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Home My WebLink AboutLUA-05-056e Geotechniea:l, Inc. March 18, 2005 Eastey Property, LLC c/o Mr. John Tamburelli Davis Real Estate Group 1201 Monster Road SW, Suite #320 Renton, W A 98055 1762S-130th Ave. NE, C102, Woodinville, WA 98072 Phone: 425-844-1977 Fax: 425-844-1987 DEVELOPME CITY OF~~~~NING APR 222005 RECEIVED Geotechnical Addendum -Building Setbacks Eastey Property Renton, Washington CG File No. 1784 Dear Mr. Tamburel1i: INTRODUCTION This letter presents our comments regarding building setbacks from the steep (>40%) slopes at the Eastey property, located along both side of the approximate 16800 block of Benson Drive South (SR515) in Renton, Washington. We have previously prepared a Geotechnical Engineering Report for the project, dated December 29,2004. In this report, we documented our explorations and observations of the site conditions and provided our opinions regarding site stability along with recommendations for the planned development. This report also identifies a steep slope area along the east side of Benson Drive as being a cut made for the construction of the existing roadway. Subsequent to the issuance of our report, we have been provided with a topographic survey of the site. This survey shows the ~teep slope area along the existing highway along with a drainage ditch along the north side of the eastern half of the site with steeply (>40%) sloping sides. This ditch collects storm water outfall from 1 04th Avenue SE and directs the flow to Benson Drive. Based on our review of the topographic survey, it appears that these steep slopes are the results of public or private road installation or widening, or public or private utility installation activities. Geotechnical Addendum -Building Setbacks Eastey property Renton, Washington March 18, 2005 CG File No. 1784 Page 2 Alternative to Setbacks According to Section J of RMC 4-3-050, development is prohibited along 40 percent slopes. However, the code does allow for some modifications in certain situations. These modifications are described in RMC 4-3-050(N2) and include the regrading of steep slopes that result from previous roadwork or utility installation activities (Statement (1». It is our opinion that these 40 percent slopes can be removed through the grading back of the existing road cut and tying the existing storm line stubs together along the north side of the eastern half of the site and backfilling the drainage ditch. If the City does not allow this regrading, we provide the following recommendations for building setbacks from steep slopes. Building Setbacks Uncertainties related to building along the top of steep slopes are typically addressed by the use of building setbacks. The purpose of the setback is to establish a "buffer zone" between the structure areas and the top of the slope so that ample room is allowed for normal slope recession during a reasonable life span of the structure (usually taken to be 100 years). In a general sense, a greater setback will result in a lower risk to the structures. From a geological standpoint, the setback dimension is based on the slope's physical characteristics, such as slope height, surface angle, material composition, and hydrology. Other factors, such as historical slope activity, rate of regression, and the type and desired life span of the development, are important considerations as well. We recommend the building footings have adequate setback and embedment to be stable. This can be achieved by establishing an "effective setback" of at least 15 feet from the slope face. The "effective setback" is the horizontal distance measured from the nearest edge of the footing to the slope face. This measurement should be taken to the face of the native soils, and not to the face of vegetation or debris resting on the slope. It is our opinion that the recommended effective setback and embedment criteria will provide adequate setback from the slope for the design life of the structure and if proper care of the slope is maintained. We recommend that no excavation or stockpiling of soils occur within 15 feet of the top of slope during construction, unless reviewed and approved by the geotechnical engineer. Measures to maintain stability of the slope Cornerstone Geotechnical, Inc. Geotechnical Addendum -Building Setbacks Eastey property Renton, Washington March 18, 2005 CG File No. 1784 Page 3 should be implemented, such as directing surface water away from the slope and avoid placing fill or yard debris on the slope. Within the limitations of scope, schedule and budget for our work, we have strived to take care that our work has been completed in accordance with generally accepted practices followed in this area at the time this letter was prepared. No other conditions, expressed or implied, should be understood. We appreciate the opportunity to be of service to you. If there are any questions concerning this report or if we can provide additional services, please call. Sincerely, Cornerstone Geotechnical, Inc. JeffLaub, LG Project Geologist IEXPIRES 08/16/~l Rick B. Powell, PE President JPL:RBP:nt Three Copies Submitted Cornerstone Geotechnical, Inc. --I I Geotechnical Engineering Report Eastey Property Renton, Washington For Eastey Property, LLC nerstone Geotechnical, Inc. December 29, 2004 Eastey Property, LLC c/o Mr. John Tamburelli Davis Real Estate Group 1201 Monster Road SW, Suite #320 Renton, W A 98055 Geotechnical Engineering Report Eastey Property Renton, Washington CG File No. 1784 Dear Mr. Tamburelli: INTRODUCTION 17625-130th Ave. NE, C102, Woodinville, WA 98072 Phone: 425·844·1977 Fax: 425-844-1987 This report presents the results of our geotechnical engineering investigation for the proposed residential development at the Eastey property. The site is located along both sides of the approximate 16800 block of Benson Drive South (SR515) in Renton, Washington, as shown on the Vicinity Map in Figure 1. You have requested that we complete this report to evaluate subsurface conditions and provide recommendations for site development. For our use in preparing this report, we have been provided with a sketch of a site plan showing the proposed locations of the building lots, roadways and stormwater detention facilities. PROJECT DESCRIPTION The roughly rectangular site is about 3.84 acres in size and is divided by Benson Drive South, which runs from north to south through the middle of the site. At this time, we understand that the planned development will include 20 single-family residences along with two storm water detention facilities, one on each side of Benson Drive South. We have not been provided with a grading plan, but we understand that site grading will include minor cuts and fills. Geotechnical Engineering Report Eastey Property Renton, Washington December 29,2004 CG File No. 1784 Page 2 SCOPE The purpose of this study is to explore and characterize the subsurface conditions and present recommendations for site development. Specifically, our scope of services as outlined in our Services Agreement, dated December 1, 2004, includes the following: 1. Review available geologic maps of the area. 2. Explore the subsurface conditions at the site with trackhoe-excavated test pits. 3. Provide recommendations for building foundations. 4. Provide recommendations for site preparation and grading. 5. Provide general recommendations for site drainage, including geotechnical recommendations for the planned detention ponds. 6. Prepare a written report to document our conclusions and recommendations. SITE CONDITIONS Surface Conditions The approximate 3.8-acre rectangular site has maximum dimensions of approximately 658 feet east to west and 330 feet north to south. Benson Drive South (S.R. 515) divides the site, roughly through the middle, from north to south. The site is bordered by 1 04th Avenue Southeast to the east. Existing residential properties border the site on all other sides, except for an empty tract located on the western side of the southern property line. A layout of the site is shown on the Site Plan in Figure 2. Generally, the site slopes gently to moderately (approximately 10-28%) downward toward the west, with the exception of the area immediately adjacent to the eastern side of S.R. 515. The ground surface here slopes steeply downward toward the west and is interpreted as being a cut made for S.R. 515. The site is thickly forested with deciduous and evergreen trees up to approximately 2 feet in diameter. The ground surface is covered in thick brush. Geology Most of the Puget Sound Region was affected by past intrusion of continental glaciation. The last period of glaciation, the Vashon Stade of the Fraser Glaciation, ended approximately 11,000 years ago. Many of the geomorphic features seen today are a result of scouring and overriding by glacial ice. During the Cornerstone Geotechnical, Inc. --i I Geotechnical Engineering Report Eastey Property Renton, Washington December 29, 2004 CG File No. 1784 Page 3 Vashon Stade, much of the Puget Sound region was overridden by over 3,000 feet of ice. Soil layers overridden by the ice sheet were compacted to a much greater extent than those that were not. Part of a typical glacial sequence includes recessional outwash sand underlain by glacial till, which is in turn underlain by advance outwash. The site is mapped as being underlain by glacial till (Geologic Map of the Renton Quadrangle, D.R. Mullineaux, 1965). Our site explorations encountered silt, Renton Formation sandstone, outwash and drift. Outwash consists of sand deposits placed by the melt waters of the advancing or retreating glacier. Drift, as defined in this report, has a combination of outwash and till. Till is an unsorted mixture of sand, silt, and gravel that is deposited at the bottom of the glacier, which is commonly referred to as "hardpan". The geologic map also shows the location of the Sunbeam fault. The fault is approximately 500 feet north of the site. It is hypothesized that the fault has at least 3,000 feet of left-lateral, strike-slip displacement (Warren, Norbisrath, Grivetti and Brown, 1945). Explorations Subsurface conditions were explored at the site on December 13,2004, by excavating a total of eight test pits. The test pits were excavated to depths ranging between 7.0 and 12.5 feet below the ground surface. The explorations were located in the field by a representative from this firm who also examined the soils and geologic conditions encountered, and maintained logs of the test pits. The approximate locations of the test pits are shown on the Site Plan in Figure 2. The soils were visually classified in general accordance with the Unified Soil Classification System, a copy of which is presented as Figure 3. The logs of the test pits are presented in Figures 4 through 6. Subsurface Conditions A brief description of the conditions encountered in our explorations is included below. For a more detailed description of the soils encountered, review the test pit logs in Figures 4 through 6. All of our explorations encountered a surficial layer of topsoil that averaged approximately 1 foot in thickness. The topsoil consisted of loose, dark brown to black silty sand with organics and roots. Underlying the topsoil was weathered glacial drift, with the degree of weathering diminishing with depth. Medium dense soils were typically encountered approximately 3 feet below the ground surface. In Test Cornerstone Geotechnical, Inc. I Geotechnical Engineering Report Eastey Property Renton, Washington December 29,2004 CG File No. 1784 Page 4 Pit 7, approximately 1.5 feet of fill was found underlying a surficallayer of topsoil. The fill appeared to be re-worked, on-site material associated with the construction of a drainage ditch. Below the topsoil, fill, or weathered zones, most of our explorations encountered glacial drift. The drift encountered during our explorations varied in texture and we have used the modifiers "till" or "outwash" to describe a drift that displays characteristics of a particular soil type. Test Pit 3 was completed in dense, wet, blue-gray fine to coarse sand with gravel, cobbles and silt. This soitis interpreted as outwash. Test Pit 5 was completed in slightly rust-stained, light gray sandstone. We have interpreted this sandstone to be part of the Renton Formation. Test Pits 6 through 8 were completed in hard gray-brown silt, with gravel encountered in Test Pits 7 and 8. Hydrologic Conditions Seepage was observed in many of the test pits between 1.0 and 5.0 feet, and caving associated with the seepage generally occurred in the upper weathered horizon. Rust-staining was encountered to depths of up to 11.0 feet, indicating the presence of perched water. Volumes of perched ground water vary depending upon the time of year and the upslope recharge conditions. The dense to very dense drift, along with the bedrock and silt encountered by our explorations, is considered poorly draining. During the wetter times of the year, we expect perched water conditions will occur as pockets of water on top of the low permeable soils and bedrock. Perched water does not represent a regional ground water "table" within the upper soil horizons. GEOLOGIC HAZARDS Landslide Hazards The subject site is underlain by dense to very dense glacial soils and bedrock at shallow depths. These materials typically exhibit very high shear strength and have a high resistance to slope failure. The terrain within the site is generally gently to moderately sloping, posing little risk of slope failure. Erosion Hazard The erosion hazard criteria used for determination of affected areas include soil type, slope gradient, vegetation cover, and ground water conditions. The erosion potential is related to vegetative cover and the specific surface soil types (group classification), which are related to the underlying geologic units. Cornerstone Geotechnical, Inc. 1 i Geotechnical Engineering Report Eastey Property Renton, Washington December 29,2004 CG File No. 1784 Page 5 Over the majority of the site we consider the erosion hazard to be slight with vegetative cover in place and moderate when stripped of vegetation. The steeper grade along the S.R. 515 road cut is generally considered to have moderate potential for erosion when covered with vegetation and high when stripped of vegetation. Best management practices (BMPs) and applicable codes should be followed during site grading to limit potential for erosion. We do not expect this site will require unusual or extreme erosion management methods. There are no water bodies adjacent to the site. Seismic Hazard The site is classified based on its overall soil profile using Table 1615.1.1 of the 2003 International Building Code (mC). Site conditions best fit the mc definition for Site Class D ("stiff soil profile"). The mc provides parameters and coefficients to be used in seismic design based upon this site class. Additional seismic considerations include liquefaction potential and amplification of ground motions by soft soil deposits. The liquefaction potential is highest for loose sand with a high ground water table. The underlying dense soil and bedrock are considered to have a very low potential for liquefaction and amplification of ground motion. CONCLUSIONS AND RECOMMENDATIONS General It is our opinion that the site is compatible with the planned development. The underlying medium dense to very dense glacial deposits are capable of supporting the planned structures and pavements. We recommend that the foundations for the structures extend through any topsoil, fill, loose, or disturbed soils, and bear on the underlying medium dense to very dense, native glacial soils, or on structural fill extending to these soils. Based on our site explorations, we anticipate these soils will generally be encountered at typical footing depths. The soils likely to be exposed during construction are highly moisture sensitive and will disturb easily when wet or during wet conditions. We recommend that construction take place during the drier summer months, if possible. If construction takes place during the wet season, additional expenses and delays should be expected due to the wet conditions. Additional expenses could include additional depth of site Cornerstone Geotechnical, Inc. l Geotechnical Engineering Report Eastey Property Renton, Washington December 29,2004 CG File No. 1784 Page 6 stripping, export of on-site soil, the import of clean granular soil for fill, and the need to place a blanket of rock spalls inthe access roads and paved areas prior to placing structural fill. Site Preparations and Grading The first step of site preparation should be to strip the vegetation, topsoil, fill or loose soils to expose medium dense to very dense native soils in pavement and building areas. This material should be removed from the site, or stockpiled for later use as landscaping fill. The resulting subgrade should be compacted to a firm, non-yielding condition. Areas observed to pump or weave should be repaired prior to placing hard surfaces. The on-site soil likely to be exposed during construction is considered highly moisture sensitive, and the surface will disturb easily when wet. We expect these soils would be difficult, if not impossible, to compact to structural fill specifications in wet weather. We recommend that earthwork be conducted during the drier months. Additional expenses of wet weather or winter construction would include extra excavation and use of imported fill or rock spalls. During wet weather, alternative site preparation methods may be necessary. These methods may include utilizing a smooth-bucket trackhoe to complete site stripping and diverting construction traffic around prepared subgrades. Disturbance to the prepared sub grade may be minimized by placing a blanket of rock spalls or imported sand and gravel in traffic and roadway areas. Cutoff drains or ditches can also be helpful in reducing grading costs during the wet season. These methods can be evaluated at the time of construction. Structural Fill General: All fill placed beneath buildings, pavements or other settlement sensitive features should be placed as structural fill. Structural fill, by definition, is placed in accordance with prescribed methods and standards, and is monitored by an experienced geotechnical professional or soils technician. Field- monitoring procedures would include the performance of a representative number of in-place density tests to document the attainment of the desired degree of relative compaction. Materials: Imported structural fill should consist of a good quality, free-draining granular soil, free of organics and other deleterious material, and be well graded to a maximum size of about 3 inches. Imported, all-weather structural fill should contain no more than 5 percent fines (soil finer than a Standard U.S. No. 200 sieve), based on that fraction passing the U.S. 3/4-inch sieve. Cornerstone Geotechnical, Inc. =! Geotechnical Engineering Report Eastey Property Renton, Washington December 29,2004 CG File No. 1784 Page 7 The use of on-site soil as structural fill will be dependent on moisture content control. Some drying of the native soils may be necessary in order to achieve compaction. During warm, sunny days this could be accomplished by spreading the material in thin lifts and compacting. Some aeration and/or addition' of moisture may also be necessary. We expect that compaction of the native soils to structural fill specifications would be difficult, if not impossible, during wet weather. Fill Placement: Following subgrade preparation, placement of the structural fill may proceed. Fill should be-placed in 8-to 10-inch-thick uniform lifts, and each lift should be spread evenly and be thoroughly compacted prior to placement of subsequent lifts. All structural fill underlying building areas, and within a depth of 2 feet below pavement and sidewalk subgrade, should be compacted to at least 95 percent of its maximum dry density. Maximum dry density, in this report, refers to that density as determined by the ASTM D 1557 compaction test procedure. Fill more than 2 feet beneath sidewalks and pavement subgrades should be compacted to at least 90 percent of the maximum dry density. The moisture content of the soil to be compacted should be within about 2 percent of optimum so that a readily compactable condition exists. It may be necessary to overexcavate and remove wet surficial soils in cases where drying to a compactable condition is not feasible. All compaction should be accomplished by equipment of a type and size sufficient to attain the desired degree of compaction. Temporary and Permanent Slopes Temporary cut slope stability is a function of many factors, such as the type and consistency of soils, depth of the cut, surcharge loads adjacent to the excavation, length of time a cut remains open, and the presence of surface or ground water. It is exceedingly difficult under these variable conditions to estimate a stable temporary cut slope geometry. Therefore, it should be the responsibility of the contractor to maintain safe slope configurations, since the contractor is continuously at the job site, able to observe the nature and condition of the cut slopes, and able to monitor the subsurface materials and ground water conditions encountered. We anticipate temporary cuts for installation of utilities. For planning purposes, we recommend that temporary cuts in the near-surface weathered soils be no greater than 1 Horizontal to 1 Vertical (lH: 1 V). Cuts in the dense to very dense soil may stand at a 0.75H:1V inclination or possibly steeper. If ground water seepage is encountered, we would expect that flatter inclinations would be necessary. Cornerstone Geotechnical, Inc. Geotechnical Engineering Report Eastey Property Renton, Washington December 29, 2004 CG File No. 1784 Page 8 We recommend that cut slopes be protected from erosion. Measures taken may include covering cut slopes with plastic sheeting and diverting surface runoff away from the top of cut slopes. We do not recommend vertical slopes for cuts deeper than 4 feet, if worker access is necessary. We recommend that cut slope heights and inclinations conform to local and WISHAlOSHA standards. Final slope inclinations for structural fill and the cuts in the native soils should be no steeper than2H:IV. Lightly compacted fills or common fills should be no steeper than 3H:IV. Common fills are defined as fill material with some organics that are "trackrolled" into place. They would not meet the compaction specification of structural fill. Final slopes should be vegetated and covered with straw or jute netting. The vegetation should be maintained until it is established. Foundations Conventional shallow spread foundations should be founded on undisturbed, medium dense to very dense, glacial soils, or be supported on structQral fill extending to those soils. If the soil at the planned bottom of footing elevation is not medium dense to very dense, it should be overexcavated to expose suitable bearing soil, and the excavation should be filled with structural fill, or the footing may be overpoured with extra concrete. Footings should extend at least 18 inches below the lowest adjacent finished ground surface for frost protection and bearing capacity considerations. Minimum foundation widths of 12 and 18 inches should be used for continuous and isolated spread footings, respectively. Standing water should not be allowed to accumulate in footing trenches. All loose or disturbed soil should be removed from the foundation excavation prior to placing concrete. For foundations constructed as outlined above, we recommend an allowable design bearing pressure of 2,000 pounds per square foot (pst) be used for the footing design. International Building Code (IBC) guidelines should be followed when considering short-term transitory wind or seismic loads. Potential foundation settlement using the recommended allowable bearing pressure is estimated to be less than l- inch total and Yl-inch differential between footings or across a distance of about 30 feet. Higher soil bearing values may be appropriate for footings founded on the unweathered soil or bedrock, and with wider footings. These higher values can be determined after a review of a specific design. Cornerstone Geotechnical, Inc. Geotechnical Engineering Report Eastey Property Renton, Washington December 29,2004 CG File No. 1784 Page 9 Lateral loads can be resisted by friction between the foundation and sub grade soil, and by passive soil resistance acting on the below-grade portion of the foundation. For the latter, the foundation must be poured "neat" against undisturbed soil or backfilled with clean, free-draining, compacted structural fill. Passive resistance may be calculated as a triangular equivalent fluid pressure distribution. We recommend that an equivalent fluid density of 250 pounds per cubic foot (pct) be used to calculate the allowable lateral passive resistance for the case of a level ground surface adjacent to the footing. An allowable coefficient of friction between footings and soil of 0.5 may be used, and should be applied to the vertical dead load only. A factor of safety of 2.0 has been applied to the passive pressure to account for required movements to generate these pressures. The friction coefficient does not include a factor of safety. Slabs-On-Grade Slab-on-grade areas should be prepared as recommended in the Site Preparation and Grading subsection. Slabs should be supported on medium dense to very dense native soils, or on structural fill extending to these soils. Where moisture control is a concern, we recommend that slabs be underlain by 6 inches of free-draining coarse sand or pea gravel for use as a capillary break. A suitable vapor barrier, such as heavy plastic sheeting, should be placed over the capillary break. Drainage We recommend that runoff from impervious surfaces, such as roofs, driveway and access roadways, be collected and routed to an appropriate storm water discharge system. Final site grades should allow for drainage away from any buildings. We suggest that the finished ground surface be sloped at a gradient of 3 percent minimum for a distance of at least 10 feet away from the buildings. Surface water should be collected by permanent catch basins and drain lines, and be discharged into a storm drain system. We recommend that footing drains be used around all of the structures where moisture control is important. The underlying drift will pond water that accumulates in the crawl space. It is good practice to use footing drains installed at least 1 foot below the planned finished floor slab or crawl space elevation to provide drainage for the crawl space. At a minimum, the crawl space should be sloped to drain to an outlet tied to the drainage system. If drains are omitted around slab-on-grade floors where moisture control is important, the slab should be a minimum of 1 foot above surrounding grades. Cornerstone Geotechnical, Inc. ----1 = , 1 Geotechnical Engineering Report Eastey Property Renton, Washington December 29,2004 CG File No. 1784 Page 10 Where used, footing drains should consist of 4-inch-diameter, perforated PVC pipe that is surrounded by free-draining material, such as pea gravel. Footing drains should discharge into tightlines leading to an appropriate collection and discharge point. Crawl spaces should be sloped to drain, and a positive connection should be made into the foundation drainage system. For slabs-on-grade, a drainage path should be provided from the capillary break material to the footing drain system. Roof drains should not be connected to wall or footing drains. Detention Pond If a storm water detention pond is planned, it should be excavated into the underlying native soils. We recommend that any fill berms be constructed of the low permeability soils. The on-site silt encountered in our test pit explorations meets this criterion. Any material proposed for the berm should be evaluated for its suitability. We recommend that the berm material have a maximum permeability of 1 x 10-5 centimeters per second (cm/sec). If a pond is to be constructed, the cut slopes of the pond should be no steeper than 3H: 1 V on the inside of the detention pond and no steeper than 2H: 1 V above the water table or on the outside portions of the pond berms. Where any berms for the pond are to be constructed, the topsoil and loose soils should be removed down to the medium dense to very dense native soil. Areas to receive new fill should be stripped of unsuitable surface soils and compacted to a firm, non-yielding state prior to placement of the new fill. The excavation should be kept dry to allow the proper placement of structural fill. Structural fill should be placed and compacted as discussed in the Structural Fill subsection of this report. We recommend that the fill in any pond berms be compacted to a minimum of 92 percent of its maximum dry density as determined by the ASTM D 1557 compaction test procedure. After each lift of the fill in a berm is compacted to specification, the surface should be scarified to a depth of 2 inches prior to placement of the next lift. The purpose of the scarification is to reduce the risk of creating preferential seepage paths through the pond or berms. It will be important to compact the face of any pond fill embankments. This should be made explicit to the contractor performing the on-site work. Uncompacted soils on a berm face will be more susceptible to erosion and sloughing. If ground water seepage is encountered within a cut slope face, a layer of rock Cornerstone Geotechnical, Inc. --l I I Geotechnical Engineering Report Eastey Property Renton, Washington December 29,2004 CG File No. 1784 Page 11 spalls may be necessary to minimize erosion of the slope face. The spall layer can be placed at the time of construction, or in the future if sloughing of the slope is observed. Detention Vault If a concrete detention vault is to be constructed, the concrete walls of the vault may be supported on footing foundations bearing on the underlying dense to very dense glacial soils or bedrock. The allowable soil bearing pressure should not exceed 4,000 pounds per square foot (pst) for the design of the wall footings poured on undisturbed glacial soil. We recommend that footing drains be installed on the outside of perimeter footings. The footing drains should be at least 4 inches in diameter and should consist of perforated or slotted, rigid, smooth-walled PVC pipe, laid at the bottom of the footings. The drain line should be surrounded with free-draining pea gravel or coarse sand and wrapped with a layer of non-woven filter fabric. A vertical drainage blanket at least 12 inches thick, consisting of compacted pea gravel or other free-draining granular soils, should be placed against the walls. A vertical drain mat, such as Miradrain 6000 by Mirafi Inc., may be placed against the walls in lieu of the vertical drainage blanket. Structural fill is then placed behind the vertical drainage blanket or drain mat to backfill the walls. The vertical drainage blanket or drain mat should be hydraulically connected to the drain line at the base of the walls. Sufficient number of cleanouts at strategic locations should be installed for periodical cleaning of the wall drain line to prevent clogging. The perimeter walls of the concrete vault with a lid would be restrained at their top from horizontal movement and should be designed for at-rest lateral soil pressure, while the perimeter walls of a vault without a lid would be unrestrained at the top and may be designed for active lateral soil pressure. Active earth pressure and at-rest earth pressure can be calculated based on equivalent fluid density. Equivalent fluid densities for active and at-rest earth pressure of 35 pcf and 55 pcf, respectively, may be used for design for a level backslope. These values assume that the on-site soils are used for backfill, and that the wall backfill is drained. The preceding values do not include the effects of surcharges due to foundation loads, traffic or other surface loads. Surcharge effects should be considered where appropriate. For undrained soil conditions, the active and at-rest pressures should be increased to 80 pcf and 90 pcf, respectively. Undrained conditions may occur in the lower portion of the vault if there is not suitable fall to place a wall drain at the footing elevation. Cornerstone Geotechnical, Inc. Geotechnical Engineering Report Eastey Property Renton, Washington December 29, 2004 CG File No. 1784 Page 12 All wall backfill should be well compacted. Care should be taken to prevent the buildup of excess lateral soil pressures due to overcompaction of the wall backfill. This can be accomplished by placing wall backfill in 8-inch loose lifts and compacting with small, hand-operated compactors. We recommend that an equivalent fluid density of 250 pcf be used to calculate the allowable lateral passive resistance for the case of a level ground surface adjacent to the footing. An allowable coefficient of friction between footings and soil of 0.45 may be used, and should be applied to the vertical dead load only. A factor of safety of 2.0 has been applied to the passive pressure to account for required movements to generate these pressures. The friction coefficient does not include a factor of safety. Utilities Our explorations indicate that specific deep dewatering will not be needed to install utilities. Anticipated ground water is expected to be handled with pumps in the trenches. We also expect that some ground water seepage may develop during and following the wetter times of the year. We expect this seepage to mostly occur in pockets. We do not expect significant volumes of water in these excavations. We encountered bedrock at Test Pit 5, and expect that deep excavations or trenchlines, particularly toward the western side of the side, may extend into the bedrock. The soils likely to be exposed in utility trenches after site stripping are considered highly moisture sensitive. We recommend that they be considered for trench backfill during the drier portions of the year. Provided these soils are within 2 percent of their optimum moisture content, they should be suitable to meet compaction specifications. During the wet season, it may be difficult to achieve compaction specifications; therefore, soil amendment with kiln dust or cement may be needed to achieve proper compaction with the on-site materials. Pavement The performance of roadway pavement is critically related to the conditions of the underlying sub grade. We recommend that the subgrade soils within the roadways be treated and prepared as described in the Site Preparation and Grading subsection of this report. Prior to placing base material, the sub grade soils should be compacted to a non-yielding state with a vibratory roller compactor and then proof-rolled with a piece of heavy construction equipment, such as a fully-loaded dump truck. Any areas with excessive weaving or flexing should be overexcavated and recompacted or replaced with a structural fill Cornerstone Geotechnical, Inc. l Geotechnical Engineering Report Eastey Property Renton, Washington December 29, 2004 CG File No. 1784 Page 13 or crushed rock placed and compacted in accordance with recommendations provided in the Structural Fill subsection of this report. MONITORING We should be retained to provide monitoring and consultation services during construction to confirm that the conditions encountered are consistent with those indicated by the explorations, and to provide recommendations for design changes, should the conditions revealed during the work differ from those anticipated. As part of our services, we would also evaluate whether or not earthwork and foundation installation activities comply with contract plans and specifications. USE OF THIS REPORT We have prepared this report for Eastey Property, LLC and its agents, for use in planning and design of this project. The data and report should be provided to prospective contractors for their bidding and estimating purposes, but our report, conclusions and interpretations should not be construed as a warranty of subsurface conditions. The scope of our work does not include services related to construction safety precautions, and our recommendations are not intended to direct the contractors' methods, techniques, sequences or procedures, except as specifically described in our report, for consideration in design. There are possible variations in subsurface conditions. We recommend that project planning include contingencies in budget and schedule, should areas be found with conditions that vary from those described in this report. Within the limitations of scope, schedule and budget for our work, we have strived to take care that our work has been completed in accordance with generally accepted practices followed in this area at the time this report was prepared. No other conditions, expressed or implied, should be understood. 000 Cornerstone Geotechnical, Inc. Geotechnical Engineering Report Eastey Property Renton, Washington December 29, 2004 CG File No. 1784 Page 14 We appreciate the opportunity to be of service to you. If there are any questions concerning this report or if we can provide additional services, please call. Sincerely, Cornerstone Geotechnical, Inc. JeffLaub, LG Project Geologist Rick B. Powell, PE President P AO:JPL:RBP:nt Three Copies Submitted Six Figures Information about this Geotechnical Engineering Report Cornerstone Geotechnical, Inc. Vicinity Map N Cornerstone Phone: (425) 844-1977 Geotechnical, Inc. Fax: (425) 844-1987 • 17625-13oth Ave NE, C-102 • Woodinville, WA· 98072 1 Davis Consulting -Eastey Property File Number 1784 Figure .. -1 __ Ii i TP-6 0 () TP-~ \. TP-1 ~ II·I~ * \ L-{ l ?O S£.5lS 2 ~ ~ ? ~ ~ \ \ p s~ I b~'fh PL j 10 I 'i ;-I 7 iwJ II -$t ~ e 55 I s !> (P5f3. I z. Cornerstone Geotechnical, Inc. SCI P-2 \p ~, iii ~I ::s- -Sl '~I -.'" ~ ~ ~l r-!) ;:s I Vt ~j ~ I\ ... ,(~~+~+ .j -ti::> 'le- ~ I ci' =R ; I O~, Phone: (425) 844-1977 Fax: (425) 844-1987 i Site Plan IN LEGEND Number and Approximate Location of Test Pit o 100 200 I I ' i " ! I ~----------.----,------------- Approximate Scale 1" = 1 00' Davis Consulting -Eastey Property File Number Figure Reference: Site Plan is based on a sketch, dated August 16, 2004, provided by Davis Consulting 17625-130thAve NE, C-102· Woodinville, WA· 98072 1784 2 Unified Soil Classification System MAJOR DIVISIONS GROUP GROUP NAME SYMBOL GRAVEL CLEAN GRAVEL COARSE- GW WELL-GRADED GRAVEL, FINE TO COARSE GRAVEL GRAINED MORE THAN 50% OF GP POORLY-GRADED GRAVEL COARSE FRACTION SOILS RETAINED ON NO.4 GRAVEL SILTY GRAVEL SIEVE WITH FINES GM GC CLAYEY GRAVEL MORE THAN 50% RETAINED ON SAND CLEAN SAND SW WELL-GRADED SAND, FINE TO COARSE SAND number 200 SIEVE SP POORL~GRADEDSAND MORE THAN 50% OF COARSE FRACTION SAND PASSES NO.4 SIEVE WITH FINES SM SILTY SAND SC CLAYEY SAND SILT AND CLAY INORGANIC ML SILT FINE- GRAINED LIQUID LIMIT CL CLAY LESS THAN 50% SOILS ORGANIC OL ORGANIC SILT, ORGANIC CLAY MORE THAN 50% SILT AND CLAY INORGANIC PASSES NO. 200 SIEVE MH SILT OF HIGH PLASTICITY, ELASTIC SILT LIQUID LIMIT CH CLAY OF HIGH PLASTICITY, FAT CLAY 50% OR MORE ORGANIC OH ORGANIC CLAY, ORGANIC SILT HIGHLY ORGANIC SOILS PT PEAT NOTES: SOIL MOISTURE MODIFIERS 1) Field classification is based on Dry-Absence of moisture, dusty, dry visual examination of soil in general to the touch accordance with ASTM D 2488-83. 2) Soil classification using laboratory Moist-Damp, but no visible water tests is based on ASTM D 2487-83. Wet-Visible free water or saturated, 3) Descriptions of soil density or usually soil is obtained from consistency are based on below water table interpretation of blowcount data, visual appearance of soils, and/or test data. Cornerstone Phone: (425) 844-1977 Unified Soil Classification System Geotechnical, Inc. Fax: (425) 844-1987 17625-130th Ave N E, C-102 • Woodinville, WA· 98072 Figure 3 DEPTH usc TEST PIT ONE 0.0 -1.5 SM 1.5 -2.0 SM 2.0-7.0 SM 7.0 -8.0 SM TEST PIT TWO 0.0 -1.0 SM 1.0 -2.0 SM 2.0-8.0 SM TEST PIT THREE 0.0 -1.0 SM 1.0 -2.0 SM .-.j I J 2.0-6.0 SM 6.0 -10.0 SM 10.0 -12.5 SW-SM LOG OF EXPLORATION SOIL DESCRIPTION DARK BROWN TO BLACK SILTY SAND WITH ORGANICS AND ROOTS (LOOSE, MOIST) (TOPSOIL) RED-BROWN SILTY FINE SAND WITH OCCASIONAL GRAVEL (LOOSE, MOIST) (WEATHERED DRIFT) RUST-STAINED GRAY-BROWN SILTY FINE TO MEDIUM SAND WITH OCCASIONAL GRAVEL (MEDIUM DENSE TO DENSE, MOIST) (DRIFT/OUTWASH) GRAY-BROWN SILTY FINE SAND WITH TRACE GRAVEL (MEDIUM DENSE TO DENSE, MOIST) (DRIFT/OUTWASH) SAMPLES WERE COLLECTED AT 6.0 AND 8.0 FEET GROUND WATER SEEPAGE WAS NOT ENCOUNTERED TEST PIT CAVING WAS NOT ENCOUNTERED TEST PIT WAS COMPLETED AT 8.0 FEET ON 12113/2004 DARK BROWN TO BLACK SILTY SAND WITH ORGANICS AND ROOTS (LOOSE, MOIST) (TOPSOIL) RUST-STAINED RED-BROWN SILTY FINE TO MEDIUM SAND WITH GRAVEL (LOOSE, WET) (WEATHERED DRIFT) RUST-STAINED GRAY-BROWN SILTY FINE TO MEDIUM SAND WITH OCCASIONAL GRAVEL (MEDIUM DENSE TO DENSE, MOIST) (DRIFTITILL) SAMPLES WERE COLLECTED AT 6.0 AND 8.0 FEET SLIGHT GROUND WATER SEEPAGE WAS ENCOUNTERED AT 1.0 FEET TEST PIT CAVING WAS NOT ENCOUNTERED TEST PIT WAS COMPLETED AT 8.0 FEET ON 12113/2004 DARK BROWN TO BLACK SILTY SAND WITH ORGANICS AND ROOTS (LOOSE, WET) (TOPSOIL) RUST-STAINED RED-BROWN SILTY FINE SAND WITH OCCASIONAL GRAVEL (LOOSE, WET) (WEATHERED DRIFT) RUST-STAINED GRAY-BROWN SILTY FINE TO MEDIUM SAND WITH OCCASIONAL GRAVEL (MEDIUM DENSE TO DENSE, WET) (SLIGHTLY WEATHERED DRIFT) BLUE-GRAY SILTY FINE SAND (DENSE, WET) (OUTWASH) BLUE-GRAY FINE TO COARSE SAND WITH GRAVEL, COBBLES, AND SILT (DENSE, WET) COARSENS WITH DEPTH (OUTWASH) SAMPLES WERE COLLECTED AT 9.0, 11.0, AND 12.5 FEET SLIGHT GROUND WATER SEEPAGE WAS ENCOUNTERED BETWEEN 2.0 AND 5.0 FEET SLIGHT TEST PIT CAVING WAS ENCOUNTERED BETWEEN 2.0 AND 5.0 FEET TEST PIT WAS COMPLETED AT 12.5 FEET ON 12113/2004 CORNERSTONE GEOTECHNICAL, INC. FILE NO 1784 FIGURE 4 DEPTH usc TEST PIT FOUR 0.0 -1.0 SM 1.0 -5.0 SM 5.0-7.0 SM TEST PIT FIVE 0.0 -1.0 SM 1.0 -2.0 SM 2.0-7.0 SM 7.0-9.0 TEST PIT SIX 0.0 -1.0 SM 1.0 -3.0 SM -1 -3.0-8.0 SM 8.0 -10.0 ML LOG OF EXPLORATION SOIL DESCRIPTION DARK BROWN TO BLACK SILTY SAND WITH ORGANICS AND ROOTS (LOOSE, WET) (TOPSOIL) RUST-STAINED GRAY-BROWN SILTY FINE SAND WITH GRAVEL AND COBBLES (LOOSE TO MEDIUM DENSE, WET) (WEATHERED DRIFT) BLUE-GRAY SILTY FINE SAND WITH GRAVEL AND COBBLES (DENSE, WET) (DRIFT/OUTWASH) SAMPLES WERE COLLECTED AT 6.0 AND 7.0 FEET GROUND WATER SEEPAGE WAS ENCOUNTERED BETWEEN 1.0 AND 4.0 FEET SLIGHT TEST PIT CAVING WAS ENCOUNTERED BETWEEN 1.0 AND 4.0 FEET TEST PIT WAS COMPLETED AT 7.0 FEET ON 12113/2004 DARK BROWN TO BLACK SILTY SAND WITH ORGANICS AND ROOTS (LOOSE, WET) (TOPSOIL) RUST-STAINED RED-BROWN SILTY FINE SAND WITH GRAVEL (LOOSE, MOIST) (WEATHERED DRIFT) GRAY-BROWN SILTY FINE SAND WITH OCCASIONAL GRAVEL (LOOSE TO MEDIUM DENSE, WET) (DRIFT) SLIGHTLY RUST-STAINED LIGHT-GRAY SANDSTONE (Tr) SAMPLE WAS COLLECTED AT 9.0 FEET GROUND WATER SEEPAGE WAS NOT ENCOUNTERED TEST PIT CAVING WAS NOT ENCOUNTERED TEST PIT WAS COMPLETED AT 9.0 FEET ON 12113/2004 DARK BROWN TO BLACK SILTY SAND WITH ORGANICS AND ROOTS (LOOSE, WET) (TOPSOIL) BROWN SILTY FINE TO MEDIUM SAND WITH OCCASIONAL GRAVEL (LOOSE, MOIST) (WEATHERED DRIFT) RUST-STAINED GRAY SILTY FINE SAND WITH OCCASIONAL GRAVEL (MEDIUM DENSE TO VERY DENSE, MOIST) (WEATHERED DRIFT) GRAY-BROWN SILT (HARD, MOIST) SAMPLES WERE COLLECTED AT 6.0 AND 10.0 FEET GROUND WATER SEEPAGE WAS NOT ENCOUNTERED TEST PIT CAVING WAS NOT ENCOUNTERED TEST PIT WAS COMPLETED AT 10.0 FEET ON 12113/2004 CORNERSTONE GEOTECHNICAL, INC. FILE NO 1784 FIGURE 5 DEPTH usc TEST PIT SEVEN 0.0 -1.0 SM 1.0 -2.5 SW 2.5-4.0 SM 4.0-8.0 SM 8.0-9.0 ML 9.0-11.0 ML TEST PIT EIGHT 0.0 -1.0 SM 1.0 -3.0 SM 3.0-9.0 ML LOG OF EXPLORATION SOIL DESCRIPTION DARK BROWN TO BLACK SILTY SAND WITH ORGANICS AND ROOTS (LOOSE, WET) (TOPSOIL) RUST-STAINED GRAY FINE TO COARSE SAND WITH GRAVEL AND COBBLES (LOOSE, WET) (FILL) DARK BROWN TO BLACK SILTY SAND WITH ORGANICS (LOOSE, WET) (TOPSOIL) RUST-STAINED GRAY-BROWN SILTY FINE SAND WITH GRAVEL (MEDIUM DENSE TO DENSE, MOIST) (WEATHERED DRIFT/OUlWASH) RUST STAINED BLUE-GRAY SILT WITH GRAVEL (STIFF TO VERY STIFF, MOIST) RUST-STAINED GRAY-BROWN SILT WITH GRAVEL (HARD, MOIST) SAMPLES WERE COLLECTED AT 3.0, 5.0, 9.0, AND 11.0 FEET GROUND WATER SEEPAGE WAS NOT ENCOUNTERED TEST PIT CAVING WAS NOT ENCOUNTERED TEST PIT WAS COMPLETED AT 11.0 FEET ON 12113/2004 DARK BROWN TO BLACK SILTY SAND WITH ROOTS (LOOSE, WET) (TOPSOIL) RUST-STAINED BROWN SILTY FINE SAND WITH GRAVEL (LOOSE TO MEDIUM DENSE, MOIST) (WEATHERED DRIFT) GRAY-BROWN SILT WITH OCCASIONAL GRAVEL (VERY STIFF TO HARD, MOIST) SAMPLE WAS COLLECTED AT 9.0 FEET GROUND WATER SEEPAGE WAS NOT ENCOUNTERED TEST PIT CAVING WAS NOT ENCOUNTERED TEST PIT WAS COMPLETED AT 9.0 FEET ON 12113/2004 CORNERSTONE GEOTECHNICAL, INC. FILE NO 1784 FIGURE 6 • Important Information About Your Geotechnical Engineering Report Subsurface problems are a principal cause of construction delays, cost overruns, claims, and disputes. The following information is provided to help you manage your risks. Geotechnical Services Are Performed for Specific Purposes, Persons, and Projects Geotechnical engineers structure their services to meet the specific needs of their clients. A geotechnical engineering study conducted for a civil engi- neer may not fulfill the needs of a construction contractor or even another civil engineer. Because each geotechnical engineering study is unique, each geotechnical engineering report is unique, prepared solely for the client. No one except you should rely on your geotechnical engineering report without first conferring with the geotechnical engineer who prepared it. And no one -not even you -should apply the report for any purpose or project except the one originally contemplated. Read the Full Report Serious problems have occurred because those relying on a geotechnical engineering report did not read it all. Do not rely on an executive summary. Do not read selected elements only. A Geotechnical Engineering Report Is Based on A Unique Set of Project-Specific Factors Geotechnical engineers consider a number of unique, project-specific fac- tors when establishing the scope of a study. Typical factors include: the client's goals, objectives, and risk management preferences; the general nature of the structure involved, its size, and configuration; the location of the structure on the site; and other planned or existing site improvements, such as access roads, parking lots, and underground utilities. Unless the geotechnical engineer who conducted the study specifically indicates oth- erwise, do not rely on a geotechnical engineering report that was: • not prepared for you, • not prepared for your project, • not prepared for the specifiC site explored, or • completed before important project changes were made. Typical changes that can erode the reliability of an existing geotechnical engineering report include those that affect: • the function of the proposed structure, as when it's changed from a parking garage to an office building, or from a light industrial plant to a refrigerated warehouse, • elevation, configuration, location, orientation, or weight of the proposed structure, • composition of the design team, or • project ownership. As a general rule, always inform your geotechnical engineer of project changes--even minor ones-and request an assessment of their impact. Geotechnical engineers cannot accept responsibility or liability for problems that occur because their reports do not consider developments of which they were not informed. Subsurface Conditions Can Change A geotechnical engineering report is based on conditions that existed at the time the study was performed. Do not rely on a geotechnical engineer- ing report whose adequacy may have been affected by: the passage of time; by man-made events, such as construction on or adjacent to the site; or by natural events, such as floods, earthquakes, or groundwater fluctua- tions. Always contact the geotechnical engineer before applying the report to determine if it is still reliable. A minor amount of additional testing or analysis could prevent major problems. Most Geotechnical Findings Are Professional Opinions Site exploration identifies subsurface conditions only at those points where subsurface tests are conducted or samples are taken. Geotechnical engi- neers review field and laboratory data and then apply their professional judgment to render an opinion about subsurface conditions throughout the site. Actual subsurface conditions may differ-sometimes significantly- from those indicated in your report. Retaining the geotechnical engineer who developed your report to provide construction observation is the most effective method of managing the risks associated with unanticipated conditions. A Report1s Recommendations Are Not Final Do not overrely on the construction recommendations included in your report. Those recommendations are not final, because geotechnical engi- neers develop them principally from judgment and opinion. Geotechnical engineers can finalize their recommendations only by observing actual I -i subsurface conditions revealed during construction. The geotechnical engineer who developed your report cannot assume responsibility or liability for the report's recommendations if that engineer does not perform construction observation. A Geotechnical Engineering Report Is Subject to MisinterpretaUon Other design team members' misinterpretation of geotechnical engineering reports has resulted in costly problems. Lower that risk by having your geo- technical engineer confer with appropriate members of the design team after submitting the report. Also retain your geotechnical engineer to review perti- nent elements of the design team's plans and specifications. Contractors can also misinterpret a geotechnical engineering report. Reduce that risk by having your geotechnical engineer participate in prebid and preconstruction conferences, and by providing construction observation. Do Not Redraw the Engineer1s Logs Geotechnical engineers prepare final boring and testing logs based upon their interpretation of field logs and laboratory data. To prevent errors or omissiDns, the logs included in a geotechnical engineering report should never be redrawn for inclusion in architectural or other design drawings. Only photographic or electronic reproduction is acceptable, but recognize that separating logs from the report can elevate risk. Give Contractors a Complete Report and Guidance Some owners and design professionals mistakenly believe they can make contractors liable for unanticipated subsurface conditions by limiting what they provide for bid preparation. To help prevent costly problems, give con- tractors the complete geotechnical engineering report, but preface it with a clearly written letter of transmittal. In that letter, advise contractors that the report was not prepared for purposes of bid development and that the report's accuracy is limited; encourage them to confer with the geotechnical engineer who prepared the report (a modest fee may be required) and/or to conduct additional study to obtain the specific types of information they need or prefer. A prebid conference can also be valuable. Be sure contrac- tors have sufficient time to perform additional study. Only then might you be in a position to give contractors the best information available to you, while requiring them to at least share some of the financial responsibilities stemming from unanticipated conditions. Read Responsibility Provisions Closely Some clients, design professionals, and contractors do not recognize that geotechnical engineering is far less exact than other engineering disci- plines. This lack of understanding has created unrealistic expectations that have led to disappointments, claims, and disputes. To help reduce the risk of such outcomes, geotechnical engineers commonly include a variety of explanatory provisions in their reports. Sometimes labeled "limitations' many of these provisions indicate where geotechnical engineers' responsi- bi lities begin and end, to help others recognize their own responsibilities and risks. Read these provisions closely. Ask questions. Your geotechnical engineer should respond fully and frankly. Geoenvironmental Concerns Are Not Covered The equipment, techniques, and personnel used to perform a geoenviron- mental study differ significantly from those used to perform a geotechnical study. For that reason, a geotechnical engineering report does not usually relate any geoenvironmental findings, conclusions, or recommendations; e.g., about the likelihood of encountering underground storage tanks or regulated contaminants. Unanticipated environmental problems have led to numerous project failures. If you have not yet obtained your own geoen- vironmental information, ask your geotechnical consultant for risk man- agement guidance. Do not rely on an environmental report prepared for someone else. Obtain Professional Assistance To Deal with Mold Diverse strategies can be applied during building design, construction, operation, and maintenance to prevent significant amounts of mold from growing on indoor surfaces. To be effective, all such strategies should be devised for the express purpose of mold prevention, integrated into a com- prehensive plan, and executed with diligent oversight by a professional mold prevention consultant. Because just a small amount of water or moisture can lead to the development of severe mold infestations, a num- ber of mold prevention strategies focus on keeping building surfaces dry. While groundwater, water infiltration, and similar issues may have been addressed as part of the geotechnical engineering study whose findings are conveyed in this report, the geotechnical engineer in charge of this project is not a mold prevention consultant; none of the services per- formed in connection with the geotechnical engineer's study were designed or conducted for the purpose of mold preven- tion. Proper implementation of the recommendations conveyed in this report will not of itself be sufficient to prevent mold from growing in or on the structure involved. Rely, on Your ASFE-Member Geotechncial Engineer for Additional Assistance Membership in ASFE/The Best People on Earth exposes geotechnical engineers to a wide array of risk management techniques that can be of genuine benefit for everyone involved with a construction project. Confer with you ASFE-member geotechnical engineer for more information. A5FE The Best PlOpll II Eartll / 8811 Colesville Road/Suite G106, Silver Spring, MD 20910 Telephone: 301/565-2733 Facsimile: 301/589-2017 e-mail: info@asfe.org www.asfe.org Copyright 2004 by ASFE, Inc. Duplication, reproduction, or copying of this document, in whole or in part, by any means whatsoever, is strictly prohibited, except with ASFE's specific written permission. Excerpting, quoting, or otherwise extracting wording from this document is permitted only with the express written permission of ASFE, and only for purposes of scholarly research or book review. Only members of ASFE may use this document as a complement to or as an element of a geotechnical engineering report. Any other firm, individual, or other entity that so uses this document without being an ASFE member could be committing negligent or intentional (fraudulent) misrepresentation. IIGER06045.0M DEVELOPM€ ~!!: f{,F '/Jtr~~N/NG APR 2 2 2005 KRISTEN WOODS RECEIVED Preliminary Plat Pre-Application #04-104 3200 Block Main Avenue South PRELIMINARY DRAINAGE REPORT March 7, 2005 Prepared for Eastey Property, LLC Attn: Mike Davis 1201 Monster Road SW Suite 320 Renton, Washington 98055 Office: (425) 228-5959 Fax: (425) 226-9227 Submitted by Offe Engineers, PLLC Attn: Darrell Offe, P.E. 13932 SE 159th Place Renton, WA 98058 Office: (425) 260-3412 Fax: (425) 988-0292 t-l • 7 • Seismic Hazard Areas -The area is not mapped as a seismic hazard area. • Coal Mine Hazard Areas -The property does not appear to be located within a designed coalmine hazard area. There were mines located north and south of the property. U.S. Department of Agriculture, King County Soils Survey • The soils on the site are classified as Alderwood gravelly and loam (AgC), 15 to 40 percent slopes. These soils types are described in the Soil Survey of King County Area, Washington (Soil Conservation Service [SCS], 1973). Figures 4 and 5 contain the portion of the SCS map in the vicinity of the project site and the index to soil units. Alderwood soils are characterized as gravelly sandy loam to a depth of 12 inches and gravelly, sand loam with organics between 12 and 27 inches. This gravelly, sand loam structure is underlain by weekly to strongly consolidated till to a depth of 60 inches. Permeability is moderately rapid in the surface layers and very slow in the till layer, runoff is slow to medium, and the potential for erosion is moderate. Flow Control Applications Map • The site is located in a Level 1 area according to the Flow Control Map, The City of Renton is requiring detention storage to the 100-year event with a 30% factor of safety. Water Quality Applications Map • The site is located in a Basic Water Quality Treatment Area. Landslide Hazard Drainage Area Map • The site is not located in a landslide hazard drainage area. Field Inspection Offe Engineers has visited the site on several occasions. The most resent visit occurred the morning of March 18, 2005. The weather conditions were dry and warm. The easterly parcel: The ground slopes from Cedar Ave towards Benson Drive on the west. On the northerly portion is located a drainage course at the bottom of a steep ravine. The drainage course starts at Cedar Ave and ends in the right-of-way of Benson Drive. This area drains into Benson Drive conveyance system; then continues North towards Rolling Hills Creek approximately 1 mile North. The westerly parcel: The ground slopes from Benson Drive to the west towards South 32nd Place. The ground is heavily wooded and over ground with blackberries. The drainage from this area flows to the west into the conveyance system built for the Winsper subdivision. The drainage continues through the detention pond for Winsper then is conveyed to the Panther Creek wetland at the bottom of the hill. Appendix B includes photos taken on and around the project site. Page 3 c:\offe engineers\X-offe engineers\davis group\kristen woods\tir\storm report.doc Review of the 8 Core Requirements and 5 Special Requirements of the 1998 King County Surface Water Design Manual Offe Engineers has reviewed the Core and Special Requirements in Chapter 1 of the King County Surface Water Design Manual, and addresses each of the requirements as follows: Core Requirement No.1 -Discharge at Natural Location East Property -Currently the site discharge is sheet flow along the entire westerly edge. Flowing over the cut slope for Benson Drive, across the sidewalk and into the catch basins located within the gutter. A small portion of this area flows into the northerly drainage course, which by inspection appears to need maintenance of the outlet within Benson Drive. West Property -This area drains sheet flows to the west onto existing residential property and South 32nd Place. The proposal would be to tight-line the storm drainage and convey the discharge into the system at the end of South 32nd Place. Core Requirement No.2 -Offsite Analysis East Property -The upstream area along Cedar Avenue drains into the existing roadway conveyance system and is discharges at the northeast corner of the property into the existing drainage course. Along the easterly edge of Cedar Avenue is a drainage ditch which cuts-off drainage from entering the property. The ditch flows along the east side of Cedar Ave towards the south. The downstream system below Kristen Woods is the drainage conveyance system for Benson Drive South (SR-5l5). This system is made up of catch basins, pipes, open ditches and a control weir located along the east side of Thomas Teasdale Park. The system was visually inspected during the site inspection. The downstream open channel along the west side of Benson needs to be maintained along with the outlet of the on site drainage course. See the attached off-site analysis drainage system map showing the drainage route. Core Requirement No.3 -Flow Control The proposed project will be required to provide detention for up to and including the 100-year storm event plus a 30% factor of safety. Core Requirement No.4 -Conveyance System The proposed on-site conveyance improvements will include curb, catch basins and a pipe network for collection of surface runoff from landscape, driveways, roadways, and sidewalks. Roof downspouts will be connected via tight line to the conveyance system. As part of the final engineering design for this project, it will be required to demonstrate that the storm drainage system can convey the peak flow from 25-year storm event, and that the 100-year storm event does not create or aggravate a "severe flooding problem". Page 4 c:\offe engineers\x-offe engineers\davis group\kristen woods\tir\storm report.doc Core Requirement No.5 -Erosion and Sediment Control A Temporary Erosion and Sediment Control Plan implementing the Best Management Practices will be designed as part of the final engineering plans for the project in accordance with City of Renton requirements. Core Requirement No.6 -Maintenance and Operations The Maintenance and Operations Manual for the Kristen Woods Subdivision will be included in the Final Storm Drainage Report as part of the final engineering design for the project. Core Requirement No.7 -Financial Guarantees and Liability The Financial Guarantees and Liabilities will be required prior to the project being finalized by the City of Renton. Core Requirement No.8 -Water Quality The project will provide the required water quality facility as part of the final engineering design. The site is located in the basic water quality treatment area. Special Requirement No.1 -Adopted Area-Specific Requirements The project is located within the Rolling Hills Creek and Panther Creek drainage sub- basins. The project is located within the Green River Drainage basin. Special Requirement No.2 -FloodplainjFloodway Delineation This requirement does not apply. Special Requirement No.3 -Flood Protection Facilities This requirement does not apply. Special Requirement No.4 -Source Controls This requirement does not apply because the project is located in the basic water quality treatment area. Special Requirement No.5 -Oil Control This requirement does not apply. Page 5 c:\offe engineers\x-offe engineers\davis group\kristen woods\tir\storm report.doc Appendix A Figures 1. Vicinity Map 2. Existing Topography Map 3. Proposed Site Plan 4. Existing Soils Map 5. City of Renton Sensitive Ares Maps a. Slide Sensitive Areas Map b. Flood Hazard Map c. Seismic Hazard Map d. Erosion Hazard Map e. Coal Mine Hazard Map f. Coal Mine Areas Map g. Slope Area Map h. Aquifer Protection Zones Map KRISTEN WOODS VICINTY MAP . ... _.!L"'III!i!I:.!J _u_- " " .... 21 17 \ VICTORIA VOL. 85. TRACT B WINSPER DIV. II VOL. 148. PG. 54-56 l:n~) :l~ LOT A CITY OF" RENTON L.L.A. LUA-OO-033 LLA 17 s. S. W 114, SECTION 29, TOWNSHIP 23 N, RANGE 5 EAST, WM. ,- VICTORIA PARK NO.3 VOL. 85, PG. 43-44 II~ i II~ e~ jlliirl111i ' ~ I'i 6 r II~' I ~ Cl. C/J ~ C 0 ...J ~ g W 0.. Z 0 a: UJ 0.. I-~ C/J w ~~ ~ i DllTE ~ .... "'--mnr-- 0' 2 !)il ,-'~J ... ,-,. . . ~ o l500 3000 1:111,000 CITY OF RENTON SLIDE SENSITIVE AREAS -CItyUmlis • King County Hazard • Moderala • . High • Vary High 8 Toob1col -~ ..... ---o uoo _ I CITY OF RENTON SENSITIVE AREAS FLOOD HAZARD AREAS -CRy ...... e Technical Services ~ ...... Jri..~~~ CITY OF RENTON SENSITIVE AREAS o 1600 3000 Jo-oI;&;;;! SEISMIC HAZARD AREAS ---City Limits .. High Hazard e Technical Service. ~ . _y_ . D. PriDtad Fe nta:r7 2008 . o 1600 3000 I I CITY OF RENTON SENSITIVE AREAS EROSION HAZARD AREAS o I 1500' 3000' ; I OTY OF RENTON SENSrnvE AREAS COAL MINE HAZARD ----aty ...... _1Ightm.d _ MocIorate _ lMdastified r f ~ I -U .g rrr-'. ~.----I ~, • <{ • ' ;. , ·1 -~ -=-= :.:-:t ___ ---~ --- ~,--:, -";t-._",.: ~_, ·<.i __ .----- ~I >--10-----'-__ _ 10 ,., ~-IT L I ; .. ,--r , I r 'I j .. 1& _____ 0· ===-==~,==." : _~;-:::.,~=, _.' ~,.;-,!!'!'!=§iiiI"!!!-_ .•. 'l!!!!-. !!!!!!F!!!!M!!!!2Z!!!!!!!!!!!!!IlI!II!!!!!~II!I!!i!!II!& ___ !!!!!_!!!!!!_ ~ ___ ",g!!l!l!!_ .• !M'!~ld .... "L.L ......... ,_'.J.llI1Illll H3 -30 T23N R5E FIGURE 4-3-05001 AQUIFER PROTECTION ZONES o 1 5280' 1--1 1" = 1 MILE 10560' 1 Appendix B Off-site Analysis 1. Basin Map 2. Upstream and Downstream Photos 3. Technical Information Report Worksheet a. East Parcel b. West Parcel CD t<l ) ® ® ® @ ® City of Renton TECHNICAL INFORMATION REPORT (TIR) WORKSHEET Part 1 PROJECT OWNER AND PROJECT ENGINEER Project Owner: Eastey Property, LLC Address: 1201 Monster Road SW Suite #320 Renton, WA 98055 Phone: (425) 228-5959 attn: Mike Davis Project Engineer: Darrell Offe, P.E. Company: Offe Engineers, PLLC Address/Phone: 13932 SE 159th Place Renton,WA 98058-7832 (425) 260-3412 Part 3 TYPE OF PERMIT APPLICATION p( Subdivision o Short Subdivision o Grading o Commercial o Other ________ _ Part 2 PROJECT LOCATION AND DESCRIPTION Project Name: Kristen Woods Location (East Parcel-Cedar Ave. South) Township: 23 North Range: 5 East Section: 29 Part 4 OTHER REVIEWS AND PERMITS o DFWHPA o COE404 o DOE Dam Safety o FEMA Floodplain o COE Wetlands o Shoreline Management o Rockery o Structural Vaults ~ Other ~Wr"f'vv~ USC ~ uJ~Ci1[ Part 5 SITE COMMUNITY AND DRAINAGE BASIN Community Drainage Basin" _.. \ .. 1/_ \ \ ~ ~ I'JU \1}) IS Part 6 SITE CHARACTERISTICS 0 River 0 Floodplain 0 Wetlands 0 Stream 0 Seeps/Springs 0 Critical Stream Reach 0 High Groundwater Table 0 Depressions/Swales 0 Groundwater Recharge o Lake 0 Other 't Steep Slopes ~~ Part? SOILS Soil Type Slopes Age 15-40% D Additional Sheets Attached Part 8 DEVELOPMENT LIMITATIONS REFERENCE D Ch. 4 -Downstream Analysis D D D D D D Additional Sheets Attached Part 9 ESC REQUIREMENTS MINIMUM ESC REQUIREMENTS DURING CONSTRUCTION ~ Sedimentation Facilities ~ Stabilized Construction Entrance ~ Perimeter Runoff Control D Clearing and Grading Restrictions D Cover Practices D Construction Sequence D Other Erosion Potential Erosive Velocities Possible LIMITATION/SITE CONSTRAI NT MINIMUM ESC REQUIREMENTS AFTER CONSTRUCTION ~ Stabilize Exposed Surface ~ Remove and Restore Temporary ESC Facilities ~ Clean and Remove All Silt and Debris ~ Ensure Operation of Permanent Facilities ~ Flag Limits of SAO and open space preservation areas D Other Part 10 SURFACE WATER SYSTEM 0 Grass Lined 0 Tank 0 Infiltration Method of Analysis Channel 0 Vault 0 Depression 0 Pipe System 0 Energy Dissipater . 0 Flow Dispersal Compensation/Mitigati on of Eliminated Site 0 Open Channel 0 Wetland 0 Waiver Storage o Dry Pond 0 Stream 0 Regional }( Wet Pond Detention Brief Description of System Operation: Catch basins within curb line of street, conveyance to an open pond conveying flow into the existing system within Benson Drive South (SR 515). Facility Related Site Limitations Reference Facility Part 11 STRUCTURAL ANALYSIS o Cast in Place Vault ~ Retaining Wall o Rockery > 4' High o Structural on Steep Slope o Other Limitation Part 12 EASEMENTSITRACTS o Drainage Easement o Access Easement o Native Growth Protection Easement p{ Tract o Other Part 13 SIGNATURE OF PROFESSIONAL ENGINEER I or a civil engineer under my supervision have visited the site. Actual site conditions as observed were incorporated into this worksheet and the attachments. To the best of my knowledge the information provided here is accurate. City of Renton TECHNICAL INFORMATION REPORT (TIR) WORKSHEET Part 1 PROJECT OWNER AND PROJECT ENGINEER Project Owner: Eastey Property, LLC Address: 1201 Monster Road SW Suite #320 Renton,WA 98055 Phone: (425) 228-5959 attn: Mike Davis Project Engineer: Darrell Offe, P.E. Company: Offe Engineers, PLLC Address/Phone: 13932 SE 159th Place Renton,WA 98058-7832 (425) 260-3412 Part 3 TYPE OF PERMIT APPLICATION I M' Subdivision D Short Subdivision D Grading D Commercial D Other ________ _ Part 2 PROJECT LOCATION AND DESCRIPTION Project Name: Kristen Woods Location (West Parcel-Main Ave. South) Township: 23 North Range: 5 East Section: 29 Part 4 OTHER REVIEWS AND PERMITS D DFWHPA D COE404 D Shoreline Management D Rockery D DOE Dam Safety D Structural Vaults D FEMA Floodplain D Other D COE Wetlands Part 5 SITE COMMUNITY AND DRAINAGE BASIN Community Drainage Basin I Part 6 SITE CHARACTERISTICS D River D Floodplain D Wetlands D Stream D Seeps/Springs D Critical Stream Reach 0 High Groundwater Table D Depressions/Swales D Groundwater Recharge D Lake 0 Other D Steep Slopes Part7 SOILS Soil Type Slopes Age 15-30% o Additional Sheets Attached Part 8 DEVELOPMENT LIMITATIONS REFERENCE o Ch. 4 -Downstream Analysis o o o o o o Additional Sheets Attached Part 9 ESC REQUIREMENTS MINIMUM ESC REQUIREMENTS DURING CONSTRUCTION ~ Sedimentation Facilities l( Stabilized Construction Entrance ~ Perimeter Runoff Control o Clearing and Grading Restrictions o Cover Practices o Construction Sequence o Other Erosion Potential Erosive Velocities Possible LIMITATION/SITE CONSTRAINT MINIMUM ESC REQUIREMENTS AFTER CONSTRUCTION .8t' Stabilize Exposed Surface ~ Remove and Restore Temporary ESC Facilities ~ Clean and Remove All Silt and Debris ~ Ensure Operation of Permanent Facilities o Flag Limits of SAO and open space preservation areas o Other Part 10 SURFACE WATER SYSTEM D Grass Lined D Tank D Infiltration Method of Analysis Channel )f[ Vault D Depression D Pipe System D Energy Dissipater D Flow Dispersal Compensation/Mitigati on of Eliminated Site D Open Channel D Wetland D Waiver Storage D Dry Pond D Stream D Regional D Wet Pond Detention Brief Description of System Operation: Catch basins within curb line of street, conveyance to wet vault located near the westerly property line tight lined into the system at the end of SOuth 32nd Place. Facility Related Site Limitations Reference Facility Limitation Part 11 STRUCTURAL ANALYSIS Part 12 EASEMENTSITRACTS ~ Cast in Place Vault I ~ Drainage Easement D Retaining Wall D Access Easement D Rockery > 4' High D Native Growth Protection Easement D Structural on Steep Slope D Tract D Other D Other Part 13 SIGNATURE OF PROFESSIONAL ENGINEER I or a civil engineer under my supervision have visited the site. Actual site conditions as observed were incorporated into this worksheet and the attachments. To the best of my knowledge the information provided here is accurate. ~I I I ~Pvwl (~JK Jf\1L I @ ® DECLARATIONS OF COVENANTS, CONDITIONS AND RESTRICTIONS FOR THE KRISTEN WOODS HOMEOWNERS' ASSOCIATION OEVELOPME CITY OF ':J:~~~NING APR 222005 RECEIVED THIS DECLARATION is made on the date hereinafter set forth by EASTEY PROPERTY, LLC., (Declarant), the owner of certain land situated in the State of Washington, City of Renton, King County, known as Kristen Woods, which is more particularly described in Exhibit A. In order to ensure preservation of the gracious residential environment at Kristen Woods, Declarant agrees and covenants, that all land and improvements now existing or hereafter constructed thereon will be held, sold, conveyed subject to, and burdened by the following covenants, conditions, restrictions, reservations, limitations, liens and easement, all of which are for the purpose of enhancing and protecting the value, desirability and attractiveness of such lands for the benefit of all such lands and the owners thereof and their heirs, successors, grantees and assigns. All provisions of this Declaration shall be binding upon all parties having or acquiring any right, title or interest in such lands or any portion thereof and shall insure to the benefit of each owner thereof and to the benefit of Kristen Woods Homeowners Association and shall otherwise in all respects be regarded as covenants running with the land. ARTICLE I ARTICLE II ARTICLE III ARTICLE IV ARTICLE V ARTICLE VI ARTICLE VII ARTICLE VIII ARTICLE IX ARTICLE X ARTICLE XI ARTICLE XII ARTICLE XIII Contents DEFINITIONS PRE-EXISTING RESTRICTIONS DEVELOPMENT PERIOD EASEMENTS, OPEN SPACES & TRACTS ASSESSMENTS MAINTENANCE OF LOTS HOMEOWNERS ASSOCIATION MANAGEMENT BY BOARD LAND USE RESTRICTIONS BUILDING RESTRICTIONS UTILITIES ARCHITECTURAL CONTROL GENERAL PROVISION 2 3 3 4 5 7 9 9 12 13 14 14 17 ARTICLE I DEFINITIONS For purposes of the Declaration and the Articles of Incorporation and the Bylaws of the Kristen Woods Homeowner's Association, certain words and phrases shall have particular meaning as follows: 2 Section 1. "Association" shall mean and refer to the Kristen Woods Homeowners' Association, its successors and assigns. Section 2. "Board" shall mean and refer to the Board of Directors of the Association, as provided for in Article IX. For the purposes of exercising the powers and duties assigned in this Declaration to the Board, this term shall also mean the "Temporary Board" or "Declarant" as provided in Article IV unless the language or context indicates otherwise. Section 3. "Properties" shall mean and refer to the real property described with particularly in Exhibit A. Section 4. "Lot" shall mean and refer to any plot of land shown upon any recorded subdivision map ofthe Properties. This term shall not include tracts designated on the face of the Plat. Section 5. "Declarant" shall mean and refer to Eastey Property LLC., its successors and assigns. Successors and assigns shall not include other developers who acquire one or more undeveloped lot from the Declarant for the purpose of development. Section 6. "Architectural Control Committee" shall mean and refer to the duly appointed or elected committee of the Board of Directors as outlined in Article XIII of this Declaration, hereinafter referred to as the "Committee". Section 7. "Development Period" shall mean and refer to that period of time defined in Article III of this declaration. Section 8. "Plat" shall mean and refer to the plat of Lots 1-21, inclusive Kristen Woods as recorded in Volume of Plats, Pages , Records of King County, State of Washington, under Recording No. _______ _ Section 9. "Residence" shall mean and refer to any buildings occupying any lot. Section 10. "Owner" shall mean and refer to the record owner, whether one or more persons or entities, of a fee interest in any Lot, including the Declarant, but excluding mortgagees or other persons or entities only holding security interest in properties within the Plat. Purchasers or assignees under recorded real estate contracts shall be deemed Owners as against their respective sellers or assignors. Section 11. "Building setbacks" are areas designated on the face of the plat adjacent to sensitive areas, such as property lines or utilities. ARTICLE II PRE-EXISTING RESTRICTIONS The Properties shall continue to be subject to previous covenants, conditions, encumbrances and restrictions, to the extent that such restrictions are valid. ARTICLE III DEVELOPMENT PERIOD; MANAGEMENT RIGHTS OF DECLARANT DURING DEVELOPMENT Section 1. Management by Declarant. "Development period" shall mean that period oftime from the date of recording this Declaration until (1) a date five years from the date of recording this Declaration or (2) the thirtieth day after Declarant has transferred title to the purchasers of the lots representing 99 percent of the total voting power of all Lot owners as then constituted or (3) the date on which Declarant elects to permanently relinquish all of Declarant's authority under this Article by written notice to all Owners, whichever date first occurs. During the Develop Period, the Board of Directors of the Association shall be appointed by the Declarant. Section 2. Notices to Owners. Before the termination of the Development 3 Period, the Declarant will give written notice of the termination of the Development Period to the owner of each Lot. Said notice shall specify the date when the Development Period will terminate and shall further notify the Owners of the date, place and time when a meeting of the Association will be held. The notice shall specify that the purpose of the Association meeting is to elect new Officers and Directors of the Association, notwithstanding and provision of the Articles or Bylaws of the Association to the contrary, for the purpose of this meeting, the presence, either in person or by proxy, of the Owners of five lots shall constitute a quorum. The Board of Directors and officers of the Association may be elected by majority vote of said quorum. If a quorum is not present, the Development period shall nevertheless terminate on that date specified in said notice and it shall thereafter be the responsibility of the Lot Owners to provide for the operation of the Association. Section 3. Temporary Board. Declarant may in its sole discretion, and at such times as the Declarant deems appropriate, appoint three persons who may be Owners, or representatives of corporate entities or other entities which are Owners, as a Temporary Board. During the Development Period, members of the Board of Directors need not be the Owners. The Temporary Board shall have full authority and all rights, 4 responsibilities, privileges and duties to manage the properties under this Declaration and shall be subject to all provisions of this Declaration, the Articles and the Bylaws. Section 4. Appointment of Manager. Declarant may appoint a managing agent, which shall have the power and authority to exercise all powers necessary to carry out the provisions of this Declaration, including but not limited to contracting for required services, obtaining property and liability insurance, and collecting and expending all assessments and Association funds. Any such management agent or the Declarant shall have the exclusive right to contract for all goods and services, payment for which is to be made from any monies collected from assessments. Section 5. Acceptance of Management Authority. The purpose ofthis management arrangement is to ensure that the properties will be adequately managed during the initial stages of development. Acceptance of an interest in a lot evidences acceptance of this management agreement. ARTICLE IV EASEMENTS, OPEN SPACES AND PRIVATE TRACTS Section 1. Drainage Easement Restrictions. Various drainage easements are indicated on the face of the Plat. Structures, fills, and obstructions, including, but not limited to decks, patios and buildings, overhangs, and trees shall not be permitted within drainage easements. The easements give the City of Renton the right to enter upon the said easements, and the area immediately adjacent to said easements, in order to effectuate the purposes of the easement, or to construct a hard surface road among the easements. Section 2. Utility Easements. Various utility easements are designed on the face of the Plat for the purpose of providing Lots within the Plat with electric, telephone, gas, cable television service and water. These easements give the easement-holders the right to enter upon these Lots at all times to effectuate the purposes of the easements. Not utility lines shall be placed on any Lot unless underground or in a conduit attached to a building. Structures may only be placed on easements with the permission of the Architectural Control Committee and the entity to which the easement was granted. No planting material, fill, or other substances may be placed on the utility easement which will interfere with such utility service. Section 3. Structures Prohibited in Rights-of-Way. All rights-of-way within the Plat have been dedicated to the City of Renton. No structures may be placed in rights-of- way within the Plat. Section 4. Maintenance of Detention and Water Quality System. The Home Owners Association shall maintain the detention and water quality system and emergency access roads until such time that those improvements are deeded or sold to a governmental agency, which will assume maintenance and responsibility of such improvements. ARTICLE V ASSESSMENTS Section 1. Creation of Lien and Personal Obligation. Each Owner of any Lot by acceptance of a deed therefore, whether or not it shall be expressed in such deed, is deemed to covenant and agree to pay the Association (1) annual assessments or charges and (2) special assessments. Annual and special assessments shall be established and collected in accord with the following provisions. The annual and special assessments, together with interest, cost and reasonable attorney's fees, shall be a charge on the land and shall be a continuing lien upon the property against which such assessment is made. Each assessment, together with the interest, costs and reasonable attorneys' fees incurred to collect such assessments, shall be the personal obligation of the individual who is the Owner of the Lot at the time that the assessment fell due. 5 Section 2. Purpose of Assessments. The assessments imposed by the Association shall be used (1) to promote recreation, health, safety and welfare of the residents of the properties, (2) for the cost of maintaining the recreational area within the Plat, (3) for legal fees or damage incurred in any action in which the Association or a member of the Board of Architectural Control Committee, acting in behalf of the Homeowners' Association is named as a party, (4) for legal fees incurred by the Homeowners' Association, (5) for any other reasonable expenses incurred by the Homeowners' Association. (6) for maintenance of the common storm facility. Section 3. Annual Assessment. The initial annual assessment shall be $ per Lot payable in annual installments; six percent of the assessment shall be allocated and paid to the Declarant for Plat management services provided by the Declarant to the Association or by a Professional management firm. Such allocated funds to the Declarant shall cease when the Development Period expires and the Association assumes collection costs, bookkeeping and other management responsibilities which are described with particularity in the Bylaws of the Association. The annual assessment may be increased during the Development Period to reflect increased (1) maintenance costs, (2) repair costs, (3) Association and plat management costs, (4) legal costs. All increases in the annual assessment during the Development Period must directly reflect increase in the above-recited costs. During the Development Period, it shall not be necessary to amend this Declaration to raise the annual assessments. During the Development Period, the Declarant shall give members of the Association notice of any increase in the annual assessment thirty days before the date that the assessment becomes effective. (a) After the Development Period expires, any increase in the annual assessment which exceeds 10 percent requires the vote of the members of the Association. 6 (b) After the Development Period expires, any increases in the annual assessment which exceeds 10% requires the approval of 51 % of the members of the Association. (c) After the Development Period expires, the Board of Directors shall fix the quarterly assessment in accord with the above-recited standards. 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 construction, reconstruction, repair or replacement of a capital improvement to the Recreational Area within the Plat including fixtures and personal property relating thereto, provided that any such assessment shall have the assent of 51 percent of the members of the Association who are voting on person or by proxy at a meeting held duly called for this purpose. Any capital improvements which exceeds $15,000, must be approved by 51 percent of the Owners. Section 5. Special Assessments for Legal Fees and Damages. In addition to the special assessment authorized in Section 4, the Declarant or the Association may levy any assessment year a special assessment for the purpose of defraying, in whole or in part, (1) legal fees and costs incurred in any action in which the Association is a party, (2) legal fees and costs incurred in any action in which a member of either the Board or the Architectural Control Committee is named as a party as a result of a decision made or action performed while acting in behalf of the Homeowners' Association, or (3) any other reasonable expenses incurred by the Homeowners' Association. This assessment shall require the constant of 51 percent of the Association who are voting in person or by proxy at a meeting duly called for this purpose. Section 6. Notice and Quorum for Any Action Authorized Under Section 4 and 2,. Written notice of any meeting called for the purpose of taking any action authorized under Sections 4 and 5 of this Article shall be sent to all members not less than 30 days and nor more than 60 days in advance of the meeting. At the first meeting called, the presence of 51 percent of the members of the Association of or proxies entitled to cast 51 percent of the members of the Association shall constitute a quorum. If the required quorum is not present, another meeting may be called to subject to the same notice requirement; the required quorum at the subsequent meeting shall be one-half of the required quorum at the preceding meeting. Section 7. Uniform Rate of Assessment. Both annual and special assessments must be fixed at a uniform rate for all Lots. Section 8. Date of Commencement of Annual Assessment, Due Dates. The annual assessments described in this Article shall commence on . The first annual assessment shall be adjusted according to the number of months remaining in the calendar year. Written notice of the Quarterly assessment shall be sent to every Owner 7 subject to such assessments. The Board of Directors shall establish the due date. The Association shall, upon demand and for reasonable charge, furnish a certificate signed by an officer of the Association setting forth whether the assessment on a specific Lot has been paid. A properly executed certificate of the Association as to the status of assessments on a Lot is binding upon the Association as the date of its issuance. Section 9. Effect of Non-Payment of Assessments: Remedies of the Association. Any assessment not paid within 30 days of the due date shall bear interest at the rate of 12 percent per annum. Each owner hereby expressly vests in the Association or its agents the right and power to bring all actions against such Owners personally for the collection of such assessments as debts and to enforce lien rights of the Association by all methods available for the enforcement of such liens, including foreclosure by an action brought in the name of the Association in like manner as a mortgage of real property. Such Owner hereby expressly grants the Association the power of sale in connection with such liens. The liens provided for in this section shall be in favor of the Association and shall be for the benefit of the Association. The Association shall have the power to bid in an interest and foreclosure sale and to acquire, hold, lease, mortgage and convey the same. The Owner is responsible for the payment of all attorneys' fees incurred in collecting past due assessments or enforcing the terms of assessment liens. No Owner may waive or otherwise escape liability for the assessments provided herein by non-use of the Recreational Area or abandonment of his Lot. The Association shall have the right to suspend the voting rights of an Owner for and period during which any assessment which the Lot remains unpaid and for a period not to exceed 60 days for any infraction of the terms of either this Declaration, the Articles or the Bylaws of the Association. Section 10. Subordination of the Lien to Mortgage. The lien for assessments, provided for in this Article, shall be subordinated to the lien of any first mortgage. Sale or transfer of any Lot shall not affect the assessment lien. However, the sale or transfer of any Lot pursuant to a mortgage foreclosure, or any proceeding in lieu thereof, shall extinguish the lien created pursuant to this Article as to payments which become due prior to such sale or transfer. No sale of transfer, however, shall relieve such Lot from liability for any assessments thereafter becoming due or from the lien thereof. Section 11. Exempt Property. All property dedicated to and accepted by local public authority shall be exempt from assessments provided by this Article. ARTICLE VI MAINTENANCE OF LOTS Section 1. Exterior Maintenance by Owner. Owner shall maintain each Lot and Residence in a neat, clean and attractive condition at all times. 8 (at Street Trees. The street trees planted within and / or abutting individual Lots shall be owned and maintained by the Owners of said Lots and the trees planted within and / or abutting the private and public tracts within he Plat shall be owned and maintained by the Kristen Woods Homeowners Association. Cb). Refuse. All lots shall be kept free of debris. All refuse shall be kept in sanitary containers screened from view of and Lot in the Plat; the containers shall be regularly, emptied and the contents disposed of off the Properties. No grass cuttings, leaves, limbs, branches, and other debris from vegetation shall be dumped or allowed to accumulate on any part of the Properties, except that a regularly tended compost heap shall be permitted if the compost heap is concealed from view of any of the properties. (c). Storage of Vehicles. Owners may not store goods or equipment or permanently parked vehicles (e.g. boats, cars, trucks, campers, and recreational vehicles) in open view of any Lot, or allow others to do so. When vehicles or goods are permanately parked or stored on Lots for a period over 24 hours, other than in the circumstances described below in subsection (e) of this section, the vehicles and goods shall be adequately screened from the view of adjacent right of ways and Lots. The screening of such vehicles of goods must have the approval of the Architectural Control Committee. Cd). Improperly Parked Vehicles. Upon 48 hours notice to Owners of an improperly parked vehicle, the Board has the authority to have towed, at the Owners expense, any vehicles that are parked in violation of this section. Ce). Temporary Parking by Owners. This section does not prevent Owners from parking automobiles and trucks on driveways when the Owners are out of town. Ct). Temporary Parking by Guests. This section does not prevent guests from parking automobiles, trucks or recreational vehicles in driveways for a period of four days. However, if the guests either (1) plan to park their vehicles in driveways or (2) stay in their recreational vehicles for a period in excess of four days, the Owners must obtain permission from the Board. Cg)· Dilapidated, Unsightly Vehicles. Neither Owners nor their guests are allowed to park dilapidated, dysfunctional or unsightly vehicles in driveways. Section 2. Easement for Enforcement Purposes. Owners hereby irrevocably grant to the Association permission for purposes of going upon the Lots of Owners for the purpose of removing vehicles of other similar objects which are parked or stored in violation of the terms of this Declaration. Section 3. Lot Maintenance by the Association. In the event that an owner shall fail to maintain the exterior of his premises and the improvements situated thereon in a manner consistent with maintenance standards ofthe Kristen Woods community, the 9 Board shall, upon receipt of written complaint of any Owner, and subsequent investigation which verifies that complaint, have the right through its agents and employees to enter upon the offending Owner's Lot and repair, maintain and restore the Lot and the exterior of the improvements on that Lot if the Owner shall fail to respond in a manner satisfactory to the Board within 45 days after mailing of adequate notice by certified mail to the last known address of the Owner. The cost of such repair, maintenance or restoration shall be assessed against the Lot, and the Board shall have the right to cause to be recorded a notice of lien for labor and materials furnished, which lien may be enforced in the manner provided by the law. In the event that the estimated cost of such repair should exceed one-half or one assessed value of the Lot any improvements of that Lot, the Board shall be required to have the assent of 51 percent of the members before undertaking such repairs. Section 4. Construction Exemption. This Article does not apply to the construction activities, storage of construction materials, construction debris, or the use and parking of construction vehicles by the Declarant or its contractors during the Development period. ARTICLE VII HOMEOWNERS ASSOCIATION Section 1. Nonprofit Organization. The Association is a nonprofit corporation under the laws of the State of Washington. Section 2. Membership. Every Owner of any Lot shall become a member of the Association. Membership shall be appurtenant to the Lot and may not be separated from ownership of any Lot shall not be assigned or conveyed in any way except upon the transfer of title to said Lot and then only to the transferee of title to the Lot. All Owners shall have the rights and duties specified in this Declaration, the Article and the Bylaws of the Association. Section 3. Voting rights. Owners, including the Declarant, shall be entitled to one vote for each Lot owned. When more than one person or entity owns an interest in any Lot, the vote for that Lot shall be exercised as the Owners decide to exercise that vote, but in no event shall more than one vote be cast with respect to any Lot nor shall any vote be divided. The voting rights of any Owner may be suspended as provided for in this Declaration, the Article and the Bylaws of the Association. Section 4. Meetings. Meetings shall be conducted in accordance with the Bylaws of the Kristen Woods Homeowners' Association and RCW 64.38. ARTICLE VIII MANAGEMENT BY BOARD Section 1. Expiration of the Development Period. Upon expiration of the Declarant's management authority under Article III, all administrative power and 10 authority shall vest in a Board of three directors who must be owners. The Association, by amendment of the Covenants, may increase the number of directors. All Board positions shall be open for election at the first annual meeting after termination of the Development Period. At the first meeting of either the temporary or permanent Board of Directors, the new Board shall adopt Bylaws. The Declarant will make copies of the Bylaws available to Lot Owners upon request. Section 2. Terms. The terms of the Board are defined in the Bylaws. Section 3. Powers of the Board. All powers ofthe Board must be exercised in accord with the Bylaws. The Board, for the benefit of all the Properties and the Lot Owners, shall enforce the provisions of this Declaration and the Bylaws. In addition to the duties and powers imposed by the Bylaws and any resolution of the Association that may be hereafter adopted, the Board shall have the power and be responsible for the following, in way of explanation but not limited to: Cal. Insurance. Obtain policies of general liability insurance. Cb). Legal and Accounting Services. Obtain legal and accounting services if necessary to the administration of the Association affairs, administration of the Recreational Area within the Plat, or enforcement of this Declaration. Cc). Street Lighting. Pay all costs of operating and maintaining street lighting. Cd). Maintenance of Lots. Ifnecessary, maintain any Lot if such maintenance is reasonably necessary in the judgment of the Board to preserve the appearance and value of the Properties or Lot. The Board may authorize such maintenance activities if the Owner or Owners of the Lot have failed or refuse to perform maintenance within a reasonable time after written notice of the necessity of such maintenance has been delivered by the Board to the Owner or Owners of such Lot, provided that the Board shall levy a special assessment against the Owner or Owners of such Lot for the cost of such maintenance. Ce). Discharge of Liens. The Board may also pay any amount necessary to discharge any lien or encumbrance levied against the entire Properties or any part thereof which is claimed or may, in the opinion ofthe Board, constitute a lien against the Properties or against the Recreational Area within the Plat rather than merely against the interest therein of particular Owners. Where one or more Owners are responsible for the existence of such liens, they shall be jointly and severally liable for the cost of discharging it and any costs or expenses, including reasonable attorney's fees and the costs of title search incurred by the Board by reason of such lien or liens. Such fees and costs shall be assessed against the Owner or Owners and the Lot responsible to the extent of their responsibility. (t). Security. Pay all costs deemed appropriate by the Board to ensure adequate security for the Lots constituting the residential community created on the Properties. (g). Right to Contract. Have the exclusive right to contract for all goods and services, maintenance, and capital improvements provided, however, that such right of contract shall be subject to Association approval. 11 Ch). Right of Entry. Enter any Lot when reasonably necessary, in the event of emergencies or in connection with any maintenance, landscaping or construction for which the Board is responsible. Except in cases of emergencies, the Board, its agents or employees shall attempt to give notice to the Owner or occupant of any Lot 24 hours prior to such entry. Such entry must be made with as little inconvenience to the Owner as practicable, and any damage caused thereby shall be repaired by the Board if the entry was due to an emergency (unless the emergency was caused by the Owner ofthe Lot entered, in which case the cost shall be specially assessed to the Lot) If the repairs or maintenance activity were necessitated by the Owner of the Lot entered, in which case the cost shall be specially assessed to that Lot. If the emergency of the need for maintenance or repair was caused by another Owner of another Lot, the cost thereof shall be specially assessed against the Owner of the other Lot. (i). Promulgation of Rules. Adopt and publish rules and regulation governing the members and their guests and establish penalties for any infraction thereof. (D. Declaration of Vacancies. Declare the office of a member of the Board to be vacant in the event that a member of the Board is absent from three consecutive regular meetings of the Board. (k). Employment of Manager. Employ a manager, and independent contractor, or such other employees as the Board deems necessary and describe the duties of such employees. (1). Payment for Goods and Services. Pay for all goods and services required for the proper functioning of the Recreational Area within the Plat and the Association. (m). Impose Assessments. Impose annual and special assessments. (n). Bank Account. Open a bank account on behalf of the Association and designate the signatories required. (0). Legal Actions. Commerce legal actions for the enforcement of these covenants or any other legal action that the Board of Directors deems necessary for the protection of the Plat. The Board also has the authority to defend against legal actions initiated against the Association. 12 (p). Exercise of Powers. Duties and Authorities. Exercise for the Association all powers, duties and authority vested in or delegated to the Association and not reserved to the membership by other provisions of the Bylaws, Articles of Incorporation, or this Declaration. The Board shall have all powers and authority permitted to it under this Declaration and the Bylaws. However, nothing herein contained shall be construed to give the Board authority to conduct a business for profit on behalf of all Owners or any of them. ARTICLE IX LAND USE RESTRICTIONS Section 1. Residential Restrictions. All lots within the Properties shall be used solely for private single-family residential purposes. Each residence must have a private enclosed car shelter for not less than two cars. No single-family structure shall be altered to provide residence for than one family. No Lot in Kristen Woods shall be further divided. Section 2. Property Use Restrictions. No Lot shall be used in a fashion that unreasonably interferes with the other Owners' right to use and enjoy their respective Lots. The Board, the Committee designated by it, or the Declarant during the Development Period, shall determine whether any given use of a Lot unreasonably interferes with those rights; such determinations shall be conclusive. Section 3. Prohibition Of Nuisances and Untidy Conditions. No noxious or offensive activity or condition shall be conducted on any Lot nor in the Recreational Area, nor shall anything be done or maintained on the Properties which may be or become an activity or condition which unreasonably interferes with the right of the other Owners to use and enjoy any part ofthe Properties. No untidy or unsightly condition shall be maintained on any property. Untidy conditions shall include, but are not limited to, publicly visible storage of wood, boats, trailers recreational vehicles and disabled vehicles of any kind. Section 4. Fences, Walls & Shrubs. Fences, wall or shrubs are permitted to delineate the lot lines of each Lot, subject to (1) The approval ofthe Architectural Control Committee and (2) determination whether such fences, walls or shrubs would interfere with utility easements reflected on the face of the Plat and other easements elsewhere recorded. No barbed wire or corrugated fiberglass fences shall be erected on any Lot. All fences, including chain link fences, open and solid, are to meet the standards set by the Committee and must be approved by the Committee prior to construction or installation. No fences shall be constructed in the front yard or front setbacks. Fences or rails shall be erected and maintained at the top of any area where they create a vertical or nearly vertical retaining wall or slope over three feet (3 '). Section 5. Temporary Structures. No structure of a temporary character or trailer, recreational vehicle, basement, tent, shack, garage, barn, or other outbuildings shall be used on any Lot at any time as a residence, either temporarily or permanately. No vehicles parked in public right-of-way may be used temporarily or permanately for residential purposes except as provided in Article VI. Section 6. Mining. No oil drilling, oil development operations, oil refilling, quarrying, or mining operation of any kind shall be permitted on or in any Lot, nor shall oil wells, tanks, tunnels, mineral excavation or shafts be permitted on or in any Lot. No derricks or other structure designed for use in boring for oil or natural gas shall be erected, maintained or permitted upon any Lot. Oil storage for residential heating purposes is permissible of the storage tank is buried. 13 Section 7. Signs. No signs, billboards, or other advertising structure or device shall be displayed to the public view on any Lot except one sign not to exceed five square feet in area may be placed on a Lot to offer the property for sale or rent. Signs also may be used by a builder to advertise the property during the construction and sale period. Political yard signs of a temporary nature will be allowed on Lots during campaign periods. Within five days of the occurrence of the election, such signs must be removed from Lots. The Board may cause any sign placed on Properties in violation of this provision to be removed and destroyed. Section 8. Animals. No animals other than dogs, cats, caged birds, tanked fish, and other conventional small household pets may be kept on Lots. Dogs shall not be allowed to run at large. The Owner or other person accompanying the animal shall remove animal waste deposited on lawns, sidewalks, trails and right-of-way. All animal pens and enclosures must be approved by the Committee prior to construction and shall be kept clean and odor free at all times. If the investigation of the Board indicates that animals are kept in violation of this section, the Board will give the Owner 10 days' written notice of the violation. The Owner must remedy such violations within 10 days. Failure to comply with the written notice will result in a fine of$25 per day. The Association shall be entitled to attorneys' fees for any action taken to collect such fines in accord with the provisions of Article XIII, Section 4. ARTICLE X BUILDING RESTRICTIONS Section 1. Building Materials. Homeowners who do not have Eastey Property LLC., or the contractor Eastey Property LLC., designated to construct homes for it ("Eastey Property LLC., Contractor) shall be obliged to use materials of a quality equivalent to those materials which Eastey Property LLC., Contractor has utilized for the construction of homes in the Plat. If inferior materials are utilized, the Committee will require that such materials be replaced. The (1) grade of materials and (2) price of materials shall be relevant considerations in determining whether the materials equivalent quality. Section 2. Permits. No construction or exterior addition or change or alteration of any structure may be started on any portion of the Properties without the Owner first obtaining a building permit and other necessary permits from the proper local 14 government authority and written approval of such permits from the Board, Architectural Control Committee or the Declarant. The Committee must approve the plans for all construction or alternation proposals (see article XII). Section 3. Codes. All construction must conform to the requirements of the State of Washington, Uniform Bodes (building, mechanical, plumbing) and the City of Renton codes and requirements, in force at the commencement of the construction, including the latest revisions thereof. Section 4. Time of Completion. The exterior of any structure, including painting or other suitable finish and initial landscaping, shall be completed within eight months of the beginning of construction so as to present a finished appearance when viewed from any angle. The construction area shall be kept reasonably clean during the construction period. Section 5. Entry for Inspection. Any agent, officer or member of the Board, Committee, or the Declarant may, at any reasonable predetermined hour upon 24 hours notice during the construction or exterior remodeling, enter and Inspect the structure to determine if there has been compliance with provisions of this Declaration. The above- recited individuals shall not be deemed guilty of trespass for such entry or inspection. There is created as easement over, upon and across the residential Lots for the purpose of making and carrying out such inspections. Section 6. Contractor. No home may be constructed on any Lot other than by a contractor licensed as general contractor under the statues of the State of Washington without the prior approval of the Committee. ARTICLE XI UTILITIES Section 1. Antennas. No radio or television antennas, transmitters or parabolic reflectors (satellite dish antennae) shall be permitted unless approved by the Committee. . ARTICLE XII ARCHITECTURAL CONTROL Section 1. Architectural Control Committee. (Committee"). Upon termination of the Development Period, the Board shall appoint a Committee. The Committee shall consist of not less than three and not more than five members. It is not a requirement that members of the Committee be (1) Owners or (2) members of the Association. During the Development Period, the Declarant may elect to exercise and perform the functions of the Committee. If the Declarant elects not to perform this function, or at any time elects to no longer perform this function, the Declarant or the Board shall appoint the Committee to function as herein provided. After termination of the 15 Development Period, the functions of the Committee shall be performed by the Board until such time as the Board shall appoint and designate the Committee. The Committee shall be appointed within a month of the election of the Board following the termination of the Development Period. Section 2. Jurisdiction and Purpose. The Committee or the Declarant shall review proposed plans and specifications for Residences, accessory structures (e.g., garden sheds, tools sheds, doll houses, tree houses, gazebos, and playground equipment), fences, walls, appurtenant recreational facilities (e.g., hot tubs, spas, basketball courts, basketball hoops, tennis courts, swimming pools, bath houses, animal pens, or enclosures), or other exterior structures to be placed upon the Properties. No exterior addition or structural alteration may be made until plans and specifications showing the nature, kind, shape, height, materials, and location of the structure or alteration have been submitted to and approved, in writing, by the Committee. The Committee also shall review proposals to change the exterior design and location of the proposed structure, alteration, or color change harmonize with the (1) surrounding structures, (2) surrounding natural and built environment, and (3) aesthetic character of other homes in the Plat. Section 3. Membership. The Committee shall be designed by the Board. An election to fill either a newly created position on the Committee or a vacancy on the Committee requires the vote of the majority of the entire Board. However, the Board is not obligated to fill a vacancy on the Committee unless the membership of the Committee numbers less than three persons. Section 4. Designation of a Representative. The Committee may unanimously designate one or more of its members or a third party to act on behalf of the Committee or a Committee member with respect to both ministerial matters or discretionary judgments. Section 5. Donation of Time. No member of the Committee shall be entitled to any compensation for services performed on behalf of the Committee. Committee members or representatives shall have no financial liability resulting from Committee actions. Section 6. Address of the Committee. The address of the Committee shall be the registered office address of the Association. Section 7. Voting. Committee decisions shall be determined by a majority vote by the members of the Committee. Section 8. Submission of Plans. All plans and specifications required to be submitted to the Committee shall be submitted by mail to the address of the Committee in duplicate. The written submission shall contain the name and address of the Owner submitting the plans and specifications, identify of the Lot involved, and the following information about the proposed structure: (a) The location of the structure upon the Lot; (b) The elevation of the structure with reference to the existing and finished Lot grade; ( c) The general design; (d) The interior layout; (e) The exterior finish materials and color, including roof materials; (f) The landscape plan; (g) Other information which may require in order to determine whether the structure conforms to the standards articulated in the Declaration and the standards employed by the Committee in evaluating development proposals. 16 Section 9. Plan Check Fee. All individuals submitting plans to the Committee shall be obliged to pay a reasonable plan check fee to cover the administrative costs of reviewing such development proposals. It will be necessary to pay the plan check fee upon submitting plans and specifications for Residences. A fee of $25 will be charged for the review of other structures. Section 10. Evaluating Development Proposals. The Committee shall have the authority to establish aesthetic standards for evaluating development proposals. In addition to such standards, in evaluating development proposals, the Committee shall determine whether the external design, color, building materials, appearance, height configuration, and landscaping of the proposed structure harmonize with (1) the various features of the natural built environment, (2) the aesthetic character of the other homes in Kristen Woods, and (3) any other factors which affect the desirability or suitability of a proposed structure or alteration. The Committee will not approve temporary or non- permanent structures. Committee determinations may be amended by a majority vote of Committee members. Section 11. Exclusions. The Committee is not required to review plans and specifications for homes constructed by Eastey Property LLC., or Eastey Property LLC., Contractor. Section 12. Approval Procedures. Within 30 days after the receipt of plans and specifications, the Committee shall approve or disapprove the proposal structure. The Committee may decline to approve plans and specifications which, in its opinion, do not conform to restrictions articulated in this Declaration or its aesthetic standards. The Committee shall indicate its approval or disapproval on one of the copies of the plans and specifications provided by the applicant and shall return the plans and specifications to the address shown on the plans and specifications. • 17 Section 13. Compliance with Codes. In all cases, ultimate responsibility for satisfying all local building codes and requirements rests with the Owner and contractor employed by the Owner. The Committee has no responsibility for ensuring that plans and specifications which it reviews comply with local building codes and requirements. The Committee shall be held harmless in the event that a structure which it authorizes fails to comply with relevant building and zoning requirements for any defect in any plans or specifications which are approved by the Committee nor shall any member of the Committee or any person acting on behalf of the Committee be held responsible for any defect in a structure which was built pursuant to plans and specifications approved by the Committee. Section 14. Variation. The Committee shall have the authority to approve plans and specifications which do not conform to these restrictions in order to (l) overcome practical difficulties or (2) prevent undue hardship from being imposed on an Owner as a result of applying these restrictions. However, such variations may only be approved in the event that the variation will not (1) detrimentally impact on the overall appearance of the development, (2) impair the attractive development of the subdivision or (3) adversely affect the character of nearby Lots. Granting such variations shall only be granted if the Committee determines that the variation would further the purposes and intent of these restrictions. Variations shall only be granted in extraordinary circumstances. Section 15. Enforcement. In any judicial action to enforce a determination of the Committee, the losing party shall pay the prevailing party's attorneys' fees, expert witness fees, and other costs incurred in connection with such legal action or appeal. (See Article XV, Section 4.) ARTICLE XIII GENERAL PROVISION Section 1. Covenants Running with the Land. These covenants are to run with the land and be binding on all parties and persons claiming under them for a period of 30 years from the date these covenants are recorded, after which time the covenants shall be automatically extended for successive period of 10 years unless an instrument signed by a majority ofthe individuals then owning Lots has been recorded which reflects their intent to amend the covenants in whole or in part. Section 2. Amendment. This Declaration and the Bylaws may be amended during the initial30-year period if 51 percent of the members vote to amend particular provisions of either instrument. This Declaration may be amended during the Development Period by any instrument signed by both the Declarant and the Owners of 51 percent of the Lots, including those owned by the Declarant. The provisions expressly referring to the Declarant may not be amended without the Declarant's approval. All amendments must be filed with the office of the King County Records Department or its successor agency. These covenants may not be amended to limit or eliminate the 18 responsibility for maintaining the common storm water facility without the prior approval of the city of Renton. Section 3. Enforcement. The Association, the Board, or any Owner shall have the right to enforce, by any legal proceeding, all restrictions, conditions, covenants, reservations, liens and charges now or hereafter imposed by the provisions of this Declaration. Section 4. Attorneys' Fees. In the event that it is necessary to seek the services of an attorney in order to enforce any (1) provision of this Declaration or (2) lien created pursuant to the authority of this Declaration, the individual against whom enforcement is sought shall be obliged to pay any attorneys' fees incurred. Ifthe Owner fails to pay such fees within 60 days, such fees shall become a lien against the Owner's Lot. In any legal action commenced in order to enforce the provisions of this Declaration, the prevailing party shall be entitled to recover all reasonable attorneys' fees and expert witness fees incurred in order to enforce the provisions of this Declaration. The prevailing party shall also be entitled to recover all costs. Section 5. Successors and Assigns. The covenants, restrictions and conditions articulated in this Declaration shall run with the land and shall accordingly be binding on all successors and assigns. Section 6. Sever ability. The invalidity of anyone or more phrases, clauses, sentences, paragraphs or sections hereof shall not affect the remaining portions of this Declaration of any part thereof. In the event that one or more of the phrases, clauses, sentences, paragraphs or sections contained herein should be invalid, this Declaration shall be constructed as if the invalid phrase, clause, paragraph or section had not been inserted. IN WITNESS WHEREOF the undersigned, being the Declarant herein, has hereunto set his hand and seal this day of ------- Michael Davis Eastey Property, LLC Declarant By: ____________________ _ Its Managing Member STATE OF WASHINGTON COUNTY OF KING ) )ss, ) 19 On this day of " before me, the undersigned, a notary public in and for the State of Washington, personally appeared Michael Davis, Managing Member of Eastey Property, LLC a Washington Limited Liability Company, the company that executed the within and foregoing instrument, 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 is authorized to execute the said instrument and that the seal affixed is the corporate seal of said corporation. WITNESS my hand and official seal hereto affixed the day and year first written above. Notary Public in and for the State of Washington Residing at _____________ _ My commission expires: _________ _ 20 • EXHIBIT A LEGAL DESCRIPTION - To be inserted METES AND BOUNDS LEGAL DESCRIPTION To be inserted /~1: 20 )JI s. 32ND p~1 18 N. W. 114, S. W. 114, SECTION 29, TOWNSHIP 23 N, RANGE 5 EAST, W.M. .' *,' f' ' I ' , ~, .j.--!I.: I ,f) "l::t I I --r , lil~" --:12 6 1 d-Wttr <IIU _ I -<-........ dt.~ 5 PI#-$1_) : -" . .", tIINS I ~ ~~ PJ,Ia. I III l 1 arwt AW. SM'f+ , ,5 .f. .• ..,. IIII1 g, , B II liJ . "~.~r7#----: I _,.~ "wit:- ~ $otAm ~2'; f~.-.c.e.. ...r.,.·r ICIIIIW ,. • ., _.,., _.,., I, a ~ Iii IH II --------'I!...--, 2 01 2 N.W. 114, S.w. 114, SECTION 29, TOWNSHIP 23 N, RANGE 5 EAST, W.M. :: ':-' l-'~" . (", r .... ,"I. .~ -. ,.) t·!, .... ·" .. ,.;, _, r't. ,:~Tce!A ::'API(\~C. ;.;, ·C~. 85. 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"" ~ ni 0> n!!H "I ;5 ~; iii is H~ nn~ I~ I~ I~ I~ ~ HJ Ioiloiloiloiloi :I I; ddl; 1> J=! ~ ~ ~ ~ ~ ~iiG\ III II ):: ~ ~ I I nUi ~. s • -ll-t,===- .. ~ ill CONCEPTUAL LANDSCAPE PLAN OF KRISTEN WOODS RENTON KING COUNTY WASHINGTON I --~-------------- KENNETH R. ANDERSON AND ASSOCIATES, INC. Surveying. WopplllSl lind Land Plonnlng 1720South:54II1P1oca.SulteC-4 r_WDy. .......... 1111003 o.._{~D-m.1 1_(253)272-II15II rAJ.(25J)8J8-81M [-4IIaf:~ ...... z ... II . OiANGESP£R£NGINEER'SCCIoIIoIENTS ! f I I J • i J N.W. 1/4, S.W. 1/4, SECTION 29, TWP. 23 N., RGE. 5 E., W.M. LAND USE ACTION NO. LUA-Q5-Q56. pP. ECF ---~, \ , -----'r----~ \ / \// r--r--\ , / 1 30'1 30" , ---1'----,-\ \ ~ I --\\ VICTORIA PARK NO. 3 '\ " VOL. 85, PG. 43-44 16 17 18 \ 19 \ 9'5' , \ \ \ VICTORIA HILL!; " " lL. 11: PG, 7-83 1 i I ~ ~-Wr:-= \-___ -r--------""-----~-------------."..------\ ( roaM' -[I / ,___ l- 22 ~ '\ ~ 21 / \ -( // \ l'~~:' '~ i;i c· \ 9'5' Ii i _18 :'5'5' " [ I' ! 17 ---..... -----\------""----. \ .. 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FUIID ........... _ .......... ,.."". _..-L ..... LOCdIII. ___ ......... _ ...... __ ...-_ ...... _/...:t IIIIIIII ----=111 -----... --------at ...... PIaIC_ .... ...... "" __ -EM!: _ ....... ...:f _"I --an .... MC_ .... _ .... ---"" ---cnr .... I'ta.£_1IPt .......... z o a Q . Z~l <~I ~I~ 8 II! I ~ I -'i ~B! x I \I!~l JUt I f;1alm~. ~~ il~,,; file{JII!!~! ~~~ dJI!! ~ I ~ a ~ ~ ; ~ i ~ lis 2 Q ~ '" Q. ! c.os .. -.... _ .... _-... -II/-lof I ~M-F R-8 R-8 R-8 ~ CI) Q) ~ ...c= ......, Q:) 0 .....-t f ... '0 ~ ; Q) ~ lI!I > CI) S « ...c= ......, CO SE 172nd St. KRISTEN WOODS NEIGHBORHOOD PLAN H4 ® ZONING · !R. 'IM'W 'nCIDOCAL IDVICII 29 T23N RSE W 1/2 WZII04 5319 i J i I Iii III I i 'I ; • I I 5 III I .! J Ii' -_. eJ: III BOUNDARY / TOPOGRAPHY SURI/EY RICHARD F. EASlEY EASltY PROPERTY -- John Tamburelli Davis Real Estate Group 1201 Monster Road SW ste: #320 Renton, WA 98055 tel: 425-228-5959 eml: johnt@davisreg.com (contact) Patty & Ron John 3013 Mill Avenue S Renton, WA 98055 (party of record) Richard Morris, President Victoria Hills H.O.A 2614 Cedar Avenue S Renton, WA 98055-5077 tel: 425-417-5556 (party of record) Updated: 06/28/05 PARTIES OF RECORD Kristen Woods Prelim Plat LUA05-056, PP, ECF Mike Davis Davis Real Estate Group 1201 Monster Road SW ste: #320 Renton, WA 98055 tel: 425-228-5959 (applicant) Marilyn Tatro 3211 Talbot Road S Renton, WA 98055 (party of record) Rich Perteet 734 S 32nd Street Renton, WA 98055 (party of record) Richard & Rose Eastey 9275 42nd Avenue S Seattle, WA 98118 (owner) George Graham PO Box 4032 Renton, WA 98057 tel: 425-271-9760 (party of record) Michael Leahy 932 S 32nd Place Renton, WA 98055 tel: 425-254-1189 (party of record) (Page 1 of 1) R-8 R-8 R-8 SE 172nd St. R-10 i KRISTEN WOODS ~ ~~ ... !EIGHBORHOOD PLAN' H4 ~ 1lIl8I04 29 T23N R5E W 1/ Kathy Kooiker, Mayor ';~·ine'15· '2007 :~u , ..... .• ;;;, .. '., ~Mr. Johnathan Kurth : ':'::':r' : .. '·,·,D'avis & Kurth .. : :: .. :. '·1201 Monster Road SW, Suite 320 , .t : '.' , " ~ : • , '.: ..•• '. .' ,..,'. . . ',".) "' .. : Renton WA 98055 .. ' ... " .. ,',', " . . ~ ," -) .... '. .' . • : •... :1.' .' ...•...• .... '.' . .','. ""Re: Kristen Woods, LUA05-056 -Setback Issue :"\~:'\:'. :.·:'p~Johnathan . CITY .~ RENTON PlanninglBuilding/Public Works Department Gregg Zimmerman P.E., Administrator . ..•. ·~.u :.:' .,:.< This letter is set at your request to clarify a situation that has arisen in conjunction with the :~ ; ;·f~.f!::.·.: . . . ·Kris.ten Woods Plat . ,', .·:~·i> (':':'ASYOli are aware, th~'City of Renton has d~tenn~Iied that side yard setbacks from privat~ access . ,'.).' . easements should be mcreased from the typlcal sIde yard setback of 5 feet to 15 feet. It IS my ." . understanding that the side yard setback from private access easements across Lots 4 and 5 and '." . Lots 17 and 18 at I(risten Woods were drawn on the Preliminary Plat plan at 5 feet each side . . '.,;;.::." " . Although mention was made of the need to increase these setbacks at the public hearing; the : correction was not made. • .. _. ::f. ..' . ~ '. : .... : .... : ;:<.,: ',' : We imderstand the confusion inherent in making a detennination of an interpretation of a :, '" .". regulation not yet codified in the Renton Municipal Code. This situation may lead to '. ~ '. misunderstandings when the detennination conflicts with a plain reading of the code. .. ".' '. Therefore, this letter is provided to state that the side yard setback from the edge of the private access easement at Kristen Woods, Lots 4 and 5 and Lots 17 and 18 is five feet (5'), This puts . tJte edge of the selbaE:k area fifteen feet (is') from the center line of each private street . .. . ". " '. ,:Now that you have been infonned ofthe fifteen foot (15') setback from private streets, you .,,;:,'.., .. , .: should not experience a reoccurrence of this situation in the future and we would expect the '.:.' ~. , setbacks on future projects to adhere to the most recent interpretation. :' .,:.,:., .. ,-' Sincerely JJ;j U)tii!; ... "~ :' r". Neil Watts, Director . '. Development Services Division ~-------~-----lO-5-5-S0-U-ili-G-m-d-Y-W-a~y---~-~~to-n-,W--~-h-in-~-on--9-80-5-7--~--~----~ * This paper contains 50% recycled II ralerlal,.3O% P08t consumer AHEAD OF THE. CURVE ( Washington State Department of Transportation Douglas B. MacDonald Secretary of Transportation September 12,2005 Jill Hall, Associate Planner City of Renton Planning 1055 South Grady Way Renton, W A 98055 Subject: SR 515 MP 5.5 vicinity Northwest Region 15700 Dayton Avenue North P.O. Box 330310 Seattle, WA 98133-9710 206-440-4000 TTY: 1-800-833-6388 www.wsdot.wa.gov DEVELOPMENT P CITY OF RENT~~NlNG SEP 152005 RECEIVED Kristen Woods Preliminary Plat (13 SFRs west & 7 SFRs east) Preliminary Drainage Report Comments Dear Ms. Hall: We thank you for allowing the Washington State Department of Transportation (WSDOT) to comment through SEP A for the above referenced development. We have reviewed the Preliminary Drainage Report sent to our office and we are providing the comments below for use in submitting the final plans and Technical Information Report (TIR). Hydraulic Comments: 1. Please have the developer provide plan sheets showing the drainage connection to the highway system (SR 516). 2. Please provide us a copy ofthe TIR. This report should include the calculations, details and other back-up information for the design ofthe water quality and quantity Best Management Practices (BMPs). The project design in the TIR typically addresses the hydraulic elements necessary for stormwater discharge to State right of way (ROW). 3. The submittal shall also include a revised Downstream Analysis describing the path and condition of the downstream conveyance system for ~ mile from the project site. This description should indicate the date of investigation and who conducted the site visit. Further, information is available in the templates provided at the website listed in #8. Water Quality Comments: 4. Page 2, Section titled "Sensitive Areas" -Please identify wetlands, streams or sensitive areas receiving water from State ROW. 5. Page 4, Core Requirement No.1 titled "Discharge at Natural Location" -Does the enclosed system drain to receiving waters such as wetlands or streams? Will this continue once the work for the project within State ROW is completed? If so, please identify the affected sensitive area. September 12, 2005 SR 515 -MP 5.5 vicinity (Kristen Woods Preliminary Plat) Page 2 of3 6. Page 4, Core Requirement No.2 titled "Off site Analysis" -Describe the water quality treatment method to be used to treat both temporary construction and permanent stormwater runoffto State ROW. Please provide a contingency water quality treatment plan for temporary construction runoff. If an on-site commercial treatment system is to be used, indicate type and method of treatment. Indicate whether on-site discharge to the city or a county storm sewer system will occur. Indicate outside agencies contacted and documentation to be obtained in the event that discharge to the city or county drainage system is needed. Provide copies of approvals received to WSDOT. Provide estimate for volumes of offsite discharge to State ROWand the discharge rates. Please note that other agencies with jurisdiction may place restrictions on maximum acceptable flow rates anQ water quality for temporary construction runoff. 7. Pllge 4. Core Requirement No.3 titled "Erosion and Sedi1llent Control" -: Include discussion of detention and treatment system to be used for temporary construction stormwater runoff on State ROW. Provide flow control rate estimate for discharge from State ROW for temporary stormwater runoff. 4. Page 5, Core Requirement No.5 - A temporary Erosion and Sediment Control (TESC) Plan is required for work within on State ROW. The TESC Plan includes both text and plan sheets. A TESC template is available to assist with development of a construction TESC at the following website: http://www.wsdot.wa.gov/regions/Northwest/rp&s/environmentallIlydraulicslDefault.htm (On the cover sheet, please remove "Washington State Department of Transportation, Northwest Region, Seattle, Washington" and "Lorena Eng, PE, Region Administrator". Replace the text with the "Project Name, For Work on Washington State Department of Transportation Right of Way". Common items that are needed in the TESC plan are described within this template. The TIR prepared for the local jurisdiction may be supplemented to provide any additional items called for in the template referenced above. The approved TESC plan shall be available on site during construction for review by agencies with jurisdiction. The TESC plan sheets shall show BMPs to be used for work on State ROW. Include key for TESC plan sheet items. Clearing limits, silt fence, catch basin insert locations, slope covering and check dams should be identified for work on State ROW. 8. Page 5, Core Requirement No.6 titled "Maintenance and Operations" -Please add a section "Vegetation Management Plan" for pre-construction and post-construction work on State ROW. 9. Page 5, Special Requirement No.1 titled "Special Area-Specific Requirements" -Add a section titled "Permanent Stabilization" describing stabilization work to be done on State ROW. Identify any potential erosion and sediment control problems areas. C :IF eli x _. DevServlSEPA _ ResponseslsepaRENTON _ SR515KristenWoods _ T oCityH20WQcomments.doc .. September 12,2005 SR 515 -MP 5.5 vicinity (Kristen Woods Preliminary Plat) Page 3 of3 10. Page 5, Special Requirement No.4 titled "Source Controls" -Identify the source controls to be used during construction for work on State ROW. Slope covering shall be plastic or straw cover meeting the requirements of WSDOT 2004 Standard Specifications Section 8-01 at a minimum. Additional measures such as silt fence, sand bags, or rock check dams shall be included. 11. Page 5, Special Requirement No.5 titled "Oil Control" -Please provide a Spill Containment Control and Countermeasures Plan as required in the TESC Plan for work on State ROW. Please note that our comments pertains to any work within State ROW, or if stormwater runoff (before, during and after) construction is conveyed to existing system within State ROW. Further, we require the develolJer to apply for Utility FranchiselPermit for the drainagt' connection to our existing system. If you have any questions, or require additional information, please contact Felix Palisoc of our Developer Services section at 206-440-4713, or via e-mail at palisof@wsdot.wa.gov. RP:fsp cc: DayFile E. Hansen / K. Hall / M. Walker, MS 138 C:\F elix _ DevServ\SEPA _ Responses\sepaRENTON _ SR515KristenWoods _ T oCityH2DWQcomments.doc • Kristen Woods Prelimin: Plat Conditions of Development (S nary) LUA05-056 Project Condition Source of When Compliance Party Responsible Notes Condition is Required The applicant shall be Code Prior to final plat Applicant required to install a 5-foot recording landscape strip along the projects public street frontages and plant two ornamental trees, minimum caliper of 1-1/2 inches (deciduous) or 6-8 feet in height (conifer) within the 15-foot front yard area of each lot. A detailed landscape plan must be submitted with the construction drawings and the trees shall be planted prior to final building permit inspection. Pay Transportation Hearing Prior to final plat Applicant $14,355.00 Mitigation Fee Examiner Plat recording Condition Pay Fire Mitigation Fees Hearing Prior to final plat Applicant $9,760.00 Examiner Plat recording Condition Pay Parks Mitigation Hearing Prior to final plat Applicant $10,615.20 Fees Examiner Plat recording Condition Haul hours are limited Code During Construction Applicant! from 8:30 am to 3:30 pm Contractor/Builder Monday through Friday Within 30 days of Code During Project Applicant! completion of grading Construction Contractor/Builder work the applicant shall hydroseed or plant appropriate vegetation. Construction hours are Code During Project Applicant! from 7:00 am to 8:00 pm Construction Contractor/Builder Monday through Friday and 9:00 am to 8:00 pm on Saturday and no work is allowed on Sundays. Kristen Woods Prelimin: _ Plat Conditions of Development (S nary) LUAOS-OS6 The site work and ERC During Construction ApplicanVcontractor construction of the Mitigation Ibuilder proposed plat and the Measure future construction of the single-family residences shall comply with the recom mendations contained within the geotechnical report prepared by Cornerstone Geotechnical, Inc. dated December 29,2004 with an addendum dated March 18, 2005. A homeowner's Hearing Prior to final plat Applicant association or Examiner Plat recording maintenance agreement Condition shall be created concurrently with the recording of the plat in order to establish maintenance responsibilities for 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 plat. The two divisions should be separately responsible for their respective common areas. The project shall be ERC During Construction ApplicanVContracto required to comply with Mitigation r/Builder the Department of Measure Ecology's (DOE) Manual for erosion control measures. The applicant shall be Hearing During project and ApplicanVcontractor required to comply with Examiner residential Ibuilder the recommendations Short Plat construction found in the Geotechnical Condition Engineering Report, Earth Solutions NE dated May 31, 2005 for any future site development. Kristen Woods Prelimin: _ Plat Conditions of Development (S nary) LUAOS-OS6 The applicant shall place Hearing Prior to final plat Applicant "No Parking" signage Examiner Plat recording near the emergency Condition vehicle hammerhead turnaround serving the development. The satisfaction of this requirement shall be subject to the Development Services Division prior to recording of the plat. Sidewalks shall be Hearing At Utility Construction Applicant! extended from the Examiner Plat Permit Application Contractor western end of Road A to Condition the west along the southern portion of S 32nd Place to the intersection of S 32nd Place and Wells Avenue S. The City shall credit the applicant a portion of the traffic mitigation fee in the amount of the total cost of constructing the sidewalk linkage. The sidewalks shall be installed during the construction of the plat improvements and plans providing the sidewalk detail shall be submitted at the time of Utility Construction Permit Application. No building shall occur Hearing Prior to final plat Applicant within 15 feet of protected Examiner Plat approval slope areas. A note to Condition this effect shall be recorded on the face of the final plat. The 15-foot building setback line from the steep slope areas shall be shown on the face of the final plat map. Kristen Woods Prelimin _ Plat Conditions of Development (8 nary) LUA05-056 The Open Space Tract Hearing Prior to final plat Applicant (Tract A) shall be Examiner Plat approval established as a Native Condition Growth Protection Area and shall be signed and fenced with a split rail or other approved fence. Plans detailing the fencing and sign age proposed shall be submitted at the time of Utility Construction Permit for review and approval by the Development Services Division Project Manager. The fencing and signage shall be installed prior to final plat approval. A Native Growth Protection Easement shall be recorded over Tract A. A note indicating the presence of such easement shall be placed on the face of the final plat. The stormwater detention Hearing During Applicant! tract (Tract B) shall be Examiner Plat Construction/Prior to Contractor fenced, landscaped, and Condition final plat approval irrigated (unless drought tolerant plants are used). A 6-foot chain link fence with black vinyl covering shall be installed around the perimeter of Tract B. Tract B shall be landscaped with plant materials that will provide a year-round dense screen within three (3) years from the time of planting. The applicant is to submit a landscape plan for the review and approval of the Development Services Project Manager prior to recording of the plat. Kristen Woods Prelimin. _. fllat Conditions of Development (S: nary) LUA05-056 Besides meeting the ERC Construction Permit Applicant basic design Mitigation Review requirements, the project Measure must also provide detention for the 100-year storm event with an additional 30% safety factor for the detention volume. Or, as an alternative, the project may apply the 1998 King County Surface Water analysis and design standards, for both flow control (Level 2 flow control) and water quality. City of Rd,'.fon Department of Planning / Building / Public· Jrks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: ~ COMMENTS DUE: JUNE 27, 2005 APPLICATION NO: LUA05-056, PP, ECF DATE CIRCULATED: JUNF 1'::1, -....." APPLICANT: Mike Davis, Davis Real Estate Group PROJECT MANA~iII H;J / ') PROJECT TITLE: Kristen Woods Preliminary Plat PLAN REVIEW: M~e UOlson ~O ~ SITE AREA: 165,951 square feet BUILDING AREA (gross): NlA LOCATION: 3200 Block of Benson Drive S (SR 515) I WORK ORDER NO: 77423 SUMMARY OF PROPOSAL: Subdivision of a 165,961 square foot site zoned Residential-8 dwelling units per acre (R-8) into 20 lots, a drainage tract (Tract B), and an open space tract (Tract A). Lot areas range from 4,500 square feet to 8,365 square feet in area. Stormwater runoff from the new impervious surfaces will be collected and piped into two drainage vaults, one will be located within a private access easement and the other will be located within Tract B. Access to proposed lots 1-13 would be provided through an interior access road, and access to proposed lot 14-20 would be provided off of 104th Avenue SE. A 20-foot right of way dedication is proposed along 104th Avenue SE. The site contains steep slope 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 Housina Air Aesthetics Water UghtlGlare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public SeNices ~ Energy/ Historic/Cultural Natural Resources PreseNation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELA TED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional in~ ation is needed to properly assess this proposal. Date ----~-. ~fie CITY OF RENTON ~ Office of the City Clerk '5 South Grady Way -Renton Washington 98055 0~(5 Lftftv6. ~~~1 Cftl ~.«; Richar~~ ~lu4 ~~eSE ~ Nl.Xl.E -~-......... ~~Ar 'n~;,~~~.--B / -, "' !. , \ ~.~}~~:; .. fH ~. I~ " .. 'U~ ; 'I'"') : ~-.• ' . ',j ~~ ! . ; \~:~c. . ~. '.~:~ ,.:; r-' '"·:;:.9~ ~/.-·(~.~,}:t ~ 11 ~~~:~~,~;,~,!'~~<~~~> geo SC:1. CilY OF RENTON MAY 1 8 2007 CITY &~~~~E8FF'CE 0;1. 05/;1.7/07 RETURN TO SENDER INSUFFICIENT ADDRESS UNABLE TO FORWARD Be : 9aos 7323.2.5.5 *0126-09390-;1.2-44 .~;.;::-::::.::: ..... :=i.=i.=i.~ 9'9057@3232-1/1/111111111111111111111111111111111111111111,11111111,,, ,Ill CIT.F RENTON Kathy Keolker-Wheeler, Mayor September 27,2005 Mike Davis Davis Real Estate Group 1201 Monster Rd. SW, Suite 320 Renton, WA 98055 Re: Kristin Woods Preliminary Plat, 3200 Block of Benson Dr. S.; LUA-05-056, PP Dear Mr. Davis: City Clerk Bonnie I. Walton At the regular Council meeting of September 26, 2005, the Renton City Council adopted the recommendation of the hearing examiner to approve the referenced preliminary plat, subject to conditions to be met at later stages of the platting process. Pursuant to RCW, a final plat meeting all requirements of State law and Renton Municipal Code shall be submitted to the City for approval within five years of the date of preliminary plat approval. If I can provide additional information or assistance, please feel free to call. Sincerely, ~'J.w~ Bonnie 1. Walton City Clerk cc: Mayor Kathy Keolker-Wheeler Council President Terri Briere Jennifer Henning, Principal Planner Jill Hall, Senior Planner Richard and Rose Eastey, 9275 42nd Ave. S., Seattle, WA 98118 -1-0-55-S-o-u-th-G-r-ad-y-W-a-y-. -R-en-to-n-, W-as-h-in-gt-o-n-9-80-5-5-.-(4-2-5)-4-30-.6-5-1-0 /-F-AX-(-42-5-) 4-3-0·-6-51-6-~ * This paper oontains 50% recycled material. 30% post oonsumer AHEAD OF THE CURVE September 26, 2005 CONSENT AGENDA Council Meeting Minutes of 9/1912005 CAG: 05-144, Benson Rd S, Dennis R Craig Construction Vacation: Aberdeen Ave NE, Dohrn, V AC-05-003 Community Services: Heather Downs Park Development, Master Plan Annexation: Leitch, SE 136th St & 140th Ave SE Finance: Business License Fee Reporting Period Plat: Wedge wood Lane Division I,Hoquiam Ave NE, PP-03-053 Plat: Kristen Woods, Benson Dr S, PP-05-056 Transportation: Maple Valley H wy Improvements, TID Grant CORRESPONDENCE Citizen Comment: Goodwin- Gene Coulon Park, Public Safety, Broken Pay Box Renton City Council Minutes Page 326 Items on the consent agenda are adopted by one motion which follows the listing. Approval of Council meeting minutes of 9/1912005. Council concur. City Clerk reported bid opening on 9/1312005 for CAG-05-144, Benson Rd. S. (Main Ave. S. to S. 26th St.); eight bids; engineer's estimate $514,045.10; and submitted staff recommendation to award the contract to the low bidder, Dennis R. Craig Construction, Inc., in the amount of $459,508.35. Council concur. City Clerk submitted petition for street vacation for portion of unopened Aberdeen Ave. NE, south of NE 40th St. at Monterey PI. NE; petitioner Ron G. Dohrn, 3767 Monterey PI. NE, Renton, 98056 (VAC-05-003). Refer to Planning/BuildinglPublic Works Administrator; set public hearing on 10/1712005 to consider the petition. (See page 328 for resolution.) Community Services Department recommended adoption of the Heather Downs Park Master Plan; 9.18-acre site located on Union Ave. SE, south of NE 4th St. Council concur. Economic Development, Neighborhoods and Strategic Planning Department submitted 10% Notice of Intent to annex petition for the proposed Leitch Annexation, and recommended a public meeting be set on 10/1012005 to consider the petition; 14.6 acres bounded by SE 136th St., 140th Ave. SE, SE 138th St., if extended, and 143rd Ave. SE. Council concur. Finance and Information Services Department recommended approval of changes to the business license fee reporting period. Refer to Finance Committee. Hearing Examiner recommended approval, with conditions, of the Wedgewood Lane Division 1 Preliminary Plat; 18 single-family lots on 3.07 acres located at 980 Hoquiam Ave. NE (PP-03-053). Council concur. I Hearing Examiner recommended approval, with conditions, of the Kristen Woods Preliminary Plat; 20 single-family lots on 3.84 acres located at 3200 block of Benson Dr. S. (PP-05-056). Council concur. Transportation Systems Division recommended approval of an agreement with the Transportation Improvement Board to accept a $2,208,000 grant for the Maple Valley Hwy. (SR-169) Improvements Project. Council concur. (See page 328 for resolution.) MOVED BY CORMAN, SECONDED BY NELSON, COUNCIL APPROVE THE CONSENT AGENDA AS PRESENTED. CARRIED. Correspondence was read from Maureen and Kelly Goodwin, 1102 N. 30th St., Renton, 98056, concerning public safety at Gene Coulon Memorial Beach Park, lack of enforcement of City ordinances, lost City revenue due to the broken pay box at the park's boat launch, and the refunding of money due to the broken pay box. Mayor Keolker-Wheeler noted that the issue regarding the broken pay box has already been handled by the Administration. Councilman Law recommended that the issues concerning public safety be reviewed during budget deliberations. C ...... OF RENTON COUNCIL AGENDA uILL I AI#: 7.b£ Submitting Data: For Agenda of: 912612005 Dept/Div/Board .. Hearing Examiner Staff Contact. ..... Fred J. Kaufman, ext. 6515 Agenda Status Consent. ............. Subject: Public Hearing .. Correspondence .. Kristen Woods Preliminary Plat Ordinance ............. File No. LUA-05-056, 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... N / A Transfer/ Amendment. ..... . Amount Budgeted ...... . Revenue Generated ........ . Total Project Budget City Share Total Project.. SUMMARY OF ACTION: The Hearing Examiner's Report and Recommendation on the Kristin Woods Preliminary Plat was published on September 1, 2005. The appeal period ended on September 15, 2005. 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: Council approval of the Kristin Woods Preliminary Plat with conditions as outlined in the Examiner's Report and Recommendation. RentonnetJagnbilll bh X Septemher 1,2005 OFFICE OF THE HEARING EXAMINER CITY OF RENTON Minutes APPLICANT: OWNER: LOCATION: SUMMARY OF REQUEST: SUMMARY OF ACTION: DEVELOPMENT SERVICES REPORT: PUBLIC HEARING: Mike Davis Davis Real Estate Group 1201 Monster Road SW, Suite 320 Renton, W A 98055 Richard and Rose Eastey 9275 42nd Avenue South Seattle, WA 98118 Kristin Woods Preliminary Plat File No.: LUA 05-056, PP, ECF 3200 Block of Benson Drive S (State Route 515) Approval for a 20-lot subdivision of two parcels t0ta.1 ing 3.84 acres. The site is intended for detached single-fall1ily homes. Development Services Recommendation: Approve subject to conditions The Development Services Report was received by the Examiner on August 16,2005. After reviewing the Development Services Report, examining available information on file with the application, field checking the property and surrounding area; the Examiner conducted a public hearing on the subject as follows: MINUTES Thefollowing minutes are a summary of the August 23,2005 hearing. The legal record is recorded on CD. The hearing opened on Tuesday, August 23, 2005, at 9:00 a.m. in the Council Chambers on the seventh floor of the Renton City Hall. Parties wishing to testify were affirmed by the Examiner. The following exhibits were entered into the record: Exhibit No.1: Yellow file containing the original Exhibit No.2: Neighborhood Detail Map application, proof of posting, proof of publication and other documentation pertinent to this request. Exhibit No.3: Preliminary Plat Plan Exhibit No.4: Conceptual Landscape Plan Kristin Woods Preliminary PI. FileNo.: LUA 05056, PP, ECF----- September 1,2005 Page 2 Exhibit No.5: Boundary/Topographic Survey Exhibit No.7: Detailed Grading Plan Exhibit No.9: Drainage Plan Exhibit No. 11: ERC Mitigation Measures Exhibit No.6: Tree Cutting/Land Clearing Plan Exhibit No.8: Utility Plan Exhibit No. 10: Street Profile The hearing opened with a presentation of the staff report by Jill Hall, Senior Planner, Development Services, City of Renton, 1055 S Grady Way, Renton, Washington 98055. The parcel is zoned Residential-8 dNclling units per acre per the zoning map, it is located at approximately the 3200 block of Benson Drive Svuth which is also known as State Route 515. Benson Drive South bisects the site in half and runs north/south through the project area. One property owner does own both parcels and prior to Benson Drive being constructed, the site was all one parcel. The Comprehensive Plan Land Use designation of the site is Residential-Single Family, the total site area is approximately 3.84 acres. There are 20 lots proposed for the site and a detention area located in Tract B on the southwestern portion of the eastern parcel. There is an open space Tract proposed on the northern portion of the eastern parcel. A 20-foot right-of-way is proposed along the eastern parcel that would be dedicated to the City of Renton and would be named Cedar Avenue South. The western parcel would be served by Road A which connects to Main Avenue South and South 32"d Place. There is a Class 4 stream located within the proposed Open Space Tract on the northern portion of the eastern parcel, which requires a 35-foot buffer. There are also steep slopes located within that Open Space Tract as well as in the Benson Drive South right-of-way abutting the project site. The Environmental Review Committee issued a Determination of Non-Significance -Mitigated (DNS-M) with 13 mitigation measures. No appeals were filed. The proposal complies with all the comprehensive land use community design and environmentalnbjectives and policies that were applicable to the subject site. The net density for the site is 7.3 dwelling units per acre, which is within the allowed density range of the R-8 zone. The proposed lot areas, widths and depths comply with the minimum lot size requirements for this zone. The setbacks wi II be verified at the time of building permit review. Lots 1, 8 and 9 show a 5-foot interior side yard setback along the frontage of Benson Drive S, which should be revised to show the side yard along a street setback of 15 feet for the primary structure and 20 feet for an attached garage. Lots 4, 5, 16 and 17 as well, need to be revised to show a side yard along a street set back of IS-feet and 20-feet. The proposed 26-foot wide access easement over Lots 4 and 5 and the 26-foot wide joint-use driveway easement over Lots 16 an 17 have been designed with hammerhead turnarounds over Lots 2, 3 and 20, which would provide emergency access vehicle turnaround for the proposed development. Both parcels have a slope, from east to west, the eastern parcel is approximately a 19% slope and the western parcel is approximately a 14% slope. A geotechnical report was submitted by the applicant indicating that all of the protected slopes could be graded because the slopes were created as part of a public/private uti lity Kristin Woods Preliminary PI, File No.: LUA-05-056, PP, ECF September I, 2005 Page 3 construction project. A modification was requested and the City approved a portion of it, the City is willing to allow the applicant to grade the steep slopes located within the Benson Drive South right-of-way, however, prior to grading that right-of-way the applicant must obtain the proper approvals and permits from the State. If the grading is not granted, a J 5-foot setback from the top of the slope wi II be required. The sensitive areas must be delineated by a split rail fence, which will be required at the top of the slope of the Open Space Tract, and the open space must also be appropriately signed. Traffic, Park and Fire Mitigation fees were imposed by the Environmental Review Committee. A drainage repoli was submitted and shows the surface water of both parcels running towards the west. The eastern parcel shows the surface water runoff flows into the conveyance system for the State Route 515 right-of- way and on the western parcel the surface water runoff flows to the west into the Winsper subdivision conveyance system. The proposal is to tightline the created runoff into one detention vault, located in the 26- foot wide access easement over Lots 4 and 5, and one storm water pond located within Tract B. Besides meeting the basic design requirements, the project must also provide detention for the I OO-year storm event with an additional 30% safety factor for the detention volume, or the project may comply with the 2005 King County Surface Water analysis and design standards for both flow control and water quality. A homeowner's association or maintenance agreement shall be created for the development, which would be responsible for any shared improvements and common areas. Mike Davis, Davis Real Estate Group, 120 I Monster Road SW, Suite 320, Renton, W A 98055 stated that he is the applican~ for this project. The site size, per the civil engineer, on the east is approximately 1.5 acres and the west approximately 2.3 acres. He would like a clarification on Lots 16 and 17 regarding the setbacks. It appears that because there is only two lots served off that joint access driveway that the setbacks would only be 5-feet in addition to the right-of-way tract. Miss Hall stated that the Code has been revised to include all private access easements, which includes ajoint use driveway, therefore the setback requirements would be 15 feet. Mr. Davis agreed that they would comply and they could still fit a house in there. He further stated that they have no plans to grade along Benson, the only grading that they would do would be for the storm drain connection. Regarding staff recommendation #3, he stated that they do not have a problem extending the sidewalk, but they are not sure that the right-of-way exists for that sidewalk. Kayren Kittrick, Development Services Division, stated that the right-of-way does exist on the west side. The sidewalk was not constructed at the time that Winsper II was developed because it was steep and they didn't want to match what was going to happen on this particular parcel when it came through. They will look at the design and how it matches and how it can come down the fairly steep road to be safe for both pedestrians and stay within the existing right-of-way that was dedicated with Winsper II. The Examiner called for fll1iher testimony regarding this project. There was no one else wishing t·.) speak, and no further comments from staff. The hearing closed at 9:38 a.m. Kristin Woods Preliminary f ___ -JFwi~le"-<N'_"_'J.o .:-WA-05-056, PP, ECF September I, 2005 Page 4 FINDINGS, CONCLUSIONS & RECOMMENDATION Having reviewed the record in this matter, the Examiner now makes and enters the following: FINDINGS: I. The applicant, Mike Davis, filed a request for a 20-lot Preliminary Plat. 2. The yellow file containing the staff repOli, the State Environmental Policy Act (SEPA) documentation and other pertinent materials was entered into the record as Exhibit # I. 3. The Environmental Review Committee (ERC), the City's responsible official issued a Determination of Non-Significance -Mitigated (DNS-M). 4. The subject proposal was reviewed by all departments with an interest in the matter. 5. The subject site is located in the 3200 block of Benson Drive South, which is also known as ~tate Route 515. The subject site actually consists of two separate parcels, one on each side (east and west) of SR 515. 6. The map element of the Comprehensive Plan designates the area in which the subject site is located as suitable for the development of detached single-family dwellings, but does not mandate such development without consideration of other policies of the Plan. 7. The subject site is currently zoned R-8 (Single Family -8 dwelling units/acre). 8. The subject site was annexed to the City with the adoption of Ordinance 4476 enacted in October 1994. 9. The subject site is approximately 3.84 acres or 165,961 square feet. As noted, the parcel property is divided by SR 515 and the eastern portion is approximately 1.5 acres while the western portion is approximately 2.3 acres. Both parcels are somewhat trapezoidal with the eastern parcel wider along its north boundary and the western parcel wider along its south boundary. The eastern parcel is approximately 184 feet wide along the south, approximately 275 wide along the north and approximately 325 feet long (north to south). The western parcel is approximately 225 feet wide along its north, approximately 333 feet wide along its south and subject site 329 feet long (north to south). ] O. The eastern parcel has protected slopes along the north property line. There are protected slopes in the SR 515 right-of-way but those are offthe subject site. Those off site slopes will affect the subject site since there will be a required protective 15 foot setback on the subject site at the top of the slope. There is also a Category 4 stream along the northern edge of the subject site that will be protected including a 35-foot buffer. The northern slopes and stream will be protected in a Native Growth Protection Area as Tract A. There are also steep slopes on the northeastern and southeastern areas of the western parcel. ] ]. The applicant has testified that they will not be regrading the slopes adjacent to SR 5] 5 located on the eastern parcel. These slopes are under State ownership. 12. The applicant will be creating 13 lots on the western parcel arranged around a new through street that wi II connect to Main A venue South on the south and South 32nd Place on the west. An easement driveway wi II provide access across Proposed Lots 4 and 5 to Proposed Lots I, 2 and 3. A shared driveway will provide access to Proposed Lots 8 and 9. In order to provide appropriate pedestrian Kristin Woods Preliminary PI File No.: LUA-05-056, PP, ECF September 1,2005 Page 5 access, staff has recommended a sidewalk along the south margin of S 32nd with credit excha'lged for Traffic Mitigation fees. The applicant will have to provide the code required setbacks adj?~ent to all easement roads. 13. Seven lots would be created on the eastern parcel. Access would be provided by Cedar Avenue South (104th Street SE under King County nomenclature) and an easement across Proposed Lots 16 and 17 would provide interior access to Proposed Lots 19 and 20. 14. The density for the plat would be 7.3 dwelling units per acre after subtracting sensitive areas, the slope area and stream, and roadways. 15. The site contains a mix of deciduous and evergreen trees. The applicant would preserve approximately 20 percent of the trees and leave the steep slope vegetation and stream and buffer vegetation intact. 16. The subject site is located within the Renton School District. The project is expected to generate approximately 8 or 9 school age children. These students would be spread across the grades and would be assigned on a space available basis. 17. The development will increase traffic approximately 10 trips per unit or approximately 200 trips. Approximately ten percent of the trips, or approximately 20 additional peak hour trips will be generated in the morning aild evening. 18. Stormwater from the two sections would be handled separately. There have been downstr(;am stormwater problems and the ERC imposed additional requirements on both parcels. Wat~r from the eastern parcel naturally drains to the west and down toward Benson (SR 5151) and some flows into the stream along the nOith margin of the parcel. A detention tract, Tract B, would be located in the southwest corner of the eastern tract. Staff has recommended that it be appropriately screened, fenced and landscaped. The western parcel currently sheet flows to the west and into the Winsper systems and then into Panther Creek's wetland. A vault will be used on the western parcel. 19. The two separate portions of the plat are also divided in two different utility districts. The western parcel is served by the City. The eastern parcel is served by the Soos Creek Water and Sewer District. CONCLUSIONS: I. Ownership alone should not have been used to process this property as a single plat. The property should have been handled as two separate plats due to their division by a major state road (SR 515), their inclusion in two separate utility districts (City of Renton and Soos Creek) and their stormwater being divided between two drainage basins (Panther Creek and Rolling HiIls). But, at this time, it probably would be unfair to the applicant to send the project back for two applications. 2. The proposed 20-lot plat appears to serve the public use and interest. The division will create 20 lots suitable for single-family development. Utilities can be provided to the two sites by their respective utility agencies, the City and the Soos Creek District. The steep terrain's stormwater control has been accommodated by the ERC's conditions and the protection of the steepest slopes and a stream course and buffer in a protective easement area. Some trees will be protected preserving some of the natural amenities of the subject site. 3. The development will also respect the steep slopes along the eastern edge of SR 515, state property, by observing a building setback from the steep slopes. Kristin Woods Preliminary PI, ___ ----LF--Lilu.e'-'N~o_· WA-DS-DS6, pr, ECF September J. 2005 Page 6 4. Development of the site will increase the tax base of the City. The payment of mitigation ~ees will help offset the impacts of the development on roads, emergency services and parks. The western portion of the subject site is relatively isolated by SR 515 on its east and pedestrian safety would be compromised if a sidewalk link to the west were not provided as part of this development. Staffs recommendation for a sidewalk completing the connection to S 32nd appears appropriate. 5. Both portions of the development will use easements to accommodate interior parcels. Appropriate circulation appears to have been provided but as recommended by staff, certain parking restrictions will be necessary. 6. Landscaping is now required in plats and additional buffering should be provided around storm drainage tracts as suggested by staff. 7. In conclusion. the City Council should approve the proposed plat as conditioned below. RECOMMENDATION: I. The applicant shall comply with the conditions imposed by the ERe. 2. A homeowner's association or maintenance agreement shall be created concurrently with the recording of the plat in order to establish maintenance responsibilities for this development. A draft of ;:ne document(s), if necessary, shall be submitted to the City of Renton Development Services Division for review and approval by the City Attorney and Property Services section prior to the recording of the plat. The two divisions should be separately responsible for their separate respective common areas. 3. The applicant shall place "No Parking" signage near the emergency vehicle hammerhead turnaround serving the development. The satisfaction of this requirement shall be subject to the Development Services Division prior to recording of the plat. 4. The applicant shall extend sidewalks from the western end of Road A to the west along the southern portion of S 32nd Place to the intersection of S 32nd Place and Wells Avenue S. The City shall credit the appl icant a portion of the traffic mitigation fee in the amount of the total cost of constructing the sidewalk linkage. The sidewalks shall be installed during the construction of the plat improvements and plans providing the sidewalk detail shall be submitted at the time of Utility Construction Permit Application. 5. No building shall occur within 15 feet of protected slope areas. A note to this effect shall be recorded on the face of the final plat. The 15-foot building setback line from the steep slope areas shall be shown on the face of the final plat map. 6. The Open Space Tract (Tract A) shall be established as a Native Growth Protection Area and shall be signed and fenced with a split rail or other approved fence. Plans detailing the fencing and signage proposed shal I be subm itted at the time of Uti lity Construction Permit for review and appr('.val by the Development Services Division Project Manager. The fencing and signage shall be installed prior to final plat approval. A Native Growth Protection Easement shall be recorded over Tract A. A note indicating the presence of such easement shall be placed on the face of the final plat. 7. The stormwater detention tract (Tract B) shall be fenced, landscaped, and irrigated (unless drought tolerant plants are used). A 6-foot chain link fence with black vinyl covering shall be installed around Kristin Woods Preliminary Pia File No.: LUA-05-056, PP, ECF September 1,2005 Page 7 the perimeter of Tract B. Tract B shall be landscaped with plant materials that will provide a year-round dense screen within three (3) years from the time of planting. The applicant is to submit a landscape plan for the review and approval of the Development Services Project Manager prior to recording of the plat. ORDERED THIS I sl day of September 2005. HEARING EXAMINER TRANSMITTED THIS 1 SI day of September 2005 to the parties of record: Jill Hall Mike Davis 1055 S Grady Way Renton, W A 98055 Davis Real Estate Group Richard and Rose Eastey 9275 42nd Avenue S Seattle, W A 98118 1201 Monster Road SW, Ste. 320 Renton, W A 98055 Kayren Kittrick 1055 S Grady Way Renton, W A 98055 TRANSMITTED THIS 1 sl day of September 2005 to the following: Mayor Kathy Keolker-Wheeler Jay Covington, Chief Administrative Officer Julia Medzegian, Council Liaison Larry Warren, City Attorney Gregg Zimmerman, PBPW Administrator Alex Pietsch, Economic Development Jennifer Henning, Development Services Stacy Tucker, Development Services Stan Engler, Fire Larry Meckling, Building Official Planning Commission Transportation Division Utilities Division Neil Watts, Development Services Janet Conklin, Development Services King County Journal Pursuant to TitlelY, Chapter 8, Section 100Gofthe City's Code, request for reconsideration must be filed in writing on or before 5:00 p.m., September 15,2005. Any aggrieved person feeling that the decision of the Examiner is ambiguous or based on erroneous procedure, errors of law or fact, error in judgment, or the discovery of new evidence which could not be reasonably available at the prior hearing may make a 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 ofthe record, take further action as he deems proper. An appeal to the City Council is governed by Title IY, 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 Depal1ment, first floor of City Hall. An appeal must be filed in writing on or before 5:00 p.m., September 15, 2005. Kristin Woods Preliminary PI ---FikNo_~ LUA-05-056, PP, FeE September 1, 2005 Page 8 If the Examiner's Recommendation or Decision contains the requirement for Restrictive Covenants, the executed Covenants will be required prior to approval by City Councilor final processing of the file. You may contact this office for information on formatting covenants. The Appearance of Fairness Doctrine provides that no ex parte (private one-on-one) communications may occur concerning pending land use decisions. This means that parties to a land use decision may not communicate in private with any decision-maker concerning the proposal. Decision-makers in the land use process include both the Hearing Examiner and members of the City Council. All communications concerning the proposal must be made in public. This public communication permits all interested parties to know the contents ofthe communication and would allow them to openly rebut the evidence. Any violation of this doctrine would result in the invalidation of the request by the Court. The Doctrine applies not only to the initial public hearing but to all Requests for Reconsideration as well as Appeals to the City Council. ~H-F R-B R-B R-8 ~ CI) Q) :>-< ~ ~ m C> ......... = ... ~ '0 ~ tl ~ CI) z Q) ~ :>-CI) < ~ ~ Q) ~ :>-l(') < C> M ~ ~ ......... ~ ~ co C> ......... -----~.-- SE 172nd St. -.~ R-IO --.--~~ ~ ---_._---~-. ~T R-10 ~ f:: I. KRISTEN WOODS ~ ~~_~EIGHBORHOOD PLAN H4 ~ l1IW04 29 T23N R5E W 1/2 5329 ------' 16 , ". I ~1 i ~Ii : ~I' lid l : 211 24' _'7 ! /' , I T~ACT • 'I 16 WINSPER DIV. II I I, ~ __ VOL. , •• , 'G. 5.-5. I !! I IS 1 v -.. · ...... ..... _. mu ... , _'_f\.;'V~'" r __ -_ ........... VOL. 29, TW? 23 N., RGE. 5 E .. W.M. \ // \/ \ _ ......... "" . .---,-... ,. .. C __ I'I"a) c.,.", 1'"((') \ \ , ...... ,., .. '3 .~ " " \ \ I / .~. VICTORIA HILLS VOL. 113. PO. I hltl..,tCS[) :::: :~~~) LOT .. ; CITL~""O:~~~LLLf.A· \~~J'':''': \ ' .... 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I &1 z o til It: Iol Q . ~~f iel l I lH, ihmh lolefl{lJsj l.:~ hl ! . ~ I Bh ~ ~ ~ ~ I i ~ ! """ --, •• ifIY 106/05 -04-070 I 01 I __ ~C ....... IT.&-Y~O.FBENTON DETERMINATION OF NON-SIGNIFICANCE-MITIGATED MITIGATION MEASURES APPLICATION NO(S): PROJECT NAME: APPLICANT: LOCATION OF PROPOSAL: LUA05-056, PP, ECF Kristen Woods Preliminary Plat John Tamburelli, Davis Real Estate Group 3200 Block of Benson Drive S DESCRIPTION OF PROPOSAL: The applicant is requesting Preliminary Plat Approval and Environmental (SEPA) Review for the subdivision of a 165,961 square foot site. The subject site is zoned Residential-8 Dwelling Units per Acre (R-8) and the proposal is to subdivide it into 20 lots, a drainage tract (Tract B), and an open space tract (Tract A). Proposed lot areas range from 4,500 square feet to 8,365 square feet in area. Benson Drive South (State Route 515) bisects the project site from north to south. LEAD AGENCY: MITIGATION MEASURES: The City of Renton Department of Planning/Building/Public Works Development Planning Section 1. The site work and construction of the proposed plat and the future construction of the single-family residences shall comply with the recommendations contained within the geotechnical report prepared by Cornerstone Geotechnical, Inc. dated December 29, 2004 with an addendum dated March 18, 2005. 2. A 15-loot building setback is required from the top of the steep slope located on the northeastern portion of the eastern half of the subject site. If the applicant does not obtain the appropriate permits from WSDOT or elects not to grade within the Benson Drive S right-of-way, the recommended 15-foot setback applies to the proposed lots abutting the steep slopes within the Benson Drive S right-of-way. 3. The project shall be required to comply with the Department of Ecology's (DOE) Manual for erosion control measures. 4. The applicant shall be required to perform all earthwork activities in the drier summer months (April-October) unless otherwise approved by the City's Development Services Division. 5. The applicant shall install a silt fence along the down slope perimeter of the area to be disturbed. The silt fence shall be in place before clearing and grading is initiated and shall be constructed in conformance with the specifications presented in the 1998 King County Surface Water Design Manual. This condition shall be required during the construction of both off-site and on-site improvements as well as building construction. 6. The project contractor shall perform daily review and maintenance of all erosion and sedimentation control measures at the site during the construction of both on-site and off-site improvements as well as building construction. 7. The project engineer shall submit weekly reports on the status and condition of the erosion control plan with any recommendations of change or revision to maintenance schedules to the Public Works Inspector. 8. Certification of the installation, maintenance, and proper removal of the erosion control facilities shall be required prior to recording of the plat. 9. Besides meeting the basic design requirements, the project must also provide detention for the 100-year storm event with an additional 30% safety factor for the detention volume. Or, as an alternative, the project may apply the 1998 King County Surface Water analysis and design standards, for both flow control (Level 2 flow control) and water quality. 10. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 for each new single-family residence prior to the recording of the final plat. 11. The applicant shall construct the stormwater detention vault and overlaying roadway to support the weight of a 3-axle, 80,OOO-pound Fire Apparatus. 12. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per new average daily trip attributed to the project prior to the recording of the final plat. 13. 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. WHEREAS, . Grantors are the <?wners of .land atl04thj\ven,ue' S.o~theast, South of f1ill Avenue South and North of SR515,\legally. descrIbed as follows: . " ., '~".;' .' -:. :. ~ ."'. i' , ~ . The East htllf of the North quarter of the Ndttitik~O ~~arte~ot*0422 . if :the Southwest quarter of section 29, ·TownshitRea:· rlOrth ,e~ge 5 East, W.M., 1.n King County, Washington; RECFEE 2.00 .' CASHSL . *-~*-10.00 Less State Route 515. h"HEREAS, the District requires an easement for a sanitary sewer line(s) across Grantor's property at a location more specifically described hereinbelow; _ . ...1 G4 • 20 T23N R5E W 112 'BM-F R-8 R-8 R-8 (f) Q) Ii:! > (f) < ..c: Q) ~ ~ > (f) lO < 0 ......... ..c: Q) ~ > co < 0 ......... SE 172nd St. --.----. .-----!:..~.!....:.--'----:-lf_~ R-IO ZONING KRISTEN WOODS NEIGHBORHOOD PLAN Ii:! (f) Q) > < ,..q ~ 0) 0 ~ = .... N \0 ~ Z $ M ~ N H4 29 T23N R5E W 1/2 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 15t day of September 2005, affiant deposited via the United States Mail a sealed envelope(s) containing a decision or recommendation with postage prepaid, addressed to the parties of record in the below entitled application or petition. Signature: he State of Washington hJA , therein. Application, Petition or Case No.: Kristin Woods Preliminary Plat File No.: LUA 05-056, ECF, PP The Decision or Recommendation contains a complete list of the Parties of Record. HEARING EXAMINER'S REPORT Septemher 1,2005 OFFICE OF THE HEARING EXAMINER CITY OF RENTON Minutes APPLICANT: OWNER: LOCATION: SUMMARY OF REQUEST: SUMMARY OF ACTION: DEVELOPMENT SERVICES REPORT: PUBLIC HEARING: Mike Davis Davis Real Estate Group 1201 Monster Road SW, Suite 320 Renton, W A 98055 Richard and Rose Eastev 9275 42nd Avenue Soutl; Seattle, WA 98118 Kristin Woods Preliminary Plat File No.: LUA 05-056, PP, ECF 3200 Block of Benson Drive S (State Route 515) Approval for a 20-lot subdivision of two parcels t01Gling 3.84 acres. The site is intended for detached single-falllily homes. Development Services Recommendation: Approve subject to conditions The Development Services Report was received by the Examiner on August 16, 2005. After reviewing the Development Services Report, examining available information on file with the application, field checking the property and surrounding area; the Examiner conducted a public hearing on the subject as follows: MINUTES Thefollowing minutes are a summary of the August 23,2005 hearing. The legal record is recorded 011 CD. The hearing opened on Tuesday, August 23, 2005, at 9:00 a.m. in the Council Chambers on the seventh floor of the Renton City Hall. Parties wishing to testify were affirmed by the Examiner. The following exhibits were entered into the record: Exhibit No.1: Yellow file containing the original Exhibit No.2: Neighborhood Detail Map application, proof of posting, proof of publication and other documentation pertinent to this request. Exhibit No.3: Preliminary Plat Plan Exhibit No.4: Conceptual Landscape Plan Kristin Woods Preliminary P.:... ___ F_il_e No~Jd.1A-05-056, PP, ECF September 1, 2005 Page 2 Exhibit No.5: Boundary/Topographic Survey Exhibit No.7: Detailed Grading Plan Exhibit No.9: Drainage Plan Exhibit No. 11: ERC Mitigation Measures Exhibit No.6: Tree Cutting/Land Clearing Plan Exhibit No.8: Utility Plan Exhibit No. 10: Street Profile The hearing opened with a presentation of the staff report by Jill Hall, Senior Planner, Development Services, City of Renton, 1055 S Grady Way, Renton, Washington 98055. The parcel is zoned Residential-8 dNclling units per acre per the zoning map, it is located at approximately the 3200 block of Benson Drive Svuth which is also known as State Route 515. Benson Drive South bisects the site in half and runs north/south through the project area. One propeliy owner does own both parcels and prior to Benson Drive being constructed, the site was all one parcel. The Comprehensive Plan Land Use designation ofthe site is Residential-Single Family, the total site area is approximately 3.84 acres. There are 20 lots proposed for the site and a detention area located in Tract B on the southwestern portion of the eastern parcel. There is an open space Tract proposed on the northern portion of the eastern parcel. A 20-foot right-of-way is proposed along the eastern parcel that would be dedicated to the City of Renton and would be named Cedar Avenue South. The western parcel would be served by Road A which connects to Main Avenue South and South 32nd Place. There is a Class 4 stream located within the proposed Open Space Tract on the northern portion of the eastern parcel, which requires a 35-foot buffer. There are also steep slopes located within that Open Space Tract as well as in the Benson Drive South right-of-way abutting the project site. The Environmental Review Committee issued a Determination of Non-Significance -Mitigated (DNS-M) with 13 mitigation measures. No appeals were filed. The proposal complies with all the comprehensive land use community design and environmental,~bjectives and policies that were applicable to the subject site. The net density for the site is 7.3 dwelling units per acre, which is within the allowed density range of the R-8 zone. The proposed lot areas, widths and depths comply with the minimum lot size requirements for this zone. The setbacks will be verified at the time of building permit review. Lots 1,8 and 9 show a 5-foot interior side yard setback along the frontage of Benson Drive S, which should be revised to show the side yard along a street setback of 15 feet for the primary structure and 20 feet for an attached garage. Lots 4, 5, 16 and 17 as well, need to be revised to show a side yard along a street set back of IS-feet and 20-feet. The proposed 26-foot wide access easement over Lots 4 and 5 and the 26-foot wide joint-use driveway easement over Lots 16 an 17 have been designed with hammerhead turnarounds over Lots 2, 3 and 20, which would provide emergency access vehicle turnaround for the proposed development. Both parcels have a slope, from east to west, the eastern parcel is approximately a 19% slope and the western parcel is approximately a 14% slope. A geotechnical repOli was submitted by the applicant indicating that all of the protected slopes could be graded because the slopes were created as part of a public/private utility I. I Kristin Woods Preliminary Plat File No.: LUA-05-056, PP, ECF September 1,2005 Page 3 construction project. A modification was requested and the City approved a portion of it, the City is willing to allow the applicant to grade the steep slopes located within the Benson Drive South right-of-way, however, prior to grading that right-of-way the applicant must obtain the proper approvals and permits from the State. If the grading is not granted, a 15-foot setback from the top of the slope will be required. The sensitive areas must be delineated by a split rail fence, which will be required at the top ofthe slope of the Open Space Tract, and the open space must also be appropriately signed. Traffic, Park and Fire Mitigation fees were imposed by the Environmental Review Committee. A drainage report was submitted and shows the surface water of both parcels running towards the west. The eastern parcel shows the surface water runoff flows into the conveyance system for the State Route 515 right-of- way and on the western parcel the surface water runoff flows to the west into the Winsper subdivision conveyance system. The proposal is to tightline the created runoff into one detention vault, located in the 26- foot wide access easement over Lots 4 and 5, and one storm water pond located within Tract B. Besides meeting the basic design requirements, the project must also provide detention for the 1 OO-year storm event with an additional 30% safety factor for the detention volume, or the project may comply with the 2005 King County Surface Water analysis and design standards for both flow control and water quality. A homeowner's association or maintenance agreement shall be created for the development, which would be responsible for any shared improvements and common areas. Mike Davis, Davis Real Estate Group, 1201 Monster Road SW, Suite 320, Renton, WA 98055 stated that he is the applicant for this project. The site size, per the civil engineer, on the east is approximately 1.5 acres and the west approximately 2.3 acres. He would like a clarification on Lots 16 and 17 regarding the setbacks. It appears that because there is only two lots served off that joint access driveway that the setbacks would only be 5-feet in addition to the right-of-way tract. Miss Hall stated that the Code has been revised to include all private access easements, which includes ajoint use driveway, therefore the setback requirements would be 15 feet. Mr. Davis agreed that they would comply and they could still fit a house in there. He further stated that they have no plans to grade along Benson, the only grading that they would do would be for the storm drain connection. Regarding staff recommendation #3, he stated that they do not have a problem extending the sidewalk, but they are not sure that the right-of-way exists for that sidewalk. Kayren Kittrick, Development Services Division, stated that the right-of-way does exist on the west side. The sidewalk was not constructed at the time that Winsper II was developed because it was steep and they didn't want to match what was going to happen on this particular parcel when it came through. They will look at the design and how it matches and how it can come down the fairly steep road to be safe for both pedestrians and stay within the existing right-of-way that was dedicated with Winsper]1. The Examiner called for further testimony regarding this project. There was no one else wishing h) speak, and no further cqmments from staff. The hearing closed at 9:38 a.m. Kristin Woods Preliminary P_,-_ ------f'-F-ttile-eNtt: LUi\. 05 056. PP. ECF September 1. 2005 Page 4 FINDINGS, CONCLUSIONS & RECOMMENDATION Having reviewed the record in this matter, the Examiner now makes and enters the following: FINDINGS: 1. The applicant, Mike Davis, filed a request for a 20-lot Preliminary Plat. 2. The yellow file containing the staff report, the State Environmental Policy Act (SEPA) documentation and other pertinent materials was entered into the record as Exhibit # 1. 3. The Environmental Review Committee (ERC), the City's responsible official issued a Determination of Non-Significance -Mitigated (DNS-M). 4. The subject proposal was reviewed by all departments with an interest in the matter. 5_ The subject site is located in the 3200 block of Benson Drive South, which is also known a~; ~tate Route 515_ The subject site actually consists of two separate parcels, one on each side (east and west) of SR 515_ 6. The map element of the Comprehensive Plan designates the area in which the subject site is located as suitable for the development of detached single-family dwellings, but does not mandate such development without consideration of other policies of the Plan. 7. The subject site is currently zoned R-8 (Single Family - 8 dwelling units/acre). 8. The subject site was annexed to the City with the adoption of Ordinance 4476 enacted in October 1994. 9. The subject site is approximately 3.84 acres or 165,961 square feet. As noted, the parcel property is divided by SR 515 and the eastern portion is approximately 1.5 acres while the western portion is approximately 2.3 acres. Both parcels are somewhat trapezoidal with the eastern parcel wider along its north boundary and the western parcel wider along its south boundary. The eastern parcel is approximately 184 feet wide along the south, approximately 275 wide along the north and approximately 325 feet long (north to south). The western parcel is approximately 225 feet wide along its north, approximately 333 feet wide along its south and subject site 329 feet long (north to south). 10. The eastern parcel has protected slopes along the north property line. There are protected slopes in the SR 515 right-of-way but those are off the subject site. Those off site slopes will affect the su~)ject site since there will be a required protective 15 foot setback on the subject site at the top of the slope. There is also a Category 4 stream along the northern edge of the subject site that will be protected including a 35-foot buffer. The northern slopes and stream will be protected in a Native Growth Protection Area as Tract A. There are also steep slopes on the northeastern and southeastern areas of the western parcel. 11. The applicant has testified that they will not be regrading the slopes adjacent to SR 515 located on the eastern parcel. These slopes are under State ownership. 12. The applicant will be creating 13 lots on the western parcel arranged around a new through street that will connect to Main Avenue South on the south and South 32nd Place on the west. An easement driveway will provide access across Proposed Lots 4 and 5 to Proposed Lots 1,2 and 3. A shared driveway will provide access to Proposed Lots 8 and 9. In order to provide appropriate pedestrian \ Kristin Woods Preliminary PIa, File No.: LUA-05-056, PP, ECF September I, 2005 Page 5 access, staff has recommended a sidewalk along the south margin of S 32nd with credit excha'lged for Traffic Mitigation fees. The applicant will have to provide the code required setbacks adj,,-.:ent to all easement roads. 13. Seven lots would be created on the eastern parcel. Access would be provided by Cedar Avenue South (104th Street SE under King County nomenclature) and an easement across Proposed Lots 16 and 17 would provide interior access to Proposed Lots 19 and 20. 14. The density for the plat would be 7.3 dwelling units per acre after subtracting sensitive areas, the slope area and stream, and roadways. 15. The site contains a mix of deciduous and evergreen trees. The applicant would preserve approximately 20 percent of the trees and leave the steep slope vegetation and stream and buffer vegetation intact. 16. The subject site is located within the Renton School District. The project is expected to generate approximately 8 or 9 school age children. These students would be spread across the grades and would be assigned on a space available basis. 17. The development will increase traffic approximately 10 trips per unit or approximately 200 trips. Approximately ten percent of the trips, or approximately 20 additional peak hour trips will be generated in the morning and evening. 18. Stormwater from the two sections would be handled separately. There have been downstream stormwater problems and the ERC imposed additional requirements on both parcels. Wat~r from the eastern parcel naturally drains to the west and down toward Benson (SR 5151) and some flows into the stream along the north margin of the parcel. A detention tract, Tract B, would be located in the southwest corner of the eastern tract. Staff has recommended that it be appropriately screened, fenced and landscaped. The western parcel currently sheet flows to the west and into the Winsper systems and then into Panther Creek's wetland. A vault will be used on the western parcel. 19. The two separate portions of the plat are also divided in two different utility districts. The western parcel is served by the City. The eastern parcel is served by the Soos Creek Water and Sewer District. CONCLUSIONS: 1. Ownership alone should not have been used to process this property as a single plat. The property should have been handled as two separate plats due to their division by a major state road (SR 515), their inclusion in two separate utility districts (City of Renton and Soos Creek) and their stormwater being divided between two drainage basins (Panther Creek and Rolling Hills). But, at this time, it probably would be unfair to the applicant to send the project back for two applications. 2. The proposed 20-lot plat appears to serve the public use and interest. The division will create 20 lots suitable for single-family development. Utilities can be provided to the two sites by their respective utility agencies, the City and the Soos Creek District. The steep terrain's stormwater control bas been accommodated by the ERC's conditions and the protection of the steepest slopes and a stredm course and buffer in a protective easement area. Some trees will be protected preserving some of the natural amen ities of the subject site. 3. The development will also respect the steep slopes along the eastern edge of SR 515, state property, by observing a building setback from the steep slopes. Kristin Woods Preliminary PoC-_ File No.: LlJA 05 056, PP, EeE September I, 2005 Page 6 4. Development of the site will increase the tax base of the City. The payment of mitigation feeS will help offset the impacts of the development on roads, emergency services and parks. The western portion of the subject site is relatively isolated by SR 515 on its east and pedestrian safety would be compromised if a sidewalk link to the west were not provided as part of this development. Staffs recommendation for a sidewalk completing the connection to S 32nd appears appropriate. 5. Both portions of the development wi II use easements to accommodate interior parcels. Appropriate circulation appears to have been provided but as recommended by staff, certain parking restrictions will be necessary. 6. Landscaping is now required in plats and additional buffering should be provided around storm drainage tracts as suggested by staff. 7. In conclusion, the City Council should approve the proposed plat as conditioned below. RECOMMENDATION: 1. The applicant shall comply with the conditions imposed by the ERe. 2. A homeowner's association or maintenance agreement shall be created concurrently with the recording of the plat in order to establish maintenance responsibilities for this development. A draft of tile document(s), if necessary, shall be submitted to the City of Renton Development Services Division for review and approval by the City Attorney and Propel1y Services section prior to the recording of the plat. The two divisions should be separately responsible for their separate respective common areas. 3. The applicant shall place "No Parking" signage near the emergency vehicle hammerhead turnaround serving the development. The satisfaction of this requirement shall be subject to the Development Services Division prior to recording of the plat. 4. The applicant shall extend sidewalks from the western end of Road A to the west along the southern portion of S 32nd Place to the intersection of S 32nd Place and Wells Avenue S. The City shall credit the appl icant a portion of the traffic mitigation fee in the amount of the total cost of constructing the sidewalk linkage. The sidewalks shall be installed during the construction ofthe plat improvements and plans providing the sidewalk detail shall be submitted at the time of Utility Construction Permit Application. 5. No building shall occur within 15 feet of protected slope areas. A note to this effect shall be recorded on the face of the final plat. The IS-foot building setback line from the steep slope areas shall be shown on the face of the final plat map. 6. The Open Space Tract (Tract A) shall be established as a Native Growth Protection Area and shall be signed and fenced with a split rail or other approved fence. Plans detailing the fencing and signage proposed shall be submitted at the time of Utility Construction Permit for review and appfl:wal by the Development Services Division Project Manager. The fencing and signage shall be installed prior to final plat approval. A Native Growth Protection Easement shall be recorded over Tract A. A note indicating the presence of such easement shall be placed on the face of the final plat. 7. The stormwater detention tract (Tract B) shall be fenced, landscaped, and irrigated (unless drought tolerant plants are used). A 6-foot chain link fence with black vinyl covering shall be installed around Kristin Woods Preliminary Plat File No.: LUA-05-056, PP, ECF September 1.2005 Page 7 the perimeter of Tract B. Tract B shall be landscaped with plant materials that wi II provide a year-round dense screen within three (3) years from the time of planting. The applicant is to submit a landscape plan for the review and approval of the Development Services Project Manager prior to recording of the plat. ORDERED THIS 1 sl day of September 2005. HEARING EXAMINER TRANSMITTED THIS I sl day of September 2005 to the parties of record: Jill Hall Mike Davis 1055 S Grady Way Renton, W A 98055 Davis Real Estate Group Richard and Rose Eastey 9275 42"d Avenue S Seattle, W A 98118 1201 Monster Road SW, Ste. 320 Renton, W A 98055 Kayren Kittrick 1055 S Grady Way Renton, W A 98055 TRANSM ITTED THIS I sl day of September 2005 to the following: Mayor Kathy Keolker-Wheeler Jay Covington, Chief Administrative Officer Julia Medzegian, Council Liaison Larry Warren, City Attorney Gregg Zimmerman, PBPW Administrator Alex Pietsch, Economic Development Jennifer Henning, Development Services Stacy Tucker, Development Services Stan Engler, Fire Larry Meckling, Building Official Planning Commission Transportation Division Utilities Division Neil Watts, Development Services Janet Conklin, Development Services King County Journal Pursuant to Title I V, Chapter 8, Section I OOGof the City's Code, reg uest for reconsideration must be filed in writing on or before 5:00 p.m., September 15, 2005. Any aggrieved person feeling that the decision of the Examiner is ambigllolls or based on erroneous procedure, errors of law or fact, error in judgment, or the discovery of new evidence which could not be reasonably available at the prior hearing may make a written request for a review by the Examiner within fourteen (14) days from the date of the Examiner's decision. This request shall set fOlih 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 1 10, 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 1100r of City Hall. An appeal must be filed in writing on or before 5:00 p.m., September 15,2005. Kristin Woods Preliminary Pic ---4"F+li l-El-s-+>]\.u:Jo+-c".: bUA 05 056, PP, ECF September 1, 2005 Page 8 If the Examiner's Recommendation or Decision contains the requirement for Restrictive Covenants, the executed Covenants will be required prior to approval by City Councilor final processing of the file. You may contact this office for information on formatting covenants. The Appearance of Fairness Doctrine provides that no ex parte (private one-on-one) communications may occur concerning pending land use decisions. This means that parties to a land use decision may not communicate in private with any decision-maker concerning the proposal. Decision-makers in the land use process include both the Hearing Examiner and members of the City Council. All communications concerning the proposal must be made in public. This public communication permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence. Any violation of this doctrine would result in the invalidation of the request by the Court. The Doctrine applies not only to the initial public hearing but to all Requests for Reconsideration as well as Appeals to the City Council. R-8 " R-8 R-8 ~ U) Q) > < ~ -+-> CJ) 0 ....... == ... ~ '0 ~ II ~ U) z Q) ~ > U) < ~ ~ Q) ~ -+-> > U) l[) < 0 a> ....... ~ -+-> > CO < M ~ ~ 0 ....... ~ -+-> CO 0 ....... SE 172nd St. R-IO 73rdS KRISTEN WOODS @ ~~ ... !EIGHBORHOOD PLAN H4 ~ IlIW04 29 T23N R5E W 1/2 5329 ------' 16 , , / / / 21 ! vi I i ~/I ; Z/' I~d L ; 2~ i 2.' 17 ! /' I --I TRACT • 'I 16 WINSPER DIV. II I I, ~ __ VOL. 148. PG. 54-56 i :! I .. l V -_· ... " _____ IIUJ_ , _'''I\.''''N''~'' ,--................ VOL. 29, TWP. 23 N., RGE. 5 E., W.M. \ / 1/ \/ \ _ eAlOI ..... rw(' ~ ..... -.. « __ I$ln_) C-Ml4""(() \ c ... tl''''''3 \ ,_........... \ .., ...... -.u_ r_," __ ,,-. .. ~ ..... -:=::.= • ;J-~" I / .~. VICTORIA VOL. 113. PG. 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".....-........... ~ .:>NI .S1L~ 4NY NOSH:ilUNV '~ H.l3.NN3)1 .JO 1 Yld AIIYNII'IIl3!1d ------------b ---------1..--------________ _ '" '.0 0> ~ 0 """"" ja J ~ ...... -0 I "0 ~ -.:1 ~ I~ P I • ____________________ C=.:I~TY __ OF RENTON DETERMINATION OF NON-SIGNIFICANCE-M ITIGATED MITIGATION MEASURES APPLICATION NO(S): PROJECT NAME: APPLICANT: LOCATION OF PROPOSAL: LUA05-056, PP, ECF Kristen Woods Preliminary Plat John Tamburelli, Davis Real Estate Group 3200 Block of Benson Drive S DESCRIPTION OF PROPOSAL: The applicant is requesting Preliminary Plat Approval and Environmental (SEPA) Review for the subdivision of a 165,961 square foot site. The subject site is zoned Residential-8 Dwelling Units per Acre (R-8) and the proposal is to subdivide it into 20 lots, a drainage tract (Tract B), and an open space tract (Tract A). Proposed lot areas range from 4,500 square feet to 8,365 square feet in area. Benson Drive South (State Route 515) bisects the project site from north to south. LEAD AGENCY: MITIGATION MEASURES: The City of Renton Department of Planning/Building/Public Works Development Planning Section 1. The site work and construction of the proposed plat and the future construction of the single-family residences shall comply with the recommendations contained within the geotechnical report prepared by Cornerstone Geotechnical, Inc. dated December 29, 2004 with an addendum dated March 18, 2005. 2. A 15-foot building setback is required from the top of the steep slope located on the northeastern portion of the eastern half of the subject site. If the applicant does not obtain the appropriate permits from ,WSDOT or elects not to grade within the Benson Drive S right-of-way, the recommended 15-foot setback applies to the proposed lots abutting the steep slopes within the Benson Drive S right-of-way. 3. The project shall be required to comply with the Department of Ecology's (DOE) Manual for erosion control measures. 4. The applicant shall be required to perform all earthwork activities in the drier summer months (April-October) unless otherwise approved by the City's Development Services Division. 5. The applicant shall install a silt fence along the down slope perimeter of the area to be disturbed. The silt fence shall be in place before clearing and grading is initiated and shall be constructed in conformance with the specifications presented in the 1998 King County Surface Water Design Manual. This condition shall be required during the construction of both off-site and on-site improvements as well as building construction. 6. The project contractor shall perform daily review and maintenance of all erosion and sedimentation control measures at the site during the construction of both on-site and off-site improvements as well as building construction. 7. The project engineer shall submit weekly reports on the status and condition of the erosion control plan with any recommendations of change or revision to maintenance schedules to the Public Works Inspector. 8. Certification of the installation, maintenance, and proper removal of the erosion control facilities shall be required prior to recording of the plat. 9. Besides meeting the basic design requirements, the project must also provide detention for the 100-year storm event with an additional 30% safety factor for the detention volume. Or, as an alternative, the project may apply the 1998 King County Surface Water analysis and deSign standards, for both flow control (Level 2 flow control) and water quality. 10. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 for each new single-family residence prior to the recording of the final plat. 11. The applicant shall construct the storm water detention vault and overlaying roadway to support the weight of a 3-axle, 80,OOO-pound Fire Apparatus. 12. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per new average daily trip attributed to the project prior to the recording of the final plat. 13. 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. \ CITY OF RENTON HEARING EXAMINER PUBLIC HEARING August 23, 2005 AGENDA COMMENCING AT 9:00 AM, 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: Wedgewood Lane Division 2 Preliminary Plat PROJECT NUMBER: LUA05-009, PP, ECF PROJECT DESCRIPTION: The applicant, LandTrust, Inc., is requesting Preliminary Plat approval for a 46-lot subdivision of a 7016-acre site located within the Residential - 8 (R-8) dwelling units per acre zone. The subject site consists of six parcels with four existing residences, which are proposed to be removed. One access to the plat is proposed off the east side of Hoquiam Avenue NE via a 42-foot wide public roadway. The majority of the lots will front onto two internal 42-foot wide streets, which connect north to Ilwaco Place NE in Aspen Woods Preliminary Plat. Private access easements proposed to provide access to the remaining lots. The lots are proposed to range in size from 4,500 net square feet to 7,507 net square feet. The site contains a Category 3 wetland near Hoquiam Avenue NE along the western portion of the site. Stormwater facility and Sanitary Sewer Lift Station for this project will be dependant on the development of proposed Wedgewood Lane Division 3 to the east. Access will be required to connect to the public street grid to the north. PROJECT NAME: Kristen Woods Preliminary Plat PROJECT NUMBER: LUA05-056, PP, ECF PROJECT DESCRIPTION: The applicant is requesting Preliminary Plat Approval for the subdivision of two parcels totaling 165,961 square feet (3.84 acres) in area into 20 lots. The residential subdivision would create lots ranging in size from 4,500 square feet to 8,365 square feet. The project area is bisected by Benson Drive S (State Route 515), which runs north south through the project area. Thirteen (13) lots are proposed on the west side of Benson, and seven (7) lots are proposed on the east side of the highway. The eastern half of the subject site contains protected slopes along the north and west property lines and a Category 4 stream has been identified along the northern property line. The protected slopes along the west property line are located off site in Benson Drive S right-of-way, and the protected slopes and Class 4 stream located along the north property line are proposed to be protected in an Open Space Tract (Tract A). HEX Agenda 8-23-05.doc PUBLIC HEARING City of Renton Department of Planning / Building / Public Works PRELIMINARY REPORT TO THE HEARING EXAMINER A. SUMMARY AND PURPOSE OF REQUEST: Public Hearing Date: Project Name: Applicant! Address Owner/ Address: File Number: Project Description: Project Location: August 23, 2005 Kristen Woods Preliminary Plat Mike Davis Davis Real Estate Group 1201 Monster Road SW Suite #320 Renton, WA 98055 Richard and Rose Eastey 9275 42nd Avenue S Seattle, WA 98118 LUA05-056, PP, ECF Project Manager: Jill Hall The applicant is requesting Preliminary Plat Approval for the subdivision of two parcels totaling 165,961 square feet (3.84 acres) in area into 20 lots. The residential subdivision would create lots ranging in size from 4,500 square feet to 8,365 square feet. The project area is bisected by Benson Drive S (State Route 515), which runs north south through the project area. Thirteen (13) lots are proposed on the west side of Benson, and seven (7) lots are proposed on the east side of the highway. The eastern half of the subject site contains protected slopes along the north and west property lines and a Category 4 stream has been identified along the northern property line. The protected slopes along the west property line are located off site in Benson Drive S right-of-way, and the protected slopes and Class 4 stream located along the north property line are proposed to be protected in an Open Space Tract (Tract A). Access to the eastern half of the project site is proposed through a joint-use driveway easement and residential driveways onto Cedar Avenue S (104th Avenue SE). Dedication of 20 feet of right-of-way along the site's Cedar Avenue S frontage is proposed. Access to the western half of the project site is proposed from a new 42-foot wide right-of-way, which will connect to S 32nd Place along the western property line and Main Avenue S on the southern property line. 3200 Block of Benson Drive S (State Route 515) City of Renton P/BIPW Department KRISTEN WOODS PRELIMINARY PLA T PUBLIC HEARING DATE August 23, 2005 B. EXHIBITS: 'reliminary Report to the Hearing Examiner LUA05-056, PP, ECF Page20f2 Exhibit 1: Project file ("yellow file") containing the application, reports, staff comments, and other material pertinent to the review of the project. Exhibit 2: Neighborhood Detail Map I Zoning Map (dated 12/28/04) Exhibit 3: Preliminary Plat Plan (dated 814/05) Exhibit 4: Conceptual Landscape Plan (dated 8/1/05) Exhibit 5: Boundary I Topographic Survey (dated 2/10105) Exhibit 6: Tree Cutting I Land Clearing Plan (dated 4/12/05) Exhibit 7: Detailed Grading (dated 4/12/05) Exhibit 8: Utility Plan (dated 4/12/05) Exhibit 9: Drainage Plan (dated 4/12105) Exhibit 10: Street Profile Exhibit 11: Environmental Review Committee Mitigation Measures (dated 7/5/05) C. GENERAL INFORMATION: 1. Owner of Record: Richard and Rose Eastey 9275 42nd Avenue S Seattle, WA 98118 2. Zoning Designation: Residential - 8 Dwelling Units per Acre (R-8) 3. Comprehensive Plan Residential Single-Family (RSF) Land Use Designation: 4. Existing Site Use: The site is currently undeveloped. 5. Neighborhood Characteristics: West: Lots 1-13 North: Single family residential; zoned R-8 East: Single family residential; zoned R-8 South: Single family residential; zoned R-8 West: Single family residential; zoned R-8 East: Lots 14-20 Single family residential; zoned R-8 Single family residential; zoned R-8 SO (King County) Single family residential; zoned R-8 Single family residential; zoned R-8 6. Access: Cedar Avenue S (1041h Avenue SE), Main Avenue S, or S 32nd Place 7. Site Area: 165,961 square feet (3.84 acres) 8. Project Data: area comments HEXRPT.doc City of Renton PIBIPW Department KRISTEN WOODS PRELIMINARY PLAT 'reliminary Report to the Hearing Examiner LUA05-056, PP, ECF PUBLIC HEARING DA TE August 23, 2005 Existing Building Area: New Building Area: Total Building Area: N/A N/A N/A D. HISTORICAUBACKGROUND: N/A N/A N/A Action Annexation Comprehensive Plan Zoning Land Use File No. N/A N/A N/A Ordinance No. 4476 5099 5100 E. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts Section 4-2-020: Purpose and Intent of Zoning Districts Section 4-2-070: Zoning Use Table Section 4-2-110: Residential Development Standards 2. Chapter 3 Environmental Regulations and Special Districts Section 4-3-050: Critical Areas Regulations 3. Chapter 4 Property Development Standards Section 4-4-030: Development Guidelines and Regulations Section 4-4-060: Grading, Excavation and Mining Regulations Section 4-4-080: Parking, Loading and Driveway Regulations Section 4-4-130: Tree Cutting and Land Clearing Regulations 4. Chapter 6 Streets and Utility Standards Section 4-6-060: Street Standards 5. Chapter 7 Subdivision Regulations Page30f3 Date 10/17/1994 11/01/2004 11/01/2004 Section 4-7-050: General Outline of Subdivision, Short Plat and Lot Line Adjustment Procedures Section 4-7-080: Detailed Procedures for Subdivision Section 4-7-120: Compatibility with EXisting Land Use and Plan-General Requirements and Minimum Standards Section 4-7-150: Streets -General Requirements and Minimum Standards Section 4-7-160: Residential Blocks -General Requirements and Minimum Standards Section 4-7-170: Residential Lots -General Requirements and Minimum Standards 6. Chapter 9 Procedures and Review Criteria 7. Chapter 11 Definitions F. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element: Residential Single Family, objectives and policies. 2. Community Design Element: 3. Environmental Element: G. DEPARTMENT ANAL YSIS: 1. PROJECT DESCRIPTION/BACKGROUND HEXRPT.doc The proposal is to subdivide two parcels totaling 165,961 square feet (3.84 acres) located within the Residential - 8 dwelling units per acre (R-8) zone. The proposal would create 20 lots intended for the development of detached single-family residences. Lots 1-13 would be developed on that portion of the plat west of SR 515 (Benson Drive S). Lots 14-20 are proposed on the portion east of SR 515. The lots are proposed to range in size from 4,500 square feet to 8,365 square feet. In addition, the applicant has proposed to include two tracts. Tract A is City of Renton P/BIPW Department KRISTEN WOODS PRELIMINARY PLA I 'reliminary Report to the Hearing Examiner LUAOS-DS6, PP, ECF PUBLIC HEARING DA TE August 23. 2005 Page 4 of4 proposed to be a 14,817 square foot Open Space Tract containing a Class 4 stream and its associated buffer as well as a steep slope area. Tract A would be located north of proposed lots 18 and 19. Tract B is proposed to be an 8,315 square foot stormwater detention tract and is to be located south of proposed Lot 20 and west of proposed Lots 14 and 15. The subject site is bisected down the approximate middle by Benson Drive S (SR 515), which separates the site into two parcels into a western parcel and an eastern parcel. Both parcels slope from east to west. The eastern parcel has an average slope of approximately 19% and the western parcel has an average slope of approximately 14%. On the eastern portion of the subject site, the steep slopes are located along the northern portion of the site and along the easterly property line site within the Benson Drive South (State Route 515) right-of-way. On the western portion of the subject site, the steep slopes are located along the northeastern and southeastern property lines. The site is currently forested with a mix of deciduous and evergreen trees measuring up to 2 feet in diameter, shrubs, and emergent vegetation. As proposed approximately 80% of the existing vegetation will be removed during the construction of the proposed plat improvements. No vegetation removal is proposed within the proposed Open Space Tract (Tract A) along the northern portion of the eastern half of the subject site. The applicant submitted a geotechnical report prepared by Cornerstone Geotechnical, Inc dated December 29, 2004 with an addendum dated March 18, 2005. The report recommends building setbacks from steep slopes, provides information on existing surface and subsurface site conditions, as well as recommendations on site preparations and grading, structural fill, foundations, slabs-on-grade, drainage, utility work, and roadway paving. According to the report the steep slopes on and adjoining the subject site are the results of public or private road installation or widening, or public or private utility installation activities and therefore qualify for a modification per RMC 4-3-050N.2 which allow these slopes to be regraded. The report recommends a setback of 15 feet measured from the slope face to the nearest edge of the footing if the City does not approve the requested modification. The protected slopes located along the northern portion of the eastern parcel are proposed to be protected in an Open Space Tract (Tract A); all other steep slopes are located off-site in the Benson Drive S (SR 515) right-of-way. The applicant submitted a stream assessment prepared by Alder NW dated July 13, 2005. According to the assessment, the site contains a Class 4 stream located along the northern property line of the eastern parcel at the base of the steep slope areas. Class 4 streams require a 35-foot stream buffer from the edge of the stream. The stream and required 35-foot buffer are proposed to be protected in an Open Space Tract (Tract A) Access to the eastern half of the subject site would be provided through a 20-foot wide joint-use driveway easement and residential driveways onto Cedar Avenue S (104th Avenue SE). The applicant has proposed to dedicate 20 feet along the eastern property line for public right-of-way. Access to the western half of the subject site would be provided through a new 42-foot wide internal access road (Road A) that will connect to S 32nd Place along the western property line and Main Avenue S along the southern property line. The new right-of-way would include 32 feet of pavement, with curb gutter and sidewalks on both sides of the street and would connect to existing stub roads located on either side of the proposed development site. 2. ENVIRONMENTAL REVIEW Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21 C, 1971 as amended) on July 5, 2005 the Environmental Review Committee (ERC) issued a Determination of Non-Significance -Mitigated (DNS-M) for the project. The DNS-M included 13 mitigation measures. A 14-day appeal period commenced on July 11, 2005 and ended on July 25, 2005. No appeals of the threshold determination were filed. 3. COMPLIANCE WITH ERC MITIGATION MEASURES HEXRPT.doc City of Renton PIBIPW Department KRISTEN WOODS PRELIMINARY PLA I 'reliminary Report to the Hearing Examiner LUA05-056, PP, ECF PUBLIC HEARING DA TE August 23, 2005 PageS of5 Based on an analysis of probable impacts from the proposal, the Environmental Review Committee (ERG) issued the following mitigation measures with the Determination of Non- Significance -Mitigated: 1. The site work and construction of the proposed plat and the future construction of the single-family residences shall comply with the recommendations contained within the geotechnical report prepared by Cornerstone Geotechnical, Inc. dated December 29, 2004 with an addendum dated March 18, 2005. 2. A 15-foot building setback is required from the top of the steep slope located on the northeastern portion of the eastern half of the subject site. If the applicant does not obtain the appropriate permits from WSDOT or elects not to grade within the Benson Drive S right-of-way, the recommended 15-foot setback applies to the proposed lots abutting the steep slopes within the Benson Drive S right-of-way. 3. The project shall be required to comply with the Department of Ecology's (DOE) Manual for erosion control measures. 4. The applicant shall be required to perform all earthwork activities in the drier summer months (April-October) unless otherwise approved by the City's Development Services Division. 5. The applicant shall install a silt fence along the down slope perimeter of the area to be disturbed. The silt fence shall be in place before clearing and grading is initiated and shall be constructed in conformance with the specifications presented in the 1998 King County Surface Water Design Manual. This condition shall be required during the construction of both off-site and on-site improvements as well as building construction. 6. The project contractor shall perform daily review and maintenance of all erosion and sedimentation control measures at the site during the construction of both on-site and off-site improvements as well as building construction. 7. The project engineer shall submit weekly reports on the status and condition of the erosion control plan with any recommendations of change or revision to maintenance schedules to the Public Works Inspector. 8. Certification of the installation, maintenance, and proper removal of the erosion control facilities shall be required prior to recording of the plat. 9. Besides meeting the basic design requirements, the project must also provide detention for the 100-year storm event with an additional 30% safety factor for the detention volume. Or, as an alternative, the project may apply the 1998 King County Surface Water analysis and design standards, for both flow control (Level 2 flow control) and water quality. 10. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 for each new single-family residence prior to the recording of the final plat. 11. The applicant shall construct the stormwater detention vault and overlaying roadway to support the weight of a 3-axle, 80,000-pound Fire Apparatus. 12. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per new average daily trip attributed to the project prior to the recording of the final plat. 13. 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. 4. STAFF REVIEW COMMENTS HEXRPT.doc Representatives from various city departments have reviewed the application materials to identify and address site plan issues from the proposed development. These comments are contained in the official file, and the essence of the comments has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of the report. City 0' Renton PIBIPW Department KRISTEN WOODS PRELIMINARY PLA I 'reliminary Report to the Hearing Examiner LUA05-D56, PP, ECF PUBLIC HEARING DATE August 23, 2005 Page 60'6 5. CONSISTENCY WITH PRELIMINARY PLAT CRITERIA: HEXAPT.doc Approval of a preliminary plat is based upon several factors. The following preliminary plat criteria have been established to assist decision makers in the review of the subdivision: (a) Compliance with the Comprehensive Plan Designation. The subject site is designated Residential Single Family (RSF) on the Comprehensive Plan Land Use Map. The objective established by the RSF designation is to protect and enhance single-family neighborhoods. The proposal is consistent with the RSF designation in that it would provide for the future construction of single-family homes. The proposed plat is consistent with the following Comprehensive Plan objectives and policies for Residential Single Family Land Use and Community Design Elements: Land Use Element Objective LU-FF. Encourage re-investment and rehabilitation of existing housing, and development of new residential plats resulting in quality neighborhoods that: 1) Are planned at urban densities and implement Growth Management targets; 2) Promote expansion and use of public transportation; and 3) Make more efficient use of urban services and infrastructure. The project would add 20 residential lots and would result in a net density of 7.3 dwelling units per acre, which would further Growth Management targets. Policy LU-147. Net development densities should fall within a range of 4.0 to B.O dwelling units per net acre in Residential Single Family neighborhoods. The proposal for 20 lots on the subject site would arrive at a net density of 7.3 dwelling units per net acre after the required deductions and is within the allowable density range of the R-8 zone. Policy LU-14B. A minimum lot size of 5,000 square feet should be allowed on in-fill parcels of less than an acre (43,560 sq. ft.) in single-family designations. Allow a reduction in lot size to 4,500 square feet on parcels greater than an acre to create an incentive for aggregation of land. The site is greater than one acre and all lots would be greater than 4,500 sq. ft. after the deduction of the private access easements. Policy LU-149. Lot size should exclude private sidewalks, easements, private road, and driveway easements, except alley easements. Lots 2, 3, 4, 5, 8, 9, 16, 17, and 20 contain portions of private access easements. The square footage of the easement area within each lot has been deducted from the gross lot area to determine lot area. Each of the proposed lots after subtracting the area for the private access easements complies with the minimum lot area of 4,500 square feet for the R-8 zone. 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 proposal is to connect Main Avenue S to S 32"d Place through a new internal access road through the western portion of the subject site no cul-de-sacs or dead end roads are proposed as apart of the proposal. See section under Access for further discussion. Policy CO-16. During land division, all lots should front on streets or parks. Discourage single- tier lots with rear yards backing onto a street. All lots are proposed to front on a public street or access easement. Lots 1, 8, 9, 19, and 20 have side or rear yards facing Benson Drive S (SR 515), however access from a state highway is discouraged and may be prohibited, therefore, Lots 1, 8, 9, 19, and 20 are encouraged to have side or rear yards abutting Benson Drive S. Policy CO-27. New streets should be designed to provide convenient access and a choice of routes between homes and parks, schools, shopping, and other community destinations. New public roads would provide connect S 32"d Place to Main Avenue S on the western parcel and would widen Cedar Avenue S (104th Avenue SE) along the eastern parcel. See further discussion under Access. City of Renton P/BIPW Department KRISTEN WOODS PRELIMINARY PLA T 'reliminary Report to the Hearing Examiner LUA05-056, PP, ECF PUBLIC HEARING DA TE August 23, 2005 Page 70f 7 HEXRPT.doc Objective CD-K: Site plans for new development projects for all uses, including residential subdivisions, should include landscape plans. A conceptual landscape plan was submitted and approved as apart of the preliminary plat submittal. See discussion under "Landscaping". Policy CD-45. Existing mature vegetation and distinctive trees should be retained and protected in developments. The applicant is proposing to remove approximately 80% of all vegetation within the plat. However, per code, two new trees per lot and street frontage landscaping are required to be planted to compensate for the lost vegetation. In addition, an open space tract was proposed to protect the steep slope sensitive areas and the Class 4 stream and associated 35-foot buffer, on which no vegetation removal is proposed. Policy CD-53. Landscape plans for proposed development projects should include public entryways, street rights-of-way, storm-water detention ponds, and all common areas. A conceptual landscape plan was submitted with the preliminary application and proposes 2 trees in the front yards of each lot as well as a 5-foot landscaped strip along public rights-of-way. See discussions under "Landscaping". Policy CD-55. Maintenance programs should be required for landscaped areas in development projects, including entryways, street rights-of-way, storm-water retention/detention ponds, and common areas. The applicant will be required to maintain all common improvements as part creating a homeowners association or a maintenance agreement. Environmental Element Objective EN-C: Protect and enhance the City's rivers, major and minor creeks and intermittent stream courses. A Class 4 stream is located along the northern property line of the eastern parcel. A Class 4 stream requires a 35-foot buffer, the stream and its associated buffer shall be protected within a Native Growth Protection Easement. Policy EN-70. Land uses on steep slopes should be designed to prevent property damage and environmental degradation, and to enhance greenbelt and wildlife habitat values by preserving and enhancing existing vegetation to the maximum extent possible. Protected slope areas are located on the northern portion of the eastern parcel; additional steep slopes are located off site within the SR 515 right-of-way. Any development on the steep slopes within the SR 515 right-of- way shall be required to obtain permits from the Washington State Department of Transportation (WSDOT). No development is proposed on the steep slopes on the northern portion of the eastern parcel and they shall be protected under a Native Growth Protection Easement. (b) Compliance with the Underlying Zoning Designation. The 3.81-acre site is designated Residential - 8 Dwelling Units per Acre (R-8) on the City of Renton Zoning Map. The proposed development would allow for the future construction of up to 20 new dwelling units and associated plat improvements. Density -The allowed density range in the R-8 zone is a minimum of 4.0 up to a maximum of 8.0 dwelling units per acre (dulac). Net density is calculated after critical areas, public rights-of-way, and private access easements are deducted from the gross acreage of the site. After the deduction of the Category 4 stream, protected slopes, proposed access easements, and proposed public right-of-way (46,491 square feet) from the 165,961 gross square foot site area (165,961 gross square feet -46,491 total deducted area = 119,470 net square feet = 2.74 net acres), the proposal would arrive at a net density of 7.3 dwelling units per acre (20 units I 2.74 acre = 7.3 dulac), which is within the allowed density range of the R-8 zone. Lot Dimensions -The minimum lot size permitted in the R-8 zone is 4,500 square feet for parcels greater than 1 acre in area or 5,000 square feet for parcels less than 1 acre in area. The subject site totals 3.81 acres in area; therefore a minimum lots size of 4,500 square feet is required. A minimum lot width of 50 feet is required for interior lots and 60 feet for corner lots. Lot depth is required to be a minimum of 65 feet. Proposed lot widths range from 50 to 106 feet and lot depths range from 90 feet to 105 feet. The proposed plat would create 20 lots with the following lot sizes: City of Renton PIBIPW Department KRISTEN WOODS PRELIMINARY PLA T 'reliminary Report to the Hearing Examiner LUAOS-OS6, PP, ECF PUBLIC HEARING DA TE August 23, 2005 Page 80f8 HEXRPT.doc Lot Number 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 Lot Size (square feet) 7,712 4,787 6,636 4,523 4,500 4,624 4,788 6,684 6,269 5,415 4,745 5,384 5,801 5,026 5,006 4,930 4,910 5,003 8,365 6,046 Access Private Access Easement Private Access Easement Private Access Easement Road A Road A Road A Road A Private Access Easement Private Access Easement Road A Road A Road A Road A Cedar Ave S (104th Ave SE) Cedar Ave S (104th Ave SE) Cedar Ave S (104th Ave SE) Cedar Ave S (104th Ave SE) Cedar Ave S (104th Ave SE) Private Access Easement Private Access Easement As proposed, all lots appear to be in compliance with the required lot width, depth and size standards as prescribed in the R-8 zone. In addition, the proposal includes two tracts one is for stormwater detention and the other is to protect sensitive areas. The proposed Open Space Tract (Tract A) is located along the northern portion of the eastern half of the subject site and is proposed to be 14,817 square feet in area. The Stormwater Detention Tract (Tract B) is located at the southwestern corner of the eastern portion of the subject site and is proposed to be approximately 8,315 square feet in area. Setbacks -The required setbacks for the R-8 zone are 15 feet in front for the primary structure and 20 feet for the attached garage, 5 feet along interior side yards, 15 feet for the primary structure for side yards along streets (including access easements) and 20 feet for the attached garage for side yards along streets (including access easements), and 20 feet for rear yards. The preliminary plat map indicates the setback lines on each lot, however Lots 4, 5, 16, and 17 show a 5-foot interior side yard setback from the access easements, the setback should be revised to show the side yard along a street setback which is 15 feet for the primary structure and 20 feet for an attached garage. In addition Lots 1, 8, and 9 show a 5-foot interior side yard setback along the frontage of Benson Drive S (SR 515), which should be revised to show the side yard along a street setback which is 15 feet for the primary structure and 20 feet for an attached garage. The setbacks will be verified at the time of building permit review, however each of the proposed lots appears to provide adequate area to comply with the required setbacks. Building Standards -The R-8 zone permits one single-family residential structure per lot. Each of the proposed lots would support the construction of one detached unit. Accessory structures are permitted at a maximum number of two per lot at 720 square feet each, or one per lot at 1,000 square feet in size. Building height in the R-8 zone is limited to 2 stories and 30 feet for primary structures and 15 feet for detached accessory structures. Maximum building coverage is limited to 35% of the lot area or 2,500 square feet, whichever is greater, for lots over 5,000 square feet in size. The proposal's compliance with each of these building standards will be verified prior to the issuance of building permits for each individual structure. City of Renton P/BIPW Department KRISTEN WOODS PRELIMINARY PLA T 'reliminary Report to the Hearing Examiner LUA05-056, PP, ECF PUBLIC HEARING DA TE August 23, 2005 Page90f9 HEXRPT.doc 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. (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 Cedar Avenue S (104th Avenue SE) along the eastern portion of the project and to the new internal public right-of-way (Road A) running through the western portion of the proposed development. All lots would gain access to public roadways either directly, or via private access easements. As proposed, lots comply with arrangement and access requirements of the Subdivision Regulations. 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. Each of the proposed lots satisfies the minimum lot area and dimension requirements of the R-8 zone. When considering the required setbacks, as well as access points for each lot, the proposed lots appear to have sufficient building area for the development of suitable detached single-family homes. Lots 2-7, 10-13, and 14-18 are rectangular in shape, while Lots 1, 19, and 20 have mostly rectangular features with 1 property boundary that is irregular in shape due to constraints such as sensitive areas or the SR 515 (Benson Drive S) right-of-way. Lots 8 and 9 are irregularly shaped due to such constraints as the location of Road A and the SR 515 (Benson Drive S) right-of-way. Lots 4-7, 10-13, and 14-18 all have front yards oriented towards a public right-of-way. Lots 1-3, 8, 9, 19, and 20 have front yards oriented towards private access easements. Property Corners at Intersections: All lot corners at intersections of dedicated public rights-of-way, except alleys, shall have minimum radius of 15 feet. There are no property corners to be dedicated for right-of-way purposed as part of this plat. (d) Reasonableness of Proposed Boundaries Access and Street Improvements: The subdivision proposes to provide access to the 13 new lots (Lots 1-13) on the western parcel via a new 42-foot wide public right-of-way (Road A). From the new roadway, a 26-foot wide access easement is proposed over Lots 4 and 5 to serve Lots 1-3, and a 20-foot wide joint-use driveway easement is proposed to serve Lots 8 and 9. The 7 new lots ~Lots 14-20) on the eastern parcel propose to gain access directly onto Cedar Avenue S (104t Avenue SE). From Cedar Avenue S proposed Lots 19 and 20 would be served by a 20- foot wide joint use driveway easement over Lots 16 and 17. The proposed 26-foot wide access easement over Lots 4 and 5 and the 20-foot wide joint-use driveway easement over Lots 16 and 17 have been designed with a hammerhead turnarounds over Lots 2, 3, and 20, which would provide an emergency access vehicle turnaround for the proposed development. Staff recommends the establishment of a homeowner's association or maintenance agreement for the development, which would be responsible for any common improvements and/or tracts within the plat. In addition, in order to ensure efficient emergency City of Renton P/BIPW Department KRISTEN WOODS PRELIMINARY PLA T 'reliminary Report to the Hearing Examiner LUA05-D56, PP, ECF PUBLIC HEARING DA TE August 23, 2005 Page 10 of 10 HEXRPT.doc access to the development is not obstructed, staff recommends the applicant be required to place "No Parking" signage near the hammerhead turnaround. In addition, no sidewalk was installed during the construction of S 32nd Place as apart of the Winsper Division 2 subdivision. Therefore, staff recommends as a condition of approval that sidewalks be extended from the Kristen Woods development to the west along the south side of S 32nd Place to the intersection of Wells Avenue S. In return for the extension of the sidewalks along S 32nd Place, the City will credit the project a portion of the applicable traffic mitigation fee in the amount of the total cost of the sidewalk improvements. The proposed subdivision is expected to generate additional traffic on the City's street system. To mitigate impacts to the local street system, a Traffic Mitigation Fee based on $75.00 per average daily trip generated by the project was imposed by the City's Environmental Review Committee. The proposed 20 new residential lots would be expected to generate approximately 191.4 new average weekday trips (20 new homes x 9.57 trips per home = 191.4). The fee for the proposed plat is estimated to be $14,355 (191.4 total trips x $75.00 = $14,355) and is payable prior to the recording of the plat. Topography: The topography of the subject site slopes from east to west. The eastern portion of the subject site has an approximate slope of 19%. The western portion of the subject site has an approximate slope of 14%. Steep slopes (slopes greater than 40%) are located on the project site. On the eastern portion of the subject site, the steep slopes are located along the northern portion of the site, in addition steep slopes are located along the eastern portion of the site within the Benson Drive South (State Route 515) right-of-way. On the western portion of the subject site, the steep slopes are located along the northeastern and southeastern portions of the site. The applicant submitted a geotechnical report prepared by Cornerstone Geotechnical, Inc dated December 29, 2004 with an addendum dated March 18, 2005. The report recommends building setbacks from steep slopes, provides information on existing surface and subsurface site conditions, as well as recommendations on site preparations and grading, structural fill, foundations, slabs-on-grade, drainage, utility work, and roadway paving. According to the report the steep slopes on and adjoining the subject site are the results of public or private road installation or widening, or public or private utility installation activities and therefore qualify for a modification per RMC 4-3-050N.2 which allows these slopes to be regraded. The report recommends a setback of 15 feet measured from the slope face to the nearest edge of the footing if the City does not approve the requested modification. The City has reviewed this modification request and concurs that the steep slopes located within the Benson Drive S right-of-way were caused during the construction of Benson Drive S and that these slope may be regraded with the proper approvals from the Washington State Department of Transportation (WSDOT). If the applicant does not obtain the appropriate permits from WSDOT or elects not to grade within the Benson Drive S right-of-way, the recommended 15-foot setback applies to the subject site. The City does not concur with the report's conclusions that the steep slopes located on the northern portion of the eastern half of the subject site are the result of a public or private utility project. Therefore, the slopes on the north portion of the eastern half of the subject site shall remain classified as protected slopes and the recommended 15-foot setback applies to the adjoining proposed lots. The required 15-foot building setback from the steep slope areas shall be recorded on the face of the final plat. The site is currently forested with a mix of deciduous and evergreen trees measuring up to 2 feet in diameter, shrubs, and emergent vegetation. As proposed approximately 80% of the existing vegetation will be removed during the construction of the proposed plat improvements. No vegetation removal is proposed within the steep slope area along the northeastern portion of the eastern half of the subject site. Temporary Erosion and Sediment Control Plan (TESCP) and the use 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 City of Renton PIBIPW Department KRISTEN WOODS PRELIMINARY PLA T 'reliminary Report to the Hearing Examiner LUA05-056, PP, ECF PUBLIC HEARING DA TE August 23, 2005 Page 11 of 11 HEXRPT.doc to the issuance of construction permits for the project. In addition, the project will be subject to the 2001 DOE manual regarding erosion control, as conditioned by the ERC. In addition a Class 4 stream is located at the base of the steep slope areas along the northern property line of the eastern parcel. A 3S-foot buffer is required from the edge of a Class 4 stream. The applicant has proposed protecting the Class 4 stream and it's associated 3S-foot buffer and the steep slope areas within a 14,817 square foot Open Space Tract (Tract A). RMC Section 4-3- OSOE.4 requires that a Native Growth Protection Area (NGPA) shall be instituted to protect critical areas including protected slopes and Class 4 streams. The NGPA shall be delineated with a split rail fence, or other fence approved by the Development Services Division Project Manager and identified with signage as approved by the Development Services Division Project Manager. Plans detailing the fencing and signage proposed are to be submitted at the time of Utility Construction Permit for review and approval and shall be installed prior to final plat approval. Relationship to Existing Uses: The subject site is currently undeveloped. The surrounding area includes single-family residences developed under the R-8 zoning designations and similar King County Development Standards. The proposed lots are compatible with other existing and newly created lots in this area of the City. The proposal is consistent with the intent of the both the Comprehensive Plan and Zoning Code and would not be out of character with the 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 fees. Therefore, the City's Environmental Review Committee is requiring the applicant to pay a Fire Mitigation Fee based on $488.00 per new single-family home. The fee is estimated at $9,760.00 (20 new lots x $488.00 = $9,760.00) and is payable prior to the recording of the plat. Recreation: The proposal does not provide on-site recreation areas for future residents of the proposed plat. There are no existing recreationaf facilities in the immediate vicinity of the subject property and it is anticipated that the proposed development would generate future demand on existing City Parks and recreational facilities and programs. Therefore, the City's Environmental Review Committee is requiring the applicant to pay a Parks Mitigation Fee based on $S30.76 per new single-family home. The fee is estimated at $10,61S.20 (20 new lots x $S30.76 = $1 0,61S.20) and is also payable prior to the recording of the plat. Schools: The site is located within the boundaries of the Renton School District No. 403. According to the Draft Environmental Impact Statement for the City of Renton Land Use Element (January 16, 1992), the City of Renton has a student generation factor of 0.44 students per single-family residential dwelling. Based on the student generation factor, the proposed plat would potentially result in 9 additional students (0.44 x 20 = 8.8). The schools would include: Talbot Hill Elementary for the western parcel and Cascade Elementary for the eastern parcel, Dimmitt Middle School for the western parcel and Nelsen Middle School for the eastern parcel, and Renton High School for the western parcel and Lindberg High School for the eastern parcel. The school district has indicated that they would be able to handle to additional students coming from the proposed development. Storm Water: The applicant submitted a Drainage Report prepared by Offe Engineers, PLLC, dated March 7, 200S. The existing runoff for the easterly portion of the subject site sheet flows to the west over the cut slope for Benson Drive S, across the sidewalk and into the catch basins located within the gutter. A small portion flows into the northerly drainage course, which flows west into the Benson Drive S conveyance system. The runoff then continues north for approximately one mile towards Rolling Hills Creek. The existing runoff for the westerly portion of the subject site sheet flows to the west onto existing residential properties and into the Winsper City of Renton P/BIPW Department KRISTEN WOODS PRELIMINARY PLA T 'reliminary Report to the Hearing Examiner LUA05-056, PP, ECF PUBLIC HEARING DATE August 23. 2005 Page 12 of 12 subdivision conveyance system. The drainage continues through the detention pond for Winsper then is conveyed to the Panther Creek wetland at the bottom of the hill. The surface water runoff that will be created as a result of the construction of the plat improvements and subsequent single-family residences is proposed to be tightlined into two onsite detention vaults. Staff from the City's Plan Review Section noted that the project drains to both the Rolling Hills and Panther Creek Basin, sub-basin of the Black River. Both of these basins have been identified as having existing erosion and water quality problems. As a condition imposed by the City's Environmental Review Committee, this project is required to meet a higher standard for flow control. Besides meeting the basic design requirements, the project must also provide detention for the 100-year storm event with an additional 30% safety factor for the detention volume. Or, as an alternative, the project may apply the 2005 King County Surface Water analysis and design standards, for both flow control (Conservation flow control) and water quality. The report submitted with this application was not complete and did not conform to either of these design standards. The preliminary assumptions, as made in the drainage narrative provided with the application, do provide enough information to determine basic design features. Therefore, it appears that the proposed site plan is feasible with regard to drainage system components. However the final design and review may dictate some variation. Staff recommends as a condition of approval that the storm water detention tract (Tract B) be fenced, landscaped, and irrigated (unless drought tolerant plants are used). A 6-foot chain link fence with black vinyl covering shall be installed around the perimeter of Tract B. Tract B shall be landscaped with plant materials that will provide a year-round dense screen within three (3) years from the time of planting. The applicant is to submit a landscape plan for the review and approval of the Development Services Project Manager prior to recording of the plat. 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 plat. Water and Sanitary Sewer Utilities: The western parcel is served by the City of Renton water and the eastern parcel is served by the Soos Creek Water and Sewer District. There is an existing 12-inch City of Renton water main in the vicinity of S 32nd Street, running north and crossing the northern portion of the site. The site is in the 490 water pressure zone. Static pressure at street level is approximately 109 psi. A Certificate of Water Availability was submitted with the application from the Soos Creek Water and Sewer District. The certificate indicates that water is available to the subject site at a rate of 1,000 gpm for a 2-hour duration. The water improvements required for the western parcel include a minimum 8-inch diameter water main (with associated hydrants) to serve the internal lots with domestic water and fire service and pressure reducing valves for the individual homes. A System Development Charge at the rate of $1,525 per single-family building lot (within the City Service Area) shall be paid at the time of Utility Construction Permit. The water improvements required for the eastern parcel include the installation of approximately 185 lineal feet of water main. All plans shall be approved by and meet the requirements of the Fire Marshall and Soos Creek Water and Sewer District. The western parcel is served by the City of Renton sewer, and the eastern parcel is served by the Soos Creek Water and Sewer District. Sewer mains are extended to the western parcel along the west and south property lines. New sewer main extensions will be required by the City and the Soos Creek Water and Sewer District to serve the new lots created by the subdivision. A System Development Charge at the rate of $900 per new single-family lot (within the City service area) shall be paid at the time of Utility Construction Permit. Sewer plans for the eastern parcel shall comply with the requirements of KCWTD and shall be submitted to the Soos Creek Water and Sewer District for review and approval. H. RECOMMENDATION: HEXRPT.doc City of Renton PIBIPW Department KRISTEN WOODS PRELIMINARY PLA T PUBLIC HEARING DA TE August 23, 2005 'reliminary Report to the Hearing Examiner LUA05-056, PP, ECF Page 13 of 13 Staff recommends approval of the Kristen Woods Preliminary Plat, Project File No. LUA-05-056, PP, ECF subject to the following conditions: 1. A homeowner's association or maintenance agreement shall be created concurrently with the recording of the plat in order to establish maintenance responsibilities for this development. A draft of the document(s), if necessary, shall be submitted to the City of Renton Development Services Division for review and approval by the City Attorney and Property Services section prior to the recording of the plat. 2. The applicant shall place "No Parking" signage near the emergency vehicle hammerhead turnaround serving the development. The satisfaction of this requirement shall be subject to the Development Services Division prior to recording of the plat. 3. The applicant shall extend sidewalks from the western end of Road A to the west along the southern portion of S 32nd Place to the intersection of S 32nd Place and Wells Avenue S. The City shall credit the applicant a portion of the traffic mitigation fee in the amount of the total cost of constructing the sidewalk linkage. The sidewalks shall be installed during the construction of the plat improvements, plans providing the sidewalk detail shall be submitted at the time of Utility Construction Permit Application. 4. No building shall occur within 15 feet of protected slope areas. The protected slope areas within the SR 515 (Benson Drive S) right-of-way may be regraded to less than a 40% slope provided that the required permits are obtained from WSDOT. If the slopes are not regraded, no building shall occur within 15 feet of these slopes. A note to this effect shall be recorded on the face of the final plat. The 15-foot building setback line from the steep slope areas shall be shown on the face of the final plat map. 5. The Open Space Tract (Tract A) shall be established as a Native Growth Protection Area and shall be signed and fenced with a split rail or other approved fence. Plans detailing the fencing and signage proposed shall be submitted at the time of Utility Construction Permit for review and approval by the Development Services Division Project Manager. The fencing and signage shall be installed prior to final plat approval. A Native Growth Protection Easement shall be recorded over Tract A. A note indicating the presence of such easement shall be placed on the face of the final plat. 6. The storm water detention tract (Tract B) shall be fenced, landscaped, and irrigated (unless drought tolerant plants are used). A 6-foot chain link fence with black vinyl covering shall be installed around the perimeter of Tract B. Tract B shall be landscaped with plant materials that will provide a year-round dense screen within three (3) years from the time of planting. The applicant is to submit a landscape plan for the review and approval of the Development Services Project Manager prior to recording of the plat. EXPIRATION PERIODS: Preliminary Plats (PP): If the final plat is not filed within five (5) years of the dates of approval, the preliminary plat shall be null and void. HEXRPT.doc ~M-F R-8 " R-8 R-8 ~ C/) Q) ~ ..c: ...... 0) 0 ....-I f ~ ~ ~ a5 ~ > < ..c: a5 ...... > to < ~ t.a 0 ....-I ..c: ...... CO 0 ....-I 172nd St. R-l0 KRISTEN WOODS ~ ~~_!EIGHBORHOOD PLAN H4 ~ IJIJII04 29 T23N R5E W 1/2 m9 f\'1 ~ 0- t • ! I f ;!I ! I i J N.W. 1/4, S.W. 1/4, SECTION 29, TWP. 23 N., RGE. 5 E., W.M. LAND USE ACTION NO. 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S*nt+ L .... -... !2."~ p' -" .. r ---o ~'" "'. -,~~!-. . -. .. ---_!!_ _.... -. .. _ 2 ,. 2 CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE-MITIGATED MITIGATION MEASURES APPLICATION NO(S): PROJECT NAME: APPLICANT: LOCATION OF PROPOSAL: LUA05-056, PP, ECF Kristen Woods Preliminary Plat John Tamburelli, Davis Real Estate Group 3200 Block of Benson Drive S DESCRIPTION OF PROPOSAL: The applicant is requesting Preliminary Plat Approval and Environmental (SEPA) Review for the subdivision of a 165,961 square foot site. The subject site is zoned Residential-8 Dwelling Units per Acre (R-8) and the proposal is to subdivide it into 20 lots, a drainage tract (Tract B), and an open space tract (Tract A). Proposed lot areas range from 4,500 square feet to 8,365 square feet in area. Benson Drive South (State Route 515) bisects the project site from north to south. LEAD AGENCY: MITIGATION MEASURES: The City of Renton Department of Planning/Building/Public Works Development Planning Section 1. The site work and construction of the proposed plat and the future construction of the single-family residences shall comply with the recommendations contained within the geotechnical report prepared by Cornerstone Geotechnical, Inc. dated December 29, 2004 with an addendum dated March 18, 2005. 2. A 15-foot building setback is required from the top of the steep slope located on the northeastern portion of the eastern half of the subject site. If the applicant does not obtain the appropriate permits from WSDOT or elects not to grade within the Benson Drive S right-of-way, the recommended 15-foot setback applies to the proposed lots abutting the steep slopes within the Benson Drive S right-of-way. 3. The project shall be required to comply with the Department of Ecology's (DOE) Manual for erosion control measures. 4. The applicant shall be required to perform all earthwork activities in the drier summer months (April-October) unless otherwise approved by the City's Development Services Division. 5. The applicant shall install a silt fence along the down slope perimeter of the area to be disturbed. The silt fence shall be in place before clearing and grading is initiated and shall be constructed in conformance with the specifications presented in the 1998 King County Surface Water Design Manual. This condition shall be required during the construction of both off-site and on-site improvements as well as building construction. 6. The project contractor shall perform daily review and maintenance of all erosion and sedimentation control measures at the site during the construction of both on-site and off-site improvements as well as building construction. 7. The project engineer shall submit weekly reports on the status and condition of the erosion control plan with any recommendations of change or revision to maintenance schedules to the Public Works Inspector. 8. Certification of the installation, maintenance, and proper removal of the erosion control facilities shall be required prior to recording of the plat. 9. Besides meeting the basic design requirements, the project must also provide detention for the 100-year storm event with an additional 30% safety factor for the detention volume. Or, as an alternative, the project may apply the 1998 King County Surface Water analysis and design standards, for both flow control (Level 2 flow control) and water quality. 10. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 for each new single-family residence prior to the recording of the final plat. 11. The applicant shall construct the stormwater detention vault and overlaying roadway to support the weight of a 3-axle, 80,000-pound Fire Apparatus. 12. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per new average daily trip attributed to the project prior to the recording of the final plat. 13. 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. 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 July 11,2005. The full amount of the fee charged for said foregoing publication is the sum of$118.00. "\U .. II,,,/. ~~ ~,,~~ L.B~"', ~O~"OTJlJ? :;.,O~ ~~ r:.l" ... 'p-.. -Tom Meagher : C"Il i EXp. = Legal Advertising Representative, King County Journal: ~\ 04/2812009 ~ E Subscribed and sworn to me this 11th day of July, 2005. \~'" ~Lt~1 ~ Oh ~ "'" ~. WA: ~" ... "",.. .. ,"~ Jody ltBarton 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, WASIDNGTON The Environmental Review Committee has issued a Determination of Non-Signifi-amce- Mitigated for the following project under the authority of the Renton Municipal Code. Kristen Woods Preliminary Plat LUA05-056, PP, ECF Location: 3200 Block of Benson Drive S. The applicant is requesting Preliminary Plat Approval and Environmental (SEPA) Review for the subdivision of a 165,961 square foot site. The subject site is zoned Residential-8 Dwelling Units per Acre (R-8) and the proposal is to subdivide it into 20 lots, a drainage tract (Tract B), and an open space tract (Tract A). Proposed lot areas range from 4,500 square feet to 8,365 square feet in area. Benson Drive South (State Route 515) bisects the project site from north to south. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on July 25, 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. A Public Hearing will be held by the Renton Hearing Examiner in the Council Chambers, City Hall, on August 23, 2005 at 9:00 AM to consider the Preliminary Plat. If the Environmental Deter-mination is appealed, the appeal will be heard as part of this public hearing. Interested parties are invited to attend the public hearing. Published in the King County Journal July 11,2005. #859647 Mr. John Tambourelli EasteyLLC 1201 Monster Road Suite 320 Renton, Wa. 98055 Subject: Site Evaluation/Stream Kristen Woods 104th Avenue SE, south of Mill Avenue Renton, Washington Parcel # 2923059010 Dear Mr. Tambourelli: AlderNW July 13, 2005 Project No. 70605 As requested we competed a site evaluation for the property located between 104th Avenue SE and 104th Avenue SE, at South 32nd Place, if extended, in the City of Renton. h is identified as King County Parcel #32923059010. The location of the property is shown on the Vicinity Map (Figure 1). The purpose of this work was to conduct an evaluation to determine if there is a stream within the ravine crossing the north end of the property. Our scope of work included a site visit on July 6, 2005, at which time we completed our site evaluation. Our site observations were generally directed toward the ravine at the north end of the property. SITE CONDITIONS The subject property is an irregularly shaped property with an area of approximately 3.8 acres. The property is bounded on the west by Benson Drive SE (S.R 516) and on the east by 104th Avenue SE. Adjacent properties to the north and south, and on the east side of 1 04th Avenue SE ate occupied by existing residential development. The property on the west side of Benson Drive SE is currently undeveloped and is occupied by a mixed forest stand with Douglas fir (Pseudotsuga menziesii), and big leafmaple (Acer macrophyllum), as the common tree species. At present the subject site is undeveloped and is occupied by a mixed forest stand with Douglas fir, big leaf maple as the predominant tree species. Also present are scattered, red alder (Alnus rubra), and black cottonwood (Populus balsamifora)]. Topographically, the property generally slopes down from the northeast east property comer on 104th Avenue SE at about elev. 360 to about elev.320 along the west property line. The topography continues sloping somewhat more steeply down from the property line to Benson Drive SE. This area is part of the road right-of way and was graded for construction of the road way. 518 North 591h Street, Seattle, Washington 981 03-Phon~ (206)783-1036 email aldernW@Comcast.net Mr. John Tambourelli July 13, 2005 There is a steep sided ravine across the north end of the property. This ravine originates off the northeast property comer and extends across the property to the northwest property comer where it broadens and was graded for construction of the roadway. On the west side of the roadway there is a quite broad topographic swale. Storm water run--offis discharged from a 24" diameter culvert, into the head of the ravine, just off the northeast property comer. At the lower end of the ravine there was grading for construction of Benson Drive SE. This construction work included grading on the side slope above the road way and the creation of a low berm which impound surfuce water in a shallow pond. Silt has accumulated in this pond and apparently blocks an outlet draining to the storm drainage system in Benson Drive SE. We walked along the base of the ravine and noted the presence of defined channel indicating surface water flow through the ravine. At the time of our observations on July 6, there was no water flow into the head of the ravine from the storm drain outfall and there was no surface flow within the upper section of the ravine. Starting about half-way down the ravine there was slight surface flow within the channel and there was shallow surface water within the "pond". There was no apparent outflow from the pond although there was seepage emerging on the slope below the pond. Surface water flows through the base of the ravine are collected in the pond where the surface water apparently infiltrates and/or is collected and directed into the storm drain system in Benson Drive SE. We noted seepage on the slope below the "pond." This surface water is collected in the road gutter and is directed into catch basins. We observed conditions in the broad swale on the west side of Benson Drive SE. This area is overgrown in Himalayan blackberry (Rubus discolor). There is no indication that there has been surface water movement in a channel. It is our interpretation that the channel running through the base of the ravine meets the criteria for designation as a seasonal stream. This short seasonal stream segment drains directly into the storm drainage system and does not have any extension across Benson Drive SE across the property to the west of the subject property. It is not included on the City of Renton Water Class Maps. Over its length the stream has an average gradient of approximately 20%. The stream center line and south bank of the stream as shown are based on the topographic and site information included on the site topographic survey. In accordance with provisions of the City of Renton Critical Area Ordinance, the stream meets the criteria for designation as a City of Renton Class 4 Water. "Class 4 Waters are non-salmonid bearing intermittent waters during years of normal rainfall ... " The standard buffer for Class 4 Waters is 35 feet. The proposed Kristen Woods Development is being designed include the ravine along the north end of the property in an Open Space Tract. This open space tract includes the seasonal stream and the 35ft buffer, as illustrated on the attached Site Map (Figure 2). This tract as designed provides stream protection as required in the City of Renton Sensitive Area regulations. We trust the information presented is sufficient for your current needs. If you have any questions or require additional information, please call. Sincerely yours, 1~~G)')jAJA.-• Garet P. Munger " .. v .. rr Project Scientist Encl.: Vicinity Map -Figure I Site Map -Figure 2 Project No. 70605 Page No. 2 lIS Selected PaK:eis 1:' County 'Boundary Streets ALDERNW o o Legend PaK:e1s Lakes and talge Rivers 1"/ Streams VICINITY MAP Kristen Woods Renton, Washington Project No.123004 Date July, 2005 Figure _----CATCH BASIN TYPE II APPROXIMATE SCALE 50 o 50 100 feet ..... ------~ CATCH BASIN TYPE II CATCH BASIN TYPE I SANITARY SEWER MANHOLE A derNW -!, .' SITE MAP Kristen Woods Renton, Washington t j(' ~ Proj. No.70605 I Date July. 2005 I Figure 2 280 270 260 250 360 350 340 330 DLO DNlgn Drawn 08/08/2001 Dat. ProJeot No. w U ~ a. "0 c PI .:I: ~ ::l 0 VI I ~ ::l. 0 VI w ::l Z w ~ 0:: C§ .L.J . U WEST ACCESS DRIVEWAY (LOT 4/5) .0 :('1 :~ :0 : ....I m ("}~NN\N$ ~. ON • O(\j(~~ 0 (~ • ......•.......... ~\}~ .. ~\lG -CO ~ . ~~C~\\j~O EAST ACCESS DRIVEWAY (LOT 16/17) nnnnENGINEERS KRISTEN WOODS PLAT 1" • 10' VERT. ~ 1" • 40' HOR. .. ~ r-----------____________ ~8~. DmK~_ ....... Fig ... No. CDI'rAoC::DDAIIIIU.~P ... TRACT PROFILES FIG 01 Kathy Keolker-Wheeler, Mayor July 26, 2005 John Tamburelli Davis Real Estate Group 1201 Monster Road SW #320 Renton, WA 98055 SUBJECT: Kristen Woods Preliminary Plat LUA05-056, PP, ECF Dear Mr. Tamburelli: CITY _F RENTON PlanningIBuilding/Public Works Department Gregg Zimmerman P.E., Administrator This letter is to inform you that the appeal period has 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 July 5, 2005. A Hearing Examiner Public Hearing has been scheduled for August 23, 2005, where plat conditions may be issued. The applicant or representative(s) of the applicant are required to be present. A copy of the staff report Will be mailed to you one week before the hearing. If you have any questions, please feel free to contact me at (425) 430-7219. Associate Planner cc: Richard & Rose Eastey I Owner Mike Davis I Applicant Patty & Ron John, Marilyn Tatro, George Graham, Richard Morris, Rich Parteet, Michael Leahy I Parties of Record ------I""':'"05-5-S--o-u-::"th-:O--r-ad--y-W,--a-y---=-R-en-t-on-,-w,-a-sh-:-in-g-to-n-98-0-5-5 ------~ ® This paper contains 50% recyded material, 30% post consumer AHEAD OF THE CURVE Kathy Keolker-Wheeler, Mayor July 21,2005 John Tamburelli Davis Real Estate Group 1201 Monster Road SW Suite 320 Renton, W A 98055 CITY .F RENTON Planning/BuildinglPublic Works Department Gregg Zimmerman P.E., Administrator RE: Kristen Woods Preliminary Plat (Renton File No. LUA05-056, PP, ECF) Dear Mr. Tamburelli; This letter is to inform you of additional information required to review the Kristen Woods Preliminary Plat. Per our previous phone conversations the following information is required to be submitted prior to August 9th, 2005: 1. 3 copies of a revised Landscape Plan and 1 reduced 8 Yz" x 11" PMT including the location, size, spacing, and names of proposed shrubs, trees, and ground cover proposed within the required 5-foot landscaped strip. 2. 3 copies of a stream study specifying whether or not the drainage course that runs along the northern portion of the eastern half of the subject site meets' the City of Renton's definitiori of a stream per RMC 4-11-190. If the drainage course does meet the definition of a stream, please provide a full environmental review of the stream including a classification and the required stream buffer in accordance with the City's recently adopted Critica1 Areas Ordinance No. 5137 (attached). If the request item's are not received prior to August 9th, 2005, the project will be placed on hold and the hearing currently scheduled for August 23rd, 2005 will be rescheduled for a later date. Please feel free to contact me with any questions at (425) 430-7219. Sincerely, Associate Planner Enclosure ------------1-O-55-S-o-u-th-G-r-ad~y-W-a-y---R-e-nt-o-n,-W-a-Sh-i-ng-to-n--98-0-5-5------------~ * This paper contains 50% recycled material, 30% post consumer AHEAD OF THE CURVE 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: Krioten Wood. Preliminary Plat PROJECT NUMBER: LUAOS·OSB, PP, ECF LOCATION: 3200 Btock 01 Banaon Drlvo S DESCRIPTION: The applicant t. requesting Preliminary Ptot Approval and Environmental (SEPA) Review for the lubdlvllion of • 165,981 square foot lite. The subject ,he Is zoned R •• ldentlal-8 Dwelling Units per Acre (R-8) and the propo •• II. to subdivide It Into 20 lots,. drainage tract (Tract B), and an open space tract (Tract A). Proposed lot .rea, range from 4,500 .qua,. feet to 8.385 square feet In area. Sanac" Drive South (State Route 515) bl_ tho pro)ect .He from north to 10uth. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITIEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. Appoall of the environmental dotennlnstlon muot be filed In wrHIng on or before 5:00 PM on July 25, 2005. Appeal. muot be filed In wrftlng together wtth tho required $75.00 application I .. with: H .. rfng examiner, City 01 Renton, 10115 South Grady Way, Renton, WA "055. Appeall to the Examln .. are governed by City 01 Renton Municipal Code _Ion 4-8-110.B. Addltlonel Infonnotlon regarding tho appeal prooso. may be obtained from the Renton City Clerk'. OffIce, (425) .qo.e51 O. A PUBLIC HEARING WILL BE HELD BY THE RENTON HEARING EXAMINER AT HIS REGULAR MEETING IN THE COUNCIL CHAMBERS ON THE 7TH FLOOR OF CITY HALL, 1055 SOUTH GRADY WAY, RENTON, WASHINGTON, ON AUGUST 23, 2005 AT 9:00 AM TO CONSIDER THE PRELIMINARY PLAT. IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, THE APPEAL WILL BE HEARD AS PART OF THIS PUBLIC HEARING. FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEVELOPMENT SERVICES DIVISION AT (425) 430·7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION Please Includ. the project NUMBER vman calling for""'~"ldIntlflcatlon. I CERTIFICATION I, Ocrc k:... Jc:(..~~ , her~by certify that ..::s. copies of the above docume~1-""-'~"""'\\ were posted by me In ~ conspICuoUS places or nearby the described property O,ll:"'-~~ •. ~'.~~~\\\\ _ _ _ ~ ~\.·\sS\Otv i··.-<l~ 'I DATE' 7-""'" /'\ <' S q~---i'h /?" Q :-~ *0'. () '/ . [ -U .> IGNED: ~ ~ -~.';;+SS':/O'NOTARY '5)": ~ ~ I : () _._ Ill(/) : : I . A TIEST: Subscribed and sworn before me, a No ry public, in and for the State of W)!shington reSiding i '" '. PUBLIC ,. 5~C4frU ,on the 1'1 day of.......:;q-.:t.""""~-')"-.:::C':::O.=:.....!...-___ Uh:' ill' CO :'~; NOTARY PUBLIC SIGNA :.<?~:~ .... ~C5: Of:"\tVhS\-'\\~,: ". 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: Kristen Woods Preliminary Plat PROJECT NUMBER: LUA05-056, PP, ECF LOCATION: 3200 Block of Benson Drive S DESCRIPTION: The applicant Is requesting Preliminary Plat Approval and Environmental (SEPA) Review for the subdivision of a 165,961 square foot site. The subJect site Is zoned Resldentlal-8 Dwelling Units per Acre (R-8) and the proposal Is to subdivide It Into 20 lots, a drainage tract (Tract B), and an open space tract (Tract A). Proposed lot areas range from 4,500 square feet to 8,365 square feet In area. Benson Drive South (State Route 515) bisects the proJect site from north to south. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. Appeals of the environmental determination must be flied In writing on or before 5:00 PM on July 25, 2005. Appeals must be flied In writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Additional Information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. A PUBLIC HEARING WILL BE HELD BY THE RENTON HEARING EXAMINER AT HIS REGULAR MEETING IN THE COUNCIL CHAMBERS ON THE 7TH FLOOR OF CITY HALL, 1055 SOUTH GRADY WAY, RENTON, WASHINGTON, ON AUGUST 23, 2005 AT 9:00 AM TO CONSIDER THE PRELIMINARY PLAT. IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, THE APPEAL WILL BE HEARD AS PART OF THIS PUBLIC HEARING. FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEVELOPMENT SERVICES DIVISION AT (425) 430-7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION Please include theprojectNUMBERwhen¢alllngfor,p~petJllelclElnti'lcatIO'n~ CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the ih day of July, 2005, I deposited in the mails of the United States, a sealed envelope containing ERC Determination documents. This information was sent to: Agencies John Tamburelli Mike Davis Richard & Rose Eastey Patty & Ron John Marilyn Tatro George Graham Richard Morris Rich Perteet Michael Leahy (Signature of Sender)j,~ ~ STATE OF WASHINGTON ) ) SS COUNTY OF KING ) See Attached Contact Applicant Owners Parties of Record Party of Record Party of Record Party of Record Party of Record Party of Record 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: 7--;?{,? ~ C> 5 -----~- '\ . '\. Notary (Print):_~~_n_t?1_n_n_R __ . _4_te __ ~_a __ --4~~':""""""=-=-~~O\ My appointment expires: :5~ /q, Oh ~ ~ ; ,; ,; --------------------------------------------~~~~~~~~ Kristen Woods Preliminary Plat LUA05-056, 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 * 4717W 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 Olym2ia, 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 I I I~Je Kathy Keolker-Wheeler, Mayor July 7,2005 John Tamburelli Davis Real Estate Group 1201 Monster Road SW #320 Renton, WA 98055 SUBJECT: Kristen Woods Preliminary ptat LUA05-056, PP, ECF Dear Mr. Tamburelli: CITY -'F RENTON Planning/BuildingIPuhlic Works Department Gregg Zimmerman P.E., Administr~tor This letter is written on behalf of the Environmental Review Committee (ERG) and is to advise you that they have completed their review of the subject project. The ERC issued a threshold Determination of Non-Significance-Mitigated with Mitigation Measures. Please refer to the enclosed Mitigation Measures document. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on July 25, 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 Cod~Section 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. A Public Hearing will be held by the Renton Hearing Examiner in the Council Chambers on the seventh floor of City Hall, 1055 South Grady Way, Renton, Washington, on August 23, 2005 at 9:00 AM to consider the Preliminary Plat. The applicant or representatlve(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.inplarining 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)430-7219. Fort;;/7/J/W Commm ••• ~&I Associate Planner cc: Patty &'Ron John, Marilyn Tatro, George Graham, Richard Morris, Rich Perteet, Michael Leahy I Parties of Record ' Richard & Rose Eastey I Owner Mike Davis I Applicant Enclosure ------------I~O~55~S~o-u~ili-G~r-oo~y~~~a-y--~R-e-m-on-,-~-a-sh~i-ng-to-n--98-0-5-5-,------------~ <it) This paper contains 50"10 recycled material, 30% post consumer AHEAD OF THE CURVE .:r.t CITY~F RENTON Kathy Keolker-Wheeler. Mayor PlanningIBuildinglPublic Works Department Gregg Zimmerman P.E., Administrator July7,2005 Washington State Department of Ecology Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 Subject: Environmental Determinations Transmitted herewith is a copy of the Environmental Determination for the following project reviewed by the Environmental Review Committee (ERC) on July 5, 2005: DETERMINATION OF NON-SIGNIFICANCE -MITIGATED PROJECT NAME: PROJECT NUMBER: LOCATION: DESCRIPTION: Kristen Woods Preliminary ,Plat LUA05-05Q, PP, ECF 3200 Block of Benson Drive S The applicant Isreque$ting Preliminary Plat Approval and Environmental (SEPA) Review for· the subdivision of a 165,961 square foot site. The subject' site Is zoned Residential-8 Dwelling Units per Acre (R-8) and the proposal 'Is to subdivide it into 20 lots, a drainage tract (Tl'actB), and an open space tract (Tract A). Proposed lot areas range-from 4,500 s'quare feet to 8,365', square feetln area. BenSon Drive South (State Route 515) bisects the project site from north to south. Appeals of the environmental, determination must be filed In writing on or before 5:00 PM on July 25; 2005. Appeals mList 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) 430-7219, For the En~r"e e~ntt~al Rleview Committee, ~'~ Jill Hall Associate Planner cc: King County Wastewater Treatment Division WDFW, Stewart Reinbold David F. Dietzman, Department of Natural Resources WSDOT, Northwest Region Duwamish Tribal Office Karen Walter, Fisheries, Muckleshoot Indian Tribe (Ordinance) Melissa Calvert, Muckleshoot Cultural Resources Program US Army Corp. of Engineers Stephanie Kramer, Office of Archaeology & Historic Preservation _E_n_cl_os_u_re ___ "-lO""'S-=S-:S"--Ou_t-:-h_o_ra_d"-y_w:_a_y __ -=R_e-nt-o-n,-W:-a-s-hl-.n-gt-o-n-9-g-0S-S-------~ * This paper contains 50% recycled material. 30% post consumer AHEAD OF THE CURVE CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) APPLICATION NO(S): LUA05-056, PP, ECF APPLICANT: John Tamburelli PROJECT NAME: Kristen Woods Preliminary Plat DESCRIPTION OF PROPOSAL: The applicant is requesting Preliminary Plat Approval and Environmental (SEPA) Review for the subdivision of a 165,961 square foot site. The subject site is zoned Residential-8 Dwelling Units per Acre (R-8) and the proposal is to subdivide it into 20 lots, a drainage tract (Tract B), and an open space tract (Tract A). Proposed lot areas range from 4,500 square feet to 8,365 square feet in area. Benson Drive South (State Route 515) bisects the project site from north to south. LOCATION OF PROPOSAL: LEAD AGENCY: 3200 Block of Benson Drive S 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 July 25, 2005. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. PUBLICATION DATE: DATE OF DECISION: SIGNATURES: ~~4~ L.r~ler, Fire Chief Renton Fire Department July 11, 2005 July 5,2005 DATE ' DATE ; CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE-MITIGATED MITIGATION MEASURES APPLICATION NO(S): PROJECT NAME: APPLICANT: LOCATION OF PROPOSAL: LUA05-056, PP, ECF Kristen Woods Preliminary Plat John Tamburelli, Davis Real Estate Group 3200 Block of Benson Drive S DESCRIPTION OF PROPOSAL: The applicant is requesting Preliminary Plat Approval and Environmental (SEPA) Review for the subdivision of a 165,961 square foot site. The subject site is zoned Residential-8 Dwelling Units per Acre (R-8) and the proposal is to subdivide it into 20 lots, a drainage tract (Tract B), and an open space tract (Tract A). Proposed lot areas range from 4,500 square feet to 8,365 square feet in area. Benson Drive South (State Route 515) bisects the project site from north to south. LEAD AGENCY: MITIGATION MEASURES: The City of Renton Department of Planning/Building/Public Works Development Planning Section 1 . The site work and construction of the proposed plat and the future construction of the single-family residences shall comply with the recommendations contained within the geotechnical report prepared by Cornerstone Geotechnical, Inc. dated December 29, 2004 with an addendum dated March 18, 2005. 2. A 15-foot building setback is required from the top of the steep slope located on the northeastern portion of the eastern half of the subject site. If the applicant does not obtain the appropriate permits from WSDOT or elects not to grade within the Benson Drive S right-of-way, the recommended 15-foot setback applies to the proposed lots abutting the steep slopes within the Benson Drive S right-of-way. 3. The project shall be required to comply with the Department of Ecology's (DOE) Manual for erosion control measures. 4. The applicant shall be required to perform all earthwork activities in the drier summer months (April-October) unless otherwise approved by the City's Development Services Division. 5. The applicant shall install a silt fence along the down slope perimeter of the area to be disturbed. The silt fence shall be in place before clearing and grading is initiated and shall be constructed in conformance with the specifications presented in the 1998 King County Surface Water Design Manual. This condition shall be required during the construction of both off-site and on-site improvements as well as building construction. 6. The project contractor shall perform daily review and maintenance of all erosion and sedimentation control measures at the site during the construction of both on-site and off-site improvements as well as building construction. 7. The project engineer shall submit weekly reports on the status and condition of the erosion control plan with any recommendations of change or revision to maintenance schedules to the Public Works Inspector. 8. Certification of the installation, maintenance, and proper removal of the erosion control facilities shall be required prior to recording of the plat. 9. Besides meeting the basic design requirements, the project must also provide detention for the 100-year storm event with an additional 30% safety factor for the detention volume. Or, as an alternative, the project may apply the 1998 King County Surface Water analysis and design standards, for both flow control (Level 2 flow control) and water quality. 10. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 for each new single-family residence prior to the recording of the final plat. 11. The applicant shall construct the stormwater detention vault and overlaying roadway to support the weight of a 3-axle, 80,OOO-pound Fire Apparatus. 12. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per new average daily trip attributed to the project prior to the recording of the final plat. 13. 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. CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE-MITIGATED ADVISORY NOTES & CONDITIONS APPLICATION NO(S): LUA05-056, PP, ECF PROJECT NAME: Kristen Woods Preliminary Plat APPLICANT: John Tamburelli, Davis Real Estate Group LOCATION OF PROPOSAL: 3200 Block of Benson Drive S DESCRIPTION OF PROPOSAL: The applicant is requesting Preliminary Plat Approval and Environmental (SEPA) Review for the subdivision of a 165,961 square foot site. The subject site is zoned Residential-8 Dwelling Units per Acre (R-8) and the proposal is to subdivide it into 20 lots, a drainage tract (Tract B), and an open space tract (Tract A). Proposed lot areas range from 4,500 square feet to 8,365 square feet in area. Benson Drive South (State Route 515) bisects the project site from north to south. LEAD AGENCY: The City of Renton Department of Planning/Building/Public Works Development Planning Section Advisory Notes to Applicant: The following notes are supplemental information provided in conjunction with the environmental determination. Because these notes are provided as information only, they are not subject to the appeal process for environmental determinations. Planning 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. The Development Services Division reserves the right to rescind the approved extended haul hours at any time if complaints are received. 2. 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) am and eight o'clock (8:00) pm, Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) am and eight o'clock (8:00) pm. No work shall be permitted on Sundays. 4. All landscaping shall be irrigated by an approved irrigation system prior to final occupancy permits. 5. A Forest Practices Permit may be required for the harvest of timber associate with this project. Applicant is responsible for contacting the Washington State Department of Natural Resources, South Puget Sound Region at (360) 825-1631. 6. Two trees of a City-approved species with a minimum caliper of 1 % inches per tree shall be planted in the front yard or planting strip of every lot prior to occupancy/inspection. 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 structure. 2. Street addresses must be visible from a public street. 3. Fire Department access roads are required to be paved, 20 feet wide. 4. Private access easements shall be posted with "No Parking" per City Street Standards. Plan Review: Plan Review -WATER 1. A minimum a-inch watermain (with associated hydrants) will be required to serve the internal lots with domestic water and fire service. 2. Pressure reducing valves will be required for the individual homes. 3. The System Development Charge shall be at the rate of $1,525 per single-family building lot (within the City service area). This fee is payable with the construction permit. Plan Review -SANITARY SEWER 1 . City of Renton serves the west portion of the proposed development. A new sewer main extension will be required for this project. Sewer service to the east portion of the project is provided by the Soos Creek Water and Sewer District. 2. System Development Charges (SOC) shall be at the rate of $900 per new single-family lot (within the City of Renton service area). This fee is payable with the construction permit. Plan Review -SURFACE WATER 1. The Surface Water SOC fees shall be at the rate of $715 per single-family building lot. This fee is payable with the construction permit. Plan Review -TRANSPORTATION 1. This project is required by City code to dedicate new right-of-way and install curb, gutter, storm drainage, sidewalks, street signage, and streetlights along the internal new roadway, and along the frontage (140th Ave SE) of the parcel being developed. 2. The maximum grade for private streets and driveways shall not exceed 15%. Plan Review -GENERAL 1. All plans shall conform to the Renton Drafting Standards. 2. A construction permit is required. The permit application required three copies of the drawings, two copies of the drainage report, a construction cost estimate and appropriate fees (this may be submitted at the sixth floor customer service counter). Property Services 1. Comments from the City's Property Services Division will be sent under a separate cover. 2 ENVIRONMENTAL REVIEW COMMITTEE MEETING NOTICE July 5, 2005 To: Gregg Zimmerman, Planning/Building/Public Works Administrator Dennis Culp, Community Services Administrator Lee Wheeler, Fire Chief From: Jennifer Henning, Development Planning Meeting Date: Tuesday, July 5, 2005 Time: 9:00AM Location: Sixth Floor Conference Room #620 Agenda listed below. Kristen Woods Preliminary Plat (Hall) LUA05-056, PP, ECF The applicant is requesting Preliminary Plat Approval and Environmental (SEPA) Review for the subdivision of a 165,961 square foot site. The subject site is zoned Residential-8 Dwelling Units per Acre (R-8) and the proposal is to subdivide it into 20 lots, a drainage tract (Tract B), and an open space tract (Tract A). Proposed lot areas range from 4,500 square feet to 8,365 square feet in area. Benson Drive South (State Route 515) bisects the project site from north to south. cc: K. Keolker-Wheeler, Mayor J. Covington, Chief Administrative Officer A. Pietsch, EDNSP Administrator ® B. Wolters, EDNSP Director ® J. Gray, Fire Prevention N. Watts, P/B/PW Development Services Director ® F. Kaufman, Hearing Examiner S. Engler, Fire Prevention ® J. Medzegian, Council S. Meyer, P/B/PW Transportation Systems Director R. Lind, Economic Development L. Warren, City Attorney ® STAFF REPORT A. BACKGROUND City of Renton Department of Planning / Building / Public Works ENVIRONMENTAL REVIEW COMMITTEE ERC MEETING DA TE: July 5,2005 Project Name: Project Number: Applicant/Contact: Owner: Project Manager: Project Description: Project Location: Exist. Bldg. Area gs': ercrpCKristen Woods.doc Kristen Woods Preliminary Plat LUA 05-056, PP, ECF John Tamburelli Davis Real Estate Group 1201 Monster Road SW Suite 320 Renton, WA 98055 Richard and Rose Eastey 9275 42nd Avenue S Seattle, WA 98118 Jill Hall, Associate Planner The applicant is requesting Preliminary Plat Approval and Environmental (SEPA) Review for the subdivision of a 165,961 square foot site. The subject site is zoned Residential-8 Dwelling Units per Acre (R-8) and the proposal is to subdivide it into 20 lots, a drainage tract (Tract B), and an open space tract (Tract A). Proposed lot areas range from 4,500 square feet to 8,365 square feet in area. Benson Drive South (State Route 515) bisects the project site from north to south. (Project description continued on the following page). 3200 block of Benson Drive S N/A Site Area: 165,961 square feet City of Renton PIBIPW Department Kristen Woods Preliminary Plat REPORT AND DECISION OF July 5, 2005 PROJECT DESCRIPTION (CONTINUED) Envirol tal Review Committee Staff Report LUA05-056, PP, ECF Page20fB Steep slopes (slopes with a grade greater than 40%) are located on the subject site. The cut slope for Benson Drive South was constructed at a 40% slope. In addition, the slopes along the northerly portion of the east parcel are designated as steep slopes and landslide hazard areas and are proposed to be contained within an open space tract (Tract A). Stormwater runoff from the new impervious surfaces will be collected and piped into two detention vaults, one will be located within a private access easement on the western portion of the subject site and the other will be located on the eastern portion of the site within Tract B. Access to proposed lots 1-13 would be provided through an interior access road, and access to proposed lots 14-20 would be provided off of 104th Avenue SE. A 20-foot right of way dedication is proposed along 104th Avenue SE. B. RECOMMENDA TlON Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials make the following Environmental Determination: DETERMINATION OF NON-SIGNIFICANCE Issue DNS with 14 day Appeal Period. C. ENVIRONMENTAL IMPACTS DETERMINATION OF NON -SIGNIFICANCE -MITIGATED. XX Issue DNS-M with 14 day Appeal Period. Issue DNS-M with 15 day Comment Period followed by a 14 day Appeal Period. In compliance with RCW 43.21 C. 240, the following project environmental review addresses only those project impacts that are not adequately addressed under existing development standards and environmental regulations. 1. Earth Impacts: The topography of the subject site slopes from east to west. The eastern portion of the subject site has an approximate slope of 19%. The western portion of the subject site has an approximate slope of 14%. Steep slopes (slopes greater than 40%) are located on the project site. On the eastern portion of the subject site, the steep slopes are located along the northern portion of the site, in addition steep slopes are located along the eastern portion of the site within the Benson Drive South (State Route 515) right-of-way. On the western portion of the subject site, the steep slopes are located along the northeastern and southeastern portions of the site. The applicant submitted a geotechnical report prepared by Cornerstone Geotechnical, Inc dated December 29, 2004 with an addendum dated March 18, 2005. The report recommends building setbacks from steep slopes, provides information on existing surface and subsurface site conditions, as well as recommendations on site preparations and grading, structural fill, foundations, slabs-on-grade, drainage, utility work, and roadway paving. According to the report the steep slopes on and adjoining the subject site are the results of public or private road installation or widening, or public or private utility installation activities and therefore qualify ercrpCKristenWoods.doc City of Renton PIBIPW Department Kristen Woods Preliminary Plat REPORT AND DECISION OF July 5, 2005 Enviro, tal Review Committee Staff Report LUA05-056, PP, ECF Page 30f8 for a modification per RMC 4-3-050N.2 to allow these slopes to be regraded. The report recommends a setback of 15 feet measured from the slope face to the nearest edge of the footing if the City does not approve the requested modification. The City has reviewed this modification request and concurs that the steep slopes located within the Benson Drive S right-of-way were caused during the construction of Benson Drive S and that these slope may be regraded with the proper approvals from the Washington State Department of Transportation (WSDOT). If the applicant does not obtain the appropriate permits from WSDOT or elects not to grade within the Benson Drive S right-of-way, the recommended 15-foot setback applies to the subject site. The City does not concur with the report's conclusions that the steep slopes located on the northeastern portion of the eastern half of the subject site are the result of a public or private utility project. Therefore, the slopes on the northeastern portion of the eastern half of the subject site shall remain classified as protected slopes and the recommended 15-foot setback applies to the adjoining proposed lots. The site is currently forested with a mix of deciduous and evergreen trees measuring up to 2 feet in diameter, shrubs, and emergent vegetation. As proposed approximately 80% of the existing vegetation will be removed during the construction of the proposed plat improvements. No vegetation removal is proposed within the steep slope area along the northeastern portion of the eastern half of the subject site. In order to reduce the potential for erosion and sedimentation from the site to adjacent properties, staff recommends additional mitigation including that the project be required to comply with the Department of Ecology's (DOE) Manual for erosion control measures. Mitigation Measures: 1. The site work and construction of the proposed plat and the future construction of the single- family residences shall comply with the recommendations contained within the geotechnical report prepared by Cornerstone Geotechnical, Inc. dated December 29, 2004 with an addendum dated March 18, 2005. 2. A 15-foot building setback is required from the top of the steep slope located on the northeastern portion of the eastern half of the subject site. If the applicant does not obtain the appropriate permits from WSDOT or elects not to grade within the Benson Drive S right-of-way, the recommended 15-foot setback applies to the proposed lots abutting the steep slopes within the Benson Drive S right-of-way. 3. The project shall be required to comply with the Department of Ecology's (DOE) Manual for erosion control measures. 4. The applicant shall be required to perform all earthwork activities in the drier summer months (April-October) unless otherwise approved by the City's Development Services Division. 5. The applicant shall install a silt fence along the down slope perimeter of the area to be disturbed. The silt fence shall be in place before clearing and grading is initiated and shall be constructed in conformance with the specifications presented in the 1998 King County Surface Water Design Manual. This condition shall be required during the construction of both off-site and on-site improvements as well as building construction. 6. The project contractor shall perform daily review and maintenance of all erosion and sedimentation control measures at the site during the construction of both on-site and off-site improvements as well as building construction. 7. The project engineer shall submit weekly reports on the status and condition of the erosion control plan with any recommendations of change or revision to maintenance schedules to the Public Works Inspector. 8. Certification of the installation, maintenance, and proper removal of the erosion control facilities shall be required prior to recording of the plat. Policy Nexus: SEPA Environmental Regulations ercrpt_KristenWoods.doc City of Renton PIBIPW Department Kristen Woods Preliminary Plat REPORT AND DECISION OF July 5, 2005 2. Air and Noise Envirol tal Review Committee Staff Report LUA05-056, PP, ECF Page 4 0'8 Impacts: During project construction, on-site emissions will consist of fugitive dust and emissions from construction equipment. These impacts are anticipated to be minor and largely confined near the site. The proposed plat is antiCipated to generate 191 new daily vehicular trips. Vehicular emissions are regulated by the State of Washington and Puget Sound Clean Air Agency. Therefore staff does not recommend any additional measures. Short-term noise from construction equipment would occur between 7:00 AM and 5:00 PM. The equipment and construction of this project will be required to meet federal, state, and local emissions and noise requirements; therefore no further mitigation is recommended. Mitigation Measures: No further mitigation is recommended. Policy Nexus: Nt A 3. Water -Stormwater Impacts: The applicant submitted a Drainage Report prepared by Offe Engineers, PLLC, dated March 7, 2005. The existing runoff for the easterly portion of the subject site sheet flows to the west over the cut slope for Benson Drive S, across the sidewalk and into the catch basins located within the gutter. A small portion flows into the northerly drainage course, which flows west into the Benson Drive S conveyance system. The runoff then continues north for approximately one mile towards ROiling Hills Creek. The existing runoff for the westerly portion of the subject site sheet flows to the west onto existing residential properties and into the Winsper subdivision conveyance system. The drainage continues through the detention pond for Winsper then is conveyed to the Panther Creek wetland at the bottom of the hill. The surface water runoff that will be created as a result of the construction of the plat improvements and subsequent single-family residences is proposed to be tightlined into two onsite detention vaults. Staff from the City's Plan Review Section noted that the project drains to both the Rolling Hills and Panther Creek Basin, sub-basin of the Black River. Both of these basins have been identified as having existing erosion and water quality problems. Due to the downstream flooding and erosion problems, this project is required to meet a higher standard for flow control. Besides meeting the basic design requirements, the project must also provide detention for the 100-year storm event with an additional 30% safety factor for the detention volume. Or, as an alternative, the project may apply the 2005 King County Surface Water analysis and design standards, for both flow control (Conservation flow control) and water quality. The report submitted with this application was not complete and did not conform to either of these design standards. The preliminary assumptions, as made in the drainage narrative provided with the application, do provide enough information to determine basic design features. Therefore, it appears that the proposed site plan is feasible with regard to drainage system components. However the final design and review may dictate some variation. Mitigation Measures: Besides meeting the basic design requirements, the project must also provide detention for the 1 OO-year storm event with an additional 30% safety factor for the detention volume. Or, as an alternative, the project may apply the 2005 King County Surface Water analysis and design standards, for both flow control (Conservation flow control) and water quality. Nexus: SEPA Environmental Regulations 4. Plants Impacts: The site is currently heavily vegetated with a mix of deciduous (Big Leaf Maple and Black Cottonwood) and evergreen trees (Douglas Fir, Western Red Cedar, and Western Hemlock), and various unidentified grasses and forbs. The tree cutting and land-clearing plan submitted by the applicant indicates that the construction of the proposed subdivision would result in the clearing of approximately ercrpCKristenWoods.doc City of Renton PIBIPW Department Kristen Woods Preliminary Plat REPORT AND DECISION OF July 5, 2005 EnviroJ 'tal Review Committee Staff Report LUA05-056, PP, ECF Page 5 of8 80% of the subject site. It appears that additional trees would be removed from the subject site for the construction of single-family residences as many of the trees located outside of the proposed clearing limits are likely located within the building pads. On the eastern half of the subject site, the clearing limits encompass all of proposed lots 15, 16, 17, and 18; the southern and eastern portion of proposed lot 19; and the eastern portions of proposed lots 20, 21 and Tract B. On the western half of the subject site, the clearing limits encompass the proposed internal access road and proposed lots 6, 7, 8, 9,10; the eastern and southern portion of proposed lot 5; the northern and eastern portion of proposed lot 11; the northern portions of proposed lots 12, 13, and 14; and the southern portions of proposed lots 1, 2, 3, and 4. Mitigation Measures: No further mitigation is recommended. Policy Nexus: N/A 5. Fire I Emergency Services Impacts: Fire Prevention staff indicated that sufficient resources exist to furnish services to the proposed development, subject to the condition that the applicant provide required improvements and fees. Therefore, the applicant will be required to pay a Fire Mitigation Fee based on $488.00 for each new single-family residence. The total fee is estimated at $9,760.00 ($488.00 x 20 lots = $9,760.00) and is payable 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 for each new single-family residence prior to the recording of the final plat. Nexus: SEPA Environmental Regulations; Fire Mitigation Fee Resolution No. 2913, Ordinance 4527 6. Transportation Impacts: Access to the eastern portion of the subject site would be provided through residential driveways and access easements off of 104th Avenue SE. Access to the western portion of the subject site would be provided through a new 42-foot wide internal residential access road that will connect Main Avenue S to S 32nd Place. Fire Prevention staff has concerns regarding the construction of the proposed storm drainage detention vault on the westerly parcel within the private access easement. Staff recommends that the stormwater detention vault and overlaying roadway be constructed to support the weight of a 3-axle, 80,000-pound Fire Apparatus. The proposal would result in an increase in daily vehicle trips onto the City's street system, staff recommends that the applicant pay a Traffic Mitigation Fee based on a rate of $75.00 per each new trip. Each new residence is expected to generate approximately 9.57 trips per day. The Traffic Mitigation Fee for the project is estimated at $14,355.00 (20 new lots x 9.57 trips x $75 per trip = $14,355.00). The fee is payable prior to recording of the final plat. Mitigation Measures: 1. The applicant shall construct the stormwater detention vault and overlaying roadway to support the weight of a 3-axle, 80,000-pound Fire Apparatus. 2. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per new average daily trip attributed to the project prior to the recording of the final plat. Nexus: SEPA Environmental Regulations, Traffic Mitigation Fee Resolution No. 3100, Ordinance 4527 ercrpCKristenWoods.doc City of Renton PIBIPW Department Kristen Woods Preliminary Plat REPORT AND DECISION OF July 5, 2005 7. Parks & Recreation Envirol tal Review Committee Staff Report LUA05-056, PP, ECF Page 60f8 Impacts: The proposal does not provide on-site recreation areas for future residents of the proposed plat. It is anticipated that the proposed development would generate future demand on existing City parks and 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 $10,615.20 (20 lots x $530.76 = $10, 615.20) and is payable prior to the recording of the final plat. Mitigation Measures: The applicant shall pay the appropriate Parks Mitigation Fee based on $530.76 per new single-family lot prior to the recording of the final plat. Nexus: SEPA Environmental Regulations; Parks Mitigation Fee Resolution No. 3082, Ordinance 4527. D. MITIGA TION MEASURES 1. The site work and construction of the proposed plat and the future construction of the single- family residences shall comply with the recommendations contained within the geotechnical report prepared by Cornerstone Geotechnical, Inc. dated December 29, 2004 with an addendum dated March 18, 2005. 2. A 15-foot building setback is required from the top of the steep slope located on the northeastern portion of the eastern half of the subject site. If the applicant does not obtain the appropriate permits from WSDOT or elects not to grade within the Benson Drive S right-of-way, the recommended 15-foot setback applies to the proposed lots abutting the steep slopes within the Benson Drive S right-of-way. 3. The project shall be required to comply with the Department of Ecology's (DOE) Manual for erosion control measures. 4. The applicant shall be required to perform all earthwork activities in the drier summer months (April-October) unless otherwise approved by the City's Development Services Division. 5. The applicant shall install a silt fence along the down slope perimeter of the area to be disturbed. The silt fence shall be in place before clearing and grading is initiated and shall be constructed in conformance with the specifications presented in the 1998 King County Surface Water Design Manual. This condition shall be required during the construction of both off-site and on-site improvements as well as building construction. 6. The project contractor shall perform daily review and maintenance of all erosion and sedimentation control measures at the site during the construction of both on-site and off-site improvements as well as building construction. 7. The project engineer shall submit weekly reports on the status and condition of the erosion control plan with any recommendations of change or revision to maintenance schedules to the Public Works Inspector. 8. Certification of the installation, maintenance, and proper removal of the erosion control facilities shall be required prior to recording of the plat. 9. Besides meeting the basic design requirements, the project must also provide detention for the 1 OO-year storm event with an additional 30% safety factor for the detention volume. Or, as an alternative, the project may apply the 1998 King County Surface Water analysis and design standards, for both flow control (Level 2 flow control) and water quality. 10. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 for each new single-family residence prior to the recording of the final plat. 11. The applicant shall construct the stormwater detention vault and overlaying roadway to support the weight of a 3-axle, 80,000-pound Fire Apparatus. ercrpCKristenWoods.doc City of Renton PIBIPW Department Kristen Woods Preliminary Plat REPORT AND DECISION OF July 5, 2005 Enviro. tal Review Committee Staff Report LUA05-056, PP, ECF Page 70t8 12. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per new average daily trip attributed to the project prior to the recording of the final plat. 13. 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. Advisory Notes to Applicant: The following notes are supplemental information provided in conjunction with the environmental determination. Because these notes are provided as information only, they are not subject to the appeal process for environmental determinations. Planning 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. The Development Services Division reserves the right to rescind the approved extended haul hours at any time if complaints are received. 2. 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 1 st and March 31 st 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) am and eight o'clock (8:00) pm, Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) am and eight o'clock (8:00) pm. No work shall be permitted on Sundays. 4. All landscaping shall be irrigated by an approved irrigation system prior to final occupancy permits. 5. A Forest Practices Permit may be required for the harvest of timber associate with this project. Applicant is responsible for contacting the Washington State Department of Natural Resources, South Puget Sound Region at (360) 825-1631. 6. Two trees of a City-approved species with a minimum caliper of 1 Y2 inches per tree shall be planted in the front yard or planting strip of every lot prior to occupancy/inspection. 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 structure. 2. Street addresses must be visible from a public street. 3. Fire Department access roads are required to be paved, 20 feet wide. 4. Private access easements shall be posted with "No Parking" per City Street Standards. Plan Review: Plan Review -WATER 1. A minimum 8-inch watermain (with associated hydrants) will be required to serve the internal lots with domestic water and fire service. 2. Pressure reducing valves will be required for the individual homes. 3. The System Development Charge shall be at the rate of $1,525 per single-family building lot (within the City service area). This fee is payable with the construction permit. Plan Review -SANITARY SEWER 1. City of Renton serves the west portion of the proposed development. A new sewer main extension will ercrpt_KristenWoods.doc City of Renton PIBIPW Department Kristen Woods Preliminary Plat Enviro. tal Review Committee Staff Report LUA05-056, PP, ECF REPORT AND DECISION OF July 5, 2005 Page 80f8 be required for this project. Sewer service to the east portion of the project is provided by the Soos Creek Water and Sewer District. 2. System Development Charges (SDC) shall be at the rate of $900 per new single-family lot (within the City of Renton service area). This fee is payable with the construction permit. Plan Review -SURFACE WATER 1. The Surface Water SDC fees shall be at the rate of $715 per single-family building lot. This fee is payable with the construction permit. Plan Review -TRANSPORTATION 1. This project is required by City code to dedicate new right-of-way and install curb, gutter, storm drainage, sidewalks, street signage, and streetlights along the internal new roadway, and along the frontage (140th Ave SE) of the parcel being developed. 2. The maximum grade for private streets and driveways shall not exceed 15%. Plan Review -GENERAL 1. All plans shall conform to the Renton Drafting Standards. 2. A construction permit is required. The permit application required three copies of the drawings, two copies of the drainage report, a construction cost estimate and appropriate fees (this may be submitted at the sixth floor customer service counter). Property Services 1. Comments from the City's Property Services Division will be sent under a separate cover. E. COMMENTS OF REVIEWING DEPARTMENTS The proposal has been circulated to City Departmental/Divisional Reviewers for their review. Where applicable, these comments have been incorporated into the text of this report as Mitigation Measures and/or Notes to Applicant. K 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 July 25,2005. 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. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425}-430-6510. ercrpt_KristenWoods.doc w ll) z n N (J) N Z o i= <.) w (f) .. : LL z o i= <.) <{ ~ W (f) ::::> o z <{ -' '-------------- -,..---~-) t91f-m({'St)rfJ S'ift-la(£'>Z)"""""'t 6611-trQttst)..,...,SO() t-~{='~~::~ euJUU"ld ..... ..,pu .. lIurddD"·~ns 'ONI ·S:;UVl.:)OSSV aNY NOSH3GNV 'M H~3NN3)J -3'S -31\ V H.L -v0 ~ ------ NOl:)N!HSVM INflO:J ~NI)I SOOOM N31SI~)I JO 1 Vld A~VNIV'lIlJ~d ------------------- NOIN3Ci o f'-~ cr '0 ~ .0, • I • • · i I f f I ! II i --_---./ , \ :~.I,""i. '1/1+., ::=,FC>PU!\j 29, T':r~. 2,') t\J .. R:-;~: .. :~ l_., ~,\"'iA. MU u,:y l<. !"Ie:t-j tWo " // \/ \ \ ~4.t'-~.~:.'l~~=-,.. :,:'1/, 1;,1 1<1( I ; I'jll ~-I." I '1T'f\V~ : ~il'I' 24'L \f\)-:: pJ"' ".~ , , 1 ' j---l \. i;/ r--l :11l-_, I Ii I =-~=. 1lATU,. __ ......... Ja\ .... --12QI ....... -..... -"--_ .. ""-\lU2 U,' .... IIL ........ ~,.. -_ ... -.k_.AlmCMUIIC..N mD ...... 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'7 / 2\ /' /- / Ie :,tP:k3:0:#(T'()[1 p>Y,,:~~.SIl £. .. ~~ 'So 11";'>;-" .-.:'u~': 1~ 111""([1 f42'! !~ I~'{'i\ '/,CTORiA ?AAK NC. ~. vqL. 85, PO. 43-¥~ i8 . ~:;;~7~n~·--·~..J R .... '4.'!I' 1£ .. ;.:.1 so ~':r,; .. : ~~~;~~~ :~;~: ~8 17 HI IS TRACTB WINS?:::R Df\!. :1 \!Ot-. 148. PO. 54-5S .. \ ".' "", ,//' \ (..TC.,;.I.S"~" _·--·........I,--1I!Il·1U:.1:! ,/ \. :~::.:~! ~~~~; ;;1::, ~_~:.;;:~ ... \ (·7tH)'" : \ '~"l~ '.l 'CA: 3 :..;>!I!.~~ \11' • .~ ; t ~ " 2$ ii:.)~. :'t'.~.}~. VO~.'1;)~~;~i;7-6V--'---:~' .. _ . ..1' I ' (-J!o4 . .k 2·'"!SIt, ·t·$!4.:"4"'S""'~:I[ ,,'lCTOAIA HILLS VO~. 1~3, PO. 7S-83 / I 2 L.J 0") lL.; e'T:>4 ... ~l(D(1 W.)lJ'! (_'*Ie n":_j (.lICI5 I."{i_) ~;*~1'1t-~-~;~1:: 11'(5[1 '2"(., In ... ) LOT A CITY OF RENTON !..L.A. LIJA-<lO-033 LLA _ ~:;!"J"';~' T~ I }I /:. • I ~ • (.HfB"~i\,,. ur .... N .... " '. ~W.1t.. \. ".", \k \. _~J:~·:r ~ ~ ~ g z i I ~ ~ ~ ._--------------, ~ <:: - ;; .-.:.: !:~ 1·: :;:I:; ~:: '~ .. :-~ ~ ~ "i,:. .... }~~~ " I.~ J (j '" ,- y 0:: <{ (\, <t iF 0 ! .. () " ~ I ~ 6 (\. It) II:) j II! 0 ': saOOM N3J.SI~)f ; i~ ~ .; \ iH~~ -,' II i ~ • I .~ Ii ; ." , .. I~ 1- I' ''':, I~~ I ~.: " . ::", saOOM N3.1SI~)f .. . -.' -'I ~ t:: ~ ~~ ;~ " ~:! I .. - ~1 " • i Ii a a N. W. 114, S. W. 114, SECTION 29, TOWNSHIP 23 N, RANGE 5 EAST, W.M . • ' -6/' f ,. -~I.j. '// I ,f) "fA I 1 , I~"" -,fre-I ~ w.tr. CI/«_.... I' -"'---. ",.".,.. .,. t:MI-~-) : "", . .", *_s I ~ ~~ PJ,Ia. l t ~~i( ~ I 1'1, /t'tf/,.t L I ~ 1 ~ ,,' ! f Iii.~ i~ 1"'" .' )~ d 51 -~ ), >1i!( .,.,-41' •• I 'v' I~ .... ..-: ,'-"'" i ;_ i lfMft }tv,-SMcTt+ II~I L~~~~~-~'''''~'-''''~~~~=tlnl I. I ! J~. . .. ... gO 0 III I Ii ~TM ~2~ fL..--c.£- -'~ ~I ~i ~ ...".,.., .... , .. " ~ ------..---------- N.W. 1/4. S.W. 1/4. SECTION 29. TWP. 23 N .• RGE. 5 E .• W.M. \ , }-----; -"" \ ,'--\ ',,:;;'I; \. ---~ \ ---~ ----<' \ P~RK NO.3 \", I ~ \ VICTORIA 0 43"44 , \ \ VOLBS,P, .',,' ., ",. -~--r~~ .. .. ~ .. :,:~.:~: } 16 I \,(( / / el ~ . -' .:. ":, ~".:" I' rl i~;1 ii! r-- 1 / 1 17 i 2~', 24'~_~ , I ' i 'II t--:-l ,r-l 16 LAND USE ACTION NO. ___________ _ \ \ , /"'r~TI~! =1 VICTORIA HIl.L:; _ : J-W~- VOL 11:', PO, 7':1"8.' I ,I 1-" ~. e J 1$., .. I .~.to ."j~',.' • ~':;.~. ;::.. LOT A ", I , , I JO' I i d " :!I , ',--h 1 , \ CITY OF RtNT~ L.lA LUA-GO-033 LLA , 1 1 ' .. t ..... ..... ,........, L .. . . .. -.::r •• --.. -.. _.., .. __ .. _---. "---.... ---_.-"-=:.'=~.:------.-•.• ---.... _----_._ .. __ .. -..... .. --------...... .... -..... --------_._-==&,;'=--=:::--------=£IC.. __ • __ ._., ••.. I.. --.. _---_ ....... ---_ .... ____ . __ 1:_ .. _----_ ... __ -. .... -_ .•. -...._------_. _ ... _.-._--_ .. --_. -..... __ ._._---.. .-. .. -. ===-.:..:.::.,=:rr.:.:.,==.~.:.. --O--· .. ~ O---_-a Z o a Q. <15 ZUf ~!Jl I EiHi!!! ~ fl'lle ~! 1M!'! § ~ ! .. a.. .. ::I III .. III i ~ ~ § 1:1 ~ 0 ¥ ~ III ~ ... ii! is ~ ~ i! i § ; .. I .... c.a .- '04-070 10f 1 ~~ Kathy Keolker-Wheeler. Mayor July 7,2005 Richard L. Perteet 734 S 32nd Street Renton, W A 98055 CIT~ JF RENTON PlanninglBuildinglPublic Works Department Gregg Zimmerman P.E., Administrator RE: Your comments regarding Kristen Woods Preliminary Plat (Renton File No. LUA05-056, PP, ECF) Dear Mr. Perteet; This letter is in response to your commentIetter dated June 22, 2005 regarding the Kristen Woods Preliminary Plat. In your letter you raise four main issues with regards to the construction of the plat. The following is a response to your comments based on information found in City codes and files. Your first issue is with regards to haUl routes along S 32nd Street and Wells Avenue Sand the potential for roadway deterioration. The Haul Routes for the project are not reviewed during preliminary review; they will bereviewed at the time of construction permit application. Your concerns regarding the existing street conditions and potential for further deterioration of S 32nd Street and Wells AvenueS will be considered by the decision maker and Plan Review staff to determine whether the proposed haul routes are appropriate for the project. If actions by the developer result in· excess damage to the City's street system and the City can prove the developer caused the damage, the City may require the developer to repair the ?amage. Your second issue is regarding restricting the street cleaning methods available to the project's contractor. The City will require this development to meet the Department of Ecology Erosion Control Standards. These standards include using a street sweeper and providing daily inspection of the erosion control plan provision. Power sweepers will not be permitted. Your third issue is regarding the potential impacts the project may have on the surface water facilities of the Winsper subdivision. The City is aware of existing flooding and erosion problems. Therefore, as a condition of approval, staff will recommend that the project be required to exceed the existing standards for flow control. Additional information regarding surface water is needed, therefore, as a condition of approval the applicant will be required to either provide detention for the 100-year storm event with an additional 30% safety factor for the detention volume, or the project will need to be ------l-O-SS-s-o-u-th-G-r-ad-y-W-a-y---R-e-nt-on-,-W-a-sh-in-g-to-n-9-8-0-SS-------~ ~ This oaoer contains 50% recvded matetial_ 30% DOSt r:onsaJl'TlF!r AHEAD OF THE CURVE ... , .. designed in accordance with the 2005 King County Surface Water Design Manual for both flow control and water quality. The manual requires analysis of the downstream tributary system to determine any adverse impacts from either quantity or runoff rate. In addition, the maintenance and operation of the stormwater ponds that exist within the plat of Winsper are the responsibility of the City of Renton and are not the responsibility of , the Winsper Home Owners Association. Your final issue is a request for sidewalks to be extended from the plat further west along S 32nd Place. The City will be requiring dedication of a 42-foot wide right-of-way to be . improved with 32 feet of paving, curb, gutter, 5-foot sidewalks on each side, and street . ligbting (unless a waiver or deferral is granted by the City's Board of Public Works) for the internal access road. In addition, the City will recommend to the Hearing Examiner that the applicant be required to install a sidewalk along one side of S 32nd Street to connect to Main A venue S as a condition of preliminary. plat approval. I trust this letter answers your questions.1'\m.lp!ic hearing is scheduled for 9:00am on August 28th• you,may wish to atte;ndan:a'tes~ry.' Please feel free to contact ijle at (425).430.,. 7219 with'~y gue~tions. Sincerely, ~fr0J t7'Jill Hall Associate Planner Kathy Keolker-Wheeler, Mayor July 6,2005 John Tamburelli Davis Real Estate Group 1201 Monster Road SW Suite 320 Renton, W A 98055 CITY )F RENTON PlanningIBuildinglPublic Works Department Gregg Zimmerman P.E., Administrator RE: Kristen Wood Preliminary Plat (LUA05-056, PP! ECF) Property Services Comments Dear Mr. Tamburelli; Please find attached comments from the City's Property SerVices Department. These comments· shall be addressed as apart of the final plat process. Feel free to call me with questions at (425) 430:-7219. Sincerely, ;tu~ am Hall Associate Planner Enclosure --------,l--=-OS~S::-:S=-o-u--=-th-:G=-r-ad.,-y-:OW=a-y----R-en-t-on-,-:::W",-a-:sh--:-in-g-to-n--=-98'--'O--"'S-=-S ------~ ~ This Daoer contains 50% recvcled material. 30% oost consumer AHEAD OF THE CURVE DATE: TO: FROM: SUBJECT: CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS MEMORANDUM June 29, 2005 Jill Hall Sonja 1. Fesser yr:f Kristen Woods Plat, LUA-05-056, PP Fonnat and Legal Description Review I have reviewed the above referenced preliminary plat submittal and have the following comments: Comments for the Applicant: Note that the utility provider for storm drain (surface water) is the City of Renton, not the King County Public Works Department. The legal description is in error. Review and revise as needed. Information needed for final plat approval includes the following: Note the City of Renton land use action number and land record number, LUA-OX-XXX-FP and LND-IO-0433, respectively, on the drawing sheets. The type size used for the land record number should be smaller than that used for the land use action number. Please note that the land use action number for the final plat is different from the preliminary plat and is unknown as of this date. Complete City of Renton Monument Cards, with reference points of all new right-of-way monuments set as part of the plat. Show two ties to the City of Renton Survey Control Network. Also, tie the subject property to the Survey Control Network. The geometry will be checked by the city when the ties have been provided. \H:\File Sys\LND -Land Subdivision & Surveying Records\LND-IO -Pll\t.~\0433\RV050624.doc June 29, 2005 Page 2 Provide plat and lot closure calculations. Include a statement of equipment and procedures used, per WAC 332-130-100. Indicate what has been, or is to be, set at the comers of the proposed lots. Note discrepancies between bearings and distances of record, and those measured or calculated, if any. The city will provide addresses for the proposed lots after approval of the preliminary plat submittal. The addresses will need to be noted on the plat drawings. Remove all references to building setback lines. Setbacks will be determined at the time of issuance of building permits. Note encroachments, if any. Required City of Renton signatures (for plat approval) include the Administrator of Planning! BuildinglPublic Works, the Mayor and the City Clerk. An approval block for the city's Finance Director is also required. Appropriate King County approval blocks need to be noted on the plat drawing. All vested owners of the plat property need to sign the final plat document. Include notary blocks as needed. Include a dedication/certification block on the plat drawing. Remove all references to density and zoning information on the final plat drawing. Reference the Declarations of Covenants, Conditions and Restrictions for the Kristen Woods Homeowners' Association document on the final plat drawing. Include a space for the recording number thereof. Note that if there are restrictive covenants, agreements or easements to others (neighboring property owners, etc.) as part of this subdivision, they can be recorded concurrently with the plat. The plat drawings and the associated document(s) are to be given to the Project Manager as a package. The plat document will be recorded first (with King County). The recording number(s) for the associated document(s) (said documents recorded concurrently with, but following the plat) need to be referenced on the plat drawing. Because there is to be a Homeowners' Association (HOA) for this plat, the following language concerning ownership of "Tract A" (the open space area) and "Tract B" (the detention pond) applies to the plat and should be noted on the final plat document as follows: Upon the recording of this plat, "Tract A" is hereby granted and conveyed to the Plat of Kristen Woods Homeowners' Association (HOA) for an open space area. All necessary maintenance activities for said Tract will be the responsibility of the HOA. H:\File Sys\LND -Land Subdivision & Surveying Records\LND-1O -Plats\0433\RV050624.doc\cor June 29, 2005 Page 3 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 of this plat, "Tract B" is hereby granted and conveyed to the Plat of Kristen Woods Homeowners' Association (HOA) for a detention pond 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. The new private 20' access and utilities (?) easements are for the benefit of future owners of the lots so affected. Since the new lots created via this plat are under common ownership at the time of plat recording, there can be no new easernent(s) until ownership of the lots is conveyed to others, together with and/or subject to specific easement rights. Add the following Declaration of Covenant language on the face of the subject plat, ![the previous paragraph applies: DECLARATION OF COVENANT: The owners of the land embraced within this plat, in retumfor the benefit to accrue from this subdivision, by signing hereon covenant and agree to convey the beneficial interest in the new easement shown on this plat to any and all future purchasers of the lots, or of any subdivision thereof This covenant shall run with the land as shown on this plat. The new private access/utilities (?) requires a "NEW PRN ATE EASEMENT FOR INGRESS, EGRESS & UTILITIES MAINTENANCEoAGREEMENT' statement noted on the drawing. Fee Review Comments: The Fee Review Sheet for the preliminary plat review is provided for your use and information. H:\File Sys\LND -Land Subdivision & Surveying Records\LND-1O -Plats\0433\RV050624.doc\cor Title for both ofthe following paragraphs: NEW PRIVATE EASEMENT FOR INGRESS, EGRESS & UTILITIES MAINTENANCE AGREEMENT Use the/allowing paragraph if there are two or more lots participating in the agreement: NOTE: NEW PRIVATE EXCLUSIVE EASEMENT FOR INGRESS, EGRESS AND 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 PA VING IN THE ACCESS EASEMENT IS PROHIBITED, UNLESS PA VBMENT WIDTH IS GREATER THAN 20 FEET. Use the/allowing paragraph if there is one lot subject to the agreement: NOTE: NEW PRIVATE EXCLUSIVE EASEMENT FOR INGRESS, EGRESS AND UTILITIES IS TO BE CREATED UPON THE SALE OF LOTS SHOWN ON TillS PLAT. THE OWNER OF LOT SHALL HA VB 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, PRN 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 VBMENT WIDTH IS GREATER THAN 20 FEET. PROPERTY SER\ I\-ES FEE REVIEW FOR SUBDIVISIONS No. 2005 .. -3?, RECEIVED FROM ___ ----;--:---:--_ (date) JOB ADDRESS: 3200 -eL..c?Ck-OF 13E'L1;50b1 1::?E S WO#_7-'--.j7c..::+r;..e.i';;..:.?..L..-_____ _ NATURE OF WORK: ?..o-Lof I QUGf P.I..A...T:::(kA/'5TEl-J WQC'SDc::; F' A:J:-"1 LND # )0 -0+33 X PRELIMINARY REVIEW OF SUBDIVISION B1LONG PLAT, NEED MORE 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 PIO# 2.92.2lO5-9010 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 dle 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 UtiliI)' Section. . Please 'note that these fees are subject to change without notice. Final fees will be based on rates in effeci 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 LotU will be subject to future SDC fees if triggering mechanisms are touched within current City Ordinances. We understand that this subdivision is in the preliminary stage and that we will have the opportunity to review it again before recordation. Th ~ II ed ~ d NOT' I d . ~'d /. ~ th f e 0 owmg quot ees 0 mc u e InspectIon ees, SI e sewer permIts, r wpermlt ees or e cost 0 water meters. SPECIAL ASSESSMENT DISTRICT PARCEL METHOD OF ASSESSMENT ASSESSMENT DISTRICTS NO. NO. ASSESSMENT UNITS OR FEE Latecomer A~reement (pvt) WATER -0- Latecomer A~reement (pvt) W ASTEW ATER -0- Latecomer Agreement (pvt) OTHER -0- / Special Assessment District/W A TER /-0- / Special Assessment District/W ASTEW ATER /-0- Joint Use Agreement (METRO) -Local Improvement District * - Traffic Benefit Zones $75.00 PER TRIP, CALCULATED BY TRANSPORTATION - FUTURE OBLIGATIONS - SYSTEM DEVELOPMENT CHARGE .. WATER .. Estimated /I OF UNITS/ SDC FEE .. Pd Prevo .. Partially Pd (Ltd Exemption) .. Never Pd SQ. FTG. Single family residential $1,525/unit x 13. $Iq 82.5.0£ Mobile home dwellin~ unit $1220/unit in park ("'I~ A1:2~ .1'1. tl-n-t I J....1 -rH.J:= Apartment, Condo $915/unit not in CD or COR zones x .~;; ........ ,--..-.-, Commercial/Industrial, $O.213/sq. ft. of property (not less than $1,525.00) x ~ or-.. ,=-~ '1:l .!";-r_ \ I Boeing. by Special Agreement/Footprint of Bldg plus 15 ft perimeter (2.800 GPM threshold) I . SYSTEM DEVELOPMENT CHARGE .. WASfEWATER" Estimated .. Pd Prevo .. Partially Pd (Ltd Exemption) .. Never Pd Sin~le family residential $9OO/unit x la f3 t I 7nnrY'. Mobile home dwelling unit $720/unit x 1(7 l1'm=. AR~ v... 11"1'\41 u "TWE: Apartment, Condo $540/unit not in CD or COR zones x AlV'I~ J... .-' Commercial/Industrial $O.126/s.q. ft. of property x(not less than $900.00) ~ ct::\ .n::"1::Io. 111! F:,.,.-~ SYSTEM DEVELOPMENT CHARGE .. SURFACEWATER .. Estimated I .. Pd Prevo .. Partially Pd (Ltd Exemption) .. Never Pd Single family residential and mobile home dwelling unit $715/unit x Go $143t::)O.oc All other properties $O.249/sq ft of new impervious area of property x (not less than $715.00) I PRELIMINARY TOTAL $ 45825.00 I J>l~~) [1 \:ttL.QDcV o/tZ/oS SignatuVf Rev~tng AuthOrity riA TE '< I\) 10 0 j1J 0 t1 lJ1 t1 .-*Ir subject property is within an LID, it is developers responsibility to check with the Finance Dept. for paid/un·paid status. 10 <: .... Square footage figures are taken from the King County Assessor's map and are subject to change. 10 " Current City SDC fee charges apply to ___________________ _ !:l 0 DATE: TO: FROM: SUBJECT: CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS MEMORANDUM June 29, 2005 Jill Hall Sonja J. Fesser;}i Kristen Woods Plat, LUA-OS-OS6, PP Format and Legal Description Review I have reviewed the above referenced preliminary plat submittal and have the following comments: Comments for the Applicant: Note that the utility provider for storm drain (surface water) is the City of Renton, not the King County Public Works Department. The legal description is in error. Review and revise as needed. Information needed for final plat approval includes the following: Note the City of Renton land use action number and land record number, LUA-OX-XXX-FP and LND-1O-0433, respectively, on the drawing sheets. The type size used for the land record number should be smaller than that used for the land use action number. Please note that the land use action number for the final plat is different from the preliminary plat and is unknown as of this date. Complete City of Renton Monument Cards, with reference points of all new right-of-way monuments set as part of the plat. Show two ties to the City of Renton Survey Control Network. Also, tie the subject property to the Survey Control Network. The geometry will be checked by the city when the ties have been provided. \H:\File Sys\LND -Land Subdivision & Surveying Records\LND-JO -Plnts\0433\RV050624.doc June 29, 2005 Page 2 Provide plat and lot closure calculations. Include a statement of equipment and procedures used, per WAC 332-130-100. Indicate what has been, or is to be, set at the corners of the proposed lots. Note discrepancies between bearings and distances of record, and those measured or calculated, if any. The city will provide addresses for the proposed lots after approval of the preliminary plat submittal. The addresses will need to be noted on the plat drawings. Remove all references to building setback lines. Setbacks will be determined at the time of issuance of building permits. Note encroachments, if any. Required City of Renton signatures (for plat approval) include the Administrator of Planning/ Building/Public Works, the Mayor and the City Clerk. An approval block for the city's Finance Director is also required. Appropriate King County approval blocks need to be noted on the plat drawing. All vested owners of the plat property need to sign the final plat document. Include notary blocks as needed. Include a dedicationlcertification block on the plat drawing. Remove all references to density and zoning information on the final plat drawing. Reference the Declarations of Covenants, Conditions and Restrictions for the Kristen Woods Homeowners' Association document on the final plat drawing. Include a space for the recording number thereof. Note that if there are restrictive covenants, agreements or easements to others (neighboring property owners, etc.) as part of this subdivision, they can be recorded concurrently with the plat. The plat drawings and the associated document(s) are to be given to the Project Manager as a package. The plat document will be recorded first (with King County). The recording number(s) for the associated document(s) (said documents recorded concurrently with, but following the plat) need to be referenced on the plat drawing. Because there is to be a Homeowners' Association (HOA) for this plat, the following language concerning ownership of "Tract A" (the open space area) and "Tract B" (the detention pond) applies to the plat and should be noted on the final plat document as follows: Upon the recording of this plat, "Tract A" is hereby granted and conveyed to the Plat of Kristen Woods Homeowners' Association (HOA) for an open space area. All necessary maintenance activities for said Tract will be the responsibility of the HOA. H:\File Sys\LND -Land Subdivision & Surveying Records\LND-1O -Plats\0433\RV050624.doc\cor June 29,2005 Page 3 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 of this plat, "Tract B" is hereby granted and conveyed to the Plat of Kristen Woods Homeowners' Association (HOA) for a detention pond 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. The new private 20' access and utilities (7) easements are for the benefit of future owners of the lots so affected. Since the new lots created via this plat are under common ownership at the time of plat recording, there can be no new easement(s) until ownership of the lots is conveyed to others, together with and/or subject to specific easement rights. Add the following Declaration of Covenant language on the face of the subject plat, !Lthe previous paragraph applies: DECLARATION OF COVENANT: The owners of the land embraced within this plat, in return for the benefit to accrue from this subdivision, by signing hereon covenant and agree to convey the beneficial interest in the new easement shown on this plat to any and all future purchasers of the lots, or of any subdivision thereof This covenant shall run with the land as shown on this plat. The new private access/utilities (7) requires a "NEW PRIVATE EASEMENT FOR INGRESS, EGRESS & UTILITIES MAINTENANCE AGREEMENT" statement noted on the drawing. Fee Review Comments: The Fee Review Sheet for the preliminary plat review is provided for your use and information. H:\File Sys\LND -Land Subdivision & Surveying Records\LND-IO -Plats\0433\RY050624.doc\cor Title for both ofthe following paragraphs: NEW PRIVATE EASEMENT FOR INGRESS, EGRESS & UTILITIES MAINTENANCE AGREEMENT Use the following paragraph if there are two or more lots participating in the agreement: NOTE: NEW PRIVATE EXCLUSIVE EASEMENT FOR INGRESS, EGRESS AND UTILITIES IS TO BE CREATED UPON THE SALE OF LOTS SHOWN ON THIS PLAT. THE OWNERS OF LOTS SHALL HAVE AN EQUAL AND UNDIVIDED INTEREST IN THE OWNERSHIP AND 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 PA VING IN THE ACCESS EASEMENT IS PROHIBITED, UNLESS PA VEMENT WIDTH IS GREATER THAN 20 FEET. Use the following paragraph if there is one lot subject to the agreement: NOTE: NEW PRIVATE EXCLUSIVE EASEMENT FOR INGRESS, EGRESS AND UTILITIES IS TO BE CREATED UPON THE SALE OF LOTS SHOWN ON THIS PLAT. THE OWNER OF LOT SHALL HAVE 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. • PROPERTY SERVI FEE REVIEW FOR SUBDIVISIONS No. 05 --3?- RECEIVED FROM ___ ----,-=----,--_ (date) JOB ADDRESS: 32.00 -et....c:?c~ OF -ep:usobl i::?E S WO#_7-'----'7-.:..+-J-<e ......... 3'"'--_____ _ NATURE OF WORK: ao-l...of ! OLlGj pI J..;J::(k91~1 WOODS 1?J Aq:.' LND # 10 -0+33-X PRELIMINARY REVIEW OF SUBDiVISION B)!LONG piAT: NEED MORE INtORMATION: .. LEGAL DESCRIPTION SHORT PLAT, BINDING SITE PLAN, ETC. -PID #'s .. VICINITY MAP -FINAL REVIEW OF SUBDIVISION, THIS REVIEW REPLACES SQUARE FOOTAGE .. OTHER PRELIMINARY FEE REVIEW DATED FRONT FOOTAGE SUBJECT PROPERTY PARENT PID# 2.92..005-9010 X NEW KING CO. TAX ACCT.#(s) are required when assigned by King County. It is the intent of this development fee analysis to put the developer/owner on notice, that the fees quoted below may be applicable to the subject site upon development of the property. All quoted fees are potential charges that may be due and payable at the time the construction permit is issued to install the on·site and off-site improvements (i.e. underground utilities, street improvements, etc.) Triggering mechanisms for the 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 ---:c-:------::-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. The followmg quoted fees do NOT include mspection fees, Side sewer permits, r w permit fees or the cost of 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 A TER -0- Latecomer Agreement (pvt) OTHER -0- / Special Assessment District/WATER /-0- / Special Assessment District/W ASTEW A TER /-0- 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 f:a, Mobile home dwelling unit $1220/unit in park (7l.-.m=.. .A'l:::I~ Apartment, Condo $915/unit not in CD or COR zones x ''500& r.r--- Commercial/Industrial, $0.213/sq. ft. of property (not less than $1,525.00) x ~ ~--'Alr=:-r:::l -n Boeing, by Special Agreement/Footprint of Bldg plus 15 ft perimeter (2,800 GPM threshold) I SYSTEM DEVELOPMENT CHARGE -WASTEWATER" Estimated .. Pd Prevo .. Partially Pd (Ltd Exemption) .. Never Pd Single family residential $900/unit x \3 Mobile home dwelling unit $720/unit x (7 LDTs ~J;;",v.. Apartment, Condo $540/unit not in CD or COR zones x p,rv.,<g, Commercial/Industrial $0.126/sq. ft. of property x(not less than $900.00) ~ c:::I=\A.lr't=>. 1')1' SYSTEM DEVELOPMENT CHARGE -SURFACEW ATER .. Estimated I .. Pd Prevo .. Partially Pd (Ltd Exemption) .. Never Pd Single family residential and mobile home dwelling unit $715/unit x Go All other properties $0.249/sq ft of new impervious area of property x (not less than $715.00) I PRELIMINARY TOTAL \ \1)(91:') .C1 ,luoocv 0/17/0 5 SignatuVf Rev~\Og Authority riA TE - SDC FEE .$ Iq 62.5,OC ,NI"TI-+1J...1 "...j:::" y.., ---!";-r. \ I 'l'Tl4IU ~E. VJ .. 6.:T1;:.~ =,,.. '\ $ ~ t I ,7()(")/Y. $t4300.oc 4582.5.00 N o o 01 *If subject property is within an LID, it is developers responsibility to check with the Finance Dept. for paid/un-paid status. Square footage figures are taken from the King County Assessor's map and are subject to change. Current City SDC fee charges apply to ___________________ _ EFFECTIVE January 1,2005 City of Renton Department of Planning / Building / Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: JUNE 27, 2005 DATE CIRCULATED: JUNE 13,2005 APPLICANT: Mike Davis, Davis Real Estate Grou PROJECT MANAGER: Jill Hall PROJECT TITLE: Kristen Woods Prelimina Plat PLAN REVIEW: Mike Dotson SITE AREA: 165,951 s uare feet BUILDING AREA LOCATION: 3200 Block of Benson Drive S WORK ORDER NO: 77423 CITY elF F;;:cNTON ..., -"'·r_ SUMMARY OF PROPOSAL: Subdivision of a 165,961 square foot site zoned Residential-8 dwelling units per acre (R-8) into 20 lots, a drainage tract (Tract B), and an open space tract (Tract A). Lot areas range from 4,500 square feet to 8,365 square feet in area. Stormwater runoff from the new impervious surfaces will be collected and piped into two drainage vaults, one will be located within a private access easement and the other will be located within Tract B. Access to proposed lots 1-13 would be provided through an interior access road, and access to proposed lot 14-20 would be provided off of 104th Avenue SE. A 20-foot right of way dedication is proposed along 104th Avenue SE. The site contains steep slope 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 8. POLICY-RELA TED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Signature of Director or Authorized Representative Date City of Renton Department of Planning / Building / Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: &cI\Omtc'J:e.v COMMENTS DUE: JUNE 27, 2005 APPLICATION NO: LUA05-056, PP, ECF DATE CIRCULATED: JUNE 13,2005 APPLICANT: Mike Davis, Davis Real Estate Group PROJECT MANAGER: Jill Hall PROJECT TITLE: Kristen Woods Preliminary Plat PLAN REVIEW: Mike Dotson SITE AREA: 165,951 square feet BUILDING AREA (gross): N/A LOCATION: 3200 Block of Benson Drive S (SR 515) I WORK ORDER NO: 77423 SUMMARY OF PROPOSAL: Subdivision of a 165,961 square foot site zoned Residential-8 dwelling units per acre (R-8) into 20 lots, a drainage tract (Tract B), and an open space tract (Tract A). Lot areas range from 4,500 square feet to 8,365 square feet in area. Stormwater runoff from the new impervious surfaces will be collected and piped into two drainage vaults, one will be located within a private access easement and the other will be located within Tract B. Access to proposed lots 1-13 would be provided through an interior access road, and access to proposed lot 14-20 would be provided off of 104th Avenue SE. A 20-foot right of way dedication is proposed along 104th Avenue SE. The site contains steep slope 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 Housina Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ HistoriclCultural Natural Resources Preservation Airport Environment 10,000 Feet 14.000 Feet 8. POLICY-RELA TED COMMENTS {/() ~L-/ 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. ~'WJIt/Jv{ Signature of Director or Authorized Representative Date CITY OF RENTON MEMORANDUM Date: June 28,2005 To: Jill Hall From: Mike Dotson r Subject: Kristen Woods Preliminary Plat LUA05-056, PP, ECF The following Utility and Transportation comments concern the Environmental (SEPA) review for the subject 20-lot subdivision. EXISTING CONDITIONS WATER -The site is served by both the City of Renton and Soos Creek Water and Sewer District. There is an existing 12-inch City of Renton water main in the vicinity of S 32nd Street, running north and crossing the northern portion of the site. The site is in the 490 Water pressure zone. Static pressure at the street level is approximately 109 psi. The site is outside of the Aquifer Protection Area. SEWER -There are sewer mains extended to the site on the west and south boarders. SURFACE WATER -The site drains to both the Rolling Hills and Panther Creek Basin, sub- basin of Black River. Both of the basins have been identified as having existing erosion and water quality problems. STREETS -No frontage improvements (curb, gutter, sidewalk, or street lights) currently exist at this location. The easterly portion of the project abuts King County right-of-way. CODE REQUIREMENTS WATER 1. A minimum 8" diameter watermain (with associated hydrants) will be required to serve the internal lots with domestic water and fire service. 2. Pressure reducing valves will be required for the individual homes. 3. The System Development Charge shall be at the rate of $1,525 per single-family building lot (within the City service area). This fee is payable with the construction permit. SANITARY SEWER 1. City of Renton Sewer serves the west portion of the proposed development. A new sewer main extension will be required for this project. Sewer service to the east portion of the project 1:IPlan ReviewlPlan Review 200SIKirsien woods greenfolder.doc 2. The System Developmv"t Charge shall be at the rate of $900 1"'_. single-family lots (within the City of Renton service area). This fee is payable with the construction permit. SURFACE WATER 1. Due to downstream flooding and erosion problems, this project is conditioned with a higher standard for flow control. Besides meeting the basic design requirements, the project must also provide detention for the 1 OO-year storm event with an additional 30% safety factor for detention volume. Or, as an alternative, the project may apply the 2005 King County Surface Water analysis and design standards, for both flow control (Conservation flow control) and water quality. The report submitted with this application was not complete and did not conform to either of these design standards. Note: The preliminary assumptions, as made in the drainage narrative provided with the application, do provide enough information to determine basic design features. Therefore, although it appears that the proposed site plan is feasible with regard to drainage system components, the final design and review may dictate some variations. 2. The System Development Charge shall be at the rate of $715 per single-family lots. This fee is payable with the construction permit. TRANSPORTATION 1. This project is required by City code to dedicate new right-of-way and install curb, gutter, storm drainage, sidewalks, street signage, and streetlights along the internal new roadway, and along the frontage (Cedar Ave S/140th Ave SE) of the parcel being developed. PLAN REVIEW -GENERAL 1. All plans shall conform to the Renton Drafting Standards. 2. A construction permit is required. The permit application requires three copies of the drawings, two copies of the drainage report, a construction cost estimate and appropriate fees (this may be submitted at the sixth floor customer service counter). CONDITIONS 1. Temporary Erosion Control shall be installed and maintained in accordance with the Department of Ecology Standards. 2. A Traffic Mitigation Fee of $75.00 per additional Average Daily Trip shall be assessed. The fee for 13 new lots (within the City of Renton) is $9,330.75. 3. Comply with the 1990 King County Surface Water Design manual and provide 100-year plus 30% detention, or comply with the 2005 K.C. Surface Water design manual for both detention (Level 2 Flow Control) and Water Quality improvements. 4. Permit coordination with WSDOT, King County, and Soos Creek Water and Sewer District is required. I:IPlan ReviewlPlan Review 200SIKirsten woods greenfolder.doc City of Renton Department of Planning / Building / Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: JUNE 27, 2005 APPLICATION NO: LUA05-056, PP, ECF DATE CIRCULATED: JUNE 13, 2005 h!,~ll:f\ APPLICANT: Mike Davis, Davis Real Estate Grou PROJECT MANAGER: Jill Hall PROJECT TITLE: Kristen Woods Prelimina Plat PLAN REVIEW: Mike Dotson SITE AREA: 165,951 s uare feet BUILDING AREA ross: N/A DIVISION LOCATION: 3200 Block of Benson Drive S (SR 515) I WORK ORDER NO: 77423 SUMMARY OF PROPOSAL: Subdivision of a 165,961 square foot site zoned Residential-8 dwelling units per acre (R-8) into 20 lots, a drainage tract (Tract B), and an open space tract (Tract A). Lot areas range from 4,500 square feet to 8,365 square feet in area. Stormwater runoff from the new impervious surfaces will be collected and piped into two drainage vaults, one will be located within a private access easement and the other will be located within Tract B. Access to proposed lots 1-13 would be provided through an interior access road, and access to proposed lot 14-20 would be provided off of 104th Avenue SE. A 20-foot right of way dedication is proposed along 104th Avenue SE. The site contains steep slope 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· ation is needed to property assess this proposal. Date City of Renton Department of Planning / Building / Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: I ~f+z1)'() 11 COMMENTS DUE: JUNE 27, 2005 APPLICATION NO: LUA05-056, PP, ECF DATE CIRCULATED: JUNE 13,2005 APPLICANT: Mike Davis, Davis Real Estate Group PROJECT MANAGER: Jill Hall PROJECT TITLE: Kristen Woods Preliminary Plat PLAN REVIEW: Mike Dotson SITE AREA: 165,951 square feet BUILDING AREA (gross): N/A LOCATION: 3200 Block of Benson Drive S (SR 515) WORK ORDER NO: 77423 "o.../i·/ SUMMARY OF PROPOSAL: Subdivision of a 165,961 square foot site zoned Residential-8 dwelling units per acre (R-8) into 20 lots, a drainage tract (Tract B), and an open space tract (Tract A). Lot areas range from 4,500 square feet to 8,365 square feet in area. Stormwater runoff from the new impervious surfaces will be collected and piped into two drainage vaults, one will be located within a private access easement and the other will be located within Tract B. Access to proposed lots 1-13 would be provided through an interior access road, and access to proposed lot 14-20 would be provided off of 104th Avenue SE. A 20-foot right of way dedication is proposed along 104th Avenue SE. The site contains steep slope 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 Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation LandlShoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ HistoriclCultural 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 in f 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-..t'\ KE"A/\eM COMMENTS DUE: JUNE 27, 2005 APPLICATION NO: LUA05-056, PP, ECF DATE CIRCULATED: JUNE 13,2005 APPLICANT: Mike Davis, Davis Real Estate Group PROJECT MANAGER: Jill Hall • I c: (:, I.", PROJECT TITLE: Kristen Woods Preliminary Plat PLAN REVIEW: Mike Dotson SITE AREA: 165,951 square feet BUILDING AREA (gross): NlA LOCATION: 3200 Block of Benson Drive S (SR 515) WORK ORDER NO: 77423 SUMMARY OF PROPOSAL: Subdivision of a 165,961 square foot site zoned Residential-8 dwelling units per acre (R-8) into 20 lots, a drainage tract (Tract B), and an open space tract (Tract A). Lot areas range from 4,500 square feet to 8,365 square feet in area. Stormwater runoff from the new impervious surfaces will be collected and piped into two drainage vaults, one will be located within a private access easement and the other will be located within Tract B. Access to proposed lots 1-13 would be provided through an interior access road, and access to proposed lot 14-20 would be provided off of 104th Avenue SE. A 20-foot right of way dedication is proposed along 104th Avenue SE. The site contains steep slope 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 Housino Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation 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 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 i 'on is needed to properly assess this proposal. ~-28'-O~- Date Kathy Keolker-Wheeler, Mayor June 27, 200S Richard Monis Victoria Hills H.O.A. 2614 Cedar Avenue S Renton, W A 9805S-5077 CITY .F RENTON PlanningIBuildinglPublic Works Department Gregg Zimmerman P.E., Administrator RE: Your comments regarding Kristen Woods Preliminary Plat (Renton File No. LUAOS-OS6, PP, ECF) Dear Mr. Monis; This letter is in response to the comment letter you sent on May 5th, 200S regarding the Kristen Woods Preliminary Plat. In your letter you request that during the construction of the Kristen Woods Preliminary Plat the whole length of Cedar A venue S be widened and improved in conformance with adjacent sections of Cedar Avenue S (104th Avenue SE). The right-of-way adjacent to the Kristen Woods property and the properties directly south of the subject site is owned by King County and is 30 feet in width. The City will be requiring dedication of a 20-foot strip along the property's 104th Avenue SE street frontage for right-of-way. In addition, the applicant will be required to pave and install a 6-foot sidewalk with curb, gutters, and street lighting (unless a waiver or deferral is granted by the City's Board of Public Works). The City does not have the authority to require the applicant to widen 104th A venue SE (Cedar A venue S) along the properties further to the south as the City only has the authority to require improvements along the project's street frontage per RMC 4-4.:..060F. Therefore, 104th Avenue SE (Cedar Avenue S) will be widened in the future if either the City condemns a portion of the properties to the south of the Kristen Woods property and installs the improvements as part of a Capital Improvement Project (CIP) or the additional right-of-way and improvements will be installed when those properties further develop in the future. I checked into whether the City has plans to widen 104th A venue SE at that location, and at this time we do not. Feel free to contact me at (42S) 430-7219 with any questions. Sincerely, dP/Io~~ ~IHall Associate Planner ----------~1~0755~S~o-u~th-G~r-ad7y~W~a-y--~R~e-nt-o-n,~W~a-Sh~i-ng-t-on--98-0-5-5-------------~ * This paper contains 50% recycled material, 30% post consumer AHEAD OF THE CURVE City of Renton Department of Planning / Building / Public Woiks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT:'P-y((L.S COMMENTS DUE: JUNE 27, 2005 APPLICATION NO: LUA05-056, PP, ECF DATE CIRCULATED: JUNE 13, 2005 APPLICANT: Mike Davis, Davis Real Estate Group PROJECT MANAGER: Jill Hall PROJECT TITLE: Kristen Woods Preliminary Plat PLAN REVIEW: Mike Dotson SITE AREA: 165,951 square feet BUILDING AREA (gross): N/A LOCATION: 3200 Block of Benson Drive S (SR 515) I WORK ORDER NO: 77423 SUMMARY OF PROPOSAL: Subdivision of a 165,961 square foot site zoned Residential-8 dwelling units per acre (R-8) into 20 lots, a drainage tract (Tract B), and an open space tract (Tract A). Lot areas range from 4,500 square feet to 8,365 square feet in area. Stormwater runoff from the new impervious surfaces will be collected and piped into two drainage vaults, one will be located within a private access easement and the other will be located within Tract B. Access to proposed lois 1-13 would be provided through an interior access road, and access to proposed lot 14-20 would be provided off of 1041h Avenue SE. A 20-foot right of way dedication is proposed along 1041h Avenue SE. The sile contains steep slope 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 Housino Air Aesthetics Water Lig/1t1Glare 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 tion is needed to properly assess this proposal. Date 7 A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS "It is anticipated that the proposed development would generate future residents that would utilize existing City park and recreation facilities and programs. The City has adopted a Parks Mitigation Fee of $530.76 per each new single family lot to address these potential impacts." Parks Mitigation Fee FIRE DEPARTMENT MEMORANDUM DATE: June 14,2005 TO: FROM: SUBJECT: Jill Hall, Associate Planner James Gray, Assistant Fire Marshal jJ . Kristen Woods Preliminary Plat, 32&6 Blk. Benson Dr. S MITIGATION ITEMS: 1. A fire mitigation fee of$488.00 is required for all new single-family structures. FIRE CODE REQUIREMENTS: 1. A fire hydrant with 1000 GPM fire flow is required within 300 feet of all new single- family structures. If the building square footage exceeds 3600 square feet in area, the minimum fire flow increases to 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. See attached diagram. 3. Street addresses shall be visible from a public street. Please feel free to contact me if you have any questions. i:\kristenwooderc.doc City of Renton Department of Planning / Building / Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: t=LY't COMMENTS DUE: JUNE 27,2005 APPLICATION NO: LUA05-056, PP, ECF DATE CIRCULATED: JUNE 13,2005 APPLICANT: Mike Davis, Davis Real Estate Group PROJECT MANAGER: Jill Hall PROJECT TITLE: Kristen Woods Preliminary Plat PLAN REVIEW: Mike Dots¥ --------- SITE AREA: 165,951 square feet BUILDING AREA (gross): N/A ,r---_ .. ~ LOCATION: 3200 Block of Benson Drive S (SR 515) WORK ORDER NO: 77423 , , . I SUMMARY OF PROPOSAL: Subdivision of a 165,961 square foot site zoned Residential-8 d~eiling unitsVpV~;i ac~e 'tR-~W~o 20 lots, a drainage tract (Tract B), and an open space tract (Tract A). Lot areas range from 4,500 sq~are f~ to 8,365 square feet in area. Stormwater runoff from the new impervious surfaces will be collected and piped into two drain ge vaultS~~-pe;iocated-wJthin a! private access easement and the other will be located within Tract B. Access to proposed I s 1-13 would b~ provided through an' interior access road, and access to proposed lot 14-20 would be provided off of 104th Avenue .:nght of way de~ication is proposed along 104th Avenue SE. The site contains steep slope 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 ;J) C. CODE-RELATED COMMENTS J --rI / / ~ vi.,. b e; I ~& 1'/1111 c,,!~ Cl /lellA e " h particular attention to those areas in which we have expertise and have identified areas of probable impact or eeded to properly ass.,. this _to ttl ~- Signature of Date ~I Kathy Keolker-Wheeler, Mayor June 22, 2005 Felix Palisoc WSDOT Northwest Region PO Box 330310 Seattle, WA 98133-9710 CITY L RENTON PlanninglBuildin!¥J>ublic Works Department Gregg Zimmerman P.E., Administrator RE: Kristen Woods Preliminary Plat, LUA05-056, PP, ECF Dear Mr. Palisoc; This letter is in response to your June 20th letter in which you requested a copy of the Technical Infonnation Report (TIR) for the Kristen Woods Preliminary Plat. Per our phone conversation June 22nd, I am sending you a copy of the Preliminary Drainage Report, as we do not yet have a TIR. Feel free to contact me if you have any questions at (425) 430-7219. Sincerely, au~. ~JillHall Associate Planner Enclosure ----------~I~O~55~S~o-u~th-G~r-ad~y-W-a-y--~R-e-nt-on-,~W~a-Sh~i-ng-t-on--98-0-5-5-------------~ * This paper contains 50"10 recycled material, 30% post consumer AHEAD OF THE CURVE Washington State Department of Transportation Douglas B. MacDonald Secretary of Transportation June 20, 2005 Jill Hall City of Renton Planning 1055 South Grady Way Renton, W A 98055 JUN 222005 RECeiVED Subject: Kristen Woods Preliminary Plat LUA05-056, PP, EF SR 515 MP 5.5 vicinity Dear Ms. Hall: Northwest Region 15700 Dayton Avenue North P.O. Box 330310 Seattle, WA 98133-9710 206-440-4000 TTY: 1-800-833-6388 www.wsdot.wa.gov We thank: you for giving WSDOT this opportunity to comment through SEP A on the above referenced development. We would like to review the Technical Information Report (TIR) prepared for this project. Per the plans received with the Environmental Checklist, the developer is proposing to route stormwater runoff into WSDOT right of way. The review of the TIR will determine if the proposed action will have any impacts on the State Highway System, particularly SR 515. If you have any questions, or require additional information please contact Felix Palisoc of our Developer Services section by phone at 206-440-4713, or via e-mail at palisof@wsdot.wa.gov. Sincerely, ~ ) k~' Ramin Pazooki King Area Planning Manager RP:fsp C:IFelix_DevServISEPA_ResponseslsepaRENTON_KrislenWooos.doc Jill Hall Project Manager City of Renton Development Services Division Re: LUA05-056, PP, ECF / Kristen Woods Prelim Plat Dear Ms. Hall, June 22, 2005 I am a resident of the Winsper subdivision which is located immediately west of, and downhill from, the proposed new plat. A portion of the plat will connect directly to our subdivision via S 32nd Place. Please note that our subdivision was constructed under King County regulations prior to annexation to the City. The construction of the infrastructure was poorly done at that time as evidenced by any casual inspection of the streets, curbs, and sidewalks. The new plat construction will have significant impacts on the infrastructure of our subdivision. I urge you to consider these impacts to our neighborhood when issuing the MDNS for the proposed plat. Haul routes: The pavement conditions on both S 32nd Street and on Wells Avenue are badly deteriorated. The pavement condition on S 32nd Street has deteriorated significantly due to the new subdivision located on the south end of Wells Avenue using this street as their major haul route. Please see the attached photographs. Construction access is available without traversing either S 32nd Street or Wells Avenue. • I request that S 32nd Street and Wells Avenue not be allowed to be used as haul routes for the new subdivision construction. If that is not acceptable, the contractor should be required to rebuild and repave the haul routes at the conclusion of construction. Street cleaning: Our experience with the subdivision referenced above has been that the contractor leaves the street in a very dirty condition from their vehicles leaving the site. That contractor eventually used a power broom on the streets, but that machine only spreads the dirt around. Attached are some photographs that show the problem on the last construction in our neighborhood. • I request that the contractor on the subdivision be required to use a street cleaner at the end of each day to assure the streets are left in a clean condition. I further request that the City's inspectors verify daily that this work is being performed. Storm drainage: The Winsper subdivision was constructed in the late 1980's when storm design was not nearly as advanced as current regulations require. We are especially concerned with the impacts of the new runoff on the two existing detention ponds in our subdivision that will receive runoff from this new plat. LUA05-056,PP,ECF / Kristen Woods Prelm Plat Page 1 of6 • I request that the downstream analysis include analysis of our ponds based on actual field measurements of the pond size, outlet structures, and inlet and outlet piping. The analysis should prove that our detention ponds will continue to function properly. The analysis should take into account not only the rate of runoff we will receive, but the quantity of runoff that will be discharged. Sidewalks: S 32nd Place does not have any sidewalks. Ifthe new plat is required to build sidewalks, they should be extended along S 32nd Place to connect to the existing sidewalks along Wells A venue as part of the new plat construction. Thank you for your consideration of these requests . . chard L Perteet 734 S 32nd Street Renton, W A 98055 425-793-9046 cougar rich@hotmail.com cc: Winsper Community Association S 32nd Street pavement near Wells Ave. Dirt streaks on pavement are from construction of subdivision located at the south end of Wells Ave. LUA05-056,PP,ECF / Kristen Woods Prelm Plat Page 2 of6 S 32nd Street pavement west of Wells. Dirt streaks on pavement are from construction of subdivision located at the south end of W ells Ave. S 32nd Street pavement LUA05-056,PP,ECF / Kristen Woods Prelm Plat Page 3 of6 Wells Ave. pavement between S 32nd Place and S 32nd Street Construction entrance to subdivision under construction at south end of Wells Ave. LUA05-056,PP,ECF / Kristen Woods Prelm Plat Page 4 of6 Street conditions during construction of subdivision under construction at south end of Wells Ave. Winsper upper detention pond LUA05-056,PP,ECF / Kristen Woods Prelm Plat Page 5 of6 LUA05-056,PP,ECF / Kristen Woods Prelm Plat Page 6 of6 City of R . on Department of Planning / Building / Public .. Jks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: JUNE 27, 2005 APPLICATION NO: LUA05-056, PP, ECF DATE CIRCULATED: JUNE 13, 2005 APPLICANT: Mike Davis, Davis Real Estate Grou PROJECT MANAGER: Jill Hall PROJECT TITLE: Kristen Woods Prelimina Plat PLAN REVIEW: Mike Dotson SITE AREA: 165,951 s uare feet BUILDING AREA ross: N/A LOCATION: 3200 Block of Benson Drive S (SR 515) I WORK ORDER NO: 77423 BUILDiNG DIVISION SUMMARY OF PROPOSAL: Subdivision of a 165,961 square foot site zoned Residential-8 dwelling units per acre (R-8) into 20 lots, a drainage tract (Tract B), and an open space tract (Tract A). Lot areas range from 4,500 square feet to 8,365 square feet in area. Stormwater runoff from the new impervious surfaces will be collected and piped into two drainage vaults, one will be located within a private access easement and the other will be located within Tract B. Access to proposed lots 1-13 would be provided through an interior access road, and access to proposed lot 14-20 would be provided off of 104th Avenue SE. A 20-foot right of way dedication is proposed along 104th Avenue SE. The site contains steep slope 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 Housina 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 to,OOOFeet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where dditional information is needed to roperlr assess this proposal. Date CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 13th day of June, 2005, I deposited in the mails of the United States, a sealed envelope containing NOA, Environmental Checklist, PMT's documents. This information was sent to: Agencies See Attached Surrounding Property Owners -NOA only See Attached (Signature of Sender)_: __ ;_) ..... y __ ' ..... ' _....,...,;~\ w"""'"",,, I ...... -P_~· ..... ) _____________ _ 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: 7-I' 0) ----'------- Notary (Print): My appointment expires: Kristen Woods Preliminary Plat LUA05-056, PP, ECF template' affidavit of service by mailing { • Dept. of Ecology * Environmental Review Section PO Box 47703 Olympia, W A 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, W A 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 008700010203 889870004005 008700010609 AGUILING BENJAMIN V+SUSANA ALEXANDER JAMES C+ELlZABETH APPELHANS THOMAS 2910 CEDAR AV S 3005 MILL AV S 21440 98TH S RENTON WA 98055 RENTON WA 98055 KENT WA 98031 889920016009 948574028007 889920023005 BAUCK DOUGLAS A BENTON MARK RYAN+MIA ELiZAB BL YE NORMAN W 1013 S 31ST CT 3125 MAIN AV S 1010 S 31ST CT RENTON W A 98055 RENTON W A 98055 RENTON W A 98055 889920022007 889920018005 008700013207 BOWYER CLIFTON BRACKMANN HANS K BRAUNSCHWEIG RICHARD D+CARO BRACKMANNBARBARAI 1016 SOUTH 31 ST CT 1025 S 31 ST CT 16842 104TH AV SE RENTON WA 98055 RENTON WA 98055 RENTON WA 98055 948576006001 889920024003 889870109002 BRITTON MICHAEL+KIMBERL Y L CADONDON PEPITO A CARLSTON HARRY C+SUSAN C 907 S 32ND ST 1004 S 31ST CT 3003 CEDAR AV S RENTON W A 98055 RENTON WA 98055 RENTON WA 98055 889920027006 008700010005 948574020004 CARTER ROY A+RUTH E CASE RICHARD+CASE DONNA CHAU ALEX+VIEN RI M 1015 SO 30TH CT 166291 05TH AV SE 3130 MAIN AV S RENTON W A 98055 RENTON W A 98055 RENTON WA 98055 008700013009 889920015001 008700011409 CONNER HEATH E+MAYUMI CROTHERS STEPHEN M DAVIDSON CHRISTOPHER 17000 104TH AV SE 1007 S 31 ST CT O+BJORKLUND PATTILOU U RENTON W A 98055 RENTON WA 98055 16803105TH AV SE RENTON WA 98055 008700012100 948576026009 948576033005 DEJESUS ISAGANI M+CECILIA L DO PHUC V DRAGOO TERRY & SOLVEIG 16828 104TH AVE S E 908 SOUTH 32ND PL 930 S 32ND ST RENTON WA 98055 RENTON W A 98055 RENTON WA 98055 889920021009 292305901004 008700011805 DURANT RANDALL M+JANICE L EASTEY RICHARD F FALLGREEN BRUCE W JR 1022 S 31ST CT 9275 42ND AV S 16817105TH AV SE RENTON WA 98055 SEATTLE WA 98118 RENTON WA 98055 948576001002 948576007009 889870005002 FOSTER JANICE M GODWIN RAY A GREGORIOS GEORGE G+GLENDA A 801 S 32ND ST 913 S 32ND ST 3001 MILL AV S RENTON W A 98055 RENTON WA 98055 RENTON WA 98055 948576017008 948576002000 -A.t-kmp~ 948576025001-l<~ ~ HABON LORET A A HANSEN DEBORAH L t1b\-~ HAZBUN TONY R ~ n.O 3118 WELLS AV S 10009 SE 169TH PL ('\n\cb 914 S 32ND PL ("\ RENTON W A 98055 RENTON WA 98055 RENTON WA 98055 tb1111o"6"'" 948576028005 948576037006 948574025003 HIRAKI JUSTIN G+ALlCIA D HO GRACE HO TINA T +LE TUAN D 903 S 32ND PL 906 S 32ND ST 3612 S ORCAS ST RENTON W A 98055 RENTON W A 98055 SEATTLE WA 98118 008700011904 948574026001 948576014005 HODGE JERRY G+GINA L HUFANA YSMAEL P JR HUYNH HUNG QUANG 16815105TH AV SE 3111 MAIN AV S 3136 WELLS AV S RENTON W A 98055 RENTON WA 98055 RENTON WA 98055 889920019003 889920020001 889870002009 IENG SAOHOUY+I-LAY PHON ET JASMAN KENNETH L JOHN RONALD III 1031 S31STCT 1028 S 31ST CT 3013 MILL AV S RENTON WA 98055 RENTON W A 98055 RENTON WA 98055 948576019004 948576035000 008700011003 JOHNSON BRADLEY T +JESSICA L JOHNSON RICHARD P JUAREZ ANTHONY D & PATRICIA 3106 WELLS AV S 918 S 32ND ST 16663 105TH AV SE RENTON W A 98055 RENTON WA 98055 RENTON WA 98055 948574048005 948576040000 008700013108 KING COUNTY KARTES CYNTHIA 500 KC ADMIN BLDG KING MARGARET J 3401 BENSON DR S 500 4TH AV 16829 105TH AVE S E RENTON W A 98055 SEATTLE WA 98104 RENTON WA 98055 948576004006 948576029003 948576023006 KNISLEY GARY R+MARY L KOOWOLH KWAN SHUI-HUT & YUET MEl 819 S 32ND ST 909 S 32ND PL 926 S 32ND PL RENTON W A 98055 RENTON WA 98055 RENTON WA 98055 948576031009 008700011102 948576022008 LAPE NANNETTE A LAWSON ROY L MR LEAHY MICHAEL A+ASHL YN A 921 S 32ND PL 16664 104TH AV SE 932 S 32ND PL RENTON W A 98055 RENTON W A 98055 RENTON WA 98055 948574018008 948576018006 948576027007 LEE DIANE P LEE LINDA LEE RICHARD F+N LYNN 3304 MAIN AV S 3112 WELLS AV S 902 S 32ND PL RENTON W A 98055 RENTON W A 98055 RENTON WA 98055 008700011508 948576012009 948576030001 LITTLEFIELD HEATHER L MERCA RUFINO R MUELLNER CHARLES D 16809 105TH AV SE 3200 WELLS AV S MUELLNER MARGUERITTE M RENTON W A 98055 RENTON W A 98055 915 S 32ND PL RENTON WA 98055 948576011001 008700010500 008700011607 MUNOZ SANDRA NAULT DONALD G+KATHRYN L 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889870003007 948576008007 WAN GILBERT K ~ WONG KOK MOON+SHIOW AN WONG NANA 10036 SE 169TH PL {PI nl~-; 3009 MILL AV S 919 S 32ND ST RENTON W A 98058 RENTON WA 98055 RENTON WA 98055 948574019006 WORSHAM PAUL A 3136 MAIN AV S RENTON W A 98055 948576010003 ZUCHOWSKI ROMUALD 931 S 32ND ST RENTON W A 98055 292305904602 YAU HOPING 3251 CEDAR AV S RENTON WA 98055 889870001001 YEE DARRY L 3017 MILL AV S RENTON WA 98055 NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) DATE: June 13, 2005 LAND USE NUMBER: LUA05·056, PP, ECF PROJECT NAME: Krlsten Woods Preliminary Plat PROJECT DESCRIPTION: Subdlvlsion of a 165,961 square foot site zoned Residential-8 dwelling units per acre (R-8) inlo 20 lots, a drainage tract (Tract B), and an open space tract (Tract A). Lot areas range Irom 4,500 square IHt to 8,365 square feet in area. Stormwater runoff from the new impervious surfaces will be collected and piped into two dratnage vaults, one will be located within a private access easement and the other wll1 be located within Tract B. Access to proposed lots 1-13 would be provtded through an interior access road, and access to proposed lot 14-20 woukl be provtded off of l04th Avenue SE. A 20-fool right of way dedication is proposed along 104th Avenue SE. The site contains steep slope areas. PROJECT LOCATION: 3200 Block of Benson Drive S OPTIONAL DETERMINATION OF NON-SIGNIFICANCE, MITIGATED (DNS-M): As Ihe Lead Agency, the City of Renton has determined that significant environmental Impacts are unlikely to result from the proposed project. Therefore, as pennltted under the RCW 43.21C.l10, 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: April 22, 2005 NOTICE OF COMPLETE APPLICATION: June 13, 2005 APPUCANTIPRDJECT CONTACT PERSON: John Tambunelll; Tel: (425) 228-5959 Ext. 228 Eml: JohntCdavlsreg.com PwmfttlReview Requested: Environmental (SEPA) Review, Preliminary Plat Approval Other Permits which may be required: Building, Fire, Utility, and Construction Permits Reque.ted Studies: Geotechnical Study and Stonn Drainage Report Location where application may be revIewed: PlannlnglBulldlng/Publlc Works Department, Development Servlc .. Division, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton. WA 98055 PUBLIC HEARING: A Public hearing is tentatively scheduled for August 2 2005 before the Renton Hearing Examiner in Renton Council Chambers. Hearings begin at 9:00 AM on the 7th floor of the new Renton City Hall located at 1055 South Grady Way, CONSISTENCY OVERVIEW: Zoning/Land Use: Environmental Documents that Evaluate the Proposed Project: Development Regulations Used For Project MItigation: The subject site Is designated Residential Single·Family (RSF) on the City at Renton Comprehensive Land Use Map and Aesidential-B dwelling units per acre (R·8) on the City's Zoning Map. Environmental (SEPA) Checkllst The project wUl be subject to the City's SEPA ordinance, Public Works Standards, Zoning Code, International Fire Code, International Building Code and other applicable codes and regulations as appropriate, Propoled Mitigation MeHures: The following Mitigation Measures wllllikeiy 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 Mitfgatlon Fee; and The applicant will be required to pay the appropriate Fire Mitigatfon Fee,' and The applicant will be requirsd to pay the appropriate Parks Mffigation Fee. Comments on the above application mUlt be submitted In writing to Jill Hall, Associate F'lanner, Development Services Division, 1055 South Grady Way, Renton, WA 98055, by 5:00 PM on June 27, 2005. This matter is also scheduled tor a public hearing on August 2,2005, at 9:00 AM, Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton. If you are interested in attending the hearing, please contact the Development Services Division, (425) 430·7282, to ensure that the hearing has not been rescheduled. It 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: Jill Hall, Associate Planner; (425) 430-7219 PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION If you would like to be made a party of record to receive further information on thIs proposed project, complete Ihis form and return to: City of Renton, Development Planning, 1055 So. Grady Way, Renton, WA 98055. File NoJName: LUA05-056, PP, ECF I Kristen Woods Preliminary Plat NAME: MAILING ADDRESS: ________________________ _ TELEPHONE NO.: ________ _ CERTIFICA TION (\\ J -4 ~ _'S"'>., I, 1J...kTc..l. or. . '" , hereby certify that copies of the above document ;--; ~·.~~€'~\'l were posted by me 10 ~ conspicuous places or nearby the described property on f'~~.~;;S\ON ~{~ '" DATE: b-13-0 S SIGNED: p;;:,A R. ~/II-I~~Y\\iJ), I ,,:.. PUBUC .: A UE.ST: Subscribed and sworn before me, a Notary ublic, in and for the State of )lIjashington re . di ~) , WA••· •. 3, _OfO ..... cY J ';,.latfU ,onthe I dayof..,...-4-l:Ll<:!..!4-""""-.J!L·-'L,.l. ___ ' 0·/ , ~~ .... ~~ ..... &-,," NOTARYPU L1CSIGNA \\"OFWASIr!~.·:- NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) DATE: June 13, 2005 LAND USE NUMBER: LUA05-056, pp, ECF PROJECT NAME: Kristen Woods Preliminary Plat PROJECT DESCRIPTION: Subdivision of a 165,961 square foot site zoned Residential-8 dwelling units per acre (R-8) into 20 lots, a drainage tract (Tract B), and an open space tract (Tract A). Lot areas range from 4,500 square feet to 8,365 square feet in area. Stormwater runoff from the new impervious sur/aces will be collected and piped into two drainage vaults, one will be located within a private access easement and the other will be located within Tract B. Access to proposed lots 1-13 would be provided through an interior access road, and access to proposed lot 14-20 would be provided off of 104th Avenue SE. A 20-foot right of way dedication is proposed along 104th Avenue SE. The site contains steep slope areas. PROJECT LOCATION: 3200 Block of Benson Drive S 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: April 22, 2005 NOTICE OF COMPLETE APPLICATION: June 13, 2005 APPLICANT/PROJECT CONTACT PERSON: John Tambunelll; Tel: (425) 228-5959 Ext. 226 Eml: johnt@davlsreg.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 Building, Fire, Utility, and Construction Permits Geotechnical Study and Storm Drainage Report PlanninglBullding/Public Works Department, Development Services Division, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA 98055 A Public hearing is tentatively scheduled for August 2, 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 Single-Family (RSF) on the City of Renton Comprehensive Land Use Map and Residential-8 dwelling units per acre (R-8) on the City's Zoning Map. Environmental (SEPA) Checklist The project will be subject to the City's SEPA ordinance, Public Works Standards, Zoning Code, International Fire Code, International Building Code and other applicable codes and regulations as appropriate. Proposed Mitigation Me es: The following Mitigation Measures wili Iik imposed on the proposed project. These recommended Mitigation Measun dress project impacts not covered by existing codes and regulations as cited aoove. -.. _-------------- - - - The applicant will be required to pay the appropriate Transportation Mitigation Fee; and The applicant will be required to pay the appropriate Fire Mitigation Fee; and The applicant will be required to pay the appropriate Parks Mitigation Fee. Comments on the above application must be submitted in writing to Jill Hall, Associate Planner, Development Services Division, 1055 South Grady Way, Renton, WA 98055, by 5:00 PM on June 27, 2005. This matter is also scheduled for a public hearing on August 2, 2005, at 9:00 AM, Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton. If you are interested in attending the hearing, please contact the Development Services Division, (425) 430-7282, to ensure that the hearing has not been rescheduled. If comments cannot be submitted in writing by the date indicated above, you may stili appear at the hearing and present your comments on the proposal before the Hearing Examiner. If you have questions about this proposal, or wish to be made a party of record and receive 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: Jill Hall, Associate Planner; (425) 430-7219 I PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION I If you would like to be made a party of record to receive further information on this proposed project, complete this form and return to: City of Renton, Development Planning, 1055 So. Grady Way, Renton, WA 98055. File No./Name: LUA05-056, PP, ECF / Kristen Woods Preliminary Plat NAME: MAILING ADDRESS: TELEPHONE NO.: Kathy Keolker-Wheeler, Mayor June 13, 2005 John Tambunelli Davis Real Estate Group 1201 Monster Road SW #320 Renton, WA 98055 Subject: Kristen Woods Preliminary Plat LUA-05-056, PP, ECF Dear Mr. Tambunelli: CITY )F RENTON PlanningIBuilding/Public 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 July 5, 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 August 2, 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) 430-7219 if you, have any questions. Sincerely, .~ ~ Associate Planner cc: Richard & Rose Eastey / Owners Mike Davis / Applicant Patty & Ron John, Marilyn Tatro, George Graham, Richard Morris, Rich Perteet / Parties of Record ----------~I~O~55~S~o-u~th-G~r-ad~y-W:~a-y--~R-e-nt-on-,-W:-a-Sh~i-ng-to-n--98-0-5-5-------------~ * This paper rontains 50% recycled material, 30% post consumer AHEAD OF THE CURVE .~R Kathy Keolker-Wheeler, Mayor June 13, 2005 Attn: John Lefotu and Ramin Pazooki Washington State Department of Transportation 15700 Dayton Avenue North PO Box 330310 Seattle, WA 98133-9710 RE: Kristen Woods Preliminary Plat LUA05-056, PP, ECF Dear Sirs: CITY .F RENTON PlanningIBuildinglPublic Works Department Gregg Zimmerman P.E., Administrator Enclosed is a copy of the proposed site plan for the subject land use application. If you have any comments or concerns, you may either send them via mail or email them to me at jhall@ci.renton.wa.us The Environmental Review Committee is scheduled for July 5, 2005. I would appreciate your comments prior to the meeting, preferably by June 27, 2005, if possible to incorporate any comments into the staff report. ([CIY~ aill Hall Associate Planner cc: Project File Mike Dotson, City of Renton -Plan Review Enclosure --------=-}-=-OS-=-S=-S=-o-u-=-th--:G=-r-ad-=-y-W-a-y---=R-en-t-on-,-W-a-sh-:"i-ng-to-n-9S-0-S-S ------~ * This paper contains 50% recycled material. 30% post consumer AHEAD OF THE CURVE .:pt CITY. RENTON Kathy Keolker-Wheeler, Mayor PlanningIBuildinglPublic Works Department Gregg Zimmerman P.E., Administrator June 13, 2005 Superintendent's Office Renton School District #403 300 SW 7'h Street Renton, WA 98055-2307 Subject: Kristen Woods Preliminary Plat LUA-05-056, PP, ECF The City of Renton Deve!opment Services Division has received an application for a 21-lot single-family subdivision located at 3200 Block of Benson Drive S. 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 June 27, 2005, Elementary School: 'westsecizotJ --r;&hot lh..eP GAST 5 tcfQ -Co,seqdg Middle School: west -i))Wlmttt &~+ -~ High School: VV~'rr.-ReYl;hm E~5[ -LUv 0 ~ Will the schools you have indicated be able to handle the impact of the additional students estimated to come from the proposed development? Yes " ' No __ _ Thank you for providing this important information. If you have any questions regarding this project, please contact me at (425) 430-7219. Sincerely, t.::~ Associate Planner Enclosure " --------:-1 O:-:s:-:"s--S-ou-th=--=G-ra-:"dy-:W:=-=-ay----R-e-nt-o-n,---W:--a-sh:-:"in-g-to-n-9-g-0-SS-------~ * This paper contains 50% recycled material, 30% post consumer AHEAD OF THE CURVE Q1iCHali -5-5-05 Itr to Jill Hall.doc Oi?icton{;[ CJl61ls cYeomeoJ17fler S Association May 5,2005 Ms Jill Hall, Planner, City of Renton 1055 S. Grady Way Renton, WA 98055 TEL: 425-430-7219 Email: jhall@ci.renton.wa.us Subj: Kristen Woods Development Dear Ms Hall; As President of Victoria Hills Homeowner's Association (VHHA), I've been asked by many of our members to check into the subject development. As you may know, I've talked with Don Erickson, Julia Medzegian and others. I'm sorry I missed you when I stopped into City Hall yesterday and hope that you are feeling better. According to your voicemail this morning, I understand the City will require the developer to improve Cedar Ave. S. (104th Ave SE for King County) by widening and a sidewalk. That's great news. However, our concern is the road just south of this development. There are two individual lots that have been developed in the last 2-3 years. I'm unsure if King County or the City of Renton issued the building permits, but I believe the property has been annexed into the City -would you verify that for me? Cedar Ave. 5., in front of these two lots is a single lane road. Immediately south of these two lots, King County widened the road. The optimum solution would be to have the whole length of Cedar Ave. S. widened to permit two way traffic (and, hopefully, curbside parking). Would you look into this situation and advise how we could proceed to request the whole length of Cedar be the same width? Additionally, would you ensure VHHA is a participant in any review of the Kristen Woods development? I would be the contact. Thank you very much for your assistance. If I have not been clear about anything, please feel free to call me. Best regards, Richard Morris 2614 Cedar Ave. S. Renton, WA 98055-5077 TEL: 425-255-5520 Email: RichardMor@AOL.com Victoria Hills Homeowner's Association, P.O. Box 58541, Renton, WA 98058-1541 Page 1 I I Jennifer Henning-Q Re new development -"~i-' n~W,-,,-o=o~d_s ___ ----,-______ ---, From: To: Date: Subject: <RichardMor@aol.com> <dpersson@ci.renton.wa.us> 05/03/2005 10:20:28 PM Q Re new development -Kristen Woods '~\/ Y j ~\ ... ,~ )ct~ ~ Page 1 I f f'v'l""" tJ<J}ft, ~ ~~ b .~ ~~i~~n~ichard Morris, President of Victoria Hills HOA. We're south of and .f.MAvJ" ~ 0 W rIv up the hill on 0. urJJv7 / old Benson Road from City Hall. May I ask for some guidance? ~ O()J u llJ/\' -\\' (1~ { .U_ Just south of us a new development is going in called Kristen Woods. It \)\I' ., \ \. " &,N\j\;2 seems there • At tp . ~ VVW . will be 8 or 9 homes just south of us on the east side of SR515 and 20+ lots \'~ \ ~. . on the • west side of SR515. The lots south of us border Cedar Ave. S., which until ~ fJ& "" annexed 1(/V , was 104th Ave. SE. The portion of the road along this development significantly narrows with no sidewalk. I can't quite tell for sure, but by the plot layout, it appears the City of Renton is not requiring the developer to widen the street to match the street along our development (and, of course, I see no sidewalk either). Who could I contact to verify this information. If correct, what's the procedure I'd follow to request the City require widening of the road -it's currently a single lane -two cars have to slow almost to a crawl to pass each other. Additionally, there are two lots to the south of this new development that the plot layout shows have also been annexed to the City. How do we get the road in front of these two lots also widened. Please understand just to south of these two lots and of course to the north of the proposed Kristen Woods the road is very wide. It only narrows along this short section. Now is the opportunity to make the whole length of Cedar/1 04th the same width and with a sidewalk. Sorry for being so verbose. Appreciate your help. I was thinking of preparing a map and making a presentation to the Council, but unsure if that's what I really should do. Of course, I need to verify the requirement to widen the road is not there already. Best regards, Richard Cell: 425-417-5556 · '"... , .. ~~~2J.S PMo-0~ ~~-t\ %(4 (Q~ Clres. ~ {,90~-S-077 GfJc. 4?-5"" -4( 7 ~ ~5 5(0 ~-~ ~(~ ~ k1cr' hN-e~ ~(~CL€S. 6L[O~ ':f'! CITY ~F RENTON Kathy Keolkcr-Wheeler, Mayor Planning/Building/PublicWorks Department Gregg Zimmerman P.E., Administrator April 29, 2005 John Tambunelli Davis Real Estate Group 1201 Monster Road SW Suite 320 Renton, WA 98055 Subject: Kristen Woods Preliminary Plat LUA-05-056, PP, ECF Dear Mr. Tambunelli: The Development Planning Section of the City of Renton has determined that the subject application is incomplete according to submittal requirements per RMC 4-8- 120C and, therefore, is not accepted for review. Please submit following additional information to begin processing your application: 1. 12 copies of a revised preliminary plat map. The City has recently adopted new standards for calculating minimum lot sizes and measuring setbacks. The definition "Lot" has been revised in RMC 4-11-120 to exclude the area for private access easements. Therefore, after subtracting the area for the access easements, Lots 4 and 5 do not meet the 4,500 square foot minimum lot size required in the R-Bzone. The definition of Front Yard and Side Yard Along a Street has also been revised in RMC 4-11-250. The front yard and side yard along street setbacks must now be measured from the edge of private access easements as well as public rights- of-way. Please show the required setback areas on each proposed lot within the Kristen Woods Development to ensure adequate buildable area within the proposed lots is provided (the potential lots affected by this requirement would be Lots 3,17,18, and 21). For clarification purposes, please have the topography lines and the trees removed from the preliminary plat as it reduces the readability of the preliminary plat map. A copy of these revised definitions as well as the setback requirements for the R-8 zone has been attached for your convenience. The hammerhead serving Lots 1 ~4 does not meet the Fire Department's standards for a hammerhead. From the centerline of the easement, the length of the hammerhead must measure 45 feet in length. Currently, the proposed ------}-O-55-S-o-u-th-G-r-ad-y-W-a-y---R-en-t-on-,-W-a-sh-in-g-to-n-98-0-5-5------.~ * This paper contains 50% recyded material, 30% post consumer AHEAD OF THE CURVE hammerhead measures 30 feet from the centerline of the easement on the west side. The hammerhead access shall be revised to meet the minimum requirements set forth by the Fire Department (see attached detail). The access easement over Lot 3 is shown to be 25 feet in width; the easement width needs to be revised to show a 26-foot easement width. In addition, the access easement over Lot 21 is show to be 15 feet in width; the easement width needs to be revised to show a 20-foot easement width. The applicant will be required to dedicate 20 feet of right-of-way along the eastern parcel's 104th Avenue SE Street frontage. It appears the area of dedication has been proposed; however it should be noted on the preliminary plat map. 2. 1 new PMT of the revised preliminary plat map. 3. 1 colored copy of the revised preliminary plat map. 4. 12 copies of a Landscape Plan and 1 reduceF'MT of the Landscape Plan. The City's landscaping regulations were recently revised and now single-family residential development is required to install landscaping along street frontages. RMC 4-4-070.C requires landscape plans to be submitted prior any approval of a land use application. Therefore, please submit a Conceptual landscape plan in accordance with RMC 4-8-120 Submitt~1 Requirements. I have attached a copy of the new landscape code; in addition please refer to the R-8 zoning standards for the specific landscaping requirements for the R-8 zoning designation. 5. 12 copies of a Certificate of Water and Sewer Availability from the Soos Creek Water & Sewer District. These items were requested by Arneta Henninger in the pre-application meeting comments. 6. 12 copies of a Coal Mine Hazard Assessment. According to the pre- application comments, the. site is located within 50 feet of a "High Coal Mine Hazard" area and the geotechnical report was to include a Coal Mine Assessment. There was not assessment of the neighboring High Coal Mine Hazard in the geotechnical report prepared by Cornerstone Geotechs, please have a Coal Mine Hazard Assessment conducted. 7. 12 copies of a revised Project Narrative. The minimum right-of-way required for residential access streets is 50 feet with 32 feet of pavement (RMC 4-6- 050.F.2.b. The applicant has proposed a reduced right-of-way width of 42 feet, which may be approved subject to RMC 4-6-060.R.3.a. The applicant must request a reduced right-of-way width from 50 feet down to 42 feet for the interior access road serving the west side of the plat. In addition, if the applicant is proposing to phase the subdivision, the narrative should be revised to indicate that the subdivision will be constructed in phases. This will avoid the need for scheduling a second public hearing before the hearing examiner at a later date as phasing a subdivision qualifies as a major plat amendment (RMC 4-7-080.M.2.e). Once the requested information is received, staff will review the materials for completeness and your application will either be formally accepted for review or you may be further requested to provide additional information or revisions. Please feel free to contact me at (425) 430-7219 if you have any questions. In addition I would be happy to meet with you to answer any questions you might have regarding these requirements. I would also be happy to look over your proposed revisions prior to you making copies and resubmitting them. Sincerely, ~#JJ /JiliHall - Associate Planner Enclosure Cc: Jennifer Henning Project File Richard and Rose Eastey/Owner Mike Davis/Applicant ORDINANCE NO. 5100 4-2-110A DEVELOPMENT STANDARDS FOR SINGLE FAMILY RESIDENTIAL ZONING DESIGNATIONS Housing Density for proposed short plats or subdivisions Maximum Number per legal Jot Size for Jots created after November 10, ~ '2004 Width for Jots created after November 10, 2004 Lot Depth for Jots created after November 10, 2004 per 10 net acre5 1 dwelling with 1 accessory unit interior Jots. 175 ft. for corner lots. 1 dwelling unit 4,500 sq. ft. for cluster deveJopment3 Jots. 85 ft. for comer lots. 85 4 dwelling lIlits per 1 net acre'3 1 dwelling unit 8,000 sq. ft. except where small lot clusters 10 are allowed, R-8 standards shall apply. ft. Jots. 80 ft. for comer Jots.11• 13 except where small Jot clusters 10 are allowed, R-8 standards shall apply. SOft. except where smaU lot clusters'o are allowed, R-8 standards shall apply. 8 dwelling units per 1 net acre 1 dwelling unit 4,500 sq. ft. for parcels greater than 1 acre. 5,000 sq. ft. for parcels 1 acre or Jess. Jots. 60 ft. for comer Jots 65ft. EXlDBITE 4-2-110A H:\EDNSP\Comp Plan\Amendments\GMA Update\FinaI2004 Update (Zoning text)\4-2-110 A.docLast printed 10/2612004 3:12 PMPage 1 of 5 .-ORDINANCE 00. 5100 30 except Yard where small lot clusters 10 are allowed, R-8 standards shall apply. Unit with Alley Access Garage: The front yard set- back of the primary structure may be reduced to 20 ft. if all parking is provided in the rear yard of the lot with access from a public right-of-way or alley. 6 \ 20 except Yard Along a where small lot Street clusters 10 are allowed, 15 ft. is alloWed. Minimum Side 25ft. 15 ft. 15 combined Yard ft.12, 13 are allowed with a miniTn,m of 5 ft. for any side yard, except where small lot clusters 10 are allowed, 5 ft. 20 ft. for attached garages accessed from front or side yard street. Unit with Alley Access Garage: The front yard set-back of the primary structure may be reduced to 10 ft. if all parking is - provided in the rear yard of the lot with access from a public right-of- way or alley. 6 primary structure and 20 ft. for the attached garages which access from the front and side yard along a street. 5 ft. EXHIBITE ~liM H:\EDNSP\Comp Plan\Amendments\GMA UpdateWmaI 2004 Update (Zoning text)\E. 4-2-110 A.docLast printed 1 I1lnOO4 4: 19 PMPage 2 of 5 Minimum Freeway Frontage Setback Maximum Building Height "and Number of Stories, except for uses having a -Public SuffIX" (P) designation9 Maximum Height for Wireless Communication Facilities no ease a structure over 42 in. in height intrude into the 20ft. clear vision area defined in RMC 4-11-030. 10 ft. landscaped setback from the street property line. 2 stories and 30 ft. '. SeeRMC4-4· 1400. ORDINANCE NO. 5100 no ease a structure over 42 in. in height intrude into the 20ft. clear vision area defined in RMC 4-11-030. 10 ft. landscaped setback from the street property line. 2 stories and 30 ft. SeeRMC4-4- 1400. Where small lot clusters'o are allowed, 20 ft. In no ease a structure over 42 in. in height intrude into the 20ft. clear vision area defined in RMC 4-11 10 ft. landscaped setback from the street property line. . 2 stories and 30 ft. for standard roof. 2 stories and 35 ft. for roofs having a pitch greater than 3112. See RMC4-4· 1400. In no case shall a structure over 42 in. in height intrude into the 20 ft. clear vision area defined in RMC 4-11-030. 10ft. landscaped setback from the street property line. 2 stories and 30 ft. SeeRMC4-4- 1400. EXHIBITE 4-2-UOA H:\EDNSP\Comp Plan\Arnendments\GMA Update\FinaI 2004 Update (Zoning text)\4-2-11O A.docLast printed 1012612004 3:12 PMPage 3 of 5 BuDding Coverage (Including primary and accessory buildings) Vertical F898de Modulation Lots 5 acres or more: 2%. An additional 5% of the total area may be used for agricultural buildings. Lots 10,000 sq. ft. to 5 acres: 15%. On Jots greater than 1 acre, an additional 5% of the total area may.t>e_ use9 for agrlcultl,lral buildings. Lots 10,000 sq. ft. or less: 35%. ORDINANCE NO. 5100 greater than 5,000 sq. ft.: 35% or 2,500 sq. ft., whichever is greater. Lots 5,000 sq. ft. or less: 50% All units shall provide vertical fa~de modutation at least every twenty hor'izontal feet (20'), including front, side and rearfa~des when visible from a street. Lots 5,000 sq. or greater: 35% or 2,500 sq. ft., whichever is greater. Lots less than 5,000 sq. ft.: 50%. EXIlIBITE .-4-2-1HJ\ H:\EDNSP\Comp Plan\Amendments\GMA Update\Final2004 Update (Zoning text)\4-2-110 A.docLast printed 10/2612004 3:12 PMPage 4 of 5 ) , ORDINANCE NO. 5100 Minimum Oft-wide Site or drought Landscaping resistant AbuttIng Non-landscape strip Arterial Public provided that if Streets for Plats there is ack:fltional and Short Plants undeveloped right Submitted on or of way in excess after November of 5 It, this shall 10,2004 also be landscaped. Site irrigated or Landscaping drought resistant AbutUng landscape strip .Prlnclpal, provided that if Minor and there is additiOnal Collector undeveloped right Arterial Streets of way In excess for Plats and of 10ft., this shan Short Plants also be Submitted on or landscaped, after November unless otherwise 10,2004 determined by the reviewing offICial . during the subdMsion process. or At least two (2) Off-stte Street trees of a City- Tree approved speCies Requirements with a mlnimll1l for Plats and caliper of 1 ~-per Short Plants· tree shaH be Submitted on or planted in the after November front yard or 10,2004 planting strip of every lot prior to occupancy. '. 5 ft. wide irrigated or drought resistant landscape strip provided that if there is additional undeveloped right of way In excess of 5 ft, this shall also be iandscaped. Oft. irrigated or drought resistant landscape strip provided that if there is additional undeveloped right of way In excess of 10ft., this shall also be landscaped, unless otherwise determined by the reviewing offICial during ~ subdivision process. At least two (2) trees of a City· approved species with a minimum caliper of 1 *- per tree shall be planted in the front yard or planting strip of. . every lot prior to occupancy_ EXHmITE 4-2-UOA H:\EDNSP\Comp Plan\Amendments\GMA Update\Fmal 2004 Update (Zoning text)\4-2-11O A.docLast printed . 100612004 3: 12 PMPage 5 of 5 w [ ~ '-' f\) "'-I f\) 4-2-1108 DEVELOPMENT STANDARDS FOR SINGLE FAMILY RESIDENTIAL ZONING DESIGNATIONS (Detache~ Accessory Structures)5 Maximum B Height and Number of Stories except for Public uses having a "Public Suffix" (P) deslgnatlonB•9 2 structures -max. 720 sq. per structure, or 1 structure ~ max. 1,000 sq. ft. In addition, 1 bam or stable - max. 2,000 sq. ft.; provided the lot Is 5 acres or more. Accessory structures shall' only be allowed on lots In conjunction with a primary residential use.· . The total floor area of all accessory buildings shall not be greater than the floor area of the primary residential use. The lot coverage of the pri- mary residential structure along with all accessory buildings shall not exceed the maximum lot coverage of this Zoning District. Accessory structures -15 Animal husbandry or agricul- tural relatec;l structures - 2 stories and 30 ft. Conflicts: See RMC 4-1-080. o· ~ oj ~ 2 structures -max. per structure, or -max. 720 sq. ft. per structure, or 2 structures -max. 720 sq. ft. per structure, or 1 structure -max. 1,000 sq. ft. In addition, 1 bam or stable - max. 2,000' sq. ft.; provided the lot Is 5 acres or more. 1 structure -max. 1,000 sq. ft. 1 structure -max. 1,000 sq. ft. Accessory structures shall only be allowed on lots in conjunc- ~Ion with a primary residential use. Accessory structures shall only be allowed on lots in conjunction with a primary residential use. Accessory structures shall only be allowed on lots in conjunction with a primary residential use. The total floor area of all acces-The total floor area of all ac-The total floor area of sory buildings shall not be cessory buildings shall not accessory buildings shall not greater than the floor area of be greaterthan the floor area be greater than the floor area the primary residential use. of the primary residential of the primary residential The lot coverage of the primary use. The lot coverage of the uses. The lot coverage of the residential structure along with primary residential structure primary residential structure all accessory buildings shall along with all accessory along with all accessory not exceed the maximum lot buildings shall not exceed buildings shall not exceed coverage of this Zoning Dis-the maximum iot coverage of the maximum lot coverage of trlct.· this Zoning District. this Zoning District. Animal husbandry or agricul- Accessory structures -15 ft. I Accessory structures -15 and 1 story. and 1 story. tural related structures - 2 sto-I Animal husbandry related rles and 30 ft. structures - 2 stories and 30 ft. '.,-,," Animal husbandry related structures - 2 stories and 30 ft. ,. .•. ~;'~;~ V .jlo. r\) , .... .... o OJ - .. f\:) (j ';3 i ~ '-' " DEVELOPMENT STANDARDS FOR SINGLE FAMILY RESIDENTIAL ZONING DESIGNATIONS i(Detached Acce •• ory Structurea)5 Front Yard/Side Yard Along Streets any residential struc- structure. If sited closer than I ture. If sited CIO. ser than 6 ft., 6 ft., the structure will be con-the structure will be considered sldered to be attached. to be attached ... -. Stables, and other animal husbandry related structures see RMC 4-4-010. Agricul- tural related structures-50ft. from any property line. , except that garages, car- Stables, and other animal hus- bandry related structures see RMC 4-4-010. Agricultural related structures -50 ft. from ~ny property line. ~ ft. unless located between the rear of the house and the rear property line, then 0 ft. side yard is allowed. ports, and parking areas must the rear of the house and the be set back from the rear rear property line, then 0 ft. property lines a sufficient dis-rear yard is allowed. Garages, tance to provide a minimum carports and parking areas of 24 ft. of back-out room, must be set back from the rear either on-site or on Improved property line a sufficient dis- rights-of-way, where parking tance to provide a minimum of is accessed from the rear of 24 ft. of back-out room, either the lot. on-site or on Improved rights- Accessory structures are not permitted within required front yardseor side yards along ~treets. of-way, where parking Is accessed from the rear of the lot. Accessory structures are not permitted within requi,red front yards or side yards along streets. Conflicts: See RMC 4-10080 • 6 ft. from any residential structure. If sited closer than 6 ft., the structure will be consjdered tope attached. Stables, and other animal husbandry related struc- tures see RMC 4-4-010. 3 ft. unless located between the rear of the house and the rear property line, then 0 ft. side yard Is allowed. the rear of·the house and the rear property line, then 0 ft. rear yard Is allowed. Garages, carports and park- ing areas must be set back from the rear property line a sufficient distance to provide a minimum of 24 ft. of back- out room, either on-site or on Improved rights-of-way, where parking is accessed from the rea:r of the lot. Accessory structures are not permitted within required front yards or side yards along streets. from any reSlaentlal structure. If sited closer than 6 ft., the structure will be con- sidered to be attached. Stables, and other animal husbandry related structures See RMC 4-4-010. 3 ft. uniess located between the rear of the house and the tear property line, then 0 ft. side yard Is allowed. located between the rear of the house and the rear property line, then 0 ft. rear yard Is allowed. Garages, carports and park- ing areas must be set back from the rear property line a sufficient distance to provide a minimum of 24 ft. of back- out room, either on-site or on Improved rights-of-way, where parking is accessed from the rear of the lot. Accessory structures are not permitted within required front yards or side yards along streets. " . .., A N • ..... -" o CD -;; " < [ ~ N " ~ DEVELOPMENT STANDARDS FOR SINGLE FAMILY RESIDENTIAL ZONING DESIGNATIONS (Detached Acce •• ory Structure.)5 (Amd. Ord. 4963, 5-13-2002; Orci."4999, 1-13-2003) . Conflicts: See RMC 4-1-080. '!<iP' In no case shall a structure over 42 in. in height intrude into the 20 ft. clear vision area defined in RMC 4-11-030. {"~.':~~~ ~ ~ I. I J:=o, I ~ ... ... o OJ - '/" "/ -, / ".... / ~ ;t / 4-2-1100 4-2-1100 CONomONS ASSOCIATED WITH DEVELOPMENT STANDARDS TABLE FOR SINGLE FAMILY RESIDENTIAL ZONING DESIGNATIONS 1. a. Phasing, shadow platting, or land reselVes may be used to satisfy the minimum density requirements if the applicant can demonstrate that the current development would not pre- clude the provision of adequate access and infrastructure to future development and would allow for the eventual satisfaction of minimum den- sity requirements through future development. b. In the event the applicant can show that minimum density cannot be achieved due to lot configuration, lack of access, environmental Or physiCai .•. . constraints, minimum density require- ments may be waived by the Review- ing Official. 2. Use-related provisions are not variable. Use-related provisions that are not eligible for a variance include: building size, units per structurellot, or densities. Unless bonus size or density provisions are spe- cifically authorized, the modification of . building size, units per structure, or densi- ties requires a legislative change in the code provisions and/or a Comprehensive Plan amendment/rezone. 3. Clustering may be allowed to meet objec- tives such as preserving significant natural . features, providing neighborhood open space, or facilitating the provision of sewer service, subject to the foUowing standards: a Cluster developments shall be limited to a maximum of 6 lots in one cluster. b. The maximum net density require- ment of 5 dwelling units per acre shall not be exceeded. c. The area of individual lots shaD not be less than 4,500 sq. ft. d. R-1: Except for density, the remaining development standards of the Resi- dential-8 Dwelling Units Per Acre Zone (R-8) shall apply. 2-81 4. Allowed Projections Into Setbacks: a replace Structures, Windows: Fireplace structures, bay or garden windows, enclosed stair landings, and similar structures as detennined by the Zoning Administrator may project 24" ilto any setback; provided, such projections are: (Q Umited to 2 per facade. (i) Not wider than 10'. b. Fences: See RMC 4-4-040. c. Steps and Decks: Uncovered steps'· . and decks not exceedng 1 trr SbovEL:. : .... the finished grade may project to any propertY line. Uncovered steps and decks having no roof covering and not exceeding 4~ high may be built within the front yard setback. d. Eaves: Eaves and cornices may project up to 24'" into any required set- back. 5. In order to be considered detached, a structure must be sited a minimum of 6' from any residential strucbJre. 6. A front yard setback of less than 20' is allowed if equal to or greater than the aver- age of the front yard setback of the exist- Ing, abutting primary strucbJres; however, in no case shall a minimum setback of less than 20' be aUowed for garages which access from the front yard street{s). (Revised 81(2) 4-2-1100 7. For pIe-existing Iegallots·having less than the minimum lot width required by this Sec- tion the following chart shall apply for determining the required minimum side yard wkfth along a street WlDlHOF MINIMUM SIDE EXISTING LEGAL YARD WIDTH LOT ALONG A - STREET -ReZONE -150 feet or less 125ft. R-1Z0NE - Less than or equaJ 10ft. - to 50 ft. -50.1 to 51 ft. 11 ft. 51.1 to 52 It 12 It - . ! 52.1 to 53 It 13ft. 53.1 to 54 ft. 14ft. 54.1 to 55 It 15ft. 55.1 to 56ft. 16ft. 56.1 to 57 It 17 ft.. 57.1 to 58 ft. 18ft. 58.1 to 59ft. 19ft. 59.1 It and greater 19ft. R-4 or R-8 ZONE Less than or equal 10ft. to 50 It. 50.1 to 52 ft. 11 It -52.1 to 54 It. 12ft. -54.1 to 56 ft. 13ft. -56.1 to 58 ft. ,14ft. 58.1 It or Qreater 15ft. --- However, in no case Shall a structure over 42'" in height intrude into the 20' clear vision are~ defined in RMC 4-11-030. 8. In no case shall blilding height exceed the maximum allowed by the Airport ~ted Height and Use Restrictions, for uses located within the Federal Aviation Admin- istration Airport Zones designated under RMC 4-3-020. 9. -PubrlC Suffix" (P) properties are aIowed the following height bonus: PubrlCly owned structures shall be permitted an additional 15' in height above that otherwise ~ ted in the zone if "pitched roofs,-as defined herein, are used for at least 60% or more of the roof surface of both primary and accessory structures. In addition, the height of a publicly owned structure may be increased as follows, up to a maximum height of 75' to the highest point of the building: a. When abutting a public street, 1 addi- tional foot of height for each additional 1-1/2' of perimeter building setback (Revised 81(2) 2-82 beyOnd the minimum streetsetback . required; and/or b.· When abutting a common property line, 1 additional foot of height for each additional Z of perimeter build- ing setback beyond the minimum required along a common property 6ne. 10. In order to serve as a transition between the lower density R-4 zone and higher density development, "small lot clusters" of up to a maximum of 50 lots shall be allowed within 600 feet of the Single Family Land Use Designation as shown on the Land Use Map of the Comprehensive Plan, when at least 30% of the site is permanently set aside as ·significant open space." Such open space shall be situated to act as a visual buffer between small lot clusters and other development in the zone. The percentage of open space required may be reduced by the reviewing official to 20% of the site when: a) Public access is provided to open space, b) Soft surface trails are provided within wetland buffers, and' c) Storm water ponds are designed to eliminate engineered slopes requiring fencing and enhanced to allow passive and/or active recreation. Special architectural features shall be provided on all dwelling units in small lot clusters. These shall include decorative hip or gable roofs with a pitch equal to or greatertJ:ian one to two (1:2), windows and doors. with decorative trim at least four inches (4") in Width, and eaves projecting at least eighteen inches (18-) from the face of the building on at least seventy-five percent (75%) of the building's exterior perimeter with horizontal faSCia at least ten inches (10·) deep on all sides ofthe structure. '\ 11. 12. 13. All portions of a site that are not dedicated to platted single-family lots shall be set in a separate tract and/or tracts to preserve existing viable stands of trees or other native vegetation. Such tracts shall be shown and recorded on the face of the plat to be preserved in perpetuity. Such tracts may be included in contiguous open space for the purposes of quaHfying for small Jot clustered development Where trees are removed, landscaping designed to replace the functions of existing trees is required. Lot size, width, and depth may be reduced by the Reviewing Official when, due to Jot configuration or-- access, 4-dwelling units per net acre cannot be achieved. The reduction shall be the minimum needed to allow 4-dwelling units per net acre and shall be limited to the following minimum dimensions: Lot size -7,200 sq. ft Lot width -60 feet Lot depth -70 feet- When lot size is reduced for the purpose of achieving maximum density, setbacks may also be reduced by the Reviewing Official. Setback reductions shall be limited - to the following: Front -20 feel Side yard along a street -15 feet primary structure, 20 feet attached ' garage with access from the side yard. Side -Minimum side yard combined setback -15 feel Minimum for one yard - 5 feet For properties vested with a complete plat application prior to Nov. 10, 2004, and for the Mosier II, Maplewood East and Anthone, the following standards apply. Vested plats must be developed within 5 years of preliminary plat approval and/or annexation. Maximum Density - 5 dwelling units per net acre Minimum Lot Size -7,200 sq.ft Minimum Lot Width -60 feet for interior Jots, 70 feet for comer lots Minimum Lot Depth -70 feet Minimum Front Yard -15 feet for the primary structure, 20 feet for an attached or detached garage. For a unit with alley access garage, the front yard setback for the primary structure may be reduced to 10 feet if all parking is provided in the rear yard of -the lot with access from a public right otway or alley. Minimum Side Yard Along a Street -15 feet Minimum Side Yard -5 feet LOT, SMALL CLUSTER: Cluster of small Jots in new plats, that are designed to provide a transition and buffer between uses in the R-4 zones. Small cluster lots are -allowed in the R-4 zone when located within 600 feet of abutting and contiguous properties in the Residential Single Family Land Use Designation of the Comprehensive Plan and are part of a development that includes a significant open space area equal to at least 20% of a site. OPEN SPACE, CONTIGUOUS: Land permanently set aside as open space located in recorded tracts. Contiguous open space lands typically exclude critical areas such as wetlands and steep slopes, but may include wetland buffers enhanced with amenities such as pedestrian trails and seating areas, as well as stormwater ponds enhanced per the techniques and landscape requirements set forth in The Integrated Pond, King County Water and Land Resources Division SETBACK: The minimum required distance between the building footprint and the property line and any private access easement For lots containing private access easements, setbacks are the minimum required distance between the building footprint and the easement A setback is measured perpendicularly from a lot line or private easement access to the outer wan of the structure. In the case where a structure does not have an outer wall, such as a carport, the measurement shall be to the posts of such structure, unless otherwise determined by the Development Services Division. YARD REQUIREMENT: An open space on a lot unoccupied by structures, unless specifically authorized otherwise. The Development Services Division shall determine the various requirements for uniquely shaped lots and pipestem lots. (See also Setbacks.) A Front Yard: The yard requirement which separates the structure(s} from public right-of-way or private access easement For through lots, comer lots, and lots without street frontage,the front yard will be determined by the Development SerificesDivision Director . . B. Side Yard along a Street: The yard·requirementwhich is neither a front yard nor a rear yard, yet it abuts a street right-of-way or private acess easement C. Rear Yard: The yard requirement opposite the front yard. Where a lOt abuts an alley, the rear yard shall always be the yard abutting the alley. For irregularly shaped lots, . the rear yard shall be measured from an imaginary line at least fifteen feet (15') in length located entirely within the lot and farthest removed and parallel to the front lot line or its tangent D. Side Yard: The yard requirement which is not a front yard, a side yard along a street, or a rear yard. \. , = L ,.:.~'; -", ~ ~ \\ t:!- .~y .......... _-.............. . ...... _----_ ..... _ ... . ~~j[f~~I~~ji -:::::::.-:.-=:. ~~.:::::. .. "::::.-:: .. ":::::' -:-.::~.::::::. 11It~~ ..... -_.-... -_ .. _ .. __ ..... . pO;' . :-:~: .-::-::;:~. ~-:??:=r.-::..::..::~.::.:.: .. -. :~ .. :.? ... ::/: ~~-::'"E .. E·:!.::{~·:~·:·: .. ::~~ .... ::::::. ":::: -:::::.~-:.. .. -::::: .. ::,: ... -: .. :,:::: .. r.'.:'.: '., .~~ i? ~ ~ .. '~i~lf~!I!¥:'·-. :~~~~;:~§~~~:J. .. . :Z-:?:~·I=·E-:=? ":..:?::-:-:=: -?-..!~..:::-::!: .~.:.!*=.::::. =::*"::~.:!.:. -:::!-!-::! =-===-:;?-.... "::.<>::::::.-:::. ::-.::::-:::::. ·~·:::L~~·E. ~!-E:E.· 0001. -O'Ch-S7:h )( nV3Hna NOUN3A3Hd 3Ur::l NO~N3U saVON SS300V SOl VUVddV 3HI::I . ~. , "f". (.. 4-4-070 LANDSCAPING A. PURPOSE AND INTENT: The purpose of these landscape requirements is To establish consistent and comprehensive landscape provisions to preserve and enhance the landscape character of the City; To improve the aesthetic quality of the built environment; To minimize erosion and reduce the impacts of development on natural areas within the City and on storm drainage systems and water resources in particular; To provide shade, reduce noise and glare, and establish a healthier environment; To provide transitions between various land uses; To increase privacy and protection from visual or physical intrusion, and To maintain and protect property values, and generally enhance the overall image and appearance of the City and quality of life for its citizens. It is not the intent of these regulations that rigid and inflexible design standards be imposed, but rather that minimum standards be set. It is expected that accepted horticultural practices and landscape architectural principles will be applied by design professionals. B. APPLICABILITY: 1. The requirements of this Section shall apply to: a. All SU~ision including short plats; b. All new buildings; c. Conversion of vacant land (e.g. to parking or storage lots); and d. Additions to existing buildings that exceed $50,000 in value. 1 2. Exemptions: Single-family residential building permits, when not a part of a subdivision, are exempt from all but the maintenance provisions of these requirements. In single-family residential subdivisions, those yards not abutting a public or private street are exempt from landscape regulations. C. PLANS REQUIRED: Conceptual and Detailed Landscaping plans are required for all non-exempt development. Specific submittal reqUirements shall be as indicated in RMC 4-8-120, Submittal Requirements. The conceptual plans must be submitted prior to any land use action approval and detailed landscape plans must be approved prior to issuance of a building permit. D. GENERAL LANDSCAPE REQUIREMENTS: 1. Street Frontage Landscaping Required: On- site landscaping is generally required along all street frontages, with the exception of areas of pedestrian walkways and driveways. 2. Pervious Areas to be Landscaped: Pervious areas, with the exception of Critical Areas, shall have landscape treatment as appropriafe .. Landscaping may include hardscape such as decorative paving, rock outcroppings, fountains, plant containers, etc. 3. Residential Rear/Side yard / Landscaping along Streets: When rear or side yards are along property lines abutting a street, there shall be a minimum fIVe (5) foot planting area in the public right-of-way. This will necessitate setting any future fencing back from the edge of the right-or-way so that the landscaping is visible from the street. Landscaping is required prior to occupancy. Maintenance of such areas shall be the responsibility of the property owner(s). The maintenance requirement may necessitate provision of a gate in the fence to access the planting area. 4. Compliance with Zone Standards Required: See specific zone requirements listed in Chapter 4-2 RMC. 5. Parking Lot Landscaping Requirements: Parking lot landscaping requirements are listed in RMC 4-4-080.F.7. 6. Storage lots, loading areas, drive-in businesses, and vehicle sales lots: Lots and loading areas shall be landscaped according to the requirements of RMC 4-4-080.F.7. 7. Use of Existing Plant Material: Existing trees and other vegetation on the site of a proposed development shall be used to augment new plantings where practical if the quality is equal to or better than available nursery stock. a. Existing Trees: When a survey of existing trees is required (see RMC 4-8- 120, Submittal Requirements), the surveyor inventory of trees shall include the name, size, and location of all trees greater than six (6) inches in diameter at four (4) feet above ground elevation. The boundaries and predominant species of stands of trees consisting of five (5) or more trees six (6) inches in diameter at four (4) feet above ground elevation shall be indicated thereon. b. Trees to be Retained: Trees existing on a development site that are to be retained-shall be indicated on the clearing and grading plan, conceptual landscape-plan, and on the detailed landscape plan. Such trees shall have the approximate drip line shown. The grading and clearing plan shall indicate methods of tree protection during construction for all trees to be retained. If grade changes appear necessary, the method of reconciling the finished elevation within the drip line shall be included. 8. Use of Drought-resistant Plants: Incorporation of drought-resistant plants into the landscape is ~ncouraged. 9. Avoidance ~azards: All landscaping shall be planned in co~sideration of public health, safety, and welfare. 2 a. Landscaping shall not intrude within the Clear Vision Area at driveways and street intersections. b. Trees planted near overhead power lines shall be species that will not eventually interfere with such lines. c. Landscaping shall not obscure fire hydrants or access for emergency- response vehicles. d. Avoid planting trees that may damage sidewalks. 10. Preservation·of Unique Features: If practicable, unique features within the site shall be preserved and incorporated into the site development design (such as significant vegetation and rock out-croppings). 11. Green River Valley Landscaping Requirements: Any development in the Green River Valley shall provide a minimum of two percent (2%) of the total site for landscaping suitable for wildlife habitat. These areas should not be dispersed throughout a site, but should be aggregated in one portion of the property. Where possible, the required two percent(2%) landscaping for adjacent properties should be contiguous. This landscaping is in addition to any other landscaping requirements by this Section or any other regulation. A drainage swale, planted with· vegetation suitable for habitat, may be counted toward the two percent (2%) additional landscape requirement if the Reviewing Official determines that the proposed planting plan and swale design will function to meet the intent of these regulations, including, but not limited to, that the facility slope and fencing design would not inhibit wildlife use. The following map depicts the boundaries of this area: 12. Slopes: Stripping of vegetative slopes where harmful erosion and run-off will occur shall be avoided. The faces of cut and fill slopes shall be developed and maintained to control against erosion. This control may consist of effective planting. The protection for the slopes shall be installed within thirty (30) days of 3 --!::<:-.. _ \VeIJiIII _ elro-! PIiipe~ o 1500 3000 t~~;iI"'Jiii>' -~r!!!'" ~~I l: 18000 grading completion and prior to a request for final project approval. Where slopes are not subject to erosion due to the erosion-resistant character of the materials such protection may be omitted with the permission of the Public Works Department, provided that this protection is not required by the rehabilitation plan. 13. Erosion Control Devices: Where necessary, check dams, cribbing, riprap or other devices or methods shall be employed to control erosion and sediment, provide safety and control the rate of water run-off. 14. Permanent Underground Irrigation System Required: a. Underground irrigation systems shall be installed and maintained in good working order in all landscaped areas of industrial, commercial, and multi-family development, and landscaped common areas in single-family subdivisions. b. The irrigation system shall provide full water coverage of the planted areas as specified on the plan. c. The irrigation system maintenance program shall include scheduled procedures for winterization. d. Exceptions: Landscape plans featuring 100% drought tolerant plants or . landscaping already established wJthout irrigation systems are exempt from installation of permanent irrigation system, but drought tolerant proposals must provide supplemental moisture by means of a City-approved temporary irrigation system for a period not less than two (2) years. The applicant must provide a maintenance security device for a period of three (3) years from the date of approval of landscape installation to ensure survival of plants. E. SPECIFIC LANDSCAPE REQUIREMENTS: 1. Trees: Street trees, conforming to City of Renton recommendations, are required when projects front P~IiC streets. a. Street trees may be planted in the public right-of-way or on private property. b. Where tree branches might interfere with pedestrians or vehicles in the right- of-way, trees should have a clear area of eight (8) feet above the ground for pedestrian paths and bicycle lanes and fifteen (1S) feet above streets. 4 c. Removal, severe pruning (not meeting tree care standards of the American National Standards Institute), or topping (severing the main stem) of any street tree within the City of Renton is prohibited without authorization from the Development Services Division of the Planning/Building/Public Works Department. d. The responsibility for on-going maintenance or replacement of damaged trees is with the property owner, or in the case of off-site landscaping for plats, responsibility lies with the homeowner's association. Routine maintenance procedures do not require prior authorization by the City. e. Authorized pruning and routine maintenance of trees shall meet the American National Standards Institute (ANSI) tree care standards (ANSI Z133.1 and A300}. 2. Soil: Soil shall be prepared for landscape installation according to industry standards to be conducive to the healthy growth of new plants. a. Topsoil, original to the site and if suitable for planting areas, may be stored during site construction for reuse during landscape installation phase. b. Topsoil shall be rich in organic material or amended to be so. c. Clay soil is not acceptable and must be removed from landscape areas if naturally present on the site. d. In residential development projects where rear yard setbacks between a rear fence and primary structure are not landscaped by the developer, soil in those areas must consist of topsoil viable for plant growth and be in suitable condition for landscaping prior to occupancy. e. Construction debris must be removed and not buried on site. 3. Drainage: All landscape areas shall have adequate drainage, either through natural percolation or by means of an installed drainage system. 4. Plants: All plants specified shall be adapted to the site (sun exposure, cold hardiness, moisture requirements, soil type, soil pH, etc). In addition: a. All plant material shall meet the most recent American Association of Nurserymen Standards for nursery plant . stock (ASNI 260.1). b. Wetland plant material shall be either specified by a Certified Wetland Biologist, or selected from the City of Renton Wetland Plant Replacement List [approval pending]. c. Caution should be used so as to avoid introducing highly invasive plants into the City landscape. ·5. Berms: When berms are incorporated into the landscape design, they shall not exceed slopes 'of 3:1 for lawn areas or 2:1 for other plant- material. F. LANDSCAPE INSTALLATION: All approved landscaping shall be installed before the issuance of an occupancy permit. G. DEFERRAL OF LANDSCAPE IMPROVEMENTS: Deferral of landscape installation, due to seasonal planting difficultiesor to the fact that the project is impacted by a pending public works project, may be requested pursuant to RMC 4-9-060,. Deferral of Improvement Installation PrOcedures. \\ H. AMENDED LANDSCAPING PLAN: 1. Modification of Landscape Plans:ln the event there are significant physical elements that are discovered after preliminary plan approval that may prevent installation of the landscaping as proposed, the landscape plan may be modified upon request to the Development Services Director. Such request must be accompanied by the following: 5 a. Copy of original, approved landscape plan. b. An amendment plan meeting requirements of RMC 4-8-120.D.12 Landscape Plan, detailed. c. Narrative describing and justifying proposed changes. 2. Acceptability of Requested Modifications: The plans may be approved; denied or returned to the applicant with suggestions for changes that would make them acceptable. 3. Failure of Plan to Meet Intent: The Development Services Director may initiate revisions to an approved landscape plan, prior to release of an assurance device, if the installed landscaping has failed to meet the intent of City landscape reqUirements. I. PERFORMANCE SURETY DEVICE: 1. If landscaping is not installed prior to occupancy, a performance surety device, such as a landscape bond, shall be required prior to obiainingBtemporary occupanCy permit: Such device shall be valid for a period of 120 days and ifj·safficiEiritamounl equal to the cost of 125% of the landscape value as installed, to ensure required landscape standards have been met. 2. The Development Services Director may request that the applicant or owner submit a current estimate of cost, or may request competitive bids to be obtained prior to accepting a performance assurance device. J. MAINTENANCE: 1. Maintenance Surety Device: A surety device shall be required, prior to obtaining an occupancy permit, for a period of not less than three (3) years and in sufficient amount, not less than fifteen percent (15%) of the value of the landscaping, installed, to ensure required landscaping is maintained until established (estimated to be three years). 2. Maintenance Required: Landscaping required by this Section shall be maintained by the owner and/or occupant and shall be subject to periodic inspection by the Development Services Division. Plantings are to be maintained in a healthy; growing condition and those dead or dying shall be replaced. Property owners shall keep the planting areas reasonably free of weeds and litter. 3. Failure to Maintain Landscaping: The Development Services Division Director is authorized to notify the owner and/or agent that any installed landscaping as required is not being adequately maintained and the specific nature of the failure to maintain. The Development Services Division shall send the property owner or agent written notice, specifying what corrections shall be made. K. DAMAGED LANDSCAPING: Upon request of the City, any landscaping required by City regulations that is damaged must be replaced with like or better landscaping as determined by the Development Services Director. See also "Specific Landscape Requirements, Trees" herein. 6 4-8-120D structure in order to determine the size of the required heating equipment. 9. Definitions I: Installer Certification: Washington State Department of Community, Trade and Eco- nomic Development (CTED) approval given to those contractors authorized to install man- ufactured homes and designated by a State registration number. (Ord. 4587, 3-18-1996) Inventory of Existing Sites: An inventory of the providers existing facilities with the Renton City corporate limits, and any other facilities outside the City limits that are within one-half (1/2) mile of the proposed facility. The inventory is to include speCific informa- tion about the location, height, and design of each facility. The Department may share such information with other applicants apply- ing for administrative approvals or conditional use permits under this Title or other organiza- tions seeking to locate antennas within the City, provided, however that the Department is not, by sharing such information, in any way representing or warranting that such sites are available orsuitable.--- Irrigation Sprinkler Plans (Underground): A twenty two inch by thirty four inch (22H x 34H ) plan drawn at the same scale as, or in- cluded on, the generalized utilities plan(s) (or other size plan sheet or scale approved by the Development Services Division Plan Review Supervisor) clearly indicating the following: a. Scale and north arrow, b. Dimensions of all property lines, easements, and abutting streets, c. Meter location and size, and ." d. Propo~~ type, size, and location of sprinkler piping, sprinkler heads, and backflow prevention devices. 10. Definitions J: (Reserved) 11. Definitions K: (Reserved) (Revised 1/03) 8 -52 12. Definitions L: Land Record Number: The City of Renton Technical Services Division's filing number for the final survey document. Land Use Permit Conditions: Environmen- tal or land use permit requirements which may have been placed upon the project in ad- dition to any code-mandated requirements in conjunction with a required environmental determination and/or a land use permit. Ex- amples of land use permits include site plan review, conditional use permits and vari- anceS: Landscaping Plan, Conceptual: A fully di- mensioned plan drawn at the same scale as the project site plan (or other scale approved by the Development Services Division), clearly indicating the following: a. Date, graphic scale, and north arrow, b. Location of proposed buildings, park- ing areas, access and existing buildings to remain, c. Names and locations of abutting streets and public improvements, includ- ing easements, d. Existing and proposed contours at five foot (5') intervals or less, e: Location and size of planting areas, f. Location and height for proposed berming, g. Location and elevations for any pro- posed landscape-related structures such as arbors, gazebos, fencing, etc., and h. Location, size, spacing and names of existing and proposed shrubs, trees, ground covers, and decorative rockery or like landscape improvements in relation- ship to proposed and existing utilities. Landscaping Plan, Detailed: A fully dimen- sioned plan drawn at the same scale as the project site plan (or other scale approved by the Development Services Division), clearly indicating the following: .-~ Date, grap'Jlc sca~~, ancj,,!ort~_a_rr_ow_, __ _ b. Location of proposed buildings, prop- erty lines, walks, parking areas, and ac- cess, and existing buildings to remain, c. Names and locations of abutting streets and public improvements, includ- ing easements, d. Existing and proposed contours at five foot (5') intervals or less, e. Detailed grading plan, f. Location and dimensions of planting areas (the width of a landscaping area when curbed shall be measured from in- side to inside of the curbs), g. Location and height for proposed berming, h. Locations, elevations, and details for any proposed landscape-related struc- tures such as arbors, gazebos, fencing, etc., i. Location, size. spacing and names of existing and proposed shrubs, trees, ground covers, and decorative rockery or like landscape improvements in relation- ship to proposed and existing utilities, j. Names of existing and proposed veg- etation, and k. Detailed planting plan (soil mix, planting depth and width, and bark mulch depth). Lease Agreement, Draft: A draft lease agreement with the landholder, or separate equivc\!;nt documentation that: a. Allows the landholder to enter into leases with other providers; and b. Specifies that if the provider fails to remove the facility upon six (6) months of its discontinued use, the responsibility for removal falls upon the landholder. Letter from Property Owner: A letter from the private property owner granting permis- sion for the temporary use of the property. 8 -53 4-8-1200 Lette. v. Conformance with Geotechnical Report: A letter submitted byfhe applicant stating structural plans were prepared con- sistent with the findings of the geotechnical report and stamped by a structural engineer. The plans and specifications shall be accom- panied by a letter from the geotechnical engi- neer who prepared the geotechnical report stating that in his or her judgment, the plans and specifications conform to the recommen- dations in the geotechnical report and the risk of damage to the proposed development site and downslope properties from potentially hazardous conditions will be minimal subject to the conditions set forth in the report. (Ord. 4835,3-27-2000) Letter of Understanding Geologic Risk: The applicant, or the owner of the site, shall submit a letter to the City, with the plans and specifications, stating that he or she under- stands and accepts the risk of developing in an unstable area and that he or she will ad- vise, in writing, any prospective purchasers of the site, or any prospective purchasers of structures or portions of ~trlJctures on. the site, of the unstable potential of the area. (Ord. 4835, 3-27-2000) Ust of Current Property Owners: A listing· of all current property owners and their mail- ing addresses and King County Assessor's account numbers within three hundred feet (300') of the boundaries of the subject site as obtained from a title company or the King County Assessor's office. The list shall in- clude a notarized statement from the appli- cant attesting that the ownership information provided is current and accurate. Current shall mean obtained within the past thirty (30) days unless otherwise approved by the De- velopment Services Division. Lot Line Adjustment Map: A drawing of the proposed lot line adjustment prepared on an eighteen inch by twenty four inch (18" x 24") sheet of mylar by a licensed land surveyor complying with the City's surveying stan- dards. a. Name of the proposed lot line adjust- ment (e.g., SmithILarsen Lot Une Adjust- me~t), (Revised 10/00) B. Cutoff Angle: The angle formed by a line drawn from the direction of light rays at the light source and a line perpendicular to the ground from the light source, above which no light is emit- ted. C. Cutoff Type Luminaire: A unit of illumina- tion with elements such as shields, reflectors, or refractor panels that direct and cut off the light at a cut off angle less than ninety degrees (90°). D. Light Trespass: The shining of light pro- duced by a light source beyond the boundaries of the property on which it is located. E. Luminaire: The complete lighting unit, in- cluding the lamp, the fixture, and other parts. LOADING AREA: A specially designed off-street place intended to be used by vehicles for depos- iting and/or receiving passengers and goods. LOCAL SERVICE UTILITIES: Public or private utilities normally servicing a neighborhood, Le., telephone exchanges; sewer, both storm and sanitary; distribution lines, electrical less than fifty five (55) kv, telephone, cable TV, etc. LONG-RANGE WASTEWATER MANAGE- MENT PLAN: See RMC 4-6-100. LOT: A specifically described parcel of land with boundary lines defining the extent of the lot in a given direction. LOT: A fractional part of divided lands having fixed boundaries, being of sufficient area and di- mension to meet minimum zoning requirements for width and area, excluding private access easements. The term shall include "tracts" or "parcels." See LOT TYPES. 11 -21 4-11-120 LOT COVERAGE: The horizontal area measured within the outside of the exterior walls of all prin- cipal and accessory buildings on a lot including all covered decks and porches. I 1 I I I I I ! ~.. 4. .. _ .. _.. .. ..:J o Impervlou5 Surfacing ~ Lot Coverage LOT, DEVELOPED: (This definition for RMC 4-4-130, Tree Cutting and Land Clearing Regula- tions, only.) A lot or parcel of land upon which a structure(s) is located, which cannot be more in- tensely developed pursuant to the City Zoning Code, and which cannot be further subdivided pursuant to City subdivision regulations. LOT LINE ADJUSTMENT: A lot line adjustment is the adjusting of common property line(s) or boundaries between adjacent lots, tracts, or par- cels for the purpose of accommodating a transfer of land, rectifying a disputed property line location, or freeing such a boundary from any difference or discrepancies. The resulting adjustment shall not create any additional lots, tracts or parcels and all reconfigured lots, tracts or parcels shall contain sufficient area and dimension to meet minimum requirements for zoning and building purposes. LOT LINES: The property lines bounding the lot. LOT MEASUREMENTS: A. Lot Depth: Depth of a lot shall be considered to be the average distance between the foremost pOints of the side lot lines in front (Le., the pOints where the side lot lines intersect with the street right-of-way line) and the rear-most pOints of the side lot lines in the rear. In the case of pipestem lots, the pipestem portion of the lot shall be ig- (Revised 1105) 4835,3-27-2000; Ord. 4851,8-7-2000; Amd. Ord. 4963, 5-13-2002) 4-11-240 DEFINITIONS X: (Reserved) 4-11-250 DEFINITIONS Y: YARD: An open space between a building and a lot line. YARD REQUIREMENT: An open space on a lot unoccupied by structures, unless specifically au- thorized otherwise. The Development Services Division shall determine the various requirements for uniquely shaped lots and pipestem lots. (See also SETBACK.) A. Front Yard: The yard requirement which separates the structure(s) from public right-of- way or private access easement. For through lots, corner lots, and lots without street frontage, the front yard will be determined by the Develop- ment Services Division Director. B. Side Yard along a Street: The yard require- ment which is neither a front yard nor a rear yard, yet it abuts a street right-of-way or private access easement. C. Rear Yard: The yard requirement opposite the front yard. Where a lot abuts an alley, the rear yard shall always be the yard abutting the alley. For irregularly shaped lots, the rear yard shall be measured from an imaginary line at least fifteen feet (15') in length located entirely within the lot and farthest removed and parallel to the front lot line or its tangent. 11 -47 4-11-260 D. Side Yard: The yard requirement which is not a front yard, a side yard along a street, or a rear yard. (Amd. Ord. 4963,5-13-2002; Ord. 4999,1-13- 2003; Ord. 5100,11-1-2004) 4-11-260 DEFINITIONS Z: ZERO LOT LINE: A siting technique which allows single family houses to be built along one lot line. ZIPPER LOTS: A division of property using smaller lots with offset rear lot lines to allow a us- able rear yard. ZONE: A portion of the City to which a uniform set of regulations applies controlling the types and in- tensities of land uses. ZONING ADMINISTRATOR: The Planning/Build- ing/Public Works Administrator or his/her desig- nated representative. ZONING, AREAWIDE: Zoning adopted for all properties within a district consistent with the Comprehensive Plan, rather than on a lot-by-lot basis. (Ord. 4523, 6-5-1995; Ord. 4549, 8-21-1995; Ord. 4584, 2-12-1996; Ord. 4587, 3-18-1996; Ord. 4595,4-8-1996; Ord. 4773, 3-22-1999; Amd. Ord. 4963, 5-13-2002) (Revised 1105) Lulto City of Renton LAND USE PERMIT DEV MASTER APPLICATION APR 2 2 2005 PROPERTY OWNER(S) NAME: ADDRESS: CITY: TELEPHONE NUMBER: APPLICANT (if other than owner) NAME: I? COMPANY (if applicable): , ADDRESS: CONTACT PERSON ADDRESS: \2.c I WJonS~ ~d ~w: fie '120 CITY-J ZIP: ?iJlJ)~ -R' ei!1lt'hA TELEPHON~' NUMBER AND E--MAIL ADDRESS: Jo~r"-+-tf/P OftlJI6 glib« 'QIfI PROJECT INFORMATION PROJECT OR DEVELOPMENT NAME: ~e. \ 's len ""ol1a ~ PROJECT/ADDRESS(S)JLOCATION AND ZIP CODE: .. , KING COUNTY ASSESSOR'S ACC?,UNT NUMBER(S): '1,Qz 30S-C"~:' (0 v,7 EXISTING LAND USE,S): PROPOSED LAND USE(S): EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: R<-;r- PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (If applicable): EXISTING ZO~ING: e- SITE AREA (in sql8re feet): SQUARE FOOtAGE OF ROAfYtNAYS TO BE DEDICATED FOR SUBDIVISIONS OR PRIVATE STREETS SERVING THREE LOTS OR MORE (if appr Ie): /AbiA'c 20. '1'1'z, 10, SCJ3 ,VM-e PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET ACRE (If applicable): ," NUMBER OF P~OPOSED LOTS (if applicable): -2/ NUMBER OF NEW DWELLING UNITS (If applicable): L--_~.Z=I· ________ ----1 III:W04 PRO --~T INFORMATION (continue'" ~----------------------- • NU'MBER OF EXISTING DWElliNG UNITS ftf applicable): PROJECT VALUE: SQUARE FOOTAGE OF PROP SED RESIDENTIAL BUILDINGS (If applicable): 11 IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (If applicable): SQUARE FOOTAGE OF PROPO ED NON-RESIDENTIAL BUILDINGS (If applicable): N Ir SQUARE FOOTAGE OF EXlSTING NON-RESIDENTIAL BUILDINGS TO REMAIN (If applicable): JJ If NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (if applicable): NUMBER OF EMPLOYEES TO BE EM J~OYED BY THE NEW PROJECT ("If applicable): N It o AQUIFER PROTECTION AREA ONE o AQUIFER PROTECTION AREA TWO [J FLOOD HAZARD AREA )1(. GEOLOGIC HAZARD o HABITAT CONSERVATION o SHOREUNE STREAMS AND LAKES o WETLANDS LEGAL DESCRIPTION OF PROPERTY ___ sq.ft. CO lSi sq. ft. ___ SQ.fl ___ SQ.ft. ___ SQ.ft. (Attach legal description on separate sheet with the following infonnation included) SITUATE IN THE ~W QUARTER OF SECTION 2'1 TOWNSHIP ~RANGE~N THE CITY OF RENTON, KING COUNTY, WASHINGTON. TYPE OF APPLICATION & FEES List all land use applications being applied for: 1. Pr-e<· PM-~ ,~ 3. 2. bw~ fLv6W <9 ~ 4. Staff will calculate applicable fees and postag~ -..l AFFIDAVIT OF OWNERSHIP I, (PrInt NameIs) Q\c ~a--e. d.fI,gose £.c;sf-e t/ . declare !hat I am (please check one) ~ current owner of the property involved In this application or __ the authOrized 'Prese~to act for a corporation (please aItaat proof of authorization) and that the foregoing statemenls and answelS heraln contained and the infonnatlon herewith are in all respeCts true and correct to the best of my knoWledge and belief. I certify that 1 know or have satiBfactOfY evidence that f,' C hi" 4 t & H! e.~ ~ fw signed this instrument and acknowledged It to be hislllerltheit free and voluntary act fOr hi uses and purposes mentioned in the instrument Notary (Print) So", Y\. f. -r;; ~ -e-I/, . J "C... MyappolntmenteXPires:af'Z"{ 19/ Zoo gJ 1ll24lO4 Form No. 1068-2 Commitment No.: 4209-454484 Page 2 of8 ALTA Plain Language Commitment "" SCHEDULE A 1. Commibnent Date: September 12, 2004 at 7:30 A.M. 2. Policy or Policies to be issued: Owner's Standard Coverage Proposed Insured: Davis Consulting Group Extended Mortgagee's Coverage Proposed Insured: To Follow AMOUNT PREMIUM TAX To Follow To Follow 3. -(A) The estate or interest in the land described in this Commibnent is: 4. A fee simple. (6) Title to said estate or interest at the date hereof is vested in: Richard F. Eastey and~~ I. EasteYr husband and wife The land referred to in this Commibneht'ls"deserirecfas'follo'Ws: . , . Real property in the Citypf Renton; Co,unty:QfKing, State of Washington, described as follows:, , ;. . -". . The East half of the North half of the North haltof the Northwest Quarterofthe Southwest' ' " Quarter of Section 29, Township 23 North, RangeS East of the Willamette Meridian, in King County, W!=Ishingtoni . • H • • Except that portion condemned in King County Superior Court Cause No. 782486 for SR 515, Renton Vicinity: Carr Road to Grady Way. APN: 292305-9010-04 Rrst American Tltle :VELOPMENT SERVICES DIVISION WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS This requirement may be waived by: 1. Property Services Section 2. Public Works Plan Review Section 3. Building Section 4. Development Planning Section PROJECTNAME: ~1!1 ~At DATE: ~/(¥£I DEVELOPMENT PLANNING CITY OF RENTON Q:\WEB\Pw\DEVSERv\Forms\Planning\waiver.xls APR 2 2 2005 RECEIVED _iVELOPMENT SERVICES DIVISION WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS Applicant Agreement Statement 2 AND 3 Inventory of Existing Sites 2 AND 3 Lease Agreement, Draft 2 AND 3 Map of Existing Site Conditions 2 AND 3 Map of View Area 2 AND 3 Photosimulations 2 AND 3 This requirement may be waived by: 1. Property Services Section PROJECTNAME: __________________________ _ 2. Public Works Plan Review Section 3. Building Section DATE: __________________________ _ 4. Development Planning Section Q:\WEB\Pw\OEVSERv\Forms\Planning\waiver.xls APR-05-2005 18:09 CI I Y OF RENTON 425 430 7231 P.02/02 DENSITY WORKSHEET OEV~WMW/J~~~NIN APR 222005 D 1:1"r" ", .. _ - 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. (~5, 9 k, I square feet 2. Deductions: Certain areas are excluded from density calculations. These include: Public streets"'" Private access easements-- Critical Areas· Total excluded area: 3. Subtract line 2 from line 1 for net area: 4. Divide 'line 3 by:43 ,560 for net acreage:· 5. Number of dwelling units-or lots pranned: 6. Divide line 5 by line" for net density: z...ol# 2 square feet I D I S~ 3 square feet (P, 157 square feet • 2. 3,7 t 71'L square feet 3. I 2..8 ,: I f.t, 4 ' square feet 4. z..q 4-2-. acres 5. __ 2-_' __ units/lots . 6. 7.137 = dwelling units/acre "'Critical Areas are defined as "Areas detennined 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 area. buffers are not deducted/excluded. -Alleys (public or private) do not have to be excluded. Last updated; IllOllllOO4 1 TOTAL P.02 f • CITY OF RENTON FIRE PREVENTION BUREAU MEMORANDUM DATE: August 27,2004 TO: Jason Jordan, Senior Planner FROM: Corey Thomas, Plans Review Inspector SUBJECT: Preliminary Comments for Eastey Preliminary Plat OEVELOPME CITY OF r:J:~'-t~NING APR 222005 RECEIVED 1. The minimum fire flow required is 1,000 gpm for dwellings up to 3,600 square feet in area. One fire hydrant is required within 300-feet of the structures. For dwellings over 3,600 square feet minimum fire flow is 1,500 gpm and a minimum of two fire hydrants within 300-feet is required. Existing hydrants used to meet these requirements shall meet current code including 5-inch storz fittings. 2. The fire mitigation fees are applicable at the rate of $488 per single family residence. This fee is payable prior to recording of the plat. 3. Proposed private access tract roads that provide fire apparatus access to lots 4, 5, 13 and 14 are required to be a minimum 20-feet wide paved road. If access roads are longer than 150-feet an approved turnaround will be required. CT:ct eastplat DATE: TO: FROM: SUBJECT: CITY OF RENTON MEMORANDUM September 1, 2004 Jason Jordan Ameta Henninger X7298 EASTEY SHORT PLAT PREAPPLICATION 04-104 3200 BlK MAIN AVE S NOTE ON PRELIMINARY REVIEW COMMENTS CONTAINED IN TIllS REPORT: THE FOLLOWING COMMENTS ON DEVELOPMENT AND PERMITTING ISSUES ARE BASED ON mE PRE-APPLICATION SUBMITTALS MADE TO THE CITY OF RENTON BY mE 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 ornER DESIGN CHANGES REQUIRED BY THE CITY OR MADE BY THE APPLICANT. I have reviewed the preapplication submittal for this 20 lot plat located in Section 29, Twp. 23N Rng. 5E, and have the following comments. WATER • The proposed plat straddles the water service area boundary between the City of Renton and Soos Creek Water District. • Therefore water service to the proposed plat will be provided by the City of Renton and also by Soos Creek Water & Sewer District. • The applicant will need a certificate of water availability from the District for water service. • This site is not located in the City of Renton Aquifer Protection Zone. • This site is located in the City of Renton 490 Water Pressure Zone. The static pressure at street level is approximately 106 psi. Domestic meters with pressure over 80 psi are required to install pressure-reducing valves. • There is an existing 12" DI City of Renton watermain in S 32nd St and on the site. See City of Renton water drawing W 1892 for engineering plans. '\ l • .' Eastey Plat Preapplication Page 2 • This development will be required to install a new (minimum 8 inches in diameter) looped water main to provide domestic water service and fire protection to serve the new plat in that area within the City of Renton water service area. • 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 proposed single-family structures exceed 3,600 square feet, the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 feet of the structure. This distance is measured along a travel route. Additional fire hydrants will be required as a part of this project to meet these criteria. All fire hydrants shall be per the City specifications. These City of Renton requirements are applicable to the entire proposed site regardless of water district boundaries. • The City of Renton Water System Development Charges of $1525 per new single family parcel will be required for this plat. This fee must be paid prior to issuance of the construction permit for the preliminary plat. SANITARY SEWER • The west side of the parcel (west of SR 515) is served by the City of Renton sanitary sewer system. • There is an existing sanitary sewer main in S 32nd PI. • This development will be required to install a sanitary sewer system to serve the new plat on the west side including individual side sewers. Dual side sewers will not be allowed. • The east side of the parcel is located in the Soos Creek Sanitary Sewer District. • The applicant needs to contact the Soos Creek Sanitary Sewer District for availability, fees, plan review and permits. • Although the Soos Creek District will have the final review and approval the City still needs to see the sewer on the engineering design plans. STORM DRAINAGE • There are storm drainage facilities in S 32nd PI, in Main Ave S and in SR 515. • A conceptual drainage plan and drainage report shall be submitted with the preliminary plat application for this project. The conceptual drainage plan is to include detention and water quality treatment for the fully built out plat, including future houses, driveways and roadway improvements. The runoff from the new houses must be tightlined into the storm drainage system constructed for the preliminary plat. • The proposed development is located in both the Rolling Hills Drainage Basin and in the Panther Creek Drainage Basin. The drainage plan is to be designed per the 1990 King County Surface Water Drainage Manual. The drainage system shall also be designed to meet the requirements for detention for the 100-year storm event with a 30% safety factor. • Surface Water System Development Charges of $715 per new single family parcel will be required for this plat. This fee must be paid prior to issuance of the construction permit for the preliminary plat. , Eastey Plat Preapplication Page 3 EROSION CONTROL MEASURES • Due to the possible erosion and sedimentation problems from construction activities on the site, we will recommend the following conditions for this preliminary plat (for both preliminary plat development and future building permits for the individual lots): 1. The applicant shall install a silt fence along the downslope perimeter of the area that is to be disturbed. The silt fence shall be in place before clearing and grading is initiated, and shall be constructed in conformance with the specifications presented in Section D.4.3.1 of the King County Surface Water Design Manual, Appendix D. This will be required during the construction of both off-site and on-site improvements as well as building construction. 2. Shallow drainage swales shall be constructed to intercept surface water flow and route the flow away from the construction area to a stabilized discharge point. Vegetation growth shall be established in the ditch by seeding or placing sod. Depending on site grades, it may be necessary to line the ditch with rock to protect the ditch from erosion and to reduce flow rates. The design and construction of drainage swales shall conform to the specifications presented in Section 4.4.1 of the SWDM. Temporary pipe systems can also be used to convey stormwater across the site. This will be required during the construction of both off-site and on-site improvements as well as building construction. 3. The project contractor shall perform daily review and maintenance of all erosion and sedimentation control measures at the site during the construction of both off-site and on-site improvements as well as building construction. 4. Weekly reports on the status and condition of the erosion control plan with any recommendations of change or revision to maintenance schedules or installation shall be submitted by the project Engineer of record to the public works inspector for the preliminary plat construction. Certification of the installation, maintenance and proper removal of the erosion control facilities shall be required prior to recording of the plat. STREET IMPROVEMENTS • The project needs to install street improvements including curb, gutter, sidewalk and street lighting all to City of Renton standards across the full frontage of the parcel being developed. • The new street interior to the plat must be developed to City standards which are 42' right-of- way, full 32' pavement width, with curbs, gutters,S' sidewalks adjacent to curb and street lighting. • Per City of Renton code streets that are longer than 700' are required to have two means of access. The code does allow a dead end street if it is from 500' to 700' in length, has a full cul- de-sac and all houses beyond 500' have a sprinkler system. • All new electrical, phone and cable services to the plat 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 plat. • Traffic mitigation fees of approximately $75 per net new average daily trip will be required prior to recording of the plat. Fire mitigation and Parks mitigation fees must also be paid prior to recording of the plat. ,\ Eastey Plat Preapplication Page 4 GENERAL • All required utility, drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a registered Civil Engineer. The construction permit application must include a 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 $100,00 but less than $200,000, and 3% of anything over $200,000. Half of this fee must be paid upon application for construction permits (preliminary plat improvements), and the remainder when the construction permit is issued. There may be additional fees for water service related expenses. • All plans shall be tied to a minimum of two of the City of Renton Horizontal and Vertical Control Network. cc: Kayren K. DATE: TO: FROM: SUBJECT: CITY OF RENTON Planning/Building/Public Works MEMORANDUM September 2, 2004 Pre-Application File No. 04-104 Jason E. Jordlsenior Planner, x7219 Eastey Preliminary Plat General: We have completed a preliminary review of the pre-application for the above-referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Zoning Administrator, Board of Adjustment, Board of Public Works, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available for purchase for $55, plus tax, from the Finance Division on the first floor of City Hall. NOTICE: CHANGES TO THE DEVELOPMENT STANDARDS ARE CURRENTLY UNDER REVIEW AND ADOPTION WITHIN THE NEXT FEW MONTHS 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. ProLect Proposal: The subject property is comprised of one large tax parcels and is located west of 104 Avenue SE and is intersected by State Route 515. The proposal is to subdivide the parcel totaling approximately 3.84 acres into 20 lots suitable for detached single-family residences. Objective LU-J: Protect and enhance the Residential Single Family areas, encourage re-investment and rehabilitation resulting in quality neighborhoods, improve opportunities for better public transportation, and make more efficient use of urban services and infrastructure. Policy LU-34. Net development densities should fall within a range of 5 to 8 dwelling units per acre in Residential Single Family neighborhoods. Policy LU-3S. A minimum lot size of 4,500 square feet should be allowed in single-family residential neighborhoods except when flexible development standards are used for project review. Policy LU-38. Development standards for single-family neighborhoods (e.g. lot size, lot width, building height, setbacks, lot coverage) should encourage quality development in neighborhoods. Policy LU-39. Development standards for single-family neighborhoods should address transportation and pedestrian connections between neighborhoods and compatible boundaries between neighborhoods. Zoning/Density Requirements: The subject site is zoned Residential - 8 dwelling units per acre (R- 8). The density range required in the R-8 zone is a minimum of 5 to a maximum of 8 dwelling units per acre (dulac). The applicant would be required to deduct the proposed public right-of-way from the gross property area, any area identified as environmentally sensitive and/or critical (wetlands, steep slopes, etc.) and any private street serving three or more lots in order to determine the net density of the proposal. In this case, of the total property area (3.84 acres or 167,270 square feet) th.e Pre04-104 (r8 20 lot prelim plat access issues).doc applicant is proposing to dedicate approximately 21,842 square feet of public right-of-way, which leaves 3.33 net site acres (162,914 -21,824 = 145,446 square feet or 3.33 acres). As such, the net density is 6.06 dwelling units per acre (20/3.33 = 6.06), which is within the permitted R-8 density range. Development Standards: The R-a zone permits one residential structure per lot. Detached accessory structures are permitted at a maximum number of two per lot at 720 square feet each, or one per lot at 1,000 square feet in size. All existing detached accessory buildings not located entirely within a proposed lot with an existing single-family residence would be required to be removed or demolished as part of the preliminary plat approval. Minimum Lot Size, Width and Depth -The minimum lot size permitted in the R-a is 4,500 square feet. The R-a zone requires a minimum lot width of 50 feet for interior lots and 60 feet for corner lots. A minimum lot depth of 65 feet is also required. The lots appear to meet the minimum lot size, width and depth allowed per code. However, staff does not support the proposed lot configuration of Lots 4,5,7,13 and 14, as the configuration creates situations where front/rear yards are abutting side yards. Therefore, staff recommends that you revise the lots to achieve better continuity in yard requirements. Building Standards -The R-a zone allows a maximum building coverage of 35% or 2,500 square feet which ever is greater for lots over 5,000 square feet in size, and 50% for lots under 5,000 square feet in size. Building height is restricted to 30 feet and 2-stories. These development standards will be reviewed at the time of building permit issuance. Setbacks -Setbacks are measured from the property lines to the nearest pOint of the structure with the exception of pipestem lots, in which case the setback must be measured outside of the pipestem area (area of lot 40 feet in width or greater), The required setbacks in the R-a zone are 15 feet in the front for street created after 1995 otherwise 20 feet for the front, 20 feet for the garage regardless of the date the street was created), 20 feet in the rear, 5 feet on interior side yards, and 15 feet on side yards along streets. The lots appear to provide sufficient area for the placement of a single-family residence, when taking setback and lot coverage considerations into account. These development standards will also be reviewed at the time of building permit issuance. The demolition of any existing structures would be required prior to the recording of the plat in order to ensure the appropriate setbacks are maintained. Staff may recommend the demolition as a condition of approval for the preliminary plat, should any structures be located within a required setback. Shared DrivewaysfTurnarounds - A 20-foot wide shared driveway is allowed to serve a maximum of two lots. A private drive serving more than two lots would be considered a private road (26-foot wide easement required) and would only be allowed to serve up to four lots that do not abut a public street frontage. The shared driveways depicted on the preliminary plat plan appear to meet the minimum requirements. However, staff recommends that you revise the shared driveways from separate tracts to easements over the affected lots. This modification will assist in setback and lot size requirements. Sensitive Areas: According to City records, the subject site contains sloped areas designated as "sensitive" (25-40% slope) and "protected" (40% plus slopes). As a result of this finding, the applicant will be required to provide a geotechnical evaluation with the land use application. No other environmentally sensitive areas were found on the project site. However, further evaluation would be conducted at the time of preliminary plat submittal. If in fact, the site contains "protected" slopes, the applicant will not be allowed to modify any "protected" slope, without first obtaining a Critical Areas Variance from the City's Hearing Examiner. As a result of this condition, the applicant will be required to provide a slope analysis detailing the type and degree of all slopes within the subject site. City Records also indicate that the subject site is located within 50 feet of a "High Coal Mine Hazard" area. As a result, the geotechnical report would need to include any project specific impacts or recommended mitigation measures as a result of the proposed development. Pre04-I04 (r8 20 lot prelim plat access issues).doc AccesS/Parking: Each lot is required to accommodate parking for two vehicles. In addition, appropriate shared maintenance and access agreement/easements will be required between lots with shared access. The proposed residential street would need to comply with the City's street standards, which require a minimum street right-of-way width of 42 feet. Required street improvements include 28 feet of paving, 5-foot sidewalks, curb, gutter and street lighting. Typical half street improvements include 35 feet of right-of-way. As proposed, the roadways to be dedicated appear to meet the minimum requirements, with the exception of the corner radius required for the new SE 168th Place intersection (within the NE corner of proposed Lot 9). 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 Hearing Examiner for a recommendation to the City Council. The Hearing Examiner's recommendation, as well as the decision issued by the City Council, would be subject to two-week appeal periods. The combined Preliminary Plat and environmental review application fee is $2,500, 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. cc: Jennifer Henning Pre04-I04 (r8 20 lot prelim plat access issues).doc CITY OF RENTON ECONOMIC DEVELOPMENT NEIGHBORHOODS, AND STRATEGIC PLANNING MEMORANDUM DATE: August 27,2004 TO: Jason Jordan FROM: ~ ~ebecca Lind STAFF CONTACT: Don Erickson SUBJECT: Eastey Preliminary Plat, 3200 Block of Main Avenue S; PRE 04-104 Summary: The applicant has submitted a proposal to subdivide an existing 167,270 square foot parcel that is bisected by SR 515, effectively dividing it into two parcels, into 20 lots. The easterly parcel would accommodate eight lots while the westerly parcel would accommodate 12 lots. Staff considers these as two separate applications since both sites are physically separated and independent of one another. The site is designated RS on the Comprehensive Plan Land Use Map and zoned R-8. Relevant land use policies are attached and the following Comprehensive Plan Compliance Matrix shows the level of compliance of these two proposed plats. Reside1ltial Areas Design and Improvement Standards Findings: Both proposed plats meet minimum density and lot size provisions. The proposed western plat has all but two of its 12 lots fronting on a street and the proposed easterly plat has all but two of its proposed eight lots fronting on a street. Attachment cc: Don Erickson Document4\cor RELEV ANT COMPREHENSIVE PLAN LAND USE POLICIES Residential Single Family Policies Policy LU-34. Net development densities should fall within a range of 5 to 8 dwelling units per acre in Residential Single Family neighborhood (exception for preexisting lots less than 1.2 acre in size). Policy LU-35. A minimum lot size of 4,500 square feet should be allowed in single-family residential neighborhoods except when flexible development standards are used for project review. Policy LU-40. New plats developed at higher densities within existing neighborhoods should be designed to incorporate street locations, lot configurations, and building envelopes, which address privacy and quality of life for existing residents. Design and Improvement Standards for Residential Areas 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 LU-70. Streets, sidewalks, pedestrian or bike paths in a neighborhood development should be arranged as an interconnecting network. The extensive or predominant use of cul- de-sacs and pipestems should be discouraged for new development. A "flexible grid" pattern of streets and pathways should be used to connect adjacent and future development. Policy LU-76. To visually improve the public streetscape and the safety of perimeter sidewalks and facilitate off-street parking, construction of alleys providing rear access to service entries and garages should be encouraged. Policy LU-80. Land should be arranged in blocks divided into lots with all lots required to front on a public street or a park. Document2\cor Renton City Limits Parcels Wetlands ~ Landslide Hazard Areas ~ .0 ~~m!SIFIED Erosion Hazard Areas Slopes Coal Mine Hazard Areas ~Hi9h Moderate ...•.••• Unclassified Renton Aerial SCALE 1 : 2,945 f"""'! ~ ~ I 200 0 200 FEET http://rentonweb.org/MapGuide/maps/Parcel.mwf Renton N A I I 400 600 Wednesday, August 25, 2004 9:08 AM , , H3 .. 30 T23N R5E l08t r--- 1----..,-,---I r--~ I It-....L.......... I I Kennewl k A SE , .. Kristen Woods PROJECT NARRATIVE (Revised 6/10/05) DEVElOPMEN CITY 0 T PlANNING FAENTON ' JUN 102005 RECEIVED The project is called Kristen Woods. The Kristen Woods project is a proposal to create 20 single-family lots from two existing properties comprising of 3.84 acres. The project is two separate pieces of property with one tax account number (292305-9010) divided by Benson Drive South (SR 515). The east parcel is located at 170X 104th Avenue Southeast. The West parcel is located at the 3200 block of Main Avenue South. The total project will not be constructed in phases. The East parcel is bounded to the West by Benson Drive South; to the North by a previous development called Victoria Hills; to the East and South by large un-developed single-family parcels. The West parcel is bounded by single-family development on the west, north, and south sides. To the east is Benson Drive South. Permits required: Land Use action approval, construction, utilities, building permits. Zoning designation: The project is zoned Residential R-8 with residential zoning surrounding all sides. Current Use: Vacant Single family property. Special features: There are designated sensitive slopes on and adjoining the property. The cut slope for Benson Drive South was constructed at a 40% slope. Along the northerly portion of the east parcel there are designated slide hazard areas. These slopes are addressed in the attached soils report prepared for the project. Soil Type/Drainage: The site is comprised of Alderwood soils (see soils report). The east Property site discharge is sheet flow along the entire westerly edge. Flowing over the cut slope for Benson Drive South, across the sidewalk and into the catch basins located within the gutter. A small portion of this area flows into the northerly drainage course, which by inspection appears to need maintenance of the outlet within Benson Drive South. The West Property drains sheet flows to the west onto existing residential property and South 32nd Place. The proposal would be to tight-line the storm drainage and convey the discharge into the system at the end of South 32nd Place. Proposed use/access: The project is to develop the site into 20 single-family detached units. The property is divided by Benson Drive South. The east portion of the site is accessed off Benson Drive South via turning northeast onto Benson Road to SE 172nd St, turn west and proceed to 104th SE (SE 172nd turns into 104th Ave. SE) proceed onto 104th SE to (.01 miles) site. The west portion of the site is accessed off Benson Drive South via turning southwest onto SE 172nd St., which quickly turns into Cedar Ave. which will turn into South 35th, which turns into Main Ave. South, proceed onto Main Ave. South to end off street. The project density is proposed at 8 units to the acre with lots ranging from 4,624 to 8,365 square feet. Proposed Off site improvements: The frontage of the east project is along 104th Ave. SE (Cedar Avenue South). This section will be widened to meet the City requirements with curb, gutter, sidewalk and streetlights. The west project will require an extension of Main Avenue South. Currently, under RMC 4-6-050.F.2.b the minimum right-of-way required for residential access streets is 50 feet with 32 feet of pavement. Applicant is requesting a reduced right-of-way width from 50 feet to 42 feet for the interior access road serving lots 1-9 (extension of Main Avenue South). Total estimated cost I Fair market value: Estimated cost of construction $800,000/ Fair Market value of lots at completion: $3,200,000. Estimated quantities: Approximately 2000 cubic yards of material will be moved on site. This material is planned to remain on site for road, utility and house construction. Trees removed: The trees to be removed are various in size and type. A tree cutting and clearing plan have been provided to identify the number, type, and sizes. Dedication to the City: The proposed road, sewer, and water extensions are proposed to be dedicated or conveyed to the City upon completion and acceptance. Proposed size, number and range: The project proposes to create 20 single-family lots. The proposed lots range from 4,624 square feet to 8,365 square feet. lob shacks, sales trailers, and model home: A Job shack, sales trailer, or model home is not proposed at this time. Kristen Woods Construction Mitigation Description OEVELOPME CITY OF~~~~NING APR 2 2 2005 RECEIVED The proposed development is anticipated to start construction in late summer or early fall of 2005. The amount of construction necessary will require about four months of on site construction and utility installation. The construction will be performed between 7:00 AM -4:00 PM, Monday through Friday until completed. The on-site construction of the street, storm water vault, and utilities will generate excess material. The excess material will be spread and compacted over the proposed lots. There is no anticipated export of material planned at this time. The site should have a balance of cut and fill during the design phase. Traffic control will be required on 104th Avenue SE. A plan will be provided at the time of the construction pre-con allowing for contractor input. There is no plan of road blockage or closure. Construction access will enter and exit from Benson Drive South. KRISTEN WOODS ENVIRONMENTAL CHECKLIST Purpose of checklist: DEVELOPMENT P CITY OF RENT~~N/NG APR 2 2 2005 REceIVED The State Environmental Act (SEPA), chapter 43.21C RCW, requires all governmental agencies to consider the environmental impacts of a proposal before making decisions. An environmental impact statement (EIS) must be prepared for all proposals with probable significant adverse impacts on the quality of the environment. The purpose of this checklist is to provide information to help you and the agency identifies impacts from your proposal (and to reduce or avoid impacts from the proposal, if it can be done) and to help the agency decide whether an EIS is required. A. Background 1. Name of proposed project, if applicable: Kristen Woods 2. Name of applicant: Eastey Property, LLC 3. Address and phone number of applicants and contact person: Applicant: 1201 Monster Road SW Suite 320 Renton, Washington 98055 4. Date checklist prepared: March 23,2005 5. Agency requesting checklist: City of Renton Contact: John Tamburelli 425-228-5959 (office) 425-226-9227 (fax) 6. Proposed timing or schedule (including phasing, if applicable): August 2005 7. Do you have any plans for future additions, expansions, or further activity related to or connected with this proposal? If yes explain: No 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal: A Geotechnical Report was completed on December 29, 2004 by Cornerstone Geotechnical, Inc. 9. Do you know whether applications are pending for government approvals of other proposals directly affecting the property covered by your proposal? If yes explain: No 1 Eastey Property SEPA Document 10. List any government approvals or permits that will be needed for your proposal, if known: City of Renton approval of platting, engineering plan approval, utility construction permits, and building permits. Soos Creek Water and Sewer District Developer Extension agreement would be required. 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. There are several questions later in this checklist that ask you to describe certain aspects of your proposal. You do not need to repeat those answers on this page. (Lead agencies may modify this form to include additional speCific information on project description.) The proposal is to subdivide 3.84 acres of land (tax parcel # 232905- 9010) into 21 single-family residential building lots. 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including street address, if any, and section, township, and range, if known. If a proposal would occur over a range of area, provide the range of boundaries of the site(s). Provide a legal aescription, site plan. Vicinity map and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. The site is located in south Renton on both sides of Benson Drive South. The property does not have an existing residence. The westerly property is accessed from Main Avenue Soulh and the east property is accessed from Cedar Avenue South (104' Ave. SE). The parcel No. is 232925-9010 in the SW ~ of Section 29, Township 23 North, Range 5 East, W.M. B. Environmental Elements 1. Earth a. General description of the site (circle one) Flat, rolling, hilly, portion steep, slopes, mountainous. other . b. What is the steepest slope on the site (approximate percent slope)? The east parcel has steep slope on the property. A 40% slope was created during the roadway excavatIon of Benson Drive SE along the west side and steep slope exists along the northerly on site drainage course. c. What general types of soil 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: Glacial Till d. Are there surface indications of or history of unstable soils in the immediate vicinity? If so, describe: No 2 Eastey Property SEPA Document e. Describe the purpose, type and approximate quantities of any filling or grading proposed. Indicate source of fill: Approximately 1{200 cu yd of select imported fill material will be needed for road Dase and for general site fill. f. Could erosion occur as a result of clearing, construction or use? If so, generally describe: Yes; erosion could occur during construction. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? 60% _\ l";'\\ h. Proposed measures to reduce or control erosion, or other impacts to the orCUt-L ,. earth, if any: \-. ~,,-A ...,a->-"{ \v~ I'-\.,- 2. Air Silt fabric fencinp, sedimentation ponds; and swales will be utilized \0 ~"? \ ~'S during construction. .~\\, (~otoo.J 0'-)\\ ~ U 'O~Q./V\,J..~~"'''-':' '(0'1 .ft.:' {VIfi)'r 0-.<'(\ ! erc6 \ 6'1', c...0't'':ttd. a. What types of emissions to the air would result from the proposal (Le., dust, automobile odors, and industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known: Emissions from construction equipment, dust during construction. b. Are there any off-site sources of emissions or odor that may affect your proposal? If so, generally describe: No c. Proposed measures to reduce or control emissions or other impacts to air, if any: Construction equipment will meet current State and Federal emission requirements; dust control (water) will be provided during construction. 3 Eastey Property SEPA Document 3. Water a. Surface: 1) Is there any surface water body on orin the immediate vicinity of the site (including year-round and seasonal streams, saltwater, lakes, ponds and wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into: No 2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans: No 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface waters or wetlancfs and indicate the area of the site that would be affected. Indicate the source of fill material: N/A. 4) Will the proposal require surface water withdrawals or diversions? Give general deSCription, purpose, and approximate quantities if known: No. 5) Does the proposal lie within a 100-year floodplain? If so, note location on the site plan: No 6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge: No. b. Ground: 1) Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities if known: No. 4 Eastey Property SEPA Document 2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage: industria\. containing the following chemicals ... : agricultural: etc). Describe tlie general size of the system, the number of such systems, and the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve: N/A c. Water runoff (including storm water); ~l,\ 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? w'\ ~\ 0- Will this water flow into other waters? IT so describe: ~~) ~~;)\) \Cr-,rr' ~ The east Property site discharge is sheet flow along the entire westerly ~~::-~\r1(f'" edge. Flowing over the cut for Benson Drive South, across the sidewalk \\j)' ':\" \o-S ana into the catch basins located within the gutter. A small portion of o,J~ t> \ this area flows into the northerly drainage course. The proposal is e.: \6-\\\~ route storm runoff into a detention vault and then discharged back into oJ/'-o-'-:,()-~~~ the existing storm system. ?o;)io,\~ ~~ The west Property drains sheet flows to the west onto existing -\v~~\CI' l)(')\~:''-. residential property and South 3rd Place. The Proposal would be to ~1e,,!,-of~ '0 tight-line the storm drainage into a proposed vault and convey theo' 0"\0-(\ ,",,'''''''' discharge into the existing system at the end of South 3rd Place. -\-~ ~o\(\ ~""rfol:.SL u,.~'Jj aN',_..l ~\;, 2) Could waste materials enter ground or surface waters? If so, generally ;~)t::? ,Co Y'. d explain: .~ ~ ')fi\::kS-J<:.:,. , Household spills could enter the storm system. J' or f' 0".0 (P(\.1'ff), .:'VV'~ ,...u0.--¥ q/~!.'~ ~ 0 d. Proposed measures to reduce or control surface, ground and runoff water impacts. If any: Storm water BMP's (Best Management Practice) will be incorporated into the project to minimize suiface and ground water impacts during and after construction. City of Renton standards for BMP's will Ife incorporated and shown on the utility plan. 4. Plants a. check or circle types of vegetation found on the site: XXX deciduous tree: big leaf maple, black cottonwood XXX evergreen tree: Douglas fir, western red cedar, western hemlock ---=-::= shrubs: XXX grass: miscellaneous unidentified grasses and forbs. pasture __ crop or grain __ wet soil plants: cattail, buttercup, bulrush, skunk cabbage, other __ water plants: water lily, eelgrass, milfoil, other __ other types of vegetation 5 Eastey Property SEPA Document b. What kind and amount of vegetation will be removed or altered? All vegetation within road rights-oF-way will be ApproxImately 80% of the site will be cleared and regraded. removed. c. List threatened or endangered species known to be on or near the site: None known. . l).f""" d. Proposed landscaping, use of native plants, or other measures to preserve or },..Cj>~ t'W~ enhance vegetation on the site, if any: ~:; v:\~~ Homeowners will provide landscaping. ~ ~~~~\~J ~ .&AJ-SJ--\'('..s\vi\! ~' \; 'ov 5. Animals ('(I .. v-: ~o a. Circle any birds and animals which have been observed on or near the site or(>:;;c9--~~~ are known to be on or near the site: o~~ u birds: hawk, heron, eagle, songbirdshother ____ _ mammals: deer, bear, elk beaver, ot er fish: bass, salmon, trout, herring, shellfis'h-,-o7ith-e-r--- b. List any threatened or endangered or endangered species known to near or on the site: None known. 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 for heating, manufacturing, etc.: Electricity and natural gas will be used to meet the project's energy needs. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe: No. 6 Eastey Property SEPA Document c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: Homes will be constructed to Washington State energy code requirements. 7. Environmental Health a. Are there any environmental health hazards, including exposure to toxic chemicals" risk of fire and explosion, spill, or hazardous waste that could occur as a result or this proposal? If so, describe: Unknown at this time 1) Describe special emergency services that might be required. N/A 2) Proposed measures to reduce or control environmental health hazards, if any: N/A b. Noise 1) What types of noise exist in the area which may affect your project (for example: Traffic, equipment, operation, other)? Traffic 2) What types and levels of noise would be created by or associated with the project on a short-term or a long-term basis (for example: traffic, construction, operation, other)? Indicate what hours noise would come from the site. Short-term noise associated with construction equipment. Long-term noise associated with 21 new single-family homes. 3) Proposed measures to reduce or control noise impacts, if any: Construction equipment will meet State and Federal noise regulations. 8. Land and Shoreline Use a. What is the current use of the site and adjacent properties? All surrounding property is single-family residential. 7 Eastey Property SEPA Document b. Has the site been used for agriculture? If so, describe: No c. Describe any structures on the site: There are no structures on the property d. Will any structures be demolished? If so, what? N/A e. What is the current zoning classification of the site: R-B Single Family f. What is the current comprehensive plan designation of the site? Medium Density -Residential g. If applicable, what is the current shoreline master program designation of the site? N/A h. Has any part of the site been classified as an lIenvironmentally sensitivell area? If so, specity: Yes. Along the northerly and westerly edge of the easterly property a 40% slope exists. i. Approximately how many people would reside or work in the completed project? 50 j. Approximately how many people would the completed project displace? o k. Proposed measures to avoid or reduce displacement impacts, if any: N/A I. Proposed measures to ensure the proposal are compatible with existing and projected land uses and plans, if any: Proposal conforms to Comprehensive Plan and Zoning Code. 8 Eastey Property SEPA Document 9. Housing a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing: 21 new middle income. b. Approximately how many units, if any would be eliminated? Indicate whether high, middle, or low-income housing: o c. Proposed measures to reduce or control housing impacts, if any: Mitigation Fees. 10. Aesthetics a. What is the tallest height of any proposed structure(s). Not including antennas: what is the principfe exterior building material(s) proposed? 35 foot Woo4 concrete, wood products b. What views in the immediate vicinity would be altered or obstructed? None. c. Proposed measures to reduce or control aesthetic impacts, if any: None. 11. Light and Glare a. What type of light or glare will the proposal produce? What time of day would it mainly occur? Light and glare associated with 21 new homes plus street lighting. b. Could liqht or glare from the finished project be a safety hazard or interfere with views? No c. What existing off-site sources of light or glare may affect your proposal? None. 9 Eastey Property SEPA Document 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? Teasdale Park, Talbot Hill Park, Cascade Park and Tiffany Park b. Would the proposed project displace and existing recreational uses? If so, describe: No c. Proposed measures to reduce or control impacts on recreational opportunities to be provided by the project or applicant, if any: Pay City of Renton Park mitigation fees 13. Historic and Cultural Preservation a. Are there any places or objects listed on, or proposed for, national, state, or local p'reservation registers known to be on or next to the Site? If so, generally descnbe: None known. b. Generally describe any landmarks or evidence of historiC, archaeological, SCientific, or cultural importance known to be on or next to the site: None known. c. Proposed measures to reduce or control impacts, if any: N/A 10 Eastey Property SEPA Document .. 14. Transportation a. Identify public streets and highways serving the site, and describe proposed access to the existing street system. Show on site plans, if any: The property is divided by Benson Drive South. The east portion of the site is accessed off Benson Drive South via turning northellst onto BenfS'n Road to SE )'7rd St, turn west and proceeil to 10ttF SE (SE 172' turns into 1{}tt:f" Ave. SE) proceed onto 104" SE to (.03 miles) site. The west portion of the site iJ accessed off Benson Drive South via turning southwest onto SE 172'D _St., which quickly turns into Cedar Ave. which will turn into South 3SC", which turns into Main Ave. South, proceed onto Main A~e. South to end off street. b. Is site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? Metro Bus has a stop at the intersection of Puget Drive and Benson Drive South, north of the site approximately 1 mile. Another stop is located approximiltely .06 mile at the intersection off Benson Drive South ana SE 17fF St. c. How many parking spaces would the completed project have? How many would the project eliminate? Two parking spaces per lot plus the garage. d. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe (indicate whether public or private). Yes. The west portion of the property will require extending the existing public road (Main Ave. South) to provide access to the development. The east portion of the site will require 10~h Ave. SE to be wiaen along the property frontage. All road improvements shall meet City of Renton requirements. e. Will the proiect use (or occur in the immediate vicinity of) water, rail, or air transportation?" If so, generally describe. No f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur: The project would generate 158 average daily trips. When the existing 10 dailY trips from the existing home to be displaced are taken into account, the project will generate a net 148 average daily trips. The driveway volume will be 15 PM Peak hour trips and 12 AM peak hour trips. AM peak will occur sometime between 7:00 and 9:00 AM. PM peak will occur sometime between 4:00 PM and 6:00 PM. 11 Eastey Property SEPA Document • g. Proposed measures to reduce or control transportation impacts, if any: No measures are needed or prol!osed. However, the project will be assessed a transportation impact fee. 15. Public Services * fL \ a. Would the project result in an increased need for public services (for example: /. \\.e... Z \s:--- fire p.rotection, police protection, health care, schools, other)? If so, generally \ -s ~(')~ describe: C\"e..·, . \' "\ ~ ~ S X'!--Q..~ The project will result in an increased need for all public services. ~'€Y'~\ \" -J\ c. (j-~~ .,e-r-O~p'~\ ~ b. Proposed measures to reduce or control direct impacts on public services, if ~ ~ ~~ any: (J..f-. ¥---~ ~v9-s Increased tax base pays for services. Parks, fire, sewer and storm ~'J'J.-',c.Y" water mitigation fees will also be paid. ~ '-:J \ \.J 16. Utilities a. Circle utilities currently available at the site: electricirv, natural gas, water, refuse service, telephone, sanitarvsewer, septic system, other. b. Describe the utilities that are proposed for the project, the utility providing the service and the general construction activities on the site or in the immeaiate vicinity which mignt be needed. Sewer, Water and Public Access -City of Renton Water (Easterly property) -Soos Creek Power and Natural Gas -Puget Sound Energy Phone -Owest Cable Television -Comcast Internet Access -Comcast c. SIGNATURE The above answers are true and complete to the best of my knowledge. I understand that the I,ead Agency is r yin 0 hem to make a decision. Signature: ~ , Name Pri : John Tambur~l~ Date Submitted: f;zaA5 12 Eastey Property SEPA Document &,(':;)-'\ ~~ C::l/'~c-~ . v,o,) , rnerstote Geotechnical, Inc. May 9, 2005 Mr. John Tamburelli Davis Real Estate Group 1201 Monster Road SW, Suite #320 Renton, W A 98055 Coal Mine Hazard Letter 17625-130th Ave. NE, C102, vyoodinville, WA 98072 Phone: 425-844-1977 Fax: 425-844-1987 DEVELOPME CITY OF ~~~~~NING JUN 10 2005 RECEIVED Kristen Woods Residential Development Renton, Washington CG File No. 1784 Dear Mr. Tamburelli: INTRODUCTION This letter presents our comments regarding the "High Coal Mine Hazard", as described by the City of Renton, for the proposed Kristen Woods residential project, located along both sides of the approximate 16800 block of Benson Drive South (SR515) in Renton, Washington. We have previously prepared a Geotechnical Engineering Report for the project, dated December 29,2004. In this report, we documented our explorations and observations of the site conditions and provided our opinions regarding site stability along with recommendations for the planned development. In a letter dated April 29, 2005, the City of Renton referred to pre-application comments that state: "City Records also indicate that the subject site is located within 50 feet of a "High Coal Mine Hazard" area. As a result, the geotechnical report would need to include any project specific impacts or recommended mitigation measures as a result of the proposed development. " The City has required a Coal Mine Assessment due to this 50-foot proximity of a "High Coal Mine Hazard" to the project site. .' Coal Mine Hazard Letter Kristen Woods Residential Development Renton, Washington May 9, 2005 CG File No. 1784 Page 2 We reviewed the City's Coal Mine Hazard map to determine the location of the nearby "High Coal Mine Hazard". This map shows the nearest "Coal Mine Hazard" area to be greater than 500 feet away from the project site, and the nearest "High Coal Mine Hazard" area to be even farther. We have attached this map along with a larger-scale map downloaded from the King County website showing the local "Coal Mine Hazard" areas. Based on our review of these maps, it is our opinion that a Coal Mine Assessment is not needed for this project, and that the risk posed to site structures from coal mine-related hazards should be minimal. We appreciate the opportunity to be of service to you. If there are any questions concerning this letter or if we can provide additional services, please call. Sincerely, Cornerstone Geotechnical, Inc. IEXPIRES 08/16/C''- Rick B. Powell, PE President JPL:RBP:nt Three Copies Submitted Attachments: Coal Mine Hazard Map -City of Renton Vicinity Map with Local Coal Mine Hazards (Source: www.metrokc.gov) Cornerstone Geotechnical, Inc. " o I e Technical Sot.i ... .. ~.~Wort;. I'rfntM FWu.y 2003 1500' I 3000' I CITY OF RENTON SENSITIVE AREAS COAL MINE HAZARD _ High Hazard ~ Moderate c::J Unclassified iZ2'ZZl ?cw~ ec:t S,'tee -Map Output Page 1 of 1 ® King County ~ IImr!.WI Services Comments Wj¥f(4JM iMAP -Sensitive Areas all themes) .-County 80undaty Legend 1 _. /-/ I..o::JI Pa.o~ e.c:t-s. ~ Swets 0 Lakes and Lalg9 RiveIS ~ ~ Hi(p ..... f ,1/ Swams .' ~ ~ SAO Coal Mine ~o:Q} rrhe information included on this map has been compiled by King County staff from a variety of sources and is subject to change without notice. King County makes no representations or warranties, express or implied, as to accuracy, Completeness, timeliness, or rights to the use of such information. King County shall not be liable for any general, special, indirect, incidental, or consequential damages including, but not limited to, lost revenues or lost profits resulting from the use or misuse of the information contained on this map. Any sale of this map or information on his map is prohibited except by written permission of King County. King Countv I GIS Center I News I Services I Comments I Search By visiting this and other King County web pages, you expressly agree to be bound by terms and conditions of the site. Th~L<jetaiis. http://www5 .metrokc.gov I servletl com.esri.esrimap.Esrimap ?ServiceN ame=overview &Clien... 5/512005 - , SODS CREEK WATEl ( SEWER DISTRICT 14616 S.E. 192nd St .• P.O. Box 58039 • Renton, WA 98058-1039 • Phone (253) ()30-9900 • Fax (253) 630-5289 November 15, 2004 Davis Consulting, Inc 27013 Pacific Highway S PMB 353 Des Moines, W A 98198 RE: Parcel No. 292305 9010 Proposed 8 Single Family Residences / Eastey Property Dear Applicant: DEVELOPMENT CITY OF AE~LAN,N/NG Of\, JUN 1 02D05 RECelVEO The above referenced parcel has been reviewed for water and sewer availability and the following information has been determined based on the preliminary site layout provided. All information will be updated and final requirements determined when approved site plans are submitted. Listed below are the developer extension fees for the water and sewer main extensions required to serve the east 8 lots on the above referenced parcel. The "FULL" quote is for District engineering. The "OPTIONAL" quote allows the developer to hire an outside engineer for the sewer designs and permitting. SEWER: FULL OPTIONAL 180 ft main extension $ 4,093.20 $ 3,661.20 Plan review 00.00 1,100.00 Guaranty deposit 350.00 350.00 Conformance deposit 350.00 350.00 Easement 1,000.00 1,000.00 WATER: FULL OPTIONAL 185 ft main extension $ 2,608.50 $ 2,277.35 Plan review 00.00 1,200.00 Guaranty deposit 350.00 350.00 Conformance deposit 350.00 350.00 Easement 1,000.00 1,000.00 As you know, the west side of the proposed plat will be serviced by the City of Renton. www.sl)()screek.com ~ _ as CREEK WATER & SEWER DISTRIL November 15, 2004 Parcel No. 292305 9010 Page two Right of way permits will be required for work within 104th Ave SE. Onsite water and sewer easements will be required. Please verify fire flow and hydrant requirements with the Fire Marshal and provide this information to Soos Creek to determine final water system requirements. Sewer service to the low lots will require fill to allow proposed homes to have gravity sewer service. Please provide finish grading plan for review. Property is subject to Water Special Connection Charge No. 104 which is currently $11,696.94. Special connection fees are subject to a 6% annual operations and maintenance fee and will be updated and become due at time of Bill of Sale. Property is located within sewer UUD 78; please contact the King County Assessor's office for information regarding the balance of the sewer assessment. The District's current sewer general facility charge is $2,047.00 per unit. The water general facility charge is $1,581.00. This property is subject to the Seattle Public Utility facility charge which is $713.00 per 5/8 x % meter or ERU. ALL CHARGES ARE SUBJECT TO CHANGE WITHOUT NOTICE. The above quote will be revised based on final site development plans prior to entering into a Developer's Extension Agreement. When you are ready to proceed with an agreement, please fax or mail a request and state whether you would like to have "full" or "optional" engineering. Please contact me at (253) 630-9900 extension 107 if you have any questions. Sincerely, Alice R. Marshall Supervisor, Development Administration Enclosures -Sewer and Water Availability Certificates This certificate provides information necessary to evaluate development proposals. Certificate: 4468 DEVELOPMENT PlANNING CITY OF RENTON JUN f 0 2005 RECEIVED SOOS CREEK WATER AND SEWER DISTRICT CERTIFICATE OF SEWER AVAILABILITY Type: Preliminary Plat or PUD Applicant's Name: Davis Consulting Inc Proposed Use: 8 Single Family Residences Location: Lot: 10 Block: Development: STR 292305 Parcel: 2923059010 Address: *NO SITE ADDRESS*, RENTON Information: See attached proposed layout. ( Attach map & Legal description if necessary ) SEWER PURVEYOR INFORMATION 1. a 0 Sewer service will be provided by service connection only to an existing sewer main Null feet from the site and the sewer system has the capacity to serve the proposed area. b ~ Other (describe): Sanitary sewer service to the easterly 8 lots of the proposed plat will require the installation of approximately 180 If of sanitary sewer main. All plans must be approved by and meet the requirements of KCWTD and Soos Creek Water and Sewer District. 2. a ~ The sewer system is in conformance with a County approved sewer comprehensive plan. b 0 The sewer system improvement will require a sewer comprehensive plan amendment. 3. a ~ The proposed project is within the corporate limits of the district, or has been granted Boundary Review Board approval for extension of service outside the district or city. b 0 Annexation or Boundary Review Board approval will be necessary to provide service. 4. Service is subject to the following: a ~ Connection Charge: Yes b ~ Easement (s): c ~ Other: Onsite See Ib above and comments below. Service is subject to the applicants agreement to comply and perform to make such installation and/or connections to the standards, regulations, requirements and conditions of this District and such other agency or agencies having jurisdiction. This District is not representing that it's facilities will be extended or otherwise modified to make such service available to the applicant. It is the responsibility of the applicant to make any required extension of facilities to serve their property. I hereby certify that the above sewer purveyor information is true. This certification shall be valid for one year from date of signature. SOOS CREEK WATER & SEWER DISTRICT Agency Name Alice R Marshall 11112/200~ Date Supervisor, Development Administration Title Soos CreekWater & Sewer District "rptAvailSingleParcelAddSewer" 2/6/96 l~ , . ) '''' ,'" , "'-'-"-------- ,'" ,!.. z I ~. .:;..I'2.:!: --------- UNPLATTt.D s ~ ~\ TH I S ILU' I S FOR Til!: PUllPOSE or ASSISTINC IN LOCATING YOUR(' PROPERTY AND IS KOT GUA1tJJlTEED TO SHOW ACCURATE IlEASUREl{!jlfTS. .n.~~O":~ .. ~ KCI13 Ir-\N 29 23 '"'~~ :;~~t,.;:::) ~ I .~ IJ:S 5 ~ --!:-~~~ / ~"" -11 r,-SCl~L'I' ' 'uv 0e~O o. ~ .~~ • 'I"\T ..... C'" \<a,C£4.(J 016' 6 7 ,e[fJ0" '01"" ~,."uad' """ .rz.,ICff 0"- "\"Z.J\6CP 0%.'70 (ftO" ~',~ ISO, I > P .oo,,;.r"''''' "'0 \ II f' :"'.'~OLOT3 j",M'M itif This certificate provides information necessary to evaluate development proposals. Certificate: 3814 SOOS CREEK WATER AND SEWER DISTRICT CERTIFICATE OF WATER AVAILABILITY DEVELOPMENT Type: Preliminary Plat or PUD : CITY OF AE~~%NlNG Applicant's Name: Davis Consulting Inc Proposed Use: 8 Single Family Residences Location: Lot: 10 Block: Development: STR 29 23 05 JUN 102005 ReCeIVED Parcel: 2923059010 Address: *NO SITE ADDRESS*, RENTON Information: See attached proposed layout WATER PURVEYOR INFORMATION 1. a 0 Water will be provided by service connection only to an existing Null inch water main, Null feet from the site. AndlOther b ~ Water service will require an improvernnt to the water system of: Water service to the east 8 lots of the proposed plat will require the installation of approximately 185 If of water main. All plans must be approved by and meet the requirements of the Fire Marshal and Soos Creek Water and Sewer District. 2. a ~ The water system is in conformance with a County approved water comprehensive plan. b 0 The water system improvement will require a water comprehensive plan amendment. 3. a ~ The proposed project is within the corporate limits of the district, or has been granted Boundary Review Board approval for extension of service outside the district or city, or is within the County approved service area of a private water purveyor. b 0 Annexation or Boundary Review Board approval will be necessary to provide service. 4. a ~ Water is/or will be available at the rate of flow and duration indicated below at no less than 20 psi measured at the nearest fIre hydrant 40 feet from the building/property (or as marked on the attached map): Rate of Flow: 1,000 gpm Duration: 2 hours b 0 Water systems is not capable of providing fIre flow. Cross Connection Control devices must be in conformance with state laws. Service is subject to the applicants agreement to comply and perform to make such installation andlor connections to the standards, regulations, requirements and conditions ofthis District and such other agency or agencies having jurisdiction. This District is not representing that it's facilities will be extended or otherwise modified to make such service available to the applicant. It is the responsibility of the applicant to make any required extension of facilities to serve their property. I hereby certify that the above water purveyor information is true. This certification shall be valid for one year from date of signature. SOOS CREEK WATER & SEWER DISTRICT Agency Name Supervisor, Development Administration Title Soo. CreekWater & Sewer District "rptAvailSinglcParcelAddWatcr" 2/6/96 Alice R Marshall Signatory Name 11112/20°1 Date K.C-1I3 -. ." ) ~-'-T ,_ ,. I ,-=_ .. .L'131~:3"4 .. 1;9; t r (U EA ,~~ j TR."C , I:' 1;01;948576 d / i \ COM"-",,-0. TY"':ZZ: .,W ~ q-_ WJNS~?}-; DJV ~ .... · ... ~,Jzsr7 .... f; .... ;"ot"'f ~c¢'f ~ ;71'" < .... ' ~!f.1~38 31 ,36 .35 34 p3 ~ 81 ~l> .". o~10.> o~.. o,jP o~·o ;,."' .. ~I ~o ':c;> ~ ~ I ~ ~ ~~ '!I,!.'!)S TR. "A ,. ____ ~6.,o,·.au~fE~ 5'a9.7" WETLANO "8" ,.. ( ~ 65S Q5 1318.9 ~..!i;... KC.113 70 LF JACKED C Cj W29-23-5 "x~"TEEC_H ... FUI '2~~.:! -S'I ... • HYC. '" A.CC. I-S" P'l,..UG MITCHELL -, L1AD t:lE /-12 -le e· 01 le't~eilT...,.,p_,. l-e'GV.FLX e-s·45Qv.el MARVIN ( CO,..,TR TH( PI PE US FH aGV 5" 1=1-/ A5~r ~ 12002 I[) r<l N I·J'·fIO~fa ,.I,CV-fl.:Fl I ,_It"GV-HtMJ m ,. ,0' ('V·FL><MJ N ,. ,0' ,~,.8(~\)· Fi ,. :~·'A,·OO-l\)·M. 30li CA"'IHG j-FH ASSY ... Shari Workman Developer Services Fax No. (253) 671-5802 (206) 615-5834 sworkman@firstam.com To: Davis Real Estate Group 1201 Monster Rd SW, Ste 320 Renton, WA 98055 < Attn: Roberta Re: Property Address: vacant land, Renton, WA First American Title Insurance Company 2101 Fourth Ave, Ste 800 Seattle, WA 98121 Phn -(253) 471-1234 (800) 238-8810 Fax - DEVELOPMENT PLANNIN( CITY OF RENTON ~. APR 222005 RECEIVED. File No.: 4209-454484 Your Ref No.: Supplemental Report 1 Dated: April 11, 2005 at 8:00 A.M. Commitment/Preliminary Report No. 4209-454484 dated as of September 12, 2004 (including any supplements or amendments thereto) relating to the issuance of an American Land Title Association Form Policy is hereby modified and/or supplemented as follows: There has been no change in the title to the property covered by our Commitment/Preliminary Report dated 09/12/2004 at 7:30 a.m. except as noted below: Paragraph No(s). 2 has/have been amended to read as follows: 1. General Taxes for the year 2005. The first half becomes delinquent after April 30th. The second half becomes delinquent after October 31st. Tax Account No.: 292305-9010-04 1st Half Amount Billed: $ 1,020.29 Amount Paid: $ 0.00 Amount Due: $ 1,020.29 Assessed Land Value: $ 170,000.00 Assessed Improvement Value: $ 0.00 2nd Half Amount Billed: $ 1.020.28 Amount Paid: $ 0.00 Amount Due: $ 1,020.28 Assessed Land Value: $ 170,000.00 Assessed Improvement Value: $ 0.00 Page lof 2 Date: April 11, 2005 File No.: 4209-454484 (SW) - First American Title Insurance Company By: Shari Workman, Title Officer Page 2 of 2 • Form No. 1068-2 ALTA Plain Language Commitment 'I: "M~It., £ . Jt '!te:. .~".+ First American To: '.":" .. Davis Real Estate Group Developer Services Fax No. (253) 671-5802 Shari Workman (206) 615-5834 sworkman@firstam.com 1201 Monster Road SW, Suite 320 Renton, WA 98055 Attn: Roberta Re: Property Address: vacant land, Renton, WA COMMITMENT FOR TITLE INSURANCE Issued by Commitment No.: 4209-454484 Page 1 of8 rim American Title Insurance Company 2101 Fourth Avenue, Suite 800 Seattle, WA 98121 Phn -(253) 471-1234 (800) 238-8810 Fax -(253) 671-5808 File No.: 4209-454484 FIRST AMERICAN TITLE INSURANCE COMPANY Agreement to Issue Policy We agree to issue a policy to you according to the terms of this Commitment. When we show the policy amount and your name as the proposed insured in Schedule A, this',< Commitment becomes effective as of the Commitment Date shown in Schedule A. If the Requirements shown in this Commitment have not been met within six months after the Commitment Date, our obligation under this Commitment will end. Also, our obligation under this Commitment will end when the Policy is issued and then our obligation to you will be under the Policy. Our obligation under this Commitment is limited by the following: The Provisions in Schedule A. The Requirements in Schedule B-1. The General Exceptions and Exceptions in Schedule B-II. The Conditions. This Commitment is not valid without Schedule A and Section I and II of Schedule B. Arst American Title : t ".' .'," _ .' .~. :,' j". Form No. 1068-2 ALTA Plain Language Commibnent SCHEDULE A 1. Commitment Date: September 12, 2004 at 7:30 A.M. 2. Policy or Policies to be issued: Owner's Standard Coverage Proposed Insured: Davis Consulting Group Extended Mortgagee's Coverage Proposed Insured: To Follow AMOUNT To Follow To Follow Commitment No.: 4209-454484 Page 2 of8 PREMIUM TAX 3. -(A) The estate or interest in the land described in this Commitment is: . A fee simple. (B) Title to said estate or interest at the date hereof is vested in: Richard F. Eastey and~ose I. Eastey, husband and wife · ... ··r., ...... .: \. 4. The land referred to inthisCommitmeht'i!:;-:deScrirecfas'folldWS~ • ,'. :.;::':.!<·~-,::d :', Real property in.the City:.of Renton; Co.lInty:QfKing, StateofWaslJington, oescribed as follows:·~i.· '. 'If> ::'. • i,,' i - 'The East h~lIf of the North half of the North halfof the Nort,hwest Quarter.ofthe Southwest" . Quarter of Section 29, Township 23 N,orth, Range. 5 East of the Willamette Meridian, in King· ". County, vy~shington; .' . . . Except that portion condemned in King County superiorcburt cause No. 782486 for SR 515, Renton Vidnity: Carr Road to Grady Way. APN: 292305-9010~4 first American Title ", ~ . . "'t •... , ,;'. ~ . ',. ~'" Form No. 1068-2 Commitment No.: 4209-454484 Page 3 of8 ALTA Plain Language Commibnent SCHEDULE B SECTION I REQUIREMENTS The following requirements must be met: (A) Pay the agreed amounts for the interest in the land and/or the mortgage to be insured. (8) Pay us the premiums, fees and charges for the policy. (C) Documents satisfactory to us creating the interest in the land and/or the mortgage to be insured must be signed, delivered and recorded: (D) You must tell us in writing the name of anyone not referred to in this Commitment who will get an interest in the land or who will make a loan on the land. We may then make additional requirements or exceptions. (E) Releases(s) or Reconveyance(s) of Item(s): (F) Other: ' (G) You must give us the following information: 1. Any off record leases, surveys, etc. 2. Statement(s) of Identity, all parties. 3. Other: SCHEDULE B SECTION II GENERAL EXCEPTIONS .. :;:y,:' '. ,,' / Taxes or assessments which are not shown as existing liens by the records of any taxing :':' ':'~;":")(.' authority:thatlevies' ta~or ,as~,nts:oJl:te.aJ:;prpp,¢r:tY:;gr:,;qy:th~:pUblic records., F.dl'> i"i ,r!,::~ ",;.: <': , '..:,~. "->.' ·:M..Yr.faP.:s" rights, in~erests, or. claims, _VVbi~h ~I\e,_oot shown ~y ,,the .pul;llic. r~~~rds but which :cQ\Jtd.:,: \" 1,;,''-[ ;. be ascertained by an inspection of said land or by making inquiry of persons in possession-:, ' .. , ': - A. "C." .: ~",·&~~~~~tS, clai'ms of easement Or encumbrances :Whlch a;~e 'not sh6WO'by the' public recordS':.,;'<', .. ,' , . " 'b~ '. 'oiscrepanaes, conflicts in boundary lines; shortage!n 'i:u'ea', encroachments, or any other facts ' .. E. F. G. H. which a correct survey would disclose, and which are not shown by the public records. (A), Unpatented mining claims; (8), Reservations or exceptions in patents or in Acts authorizing the iSsuanCe thereof; (C) Water rights, claims or title to watet;whether or not the matters, excepted under (A), (6) or (C) are shown by the public records; (D) Indian Tribal Codes or' Regulations, Indian Treaty or Aboriginal Rights, including easements or equitable servitudes. Any lien, or right to a lien, for services, labor or materials or medical assistance heretofore or hereafter furnished, imposed by law and not shown by the public records. Any service, installation, connection, maintenance, construction, tap or reimbursement charges/costs for sewer, water, garbage or electridty. . Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public records or attaching subsequent to the effective date hereof, but prior to the date the proposed insured acquires ,of record for value the escrow or interest or mortgagees) thereon covered by this Commitment. Rrst American TItle Form No. 1068-2 ALTA Plain Language Commitment SCHEDULE B SECTION II EXCEPTIONS Commitment No.: 4209-454484 Page 4 of8 Any policy we issue will have the following exceptions unless they are taken care of to our satisfaction. The printed exceptions and exclusions from the coverage of the policy or polices are available from the office which issued this Commitment. Copies of the policy forms should be read. 1. Lien of the Real Estate Excise Sales Tax and Surcharge upohany sale of said premises, if unpaid. As of the date herein, the exdse tax rate for the City of Renton is at 1.78%. Levy/Area Code: 2111 2. General Taxes for the year 2004. The first half becomes delinquent after April 30th. The second half becomes delinquent after October 31st. Tax Account No.: 292305-9010-04 1st Half Amount Billed: $ 988.70 Amount Paid: $ 988.70 Amount Due: $ 0.00, Assessed Land Value: $ 170,000.00 Assessed Improvement Value: .$ 0;00, Jy';':' ~\'.\bii( rE'corJs Amount·Billed: .. ··, ~~~i'; '.;;:',"",:::!, ' .;c:$J: .. ;<·;·~'·:::'988:70:·,,·,:'.~i;p?rt~:(;;:;:;>,;· " ":"'c)li~"q1cc:r;j:;,::~Arn6uiifp.at&'·" ",:,,,.,, , .. ' . -~' '')''::-''-''~Amounf'Due!' , , AsseSsed Land Value: i ,_''l. ,-,.~ :.~ H :. -.. ~' " ',"':' ' . A5s~sect lmprovement Value: '$ " ',/"" {};OO ' $ ',' ":"988:70 ' $, '170,000.00 '$ , 0.00 ", ; . .::: .. :, ...... :11. .. ~ -;' ", ,_. ,.: '3~ "'Facility 'Charges, if any, including but not'limitedto hook ... up, or connection charges . and 4. latecomer 'chargeS for sewer, water and public fadlities of SOos Creek Water & Sewer District as disclosed'by instrument recorded under Recording No. 9901122306. .' ' PendencY of action in King' County Superior Court. Plaintiff: ' Central Puget Sound Regional Transit Authority dba Sound ' Transit ' Defendant: , case No.: Recorded/Rled: Action For: Attorney for Plaintiff: Richard F. Eastey, Sr. (RSP03), et al 03-2-41860-9 December 4,2003 condemnation Larry John Smith S. According to the application for title insurance, title is to vest in Davis Consulting Group. We are " unable to determine the nature of said entity and require further information prior to clOSing. (A Certificate of Incorporation is not currently on file with the Secretary of State) 6. Matters of ALTA Mortgagee's Extended Coverage which are dependent upon our inspection for determination of insurability, if extended coverage will be required for a pending transaction, please notify us at least one week prior to closing so that we may inspect the premiSes. Rrst American Title .. :-.... . , . Form No. 1068-2 ALTA Plain language Commitment 7. Agreement for Easeme .... and the terms and conditions thereof: Commitment No.: 4209-454484 Page 5 of8 Between: Soos Creek Water and Sewer·District, a municipal corporation And: Richard F. Eastey Recorded: June 10, 1991 Recording No.: 9106100422 8. The terms and provisions contained in the document entitled "City of Renton Ordinance No. 4476" Recorded: Recording No. : "";' .. ;,; -\' '.' . ,: ,". ~ .. ' ... .: ~" "':: ;'. , ..... " .. ' October 27, 1994 9410270308 . :.;.: ." ' ..... ' . . -~ . Rrst American Title " .~"'.' ,'"' '" Form No. 1068-2 Commitment No.: 4209-454484 Page 60fS ALTA Plain Language Commitment [:: :::: : iNFO~A#ONAL NOTES : -:::: . ::: :: : :: } A. According to the application for title insurance, title is to vest in Davis Consulting Group. B. The description car.! be abbreviated as suggested beloW if necessary to meet standardization reqUirements. The full text of the description must appear in the document(s) to be insured. c. D. Pm. NW Qtr. SW Qtr Sec. 29, Twn. 23 N., Rg. 5 E., W.M. APN: 292305-9010-04 Effective January 1, 1997, and pursuant to amendment of Washington State Statutes relating to standardization of recorded documents, the following format and content requirements must be met. Failure to comply may result in rejection of the document by the recorder. Any sketch attached hereto is done so asa courtesy only and is not part of any title commitment or policy. It is furnished solely for the purpose of assisting in locating the premises and First American expressly disclaims any liability which may result from reliance made upon it. First American TiUe Form No. 1068-2 ALTA Plain language Commibnent CONDmONS 1. DEFINmONS (a)"Mortgage" means mortgage, deed of trust or other security instrument. Commitment No.: 4209-454484 Page 7 of8 (b)"Public Records" means. title records that give constructive notice of matters affecting the title according to the state law where the land is located. 2. LATER DEFECTS The Exceptions in Schedule 6 -Section II may be amended to show any defects, liens or encumbrances that appear for the first time in the public records or are created or attached between the Commitment Date and the date on which all of the Requirements (a) and (c) of Schedule 6 -Section I are met. We shall have no liability to you because of this amendment. 3. EXISTING DEFECTS If any defects, liens or encumbrances existing at Commitment Date are not shown in Schedule 6, we may amend Schedule B to show them. If we do amend Schedule B to show these defects, liens· or encumbrances, we shall be liable to you according to Paragraph 4 below unless you knew of this information and did not tell us about it in writing. . 4. LIMITATION OF OUR LIABILITY Our only obligation is to issue to you the Policy referred to in this Commitment, when you have met its Requirements. If we have any liability to you for any loss you incur because of an error' in this Commitment, our liability will be limited to your actual .Ioss caused by your relying on this Commitment whenyou acted in good faith to: <\,:> "_ . " .. ' corriply with the Requirements show~inSched~le . 6 --section" I. ' .. _ m . eliminate with our written consent any Exceptions shown in ScheduleB -Section n. We -shall not be liable for more than the Policy Amount shown 'in Schedule A of this Commitment and our liability is subject to the terms of the Policy form to be issued to you. 5. CLAIMS MUST BE BASED ON THIS COMMITMENT Any claim, whether or not based on negligence, which you may have against us concerning the title to ~e land must be based on this commitment and is subject to its terms. first American liNe .. Form No. 1068-2 AlTA Plain Language Commitment First American PRNACY POUCY We Are Committed to Safeguarding Customer Information Commitment No.: 4209-454484 Page 8 of8 First American l1t1e Insurance Company 2101 Fourth Ave, Ste 800 Seattle, WA 98121 Phn -(253) 471-1234 (800) 238-8810 Fax -(253) 671-5808 In order to better serve your needs now and in the future, we may ask you to provide us with certain information. We understand that you may be concerned about what we will do with such information -particularly any personal or finandal information. We agree that you have a right to know how we will utilize the personal information you prOVide to us. Therefore, together with our parent company, The First American Corporation, we have adopted this Privacy Policy to govern the use and handling of your personal information. Applicability This PrMIcy Policy governs our use of the information which you provide to us. It does not govern the manner in which we may use information we have obtained from any other source, such as ~nformation obtained from a public record or from another person or entity. Rrst American has also adopted broader guidelines that govern our use of personal information regardless of its source. Rrst American calls these guidelines its Fair Information Values, a copy of which can be found on our website at www.firstam.com. Types of Information Depending upon which of our services you are utilizing, the types of non public personal information that we may collect indude: .. . I -Information we receive from you on applications, forms and in other communications to us, whether in writing, in person, by telep~one or. any other means; '.. . . . . . -. Information about your transactions with us, our· affiliated companies, or others; and •• ~ "0 -Information we receive from a consumer reporting,C!gercy.·- Use of Information We request information from you for our own legitimate business purposes and not for the benefit of any nonaffiliated party. Therefore,Yie wi!!. notrel~se your information to Ilonaffiliated parties e?(cept: (1) as necessary for us to provide the product or service you have'tequested'of us; or (2) as permitted by law .. We may, however, store such information indefinitely, including the . period after which any customer relationship has ceased. Such-information may be used for any internal purpose, such as quality control efforts or customer analysis. We may also provide all of the types of nonpublic personal information listed above to one.or more of our affiliated companies. Such affiliated companies indude finandal service· providers, such as title . insurers, . property and casualty insurers, and trust and investment advisory companies, or companies involved in real estate services, such as appraisal .companies, home warranty companies, and escrow companies. Furthermore, w.e may also provide all the information we collect, as described above, to companies that perform marketing services on our behalf, on behalf of our affiliated· companies, or to other finandal institutions with whom we or our affiliated companies have joint marketing agreements. Former Customers Even if you are no longer our customer, our Privacy Policy will continue to apply to you. Confidentiality and Security We will use our best efforts to ensure that no unauthorized parties have access to any of your information. We restrict access to nonpublic personal information about you to those individuals and entities who need to know that information to provide products or services to you. We will use our best efforts to train and oversee our employees and agents to ensure that your information will be handled responsibly and In accordance with this Privacy POlicy' and Rrst American's Fair Information Values. We currently maintain physical,electronic, and procedural safeguards that comply WIth federal regulations to guard your non public personal information. ~ 2001 The First American Corporation • All Rights Reserved First American TJtle OEVELOPME CITY OF~~~~NJNG APR 222005 RECEIVED First A11lerican Title Insurance C011lpany ~ Snohomish Co. ~ King Co. ~ Pierce Co. ~ Thurston Co. ~ Kitsap Co. ~ Mason Co. ~ Yakima Co. ~ Copies of Documents --' ~ .. .w '. 1ft ., If OJ .. '! ~ OJ QL~1.i; ---.----~"" . r:u ~ ~ ~ I~ e.-Ii <!b":o, ~ "" "'''~ I'f ~1. Q'S "'"10. is'1. " ~"Q. ~<ti'0 ~;:; V 1 t) ~ ... :.I ... 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Comments 4#1191. http://wwws.metrokc.gov/servlet/com.esri.esrimap.Esrimap?ServiceName=over ... 9/17/2004 ..0 -0 o c a IransamoPIC8IItio Insuponoo Go THIS SPACE IfSErYEO f<.:'1' Itfo.:OlOtlr'S, USt. RECORDED Filed for Record ot Request of Wl2 t.llI:t 12 AM II 40 Quit Claim Deed Fonn~;·""'. THE GRA~OR S ;au JOHN mE EASTEY am ALBERTA F. EASTEr, Imsband and ,,-Ue. ~ ...... for and in <on.iderati"n of Love aM Afre~tion /--;' ~ c0!1'-eys and quit claim' to RICHARD F. EASTF.Y AND ROSE I. EASTEY, husband and vife the f"lIo.-ing le!CriW rea) .,.tate •• iluated in the Cnunty nf KING Slate of Washington, tngeiher ..-ith all after acquired litle of the granlor( ,I therein: fi,~ -~ 29 -23 -05, BLOCK 9010 -E 1/2 of~/4 OF rr: .. 1/4 OF SW 1/4 / r .4£'c'A i/!7 Dated this 9th q\TF. OF W;",S,H). :\GT.()N'l K· j '.' ••• County rlf ,!." . .:....'--' On thi§ ,Jay ~r~nn811~ a}lpt"srffl Ilf"forr.-me NO SALK.S TAX E1.7843:1 /IH. 110_=-----MAY 1121912 .- !~3tes, t!..S ·.7.,~~O.' :: " ,;,,~ ,"'. I I ·',Il-·W-II\ .-~ .. 'l' T_". -~. • .• ..:. ';" • . ' ~:: .:. ~ < . ...:.;..;~=-'-~~. '.. .. .... -_ •. _---.--_. sTATE or ~AsmNGTON' ~. . . CouDty ol __ , _ .. _. ______ ._._ ... thAt: .... : ............ =:. .... : .... _ .. :au~riud 'to qecute ,Mid instrument a said corporation. Given unda my band and official oul the day and '/U! Illlt ahovt ''':ritten. , .- reoiding at... ...... .' , . -...... -.. -.... -~. ------··0··-·· .. ~ .. -\ .. " /' ~-' MNOV 8. PM 12 22 or d. ~," -' ".::--:,,' ~-',-';', ' :-" ."." ", :~, •• ,.',."', • , ,. , ','.' ': .~~ " ',: ~ .. .' '~',~" .. ' q,.' , .. ;, !'" ". 'K ' :, ' •• , '.'.~ "',,';, ,'. '0 -; C) 4.CC'D"I'AlfC~ or auVlCE a.o.". STAMP C) _ ... -, ,_.'--·.--.•.. -.... ----.. --.... ----.... ------. ------------------.--------.----------... --.------·---------------.---.9----IN THE SUPERIOR COURT OF THE STATE OF WASHINGTON N 1 2 3 -I r--_ ~a ~'J ~6 ':, ::i is 9 10 11 12 IN AND FOR KING COUNTY THE STATE OF WASHINGTON, ) ) Pet it ioner • ) ) -vs-) PICHARD F. EASTEY and ROSE I. EASTEY, his ) wife; ALbERT CANIEDO, whose name also ) ~ppears of record as Albert C. Caniedo, ) and SYLVIA C. CANIEDO, his \'/ife; TACOMA ) SAVINGS AND LOAN ASSOCIATION, a Washington ) corporation; PEARL ANDREASSEN (formerly ) Pearl Rogers) and BORIS ANDREASSEN, her ) hU3band~ ) ) ) ) ) ) ) ) Respondents. ) 13 TO WHOM IT HAY CONCERN: NO. LIS PENDENS liS"'.y. • A,l.NO)!) ONl)l 5NOlL:)]1i .. ~y VOl,)]IIQ o~ 61f1 ·S .... t19 C> •• J C) ("') C) 1') '-:> -..I 14 An action affecting the title to real property has been commenced 15 in the Superior Court of __ K_i""n"'g""-___ _ County. State of Washington, and is 16 now pend!n;; !!1 said court. Said !)roperty 1s more particularly described as 17 follows: 18 19 20 21 22 23 Lis Pendens 5 .• '. :-'u. "ZS-{)S_I Itt"V. 2-6!H-2.6!t. Slade Gorton AtloCl,~Y General Temple oC Ju. .. ticco Qlympin, Wn, 98501 -1- ~ 'I -~" " ~."'.'" • '-.~ •• ~~ .. ,# ~' •• " ~ ITEM NO. 1 PARCEL NO. 1-8937 INTERESTED PARTIES: RICHARD F. EASTEY and ROSE I. EASTEY, hfw wife. DESCRIPTION All that part of the following described Tract "X" lying between the two following described lines, to be desi9nated as Line 1 and Line 2: LINE 1 Be9in at a point 95 feet distant southwesterly, when measured at right angles from the Center Line Survey of SR 515, Renton Vicinity: Carr Road to Grady I-Iay at Highway Engineer's Station (to be hereinafter referred to as "Station") 352+00; thence northerly to a point 55 feet distant southwesterly, when measured at right angles from said C~nter Line at Station 353+CO; thence North 18°23'36" west 400 feet to a point, and the end of this line 1 description. LINE 2 Begin at a point 55 feet distant northeasterly, when measured at right anges from said Center Line at Station 351+50; thence north~lesterly to a point 95 feet distant northeasterly, when measured at right angles from said Center Line at Station 354+00; thence North 18°23'36" ~lest 300 feet to a point, and the end of this Line 2 description. TRACT "X" The east half of the north half of the north half of the northwest quarter of the southwest quarter of Section 29, Township 23 North, Range 5 East, W.M., in King County, ~Iashington. The lands being herein condemned contain an area of 1.14 acres, more or less, the specific details concerning all of which may be found within that certain map of definite location now of record and on file in the Office of the Director of Highways at Olympia, ~ashinqton, bearing date of ap;>roval November 5, 1971, revised January 5, 1973; and the center line of which is also of record in Volume 5 of Highway Plats, page 93, records of King County, State of Washingt~n. SR 515, Renton Vicinity: Carr Road to Grady Way 3-13-74 -1- -. c' ITEM ~O. 2 PARCEL NO. 1-8962 INTERESTED PARTIES: ALBERT CANIEDO, whose name also appears of record as ALBERT C. CANIEDO, and SYVIA C. CANIEDO, his wife; TACOMA SAVINGS AND LOAN ASSOCIATION, a Washington Corporation. DESCRIPTION All that part of the following described Tract "X" lying between the two following described lines, to be designated as Line 1 and Line 2: LINE 1 Begin at a point 50 feet distant sout~westerly, when measured at right angles from the ~~ Center Line Survey of SR 515, Renton Vicinity: C~rr Road to Grady Way at Highway Engineer's .:J Station (to be herpinafter referred to as "Station") 401+00; thence North 6°31 '29" ~Iest 298 ~~ feet; thence westerly to a point 143.72 feet distant westerly, when measured at right angles __ from said Center Line at Station 404+09.62; thence northwesterly to a point 188.61 feet :> distant westerly, when measured at right angles from said Center Line at Station 404+31.73; ~~ thence northeasterly to a point 86.20 feet distant westerly, when measured at right angles from said Center Line at Station 406+41.99, and the end of this Line 1 descr;ption. LINE 2 Begin at a point 60 feet distant easterly, when measured at right angles from said Center Line at Station 401+00; thence North 6°31 '29" west 50 feet; ther.ce northeasterly to a :Joint 100 feet distant easterly, when measured at right angles from said Center Line at Station 402+50; thence North 6°31 '29" west 50 feet; thence northwesterly to a point 60 feet distant easterly. when measured at right angles from said Center L1ne at Station 403+75; thence North 6°31 '29" west 100 feet to a point, and the end of this LIne 2 description. TRACT "X" Lot 4, Plat No.2 of Renton Co-operative Coal Company's Acre Tracts, according to the Pl.at recorded in Volume 9 of Plats, Page 27, in King County, Washington. The lands being herein condemned contain an area of 0.74 acre, more or less, the specific details concerning all of which may be found within that certain map of definite location now of record and on file in the office of the Director of Highways at Olympia, Washington, bearing date of dpprova1 November 5, 1971, revised Nobember 23, 1973; ~nd the center line of which is also of record in Volume 5 of Highway Plats, page 95, records of King County, State of \-lashington. SR 515 Renton Vicinity: Carr Road to Grady Way 3-13-74 -2- Item 3 Parcel No. 1-8964 INTERESTED PARTIES: PEARL ANDREASSEN (formerly PEARL ROGERS) and BORIS ANDREASSEN. her husbc:nd. DESCRIPTION All that part of the following described Tract "X" lying westerly of aline described as follows: BQgin at a point 60 feet distant northeasterly, when measured at righi angles from the c~nter line survey of SR 515, Renton Vicinity: Carr Road to Grady Hay at Highway Engineer's Stat ion 403+ 75; thence North 6° 31 '2S" ~Iest 325 feet; thence northeasterl y to a poi nt 40 feet distcr.t south\~ester1y, when neasured radially from the Puget Drive line Survey of said SR 515 at Highway Engineer's Station 11+50, and the end of this line description. TRACT "XU TR~CT5 1. 2. A~) 3. PLAT ~O, 2 CF RENTON CO-O?ERATIVE COAL CO~-:;;t.::Y'S AC~E T:<";CTS. ACCC;~DI'~'~G TO TriE Pl..AT R~CO~~E:) I:'. VOLU~-:= 9 0:= ?L"'5. P';;:;:;: 27. IN K!,\G COU,;TV, .;';SriP'GTON. EXCEPT ThAT PO~T !::::: G" :;:'1) T?';'CT 1, L YH;G t,:~Lt ~;:-A LI ~,E P';,V,LL::L ~iI TH A~~ lJ~ :=:::7 SOUTh 0:= THE ~:::~T~ LI~E THEREOF; A~) EXCEPT THAT p:>rn;o;; ::;= SAD T~t..CT 3 LY!~:G SO;;T~1 OF A LIt:E ~?A~·i"1 ACRCSS $:.1: 7~-::,:7 3. ?~f~.!.:"'L::L l;iTrl i~~ Dl .... ~.,:,lO:' L!,'~~ =::T'i·:':::~! S;'I~ T~;'CT': L :.';) 3. F~:'··i A ?OU:T C"': T~:::,.EST LIr-::;: 0:= St..ID TR.;CT. 145 F~~T ~O~T~E?~Y FRC~ THE 50UTH~~ST CCR~ER OF SAID TRACT 3. The lands being herein condemned contain an area of 0.84 acre, more or less, the specific details concerning all of \'Ihich may be found wlti'.in that certain map of definite location no • .; of record and on file in the Office of the Director of High~lays at Olympia, Hashin9ton, bearinG date of approval tlovember 5, 1971, revised November 23, 1973; and the center line of which is also of record in Volume 5 of Highway Plats, page 95, records of King County, State of Washington. TOGETHER \·!lTH the ri ght to enter upon the respondents remaining. 1 ands, where necessary to rerr,Qve improverr:ents located qholly or partially upon the right of way. SP. 515, P-enton Vicinity: Carr Road yo Grady Way 3-15-74 -3- 1 The object of sa~d action is to acquire by condemnation the lands, 2 real estate, premises and other property and/or property rights herein- 3 before described as a right of way for that certain state highway known 4 as SR 515 , said lands being situate, lying and being in the County of 5 ~K~i~n~g ___________ , State of Washington. ~6 The name of the petitioner and plaintiff in said action is the ::r-~7 State of Washington, and the names of the respondents and defendants in :::> .~ 5aid action are: ;;::: 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 Lis Pendens ?ict=.!'j F. Eastey and Rose I. Eastey, his vlife; Albert Caniedo, wnose name also appears of reccrd as Albert C. Caniedo, and Sylvia C. Caniedo, his wife; ~aco~a Savings and Loan A5sociation, a Washington corporation; Pearl Andreassen (formerly Pearl Rogers) and Eo!>l~ ,c.:;dreassen, ~er husband. DATED this ) P;."> day 0 f -.-:::Jc,:u:..:l:..v'--_________ , 19li. CHRIS C. L~ADY d Assistant Attorney General Attorneys for Petitioner s. F. No. "::!!I-A-oS-10..n. - - I I ~ ) . ' I' • .. •• -i ...... -. ••. • •. _-.,a. _t~_· ~ ~ N \ Fila! Cor Recanl811be requeat of SOOS CIIEB'I'ATEIlAND SE'l'ERDISTRICf 14616 SB I ... Sa. POBox51m9 Rauoa, "1IbiaatoD 981J58..1039 := DoaameatTidc(I): ESTABUSHING WATER SPBaALCONNBCl10N OIAIlGE" lOt i RdamceNumba(a)N/A en Ad&i ... a:fauwx ..... OII.-.e ofdDc:aateIIC GnadoI(I): N/A AddiIim.I ..... 011 paae 01 doanneot Gamta(a): soos CltEBItWATBRIc SEWER DISTRICf A ............... .,.. olclommen. LrpIn.... ..... ' ParczI "A" ~ The N 'h oldie W 'h oILot 7 01 ... 2 of die pIIIt of Abi. P .. No. 5 _ die IaXIIded ill V ....... 47 P.:d "B" ~ The N Y, oldie W '/a of Lot 9,'" 2 of die (11M oIA1a!i. Paaa No. 5_ ftCGIded m V ....... 41 Paled "c" (291105-9010) The E 150 ft. oldie E 'h of die N % of die NW V. of die SW 1/401 Secdaa 'l.9,T 2J N. R 5 .. Slate Hf&InraJ Pan:d "D" (Z9DJ5-9IM6) The E 150 a. .dIe N 215 ft. • die S 2!5 ft. of die S % of die N 'h • die NY % IIdie SW % Sa:daa'l.9,T 2JN •• 5 ....... .,......,of ....... ScJh. 515 .. State HJaInnaJ • .AdcIitloNI1epl& 011.,... BxIdWt "A" 01 documeat ... - SOOS CREEK WATER" SEWER DISTRICf -I, KAREN L. WEBSTER • SecretIry of the BomI of CommisaianeaJ or Soul RaoIutioDNo. lSlS-W OIlthe 28th ..... of October 1--1 ______ • 770. DATED this 5th day of November .1998 . • C(.~ L. WFBS'I'BR. SECltRTARY BOAlIDOF COMMISSIONBRS .~ . •• - - • __ 00 ..... '.~ .-:::~~ .k:'~,,: .. -."-~"'~'::-.. :='~~.~~.~=J~~;;';i~ __ ,·.l. " .•. " . ." ."._ ... r",\.':' . ~ .:s=-.....;..::-:: .. !"o,.·r....,...:.-. • .,.,.,. ....... ~n~j!~.~~ \ • '. .. -.... ' ... -~ ... --..... -"" ----" .. -- BOOS CREEK WATER AND SEWER DISTRICT KING COUNTY, WASHINGTON RESOLUTION NO.1811-W A RESOLUTION of the Board of Commluloners of SooI Cr8ek Wider and Sewer DistricI. King County, WllhinglDn, estabIIshirG SpecIal Comection Charge .104 due Soos Creek Water and Sewer Distrid for Contnld 8-95W. WHEREAS, faciIIies have hereIofor8 been inStalled as part of the contract commonly known as c.ontract 8-95W; and WHEREAS, said walllrfaclltles wi pnMde beneIIIa and IaVIces to the propet1Ies deec:ribed in ElchibIt "AM attached hereto, which is made • part hereof by thiI reference; and WHEREAS, It Is the policy of Soos Creek Water and &Mw District to require reimbursement for any faciHtlee built by the Oiatrict andfor by an ~uaI when said facilities provide benefit .net WHEREAS, the DIstrIct engineer has detl!lmliled the prop8Ities bel MIfitted and computed the value of said benefit .. applied to aaId properties; and WtEREAS. the Board of eornrm.ionera finds said benefiIa and the COlI thereof to be reasonable, and the SpecIal COI.1eCtion Chafge Rate billed thereupon to be a fair allocation of such CD benefits and cotta. o ~ NOW, THEREFORE, BE rr RESOLVED by the Board of CommIsaioners of Soos Creek ~ Water and Sewer District .. foUows: ... . i SECTION 1: That Water SpecIal Cor1'-'MIdion Charge No. 104. hereby eeIIbII8hed for the en parcels and in the IIfJIOUf1ls shown In &hIbit "AM, which IIlncorpoulled herein by thiI .... 1C8. SaId rate doeI not include cost of COIIIK1Ion. permIIa or 1nIpecIIons, general fIICIIIes chIrges. or latecomers that may be due on the propettieI. REIOUmON NO.1111-W SUBJECT: EsbIbIIIhIng water SpecIII Connection Charge .104 Due SCWSD PeItUdng to Conbac:t 8-95W PAGE-1 . ~ . -.~ ,';-'"-:'. -. - - :-.~::. . -. ,£ .-. _.". . _ 1t ~:".' "'.--......... ':.-:.~. ~&_.t. •. '-r-".':"'.;~ ...• : ... ,;.. _~': --• -.. .. .... , .. '1., -;. ... -...... " '::'. ~ __ ~-·o •• ii-S<~\~,it~i~~i~4¥~ SECTION 2: lhat no.w:elhall be pnMded to my 01 the properties deIcrbId In EJChIbIt W' prior to payment to the 0IetrIc:t of the .,. ......... chargesfor''' property held by the applicant which lies within the ... deecrIbed In ExhIbIt w. SECTION 3: lhata NoIce 01 the adoptlon 01 .. RMaUIan ... SpeciII Ccmec:tIon CMrge shan be rac:orded with the KIng County DiviIion of Records lind EIecIIona. AlX1I'I ED by the Bo8rd of CammiRIaI .... 01 SooI ClHkWltlr and s.w.r DIIIrict, KIng PAGE·! - • • ; -:-. ~~_h~ •• __ -.~.'~~:-~:~.~~-.~ ~I~,~ j .-,;~.;::~~' .. :;'7..7::~;;;: . ',. -•••..• .. •• ;-: .... ', .... -.. .h ... -u! ... • .• ~,~ .. :··..k-(_·::;.4.('"~~ \ •• - exhibit -A- 5005 CREEK WATER' SEWER DISTRICT WATER SPECIAl CONNECTION CHARGE NO. 104 Contract No. 8-96W 104th Avenue S.E. end Benson Road BIlle Maps 8-2 8& Co2 '", .. PARCEL "A" (00810-0120) . , . ,', '.:,-: ::~, ,!,t' r,:. 1::,,: ::'.;'" '. ".' : . ., , .~. ," .. ,.,:.r-" .:' ',: :- The North half of the. West half of Lot 7 of Block 2 of tt1e·.~Irt;:~,~r'~f.amlJ~oi~;'as . recorded in Volume 40 of Plats, pege 41. recorda of Klhg.Coui:ltY '. V\I~ngtO"" .. ,' " PARCB. "B" (008700-0132) ! The North half of the West half of Lot 9 of Block 2 of the plat of Aker'sFarm No. 6 as t"'> recorded in Volume 40 of Plats. page 47, records of King County. Weehington. ~ := PARCB. "C'" (292305-9010) <:> ~ The East 150 feet of the following described parcel: The East half of the North quaner of the Northwest quarter of the Southwest quarter of Section 29, Township 23 North, Range 5 Eat, W.M.ln King County, Washington. LESS State Highway. PARCB. "D" (292305-9046) The East 150 feet of the North 215 feet of the South 255 feat of the following descnbed parcel: The South half of the North half of the Northwest quarter of the Southwest quarter of Section 29, Township 23 North, Range 6 East, W.M.1n King County. Weshington. LESS portion lying Westerly of Propo8ed State Route 515 • LESS State Highway. SPECIAl CONNECTION CHARGE: • 27.10 PER FRONT FOOTAGE ':\11\0' .... '0411·01/11,.. .. --:~ _,;# ~_~ •. ':" .... _"tl";'1J .::.~~ "~'p 'It.-~ .• l;..~ •••• :"" ... -.\~.a.;~ -- - \ .... .--.-----~ 800S ClEEK WATER .. SEWER DIICTRICT WAlEK SPECIAL COIINECIlON CHARGE NO. 104- CCIIIIr8Ct No. 8-nw 104thA ............... RoId _ ...... 2 .. C-2 SPECIAl. CONNECTION CHARGE TAllULAnON • <:~ •• - -... -. -'-. . : -. ••... ~.~ "!'''i~.t-;-'_'i: .-.:.: ·,lfr-·-.. '·.:....,·H ;." .:~_.'" ;~. '." : .• 1 ...... ro" , .·.'i _" J!. _ .•. r- Filed for Record at the request of 5005 CREEK WATER Atm SEWER DISTRICT 14616 S.E. 192nd Street Renton, waShington 98058 • Easement No.: 29-23-5-S1009R Project: U.L.I.D. 78-S Richard F. Eastey 9275 -42nd Avenue South Seattle, Washington 98llS AGREEMENT FOR EASEMENT 3 THIS AGREEMENT, made this .d£.:::.. day of f! iifk, , 19!1.L, by and between Soos Creek Water and Sewer District, a munici al corporation of King County ,Washington, hereinafter termed the "District", and Richard F. Eastey, hereinafter termed the "Grantors", WHEREAS, Grantors are the owners of land at 104th ,Avenue Southeast, South of l1ill Avenue South and North of SR515,',legaUy' described as ' follows: " ' '. '" " ' , The East half of the North quarter of the N~~~D ~uarterot*0422 lR 'the Southwest quarter of section 29, 'Townshi~~·trorth,e.~ge 5 East, W.M., 1n King County, Washington; RECFEE 2.00 , CRSHSL ***10.00 Less State Route 515. WHEREAS, the District requires an easement for a sanitary sewer Hne(s) across Grantor's property at a location more specifically described hereinbelow; lIOW, THEREFORE, in consideration of -D - ana oEher ::g-::o-=o""d-::-a=na:::r-,v;";a:-TIT.u-::a't::b:'TI-=e:-::;c:-::o:"::n:"::s:-:l-::ar::e:"::r=-=a'"'E"'1:-:o=-=n=-:1-::n:-th:-:a:"::n;::ar-::p:"::a:-:1-::ar-,---::r:-:e:-:c:-:e:-:1.'"p::1EI'""":0~fr-;w-:1h::-:-1C::k""h is hereby acknowledged, and in consideration of the performance by the District of the covenants, terms and conditions hereinafter set forth, Grantors hereby grant, convey and quitclaim to the District the following casement: Said easement shall be for the installation, maintenance and operation of four ( .. ) stub sewer services. Said easements shall be in the above described parcel of land and will be 10.00 feet in width and shall lie 5.00 feet on either side of each stub sewer service as constructed. Said casement is for the purpose of installing, constructing, operating, maintaining, removing, repairing, replacing and using sanitary sewer and/or water line(s) and appurtenances thereto, as designated above, together with the nonexcluslve right to ingress to and egress from said portion of Grantor's property for the foregoing purposes. This easement is granted subject to and conditioned upon the following terms, conditions and covenants which the parties hereby promise to faithfully and fully observe and perform: 1. COST OF CONSTRUCTION AND MAINTENANCE. The District shall bear and promptly pay all costs and expenses of construction and maintenance of the sanitary sewer lines. 2. USE OF PROPERTY BY GRANTORS. The Grantors shall retain the right to use the surface of the easement if such use does not interfere with installatjon of the sanitary sewer and/or water line(s). The Grantors shall not erect buildings or structures of a permanent nature on the easement during the existence of said easement. e,A\.ISE TAX NOT R~QU\RED ~Co~SOMs\ol1 "..j-"'''"\., ___ -__ ~-!'!'!"_l'!!'I'--!"""---------~_~9Iio. .. 1~ -,' OonUN .c5 .. t... "f'0F • r -.'" ,.. .... , " .. • Easement No.: 29-2J-5-S100?R 1. COST OF CONSTRUCTION AND MAINTENANCE. The District shall bear and promptly pay all costs and expenses of construction and maintenance of the sanitary sewer lines. 2. USE OF PROPERTY BY GRANTORS. The Grantors shall retain the right to use the surface of the easement if such use does not interfere with installation of the sanitary sewer and/or water line(s). The Grantors shall not erect buildings or structures of a permanent nature. on the easement during the existence of said easement. J. THE DISTRICT'S USE AND ACTIVITIES. The District shall exercise its right under this Agreement so' ·as· to minimize ,'and avoid~ insofar as possible, damage to any private improvements oil the easement herein. ,If any such damage occurs, the District~shall·repair and/or replace said improvements. ' 4. RESTORATION. The District will restore Grantor's property to a condition as good as or better than the premises were prior to entry by the District. Photographs will be taken prior to construction on said property to assure the completeness of restoration. Final restoration will include, but shall not be limited to, sod replacement in existing lawns, hydroseeding in unimproved areas, replating of existin~ shrubs and bushes or replacement of same. Large trees that exist w~thin the permanent easement may be removed during construction unless otherwise noted in this easement document. Fences, rockeries and concrete, asphalt and/or gravel driveways, etc., will be repaired or replaced. 5. CONSIDERATION. The Grantors acknowledge that part of the above-mentioned consideration being paid by the District is compensation for any and all damage resulting to, or resulting hereafter from the possible interference of the natural flow of surface waters, subsurface waters, and/or qrounciwaters by the District's di'1ging on the easement'-Said digging may disturb the soils composition w~thin said easement. 6. ATTORNEY'S FEES. In case suit or action is commenced against the Grantors or the successors, heirs or assigns of said Grantors, for removal of an encroachment from this easement, the Grantors hereby promise to pay, in addition to costs provided by statut~, such sum as the court may adjudge reasonable as attorney's fees therein. 7. EASEMENT TO BIND SUCCESSORS. This easement, during its existence, shall be a covenant running with the land and shall be binding on the ~uccessors, heirs and assigns of both of the parties hereto. IN W~ESS WHEREOF, we have of I T:{(~ , 19!1L. '/./ .~. /'7---;£b -b~ 7.': .• ~.~ (' .-~ day set our hands and seals this ,.:If t!' .. ,_£.110'-2 .;t • G\) ) ! ; ! .J " , ; .. o • • Easement No.: 29-23-5-S1009R STATE OF WASHINGTON) ) 5S. County of King ) • M'~ . On thl.s ~ day ~~~~~'~~~(T---' 19~, before me personally _________ ~~~~~~~~~~~~___________________________ and appeared to -m-e~k-n-o-w-n-t~o~b~e~t~h~e---l.~·n-d~l.~·v-l.~·d~u-a~l~s--d~e-s-c-r~i~b-e~d~i-n--a-n~d--w~h-o--e-x-e-c-u~t-e~d-t~h~e-w~it~hin and foregoing instrument, and acknowledged said instrume~t ,t9 b~ the. free and voluntary act and deed of said Grantors, .for the ... uses and purposes therein mentioned. . . ,',' WITtlESS my hand and o'fficial seal hereto affixed the day and year above written. STATE OF WASHINGTON) ) ss. County o! King } for the State of at $-/nu/. -(&k~~ On this _____ day of ________________ , 19 ____ , before ~e personally appeared and __ ~ ____ ~~~~~~~~~~ __ ~~ _____ ~ _______ ~ __ ~~~ __ ~_______ to me known to be the President and secretary, respectively, of ____ ~~_ , the corporation 7t~h-a";"t-e-x-e-c-u-t~e-d-:-:t"';'h-e--:f~0-r-e-g-o-i''''n-g--'i-n-s~t-ru-m-en-t~, -a-n-d::--a-c-:-k-n-o-w~l-e~d:-g-ed said instrument to be the free and voluntary act and deed of said corporation, for the uses and purposes therein mentioned. WITllESS my hand and official seal hereto affixed the day and year above written. ~ I.c);D1IOIF. DIll ·l NOTARY PUBLIC in and for the State of Washington, residing at ______________ _ ACCEPTED: soes CREEK WATER AND SE\'iER DISTRICT 14616 Southeast 192nd Street Renton, Washington 98058 Hanis & Olson Attorneys (206) 251-9313 Hedges & Roth Engineering, Inc. Engineers (206) 682-7426 --,., ===;;;;;; .......... jH ... ~ ..... .,i!ll!~:.!" •• ;~:":III.r"'*--. ...,.. ... ;-~ ...... ------:.:-7( .. ..,y~·;\li ____ ~' w ....... , ., :1 l ! • i 'i .I j ! j 1 1 'l -t j " .i .~ '1 r . -! I .. I .- I .. r i. ., .... _ .. On • ....... ::: .. .:.:: .... • . u-.' .S , Cf)o: am IDa 1 0 to,.. I-(J) 0 1 «to 0:1 1-(1') Z(\J 0' 00) _C\J (J) I l-,. "Z " CO" ": .~w' , .. ~ Ow ~(J) -!« :::>w I I I 1 j ~ ! 'I 1 ,j .1 ' .In • • • WIfl!N III!IOOIIDID JII!WN '101 Qfl\at ", the (Uy 0erII IImI.M, ~ tunldJ"l JuIId .... CITY OF RENTON, WASHINGTON ORDINANCE NO. ;ll1§ 200 ,.',..1 " ....... !louIh aonw ... \'i A I11III$5 All oROI.nCB or '1'IB CITY or uno_, WABBIIIG'fO. AJllflIIJIG CltRTAI. URRI'fOR'f or '1'IB Clrr or RBII'1'O. (WIISPE • .... IATIO.' rlLK .0. &-'3-002). nEUU, under the provisions of .RCW 3SA~14~ 120 88 amended, a petition in writing requeating that certain territory contiguous to the City of Renton, al'.l described below, be annexed to the.C~ty of ", .<~ .. -~.:-., t, ;.>~ .. Renton, waB presented and filed with the City Clerk o.n or about May Hi, 1993; and. JnlBUU, prior to the filing and circul.ation of Bald petition ~ for annexation to the City of Renton, the petitioning owners o ' CO') notified the City CouncU of their intention to commence such o r-proceedings 118 provided by law, and as more particularly specified ~ Sl in RCW 3SA.14.120, and upon public hearing thereon, it having been ~ determined and the petitioning owners having agreed to aIBume the pre-existing bonded inde~ednes8 of the City of Renton ae it ( pertains to the territory petitioned to be annexed; end to accept that pottion of the City's Comprehensive Plan as it pertains to the territory including the applicable Zoning Code relating thereto; and 1fJIEUJ.S, the Development Services Division has examined and verified the Signatures on the petition for annexation and d&termined the assessed valuation of all the properties, the same being in excess of sixty percent (60') of the area to be annexed, in value, as provided by law, and the petition also setting forth the legal description of the pr.operty according to governrllent legal subdivision or plat, and the Development Services Dividon of the 1 .. I I ., ":--;.'. 'l.~ .- .:. a' \t ." • • - ORDINANCE NO • .!!lL., City of Renton havinq considered and recolMnended the annexing of said property to the City of Renton; and WBKREAS, the City Council fixed September 19, 1994 at 7:30 P.M. as the time and place for public hearing in the City Councll Chambers, City Hall, Renton, Washington, upon the petition and notice't~ereof having been given as provided by law; and .jK~, ~ursuant 't~ . said notices public hearings have 'been held ~~.~h~ Um" iind place &pecified in the r.oticca, and th,e CcuneH " ha~ing .~~~8idered all matters in connection with the petition and ". :" j'. . further' 4etermined that all leqd requirements and procedures 0,£ the law applicable to the petition method for annexation have been met; and .' . wBEUU, a "Notice of Intention" having been filed with the King county Boundary Review Board as required by law, and the Boundary Review Board having taken jurisdiction over tne annexation and having approved the annexation as per its decision dated ...;.S;...e;.l:p ... t_e_m_b_e_r __ B _____ , 1994; 1fOlf, "BDFOD, THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DO ORDAIN AS P'OLLOWS: D.~TIQJf I. The findings, recitals, and determinations are hereby found to be true and corroct in all respects. All requirements of the law in regard to the annexation by petition method, including the provisions of RCW 3SA.14 .120, 130, 140 end 150, have been met. It is further determined that tbe petition for annexation to the Clty of Renton of the property and territory described below is hereby approved and granted; the following 2 - ,'". ", ; i.~ • • • ORDINANCE NO. 4476 described property being contiguous to the city limits of the City of Renton is ,hereby annexed to the City of Renton, and such annexation to be effective on and after the approval, passage, and publication of tbis Ordinance; and on and after said date the property shall constitute a part of the City of Renton and shall be sUbjeot to all its lawe and-ordinances then ,and thereafter!n force , .w \ • lind effectr-:t~e property being des'Cdbed as follows:- ". :.: . . . . ~. ': Se. E,(hlbit -,." attacn.dhare-~o:and Mod. 0 pail b,U:6ii!' as if fully eet forth berein (Said property, approximately 115 acree, is locatedeeat of Talbot Road, south of existing City boundllryand-north of South 175th Street) - and the owners-petitioners of the property shall assume the pre- exi8t~n9 bonded indebtedness of the City of Renton as prescribed in RCH 35.13.126 as it pertains to the property, and the property to be subject to the City's Comprehensive Plan and Zoning Code. 'le'flOW n, This Ordinance shall be effective upon its ~oQO passage, approval, and five days after its publication. A certified copy of this Ordinance sball be filed witb the § Y1' (1) King County Council, State of Washington, and a8 otherwise provided by law. PASSED BY THE CI'l'Y COUNCIL thb l1.IJ" day of ImlHf.e. , 1994. Clerk lyn APPROVED BY THE MAYOR this J:LIi.,day of ----l~~~==_ ___ I 1994. ~~ ~~.,....,. RIchard M. Str~e, Mayor pro tam 3 .' Aa .• : • • - ORUINANCi NO. 4416 AP~ Lawrence J. warren, City Attorney Date ot publication: october 21, 1994 ORD. 398 :9/2/94 :a8. , t ,. , ", ."~ I . ... 4 .. ~.. . j;1-'}~~ ~;~;":'··~:·r~:~r:·~ .... : .' " -zn • • - WlNSP!Jl ANNEXATION That portk>n of SectJon 29 and 30. Townahlp 2~ North, Ibnse 5 East. W.N., K1ns County, Wa.~on described as (oHows: BeIInninS at the northwest comer 01 the southwest quarter of said SectJon 29, said comer aJao belna the northeast comer of the southeast quarter of said Section 30; Thence N 89· 16' 3r !. alon, the north line of safd lIOuthwest quaner, Rid Unc bcinl the exlstinS Ory Umi" 01 Renton as annexed by Ordinance" 1971. to the nonheast comer of the war one-haJI (1/2) of aid lOuthweat quarter. Thence southerly alona the cut line of said wett one·IlaU' to lib lillerieCtlon with the northwesterly rljhtoOf'way!me or Carr Road (103rdAvc:. S~j .,' ~ ..... ", . Th~~e ."uthwe.terly .along Aid northwesterly rlaht-of·way !me to .an. Intersec:tlon Wllh . the south !me of Sec:tlon 29. .... Thence westerly alaoa the south line 01 uld Section 29 to the southwest COmet thereof, said southwest CQmcr also beina the soutbeasc comer oC said Sec:tlon 30; . Thence contlnulnS waterly aloDI the IOUth line o( a:ald SecUon 30 to an InterseclJon with the existlnS westerly rlPt-of.way line oC 96th. Ave. South (falbol Road South) haVInJ a width of 70 feet; Thence northerly alona said cxJIJltnS rlaht-of.way line, a distance of 64.46 (eet, more or lell; Thence S 72--49' 0-4-E, a dIstAnce of 10 feet. more or less, to an Intersection with the exl.tlna westerly rlght-o(.way Hne, havlns a Width oC60 feet; Thence northedy aJons wd WeJlerly "lhc-of·w:ay line, mJd "Jh,-oI-w1IY JJne IIbo belnB the existing City Iiml" 01 Renton as annexed by Ordinance '17-43. to an Intersection with the no"" line of the southeut qU1lrter of said Section 30: Thence easterly along the nOM line of AId southeast quarter and along the: existing City IlmllS a. annexed by Ordln:ance: '1971 to the nonhe:ut comer thereof, and the point of beglnnlnS· Except that portion o'96ch A"f:. South cr~lbot Road South) deeded to the City of Renton by King County Recordlns No. 7208250391. adpcent to the C2llerly boundary line of Parcel "A", CRSP 78-21~ (Kina County Recordln, No. 78121-49018). and previously annexed to the City by Ordinance No. 17043. • ;, .:/ f .' .' ~", ···;.:J~::.--_f·~ '~" . .. • • • WINSPER ANNEXATION VICINITY MAP EXHIBIT 1 ,-- J I , I I I II , - -II£NlllN a"l't U.1'tS c::::::l AHNtxA'hQM PROPOSEO BY APPLICANT e CITY OF RENTON -EXPNUD NllNtXA1!OH AA£A AID PWfNING/IMUnNC/pUBLIC 'lJOBU k 1500 3000 +~+M.Pn.D ;; : 1 II R.lr.oom •• D. vtm •• ld ; 20 SeptemNr 10'8 1: 16.000 . :. ' .. ~. • • • YfINSPER .. ANNEXATION SITE MAP EXHIBIT 2 [,zi'F,J:;;! PROPOSED BY APPUCAHT 8 CITY or RENTON -ElCP~D£D ANNEXATION AREA • AID • &~O/lUJL1)DfG/PVBUC woau 0 . f»OO 1000 'ift. ''''''_1 D ..... -_....! ,_ ~51 iiiiiii~K;:!!!!!; ~!I R .... ol"ou.. .._ .... " hptalbe .. !IIS 1 :8000 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 ) -'---~~~o£..L..:.h..Ln-,---,--:-I-_"""_--.:;;~C1....!..-.:..-n1~i?:...:::u,,~Jt,==-<-~J--=/,~(_r _____ , being first duly sworn on oath, deposes and says: 1. On the ?-tJ day of ~Pll" / , 20 0 $', I installed information sign(s) and plastic 'flyer' box on the property 17,X /0'/ "vi.. SE. tI ?>2oo 411;0,\,(for the following project: l( <2,s ~ W "oj S Project na~e U!)\:e \.,_ Owner Na e "'2-public located at 2. I have attached a copy of the neighborhood detail map marked with an "X" to indicate the location of the installed sign. 3. This/these public information sign(s) was/were constructed and installed in locations in conformance with the requirements 0 of Renton Municipal Code. SUBSCRIBED AND SWORN to before me this ~ day of tl P/ll I ~A.YiJ~· ,200..5. N . ~RY YJ;LlC In an9 ~Jr~ of Washington, residing at VlJli'w!ij6. ~. . . My commission expires on 3H'" /!Jtff . 7 7 R:\PW\DEVSERVlFormslPlanning\pubsign.doc 09/24/03 R-8 -F R-8 S 27th St. p.;:j (I) Q) :> < ...c:: -+-> 0':1 a ..--t = .... , . t-a I() ~ Z ~ M ~ ~ 172nd St. R-10 KRISTEN WOODS e~+ ZONING' ,-.I NEIGHBORHOOD PLAN.. H4 ~ PIBIPW TJ!CBNICAL SBllVlCBS ' 12IZ8I04' 29 T23N R5E W 1/2 5329 Printed: 04-22-2005 Payment Made: "'ITY OF RENTON 1055 S. Grady Way Renton, WA 98055 Land Use Actions RECEIPT Permit#: LUA05-056 04/22/2005 09:37 AM Receipt Number: DEVELOPMENT PLANNING CITY OF RENTON APR 222005 RECEIVED R0502137 Total Payment: 2,500.00 Payee: Eastly Property LLC Current Payment Made to the Following Items: Trans Account Code Description 5010 000.345.81.00.0007 Environmental Review 5011 000.345.81.00.0008 Prelim/Tentative Plat Payments made for this receipt Trans Method Description Amount Payment Check 1157 2,500.00 Account Balances Amount 500.00 2,000.00 Trans Account Code Description Balance Due 3021 303.000.00.345.85 Park Mitigation Fee 5006 000.345.81.00.0002 Annexation Fees 5007 000.345.81.00.0003 Appeals/Waivers 5008 000.345.81.00.0004 Binding Site/Short Plat 5009 000.345.81.00.0006 Conditional Use Fees 5010 000.345.81.00.0007 Environmental Review 5011 000.345.81.00.0008 Prelim/Tentative Plat 5012 000.345.81.00.0009 Final Plat 5013 000.345.81.00.0010 PUD 5014 000.345.81.00.0011 Grading & Filling Fees 5015 000.345.81.00.0012 Lot Line Adjustment 5016 000.345.81.00.0013 Mobile Home Parks 5017 000.345.81.00.0014 Rezone 5018 000.345.81.00.0015 Routine Vegetation Mgmt 5019 000.345.81.00.0016 Shoreline Subst Dev 5020 000.345.81.00.0017 Site Plan Approval 5021 000.345.81.00.0018 Temp Use or Fence Review 5022 000.345.81.00.0019 Variance Fees 5024 000.345.81.00.0024 Conditional Approval Fee 5036 000.345.81.00.0005 Comprehensive Plan Amend 5909 000.341.60.00.0024 Booklets/EIS/Copies 5941 000.341.50.00.0000 Maps (Taxable) 5954 604.237.00.00.0000 Special Deposits 5955 000.05.519.90.42.1 Postage 5998 000.231.70.00.0000 Tax Remaining Balance Due: $0.00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 'I . " ~l '" '" I • , '" ' , . , . , --l_I_/+' ,~ {: ~'J" :1 'I ':, , '. : ,'1 , I i , . I' I ,,,,. f\ -.s'li , , , I r--, :/1, i r I ,: : ';. , '('~-> " " , -- I , .,r: 4 , 4, ~.42 SO, F,T, 0,1 or .ACRES 14/ 5,801 s6 FT. 0,133 'ACRES , , , , \ ,'" '" I; • :. I N. W. 114, S. W 114, SECTION 29, TOWNSHIP 23 N, RANGE 5 EAST, W.M. 7~'" -" 11'\" ,c Uq'j I ; -,-. . ,-" i " \ ", , ,'J "" :( :~ • '-'0-' , ---I r o ~ ') /_~~~~ji)- ---'---, , I "'\ 1 00, :g 4i745 ) 0109 f .~ _ , -I' 2'" ,J C, I ~~3G,-7 so, FT 0:145 ACRES , ' ' ~' '- > " ,--, ,- I -",,~. ~, L ( ., ., " '( , r' ! \ 'I." ---,r.b: :1, I I .. : ._- = -' , " '. \. ., \ 1\ '\ \ \ \ \ \ '.\ :":l- " I " \ \ \ " '1 \ '\ \ ,'* \;::-\,;) \, I, \ \ '" \ '.-"'\ \ -\ \ '\ , \' '\ , \1 "j'.\ ' ~, \ :r '.';:,/ , \t ) \ \. . '~f-. ., , , \ ;v1 -,'" '1 "C:C: , -, '/ ,',' i , , I " " 'I,' . --" I . . / . ': \ :: :I" f", . , ' " . 'e " \ , -'\ 'J' \ '~-\'::01 > '- --' 5 ,. / = i')': \: -' 1 ~~"(:\;'~~(; --\! . ! 1-- ! " ," _,r~'l ,! " ' ~ " <: ~ il 'r~{ (~"iiF~ , - :' " 1.1 '.' t , ! -, c \ I ',:t,IR f£N(:i-. I :lNC \'I,'ll I " I~ I '- II I ,. " d " ,. I' I , , ~. ! , 1 1 :1 " , I { , ! , , I I I,' .!i ! , , I , " 'il .' I " II , I ! I, '.: 'I i I ::1 'I I ' I I I . , I: , . , " , I , i: 'i I I il . 1,1 II II " . I i l~~. : [' , ,\' ) " '. / r, , 'f, , .,-__ ,. I !, --'-. j i t ' 1 ~ ',_ i~ Vt~ I I ~~ ,):-:.,1) ~·V} i) 'I~UL Ij!:::PT I: -:. -: I:J~. -11J I i'CI_.t ,'!~I~ i ';~=' ~~\'~) 20 "~" 1'!"UJL 11[1\\ If _ 'It-A 'J) 1}"CUI_\{Rl IF::C'Y'J C? l-,f,TCH !],\'IN I'{;I[ r\iM=-O!'~lil, /~' i[::Y"1 t'lq 1/"(") If>--Y:;,2,Ot 1~"(lj' Il--~'S? F~i": '":"(N) J[ -,))7 F;l) (3 '(~;) ~t\N!i\lr;~'r ()EttE)': :,,::,\:II{Jlf j;-i f',1~, ,~,:,? ~J(. :[:. '<j~1 1'1 ::.;"(r~} !J~ 1.~,~,6,~·)j If(S) P1td"CC )~-:.:?, ~ '3 If· ~,).~\) 11'1 1~~"!~1. :t -:'~Cl 4", 1 ,/"r en o o o S Z LU I-en -0:: ~ DATE JOB NO, DWGNO, I-Z W --' () u -' -' ~ ill 0... o 0:: 0... >-ill ~ C/) « ill 0411212005 OF ci z ~ g o rJJ > g o -----/ "- \ 1 ,: ,.' ~·~.I '-~ ,'-,,' .,," ", ' 1 ~: I ~ 1« I(J) ...J ...J ~ 24' / --~ 1-,7 / h:.; . ~ . ~. I, 1 I 1 \ \ \ \ .•... \ \ y .... /',,'- t.:: 0 '"",,, , , .-1 ~-) I I \ )--------------;\ \ , , , "-" "j 1'1 I I ..... I .. '-_, I ,_ \ lor.' -," ,-... ,-, T " \ I • I I I Iiv' I I._' v ..a. '_, , 1._' I ....... I I , ,\. ' TR,~,CT J3 N.W. 1/4, S.W. 1/4, SECTION 29, TWP. 23 N., RGE. 5 E., W.M. LAND USE ACTION NO. \ , , , \ , 9 5 , , , .,~ '6. 1'-' • 1 \;:'4; ~ll', . •.. :.'·'·.,,·,· .. ,.1.'.· .'. ), ---I 1----~ " ';: . "" ~ ,Iii~~~c: ;, " ..... , .. '-':,' '--' '-....... \ , ,-., • ... ''"'''1 II i ,-, ("--7 --, ; .... "' \/ I II ,. )~A." '·/1 ~ I >-) t"':"+,---y "~" __ I l!.,-J ') I .... J. , I "",-' , , \ I \ , , "," ~',<" i ", (--- , 'I, ;._; .!': I';:;, -: un .'; 1 CITY elF RENTON L.L .. ';, " l,'MA --11(""0"<''< L I .. •• '" '"-~ •..... t-, I. , . ··L'·',· ...,' . ,"'" ",,-' < , 'I;" 1 1 , I 30'· I 1 I I I 1 I I 1 \ -:-,--- \ --n , 1 \ 1 30' J , , "",,-, • W • U) • W > « I ~ "if o . 'I'"'" , , , . \ ·\·1 ... ' III ' .... / 1··· ': I .. . 30' 1 ","', j"' .. SCALE IN FEET ~I_I~~~~I ~ w 0 ~ 00 SCALE: 1· = 40' lEGAl, DBSCRJPTJON: 1HE EAST HALF (J' 11£ NOOTH HALF (J' THE NOOTHYIEST QUARTER (J' THE SIXJTHYIEST QUARTER (J' SEC110N 29, TOWNSHIP 23 NMTH, RANGE 5 EAST (J' THE 'MUAWETTE MERIDIAN, IN KING COUNTY, WASHNGTON. fXW'T THAT PMnON CONDDoINED IN KING COUNTY SUPERtOO COURT CAUSE NO. 7824M FOO SR 515, RENToo ~CltlTY: CARR ROAD TO GRADY WAY. 'ITf1!! REPORT; THE ABO\IE LEG.\L DESCRlpnoo AND THS SUIMY ARE BASED UPON ARST AWfRlCAN nnLE INSURANCE CONPANY, ALTA COIAtITlt£:NT MDfR NUWBfR 4209-454-484, DATED SEPTELIBfR 12, 2004 AT 7:30 A.M, !IER!!l!AN: KCSC-K1NG COUNTY SURVEY CONTROl, SURVEY MooUWfNT CONTROl DATABASE, AIlJJSTED TO NMTH AWERICAN DATUM 1963-1991 (NAD 8.1-91), LAIIlERT GRID COOftCINATES, PRDIXlC!:D BY KING COUNTY DEPARTIt£:NT Of TRANSPMTAnON SUR'>{Y UNIT, DATED MARCH 24, 1997 • BMIIll or IlBAR!NGS: BASED UPON THE IIOOUIIENTED NDRTH-5(JIJTH CENTER Of SECnON LNE Of SECnoo 29, T 2J No R 5 E, ill/; BEARING: N01'42'56"E UTY Of RfNTON SURVEY CONnROl NElTIMK POIIT No. B95 /H) PRO.£CT CONnROl BASEUHE DR1G1N. CITY Of RENTON RECMO COODNATES IN FEtT: N 170706.003732, E 1.1031n.357551. IlTV Of RfNTON SURVEY CONnROl NE1TIMK POIIT No. 1866 AND PRO.£CT CONnROl BASEUNE. CITY (J' RfNTOO COOftCINATES IN FEET: N 165406.1IIM903 E 1311.lO1&768629. ~ClI.A1ED COODNAltS BASED UPON BASIS (J' ~ IN FEET: N 165406.910000. E 130301&692000. DATI or FIRIJ! SURm': DECEMBER a. 2004 -JANUARY 2B, 2005 '!'I!I!!! SYMBOL NOTE: TRfE SYMBOlS AS _ 1£RE00 ARE ~ TO REFLECT APPROXIMATE DIlFUNE UlCAlI()l THE IlRIPLIIE IS tONSURED EQUAl TO 1 FOOT ~AWf1ER FOO E\fRY INCH ~ (J' lREE _ AT BREAST HEIGHT. FOO 14IJl TIPtE _ lREES ARISING fRUI OOE STEM AT THE BASE, 11£ MEASURED BASE IllAt.IE1ER (J' THE TRIJtI( WAS unu1ED, LEGEND: ,,~~,,\lI!I'~/e;. ~, ') CONIFIROUS nREE (80 IlNSITE TOTAL) ;r'r'~\\~ ,r"', 1\ .. :) DECIDUOUS TREE (353 ONSITE TOTAL) SITE 1-=======::::=============~lM~~~:~~PL'oNNING illr RENTON VICINITY MAP SCALE: ,.= 1/4 MILE APR 2 2 2005 RECEIVED 0::: o LL 0.. « L >-w > 0::: :::) IJ) w W 0::: f-- f-- Z « o LL Z o IJ) DRA.'MII BY: CJS SCALE: en Cl o o 3= z ~ en -a::: :::.::: >-W f-- IJ) « w o 0::: « I u 0::: CHECKED BY: z ~ <.:> z :r: If) « 3: ~ Z ::::l o u <.:> z ::.:: z ~ z w 0:: KRA DATE: 5 iii 5 w '" o z 1" = 40' 03/23/05 JOO'04_ 070 SHEET 1 of 1 ~ I 2' PROJECT INFORMATION: ADDRESS: PARCEL NUMBER: ZONING: SITE AREA TOTAL: SITE AREA EAST OF S.R, 515: SITE AREA WEST OF S.R, 515: LOT SIZE: LOT WIDTH: OENSITY: BUILDING HEIGHT: SETBACKS: SCHOOL DISTRICT: FIRE DISTRICT: LEGEND: ~ 0 © )( )E ---{;ATI'-- --OHE-- --G- --5S-- --SO-- --TELE-- --W-- ~ ~ @ 2 III @) Q Y 0 ; "., t><I ~ -.-- 'NO SITE ADDRESS' RENTON, WA 98055 292305 9010 R-8 -RESIDENTIAL SINGLE FAMILY, 8 DWElliNG UNITS PER ACRE 165960.85 SQ. FT. -3.810 ACRES 72728.64 SQ. FT. -1.670 ACRES 93232.21 SQ. FT. -2.140 ACRES 4500 SQ. FT. MINIMUM - 1 DWELLING UNIT PER lOT 50' MIMIMUM LOT WIDTH FOR INTERIOR LOTS 60' MIMIMUM LOT WIDTH FOR CORNER LOTS 65' MIMIMUM LOT DEPTH 5 DWELLING UNITS PER ACRE MINIMUM 9.7 OWELLING UNITS PER ACRE MAXIMUM FOR LOTS ONE-HALF ACRE OR LESS 2 STORIES -30 FT. MAXIMUM 20' FRON T YARD 5' SIDE YARD 20' REAR YARD NO. 403 -RENTON CITY OF RENTON MONUMENT (AS NOTED) FOUND REBAR (AS NOTED) IRON PIPE (AS NOTED) FENCE (AS NOTED) CABLE TELEVISION LINE OVERHEAD ELECTRIC LINE GAS LINE (AS NOTED) SANiTARY SEWER LINE (AS NOTED) STORM DRAIN LINE (AS NOTED) OVERHEAD TELEPHONE LINE WATER LINE (AS NOTED) LUMINAIRE UTILITY POLE SANITARY SEWER MANHOLE UTILITY STUB STORM DRAIN CATCH BASIN STORM DRAIN MANHOLE FIRE HYDRANT WATER BLOW OFf WATER MANHOLE WATER METER WATER VALVE MAIL BOX SIGN (AS NOTED) CONIFIROUS TREE (AS NOTED) DECIDUOUS TREE (AS NOTED) ASPHALTIC CONCRETE PAVING CEMENT CONCRETE PA"'NG , /··,(·x";.('x····,.A AREAS OF SLOPE 40li: OR GREATER. ><!,X,)<.,,>(';<~X AT A ~INIMUM HEIGHT Of 10'. \ VICINITY MAP SCALE: ,". '/4 MILE N.W. 1/4, S.W. 1/4, SECTION 29, TWP. 23 N., RGE. 5 E., W.M. LEGAL DESCRIPTION: THE EAST HALF OF THE NORTH HALF OF THE NORTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 29, TOWNSHIP 23 NORTH, RANGE 5 EAST OF THE WlLLAMETTE MERIDIAN; IN KING COUNTY, WASHINGTON. EXCEPT THAT PORTION CONDEMNED IN KING COUNTY SUP810R COURT CAUSE NO. 782486 FOR SR 515, RENTON VICINITY: CARR ROAD TO GRADY WAY. TITLE REPORT: THE ABOVE LEGAL DESCRIPTION AND THIS SURVEY ARE BISED UPON FIRST AMERICAN TITLE INSURANCE COMPANY. ALTA COMMITMENT ORDER NUMBER 4209-454414, DATED SEPTEMBER 12, 2004 AT 7:30 A.M. SCHEDULE "B" SPECIAL EXCEPTIONS; 3. THE EAST 150 FEET OF THE SITE WILL BE SUBJECT TO LATECOMER CHARGES; REC. NO. 9901122306. 4. PENOANCY OF ACTION IN KING COUNTY SUPERIOR COUH, CASE NO. 03-2-41860-9; FILED DECEMBER 4, 2003, ACTION FOR CONDEUNA TlON. 7. SUBJECT TO SANITARY SEv.£R EASTMENT; REC. NO. 91(6100422. 8. SUBJECT TO TERMS AND PROVISIONS CONTAINED IN 'CI'Y OF RENTON ORDlNANCE NO. 4476; REC. NO. 9410270308. MERIDIAN: KCSC-KING COUNTY SURVEY CONTROL, SURVEY MONUMENT CONTROL DATABASE. ADJUSTED TO NORTH AMERICAN DATUM 1983-1991 (NAD 83-91), LAMBERT GRID COORDINATES. PRODUCED BY KING COUNTY DEPARTMENT OF TRANSPORTATION SURVEY UNIT. DATED MARCH 24, 1997. BASIS OF BEARINGS; BASED UPON THE MONUMENTED NORTH-SOUTH CENTER OF SECTION LINE OF SECTION 29, T 23 N, R 5 E, WM; BEARING: N01'42'56'E CITY OF RENTON SURVEY CONTROL NETWORK POINT NO. 895 AND PROJECT CONTROL BASElINE ORIGIN. CITY OF RENTON RECORD COORDINATES IN FEET: N 170706.003732, E 1303177.357551. CITY OF RENTON SURVEY CONTROL NETWORK POINT NO. 1866 AND PROJECT CONTROL BASELINE. CITY OF RENTON COORDINATES IN FEET: N 165408.894903 E 1303018.768629. CALCULATED COORDINATES BASED UPON BASIS OF BEARING IN FEET: N 165408.910000, E 1303018.692000. VERTICAL DATUM: CITY OF RENTON VERTICAL DATUM (NAVO 1988) BENCHMARK: CITY OF RENTON BENCHMARK NO. 1915; TOP OF COPPER PLUG SET IN CONCRETE FILLED 3" PIPE IN WSDOT CASE AT BACK OF CURB ON WEST SIDE OF BENSON ROAD. ELEVATION = 380.862'. CONTOUR INTERVAL: 2 FOOT DATE OF FIELD SURVEY; DECEMBER 8, 2004 -JANUARY 28, 2005 R~FERENCES: KING COUNTY ASSESSORS WAPS OF SECnoN 29, T. 23 N., R. 5 E., W.M. KING COUNTY AERIAL SURVEY, SECTION BREAKDOv,t.lS OF SECTION 29-23-5£, W.M. WASHINGTON STATE D.O. T. RIGHT OF WAY MAPS FOR S.R. 515. CARR ROAD TO GRADY WAY; REC. NO. 8507249002. PLAT OF VICTORIA PARK NO.4; VOL. 109, PG. 95-97. PLAT OF VICTORIA PARK NC 3; VOL. 85, PG. 43-44. PLA T OF WlNSPER DIVISION ; VOL. 144, PG. 92-95. PLA T OF WlNSPER DIVISION I; VOL. 148, PG. 54-56. PLAT OF WlNSPER II; VOL. 184, PG 77-80. PLAT OF SUNNYBROOK; VOL 220, PG. 30-39 UNDERGROUND NOTE: UNDERGROUND WATER, SEWER, STORM. AND GAS UTILITIES AND STRUCTURAL APPURTENANCES ARE SHOI'IN AS INDICATED ON RECORDS MAPS FURNISHED BY OTHERS AND VERIFIED I'n'iERE POSSIBLE BY FOUND SURFACE FEATURES lOCATED IN THE FIELD. WE ASSUME NO LIABILITY FOR THE ACCURACY OF THESE RECORDS. FOR FINAL LOCATION OF THESE AND OTHER EXISTING UTILITIES IN AREAS CRITICAL TO DESIGN, CONTACT THE UTILI1Y OWNER I AGENCY. UTILITY PROVIDERS; CABLE TELEVISION: ELECTRICITY: GAS: SANITARY SEWER -WEST: SANITARY SEWER -EAST: STORM DRAIN: TELEPHONE: WA TER -WEST: WA TER -EAST: , COMCAST CABlE PUGE T SOUND ENERGY PUGET SOUND ENERGY . CITY OF RENTON PUBLIC WORKS DEPT. SOOS CREEK WATER AND SEWER DISTRICT KING COUNTY PUBLIC WORKS DEPARTMENT QWEST CITY OF RENTON PUBLIC WORKS DEPT. 5005 CREEK WATER AND SEWER DISTRICT 425-398-6131 888-225-5773 888-225-5773 425-430-7234 253-630-9900 206-296-1900 800-573-1311 425-430-7234 253-630-9900 OEVELOPMENT CITY OF RE~~~,N/NG APR 22 20U5 RECEIVED CALL 48 HOURS BEFORE YOU DIG 1-800-424-5555 .- >-w > cr: ::J >-(f) >-~ I en CL « « cr: W Cl 0 • lL. CL 0 Cl I- 0:::: "'-« >-::r: cr: U « -0 a:::: z ::J 0 co I>RA'MJ ey: CJS SCALE: >-I-cr: w CL 0 cr: CL >-w I- (f) <C w z o I- '-' Z :c (/) ~ >-I- Z :::l o U '-' Z ~ B I- Z w 0:: CHfCKED BY: KRA DATE; 5 iii 5' w '" ci z N/A 02/10/05 JOB '04-070 1 of 2' , r.=============================================================================~==========!=/=J=,===-'========="==i=!=;=,=============r=.·=(= .. =·=-r=·=(=~:=! ====:=2=!:=~=i,==~'="=0!=i:====:~2=::===r=\,=:=. ====~\~=;':=:~'=.==:=====.=,====!=/=.=r;,=:j=.==================~==========~=G=~==f=~=~==~==n£=O=~=i~=m==HMf===~==n£===N~==~=~===W=AA==UR==~==~=E=~===~=~===W=AA==nF==~~~ SECllON 29. m'IItISHIP 23 ~~. RANGE 5 EAST ~ M VtlI.1.AM£TTE MERIDIAN ... ~G COUNTY. I L I I I ---,/ '\ , \ )------------;\ \ I I (fjf I~ <: (/) ...J ...J ~ 21' I )1 I II I 24' / --i I • /,---~-------- \ \ '!I I ~ t- I \ \ , \ '. \ \ \ \ \ , \ \ I ~ I , ;-) I ~-------I I MaNTY NAP SCAlE: I'· 1/4 1A.E I I I \ \ \ \ \ ....... , _ .... PIOIItT DmlBM!T!ON: 0I0NER: flICHARO F. EASlEY 8275 421Il AII9MJE 5 SEAnu:. WA 88118 AGENT: DA\IS REAl. ESTAl£ GRQJP JJItH T AIIBI.ftllJ \ \ 1201 IIOIIS1UI ROM SW. SllTE 320 R£NllJI, ItA 180M 425-22&-55 (ffE EMQNIIRS 13832 5.E. 15TH PL. R£NllJI, itA V8058-71J32 425-280-3412 KlJINETH R. ANDERSON II: ASSOCIATES. INC.. PS 1720 S. 341ST PL.. SUll£ C-4 FmERAL WAY. itA 98003 25J-8.l8-1111i 91E AIJORESS: NO SITE AIlOA£SS RENllJI, WA ~ PARa!. IUIIER: 292305 9010 Z!HIC: R8: R£lIIl(NlIH. -8 D'lIEWNG UNIlS PER ACRE 91E N1£.k 185,1181 sa. FT. / 3810 ~S P1ItfWD 110. CJ'lOIS: 21 RESIlENTIAI. (liIIQ.E fAMIlY DETACHED) SOIIJ(lIlSlRlCT: R£NTON SCHO<l. DISlRICT NO. 403 FIRE IISIRICT: , (/) , \ \ LOTMEAS: LOT I: lOT 2: LOT J; LOT 40 LOT 5: LOT 6: LOT 7: LOT 8: LOT9: LOT 10: LOT II: LOT 12: LOT IJ< LOT 140 lOT Iii: LOT II: tOT 17: LOT 18: LOT It: LOT 20: 1RAClS: . I I \ SI1ElS -I'\IIIIJC R.Oow.: IlOOIlY PRO'OSEIl: IlOOIlY PIJUT1ED: S1lIEET SEIBAQ(: SIlE SEIBAQ(: REAR SEIBAQ(: • 9 S TOTAl: I I \ \ 7.712 SQ. FT. 5,988 SQ. FT. 9.815 SQ. FT. 5,7911 SQ. FT. 5,112 SQ. FT. 4.824 SQ. FT. 4.188 SQ. FT. 8,879 SQ. FT. 8,485 sa. FT. M15 SQ. FT. 4.746 sa. FT. 5,J114 sa. FT. 5,801 sa. FT. 5,0211 SQ. FT. 5,006 SQ. FT. 6.007 SQ. FT. 8.007 sa. FT. 5,003 SQ. FT. 8,385 sa. FT. 7.888 sa. FT. \ 23.132 so. FT. 20."2 sa. FT. 8.150 OO/AC \ '\ \ \ \ \ \ I I NOT INCWDING ACCESS E$loI'T: 7.712 SQ. FT. 4.787 SQ. FT. 8,154 SQ. FT. 4.523 SQ. FT. 4.500 SQ. FT. 4.824 SQ. FT. 4.788 SQ. FT. 8,884 SQ. FT. 8,:ze9 SQ. FT. 5,415 SQ. FT. 4.746 SQ. FT. li,J114 SQ. FT. 11,801 SQ. FT. li,02e SQ. FT. 5,006 SQ. FT. 4.iJO SQ. FT. 4.010 SQ. FT. 5,003 SQ. FT. 8,3e8 SQ. FT. 8,046 SQ. FT. SCAlE IN FEET .~i I I 40200 40 SCAlE: I' .. 40' 5 OO/AC MINIIIUII. 8 OO/AC IWIIIIUII 15 FEET FOR MAIN S1R\IC1UR£, 20 FEET FOR CARAGE 5 FEET 20 FEET I I ~ J \ ~ ------1 __ -,,;"rT"'"!,', ----,,:."J I.--..,'" -" I I ® 30' 30' I / 'II I" I W I \ fi I III I I I I" " \.,..,-----------r-----w J I I I I J Iii \ \ 80 , WASHtlGTON. EXCEPT ~AT P~TION C0NDEJ.t4ED IN lONG COUNTY SUPERIal COURT CAUSE NO. 782486 I'OR SR 515. RENTON VICINITY: CARR ROAD TO GRADY WAY. mLE REPORT; 1HE ABOVE lEGAl DESCm'llON AND THIS SURVEY ME BA~ UPON RRST AMERICAN TIllE INSURANCE COMPANY. AlTA ca.tW1'NENT 00IlER NUMBER 4209-45+184. DATED SEPTEMBER 12, 2004 AT 7:JO A.M, SCHEDULE -U-SPECIAL EXCEfI'IONS: 3. lHE EAST 150 I'EET ~ ~E SITE 'MU BE SUB£CT TO LATECMR CHARGES; REC. NO. 9901122306. 4. PEHDANCY or ACllON IN KING COUNTY SUPERIal COORT. CASE NO. 03-2-41860-9; RLEO DECEMBER 4. 2003. ACTION FOR CONDEUNA llON. 7. SJB.ECT TO SANlTAAY SO\£R EASDIEHT; REC. NO. 9106100422. B. SJB.ECT m 1ERI.IS AND PROViSIOOS CONTAINED IN 'CITY or RENTON ~E NO. 4476; REC. NO. 9410270308. MERIDIAN: KCSC-KINC COUNTY SURVEY CONTRa.. SURVEY UONUIotEHT COOTR!l. DATABASE. ADJJSTED TO ~TH AMERICAN DATUM 1983-1991 (NAD 83-91). lAMBERT GRIl COORDINATES. PRODUCED BY K .. C COUNTY DEPAAlllENT ~ TRANSPORTAllON SURVEY UNIT. DATED UARCH 24. 1997 • BASIS Of BEARINGS: BASED UPON lHE 1A000MENTED ~TH-SOOTH CENnF ~ SECllON UN( ~ SEClION 29. T 23 N. R 5 E. W.M.: BEMlNG: N01'42'56'E CITY ~ RENTON SURVEY CONTRa. NETWORK ro..T NO. 895 AND PRO.fCT CONTR!l. BASEUNE ORIGIN. CITY ~ RENTON RE~ COORDINATES IN I'EET: N 170706.003732. E lJ03177.357551. CITY ~ RENTON SURVEY COOTR!l. NElWORK POINT NO. 1866 AND PRO.ECT COOTR!l. BASELINE. CITY ~ RENTON COORDINATES IN I'EET: N 165408.894903 E lJOJOI8.76B629. CAlCULATED COORDINATES BASED UPON BASIS ~ BEAAING .. I'EET: N 165U910000. E 1303018.692000. VERTICAL DATUM: CITY or RENTON \Ul11CAl DA 1UU (NA \1) 1988) Ul!NCHM:ARI: CITY ~ RENTOO BENOiIAAAK NO. 1915: mP or COPPER PLUG SET .. CONaIETE RUED 3' PIPE IN WSIlOT CASE AT BACK ~ CURB ON \\£sT SIDE or BENSON ROAD. El£VAllON • 360.862'. CONTOUR INTERVAL; 2 FOOT PATE OF FIJ!LD SURVIY; DECEMBER 8. 2004 -JANUARY 28. 200i RmlENCES; KING COOHTY ASSESSORS MAPS OF SEClla1 29. T. 23 N.. R. 5 E.. W.IA. KING COONTY AERIAL SURVEY. SECllON IIREAKIlOI\NS ~ SEC110N 29-23-5E. W.M. WASHtIGT<I'I STATE D.O.T. RIGHT or WAY MAPS FOR 5.R. 515, CARR ROAD TO GRADY WAY; REC. NO. 8507249002. PlAT OF VICTORIA PARK NO.4: va.. 109, PC. 95-97. PLAT ~ VlCTalIA PAAK NO. 3; va.. 85. PC. 43-44. PlAT OF NNSPER IJIIISION I; va.. '''' PC. 92-95. PlAT ~ NNSPER OIVlSION II: VOL 148, PG. 54-56. PlAT or NNSPER I; VOL. 184. PC n-80 . PlAT OF SUNN'IMDDK; va.. 220. PC. 30-39 UNDERGROUND NOTEi UN(Jf]!Q!(JUN[) WATER. SEllER, STORM. AND GAS UnullES AND STRUCWRAl APPVRTEHANCES ARE SHOVItl AS ItoeA TED <1'1 RE~ MAPS FURNISHED BY OlHERS AND VERIf£I) VtlERE POSSIaE BY FOUND SURfACE F'EA lURES LOCATED IN n£ FIElD. WE ASSUIAE NO UABlUTY F~ 1HE ACCURACY or ~EIl RE~5. FOR ANAl LOCA lION or lHESE AND O~ER EXISTING UnullES IN AAEAS CRlnCAI. TO DESIGN, CONTACT lHE Ul\UTY OftJ! / AGENCY. UTILITY PROVIDERS; CABlE 1ELEI1SION: ElECTRICITY: GAS: SANITARY IlYIER -WEST: SANITARY SO\£R -EAST: STORLt DRAIN: TEl.EPII<INE: WATER -WEST: WATER -EAST: COMCAST CABLE PUGET SOUND ENERGY PUGET SOUND ENERGY CITY ~ RENTON PUlUC WORKS DEPT. SOOS CREEK WATER AND IlYIER DISTRICT KING COUNTY PUBUC QKS DEPAA'NENT QWEST CITY ~ RENTON PUlUC WORKS DEPT. SODS CREEK WA nF AND SEYlER DISTRICT PLANT SC~EDULE S'I"M6OL 6OTANICAL/COMMON NAME SIZE TREES 425-398-6131 888-225-Sn3 888-225-5n3 425-4JO-7234 253-630-9900 206-296-1900 800-573-1311 425-4JO-7234 253-6JO-9900 REMA~ __ ' .. /T .............. l' c.uER FIlL H£AI), ItlL BIWtCItED. 10'-12' HT. S1Jt\IG1fT lRUtt< ~ -ff HT. Ilfll. BIWtCItED. S1Jt\IG1fT lRUtt< ~ ~ HT. Ilfll. IIIWICItEI>. S1Jt\IG1fT lRUtt< STREET TREES ® o Prunue 1M lA, • /1'h.ads o1oud Plum NOTSe I. E\EII.Y P\.NfT AU. STI&T 1IUS ALlIIC sa.uvAllO, AD.lJST FIlII LOT ACCDS AS ~LOPMENT PLA 2. tlSTAI1AlION Of P\.NfT IlAlERIAL PEl! PINI CITY OF RENT( 1 1 CALl. IIEfllR[ 'IQJ Il1C JUN 1 0 20 RECEIVE I I .~ v z « .....J 0... W 0... « u (f) o z « .....J (f) o o ~ z W J- (f) 0:::: ~ . , I c·"""'------------.--, J DRAM{ BY: CHECKED IV: ! I BTS BTS j SCAlE: DATE: I~ 1" = 40' OS/25/05 fJOB ,"-:'--:--r '-~::-. -, -- I {I. ;' '. i.' '. , • , .. --',J 1 1 \~/ 1\..' ';"., .. , .... "-""-,,., .... __ ... ,._-,.,."' .. ---, ...... ! SHEET [ , ! 11 _. __ ~~~ ____ ~_~_" ______ i ~ ._--------- ,----¥--------;:::-;:::-='=-=--====-===-=--==-=' ==========::.-::.-::-=.-=-==-=--===-=-=--==--::-===-============-===-=--=--::--:::---==-.=-=.::'"=-=--=-==-"::-==1=-\\=:-=. -==\;='-V=,-===-=-~i=-=I=--/=l-',..=! ="= .. -=-==~~::--~ =.-==\/=I-V='-,===A=i =1=I=l=l:::-:::'-===;"::;-'=r-_='~: =C=,~=,~=; m =1 (=:-==) =-r\=,-j =--==·-~)=----=(=)-===--=-=:I='-\=v-'=V=·~-·~=..J-==.===:-)="_=-~=Z}==--=[\=,]=, =,==:::R=,=C:::"'.;=t=~~:=.===~=:)==E=~':: =, =, ===\}=-v=': =-f\=-!1=-=-=--='-==:::--=:::--===:::-'~':::--=-::-:::::----'------L£-G-AL-D-ES-CR····I-pn-QN~---'---------------'-.. ·--'~--~~-~'-I I .. " I " .'-'--, ' , " . THE f.AST HAlF Of THE NORTH HAlF Of THE NORTtlWESr QUARlER OF lHE SOJTHWEST QUARTER ()f I \ -, ..---_._- \ , *,) ~J'" " "w , ~ I i • WGOO mtC£ - \ \ \ I . " I . , I / I .' f I , SECTION 29, TOIltlSHIP 23 NORlH, RANGE 5 EAST OF TIit \\lu.AMETTE MERIDIAN, IN KING COUNTY, I';": WASHINGlON. EJ«IPT TtlAT PORTION CONDEMNED IN KING COUNTY SUP£RIOR COURT CAUSE ~IO. 782486 FOR SR 515. RENTON VICINITY: CARR ROAD TO GRADY WAY. ru REPORT: lHE ABOVE LEGAL DESCRlP110N AND THIS SURVEY ARE BASED Uf'OfII FIRST AMERICAN 11TLE INSURAN(I I I CWPANY, ALTA CC»JUITMENT ORDER NUUBER 4209-454484, DATED SEPT[UBER 12, 2004 AT 1:30 A.M. I I SCHEDULE "B" SPEaAL EXCEPTIQNS: i ~ 3. THE EAST 150 mf Of THE SITE Will BE SUBJECT TO LATECWER CHARGES; REC. NO, 9901122306. [I 4. PENDANCY Of ACTION IN KING OOUNTY SUPERIOO COURT, CASE NO. 03-2-41860-9; RLm DECEMBER 4, 2003, AC110N FOR CONDEt.tNA l1ON, I 7. SUB'{CT TO SANITARY SE'/oER EASEUENT; REC. NO. 9106100422. 6. SUBJECT TO TERMS AND PROVISIONS CONTAINED IN "CITY OF RENTON ORDINAN(I NO, 4476; REC. NO. 9410270J()6. MERIDIAN: I II i! _.1_+1'1 1 I ! KCSC-KlNG COONTY SURVEY CONTROl, 9,JRVEY MONUMENT CONTROL DATABASE, ADJUSTED TO NORTH AMERICAN DATUM 1983-1991 (NAD 83-91), LAMBERT GRID COORDINATES. PRODUCED BY KING COUNTY DEPARTUENT OF TRANSPORTA11ON SURVEY UNIT, DATED UARCH 24, 1997. 1-·,--",- II " " , , , I , I BASIS Of BEARINGS: BASED WON lHE UONUMENTED NOOTH-SOUTH CENTER OF SEC110N UNE OF SEC110N 29, T 23 N, R 5 E, W.M.; BEARING: NOI'42'56"£ CITY OF RENTON SURVEY CONTROL NETWORK POINT NO. 895 AND PROJECT CONTRct BA!lIJNE ORIGIN. CITY (M" RENTON RECORD COORDINATES IN fEET: N 170706.003732, E 1303177.357551. i j I! CITY Of RENTON SURVEY CONTROl NETWORK POINT NO. 1866 AND PRO,{CT CONTROl BASEUNE. CITY iii OF RENTON COORDINATES IN FEET: N 165408.894903 E 1303018.768629. CALCULATED COORDINATES ii BASED UPON BASIS (M" BEARING IN FEET: N 165400.910000, E 1303018.692000. VERTiCAL DA]II.!: CITY Of RENTON VER11CAL DATUM (HAVO 1986) BENCHMARK: CITY OF RENTON BENCHUARK NO. 1915; TOP OF COPPER PLUG SET IN CONCRETE FllEO ;: PIPE IN WSOOT CASE AT BACK OF CURB 011 WEST SIDE OF BENSON ROAD. EL£VA11ON ~ 380,862'. CONTOUR INTERVAL: 2 FOOT , , DAlE OF FIE! D SURVEY; ! DECEMBER 8, 2004 -JANUARY 28, 2005 REFERENCES: KING COUNTY ASSESSORS MAPS OF SEC110N 29, T, 23 N., R. 5 t, W.M. KltiG COUNTY AERIAL SlJRVEY, SEC110N BREAKDOWNS OF SECTION 29-23-5£. W,M. WASHI/lCTON STATE O.O,T. RlGIlT OF WAY MAPS FOR S.R. 515, CARR ROAD TO GRADY WAY; REC. NO. 8507249002. PLAT OF '>IeTORIA PARK NO. ~; VOL 109, PG. 95-97. PLAT Of VICTORIA l' ARK NO, 3; VOL 85, PC. 43-44. PL~T Of \\lNSPER DIVISION I; VOL 144, PC. 92-95. PLAT OF WlNSPER DIVISION II; VOL 148, PG. 54-56.. PL~T Of WlNSPER II; VOL. 184, PG 77-80. I ! I I I i l I I I I ! 1 I 1 I I I i'! <C' o! I . , ..-Ol z' I J ! I I ~i I \ hk~· -. ~".~ , PLAT Of SUNNYBROOK; VOL 220, PG. 30-39 i--.. ----------.... -. -------------, • '\ \ (f) • , I' [/ NOTE5 1. EVENLY PLANT ALL STREET TREES ALot~G BOULEVARD, ADJUST FOR LOT ACCESS AS NEEDED. • I I I , I I I 2. INSTALLATION OF PLANT MATERIAL PER PLAN 3. CALL BEFORE YOU DIG r;::::-----.------------.-.--------, '-_ .. _ .. ····~~·· ____ ·.·~ ___ · _____ ··w_·~_··· __ ~·_···_·_ ._ .... _~_ .. _. ____ ._ PI!!W!CT IltFlIRM1TlOlt OiIHER: RICHARD r. EASlty 9275 42ND AVENUE S SEA 11lE, WA 9allS MalT: PAACa NUllllEI!: 10NlNQ Sl1E AREA: PR~ NO. OF LOIS: lICIlOO. llISlRICT: FIA£ OISfRICT: DAI1S REAl ESTATE GROUP JOHN TAMBUREUJ 1201 MOOSttR ROAD SII. SUITE 320 RENTOO, WA 98055 425-228-5959 om: OOIl£EllS 13932 50£. 159111 PL RENTON, WA 93058-7832 425-260-3412 1<£NN£lH R. ANn;:RSON a: ASSOCIATES. INC., PS 172Q S. 3l1ST PL, SUITE C-4 F£DEAAI. WAY, WA 98QOJ 283-8311-1199 NO SITE AIJOR(SS RENTOO, WA 98055 292305 9010 R8: RE$lOENnAL - 8 DYtEll»IG UNITS PER ACRE 165.961 so. FT, / 3810 ACR£S 21 RESlDENnAl, (SINGLE FAIoUlY DETACf£D) REIIlOO SCHOOl DISTRICT NO. 403 CllY OF REIITOO \ ' \ \ \, \ \ ! ~ \ \ I.~ I \ \ \ \ \~ I I \ \ \ FLANT 5Cl-4EDULE SYMBOL BOTANICAL/COMMON NAME + o o <III o o TREES Aeer tatarlcum / Talaricurn Maple Thujo plicQta/ Western Red Cedar Pseudotsuga menziesn/ Douglas Fir STREET TREES Prunus ceroslfera / Thundercloud Plum SHRUBS Cistus / Rockrose Photlnlo / Phollnla Yucca / Yucca Rasrnorlnu$ offlcinalls / Rosemory Handlna doolestlco / Heavenly banboo GROUNDCOVERS ~ : .:::) Cotoneaster horlsontalls perpusBlus / Ground Cotoneaster @J --r:::: : :J Gautheria 811011011 / Sola! @l--.c ::: :::1 Uahonlo oquifoliJm 'compacta' / Compoct 0reg0ll Grape SIZE 2" CALIPER 10'-12' In. S'-8' HI S'-S' HT. 2" CAUPER 10'-12' liT. 5 GAL. 5 GAL. 5 GAl_ SGAL 5 GAL 1 GAL. 1 GAL, 1 GAl... REMARKS FULL HEAD, WELL BRANCHED, STRAIGHT TRUNK WELL BRANCHED, STRAIGHT TRUNK WELL BRANCHED, STRAIGHT TRUNK FULL HEAD, WELL BRANCHED, STRAIGHT TRUNK FlJU, 36' D. C, TRIANGULAR SPACING FULL, 36" D. C. TRIANGULAR SPACING FULL, 36" D.C. TRIANGULAR SPACING FULL, 36" D.C, TRIANGULAR SPACING FULL, 36" D.C. TRIANGULAR SPACING FULL SHAPE, 18" O,C, FULL SHAPE, IS" O.C. FULL SHAPE. 18" D. C. , if Ii , lillUJY PROVIDERS: CABlE TELEVISION: ELECTRIOTY: GAS: SANITARY SE\IIER -WEST: SANITARY SE\IIER -EAST: STORM DRAIN: TEl£PHONE: WA TEll -WEST: WATER -EASi: UNDERGROUND NOTE: COMCAST CABLE PUW SOOND ENERGY PUGEr SOOND ENERGY CITY OF RENTON PUBUC 'I«lRKS DEPT. SOOS CREEK WATER AND SEWER DISTRICT KING COUNTY PUBUC 'I«lRKS DEPARTUENT OWEST CITY Of ROlTON PUBUC WORKS DEPT. SOOS CREEK WATER AND SEWER DISTRICT 425-396-6131 888-225-5773 888-225-5773 425-430-7234 253-630-9900 206-296-1900 800-573-1311 425-430-7234 253-630-9900 UNIl£RGROUND WATER, SE\IIER, STORM, ANI) GAS uruTI£S AND STRUCTURAL APPURTENANCES AIlE = ~~~~~A~f:E;E~~~U~~~~~~~~n:SN~~:~~~ORYM: =~Y B~ THESE, RECORDS, FOR FINAL LOCATION OF THESE AND OlllER EXlSllNG U11U11ES IN AREAS CRI1CAL TO DESIGN, CONTACT TilE UllUTY OIltlER / AGENCY. (Sri OF ~NGTON 6~{i~11~~~Il1Ecr r I~ BRIAN r STARK VER'nI1!cATII NO, 827 SCALE IN FlEET 1~1~1 ' ] ! 30 15 0 30 60 i SCALE: I" = 30' I , lJ.. o z « ...J 0.. W 0.. « () (f) o z « ...J ...J « ~ 0.. W () Z o () (/) o o o 3: z W l- (/) 0::: ~ --L~ () i: z :::J o (J o z SZ ~i ~I ~l i .•. __ . _ •• __ . __ . ______ ... __ . _,~., __ ",_,.l DRA\fh4 BY: BTS SCAlf: DAlf.; 1" == 40' 08/01/05 SHEEr 1 of 1 , , N. W 114, S. W 114, SECTION 29, TOWNSHIP 23 N, RANGl=' 5 EAST, WM. / , ! / / ,,) , \ , \ ;' / , ,--------------"--, ,1"r--=:: ,Ii '.\" ~·;"[l -'" .." r li J ,~-",~ VAUL-\ \ . ..- \ / / ~"~, ICH 8ASiN -;-'r\': i ~':~,1~~Y) 89 , \ , , I~""::~/' lq lc-i'>< :r--~71Ijg lSr(~\ :l:c-L ii ~s ;0"(~Jl -'"1 -'"-\ L ,-';3 \\ , \ \ \ , ',0/. , ' ,<';> '" ifJ / "'=:' --"'+-,--",!,,,,-+--,I- 7~ 'j I ,:< ?iL~ ----~~ ""-'--'-1!4",,"=".~'" :-=-=",'-' ' "," "'-,,'" , 1~}---~r;;:;;r---llQ If -22.'.84- :;--=~~)·1.U9 F -~2,) 08 U"(r.JVi) I:f(O R"(""" II ,-' I , , 0; I ,,' , I I I \ , , , \ \0 t , , , \ . .. , ,-"" ""'''-, ", -'" ,,j I 'I , \ \ 14/ 5,801 50 FT, 0.133 (~CRES V' " '\ ' " (" ,." \ \ \ \ \ \ \ i ,------- ~A 1 :~H B/'SIN IV~J,--'I R tA--=?Jl JJ -, L::-2o '; 45 18"'(E) ~~=283 97 '~) (IN: r--' ~ I, --'I' fIOU\!:: ! 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'" §@(? <~ ~ , i' I: ~' ': 1 , " I, II , I' " i, i' I! \ I I I 'I , I , , , I' " I , I , , ,. f I, , II . , II II II 'I , , I II I, j-dtA _ ')0 S 1 I IE -3£C.3<~ : ~ ': 0.: ) r..-:::JU'35 j[,'i~'I'I) 2AT~r\ [:3i:;~A! r'r-E ",1,,-,' ~\!~,i -~o ~. ,--; ,. i' i I I , , , , 1'1 rI , ' I I II 'i I, " , i , , I ~)!~JJI' ~P,\ ~t !jrl~ \1Ar,Hj(~, ,- --:'1\·1 -)\)1 ~j iC--J4~ :~; I '; N I f\~, , , :' ,,'-!2"CULvERl :1 j ,I , , [ , I' 11 " , I , ' i 12"C!..:L'v_-r<T 1[=)5')20 - 12"CULVF'1T W::::554SJ I :Ci'CIJL VER'l iE~ 3~}5 02 l~t. iCfJ UI\SIN r (,DE f~IM=3511 77 S,GJ'JiTARY ~IWER fliLt'lllCtll -f"I~,j.:o3.,12 90 Il--=2:/59 1[~337 6'1 R'(~J) 8 I, "-~ I ~I ~)ANi,~ TPY scwr,:. td,~Ntl(J f Ai1'l;'·,-,~-rN,\ -30~:. OC i I ie--3)' lD b"(~!; 1::-=-~.jF\ :]) R"(S) IE -3't(J.44 :F=(4~4~ ~ ;PE CJ) o o o S z W I- CJ) -0::: ~ DATE JOB NO, !z w :::; (J () -' -' -~ 0:: w a. o 0:: a. >-w I-CI) L5 ~ Z o (J tu w I C/l 04/1212005 d z ~ C/l > 9 o z S D. ... ~ ... Z o U w ~ Z 1-1 ~ o DWGNO. __________ _ OF ,I ! / \ , " -,:; , i ! , \ " \ (,f)\ 1-'\ ~~)I ,_ L ,\1:_.1 / I'''--C;''.~: ~ ._.~'!.i _ I ---~ ! I ---j , \ \ \ N. W 114, S. W. 114, SECTION 29, TOWNSHIP 23 N, RANGE 5 EAST, W.M. I' 'l ~ 3' t"I'> '/\ C. -J;.", i. L'-' \, 'I) '\ '~/ i '~, I ~l ,\1-;11\1 1 y~)C 1\ ~~'I~I.-~~!r) 89 'I' .~;. /1 4~1 I()"(;) '~~-'271 13') If3"(rJ I·> O. ~!I! . 3'(:'J) \ "" " t" \.J'I/II , I \/' ,- L-/ ,I ../ ~j / 11N:;i~j : YP[ J !~lrA:c 2n :. !lr1 I " I, , r , , , \ J, _,L " , " i , I I, , I .. .-",...-\ \ i , " '/ , " . 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"~J../ iJIPE \ , c~n OfF RI~N1TC)~~ t~"LA UJi A\ --<00 "0::1\~~ L LA, ., , \ \ I ' C,·HCH 8 1\ Sl~! ; (I-f il '--F:(!M--;:,l)[ij 11 1~_:..:~(jD.i3~) r!"(i\J) 1[:::: Sell) 8:) i H '( )W) Cp,l CH E)A)~j [ YP[ R.tlvi--y) 1 3-1 It-~57 ~') 1?"!N) ';AN,lAlU '.LWEI' M"~II{)U hI ---:;,',-'\" I ~ 361 G 3 1[~S45.7() b'(N) h--",o-g"Hll,~---~c--~4~).") F((S;, \ I I, II I , , i i I' , i I ! .' \ \ / j " , I CL _______ 12"f'IIL'IElH lEe 5~6 99 L 1--- --r-----__ l2"CULvmT II: --3:,6 40 It'CUL VER r 1[=3:') 20 I /,r;I!L I/[R T If> 3:)4.5-3 1?"CUl VERT IE~ '1')3112 CATCII 8AoiN ,'ypf '-,--RIM=jt)4.l7 1[=,"',4')-1°"(,,) 0, f_\-' IE=35204 12"Uil SAI\IITARY SrWER .\.1f.lNI-lOU- --R,M = 3:)2 '19 't --337 r;<] 8"(N) IF 'c.\ 5759 B 'IS) CATer! BA:)IN nrl !" RI!vl--.)~12.1'J It -JI~9 lUI. 12"(Nj IE -,lAg 4') 12"(~, I 1 )"CUL \'EP r If =-'A2 q:~ DEVELOPMENT PLANNING CITY OF RENTON APR 2 2 2005 RECEIVE!) en o o o S Z LU I-en -0:: ~ DATE JOB NO_ DWGNO_ (.) ....J ....J -~ ill a. o 0:: a. >-ill ~ 04/12/2005 OF 9 o 9 o z ~ D. (I) LLI § § \ \ \ )-------\ -----~\ 1-----, N.W. 1/4-, S.W. 1/4-, SECTION 29, TWP. 23 N., RGE. 5 E., W.M. LAND USE ACTION NO. LUA-05-056, PP, ECF \ \ /'-- I I I . '..... . "'\ 30' \ --~ / I ----\ \ \ • ,.~ "> I ... Iii i '" '-~" __ ' I'~l " , .. ...... ~-'--'.' .... '" : : -< --.. ~ ,) ~:. ::. .~-'-- ---I " • (I) 1 I~ 24' I I .. --, 1 .' / / ---- o N ~ ,,'", lql i , ~ .. ~" , .'f< ... a'~I_-i,'·""'1\ \/i l Illh."'j .. ~, .. ",,'".. • .. ~ I I .. ,;1." , \ PRCPOSED 15' 'NAT[R ttNE EA$[IlAOH PER DlV I & u, 'If" JER "·'"ILlS. BY [SM, DA![[) l-Hl-90. ---------'---- -20' BSllL -3 ---I 9,915 SO. fT. 0.228 ACRES (8,154) _2D.JLSill._ 20' ACCESS EASEMENT r--, ~-,.~--- .... \ 120"8SBL'I I , , 4 J' /"'1;::\' ",5.796 SQ. n·el , I t.d~'''' 0.133 ACRES "'I (4.52,l) "'I' I • L 20.:.m.Bl-1 ' , ~5'33'51"W !l0.97' r 2iYasa.:-I I '~ \ .. \ \ I 20~BSBl l 2 5,988 SQ. fT. 0.137 ACRES (4,787) ACCESS r-20'BSBli L 1 7.712 SQ. rT. 0.177 ACRES \ , 8 6,879 SQ. H. 0.158 ACRES (6.684) -----------iED'lffi 13 5,801 SQ. FT. 0.133 ACRES , 24' , ,- I -: ::: J:.. "'_" r'--1':-':', --- YK:INITY MAP SCALE: 1", 1/4 MilE ., '" ... , . : " \ I ~.,... .. I , ., ~., . \ I i II '# .. n' ,~,. , P.1l0JEcr INFOIlMAIlrut OIltlER, ENClI1EER: ZC01ING: PROPOSED NO. or LOTS: SCHOOL OIS11l!CT: • (I), ~I 1---------_.: I <, ~, RICHARD F. EASTEY 9275 42NO AVENUE S S£AT1I.£, WA 98118 OA lAS REAL ESI A IE GRWP JOHN IAMBlJRELU 1201 MONSTER ROAD SW, SUITE 320 RENTON. VIA 98055 425-228-5959 <*'fE ENCINEERS 13932 S.£. 159TH Pl. RENTON, VIA 98058-7832 425-260-3412 KENNETH R. ANDERSON '" ASSOCl.IES, INC., PS 1120 S. 34151 Pl., SUITE C-4 fEDERAL WAY. VIA 98003 253-838-1199 NO SlI( ADDRESS RENION. VIA 98055 292305 90'0 R8: RESI[)(NTlAl -8 DWELLING UNITS PER ACRE 165,961 SQ. FT. / 3.810 ACRES 21 RESIDENTIAL (SINGLE FAMILY OfTACHEO) RENTON SCHOa. DISlllicr NO. 403 CITY OF RENTON Of ~7 .~J I, , \ \ \ , 9 S I I \ \ \ \ \ LOT AR£AS: lOT I: LOT 2: LOI 3: LOT 4, LOIS: LOT 6: LOll: LOT 8: L019: LOI 10: LOI II, LOT 12: LOl13, LOlI4: LOT 15: LOT 16: LOT 17, LOT 18: LOI 19: LOT 20: IRACIS: \ \ \ \ \ STREETS -POOUC RO.W.: CEtlSllY PROI'OSEO: DEN1a1Y PERlS1TEO: STREEI SElBACK: 90E SEIIlACl<: IlEAR SEl8ACK: , 9 S \ / I I S8916'Sl'W TRACT nA" 20' s \, 0. ~ ,.. \ \ \ \ 19 8,365 SQ. FT. 0.192 ACRES '1- \ /,6St£ FT. , 0.176 ACRES I", (6,046) ~I 1". ell '" '" ~ 20' ACCE~~ (OPEN SPACE) 14,81'1 SQ. FT. 0.340 ACRES N67'S8'Ja"E 6.40' --' __ "j:Z; TRACT "8" (DETENTION POND) 8,315 SQ. fT. 0.191 ACRES THIS AREA TO BE OEOICA TEO UPON RECor,ROING OF THE PlAI 18 5,C03 SQ. FT. 0.115 ACRES 15' BSBl Hj" SAN"";;;;\\£R ".", -" '-.I 1 7, REC. NO. 91061;22 l!il 6,001 SQ. FT. ~ .'" 0.138 ACRES b LfJ (4,91O) J"" 5' 8SBL --- 15 5,000 sa FT" 0.115 ACRES 10' SAIfIEc:1A:~'~Y 2i~~;;'-<- r I.~ o IN 14 5,026 SQ. FT. 0.115 ACRES l ~ ~I fJ J I I I I I I L 20' . ..~ .," " LU! to: CITY ,-,,-. .,~ ... ~ ...... ~ .. I I I 30' '", .... "'1. 1\1 I ! n,y .... <~ ... <., ••• <~ • , A L.,L..:.~. I I , , I I '---1--1 \ --------\ \ TOTA!" 7,112 SO. FT. 5,988 SO. H. 9,915 SO. FT. 5,796 SQ. fT. 5,792 SO. Fl. 4.524 SQ. FT. 4.78B SQ. FI 6.879 SQ. FT. 6,465 SQ. Fl. 5.415 SQ. fT. 4,745 SQ. FT. 5,384 SQ. fT. 5.S01 SO. FT. 5.021) SQ. rr. 5,006 SQ. Fl. 6,007 SQ. n. 6.007 sa. FT. 5.003 SQ. fT. 8,:<;5 SO. FT. 1,668 SQ. FT. 23.132 SQ" fT. 20,442 SQ. n. 6.7SO oo/AC \ Nor INCLUOlNG ACCESS ES.'T: 7.712 SQ. FT. 4,787 SQ. FT. 8,154 SO. Fl. 4,523 SQ. FT. 4,SOO SQ. fT. 4.624 SQ. n. 4,788 SQ. FT. 5,584 SQ. H. 6,269 so. n. 5.415 SQ. fT. 4,745 SQ. fT. 5,384 SQ. FT. 5,801 SQ. FT. 5.026 SQ. FT. 5,006 SQ. n. 4.930 SQ. FT. 4,910 SO. n. 5.003 SQ. FT. 8,365 SQ. fT. 6,046 SQ. n. 5 00/ AC MlNIMUU, B OU I AC UAX1MUU 15 fEET FOR MAlI! STRUCTURE. 20 FEET FOR GARAGE 5 rEET 20 rEET 30' ,30' I I I I I • W • en I I I I \ SCALE IN FEET ~i ~E-2 r 40 20 0 40 SCALE: 1" = 40' LEGAL DESCRIPTION: I 80 THE EAST HAlf OF THE NORTH HALf OF THE NORTHWEST QUARTER Of THE SOUTHWEST QUARTER Of SECTION 29. rOYhlSHIP 23 NORTH, RANGE 5 EAST Of THE IIILLAMETTE MERIDIAN. IN KING COUNTY. WASHINGTON. EXCEPT THAT PORTION CONDEMNED IN KING COUNTY SUPERIOR COURT CAUSE NO. 782486 FOR SR 515, RENTON VICINITY: CARR ROAD TO GRADY WAY. TITLE REPORT: THE ABO\1: LEGAL DESCRIPTION AND THIS SUR\1:y ARE BASED UPON fiRST AMERICAN TITLE INSURANCE COt.l?ANY. ALTA COMMITMENT ORDER NUMBER 4209-454484. DATED SEPTEMBER 12. 2004 AT 7: 30 A.M. SCHEDULE "B" SPECIAL EXCEPTiONS; 3. THE EAST 150 FEET Of THE SITE I'I1Ll BE SUBJECT TO LATECOMER CHARGES; REC. NO. 9901122306. 4. PENDANCY OF ACTION IN KING COUNTY SUPERIOR COURT. CASE NO. 03-2-41860-9; FilED DECEMBER 4, 2003. ACTION FOR CONDEMNATION. 7. SUBJECT TO SANITARY SEWER EASEMENT; REC. NO. 9106100422. 8. SUBJECT TO TERMS AND PROVISIONS COJ>HAlN[O IN ·CITY Of RENTOJ>J ORDINANCE NO. 4476; REC. NO. 9410270308. MERJIl.Wi; KCSC-KING COUNTY SUR\1:Y CONTROL. SUR\1:Y MmlUMENT CONTROl DATABASE. ADJUSTED TO NORTH AMERICAN DATUM 1983-1991 (NAD 83-91). LAMBERT GRID COORDINATES, PRODUCED BY KING COUNTY DEPARTMENT Of TRANSPORTAliON SIJR\1:Y UNIT. DATED MARCH 24, 1997. BASIS OF BEARINGS: BASED UPON THE UONUMENTEO NORTH-SOUTH CENTER Of SECTION LINE OF SECTION 29, T 23 N, R 5 E. W.M.; BEAh1NG: NOr42'56"E CITY Of RENTON SUR\1:Y CONTROL NETWORK POINT NO. 895 AND PROJECT CONTROL BASELINE ORIGIN. CITY OF RENTON RECORD COORDINATES IN FEET: N 170706.003732. E 1303177.357551. CITY. OF RENTON SUR\1:Y CONTROl. NETWORK POINT NO. 1866 AND PROJECT CONTROl. BASELINE. CITY -Of r;E~TON-COORDiNATES IN rEH: 1-1165408.394903 E i303018.7.8629. CALCUlAlED COORDINl\'lb BAstO UPON BASIS or BEARING IN FEET: tl 165408.910000, E 1303018.692000. VERTICAL DATUM: CITY or RENTON VERTICAL DATUM (NAVD 1988) BENCHMAR~ CITY OF RENTON BENCHMARK NO. 1915; TOP OF COPPER PLUG SH IN CONCRETE flU1:0 3" PIPE IN WSOOT CASE AT BACK OF CURB ON WEST SIDE OF BENSON ROAD. ELEVATION = 380.862'. CONTOUR INTERVAL: 2 FOOT DATE OF FIELD SURVEY: DECfMB£R 8, 2004 -JANUARY 28. 2005 REFERENCES: KING COUNTY ASSESSORS MAPS or SECTION 29. 1. 23 N .• R. 5 C. W.M. KING COUNTY AERIAL SUR\1:Y. SECTION BREAKDOWNS Of SECTION 29-23-5E, W.M. WASHINGTON STATE O.O.T. RlGfIT OF WAY MAPS FOR S.R. 515. CARR ROAD TO GRADY WAY; REC. NO. 8507249002. PLAT or \~CTORIA PARK NO.4; VOl.. 109, PC. 95-97. PLAT: or VICTORIA PARK NO.3; VOL 85, PG. 43-44. PLAT. or YI1NSPER DIVISION I; VOL. 144. PC. 92 -95. PlAr or WlNSPER DIVISION II; VOL. 148, PG. 54-56. PLAT Of WlNSPER Ii; VOL 184, PC 17-80. PlA r, OF SUNN'i8ROOI<; VOL. 220, PC. 30-39 UNDERGROUND NOTE: UNDERGROUND WATER. SEVt£R. STOR!.l. AND GAS UTIliTIES AND STRUCTURAL APPURTENANCES ARE SHO~ AS INDICATED ON RECORDS MAPS FURNISHED BY OTHERS AND \1:RIFIEO WHERE POSSIBLE BY FOUN/) SURf ACE fEATURES LOCATED IN THE FIELD. WE ASSUYE NO LIABILITY FOR THE ACCURACY or THESE RECORDS. FOR FINAL LOCATION OF THESE AND OTHER EXISTING UTILITIES IN AREAS CRITICAL TO DESIGN, CONTACT THE UTILITY O'IINER I AG£NCY. I UTII.ITY PROVIDERS: CABL~ TELEVISION: ELECTRICITY: GAS: SANITARY SEWER -WEST: SANITARY SEWER -EAST: STORM DRAIN: TELEPHONE: WATER -WEST: WATER -EAST: COM CAST CABLE PUG£T SOUND ENERGY PUG£ T SOUND ENERGY CITy Of RENTON PUBLIC IfIORKS DEPT. SODS CREEK WATER AND SEWER DISTRICT KING COUNTY PUBliC WORKS DEPARTMENT QWEsr CITY Of RENTON PUBliC IfIORKS DEPT. SODS CREEK WATER AND SEWER DISTRICT 425-398-6131 888-225-5773 888-225-5773 425-430-7234 253-630-9900 206-296-1900 800-573-1311 425-430-7234 253-630-9900 u_ 0 }-. « ....J o_ )- 0::: « Z -~ ....J w 0:': D- DRer..\I!N BY: (fJ >- 0 w I-0 (f) 0 « w s: . Z LL ~ 0 0::: en « -I a:::: u -~ 0::: Vl Itz is ld Vi ::i :> ::i' w o '" () (/] . il:: w w :z 13 z ••• z 0 I- 0 Z I (f) « ;s; >-l- Z ::J 0 U 0 z -:0.:: OEVl'{Op Cl)y'Ml'Nr OJ: p~ F/eN~ IN JUN / I-ft 0 2005f?-. 'feE/ilk/) ~ , -CH£CI<EO BY; CJS KRA SC;-U: DATE: ,U := 40' 104/05/05 ..,. '0 4--0 70 SHEET 1 of 1 L..-...,_ ---......... : _ ............ ' ...... . R-8 2fDth' · . · '. · " ··.· ... ·8· '. . ", '. -, " ", ',,' ~ '.,"> ......... "< .. ". '" "'. .... \ .......... ,/ ". -. " . .. ':-"\ ,/ -•... ::--.••. ....... <..-.... ", ..... , N . \' . .......... ~ ,.... .. :~>'" ) -. ;.... . ..... -,,'. .: ~'." "" ..•.. ' .. ". ',' ;.. "', .... .' . .......... . / .,' /""">'" -./ .... .. -.;" " . " . . ,.... /:;:::: .... R~H<.:· ~ .' (f') r----~~~....::..::.r..... .,/ .. G4 .. 20 T23N R5E W 1/2 -i8······\ ". ..•. . : ~. '{"""" '. , RM-F ". . , ··R·· .(1) ....lI"!I. RM-F R-8 RM-F R-8 ' .. ' .'; .. I··· ..... . ... · S 27th st.' r L-__ L------------~ SE 166th . . .' Cl) :' t-..... -: ....- '<r:! . ...c::: -+--J • . Cl) .> : <r:! ., '...q -j-J co k'f-8 :: .' ........ ,'... . . .: (1)' > <r::. ...c: --+-> 0) o ~' ~..... ...... .. "" ......... .... .... .. , ..................... , ... ", 34th ..... ':1' ..... 1 I· ........ · ....... j I···· .... • R - 8 ., '0 ~ •••••• _ ~C> •••• _.~ •••••••• , .......... : •••••• _ •• ______ ••••••••• ······ .. ·······R-8···· SE" . 172nd st. ,-' . R-10 ......... J ........... , -', ,/ ... .. , ...... , ............ . L--~-r-~'\·::.:· .. ·: .. \ ...... y .. , ..... " , . . \. ~ j ...... ,-' ......... , ~ .... " .. . -.... ~ ':. : b.., .)"., ,Y'" -.~-.,. " . '. . '. '.~ ", .' .: . ....... ( ......... : ................................ . R,.=,.8, . : ~ ~ "> ___ """'--________ -;; L.) .'0' ...................... . . ZONING . . ... ,,,., " . .i/'"/ :/ , 1 < . ........ ~ ............ I-<.~ .... , l --........ / :b' ~ ./~ .... .... _/:;::: I ~ R-10 S; j',t.., . ,": . KRISTEN WOODS NEIGHBORHOOD PLAN I E 172nd .. ," rdS .-'. .: . ., '. i~ H4 PIBIPW TECHNICAL SERVICES 12Il8Io-t 29 T2,3N R5E W 1/2 -- I I 5329 DEVELOPMENT CJTY OF RE~~%NJNG APR 2 2 200S RECEIVED _-J/ 16 22 "' I I I., / ,~ I : c / I I , --~ 17 21 20 S. 32ND -- 17 : 24'/24': I I I I I : / / i I I I 15 lQIlX IMP SQV: 1"-1/4 IU , \ « I N. W. 1/4, S. W. 1/4, SECTION 29, TWP. 23 N., RGE. 5 E., W.M. LAND USE ACTION NO. LUA-05-056. PP. ECF \ \ /'-~--I I 30' I }----------~\ \ VICTORIA PARK NO, 3 VOL. 85J PG, 43--44 18 19 -------- \ \ \ \ \ ------- ~ \ \ \ ------- -211 BS1ll -"3 - -I 9.915 so. FT. 0.~8 ACRES (3,154) I 2if BSill l ,-2if BSill \ 5,988~ FT.' 1 \ o.l(3J787)ACRES 7.712 SQ. FT. ---~ -2ft ACCESS EASEMENT r -- I -.------ "' / .... o.ln ACRES \ I 120';-11 1120'SaI SQ. FT'~ II I 5 j2dBSiL1 7 0.133 ACRES I so. (4.523) • I !I!'.,oa SQ. 0.110 AalES I I ~",u.,~ ~-.JI I~-..J 1-1 -+-i-I 28' ActESS r2O"BSiil-, 13 so. FT. AalES EASEMENT -----@_...J r-2O'Sa, , 12 ., ....... SQ. FT. , AalES L-~-.J ,2O"iSSt.1i2O"iSSt.1 10 ~ 5,415 SQ. FT.loI 0.124 ACRES.., L2Ii.DL~ ~~ 25' 25 uJ I I B 6.879 so. FT. 0.158 AalES (6.884) 21' 25' I I 24 \ \ \ \ I I TRACT B \oIIN~PER DIV, II VOL. 148J PG, 54--56 !til ~--t nrurr-p·DP . 01IIII: BIIIIBL 0_ I PMUL_ I I =<1 IN~ VOL. d84J ER ~I PG, 177 I RICIWIO F. EASlEY f27II GIl) AWJIIIE S amr. WI\ .1. IIA. lEAL EIITo\1E GIIIUP oDII TMIIUIIELU 1201 IICIISIER ROMI • IIIIE ., REIIlIII, WI\ 110IIII 42I-22II-II1III mE EiIGIIWIS ,_ s.r. 1SJIII FL iIEII1OII, WI\ __ ,. ... 2IIH412 IIUIIEIII R. A1IIERSDII I: AIISOC1AlEII. INC., PS 17210 S. J41ST "'-SII1E ~ FEIJEIW. Wl\Y. WI\ 1IlOO3 2II383Ii 11. 110 III1E iIEII1OII, _1010 RI: IiUIIEKIW. -• "'1. IIIlS PER IDE 180,881 SQ. "' / U10 N.'JID 21 iiMII1W. (SIIII.E FIIILY DETAQID) IIEImliI SCiIOCl. IISINC! 110. 4CI.l aJY r;E IIEImliI 23 80 \ \ \ , , LOT IIfNt; LOrI: LOr 21 LOra LOr ... LOT lie LOrI: LOr 7: LOTI: LOTI: LOr It LOr II: LOr 121 LOT III LOr 141 LOTIIIe LOr II: LOT 17: LOT. LOr. LOrID 1IWlII: \ \ .- SI&1S -I'\IIJC II.U: I81IIY l'1li I. \ / VICTORIA HILL~ VOL. 113J PG, 7'3--83 2 --_ -:=..~INE _ _ -~1t ctJ .... -··--Sii£IM __ - - - - _ -s&nireijilt IS --iOPR~~1t lHlS AAf.II 10 - - -"I RAcT .. A t1 . Uf'()N RfCORRllNG 14.817 so. FT. (OPEN SPACE) 0.340 ACRES 19 8,365 SQ. FT. 0.192 ACRES 1 r' 1-r "!!!"!!! S!'!! e 8,007 so. FT. 0.138 ACRES L (4.910) ii1 "' L _ 5'...JIliI!l. _ J I I 30'/ I I I I I / \ 20 7.68Il so. FT., 0.176 AalES ...... _-------- \ \ ta (8,048) ~ , 2ft"~ ---'--III TRACT "B" (DEmmON f'()ND) 8,315 so. FT. 0.191 ACRES \ \ r- Im 5,J~. FT. ~ 0.115 ACRES L lIT LDT A CITY DF RENTON LL.A. LlJA-OO-033 LLA I I I I ! 30'/ I I il !I \ \ \,------------n \ ! moll.: 7,712 SQ.". UllSSQ. ". 1,115 SQ. ". &,710 SQ. ". ,7ft SQ.". 4.G4 SQ.". 4.188 SQ. ". f,f1tSQ. ". e,4III SQ. ". &,415 SQ. ". 4.74& !II\. ". UK so.", IJ,IIOI SQ. "' II#lt SQ.". Il,OOII SQ. ". I,fR1 SQ.". I,fR1 SQ.". Ul3SQ. ". 1,3IDSQ. ". 71/118 SQ.". \ .,132 SQ.". 2O,44Z SQ. ". .. 150 JJJ/NJ \ NOT IICIIIIIIIII MXDS ElIII'1l 7,712 so. FT. 4.7fT SQ. ". ,,14 so.". 4.Da SQ.". 4.IlOO SQ. ". 4.G4 SQ.". 4.188 SQ. ". UI4 SQ.". II,21II SQ. ". 1,415 so.". 4.74& SQ.". 11,384 SQ. ". IJ,IIOI SQ. ". &,0211 SQ. ". Il,OOII SQ. "' 4.t3O SQ.". .....OSQ. ". IJ,OI13 SQ. ". I,3ID SQ.". f,OI8 SQ. ". 5 JJJ/NJ • ...." • JJJ/NJ IIAlIIIIII 111 FEET A11111M1 SJIIIICll\& 210 FEET AIR MIME II RET J I I I I I I I I I I I I I I I I 'iii I • 1(1) I · I~ I~ liE I~ 1° ,-- I I I I I I SCALE IN FEET i i_I I I ~ w 0 ~ 00 SCALE: 1· • 4ft K £AST HN.f IF 11£ ta1II HN.f IF 11£ ta1II HN.f IF 11£ t«XmIIlST <mRlBI IF 11£ SO'JlH1EST GJARIf.R IF SECIION 29, lOIIISIlP 2J t«R1H, RIIICE 5 £AST IF 11£ MU.IET1E IBIIlWf, IN KING COIINTY, WAHICmIf. EnPT 1IIAT FaIlICII ClCHlEIHD IN KING COIINTY !ilJIEIlIm ODIJIT CAlISE 110. 782488 RIl SR 515, AEIID \OI1Y: CMR ROI.D 10 IllADY lAY. 'fUll RIPOBT; 111: ABIM: l£GN.. IESUFliON NIl 1IIS SlIMY ARE BASED II'IIt FIIST AMERICAN 1IllE INSII!AHCE CQII'AHY, ALTA CXIII1IIEIIT (R)ER IU&R 4201HII44IK, DAlED !:iEP1EIIIER 12, 2IlIH AT 7:30 A.IL UJDOUI "B" seWn JI!:KmODS: 3. 11£ £AST 150 FEET IF 11£ n: aL BE stBECT 10 LAlDXIIER atMQ REC. 110. 99OI122J01\. ... fl£lI>AHCY IF ACIlOII IN KING COIINTY SlHRIOR ODIJIT, CASE 110. 03-2 .... 18aO-9; FUD ImIIIR 4, 2OID, ACIlOII RIl CUIlEIINAmt. 7. SUIIoECT 10 SNlTARY SEllER EASEIDT; REC. 110. 9108100422- 8. SIII.lCT 10 1BIMS All) PIIO\IliONS IXIfTAND IN "art IF REII1III CIDIWIIE 110. 4418; REC. 110. 841C1l10308. nmWf: K~ COIINTY SlIMY COf1R(l, SlIMY IDUIENT COfIRII. DATABASE, AiWS1Dl10 ta1II MroIICHI DAl\JII 1983-1991 (HAD 83-91). lAI&RT Rl COCRlIfAlES, PROOUCED BY KING COIINTY ilEl'ARlIIENT IF lRANSI'(RJAD SlIMY 00, DAlED IIN!Qj 24, 1997. JUSI Qr WRINGfi; 1IA'lD II'IIt 11£ IDUIEJI1Ej) lIamHlOOlII IIII1ER IF SECIIIII lIE IF SECIIIII 29, T 2J II, R 5 £,U; IlEIVIIIIG: NOI'42'5G"E an IF ROOlIt SlIMY COfIRII. 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QET art IF RBrnIt PIIlJC IOI(S IIPT. SOOS a\Ef.I( WAD All) SEWER IXSINICf 888-225-5773 888-225-5773 42i-4J0-7234 2IiH3O-9lIOO 425-01-7234 Il00-573-1311 42!1 430-7234 253-630-9Il00 ~ z § C> z 52 CJS KRA SCAlE: DAtEl 1--40' 04/05/05 .QI04-070 SlEET 1 of 1