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HomeMy WebLinkAboutReport 0109I-zo-——Lñz.—I—I..LUXLUrnLU‘II CCynthiaMoyaFrom:StacyTuckerSent:Thursday,October11,201210:43AMTo:CynthiaMoyaSubject:FW:PORRequestLUA12-070/ChristelleRidgePleaseaddthefollowingtothePartiesofRecordtogettheHE’sdecision.Thankyou.Jtcw7k.IwJt&L,P1cz,L,tJCLLLJLCityofRentonICEOIPlanningDivision1055SGradyWay6thFloorRenton,WA98057Phone:425.4307282Fax:425.430.7300stucker@rentonwa.govPleaseconsidertheenvironmentbeforeprintingthisemailFrom:RocaleTimmonsSent:Thursday,October11,201210:41AMTo:StacyTuckerSubject:FW:PORRequestThisisforChristelleRidgewhichisLUA12-070.RocaleT.From:RocaleTimmonsSent:Thursday,October11,201210:41AMTo:StacyTuckerSubject:PORRequestJoeSingh18124RivieraP1SWSeattle,WA98166RocaleTimmonsCityofRenton-CurrentPlanningAssociatePlanner1055SouthGradyWayRenton,WA98057Tel:(425)430-7219Fax:(425)430-7300rtimmons@rentonwa.gov1 PARTIESOFRECORDCHRISTELLERIDGE2LUA12-070,PPMelvinCarrothers4320NE25thPlaceRenton,WA98059tel:(425)226-3545(partyofrecord)MarkRigosPublicWorksDirectorCityofNewcastle12835NewcastleWayste:#200Newcastle,WA98056(partyofrecord)TomToumaToumaEngineers255SW41stStreetRenton,WA98057tel:(425)251-0665emi:mhtouma@aol.com(contact)SoundBuilding&Development,LLC21222132ndAvenueSEKent,WA98042(applicantIcontact)Updated:10/03/12(Page1of GRAPHIC SCA1 - (mm,)N,LEGEND ‘¶%Nt sSE IN CASE‘.1—-——N .TETREAARMTWIMOSR)‘N’11(858, 987.,’“ZN 4 P9898 49598 9 CAD -N N 98 ______ S 092935’C (30 00’-‘N N V. , ‘S ESR5TVT(flPSN,,, ‘‘“P T4, NICINIWMAP/4,‘N ,,4.’/ /s. °‘“N0 ‘%;_\—-SURVEY NOTES:/-4,’‘“V IASWVMOIT;TOPCON OPT 98980 TOTAL STATOSI“4’“/‘N ,%\;,SETh noowmNo /N \H 4’ER/SE.J //“‘.‘,)7’5ECT985W41235,44E,4-/ -“N ,, (N 495E3S5/ , ‘N ‘‘.N, ‘soo ciw op MORTON 598 91434 LDTI -N LOT2O ,,‘ N N - ‘“S I.ONRTSRTS4NCC4OSETEPORT\NN —--0 ‘TITSA NET N°N’N,,\PLATOATA ‘C’-, ‘‘TOTAL RROR —153.444 SCUADE ftt9)TN AC) w ,‘-CSq,“p N ‘MOTTO,Rfl OTOICAT1ON flIES —0.68 44•(,‘,LOT)N.N-‘\‘NU5TEROPLOTS-23L015N ,0 “‘N — --I S 5 ZONE —RNSNLDCFSSSLYRESOEIPIAL P ,‘‘\‘s,3,/9/ —“-‘A—\‘DB931N—T.SODU/ACNELDT2S -‘.“—“-“3$I ‘,OWNERSNLOT‘,“ _,S \‘SOUND BLOC &DEVELOPMENT,IC -NONNEBEN NW?NIE’ ‘\o.:’.“ ,• “,.“N ‘,\21222I32NONVESE5451’’\N ‘.‘,.‘ ‘\N o ‘,\REST,WAS4T4ZN’‘N.‘%5 ‘.‘,,,.Y -“,N ‘ PR DOS-mO-TONS ‘ ‘‘ ‘4 %:-LOTI7 “ ‘-N -.N’4’‘-:.N)’“\NEE %\‘.ENGINEER/SURVEYOR5VS“.4 4.%‘-V -“A ‘SN TDIJMAENONEERTLDT5L004LOT34\CSN LOT / 4 I N N ‘ /‘ ‘P N ‘‘“N A IVY I”iT7 :::::‘::::‘‘LV--- ,N N N”‘NC,•/ —-H ‘“LDTT4 ‘)5%,;N N \ ___ ____1 N no -yy-m e NN\ 5.‘‘/LOT11I -‘•T,7 _LOON , Loon ,LOT13 “LNI”A9’ N B ‘A ‘ °‘“‘““““S S,’2•I ‘ N ,,,,,,,,,,,,,,,,,,j,, ““‘N NA S 551330 E 430 43’ ‘ I :0 2 L’T IL’LI.’30 [1 1 I i ‘IILI-’’VV ¶.I1LL .LL’V’,’IT”SV’PL 4 PORTION OF THE NW 1/4 OF THE NW 1/4 SECTION 3,TOWNSHIP 23 NORTH,RANGE 5 EAST,W,M. CITY or RENTON,STATE OF WASHINGTON C I— 0 4- 00, 9)- z _J w W IX C to, a U 65 p ICk h nnhI fl jIii CURVE “ABLE CURVE IL FIESTA I BASICS CCLTV CI /j93 2300 “sol “ z N UQf(/1jfl 5‘u LEGAL DESCRIPEON ThAT PORTOS OF ThE NORTOTEST BOASTER OP ThE NTRTRTEST BONNiER SE SCECTON 3,TOASSAIP T3 NORTh,RASSE 5 EASt RN., IN EISA COUNTO,RASAISVTCRI,DESCBI4EO AS p985545; E982MENSND AT ThE N0445TEST CONNER SF SAID SASOB530; LA THENCE SOLVE 482435’EAST GLOSS TOE 698Th ANE OP ThE 555505 86331 TEN TO ThE WOE PONT SE SEDONSINC; ThENCE COSTRS:NS SOATh 842535 EAST 13A.A6 FEET TO TIE S98Th4ESTERLT MORON OP 598830 ROAD; FE I ThENCE SOUTh 4T’TC’ASC EAST ALONG SAID MORON A2A.4A PEN; ThENCE SOUTh 0I’4A’D5 TEST 18482 IEEE ThENCE NORTh 891335 TEST 830.33 FEET;I ,ThENCE 898Th 0I’A7’ASF EAST 25.90 FEET; fl FE ‘ThESDE 898Th 891335 TEST 2478 FEET, ThENCE NORTh 019405 EAST 314.12 FEET TO ThE WOE PONT SE (ALSO ARSON AS LOT 3 SE LOT ORE AONSTSESS NO.AN 010—40, RETaRDER IN TINS EBOSFE TEEOR4RIS SO 9102124984). PI1 ___ _____ I,NE 24TH S7REET IRON 098 IN CONCRETE A F INTER.DONE 24Th ST &UNION AlE RE (4/ON)RESOUC MON fF030 TCATAO,X2.38’ 7,35,430 II’ CC 450 63’ L --“:“------‘c I-z IrB7/4 COB 0CC 3-23-00 FOUND I 2’ROADS DISK wft 98 CONE AT TEE lISPER AEOO98SF&ANUON p325 (3/ON) LINE TABLE:Nr:iH lAX L3I 95 rPILIAITI IS 30—C)___________________________7WMAENaNEERSCRISTELLERIDGEPLATSTREETPROFILES—-DATtRm t;;fL/7,;7//7(sv2n)62’6f31(3w34YM9/Nfl)(s-—N—-—-3s‘34I/owen(SVJw)zgzoce44.4gseeoS(owrnvag.40Sin’s)‘C’s0C0.---4-—3CUw0*4:--(Jdd4WASSd—S3UflUfl_!ttfH“_tIV]d300Id3113ISIdD‘,L-jRhA31131 9-d ONJNQZcoLfluivo!SJflOZ 0’0110—011—100 HI g 00006 60 1036 .30 300 P0001 —00010 33133 o 0610100 001100 Sd3NMO — 30 .00 1011 1 631010100616 —000-01111 S0iA6d01H10110 fly 30 .0 100 0 ifl000l SJ060i 0310 —.030003 0310,630i ofli31H 30 ,0 i00 0 631116300003 630604 —030004 63104110103 0 30 0 ivy o vfl,10fi0o 0060130001 —£1101 vrfoonooo 0 30 310 300 i 6300036 060310 —.303310 01003130 0 fl’103 0 o •o ivy 0 34003113300 —00001000 0 31600 0 0 0 160063 00 03301 133010 000 103 •l 40]d 06030060 —.00040000,000003103 1103:1 ‘ll 7!n7 ,u f ONINVIS ]]d!SPONJJONOD 40100 031 0310311040 033000360 50 0.13011 6110 wr 0193 15:1 .1.00—33 r0031,I30116440.0 010000 360 53300 30300 3510d iiv 96010 036303 1306 33 4091031 0 i3010I 0001 SI 03361 0311960 91110 0306 0013 .6 hObo,050100id 30 30’J 0 0611069 30 101 0003 03301030 oIl 3301 0030331003 ‘000 1000 30000 0001010 50 10 03000630 6331i03 3161 SF100111930 61010 .01 01 1011 060i01 lOu 0166600 111 £31030 010730)41100 ‘033 131064 033 310101 6303000100 003000 01 0300001 00 031,1110 01 330000 :00 3303330 60 0100306113000133116100360330110130103000163110013061065111131lOis00 1014 630 10 311003 :00 30000000 001111!0000’060 030,03100 360 633 311.00300 513000 0033 331 3311061 saoo 10611 hI MI 61100 1301001 .0 iiOIOllI 00336 05150i1 310 III 10031 333104003 .0 110S6I£001330061 000 £110634 03011030 110 010101 000 00)1100 000 111 ill 1110 ol400l SiLON 1IVIJO ONLLNV]d Rfl?JFIS 1IVN]U SND1VIS 335± 333 rnp- a a —I -<0(j) a >rn z> 0 a LEi : - 0 0011 0 000000 1016 “0 10006000 JO oooiooddy o.op 003110 90 03361 1330o0 000 163 .03140060060000161130063—.0010 500003,03010001014 0310 1060110 00 03301 133610 000 103 .0 31400 1301000 030 —4311000 030.06000 0330 000611 00 000 16 .0—0 0000130100 00300630 0030100113114 .LSfl .LNV1d S W&1INCn —‘ssi-N / GRAPHIC SCALE — 8a293 L 3 9 N5 \ --—-- j--- TRACTA ‘N S -- I 1 /COT 20 NN \ .•---.. 4 ..COT 19 -‘N. -- t / —_ Z COT 18 .-S ‘N ih 500 500I- -S.--. - . -COT 17 --.\%- -00 - -‘1 -/.LOT1R I LOT4 C15 \ N\\to 97 - -LB --CT -. .- —— 4 LOT I -/. •N 5 ---- 03 N N.E.24TH S?REET . .--. L06 L0T7 COT COT9 COT1 /LOTI3 S 891351 0 4303 \ _JfTT C 1 E 0 9 8 Cf ________ 48!NE CSR p7325 (3/SO) 1 EL 44486 TAX LT1 SO I 7g )A _____________ v/sf011 ______ 4/its 4,, 1 I— 0 zw -J C) (1) 0 h tij5 1 LiE.Es BY___________OATE_ BY__________ BY__________OAT BY___________DATC_ BY___________DATE_____ I II STATE OF WASHINGTON,COUNTY OF KING }AFFIDAVIT OF PUBLICATION PUBLIC NOTICE Linda M Mills,being first duly sworn on oath that she is the LegalAdvertisingRepresentativeofthe Renton Reporter a weekly newspaper,which newspaper is a legal newspaper ofgeneralcirculationandisnowandhasbeenformorethansixmonthspriortothedateofpublicationhereinafterreferredto,published intheEnglishlanguagecontinuouslyasaweeklynewspaperinKingCounty,Washington.The Renton Reporter has been approved asaLegalNewspaperbyorderoftheSuperiorCourtoftheStateofWashingtonforKingCounty.The notice in the exact form annexed was published in regular issuesoftheRentonReporter(and not in supplement form)which wasregularlydistributedtoitssubscribersduringthebelowstatedperiod.The annexed notice,a: Public Notice was published on September 7,2012. The full amount of the fee charged for said foregoing publication isthesurn1$70.00. /_; Lda M.Mills Legal Advertising Representative,Renton ReporterSubscribedandsworntomethis7thdayofSeptember,2012. Kathleen C.Sherman,Notary Public for the State of Washington,Residing in Buckley,Washington NOTICE OF PUBLIC HEARING RENTON,WASHINGTON A public Hearing will be held bytheRentonHearingExaminerintheCouncilChambersonthe7thfloorofRentonCity’hall,1055SouthGradyWay’,Renton. Washingotn,on September 1$,2012 at 2:00 pm to consider thefollowingpetition: Christell Ridge 2 Preliminary Plat LUAI2-070.PP Location:SE 95th Way &AnacortesAveNE.Applicant request20lotPreliminaryPlatapprovalona3.5-acre,R-8zonedSite.Original approval granted on 4/18/05 (LUAO4- 100)and expired on 4/18/10. Since the original approval asignificantamountofgrading has been done very little infra structure has been constructed. The site contains steep slopes. All interested parties are invited to attend the public hearing. Published in the Renton ReporteronSeptember7,2012.#674123. CCCITYOFRENTONDEPARTMENTOFCOMMUNTY&ECONOMICDEVELOPMENT-PLANNINGDIVISIONAFFIDAVITOFSERVICEBYMAILINGOnthe2nddayofOctober,2012,IdepositedinthemailsoftheUnitedStates,asealedenvelopecontainingReporttotheHearingExaminerdocuments.Thisinformationwassentto:NameRepresentingSoundBuilding&Development,LLCOwnerTomTouma,ToumaEngineersContactMelvinCarrothersPartyofRecordMarkRigosPartyofRecord(SignatureofSender):STATEOFWASHINGTON)55COUNTYOFKINGIcertifythatIknoworhavesatisfactoryevidencethatRocaleTimmonssignedthisinstrumentandacknowledgedittobehis/her/theirfreeandvoluntaryactformentionedintheinstrument.Dated://NotaryPublicinandfortheStateofWashingtonNotary(Print):,Myappointmentexpires:ProjectName:ChristelleRidge2PreliminaryPlatProjectNumber:LUA2-070,PPpurposes CDEPARTMENTOFCOMMUNITYCityofANDECONOMICDEVELOPMENTn1t©JiHEARINGEXAMINERPUBLICHEARINGOCTOBER9,2012AGENDACOMMENCINGAT10:00AM,COUNCILCHAMBERS,7THFLOOR,RENTONCITYHALLTheapplication(s)listedareinorderofapplicationnumberonlyandnotnecessarilytheorderinwhichtheywillbeheard.ItemswillbecalledforhearingatthediscretionoftheHearingExaminer.PROJECTNAME:ChristelleRidgePROJECTNUMBER:LUA12-070,PPPROJECTDESCRIPTION:SE95thWay&AnacortesAveNE.Applicantrequest20lotPreliminaryPlatapprovalona3.5-acre,R-8zonedsite.Originalapprovalgrantedon4/18/05(LUAO4-100)andexpiredon4/18/10.Sincetheoriginalapprovalasignificantamountofgradinghasbeendoneverylittleinfrastructurehasbeenconstructed.Thesitecontainssteepslopes.HEXAgenda1O-9-12.docx IDEPARTMENTOFCOMP.jNITYitY0fANDECONOMICDEVELOPMENT[f.)1];iREPORTTOTHEHEARINGEXAMINERA.SUMMARYANDPURPOSEOFREQUESTREPORTDATE:October10,2012ProjectName:ChristelleRidge2Owner/Applicant:SoundBuilding&Development,LLC;21222—132ndAveSE;Kent,WA98042Contact:TomTouma;ToumaEngineers;255SW415tSt;Renton,WA98057FileNumber:LUA2-070,PPProjectManager:RocaleTimmons;AssociatePlannerProjectSummary:TheapplicantisrequestingPreliminaryPlatapprovalfora20-lotsubdivisionona3.53-acresite.ThesubjectpropertyislocatedattheintersectionofSE95thWayandDuvallAveNEandabutstheKingCountyboundarytothenorth.TheproposalwentbeforetheCity’sHearingExaminer,onFebruary1,2005,fora22-lotpreliminaryplatandapprovalwasgrantedonApril18,2005(LUAO4-100)subjecttoconditionsincludingaconditiontoreducethenumberoflotsdownto20.CityCounciladoptedtheExaminer’srecommendations.However,thepreliminaryplatapprovalexpiredonAugust18,2010andtheapplicantisnowrequestingpreliminaryplatapprovalinordertocontinueconstructionandproceedtorecording.Sincetheoriginalapprovalin2005theapplicanthasdoneasignificantamountofgrading.Verylittleinfrastructurehasbeenconstructed.ThesiteislocatedwithintheResidential-8(R-8),single-familyzoningdesignation.Proposedlotsizesrangefrom4,567to9,697squarefeet.TractAofthisplatisreservedfordrainageandsewerinfrastructure.AccesstothesitewouldbegainedfromSE95thWay,inKingCounty,viaproposedWhitmanPlaceNE.Theproposedinternalstreetterminatesattheeasternpropertylineforfutureaccesstotheneighboringlot.Thesitecontainssteepslopes.ProjectLocation:SE95thWay&AnacortesAveNESiteArea:153,980SFProjectLocationMapHEXReport.docx CityofRentonDepamentofCon.nity&EconomicDevelopmentCPreliminaPlotRepo,t&DecisionCHRISTELLERIDGE2PPLUA2-070,PPReportofOctober10,2012Page2of12B.EXHIBITS:Exhibit1:RecommendationtotheHearingExaminer(datedOctober3,2012)Exhibit2:PreliminaryPlatPlanExhibit3:LandscapePlanExhibit4:AerialPhotographExhibit5:GradingandRoadwayPlanExhibit6:SEPAAddendumExhibit7:OriginalPreliminaryPlatApproval(LUAO4-100)Exhibit8:ProofofNoticeofApplicationMailingExhibit9:CityofNewcastleCommentsExhibit10:PropertyServiceCommentsExhibit11:GeotechnicalReportAddendum(August2,2012)Exhibit12:ZoningMapC.GENERALINFORMATION:SoundBuilding&Development,LLC1.Owner(s)ofRecord:21222—l32’’AveSEKent,WA980422.ZoningDesignation:Residential—8du/ac(R-8)3.ComprehensivePlanLandUseDesignation:ResidentialSingleFamily(RSF)4.ExistingSiteUse:ExistingSingleFamilyResidence5.NeighborhoodCharacteristics:a.North:SingleFamilyResidential(KingCounty)b.East:SingleFamilyResidential(R-1zone)c.South:SingleFamilyResidential(R8zone)d.West:SingleFamilyResidential(R-8zone)6.SiteArea:153,980SF(3.53ac)D.HISTORICAL/BACKGROUND:ActionLandUseFileNo.OrdinanceNo.DateComprehensivePlanN/A509911/01/2004ZoningN/A510011/01/2004AnnexationN/A419501/23/1989PreliminaryPlatandLUAO4-100N/A03/01/2005EnvironmentReviewHEXReport.docx DEPARTMENTOFCOMIV”‘NITYANDECONOMICDEVELUiMENTtiiE.PUBLICSERVICES:1.ExistingUtilitiesa.Water:Thesiteislocatedinthe565waterpressurezone.Thereisa12-inchwatermainstubinSE95thWay.b.Sewer:SewerservicewillbeprovidedbytheCityofRenton.c.Surface/StormWater:Therearelimitedstormdrainageimprovementsinthearea.2.Streets:Therearenostreetimprovementsfrontingthesitein95thWaySE.3.FireProtection:CityofRentonFireDepartmentF.APPLICABLESECTIONSOFTHERENTONMUNICIPALCODE:1.Chapter2LandUseDistrictsa.Section4-2-020:PurposeandIntentofZoningDistrictsb.Section4-2-070:ZoningUseTablec.Section4-2-110:ResidentialDevelopmentStandards2.Chapter3EnvironmentalRegulationsandOverlayDistrictsa.Section4-3-050:CriticalAreasRegulations3.Chapter4PropertyDevelopmentStandardsa.Section4-4-030:DevelopmentGuidelinesandRegulationsb.Section4-4-130:TreeCuttingandLandClearingRegulations4.Chapter6StreetsandUtilityStandardsa.Section4-6-060:StreetStandards5.Chapter7SubdivisionRegulationsa.Section4-7-080:DetailedProceduresforSubdivisionsb.Section4-7-120:CompatibilitywithExistingLandUseandPlan—GeneralRequirementsandMinimumStandardsc.Section4-7-150:Streets—GeneralRequirementsandMinimumStandardsd.Section4-7-160:ResidentialBlocks—GeneralRequirementsandMinimumStandardse.Section4-7-170:ResidentialLots—GeneralRequirementsandMinimumStandards5.Chapter9ProceduresandReviewCriteria6.Chapter11DefinitionsG.APPLICABLESECTIONSOFTHECOMPREHENSIVEPLAN:1.LandUseElement2.CommunityDesignElementH.FINDINGSOFFACT:1.Theapplicantisrequestingapreliminaryplatinordertosubdividea3.53acresiteinto20singlefamilylotsandtwotracts;onetractforaccessandtheotherfordrainage(TractsAandB).Theproposalwouldresultinadensityof7.52du/ac.ProjectLocationMapFHEXReport.docx CityofRentonDepartmentofComt”inity&EconomicDevelopmentCHRISTELLERIDGE2PPReportofOctober10,2012PreliminaryPlotReport&DecisionLUA12-070,PPPage4of122.TheproposalwentbeforetheCity’sHearingExaminer,onFebruary1,2005,fora22-lotpreliminaryplatandapprovalwasgrantedonApril18,2005fLUA04-100)fora20-lotplatsubjectto10conditionsofapproval(Exhibit7).3.ThePlanningDivisionoftheCityofRentonacceptedtheabovemasterapplicationforreviewonAugust13,2012anddeterminedcompleteonAugust23,2012.Theprojectcomplieswiththe120-dayreviewperiod.4.ThesubjectpropertyislocatedattheintersectionofSE95thWayandDuvallAveNE.5.ThepropertyisintheResidentialSingleFamily(RSF)ComprehensivePlanlandusedesignationandtheResidential8fR-8)zoningclassification.TheRSFdesignationisintendedforuseasqualityresidentialdetacheddevelopmentorganizedintoneighborhoodsaturbandensities.Itisintendedthatlargersubdivision,infilldevelopment,andrehabilitationofexistinghousingbecarefullydesignedtoenhanceandimprovethequalityofsingle-familylivingenvironments.6.Theproposedsubdivisionwouldresultin20lotsranginginlotsizefrom4,567to9,697squarefeetandtwotractstotaling14,200indedicateddrainageandaccess.7.ThesiteiscurrentlyvacantAsProposedLotSizeWidthDepthLotl6,653SF77feetlO7feetLot29,697SF65feet107feetLot36,492SF64feet105feetLot45,250SF50feet105feetLot55,250SF50feet105feetLot64,984SF55feet92feetLot74,600SFSofeet92feetLotS4,600SF50feet92feetLot94,980SF55feet92feetLot104,596SF55feet109feetLot115,S18SF50feet109feetLot125,012SF5$feet82feetLot134,567SF58feet92feetLot145,169SFSofeet(avg)105feetLot154,754SFSofeet111feetLot16S,744SF50feet111feetLot175,719SF50feetlilfeetLot185,805SF50feetlllfeetLot198,801SFSsfeetlllfeetLot206,639SF50feet115feetDrainageTractA11,014SF--AccessTractB3,186SF--9.Accesstotheplatwouldbeprovidedviaaninternalstreet(WhitmanP1NE)extended390linealfeetfromSE95thWayterminatingatthewesternpropertylineforfutureconnectiontotheneighboringparceltothewest.Lots1-11and16-20areproposedtoaccessdirectly,viaprivatedriveways,fromWhitmanP1NE.Lots12-15areproposedtogainaccessviaanaccesseasementextendedfromWhitmanP1NE.8.ThefollowingtableareproposedapproximatedimensionsforLots20:HEXReport.docx CityofRentonDeportmentofComm”riity&EconomicDevelopmentPreliminaryPlotReport&DecisionCHRISTELLERIDGE2PPLUA2-070,PPReportofOctober10,2012Page5of1210.Topographically,thesiteishillyandslopesdowntothenorthwithaverageslopesof20%.Therearesmallportionsofthesitewhereslopesrangefrom30-45%primarilyinthenorthernportionofthepropertyadjacenttoSE95thP1.However,theslopesdonothavea15-footorgreaterverticalriseandarethereforenotregulated.11.TheapplicantsubmittedaGeotechnicalReportpreparedbyGeoGroupNorthwest,Inc.datedJune21,2004.AnaddendumtotheoriginalgeotechnicalreportforthesitewaspreparedbyGeoGroupNorthwest,Inc.,datedAugust2,2012inordertoprovideanupdateontheexistingretainingwall(Exhibit11).12.Therearenosignificanttreesleftremainingonthesite.Priortotheclearingassociatedwiththeoriginalapprovaltherewereapproximately48coniferousand140deciduoustreesonsite.13.Therearenocriticalareasonsite.14.Theconceptuallandscapeplansubmittedwiththeapplicationincludestheinstallationofstreettreeswithinaproposed8-footplanterwithintherightofwayalongwithlandscapingwithintheDrainageTractandanislandlocatedwithintherightofway(Exhibit3).Vegetationproposedincludes:BradfordPear,Douglasfir,crimsonkingNorwaymapleandredsunsetmapletrees;Oregongrape,allegroheather,andlaurustinusviburnumshrubs.Groundcoverconsistsofkinnikinnick.15.AdrainageplananddrainageTIRhasbeensubmittedbyToumaEngineerswiththesiteplanapplication.Thereportaddressescompliancewith2009KingCountySurfaceWaterManualandCityofRentonAmendmentstotheKCSWM,Chapters1and2.Allcoreandsixspecialrequirementshavebeendiscussedinthereport.BasedontheCity’sflowcontrolmap,thissitefallswithintheFlowControlDurationStandard,ForestedConditions.ThedrainagereportdiscussesmeetingtheareaspecificflowcontrolrequirementunderCoreRequirement#3.Acombineddetentionandwaterqualityvaultisproposed.16.PursuanttotheCityofRenton’sEnvironmentalOrdinanceandSEPA(RCW43.21C,1971asamended),onOctober26,2004,theEnvironmentalReviewCommitteeissuedaDeterminationofNon-Significance-Mitigated(DNS-M)fortheChristelleRidgePreliminaryPIat.TheDNS-Mincluded5mitigationmeasures.A14-dayappealperiodcommencedonNovember8,2004andendedonNovember2,2012.Noappealsofthethresholddeterminationwerefiled.17.PursuanttoWAC197-11-600(4)c,onSeptember24,2012,theEnvironmentalReviewCommitteeissuedanAddendumtotheDeterminationofNon-Significance-Mitigated(DNS-M)fortheChristelleRidgePreliminaryPlat(Exhibit6).Theaddendumwasusedtomodifymitigationmeasures1.a,2,3,4,and5inordertoreflectupdateddocumentsthathaveeitherbeensubmittedbytheapplicantand/oradoptedbytheCitysincethetimeoftheoriginalapproval.ThereisnoappealperiodheldforSEPAAddendums.18.Basedonananalysisofprobableimpactsfromtheproposal,theEnvironmentalReviewCommittee(ERC)issuedthefollowingmitigationmeasureswiththeDeterminationofNon-Significance—MitigatedAddendum:1.TheapplicantshallcomplywiththerecommendationscontainedwithintheGeotechnicalReportpreparedbytheGeoGroupNorthwest,Inc.datedAugust12,2012withregardtositepreparationandconstruction.b.TemporaryErosionControlmeasuresshallbeinstalledandmaintainedinaccordancewiththeDepartmentofEcologyStandardstothesatisfactionoftherepresentativeoftheDevelopmentServicesDivisionforthedurationoftheproject’sconstruction.c.Theapplicantshall,asnecessaryduringconstruction,havetrucksinspectedandcleanedbeforeleavingthesiteinordertoensurethatdirt,mudandothermaterialsarenotdepositedHEXReport.docx CityofRentonDepartmentofComm”nity&EconomicDevelopment,,_.PreliminoryPlatReport&DecisionCHRISTELLERIDGE2PPLUA2-070,PPReportofOctober10,2012Page6of12onpublicstreets.Theapplicantshallprovideforpromptsweepingorcleanupofanydirtormudorothermaterialsdepositedbytheproject’strucksonpublicstreets.Temporarytrafficcontrolshallbeprovidedasnecessaryforsafesweepingorcleanupoperations.d.Theapplicantshallindentifytheprojectclearinglimitsontheprojectdrawingspriortotheissuanceofconstructionpermit,andinthefieldpriortoinitiatingsitework.e.Theapplicantshalllimitsitedisturbanceincludingclearing,grading,utility,androadworkactivitiesfortooccurduringtherelativelydrymonths(AprilthroughOctober).1.Theapplicantshalldesignatestagingareasfortemporarystockpilesofexcavatedsoilpriortotheinitiationofprojectconstruction.Excavatedsoilsshallnotbeplacesonoradjacenttositeslopes.g.Theprojectcontractorshallperformdailyreviewandmaintenanceofallerosionandsedimentationcontrolmeasuresatthesite.h.Certificationoftheproperremovaloftheerosioncontrolfacilitiesshallberequiredpriortotherecordingofthefinalplat.2.TheapplicantshallpaytheappropriateParksMitigationMeasureFeepernewsinglefamilylot,asdeterminedbytheRentonMunicipalCodeatthetimeofpayment.ThefeeshallbepayabletotheCityasspecifiedbytheRentonMunicipalCodeeitheratthetimeofFinalPlatRecordingorbuildingpermitissuance.3.TheapplicantshallpaytheapplicableTrafficMitigationFeepereachnewadditionaltripgeneratedbytheprojectprior,asdeterminedbytheRentonMunicipalCodeatthetimeofpayment.ThefeeshallbepayabletotheCityasspecifiedbytheRentonMunicipalCodeeitheratthetimeofFinalPlatRecordingorbuildingpermitissuance.4.Theapplicantshallcomplywiththe2009KingCountySurfaceWaterDesignmanualforbothdetention(Level2FlowControl)andWaterQualityimprovements.5.TheapplicantshallpaytheapplicableFireMitigationFeepernewsingle-familylot,asdeterminedbytheRentonMunicipalCodeatthetimeofpayment.ThefeeshallbepayabletotheCityasspecifiedbytheRentonMunicipalCodeeitheratthetimeofFinalPlatRecordingorbuildingpermitissuance.19.Representativesfromvariouscitydepartmentshavereviewedtheapplicationmaterialstoidentifyandaddressissuesraisedbytheproposeddevelopment.Thesecommentsarecontainedintheofficialfile,andtheessenceofthecommentshasbeenincorporatedintotheappropriatesectionsofthisreportandtheDepartmentalRecommendationattheendofthisreport.20.StaffreceivedcommentsfromtheCityofNewcastle;regardingconcernsthatproposedwouldincreasenewdownstreamdrainageimpactsandworsenanexistingdownslopeanderosionhazards(Exhibit9).21.Nootherpublicoragencycommentswerereceived.I,.CONCLUSIONS:PRELIMINARYPLATREVIEWCRITERIA:1.CONFORMANCEWITHTHECOMPREHENSIVEPLAN:ThesiteisdesignatedResidentialLowDensityfRSF)ontheComprehensivePlanLandUseMap.TheproposalisconsistentwiththefollowingComprehensivePlanLandUseandCommunityDesignElementpoliciesifallconditionsofapprovalarecompliedwith:HEXReport.docx CityofRentonDepartmentofComr”nity&EconomicDevelopmentPreliminaryPlotReport&DecisionCHRISTELLERIDGE2ppCLUA12-070,PPReportofOctober10,2012Page7of12,,PolicyLU-147.Netdevelopmentdensitiesshouldfallwithinarangeof4.0to8.0dwellingunitsperacreinResidentialSingleFamilyNeighborhoods.PolicyLU-148.Aminimumlotsizeof5,000squarefeetshouldbeallowedonin-fillparcelsoflessthanoneacre(43,560sq.ft.)insingle-familydesignations.Allowareductiononlotsizeto4,500squarefeetonparcelsgreaterthanoneacretocreateanincentiveforaggregationofland.Theminimumlotsizeisnotintendedtosetthestandardfordensityinthedesignation,buttoprovideflexibilityinsubdivision/plotdesignandfacilitatedevelopmentwithinthealloweddensityrange.PolicyLU-i52.Single-familylotsize,lotwidth,setbacks,andimpervioussurfaceshouldbesufficienttoallowprivateopenspace,landscapingtoprovidebuffers/privacywithoutextensivefencing,andsufficientareaformaintenanceactivities.ObjectiveCD-C.Promotereinvestmentinandupgradeofexistingresidentialneighborhoods,.throughredevelopmentofsmall,underutilizedparcelswithinfilldevelopment,modificationandalterationofolderhousingstock,andimprovementstostreetsandsidewalkstoincreasepropertyvalues.PolicyCD-i3.Infilldevelopmentshouldbereflectiveoftheexistingcharacterofestablishedneighborhoodsevenwhendesignedusingdifferentarchitecturalstyles,and/orresponding“tomoreurbansetbacks,heightorlotrequirements.Infilldevelopmentshoulddrawonelementsofexistingdevelopmentsuchasplacementofstructures,vegetation,andlocationofentriesandwalkways,toreflectthesiteplanningandscaleofexistingareas.2.COMPLIANCEWITHTHEUNDERLYINGZONINGDESIGNATION:ThesubjectsiteisclassifiedResidential-8du/ac(R-8)ontheCityofRentonZoningMap.RMC4-2-11OAprovidesdevelopmentstandardsfordevelopmentwithintheR-8zoningclassification.Theproposalisconsistentwiththefollowingdevelopmentstandardsifallconditionsofapprovalarecompliedwith:Density:ThealloweddensityrangeintheR-8zoneisaminimumof4.0toamaximumof8.0dwellingunitsperacre.StaffComment:Aftersubtractingapproximately14,200squarefeetforprivateaccess“easementsand27,946squarefeetforproposedright-of-waydedications;thenetsquarefootageofthesiteis111,840squarefeet(2.57netacres).The20lotproposalwouldarriveatanetdensityof7.79dwellingunitsperacre(20lots/2.57acres=7.79du/ac),whichfallswithinthepermitteddensityrangefortheR-8zone.LotDimensions:TheminimumlotsizepermittedintheR-8is4,500squarefeetforlotsgreaterthan1acreinsizeand5,000squarefeetforlots1acreorlessinsize.Aminimumlotwidthof50feetforinteriorlotsand60feetforcornetlots,aswellasaminimumlot.,‘depthof65feet,isalsorequired.Insofaraspractical,sidelotlinesshallbeatrightanglestostreetlinesorradialtocurvedstreetlines.StaffComment:Asdemonstratedinthetableabove,alllotsmeettherequirementsforminimumlotsize,depth,andwidth.Setbacks:TherequiredsetbacksintheR-8zoneareasfollows:frontyardis15feetfortheprimarystructure;interiorsideyardis5feet;sideyardalongastreetis15feetforthe1’primarystructureand20feetforanattachedgarage;andtherearyardis20feet.StaffComment:Theproposedlotsappeartocontainadequateareatoprovidealltherequiredsetbackareas.(BuildingStandards:Buildingheightisrestrictedto30feetand2-stories.DetachedHEXReport.docx ReportofOctober10,2012Page8of12accessorystructuresmustremainbelowaheightof15feetandone-story.Theallowedbuildinglotcoverageforlotsover5,000SFinsizeintheR-8zoneis35percentor2,500SF,whicheverisgreater.Theallowedimpervioussurfacecoverageis75percent.StaffComment:Thebuildingstandardsfortheproposedlotswouldbeverifiedatthetimeofbuildingpermitreview.Landscaping:Tenfeetofon-sitelandscapingisrequiredalongallpublicstreetfrontages,withtheexceptionofareasforrequiredwalkwaysanddrivewaysperRMC4-4-070.StaffComment:Asproposedtheconceptuallandscapeplandoesnotcomplywiththe10-Notfootwideon-sitelandscaperequirement.Additionally,theapplicantdidnotdepicttheCompliantmodified5-footplanterstripstobelocatedwithinthereducedright-of-wayofMontereyAveNE.Thereforestaffrecommends,asaconditionofapproval,theapplicantberequiredtosubmitarevisedlandscapeplan,depictinga10-footwideon-sitelandscapestrip.ThefinaldetailedlandscapeshallbesubmittedtoandapprovedbytheCurrentPlanningProjectManagerpriortoFinalPlatrecording.Parking:Eachunitisrequiredtoaccommodateoffstreetparkingforaminimumoftwovehicles.V.,StaffComment:Sufficientareaexists,oneachlot,toaccommodateoffstreetparkingforaminimumoftwovehicles.3.DESIGNSTANDARDS:RMC4-2-115providesresidentialandopenspacestandardsfordevelopmentwithintheR-4zoningclassification.Theproposalisconsistentwiththefollowingdesignstandardsifallconditionsofapprovalarecompliedwith:LotConfiguration:OneoftheFollowingisrequired:Lotwidthvariationof10feetminimumofoneperfourabuttingstreetfrontinglots,orvfMinimumoffourlotsizes(minimumof400grosssquarefeetsizedifference),orAfrontyardsetbackvariationofatleastfivefeetminimumforatleasteveryfourabuttingstreetfrontinglots.4.COMMUNITYASSETS:Theproposalisconsistentwiththefollowingcommunityassetrequirements:TreeRetention:RMCThirtypercentofthetreesshallberetainedinaresidentialdevelopment.StaffComment:Therearenosignificanttreesleftremainingonthesite.Priortotheclearingassociatedwiththeoriginalapprovaltherewereapproximately48coniferousand140deciduoustreesonsite.Itisunclearhowmanytreeswouldhavebeenlocatedwithintheproposedrightofwayandoraccesseasements.Therefore,staffwasunabletocalculateNotthenumberoftreesthatwouldberequiredtoberetainedandasaresultreplaced.Staffcompliantrecommends,asaconditionofapproval,theapplicantprovideatreeretentionworksheetbasedonthelocationofthetreesonsiteatthetimeoftheoriginalapprovaltakingintoconsiderationofthenewproposedlotlayoutanddeductionsforright-of-wayandaccesseasements.Theapplicantshallberequiredtodemonstratethatthenumberofreplacementtreesonthelandscapeplanequalsasixtooneratioforreplacementtorequiredretainedtrees.TherevisedtreeretentionworksheetandrevisedtreereplacementplanshallbesubmittedtotheCurrentPlanningProjectManagerpriortorecordingoftheFinalPlat.5.COMPLIANCEWITHSUBDIVISIONREGULATIONS:RMC4-7Providesreviewcriteriaforthesubdivisions.TheproposalisconsistentwiththefollowingsubdivisionregulationsifallconditionsofapprovalareCityofRentonDepartmentofComrr’rnity&EconomicDevelopmentCHRISTELLERIDGE2PPPreliminaryPlatReport&DecisionLUA2-070,PPHEXReport.docx HillsideSubdivision:CPreliminaryPlotReport&DecisionLUA12-070,PP1.Informationconcerningthesoils,geology,drainagepatterns,andvegetationshallbepresentedinordertoevaluatethedrainage,erosioncontrolandslopestabilityforsitedevelopmentoftheproposedplat.Theapplicantmustdemonstratethatthedevelopmentofthehillsidesubdivisionwillnotresultinsoilerosionandsedimentation,landslide,slippage,excesssurfacewaterrunoff,increasedcostsofbuildingandmaintainingroadsandpublicfacilitiesandincreasedneedforemergencyreliefandrescueoperations.2.Detailedplansforanyproposedcutandfilloperationsshallbesubmitted.Theseplansshallincludetheangleofslope,contours,compaction,andretainingwalls.3.Streetsmayonlyhaveagradeexceedingfifteenpercent(15%)ifapprovedbytheDepartmentandtheFireDepartment.4.Streetwidthsmaybelessthanthoserequiredinthestreetstandardsforstreetswithgradessteeperthanfifteenpercent(15%)ifparkingprohibitionononeorbothsidesofthestreetisapprovedbytheAdministrator.5.LotsmayberequiredtobelargerthanminimumlotsizesrequiredbytheZoningCode.Generally,lotsinsteeperareasofthesubdivisionshouldbelargerthanthoseinlesssteepareasofthesubdivision.6.ErosionControlRequirements:AnyclearingorgradingshallbeaccompaniedbyerosioncontrolmeasuresasdeemednecessarybytheDepartment.CityofRentonDeportmentofCommlity&EconomicDevelopmentCHRISTELLERIDGE2PPReportofOctober10,2012—--Page9of12compliedwith:Access:Eachlotmusthaveaccesstoapublicstreetorroad.AccessmaybebyprivateaccesseasementStreetpertherequirementsofthestreetstandards.StaffComment:NodirectaccessfromanylotwithintheplatshallbeallowedontoSE95thWay.Thisconditionshallbeplacedonthefaceofthefinalplotpriortorecording.N/ABlocks:Blocksshallbedeepenoughtoallowtwotiersoflots.Streets:TheproposedstreetsystemshallextendandcreateconnectionsbetweenexistingstreetspertheStreetStandardsoutlinedinRMC4-6-060StreetStandards.StaffComment:FrontageimprovementsarerequiredtobeconstructedalongSE95thWayshallbedesignedandapprovedbytheCityofNewcastle.TheCity’scompletestreetstandardforresidentialaccessroadsis26feetofpavement,8-footplantingstrip,5-footsidewalk,andLEDstreetlightingalongbothsidesoftheroadinsidetheplat.Streetcrosssectionwillbeatotalwidthof52feet.Inordertoconstructtherequiredstreetimprovementsandmeetdensityrequirements,areduced42feetofright-of-waywillbededicatedtotheCityanda5-footeasementbackoftheplantingstripalongbothsidesoftheinternalstreetforthenewsidewalkwillberequired.V.,Theresidentialaddressesshallbevisiblefromthepublicstreet,WhitmanP1NE,byinstallingaprivatestreetaddresssignlistingresidentialaddressesofthesubjectplatattheintersectionoftheprivateeasementwithWhitmanP1NE.ThisconditionshallbesubjecttothereviewandapprovaloftheCurrentPlanningProjectManagerpriortothefinalplatapproval.TheproposedplotisanticipatedtogenerateadditionaltrafficontheCity’sstreetsystem.ATransportationImpactFee,pernetnewaveragedailytripattributedtotheproject,withcreditgivenfortheexistingsingle-familyresidence,wasrecommendedaspartoftheSEPAreview.Thefeewouldbeusedtomitigatetheproposal’spotentialimpactstoCity’stransportationsystemandispayabletotheCityasspecifiedbytheRentonMunicipalCode.V.’HEXReport.docx CityofRentonDepartmentofCom,r’9ity&EconomicDevelopmenti,..PreliminaryPlotReport&DecisionCHRISTELLERIDGE2PPLUA12-070,PPReportofOctober10,2012Page10of12StaffComment:Sitegrading,associatedwiththeoriginalapprovaltookplacein2005and2006.Theapplicantisproposingtoexcavateanestimatedadditional22,800cubicyardsofmaterial.Amajorityofthematerialwouldbeusedasfilltobebalancedonsite.Allunsuitablematerialwouldbetruckedawayfromthesitetoanacceptabledisposablesite.Withthelanduseapplication,theapplicantsubmittedanaddendumtotheoriginalGeotechnicalReportpreparedbyGeoGroupNorthwest,Inc.datedAugust2,2012.Noinformationwasprovidedwithregardtotheexistingsitegradingandwhetherornotitwasdevelopedinaccordancewiththeoriginalapproval.AsitevisitwasconductedonJuly26,2012byGEOGroupNorthwestInc.Nosignsofsoilinstabilitywereobservedandnogroundwaterseepagewasobserved.ALock-N-Loadtyperetainingwallextendsfromthesouthsideofthesiteentrancetothesoutheastalongthenortheastpropertylineabout320feetandturnssouthfor70feetatthenortheastpropertycorner.Theexposedportionsofthewallrangefrom3feetto20feetinheight.Thereportindicatesthewallisingoodcondition.Howeverthereportrecommendsageotechnicalinvestigationisconductedtodetermineiftheneededgeogridreinforcementsystemwasinstalled.TheapplicantisalsoproposingtoconstructaretainingwallalongLots2and3whichwouldhaveaheightof31feetatthetallestpointandanotherretainingwallalongLots6-12whichwouldhaveaheightof22feetatthetallestpoint.Aneight-partmitigationmeasurewasrecommendedaspartoftheSEPA,inordertomitigatetheproposal’spotentialimpacts.1.TheapplicantshallcomplywiththerecommendationscontainedwithintheGeotechnicalReportpreparedbytheGeoGroupNorthwest,Inc.datedAugust12,2012withregardtositepreparationandconstruction.2.TemporaryErosionControlmeasuresshallbeinstalledandmaintainedinaccordancewiththeDepartmentofEcologyStandardstothesatisfactionoftherepresentativeoftheDevelopmentServicesDivisionforthedurationoftheproject’sconstruction.3.Theapplicantshall,asnecessaryduringconstruction,havetrucksinspectedandcleanedbeforeleavingthesiteinordertoensurethatdirt,mudandothermaterialsarenotdepositedonpublicstreets.Theapplicantshallprovideforpromptsweepingorcleanupofanydirtormudorothermaterialsdepositedbytheproject’strucksonpublicstreets.Temporarytrafficcontrolshallbeprovidedasnecessaryforsafesweepingorcleanupoperations.4.Theapplicantshallidentifytheprojectclearinglimitsontheprojectdrawingspriortotheissuanceofconstructionpermit,andinthefieldpriortoinitiatingsitework.5.Theapplicantshalllimitsitedisturbanceincludingclearing,grading,utility,androadworkactivitiesfortooccurduringtherelativelydrymonths(AprilthroughOctober).6.Theapplicantshalldesignatestagingareasfortemporarystockpilesofexcavatedsoilpriortotheinitiationofprojectconstruction.Excavatedsoilsshallnotbeplacesonoradjacenttositeslopes.7.Theprojectcontractorshallperformdailyreviewandmaintenanceofallerosionandsedimentationcontrolmeasuresatthesite.8.Certificationoftheproperremovaloftheerosioncontrolfacilitiesshallberequiredpriortotherecordingofthefinalplot.ThesitesoilsconsistofglaciallydepositedGlacialTillsoils,consistingofanon-sortedmixtureofsilt,sand,gravel,HEXReport.docx CityofRentonDepartmentofComr-”nity&EconomicDevelopmentPreliminaryPlatReport&DecisionCHRISTELLERIDGE2PP(LUA12-070,PPReportofOctober10,2012Page11of12andsomecobbles.Theloosermaterialneatthesurfaceishighlyweathered;thematerialbecomesdenserandmotecementedasthedegreeofweatheringdecreaseswithdepth.Thereportidentifiedthepresenceofpermeablesandlayerswithintheglacialtillmaycontainwater.Thesitesoilswouldnotbesuitableforuseasstructuralfillduringwetweathermonths.Additionally,sitegradingandearthworkperformedduringthedrysummermonthsandtheimplementationofpermanenterosioncontrolshouldbecompletebymid-October.RelationshiptoExistingUses:Theproposedprojectiscompatiblewithexistingsurroundinguses.‘StaffComment:Thepropertiessurroundingthesubjectsitearesingle-familyresidencesandaredesignatedR-8ontheCity’szoningmap.TheproposalissimilartoexistingdevelopmentpatternsintheareaandisconsistentwiththeComprehensivePlanandZoningCode,whichencourageresidentialinfilldevelopment.6.AVAILABILITYANDIMPACTONPUBICSERVICES:PoliceandFire:PoliceandFirePreventionstaffindicatethatsufficientresourcesexisttofurnishservicestotheproposeddevelopment;subjecttotheconditionthattheapplicantprovidesCoderequiredimprovementsandfees.AFireImpactFee,basedonnewsingleVfamilylotwithcreditgivenfortheexistingsingle-familyresidence,wasrecommendedaspartoftheSEPAreview,inordertomitigatetheproposal’spotentialimpactstoCityemergencyservices.ThefeeispayabletotheCityasspecifiedbytheRentonMunicipalCode.Schools:ItisanticipatedthattheRentonSchoolDistrictcanaccommodateanyadditionalstudentsgeneratedbythisproposalatthefollowingschools:SierraHeightElementary,McKnightMiddleSchoolandHazenHighSchool.ASchoolImpactFee,basedonnewsingle-familylot,willberequiredinordertomitigatetheproposal’spotentialimpactstoRentonSchoolDistrict.ThefeeispayabletotheCityasspecifiedbytheRentonMunicipalCode.Currentlythefeeisassessedat$6,392.00persinglefamilyresidence.StormWater:Anadequatedrainagesystemshallbeprovidedfortheproperdrainageofallsurfacewater.StaffComment:AdrainageplananddrainageTIRhasbeensubmittedbyTournaEngineerswiththesiteplanapplication.Thereportaddressescompliancewith2009KingCountySurfaceWaterManualandCityofRentonAmendmentstotheKCSWM,Chapters1and2.Allcoreandsixspecialrequirementshavebeendiscussedinthereport.BasedontheCity’sflowcontrolmap,thissitefallswithintheFlowControlDurationStandard,ForestedConditions.ThedrainagereportdiscussesmeetingtheareaspecificflowcontrolrequirementunderCoreVRequirement#3.Acombineddetentionandwaterqualityvaultisproposed.Anaddendum,datedAugust2,2012,totheoriginalgeotechnicalreportpreparedin2004byGeoGroupNorthwest,wassubmittedbyGeoGroupNorthwest,Inc.However,therewasnodiscussionorrecommendationsofappropriateflowcontrolBMPswhichwillbereviewedfortheconstructionpermit.Thereportwasanupdateandevaluationoftheexistingretainingwallonthesite.AConstructionStormwaterGeneralPermitfromtheDepartmentofEcologywillberequiredifgradingandclearingofthesiteexceedsoneacre.AStormwaterPollutionPreventionPlan(SWPPP)isalsorequiredforthissite.Theapplicantshallberequiredtocreateahomeowner’sassociationofmaintenanceHEXReport.docx CityofRentonDepartmentofComr’’nity&EconomicDevelopment,-PreliminaryPlatReport&DecisionCHRISTELLERIDGE2PP(LUA12-070,PPReportofOctober10,2012Page12of12agreementforthesharedprivateaccesseasements,sharedutilities,stormwaterfacilities,andmaintenanceandresponsibilitiesforallsharedimprovementsofthisdevelopment.Adraftofthedocument(s)shallbesubmittedtoCurrentPlanningProjectManagerforthereviewandapprovalbytheCityAttorneyandPropertyServicessectionpriortotherecordingofthefinalplat.WaterandSanitarySewer:Extensionofthe12-inchwatermainwillberequitedacrossthefrontageofthesiteandanew8-inchwatermainwillberequitedtobeextendedintotheplat.Allnewconstructionmusthavefirehydrantscapableofdeliveringaminimumof1,000gpm.Oneprimaryhydrantisrequiredwithin300feetofthebuildings.Homeslargerthan3,600squarefeetwillrequiteanadditionalhydrantandmayrequiresprinklers.FinaldeterminationwillbemadebytheFireDepartment.SewerservicewillbeprovidedbytheCityofRenton.Anew8-inchsewermainwillberequiredtobeextendedalongthefrontagetoTractA.Extensionofthe8-inchsewertotheeastpropertylinewillberequiredaswellasextendedintotheplat.Inordertoprovidesewerservicetothisparcel,asewerliftstationwillberequired.ThisparcelfallswithintheboundariesoftheHoneyCreekSewerAssessmentDistrict.Sewerfeeis$250pernewsinglefamilylot.J.RECOMMENDATIONS:StaffrecommendsapprovaloftheChristelleRidge2PreliminaryPlat,asdepictedinExhibit2,subjecttothefollowingconditions:1.TheapplicantshallcomplywiththefivemitigationmeasuresissuedaspartoftheDeterminationofNon-SignificanceMitigatedAddendum,datedSeptember24,2012.2.Theapplicantshallberequiredtosubmitarevisedlandscapeplan,depictinga10-footwideon-sitelandscapestrip.ThefinaldetailedlandscapeshallbesubmittedtoandapprovedbytheCurrentPlanningProjectManagerpriortoFinalPlatrecording.3.Theapplicantshallprovideateeretentionworksheetbasedonthelocationofthetreesonsiteatthetimeoftheoriginalapproval,takingintoconsiderationofthenewproposedlotlayoutanddeductionsforright-of-wayandaccesseasements.Theapplicantshallberequiredtodemonstratethatthenumberofreplacementtreesonthelandscapeplanequalsasixtooneratioforreplacementtorequiredretainedtreesthathavealreadybeenremoved.TherevisedtreeretentionworksheetandrevisedtreereplacementplanshallbesubmittedtotheCurrentPlanningProjectManagerpriortorecordingoftheFinalPlat.4.NodirectaccessfromanylotwithintheplatshallbeallowedontoSE95thWay.Thisconditionshallbeplacedonthefaceofthefinalplatpriortorecording.5.Theapplicantshallmakeresidentialaddressesshallbevisiblefromthepublicstreet,WhitmanP1NE,byinstallingaprivatestreetaddresssignlistingresidentialaddressesofthesubjectplatattheintersectionoftheprivateeasementwithWhitmanP1NE.ThisconditionshallbesubjecttothereviewandapprovaloftheCurrentPlanningProjectManagerpriortothefinalplatapproval.6.Theapplicantshallberequiredtocreateahomeowner’sassociationofmaintenanceagreementforthesharedprivateaccesseasements,sharedutilities,stormwaterfacilities,andmaintenanceandresponsibilitiesforallsharedimprovementsofthisdevelopment.Adraftofthedocument(s)shallbesubmittedtoCurrentPlanningProjectManagerforthereviewandapprovalbytheCityAttorneyandPropertyServicessectionpriortotherecordingofthefinalplat.HEXReport.docx j;lj\IjL VlONIfl MAP SURVEY NOTES: 1050040010:T00000 900 420000 WTM OTOTOTI 9200020 U0001 P200 09000020 0034 ACTUAL 0000 904536090030 0240 2213000 000 330-130-090 TATE 20 0019209:.202005 0032 20030013.200023 N.ROE.TO. IN 8979301041 0010109000 000002034020 9011 JI000 F/4 10011 22014 SOI20ETE POST t 0000WNTT€800E0.I€20115T9 420031 420 20 000000011 454.93 (130.11233)MAW 1020 PLAT DATA TOTAL MEN —353.200 5420$E P000(3.54 40) 0SOTET F/N 00140001400 4 —0.04 lOOTS 2010001 OP LOTS —00 LOTS 00340 —5 9 04N01.E P0912.0 0000050102. 00001W —7.00 00/ACRE OWNERS 5013110 BLDG 40 OEWLOPMENT,lIE 2(222 12200 400 SE 0005.WA 00042 PA.200—700—3305 \% ENOINEER/SURVEYOR 7 TWMA ENGNEE0T €1 255 SW 41ST SWEET 1.000TOW,WA 00057{I \05 ‘,PA.425—231—0005 ‘L.\ N EXHIBIT 2 LEGAL DESCRIPTION ThAT P20000 01 ThE 000000EST 2000T00 OP ThE 000002050 01100301 20 000500 0.000200W 03 00000.00400 5 EAST.9.9., 1%0200 0300W WA01WOTTN.050001000 AS 001±001 00192000110 AT 000 N00TMITEST 0000200 00 SAW 00090110S20; 040400 SOUTh 8040301 EAST ALOTIO 020 00000 000 00 3420 200000 00171 TOOT TO ThE 3000 P01ST 00 20080000: 0401100 00100040100 SOUTH 000935.EAST 3090 5500 TO 00€ SOJOI00STTOLT 90020020 000000 00401 000004 509000 070049.EAST 02.200 0020 900002 420.00 FOOT; 33201100 001200 000020 200T 110.42 FEET 0401100 02030 891151 WEST 1130.43 TOOT: 0401100 02000 0140440 EAST 300.90 FEET; 0320000 00000 8941501 WEST 20.06 FEET; OTE500 110900 OI’A521 EAST 310.12 FEET TO ONE 0000 PONT OP 000190200: (ALSO 00000 AS LOT 3 20 LOT 0020 OOWS00ENT NO.US 030—90. 00020000 IN 0090 5009000 000000040 00.91021490041. A7( ENN _______ I _____________ I ________ I N.E 24 00v4n07r0 IN 020(6/30)000(00404010 F 630 W=!9A,002.38 E—I.3TT,43C1( 0L400.63 CURVE TNRLE 000V0 LESGTIII000IUSI 00.00 0SWLfl00TO?V I’ 40.70 50.09 305047’ :4?I E!’ LINE TATILE LINE I L550TA I 00001110 LA 7.55 50009405 L5 loll 0A7’5014’E LA 00.01 0l4’03 CAr NY :..I Jr 20 3/4 COW SEC.3—23-03 000100 t 30405 0020 wft IN 5300 45 TEE WTEP.NC 20311 ST &30530 AWNE CS CA.1(325 (3,00) (AU LOI 56 IPI[.....1A11’i I I I 0 O CALLU o DARK o PRUN AU 0001 A AQUIFREEJA —UREGONGRAPE 2 GAL 4’S.C. A 514_SARIS ‘ALEGRO’—ALEGRO HEATHER I GAL 30’DC. A ONUS —tAUWESTUUS D9URNUM 2 GAL 4’OC. ASTER PARNEYT —PRKOLEY COTONEASTEA 2 GAL.4’TA LAUR.‘OTTO LOGIER’—OTTO LOOSEN LAUREL 2 GAL 4’O.C. TAPHOOS UVA—UAN —ALMN:XNNCR I GAL 36’O.C. 101/ PLAN PLANT LIST POSTS CALERYAAIA BRADFORD —BRADFORD PEAR 2’CAL.RHO STREET TREES AS 50044 PSESOOTNJSN MENDER —DCIJGLASflR B—A’AT OAR AS SAGAN ACER RUOAA ‘RED SUNSEt —RET SUNSET MAPLE 2’CAL OAT STREET TREES AS SAGAN ACER PTATANDRES ‘CROASAN KING’—CRIMSON RAG NORWAY MBYtE 2’CAl,R&D STREET TREES AS SlOAN UA.or ApW.ARE of 2..pRoLE Tr..RooT AooRr,ol TIM.of iR,iA0 Cooo,.i.SIA.oAk,ORU CARL, NOTES CORALS ATTE ALL CITY REONAHCES 050 RETAIN ALL REQUIRED PERMITS AND INSPECTONS INSTALL I’CORIRSSWD TUPSDL IN ALL PhOTONS AREAS ASTALL 3’CREPOST MTLCH RI ALL PLANT REDS PRANCE ORE TEAR MARION WARRANTY OR EU,lATERALS WOO LOATH INSTALL AUTOMATA IRSIGASSA AS PER PLAN HO SUOSTITETONS IRSIRET 4OIIIEN CONSENT RE LANDSCAPE ARCAITECT AND CITY REPAIR OR REPLACE ROY DAMAGE TO UNITES OR IACAJTES TO OTHERS SATSFACTON LOCATE ARE PROIECr ALL UEA)ERGATRIND UI,LITIES ELI PARKING LOT SLANT SCIL TO ID’SEPT14. DECIDUWS TREE CALIPER AEASUREE AT 4.0’4444GM ADDlE ROOT WALL. CONIFERDIS TREE UT MEASURED FROM TOP N GRDJNT AT TIME OF PLANTING. INSTALL N DAM MARK RING AROUND TREES IN LATH INSTALL 6’LENGTH N ROOT OARRER ALONG OLE PAW4G ANDRE TREES ORE ATREAT N RE PNWTGINSTALLlEO-LATH’SETS FOR LATH TIER TRACT ‘A AS HACAOSEER ACATICASON PTA MANN OWNERS SOUND OUM,DNG A DEDA,O4ENI 21202 —132od APE SE ‘L,.U — RENT,WA.00042 TRY,256—795—5301 _,‘I _3 PARCEL N:03230 056,1 20 UNIT PLAT ZONING:R—8 SF6 F /I ,- EXHIBIT 3 LAN I rL—ja’4.1..1,DDDDD2WC0C-CC‘U0a’‘UCoZro<CocoICoInzz LI a _J (S (I-) ci C. !hllL 1114 41 CA •T REHN4 &CAP (4410) PIC Inc o EWNO RERAn 0 OW -- GRAPHIC SCALE (A RRER) /1 L I RAi - An GO__A A; 24TH STREET OXCGVCRETFAT (11)04.OF NE 24101 ST .1011101141)0 NE (N,s’OO)4011(014 11014 I N-ISO 402,38 0=?.3?), N \\ ?‘i. \ TAX LOT N ‘It Ei! Ii ‘S ‘S ‘S TAX LOT ION TAN LOT ION N S 59)35)”43043’ TAO LOT 43 •IT)I A N,000S1LW ES Is - EAOIGHT 51141. l.))A—95—I87—SHR. EXHIBIT 5 RECUMMENDED FOR APPROVAL BY___________ BY__________ BY__________ fly___________ fly___________DATE lI DEPARTMENTOFCOUNITYANDECONOMICDEVELOPMENTADDENDUMTOENVIRONMENTAL(SEPA)DETERMINATIONOFNON-SIGNIFICANCEfDNS-M)-MITIGATEDPursuanttoWAC197-11-600(4)(c)andWAC197-11-625AddendumtotheChristeNeRidgePreliminaryPlatasAddendedbytheCityofRenton(LUAO4-100)DeterminationofNon-Significance-MitigatedfDNS-M)DateofAddendum:September24,2012DateofOriginalIssuanceofSEPAThresholdDetermination:October26,2004Proponent:SoundBuilding&DevelopmentLLCProjectNumber:LUAO4-100,ECE,PPLUA2-070,PPProjectName:ChristelleRidgePPProposalIPurposeofAddendum:Theapplicant,SoundBuilding&Development,LLC,receivedapprovalfora20-lotsubdivisionona3.53-acresite.ThesubjectpropertyislocatedattheintersectionofSE95thWayandDuvallAveNEandabutstheCityofNewcastleboundarytothenorth.TheproposalwentbeforetheCity’sHearingExaminer,onFebruary1,2005,fora22-lotpreliminaryplatandapprovalwasgrantedonApril18,2005(LUAO4-100)subjecttoconditionsincludingaconditiontoreducethenumberoflotsdownto20.CityCounciladoptedtheExaminer’srecommendations.However,thepreliminaryplatapprovalexpiredonAugust18,2010andtheapplicantisnowrequestingpreliminaryplatapprovalinordertoproceedtorecording.Sincetheoriginalapprovalin2005theapplicanthasdoneasignificantamountofgrading.Verylittleinfrastructurehasbeenconstructed.ThesiteislocatedwithintheResidential-$(R-8),single-familyzoningdesignation.Proposedlotsizesrangefrom4,567to9,697squarefeet.TractAofthisplatisreservedfordrainageandsewerinfrastructure.AccesstothesitewouldbegainedfromSE95thWay,inKingCounty,viaproposedWhitmanPlaceNE.Theproposedinternalstreetterminatesattheeasternpropertylineforfutureaccesstotheneighboringlot.PursuanttotheCityofRenton’sEnvironmentalOrdinanceandSEPA(RCW43.21C,1971asamended),onOctober26,2004,theEnvironmentalReviewCommitteeissuedaDeterminationofNon-Significance-Mitigated(DNS-M)fortheChristelleRidgePreliminaryPlat.TheDNS-MEXHIBIT6 AddendumtoEnvironmental(A)ReviewPage2of5September24,2012included5mitigationmeasures.A14-dayappealperiodcommencedonNovember8,2004andendedonNovember22,2004.Noappealsofthethresholddeterminationwerefiled.Basedonananalysisofprobableimpactsfromtheproposal,theEnvironmentalReviewCommittee(ERC)issuedthefollowingmitigationmeasureswiththeDeterminationofNon-Significance—Mitigated:1.a.)TheapplicantshallcomplywiththerecommendationscontainedwithintheGeotechnicalReportpreparedbytheGeoGroupNorthwest,Inc.datedJune21,2004withregardtositepreparationandconstruction.b.)TemporaryErosionControlmeasuresshallbeinstalledandmaintainedinaccordancewiththeDepartmentofEcologyStandardstothesatisfactionoftherepresentativeoftheDevelopmentServicesDivisionforthedurationoftheproject’sconstruction.c.)Theapplicantshall,asnecessaryduringconstruction,havetrucksinspectedandcleanedbeforeleavingthesiteinordertoensurethatdirt,mudandothermaterialsarenotdepositedonpublicstreets.Theapplicantshallprovideforpromptsweepingorcleanupofanydirtormudorothermaterialsdepositedbytheproject’strucksonpublicstreets.Temporarytrafficcontrolshallbeprovidedasnecessaryforsafesweepingorcleanupoperations.d.)Theapplicantshallindentifytheprojectclearinglimitsontheprojectdrawingspriortotheissuanceofconstructionpermit,andinthefieldpriortoinitiatingsitework.e.)Theapplicantshalllimitsitedisturbanceincludingclearing,grading,utility,androadworkactivitiestooccurduringtherelativelydrymonths(AprilthroughOctober).f.)Theapplicantshalldesignatestagingareasfortemporarystockpilesofexcavatedsoilpriortotheinitiationofprojectconstruction.Excavatedsoilsshallnotbeplacedonoradjacenttositeslopes.g.)Theprojectcontractorshallperformdailyreviewandmaintenanceofallerosionandsedimentationcontrolmeasuresatthesite.h.)Certificationoftheproperremovaloftheerosioncontrolfacilitiesshallberequiredpriortotherecordingofthefinalplat.2.TheapplicantshallpaytheappropriateParksMitigationMeasureFeebasedon$530.76pernewsinglefamilylotpriortotherecordingofthefinalplat.3.TheapplicantshallpaytheapplicableTrafficMitigationFeebasedonarateof$75.00pereachnewadditi&naltripgeneratedbytheprojectpriortotherecordingofthefinalplat.4.Theapplicantshallcomplywiththe199$KingCountySurfaceWaterDesignmanualforbothdetention(Level2FlowControl)andWaterQualityimprovements. AddendumtoEnvironmental(,\)ReviewPage3of5September24,20125.TheapplicantshallpaytheapplicableFireMitigationFeebasedonarateof$488.00pernewsingle-familylotpriortotherecordingofthefinalplat.SincethetimeofapprovaltheapplicanthasupdatedtheirGeoTechnicalreportandtheCityhasadoptedanewSurfaceWaterDesignManual.Additonally,theCityisintheprocessofamendingourImpactFeeordinance.IthasbeendeterminedthattheenvironmentalimpactsoftheproposalwereadequatelyaddressedundertheanalysisofsignificantimpactscontainedwithinthepreviouslyadoptedDNS-M.However,themitigationprescribedbythecommitteereferstoantiquatedinformationthathassincebeenupdated.BasedonWAC197-11-600f4)c,theaddendumprocessmaybe.usedifanalysisorinformationisaddedthatdoesnotsubstantiallychangetheanalysisofsignfiicantimpactsandalternativesintheexsitingenvironmentaldocument.Theproposalwillnotchangetheanalysisorimpactsinthe1995StateEnvironmentalPolicyAct(SEPA)Review.ThisaddendumwillmodifymitigationmeasuresLa,2,3,4,and5inordertoreflectupdateddocumentsthathaveeitherbeensubmittedbytheapplicantand/oradoptedbytheCitysincethetimeoftheoriginalapproval.Therevisedmitigationmeasureswillreadasfollows:I1.a4.TheapplicantshallcomplywiththerecommendationscontainedwithintheGeotechnicalReportpreparedbytheGeoGroupNorthwest,Inc.datedJune21,2004August12,2012withregardtositepreparationandconstruction.2.TheapplicantshaltpaytheappropriateParksMitigationMeasureFeebasedon$530.76pernewsinglefamilylot,asdeterminedbytheRentonMunicipalCodeatthetimeofpayment.ThefeeshallbepayabletotheCityasspecifiedbytheRentonMunicipalCodeeitheratthetimeofFinalPlatRecordingorbuildingpermitissuance.priortotherecordingofthefinalplat.3.TheapplicantshallpaytheapplicableTrafficMitigationFeebasedonarateof$75A30pereachnewadditionaltripgeneratedbytheprojectprior,asdeterminedbytheVRentonMunicipalCodeatthetimeofpayment.ThefeeshallbepayabletotheCityasspecifiedbytheRentonMunicipalCodeeitheratthetimeofFinalPlatRecordingorbuildingpermitissuance.totherecordingofthefinalptat.4.Theapplicantshallcomplywiththe19982009KingCountySurfaceWaterDesignmanualforbothdetention(Level2FlowControl)andWaterQualityimprovements.5.TheapplicantshallpaytheapplicableFireMitigationFeebasedonarateof$i188.00pernewsingle-familytot,asdeterminedbytheRentonMunicipalCodeatthetimeofpayment.ThefeeshallbepayabletotheCityasspecifiedbytheRentonMunicipalCodeeitheratthetimeofFinalPlatRecordingorbuildingpermitissuance.priortotherecordingofthefinalplat.TheCityofRentonisherebyissuingaSEPAAddendumpursuanttoWAC197-11-600. AddendumtoEnvironmentalA)Review(Page4of5Septembet24,2012ThisAddendumisappropriatebecauseitcontainsonlyminorinformationnotincludedintheoriginalDeterminationandtherenoenvironmentalimpactsrelatedtoinclusionofthenewinformation.Location:SE95thWayandDuvallAveNELeadAgency:CityofRenton,DepartmentofCommunity&EconomicDevelopment AddendumtoEnvironmental()ReviewPage4of4September24,2012CReviewProcess:AddendumtopreviouslyissuedDeterminationofNon-Significance-MitigatedfDNS-M)AdditionalInformation:Ifyouwouldlikeadditionalinformation,pleasecontactRocaleTimmons,AssociatePlanner,CityofRentonPlanningDivision,DepartmentofCommunity&EconomicDevelopmentat(425)430-7219.ThereisnocommentperiodforthisAddendum,datedSeptember24,2012issuedbytheCityofRentonEnvironmentalReviewCommittee.ENVIRONMENTALREVIEWCOMMIHEESIGNATURES:GreggZimmerri,aii,ApIinistratorPublicWorksDeprtment/DateTerryHigashiyama,AdministratorDateCommunityServicesDepartmentC.E.“Chip”Vincent,AdministratorDepartmentofCommunity&EconomicDevelopmentateMarkPeterson,AdhiinistratorFire&EmergencyServicesDepartmentDate C,March1,2005OFFICEOFTHEHEARINGEXAMINERCITYOFRENTONMinutesAPPLICANT:JeffRiekerChristelleInc1750MonroeAvenueNERenton,WA98056CONTACT:TornToumaToumaEngineers6632S191’Place,Ste.E-120Kent,WA98032OWNER:MithraandUshaSankrithi17602BothellWayNELakeForestPark,WA98155Christel]eRidgePreliminaryNatfileNo.:LUA04-100,PP,ECFLOCATION:SE95tbWayandAnacortesAvenueNE(neartheintersectionofCoalCreekParkway)SUMMARYOFREQUEST:Approvalfora22-lotsubdivisionofa3.54-acresiteintendedfordetachedsingle-familyhomes.SUMMARYOFACTION:DevelopmentServicesRecommendation:ApprovesubjecttoconditionsDEVELOPMENTSERVICESREPORT:TheDevelopmentServicesReportwasreceivedbytheExamineronNovember30,2004.PUBLICHEARING:AfterreviewingtheDevelopmentServicesReport,examiningavailableinformationonfilewiththeapplication,fieldcheckingthepropertyandsurroundingarea;theExaminerconductedapublichearingonthesubjectasfollows:MINUTESThefollowingminutesareasctmmaryoftheDecember7,2004hearing.ThelegalrecordisrecordedonCD.ThehearingopenedonTuesday,December7,2004,at9:48a.m.intheCouncilChambersontheseventhflooroftheRentonCityHall.Partieswishingtotestify’wereaffirmedbytheExaminer.Thefollowingexhibitswereenteredintotherecord:EXHIBIT7 CChristelleRidgePreliminaryPfileNo.:LUA-04-100,PP,ECFMarch1,2005Page2ExhibitNo.1:YellowfilecontainingtheoriginalExhibitNo.2:NeighborhoodDetailMapapplication,proofofposting,proofofpublicationandotherdocumentationpertinenttothisrequest.ExhibitNo.3:Pre)iminaryP]atPlanExhibitNo.5:DetailedGradingPlanExhibitNo.7:ZoningMapExhibitNo.4:StreetandUtilitiesExhibitNo.6:TreeClearingPlanThehearingopenedwithapresentationofthestaffreportbyNancyWell,SeniorPlanner,DevelopmentServices,CityofRenton,1055SGradyWay,Renton,Washington98055.ThesubjectsiteislocatedonthesouthsideofSE95thWayonthenorthernboundaryoftheCityofRentonadjacenttotheCityofNewcastleinKingCounty.TheapplicantisaskingforpreliminaryplatandSEPAreviewapprovalfora22-lotsubdivisionona3.54-acresite,intendedforthedevelopmentofdetachedsingle-familyhomes.ThedevelopmentisintheResidential-8(R-8)zonewithanetdensityof7.48dwellingunitsperacre.BecauseSE95thWayisunderthejurisdictionoftheCityofNewcastle,theapplicanthasbeenworkingwiththemtoobtainallright-of-waypermitsandmeetingallcoderequirementsforaccessandimprovements.ThesiteisdesignatedontheCity’sSlopesCriticalAreasMapsandasaForestedandPotentialWildlifeArea.Thereareapproximately190trees,allofwhichareproposedtobeclearedfromthesite.Approximately25,000cubicyardsofmaterialwillberemovedduringtheearthworkanditisexpectedthatthesematerialswillbeusedonsite.A42-footwidepublicstreetwouldbeconstructed,knownasWhitmanPlaceNE.Itwouldbe390feetlongandendinacul-de-sacwhichwillbededicatedtotheCity.TherecurrentlyisnoproposedaccessalongSE95thWay.TractAwillholdanundergrounddetentionvaulttohandlethesite’ssurfacewaterrunoff,aswell,waterandsanitarysewerutilitieswillbeextendedalongthefrontageofthesite.Itwillbenecessaryfortheprojecttoprovideasanitarysewerliftstationonsite,thelocationhasnotbeendeterminedasyet.TheEnvironmentalReviewCommitteeissuesaDeterminationofNon-significance—Mitigatedfortheproject,whichincludedfivemitigationmeasures.Noappealsofthedeterminationwerefiled.ThesiteisincompliancewiththeComprehensivePlanLandUsehousingandenvironmentalpolicies.Thenetdensityof7.48dwellingunitsperacremeetscode.LotdimensionsforanR-8zonerequiresaminimumlotsizeof4,500squarefeetwithaminimumwidthof50feetforinteriorlots,60feetforcornerandadepthof65feet.Lotsalongtheturningcircleofthecul-de-sacarerequiredtohavea35-footwidth,pipesternlotsaenottoexceed150feetinlengthandnotlessthan20feetinwidth.PipestemportionsofLots4,11,and14werenotincludedinthelotareacalculations,thatwouldneedtoberevisedpriortofinalplatapproval.Lot17widthisactuallylessthanthe50-footrequirementthatalsowouldneedtoberevised.TheExaminerinquiredifitcouldbedone.Ms.Wellstatedthatitisexpected,becauseitisonlyshortacoupleoffeet,thattheapplicantshouldbeabletoacquiretheadditionalfootage,ifnot,thentheywouldneedtoadjusttheconfigurationsofthelotstocomplywiththewidthrequirements. rcChristelleRidgePreliminaryPiacFileNo.:LUA-04-100,PP,ECFMarch1,2005Page3Again,Lot7doesnotcomplywithbuildablesetbacks,theapplicantmustmeetthewidthrequirementbeforefinalplatapproval.Lot7requiresa20-footrearyard.Thisplathasgonethroughseveralrevisions,witherrorsandinconsistencieseachtimeinthedimensions,calculations,however,itisclearthatLot7doeshavedeve]oprnentissues.Lot22isanotherunusuallyshapedlot,itwillbenecessarytodesignatethebuildableareasothatthisfrontagewouldbeconsistentwiththejoininglots.Hillsidesubdivisionrequirementsduetoslopetherearecriteriatoprovideforlargerlots,mostoftheselotsareabovetheminimum4,500squarefeet,thereareseveralthatarerightatorjustabovethatminimumrequirementandthosearetowardsthesoutheastcornerofthesite.Lot5needsasetbackof15-20feetdependingonthegaragelocation.WhilethesiteislocatedwithintheCityofRenton,theaccessislocatedwithintheCityofNewcastle.Permitsforthoseaccessandimprovementsalongtheright-of-wayintheCityofNewcastlewillberequiredbeforefinalapproval.Two26-footwideprivateaccesseasementsareproposed,bothextendoffthebulbofthecul-de-sactoprovideaccesstothelotslocatedalongthesouthernpropertyline,Lots14,15,16and17willsharetheaccesseasementtothesoutheastandLots8,9,10and11willsharetheaccesseasementextendingtothewest.Ahomeowner’sassociationormaintenanceagreementissuggestedforthedevelopment,whichwouldberesponsibleforanycommonimprovementsand/ortractswithintheplat.Traffic,ParkandFireMitigationsfeesarerequired.TheGeotechnicalReportstatesthatsitegradingandearthworkbeperformedduringthedrysummermonthsandtheimplementationofpermanenterosioncontrolshouldbecompletedbymid-October.Therewerenoindicatorsofslopeinstabilityproblems.Theslopedelineationmapindicatesthattheverticalrisedoesnotexceed15feetandthereforeisnotaprotectedslope.Staffrecommendstheapplicanttoplanttwoornamentaltreespernewlot,tobelocatedinthefrontyardofeachlot.ThesiteislocatedwithintheRentonSchoolDistrict.Theschooldistricthasindicatedthattheywouldbeabletosupporttheadditionalstudentsgeneratedbythisproposal.TheDrainageReportindicatesthaton-sitesurfacewaterandsurfacewaterrunoffflowstothenorth-northwesttowardtheroadsideswalealongSE95thWay.StaffpointedoutthatlocatedonTractAisa30-footprivateeasementforaccessandutilityfortheadjoiningpropertyowner,Mr.Hudson.ThatdoesleavehalfofproposedTractAtolocatethestomwaterfacility,atthistime,theactualproposedconstructionplanhasnotbeensubmitted.TheExaminerquestionedallthelotsthatcurrentlydonotmeettherequirements.HeisnotwillingtorecommendtotheCityCouncilcintilalllotsareclearlydefined.Lot17doesn’tmeetcode,therehavebeenpreviousrevisions.TornTouma,66325191stPlace,Ste.E-102,Kent,WA98032statedthatregardingLot7,thenorthwesterlylengthofthatlotis97.48feet.Lots4,5,14,15,16and17,exceptforLot17whichwasinadvertentlylookedat,itshouldbe50-feet.MovingLots16and17wouldgivetherequiredfootageneeded.Therevisedplan.atthelastmeetingwithstaff,didaccuratelyreflectthedimensionsofeachlot.Heisnotclearwhysomeoftheselots ChristelleRidgePreliminaryffileNo.:LUA-04-l00,PP.ECFMarch1,2005Page4arenownotaccurate.Hedoesnothaveanyproblemswiththerestoftheconditionsimposed.Theyvil1workcloselywithstafftocomply.TherearetwooptionsfortheeasementonTractA,oneistodesignthetankinsuchawaythatitwouldhandlevehiclesdrivingoveritandprovidetheaccesstopeopleusingitcurrently,andsecondly,worstcase,ifthiscouldnotbedone,itwouldmeanreducingthenumberoflotsbyItoaccommodatethestoragetankandstillprovidetheproperaccesstopeople.MikeHudson,2626WhitmanAvenueNE,Renton,WA98059statedthatheownstaxlot197,immediatelywestoftheproposedplat.Hewantstomakesurethattheeasementdoesnotgetcompromised,sothatatsometimeinthefuturetheirpropertytothewestcanbedeveloped.TheExaminerinquirediftheeasementwasactuallybeingusedatthemoment,iftherewasconstruction,wouldthatbeblockingaccesstotheHudsonproperty.Mr.Hudsonstatedthathewouldnothaveanyproblemwithanyconstructionthatwasbeingdoneaslongasthetankcou]dsupportvehicles,trucksandemergencyvehiclesthatmightneedtousetheeasement.EgerKuykendall.Engineer,CityofNewcastle,701DexterAvenueNorth,Suite200,Seattle,WA98109statedthattheyhavemetwiththeapplicantandtheirengineertodiscusstheproject.Hefeltthattheapplicanthadbeengivencleardirectiononwhatisexpectedfortheright-of-wayusepermittoconstructfrontageimprovementson95thWay.RegardingTractAprivateaccesseasementtotheHudsonpropertytothewest,justsothatitisclenr,thateasementwillalsoconnectto95EhWayanddependingonthetypeofdevelopmentHudson’sareplanningforthefuture,thewaythisdevelopmentandthewayitisconnectedto95thiWaytheremayneedtobesomerethinkingonhowthatwouldtakeplace.Mr.Kuykendallfurtherpointedoutthatonpage10of12oftheStaffReport,underStormDrainage/SurfaceWater,itstatesthataftercompletionoftheproject,approximately25-35%ofthesitewouldbecoveredwithimpervioussurfaces.Itseemsthatitwouldactuallybecloserto55%,thereare8lotsthatunderthezoningcodewouldberequiredtohavea50%buildingcoverage,thereare14lotsthatareallowedtohavea35%buildingcoverage,bythetimeyoucountpatios,walkways,drivewaysandroadandaccessimprovementsitwillbewellabove35%.KayrenKittrick,DevelopmentServicesstatedthatshedidnotknowwhyroadwayswerebeingdeveloped.Itwasverylateintheprocesswhentheyfoundoutaboutthe35-footutilityandaccesseasementonTractA.ThewholediscussionondrainageandbeingabletocomplywiththeCountySurfaceWaterDesignManualbecameaninterestingquestion.Utilitiesisalsopartofthis,andtypicallyunderordinaryconstructionreview.Therealreadyisasightdistanceissue,andasecondaccessatthatpointsometimeinthefuturewouldbeimpossible.ThelowerportionoftheHudsonpropertyislandlockedatthelowerportion.Mr.Hudsonstatedthattheyannexedallthepropertyin1989.Theybuilttheirhousein1989atwhichtimetherewere14acreswhentheyannexedtotheCity.EverythingnorthofNE2S”Placewasannexedin1989.Ms.Kittrickstatedthatthisseemstohavebeenmissed.TheeasementthatgoestothesouthtoNE25thPlaceisonlya20-footwideeasement.Thatwouldnotbeaprivateroadway.itwouldbarelybeemergencyaccessat20-feet.The30-footaccessacrossthetopofChristellewouldbeadequateforaprivateroad,buttheminimumforresidentialaccessis42-feet.MovingtheeasementoffofTractAmaybebeneficialsincethestormdrainagemaybemuchgreaterthanfirstestimatesshow. ChristelieRidgePreliminaryFileNo.:LUA-04-100,PP.ECFMarch1,2005Page5TheExaminerstatedthatthisrequestshouldbesentbackforfurtherreviewbyCityofNewcastle,theapplicantandstaff.NancyWeilstatedthatMr.Tournahadsomeconcerns,thesiteplanhasgonethrough3revisionssinceitwassubmittedandthereasonfortheconcernsonthecalculationsonthelotsfor14,15,16and17aroundtheprivateeasementisbecausetheoriginalsiteplanshowedthisasanactualtractwithit’sownsquarefootage,itwasaskedforthattobeeliminatedandaneasementcreated.Thatwasdoneandthefinalresultsasshown.thepropertylinesoftheselotsshifted,butthesquarefootageneverwasaltered.AsfortheconcernsforthebuildableareaforLot7andmeetingthedevelopmentcriteriaforlotwidthforLot17andtheconcernthathasbeenmentionedregardingthe30-footeasementandfutureaccess.Staffwouldbehappytoworkwiththeapplicantandresolvesomeoftheseissues.TheExaminersentthispreliminaryplatbacktostaff.Anotherbriefpublichearingwouldprobablybethebestscenario,limitingittotheissuesraisedtoday.Thehearingwasrecessedat10:34am.ThehearingreopenedonTuesday,February1,2005,at9:92a.m.intheCouncilChambersontheseventhflooroftheRentonCityHall.PartieswishingtotestifywereaffirmedbytheExaminer.ThehearingreopenedwithapresentationofthestaffreportbyNancyWell,SeniorPlanner,DevelopmentServices,CityofRenton,1055SGradyWay,Renton,Washington98055.Thereweresomeconcernsraisedfromthepresentationthatneededtobeclarifiedwiththeapplicantandadjacentpropertyowner,Mr.Hudson.Tobrieflyoutlinethoseissuesandgiveanexplanationofhowtheapplicantaddressedthoseissuesandthefinalresolution.Issue#1:Lot17,therewereconcernsthatthelotdimensionsandtheprivateeasementwerenotbeingadequatelyshownontheplatthatwasbeingreviewed.The50-footwidthrequirementwasnotbeingmet,itwassubstandardtotherequirementsforthezoning.Theapplicanthassincerevisedthesiteplantoindicatethatthereisa50-footwidthmetforthatlot.Alllotshavebeenrevisedtobeaccurateasfaraslotdimensionandsquarefootage.Lots4,5,14,15,16,and17havealsobeenrevisedtomakesurethattheyarereflectingtheaccuratelotdimensionsandsquarefootage.Thereforeconditionsoneandtwointhepreviousstaffreportarenolongerapplicable.Lot7waspointedoutduetotheunusualconfigurationiftherewasactuallyabuildableareaonthatlot.Thatwasrevisedwiththeapplicantmeetingtherequirementfor15feetwidthwithabuildingpadof30x40feet.Slopeanalysiswasalsoofconcernthatduetoextensivegradingofthesitethattheapplicantwouldhaveconcernswithgradingaswellashowitwasaffectingtheadjacentpropertyowner.Slopeanalysiswithsomecrosssectionsaddressinghowthedifferenceinthegradefromthissiteandtheadjacentpropertytothewestwouldbesignificanttothepointthatitwouldnotallowforanyfeasibleaccess.Theexisting30-footeasementthatwasaconcernwiththeadjacentpropertyowner,theapplicantproposestoincorporatethatintoTractA,inthedesigntheywilleitherneedtomakesuretheywillnotimpactthateasementortheydoreceivewrittenconsentthattheycanactuallyutilizethatfromtheadjacentpropertyowner. ChristelleRidgePreliminaryPFileNo.:LUA-04-100,PP.ECFMarch1,2005Page6Mr.ToumadidpresentstaffwithinformationaddressingaccesstothesitehasbeenincludedinmaterialtotheHearingExaminer.Leavingtheeasementwhereitispotentiallythat30-footeasementcouldallowforfourlotsundercode,forpropertythatdoesnotactuallyabutapublicright-of-wayandaccesstoatleasta26-footeasementcouldallowthenthedevelopmentoffourlots.Anyfurtherdevelopmenttheywouldhavetoachievesomefurtheraccesstothesite,itwasdiscussedthatcurrentlythereisaneasementtothepropertyfromthesouth,theymaybeabletoobtainaccessorpotentiallyifthispropertyisevertodevelopincorporatingwiththeselotsthatareabuttingSE95TWaywouldalsogivebetteraccessfortheoveralldevelopment.Thedevelopmentofthissiteisnotimpedingthedevelopmentoftheadjacentpropertyanyfurtherthanitwasalreadyunderconstraintsduetothefactthatitislandlocked.TheExaminercalledforfurthertestimonyregardingthisproject.Therewasnooneelsewishingtospeak,andnofurthercommentsfromstaff.Thehearingclosedat9:15am.FINDINGS,CONCLUSIONS&RECOMMENDATIONHavingreviewedtherecordinthismatter,theExaminernowmakesandentersthefollowing:FINDINGS:I.Theapplicant,JeffRieker,filedarequestfora22-lotPreliminaryPlat.2.Theyellowfilecontainingthestaffreport,theStateEnvironmentalPolicyAct(SEPA)documentationandotherpertinentmaterialswasenteredintotherecordasExhibit#1.3.TheEnvironmentalReviewCommittee(ERC),theCity’sresponsibleofficialissuedaDeterminationofNonSignificance-Mitigated(DNS-M).4.Thesubjectproposalwasreviewedbyalldepartmentswithaninterestinthematter.5.ThesubjectsiteislocatedsouthwestoftheintersectionofSE95thWayandCoalCreekParkwayattheextremenorthendoftheCity.ThesiteisnorthofAnacortesAvenueNEifitwereextendedtothenorth.6.ThemapelementoftheComprehensivePlandesignatestheareainwhichthesubjectsiteislocatedassuitableforthedevelopmentofsingle-familyuses,butdoesnotmandatesuchdevelopmentwithoutconsiderationofotherpoliciesofthePlan.7.ThesubjectsiteiscurrentlyzonedR-8(SingleFamily-8dwellingunits/acre).8.ThesubjectsitewasannexedtotheCitywiththeadoptionofOrdinance1821enactedinMarch1960.9.Thesubjectsiteisapproximately3.54acres.Thesubjectsiteisanirregularlyshapedbutgenerallytriangular.Itisapproximately430feetwide(easttowest)by440feetlong.10.Thesubjectsiteslopesdownwardtothenorthandnortheastfromapproximately440feetto350feet.TheCity’sCriticalAreasmapshowsthesitewithprotectedslopes.Ananalysisbytheapplicant’sengineershowsthatwhiletherearesteepslopesofupto40%,theydonotmeettheProtectedSlopesdefinitionofaverticalriseof15feetforthe40%slopes.ThesiteneverthelessisdefinedasHillsideSubdivision. ChristelleRidgePreliminaryP1FileNo.:LUA-04-l00,PP.ECFMarch1,2005Page711.ThesubjectsiteisidentifiedasaforestedandPotentialWildlifeAreaintheCity’sinventory.Theapplicatitproposesremovingmostofthenearlytwohundredtreesfoundonthesubjectsite.Thetreesareamixofconiferousanddeciduous.12.Theapplicantproposesdividingthesubjectsiteinto22single-familylots.Thelotswouldbearrayedaroundacurvingcul-de-sacroadwaythatentersnearthenortheastcornerofthesiteandcurvessouthandsoutheast.Thelotswouldalmostbeinatriangulararrangementaroundtheperimeterofthesite.ProposedLotstoSgenerallyliealongthewesternpropertyline.ProposedLots9to15arearrangedalongthesouthpropertyline.ProposedLots16to22arelocatedalongtheanglednortheastpropertyline.13.Theproposedlotswillrangeinsizefromapproximately4,500squarefeet(theminimumpermittedintheR-8Zone)and8,403squarefeet.StaffnotedthatProposedLots13,14,and15areinareasofthesubjectsitewhichhaveslopesbetween21and39percentandhavelotsizesthatrangefrom4.507squarefeetto4,779squarefeet.Staffnotedthatinahillsidesubdivisionlotsizesshouldbeadjustedupwardtodealwiththeslopesandprovidingreasonablelotsizes.14.Asnoted,acul-de-sacprovidesprimaryaccesstothesubjectsitefromSE95thWay.SE95thWayislocatedintheCityofNewcastleandthatCitywillhavecontroloftheintersectionimprovemcnts.TwoeasementroadwayswouldprovideaccesstoProposedLots8to11inthesouthwestcornerofthesiteandtoProposedLots14to17inthesoutheastcornerofthesite.ProposedLots4and5wouldshareadriveway.Staffhasrecommendedthatnoneoftheproposedlotsaccessdirectlyto95thWay.TheintersectioncouldbesomewhatawkwardgiventhenearbyintersectionwithCoalCreekParkway.(seebelowfordiscussionoftheadjacentpropertytothenorth)15.Thedensityfortheplatwouldbe7.48dwellingunitsperacreaftersubtractingforlanddedicatedtoroadways.Ifalotwereeliminatedtheplatwouldstiltmeetcode.16.Aneasementtoaseparateparcelcrossesthenorthernedgeofthesubjectsitewheretheapplicanthasproposedtoplaceitsstormdrainagetract,TractA.Thedrainagetractcannotimpairtheaccesseasement.Inaddition,itwasnotedthattheeasementcreatesanotherproblematicintersectionalong95thWay.Theeasementwouldalsolimitthenumberofpotentiallotsthatmaybeaccessedandcouldrestrictthedevelopmentpotentialoftheadjacentproperty.17.Staffpointedoutanumberofareaswheretheproposedsubdivisiondidnotmeetvariouscoderequirementsorwherelotsdidnotmeetstandards.Thelotcalculationdiscrepanciescoupledwiththequestionovertheabovenotedeasementanddrainagetractledtoadecisiontocontinuethehearinguntiltheseissueswereresolved.Atthesecondhearingstaffnotedthatthevariouscalculationdiscrepancieswererectified.Staffnotedthattheeasementalongthenorthedgeofthesubjectsitewouldservefourlotsbittthatgradeissuesmadedevelopingaccessthroughthesubjectsiteimpractical.Staff1sonotedthatthedrainagetractcouldnotinterferewithaccesstotheadjoininglot.18.Therecordalsoindicatedthatretainingwallsupto20feetinheightwouldbeneededalongtheboundariesofthesubjectsiteduetotheextremegradingthatwillbenecessarytocreatelotsonthisproperty.19.ThesubjectsiteislocatedwithintheRentonSchoolDistrict.Theprojectisexpectedtogenerateapproximately9to10schoolagechildren.Thesestudentswouldbespreadacrossthegradesandwouldbeassignedonaspaceavailablebasis. ChristelleRidgePr&iminaryfFileNo.:LUA-04-100,PP,ECFMarch1,2005Page820.Thedevelopmentwillincreasetrafficapproximately10tripsperunitorapproximately220tripsforthe22single-familyhomes.Approximatelytenpercentofthetrips,orapproximately22additionalpeakhourtripswillbegeneratedinthemorningandevening.21.Asnoted,stormwaterwouldbechanneledtoawet-vaultonTractAalongthenorthmarginofthesite.WaterwouldthenbereleasedintoaCityofNewcastleswalealong95thWayandeventuallytoMayCreek.TheCityrequiredaLevel2analysisaccordingtothe199$KingCountyregu]ations.StaffrecommendedscreeningandaccessconditionsforthisTract.22.ThesitewillreceivebothitssewerandwaterservicefromtheCity.Aliftstationwillberequired.CONCLUSIONS:1.Thesubjectsiteisquiteconstrainedbyitstopography,theshapeofthepropertyanditsaccessaswellasthefactthataccesstoanotherparcelrunsalongitsnorthmarginwhereastormwatervaultsproposed.ThesubjectsiteisaptlysubjecttotheHillsideSubdivisionregulations.Thoseregulationswouldpotentiallyreducetheamountofgradingnecessarytocarvebui]dingpadsoutofthisodd-sizedparcelandpossiblyreducetheheightofretainingwallsifthesoilsandgradesarenotsosignificantlymanipulated.TheComprehensivePlanwhichdesignatestheareaforsingle-familyusesdidnotdoasite-specificanalysiswhenadopted.Site-specificissueswerenotanalyzedwhenthenewzoningcodewasadopted.Site-specificanalysisoccurswhenaprojectissubmittedforreview.Thosesite-specificfactorsnowdemonstratethattheproposalistoodenseforthisparticularsite.2.ThispropertyisaHillsideSubdivisioninwhichtoomuchgradingisproposedandtoomanylotsareproposedandthereforetheproposedplatisinappropriate.BetweentheeasementsforaccesstoProposedLots14to17andtheeasementtoProposedLotSandthelargeamountofproposedgradingtheplatproposeddoesnotservethepublicuseandinterest.InordertocreatelotsthatdonotrequireasmuchgradingandlotsthatarenotsooddlyshapedlikeProposedLot7andProposedLot15,theapplicantshouldreducethenumberoflotsandmovelotlinestocreateslightlylargerlots.SuchreadjustmentmightallowlessgradingandpossiblyevensaveacoupleoftreesonasitedesignatedasforestlWildlifeareabytheCity.TheapplicantshouldcombineProposedLots6and7andmovetheeasementforProposedLotsothatProposedLot4hasamoredirectfrontageonthecul-de-sacroadway.TheplatshouldeliminateProposedLot14andreadjusttheboundariesbetweenLots13,15and16.ThiswouldresultinaHillsideSubdivisionwithmorerectangularJotsandonethatpreservesabitmoreofthenaturaltopographyofthesubjectsite.Thecomprehensiveplansuggeststhatdevelopmenttakeadvantageofnaturalfeaturesofproperty.StaffnotedthatProposedLots13,14,and15areinareasofthesubjectsitewhichhaveslopesbetween21and39percentandhavelotsizesthatrangefrom4,507squarefeetto4,779squarefeet.Staffnotedthatinahillsidesubdivisionlotsizesshouldbeadjustedupwardtodealwiththeslopesandprovidereasonablelotsizes.3.Creatingadditionalbuildinglotsforsingle-familyhomesisappropriateandinthatoutcome,dividingthesubjectsitemakessense.Butitisunnecessaryinsuchaconstrainedlottoekeouteverylastsquarefootandeverysteeplyinclinedslopeforafewadditionallots.4.ItappearsthatthestreetscanhandletheadditionaltrafficalthoughatanintersectionthatisclosetotheheavilytraveledCoalCreekParkway. rCChristelleRidgePreliminary-fileNo.:LUA-04-100,PP.ECFMarch1,2005Page95.Thesubjectsitecanbeservedwithurbanservicessuchaswaterandsewer.Itappearsthatsomefurtheranalysiswillbenecessaryforfullstormwatercontrolandanystormwatersystemwilthavetorespecttheexistingaccesseasementorprovideasecurelyengineeredsystemtosupportanaccessroadway.6.Inconclusion,theproposedptatasconditionedaboveshouldbeapprovedbytheCityCouncil.RECOMMENDATION:TheCityCouncilshouldapproveatwenty-lot(20)PreliminaryPlatsubjecttothefollowingconditions:1.TheapplicantshallcomplywiththeconditionsimposedbytheERC.2.Theapplicantshallnotinterfereordegradetheaccesseasementthatrunsalongthenorthedgeofthesubjectsite.3.TheapplicantshouldcombineProposedLots6and7andmovetheeasementforProposedLot5sothatProposedLot4hasamotedirectfrontageonthecul-de-sacroadway.4.TheplatshouldeliminateProposedLot14andreadjusttheboundariesbetweenLots13,15and16.5.NodirectaccessfromanylotwithintheplatshallbeallowedontoSE95thWay.Thisconditionshallbeplacedonthefaceofthefinalplatpriortorecording.6.Theapplicantshallberequiredtoinstalla“PrivateRoad”signwithaddressesbeingservedfromtheprivatedrivesattheintersectionsoftheprivateroadsandtheproposed42-footwideinternalpublicstreet,priortofinalptatapproval.7.Theresidentialaddressesshallbevisiblefromthepublicstreet,WhitmanPlaceNEbyinstallingaprivatestreetaddresssignlistingresidentialaddressesofthesubjectplatattheintersectionoftheprivateeasementwithWhitmanPlaceNE.ThisconditionshallbesubjecttothereviewandapprovaloftheDevelopmentServicesProjectManagerpriortothefinalplatapproval.8.Theapplicantshallberequiredtocreateahomeowner’sassociationormaintenanceagreementforthesharedprivateaccesseasements,sharedutilities,stormwaterfacilities,andmaintenanceresponsibilitiesforallsharedimprovementsofthisdevelopment.Adraftofthedocument(s)shallbesubmittedtotheCityofRentonDevelopmentServicesDivisionforreviewandapprovalbytheCityAttorneyandpropertyServicessectionpriortotherecordingofthefinalplat.9.Theapplicantshaltberequiredtoplanttwonewapprovedtrees,pereachnewlot,withinthe20-footfrontyardsetbackarea.Theapplicantshallberequiredtorecordarestrictivecovenantagainstthepropertyindicatingthattwotreesarerequiredwithinthefrontyardsetbackareaofeachnewlot,priortofinalplatrecording.ThisconditionshallbesubjecttothereviewandapprovaloftheDevelopmentServicesdivisionandthetreesshaltbeplantedpriortofinalbuildingpermitinspection. t—’ChristelleRidgePreliminaryFfileNo.:LUA-04-l00,PP,ECFMarch1,2005Page1010.TheapplicantshallprovidealandscapeandfencingplanforthevisualenhancemeutoftheTractA.StaffrecommendsthatthisconditionbesubjecttothereviewandapprovaloftheDevelopmentServicesDivisionpriortofinalplatapproval.ORDEREDTHIS1stdayofMarch2005.NancyWeil1055SGradyWayRenton,WA98055KayrenKittrick1055SGradyWayRenton.WA98055TornTouma6632S191stPlace,Ste.E-I02Kent,WA98032MikeHudson2626WhitmanAvenueNERenton,WA98059RogerKuykendallEngineer,CityofNewcastle701DexterAvenueNorth,Suite200Seattle,WA98109TRANSMITTEDTHIS1stdayofMarch2005tothefollowing:MayorKathyKeolker-WheelerJayCovington,ChiefAdministrativeOfficerJuliaMedzegian,CouncilLiaisonLarryWarren,CityAttorneyGreggZimmerman,PBPWAdministratorAlexPietsch,EconomicDevelopmentJenniferHenning,DevelopmentServicesStacyTucker,DevelopmentServicesStanEngler,FireLarryMeckling,BuildingOfficialPlanningCommissionTransportationDivisionUtilitiesDivisionNeilWatts,DevelopmentServicesJanetConklin,DevelopmentServicesKingCountyJournalPursuanttoTitleIV,Chapter8,SectionIOOGoftheCity’sCode,requestforreconsiderationmustbefiledinwritingonorbefore5:00p.m.,March15,2005.AnyaggrievedpersonfeelingthatthedecisionoftheExaminerisambiguousorbasedonerroneousprocedure,errorsoflaworfact,errorinjudgment,orthediscoveryofnewevidencewhichcouldnotbereasonablyavailableatthepriorhearingmaymakeawrittenrequestforareviewbytheExaminerwithinfourteen(14)daysfromthedateoftheExaminer’sdecision.Thisrequestshallsetforththespecificambiguitiesorerrorsdiscoveredbysuchappellant,andtheExaminermay,afterreviewoftherecord,takefurtheractionashedeemsproper.AnappealtotheCityCouncilisgovernedbyTitleIV,Chapter8,Section110,whichrequiresthatsuchappealbefiledwiththeCityClerk,accompanyingafilingfeeofS75.00andmeetingotherspecifiedrequirements.CHEARINGTRANSMITTEDTHIS1stdayofMarch2005tothepartiesofrecord: ChristelleRidgePreliminaryI/FileNo.:LUA-04-100,PP,ECFMarch1,2005Page11CopiesofthisordinanceareavailableforinspectionorpurchaseinthefinanceDepartment,firstfloorofCityHall.Anappealmustbefiledinwritingonorbefore5:00p.m.,March15,2005.IftheExaminer’sRecommendationorDecisioncontainstherequirementforRestrictiveCovenants,theexecutedCovenantswillberequiredpriortoapprovalbyCityCouncilorfinalprocessingofthefile.Youmaycontactthisofficeforinformationonformattingcovenants.TheAppearanceofFairnessDoctrineprovidesthatnoexparte(privateone-on-one)communicationsmayoccurconcerningpendinglandusedecisions.Thismeansthatpartiestoalandusedecisionmaynotcommunicateinprivatewithanydecision-makerconcerningtheproposal.Decision-makersinthelanduseprocessincludeboththeHearingExaminerandmembersoftheCityCouncil.Allcommunicationsconcerningtheproposalmustbemadeinpublic.Thispubliccommunicationpermitsallinterestedpartiestoknowthecontentsofthecommunicationandwouldallowthemtoopenlyrebuttheevidence.AnyviolationofthisdoctrinewouldresultintheinvalidationoftherequestbytheCourt.TheDoctrineappliesnotonlytotheinitialpublichearingbuttoallRequestsforReconsiderationaswellasAppealstotheCityCouncil. C R E N G R E E N ‘W A ‘i’05 0,63Ac.Getc S A 5krnnr 1 FrederkdVIsao/Parhr)lem Sambini _‘•__•_•_,Th,,5AUL tz) .,,•3.. N ___ — 12) or I lilAc ——— — nw,Zi — enco e P rk -V,. 1O’flT —r.. 1 I3e-—IJ—1-=.=-//J///IIIIIr11—II[10)I—lmmr,CDzz00wWLi00-JwoCC0CCCII—m—xxx (( 063T23NR5EE1/2puaJ71___I——--a________________________________________________________________________________________________________________________________rr__r,,________________________________—_z/Iaaiwzi-- C3.COMPLIANCEWITHERGMITIGATIONMEASURESBasedonananalysisoftheprobableimpactsfromtheproposal,theEnvironmentalReviewCommitteeissuedthefollowingmitigationmeasureswiththeDeterminationofNon-Significance—Mitigated:1.a.TheapplicantshallcomplywiththerecommendationscontainedwithintheGeotechnicalReportpreparedbyCeoGroupNorthwest,Inc.datedJune21,2004withregardtositepreparationandconstruction.b.TemporaryErosionControlmeasuresshallbeinstalledmaintainedinaccordancewiththeDepartmentofEcologyStandardstothesatisfactionoftherepresentativeoftheDevelopmentServicesDivisionforthedurationoftheproject’sconstruction.c.Theapplicantshall,asnecessaryduringconstruction,havetrucksinspectedandcleanedbeforeleavingthesiteinordertoensurethatdirt,mudandothermaterialsarenotdepositedonpublicstreets.Theapplicantshallprovideforpromptsweepingorcleanupofanydirt,mudorothermaterialsdepositedbytheproject’strucksonpublicstreets.Temporarytrafficcontrolshallbeprovidedasnecessaryforsafesweepingorcleanupoperations.d.Theapplicantshallidentifytheprojectcleatinglimitsontheprojectdrawingspriortotheissuanceoftheconstructionpermit,andinthefieldpriortoinitiatingsitework.e.Theapplicantshalllimitsitedisturbanceincludingclearing,grading,utility,androadworkactivitiesfortooccurduringtherelativelydrymonths(AprilthroughOctober).1.Theapplicantshalldesignatestagingareasfortemporarystockpilesofexcavatedsoilpriortotheinitiationofprojectconstruction.Excavatedsoilsshallnotbeplacedonoradjacenttositeslopes.CityofRentonP/B/PWDepartmentPreliminaryReporttotheHearingExaminerCHRISTELLERIDGEPRELIMINARYPL4TLUA-04400,PP,ECFPUBLICHEARINGDATEDecember7,2004Page5of12g.Theprojectcontractorshallperformdailyreviewandmaintenanceofallerosionandsedimentationcontrolmeasuresatthesite.h.Certificationoftheproperremovaloftheerosioncontrolfacilitiesshallberequiredpriortotherecordingofthefinalplat.2.TheapplicantshallpaytheappropriateParksMitigationFeebasedon$530.76pernewsingle-familylotpriortotherecordingofthefinalplat.3.TheapplicantshallpaytheapplicableTrafficMitigationFeebasedonarateof$75.00pereachnewadditionaltripgeneratedbytheprojectpriortotherecordingofthefinalplat.4.Theapplicantshallcomplywiththe1998KingCountySurfaceWaterDesignmanualforbothdetention(Level2FlowControl)andWaterQualityimprovements.5.TheapplicantshallpaytheapplicableFireMitigationFeebasedonarateof$488.00pernewsingle-familylotpriortotherecordingofthefinalplat. CC-CITYOFRENTONDEPARTMENTOFCOMMUNTY&ECONOMICDEVELOPMENT-PLANNINGDIVISIONAFFIDAVITOFSERVICEBYMAILINGOnthe23rddayofAugust,2012,IdepositedinthemailsoftheUnitedStates,asealedenvelopecontainingAcceptanceLetterandNoticeofApplication(NOA)documents.Thisinformationwassentto:NameRepresentingTomToumaContactSoundBuilding&Development,LLCOwner/Applicant300’SurroundingPropertyOwnersSeeattached(SignatureofSender):STATEOFWASHINGTONandpurposes)55COUNTYOFKINGIcertifythatIknoworhavesatisfactoryevidencethatStacyM.Tuckersignedthisinstrumentandacknowledgedittobehis/her/theirfreeandyoumentionedintheinstrument.Dated:4a1(%°NotaryPubli’cinandfortheStateofWashingtonNotary(Print):4A.&c,J/Myappointmentexpires:C3ProjectNameJChristelleRidge2PreliminaryPlatPràjectNiimber::LUA12-070,PPEXHIBIT$ BUIPHUNGM÷DAODAIVCARROTHERSMELVINC+SARAHKCOOKJAYD2613ANACORTESAVENE4320NE25THPL13407SE95THWAYRENTON,WA98059RENTON,WA98059RENTON,WA98059COOKRICHARDS+LOUANNARCROTTYJOHNJIVECHOLSZACH÷KERI2712DUVALLAVENE4507NE26THCT2619ANACORTESAVENERENTONWA98059RENTON,WA98059RENTONWA98059ESQUIVELJOSEH+MARTHAHADDRELLALANGHOANGMINHDAINGUYEN+NGA2620ANACORTESAVENE4410NE25THPL1470342NDDRSERENTON,WA98059RENTON,WA98059BOTHELL,WA98012HUDSONMICHAELA+CAROLYNRKINGCOUNTY-ROADSLESLIEMICHAELADM-ES-08002626WHITMANAVENE5004THAVE2625ANACORTESAVENERENTONWA98056SEATTLE,WA98004RENTON,WA98059MCDOLEGREGORYB+LORIRNEWCASTLECITYOFNGUYENMYTHANHTHI4516NE26THCT12835NEWCASTLEWAY#2004221NE27THPLRENTON,WA98056NEWCASTLE,WA98056RENTONWA98059OROZCOALVINNPETERSONJACOBA-i-JENNIFERDRENTONCITYOF4508NE26THCT4227NE27THPL1055SGRADYWAYRENTON,WA98059RENTON,WA98059RENTON,WA98055SAMMERWILLIAMDSIEHTOMMYR÷DIANALSLAGHTROBERTA+GRACEE2602WHITMANAVENE13429SE95THWAY4524NE26THCTRENTON,WA98059RENTON,WA98056RENTONWA98059SOHALBALJITS+KULWINDERSOHALSUKHRAJS+SEEMASSOUNDBUILDING&DEVELOPMEN4226NE27THPL4214NE27THPL21222132NDAVESERENTONWA98059RENTON,WA98059KENT,WA98042TAYLORKOREEANNTRANCHAU+THUYNGATVUONGTRANVUTHOAI+THUYTRINH2608WHITMANAVENE13419SE95THWAY5021NE25THSTRENTONWA98059RENTON,WA98059RENTON,WA98059TSELNIKALEXANDERVIETJANETLWAKEMANBRENTA+ANNMELKANSHIRLEY4215NE27THPL4218NE25THPL2614WHITMANAVENERENTON,WA98059RENTON,WA98059RENTON,WA98056 XAUDAROVINCENTRCC2611WHITMANAVENERENTONWA98059 ,_,cçCITyC.CCITYOFNEWCASTLE12835NewcastleWay,#200,Newcastle,WA98056-1316P:(425)649-4444F:(425)649-4363www.ci.newcastle.wa.usAugust30,2012‘td1tOIRocaleTimmons,AssociatePlannerSiOflDepartmentofCommunity&EconomicDevelopment,41055SouthGradyWayRentonWA98057/)fF:“lt(/RE:MayCreekCorridorLandslide/ErosionConcernsDownstreamofChris11PreliminaryPlatDearMs.Timmons,TheCityofNewcastlerecentlyreceivedtheCityofRenton’s8/23/2012‘NoticeofApplication’letter(attached)fortheproposedChnstelleRidge(CR)2PreliminaryPlat(Renton#LUA12-070,PP),locatedjustsouthofNewcastlecitylimitsandalongSE95thWay.Asanaffecteddownstreampropertyowner,Newcastlehasseveralcommentsandconcernsregardingthisdevelopment.1.First,toprovidesomehistory,severalyearsagoafairlysignificantlandslide(seeattachedphoto)ofapproximatedimensions15feetwideby5feetdeepby30feettalloccurredapprox.700feetdownslopefromtheCRsite,underneaththesouthwestside(southboundtravellane)ofMayCreekBridge.NewcastleisconcernedthattheCRprojectcouldcreatenewadversedownstreamdrainageimpactsorworsenexistingdownslopelandslideanderosionhazards.WerequestthatRentonevaluatetheproject’sstormdrainagedesignandconsiderappropriatemitigationforimpactsthatcouldresultfromtheCRproject.2.PleaseinformCR’sdeveloperandcivilengineerofthedrainageissuesmentionedinItem1.3.PleaseprovideusacopyoftheLevel1DownstreamDrainageAnalysisfortheCRsiteandforCoalCreekParkwaystormwaterrunoffjusteastofthesite’sboundary(seeattachedphotos).PerhapsanupdatedLevel1DownstreamAnalysisiswarrantediftheoriginaldownstreamanalysiswasperformedbeforethelandslideoccurred.4.PleaselistNewcastleasa‘partyofrecord’onthisproject.ifyouhaveanyquestionsorconcerns,pleasedonothesitatetocallmeat(425)649-4444,ext.124oremailmeatmarkr@ci.newcastle.wa.us.Thankyouforyourkindattention.Sincerely,MarkRigos,P.E.PublicWorksDirectorEnd.:CityofRentonNoticeofApplication(2pages)LandslideandSheetHowPhotosCc:RobWyman(NewcastleCityManager)BrianSmith(NewcastleMaintenanceManager)LauraFrolich(NewcastleSuifaceWaterEngineer)EXHIBIT9 AUG242012C’CEWc41öJICEOFAPPLICATIONAMasterApplicationhasbeenfiledandacceptedwiththeDepartmentofCommunity&EconomicDevelopment(CED)—PlanningDivisionoftheCityofRenton.ThefollowingbrieflydescribestheapplicationandthenecessaryPublicApprovals.DATEOFNOTICEOFAPPLICATION:PROJECTNAME/NUMBER:August23,2012ChristelleRidge2PreliminaryPlat/LUA12-070,PPPROJECTDESCRIPTION:TheapplicantisrequestinjPreliminaryPlatapprovalfora20-lotsubdivisionofa3.53-acresite.ThesubjectpropertyislocatedattheintersectionofSE95thWayandDuvallAveNEandabutstheKingCountyboundarytothenorth.TheproposalwentbeforetheCity’sHearingExaminer,onFebruary1,2005,fora22-lotpreliminaryplatandapprovalwasgrantedonApril18,2005(LUAO4400)subjecttoconditionsincludingaconditiontoreducethenumberoflotsdownto20andtwotracts.CityCounciladoptedthe£xaminer’srecommendations.However,thepreliminaryplatapprovalexpiredonAugust18,2010andtheapplicantisnowrequestingpreliminaryplatapprovalinordertoproceedtorecording.Sincetheoriginalapprovalin2005theapplicanthasdoneasignificantmountofgrading.Verylittleinfrastructurehasbeenconstructed.:ThesiteislocatedwithintheResidential-8(R-8),single-familyzoningdesignation.Proposedlotsizesrangefrom4,567to9,697squarefeet.TractA•ofthisplatisreservedfordrainageandsewerinfrastructure.AccesstothesitewouldbegainedfromSE95thWay,inKingCounty,viaproposedWhitmanPlaceNE.TheproposedinternalstreettermInatesattheeasternpropertylineforfutureaccesstotheneighboringlot.Thesitecontainssteepslopes.PROJECTLOCATION:PUBLICAPPROVALS:SE95thWayandExtensionofAnacortesAvenueNEPreliminaryPlatReviewAPPLICANT/PROJECTCONTACTPERSON:TomTouma;ToumaEngineers;2555W41Street;Renton,WA98057;Eml:mhtouma@aol.comPublichearingistentativelyscheduledforSeptember18,2012beforethe,.,.,,..,inRentonCouncilChambersontheRentonHearineExaminerat2:007thfloorofRentonCityHall.CommentsontheaboveapplicationmustbesubmittedinwritingtoRocaleTimmons,AssociatePlanner,DepartmentofCommunity&EconomicDevelopment,1055SouthGradyWay,Renton,WA98057,by5:00p.m.onSeptember6,2012.ThismatterIsalsotentativelyscheduledforapublichearingonSeptember13,2012,at2:00p.m.,CouncilChambers,SeventhFloor,RentonCityHall,1055SouthGradyWay,Renton.Ifyouareinterestedinattendingthehearing,pleasecontactthePlanningDivisiontoensurethatthehearinghasnotbeenrescheduledat(425)430-7282.Ifcommentscannotbesubmittedinwritingbythedateindicatedabove,youmaystillappearatthehearingandpresentyourcommentsontheproposalbeforetheHearingExaminer.Ifyouhavequestionsaboutthisproposal,orwishtobemadeapartyofrecordandreceiveadditionalinformationbymail,pleasecontacttheProjectManager.Anyonewhosubmitswrittencommentswillautomaticallybecomeapartyofrecordandwillbenotifiedofanydecisiononthisproject.PLEASEINCLUDETHEPROJECTNUMBERWHENCALLINGFORPROPERFILEIDENTIHcATION1DATEOFAPPLICATION:August13,2012NOTICEOFCOMPLETEAPPLICATION:August23,2012Ifyouwouldliketobemadeapartyofrecordtoreceivefurtherinformationonthisproposedproject,completethisformandreturnto:CityofRenton,CEO,PlanningDivision,1055SouthGradyWay,Renton,WA98057.FileName/No.:ChristelleRidge2PreliminaryP1st/LUA12-070,PPNAME:________V.4*11IMflAflflbtCC.PUBLICHEARING:TELEPHONENO.: (CiofFfl4Eenton0 4’:!.:.:______•r-r-;•-4•—-..-a.2$-KLANOSt0Et4/2oi2- I——.—fr:.—---::tj4:z*r------Ezç;;:::t;F:---‘e•j4’---:—t’—_t..-..—-ta!L1t’--__________-—__________________———____r__________-:t-1El--_____-—--:4I-DDI C,CDEPARTMENTOFCOMMUNITYANDECONOMICDEVELOPMENT—‘“kfl1t©Jll.MEM0RANDUMDATE:September7,2012TO:RocaleTimmonsFROM:BobMacOnie7’)SUBJECT:ChristelleRidge2,LUA-12-070-PPFormatandLegalDescriptionReviewIhavereviewedtheabovereferencedfinalplatsubmittalandhavethefollowingcomments:NotetheCityofRentonlanduseactionnumberandlandrecordnumber,LUA-12-070-PPandLND-10-0494,respectively,onthefinalplatsubmittal.Thetypesizeusedforthelandrecordnumbershouldbesmallerthanthatusedforthelanduseactionnumber.Pleasenotethatthelanduseactionnumberprovidedwillchangewhenthissubdivisionchangesfrompreliminarytofinalplatstatus.ShowtwotiestotheCityofRentonSurveyControlNetwork.Thegeometrywillbecheckedbythecitywhenthetieshavebeenprovided.Providesufficientinformationtodeterminehowtheplatboundarywasestablished.Includeastatementofequipmentandproceduresused,perWAC32-130-100.Notethedatetheexistingmonumentswerevisitedandwhatwasfound,perWAC332-130-150.Providelotclosurecalculations.Indicatewhathasbeen,oristobe,setatthecornersoftheproposedlots.Notediscrepanciesbetweenbearingsanddistancesofrecordandthosemeasuredorcalculated,ifany.Thelotaddresseswillbeprovidedafterfinalplatsubmittal.Theaddresseswillneedtobeshownonthefinalplat.h:\±iJesys\lnd-landsubdivision&surveyiiEXHIBIT1020907.doc Page2of3CC9/7/2012Donoteencroachmentsifany.Donotincludeautilityprovider’sblock,anowner’sblock,anengineer/surveyorblockorarchitectblock.Donotincludeanyreferencestouse,densityorzoningonthefinalsubmittalIftheabuttingpropertiesareplatted,notethelotnumbersandplatnameonthedrawingotherwisenotethemas‘Unplatted’.Removethebuildingsetbacklinesfromtheproposedlots.Setbackswillbedeterminedatthetimethatbuildingpermitsareissued.Notetheresearchresourcesontheplatsubmittal.Notealleasements,covenantsandagreementsofrecordontheplatdrawing.TheCityofRenton“APPROVALS”blockissignedbytheCityofRentonAdministrator,DepartmentofPublicWorks.ApertinentapprovalblockisalsoneededfortheKingCountyAssessor’sOffice.Providesignaturelinesasrequired.Allvestedowner(s)ofthesubjectplat,atthetimeofrecording,needtosignthefinalplat.Forthestreetdedicationprocess,includeacurrenttitlereportnotingthevestedpropertyowner.Provideanuptodatetopographicmapofthesite.Removereferencestodensityandzoninginformationonthefinalplatdrawing.IfthereisaRestrictiveCovenants,Conditions&Restrictionsdocumentforthisplat,thenreferencethesameontheplatdrawingandprovideaspacefortherecordingnumberthereof.Notethatiftherearerestrictivecovenants,agreementsoreasementstoothers(neighboringpropertyowners,etc.)aspartofthissubdivision,theycanberecordedconcurrentlywiththeplat.Theplatdrawingsandtheassociateddocument(s)aretobegiventotheProjectManagerasapackage.Theplatdocumentwillberecordedfirst(withKingCounty).Therecordingnumber(s)fortheassociateddocument(s)(saiddocumentsrecordedconcurrentlywith,butfollowingtheplat)needtobereferencedontheplatdrawings.h:\filesys\Ind-landsubdivision&surveyingrecords\lnd-10-plats\0494(christelleridge2)\rv120907.doc Page3of3CC-9/7/2012ThereneedstobelanguageregardingtheconveyanceoftheTractsfA&B)createdbytheplat;pleasecheckwiththeStormwaterUtilitytoseeiftheywillrequirethattheCitybetheownerofTract‘A’ifnotandifthereistobeaHomeowners’Association(HOA)createdforthisplat,thefollowinglanguageconcerningownershipof“TractA”(thedetention/wetvaultarea)appliestothisplatandshouldbenotedonthefinalplatdrawingasfollows:Upontherecordingofthisplat,TractAisherebygrantedandconveyedtothePlatofChristelleRidge2Homeowners’Association(HOA)foradetention/wetvaultfacility.AllnecessarymaintenanceactivitiesforsaidTractwillbetheresponsibilityoftheHOA.IntheeventthattheHOAisdissolvedorotherwisefailstomeetitspropertytaxobligations,asevidencedbynon-paymentofpropertytaxesforaperiodofeighteen(18)months,theneachlotinthisplatshallassumeandhaveanequalandundividedownershipinterestintheTractpreviouslyownedbytheHOAandhavetheattendantfinancialandmaintenanceresponsibilities.Otherwjusethefollowinglanguageonthefinalplatdrawing:Lots1through22,inclusive,shallhaveanequalandundividedownershipinterestin“TractA”.TheforegoingstatementistobeaccompaniedbylanguagedefiningthemaintenanceresponsibilitiesforanyinfrastructurelocatedontheTractservingtheplatorreferencetoaseparaterecordinginstrumentdetailingthesame.AnupdatedPlatCertificatewillberequired.h:\filesys\lnd-landsubdivision&surveyingrecords\Ind-10-plats\0494(christelleridge2)\rv120907.doc C—Lrrii][‘]iCi7trtEGEOTECHNICALADDENDUMREPORTCHRISTELLERIDGESuBDIvIsIoNDUVALLAVENE&SE95ThWAYRENTON,WASHINGTONG-1821-BPreparedforSoundBuilding&DevelopmentdoMr.TomToumaToumaEngineers&LandSurveyors,PLLC255SW41stStreetRenton,WA98057August2,2012ByGEOGROUPNORTHWEST,TNC.13240201hStreet,Suite10Bellevue,Washington98005Phone:(425)649-8757www.geogroupnw.comEXHIBIT11 ZONINGMAPBOOKPWTECHNICALSERVICESPRINTEDON11/13/09gtt&.,tt.d•ttty.,tdba,edoothebesti*,,,,att,.atl.bl,tyrh.de,I*t.map,mtt&dfmCitythspbypapamam1y.C6-34T24NR5EW1/2UIEXHIBIT12r0200400IFeet1:4800P603T23NR5EW1/25303