Loading...
HomeMy WebLinkAboutLUA-05-166z 6 bl i8 .I :C I-"° ,4 o i!i I o -. :'!li! 11 ® d 'li "i[r i:[° :i!'ii i & 11011"0lOmz [3 t- I--I ili ,.o .c TITLESHEET WEDGEWOOD LANED/VISION 5 I-ANDTRUST,INC,156o 40TH .4t../v.c..lJr 00 no P ,'% "Jv°PMsrrpLANNN GcITyOFEtrr() DEC 2 3 2OO5 CQVD EXI,STING CONDmON$ WEDGEWOOD LANED/V/S/ON 5 LANDTRUST,INC.1560 #40##A.N.K.,5UffC 00BEtLeJE.WA gIO Inm eNGINetUNG +PZANNIrtG.SUttYEyING j., 9EVELOPMENT PLANNINGCITYOFFtENTON DEC 2 3 2OO5 REC:EOVE[} I !]1 1 +++I+ 1i M3 (/1o II q PREUMINARYPLAT WEDGEWOOD lANEDIVISION 5 '°+m+++ININEIING .PlANt.liNG.SURI¥JNG •I-- I._,NDTRUST,INC.1560 HOI A[N.&SUITE 1008UEVU.WA 985 EC 2 3 2O05 ECVED OESI(ED /itDRALRB AVEI) TREEC(IIT/NGAND CLEARINGPLAN WEDGEWOOD LANE D/V/S/ON 5 LANDTRUST,INC. BRtEV,m gao05 EL©'f,AENT PLANNINGOJTYOFRENTON DEC 2 3 2005 RECEIVED i •, PRELIMINARYGRADING&L/T/L/T/FY.AN WEDGEWOOD LANE DIVISION5 LANDTRUST,IIVC. 156O t40 AV..ooBEIIc"V.a'A g&5 SIGN ENGINEERING.PI/NNING-SU£V£YING -iVELOPMENT PLANNING.ITY OF RENTON DEC 2 3 2005 RECEQVED DEC 2 3 2095 RCov Patrick Gilroy LandTrust,Inc. 1560 140th Avenue NE ste: #100 Bellevue,WA 98005 tel:425-747-1726 (applicant /contact) Mark &Renee Engbaum 5424 NE 10th Street Renton,WA 98059 tel:425-228-8786 (party of record) PARTIES OF RECORD WEDGEWOOD LANE DTV 5 LUA05-166,PP,ECF PL Development PO Box 376 Mercer Island,WA 98040 (owner) Angel Anderson 5300 NE 10th Street Renton,WA 98059 (party of record) Updated:01/27/06 (Page 1 of 1) CgT V RENTON City Clerk May9,2006 Patrick Gilroy LandTrust,Inc. 1560 140th Ave.NE,Ste.100 Bellevue,WA 98005 Re:Wedgewood Lane,Div.V Preliminary Plat,LUA-05-166,PP 1002 Hoquiam Ave.NE Dear Mr.Gilroy: At the regular Council meeting ofMay 8,2006,the Renton City Council adopted the recommendation of the hearing examiner to approve the referenced preliminary plat, subject to conditions to be met at later stagesof 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 ofpreliminary plat approval. IfI canprovide additional information Or assistance,please feel free to call. Sincerely, Bonnie I.Walton Ci,ty Clerk CC:Mayor Kathy Keolker Council President Randy Corman Jennifer Henning,Principal Planner Janet Lee,PO Box 376,Mercer Island,WA 98040 1055 South Grady Way -Renton,Washington 98055 -(425)430-6510 /FAX (425)430-6516 ©oThispapercontains50%recycled material,30Yopostoortsumer AHEAD OF THE CURVE "May 8,2006 Renton City Council Minutes Page 150 Police:Chief Appointment (Kevin Milosevich),Hire at Step D CAG:06-047,Carco Theatre Roof Replacement,Wright Roofing Plat:Wedgewood Lane Division V,Hoquiam Ave NE, PP-05-166 Transportation:Renton Bicycle Route Connection Plan,WSDOT Grant Transportation:S 3rd St at Shattuck Ave S,WSDOT Grant Utility:Springbrook Creek Wetland Mitigation Bank Sundry Site Plan,WSDOT Utility:Benson Rd S Water Line Relocation Design,HDR Engineering Separate Consideration Item 9.a. Council Meeting Minutes of 4/17/2006 Administrative,Judicial and Legal Services Department recommended confirmation of the appointment of Kevin Milosevich as the new Police Chief at pay grade m49,Step D,effective 5/16/2006.Council concur. City Clerk reported bid opening on 3/29/2006 for CAG-06-047,Carco Theatre Roof Replacement;three bids;engineer's estimate $50,000 to $80,000;and submitted staffrecommendation to award the contract to low bidder,Wright Roofing,Inc.,in the amount of $99,382.27.Council concur. Hearing Examiner recommended with conditions,of the Wedgewoodapproval, Lane Division V Preliminary Plat;13 single-family lots on 2.38 acres located at 1002 Hoquiam Ave.NE.Council concur. Transportation Systems Division recommended approval of an agreement with Washington State Department ofTransportation for a $100,000 Federal Transportation Enhancement Program grant for the Renton Bicycle Route Connection Plan.Council concur.(See page 151 for resolution.) Transportation Systems Division recommended approval of an agreement with Washington State Department ofTransportation for a $200,000 State Pedestrian and Bicycle Safety Program grant for the S.3rd St.at Shattuck Ave. S.project.City's total match is $100,000.Refer to Transportation (Aviation) Committee. Utility Systems Division recommended approval ofthe Springbrook Creek Wetland Mitigation Bank Site Sundry Site Plan agreement with Washington State Department of Transportation regarding preparation of the lot line adjustment and land rights maps.City's cost share is $12,825.Council concur. (See page 151 for resolution.) Utility Systems Division recommended approval of an agreement in the amount of $86,844 with HDR Engineering,Inc.to design the relocation of the water line in Benson Rd.S.Washington State Department of Transportation will reimburse the City 50%of the cost.Council concur. MOVED BY CORMAN,SECONDED BY LAW,COUNCIL APPROVE THE CONSENT AGENDA AS AMENDED TO REMOVE ITEM 9.a.FOR SEPARATE CONSIDERATION.CARRIED. Council President Corman requested that the Council meeting minutes of 4/17/2006 be corrected as indicated: Page 117,1 st paragraph,1 st sentence,delete the words "to confine comments to the subject of the public hearing,"and replace with the words "relative to comments that they felt were off topic."Following that sentence,add the statement "Council President Corman and Mayor Keolker expressed disagreement over how narrowly to construe the topic of the public hearing." MOVED BY PERSSON,SECONDED BY CORMAN,COUNCIL APPROVE " THE TWO CHANGES TO THE MINUTES OF 4/17/2006 AS RECOMMENDED.* Mr.Corman requested a third correction to the 4/17/2006 minutes related to Heidi Beckley's comments under Audience Comment.Council discussion followed.The request for a third correction was dropped. *MOTION CARRIED. C r OF RENTON COUNCIL AGENDA ILL [AI#:4] Submitting Data: Dept/Div/Board.. Staff Contact...... Heating Examiner Fred J.Kaufrnan,ext.6515 Subject: Wedgewood Lane Division V Preliminary Plat File No.LUA-05-166,ECF,PP Exhibits: Hearing Examiner's Report and Recommendation Legal Description and Vicinity Map For Agenda of."5/08/2006 Agenda Status Consent.............. Public Heating.. Correspondence.. Ordinance............. Resolution....:....... Old Business........ New Business ....... Study Sessions ...... Information......... X Recommended Action: Council Concur Approvals: Legal Dept......... Finance Dept...... Other............... Fiscal Impact: Expenditure Required... Amount Budgeted....... Total Project Budget N/A Transfer/Amendment....... Revenue Generated......... City Share Total Project.. SUMMARY OF ACTION: The Hearing Examiner's Report and Recommendation on the Wedgewood Lane Division V Preliminary Plat was published on April 11,2006.The appeal period ended on April 25,2006. The Examiner recommends approval of the proposed preliminary plat subject to the conditions outlined on pages 7 and 8 ofthe 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 Wedgewood Lane Division V Preliminary Plat with conditions as outlined in the Examiner's Report and Recommendation. Rentonnet/agnbill/bh ) April 11,2006 OFFICE OF THE HEARING EXAMINER CITY OF RENTON Minutes •APPLICANT:Patrick Gilroy LandTrust,Inc. 1560 140tb Avenue NE,Suite 100 Bellevue,WA 98005 OWNER:Janet Lee PO Box 376 Mercer Island,WA 98040 Wedgewood Lane (Division V)Preliminary Plat File No.:LUA 05-166,ECF,PP LOCATION:1002 Hoquiam Avenue NE SUMMARY OF REQUEST:Approval for a 13-lot subdivision of a 2.38-acre site intended for the development of single-family detached units. SUMMARY OF ACTION:Development Services Recommendation:Approve subject to conditions DEVELOPMENT SERVICES REPORT:The Development Services Report was received by the Examiner on March 14,2006. PUBLIC HEARING:After reviewing the Development Services Report,examining available information on file with the application,field checking the property and surrounding area;the Examiner conducted a public hearing on the subject as follows: MINUTES Thefollowing minutes are a summary ofthe March 21,2006 hearing. The legal record is recorded on CD. The hearing opened on Tuesday,March 21,2006,at approximately 9:01 a.m.in the Council Chambers on the seventh floor of the Renton City Hall.Parties wishing to testify were affn-med by the Examiner. The following exhibits were entered into the record: Exhibit No.1:Yellow file containing the original application,proofofposting,proofofpublication and other documentation pertinent to this request. Exhibit No.3:Zoning Map Exhibit No.5:Tree Cutting/Land Clearing Plan Exhibit No.7:Preliminary Landscape Plan Exhibit No.2:Preliminary Plat Plan Exhibit No.4:Existing Conditions Plan Exhibit No.6:Preliminary Grading and Utility Plan Exhibit No.8:Street Width and Sidewalk/Landscape Modification Wedgewood Lane (Div 5)Prelary Plat File No.:LUA-05-166,ECF,PP April 11,2006 Page 2 ® Exhibit No.9:Wedgewood Lane Division IIIPond A Exhibit No.10:Cross section of Pond A with area map.proposed modification. The heating opened with a presentation of the staffreport by Keri Weaver,Senior Planner,Development Services,City of Renton,1055 S Grady Way,Renton,Washington 98055.The applicant is requesting preliminary plat approval for a 13-lot subdivision on a 2.38-acre site located at 1002 Hoquiam Avenue NE for the eventual development of single-family residences.The site is zoned Residential 8 units per acre (R-8).The site is currently vacant. Access to Lot 1 will be via Hoquiam Avenue NE by private driveway.Access ofLots 2 -13 will be via an extension ofNE 10ta Street along the southern boundary ofthe plat. There is a gentle southeast slope with an average grade of 5%.Vegetation consists of evergreen and deciduous trees,brush,grass and landscaping shrubbery.On-site cut and grading was proposed in the amount of20,000 cubic yards. The applicant has applied for an administrative street standards modification to reduce the fight-of-way width of the extension ofNE 10ta Street from 50-feet down to 42-feet.Future development of NE 10 Street will also be 42-feet wide.Development Services approved this modification. A modification was also allowed to replace the required 5-foot landscaping strip between the back of the curb and the front of the sidewalk with the sidewalk located in the utility and sidewalk easement on the front 10-feet of all lots facing NE l0ta Street.The approval was conditioned requiring that any proposed lot fencing will be at least two feet from the sidewalk and the sidewalk area to be landscaped.The Wedgewood homeowners association will be responsible for the maintenance ofthat landscaping. A conceptual landscape plan was submitted showing two street trees per lot.A detailed landscape plan will be required in the event a bioswale area is required.The applicant will also be required to provide a tree inventory and tree retention plan. The Examiner inquired as to why these plans were not available now and ifit should be available prior to his approving lot arrangement and the number oftrees that will be removed. Ms.Weaver stated that this is a fairly new requirement for preliminary plats.It appears that there is sufficient information in this case,trees have already been removed,there are a few remaining trees.These plans have been required as a plat condition.The applicant provided a tree-clearing plan that showed the entire site to be cleared,so in this case a tree inventory was not required.Staff does not agree with that. The Examiner felt it was appropriate to know what was being removed and cleared and what was being protected.Also,he inquired as to why so much grading was being done on site. Ms.Weaver stated that the applicant proposed to convey storm water from the site to the existing detention pond,known as Pond A located on the site of the Wedgewood III plat,with revisions to accommodate the additional storm water volumes that are anticipated.For this application,a separate drainage analysis was provided to demonstrate that with minor modifications the pond could also accommodate additional sufficient capacity for the runoff resulting from Wedgewood V. Ifthe water quality and detention facilities are designed in accordance with 2005 King County Surface Water Design Manual,Level 2 the potential impacts of the development will be adequately mitigated and will not affect other properties. •Wedgewood Lane (Div 5)Prek File No.:LUA-05-166,ECF,PP April 11,2006 Page 3 aary Plat The ERC issued a Determination of Non-Significance -Mitigated with 8 mitigation measures.There were no appeals. Staffdid revise Condition 2 to read as follows: "The applicant shall provide a detailed landscape plan that shows proposed landscaping,including street trees for all street frontages and setback areas.Ifa bioswale is necessary to meet the water quality treatment requirements of the 2005 King County Surface Water Design Manual,Level 2,for the proposed plat,the bioswale area shall also be landscaped.Satisfaction ofthese requirements shall be subject to review and approval of the Development Services Division prior to recording of the final plat." Ifthe bioswale is needed,it could be on the subject site or on the Wedgewood III site. The net density for this plat is 6.1 du/acre,which is consistent with the required density range for the R-8 zone. The proposed lots comply with the lot dimension and size requirements for the R-8 zone.Compliance with setback and building standards will be verified prior to the issuance of individual building permits. The proposed building pads appear to be adequately sized for the provision ofthe required parking stalls. All lot comers at intersections of dedicated public rights-of-way have a minimum radius of 15 feet. Fire and Traffic and Park mitigation fees have been imposed on this plat. The site is located within the boundaries of the Renton School District and they have indicated that they can handle the proposed new students. Water and Sanitary Sewer will be provided by the City ofRenton. Patrick Gilroy,LandTrust,Inc.,1560 140 Avenue NE,Ste.100,Bellevue,WA 98005 stated that he is the applicant for this application. The water to the site is actually being provided by Water District 90 and not the City ofRenton. The engineer for this project is not concerned about the requirement for a bioswale,the pond that was designed for Division HI is a water quality and water retention pond and there is enough space and capacity to provide for both Division IV and V. Pond A is taking on the drainage for the entire site,all five divisions ofWedgewood Lane.It was originally designed for Divisions I -III,as well as taking on the plat of Aspenwood,to the west ofDivision III. Aspenwood has decided to go their own way,so there is additional capacity in Pond A to accommodate Division IV and Division V.The possibility of increasing the surface area of the pond to create additional capacity for Division V,that has been submitted to City Stafffor review and they have not received comments back.The wall option is a 2-foot concrete wall and it is not over-imposing on the site.There is a sufficient amount of landscaping in the design to hide that wall ifnecessary. The Examiner inquired about an agreement between LandTrust,Inc.and Mrs.Anderson. Mr.Gilroy stated that the agreement between LandTrust and Mrs.Anderson involves her concern about the grade difference between her property and the proposed site.There should not be a great difference between Division V and the Anderson property.They have outlined agreements for fencing and wall ifnecessary to protect her property. Wedgewood Lane(Div5)PrehQaryPlat File No.:LUA-05-166,ECF,PP Apfilll,2006 Page 4 ® There was a survey that was submitted with the property,the survey showed all the trees on the property and a land-clearing plan was submitted subsequent to that survey. Angeline Anderson,5300 NE 10th Street,Renton,WA 98059 stated that she is in favor ofthe development. There are no issues with the developing going in,however,when the Brookfield development went in,there was nothing done to prevent them from raising the level ofthe ground between the plat and her property.Mr.Gilroy has agreed to accommodate her needs and build a fence or whatever may be necessary to protect her property. She did have an additional concern with her driveway and the fact that it could be lower than the new homes and drainage could cause water to puddle in her driveway. The only trees that are on the site are bordering her property and she would like to keep the very large cedar tree that is on her property line. Renee Korsmo Engbaum,5424 NE 10th Street,Renton,WA 98059 stated that she had been checking with the Clerk's office and she could find no reference to Wedgewood Lane IV,she would like to know what is going on with that plat.She was told that that plat had been approved and gone through the system as Cambridge or under a different name.The only name the City Clerk could fmd would possibly be Rutledge-Bent Nose.They were discouraged that they could not get into the platting process for that development. She is not opposed to the Wedgewood Lane V development but does have some concerns and questions for the record.There are five Wedgewood properties and presume that there will be one homeowner's association for all the properties,she would like to have that clarified.Who is going to be responsible for the wording in the homeowner's association documents regarding the storm water systems and pond maintenance? Her property fronts Wedgewood Lane Ill to the east and is one acre and a quarter ofland.Honey Creek flows through the Category 3 wetland and drains into Honey Creek,which runs through her property.They are on the low side and drainage will be flowing towards them out of Pond A.The storm water system and pond maintenance is crucial for her.Ifthe systems fail,back up,or not maintained,not only is their property jeopardized but NE 10t Street as well will have problems. She is definitely against increasing the depth ofthe Pond. Patrick Gilroy stated that Division IV was processed as the Rutledge-Bent Nose plat around this time last year. Public notices would have been sent out for the hearing.The property changed hands several times before he became involved in the project and it was connected to the Wedgewood properties. One HOA will be prepared for all five divisions ofWedgewood Lane.All five divisions will be responsible and the document will be quite complex concerning the landscaping,alleyways,roads,and the pond.The final document will be part of the fmal plat process. The east wall of the pond that has been constructed so far is not complete,there will be more construction and height added to that wall in order to make it the correct height per the design.All the leaching and sloughing concems have been addressed. There was some discussion between Patrick Gilroy and Renee Engbaum regarding the options for the pond. Kayren Kittrick,Development Services Stated that the project manager had not completed the review ofthe pond and surrounding areas.In Wedgewood Lane Division 11I there are actually two ponds.Lots 30-35 of Wedgewood IH back onto the largest pond.It feeds into the wetlands and the Honey Creek stream.The fact that Aspenwoods has its own facility did open up some space in the pond.The net square footages are less for "Wedgewood Lane (Div 5)Prek File No.:LUA-05-166,ECF,PP April 11,2006 Page 5 ,lary Plat ® the Wedgewood IV and V together than what Aspenwoods would have contributed,it should accommodate the new divisions,but is has not been proven. In order to expand the pond,the wall would have to be moved five feet to the west.Development Services is currently studying if there is enough space on the adjacent lots to move the wall five feet orjust how this will be handled.The preference is that it not be on an easement but on it's own parcel.Ifit is found that the capacity is not sufficient,then they would move to Division V and remove a couple oflots. Under the preliminary plat for Wedgewood HI,it was sized specifically to be area-wide,it was supposed to take offofNE l0B,the new street,and the Aspenwoods development,all of that was supposed to be coming into this one facility.It was being treated as a regional facility.There has always been the latitude or requirement that once the construction drawings have been submitted and the actual fmal design,which accommodates conditions from the heating,conditions from otherjurisdictions,in this case it appeared that with preliminary calculations the facility would go in Division HI.Ifthe surface were not sufficient,then they would have to put in a water quality bioswale.That is very minimal,it can be put into the landscaping and would meet the additional surface square footage that would be necessary. Patrick Gilroy showed pictures of what the concrete wall might look like. The Examiner called for further testimony regarding this project.There was no one else wishing to speak,and no further comments from staff.The hearing closed at approximately 10:14 a.m. FINDINGS CONCLUSIONS &RECOMMENDATION Having reviewed the record in this matter,the Examiner now makes and enters the following: FINDINGS: 1.The applicant,Patrick Gilroy,Land Trust,Inc.,filed a request for a Preliminary Plat. .The yellow file containing the staffreport,the State Environmental Policy Act (SEPA)documentation and other pertinent materials was entered into the record as Exhibit #1. .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. .The subject site is located at 1002 Hoquiam Avenue NE.The subject site is located on the east side of Hoquiam.A new easterly extension ofNE 10th Street will run along the subject site's south property line. .The currently vacant lot is 2.38 acres in area.The subject site is approximately 631 feet deep (east to west)by 164 wide (Hoquiam frontage). ,The map element of the Comprehensive Plan designates the area in which the subject site is located as suitable for the development ofsingle-family uses,but does not mandate such development without consideration ofother policies of the Plan. 8.The subject site is currently zoned R-8 (Single Family -8 dwelling units/acre). 9.The subject site was annexed to the City with the adoption ofOrdinance 4918 enacted in October 2001. ftWedgewoodLane(Div 5)Prelary Plat File No.:LUA-05-166,ECF,PP April 11,2006 Page 6 O 10. 13. 18. 19. 20. The subject site is surrounded by R-8 Zoning to the north,west and south.R-4 (single family;4 units per acre)Zoning is east ofthe site.Mostly single family uses or undeveloped parcels surround the subject site with Hazen High School located west of the site,across Hoquiam. The subject site slopes at an average grade ofapproximately 5 percent toward the east. Staffreports that there are evergreen and deciduous trees,brush,grass and landscaping materials on the site with more dense plant materials located on the westem portion ofthe site.Plans submitted by the applicant on December 23,2005 show all trees being removed.Staffhas recommended that a tree inventory and retention plan be submitted prior to construction permits being issued.That appears to be late in the process when lot layouts might preclude working around significant trees. The applicant proposes dividing the subject site into thirteen lots.Proposed Lots 2 to 13 will be aligned along the north side ofthe newly extended NE 10th Street.These lots would be oriented south to north and Proposed Lot 2 would be a comer lot at the intersection ofHoquiam and 10th.Proposed Lot 1 would deviate from this pattern and it would be oriented east to west.It would take access strictly from Hoquiam and would be located north of the rear yards ofProposed Lots 2 and 3. The proposed lots range in size from 4,729 square feet to 7,905 square feet. Access to the site will be provided by a through road,NE 10th Street,which will run from Hoquiam on the west across to an existing stub road on the east.After approval of a modification granted by staff, the road will be a 42-foot right-of-way.The sidewalk and required landscaping,subject to an additional modification,will be within an easement across the front ofthe lots. The density for the plat would be 6.1 dwelling units per acre. The subject site is located within the Renton School District.The project is expected to generate approximately 5 or 6 school age children.These students would be spread across the grades and would be assigned on a space available basis. The development will increase traffic approximately 10 trips per unit or approximately 130 trips for the 13 single-family homes.Approximately ten percent ofthe trips,or approximately 13 additional peak hour trips will be generated in the morning and evening. Stormwater would be contained on a Tract,Pond A,on separate property being developed by the applicant southeast of the subject site.Pond A is located on Division III ofthe Wedgewood development and was designed to serve Divisions I,II,and HI.The pond was not originally designed with capacity to serve the subject site.A review found it could serve Division IV which is located south of the subject site.The pond may need to be enlarged.The review found the pond could provide proper capacity if it were either widened to the west or if a two-foot concrete wall were constructed along the berm.The ERC required the project meet the 2005 King County Manual's Level 2 for water quality and detention.The ERC also specifically required that any alteration ofthe pond must maintain its landscaping and trail appearance and functions be preserved.Staff did indicate that one detention system probably would be a better solution than a series ofsmaller ones serving the individual plats Neighbors are concerned about potential drainage issues if the pond were to malfunction.Staffbelieves that there is sufficient capacity to handle the flows.There was also concern about grade differences at the boundary of the subject site and it appears that the applicant will work with adjoining property owners on this issue. •Wedgewood Lane (Div 5)Prelh_nary Plat File No.:LUA-05-166,ECF,PP April 11,2006 Page 7 21.Sewer will be provided by the City and Water District 90 will provide water service.Staffreports that there is adequate capacity for these utilities. CONCLUSIONS: °The proposed plat,in the main,appears to serve the public use and interest.Creating additional building lots in a growing urban area that has access to sewer and water utilities is appropriate according to the comprehensive plan.At the same time,the applicant made changes to the proposal that while more efficient in some respects generates questions in the area ofstormwater control.In addition,a tree retention plan designating 25%ofthe trees to be retained was not available for review at the heating. .Rather than contain stormwater on the limited property involved in this application it will be conveyed to an offsite location.The Pond A on Wedgewood Division HI was not designed to accommodate the additional stormwater,particularly,after it was determined that it could handle stormwater from Phase 4,also,not originally anticipated.The pond may have to be enlarged to accommodate Division V.Two solutions were offered to enlarge the pond to handle the additional water.One would increase the pond along its western edge and another would require a concrete wall approximately 2 feet high.The ERC required that the expansion preserve the natural appearance and a trail.The applicant should expand the pond laterallyrather than increasing its depth by constructing a concrete wall which would be less than natural.In addition,a bioswale may be necessary on the subject site to treat the stormwater. .The applicant needs to provide both a tree plan at this stage ofreview and elect which trees to protect to accommodate the staffrecommendation to preserve 25%of the trees.Leaving submission and details until construction permits are requested will result in less than thorough analysis.The applicant will have to submit those plans before this office will forward the matter for City Council review. .The development ofthe plat will increase the traffic and population in this area.Both ofthose impacts were anticipated when the comprehensive plan as well as the zoning was adopted for this area.Area roads can accommodate the additional traffic and the applicant will be paying fees to offset those impacts.Park fees will help accommodate the additional population in nearby parks. °The development of the subject site will provide additional single family housing choices while retaining some of the natural amenities ofthe site.The rectangular lots and access are appropriate. °In conclusion,the proposed plat,subject to the conditions noted below,should be approved by the City Council. RECOMMENDATIONS:; The City Council should approve the proposed plat subject to the following conditions: 1.The applicant shall comply with the conditions imposed by the ERC. .The applicant shall provide stormwater retention in Pond A at Wedgewood Division HI.If it becomes necessary to enlarge the pond,it shouldbe enlarged along the westem edge and otherwise comply with the conditions imposed by the ERC. °The applicant shall develop a bioswale on the subject site ifone is required by storm drainage requirements. .The applicant shall provide a detailed landscape plan that shows proposed landscaping,including street trees for all street frontages and setback areas.If a bioswale is necessary to meet the water quality WedgewoodLane(Div5)PreliaryPlat File No.:LUA-05-166,ECF,PP April ll,2006 Page 8 O treatment requirements of the 2005 King County Surface Water Design Manual,Level 2,for the proposed plat,the bioswale area shall also be landscaped.Satisfaction of these requirements shall be subject to review and approval of the Development Services Division prior to recording ofthe final plat. .The applicant shall provide a tree inventory and tree retention plan to this office and to the Development Services Division for review and approval prior to the plat going to the City Council.The plan must show preservation ofat least 25%of trees with a minimum diameter of 8"(evergreen)or 12" (deciduous)when measured 4 feet above grade,and indicate how proposed building footprints would be sited.The following species are exempted from the retention requirements outside of critical areas: a.All Populus species including cottonwood (Populus trichocarpa),quaking aspen (Populus tremuloides),Lombardypoplar (Populus nigra "Italica"),etc. b.All Alnus species which includes red alder (Alnus oregona),black alder (Alnus glutinosa), white alder (Alnus rhombifolia),etc. c.Salix species which includes weeping willow (Salix babylonica),etc.,unless along a stream bank and away from paved areas. d.All Platanus species which include London plant tree (Platanus acerifolia),American sycamore, buttonwood (Platanus occidentalis),etc. .The applicant shall comply with the conditions ofthe approved modification for street width reduction and landscaping/sidewalk placement,dated March 13,2006. ORDERED THIS 11th day ofApril 2006. FRED J.KA HEARING EXAMINER TRANSMHTED THIS 11 th day of April 2006 to the parties of record: Keri Weaver 1055 S Grady Way Renton,WA 98055 PL Development PO Box 376 Mercer Island,WA 98040 Patrick Gilroy LandTrust,Inc 1560 140th Avenue NE #100 Bellevue,WA 98005 Angel Anderson 5300 NE 10th Street Renton,WA 98059 Rene Korsmo-Engbaum 5424 NE 10th Street Renton,WA 98059 TRANSMITTED THIS 11 m day of April 2006 to the following: Mayor Kathy Keolker Jay Covington,Chief Administrative Officer Julia Medzegian,Council Liaison Alex Pietsch,Economic Development Gregg Zimmerman,PBPW Administrator Neil Watts,Development Services Jennifer Hennmg,Development Services Stacy Tucker,Development Services Stan Engler,Fire Larry Meckling,Building Official Planning Commission Transportation Division Utilities Division Janet Conklin,Development Services King County Journal ".nary PlatWedgewoodLane(Div 5)Prei. File No.:LUA-05-166,ECF,PP April 11,2006 Page 9 Pursuant to Title IV,Chapter 8,Section 100(G)of the City's Code,request for reconsideration must be filed in writing on or before 5:00 p.m,April 25,2006.Any aggrieved person feeling that the decision of the Examiner is ambiguous or based on erroneous procedure,errors of law or fact,error injudgment,or the discovery ofnew 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 IV,Chapter 8,Section 110,which requires that such appeal be filed with the City Clerk,accompanying a filing fee of $75.00 and meeting other specified requirements. Copies of this ordinance are available for inspection or purchase in the Finance Department,first floor of City Hall.An appeal must be filed in writing on or before 5:00 p.m.April 25,2006. If the Examiner's Recommendation or Decision contains the requirement for Restrictive Covenants,th___.ee executed Covenants will be required prior to approval by City Council or final processing of the f'de.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-nmker 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 ofthis doctrine would result in the invalidation ofthe request by the Court. The Doctrine applies not only to the initial public hearing but to all requests for Reconsideration as well as Appeals to the City Council. ®• t ,it t|-.. t}thiSt. ll8th °r-ir. t l 121st St. RM-F | 0 D6 -3 T23N RSE E 1/2 \2 J" SN ll2th P1. v.o TW Sg ll7th Sg 124th tR8. F6 -15 T23N RSE E l/Z ....Renton i i E6 10 T23N R5E E 1/2rm Exhibit 3 I C9Z Exhibit 5 @ ",.'.'.',tVl /.S/"/.,=/•C//VV-/ .NO/S/A/(]3NV'I (IO011AL:;I(7..91H IVTdJ(BVNIIVrLt'€ C3t/I Exhibit 2 ®@ 2.ENVIRONMENTAL REVIEW Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C,1971 as amended),on February 24,2006,the Environmental Review Committee issued a Determination of Non-Signiticance -Mitigated (DNS-M)for the Wedgewood V Preliminary Plat.The DNS-M included 8 mitigation rnures as listed below.A 14-day appeal pedod commenced on February 24,2005 and ended on March 10,2005.No appeals were filed. 3.COMPLIANCE WITH ERC MITIGATION MEASURES Based on an analysis of the probable impacts from the proposal,the Environmental Review Committee (ERC) issued the fclowing mitigation measures with the Determination of Non-Significance-Mitigated (DNS-M): 1.The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Ptan (TESCP)designed pursuant to the Department of_Eco!c..Vs Erosion..an.d .__iment Control_. Requirements,outlined in Volume II of the 2001 Stormwater Management Manual,andprovide staff with a Construction Mitigation Plan prior to issuance of construction perm#s.This Plan shall be subject to review and approval by the Development Services Division. 2.The applicant shall comply with the recommendations contained within the geotechnical report dated December 22,2005,preparedby Earth Consufants,Inc. 3.The applicant shaft comply with the recommendations for downstream drainage improvements and improvements to "Pond A"located on the Wedgewoodfll s#e,to accommodate storm water drainage from the Wedgewood V site,as described in the preliminary dFainage report dated December 2 2005,prepared by Core Design,Inc.,with the condition that the project shall be dasigned to comply with the 2005 King County Surface Water Design Manual -Level 2 for water quality 'eatment and detention. 4.If anyalterations ofPond A are required in order to accommodate drainage from the Wedgewood V site,which will impact the pond's landscaping/rai/improvements as approved in the Wedgewood III preliminary plat (LUA 05-086),these impacts shall be mitigated so that the appearance and function ofthe landscaping and trail are not reduced_ 5.Pond A on the Wedgewood III site shall not be altered so that safetyfencing is required. 6.The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 per new sfngle-fami/y lotprior to the recording of the finalplat. 7.The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip associated w#h the project prior to the recording of the final plat. 8.The applicant shallpay the appropriate Parks Mitigation Fee basedon $,530.76 per new single-family lotprior to the recording ofthe final plat. 4.STAFF REVIEW COMMENTS Representatives from various City departments have reviewed the application materials to identify and address site plan issues from the proposed development.These comments are contained in the official tile,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 reporL Staff Rpt Wedgewood V 05-166 EXHIBIT "A" be south half of the south half of the sourheas quarter of the northwest quarter of the northeast quarter of Sectlon i0,Townshap 23 Nor:h,Range 5 East,W M ,in Klng County,Washlngton, £XCEPT the west 30 feet thereof conveyed to Kng County for road purposes,by deed recorded under Record_ng Number 3261892 END OF SCHEDULE A CD €::). O czczm AFFIDAVIT OF SERVICE BY MAILING STATE OF WASHINGTON ) ) County of King ) SS. Nancy Thompson being first duly swom,upon oath,deposes and states: That on the 11 th day of April 2006,affiant deposited via the United States Mail a sealed envelope(s)containing a decision or recommendation with postage prepaid,addressed to the parties ofrecord in the below entitled application or petition. Signature: SUBSCRIBED AND SWORN to before me this ffq/4 day of =-.---?&sstq'N,,¢, "1I.O['"'&C./," !.lI V\\\.\' tOt//,2006. / Na}yPublic ir and or the State of Washington lttesiding at /..¢?z//-t ,therein. Application,Petition or Case No.:Wedgewood Lane V File No.:LUA 05-166,ECF,PP The Decision or Recommendation contains a complete list ofthe Parties ofRecord. @ @ HEARING EXAMINER'S REPORT April 11,2006 OFFICE OF THE HEARING EXAMINER CITY OF RENTON Minutes APPLICANT:Patrick Gilroy LandTrust,Inc. 1560 140th Avenue NE,Suite 100 Bellevue,WA 98005 OWNER:Janet Lee PO Box 376 Mercer Island,WA 98040 Wedgewood Lane (Division V)Preliminary Plat File No.:LUA 05-166,ECF,PP LOCATION:1002 Hoquiam Avenue NE SUMMARY OF REQUEST:Approval for a 13-lot subdivision of a 2.38-acre site intended for the development of single-family detached units. SUMMARY OF ACTION:Development Services Recommendation:Approve subject to conditions DEVELOPMENT SERVICES REPORT:The Development Services Report was received by the Examiner on March 14,2006. PUBLIC HEARING:After reviewing the Development Services Report,examining available information on file with the application,field checking the property and surrounding area;the Examiner conducted a public hearing on the subject as follows: MINUTES Thefollowing minutes are a summary ofthe March 21,2006 hearing. The legal record is recorded on CD. The hearing opened on Tuesday,March 21,2006,at approximately 9:01 a.m.in the Council Chambers on the seventh floor of the Renton City Hall.Parties wishing to testify were affirmed by the Examiner. The following exhibits were entered into the record: Exhibit No.1:Yellow file containing the original application,proof of posting,proof of publication and other documentation pertinent to this request. Exhibit No.3:Zoning Map Exhibit No.5:Tree Cutting/Land Clearing Plan Exhibit No.7:Preliminary Landscape Plan Exhibit No.2:Preliminary Plat Plan Exhibit No.4:Existing Conditions Plan Exhibit No.6:Preliminary Grading and Utility Plan Exhibit No.8:Street Width and Sidewalk/Landscape Modification 8WedgewoodLane(Div 5)Preli//iary Plat File No.:LUA-05-166,ECF,PP April I 1,2006 Page 2 ® Exhibit No.9:Wedgewood Lane Division III Pond A area map. Exhibit No.10:Cross section ofPond A with proposed modification. The hearing opened with a presentation of the staffreport by Keri Weaver,Senior Planner,Development Services,City of Renton,1055 S Grady Way,Renton,Washington 98055.The applicant is requesting preliminary plat approval for a 13-lot subdivision on a 2.38-acre site located at 1002 Hoquiam Avenue NE for the eventual development of single-family residences.The site is zoned Residential 8 units per acre (R-8).The site is currently vacant. Access to Lot 1 will be via Hoquiam Avenue NE by private driveway.Access of Lots 2 -13 will be via an extension ofNE 10th Street along the southern boundary ofthe plat. There is a gentle southeast slope with an average grade of 5%.Vegetation consists of evergreen and deciduous trees,brush,grass and landscaping shrubbery.On-site cut and grading was proposed in the amount of 20,O00 cubic yards. The applicant has applied for an administrative street standards modification to reduce the right-of-way width of the extension ofNE 10th Street from 50-feet down to 42-feet.Future development of NE 10 Street will also be 42-feet wide.Development Services approved this modification. A modification was also allowed to replace the required 5-foot landscaping strip between the back of the curb and the front of the sidewalk with the sidewalk located in the utility and sidewalk easement on the front 10-feet of all lots facing NE 10th Street.The approval was conditioned requiring that any proposed lot fencing will be at least two feet from the sidewalk and the sidewalk area to be landscaped.The Wedgewood homeowners association will be responsible for the maintenance of that landscaping. A conceptual landscape plan was submitted showing two street trees per lot.A detailed landscape plan will be required in the event a bioswale area is required.The applicant will also be required to provide a tree inventory and tree retention plan. The Examiner inquired as to why these plans were not available now and ifit should be available prior to his approving lot arrangement and the number oftrees that will be removed. Ms.Weaver stated that this is a fairly new requirement for preliminary plats.It appears that there is sufficient information in this case,trees have already been removed,there are a few remaining trees.These plans have been required as a plat condition.The applicant provided a tree-clearing plan that showed the entire site to be cleared,so in this case a tree inventory was not required.Staff does not agree with that. The Examiner felt it was appropriate to know what was being removed and cleared and what was being protected.Also,he inquired as to why so much grading was being done on site. Ms.Weaver stated that the applicant proposed to convey storm water from the site to the existing detention pond,known as Pond A located on the site of the Wedgewood HI plat,with revisions to accommodate the additional storm water volumes that are anticipated.For this application,a separate drainage analysis was provided to demonstrate that with minor modifications the pond could also accommodate additional sufficient capacity for the runoff resulting from Wedgewood V. If the water quality and detention facilities are designed in accordance with 2005 King County Surface Water Design Manual,Level 2 the potential impacts of the development will be adequately mitigated and will not affect other properties. @WedgewoodLane(Div 5)Preliminary Plat File No.:LUA-05-166,ECF,PP April 11,2006 Page 3 @ The ERC issued a Determination of Non-Significance -Mitigated with 8 mitigation measures.There were no appeals. Staffdid revise Condition 2 to read as follows: "The applicant shall provide a detailed landscape plan that shows proposed landscaping,including street trees for all street frontages and setback areas.If a bioswale is necessary to meet the water quality treatment requirements ofthe 2005 King County Surface Water Design Manual,Level 2,for the proposed plat,the bioswale area shall also be landscaped.Satisfaction of these requirements shall be subject to review and approval of the Development Services Division prior to recording of the final plat." Ifthe bioswale is needed,it could be on the subject site or on the Wedgewood m site._ The net density for this plat is 6.1 du/acre,which is consistent with the required density range for the R-8 zone. The proposed lots comply with the lot dimension and size requirements for the R-8 zone.Compliance with setback and building standards will be verified prior to the issuance of individual building permits. The proposed building pads appear to be adequately sized for the provision of the required parking stalls. All lot comers at intersections ofdedicated public rights-of-way have a minimum radius of 15 feet. Fire and Traffic and Park mitigation fees have been imposed on this plat. The site is located within the boundaries of the Renton School District and they have indicated that they can handle the proposed new students. Water and Sanitary Sewer will be provided by the City of Renton. Patrick Gilroy,LandTrust,Inc.,1560 140th Avenue NE,Ste.100,Bellevue,WA 98005 stated that he is the applicant for this application. The water to the site is actually being provided by Water District 90 and not the City of Renton. The engineer for this project is not concerned about the requirement for a bioswale,the pond that was designed for Division III is a water quality and water retention pond and there is enough space and capacity to provide for both Division IV and V. Pond A is taking on the drainage for the entire site,all five divisions ofWedgewood Lane.It was originally designed for Divisions I -HI,as well as taking on the plat of Aspenwood,to the west of Division IH. Aspenwood has decided to go their own way,so there is additional capacity in Pond A to accommodate Division IV and Division V.The possibility of increasing the surface area of the pond to create additional capacity for Division V,that has been submitted to City Staff for review and they have not received comments back.The wall option is a 2-foot concrete wall and it is not over-imposing on the site.There is a sufficient amount oflandscaping in the design to hide that wall if necessary. The Examiner inquired about an agreement between LandTrust,Inc.and Mrs.Anderson. Mr.Gilrov stated that the agreement between LandTrust and Mrs.Anderson involves her concern about the grade difference between her property and the proposed site.There should not be a great difference between Division V and the Anderson property.They have outlined agreements for fencing and wall ifnecessary to protect her property. tWedgewoodLane(Div 5)Prelin'ary Plat File No.:LUA-05-166,ECF,PP April 11,2006 Page 4 O There was a survey that was submitted with the property,the survey showed all the trees on the property and a land-clearing plan was submitted subsequent to that survey. Angeline Anderson,5300 NE 10t Street,Renton,WA 98059 stated that she is in favor of the development. There are no issues with the developing going in,however,when the Brookfield development went in,there was nothing done to prevent them from raising the level of the ground between the plat and her property.Mr.Gilroy has agreed to accommodate her needs and build a fence or whatever may be necessary to protect her property. She did have an additional concem with her driveway and the fact that it could be lower than the new homes and drainage could cause water to puddle in her driveway. The only trees that are on the site are bordering her property and she would like to keep the very large cedar tree that is on her property line. Renee Korsmo Engbaum,5424 NE 10 Street,Renton,WA 98059 stated that she had been checking with the Clerk's office and she could find no reference to Wedgewood Lane IV,she would like to know what is going on with that plat.She was told that that plat had been approved and gone through the system as Cambridge or under a different name.The only name the City Clerk could fmd would possibly be Rutledge-Bent Nose.They were discouraged that they could not get into the platting process for that development. She is not opposed to the Wedgewood Lane V development but does have some concerns and questions for the record.There are five Wedgewood properties and presume that there will be one homeowner's association for all the properties,she would like to have that clarified.Who is going to be responsible for the wording in the homeowner's association documents regarding the storm water systems and pond maintenance? Her property fronts Wedgewood Lane lIl to the east and is one acre and a quarter of land.Honey Creek flows through the Category 3 wetland and drains into Honey Creek,which runs through her property.They are on the low side and drainage will be flowing towards them out ofPond A.The storm water system and pond maintenance is crucial for her.Ifthe systems fail,back up,or not maintained,not only is their property jeopardized but NE 10t Street as well will have problems. She is definitely against increasing the depth of the Pond. Patrick Gilroy stated that Division IV was processed as the Rutledge-Bent Nose plat around this time last year. Public notices would have been sent out for the hearing.The property changed hands several times before he became involved in the project and it was connected to the Wedgewood properties. One HOA will be prepared for all five divisions of Wedgewood Lane.All five divisions will be responsible and the document will be quite complex concerning the landscaping,alleyways,roads,and the pond.The final document will be part of the final plat process. The east wall of the pond that has been constructed so far is not complete,there will be more construction and height added to that wall in order to make it the correct height per the design.All the leaching and sloughing concerns have been addressed. There was some discussion between Patrick Gilroy and Renee Engbaum regarding the options for the pond. Kavren Kittrick,Development Services stated that the project manager had not completed the review of the pond and surrounding areas.In Wedgewood Lane Division III there are actually two ponds.Lots 30-35 of Wedgewood III back onto the largest pond.It feeds into the wetlands and the Honey Creek stream.The fact that Aspenwoods has its own facility did open up some space in the pond.The net square footages are less for OWedgewoodLane(Div 5)Prelirm--nary Plat File No.:LUA-05-166,ECF,PP April 11,2006 Page 5 @ the Wedgewood IV and V together than what Aspenwoods would have contributed,it should accommodate the new divisions,but is has not been proven. In order to expand the pond,the wall would have to be moved five feet to the west.Development Services is currently studying ifthere is enough space on the adjacent lots to move the wall five feet orjust how this will be handled.The preference is that it not be on an easement but on it's own parcel.If it is found that the capacity is not sufficient,then they would move to Division V and remove a couple oflots. Under the preliminary plat for Wedgewood III,it was sized specifically to be area-wide,it was supposed to take offofNE 10th,the new street,and the Aspenwoods development,all of that was supposed to be coming into this one facility.It was being treated as a regional facility.There has always been the latitude or requirement that once the construction drawings have been submitted and the actual fmal design,which accommodates conditions from the hearing,conditions from otherjurisdictions,in this case it appeared that with preliminary calculations the facility would go in Division IlL If the surface were not sufficient,then they would have to put in a water quality bioswale.That is very minimal,it can be put into the landscaping and would meet the additional surface square footage that would be necessary. Patrick Gilrov showed pictures of what the concrete wall might look like. The Examiner called for further testimony regarding this project.There was no one else wishing to speak,and no further comments from staff.The hearing closed at approximately 10:14 a.m. FINDINGS,CONCLUSIONS &RECOMMENDATION Having reviewed the record in this matter,the Examiner now makes and enters the following: FINDINGS: 1.The applicant,Patrick Gilroy,Land Trust,Inc.,filed a request for a Preliminary Plat. . . The yellow file containing the staff report,the State Environmental Policy Act (SEPA)documentation and other pertinent materials was entered into the record as Exhibit #1. 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. .The subject site is located at 1002 Hoquiam Avenue NE.The subject site is located on the east side of Hoquiam.A new easterly extension ofNE 10th Street will run along the subject site's south property line. °The currently vacant lot is 2.38 acres in area.The subject site is approximately 631 feet deep (east to west)by 164 wide (Hoquiam frontage). .The map element of the Comprehensive Plan designates the area in which the subject site is located as suitable for the development of single-family uses,but does not mandate such development without consideration of other policies ofthe Plan. 8.The subject site is currently zoned R-8 (Single Family -8 dwelling units/acre). 9.The subject site was annexed to the City with the adoption of Ordinance 4918 enacted in October 200 I. 6WedgewoodLane(Div 5)Prelin'ary Plat File No.:LUA-05-166,ECF,PP April 11,2006 Page 6 10. 13. 14. 15. 18. 19. 20. The subject site is surrounded by R-8 Zoning to the north,west and south.R-4 (single family;4 units per acre)Zoning is east of the site.Mostly single family uses or undeveloped parcels surround the subject site with Hazen High School located west ofthe site,across Hoquiam. The subject site slopes at an average grade of approximately 5 percent toward the east. Staff reports that there are evergreen and deciduous trees,brush,grass and landscaping materials on the site with more dense plant materials located on the western portion of the site.Plans submitted by the applicant on December 23,2005 show all trees being removed.Staffhas recommended that a tree inventory and retention plan be submitted prior to construction permits being issued.That appears to be late in the process when lot layouts might preclude working around significant trees. The applicant proposes dividing the subject site into thirteen lots.Proposed Lots 2 to 13 will be aligned along the north side of the newly extended NE 10th Street.These lots would be oriented south to north and Proposed Lot 2 would be a comer lot at the intersection of Hoquiam and 10th.Proposed Lot 1 would deviate from this pattern and it would be oriented east to west.It would take access strictly from Hoquiam and would be located north of the rear yards ofProposed Lots 2 and 3. The proposed lots range in size from 4,729 square feet to 7,905 square feet. Access to the site will be provided by a through road,NE 10th Street,which will run from Hoquiam on the west across to an existing stub road on the east.After approval of a modification granted by staff, the road will be a 42-foot right-of-way.The sidewalk and required landscaping,subject to an additional modification,will be within an easement across the front of the lots. The density for the plat would be 6.1 dwelling units per acre. The subject site is located within the Renton School District.The project is expected to generate approximately 5 or 6 school age children.These students would be spread across the grades and would be assigned on a space available basis. The development will increase traffic approximately 10 trips per unit or approximately 130 trips for the 13 single-family homes.Approximately ten percent of the trips,or approximately 13 additional peak hour trips will be generated in the morning and evening. Stormwater would be contained on a Tract,Pond A,on separate property being developed by the applicant southeast of the subject site.Pond A is located on Division III of the Wedgewood development and was designed to serve Divisions I,II,and HI.The pond was not originally designed with capacity to serve the subject site.A review found it could serve Division IV which is located south ofthe subject site.The pond may need to be enlarged.The review found the pond could provide proper capacity ifit were either widened to the west or if a two-foot concrete wall were constructed along the berm.The ERC required the project meet the 2005 King County Manual's Level 2 for water quality and detention.The ERC also specifically required that any alteration of the pond must maintain its landscaping and trail appearance and functions be preserved.Staff did indicate that one detention system probably would be a better solution than a series of smaller ones serving the individual plats Neighbors are concerned about potential drainage issues ifthe pond were to malfunction.Staff believes that there is sufficient capacity to handle the flows.There was also concern about grade differences at the boundary ofthe subject site and it appears that the applicant will work with adjoining property owners on this issue. Wedgewood Lane (Div 5)Preliminary Plat File No.:LUA-05-166,ECF,PP April 11,2006 Page 7 21.Sewer will be provided by the City and Water District 90 will provide water service.Staff reports that there is adequate capacity for these utilities. CONCLUSIONS: °The proposed plat,in the main,appears to serve the public use and interest.Creating additional building lots in a growing urban area that has access to sewer and water utilities is appropriate according to the comprehensive plan.At the same time,the applicant made changes to the proposal that while more efficient in some respects generates questions in the area of stormwater control.In addition,a tree retention plan designating 25%of the trees to be retained was not available for review at the hearing. .Rather than contain stormwater on the limited property involved in this application it will be conveyed to an offsite location.The Pond A on Wedgewood Division IH was not designed to accommodate the additional stormwater,particularly,after it was determined that it could handle stormwater from Phase 4,also,not originally anticipated.The pond may have to be enlarged to accommodate Division V.Two solutions were offered to enlarge the pond to handle the additional water.One would increase the pond along its western edge and another would require a concrete wall approximately 2 feet high.The ERC required that the expansion preserve the natural appearance and a trail.The applicant should expand the pond laterally rather than increasing its depth by constructing a concrete wall which would be less than natural.In addition,a bioswale may be necessary on the subject site to treat the stormwater. .The applicant needs to provide both a tree plan at this stage ofreview and elect which trees to protect to accommodate the staffrecommendation to preserve 25%ofthe trees.Leaving submission and details until construction permits are requested will result in less than thorough analysis.The applicant will have to submit those plans before this office will forward the matter for City Council review. .The development of the plat will increase the traffic and population in this area.Both of those impacts were anticipated when the comprehensive plan as well as the zoning was adopted for this area.Area roads can accommodate the additional traffic and the applicant will be paying fees to offset those impacts.Park fees will help accommodate the additional population in nearby parks. .The development ofthe subject site will provide additional single family housing choices while retaining some of the natural amenities of the site.The rectangular lots and access are appropriate. .In conclusion,the proposed plat,subject to the conditions noted below,should be approved by the City Council. RECOMMENDATIONS:• The City Council should approve the proposed plat subject to the following conditions: 1.The applicant shall comply with the conditions imposed by the ERC. .The applicant shall provide stormwater retention in Pond A at Wedgewood Division III.Ifit becomes necessary to enlarge the pond,it should be enlarged along the western edge and otherwise comply with the conditions imposed by the ERC. .The applicant shall develop a bioswale on the subject site if one is required by storm drainage requirements. .The applicant shall provide a detailed landscape plan that shows proposed landscaping,including street trees for all street frontages and setback areas.If a bioswale is necessary to meet the water quality 8WedgewoodLane(Div 5)Preliffllgary Plat File No.:LUA-05-166,ECF,PP April 11,2006 Page 8 O treatment requirements ofthe 2005 King County Surface Water Design Manual,Level 2,for the proposed plat,the bioswale area shall also be landscaped.Satisfaction of these requirements shall be subject to review and approval ofthe Development Services Division prior to recording ofthe final plat. .The applicant shall provide a tree inventory and tree retention plan to this office and to the Development Services Division for review and approval prior to the plat going to the City Council.The plan must show preservation of at least 25%oftrees with a minimum diameter of8"(evergreen)or 12" (deciduous)when measured 4 feet above grade,and indicate how proposed building footprints would be sited.The following species are exempted from the retention requirements outside of critical areas: a.All Populus species including cottonwood (Populus trichocarpa),quaking aspen (Populus tremuloides),Lombardy poplar (Populus nigra "Italica"),etc. b.All Alnus species which includes red alder (Alnus oregona),black alder (Alnus glutinosa), white alder (Alnus rhombifolia),etc. c.Salix species which includes weeping willow (Salix babylonica),etc.,unless along a stream bank and away from paved areas. d.All Platanus species which include London plant tree (Platanus acerifolia),American sycamore, buttonwood (Platanus occidentalis),etc. .The applicant shall comply with the conditions of the approved modification for street width reduction and landscaping/sidewalk placement,dated March 13,2006. ORDERED THIS 11 th day of April 2006. FRED J.KAUtAN HEARING EXAMINER TRANSMITTED THIS 11 th day of April 2006 to the parties of record: Keri Weaver 1055 S Grady Way Renton,WA 98055 PL Development PO Box 376 Mercer Island,WA 98040 Patrick Gilroy LandTrust,Inc 1560 140th Avenue NE #100 Bellevue,WA 98005 Angel Anderson 5300 NE 10th Street Renton,WA 98059 Rene Korsmo-Engbaum 5424 NE 10th Street Renton,WA 98059 TRANSMITTED THIS 11th day of April 2006 to the following: Mayor Kathy Keolker Jay Covington,ChiefAdministrative Officer Julia Medzegian,Council Liaison Alex Pietsch,Economic Development Gregg Zimmerman,PBPW Administrator Neil Watts,Development Services Jennifer Henning,Development Services Stacy Tucker,Development Services Stan Engler,Fire Larry Meckling,Building Official Planning Commission Transportation Division Utilities Division Janet Conklin,Development Services King County Journal Wedgewood Lane(Div 5)PreliminaryPlat File No.:LUA-05-166,ECF,PP April ll,2006 Page 9 Pursuant to Title IV,Chapter 8,Section 100(G)of the City's Code,request for reconsideration must be filed in writing on or before 5:00 p.m,April 25 2006.Any aggrieved person feeling that the decision ofthe Examiner is ambiguous or based on erroneous procedure,errors of law or fact,error in judgment,or the discovery ofnew 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 IV,Chapter 8,Section 110,which requires that such appeal be filed with the City Clerk,accompanying a filing fee of $75.00 and meeting other specified requirements. Copies of this ordinance are available for inspection or purchase in the Finance Department,first floor of City Hall.An appeal.must be fded in writing on or before 5:00 p.m,April 25,2006. If the Examiner's Recommendation or Decision contains the requirement for Restrictive Covenants,the executed Covenants will be required prior to approval by City Council or final processing ofthe file.You may contact this office for information on formatting covenants. The Appearance ofFairness 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 ofthe request by the Court. The Doclrine applies not only to the initial public hearing but to all requests for Reconsideration as well as Appeals to the City Council. 0 0 I ..........--4-..........I."i RM-F __L'_"-/i . I .L__J cA ii :ci I 121st St. Y---f!h- lZa/o4 D6 -3 T23N RSE E 1/2 SE ll2th P1. I> , SR ll3th St -- llTLh ¢ SE 124Lh -----llbn i •lI-E6 10 T23N RSE E 1/20 Exhibit 3 I ®® "3NI _I-SI'I,I.LONII;r'I B NOISIAIO3Afl!€700,.'L3h3/i 1T370 ONV 3.M.L .....T-, i ..! t / COZ Z LLkL Exhibit 5 @ ..............................|..........-- Exhibit 2 O O 2.ENVIRONMENTAL REVIEW Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C,1971 as amended),on February 24,2006,the Environmental Review Committee issued a Determination of Non-Significance -Mitigated (DNS,M)for the Wedgewood V Preliminary Plat.The DNS-M included 8 mitigation measures as listed below.A 14-day appeal period commenced on February 24,2005 and ended on March 10,2005.No appeals were filed. 3.COMPLIANCE WITH ERC MITIGATION MEASURES . Based on an analysis of the probable impacts from the proposal,the Environmental Review Committee (ERC) issued the following mitigation measures with the Determination of Non-Significance -Mitigated (DNS-M): 1.The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan ,n-.ESCP)designed pursuant to the Department _of E_co!ogys Erosion and Sediment Control Requirements,outlined in Volume II of the 2001 Stormwater Management Manual,andprovide staff with a Construction M#igation Plan prior to issuance of constnJction perm#s.This Plan shall be subject to review andapproval by the Development Services Division. 2.The applicant shaft comply with the recommendations contained within the geotechnical report dated December 22,2005,prepared by Earth Consultants,Inc. 3 The applicant shall comply with the recommendations for downstream drainage improvements and improvements to ,Pond A"located on the Wedgewood fll site,to accommodate storm water drainage from the Wedgewood V site,as described in the preliminary drainage report dated December 22, 2005,prepared by Core Design,Inc.,with the c(xition that the prcect shall be designed to comply with the 2005 King County Surface Water Design Manual-Level 2 for water quality eatment and detention. 4.If anyalterations ofPond A are required in order to accommodate drainage from the Wedgewood V site,which will impact the pond's landscaping improvements as approved in the Wedgewood III preliminary plat (LUA 05-086),these impacts shall-be mitigated so that the appearance and function of the landscaping and trail are not reduced. 5.Pond A on the Wedgewoocl III site shall not be altered so that safety fencing is required. 6.The applicant shaft pay the appropriate Fire Mitigation Fee based on a rate of $488.O0 per new sfngle-family lot prior to the recording of the final plat. 7.The applicant shall pay the appropriate TralTtc Mitigation Fee based on $75.00 per each new average daily trip associated with the prcect prior to the recording of the finalplat. 8.The applicant shall pay the approprfate Parks Mitigation Fee based on $530.76 per new single-family lot prior to the recording of the final plat. STAFF REVIEW COMMENTS Representatives from various City departments have reviewed the application materials to identify and address site plan issues from the proposed development.These comments are contained in the official file,and the essence of the comments has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of the report. Staff Rpt Wedgewood V 05-166 Wedgewood Lane Division 5 LUA 05-166 March 21,2006 Revised recommended Preliminary Plat Condition #2: "The applicant shall provide a detailed landscape plan that shows proposed landscaping (including street trees)for all street frontages and setback areas.If a bioswale is necessary to meet the water quality treatment requirements of the 2005 King County Surface Water Design Manual (KCSWDM)-Level 2 for the proposed plat,the bioswale area shall also be landscaped.The satisfaction of these requirements shall be subject to the review and approval of the Development Services Division prior to the recording of the final plat." LandTrust,. .nESXDENT PROPER March 10,2006 Patrick &Angeline Anderson 5300 NE 1 h Street Renton,WA 98059 RE:WEDGEWOOD LANE DIVISION 5 -1002 HOQUIAM AVE NE,RETON Agreement Regarding Fencing and Grading Dear Angeline &Patrick: This letter shall act as Agreement between of LandTrust,Inc.,applicant for the Wedgewood Lane Division 5 preliminary plat,and Angeline and Patrick Anderson,property owners abutting the proposed preliminary plat of Wedgewood Lane Division 5. For their part,LandTrust,Inc.covenants to do the following: 1.Provide material and labor to install approximately 130 lineal feet of cedar fence along •the common boundary line between the Wedgewood Lane Division 5 and your property. 2.The fence will be built in a style similar to that depicted in "Exhibit A,"attached hereto. 3.The fence will be installed after LandTrust and/or its contractor have completed final grading of its lots and roads,and installation the Division 5 improvements,including utilities,sidewalks and asphalt.We anticipate this date to be no later than November 1, 2006. 4.If,after final grading is complete,the difference in grade at the common boundary line between Wedgewood Lane Division 5 and your property is greater than 2 feet;a rockery will be installed.However,in no case shall the grade difference exceed 4 feet. 5.In the case of any grade difference described in paragraph 4,above,the fence will be installed at the top back of the slope or rockery. In return,Angeline and Patrick Anderson agree to: Page I of 2 @ @ 1.Refrain from testifying in opposition to the proposed Division 5 preliminary plat at the Public Hearing,scheduled for March 21,2006. 2.Continue to employ a good-faith effort to resolve any potential conflicts,problems, difficulties or issues with the Wedgewood Lane development directly with LandTrust and its employees,prior to involving the City or other jurisdictional representative. LANDTRUST,INC: 3/10/06 Date ANDERSON: Afigeline Anderson Date Patrick Anderson Page 2 of 2 April 20,2006 Keri Weaver Senior Planner Development Services City of Renton 1055 S.Grady Way Renton,Wa.98055 Re:Wedgewood Division 5 LUA 05-166 Ms.Weaver The Hearing Examiners recommendation number 5 requires us to submit a tree inventory and tree retention plan.I have enclosed a tree inventory plan prepared by Neal Baker, ISA of Blue Ribbon Tree &Landscape Specialists Inc.Trees not inventoried were either small alder or cottonwood,which are exempt.He did although note three large alder and cottonwood which also would be exempt leaving seven trees.We are proposing to retain two 35-inch maples located on the rear of lots 11 and 12.Both of these fall within the required rear yard set back so would not be affected by a building footprint. If you require any further information please contact me at 425-444-1726. Lan Dick Gilroy 6eGuarcgJell Mail Center;4258688241 ;Apr-t7-06 9:49AM; .&LandscapeSpeClalistS 17424 8E Renton I issaquah Rd,=Renton,WA 98059 (425)793-4408 •(877)643-3328 •(425}226-3858 Fax email:BlueRIbbonTl.yah0o,corne wwwJlueribbontree,com Page 212 Mark Nodtlward Con,sttuctn -....."._ I have personally inspected-te,area in WegewoodiLane'-Div,51o,-............,I fourr tt ve of a Size tobe:iuied In fOr tr inv,ory They are n.u.ml:rs In there locations on.p!ans YOU supplied me with. 2.Big Leaf Maple 45"DBH 3.Big Leaf Maple 13"DBH 4.Big Leaf Maple 24"DBH 5.Big Leaf Mae 85"DBH --"o 6=-gA.v,;< 6.Big Leaf Maple 35"DBH --4o ";"4"4;< 7."'"""21",u ° AI,,,I,,,4r'J ]r"l'LI •n4l IE,.i b,*i | 9.Western Red Cedar 38"DBH lO.Cherry 20". Submitted Neal Baker ISA #PNi075A Blue Ribbon Tree &Landscape Specialists2064230748 \ \ \\ "\ / I I v/ / / D// \\ / X Wedgewood Lane (Div 5)Preliminary Plat File No.:LUA-05-166,ECF,PP April 11,2006 Page 8 treatment requirements ofthe 2005 King County Surface Water Design Manual,Level 2,for the proposed plat,the bioswale area shall also be landscaped.Satisfaction of these requirements shall be subject to review and approval ofthe Development Services Division prior to recording of the final plat. °The applicant shall provide a tree inventory and tree retention plan to this office and to the Development Services Division for review and approval prior to the plat going to the City Council.The plan must show preservation ofat least 25%oftrees with a minimum diameter of 8"(evergreen)or 12" (deciduous)when measured 4 feet above grade,and indicate how proposed building footprints would be sited.The following species are exempted from the retention requirements outside of critical areas: a.All Populus species including cottonwood (Populus trichocarpa),quaking aspen (Populus tremuloides),Lombardy poplar (Populus nigra "Italica"),etc. b.All Alnus species which includes red alder (Alnus oregona),black alder (Alnus glutinosa), white alder (Alnus rhombifolia),etc.. c.Salix species which includes weeping willow (Safix babylonica),etc.,unless along a stream bank and away from paved areas. d.All'Platanus species which include London plant tree (Platanus acerifolia),American sycamore, buttonwood (Platanus occidentalis),etc. .The applicant shall comply with the conditions ofthe approved modification for street width reduction and landscaping/sidewalk placement,dated March 13,2006. ORDERED THIS 11 th day ofApril 2006. FRED J.KA HEARING EXAMINER TRANSMITTED THIS 11th day of April 2006 to the parties of record: Keri Weaver 1055 S Grady Way Renton,WA 98055 PL Development PO Box 376 Mercer Island,WA 98040 Patrick Gilroy LandTrust,Inc 1560 140th Avenue NE #100 Bellevue,WA 98005 Angel Anderson 5300 NE 10th Street Renton,WA 98059 Rene Korsmo-Engbaum 5424 NE 10th Street Renton,WA 98059 TRANSMITTED THIS 11th day ofApril 2006 to the following: Mayor Kathy Keolker Jay Covington,Chief Administrative Officer Julia Medzegian,Council Liaison Alex Pietsch,Economic Development Gregg Zimmerman,PBPW Administrator Neil Watts,Development Services Jennifer Henning,Development Services Stacy Tucker,Development Services Stan Engler,Fire Larry Meckling,Building Official Planning Commission Transportation Division Utilities Division Janet Conklin,Development Services King County Journal c€.'i .c 'TY )F RENTON -"i • i:'..::[,€,1"]../:..":planning/Bu.ilding/Publ!cW°rksDCpm'ten':i: ,.--,=March;..gnne,,.,_vvv .""."--_.;•.• Patrick Gilroy •-:'LandTrust ": •.,.'560.t40 th Avenue NE,Suite 100 :_,Bellevue,WA 98005 ..i .'.'..,.=-., :SUBJECT:REVISED: ."... '..•.".. ....-. Wedgewood Lane,Division 5 .. Request:for Modification-Street Width Reduction•.....,,-...". •Dear Mr.Gilroy::.": -z - •:..•. ....::We have reviewedthe proposed street,m0diiqcati0n request associated with.the proposed siffgie;.':" ,..-family residential short plat located generally'a!ongNE 10m Streeteast ofHoquiamAvermeNE:,::i- "..:This.is an infil!developmentinrapidlydev,el0pingarea wiihtwo proposed access points:Tile--.- ".'existing streets are pavementwith.-some'pe-destrian improvemefits;or-Under construction,ThUd,;:.:!.',. -::..."-;.-proposed modification re-.questsl to ali0w th pi'oposed new road.width:to be/educed i0 42 feet"iii"!:"."i,, with the standard,cross-section of 32 feet of pavement;parking,curb;guder-and.sidewalk on,--:-"-.:::..... :.""both sides.This-will.alloW-the creati0n of:adciifi6naL|ots:withthe c.onstraints shape,Size:and :':...."" :'.,:;Wetl/ands.The Street,Modification requegt:ito}iaiidw'a 42.foot fig!at-0f way is hereby approved,,ii iI ':"i • ...;.::''-#2 secondary modificationre4iuest to:instii ime:5,afOotqandscape planterspl.between:eback ,dr:):."- -:..:...,:.,curb and the face•ofsideali.:placing the!5:£otSidewahk on:aneasenentilis approzediwith one :i:'"i 'i ,"::'City iTode 4-6-0-50 (Streetstandards)irequires:fuli-Street improqements 0r all,adjacent tiis-f '"'..... """way for,within anddedicated by a plat-Ther,e :i//e also.-certain standards-:i'0r'width ofdedigat.ioi ','-,::for proposed .streets tO_be addedto the City?grid..One of these is:the 42-f00t wide dedication-:-::.::.,,.:... :.,/.Viih 3;feet of pavement,52foot Sidewalk andocurb;and streetlights 'TNs allows fu!i uge oftile ;::-:.:.:. :.stre+t in normal manner..-?•.'".'"':""""';....::.-. ,-,7 .-".-'..-:"."..".'- °7 ::The City can modify street improvements for new plats if there are pract.'ical difficultieg?in i ::,", ?'"i ",Carrying out the'provisi0nS of the Street improvement Ordinance.The M0dificati0nProcedes;:-.::,. ?":'-,:as defined in Section 4:9-25i)D;dlearlYStatsthe:cfitefia for approval b.:thedePartment-".:.:i".,-.i ":.""""....""'"",'":",.",..'.".""..*...."'""-_r."'"",,..:."Admlmstrator.In order.for a modification to:be approved,the department:.Admmmtrato,must,-, i :i "::""...find that a special individual.,reasonmakes thestrict letter of thisOrdlnanceimpraetidal,.that.:..:.. "the modification_:is in'conf0rfiaitY with the intent and:purpose of thls-Ordinance,lind that:such-.--"-.:••'.-.".....".:":......,-,,.i,:•mbdification:_.-...•..... ;.(a)witi meet the objectives arid Safety,.function,appearance,envirorimentaiprotectioij,and -:'..:i maintainability intendedby this Ordinance,.based..upon sound engineering j udgment;and ...":._..- .:z,- :.-., .'.•...: 1055 SoUth Grady Way.-Rentofi,Whington 98055 t:t..r contain.50%rc:vt-lf rnlail ."ff}%rx'r ta irr.r -.". •AttEAD OF'THE;'cLIRv"E "" :i,.::i:'::(b)wili pot:be injuriousto Other proierfi](ies )inthe vicinity;and •'-Z".:"." -F i •C] TY F RENTO,:N :- (4()*}'i':'""Planning/Buiiding/PublicW0rks..Depent." l KathyKlker,Mayor "::.""'GreggZimmerman P.E.,Administrator • =i Match 9,2006 ...'.,.• Patrick Gilroy • LandTrust ,- 1560140:AvenUq':NE,Suite 100 Bellevue,WA •98005" .i -C •.2 ,,••• J. •".?'. "-,-., ••-,":£ .,-'-. '.2 SUBJECTi "Wedgewood Lane,Division:5 ' '::Request forModificati0n-,Street Width Reduction -" ¢.. :DearMr.Gilr0y!".::,-,.. we have reviewedthe proposed streetmodfication'request associated with the proposed single- family residenfiaYshort plat,located,genera!!:yI Nong NE 10thstreeteast of Hoquiam Avenue:NE, This is an infill deyel0pment in rapidly develipi-ng-area with two proposed access points,The ,--..existing.streets /relpavement with some pec[}0'aii ;irriprovelnents or under €onstmcti0n.:The, .proposed.....modification requests,tO allow the:prbposed-..-.-.new road.width..t0.be,.:.reduced tO 142.feet,.._,...._-withthe standard cr0ss-sectionof 32 feet 0fpavertient;parking,curb;gutter,,and sidewalk on .." ""both sides.Thiswilr.allow,the Creation of addifibnal 10ts with the constraints shape,Size;.and..' wet•lands.TheStreetMdificatinrequesftiJalbw.:a42-ftxight-fwayis.herebyappi.ed..--. :i :.....:..,.:/i::::::. ,.A secondary modification_request to,.instaiiihe';f0ot landscapeplmter strip betweenthe'back of"' the curb and the•:face:ofsidewalk,placmg.th:5;foot.sidewalk on)an easement,-is-deni-ed;:?.:.,. -"-citYCode4-6:051JiStreet """.......-":......Standards)tquifes full:,street improvements f0r.alladjacenti:ightskof-: .,.,,..,.•.-..:'.;.....'.%.,••.......•.....,.way for,within,-and dedicated by:a plaL :Thereare also certain standds for..wdth of dedmat!on - •'..:for pr0posedstrgetsf'o beadded to tide Cit):g&iOneofthese is the"42:iSoot wide dedication i .-with 32 feet of pavement,;5-ioot sidewalk and Urb,and streeflights.This aHows full useoflthe.",:.......-.-,.:.:...,.:•....:.,,..•...,...Street in normal riiinner.-.-,........-........:=.-.....•""","."':.-...'2-' The Citycan mOdify;treet.imprOVements fornew,plats if thereare practichl difficuifies,'in ':, :.carrying out the p/ovSilons of the StreetImpro*ementOrdinance:The:M0dificati0n Procedtifes as defined in section 4-9-250D clearly states theicriteria for approval,by,the department ,.j(.-..-.......••..:,-.-.". •Admifiistrator.in,6rder.ior a,modification to b6 approved,the depaimentAdministrator must, --"•.:..findthat a special.individual...reason makes..,thestrict•_letter of this Ordinance..impractical.,that•.the modificaii0n IS in €onformi:tywiththe intent:and purpose of this Ordinance,and that Stich. .,.,.modification:.-,,-.,,.,.-...,•" (a)Will meet theobjectives and safety,,funcfi0n,appearance,environmental protection,and :"maintainability intended by-this Ordinance,based upon soundengineeringjudgtnent;and _ .,(b)"Will notbe injurious to other property(iesj:in the vicinity;and .•"; 1055 South Grady Way-Renton,washington 98055- •AHEAD'OF THE CURVE intendediand ..., City ;nton Department of Planning /Building /PuWgorks ENVIRONMENTAL &DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: APPLICATION NO:LUA05-166,PP,ECF APPLICANT:Patrick Gilroy,LandTrust,Inc. PROJECT TITLE:Wedgewood Lane Div.5 Preliminary Plat SITE AREA:2.38 acres LOCATION:1002 Hoquiam Avenue NE COMMENTS DUE:FEBRUARY 3,2006 DATE CIRCULATED:JANU PROJECT MANAG) PLAN REVIEW:Ameta Henninger ----. BUILDING AREA (gross):N/A WORK ORDER NO:77533 SUMMARY OF PROPOSAL:Proposed subdivision of a 2.38 acre site zoned Residential-8 (R-8)into 13 lots for single-familyresidentialdevelopment.The site is currently vacant.Access to 12 lots would be from an extension of NE 10th Street along thesouthboundaryofthesite,and access to 1 lot would be directly from Hoquiam Ave.NE.No sensitive areas are located on the site. A.ENVIRONMENTAL IMPACT (e.g.Non-Code Element oftheEnvironment Earth A Water Pn Land/Shoreline Use Animals Environmental Health Energy/ Natural Resources ProbableMinorImpacts ProbableMajorImpacts COMMENTS MoreInformationNecessary Element oftheEnvironment Housin9 Aesthetics Li/ht/Glare Recreation Utilities Transportation Public Services Historic/Cultural Preservation Airport Environment 10,000 Feet14,000 Feet C Probable Probable MoreMinorMajorInformationImpactsImpactsNecessary B.POLICY-RELATED COMMENTS C.CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Signature of Director o-r Authorize Representative Date CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 14th day of March,2006,I deposited in the mails of the United States,a sealed envelope containing Preliminary Report to the Hearing Examiner documents.This information was sent to: Name Patrick Gilroy Contact PL Development Owner Angel Anderson POR Mark &Renee Engbaum POR Representing (Signature of Sender),XJ)&__.,t/// STATE OF WASHINGTON )ssCOUNTYOFKING) 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._,@,t.t|hl # Notary Public in nd for the Stae/of W-'hT O '=,t]'9,-', Notary(Print):.t---'yb"kwv',,'--X-yy',.o.K'."%.,._=.. My appointment expires:",'-1--".--".=.: Project Name:Wedgewood Lane Div 5 Preliminary Plat Project Number:LUA05-166,PP,ECF @ @ PUBLIC HEARING City of Renton Department of Planning /Building /Public Works PRELIMINARY REPORT TO THE HEARING EXAMINER A.SUMMARY AND PURPOSE OF REQUEST: Public Hearing Date:March 21,2006 Project Name:Wedgewood V Preliminary Plat Applicant:Patrick Gilroy,LandTrust,Inc.,1560 140th Ave.NE,Suite 100,Bellevue,WA 98005 Owner:Jae Lee,P.O.Box 376,Mercer Island,WA 98040 File Number:LUA-05-166,ECF,PP Project Manager:Keri Weaver,Senior Planner Project Description:The applicant is requesting Preliminary Plat approval for a 13-1ot subdivision of a 2.38-acre site located within the Residential -8 (R-8)zone.The applicant proposes the eventual development of single-family detached units.The lot sizes would range from 4,729 to 7,905 square feet.The site is currently vacant.Access to Lot 1 will be from Hoquiam Ave NE via a private driveway.Access to Lots 2-13 will be from an extension of NE 10th Street along the southern boundary of the plat.There are no sensitive areas located on the site. Project Location:1002 Hoquiam Ave NE City ofRenton P/B/PW Department 'Preliminary Report to the Heanng Examiner WEDGEWOOD V PRELIMINARYPLAT LUA-05-166,ECF,PP PUBLIC HEARING DATE:March 21,2006 B.HEARING EXHIBITS: Page 2 of 8 Ci Exhibit 1 : Exhibit 2: Exhibit 3: Exhibit 4: Exhibit 5: Exhibit 6: Exhibit 7: Exhibit 8: Project file ("yellow file")containing the application,reports,staff comments,and other material pertinent to the review of the project. Preliminary Plat Plan (dated December 23,2005) Zoning Map:Sheet E6 East 1/2 (dated December 28,2004) Existing Conditions Plan (dated December 23,2005) Tree Cutting and Clearing Plan (dated December 23,2005) Preliminary Grading and Utility Plan (dated December 23,2005) Preliminary Landscape Plan (dated December 23,2005) Street Width and Sidewalk/Landscaping Modification (dated March 13,2006) GENERAL INFORMA T/ON: 1.Zoning Designation: 2.Comprehensive Plan Land Use Designation: 3.Existing Site Use: 4.Neighborhood Characteristics: North: East: South: West: 5.Access: . 7. Residential -8 (R-8),8 Dwelling Units per Acre Residential Single Family (RSF) Vacant Single family residential;R-8 zoning Single family residential;R-4 zoning Single family residential;R-8 zoning Hazen High School;R-8 zoning NE 10th Street (to be constructed)from Wedgewood 3 subdivision to Hoquiam Ave.NE Site Area:2.38 acres Project Data:Area Comments Existing Building Area:N/A N/A New Building Area:N/A N/A Total Building Area:N/A N/A D.HIS TORICAUBA CKGROUND: E° Action Land Use File No.Ordinance No.Date Annexation N/A 4918 10/24/2001 Comprehensive Plan N/A 4498 2/20/1995 Zoning N/A N/A 11/03/2004 APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: .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 Staff Rpt Wedgewood V 05-166.doc r¸ City ofRenton P/B/PW Department r 'Preliminary Report to the Heanng Examiner WEDGEWOOD V PRELIMINARY PLAT LUA-05-166,ECF,PP PUBLIC HEARING DATE:March 21,2006 Page 3 of 8 F. 2. 4, ° 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 Chapter 6 Streets and Utility Standards Section 4-6-060:Street Standards Chapter 7 Subdivision Regulations Section 4-7-050: Section 4-7-080: Section 4-7-120: Section 4-7-150: Section 4-7-160: Section 4-7-170: 6.Chapter 9 7.Chapter 11 Definitions General Outline of Subdivision,Short Plat and Lot Line Adjustment Procedures Detailed Procedures for Subdivision Compatibility with Existing Land Use and Plan-General Requirements and Minimum Standards Streets -General Requirements and Minimum Standards Residential Blocks -General Requirements and Minimum Standards Residential Lots-General Requirements and Minimum Standards Procedures and Review Criteria APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: . . 3. Land Use Element:Residential Single Family and Residential Options objectives and policies; Residential Streets objectives and policies;Subdivision of Land objectives and policies. Housing Element:Housing supply objectives and policies;Minimum density policies. Community Design Element::Established neighborhoods objectives and policies;New development objectives and policies;Architecture objectives and policies;Landscape objectives and policies;Streets,sidewalks and streetscape objectives and policies; G.DEPARTMENT ANALYSIS: 1.PROJECT DESCRIPTION/BACKGROUND The applicant is requesting Preliminary Plat approval for a 13-1ot subdivision of a 2.38-acre site located within the Residential -8 (R-8)dwelling units per acre zone.The applicant proposes the eventual development of single- family detached units.The lot sizes would range from 4,729 to 7,905 square feet.The site is currently vacant. Access to Lot 1 will be from Hoquiam Ave NE via a private driveway.Access to Lots 2-13 will be from an extension of NE 10th Street along the southern boundary of the plat.There are no sensitive areas located on the site. The site consists of a gentle southeast slope that descends at an average grade of 5 percent.The surface soils are mapped as Alderwood glacial till.The site vegetation consists of evergreen and deciduous trees,brush, grass and landscaping shrubbery.The western portion is more densely wooded than the eastern portion,which previously contained a single-family residence.The applicant proposes onsite cut and fill grading for site preparation and road construction. The applicant has applied for an administrative street standards modification to reduce the right-of-way width for the extension of NE 10th St from 50 ft to 42 ft,since existing and future development of NE 10th St in the vicinity will also be 42 ft wide.The Development Services Division approved a modification to reduce the road width as requested.A modification was also allowed to place the required 5-foot landscaping strip between the back of the curb and front of the sidewalk,with the sidewalk located in a utility and sidewalk easement on the front 10 ft of all lots facing NE 10th St.The modification for the planting strip was approved with conditions requiring that any proposed lot fencing shall be set back at least 2 feet from the sidewalk,with the setback area to be landscaped, and that the Wedgewood homeowners association shall be responsible for maintenance of the landscaping. Staff Rpt Wedgewood V 05-166.doc City ofRenton P/B/PW Department VyWEDGEWOODVPRELIMINARYPLAT 0 Preliminary Report to the Hearing Examiner LUA-05-166,ECF,PP PUBLIC HEARING DATE:March 21,2006 Page 4 of8 The applicant has submitted a conceptual landscaping plan with two street trees per lot (Red Sunset Maple)and a 5-ft landscaping strip,which is consistent with the City's landscaping requirements.As a preliminary plat condition,a detailed landscaping plan that addresses all street frontages,fence setback areas,and the bioswale area will be required to be submitted to the Development Services Division for review and approval prior to recording of the final plat.Additionally,prior to receiving construction permits,the applicant will be required to provide a tree inventory and tree retention plan to the Development Services Division for review and approval. The plan must show preservation of at least 25%of trees with a minimum diameter of 8"(evergreen)or 12" (deciduous)when measured 4 fl above grade,and indicate how proposed building footprints will be sited. 2.ENVIRONMENTAL REVIEW Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C,1971 as amended),on February 24,2006,the Environmental Review Committee issued a Determination of Non-Significance -Mitigated (DNS-M)for the Wedgewood V Preliminary Plat.The DNS-M included 8 mitigation measures as listed below.A 14-day appeal period commenced on February 24,2005 and ended on March 10,2005.No appeals were filed. 3.COMPLIANCE WITH ERC MITIGATION MEASURES Based on an analysis of the probable impacts from the proposal,the Environmental Review Committee (ERC) issued the following mitigation measures with the Determination of Non-Significance -Mitigated (DNS-M): ].The applicant shaft be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP)designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements,outlined in Volume II of the 2001 Stormwater Management Manual,and provide staff with a Construction Mitigation Plan prior to issuance of construction permits.This Plan shaft be subject to review and approval by the Development Services Division. 2.The applicant shaft comply with the recommendations contained within the geotechnical report dated December 22,2005,prepared by Earth Consultants,Inc. 3.The applicant shaft comply with the recommendations for downstream drainage improvements and improvements to "Pond A"located on the Wedgewood III site,to accommodate storm water drainage from the Wedgewood V site,as described in the preliminary drainage report dated December 22, 2005,prepared by Core Design,Inc.,with the condition that the project shaft be designed to comply with the 2005 King County Surface Water Design Manual -Level 2 for water quality treatment and detention. 4.If any alterations of Pond A are required in order to accommodate drainage from the Wedgewood V site,which will impact the pond's landscaping/trail improvements as approved in the Wedgewood III preliminary plat (LUA 05-086),these impacts shaft be mitigated so that the appearance and function of the landscaping and trail are not reduced. 5.Pond A on the Wedgewood III site shall not be altered so that safety fencing is required. 6.The applicant shaft pay the appropriate Fire Mitigation Fee based on a rate of $488.00 per new single-family lot prior to the recording of the final plat. 7.The applicant shaft pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip associated with the project prior to the recording of the final plat. 8.The applicant shaft 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 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. Staff Rpt Wedgewood V 05-166.doc City of Renton P/B/PW Department WWEDGEWOODVPRELIMINARYPLAT :Preliminary Report to the Hearing ExaminerLUA-05-166,ECF,PP PUBLIC HEARING DATE:March 21,2006 5.CONSISTENCY WITH PRELIMINARY PLAT CRITERIA: Page 5 of 8 Approval of a plat is based upon several factors.The following preliminary plat criteria have been established to assist decision makers in the review of the subdivision: A.Compliance with the Comprehensive Plan Designation.The subject site is designated Residential Single Family (RSF)on the Comprehensive Plan Land Use Map.The objective established by the RSF is to promote and enhance single-family neighborhoods.The proposal is consistent with the RSF designation in that it would allow for the future construction of new single-family homes,thereby promoting goals of infill development. The proposal is consistent with the following Comprehensive Plan Land Use,Housing and Environmental Element policies: Land Use Element Residential Single Family Poficy LU-34.Net development densities should fall within a range of 5 to 8 dwelling units per acre in Residential Single Family neighborhoods.The proposed development will be at 6.1 du/acre,which is consistent with the required density range. 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.All lots equal or exceed the minimum of 4,500 square feet.The smallest lot is 4,729 square feet and the largest lot is 7,905 square feet. 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.The proposed plat has lot sizes and widths consistent with the development standards of the Residential -8 zone. Policy LU-73.Residential streets should be constructed to the narrowest widths (distance from curb to curb)feasible without impeding emergency vehicle access.A reduced right-of-way from the standard 50 feet for residential streets to 42 feet wide is proposed for the internal road. Housinq Element Poficy H-4.Encourage infill development as a means to increase capacity.The proposal would create 12 additional lots,thereby increasing density within a designated residential area. Objective H-K:Develop and maintain fivable neighborhoods with a desirable quality of life. Poficy H-53.Promote high quality residential living environments in all types of neighborhoods. Policy H-57.New single-family subdivisions should provide pedestrian and vehicular connections to adjoining residential development unless a determination is made that a physical feature of the site,such as a ravine,wetland or pre-existing developed property prevents practical implementation of this provision.The proposal would provide a through street connecting the current stub of NE 10th Street to Hoquiam Ave.NE on the west side of the property. B.Compliance with the Underlying Zoning Designation.The 2.38-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 13 new single-family residential units. The following requirements of the R-8 zoning designation apply to the subject property. Density -The allowable density range in the R-8 zone is 4.0-8.0 dwelling units per net acre (du/ac).Net density is calculated after public rights-of-way,private streets serving more than three lots,and critical areas are deducted from the gross acreage of the site.A deduction of 13,267 is required for public right- of-way dedication.The 2.38 acre site (approximately 104,029 sq ft)is proposed for a net density of 6.1 Staff Rpt Wedgewood V 05-166.doc rCityofRentonP/B/PW Department 'Preliminary Report to the Hearing Examiner WEDGEWOOD VPRELIMINARY PLAT LUA.05.166,ECF,PP PUBLIC HEARING DATE:March 21,2006 C° Page 6 of 8 dwelling units per acre.The proposed plat complies to comply with density requirements for the R-8 zoning designation. Lot Dimensions and Size -The minimum lot size required for this property is 4,500 sq ft.The minimum lot width required is 50 ft for interior lots and 60 feet for corner lots,and a minimum lot depth of 65 feet. The lot sizes would range from approximately 4,729 sq ft to 7,905 sq.ft.The proposed lots comply with the lot dimension and size requirements for the R-8 zoning. Setbacks -The required setbacks are 15 feet for the primary structure and 20 feet for attached garages accessed from the front yard in the front,20 feet for the rear yard,and 5 feet for interior side yards.The side yard along a street setback is 15 feet for the primary structure and 20 feet for attached garages accessed from the side yard.The proposed lot dimensions appear to be compatible with these requirements.Compliance with these setback standards will be verified prior to the issuance of individual building permits. Buildinq 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.Detached accessory structures must remain below a height of 15 feet (one story),with a gross floor area that is less than the primary structure. Building height for the primary structure is limited to two stories and a height of 30 feet.Maximum building coverage is 35%or 2,500 square feet,whichever is greater,except for lots less than 5,000 sq.ft.which may have a maximum building coverage of 50%of the lot area.The proposal's compliance with these building standards would be verified prior to the issuance of individual building permits. Parkinq -Each detached dwelling unit is required to provide two off-street parking stalls per unit.The proposed building pads appear to be adequately sized for the provision of the required parking. Landscapin.q -A conceptual landscape plan has been provided that shows two street trees per lot (Red Sunset Maple)and a 5-ft landscaping strip,which is consistent with the City's landscaping requirements. A detailed landscaping plan that addresses all street frontages,fence setback areas,and the bioswale area will be required to be submitted to the Development Services Division for review and approval prior to recording of the final plat. Compliance with Subdivision Regulations Lot Arrangement:Side lot lines are to be at right angles to street lines,and each lot must have access to a public street or road.Access may be by private access easement per the requirements of the Street Improvement Ordinance.As proposed,Lot 1 would front on Hoquiam Ave NE,and Lots 2-13 would front on NE 10m St.The lots appear to 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 detached single family homes. Property Corners at Intersections:All lot corners at intersections of dedicated public rights-of-way,except alleys,shall have minimum radius of 15 feet.The configuration of the proposed lots appears to comply with this requirement. Access and Street Improvements:Access to the site will be provided from Hoquiam Ave.NE (Lot 1)and NE 10m St (Lots 2-13).NE 10m St will be extended westward from the existing stub at the east boundary of the property,to Hoquiam Ave.NE.The extension of NE 10th Street site will have 42 ft of dedicated right-of-way (32 ft of pavement,5 ft sidewalks,curb and gutters on both sides).The applicant has applied for and received a street standards modification for the reduction in road right-of-way width from 50 ft to 42 ft.Additionally,the applicant has received a modification to allow the required landscaping strip and sidewalk to be placed in an easement on the front of the lots. Topoqraphy and Vegetation:The site consists of a gentle southeast slope that descends at an average grade of 5 percent.The surface soils are mapped as Alderwood glacial till.The site vegetation consists of evergreen and deciduous trees,brush,grass and landscaping shrubbery.The western portion is more staff Rpt Wedgewood V 05-166.doc rCityofRentonP/B/PW Department ,Preliminary Report to the Headng Examiner WEDGEWOOD V PRELIMINARYPLAT LUA-05-166,ECF,PP PUBLIC HEARING DATE:March 21,2006 Page 7 of 8 densely wooded than the eastern portion,which previously contained a single-family residence.The applicant proposes onsite cut and fill grading for site preparation and road construction.There are no critical areas on the subject property. O. Relationship to Existin.q Uses:Single family residential homes surround the subject site.The proposed detached single family development would be compatible with the surrounding development 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 applicant's provision of Code required improvements and fees.The Environmental Review Committee imposed a Fire Mitigation Fee in order to mitigate the project's potential impacts to emergency services. Recreation:A Parks Mitigation Fee was imposed by the Environmental Review Committee in order to mitigate the project's potential impact to park and recreation facilities. Schools:The site is located within the boundaries of the Renton School District.Based on the student generation factor,the proposed plat would potentially result in 6 additional students (0.44 x 13 =5.76 rounded to 4).The School District has indicated that there is adequate capacity to serve the potential additional students. Storm Drainaqe/Surface Water:The applicant provided a drainage report prepared by Core Design,Inc., dated December 22,2005.The storm drainage plan indicates that storm water from the Wedgewood V site will be conveyed to the existing detention pond ("Pond A")located on the site of the Wedgewood III plat,with revisions to accommodate the additional volumes.The drainage analysis for Pond A was originally based upon a design to accept the stormwater from Wedgewood I,II and III,and later amended to verify that the pond had adequate capacity for Wedgewood V;Core Design states that,with minor modifications,the pond will have additional sufficient capacity for the runoff that will result from development of Wedgewood V. Core Design indicates that Pond A was designed to the standards of the 1998 King County Surface Water Design Manual (KCSWDM),with Conservation Flow Control -Level 2.It is anticipated that two alternatives could be utilized to provide sufficient additional storage volume for Pond A,which has been calculated at 244,843 cubic feet of live storage:(1)enlarging the footprint of the pond by shifting the pond's western slope 5 feet further to the west,without changing the depth,or (2)increasing the depth of the pond by constructing a concrete wall approximately 2 feet high around the pond's berm on the north, east and west sides,to increase storage depth by 1 foot.The proposed Wedgewood V project would also incorporate Flow Control BMPs (such as Basic Dispersion and Permeable Pavement)as required by Section 1.2.3.3 of the 2005 KCSWDM.Water quality volume of Pond A would not require an increase,since Core Design indicates that Pond A can satisfactorily accommodate the additional flows from Wedgewood V with regard to water quality.The report also indicates that the modeling of Pond A capacity and required improvements was conducted without taking the allowed flow control facility BMP facility sizing credits,which is intended to be a conservative approach since final BMP decisions will require engineering level review after approval of the preliminary plat design. Surface water on the Wedgewood V site drains to the south and east,in the general direction of Pond A and Wedgewood IV.The drainage report indicates that no evidence of erosion or flooding was found during the downstream analysis.Staff have reviewed the proposed storm drainage system and offsite improvements,and have concluded that if the water quality and detention facilities are designed in accordance with the 2005 KCSWDM -Level 2 for detention and water quality,the potential impacts of the development will be adequately mitigated and will not affect other properties. The DNS-M Mitigation Measures include requirements that the applicant maintain the appearance and recreational function of Pond Ao If any alterations of Pond A are required in order to accommodate drainage from Wedgewood V which will impact the landscaping/trail improvements,these impacts shall be mitigated so that their appearance and function is not reduced.Additionally,the applicant shall not alter the pond slope so that safety fencing is required. A Surface Water System System Development Charge (SDC)of $759 for each new single-family lot is payable at the time the utility permit is issued. Staff Rpt Wedgewood V 05-166.doc City of Renton P/B/PW Department "Preliminary Report to the Hearing ExaminerWEDGEWOODVPRELIMINARYPLATLUA.05-166,ECF,PP PUBLIC HEARING DATE:March 21,2006 Page 8 of8 Water and Sanitary Sewer Utilities:The proposed development is within the City of Renton water service area.The Water System Development Charge is $1,956 per new single-family residence.The Sewer System Development Charge is $1,017 per new single-family residence. E.RECOMMENDATION: Staff recommends APPROVAL of the Wedgewood V Preliminary Plat,Project File No.LUA-05-166,ECF, PP,subject to the following conditions: 1.The applicant shall comply with all requirements of the Determination of Non-Significance -Mitigated that was issued by the Environmental Review Committee on February 24,2006. 2.The applicant shall provide a detailed landscape plan that shows proposed landscaping (including street trees)for all street frontages,fence setback areas,and the bioswale area.The satisfaction of these requirements shall be subject to the review and approval of the Development Services Division prior to the recording of the final plat. 3.The applicant shall provide a tree inventory and tree retention plan to the Development Services Division for review and approval.The plan must show preservation of at least 25%of trees with a minimum diameter of 8"(evergreen)or 12"(deciduous)when measured 4 ft above grade,and indicate how proposed building footprints will be sited.The following species are exempted from the retention requirements outside of critical areas: •All Populus species including cottonwood (Populus trichocarpa),quaking aspen (Populus tremuloides),Iombardy poplar (Populus nigra "ltalica"),etc. °All Alnus species which includes red alder (Alnus oregona),black alder (Alnus glutinosa),white alder (AInus rhombifolia),etc. •Salix species which includes weeping willow (Salix babylonica),etc.,unless along a stream bank and away from paved areas. •All Platanus species which include London plane tree (Platanus acerifolia),American sycamore, buttonwood (Platanus occidentalis),etc. 4.The applicant shall comply with the conditions of the approved modification for street width reduction and landscaping/sidewalk placement,dated March 13,2006. EXPIRATION PERIODS: Preliminary Plats (PP):Five (5)years from final approval (signature)date. Staff Rpt Wedgewood V 05-166.doc LULL.08 >L.r' b# 121st St. RH-F CA I)6 -3 T23N RSE E 1/2 -"E6 10 TZ3N R5E E 11Z5310 ivo ol EF;J__,IIIt "3NI "J.SlriH_l_J/-I ..q NOISIAli2 3NV"I OOO,4439Q3/i14 b"II/OLLION03 9NIISlJG o3l'.oac,,r "r ga :3u.vo b fl .gi m ' u o L,,_-i 3 .,.,l.l!i:#.,,, +:....................7 !,'i "--''i' •:i ',......::'-.-"..........'-'. "7-'"-7 'l'l'l'l'l'l'l'l'lFT -"--G "-.-'+<t I ,;l:i.;=4f !,"'__'-!'i i ,.i..-:,q !,--7 ---7~--e ;----" _:77-,,-.I..,--;:.,;:_-_.z ....-' .i i i r1,ii ;=J"./',@.};.<"7f!i!tt'\'! !7!;1 L \,:.......J!i :]!ii!!"7 ' ]ii iz ;\!,>\\.... r .-+--,,'k'#,7 'i.i "-/%f \i / 'i ;'t x :ii I ''::47-";i 'i .7:!• !i -T"'i -'....."'":'";-':;i :\ 1il ZI ,,,-...,'%#1 "..#_filh#_#_if'#--. S NO/S/A/I;#3Nll;q GOOIMI_gQ3,44 77 !' NV'/dA./JTL/J7"IP,gNIOV'Hg,,(MVNIINI7-7c#."a-J o 3 c I1 .,o z-"-.c o ",.,i ,o,:,l=t :,3 5 t e I,.I.iI.L,,. <[lU --'-"b "rex,':''ling"°''""""==-'",,,==I 'T I _J ............---./t-'t %""i !,"1 i " •.-";,,,......-..,<.ti}t..t{.-.-".....--.-- .--.t................"..IJP-I'---,, !-71'"r .......:,:--7-;-=t)...fl ....-'.i'17r !!I.'D'.....,,"-.7,:--I i '-!i ,i ........;;7:-.'illii7!....:c---,,-.--....t ---i 7:i I '"-,/./"-1I-tti !-=:.:xl ?',I .t i. --_,-.7-!i$.....-'.j '"------'. --_;"--_.t,t i.-,'.:4 -!!,,!,-___. <,,I i ':->....','7--''I ";--F-........-.-__;:_-[|731 .'7-'-!.:..,I II°!;li ,-'...............-'-,,-I I-_.,-\....."--,"-".,I .•1-'--,{©"L'!I f]1 ".."-.""-.........'"I ......------...............€.........i--'....=--'--"-"'I m I £.-,.,.,,il ,;"-| o),-1 |,,-"i i ° i },: -d ..............i=_/ '..-..............__%:=,:.o i i r H !o i::?'v'-__ :,.......,.:,•'-..-!<];"-., :6 -=--i;---"-.H.d Zi:i ' :Z-:--.................. .-;....,--.,,. "ONI "J_srIL£,€€-7 NOISIIIII73NIFI 1700,IIIL-19(311/I i h--...h :j !',,-..._...._,:......., J ,'C-_i....." "..,:, iLi.,-.L --..::,.,-,-,....: ,!:-i ....._....',"i .-.._,,. !'."-,:" i -',:----V=.... --::.,._._T ,li --;;Z'--:-,,.G-'-, i-:-:=-=.L __(--#_S=..... :%",,%. }',,\: ._n ...=_+.-_........................ 'J',"--"2L.i E o ,'F."--"'""-:..." ":."'--"March 13;;2006 "'-•.-:"....,"."20 :'/.Patrick Gilmyii..,- ..;./-:.i ..LandTrust -.,.-. ..=1'5(50,'-140th Avenue NE,Suiie!00 " :-i -.:Beiievue,WA98005 .-.,.-,..-.,,.,. 'SUBJECT:REVISED-:'_". .r•• [, •,.., •."""-L :-.. C TY N:E ;•::. planning/Bt/ilding/PUblicWorks•Departmehi....::.'•. '.,-"Giegg zlmmerman;P.E.,-Administra/or "' ",•f. _..,,., "...•"•• ._';•. .."[. """i,'- •,',-:WedgewoodLane,Division5 "..,.""""t "]k-:-Requestfor ,,odmeatiim -Street Width Redu'etiOn "- .."':".".•...."..": -,DearMr.Gilroy:m •..'=.,-.. f-..'..-."'...., ".-':,• .2".'",,)...". •".':":.",-:we havereviewed the.pi;oposedstreetm0dificati0n requestassdciated'withfhe proposed single)'.-:. :;;i i-::'-./:;farflY residenfial.short p!at 10catedgenerllyal:ogNE I-0th Street east 6f I-!oquiam AVen'ueNEi.,(i.'': -...:-Tliis.is an infil!deveiopment inrapidl3ideve!0pingarea Withtwo:pi0posed access points:-The..,.i .."-. .-existing streets:ate pavement with,s0me liedeste improyemefifS;or.under construction.:e :-?.:'::.--/: .i :i:'!i pt0p0sed modificaiionrequests t0 all0v theproposed newma'd.Width':to be/educed m42:feet ':i:.:: •'.•:,wlth .the standard.Cross-sectionof 32.feet of pavement,-parking;,curb,gutiet andsidewa-on .-.-:...:.). .."'botk.sides.This.wiilia!lowlthe creationgfadiitioiial [ots:withthe:¢Onstraintsshape,size/and,-;,.-.... ...."....--""'"....":"":"""'""'>'"\"""""";"""'<'":"".."i..""i "".--:i .t Wetlands.The:StreeVModficatlon:reques t tq:al,lo a 42foot rightroi'way shbrebyappr0ved.'I i..;i.):,• ...."':.-':i,.••"'"-.."""*.,?._:_.".-;.."-.,,."'..."..•....•"" .."!".ii':.A econdary modi:ficati0nrequest t0insmlfte35-feot-!andscapepiafite:stripbetween the:backi.,0t':.:':-:'.- ..,..'iii..=::curb-and the faceof SideWalkplacing the'3fo0t)sidewailon :::easenenfis approvea:;i:thone:-.!::!/i:"......- •-'(;.:,Z(!::-eondition."'.::.-...,.."'/i .:.;i,[."'i/il.."."i-i".:fi:::":-:'.:i ;.::.'[i".:.:-:::.'i'::i /.-. •'i.")/i?";.ii:i.:i:ity C9ie 4-6-05ff(Stteet.standardi)requiresTuii:street improvemen£S:6riaiiadj acent:-;s£4 .II :i.::,".'.' .'......,i •:!::-:-w@:for,Withifi;,and.:ded:ic:ated by.aplat:/Ther6!;afe alsoCelakistandards:fofwidthofdtdidafion ;-r .#.:""q." ;/)"i.=,=::i:";f0i"proposed Sffeas tobe "added :to"iii !City :aii•!0ne of tiiese.is-the.42fodt-wide dedicaffon-:(i::..-•:7:.•.. •);:,':."?with 3;feetof pavemenL 5:foot Sidewalkandeurb;.and streeth)/itSl This allows thll Uediriri :..: .:.i :--;::The City canmodify Street improvements ,for-new.plats iftlere are pracficaidifficultieg;iia..".-,'...-" ,"/i ?,°.;.":carryifigout the provisions of the 'Street Imprbement Ordinarlce.The ModificatienPtecede-s,.i?i ,.: ;.,::i-":')as definedin Sectionl 4-9-250D,clearly states t}6?efiteria for apptovalb)thedepartmenf.;.i.;;25 .,-,,i ;.:: i i :i .Admiriisfratori in-drder for amodificatidn to:fi app.roved,thedepag,mentA..d'rfi.stratgrniusii °:.(".: •:".:".i-:}},.:i:find:that a speeia!!ndividua!reason makes_:t!le=istrict !etter o:f this Ordinahce"impractical,:,at:[:..":: ,i .-"-..:,ithe modfficafion :is inconfomaity With the"iriteni and:purpdse of thisOrdinance,andihafsgch.'::-.."- -.-/-:7.-..modification:':::-.";;:...?/f-£:.-.-..-5-i ..i -:.:;i..-;::;..i"-;-:(.;: •""•.."-'.:......:..:.",-•.".'."'..'.7':i ...:'", "-i (a)'wiii meet theobjectives and safety,_function,(appearance,envirpnmenfa!protecti'o..fi"dl._'i "..:--•." -.".maintainability intended by thisOl;dinance;baSed Upon sound engineerfrig judgment;arid :..•.,,.....;:,".)i i ,::;-':':-." '--..1055 South Grady Way Renton,Wlgtbn.98055 INE N•.t.L)N -:'".Thispapdrcontains 50%recycmatenal.aO%poconsumer "AHEAD:..-OF','..THI,.(JURGE.., U'I ".,.• Patrick:Gilroy : ,LandTrdstjInC."" •:15601.140thAvenue NE #1:00 -i•.".,-.-.-..Bellevue,.WA 9800.5 cr .......SUBJE Wedgewood Lane Division 5 P limina_!Plat, LUA05=166,PP.;ECF --•,.....,.. "*,:J .".. Dear Mr.Giiroy ' ,..."..-.- •.... •'.'"• ::'"":":':"'".-:"i :"""P!anning/Buiiding/PubliCWor'Pe.ai'ment MarCh 14,2006 =.'.". '"r=_ •,.< -....--•• This letter isto inform you that the apleal peribd ended on March .I0,2006 forthe Environmental-Review C0mmittees (ERC)Determiriation .ofNon-Significance.Mitigated for. =.:the,above-referenced.....project,i i:-i ....:".,!":."--"-.-,,"...,. No appeils were filed On the ERC:determina'ti0n:and :this decision is final:•Comments Were . •received!fromProperty Service'and a copy isenclbsed.These comments will have no additional•beai-ing;onthedecision.:':°.,::-...... :.,.......--,_.":.....",,.••.-"...-•-,?:.,'.,::.....-,..:'-.-,-.•...:Te,app!icant must cdmp(yL]ith all ERC:;ltigaiiob Measures outlined in,the';Relrt :anti!. •-Decisiond]ted Fbbruanj.!21,.20Q6.A Heaing!Exmhler PUbli Heatin[j:haS.been scheduled:::"., for :MarOh 21,2006.The;applicant or represeh:/gtige(s)of the applicant :are required tO be = •Present.Also.enclosed/f0r:your:review -is.a,copyof "the Preliminaryt RepOrt to-the.=Hearing....' '"....'......."at "42t.:If:you have any questions,,p!ease feeLfr:ee to:€0nta(tlm 5)430;7382!'::': •FoltheEnvironmentaiReiewCommittee;'.:.....-:._'........:: •.......-,.?:,./.._"..-,._....-:..:.-.:----, m ""'.....'"J ":!''''"""••i" ,..,,,:.i"-!v.""'.t-.;:-"".....,• ,,r,,,,.w;'"*>'-..:......::-.-:........•'..Sen'v"'°"ner ::....,=.;,-,•........:-:_,,....--,.'-:-,L "•..,•.,..,......• cc:=i":,PE Developmen(/Owner ':4',•%1 Angel Anderson Mark &ReneeEngbaumilPartiesofRecord : •_.?.,.....,,...••,...,_.'.::•--i "' .-...•....,-.- •..-;...,.,..'_...".-."• ..,-..,,.. ,,-,,,,;:",..:".,.•,,,.,'",. -.,,,.._i .j,.. •.:',-'.)-...-. .•-,.,".....-..- ,-.:.,,,. ...."'..,•,..,"- ,-.i055 South Grady Way-Renton,Wash'mgton 98055'" ... •-,-Thispape contains50Nrecycledrnatdal,30%postconsumer -.... •-i,'. •.,HEAD OF THE c•dRy]• .€ April 20,2006 Keri Weaver Senior Planner Development Services City of Renton 1055 S.Grady Way Renton,Wa.98055 Re:Wedgewood Division 5 LUA 05-166 Ms.Weaver The Hearing Examiners recommendation number 5 requires us to submit a tree inventory and tree retention plan.I have enclosed a tree inventory plan prepared by Neal Baker, ISA of Blue Ribbon Tree &Landscape Specialists Inc.Trees not inventoried were either small alder or cottonv¢ood,which are exempt.He did although note three large alder and cottonwood which also would be exempt leaving seven trees.We are proposing to retain two 35-inch maples located on the rear of lots 11 and 12.Both of these fall within the required rear yard set back so would not be affected by a building footprint. If you require any further information please contact me at 425-444-1726. LandTrust Dick Gilroy Se .."Guar@llell ail Cente--42588882411 Apr-17-06 g:4gAiij•-% BLUE ltlB DN 1:.Tr:ee 8,Landscape specialists Inc.;T- 17424 SE Renton !Issaquah Rd.'Renton,WA 98059 (425)793-4408 •(877)643-3328 •(425}226-3858 Fax •.o .emalh BlueRibbonTL@yaho0.com w-ww.bluedbloontroe,com Pag 2/2 MarkNd Connbn •°.•..- I have personally inspectlthe'area in W&lgewood[Lana'Div.5/0 -."..........I four'r -ec a size to "Ind,r o l f0r tree invertry They are numbers in there locations on plans.ygu sLy)plied me with. o ..-..-; o 3. 4. 5. 6.Big l_eat Maple 7.*'"*"21 "'' Big Leaf Maple 45"DBH Big Leaf Maple 13"DBH Big Leaf Maple 24"DBH Big Leaf Maple 85"DBH 35"DBH -Sis ,.C,4V I. .3 9.Western Red Cedar 38"DBH 10.Cherry 20" Submitted Neal Baker ISA #PNI075ABlueRibbonTree&Landscape Specialists2O6423074B --,',-.-a ............r '7 ,/ 4 :I ..,..\, 2 "1 ;'am+--<: rn tRPOR II ]..:r.. I:""' \t-,\,\\\\ \ (.-J \/--,/"/ "\,\\\ \ ".?.\\ og',Ot?'- ,..°-'-! t \ / / Sl/,s//il./I IIir\1Ii I I ---=n7 il/q---I!h"",i l,;'LL __l;ff,, 7..........."...',.'....I ..,,j\ \ \ \ \\ \I -% .I ..I .",.°,, \ .. /.2 I / (35.t " 4 ", \i --': "4 %.,. ,..\.,-- /.\. I" _z --i ,./ ,........./\ --i/.,---. ,z#,eS ......'.7 --.--.-. '.., ;'.: lI .....---I " / /[/ x0 / W'edgewood Lane (Div 5)Prelirrunary Plat File No.:LUA-05-166,ECF,PP April 11,2006 Page 8 ° , treatment requirements ofthe 2005 King County Surface Water Design Manual,Level 2,for the proposed plat,the bioswale area shall also be landscaped.Satisfaction of these requirements shall be subject to review and approval of the Development Services Division prior to recording ofthe final plat. The applicant shall provide a tree inventory and tree retention plan to this office and to the Development Services Division for review and approval prior to the plat going to the City Council.The plan must show preservation of at least 25%of trees with a minimum diameter of 8"(evergreen)or 12" (deciduous)when measured 4 feet above grade,and indicate how proposed building footprints would be sited.The following species are exempted from the retention requirements outside ofcritical areas: a.All Populus species including cottonwood (Populus trichocarpa),quaking aspen (populus tremuloides),Lombardypoplar (Populus nigra "Italica"),etc. b.All Alnus species which includes red alder (Alnus oregona),black alder (Alnus glutinosa), white alder (Alnus rhombifolia),etc. c.Salix species which includes weeping willow (Salix babylonica),etc.,unless along a stream bank and away from paved areas. d.Atl'Platanus species which include London plant tree (Platanus acerifolia),American sycamore, buttonwood (Platanus occidentalis),etc. The applicant shall comply with the conditions ofthe approved modification for street width reduction and landscapinffsidewalk placement,dated March 13,2006. ORDERED THIS 11 th day of April 2006. #fRED J.KAU AN JHEARINGEXAMINER TRANSMrrTED THIS 11 day of April 2006 to the parties ofrecord: Keri Weaver 1055 S Grady Way Renton,WA 98055 PL Development PO Box 376 Mercer Island,WA 98040 Patrick Gilroy LandTrust,l_nc 1560 140tb Avenue NE #100 Bellevue,WA 98005 Angel Anderson 5300 NE 10th Street Renton,WA 98059 Rene Korsmo-Engbaum 5424 NE 10th Street Renton,WA 98059 TRANSM1TrED THIS 11th day of April 2006 to the following: Mayor Kathy Keolker Jay Covington,Chief Administrative Officer Julia Medzegian,Council Liaison Alex Pietsch,Economic Development Gregg Zimmerman,PBPW Administrator Neil Watts,Development Services Jennifer Henning,Development Services Stacy Tucker,Development Services Stan Engler,Fire Larry Meckling,Building Official Planning Commission Transportation Division Utilities Division Janet Conklin,Development Services King County Journal CITY OF RENTON PLANNING/BUILDING/PUBLIC MEMORANDUM WORKS DATE: TO: FROM: SUBJECT: February 15,2006 Keri Weaver Sonja J.Fesser )% Wedgewood Lane Div.5,LUA-05-166,PP Format and Legal Description Review Bob Mac Onie and I have reviewed the above referenced preliminary plat submittal and have the following comments: Comments for the Applicant: The indexing information,noted at the top of each drawing sheet (1 through 6)of the preliminary plat submittal,is incorrect.The subject property falls within the NW 1A of the NE 1A,not the SW 1A,NE 1A. Information needed for final short plat approval includes the following: Note the City of Renton land use action number and land record number,LUA-0X-XXX-FP and LND-10-0443,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 will be different from the preliminary plat number and is unknown as of this date. Note two ties to the City of Renton Survey Control Network.The geometry will be checked by the city when the ties are provided. Note the date the existing monuments were visited,per WAC 332-130-150,and what was found. Provide plat and lot closure calculations. Complete City of Renton Monument Cards,with reference points of all new right-of-way monuments set as part of the plat. \H:\File Sys\LND -Land Subdivision &SurveyingRecords\LND-10 -Plats\0443kRV060215,doc February 17,2006 Page 2 @ Required City of Renton signatures (on the final plat submittal)include the Administrator of Planning/BuildinJPublic Works,the Mayor and the City Clerk.An approval block for the city's Finance Director is also required. Appropriate King County approval blocks need to be noted on the plat drawing. All vested owners of the plat property need to sign the final plat document.Include notary blocks as needed. Include a dedication/certification block on the plat drawing. Indicate what has been,or is to be,set at the corners of the proposed lots. On the final submittal,remove all references to utility facilities,topog lines and other items not directly impacting the subdivision. Remove all references to building setback lines.Setbacks will be determined at the time of issuance of building permits. Note encroachments,if any. Note all easements,agreements and covenants of record on the drawing. Note discrepancies between bearings and distances of record and those measured or calculated,if any. The city will provide addresses for the proposed lots after the preliminary plat is approved.The addresses (and street names)will need to be noted on the plat document. Note whether the adjoining properties are platted (give plat name and lot number)or unplatted. Remove all references to density and zoning information from the final plat drawing. ff there is a Restrictive Covenants,Conditions &Restrictions document for this plat,then reference the same on the plat drawing and provide a space for the recording number thereof. Note that if there are restrictive covenants,easements or agreements 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 drawings. The new private 10'storm drain easements (one or two?)are for the benefit of future owners of the new lots.Since the new lots created via this plat are under common ownership at the time of plat recording,there can be no new easements created until ownership of the lots is conveyed to others,together with/or subject to specific easement rights. H:\File Sys\LND -Land Subdivision &Surveying Records\LND-t 0 -Plats\0443\RV060215,doc\cor February i 7,2006 Page 3 ®® Add the following Declaration of Covenant language on the face of the subject plat drawing,if the previous paragraph applies: DECLARATION OF COVENANT: The owners ofthe land embraced within this plat,in returnfor the benefit to accrue from this subdivision,by signing hereon covenant and agree to convey the beneficial interest in the new easements shown on this plat to any and allfuture purchasers of the lots,or ofany subdivisions thereof This covenant shall run with the land as shown on this plat. The new private storm drainage easements require a "NEW PRIVATE EASEMENT FOR INGRESS,EGRESS &UTILITIES MAINTENANCE AGREEMENT"statement to be noted on the plat drawing.See the attachment.Change the title of the statement block as needed. Fee Review Comments: The Fee Review Sheet for the preliminary plat review is provided for your use and information. H:\FileSys\LND -Land Subdivision &Surveying Records\LND-10 -Plats\0443\RV060215.doc\cor Title for both of the following paragraphs: NEW PRIVATE EASEMENT FOR INGRESS,EGRESS &UTILITIES MAINTENANCE AGREEMENT Use the following paragraph if there are two or more lots participating in the agreement: NOTE:NEW PRIVATE EXCLUSIVE EASEMENT FOR INGRESS,EGRESS AND UTILITIES IS TO BE CREATED UPON THE SALE OF LOTS SHOWN ON THIS PLAT.THE OWNERS OF LOTS SHALL HAVE AN EQUAL AND UNDIVIDED INTEREST IN THE OWNERSHIP AND RESPONSIBILITY FOR MAINTENANCE OF THE PRIVATE ACCESS EASEMENT APPURTENANCES. THESE APPURTENANCES AND MAINTENANCE RESPONSIBILITIES INCLUDE THE REPAIR AND MAINTENANCE OF THE PRIVATE ACCESS ROAD, DRAINAGE PIPES,AND STORM WATER QUALITY AND/OR DETENTION FACILITIES WITHIN THIS EASEMENT,PRIVATE SIGNAGE,AND OTHER INFRASTRUCTURE NOT OWNED BY THE CITY OF RENTON OR OTHER UTILITY PROVIDERS.MAINTENANCE COSTS SHALL BE SHARED EQUALLY. PARKING ON THE PAVING IN THE ACCESS EASEMENT IS PROHIBITED, UNLESS PAVEMENT WIDTH IS GREATER THAN 20 FEET. Use thefollowing 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. (L.PROPERTY SERVK FEE REVIEW FOR SUBDMSIONS No 06 -t., APPLICANT:":)AJ k",JOke.t_l,,t L.IEE ("L "I%_Lt-tpJ:='LIT)RECEIVED FROM (date) JOB ADDRESS:tcr'-,t--k:)Jl.K/I kV "."WO#7"7'5.3 NATURE OF WORK:I-l_c lxx>kl,.'J--&'T [.x2',f 'I'>-.'h"J.A.LA"1--LND#IO-Oxh4 J PRELIMINARY REVIEW )F SUBDIVISIO B'k;LONG IAT,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 PID#IE/.CD5 -qO ."NEW KING CO.TAX ACCT.#(s)are required when assigned by King County. It is the intent ofthis 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 anddeterminedbytheapplicableUtilitySection. Please note that these fees are subject to change without notice.Final fees will be based on rates in effect at time of Building Permit/Construction Permit application. -The existing house on SP Lot #_,addressed as has not previously paid SDC fees,due to connection to City utilities prior to existance of SDC fee Ord.SP Lot#will be subject to future SDC fees if triggering mechanisms are touched within current City Ordinances. We understand that this subdivision is in the preliminary stage and that we will have the opportunity to review it again before recordation. The following quoted fees do NOT include inspection fees side sewer mrmits,r/w )ermit fees or the cost of water meters. SPECIAL ASSESSMENT DISTRICTS Latecomer Agreement (pvt)WATER Latecomer Agreement (pvt)WASTEWATER Latecomer Agreement (pvt)OTHER Special Assessment District/WATER Special Assessment District/WASTEWATER Joint Use Agreement (METRO) Local Improvement District DISTRICT NO. PARCEL NO. METHOD OF ASSESSMENT $5o.oo X OMIT ASSESSMENT UNITS ASSESSMENT OR FEE -O- ge Traffic Benefit Zones $75.00 PER TRIP,CALCULATED BY TRANSPORTATION FUTURE OBLIGATIONS SDC FEESYSTEMDEVELOPMENTCHARGE-WATER ""Estimated Pd Prev.Partially Pd (Ltd Exemption)Never Pd Single family residential $1,956/unit x Mobile home dwelling unit $1,956/unit in park Apartment,Condo $1,174/unit not in CDor COR zones x C0mmercial/Industri,$0.273/sq.ft.of property (not less than $1,956.00)x Boeing,by Special Agreement/FootprintofBldg plus 15 fl perimeter (2,800 GpM threshold) SYSTEM DEVELOPMENT CHARGE WASTEWATER ""Estimated "Pd Prev.Partially Pd (Ltd Exemption)Never Pd Single family residential $1,017/unit x Mobile home dwelling unit $1,017/unit x Apartment,Condo $610/unit not in CD or COR zones x Commercial/Industrial $0.142/sq.ft.of property x(not less than $1,017.00) !SYSTEM DEVELOPMENT CHARGE -SURFACEWATER "Estimated Pd Prev.Partially Pd (Ltd Exemption)Never Pd Single family residential and mobile home dwelling unit $759/unit x All other properties $0.265/sq ft of new impervious area of property x (not less than $759.00) #OF UNITS/ SQ.F'FG. qlo,oO [PRELIMINARY TOTAL *If subject property is within an LID,it is developers responsibility to cheek 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 '0 0O"t IIt P o EFFECTIVE January 8,2006 aCityofRe,..n Department of Planning /Building /Public ,_.iks ENVIRONMENTAL &DEVELOPMENT APPLICATION REVIEW SHEET m • APPLICATION NO:LUA05-166,PP,ECF J APPLICANT:Patrick Gilroy,LandTrust,Inc. PROJECT TITLE:Wedqewood Lane Div.5 Preliminary Plat SITE AREA:2.38 acres LOCATION:1002 Hoquiam Avenue NE COMMENTS DUE:FEBRUARY 3,2006 DATE CIRCULATED:JANUARY 20,2006 PROJECT MANAGER:Keri Weaver HC'iV) PLAN REVIEW:Ameta Henninger BUILDING AREA (gross):N/A WORK ORDER NO:77533 JAM "-"'?,_"JO5 Ci i Y UP HENTON UTILITY SYSTEMS SUMMARY OF PROPOSAL:Proposed subdivision of a 2.38 acre site zoned Residential-8 (R-8)into 13 lots for single-family residential development.The site is currently vacant.Access to 12 lots would be from an extension of NE 10th Street along the south boundary of the site,and access to 1 lot would be directly from Hoquiam Ave.NE.No sensitive areas are located on the site. A.ENVIRONMENTAL IMPACT (e.g.Non-Code)COMMENTS Element oftheEnvironment Earth ,Jr Water Plants Land Use Anima Environmental Health Energy/ NaturalResources ProbableMinorImpacts ProbableMajorImpacts More InformationNecessary Element ofthe Probable Probable More •Environment Minor Major InformationImpactsImpactsNecessary Housin Aesthetics Light/Glare Recreation Utilities Transportation Public Services Historic/Cultural Preservation AirportEnvironment 10,000 Feet 14,000 Feet B.POLICY-RELA TED COMMENTS C.CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Signature of Director or Authorized Representative Date ® --b o"o ,3.=.,.o.==,-o 0 .---0 =o:'=,== o o '.'oo ;-o2.o @ T L NOllE 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:Wedgewood Lane Division$preliminary Plat PROJECTNUMBER:LUA05-166.PP0 ECFLOCAllON:1002 HoquismAvenue NEDESCRiPtION:The applicant is requesting Prelbninary plat approvalfora 134ot subdivision of a 2.38- acre site located within the Residential -8 (R-8)zone.111e applicant propocas the eventual development ofsingle-family detached units.lot sizes woofd range from 4,729 to 7,905 square feet.The site is currently......uM,.m Ave NE visa private driveway"Accessto Lots 2-13 will befromvacant.ACCeSStOLOtlWU|,,,,--""ofthe leL lemorenocriticA aslocedon,an extension of NE t0th Steer along the southern boundary p the site. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC)HAS DETERMINED T..T;THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON 1H ENVIRONMENT. Appeals of the environmental determination must be filed In writing on or before S:00 PM on March 10.20OS'. Appeals must be filed in wlrng together with the i=quimd S75.00 appUcatiun fee with:Hearing Examiner,City.ofRentun,1055 South Grady Way,Renton.WA 98055.Appeals to the Examiner am governed by City of Rento Municipal Code Section 4-8-110.B.Additional infonTustlon regarding the Appeal process may be obtained from t Reofon City Clerk's Office,(425)430-65t0. A PUBLIC HEARING WILL BE HELD BY THE RENTON HEARING EXAMINER AT HIS REGULAR MEETING IN THE COUNCIL CHAMBERSON THE 7TH FLOOR OF CITY HALL,1055 SOUTH GRADY WAY,RENTON,WASHINGTON,ON MARCH 21,2006 AT 9:00 AM TO CONSIDER THE PRELIMINARY PLAT.IF THE ENVIRONMENTAL DETERMINATION IS APPEALED,THE APPEAL WILL BE HEARDAS PART OF THIS PUBLIC HEARING. FOR FURTHER INFORMATION,PLEASE CONTACT THE CITY OF RENTON,DEVELOPMENTSERVICESDIVISIONAT(425)430-7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION CERTIFICATION were posted by me in __% ,hereby certify that -copies of the above document conspicuous places or nearby the described property on SIGNED:__/__.______-. ATTEST:Subscribed and swom before me,a Notary Public,in and for the State ong in f.O ,onthe /l qL dayof -L 2490 . ,..,,t:..,-;,'-.f,,j=.;.;,NOTARY PUBLIC SIGNATURE: OTARY PUBLIC I STATE O "i:ASHINGTC .COMMiSL.G;'',(PIS /I;RCH !9,?':"':: 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:Wedgewood Lane Division 5 Preliminary Plat PROJECT NUMBER:LUA05-166,PP,ECF LOCATION:1002 Hoquiam Avenue NE DESCRIPTION:The applicant is requesting Preliminary Plat approval for a 13-lot subdivision of a 2.38- acre site located within the Residential -8 (R-8)zone.The applicant proposes the eventual development of single-family detached units.The lot sizes would range from 4,729 to 7,905 square feel The site is currently vacant.Access to Lot 1 will be from Hoquiam Ave NE via a private driveway.Access to Lots 2-13 will be fTom an extension of NE 10th Street along the southern boundary of the plat.There areno critical areas located on the site. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC)HAS DETERMINED THATTHEPROPOSEDACTIONDOESNOTHAVEASIGNIFICANTADVERSEIMPACTONTHE ENVIRONMENT. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on March 10,2006. 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 AT HIS REGULAR MEETING IN THE COUNCIL CHAMBERS ON THE 7TH FLOOR OF CITY HALL,1055 SOUTH GRADYWAY,RENTON,WASHINGTON,ON MARCH 21,2006 AT 9:00 AM TO CONSIDER THEPRELIMINARYPLAT.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,DEVELOPMENTSERVICESDIVISIONAT(425)430-7200.DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION IFI a yK;,lko,iMayor 'February 20,2006 ' Was!lington,State . •Depa/-tment of Ecology.Environmental Review section PO Box 4.7703 -.: Olympia,W;698504-7703 . c TY F NTON Phnning/Building/PublicWorks Depaftment GreggZimmerman P:E.,Administrator ....,• ..'? ,...Subject:Environmental Determinatiohs Transmitted herewith•is-a copy of the Environmental.Determination for the following pi-oject reviewed by the Environmental Review Committee (ERC)On February 14,12006:".•...- ..'-.DETERMINATIONOF NON-SIGNIFICANCE -.MITIGATED " J.''..- pRoJECT NAME:Wedgewood Lane Division 5 Preliminary.Plat PROJECT.NUMBER:.."LUA05-166,PP,:ECF."....""" :-LOCATION:.,1002 Ho...quiamAvenUe NE:-_:"" .DESCRIPTION:"The appikiant is requesting Preliminary Platlappr0val !f0rla"::i3-1ot :'.subdivision.0fa 2.38-acre:sRe-located-within the ReSidential -8.(R- :8)Zone.The •applicant .proP0ses.•.the eventual .development of ..."sing!e-family detachedunits.The lot sizes:would,range:from .4,729 ..:.,..""-.""..,to 7,905squarelfeet.,Tle site is-currently vacant;ACcesstoLot 1 "...,',"•-will be-frdmHoquiam-.AveNE via.aqffrivate driveway;.Access to :-.'..Lots 2-i3-wiii:be fr6m:.an extension Of:NE 10th Street.aiong the •..southern'.,bbundar7 Of {he pipit:-Th6te.are no critical.'&reas located ,-"-,.-onthesite...".:.-".•..-,•.,..."'.,...•..,,,,,...":..,.:.,.. :..-.Appealsof :ihe eeivironmental determition must be filed-in triting on,or.before 5;00;PM on -March 10,.2006.Appeals must be filed--in:.wdting together.Withi:4he requitea $75.00:appl[cationfee-.With: -•'"Hearing.Examiner,City of Renton,1055SOuth Grady Way,Rentoni.,.WA-98055.Appealsto the Ixarhiner "areg6verned,bY.City of RentonMunicipal;CodeSection 4-8-1;10.B ,:Additional.information regardifig tile :.'appeal procesSmay be obtainedfromUe:-Renton'City Cleit s office.(425)430-6510.-:,.,..: -.-if you have questions,please callme at.(425):,307382,"--::,.--.-•,;.'..-.-:. ..--.i.-.-,Forthe 16nvir0nmental Review Committee,.:'..'":".i-."._i...7 ,-': 2 •-:. -"Keri Weaver ...,.,',--.•"..Senior Planner..".,-..-"" ::(:c:.King Count-Wastewater Treatment'Division .;"" ":..WDFW,Stewirt Reinbold.,'.,.-.'--""6:.....David F.Dibrfian,Department of Natural Resources ." WSDOT;Northwest.RegJon ....-"DuWamish Tribal Office •:--Karenwalter,:Fishetiesl Muckleshoot Indiafi.Tfibe..(Ordinance)."MelissaGalve.rt,Muckleshoot CulttJralResoiJrces Program .".•':-US ArmyC0rp.of-Engineers "":"".-"' .Stephanie.Kramer Office of Archaeqlogy &Historic Preservation :i " ...". "Enclosure ....•"-•" "1055 South Grady Way Rentpn,,WashingtOn.98055 .." ..-._ 'AHEADOFTHE CURVE y Keolker,Mayor . :-February 20,2006 • ••..'•. ,:-Washington•State . .,..:Department of EcologyEnvironmentalReviewSection ......PO BOX 47703 ...Qlympia,WA 98504-7703 ' .-<"-" ..•. Planning]Bui!ding/PublicWOrks Depm'tmerit .Gregg Zimmerman P:E,,Administrator ,,•:..Subject:Environmental Determinations -,Transmitted herewith is-a copy of the Environmental Determination for the following project reviewed by the Environmental ReviewCommittee(ERC)on February 14,,2006:"".....i " "DETERMINATION/oF NoN-SIGNIFICANCE-MITIGATED PROJECT NAME:Wedgewood Lane Division 5 PreliminaryPlat• :..PROJECT.NUMBER:LUA05-166,PP,ECF LOCATION:-.!002:H0.quiam AvenUe NE " DESCRIPTION:"The applk:ant is irequesting Prel!minaty Plat apProVal !f0r a i3-1ot subdivision 0fa 2.38-acresitelocated within the Residential "8(R- •-;8)zone..The applicant proposesthe eventual developmentof )sing!e-familydetached units.The 10t:sizes wouldrange:from 4,729 ....to 7.,gO5:squareifeet.Tile site iscurrentiy vacant,::Access to Lot 1 .Will befromHoquiamAveNE via.a-p'ritate driveway.Access to Lots 2,13Wiil ,,be from an.extension,of.'NE 10th Street along the southern bbundary of 1:he plat.There areno critical 'ai;eas located :::.on the site......--.:.-',.•,-:","...-. :.-,-:::iAppeals ofthe environmental determination must be filed.in writing on,or before 5:00,-PMon ..-..:March 10,,2006.Appeals.must'befilec/in writing together with the requii-ea $75.00appli.ationfee With:.-"HeaPing Examiner,CtYofRenton,1055South Grady Way,Renton,WA'98055.Appeals:to the Exarhiner ::i ::are governed by City (of RentonMuniciPalCode;Section 4-8-110.B2.Additional information,regarding the ,::appeal process maybe obtainedlfrom the Rent0n City Clerk's Officei(425)"4306510."-. •...- ::ii !)•i .If you have questions,please call.me-at..(425)430'7382.,, :"":'':For the Environmental:Review Committee,.' ""-:""Keri Weaver ".":""" /"...-.Senior Planner ....'•....:' ".:-•-cc:King CountyWastewater Treatment Division:-.'WDFW,Stewart ,Reinbold) ••David F.Dietzman,Depa[tment0f Natural Resources ",/i_WSDOT,Northwest.Regilon . "•Duwamish Tribal Office ': "::.Karen Walter,Fisheries;Muckleshoot Indiah Tribe(Ordinance -•'.Melissa Calvert;Mucklesh0ot CulturalResoJrces Program ..-US Army.Corp.of-Engineers ,-..-_.-""Stephanie Kramer,Office :of ArchaeOlogy &Historic Preservation :-::Enclosure : ....,F , 1055 South Grady Way-Rentpn,-Washington 98055 •••, •..•". .-.... 'AHEADOF THE-CURVE """ CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MiTiGATED) APPLICATION NO(S):LUA05-166,PP,ECF APPLICANT:Patrick Gilroy,LandTrust,Inc. PROJECT NAME:Wedgewood Lane Division 5 Preliminary Plat DESCRIPTION OF PROPOSAL:The applicant is requesting Preliminary Plat approval for a 13-1ot subdivision of a 2.38-acre site located within the Residential -8 (R-8)zone.The applicant proposes the eventual development of single-family detached units.The lot sizes would range from 4,729 to 7,905 square feet.The site is currently vacant.Access to Lot 1 will be from Hoquiam Ave NE via a private driveway.Access to Lots 2-13 will be from an extension of NE 10th Street along the southern boundary of the plat.There are no critical areas located on the site. LOCATION OF PROPOSAL:1002 Hoquiam Avenue NE LEAD AGENCY: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 43.21C.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 March 6,2006. 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:February 20,2006 DATE OF DECISION:February 14,2006 SIGNATURES: Gregg Zimmerman,Administrator Planning/Building/Public Works ennis'Culp,Administr)fr Community Services €" Date "-L"e"V heeIl,Fire Chief Fire Department lex Pietsc ,Date"EDNSP Date STAFF REPORT City o,_.,enton Department of Planning /Building /Public Works ENVIRONMENTAL REVIEW COMMITTEE REPORT ERC MEETING DATE:February 14,2005 Project Name:Wedgewood Lane Division V Preliminary Plat Applicant/Contact:Patrick Gilroy,LandTrust,Inc.,1560 140th Ave.NE,Suite 100,Bellevue,WA 98005 Owners:PL Development,P.O.Box 376,Mercer Island,WA 98040 Angel Anderson,5300 NE 10th Street,Renton,WA 98059 File Number:LUA-05-166,PP,ECF Project Manager:Keri Weaver,Senior Planner Project Description:The applicant is requesting Preliminary Plat approval for a 13-1ot subdivision of a 2.38- acre site located within the Residential -8 (R-8)zone.The applicant proposes the eventual development of single-family detached units.The lot sizes would range from 4,729 to 7,905 square feet.The site is currently vacant.Access to Lot 1 will be from Hoquiam Ave NE via a private driveway.Access to Lots 2-13 will be from an extension ofthNE10Streetalongthesouthernboundaryoftheplat.There are no critical areas located on the site.(continued on next page) Project Location:1002 Hoquiam Ave.NE Exist.Bldg.Area SF:N/A Proposed New Bldg.Area SF:N/A Site Area:2.38 acres Total Building Area SF:N/A RECOMMENDATION:Staff recommends that the Environmental Review Committee issue a Determination of Non-Significance -Mitigated (DNS-M). Project Location Map ERCRPT 05- City ofRenton P/B/PW DepartmentWEDGEWOODVPRELIMINARYP Envircntal Review Committee Staff Report LUA-05-166,PP,ECF REPORT OF February 14,2006 Page 2 of8 PART ONE:PROJECT DESCRIPTION/BACKGROUND from(continued Page 1) The applicant has requested a road modification to reduce the right-of-way width for the extension of NE 10th Street from 50 feet to 42 feet,to align the future extension of NE 10th Street with the approved street design east of the site. Additionally,the applicants requests a modification to install the required 5-foot landscaping strip between the back of the curb and the face of the sidewalk on NE 10th Street,with placement of the sidewalk in a public utility/sidewalk easement on the front 10 feet of the lots.The required 2 trees per lot would also be located in the landscaping strip. The applicant states that this modification is requested to enhance the project's aesthetic appeal. The site consists of a gentle southeast slope that descends at an average grade of 5 percent.The surface soils are mapped as Alderwood glacial till.The site vegetation consists of evergreen and deciduous trees,brush,grass and landscaping shrubbery.The western portion is more densely wooded than the eastern portion,which previously contained a single-family residence.The applicant proposes onsite cut and fill grading for site preparation and road construction. A tree cutting and clearing plan was submitted with the preliminary plat application,although no tree inventory was provided.The applicant proposes to clear the entire site.The applicant has submitted a conceptual landscaping plan showing two street trees per lot (Red Sunset Maple)and a 5-foot landscaping strip along NE 10th Street and Hoquiam Ave NE,which appears to be consistent with the City's landscaping requirements,provided that the above-described modification for landscaping placement is approved.As a preliminary plat condition,a detailed landscaping plan will be required to be submitted to the Development Services Division for review and approval prior to recording of the final plat. PART TWO:ENVIRONMENTAL REVIEW In compliance with RCW 43.21C.240,the following project environmental review addresses only those project impacts that are not adequately addressed under existing development standards and environmental regulations. A.Recommendation Based on analysis of probable impacts from the proposal,staff recommends that the Responsible Officials make the following Environmental Determination: DETERMINATION OF NON-SIGNIFICANCE Issue DNS with 14 day Appeal Period.X DETERMINATION OF NON -SIGNIFICANCE -MITIGA TED. Issue DNS-M with 14 day Appeal Period. Issue DNS-M with 15 day Comment Period with a Concurrent 14 day Appeal Period. S.Mitigation Measures 1.The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements,outlined in Volume II of the 2001 Stormwater Management Manual,and provide staff with a Construction Mitigation Plan prior to issuance of construction permits.This Plan shall be subject to review and approval by the Development Services Division. 2.The applicant shall comply with the recommendations contained within the geotechnical report dated December 22,2005,prepared by Earth Consultants,Inc. 3.The applicant shall comply with the recommendations for downstream drainage improvements and improvements to "Pond A"located on the Wedgewood III site,to accommodate storm water drainage from the Wedgewood V site,as described in the preliminary drainage report dated December 22,2005, prepared by Core Design,Inc.,with the condition that the project shall be designed to comply with the 2005 King County Surface Water Design Manual -Level 2 for water quality treatment and detention. 4.If any alterations of Pond A are required in order to accommodate drainage from the Wedgewood V site, which will impact the pond's landscaping/trail improvements as approved in the Wedgewood III ERCRPT 05-166 City of Renton P/B/PWDepartment WEDGEWOOD V PRELIMINARY PLAk Envirc ;ntal Review Committee Staff Report LUA-05-166,PP,ECF REPORT OF February 14,2006 Page 3 of 8 preliminary plat (LUA 05-086),these impacts shall be mitigated so that the appearance and function of the landscaping and trail are not reduced. 5.Pond A on the Wedgewood III site shall not be altered so that safety fencing is required. 6.The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 per new single- family lot prior to the recording of the final plat. 7.The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip associated with the project prior to the recording of the final plat. 8.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. C.Environmental Impacts The Proposal was circulated and reviewed by various City Departments and Divisions to determine whether the applicant has adequately identified and addressed environmental impacts anticipated to occur in conjunction with the proposed development.Staff reviewers have identified that the proposal is likely to have the following probable impacts: ,Earth Impacts:The site primarily consists of a gentle southeast-facing slope that descends at an average grade of 15 percent.A geotechnical report prepared by Earth Consultants,Inc.,dated December 22,2005,was submitted with the land use application.The surface soils are mapped as Alderwood glacial till.The applicant proposes onsite cut and fill grading for site preparation and road construction. The geotechnical engineer concludes that the existing soils are suitable for the 13-1ot proposed development,provided that moisture content and aeration are monitored and protected.Footing drains should be installed around the perimeter foundations to intercept groundwater seepage,and sumps may be required during construction excavation.Staff recommends that the applicant shall comply with the recommendations contained within the geotechnical report prepared by Earth Consultants,Inc.,as a SEPA mitigation measure. Clearing of vegetation on the property and grading of the site in order to locate the proposed utilities, construct the proposed roadway and prepare the site for residential building pads is proposed.Staff recommends that the applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP)designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements,outlined in Volume II of the 2001 Stormwater Management Manual,prior to issuance of construction permits. Staff anticipates that if these conditions shall be adhered to as well as existing code previsions,earth stability and erosion impacts would be adequately mitigated.In addition,these conditions,once implemented,would ensure that neighboring properties would not be impacted by this development. Mitigation Measures: •The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP)designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements,outlined in Volume II of the 2001 Stormwater Management Manual,prior to issuance of construction permits.This Plan shall be subject to the review and approval of the Development Services Division. °The applicant shall comply with the recommendations contained within the geotechnical report dated December 22,2005,2005,prepared by Earth Consultants,Inc. Policy Nexus:SEPA Environmental Regulations;Vol.II 2001 DOE Stormwater Management Manual 2.Water-Stormwater Im__m_pacts:The applicant has provided a drainage report prepared by Core Design,Inc.,dated December 22,2005.The storm drainage plan indicates that storm water from the Wedgewood V site will be ERCRPT 05-166 City ofRenton P/B/PW Department WEDGEWOOD VPRELIMINARY PLA. Envirc ntal Review Committee StaffReport LUA-05-166,PP,ECF REPORT OF February 14,2006 Page 4 of 8 conveyed to the existing detention pond ("Pond A")located on the site of the Wedgewood III plat,with revisions to accommodate the additional volumes.The drainage analysis for Pond A was originally based upon a design to accept the stormwater from Wedgewood I,II and III,and later amended to verify that the pond had adequate capacity for Wedgewood V;Core Design states that,with minor modifications,the pond will have additional sufficient capacity for the runoff that will result from development of Wedgewood V. Core Design indicates that Pond A was designed to the standards of the 1998 King County Surface Water Design Manual (KCSWDM),with Conservation Flow Control -Level 2.It is anticipated that two alternatives could be utilized to provide sufficient additional storage volume for Pond A,which has been calculated at 244,843 cubic feet of live storage:(1)enlarging the footprint of the pond by shifting the pond's western slope 5 feet further to the west,without changing the depth,or (2)increasing the depth of the pond by constructing a concrete wall approximately 2 feet high around the pond's berm on the north, east and west sides,to increase storage depth by 1 foot.The proposed Wedgewood V project would also incorporate Flow Control BMPs (such as Basic Dispersion and Permeable Pavement)as required by Section 1.2.3.3 of the 2005 KCSWDM.Water quality volume of Pond A would not require an increase, since Core Design indicates that Pond A can satisfactorily accommodate the additional flows from Wedgewood V with regard to water quality.The report also indicates that the modeling of Pond A capacity and required improvements was conducted without taking the allowed flow control facility BMP facility sizing credits,which is intended to be a conservative approach since final BMP decisions will require engineering level review after approval of the preliminary plat design. Surface water on the Wedgewood V site drains to the south and east,in the general direction of Pond A and Wedgewood IV.The drainage report indicates that no evidence of erosion or flooding was found during the downstream analysis. Staff have reviewed the proposed storm drainage system and offsite improvements,and have concluded that if the water quality and detention facilities are designed in accordance with the 2005 KCSWDM - Level 2 for detention and water quality,the potential impacts of the development will be adequately mitigated and will not affect other properties. Pond A was approved with aesthetic and screening landscaping,and a recreational trail for use of residents.If any alterations of Pond A are required in order to accommodate drainage from Wedgewood V which will impact the landscaping/trail improvements,these impacts shall be mitigated so that their appearance and function is not reduced.Additionally,the applicant shall not alter the pond slope so that safety fencing is required. Miti.qation Measures: =The applicant shall comply with the recommendations for downstream drainage improvements and improvements to "Pond A"located on the Wedgewood III site,to accommodate storm water drainage from the Wedgewood V site,as described in the preliminary drainage report dated December 22, 2005,prepared by Core Design,Inc.,with the condition that the project shall be designed to comply with the 2005 King County Surface Water Design Manual -Level 2 for water quality treatment and detention. =If any alterations of Pond A are required in order to accommodate drainage from the Wedgewood V site,which will impact the pond's landscaping/trail improvements as approved in the Wedgewood III preliminary plat (LUA 05-086),these impacts shall be mitigated so that the appearance and function of the landscaping and trail are not reduced. =Pond A shall not be altered so that safety fencing is required. =Policy Nexus:SEPA Environmental Regulations;1990 King County Surface Water Design Manual 3.Vegetation &Wildlife Impacts:The site contains second-growth coniferous and deciduous trees,particularly within the western half of the site.The applicant proposes to clear the entire site of existing trees and vegetation to accommodate grading for roads and building site preparation.A tree inventory was not provided with the preliminary plat application. Mitiqation Measures: ERCRPT 05-166 City ofRenton P/B/PW Department Envirc ,ntal Review Committee Staff Report WEDGEWOOD VPRELIMINARY PLA.LUA-05-166,PP,ECF REPORT OF February 14,2006 Page 5 of 8 1.Prior to receiving construction permits,the applicant shall provide a tree inventory and tree retention plan to the Development Services Division for review and approval.The plan must show preservation of at least 25%of trees with a minimum diameter of 8"(evergreen)or 12"(deciduous)when measured four feet above grade,and indicate how proposed building footprints will be sited. Policy Nexus:SEPA Environmental Regulations °Fire Protection Impacts: Fire Prevention staff indicates that sufficient resources exist to furnish services to the proposed development;subject to the condition that the applicant provide required improvements and fees.As the proposal would add 73 new residences to the City,staff recommends that the applicant be required to pay a Fire Mitigation Fee in the amount of $488 for 13 new single-family residences.The total fee is estimated at $6,344 (13 new residences x $488 =$6,344).Staff recommends that the payment of the fee be required prior to the recording of the final plat. Mitiqation Measures:The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 per new single-family lot prior to the recording of the final plat. Policy Nexus:SEPA Environmental Regulations;Fire Mitigation Fee Resolution No.2913,Ordinance 4527. .Transportation Impacts: The proposal would result in an increase in traffic trips to the City's street system;therefore,staff recommends that the applicant pay a Traffic Mitigation Fee based on a rate of $75.00 per new trip.Each new residence is expected to generate approximately 9.57 trips per day.For the proposal,the Traffic Mitigation Fee is estimated at $9,330.75 (13 new residences x 9.57 trips x $75 per trip =$9,330.75).Staff recommends that this fee be payable prior to the recording of the final plat. Miti.qation Measures:The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip associated with the project prior to the recording of the final plat. Policy Nexus:SEPA Environmental Regulations;Transportation Mitigation Fee Resolution No.3100, Ordinance 4527. °Parks &Recreation Im__m_pacts:No onsite recreational facilities are proposed to be provided.Therefore,staff anticipates that future residents of the proposed plat will utilize City facilities,and it is anticipated that the proposed development would generate future demand on existing and future City parks,recreational facilities and programs.Staff recommends that the applicant be required to pay a Parks Mitigation Fee based on $530.76 per each new single-family residence.The fee is estimated at $6,899.88 (13 lots x $530.76 = $6,899.88).Staff recommends that this fee be 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 residence prior to the recording of the final plat. Policy Nexus:SEPA Environmental Regulations;Parks Mitigation Fee Resolution No.3082,Ordinance 4527. D°Comments of Reviewing Departments The proposal has been circulated to City Departmental /Divisional Reviewers for their review.Where applicable,these comments have been incorporated into the text of this report as Mitigation Measures and/or Notes to Applicant. X Copies of all Review Comments are contained in the Official File. Copies of all Review Comments are attached to this report. ERCRPT 05-166 City ofRenton P/B/PW Department Envirc )ntal Review Committee Staff ReportWEDGEWOODVPRELIMINARYPLA.LUA-05-166,PP,ECF REPORT OF February 14,2006 Page 6 of 8 Environmental Determination Appeal Process Appeals of the environmental determination must be filed in writing on or before 5:00 PM,March 10,2006 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. ADVISORYNOTES TO APPLICANT: The following notes are supplemental information provided in conjunction with the administrative land use action.Because these notes are provided as information only,they are not subject to the appeal process for the land use actions. Planninq .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. .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 wilt occur within ninety (90)days.Alternative measures such as mulch,sodding,or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year.The Development Services Division's approval of this work is required prior to final inspection and approval of the permit. 3.Commercial,multi-family,new single-family and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00)a.m.and eight o'clock (8:00)p.m.,Monday through Friday.Work on Saturdays shall be restricted to the hours between nine o'clock (9:00)a.m.and eight o'clock (8:00)p.m.No work shall be permitted on Sundays. 4.RMC 4-7-130C.3 requires that a reasonable effort should be made to preserve existing trees.Additionally, RMC 4-4-070D.7 indicates that 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.Prior to receiving construction permits,the applicant will be required to provide a sitewide tree inventory consistent with RMC 4-8-120,along with a tree retention plan for review and approval by the Development Services Division.The plan must show preservation of at least 25%of the identified trees with a minimum diameter of 8"(evergreen)or 12" (deciduous)when measured four feet above grade,and indicate how proposed building footprints will be sited.The following species are exempted from the retention requirements outside of critical areas: •All Populus species including cottonwood (Populus trichocarpa),quaking aspen (Populus tremuloides),Iombardy poplar (Populus nigra "ltalica"),etc. •All Alnus species which includes red alder (Alnus oregona),black alder (Alnus glutinosa),white alder (Alnus rhombifolia),etc. •Salix species which includes weeping willow (Salix babylonica),etc.,unless along a stream bank and away from paved areas. •All Platanus species which include London plane tree (Platanus acerifolia),American sycamore, buttonwood (Platanus occidentalis),etc. Parks 1.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 ERCRPT 05-166 City of Renton P/B/PW Department Envirc ,ntal Review Committee Staff Report WEDGEWOOD VPRELIMINARY PLA.LUA-05-166,PP,ECF REPORT OF February 14,2006 single-family lot to address these potential impacts. building permits. Payment of this fee will Page 7 of 8 be required prior to issuance of Fire Prevention 1.A fire hydrant with 1,000 GPM fire flow is required within 300 feet of all new single-family structures.If the building square footage exceeds 3,600 square feet in area,the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 feet of the structures.The application mentions that homes up to 4000 square feet may be constructed.The Fire Department requires that any single-family structure greater than 3600 square feet require additional fire flow (1500 gpm)and additional hydrants (two hydrants within 300 feet).The design drawings submitted with the application did not comply with this requirement for all of the lots.Therefore,depending on the size of the new homes,additional hydrants and increased water main sizing may be necessary. 2.Fire Department access roads are required to be paved,20-foot wide.Dead end roadways over 150 feet in length are required to have an approved turnaround. Dead end access roadways over 700 feet in length are required to have a secondary access.All lots on a dead end access roadway between 500 and 700 feet are required to be sprinklered.A secondary access would eliminate this requirement. 3.Street addresses shall be visible from a public street. 4.A 5-inch quick-disconnect Storz fitting will be required to be installed on existing and new hydrants. Plan Review -Stormwater Draina.qe .The Surface Water System Development Charges are based on a rate of $759.00 x 13 new single-family lots. Estimated fees based on the entire site plan is $9,867.00.Payment of these fees will be required prior to issuance of utility construction permit. 2.Applicant will be required to tightline all roof drains to the storm system. Plan Review -Water 1.Water main improvements shall be designed to City of Renton standards.Plans shall be submitted to the City of Renton for review. The Water System Development Charges are based on a rate of $1,956.00 x 13 new single-family lots.Estimated fees based on the entire site plan is $25,428.Payment of these fees will be required prior to issuance of utility construction permits. 2.All plats shall provide a separate water service stub to each building lot prior to recording of the plat.Separate permits for water meters will be required. Plan Review -Sewer . . . An 8"sanitary sewer main extension is required to serve this plat.Per City of Renton code,the development shall install the main across the full frontage of the parcel being developed in NE 10th Street. The Sanitary Sewer System Development Charges are based on a rate of $1,017 x 13 new single-family lots. Estimated fees based on the entire site plan is $13,221.Payment of these fees will be required prior to issuance of utility construction permit. This project is located in the Honey Creek Special Assessment District (SAD 8611).The fee is $250 plus interest per new unit,and shall be paid prior to issuance of a construction permit and recording of the plat. 4.Separate sewer stubs are required to be provided to each lot prior to recording of the short plat. 5.Minimum slope for side sewers shall be 2%.Dual side sewers are not allowed. ERCRPT 05-166 City ofRenton P/B/PW Department WEDGEWOOD VPRELIMINARYPLA. Envirclntal Review Committee Staff Report LUA-05-166,PP,ECF REPORT OF February 14,2006 Page 8 of 8 Plan Review -Street Improvements 1.Full street improvements including sidewalk,curb and gutter,street lights,and storm drainage are required to be installed.For this development,improvements shall be required along NE 10th Street. 2.All lot corners at intersections of dedicated public right-of-way shall have a minimum radius of 15 ft.The minimum inside turning radius is 25 ft. 3.The east curb line on Hoquiam Ave NE abutting the development shall be located 18 ft from the right-of-way centerline to provide for an ultimate roadway curb-to-curb width of 36 ft. 4.The applicant will be required to comply with the City of Renton's Trench Restoration and Street Overlay Requirements. 5.A traffic control plan approved by the City will be required for any construction impacting the City's right of way. General: 1.Separate permits for the side sewer connections,water meters and storm drainage connections are required. 2 Applicant shall be responsible for securing all necessary easements for utilities. 3.All new rockeries or retaining walls to be constructed that are greater than 4 feet in height will be require a separate building permit for structural review.A geotechnical report is required with submittal. .All wire utilities shall be installed underground per the City of Renton Under Grounding Ordinance.If three or more poles are required to be moved by the development design,all existing overhead utilities shall be placed underground. 5.A separate permit to cut and cap existing utilities will be required as part of the demolition of any existing residences. ERCRPT 05-166 CiTY OF RENTON M E M O RAND U M DATE: TO: FROM: SUBJECT: January31,2006 Ked Weaver Arneta Henninger X7298 WEDGEWOOD LANE PLAT DIV 5 APPLICATION LUA 05-166 1002 HOQUIAM AV NE I have reviewed the application for this proposed 13 lot plat generally located in Section 10- 23N-5E and have the following comments: Existing Conditions: Water --The project site is located in the Water District 90 service area. Sanitary Sewer -There is an existing 8"sanitary sewer main in Hoquiam Ave NE at NE 10th St.See City of Renton drawing number $3089 for engineering plans. Storm --There are storm drainage facilities in Hoquiam Ave NE.This project site is in the Honey Creek drainage basin. The site is not located in the Aquifer Protection Zone. CODE REQUIREMENTS WATER: The project shall submit a Certificate of Water Availability from Water District 90 to confirm that the District can provide the required fire flow rate for the development as required. Watermain improvement plans shall be designed to City of Renton standards.The plans,even though it is in Water District 90,need to also be submitted to the City of Renton for review. All plats are required by City code to provide a fire hydrant with a minimum fire flow requirement of 1,000 GPM within 300 feet of any proposed single-family structure.This distance is measured along a travel route.If the proposed single-family structures exceed 3,600 square feet,the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 feet of the structure.Additional fire hydrants will be required as a part of this project to meet this criteria.The fire hydrants must meet all current City of Renton standards. WedgewoodLane Div.5 Plat Application 1002 Hoquiam Ave NE SANITARY SEWER: @ An 8"sanitary sewer main extension is required to serve this plat.Per City of Renton code the development shall install the main across the full frontage of the parcel being developed in NE 10th St. e Individual sidesewers will be required to be installed to serve the new lots.Dual sidesewers will not be allowed. This project is located in the Honey Creek Special Assessment District (SAD 8611) These fees are $250 plus interest per new unit and shall be paid prior to issuance of a construction permit and recording of the plat. •System Development Charges (SDC)are $1017 per new unit.These fees are collected at the time a construction permit is issued. STREET IMPROVEMENTS: Per City of Renton code,projects that are 5 to 20 units residential in size are required to provide full pavement width per standard with curb,gutter and sidewalk on the project side. o All lot comers at intersections of dedicated public rights-of-way shall have a minimum radius of fifteen feet.The minimum inside turning radii is 25 feet. The east curb line on Hoquiam Ave NE abutting Wedgewood Lane Division 5 shall be located 18 feet from the right-of-way centerline to provide for an ultimate roadway face of curb to face of curb width of 36 feet. ,,Per code curb,gutter,sidewalk and street improvements shall be installed in NE 10th St. Street lights will be required to be installed by this project along the full frontage of the parcel being developed.All street lights shall be designed and installed per City of Renton standards and specifications.Private street lighting systems are not allowed. All new electrical,phone and cable services and lines must be undergrounded.The construction of these franchise utilities must be inspected and approved by a City of Renton public works inspector prior to recording the plat. ,,The applicant shall pay the Traffic Mitigation Fee of $9330.75 prior to recording the plat. This is a condition of the plat. STORM DRAINAGE: This project site is in the Honey Creek drainage basin.A conceptual drainage plan and report were submitted with the formal application for the project.This project shall be designed to be in compliance with the 1998 Level 2 King County Surface Water Manual for water quality treatment and detention.This is a condition of the plat. Wedgewood Lane Div.5 Plat Application 1002 Hoquiam Ave NE o The Surface Water SDC fees of $759 per new single family house are required to be paid.These fees are collected at the time a construction permit is issued. GENERAL: All required utility,drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. o All projects are required to be tied to a minimum of two of the City of Renton current horizontal and vertical control network. =Permit application must include an itemized cost estimate for these improvements.The fee for review and inspection of these improvement is 5%of the first $100,000 of the estimated construction costs;4%of anything over $100,000 but less than $200,000, and 3%of anything over $200,000.Half of the fee must be paid upon application for building and construction permits,and the remainder when the permits are issued. There may be additional fees for water service related expenses.See Drafting Standards. WEDGEWOODLANE5PLGF s# -11 ...:...,......,.... Project Name: Project Address: Contact Person: Permit Number: Project Description:Ij Lov 5 ("i Land Use Type: lResidentia i []Retail []Non-retail Method of Calculation: {--TE Trip Generation Manual,7th Edition []Traffic Study - []Other (.2-1Q Fi2--S'-7/LoT / :Calculation:":, .-.......:;'..:..... :".,...,.'] ILq':qi -15 :2;9,}'b0:-7 ...:-" .....- r :Transportation .Mitigation .Fee: Calculated by: -Da.e of.Payment: "'......:.:-.,." ..° ......... ..., ,:... •.... Date: -.,.,,- :4 ..... •°, :,:.:: •-.,... o o FIRE DEPARTMENT MEMORANDUM DATE: TO: FROM: SUBJECT: January 23,2006 Keri Weaver,Senior Planner ,l //a James Gray,Assistant Fire Marshal t" Wedgewood Lane Div.5,Prel.Plat;1002 Hoquiam Ave.NE MITIGATION ITEMS: 1.A fire mitigation fee of $488.00 is required for all new single-family structures. FIRE CODE REQUIREMENTS: 1.A fire hydrant with 1000 GPM fire flow is required within 300 feet of all new single- family structures.If the building square footage exceeds 3600 square feet in area,the minimum fire flow increases to a minimum of 1500 GPM and requires two hydrants within 300 feet ofthe structure. 2.Fire department access roads are required to be paved,20 feet wide. Please feel flee to contact me if you have any questions. i:\ercplat.doc -®'o T===-_,,'2 ;i .,%;,...'L ,,--....-__--=;_:-,HL-.......__--,,:-.,-,.,,.,-:.....:-,...---,a.-,:rH ......-..---:F i '..' !i !;,Is -,r :;,t"4 :,,•' i u:k;L _+o-+_1 Im:,:.,-'...!, i i !i '-L.........J i:!l>]"",i---.:r-......r".....-k .....=-,,,,\,,.i'":,.'--+---'.-.,,'""....: i:i :::,'LL.....-.....;,'",::' i!-:-I :":'I I I }II 'l "\"# ,.r:......]I PIg.]:l/..,gj ,,...,.,,---r-;.....---.....ll''3i']#'l-"L-.l ',!',t ,/ z ,[Z.'G=--"--T--L '+--------------]-'I %,", F,NOISIAIO3NY'I 000/H_,903,4.1 IWld,,(ZtIII#I'I21# ¢.9 LULL0 (8 c] £:3 <.,,>,Ng mlzl 2 l,li d D6 o 3 T2,3N RSE E 1/2 •+i.......J Trr MIXED USE CENTER Resource Conservation r Center Village Residential 1 du/ac Urban Center -North 1 Residential 4 du/ac Urban Center -North Z Residential 8 du/ae Center Downtown* Residential Manufactured H....@ C......ia]/Ofice/Residential -]Besidential IO du/ac Residential 14 du/ae Commercial Artsrlal* [sidetial Ml"-Fm.C......tal Omoe" ResidentJa]Multi-Family Trad/Lions]Commercial Neighborhood -H-Residential Mu|t-Family Urban Center* "May include Overlay Dletrtcts.See Appendixmaps•For additional regu]aUons in OverlayDistricts,please see RMC 4-3. Printed byPnnt&MaiSvcs,Cityof Renton E Industrial -Heavy --]Industrial -Medium r'IL-Industrial -Light (P)Publicly owned .....Renton City Limits -----Adjacent City Limits Book Pages Boundary KROLL PAGE PAGE#INDEX CiTY OF RENTON MEMORANDUM DATE: TO: FROM: SUBJECT: January 31,2006 Keri Weaver Arneta Henninger X7298 ' WEDGEWOOD LANE PLAT DIV 5 APPLICATION LUA 05-166 1002 HOQUIAM AV NE I have reviewed the application for this proposed 13 lot plat generally located in Section 10- 23N-5E and have the following comments: Existing Conditions: Water --The project site is located in the Water District 90 service area. Sanitary Sewer --There is an existing 8"sanitary sewer main in Hoquiam Ave NE at NE 10th St.See City of Renton drawing number $3089 for engineering plans. Storm --There are storm drainage facilities in Hoquiam Ave NE.This project site is in the Honey Creek drainage basin. The site is not located in the Aquifer Protection Zone. CODE REQUIREMENTS WATER: The project shall submit a Certificate of Water Availability from Water District 90 to confirm that the District can provide the required fire flow rate for the development as required. Watermain improvement plans shall be designed to City of Renton standards.The plans,even though it is in Water District 90,need to also be submitted to the City of Renton for review. All plats are required by City code to provide a fire hydrant with a minimum fire flow requirement of 1,000 GPM within 300 feet of any proposed single-family structure.This distance is measured along a travel route.If the proposed single-family structures exceed 3,600 square feet,the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 feet of the structure.Additional fire hydrants will be required as a part of this project to meet this criteria.The fire hydrants must meet all current City of Renton standards. J (,Wedgewood Lane Div.5 Plat Application1002HoquiamAveNEO @ SANITARY SEWER: An 8"sanitary sewer main extension is required to serve this plat.Per City of Renton code the development shall install the main across the full frontage of the parcel being developed in NE 10th St. o Individual sidesewers will be required to be installed to serve the new lots.Dual sidesewers will not be allowed. This project is located in the Honey Creek Special Assessment District (SAD 8611) These fees are $250 plus interest per new unit and shall be paid prior to issuance of a construction permit and recording of the plat. -System Development Charges (SDC)are $1017 per new unit.These fees are collected at the time a construction permit is issued. STREET IMPROVEMENTS: Per City of Renton code,projects that are 5 to 20 units residential in size are required to provide full pavement width per standard with curb,gutter and sidewalk on the project side. •All lot corners at intersections of dedicated public rights-of-way shall have a minimum radius of fifteen feet.The minimum inside turning radii is 25 feet. The east curb line on Hoquiam Ave NE abutting Wedgewood Lane Division 5 shall be located 18 feet from the right-of-way centerline to provide for an ultimate roadway face of curb to face of curb width of 36 feet. °Per code curb,gutter,sidewalk and street improvements shall be installed in NE 10th St. Street lights will be required to be installed by this project along the full frontage of the parcel being developed.All street lights shall be designed and installed per City of Renton standards and specifications.Private street lighting systems are not allowed. All new electrical,phone and cable services and lines must be undergrounded.The construction of these franchise utilities must be inspected and approved by a City of Renton public works inspector prior to recording the plat. o The applicant shall pay the Traffic Mitigation Fee of $9330.75 prior to recording the plat. This is a condition of the plat. STORM DRAINAGE: This project site is in the Honey Creek drainage basin.A conceptual drainage plan and report were submitted with the formal application for the project.This project shall be designed to be in compliance with the 1998 Level 2 King County Surface Water Manual for water quality treatment and detention.This is a condition of the plat. /'Wedgewood Lane Div.5 Plat Applicationm.1002 Hoquiam Ave NE o The Surface Water SDC fees of $759 per new single family house are required to be paid.These fees are collected at the time a construction permit is issued. GENERAL: All required utility,drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. o All projects are required to be tied to a minimum of two of the City of Renton current horizontal and vertical control network. •Permit application must include an itemized cost estimate for these improvements.The fee for review and inspection of these improvement is 5%of the first $100,000 of the estimated construction costs;4%of anything over $100,000 but less than $200,000, and 3%of anything over $200,000.Half of the fee must be paid upon application for building and construction permits,and the remainder when the permits are issued. There may be additional fees for water service related expenses.See Drafting Standards. WEDGEWOODLANE5PLGF Project Name: Project Address: Contact Person: Permit Number: Project Description: 05- I5 6F LffF" L. Land Use Type: Residentiai []Retail []Non-retail .iCalcuJatlon-:,.,...." •:...,.o!'-.;....:. Method of Calculation: --ITE Trip Generation Manual,7th Edition []Traffic Study []O hor "J ! .-.;.- ++i :i.i::_.':-.:.' r • Transportation .Mitigation.Fee: ,Calculated by: •-D,te of.Payment: •..:.. ...,.•..;...',€: •o !.. K: ..... -'... Date: ..-• ;-... .o ... City of Re,,.,m Department of Planning/Building/Public ,_.KS ENVIRONMENTAL &DEVELOPMENT APPLICATION REVIEW APPLICATION NO:LUA05-166,PP,ECF DATE CIRCULATED:JANUARY 20,2006 APPLICANT:Patrick Gilroy,LandTrust,Inc. PROJECT TITLE:Wedgewood Lane Div.5 Preliminary Plat SITE AREA:2.38 acres LOCATION:1002 Hoquiam Avenue NE SHEET COMMENTS DUE:FEBRUARY 3,2006 PROJECT MANAGER:Keri Weaver OR,G2R7_:.'T,JI'JRECEIVED PLAN REVIEW:Ameta Henninger BUILDING AREA (gross):N/A WORK ORDER NO:77533 I A kl 'i,9NN BUILDING DIVISION SUMMARY OF PROPOSAL:Proposed subdivision of a 2.38 acre site zoned Residential-8 (R-8)into 13 lots for single-familyresidentialdevelopment.The site is currently vacant.Access to 12 lots would be from an extension of NE 10th Street along thesouthboundaryofthesite,and access to 1 lot would be directly from Hoquiam Ave.NE.No sensitive areas are located on the site. A.ENVIRONMENTAL IMPACT (e.g.Non-Code Element oftheEnvironment Earth Air Water Plants Land/Shoreline Use Animals Environmental Health Energy/Natural Resources ProbabMinorImpacts ProbableMajorImpacts COMMENTS More InformationNecessary Element ofthe Probable Probable MoreEnvironmentMinorMajorInformationImpactsImpactsNecessary Housing Aesthetics Lilht/Glare Recreation Utilities Transportation Public Services Historic/Cultural Preservation AirportEnvironment10,000 Feet14,000 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 ofprobable impact or areas where additional info is needed to properly assess this proposal./ Signature of Director or Authorized Re Date City ofRe,..,m Department of Planning /Building /Public ._.Ks ENVIRONMENTAL &DEVELOPMENT APPLICATION APPLICATION NO:LUA05-166,PP,ECF APPLICANT:Patrick Gilroy,LandTrust,Inc. PROJECT TITLE:Wedqewood Lane Div.5 Preliminary Plat SITE AREA:2.38 acres LOCATION:1002 Hoquiam Avenue NE REVIEW /fOMMENTS DUE:FEBRUARY 3,2006 DATE CIRCULATED:JANUARY 20,2006 PROJECT MANAGER:Keri Weaver PLAN REVIEW:Ameta Henninger BUILDING AREA (gross):N/A WORK ORDER NO:77533 SHEET RECEIVED SUMMARY OF PROPOSAL:Proposed subdivision of a 2.38 acre site zoned Residential-8 (R-8)into 13 lots for single-familyresidentialdevelopment.The site is currently vacant.Access to 12 lots would be from an extension of NE 10th Street along thesouthboundaryofthesite,and access to 1 lot would be directly from Hoquiam Ave.NE.No sensitive areas are located on the site. A.ENVIRONMENTAL IMPACT (e.g.Non-Code Element ofthe Environment Earth A Water Plants Land Use Animals EnvironmentalHealth Energy/ NaturalResources ProbableMinorImpacts ProbableMajorImpacts COMMENTS MoreInformationNecessary Elementofthe Probable Probable More Environment Minor Major InformationImpactsImpactsNecessary Housing Aesthetics Lilht/Glare Recreation Utflfies Transportation Public Services Historic/Cultural Preservation AirportEnvironment 10,000Feet 14,000Feet 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 ofprobable impact orareaswhereadditionaI.Jforma assess Signature of Director or,utodzedRepresentative//thisproposal.Date 113)[10 City of Re,..,Jn Department of Planning /Building /Public I,_.KS ENVIRONMENTAL &DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT:''C.- APPLICATION NO:LUA05-166,PP,ECF APPLICANT:Patrick Gilroy,LandTrust,Inc. PROJECT TITLE:Wedgewood Lane Div.5 Preliminary Plat SITE AREA:2.38 acres LOCATION: COMMENTS DUE:FEBRUARY 3,2006 DATE CIRCULATED:JANUARY 20,2006 PROJECT MANAGER:K{Javer E !"q ['] .III lr -"PLAN REVIEW:Ameta Henning;er lit lit BUILDING AREA (gross):N/A Itt .!nn 1002 Hoquiam Avenue NE WORK ORDER NO:7753,3 'J I L i SUMMARY OF PROPOSAL:Proposed subdivision of a 2.38 acre site zoned Residential-8 (R-8)intbT39fldt_hf0Dsingle-family residential development.The site is currently vacant.Access to 12 lots would be from an }extension 6f-INEE19tb,Street along the south boundary of the site,and access to 1 lot would be directly from Hoquiam Ave.NE.No sensi[ive areas are iuoiud-u,,;.;,e 5;;.e.I A.ENVIRONMENTAL IMPACT (e.g.Non-Code COMMENTS Element ofthe Probable Probable MoreEnvironmentMinorMajorInformationImpactsImpactsNecessary Earth Air Water Plants Land/Shoreline Use Animals Environmental Health Energy/ NaturalResources Element of the Probable Probable MoreEnvironmentMinorMajorInformationImpactsImpactsNecessary Housing Aesthetics Lilht/Glare Recreation Utilities Transportation Public Services Historic Preservation Airport Environment 10,000 Feet 14,000 Feet B.POLICY-RELATED COMMENTS C.CODE-RELA TED COMMENTS .4J../, We have reviewqd this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional informatiq needed to Rroperly assess this proposal. SignaturWrectr or Authoriz'ed R?resentati e Date / FIRE DEPARTMENT MEMORANDUM DATE: TO: FROM: SUBJECT: January 23,2006 Keri Weaver,Senior Planner j/i/? James Gray,Assistant Fire Marshal // Wedgewood Lane Div 5,Prel Plat;1002 Hoquiam Ave.NE MITIGATION ITEMS: 1.A fire mitigation fee of $488.00 is required for all new single-family structures. FIRE CODE REQUIREMENTS: 1.A fire hydrant with 1000 GPM fire flow is required within 300 feet of all new single- family structures.If the building square footage exceeds 3600 square feet in area,the minimum fire flow increases to 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. Please feel free to contact me if you have any questions. i:\ercplat.doc A A City of Rn Department of Planning /Building /Public Ms ENVIRONMENTAL &DEVELOPMENT APPLICATION REVIEWING DEPARTMENT:L)Z APPLICATION NO:LUA05-166,PP,ECF APPLICANT:Patrick Gilroy,LandTrust,Inc. PROJECT TITLE:Wedc)ewood Lane Div.5 Preliminary Plat SITE AREA:2.38 acres LOCATION:1002 Hoquiam Avenue NE REVIEW SHEET COMMENTS DUE:FEBRUARY 3,2006 DATE CIRCULATED:JANUARY 20,2006 PROJECT MANAGER:Keri Weaver PLAN REVIEW:Ameta Henninger BUILDING AREA (gross):N/A WORK ORDER NO:77533 SUMMARY OF PROPOSAL:Proposed subdivision of a 2.38 acre site zoned Residential-8 (R-8)into 13 lots for single-family residential development.The site is currently vacant.Access to 12 lots would be from an extension of NE 10th Street along the south boundary of the site,and access to 1 lot would be directly from Hoquiam Ave.NE.No sensitive areas are located on the site. A.ENVIRONMENTAL IMPACT (e.g.Non-Code COMMENTS Element ofthe Probable Probable MoreEnvironmentMinorMajorInformationImpactsImpactsNecessary Earth Air Water Plants Land/Shoreline Use Animals Environmental Health Energy/ NaturalResources Element ofthe Probable Probable MoreEnvironmentMinorMajorInformationImpactsImpactsNecessary Housin Aesthetics Lilht/Glare Recreation Utilities Transportation Public Services Historic/CulturalPreservation Airport Environment 10,000 Feet 14,000 Feet B.POLICY-RELATED COMMENTS C.CODE-RELA TED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or " areas where additional information is needed to properlyassess this proposal. Signature of"Director or/uodzed Repres-entative Date " A.ENVIRONMENTAL IMPACT (e.g.Non-Code)COMMENTS "It is anticipated that the proposed development would generate future residents that would utilize existing City park and recreation facilities and programs.The City has adopted a Parks M!tigation Fee of $530.76 per each new single family lot to address these potential impacts." Parks Mitigation Fee NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) DATE:January20,2006 • LAND USE NUMBER:LUAOS-166,PP,ECF PROJECTNAME:Wedgewoed LaneDivision 5Preliminary Plot PROJECTDESCRIP'RON:Proposed subdivision ofa2.38 acre site zoned ResidentMk8 (R-8)into 13 lotsforsingle*family residential development.The site is currently vacant.Access to 12 lots would be #om an extension ofNE10thStreetalongthesouthboundaryofthesite,and access to 1 lot would be directly from Hoquiam Ave.NE.NOseesiti,,areas are located onthe site. PROJECTLOCATION:1002 HoquiamAvenue NE OPTIONALDE'FERMINATION OF NON-SIGNIFICANCE,MITIGATED(DNS-M):AS theLead Agency,theCityofReotonhasdeterminedthatsignificantenvironmentalimpactsareunlikelytoresultfromtheproposedprojectTherefore,aspermittedundertheRCW43.21C.110,the Cy of Renton is using the Optionst DNS-M process togive notice that a DNS*M is likely tobe issued.Comment peneds forthe project and the proposed DNS-M are integrated into a single commentbeded.There witl be no comment pelted following the issuance of the Threshold Determination of Non-Signitcance-Mitigated (DNS-IV0.A 14-dayappeal poded wigfollowthe issuance of the DNS-M -\PERMIT APPLICATIONDATE:December23,2005 NOTICE OF COMPLETE ApplICATION:January20,2006 APPlICANT/PROJECT CONTACTPERSON:PatrickG[Iroy,LandTrust,Inc.;Tel:(425)747-t726 Ext.102 Permits/ReviewRequested:Environmental (SEPAl Review,Preliminary Plot approval Other Permitswhich maybe required:Fire,Building,&Grading Permits Drainage &Geotechntcal ReportsRequestedStudies: Location where application mayhereviewed: PUBUC HEARING: CONSISTENCYOVERVIEW: Zoning/Land Use: Environmental DocumentsthatEvaluatetheProposedProject: DevelopmentRegulationsUsedForProjectMitigation: Planning/Building/Pubitc Works Department,Development Services Division,Sixth Floor Renton City Hall,1055 South GradyWay,Renton,WA98O55 Pubiio hearitm is tentatively scheduled forMarch21 2006before the RentonHearinaExaminerinRentonCouncilChambers.Headngs begin at 9:00 AMonthe7thfloorofthenewRentonCityHalllocatedat1055SouthGradyWay. The subjectsite isdesignated Residential-8 (R-8)on the CityofRenton Comprehensive Land UseMap and Residential Single Family(RSF)on the City'sZoningMap. Environmental (SEPAlChecklist The project will be subject to the City's SEPA ordinance,RMC Chapter 4,Preliminary Plot Subdivision,Building,Fire,Streets and other applicable codesandregulationsasappropriate. Proposed Mitigation Measures:The following Mitigation Measures wiElikely be imposedonthe proposed project.These recommended Mitigation Measures address project impacts not coveredbyexistingcodesandregulationsascitedabove. •The aplicant wigberequiredtobeytheappropriate Transportation Mitigaon Fee; •The applicant willberequbedtopaythe approptiote Fire Mitigation Fee;and •The applicant wSIberequPedtopaythe appropriafa ParksMitigotion Fee. Commnt=on the above application mustbe submitted in writing to Keri Weaver,Senior Planner,DevelopmentServicesDivision,1055 South GradyWay,Renton,WA08055,by5:00 PM on February 3,2006."ntis matter is alsotentativelyscheduledforapublicheadngonMarch21,2006,at5:00 AM,Council Chambers,Seventh Floor,RentonCityHall,1055 South Grady Way,Renton.If you are interested in attending the heating,please contactthe DevelopmentServicesDivisiontoensurethatthehearinghasnotbeenrescheduledat(425)430-7282.If comments cannot besubmittedinwritingbythedateindicatedabove,you maystill appear at the headng and present your comments ontheproposalbeforetheHeanngExaminer.Ifyou have questions about this proposal,orwish to be made a party ofrecontandreceiveadditionalinformationbymail,please contact the project manager.Anyone who submitswritten comments•willautomotioally becomea pady ofmcont andwill be notified ofanydecision on this project. CONTACT PERSON:Keri Weaver,Senior Planner;Tel:(425)430-7382; Eml:kweaver@ci.renton.wa.us PLEASE INCLUDE THEPROJECT NUMBER WHEN CALUNG FORPROPERFILE IDENTIFICATION R If youwould liketo be made a party of record to receive further information on this proposed project,complete this form and return to:City of Renton,DevelopmentPlanning,1055 So.GradyWay,Renton,WA 98955. Name/File No.:Wedgewood Lane Division 5 Preliminary PI=-VLUA05-166,PP,ECF NAME: MAILING ADDRESS: TELEPHONE NO.: CERTIFICATION were posted by me in __ DATE:1/4)/0-6) L5 ,hereby certify that copies of the above document conspicuous places or nearby the described property on SIGNED.'.- ATTEST:Subscribed and sworn before me,a Notary Public,in and for the State of Washintop rsiing in <j'C-"-E-S "KIOKKO NOTARY PUBLIC SIGNATURE: lJ NOTARY PUBLICSTATEoFW SHt.GTO."!]COMMISS,ON EXPIRES,:t MARCH 19,2008 '"""O CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 20th day of January,2006,I deposited in the mails of the United States,a sealed envelope containing Acceptance Ltr,NOA,Env.Checklist,&PMT's documents.This information was sent to: Name Agencies -NOA,Env.Checklist,&PMT's See Attached PL Development Owner Patrick Gilroy,LandTrust,Inc.Applicant/Contact Angel Anderson Party of Record Surrounding Property Owners -NOA only See Attached (Signature of Sender):-/--.//dSTATEOFWASHINGTON))ssCOUNTYOFKING) Representinl .'CH/'-.RLES R KOKKO')!NOTARY PUBLIC1STATEOFWASHINGTON COMMISSION EXPIRES'MARCH 19,2008 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:///0 Notary (Print): My appointment expires: tary Public in andfor the Sate of Washington ll foC Project Name:Wedgewood Lane Div.5 Preliminary Plat Project Number:LUA05-166,PP,ECF template -affidavit of service by mailing AGENCY (DOE)LETTER MAiLiNG (ERC DETERMINATIONS) Dept.of Ecology * Environmental Review Section PO Box 47703 Olympia,WA 98504-7703 WSDOT Northwest Region * Attn:Ramin Pazooki King Area Dev.Serv.,MS-240POBox330310 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 ResourcesPOBox47015 Olympia,WA 98504-7015 KC Dev.&Environmental Serv. Attn:SEPA Section 900 Oakesdale Ave.SW Renton,WA 98055-1219 Metro Transit Senior Environmental Planner Gary Kriedt201SouthJackson Street KSC-TR-0431 Seattle,WA 98104-3856 Seattle Public Utilities Real Estate Services Title Examiner 700 Fifth Avenue,Suite 4900 PO Box 34018 Seattle,WA 98124-4018 WDFW -Stewart Reinbold * c/o Department of Ecology 3190 160th Ave SE Bellevue,WA 98008 Duwamish Tribal Office * 4717 W Marginal Way SW Seattle,WA 98106-1514 KC Wastewater Treatment Division * Environmental Planning Supervisor Ms.Shirley Marroquin 201 S.Jackson ST,MS KSC-NR-050 Seattle,WA 98104-3855 City of Newcastle Attn:Mr.Micheal E.NicholsonDirectorofCommunityDevelopment13020SE72ndPlace Newcastle,WA 98059 Puget Sound Energy Municipal Liason Manager Joe JaingaPOBox90868,MS:XRD-01W Bellevue,WA 98009-0868 Muckleshoot Indian Tribe Fisheries Dept.* Attn:Karen Walter or SEPA Reviewer 39015 -172n Avenue SE Auburn,WA 98092 Muckleshoot Cultural Resources Program * Attn:Ms Melissa Calvert 39015 172nd Avenue SE Auburn,WA 98092-9763 Office of Archaeology &Historic Preservation* Attn:Stephanie Kramer PO Box 48343 Olympia,WA 98504-8343 City of Kent Attn:Mr.Fred Satterstrom,AICP Acting Community Dev.Director220FourthAvenueSouth Kent,WA 98032-5895 City of Tukwila Steve Lancaster,Responsible Official 6300 Southcenter Blvd. Tukwila,WA 98188 Note:If the Notice of Application states that it is an "Optional DNS",the marked agencies and cities will need to be sent a copy of the checklist,PMT's,and the notice of application.* Also note,do not mail Jamey Taylor any of the notices she gets hers from the web.Only send her the ERC Determination paperwork. template -affidavit of service by mailing 102305936100 ANDERSON PATRICK D+ANGELINE R 14406 SE 116TH ST RENTON WA 98059 113740009007 AUGUSTYN BRIAN+ANGELA 5215 NE 10TH PL RENTONWA 98059 113740008009 BELKINE ARTEM 5209 NE 10TH PL RENTON WA 98059 102305906004 BINDER PATRICIA M 980 HOQUIM AV NE RENTON WA 98059 113740013009 BINFORD CRAIG+TERI 1050 ILWACO p1 NE RENTON WA 98059 102305936209 BLANKENSHIPJAMES 14418 SE 116TH RENTON WA 98059 102305924007 BOSANCU DANIEL 965 HOQUIAM AV NE RENTON WA 98059 113740014007 BOSQUE DAMIEN 1056ILWACO PL NE RENTON WA 98059 113740045001 CHALUPNYJOEL+LISA 5112 NE 10TH PL RENTON WA 98059 113740005005 CHAUHAN KIRPAL+JAGDISH K 5125 NE 10TH PL RENTON WA 98059 102305920401 CONKLIN WILLIAM J 959 HOQUIAM AV NE RENTON WA 98059 1137400O2OO2 DUANE JOHN M+FRANCINE K 5107 NE 10TH PL RENTONWA 98059 113740004008 DUONG VICTORIA 5119 NE 10TH PL RENTON WA 98059 113740039004 EMERSON DANIEL F 1051 ILWACO PL NE RENTON WA 98059 113740034005 FANAEIAN KIANOUSH+BIRJANDIA 5211NE 11TH ST RENTON WA 98059 113740043006 GANDHI ASHISH+VARSHA 5124 NE 10TH PL RENTON WA 98059 113740035002 HARRIS WILLIAM L 5217 NE 11TH ST RENTON WA 98059 421550001000 HUYNH THANG B+LAN THI NGUYEN 978 GRAHAM AV NE RENTON WA 98059 113740033007 ISAKHAROVA NATELLA+MIKHAIL 5205 NE 11TH ST RENTON WA 98059 102305921409 JOHNSON CARYLE S 971 HOQUIAM AV RENTON WA 98059 113740032009 KARDASHEVA EKATERINA+KARDAS 5135 NE 11TH ST RENTON WA 98059 113740007001 KIERAS MARK+SANDRA 5203 NE 10TH PL RENTON WA 98059 113740036000 KOOPMAN MARION C+KEIJER JAC 1075 ILWACO PL NE RENTON WA 98059 113740006003 KO-I-i'MAN CHRISTOPHER L+HEATH 5131 NE 10TH PL RENTON WA 98059 421550015000 LAUREL LANE HOA C/O SMITH JACK TREASURER 4925 NE 10TH ST RENTON WA 98059 113740044004 MANN VARINDER+NAVIOT 5118 NE 10TH PL RENTON WA 98059 113740041000 LE MINH DUC+DUONG THAO THAN 5202 NE 10TH PL RENTON WA 98059 113740003000 NGUYEN SUU VAN+DIEM-KIEU NG 5113 NE 10TH PL RENTON WA 98059 421550003006 LIU GUOYONG+HU KAI-YI 966 GRAHAM AV NE RENTON WA 98059 421550002008 NOLAN CLIFFORD DUPONT+MARY ELLEN 972 GRAHAM AV NE RENTON WA 98059 113740001004 PHAM BAO V 5101 NE 10TH PL RENTON WA 98056 JJ 113740030003 PIATT DANIEL+KRISTEN 5123 NE 11TH ST RENTON WA 98059 102305905105 PL DEVELOPMENT PO BOX 376 MERCER ISLAND WA 98040 102305936308 RODENBERG LONNY K 5340 NE 10TH ST RENTON WA 98059 113740010005 ROLF DALE+WILMOTH KARMEN 5221 NE 10TH PL RENTON WA 98059 102305909206 RUTLEDGE KAREN N 990 HOQUIAM AV NE RENTON WA 98059 113740031001 SAECHAO SENG+MEUY SAEPHAN 5129 NE 11TH ST RENTON WA 98059 113740038006 SCHAFER DANIEL R+KRISTA R 1063 ILWACO PL NE RENTON WA 98059 113740037008 SINGH ANUP+SIMMI 1069 ILWACO AV NE RENTON WA 98059 113740015004;113740028007; 113740029005 SMITH JOHN L PO BOX 2670 RENTON WA 98056 113740047007 SOUNDBUILTRENTALS LLC PO BOX 73790 PUYALLUP WA 98373 113740042008 STEINER ALFRED W+THOMPSON M 5130 10TH PL RENTON WA 98059 113740012001 STEWART KENNETH 1026 ILWACO PL NE RENTON WA 98059 113740040002 VU JOSEPH 24451 SE 46TH PL ISSAQUAHWA 98029 City ofRe,.,on Department ofPlanning/Building /Public Works ENVIRONMENTAL &DEVELOPMENT APPLICATION REVIEW REVIEWING DEPARTMENT:/(..r APPLICATION NO:LUA05-166,PP,ECF APPLICANT:Patrick Gilroy,LandTrust,Inc. PROJECT TITLE:Wedgewood Lane Div.5 Preliminary Plat SITE AREA:2.38 acres LOCATION:1002 Hoquiam Avenue NE COMMENTS DUE:FEBRUARY 3,2006 DATE CIRCULATED:JANUARY 20,2006 PROJECT MANAGER:Keri Weaver PLAN REVIEW:Ameta Henninger BUILDING AREA (gross):N/A WORK ORDER NO:77533 SHEET i.,,"t'J#'¥'RECEIVED JAH ,2 o poo6 BUlLUIIIL L/t v zov,,J SUMMARY OF PROPOSAL:Proposed subdivision of a 2.38 acre site zoned Residential-8 (R-8)into 13 lots for single-family residential development.The site is currently vacant.Access to 12 lots would be from an extension of NE 10th Street along the south boundary of the site,and access to 1 lot would be directly from Hoquiam Ave.NE.No sensitive areas are located on the site. A.ENVIRONMENTAL IMPACT (e.g.Non-Code Elementofthe Environment Earth Air Water Plants Land/Shoreline Use Animals Environmental Health Energy/ NaturalResources Probable Minor Impacts Probable Major Impacts COMMENTS More Information Necessary Elementofthe Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Housin Aesthetics Uht/Glare Recreation Utilities Transportation Public Services Historic/Cultural Preservation AirportEnvironment 10,000Feet 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 ofprobable impact or are additionalion ed toproperly assess thisproposal.../C_,A /'-/.fJ AA .,.iv/"]"6(Jnat'u'o'D'ror 6r hutbdzed Represerdive Date NOTOCE OF APPLOCATOON AND PROPOSED DETERMINATOON OF NON-SIGNIFOCANCE-MOTIGATED (DNS-M) DATE:January 20,2006 LAND USE NUMBER:LUA05-166,PP,ECF PROJECT NAME:Wedgewood Lane Division 5 Preliminary Plat PROJECT DESCRIPTION:Proposed subdivision of a 2.38 acre site zoned Residential-8 (R-8)into 13 lots for single-family residential development.The site is currently vacant.Access to 12 lots would be from an extension of NE 10th Street along the south boundary of the site,and access to 1 lot would be directly from Hoquiam Ave.NE.No sensitive areas are located on the site. PROJECT LOCATION:1002 Hoquiam Avenue NE OPTIONAL DETERMINATION OF NON-SIGNIFICANCE,MITIGATED (DNS-M):As the Lead Agency,the City of Renton has determined that significant environmental impacts are unlikely to result from the proposed project.Therefore,as permitted under the RCW 43.21C.110,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 APPUCATION DATE:December 23,2005 NOTICE OF COMPLETE APPLICATION:January 20,2006 APPLICANT/PROJECT CONTACT PERSON:Patrick Gilroy,LandTrust,Inc.;Tel:(425)747-1726 Ext.102 Permits/Review Requested:Environmental (SEPA)Review,Preliminary Plat approval Other Permits which may be required:Fire,Building,&Grading Permits Requested Studies:Drainage &Geotechnical Reports Location where application may be reviewed:Planning/Building/Public Works Department,Development Services Division,Sixth Floor Renton City Hall,1055 South Grady Way,Renton,WA 98055 PUBLIC HEARING:Public hearinq is tentatively scheduled for March 21,2006 before the Renton Headn.q 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:The subject site is designated Residential -8 (R-8)on the City of Renton Comprehensive Land Use Map and Residential Single Family (RSF)on the City's Zoning Map. Environmental Documents that Evaluate the Proposed Project:Environmental (SEPA)Checklist Development Regulations Used For Project Mitigation:The project wilt be subject to the City's SEPA ordinance,RMC Chapter 4, Preliminary Plat Subdivision,Building,Fire,Streets and other applicable codes and regulations as appropriate. Proposed Mitigation Measures:The following Mitigation Measures will likely be imposed on the proposed project. These recommended Mitigation Measures address project impacts not covered by existing codes and regulations as cited above. °The applicantwill be required to pay the appropriate Transportation Mitigation Fee; .The applicant will be required to pay the appropriate Fire Mitigation Fee;and °The applicant will be requiredto pay the appropriate Parks Mitigation Fee. Comments on the above application must be submitted in writing to Keri Weaver,Senior Planner,Development Services Division,1055 South Grady Way,Renton,WA 98055,by 5:00 PM on February 3,2006.This matter is also tentatively scheduled for a public hearing on March 21,2006,at 9:00 AM,Council Chambers,Seventh Floor,Renton City Hall,1055 South Grady Way,Renton.If you are interested in attending the hearing,please contact the Development Services Division to ensure that the heanng has not been rescheduled at (425)430-7282.If comments cannot be submitted in writing by the date indicated above,you may still appear at the hearing and present your comments on the proposal before the Hearing Examiner.If you have questions about this proposal,or wish to be made a party of record and receive additional information by mail,please contact the project manager.Anyone who submits written commentswillautomaticallybecomeapartyofrecordandwillbenotifiedofanydecisiononthisproject. CONTACT PERSON:Keri Weaver,Senior Planner;Tel:(425)430-7382; Eml:kweaver@ci.renton.wa.us 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 this form and return to:City of Renton,Development Planning,1055 So.Grady Way,Renton,WA 98055. Name/File No.:Wedgewood Lane Division 5 Preliminary Plat/LUA05-166,PP,ECF NAME: MAILING ADDRESS: TELEPHONE NO.: •....•.... ...,.."Planning/BuildinbliCW0rks Department KathyKeolker,Mayo/"Gregg Zimmerman P.E.,Administrator - January20,2006 Patrick Gilroy LandTrust,Inc.1560 i40t"Avenue NE #100 Bellevue,WA 98005,- Subject:Wedgew0od Lane Div.5 Preliminary Plat .LUA05-166,PP,ECF •:Dear Mr Gilroy;.. The Development Planning Section of tile city of Renton has determined that the Subject application.,is complete according to.submittal requiremenis :and,therefore,-is eiccepted for review.,'..'.•,,. :•lt is tentatively scheduled for consideration,bythe .Environmental Review .Committee on February 14,2006.Prior tothat review,you will.•be:notified if any additional information.....,.,- isrequired to continue processing your appliCation :.,.:-•-•..-.2, ••..":.-... in.addition,this matter istentatively Scheduled for a Public.Hearing.on MarCh 21,2006. fit .9:00 AM:,.CoUndi Chambers,Seventh'Floor,Renton.city.Hall,10551:South Grady. Way,-Renton.-3-he applicant .or representative(s)of.the applicant .aieirequired to be :preSent at the.public heahng.-A-copy of the .staffreport will be mailed:-[e:you one week .-,.=,L -"--oerore me neannu.-• ...,.,,'. Please contact me at (425)430-7382 if you have any questions...... -.:..,. Sincerely ...." -'Keri •Weaver SeniOr Planner cc:PL Development 1 Owner Angel Anderson"/Party of Record 1.055 South Gi'ady Way -Renton,Washington 98055 . "Pnispaper contains50%raey(;l material,30%postconsumer -" AHEAD OF THE"CURVE " ..,•. €] TY ]gENTON I/'a''X|.{}*]planning/BuildingfPublicW0r Dep.m-tnient January20,2006.".: Superintendent's Office Renton School District #403 300 SW 7th S'treet RentonTWA 98055-2307 . Subject;Wedgewood Lane Div.5 Prel!mina/-y Plat LUA05-166,PP,ECF -"..•".•.•. The city bflRent0n Development lServices Division•has received an-application for a •13-1ot- •single-family subdivision located at 1002 Hoquiam Avenue NE.Please see the enclosed •Notice -of ApplicatiOn for further details.- ."i ..".. In order to process:this application,the Development Services DiViSion needs•to Inow which Renton scho01swould.be attended:by •children living in residences atthe location indicated above..Please fill in the'appropriate schools on the list below and:'retum this letter to my attention,Deyelopment Services Divisi0n,Cityof Renton,1055 South:Grady Way,Renton,Washington 98055by February 3,2006:i •i :'-.:" ElemefitarySChool:."::-,: Middle Scho01: High School: -,.• -Will the schools you have indicated'be •able to handle the impactof,the additional'students estimated t0come from:the prop0sed•development?,:Yes :-:No Any "''-"Comments:.--,;:-..,:_-. -.,.,,.. •..••, -;'....•7 • -:-..•, .......-•.. -Thank you for Providing th!s important information.•If you have any questlons regarding this project,please contact me.at (425)430-7382.•.:.,' •Sincerely,' Keri Weaver .:'"Senior Planner Encl..'.. ••..• 1055 South Gmdy Way'-Renton,Washiiagton 98055 /• AHEAD OF THE CURVE ),! City of Renton LAND USE PERMIT MASTER APPLICATION CITYOF RENTONRECEOVED JAN 13 2005 BUILDING DIVISION PROPERTY OWNER(S) TELEPHONE NUMBER: ADDRESS: i , APPLICANT(if other than owner) |1 COMPANY (if applicable):/#I.#)7f--,-./'.,#/(" ¢ CITY: TELEPHONE NUMBER /7.- CONTACT PERSON III NAME: COMPANY (if applicable): ADDRESS: CITY:ZIP: TELEPHONE NUMBER AND E-MAIL ADDRESS: PROJECT INFORMATION PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE: KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): I(,7_.3 5"€I),5-/ EXISTING LAND USE(S):"V.AA.J PROPOSED LAND USE(S):--5 " EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable):.,,.,,,H/ X,ST,NG ZONING:.. PROPOSED ZONING (if appl!cable):/J/f SITEAREA (in square feet):I 1 I O'f SQUARE FOOTAGE OF PUBLICROADWAYS TO BE DEDICATED:I.:.G.7 ISQUAREFOOTAGE OF PRIVATE ACCESS EASEMENTS: ROPOSED RESiDENTiAL DENSITY N UNITS PER NETACRE(if applicable):"I 0 Jl. NUMBER OF PROPOSED LOTS (if applicable):/g NUMBER OF NEW DWELLING UNITS (if applicable):/3 Q:weblpwldevscrvlformslplanninglm.sterapp.doc 1 07/29/05 NUMBER OF EXISTING DWELLING UNITS (if applicable): SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable):OO ..-" PROa.CT INFORMATION (continueu) PROJECTVALUE:-ttl',,l C)f... 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):d,../#k" SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL BUILDINGS (if applicable): SQUARE FOOTh,GE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable):I/. NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (if applicable):J /i NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable):0! E!AQUIFER PROTECTION AREA ONE ,,AQUIFER PROTECTION AREA TWO Q FLOOD HAZARD AREA El GEOLOGIC HAZARD Q HABITAT CONSERVATION Q SHORELINE STREAMS AND LAKES [3 WETLANDS sq.ft. sq.ft. sq.ft. sq.ft. sq.ft. "'PRoP'I'R"[:Y•LEGAL DESCRIPTION OF ,.(Attach legal description on separate sheet with the following information included •....SITUATE !N THE tO'I.,L)QUARTER OF SECTION ./_..__,TOWNSHIP _RANGE___,IN THE CITY OF RENTON,KING COUNTY,WASHINGTON. I TYPE OF APPLICATION &FEES i i List all land use applications being applied for: !.£c4 3. 2.4. Staff will calcUlate applicable fees and postage:$ AFFIDAVIT OF OWNERSHIP 5.I l<-i,(P,int Na/s)----_dare that i am (ease chack oe)e cut of ,he propeinvolvedinthisapplicationor___the authorized representative to act for•a corporatiorl (please attach proof of aull'dzatien)and that the foregoingstatementsandanswershereincontainedandtheinformationherewithareinallrespectstrueandcorrecltothebestofmyknowedgeandbelief. ............-,lY:(Signalure-of Oer/RepresentatNe) (Signature of Owner/Representative) ,certify that l know or have satisfactory evidence that ::(/1 €!.;/ signed this instrument and acknowledged it to be his/her/their fre and voluntary act for the uses and purposes mentioned in the instrument. Notary Public i"and for the State of Washington l,L Q:wcblpwldcvscrvlfo'vdplanninoJmastcrapp.doc My appointment expires: 2 t ..--....,,-ocf 07129105 ®® \ Form No.14 Subdivision Guarantee (4-10-75) First American 2ND REPORT Developer Services Fax No.(253)671-5802 Shari Workman (253)671-5824 sworkman@firstam.com Guarantee No.:4268-724841 Page No.:1 FirstAmerfcan TitleInsurance Company 3866 S 74th St Tacoma,WA 98409 Phn -(253)471-1234 Fax - OITyOFRENTONRECEIVED JAN 1 32005 BUILDING DIVISION Vicl/L,Willis (253)671-5834 vlwillis@firstam,com SUBDIVISION GUARANTEE LIABILITY $1,000.00 ORDER NO.:4268-724841 FEE $350.00 TAX $30.80 First American Title Insurance Company a Corporation,herein called the Company Subject to the Liability Exclusions and Limitations set forth below and in Schedule A. GUARANTEES Northward Homes/R.P.G.LLC herein called the Assured,against loss not exceeding the liability amount stated above which the Assured shall sustain by reason of any incorrectness in the assurances set forth in Schedule A. LIABILITY EXCLUSIONS AND LIMITATIONS °No guarantee is given nor liability assumed with respect to the validity,legal effect or priority of any matter shown therein. .The Company's liability hereunder shall be limited to the amount of actual loss sustained by the Assured because of reliance upon the assurance herein set forth,but in no event shall the Company's liability exceed the liability amount set forth above. ,This Guarantee is restricted to the use of the Assured for the purpose'of providing title evidence as may be required when subdividing land pursuant to the provisions of Chapter 58.17,R.C.W., and the local regulations and ordinances adopted pursuant to said statute.It is not to be used as a basis for closing any transaction affecting title to said property. Dated:January 06,2006 at 7:30 A.M. FirtAmerican 77de Form No.14 (0 Subdivision Guarantee (4-10-75) -SCHEDULE A The assurances referred to on the face page are: A.Title is vested in: B, Jong S.Paik,as his separate estate and Jae H.Lee,as his separate estate Guarantee No.:4268-72484:1. Page No.:2 That according to the Company's title plant records relative to the following described real property (including those records maintained and indexed by name),there are no other documents affecting title to said real property or any porition thereof,other than those shown below under Record Matters. or in acts authorizing the The following matters are excluded from the coverage of this Guarantee: 1.Unpatented Mining Claims,reservations or exceptions in patents issuance thereof. 2.Water rights,claims or title to water. 4.Documents pertaining to mineral estates. DESCRIPTION: The South half of the South half of the Southeast quarter of the Northwest quarter of the Northeast quarter of Section 10,Township 23 North,Range 5 East,W.M.,in King County, Washington. Except the West 30 feet thereof as conveyed to King County for Road purposes by Deed recorded under Recording No.3261892. APN:1023059051 if ! x FirstAmerican Title / Form No.14 Subdivision Guarantee (4-10-75) RECORD MA-I-FERS: Guarantee No.:4268-724841 Page No.:3 ° . . ° , . . H, General taxes and assessments,if any,for the year 2006,in an amount not yet available,which cannot be paid until the 15th day of February of said year. Tax Account No.:1023059051 1st Half Assessed Land Value:$470,000.00 Assessed Improvement Value:$0.00 2nd Half Assessed Land Value:$470,000.00 Assessed Improvement Value:$0.00 Easement,including terms and provisions contained therein: Recording Information:347794 In Favor of:Snoqualmie Falls and White corporation For:pole line(s) River Power Company,a Note:The legal description is insufficient to accurately locate. Right to make necessary slopes for cuts or fills upon said premises for Amelia Schewe Road as granted by deed recorded September 1,1942 under recording no.3261892. Note:The legal description is insufficient to accurately locate. Easement,including terms and provisions contained therein: Recording Information:6650869 In Favor of:King County Water District #90 For:water &sewer mains Conditions,notes,easements,provisions contained and/or delineated on the face of the Survey No.9408029001,recorded August 2,1994,in King,Washington. The terms and provisions Ordinance No.4918" Recorded: Recording No.: contained in the document entitled January 4,2002 20020104002324 "City of Renton,Washington Matters that may be disclosed upon recordation of the final subdivision. INFORMATIONAL NOTES General taxes for the year 2005,which have been paid..- Tax Account No.:1023059051 Code Area:2146 Amount:$5,558.39 Assessed Land Value:$455,000.00 Assessed Improvement Value:$10,000.00 FirstAmerican 77de ®•Form No.14 Subdivision Guarantee (4-10-75) Guarantee No.:4268-724841 Page No.:4 A.Any sketch attached hereto is done so as a 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. { FirstAmerican Title ®Form No.14 Subdivision Guarantee (4-10-75) Guarantee No.:4268-724841 Page No.:5 SCHEDULE OF EXCLUSIONS FROM COVERAGE OF THIS GUARANTEE 1.Except to the extent that specific assurance are provided in Schedule A ofthis Guarantee,the Company assumes no liability for loss or damage by reason of the following: (a)Defects,liens,encumbrances,adverse claims or other matters against the title,whether or not shown by the public records. (b)(1)Taxes or assessments of any taxing authority that levies taxes or assessments on real property;or,(2)Proceedings by a public agency which may result in taxes or assessments,or notices of such proceedings,whether or not the matters excluded under (1)or (2)are shown by the records of the taxing authority or by the public records. (c)(1)Unpatented mining claims;(2)reservations or exceptions in patents or in Acts authorizing the issuance thereof;(3)water rights,claims or title to water,whether or not the matters excluded under (1),(2)or (3)are shown by the public records. 2.Notwithstanding any specific assurances which are provided in Schedule A of this Guarantee,the Company assumes no liability for loss or damage by reason of the following: (a)Defects,liens,encumbrances,adverse claims or other matters affecting the title to any property beyond the lines of the land expressly described in the description set forth in Schedule (A),(C)or in Part 2 of this Guarantee,or title to streets,roads,avenues,lanes,ways or waterways to which such land abuts,or the dght to maintain therein vaults,tunnels,ramps,or any structure or improvements;or any rights or easements therein,unless such property,rights or easements are expressly and specifically set forth in said description. (b)Defects,liens,encumbrances,adverse claims or other matters,whether or not shown by the public records;(1)which are created,suffered,assumed or agreed to by one or more of the Assureds;(2)which result in no loss to the Assured;or (3)which do not result in the invalidity or potential invalidity of any judicial or non-judicial proceeding which is within the scope and purpose of the assurances provided. (c)The identity of any party shown or referred to in Schedule A. (d)The validity,legal effect or priority of any matter shown or referred to in this Guarantee. GUARANTEE CONDITIONS AND STIPULATIONS 1.Definition ofTerms. The following terms when used in the Guarantee mean: (a)the "ASSured":the party or parties named as the Assured in this Guarantee,or on a supplemental writing executed by the Company. (b)"land":the land described or referred to in Schedule (A)(C)or in Part 2,and improvements affixed thereto which by law constitute real property.The term "land" does not include any property beyond the lines of the area described or referred to in Schedule (A)(C)or in Part 2,nor any right,title,interest,estate or easement in abutting streets,roads,avenues,alleys,lanes,ways or waterways.(c)"mortgage":mortgage,deed of trust,trust deed,or other security instrument. (d)"public records":records established under state statutes at Date of Guarantee for the purpose of imparting constructive notice of matters relating to real property to purchasers for value and without knowledge. (e)"date":the effective date. 2.Notice of Claim to be Given by Assured Claimant. An Assured shall notify the Company promptly in writing in Case knowledge shall come to an Assured hereunder of any claim of title or interest which is adverse to the title to the estate or interest,as stated herein,and which might cause loss or damage for which the Company may be liable by virtue of this Guarantee.If prompt notice shall not be given to the Company,then all liability of the Company shall terminate with regard to the matter or matters for which prompt notice is required;provided, however,that failure to notify the Company shall in no case prejudice the rights of any Assured under this Guarantee unless the Company shall be prejudiced by the failure and then only to the extent of the prejudice. 3.No Duty to Defend or Prosecute. The Company shall have no duty to defend or prosecute any action or proceeding to which the Assured is a party,notwithstanding the nature of any allegation in such action or proceeding. 4.Company's Option to Defend or Prosecute Actions;Duty of Assured Claimant to Cooperate. Even though the Company has no duty to defend or prosecute as set forth in Paragraph 3 above: (a)The Company shall have the dght,at its sole option and cost,to institute and prosecute any action or proceeding,interpose a defense,as limited in (b),or to do any other act which in its opinion may be necessary or desirable to establish the title to the estate or interest as stated herein,or to establish the lien dghts of the Assured,or to prevent or reduce loss or damage to the Assured.The Company may take any appropriate action under the terms of this Guarantee,whether or not it shall be liable hereunder,and shall not thereby concede liability or waive any provision of this Guarantee.If the Company shall exercise its rights under this paragraph,it shall do so diligently. (b)If the Company elects to exercise its options as stated in Paragraph 4(a)the Company shall have the right to select counsel of its choice (subject to the right of such Assured to object for reasonable cause)to represent the Assured and shall not be liable for and will not pay the fees of any other counsel,nor will the Company pay any fees,costs or expenses incurred by an Assured in the defense of those causes of action which allege matters not covered by this Guarantee. (c)Whenever the Company shall have brought an action or interposed a defense as permitted by the provisions of this Guarantee,the Company may pursue any litigation to final determination by a court of competent jurisdiction and expressly reserves the right,in its sole discretion,to appeal from an adverse judgment or order. (d)In all cases where this Guarantee permits the Company to prosecute or provide for the defense of any action or proceeding,an Assured shall secure to the Company the fight to so prosecute or provide for the defense of any action or proceeding,and all appeals therein,and permit the Company to use,at its option,the name of such Assured for this purpose.Whenever requested by the Company,an Assured,at the Company's expense,shall give the Company all reasonable aid in any action or proceeding,securing evidence,obtaining witnesses,prosecuting or defending the action or lawful act which in the opinion of the Company may be necessary or desirable to establish the title to the estate or interest as stated herein, or to establish the lien rights of the Assured.If the Company is prejudiced by the failure of the Assured to furnish the required cooperation,the Company's obligations to the Assured under the Guarantee shall terminate. 5.Proof of Loss or Damage.In addition to and after the notices required under Section 2 of these Conditions and Stipulations have been provided to the Company,a proof of loss or damage signed and sworn to by the Assured shall be furnished to the Company within ninety (90) days after the Assured shall ascertain the facts giving rise to the loss or damage.The proof of loss or damage shall describe the matters covered by this Guarantee which constitute the basis of loss or damage and shall state,to the extent possible,the basis of calculating the amount of the loss or damage.If the Company is prejudiced by the failure of the Assured to provide the required proof of loss or damage,the Company's obligation to such Assured under the Guarantee shall terminate.In addition,the Assured may reasonably be required to submit to examination under oath by any authorized representative of the Company and shall produce for examination,inspection and copying,at such reasonable times and places as may be designated by any authorized representative of the Company,all records,books, ledgers,checks,correspondence and memoranda,whether bearing a date before or after Date of Guarantee,which reasonably pertain to the loss or damage.Further,if requested by any authorized representative of the Company,the Assured shall grant its permission,in writing,for any authorized representative of the Company to examine,inspect and copy all records,books,ledgers,checks,correspondence and memoranda in the custody or control of a third party,which reasonably pertain to the Loss or Damage.All information designated as confidential by the Assured provided to the Company,pursuant to this Section shall not be disclosed to others unless,in the reasonable judgment of the Company,it is necessary in the administration of the daim.Failure of the Assured to submit for examination under oath,produce other reasonably requested information or grant perr.ission to secure reasonably necessary information from third parties as reqJired in the above paragraph,unless prohibited by law or governmental regulation,shall terminate any liability of the Company under this Guarantee to the Assured for that daim. Form No.1282 (Rev.12/15/95) FirstAmerican 77tle 8FormNo.14 " Subdivision Guarantee (4-10-75) @ Guarantee No.:4268-724841 Page No.:6 6.Options to Pay or Otherwise Settle Claims:Termination of Liability. In case of a claim under this Guarantee,the Company shall have the following additional options: (a)To Pay or Tender Payment of the Amount of Uability or to Purchase the [ndebtedness. The Company shall have the option to pay or settle or compromise for or in the name of the Assured any claim which could result in loss to the Assured within the coverage of this Guarantee,or to pay the full amount of this Guarantee or,if this Guarantee is Issued for the benefit of a holder of a mortgage or a lienholder,the Company shall have the option to purchase the indebtedness secured by said mortgage or said lien for the amount owing thereon,together with any costs,reasonable attorneys'fees and expenses incurred by the Assured claimant which were authorized by the Company up to the Lime of purchase. Such purchase,payment or tender of payment of the full amount of the Guarantee shall terminate all liability of the Company hereunder.In the event after notice of claim has been given to the Company by the Assured the Company offers to purchase said indebtedness,the owner of such Indebtedness shall transfer and assign said indebtedness,together with any collateral security,to the Company upon payment of the purchase price. Upon the exercise by the Company of the option provided for in Paragraph (a)the Company's obligation to the Assured under this Guarantee for the claimed loss or damage,other than to make the payment required in that paragraph,shall terminate, including any obligation to continue the defense or prosecution of any litigation for which the Company has exercised its options under Paragraph 4,and the Guarantee shall be surrendered to the Company for cancellation. (b)To Pay or Otherwise Settle With Parties Other Than the Assured or With the Assured Claimant. To pay or otherwise settle with other parties for or in the name of an Assured claimant any claim Assured against under this Guarantee,together with any.costs,attorneys' fees and expenses incurred by the Assured claimant which were authorized by the Company up to the time of payment and which the Company is obligated to pay. Upon the exercise by the Company of the option provided for in Paragraph (b)the Company's obligation to the ASSured under this Guarantee for the claimed loss or damage,other than to make the payment required in that paragraph,shall terminate, including any obligation to continue the defense or prosecution Of any litigation for which the Company has exercised its options under Paragraph 4. 7.Determination and Extent of Liability. This Guarantee is a contract of Indemnity against actual monetary loss or damage sustained or incurred by the Assured claimant who has suffered loss or damage by reason of reliance upon the assurances set forth in this Guarantee and only to the extent herein described,and subject to the Exclusions From Coverage of This Guarantee. The Liability of the Company under this Guarantee to the Assured shall not exceed the least of: (a)the amount of liability stated in Schedule A or in Part 2; (b)the amount of the unpaid principal indebtedness secured by the mortgage of an Assured mortgagee,as limited or provided under Section 6 of these Conditions and Stipulations or as reduced under Section 9 of these Conditions and Stipulations,at the time the loss or damage Assured against by this Guarantee occurs,together with interest thereon;or {c)the difference between the value of the estate or interest covered hereby as stated herein and the value of the estate or interest subject to any defect,lien or encumbrance Assured against by this Guarantee. 8.Limitation of Uability. (a)If the Company establishes the title,or removes the alleged defect,lien or encumbrance,or cures any other matter Assured against by this Guarantee in a reasonably diligent manner by any method,including litigation and the completion of any appeals therefrom,it shall have fully performed its obligations with respect to that matter and shall not be liable for any loss or damage caused thereby. (b)In the event of any litigation by the Company or with the Company's consent, the Company shall have no liability for loss or damage until there has been a final determination by a court of competent Jurisdiction,and disposition of all appeals therefrom,adverse to the title,as stated herein. (c)The Company shall not be liable for loss or damage to any ASsured for liability voluntarily assumed by the Assured in settling any claim or suit without the prior written consentof the Company. 9.Reduction of Liability or TerminaUon of Liability. All payments under this Guarantee,except payments made for costs,attorneys'fees and expenses pursuant to Paragraph 4 shall reduce the amount ofliability pro tanto. 10.Payment of Loss. (a)No payment shall be made without producing this Guarantee for endorsement of the payment unless the Guarantee has been lost or destroyed,in which case proof of loss or destruction shall be furnished to the satisfaction ofthe Company. (b)When liability and the extent of loss or damage has been definitely fixed in accordance with these Conditions and Stipulations,the loss or damage shall be payable within thirty (30)days thereafter. 11.Subrogation Upon Payment or Settlement. Whenever the Company shall have settled and paid a claim under this Guarantee,all right of subrogation shall vest in the Company unaffected by any act of the Assured claimant. The Company shall be subrogated to and be entitled to all rights and remedies which the Assured would have had against any person or property in respect to the claim had this Guarantee not been issued.If requested by the Company,the Assured shall transfer to the Company all rights and remedies against any person or property necessary in order to perfect this right of subrogation.The Assured shall permit the Company to sue,compromise or settle in the name of the Assured and to use the name of the Assured in any transaction or litigation involving these rights or remedies. If a payment on account of a claim does not fully cover the loss of the Assured the Company shall be subrogated to all rights and remedies of the Assured after the Assured sha!!have recovered its principal,interest,and costs of colleccion. 12.Arbitration. Unless prohibited by applicable law,either the Company or the Assured may demand arbitration pursuant to the TiUe Insurance Arbitration Rules of the American Arbitration Association.Arbitrable matters may include,but are not limited to,any controversy or claim between the Company and the ASsured adsing out of or relating to this Guarantee,any service of the Company in connection with its issuance or the breach of a Guarantee provision or other obligation.All arbitrable matters when the Amount of Uability is $1,000,000 or less shall be arbitrated at Ie option of either the Company or the Assured.All arbitrable matters when the amount of liability is in excess of $1,000,000 shall be arbitrated only when agreed to by both the Company and the Assured.The Rules in effect at Date of Guarantee shall be binding upon the parties. The award may include attorneys'fees only if the laws of the state in which the land is located permits a court to award attorneys'fees to a prevailing party.Judgment upon the award rendered by the Arbitrator(s)may be entered in any court having jurisdiction thereof. The law of the situs of the land shall apply to an arbitration under the Title Insurance Arbitration Rules. A copy of the Rules may be obtained from the Company upon request. 13.Liability Limited to This Guarantee;Guarantee Entire Contract. (a)This Guarantee together with all endorsements,if any,attached hereto by the Company is the entire Guarantee and contract between the Assured and the Company.In interpreting any provision of this Guarantee,this Guarantee shall be construed as a whole. (b)Any claim of loss or damage,whether or not based on negligence,or any action asserting such claim,shall be restricted to this Guarantee. (c)No amendment of or endorsement to this Guarantee can be made except by a writing endorsed hereon or attached hereto signed by either the President,a Vice President,the Secretary,an Assistant Secretary,or validating officer or authorized signatory of the Company. 14.Notices,Where Sent. All notices required to be given the Company and any statement in writing required to be furnished the Company shall include the number of this Guarantee and shall be addressed to the Company at 2 First American Way.Bldg.2,Santa Ana,CA 92707. o4 Form No.1282 (Rev.12/15/95) FTrstAmerican lTUe O:VELOPIVIENT SERVICES DIVISION OF VLoF,ME.N.r ' WAIVER OF SUBiVIITTAL REQUIREMENTS .m'o,fv FOR LAND USE APPLiCATiONS JAN 1 3 2006 '".:-:iiiiiLNDii!USEi::RERMiTiilSUBJAEiiiiiiiiiiiiiiiiii!li!iliWVEblili iiiiM'DiFiEO!iiiii!iiiiiiiiiiiiiiiiiiiiiii:!iiiiiiiii:!iiiiiii::::ii::iii!i::i:!::.::!!i:::! ::::::.:::::::.::.::..::::.::::::::.::..:..REQUHM5:::::::.::::::.::::::::::::::::.:::::::::::::::[:::::::i ,iiiiiiiiiiii|i::i:,!iii!i:.:.:::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: Calculations Construction Mitigation Description 2 D, Densty :s!i :::!,i,!!i!:ii!!';'.:;iii:,!ii !iiiiiii!i',iiiii.i.iiiiiiiiiiii;:i!!i!ii.iil.,!',!i.i.iji.!.';',.ii.!.:.i.',i!il ';.'.19.'.i..'t.l.i.i...i.l.i.i..':.i.i.l.i.i.:.,.i...i.i.i.....i.t i.iili.'::,iii!iiiil::i!!iii!',i!':.i.ii!iii!ii'i':iiiiilill,i:i':i',iii',i',iiiiii',iliiiii!iii!i!iiiii!iiiiiii,i:iiii :!iiiii.iiiiiiiiiiiiiiiiiii!ilii!iiiiiii!iiiiiiiiiiiiiiiii'iii ii:,i',i!ililiiiiiiiii!iii:i !!..i.i.,!ij.':','il.i.i!i.i!::'.iiii Drainage Control Plan Elevations,Architectural 3 o 4 nvi'::!a!:ei!i!!::!!:.ii:!!J,i!ii!ii!i:i:!!;!iii;i!ii!iiiiiii;iiiiiii!ii!.i.iiii:ii:iiii::ii!i!!..i.[i.ii!ii.iii.ii:`;.i.i.i.i.i.i..i.i!:.[i....i!.:!i...!.i.i.i..i.i.i.i.i.i..i.i.i.i.!.!.i.ii.;.i.i.ii.i..i.i.i..i..i.i..:.i.`.!.i!....i.i.i.i.i.i.i.i..i.i.i.i.i..!.i.i..i.i.i.i.i.i.i.i.i.i.i...i......i!...i`i.::!i.i..i.i.i.i.i.i...i.i.i.!i:i , Existing Covenants (Recorded Copy)4 --•:"+::":::.:-::::::::::::::::::::::::::::::::::::::::::::+::::::::::+:::::::::::::::-::••--::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::;;::::::::::::::::::::::::+::+:':;:':::T:;:::':::::":::::+>>:+:+:+::<:::::>:]::]:'++:*<T::"">>::>>>>>>"":................................;:;T::;:;::;::::::::::::::::::::::::::::::::::::: Flood Hazard Data 4 "',i •":-+..-..-...-.:.......,--."..........--:."-.::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::-::::::-:+-:':"";--"'"---"---;--""]';..............:.........."•"i ""....:":................. Geotechnical Report 2 AND 3 Grading Plan,Detailed Irregation Plan 4 :....=================================================================================================================================================================================================================================================================i;!ii:!;:!i!i!;i;;i!i!i!:!i:ii!i!iiiiii£i£!i!£i;i;!£i!!:!iii!i;iiii:;i::ii::;i!1i;i!i!i!i!ii[i;iiiiiiiiii£i!i;ii;i!iii!iii;iiiii;i;i;iii:iiii;iii;i!i!;i!i!:i!!i!gi:;:::i:i:King::ii9i::iMit!t!iS!eii;;ii:.iiii:iiii iiiiiii!iii!iiiiii!iiiii!ii!!iiii!iiiii!iiii]ii.ii;iiiiiiiiii!!!ii!iiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiii;!;iiiiiii;iiiiiiiiiiiiiiiiiiiiiiiiiii!i!iiiiiiiii!iiiii!iiiiiiiiiiiiiiiiiiiiiii:iiiii!ii!iiii!:iiiiii:iiiii;iiiiiiiiiiiiiiiiii::iiiiii Landscape Plan,Conceptual 4 Legal Description 4 Lst .of .Surrounding.m::.OWCii i::il;ii::ii:!iiii:;ii::::::::::iiiii :::iii II i:i:;i!;iii!iiiiiiiiii:i:iiii:ii:i:::::i::i:i:i:i::i:i:i:::i::::i:iiii'i:iiii:iiiii!iii:?iEii:!iii?:?i?i?!i.....::-.:::..:,..::..:..:::.:.:::..::.:!i!:!!!iii:I::::::::::::::::::::::::::::::::::::::::::.i::!::i::i:i::!:i:i:::::i:!:i:!:g::i:::{::i:::!:!::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::- Mailing Labels for Property Owners 4 / Master Application Form Monum i:i:s::;ii::il i!ii.iiiii.ii.ii...ii.!i.il.ii.ii...i.i!.iiiiiii!!i::i...i.;,i.i..li.i!.i!':ii';.!ij.i.!::!.',!91i.i.lil.i.{!ii.il]',iiiiii .i.::iili.i.i.il.i.i.'i:i..:,:,',i,i .l.i...il i!.i!iiii:,ii!i!iliil,iiiii!ii!!!!!i';iiiiiiiiiii!i!!!i:,iiiiii;,:,i,',!i!i !iilii!iiiii!!ii!iii!iii!!ii',:,:,!,ii!',i:,',,'i',',',i!',i!iiiiii!i{',iiii il Neighborhood Detail Map 4 This requirement may be waived by: 1.Property Services Section 2.Public Works Plan Review Section 3.Building Section 4.Development Planning Section PROJECT NAME: DATE:\.._-\-C Q:\WEBPVVDEVSERVFormsPlanning\waiver.xls "10/24/2005 V DEVELOPMENT SERVICES DIVISI WAI R OF SUB,'0TTAL RIECUDRIEMIENTS FOR LAND USE APPLUCATUONS :::::::!i::!::i:EN:DiiiUSE::i;PERiiisb:BMiii!;iiii!!iiiiii;:iiiiii:ii::::i!i:ii!iii;iiiW|:biiii;:iii :iiiii;bjEbiii!;i!iiiiiiiiiiiiiiiiiiiiiiiiiiiiiiliiSii:iii:;i:i!i::iiiiii:i!!iiii i !iiii: iiiiiiiiiiiiiii!iiiiiii!iiiiiiiiiiiiiiiiiii i i iii ii ::iiiiiiiiiiiiiiiiii!i ....... Parking,Lot Coverage &Landscaping Analysis 4 -::%::::::::: Plat Name Reservation 4 ii i i i i=i i 1111 ....r ...............:.i..r.r..i..................................;..........,,,................,,,.,...:.*++.*...%%%.:..;..................+ Preapplication Meeting Summary 4 Rehabilitation Plan Site Plan 2 AND 4 Stream 0r LakestUdY:Suppiemeniai:.......................'''/..............................'..........................................................'.......................................................................................................................................................................:............... Street Profiles 2 it :iei!:iii:ictiiiii::iiii:iiiii!iiiiiiiiiii:i:iiii ::iiiiiiiiiiiiiiiiiiiii:iiiiii:iiiii:iiiiiiiili iiiiiii:iiil;i;iiiiiiiiiil;iii;ii;i;i;iil;i;;iiiiiiiiiiiiiiiiil;i;iiiiiiiiii iiiiliiiii {iliiiil;i!;i;;i;il;iii;iiiiil;!i{iiiii!ii!iiii!iiii::ii!!;iiii!iiii{i;i!i{ii;iiiiii;;i::::i{iii;;i!ii.i;ii•:::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::........::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: y Map ,r:ii:::.-:::.#::#:::.C::#:::::::::::.:.:::::.:;:::::.::::::::::#:.#C::;::::::::#::::#::::::::::::;.:::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::i!i::iii::•...../:;:.::::.:.:/:::::.:::/.::::::::::::::::::::::::::::::::::::::::::::::::::::J::::.:::::::;:.::::J:;::;:::::::.:;:::;:::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::i:::i::i{::::::ii:::::::.iiii:.iiiii:::iii:.:iii::::::;:i g/Land Clearing Plan 4 Utilities Plan,Generalized 2 eiiiiiiiii!iiiitii!ii!iiiiiiiiiiii!iiiiii!i!!iiiiiii!i!!ii!iiiii,iiiiiii iiiiiiiiiiii!iiiiiiiiiiiiiiiiiiiiiiiiiiiiiii ililiiiiii!iii!iiiiiiiiiiiiiiiiiiiiiiiiliiiiiiiiiiiiiiiiiiiiiiiii iiiiiiiii!!i!i!!i!iiii!!i!iiiiiiiiiiiii!i!iii!ii!ii!i!!iiiiiiiiiiii!iiiiiii!iiiii:!;ii!iii!iiiii!iiiiiiiiiiiiiii!iii!iiiiii!iiiiiiiii!iiii!i!iii!iii!iiiiii Wetlands Mitigation Plan,Preliminary4 /=Z,. ....`:`:::::::::::::i::::::!:::::?!:::::::::::::::i::::::i::::::::i::::::!i::::::::::::::ii:i:i:i:i:!::!:!:i:i::!:i:i:i:i:!:!:!:!:i:i:i:ii::=====================:::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: Wireless: Applicant Agreement Statement 2 AND Inventory of Existing Sites 2 AND Lease Agreement,Draft AND Map of Existing Site Conditions 2 AND Map of View Area 2 AND Photosimulations 2 AND This requirement may be waived by: 1.Property Services Section 2.Public Works Plan Review Section 3.Building Section 4.Development Planning Section PROJECT NAME: DATE:t"2.-k-O Q:\WEB\PWD EVSERWForms\Planning\waiver.xls 10/24/2005 LandT us<RESIDENTIALPROPERTYDEVEILDPMENT January 12,2006 CIT¥oFRE^.rECEI JAN 132005 BUILDING-O/WSION Keri Weaver Senior Planner City of Renton Development Services 1055 S Grady Way Renton,WA 98055 RE:WEDGEWOOD LANE DIVISION 5 (LUA05-166) Supplemental Preliminary Plat Application Documents Dear Keri: In response to your letter,dated January 6,2006,indicating that the above-referenced application was incomplete,I am forwarding the revised information you requested. Attached please find: 1.1 Original plus 11 copies of the Land Use Permit Master Application form,with the notarized signature of Jong S.Paik,the other owner listed in the title report. 2.3 Copies of a revised title report showing three easements on the property,two of which have notes indicating that the legal description is too vague too locate.The remaining easement,to Water District #90,is shown on the maps submitted with the original application. 3.Since all easements have been accounted for,no new plat maps are being submitted. 4.5 Copies of a Waiver of Submittal Requirements form. Please let me know if you need any additional information to finish processing the preliminary plat application.I can be reached at (425)747-1726,ext.102. Sincerely, 1S60 14(rH AVE NE SUITE 100 [425]747-1726 [425]747-4157 FAx BELLEVUE,WA 98005 VVW.LANDTRUSTINC.COM Page 1 of 2 i C TY ENTON Planninguilding/PublicWorks Department ,h,t v Gregg Zimmerman P.E.,Administrator.am.vJker,Mayor ........"/ January 6,2006 Patrick Gilroy LandTrust,lnc.1560140 Ave.NE Bellevue,WA 98005 RE:Wedgewood Lane Division 5 Preliminary Plat Application (File No.LUA05-166,PP,EcF) Dear Mr.Gilroy: This ietter is,to inform you that 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. The foliowing additional information is required•tocontinue processing your application: i.Title report with the original :notarized signature Of Jong S.Paik,the property owner listedon the title report. 2.All easements (4)noted0n title report shall be shown on the face of the plat.-.:: 3.12 copies of the revisedplat map per #2 ab0ve:and 1 reduced 8 1/=.x 11'; PMT copy.: 4.Pre-application meeting waiver form signed by•City:reviewer., 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)430-7382 if youhave any questions. Sincerely, .W <...,,'s. Keri A.Weaver,AICP Senior Planner Cc:Yellow File 1055 South Grady way -Renton,Washington 98055 This papercontains50%recydedmaterial,30%postconsumer -AHEAD OF THE CURVE 0-tl Po-HL City of Renton °£op,LAND USE PERMITNASTER-P O NAME: ADDRESS:P(.?X 37 PROPERTY OWNER(S) c:/t,,/€.,/z,W'P':?'o TIELEPHONE NUMBER:," -APPLIICAN'I:(if other than owner): gADDRESS: ./5",o -/qo ',,,,Wg ,g'/c c,,:(,6'Ei,-€V'CE zP:B3" TELEPHONE NUMBER /7--., CONTACT PERSON NAME: COMPANY (if applicable): ADDRESS:. CITY:ZIP: TELEPHONE NUMBER AND E-MAILADDRESS: Q.wcb/p./devscrv/f'ms/plarmmg/pp.doc PROJECT INFORMATION PROJECT OR DEVELOPMENT NAME PROJECTIADDRESS(S)/I_OCATiON AND ZiP CODE: 10o2.OetLuLA'vv,P'V'iE KING COUNTY ASSESSOFI'SACCOUNT NUMBER(S): /2-3oS-',ta,/ EXIS11NG LAND USE(S):"V'(,A. PROPOSED LAND USE(S):.l F EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable):.,,//. EXISTING ZONING:j....) PROPOSED ZONING (if le):el/j r SITE AREA (in square feel):I ;().iC:__ SQUARE FOOTAGE OF PUBUCROADWAYS TO BE DEDICATED:I .,.,"7 SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET NUMBER OF PROPOSED LOTS (il apprw,able):/3 NUMBER OF NEW DWELLING UNITS (if applicable):/3 o'//29/o] NUMBER OF EXISTING DWELLING UNITS (if applicable): SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable):.BO -" PROJECT iNFORMATiON (continued) PROJECTVALUF--:"(...) SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable):4S¢" SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL BUILDINGS (if le):I/.pc SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (-if appl'mable):I/J NET FLOOR AREA OF NON-RESIDFNTIAL BUILDINGS (if appl=bt,):NUMBER OF EMPLOYEES TO BE EMPLOYED BYTHE NEW PROJECT (-d appcable):011€ SQUARE FOOTAGE (if applicable): Q AQUIFER PROTECTION AREA ONE /AQUIFER PROTECTION AREATWO n FLOOD HAZARD AREA Q GEOLOGIC HAZARD Q HABITAT CONSERVATION O SHORELINE STREAMS AND LAKES Q WEll.ANDS so.lt. sq.ft. ,sq.ft. sq.ft. sq.fL -'LEGAL DESCRIPTION OF PROPERTY (Attach !_1 descdption on sex#Arate sheet w"h the following information includ SITUATE IN THE ?J €4 QUARTEROF SECTION TOWNSHIP._J RANGE 5".iNTHE CITY OF RENTON,KING COUNTY,WASHINGTON. -.I TYPE OF APPLICATION &FEES List all land use applicationbeLnogoaP,lied fOr: I.-•3. 2.F Staff will calculate applicable fees and.postage:$ I IAFFiDAViT OF OWNERSHIP ir invoP,n in Us apprxtn m'.:_the .aUU'dzed mpresen to ad f°ra c°qrae a)staternets and answershmein containedand the information am in atlrespects m " celrb I1I I know orha,salisla¢lo e.'idei -KI this and itto be his/her/liartreeand volunt act r the uses and pmposes mentionedin thebtnmuL ll--o -oQ 01/2W0 ,,.+ (j-pd'cxlemojjuels!soIsn.A/odomH/s'odoJJo'ju I: (oW jpd):dOlSpl olmo llmp.nlom"@rclS olemo.l. L jo L Od e.q)odolof.tm ooJ.j oq 'e.qdpl!A -oemol t,UULUl I iEI IL.I.)1LCllt III I LU I I|111EI GI :;3L(::]L3. DESCRIPTION: The South half of the South half of the Southeast quarter of the Northwest quarter of the Northeast quarter of Section 10,Township 23 North,Range 5 East,W.M.,in King County, Washington. Except the West 30 feet thereof as conveyed to King County for Road purposes by Deed recorded under Recording No.3261892. APN:1023059051 rstAmen'can 7-e r ,32005 PRE-APPLICATION COMMENTS PROJECT Wedgewood Lane Division 5 Preliminary Plat 1002 Hoquiam Avenue NE PRE 05-158 DATE:December 1,2005 @ 2:00 p.m. STAFF COMMENTS:FIRE PREVENTION -Jim Gray PUBLIC WORKS/UTILITIES -Arneta Henninger CONSTRUCTION SERVICES -Larry Meckling COMMENT:Demolition Permit required PLANNING/ZONING -Nancy Weil SUPPLEMENTAL INFORMATION:SITE AERIAL WAIVER SHEET •® F]I]IEE DEPARTMENT MEMORANDUM DATE: TO: FROM: SUBdECT: November 21,2005 Nancy Weil,Senior Planner James Gray,Assistant Fire Marshal / Wedgewood Lane Div.#5,1000 Bld'ck Hoquiam Ave NE Fire Department Comments: 1.A fire hydrant with 1000 GPM fire flow is required within 300 feet of all new single- family structures.If the building square footage exceeds 3600 square feet in area,the mn"G.',¢i¢,..,"€,',1 ;ff €'.O .?qd .-,,-..'r,:....mmmm ......n,,.,,as,s ............,.i.,,s vo h,,A,-,,,within 300 €t ,r the structure. 2.A fire mitigation fee of $488.00 is required for all new single-family structures. Please feel free to contact me if you have any questions. i:\wedgewoodln#5.doc CiTY OF RENTON MEMORANDUM DATE: TO: FROM: SUBJECT: November 23,2005 Nancy Weil /KJ Arneta Henninger X7298 WEDGEWOOD LANE DIV 5 PLAT PREAPPLICATION 05-158 NE 10TH ST &HOQUIAM AV NE 1002 HOQUIAIVi AVE NE 13 SINGLE FAMILY NOTE ON PRELIMINARY REVIEW COMMENTS CONTAINED IN THIS REPORT: The following comments on development and permitting issues are based on the pre- application submittals made to the City of Renton by the applicant.The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision makers (e.g.Hearing Examiner,Boards of Adjustment,Board of Public Works and City Council).Review comments may also need to be revised based on site planning and other design changes required by the City or made by the applicant. I have reviewed the preapplication for this 13 lot plat (aka Lee Plat)located in Section 10- •23-5 and have the following comments: SEWER: o This project is not located in the Aquifer Protection Zone. o There is an existing sanitary sewer MH in NE 10th St on the west side of Hoquiam Av NE. An 8"sanitary sewer main extension is required to serve this plat.Per City of Renton code the development shall install the main across the full frontage of the parcel being developed in NE 10th St. o This project is located within the Honey Creek Special Assessment District (SAD 8611). This fee is $250 per unit and is collected as part of the construction permit. System Development Charges of $900 per each new lot are required.The Development Charges are collected as part of the construction permit and prior to recording the plat.,x ",l't.0c t.OLo -lA.c,'v.z,.e-.,b .'€DO Wedgewood Lane 5 Plat PreapplicationPage2 WATER: o This project is not located in the City of Renton water service area. The project shall submit a Certificate of Water Availability from Water District 90 to confirm that the District can provide the required fire flow rate for the development as required. o Watermain improvement plans shall be designed to City of Renton standards.The plans,even though it is in Water District 90,need to also be submitted to the City of Renton for review. o All plats are required by City code to provide a fire hydrant with a minimum fire flowX requirement of 1,000 GPM within 300 feet of any proposed single-family structure.This Pc'--OL distance is measured along a travel route.Per the City of Renton Fire Marshal,if the ,7 'L.', 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.J ,,v c., Additional fire hydrants will be required as a part of this project to meet this criterior,/'".0/ The fire hvdrants must meet all current City of Renton standards./-,v,fL L,,--../o A fire sprinkler system may be required for the houses--if so then a minimum 1"water ,- meter is required for the individual lots as required by Fire Prevention.//9t STORM DRAINAGE:"x o This project site is in the Honey Creek drainage basin.A conceptual drainage plan and X report shall be submitted with the formal application for the project.This project shall , be designed to be in compliance with the nty Surface Water Manual for// water quality treatment and detention.Thif the plat.// o There are storm drainage facilities in NE 10tho-'-Tfiere are storm facilities in Hoquiam Av NE. The Surface Water System Development Charges of $715 per each new lot applies to the proposed project.The Development Charges are collected as part of the construction permit. STREET IMPROVEMENTS: I o Projects that are 5 to 20 residential lots in size are required to provide full pavement width per standard with curbing on the project si of NE 10th St and along Hoquiam Av NE. o NE 10th St will be required to provide a temporary turn around until such time as NE 10th St is extended to the east by proposed development. Wedgewood Lane 5 Plat Preapplication Page 3 Projects that are 5 to 20 residential lots in size are required to install street lighting per City of Renton standards and specifications on the project side of NE 10th St and along Hoquiam Av NE (if not existing)the full frontage of the parcel being developed. e This project shall be required to dedicate additional (21')street right-of-way on NE 10th St. 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. o The Traffic Mitigation Fee of approximately $750 per new lot shall be paid prior to issuance of the construction permit.7 ")-!.7 GENERAL: All required utility,drainage and street improvements will require sepal-ate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. •All plans shall be tied to a minimum of two horizontal and vertical control per the City's current horizontal and vertical control network. o Additional information regarding detailed plan review will be provided at the time of formal application. Permit application must include an itemized cost estimate for these improvements.The fee for review and inspection of these improvement is 5%of the first $100,000 of the estimated construction costs;4%of anything over $100,000 but less than $200,000, and 3%of anything over $200,000.Half of the fee must be paid upon application for building and construction permits,and the remainder when the permits are issued. There may be additional fees for water service related expenses.See Drafting Standards. Wedgewood5PA O • CITY OF RENTON PRanning/Building/PubDic Works MEMORANDUM DATE: TO: FROM: SUBJECT: December 1,2005 Pre-Application File No.05-158 Nancy Weil,Senior Planner,(425)430-7270 Wedgewood Lane Division 5 Preliminary Plat General:We have completed a preliminary review of the pre-application for the above-referenced development proposal.The followin,q comments on development and permittin.q 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 AdministratoF,and City uou,""-,c,u.=''Review comments may ,,ol......................,,,,h,r=visp_d based on site planning and other design changes required by City staff or made by the applicant.The applicant is encouraged to review all applicable sections of the Renton Municipal Code.The Development Regulations are available for purchase for $50.00 plus tax,from the Finance Division on the first floor of City Hall or the City website at www.ci.renton.wa.us. Project Proposal:The subject site is addressed as 1002 Hoquiam Ave.NE,located west of Hoquiam and NE 10th Street in the east section of Renton and abuts the city limits to the east.The proposal is to subdivide the site,of approximately 2.38-acres (gross)into 13 lots for the eventual construction of single-family residences.The site is currently vacant.Access is proposed for 12 lots off of the extension of NE 10t"Street and one lot with direct access from Hoquiam Ave NE.The proposal is to drain to stormwater facility in Wedgewood Lane Division 3 to the southeast of the site. Zoning/Density Requirements:The subject property is located within the Residential -8 dwelling units per acre (R-8)zoning designation.The density range required in the R-8 zone would be a minimum of 4.0 to a maximum of 8.0 dwelling units per acre (du/ac).The method of calculating net density is as follows: A calculation of the number of housing units and/or lots that would be allowed on a property after critical areas and public rights-of-way and legally recorded private access easements are subtracted from the gross area (gross acres minus public streets,easements and critical areas multiplied by allowable housing units per acre).Required critical area buffers and public and private alleys shall not be subtracted from gross acres for the purpose of net density calculations. The applicant did not provide a net density for this site.Deduction for public right of way (21 x 630 = 13,230)which is estimated as 6.25 du/ac based on rough calculations of required deductions for public right-of-way and private access easements which is within the range of the minimum of 4.0 du/ac to the maximum of 8.0 du/ac of the R-8 zone. All square footages of areas to be deducted (i.e.public right-of-way,private access easements,and critical areas-if any)must be provided at the time of formal land use application in order to determine density. Development Standards:The R-8 zone permits one residential structure/unit 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. Wedgewood lane Division 5 Preliminary, December 1,2005 -Application Meeting Page 2 of 4 Minimum Lot Size,Width and Depth.-The minimum lot size that would permitted in the R-8 zone is 4,500 sq.ft.for parcels greater than 1 gross acre and 5,000 sq.ft.for parcels less than 1 acre-gross. The site is greater than one (1)acre-gross;therefore,a minimum lot size of 4,500 sq.ft.(net area-after easement deductions)would be required.A minimum lot width of 50 feet for interior lots and 60 feet for corner lots,as well as a minimum lot depth of 65 feet,is also required. It appears all lots meet the minimum lot size requirements as proposed in the pre-application materials. Buildinq Standards -The R-8 zone would allow a maximum building coverage of 35%of the lot area or 2,500 square feet,whichever is greater for lots 5,000 square feet in size or greater.Lots less than 5,000 square feet in size would permit a maximum building coverage of 50%of the lot area. In the R-8 zone,building height is restricted to 30 feet and two stories.Detached accessory structures must remain below a height of 15 feet and one-story with a gross floor area that is less than the primary structure.Accessory structures are also included in building lot coverage calculations. Square footages of buildings to be removed,if any,must be provided at the time of formal land use application.Also,any buildings that are to be removed/demolished must obtain a demolition permit and be removed and inspected prior to recording the final plat. Setbacks -Setbacks are the minimum distance required between the building footprint and the property line or private access easement (including private/shared driveways). The required setbacks are 15 ft.for the primary structure and 20 ft.for attached garages accessed from the front yard in the front,20 ft.in the rear and 5 ft.on interior side yards.The side yards along a street setback is 15 ft.for the primary structure and 20 ft.for the attached garages which access from the side yard along a street. All setbacks are to be shown on the formal land use application plat plan submittal,but must be removed prior to final plat recording. Access/Parking:Access to the development is proposed from NE 10t"Street,extending east from Hoquiam Ave.NE.A dedication of right-of-way is needed for NE 10th Street.(See Plan Review comments.) Access to proposed Lot 1 is shown from Hoquiam Avenue NE,which appears to be at least 90 plus feet from the intersection of NE 10th and Hoquiam Avenue. Private streets are allowed for access to six or less lots,with no more than 4 of the lots not abutting a public right-of-way.The street is to include a minimum easement width of 26 feet with 20 feet of paving. Private driveways may serve a maximum of two lots and must have a minimum easement width of 20 feet with 12 feet of paving. Each lot is required to accommodate off street parking for a minimum of two vehicles per lot.In addition, appropriate shared maintenance and access agreement/easements will be required between lots with shared access. Private streets and private driveways are easements.The land area of the easement is to become part of the abutting lots. Addresses of lots along private streets/driveways are to be visible from the public street by provision of a sign stating all house numbers and is to be located at the intersection of the private street and the public street. Driveways shall not be closer than five feet (5')to any property line unless and joint use driveway. Driveway Grades:The maximum driveway slopes can not exceed fifteen percent (15%),provided that driveways exceeding eight percent (8%)are to provide slotted drains at the lower end of the driveway.If the grade exceeds 15%,a variance from the Board of Adjustment is required .....- Landscaping and Open Space:For plats abutting non-arterial public streets,the minin - landscaping is a five (5 ft.)wide irrigated or drought resistant landscape strip provided thajf i is additional undeveloped right-of-way excess 5 ft.,.inginofthisalsomustbelandscaped.For pL - Wedgewood Lane Division 5 [.inary Plat December 1,2005 (Pre-Application Meeting Page 3 of 4 principal,minor or collector arterials,the width increases to 10 ft.unless otherwise determined by the reviewing official during the subdivision process. Tree requirements for plats include at least two (2)trees of a City approved species with a minimum caliper of 1 ½inches per tree must be planted in the front yard or planting strip of every lot prior to building occupancy. A conceptual landscape plan must be provided with the formal land use application as prepared by a registered Landscape Architect,a certified nurseryman or other certified professional. Sensitive Areas:Based on the City's Critical Areas Maps,the site does not appear to be located within any critical areas. Environmental Review:The project requires SEPA review due to the number of lots of the proposed plat (greater than four dwelling units).The proposal would be brought to the Environmental Review Committee for review,as it is their charge to make threshold determinations for environmental checklists. Typically,mitigation of impacts is accomplished through fees related to issues such as transportation,fire and parks as well as measures to reduce impacts to environmental elements such as soils,streams, water,etc.In this case,seasonal construction limits may apply,or compliance with the 1998 KCSWDM or DOE manual may be necessary. Permit Requirements:The project would require Preliminary Plat review and Environmental (SEPA) Review.With concurrent review of these applications,the process would take an estimated time frame of 12 weeks.After the required notification period,the Environmental Review Committee would issue a Threshold Determination for the project.When the required two-week appeal period is completed,the project would go before the Hearing Examiner for a recommendation to the City Council on the Preliminary Plat.The Hearing Examiner's recommendation,as well as the decision issued by the City Council,would be subject to two-week appeal periods. The application fee would be $2,000 for the Preliminary Plat and ½of full fee for SEPA Review (Environmental Checklist)which is dependent on project value:less than $100,000 is $200 (1/2 of $400.00 full fee)and project value over $100,000 is a $500.00 fee (1/2 of $1000.00 full fee)plus first class postage per mailing label required for notification to surrounding property owners within 300 feet of the site.Estimated fees for the land use applications is $2,500.00 plus postage costs. The applicant will be required to install a public information sign on the property.Detailed information regarding the land use application submittal requirements is provided in the attached handouts. Once Preliminary Plat approval is obtained,the applicant must complete the required improvements and dedications,as well as satisfy any conditions of the preliminary approval before submitting for Final Plat review.The Final Plat process also requires City Council approval.Once final approval is received,the plat may be recorded.The newly created lots may only be sold after the plat has been recorded. Fees:In addition to the applicable building and construction permit fees,the following mitigation fees would be required prior to the recording of the plat. •A Transportation Mitigation Fee based on $75 per each new average daily trip attributable to the project; A Parks Mitigation Fee based on $530.76 per new single family residence;and, o A Fire Mitigation Fee based on $488 per new single family residence. A handout listing all of the City's Development related fees is included in the packet for your review. Consistency with the Comprehensive Plan:The existing development is located within the Residential Single Family (RSF)Comprehensive Plan Land Use designation.The proposed preliminary plat generally appears to comply with several of the following policies.More information is required to complete a more detailed analysis of the proposal's compliance with the Comprehensive Plan. The following proposed objectives and policies are applicable to the proposal: 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: Wedgewood Lane Division 5 Preliminar3 December 1,2005 e-ApplicalJon Meeting Page 4 of4 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. Policy LU-147.Net development densities should fall within a range of 4.0 to 8.0 dwelling units per acre in Residential Single Family neighborhoods. Policy LU-148.A minimum lot size of 5,000 square feet should be allowed on in-fill parcels of less than one acre (43,560 sq.ft.)in single-family designations.Allow a reduction on lot size to 4,500 square feet on parcels greater than one acre to create an incentive for aggregation of land.The minimum lot size is not intended to set the standard for density in the designation,but to provide flexibility in subdivision/plat design and facilitate development within the allowed density range. Policy LU-149.Lot size should exclude private sidewalks,easements,private road,and driveway easements,except alley easements. Policy LU-150.Required setbacks should exclude public or private legal access areas,established through or to a lot,and parking areas. Policy LU-152.Single-family lot size,lot width,setbacks,and impervious surface should be sufficient to allow private open space,landscaping to provide buffers/privacy without extensive fencing,and sufficient area for maintenance activities. Policy LU-153.Interpret development standards to support plats designed to incorporate vehicular and pedestrian connections between plats and neighborhoods.Small projects composed of single parcels and/or multiple parcels of insufficient size to provide such connections,should include future street stubs. Future street connections should be clearly identified to notify residents of future roadway connections. Policy LU-154.Interpret development standards to support new plats and infill project designs incorporating street locations,lot configurations,and building envelopes that address privacy and quality of life for existing residents. Community Design Element Objective CD-A:The City's unique natural features,including land form,vegetation,lakeshore,river, creeks and streams,and wetlands should be protected and enhanced as opportunities arise. Policy CD-I:Integrate development into natural areas by clustering development and/or adjusting site plans to preserve wetlands,steep slopes,and notable stands of trees or other vegetation.Natural features should function as site amenities.Use incentives such as flexible lot size and configuration to encourage preservation and add amenity value. Objective CD-D:New neighborhood development patterns should be consistent with Renton's established neighborhoods and have an interconnected road network. Policy CD 15.Land should be subdivided into blocks sized so that walking distance are minimized and convenient routes between destination points are points are available. Policy CD-16.During land division,all lots should front on streets or parks.Discourage single-tier lots with rear yards backing onto a street. Policy CD-17.Development should be designed to result in a high quality development as a primary goal,rather than to maximize density as a first consideration. Additional Comments: o In advance of submitting the full land use application package,applicants are strongly encouraged to bring in one copy of each application material for a pre-screening to the customer service counter to help ensure that the application is complete prior to making all copies. cc:Jennifer Henning IELOPMENT SERVICES DIVISION WAIVER OF SUBMETAL REQUIREMENTS FOR LAND USE APPUCATIONS Calculations 1 Construction Mitigation Description 2 AND 4 Drainage Control Plan 2 D.ra n'age,.i:Report 2 ".ii:::i :::;;!';/::::!:;:::;:::;::::!: Elevations,Architectural 3AND 4 Existing Covenants (Recorded Copy)4 -Iood Hazard Data 4 3eotechnical Report2AND 3 t I ii! ;radiniiian:iiii:cuiiiii..............::-..-,:-::.;:.::::.:;ii;i:......ii i:::::::::.::::::.iiiiiiiiii i:ili::..::.,.:.:::::::.:.,:...::::ii iii!!iiiiiiiiiiiiiiiiiiiiiiiii!iiiiiiiiiiiiiiiiii;iiiiii iiiiiiiiiiiii!i!i!iiiiiiiiiiiji!iiii!!!iiiii!iiiiiiiiiiiii;iiii iiii!i!iiiiiiiiiiii!iiiii!iiiiiiiiii!i!i!iii!iiiiiiiiiiiiii!iiiiiii!iiiiiii!iiiJi!!iiiiiiiiiii!ii!i iiiiiiiiiii!i!iii!i!i!iii!iiiii!ili!iiiiiiiili!ii!iiii!ii rading Plan,Detailed2 :ing:::eo:niN:sii;ii!gii ii iiiiii::ii;i;iiiiiii::iiiiiii!::iiiiiiiiiii i!::2:::::::::::::::iiii:.:.iiiiiii::::i ii!::i::iii!i::iii i andscape Plan,Conceptual, andsca ; egal Description lailing Labels for Property Owners 4 ................. 1aster Application Form4 ........-.....,.•... eighborhood Detail Map 4 his requirement may be waived by: •Property Services Section •Public Works Plan Review Section •Building Section •Development Planning Section PROJECT NAME: DATE:\"b._-\-" Q:\WEBLDVMD EVSERVF°rms%Planning\waiver'xls 10/24/2005 O DEVELOPMENT SERVICES DIVISI( WA VEIR OF SUIBMGTAL RIEQU REMIENT$ FOR LAND USE APPLICATIONS Parking,Lot Coverage &Landscaping Analysis 4 Plat Name Reservation 4 Postage iii!:-:.:::i I i !i iiii iiiiii!l:Jiii:.ii!!iiiii!iiiii!i!iiiiii I i ii ii77;!i!iii:iii!7i77!7iii!iii7iiii7i!iiiiiiiii7:ii7i7[::7iii7ii::i:iiii:`ii:i•.,:..:...........:.,.......:.,....,..,].:,..:........,.•:,,.,.:;,...::.:.:..:.::.:.:::.:..:.::.;.:.:....;::.:::::::::::::.::::::::::::::::::::::::::::::::::::.::;;! Preapplication Meeting Summary 4 Pubi€Wo!ks..p:i6v!e !!;!:i;::::!ii:!iiiiiii!ii::i!i:.ii{i:.i[iii::;i;!::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::;!!;;!;;;;::ii;{;!::;i:::;;i;;:;::i;;;;;;i;i;i;::;;ii;i;;ii;ii77::::!;:ii7:ii;i:i7:ii;!i;!i!;:;:,.-.:::,.":7 '.:'-::':--.-:,:,:'::.::+.i:.:.:.:8:.:.:::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::!:;:::!:i::!i;i;!:!;ii7:|i7;;;;!:i!i!i!#i!;i;:7!:!!!::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: Rehabilitation Plan. Site Plan D ,= ....:,".......:....":':"::::"==================================================::::"::":.......::I :"":"::;::::::::i::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::i::::::::`::::::::::::::::!:::;:::i::!:i:i::::::!i7i:::!i!;;:i;i;i:ii!i;i;:i::7!::!:::;:]7;!:i;:;!;:;!:;!i:;!:!!!! Stream or Lake Study,Supplemental 4 /" Stream:o ie iii :4:i i :i:ii::iii f::L:7:::::::[:::[::::::::::::::::[:{[::::::;..•:,,::.:.::.:.;.:.::.:::...+:...:.:.:...,,..•,.,..,.,,.:.,............•...,.......,•,.,......,,......•......:.:..:.::.;..:.:...+.....:...:...:.:..:::.:.....................:;....-.-...-•..:,:.:.:.:.:•:.;.:+:.:.:,:.:+:,.:.:..:...::.:;:.,.,.••••..,,•-.,.-.-.i.;..,;...•.•.;-•-•-:...7-.,:......,...•,,-•-...,.-...,...,-.-.,.-.,.7.-.y.-.--.-:. Street Profiles 2 t e RbO:br:Plat::eitlificate ........."..........:..........................................."..............................1:::::::;................."................i:i:i::i:i:i....................................::.........:::::::::::::::::::::::::::::::::.:..._.:::...:.-...:......]i..:.i:.:!i..,...i::..:.+:..:.:....:..::#!i!7ii{7iiii!Ei#7i{::77:7:::!::!!{!!i!7;!!!7!!7i!!#!#!!#!ii!i!iiii7ii!!!i!:!!i!i!;:!77!!!!::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: Y Map• :Traffic St":.::::i:!iiill :!!ii!::i!i::i!ii::::i7i::!iiiiii!iiiii!!!iii!iiiiiiiiiii::iiii ii::-:,ii"i::i,iii:iiTi:Ti:i:Jiii::ii:JJii i:iiiiiiiii!i:i::ii:::i:Tiii:ii:i ::;:;.......==================================================================.........................................................................................I......•.........................:.iiii;::;::::.3 !:::::i::!ii::ii:ii::ii::i::::ii7{i ;7iii::i Land Clearing Plan U[ban Cete:Desigti Disin i i::::::{;::I ::...-..-..!::...===================================================..::.::!i::.:.::!::.-;-.'.-::.:..:L..:.:.:.:!.:.:::.:i!i:..:.::.:.:.:.::.:::.:.:.:!i!..!iii!i!i!i:i!£!£!:i!iiiii!!iii!i!iiii7i£i#!!:iii!ii!i#i{£!i£!£1!!:i:!:i:i:!:!::£8::::!::ii:i::!:::i:i:i:i:i:!:i::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: Utilities Plan,Generalized Wetn:dsiiiiiiiii!i}i!!ii!iiii}iiiiiii}!ii!i!iiiii!iiiiiiiii!iii!iiiiiiii ]i}ii!!;;i;i!iiii!!iiiiiiiiiiiiii!!iii!i!iiiiiiiiiii!i!iiiiiiiii!iiiiiiiiiii;iiiiiiiiilliiiiiiiii!!ii!iiiiii!iiiiiiiiiiiiiii!iii!iiiiiiiiiii!iiiiii;!ii!iiiiiiiiii:!ii:iii!iiiiiiiiiiii!i!i!iiii!iiii!!iiiiiii!i!i:!iiiii!iiiii!i!iiii:iiii!i!iiiiiiii !Wetlands Mitigation Plan,Preliminary,,,'l Wireless: Applicant Agreement Statement 2 AND Inventory of Existing Sites 2 ANo Lease Agreement,Draft AND Map of Existing Site Conditions 2 AND 3 Map of View Area ANo Photosimulations o This requirement may be waived by: 1.Property Services Section 2.Public Works Plan Review Section 3.Building Section 4.Development Planning Section PROJECT NAME: DATE:t "3_..-k-O Q:\WEB\PWkDEVSERVForms\Planning\waiver.xls 10/24/2005 "at &. LandTmsLRESIDENTIALPROPERTYDEVELOPMENT ") DEVELOPMENT p_._LNINGcITYOFRENIU DEC 2 3 2O05 RECEIVED December 19,2005 Kayren Kittrick Public Works Department -6t"Floor Renton City Hall 1055 S Grady Way Renton,WA 98055 RE:WEDGEWOOD LANE,DIVISION 5 Request for Street Modification Dear Kayren: I am writing to request an administrative modification to the standard street width requirement,and a to the standard public street improvement requirements for our recently- submitted preliminary plat of Wedgewood Lane,Division 5. For the service to the proposed 13-lot subdivision,we are requesting to reduce the right-of-way width for the extension of NE l0t"Street to 42 feet.Per City of Renton Development Regulations,Section 4-6-060 R(3),"Reduced right-of-way dedication,"this reduction is allowed for the creation of additional lots within the shape and size constraints of the site.Given the boundaries of the parcel and the fact that the existing segments of NE 10t"Street are improved to this standard,we feel the request is justified and meets the requirements of the code. We are also requesting that you approve a modification to the standard street section for NE 10th Street,which would allow us to install a 5-foot planter strip between the back of curb and the face of the sidewalk.Since the requested right-of-way width is 42 feet,we are proposing to place the 5-foot sidewalk within a public utility and sidewalk easement,north of the planter strip,which would occupy the front 10 feet of all lots on 1560 140TH AVE NE SUITE 100 BELLEVUE,WA 98005 ....::-,.-.fv--¢,.-<-,,_J :,.:''¢;=/f '7;.:?=-,=.€.":7 ,:" [425]747-1726 [425]747-4157 FAX WWW.LANDTRUSTINC.COM Page 1 of 2 NE 10th street.We are requesting this modification to the standards in order to improve the "street-appeal"for the proposed homes in this subdivision,as well as to bring the landscaping closer to the street to improve the look and feel to the overall Wedgewood project.The two street trees per-lot (required by code for this subdivision)would occupy this planter strip,along with other landscaping.All landscaping,though in public right-of-way,would be maintained by the homeowner's association. Sincerely, LANDTRUST,INC. Page 2 of 2 ®King CountyDDES DEPARTMENT OF DEVELOPMENT AND ENVIRONMENTAL SERVICES 900 Oakesdale Avenue Southwest Renton,Wa 98055-1219 King County Certificate This certificate F-des the Seattle King County Department of Public Health and the Department of Development and Environmental Services with information necessary to evaluate development proposals. of Water Ava laD l J2005 Do not write in this box number name []Building Permit []Preliminary Plat or PUD I Short Subdivision []Rezone or other Applicant's name:Northward Homes,Inc.Wedqewood Development Proposed use:Sinqle Family Residence (117 Lots) Location:11813 148t"Ave SE &11628 142 Ave SE #102305-9060 &102305-9390 (attach map and legal description if necessary) ° , []a. OR b. a, OR []b. Water will be provided by service connection only to an existing 142"-8 ",148th-12"(size)water main that is fronting the site. Water service will require an improvement to the water system of: [](I)feet of water main to reach the site;and/or [](2)The construction of a distribution system on the site;and/or -, (3)Other (describe):Developer Extension Agreement Required,Easements also required.Installation of new Mains in the project &outside project possibly required. The water system is in conformance with a County approved water comprehensive plan. The water system improvement is not in conformance with a County approved water comprehensive plan and will require a water comprehensive plan amendment.(This may cause a delay in issuance of a permit or approval). 3._a.....ThP_Lltnnnr_d_nrnipt:f_i¢.wifhin fh(rtn'hrt-a I|mll'e ^(l.l..^_Al.t-.l.a.....I--__.L .................... SEPA CHECKLIST ,vroN ,IvG 0Ec 2 3 2005 PROJECT:Wedgewood Lane,Division 5 APPLICANT:Patrick Gilroy LandTrust,Inc. 1560 -140th Ave NE Suite 100 Bellevue,WA 98005 Tel:(425)747-1726,ext.102 Fax:(425)747-4157 PROPERTY:APN:1023059051 1002 Hoquiam Ave NE Renton,WA 98059 SEPA -Wedgewood Div 5.doc;12/20/05 A= 1. . . . . . . . g. 10. O BACKGROUND Name of proposed project,if applicable: Wedgewood Lane,Division 5 Name of applicant: LandTrust,Inc. Address and phone number of applicant and contact person: Patrick Gilroy LandTrust,Inc. 1560 -140th Ave NE Suite 100 Bellevue,WA 98005 Tel.(425)747-1726,x102 Fx.(425)747-4157 Date checklist prepared: December 19,2005 Agency requesting checklist: City of Renton -Development Services Division Proposed timing or schedule (including phasing,if applicable): Construction is proposed to begin late Spring of 2006,subject to the approval process. Do you have any plans for future additions,expansion,or further activity related to or connected with this proposal?If yes,explain. The proposed development includes a total of 5 separate Divisions,all of which will have separate preliminary plat submittals.Division 1 (LUA03-053),Division 2 (LUA05-O09),Division 3 (LUA05- 086)and Division 4 (LUA05-017,aka Bent Nose Plat)already have approved preliminary plats. This application for the preliminary plat for Division 5,located to the north of and immediately adjacent to Division 4,is being submitted now. List any environmental information you know about that has been prepared,or will be prepared, directly related to this proposal. A Geotechnical Engineering report by Earth Consultants,Inc.,has been prepared. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal?If yes,explain. Other than the projects mentioned in paragraph 7,above,no. List any governmental approvals or permits that will be needed for your proposal,if known. Preliminary Plat and Site Plan Approval Final Plat approval Building Permits SEPA-Wedgewood Div 5.doc;12/16/2005 2 Grading Permits NPDES Permits DNR Forest Practices Permit Other Customary Permits 11.Give brief,complete description of your proposal,including the proposed uses and the size of the project and site. The project is made up of I parcel totaling 2.38 acres.There is one existing house located on the northern-most parcel.The site is zoned Residential 8 d.u./acre per the City's zoning map.The site is relatively flat with no slopes 40%or greater on site. The residential site plan proposes to create a 13-1ot preliminary plat with fee-simple residential lots.The property will be accessed by a 42"public street right-of-way,which is to be the extension of NE 10th Street along the south property line from Hoquiam Ave NE to the eastern extent of the property frontage.Division 5 will be dedicating and improving the north 21'of the new public street.Division 4 will be dedicating and improving the south 21'of the new public street.All lots in Division 5 will take access from NE i0th Street,except for Lot 1,which will take access from Hoquiam Ave NE. 12.Location of the proposal.Give sufficient information for a person to understand the precise location of your proposed project,including a street address,if any,and section,township,and range if known.If a proposal would occur over a range of area,provide the range or boundaries of the site(s).Provide a legal description,site plan,vicinity map,and topographic map,if reasonably available.While you should submit any plans required by the agency,you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. The property is located at the NE corner of the intersection of Hoquiam Ave NE and NE 10th Street in the Renton Highlands. a. 1. ENVIRONMENTAL ELEMENTS EARTH a.General description of the site (circle one);fla.._tt,rolling,hilly,steep slopes,mountainous, other The property gently slopes away from Hoquiam Ave to the east. b.What is the steepest slope on the site (approximate percent slope?) C. No slopes on the property generally exceed 5% What general types of soils are fourd 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. The site is underlain by Vashon Lodgement Till,which consists generally of medium dense,fine to coarse sand,containing some silt and gravel and trace amounts of cobbles and boulders.The material possesses high shear strength and Io compressibility. SEPA -Wedgewood Div 5.doc;12/16/2005 3 d. ®O Are there surface indications or history of unstable soils in the immediate vicinity? describe. None to our knowledge. If so, . e. h. AIR a. b. C. Describe the purpose,type,and approximate quantities of any filling or grading proposed. Indicate source of fill. The purpose of the grading is to construct the public right-of-way,and to provide building pads and utility improvements for single family residences.The site is anticipated to be balanced on site by cutting and filling.The approximate quantity of cut and fill that will occur is 20,000 cubic yards. Could erosion occur as a result of clearing,construction,or use?If so,generally describe. Erosion could occur as a result of denuded soil during and immediately following storm events.However,best management practices will be exercised to minimize silt-laden runoff. About what percent of the site will be covered with impervious surfaces after project construction (for example,asphalt or buildings)? Construction will add approximately 43,167 square feet of impervious surface to the site, which is approximately 41%of the site area. Proposed measures to reduce or control erosion,or other impacts to the earth,if any: A temporary erosion and sediment control plan (TESCP)will be prepared for the project and implemented prior to commencement of construction activities.During construction erosion control measures may include any of the following:siltation fence,temporary siltation ponds,and other measures which may be used in accordance with the requirements of the Lead Agency.At completion of the project,permanent measures will include stormwater runoff facilities and water quality facilities as required. What types of emissions to the air would result from the proposal (i.e.,dust,automobile, odors,industrial wood smoke)during construction and when the project is completed?If any,generally describe and give approximate quantities if known. During construction,there will be increased exhaust and particle emissions.After construction,the principle source of emissions will be from the automobile traffic that uses the site. Are there any off-site sources of emission or odor that may affect your proposal?If so, generally describe. Off-site sources of emissions are those typical of the neighborhoods that surround this site,such as automobile emissions from traffic on adjacent roadways and fireplace emissions from nearby homes. Proposed measures to reduce or control emissions or other impacts to air,if any: SEPA -Wedgewood Div 5.doc;12/16/2005 4 , ®• Construction impacts will not be significant and will be controlled by several methods which may include:watering or using dust suppressants on areas of exposed soils, washing truck wheels before leaving the site,and maintaining gravel construction entrances. Automobile and other emission standards are regulated by the State of Washington.No land clearing fires are permitted on-site,nor in the surround neighborhood. WATER a.Surface Water: 1)Is there any surface water body on or in the immediate vicinity of the site (including year- round and seasonal streams,saltwater,lakes,ponds,wetlands)?If yes,describe type and provide names.If appropriate,state what stream or river it flows into. No surface water body exists on the subject property.The property to the south (Division 4)contains a Class 4 stream and the property to the south (Division 3)contains a Class 2 wetland. 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,no work will be performed with 200 feet of these waters. 3)Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source Of fill material. No filling or dredging of surface waters or wetlands is contemplated as part of this application. 4)Will the proposal require surface water withdrawals or diversions?Give general description,purpose,and approximate quantities if known. No surface waters exist on or within 200 feet of the subject property. 5)Does the proposal lie within a 100-year flood plain?If so,note location on the site plan. No. 6)Does the proposal involve any discharges of waste materials to surface waters?If so, describe the type of waste and anticipated volume of discharge. No,a public sanitary sewer system will be installed to serve the site. b° 1) Ground Water: Will ground water be withdrawn,or will water be discharged to ground water?Give general description,purpose,and approximate quantities if known. No groundwater will be withdrawn in association with this project.Public water mains will be installed as part of construction.On-site run-off will be detained and treated,then slowly released back into the surrounding environment. SEPA -Wedgewood Div 5.doc;12/16/2005 5 2) •• Describe waste material that will be discharged into the ground from septic tanks or other sources,if any (for example:Domestic sewage;industrial,containing the following chemicals...;agricultural;etc.).Describe the general size of the system,the number of such systems,the number of houses to be served (if applicable),or the number of animals or humans the system(s)are expected to serve. The site will be served by sanitary sewers.There will be no waste material discharged into the ground from the site.Post-construction stormwater runoff from roadways and buildings will be collected within drainage facilities.The Lead Agency's requirements for water quality and runoff rate control will be met c.Water Runoff (including storm water): 1)Describe the source of runoff (including storm water)and method of collection and disposal,if any (include quantities,if known).Where will this water flow?Will this water flow into other waters,If so,describe. Stormwater runoff will result from roadways,buildings,parking areas,and other impervious surfaces.The run-off from the Wedgewood Lane development will be collected and routed to the retention/detention facilities located in Wedgewood Lane Division 3.There,the water will be treated for sediment and petroleum removal,then rle=sH Requirements fr iA/fr ml lmlif;/nH rl lrrf'F f.rfrrl 1A/ill h met. 2)Could waste material enter ground or surface waters?If so,generally describe. This would be very unlikely.The only materials that could enter ground or surface waters would be those associated with automobile discharges and yard and garden preparations. d.Proposed measures to reduce or control surface,ground,and runoff water impacts,if any: A preliminary storm drainage system has been designed to handle all the stormwater runoff that will be generated by Divisions 1,2,3,4 and 5 of Wedgewood Lane.The system will include temporary erosion control barriers during site construction,and one permanent storm water detention pond to be located in Division 3.The pond will be complete and fully operational by the time construction work begins on Division 5.The detention facilities will be sized to handle runoff from all projects mentioned above.This permanent system will ensure that,prior to discharging the stormwater into the surrounding environment,potential impacts to ground and surface waters will have been mitigated.Please refer to the preliminary storm drainage plan for further information. 4.PLANTS a.Check or circle types of vegetation found on the site: X deciduous tree:alder,,maple,aspen,other X evergreen tree:fir,cedar,pine,other X shrubs X grass __pasture__crop or grain __wet soil plants:cattail,buttercup,bullrush,skunk cabbage,other __water plants:water lily,eel grass,milfoil,other other types of vegetation b.What kind and amount of vegetation will be removed or altered? SEPA --Wedgewood Div 5.doc;12/16/2005 6 . . Types of vegetation on the site that will be removed in conjunction with clearing and grading activities include Western Red Cedar,Sword fern,Himalayan Blackberry and Red Alder. c.List threatened or endangered species known to be on or near the site. None to our knowledge. d.Proposed landscaping,use of native plants,or other measures to preserve or enhance vegetation on the site,if any: Street trees and other landscaping will be installed in the proposed planter strip between the curb and sidewalk on NE 10th and Hoquiam Ave NE.Please refer to the the. landscaping plan,prepared by CORE Design,Inc.for more information. ANIMALS a.Circle any birds and animals which have been observed on or near the site or are known to be on or near the site: Birds:hawk,heron,eagle,son,qbirds,other:crow Mammals:deer,bear,elk,beaver,other squirrels,racoons Fish:bass,salmon,trout,herring,shellfish,other b.List any threatened or endangered species known to be on or near the site. According to those species cited in WAC 232-12-011,"Wildlife classified as protected,"or WAC 232-12-014,"Wildlife classified as endangered species,"none to our knowledge. c.Is the.site part of a migration route?If so,explain This site is part of the Pacific Flyway. d.Proposed measures to preserve or enhance wildlife,if any: Street trees and other landscaping to be installed in the proposed planter strip will be native species in the effort to enhance the on-site vegetation and to diminish the impact of the construction activities.Enhancements will be made to the wetland buffer in both Divisions 1 &3,and the vast majority of the wetland,which currently provides good refuge for wildlife,will be preserved. ENERGY AND NATURAL RESOURCES a.What kinds of energy (electric,natural gas,oil,wood stove,solar)will be used to meet the completed project's energy needs?Describe whether it will be used for heating, manufacturing,etc. Electricity and natura/gas will be the primary source of energy used to provide heating and cooling to each building on site.These forms of energy are immediate/y avai/ab/e to the site.The builder will provide the appropriate heating and cooling systems for each building. b.Would your project affect the potential use of solar energy by adjacent properties?If so, generally describe. 7SEPA-Wedgewood Div 5.doc;12/16/2005 . ° NO. O O C.What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts,if any: The requirements of the International Building Code and the State Energy Code will be incorporated into the construction of the buildings when feasible.Energy conserving materials and fixtures are encouraged in all new construction. ENVIRONMENTAL HEALTH a.Are there any environmental health hazards,including exposure to toxic chemicals,risk of fire and explosion,spill,or hazardous waste,that could occur as a result of this proposal?If so,describe. The project will not generate any environmental health hazards. 1)Describe special emergency services that might be required. None to our knowledge. 2)Proposed measures to reduce or control environmental health hazards,if any: There are no on-site environmental health hazards known to exist today,nor are there any that will be generated as a direct result of this proposal. b.Noise 1)What types of noise exist in the area which may affect your project (for example:traffic, equipment,operation,other)? The main source of off-site noise in this area originates from the vehicular traffic on Hoquiam Avenue. 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 impacts will result from the use of construction and building equipment during site development and the construction of the homes and installation of utilities. These temporary activities will be limited to the working hours allowed by the Lead Agency. Long term impacts include those associated with the increase of activity on the site: additional traffic and noise associated with use of the site. 3)Proposed measures to reduce or control noise impacts,if any: Building construction will be conducted during daytime hours per local governing regulations.Construction equipment will be equipped with muffler devices and idling time should be kept at a minimum. LAND AND SHORELINE USE a.What is the current use of the site and adjacent properties? SEPA -Wedgewood Div 5.doc;12116/2005 8 b. C. d. e, f. h° k. The site is vacant. North:Single Family Residential South:Single Family Residential East:Single Family Residential West:Single Family Residential/Hazen High School Has the site been used for agriculture?If so,describe. No,not to our knowledge. Describe any structures on the site. There are none. Will any structures be demolished?If so,what? No. What is the current zoning classification of the site? The current zoning is R-8. What is the current comprehensive plan designation of the site? Residential Single Family. If applicable,what is the current shoreline master program designation of the site? Not applicable. Has any part of the site been classified as an "environmentally sensitive"area? specify. No. Approximately how many people would reside or work in the completed project? Not applicable. Approximately how many people would the completed project displace? None.The site is vacant. Proposed measures to avoid or reduce displacement impacts,if any: Not applicable. If so, Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans,if any: The proposal is consistent with the current zoning maps and the goals and policies of the comprehensive plan.The area surrounding the site consists of residential housing.This use is compatible with surrounding uses both existing and proposed. SEPA -Wedgewood Div 5.doc;12/16/2005 9 = 10. 11. HOUSING •® a.Approximately how many units would be provided,if any?Indicate whether high,middle, or low-income housing. Approximately thirteen new single family residences would be created by this project. The homes are anticipated to be sold in the middle-to-upper income price range. b.Approximately how many units,if any,would be eliminated?Indicate whether high, middle,or low-income housing. None. c.Proposed measures to reduce or control housing impacts,if any: Not appficable. AESTHETICS a.What is the tallest height of any proposed structure(s),not including antennas;what is the principal exterior building material(s)proposed. The buildings will meet the height requirements of the R-8 zone and wi!!not exceed b.,o stones or 35 feet.The exterior building material for the buildings will consist primarily of lap siding and/or shingles.The roofing will consist of a composite material. b.What views in the immediate vicinity would be altered or obstructed? None. c.Proposed measures to reduce or control aesthetic impacts,if any: The buildings will be of a scale and size to be compatible with the surrounding neighborhood and within the scope of the requirements for the R-8 zone.The new homes will be of a scale and size to be compatible with the existing neighborhoods.Also, landscaping will be installed by the applicant along major rights-of-way,and by future residents to provide an additional visual buffer. LIGHT AND GLARE a.What type of light or glare will the proposal produce?What time of day would it mainly occu r? Light and glare will originate from exterior lighting.Light will also be produced from vehicles using the site.These impacts would occur primarily in the evening and before dawn. b.Could light or glare from the finished project be a safety hazard or interfere with views? NO. c.What existing off-site sources of light or glare may affect your proposal? The only offsite source of light and glare are from vehicles and street lighting from the adjacent streets and the surrounding neighborhood. SEPA -°Wedgewood Div 5.doc;12/16/2005 10 12. 13. 14. d.Proposed measures to reduce or control light and glare impacts,if any: Street lighting,when deemed necessary,will be installed in a manor that directs the light downward. RECREATION a.What designated and informal recreational opportunities are in the immediate vicinity? Maplewood park (located on 144th Ave SE),Maplewood Golf Course,Ron Regis Park, and Cedar River Regional Park (located on SR 169)are in proximity to the site. b.Would the proposed project displace any existing recreational uses?If so,describe. No. c.Proposed measures to reduce or control impacts on recreation,including recreation opportunities to be provided by the project or applicant,if any: The site will benefit from the ample open space and trails proposed throughout the wetland buffer in Division 3,which will provide residents with passive green space.The Applicant will also be responsible for a Parks Mitigation Fee for each new single family home. HISTORIC AND CULTURAL PRESERVATION a.Are there any places or objects listed on,or proposed for,national state,or local preservation registers known to be on or next to the site?If so,generally describe. None to our knowledge. b.Generally describe any landmarks or evidence of historic,archaeological,scientific,or cultural importance known to be on or next to the site. None to our knowledge. c.Proposed measures to reduce or control impacts,if any: Not applicable. 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 new public street will be an extension of NE 10tÈ Street,an east-west street that will eventually connect Hoquiam and Nile Avenues.Please refer to the site plan for the exact location of the proposed street connections. b.Is site currently served by public transit?If not,what is the approximate distance to the nearest transit stop? No.The nearest transit stop is located at the intersection of Duvall Ave and Sunset Boulevard.Route 908 provides service at this location. SEPA -Wedgewood Div 5.doc;12/16/2005 11 C, •® How many parking spaces would the completed project have? project eliminate? How many would the The project will not eliminate any parking spaces.In fact,four parking spaces will be provided in association with each new home;a total of 52 spaces will be provided on-site. The spaces will be located in garages and on driveways. d,Will the proposal require any new roads or streets,or improvements to existing roads or streets,not including driveways?If so,generally describe (indicate whether public or private? The proposal will dedicate and construct half of NE 10m Street to access the homes. Division 4 will be constructing the other half of the proposed street.The new street will have a 42"right-of-way. e.Will the project use (or occur in the immediate vicinity of)water,rail,or air transportation? If so,generally describe. No. f.How many vehicular trips per day would be generated by the completed project?If known,indicate when peak volumes would occur. Wedgewood Lane Division 5 is estimated to generate 124 daily trips. g.Proposed measures to reduce or control transportation impacts,if any: The project will be paying the appropriate traffic impact fees for the number of units that are immediately developed. 15.PUBLIC SERVICES a.Would the project result in an increased need for public services (for example:fire protection,police protection,health care,schools,other)?If so,generally describe. The need for public service such as fire,health and police protection will be typical of single family residential areas. b.Proposed measures to reduce or control direct impacts on public services,if any. The roads and buildings will be constructed to meet all applicable standards and codes of the Reviewing Agency and the International Building Code.Access to the site will be obtained from public streets.The proposed homes and businesses will contribute to the local tax base and provide additional tax revenue for the various public services. 16.UTILITIES a.Circle utilities currently available at the site:electricity,natural ,qas,water,refuse service, telephone,sanitary sewer,septic system,other. All utilities are available to the site through extensions of existing services.Extension of services will be the developer's responsibility. b.Describe the utilities that are proposed for the project,the utility providing the service,and the general construction activities on the site or in the immediate vicinity which might be needed. SEPA -Wedgewood Div 5.doc;12/16/2005 12 C= Electricity will be provided by Puget Sound Energy Natural Gas will be provided by Puget Sound Energy Water Service will be provided by Water District 90 Sanitary Sewer Service will be provided by City of Renton Telephone Service will be provided by Qwest Cable Television service will be provided by Comcast SIGNATURE I,the undersigned,state that to the best of my knowledge the above information is true and complete.It is understood that the lead agency may withdraw any declaration of non-significance that it might issue in reliance upon this checklist should there be any willful misrepresentation or willful lack of full disclosure on my part. Proponent:9,t [(----(/'/' Name Printed:/=f-- Date:U //") SEPA -Wedgewood Div 5.doc;12/16/2005 13 Project Narrative Wedgewood Lane,Division 5 -Renton,Washington December 19,2005 o Project Name: Project Size: Location of Site: -, 0£C23200S Wedgewood Lane,Division 5 r''l/En/1. The total site is 104,029 s.f.,or approximately 2.38 acr .es - The parcel is located at 1002 Hoquiam Ave NE,at the northeast corner of Hoquiam and NE 10th Street. Current zoning: Proposed zoning: Surrounding zoning: Residential 8 du/ac.(City of Renton) Residential 8 du/ac.(City of Renton) North:Residential (City of Renton R-8). South:Residential (City of Renton R-8) West:Residential (City of Renton R-8) East:Residential (City of Renton R-4) o Current use:The project involves 1 parcel.The parcel is vacant. Soil type and Drainage:According to the Geotechnical Engineering Report prepared by Earth Consultants,Inc.the site is underlain by Alderwood Series Glacial Till soils.This till consists generally of native silty sand with gravel and poorly graded sand with silt soils. There are no critical or sensitive slope areas on the site, according to the soils report. There are no sensitive areas located on the subject property. A preliminary storm drainage system has been designed to handle all the stormwater run-off that will be generated by this site,as well as Wedgewood Lane Divisions 1 -4.This storm drainage system,which is located on Division 3,will include temporary erosion control barriers during site construction, and one permanent storm water detention pond.This permanent system will ensure that,prior to discharging the stormwater into the surrounding environment,potential impacts to ground and surface waters will have been mitigated.Some dispersal trenches have been proposed as part of this stormwater drainage system.These dispersal trenches will be located in the wetland buffer,and will direct some of the clean stormwater from roof drains back into the wetland in an effort to promote weUand recharge. Proposed property use:The proposed development includes a total of 5 separate divisions,all of which have separate preliminary plat submittals.This is the submittal for Division 5 of the project; Division 1 (LUA03-053),Division 2 (LUA05-009),Division 3 (LUA05-086)and Division 4 (LUA05-017,aka Bent Nose Plat) have already received preliminary plat approvals. Division 5 is one parcel and comprises 2.38 acres.Our residential site plan proposes to create a preliminary plat with 13 fee simple lots accessed by NE 10m Street,which will be extended along the southern boundary of the subject parcel. The project will be dedicating the north half of the street right- of-way,and Division 4 will be dedicating the other half.The eventual result will be a 42 feet wide street with sidewalk to Page 1 of 3 o Access: O Reduced Right-of-Way: Off-site improvements: o Est.Construction Costs: o Est.fair market value: o Quantity and type of fill: Trees to be removed: o Land dedication: O both sides to serve the homes within the plat.The street will connect to Hoquiam Ave NE to the west,and eventually to Nile Ave NE to the east. The net density is approximately 6.10 homes per acre.Lots 2-13 are accessed via the new extension of NE 10th Street. The remaining lot,Lot 1,will all be accessed via Hoquiam Ave NE. The site will provide 52 parking spaces,which includes two garage and two apron spaces per residence.Additionally, some guest parking spaces will be available on the new street. The site will be accessed off of Hoquiam Ave NE via the new NE 10th Street extension,to be dedicated. Part of the proposal is to reduce the right-of-way width for the internal access roads to 42 feet.Per City of Renton Development Regulations,Section 4-6-060 R(3),"Reduced right-of-way dedication,"this reduction allows the creation of additional lots within the shape and size constraints of the site. Paving and other required improvements will be installed along the project frontage on NE 10th Street.Furthermore, the other Divisions of Wedgewood Lane will be connecting to sewer and water improvements in NE 10th Street.Storm run- off from this project will be directed into the stormwater facilities in Division 3.A sanitary sewer lift station is proposed to be installed as part of Division 3 to serve the Wedgewood Lane Divisions 1 through 5,and the Aspen Wood subdivision, the Apollo Elementary School,and other properties within the area.A storm water facility will be constructed on Division 3 to serve all Divisions of Wedgewood Lane.And,a water main connection will be made in Hoquiam and routed down NE 10m Street to loop with water mains in Division 3. $845,000.00 $2,000,000.00 At this point in the design process the site is anticipated to be balanced by cutting and filling.The quantities of the cut and fill that will occur on site are approximately 20,000 cubic yards.If it is discovered that the site will need fill material,we will submit a fill source statement at that time. No trees are to remain.Please see the Tree Cutting/Land Clearing plan for the approximate location of the subject properties clearing limit. The north half of the new public street (NE 10th Street)will be dedicated to the City of Renton. f Page 2 of 3 Number,size,and density of lots: Proposed job shacks: There are 13 lots proposed'for the plat of Wedgewood Lane Division 5 The average lot size is approximately 6,982 SF (net).The net density is approximately-6l-O du/ac. The site will have a construction trailer during the construction of the development. Page 3 of 3 DENSITY W O R KS H E E City of Renton Development Services Division 1055 South Grady Way-Renton,WA 98055 Phone:425-430-7200 Fax:425-430-7231 o 2. Gross area of property:104,029I. Deductions:Certain areas are excluded from density calculations. These include: Public streets** Private access easements** Critical Areas* 1 ".P67 square feet square feet square feet Total excluded area: square feet 2.13:267 square feet 3.Subtract line 2from line I for net area:3.90,762 square feet 4.Divide line 3 by 43,560 for net acreage:4.2.08 acres 5.Number of dwelling units or lots planned:5.13 units/lots 6.Divide line 5 by line 4 for net density:6..6,25 =dwelling units/acre *Critical Areas are defined as "Areas determined by the City to be not suitable for development and which are subject to the City's Critical Areas Regulations including very high landslide areas,protected slopes,wetlands or floodways." Critical areas buffers are not deducted/excluded. **Alleys (public or private)do not have to be excluded. R:WWEVSERVXFormsXPlanningXdensity.doc Last updated:11/08/2004 1 CONSTRUCTION MITIGATION DESCRIPTION Wedgewood Lane,Division 5 I. @ Oec s PROPOSED CONSTRUCTION DATES Grading will start early Spring 2006.The road and utilities will start shortly thereafter with building construction to follow. II.HOURS OF OPERATION FOR SINGLE FAMILY CONSTRUCTION III. IV. SITES: Per City of Renton: Monday -Friday:7AM -8 PM Saturday:9AM -8 PM Sunday:None PROPOSED HAULING/TRANSPORTATION ROUTES All equipment,materials,and laborers will enter the site off of Hoquiam Ave,via the proposed extension of NE 10th Street.Every effort will be made to keep equipment off ofNE 10th Street,and access for the local residents will be maintained at all times. MEASURES TO BE IMPLEMENTED TO MINIMIZE DUST TRAFFIC AND TRANSPORTATION IMPACTS MUD NOISE AND OTHER NOXIOUS CHARACTERISTICS. Dust Best management practices will be used to minimize dust on the project site. Water trucks or metered fire hoses will be used as needed to wet down the areas used by construction equipment.Disturbed slopes will be hydroseeded per the Erosion/Sedimentation Control Plan to control dust. Traffic During site infrastructure and building construction,the traffic entering and leaving the site will consist of subcontractors and deliveries.When arriving for work,the subcontractors will be traveling opposite the majority of traffic leaving the Highlands,and materials are primarily delivered at offpeak hours during the day.None of these operations are anticipated to have a significant impact on the peak or non-peak hour in the area. •® Transportation Impacts There will be an access point for construction vehicles off of Hoquiam Ave. NE.This will be the primary construction access to the site.As stated above, the construction traffic will not have a significant impact on traffic.The construction ofthe entrance road and the extension of utilities to the project may require some construction in the NE 10th Street right-of-way.This work will be performed during non-peak hours and lane channelization will be used if needed.Every effort will be made to keep equipment off of NE 10th Street, and access for the local residents will be maintained at all times. ¢Mud In keeping with state law,any vehicle with deposits of mud,etc.on the vehicle's body,(fender,undercarriage,wheels or tires)will be cleaned of such material before the operation of the vehicle on a paved public highway.In addition a street sweeper will also be used as necessary to remove any deposits from the roadways. Noise All Construction equipment will have approved mufflers.Impacts from noise are expected to be minimal.The hours of operation will be consistent with City regulations. ?;ed!2.ewo{d <:{,.s -vS:izalic!.dac 12.:I 6:"(]5 J O'VLOPM ECINT pTYOFFtITNIN e DEC 2 3 2005 R C tv D PLAT NAME RESERVATION CERTIFICATE TO:PATRICK GILROY 1560 -140TH AVE NE #100 BELLEVUE,WA 98005 PLAT RESERVATION EFFECTIVE DATE:April 8,2002 The plat name,WEDGEWOOD LANE has been reserved for future use by LANDTRUST,INC.. I certify that I have checked the records of previously issued and reserved plat names.The requested name has not been previously used in King County nor is it currently reserved by any party. This reservation will expire December 6,2006,one year from today.It may be renewed one year at a time.If the plat has not been recorded or the reservation renewed by the above date it will be deleted. -4/.;./ r \ \ •.,. '{ Deputy Aud j.r_.,--..__ Form No.14 SubdMsion Guarantee 0 DEC 2 3 2005 CQVED ® Guarantee No.:4268-724841 ? Issued by First American Title Insurance Company 3866 S 74th St,Tacoma,WA 98409 Title OftTcer:Shari Workman Phone:(253)471-1234 FAX: First American Ttte Form No.14 Subdivision Guarantee (4-i0-75) /A $#iC First American Guarantee No.:4268-724841 Page No.:1 FirstAmerican re InsuranceCompany 3866 S 74th St Tacoma,WA 98409 Phn -(253)471-1234 Fax - Developer Services Fax No.(253)671-5802 Shari Workman (253)671-5824 sworkman@firstam.com Vicky L.Willis (253)671-5834 vlwillis@firstam.com SUBDIVISION GUARANTEE LIABILITY $1,000.00 ORDER NO.:4268-724841 FEE $350.00 TAX $30.80 Subject to the First American Title Insurance Company a Corporation,herein called the Company Liability Exclusions and Limitations set forth below and in Schedule A. GUARANTEES Northward Homes/R.P.G.LLC herein called the Assured,against loss not exceeding the liability amount stated above which the Assured shall sustain by reason of any incorrectness in the assurances set forth in Schedule A. lIABILITY EXCLUSIONS AND LIMITATIONS o , , No guarantee is given nor liability assumed with respect to the validity,legal effect or priority of any matter shown therein. The Company's liability hereunder shall be limited to the amount of actual loss sustained by the Assured because of reliance upon the assurance herein set forth,but in no event shall the Company's liability exceed the liability amount set forth above. This Guarantee is restricted to the use of the Assured for the purpose of providing title evidence as may be required when subdividing land pursuant to the provisions of Chapter 58.17,R.C.W., and the local regulations and ordinances adopted pursuant to said statute.It is not to be used as a basis for closing any transaction affecting title to said property. Dated:November 28,2005 at 7:30 A.M. FirstAmerican Title •I Form No.14 Subdivision Guarantee (4-10-75) SCHEDULE A The assurances referred to on the face page are: A.Title is vested in: B. Jong S.Paik,as his separate estate and Jae H.Lee,as his separate estate Guarantee No.:4268-724841 Page No.:2 That according to the Company's title plant records relative to the following described real property (including those records maintained and indexed by name),there are no other documents affecting title to said real property or any porition thereof,other than those shown below under Record Matters. The following matters are excluded from the coverage of this Guarantee: 1.Unpatented Mining Claims,reservations or exceptions in patents or in acts issuance thereof. 2.Water rights,claims or title to water. 3.Tax Deeds to the State of Washington. 4.Documents pertaining to mineral estates. DESCRIPTION: The South half of the South half of the Southeast quarter of the Northwest quarter of the Northeast quarter of Section 10,Township 23 North,Range 5 East,W.M.,in King County, Washington. Except the West 30 feet thereof as conveyed to King County for Road purposes by Deed recorded under Recording No.3261892. APN:1023059051 authorizing the First American Title Form No.14 Subdivision Guarantee (4-10-75) RECORD MAIq'ERS: Guarantee No.:4268-724841 Page No,:3 , , . , , , Judgment. In Favor of: Against: Amount: Dated: Filed: Judgment No.(if applicable): Case/Cause No.: Attorney for Judgment Creditor: South Center Oil,Inc. Jae H.Lee dba Lees Trucking $8,703.91 ,together with interest,costs and attorneys'fees,if any December 1,1995 December 1,1995 95-9-30309-4 95-2-31513-5 Jeffrey G.Yonek Judgment. In Favor of: Against: Amount: Dated: Filed: Judgment No.(if applicable): Case/Cause No.: Attorney for Judgment Creditor: Renton Collections,Inc. Sun W.Lee;Jae Lee $1,561.87,together with interest,costs and attorneys'fees,if any May 17,2002 August 8,2002 02-9-16209-1 02-2-23450-0 Vincent A.Retacco Said judgment was also recorded under King County Recording No.20021206001005. The lien of the matters shown in Paragraphs 1 and 2 herein depends upon the identity of the debtor/taxpayer with Jae.H.Lee. Easement,including terms and provisions contained therein: Recording Information:347794 In Favor of:Snoqualmie Falls and White corporation For:pole line(s) River Power Company,a Easement,including terms and provisions contained therein: Recording Information:3120990 In Favor of:Puget Sound Power &Light Company,a corporation For:electric transmission and/or distribution system(s) Washington Right to make necessary slopes for cuts or fills upon said premises for Amelia Schewe Road as granted by deed recorded September 1,1942 under recording no.3261892. Easement,including terms and provisions contained therein: Recording Information:6650869 In Favor of:King County Water District #90 For:water &sewer mains First American Title O O Form No.14 Subdivision Guarantee (4-10-75) Guarantee No.:4268-724841 Page No.:4 ,Conditions,notes,easements,provisions contained and/or delineated on the face of the Survey No.9408029001,recorded August 2,1994,in King,Washington. ,The terms and prosions contained in the document entitled "City of Renton,Washington Ordinance No.4918" Recorded:January 4,2002 Recording No.:20020104002324 9.Matters that may be disclosed upon recordation of the final subdivision. INFORMATIONAL NOTES J.General taxes for the year 2005,which have been paid. Tax Account No.:1023059051 Code Area:2146 Amount:$5,558.39 Assessed Land Value:$455,000.00 Assessed Improvement Value:$10,000.00 A,Any sketch attached hereto is done so as a 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 Title •I "t Form No.14 Subdivision Guarantee (4-10-75) Guarantee No.:4268-724841 Page No.:5 SCHEDULE OF EXCLUSIONS FROM COVERAGE OF THIS GUARANTEE 1.Except to the extent that specific assurance are provided in Schedule A of this Guarantee,the Company assumes no liability for loss or damage by mason of the following:(a)Defects,liens,encumbrances,adverse claims or other matters against the title,whether or not shown by the public records.(b)(1)Taxes or assessments of any taxing authority that levies taxes or assessments on real property;or,(2)Proceedings by a public agency which may result in taxes or assessments,or notices of such proceedings,whether or not the matters excluded under (1)or (2)are shown by the records of the taxing authority or by the public records.(c)(I)Unpatented mining daims;(2)reservations or exceptions in patents or in Acts authorizing the issuance thereof;(3)water dghts,claims or title to water,whether or not the matters excluded under (1),(2)or (3)are shown by the public records.2.Notwithstanding any specific assurances which are provided in Schedule A of this Guarantee,the Company assumes no liability for loss or damage by reason of the following:(a)Defects,liens,encumbrances,adverse claims or other matters affecting the title to any property beyond the lines of the land expressly described in the description set forth in Schedule (A),(C)or in Part 2 of this Guarantee,or title to streets,roads,avenues,lanes,ways or waterways to which such land abuts,or the dght to maintain therein vaults,tunnels,ramps,or any structure or improvements;or any rights or easements therein,unless such property,rights or easements are expressly and specifically set forth in said descdplon.(b)Defects,liens,encumbrances,adverse daims or other matters,wther or not shown by the public records;(1)which are created,suffered,assumed or agreed to by one or more of the Assureds;(2)which result in no loss to the Assured;or (3)which do not result in the invalidity or potential invalidity of any judicial or non-judicial proceeding which is within the scope and purpose f the assurances provided. (c)The identity of any party shown or referred to in Schedule A. (d)The validity,legal effect or priority of any matter shown or referred to in this Guarantee. GUARANTEE CONDITIONS AND STIPULATIONS 1.Definition ofTerms.The following terms when used in the Guarantee mean:(a)the "Assured":the pace/or parties named as the Assured in this Guarantee,or on a supplemental writing executed by the Company./(b)"land":the land described or referred to in Schedule (A)(C)or in Part 2,andimprovementsaffixedtheretowhichbylawconstituterealproperty.The term "land"does not include any property beyond the lines of the area described or referred to inSchedule(A)(C)or in Part 2,nor any right,title,interest,estate or easement in abutting streets,roads,avenues,alleys,lanes,ways or waterways.(c)"mortgage":mortgage,deed of trust,trust deed,or other security instrument.(d)"public records":records established under state-statutes at Date ofGuaranteeforthepurposeofimpartingconstructivenoticeofmattersrelatingtoreal property to purchasers for value and without knowledge.(e)"date":the effective date. 2,Notice of Claim o be Given by Assured Claimant. An Assured shall notify the Company promptly in writing in case knowledge shall come to an Assured hereunder of any claim of title or interest which is adverse to the title to the estate or interest,as stated herein,and which might cause loss or damage for which the Company may be liable by virtue of this Guarantee.If prompt noticeshallnotbegiventotheCompany,then all liability of the Company shall terminatewithregardtothematterormattersforwhichpromptnoticeisrequired;provided,however,that failure to notify the Company shall in no case prejudice the rights ofanyAssuredunderthisGuaranteeunlesstheCompanyshallbeprejudicedbythefailureandthenonlytotheextentoftheprejudice. 3.No Dutyto Defend or Prosecute.The Company shall have no duty to defend or prosecute any action or proceeding to which the Assured is a party,notwithstanding the nature of any allegation in such action or proceeding. 4,Company's Opbon to Defend or Prosecute Actions;Duty of Assured Claimant to Cooperate,Even though the Company has no duty to defend or prosecute as set for inParagraph3above:(a)The Company shall have the right,at its sole option and cost,to institute andprosecuteanyactionorproceeding,interpose a defense,as limited in (b),or to doanyotheractwhichinitsopinionmaybenecessaryordesirabletoestablishthetitle to the estate or interest as stated herein,or to establish the lien rights of the Assured,or to prevent or reduce loss or damage to the Assured.The Company maytakeanyappropriateactionunderthetermsofthisGuarantee,whether or not it shall be liable hereunder,and shall not thereby concede liability or waive any provision of this Guarantee.If the Company shall exercise its rights under this paragraph,it shall do so diligently.(b)If the Company elects to exercise its options as stated in Paragraph 4(a)the Company shall have the right to select counsel of its choice (subject to the right of such Assured to object for reasonable cause)to represent the Assured and shall not be liable for and will not pay the fees of any other counsel,nor will the Company pay any fees,costs or expenses incurred by an Assured in the defense ofthose causes of action which allege matters not covered by this Guarantee. (c)Whenever the Company shall have brought an action or interposed a defense as permitted by the provisions of this Guarantee,the Company may pursue any litigation to final determination by a court of competent jurisdiction and expressly reserves the right,in its sole discretion,to appeal from an adverse judgment or order. (d)In all cases where this Guarantee permits the Company to prosecute or provide for the defense of any action or proceeding,an Assured shall secure to the Company the right to so prosecute or provide for the defense of any action or proceeding,and all appeals therein,and permit the Company to use,at its option,the name of such Assured for this purpose.Whenever requested by the Company,an Assured,at the Company's expense,shall give the Company all reasonable aid in any action or proceeding,securing evidence,obtaining witnesses,prosecuting or defending the action or lawful act which in the opinion of the Company may be necessary or desirable to establish the title to the estate or interest as stated herein, or to establish the lien dghts of the Assured.If the Company is prejudiced by the failure of the Assured to furnish the required cooperation,the Company's obligations to the Assured under the Guarantee shall terminate. 5.Proof of Loss or Damage.In addition to and after the notices required under Section 2 of these Conditions and Stipulations have been provided to the Company,a proof of loss or damage signedandsworntobytheAssuredshallbefurnishedtotheCompanywithinninety(90)days after the Assured shall ascertain the facts giving rise to the Io or damage.The proof of loss or damage shall describe the matters covered by this Guarantee whichconstitutethebasisoflossordamageandshallstate,to the extent possible,thebasisofcalculatingtheamountofthelossordamage.If the Company is prejudiced by the failure of the Assured to provide the required proof of loss or damage,the Company's obligation to such Assured under the Guarantee shall terminate.In addition,the Assured may reasonably be required to submit to examination under oath by any authorized representative of the Company and shall produce for examination,inspection and copying,at such reasonable times and places as may be designated by any authorized representative of the Company,all records,books, ledgers,checks,correspondence and memoranda,whether bearing a date before or after Date of Guarantee,which reasonably pertain to the loss or damage.Further,ifrequestedbyanyauthorizedrepresentativeoftheCompany,the Assured shall grant its permission,in writing,for any authorized representative of the Company to examine,inspect and copy all records,books,ledgers,checks,correspondence andmemorandainthecustodyorcontrolofathirdparty,which reasonably pertain to the Loss or Damage.All information designated as confidential by the Assured providedtotheCompany,pursuant to this Section shall not be disclosed to others unless,inthereasonablejudgmentoftheCompany,it is necessary in the administration of theclaim.Failure of the Assured to submit for examination under oath,produce other reasonably requested information or grant permission to secure reasonably necessaryinformationfromthirdpartiesasrequiredintheaboveparagraph,unless prohibited by law or governmental regulation,shall terminate any liability of the Company under this Guarantee to the Assured for that claim. Form No,1282 (Rev.12/15/95) Fir_American Tit/E Form No.14 Subdivision Guarantee (4-10-75) Guarantee No.:4268-724841 Page No.:6 6.Options to Pay orOtherwiseSettle Claims:Termination of Liability. In case of a claim under this Guarantee,the Company shall have the following additional options: (a)To Pay or Tender Payment of the Amount of Liability or to Purchase the Indebtedness. The Company shall have the option to pay or settle or compromise for or in the name of the Assured any daim which could result in loss to the Assured within the coverage of this Guarantee,or to pay the full amount of this Guarantee or,if this Guarantee is issued for the benefit of a holder of a mortgage or a lienholder,the Company shall have the option to purchase the indebtedness secured by said mortgage or said lien for the amount owing thereon,together with any costs,reasonable attomeys'fees and expenses incurred by the Assured claimant which were authorized by the Company up to the Lime of purchase. Such purchase,payment or tender of payment of the full amount of the Guarantee shall terminate all liability of the Company hereunder.In the event after notice of claim has been given to the Company by the Assured the Company offers to purchase said indebtedness,the owner of such indebtedness shall transfer and assign said indebtedness,together with any collateral security,to the Company upon payment of the purchase price. Upon the exercise by the Company of the option provided for in Paragraph (a)the Company's obligation to the Assured under this Guarantee for the claimed loss or damage,other than to make the payment required in that paragraph,shall terminate, including any obligation to continue the defense or prosecution of any litigation for which the Company has exercised its options under Paragraph 4,and the Guarantee shall be surrendered to the Company for cancellation. (b)To Pay or Otherwise Settle With ParSes Other Than the Assured or With the Assured "Claimant. To pay or otherwise settle with other parties for or in the name of an Assured claimant any claim Assured against under this Guarantee,together with any costs,attorneys' fees and expenses incurred by the Assured claimant which were authorized by the Company up to the time ofpayment and which the Company is obligated to pay. Upon the exercise by the Company of the option provided for in Paragraph (b)the Company's obligation to the Assured under this Guarantee for the claimed loss or damage,other than to make the payment required in that paragraph,shall terminate, including any obligation to continue the defense or prosecution of an),litigation for which the Company has exercised its options under Paragraph 4. 7.Determinationand Extent of Uability. This Guarantee is a contract of Indemnity against actual monetary loss or damage sustained or incurred by the Assured claimant who has suffered loss or damage by reason of reliance upon the assurances set forth in this Guarantee and only to the extent herein descdbed,and subject to the Exclusions From Coverage of This Guarantee. The Liability of the Company under this Guarantee to the Assured shall not exceed the least of: Ca)the amount of liability stated in Schedule A or in Part 2; (b)the amount of the unpaid principal indebtedness secured by the mortgage of an Assured mortgagee,as limited or provided under Section 6 of these Conditions and Stipulations or as reduced under Section 9 of these Conditions and Stipulations,at the time the loss or damage Assured against by this Guarantee occurs,together with interest thereon;or (c)the difference between the value of the estate or interest covered hereby as stated herein and the value of the estate or interest subject to any defect,lien or encumbrance Assured against by this Guarantee. 8,Limitation of Liability. (a)If the Company establishes the title,or removes the alleged defect,lien or encumbrance,or cures any other matter Assured against by this Guarantee in a reasonably diligent manner by any method,including litigation and the completion of any appeals therefrom,it shall have fully performed its obligations with respect to that matter and shall not be liable for any loss or damage caused thereby. (b)In the event of any litigation by the Company or with the Company's consent, the Company shall have no liability for loss or damage until there has been a final determination by a court of competent jurisdiction,and disposition of all appeals therefrom,adverse to the title,as stated herein. (c)The Company shall not be liable for loss or damage to any Assured for liability voluntarily assumed by the Assured in settling any claim or suit without the pdor written consent of the Company. 9.Reduction ofLiabilityorTermination of Uability. All payments under this Guarantee,except payments made for costs,attorneys'fees and expenses pursuant to Paragraph 4 shall reduce the amount of liability pro tanto. zo,Payment ofLoss. (a)No payment shall be made without producing this Guarantee for endorsement of the payment unless the Guarantee has been lost or destroyed,in which case proof of loss or destruction shall be furnished to the satisfaction of the Company. (b)When liability and the extent of loss or damage has been definitely fixed in accordance with these Conditions and Stipulations,the loss or damage shall be payable within thirty (30)days thereafter. 11.Subrogation Upon Paymentor Settlement. Whenever the Company shall have settled and paid a daim under this Guarantee,all right of subrogation shall vest in the Company unaffected by any act of the Assured daimant.The Company shall be subrogated to and be entitled to all rights and remedies which the Assured would have had against any person or propertyin respectto the claim had this Guarantee not been issued.If requested by the Company,the Assured shall transfer to the Company all rights and remedies against any person or property necessary in order to perfect this right of subrogation.The Assured shall permit the Company to sue,compromise or settle in the name of the Assured and to use the name of the Assured in any transaction or litigation involving these rights or remedies. If a payment on account of a claim does not fully cover the loss of the Asured the Company shall be subrogated to all rights and remedies of the Assured after the Assured shall have recovered its pdncipal,interest,and costs of collection. 12.Arbitrabon. Unless prohibited by applicable law,either the Company or the Assured may demand arbitration pursuant to the Title Insurance Arbitration Rules of the American Arbitration Association.Arbitrable matters may include,but are not limited to,any controversy or claim between the Company and the Assured adsing out of or relating to this Guarantee,any service of the Company in connection with its issuance or the breach of a Guarantee provision or other obligation.All arbitrable matters when the Amount of Uability is $1,000,OO0 or less shall be arbitrated at the option of either the Company or the Assured.All arbitrable matters when the amount of liability is in excess of $1,000,000 shall be arbib-ated only when agreed to by both the Company and the Assured.The Rules in effect at Date of Guarantee shall be binding upon the parties. The award may include attorneys'fees only if the laws of the state in which the land is located permits a court to award attorneys'fees to a prevailing party.Judgment upon the award rendered by the ArbitratorCs)may be entered in any court having jurisdiction thereof. The law of the situs of the land shall apply to an arbitration under the Title Insurance Arbitration Rules. A copy ofthe Rules may be obtained from the Company upon request. 13.Liability Limitedto This GuarantB;Guarantee Entire Contract. Ca)This Guarantee together with all endorsements,if any,attached hereto by the Company is the entire Guarantee and contract between the Assured and the Company.In interpreting any provision of this Guarantee,this Guarantee shall be construed as a whole. (b)Any claim of loss or damage,whether or not based on negligence,or any action asserting such claim,shall be restricted to this Guarantee. (c)No amendment of or endorsement to this Guarantee can be made except by a wdting endorsed hereon or attached hereto signed by either the President,a Vice President,the Secretary,an Assistant Secretary,or validating officer or authorized signatory ofthe Company. 14.Notices,Where Sent. All notices required to be given the Company and any statement in writing required to be furnished the Company shall include the number of this Guarantee and shall be addressed to the Company at 2 First American Way.Bldg.2,Santa Ana,CA.92707. Form NO.1282 (Rev.12/15/95) FirstAmerican T/lie mr CD -%_ RETURN TO JONG S.PAZK6519DLTRIDGE WAY SOUTHWEST SEATTLE,WA 98106 P,tClelc Tn- Reference #(f applmablQ} Addtmne!on Pago Grantor(.) Addtmna|on Igo Add;tmnal on Peg€--Lal Dncript,on Addtmnal on Page Aeeaor'o Tax Pare,el ID# IF;€I TIT It geeatOFQe403121/20011:35ICZNGCOUNTY,i 03/Zlt;mO 11:15 STATUTORP(WARRANTY DEED PACIFBC NORST TFFLE COMPANY P tl OF | MARK Ro WURTINGER IGI C.RUSBULDT JONG So PAIK JAE H.LEE W HE,10-23-05 FILED BY PNWT 102305-9051-05 E OR'TOR MARK R.3RTINGER,A SINGLE PERSON,-.ND GIGI C. RUSBULDT,A SINGLE PERSON for and m ©onmdorat|on of TE DOLLARS AND OTHER GOOD AND VALUABLE CONSIDERATION m hsnd pa!€ocw/.end warrants to JONG S.PAIK,A MARRIED MAN AS HIS SEPARATE ESTATE,AND JAE H.LEE,A 4ARRIED AS HIS SEPARATE ESTATE the following ds=r,hed too!notate,mtuated ,n the County of KING ,State of Wesh,ngtonThesouthhalfofthesouthhalfofthesoutheastquarterof the northwest querter of the northeast quarter of Section 10, Township 23 North,Range 5 East,W.M.,in King County, Washington;EXCEPT the west 30 feet thereof conveyed to King County for road purposes,by deed recorded under Recording Number 3ZI92.SUBJECT TO EXHIBIT "TED HER / (--,I NOTARY PAGE STATE OF WASHINGTON } ,...^.-.I/)08c.tv of [.,L4'"q,F ) #h "0) ar°bX ceY that I lmow or h/lqve =at,sflctory oyy,depce that l(h )L [1 J/if" -vHC4 ((I "'4_""---'--"""....".....€_..t3,f ZZ -...-,"m the l)en)onUl)'e appeared before me "on(],a,roan .u........=al[(0)acknowledged that (he.ahe,.j.;lmgned th,o =notrumeni one easmowmeged mt to be (hie.herth/thh_oa=ryfrea and vOluntary act for the uaeg nd purpoaee mentmened in thmo ,natrument Notary Pulm¢=;n and for thoStata of Weah,ngton Pnnted Name z7 Remdmg ot /., /i _-.®t=sv,.o", -..-"tn.;.-.,;,; I I,,.R ..........,'_-" STATE OF WASHINGTON } ,}88 County of } I hereby €ertifythat I know or have atmfactery ovmdonce that €-4 m the peroon(0)who oppuared before me,an(@ oad peroon(a)acknowledged that (tie,oh4),they)mgned thin motrument,on oth hinted that auther|=ed to execute the |notrumant and ucknowledge mt ao the of to be the free end voJuntal'y act of nuch party far the uaea rnd purposes mentmoned m lhlg instrument Oared Notary Pubhc m and far the State of Wash|ngton Printed Name Roo,d,ng at My ppomtment exptroo EXHIBIT "A" "he south half of the south half of the southeast quarter of the northwest quarter of the northeast quarter of Sectlon i0,Townshap 23 North,Range 5 East,W M ,n Kng County,Washlngton, EXCEPT the west 30 feet thereof conveyed to King County for road purposes,by deed recorded ander Record_hE Number 3261892 END OF SCHEDULE A LD CD czm ! Right tO enter sad premlses to make repalrs and.the rlght to cut brush and trees whlch constltute a menace or danger to the el,ctr]c [[NSJ.l$1on llne located In the street or road ad3olnlng Sald premlses as granted by instrument recorded under Recordlng Number3120990 EA%EMENT AND THE TERMS AND CONDITIONS REFERENCED THEREIN,[NCLUDING, BUT NOT LIMITED TO,THE FOLLOWING GRANTEE I'I Jl{l'[)',l" Snoqualme Falls and Whlte River Power Company,a corporation A pole 1 [ne AREA AFFECTED ']'h descrlptlon contained thereln .%not suffLc]ent to delermln,]I , ,,Jt I [ocatlon wllhn the property hereln described I<[(()NIH.,I I<I ORD[NG NUMBER July I,1905 347 194 [A%EMENT AND THE I'ERMS AND COND!TIONS REFERENCED THEREIN,INCI,UIJ|[,|(,, }IJT NOT LIMITED TO,THE FOLLOWING 5NANTEE PURPOSE AREA AFFECTED RFCORDED RLCORDING NUMBER King CountyWater Dlstrlct Water and sewer malns Southerly port!on of sald premises May ]5,1970 6650869 ]<IGH'l TO MAKE NECEqSARY SLOPES FOR CUTS OR FILLS UPON PROP.RT3 HI REIN DESCRIBED AS (:RANTED IN DEED R.CORDED RICORDING NUMBER 6dANTEE September I,1942 3261892 Kxnq Coun[y r.,, tc) €:3 (::D €;;:D 0 RETURN TO K[€ JONG S,PAIK 6519 DELRIDGE WAY SW SI;ATTLE &98106 -1742197 80I OF 1 P,u,Nom'emm l"rrLe Rsforonco #(if ,pphcable) Acldlteonal an Pa0e Gro.tor(s) QUIT CLAUM DEED PACIFIC NORTHVST TITLE COMPANY YU SOON PAIK F)LID BY PNWT Add,tional on PoseG,,atc).--JOHG S.PAIK Additional on Pa __ Lace!Dee©r.len NE 10-23-05 Additmnat on Page o,'o Tax perce!ID#i02305-9051-05 LTHE GrroRXu SOON PAIKe WIFE OF JONG S.PAI ,\. f and m nmdoratmn of 458-61-340(1) nveyo end qmt olmo to EST&TE TO ESTABLISH JONG S.PAIK, SEPARATE PROPERTY,WAC AkRRIED IAI,AS HIS SEPARATE the following deacrdd real eQlnt,tuted m the County of KING together with ell after ar.,qulrod titl of She grantor(u)therein SEE EXHIBI "A"ATTACHED HERETO •State of Washmeton YUN/O01 qIK ." c STATE OF WASHINGTON } }ae CounW of Kin K`} NOTARY PAGE i hereby cart#fy that I Imow or have ant,aleatory or*dance that Yu Soon PaJk m thin r,n(o)who appeared before me,and aa=d parson(gl acimowledged that (he,ah0 they)maned thin ,nntrument and aclmowledged t to be (h,a,her,the=r)free and voluntary act for the ue and purpea== ment|oned m thin mtrument Dated 3,/20/00 Notary Pubh©In and foe the tate o Washington Ch-is Kolash Printed Name AuburnRemdmgat My appointment aapsrao 5/ZbtZUUU -,__ttt .-:"',,,, ,.',,,.,..;....,...........,.-- STATE OF WASHINGTON }. }oo County of } !hereby certify that J know or hove aatPfoctory evidence that i0 the pereon(g)who appeared before me,and oa;d poroon(o)acknowledged that (he,0he,they)monad thin ,n=Irument,on oath orated that auther|xed to mmauto the mgtrumont and acknowledge Jt aa the of -to be the free an¢voluntary act of euch party for the uaeo and purpooao montmnad mth,o motrumont Doted Notary Pubh¢m and for the State of Washington Printed Name Flemd|ng at My appointment exp,re8 EXHIBIT "A" The south half of the south half of the southeast quarter of the northwest quarter of the northeas quarter of Sectlon 10,Townshzp 23 NorEh,Range 5 East,W.M ,zn Mang County,Washington, EXCEPT the west 30 feet thereof conveyed to King County for road purposes,by deed recorded under Record_ng Number 3261892 END OF SCHEDULE A €:) C4 CZ3 (X) CD cC CCD O RETURN TO JAE He LEE 1822 FIELD PLACE HE RENTON WA 98055 Pmc Tm Rrorence #|if applicable) Additmnal on Po9o Grantor(B) Additional on Page -- Grantee(o) Add,t,onl en Poge -- l.Ggol Desorlptlon Addt:oncd en Pogo __ Asoner'o 7ox Parcel ID#• THE GFNTOaELIZABT S. I I EI,742198 QUIT CLAaM DE'ED PACORC NORTHWEST Trl"LE COMPANY ZLZ=AS.TI S..ZE FILED RY PNWT JAE H.LEE Nf HE,10-23-05 102305-9051-05 LEE,HIrE OF JAE H.LEE fer end in oonolderotlon of 58-61-30(1) ©on nd qu €lolmo 1oESTATE TO ESTABLISH SEPARATE PROPERTY,WAC JAE H°LEEe A MARRIED MAN,AS HIS SEPARATE the follow,n0 do0crlbod real create,tueted in the County ef KING teoethor with 11 error ocqmred title of the grantor(o)theretoSEEEXHIBIT"A"ATTACHED HERETO •State of WQhJngten oo,o, ELI ZABTH -S.LEE (20 C:= NOTARY PAGE STATE OF WASHINGTON } }an County of 17ng ) I hereby certify that I knew or have earl=factory evidence thatElizabethS.Lee la the perBon(o)who appeared before me.and oald peroOn(o)o¢lmowledged that (he.he.they)fgned the .notrument and acknowledged =t to bo (hi0.her.their)free and Voluntary act for th uaee end purpoge= mentioned m thlo mstrument Dated 3/20/00 Notew Publ.=In end for the State of W0hmgton Chris Kolash Pnnted Name Reaidlng at Auburn My ppomtmont exp,re8 6/25/200U STATE OF WASHINGTON } }o0 County of } I hereby oort,fy that I Imow or have ,atmfactory ewden©o that m the perooe(o)who appeared before me.and emd paean(s)acknowledged that (he.ohe.they)togaed thlg =ntrument.on oath atated that outhon=ed to o;ocute the motrumont and acknowledge it an the of to be the free and voluntary oct of GMGh perry for the u=oo end purpo=eo mentioned .n thlo motrument Outed Notary Pubhe m and for the State of Waohmgten Pnnted Name Realdm9 at My oppomtment oxptre8 EXHIBIT "A" The sou:h half of the south half of the southeast quarter of the northwest quarter of the northeast quarter of Section I0,Townshap 23 North,Range 5 East,W M ,in King County,Washington, EXCEPT the west 30 feet thereof conveyed to Kzng County for road purposes,by deed recorded under Record.g Number 3261892 END OF SCHEDULE A CD % RetUrn Address: Renton Collections Inc. Po Box 272 Renton,Wa 98057 c Please pont or typemforrnatton WASHINGTON STATE RgCORDER'S Cover Sheet (RCW 65 04) Document Title(s)(or ansactons contmned thereto)(all areas apphvable to your document mast be filled m) 1 Notlce ofRecordaton 2 3 4 Reference Number(s)of Documents assigned or released: Addtlonal reference #'s on page __ofdocuraent Grantor(s)(Last name,first name,tmtzals) I Renton Collections Inc (creditor) 2 Addttonai names on page ofdocument Grantee(s)(Last name first,then first name and tmUals) I Lee,Sun W 2 Lee,Jae Additional names on page ofdocument Legal description (abbreviated e lot,block,plat or section,township,range) Addlnonal legal s on page of document Assessor's Property Tax Parcel/Account Number Parcel #413944-0430 []Assessor Tax #notyet assigned The Auditor/Recorder will rely on the mforraatton prowded on the form The staffwdl not read the document to VCrlf the accuracX or completeness of the mdexm mformatmn prowded hereto 3 \ _,'o IN THE SUPERIOR COURT OF THE STATE OF THE STATE OF WASHINGTON COUNTY OF KING RENTON COLLECTIONS,/NC Plaint{if, =vs- SUN W LEE mdavldually and, JAE LEE her husband mchvldually and the marital commumty comprised thereof, Defendant(s) ))))))))) NO 02-2-23450-0SEA NOTICE OF RECORDATION OF JUDGMENT PURSUANT TO RCW 6 12 105 PLEASE TAKE NOTICE THAT ON THE 17TH DAY OF MAY 2002 THE ABOVE-NAMED PLAINTIFF SECURED JUDGMENT IN THE TOTAL SUM OF $1541 87 AGAhNST SUN W &JAE LEE IN THE KING COUNTY DISTRICT COURT STATE OF WASHINGTON BELLEVUE DIVISION ON THE 8TH DAY OF AUGUST 2002 THE ABOVE-NAMED PLAINTIFF TRANSCRIBED SAID JUDGMENT TO THE KING COUNTY SUPERIOR COURT,STATE OF WASHINGTON,UNDER THE ABOVE-ENTITLED CAUSE NUMBER,CAUSING SAID JUDGMENT TO BECOME A JUDGMENT OF RECORD IN THE KING COUNTY SUPERIOR COURT DATED October 8,2002 @ @ ./ z' i 624 t :,'17 :""f.I ! .A i; .& / ..': i c; O '.'..-,.....viOLA URQ _,'his ..ire, horoiftor called "Grantors',and King Coonty Water District ,)90,a municipal:qor,po:rai0...of King County,Wsshlngton,heroine fter called "G'an..teo..".;.,.. WITNESS-?III Tha£said Grantor(s),for valuable consicloratlun,do{es)by these presents grant,bargain,sell,convey,and confirm unto .th,,said Granto,<ts successors,or assigns,a right-of-Way or oa-';cment forwsto-an-•seler mains with necessary appurtonancos,ovoj through, across',and upon the fol1wing described property situated in King County:,Washington,particularly dascribed as follows: That portion of th,North IS".of the SLth;30'of the East I/2 of the outh i/2 of the South 1/2 Of."the NW 124 of the NE I/of Section I0, Townsni Range $East,W.M.;lylnq Easterly of 142nd Ave.S.E. .Construction easement described as that per-on of the So the East I/2 of the South 1/2 Of the So'uth I/2 of i14 1/4 of said Section I0,lying Easterly Of 142nd AvenueS. Said-temporary construction easement shall renain in orce durin con- •and unti-I such time as the said utilities have been accepted for opera,ion and maintenance by King County water District ;o q0 b.t notlaterthanJul%"'i ccord Owner : llenry Uro12oi4 ,Yd .^ve.'i;s ;.',!g.Renton.2,I'AsliintcolL '.:':':t .L ,.•'.,: (':i ;:r,.,,t;i .;,." .L,:.,,i.,,+].... -,! •-i !-i .... .,'-. Easement.No.I0-23-5-4 •.[, ,,.,..,,.>.-• ......•,,:7 ,......t .......i "},!.•=;';i,",l;;";'t ;.I."'""l '<".....'"'........''i'".....".i. ,i"7i'.':....i:. :'.:".[:-;fti'!:':--!.;'.. .....f;'"'t ........""':.....•...............t,t ........:........,.,..,.-;."J:/.':',;i i,.',..'.!i].,i i ;"'":'" ,;;;,".;-.".1 ,';.,-".';Ilr;€i''"-:'l ,."' .:,:.:.,:.I ......l i...........;-""';..:. i-,[ ...., .That "d I have thQ rlqht .J.thou¢prior isitutlon of any ui or Pri/<t :law,a tlmes aB may:be .ecessJ,to a.or:ng,'0 'rconBii€J/".i'd.;aer 'or..Sr alr,,or makn anycnecion"hralh,i.ut incu=in:any:iai obliged:ion o lla- biity therafor;provi..hat aueh conscructlnq,ropairlng atering,o_.r!rcconst.zucting.O£sa£dtet.O€.So¢11 n h 1 bo acpll-hed they are dimOut'be'.:ordOyed:,.,hey /11 be r.p'aco,in a oo ac:mJtion 'ao they were im(:diately btore the p'r.opurty wa entered up,s:,l,y .th"Grantee.-.... a ..:.\. •The C;rantor shall rer.n the.right.to use the surface Of snid ,'ostr.en{,so Icing an said ,"does not Lintorerr with the installa- :t".iOi a::d.#.aint,.nance of thewater or Scer ',ain and st,long a.nt? :".tr:a;...];tbuilding or stzucturcs arc-erected :,n .sa4d ,a:t,ment. .:This asvment shali b@:a €ovonank ru;:ning with the lan,and 'hal)be hi.Odinq on tho .0@8or9,heirs,and assigns nf boil •[n"t,:,hereto. .:::. .,:) .J .....RING ) '-..":_-.._: S ' +t ..+:.:" lr Return Address. City Clerk's Office City ofP,.cnton 1053 S.Grady Way Rcnton WA 98055 ¢11"Y o ot//z 5 Please print or type informabon Document Title(s): ORDINANCE N0.4918;Lee Annexation (A-00-002) Reference Number(s)of Documents assigned or released:[on page of document(s)] Grantor(s)name first,then first name and iniuals) I.City of Renton 2 3.4.Q Add,fiona]names on page ofdocument Grantee(st (Last name lust,then first name and imtmls) l Lee Annexation2 3 4 13 Addllaonal nam¢on page _...ofdocurnent " LegalDescdpfion(abbated ie loock,phtorsfion,townsrangQ That portion of the Northeast quarter of Section I0,Township 23 North, Range 5 East,W.H.,in King County,Washington described as follows: Beginning at the intersection of the easterly rlght-of-way llne of Hoqulam Avenue NE (142nd Ave.SE),... 9Adduonal legal xs on page 4 ofdocument Assessor's l=ropert;€Tax Parcel/Account Number: 102305906004,102305906087... lIXAddltional legal is on page ofdocument The Auchtor/lcorder',viii rely on the reformation prodded on theform The staffl not read the document to verify the accuracy or completeness ofthe Indexing reformation provided herein €",,I CITY OF RENTON,WASHINGTON ORDINANCE NO 4918 AN ORDINANCE OF THE CITY OF RENTON,WASHINGTON ANNEXING CERTAIN TERRITORY OF THE CITY OF RENTON(LEE ANNEXATION;FILE NO A-00-002) WHEREAS,under the prowmons of RCW 35A 14 120 as amended,a petmon m wrmng requesting that certain temtory contiguous to the Cay of Renton,as described below, be annexed to the Ct'y of Renton,was presented and filed,with the Caty Clerk on or about October 19,2000,and WHEREAS,prtor to the filing and emmlatlon of petltton for annexation to the Crty ofRenton,the petitioning owners hotbed the Cay Council oftbetr mtenlaon to commence such proceedings as provided by law,as more paieularly specified m RCW 35A 14 120,and upon public hearing thereon,it having l-en determined and the penttoning owners having agreed to assume the pre-extstmg bonded indebtedness of the City of Renton as a pertains to the territory petanoned to be annexed,and to accept that portion of the Crty's Comprehemtve Plan as t pertains to the territory including the appheable Zoamg Code relating thereto,and WHEREAS,the Ifang County Department ofAssessments has examined and verified the signatures on the pentlon for annexatmn and determined the assessed valuaUon of all the properties,the same being m excess of sixty percent (60%)ofthe area to be annexed,m value, as provided by law,and the petmon also setting forth the legal description of the property according to government legal subdlvmon or plat,and the Economic Development, Neighborhoods and Strategm Planning Department of the Cay of Renton having considered and recommended the annexing ofstud property to the City oflT E 1 I,the undersigned C.ty Clerk ofthe City ofRenton,Washington,certify that this is a true and correct copy of 't..O.4€,/?',Subscribed 3 1 ----- ORDINANCE NO.4918 C:D --.at WHEREAS,the City Coundl xed April 23,2001,as the time end place for public hearing in the City Council Chambers,City Halt,Renton,Washington,upon the l'tifion and notice thereofhaving been given as provided by law;,and WHEREAS,a-am U sat aati n 1 hav lld at th ti aad the petition end.further determined that all legal requirements and procedures of the Jaw applicable to the petition method for emeatn have been met;and WHEREAS,the Co,Boun,Rm,lcw Bol having deemed the "Not of Intention"approved as ofJuly 16,2001; NOW,THEREFORE,THE CN'Y COUNCIL WASHINGTON,DO ORDAIN AS FOLLOWS: OF THE CITY OF RENTON, true and correct in all .All requirements of the law in regax'd to the annexation by petition method,iacludin8 the provisions ofRCW 35A.14.I20,130,140 and 150,have been met.It is furth determined that the petition for annexation to the City of Renton of the property being contiguous to the City limits ofthe Ci ofRenton is hereby annexed to the City of Renan,and such annexation to be on and aer the approved,passage,and publication of this Ordinance;and on and atter said date the property shall constitute apart of the City of Renton and shall be subject to aIl its laws and ordinances then and thereafter in force and effect;the property being described as follows: O ORDINANCE NO _93.1.8_ v-- cz£-.,q See Exhibit "A"attached hereto and nmd¢a part hereof as if fully set forth herein [Sa propmy,approximately 12 acres,is locmd 'eaa of Hoquim Av_.NE,north ofNE 9"St.(ffextcnded)andwcst of 144 Ave.SE (ifextendccl)] and the owncrs-lfifioncrs ofthe property shall assume the pro-existing bonded indebtedness of the City ofRcaton as prcscn'bed in RCW 35A.14.120 as it pertains to the property,and the prolrty to be subject to the City's Comprehensive plan and Zoning Code. SECTION IL This OMinanc,e shall be effective upon its passage,roval,and frcc days aRcr its publication. A c,¢rtifitcopy of this Ordinance shall be filed with the Irdag County Counml,State of Washington,and as otherwise pmvkled by law. PASSED BY THE CITY COUNCIL this 15th dayof October ,2001. APPROVED BY THE MAYOR this 15 th dayof October ,2001. Lawrence L Warren,CiAttomcy Date ofPublication:(Summary) ORD.931:9/I 2/01:me 3 w Q ORDINANCE NO.4918 EXHIBIT A LEE ANNEXATION LEGAL DON That potion of the Northeast Quarter of Section 10,Towmtup 23 North,Range 5 East,W M,m King County,Washington described as follows BEGINNING at the mtersectmn of the easterly nght-of-way line of Hoqmam Avenue NE (142nd Ave SE), and the north hne of the south half of the south half of the southeast quarter of the northwest quarter of sad northeast quarter,being a point on the City Limits of Renton as annexed by Ordinance 4819,thence easterly along said north line to an intesseon wxth the easterly line of west half ofsaid northeast qner, Thence southerly along sad east lme,to an intersection with the south line of the northeast quarter of the southwest quarter of satd northeast quarter, Thence westerly along satd south line,to an intersection with said easterly nght-of-way line of Hoqutam Avenue NE and the City Lmts ofReaton as annexed by Ordinance 4215, Thence northerly along said easterly right-of-way line of Hoqmam Avenue NE avd stud City Limits,to thePointofBegnmmg q p. a =,L-0 Lee AnnexationExhibitA ORDINANCE NO,4918 Z 44- 0 0 400 800 7.4,800 E¢"ni'Oovelopm'tNetghlx'hoods &Planning o C,Jr.oae,Admb'll.h',or0V4urml40ct.ar 200 Azexaton boLmclar7 g Rent,on c]t7 ]zzf ,! PROPERTIES WITHl[N THE LEE ANNEXATION Property Identification Number 102305906004 102305906087 102305909206 102305940102 102305909305 102305905105 4. City of Renton Development Services Division 1055 South Grady Way,Renton,WA 98055 Phone:425-430-7200 Fax:425-430-723i STATE OF WASHINGTON COUNTY OF KING DEVELOPMENT pCITy=,.P_LANNINO.hereON G DEC 2 3 2005 duly sworn on oath,deposes and says: 1.On the ..,day of information sign(s)and plastic ",I installed flyer box on the property located for the following project: Project name Owner Name ,being first public 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)v, locations in conformance with the requirement.s/of hap,Jr 7 itle Code. SUBSCRIBED AND SWORN to before me this Z'day of ,t____ Washington, =ill i A r'YT,E I,.rt,-......-N(.TAn,y PUBLIC SIA E UI-WASIiiNGION ["COMMISSION EXPIRES " ,s/were constructed and installed in 4 of Renton Municipal NOTARY PUBLIC in and for the State of residing C_'e' -7 z-z-ogMycommissionexpireson Q:\WEBWkDEVSERVWormsWlanningkpubsign.doc08/27/03 ®® Q:\WEBPWkDEVSERV'ForrnsWlanningpubsign.doc08/27/03 •,..+at++ .......""+"+"+":+I+ Printed:12-23-2005 -ITY OF RENTON 1055 S.Grady Way Renton,WA 98055 Land Use Actions RECEIPT OVE,LOPMENT PL,4..Irv oF ENf6'UvQ DEC 2 3 2005 Payment Made: Total Payment: Permit#:LUA05-166 12/23/2005 11:06 AM Receipt Number:R0506874 2,500.00 Payee:WEDGEWOOD AT RENTON,INC CurrentPayment Madetothe Followingltems: Trans Account Code Description Amount ...................................................................... 5010 000.345.81.00.0007 Environmental Review 500.00 5011 000.345.81.00.0008 Prelim/Tentative Plat 2,000.00 Payments made for this receipt Trans Method Description Amount ............................................................ Payment Check 8092 2,500.00 AccountBalances 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 O0 O0 O0 O0 O0 O0 O0 O0 O0 O0 O0 O0 O0 O0 O0 O0 O0 O0 O0 O0 O0 O0 O0 O0 O0 Remaining Balance Due:$0.00 I l I I I I I I l I I I I I I I I I l DEVELOPMENTp DEC 2 3 2OO5 GEOTECHNICAL ENGiNEERiNG STUDY WEDGEWOOD LANE DiViSiON 5 RESiDENTiAL DEVELOPMENT RENTON,WASHINGTON 1560 December 22,2005 Project No.E-11658-2 PREPARED FOR WEDGEWOOD @ RENTON,INC. 140th Avenue Northeast,Suite 100 Bellevue,Washington 98005 Earth Consultants,Inc. A Bureau Veritas Company 1805 136th Place N.E. Suite 201 Bellevue,WA 98005 (425)643-3780 Toll Free (888)739-6670 I December 22,2005 I r I 0V&#l Earth Consultants,Inc. Geotechnical Services Department Mr.Patrick Gilroy Wedgewood @ Renton,Inc. 1560 140th Avenue Northeast,Suite 100 ellevue,Washington 98005 I Project No E-11658-2 I Dear Mr.Gilroy: I Earth Consultants,Inc.(ECI)is pleased to present this geotechnical engineering study for the proposed Wedgewood Lane Division 5 Residential Development in Renton, Washington.This study presents the results of our field exploration and geotechnical engineering analyses for the proposed development.Our scope of services for producing this geotechnical engineering study was outlined in our proposal PR-11658-2,dated December 7,2005. We appreciate the opportunity to be of continued service to you.If you have questions about the content of this geotechnical engineering study,or if we can be of further assistance,please call. I Sincerely, EARTH CONSULTANTS,INC. /,. p,P sT0i o=,!.- Kristina M.Weller,PE Manager of Geotechnical Services KMW/SDD/lap Earth Consultants,Inc. A Bureau Veritas Company 1805 136th Place,N.E.,Suite 201 Bellevue,WA 98005 Scott D.Dinkelman,LEG Principal Main:(425)643-3780 Fax:(425)746-0860 l | | | | l | l l | | l | TABLE OF CONTENTS E-11658=2 PAGE INTRODUCTION ..................................................................................................................1 General ...........................................................................................................................1 Scope of Services .........................................................................................................1 Project Description .......................................................................................................2 SiTE CONDITIONS ..............................................................................................................2 Surface ...........................................................................................................................2 Subsurface......................................................................................................................2 Groundwater ...................................................................................................................3 Laboratory Testing ........................................................................................................3 DISCUSSION AND RECOMMENDATIONS ........................................................................4 General ...........................................................................................................................4 Site Preparation and General Earthwork.....................................................................4 Foundations ...................................................................................................................5 Retaining Walls ...............................,.............................................................................7 Slab-on-Grade Floors....................................................................................................7 Seismic Design Considerations ...................................................................................7 Ground Rupture .........................................................................................................8 Liquefaction ...............................................................................................................8 Ground Motion Response ..........................................................................................8 Site Drainage .................................................................................................................8 Excavations and Slopes ...............................................................................................9 Utility Trench Backfill ....................................................................................................9 Rockeries and Modular Block Walls ............................................................................10 Pavement Areas ............................................................................................................10 LIMITATIONS .......................................................................................................................11 Additional Services .......................................................................................................11 | | | i i i i ! I i i | I ! 9 ! ! i | ILLUSTRATIONS Plate 1 Plate 2 Plate 3 APPENDICES Appendix A Plate A1 Plates A2 through A8 Appendix B Plate B1 TABLE OF CONTENTS,Continued E-11658-2 Vicinity Map Test Pit Location Plan Typical Footing Subdrain Detail Field Exploration Legend Test Pit Logs Laboratory Test Results Grain Size Analyses I I I I I I I I I I I I I I I I I I I GEOTECHNICAL ENGINEERING STUDY WEDGEWOOD LANE DIVISION 5 RESIDENTIAL DEVELOPMENT RENTON,WASHINGTON E-11658-2 INTRODUCTION General This report presents geotechnical recommendations for the proposed Wedgewood Lane Division 5 residential development in Renton,Washington.The general location of the site is shown on the %/icinity Map,"Plate 1.The approximate locations of our test pits and the approximate limits of the property are illustrated on the 'q-est Pit Location Plan,"Plate 2.The scope of our services were outlined in our proposal PR-11658-2,dated December 7,2005. Scope of Services Our scope of services consisted of a review of geological and geotechnical engineering information available in our library and files,field exploration,selective laboratory testing,and appropriate engineering analyses.Our field exploration consisted of excavating seven test pits with a rubber-tired backhoe in accessible areas of the site.This report contains our conclusions and recommendations regarding the following: •Surface and subsurface soil and water conditions ®Site preparation,grading,and earthwork procedures,including stripping depth recommendations and details of structural fill placement and compaction o Suitability of existing on-site materials for use as structural fill or recommendations for imported fill materials ,,Short-term and long-term groundwater management and erosion control measures •Foundation design recommendations,including bearing capacity and lateral pressures for walls and structures °Estimates of potential total and differential settlement magnitudes o Geotechnical seismic design parameters,including evaluation of potential liquefaction hazard o Utility trench excavation and backfill recommendations ®Suggested pavement sections •Temporary and permanent slope recommendations Earth Consultants,Inc. A Bureau Veritas Company Page 1 I I I I I I I I I I I I I I I I I I I GEOTECHNICAL ENGINEERING STUDY December 22,2005 Wedgewood @ Renton,Inc. E-11658-2 Project Description We understand the site will be developed with single-family residence lots and associated infrastructure.We anticipate the residences will consist of relatively lightly loaded wood frame construction supported on conventional spread and continuous foundations.Based on experience with similar projects,anticipated wall loads for the proposed residences will be in the range of 2 to 3 kips per lineal foot and floor loads of 150 pounds per square foot (psf). Based on the existing topography,we anticipate the mass grading of the site will be relatively minimal,with most lots and access roads following the existing contours as much as possible. Cuts and fills of approximately 8 feet,or less,are anticipated throughout the residential building lots and access roadways. If the above project description is incorrect or changes,ECI should be contacted to review the recommendations in this report. SITE CONDITIONS Surface The subject property is located northeast of the intersection of 142nd Avenue Northeast/Hoquiam Avenue Northeast and Northeast 10th Street in Renton,Washington,as seen on Plate 1.The rectangular-shaped site extends approximately 632 feet in an east-west direction and 164 feet in a north-south direction.The site it bordered to the north,south,and east by existing residences,and to the west by 142nd Avenue Northeast/Hoquiam Avenue Northeast. The site topography gently descends to the east,with approximately 10 feet of overall elevation change in 632 feet.Vegetation consists primarily of evergreen and deciduous trees with a dense understory of brush,blackberry brambles,and saplings. Subsurface Subsurface conditions at the site were evaluated by excavating seven test pits across the site. Please refer to the Test Pit Logs,Plates A2 through A8,for a description of the conditions encountered at the test pit locations.Our test pit locations were governed by available site access due to the ability of the client-provided backhoe to maneuver throughout the site.We do not anticipate large changes in soil conditions throughout the site.However,areas of fill are common adjacent to residential lots.The areas not explored dudng our fieldwork should be further assessed during construction. Earth Consultants,Inc. A Bureau Veritas Company Page 2 | I I I l i I I i I i i ! I I I I I I GEOTECHNICAL ENGINEERING STUDY December 22,2005 Wedgewood @ Renton,Inc. E-11658-2 Topsoil was encountered at all our test pit locations ranging in depths up to approximately 12 inches.The topsoil was characterized by its dark brown color and organic content.Topsoil is not suitable for use as structural fill,nor should it be mixed with any soil to be used as structural fill.Any topsoil encountered under structural elements should be removed and replaced with granular structural fill. Underlying the surficial layer of topsoil,medium dense,brown silty sand with gravel (Unified Soil Classification SM)soil was encountered to depths of approximately 2.5 feet to 4 feet below existing grade.Underlying the brown silty sand soils,dense silty sand with gravel (SM), glacial till soils,were encountered.Isolated layers of loose to medium dense,poorly graded sand with silt (SP-SM)were encountered at several locations. Review of the geologic map for King County identifies glacial till (Qvt)deposits throughout the site and surrounding areas.Our review of the King County Soil Survey indicates Alderwood Series (AgB)glacial till soils undedie the site.These soils are designated a Hydrologic Soil Group C.The native soils observed at the test pit locations were generally consistent with glacial till soil deposits. Groundwater Light to moderate,perched groundwater seepage was observed in two of our test pits at approximately 4 to 5 feet below existing grade.The contractor should be made aware that groundwater seepage levels and the rate of seepage are not static.Fluctuations in seepage level and rates can be expected depending on the season,amount of rainfall,surface water runoff,and other factors.Generally,the level and rate of seepage is higher in the wetter, winter months (typically October through May). Laboratory Testing The results of laboratory tests performed on specific samples are provided in Appendix B or at the appropriate sample depth on the test pit logs.It is important to note that these test results may not accurately represent the overall in-situ soil conditions.Our geotechnical recommendations are based on our interpretation of these test results.ECI cannot be responsible for the interpretation of these data by others. Earth Consultants,Inc. A Bureau Veritas Company Page 3 I I I I I I I I I I I I I I I I I I I GEOTECHNICAL ENGINEERING STUDY December 22,2005 Wedgewood @ Renton,Inc. E-11658-2 DISCUSSION AND RECOMMENDATIONS General Based on the subsurface conditions observed at the test pit locations,development of the site with a single-family residential development is feasible from a geotechnical engineering standpoint.The proposed single-family residences may be supported on conventional spread and continuous footings bearing on the medium dense to dense native silty sand with gravel, or granular structural fill used to modify existing grades.Based on test pit data,we anticipate native soils suitable for foundation support will be encountered at approximately 3 to 4 feet below existing grade throughout the site. Due to the moisture sensitive nature of the on-site soils and the potential for groundwater seepage entering excavations,measures to protect exposed subgrade surfaces will likely be necessary.Earthwork recommendations and compaction specifications are presented in the "Site Preparation and General Earthwork"section of this report. This report has been prepared for the exclusive use of Wedgewood @ Renton,Inc.and their representatives.This study was prepared for specific application to this project only and in a manner consistent with that level of care and skill ordinarily exercised by other members of the profession currently practicing under similar conditions in this area.No other warranty, expressed or implied,is made.We recommend that this geotechnical engineering study,in its entirety,be included in the project contract documents for the information of the contractor. Site Preparation and General Earthwork Based on our current understanding of the planned development,site earthwork will consist of cuts and fills on the order of 8 feet or less in the building lot and access roadways.Erosion control measures during site grading should consist of silt fencing along the site perimeter and mulching of the exposed earth surfaces,as necessary. The proposed construction areas should be stripped and cleared of existing structures, pavements,and other deleterious materials.Based on the thickness of the topsoil and vegetation cover encountered at our exploration locations,we anticipate a typical stripping depth of 6 inches with localized depths of up to 12 inches.The actual stripping depth should be based on field observation at the time of construction. In no case should the stripped materials be used as structural fill or mixed with material to be used as structural fill.The stripped materials may be "wasted"on site in non-structural landscaping areas,or they may be exported. Existing utility pipes to be abandoned should be plugged or removed so that they do not provide a conduit for water and cause soil saturation and stability problems. Earth Consultants,Inc. A Bureau Veritas Company Page 4 I I I I I I I I I I I I I I I I I I I GEOTECHNICAL ENGINEERING STUDY December 22,2005 Wedgewood @ Renton,Inc. E-11658-2 The ground surface where structural fill or foundations are to be placed should be observed by a representative of ECI.Building and pavement subgrade areas that are exposed to extended periods of precipitation will likely become unstable.If the subgrade soil in the proposed foundation and pavement areas becomes saturated and unstable,overexcavation of the unstable soil and replacement with a granular structural fill will be necessary. In our opinion,the native silty sand with gravel soils can be considered for use as structural fill provided the soil is placed during dry weather conditions and provided the moisture content of the soil is at or near the optimum moisture content at the time of placement.Aeration and moisture conditioning of the soils may be necessary.The native silty sand with gravel and poody graded sand with silt was in a moist to wet condition at the time of our field exploration. The native soils are moisture sensitive,and may degrade rapidly if exposed to excessive moisture. Successful use of the native soils as structural fill may require moisture conditioning and aeration of the soils prior to placement.Soil stockpiles should be covered with plastic sheeting during wet weather conditions.The entire stockpile down to the toe of the pile should be covered with the plastic sheeting. Imported soil intended for use as structural fill should consist of a granular soil with a moisture content that is at or near optimum and having a maximum aggregate size of 4 inches.Soils for use in wet weather should have no more than 5 percent fines passing the No.200 sieve. During periods of extended dry weather conditions,use of a granular soil with less than 30 percent fines can be considered.Samples of imported soil should be submitted to ECI for sieve analysis testing. Structural fill is defined as compacted fill placed under foundations,roadways,slabs, pavements,or other load-bearing areas.Structural fill under slabs and footings should be placed in horizontal lifts not exceeding 12 inches in loose thickness and compacted to a minimum of 95 percent of its laboratory maximum dry density determined in accordance with ASTM Test Designation D-1557 (Modified Proctor).The fill materials should be placed at or near the optimum moisture content. Foundations In our opinion,the proposed residential structures may be supported on conventional spread and continuous footings bearing on medium dense to dense native silty sand with gravel or granular structural fill.As previously mentioned,we estimate competent native soils suitable for support of foundations should be encountered at depths of 3 to 4 feet below existing site grades. Earth Consultants,Inc. A Bureau Veritas Company Page 5 ! I l I I ,I I I I I I I I I I I ,I I I GEOTECHNICAL ENGINEERING STUDY December 22,2005 Wedgewood @ Renton,Inc. E-11658-2 For foundations bearing on the medium dense to dense native silty sand with gravel or granular structural fill,an allowable soil bearing capacity of 2000 psf should be used to design the foundations.This allowable soil bearing capacity has a factor-of-safety in excess of 3.0 against shear failure,provided the foundations are placed on competent native soils or granular structural fill.A one-third increase in the above allowable soil bearing capacity can be assumed for short-term wind and seismic loading conditions.Continuous and individual spread footings should have minimum widths in accordance with local building codes. If loose or unstable soil conditions are encountered at the footing subgrade elevation,the soil should be overexcavated and replaced with granular structural fill.The width of the overexcavation should extend a minimum of 12 inches beyond each edge of the foundation. As previously discussed,care will need to be taken to protect and preserve exposed subgrade surfaces to limit the amount of disturbance to the subgrade and to limit the need for overexcavation. Exterior foundations elements should be placed at a minimum depth of 18 inches below final exterior grade.Interior spread foundations can be placed at a minimum depth of 12 inches below the top of slab,except in unheated areas,where interior foundation elements should be founded at a minimum depth of 18 inches. Provided the foundations are placed in accordance with the recommendations contained in this report,we estimate total settlement of approximately 1 inch and differential settlement of approximately 0.5 inch.Most of the anticipated settlements should occur during construction as dead loads are applied. Lateral loads can be resisted by friction between the base of the foundation and the supporting soil and by passive soil pressure acting on the face of the buried portion of the foundation. Resistance to lateral loads from passive earth pressures should be calculated using an equivalent fluid with a unit weight of 350 pounds per cubic foot (pcf).To achieve adequate passive resistance,the foundations must be backfilled with structural fill.As an altemative,the foundations can be poured neat against the undisturbed native soil.For frictional capacity,a coefficient of 0.35 should be used for foundations bearing on competent native soils or granular structural fill.These lateral resistance values are allowable values;a factor-of-safety of 1.5 has been included. Footing excavations should be observed by a representative of ECI prior to placing the formwork and rebar.ECI should also perform compaction testing of structural fill and observe areas where overexcavation is required to remove loose or unstable soils. Earth Consultants,Inc. A Bureau Veritas Company Page 6 I I I I I ,I I l I I I I I I I I I I I GEOTECHNICAL ENGINEERING STUDY December 22,2005 Wedgewood @ Renton,Inc.E-11658-2 Retaining Walls Retaining walls should be designed to resist lateral earth pressures from the retained soils and any surcharge loading.Walls that are unrestrained and free to move at the top should be designed using an equivalent fluid with a unit weight of 35 pcf.The earth pressure imparted on restrained walls should be calculated using an equivalent fluid with a unit weight of 50 pcf.The above equivalent fluid values assume surcharges due to traffic,sloping backfill,adjacent foundations,construction loads,or any other Ioadings will not apply.If surcharges are to apply, they should be added to the above design lateral pressures.Where drainage behind retaining walls cannot be accomplished,hydrostatic pressures should be added to the design wall pressures,where appropriate. To reduce the potential for build up of hydrostatic pressure behind walls,retaining walls should be backfilled with a free-draining material,such as pea gravel or washed rock,extending at least 18 inches behind the wall.The remainder of the backfill should consist of structural fill.A rigid,schedule 40,4-inch diameter,perforated PVC or SDR 35 drainpipe should be placed at the base of the wall and should be surrounded by a minimum of 1 cubic foot per lineal foot with pea gravel or washed rock.The pipe should be placed with the perforations in the down position. Slab-on-Grade Floors Slab-on-grade floors may be supported on competent native soils or granular structural fill. Loose or unstable subgrade soils should be stabilized prior to construction of the slab.Fill areas will be particularly susceptible to disturbance during wet weather conditions. Slab-on-grade floors should be provided with a minimum of 4 inches of free-draining sand or gravel.In areas where slab moisture is undesirable,a vapor barrier,such as a 6-mil plastic membrane,should be placed beneath the slab. Seismic Design Considerations Earthquakes occur in the Puget Lowland with regularity;however,the majority of these events are of such low magnitude they are not felt without instruments.Large earthquakes do occur, as indicated by the 1949,7.2 magnitude earthquake in the Olympia area and the 1965,6.5 magnitude earthquake in the Midway area and the 2001,6.8 magnitude earthquake in the Nisqually area. There are four potential geologic hazards associated with a strong motion seismic event at this site:ground rupture,liquefaction,and ground motion response. Earth Consultants,Inc. A Bureau Veritas Company Page 7 I I I I I I I I I I I I I I I I I I GEOTECHNICAL ENGINEERING STUDY December 22,2005 Wedgewood @ Renton,Inc. E-11658-2 Ground Rupture The strongest earthquakes in the Puget Lowland are widespread,subcrustal events,ranging in depth from 30 to 55 miles.Surface faulting from these deep events has not been documented to date.Therefore,it is our opinion,that the risk of ground rupture at this site during a strong motion seismic event is negligible. .Liquefaction Liquefaction is a phenomenon in which soils lose all shear strength for short periods of time during an earthquake.Groundshaking of sufficient duration results in the loss of grain-to-grain contact and rapid increase in pore water pressure,causing the soil to behave as a fluid.To have a potential for liquefaction,a soil must be cohesionless with a grain size distribution of a specified range (generally sand and silt);it must be loose;it must be below the groundwater table;and it must be subject to sufficient magnitude and duration of groundshaking.The effects of liquefaction may be large total and/or differential settlement for structures founded in the liquefying soils. In our opinion,the liquefaction potential at this site is very low.This conclusion is based on the presence of medium dense to dense soil within several feet of existing grade throughout most of the site and the lack of a shallow groundwater table. Ground Motion Response The 2003 International Building Code (IBC)regulations contain a static force procedure and a dynamic force procedure for design-base shear calculations.Based on the encountered soil conditions,it is our opinion Site Class C,"Very Dense Soil and Soft Rock,"as defined in Table 1615.1.1 of the IBC,should be used to characterize the site soils. Site Drainage During construction,surface water runoff must not be allowed to stand in construction areas. Interceptor trenches should be established,as necessary,along the perimeter of the building site to intercept surface water runoff or groundwater before it enters the construction area. During construction,loose soil surfaces should be compacted to reduce the potential for moisture infiltration. The presence of groundwater seepage should be expected in site excavations that advance approximately 2 feet below existing grades.The rate of groundwater seepage could be moderate to heavy at some locations.Due to the nature of the dense glacial till soils observed at the test pit locations,we do not anticipate the presence of groundwater seepage will create significant stability problems in site excavations.However,the use of sumps during construction may be necessary,depending on the rate of groundwater seepage entering the excavation. Earth Consultants,Inc. A Bureau Veritas Company Page 8 i I I I ! i i i I I i i i I I I i I GEOTECHNICAL ENGINEERING STUDY December 22,2005 Wedgewood @ Renton,Inc.E-11658-2 Finish grades around the buildings must be sloped such that surface water is directed away from the buildings.The ground should be sloped at a gradient of 3 percent for a distance of at least 10 feet away from the residences. Footing drains should be installed around the perimeter foundations to intercept groundwater seepage,as shown on the '3-ypical Footing Subdrain Detail,"Plate 3.Under no circumstances should roof downspout drain lines be connected to the footing or foundation wall drain systems.All roof downspouts must be separately tightlined to the site stormwater system. Excavations and Slopes The following information is provided solely as a service to our client.Under no circumstances should this information be interpreted to mean that ECI is assuming responsibility for construction site safety or the contractor's activities;such responsibility is not being implied andshouldnotbeinferred. In no case should excavation slopes be greater than the limits specified in local,state (WISHA),and federal (OSHA)safety regulations.Based on the information obtained from our field exploration,the upper deposits of medium dense,silty sand with gravel that extends to a depth of approximately 4 feet below existing site grades and the poorly graded sand with silt soil would be classified as Type C soils by OSHA.Temporary cuts in Type C soils should be sloped at an inclination no steeper than 1.5H:IV (Horizontal:Vertical).The unweathered glacial till observed below a depth of approximately 4 feet would be classified as Type A and Type B soils by OSHA.Temporary slopes constructed in Type A and Type B soils should be inclined no steeper than 0.75H:1V and 1H:IV,respectively.ECI should observe the excavations to assess soil and groundwater conditions and to verify the OSHA soil type. Permanent cut and fill slopes should be inclined no steeper than 2H:IV.Cut slopes should be observed by ECI dudng excavation to verify that conditions are as anticipated.Supplementary recommendations can then be developed,if needed,to improve stability,including flattening of slopes or installation of surface or subsurface drains.In any case,water should not be allowed to flow uncontrolled over the top of slopes. Permanently exposed slopes should be seeded with an appropriate species of vegetation to reduce erosion and improve stability of the surficial layer of soil. Utility Trench Backfill Based on the soil conditions encountered at the time of our exploration,the native soils should provide adequate support for utilities.If remedial measures are necessary to provide adequate support for utilities,the unsuitable soils should be overexcavated and replaced with a suitable structural fill material. Earth Consultants,Inc. A Bureau Veritas Company Page 9 I I I I I I I I I I, i I I I I I I I I GEOTECHNICAL ENGINEERING STUDY December 22,2005 Wedgewood @ Renton,Inc. E-11658-2 In our opinion,the native silty sand with gravel soils can be considered for use as backfill for the utility trenches provided the soil moisture content is at or near its optimum level.As previously mentioned,the native soils were generally moist to wet and had moisture contents that were near or above optimum levels.Moisture conditioning of these soils may be necessary prior to use as structural fill in the utility trenches. Due to the moisture sensitive nature of the native silty sand with gravel soils,placement and compaction of the soil will need to be performed during dry weather conditions.To protect the soils from wet weather conditions,soil stockpiles should be covered with plastic sheeting.The plastic sheeting should cover the entire stockpile. Due to the moisture sensitive nature of the native silty sand with gravel soils,the upper 12 inches of the trench backfill in building and pavement areas may become disturbed if exposed to wet weather conditions and construction traffic.Construction traffic should be kept to a minimum along utility trench alignments where backfilling and compaction have been completed.As an alternative,free-draining gravel can be used to backfill the upper 12 inches of the trench excavations to provide a wearing surface,and to help protect the underlying moisture sensitive backfill.Use of free draining backfill along the upper 12 inches of the trench excavation would likely only be necessary if construction is performed dudng the wet season. Utility trench backfill is a primary concern in reducing the potential for settlement in pavement areas.It is important that the utilities be adequately supported in the bedding material.The material should be hand tamped to ensure support is provided around the haunches of these structures.Fill should be carefully placed and tamped to about 12 inches above the crown of the pipe before heavy compaction equipment is brought into use.The remainder of the backfill should be placed in lifts having a loose thickness of less than 12 inches. Pavement Areas The adequacy of site pavements is related in part to the condition of the underlying subgrade. To provide a properly prepared subgrade for pavements,the subgrade should be in a firm and unyielding condition when subjected to proofrolling with a loaded dump truck under the observation of an ECI representative.Structural fill in pavement areas should be prepared as described in the "Site Preparation and General Earthwork"section of this report.This means the pavement subgrade should be compacted to at least 95 percent of the maximum dry density in structural fill areas.It is possible that some localized areas of soft,wet,or unstable subgrade may exist after the pavement subgrade is prepared.Overexcavation and a greater thickness of structural fill or crushed rock may be needed to stabilize these localized areas. Earth Consultants,Inc. A Bureau Veritas Company Page 10 I I I I I I I I I I I I I I I I I I I GEOTECHNICAL ENGINEERING STUDY December 22,2005 Wedgewood @ Renton,Inc. E-11658-2 Assuming a properly prepared subgrade that is in a firm and unyielding condition when subjected to proofrolling,either of the following pavement sections is suggested for the site roadways: e 2 inches of asphalt concrete (AC)over 4 inches of crushed rock base (CRB)material o 2 inches of AC over 3 inches of asphalt treated base (ATB)material King County minimum pavement sections for neighborhood roadways are: ®2 inches of AC over 6.5 inches of CRB ®2 inches of AC over 4 inches of ATB AC,ATB,and CRB materials should conform to WSDOT specifications.All reck bases should be compacted to at least 95 percent of the maximum dry density. LIMITATIONS Our recommendations and conclusions are based on the site materials observed,selective laboratory testing and engineering analyses,the design information provided to us,and our experience and engineering judgment.The conclusions and recommendations are professional opinions derived in a manner consistent with that level of care and skill ordinarily exercised by other members of the profession currently practicing under similar conditions in this area.No warranty is expressed or implied. The recommendations submitted in this report are based upon the data obtained from the test pits.Soil and groundwater conditions between exploration sites may vary from those encountered.The nature and extent of variations between our exploratory locations may not become evident until construction.If variations do appear,ECI should be requested to reevaluate the recommendations of this report and be allowed to modify or verify our recommendations in writing prior to proceeding with the construction. Additional Services We recommend that ECI be retained to perform a general review of the final design and specifications to verify that the earthwork and foundation recommendations have been propedy interpreted and implemented in the design and in the construction specifications. We also recommend that ECI be retained to provide geotechnical services during construction. This is to observe compliance with the design concepts,specifications or recommendations and to allow design changes in the event subsurface conditions differ from those anticipated prior to the start of construction. Earth Consultants,Inc. A Bureau Veritas Company Page 11 Reference: King County Map 626 By Thomas Brothers Maps Dated 2005 )k NORTH VICINITY MAP WEDGEWOOD LANE DIVISION 5 HOQUIAM AVENUE NE &NE 10TH STREET RENTON,WASHINGTON Earth Consultants,Inc. A Bureau Veritas Cotnpanl DRWN.DNM CHKD.KMW DATE 12/20/05 PROJ.NO.11658-2 PLATE 1 LEGEND TP-I--II--Approximate location of ECI test pit,Proj.No.E-11658-2,December 2005 AI REFERENCE:ROTH HILL ENGINEERING PARTNERS,LLC,6/21/02 NORTH0 50 SCALE IN FEET !BTUSRiE/A!US Earth Consultants,Inc. A Bureau Veritas Corrlparly I TEST PIT LOCATION PLAN "J WEDGEWOOD LANE DIVISION 5IHOQUlAMAVENUENE&NE 10TH STREET l RENTON,WASHINGTON lDRWN.DNM -CHKD.KMW DATE 12/20/05 PROJ.NO.11658-2 PLATE 2 4 INCH MIN.DIAMETER PERFORATED "1-(3z O0 2 INCH MIN. 4 INCH MAX.INCH MIN.I 2 INCH MIN. t i 1 © LEGEND Surface seal;native soil or other low permeability material Washed rock or pea gravel Drain pipe;perforated or slotted rigid Schedule 40 PVC or SDR 35 pipe laid with perforations or slots facing down;tight jointed;with a positive gradient.Do not use flexible corrugated plastic pipe. Do not tie building downspout drains into footing lines. SCHEMATIC ONLY -NOT TO SCALE NOT A CONSTRUCTION DRAWING Earth Consultants,Inc. A Bureau Veritcts Company TYPICAL FOOTING SUBDRAIN DETAIL WEDGEWOOD LANE DIVISION 5 HOQUIAM AVENUE NE &NE 10TH STREET RENTON,WASHINGTON DRWN.DNM CHKD.KMW PROJ.NO.11658-2 DATE 12/20/05 PLATE 3 i ! IMPORTANT INFORMATION ABOUT YOUR GEOTECHNiCAL ENGINEERING REPORT I I I I I i i I I I I I I I I I I More construction problems are caused by site subsur- face conditions than any other factor.As troublesome as subsurface problems can be,their frequency and extent have been lessened considerably in recent years,due in large measure to programs and publications of ASFE/ The Association of Engineering Firms Practicing in the Geosciences. The following suggestions and observations are offered to help you reduce the geotechnical-related delays, cost-overruns and other costly headaches that can occur during a construction project. A GEOTECHNICAL ENGINEERING REPORT IS BASED ON A UNIQUE SET OF PROJECT-SPECIFIC FACTORS A geotechnical engineering report is based on a subsur- face exploration plan designed to incorporate a unique set of project-specific factors:These typically include: the general nature of the structure involved,its size and configuration:the location of the structure on the site and its orientation;physical concomitants such as access roads,parking lots,and underground utilities, and the level of additional risk which the client assumed by virtue of limitations imposed upon the exploratory program.To help avoid costly problems,consult the geotechnical engineer to determine how any factors which change subsequent to the date of the report may affect its recommendations. Unless your consulting geotechnical engineer indicates otherwise,your geotechnical engineering report should not be used: o When the nature of the proposed structure is changed,for example,if an office building will be erected instead of a parking garage,or if a refriger- ated warehouse will be built instead of an unre- frigerated one; o when the size or configuration of the proposed structure is altered; •when the location or orientation of the proposed structure is modified; o when there is a change of ownership,or •for application to an adjacent site. Geotechnical engineers cannot accept responsibility for problems which may develop if they are not consulted after factors consid- ered in their report's development have changed. MOST GEOTECHNICAL "FINDINGS" ARE PROFESSIONAL ESTIMATES Site exploration identifies actual subsurface conditions only at those points where samples are taken,when they are taken.Data derived through sampling and sub- sequent laboratory testing are extrapolated by geo- technical engineers who then render an opinion about overall subsurface conditions,their likely reaction to proposed construction activity,and appropriate founda- tion design.Even under optimal circumstances actual conditions may differ from those inferred to exist, because no geotechnical engineer,no matter how qualified,and no subsurface exploration program,no matter how comprehensive,can reveal what is hidden by earth,rock and time.The actual interface between mate- rials may be far more gradual or abrupt than a report indicates.Actual conditions in areas not sampled may differ from predictions.Nothing can be done to prevent the unanticipated,but steps can be taken to help minimize their impact.For this reason,most experienced owners retain their geotechnical consultants (hrough the constructionstage,to iden- tify variances,conduct additional tests which may be needed,and to recommend solutions to problems encountered on site. SUBSURFACE CONDITIONS CAN CHANGE Subsurface conditions may be modified by constantly- changing natural forces.Because a geotechnical engi- neering report is based on conditions which existed at the time of subsurface exploration,construction decisions should not be based on a geotechnical engineering report whose adequacy may have been affected by time.Speak with the geo- technical consultant to learn if additional tests are advisable before construction starts. Construction operations at or adjacent to the site and natural events such as floods,earthquakes or ground- water fluctuations may also affect subsurface conditions and.thus,the continuing adequacy of a geotechnical report.The geotechnical engineer should be kept apprised of any such events,and should be consulted to determine if additional tests are necessary GEOTECHNICAL SERVICES ARE PERFORMED FOR SPECIFIC PURPOSES AND PERSONS Geotechnical engineers'reports are prepared to meet the specific need of specific individuals.A report pre- pared for a consulting civil engineer may not be ade- quate for a construction contractor,or even some other consulting civil engineer.Unless indicated otherwise, this report was prepared expressly for the dient involved and expressly for purposes indicated by the client.Use by any other persons for any purpose,or by the client for a different purpose,may result in problems.No indi- vidual other than the client should apply this report for its intended purpose without first conferring with the geotechnical engineer.No person should apply this report for any purpose other than that originally contemplated without first conferring with the geotechnical engineer. A GEOTECHNICAL ENGINEERING REPORT iS SUBJECT TO MISINTERPRETATION Costly problems can occur when other design profes- sionals develop their plans based on misinterpretations of a geotechnical engineering report.To help avoid these problems,the geotechnical engineer should be retained to work with other appropriate design profes- sionals to explain relevant geotechnical findings and to review the adequacy of their plans and specifications relative to geotechnical issues. BORING LOGS SHOULD NOT BE SEPARATED FROM THE ENGINEERING REPORT Final boring logs are developed by geotechnical engi- neers based upon their interpretation of field logs (assembled by site personnel)and laboratory evaluation of field samples.Only final boring logs customarily are induded in geotechnical engineering reports.These logs should not under any circumstances be redrawn for inclusion in architectural or other design drawings,because drafters may commit errors or omissions in the transfer process. Although photographic reproduction eliminates this problem,it does nothing to minimize the possibility of contractors misinterpreting the logs during bid prepara- tion.When this occurs,delays,disputes and unantici- pated costs are the all-too-frequent result. To minimize the likelihood of boring log misinterpreta- tion,give contractors ready access to the complete geotechnical engineering report prepared or authorized for their use. Those who do not provide such access may proceed un- der the mistaken impression that simply disclaiming re- sponsibility for the accuracy of subsurface information always insulates them from attendant liability.Providing the best available information to contractors helps pre- vent costly construction problems and the adversarial attitudes which aggravate them to disproportionate scale. READ RESPONSIBILITY CLAUSES CLOSELY Because geotechnical engineering is based extensively on judgment and opinion,it is far less exact than other design disciplines.This situation has resulted in wholly unwarranted claims being lodged against geotechnical consultants.To help prevent this problem,geotechnical engineers have developed model dauses for use in writ- ten transmittals.These are not exculpatory clauses designed to foist geotechnical engineers'liabilities onto someone else.Rather,they are definitive dauses which identify where geotechnical engineers'responsibilities begin and end.Their use helps all parties involved rec- ognize their individual responsibilities and take appro- priate action.Some of these definitive clauses are likely to appear in your geotechnical engineering report,and you are encouraged to read them dose!y.Your geo- technical engineer will be pleased to give full and frank answers to your questions. OTHER STEPS YOU CAN TAKE TO REDUCE RISK Your consulting geotechnical engineer will be pleased to discuss other techniques which can be employed to mit- igate risk.In addition,ASFE has developed a variety of materials which may be beneficial.Contact ASFE for a complimentary copy of its publications directory. Published by m 'rH'oF ENImmNG ramsPRACTICINGIN11"11::GEOSCIENCES 8811 Colesville Road/Suite G 106/Silver Spring,Maryland 20910/(301)565-2733 07/3M ! i I I I I I I i I | i i I I I ! I ! A P P E N D 1 X A I I I I I I I I I I I I I I I I I I APPENDIX A FIELD EXPLORATION E-11658-2 Our field exploration was performed on December 17,2005.Subsurface conditions at the site were explored by excavating seven test pits throughout the accessible areas of the site. The approximate test pit locations were determined from existing landmarks presented on available plans.The locations of the test pits should be considered accurate only to the degree implied by the method used.These approximate locations are shown on Plate 2. The field exploration was continuously monitored by a geologist from our office,who classified the soils encountered and maintained a log of each test pit,obtained representative samples,measured groundwater levels,and observed pertinent sitefeatures. All samples were visually classified in accordance with the Unified Soil Classification System that is presented on the "Legend,"Plate A1.Logs of the test pits are presented in Appendix A,Plates A2 through A8.The final logs represent our interpretations of the field logs and the results of the laboratory tests of field samples.The stratification lines on the logs represent the approximate boundaries between soil types.In actuality,the transitions may be more gradual. I MAJOR DIVISIONS Coarse-grained soils More than 50% material larger than No.200 sieve size Fine-grained soils More than 50% material smaller than No.200 sieve size Gravel and gravelly soils More than 50% coarse fraction retained on No.4 Sieve Sand and sandy soils More than 50% coarse fraction passing No.4 Sieve Clean gravels (little or no fines) Gravels with fines (appreciable amount of fines) Clean sand (little or no fines) Sands with fines (appreciable amount of fines) Silts Liquid limit and clays less than 50 Silts Liquid limit and clays greater than 50 GRAPH LE-I-rER SYMBOL SYMBOL Oo €o Oo C'o0000,°0o0o0o0 Highly organic soils TYPICAL DESCRIPTION Well-graded gravels,gravel-sand mixtures, little or no fines Poorly-graded gravels,gravel-sand mixtures,little or no fines Silty gravels,gravel-sand-silt mixtures Clayey gravels,gravel-sand-clay mixtures Well-graded sands,gravelly sands,little or no fines Poorly-graded sands,gravelly sands,little or no fines Silty sands,sand-silt mixtures Clayey sands,sand-clay mixtures Inorganic silts and very fine sands,rock flour, silty-clayey fine sands,clayey silts with slight plasticity Inorganic clays of low to medium plasticity,gravelly clays,sandy clays,silty clays,lean clays Organic silts and organic silty clays of low plasticity Inorganic silts,micaceous or diatomaceous fine sand or silty soils Inorganic clays of high plasticity,fat clays Organic clays of medium to high plasticity, organic silts Peat,humus,swamp soils with high organic contents I I I I I v Topsoil """J Humus and duff layer qJ k Fill ,Highly variable constituents The discussion in the text of this report is necessary for a proper understanding of the nature of the material presented in the attached logs.Dual symbols are used to indicate borderline soil classification. C TORVANE READING,tsf -]-- qu PENETROMETER READING,tsf W MOISTURE,%dry weight -H- P SAMPLER PUSHED ._EL_ /*SAMPLE NOT RECOVERED , pcf DRY DENSITY,lb.per cubic ft.m LL LIQUID LIMIT,% PI PLASTIC INDEX 2"O.D.SPLIT SPOON SAMPLER 2.4"I.D.RING OR SHELBY TUBE SAMPLER WATER OBSERVATION WELL DEPTH OF ENCOUNTERED GROUNDWATER DURING EXCAVATION I I,1 Earth Consultants,Inc. A Bureau Veritas Company I SUBSEQUENT GROUNDWATER LEVEL WITH DATE LEGEND -A1iBUREAU-v E{R IT*A S I Test Pit Log I I I I I I I I I I I I I I I I I I Project Name: Wedgewood Lane Division 5 Sheet 1 of 1 Job No.Logged by:Date: 11658-2 SG 12/17/05 Test Pit No.: TP-1 Excavation Contractor:Approx.Ground Surface Elevation: Northward 472' Notes: °,°8GeneralWo_-" Notes (%)E ¢n u) ML 4 i:!:!:!::P +:+.:ii 5 -- ::ii:!:i .....;i!i;ii 6 --+:+: +::+:i!ii :: :!:::-: :.:,:.y:;!i i !ii?ilililil 8 --......iiiiiiiiiii:ii i 9........ 10 SP-SM SM Surface Conditions:Depth of topsoil and sod 5" Dark brown SILT with gravel,loose to medium dense,moist Gray poorly graded SAND with silt,dense,moist to wet -scattered gravel -moderate seepage at 5' Tan-brown silty SAND with gravel,dense,moist -some iron oxide staining Test pit terminated at 10'below existing grade.Groundwaterseepageencounteredat5'during excavation. Earth Consultants,Inc. A Bum,u Vo-sIIuIRiEIA!UVERITAS Proj.No.11658-2 Dwn.DNM Date 12/22/05 Test Pit Log Wedgewood Lane Division 5 Renton,Washington Checked KMW Date 12/22/05 Plate A2 Subsurface conditions depicted represent our observations at lhe time and location of this exploratory hole,modified by engineering tests,analysisandjudgment.They are not necessarily representative of other times and locations.We cannot accept responsibility for the use or nterpretation byothersofinformationpresentedonthislog. i Test Pit Log Project Name:Sheet of Wedgewood Lane Division 5 1 1 Job No.Logged by:Date:Test Pit No.: 11658-2 SG 12/17/05 TP-2 Excavation Contractor:.Approx.Ground Surface Elevation: Northward 472' Notes: I I I I ,I I I I I I I I I I I I I I 0 @ mGeneralWE->, Notes (%)d E u) :!!i :i :i:}il]:ii }: :::::::::.ii !i:i!i!i!1 2 2 :::::::!::::!:i: :::::::::::ii;!i i!i i!!i::2 --:::::::::.::;::: .i ::i:::.::i 3 --!i !!i!i ii::!i ::;:::,.:.::.:..,:,:.:::i Surface Conditions:Depth of topsoil and sod 6" Dark brown silty SAND with gravel,dense,moist Pea gravel bedding and high seepage at 4';abandoned test pit Test pit terminated at 4'below existing grade.Groundwaterseepageencounteredat4'during excavation. Earth Consultants,Inc.A B Ve/tBUIRIEtA]UI'i/E.R,I,T.#,S: Proj.No.11658-2 Dwn.DNM Date 12/22105 Test Pit Log Wedgewood Lane Division 5 Renton,Washington Checked KMW Date 12/22/05 Plate A3 Subsurface conditions depicted represent our observations at the time and location of this exploratory hole,modified by engineering tests,analysisandjudgment.They are not necessarily representative of other times and locations.We cannotaccept responsibility for the use or interpretation byothersofinformationpresentedonthislog. I Test Pit Log I I I I I I I I I I I I I I I I I I Project Name: Wedgewood Lane Division 5 Sheet of i 1 Job No. 11658-2 Logged by: SG Date:Test Pit No.: 12/17/05 TP-3 Excavation Contractor:.Approx.Ground Surface Elevation: Northward 472' Notes: General W Zo.. Notes (%)(3 E o ML 28.9 15.0 2 i ::::::::::::::, i::ii ii ::i ::::4 -- .........5--':i ::iil iii:.ii ii i::::i i::i i iiii i::!:6 -- :;::i !i :i ii ::7-:.:::::::........ i 8 ........ L :.:.:.L 9 SM Surface Conditions:Depth of topsoil and sod 6" Dark brown SILT with gravel,medium dense,moist -scattered organics Gray silty SAND with gravel,dense,moist to wet -iron oxide staining -cobbles,becomes very dense Test pit terminated at 9'below existing grade.No groundwaterencounteredduringexcavation. KStUIR!EfATUEm Earth Consultants,Inc. A Bur Ver Carp. Proj.No.11658-2 Dwn.DNM Date 12/22/05 Test Pit Log Wedgewood Lane Division 5 Renton,Washington Checked KMW Date 12/22/05 Plate A4 Subsurface conditions depicted represent our observations at the time and location of this exploratory hole,mod fled by engineering tests,analysisandjudgment.They are not necessarily representative of other times and locations.We cannot accept responsib ty for the use or interpretation byothersofinformationpresentedonthislog. !Test Pit Log ! ! Project Name: Wedgewood Lane Division 5 Job No.Logged by: 11658-2 SG Excavation Contractor: Northward Notes: Date:Test Pit No.: 12/17/05 TP-4 Sheet of 1 1 Approx.Ground Surface Elevation: 471' ! i ! I I li ! 6 I | ! i i i ! General W i °i "i Notes (%)(9 E co :.:.:.:.: ............-...................iiiiiiii!ii ::::::::::::.............................,..,,.!ii!iiiiiii"iiiiiiiiiiiilliiiiii!ii:iii!::]ii i:i ii....,.......,iiiiiiiiii:],,..::.:::: :.:::ii .!:i :i::::::::,..........,=, ..................::::L :4 <.:,,.::.,......iiJii iiii::::k ::} ::2:2 >2 >2 >2 1 -- 2-- 3-- 4-- 5-- 6-- 7-- J__ 8 00 SM Surface Conditions:Depth of topsoil and sod 6" Red-brown silty SAND with gravel,dense,moist -grades to gray Test pit terminated at 9'below existing grade.No groundwater encountered during excavation. @ m Earth Consultants,Inc. A Bureau Vo/tas Proj.No.11658-2 Dwn.DNM Date 12/22/05 Test Pit Log Wedgewood Lane Division 5 Renton,Washington Checked KMW Date 12/22/05 Plate A5 Subsurface conditions depicted represent our observations at the time and location of this exploratory hole,modified by engineering tests,analysis |and judgment.They are not necessarily representative of other times and locations.We cannot accept responsibility for the use or interpretation byothersofinformationpresentedonthislog. I Test Pit Log I I I I I I I I I I I I I I I I I I Project Name: Wedgewood Lane Division 5 Job No.Logged by: 11658-2 SG Excavation Contractor: Northward Sheet of 1 1 Date: 12/17105 Test Pit No.: TP-5 Approx.Ground Surface Elevation: 472' Notes: General W Notes (%) 16.9 §, 0O3 O9 .:.:.:.:.:,....... ii!i!ii!;;;;1 --ii ii !iii ii ::::::::::::.:.:.:.:.:<::.:.:.... ;::.:.:.:........:.....':::•3 --::::::::::::: ::5::;..:;::i :::?i :!i i !!:::::::;:;:ii:iiiiiiii 5 --...,.........,::;::5 ;::::;•:.:.::.::.:-__:.::.::.:.;.:.:.; '!:;:;::: ......,., i i:i:ii !:::::.::::il i :;:: ....,. i ii ii :::•..... -=9 E SM Surface Conditions:Depth of topsoil and sod 4" Red-brown silty SAND with gravel,dense,moist -grades to gray -very dense -cobbles Test pit terminated at 9'below existing grade.No groundwaterencounteredduringexcavation. / Earth Consultants,Inc. A Bumm Verkas C_.ortmny Proj.No.11658-2 Dwn.DNM Date 12/22/05 Test Pit Log Wedgewood Lane Division 5 Renton,Washington Checked KMW Date 12/22/05 Plate A6 Subsurface conditions depicted represent our observations at the time and location of this exploratory hole,modified by engineering tests,analysisandjudgment.They are not necessarily representative of other times and locations.We cannot accept responsibility for the use or interpretation byothersofinformationpresentedonthislog. |Test Pit Log I i ! I I I I I I i ! i I I I ! I | Project Name:i Sheet of Wedgewood Lane Division 5 I 1 1 Job No.I Logged by:Date:Test Pit No.: 11658-2 i SG 12/17/05 TP-6 Excavation Contractor:Approx,Ground Surface Elevation: Northward 471' Notes: Notes (%)(9 co (n !i[:iiiiiiiiii Si 'ii!iiiii iii i!iiiiiil :::::::::.,,,:..,:,:ii ::i ::i:i 2 --!i il ii z:ii SMiiliii:ii ii 3 -- :iii ii ii il ..,.4 --:.,.:,:,:.,:-:.:-:.:.:;:::::::::::.,...,-,..i !:]i :;i 5..,...,..... ..,..i i i i i !6 --,.......:.:,,:::-:-:!i ::::::::::;:;;:.::,:,:,:.:7 --I:::::::,:.: !iiiii!!ii!ii]ii ,,_ii:iiii!iiiiii::::.::: i::::i ii :::i 9 .,..,i:!i;ii:i :!i:i Surface Conditions:Depth of topsoil and sod 6" Brown silty SAND,dense,moist Gray silty SAND with gravel,dense,moist -iron oxide staining -scattered cobbles -cobbles Test pit terminated at 9.5'below existing grade.No groundwaterencounteredduringexcavation. ')E arth Consultants,]Inc. I---A B Ve P-=>Proj.No.11658-2 Dwn.DNM Date 12/22/05 Test Pit Log Wedgewood Lane Division 5 Renton,Washington Checked KMW Date 12/22/05 I Plate A7 Subsurface conditions depicted represent our observations at the time and location of this exploratory hole,modified by engineering tests,analysisandjudgment.They are not necessarily representative of other times and locations.We cannot accept responsibility for the use or interpretation byothersofinformationpresentedonthislog. !Test Pit Log i ! I I I i I i I I i I ! ! ! I I | Project Name: Wedgewood Lane Division 5 Job No.Logged by: 11658-2 SG Excavation Contractor: Northward Sheet of 1 1 Date: 12/17/05 Test Pit No.: TP-7 Approx.Ground Surface Elevation: 470' Notes: General Notes 0 --0 w - (%)(( 16.6 13.9 i.:,:.:.:.: :.:.:.:.-........ !:i :.:...:.1 --'ii;iiii.,......-................,.....!:::i::..2 -- :::::::.:.::!ililiiiiiii 3 -- 4-- ,:::,::iii::i:i:i:.:.:.:.:.::..:.::.:.: :::::::: :::::::::::;:::::'::::::ii!iiiiiiiii!6 -- .:.:...: i ii!!!7 -- .......,,iii!i:":8 --:::::::;3 l :.:.:.:,:.....,,..:9 SM SM Surface Conditions:Depth of topsoil and sod 6" Red-brown silty SAND,dense,moist -scattered gravel,organics,roots Gray silty SAND with gravel,very dense,moist -cobbles Test pit terminated at 9'below existing grade.No groundwaterencounteredduringexcavation. m Earth Consultants,Inc.A Bureau Vet#as Proj.No.11658-2 Dwn.DNM Date 12/22/05 Test Pit Log Wedgewood Lane Division 5 Renton,Washington Checked KMW Date 12/22/05 Plate A8 Subsurface conditions depicted represent our observations at the time and location of this exploratory hole,modified by engineering tests analysisandjudgment.They are not necessarily representative of other times and locations.We cannot accept responsibility for the use or interpretation byothersofinformationpresentedonthislog. I I I I I I I I I I I I I I I I I i | AI P P E N D 1 X i I I I I I I I I I I ! I I ! I I I I APPENDIX B LABORATORY TEST RESULTS E-11658-2 I ! I I I I I I I ! ! | I i ! ! I ! | 101 : Partic0e Size Distribution Report =c II Iiii 10 I I oo o o° i •I i" •I:1 I I :: iiii i I1 ! H,, illi lii[!!!::'!i iilll :1Iii,T i i i ii I1 GRAIN SIZE -mm %COBBLES %GRAVEL %SAND %SILT I %CLAY m 13.1 45.3 41.6 17.7 35.7 46.6 0.1 I, 0.01 I USCS AASHTO SM SM ; IL 0.001 'L I SIEVE inches size 1.53/43/8 PERCENT FINER []100.0 t 100.0 100.0 I 100.091.1 !88.9 D60 0.308 030 D10 l Cc Cu ,JGRAJNSIZE 0.289 COEFFICIENTS SIEVE number size © #4 86.9 #8 79.2#16 71.4 #30 65.1#50 59.6#100 46.3#200 41.6 PERCENT FINER 82.375.6 69. 65.60.! 51.L 46., SOIL DESCRIPTION 0 TP5 2.0'-SM Brown silty Sand with gravel;16.9%moisture []TP7:4.0'-SM Gray silty sand with gravel;13.9%moisture REMARKS: o Date:l 2/19/05 Sampled by:SG Tested by:FTJ []Date:12/19/05 Sampled by:SG Tested by:FTJ O Source:Sample No.:TP5 Elev./Depth:2.5' []Source:Sample No.:TP7 Elev./Depth:4' Client:Northward EARTH IIPro.,e=:wow.o.,o., CONSULTANTS,gNC.IIProiectNo.:E-11658-2 Plate B-1 ! I I I I I I I I I I I I I I I I I i 2 Copies to: 6 Copies to: DISTRIBUTION E-11658-2 Mr.Patrick Gilroy Wedgewood @ Renton,Inc. 1560 140th Avenue Northeast,Suite 100 Bellevue,Washington 98005 Mr.Ed Jones Core Design 14711 Northeast 29th Place Bellevue,Washington 98007 DEVELopMENT PLANCITYOFRENT(NING BEC 2 3 2005 CEOVD CoreDesign,Inc. 14711 N.E.29thPlace,Suite 101 Bellevue,Washington 98007 425.885.7877Fax425.885.7963 www.coredesigninc.corn PRELIMINARY TECHNICAL INFORMATION REPORT FOR WEDGEWOOD LANE DMSION 5 RENTON,WASHINGTON t Prepared by: Project Manager: Core Project No.: Date: Scott 1 Borgeson,P.E. Edgar T.Jones,P.E. 05171 December,2005 l'4--26-07 I 12-22-0 ENGINEERING.PLANNING SURVEYING WEDGEWOOD LANE-DMSION 5 TABLE OF CONTENTS I.Project Overview II.Offsite Analysis A.Upstream Tributary Area B.Downstream Analysis C.Bypass Area III.Flow Control and Water Quality Facility Analysis and Design A.Hydrologic Analysis B.Detention Routing Calculations C.Water Quality Volume Calculations IV.APPENDIX Rainfall Regions and Regional Scale Factors SCS Soils Map SCS/KCRTS Soils Type Table SCS Soils Descriptions Developed Hydrology Map Core Design,Inc.WEDGEWOOD LANE -DIVISION 5 Page I I.PROJECT OVERVIEW The Preliminary Plat of Wedgewood Lane -Division 5 is located in the city of Renton, East of Hoquiam Avenue (142na Ave.SE)and north of N.E.10ta Street.Please see the Vicinity Map on the next page.This project site currently has one single-family residence and a couple of outbuildings.No critical areas have been found on or adjacent to this property.The existing ground is covered primarily with second-growth forest with some grass and impervious surfaces on the developed west end of the site.Across N.E.I0ta Street from this property is the proposed plat of Wedgewood Lane Division 4.Further to the east along thi's same road is Division 3 of Wedgewood Lane.Please see the Existing Conditions Exhibit at the end of this section for a visual depiction of the existing site. The same project owner that is developing the first four divisions of Wedgewood Lane is developing this project.There are two ponds located in Division 3 that were designed to serve the stormwater detention and water quality needs of Divisions 1 through 4. Division 5 was acquired after the designs for the two ponds were completed,so they were not sized to accommodate Division 5.The larger of the two ponds,known as Pond A, has been designed to accept the stormwater from Division 4,including the construction of the full-width road improvements to N.E.10th Street between Hoquiam Avenue and the western boundary of Division 3.These road improvements extend along the entire southern boundary of Division 5,so it would be most practical for the conveyance system in this road to also convey the stormwater from the Division 5 improvements.Therefore, this report addresses what revisions to Pond A will be required in order to provide the required detention and water quality volumes for the improvements that will be constructed as a part of Division 5,which includes the sidewalk on the north side of the road,houses and related lot improvements.The original design for Pond A is covered in the Technical Information Reportfor Wedgewood Lane -Divisions 1,2 and 3 and the Technical Information Reportfor Wedgewood Lane -Division 4 verifies that Pond A has adequate capacity for the N.E.I0ta Street improvements that are to be constructed with that division.Please refer to those reports for additional information,as this report is intended to supplement them. Division 4 of Wedgewood Lane is required to satisfy the requirements of the 2005 King County Surface Water Design Manual (KCSWDM).Pond A was designed to satisfy the 1998 KCSWDM,however it does provide storm attenuation to the same standards as the newer manual requires,since it was designed to meet the "Conservation Flow Control - Level 2"standard.This project will also incorporate Flow Control BMP's as required by Section 1.2.3.3 of the 2005 KCSWDM.Since this project is only in a preliminary stage, the modeling of Pond A was conducted without taking the allowed flow control facility BMP facility sizing credits.This approach was taken since it was more conservative and since the decisions for which BMP's to implement will not be made until final design.At this stage,we anticipate incorporating Basic Dispersion and Permeable Pavement BMP's. Pond A will also provide water quality enhancement for Division 5 with a wet pool,just as it will for the other divisions. Core Design,Inc.WEDGEWOOD LANE -DIVISION 5 Page 2 11 "Ll.i ;,,---._____BM PT.2103 14 VICINITY MAP Not to Scale Core Design,Inc.WEDGEWOOD LANE -DMSION 5 Page 3 I].OFFSITE ANALYSIS A.UPSTREAM TRIBUTARY AREA The Wedgewood Lane -Division 5project doesn't have any significant upstream tributary area. It is bounded on the north by the existing Brookfield subdivision,which was completed in the last couple of years,so stormwater from the lots that border this project is conveyed to that project's stormwater facilities.Hoquiam Avenue,on the project's western edge,has a roadside ditch that prevents water from flowing onto the project site from that direction.The project site is naturally graded to slope down to the southeast,and is thus upstream ofN.E.10th Street on the south and properties to the east that are developed with single-family homes. B.DOWNSTREAM ANALYSYS Drainage from the Wedgewood Lane -Division 5 property naturally sheet flows across the site to the south and to the east,except for the improvements in the right-of-way of Hoquiam Avenue N.E.,which will be discussed separately.Some of the stormwater that drains to the south appears to flow along the side of the future alignment for N.E.10th Street where it reaches a roadside ditch approximately 80'from the project's eastern boundary.The roadside ditch drains to the low point in N.E.10th Street,where an existing 24"CMP culvert conveys Honey Dew Creek under the road.The remainder of the stormwater that drains to the south continues across the Wedgewood Lane -Division 4 project site to a Category HI wetland and seasonal stream that traverses the Division 4 site.During the wetter months,the seasonal stream conveys stormwater through the Wedgewood Lane -Division 11I site to an offsite Category II wetland where it merges with a larger wetland complex and forms Honey Dew Creek.This drainage continues offsite to the 24"CMP culvert under N.E.10th Street that was mentioned previously.Stormwater that drains to the east from the project site appears to flow along the rear yards of the adjacent single-family lots for approximately 600',primarily as sheet flow,where it joins Honey Dew Creek approximately 170'downstream ofthe outlet of the 24"CMP culvert.At this point,all of the stormwater from the Division 5 project site has converged,except for stormwater from the right-of-way of Hoquiam Avenue. From the outlet of the 24"CMP culvert,the drainage continues north in a well-defined channel for more than ¼mile.In the vicinity of the ¼mile downstream point,Honey Creek has a bank- to-bank width of approximately 5'-10'with an intermittent free stone channel approximately 2'- 5'wide.The stream was dry with no evidence of recent surface water flows,when walked in August,2002.Substantial debris was observed within the stream.A neighbor on the east side of the creek said the creek contains consistent flows through the winter until around May.Some moist soil was noted in adjacent areas.From the ¼mile downstream point,Honey Creek drains northerly through a heavily wooded,brushy area for approximately another ¼mile,where it turns westerly for approximately 800 feet and flows under Hoquiam Avenue NE via a 24"concrete culvert.The creek continues flowing through a heavily forested,brushy area for approximately 1,200 feet,where it enters a 48"concrete storm drainage system in Duvall Avenue NE.At this intake,the creek was approximately 10'-15'wide with no evidence of recent surface flows. From Duvall Avenue NE,the creek continues flowing westerly via an underground system Core Design,Inc.WEDGEWOOD LANE -DIVISION 5 within a commercial development near the intersection of Duvall Avenue NE and NE Sunset Boulevard.The creek continues northwesterly through established channels and eventually enters May Creek approximately 2 ½miles from the site,which discharges to Lake Washington north of Kennydale.No evidence of erosion or flooding was found during this downstream analysis.See the attached Downstream Tributary Area map for a graphical depiction of this route. Stormwater runoff from the existing Hoquiam Avenue right-of-way improvements are captured in a roadside ditch that conveys the stormwater through a 12"culvert under N.E.10th Street.At the outlet of the culvert,stormwater continues in a roadside ditch for approximately 350'where it combines with stormwater from a larger basin and turns to the east as a seasonal stream that flows across the Wedgewood Lane -Division 1 project site for a little over 300',where it then continues across the Wedgewood Lane -Division 4 project site.This seasonal stream continues in a generally easterly direction to Honey Dew Creek,as discussed above. Core Design,Inc.WEDGEWOOD LANE -DIVISION 5 Page 5 HI.FLOW CONTROL AND WATER QUALITY FACILITY ANALYSIS AND DESIGN A.HYDROLOGIC ANALYSIS The drainage analysis for the sizing of Pond A was originally completed for Wedgewood Lane Divisions 1,2 and 3 and was recently amended with the analysis to verify that the pond had adequate capacity for Division 4.The King County Runoff Time Series (KCRTS)software was used again for this analysis in order to determine how much additional volume would be needed in Pond A in order to also provide Level 2 flow control for Division 5.The existing and developed land coverage summaries for each division are shown below.Details for how the areas were calculated for Divisions 1 through 4 can be found in the Technical Information Report for Wedgewood Lane -Divisions 1,2 and 3 and the Technical Information Report for WedgewoodLane -Division 4,both of which are on file at the City of Renton. For the lots on Division 5,the maximum impervious area that will be allowed on ten of the lots was determined to be 2,800 SF and for each of the remaining 3 lots,3,050 SF was used.These values are intended to account for the houses,driveways,patios and walkways that will be constructed on each of them.The Hoquiam Avenue frontage for Division 5 was treated as a bypass area,since it drains in a roadside ditch along Hoquiam Avenue,while the remainder of the site drains to the southeast.A summary of the bypass area impervious and pervious areas follows the summaries for each division.KCRTS software was used to generate a pre-developed time series file (05171EXC)for all ofthe area tributary to Pond A and the bypass area.Two time series files were generated for the developed conditions,one for the area tributary to Pond A (05171DV1)and one for the bypass area (05171DV2).The peak flows for each of these time series files is shown at the end of this section. BASIN A AREA BREAKDOWN Division I Till -Forest Till -Pasture Till -Grass Impervious- Existing structures Impervious- right of way Impervious- Access tracts Impervious-Lots (9@2600sf,8@2850sf, I o5osf) Total Division 2 Basin A-Div.1 Pre-Developed Area Acres) 2.70 0.12 0.01 2.83 Basin A-Div.1 Developed Area Aeres) 1.17 0.39 0.14 1.13 2.83 Core Design,Inc.WEDGEWOOD LANE -DMSION 5 Page 6 Basin A-Div.2 Pre-Developed Area Acres) 5.43 Basin A-Div.2 Developed Area {AcreQ Till -Forest Till -Pasture 1.82 Tm -Grass 2.98 Impervious-0.14 - Existing structures Impervious-1.39 right of way Impervious-0.09 Access tracts 2.61Impervious-Lots (28@2600sf, 10@2850sf,43050sf) Lots to be Dispersed (50%Impervious & 50%Pervious) (3 3O5Os0 Impervious- Frontage Total O.11 7.39 0.21 7.39 Core Design,Inc.WEDGEWOOD LANE -DIVISION 5 Page 7 Division 3 Till -Forest Basin A-Div.3 Pre-Developed Area {Acres 5.35 Basin A-Div.3 Developed Area (Acres) Till -Pasture Till -Grass -1.58 0.02Impervious- Existing structures Impervious- fight of way Impervious- Access tracts Impervious-Lots (11@2600sf,9@2850sf, 1@3050sf) Lots to be Dispersed (50%Impervious & 50%Pervious) (5@2600sf,2@3050sf) Impervious- Pond/access road Total 5.37 Division 4 1.28 0.06 1.32 0.22 0.91 5.37 Till -Forest Basin A-Offsite Pre-Developed Area (Acres 1.51 Basin A-Offsite Developed Area Acres Tm-Pasture 0.08 Till-Grass 0.53 0.11 1.70 Impervious- Existing structures Impervious-Lots (5@2,800sf) Lots to be Dispersed (50%Impervious & 50%Pervious) (5 2,8oos0 Impervious-Private Access Driveway Impervious- Frontage Total 0.32 0.16 0.10 0.59 1.70 Core Design,Inc.WEDGEWOOD LANE -DIVISION 5 Page 8 Division 5 Basin A-Offsite Pre-Developed Area Acres 1.92 Impervious- Existing structures & driveway (50%Eff. Impervious) Impervious-Lots (10@2,800sf,3@3,050) Impervious- Frontage (sidewalk) Total Till -Forest Till -Pasture Till -Grass 0.20 1.20 0.03 0.85 2.15 Basin A-Offsite Developed Area (Acres) 0.10 2.15 BASIN A TOTAL DETAINED AREAS Till -Forest Basin A Pre-Developed Area (Acres) 16.91 Basin A Developed Area (Acres) Till -Pasture 2.02 - Till -Grass 0.20 7.46 0.28 11.98Impervious- Streets,SW,Roofs,etc. Impervious- Frontage Total Division 5 -Bypass Area 0.03 19.44 Basin A-Offsite Pre-Developed Area (Acres) 19.44 Basin A-Offsite Developed Area (Acres) Till -Forest Till -Pasture Till -Grass 0.06 0.02 Impervious- Existing road (95% Effective Impervious) Impervious- Frontage Total 0.03 0.07 0.090.09 Core Design,Inc.WEDGEWOOD LANE -DIVISION 5 Page 9 Existing and Developed Time Series Files Flow Frequency Analysis Time Series File:05171exc.tsf Project Location:Landsburg ---Annual Peak Flow Rates--- Flow Rate Rank Time of Peak (CFS) 1.86 2 2/09/01 18:00 0.374 7 1/05/02 16:00 1.22 4 2/28/03 16:00 0.282 8 -8/26/04 i:00 1.13 5 1/05/05 i0:00 0.905 6 1/18/06 21-:00 1.57 3 11/24/06 5:00 2.50 1 1/09/08 7:00 Computed Peaks .....Flow Frequency Analysis Peaks Rank Return Prob (CFS)Period 2.50 1 i00.00 0.990 1.86 2 25.00 0.960 1.57 3 i0.00 0.900 1.22 4 5.00 0.800 1.13 5 3.00 0.667 0.905 6 2.00 0.500 0.374 7 1.30 0.231 0.282 8 i.i0 0.091 2.28 50.'00 0.980 Flow Frequency Analysis Time Series File:05171dvl.tsf Project Location:Landsburg ---Annual Peak Flow Rates.... Flow Rate Rank Time of Peak (CFS) 4.23 6 2/09/01 2:00 2.56 8 12/03/01 17:00 4.34 4 9/10/03 15:00 4.98 3 8/26/04 i:00 4.11 7 10/28/04 18:00 4.26 5 10/22/05 17:00 5.11 2 11/21/06 9:00 7.64 1 1/09/08 7:00 Computed Peaks .....Flow Peaks (CFS) 7.64 5.11 4.98 4.34 4.26 4.23 4.11 2.56 6.80 Frequency Analysis Rank Return Prob Period I00 00 25 00 i0 00 5 0O 3 00 2 00 1 30 1 10 50 00 0.990 0.960 0.900 0.800 0.667 0.500 0.231 0.091 0.980 Flow Frequency Analysis Time Series File:05171dv2.tsf Project Location:Landsburg ---Annual Peak Flow Rates--- Flow Rate Rank Time of Peak (CFS) 0.022 7 2/09/01 2:00 0.014 8 12/03/01 17:00 0.024 4 9/10/03 15:00 0.027 2 8/26/04 i:00 0.022 6 10/28/04 18:00 0.023 5 10/22/05 17:00 0.026 3 10/26/06 3:00 0.038 1 1/09/08 7:00 Computed Peaks .....Flow Frequency Analysis Peaks -- (CFS) 0.038 0.027 0 026 0 024 0 023 0 022 0 022 0 014 0.034 Rank Return Prob Period 1 I00.00 0.990 2 25.00 0.960 3 10.00 0.900 4 5.00 0.800 5 3.00 0.667 6 2.00 0.500 7 1.30 0.231 8 i.i0 0.091 50.00 0.980 Core Design,Inc.WEDGEWOOD LANE -DIVISION 5 Page 10 B.DETENTION ROUTING CALCULATIONS The detention routing calculations,a continuation of the hydrologic analysis,were performed using KCRTS to match the developed outflow of both the bypass area and the collected site to the pre-developed outflow by providing a site-specific amount of detention.The calculations for Pond A that were included with the Technical Information Report for Wedgewood Lane - Divisions 1,2 and 3 showed that 212,108 cf of detention storage was required and the pond was designed to provide 223,001 cf with a depth of 10 feet.The pond has now been modeled to include the Division 5 site and the Hoquiam Avenue bypass area.The KCRTS program documentation for this latest analysis is included below.The following printout shows that 244,843 ef of live storage will be required.Plans for the modification of Pond A will be provided during the engineering design review stage for Division 5.Two alternatives are currently anticipated to create the additional storage volume.One option would entail enlarging the footprint of the pond by shifting the pond's western slope 5'further to the west,while keeping the overall depth the same.The second option entails increasing the storage volume by increasing the depth of the pond.A concrete wall approximately 2'high would be constructed around the pond's berm on the north,east and west sides,so that the storage depth could be increased by 1 foot. Retention/Detention Facility Type of Facility:Detention Pond Side Slope: Pond BottomLength: Pond Bottom Width: Pond Bottom Area: Top Area at 1 ft.FB: Effective Storage Depth: Stage 0 Elevation: Storage Volume: Riser Head: Riser Diameter: Number of orifices: 2.75 H:IV 186.00 ft 86.00 ft 15996.sq.ft 36112.sq.ft 0.829 acres 10.00 ft 427.50 ft 244843.cu.ft 5.621 ac-ft 10.00 ft 24.00 inches 2 Orifice #Height Diameter (ft)(in) i 0.00 2.19 2 6.20 3.38 Top Notch Weir:None Outflow Rating Curve:None Full Head Discharge (CFS) 0.411 0.604 Pipe Diameter (in) 6.0 Stage Elevation (ft)(ft) 0.00 427.50 0.02 427.52 0.05 427.55 0.07 427.57 0.09 427.59 0.ii 427.61 0.14 427.64 0.16 427.66 0.18 427.68 0.35 427.85 (cu. Storage ft)(ac-ft) 0.0.000 320.0.007 802.0.018 1123.0.026 1446 0.033 1769 0.041 2254 0.052 2579 0.059 2904 0.067 5691 0.131 Discharge (cfs) 0.000 0.020 0.028 0.034 0.039 0.044 0.048 0.052 0.056 0.077 Percolation (cfs) 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Surf Area (sq.ft) 15996. 16026. 16071. 16101. 16131. 16161. 16206. 16236. 16266. 16523. Core Design,Inc.WEDGEWOOD LANE -DIVISION 5 Page 11 0.52 0.69 0.86 1.03 1.20 1.37 1.54 1.71 1.88 2.05 2.22 2.39 2.56 2.72 2.89 3.06 3.23 3.40 3 57 3 74 3 91 4 08 4 25 4 42 4 59 4 76 4 93 5 I0 5 27 5.44 5.61 5.78 5.95 6.11 6.20 6.24 6.27 6.31 6.34 6.38 6.41 6.45 6.48 6.52 6.69 6.86 7.03 7.19 7.36 7.53 7.70 ;7.87 8.04 8.21 8.38 8.55 8.72 8.89 9.06 9.23 9.40 9.57 428.02 428.19 428.36 428.53 428.70 428.87 429.04 429.21 429.38 429.55 429.72 429.89 430.06 430.22 430.39 430.56 430.73 430.90 431.07 431.24 431.41 431.58 431.75 431.92 432.09 432.26 432.43 432.60 432.77 432.94 433.11 433.28 433.45 433.61 433.70 433.74 433 77 433 81 433 84 433 88 433 91 433 95 433 98 434 02 434.19 434.36 434.53 434.69 434.86 435.03 435.20 435.37 435.54 435.71 435.88 436.05 436.22 436.39 436.56 436.73 436.90 437.07 8522 11397 14316 17280 20290 23344 26445 29591 32783 36022 39308 42641 46021 49246. 52719. 56241. 59811. 63430. 67098. 70815. 74583. 78400. 82268. 86186. 90156. 94176. 98249. 102373. 106549. 110778. 115059. 119393. 123781. 127960. 130331. 131390. 132186. 133251. 134051 135120 135924 136999 137807 138886 143510 148188 152922 157428 162270 167167 172121 177132 182200 187325 192508 197749. 203048. 208405. 213821. 219296. 224831. 230425. 0.196 0.094 0.262 0.108 0.329 0.121 0.397 0.132 0.466 0.142 0.536 0.152 0.607 0.161 0.679 0.170 0.753 0.178 0.827 0.186 0.902 0.194 0.979 0.201 1.056 0.208 1.131 0.215 1.210 0.221 1.291 0.228 1.373 0.234 1.456 0.240 1.540 0.246 i.626 O.252 1.712 0.257 1.800 0.263 1.889 0.268 1.979 0.273 2.070 0.279 2.162 O.284 2.255 0.289 2.350 0.294 2.446 0.299 2.543 0.303 2.641 0.308 2.741 0.313 2.842 0.317 2.938 0.322 2.992 0.324 3.016 0.328 3.035 0.337 3.059 0.353 3.077 0.373 3.102 0.398 3.120 0.429 3.145 0.462 3.164 0.496 3.188 0.507 3.295 0.552 3.402 0.592 3.511 0.626 3.614 0.658 3.725 0.687 3.838 0.715 3.951 0.741 4.066 0.766 4.183 0.790 4.300 0.812 4.419 0.834 4.540 0.856 4.661 0.876 4.784 0.896 4.909 0.916 5.034 0.934 5.161 0.953 5.290 0.971 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0 O0 0 O0 0 O0 0 00 0 O0 0 O0 0 O0 0 00 0 O0 0 O0 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 16782 17043 17305 17569 17835 18102 18372 18643 18915 19190 19466 19744 20024 20289 20572 20857 21144 21432 21722 22014 22308 22603. 22900. 29199. 23500. 23802. 24107. 24412. 24720. 25029. 25341. 25653. 25968. 26266. 26434. 26509. 26565. 26640. 26697. 26772. 26828. 26904 26960 27036 27358 27682 28008 28316 28645 28976 29309 29643 29979 30317 30657 30998 31341 31686. 32033. 32381. 32731. 33083. Core Design,Inc.WEDGEWOOD LANE -DIVISION 5 Page 12 9. 9. I0. I0. i0. I0. I0. i0. i0. i0. i0. i0. II. ii. ii. II. II. ii. ii. ii. II. ii. 74 437 24 91 437 41 00 437 50 i0 437 60 20 437 70 30 437 80 40 437 90 50 438 00 60 438.10 70 438.20 80 438.30 90 438.40 00 438.50 i0 438.60 20 438.70 30 438.80 40 438.90 50 439.00 60 439.10 70 439.20 80 439.30 90 439.40 Hyd Inflow Outflow 7 64 5 ii 4 23 2 92 2 55 4 26 4 98 2.32 236079. 241794. 244843. 248252. 251682. 255132. 258604. 262098. 265612. 269148. 272706 276284 279885 283507 287151 290816 29503 298212 301944. 305697. 309472. 313269. 6.02 1.89 1.45 0.70 0.69 0.50 0.29 0.25 5.420 5.551 5.621 5.699 5.778 5.857 5.937 6 017 6 098 6 179 6 260 6 343 6 425 6 508 6 592 6 676 6 761 6 846 6 932 7.018 7.104 7.192 Peak Stage Elev 10.40 437.90 i0 12 437.62 i0 07 437.57 7 41 434.91 7 38 434.88 6 50 434.00 4 86 432.36 3 57 431.07 Hyd R/D Facility Tributary Reservoir Outflow Inflow Inflow 1 6.02 0.04 ******** 2 1.89 0.03 ******** 3 1.45 0.02 ******** 4 0.70 0.02 ******** 5 0.69 0.01 ******** 6 0.50 0.02 ******** 7 0.29 0.03 ******** 8 0.25 0.01 ******** 0.989 1.010 1.020 1.640 2 780 4 250 5 980 7 950 i0 130 12 490 14 620 15 450 16 240 16 990 17 700 18 390 19 050 19.680 20.300 20.900 21.480 22.040 0 0 0 0 0 0 0 0 0. 0. 0. 0. 0. 0. 0. 0. 0. 0. 0. 0. 0. 0. O0 O0 O0 O0 O0 O0 O0 O0 O0 O0 O0 O0 O0 O0 O0 O0 O0 O0 O0 00" O0 O0 Storage (Cu-Ft) 258672 249008 247190 163812 162931 138274 96555 67167 (Ac-Ft) 5 938 5 716 5 675 3 761 3 740 3 174 2 217 1 542 POC Outflow Target 1.86 Calc 6.04 1.90 1.45 0.70 0.69 0.50 0.29 0.25 33437. 33792. 33981. 34191. 34402. 34614. 34826. 35039. 35252. 35467. 35681. 35896. 36112. 36329. 36546. 36763. 36982. 37201. 37420. 37640. 37861. 38082. Route Time Series through Facility Inflow Time Series File:05171dvl.tsf Outflow Time Series File:05171PDO POC Time Series File:05171DSO Inf!ow/OutflowAnalysis Peak Inflow Discharge:7.65 CFS at Peak Outflow Discharge:6.02 CFS at Peak Reservoir Stage:10.40 Ft Peak Reservoir Elev:437.90 Ft Peak Reservoir Storage:258672.Cu-Ft :5.938 Ac-Ft Add Time Series:05171dv2.tsf Peak Summed Discharge:6.04 CFS at Point of Compliance File:05171DSO.tsf 7:00 on 9:00 on 9:00 on Jan Jan Jan 9 in Year 9 in Year 9 in Year Core Design,Inc.WEDGEWOOD LANE -DIVISION 5 Page 13 Flow Frequency Analysis Time Series File:05171pdo.tsf Project Location:Landsburg ---Annual Peak Flow Rates--- Flow Rate Rank Time of Peak Peaks -- (CFS)(CFS)(ft) 1.49 3 2/09/01 20:00 6.02 10.40 0.246 8 11/05/01 3:00 1.89 10.12 0.697 4 3/01/03 7:00 1.49 10.08 0.287 7 8/26/04 7:00 0.697 7.42 0.691 5 1/08/05 6:00 0.691 7.38 0.501 6 10/28/05 2:00 0.501 6.50 1.89 2 11/24/06 7:00 0.287 4.86 6.02 1 1/09/08 9:00 0.246 3.57 Computed Peaks 4.64 10.32 .....Flow Frequency Analysis Rank Return Period 1 I00 00 2 25 00 3 i0 00 4 5 00 5 3 00 6 2 00 7 1 30 8 1 I0 50 00 Prob 0.990 0.960 0.900 0.800 0.667 0.500 0.231 0.091 0.980 Flow FrequencyAnalysis Time Series File:05171dso.tsf Project Location:Landsburg Annual Peak Flow Rates--- Flow Rate Rank Time of Peak Peaks (CFS)(CFS) 1.49 3 2/09/01 20:00 6.04 0.247 8 11/05/01 2:00 1.90 0.700 4 3/01/03 7:00 1.49 0.288 7 8/26/04 5:00 0.700 0.694 5 1/08/05 6:00 0.694 0.502 6 10/28/05 2:00 0.502 1.90 2 11/24/06 7:00 0.288 6.04 1 1/09/08 9:00 0.247 Computed Peaks 4.66 .....Flow Frequency Analysis Rank Return Period 1 100.00 2 25 00 3 10 00 4 5 00 5 3 00 6 2 00 7 1 30 8 1 I0 50 00 Prob 0.990 0.960 0.900 0.800 0.667 0.500 0.231 0.091 0.980 Flow Cutoff CFS 0.450 60721 0.507 115 0.564 90 0.621 60 0.678 78 0.735 45 0.792 46 0.849 35 0.906 24 0.963 16 1.02 12 1.08 14 1.13 7 1.19 8 1.25 7 1.31 8 1.36 7 1.42 5 1.48 5 1.53 5 1.59 4 1.65 1 1.70 2 Duration from Time Series File:05171exc.tsf Count Frequency CDF Exceedence_Probability % 99.023 0.188 0.147 0.098 0.127 0.073 0.075 0.057 0.039 0.026 0.020 0.023 0.011 0.013 0 011 0 013 0 011 0 008 0 008 0 008 0 007 0.002 0.003 % 99.023 99.211 99.357 99.455 99.583 99.656 99.731 99.788 99.827 99.853 99.873 99.896 99.907 99.920 99.932 99.945 99.956 99.964 99.972 99.980 99.987 99.989 99.992 % 0.977 0.789 0.643 0.545 0.417 0.344 0.269 0.212 0.173 0.147 0.127 0.104 0.093 0 080 0 068 0 055 0 044 0 036 0 028 0 020 0 013 0.011 0.008 0.977E-020.789E-02 0.643E-02 0.545E-02 0.417E-02 0.344E-02 0.269E-02 0.212E-02 0.173E-02 0 147E-02 0 127E-02 0 I04E-02 0 930E-03 0 799E-03 0 685E-03 0 554E-03 0 440E-03 0 359E-03 0 277E-03 0.196E-03 0.130E-03 0.I14E-03 0.815E-04 Core Design,Inc.WEDGEWOOD LANE -DIVISION 5 Page 14 1.76 2 0.003 99.995 1.82 0 0.000 99.995 1.88 3 0.005 i00.000 1.93 0 0.000 I00.000 1.99 0 0.000 i00.000 2.05 0 0.000 100.000 2.10 0 0.000 100.000 2.16 0 0.000 i00.000 2.22 0 0.000 i00.000 Flow Duration Cutoff Count CFS 0 450 60898 0 507 30 0 564 96 0 621 68 0 678 73 0 735 30 0 792 20 0 849 17 0 906 21 0 963 32 1.02 26 1.08 2 1.13 0 1.19 0 1.25 1 1.31 1 1.36 1 1.42 0 1.48 0 1.53 1 1.59 1 1.65 0 1.70 1 1.76 0 1.82 0 1.88 0 1.93 1 1.99 0 2.05 0 2.10 0 2.16 0 2.22 0 from Time Frequency % 99.312 0.049 0.157 0.iii 0.119 0.049 0.033 0.028 0.034 0.052 0.042 0.003 0.000 0.000 0.002 0.002 0.002 0.000 0.000 0.002 0.002 0.000 0.002 0.000 0.000 0.000 0 002 0 000 0 000 0 000 0 000 0 000 0 OO5 0 005 0 000 0 000 0 000 0 000 0 000 0 000 0 000 0.489E-04 0.489E-04 0.000E+00 0.000E+00 0.000E+00 0.000E+00 0.000E+00 0.000E+00 0.000E+00 Series File:05171dso.tsf CDF Exceedence_Probability % 99.312 99.361 99.517 99.628 99.747 99.796 99.829 99.856 99.891 99.943 99.985 99.989 99.989 99.989 99.990 99.992 99.993 99.993 99.993 99.995 99.997 99.997 99.998 99.998 99.998 99.998 i00.000 100.000 100.000 i00.000 100.000 100.000 % 0 688 0 639 0 483 0 372 0 253 0 204 0 171 0 144 0 109 0 057 0 015 0 011 0 011 0 011 0 010 0 008 0 007 0 007 0 007 0 005 0 003 0 003 0 002 0 002 0.002 0.002 0.000 0.000 0.000 0.000 0.000 0.000 0.688E-02 0.639E-02 0.483E-02 0.372E-02 0.253E-02 0.204E-02 0.171E-02 0.144E-02 0.I09E-02 0.571E-03 0.147E-03 0.I14E-03 0.I14E-03 0.I14E-03 0.978E-04 0.815E-04 0.652E-04 0.652E-04 0.652E-04 0.489E-04 0.326E-04 0.326E-04 0.163E-04 0.163E-04 0.163E-04 0.163E-04 0.000E+00 0.000E+00 0.000E+00 0.000E+00 0.000E+00 0.000E+00 Core Design,Inc.WEDGEWOOD LANE -DMSION 5 Page 15 Duration Comparison Anaylsis Base File:05171exc.tsf New File:05171dso.tsf Cutoff Units:Discharge in CFS Cutoff 0.450 0.509 0.568 0.627 0.686 0.745 0.804 0.863 0.922 0.981 1.04 i.i0 1.16 1.22 1.28 1.34 1.39 1.45 1.51 1.57 1.63 1.69 1.75 1.81 .....Fraction of Time Base 0.98E-02 0.79E-02 0.64E-02 0.53E-02 0.40E-02 0.33E-02 0.25E-02 0.21E-02 0.17E-02 0.14E-02 0.12E-02 0.99E-03 0.85E-03 0.75E-03 0.64E-03 0.51E-03 0.41E-03 0.31E-03 0.21E-03 0.16E-03 0.13E-03 0.11E-03 0.65E-04 0.49E-04 New 0.69E-02 0.63E-02 0.48E-02 0 36E-02 0 24E-02 0 19E-02 0 16E-02 0 14E-02 0 96E-03 0 42E-03 0 13E-03 0 lIE-03 0 lIE-03 0 98E-04 0 98E-04 0 65E-04 0 65E-04 0 65E-04 0 49E-04 0 33E-04 0 33E-04 0 33E-04 0 16E-04 0 16E-04 %Change -29.5 -19.6 -24.5 -31.6 -40.3 -40.8 -34.8 -33.3 -42.2 -70.1 -89.2 -88.5 -86.5 -87.0 -84.6 -87.1 -84.0 -78.9 -76.9 -80.0 -75.0 -71.4 -75.0 -66.7 Check of Probability 0.98E-02 0.79E-02 0.64E-02 0.53E-02 0.40E-02 0.33E-02 0.25E-02 0.21E-02 0.17E-02 0.14E-02 0.12E-02 0.99E-03 0.85E-03 0.75E-03 0.64E-03 0 51E-03 0 41E-03 0 31E-03 0 21E-03 0 16E-03 0 13E-03 0 lIE-03 0 65E-04 0 49E-04 Base 0.450 0.509 0.568 0.627 0.686 0.745 0.804 0.863 0.922 0.981 1.04 i.i0 1.16 1.22 1.28 1 34 1 39 1 45 1 51 1 57 1 63 1 69 1 75 1 81 Tolerance New 0.325 0.359 0.508 0.551 0.608 0.643 0.678 0.727 0.799 0.850 0.883 0.919 0.937 0.946 0.960 0.966 0.986 0.997 1.01 1.02 1.07 1.21 1.49 1.55 %Change -27.8 -29.5 -10.6 -12.1 -11.3 -13.7 -15.7 -15.8 -13.4 -13.4 -15.1 -16.4 -19.1 -22.3 -24.8 -27.7 -29.3 -31.4 -33.0 -35.3 -34.2 -28.2 -14.8 -14.1 Maximum positive excursion =0.055 cfs (3.0%) occurring at 1.84 cfs on the Base Data:05171exc.tsf and at 1.90 cfs on the New Data:05171dso.tsf Maximum negative excursion =0.555 cfs (-35.3%) occurring at 1.57 cfs on the Base Data:05171exc.tsf and at 1.02 cfs on the New Data:05171dso.tsf Core Design,Inc.WEDGEWOOD LANE -DIVISION 5 Page 16 C.WATER QUALITY VOLUME CALCULATIONS The water quality calculations for Pond A that were included with the Technical Information Reportfor Wedgewood Lane -Divisions 1,2 and 3 showed that 62,304 cf of detention storage was required and the pond was designed to provide 71,395 cf with a depth of 8 feet plus 1 foot for sediment storage.The water quality volume was determined as shown below to now include the Division 5 site.Pond A will now be required to provide 67,761 cf of water quality volume, which can comfortably be accommodated with the volume that the pond is already designed to provide. Vb =f*(0.9Ai +0.25Atg +0.10Atf +0.10Ao)*(R/12) Where, Thus, Vb =wetpool volume (cf) f =volume factor Ai =area of impervious surface (st) A =area oftill soil covered with grass (st) Atf =area oftiU soil covered with forest (sf) Ao =area of outwash soil covered with grass or forest R =rainfall from mean annual storm (inches) (Refer to the attached precipitation graph) Vb :3[(0.9(521,849)+0.25(324,958))(0.041)] Vb =67,761 cf Core Design,Inc.WEDGEWOOD LANE -DMSION 5 Page 17 IV.APPENDIX Core Design,Inc.WEDGEWOOD LANE -DIVISION 5 SECTION 3.2 RUNOFFCOMPUTATION AND ANALYSISMEIODS ST 1.1 FIGURE 3.2.2.A RAINFALL REGIONS AND REGIONAL SCALE FACTORS ST 1.01ST1.0 LA 0.8 LA 0.9 LA 1.0 LAI.2 SITE ST 1.1 ST 1.0 Rainfaltg Regions and Regionag Scale Factors Incorporated Area River/Lake Major Road ST 1.0/ LA 0.8 m LANDSBURG .•...,!. .•,.•. 911198 1998 Surface Water Design Manual3-22 I s :.... AkF "*Rh An AkF [ II /" ./ AkF II I, I.I:"I • I-÷I II 1 I!! EgB .I. .kF Pal i A \ BI :,-:........:.....-.:.;.- i"..":,;.••'.'.: :.--.,,...:. ON WEDGEWOOD LANE SOILS MAP SEPTEMBER 2005 CO]t?JE JOB NO.01045 SCALE:1"=2000' 3.2.2 KCRTS/RUNOFFFILES METHOD--GENERATING TIME SERIES SCS Soil Type Alderwood (AgB,AgC,AgD) Arents,Alderwood Material (AmB,AmC) Arents,Everett Matedal (An) Be_usite (BeC,BeD,BeF) Bellingham (Bh) Bdscot (Br) Buckley (Bu) IEadmont (Ea) Edgewick (Ed) Everett (EvB,EvC,EvD,EwC) Indianola (InC,inA,InD) IC__p (KpB,KI:E;,KpD), Klaus (KsC) Neilton (NeC) Newberg (Ng) Nooks_ck (Nk) SCS HydrologicSoilGroup C C B C D D D D C A/B A C C A B KCRTS Soil Group Till Till Outwash 1 Till 2 Till . Till Till Till Notes 3 3 4 3 •Till .3Outwash1 Outwash 1 Till Outwash Outwash Till C Till Norma (No)D Till 3 O_rc_s (Or)D Wetland Oddia (Os)D Till 3 Ovall(OvC,OvD,OvF)C Till Pilchuck (Pc)C ,Till Puget (Pu)D Tiff B TillPuyallup(Py)OutwashRagnar(RaC,RaD,RaC,Fml:)B 2 3 3 3 1 Renton (Re)D Till 3 Salal (Sa)C Till 3 Sammamish (Sh)D Till 3 DSeattle(Sk)DShmlca_r (Sin) Tukwila (Tu) Wetland Till TillSi(Sn)C Snohomish (So,Sr)D Till Sultan (Su)C Till D Till Woodinville 0No) Notes: D Till 3 3 3 3 3 3 1.Where outwash soils are saturated or underlain at shallow depth (<5 feet)by glacial till,they should be treated as till soils. 2.These are bedrock soils,but calibration of HSPF by King County DNR shows bedrock soils to have similar hydrologic response to till soils. 3.These are alluvial soils,some of which are underlain by glacial till or have a seasonally high water table.In the absence of detailed study,these soils should be treated as till soils. 4.Buckley soils are formed on the low-permeability Osceo]a mudflow.Hydrologicresponse is assumed to be similar to that of till soils. 9/1/981998Suac¢Water Design ]V-.mm]3-25 ) J Permeability is moderately rapid in the surface layer and subsoil and very slow in the substratum. Roots penetrate easily to the consolidated substra- tum where they tend to mat on the surface.Some roots enter the substratum through cracks.Water moves on top of the substratum in winter.Available water capacity is low.Runoff is slow to medium, and the hazard of erosion is moderate. This soil is used for timber,pasture,berries, and row crops,and for urban development.Capability unit IVe-2;woodland group 5dl. Alderwood gravelly sandy loam,0 to 6 percent slopes (AgB).--This soil is nearly level and ..... undulating.It is similar to Alderwood gravelly sandy loam,6 to 15 percent slopes,but in places its surface layer is 2 to 5 inches thicker.Areas are irregular in shape /nd range from I0 acres to slightly more than 600 acres in size. Some areas are as much as 15 percent included Norma;Bellingham,Tukwila,and Shalcar soils,all of which are poorly drained;and some areas in the vicinity of Enumclaw are as much as i0 percent Buckley soils. Runoff is slow,and the erosion hazard is slight. This Alderwood soil is used for timber,pasture, berries,and row crops,,and for urban development. Capability unit IVe-2;woodland group Sd2. Alderwood gravelly sandy loam,15 to 50 percen (AgD).--Depth to the substratum in this soil varies within short distances,but is commonly about 40 inches.Areas are elongated and range from 7 to about 250 acres in size. Soils included with this soil in mapping make up no more than 50 percent of the total acreage. Some areas are up to 25 percent Everett soils that have slopes of iS to 30 percent,and some areas are up to 2 percent Bellingham,Norms,and Seattle soils, which are in depressions.Some areas,especially on Squak Mountain,in Newcastle Hills,and north of Tiger Mountain,are 25 percent Beausite and Ovall soils.Beausite soils are underlain by sandstone, and Oval.l soils by andesite. Runoff is medium,and the erosion hazard is severe.The slippage potential is moderate. This Alderwood soil is used mostly for timber. Some areas on the lower parts of slopes are used for pasture.Capability unit Vie-2;woodland group 5dl. Alderwood and Kitsap soils,very steep (AkF .-- This mapping unit is about 50 percent Alderwood gravelly sandy loam and 25 percent Kitsap silt loam.Slopes are 5 to 70 percent.Distribution of the soils varies greatly within short distances. About 15 percent of some mapped areas is an included,unnamed,very deep,"moderately coarse textured soil;and about 10 percent of some areas is a very deep,coarse-textured Indianola soil. Drainage'and permeability vary.Runoff is rapid to very rapid,and the erosion hazard is severe to very.severe.The slippage potential is severe. Thesd soils are used for timber.Capability unit VIIe-l;woodland group 2dl. Arents,Alderwood Material Aredts,Alderwoodmaterial consists of Alderwoc soils that have been so disturbed through urban- ization that they no longer can be classified with the Alderwood series.These soils,however,have many similar features.The upper part of the soil to a.depth of20 to 40 inches,is brown to dark- brown gravelly sandy loam.Below this is a grayis brown,consolidated and impervious substratum. Slopes generally range from 0 to 15 percent. These soils are used for urban development. Arents,Alderwood material.0 to 6 percent slop (AmB).--In many areas this soil is level,as a result of shaping during construction for urban facilities.Areas are rectangular in shape and range from 5 acres to about 400 acres in size. Representative profile of Arents,Alderwood material,0 to 6 percent slopes,in an urban area, 1,300 feet west and 350 feet south of the northeas corner of sec.23,T.25 N,,R.5 E.: 0 to 26 inches,dark-brown (10YR 4/3)gravelly sandy loam,pale brown .(10YR 6/3)dry; massive;slightly hard,very friable,non- sticky,nonplastic;many roots;medium acid; abrupt,smooth boundary.23 to 29 inches thick. 26 to 60 inches,grayish-brown (2.SY 5/2)weakly consolfdated to strongly consolidated glacia] till,light brownish gray (2.5Y 6/2)dry; common,medium,prominent mottles of yellowi5 brown (10YR 5/6)moist;massive;no roots; medium acid.Many feet thick. The upper,?cry friable part of the soil extends to a depth of 20 to 40 inches and ranges from dark grayish brown to dark yellowish brown. Some areas are up to 30 percent included soils that are similar to this soil material,but either shallower or deeper over the compact substratum; and some areas are 5 to 10 percent very gravelly- Everett soils and sandy Indianola soils. This Arents,Aldemood soil is moderately well" drained.Permeability in the upper,disturbed soil material is moderately rapid to moderately slow, depending on its compaction during construction. The substratum is very slowly permeable.Roots " penetrate to and tend to mat on the surface of the consolidated substratum.Some roots enter the substratum through cracks.Water moves on top of the substratum in winter.Available water capacity is low.Runoff is slow,and the erosion hazard is slight. This soil is used for urban development.Ca- pability unit IVe-2;woodland group 5d2. Arents,Alderwood material,6 to IS percent slopes (AmC).--This soil has convex slopes.Areas are rectangular in shape and range from i0 acres to about 450 acres in size. I0 cl_ .'G:. i,,clo0(",4 I"NI ,,-I dr,, i,,f i"'l OC=, 2 -r 0 r"I BYPASS AREA lll lilili g. NE.1.0THST I!i i ] I @ I i I 'I /@ II I ;1 \ I I \ \ \ I \ ,\\\1 \•..I \\ i, DE VEL OPED H YDROL OG"Y TARGETED DRAINAGE REPORT WED'EWOOD --DI V.5 OATE 12/05 SH E E T 0 F DESIGNED ,.,.98 1 1 DRAWN B m PROJECT NUMBER _#7"/ Ii ! !{L: iii STA O+OaO0 I I ......../7 1:6: FS T..... It t 1 l:i ! ,T ....../A 0 i .........\ i / /i i:J :::t !: i :!i::::::::::: // !i / X :/ f :/:X !/ i\: i /\ il i: 4:{!i6: ALE,1":Si"" o 2O LEGAL DESCRIPTION TIlE SOUTII I-IALF OF TIlE SOUTil IlALF (::::IF TIlE SOUTIIEAST QUARTER OF TIlE NORTIIWEST 62UARTER (:::IF TIlE NORTIIEAST QUARTER (:::::IF SECTION 10,TOLUNSIIIP 2 NORTII,NE EAST,LUJM.,IN KIN COUNTT,WASHINGTO EXCEPT TIlE WEST 50 FEET CONVETED TO KING COUNTT FOR ROAD PURPOSES BT DEED RECORDED UNDER fIPJCORDING NO.32618,92. SWI/4,NEll4 SEC.i0,TWP.23 IV.,RGE.5 E.,W.M. FOR LANDTRUST,INC. 5ITE STATISTIC5 SETi,ACK,S: TOTAL SITE AREA- PROPOSED USE. NO.OF LOTS: AVEtRE LOT SIZE- PROPOSED DENSITT: PEFiIlTTED DENSITT- EXISTING ZONING- DEDICATED R-O-LU. FRONT -15 I EAR -20'SIDE -5',15'ADJACENT TO STREET IO4,O25:1:S.F.(2.38,ACRE.S) DETACI-IED-SINGLE FAPllLT 15 6,98,2±5]:. 6.10 D.UJAC. 8,DJJ./AC. R-8, 15,2,.1±59. DENSITT CALCULATIONS GROSS AREA OF PROPEtRTT: -DEDICATED R-O-LU: NET SITE AREA: NO.OF LOTS- NET DENSITT: IO4,O29 +S.F.OR 238,8,ACRES 152e,.1±S.F. 90,.1,2 ±5.F.OR 2.08,ACRES 15 ,.25 DUIACRE 15 LOTS ULD SULT IN A NET DENSITT 6.10 DELLING UNITS PER ACRE. DENSITT ALLOWED:8,.0 DU/ACRE OLUNER JAE LEE P.O.BOX 5.16E.N.E.,SUITE 1OO MERCER ISLAND,LUA 98,040 APPL ICANT LANDTRUST INC. 1560 14OTIl AvE.,N.,SUITE 1OO BELLEV1JE,UJASI-IINGTON 98,OO5 (425).14.1-1"126 CONTACT-PATRICK GILROT ENQINEER /SURVEYOR /PLANNER OPEN 5PACE co DESIGN INC.1,;';;N 2T.PLAE.SUITE ;o;PE RCENTAE CAL CUL ATION BELLEE.Wa..NTON OO1 TT 104,O2'S]=.OR 23 ACFP.ES 1OO.O CONTACT-EDGAR T.JONES,P.-ENGINEER -OPEN SPACE:O*SF.O.O GLENN tR.SPRUE,PJ-.S.-SURVEYORMICIIAELCIIEN,PLANNER TOTAL OPEN SPACE FOR R-8,CALCULATIONS.-DATUM CITT OF RENTON -NAVI:D 198,8, BENCHMArk5SHEETINDEXPT19o1:CIIlSELED []IN SE CORNER --C(::C.JTE HAILBOX BASE,LU.SIDE 142ND AvE. I TITLE SIlEET SE.,OPPOSITE I-lOUSE M2014EL.4"12&OR (1449 METER.) 2 EXISTING CONDITIONS PT 2119 =BRASS SUtRACE DI,<,AT 5 PR,ELIPIlNART PLAT INTEECTION SE.128,Til ST.I 142ND AvE.S. EL.426.42 OR (129.9"14 METERS) 4 TREE CUTTING AND CLEARING PLAN 5 PLIINART GDING AND UTILITT PLAN PEL.N.LNPE PLaN 4,e,15 OF BEAIN5 NCO'O2'42"E BETLUEEN TIlE PIONUI1ENTS FOUND AT TIlE EAST QU.IRTER AND TIIE NORTIIEAST SECTION COtIER SE,;TIC::110,TOUJNSI-IIP 25 NORTII,IR,4NGE 5 EAST.,.H.PER K..c;.A.S. 5 4 3 2 ,RENTON i i /I ,,I NE TH STREET I GR ' //'X CEMETERY 1 16 15 14 l--MAPLEW00D.-0L c0u VICINITT AP 1"=5000'* COMMUNITY @ @ \\\/ @ ® NEIGNBONOO DETAIL MAP I"=400'± I t £ Q £ Lk < d ) i II I i I LdZ -(./.)<LLI E SHEET 14< LLI>0rY {3._O_< i OF '/6 PROJECT NUMBER 0517i SW SEC.10,TWP.23 IV.,RGE.5 E.,W.M. 6OLID GONTOUR PER GORE DE,I,N,INC... DAI4ED C..ONTOUR6 BT OTHER ','iV fO.!wA'G If'iC::lC:::l rENI "1 C3 "" Z 2 ,i ©_F-i if)< •!c,i c,,, SHEET U .In"C.lw© uj <cS I ,i ii-- >0 0._! < OF 2 6 PROJECT NUMBER 0517I SWI/4,NEI/4 SEC.i0,T]4/P.23 N.,RGE.5 E.,W.M. DEVELOP,EN,--'i.A ;tlN DEC 2 2",,.., RECEIFEO ,I < z0 D ,iy C qZ ,q J °1 1-1 °1 , ::,,,_..-/ a2e,l d3 "J C3WLd> z s_"0wco:ocI--<[EL <Ld C_"0__r7 d3 d]< i SHEET OF 3 6 PROJECT NUMBER 05.1.7.1. SEC.i0,TWP.23 N.,RGE.5 E.,W.M. ii 'i ::::::i! ....,i!i ::ii:iiii:W:!:" J :[:i::: •i ::i! CITY O >;:,*¢'':": 'iDEC23?,({: RECEiVe::, LJ :"Z() LJ EE SHEET OF 4 6 PROJECT NUMBER SWl/4,NE 1/'4 SEC.i0,TWP.23 N.,RGE.5 E.,W.M. i!!ii ...............................ili NEW CURB,GUnER ;DE*AU Br iiL-DGEWOOD LANE DIV.5 j i . i:!:!:!i i:i i!i ........................................................i i ..................i !..,,.-._,. it/::£:::i"i i !'............................................................:'!..":::i::":"............................:.iI ..........................................:::i i : ?....t'':''::.......................::!;:!...................,:................................................................................................,....................................................!,................................................;9 .........:::::::i :...............:-/.......i i:i i N.E.lOTt-!t='L,ACE......................................i iii "...................... ilil i i! NO.6650869 {i:i:!ii!:......"i!:...:..............,, o AaAN).......:.....I .....:::.........:-..:.:;:,.......................•'.......(.::;:V ".:":::i .......'V":;:..."::':::::...:;:":'..'::i::":...::.:-"" ..............i ,/W 60"R/W I VARIES 16'--18'5.O'5.O"ifPLANTER SIDEWALK NEW ---0.5' PA EMENT ._+IO' EXIST. PVMT :::i:::i :i:.:::.'::::::!::::::'::;:::::..:::.g."::i.:¢'::i.:::..::i:1.::::::::,!:::::::i.:ki!:'::::ii::i:!".:.ii::.:............::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: CEMENT CONCRETE ........ ERllCAL CURB •GUTTER -'---VARIES 2'-4'42''ADDZ.R/W 16'L 16"WHERE SHOWNONPLAN WEDGEWOOD LANE D/Y.4 CONST. _SIDEWALK I--0.5" NELU LUTEtR vALVE FIfRE HYDtRNT UTILITY POLE G,UY ANCMO OVEfHED POLUE UTILITY POLE LU/,Tf;EEET LII-IT ,TOt"I LOT DtRAIN F II,E HTDf,NT LUATEf ,VC..i PIETEf ,IDE ,EUJEf ,EIR/IC,E,°IUTIL.ESMT PRIVA TE SD ESMT --5'PUBLIC SIDEWALKEASEMENT 5.0'RfW 5.0' SIDEWALK-PLANTER 'I 0,5" '::.:::":"':"..::"."::".."I,..i'-'Y":'-:'-::';F,1,,--,v'l .':...-7'......:.:.. + I/VEDGEWOOD LANE DIV.5 CONST. HOQUIAM A VE NE ROAD SECTION NO SCALE NE .0TH ST ROAD SECTION NO SCALE DEVEL-I0-yP.M.E:Nr PLANNING....OF REN'I"ON DEC 2 3 2005 RECEIVED ILI I<1I,I r i ICl ILdlIn-"l i Ol71 I L Lj Y cN _c,-}"LiLd .,.."'3 - ._) ILl Q:i (.bQ.z I_O L..,.j n "J C _I Ld z :_"0uJ(_9 :rYI--<CL<Ld []"EL iSHEET OF 5 6 PROJECT NUMBER 05.1.7.1. F. SW I/4,NEI/4 SEC..0,TWP.23 N.,RGE.5 E.,W.M. DIA. REMOVE ALL U,IR.AP,TIES,ANp CQNTAINEfS SCORE ROOTBALL AND LUORK NUfeERY SOIL ALLtAY FROM PERIMETER ROOTS. SPIJE4E:)ROOT INTO EXCAVATION. ET BALL ON UNDISTURBED BASE OR COMPACTED MOUND UNDER BALL PENETTION TO SUBBASE (÷)12" TREE PLANTING AND STAKING SCALE NONE OEVELOFy{,Nr ,:xA!&%G aEcev) -LJ < Lf)Zo U3 ,I,y %%1 141olYILl,i ,11 •,(q .,.j r'q 3__LLJbJ 7 "-0Ld©-:I--<<LL c_"n i SHEET OF 6 6 PROJECT NUMBER 05:7i