhead or underground, or should such use as determined by the Superintendent interfere with the inspection, maintenance or repair of the same or with the access along such easement, the owner, uponthirty (30) days' written notice, will be required to remove or relocate such hazard or interference at owner's own expense. If the owner shall fail to remove or relocate such hazard or interference, the City may at its election remove such hazard or interference without liability to the owner for loss, injury or damage thereto, and the cost of such removal shall be paid by the owner to the City upon demand. 9. The owner agrees to submit plans furnishing details of any future construction, paving, grading, cuts or fills for approval by the Superintendent of City Light, or her representatives, prior to the undertaking of any such future construction, paving grading, cut or fill operation on the herein described property. 10. Plantings on the right-of-way will be limited to and maintained at a height below twelve (12) feet. If the owner does not maintain said plantings at a height below 12 feet, the City shall have the right to trim the plantings and charge the owner for the cost of such work; and the City shall not be liable for damage to the plantings as a result of this trimming. 11 ~ The type of construction, materials and equipment used, manner of erection or construction, manner of maintenance of utility facilities shall be in accordance with the National Electric Safety Code and shall comply with State laws governing overhead/underground line construction. 12. The placement of underground utility lines within the right-of-way must be indicated above ground in a manner approved by the Superintendent of City Light. 13. It is understood that any consent given hereunder is subject to existing rights, if any, of other parties. In consenting to the use of the right-of-way for this purpose, the City does not waive or subordinate any of the rights and privileges granted to the City by easements for transmission line purposes. 14. This agreement is for the use of the above land only, and shall not be construed to replace or to be used in lieu of any permits or licenses which may be required, granted or supervised by any other agency or subdivision of government charged with licensing, policing and supervising the operations of the owner hereunder. 15. The owner agrees to assume all risk of loss, damage or injury which may result from owner's use of the right-of-way area. It is understood that any damage to the City's property, caused by or resulting from the owner's use of the right-of-way tract, may be repaired by the City and the actual cost of such repair shall be charged against and be paid by the owner. 16. The owner agrees that the City of Seattle shall not be liable for any damages to the owner's property by reason of any construction, alterations, m?intenance or improvements performed in said property by the City of Seattle, its agents or representatives. 17. The owner agrees to protect and save harmless the City from all claims, actions or damages of every kind and description which may accrue from or be suffered by reason of owner's use of the right-of-way or the performance of any work in connection with its use; and in case of any such suit or action being brought against said City, or damages arising out of or by reason of any of the above causes, the owner shall, upon notice to owner of commencement of such action, defend the same at no cost or expense to the City and will fully satisfy any judgment after the said suit shall have been finally determined, if adversely to the City of Seattle. Page 2 of4 18. The owner covenants and agrees that neither it nor its agents or representatives will store, dump, bury or transfer any hazardous substances, flammable materials, inoperable vehicles, chemicals, oils, fuels, or containers for said substances, chemicals, oils, fuels, etc., on the premises; and further agrees to observe all environmental laws of the State of Washington, City of Seattle, or any other governmental subdivision or agency having regulatory authority over such· activities on the premises. 19. The Superintendent of City Light shall have the right at all times to suspend any or all operations on the above property which she deems to be in conflict with the existing rights of, or detrimental to the best interests ofthe City of Seattle. 20. The Superintendent of City Light, or her agents, shall have the right at all reasonable times to inspect said premises for the purpose of observing the conditions thereof, and the manner of compliance by the owner with the terms and conditions of this agreement. 21. The owner and the City agree that the covenants herein contained shall be binding on the parties, their heirs, successors and assigns, forever. 22. Clearances of 17.5 feet from the 230 kv Bothell-Maple Valley transmission lines will be maintained unless a temporary outage is scheduled with Seattle City Light. Seattle City Light requires advance notice of 70 calendar days prior to the month for which any planned clearance outage is requested. 23. All stockpile materials shall be either removed or used. No stockpile material shall be placed under the existing transmission lines. GRANTED this ____ , day of _______ , 20 __ . ACCEPTED: THE BRECK WINTHROP SCOTT TRUST By: ~~~~~~----------~-BRECK W. SCOTT, as Trustee APPROVED: SEATTLE CITY LIGHT By: ~-----------------------CHARLES HAMPTON, Manager Real Estate Services Page 3 of4 ., . STATE OF WASHINGTON ) ) ss. COUNTY OF KING ) On this day of 20 __ , before me personally appeared BRECK W. SCOTT AS TRUSTEE OF THE BRECK WINTHROP TRUST, the individual that executed the within and foregoing instrument, and he acknowledged that said instrument was the free and voluntary act and deed of said trust for the uses and purposes therein mentioned, and he on oath stated that he was authorized to execute said instrument. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day and year above written. STATE OF WASHINGTON) ) ss. COUNTY OF KING ) Notary Public in and for the State of Washington, residing at _______ _ My coinmission expires: ___ _ On this day of , 20 __ , before me personally appeared CHARLES HAMPTON, to me personally known to be the Real Estate Manager of the City Light Department of The City of Seattle, a municipal corporation, that executed the foregoing Lease and acknowledged to me that he signed the same as the free and voluntary act and deed of said municipal corporation and on oath stated that he was authorized to execute said.Lease. Witness under my hand and official seal the day and year in this certificate first above written consent\reedshaw.plat.con NOTARY PUBLIC:in and for the State of Washington, residing at _________ _ My Commission Expires: ___ _ Page 4 of4 February 7, 2006 Lou Larsen OL YMPIC PIPE UNE COMPANY 2319 LIND AVE. S.W. RENTON. WASHINGTON 98055 (425) 235·7736 Pacific Enlineering Design, LLC 1544553' Avenue S Seattle, W A 98188 RE: Reedshaw Plat cul-de-sac Dear Mr. Larsen, After reviewing your plans and per our conversation today Olympic Pipeline Company agrees to the placement of your cul-de-sac in the Reedshaw Plat near Redmond PL NE in Renton WA. The edge of your sidewalk will be 13' (feet) 3"(inches) from our 20" High Pressure Petroleum Pipeline. There will be no other structures allowed on our easement and if your plans change or need to be modified you must notify Olympic Pipeline Company of any changes for our review and approval. OPLC requires a representative/inspector on site when any work is being performed within ten feet (10') of the pipeline(s) or if the reach of mechanized equipment is capable of extending within ten feet (10') ofthe pipeline(s). Forty-eight (48) hours prior notice to OPLC is highly recommended for any work. Notice to OPLC does not relieve the contractor of any notification responsibility to the appropriate state One-Call System. Holly Williamson Field Project Coordinator cc. Jennifer Henning-City of Renton Jim Fraley-OPL Gary Gomez-MPP File Copy Page 1 ' '" PUBLIC HEARING City of Renton Department of Planning / Building / Public Works PRELIMINARY REPORT TO THE HEARING EXAMINER A. SUMMARY AND PURPOSE OF REQUEST: Public Hearing Date: Project Name: Applicant! Address Owner/ Address: File Number: Project Description: Project Location: January 3, 2006 Reedshaw Preliminary Plat Lou Larsen Pacific Engineering 4180 Lind Avenue SW Renton, WA 98055 Breck Scott PO Box 2752 Renton, WA 98056 LUA-05-091, PP, ECF Project Manager: Nancy Weil, Senior Planner The applicant, Mr. Scott, is requesting Preliminary Plat approval for a 13-lot subdivision of a 2.25-acre site located within the Residential -10 (R-10) dwelling units per acre zone. The applicant proposes the eventual development of single- family detached units. The lot sizes would range from 3,600 to 6,080 net square feet. The site contains part of a 200-foot wide electric transmission easement and a 50-foot Olympic Gas Pipeline easement along the eastern property line. A storm water detention tract is proposed in the northwest corner of the site fronting NE Sunset Boulevard. Access to the site is proposed via a public street extending off of Redmond Place NE and three private access easements. The site does not contain any critical areas. 3705 NE Sunset Boulevard City of Renton PIBIPW Department REEDSHAW PRELIMINARY PLAT Preliminary Report to the Hearing Examiner LUA-05-091, PP, ECF PUBLIC HEARING DATE: January 3, 2006 Page 20f11 B. EXHIBITS: Exhibit 1: Project file ("yellow file") containing the application, reports, staff comments, and other material pertinent to the review of the project. Exhibit 2: Exhibit 3: Exhibit 4: Exhibit 5: Exhibit 6: Exhibit 7: Exhibit 8: Exhibit 9: Neighborhood Detail Map Preliminary Plat Plan (dated September 14,2005) Boundary & Topographic Survey (dated March 6, 2005) Tree Cutting I Land Clearing Plan (dated July 28, 2005) Preliminary Grading and Utility Plan (dated July 28, 2005) Street Tree Planting Concept, (dated July 22, 2005) Zoning Map Sheet D5 east (dated December 28, 2004) ERC Mitigation Measures (dated September 20, 2005) C. GENERAL INFORMA TlON: 1. Owner(s) of Record: Breck Scott PO Box 2752 Renton, WA 98056 2. Zoning Designation: 3. Comprehensive Plan Land Use Designation: 4. Existing Site Use: 5. Neighborhood Characteristics: North: Residential-10 Dwelling Units per Acre (R-10) Residential Medium Density (RMD) Structure to be removed Single-family residential; zoned R-10 East: South: Single-family residential; zoned R-10 Woodbrier Development Single-family residential; zoned R-8 West: Single-family reSidential; zoned R-8 6. Access: 7. Site Area: 8. Project Data: Existing Building Area: New Building Area: Total Building Area: Redmond Place 2.25-acres (98,082.67 sf) Area N/A N/A N/A D. HIS TORICAUBACKGROUND: Action Comprehensive Plan Zoning Annexation Wood brier Plat HEXRPT05-091 Land Use File No. N/A N/A N/A LUA-02-133 Comments All structures to be removed Ordinance No. 4498 5148 3879 N/A N/A N/A Date 02/20/1995 07/06/2005 01/14/1985 11/20/2002 , .. City of Renton PIBIPW Depat1ment REEDSHAW PRELIMINARY PLA T Preliminary Repot1 to the Hearing Examiner LUA-05-091, PP, ECF PUBLIC HEARING DA TE: January 3, 2006 E. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts Section 4-2-020: Purpose and Intent of Zoning Districts Section 4-2-070: Zoning Use Table Section 4-2-110: Residential Development Standards 2. Chapter 4 Property Development Standards Section 4-4-030: Development Guidelines and Regulations Section 4-4-060: Grading, Excavation and Mining Regulations Section 4-4-080: Parking, Loading and Driveway Regulations Section 4-4-130: Tree Cutting and Land Clearing Regulations 3. Chapter 6 Streets and Utility Standards Section 4-6-060: Street Standards 4. Chapter 7 Subdivision Regulations Page 30f11 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 5. Chapter 9 Procedures and Review Criteria 6. Chapter 11 Definitions F. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element: Residential Low Density objectives and policies; Residential Streets objectives and policies; Subdivision of Land objectives and policies. 2. Housing Element: Housing Supply objectives and policies 3. Community Design Element: Site Planning, Landscaping G. DEPARTMENT ANAL YSIS: 1. PROJECT DESCRIPTION/BACKGROUND The applicant, Breck Scott is requesting preliminary plat approval to create 13 lots on a 2.25-acre site located at 3705 NE sunset Boulevard. The existing site currently has three single-family residences and several accessory structures proposed to be removed as part of this plat. An existing driveway directly off of Sunset Boulevard would be closed unless determined to be necessary as a secondary emergency access only. The main access to the proposed 13 lots would be via a public road to extend off an existing stub (NE 14th Street) on the west side of Redmond Place NE. The proposed new road ("Road An) would extend approximately 300 feet to terminate into a cul-de-sac. Three private access easements are proposed to extend off "Road A H to serve 8 lots. Four tracts are proposed, three open space tracts (B, C, and D) and Tract A for the proposed stormwater detention/wet vault. The site is constrained by two easements, which would be defined by the Renton Code as large utilities. It appears the proposed development would not impact the Olympic Gas pipeline and would be located in Tracts Band C. However, the project's public road is proposed within the aboveground transmission line easement. As part of plat review, the applicant shall be required to provide written approval from Diablo-Seattle (Defense Plant Corporation) of the road location. HEXRPT05-091 City of Renton PIBIPW Department REEDSHAW PRELIMINARY PLA T PUBLIC HEARING DA TE: January 3, 2006 Preliminary Report to the Hearing Examiner LUA-05-091, PP, ECF Page 40f11 The site primarily consists of a north-facing slope that descends towards NE Sunset Boulevard at grades of 15 percent or less. The soils are mapped as Alderwood gravelly sandy loam. The applicant is proposing grading the site with approximately 2,800 cubic yards of cut and 2,200 cubic yards of fill. The applicant proposes to clear the site and road area for grading and site preparation. Approximately 45 trees would be removed. Trees would remain along the westem property line and within the open space tracts. The property owner has been cited for removal of trees from this site without proper permitting. A landscape plan is required as part of the approval of this land use application, as well as the applicant is proposing to retain existing trees mainly located along the east and west property lines. 2. ENVIRONMENTAL REVIEW Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21 C, 1971 as , . amended) on September 20, 2005 the Environmental Review Committee (ERC) issued a (d..w.J~J.A.J.;. Determination of Non-Significance -Mitigated (DNS-M) for the WB/;IQ8weeEl baA9 Preliminary Plat. The DNS-M included 7 mitigation measures as listed in Section 3 below. A 14-day appeal period commenced on September 26, 2005 and ended on October 10, 2005. At the time of preparation of this staff report, no appeals of the threshold determination were filed. 3. COMPLIANCE WITH ERC MITIGATION MEASURES Based on an analysis of probable impacts from the proposal, the Environmental Review Committee (ERC) issued the following mitigation measures with the Determination of Non- Significance -Mitigated: 1. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements, outlined in Volume II of the 2001 Stormwater Management Manual and provide staff with a Construction Mitigation Plan prior to issuance of Construction permits. This condition shall be subject to the review and approval of the Development Services Division. 2. The applicant shall comply with the recommendations contained within the geotechnical report dated June 24, 2005 and prepared by Earth Consultants, Inc. 3. This project shall be subject to the 1998 King County Surface Water Design Manual Level 2. 4. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 per new single-family lot prior to the recording of the final plat. 5. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip associated with the project prior to the recording of the final plat. 6. The applicant shall pay the appropriate Parks Mitigation Fee based on $530.76 per new single-family lot prior to the recording of the final plat. 7. The applicant shall have a note placed on the face of the plat advising potential purchasers of lots and lor homes that a higher than normal risk may be incurred due to the proximity of an underground gas transmission pipeline and overhead electrical transmission lines. The language of the note shall be approved by the City Attorney prior to the recording of the plat. 4. STAFF REVIEW COMMENTS HEXRPT05-091 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 have been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of the report. City of Renton PIBIPW Department REEDSHAW PRELIMINARY PLA T Preliminary Report to the Hearing Examiner LUA-05-091, PP, ECF PUBLIC HEARING DA TE: January 3, 2006 Page 50f11 5. CONSISTENCY WITH PRELIMINARY PLAT CRITERIA: HEXRPT05-091 Approval of a preliminary plat is based upon several factors. The following preliminary plat criteria have been established to assist decision-makers in the review of the subdivision: (a) Compliance with the Comprehensive Plan Designation. The subject site is designated Residential Medium Density (RMD) on the Comprehensive Plan Land Use Map. The RMD designation is intended to create the opportunity for neighborhoods that offer a variety of lot sizes, housing, and ownership options. The proposal is consistent with the RMD designation in that it would allow for the future construction of new single-family homes, support cost-efficient housing, and facilitate infill development. The proposal is consistent with the following Comprehensive Plan Land Use, Community Design, and Housing Element policies: Land Use Element Objective LU-GG: Designate land for Residential Medium Density (RMD) where access, topography and adjacent land uses create conditions appropriate for a variety of unit types designed to incorporate features from both single-family and mufti-family developments, and to support cost-efficient housing, infill development, transit service, and the efficient use of urban services and infrastructure. The proposal is to create lots to accommodate cost efficient single- family housing. Policy LU-162. Development densities in the Residential Medium Density designation area should range from seven (7) to eighteen (18) dwelling units per net acre, as specified by implementing zoning. The proposed density for the 13 lots would be 9.42 on the 2.25-acre site. Community Design Element Objective CD-D: New neighborhood development patterns should be consistent with Renton's established neighborhoods and have an interconnected road network. The proposed plat for 13 single-family lots is consistent with the surrounding neighborhood and will extend an existing stub street for access without creating further direct access to Sunset Boulevard at a point that would create traffic hazard. Policy CD-49. Citywide development standards, for landscape deSign, installation, and maintenance should be developed. Applicant has provided a tree retention plan and conceptual landscape plan with proposed maintenance agreement to be required. 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 establish maintain all common improvements as part of a homeowners association or maintenance agreement. Policy CD-M. Develop a system of residential streets, sidewalks and alleys that serve both vehicles and pedestrians. The proposed development would have a connecting private and public streets with sidewalks that would allow accessibility north to Sunset Boulevard. Housing Element Policy H-16. Encourage home ownership opportunities affordable to moderate income households. The proposed lot size of the future single-family structure average approximately 4260 square feet to accommodate moderate denSity development. (b) Compliance with the Underlying Zoning Designation. The 2.25-acre site is deSignated Residential -10 Dwelling Units per Acre (R-10) on the City of Renton Zoning Map. Density -In the R-10 zone, the minimum density for parcels over one half gross acre is 4 dwelling units per acre (dulac). The maximum density is 10 dwelling units per acre (dulac). Net density is calculated after critical areas, public rights-of-way, and private roadways are deducted from the gross acreage of the site. The density calculations provided on the preliminary plat reflected the deduction of public right of way (17 ,817 .37 square feet) and private access easements (8,904.65 City of Renton PIBIPW Department REEDSHAW PRELIMINARY PLAT Preliminary Report to the Hearing Examiner LUA-05-091, PP, ECF PUBLIC HEARING DA TE: January 3, 2006 Page 60f11 HEXRPT05-091 square feet) Additional, this project incorporates an area that was previously used in density calculation for an adjacent development (Woodbrier). Therefore, this area (portion of Tract Band C) shall be deducted from density calculation (11,435.4 square feet). Staff estimated the total deduction of 38,157.42 square feet. Thus the total deduction of 38,157.42 from the 98,082.67 gross square foot site arrives at net square feet of 59,925.25 or 1.38 net acres. The proposal would arrive at a net density of 9.42 dwelling units per acre (13 units I 1.38 acre = 9.42 dulac), which is within the allowed density range of the zone. Lot Dimensions -Residential-10 (R-10) standards apply. The minimum lot size permitted in the R- 10 zone for parcels over one half acre in size and for detached and semi-attached dwelling units is 3,000 square feet per unit. A minimum lot width of 30 feet is required for interior lots and 40 feet for corner lots. Lot depth is required to be a minimum of 55 feet. As the preliminary plat is currently proposed, lot widths range from 30 to approximately 76 feet and lot depths are proposed from approximately 70 feet to 116 feet. The proposed lots all appear to conform to the lot dimension standards, even with the deduction of the private access easement areas. In fact, all the proposed lot exceeds the required minimum lot size requirement. Setbacks -The R-10 zone requires the following setbacks for detached single-family development. The preliminary plat plan includes setback lines for each lot showing potential building envelopes. The proposed envelopes indicate the appropriate building setbacks as required by the R-10 zone, including front and side yard along a street setbacks of 20 feet for attached garages/10 feet for primary structure, side yard setbacks of 5 feet and 15 feet rear yard. Setbacks are measured from the building footprint and the property line and any private access easement. For pipestem lots, the portion of the lots narrower than eighty (80%) percent of the minimum permitted width shall not be used for the measurement of the required front yard setback. As proposed, all lots appear to be able to meet the minimum lot setbacks as described above. However, each lot will be required to verify the appropriate setbacks prior to building permit approval. Building Standards -The R-10 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-10 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 70% of the lot area. The maximum impervious surface area allowed for detached units is 75%. The proposal's compliance with each of these building standards will be verified prior to the issuance of building permits for each individual structure. Parking -Each detached dwelling unit is required to provide two off-street parking stalls per unit. Tandem parking is also permitted. The proposed building pads appear to be adequately sized for the provision of the required parking. However, verification of two off-street parking stalls will be necessary at the time of building permit review. Landscaping -Off-site landscaping abutting both arterial and non-arterial public streets (NE 15th Street, proposed "Road A" and along front of Sunset Boulevard) is required. The applicant's planting plan shows Western Red Cedar, which has a mature height of possibly 200 feet. Since the plan places these trees within the overhead electrical transmission easement, staff recommends as a condition of the plat approval that the Western Red Cedar is replaced with a shorter mature height variety on the final landscape plan be submitted prior to the recording of the final plat. 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 City ot Renton PIBIPW Department REEDSHAW PRELIMINARY PLA T Preliminary Report to the Hearing Examiner LUA-05-091, PP, ECF PUBLIC HEARING DA TE: January 3, 2006 Page 70t11 HEXRPT05-091 landscaped. Additionally, a minimum of two trees of a City approved species with a minimum caliper of 1 % inches per tree must be planted in the front yard or planting strip of every lot prior to final building occupancy. A 5-foot wide landscape easement is provided along the frontage of the site abutting the proposed extension of NE 14th Street and proposed Road "A". All portions of the site not dedicated to platted lots shall be set in a separate tract to preserve vegetation. The proposal contains four tracts, which shall be landscaped. The proposed tracts are outlined in the following chart: TRACTS USE AREA (sq ft) Tract A Storm Detention 7,069.28 Tract B Open Space 8,487.81 Tract C Open Space 7,849.18 Tract D Open Space 1,419.05 The storm detention Tracts A is abutting Sunset Boulevard along the north end of the proposed site. The conceptual landscape plan submitted proposes a variety of shrubs and groundcover along the north property line. Due to high visibility of this tract, staff recommends as a condition of plat approval the planting of site obscuring landscaping along the north side of Tract A. This is recommended as a condition of preliminary plat approval and for the review and approval of the Development Services Division. According to RMC 4-4-070, landscaping is required for this subdivision. A conceptual landscaping plan was 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. Maintenance for the required street and tract landscaping (as listed in the above chart) shall be established by the applicant prior to the recording of the preliminary plat. (c) Compliance with Subdivision Regulations. Lot Arrangement: Side lot lines are to be at right angles to street lines, and each lot must have access to a public street or road. Access may be by private access easement street per the requirements of the Street Improvement Ordinance. The side lot lines of the proposed lots are at right angles to either the new 42-foot wide internal public roadways (Road "A") or one of the three proposed private access easements. As currently proposed, lots 1, 4, 7, 8, and 12 would have direct access to the proposed Road "An. The remainder of the lots would front on 26-foot wide private access easements. The three private easements connect to Road "An (see additional discussion under Access). All lots comply with arrangement and access requirements of the subdivision regulations. Lots: The size, shape and orientation of lots shall meet the minimum area and width requirements of the applicable zoning classification and shall be appropriate for the type of development and use contemplated. City of Renton PIBIPW Department REEDSHAW PRELIMINARY PLAT Preliminary Report to the Hearing Examiner LUA-05-091, PP, ECF PUBLIC HEARING DATE: January 3,2006 Page 80f11 HEXRPT05-091 Each of the proposed lots satisfies the minimum lot area and dimension requirements of the R-10 zone. The lots are for the most part rectangular in shape and orient to the internal streets. When considering the required setbacks, as well as access pOints for each lot, the proposed lots appear to have sufficient building area for the development of suitable detached single-family homes. Property Corners at Intersections: All lot corners at intersections of dedicated public rights-of- way, except alleys, shall have minimum radius of 15 feet. As proposed, the portion of the public road {Road "Aj to be constructed and dedicated for this project would extend off on existing stub road that intersects with Redmond Place NE. Therefore, this project does not involve intersections .. (d) Reasonableness of Proposed Boundaries Access and Street Improvements: A street modification was granted to reduce the required right of way width from 50 feet to 42 feet for the proposed extension of NE 14th Street and "Road An which terminates into a cui de sac. The radius of the cui de sac meets the required 55 feet. NE 14th Street is currently a stub off the west side of Redmond Place NE. Redmond Place NE currently extends south off of Sunset Boulevard, terminating in a cui de sac in Highpointe, Division 2. An existing emergency access connects from the south end Redmond Place NE south to NE 12th Street. The proposed "Road A" for this plat extends approximately 255 feet to the north. As noted previously, this site contains part of a 200-foot wide electric transmission easement and a 50-foot Olympic Gas Pipeline easement along the eastern property line. While no buildable areas are located within the City of Seattle Transmission Line Easement, portions of the proposed "Road An and Tracts A, B, C, and D are within this easement. While typically roads and open space tracts are permitted within this type of easement, the applicant has requested written verification from Diablo-Seattle and Olympic regarding the proposed impact. As of this date, the applicant has not received a response, therefore staff recommends as a condition of plat approval, that prior to the issuance of construction plans, the applicant provide a written response from Diablo-Seattle and Olympic. The satisfaction of this requirement is subject to the review and approval of the Development Services Project Manager prior to recording of the final plat. Three 26-foot wide private access easements extend off to the north and west of "Road A". The following chart shows access: LotITract Access 1 Road A 2,3,5 and 6 26-foot private easement 4 and 7 Road A 8 and 12 Road A 9, 10 and 11 26-foot private easement 13 and Tract A (stormwater vault) 26-foot private easement Tract B, C and D Road A While Lots 1, 4, 8 and 12 have public road frontage, the applicant may wish to utilize the abutting private access easement to locate driveways to these lots thus reducing the number of curb cuts on the public "Road An. However, since "Road A" is not a through street and is only serving this plat, staff is not recommending this as a condition of the plat approval. The public streets would be dedicated and constructed to City standards. The proposed internal public roads would require curb, gutter and sidewalks on both sides prior to being dedicated to City of Renton PIBIPW Department REEDSHAW PRELIMINARY PLA T Preliminary Report to the Hearing Examiner LUA-05-091, PP, ECF PUBLIC HEARING DATE: January 3, 2006 Page 90f11 HEXRPT05-091 the City. Finally, the applicant would be required to install street lighting within the 42-foot wide internal public roads In order to ensure safe and efficient access, staff recommends requiring the applicant to establish a maintenance agreement for the private access easements and the open space tracts (A, B, C, D) as a condition of the preliminary plat approval. Staff also recommends a project condition requiring the applicant to install a 'Private Road" sign indicating addresses served from the private street at the intersection of the private street and NE 14th Street or "Road A". This condition would ensure that emergency aid vehicles could find all residences located within the proposed subdivision. The satisfaction of this requirement is subject to the review and approval of the Development Services Project Manager prior to recording of the final plat. The proposed subdivision is expected to generate additional traffic on the City's street system; therefore, a Traffic Mitigation Fee has been imposed by the Environmental Review Committee as part of the SEPA Determination issued for the project. The Traffic Mitigation Fee is based on $75.00 per average daily trip generated by the project. The proposed 10 new residential lots, credit given for three existing dwelling would be expected to generate approximately 95.7 new average weekday trips (10 new homes x 9.57 trips per home). The fee for the proposed preliminary plat is estimated to be $7,177.50 (95.7 x $75 per trip) and is payable prior to the recording of the final plat. Topography. According to the project narrative and the tree plan, the site has approximately 65 trees, 6-inch diameter or greater in size. The applicant intends to retain approximately 31 trees in addition to the required landscape plan. The site primarily consists of a north-facing slope that descends towards NE Sunset Boulevard at grades of 15 percent or less. The soils are mapped as Alderwood gravelly sandy loam. The applicant is proposing grading the site with approximately 2,800 cubic yards of cut and 2,200 cubic yards of fill. A geotechnical report prepared by Earth Consultants, Inc dated June 24, 2005 was submitted with the land use application. Temporary Erosion and Sediment Control Plan (TESCP) and the use of Best Management Practices would serve to mitigate potential erosion and off-site sedimentation impacts. The project application includes a Construction Mitigation Plan, which is subject to final approval prior to the issuance of construction permits for the project. In addition, the ERC placed erosion control mitigation measure on the project and required the applicant to adhere to the 1998 King County Surface Water Design Manual Level 2. Relationship to Existing Uses: The subject site is adjacent to existing single-family (R-8) developments to the south and a higher density single-family development to the east. The site has been zoned R-10 allowing medium density residential development. The proposed single- family use, while at a slightly higher density (9.42 dulac) than the R-8, is consistent with the abutting and adjacent single-family uses. Staff expects the proposed lots to be compatible with other existing and newly created lots in this area. Furthermore, the proposal is consistent with the intent of the both the Comprehensive Plan and Zoning Code and would not be out of character with existing or recent development in the area. (e) Availability and Impact on Public Services (Timeliness) Police and Fire: Police and Fire Prevention staff indicate that sufficient resources exist to furnish services to the proposed development, subject to the condition that the applicant provide Code required improvements and SEPA fees. The Environmental Review Committee has imposed a Fire Mitigation Fee based on $488.00 per new single-family with credit given for three (3) existing residences in order to mitigate the proposal's potential impacts to emergency services. The fee is estimated at $4,880 (10 new single-family homes x $488.00 = $4,880) and is payable prior to the recording of the final plat. Recreation: The proposal does provide on-site recreation areas for future residents of the proposed preliminary plat. However, there are existing recreational facilities in the area of the City of Renton PIBIPW Department REEDSHAW PRELIMINARY PLAT Preliminary Report to the Hearing Examiner LUA-05-091. PP. ECF PUBLIC HEARING DATE: January 3,2006 Page 100f11 subject property (e.g., Kiwanis Community Park) and it is anticipated that the proposed development would generate future residents, which would increase the demand for existing City Park and recreational facilities and programs. The Environmental Review Committee has imposed a Parks Mitigation Fee based on $530.76 per new single-family with credit given for three (3) existing residences. The fee is estimated at $5,307.60 (10 new single-family homes x $530.76 = $5,307.60) and is also payable prior to the recording of the final plat. Schools: The site is located within the boundaries of the Renton School District No. 403. Based on the student generation factor, the proposed plat would potentially result in four (4) additional students (0.44 x 10 = 4.4) Credit given for the three existing residences. The schools would include: Highland Elementary, McKnight Middle School and Hazen High School. Storm Water: The applicant had submitted a Drainage Report per the 1998 King County Storm Water Manual (KCSWM), Level 2 standards. Per the 1998 KCSWM, the project would be required to provide water quality and detention. As such, the applicant is proposing a combined stormwater facility to be designed with the capacity to handle the proposed development. The detention vault would be located in northwest portion of the site on Tract A. The preliminary calculations for the drainage facility appear to be in compliance with the requirements contained within 1998 Surface Water Design Manual. Staff recommends as a condition of project approval that the applicant have all maintenance agreements and easements in place prior to final plat approval. A Surface Water System Development Charge, based on $715.00 per new single-family lot would be required prior to the issuance of construction permits for the preliminary plat. Water and Sanitary Sewer Utilities: There is an existing 8-inch water main in Redmond Place NE and a 12-inch water main in NE Sunset Boulevard. An 8-inch water main extension shall be required to be looped to existing water mains. The Water System Development Charges (SDC) is based on a rate of $1,525.00 per new single-family lot. This fee shall be paid prior to the issuance of the construction permit. This project shall be required to extend an 8-inch sanitary sewer main to serve the proposed development. Existing 8-inch sewer mains are located in NE Sunset Boulevard, Redmond Place NE and NE 14th Street. The Sanitary Sewer System Development Charges (SDC) is $900.00 per new single-family lot. The site is also subject to the Special Assessment District 8611, charges per lot is $250.00. Both of these fees are paid prior to the issuance of the construction permit. H. RECOMMENDATION: Staff recommends approval of the Reedshaw Preliminary Plat, Project File No. LUA-05-091, PP, ECF subject to the following conditions: 1. The applicant shall replace the Western Red Cedar on the landscape plan with a shorter mature height variety on the final landscape plan to be submitted 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 prior to final plat. 2. The applicant shall provide a site obscuring landscape plan along the north side of Tract A. This is required in order to provide a visual buffer between the detention facility and Sunset Boulevard. This is recommended as a condition of preliminary plat approval and for the review and approval of the Development Services Division. 3. The applicant shall provide written response from Diablo-Seattle and Olympic regarding project impact on their easements prior to the issuance of construction plans. The satisfaction of this requirement is subject to the review and approval of the Development Services Project Manager prior to recording of the final plat. HEXRPT05-091 City of Renton PIBIPW Department REEDSHAW PRELIMINARY PLA T PUBLIC HEARING DATE: January 3, 2006 Preliminary Report to the Hearing Examiner LUA-05-091, PP, ECF Page 11 of11 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 private improvements of this development. A draft of the document(s) shall be submitted to the City of Renton Development Services Division for review and approval by the City Attomey and Property Services section prior to the recording of the final plat. 5. The applicant shall establish a maintenance agreement for the shared private access easements. Additionally, the applicant shall install a "Private Road" sign indicating addresses served from the private street at the intersection of the private street and the proposed 42-foot internal public street. 6. The applicant shall be required to have all utility maintenance agreements and easements in place prior to or in conjunction with final plat approval. This condition shall be subject to the review and approval of the Development Services Division. EXPIRATION PERIODS: Preliminary Plats (PP): If the final plat is not filed within five (5) years from the date of approval, the preliminary plat shall be null and void. HEXRPT05-091 rf p f-~ ~~~ ill ~~ fl §~ Ii ~H liLa II'W' PORTION OF THE S.E. 1/4, S.E. 1/4, SECTION 4, TOWNSHIP 23 NORTH, RANGE 5 EAST, w.M. \ ~i CIIW'HC 8CAL.e SCAU!' ro:zoo' SASIS OF SIWlINCl tAft C1I' K'.utM$ It I'CAr CF HICItt'OI7fJr ~~ :lr.1tc. .. 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I \. \ , ---4,-- \ \ \ \ \ \ 25' t----I U. -",'--"-± . O!: , ····RML .. F= ..... . e-ZONING +~+ PIB/YW 'l1!CBNICAL 9JIIlVlCl!S £ 12IZ8f04 6:1 200 ttr' D5 1:4800 4 T23N R5E E 112 S304 · . CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE-MITIGATED MITIGATION MEASURES APPLICATION NO(S): LUA05-091. PP. ECF APPLICANT: Breck Scott PROJECT NAME: Reedshaw Preliminary Plat DESCRIPTI0f'.J0F PROPOSAL: The applicant, Mr. Scott, is reqIJesting SEPA -environmental revi~w and Pr.eliminary Plat approval for a 13-lot subdivision of a 2.25~acresite located within the Residential-10(R-10} dwelling units per acre zone. The applicant proposes the eventual d~velopment of single-family detached units. The lot sizes would range from ~.600t06.080 net square feet The site contains part of a 200-foot wide electric transmission e8.$.ement and a 5Q-foot Olympic Gas Pipetine easement along the eastern property line. A stormwater detention tract is proposed in the northwest corner of the site fronting NE SUnset Boulevard. Access to the site is proposed via a public$treet extending off of Redmond PJace NE and three private access easements. The site does not contain any critical areas. LOCATION OF PROPOSAL: L(::AD AGENCY: ,.' 1. The applicant snaWbe required ~o :~'iijnn"'rltliltjt\n Control Plan (TESCP) designed pursuant to the Department of . outlined in Volume II of the· 2001 StormVYater 'Man Plan prior to issuance of Cbhstructionper:mits. This :::atV\rt\\J'",1 of the Development' Services Division. . . . c.,,~ ';. " ' ,'\, "~ ,z.';i:~~i"""· . \:-:' . 2. The applicant shall comply with the\{ecgm"me.nd~tionscontajne.d}~jl1itn tne)~eotechflical. report dated June 24, 2005 and prepared by Earth Consultants, fill?: ," .' '" '{~ i,c.iY . ";':.!, :. . .... ... , ..... . ~':.. '. . 3. This project shall beslJbject to the 1995"RW,J1 CouI)tY&Urface:wa&tJ~d~ign Manual Level 2; . -'!~::~. ;, <: "._ :,"t::t',·,.... _ .. . . 4. The applicant shall pay the appropriate Ffre MltfgatiM,E~,9.J,)asea:On arate of $488.00 per new 'single-family lot prior . to th.e recording ofthe final plat. 5. The applicant shalf pay the appropriate Traffic MitigaUonFee based on $75.00 per each new average daily trip associated with tneproject prior to the recording of the final plat. . ~ 6. The applicant shall pay the appropriate. Parks Mitigation Fee based on $530.76 per new single-family lot prior to the recording Of the final plat . 7. The applicant shaUhavea note placed on the face of the plat advising potential purchasers of lots and lor homes that a higher than normal risk may be incurred due to the proximitY of :an underground gas transmission pipeline and overhead el~trK:;a( transmission lines. The language of the npte sh'a/l be approved' by the City Attorney prior to the recording of the plat. . ERe Mitigation Measures CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 14th day of February, 2006, I deposited in the mails of the United States, a sealed envelope containing Preliminary Report to the Hearing Examiner documents. This information was sent to: Name Lou Larsen, Pacific Engineering Breck Scott Meeghan Engberg Marcel Desranleau Kristina L. Akers Lib Lee Peter D. Turnbull Daniel J. Schlegelmilch (Signature of Sender):.-,..Jttutj ...:Jutlur STATE OF WASHINGTON ) ) SS COUNTY OF KING ) Contact Applicant/Owner POR POR POR POR POR POR I certify that I know or have satisfactory evidence that Stacy Tucker Representing .. GH. -• .-\Li::.3 r=. KOKK~' . J NOTARY PUBLIC t :: STATE OF WASHINGTON , COMMISS;O;-" 8(PIRES ~/\RCH 19, 20('$ . '~,-~.-. ...,...,.~,-------\ signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposesmen~ed in the instrument., J 'o.c /1 }ru. Dated: ~ljs106 ~l'AfLIZV' j Notary Public in and for the State of Washington Notary (print):_----:::;l_? Lt-:::-~--:-v_lu---r--r----'-~_(._~_~ ________ _ My appointment expires: '3(r1 lOb Project Name: Reedshaw Preliminary Plat Project Number: LUA05-091, PP, ECF NOT~CE PUBLIC HEARING CITY OF RENTON HEARING EXAMINER RENTON, WASHINGTON A Public Hearing will be held by the Renton Hearing Examiner in the Council Chambers on the seventh floor of Renton City Hall, 1055 South Grady Way, Renton, Washington, on February 28. 2006 at 9:00 AM to consider the following petitions: Reedshaw Preliminary Plat FILE NO. LUA-05-091, PP, ECF Location: 3705 NE Sunset Blvd. The applicant, Mr. Scott, is requesting SEPA -environmental review and Preliminary Plat approval for a 13-1ot subdivision of a 2.25-acre site located within the Residential-10 (R-10) dwelling units per acre zone. The applicant proposes the eventual development of single-family detached units. The lot sizes would range from 3,600 to 6,080 net square feet. The site contains part of a 200-loot wide electric transmission easement and a 50- foot Olympic Gas Pipeline easement along the eastern properlY line. A stormwater detention tract is proposed in the northwest corner of the site fronting NE Sunset Boulevard. Access to the site is proposed via a public streat extending off of Redmond Place NE and three private access easements. The site does not contain any critical areas. FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON HEARING EXAMINER'S OFFICE AT 425-430-6515 CERTIFICATION I,j)ereJt:.. Jor~ , hereby certify that ::3 copies of the above document were posted by me in .-d... conspicuous places or nearby the described property on DATE: 10f lex. SIGNED~)R~ PUBLIC HEARING CITY OF RENTON HEARING EXAMINER RENTON, WASHINGTON A Public Hearing will be held by the Renton Hearing Examiner in the Council Chambers on the seventh floor of Renton City Hall, 1055 South Grady Way, Renton, Washington, on February 28, 2006 at 9:00 AM to consider the following petitions: Reedshaw Preliminary Plat FILE NO. LUA-05-091, PP, ECF Location: 3705 NE Sunset Blvd. The applicant, Mr. Scott, is requesting SEPA -environmental review and Preliminary Plat approval for a 13-lot subdivision of a 2.25-acre site located within the Residential-10 (R-10) dwelling units per acre zone. The applicant proposes the eventual development of single-family detached units. The lot sizes would range from 3,600 to 6,080 net square feet. The site contains part of a 200-foot wide electric transmission easement and a 50- foot Olympic Gas Pipeline easement along the eastern property line. A stormwater detention tract is proposed in the northwest corner of the site fronting NE Sunset Boulevard. Access to the site is proposed via a public street extending off of Redmond Place NE and three private access easements. The site does not contain any critical areas. R~8,··: ~" NE'1 Ifi~ ~~'R'10'-~'R-a,. [j.~e~M_R;""'8·~·".,.,~R\8.' RI :1:' HE 'Ittr" L . ,g . . '~ ,-' . ' . 0::: . ;., , ' " .,< ' 'Z-R'-:::H q_, FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON HEARING EXAMINER'S OFFICE AT 425-430-6515 DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION Please include the PtQj~NUMBER when calling. for proper file identiflcation~. ' COMMENCING AT 9:00 AM, CITY OF RENTON HEARING EXAMINER PUBLIC HEARING February 28, 2006 AGENDA COUNCIL CHAMBERS, 7TH FLOOR, RENTON CITY HALL The application(s) listed are in order of application number only and not necessarily the order in which they will be heard. Items will be called for hearing at the discretion of the Hearing Examiner. PROJECT NAME: Reedshaw Preliminary Plat PROJECT NUMBER: LUA-05-091, PP, ECF PROJECT DESCRIPTION: The applicant, Mr. Scott, is requesting Preliminary Plat approval for a 13-lot subdivision of a 2.25-acre site located within the Residential -10 (R-10) dwelling units per acre zone. The applicant proposes the eventual development of single-family detached units. The lot sizes would range from 3,600 to 6,080 net square feet. The site contains part of a 200-foot wide electric transmission easement and a 50-foot Olympic Gas Pipeline easement along the eastern property line. A stormwater detention tract is proposed in the northwest corner of the site fronting NE Sunset Boulevard. Access to the site is proposed via a public street extending off of Redmond Place NE and three private access easements. The site does not contain any critical areas. HEX Agenda 2-28-06 PUBLIC HEARING City of Renton Department of Planning / Building / Public Works PRELIMINARY REPORT TO THE HEARING EXAMINER A. SUMMARY AND PURPOSE OF REQUEST: Public Hearing Date: Project Name: Applicant! Address Owner/ Address: File Number: Project Description: Project Location: February 28, 2006 Reedshaw Preliminary Plat Lou Larsen Pacific Engineering 4180 Lind Avenue SW Renton, WA 98055 Breck Scott PO Box 2752 Renton, WA 98056 LUA-05-091, PP, ECF Project Manager: Jennifer Henning, Principal Planner The applicant, Mr. Scott, is requesting Preliminary Plat approval for a 13-lot subdivision of a 2.25-acre site located within the Residential -10 (R-10) dwelling units per acre zone. The applicant proposes the eventual development of single- family detached units. The lot sizes would range from 3,600 to 6,080 net square feet. The site contains part of a 200-foot wide electric transmission easement and a 50-foot Olympic Gas Pipeline easement along the eastern property line. A stormwater detention tract is proposed in the northwest corner of the site fronting NE Sunset Boulevard. Access to the site is proposed via a public street extending off of Redmond Place NE and three private access easements. The site does not contain any critical areas. 3705 NE Sunset Boulevard City of Renton PIBIPW Department REEDSHAW PRELIMINARY PLAT Preliminary Report to the Hearing Examiner LUA-05-091, PP, ECF PUBLIC HEARING DA TE: February 28. 2006 Page 20f11 B. EXHIBITS: Exhibit 1: Project file ("yellow file") containing the application, reports, staff comments, and other material pertinent to the review of the project. Exhibit 2: Exhibit 3: Exhibit 4: Exhibit 5: Exhibit 6: Exhibit 7: Exhibit 8: Exhibit 9: Neighborhood Detail Map Preliminary Plat Plan (dated September 14,2005) Boundary & Topographic Survey (dated March 6, 2005) Tree Cutting I Land Clearing Plan (dated July 28, 2005) Preliminary Grading and Utility Plan (dated July 28, 2005) Street Tree Planting Concept, (dated July 22, 2005) Zoning Map Sheet D5 east (dated December 28, 2004) ERC Mitigation Measures (dated September 20, 2005) C. GENERAL INFORMATION: 1. Owner(s) of Record: Breck Scott PO Box 2752 Renton, WA 98056 2. Zoning Designation: 3. Comprehensive Plan Land Use Designation: 4. Existing Site Use: 5. Neighborhood Characteristics: North: Residential-10 Dwelling Units per Acre (R-10) Residential Medium Density (RMD) Structure to be removed Single-family residential; zoned R-10 East: South: Single-family residential; zoned R-10 Woodbrier Development Single-family residential; zoned R-8 West: Single-family residential; zoned R-8 6. Access: 7. Site Area: 8. Project Data: Existing Building Area: New Building Area: Total Building Area: Redmond Place 2.25-acres (98,082.67 sf) Area N/A N/A N/A D. HIS TORICAUBA CKGROUND: Action Comprehensive Plan Zoning Annexation Wood brier Plat HEXRPT05-091 Land Use File No. N/A N/A N/A LUA-02-133 Comments All structures to be removed Ordinance No. 4498 5148 3879 N/A N/A N/A Date 02/20/1995 07106/2005 01/14/1985 11/20/2002 City of Renton PIBIPW Department REEDSHAW PRELIMINARY PLA T Preliminary Report to the Hearing Examiner LUA-05-091, PP, ECF PUBLIC HEARING DATE: February 28.2006 E. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts Section 4-2-020: Purpose and Intent of Zoning Districts Section 4-2-070: Zoning Use Table Section 4-2-110: Residential Development Standards 2. Chapter 4 Property Development Standards Section 4-4-030: Development Guidelines and Regulations Section 4-4-060: Grading, Excavation and Mining Regulations Section 4-4-080: Parking, Loading and Driveway Regulations Section 4-4-130: Tree Cutting and Land Clearing Regulations 3. Chapter 6 Streets and Utility Standards Section 4-6-060: Street Standards 4. Chapter 7 Subdivision Regulations Page 30f11 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 5. Chapter 9 Procedures and Review Criteria 6. Chapter 11 Definitions F. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element: Residential Low Density objectives and policies; Residential Streets objectives and policies; Subdivision of Land objectives and policies. 2. Housing Element: Housing Supply objectives and policies 3. Community Design Element: Site Planning, Landscaping G. DEPARTMENT ANAL YSIS: 1. PROJECT DESCRIPTION/BACKGROUND The applicant, Breck Scott is requesting preliminary plat approval to create 13 lots on a 2.25-acre site located at 3705 NE sunset Boulevard. The existing site currently has three single-family residences and several accessory structures proposed to be removed as part of this plat. An existing driveway directly off of Sunset Boulevard would be closed unless determined to be necessary as a secondary emergency access only. The main access to the proposed 13 lots would be via a public road to extend off an existing stub (NE 14th Street) on the west side of Redmond Place NE. The proposed new road ("Road A") would extend approximately 300 feet to terminate into a cul-de-sac. Three private access easements are proposed to extend off "Road A" to serve 8 lots. Four tracts are proposed, three open space tracts (B, C, and D) and Tract A for the proposed stormwater detention/wet vault. The site is constrained by two easements, which would be defined by the Renton Code as large utilities. It appears the proposed development would not impact the Olympic Gas pipeline and would be located in Tracts Band C. However, the project's public road is proposed within the aboveground transmission line easement. As part of plat review, the applicant shall be required to provide written approval from Diablo-Seattle (Defense Plant Corporation) of the road location. HEXRPT05-091 City of Renton PIBIPW Department REEDSHAW PRELIMINARY PLAT Preliminary Report to the Hearing Examiner LUA-05-091, PP, ECF PUBLIC HEARING DATE: February 28,2006 Page 40f11 The site primarily consists of a north-facing slope that descends towards NE Sunset Boulevard at grades of 15 percent or less. The soils are mapped as Alderwood gravelly sandy loam. The applicant is proposing grading the site with approximately 2,800 cubic yards of cut and 2,200 cubic yards offill. The applicant proposes to clear the site and road area for grading and site preparation. Approximately 45 trees would be removed. Trees would remain along the westem property line and within the open space tracts. The property owner has been cited for removal of trees from this site without proper permitting. A landscape plan is required as part of the approval of this land use application, as well as the applicant is proposing to retain existing trees mainly located along the east and west property lines. 2. ENVIRONMENTAL REVIEW Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21 C, 1971 as amended) on September 20, 2005 the Environmental Review Committee (ERC) issued a Determination of Non-Significance -Mitigated (DNS-M) for the Reedshaw Preliminary Plat. The DNS-M included 7 mitigation measures as listed in Section 3 below. A 14-day appeal period commenced on September 26, 2005 and ended on October 10, 2005. At the time of preparation of this staff report, no appeals of the threshold determination were filed. 3. COMPLIANCE WITH ERC MITIGATION MEASURES Based on an analysis of probable impacts from the proposal, the Environmental Review Committee (ERC) issued the following mitigation measures with the Determination of Non- Significance -Mitigated: 1. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements, outlined in Volume II of the 2001 Stormwater Management Manual and provide staff with a Construction Mitigation Plan prior to issuance of Construction permits. This condition shall be subject to the review and approval of the Development SeNices Division. 2. The applicant shall comply with the recommendations contained within the geotechnical report dated June 24, 2005 and prepared by Earth Consultants, Inc. 3. This project shall be subject to the 1998 King County Surface Water Design Manual Level 2. 4. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 per new single-family lot prior to the recording of the final plat. 5. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip associated with the project prior to the recording of the final plat. 6. The applicant shall pay the appropriate Parks Mitigation Fee based on $530.76 per new single-family lot prior to the recording of the final plat. 7. The applicant shall have a note placed on the face of the plat advising potential purchasers of lots and lor homes that a higher than normal risk may be incurred due to the proximity of an underground gas transmission pipeline and overhead electrical transmission lines. The language of the note shall be approved by the City Attorney prior to the recording of the plat. 4. STAFF REVIEW COMMENTS HEXRPT05-091 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 have been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of the report. City ot Renton PIBIPW Department REEDSHAW PRELIMINARY PLAT Preliminary Report to the Hearing Examiner LUA-05-091, PP, ECF PUBLIC HEARING DA TE: February 28, 2006 Page 50t11 5. CONSISTENCY WITH PRELIMINARY PLAT CRITERIA: HEXRPTOS-091 Approval of a preliminary plat is based upon several factors. The following preliminary plat criteria have been established to assist decision-makers in the review of the subdivision: (a) Compliance with the Comprehensive Plan Designation. The subject site is designated Residential Medium Density (RMD) on the Comprehensive Plan Land Use Map. The RMD designation is intended to create the opportunity for neighborhoods that offer a variety of lot sizes, housing, and ownership options. The proposal is consistent with the RMD designation in that it would allow for the future construction of new single-family homes, support cost-efficient housing, and facilitate intill development. The proposal is consistent with the following Comprehensive Plan Land Use, Community DeSign, and Housing Element policies: Land Use Element Objective LU-GG: Designate land for Residential Medium Density (RMD) where access, topography and adjacent land uses create conditions appropriate for a variety of unit types designed to incorporate features from both single-family and multi-family developments, and to support cost-efficient housing, infill development, transit service, and the efficient use of urban services and infrastructure. The proposal is to create lots to accommodate cost efficient single- family housing. Policy LU-162. Development densities in the Residential Medium Density designation area should range from seven (7) to eighteen (18) dwelling units per net acre, as specified by implementing zoning. The proposed denSity for the 13 lots would be 9.42 on the 2.25-acre site. Community Design Element Objective CD-D: New neighborhood development patterns should be consistent with Renton's established neighborhoods and have an interconnected road network. The proposed plat for 13 single-family lots is consistent with the surrounding neighborhood and will extend an existing stub street for access without creating further direct access to Sunset Boulevard at a point that would create traffic hazard. Policy CD-49. Citywide development standards, for landscape design, installation, and maintenance should be developed. Applicant has provided a tree retention plan and conceptual landscape plan with proposed maintenance agreement to be required. Po/icy 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 establish maintain all common improvements as part of a homeowners association or maintenance agreement. Po/icy CD-M. Develop a system of residential streets, sidewalks and alleys that serve both vehicles and pedestrians. The proposed development would have a connecting private and public streets with sidewalks that would allow accessibility north to Sunset Boulevard. Housing Element Policy H-16. Encourage home ownership opportunities affordable to moderate income households. The proposed lot size of the future single-family structure average approximately 4260 square feet to accommodate moderate denSity development. (b) Compliance with the Underlying Zoning Designation. The 2.25-acre site is designated Residential-10 Dwelling Units per Acre (R-10) on the City of Renton Zoning Map. Density -In the R-10 zone, the minimum density for parcels over one half gross acre is 4 dwelling units per acre (dulac). The maximum density is 10 dwelling units per acre (dulac). Net density is calculated after critical areas, public rights-of-way, and private roadways are deducted from the gross acreage of the site. The density calculations provided on the preliminary plat reflected the deduction of public right of way (17,817.37 square feet) and private access easements (8,904.65 City of Renton PIBIPW Department REEDSHAW PRELIMINARY PLA T Preliminary Report to the Hearing Examiner LUA-05-091, PP, ECF PUBLIC HEARING DATE: February 28. 2006 Page 60f11 HEXRPT05-091 square feet) Additional, this project incorporates an area that was previously used in density calculation for an adjacent development (Woodbrier). Therefore, this area (portion of Tract Band C) shall be deducted from density calculation (11,435.4 square feet). Staff estimated the total deduction of 38,157.42 square feet. Thus the total deduction of 38,157.42 from the 98,082.67 gross square foot site arrives at net square feet of 59,925.25 or 1.38 net acres. The proposal would arrive at a net density of 9.42 dwelling units per acre (13 units I 1.38 acre = 9.42 dulac), which is within the allowed density range of the zone. Lot Dimensions-Residential-10 (R-10) standards apply. The minimum lot size permitted in the R- 10 zone for parcels over one half acre in size and for detached and semi-attached dwelling units is 3,000 square feet per unit. A minimum lot width of 30 feet is required for interior lots and 40 feet for corner lots. Lot depth is required to be a minimum of 55 feet. As the preliminary plat is currently proposed, lot widths range from 30 to approximately 76 feet and lot depths are proposed from approximately 70 feet to 116 feet. The proposed lots all appear to conform to the lot dimension standards, even with the deduction of the private access easement areas. In fact, all the proposed lot exceeds the required minimum lot size requirement. Setbacks -The R-10 zone requires the following setbacks for detached single-family development. The preliminary plat plan includes setback lines for each lot showing potential building envelopes. The proposed envelopes indicate the appropriate building setbacks as required by the R-10 zone, including front and side yard along a street setbacks of 20 feet for attached garages/10 feet for primary structure, side yard setbacks of 5 feet and 15 feet rear yard. Setbacks are measured from the building footprint and the property line and any private access easement. For pipestem lots, the portion of the lots narrower than eighty (80%) percent of the minimum permitted width shall not be used for the measurement of the required front yard setback. As proposed, all lots appear to be able to meet the minimum lot setbacks as described above. However, each lot will be required to verify the appropriate setbacks prior to building permit approval. Building Standards -The R-10 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-10 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 70% of the lot area. The maximum impervious surface area allowed for detached units is 75%. The proposal's compliance with each of these building standards will be verified prior to the issuance of building permits for each individual structure. Parking -Each detached dwelling unit is required to provide two off-street parking stalls per unit. Tandem parking is also permitted. The proposed building pads appear to be adequately sized for the provision of the required parking. However, verification of two off-street parking stalls will be necessary at the time of building permit review. Landscaping -Off-site landscaping abutting both arterial and non-arterial public streets (NE 15th Street, proposed "Road An and along front of Sunset Boulevard) is required. The applicant's planting plan shows Westem Red Cedar, which has a mature height of possibly 200 feet. Since the plan places these trees within the overhead electrical transmission easement, staff recommends as a condition of the plat approval that the Western Red Cedar is replaced with a shorter mature height variety on the final landscape plan be submitted prior to the recording of the final plat. 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 City of Renton PIBIPW Department REEDSHAW PRELIMINARY PLAT Preliminary Report to the Hearing Examiner LUA-05-091, PP, ECF PUBLIC HEARING DATE: February 28, 2006 Page 70f11 HEXRPT05-091 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 final building occupancy. A 5-foot wide landscape easement is provided along the frontage of the site abutting the proposed extension of NE 14th Street and proposed Road "A". All portions of the site not dedicated to platted lots shall be set in a separate tract to preserve vegetation. The proposal contains four tracts, which shall be landscaped. The proposed tracts are outlined in the following chart: TRACTS USE AREA (sq tt) Tract A Storm Detention 7,069.28 Tract B Open Space 8,487.81 Tract C Open Space 7,849.18 Tract D Open Space 1,419.05 The storm detention Tracts A is abutting Sunset Boulevard along the north end of the proposed site. The conceptual landscape plan submitted proposes a variety of shrubs and groundcover along the north property line. Due to high visibility of this tract, staff recommends as a condition of plat approval the planting of site obscuring landscaping along the north side of Tract A. This is recommended as a condition of preliminary plat approval and for the review and approval of the Development Services Division. According to RMC 4-4-070, landscaping is required for this subdivision. A conceptual landscaping plan was 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. Maintenance for the required street and tract landscaping (as listed in the above chart) shall be established by the applicant prior to the recording of the preliminary plat. (c) Compliance with Subdivision Regulations. Lot Arrangement: Side lot lines are to be at right angles to street lines, and each lot must have access to a public street or road. Access may be by private access easement street per the requirements of the Street Improvement Ordinance. The side lot lines of the proposed lots are at right angles to either the new 42-foot wide internal public roadways (Road "A") or one of the three proposed private access easements. As currently proposed, lots 1, 4, 7, 8, and 12 would have direct access to the proposed Road "A". The remainder of the lots would front on 26-foot wide private access easements. The three private easements connect to Road "A" (see additional discussion under Access). All lots comply with arrangement and access requirements of the subdivision regulations. Lots: The size, shape and orientation of lots shall meet the minimum area and width requirements of the applicable zoning classification and shall be appropriate for the type of development and use contemplated. City of Renton PIBIPW Department REEDSHAW PRELIMINARY PLA T Preliminary Report to the Hearing Examiner LUA-05-091, PP, ECF PUBLIC HEARING DA TE: February 28, 2006 Page 80f11 HEXRPT05-091 Each of the proposed lots satisfies the minimum lot area and dimension requirements of the R-10 zone. The lots are for the most part rectangular in shape and orient to the internal streets. When considering the required setbacks, as well as access points for each lot, the proposed lots appear to have sufficient building area for the development of suitable detached single-family homes. Property Comers at Intersections: All lot comers at intersections of dedicated public rights-of- way, except alleys, shall have minimum radius of 15 feet. As proposed, the portion of the public road (Road "A") to be constructed and dedicated for this project would extend off on existing stub road that intersects with Redmond Place NE. Therefore, this project does not involve intersections .. (d) Reasonableness of Proposed Boundaries Access and Street Improvements: A street modification was granted to reduce the required right of way width from 50 feet to 42 feet for the proposed extension of NE 14th Street and "Road A" which terminates into a cui de sac. The radius of the cui de sac meets the required 55 feet. NE 14th Street is currently a stub off the west side of Redmond Place NE. Redmond Place NE currently extends south off of Sunset Boulevard, terminating in a cui de sac in Highpointe, Division 2. An existing emergency access connects from the south end Redmond Place NE south to NE 12'h Street. The proposed "Road A" for this plat extends approximately 255 feet to the north. As noted previously, this site contains part of a 200-foot wide electric transmission easement and a 50-foot Olympic Gas Pipeline easement along the eastern property line. While no buildable areas are located within the City of Seattle Transmission Line Easement, portions of the proposed "Road An and Tracts A, B, C, and D are within this easement. While typically roads and open space tracts are permitted within this type of easement, the applicant has requested written verification from Diablo-Seattle and Olympic regarding the proposed impact. As of this date, the applicant has not received a response, therefore staff recommends as a condition of plat approval, that prior to the issuance of construction plans, the applicant provide a written response from Diablo-Seattle and Olympic. The satisfaction of this requirement is subject to the review and approval of the Development Services Project Manager prior to recording of the final plat. Three 26-foot wide private access easements extend off to the north and west of "Road A". The following chart shows access: Lot/Tract Access 1 Road A 2,3,5 and 6 26-foot private easement 4 and 7 Road A 8 and 12 Road A 9, 10 and 11 26-foot private easement 13 and Tract A (stormwater vault) 26-foot private easement Tract B, C and D Road A While Lots 1, 4, 8 and 12 have public road frontage, the applicant may wish to utilize the abutting private access easement to locate driveways to these lots thus reducing the number of curb cuts on the public "Road A". However, since "Road A" is not a through street and is only serving this plat, staff is not recommending this as a condition of the plat approval. The public streets would be dedicated and constructed to City standards. The proposed internal public roads would require curb, gutter and sidewalks on both sides prior to being dedicated to City of Renton PIBIPW Department REEDSHAW PRELIMINARY PLAT Preliminary Report to the Hearing Examiner LUA-05-091, PP, ECF PUBLIC HEARING DATE: February 28,2006 Page 90f11 HEXRPT05-091 the City. Finally, the applicant would be required to install street lighting within the 42-foot wide internal public roads In order to ensure safe and efficient access, staff recommends requiring the applicant to establish a maintenance agreement for the private access easements and the open space tracts (A, B, C, D) as a condition of the preliminary plat approval. Staff also recommends a project condition requiring the applicant to install a "Private Road" sign indicating addresses served from the private street at the intersection of the private street and NE 14th Street or "Road A". This condition would ensure that emergency aid vehicles could find all residences located within the proposed subdivision. The satisfaction of this requirement is subject to the review and approval of the Development Services Project Manager prior to recording of the final plat. The proposed subdivision is expected to generate additional traffic on the City's street system; therefore, a Traffic Mitigation Fee has been imposed by the Environmental Review Committee as part of the SEPA Determination issued for the project. The Traffic Mitigation Fee is based on $75.00 per average daily trip generated by the project. The proposed 10 new residential lots, credit given for three existing dwelling would be expected to generate approximately 95.7 new average weekday trips (10 new homes x 9.57 trips per home). The fee for the proposed preliminary plat is estimated to be $7,177.50 (95.7 x $75 per trip) and is payable prior to the recording of the final plat. Topography. According to the project narrative and the tree plan, the site has approximately 65 trees, 6-inch diameter or greater in size. The applicant intends to retain approximately 31 trees in addition to the required landscape plan. The site primarily consists of a north-facing slope that descends towards NE Sunset Boulevard at grades of 15 percent or less. The soils are mapped as Alderwood gravelly sandy loam. The applicant is proposing grading the site with approximately 2,800 cubic yards of cut and 2,200 cubic yards of fill. A geotechnical report prepared by Earth Consultants, Inc dated June 24, 2005 was submitted with the land use application. Temporary Erosion and Sediment Control Plan (TESCP) and the use of Best Management Practices would serve to mitigate potential erosion and off-site sedimentation impacts. The project application includes a Construction Mitigation Plan, which is subject to final approval prior to the issuance of construction permits for the project. In addition, the ERC placed erosion control mitigation measure on the project and required the applicant to adhere to the 1998 King County Surface Water Design Manual Level 2. Relationship to Existing Uses: The subject site is adjacent to existing single-family (R-8) developments to the south and a higher density single-family development to the east. The site has been zoned R-10 allowing medium density residential development. The proposed single- family use, while at a slightly higher density (9.42 dulac) than the R-8, is consistent with the abutting and adjacent single-family uses. Staff expects the proposed lots to be compatible with other existing and newly created lots in this area. Furthermore, the proposal is consistent with the intent of the both the Comprehensive Plan and Zoning Code and would not be out of character with existing or recent development in the area. (e) Availability and Impact on Public Services (Timeliness) Police and Fire: Police and Fire Prevention staff indicate that sufficient resources exist to furnish services to the proposed development, subject to the condition that the applicant provide Code required improvements and SEPA fees. The Environmental Review Committee has imposed a Fire Mitigation Fee based on $488.00 per new single-family with credit given for three (3) existing residences in order to mitigate the proposal's potential impacts to emergency services. The fee is estimated at $4,880 (10 new single-family homes x $488.00 = $4,880) and is payable prior to the recording of the final plat. Recreation: The proposal does provide on-site recreation areas for future residents of the proposed preliminary plat. However, there are existing recreational facilities in the area of the City of Renton PIBIPW Department REEDSHAW PRELIMINARY PLAT Preliminary Report to the Hearing Examiner LUA-05-091, PP, ECF PUBLIC HEARING DATE: February 28.2006 Page 10 of 11 subject property (e.g., Kiwanis Community Park) and it is anticipated that the proposed development would generate future residents, which would increase the demand for existing City Park and recreational facilities and programs. The Environmental Review Committee has imposed a Parks Mitigation Fee based on $530.76 per new single-family with credit given for three (3) existing residences. The fee is estimated at $5,307.60 (10 new single-family homes x $530.76 = $5,307.60) and is also payable prior to the recording of the final plat. Schools: The site is located within the boundaries of the Renton School District No. 403. Based on the student generation factor, the proposed plat would potentially result in four (4) additional students (0.44 x 10 = 4.4) Credit given for the three existing residences. The schools would include: Highland Elementary, McKnight Middle School and Hazen High School. Storm Water: The applicant had submitted a Drainage Report per the 1998 King County Storm Water Manual (KCSWM), Level 2 standards. Per the 1998 KCSWM, the project would be required to provide water quality and detention. As such, the applicant is proposing a combined stormwater facility to be deSigned with the capacity to handle the proposed development. The detention vault would be located in northwest portion of the site on Tract A. The preliminary calculations for the drainage facility appear to be in compliance with the requirements contained within 1998 Surface Water Design Manual. Staff recommends as a condition of project approval that the applicant have all maintenance agreements and easements in place prior to final plat approval. A Surface Water System Development Charge, based on $759.00 per new single-family lot would be required prior to the issuance of construction permits for the preliminary plat. Water and Sanitary Sewer utilities: There is an existing 8-inch water main in Redmond Place NE and a 12-inch water main in NE Sunset Boulevard. An 8-inch water main extension shall be required to be looped to existing water mains. The Water System Development Charges (SDC) is based on a rate of $1 ,956.00 per new single-family lot. This fee shall be paid prior to the issuance of the construction permit. This project shall be required to extend an 8-inch sanitary sewer main to serve the proposed development. Existing 8-inch sewer mains are located in NE Sunset Boulevard, Redmond Place NE and NE 14th Street. The Sanitary Sewer System Development Charges (SDC) is $1,017.00 per new single-family lot. The site is also subject to the Special Assessment District 8611, charges per lot are $250.00. Both of these fees are paid prior to the issuance of the construction permit. H. RECOMMENDATION: Staff recommends approval of the Reedshaw Preliminary Plat, Project File No. LUA-05-091, PP, ECF subject to the following conditions: 1. The applicant shall replace the Western Red Cedar on the landscape plan with a shorter mature height variety on the final landscape plan to be submitted 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 prior to final plat. 2. The applicant shall provide a site obscuring landscape plan along the north side of Tract A. This is required in order to provide a visual buffer between the detention facility and Sunset Boulevard. This is recommended as a condition of preliminary plat approval and for the review and approval of the Development Services Division. 3. The applicant shall provide written response from Diablo-Seattle and Olympic regarding project impact on their easements prior to the issuance of construction plans. The satisfaction of this requirement is subject to the review and approval of the Development Services Project Manager prior to recording of the final plat. HEXRPT05-091 City of Renton PIBIPW Department REEDSHAW PRELIMINARY PLAT PUBLIC HEARING DATE: February 28,2006 Preliminary Report to the Hearing Examiner LUA-05-091. PP. ECF Page 11 of 11 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 private improvements of this development. A draft of the document(s) shall be submitted to the City of Renton Development Services Division for review and approval by the City Attomey and Property Services section prior to the recording of the final plat. 5. The applicant shall establish a maintenance agreement for the shared private access easements. Additionally, the applicant shall install a "Private Road" sign indicating addresses served from the private street at the intersection of the private street and the proposed 42-foot internal public street. 6. The applicant shall be required to have all utility maintenance agreements and easements in place prior to or in conjunction with final plat approval. This condition shall be subject to the review and approval ofthe Development Services Division. 7. All building lots shall be developed with detached single family homes. No residential dwellings are to be constructed on tracts or parcels. This condition shall be recorded on the face of the plat. EXPIRATION PERIODS: Preliminary Plats (PP): If the final plat is not filed within five (5) years from the date of approval, the preliminary plat shall be null and void. HEXRPT05-091 m >< ::1' 0: ;::+ ~ f/: i • •. 111,11 i ... ~ ~~~ .II! IU~ ,,~ lJ! l!~ II~ !1:Tl:i ! 1l!1 .~IJI~I. 11l.l!.U l w PORTION OF THE S.E. 1/4, S.E. 1/4, SECTION 4, TOWNSHIP 23 NORTH, RANGE 5 EAST, w.M. ! ~ bo -d ~_ i -~ IJCALJ! ' r • 200' SASIS Of' IlI!!A/INQ 'Aft rr .. A/WOJ It IIlAt (}I' ~Jf == :it;.IG.I...m:n"I).OIf"':::,'" ~ A(JIt($+/- I'S'!TICAL !)Ami _1ICAI..(M,Aat: atT(lIlOftt:wCIfA,loOH} BeI'ICH.WIl< 8rtllltOf --..; A ''''/l'' I\Ar IMAlIlIIfC lIt", A I'IJNCH "AIM On A .-X." a.'IfCIfP£Tr "OfT .ItOMAotHT QOfIH 0.1' If A, IIOHIII«Hr CAX Ar JH( COfIM\ICrm "mtflCflOl'f OF 1ft m" ,nutr ANO UItJOH At'OfIK Hr. (orr Cf: M)fYCW ",') ht\t. ,U". .. • t.EQAL DE8Cf/fF'T/ON ~I I"tIIfIJU'f '" H GJ 410 IttT (# fHt .sOJHoUT G\lAAJER (If H .,NAlf GUAilmt or SfC* 4. 1D'IIHS'fI' U HCII'nt. 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" . ........... _.,,)J ,g"'0WI~~1t <tl -a..: c: 1 j ffil I~ P~NQ.;-- DtIWfl" OT .,."..;..~ -----~'MVe: ,.~n ... AI ...... : Shoel L01 • j~hjrFl;'-:- I~l;!t~, /,--,---i u.. ... -;------~ ~ .Y" 1 .. 800 D5 4 T23N R5E E 1I~ L~~ ________________________ _=.:~ Exhibit 8 CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE-MITIGATED MITIGATION MEASURES APPLICATION NO(S): LUAOS-091, PP, ECF APPLICANT: Breck Scott PROJECT NAME: Reedshaw Preliminary Plat DESCRIPTION OF PROPOSAL: The applicant, Mr. Scott, is requesting SEPA -environmental review and Preliminary Plat approval for a 13-lot subdivision of a 2.2S-acre site located within the Residential -10 (R-10) dwelling units per acre zone. The applicant proposes the eventual development of single-family detached units. The lot sizes would range from 3,600 to 6,080 net square feet. The site contains part of a 200-foot wide electric transmission easement and a SO-foot Olympic Gas Pipeline easement along the eastern property line. A stormwater detention tract is proposed in the northwest corner of the site fronting NE Sunset Boulevard. Access to the site is proposed via a public street extending off of Redmond Place NE and three private access easements. The site does not contain any critical areas. LOCATION OF PROPOSAL: LEAD AGENCY: MITIGATION MEASURES: 370S NE Sunset Boulevard The City of Renton Department of Planning/Building/Public Works Development Planning Section 1. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) deSigned pursuant to the Department of Ecology's Erosion and Sediment Control Requirements, outlined in Volume II of the 2001 Stormwater Management Manual and provide staff with a Construction Mitigation Plan prior to issuance of Construction permits. This condition shall be subject to the review and approval of the Development Services Division. 2. The applicant shall comply with the recommendations contained within the geotechnical report dated June 24, 200S and prepared by Earth Consultants, Inc. 3. This project shall be subject to the 1998 King County Surface Water Design Manual Level 2. 4. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 per new single-family lot prior to the recording of the final plat. S. The applicant shall pay the appropriate TraffiC Mitigation Fee based on $7S.00 per each new average daily trip associated with the project prior to the recording of the final plat. 6. The applicant shall pay the appropriate Parks Mitigation Fee based on $S30.76 per new single-family lot prior to the recording of the final plat. 7. The applicant shall have a note placed on the face of the plat advising potential purchasers of lots and lor homes that a higher than normal risk may be incurred due to the proximity of an underground gas transmission pipeline and overhead electrical transmission lines. The language of the note shall be approved by the City Attorney prior to the recording of the plat. ERG Mitigation Measures Exhibit 9 CIT1 February 15, 2006 Gary O. Olson Attorney at Law 3900 East Valley Hwy, Suite 204 Renton, WA 98055 Re: Reedshaw Preliminary Plat LUA-05-091, PP, ECF Dear Mr. Olson: =>F RENTON Office of the City Attorney Lawrence J. Warren Senior Assistant City Attorneys Mark Barber Zanetta L. Fontes Assistant City Attorneys Ann S. Nielsen Garmon Newsom II Shawn E. Arthur In response to your letter of February 2, 2006, please read Halverson v. Bellevue, 41 Wn App 457. That case turns on notice to the city of a claim of adverse possession, not a court filing. It leaves the question of ownership as a real hurdle to final platting under RCW 58.17.165. The city is not in a position to answer that question, so it must be resolved in the courts or all parties must sign the plat. I hope this clarifies the city's position. LJW:tmj TlO.44:51 cc: Fred Kaufman Neil Watts---- . '~~:~1M ..... _-~:~nce J. Warren City Attorney -P-os-t-O-ffi-c-e-B-o-x -62-6-.-R-en-t-on-,-W-as-h-in-gt-o-n-98-0-57-.-(-42-5-)-25-5-.8-6-78-/ F-AX--(4-2-5)-2-5-5.-54-7-4-~ * This paper contains 50% recycled material, 30% post consumer AHEAD OF THE CURVE February 6,2006 Peter D. Turnbull 1316 Queen Avenue NE Renton, WA 98055 CITY .F RENTON PlanninglBuildinglPublic Works Department Gregg Zimmerman P.E., Administrator Subject: Reedshaw Preliminary Plat (LUAOS-091, PP, ECF) Dear Mr. Turnbull: I have received and read your most recent letter dated January 27,2006, concerning the Reedshaw Preliminary Plat application. Clearly, you are concerned with the approach that is being followed by the Development Services Division with regard to the removal of trees on the Reedshaw site. As I stated in my letter dated January 23, my staff is instructed to achieve voluntary compliance when possible. For the Reedshaw site, the owner must obtain permits in order to justify the tree cutting. It is really as simple as that. Stopping work on the permits is not an appropriate solution. In essence, the City is holding the enforcement action in abeyance, pending the completion of the plat process. The monetary fines you reference are required only when violators fail to comply. This is not the case, as the property owner is working to complete the preliminary plat process. I appreciate your interest on this subject; however, I respectfully disagree with your request. Sincerely, J)pf'!? 1/!l/Jt.&fN~ Gregg Zimmerman, Administrator PlanninglBuildinglPublic Works Department cc: Neil Watts, Development Services Director Jennifer Henning, Principal Planner Paul Baker, Code Compliance Inspector Project File LUA05-091, PP, ECF -------IO-S-S-S-ou-th-Gr-a-dy-W-a-y---R-en-t-on-,-W-as-h-in-gt-o-n-9-8-0S-S------~ * This paper contains 500/0 recycfed material, 30% post consumer AHEAD OF THE CURVE STATE OF WASHINGTON, COUNTY OF KING} AFFIDAVIT OF PUBLICATION PUBLIC NOTICE Tom Meagher, being fIrst duly sworn on oath that he is the 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 December 23,2005. The full amount of the fee charged for said foregoing publication is the sum of $94.00. A ~ ,\\\\\\\111111/01/// -{jf,'uJ/~ ~", --{ fo.NN S I/,I~ ~ 'v ••...••••••. -<I/_~ Tom Meagher Legal Advertising Representative, King County Journal Subscribed and sworn to me this 27th day of December, 2005. ~ o:V ••• ·~\~slon (.t •••• VA'\ ~ ~ •• ~ !,Oh· \'~ ~ -Q'() :.;,. •• -n .... ~ f'-'~OTARY"'\~~· -. . --: -e-: --(fl' • -S --' \. PU8l\~ l ~ g -:;::. ",>-•••• OCt ~~'O ••• , " $ --;. ~'. -11 ~ .' rA. ~ 'l"'-............. ~" ~ ~'l Of:: WASI(I\ ":\~" 111/ ,\\' State of Washington, Residing in Bellevue, Washington /11111111 \ \ \ \ \ \ NOTICE OF PUBLIC HEARING RENTON HEARING EXAMINER RENTON, WASHINGTON A Public Hearing will be held by the Renton Hearing Examiner in the Council Chambers on the seventh floor of Renton City Hall, 1055 South Grady Way, Renton, Washington, on January 3, 2006 at 9:00 AM to consider the following petitions: Reedshaw Preliminary Plat LUA05-091, PP, ECF Location: 3705 NE Sunset Blvd. Description: The applicant, Mr. Scott, is requesting SEPA - environmental review and Preliminary Plat approval for a 13- lot subdivision of a 2.25-acre site located within the Residential-10 (R-10) dwelling units per acre zone. The applicant proposes the eventual development of single- family detached units. The lot sizes would range from 3,600 to 6,080 net square feet. The site contains part of a 200-foot wide electric transmission easement and a 50- foot Olympic Gas Pipeline easement along the eastern property line. A stormwater detention tract is proposed in the northwest corner of the site fronting NE Sunset Boulevard. Access to the site is proposed via a public street extending off of Redmond Place NE and three private access easements. The site does not contain any critical areas. All interested persons are invited to be present at the Public Hearing to express their opinions. Questions should be directed to the Hearing Examiner at 425-430-6515. Published in the King County Journal December 23, 2005. #848315 LA W OFFICES OF GARY O. OLSON A PROFESSIONAL CORPORATION Hwy., Suite 204 Renton, Washington 98055 February 3, 2005 Mr. Fred Kauffman, Hearing Examiner City of Renton 1055 South Grady Way Renton, W A 98055 RE: Reedshaw Preliminary Plat LUA-05-091, PP, ECF Dear Mr. Kauffinan: 13 Fax (425) 251-0546 I represent Breck Scott, the owner of the above referenced preliminary plat. He has shared with me your letter of January 23,2006, wherein you state that the City of Renton failed to provide proper notice in connection with the January 3,2006 hearing on that plat, thereby invalidating the hearing. Your letter indicates that the record of that meeting can be reintroduced and used to facilitate the proper public hearing. Your letter goes on to suggest that the rescheduling of the hearing should be held off on until an "adverse possession" issue raised by the adjacent property owners for the first time at the hearing is resolved. You indicate the City Attorney has advised you that ownership issues need to be clarified prior to proceeding with a review of the plat. In this instance, I disagree with the City Attorney, and will provide a copy of this letter to the City Attorney with regard thereto. Anyone claiming "adverse possession" must file a lawsuit in Superior Court to properly raise the issue. Brett Scott has not received any such Summons for a lawsuit, nor has he even received letters from an attorney or from any adjacent neighbors claiming title to any portion of his property. For a neighbor to raise such issues at a Preliminary Plat Hearing in an attempt to slow down the Preliminary Plat process is improper, as it is not an appropriate issue for the hearing examiner. My client reports that Jennifer Henning, the principal planner at the City of Renton, has even suggested to him that he should Quit Claim any property at issue to the neighbors promptly so that this matter can proceed. Such a suggestion by the City of Renton, where a lawsuit has not even been filed nor where the City has any jurisdiction over adverse possession issues, seems totally inappropriate. Should the neighbors feel strongly enough about their case to file a Lis Pendens and a lawsuit February 3, 2006 Page 2 regarding the matter, I would think that it could at that point in time be considered by the City. However, unsubstantiated claims of adverse possession should not be allowed to delay the process of this hearing. As you state at the onset of your letter, the only reason that the hearing was not successfully concluded was that the City failed to provide proper notice. This has cost my client substantial sums of money, as he, like all other developers, is paying large sums of money to many experts in assisting him with this plat, and having to rehold the hearing is expensive enough without you also trying to require him to deal with a very vague "adverse possession" issue which, again, was raised for the first time at the hearing. Breck Scott will work with the neighbors with regard to any boundary disputes, particularly if they appropriately raise such issues. However, it is not a matter of concern for you or the City of Renton as any such boundary disputes involve inches or possibly a foot at the most, and King County Superior Court has exclusive jurisdiction over such issues. Please reschedule the above referenced hearing as soon as possible and provide appropriate notices to all of the required parties. I invite the City Attorney's Office to respond to me if they believe there is a legitimate basis for holding up the hearing on my client's plat based on the mere oral allegations of a possible adverse possession case without any further legal action taken by persons making such claims. Very truly yours, Law Offices of Gary O. Olson, P. C Gary o. Olson cc: Breck Scott Larry Warren, City Attorney Lou Larsen -Pacific Engineering To: From: Date: Subject: CITY F RENTON Office of the City Attorney Kathy Keolker, Mayor Lawrence J. Warren MEMORANDUM Fred Kaufman, Hearing Examiner Lawrence J. Warren, City Attorney January 12, 2006 Senior Assistant City Attorneys Mark Barber Zanetta L. Fontes Assistant City Attorneys Ann S. Nielsen Gannon Newsom II Adverse Possession Claim on Property to be Subdivided Please find enclosed a copy of the case of Halverson v. City of Bellevue 41 Wn. App. 457. This case holds that once the city is aware of a claim of adverse possession, it must have the claimant sign the platting papers. While this case may present some difficulty for the city, it is the law, as I recalled it. If you have any follow up questions, please let me know. LJW:tmj TlO.44:37 cc: Jay Covington LawrenceJ. Warren -P-o-st-o-m-ce-B-o-x-6-2-6--R-e-n-to-n-, W-as-h-in-gt-on-9-g0-5-7---(4-2-5)-2-5-5--g-67-g-/-F-AX-(-42-5-)-25-5--5-4-7-4-R E N TON @ This paper contains 50% recycled material, 30% post consumer AHEAD OF THE CURVE :search -'2 Results -41 Wn. App.457 Page 1 of6 Source: My S01!l"G~S ~ Washington> Cases> WA Cases, Administrative Decisions & Attorney General Opinions, CombinedjJ Tenns: 41 wn. app.457 (Edit Search I Suggest Terms for My Search) .Select for FOCUSTM or Delivery o 41 Wn. App. 457, *; 704 P.2d 1232, **; 1985 Wash. App. LEXIS 2792, *** EILEEN J. HALVERSON, a single woman, Respondent, v. CITY OF BELLEVUE, THE CITY COUNCIL OF THE CITY OF BELLEVUE, and M. TYRONE MORGAN and CATHRYN R. MORGAN, his wife, d/b/a M. TYRONE MORGAN CONSTRUcnON COMPANY, Appellants, and COMMONWEALTH LAND TITLE INSURANCE COMPANY and WASHINGTON FEDERAL SAVINGS & LOAN ASSOOATION, Defendants. No. 11185-0-1 COURT OF APPEALS OF WASHINGTON, Division One 41 Wn. App. 457; 704 P.2d 1232; 1985 Wash. App. LEXIS 2792 August 12, 1985 CASE SUMMARY PROCEDURAL POSTURE: Appellants, city, city council, and construction company, sought review of the judgment of a trial court (Washington), which entered an order setting aside the city's approval of a final plat for a subdivision submitted by the company. Appellants asserted that the trial court erred in finding respondent claimant had an "ownership" interest in part of the property platted and that the claimant had failed to exhaust her administrative remedies. OVERVIEW: After the company filed a preliminary plat application with the city, the claimant filed a lis pendens and complaint to quiet title to a strip of land included in the plat. The dty council issued final approval and the claimant instituted actions challenging the validity of the plat and to quiet title. She prevailed in the adverse possession claim, a separate action, and the trial court below set aside approval of the final plat. On appeal, the court affirmed. The court held that the claimant's ownership interest through adverse possession satisfied WC:ish.Rey._C:Qde § 58.J.7.165, which governed final plats. The claimant acquired title at the end of the 10-year period and the quiet title action merely confirmed that title had passed. Once the city was on notice of the claim, approval of the plat as submitted was improper. Nor was the trial court permitted to excise the claimant's portion of the land from the plat submitted because the authority to amend plats rested in legislative bodies and not the courts. Finally, the claimant exhausted her administrative remedies because she timely filed her certiorari proceedings, as required by Wash. Rev. Code § 58.17.180. OUTCOME: The court affirmed the decision of the trial court, which set aside the city's approval of a final plat for a subdivision submitted by the company. CORE TERMS: plat, adverse possession, ownership interest, certificate, dedication, ownership, subdivided, administrative remedies, ordinance, judicial review, matter of public record, legislative body, legislative bodies, failed to exhaust, writ of review, notary public, approving, platting, disputed, platted, invalid, streets, notice http://www.lexis.com!researchlretrieve?_m=53451bfe174143e6f6bee53b2df84d09&docnu ... 111112006 Search - 2 Results -41 Wn. App.457 Page 20f6 LexisNexis(R) Headnotes + Hide Headnotes Real & Personal Property Law> Zoning & Land Use> Subdivision Regulation t~ Real & Personal Property Law> Dedication ~, HN1;j-.Wash. Rev. Code § 58.17.165 provides: Every final plat or short plat of a subdivision filed for record must contain a certificate giving a full and correct description of the lands divided including a statement that the subdivision or short subdivision has been made with the free consent and in accordance with the desires of the owner or owners.If the plat is subject to a dedication, the certificate shall contain the dedication of all streets and other areas to the public. Said certificate or instrument of dedication shall be signed and acknowledged before a notary public by all parties having any ownership interest in the lands subdivided and recorded as part of the final plat. Every plat containing a dedication filed for record must be accompanied by a title report confirming that the title of the lands as described and shown on said plat is in the name of the owners Signing the certificate or instrument of dedication. MQre Like This Headnote I Shepardize: Restrictl3Y Headnote Real & Personal Property Law> Adverse Possession ~~ Real & Personal Property Law> Dedication ~~~. HN2;j-.Wash. R.ev. Code§ 58.17.165 requires a certificate of dedication be signed by all parties having any ownership interest in the lands subdivided. "Any ownership interest" is broad enough to include ownership of a portion of the land which is not yet a matter of public record because it was acquired through adverse possession. More Like This Headnote I Shepardize: Restrict By Headnote .. ~Real &_Persongl Property Law> Adverse Possession '~! HN3;j-.ln Washington, title is acquired by adverse possession upon passage of the 10-year period. More LikeThisHeadnote Real & PersQnplProperty Law> ZQning & LcllJQ Use > SubdivisLonJ~.5!9J.l19j:LQn ~ HN4;j-.Wasb. R~v.CQde_§58.17.10Q provides, in part: Sole authority to approve final plats, and to adopt or amend platting ordinances shall reside in the legislative bodies. MQr5!Lik~ ThL~JieaQnote Real & Personal Property Law> Zoning & Land Use> Subdivision Regulation (! Civil Procedure> Appeals> Reviewability> Time Limitations ~ HN5;j-.Wash. Rev. Code § 58.17.180 provides, in part: Any decision approving any plat shall be reviewable by writ of review before the superior court of the county in which such matter is pending. Application for a writ of review shall be made to the court within 30 days from any decision so to be reviewed. More Like This Headnote • Show Headnotes 1 SylJabLJs CQUNSEL: [*** 1] http://www.lexis.comlresearchlretrieve?_m=53457bfe174143e6f6bee53b2df84d09&docnu...1I1112006 Search -2 Results -41 Wn. App.457 M. Tyrone Morgan, Pro Se, P.O. Box 3661, Bellevue, WA 98009, for appellant/cross respondents. Page 3 of6 Eileen J. Halverson, Cohen, Andrews, Keegan & Goeltz, Mr. Thomas A. Goeltz, Attorneys at Law, 2200 Fourth Avenue, Seattle, WA 98121, for respondent. City of Bellevue, The Honorable Unda M. Youngs, Bellevue City Attorney, Mr. Richard L. Andrews, 11511 Main Street, P.O. Box 1768, Bellevue, WA 98009, for respondent/cross appellants. JUDGES: Before Scholfield, A.C.J.; Grosse, J., Petrie, J.P.T. concur. OPINION BY: Scholfield OPINION: [*458] [**1233] SCHOLFIELD,A.C.J. M. Tyrone Morgan and his wife (Morgan) and the City of Bellevue appeal an order setting aside approval by Bellevue of a final plat for a subdivision submitted by Morgan. Appellants assert the trial court erred in finding Eileen J. Halverson (Halverson) had an nownershipn interest in part of the property platted and also assert Halverson failed to exhaust her administrative remedies. We affirm. In 1978, Morgan filed a preliminary plat application with the City of Bellevue, seeking to subdivide a plot of land for residential development. In June 1979, Halverson filed a lis pendens and complaint to quiet title to [***2] establish her ownership by adverse possession of a strip of land included in Morgan's plat. Halverson also directly notified the City by letter of her claim to ownership in regard to the plat application. On August 13, 1979, the Bellevue City Council granted preliminary plat approval. Final plat approval was granted on September 17, 1979. On October 4, 1979, the City issues a building permit for work including the disputed land. On the same day, Halverson instituted a writ of certiorari proceeding, challenging the validity of the plat. Halverson prevailed on her claim of adverse possession and action to quiet title; nl [**1234] this case was tried separately. The trial court in this case ruled that approval of the final plat was Rhereby set aside for an error in the law. n nl The adverse possession case is being reviewed by this court as Halverson v. Halverson cause Nos. 11508-1-1 and 13549-0-1. HN1;;' RCW 58.17.165 provides: Every final plat or short plat of a subdivision ... filed for record must contain a certificate giving a full and correct description of the lands divided ... including a statement that the subdivision or short subdivision has been made with the [***3] free consent and in accordance with the desires of the owner or owners. If the plat ... is subject to a dedication, the certificate ... shall contain the dedication of all streets and other areas to the public, ... Said certificate or instrument of dedication shall be signed and acknowledged before a [*459] notary public by all parties having any ownership interest in the lands subdivided and recorded as part of the final plat. Every plat ... containing a dedication filed for record must be accompanied by a title report confirming that the title of the lands as described and shown on said plat is in the name of the owners signing the certificate or instrument of dedication. http://www.lexis.comlresearchlretrieve?_m=53457bfe174143e6f6bee53b2df84d09&docnu...1I1112006 Search -1. Results -41 Wn. App.457 Page 4 of6 Morgan and Bellevue contend that Halverson, as a claimant, rather than a record owner, had only a contingent ownership interest and therefore did not possess an "ownership interest", as provided in RCW 58.17.165. The essence of the claim is that Halverson should not have been considered an owner in this context until her adverse possession claim was adjudicated and her ownership interest made a mater of record. Halverson, on the other hand, contends that, upon the passage of the statutory period--here, [***4] 10 years--title passes by operation of law to the adverse possessor, whether or not a judgment to that effect is ever entered. [1] The statutes applicable here do not provide a direct answer to the question of how a city, town, or county should proceed in cases of disputed ownership of a portion of the property to be platted. However, HN2" RCW 58.17.165 requires a certificate of dedication be signed by "all parties having any ownership interest in the lands subdivided ... " "[A]ny ownership interest" is broad enough to include ownership of a portion of the land which is not yet a matter of public record because it was acquired through adverse possession. The Bellevue City Code contained a Similar provision, containing even broader language: In addition to any other requirements set forth in this chapter or by state law, each final plat shall: (6) Contain a certificate stating that the subdivision has been made with the free consent, and in accordance with the desires of the owner or owners. If the plat includes a dedication, the certificate shall also [*460] contain the dedication of all streets and other areas to the public ... Such certificate shall be signed and acknowledged [***5] before a Notary Public by all parties having any interest in the lands subdivided. (Italics ours.) Former Bellevue City Code § 22C.10.250. This provision is not worded in terms of "ownership." Halverson's interest in the land subdivided was made clear when she put the City Council on notice that she was claiming a portion of the land by adverse possession. The law is clear that HN3".i'title is acquired by adverse possession upon passage of the 10- year period. EI Cerrito, Inc. v. Ryndak, 60 Wn.2d 847, 8551 376 P.2d 528 (1962); Muench v. Oxley, 90 Wn.2d 637, 644/ 584 P.2d 939 (1978). The quiet title action merely confirmed that title to the land had passed to Halverson by 1974. Because the merit of an adverse possession claim cannot be determined by the city prior to adjudication, caution in approving plats in such cases is warranted. [**1235] The platting statute requires the consent of owners in order to prevent future title disputes. Once the City was put on notice of Halverson's claim, approval of the plat as submitted was improper. RCW 58,17.170. n2 n2 RCW 58.17.170 provides: "When the legislative body of the city, town or county finds that the subdivision proposed for final plat approval conforms to all terms of the preliminary plat approval, and that said subdivision meets the requirements of this chapter, other applicable state laws, and any local ordinances adopted under this chapter which were in effect at the time of preliminary plat approval, it shall suitably inscribe and execute its written approval on the face of the plat. The original of said final plat shall be filed for record with the county auditor. One reproducible copy shall be furnished to the city, town or county engineer. One paper copy shall be filed with the county assessor. Paper copies shall be provided to such other agencies as may be required by ordinance. Any lots in a final plat filed for record shall be a valid land use notwithstanding any change in zoning laws for a period of five years from the date of http://www.lexis.com/research/retrieve?_m=53451bfeI74143e6f6bee53b2df84d09&docnu...1I1112006 Search - 2 Results -41 Wn. App.457 page :> 01 () filing. A subdivision shall be governed by the terms of approval of the final plat, and the statutes, ordinances, and regulations in effect at the time of approval under RCW 58.17.150 (:lJ and (3) for a period of five years after final plat approval unless the legislative body finds that a change in conditions creates a serious threat to the public health or safety in the subdivision. [***6] The City and Morgan contend that the failure to obtain Halverson's signature did not justify setting aside the entire [*461] plat, since Halverson owned such a small portion of the proposed subdivision. Instead, they argue, the court should have allowed the plat ti stand by excising from it the property acquired by Halverson. HN4,+ RCW 58.17.100 provides, in part: Sole authority to approve final plats, and to adopt or amend platting ordinances shall reside in the legislative bodies. [2] Thus, the law is clear that the Legislature has granted the authority to amend plats to the legislative bodies and not the courts. Having found that plat approval should not have been granted without Halverson's consent, the trial court had authority only to set aside the plat as invalid. There was no error. FAILURE TO EXHAUST ADMINISTRATIVE REMEDIES [3] Morgan contends Halverson failed to exhaust her administrative remedies by failing to appeal from preliminary plat approval. Morgan cites no authority that supports this contention. HNS":; RCW 58.17.180 provides, in part: Any decision approving . . . any plat shall be reviewable . . . by writ of review before the superior court of the county in which such [***7] matter is pending .... Application for a writ of review shall be made to the court within thirty days from any decision so to be reviewed ..•. The record shows that Halverson timely filed her certiorari proceeding in superior court within thirty days following the City's final plat approval on September 17, 1979. We find no failure to exhaust administrative remedies. Judgment affirmed. Scholfield, A.C.J. WE CONCUR: Mr. Justice Grosse Mr. J. Pro Tem. Petrie Source: My Sources> Washington> Cases> WA Cases, Administrative Decisions & Attorney General Opinions, Combined .lJ Terms: 41 wn. app.457 (Edit Search I Suggest Terms for My Search) View: Full DatelTime: Wednesday, January 11, 2006 -3:20 PM EST * Signal Legend: • -Warning: Negative treatment is indicated • -Questioned: Validity questioned by citing refs ,A -Caution: Possible negative treatment • -Positive treatment is indicated http://www.lexis.comlresearchlretrieve?_m=53457bfeI74143e6f6bee53b2df84d09&docnu...1/11/2006 Search - 2 Results -41 Wn. App.457 Page 6of6 o -Citing Refs. With Analysis Available o -Citation information available * aick on any Shepard's signal to Shepardize® that case. _; LexisNexis· About LexisNexis I Terms & Conditions Copyright © 2006 LexisNexis, a division of Reed Elsevier Inc. All rights reserved. http://www.lexis.com/research/retrieve?_m=53457bfeI74143e6f6bee53b2df84d09&docnu ... 1I1112006 January 23,2006 Lou Larsen Pacific Engineering 4180 Lind Avenue SW Renton, W A 98055 Re: Reedshaw Preliminary Plat LUA-05-091, PP, ECF Dear Mr. Larsen: CITY F RENTON Hearing Examiner Fred J. Kaufman This office conducted a public hearing on the above matter on January 3,2006. It appears that improper notice preceded the hearing and that the matter will have to be rescheduled. While the hearing was not validated, the testimony was delivered under oath and minutes of that meeting will be available. The record of that meeting can be reintroduced and used to facilitate the proper public hearing. At the same time, adjacent property owners raised issues about the location of the property line between the subject site and those respective neighbors. This raised a question about "adverse possession." In speaking with the City Attorney, it appears that such ownership matters need to be clarified in order to proceed with a review of this plat. Since the matter needs to be rescheduled, this office would suggest that the various parties work toward resolving any unsettled matters before the item is rescheduled. If this office can be of further assistance, please feel free to write. In all other matters you may work with Development Services staff. Sincerely, ~J~~ Fred Kaufman Hearing Examiner City of Renton FKlnt cc: Kathy Keolker, Mayor Jay Covington, CAO Larry Warren, City Attorney Neil Watts, Development Services Director Jennifer Henning, Principal Planner Breck Scott, owner All Parties of Record ----I-OS-S-s-o-ut-h-a-ra-d-y-W-a-y---R-en-to-n-, -W-as-h-in-gt-o-n-9-8-0S-S---(4-2-S-) 4-3-0--6-S-IS----~ * This paper contains 50% recyded material, 30% post consumer AHEAD OF THE CURVE January 23, 2006 Lou Larsen Pacific Engineering 4180 Lind Avenue SW Renton, W A 98055 Re: Reedshaw Preliminary Plat LUA-05-091, PP, ECF Dear Mr. Larsen: CITY F RENTON Hearing Examiner Fred J. Kaufman This office conducted a public hearing on the above matter on January 3,2006. It appears that improper notice preceded the hearing and that the matter will have to be rescheduled. While the hearing was not validated, the testimony was delivered under oath and minutes of that meeting will be available. The record of that meeting can be reintroduced and used to facilitate the proper public hearing. At the same time, adjacent property owners raised issues about the location ofthe property line between the subject site and those respective neighbors. This raised a question about "adverse possession." In speaking with the City Attorney, it appears that such ownership matters need to be clarified in order to proceed with a review of this plat. Since the matter needs to be rescheduled, this office would suggest that the various parties work toward resolving any unsettled matters before the item is rescheduled. If this office can be offurther assistance, please feel free to write. In all other matters you may work with Development Services staff. Fred Kaufman Hearing Examiner City of Renton FKlnt cc: Kathy Keolker, Mayor Jay Covington, CAO Larry Warren, City Attorney Neil Watts, Development Services Director Jennifer Henning, Principal Planner Breck Scott, owner All Parties of Record ----10-5-5-S-o-ut-h-a-ra-d-y-W-a-y---R-en-to-n-, W-as-h-in-gt-o-n-9-g-05-5---(4-2-5-) 4-3-0--6-5-15----~ ® This paper contains 50% recycled material, 30% post consumer AHEAD OF THE CURVE COMMENCING AT 9:00 AM, CITY OF RENTON HEARING EXAMINER PUBLIC HEARING January 3,2006 AGENDA COUNCIL CHAMBERS, 7TH FLOOR, RENTON CITY HALL The application(s) listed are in order of application number only and not necessarily the order in which they will be heard. Items will be called for hearing at the discretion of the Hearing Examiner. PROJECT NAME: Reedshaw Preliminary Plat PROJECT NUMBER: LUA-05-091, PP, ECF PROJECT DESCRIPTION: The applicant, Mr. Scott, is requesting Preliminary Plat approval for a 13- lot subdivision of a 2.25-acre site located within the Residential -10 (R-10) dwelling units per acre zone. The applicant proposes the eventual development of single-family detached units. The lot sizes would range from 3,600 to 6,080 net square feet. The site contains part of a 200-foot wide electric transmission easement and a 50-foot Olympic Gas Pipeline easement along the eastern property line. A stormwater detention tract is proposed in the northwest corner of the site fronting NE Sunset Boulevard. Access to the site is proposed via a public street extending off of Redmond Place NE and three private access easements. The site does not contain any critical areas. HEX Agenda 1-3-06 PUBLIC HEARING City of Renton Department of Planning / Building / Public Works PRELIMINARY REPORT TO THE HEARING EXAMINER A. SUMMARY AND PURPOSE OF REQUEST: Public Hearing Date: Project Name: Applicant! Address Owner/ Address: File Number: Project Description: Project Location: January 3, 2006 Reedshaw Preliminary Plat Lou Larsen Pacific Engineering 4180 Lind Avenue SW Renton, WA 98055 Breck Scott PO Box 2752 Renton, WA 98056 LUA-05-091, PP, ECF Project Manager: Nancy Weil, Senior Planner The applicant, Mr. Scott, is requesting Preliminary Plat approval for a 13-lot subdivision of a 2.25-acre site located within the Residential -10 (R-10) dwelling units per acre zone. The applicant proposes the eventual development of single- family detached units. The lot sizes would range from 3,600 to 6,080 net square feet. The site contains part of a 200-foot wide electric transmission easement and a 50-foot Olympic Gas Pipeline easement along the eastern property line. A stormwater detention tract is proposed in the northwest corner of the site fronting NE Sunset Boulevard. Access to the site is proposed via a public street extending off of Redmond Place NE and three private access easements. The site does not contain any critical areas. 3705 NE Sunset Boulevard City of Renton PIBIPW Department REEDSHAW PRELIMINARY PLAT PUBLIC HEARING DATE: January 3, 2006 B. EXHIBITS: liminary Report to the Hearing Examiner LUA-05-091, PP, ECF Page 2 of 11 Exhibit 1: Project file ("yellow file") containing the application, reports, staff comments, and other material pertinent to the review of the project. Exhibit 2: Exhibit 3: Exhibit 4: Exhibit 5: Exhibit 6: Exhibit 7: Exhibit 8: Exhibit 9: Neighborhood Detail Map Preliminary Plat Plan (dated September 14, 2005) Boundary & Topographic Survey (dated March 6, 2005) Tree Cutting I Land Clearing Plan (dated July 28, 2005) Preliminary Grading and Utility Plan (dated July 28,2005) Street Tree Planting Concept, (dated July 22,2005) Zoning Map Sheet 05 east (dated December 28,2004) ERC Mitigation Measures (dated September 20,2005) C. GENERAL INFORMA TION: 1. Owner(s) of Record: Breck Scott PO Box 2752 Renton, WA 98056 2. Zoning Designation: 3. Comprehensive Plan Land Use Designation: 4. Existing Site Use: 5. Neighborhood Characteristics: North: Residential-10 Dwelling Units per Acre (R-10) Residential Medium Density (RMD) Structure to be removed Single-family residential; zoned R-10 East: South: Single-family residential; zoned R-10 Wood brier Development Single-family residential; zoned R-8 West: Single-family residential; zoned R-8 6. Access: 7. Site Area: 8. Project Data: Existing Building Area: New Building Area: Total Building Area: Redmond Place 2.25-acres (98,082.67 sf) Area N/A N/A N/A D. HISTORICAUBACKGROUND: Action Comprehensive Plan Zoning Annexation Wood brier Plat HEXRPT05-091.doc Land Use File No. N/A N/A N/A LUA-02-133 Comments All structures to be removed N/A Ordinance No. 4498 5148 3879 N/A N/A Date 02/2011995 07/06/2005 01/14/1985 11/20/2002 City of Renton PIBIPW Department REEDSHAW PRELIMINARY PLAT 'liminary Report to the Hearing Examiner LUA-05-091, PP, ECF PUBLIC HEARING DATE: January 3, 2006 E. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts Section 4-2-020: Purpose and Intent of Zoning Districts Section 4-2-070: Zoning Use Table Section 4-2-110: Residential Development Standards 2. Chapter 4 Property Development Standards Section 4-4-030: Development Guidelines and Regulations Section 4-4-060: Grading, Excavation and Mining Regulations Section 4-4-080: Parking, Loading and Driveway Regulations Section 4-4-130: Tree Cutting and Land Clearing Regulations 3. Chapter 6 Streets and Utility Standards Section 4-6-060: Street Standards 4. Chapter 7 Subdivision Regulations Page 30f 11 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 5. Chapter 9 Procedures and Review Criteria 6. Chapter 11 Definitions F. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element: Residential Low Density objectives and pOlicies; Residential Streets objectives and policies; Subdivision of Land objectives and pOlicies. 2. Housing Element: Housing Supply objectives and policies 3. Community Design Element: Site Planning, Landscaping G. DEPARTMENT ANAL YSIS: 1. PROJECT DESCRIPTION/BACKGROUND The applicant, Breck Scott is requesting preliminary plat approval to create 13 lots on a 2.25-acre site located at 3705 NE sunset Boulevard. The eXisting site currently has three single-family residences and several accessory structures proposed to be removed as part of this plat. An existing driveway directly off of Sunset Boulevard would be closed unless determined to be necessary as a secondary emergency access only. The main access to the proposed 13 lots would be via a public road to extend off an existing stub (NE 14th Street) on the west side of Redmond Place NE. The proposed new road ("Road A") would extend approximately 300 feet to terminate into a cul-de-sac. Three private access easements are proposed to extend off "Road A" to serve 8 lots. Four tracts are proposed, three open space tracts (B, C, and D) and Tract A for the proposed stormwater detention/wet vault. The site is constrained by two easements, which would be defined by the Renton Code as large utilities. It appears the proposed development would not impact the Olympic Gas pipeline and would be located in Tracts Band C. However, the project's public road is proposed within the aboveground transmission line easement. As part of plat review, the applicant shall be required to provide written approval from Diablo-Seattle (Defense Plant Corporation) of the road location. HEXRPT05-091.doc City of Renton P/B/PW Department REEDSHAW PRELIMINARY PLA T PUBLIC HEARING DA TE: January 3, 2006 Iiminary Report to the Hearing Examiner LUA-05-091, PP, ECF Page 4 of 11 The site primarily consists of a north-facing slope that descends towards NE Sunset Boulevard at grades of 15 percent or less. The soils are mapped as Alderwood gravelly sandy loam. The applicant is proposing grading the site with approximately 2,800 cubic yards of cut and 2,200 cubic yards of fill. The applicant proposes to clear the site and road area for grading and site preparation. Approximately 45 trees would be removed. Trees would remain along the western property line and within the open space tracts. The property owner has been cited for removal of trees from this site without proper permitting. A landscape plan is required as part of the approval of this land use application, as well as the applicant is proposing to retain existing trees mainly located along the east and west property lines. 2. ENVIRONMENTAL REVIEW Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended) on September 20, 2005 the Environmental Review Committee (ERC) issued a Determination of Non-Significance -Mitigated (DNS-M) for the Wedgewood Lane Preliminary Plat. The DNS-M included 7 mitigation measures as listed in Section 3 below. A 14-day appeal period commenced on September 26, 2005 and ended on October 10, 2005. At the time of preparation of this staff report, no appeals of the threshold determination were filed. 3. COMPLIANCE WITH ERC MITIGATION MEASURES Based on an analysis of probable impacts from the proposal, the Environmental Review Committee (ERC) issued the following mitigation measures with the Determination of Non- Significance -Mitigated: 1. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) deSigned pursuant to the Department of Ecology's Erosion and Sediment Control Requirements, outlined in Volume II of the 2001 Stormwater Management Manual and provide staff with a Construction Mitigation Plan prior to issuance of Construction permits. This condition shall be subject to the review and approval of the Development Services Division. 2. The applicant shall comply with the recommendations contained within the geotechnical report dated June 24, 2005 and prepared by Earth Consultants, Inc. 3. This project shall be subject to the 1998 King County Surface Water Design Manual Level 2. 4. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 per new single-family lot prior to the recording of the final plat. 5. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip associated with the project prior to the recording of the final plat. 6. The applicant shall pay the appropriate Parks Mitigation Fee based on $530.76 per new single-family lot prior to the recording of the final plat. 7. The applicant shall have a note placed on the face of the plat advising potential purchasers of lots and lor homes that a higher than normal risk may be incurred due to the proximity of an underground gas transmission pipeline and overhead electrical transmission lines. The language of the note shall be approved by the City Attorney prior to the recording of the plat. 4. STAFF REVIEW COMMENTS Representatives from various city departments have reviewed the application materials to identify and address site plan issues from the proposed development. These comments are contained in the official file, and the essence of the comments have been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of the report. HEXRPT05-091.doc City of Renton P/B/PW Department REEDSHAW PRELIMINARY PLA T PUBLIC HEARING DATE: January 3, 2006 eliminary Report to the Hearing Examiner LUA-05-091, PP, ECF Page 5 of 11 5. CONSISTENCY WITH PRELIMINARY PLAT CRITERIA: Approval of a preliminary plat is based upon several factors. The following preliminary plat criteria have been established to assist decision-makers in the review of the subdivision: (a) Compliance with the Comprehensive Plan Designation. The subject site is designated Residential Medium Density (RMD) on the Comprehensive Plan Land Use Map. The RMD designation is intended to create the opportunity for neighborhoods that offer a variety of lot sizes, housing, and ownership options. The proposal is consistent with the RMD designation in that it would allow for the future construction of new single-family homes, support cost-efficient housing, and facilitate infill development. The proposal is consistent with the following Comprehensive Plan Land Use, Community Design, and Housing Element policies: Land Use Element Objective LU-GG: Designate land for Residential Medium Density (RMD) where access, topography and adjacent land uses create conditions appropriate for a variety of unit types designed to incorporate features from both single-family and multi-family developments, and to support cost-efficient housing, infill development, transit service, and the efficient use of urban services and infrastructure. The proposal is to create lots to accommodate cost efficient single- family housing. Policy LU-162. Development densities in the Residential Medium Density designation area should range from seven (7) to eighteen (18) dwelling units per net acre, as specified by implementing zoning. The proposed density for the 13 lots would be 9.42 on the 2.25-acre site. Community Design Element Objective CD-D: New neighborhood development patterns should be consistent with Renton's established neighborhoods and have an interconnected road network. The proposed plat for 13 single-family lots is consistent with the surrounding neighborhood and will extend an existing stub street for access without creating further direct access to Sunset Boulevard at a point that would create traffic hazard. Policy CD-49. Citywide development standards, for landscape design, installation, and maintenance should be developed. Applicant has provided a tree retention plan and conceptual landscape plan with proposed maintenance agreement to be required. 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 establish maintain all common improvements as part of a homeowners association or maintenance agreement. Policy CD-M. Develop a system of residential streets, sidewalks and alleys that serve both vehicles and pedestrians. The proposed development would have a connecting private and public streets with sidewalks that would allow accessibility north to Sunset Boulevard. Housing Element Policy H-16. Encourage home ownership opportunities affordable to moderate income households. The proposed lot size of the future single-family structure average approximately 4260 square feet to accommodate moderate denSity development. (b) Compliance with the Underlying Zoning Designation. The 2.25-acre site is designated Residential-10 Dwelling Units per Acre (R-10) on the City of Renton Zoning Map. Density -In the R-10 zone, the minimum density for parcels over one half gross acre is 4 dwelling units per acre (dulac). The maximum denSity is 10 dwelling units per acre (dulac). Net density is calculated after critical areas, public rights-of-way, and private roadways are deducted from the gross acreage of the site. The density calculations provided on the preliminary plat reflected the deduction of public right of way (17,817.37 square feet) and private access easements (8,904.65 HEXRPT05-091.doc City of Renton PIB/PW Department REEDSHAW PRELIMINARY PLAT PUBLIC HEARING DATE: January 3, 2006 reliminary Report to the Hearing Examiner LUA-05-091, PP, ECF Page 6 of 11 square feet) Additional, this project incorporates an area that was previously used in density calculation for an adjacent development (Woodbrier). Therefore, this area (portion of Tract Band C) shall be deducted from density calculation (11,435.4 square feet). Staff estimated the total deduction of 38,157.42 square feet. Thus the total deduction of 38,157.42 from the 98,082.67 gross square foot site arrives at net square feet of 59,925.25 or 1 .38 net acres. The proposal would arrive at a net density of 9.42 dwelling units per acre (13 units / 1.38 acre = 9.42 dulac), which is within the allowed density range of the zone. Lot Dimensions -Residential-10 (R-10) standards apply. The minimum lot size permitted in the R- 10 zone for parcels over one half acre in size and for detached and semi-attached dwelling units is 3,000 square feet per unit. A minimum lot width of 30 feet is required for interior lots and 40 feet for corner lots. Lot depth is required to be a minimum of 55 feet. As the preliminary plat is currently proposed, lot widths range from 30 to approximately 76 feet and lot depths are proposed from approximately 70 feet to 116 feet. The proposed lots all appear to conform to the lot dimension standards, even with the deduction of the private access easement areas. In fact, all the proposed lot exceeds the required minimum lot size requirement. Setbacks -The R-10 zone requires the following setbacks for detached single-family development. The preliminary plat plan includes setback lines for each lot showing potential building envelopes. The proposed envelopes indicate the appropriate building setbacks as required by the R-10 zone, including front and side yard along a street setbacks of 20 feet for attached garages/10 feet for primary structure, side yard setbacks of 5 feet and 15 feet rear yard. Setbacks are measured from the building footprint and the property line and any private access easement. For pipestem lots, the portion of the lots narrower than eighty (80%) percent of the minimum permitted width shall not be used for the measurement of the required front yard setback. As proposed, all lots appear to be able to meet the minimum lot setbacks as described above. However, each lot will be required to verify the appropriate setbacks prior to building permit approval. Building Standards -The R-10 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-10 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 70% of the lot area. The maximum impervious surface area allowed for detached units is 75%. The proposal's compliance with each of these building standards will be verified prior to the issuance of building permits for each individual structure. Parking -Each detached dwelling unit is required to provide two off-street parking stalls per unit. Tandem parking is also permitted. The proposed building pads appear to be adequately sized for the provision of the required parking. However, verification of two off-street parking stalls will be necessary at the time of building permit review. Landscaping -Off-site landscaping abutting both arterial and non-arterial public streets (NE 15th Street, proposed "Road An and along front of Sunset Boulevard) is required. The applicant's planting plan shows Western Red Cedar, which has a mature height of possibly 200 feet. Since the plan places these trees within the overhead electrical transmission easement, staff recommends as a condition of the plat approval that the Western Red Cedar is replaced with a shorter mature height variety on the final landscape plan be submitted prior to the recording of the final plat. 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 HEXRPT05-091.doc City of Renton PIB/PW Department REEDSHAW PRELIMINARY PLA T PUBLIC HEARING DATE: January 3, 2006 reliminary Report to the Hearing Examiner LUA-05-091, PP, ECF Page 7 of 11 landscaped. Additionally, a minimum of two trees of a City approved species with a minimum caliper of 1 Yz inches per tree must be planted in the front yard or planting strip of every lot prior to final building occupancy. A 5-foot wide landscape easement is provided along the frontage of the site abutting the proposed extension of NE 14th Street and proposed Road "A". All portions of the site not dedicated to platted lots shall be set in a separate tract to preserve vegetation. The proposal contains four tracts, which shall be landscaped. The proposed tracts are outlined in the following chart: TRACTS USE AREA (sq ft) Tract A Storm Detention 7,069.28 Tract B O~en Space 8,487.81 Tract C Open Space 7,849.18 Tract D Open Space 1,419.05 The storm detention Tracts A is abutting Sunset Boulevard along the north end of the proposed site. The conceptual landscape plan submitted proposes a variety of shrubs and groundcover along the north property line. Due to high visibility of this tract, staff recommends as a condition of plat approval the planting of site obscuring landscaping along the north side of Tract A. This is recommended as a condition of preliminary plat approval and for the review and approval of the Development Services Division. According to RMC 4-4-070, landscaping is required for this subdivision. A conceptual landscaping plan was 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. Maintenance for the required street and tract landscaping (as listed in the above chart) shall be established by the applicant prior to the recording of the preliminary plat. (c) Compliance with Subdivision Regulations. Lot Arrangement: Side lot lines are to be at right angles to street lines, and each lot must have access to a public street or road. Access may be by private access easement street per the requirements of the Street Improvement Ordinance. The side lot lines of the proposed lots are at right angles to either the new 42-foot wide internal public roadways (Road "A") or one of the three proposed private access easements. As currently proposed, lots 1, 4, 7, 8, and 12 would have direct access to the proposed Road "A". The remainder of the lots would front on 26-foot wide private access easements. The three private easements connect to Road "A" (see additional discussion under Access). All lots comply with arrangement and access requirements of the subdivision regulations. Lots: The size, shape and orientation of lots shall meet the mmlmum area and width requirements of the applicable zoning classification and shall be appropriate for the type of development and use contemplated. HEXRPT05-091.doc City of Renton PIBIPW Department REEDSHAW PRELIMINARY PLAT PUBLIC HEARING DA TE: January 3, 2006 reliminary Report to the Hearing Examiner LUA-05-091, PP, ECF Page 8 of 11 Each of the proposed lots satisfies the minimum lot area and dimension requirements of the R-10 zone. The lots are for the most part rectangular in shape and orient to the internal streets. When considering the required setbacks, as well as access points for each lot, the proposed lots appear to have sufficient building area for the development of suitable detached single-family homes. Property Corners at Intersections: All lot corners at intersections of dedicated public rights-of- way, except alleys, shall have minimum radius of 15 feet. As proposed, the portion of the public road (Road "A") to be constructed and dedicated for this project would extend off on existing stub road that intersects with Redmond Place NE. Therefore, this project does not involve intersections .. (d) Reasonableness of Proposed Boundaries Access and Street Improvements: A street modification was granted to reduce the required right of way width from 50 feet to 42 feet for the proposed extension of NE 14th Street and "Road A" which terminates into a cui de sac. The radius of the cui de sac meets the required 55 feet. NE 14th Street is currently a stub off the west side of Redmond Place NE. Redmond Place NE currently extends south off of Sunset Boulevard, terminating in a cui de sac in Highpointe, Division 2. An existing emergency access connects from the south end Redmond Place NE south to NE 1 ih Street. The proposed "Road A" for this plat extends approximately 255 feet to the north. As noted previously, this site contains part of a 200-foot wide electric transmission easement and a 50-foot Olympic Gas Pipeline easement along the eastern property line. While no buildable areas are located within the City of Seattle Transmission Line Easement, portions of the proposed "Road A" and Tracts A, B, C, and D are within this easement. While typically roads and open space tracts are permitted within this type of easement, the applicant has requested written verification from Diablo-Seattle and Olympic regarding the proposed impact. As of this date, the applicant has not received a response, therefore staff recommends as a condition of plat approval, that prior to the issuance of construction plans, the applicant provide a written response from Diablo-Seattle and Olympic. The satisfaction of this requirement is subject to the review and approval of the Development Services Project Manager prior to recording of the final plat. Three 26-foot wide private access easements extend off to the north and west of "Road A". The following chart shows access: LotITract Access 1 Road A 2,3,5 and 6 26-foot private easement 4 and 7 Road A 8 and 12 Road A 9,10 and 11 26-foot private easement 13 and Tract AJstormwater vaul!) 26-foot private easement Tract B, C and D Road A While Lots 1, 4, 8 and 12 have public road frontage, the applicant may wish to utilize the abutting private access easement to locate driveways to these lots thus reducing the number of curb cuts on the public "Road A". However, since "Road A" is not a through street and is only serving this plat, staff is not recommending this as a condition of the plat approval. The public streets would be dedicated and constructed to City standards. The proposed internal public roads would require curb, gutter and sidewalks on both sides prior to being dedicated to HEXRPT05-091.doc City of Renton P/B/PW Department REEDSHAW PRELIMINARY PLAT PUBLIC HEARING DATE: January 3, 2006 eliminary Report to the Hearing Examiner LUA-05-091, PP, ECF Page 9 of 11 the City. Finally, the applicant would be required to install street lighting within the 42-foot wide internal public roads In order to ensure safe and efficient access, staff recommends requiring the applicant to establish a maintenance agreement for the private access easements and the open space tracts (A, B, C, D) as a condition of the preliminary plat approval. Staff also recommends a project condition requiring the applicant to install a "Private Road" sign indicating addresses served from the private street at the intersection of the private street and NE 14th Street or "Road A". This condition would ensure that emergency aid vehicles could find all residences located within the proposed subdivision. The satisfaction of this requirement is subject to the review and approval of the Development Services Project Manager prior to recording of the final plat. The proposed subdivision is expected to generate additional traffic on the City's street system; therefore, a Traffic Mitigation Fee has been imposed by the Environmental Review Committee as part of the SEPA Determination issued for the project. The Traffic Mitigation Fee is based on $75.00 per average daily trip generated by the project. The proposed 10 new residential lots, credit given for three existing dwelling would be expected to generate approximately 95.7 new average weekday trips (10 new homes x 9.57 trips per home). The fee for the proposed preliminary plat is estimated to be $7,177.50 (95.7 x $75 per trip) and is payable prior to the recording of the final plat. Topography. According to the project narrative and the tree plan, the site has approximately 65 trees, 6-inch diameter or greater in size. The applicant intends to retain approximately 31 trees in addition to the required landscape plan. The site primarily consists of a north-facing slope that descends towards NE Sunset Boulevard at grades of 15 percent or less. The soils are mapped as Alderwood gravelly sandy loam. The applicant is proposing grading the site with approximately 2,800 cubic yards of cut and 2,200 cubic yards of fill. A geotechnical report prepared by Earth Consultants, Inc dated June 24, 2005 was submitted with the land use application. Temporary Erosion and Sediment Control Plan (TESCP) and the use of Best Management Practices would serve to mitigate potential erosion and off-site sedimentation impacts. The project application includes a Construction Mitigation Plan, which is subject to final approval prior to the issuance of construction permits for the project. In addition, the ERC placed erosion control mitigation measure on the project and required the applicant to adhere to the 1998 King County Surface Water Design Manual Level 2. Relationship to Existing Uses: The subject site is adjacent to existing single-family (R-8) developments to the south and a higher density single-family development to the east. The site has been zoned R-10 allowing medium density residential development. The proposed single- family use, while at a slightly higher density (9.42 dulac) than the R-8, is consistent with the abutting and adjacent single-family uses. Staff expects the proposed lots to be compatible with other existing and newly created lots in this area. Furthermore, the proposal is consistent with the intent of the both the Comprehensive Plan and Zoning Code and would not be out of character with existing or recent development in the area. (e) Availability and Impact on Public Services (Timeliness) Police and Fire: Police and Fire Prevention staff indicate that sufficient resources exist to furnish services to the proposed development, subject to the condition that the applicant provide Code required improvements and SEPA fees. The Environmental Review Committee has imposed a Fire Mitigation Fee based on $488.00 per new single-family with credit given for three (3) existing residences in order to mitigate the proposal's potential impacts to emergency services. The fee is estimated at $4,880 (10 new single-family homes x $488.00 = $4,880) and is payable prior to the recording of the final plat. HEXRPT05-091.doc Recreation: The proposal does provide on-site recreation areas for future residents of the proposed preliminary plat. However, there are existing recreational facilities in the area of the City of Renton PIB/PW Department REEDSHAW PRELIMINARY PLAT reliminary Report to the Hearing Examiner LUA-05-091, PP, ECF PUBLIC HEARING DA TE: January 3, 2006 Page 10 of 11 subject property (e.g., Kiwanis Community Park) and it is anticipated that the proposed development would generate future residents, which would increase the demand for existing City Park and recreational facilities and programs. The Environmental Review Committee has imposed a Parks Mitigation Fee based on $530.76 per new single-family with credit given for three (3) existing residences. The fee is estimated at $5,307.60 (10 new single-family homes x $530.76 = $5,307.60) and is also payable prior to the recording of the final plat. Schools: The site is located within the boundaries of the Renton School District No. 403. Based on the student generation factor, the proposed plat would potentially result in four (4) additional students (0.44 x 10 = 4.4) Credit given for the three existing residences. The schools would include: Highland Elementary, McKnight Middle School and Hazen High School. Storm Water: The applicant had submitted a Drainage Report per the 1998 King County Storm Water Manual (KCSWM), Level 2 standards. Per the 1998 KCSWM, the project would be required to provide water quality and detention. As such, the applicant is proposing a combined stormwater facility to be designed with the capacity to handle the proposed development. The detention vault would be located in northwest portion of the site on Tract A. The preliminary calculations for the drainage facility appear to be in compliance with the requirements contained within 1998 Surface Water Design Manual. Staff recommends as a condition of project approval that the applicant have all maintenance agreements and easements in place prior to final plat approval. A Surface Water System Development Charge, based on $715.00 per new single-family lot would be required prior to the issuance of construction permits for the preliminary plat. Water and Sanitary Sewer Utilities: There is an existing 8-inch water main in Redmond Place NE and a 12-inch water main in NE Sunset Boulevard. An 8-inch water main extension shall be required to be looped to existing water mains. The Water System Development Charges (SOC) is based on a rate of $1,525.00 per new single-family lot. This fee shall be paid prior to the issuance of the construction permit. This project shall be required to extend an 8-inch sanitary sewer main to serve the proposed development. Existing 8-inch sewer mains are located in NE Sunset Boulevard, Redmond Place NE and NE 14th Street. The Sanitary Sewer System Development Charges (SOC) is $900.00 per new single-family lot. The site is also subject to the Special Assessment District 8611, charges per lot is $250.00. Both of these fees are paid prior to the issuance of the construction permit. H. RECOMMENDA TION: Staff recommends approval of the Reedshaw Preliminary Plat, Project File No. LUA-05-091, PP, ECF subject to the following conditions: 1. The applicant shall replace the Western Red Cedar on the landscape plan with a shorter mature height variety on the final landscape plan to be submitted 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 prior to final plat. 2. The applicant shall provide a site obscuring landscape plan along the north side of Tract A. This is required in order to provide a visual buffer between the detention facility and Sunset Boulevard. This is recommended as a condition of preliminary plat approval and for the review and approval of the Development Services Division. 3. The applicant shall provide written response from Diablo-Seattle and Olympic regarding project impact on their easements prior to the issuance of construction plans. The satisfaction of this requirement is subject to the review and approval of the Development Services Project Manager prior to recording of the final plat. HEXRPT05-091.doc City of Renton PIBIPW Department REEDSHAW PRELIMINARY PLAT PUBLIC HEARING DA TE: January 3, 2006 reliminary Report to the Hearing Examiner LUA-05-091, PP, ECF Page 11 of 11 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 private improvements of this development. A draft of the document(s) shall be submitted to the City of Renton Development Services Division for review and approval by the City Attorney and Property Services section prior to the recording of the final plat. 5. The applicant shall establish a maintenance agreement for the shared private access easements. Additionally, the applicant shall install a "Private Road" sign indicating addresses served from the private street at the intersection of the private street and the proposed 42-foot internal public street. 6. The applicant shall be required to have all utility maintenance agreements and easements in place prior to or in conjunction with final plat approval. This condition shall be subject to the review and approval of the Development Services Division. EXPIRATION PERIODS: Preliminary Plats (PP): If the final plat is not filed within five (5) years from the date of approval, the preliminary plat shall be null and void. 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IN KING COUHTY, WASHtH(;TON, L)1N(; I\I£ST OF JH£ C£HTERUN£ OF 7H£ RELOCA TED DlA8I.o-S£A TnE TRANSWlSSlON C£HT£Rt.INE RIGHT OF WA Y; EXCEPT THCRff'ROttI lH£ SOOTH 470 FITT A1fO ALSO DCC£PTIHG 171AT PORT1OH L VlNG N~TN OF THt SOOTH UN£ OF' PRIfIARY STA 1£ HlGHWA Y NO. 2 (RENTOH-tSSJ,OUAH ROAD); ALSO eXCEPT TNA 1 PORTION CON~'t'E'D TO THt S1A 1£ OF WASHlHGTON BY DEEO RECOROCD UNO£R ReCORDING NUW£R 7107JOOII" TOO£1HER IWTH THE mTERt. Y '" FITT OF mACT A.. 1tOOOBRffR, A~ TO THE Pl.A T TH£R£Of, RECORDCD IN VOlWf' 214 OF PU rs. PAGES 8 171ROUGH 10, IN KING COUNTY, WASHtNGTOH. PROPERTY ADDRtSS; J70.5 HE SUNSET Bt. W., RENTON, WA TAX PARC£i, NO.: 042J0.5901S4 BI1E /IoFORMA T7O/II I. EX. 511£ AREA -i8OI57." SF (2.2.5 oc) 2. PUBUC RjW TO 8£ DmlCA.1£D-11817.J7 SF (0.4' or:) !:~ ~:;fc,TSWA~ ~0£Df,Jt~~~2~TY CALCUI..A T/OHS AND HAS BaN RD«M'D FROtI 1HS APPI.ICA. m::w's DENSITY CALCULATIOHS, AR£A_1I.f.J.5.4 SF (0.2 oc) DENSfTY CALCl.UTIONS I,JL07S OEHSiTY -(TOTAL AR£A(ft)-Rftf (fi}-ACCtss cswli-(iij-ar. AR£Aj: .fJ58O O£NSITY _ IJ LOTS (9a0e2.17 -17817.J7 -890f.M -1I~4) : ~ DENSITY _ IJ LO'lS l.Ja ot: DENSITY -11.42 dl/Ot: :t~ ui s ~~ i i ~ O • .L '!'~"g zZ··lO ., JOWl'll C\I d~~~~~~ O/)U O·~ :j t;: 0 • ..... 0 d o d bb til .......... Po; 0/) rIl d 0 ~O ~ i I-:3 0.. >-~~ 1:-~~ WW ~lE II ~l §~!! dUj PRO.f:CT NO.: 040G7 DRAVIN BY. 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AlII! .... f'OIIt «14 1\IWn' p/Gnll 11'1 SprtnoJ. I'\aftt ........... "_1 ........ _",.11.19 _ ........... m ... _"',.,.,.".,.""""' .. 3 'n.c( .~ ~ ~~ ~.~ , ,.~, "I,' ....... T_ '"""'-'_ .... I~~:~ (2OII104a41OO 'AA:taO'l ..... 112. ;.~ ~ Cl.. Ci co: 0.; ~ §I C' col a ProjeCINo .. __ _ Drawn: aT CheCked: c;r-- DRwng ....... : 7·22·06 A~: Sheet L.01 e • ZONING +~+ ~ TBCHNICAL SBllVlCBS - - - -Renton ClV UmitIII 4 T23N R5E E 1/2 5»+ CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE-MITIGATED MITIGATION MEASURES APPLICATION NO(S): LUA05-091, PP, ECF APPLICANT: Breck Scott PROJECT NAME: Reedshaw Preliminary Plat DESCRIPTION OF PROPOSAL: The applicant, Mr. Scott, is requesting SEPA -environmental review and Preliminary Plat approval for a 13-lot subdivision of a 2.25-acre site located within the Residential -10 (R-10) dwelling units per acre zone. The applicant proposes the eventual development of single-family detached units. The lof sizes would range trom 3,600 to 6,080 net square feet. The site contains part of a 2oo-foot wide electric transmission easement and a 50-foot Olympic Gas Pipefine easement along the eastern property line. A stor)11water detention tract is proposed in the northwest corner of the site fronting NE Sunset Boulevard. Access to the site is proposed via a public street extending off of Redmond Place NE and three private access easements. The site does not contain any critical areas. LOCATION OF PROPOSAL: LEAD AGENCY: 3705 NE Sunset Boulevard , < TneCity·.QfAenton ," Departrneflt of Plann!I}§/Bttiiding/Public Works, De-ieIQpmoot1?,Jf,lnning SectiOn MnlGATION MEASURES: 1. The applicant shall be required (0 Pfoviqe a, pursuant to the Department of EcofoUYs Er 2001 Stormwater ManagemenfManual and ,pr(;)vi Construction permits. This condition shall b~, s:u Division.' '/, -«,,'i, \ ' 'EresiQtb'~nd sedilT)ent~tion Control Plan '(TESCP) designed ,';:~,""7e\1i ContrJ>1 ~uitements, outlined in Volume " of the tatt{~wjth a COf}8truetion"Mitigation Plan prior to Issuance of t totije"leview ,and approval of the Development Services ,,,,~,,-". J-, " 2. The applicant shaJlcomply with the.fecotrifnendations containedwitbin the.~otechnical report dated June 24,2005 and prepared by Earth Consultants,lnc. .' . ", ,;i'" 3. This project shall be subject to the 1998 KiQ9 County $urface W~t~i' Qe.slgn Manual Level 2. • • ';~: <' "., " • \~ ;-'- 4. The applicant shall pay the appropriate Fire Mitigation Fe,e,based"on a rate of $488.00 per new single-family lot prior to the recording of the final plat. 5. The. applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average ,daily trip associated with tt'le project prior to the recording of the final plat. ~ 6. The applicant shall pay the appropriate Parks Mitigation Fee based on $530.76 per new single-family lot prior to the recording of the final plat 7. The applicant shall have a note placed on the face of the plat advising potential purchasers of lots and lor homes that a higher than normal risk may be incurred due to the proximity of an underground gas transmission pipeline and overhead el~ctrical transmission lines. The language of the note shall be approved' by the City Attorney prior to the recording of the plat. ERe Mitigation Measures : PACIFIC E. "GINEERING DEsk~. \j, LLC: CIVIL ENGINEERING AND PLANNING CONSULTANTS November 28, 2005 Ms. Nancy Wei I Development Services Division City of Renton 1055 S Grady Way - 6th Floor Renton, W A 98055 RE: Reedshaw Plat (LUA05-091, PP, ECF) Dear Nancy: Project No.: 04037 We have received your review letter dated November 7, 2005, for the above referenced project. The following are our responses to the comments outlined in your letter After completing the initial review of the information submitted with the above referenced land use application, it has been determined that additional information must be provided in order to proceed with the public hearing. Specifically, the following information has been determined to be necessary: 1. Record of Surveyor approved Lot Line Adjustment and revise legal description on plat is required The Quit Claim Deed (copy provided in application) for the west 38 feet of Tract A of the Wood Brier Plat was recorded However, a Lot Line Acijustment was not conducted. Please reference Comments for the Applicant in the September 15, 2005 memo attached to your copy of the Environmental Review Committee Report. RESPONSE: Hansen Surveying has prepared a Record of Survey dated November 10, 2005 and signed November 20, 2005, which includes the 38 foot tract. A copy is enclosed with this letter. Enclosed with this letter are revised copies of the Preliminary Plat map which includes the updated legal description. 2. Per code, a second means of access is required for this plat. Verification of secondary access is required If an existing access off the south of Redmond Place NE, through Highpointe Division II to NE 12th is available for the applicant to meet this requirement, then please provide such verification. RESPONSE: Enclosed with this letter is an exhibit that we have prepared detailing two means by which emergency access can be provided to the plat. One is by utilizing an existing emergency access to the south from NE 12th Street. The other would be by accessing the plat from Sunset thru Tract A and the access / utility easement south of Tract A. GREG A. DIENER P.E. I www.paceng.com I 4180 LIND AVE SW, RENTON, WASHINGTON 88055 FAX 425 251-8880 PHONE 425 251-8811 Ms. Nancy Weil Reedshaw Preliminary Plat 2 November 28, 2005 PED #04037 3. Written verification from Diablo-Seattle and Olympic regarding the proposed impact of this project, i.e. right-ol-way and landscaping in the respective easements giving their authorization. RESPONSE: Per our previous discussion, Preliminary Plat approval will be granted with the condition that these letters be provided at a later date. Coordination is on-going with both Diablo-Seattle and Olympic Pipeline. 4. An adjacent property owner has indicated an encroachment dispute, addressed 1324 Queen Avenue. Please provide staff with an update on this property line dispute. RESPONSE: I spoke with Breck Scott on November 22, 2005 to inquire if there were any updates I could provide you in this response letter. Mr. Scott indicated that the "dispute" is over the fence encroachment indicated on the survey, which clearly shows the fence located on the Scott property. He has had good relations with this property owner in the past and has been trying to work out a solution with them. To date, I do not believe they have come to an agreement. It is my understanding that the dispute originated over the property owner's belief that the survey was in error, or if correct, that they had some grounds for adverse possession of the disputed property. If you have any questions, please contact me at (425) 251-8811 or VIa email at llarsen@paceng.com. Sincerely, EERING DESIGN, LLC. cc: Breck Scott Enclosures: Record of Survey Revised Preliminary Plat Map (PO 1 ) Secondary Access Exhibit (P07) TRACT A 1---' 1---' 1\ l--~ l--~ L \ I I I I I I f\ "" I I I I I " '\ LOT 101 I I LOT 91 I I '\ \ I I I I I I LOT ft \ I I I I I 9 \ IL ___ ~ L ___ ~ L ___ L~ -, '---T' ,--, ,--, I \ \ I I I I I LOT 7 \ \ I I I I I \ I I I I I \ I I I I I ~_-=_-=l----.l I ILOT 61 ILOT 51 '----1' I III II I LOT4 \ I I I I I \ \ r-i r-i I \ L __ ~ L __ ~ L _____ t~ LEGEND III o - ACCESS TRACTS/PUBLIC/PRIVATE ROAD ACCESS EASMENTS AREA USED FOR ADJACENT PROPERTY DENSITY CALCULATIONS 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: 1. 98082.67 2. Deductions: Certain areas are excluded from density calculations. These include: Public streets** Private access easements** Critical Areas* 17817.37 square feet 8904.65 square feet 11435.4 square feet square feet Total excluded area: 2. 38157.42 square feet 3. Subtract line 2 from line 1 for net area: 3. 59925.25 square feet 4. Divide line 3 by 43,560 for net acreage: 4. 1.38 acres 5. Number of dwelling units or lots planned: 5. 13 units/lots 6. Divide line 5 by line 4 for net density: 6. 9.42 = dwelling units/acre *Critical Areas are defined as "Areas determined by the City to be not suitable for development and which are subject to the City's Critical Areas Regulations including very high landslide areas, protected slopes, wetlands or floodways." Critical areas buffers are not deducted/excluded. ** Alleys (public or private) do not have to be excluded. R:\PW\DEVSER V\Forms\Planning\density.doc Last updated: 1110812004 1 Dear Ms. Weil, 1316 Queen Ave.N.E. Renton, Wash. 98056 October 13th. 2005 Re: Reedshaw Preliminary Plat Thank you for todays update on the above application-I much appreciate being kept up to speed on this matter. I must thank you (and Ms. Henning) for being so informative and patient in explaining things to me and I feel I now know quite a bit more of what is in the works. The proposed plan was of particular interest and I think shows a rather ambitious project (but not of much help to mer) I think I will now be less of a nuisance for a while, but the logging infraction still bothers me; but I think that may have to wait until the hearing. Until then I would appreciate any new information you feel I should have. Yours Sincerely, fJ:--i. 1JA{ Peter D. Turnbull Kathy Keolker·Wheeler, Mayor October 12, 2005 Lou Larsen Pacific Engineering 4180 Lind Avenue SW Renton, WA 98055 SUBJECT: Reedshaw Preliminary Plat LUA05-091, PP, ECF Dear Mr. Larsen: CITY _ F RENTON PlanninglBuildinglPublic Works Department Gregg Zimmerman P.E., Administrator This letter is to inform you that on October 10, 2005 the appeal period ended for the Environmental Review Committee's (ERC) Determination of Non-Significance -Mitigated for the above-referenced project. No appeals were filed on the ERC determination. This decision is final. The applicant must comply with all ERC Mitigation Measures outlined in the Report and Decision dated September 20,2005. As stated in my previous correspondence, the Reedshaw Preliminary Plat land use application (file no. LUA-05-091, ECF, PP) has been placed "on hold." Once the requested information has been submitted and found to be acceptable, the project will be rescheduled on the agenda for the public hearing with the Hearing Examiner. If you have any questions, please feel free to contact me at (425) 430-7270. For the Environmental Review Committee, NancyWeil Senior Planner cc: Breck Scott! Owner Meeghan Engberg, Marcel Desranleau, Kristina L. Akers, Lib Lee, Peter D. Turnbull! Parties of Record ------l-O-SS-So-u-th-G-r-ad-y-W,-a-y-.-R-e-nt-o-n,-w,-a-sh-i-ng-t-on-98-0-S-S------~ * This paper contains 50% recycled material, 30% post oonsurner AHEAD OF THE CURVE STATE OF WASHINGTON, COUNTY OF KING } AFFIDA VIT OF PUBLICATION PUBLIC NOTICE Tom Meagher, being first duly sworn on oath that he is the 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 September 26,2005. The full amount of the fee charged for said foregoing publication is the sum ~,\\"U"'III ~,,,,;o{ L 8 1,,-~ ~ ~ ...... ~ ... ~~~~ $ ... .,0/ ~OTA~;' 0 ~ Tom Meagher ~ I \ 't-~ -I -Legal Advertising Representative, King County Journal : Vol EXp. 1 = Subscribed and sworn to me this 28th day of September, 2001 ~ '. 0412812009 j ~ i ~ \;>..\ /J:'>;: ~ ~.<." ...... ~ ... Llf •••• r~ ~ ~ O~ -.. ~ ••• ~v~ ~ .r WA ,-..; , II,,·· \\\ . "t'I@~~" Jody . Barton Notary Public for the State of Washington, Residing in Auburn, Washington PO Number: Cost of publishing this notice includes an affidavit surcharge. NOTICE OF ENVIRONMENTAL DETERMINATION ENVIRONMENTAL REVIEW COMMITTEE & PUBLIC HEARING RENTON, WASHINGTON The Environmental Review Com- mittee has issued a Determination of Non-Significance-Mitigated for the fol- lowing project under the authority of the Renton Municipal Code. Reedshaw Preliminary Plat LUA05-091, Pp, ECF Location: 3705 NE Sunset Blvd. The applicant, Mr. Scott, is requesting SEPA -environmental review and Preliminary Plat approval for a 13-lot subdivision of a 2.25-acre site located within the Residential -10 (R-10) dwelling units per acre zone. The applicant proposes the eventual development of single-family detached units. The lot sizes would range from 3,600 to 6,080 net square feet. The site contains part of a 200-foot wide electric transmission ease- ment and a 50-foot Olympic Gas Pipeline easement along the east- ern property line. A stormwater detention tract is proposed in the northwest comer of the site front- ing NE Sunset Boulevard. Access to the site is proposed via a public street extending off of Redmond Place NE and three private access easements. The site does not con- tain any critical areas. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on October 10, 2005. Appeals must be filed in writ- ing together with the required $75.00 application fee with: Hearing Exam- iner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Sec- tion 4-8-110.B. Additional infor- mation regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. This project has been placed on hold pending additional information from the applicant. A Public Hearing will be set at a later date to consider the Preliminary Plat and all parties will be notified once the additional infor- mation has been received. Published in the King County Journal September 26, 2005. #849492 .AR MIL· - CITY. RENTON PlanninglBuildinglPublic Works Department Gregg Zimmerman P.E., Administrator Kathy Keolker-Wheeler, Mayor September 21 , 2005 Lou Larsen Pacific Engineering 4180 Lind Avenue SW Seattle, WA 98055 Subject: Reedshaw Preliminary Plat File No. LUA-05-091, ECF, PP Dear Mr. Larsen: After completing the initial review of the information submitted with the above referenced land use application, it has been determined that additional information must be provided in order to proceed with the public hearing. Specifically, the following information has been determined to be necessary: . 1. Record of Surveyor approved Lot Line Adjustment and revise legal description on plat is required. The Quit Claim Deed (copy provided in application) for the west 38 feet of Tract A of the Wood brier Plat was recorded. However a Lot line Adjustment was not conducted. Please reference Comments for the Applicant in the September 15, 2005 memo attached to your copy of the Environmental Review Committee Report. 2. Per code, a second means of access is required for this plat. Verification of secondary access is required. If an existing access off the south of Redmond Place NE, through Highpointe Division II to NE 12th is available for the applicant to meet this requirement, then please provide such verification. 3. Written verification from Diablo-Seattle and Olympic regarding the proposed impact of this project, i.e. right-of-way and landscaping in the respective easements giving their authorization. 4. An adjacent property owner has indicated an encroachment dispute, addressed 1324 Queen Ave. Please provide staff with an update on this property line dispute. You have provided revised density worksheet to address the calculation discrepancy of the portion of original Tract A of Wood brier Plat (Honey Creek Hill, LUA-1-024), now a portion of proposed Tract Band C which appear to be acceptable . The proposal was presented to the Environmental Review Committee on September 20, 2005 at which time City of Renton issued a threshold DetermInation of Non- Significance-Mitigated with Mitigation Measures. ------}-O-SS-S-o-u-th-G-r-ad-y-W-a-y---R-e-nt-o-n,-W-a-s-hi-ng-t-on-9-S0-S-s------~ ~ This paper contains 50% recycled material, 30% post consumer AHEAD OF THE CURVE Reedshaw preliminary. File No. LUA-05-091, ECF, PP September 20, 2005 Page 2 of 2 At this time, the Reedshaw Preliminary Plat land use application (file no. LUA-OS-091, ECF, PP) has been placed "on hold." Once the information listed above has been submitted and found to be acceptable, the project will be rescheduled on the agenda for the public hearing with the Hearing Examiner. Please contact me at (42S) 430-7270 if you have any questions. Sincerely, ~~LJ:9 Nancy Wei I Senior Planner/ Project Manager cc: Breck Scott, Owner Parties of Record Jennifer Henning, Principal.Planner 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: Reedahaw Preliminary Plat PROJECT NUMBER: LUA05-091, PP, ECF LOCATION: 3705 NE Sun.et Blvd DESCRIPTION: The applicant, Mr. Scott, I, requesting SEPA· envlronmenta, review and Preliminary Plat approval for a 1:).lot subdivision of a 2.25-8C" alt. located within the R •• ldentlal-10 (R-10) dwelling units per lIer. zona. The applicant propol •• the eventual development of Ilngl.famlly detached unltl. The lot Ilzes would range from 3,600 to 6,080 net aqua,. reet The ,lte contains part of a 200-'001 wid. electric transmission easement and a 50-foot Olympic Ga, Pipeline ea •• ment along the ealtem property line. A .Iarmwster detention tract I, proposed In the northwest corner of the alte fronting NE Sunset Soulevard. Access to the site Is propoHd via a public street extending off of Redmond Place NE and three private RCcall easements. The site does not contain any critical areas. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. Appeals of tha environmental determination must be filed In writing on or before 5:00 PM On October 10, 2005. Appeal. 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 Examln.r are governed by City of Renton Municipal Cod. Section 4-fI--110.S. Addttlonallnfonnatlon regarding the appeal process may be obtained trom the Renton City Clork'. OIflee, (425) 43CH151 O. THIS PROJECT HAS BEEN PLACED ON HOLD PENDING ADDITIONAL INFORMATION FROM THE APPLICANT. A PUBLIC HEARING WILL BE SET AT A LATER DATE TO CONSIDER THE PRELIMINARY PLAT AND ALL PARTIES WILL BE NOTIFIED ONCE THE ADDITIONAL INFORMATION HAS BEEN RECEIVED. Please Include the project NUMBER when call1nil for proper file Identification. CERTIFICATION ---"'" --R '\ o l \ ~ . '7. ;~~"":'~~~;"\'I I,en:... 'vb'"'~v:. ' her~by certIfy that ~ copIes of the above docl'~llt"~\SSIO..v ;:'--::1-/ were posted by me III ~ conspICUOUS places or nearby the described propert'Ko1f"'~~N07:J1b ~ ... (:') ~' : () """1 Y :p. {i () r:2. ~ : -...... rn : ;x; SIGNED: -R· ----------= I.~ "ueUC ." , • If. . . 't ·· .. '19-0'0_. ATIEST: Subscnbed and sworn before me, a Notary Public, in and for the State of Washington residing ih "\ Qt. .... _ .... ,~ ~..z--",,, ... DATE: q/ ;)..~/6S ~ , 0-,--~_tr_Ll __ " on the _1Jk; __ day Of_0_' ~-,-J_tt_f_YJ_I:/_{;_f __ NOTARY PUBLIC SIGNATURE: CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 23rd day of September, 2005, I deposited in the mails of the United States, a sealed envelope containing ERe Determination documents. This information was sent to: Agencies See Attached Breck Scott Owner Lou Larsen, Pacific Engineering Contact Meeghan Engberg Party of Record Marcel Desranleau Party of Record Kristina L. Akers Party of Record Lib Lee Party of Record (Signature of Sender): 7~ ~4/" STATE OF WASHINGTON ) ) SS COUNTY OF KING ) I certify that I know or have satisfactory evidence that Stacy Tucker signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. Dated: 10' & -0 S -.:.....:::..----''---~-Notary Public in and for the Sate of Wash Notary {Print): __ .....:.......;,.;;;....---.:...a_I'L_._Pl_. _12_, _4~ ____ ~~~I""r'r'lr.:--£oO_ My appointment expires: 3 ~ / '7 -0 , Reedshaw Preliminary Plat LUA05-091, PP, ECF template -affidavit of service by mailing Dept. of Ecology < Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 WSDOT Northwest Region < Attn: Ramin Pazooki King Area Dev. Serv., MS-240 PO Box 330310 Seattle, WA 98133-9710 US Army Corp. of Engineers • Seattle District Office Attn: SEPA Reviewer PO Box C-3755 Seattle, WA 98124 Jamey Taylor * Depart. of Natural Resources PO Box 47015 Olympia, WA 98504-7015 KC Dev. & Environmental Servo Attn: SEPA Section 900 Oakesdale Ave. SW Renton, W A 98055-1219 Metro Transit Senior Environmental Planner Gary Kriedt AGENCY (DOE) LETTER MAILING (ERe DETERMINATIONS) WDFW -Stewart Reinbold' Muckleshoot Indian Tribe Fisheries Dept. < c/o Department of Ecology 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, W A 98504-8343 City of Newcastle City of Kent Attn: Mr. Micheal E. Nicholson Attn: Mr. Fred Satterstrom, AICP Director of Community Development Acting Community Dev. Director 13020 SE 72nd Place 220 Fourth Avenue South Newcastle, WA 98059 Kent, WA 98032-5895 Puget Sound Energy City of Tukwila Municipal Liason Manager Steve Lancaster, Responsible Official Joe Jainga 6300 Southcenter Blvd. 201 South Jackson Street KSC-TR-0431 PO Box 90868, MS: XRD-01W Tukwila, WA 98188 Seattle, WA 98104-3856 Bellevue, WA 98009-0868 Seattle Public Utilities Real Estate Services Title Examiner 700 Fifth Avenue, Suite 4900 PO Box 34018 Seattle, WA 98124-4018 Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and cities will need to be sent a copy of the checklist, PMT's, and the notice of application. * Also note, do not mail Jamey Taylor any of the notices she gets hers from the web. Only send her the ERC Determination paperwork. template -affidavit of service by mailing 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: Reedshaw Preliminary Plat PROJECT NUMBER: LUAOS-091, PP, ECF LOCATiON: 3705 NE Sunset Blvd DESCRIPTION: The applicant, Mr. Scott, is requesting SEPA -environmental review and Preliminary Piat approval for a 13-lot subdivision of a 2.2S-acre site located within the Residential -10 (R-10) dwelling units per acre zone. The applicant proposes the eventual development of single-family detached units. The lot sizes would range from 3,600 to 6,080 net square feet. The site contains part of a 200-foot wide electric transmission easement and a SO-foot Olympic Gas Pipeline easement along the eastern property line. A storm water detention tract is proposed in the northwest corner of the site fronting NE Sunset Boulevard. Access to the site is proposed via a public street extending off of Redmond Place NE and three private access easements. The site does not contain any critical areas. 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 filed in writing on or before 5:00 PM on October 10, 200S. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 10S5 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipai 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. THIS PROJECT HAS BEEN PLACED ON HOLD PENDING ADDITIONAL INFORMATION FROM THE APPLICANT. A PUBLIC HEARING WILL BE SET AT A LATER DATE TO CONSIDER THE PRELIMINARY PLAT AND ALL PARTIES WILL BE NOTIFIED ONCE THE ADDITIONAL INFORMATION HAS BEEN RECEIVED. Please Include the proJect t-JUMBER when callingfbrproperfUe laetttlfication. Kathy Keolker-Wheeler, Mayor September 23, 2005 Lou Larsen Pacific Engineering 4180 Lind Avenue SW Renton, WA 98055 SUBJECT: Reedshaw Preliminary Plat LUA05-091, PP, ECF Dear Mr. Larsen: CITY 'F RENTON PlanninglBuildinglPublic Works Department Gregg Zimmerman P.E., Administrator This letter is written on behalf of the Environmental Review Committee (ERC)~to advise you that they have completed their review of the subject. project and have issued a threshold Determination of Non- Significance-Mitigated with Mitigation Measures. Please refer to the enclosed ERC Report and Decision, Section B for a list of the Mitigation Measures. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on October 10, 2005. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Gr'ady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal COde SectionA-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. This project has been placed on hold pending additional information from the applicant. A Public Hearing will be set at a later date to consider the Preliminary Plat and all parties will be notified once the additional information has been received. The applicant or representative(s) of the applicant is required to be present at the public hearing. A copy of the staff report will be mailed to you one week before the hearing. If the Environmental Determination is appealed, the appeal will be heard as part of this public hearing. The preceding information will assist you in planning for implementation of your project and enable you to exercise your appeal rights more fully, if you choose to do so. If you have any questions or desire clarification of the above, please call me at(425) 430-7270. ;) For the Environmental Review Committee, S\~LJJ NancyWeil Senior Planner cc: Breck Scott / Owner(s) Meeghan Engberg, Marcel Desranleau, Kristina L. Akers, Lib Lee / Party(ies) of Record Enclosure ------}-O-SS-So-u-th-a-r-ad-y-W,-a-y---R-e-nt-o-n,-W-a-s-hi-ng-t-on-9-S0-S-S------~ * This paper contains 50% recycled material, 30% post consumer AHEAD OF THE CURVE Kathy Keolker-Wheeler, Mayor September 23, 2005 Washington State Department of Ecology Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 CITY .F RENTON PlanninglBuildinglPublic Works Department Gregg Zimmerman P.E., Administrator Subject: Environmental Determinations Transmitted herewith is a copy of the Environmental Determination for the following project reviewed by the Environmental Review Committee (ERC) on September 20, 2005: DETERMINATION OF NON-SIGNIFICANCE -MITIGATED PROJECT NAME: PROJECT NUMBER: LOCATION: DESCRIPTION: Reedshaw Preliminary Plat LUA05-091, PP, ECF 3705 NE Sunset I3lvd The applicant, Mr. Scott, is requesting SEPA -environmental review and Preliminary Plat approval for a 13-lot subdivision of a 2.25-acre site located within the Residential-10(R-10) dwelling units per acre zone. The appliCant proposes the eventual development of single-family detached units. The lot sizes would range from 3,600 to 6,080 net square feet. The site contains part of a 200-foot wide electric transmission easement and a 50-foot Olympic Gas Pipeline easement along the eastern property line. A stormwater detention tract rs proposed in the northwest corner of the site fronting NE Sunset Boulevard. Access to the site is proposed via a public street extending off of Redmond Place NE and three private access easements. The site does not contain any critical areas. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on October 10, 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. If you have questions, please call me at (425) 430-7270. For the Environmental Review Committee, hl'60SJ NancyWeil Senior Planner cc: King County Wastewater Treatment Division WDFW, Stewart Reinbold David F. Dietzman, Department of Natural Resources WSDOT, Northwest Region Duwamish Tribal Office Karen Walter, Fisheries, Muckleshoot Indian Tribe (Ordinance) Melissa Calvert, Muckleshoot Cultural Resources Program US Army Corp. of Engineers ~E .... nC~IO"":S","'1~~:;:...t_e_p_ha_n_ie---,-K_ra_m_e_r_, O_ff_i_ce_of,-A_r_c_ha_e_0_10_9_y_&_H_is_to_ri_c_p_re_s_e_rv_a_ti_o_n _______ ~R· E N TON 1055 South Grady Way -Renton, Washington 98055 * This paper contains 50% recycled material, 30% post consumer AHEAD OF THE CURVE CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE-MITIGATED ADVISORY NOTES APPLICATION NO(S): LUA05-091, PP, ECF APPLICANT: Breck Scott PROJECT NAME: Reedshaw Preliminary Plat DESCRIPTION OF PROPOSAL: The applicant, Mr. Scott, is requesting SEPA -environmental review and Preliminary Plat approval for a 13-lot subdivision of a 2.25-acre site located within the Residential -10 (R-10) dwelling units per acre zone. The applicant proposes the eventual development of single-family detached units. The lot sizes would range from 3,600 to 6,080 net square feet. The site contains part of a 200-foot wide electric transmission easement and a 50-foot Olympic Gas Pipeline easement along the eastern property line. A stOrm water detention tract is proposed in the northwest corner of the site fronting NE Sunset Boulevard. Access to the site is proposed via a public street extending off of. Redmond Place NE and thre.e private access easements. The site does not contain any critical areas. LOCATION OF PROPOSAL: LEAD AGENCY: 3705 NE Sunset Boulevard The City of Renton Department of Planning/Building/Public Works Development Planning Section Advisory Notes to Applicant: The following notes are supplemental information prQvided in conjlinction with the environmental determination. Because these notes are provided as information only, ttiey are not sUbject to the appeal process for enviropmental 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. Within thirty (30) days of completion of grading work, the applicant shall.hydroseed or plant an appropriate ground cover over any portion of tne site that is graded or cleared of veg~tatiqn and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch,. sodding, or plastic covering as specified in the current King County Surface Water Management Design ~anuaras adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division's approval of this work is required prior to final inspection and approval of the permit. 3. Commercial, multi-family, new single-family and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be permitted on Sundays. Property Services /1. See attached memo dated September 15, 2005. Fire Prevention 1. A fire hydrant with 1,000 GPM fire flow is required within 300 feet of all new single-family structures. If the building square footage exceeds 3,600 square feet in area, the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 feet of the structures. 2. Fire Department access roads are required to be paved, 20-foot wide. Dead end roadways over 150 feet in length are required to have an approved turnaround. 3. Dead end access roadways over 700 feet in length are required to have a secondary access. All lots on a dead end access roadway between 500 and 700 feet are required to be sprinklered. A secondary access would eliminate this requirement. 4. Street addresses shall be visible from a public street. Plan Review -Storm water Drainage 1. The Surface Water System Development Charges are based on a rate of $715.00 x 12 new single-family lots. Estimated fees based on the entire site plan is $8,580.00. Payment of these fees will be required prior to issuance of utility construction permit. 2. Applicant will be required to tightline all roof drains to the storm system. 3. A preliminary drainage report has been submitted and reviewed. The drainage report addresses requirements for detention and water quality design per the 1998 KCSWM Level 2. 4. A temporary erosion control plan will be required and shall be installed and maintained to the satisfaction of the representative of the Development Services Division for the duration of the project. Plan Review -Water 1. The Water System Development Charges are based on a rate of $1,525.00 x 12 new single-family lots. Estimated fees based on the entire site plan is $18,300.00. Payment of these fees will be required prior to issuance of utility construction permit. 2. An 8-inch water main extension is required to serve the plat and will be required to be looped to existing water mains. Hydrants will be required on the main line as well. This has been shown on the plans. 3. Fire flow requirement for single-family residences is 1,000 gpm. A hydrant is required within 300 feet of the furthest structure. If residences exceed 3,600 square feet, fire flow increases to 1,500 gpm and an additional hydrant will be required. 4. A 5-inch quick-disconnect fitting will be required to be installed on the new hydrants. 5. All short plats shall provide a separate water service stubs to each building lot prior to recording of the plat. Separate permits for water meters will be required. Plan Review -Sewer 1. The Sanitary Sewer System Development Charges are based on a rate of $900.00 x 13 single-family lots. Estimated fees based on the entire site plan is $11,700.00. Payment of these fees will be required prior to issuance of utility r construction permit. 2. A sanitary sewer extension is required to serve the site. It has been shown on the plans. 3. This site is subject to the Special Assessment District 8611. Charges are based on a rate of $250 x 13 lots. Fees based on the site plan are $ 3,250.00. Payment of these fees will be required prior to issuance of issuance of the utility construction permit. 4. Separate sewer stubs are required to be provided to each lot prior to recording of the short plat. 5. Minimum slope for side sewers shall be 2%. Dual side sewers are not allowed. 6. Existing septic systems shall be pumped and abandoned in accordance with the King County Health Department. Plan Review -Street Improvements /1. Full street improvements including sidewalk, curb and gutter and storm drainage are required to be installed. 2. Street lighting plans are required. 3. Applicant will be required to comply with the City of Renton's Trench Restoration and Street Overlay Requirements. 4. A traffic control plan, approved by the City will be required for any construction impacting the City's right of way. General: 1. Separate permits for the side sewer connections, water meters and storm drainage connections are required. ERG Advisory Notes Page 2 of 3 , , 2. Applicant shall be responsible for securing all necessary easements for utilities. 3. All new rockeries or retaining walls to be constructed that are greater than 4 feet in height will be require a separate building permit for structural review. A geotechnical report is required with submittal. 4. All wire utilities shall be installed underground per the City of Renton Under Grounding Ordinance. If three or more poles are required to be moved by the development design, all existing overhead utilities shall be placed underground. 5. A separate permit to cut and cap existing utilities will be required as part of the demolition of any existing residences. ERe Advisory Notes Page 3 of 3 CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE-MITIGATED MITIGATION MEASURES APPLICATION NO(S): LUAOS-091, PP, ECF APPLICANT: Breck Scott PROJECT NAME: Reedshaw Preliminary Plat DESCRIPTION OF PROPOSAL: The applicant, Mr. Scott, is requesting SEPA -environmental review and Preliminary Plat approval for a 13-lot subdivision of a 2.2S-acre site located within the Residential -10 (R-10) dwelling units per acre zone. The applicant proposes the eventual development of single-family detached units. The lot sizes would range from 3,600 to 6,080 net square feet. The site contains part of a 200-foot wide electric transmission easement and a SO-foot Olympic Gas Pipeline easement along the eastern property line. A stormwater detention tract is proposed in the northwest corner of the site fronting NE Sunset Boulevard. Access to the site is proposed via a public street extending off of Redmond Place NE and three private access easements. The site does not contain any critical areas. LOCATION OF PROPOSAL: LEAD AGENCY: MITIGATION MEASURES: 370S NE Sunset Boulevard . Toe CitY of Renton Department of Planning/Building/Public Works Development Pll;'lnnirig Section 1. The applicant shall be required to provide a Temporary Erosior:rand Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosiona.ndSepimerit Control R,eql,Jitements, outlined in Volume II of the 2001 Stormwater ManagemenLManual and provide staff with a CorlstruetiOriMitigation Plan prior to issuance of Construction permits. This conclition shall be subject to the. review and approval of the Development Services Division. ' 2. The applicant shall comply with the recornmendations contained within the geotechnical report dated June 24, 200S and prepared by Earth Consultants, Inc. 3. This project shall be subject to the 1998 King County SurfaceWater Deslgn Manual Level 2. 4. The applicant shall pay the appropriate Fire Mitigation Fee,based on a rate of $488.00 per new single-family lot prior to the recording of the final plat. S. The applicant shall pay the appropriate Traffic Mitigation Fee based on$7S.00 per each new average daily trip associated with the project prior to the recording of the final plat. ~ 6. The applicant shall pay the appropriate Parks Mitigation Fee based on $S30.76 per new single-family lot prior to the recording of the final plat. 7. The applicant shall have a note placed on the face of the plat advising potential purchasers of lots and lor homes that a higher than normal risk may. be incurred due to the proximity of an underground gas transmission pipeline and overhead ele,ctrical transmission lines. The language of the note shall be approved' by the City Attorney prior to the recording of the plat. ERG Mitigation Measures CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) APPLICATION NO(S): LUA05-091, PP, ECF APPLICANT: Breck Scott PROJECT NAME: Reedshaw Preliminary Plat DESCRIPTION OF PROPOSAL: The applicant, Mr. Scott, is requesting SEPA -environmental review and Preliminary Plat approval for a 13-lot subdivision of a 2.25-acre site located within the Residential -10 (R-10) dwelling units per acre zone. The applicant proposes the eventual development of single-family detached units. The lot sizes would range from 3,600 to 6,080 net square feet. The site contains part of a 200-foot wide electric transmission easement and a 50-foot Olympic Gas Pipeline easement along the eastern property line. A stormwater detention tract is proposed in the northwest corner of the site fronting NE Sunset Boulevard. Access to the site is proposed via a public street extending off of Redmond Place NE and three private access easements. The site does not contain any critical areas. LOCATION OF PROPOSAL: LEAD AGENCY: 3705 NE Sunset Boulevard 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 October 10, 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: September 26, 2005 DATE OF DECISION: September 20,2005 SIGNATURES: DATE f ; REPORT & DECISION City 01 !nton Department of Planning / Building / Public Works ENVIRONMENTAL REVIEW COMMITTEE REPORT ERe MEETING DATE: September 20,2005 Project Name: Owner/Applicant: Contact: File Number: Project Manager: Project Description: Project Location: Exist. Bldg. Area SF: Site Area: Reedshaw Preliminary Plat Breck Scott P.O. Box 2452 Renton, WA 98056 Lou Larsen Pacific Engineering 4180 Lind Avenue SW Renton, WA 98055 LUA-05-091, PP, ECF Nancy Weil, Senior Planner The applicant, Mr. Scott, is requesting SEPA -environmental review and Preliminary Plat approval for a 13-lot subdivision of a 2.25-acre site located within the Residential -10 (R- 10) dwelling units per acre zone. The applicant proposes the eventual development of single-family detached units. The lot sizes would range from 3,600 to 6,080 net square feet. The site contains part of a 200-foot wide electric transmission easement and a 50- foot Olympic Gas Pipeline easement along the eastern property line. A stormwater detention tract is proposed in the northwest corner of the site fronting NE Sunset Boulevard. Access to the site is proposed via a public street extending off of Redmond Place NE and three private access easements. The site does not contain any critical areas. 3705 NE Sunset Boulevard To be removed Proposed New Bldg. Area SF: N/A 98,083 square feet (2.25 acres) Total Building Area SF: N/A RECOMMENDATION: Staff recommends that the Environmental Review Committee issue a Determination of Non-Significance -Mitigated (DNS-M). Project Location Map ERCRPT05-091.doc City of Renton PIBIPW Department REEDSHAW PRELIMINARY PLA T REPORT OF September 20, 2005 Enviro '1ta/ Review Committee Staff Report LUA-05-091, PP, ECF Page 2 0'6 ilpART ONE: PROJECT DESCRIPTION/BACKGROUND CONTINUED The existing site currently has three single-family residences and several accessory structures proposed to be removed as part of this plat. An existing driveway directly off of Sunset Boulevard would be closed unless determined to be necessary as a secondary emergency access only. The main access to the proposed 13 lots would be via a public road to extend off an existing stub on the west side of Redmond Place NE. The proposed new road (Road A) would extend approximately 300 feet to terminate into a cul-de-sac. Three private access easements are proposed to extend off Road A to serve 8 lots. Four tracts are proposed, three open space tracts (B, C, and D) and Tract A for the proposed stormwater detention/wet vault. The site is constrained by two easements, which would be defined by the Renton Code as large utilities. It appears the proposed development would not impact the Olympic Gas pipeline and would be located in Tracts Band C. However, the project's public road is proposed within the aboveground transmission line easement. As part of plat review, the applicant shall be required to provide written approval from Diablo-Seattle (Defense Plant Corporation) of the road location. The site primarily consists of a north-facing slope that descends towards NE Sunset Boulevard at grades of 15 percent or less. The soils are mapped as Alderwood gravelly sandy loam. The applicant is proposing grading the site with approximately 2,800 cubic yards of cut and 2,200 cubic yards of fill. The applicant proposes to clear the site and road area for grading and site preparation. Approximately 45 trees would be removed. Trees would remain along the western property line and within the open space tracts. ilpART TWO: ENVIRONMENTAL REVIEW In compliance with RCW 43.21C.240, the following project environmental review addresses only those project impacts that are not adequately addressed under existing development standards and environmental regulations. A. Recommendation Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials make the following Environmental Determination: DETERMINA TlON OF NON·SIGNIFICANCE Issue DNS with 14 day Appeal Period. B. Mitigation Measures x DETERMINA TION OF NON· SIGNIFICANCE· MITIGA TED. Issue DNS-M with 14 day Appeal Period. Issue DNS-M with 15 day Comment Period with a Concurrent 14 day Appeal Period. 1. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control ReqUirements, outlined in Volume II of the 2001 Stormwater Management Manual and provide staff with a Construction Mitigation Plan prior to issuance of Construction permits. This condition shall be subject to the review and approval of the Development Services Division. 2. The applicant shall comply with the recommendations contained within the geotechnical report dated June 24, 2005 and prepared by Earth Consultants, Inc. 3. This project shall be subject to the 1998 King County Surface Water Design Manual Level 2. 4. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 per new single- family lot prior to the recording of the final plat. 5. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip associated with the project prior to the recording of the final plat. 6. The applicant shall pay the appropriate Parks Mitigation Fee based on $530.76 per new single-family lot prior to the recording of the final plat. ERCRPT05-091.doc City of Renton PIB/PW Department REEDSHAW PRELIMINARY PLA T REPORT OF September 20, 2005 Enviro 1ta/ Review Committee Staff Report LUA-05-091, PP, ECF Page 30f6 7. The applicant shall have a note placed on the face of the plat advising potential purchasers of lots and lor homes that a higher than normal risk may be incurred due to the proximity of an underground gas transmission pipeline and overhead electrical transmission lines. The language of the note shall be approved by the City Attorney prior to the recording of the plat. C. Environmentallmpacts The Proposal was circulated and reviewed by various City Departments and Divisions to determine whether the applicant has adequately identified and addressed environmental impacts anticipated to occur in conjunction with the proposed development. Staff reviewers have identified that the proposal is likely to have the following probable impacts: 1. Earth Impacts: The site primarily consists of a north-facing slope that descends towards NE Sunset Boulevard at grades of 15 percent or less. A geotechnical report prepared by Earth Consultants, Inc dated June 24, 2005 was submitted with the land use application. According to the report a manmade pond was formally located towards the middle of the site. Evidence of a pond was found during soil tests showing fill material. The soils are mapped as Alderwood gravelly sandy loam. The applicant is proposing grading the site with approximately 2,800 cubic yards of cut and 2,200 cubic yards of fill. The geotechnical engineer concludes that the existing soils are suitable for the 13-lot proposed development, subject to the applicant conducting the entire earthwork activities associated with the project in the drier summer months. Therefore, staff recommends that the applicant shall comply with the recommendations contained within the geotechnical report dated June 24, 2005 and prepared by Earth Consultants, Inc. as a SEPA mitigation measure. Clearing of vegetation on the property and grading of the site in order to locate the proposed utilities, construct the proposed roadway and prepare the site for residential building pads is proposed. Therefore, staff recommend that the applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements, outlined in Volume II of the 2001 Stormwater Management Manual and provide staff with a Construction Mitigation Plan prior to issuance of Construction permits. Staff anticipates that if these conditions shall be adhered to as well as existing code previsions, stormwater and erosion control impacts would be adequately mitigated. In addition, these conditions, once implemented, would ensure that neighboring properties would not be impacted by this development. Mitigation Measures: • The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements, outlined in Volume II of the 2001 Stormwater Management Manual and provide staff with a Construction Mitigation Plan prior to issuance of Construction permits. This condition shall be subject to the review and approval of the Development Services Division. • The applicant shall comply with the recommendations contained within the geotechnical report dated June 24, 2005 as prepared by Earth Consultants, Inc. Policy Nexus: SEPA Environmental Regulations; Vol. II 2001 DOE Stormwater Management Manual Policy Nexus: SEPA Environmental Regulations; Critical Area Regulations 2. Water -Stormwater Impacts: The Drainage Repost prepared by Pacific Engineering Design, LLC dated July 1, 2005 proposes a detention/wet vault to be designed to the 1998 King County Surface Water Design Manual, Level 2 flow control requirements. The proposal is to convey the stormwater generated from this development to detention/wet vault facilities located at the northwest corner of the site, fronting Sunset Boulevard. The site's downstream drainage corridor begins at a catch basin at NE Sunset Blvd located approximately 180 feet west of Redmond Place NE. The flow eventually joins Honey Creek located on the north side of Sunset Boulevard off-site approximately 300 feet. Because of existing drainage problems located in this recently annexed area of the City, staff wants to ensure that the stormwater facilities be designed in accordance with the 1998 King County Surface Water Design Manual Level 2 flow control, including water quality treatment and infiltration at present rates to allow ground water recharge. Prior to the issuance of construction permits for the installation of the stormwater system, staff will verify that the ERCRPT05-091.doc City of Renton P/B/PW Department REEDSHAW PRELIMINARY PLA T Enviro Jta/ Review Committee Staff Report LUA-05-091, PP, ECF REPORT OF September 20, 2005 Page 4 of 6 proposed drainage facility is appropriately designed to accommodate stormwater runoff (e.g., infiltration pond and/or detention vault). Site is located within Aquifer Protection Area Zone 2 (APA zone 2). Therefore, all construction activities, including filling, shall comply with City code requirements for APA Zone 2. Mitigation Measures: This project shall be subject to the 1998 King County Surface Water Design Manual Level 2. Policy Nexus: SEPA Environmental Regulations 3. Fire Protection Impacts: City Code requires a secondary access for a cul-de-sac over 700 feet in length. It appears the proposed distance from the bulb of the proposed cui de sac to the intersection of Redmond Place NE exceeds 700 feet. If a secondary access exists off of Redmond Place NE (to the south out to NE 1ih St) a new second access may not be required for this development. Applicant shall be required to verify secondary access during the plat review. Fire Prevention staff indicates that sufficient resources exist to furnish services to the proposed development; subject to the condition that the applicant provide required improvements and fees. As the proposal would add 13 new residences to the City, staff recommends that the applicant be required to pay a Fire Mitigation Fee in the amount of $488.00 per new single-family residence with credit giving for 3 existing structures. The total fee is estimated at $4,880.00 (13 new lots - 3 existing x $488.00 = $4,880.00). Staff recommends that the payment of the fee be 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 prior to the recording of the final plat. Policy Nexus: SEPA Environmental Regulations; Fire Mitigation Fee Resolution No. 2913, Ordinance 4527. 4. Transportation Impacts: Access to the site is proposed via a new 42-foot wide public street referenced as Road A off the westside of Redmond Place NE from a small stub section of NE 14th Street. Three private access easements are then proposed off of Road A, each is 26 feet in width serving 8 lots and Tract A. The proposed public street would be located in the Diablo-Seattle Electric Transmission Line easement. Verification of approval from Diablo-Seattle for this location would be required during plat review. The stub portion of NE 14th Street already exists in this easement. The proposal would result in an increase in traffic trips to the City's street system; therefore, staff recommends that the applicant pay a Traffic Mitigation Fee based on a rate of $75.00 per new trip. Each new residence is expected to generate approximately 9.57 trips per day with credit giving for 3 existing structures. For the proposal, the Traffic Mitigation Fee is estimated at $7,177.50 (13 new lots - 3 existing x 9.57 trips x $75 per trip = $7,177.50). Staff recommends that this fee be 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 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 contains three open space tracts however they are not being developed to accommodate any recreational or parks facilities. Therefore, staff anticipates that future residents of the proposed plat will utilize City facilities. There exists recreational facilities in the area of the subject property (e.g., Kiwanis Park and North Highlands Park are approximately one mile away) and it is anticipated that the proposed development would generate future demand on existing and future City parks, recreational facilities and programs. Therefore, staff recommends that the applicant be required to pay a Parks Mitigation Fee based on $530.76 per each new single-family lot. The fee is estimated at $5,307.60 (13 new lots - 3 existing x $530.76 = $5,307.60). Staff recommends that this fee be payable prior to the recording of the final plat. ERCRPT05-091.doc City of Renton PIBIPW Department REEDSHAW PRELIMINARY PLA T Enviro Ital Review Committee Staff Report LUA-05-091, PP, ECF REPORT OF September 20, 2005 Page 50(6 Mitigation Measures: The applicant shall pay the appropriate Parks Mitigation Fee based on $530.76 per new single-family lot prior to the recording of the final plat. Policy Nexus: SEPA Environmental Regulations; Parks Mitigation Fee Resolution No. 3082, Ordinance 4527. 6. Utilities Impacts: A portion of the 200 foot Diablo-Seattle electric transmission easement and Olympic gas pipeline easement crosses this site. The actual gas pipeline appears to lie outside of this site's eastern property line. The westerly 100 feet of the Diablo-Seattle transmission easement runs north/south along the east property line of the site. Tracts B, C and D as well as Road A fall within the easement. Part of Tract A and the eastern portion of Lots 1,4,7,8,12 and 13 (not within the buildable area) also are within the easement. Therefore, due to the close proximity for the proposed residential development to potential hazards, staff recommends a mitigation measure that requires a note be placed on the face of the plat disclosing the risks associated with the easements. Mitigation Measure: The applicant shall have a note placed on the face of the plat advising potential purchasers of lots and lor homes that a higher than normal risk may be incurred due to the proximity of an underground gas transmission pipeline and overhead electrical transmission lines. The language of the note shall be approved by the City Attorney prior to the recording of the plat. Policy Nexus: SEPA Environmental Regulations D. Comments of Reviewing Departments The proposal has been circulated to City Departmental/Divisional Reviewers for their review. Where applicable, these comments have been incorporated into the text of this report as Mitigation Measures and/or Notes to Applicant. -1£.. Copies of all Review Comments are contained in the Official File. __ Copies of all Review Comments are attached to this report. Environmental Determination Appeal Process Appeals of the environmental determination must be filed in writing on or before 5:00 PM October 10, 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. ADVISORY NOTES TO APPLICANT The following notes are supplemental information provided in conjunction with the administrative land use action. Because these notes are provided as information only, they are not subject to the appeal process for the land use actions 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. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastiC covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division's approval of this work is required prior to final inspection and approval of the permit. 3. Commercial, multi-family, new single-family and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be permitted on Sundays. Property Services 1. See attached memo dated September 15, 2005. Fire Prevention 1. A fire hydrant with 1,000 GPM fire flow is required within 300 feet of all new single-family structures. If the building square footage exceeds 3,600 square feet in area, the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 feet of the structures. ERCRPT05·091.doc City of Renton PIBIPW Oeparlment REEDSHAW PRELIMINARY PLAT Enviro ltal Review Committee Staff Reporl LUA-05-091, PP, ECF REPORT OF September 20, 2005 Page 6 of 6 2. Fire Department access roads are required to be paved, 20-foot wide. Dead end roadways over 150 feet in length are required to have an approved turnaround. 3. Dead end access roadways over 700 feet in length are required to have a secondary access. All lots on a dead end access roadway between 500 and 700 feet are required to be sprinklered. A secondary access would eliminate this requirement. 4. Street addresses shall be visible from a public street. Plan Review -Stormwater Drainage 1. The Surface Water System Development Charges are based on a rate of $715.00 x 12 new single-family lots. Estimated fees based on the entire site plan is $8,580.00. Payment of these fees will be required prior to issuance of utility construction permit. 2. Applicant will be required to tightline all roof drains to the storm system. 3. A preliminary drainage report has been submitted and reviewed. The drainage report addresses requirements for detention and water quality design per the 1998 KCSWM Level 2. 4. A temporary erosion control plan will be required and shall be installed and maintained to the satisfaction of the representative of the Development Services Division for the duration of the project. Plan Review -Water 1. The Water System Development Charges are based on a rate of $1 ,525.00 x 12 new single-family lots. Estimated fees based on the entire site plan is $18,300.00. Payment of these fees will be required prior to issuance of utility construction permit. 2. An 8-inch water main extension is required to serve the plat and will be required to be looped to existing water mains. Hydrants will be required on the main line as well. This has been shown on the plans. 3. Fire flow requirement for single-family residences is 1,000 gpm. A hydrant is required within 300 feet of the furthest structure. If residences exceed 3,600 square feet, fire flow increases to 1,500 gpm and an additional hydrant will be required. 4. A 5-inch quick-disconnect fitting will be required to be installed on the new hydrants. 5. All short plats shall provide a separate water service stubs to each building lot prior to recording of the plat. Separate permits for water meters will be required. Plan Review -Sewer 2. The Sanitary Sewer System Development Charges are based on a rate of $900.00 x 13 single-family lots. Estimated fees based on the entire site plan is $11,700.00. Payment of these fees will be required prior to issuance of utility construction permit. 2. A sanitary sewer extension is required to serve the site. It has been shown on the plans. 3. This site is subject to the Special Assessment District 8611. Charges are based on a rate of $250 x 13 lots. Fees based on the site plan are $ 3,250.00. Payment of these fees will be required prior to issuance of issuance of the utility construction permit. 4. Separate sewer stubs are required to be provided to each lot prior to recording of the short plat. 5. Minimum slope for side sewers shall be 2%. Dual side sewers are not allowed. 6. Existing septic systems shall be pumped and abandoned in accordance with the King County Health Department. Plan Review -Street Improvements 1. Full street improvements including sidewalk, curb and gutter and storm drainage are required to be installed. 2. Street lighting plans are required. 3. Applicant will be required to comply with the City of Renton's Trench Restoration and Street Overlay Requirements. 4. A traffic control plan, approved by the City will be required for any construction impacting the City's right of way. General: 1. Separate permits for the side sewer connections, water meters and storm drainage connections are required. 2 Applicant shall be responsible for securing all necessary easements for utilities. 3. All new rockeries or retaining walls to be constructed that are greater than 4 feet in height will be require a separate building permit for structural review. A geotechnical report is required with submittal. 4. All wire utilities shall be installed underground per the City of Renton Under Grounding Ordinance. If three or more poles are required to be moved by the development design, all existing overhead utilities shall be placed underground. 5. A separate permit to cut and cap existing utilities will be required as part of the demolition of any eXisting residences. 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SlfUA1E' IN JH[ CQIIfTY OF KJNC, STArt' OF IrAlNHGroH. ~~ aj~ ~~ I Im~ iihu;~ bIlU Q'§ :j \+=lG) G1!.f jl &l Q J~ ~j u ... ~ ~~ h ~. i ~K!; ~§I~i~ I PftO..(CT NO.: 04017 DRAWN IY: VK ISSUE OAT[; 07--1e-Oe HEf REV.: El· =-=... ....... c:utAN«> ....... [E9:~l R-l <r:: ( '"d ~ C\.2 C'") ~ lOlst St. -RTiIID ...... ~ ~ r ..... ',·! i-----I "'"SA---·······- \ ,-.......... 1'---'---1 la... I ~ Q: ~'-'--'-~~~~...L-L-..J it A Rl ]~JE·i*~ LRML F D5 e A ZONING +~+ !'=. 'RCHNICAL SDVICBS ----Renton dtty LImit,!! 4 T23N R5E E 1/2 S304 DATE: TO: FROM: SUBJECT: CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS MEMORANDUM September 15,2005 Nancy Weil Sonja !. Fesse~ Reedshaw Preliminary Plat, LUA-OS-091, 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: A Boundary Line Agreement and Quit Claim Deed document, recorded under King County Rec. No. 20031024001725 between Sinclair-Thimgan Homes, Inc. and Woodbrier LLC, and the Breck Winthrop Scott Trust was, in part, to resolve an ownership dispute over the west 38 feet of Tract A of the plat of Woodbrier (Honey Creek Hill), (Vol. 214/Page 6-10). A Lot Line Adjustment was also to be recorded to transfer the west 38 feet of said Tract A to the Breck Winthrop Scott Trust for its immediate use and for the preliminary plat referenced above. Said lot line adjustment was not recorded (a Record of Survey would suffice in this case). A Record of Surveyor Lot Line Adjustment must be recorded before this preliminary plat can be approved. NOTE: The legal description noted on said preliminary plat submittal does not include the disputed 38', but said 38' is included in the plat layout. Information for fmal plat approval includes the following: Note the City of Renton land use action number and land record number, LUA-OX-XXX-FP and LND-I0-0436, respectively, on the drawing sheets, preferably in the upper right-hand comer. The type size used for the land record number should be smaller than that used for the land use action \H:\Fiie Sys\LND -Land Subdivision & Surveying Records\LND-lO -Plats\0436\RV050909.doc September 15,2005 Page 2 number. Please note that the land use action number for the final plat will be different from the preliminary plat and is unknown as of this date. A licensed surveyor is needed to prepare and stamp, sign and date the final plat submittal. Provide two ties to the City of Renton Survey Control Network. The geometry will be checked by the city when the ties are provided. Provide plat and lot closure calculations. Note the date the existing monuments were visited, per WAC 332-130-150, and what was found. Complete City of Renton Monument Cards, with reference points of all new right-of-way monuments set as part of the plat. . Required City of Renton signatures, for plat approval, include the Administrator of Planning/ Building! Public Works, the Mayor and the City Clerk. An approval plat for the city's Finance Director is also required. Appropriate King County approval blocks need to be noted on the final plat submittal. All vested owners of the plat property, at the time of recording, need to sign the final plat document. Include notary blocks as needed. Include a dedication/certification block on the plat document. Indicate what has been, or is to be, set at the comers of the proposed lots. On the final plat submittal, remove all references to utility facilities, topog lines, density calculations, zoning and other items that do not directly impact the plat. Remove all references to building setback lines. Setbacks will be determined at the time of issuance of building permits. Note encroachments, if any. Note all easements, agreements and covenants of record on the drawing Note discrep·ancies between bearings and distances of record and those measured or calculated, if any. The city will provide addresses for the proposed lots after the preliminary plat is approved. The addresses will need to be noted on the plat document. Note whether the adjoining properties are platted (give plat name and lot number) or unplatted. Remove all references to density calculations and zoning. H:\File Sys\LND -Land Subdivision & Surveying Records\LND-1O -Plats\0436\RV050909.doc\cor September 15,2005 Page 3 If there is a Restrictive Covenants, Conditions & Restrictions document for this plat, then reference the same on the plat drawing, and provide a space for the recording number thereof. Note that if there are restrictive covenants, agreements or easements to others (neighboring property owners, etc.) as part of this subdivision, they can be recorded concurrently with the plat. The plat submittal and the associated document(s) are to be given to the Project Manager as a package. The plat document will be recorded first (by 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. The new and private (?) access and utility easements are for the benefit of future owners of the proposed lots. Since the new lots created via this plat are under common ownership at the time of plat recording, there can be no new easements until such time as 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 plat document, if the previous paragraph applies: DECLARATION OF COVENANT: The owner(s) of the land embraced within this plat, in return for the benefit to accrue from this subdivision, by signing hereon covenants and agrees to convey the beneficial interest in the new easement shown on this plat to any and all future purchasers of the lots, or of any subdivisions thereof This covenant shall run with the land as shown on this plat. The private ingress, egress and utility easements require a "NEW PRN ATE EASEMENT FOR INGRESS, EGRESS & UTILITIES MAINTENANCE AGREEMENT" statement to be noted on the plat submittal. See the attachment. Make it clear on the plat document who is to own the four tracts. The position of the city concerning ownership of storm detention tracts and open space tracts apply to this plat. If there is a Homeowners' Association (HOA) for this plat, the following language (for the plat document) concerning ownership of "Tract A" (storm detention and utilities) and "Tracts B, C and D" (open space) is as follows: Upon the recording of this plat, "Tract A" is hereby granted and conveyed to the Plat of Reedshaw Homeowners' Association (HOA) for a storm detention and utilities area. All necessary maintenance activities for said Tract will be the responsibility of the HOA. In the event that the HOA is dissolved or otherwise fails to meet its property tax obligations, as evidenced by non-payment of property taxes for a period of eighteen (18) months, then each lot in this plat shall assume and have an equal and undivided ownership interest in the Tract previously owned by the HOA and have the attendant financial and maintenance responsibilities. Upon the recording ofthis plat, ''Tracts B, C and D" are hereby granted and conveyed to the Plat of Reedshaw Homeowners' Association (HOA) for open space H:\File Sys\LND -Land Subdivision & Surveying Records\LND-lO -Plats\0436\RV050909.doc\cor September 15,2005 Page 4 areas. All necessary maintenance activities for said Tracts will be the responsibility of the HOA. In the event that the HOA is dissolved or otherwise fails to meet its property tax obligations, as evidenced by non-payment of property taxes for a period of eighteen (18) months, then each lot in this plat shall assume and have an equal and undivided ownership interest in the Tracts previously owned by the HOA and have the attendant financial and maintenance responsibilities. If no HOA is established, then use the following language on the final plat drawing: Lots 1 through 13, inclusive, shall have an equal and undivided ownership interest in "Tracts A, B, C and D". The forgoing statement is to be accompanied by language defining the maintenance responsibilities for any infrastructure located on the Tracts serving the plat, or, reference a separate recorded instrument detailing the same. An updated Plat Certificate will be required. Fee Review Comments: The Fee Review Sheet for this review of the preliminary plat is provided for your use and information. H:\File Sys\LND -Land Subdivision & Surveying Records\LND-1O -Plats\0436\RV050909.doc\cor Title for both ofthe following paragraphs: NEW PRIV ATE EASEMENT FOR INGRESS, EGRESS & UTILITIES MAINTENANCE AGREEMENT Use the following paragraph if there are two or more lots participating in the agreement: NOTE: NEW PRIVATE EXCLUSIVE EASEMENT FOR INGRESS, EGRESS AND UTILITIES IS TO BE CREATED UPON THE SALE OF LOTS SHOWN ON THIS PLAT. THE OWNERS OF LOTS SHALL HAVE AN EQUAL AND UNDIVIDED INTEREST IN THE OWNERSHIP AND 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 FACILITIES WITHIN THIS EASEMENT, PRIVATE SIGNAGE, AND OTHER INFRASTRUCTURE NOT OWNED BY THE CITY OF RENTON OR OTHER UTILITY PROVIDERS. MAINTENANCE COSTS SHALL BE SHARED EQUALLY. PARKING ON THE PAVING IN THE ACCESS EASEMENT IS PROHIBITED, UNLESS PAVEMENT WIDTH IS GREATER THAN 20 FEET. Use the following paragraph if there is one lot subject to the agreement: NOTE: NEW 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 PRIV A TE 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 FACILITIES WITHIN THIS EASEMENT, PRIV ATE SIGNAGE, AND OTHER INFRASTRUCTURE NOT OWNED BY THE CITY OF RENTON OR OTHER UTILITY PROVIDERS. MAINTENANCE COSTS SHALL BE SHARED EQUALLY. PARKING ON THE PAVING IN THE ACCESS EASEMENT IS PROHIBITED, UNLESS PA VEMENT WIDTH IS GREATER THAN 20 FEET. PROPERTY SER' :S FEE REVIEW FOR StJBDlVISIONS '!OOS -_4~5,--__ RECEIVED FROM ___ ----, __ _ (date) JOB ADDRESS: 3~~~ = won '77458 NATURE OF WORK: -e(-tA:w -PI ~ LND # 10 -o4~ X PRELIMINARY REVIEWOSUBDIV SION B LONG PLAT, NEED MO INFORMATION: u LEGAL DESCRIPTION SHORT PLAT, BINDING SITE PLAN, ETC. PIO #'s .. VICINITY MAP .. FINAL REVIEW OF SUBDIVISION, THIS REVIEW REPLACES SQUARE FOOTAGE .. OTHER PRELIMINARY FEE REVIEW DATED FRONT FOOTAGE SUBJECT PROPERTY PARENT PIO# 04?-305-90</24 'X NEW KING CO. TAX ACCT.#(s) are required when assigned by King County. It is the intent of this development fee analysis to put dIe developer/owner on notice. that the fees quoted below may be applicable to the subject site upon development of the property. All quoted fees are potential charges that may be due and payable at the time the construction permit is issued to install the on-site and off·site improvements (i.e. underground utilities. street improvements. etc.) Triggering mechanisms for the SDC fees will be based on current City ordinances and determined by the applicable Utility Section. Please note that these fees are subject to change without notice. Final fees will be based on rates in effect at time of Building Permit/Construction Permit application. The existing house on SP Lot # ___ , addressed as has not previously paid ____ SOC fees, due to connection to City utilities prior to existance of SOC fee Ord. SP LoW will be subject to future SOC 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. The following Quoted fees do NOT include inspection fees. SIde sewer permits. r/w permit ees or the cost 0 f 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 District/WATER /-0- J-Iol-+e:Y C~e-~ SAP 8c.11 1$ .eSO.CO X UJ....LlTE IS 14>3 e60.co Special Assessment District/W ASTEW A TER 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/ SOC FEE .. Pd Prevo .. Partially Pd (Ltd Exemption) -Never Pd SQ. FTG. Single family residential $1,S2S/unit x Ie $ le,ac.o.CO Mobile home dwelling unit $1220/unit in park Apartment, Condo $9lS/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 15ft 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 Ie ~II 70:::>.00 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 .. Pd Prevo .. Partially Pd (Ltd Exemption) .. Never Pd Single family residential and mohile home d~\'e1ling unit $715/unit x Ie... $ B. SAO.OC All other properties $0.249/sq ft of new impervious area of property x (not less than $7 L5.00) I PRELIMINARY TOTAL $ 4-J>S30.CC: .. -.. ub~-.. a-.. 0~-.---- Sigllature: otc:rc:~\i*U{horit) *(f suhject property is \\ilhin an LID, it is developers responsibility to check with the Finance Dept. for paid/un-paid status. '< N <D 0 III 0 t1 U1 t1 ~ <D <: ... <D >: Square footage figures are taken from the King County Assessor's map and are subject to change. :J 0 Current City SOC fee ch;II'ges apply to _____________________ _ EFFECTI\'[ January I. 200:; A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS "It is anticipated that the proposed development would generate future residents th.at 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." - tv jar)~9-~ P;fbrlc/ IoJad~S!~c t Je-fI7VWYIi&Auci ~~ ~ ~cI/-o-I~L, ~ !1~/7C777vf~e:s-~afwzd-O/ '~~'/ ~rn /7#Ur-1hwJ ~ ::5~ 'W~~~ ~~ ~ :5vvia ft'UIJ ~QYJ A- 7)/lr W7/U Cit/}. " f)o nor ~~'J~c/ ~,rry 0d~ ?tJ~ ~ 0u.-~/~aJ-h-o bLd <7 00rY'fC 1?~ //VIC; PfOr~~~h c7VV?~ Parks Mitigation Fee City of Renton Department of Planning / Building / Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: p~ COMMENTS DUE: SEPTEMBER 8, 2005 APPLICATION NO: LUA05-091, PP, ECF DATE CIRCULATED: AUGUST 25, 2005 APPLICANT: Breck Scott PROJECT MANAGER: Nancy Weil PROJECT TITLE: Reedshaw Preliminary Plat PLAN REVIEW: Jan lilian SITE AREA: 2.25 acres BUILDING AREA (gross): NlA LOCATION: 3705 NE Sunset Blvd I WORK ORDER NO: 77458 SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Hearing Examiner Preliminary Plat approval for a 13-lot subdivision on a 2.25-acre site. The three existing structures would be removed/demolished. The site is located within the Residential-10 (R-10), residential zoning designation. Proposed lot sizes range from 3,200 sq. ft. to 6,100 sq. ft. Access to the lots is proposed via a new public street extending north off of NE 14th St., terminating in a cul-de-sac. A street modification is requested for a reduction of right of way width. The site contains 100-foot wide power transmission and a gas line easements. The site does not contain any critical areas. 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 HousinQ Air Aesthetics Water UghtlGlare Plants Recreation Land/Shoreline Use Utilities Animals Transporlation Environmental Health Public Services Energyl Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS !!wu~~~MV; 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 wheli dditional informatio needed to properly assess this proposal. ~ } ~C; ~1l-f..J.()L!Z.5~"", _ Date 7 . ( DATE: TO: FROM: SUBJECT: CITY OF RENTON MEMORANDUM September 8, 2005 NancyWeil Jan Illian x7216 (for Arneta Henninger) REEDSHA W 13 LOT PLAT 3705 -NE Sunset Blvd. LUA 05-091 I have reviewed the application for this 13 lot plat located 3705 -NE Sunset Blvd. and have the following comments: EXISTING CONDITIONS WATER SEWER STORM STREET There is an existing 8-inch water main in Redmond Place NE and a 12-inch water main in NE Sunset Blvd. Derated fire flow in the vicinity is exceeds 2,500 gpm. Static water pressure in the area is approximately 70 psi. The proposed project is located in the 565 Water Pressure Zone and is inside Aquifer Protection Zone 2. There is an existing 8-inch sewer main in NE Sunset Blvd, an 8-inch sewer main in Redmond Place NE and an 8-inch sewer main NE 14th Street. There are storm drainage improvements in Redmond Place NE. There is no sidewalk, curb, and gutter fronting the site. CODE REQUIREMENTS WATER 1. The Water System Development Charges are based on a rate of $1,525.00 x 12 new single-family lots. Estimated fees based on the entire site plan is $18,300.00. Payment of these fees will be required prior to issuance of utility construction permit. 2. An 8-inch water main extension is required to serve the plat and will be required to be looped to existing water mains. Hydrants will be required on the main line as well. This has been shown on the plans. 3. Fire flow requirement for single-family residences is 1,000 gpm. A hydrant is required within 300 feet of the furthest structure. If residences exceed 3,600 square feet, fire flow increases to 1,500 gpm and an additional hydrant will be required. 4. A 5-inch quick-disconnect fitting will be required to be installed on the new hydrants. 5. All short plats shall provide a separate water service stubs to each building lot prior to recording of the plat. Separate permits for water meters will be required. SANITARY SEWER 1. The Sanitary Sewer System Development Charges are based on a rate of $900.00 x 13 single-family lots. Estimated fees based on the entire site plan is $11,700.00. Payment of these fees will be required prior to issuance of utility construction permit. Reedshaw Plat Page 2 of 3 2. A sanitary sewer extension is required to serve the site. It has been shown on the plans. 3. This site is subject to the Special Assessment District 8611. Charges are based on a rate of $250 x 13 lots. Fees based on the site plan are $ 3,250.00. Payment of these fees will be required prior to issuance of issuance of the utility construction permit. 4. Separate sewer stubs are required to be provided to each lot prior to recording of the short plat. 5. Minimum slope for side sewers shall be 2%. Dual side sewers are not allowed. 6. Existing septic systems shall be pumped and abandoned in accordance with the King County Health Department. SURFACE WATER 1. The Surface Water System Development Charges are based on a rate of $715.00 x 12 new single-family lots. Estimated fees based on the entire site plan is $8,580.00. Payment of these fees will be required prior to issuance of utility construction permit. 2. Applicant will be required to tightline all roof drains to the storm system. 3. A preliminary drainage report has been submitted and reviewed. The drainage report addresses requirements for detention and water quality design per the 1998 KCSWM Level 2. 4. A temporary erosion control plan will be required and shall be installed and maintained to the satisfaction of the representative of the Development Services Division for the duration of the project. TRANSPORTATION 1. Full street improvements including sidewalk, curb and gutter and storm drainage are required to be installed. 2. Street lighting plans are required. 3. Applicant will be required to comply with the City of Renton's Trench Restoration and Street Overlay Requirements. 4. A traffic control plan, approved by the City will be required for any construction impacting the City's right of way. MISCELLANEOUS 1. Separate permits for the side sewer connections, water meters and storm drainage connections are required. 2 Applicant shall be responsible for securing all necessary easements for utilities. 3. All new rockeries or retaining walls to be constructed that are greater than 4 feet in height will be require a separate building permit for structural review. A geotechnical report is required with submittal. 4. All wire utilities shall be installed underground per the City of Renton Under Grounding Ordinance. If three or more poles are required to be moved by the development design, all existing overhead utilities shall be placed underground. 5. A separate permit to cut and cap existing utilities will be required as part of the demolition of any existing residences. RECOMMENDED CONDITIONS 1. Traffic mitigation fee for each new single-family residence is $717.75. The rate is based on 9.57 trips x $75 x 10 lots. Total fees are $7,177.50. This is payable prior to recording of the short plat. Reedshaw Plat Page 3 of 3 2. Staff recommends a condition to require this project to design and comply with Department of Ecology's Erosion and Sediment Control Requirements as outlined in Volume II of the 2001 Stormwater Management Manual. cc: Kayren Kittrick PROPERTY SE :ES FEE REVIEW FOR SUBDIVISION~ . 2005 -_4-,-5=-__ APPLICANT: .scC1TT) :eRECk,. RECEIVED FROM ~~----:--c--~ (date) JOB ADDRESS: 3~~~ ~~ = won '17-458 NATURE OF WORK: ;\...1=0\ t::tAw :pI ~ LND # 10 -04~ X PRELIMINARY REVIEW OF SUBDW SION B LONG PLAT, NEED tWo INFORMATION: .. LEGAL DESCRIPTION SHORT PLAT, BINDING SITE PLAN, ETC. PID #'s .. VICINITY MAP .. FINAL REVIEW OF SUBDIVISION, THIS REVIEW REPLACES SQUARE FOOTAGE .. OTHER PRELIMINARY FEE REVIEW DATED FRONT FOOTAGE SUBJECT PROPERTY PARENT pm# 0.4C.305-goiP4-)( NEW KING CO. TAX ACCT.#(s) are required when assigned by King County. It is the intent of Ihis development fee analysis to put the developer/owner on notice, that the fees quoted below may be applicable to Ihe subject site upon development of Ihe property. All quoted fees are potential charges Ihat may be due and payable at the time Ihe construction permit is issued to install the on-site and off-site improvements (i.e. underground utilities, street improvements, etc.) Triggering mechanisms for the SDC fees will be based on current City ordinances and determined by the applicable Utility Section. Please note Ihat these fees are subject to change wilhout 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. T fi he ollowmg quoted fees do NOT' mclude mspectlon . fi h ees, Sl e sewer permits, r w permit ees or t e cost ot water meters. SPECIAL ASSESSMENT DISTRICT PARCEL METHOD OF ASSESSMENT ASSESSMENT DISTRICTS NO. NO. ASSESSMENT UNITS Latecomer Agreement (pvt) WATER Latecomer Agreement (pvt) W ASTEW ATER Latecomer Agreement (pvt) OTHER Special Assessment District/W ATER ~O~ C~e.-~ SA:D 8GII !$ E.50.COX UJ...LlTE IS 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! .. Pd Prevo .. Partially Pd (Ltd Exemption) .. Never Pd SQ. FTG. Single family residential $1,525!unit x Ie Mobile home dwelling unit $1220/unit in park Apartment, Condo $915!unit not in CD or COR zones x Commercial/Industrial, $0.213!sq. n. of property (not less than $1,525.00) x Boeing. by Special Agreement/Footprint of Bldg plus 15 ft perimeter (2,800 GPM threshold) SYSTEM DEVELOPMENT CHARGE -WASTEWATER" Estimated .. Pd Prevo .. Partially Pd (Ltd Exemption) .. Never Pd Single family residential $900/unit x Ie 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 proIJerty x(not less than $900.00) SYSTEM DEVELOPMENT CHARGE -SURfACEWATER .. Estimated .. I'd I>rey. .. Partially Pd (Ltd Exemption) Neyer Pd Sinule family residential and mohile home dwelling unit $715!unit x J .e.., All other properties $0.249/sq ft of new irnpen'ious area of property x (not less than $715.00) I PREUi\HNARY TOTAL $ -.ub . 'a.2.aJ.0~ _~ __ ~_ -8/&:..Q {OS S IgliaIUre~ie\\ilif'U[hOIl[Y 7' 1)"\ if~' OR FEE -0- -0- -0- / /-0- 14> ~ l!E50. 0::> - * --- SDC FEE $ 18,.:?O::l. co $ II 7O::>.OC $8,580~ 4-J)830.OC N o o (Jl *If suhject property is within an LID, it is denlopers responsibility to check \\ ith the Finance Dept. for paid/un-paid status. Square footage figures are taken from the King County Assessor's map and arc subject to change. Cunent City SOC fec ch<II'ges apply to ________ ~ ______ _ EFFECTIVE Januaq 1, l()U;; City of Renton Department of Planning / Building / Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: s....v-~~fc:¥ COMMENTS DUE: SEPTEMBER 8, 2005 APPLICATION NO: LUA05-091, PP, ECF DATE CIRCULATED: AUGUST 25,2005 APPLICANT: Breck Scott PROJECT MANAGER: Nancy Weil PROJECT TITLE: Reedshaw Preliminary Plat PLAN REVIEW: Jan lilian SITE AREA: 2.25 acres BUILDING AREA (gross): NlA LOCATION: 3705 NE Sunset Blvd I WORK ORDER NO: 77458 SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Hearing Examiner Preliminary Plat approval for a 13-lot subdivision on a 2.25-acre site. The three existing structures would be removed/demolished. The site is located within the Residential -10 (R-10), residential zoning designation. Proposed lot sizes range from 3,200 sq. ft. to 6,100 sq. ft. Access to . the lots is proposed via a new public street extending north off of NE 14th St., terminating in a cUl-de-sac. A street modification is requested for a reduction of right of way width. The site contains 1 DO-foot wide power transmission and a gas line easements. The site does not contain any critical areas. 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 Liaht/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmenial Health Pub/ic Services Energy/ Historic/Cultural Natural Resources PreseNation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Date City of Renton Department of Planning / Building / Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: Plo..n-Revl' COMMENTS DUE: SEPTEMBER 8, 2005 APPLICATION NO: LUA05-091, PP, ECF DATE CIRCULATED: AUGUST 25, APPLICANT: Breck Scott PROJECT MANAGER: Nanc PROJECT TITLE: Reedshaw Prelimina Plat PLAN REVIEW: Jan lilian SITE AREA: 2.25 acres BUILDING AREA ross: N/A LOCATION: 3705 NE Sunset Blvd I WORK ORDER NO: 77458 RECEIVED SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Hearing Examiner Preliminary Plat approval for a 13-lot subdivision on a 2.25-acre site. The three existing structures would be removed/demolished. The site is located within the Residential -10 (R-1 0), residential zoning designation. Proposed lot sizes range from 3,200 sq. ft. to 6,100 sq. ft. Access to the lots is proposed via a new public street extending north off of NE 14th St., terminating in a cul-de-sac. A street modification is requested for a reduction of right of way width. The site contains loo-foot wide power transmission and a gas line easements. The site does not contain any critical areas. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housing Air Aesthetics Water UghtlGlare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources 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. Date Project Name: Project Address: Contact Person: 37oc:-., ~G S010Srr ~\\')D 12W()L >con: S# te~q Permit Number: _LD-..,;..A...:.......;O;.,..? ..... · _-...;;,0_1 .......... 1 _________________ _ Project Description: I Q Lo, *-X7CAT W/..3 q,~t-.)~ <;f \J\ou..\I;;S TO <.?~ (?gM0Vt'd.. Land Use Type: efResidential Method of Calculation: o Retail o Non-retail Calculation: ArDT ,~_?>::: \0"'" C1,~7 -.:: ct'S,/O qs" y. $ ,s.~ -= ',171.'50 Transportation Mitigation Fee: Calculated by: ffITE Trip Generation Manual, 7th Edition o Traffic Study ( -Zl 0) q. S -, -l.-v", /sr(L-o Other Date: q 61 J1JL') Date of Payment: ________________ _ I / City or Renton Department of Planning / Building / P ___ c Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT:T~kllCY\ COMMENTS DUE: SEPTEMBER 8, 2005 . APPLICATION NO: LUA05-091, PP, ECF DATE CIRCULATED: AUGUST 25,2005 APPLICANT: Breck Scott PROJECT MANAGER: Nancy Weil PROJECT TITLE: Reedshaw Preliminary Plat PLAN REVIEW: Jan lilian SITE AREA: 2.25 acres BUILDING AREA (gross): N/A LOCATION: 3705 NE Sunset Blvd I WORK ORDER NO: 77458 SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Hearing Examiner Preliminary Plat approval for a 13-lot subdivision on a 2.25-acre site. The three existing structures would be removed/demolished. The site is located within the Residential -10 (R-10), residential zoning deSignation. Proposed lot sizes range from 3,200 sq. ft. to 6,100 sq. ft. Access to the lots is proposed via a new public street extending north off of NE 14th St., terminating in a cul-de-sac. A street modification is requested for a reduction of right of way width. The site contains 100-foot wide power transmission and a gas line easements. The site does not contain any critical areas. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services 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 inform ion is needed to properly assess this proposal. Signature of Director 0 Date DATE: TO: FROM: SUBJECT: MITIGATION ITEMS: FIRE DEPARTMENT MEMORANDUM August 26, 2005 Nancy Wei1, Senior Planner J J ames Gray, Assistant Fire Marshal i' J - Reedshaw Preliminary Plat, 3705 ~ Sunset Blvd. 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 sing1e- family structures. If the building square footage exceeds 3600 square feet in area, the minimum fire flow increases to a minimum of 1500 GPM and requires two hydrants within 300 feet of the structure. 2. Fire department access roads are required to be paved, 20 feet wide. Dead end roadways over 150 feet in length are required to have an approved turnaround. 3. Dead end access roadways over 700 feet in length are required to have a secondary access. This Plat requires a secondary access roadway. 4. All lots on a dead end access roadway between 500 and 700 feet are required to be sprink1ered. A secondary access would eliminate this requirement. 5. Street addresses shall be visible from a public street. Please feel free to contact me if you have any questions. i: \reedshawplterc.doc City of Renton Department of Planning / Building / Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: R r-e-COMMENTS DUE: SEPTEMBER 8, 2005 APPLICATION NO: LUA05-091, PP, ECF DATE CIRCULATED: lillGUS-f25,-2065 APPLICANT: Breck Scott PROJECT MANAGER:: NanQY~Weit---·----------- PROJECT TITLE: Reedshaw Preliminary Plat ! PLAN REVIEW: Jan lilian I I SITE AREA: 2_25 acres BUILDING AREA_{gross): N/A AUG Z ~ L005 i LOCATION: 3705 NE Sunset Blvd I WORK ORDER NO: 77458 --.. :~_J SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPA) RevieW __ ~Dct ttearing Examiner Preliminllry Plat approval for a 13-lot subdivision on a 2.25-acre site. The three existing structures would be removed/demolished. The-site isToCated within the Residential -10 (R-1 0), residential zoning designation. Proposed lot sizes range from 3,200 sq. ft. to 6,100 sq. ft. Access to the lots is proposed via a new public street extending north off of NE 14th St., terminating in a cul-de-sac. A street modification is requested for a reduction of right of way width. The site contains 100-foot wide power transmission and a gas line easements. The site does not contain any critical areas. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housing Air Aesthetics Water UghtlGlare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources PreseNation Airport Environment 10,000 Feet 14.000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS l ' \;.~ l) ~fJ 1 particular attention to those areas in which we have expertise and _have iden 'fied areas of probable impact or eeded to properly assess this proposal_ Signature 0 Date • Marcel Desranleau 3807 N.E. 14th Street Renton, Washington 98056 2 September 2005 Nancy Well, Senior Planner Development Services Division 1055 South Grady Way Renton, Wash 98055 Subject: Reedshaw Preliminary Plat, LUA05-091, PP,ECF Dear Ms Well, O£V£LOPM£ . CIT'( OF Wct;,.~~NING SEP -62005 RECEIVED I am a homeowner in the Woodbrier Development due east of the proposed Reedshaw Preliminary Plat. I reside on Lot 1 of the Woodbrier Development which is situated on the S.E. comer Redmond Ave and N .E. 14th Street. This puts my property directly in line with the principle access off of 14th Street to the subject plat. My concerns with this development are as follows: 1) The intersection of Redmond Ave N.E. and N.E. Sunset Blvd is already impacted with the (2) existing developments accessing this roadway. It is getting increasingly difficult to embark on N.E. Sunset Blvd heading west. The sight lines from the intersection of Redmond Ave N.E. and Sunset Blvd is particularly poor to the west. This intersection is situated on a curving section of Sunset Blvd and motorists exiting on and off of Redmond Ave are quickly overtaken by motorists on Sunset Blvd due to poor visibility and reduced stopping distances. Recently there has been a clumsy attempt to cut down an embankment on the NW comer of that intersection -but that has done little to help. I recommend that a traffic signal be installed at this intersection to mitigate this new development's impacts and to decrease traffic hazards in this area. 2) I am concerned with a single access to this development. The plat calls for 13 new homes accessed from a cul-de-sac. Why can't his development be accessed also from N.E. 14th to the west or Sunset Blvd? 3) My home fronts on the intersection ofthe new roadway serving this development. As this new roadway does not align with NE 14 to the east -the headlights of cars exiting this development heading east will shine into my home's windows. Why wasn't this new roadway aligned with the same street to the east? What can I expect as mitigation measures for this lighting impact on my property? 4) What construction mitigation measures are going to be established for the residents off of Redmond Ave? Please require that Redmond Ave is kept clear of construction traffic and the roadway is kept clean of construction mud and debris. 5) The plat shows a detention pond at the north end of the development. The development due south of Woodbrier also has a detention pond that has not been maintained. Apparently this maintenance is awaiting the establishment of a Home Owners Association. In the mean time -this un-maintained area is a visual blight to my property. I recommend that the developer be required to post a bond to ensure the maintenance of this facility until such time that a legitimate governing party takes responsibility for this maintenance. 6) Who is responsible for maintaining the right-of-way on the west side of Redmond Ave N.E.? This area is probably in the power line right of way. This area is over grown with evasive plants and shrubs. 7) Finally, please pay close attention to the width of the various roadways in this development. The private roadways serving the Woodbrier Development are extremely narrow and would be difficult to access in the event of an emergency. I do not think that the section ofN.E. 14th Street serving my development conforms to street requirements due to width or construction. Let's not risk lives for increased profits to the City or Developer. Thank you for your time and consideration to this matter. I plan on attending your public hearing on this matter on the 18th of October. Sincerely, U~bUt~UAA Marcel Desranleau 425-442-5907 1324 Queen Ave NE Renton, WA 98056-3341 DEVELOPMENT P CITY OF AENT~~NING September 1, 2005 Ms. Nancy Weil Senior Planner Development Services Division 1055 South Grady Way Renton, WA 98055 Dear Ms. Weil: Subject: Notice of Application, dated August 25, 2005 Land Use Number: WAQ5.091, PP, ECF Pruject Name: Reedshaw PntHminary Plat SEP -62005 RECEIVED I am interested in being made a party of record to receive further infonnation on the above- proposed project. Additionally I wanted to forward an action that I have taken that potentially may affect the proposed project In 2004 the current owner of the 2.25-acre site, communicated that the site had been surveyed and the current property line was incorrect and should be twelve (12) inches West of its current position. My family has lived in the house for seven years and the home and the property line have been in existence since 1959. The property line will need to remain where it has been for the last forty-six years due the historical life of the property line. I have legal counsel creating the docwnent to support this decision. I anticipate sharing this docwnent with the City of Renton, the current owner of the site, land developers, contractors, and site workers. I have maintained and landscaped the area running parallel to the property line for the last seven years and am confident the above parties will support the maintenance the current property line. Regards, Kristina L. Akers City of Renton Department of Planning / Building / Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: ~ COMMENTS DUE: SEPTEMBER 8, 2005 APPLICATION NO: LUA05-091, PP, ECF DATE CIRCULATED: AUGUST_?C; ~ APPLICANT: Breck Scott PROJECT MANAG~ ~ Weil ~ PROJECT TITLE: Reedshaw Preliminary Plat PLAN REVIEW: Jan lilian T 0 ~ SITE AREA: 2.25 acres BUILDING AREA Jgross): N/A LOCATION: 3705 NE Sunset Blvd I WORK ORDER NO: 77458 SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Hearing Examiner Preliminary Plat approval for a 13-lot subdivision on a 2.25-acre site. The three existing structures would be removed/demolished. The site is located within the Residential -10 (R-10), residential zoning designation. Proposed lot sizes range from 3,200 sq. ft. to 6,100 sq. ft. Access to the lots is proposed via a new public street extending north off of NE 14th St., terminating in a cul-de-sac. A street modification is requested for a reduction of right of way width. The site contains 100-foot wide power transmission and a gas line easements. The site does not contain any critical areas. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmenial Health Public Services -' Energyl HistoriclCultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELA TED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional infor;.,atil'): ~e~de~; ::;perlY assess this proposal. L.AJvv~ (l-Z'l"Of Signature of Director or Authorized Representative Date City of Renton Department of Planning / Building / Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: ~i~ ~tY'\ COMMENTS DUE: SEPTEMBER 8, 2005 APPLICATION NO: LUA05-091, PP, ECF DATE CIRCULATED: AUGUST 25,2005 APPLICANT: Breck Scott PROJECT MANAGER: Nancy Weil PROJECT TITLE: Reedshaw Preliminary Plat PLAN REVIEW: Jan lilian SITE AREA: 2.25 acres BUILDING AREA (gross): NlA LOCATION: 3705 NE Sunset Blvd I WORK ORDER NO: 77458 SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Hearing Examiner Preliminary Plat approval for a 13-lot subdivision on a 2.25-acre site. The three existing structures would be removed/demolished. The site is located within the Residential -10 (R-10), residential zoning designation. Proposed lot sizes range from 3,200 sq. ft. to 6,100 sq. ft. Access to the lots is proposed via a new public street extending north off of NE 14th St., terminating in a cul-de-sac. A street modification is requested for a reduction of right of way width. The site contains 100-foot wide power transmission and a gas line easements. The site does not contain any critical areas. 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 N~ssary Environment Minor Major Information Impacts Impacts Necessary Earth Housing Air Aesthetics Water UghtlGlare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmenial Health Public Services Energy/ Historic/Cultural Natural Resourr:es Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have re iewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or e additional information is need to properly assess this proposal. Date DATE: August 25, 2005 LAND USE NUMBER: LUA05.091, PP, ECF PROJECT NAME: Aeedshaw Preliminary Plat PROJECT DESCRIPTION: The applicant Is requesting Environmental (SEPA) Review and Hearing Examiner Preliminary Plat approval for a 13·101 subdiv'lsion on a .2.2S-acre site. T~e t~ree existing .stru~tures would be removsCVdemolished. The site is located within the Resldenllal· 10 (A-10), residential zoning designatIOn, Proposed lot slzes range from 3,200 sq. ft. to 6,100 sq. It. Access to the lots is proposed via a new public s!~eet extendin,9 north off ,of NE 14th St., terminating in a cul·de-sac. A street modification is requested for a reduction of right Of."!SY Width. The site contains 100-foot wide power transmission and a gas line easements. The site does not contain any cntlcal areas. PROJECT LOCATION: 3705 NE Sunset Boulevard OPTIONAL DETERMINATION OF NON-SIGNIFICANCE, MITIGATED (DN8-M): As the Lead Agency, the City of Renton has determined that sIgnifIcant environmental impacts are unlikely to result from the proposed project. Therefore, as permitted under the ACW 43.21 C.ll0, the City of Renton Is using the Optional DNS-M process to give noUce that a DNS- M is likely to be Issued. Comment periods for the project and the proposed DNS-M are integ~at~d Into a slngl~ c~mment 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 the DNS-M. PERMIT APPLICATION DATE: August 1, 2005 NOT1CE OF COMPLETE APPLICAT10N: Augus125,2oo5 APPLICANTIPROJECT CONTACT PERSON: Lou L ..... n, P.ellle Engineering; Tol: (425) 251·8811; Eml: lIa ... enOpaceng.com PennttalRevlew Requested: Other PermIt8 which may be required: Roquollod Studies: Locatfon where application may be reviewed: PUBLIC HEARING: CONSISTENCY OVERVIEW: ZonlngfLand Use: Environmental Documents that Evaluate the Proposed ProJect: Development Regulations Used For ProJect Mitigation: Environmental (SEPA) RevIew, Preliminary Plat Approval Construction, Building, and Fire Permits Environmental Checklist, Geotechnical Study, Drainage Report Plannlng/Bulldlng!Public Works Department, Development Services Division, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA 98055 Public hearing Is tentatiyely scheduled for October 18 200! before the Renton Hearing Examiner in Renton Council Chambers. Hearings begin at 9:00 AM on the 7th floor of the new Renton City Hall located at 1055 South Grady Way. The subject site is deSignated Residential Medium Density (RMD) on the City of Renton Comprehensive Land Use Map and Residential - 1 0 (R~ 10) dwellings per acre on the City's Zoning Map. Environmental (SEPA) Checklist The project will be subject to the City's SEPA ordinance, Public Works Standards, Zoning Code, International Building and Fire Codes, and other applicable codes and regulations as appropriate. Proposed Mitigation Measures: The following Mitigation Measures will likely be imposed on the proposed project. These recommended Mitigation Measures address project impacts not covered by existing codes and regulations as cited above, The applicant will be requIred to pay the appropriate Transportation MItigation Fee; The applicant will be required to pay the appropriate Fire Mitigation Fee; and The applicant will be required to pay the appropriate Parks Mitigation F68. Comments on the above application must be submitted In wetting to Nancy Well, Senior Planner, Development Services Division, 1055 South Grady Way, Renton, WA 98055, by 5:00 PM on September 7, 2005. This matter Is also ten~tiv.ly scheduled for a public hearing on October 18, 2005, at 9:00 AM, Council Chambers, Seventh Floor, Renton City Hall, ~055 ~~uth Grady Way, Renton. If you are interested in attending the hearing, please contact the Development S~IC~S DI.v.lslon to ensure. that the hearing has not been rescheduled at (425) 430-7282. If comments cannot be submitted In wntlng by the date ~ndicated above, you m~y stm 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 ~eceive ad.ditional information by mail, please contact the project manager: Anyone whO submits written comments will automatically become a party of record and will be notified of any decision on this project. CONTACT PERSON: Nancy Well, Senior Planner; (425) 430·7270 PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION R:.. ~ Z Q)' :> (:) < S ''I} CI I --0 Q! ,s-. a 0 ~ RI If you would like to be m~de a party of record to receive further information on this proposed project, complete Ihls form and re1um 10: City of Renton, Development Planning, 1055 So. Grady Way, Renlon, WA 96055. Name/File No.: Reedshaw Preliminary PlaVLUA05·091, PP, ECF NAME: MAILING ADDRESS: TELEPHONE NO.: ________ _ CERTIFICA TION I, De1'ek:.. Jor C;{V1 , hereby certify that . 3, copies of the above document were posted by me in ~ conspicuous places or nearby the described property on If DATE: (5-J-. ~ -0 S SIGNED: 0;. ()(. b ~~~/~~~---------- ~~T: Subscribed and sworn before me, a N~fj. u_, b.liC,' in and for the State ~~\\( W A: ,on the 2-?t., day of ~~.~ ';\ . --1fA,/iV~l="'o=.-.:'F-~r:::p.~r--- "f' ,--: .'~ .":;~ :;:; NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) DATE: August25,2005 LAND USE NUMBER: LUA05-091, PP, ECF PROJECT NAME: Reedshaw Preliminary Plat PROJECT DESCRIPTION: The applicant is requesting Environmental (SEPA) Review and Hearing Examiner Preliminary Plat approval for a 13-lot subdivision on a 2.25-acre site. The three existing structures would be removed/demolished. The site is located within the Residential -10 (R-10), residential zoning designation. Proposed lot sizes range from 3,200 sq. ft. to 6,100 sq. ft. Access to the lots is proposed via a new public street extending north off of NE 14th St., terminating in a cul-de-sac. A street modification is requested for a reduction of right of way width. The site contains 100-foot wide power transmission and a gas line easements. The site does not contain any critical areas. PROJECT LOCATION: 3705 NE Sunset Boulevard OPTIONAL DETERMINATION OF NON-SIGNIFICANCE, MITIGATED (DNS-M): As the Lead Agency, the City of Renton has determined that significant environmental impacts are unlikely to result from the proposed project. Therefore, as permitted under the RCW 43.21 C.11 0, the City of Renton is using the Optional DNS-M process to give notice that a DNS- M is likely to be issued. Comment periods for the project and the proposed DNS-M are integrated into a single comment period. There will be no comment period following the issuance of the Threshold Determination of Non-Significance- Mitigated (DNS-M). A 14-day appeal period will follow the issuance of the DNS-M. PERMIT APPLICATION DATE: NOTICE OF COMPLETE APPLICATION: August 1, 2005 August 25, 2005 APPLICANT/PROJECT CONTACT PERSON: Lou Larsen, Pacific Engineering; Tel: (425) 251-8811; Eml: lIarsen@paceng.com Permits/Review Requested: Other Permits which may be required: Requested Studies: Location where application may be reviewed: PUBLIC HEARING: CONSISTENCY OVERVIEW: Zoning/Land Use: Environmental Documents that Evaluate the Proposed Project: Development Regulations Used For Project Mitigation: Environmental (SEPA) Review, Preliminary Plat Approval Construction, Building, and Fire Permits Environmental Checklist, Geotechnical Study, Drainage Report Plannlng/Bulldlng/Publlc Works Department, Development Services Division, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA 98055 Public hearing is tentatively scheduled for October 18. 2005 before the Renton Hearing Examiner in Renton Council Chambers. Hearings begin at 9:00 AM on the 7th floor of the new Renton City Hall located at 1055 South Grady Way. The subject site is designated Residential Medium Density (RMD) on the City of Renton Comprehensive Land Use Map and Residential-10 (R-10) dwellings per acre on the City's Zoning Map. Environmental (SEPA) Checklist The project will be subject to the City's SEPA ordinance, Public Works Standards, Zoning Code, International Building and Fire Codes, and other applicable codes and regulations as appropriate. Proposed MItigation Measures: The following Mitigation Measures will likely be imposed on the proposed pr~. These recommended Mitigation Measures address project impacts not covered by existing codes and regulations as cited above. The applicant will be required to pay the appropriate Transportation Mitigation Fee; The applicant will be required to pay the appropriate Fire Mitigation Fee; and The applicant will be required to pay the appropriate Parks Mitigation Fee. Comments on the above application must be submitted In writing to Nancy Weil, Senior Planner, Development Services Division, 1055 South Grady Way, Renton, WA 98055, by 5:00 PM on September 7, 2005. This matter Is also tentatively scheduled for a public hearing on October 18, 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 to ensure that the hearing has not been rescheduled at (425) 430-7282. If comments cannot be submitted in writing by the date indicated above, you may still appear at the hearing and present your comments on the proposal before the Hearing Examiner. If you have questions about this proposal, or wish to be made a party of record and receive additional information by mail, please contact the project manager. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. CONTACT PERSON: Nancy Well, Senior Planner; (425) 430-7270 I PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION I R-~ R-8 -F RH$ ~ R~-r R-/ If you would like to be made a party of record to receive further information on this proposed project, complete this form and return to: City of Renton, Development Planning, 1055 So. Grady Way, Renton, WA 98055. Name/File No.: Reedshaw Preliminary PlatlLUA05-091, PP, ECF NAME: MAILING ADDRESS: TELEPHONE NO.: ________ _ CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 25th day of August, 2005, I deposited in the mails of the United States, a sealed envelope containing NOA, Accpt Ltr, Env. Checklist, & PMT's documents. This information was sent to: Agencies -NOA, Env. Checklist & PMT's See Attached Surrounding Property Owners -NOA only See Attached Breck Scott -Accpt Ltr Owner/Applicant Lou Larsen -Accpt Ltr Contact (Signature of Sender),;...: ~~:::!-'~~~~~'~~~~~~ _______ ----::\~'-;:::. ~~-~"'~"'-"~~ S F. KOKKO''' STATE OF WASHINGTON SS COUNTY OF KING I certify that I know or have satisfactory evidence that Stacy Tucker NOTARY PUBLIC STATE OF WASHINGTON COMMISSION EXPIRES MARCH 19, 2006 "i,~~." .• -.. ,'--. ....... "" signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. Dated: g '1 I <?{" _----'-..a........;..-+ • ......:... __ _ Notary Public in and for the Sate of Washington Notary (print): __ ~_~.....;.Vi-:-~---,.f':"'-"'--tt_K_'~ ________ _ My appointment expires: 311~lob Reedshaw Preliminary Plat LUA05-091, 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, W A 98032-5895 Puget Sound Energy City of Tukwila Municipal Liason Manager Steve Lancaster, Responsible Official Joe Jainga 6300 Southcenter Blvd. 201 South Jackson Street KSC-TR-0431 PO Box 90868, MS: XRD-01W Tukwila, WA 98188 Seattle, WA 98104-3856 Bellevue, WA 98009-0868 Seattle Public Utilities Real Estate Services Title Examiner 700 Fifth Avenue, Suite 4900 PO Box 34018 Seattle, WA 98124-4018 Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and cities will need to be sent a copy of the checklist, PMT's, and the notice of application. * Also note, do not mail Jamey Taylor any of the notices she gets hers from the web. Only send her the ERC Determination paperwork. template -affidavit of service by mailing 091150003506 AKERS KRISTINA L 1324 QUEEN AV NE RENTON WA 98056 951099007001 BANH HUNG+HA NU 3802 NE 14TH ST RENTON WA 98056 182350015000 BERRETT JO ANN 3800 NE SUNSET BL #E-l02 RENTON WA 98056 042305908305 CHERMAKANI KARTHIK T 1402 QUEEN AV NE RENTON WA 98056 182350006009 CUNNINGHAM CARMEN 3800 NE SUNSET BL #C-l0l RENTON WA 98056 182350011009 DEBOLT GAIL 3800 NE SUNSET BLVD #Dl04 RENTON WA 98056 951099009007 DOUGLAS JAMES S 3815 NE 14TH PL RENTON WA 98056 042305920102 ESCAMILLA GAYLE C+SALVADOR A 1426 QUEEN AV NE RENTON WA 98056 182350014003 FLORES WENDY 3800 NE SUNSET BL #El0l RENTON WA 98056 091150004009 GARVIN NATHANIEL C 3624 NE 14TH ST RENTON WA 98056 042305936603 ALLEN BRETT M+ALLEN RENEE 1218, REDMOND AV NE #6 RENTON WA 98056 091150001005 BEERS E A 1210 QUEEN AV NE RENTON WA 98056 182350012007 BOODY POCHANA 164 RAINTREE TRAIL JUPITER FL 33458 951099010005 CHOW ROBERT 7436 S 114TH ST SEATTLE WA 98178 330780007002 DALLAVALLE CLAUDIO+KAREN 1315 REDMOND PL NE RENTON WA 98059 330780010006 DENNY MARK A+SARAH A 3711 NE 13TH PL RENTON WA 98056 182350027005 DUKE ALLISON 3800 NE SUNSET BL #F-l02 RENTON WA 98056 182350004004 EVANS DANA L 3800 NE SUNSET BL #B-l03 RENTON WA 98056 330780004009 FRUEHAUF BRAD S+JENNIFER R 1312 REDMOND PL NE RENTON WA 98056 951099004008 GONZALEZ RICHARD V+FRANCES A 20328 SE 130TH ST ISSAQUAH WA 98027 182350021008 -'nsuffic\Ch+~ ANDERSON JASON M -g\zdo5" 3800 NE SUNSET BL RENTON WA 98056 951099015004 BEHRENS SCOTT L 3800 NE 14TH PL RENTON WA 98056 182350020000 BRAMBACH NANCY N 15413 SE 133RD ST RENTON WA 98059 951099013009 COOLEY TODD L 3812 NE 14TH PL RENTON WA 98056 042305906309 DALPAY PROPERTIES L L C PO BOX 2436 RENTON WA 98056 951099001004 DESRANLEAU MARCEL A 3807 NE 14TH ST RENTON WA 98056 330780012002 ENGBERG GREGORY & MEEGHAN 3718 NE 13TH PL RENTON WA 98056 182350001000 FARRA MARY MARGARET 3800 NE SUNSET BV #A101 RENTON WA 98056 182350018004 -A~rd-~ GARDNER JOSSIE G ~zql()l;) 3800 NE SUNSET BL #E-201 RENTON WA 98056 042305930002 HAGEN JAMES E 1429 QUEEN AV NE RENTON WA 98056 182350016008 HALL HELEN M 3800 NE SUNSET BL #E-103 RENTON WA 98056 182350022006'-Not-deli~~_~ HISSONG MATTHEW L ~ 3800 NE SUNSET BL #E301 ~151105 RENTON WA 98056 042305936009 JENSEN CHRIS J 1408 QUEEN AV NE RENTON WA 98056 330780008000 KBS III LLC 12320 NE 8TH ST #100 BELLEVUE WA 98005 182350026007 KOBAYASHI GEORGE S+FRANCES 7033 S LAKE RIDGE DR SEATTLE WA 98178 091150004504 LEMMON C J+DONNA J 3616 NE 14TH ST RENTON WA 98056 042305930309 LYONS JAMES E 208 ORCAS PL SE RENTON WA 98059 042305909006 MASTAN ALI 13810 SE 42ND PL BELLEVUE WA 98006 042305907208 MEAKIN AL & VIOLET 7100 S TAFT ST SEATTLE WA 98178 091150002508 MUSCAT JAMES P 1308 QUEEN AV NE RENTON WA 98056 042305929905 HIATT ERIC E+EMILY S 1421 QUEEN AV NE RENTON WA 98055 951099016002 HUANG XIAO YAN 1448 REDMOND AV NE RENTON WA 98056 042305936702 JUBRAN SUHAIL H 1217 REDMOND AV NE RENTON WA 98056 182350009003 KEELER CASEY 3800 NE SUNSET BL #D102 RENTON WA 98056 330780005006 LE JENNIFER ANH 1318 REDMOND PL NE RENTON WA 98059 042305918403 LOWE DONALD A 1411 QUEEN AV NE RENTON WA 98056 951099005005 MAHAN ERIK N 3814 NE 14TH ST RENTON WA 98056 091150002003 MCFARLAND LORI B 1300 QUEEN AV NE RENTON WA 98056 182350025009 MEY LYOAN 3800 NE SUNSET BL #E304 RENTON WA 98056 951099003000 .-~ N>\- NELSON JONNA ~ull"\ 'OIztilc6 3819 NE 14TH ST RENTON WA 98056 091150012507 HILL T R 1309 QUEEN AV NE RENTON WA 98055 951099006003 IMANI REZA G 3808 NE 14TH ST RENTON WA 98056 091150012002 JUCO ROGELIO D+ERLINDA B 1301 QUEEN AV NE RENTON WA 98055 182350019002 KINNEY WAYNE M 3800 NE SUNSET BL #E202 RENTON WA 98056 042305929806 LEE LIB & MARCELLA 9400 37TH AV SW SEATTLE WA 98126 182350005001 LOWEN HEATHER L 3800 NE SUNSET BLVD #B104 RENTON WA 98056 330780009008 MANIKHOTH THOMAS+ANN 3717 NE 13TH PL RENTON WA 98056 091150005006 MCPEAK RUSSELL+MARIE CO-TTE MCPEAK FAMILY TRUST 409 JEFFERSON AV NE RENTON WA 98056 091150011509 MOUNTS W G 1215 QUEEN AV NE RENTON WA 98055 042305935902 NGUYEN THONG+DAI LE 1414 QUEEN AV NE RENTON WA 98056 951099014007 NGUYEN THUY 3806 NE 14TH PL RENTON WA 98056 182350024002 -~PkD..Oct O'HEARN JOHN P ~ g1~lo5" 3800 NE SUNSET BLVD #E-303 RENTON WA 98056 182350010001 REIMER BRYAN A+SCOTI DEVIN 3800 NE SUNSET BL #D103 RENTON WA 98056 182350002008 SCHLEMMER SHIRLEE H 3800 NE SUNSET BL #B-101 RENTON WA 98056 091150001500 SEGUR RICHARD H 1216 QUEEN AV NE RENTON WA 98056 951099002002 SPASSOVA SVETLANA S 3813 NE 14TH ST RENTON WA 98056 182350007007 VOGT RICHARD C 3800 NE SUNSET BLVD #C102 RENTON WA 98056 951099012001 WHITLOW LUANN L 3818 NE 14TH PL RENTON WA 98056 951099008009 ZHENG JUN 3821 NE 14TH PL RENTON WA 98056 330780003001 NGUYEN THUY N 1306 REDMOND PL NE RENTON WA 98056 182350023004 PARTLOW MATIHEW T +KAREN 3800 NE SUNSET BLVD #E-302 RENTON WA 98056 182350017006 SAKAUE DAN K 3800 NE SUNSET BL #E-104 RENTON WA 98056 042305906408 SCOTI BRECK PO BOX 2752 RENTON WA 98056 182350003006 SHAW CHERYL 3800 NE SUNSET BL #B-102 RENTON WA 98056 182350008005 TU BICH-HANG D 3800 NE SUNSET BL #D 101 RENTON WA 98056 330780002003 WEEDMAN BROCK B+DARLENE M 1300 REDMOND PL NE RENTON WA 98056 042305904601 WONG KAHSOON 3818 NE 12TH ST RENTON WA 98056 182350013005 NIELSON MARK G 3800 NE SUNSET BLVD #D-106 RENTON WA 98056 330780011004 REED WILLIAM C+REED GINA 3712 NE 13TH PL RENTON WA 98056 042305934301 SCHLEGELMILCH DANIEL HSUMEI - TIEES 1420 QUEEN AV NE RENTON WA 98056 091150013000 SCUDDER JEFFREY D 3609 NE 14TH ST RENTON WA 98056 330780001005 SHOYCHIN VADIM+ALLA 1248 REDMOND PL NE RENTON WA 98056 091150003001 TURNBULL PETER D+JOAN E 1316 QUEEN AV NE RENTON WA 98056-3341 330780006004 WEIGEL DENNIS + VIVIAN 16853 SE 112TH ST RENTON WA 98059 951099011003 \ YEE GEORGE HON 3803 NE 14TH PL RENTON WA 98056 Kathy Keolker-Wheeler, Mayor August 25, 2005 Lou Larsen Pacific Engineering 4180 Lind Avenue SW Renton, WA 98055 Subject: Reedshaw Preliminary Plat LUA05-091, PP, ECF Dear Mr. Larsen: CITY _)F RENTON PlanningIBuildinglPublic Works Department Gregg Zimmerman P.E.,Administrator The Development Planning Section of the City of Renton has determined that the subject application is complete according to submittal requirements and, therefore, is accepted for review. It is tentatively scheduled for consideration by the Environmental Review Committee on September 20, 2005. Prior to that review, you will be notified if any additional information is required to continue processing your application. In addition, this matter is tentatively scheduled for a Public Hearing on October 18,2005 at 9:00 AM, Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton. The applicant or representative(s) of the applicant are required to be present at the public hearing. A copy of the staff report will be mailed to you one week before the hearing. Please contact me at (425) 430-7270 if you have any questions. Sincerely, Nancy Wei I Senior Planner cc: Breck Scott / Owner -------1 O-S-S-S-o-ut-h-G-ra-d-y-W-a-y---R-en-to-n-, -W-a-sh-in-g-to-n-9-g-0-SS------~ ® This paper contains 50% recyded material, 30% post consumer AHEAD OF THE CURVE CIT~ )F RENTON Kathy Keolker-Wheeler, Mayor PlanningIBuildinglPublic Works Department Gregg Zimmerman P.E., Administrator August25,2005 Superintendent's Office Renton School District #403 300 SW 7'h Street Renton, WA 98055-2307 Subject: Reedshaw Preliminary Plat LUA05-091, PP, ECF DEVELOPMENT CITY OF RE~'-t~N/NG SEP 192005 RECEIVED hb':';.::i/EO F.lJG 2 9 2005 OFFICi:. ..... t In.: SUPERINTENDEN, The City of Renton Deveiopment Services Division has received an application fur a '13-10t single-family subdivision located at 3705 NE Sunset Blvd. Please see the enclosed Notice of Application for further details. In order to process this application, the Development Services Division needs to know which Renton schools would be attended by children living in residences at the location indicated above. Please fill in the appropriate schools on the list below and return this letter to my attention, Development Services Division, City of Renton, 1055 South Grady Way, Renton, Washington 98055 by September 8, 2005. Elementary School: ~1.L.~ Middle School: ~~-&cd£;c:: HighSchool: ~ Will the schools you have indicated be able to handle the impact of the additional students estimated to come from the proposed development? Yes ..-IQ No __ _ Any Comments: __________ --!-________________ _ Thank you for providing this important information. If you have any questions regarding this project, please contact me at (425) 430-7270. Sincerely, NancyWeil Senior Planner Ene!. -------=-1 O-=-S=-=S:-:S=-o-ut-=-h-::G=-ra-d=-y-=W,=-=-a-y---::"R-en-t-on-,-=:W,-=-a--=sh-=-in-g-to-n-""'9S=-=O-=S-=-S ------~ * This paper contains 50% recycled material, 30% post consumer AHEAD OF THE CURVE PROPERTY OWNER(S) PROJECT INFORMATION NAME: 6e'(i:'-:~ C:.::SC~6rT PROJECT OR DEVELOPMENT NAME: ~~ ADDRESS: r O~ DcJX, '[,76'Z- CITY: ecJ((jJ ZIP: <1 ttf.x.o PROJECT/ADDRESS(S)Il,.OCATION AND ZIP CODE: ~1e·5 "je= 'GULl3E.T lbL.:VO e£---Jz<.~ ~ c~8:o~5~1 TELEPHONE NUMBER: 425 -?:2.B ,,-S~; 14-KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): APPLICANT (if other than owner) <!J4'l. ",?>c>c59 0(04- NAME: 'PIil~)lt:12'.[-~r CL. dee. EXISTING LAND USE(S): ~--?iJiL-C -ft'\.il-il L\.{ COMPANY (if applicable): PROPOSED LAND USE(S): CSI JCi LE 'Fl'vYl \If{ ADDRESS: EXISTI~~ CO~REHENSIVE PLAN MAP ~~NATION: ~JI DE. TI.P\L mC:O I Utvt. ~·:.>i r'( CITY: ZIP: PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable): e£.S, ME1:),Oh{ OE:.J$(T<r TELEPHONE NUMBER EXISTING ZONING: e--\U CONTACT PERSON PROPOSED ZONING (if applicable): ~-IG NAME: LOG~~ SITE AREA (in square feet): G\btOe~Sf= SQUARE FOOTAGE OF ROADWAYS TO BE DEDICATED COMPANY (if a~e)J . . J . ff~~C\r:lC'-11 C-:f2-\ C( ADDRESS: FOR SUBDIVISIONS OR PRIVATE STREETS SERVING THREE LOTS OR MORE (if applicable): Glv,<ZZ . car 41tJO Li~{r) ~~_ :.:3(0 PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET ACRE (if applicable): 8 p. t) I / ACe-E.. CITY: :Ju J ZIP: ee c.'} \t'o5s NUMBER OF PROPOSED LOTS (if applicable): r? TELEPHONE NUMBER AND E-MAIL ADDRESS: 4;2S -L5t·-88\ l (LLf\eSEJJ~) rPoc:.Et-ki.CGr\, ) NUMBER OF NEW DWELLING UNITS (if applicable): I~ Q:' WEB\PW\DEVSERV\Forms\Planning\masterapp.doc08I29/03 ...--_______ P-----!::t::--E_C_T_I_N_F_O....,RMATION lcontil NUMBER OF EXISTING DWELLING NITS Of applicable): '3 SQUARE FOOTAGE OF PROPQSEQ RESIfi»ENTIAL BUILDINGS (if applicable): Uu k:.UOL;]H SQUARE FOOTAGE OF EXISTING nt;;,1IU':;;1'I BUILDINGS TO REMAIN (If applicable): SQUARE FOOTAGE OF PROrqSED NON-RESIDENTIAL BUILDINGS (if applicable): N I P\ SQUARE FOOTAGE OF EXISTING "'~'"-n,''''''' BUILDINGS TO REMAIN (if applicable): NET FLOOR applicable): OF NON-RESIDENTIAL BUILDINGS (if ~ NUMBER OF EMPLOYEES TO BE EMpLOYED BY THE NEW PROJECT (If applicable): Jod E. PROJECT VALUE: I (~) f <X.X) IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): Q AQUIFER PROTECTION AREA ONE Q AQUIFER PROTECTION AREA TWO Q FLOOD HAZARD AREA Q GEOLOGIC HAZARD Q HABITAT CONSERVATION Q SHORELINE STREAMS AND LAKES Q WETLANDS ___ sq.ft. ___ sq.ft. ___ sq.ft. ___ sq.ft. ___ sq.ft. LEGAL DESCRIPTION OF PROPERTY (Attach legal description on separate sheet with the following information included) SITUATE IN THE COE QUARTER OF SECTION ±, TOWNSHIPrc3~RANGE 5 , IN THE CITY OF RENTON, KING COUNTY, WASHINGTON. TYPE OF APPLICATION & FEES List all land use applications being applied for: 1. ?ec-uwuJP&-1 PL-~T rWtJO 3. 2. c:::£..-r~ g.E:\Ii 6.~ :15e(J 4. Staff will calculate applicable fees and postage: $ AFFIDAVIT OF OWNERSHIP I, (Print Namels) (i3vec.j,{ 5' PJ'-fI declare that I am (please check one) .L!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 statements and answers herein contained and the information herewith are in all respects true and correct to the best of my knowledge and belief. ~ A t ~ ,ce..,. .... , know '" have -,. """""" Ih.. ~eECl<.. '3:c6 TT . signed this instrument a~d ack~owI~ged it to be hisJher/their free and voluntary act for the uses and purposes mentioned In the Instrument ~ .... (Signature of OwnerlRepresentative) rthe State of Washington (Signature of OwnerlRepresentative) Notary (Print) U,U E. Lf'\2SEJ... , My appointment expires: Co / ,ct / '2.C(~-:;,-7 Q:\WEB\PW\DEVSERV\Fonns\Planning\masterapp.doc08I29/03 , , . CALfFORNIA ALL-PURPOSE KNOWLEDGMENT No. 5907 State of California County of San Diego : i On I&rt.--~.~cJS-beforeme, J.L. Scantlin, Notary Public DATE NAME. TITLE OF OFFICER· E.G" "JANE DOE. NOTARY PUBLIC" personally appeared !3,ee ~ It I~a () tt= , • ./ NAME(S) OF SIGNER(S) ~ personally known to me -OR -0 proved to me on the basis of satisfactory evidence ••••••• m •• e·l J. L. sCANTLIN ~ @ Commission' 134234~ z ~. Notary Public -California ~ Z San Diego County l i. u •• My;o:m.;.~":F:::': te e .... <@:. z . 1 Mv • u ••.. to be the person~ whose nameM is/-a-re- subscribed to the within instrument and ac- knowledged to me that he/sAc/tPrey. executed the same in his/R-erltltei, authorized capacity~and that by his/A-erfthei-r signaturek8ron the instrument the perso~ or the entity upon behalf of which the personM acted, executed the instrument. ----------OPTIONAL ---------- Though the data below is not required by law. it may prove valuable to persons relying on the document and could prevent fraudulent reattachment of this form. CAPACITY CLAIMED BY SIGNER DESCRIPTION OF ATTACHED DOCUMENT o INDIVIDUAL o CORPORATE OFFICER TITLE OR TYPE OF OCUMENT TITLE(S) o PARTNER(S) o LIMITED o GENERAL / o ATIORNEY-IN-FACT NUMBER OF PAGES o TRUSTEE(S) o GUARDIAN/CONSERVATOR o OTHER: ----------------------- DATE OF DOCUMENT SIGNER IS REPRESENTING: NAME OF PERSON(S) OR ENTITY(IES) SIGNER(S) OTHER THAN NAMED ABOVE t01993 NATIONAL NOTARY ASSOCIATION· 8236 Remmel Ave .• P.O. Box 7184· Canoga Park. CA 91309·7184 .' :£ 6rttlL ~t~1/ t?5 my c?j'h'Jf-I/J f,e-r n ':':; or & •••••• 6, ~- J. L. SCANTLIN 1 ommission f. 1342341 ltary Public -California ~ San Diego County ~ omm. Expires Feb 3, 2006 _ ~-;;;nttaY1 ;(5 05 j ~r/ Zb J..ol'1 ,k,r5 t A'f -k ad malleI::;' t!vnu-rn';'J ik j2,.euc/siJ ClN 1',e.,J,',,-,.na"t fY fa I: ~ ~. "h e ..... rf], ~ s~A:rJN· e t <, Commission f. 134234 ~ ~ Notary Public -California ~ San Diego County ~ My Comm, Expires Feb 3, 2006 . , . . -:VELOPMENT SERVICES DIVISION DEV~W:M%NT PLANNING WAIVER _F SUBMITTAL REQUIRI:: ••. ENTS RENToN FOR LAND USE APPLICATIONS AUG -12005 RECEIVED ·[)(U·[·(>}t~R[~t®1:=tE~~:.~)nth?/)?Y(:~I2t}.~H[mA~~~~~:[~ [:[~HY[~[/·[~C[:[·~:AB~~~N!#<)L/<[L.P·.:: Parking, Lot Coverage & Landscaping Analysis 4 p:1~n:R~ct~~:(?MT~}'~:::~:::::::::::::::~:::::::::::::::::::::::::::~::::::::::: ::::::::::::::::::::::::::::::: ::::::::::::::~::::::::::::::::: ::::::::::::::::::::::::::::::::::::::::::::::~:::::::::::::::::::::::::::::::::::::::::::::::::: Postage 4 p:r~~p'p!j#ti~f:(~~~tj~9:~@1i!l~ij:~::::::::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::: :::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: Public Works Approval Letter2 ~~~~~W~a~!~~:p:~:f:::::::::::::::::::::::::::::::::::::::::::::::~::~:~:::::::::~~:::::::: :::::::::::::::::::::~~:~~::::: :::::::::::::::::::::::::::::::: ::::~::::::::::~::::::~:::::::::::::::::::::::::::::::~:::::::~:::::::::::::~:~~~:::::::::~:~:::: Screening Detail 4 ~~te~~p:!~~:~:~~~:::::::::::::::::::::::::::::::::::::::::::::::::::::::::::~:::::::::::::::~:::::::: :::::~:::::::::~::::::::::::::: :::::::::::::~::::~~:::::::::::: :::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::~~:::::::::::::::::::: Street Profiles 2 t~i~:~~P'8~:¥'::P.!~~:¢~if.#'~~:~::::::::::::::::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::: :::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::::::~:::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: Topography Map3 I tf~{tj~:~ty~y::~:::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::: ::::t.tt\::::::::::::: ::m~:::6.::::::::~~::~>4;;;::::::;::::::::::: Tree Cutting/Land Clearing Plan 4 ...................................... ,' ,-............................. -" "' ....................................... , ................. . (J.~::¢:~ie~:D.~lg~:9Y~~iay.::ijj~fuQt:~~rt.~::::::::::::: ::::::::::::::::::::::::::::::: :::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: Utilities Plan, Generalized 2 ................................................................................................................................................................................ ' ... ' ... ' ............................................................. . WeilandS:MitmatIQn:Pkln;:F.lnat:4::::::::::::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::: :::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: Wetlands Mitigation Plan, Preliminary 4 We~i~iili.S: :R~p.~!#D~I~~~~~:~::: ::::: ::::::::: :::::::::::: ::::::: :::: ::::::::: :::::::::::: :::: :::::::::: ::::: :::::::: ::: ::: :::::::::::::::::: :::::::::::::::::::: :::::: :::: :::::: :::::: :::::: :::::::: :::::: ::::::::::::: ::::::::: ::::::::::: :: Wireless: Applicant Agreement Statement 2 AND 3 Inventory of Existing Sites 2AND3 Lease Agreement, Draft 2 AND 3 Map of Existing Site Conditions 2 AND 3 Map of View Area 2 AND 3 Photosimulations 2AND 3 This requirement may be waived by: 1. Property Services Section 2. Public Works Plan Review Section 3. Building Section 4. Development Planning Section Q:\WEB\PW\DEVSERV\Forms\Planning\waiver.xls 01/06/2004 . . Of'Ve( •. DEVELOPMENT SERVICES DIVISIO·· Firfl.fMfSNr '. WAIV_.~ OF SUBMITTAL REQU .. ",':MENTS orf1t!~~~NING FOR LAND USE APPLICATIONS AlJ(; , 1 2005 REeE/flEf) .·\.::?:;;;;~)~:j[t£7N:'3~~~mrj));:!?;;;;;!;! >rrti~E:[)!(;;:s~il;~{U)U/)).):UU!;RB~rfflN!~;»?/;;.U«:· Calculations, f.~i~r~~:t:#.p'~:j9r:~isplay::~::::::::::::::::::::::::::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: Construction Mitigation Description 2 AND 4 :w.~~!tY:W9tkS~~~t:~::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: Drainage Control Plan 2 :6!iiij~~9¢:~¢~:~::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: Elevations, Architectural 3 AND 4 .. .... ........... ............ .............. ... ... . ................................... ' ................................. , ................. . :$.~~#.~t~,:9~~~~!i~~:~::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: Existing Covenants (Recorded Copy) 4 ................. ,.. ...... ............... .. .. .... . ...... .... ............. ....... ........ .......... . ....... ".,'. ' ....... . :E~i~i~g:~~e~~~:ffle~d~tf¢o.p'y'j:f:::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: Flood Hazard Data 4 . :F.io.9r:pki~~:~:~~~::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: Geotechnical ReporbAND3 $.r#~ing:?iari)j~~~ptil~I:~:::::::::::::::::::::::::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: Grading Plan, Detailed 2 :~~~lt~fP~~:~9~1::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: King County Assessor's Map Indicating Site 4 :41n~~#'p'iB~)~il~~i::~~~~~y~i:~::::::::::::::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: Legal Description 4 tj$f8f::$~~r8#.~~~::e~~~~:9.W.B~~:~:::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: Mailing Labels for Property Owners 4 :M~p:qf::~jWii~:$.I~:@.~i~lo~~:~:::::::::::::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: Master Application Form 4 :M9~~hi¢#'¢~i:~~::(6~~:~:~9ri~m~~tj:~::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: Neighborhood Detail Map 4 This requirement may be waived by: 1. Property Services Section 2. Public Works Plan Review Section 3. Building Section 4. Development Planning Section Q:\WEB\PW\DEVSERWorms\Planning\waiver.xls PROJECT NAME: _-+-fl ....... fl?A"'""-=....;;..,J"--h....:...w---'-' ~ __ DATE: --j,o<~~r"7---=5j-f-->~::;....:. '--'<-=->"----_ 01/0612004 .. PRE-APPLICATION COMMENTS PROJECT: Reedshaw Plat 3705 NE Sunset PRE 04-118 DATE: OCTOBER 14, 2004 STAFF COMMENTS: FIRE PREVENTION -Jim Gray PUBLIC WORKSIUTILITIES -Arneta Henninger CONSTRUCTION SERVICES -Larry Meckling ECONOMIC DEVELOPMENT (EDNSP) -Don Erickson PLANNING/ZONING -Nancy Weil SUPPLEMENTAL INFORMATION: ZONING MAP SITEARIAL SUBMITTAL WAVIER FORM DATE: TO: FROM: SUBJECT: CITY OF RENTON FIRE PREVENTION BUREAU MEMORANDUM September 28, 2004 Nancy Weil, Planner i Jim Gray, Assistant Fire Marshall ,. Reedshaw Plat, 3705 NE Sunset vd. Fire Department Comments: 1. A fire hydrant with 1000 GPM ,fire flow is required within 300 feet of all new single-family structures. If the building square footage exceeds 3600 square feet in area, the minimum fire flow increases to 1500 GPM and requires two hydrants within 300 feet of the structure. 2. A fire mitigation fee of $488.00 is required for all new single-family structures. 3. Fire Department access roadways require a minimum 20 Foot paved roadway with an approved fire department turnaround. See attached diagram. The cul-de-sac as shown does not meet the minimum requirements, 90 foot diameter driving surface is required. 4. All building addresses shall be visible from the public street Please feel free to contact me if you have any questions. "" FIRE APPARATUS ACCESS ROADS . RENTON FIRE PREVENTION BUREAU x '1:0-'130-7000 . : '. . .-, . '. ~ ." , EMERGENCY VEHICLE TURNAROtlNb -C.UI--De-SAC: DATE: TO: FROM: SUBJECT: CITY OF RENTON MEMORANDUM October 12, 2004 NancyWeil Arneta Henninger X7298 REEDSHAW 13 LOT PLAT PREAPPLICATION 04-118 3705 NE SUNSET BLVD NOTE ON PRELIMINARY REVIEW COMMENTS CONTAINED IN THIS REPORT: The following comments on development and permitting issues are based on the pre- application submittals made to the City of Renton by the applicant. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision makers (e.g. Hearing Examiner, Boards of Adjustment, Board of Public Works and City Council). Review comments may also need to be revised based on site planning and other design changes required by the City or made by the applicant. I have reviewed the preliminary application for this 13 lot plat located at 3705 Sunset Blvd NE in Section 4, Twp. 23N Rng 5E, and have the following comments: SEWER: • There is an 8" sanitary sewer main in Redmond Ave NE, NE 14th ST and in Sunset Blvd NE. See City of Renton drawing 82983 for engineering plans. • This project will be required to install a sanitary sewer main extension to serve this plat. • The applicant needs to show how the new lots will be served with sanitary sewer. • Dual sidesewers will not be allowed. The new lots must be served with an individual sidesewer. • The applicant is responsible for securing the necessary easements to serve this plat with sanitary sewer. • System Development Charges of $900 per each new lot are required. These fees are collected prior to the issuance of a construction permit and prior to the recording of the plat. Reedshaw Plat Preapplication Page 2 WATER: • This site is served by the City of Renton water. • This site is located in the 565 Water Pressure Zone. There is an 8" watermain in Redmond Ave NE and in NE 14th St (see City of Renton water drawing W2983 for detailed engineered drawings). The static pressure at the street level is approximately 70 psi at the street level. • This project is required to install an 8" watermain and service lines to serve the new plat with domestic water service and new fire hydrants. • The project shall connect to the existing 8" watermain in NE 14th ST, extend the main in the new plat and either connect it back in the eXisting main in Sunset Blvd or extend it west in the right-of-way to connect in the watermain as shown on the City of Renton water drawing W3084. • All fire hydrants must be capable of delivering a minimum of 1,000 GPM. • Fire hydrants are to be located within 300 feet of each structure. Any new construction must have a fire hydrant capable of delivering a minimum of 1,000 GPM fire and shall be located within 300 feet of the structure. 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. This distance is measured along a travel route. • Water System Development Charges of $1525 per each new lot will be required for this project. These fees are collected prior to the issuance of a construction permit and prior to the recording of the short plat. DRAINAGE: • This project lies in the Honey Creek drainage basin. A storm drainage report and conceptual drainage plan shall be submitted with the formal application. The storm drainage plan shall be designed in accordance with the 1998 King County Surface Water drainage manual Level 2. • There are storm drainage facilities in Redmond Ave NE. • The Surface Water System Development fees of $715 per each new lot apply to the proposed project. The Development Charges are collected prior to the issuance of a construction permit and prior to the recording of the short plat. STREET IMPROVEMENTS: • Per City of Renton code projects that are 5 -20 residential lots in size shall install curb, gutter and sidewalks and provide full pavement width per the standards along the full frontage of the parcel being developed. Reedshaw Plat Preapplication Page 3 • Street lighting per the City of Renton standards and specifications is required to be installed on the frontage of the parcel of land and on the new interior road. • The applicant may request a street modification to reduce the width of the internal street. Then the new internal street to the plat shall be developed to City standards, which are 42' right-of-way, full 32' pavement width, with curbs, gutters, 5' sidewalks adjacent to curb. • All new electrical, phone and cable services and lines must be undergrounded. Construction of these franchise utilities must be inspected and approved by a City of Renton public works inspector prior to recording of the short plat. • The Traffic Mitigation Fee of $75 per net new average daily trip (approximately $750 per each new lot) shall be paid prior to the recording of the plat. GENERAL: • Submit a conceptual utility plan with the formal application. If you have any questions call me at 430-7298. • All required utility, drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. • All plans shall be tied to a minimum of two of the City's current horizontal and vertical control plan. • Permit application must include an itemized cost estimate for these improvements. The fee for review and inspection of these improvements is 5% of the first $100,000 of the estimated construction costs; 4% of anything over $100,000 but less than $200,000, and 3% of anything over $200,000. Half of 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. REEDSHAWPLPA MEMORANDUM DATE: , .. , "~".,,, : .. ··TO: Construction Services, Rre Prevention, Plan RevieW"EDNSP, Project Planner .. . _. FROM: Neil Watts, Development Services Division Director SUBJECT: New Preliminary Application: ~e.6 'S~ ~~ LOCATION: ---;::::::::~=->"J--!-:O=---~----,){;£.~ ___ S~\.X\"'~~!..=::::~~ ___ --.:..... ____ _ PREAPP NO. _~-!-!.:y,G"",-·....::::O=-l\_-_\_\ 8-=--_________ _ A meeting wit~e appli~nt has been scheduled for ~ -\ \ ~ , Thursday, \ 0 . in 'one of the 6" floor conference rooms (new City Hall). If this meeting is scheduled at 10:00 AM, theMEE11NG 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 formal land use.ancVor building permit . application submittal. . Plan Reviewer assigned is _....:I.Io....--r.J.J_t'U1-=--.. L--____ _ Please submit your written comments to ~QvJCa least two (2) days before the meeting. Thank you. H:\Division.s\DeveJop.ser\Dev & PJan.ing\Template\Preapp2 Revised 9100 ' (Planner) at CITY OF RENTON ECONOMIC DEVELOPMENT NEIGHBORHOODS, AND STRATEGIC PLANNING MEMORANDUM DATE: TO: FROM: STAFF CONTACT: SUBJECT: October 12, 2004 Nancy(}wt} / Rebecb~ Don Erickson Reedshaw Plat, 3705 NE Sunset Blvd.; PRE 04-118 Summary: The applicant is proposing a 13-10t subdivision located at 3705 NE Sunset Boulevard in the Renton Highlands area, west of Redmond Place NE. The ± 2-acre site is designated Residential Options on the Comprehensive Plan Land Use Map and zoned R-IO, 10 units per net acre. Properties to the west and south are zoned R-8 and the properties to the immediate east are zoned R-IO. A major high voltage electrical transmission line (BPA 230 kV Diablo-Seattle Transmission Line) traverses the eastern 113 of the site, running from its northern boundary to its southern boundary. Five of the proposed 13 new lots are sited with a portion of the lot in this transmission line right-of-way. Relevant land use and electrical utility policies are attached. The Comprehensive Plan Compliance Matrix below shows the -relative compliance of this proposed subdivision with these relevant policies. Findings: No central place amenities are indicated for this plat (Policy LU-43). As in the case of Village on Union, staff believes there is an opportunity to create a central place open space amenity within the power line easement. Currently, the street system is not interconnected (Policy LU-70). Staff believes that in lieu of a cul-de-sac the proposed 42-foot street should be required to loop back to Redmond Place NE. The area between these two streets could be developed as a common open space (Policy LU-43). Attachment cc: Don Erickson H:\EDNSP\Interdepartmental\Development Review\Preapps\Comments\RO\Reedshaw 13-lot Plat.doc\cor RELEVANT COMPREHENSNE PLAN POLICIES Residential Options and Residential Planned Neighborhood Policy L U-43. Central place public amenities should function as a focal point within the development and should include features such as a public square, open space, park, civic or commercial uses. Policy LU-48. BUildings shouldfront the street rather than be organized around interior courtyards or parking areas. Policy LU-51. The net development densities should be 10 dwelling units per acre. If 1 00% of the dwelling units are detached, a density bonus may be allowed to a maximum of 13 dwelling units per acre. Policy LU-52. Minimum net development densities should be 7 dwelling units per acre. Policy LU-53. Detached single-family housing, townhouses,.and small- scale multi-family units should be allowed in Residential Options. Policy LU-54. A maximum of 50% of units allowed within an individual RO development may consist of attached units, which includes townhouses, and small-scale multi-family units. Policy LU-55. Development in Residential Options should be compatible with existing development patterns and be sensitive to unique features and differences among established neighborhoods. Design and Improvement Standards in Residential Areas Residential Streets Objective LU-M: Provide more linkages within and between neighborhoods by developing a system of residential streets, which serve both vehicles and pedestrians and creates a continuous, efficient, interconnected network of roads and pathways throughout the City without unduly increasing pass through traffic. Policy L U-70. Streets, sidewalks, pedestrian or bike paths in a neighborhood development should be arranged as an interconnecting network. The extensive or predominant use of cul-de-sacs and pipestems should be discouragedfor new development. A "flexible grid" pattern of streets and pathways should be used to connect adjacent and future development. H:\EDNSP\Interdepartmental\Development Review\Preapps\Comments\RO\Reedshaw 13-lot Plat.doc\cor CITY OF RENTON Planning/Building/Public Works MEMORANDUM DATE: October 14, 2004 TO: Pre-Application File No. 04-118 FROM: Nancy Weil, Associate Planner, 425-430-7270 SUBJECT: Reedshaw Preliminary Plat Pre-App 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 $50.00, plus tax, from the Finance Division on the first floor of City Hall. Development Regulations are also available for review at no charge in the office of the City Clerk, on the 6th floor and at the Renton library. NOTICE: CHANGES TO THE DEVELOPMENT STANDARDS ARE CURRENTLY UNDER REVIEW AND ADOPTION WITHIN THE NEXT FEW WEEKS IS EXPECTED. THE SUBJECT PROJECT MAY BE AFFECTED BY THE PROPOSED CODE REVISIONS. PRIOR TO PREPARING YOUR LAND USE APPLICATION PLEASE CHECK WITH DEVELOPMENT SERVICES TO CHECK ON THE STATUS OF THE REVISIONS AND HOW THEY MAY AFFECT YOUR PROJECT. Project Proposal: The subject property is comprised of one parcel, which totals approximately 1.93 gross acres. The site is designated Residential Options on the Comprehensive Plan Map and Residential 10 dwelling units per acre (R-10) on the City's zoning map. The applicant proposes to subdivide the site into 13 lots suitable for detached single-family development. Access to the lots is proposed from a new 42-foot wide public roadway off of Redmond Place NE, which is off of Sunset Boulevard NE (SR 900). The new roadway is planned to terminate near the northeast side of proposed Lot 12 and then proceed with a 26-foot wide private road to serve the remaining lots. Two additional 26-foot wide private roads are proposed to serve lots off the west side of the public road. The site is located adjacent to City of Seattle Transmission line Easement and Gas Pipeline. ZoninglDensity Requirements: The proposed development would be located within the Residential -10 dwelling units per acre (R-10) zoning designation. The density range required for the R-10 zone is a minimum of 7 to a maximum of 10 dwelling units per acre (dulac). However, a bonus density of 13 dulac is allowed if all units are detached single- family dwellings. · " , . The proposal submitted is for the subdivision of one parcel into 13 lots for the eventual development of detached single-family homes. In order to calculate net density, the applicant would be required to deduct any required right-of-way dedication, any portion of a private street that serves three or more units and anyon-site areas identified as environmentally critical. In this case, the applicant would be required to deduct the new public roadway and any portion of the private roadway serving three or more lots. As the proposal does not include the total project area within the public right-of-way area and private roadway area (serving three lots or more) net density cannot be calculated. However, it appears the project would meet the minimum density requirements once the appropriate property areas are deducted from the overall density. Development Standards: The R-10 zone allows both single and multi-family development. Parcels greater than %-acre in size must have a minimum of 50% of the units as detached or attached single-family units. In this case, the applicant is proposing all detached units, which is acceptable within the R-10 zone. Minimum Lot Size. Width and Depth -The minimum lot size for detached single-family units within the R-10 zone is 3,000 square feet. In addition, detached dwellings in the R-10 zone require a minimum lot width of 30 feet for interior lots and 40 feet for corner lots. A minimum lot depth of 55 feet is also required. The proposal does not give all lot dimensions nor any lot square footage to determine if they meet code requirements. The proposed layout appears to create several corner lots and must be able to meet corner lot requirements. Building Standards -The R-10 zone allows a maximum building coverage of 70% of the lot area for detached units and up to 75% impervious surface coverage. Building height is restricted to 30 feet and 2-stories. Based on the information submitted, it appears each lot would provide sufficient area for a detached single-family residence. However, those standards would also be checked at the time a formal building permit is submitted for each individual Jot. Setbacks -Setbacks are measured from the property lines to the nearest point of the structure. The required setbacks in the R-10 zone are 20 feet in the front for the garage, 10 feet for the house (when fronting streets that were created after 09/01/95), 15 feet in the rear yard, 10 feet on the side yards along streets, and 5 feet on interior side yards. Again, attached garages where access is obtained from the front yard must be setback a minimum of 20 feet. There appears to be sufficient building area for the construction of detached single-family homes on the proposed lots. These standards will also be reviewed at the time of formal building permit submittal. Sensitive Areas: Based on a site visit and a review of the City's Critical Areas Inventory, the site does not contain any sensitive areas. The site does have a gradual slope downward from south to north. Access: The subject site would be served from Redmond Place NE, which is a cul-de-sac street off of Sunset Boulevard NE. The applicant is proposing a 42-foot wide roadway that would intersect with Redmond Place NE near the southeastern corner of the property. The roadway would continue to the north with three 26-foot wide private roadway extending off. City code requires new public right-of-way to be a minimum of 35 feet in width (half street improvements otherwise 42 feet in width). Private streets are not allowed to serve more than four lots that do not abut a public roadway. Therefore, the proposal would need to be revised: Lots 2 through 6 access off private street excesses code. A modification request will be required to the Board of Public Works to reduce the public street width to 42 feet. .,. . .. Applicant will need to provide permission to access and locate proposed street in the utility easement. The length ofthe proposed street was n~provided however; a secondary access is required for cui de sac greater than stlO feet in length. Therefore applicant may wish to contact Highpointe Subdivision to the south to gain use of the emergency access to NE 12th Street. Permit Requirements: The project would require Environmental (SEPA) Review and Preliminary Plat approval. The review process would be completed within an estimated time frame of 12 to 16 weeks. After the required notification period, the Environmental Review Committee would issue a Threshold Determination for the project. When the required two- week appeal period is completed, the project would go before the City's Hearing Examiner for a decision on the variance and a recommendation to the City Council on the preliminary plat. The Hearing Examiner'S recommendation, as well as the decision issued by the City Council, would be subject to two-week appeal periods. The application fee is currently $2,750 ($2,000 preliminary plat, $500 environmental review and $250 variance) plus $0.37 per mailing label required for notification to surrounding property owners within 300 feet of the site. The applicant will be required to install a public information sign on the property prior to submittal of the application. 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 satisfy any conditions of the preliminary approval before submitting for Final Plat approval. The Final Plat process also requires City Council approval. Once final approval is received, the plat may be recorded. The newly created lots may only be sold after the plat has been recorded. Fees: In addition to the applicable building and construction permit fees, the following mitigation fees would be required prior to the recording of the plat. Credit for the existing residence would be given. • A Transportation Mitigation Fee based on $75 per each new average daily trip attributable to the project, with credit given for the existing residences; • A Parks Mitigation Fee based on $530.76 per new single family residence with credit given for the existing residences; and, • A Fire Mitigation Fee based on $488 per new single family residence with credit given for the existing residences. A handout listing all of the City's Development related fees in attached for your review. Applicants are required to install a public information sign on the property. Detailed information regarding the land use application submittal is provided in the attached handouts. Once preliminary approval is received, the applicant must complete the required improvements and satisfy any conditions of the preliminary approval before the plat can be recorded. Please refer to the final short plat form for more information. cc: Jennifer Henning · . 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: 1. 98082.67 2. Deductions: Certain areas are excluded from density calculations. These include: Public streets** Private access easements** Critical Areas* 17817.37 square feet 8904.65 square feet ____ square feet square feet Total excluded area: 2. 26722.02 square feet 3. Subtract line 2 from line 1 for net area: 3. 71360.65 square feet 4. Divide line 3 by 43,560 for net acreage: 4. 1.64 acres 5. Number of dwelling units or lots planned: 5. 13 units/lots 6. Divide line 5 by line 4 for net density: 6. 8 = dwelling units/acre *Critical Areas are defined as "Areas determined by the City to be not suitable for development and which are subject to the City's Critical Areas Regulations including very high landslide areas, protected slopes, wetlands or floodways." Critical areas buffers are not deducted/excluded. ** Alleys (public or private) do not have to be excluded. R:\PW\DEVSER V\Forms\Pianning\density.doc Last updated: 11/08/2004 1 PARCELS PARCEL AREA IN SF AREA IN AC 04037 Breck Scott Plat 98082.67 2.25 LOT 1 6006.84 0.14 LOT 2 3737.30 0.09 LOT 3 3706.90 0.09 LOT 4 4495.89 0.10 LOT 5 3614.67 0.08 LOT 6 3614.67 0.08 LOT 7 3222.70 0.07 LOT 8 3549.55 0.08 LOT 9 3600.41 0.08 LOT 10 3600.41 0.08 LOT 11 4750.54 0.11 LOT 12 6080.18 0.14 LOT 13 5459.91 0.13 TRACT A 7069.28 0.16 TRACT B 8487.81 0.19 TRACT C 7849.18 0.18 TRACT D 1419.05 0.03 ROAD A 17817.37 0.41 , " ~ . TRACT A \ \ TRACTB \ rt ------,---, ,---, ,\ I--~ I--~ \ I I I I I I ~" "" I I I I I " 'I I LOT 101 11 LOT 91 I I 'I \ I I I I I LOT"" \ I I I 1\1 Q \ IL ___ ~ L_~_I~ :~~~~~ , __ -, , __ -, I \ \ I I I I I LOT 7 \ \ I I I I I I \ I I I I I ~_-=_-=L---, I ILOT 61 ILOT 51 ,----,\ I I II I I I \ \ I I I I I LOT 4 \ \ r----, r----, I \ L __ -.J L __ -.J L _____ t---1 1,----, ,----, 1-----, I~ -~I~--~Ic---,· \ I I I I I \ \ I LOT 3 I I I LOT 2 I I I LOT 1 \ \ I I I I I \ L----~lL----~IL-----L~ --- \ \ \ \ LEGEND _ ACCESS TRACTS/PUBLIC/PRIVATE ROAD c==J ACCESS EASMENTS \ \ \ Reedshaw Plat Construction Mitigation Description The project should receive preliminary plat approval by Octob~r 2005. The anticipated hours of construction operation will be from 7:00 am to 6:00 pm during weekdays. The proposed hauling route will be NE Sunset Boulevard / Redmond Place NE / into the site, and from the site / Redmond place NE / NE Sunset Boulevard. The amount of imported roadway or lot grading material will be minimal and most construction traffic will be confined to material deliveries. Water shall be used as necessary to control dust. An erosion/sedimentation control plan will be implemented as part of the construction plans and wheel wash pads established if mud is tracked offsite. Noise will be controlled by properly muffled construction equipment. No specialty hours are being proposed at this time for construction or hauling. NE Sunset Boulevard will be used as the primary access for movement of construction materials. No special traffic control plans for the proposal are proposed. I , DEIIELOPME CITY OF't! PLANNIN ~ENtON G 'oject Narrative'" Reedshaw ]l AUG -1 2005 Introduction: RECEIVE The Reedshaw Plat is a proposed 13-10t subdivision located at 3705 NE Sunset D Boulevard on the west side of Redmond Place NE in the Highlands area of Renton. The site (Tax Lot # 0423059064) is approx. 2.25 acres in size. The surrounding properties consist of existing single-family. Anticipated land use applications include Preliminary Plat, SEP A and eventually plat infrastructure construction, right-of-way use and individual building pennits. Zoning/Comp Plan Designations: The site is currently zoned R-IO. The City of Renton Zoning map identifies properties to the south and west as R-8 (Residential Planned Neighborhood). Properties just east of Redmond Place and just north of Sunset are identified as R-IO (Residential Options). Further east (on both sides of Sunset) zoning changes to CN (Center Neighborhood). Further north, zoning changes back to R-8 (Residential Planned Neighborhood). Existing Conditions: The property is currently owned by Breck Scott. The site currently has 3 single family residences and some out buildings. The existing topography slopes north. The south 2/3 of the site is between 2% and 6% and the north 1/3 between 6% and 10% with some portions approaching 12%. On-site soils have been classified by the Soil Conservation Service as Alderwood series (AgC). A soils report has been prepared by Earth Consultants. Based on the site survey there are approx. 65 existing significant trees (6-inch diameter or larger) located on this site. Of this number, at least 16 evergreen trees and 18 deciduous trees will be removed during site development. Approximately 14 evergreen trees and 17 deciduous trees appear to be savable. Due to the high density of the project, it will not be known for sure exactly how many trees can be saved until detailed grading plans for the individual houses are developed. There is a 100 feet wide power transmission easement (Record number 3350591, and record number 2002103602362) located in the east portion of the site. One power transmission tower is located in the easement. This tower and the overhead power transmission lines in the easement will be remained. There is also a gas easement along the west side of Redmond Place east of the site with a 16" and a 20" gas main inside the easement. A gas stub has been prepared for the Reedshaw development. Proposed Plat / Roads I Utilities: The proposal is to subdivide the parcel through the platting process into approximately 13 single-family lots ranging from approximately 3,200 square feet to 6,100 square feet in size. Street improvements will consist of extending public roadway improvements from Redmond Place NE into the plat, teminating in a cul-de-sac. The proposed right-of-way will be 42-feet wide with 32-feet of pavement. This road will include curb / gutter / sidewalk improvements as required by City of Renton. Major utilities (sanitary sewer, P:\Project Files\04037 Breck Scott Plat\preliminary plat info\ProjlXf Narrative.doc 'oiect Narrative,... Reedshaw lit water, stonn drainage) along with franchised utilities (power, gas, telephone and cable T.V.), will be extended into the site as necessary to serve this development. There will be separate tracts established for the detention / water quality facility and private access roads. Utility lines across lots/private property will be within easements. Per the R-IO zoning requirements, building height is restricted to 30 feet. It is anticipated that during construction, a mobile job shack will be located somewhere on the site. Proposed Grading: Grading for the individual lots will involve creating level pads for house construction. Based on existing grades, we anticipate a near cut / fill balance with some hauling off of unsuitable material as encountered. Any fill will be imported structural fill and/or engineer-approved native material. Preliminary earthwork estimates anticipate approximately 2,800 cubic yards of cut, and 2,200 cubic yards of fill. Proposed Off-Site Improvements / Plat Access: Offsite improvements are anticipated to be minor to non-existent. Plat access will be from the east via a stub road already provided off of Redmond Place NE. The existing driveway serving the property off of Sunset will be removed and replaced with curb/gutter/sidewalk. P:\Project Files\04037 Breck Scott Plat\preliminary plat info\Proje2 Narrative.doc PLANNING DEV~~~F RENTON AUG -, 2!~:) RECEIVED Environmental Checklist Reedshaw Preliminary Plat 1 of 17 City of Renton, Washington Our Job No. 04037 Submitted to: City of Renton, Washington Submitted by: Breck Scott July 1,2005 Prepared by Pacific Engineering Design, LLC. A. BACKGROUND 1. Name of proposed project, if applicable: Reedshaw 2. Name of applicant: Breck Scott 3. Address and phone number of applicant and contact person: Applicant Breck Scott P.o. Box 2752 Renton, WA 98056 (425) 228-8514 4. Date checklist prepared: July 1,2005 5. Agency requesting checklist: Contact Person Lou Larsen Pacific Engineering Design, LLC 4180 Lind Avenue SW Renton, WA 98055 (425) 451-8811 City of Renton Development Services Division 6. Proposed timing or schedule (including phasing, if applicable): With preliminary plat approval in late summer of 2005, construction of site infrastructure improvements could begin during the spring / summer of 2006 and could be completed as early as fall 2006. Home construction could begin as early as fall 2006, running into 2007. 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. No future additions, expansion, or further activity is proposed related to this proposal. 2 of 17 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. The following environmental documents have been prepared directly related to this proposal: • Preliminary [Drainage] Technical Information Report prepared by Pacific Engineering Design, LLC, dated July 1, 2005 • Preliminary Geotechnical Engineering Study report prepared by Earth Consultants, Inc., dated June 24, 2005 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. None known. 10. List any governmental approvals or permits that will be needed for your proposal, if known. • Issuance of a SEPA Threshold Determination by the City of Renton Environmental Review Committee • City of Renton Preliminary Plat approval • City of Renton approval of construction plans for site infrastructure improvements (streets, storm drainage system, sanitary sewer system and water system and site grading) • Approval by the City of Renton's Development Services Division pursuant to Renton Municipal Code Section 4-4-030C.2 of (a) proposed weekday haul hours for hauling of soil and construction materials between 7:00 a.m. and 5:00 p.m. and (b) Saturday haul hours for such hauling between 8:00 a.m. and 8:00 p.m. • City of Renton Clearing Permit (if applicable) • City of Renton Grading Permit (if applicable) • City of Renton Final Plat approval • Issuance of Building Permits for single-family residences by the City of Renton's Development Services Division (following later application) 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. The proposed project contemplates subdivision of approximately 2.0 acres of land into 13 residential lots for single-family detached homes, public residential access streets, and tracts for drainage facilities. The project will include site grading to establish (1) a building pad on each of the proposed lots, (2) the public streets, and (3) an underground stormwater detention- water quality facility. 3 of 17 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, and section, township, and range if known. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. The project site is located in the SE ~ of Section 4, Township 23 North, Range 5 East, WM, on the west side of Redmond Place NE, south of NE Sunset Boulevard, in Renton, Washington 98059. The site is located directly north of the High Pointe Division /I residential subdivision, and west of the Wood Briere residential subdivision. Address: 3705 NE Sunset Boulevard Renton, WA 98059 Legal Description: THAT PORTION OF THE WEST 470 FEET OF THE SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 4, TOWNSHIP 23 NORTH, RANGE 5 EAST, IN KING COUNTY, WASHINGTON, LYING WEST OF THE CENTERLINE OF THE RELOCA TED DIABLO-SEA TTLE TRANSMISSION CENTERLINE RIGHT-OF-WA Y; EXCEPT THEREFROM THE SOUTH 470 FEET AND ALSO EXCEPTING THA T PORTION LYING NORTH OF THE SOUTH LINE OF PRIMARY STATE HIGHWAY NO. 2 (RENTON- ISSAQUAH ROAD); ALSO EXCEPT THAT PORTION CONVEYED TO THE STATE OF WASHINGTON BY DEED RECOREDED UNDER RECORDING NO. 7107300165. PARCEL NO. 0423059064 SITUATE IN THE COUNTY OF KING, STATE OF WASHINGTON. B. ENVIRONMENTAL ELEMENTS 1. EARTH a. General description of the site (circle one); flat, rolling, hilly, steep slopes, mountainous, other: Sloped. b. What is the steepest slope on the site (approximate percent slope?) The general site topography is sloped north towards Sunset boulevard. The steepest slopes are a few isolated pockets of slopes 4 of 17 around 25 -40%. These pockets are small and constitute less than 10 feet of rise. Measured across the site, there is about 30 feet of relief across 470 feet resulting in an average slope of approximately 6 percent. c. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any prime farmland. According to the 1973 King County Soils Survey, the site soils are mapped as Alderwood gravelly sandy loam, 6 to 15 percent slopes (AgC). (See the Geotechnical Engineering Study report prepared by Earth Consultants, Inc. dated June 24, 2005 for additional information.) d. Are there surface indications 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. The site will require grading to establish flat pad lots, the proposed public streets, and the proposed storm water detention and water quality pond facility. Approximately 2,800 cubic yards of cut and approximately 2,200 cubic yards of fill are anticipated. Generally, cut material from the site is anticipated to be utilized as fill. Any fill material from offsite sources will be structural fill. (The fill source is not yet known.) f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. Erosion could occur due to land clearing activities during construction. However, erosion controls will be implemented prior to clearing in conformance with an engineered Temporary Erosion and Sedimentation Control (TESC) Plan to be submitted to the City of Renton for review and approval along with project site infrastructure construction drawings. Erosion control measures are expected to include Best Management Practices, such as construction of drainage ditches, installation of silt fencing, construction of a sedimentation control pond, and construction access pads at the site entry and other measures as appropriate. 5 of 17 g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? Per the R-10 zoning code, up to 70% of the site is allowed to be covered with impervious surfaces, including the proposed public roadway, private driveways, sidewalks, and future single-family residential structures. h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: 2. AIR As noted in Section B.1.f., above, temporary erosion and sedimentation control Best Management Practices will be implemented to control erosion and sedimentation during site construction. Grading of the site is to conform to the recommendations set forth in the Preliminary Geotechnical Engineering Study report prepared by Earth Consultants, Inc. a. What types of emissions to the air would result from the proposal (i.e., dust, automobile, odors, industrial, wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known. Emissions and dust particulates generated primarily by construction equipment will be produced during the construction phase of this project. The amount of such transitory emissions to the air is expected to be minimal. Once the project is completed, emissions will be those typically associated with a residential development (such as emissions from furnaces and fireplaces). b. Are there any off-site sources of emission or odor that may affect your proposal? If so, generally describe. The applicant is unaware of off-site sources of emissions or odors that may affect this proposal. c. Proposed measures to reduce or control emissions or other impacts to air, if any: During the site work construction phase of the project, watering dusty portions of the site to help control dust. 6 of 17 3. WATER a. Surface Water: 1) Is there any surface water body on or in the immediate vicinity of the site (including year-round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. Honey Creek is located just north of Sunset Boulevard approx. 300 feet north of the site. 2) Will the project require any work over, in, or adjacent to (within 200 feet of) the described waters? If yes, please describe and attach available plans. No. 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. None. 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. No. 5) Does the proposal lie within a 1 DO-year flood plain? 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 discharges of waste materials are proposed to surface waters. The on-site stormwater facility will treat project-generated storm water for water quality and flow control prior to release to the public storm drainage system in Sunset Boulevard. b. Ground Water: 1) Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities if known. No groundwater withdrawals or discharges are proposed as part of this project. 7 of 17 2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage; industrial, containing the following chemicals ... ; agricultural; etc.). Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve. No waste material will be discharged into the ground. (The proposed project will discharge domestic sewage into a new public sanitary sewer collection system.) c. Water Runoff (including storm water): 1) Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow into other waters, If so, describe. Project-generated stormwater will be collected in a pipe and catch basin drainage system and routed to the proposed underground storm water detention and water quality facility planned to be constructed within Tract A. The storm water facility will be designed to the parameters of the City of Renton's design standards and the King County Surface Water Design Manual (1998) for water quality and flow control. (Level 2 flow control is proposed in accordance with the King County Surface Water Design Manual (1998),) This facility is planned to discharge via piped conveyance to the public drainage system in Sunset Boulevard at the north side of the site. From here, it is conveyed across Sunset Boulevard via pipe and discharged to Honey Creek. Honey Creek flows into May Creek (approx. 0.8 miles northwest of site) and eventually discharges into Lake Washington (approx. 3.4 miles northwest of site). 2) Could waste material enter ground or surface waters? If so, generally describe. Storm water runoff from paved surfaces may include residue from petroleum-based products associated with vehicular travel. These pollutants will be treated in the proposed storm water detention and water quality pond facility to be located in Tract A. d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: Installation of the proposed underground stormwater detention and water quality facility. 8of17 4. PLANTS a. Check or circle types of vegetation found on the site: --2L deciduous tree: alder, maple, aspen, other --2L evergreen tree: fir, cedar, pine, other --2L shrubs --2L grass __ pasture __ crop or grain __ wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other __ water plants: water lily, eel grass, milfoil, other __ other types of vegetation b. What kind and amount of vegetation will be removed or altered? Based on the site survey performed by Hansen Surveying, there are approx. 65 existing significant trees (6-inch diameter or larger) located on this site. Of this number, at least 16 evergreen trees and 18 deciduous trees will be removed during site development. Approximately 14 evergreen trees and 17 deciduous trees appear to be savable. Due to the high density of the project, it will not be known for sure exactly how many trees can be saved until detailed grading plans for the individual houses are developed. c. List threatened or endangered species known to be on or near the site. None. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: Following home construction, individual lots and street frontages will be landscaped as required by city code. 5. ANIMALS a. Circle any birds and animals which have been observed on or near the site or are known to be on or near the site: Birds: hawk, heron, eagle, songbirds, other: crows Mammals: deer, bear, elk, beaver, other: Fish: bass, salmon, trout, herring, shellfish, other ______ _ b. List any threatened or endangered species known to be on or near the site. There are no known threatened or endangered animal species on or near the subject property. 90f17 c. Is the site part of a migration route? If so, explain No. d. Proposed measures to preserve or enhance wildlife, if any: None. 6. ENERGY AND NATURAL RESOURCES a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. The project is expected to use electric and natural gas energy sources for heating, lighting, small appliances and other uses as applicable. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. No. c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: The future residences will be designed and constructed in conformance with the Washington State Energy Code. No other energy conservation features are proposed. 7. ENVIRONMENTAL HEALTH a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so, describe. None known. 1) Describe special emergency services that might be required. Typical emergency services for single-family residential uses will be required. 2) Proposed measures to reduce or control environmental health hazards, if any: None. 10 of 17 b. Noise 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? Noises in the area will be from traffic on Sunset Boulevard and those normally associated with residential neighborhoods. (Existing residential communities lie to the south, west and east.) 2) What types and levels of noise would be created by or associated with the project on a short-term or a long-term basis (for example: traffic, construction, operation, other)? Indicate what hours noise would come from the site. During site construction, the noise of trucks and heavy equipment will create noise. Construction-related noise will also be created by home construction activities on the site. Because these activities will be short term, the associated noise will be short term. Over the long term, traffic noise and other noise commonly associated with single-family residential developments will ultimately be created by the proposed development. 3) Proposed measures to reduce or control noise impacts, if any: Limitation of construction activities in accordance with the City of Renton's permitted work hours. 8. LAND AND SHORELINE USE a. What is the current use of the site and adjacent properties? The site is currently used for single-family. The adjacent properties to the west (Bomarc), south (Highpointe Division 2) and east (Woodbriere) are all single-family residential developments. The parcel north, across Sunset (Creekside on Sunset) is a condominium. b. Has the site been used for agriculture? If so, describe. The applicant is not aware of any prior agricultural use of the subject property. c. Describe any structures on the site. The site currently has 3 single-family residences and some outbuildings located on the property. 11 of 17 d. Will any structures be demolished? If so, what? All existing structures will be demolished in conjunction with the proposal. e. What is the current zoning classification of the site? R-10. 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? NIA. h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. No. i. Approximately how many people would reside or work in the completed project? Approximately 39 people would reside in the completed project (assuming an average of 3 residents per single-family residence). j. Approximately how many people would the completed project displace? 2. k. Proposed measures to avoid or reduce displacement impacts, if any: None. I. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: This project has been designed to provide desirable housing and intill development in conformance with the City of Renton Comprehensive Plan and the R-10 zoning code. 12 of 17 9. HOUSING a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. Thirteen new single-family detached homes would ultimately be provided, one for each of the single-family residential lots that are proposed. The homes are expected to be in the middle-income housing bracket. b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. The three existing houses on the site and outbuildings would be demolished. One house is the applicant's residence and would be considered middle-income. The other two are rentals. c. Proposed measures to reduce or control housing impacts, if any: None. 10. AESTHETICS a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed? The tallest site structures will be single-family residential structures in accordance with the City of Renton maximum building height regulations for the R-10 zone. Those regulations allow buildings up to "2 stories and 30 ft. in height". The principal exterior building material( s) of the homes ultimately to be constructed are not yet known. b. What views in the immediate vicinity would be altered or obstructed? This property and local adjacent properties are generally at the same elevation. No views will be altered or obstructed. c. Proposed measures to reduce or control aesthetic impacts, if any: The aesthetics of the site will be markedly improved by the project. 11. LIGHT AND GLARE a. What type of light or glare will the proposal produce? What time of day would it mainly occur? Minor amounts of light or glare may occur from vehicles entering and exiting the proposed subdivision as well as from internal streetlights along the proposed residential access streets and from the ultimately- constructed homes. These light sources are expected to occur during evening and nighttime hours. 13 of 17 b. Could light or glare from the finished project be a safety hazard or interfere with views? No. c. What existing off-site sources of light or glare may affect your proposal? Sunset Boulevard. 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? Kiwanis Park is located 0.6 miles south of the project on Union A venue NE. Highlands Park is located 1. 1 miles southwest of the site on Edmonds Avenue NE. Sierra Heights Park is located 0.7 miles north of the site on SE 10dh Street. May Creek Park is located 1. 1 miles north of the site on SE 95th Way. b. Would the proposed project displace any existing recreational uses? If so, describe. No. c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: A parks mitigation fee will be paid to the City of Renton in conjunction with the development of the project. 13. HISTORIC AND CULTURAL PRESERVATION a. Are there any places or objects listed on, or proposed for, national state, or local preservation registers known to be on or next to the site? If so, generally describe. None known. 14 of 17 b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. No known landmarks or evidence of historic, archaeological, scientific, or cultural importance are known to be on or next to the site. c. Proposed measures to reduce or control impacts, if any: None proposed. 14. TRANSPORTATION a. Identify public streets and highways serving the site, and describe proposed access to the existing street system. Show on site plans, if any. Site will be accessed via public road connection to Redmond Place NE. Redmond Place NE connects to NE Sunset Boulevard (SR 900). SR 900 provides direct access to 1-405 approx. 2 miles west of the site. b. Is site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? Metro Transit routes 105, 114 and 240 all have transit stops within 0.3 miles of the site along Sunset Boulevard (see attached schedule) c. How many parking spaces would the completed project have? How many would the project eliminate? At least two off-street parking spaces will be provided on each of the proposed lots when homes are developed on the lots. d. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe (indicate whether public or private? The proposed residential access street (noted as Road A on the preliminary plat application plans) will provide internal access to the subdivision from Redmond Place NE. e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. No. 15 of 17 f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. The Institute of Transportation Engineers Trip Generation, 1h Edition (2003) has established an average rate of 9.57 average daily trips per dwelling unit, 0.75 am peak hour trips per dwelling unit, and 1.01 pm peak hour trips per dwelling unit. For a 13-lot plat, this results in approximately 125 vehicular trips per day, with 10 AM peak hour trips and 13 PM peak hour trips. g. Proposed measures to reduce or control transportation impacts, if any: A traffic mitigation fee will be paid to the City of Renton in conjunction with the development. 15. PUBLIC SERVICES a. Would the project result in an increased need for public services (for example: fire protection, police protection, health care, schools, other)? If so, generally describe. An incremental increased need for public services, including fire protection, police protection, schools, and other services are expected as a result of the proposed project. These needs will be typical of single-family residential development. b. Proposed measures to reduce or control direct impacts on public services, if any. A fire mitigation fee will be paid to the City of Renton in connection with the development. Other services will be paid for by property taxes assessed against each of the proposed lots. 16. UTILITIES a. Circle utilities currently available at the site: electricity, natural gas, water, refuse service, telephone, sanitary sewer, septic system, other. b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. Puget Sound Energy will provide electricity and natural gas. Water and sanitary sewer services will be provided by the City of Renton. Qwest Communications will provide telephone service. Comcast Cable Television will provide cable television service. Utilities 16 of 17 including pipes equal to or exceeding 12 inches in diameter may be installed on and/or off site during the construction phase of the development. The City of Renton has indicated to the applicant that existing off-site sanitary sewer lines and water lines have the capacity to serve the subject property with extensions to serve the project. Water and sewer mains are proposed to be extended from Sunset Boulevard into the project. Water will be looped through the project from Sunset Boulevard to Redmond Place. c. SIGNATURE I, the undersigned, state that to the best of my knowledge the above information is true and complete. It is understood that the lead agency may withdraw any declaration of non-significance that it might issue in reliance upon this checklist should there be ~ny W~illfUI m-sre:resentation or willful lack of full disclosure on my m-~ _ Applicant: -+.W~~~G._~~c...:::....:><........Co........".",,",,,,-----I!::;.---------- Name Printed: Breck Scott Date: July 1, 2005 17 of 17 , .... " ., .. AFFIDAVIT OF INSTALLATION OF PUBLIC INFORMATION SIGN City of Renton Development Services Division 1055 South Grady Way, Renton, WA 98055 Phone: 425-430-7200 Fax: 425-430-7231 STATE OF WASHINGTON ) ) COUNTY OF KING ) DEVELOPMENT PLANNING CITY OF RENTON AUG -1 2005 RECEIVED ,'06\;1J ~ , being first duly swom on oath, deposes and says: ~S 1. On the 1J-3 ~ day of , )uA.)E-, 49 , I installed \ public information sign(s) and plastic flyer box on the property located at qr------...;f;L--=f..J..t~~~~~~~~~~I..L.l-for the following project: ~ ~t-t/ btifL: Project name , t£-K t::.. 'C-:J:X;' IT Owner Name 2. I have attached a copy of the neighborhood detail map marked with an ax· to icate the location of the installed sign. 3. This/these public information locations in conformance with the requi Code. _ ......... """"'",_ ----"0 '2-.:.~!.:~.-%-~I.\ .: 0 .. ···(~)ON !i"': v /, :: '-.I .. ' ,,0 :.tA)"'" -.~ /'., : /~ ~01ARy ~\ ~ ~:O _ (fJ: ~ ~ :0 ... · : ~ ~ 5\J~RI~\'ANli ~ORN to-- I /-". 6 ,,1 .. ';";' .: 't -</~"" -19·v .... 0---". 12" .............. ,,\~ ---'I, OF Wf\';:''i'~:- '\\\\ \.\.\.'\. "' ......... " ......... sign(s) was/were constructed and installed in ents of Chapter 7 Title 4 of Renton Municipal in and for the State of at 0 /'7' My commission expires on __ .;.-1 ·_'-r-/_'U:_'(":")....J-lL..--_ i r Q:\WEB\PW\DEVSERV\Forms\Planning\pubsign.doc08I27/03 .. ·\t·.·· .. , . . .. ~.""""',..." .. ~ .. p.ROP08&DLAND:oSltAcnON ',. . ... ,:" . ; . ., . I: ~. . o .' ~~-'-"-".--";'---"';"'';':''~-~'''':'~. Al1I~IQ'. .: S1Tlfi!MP:: : . '·'.1··~~:···· ..... f : :: ·1~·i .. :" .kI5l.alfed.by" ~eant. .. ' l:: (ifj:·<?'if,~~rMf1r.e<~.Fr$~S~QI!ITAIN .. ,·.:..,· ...1..._ . ...;._~~~_~ ..... _.;.,_ ..... ~_ ....... ...;J. . . ' :. ~ . Jn$tlJll ~r.; In.sfniCt1'01;!!; .c,,;~ft~l'~~U:0.~-- Q:' WEB\PW\DEVSERV\Fonns\Planning\pubsign.doc08127/03 .,. ," . » .. 0 'N ... " .:. .... : :~ .... 4, • .;.'. , "." .,' · . . Renton City Limits Parcels ~ Renton Aerial ~ -100 SCALE 1 : 1,752 ~ I 0 100 FEET http://rentonweb.org/MapGuide/maps/Parcel.mwf Renton N A I 200 300 Tuesday, October 12, 2004 1 :03 PM ~ITY OF RENTON 1055 S. Grady Way Renton, WA 98055 DEVELOPMENT PLANNING ---------------------------------------------------CITY OF RENTON Printed: 08-01-2005 Payment Made: Land Use Actions RECEIPT Permit#: LUA05-091 08/01/200502:19 PM Receipt Number: Total Payment: 2,500.00 Payee: Breck Scott 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 Amount 500.00 2,000.00 Trans Method Description Amount Payment Credit C VISA Visa Account Balances Trans Account Code Description 3021 303.000.00.345.85 Park Mitigation Fee 5006 000.345.81.00.0002 Annexation Fees 5007 000.345.81.00.0003 Appeals/Waivers 5008 000.345.81.00.0004 Binding Site/Short Plat 5009 000.345.81.00.0006 Conditional Use Fees 5010 000.345.81.00.0007 Environmental Review 5011 000.345.81.00.0008 Prelim/Tentative Plat 5012 000.345.81.00.0009 Final Plat 5013 000.345.81.00.0010 PUD 5014 000.345.81.00.0011 Grading & Filling Fees 5015 000.345.81.00.0012 Lot Line Adjustment 5016 000.345.81.00.0013 Mobile Home Parks 5017 000.345.81.00.0014 Rezone 5018 000.345.81.00.0015 Routine Vegetation Mgmt 5019 000.345.81.00.0016 Shoreline Subst Dev 5020 000.345.81.00.0017 Site Plan Approval 5021 000.345.81.00.0018 Temp Use or Fence Review 5022 000.345.81.00.0019 Variance Fees 5024 000.345.81.00.0024 Conditional Approval Fee 5036 000.345.81.00.0005 Comprehensive Plan Amend 5909 000.341.60.00.0024 Booklets/EIS/Copies 5941 000.341.50.00.0000 Maps (Taxable) 5954 604.237.00.00.0000 Special Deposits 5955 000.05.519.90.42.1 Postage 5998 000.231.70.00.0000 Tax Remaining Balance Due: $0.00 2,500.00 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 AUG -1 2005 RECEIVED R0504151 REVISIONS: o ~ a.. 0 .:l u t--'----'-.....J..-; :~ " " '-~----; , , ' "', w.: " " , lLZ 00 ~!z -w Ocr: " 1-------; -o '<t II • ... ~~, a:: a.. a.. <C LU t-<C o >-co S I--I-+-+-+--+--l " " L 5 Vi 5 w a:: ci z PORTION OF THE S.E. 1/4, S.E. 1/4, SECTION 4, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M. REEDSHA PRELIMINARY PLA T ( (PROJECT NO. XXXXX) OWNER/ DEVELOPER BRECK SCOTT P,O. BOX 2752 RENTON, WA 98056 PHONE: (425) 228-8514 FAX: (425) 228-4924 CIVIL ENGINEER: PACIFIC ENGINEERING DESIGN, LLC 4180 LIND AVE S,W. RENTON, WA 98055 ~_ /1 1• '---10=--- I - «, -"--'.- ACCESS/ UTLITY EASE'AfEHT --,- ACCESS/ UTLITY EASEMENT PHONE,' (425) 251-8811 FAX: (425) 251-8880 "\ \ I '~ r ---I • I ' -41\' , '1OJ-,,,/ I ~-3,60.0. : I (3,080.) I I sq,ft. I 'I I ", L «--" __ . .-'----"' __ , ___ J i 3. _-L~' , i 3,70.7' ! (3,0.78) L _s~'~~«_J \ \ ,,' \ -- 12 6,080. .\ (4,355) \ ! sqdt. I. -.3,7J7 ;. (3,0.98) L_~<r''!'_ ) ( 1--"';:;;::"--h~;,;'l.~, ) ! .+ SURVEYOR' HANSEN SURVEYING 17420 116TH AVE S.E. RENTON, WA 98058 PHONE: (425) 235-8440 i,LOCATEO C(l~Ki~Llr.;E st:,\rra:·- , r::kA,8LO TRANSMISSION LINE \ // '/ .,._.~ __ ••• _J TRACrO\ «Qf'EN SPACE) , --'---",":----'". --'r- \ ---- 21' I. \" L-46.J4 4-59'00.'0.9" \ / i,I,! 21' I \ I \ 26' ROAD "A" SECTION SCALE: 1 "= 10' SHEET INDEX POI COVER SHEET AND PRELIMINARY PLA T MAP P02 PRELIMINARY UTILITY, GRADING AND DRAINAGE PLAN P03 PRELIMINARYY TREE CUTTING/LANO CLEARING PLAN P04 NEIGHBORHOOD DETAIL MAP P05 ROAD A PRELIMINARY PROFILE P06 EXISTING CONDITIONS LEGEND 2 ___ ---LOT NUMBER 3,737 GROSS LOT AREA (3,0.98) ____ _ sq.ft. NET LOT AREA OUTSIDE ACCESS EASEMENT PARCELS PARCEL AREA IN SF AREA IN AC 04037 Breck Scott Plot 98082,67 2,25 LOT 1 6006.84 0.14 LOT 2 3737,30 0.09 «-~ LOT 3 3706.90 0.09 LOT 4 4495.89 0,10 LOT 5 3614,67 0,08 LOT 6 3614,67 0.08 LOT 7 3222,70 0,07 LOT 8 3549.55 0,08 -- LOT 9 3600.41 0.08 LOT 10 3600.41 0.08 LOT 11 4750,54 0.11 - LOT 12 6080,18 0.14 LOT 13 5459,91 0,13 TRACT A 7069.28 0,16 «««----,--- TRACT B 8487. 81 0,19 TRACT C 7849.18 0,18 TRACT D 141905 0,03 ROAD A 17817.37 0,41 40 0 ~~ --GRAPHIC SCALE SCALE: 1'=40' RENTON, WA. ) (PARCEL NO. 0423059064) VICINITY MAP ZONING SITE AREA R-l0 2.25 ACRES BASIS OF BEARING BASIS OF BEARINGS IS PLA T OF HIGHPOINTE DIVISION II (A.K.A. GREENFIELD II), VOL. 216 PG. 30 SITE AREA = 98082.67 S,F. OR 2.25 ACRES+/- VERTICAL DATUM VERTICAL DATUM: CITY OF RENTON (NAVD88) BENCHMARK SITE BENCH'vIARK: A 1-1/2" FLA T BRASS DISC WI TH A PUNCH MARK ON A 4" X 4" CONCRETE POST MONUkENT DOWN 0.6' IN A MONUMENT CASE A T THE CONSTRUCTED INTERSECTION OF NE 12TH STREET AND UNION AVENUE NE. (CITY OF RENTON #159) ELEV.= 415.95' NOTE: CONSTRUCTION ACTIVITIES ARE LIMITED TO THE HOURS BETWEEN 7: OOAM AND 8: OOPM, MONDA Y THROUGH FRIDA Y AND 9: OOAM AND 8: OOPM SA TURDA Y (RMC SECTION 4-4-030.C.3.B). IN ADDITION, HAUL HOURS ARE LIMITED TO THE HOURS BETWEEN 8: 30AM AND 3: 30PM MONDA Y THROUGH FRIDA Y. UNLESS APPROVED IN WRITING IN ADVANCE BY THE DEVELOPMENT SERVICES DIVISION (RMC 4-4-030.C.2). LEGAL DESCRIPTION THA T PORTION OF THE WEST 470 FEET OF THC SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 4, TOWNSHIP 23 NORTH, RANGE 5 EAST, IN KING COUNTY, WASHINGTON, LYING WEST OF THE CENTERLINE OF THE RELOCA TED DIABLO-SEA TTLE TRANSMISSION CENTERLINE RIGHT OF WA Y; EXCEPT THEREFROM THE SOUTH 470 FEET AND ALSO EXCEPTING THA T PORTION LYING NORTH OF THE SOUTH LINE OF PRIMARY STA TE HIGHWA Y NO. 2 (RENTON-ISSAQUAH ROAD); ALSO EXCEPT THA T PORTION CONVEYED TO THE STA TE OF WASHINGTON BY DEED RECORDED UNDER RECORDING NUMBER 7107300165. PROPERTY ADDRESS; 3705 NE SUNSET BLVD., RENTON, WA TAX PARCEL NO.: 0423059064 SITUA TE IN THE COUNTY OF KING, STA TE OF WASHINGTON. SITE INFORMATION 1. EX, SITE AREA = 98067,4 SF (2.25 ac) 2. PUBLIC R/W TO BE DEDICA TED= 17817.37 SF (0,41 ac) 3. PRIVA TE ACCES TRACTS TO BE DEDICA TED= 8904.87 SF (0.2 ac) DENSITY CALCULA TIONS DENSITY = 13 LOTS (TOTAL AREA (tt) -R/W (ft) -ACCESS ESMTS, (ft)) : 43560 DENSITY = 13 LOTS (98082,67 -17817.37 -8904.65) : 43560 DENSITY = 13 LOTS 1.64 ac DENSITY = 8,0 dulac DEVELOPMENT CITY OF RE~~~NING AUG -I 2005 RECEIVEO ~ ...J a.. >-~a: «« I~ CI)~ O::J WW Wa: a: a.. PROJECT NO.: 04037 DRAWN BY: VI< ISSUE DATE: 07-28-05 SHEET REV,: COVER SHEET AND PRELIMINARY PLAT MAP 04037CV01-P01.DWG P01 SHEET 1 OF 6 \, '~ c~~~~~ ________________________________ ~ ___________________________________________________________________________________________________________________________________________________________________________ ~ REVISIONS: ~ 3:([ «>-Ia: ~~ w-w~ c a:...J w a: a.. (J.: " <D o ~ Q. 0 g .- a... <{ ~ I-<{ I-...J wa... w>-Ia: CJ)<{ a:Z W->~ O...J O~ a... o z <{ cC 1-------1 " c, ~ lLZ 00 ~~ -w 00: -o '¢ 1\ • cr Q. Q. « ~ « o >-rn " I-+-+--+-+-+--I . z o V1 5 w cr d OWNER/ DEVELOPER: ( --------------------- PORTION OF THE S.E. 1/4, S.E. 1/4, SECTION 4, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M. REEDSHA W PRELIMINARY PLA T (PROJECT NO. 04037) BRECK SCOTT P.O. BOX 2752 RENTON, WA 98056 PHONE: (425) 228-8514 FAX: (425) 228-4924 CIVIL ENGINEER: -- -~-- / ---- PACIFIC ENGINEERING DESIGN, LLC 4180 LIND AVES. W. RENTON, WA 98055 PHONE: (425) 25/-8811 FAX' (425) 251-8880 ~I-,- I SURVEYOR: HANSEN SURVEYING 17420 116TH AVE S.E. RENTON, WA 98058 PHONE: (425) 235-8440 --. 1-42' ROW "I r 5'-· +-1 ~, --2-%-. ---32' ---2-%---' t 5' I lli=-~~~~~~~~~~ ROAD "A" SECTION SCALE. 1"=10' SHEET INDEX POI COVER SHEET AND PRELIMINARY PLA T MAP P02 PRELIMINARY UTILITY, GRADING AND DRAINAGE PLAN P03 PRELIMINARYY TREE CUTTING/LAND CLEARING PLAN P04 NEIGHBORHOOD DETAIL MAP P05 ROAD A PRELIMINARY PROFILE P06 EXISTING CONDITIONS LEGEND 2 _----LOT NUMBER 3,737 GROSS LOT AREA (3,098)_~ __ sq. ft. NET LOT AREA OUTSIDE ACCESS EASEMENT PARCELS PARCEL AREA IN SF AREA IN AC LOT 1 6006.84 0.14 ~-------------+-- LOT 2 3737.30 0.09 ~---------l-----------1f-------\ LOT 3 3706.90 0.09 ~------------~---------\---------I LOT 4 4495.89 0.10 f-----------~---_+---~ LOT 5 3614.67 0.08 -----4----~---~ LOT 6 3614.67 0.08 I--------------+-----+------l LOT 7 3222.70 0.07 LOT 8 3549.55 0.08 LOT 9 3600.41 0.08 LOT 10 3600.41 0.08 ~---------------+---------I---------- LOT 11 4750.54 0.11 LOT 12 6080.18 0.14 ~----- LOT 13 5459.91 0.13 ~--------------+---------l--------~ TRACT A 7069.28 TRACT B 8487.81 TRACT C 7849.18 ---------------~---- TRACT D 1419.05 ROAD A 17817.37 04037 Breck Scott Plot 98082.67 40 0 20 40 80 I~-~·~-~" ... I-I_~I GRAPHIC SCALE SCALE: 1'=40' 0.16 0.19 0.18 0.03 0.41 2.25 RENTON, WA. (PARCEL NO. 0423059064) VICINITY MAP ZONING SITE AREA R-l0 2.25 ACRES BASIS OF BEARING BASIS OF BEARINGS IS PLA T OF HIGHPOIN TE DIVISION /I (A.K.A, GREENFIELD /I), VOL. 216 PG. 30 SITE AREA = 98082.67 S.F. OR 2.25 ACRES+/- VERTICAL DATUM VERTICAL DA TUM: CITY OF RENTON (NAVD88) BENCHMARK SITE BENCH MARK: ) N A 1-1/2" FLA T BRASS DISC WITH A PUNCH MARK ON A 4" X 4" CONCRETE POST MONUMENT DOWN 0.6' IN A MONUMENT CASE A T THE CONSTRUCTED INTERSECTION OF NE 12TH STREET AND UNION AVENUE NE. (CITY OF RENTON #159) ELEV= 415.95' NOTE: CONSTRUCTION ACTIVITIES ARE LIMITED TO THE HOURS BETWEEN 7: OOAM AND 8: OOPM, MONDA Y THROUGH FRIDA Y AND 9: OOAM AND 8: OOPM SA TURDA Y (RMC SECTION 4-4-030. C. 3.B). IN ADDITION, HAUL HOURS ARE LIMITED TO THE HOURS BETWEEN 8; 30AM AND 3: 30PM MONDA Y THROUGH FRIDA y, UNLESS APPROVED IN WRITING IN ADVANCE BY THE DEVELOPMENT SERVICES DIVISION (RMC 4-4-030.C.2). LEGAL DESCRIPTION THA T PORTION OF THE WEST 470 FEET OF THE SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 4, TOWNSHIP 23 NORTH, RANGE 5 EAST, IN KING COUNTY, WASHINGTON, LYING WEST OF THE CENTERLINE OF THE RELOCATED DIABLO-SEATTLE TRANSMISSION CENTERLINE RIGHT OF WA Y; EXCEPT THEREFROM THE SOUTH 470 FEET AND ALSO EXCEPTING THA T PORTION L YTNG NORTH OF THE SOUTH LINE OF PRIMARY STA TE HIGHWA Y NO. 2 (RENTON-ISSAQUAH ROAD); ALSO EXCEPT THA T PORTION CONVEYED TO THE STA TE OF WASHINGTON BY DEED RECORDED UNDER RECORDING NUMBER 7107300165. PROPERTY ADDRESS; 3705 NE SUNSET BLVD., RENTON, WA TAX PARCEL NO.: 0423059064 SITUA TE IN THE COUNTY OF KING, STA TE OF WASHINGTON. SITE INFORMATION 1. EX. SITE AREA = 98067.4 SF (2.25 ac) 2. PUBLIC R/W TO BE DEDICA TED= 17817.37 SF (0.41 ac) 3. PRIVA TE ACCES TRACTS TO BE DEDICA TED= 8904.87 SF (0.2 ac) 4. CRITICAL AREA NOTED WAS USED FOR ADJACENT PROPERTY DENSITY CALCULA TIONS AND HAS BEEN REMOVED FROM THIS APPLICA TlON'S DENSITY CALCULATIONS. AREA=11435.4 SF (0.2 ac) DENSITY CALCULATIONS DENSITY = 13 LOTS (TOTAL AREA (ft)-R/W (ft)-ACCESS ESMTS. (ft)-CR. AREA) 43560 DENSITY = 13 LOTS (98082.67 -17817.37 -8904.65 - 13 LOTS DENSITY = -----------------------1.38 ac DENSITY = 9.42 dulac 11435.4) 43560 ~ .J a.. >-~~ I~ (J)~ 0::] WW Wa: a: a.. ~ ~ Z ~ lU a: PROJECT NO.: 04037 DRAWN BY: VK ISSUE DATE: 09-14-05 SHEET REV.: COVER SHEET AND PRELIMINARY PLAT MAP 04037CV01-P01.DWG P01 SHEET 1 OF 6 z :; L~ ~LLLLLLJ---------------------------~-----------------------------------------------------------------------------------------------------------------------------------/ REVISIONS: ~ ~([ <>-Ia: ~~ W-W~ .'. a:...J W a: 0.. o ~ CL 0 o z - 0... « ~ ~ I-.J Wo... W>-Ia: 00« a:z W->~ O.J O~ 0... o Z « , '1-------1 u.z 00 ~~ -W Oa: : ,,1-----.; t . o "'" II • frO CL CL « w c-« o >-(JJ , 1---+-1-+-11---+---1 z o Vi 5 w a:: OWNER/ DEVELOPER: ( PORTION OF THE S.E. 1/4, S.E. 1/4, SECTION 4, TOWNSHIP 23 NORTH, RANGE 5 EAS'T, W.M. REEDSHA W PRELIMINARY PLA T (PROJECT NO. 04037) BRECK SCOTT P.O. BOX 2752 RENTON, WA 98056 PHONE: (425) 228-8514 FAX: (425) 228-4924 -- CIVIL ENGINEER: - PACIFIC ENGINEERING DESIGN, LLC 4180 LIND AVE S.W. RENTON, WA 98055 PHONE: (425) 251-8811 FAX: (425) 251-8880 SURVEYOR' HANSEN SURVEYING 17420 116TH AVE SE RENTON, WA 98058 PHONE: (425) 235-8440 I'-:[,..';C.-\TED C[ii1t1~L.!i\iE S[,\';'rLi~-- \, /r~f)IAf-!i_0 Tf{/'N<;r,I!',SiO~i UNE ~// I \ \ \ \ ~511_'~-2-%---4-2'3:~-W--2-%---r ~I ROAD "A" SECTION SCALE: 1 "=10' SHEET INDEX POI COVER SHEET AND PRELIMINARY PLA T MAP P02 PRWMINARY UTILITY, GRADING AND DRAINAGE PLAN P03 PRWMINARYY TREE CUTTING/LAND CLEARING PLAN P04 NEIGHBORHOOD DETAIL MAP P05 ROAD A PRWMINARY PROFILE P06 EXISTING CONDITIONS LEGEND 2 __ ~ __ --LOT NUMBER 3,737 • GROSS LOT AREA (3,098) ___ _ sq.ft. -NET LOT AREA OUTSIDE ACCESS EASEMENT PARCB..S PARCEL AREA IN SF AREA IN AC LOT 1 6006.84 0.14 ._------ LOT 2 3737.30 0.09 LOT 3 3706.90 0.09 LOT 4 4495.89 0.10 ~-.--------------------1--.-----1 LOT 5 3614.67 0.08 LOT 6 3614.67 0.08 1----------1------_.. . LOT 7 3222.70 0.07 ._--_._----_._--. __ . __ .. _---_.----_. __ ._- LOT 8 3549.55 0.08 LOT 9 3600.41 0.08 LOT 10 3600.41 0.08 I-------.-----... ---+------f-----J LOT 11 4750.54 0.11 LOT 12 6080.18 0.14 LOT 13 5459.91 0.13 TRACT A 7069.28 0.16 TRACT B 8487.8'1 0.19 -.-----------.-.----+-----l------l TRACT C 7849.18 0.18 TRACT D 1419.05 0.03 ----4----I---~ ROAD A 17817.37 0.41 04037 Breck Scott Plat 98082.67 2.25 40 0 20 40 80 ~ ... I I I GRAPHIC SCALE SCALE: 1'=40' RENTON, WA. (PARCEL NO. 0423059064) VlCINI7Y MAP ZONING SITE AREA R-l0 2.25 ACRES BASIS OF BEARING BASIS OF BEARINGS IS PLA T OF HIGHPOINTE DIVISION /I (A.KA GREENFIELD /I), VOL 216 PG. 30 S/7f: AREA = 98082.67 S.F. OR 2.25 ACRES~/- VERTICAL DATUM VERTICAL DATUM: CITY OF RENTON (NAVD88) BENCHMARK SITE BENCH MARK: - ) A 1-1/2" FLAT BFiASS DISC WITH A PUNCH MARK ON A 4;< X 4" CONCRETE POST MONUMENT DOWN 0.6' IN A MONUMENT CASE A T THE CONSTRUCTED INTERSECTION OF NE 12TH STREET AND UNION AVENUE NE. (CITY OF RENTON ,f159) ELEV.= 415.95' NOTE: CONSTRUCTION ACTIVITIES ARE LIMITED TO THE HOURS BETWEEN 7: OOAM AND 8.' OOPM, MONDA Y THROUGH FRIDA Y AND 9: OOAM AND 8: OOPM SA TURDA Y (RMC SECTION 4-4-03C.C.3.B). IN ADDITION, HAUL HOURS ARE LIMITED TO THE HOURS BETWEEN 8: 30AM AND 3: 30PM MONDA Y THROUGH FRIDA Y, UNLESS APPROVED IN WRITING IN ADVANCE BY THE DEVELOPMENT SERVICES DIVISION (RMC 4-4-030. C. 2). LEGAL DESCRIPTION THAT PORTION OF THE WEST 470 FEET OF THE SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 4, TOWNSHIP 23 NORTH, RANGE 5 EAST, IN KING COUNTY, WASHINGTON, LYING WEST OF THE CENTERLINE OF THE RELOCA TEO DIABLO-SEA TTLE TRANSMISSION CENTERLINE RIGHT OF WA Y; EXCEPT THEREFROM THE SOUTH 470 FEET AND ALSO EXCEPTING THAT PORTION LYING NORTH OF THE SOUTH LINE OF PRIMARY STA TE HIGHWA Y NO. 2 (RENTON-ISSAQUAH ROAD); ALSO EXCEPT THAT PORTION CONVEYED TO THE STATE OF WASHINGTON BY DEED RECORDED UNDER RECORDING NUMBER 7107300165. PROPERTY ADDRESS: 3705 NE SUNSET BLVD., RENTON, WA TAX PARCEL NO.: 0423059064 SITUATE IN THE COUNTY OF KING, STA TE OF WASHINGTON. SITE INFORMA TlON 1. EX. SITE AREA = 98067.4 SF (2.25 ac) 2. PUBLIC R/W TO BE DEDICATED= 17817.37 SF (OAI ac) 3. PRIVA TE ACCES TRACTS TO BE DEDICA TED= 8904.87 SF (0.2 ac) 4. CRITICAL AREA NOTED WAS USED FOR ADJACENT PROPERTy DENSITY CALCULA TlONS AND HAS BEEN REMOVED FROM THIS APPLICA TlON'S DENSITY CALCULA TlONS. AREA= 11435.4 SF (0.2 ac) DENSITY CALCULA TlONS DENSITY = 13 LOTS (TOTAL AREA (ft)-R/W (ft)-ACCESS ESMTS. (ft)-CR. AREA) 43560 DENSITy = 13 LOTS (98082.67 -17817.37 -8904.65 -11435.4) I EXPIRES, MAY 6, 2007 j a.. >-~~ I~ (f)~ 0::] ww Wa: a: a.. '-- /' .." PROJECT NO.: 04037 DRAWN BY: VI< ISSUE DATE: 09-14-05 SHEET REV.: \.. COVER SHEET AND PRELIMINARY PLAT MAP 04037CV01-P01.0WG P01 SHEET 1 OF 6 w r < :3 Cl ,,~ <~ [,- REVISIONS: o ~ Q.. 0 0... « ~ ~I------t c- LLZ 00 ~~ -w 00: '3 0_ ~ _______ I '0 .,r II • ..J Cl ""l ::.:: « ~ > '--' 0:: Q.. Q.. « w f-« Cl z o Vi > w 0:: PORTION OF THE S.E. 1/4, S.E. 1/4, SECTION 4, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M. REEDSHA PRELIMINARY PLA T OWNER/ DEVELOPER ( (PROJECT NO. XXXXX) BRECK SCOTT P.O. BOX 2752 RENTON, WA 98056 PHONE: (425) 228-8514 FAX: (425) 228-4924. __ CIVIL ENGINEER; f~¥J;."i:·fJ!lt: ')f" 1;1 '~.'.'.:c ... '-';1<-'~'.';"'~;:'" .~j " --.,;;,., ''li:!:~ "'""i~ ~ iff " .tY .. ~_. 'l!'LL __ SSMH ~,~~-,.," , ",,,l'$i7 J--..'..--.~ RIM=4GO.40 ';'¥4i;.~~' J!-' ::------""' ;.;' ----~~., ",Y~ --~-~--~~ ~,',: -----""--_ .. "?'" c-- '";1 ~ ._:-~':'~" __ • ,., ACCESSl UTUTY EASE.MENT ACCESS/ UTUTY EASEMENT \ / / PACIFIC ENGINEERING DESIGN, 4180 LIND AVE S.W. j~ENTON, WA 98055 PHONE: (425) 251-8811 FAX: (425) 251-8880 •. __ TRACT A (ot1EN7lON __ AND UTILlTI£S)- ----- 11-----... ,-,,' ,--" ,: :.,,', l. __ --I LLC SURVEYOR \ \ -----\ \ \ - HANSEN SURVEYING 17420 116TH AVE S.E. RENTON, WA 98058 PHONE: (425) 235-8440 ". ---- ,", ',I ""--'<'-"\ "i, \ ·'1 I, I , ,." .. '; ~". _, " 'r,;:- 1::-'" ,," -' -.' " " ' .~ I ,f!, .', CATCH BI\~;IN RIM;o'133.J4 r---___ -,--_INV"'429.6G (121(/) INV=425.:iO (12E) INY",42SAii (12S) I 03,87 INV~425.Jij {12N) INV"'422.22 (8S) INV=422.22 (BE) INV=422.12 (8N) S9,11-1 I '.:" ,; "1,.,1'. Ir'i < • ."',/ TCH BASIN I (12N) INV:=426_18 (12S) INV"'425.7a (8N) '. INV=42S.88 (as) ~ 42' ROW I 5'--j, 1-' ----32·-----'1' 5'---1 2w 2%. I ../S -IJ v· ROAD "A· SECTION SCALE: 1"=10' SHEET INDEX POI COVER SHEET AND PRELIMINARY PLA T MAP P02 PRELIMINARY UTILITY, GRADING AND DRAINAGE PLAN P03 PRELIMINARYY TREE CUTTING/LAND CLEARING PLAN P04 NEIGHBORHOOD DETAIL MAP P05 ROAD A PRELIMINARY PROFILE P06 EXISTING CONDITIONS LEGEND 2 _----LOT NUMBER 3,737 GROSS LOT AREA (3,098) ___ _ sq.ft. -NET LOT AREA OUTSIDE ACCESS EASEMENT PARCELS PARCEL AREA IN SF AREA IN AC 04037 Breck Scott Plat 98082.67 2.25 LOT 1 6006.84 0.14 LOT 2 3737,30 0,09 LOT 3 3706,90 0,09 - LOT 4 4495.89 0.10 - LOT 5 3614,67 0.08 ---- LOT 6 3614,67 0.08 --~-~- LOT 7 3222,70 0.07 - LOT 8 3549,55 0,08 ------- LOT 9 3600.41 0.08 LOT 10 3600.41 0.08 LOT 11 4750,54 0,11 LOT 12 6080.18 0.14 LOT 13 5459.91 0,13 TRACT A 7069.28 0.16 TRACT B 8487. 81 0.19 TRACT C 7849.18 0,18 TRACT D 1419,05 0,03 ROAD A 17817.37 0.41 40 0 20 40 80 I ~ I liIIIiIIiIIIIi~1 GRAPHIC SCALE SCALE: 1'=40' RENTON, WA. ) (PARCEL NO. 0423059064) VICINm'MAP ZONING SITE AREA R-IO 2.25 ACRES BASIS OF BEARING BASIS OF BEARINGS 15 PLA T OF HIGHPOIN TE DIVISION II (A.K.A. GREENFIELD II), VOL. 216 PG. 30 SITE AREA = 980B2.67 SF. OR 2.25 ACRES+/- VERTICAL DATUM VERTICAL DA TUM: CITY OF RENTON (NAVD88) BENCHMARK SITE BENCH MARK: -_.,-' N A 1-1/2" FLAT BRASS DISC WITH A PUNCH MARK ON A 4" X 4" CONCF<ETE POST MONUMENT DOvIN 0.6' IN A MONUMENT CASE A T THE CONSTRUCTED INTERSECTION OF NE 12TH STREET AND UNION AVENUE NE. (CITY OF RENTON #159) ELEV.= 415.95' NOTE: CONSTRUCTION ACTIVITIES ARE LIMITED TO THE HOURS BETWEEN 7: OOAM AND 8: OOPM, MONDA Y THI?GUGH FRIDA Y AND 9: OOAM AND 8: OOPM SA TURDA Y (RMC SECTION 4-4-030.c' 3.8). IN ADDITION, HAUL HOURS ARE LIMITED TO THE HOURS BETWEEN 8: JOAM AND 3: 30PM MONDA Y THROUGH FRIDA Y, UNLESS APPROVED IN WRITING IN ADVANCE BY THE DEVELOPMENT SERVICES DIVISION (RMC 4-4-030.C.2). LEGAL DESCRIPTION THA T PORTION OF THE WEST 470 FEET OF THE SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 4, TOWNSHIP 23 NORTH, RANGE 5 EAST, IN KING COUNTY, WASHINGTON. LYING WEST OF THE CENTERLINE OF THE RELOCATED DIABLO-SEATTLE TRANSMISSION CENTERLINE RIGHT OF WAY; EXCEPT THEREFROM THE SOUTH 470 FEET AND ALSO EXCEPTING THA T PORTION LYING NORTii OF THE SOUTH LINE OF PRIMARY STA TE HIGHWA Y NO. 2 (RENTON-ISSAQUAH I?GAD); ALSO EXCEPT THA T PORTION CONVEYED TO THE STA TE OF WASHINGTON BY DEED RECORDED UNDER RECORDING NUMBER 7107300165. PROPERTY ADDRESS: 3705 NE SUNSET BLVD .• RENTON. WA TAX PARCEL NO.: 0~23059064 SITUA TE IN THE COUNTY OF KING, STA Tf, OF WASHINGTON. SITE INFORMATION I. EX. SITE AREA = 98067,4 SF (2.25 oc) 2. PUBLIC R/W TO B:-DEDICATED= 17817.37 SF (0,41 oc) 3. PRIVA TE ACCES TIIACTS TO BE DEDICA TED= 8904.87 SF (0.2 oc) DENSITY CALCULATIONS DENSITY = 13 LOTS (TOTAL ANEA (ft) -R/W (ft) -ACCESS ESMTS. (ft)) : 43560 DENSITY = 13 LOTS ~----~~~------~--------(98082.67 -17817.37 -8904.65) 43560 DENSITY = 13 LOTS -----------------------1.64 oc DENSITY = 8.0 du/oc DEVELOPMENT PLANNING CITY OF RENTON AUG - 1 2005 RECEIVED ~ ...I a.. >-~~ I~ . (I) ~ 0::] WW Wa: a: a.. PROJECT NO.: 04037 DRAWN BY: VI< ISSUE DATE: 07-28-05 SHEET REV.: COVER SHEET AND PREUMINARY PLAT MAP 04037CV01-P01.DWG P01 SHEET 1 OF 6 REVISIONS: o ~ CL 0 " :{ 1-------/ .. \' , u. ::--; LLZ 00 ~~ -w 00: ., c,I-------I .. C!" . o .;t- Il • 0:: CL CL <{ w >-<{ o >-aJ , 1-l--+-+-+-+---1 z o (f) 5 w 0:: d z OWNER/ DEVELOPER LU PORTION OF THE S.E. 1/4, S.E. 1/4, SECTION 4, l-OWNSHIP 23 NORTH, RANGE 5 EAS"r, W.M. REEDSHA W PRELIMINARY PLA T RENTON, WA. (~==========================================================:====================================================~) (PROJECT NO. 04037) BRECK SCOTT C/WL PACIFIC ENGINEERING DESIGN, LLC 4180 LIND AVE S. W. SURVEYOR' HANSEN SURVEYING 17420 116TH AVE S.E. RENTON, WA 98058 PHONE: (425) 235-8440 P.O, BOX 2752 ENGINEER RENTON, WA 98056 RENTON, WA 98055 PHONE: (425) 251-8811 FAX: (425) 251-8880 PHONE: (425) 228-8514 FAX: (425) 228-4924 5- \ f~r:LOCP._-iW CCNft.Hui<lt: <,[).r:Lr_,,- '. .,-, .. " .• _._~, \. ,\ c·, ;rl ""C' _ ... __ .. __ r--.-.-:~;Giu:_ --''''~-\ ----=0 -"'~~'"='_O'~, .• _~ .•• _,,,-_ \ ,// --~' ,'1'J3 .• -'5 (12' ; I;;) _ ;;,{~.',,{,C J (DI,r',r.~l'!).j:::-"OM _. ~ .----"-.... ,. -.---! -~"'--\--~;:""<:":~ __ '_'_~~\'~,Y),".,.F) (.1' 'j _"'LdANf;HOi.E'" , I \ /' -''''--" il ~ A --_ _ _ ___ \ S!< .... ,'iA( __ ,/ /// --.----'"-~---, ----~·-··~·""L'_ .. "~-c-:;:-:...:};~i,,~·~'j-'j/ .;0. '."',' '.' : I -.. -Y'IMJDilO,f !,.../ \ , ._-.... , .. -:;,--. , , !. . -. ---!." ,\ -". ---_ "./"/ Co, • . '\' ",,__ ---*:1. .... _,-.' ... ,J,' ':,'\, -.<-:,; ~--_ F')\'ir-'~~~-/""-j ... : -. .5,1." . '_"_' __ ...., SjGj~AJ -,'/f"-r --.-._--__ .~. V!>UL r ----. /"' ."-,,--, '-,--'" . n::u:Pho,-,![J \_"_ --.... _" '1"I~I)f!Ctl:"-' \ \ / IjA'..!l.f -. "". y ':;\1'O·I03A;'I" __ .. _" ._._;-______ RiLl 00 J9a. 7(; "---. ACCESS/' UTIJTY EASf;J,fENT --_--:-::.-. --. ~..--.-," ACCESS/ UTLITY EASEMENT . '--- , \ / J / / . TRACT A (DETENTION AND UnLlnES)' v --.-' .. S89'QO'23"E ' ...... .......... --~, ' K-'·· -.'~;. -LV!sJ 1\\ I", ~ I', .. 1' 5,460 .\ : (4,2,)[»\ sq,;t. . --. \ ""'~Tr \ 4,751 (4,100). \sq.ft. 10/ 12 6;080 \ (4,35:;) ) sq.f!. I .. ' -.. ~ ----\-- 10;", i (3,080) I sq.ft. :9\ 3;pOO . I !;. __ ~ =::'C,\_"_ i (3,080) , sq. ft. I .. ,,-_ ... _,.J 3,707 ' (3,078) , ...... ,,"-' sqJI, " -'-Ci-<----__ ----' '. -.- I I r I !-- ., \ , i· / \ " , , , \ \ . TRACT I.(OJPEN SP~CE) I i 111\f=·jS6.:{4 (I?C) -~"-"--f·j j " ! ! l 1-'~------------42' ROW--------------~, I 2% 32'------1'1-5'1 2% !J ROAD'A'SECTION SCALE: 1"=10' SHEET INDEX POI COVER SHEET AND PRELIMINARY PLA T MAP P02 PRELIMINARY UTILITY, GRADING AND DRAINAGE PLAN P03 PRELIMINARYY TREE CUTTING/LAND CLEARING PLAN P04 NEIGHBORHOOD DETAIL MAP P05 ROAD A PRELIMINARY PROFILE P06 EXISTING CONDITIONS LEGEND 2-----LOT NUMBER 3,737 GROSS LOT AREA (3,098) ___________ __ sq.ft. -NET LOT AREA OUTSIDE ACCESS EASEMENT PARCELS PARCEL AREA IN SF AREA IN AC LOT 1 6006.84 0.14 LOT 2 3737,30 0.09 ... _----r---.---~--- LOT 3 3706,90 0.09 LOT 4 4495,89 0,10 LOT 5 3614.67 0.08 LOT 6 3614,67 0,08 LOT 7 3222,70 0.07 LOT 8 3549.55 0.08 LOT 9 3600.41 0.08 LOT 10 3600.41 0,08 LOT 11 4750,54 0.11 ... , LOT 12 6080.18 0,14 _ .. _-_._-----_._----"" LOT 13 5459,91 0.13 TRACT A 7069,28 0,16 TRACT B 8487,81 0.19 --""---,.---~-- TRACT C 7849.18 0.18 TRACT D 1419,05 0.03 ROAD A 17817.37 0.41 .,_.-.~------ 04037 Breck Sea t t PI a t 98082,67 2.25 40 0 20 40 80 L1~~-~-~ .. __ I-I __ ;j .. GRAPHIC SCALE SCALE: 1'=40' (PARCEL NO. 0423059064) VICINITY MAP ZONING SITE AREA R-l0 2.25 ACRES BASIS OF BE.ARING BASIS OF BEARINGS IS PLA T OF HIGHPOINTE DIVISION II (A,K.A. GREENFIELD II), VOL. 216 PG, 30 SITE AREA = 98082.67 S.F. OR 2.25 ACRES+/- VERTICAL DATUM VERTICAL DATUM; CITY OF RENTON (NAVD88) ., -BENCHMARK SITE BENCH MARK: A 1-1/2" FLAT BRASS DISC WITH A PUNCH MARK ON A 4" X 4" CONCRETE POST MONUMENT DOWN 0,6' IN A MONUMENT CASE A T THE CONSTRUCTED IN TERSECTION OF Nt: 12TH STREET AND UNION A VENUE NE. (CITY OF RENTON #159) ELEV.= 415,95' NOTE: CONSTRUCTION ACTIVITIES ARE LIMITED TO THE HOURS BETWEEN 7: OOAM AND 8: OOPM, MONDA Y TriROUGH FRIDA Y AND 9: OOAM AND 8: OOPM SA TURDA Y (RMC SECTION 4-4-030,C,3.8). IN ADDITION, HAUL HOURS ARE LIMITED TO THE HOURS BETWEEN 8: JOAM AND 3: 30PM MONDA Y THROUGH FRIDA 1. UNLESS APPROVED IN WRITING IN ADVANCE BY THE DEVELOPMENT SERVICES DIVISION (RMC 4-4-030.C.2). LEGAL DESCRIPTION THA T PORTION OF THE WEST 470 FEET OF THE SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 4, TOWNSHIP 23 NORTH, RANGE 5 EAST, IN KING COUNTY, WASHINGTON, LYING WEST OF THE CENTERLINE OF Tl-/E RELOCATED DIABLO··SEA TTLE TRANSMISSION CENTERLINE RIGHT OF WA Y; EXCEPT THEREFROM THE SOUTH 470 FEET AND ALSO EXCEPTING THAT PORTION LYING NORTH OF THE SOUTH LINE OF PRIMARY STA TE HIGHWA Y NO. 2 (RENTON-ISSAQUAH ROAD); ALSO EXCEPT THA T PORTION CONVEYED TO THE STATE OF WASHINGTON BY DEED RECORDED UNDER F1ECORDING NUMBER 7107300165, PROPERTY ADDRESS: 3705 NE SUNSET BLVD., RENTON, WA TAX PARCEL NO,: 0423059064 SITUA TE IN THE CO:JNTY OF KING, STA TE OF WASHINGTON. SITE INFORMA TlON 1. EX, SITE AREA = 98067,4 SF (2.25 oc) 2. PUBLIC R/W TO BE DEDICA TED= 17817.37 SF (0.41 oc) 3, PRIVA TE ACCES TRACTS TO BE DEDICA TED= 8904,87 SF (0.2 oc) 4. CRITICAL AREA NOTED WAS USED FOR ADJACENT PROPERTY DENSITY CALCULA TlONS AND HAS BEEN REMOVED FROM THIS APPLICA TlON'S DENSITY CALCULATIONS. AREA=11435.4 SF (0.2 oc) DENSITY CALCULA TlONS 13 LOTS DENSI TY = .,------.,--,--:---:---:----------,.---,----:----- (TOTAL AREA (ft)-R/W (tt)-ACCESS ESMTS. (ft)-CR. AREA) : 43560 DENSITY = 13 LOTS (98082.67 -17817.37 -8904.65 -11435.4) : 43560 13 LOTS DENSII'Y = -------------------- 1.38 oc DENSITY = 9.42 du/oc ~ ..J a.. >-~a: «« I~ (f)~ 0::] WW Wa: a: a.. PROJECT NO.: 04037 ORAWN BY: VK ISSUE OA TE; 09-14-05 SHEET REV,: COVER SHEET AND PRELIMINARY PLAT MAP 04037CV01-P01.DWG P01 SHEET 1 OF 6 PORTION OF THE S.E. 1/4, S.E. 1/4, SECTION 4, TOWNSHIP 23 NORTH, RANGE 5 EAST, w..M. FOUND MON. IN CASE /VISITED 1-27-05. ~ t _ NE SUNSET BLVD S 83'22'51" E ' FENCE 1.28' E 1.90' S 6' WOOD FENCE 816:01' - 6' WOOD-_-I-I \ \ \ \ UTILITY EASEMEN)T {ITEM #6 . KING COUNTY, WASHINGTON til \ Ul FOUND MON. IN CASE 0.18' ELY. OF INT. VISITED 1-27-05. EASEMENTS AFFECTING SUBJECT PROPERTY PER CHICAGO TITLE INSURANCE COMPANY TITLE REPORT ORDER NO. 1155844 DATED JULY 8, 2005. ITEM NO. RECORDING NO. 2 3 4 5 3350591 3664560 5723008 5850378 7301150405 9405050668 NOTE DEFENSE PLANT CORPORATION TRANSMISSION LINE ASSIGNED TO CITY OF SEATTLE ON MAI~CH 10. 1947 OLYMPIC PIPE LINE COMPANY PIPELINE (NOT PLOTT ABLE -SEE TITLE REPORT) OLYMPIC PIPE LINE COMPANY PIPELINE (LOCATION AMBIGUOUS) OLYMPIC PIPE LINE COMPANY PIPELINE (NOT PLOTTABLE -SEE TITLE REPORT)! PUGET SOUND POWER & LIGHT COMPANY ELECTRIC TRANSIMISSION AND/OR DISTRIBUTION SYSTEM (NOT PLOTTABLE -AS CONSTRUCTED) 6 VOL. 214/PGS. 6-10 COVENANTS, CONDITIONS, RESTRICTIONS, EASEMENTS, NOTES, DEDICATIONS AND SETBACKS ON PLAT 1 " 50' 0' 50' 100' ---~ ---- - BASIS OF BEARINGS IS PLAT OF HIGHPOINTE DIVISION II (A.K.A. GREENFIELD II), VOL. 216 PG. 30 LEGEND: QI) = FND. MON IN CASE o = FND, PROP, COR, AS NOTED. • = SET 1/2-I.R. W/CAP # 21464. o = CALCULATIED PROP. CORNER FENCE \HIGH TENSION 00 ~ Z to o ~ ..... o oq -':N NO! -1>0 • .0 O!~ N' o FOUND MON. IN CASE VISITED 1-27-05. SURVEY METHOD: FIELD TRAVERSE EQUIPMENT USED: 5" TOTAL STA110N. 4' HOGWIRt:: FENCE FENCE 0.02' W -;:::[ IJ.I • , C'oI "2" 6 WOOD .v FENCE t; Q b V FENCE 0 0.28' W Z 4' CHAIN 8 ."~b LINK FENCE ~O~~ 6' WOOD FENCE 7 e 6 e ~~~c ------I 5 8 11 8 NOTE: THE UNDERGROUND UTILITIES SHOWN HEREON ARE BASED UPON EXISTING AS-BUILT DRAWINGS, AND ARE NOT GUARANTEED TO BE CORRECT, NOR ALL INCLUSIVE. ALL UTILITIES MUST BE VERIFIED PRIOR TO CONSTRUCTION. CALL 1-800-424-5555 FOR UTILITY LOCATORS. SURVEYOR'S CERTIFICATIE 6' CHAIN UNK FENCE 6' OOD F NCE this map correctly represents a survey mode by me or under my direction in conformance with the requirements of the Survey Recording Act and as required by RCW 58.04.007 -Resolution of Disputed Boundary. at the request of Breck Scott in October 2005. \ POWER LIN TOWER \ \ \ \ \ \ \ 0·' ---:!- FENCE ON LINE N/S 6.15' W 6 \ 8 RECORDER'S CERTI FICATE Fli ed for record this __ day of 1"1 1"11 3 21' FOUND MON. IN CASE \ VISITED 1-27-05. FOUND MON. IN CASE VISITED 1-27-05. \ \ \ \ \ \ \ , FOUND MON. IN CASE ~VISITED 1-27-05. ~OUND MON. IN CASE V\SITED 1-27-05. \ \ \ _FOUND MON. IN CASE V1SllED 1-27-05. \ \ \ E LINE TABLE liNE BEARING L1 N 89'00'23" W ....J2 S 10'45'12" E CURVE TABLE DE LTA ANG IU LE RAD S 88' 57' 17" 00 25. , OS' 45'54" .0 150 0' 03' 08' 47" 0 200 .00' 08' 26'54" .0 500 0' 05' 12'08" .0 246 0' 83' 06'40" 00 25. , 09' 03'03" .0 475 0' 03' 44'57" 5 202 .00' 07' 4.3'fi" .0 175 0' 07' 15'02" .6 716 6' DISTANCE ARC LENGTH 81-' -38. 22. 95-' - 109 .8r 73. 73-' - 22. 36: 75. 34-' - 26-' - 03-' - .5-1'- 58-' - 69-' - 132 23. 90. 38.81' 85.36' EXPIRES; 1/31/08 If / 2.tJft SURVEY ACCURACY MEETS OR EXCEEDS REQUIREMENTS OF WAC 332-130-090 CONTROL MONUMENTS FIELD 11ED MAY 2003. SECTION BREAKDOWN 13~NORTII 1/4 CORNER OF SECTION 4, TOWNSHIP 23 NORTH, RANGE 5 EAST IJ.I PER PLAT OF HIGHLAND POINTE DIVISION II 'Co • (A.K.A. GREENFIELD II) VOLUME 216, PAGE 30 :'I ~ FOUND MON. IN CASE ~~I-g VISITED 1-27-05. g I') EAST 1/4 CORNER OF SECTION 4, C'oI TOWNSHIP 23 NORTH. RANGE 5 EAST. S 89'19'27" EZ CITY OF RENTON #13257 "._ 257~.15' _I _ S 89'19'2r E 2612.09' 5 \ _ ~ r rK" 1306.05' --1306.04' -,-3 " "--CTR OF SECTION 4 I -IJ.I N Z <.:l. _ q o « to • C1I I' I-Vi (L "!I ~ to (0 • (/)5 -0 • ,..: (0 ~I".t -I'f"_lD _!.{) _ 4.- .q--W 0;:-; (0/0 <D IIJ.I C'oI --: .. "\I C\I tr) "-/10 ,-.. Zll)~w ~ C'oI. ~~~ Q w Z:::2 I~ C'oIZ 1-<.:> 0 => I' ~-°Z(L...J 0 w« 0 I. ' (/)0::0> II g I CD ~ ~~~ I' --Z - -w ~ 0:: 0:: :c 0 3: w woS:2Q ~z:CLL: Ot0lJ.z OC'olol:::j V(LI-O:: "",_«<.:l '-Vi...J . I-z(L~ (/)3:0::::':: wow' 3:1-(L::S • • co C'oI~ :'II Co ~ ~:;:; ~ SIT gl~ g ~ Ul~ z~ '- liN 00'07'42" E -J ~470.05' 4 1312.79' _ _ 1312.79' 13 FOUND MON. IN CASE 9 -S 89'00'23 E 2625.58'] 0 FOUND MON. IN CASE VISITED 1-27-05. VISITED 1-27-05. SOUTHEAST CORNER OF SECTION 4, SOUTH 1/4 CORNER OF SECTION 4, TOWNSHIP 23 NORTH, RANGE 5 EAST. TOWNSHIP 23 NORTH, RANGE 5 EAST. CITY OF RENTON #159. LEGAL DESCRIPTION F'ER CHICAGO TITLE INSURANCE COMPANY TITLE REPORT ORDER No. 001155844 DATED JULY 8, 2005. THAT PORTION OF THE WEST 470 FEET OF THE SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 4, TOWNSHIP 23 NORTH, RANGE 5 EAST, IN KING COUNTY, WASHINGTON, LYING WEST OF THE CENTERLINE OF THE RELOCATED DIABLO-SEATTl.E TRANSMISSION CENTERLINE RIGHT OF WAY; EXCEPT THEREFROM THE SOUTH 470 FEET AND ALSO EXCEPTING THAT PORTION LYING NORTH ClF THE SOUTH LINE OF PRIMARY STATE HIGHWAY NO.2 (RENTON-ISSAQUAH ROAD); ALSO EXCEPT THAT PORTION CONVEYED TO THE STATE OF WASHINGTON BY DEED RECORDED UNDER R:ECORDING NUMBER 7107300165. TOGETHER WITH THE WESTERLY 38 FEET OF TRACT A, WOODBRIER, ACCORDING TO THE PLAT THEREOF, RECORDED IN VOLUME 214 OF PLATS, PAGES 6 THROUGH 10, IN KING COUNTY, WASHINGTON. PROPERTY ADDRESS: 3705 NE SUNSET BLVD., RENTON, WA TAX PARCEL NO.: 0423059064 ~--------'--'---------------------------,-----------------------------11 BO UNDARY SURVEY 3705 NE SUNSET BLVD, SITE DEVELOPrVL.:·. . .: \i'}I'!ING CITY OF '''i FOR ___ at page __ at the request of I n Book __ of Rodney G. Hansen. bl BRECK SCOTT NOV 2 8 2U05 RENTON, WASEITNGTON D~j--B-Y----R-GH----rD-A-T-E~-11-/-10-/-05----~J-O-B--N-O-.--20-4--.5-0--~ HANSEN SURVEYI~~CEIVED LAND SURVEYORS & CONSULTANTS CHkD BY 1 OF 1 16710 116TH AVE. s.m., SUfrn A-4, RENTON, WA 98058 TEL: 425-235-6440 FAX: 425-235-0266 Manager Supt. of Racor de RGH SHEET SCALE 1" = 50' o-W " REVISIONS: g f~ o z ~ ~ ~i 0. :s 0 0'1------1 lLZ 00 ~~ -w Ocr: s ,i------I a ..q- II • .- f':' <{ o z o Vi 5 w cr: F<)lJC·1U ,VCf1 iN CASE /" ,'!Slir:D 1"-:,::/-,·05. i--,jL_.~=. PORTION OF THE S.E. 1/4, S.E. 1/4, SECTION 4, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M. SSMH RIM=400.40 _._---- DETENTION/WET-IjAUL T 54(L)x41(W)xt2(Dj , '-.. . " '---- "---. 6 WOOD FENCE --, I:;::NC:: 0,28' . \ : 'I : I , I II , I I CA TCH BASIN TfYPE J.)-"""".,( PROPOSED el/"\r:' __ SEWER STUB (TYP.) (TYP.) 5' Wljr)Ci F"ENCC -. / ! [I 12" O.rp 10 ---I I \ \ , t="O~Ii'.jD i~(),-·I. iN elISE \ ;~'N ·~--~r::::-21·'i'.'·lIl'Il'-'1-::7-0~L ' _ .. _L..'\8A'il>"~C"O~'--;n .. ~·' j]]9t~:~"'~FI!'~=~ID~jt(~~f.~~_~g~~:-'-11 -Mg.,~-R -TYf. 1\ \ \ ' \ \ ,;;,ii i . .-'" _.-.. -,J. '\ n.NCC Ol'j UNE /j,I:,' 'II' , \ \ \ , I --r- ~ , 8ASIN \ 1 \ ._~_ F'QUi'lD MOt'L IN CASE /.'---\1SI'im 1-'2/--IJ5. \ ' \ \ \ \ fGUND "f(l~. IN CASE . ------vlsnEU 1-27-05 ~~ ,,-. "] \ CATCH OASIN RIM"'4:t~),]4 "'_'_-j-".INV=429.66 (12\'1) INV=-42!).50 (12£) INV=..4-25.'r6 (12"5) I" 53.51 INV,042.5.:>6 (1:.!N) IN'.f+422.22 (8S) INY",4Z2.21 (BE) INV"-'122.12 (aN) \ d)UNC ,fUN 1'1 1"Sf- vIS,[EIl I-:a-o';) \ \ BASIN , INY .. 426JJ8 (12N) INV:o:426.18 (123) \ & GUTTEr< I ''''M'' cEi~~5u~~~;ME' (LeCA liON At" \~--_' _____ '_+ ___ lRAN'M,",,,~(~IT'EM #:~) t I UNE EASEMENT r-I 40 80 1._ .... ' '----, SCALE: 1'-40' LEGEND -SANITARY SEWER CLEANOUT • SANITARY SEWER MANHOLE FIRE HYDRANT ASSEMBLY CAP, WA TER MAIN WjT£MPORARY 2# BLOWOFF ASSEMBLY WATER METER :;:'1 ELBOW IIIll CB TYPE I CB TYPE I W/SOLID LOCKING LID CB TYPE /I ~ CB TYPE /I W/SOLID LOCKING LID L -1 [~=J I···.' I" ···1 , ',;, "' ~'-': . PROPOSED EASEMENT PROPOSED 8" DOWNSPOUT MANIFOLD PROPOSED 6" DRIVEWA Y DRAIN CONNECTION EXISTING PAVEMENT PROPOSED PAVEMENT PROPOSED SIDEWALK BASIS o.r: BEARING BASIS OF BEARINGS IS PLA T OF HIGHPOINTE DIVISION /I (A.K.A, GREENFIELD /I), VOL 216 PG. 30 SITE AREA = 98082,67 S.F, OR 2.25 ACRES+/- VERTICAL DATUM VERTICAL DA TUM; CITY OF RENTON (NAVD88) BENCHMARK SITE BENCH MARK; A 1-1/2" FLAT BRASS DISC WITH A PUNCH MARK ON A 4" X 4" CONCRETE POST MONUMENT DOWN 0.6' IN A MONUMENT CASE AT THE CONSTRUCTED INTERSECTION OF NE 12TH STREET AND UNION A VENUE NE. (CITY OF RENTON #159) ELEv.= 415,95' NOTE: CONSTRUCTION ACTIVITIES ARE LIMITED TO THE HOURS BETWEEN 7; OOAM AND 8; OOPM, MONDA Y THROUGH FRIDA Y AND 9; OOAM AND 8; OOPM SA TURDA Y (RMC SECTION 4-'i-030,C.3.B), IN ADDITION. HAUL HOURS ARE LIMITED TO THE HOURS BETWEEN 8; 30AM AND 3: 30PM MONDA Y THROUGH FRIDA Y. UNLESS APPROVED IN WRITING IN ADVANCE BY THE DEVELOPMENT SERVICES DIVISION (RMC 4-4-030.C,2). LEGAL DESCRIPTION THA T PORTION OF THE WEST 470 FEET OF THE SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 4, TOWNSHIP 23 NORTH, RANGE 5 EAST. IN KING COUNTY, WASHINGTON, LYING WEST OF THE CENTERLINE OF THE RELOCATED DIABLO-SEATTLE TRANSMISSION CENTERLINE RIGHT OF WA Y; EXCEPT THEREFROM THE SOUTH 470 FEET AND ALSO EXCEPTING THAT PORTION LYING NORTH OF THE SOUTH LINE OF PRIMARY STA TE HIGHWAY NO, 2 (RENTON-ISSAQUAH ROAD); ALSO EXCEPT THA T PORTION CONVEYED TO THE STA TE OF WASHINGTON BY DEED RECORDED UNDER RECORDING NUMBER 710~300165, PROPERTY ADDRESS: 3705 NE SUNSET BLVD., RENTON, WA TAX PARCEL NO.: 0423059064 SITUA TE IN THE COUNTY OF KING, STA TE OF WASHINGTON. ~NT PLANNING DEV,"lOP(IOft~ RENTON CIT AUG -\ 1\l\l~ j a... >-~a: <c<C I~ CI)~ OJ Ww Wa: a: a.. MAY 6, 2007 PROJECT NO,: 04037 DRAWN BY: VI< ISSUE DATE: 07-28-05 SHEET REV,: PRELIMINARY UTILITY, GRADING AND DRAINAGE PLAN 04037CU01-P02,DWG P02 t:I r:: C E.\\IE:O .,j nt;;, SHEET 2 OF 6 ~LLUD~d~================================================================================~~~~ is Z ~ G.: f.i ,., < ,. ,n ,':'i u "" c, if, ::=. " " G. 'j " '.' v, i} " " C, " .::! Il. ~" '~i " " REVISIONS: " " W 0 W "' ~ " " ~ ~ 0 ~ ~ ~ « ~ ...J 0-« ~ I (J) « Cl z w -~ W -a: ...J W a: 0- u.z 00 ~~ -w 00: ~ ~~ 11 " 0 ~<c ." -~ ~-<0 z~ :i.:.; ::::~ "Z "0 ~~ ~ 0 '<t II I " ~ • ,... w z 0 -' W ~ -' > .0 w ~ 2 " V; < w ~ 0 0 '" t') 0 ~ a. 0 0 t') z '" z § ~ w ~ w ~ I 0 if> ........ 0 Zz ~<J: ::>.J 00... wO w;f; ~~ >-~ ~o Zo ~z -« ~.J cr: 0... .>-_0 Q.+' .,0 0.:0 if! (f.J'~ ...::££ oE 3:~ ,~ ~ Liw ::J . 0.0. 'c "'0 C .-E "0>-.-'" &:E 'E 0>-cN 'i:: en Co> 0., 0.>-<.!l " ::rG ::JU -~ -«~g o ~ Vl~O JOB 0"" ~o o-zl.{ <l:lL<i: 0 « <.!l 6 w , u w I u -0 if> Ii ~. 0 ~ ~ ~ < a:: a. a. « w r-« 0 >-rn z o (7j 5 w a:: i A,\ ,~;-'- PORTION OF THE S.E. 1/4, S.E. 1/4, SECTION 4, TOWNSHIP 23 NORTH, RANGE 5 Ei\ST, W.M. ... "--- I'" D.! I" BE " \-"., ---\ \ )C ~'iU) :~~ :'-nt::':':~.h\r_ s::/, nu, . I) fFNI';;"II'S<;,IC.N LIcE ____ :;OL,'i"'U f.l0k j),J ':';I\S;: \ ~~lIfr_:1 C,,'.::;!i'l -'---.~ -·-,( __ \d~::(:·U) 1-';::;·-00 ' '\ir.~~·jS'~,,3i ,/ , , '/,u,.')1. 1 TREES TO BE )~~~~:t~ REMOVED (TYP.) , ~ 'l ~ ~ ~'"-'-'"-.~-"-'---"---i . !i\ f ~ \/ >;' ,'1(1,0 _). fc}:(g \ ~ "'~U ':: if;' ','1 __ .lL 'R. I :j-' U I. ~ 'r i -U '-, r' -i.,., TREES TO REMAIN (TYP.). "'. TREES TO BE REMOVED (TYP.) TREES TO REMAIN (TYP.) . ('d/,:!'l 1.,,'1i': iTNG~ ii;I ~ __ :>- ~ ":Xii:' '-lmiCE M ~ m il',\'>":\~)_~,1j (12',','\ 1f'~·l"'Y.'2 };/ (Hj;~) ~ I i-,' , I ~ / i-Yi'IC~' '-.... ,\:;\(i / rC'JCI:. L_~_+_ .. _~ ___ . ______ ~_. __ ~ ____ _ . , ...... ----.. ,_.1. '" , ..... \ \ \ Oi'l UN~' I,: p,; '--- b J:i' W \ . I' I' 1\ II '\ \ ~;,;lA:1 (11"':"'" '.l'YJ. J:,-l'jU;~D ",1Oh. !i'~ ;; .. I:::L ",..../.' '\"I~:iirf\ : -'i.', -O~>. ----+~ TREES TO REMAIN (TYP.) 1'<:'..11'1[; ,':-:':"!, ;r~ ';".o,:'"i:: 1 ,,-"--" 'il:-:,IT:.:r, l--~:) 'J':.' /~... - ,....' \. ;rr" \ \ , I, , I, TO Bf ,r.,/Ccn (TYP.) -" .' \ I \ I· I I \ ;.(lU ... ·I'; i.!,'~)h. I:"~ CASt )/ .......... ',ISlE!) 1"27 .. (j:',. \ '. I, i, , , ': CLEARING LIMITS 25' ZONE AROUND PROPERTY ,.:\::1'4 il': G!-'.' ,!: 1--[1 v':" ~-TRSES TO REMAIN (TYP.) , 1. r ,'.':jl,[f t/i:!f..j. iH c,~'j[ '-'~~'~"j":;'ln) l·<!;'·--lj;":, I, f'O)I,:i',f) MC;:'1 1'< (. '. ;,(:: '/-'.'i:'iitCJ l-:!:·~'O:,. C/\l(11 r5!\~::'1 'lL',!"" .,,';,\.. :-' ... _ .. _ ~ ____ irlV""'1'!.6( \~!'i]) \ :;'i'/"' .. 12--,."';) !'.:;'; :;:;;',;:1; 'i i~V·.,t,?·~ ... ~(~ ':! ~;:, W.", rm,i"-'.i\j.;j! !NV,',--l;!'.'L}( ,-JI~) i"'" 1\ \J .. it 1 ,., Ir'N~c .~/,:,:, '.~'L t,'!::';) 1-":'i-",('-U.'·!2 (~jf) Ij'.r-,.--",'?:,~ :;,0 [c.'N) , r;jt)~.:) !·,~\~c~ '1\ ;: ,<5~-: v;')fED j,··:,u-Cl'.i :. ,;.':iCl-i fJ.",'\II'i ,--.' ,I .. :: '-I O~J :~;_, If,j\;,-,-·l:.:f; (Ii_~ (1:;:'1) 1t';'-j.,.-4~\1, l,~ (I ',:::) " ;;~)~.: r; \ dH.-I,·'4J,'j ':.;,i :r·!\t"~42~""ji:) C:h) . lI"iV'-"'f:~~ IJfl (.(0::,:) \ , ,./ -~' . , .. , //" 1·,;::'.-:'::"", .. -'.-"'t~rprW.\;Ii>.';A if: ij)C,:, fl(IN // r I OUMf~li; ;~I,lr:L,ii'll'. [/\::;n"lEN1'// \ .-(L()CAT!\)I'i ,'\i'l.:jl(.:li-~.US;! // (I fn,l lJJ) ,/ , .. -Ti~""-:<'-~M::-,~,IDN Lin::: lA~~~'i'.1l:.:'j .. j (11;",.,1 ill) 40 0 20 40 80 I.-.d I 1_ ..... 1 GRAPHIC SCALE SCALE: 1'=40' BASIS OF BEARING BASIS OF BEARINGS IS PLA T OF HIGHPOINTE DIVISION II (A.K.A. GREENFIELD II), VOL. 216 PG. 30 SITE AREA = 98082.67 SF OR 2.25 ACRES+I- VERTICAL DATUM VERTICAL DATUM: CITY OF RENTON (NAVD88) BENCHMARK SITE BENCH MARK: A 1-112" FL.AT BRASS DISC WITH A PUNCH MARK ON A 4" X 4" CONCRETE POST MONUMENT DOWN 0.6' IN A MONUMENT CASE A T THE CONSTRUCTED INTERSECTION OF NE 12TH STREET AND UNION AVENUE NE, (CITY OF RENTON #159) ELEV,= 415,95' LEGAL DESCRIPTION THA T PORTION OF THE WEST 470 FEET OF THE SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 4, TOWNSHIP 23 NORTH, RANGE 5 EAST, IN KING COUNTY, WASHINGTON, LYING WEST OF THE CENTERLINE OF THE RELOCA TED DIABLO-SEA TTLE TRANSMISSION CENTERLINE RIGHT OF WA Y; EXCEPT THEREFROM THE SOUTH 470 FEET AND ALSO EXCEPTING THA T PORTION LYING NORTH OF THE SOUTH LINE OF PRIMARY STA TE HIGHWAY NO, 2 (RENTON-ISSAQUAH ROAD); ALSO EXCEPT THA T PORTION CONVEYED TO THE STA TE OF WASHINGTON BY DEED RECORDED UNDER RECORDING NUMBER 7107300165, PROPERTY ADDRESS: 3705 NE SUNSET BL VD., RENTON, WA TAX PARCEL NO.: 0423059064 SITUA TE IN THE COUNTY OF KING, STA TE OF WASHINGTON. DEVELOPMENT PLANNING CITY OF HENTON AUG -I 2005 RECEIVED j a.. >-~a: «« I~ CI)~ 0:] WW Wa: era.. MAY 6, 2007 ~ Z ~ z W 0: PROJECT NO.: 04037 DRAWN BY: VI< ISSUE DATE: 07-28-05 SHEET REV.: PREUMINAAY TREE CUlTING/ LAND CLEARING PLAN 040J7TR-P03.DWG P03 ., SHEET 3 OF 6 :,'UlW~d -=========================================================================================~~~~ " z ." ':;: - e ~----.. -.-.. -. REVISIONS: II-r~==============================================================================================================~~======~~ OJ ~ ~ a " a a OJ a; ':: u ~ ~ ~ U.Z OO ~~ -w 00::: ~ ~~ 11 a a "" II : <t o ~ CL 0 " z , .-w , w " L 0 m ~ ";0 Cl.+' 0)0 0';' "' w-.:x: £ BE ;;"0 ..: .~ " :Ow :J . CLCL '-c: "'0 'sE "O~ ;-::::(1) c5E '-E 0>-cN 'e (]'I Co> 00) CL~ C) z o (/) 5 UJ 0:: PORTION OF THE S.E. 1/4, S.E. 1/4, SECTION 4, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M. TL 57 T l 41 32772 TL42. T L 186 496Ac RESERVOIR RESERVOIR 'I 85 Tl40 16Ac TL 49 Park T( 'jJ N.E~/4TH 114-78 4 IE] ~ :, l€l ~ 1Q§f II 2. I€J~ I I~031~ 130 7190 60 <: t!j ::> 0 lEi I 60 130 095Ac n.Jo ~ i't"I I I I , , i \ ~ [§] , I ,,e' sr; 385Ac TL 3) 253Ac Tl 32 /7231 TL 63 066 Ac TL % Tl262 ~:I ~ ........ .., ( lIZ III I I 22 25 26 27 28 12432 10'376 Por T L 120 181 Ac TL 78 ISS 29 ~ IOJ J2 '" o S4Ac 7 I. 99 091Ac 01SAc 0 Ac TL 101 TL.,7 TL /00 I I \ I I I I I I I I I I I 059 TL 200 a 100 200 400 I __ ~_I 1---11 GRAPHIC SCALE SCALE: r -200' BASIS OF BEARING BASIS OF BEARINGS IS PLA T OF HIGHPOINTE DIVISION II (A.K.A. GREENFIELD II), VOL. 216 PG. .30 SITE AREA = 98082.67 S.F. OR 2.25 ACRES+/- VERTICAL OATlJM VERTICAL DATUM: CITY OF RENTON (NAVD88) BENCHMARK SITE BENCH MARK: A 1-1/2" FLAT BRASS DISC WITH A PUNCH MARK ON A 4" X 4" CONCRETE POST MONUMENT DOWN 0.6' IN A MONUMENT CASE A T THE CONSTRUCTED INTERSECTION OF NE 12TH STREET AND UNION AVENUE NE. (CITY OF RENTON #159) ELEV.= 415.95' LEGAL DESCRIPTION THAT PORTION OF THE WEST 470 FEET OF THE SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 4, TOWNSHIP 23 NORTH, RANGE 5 EAST, IN KING COUNTY, WASHINGTON, LYING WEST OF THE CENTERLINE OF THE RELOCA TED DIABLO-SEA TTLE TRANSMISSION CENTERLINE RIGHT OF WA Y; EXCEPT THEREFROM THE SOUTH 470 FEET AND ALSO EXCEPTING THAT PORTION LYING NORTH OF THE SOUTH LINE OF PRIMARY STA TE HIGHWA Y NO. 2 (RENTON-ISSAQUAH ROAD); ALSO EXCEPT THA T PORTION CONVEYED TO THE STA TE OF WASHINGTON BY DEED RECORDED UNDER RECORDING NUMBER 7107.300165. PROPERTY ADDRESS: .3705 NE SUNSET BLVD., RENTON, WA TAX PARCEL NO.: 042.3059064 SITUA TE IN THE COUNTY OF KING, STA TE OF WASHINGTON. DEVELOPMENT PLANNING CITY OF RENTON AUG -1 2005 EXPIRES, MAY 6. ~ .J a.. >-~a: <l:<l: I~ (J)~ O:J WW Wa: a: a.. PROJECT NO.: 04037 DRAWN BY: VI< ISSUE DATE; 07-28-05 NEIGHBORHOOD DETAIL MAP 04037BN01-P04.DWG P04 ,.. RECEIVED SHEET 4 OF 6 ~U~~~~· ==================~~.-===============================================================================~~~~~) 1 ~. ~ f'OUND MON, IN CASE I VISITED 1-27-05, ~rts . -ss SSMH PORTION OF THEI S. E. 1/4, S,E -'" ---___ --'12" D.l.p RELOCATED CENTERLINE SEATTLE- DIABLO TRANSMISSION LINE 137,5' ------------------ 1/4, SECTION 4, TO WNSHIP 23 NORTH, RANGE 5 EAST, WM KING COUNTY, WASHINGTON RIM~400.40 q " ' =0--Q' --;===~s;s,si~~~~ -= -402 VAULT-_ TELEPHONE VAULT SUN -~~~--__ ss ~ SET BLVD" ,-::::~~__ FOUND MaN, IN CASE \ S 83'22'51" £ 455 \' CATCH BASIN " I 1-27-05, B 16,01' ,. '5S _.'"",~399,35 " _-\"\_-"' -SIGNAL 0 -.l ::=:Jr-~},:::j\-,:::::~IN1V:~j3~93~':43~(1~2:W:)~~~ ____ 1;~' 7 '" ---~~~:!: 30)( ---~--\ - -400 -- -INV~392,75 (18N) SSMH \ \Jl CONe, & r;IITTeo ~ ~ ~ ~----~~~--~ -404 - FENCE -----0 ~ (O~~ HANDHOLE \1)1 FOUND MON, IN CASE I 1-27-0S, -CATCH BASIN ~ IT -=~~~-~-t--~~1~~~;~~,.76 ~~77 ::c INV~396,24 (12E) ~9' (; ~ 1.28' E 1.90' S "-"--.... -.... "- FENCE ~ 0,67' 4' I "2" 8 FENCE 6' WOOD FENCE FENCE 0,26' I STORY BUILDING . FF=428,97' EXISTING 2 STORY BUILDING FF=414,7Z' , WOOD ~ FENCE '--... 430 ~.---.... \ EJ(lSTING 1 STORY BUILDING, . 21' \ ~~ ----FNC. \2,,3' W \ \ 21' \ \ \ \ \ \ \ \ FOUND MON. IN CASE VISITED 1-27-05, \ ~;~~1>~ \ ~OO~ . \ \ \ \ \ LINE L1 L2 EASEMENTS AFFECTING SUBJECT PROPERTY PER CHICAGO TITLE INSURANCE COMPANY TITLE REPORT ORDER NO, 1155844 DATED JULY 8, 2005. 1" 30' ITEM NO, 2 3 4 5 6 RECORDING NO, 3350591 3664560 5723008 5850378 7301150405 9405050668 VOL. 214/PGS, 6-10 FOUND MON, IN CASE VISITED 1-27-0S, LINE TABLE BEARING DISTANCE N 89'00'23" W 38,81' S 10'45'12" E 85.36' NOTE 60' DEFENSE PLANT CORPORATION TRANSMISSION LINE ASSIGNED TO CITY OF SEATTLE ON MARCH 10, 1947 0' 30' --------- OL YMPIC PIPE LINE COMPANY PIPELINE (NOT PLOTT ABLE -SEE TITLE REPORT) OLYMPIC PIPE LINE COMPANY PIPELINE (LOCATION AMBIGUOUS) OL YMPIC PIPE LINE COMPANY PIPELINE (NOT PLOTTABLE -SEE TITLE REPORT) PUGET SOUND POWER & LIGHT COMPANY ELECTRIC TRANSIMISSION AND/OR DISTRIBUTION SYSTEM (NOT PLOTTABLE -AS CONSTRUCTE:D) COVENANTS, CONDITIONS, RESTRICTIONS, EASEMENTS, NOTES, DEDICATIONS AND SETBACKS ON PLAT BENCH MARK VERTICAL DATUM: CITY OF RENTON (NAVD88) SITE BENCH MAI,K: A 1-1/2" FLAT BRASS DISC Vv1TIH A PUNCH MARK ON A 4" X 4" CONCRETE POST MONUMENT DOWN 0.6' IN A MONUMENT CASE AT THE CONSTRUCTED INTERSECTION OF NE 12TH STREET AND UNION AVENUE NE, (CITY OF RENTON #159) ELEV,~ 415.95' BASIS OF BEARINGS IS PLAT OF HIGHPOINTE DIVISION II (A,K,A, GREENFIELD II), VOL 216 PG, 30 SITE AREA ~ 98,082,6 S,F, OR 2,25 ACRES+ /-, LEGEND SS ~ SANITARY SEWER S ~ STORM SEWER G ~ GAS LINE W ~ WATER LINE ® = GAS VALVE (\ill ~ WATER VALVE o ~ WATER METER '(f = FIRE HYDRANT ~ = CATCH BASIN o ~ MANHOLE -0-= UTILITY POLE 1) = LIGHT POST (5 ~ GUY ANCHOR ""ir ~ SIGN [[] ~ POWER VAULT/TRANSFORMER rn ~ TELE./TV PED. @) = PARKING METER ... ~ SECTION CORNER I ~ QUARTIER CORNER o ~ FND, MON, IN CASE o = FND. PROP, COR. AS NOTIED • = SET 1/2" I.R, W/CAP #21464 C ~ CEDAR D = DECIDUOUS FR = FRUIT H ~ HOLLY P ~ PINE '50.00 = SPOT ELEVATION LEGAL DESCRIPTION ,--------------------PER CHICAGO TITLE INSURANCE COMPANY TITLE REPORT ORDER No. 001155844 DATED JULY 8, 2005, T1HAT PORTlCN OF THE WEST 470 FEET OF T1HE SOUTIHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 4, TOWNSHIP 23 NORTH, RANGE 5 EAST, IN KING COUNTY, WASHINGTON, LYING WEST OF T1HE CENTERLINE OF THE RELOCATED DIABLO-SEATTLE TRANSMISSION CENTERLINE RIGHT OF WAY; EXCEPT THEI~EFROM THE SOUTH 470 FEET AND ALSO EXCEPTING THAT PORTION LYING NORTH OF THE SOUTH LINE OF PRIMARY STATE HIGHWAY NO, 2 (RENTON-ISSAQUAH ROAD); ALSO EXCEPT THAT PORTION CONVEYED TO T1HE STATE OF WASHINGTON BY DEED RECORDED UNDER RECORDING i,!UMBER 7107300165, , TOGETHER W,,]}l THE WESTERLY 38 FEET OF TRACT A, WOODBRIER. ACCORDING TO THE PLAT T1HEREOF, RE,CORDED IN VOLUME 214 OF PLATS, PAGES 6 THROUGH 10, IN KING COUNTY, WASHINGTON, PROPERTY ADDRESS: 3705 NE SUNSET BLVD" RENTON, WA TAX PARCEL NO,: 0423059064 SCALE: 1" -500' ~~C88 4' CHAIN i\hr 0040 LINK <00 FENCE 2,24' E \ \ \ \ ~~3 i n NORTH 1/4 CORNER OF SECTION 4, "l TOWNSHIP 23 NORTH, RANGE 5 EAST 7 8 5' FENCE 'E .\11 III 17!;;;:-"';::,,,,-4' H OGWI RE FENCE 9"P 24 .J -_.jJ-e;:c 4' CHAIN LINK FENCE 5' FENCE 6 8 5 8 / / / ( ) ~_-15"C FENCE 42' E 0,12' S 6' ~ ~ ~ -.... CENCE D.07' S FENCE "'-. ~ \ \ \ \ \ \ \ \ '---- 1 ~NCE_-~_ [~E74' . I 5' CHLN LINK FENCE -\-I;-----L \ WOOD "", \ -.... / FENCE -----436 ON LINE '" , ;:: " "' • MON, IN CASE '--->'",e'TCO 1-27-05, MON. IN CASE II[77U"'" ----"'e'TED 1-27-05, \ CATCH BASIN l~\;\:--t+-1t1TRIM~433. 22 .f£ INV~430,02 (12E) I-lIIIIII<':sH-S ---:-I \ ( CATCH BASIN RIM~433,34 ) I I ~12W) INV~425,50 12E) INV~425,46 12S) INV~425,36 (12N) INV~422,22 (65) INV~422,22 (6E) INV~422,12 (8N) \ o MON, IN CASE IrED 1-27-05, \ \ CATCH BASIN IlIM~435,26 INV=426,08 (12N) INV~426,18 (12S) \ I 435,S6 \ 6,15' W 6 \ \ -------11-----\ 8 \\ ~\% --436 ---\ ---____ '--...'~~~ \ 1 INV~425.76 (8N) \ INV~425,68 (85) \ 12 8 7 8 (}lc; !ll~ \ ~o & GUTTER \ 1l ~\~ /~ ____________________________________________ ~ \ =J\\~c;~~~1~~~~ LOCATION \ OL YMPIC ~I~~L~I ~u~~:;i (LOCA TlON 'I--, ___________________ +___ (ITEM #3) II TRANSMISSION LINE EASEMENT (ITEM #1) NOTE: THE UNDERGROUND UTILITIES SHOWN HEREON ARE BASED UPON EXISTING AS-BUILT DRAVv1NGS, AND ARE NOT GUARANTEED TO BE CORRECT, NOR ALL INCLUSIVE, ALL UTILITIES MUST BE VERIFIED PRIOR TO CONSTRUCTION. CALL 1-800-424-5555 FOR UTILITY LOCATORS. S 89'19'27" E .1t'_,-{ 2578,lS' 5 r is PI'R PLAT OF HIGHLAND POINTE DIVISION II il (i"K,A, GREENFIELD II) VOLUME 216, PAGE 30 z -, FOUND MON, IN CASE VISITED 1-27-05, EAST 1/4 CORNER OF SECTION 4, TOWNSHIP 23 NORTH, RANGE 5 EAST~ CITY OF RENTON #1325 I S 89'19'27:"E ___ ~612.09' _ ~ I \ ' " '\ CENTER OF SECTION 4 i ~\'( 1306,05' l' '-130604' --' 3 WEST 1/4 CORNER OF SECTION 4, TOWNSHIP 23 NORTH, RANGE S EAST I I PER PLAT OF HIGHLAND POINTE DIVISION II (AKA, GREENFIELD 11) VOLUME 216, PAGE 30 I ~I I '" ~ <D ,.: ~ W <D N ~ '" IE: o Iz ~ N. ~ ... '" 0 ~.,; N I~ 11i z ~ -_._--H ~I !Xl ~I b -o 00 ~ ~ 1312,79' '- FOUND MON IN CASE VISITED 1-27-05, - -S 89'00'23" E SOUTH 1/4 CORNER OF SECTION 4, TOWNSHIP 2:\ NORTIH, RANGE 5 EAST, WVl I, iii ~~ I~ o _ b z SITE \ N 00'07'42" E ......---:' 470,05' NO "lVl N _,I ,_ _ _ 1312.79' _ _ 4~3 262S,58' -9 10 FOUND MON, IN CASE ] VISITED 1-27-05 SOUTHEAST CORNER OF SECTION 4, TOWNSHIP 23 NORTH, RANGE 5 EAST. CITY OF RENTON #159, d ~ z ~ « a:: Cl SHEET OF 1 1 JOB NUMBER 20450 REVISIONS: , ~ « ~([ «>-Ia: ~~ w-,w~ 'a:...J w ~ " a: a.. u.z 00 ~~ -w Oil: d cj z - , /--------i ii -a "'" II • a:: (L (L « w f-« o >-OJ x f-I--+--t-If--I-----l , " z o Vi 5 w a:: OWNER/ DEVELOPER: PORTION OF THE S.E. 1/4, S.E. 1/4, SECTION 4, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M. REEDSHA W PRELIMINARY PLA T RENTON, WA. (~============================================================================================-==============~) (PROJECT NO. 04037) BRECK SCOTT P.O. BOX 2752 RENTON, WA 98056 PHONE: (425) 228-8514 FAX: (425) 228-4924 CIVIL ENGINEER: , ; i I -- PACIFIC ENGINEERING DESIGN, LLC 4180 LIND AVE S, W. RENTON, WA 98055 PHONE: (425) 251-8811 FAX: (425) 251-8880 SURVEYOR: HANSEN SURVEYING 17420 116TH AVE SE. RENTON, WA 98058 PHONE: (425) 235-8440 \ '~EJ)Ci. r[n Ci:H H:fi:L!~;i:: s[.\ PL-· . , /r-~l:AZJ~_O mA!'lS~lIS'SiOn UNE \/ " -.-- / \ \ \ ' I \ \ I 42' ROW I r5'-I-" ~~~32'-~----1'1-5'-1 2% 2% ,g ROAD "A" SECTION SCALE: 1"=10' SHEET INDEX POI COVER SHEET AND PRELIMINARY PLA T MAP P02 PRELIMINARY UTILITY, GRADING AND DRAINAGE PLAN P03 PRELIMINARYY TREE CUTTING/LAND CLEARING PLAN P04 NEIGHBORHOOD DETAIL MAP P05 ROAD A PRELIMINARY PROFILE P06 EXISTING CONDITIONS LEGEND 2 _------LOT NUMBER 3,737 GROSS LOT AREA (3,098) ____ _ sq.ft. NET LOT AREA OUTSIDE ACCESS EASEMENT PARCELS PARCEL AREA IN SF AREA IN AC LOT 1 6006,84 0,14 ,-----"----------l-----+-----~ LOT 2 3737 .. 30 0.09 1----------+------,,- LOT .3 .3706,90 0,09 ~--------------+--------+-------~ LOT 4 4495.89 0.10 1----------+-----""'--------- LOT 5 .3614,67 0.08 1------------------1----+-----1 LOT 6 .3614,67 0,08 f------------------l---------+--------l LOT 7 .3222,70 0,07 1---------,,------+-------1-------- LOT 8 .3549,55 0,08 LOT 9 .3600.41 0,08 ~--------_4-----I------ LOT 10 .3600.41 0,08 /----------------1---------1---------- LOT 11 4750,54 0.11 -----------+----------------- LOT 12 6080,18 0,14 I-----------I-----,-+----,,~ LOT 1.3 5459,91 0.13 TRACT A 7069,28 0,16 f-------------+-------+-----~ TRACT B 8487,81 0,19 1-----------1---- TRACT C 7849,18 0.18 1-------- TRACT D 1419,05 0.0.3 f--,--------t------l-------l ROAD A 17817,.37 0.41 1------ 04037 Breck Scott Plot 98082.67 2.25 40 0 20 40 80 1.-.-I I I GRAPHIC SCALE SCALE: 1'=40' (PARCEL NO. 0423059064) VICINITY MAP ZONING SITE AREA R-l0 2.25 ACRES BASIS OF S'EARING BASIS' OF BEARINGS IS PLA T OF HIGHPOINTE DIVISION II (AKA. GREENFIELD II), VOL 216 PG, 30 SITE AREA = 98082.67 S.F. OR 2.25 ACRES+/- VERTICAL DATUM VERTICAL DA TUM: CITY OF RENTON (NAVD88) BENCHMARK SITE BENCH MARK: A 1-1/2" FLA T 8"AS5 DiSC WITH A PUNCH MARK ON A 4" X 4" CONCRETE POST MONUMENT JOWN 0.6' IN A MONUMENT CASE A T THE CONSTRUCTED INTERSECTION OF NE 12TH STREET AND UNION AVENUE NE. (CITY OF RENTON #159) ELEV.= 415.95' NOTE: CONSTRUCTION ACTIVITIES ARE LIMITED TO THE HOURS BETWEEN 7: OOAM AND 8: OOPM, MONDA Y THROUGH FRIDA Y AND 9: OOAM AND 8: OOPM SA TURDA Y (RMC SECTION 4-4-030,C.3.8), IN ADDITION, HAUL HOURS ARE LIMITED TO THE HOURS BETWEEN 8: 30AM AND 3: 30PM MONDA Y THROUGH FRIDA 1, UNLESS APPROVED IN WRITING IN ADVANCE BY THE DEVELOPMENT SERVICES DIVISION (RMC 4-4-030. C. 2). LEGAL DESCRIPTION THA T PORTION OF THE WEST 470 FEET OF THE SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 4, TOWNSHIP 23 NORTH, RANGE 5 EAST, IN KING COUNTY, WkiHINGTON, LYING WEST OF THE CENTERLINE OF THE RELOCA TED DIABLO-SEA TTLE TRANSMISSION CENTERLINE RIGHT OF WA Y; EXCEPT THEREFROM THE SOUTH 470 FEET AND ALSO EXCEPTING THA T PORTION LYING N(JRTH OF THE SOUTH LINE OF PRIMARY STA TE HIGHWA Y NO. 2 (RENTON-ISSAQUAH ROAD); ALSO EXCEPT THA T PORTION CONVEYED TO THE STA TE OF WASHINGTON BY DEED RECORDED UNDER RECORDING NUMBER 7107300165. TOGETHER WITH mE WESTERLY 38 FEET OF TRACT A, WOODBRIER, ACCORDING TO THE PLA T THEI?EOF, RECORDED IN VOLUME 214 OF PLA TS, PAGES 6 THROUGH 10, IN KING COUNTY, WASHINGTON, PROPERTY ADDRESS: 3705 NE SUNSET BLVD., RENTON, WA TAX PARCEL NO.: 0423059064 SITE INFORMA TlON 1. EX, SITE AREA = 98067.4 SF (2.25 ac) 2. PUBLIC R/W TO BE DEDICATED= 17817,37 SF (0,41 ac) 3, PRIVA TE ACCES TRACTS TO BE DEDICA TED= 8904,87 SF (0.2 ac) 4. CRITICAL AREA NOTED WAS USED FOR ADJACENT PROPERTY DENSITY CALCULA TIONS AND HAS BEEN REMOVED FROM THIS APPLICA TlON'S DENSITY CALCULA TlONS. AREA=11435.4 SF (0.2 ac) DENSITY CALCULA TlONS ----------... -------------------------------------- 13 LOTS DENSITY = .,.---'-----,--,--:--.,....-,-------,--:------,--- (TOTAL AREA (ft)-R/W (tt}-ACCESS ESMTS. (tt)-CR. AREA) 43560 13 LOTS DENSITY = --.-~~::....:.;:------------ (98082,67 -1781 7.37 -8904.65 -11435,4) [jE"t~oSY!JEm Pl.A~~IING CITY Of Rn·rTO"i 13 LOTS DENSITY = ------------ 1.38 ac DENSITY = 9.42 dulac NOV 282005 RECEIVED ~ « ...J a... >-~e: «« I~ CI)~ 0:] WW we: e:a... ~ ~ Z W 0: PROJECT NO: 04037 DRAWN BY: VI< ISSUE DATE 09-14-05 SHEET REV,: COVER SHEET AND PRELIMINARY PLAT MAP 04037CV01-POLDWG P01 SHEET 1 OF 6 :f 0 !:oUliLL:..zt===============:t==~===========================~==========~===============~====~======:::'~~~~ , cc REVISIONS: ,~ , ' '.J .... c,. U ~ < 0 y: 0 0 m tj OJ < C " ~ o " Q.. 0 0 ~ z G Z ~ ,-w < w ~ I 0 CO " c , ~I-----I lLZ 00 :; >-I-z U1 I-' -ill 00: '0 o N II • z " < " 0 6 w " 0 ~ u 0 ~ 0 ~ ~ ~ < a:: Q.. Q.. <{ w f-<{ 0 >-(Il z 0 Vi 5 w (l:: ci z PORTION OF THE S.E. 1/4, S.E. 1/4, SECTION 4, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M. 73 T L 57 T L 41 32772 TL 42. T L 196 496Ac RESERVOIR RESERVOIR .328 8S TlIBJ TL 40 ".. --.... I I I I I I \ \ '-"" '-- 102 Ac TL 74 148 r 6Ac TL 4:} Park -----, I~ I I 0 I E~"':' . ' • , 60 \ 4 84 Ac """ TL 38 -- 7 L 90 10 " ,~ 12T .:, 095Ac r L .J() 385 Ac Tl3! --... 1. T L 6i I 08 A~ m <0 '" o:!! ,57: /7 253Ac TI 32 ~ TL 63 066 Ac , TL % I I I 22 25 12432 26 27 '" 2': 10976 0 t- 28 ~-J Lu I 81 Ac 1---2-9=-~~-I ~ r L 78 .- /5 S 10':) '32 '" C)\'t,VY"\",,=-~ ~"-\, ~e. \l.. 'S'l ~ ~0cJ '8 N.E. o 54Ac 7L 99 091Ac OlSAc 0 Ac TL 101 TL ~7 Tl /00 II I 1 I I 1 I I I I I I I I I :0 • .,. i 2011 0 200 400 ~.-.. ! ! GRAPHIC SCALE SCALE: 1" -200' BASIS OF BEARING BASIS OF B[ARINGS IS PLA T OF HIGHPOIN T[ DIVISION II (A.K.A. GREENFIELD II), VOL. 216 PG, 30 SITE AREA = 98082,67 S.F, OR 2,25 ACf.lES+/- VERTICAL DATUM VERTICAL DATUM: CITY OF RENTON (NAVD88) BENCHMARK SITE BENCH MARK: A 1-1/2" FLA T BRASS DISC WITH A PUNCH MARK ON A 4" X 4" CONCRETE POST MONUMENT DOWN 0,6' IN A MONUMENT CASE AT TH[ CONSTRUCTED INTtRS[CTION OF N[ 12TH STR[tT AND UNION AV[NU[ N[, (CITY OF RENTON #159) ELEV,= 415,95' LEGAL DESCJ~/PTION THA T PORTION OF THE W[ST 470 FEtT OF TH[ SOUTHEAST QUARTtR OF THE SOUTHEAST QUARTER fJF SECTION 4, TOWNSHIP 23 NORTH, RANGE 5 EAST, IN KING COUNTY, WASHINGTON, LYING WEST OF THE CENTERLINE OF THE RELOCA TED DIABLO-S[A TTLE TRANSMISSION CENTtRLlNE RIGHT OF WA Y: [XC[PT TH[R[FROM hiE SOUTH 470 F[tT AND ALSO [XC[PTING THAT PORTION LYING NORTH OF TH[ SOUTH LlN[ OF PRIMARY STA T[ HIGHWA Y NO, 2 (RENTON-ISSAQUAH ROAD); ALSO EXCEPT THA T PORTION CONVEYED TO THE STA T[ OF WASHINGTON BY DEED RECORDED UNDER RECORDING NUMBER 7107300165, PROPERTY ADDRESS: 3705 NE SUNSET BLVD" RENTON, WA TAX PARCEL NO,: 0423059064 SITUA TE IN THE COUNTY OF KING, STA T[ OF WASHINGTON, OEVELOPME CITY OF/{RErNPLA~iNING JON AUG ... 1 20U5 RECEiVED \.. j a.. >-?;a: «« I~ CJ)~ 0:] WW Wa: a: a.. PROJECT NO.: 04037 DRAWN BY: VI< ISSUE DATE: 07-28-05 SHEET REV.: NEIGHBORHOOD DETAIL MAP 040J7BNOl-P04,DWG P04 SHEET 4 OF 6 \. PORTION OF THE S.E. 1/4, S.E. 1/4, SECTION 4, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M FOUND MON. IN CASE qD 1-27-05. '-f -_ _ HE SUNSET BLVD s 83'22'51'7 . FENCf_ 0.67' E 816:01'- 6' WOOD"""-_--Ll FENCE 4' HOGWIRE FENCE 4' HOGWIRE FENCE FE NCE 0.132' W 4' CHAIN a ~'e LINK FENCE 6' WOOD FENCE 7 8 6 8 ~; ------I 5 8 11 e NOTE: THE UNDERGROUND UllLlllES SHOWN HEREON ARE BASED UPON EXISllNG AS-BUILT DRAWINGS, AND ARE NOT GUARANTEED TO BE CORRECT, NOR ALL INCLUSIVE. ALL UTILlllES MUST BE VERIFIED PRIOR TO CONSTRUC1l0N. CALL 1-800-424-5555 FOR UllLlTY LOCATORS. SURVEYOR'S CERTIFICATE 6' OOD F NCE This map correctly represents a survey made by me or under my direction in conformance with the requirements of the Survey Recording Act and as required by RCW 58.04.007 -Resolution of Disputed Boundary, at the request of Breck Scott in October 2005. Rodn. G. Hansen Cer t I f I cat e No. 21 464. \ \ \ \ \ HIGH TENSION \ POWER LIN TOWER \ \ \ \ \ \ \ KING COUNTY, WASHINGTON RELOCATED CENTERLINE SEATTLE-\ DIABLO TRANSMISSION LIN EASEMENTS AFFECTING SUBJECT PROPERTY PER CHICAGO 1lTLE \ INSURANCE COMPANY 1lTLE REPORT ORDER NO. 1155844 DATED JULY 8, 2005. FOUND MaN, IN CASE ITEM NO. RECORDING NO. NOTE VISITED 1-27f05, UTILITY EASEMENT (ITEM {l6) • 0·' -:c 6' WOODl I FENCE \\ " FENCE ON LINE N/S 6.15' W 6 \ 8 FOUND MON. IN CASE 0.18' ELY. OF INT. VISITED 1-27·-05. 2 3 4 5 3350591 3664560 5723008 5850378 7301150405 9405050668 DEFENSE PLANT CORPORATION TRANSMISSION LINE ASSIGNED TO CITY OF SEATTLE ON MARCH 10, 1947 OLYMPIC PIPE LINE COMPANY PIPELINE (NOT PLOTTABLE -SEE TITLE REPORT) OLYMPIC PIPE LINE COMPANY PIPELINE (LOCATION AMBIGUOUS) OLYMPIC PIPE LINE COMPANY PIPELINE (NOT PLOTTABLE -SEE TITLE REPORT) PUGET SOUND POWER & LIGHT COMPANY ELECTRIC TRANSIMISSION AND/OR DISTRIBU1l0N SYSTEM (NOT PLOTTABLE -AS CONSTRUCTED) 1" 50' 0' 50' 1 00' .. _------- BASIS OF BEARINGS IS PLAT OF HIGHPOINTE DIVISION II (AKA. GREENFIELD II), VOL. 216 PG. 30 6 VOL. 214/PGS. 6-10 COVENANTS, CONDITIONS, RESTRIC1l0NS, EASEMENTS, NOTES, DEDICA 1l0NS AND SETBACKS ON PLAT LEGEND: FOUND MON. IN CASE \ VISITED '-27-05. FOUNC MON. IN CASE VISITED 1-27-05. \ ~~~\.O \ .00 'l-\.~ -q,OV \ \ \ \ \ FOUND MON. IN CASE 1VISITED 1-27-05. _ OUND MON. IN CASE V\SITED 1-27-05. . . \ ..... t<') _ o~ (I) -, C'>I ~ \ .. ·t .. · \ , \ \ E FOUND MON. IN CASE VISITED 1-27-05. CURVE TABLE DE LE RA LTA ANG DIU S 88' 57'17" 00 25. , 08' 45'54" .0 150 0' 03' 08'47" 0 200 .00' 08' 26'54" .0 500 0' 05' 12'08" .0 246 0' 83' 06'40" 00 25. , 09' 03'03" .0 475 0' 03' 44'57" 5 202 .00' 07' 43'11" ,0 175 0' 07' 15'02" ,6 716 6' ARC LENGTH 81-' -38, 22. 95-' - 109 .ar 73-' -73, 22, 36, 75. 34-' - 26-' - 03-' - ,5-1'-132 23, 90, 58;-- 69-' - 5 (0, ~I~ O . .... 1{) ~1;iS ~ a:, !'Ilw co ..... ~I~ o -FND. MON IN CASE o = FND. t{j9P. COR, AS NOTED. • = SET 1 2 I.R. W/CAP * 21464. a -CALC LATED PROP. CO'RNER SURVEY ME11-I0D: FIELD TRAVERSE EQUIPMENT USED: 5-TOTAL STAlION. SURVEY ACCURACY MEETS OR EXCEEDS REQUIREMENTS OF WAC 332-130-090 CONTROL MONUMENTS FIELD liED MAY 2003. SECTION BREAKDOWN NORTlj 1/4 CORNER OF SECTION 4, TOWNSHIP 23 NORTH, RANGE 5 EAST PER I~LAT OF HIGHLAND POINTE DIVISION II (A.K.A. GREENFIELD II) VOLUME 216, PAGE 30 FOUND MON. IN CASE VISITED 1-27-05. EAST 1/4 CORNER OF SECTION 4, TOWNSHIP 23 NORTH, RANGE 5 EAST. ~89'19'27" E 2612.09' _ 1306.05' -13li6.04' s CITY OF RENTON~ #325 CTR OF SECTION 4 N o 'OJ r-: <0 <0 r-: :e U;I~ C\I, w I~ t; b o z u.. wo VJr-~ 1312.79' 1312.79' 9 -S 89·OO'2:":3Ir-=E.;;::,a.::::--2625:58' --3.0 FOUND MON. IN CASE FOUND MON, IN CASE VISITED 1-27-05. VISITED 1-27-05. SOUTHEAST CORNER OF SECTION 4, SOUTH 1/4 CORNER OF SECTION 4, TOWNSHIP 23 NORTH, RANGE 5 EAST. TOWNSHIP 23 NORTH, RANGE 5 EAST. CITY OF RENTON #159. LEGAL DESCRIPTION PER CHICAGO TITLE INSURANCE COMPANY llTLE REPORT ORDER No. 001155844 DATED JULY 8, 2005. THAT POR1l0N OF THE WEST 470 FEET OF THE SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 4, TOWNSHIP 23 NORTH. RANGE 5 EAST, IN KING COUNTY, WASHINGTON, L VlNG WEST OF THE CENTERUNE OF THE RELOCATED DIABLO-SEATTLE TRANSMISSION CENTERLINE RIGHT OF WAY; ~_!~fWlQ ...... TE LIlCAllON OLYMPIC f'tP[UNE !ASBlENl (LIlCAlION AlAIlOUOU7) (ITEM Il) EXCEPT THEREFROM THE SOUTH 470 FEET AND ALSO EXCEPTING THAT PORTION LYING NORTH OF THE SOUTH LINE OF PRIMARY STATE HIGHWAY NO.2 (RENTON-ISSAQUAH ROAD): ALSO -----\---''llWlSilISSIOII UN! E ...... ENT OlElj II) LINE TABLE UNE BEARING L1 N 89'0023" W L2 S 10'45"2' E DISTANCE 38.81 85.36' EXCEPT THAT PORTION CONVEYED TO THE STATE OF WASHINGTON BY DEED RECORDED UNDER RECORDING NUMBER 7107300165. TOGETHER WITH THE WESTERLY 38 FEET OF TRACT A, WOODBRIER, ACCORDING TO THE PLAT THEREOF!,. RECORDED IN VOLUME 214 OF PLATS, PAGES 6 THROUGH 10, IN KING COUNTY, WASHING ION. PROPERTY ADDRESS: 3705 NE SUNSET BLVD., RENTON, WA TAX PARCEL NO.: 0423059064 RECORDER'S CERTIFICATE BOUNDARY SURVEY FII ed for record this __ day of ___ at page __ at the r equeat of I n Book __ of Rodney G. Hansen. Supt. of Records DV\N BY CHkD BY 3705 NE SUNSET BLVD. SITE FOR BRECK SCOTT RENTON, WASHINGTON RGH DATE 11/10/05 JOB NO, RGH SCALE 1" = 50' SHEET NOV 2 8 ?(!nt; 20450 HANSEN SURVEYING LAND SURVEYORS & CONSULTANTS 16710 116TH AVE. S.E., SUITE A-4, RENTON, WA 96066 1 OF 1 TEL: 425-235-6440 FAX: 425-235-0266 fiLEN,"i_~E. xREF· PLO-r D,lI.TL PLOT SC.c..LE PAPER SPAC~: -STA: I I I I I I ::'~N:: LEL I SCALE 1"=200' VERTICAL: NA'JD 1988 HORIZONTAL: NAD 1983/HI91 ~I~ CITY OF RENTON REEDSHAW PRELIMINARY PLAT NEIGHBORHOOD DETAIL MAP NO. REVISION -. DRA"". VK CHECKED, GAD BY \DATE\APPR APPROVED: ~ , ( ONE INCH A T FULL SCALE IF NOT ONE INCH SCALE ACCORDINGLY Plannin~/Building/Public Works Dept. Gregg Zimmerman P.E., Administrator • ------/ .. .=.-=-----\ -----.tt, 0') () [[] A 75 ~ --N ;, PL. NE It 75 f:iJ co "' ~ -'Ie 1J)"r-.J ~~ ~ ~~3~: ~~ ", ~O$ 88 ~~ So ~Sb-~ -- I ( Q' \ t 135171 .' /IIItia ." 'PV-PC f'l, I '111 -I ('.) I~ ~ __ ~1~/~v~t~~~t-+-~--r-------~ ~~-+--~ .... " 1 • t • '- () - Ch C) lJ.l ~ ctl~lm 7. 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BOX 2752 Civil Engineering and PACENG.COM RENTON, WA. 98156 PHONE (425) 228-8514 FAX' Planning Consultants ;0 I'l < Vl o Z ~ flU:rJAML XREF' SURVEYED: I DESIGNED LEL EE============t=EE DRAWN: VK CHECKm GAD SCALE: 1"=200' ONE INCH VERTICAL-NAVO 19'88 HORIZONTAl' NAD 1'J8J/l991 PLOT O"'.T(: ~I~ PLOi SCALE: CITY OF RENTON Planning/Building/Public Works Dept. Gregg Zimmerman P.E., Administrator PAPlR SPACE: STi'.: REEDSHAW PRELIMINARY PLAT NEIGHBORHOOD DETAIL MAP CD: DATE: PAGE: DRAWlNG NO.: P04 SHEET 4 OF 6 NO. REVISION "' -- 0 m :l:J < z: Qtn In 0 :;I~ ("') <: t·n '" os: ..,m ~ Co :oZ 'TI--! f'! ~ z'U = -w ~-. = \..."..' <.r. 0>-z~ Z GJ CD -U I m » m 0 ~CD ... -I 0 "" 0 " m~ Z m .I:>-g I 'U mo 0 0 'J .... ~~ 11 '" ~ ~-< 0> ~ I'll ( BY I DATE I APPR I APPROVED, AT FULL SCALE IF NOT ONE INCH SCALE ACCORDINGLY '-I. ,-s: .tl1 ------.,--------- / -------\ .,.- 130 (' c..> N ~ -~ -~ -N -I\)~ /<4 . • <;:) 0 <;:) ~ ~ en <::. --J <D 0'\" CD"LJ ~ l~' ~~ ern ~ 1:ID ~rn-, ~ I I 0' \ ~ 135171 / ... ." r~-" .. '":-t¥ -~ 86 aL '-:r'"6' • 85 'sA,. " " 75..r '-~~/ l Ch () .. 85 75 tll~~ ~ -I" _ _ --f'1t~ 1-1 -t--r-- . . , -I t'.) I lJ.l r-J o II i ~~ • eo r- rfl~m b ~ 75 II II QUEEN • --I\) -t ::x: , .. '5 .. ~~~~~ () LlU ~..,S;U ~ ()t.SJ (;j -~'" ~OJ ~~ 'S 3~ --- ()1 <::> 132.59 o ~32.59::r:: ir~-- , - l 1'1--r;;;t. CI)-~ "1J :":'i __ " .; 'n -i 186.59 ---~--:---~ ... ,~ adld s09 7/:1 en '" '" '" PL. NE 75 GB P!! 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SW. ~ -i :<: r>l .. .. z 0 ( ) Engineering RENTON, WA 98055 PHONE: !:l I ~ ~ b 01 ~ FOR, BRECK SCOTT P.O. BOX 2752 RENTON, WA. 98156 PHONE (425) 228-8514 FAX' RENTON. WA .~ Design, LLC ~~~? 251-8811 ~ (425) 251-8880 WEB SITE: Civil Engineering and Planning Consultants PACENG.COM 11 ~ ::I ~ o " ~ 111 ~ rn " ,:~ ~ rn " ~ fR o ::I ~ ~~ d ~ (J) ~ 11 I\) CU ~ ~ ~ ~ 2 ~ 01 ~ C/) ~-I ~ ~ • ::0 fT1 :;; (/) o z ~ f-llEr-.;,t>.ME: XREF· SURVEYED: ! DESIGNm LEL EE====~1=F= VK CHECKED' GAD NO. REVISION -, ( lO fTJ BY I DATE I APPR I APPROVED Ch () [[] A. 75 cgJ - -N 1"=200' ONE INCH AT FULL SCALE IF NOT ONE INCH SCALE ACCORDINGLY " VERTIC .... L: NAVD 1988 HORIZONTAL: NAO 1983/1991 PL. NE II 75 f:iJ 00 PLr)! OI'.TE.: PLOT SCALf. PAPE.R SPACE: STA: ~It CITY OF RENTON Planning/Building/Public Works Dept. Gregg Zimmerman PL, Administrator REEDSHAW PRELIMINARY PLAT NEIGHBORHOOD DETAIL MAP .",.,..--------I '-I ,-------~ \ r \ U;" ;; 'J35i7\ 0' ..... N ,,' _ ,. -W-. -IS:t") 784 -..... -! _r;JL () :"\, <! i:~~4 ~'1 • '--r' N"" rT'I r'0~ 88 k ~ -----.. -trJ ;Yo , I CI) c:: ~ CI) fJO ~ [ill4 CD DATE; FILEBOOK; PAGE: DRAWING NO.: P04 SHEET 4 OF 6 1:1 ~ ::t ~ · t~ 1-1 -+---t- ' .. 'I I -I f'.) lJ..l ~ t ...... u. _ So 1~~~~~Sn-~~~7.5~r_~~ __ .~ ~ l-IU:j :1:7 75 . ..,.. :Ii' 'I 0 ' -f of --:n:J . :x: ~lJ: S> I"~ (J'l I'll ':-i ~ ~ o 11 ., -- ~-u* 8m "lO~ m~ .j:>. S I mo ;g ~~ 0'J~ -n ~ ~ 01 J","-- • C ril~l~ 'J " b ~ QUEEN 0"1 C • --85 75 ~ '!0-f\) - -~:-.rih --t g:[IDg 51~~r:[E ~ w ~ ill -~N ~UJ ~~ ~111 ~GB II 90 .. j 3~ -- <1' o o i ~. (Jj I :§ '10 r-..():) 2\>u _ SS,., ::-I ! t .; .. • • ¥ • I (j) I fT1 '" --I ;:0 '" <: .. ./~ ~~I~af61 ~ 1\1 ..... 18 ""'t 38 'ZS .... d3 TL 174 V :::a 13900 T l 1.1/() III -< ,,~~~ ~~ ~ ~~ ':1: ... n Qg} ii .- o i hi ~101 STAf---LE~MT I 50 o "-I 'tC7'\ ,... "-~ ~t; PJ ..... 0 r--'C. ~~ n ...... 0 "-C,£> ~>--..;,n o ...... ;:! 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"~~' Engineering ~~~~~~' WA 98055 ~Design, LLC ~:;;? 251-8811 I ~ .'< (425) 251-8880 WEB SITE: Civil Engineering and PACENG.COM Planning Consultants ~ rn 9l rn '-'"~ 9l rn '-'"~ m () ::t ~ '"~ o ~ (J) ;t 1:1 I\) CAl 2: ~ i '" ~ 2: ~ Ot ~ co .. -I ~ ~ ;:0 fT1 < \{! o z Ul " ,~~ c' " w REVISIONS: w J-d «~ :>..Ja: ::>o..n. «>-~ Ia:< (1)«Z oz~ w-...J w~~ a:..Jn. w< a:o 0..< @ ~1--------1 ,-~ u.z o~ ~z -w 00: -3 n.1--------l ~ w a «:t- Il = .... 0:: 0.. 0.. « W t-« o >-m '" " I-+-+-+--I--I--l l"j ::i 6 (j) 5 w 0::: ci , ,".', '~I:. ," i.: '., I PORTION OF THE S.E. 1/4, S.E. 1/4, SECTION 4, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M. t-._ '.0 . : t" '!; ~" .' t,':, ' """'.;" . :-<: . <", . .' ;-. ~. ! I';',' ",1', ! (,l~, ,,-, ;' i·>'.~1 ,": ' , , \' ." .. :'-, .- i. ,il '-,~ ~ .-',' - \! " , "i' ,01,',. -!·:r ... . ! :,< \ .. -\ .-.. ", ," -,. -.. , ~:, '\ ... ~ -.. -... --,\, " --. -.. _ ~:: .' ,'r,\,:. ';,)" '"~ .. '-. 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K: ??1 PVI STA: 2+53,50 . PVIElI':V: . 424,08' K: ??1 LVC::50,OO EXISTING GRADE ~ ~ "0 '" ,--;. OJ ti}0 u> > IIJ IIJ , .. ';:: ~ . ,We:. 50·00 ... ~ + ,. 01'" o ,"" N tD, rn~ cn(D .. ,'. ,~.tO,1: r;, ...-C".I co'<t " LJ CD+ ~ <flu U > ~ > w' ,.8' lI.I. t3> .. , > OJ (0 ...-----337% : +'<t NN '" +'" 'W'N " .. u ' W (/) > "U U w ((» ~-.. ~ m' IIJ 273 EXISTING ELEVA TlON @ CENTERLINE (TYP.) ••. : • PRopostD GRADt J fiNISHED ELEVA nON .-"----. 011'--~ OC!-00", 1'-'" + ... .,'" ',N ,,8 ({l > , , • ~' 4.1" W 50.0 45.0 40.0 35.0 30.0 25.0 20.0 fTl r fTl < » -l o Z 415.o-t--t---+--t--+--+t+--+---+--+---+---Ir---+--+-415,0 000 1+0 200 298 no o , 'L{) L{)n n..,. ..,. <DN " , '0 On '0..,. ... ""(1) n . 'co (1)0J "' ... ... STATlm,1 . . , .', ' .. ' BASIS OF BEARING L{)" L{) . 'L{) L{)0J 0J..,. ..,. BASIS OF BEARINGS IS PLA T OF HIGHPOINTE DIVISION II (A.K.A. GREENFIELD II), VOL 216 PG. 30 SITE AREA = 98082.67 SF OR 2.25 ACRES+/- VERTICAL DATUM VERTICAL DA TUM: CITY OF RENTON (NA 1/088) BENCHMARK SITE BENCH MARK: <Do o:J , 'L{) ""N N ... ... "('oJ o , '..,. ..,.", "'..,. ..,. n..,. o , ,'" n", "'..,. ..,. " :. -.'" , . A 1-1/2" FLAT BRASS DISC WITH A PUNCH MARK ON A 4" X 4" CONCRETE POST MONUMENT DOWN 0.6' IN A MONUMENT CASE A T THE CONSTRUCTED INTERSECTION OF NE 12TH STREET AND UNION AVENUE NE. (CITY OF RENTON #159) ELEV.= 415.95' LEGAL DESCRIPTION THA T PORTION OF THE WEST 470 FEET OF THE SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 4, TOWNSHIP 23 NORTH, RANGE 5 EAST. IN KING COUNTY, WASHINGTON, LYING WEST OF THE CENTERLINE OF THE RELOCA TED DIABLO-SEA TTLE TRANSMISSION CENTERLINE RIGHT OF WA Yi EXCEPT THEREFROM THE SOUTH 470 fEET AND ALSO EXCEPTING THA T o N ..,. PORTION LYING NORTH OF THE SOUTH LINE OF PRIMARY STATE HIGHWAY NO.2 (RENTON-ISSAQUAH ROAD); ALSO EXCEPT THA T PORTION CONVEYED TO THE STA TE OF WASHINGTON BY DEED RECORDED UNDER RECORDING NUMBER 7107300165. PROPERTY ADDRESS: 3705 NE SUNSET BL I/O., RENTON, WA TAX PARCEL NO.: 0423059064 SITUA TE IN THE COUNTY OF KING, STA TE Of WASHINGTON. DEVELOPMENT PLANNiNG CIlY OF RENTON AUG -1 2005 RECEIVED j 0.. ~ ~< <z I-CI)~ O:J Ww Wa: a: 0.. PROJECT NO,: 04037 DRAWN BY: VI< ISSUE DATE: 07-28-05 SHEET REV,: ROAD A PRELIMINARY PROFILE 04037PR01-P05,OWG P05 SHEET 5 OF 6 z 2 ,~" ~ ~~~~~~-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------/ ,·",'·",1 , .. ,. , .,! ," "',, "' , ,~ v, ,.:..; " .. , o. " '" '" ~ < ~ :~ ~ u '" ,. '3 ~ ,. < G c' c; ~ c 'C '" x ' .. 1 REVISIONS: D.. ~« <{~ ~ ..J:::! o..~ <{ >-w I a:o ffJ <{o 0 ~8 W ~I W _0:: a: ...J o WID a:a o..w Z ,--+,0 Q.+' ,,0 u.z a!:; (J) (1)'-00 ~~ -w Oa: ~ ;; • ~'-~* 9-.0 z~ .:.; .. . " u' c. ·0 ~, g x 0 0 N II i5 ~ • ..-w z a OJ ~ < u m ...J w ~ ...J > 6 a !I' w ~ ';i z '" '" V; ~ ~ w '" '" " " ..::t:.E: BE 3:"0 c( ,~ ~ :Ow :l . 0..0.. '--c "'0 c ,-E "0 __ 0=4) rilE '--E 0>-.£N c", c", 0" eLt; > I~ ~()~ ~:~ zO jot: ~~ . ~o ..... z~ <~. -u a c( <.:> a w ~ u w I u " 6 '" a • ~ ~ a:: 0.. 0.. c( W t- o<{ a >-CD 5 Vi 5 w a:: PORTION OF THE S.E. 1/4, S.E. 1/4, SECTION 4, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M. TL 57 T l 41 5'2772 TI.42. T /. /86 496Ac RESERVOIR RESERVOIR 85 TlIB.9 Tl 40 I _-..... I r' I I I I I I l: (;1 I l \ .... _ .... '--101 At TL 74 148 16Ac TL 4, Park TL 88 I 7.9. 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OR 2.25 ACRES+/- VERTICAL DA ruM VERTICAL DA TUM: CITY OF RENTON (NA VD88) BENCHMARK SITE BENCH MARK: A 1-1/2" FLAT BRASS DISC WITH A PUNCH MARK ON A 4" X 4" CONCRETE POST MONUMENT DOWN 0.6' IN A MONUMENT CASE A T THE CONSTRUCTED INTERSECTION OF NE 12TH STREET AND UNION AVENUE NE. (CITY OF RENTON #159) ELEV.= 415.95' LEGAL DESCRIPTION THA T PORTION OF THE WEST 470 FEET OF THE SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 4, TOWNSHIP 23 NORTH, RANGE 5 EAST, IN KING COUNTY, WASHINGTON, LYING WEST OF THE CENTERLINE OF THE RELOCA TED DIABLO-SEA Tn.E TRANSMISSION CENTERLINE RIGHT OF WA Y; EXCEPT THEREFROM THE SOUTH 470 FEET AND ALSO EXCEPTING THAT PORTION LYING NORTH OF THE SOUTH LINE OF PRIMARY STA TE HIGHWA Y NO. 2 (RENTON-ISSAQUAH ROAD); ALSO EXCEPT THA T PORTION CONVEYED TO THE STA TE OF WASHINGTON BY DEED RECORDED UNDER RECORDING NUMBER 7107300165. PROPERTY ADDRESS: 3705 Nt: SUNSET BLVD., RENTON, WA TAX PARCEL NO.: 0423059064 SITUA TE IN THE COUNTY OF KING, STA TE OF WASHINGTON. DEVELOPMENT PLANNING CITY OF RENTON .4UG -! 2005 RECEIVED 5 a.. ~ ~<C <C z I-CI)~ 0:] WW Wa: a: a. MAY 6, PROJECT NO.: 04037 DRAWN BY: VI< ISSUE DATE 07-28-05 SHEET REV.: NEIGHBORHOOD DETAIL. MAP 04037BN01-P04.DWG P04 SHEET 4 OF 6 "I i ~ 0 ~LlJL1-Ll~ZJL:::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::~~~~~~~~~~ ------ ----- l\) Ot - \ PORTION OF z N N ~ N \ / / THE S.E 1/4, S.E. , \ o \ 1/4, \ \ SECTION 4,: TOWl'ISHI}f 2/3 NORTH, 1NG COUNTY, _.- RANGE:S EAST, W.M ~------------! .-----'. l\) ..... - l\) ..... - I P LAN T S C H E D U L E TREES: Thuja plicata/ WESTERN RED CEDAR Cercis canadansis/ WESTERN REDBUD P}fUS c. 'Trinity' / FLWG. PEAR SHRUBS/GROUNDCOVERS; I I 60' 45' I r I I I j .0·· .. ··.· .. ·.··. r " north 10 20 SCALE: 1" = 20' min. 6'0" hgt. min. 1.5" cal.. min. 2" cal. I I Comus stolonifera / REDlWIG DOGWOOD M}fica califomica/ PACIFIC WAX MYRTLE Potentilla f. 'Moonlight' / CINQUEFOIL varies-one gal. to 24" hgt. Vaccinum ovatum / EVERGREEN HUCKLEBERRY Mahonia repens / CREEPING MAHONIA • Plant sizes are specified per the American Standard for Nursery Stock, Publication-May 2, 1986 sponsored by the American Association of Nurserymen, Inc. 40 Glenn Takagi Landscape Architect 18550 Firlands Way N. Suite #102 Shoreline, WA 98133 (206) 542-6100 FAX: (206) 546-1128 "-CO C .-E .--CI) "-a.. Project No.: Drawn: Checked: c CO -a.. c .-..- C CO -a.. GT GT Drawing Issue: 7-22-05 Revisions: Sheet L.01 Wetpond and Emergents Planting Notes-Plant 'Bare root and tubers' plants in Spring. Plant 'like-species' I="mp.,.n,.."t<l: in nrnllninnc: nf 10-1? Plnnt nil nth,.,. mntjl:llrinl in r:nll nr <:;nrinn DEVELOPMENf PLANNING '--______ ...J CITY OF RENTON .AUG " I 2005 RECEIVED