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Home My WebLink AboutLUA00-160 i A PORTION OF SE 1/4 OF THESE 1/4 OF SEC.31,TWP.23 N.,RNG.5 E.,W.M. LINE TABLE CURVE TABLE LINE TABLE I'I,.1".`:; -;.r`\ _„ ,.._,,,,1 CURVE TABLE CURVE TABLE CURVE TABLE _ LINE LENGTH BEARING \ .'4- r' ,.SJ`, - . -1 CURVE LENGTH RADIUS CURVE LENGTH RADIUS CURVE LENGTH RADIUS '. 1-' Ir '} - - -Li lo._20.62 N8928•09"w - - \ \, '81NQLE-FAMILY -•:-r��;�' CI 46.82 30.00 C4 48.74 51.50 C7 25.57 51.50 `L2 ":28:18_NOOJ1'S1"E�' ',i,`J��` \ 1 --- - ! Id: 1=i1 ra.'/rl f+' 1 �t \"d EX.30'x525'EASEMENT,NEC' .` C2 47.43 30.00 C5 46.57 51.50 C8 23.42 51.50 v. ' L3,y 28.18--N00.31'51"E ,"/ \ \ .� 'I-. ., ,I ,;9' " -- -_ -\`\ No.7507290365, FOR INGRESS,', ` C3 25.87 18.50 C6 54.11 51.50 C9 34.99 51.50 'I Ny s,�- ,+, .:r-� , -._11,4 •ry�- '' ','EGRESS 8/UTILITIES'(TO BE VACATED) C10 0.89 51.50 �� '' I`1',�p j. Gt �;• _ -' /'� i / N89 '09'W 764.04' ! 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"I r- 4.,,'T, Eatw. 1i4 ;r:' 5` ,T - s :„ : , 'I;�t alssit. :�: -r-I : -'. �wy 7s qN 4{{I�� pp ( fin- • __ t ''C^ ''c" R1� �•." { t �"' A --�T,.'`'vivf"..a N.. ,,.0 y �P 444�dd y ;,�•.•L .. t4�L. :a3>' ?s 'J.1r �` ] i T 'iT 1 / 8.577 sq./f. b I;' I ,�i.� .,•f,."��, ,...,a • a'". aa,.•!. !• . t-"• n ,. :,:'s�xi,a,; .� , , ea\ r4. e e o .1.4 U• u...{. .p'::45.0'r.k:'?r,, .y. t- •(.:•r:r:•� {�;,Yr:.,..a. �• • ri; 'X••��....r,. . .� p A ,e O �iJ�`1 *a }! ,.¢S.00�,,,,e1rl 45.00; 45.00; 45.00' 45.x. 45.00' 1 I, 45.00'\, 45.00' ,I• ,-49,11' C110;I''C9%j, Q \ --4--N89 28'09"W° IZ gs ' � ((•Cto, %-�'+'il n` 4I 41�% -WI ; '°LW I,,y --1-WI I�� '• �ilT41I IIi l.11 fill y'1 W I--- -�• �� •�. .�L �- „Q.20�- J Oj f`l= i t o °'I of p toio / vilo �!)Io ,' :ril o ;e`�I of I ;i1Io1 '!'Jo \ ' ' .mo„ �I 6`) ,a .,.ate "11� N u 1 ,1 1 n o •`2 ,:-,_0 3 r:t'o 4/ 0 5 , o' 16 0, 7 .o o_, 1 'P`'!nIo ' !nI TI o ;nlbl e,'I ".e`Xa^a„s -1 .,r _^! n I .1 ;,� .', 8 `.;o 5 1'o,. I'.10 n 11 lt 12 t:', � , 4 's"`b^.:'v ea,a"o,.x 14 aep�ae.rer of- 1_' -� y': 5,745 aq.It. 'G O�I oJ645 s4.�OIOJ,645 sq./t.�I WJ,645 s4./t l'DINJ645 sq./L OI�o J.645 sq.tt.�I 41 J.615•,sq.ft:oOIN3,645'�9•/t10I 41 J.645'sq.k.�IN 3.645 aq.ILOIJ.645 sQ./t.0 N"4.OSf sq./f.0 rc,4,9„.„--1,I Sa S «u II'I 1 I^ Iv 1 i LL•�•�f 1 \ru Zr area"" 2I Q ZI ;IZ4 it z I i I I z I I z I z ` \Z I 1 z I^sl a P.,6 sq./t. hl 11 1 , o' ¢1..' ,,.,e,B,-f G , - J I • f 1 I I i -II I 1�,�I , .-- .1 :-JI!' ' _J.I '�J' --� i L -� 1 '1'na"au OI° 1 6 Ili.I ;Dare_" 74.42 re J-45 "45.00' ! I i 45,00' I I' 45.00'i I r 45,0Q'I I 45.00'';- I' '45:001 45.00'_ I- 45.00'_-�_-45.00'_- _I_''-50.00'�_6L 12'-z L� x QQ'- I� 1�'.IS'}E ^^��'a.. 18'BUILDING ,< 5'BUILDING �}` 18'BUILDING I --BUILDING N8928�9'W~7¢4,04r'�'`,�r t`\\ 7777 I -7- i- I M• II ,I�1• ; I tl11 SET BACfK ''` SET,BACK;'(TYP,,1 SET BACK(TYP.);` SETBAC (TYP.) _i' SINGLE-FAMILY1 ` }0' WATER 11 E;,{aril;, (:f., 1'1'"' , a 11 . I .. K , , - i I i / •/' EASEMENT TOTAL AREA = 3.63 AC OR 158,156 sq. ft. VERTICAL DATUM PROPOSED#OF LOTS=25 ZONING R-14 NAVD 88(CITY OF RENTON) VICINITY MAP OWNER/DEVELOPER : CONTOUR INTERVAL = 2' 40 - - a molo= 25 LOTS WOOD DALE PROPERTIES, L.L.C. sx m'1- 1 1420 5TH AVE., SUITE 2200 TOTAL AREA (AC) -AREA R/W(AC) =8.69 DU/AC BENCHMARK �l �; SEATTLE, WA, 98f01 GRlic2 SCALE esmn� / •__ I PHONE` (20 6)228-7170 ,� s r ,sq/ se, FAX: 4 5 228-6696 PROPOSED AREA OF LOTS BASE: n SC 1'-40' "� • I CIVIL ENGINEER KING COUNTY SURVEY CONTROL POINT#F-10- . / � DENSITY LOT AREA(sq. ft)25 LOT# LOT AREA (sq. ft.) FOUND BRASS DISC FLUSH WITH SIDEWALK 1.0't ye ec. PACIFIC ENGINEERING DESIGN, INC. 1 5,754 17 4,224 WEST OF SIGNAL LIGHT POLE IN THE NORTHWEST r" mst 1 4800 S. 188TH ST., SUITE 360 2 3,645 18 3,645 QUADRANT OF STREET INTERSECTION OF TALBOT PREMINARY S1BBi'g se temu SEATTLE, WA. 98188 ROAD AND SOUTHWEST 43RD STREET. f,m r'1 PHONE: (206) 431-7970 3 3,645 19 3,645 ELEVATION: 121.26 FEET. ssmu ss,eor,s, 4 3,645 20 3,645 n FAX: (425)431-7975 5 3,645 21 3,645 Ames _asz,a _ 6 mm.St -"-s I --- - LOU LARSEN 6 3,645 22 3,645 TttEse LOCAL SUBJECT TO i M SURVEYOR : 7 3,645 23 3,645 SHEET INDEX �"'° � + s,s,°,,, s'.' $ 8 3,645 24 3,645 CENTRE POINTE SURVEYING 9 3,645 25 3,645 P1 PRELIMINARY PLAT PLAN ssa^u '� e'4M+y 33639 9TH AVENUE S. P2 PRELIMINARY UTILITY PLAN zums, es Dana 10 3,645 TRACT'A' 9,903 ZONING I FEDERAL WAY, WA., 98003 P3 PRELIMINARY GRADING AND - "N I 11 4,051 TRACT'B' 1,111 0E' !� PHONE: (253) 661-1901 DRAINAGE PLAN IB LY /"�$ . -ill $ ametlu,p NORMAN E. LARSON13 4,951 P4 IN ENTG Y SH EONS/TREER-14 i !3' -NOT TO SCALE13 4,914 TOTAL LOT AREA 158,156 INVENTORY SHEET14 10,167 TOTAL R/W AREA 32,838 P5 NEIGHBORHOOD DETAIL MAP ,3'15 8,577 PERCENTAGE ROADWAY=20.76X SITE AREA j - 16 11,0183.68 ACRES y 16612 .�_ LEGAL DESCRIPTION �fs1�0.GEMEVA COURT PRELIM. PLAT MAIN OFFICE- PARCEL 1 AND 2 OF KING COUNTY SHORTS/6NAt (NG01 I 4800 SOUTH 188TH STREET, PLAT No. 674217 FILED UNDER RECORDING Pacific SUITE 360 No 7603170525, RECORDS OF KING COUNTY ` IsxPaEs MAY 6,2001 SEATTLE,WA 98188 WASHINGTON. ( PHONE:(206)431-7970 Engineering FAX:(206)431-7975 PROJECT NO,;ea PRELIMINARY 98048HCP1.DWG RENTON,WA. WEB SITE:PACENG.COM PLAT PLAN FOR: Design, Inc. DRAWN BY: .)GC P1 WOOD DALE PROPHRTES,LLC. 1420 51'H AVE,SUITE 2200 ISSUE DATE: 12-08-00 SEATTLE.WA'98101 Civil Engineering and ( )521-W7G FAX )22Q' g g SHEET REV.: - - Planning Consultants l A PORTION OF SE 1/4 OF THE SE 1/4 OF SEC. 31 , TWP. 23 N., RNG. 5 E., W.M. NPf(e4,� N I- 9r I.9m• .AY 9.2D01 I 4 c ` _ _ ' . \ •\ \\ , .o\ 1^ e.I'd ,{l I ..,% - ____ __ &NOLE-FAMJLY- , 1 III I I �^ J Z In •I g.(' •BID-FILTER `�\\ I I 3 of Q ,N.S SWALE I / I / 1 L +I '• --_ •, I \ y/� I 1• I I TRA�iT•', EA WATER U ,''...".I'; h — I 47.1� _•.. _ ..�«.^'.', 1'g�rFEk- / .., '09' 769.04'.,. I - _�£- 10'WA T 1 , 'I _-- � .k..i c—9- ioD olT'r'..1 ]/ / :,,' ;yJ ��". °��. I �,^" NI _,�, 'k ,Le llee�m R�da i-s !r :_;1 I i-Y. �U 17s'L —Ir r iT�-- $� wg J 1 -• •o°rv.e r, - - __ , -�"f� ,L�---I 11_=a_I.-'-.- e o•I le rtu:i II I _-- 1 _ I 1, ,,,1 1 i`q�IEO �%�m1 r05 i le7n e• DETENTION PIN D S_ CONTROL�\I I I 1-e- - J — I� (.,. ':: 3 N 1mw � � —— — `��'` _ J I �.1w`1,:•;,,.•,, P I II _q. , •\, r�, ', ,,e°m l e,.°oe`o 1 a U ry I / �� I SIRUCTLRE T� -T r, `1 ---, °.T ,n1i, 1 T;,...-'•:...� con B\ C Ie =E�=- '� -/r�l./ 'r ,.•'zs. I\ I � 'I 1 I I � , I — '" �^ . �� 1 1 � oe�a �, Q 2 o r000l, ::'. III . 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"e,e„c ` I l I - / 1 1 I I , AnuLY I 1 i i% / / / / I i 1 , , H ss II M 1°3 I �.1 !•;1 I I>, 1 1 1 I , 11 II I, \' // / Np O 5 p W R Hill `3 W Ail 0 r'4Pl s7 A E LEGEND PROJECT NO.:B8-48 m I EXISTING ROADWAY r/S%ICnj PROPOSED ROADWAY DRAWN BY: ,1CiC I•°•°°°I PROPOSED SIDEWALK ISSUE DATE: 12 OB 00 W PROPOSED WATER MAIN SHEET REV.: .. PROPOSED WATER VALVE DD. PROPOSED TEE W/GATE VALVE PRELIMINARY UTILITY ug + PROPOSED FIRE HYDRANT PLAN SS PROPOSED SANITARY SEWER Ste- PROPOSED SANITARY SEWER MANHOLE W/FLOW ARROW ST PROPOSED STORM DRAIN S .- PROPOSED STORM DRAIN CB PRELIMINARY 9848U11.1.0WG (TYPE I)W/F10W ARROW FEVECIONEI rFEOo CT TO RENEW P 2 SHEET OF ,I , I S A PORTION OF SE 1 74 OF THE SE 1/4 OF SEC. 31, TWP. 23 N., RNG. 5 E., W.M. af;,w^ ��, 4* Fen °id `•1 Ei.'��'�/i m l 1 1:,,N^, s,, ri . . . 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S. 194TN a' a9=,h' ,�aV A 200 ° IW w° 400ISSUE DALE: 72-06-00 x81 I I ICI I SHEET REV: Spring brook Park3S cscA1� C ,,xx,,"�, q�H ".- NEa�OFiti000 I = 11 '1 TO" 00050 z—,n--� MAP ' y¢ 4 I -------- w a+� Soto j SPRINGM B11R7IK-,. ACRE TS m. :;t e r s h e d L. 9848NDPLDWG _ ;_I_. _ ; m P5 COPYRIGHT 1997, KROLL MAP COMPANY, INC. (603E)(608E)(604W) SHEET OF r Y-tMY----YYYYYYYYYYYYYYYYY YY,YY Y YYY Y Y IY•t S`Y,tY YYYY- 'tW S t•tWY YYYYYyt 1PIaat... YY,YY/ •' BATCH NUMBER: HK • '(- COMMENTS (T� - CUSTOMER .NAME REDSTONE ,'.i U--.' 7. 'AL.I.7"7".'''"1.AAti Ai RA._AAi4/V,I.-+1a-+',•" -J1. .LA _.« 7 Ar..�.^-.••- - - -1,..- .. �_ ... �- �� - -.�.j a_. _ .�_F_.-..1 s—a—a_t_ t .- _-._. i\ .) -"' 312305-9023-05 • i; 312305-9024-04 SPRINGBROOK APTS ' 050259 AHLUWALIA RAVINDER SINGH+JAIN3274 C/O HSC REAL .ESTATE INC 730 E 55TH ST PO BOX 19001 RENTON WA 98055 SEATTLE WA 98109 �'::`�;. .' - • 312305-9073-04 , , � - .-. � ._ .. ,., . . 312305-9073-95 GURUDWARA SINGH SABHA' OF WA700442 1' GURU NANAK SIKH SOCIETY 739800 -_ 5200 TALBOT .RD S. . i PO BOX 58423 -.. ``-6�^; RENTON WA 98055 RENTON WA .- .. 98058 . 312305-9075-02 �f` . 312305-9080-05 HAYES DELBERT L+IRENE H 3N9999 PENOR JOSEFINA 840405 5304 TALBOT RD- SO - - 'j 520 S 55TH ST RENTON WA - 98055 •i, RENTON WA - . •98055 •`= . 312305-9096-07 - 312305-9107-04 e'� • SINGH KARNAIL 859999 MART2 JACK 963309 - . ' . •:• -:1:' 5218 TALBOT ROAD S '';" 18831 102ND AVE SE `•`' :, RENTON WA 98055 ;%` RENTON WA -, . 98055 312305-9115-04 ;; 312305-9119-00 .,. SPRINGBROOK APTS 050259 FRAGA STANLEY E+MARIE 219999 - C/O HSC REAL ESTATE INC 1 ' 2117 MONTEREY CT SE ' PO BOX 19001 1 RENTON WA 98055 '• SEATTLE WA 98109 .1' 312305-9125—'02, ;'1- 312305-9125-02 WILSON ROBERT 0 C0779 'x .r....Wf..........WW.�.Hs....W W....W...A.�.W�....�...4,,a.4W..WW... .40°'• ---...Y`YY�tYYYYY H..,Y.•t-env.Y YYYY Y YYY YM YY 4- ,. 7 0 S 5TH ST • ,N P.WW.+W...Wt..4WW.LWW....tW.0.4...M1Wat.4.b....LWWR.W.,. r YYV YYYYYYYY•t Y•t V Y\a't YZ.•YYYYY YMMYYYYY ", W**W****WW..WWWWd. W..WWaL--- W.4.4.4 RENTON WA 98055 ;� Y1�•a•YY�fY�tYMYYMYYYYYY ' •At..LW...t WJ.WW a�r.MW O.WFa t.W t.WWW.L.A.W AWt.W `; • H`4`Y WYYYIt"Y YYYS�YYY Y•4Y•4YY YYY YYY Y YYY • CITY F RENTON la IL Planning/Building/Public Works Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator CITY OF RENTON JUN 0 1 2001 RECEIVED CITY CLERK'S OFFICE • May 23, 2001 TO WHOM IT-MAY CONCERN: Subject: • Please see attached new plats that have just been addressed. Please add these addresses . - and streets to your City directories and maps. Also,please note 2 address changes to newly recorded.plats. Please change vowsecords.tveflect.these address changes. • • . , �... NEW PRELIMINARY PLATER StHOR 'PLATS, S11P-04-'0,3•I Candlewood II Short Plat . " Devitt Short lat Edens Court Preliminary Pat, f P-00-076"-Edmgnds Pre i •.ary Plat . 1_4 4.00- i ,o Geneva Court Prelimin ,lat Jacques L ruon'`•ve Short Plat 5HP-01-4,25Kendall Court Short Plate f _ 's'Meado\Port Plat . Liberty Ridge II Phase I �� ; €�_ 'son Landin $port Plat • a s�x : 44P-ol-oi'Morgan Court Short Pla a. * _: ;wP4r .ide court Preliminary Plat .S if-Rq-o16Union Park Short Plat .t o II' relnninary'Plat ADDRESS CHANGES11�1 NEWL- � RD LATS: Lot 51 of Clover Creek Pat eiasting house that isiremau in bu as.to change address r P.j;-6425 to fit in with plat addressee ,•., J OLD `: 4� ,-ri :a ` '� PARCEL# 1323 N 28* Street 2631 Park AIM '• �� . - .1644500510 .. . Lot 1 of Circle Short Plat—Conflict with douse address to the north house is still ' 4 P.OU-oa.t under construction so.shouldn't affect too many records. • OLD NEW PARCEL# • 2024 Harrington PI NE 2018 Harrington P1 NE .. ' 7227800001• Sincerely, • an Conklin . Development Services Representative Development Services Division Telephone:425-430-7276 - • • 1055 South Grady Way-Renton,Washington 98055 :: This paper contains 50%recycled material,20%post consumer TEVA COURT FLAT EN, • i NO.LUA-00-160,PP) (ROAD AND UTILITY PLANS) (PARCEL NO.31230 37 Al ' RESIDENMAL(R-14) • . ' TRACT TRACT'B' ' CONCRETE RETAINING WALL (OPEN SPACE) BIOFlL'RtATION SWALE —\ \ , KEYSTONE WALL .,. ---\ \\\ \\ \♦,,\♦\`.\o` ` 1 I`` ' --- - _- ------.-- `- ``a`�. ♦\\\ \♦\\\\♦ ♦\\♦♦`\• \ t .I I I i 1 I /—ROCKS ...`i- —: —._ - �-�,` ♦ \ \\ \ \♦ \ \\\♦ ♦-♦♦\� -\�.�\ wrU�j E I I ► / r. �— L—(/_ _ -- i i -i I i a .:d .,./,/ ✓�-',i-,/,///// / ,' % 1 184'O41w,,Lo,'1 I , \ 1 "1 1 L\t ....''"V A::1}r 4 x./i-,,'"- - yr, 4 -... 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".~� CITY F RENTON ..LL City Clerk Jesse Tanner,Mayor Marilyn J.Petersen May 22, 2001 Ron Tremaine Wood Dale Properties 1420 Fifth Avenue, Suite 2200 Seattle, WA 98101 Re: Geneva Court Preliminary Plat; File No. PP-00-160 • Dear Mr. Tremaine: • At the regular Council meeting of May 21,2001, the Renton City Council approved the :..referenced preliminary plat subject to the conditions outlined in the hearing examiner's letter, dated April 5, 2001. Pursuant to RCW,a final plat meeting all requirements of State law and Renton Municipal Code shall be submitted to the City for approval within .five years of the date of preliminary plat approval. If I can provide additional information or assistance,please feel free to call. Sincerely, he,(e ititc€4rLa414ti Michele Neumann • Deputy City Clerk " cc: Mayor Jesse Tanner Council President Dan Clawson Steve Taylor,Development Services Division Fred Kaufman, Hearing Examiner 901. 2001 1055 South Grady Way --Renton, Washington 98055 (425) 430-6510 /FAX (425) 430-6516 j,. `.� This paper contains 50%recycled material,30%post consumer [ten-4 May 21,2001 Renton City Council Minutes Page 161 Citizen Comment: Webb— Sanford E.Webb,430 Mill Ave. S.#3,Renton, 98055, expressed his concerns Correspondence to Elected regarding how correspondence addressed to the Mayor and Council is Officials distributed and responded to. Mr..Webb also submitted a letter to the Mayor and Council in which the same concerns were addressed. CONSENT AGENDA Items on the consent agenda are adopted by one motion which follows the • listing. Approval of Council minutes of May Council Minutes of May 14, 14,2001. Council concur. 2001 CAG: 01-072,Highlands Park City Clerk reported bid opening on 05/16/2001, for CAG-01-072,Highlands Play Area Renovation, Park Play Area Renovation; ten bids;project estimate$71,800; and submitted Southworth&Sons staff recommendation to award the contract to the loW bidder, Southworth& Sons,Inc.,in the amount of$75,225.86. Council concur. CAG: 00-067,I-405/NE 44th St Economic Development,Neighborhoods and Strategic Planning Department Interchange,Environmental ,recommended approval of Amendment#5 to CAG-00-067,contract with , Assessment, Huckell/Weinman Associates,Inc., for completion of the Environmental Huckell/Weinman Associates Assessment on the I-405/NE 44th St. interchange as part of the Port Quendall project. The costs will be paid 100%by the.developer. Council concur. . EDNSP: 2001 Neighborhood Economic Development,Neighborhoods and Strategic Planning Department Grant Program submitted the applications received for this year's Neighborhood Grant' Program. Total project budget amount is $50,000. Refer to Community Services Committee. Plat: Geneva Court,Talbot Rd Hearing Examiner recommended approval,with conditions, of the Geneva S (PP-00-160) Court preliminary plat; 25 single-family lots on 3.63 acres located on the east side of the 5400 block of Talbot Rd. S. (PP-00-160). Council concur. Utility: Maplewood Golf Surface Water Utility Division recommended approval of a contract in the Course Cart Path Berm, Gray amount of$22,600 with Gray&Osborne,Inc. for the final design of the &Osborne Maplewood Golf Course Cart Path Berm project. The project will restore flood protection provided by the west bank of the Cedar River,which was destroyed 'during the.1995 and 1996 flood events,by raising an existing section of the golf course cart path by four feet above the natural ground elevation. Council concur. • • Utility: Wells 1,2 &3 CT ' Utility Systems Division requested approval to apply for a Public Works Trust Pipeline Construction/Liberty Fund loan in the amount of$814,527,at an interest rate of 1/2%,for the Wells Park,PWTF Loan 1,2 &3 CT Pipeline Construction project at Liberty Park. The City's project share is$155,148. Council concur. Utility: Maplewood Water Utility Systems Division requested approval to apply for a Public Works Trust Treatment Improvements Fund loan in the amount of$567,831, at an interest rate of 1/2%,for the Design,PWTF Loan Maplewood Water Treatment Improvements Design project. The City's project share is$108,159. Council concur. MOVED BY CLAWSON, SECONDED BY CORMAN, COUNCIL APPROVE THE CONSENT AGENDA AS PRESENTED. COUNCIL CONCUR.• CORRESPONDENCE • Correspondence was read from Barbara Blaskowsky, 528 Williams Ave. S., • Citizen Comment:Blaskowsky Renton,98055,requesting installation of a stop sign on Williams Ave. S. at the —Request for stop sign at corner of S.5th St.to prevent motorists from speeding on Williams Ave. S. Williams Ave S&S 5th St MOVED BY CLAWSON,SECONDED BY NELSON,COUNCIL REFER THIS LE ITER TO THE TRANSPORTATION COMMI I ThE. CARRIED. CITY OF RENTON COUNCIL AGENDA BILL AI #: Q SUBMITTING DATA: FOR AGENDA OF: Dept/Div/Board.. HEARING EXAMINER Staff contact... Fred J. Kaufman, ext. 6515 AGENDA STATUS: Consent XX SUBJECT: Public Hearing.. Geneva Court Preliminary Plat Correspondence.. File No. LUA00-160,PP,ECF Ordinance Resolution Old Business.... EXHIBITS: New Business.... Hearing Examiner's Report and Recommendation Study Session... Hearing Examiner's Letter to All Parties of Record, I Other dated April 5, 2001 RECOMMENDED ACTION: APPROVALS: Legal Dept Approval of Hearing Examiner's Recommendation Finance Dept.... Other FISCAL IMPACT: N/A Expenditure Required... Transfer/Amendment.. Amount Budgeted Revenue Generated... SUMMARY OF ACTION: The Hearing Examiner's Report and Recommendation on the Amberwood Preliminary Plat was published on March 15, 2001. There were no requests for reconsideration and the appeal period ended on March 29, 2001. The Examiner recommends approval of the proposed preliminary plat, subject to the conditions outlined in his letter to All Parties of Record, dated April 5, 2001. This office notes that the conditions placed on this project are to be met at later stages of the platting process. STAFF RECOMMENDATION: Staff recommends approval of Geneva Court Preliminary Plat. . • • • - • . , . . • , ratii& •- • CITY )F RENTON . sel Hearing Examiner ••• • Jesse Tanner,Mayor :Fred J.-Kaufman . 7 • April 5,2001 • To All All Parties of Record • Re: - Geneva Court Preliminary Plat File No.: LUA00-160j3P,ECF • • This office has received various correspondence regarding the original disapproval of the Geneva Court Preliminary Plat due to insufficient specificity regarding the number of tots and the sizing • of the stormwater detention system. In addition,there was an open question regarding whether site plan review should be required for detached single family homes in the R.-14 Zone. This office has reviewed the submittals'bythe,applicant;the staff review of those,as well as • correspondence from the City Attorney It appears that the,Preliminary Plat can be forwarded to , „ the City Council with a recommendation that it approve the latest plans. The City Attorney has indicated in correspondence that he has met with the City Council and that Site Plan review is not necessary for single family detached homes in the R-14 district and that • • • the code will be amended to reflect this ' : • , . . In order to make sure the record and filateracelitate;this office will accept the Plat Map dated at the lower left margin "Thu Mar 15 15:4020001'aS':Exhibit Number 7:: That will be the Plat design submitted with the recommendation to City Council. • ' • • The recommendation will be that the City Council approve the Preliminary Plat as follows: RECOMMENDATION: The City Council should approve the 24-lot Preliminary. Plat subject to the following conditions: • 1. The applicant is required to comply with the Mitigation Measures that were required by • ' the Environmental Review Committee Threshold Determination,unless modified by the - Hearing Examiner upon appeal,prior to recording of the subdivision. 2. The applicant shall establish a Homeowners' Association for the maintenance of all common improvements(stormwater facilities;tracts,retaining walls, etc),or include a maintenance agreement note on the face of the final plat. A draft of the document shall be submitted for review and approval by the Development Services Division prior to the . '.• recording of the final plat. • • j. Tract B shall be dedicated to the City for future rightof-way, Tract 1.3 shall be planted with grass and maintained by the Homeowners Association until such a time as it is • - . needed for road purposes. Signage shall be placed at the northerly boundary of Tract B • - stating that the Tract is intended for future connection. Signage is subject to the review : , :: • 1 yirf - • •• • • • . , • , ‘,9 0 1 c 0 9s 7.1 .105 South Grady Way Renton, WashitiOgn.98055 - (425)430-015:- Geneva Court Preliminary Plat Page 2" and approval of the Development Services Division and shall.be installed prior to final - . plat approval. 4. No clearing or grading shall take place within 25 feet of the off-site stream: The applicant shall install construction fencing designating this area prior to grading the site. • 5. Vehicle access to lot 1 shall be limited to the internal roadway. . 6." Rockeries greater than 4 feet in height require a separate building permit and structural . - :.review. A licensed engineer with geotechnical expertise must monitor rockery "• construction and verify in writing that the rockery was constructed to City of Renton. specifications. Written verification by the engineer shall be submitted prior to building. . permit approval. ' • 7. The applicant shall include language On the"facez,of the plat subject to the approval of the City Attorney that the two Tracts,.Tract A and Tractli,,,_are not to be used for residential development and may not contain housing or other singlefainily accessory uses. The normal appeal and reconsideration periods shall apply 1o'this;correspondence.. Either request must be submitted within.14 days and accompanied by the appropriate"fee. The supporting documentation for this determination is available for review in the Hearing Examiner's Office. If this office can`provide';any,additional assistance,please feel free to write: „ • Sincerely, tr,' (-ta, ‘" : Fred J.Kau Hearing Examiner • FJK:jt " = cc: Mayor Jesse Tanner Jay Covington,Chief Administrative Officer . Neil Watts,Development Services Director . Larry Warren,City Attorney Steve Taylor,Development Services Parties.of Record • A PORTION OF SE 1/4 .II-- I II r-1c oc 1/f"+ yr a7Ct." 0 i,• i vv r. La.., Iv., nlvl: 1 . 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I I 1 i j 1 1 1 i ' 2 SIDENTIAL(R-1) "•" 12"STORM UNE'.y.'r ` \` RESIDENTIAL(R-14) 1 1 i i i u r Si :CLHr I ��„ ; �\ I I I TYPE I CATCHBASIN • �y , I I 1 I, ;tilf � I ` ' --0— TYPE II CATCHBASIN 1 .d 4 1 fM1fr">,/'.�,%,"1 1 ` ��n 8"SANITARY W/MANHOLE g ."' 6"SAN,SIDE SERVICE 14 - LEGAL DESCRIPTION VERTICAL DATUM SHEET INDEX 'r"" W,I OWNER/DEVELOPER : W00D DALE PROPERTIES,LLC 12"WATER MAIN 1420 S1H AVE.,SUITE 2200 11-4 FIRE HYDRANT ASSEMBLY o SEATTLE.WA.,98101 CI COMPOSITE UTILITIES PLAN C2 TEMPORARY PHONE: (206)521-5979 PARCEL 1 AND 2 OF KING COUNTY SHORT 88(CITY OF RENTON) MPORARY EROSION/SEDIMENT 4 y FAX: (206)224-2880 PLAT No.674217 FlED UNDER RECORDING CONTOUR INTERVAL"2 ROAD SLOPE ARROW m No,7603170525.REORDS OF KING CONTROL PLAN CIVIL ENGINEER : PACIFIC ENGINEERING DESIGN,INC. COUNTY,WASHINGTQ, C3 GRADING AND DRAINAGE PLAN m CONCRETE RETAINING WALL C4 GRADING AND DRAINAGE PLAN �800 S.18BTM ST.,SUITE J60 BENCHMARK C5 PLAT ROAD-GRADING AND ORA C,T1•D.Rehr Oh KEYSTONE RETAINING WALL SEATTLE,WA. 98188 C8 SANITARY SEWER AND WATER 1 March 15,2001 OFFICE OF THE HEARING EXAMINER CITY OF RENTON REPORT AND RECOMMENDATION APPLICANT: Ron Tremaine Wood Dale Properties 1420 Fifth Avenue, Suite 2200 Seattle, WA 98101 File No: LUA00-160,PP,ECF LOCATION: The site is located on the east side of Talbot Road at approximately the 5400 block South. SUMMARY OF REQUEST: Subdivide an approximately 3.63 acre parcel into 25 lots suitable for construction of detached, single family houses SUMMARY OF ACTION: Development Services Recommendation: Approve with conditions DEVELOPMENT SERVICES REPORT: The Development Services Report was received by the Examiner on February 14,2001. PUBLIC HEARING: After reviewing the Development Services Report,examining available information on file with the application,field checking the property and surrounding area;the Examiner conducted a public hearing on the subject as follows: MINUTES The following minutes are a summary of the February 20,2001 hearing. The legal record is recorded on tape. • The hearing opened on Tuesday,February 20,2001, at 9:01 a.m. in the Council Chambers on the seventh floor of the Renton City Hall. Parties wishing to testify were affirmed by the Examiner. The following exhibits were entered into the record: Exhibit No. 1: Yellow file containing the original Exhibit No.2: Vicinity Map application, proof of posting,proof of publication and other documentation pertinent to this request. Exhibit No.3: Preliminary Site Plan Exhibit No.4: Preliminary Utility Plan Exhibit No.5: Preliminary Grading and Drainage Exhibit No. 6: Existing Conditions and Tree Plan Inventory Sheet The hearing opened with a presentation of the staff report by Steve Taylor, Senior Planner,Development Services, City of Renton, 1055 S Grady Way,Renton, Washington 98055. This is a small plat located in a Geneva Court Preliminary Plat File No.: LUA00-160,PP,ECF March 15,2001 Page 2 section of the city that has seen quite a bit of platting lately, both single family and multi-family development. Thel R-14 zone allows for both. The surrounding properties consist of large single-family lots to the north,south and east. The Environmental Review Committee(ERC) issued a Determination of Non-Significance—Mitigated for this project on January 30,2001. February 16,2001 was the last day of the appeal period,with no appeals being received. Most of the environmental concerns were handled through the ERC's mitigation measures, following the recommendations of the Geotechnical Report on how to prepare the site so that there are no erosion problems. There are some underground storage tanks on the site,which will have to be removed. A qualified consultant must conduct soil testing for petroleum leakage. If necessary, contaminated soils must be abated to DOE standards. Testing results shall be submitted and reviewed prior to construction approval. Since surface water drainage tends to be a problem in this area,the ERC requires that the water drainage system shall be designed to retain the 100-year storm plus a 30%safety factor. The usual Fire,Traffic and Parks Mitigation fees have been imposed In terms of consistency with Preliminary Plat Criteria,this plat is consistent with the Comprehensive Plan, which designates this as a Residential Planned Neighborhood(RPN). The RPN designation is intended to provide both single and multi-family development in areas with established infrastructure. The R-14 Zone allows both single and multi-family. It has a range of between 8 and 18 units per acre. The subdivision proposed is approximately 8.69 units per acre,but because of the stringency of the drainage mitigation measure it is likely the applicant will lose one or two lots. All lots are configured with side lot lines at right angles to the street or cul-de-sac. Pipe stem lots are allowed,but the pipe stems must be removed for the purpose of evaluating front yard setbacks. Lots 14 and 15 do not have the required 35-foot frontage;therefore,the building setback lines must be calculated by removing the pipe stem on lot 14, and by starting the 18-foot front yard setback from the point where the lot width is 35 feet on lot 15. Driveways must not exceed 15%grade. Those exceeding 8% are required to install slotted drainage in order to direct drainage away from the structure. In addition to dedication of the internal street,the applicant is proposing to dedicate Tract B to provide a future road connection to the adjoining property to the north. Until the Tract B right-of-way is needed,the applicant is proposing to vegetate it with lawn. Staff recommends that the maintenance of Tract B be the responsibility of the homeowners' association and that a signage be placed at the northerly boundary to inform future residents that the roadway will be extended in the future. The site is expected to generate approximately 11 school age children who will attend Renton Park Elementary,Nelson Middle School and Lingbergh High School. The school district requested that Talbot Road South remain two lanes only. They are concerned that the safety of the children and the transportation routes would be greatly impacted by additional lanes. Since Talbot Road South is slated for expansion to three lanes,we are not able to accommodate the request. Water and sewer utilities are available within Talbot. The applicant will be required to pay a latecomer wastewater facility charge equal to$2,047 per lot to the Soos Creek Water and Sewer District. The applicant is proposing to reduce the internal street right-of-way to 45 feet. Approval for this has been granted, subject to the applicant providing easements for any additional improvements needed. The internal roadway will be improved with 32 feet of pavement, curbs, gutters and 6-foot sidewalks on either side of the street. Off-site improvements will consist of roadway widening and installation of new curbs, gutters and sidewalks along Talbot Road South. Staff recommends approval of the Geneva Court Preliminary Plat, subject to the following conditions: (1)The applicant must comply with ERC mitigation measures. (2)The applicant shall establish a Homeowners' Association for the maintenance of all common improvements. (3) Tract B shall be dedicated to the City for future right-of-way and be planted with grass and maintained by the Homeowners'Association until such time as it is needed for road purposes. Signage shall be installed on Tract B stating that it is intended for future connection. (4)No clearing or grading shall take place within 25 feet of the off-site stream. (5)Vehicle access to lot 1 shall be limited to the internal roadway. (6)Rockeries greater than 4 feet in height require a separate Geneva Court Preliminary Plat File No.: LUA00-160,PP,ECF March 15, 2001 Page 3 building permit and structural review. A licensed engineer with geotechnical expertise must monitor rockery construction and verify in writing that the rockery was constructed to City of Renton specifications. Written verification by the engineer shall be submitted prior to building permit approval. Greg Diener,Pacific Engineering Design,4800 S 188th St, Suite 360, Seatac, WA 98188 stated that they had worked with City staff to find a solution to the platting on the project that is acceptable to both parties. The increase in the detention pond will likely force the lots on the north side of the new road to shift to the east, likely resulting in the loss of lot 17. It has been discussed with the owner that he might want to increase the width of some of the lots. Paul Lumbert, Engineering Specialist,Development Services, 1055 S Grady Way,Renton,WA 98055 stated that Talbot Road South in the area of the development is designed as a three-way roadway with bicycle lanes on each side. The school district would probably have to alter their pick-up and drop-off procedures so that the busses go down one side and turn around and come back on the other side. They are not allowed to control traffic on more than a two-lane roadway. The City made an agreement with Soos Creek Water and Sewer District to collect the sewer charge of $2,047 per lot in lieu of the City's $585 SDC fees. The Examiner called for further testimony regarding this project. There was no one else wishing to speak,and no further comments from staff. The hearing closed at 9:42 a.m. FINDINGS, CONCLUSIONS &RECOMMENDATION Having reviewed the record in this matter,the Examiner now makes and enters the following: FINDINGS: 1. The applicant,Ron Tremaine,filed a request for approval of an 25-lot Preliminary Plat together with two tracts. 2. The yellow file containing the staff report,the State Environmental Policy Act(SEPA)documentation and other pertinent materials was entered into the record as Exhibit#1. 3. The Environmental Review Committee(ERC),the City's responsible official, issued a Declaration of Non-Significance-Mitigated(DNS-M)for the subject proposal. The ERC specifically imposed a 100- year storm plus 30% factor as well as other conditions. 4. The subject proposal was reviewed by all departments with an interest in the matter. 5. The subject site is located on the east side of the 5400 block of Talbot Road South. The site is south of Valley Medical Center and east of SR-167. 6. The subject site is approximately 3.63 acres in area. The parcel is rectangular. The subject site is approximately 764 feet long(east to west)by approximately 207 feet wide. 7. The subject site is approximately 240 feet elevation at the east and approximately 134 feet near Talbot Road. The subject site slopes approximately 15 percent downward from the east to the west. . 8. The subject site was annexed to the City with the adoption of Ordinance 3268 enacted in December 1968. Geneva Court Preliminary Pla. - File No.: LUA00-160,PP,ECF March 15,2001 Page 4 9. The subject site is currently zoned R-14(Multifamily: Residential Planned Neighborhood- 14 dwelling units/acre). 10. The map element of the Comprehensive Plan designates the area in which the subject site is located as suitable for the development of Residential Planned Neighborhood uses. 11. Two single family homes are located on the site, spaced widely apart. One home is located near Talbot while the second home is located near the center of the parcel. These structures will be removed if the proposal is approved. 12. The zoning along Talbot is generally R-14 like the subject site. R-1 Zoning is east of the site along the steeper slopes. There are a combination of single family and multifamily uses located in the vicinity of the subject site along Talbot. 13. The applicant proposes dividing the subject site into 25 parcels. There would be 25 single family lots and a storm drainage tract. The R-14 zone permits detached single family uses which is what the applicant proposes on the subject site. The storm drainage tract would be located at the northwest corner of the site near Talbot,but the applicant and staff indicated that it might need to be enlarged. If that were to happen, some lots might be eliminated to accommodate the upsizing of the holding pond. 14. The proposed lots would range in size from 3,645 square feet to approximately 11,018 square feet. The minimum lot size permitted in the R-14 District is 3,000 square feet. The minimum lot width required is 30 feet and the minimum lot depth is 50 feet. The lots would be arranged into two long tiers north and south of the road and then around the end of the cul-de-sac. 15. The storm water tract is 9,903 square feet or approximately 125 feet long(east to west)by 81 feet wide. It would be Tract A. 16. The ERC imposed additional detention requirements since there are downstream problems. There will be a detention pond to contain storm water and control its release rates. The site is located just south of a stream course, and a very narrow part of its buffer would be protected on Proposed Lots 20 to 25. 17. The proposed density, after subtracting the proposed road,would be approximately 8.69 units per acre. 18. The R-14 zone requires a minimum lot width of 30 feet and a lot depth of 50 feet. The proposed lots meet this requirement. 19. Proposed Lots 14 and 15 would be accessed by pipe stem driveways. The front yard setback will need to be calculated after subtracting the pipe stem area. 20. There is a stand of trees located along the easternmost boundary of the subject site. The small lot size will require much of the vegetation to be removed to allow building pads and the access road to be constructed. In addition,the site and its proposed lots will be terraced or stepped from Talbot up the slope. Approximately 2,600 cubic yards of excavating and approximately 4,000 cubic yards of material will be required. Rockeries will be constructed between the lots. Any rockery taller than four(4)feet in height will require a building permit. 21. The applicant proposed developing a 45 foot wide street rather than the code required 50 foot wide street. Road dimensions are determined by the Director administratively. Geneva Court Preliminary Plat - File No.: LUA00-160,PP,ECF March 15, 2001 Page 5 22. The east-west roadway will end in a cul-de-sac. The roadway length will be approximately 600 feet long. The applicant proposes creating a tract at the north side of the cul-de-sac bulb that would connect to a similar road if the property to the north were to develop. This would create a loop roadway back to Talbot at some time in the future. Until that time, certain homes on Proposed Lots 12 to 16,would have to be provided with fire sprinklers. 23. The development of 25 single family homes will generate approximately 220 vehicle trips per day (based on approximately 9.55 trips per dwelling). It is anticipated that approximately 10% of the traffic trips will occur at each of the morning and evening peak hours. Staff agreed with a traffic analysis submitted by the applicant that the proposal will have a minimal impact on traffic along Talbot and its intersection with SW 43rd Street. 24. The development of the subject site with 25 lots will generate approximately 11 school age children. These students would be spread among the different grades of the Renton School District. 25. The two separate tracts are not intended to be a buildable lots. One is for storm drainage and the other intended for a future right-of-way connection. 26. The subject site will be served by the Soos Creek Sewer District. 27. If the number of lots is reduced to accommodate a larger storm detention system,there would be a commensurate reduction in traffic and students as well as other impacts. 28. R-14 zoning permits both detached single family homes and multifamily homes. Section 4-9-200.B1a requires that development in the R-14 zone be subject to Site Plan Review. The code provides an exemption for the R-10 if a single family plat is proposed. The code does not differentiate between single family development and multifamily development in the R-14 zone for this required site plan review process. Staff made an administrative determination that Site Plan Review did not apply to detached single family homes in the R-14 zone. Staff analogized to the R-10 Zone. The Code contains a clear exemption for detached single family uses in the R-10 zone. It does not contain such language providing exemptions in the R-14 Zone. An administrative decision can clarify ambiguous provisions. The fact that the R-10 Zone and the R-14 zone-do not contain similar exemptions from Site Plan review does not clarify ambiguity. It has the clear affect of changing the code. This office can envision that there was a purpose to Site Plan review for the more dense R-14 developments including detached single family uses. It may have been that on smaller R-14 lots, coordinated development and a theme that connects these small homes was envisioned. At the same time,this office would welcome a City Council clarification that Site Plan review was not intended, but until it receives such clarification,the ordinance's clear language must be followed. Site Plan review is required for this plat. CONCLUSIONS: 1. The proposed plat generally appears to serve the public use and interest, except that this office cannot conclude that storm drainage will be appropriately dealt with by the proposal. The applicant and staff need to ascertain the storm drainage requirements, and therefore the final lot count,before the Preliminary Plat can be forwarded to the City Council. This is not a minor detail which can be • determined somewhere along the line in the processing of this application. This lot count is a critical aspect of a Preliminary Plat. In this case, storm drainage is also critical, and before this office can send the plat to the City Council,this office needs to know that sufficient capacity will be provided so that downstream problems will not get worse. Geneva Court Preliminary Plat - File No.: LUA00-160,PP,ECF March 15,2001 Page 6 2. The plat provides additional detached single family housing stock and provides smaller homes and lots for those just purchasing their first home or those who want smaller homes. The proposed plat provides a density of 8.69 units per acre, in keeping with the R-14 Zone. This office cannot conclude if the density would drop below a critical value if the lot count is reduced. 3. The lots provide a reasonable transition between the multiple family uses across Talbot and the single family uses east of the site. The plat also provides homes in an area in which infrastructure exists or can reasonably be extended to the subject site. 4. The change from two widely spaced single family homes to approximately 25 new homes will introduce additional noise and population. There will also be additional traffic that can be accommodated on Talbot and at Talbot and SW 43rd. Street. 5. The ERC imposed additional conditions to avoid exacerbating drainage problems down stream since the subject site is in a sensitive drainage basin. As noted,the plans were still too vague and the size of the system was not determined;therefore,the lot count also was not final. 6. The provision of Tract B will allow a loop road to be constructed through the parcel to the north. This will change the cul-de-sac to a through road, and this information should be made available to future residents. The applicant shall erect a sign at the cul-de-sac informing potential residents of the possibility that a through road will be constructed. 7. The plat provides reasonably rectangular lots and lots that meet the dimensional requirements of code. Access seems reasonable. 8. The plat shall contain language acceptable to the City Attorney regarding the fact that both Tracts are not to be developed for housing and development of them is precluded. 9. As noted in the Findings, Site Plan review appears to be clearly required by the language of the code. It may not be altered by an administrative determination that analogizes to a different zoning district. The R-10 zone and the R-14 zone have differing requirements, and Site Plan review may have been an intentional requirement in the more dense zone. Again,this office would welcome a clarification by the City Council. 10. In conclusion,the proposed preliminary plat cannot be approved until the storm drainage values have been calculated and the lot count finalized. This office will offer to re-open the record for the submission of this additional information. RECOMMENDATION: The Preliminary Plat is not approved. The record can be reopened in order to provide an opportunity to provide information on storm drainage detention requirements and the final number of lots. Geneva Court Preliminary Plat - File No.: LUA00-160,PP,ECF March 15, 2001 Page 7 ORDERED THIS 15th day of March, 2001. FRED J.KAU N HEARING E MINER TRANSMI Ian THIS 15th day of March,2001 to the parties of record: Steve Taylor Greg Diener 1055 S Grady Way Pacific Engineering Design Renton, WA 98055 4800 S 188`h St., Ste. 360 Seatac,WA 98188 Paul Lumbert 1055 S Grady Way Renton, WA 98055 TRANSMITTED THIS 15'h day of March, 2001 to the following: Mayor Jesse Tanner Gregg Zimmerman,Plan/Bldg/PW Admin. Members,Renton Planning Commission Neil Watts,Development Services Director Larry Rude, Fire Marshal Sue Carlson,Econ.Dev. Administrator Lawrence J. Warren,City Attorney Larry Meckling,Building Official Transportation Systems Division Jay Covington, Chief Administrative Officer Utilities System Division Councilperson Kathy Keolker-Wheeler South County Journal Betty Nokes,Economic Development Director Pursuant to Title IV, Chapter 8, Section 100Gof the City's Code, request for reconsideration must be filed in writing on or before 5:00 p.m.,March 29,2001. Any aggrieved person feeling that the decision of the Examiner is ambiguous or based on erroneous procedure, errors of law or fact, error in judgment, or the discovery of new evidence which could not be reasonably available at the prior hearing may make a written request for a review by the Examiner within fourteen(14)days from the date of the Examiner's decision. This request shall set forth the specific ambiguities or errors discovered by such appellant, and the Examiner may, after review of the record,take further action as he deems proper. An appeal to the City Council is governed by Title IV, Chapter 8, Section 110,which requires that such appeal be filed with the City Clerk, accompanying a filing fee of$75.00 and meeting other specified requirements. Copies of this ordinance are available for inspection or purchase in the Finance Department,first floor of City Hall. If the Examiner's Recommendation or Decision contains the requirement for Restrictive Covenants,the . executed Covenants will be required prior to approval by City Council or final processing of the file. You may contact this office for information on formatting covenants. Geneva Court Preliminary Pla: File No.: LUA00-160,PP,ECF March 15, 2001 Page 8 The Appearance of Fairness Doctrine provides that no ex parte(private one-on-one)communications may occur concerning pending land use decisions. This means that parties to a land use decision may not communicate in private with any decision-maker concerning the proposal. Decision-makers in the land use process include both the Hearing Examiner and members of the City Council. All communications concerning the proposal must be made in public. This public communication permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence. Any violation of this doctrine would result in the invalidation of the request by the Court. The Doctrine applies not only to the initial public hearing but to all Requests for Reconsideration as well as Appeals to the City Council. • • , r r�„ 1 at_aa(�eri _ �:{=h u' �\ ��il'/ .•gjY,G,1� u,,,•. pn jQti.... 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P 3 g SHEET OP Sent By: Pacific Engineering Design; 206 431 7975; May-8-01 11 :46; Page 2/2 Geneva Court Preliminary Plat LVA00-160-PP, ECF Legal Description Lots 1 and 2 of short plat No. 674217, according to the short plat recorded under King County Recording No. 7603170525; Situate in Section 31, Township 23 North, Range 5 East, W.M., in the City of Renton, King County, Washington. d CIT1 ')F RENTON Hearing Examiner Jesse Tanner,Mayor Fred J.Kaufman May 10, 2001 Ron Tremaine Wood Dale Properties 1420 Fifth Avenue, Suite 2200 Seattle, WA 98101 Re: Geneva Court Preliminary Plat File No. LUA00-160,PP,ECF Dear Mr. Tremaine: The Hearing Examiner's Report and Recommendation regarding the referenced request has not been appealed within the time period established by ordinance. Therefore,this matter is being submitted to the City Clerk this date for transmittal to the City Council for review. You will receive notification of final approval from the City Clerk, and will be notified of all action taken by the City Council upon approval of the request. Please feel free to contact this office if further assistance or information is required. Sincerely, Fred J. Kaufcan Hearing Examiner FJK:jt cc: Steve Taylor, Project Manager Sandi Seeger, Development Services 19( 1c2O O1-; 1055 South Grady Way -Renton, Washington 98055 - (425) 430-6515 `"'` `This oaoer contains 50%recycled material.20%oast consumer J@ni tly; raulliu tnylneer illy uu iyll, cuu YJI rar.r, may vi i .T ., uy. �i� Geneva Court Preliminary Plat LVA00-160-PP, ECF Legal Description Lots 1 and 2 of short plat No. 674217, according to the short plat recorded under King County Recording No. 7603170525; Situate in Section 31, Township 23 North,Range 5 East, W.M., in the City of Renton,King County, Washington. CITY OF RENTON PLANNINGBUILDING/PUBLIC WORKS MEMORANDUM DATE: May 4,2001 TO: Joan Thompson FROM: Sonja J.Fesser SUBJECT: Geneva Court,LUA-00-160,PP Legal Description Review Bob Mac Onie and I have reviewed the above referenced legal description submittal and find it to be satisfactory, except that the pertinent section,township and range should be added to a revised ending for the legal: Situate in Section 31,Township 23 North,Range 5 East,W.M., in the City of Renton,King County,Washington. \H:\FILE.SYS\LND\10\0366\RV 010504.doc a CITY OF RENTON HEARING EXAMINER MEMORANDUM Date: April 30,2001 To: Sonja Fesser From: Joan Thompson Re: Geneva Court Preliminary Plat LUA00-160,PP,ECF Would you please verify that the attached legal is correct before we send it on to City Council for approval. Thanks Order No. 870121 LEGAL DESCRIPTION: LOTS 1 AND 2 OF SHORT PLAT NO. 674217, ACCORDING TO THE SHORT PLAT RECORDED UNDER KING COUNTY RECORDING NO. 7603170525; SITUATE IN THE CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON. • GENEVA COURT PRELIMINARY PLAT LUAoo-160-PP ,ECF Page .4 41. CITI )F RENTON •..LL Hearing Examiner Jesse Tanner,Mayor :Fred J.Kaufman • April 5, 2001 • To All Parties of Record Re: Geneva Court Preliminary Plat • File No.: LUA00-160,PP,ECF • This office has received various correspondence regarding the original disapproval of the Geneva • Court Preliminary Plat due to insufficient specificity regarding the number of lots and the sizing of the stormwater detention system. In addition,there was an open question regarding whether • • site plan review should be required for detached single family homes in the R-14"Zone. This office has reviewed the submittals by the applicant,the staff review of those, as well as correspondence from the City Attorney. It appears that the Preliminary Plat can be forwarded to the City Council with a.recommendation that it approve the latest plans.. • The City Attorney has indicated in correspondence that he has met with the City Council and that Site Plan review is not necessary for single family detached homes in the R-14 district and that the code will be amended to reflect this. In order to make sure the record and file are accurate,this office will accept the Plat Map dated at the lower left margin "Thu Mar 15 15:40:29 2001" as.Exhibit Number 7. That will be the Plat • design submitted with the recommendation to the City Council. The recommendation,will be that the City Council approve the Preliminary Plat as follows: RECOMMENDATION: The City Council should approve the 24-lot Preliminary Plat subject to the following conditions: • 1. The applicant is required to comply with the Mitigation Measures that were required by the Environmental Review Committee Threshold Determination, unless modified by the Hearing Examiner upon appeal, prior to recording of the subdivision. 2. The applicant shall establish a Homeowners' Association for the maintenance of all • common improvements(stormwater facilities,tracts, retaining walls, etc) or include a • maintenance agreement note on the face of the final plat. A draft of the document shall be submitted for review and approval by the Development Services Division prior to the recording of the final plat. 3. Tract B shall be dedicated to the City for future right-of-way. Tract B shall be planted with grass and maintained by the Homeowners Association until such a time as it is • needed for road purposes. Signage shall be placed at the northerly boundary of Tract B stating that the Tract is,intended for future connection.. Signage is subject to the review into • • 1901<2Oo1 1055 South Grady Way -Renton, Washington 98055 - (425) 430-6515 �l � This paper contains 50%recycled material,20%post consumer °i}d te-n Geneva Court Preliminary Plat Page 2 and approval of the Development Services Division and shall be installed prior to final plat approval. 4. No clearing or grading shall take place within 25 feet of the off-site stream. The applicant shall install construction fencing designating this area prior to grading the site. 5. Vehicle access to lot 1 shall be limited to the internal roadway. 6. Rockeries greater than 4 feet in height require a separate building permit and structural review: A licensed engineer with geotechnical expertise must monitor rockery construction and verify in writing that the rockery was constructed to City of Renton specifications. Written verification by the engineer shall be submitted prior to building. permit approval. 7. The applicant shall include language on the face of the plat subject to the approval of the City Attorney that the two Tracts,Tract A and Tract B, are not to be used for residential development and may not contain housing or other single family accessory uses. The normal appeal and reconsideration periods shall apply to this correspondence. Either request must be submitted within 14 days and accompanied by the appropriate fee. The supporting documentation for this determination is available for review in the Hearing Examiner's Office. If this office can provide any additional assistance,please feel free to write. Sincerely, Fred J. Kauf n Hearing Examiner FJK:jt cc: Mayor Jesse Tanner Jay Covington, Chief Administrative Officer Neil Watts,Development Services Director - Larry Warren, City Attorney Steve Taylor,Development Services Parties of Record A PORTION OF SE 1/4 v'— r I 1/.t yr Ct.. v 1, t vv r. L,.7 IN., rtiNu 1 - OURT PLAT C�IENEVA C WA. t 1n t Y (ROAD AND UTILITY PLANS) " co cc (PROJEC: IO.LUA-00-160,PP (PARCEL NO.31i 1-9072) U MR 1 '' 1 f yfil " f 1 TRACT'A'(DETENTION) '••°""': {y (10OYR.+30R FACTOR OF SAFETY.) TRACT'B' — RESIDENTIAL(R-14) " C BIOFlLTRATON SWALE �. ,w (OPEN SPACE.) i .1;_____ �_—• — , • '�• ` ;-\4, $ I I I SCALE:1' -40' • y:/✓ . 1 X��::- \ \ - -�\ ��`�`. \ ,`, ,`� ._ , 1 I`r 1 j I I I 40 20 0 40 .:o '•rj* Gr A L . , I J I 1�_ I . / See• 'i///i, , // i"1 ., 1 1 I I 1� I 1 I 1 E `I .1 1 o, CB Nos-I -_ a /liii.//./i//.///�-.e= • ,„ _ / Jos o�_ 46 I 1 T "rit'1p , ., 1 s7.o' �:E CB #03-2 8i k3'I "_�_-- '_, I 1 1 1---i - 1-a i I-r-+--i_ii/�.__,, ;�1, -r f 1 Ii-,- t `' '-� ' 1 3°a S rf G a ffi F r \\ll�i� I , .-�7_1 r I -;�` _ �11 1 I �F�i ' I 'RI VICINITY MAP El a W .3 ., , pt, s ttn^ n, y",o ! 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TYPE I CATCHBASIN •I;• E/73q/,.I I I �'— TYPE II CATCHBASIN w 9 11' f'// I ` L�?1/", ,.I __ 8°SANITARY W/MANHOLE ff. .-!..2._''_._.' 6"SAN.SIDE SERVICE a OWNER/DEVELOPER : WOOD 5DA ave GSUI EEz•20LLLG LEGAL DESCRIPTION VERTICAL DATUM SHEET INDEX "'"' 12°WATER MAIN o SEATTLE,WA..98101 4---• FIRE HYDRANT ASSEMBLY PHONE: (206)521-5979 PARCEL 1 AND 2 OFKING COUNTY SHORT NAVD 88(CITY OF RENTON) CI COMPOSITE UTILITIES PLAN •> FAX: (206)224-2880 PLAT No.674217 FlED UNDER RECORDING CONTOUR INTERVAL-2' C2 TEMPORARY EROSION/SEDIMENT { ROAD SLOPE ARROW of No.7603170525.REORDS OF KING CONTROL PLAN CIVIL ENGINEER PACIFIC ENGINEERING DESIGN,INC. COUNTY,WASHINGTQ, - C3 GRADING AND DRAINAGE PLAN amp CONCRETE RETAINING WALL 4800 S.188TH ST.,SUITE 360_ C4 GRADING AND DRAINAGE PLAN _ _ - SEATTLE,WA. 98188 BENCHMARK - C5- PLAT ROAD-GRADING AND DRA CT"0IRd:,0b KEYSTONE RETAINING WALL DWI/Jr. 190F1 av-7970 ��.....� I C6 SANITARY SEWER AND WATER I i I CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS MEMORANDUM DATE: March 26, 2001 TO: Fred J.Kaufman,Hearing Examiner FROM: Steve Taylor, Senior Planner g SUBJECT: Geneva Court Preliminary Plat, LUA-00-160,PP, ECF On February 20, 2001 a public hearing was held on the Preliminary Plat of Geneva Court. In the March 15,2001 Examiner Decision,the plat was not approved due to concerns regarding the size of the storm detention pond and final lot count. The decision provided the option to reopen the record to provide this additional information. On March 16, 2001 the applicant submitted a revised layout showing the location of a detention pond sized to meet the ERC condition.for detaining the 100 year storm plus a 30% safety factor. The revised layout reconfigured the lots adjust to the pond size and to meet street frontage requirements. The final lot count is 24 lots,down one lot from what was originally proposed. The revised plan was reviewed by staff and found to be compliant with all development, lot and density standards. Additionally, the drainage report was reviewed by staff from the Surface Water Utility and meets the required detention standard(see attached memo). Please reopen the record for this project for submittal of the revised information. Staff recommends approval of the plat subject to the conditions contained in the February 20, 2001 staff report. Attachments cc: Jennifer Henning \\CENTRAL\SYS2\DEPTS\PBPW\DIVISION.S\DEVELOP.SER\DEV&PLAN.ING\PROJECTS\00-160.st\HEX Information MEMO.doc\st • jaul Lumbert—Geneva C ourt Plate P Page 1 From: Allen Quynn To: Lumbert, Paul Date: 3/23/01 10:22AM Subject: Geneva Court Plat I have finished my review of the drainage report for the Geneva Court Plat.The applicant has satisfied the hearing examiner's requirement to increase the storage volume by 30%for the 100-yr, 24 hour storm. The revised pond appears to fall within the limits of Tract A. In the review; however, I noticed that the 30%factor of safety(FOS)requirement has not been met for the 2-and 10-year storms. The 1990 manual requires that detention facilities include a 30% FOS for the 2- and 10-year, 24 hr. duration design storm events. It's not clear from the hearing examiner's report whether we are requiring the applicant to comply with the 2-and 10-year factor of safety in addition to the 100-yr FOS. I did not review the conveyance calculation for the site as this section was not included in the report. If you have any questions, please call me at ext. 7247. CC: Straka, Ronald • PACIFIC ENGINEERING DESIGN INC. = LETIEN QpMdp44QL CIVIL ENGINEERING AND PLANNING CONSULTANTS 4800 S. 188TH ST., SUITE 360 SEATTLE, WASHINGTON 98168 DATE 5 f 1510I JOB NO. 9604e, (206) 431 -7970 FAX:431-7975 C 171 (v�Q-. ATTENnoN s'� '�—f N Q� TO 1 PROJECT: // A Fu vilL tiL lc 05PN-en4 Fr We Are Sending You: VIA: ❑ Blue Prints X,Copies ❑ Other ❑ Fax Sheets Including Letter of Transmittal ❑Mylars/Vellums❑ Disks ;Engineering Xerox ❑ Courier Hour Delivery ❑ Mail Printing: ❑ IN HOUSE ❑ REPROGRAPHICS g Other ED L4. LI-l. Ll COPIES DATE NO. 3 ST�Pttil Phi Z EIS soLASIZIIL.Iq Po Lb I6oYg..+ 30% . I Co'(( Cu 1X.Fi1-c- LoT 4 TOPock- LiVICNYCS C24 Lacs) MAR 16 2061 These Are Transmitted As Checked Below: RECEIVED As requested ❑ Approved as submitted ❑ For approval ❑ For review and comment Igt For your use ❑ Approved as noted El Returned for correction ❑ ToT t, LoT NM-A" 158115(0E (SP,M INS 15C-fce6) Tomt Q-o-cJ PC = 32 8385E DNS ) T "-L Lots = 24- OE431 24 15Si15Co — S2E.) _$ 125, ?�1v C3 CO ) (�. (z.ss) 24 U . /NC. 2. .86 COPY TO: OF SIGNED: /f enclosures ore not os noted, kindly notify of once FOR OFFICE USE ONLY 5130 5137 5160 5135 5150 5165 5136 5155 5166 11/15/00 2 : 28 : 2.� pm Pacific Engineeri] Design Inc page 1 Geneva Court Preliminary Plat Project No. 98048 STAGE STORAGE TABLE CUSTOM STORAGE Lwr ID No. PONDb Description: TOTALASTORAGE VOLUME IN POND STAGE <----STORAGE----> STAGE <----STORAGE----> STAGE <----STORAGE----> STAGE <----STORAGE----> (ft) ---cf--- --Ac-Ft- (ft) ---cf--- --Ac-Ft- (ft) ---cf--- --Ac-Ft- (ft) ---cf--- --Ac-Ft- 133.00 0.0000 0.0000 134.60 2362 0.0542 136.20 5222 0.1199 137.80 9080 0.2084 133.10 79.100 0.0018 134.70 2541 0.0583 136.30 5401 0.1240 137.90 9383 0.2154 133.20 158.20 0.0036 134.80 2719 0.0624 136.40 5579 0.1281 138.00 9687 0.2224 133.30 237.30 0.0054 134.90 2898 0.0665 136.50 5758 0.1322 138.10 9990 0.2293 133.40 316.40 0.0073 135.00 3077 0.0706 136.60 5937 0.1363 138.20 10294 0.2363 133.50 395.50 0.0091 135.10 3256 0.0747 136.70 6116 0.1404 138.30 10597 0.2433 133.60 574.25 0.0132 135.20 3434 0.0788 136.80 6294 0.1445 138.40 10901 0.2502 133.70 753.00 0.0173 135.30 3613 0.0829 136.90 6473 0.1486 138.50 11204 0.2572 133.80 931.75 0.0214 135.40 3792 0.0870 137.00 6652 0.1527 138.60 11508 0.2642 133.90 1111 0.0255 135.50 3971 0.0912 137.10 6955 0.1597 138.70 11811 0.2711 134.00 1289 0.0296 135.60 4149 0.0953 137.20 7259 0.1666 138.80 12115 0.2781 134.10 1468 0.0337 135.70 4328 0.0994 137.30 7562 0.1736 138.90 12418 0.2851 134.20 1647 0.0378 135.80 4507 0.1035 137.40 7866 0.1806 139.00 12722 0.2921 134.30 1826 0.0419 135.90 4686 0.1076 137.50 8169 0.1875 134.40 2004 0.0460 136.00 4864 0.1117 137.60 '18473 0.1945 134.50 2183 0.0501 136.10 5043 0.1158 137.70 8776 0.2015 Iao-.TZ, E EJ?"iv4/ e 'I . }fig 2. 137, 17 Ctt E !-E'vew Peon_ T-rtsi_g) Toe ` t'51, °o . 100-•(Q -7-t.v..4e c. 1$7,5 801 CA79 .:.. 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Ex. 1167"ALL I 0. 1341 . 4 • .cc _ 4E rip 136---11 i /1-----— — 1= 1— Il ki\ A i; i I EX 6'74675 \, ..,.‘ Ili Nip .1 I 37.5 ' I t / a 1 ... .J.NISK... 1 139 '......." 1 I —.\ I 7 t t , i I —7—Li I I 0 I / 14 1 i r ,,_ f 1 , , ,, -- /1 4? , (0 in I 1 CO in i 0 i 't ! ('1 1 d- V- I V- /il $ (>11104 4 117\1. / i''. ."n=l--- , .---- , I— I I IPI I 6 ./ / / 41 ii / !_ I 'A: 1 1 I II I I t ' I, - I ' I Y il IFij • -a. -h I -4 4 I : - I GIf I 1 G: INI O 1 Cb I Vi I i1 I, T X 1 I . 1 I 1 I I i I I I 4 I Ik.. I \,. I I I 1)1 Ni I w vt At ' 44, I li il' '4'251 --- f 041% i ' - --t TLCL• ..r=i3V, r *44; 01"1110-Nu-.05,17 ii-- ---1--solb I I I � I rI---9c L •t• jI �90�' 1 y 1. I ) 17c L I - I IVCb a '3'7 --`<`<L • 1 _• r 1 • , 17 \ I 1. 1 i 1 1 e i • 7cc I. I. k\ • j ❑; j I i \- \ 9cL \ ` ; i I \ 1 i i 1 �`' \ _ .____._ ._ _ i t Y 891E r-'x x\-�----x i_ •i �•._ \ 621 ..:ii / =i/ 4',,, n j'�\ • dnIF ❑ ■ i•i„� ~ l i'i I I -� x ` c L�l '� �� . .. I I ............ . . • I 1 lbm• ••..fJ, ,, �..... . 1 I zzi4Lzeir=ii=iiiii.L • 1 / \ua} air6a�= � \ Si „ZiI L / I ' I S / L�Qi o ' 1 I I I I, _-c_en-f ____I ; Cb 7 i I ---In // / I I \ \ \ !Q /\ ' \ I . \ _ / 'ZS! • d �® ',ice u '•^� ■i II as,/ 102 IT 1 - SSJOIS 014s 05.11.�L` = * 3 .s.m CCIA [G QS.) 241? -00( . iiotriK1 2 '440'wawa 00'6%1 2 Ulm 0 j0.L leanop %thaeriab • v CIT' 3F RENTON. 11.11. Office of the City Attorney Jesse Tanner,Mayor Lawrence J.Warren MEMORANDUM (r�W s 0 7 , 1 To: Fred Kaufmann L (. 0 2001 s From: Lawrence J. Warren, City Attorney LCITY OF RENTON HEARING EXAMINER Date: March 23, 2001 Seehjj'ect: Geneva Court Preliminary Plat . File No, LIAA00-160,PP,ECF V Your report and recommendation on the Geneva Court Preliminary Plat raised an issue about the discrepancy between R-14 and R-10 Zoning and the requirement of a single family plat in the R- 14 Zone to go through site plan review. In finding number 28 in the next to last sentence you invite City Council clarification of the site plan review requirement. I had an opportunity to discuss this issue with the Council at the Council-Department Head _ Retreat.. The direction from the Council was that it was not their intent to apply the R-14 site plan review requirements on a single family plat. There will be a follow up Code Amendment to clarify this issue. If you require any further information from this office, please let me know. - V c7zz-:3, Lawrence J. Warren LJW:tmj , cc: Jay Covington T 10.29:40 -ccLento 19012O01 Post Office Box 626 - 100 S 2nd Street - Renton, Washington 98057 - (425) 255-8678 0. • '� entetON :.� This paper contains 50%recycled material,20%post consumer - March 15,2001 OFFICE OF THE HEARING EXAMINER CITY OF RENTON REPORT AND RECOMMENDATION R:E 11V7m T ) APPLICANT: Ron Tremaine Wood Dale Properties MAR 1 2001 1420 Fifth Avenue, Suite 2200 Seattle, WA 98101 WARREN BARBER & FONT ES, PS File No: LUA00-160,PP,ECF LOCATION: The site is located on the east side of Talbot Road at approximately the 5400 block South. SUMMARY OF REQUEST: Subdivide an approximately 3.63 acre parcel into 25 lots suitable for construction of detached,single family houses SUMMARY OF ACTION: Development Services Recommendation: Approve with conditions DEVELOPMENT SERVICES REPORT: The Development Services Report was received by the Examiner on February 14,2001. PUBLIC HEARING: After reviewing the Development Services Report,examining available information on file with the application, field checking the property and surrounding area;the Examiner conducted a public hearing on the subject as follows: MINUTES The following minutes are a summary of the February 20,2001 hearing. The legal record is recorded on tape. The hearing opened on Tuesday,February 20,2001, at 9:01 a.m. in the Council Chambers on the seventh floor of the Renton City Hall. Parties wishing to testify were affirmed by the Examiner. The following exhibits were entered into the record: Exhibit No. 1: Yellow file containing the original Exhibit No.2: Vicinity Map application,proof of posting, proof of publication and other documentation pertinent to this request. Exhibit No.3: Preliminary Site Plan Exhibit No.4: Preliminary Utility Plan . Exhibit No. 5: Preliminary Grading and Drainage Exhibit No. 6: Existing Conditions and Tree Plan Inventory Sheet The hearing opened with a presentation of the staff report by Steve Taylor, Senior Planner,Development Services, City of Renton, 1055 S Grady Way,Renton, Washington 98055. This is a small plat located in a • • Geneva Court Preliminary Ph,- File No.: LUA00-160,PP,ECF March 15, 2001 Page 2 section of the city that has seen quite a bit of platting lately,both single family and multi-family development. The R-14 zone allows for both. The surrounding properties consist of large single-family lots to the north,south and east. The Environmental Review Committee(ERC)issued a Determination of Non-Significance—Mitigated for this project on January 30; 2001. February 16, 2001 was the last day of the appeal period,with no appeals being received. Most of the environmental concerns were handled through the ERC's mitigation measures, following the recommendations of the Geotechnical Report on how to prepare the site so that there are no erosion problems. There are some underground storage tanks on the site,which will have to be removed. A qualified consultant must conduct soil testing for petroleum leakage. If necessary,contaminated soils must be abated to DOE standards. Testing results shall be submitted and reviewed prior to construction approval. Since surface water drainage tends to be a problem in this area,the ERC requires that the water drainage system shall be designed to retain the 100-year storm plus a 30%safety factor. The usual Fire,Traffic and Parks Mitigation fees have been imposed In terms of consistency with Preliminary Plat Criteria,this plat is consistent with the Comprehensive Plan, which designates this as a Residential Planned Neighborhood(RPN). The RPN designation is intended to provide both single and multi-family development in areas with established infrastructure. The R-14 Zone allows both single and multi-family. It has a range of between 8 and 18 units per acre. The subdivision proposed is approximately 8.69 units per acre,but because of the stringency of the drainage mitigation measure it is likely the applicant will lose one or two lots. All lots are configured with side lot lines at right angles to the street or cul-de-sac. Pipe stem lots are allowed,but the pipe stems must be removed for the purpose of evaluating front yard setbacks. Lots 14 and 15 do not have the required 35-foot frontage;therefore,the building setback lines must be calculated by removing the pipe stem on lot 14,and by starting the 18-foot front yard setback from the point where the lot width is 35 feet on lot 15. Driveways must not exceed 15%grade. Those exceeding 8%are required to install slotted drainage in order to direct drainage away from the structure. In addition to dedication of the internal street,the applicant is proposing to dedicate Tract B to provide a future road connection to the adjoining property to the north. Until the Tract B right-of-way is needed,the applicant is proposing to vegetate it with lawn. Staff recommends that the maintenance of Tract B be the responsibility of the homeowners' association and that a signage be placed at the northerly boundary to inform future residents that the roadway will be extended in the future. The site is expected to generate approximately 11 school age children who will attend Renton Park Elementary,Nelson Middle School and Lingbergh High School. The school district requested that Talbot Road South remain two lanes only. They are concerned that the safety of the children and the transportation routes would be greatly impacted by additional lanes. Since Talbot Road South is slated for expansion to three lanes,we are not able to accommodate the request. Water and sewer utilities are available within Talbot. The applicant will be required to pay a latecomer wastewater facility charge equal to$2,047 per lot to the Soos Creek Water and Sewer District. The applicant is proposing to reduce the internal street right-of-way to 45 feet. Approval for this has been granted,subject to the applicant providing easements for any additional improvements needed. The internal roadway will be improved with 32 feet of pavement, curbs, gutters and 6-foot sidewalks on either side of the street. Off-site improvements will consist of roadway widening and installation of new curbs, gutters and sidewalks along Talbot Road South. Staff recommends approval of the Geneva Court Preliminary Plat, subject to the following conditions: (1)The applicant must comply with ERC mitigation measures. (2)The applicant shall establish a Homeowners' Association for the maintenance of all common improvements. (3) Tract B shall be dedicated to the City for future right-of-way and be planted with grass and maintained by the Homeowners' Association until such time as it is needed for road purposes. Signage shall be installed on Tract B stating that it is intended for future connection. (4)No clearing or grading shall take place within 25 feet of the off-site stream. (5)Vehicle access to lot 1 shall be limited to the internal roadway. (6)Rockeries greater than 4 feet in height require a separate • Geneva Court Preliminary Plat File No.: LUA00-160,PP,ECF March 15,2001 Page 3 building permit and structural review. A licensed engineer with geotechnical expertise must monitor rockery construction and verify in writing that the rockery was constructed to City of Renton specifications. Written verification by the engineer shall be submitted prior to building permit approval. Greg Diener,Pacific Engineering Design,4800 S 188`" St, Suite 360, Seatac,WA 98188 stated that they had worked with City staff to find a solution to the platting on the project that is acceptable to both parties. The increase in the detention pond will likely force the lots on the north side of the new road to shift to the east, likely resulting in the loss of lot 17. It has been discussed with the owner that he might want to increase the width of some of the lots. Paul Lumbert,Engineering Specialist,Development Services, 1055 S Grady Way,Renton,WA 98055 stated that Talbot Road South in the area of the development is designed as a three-way roadway with bicycle lanes on each side. The school district would probably have to alter their pick-up and drop-off procedures so that the busses go down one side and turn around and come back on the other side. They are not allowed to control traffic on more than a two-lane roadway. The City made an agreement with Soos Creek Water and Sewer District to collect the sewer charge of $2,047 per lot in lieu of the City's$585 SDC fees. The Examiner called for further testimony regarding this project. There was no one else wishing to speak, and no further comments from staff. The hearing closed at 9:42 a.m. FINDINGS, CONCLUSIONS&RECOMMENDATION Having reviewed the record in this matter,the Examiner now makes and enters the following: FINDINGS: 1. The applicant,Ron Tremaine,filed a request for approval of an 25-lot Preliminary Plat together with two tracts. 2. The yellow file containing the staff report,the State Environmental Policy Act(SEPA)documentation and other pertinent materials was entered into the record as Exhibit#1. 3. 'The Environmental Review Committee(ERC),the City's responsible official, issued a Declaration of Non-Significance-Mitigated(DNS-M)for the subject proposal. The ERC specifically imposed a 100- year storm plus 30%factor as well as other conditions. 4. The subject proposal was reviewed by all departments with an interest in the matter. 5. The subject site is located on the east side of the 5400 block of Talbot Road South. The site is south of Valley Medical Center and east of SR-167. 6. The subject site is approximately 3.63 acres in area. The parcel is rectangular. The subject site is approximately 764 feet long(east to west)by approximately 207 feet wide. 7. The subject site is approximately 240 feet elevation at the east and approximately 134 feet near Talbot Road. The subject site slopes approximately 15 percent downward from the east to the west. 8. The subject site was annexed to the City with the adoption of Ordinance 3268 enacted in December 1968. Geneva Court Preliminary PL.r File No.:LUA00-160,PP,ECF March 15,2001 Page 4 9. The subject site is currently zoned R-14(Multifamily:Residential Planned Neighborhood- 14 dwelling units/acre). 10. The map element of the Comprehensive Plan designates the area in which the subject site is located as suitable for the development of Residential Planned Neighborhood uses. 11. Two single family homes are located on the site, spaced widely apart. One home is located near Talbot while the second home is located near the center of the parcel. These structures will be removed if the proposal is approved. 12. The zoning along Talbot is generally R-14 like the subject site. R-1 Zoning is east of the site along the steeper slopes. There are a combination of single family and multifamily uses located in the vicinity of the subject site along Talbot. 13. The applicant proposes dividing the subject site into 25 parcels. There would be 25 single family lots and a storm drainage tract. The R-14 zone permits detached single family uses which is what the applicant proposes on the subject site. The storm drainage tract would be located at the northwest corner of the site near Talbot,but the applicant and staff indicated that it might need to be enlarged. If that were to happen, some lots might be eliminated to accommodate the upsizing of the holding pond. 14. The proposed lots would range in size from 3,645 square feet to approximately 11,018 square feet. The minimum lot size permitted in the R-14 District is 3,000 square feet. The minimum lot width required is 30 feet and the minimum lot depth is 50 feet. The lots would be arranged into two long tiers north and south of the road and then around the end of the cul-de-sac. 15. The storm water tract is 9,903 square feet or approximately 125 feet long(east to west)by 81 feet wide. It would be Tract A. 16. The ERC imposed additional detention requirements since there are downstream problems. There will be a detention pond to contain storm water and control its release rates. The site is located just south of a stream course, and a very narrow part of its buffer would be protected on Proposed Lots 20 to 25. 17. The proposed density, after subtractingthe proposed road,would be approximately 8.69 units per acre. P P tY� P P PP Y 18. The R-14 zone requires a minimum lot width of 30 feet and a lot depth of 50 feet. The proposed lots meet this requirement. 19. Proposed Lots 14 and 15 would be accessed by pipe stem driveways. The front yard setback will need to be calculated after subtracting the pipe stem area. 20. There is a stand of trees located along the easternmost boundary of the subject site. The small lot size will require much of the vegetation to be removed to allow building pads and the access road to be constructed. In addition,the site and its proposed lots will be terraced or stepped from Talbot up the slope. Approximately 2,600 cubic yards of excavating and approximately 4,000 cubic yards of material will be required. Rockeries will be constructed between the lots. Any rockery taller than four(4)feet in height will require a building permit. 21. The applicant proposed developing a 45 foot wide street rather than the code required 50 foot wide street. Road dimensions are determined by the Director administratively. • Geneva Court Preliminary Plat File No.: LUA00-160,PP,ECF March 15, 2001 Page 5 22. The east-west roadway will end in a cul-de-sac. The roadway length will be approximately 600 feet long. The applicant proposes creating a tract at the north side of the cul-de-sac bulb that would connect to a similar road if the property to the north were to develop. This would create a loop roadway back to Talbot at some time in the future. Until that time, certain homes on Proposed Lots 12 to 16,would have to be provided with fire sprinklers. 23. The development of 25 single family homes will generate approximately 220 vehicle trips per day (based on approximately 9.55 trips per dwelling). It is anticipated that approximately 10%of the traffic trips will occur at each of the morning and evening peak hours. Staff agreed with a traffic analysis submitted by the applicant that the proposal will have a minimal impact on traffic along Talbot and its intersection with SW 43rd Street. 24. The development of the subject site with 25 lots will generate approximately 11 school age children. These students would be spread among the different grades of the Renton School District. 25. The two separate tracts are not intended to be a buildable lots. One is for storm drainage and the other intended for a future right-of-way connection. 26. The subject site will be served by the Soos Creek Sewer District. 27. If the number of lots is reduced to accommodate a larger storm detention system,there would be a commensurate reduction in traffic and students as well as other impacts. 28. R-14 zoning permits both detached single family homes and multifamily homes. Section 4-9-200.B1a requires that development in the R-14 zone be subject to Site Plan Review. The code provides an exemption for the R-10 if a single family plat is proposed. The code does not differentiate between single family development and multifamily development in the R-14 zone for this required site plan review process. Staff made an administrative determination that Site Plan Review did not apply to detached single family homes in the R-14 zone. Staff analogized to the R-10 Zone. The Code contains a clear exemption for detached single family uses in the R-10 zone. It does not contain such language providing exemptions in the R-14 Zone. An administrative decision can clarify ambiguous provisions. The fact that the R-10 Zone and the R-14 zone do not contain similar exemptions from Site Plan review does not clarify ambiguity. It has the clear affect of changing the code. This office can envision that there was a purpose to Site Plan review for the more dense R-14 developments including detached single family uses. It may have been that on smaller R-14 lots,coordinated development and a theme that connects these small homes was envisioned. At the same time,this office would welcome a City Council clarification that Site Plan review was not intended,but until it receives such clarification,the ordinance's clear language must be followed. Site Plan review is required for this plat. CONCLUSIONS: 1. The proposed plat generally appears to serve the public use and interest, except that this office cannot conclude that storm drainage will be appropriately dealt with by the proposal. The applicant and staff need to ascertain the storm drainage requirements, and therefore the final lot count,before the Preliminary Plat can be forwarded to the City Council. This is not a minor detail which can be determined somewhere along the line in the processing of this application. This lot count is a critical aspect of a Preliminary Plat. In this case, storm drainage is also critical,and before this office can send the plat to the City Council,this office needs to know that sufficient capacity will be provided so that downstream problems will not get worse. Geneva Court Preliminary Plc- - File No.: LUA00-160,PP,ECF March 15,2001 Page 6 2. The plat provides additional detached single family housing stock and provides smaller homes and lots for those just purchasing their first home or those who want smaller homes. The proposed plat provides a density of 8.69 units per acre, in keeping with the R-14 Zone. This office cannot conclude if the density would drop below a critical value if the lot count is reduced. 3. The lots provide a reasonable transition between the multiple family uses across Talbot and the single family uses east of the site. The plat also provides homes in an area in which infrastructure exists or can reasonably be extended to the subject site. 4. The change from two widely spaced single family homes to approximately 25 new homes will introduce additional noise and population. There will also be additional traffic that can be accommodated on Talbot and at Talbot and SW 43rd.,Street. 5. The ERC imposed additional conditions to avoid exacerbating drainage problems down stream since the subject site is in a sensitive drainage basin. As noted,the plans were still too vague and the size of the system was not determined;therefore,the lot count also was not final. 6. The provision of Tract B will allow a loop road to be constructed through the parcel to the north. This will change the cul-de-sac to a through road, and this information should be made available to future residents. The applicant shall erect a sign at the cul-de-sac informing potential residents of the possibility that a through road will be constructed. 7. The plat provides reasonably rectangular lots and lots that meet the dimensional requirements of code. Access seems reasonable. 8. The plat shall contain language acceptable to the City Attorney regarding the fact that both Tracts are not to be developed for housing and development of them is precluded. 9. As noted in the Findings, Site Plan review appears to be clearly required by the language of the code. It may not be altered by an administrative determination that analogizes to a different zoning district. The R-10 zone and the R-14 zone have differing requirements, and Site Plan review may have been an intentional requirement in the more dense zone. Again,this office would welcome a clarification by the City Council. 10. In conclusion,the proposed preliminary plat cannot be approved until the storm drainage values have been calculated and the lot count finalized. This office will offer to re-open the record for the submission of this additional information. RECOMMENDATION: The Preliminary Plat is not approved. The record can be reopened in order to provide an opportunity to provide information on storm drainage detention requirements and the final number of lots. Geneva Court Preliminary Plat - File No.: LUA00-160,PP,ECF March 15,2001 Page 7 ORDERED THIS 15th day of March,2001. FRED J.KAU HEARING E MINER TRANSMITTED THIS 15th day of March,2001 to the parties of record: Steve Taylor Greg Diener 1055 S Grady Way Pacific Engineering Design Renton,WA 98055 4800 S 188th St., Ste.360 Seatac,WA 98188 Paul Lumbert 1055 S Grady Way Renton, WA 98055 TRANSMITTED THIS 15th day of March,2001 to the following: Mayor Jesse Tanner Gregg Zimmerman,Plan/Bldg/PW Admin. Members,Renton Planning Commission Neil Watts,Development Services Director Larry Rude,Fire Marshal Sue Carlson,Econ.Dev.Administrator Lawrence J. Warren,City Attorney Larry Meckling,Building Official Transportation Systems Division Jay Covington, Chief Administrative Officer Utilities System Division Councilperson Kathy Keolker-Wheeler South County Journal Betty Nokes,Economic Development Director Pursuant to Title IV, Chapter 8, Section 100Gof the City's Code, request for reconsideration must be filed in writing on or before 5:00 p.m.,March 29,2001. Any aggrieved person feeling that the decision of the Examiner is ambiguous or based on erroneous procedure, errors of law or fact,error in judgment, or the discovery of new evidence which could not be reasonably available at the prior hearing may make a written request for a review by the Examiner within fourteen(14)days from the date of the Examiner's decision. This request shall set forth the specific ambiguities or errors discovered by such appellant, and the Examiner may, after review of the record,take further action as he deems proper. An appeal to the City Council is governed by Title IV, Chapter 8, Section 110,which requires that such appeal be filed with the City Clerk, accompanying a filing fee of$75.00 and meeting other specified requirements. Copies of this ordinance are available for inspection or purchase in the Finance Department, first floor of City Hall. If the Examiner's Recommendation or Decision contains the requirement for Restrictive Covenants,the executed Covenants will be required prior to approval by City Council or final processing of the file. You may contact this office for information on formatting covenants. Geneva Court Preliminary PL._— File No.: LUA00-160,PP,ECF March 15,2001 Page 8 The Appearance of Fairness Doctrine provides that no ex parte(private one-on-one)communications may occur concerning pending land use decisions. This means that parties to a land use decision may not communicate in private with any decision-maker concerning the proposal. Decision-makers in the land use process include both the Hearing Examiner and members of the City Council. All communications concerning the proposal must be made in public. This public communication permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence. Any violation of this doctrine would result in the invalidation of the request by the Court. The Doctrine applies not only to the initial public hearing but to all Requests for Reconsideration as well as Appeals to the City Council. • lit r ® _'- °(• ,Q.i olio. " �� + .: �Ik.Ia! , • ... .®ImA° . 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' s I t : 71 I& ti • .I Pr ___ ,,:r^ � � ` �T- - �►.' _. -—��_Ti L'�y`�..�•` - ,I 0 s I • 1 I W 11 I a I L ��.I ; 'tr-1 ' I I'n►oaa I I n�as I I I me; I 'F5 . I I•:r.,-Is; I•:n�7 .I I .PP-ou'I I rr-wee I a'I 10 ' I 1 •11 %;�, I 12 -(•I I'.: n►s3o.-. I'n►naoar a I 11 Ill I I' ",a J ° _J L_J L_J L LJ L_J L-J L., • J L J. L—J • I ' I I r•i-o�.o R.,am� r• m 777. C I•y 'I. �.�LV i a� .I;'''.. � ��. L.1 -.- - '0 ..,.. .r'1 a ``" ' I v;AEI 'f�"' 40l I 'el n .'Y,.f:•a,._ - .... `i; , NNB _•: • ...,__ ...,.,.WT�T - ..,...,.:4 .Alf�.5 fF -J �` fi, ; • I' F N p I 1 I I I I :iS ,.,.,... • LANOLE=PAMILY pg Ali 1 ! III Z dis Itint PROJECT NO:De-Y DRVv,l er OMH ISSUE DATE: 12-oe-o0 SHEET REV.: PRELSIANARY ORAE AND Df1AI/1AM PLAN PRELIMINARY "'"'RPI'W`I • TIl�D ARSa.AM WAor To UOi1tJ P 3 g • rvo..o aoaa,Armmcau WOW SHEET OF a AFFIDAVIT OF SERVICE BY MAILING STATE OF WASHINGTON) ss. County of King ) A/L_being first duly sworn,upon oath, deposes and states: That on the JL ay of -� � � , affiant deposited in the mail of the United States a sealed envelope(s) containing a decision or recommendation with postage prepaid, addressed to the parties of record in the below entitled application or petition. Signature: SUBSCRIBED AND SWORN to before me this l- day offr-r..-•.di , 2001. --�o 3.S III b0 NA �,,,';�y, rw % 2 �� . o ' z ; ota ublic in and f r he State of Washington, ,o�d� Z: i Residing at ,therein. ti J81dX�, Application, Petition, or Case No.: Geneva Court Preliminary Plat LUA00-160,PP,ECF The Decision or Recommendation contains a complete list of the Parties of Record. fi HEARING EXAMINER'S REPORT March 15,2001 OFFICE OF THE HEARING EXAMINER CITY OF RENTON REPORT AND RECOMMENDATION APPLICANT: Ron Tremaine Wood Dale Properties 1420 Fifth Avenue, Suite 2200 Seattle, WA 98101 File No: LUA00-160,PP,ECF LOCATION: The site is located on the east side of Talbot Road at approximately the 5400 block South. SUMMARY OF REQUEST: Subdivide an approximately 3.63 acre parcel into 25 lots suitable for construction of detached, single family houses SUMMARY OF ACTION: Development Services Recommendation: Approve with conditions DEVELOPMENT SERVICES REPORT: The Development Services Report was received by the Examiner on February 14, 2001. PUBLIC HEARING: After reviewing the Development Services Report, examining available information on file with the application,field checking the property and surrounding area;the Examiner conducted a public hearing on the subject as follows: MINUTES The following minutes are a summary of the February 20, 2001 hearing. The legal record is recorded on tape. The hearing opened on Tuesday,February 20,2001, at 9:01 a.m. in the Council Chambers on the seventh floor of the Renton City Hall. Parties wishing to testify were affirmed by the Examiner. The following exhibits were entered into the record: Exhibit No. 1: Yellow file containing the original Exhibit No.2: Vicinity Map application,proof of posting,proof of publication and other documentation pertinent to this request. Exhibit No.3: Preliminary Site Plan Exhibit No. 4: Preliminary Utility Plan Exhibit No. 5: Preliminary Grading and Drainage Exhibit No.6: Existing Conditions and Tree Plan Inventory Sheet The hearing opened with a presentation of the staff report by Steve Taylor, Senior Planner,Development Services, City of Renton, 1055 S Grady Way,Renton, Washington 98055. This is a small plat located in a Geneva Court Preliminary Plat File No.: LUA00-160,PP,ECF March 15, 2001 Page 2 section of the city that has seen quite a bit of platting lately, both single family and multi-family development. The R-14 zone allows for both. The surrounding properties consist of large single-family lots to the north, south and east. The Environmental Review Committee(ERC) issued a Determination of Non-Significance—Mitigated for this project on January 30, 2001. February 16, 2001 was the last day of the appeal period,with no appeals being received. Most of the environmental concerns were handled through the ERC's mitigation measures, following the recommendations of the Geotechnical Report on how to prepare the site so that there are no erosion problems. There are some underground storage tanks on the site,which will have to be removed. A qualified consultant must conduct soil testing for petroleum leakage. If necessary, contaminated soils must be abated to DOE standards. Testing results shall be submitted and reviewed prior to construction approval. Since surface water drainage tends to be a problem in this area,the ERC requires that the water drainage system shall be designed to retain the 100-year storm plus a 30% safety factor. The usual Fire,Traffic and Parks Mitigation fees have been imposed In terms of consistency with Preliminary Plat Criteria,this plat is consistent with the Comprehensive Plan, which designates this as a Residential Planned Neighborhood(RPN). The RPN designation is intended to provide both single and multi-family development in areas with established infrastructure. The R-14 Zone allows both single and multi-family. It has a range of between 8 and 18 units per acre. The subdivision proposed is approximately 8.69 units per acre, but because of the stringency of the drainage mitigation measure it is likely the applicant will lose one or two lots. All lots are configured with side lot lines at right angles to the street or cul-de-sac. Pipe stem lots are allowed,but the pipe stems must be removed for the purpose of evaluating front yard setbacks. Lots 14 and 15 do not have the required 35-foot frontage;therefore,the building setback lines must be calculated by removing the pipe stem on lot 14, and by starting the 18-foot front yard setback from the point where the lot width is 35 feet on lot 15. Driveways must not exceed 15% grade. Those exceeding 8% are required to install slotted drainage in order to direct drainage away from the structure. In addition to dedication of the internal street,the applicant is proposing to dedicate Tract B to provide a future road connection to the adjoining property to the north. Until the Tract B right-of-way is needed,the applicant is proposing to vegetate it with lawn. Staff recommends that the maintenance of Tract B be the responsibility of the homeowners' association and that a signage be placed at the northerly boundary to inform future residents that the roadway will be extended in the future. The site is expected to generate approximately 11 school age children who will attend Renton Park Elementary,Nelson Middle School and Lingbergh High School. The school district requested that Talbot Road South remain two lanes only. They are concerned that the safety of the children and the transportation routes would be greatly impacted by additional lanes. Since Talbot Road South is slated for expansion to three lanes,we are not able to accommodate the request. Water and sewer utilities are available within Talbot. The applicant will be required to pay a latecomer wastewater facility charge equal to$2,047 per lot to the Soos Creek Water and Sewer District. The applicant is proposing to reduce the internal street right-of-way to 45 feet. Approval for this has been granted, subject to the applicant providing easements for any additional improvements needed. The internal roadway will be improved with 32 feet of pavement, curbs, gutters and 6-foot sidewalks on either side of the street. Off-site improvements will consist of roadway widening and installation of new curbs, gutters and sidewalks along Talbot Road South. Staff recommends approval of the Geneva Court Preliminary Plat, subject to the following conditions: (1)The applicant must comply with ERC mitigation measures. (2)The applicant shall establish a Homeowners' Association for the maintenance of all common improvements. (3) Tract B shall be dedicated to the City for future right-of-way and be planted with grass and maintained by the Homeowners' Association until such time as it is needed for road purposes. Signage shall be installed on Tract B stating that it is intended for future connection. (4)No clearing or grading shall take place within 25 feet of the off-site stream. (5)Vehicle access to lot 1 shall be limited to the internal roadway. (6)Rockeries greater than 4 feet in height require a separate Geneva Court Preliminary Plat File No.: LUA00-160,PP,ECF March 15,2001 Page 3 building permit and structural review. A licensed engineer with geotechnical expertise must monitor rockery construction and verify in writing that the rockery was constructed to City of Renton specifications. Written verification by the engineer shall be submitted prior to building permit approval. Greg Diener, Pacific Engineering Design, 4800 S 188t1' St, Suite 360, Seatac, WA 98188 stated that they had worked with City staff to find a solution to the platting on the project that is acceptable to both parties. The increase in the detention pond will likely force the lots on the north side of the new road to shift to the east, likely resulting in the loss of lot 17. It has been discussed with the owner that he might want to increase the width of some of the lots. Paul Lumbert,Engineering Specialist, Development Services, 1055 S Grady Way,Renton,WA 98055 stated that Talbot Road South in the area of the development is designed as a three-way roadway with bicycle lanes on each side. The school district would probably have to alter their pick-up and drop-off procedures so that the busses go down one side and turn around and come back on the other side. They are not allowed to control traffic on more than a two-lane roadway. The City made an agreement with Soos Creek Water and Sewer District to collect the sewer charge of $2,047 per lot in lieu of the City's$585 SDC fees. The Examiner called for further testimony regarding this project. There was no one else wishing to speak, and no further comments from staff. The hearing closed at 9:42 a.m. FINDINGS,CONCLUSIONS &RECOMMENDATION Having reviewed the record in this matter,the Examiner now makes and enters the following: FINDINGS: 1. The applicant,Ron Tremaine, filed a request for approval of an 25-lot Preliminary Plat together with two tracts. 2. The yellow file containing the staff report,the State Environmental Policy Act(SEPA)documentation and other pertinent materials was entered into the record as Exhibit#1. 3. The Environmental Review Committee(ERC),the City's responsible official, issued a Declaration of Non-Significance-Mitigated(DNS-M)for the subject proposal. The ERC specifically imposed a 100- year storm plus 30% factor as well as other conditions. 4. The subject proposal was reviewed by all departments with an interest in the matter. 5. The subject site is located on the east side of the 5400 block of Talbot Road South. The site is south of Valley Medical Center and east of SR-167. 6. The subject site is approximately 3.63 acres in area. The parcel is rectangular. The subject site is approximately 764 feet long(east to west)by approximately 207 feet wide. 7. The subject site is approximately 240 feet elevation at the east and approximately 134 feet near Talbot Road. The subject site slopes approximately 15 percent downward from the east to the west. 8. The subject site was annexed to the City with the adoption of Ordinance 3268 enacted in December 1968. Geneva Court Preliminary Plat File No.: LUA00-160,PP,ECF March 15, 2001 Page 4 9. The subject site is currently zoned R-14(Multifamily: Residential Planned Neighborhood- 14 dwelling units/acre). 10. The map element of the Comprehensive Plan designates the area in which the subject site is located as suitable for the development of Residential Planned Neighborhood uses. 11. Two single family homes are located on the site, spaced widely apart. One home is located near Talbot while the second home is located near the center of the parcel. These structures will be removed if the proposal is approved. 12. The zoning along Talbot is generally R-14 like the subject site. R-1 Zoning is east of the site along the steeper slopes. There are a combination of single family and multifamily uses located in the vicinity of the subject site along Talbot. 13. The applicant proposes dividing the subject site into 25 parcels. There would be 25 single family lots and a storm drainage tract. The R-14 zone permits detached single family uses which is what the applicant proposes on the subject site. The storm drainage tract would be located at the northwest corner of the site near Talbot, but the applicant and staff indicated that it might need to be enlarged. If that were to happen, some lots might be eliminated to accommodate the upsizing of the holding pond. 14. The proposed lots would range in size from 3,645 square feet to approximately 11,018 square feet. The minimum lot size permitted in the R-14 District is 3,000 square feet. The minimum lot width required is 30 feet and the minimum lot depth is 50 feet. The lots would be arranged into two long tiers north and south of the road and then around the end of the cul-de-sac. 15. The storm water tract is 9,903 square feet or approximately 125 feet long(east to west)by 81 feet wide. It would be Tract A. 16. The ERC imposed additional detention requirements since there are downstream problems. There will be a detention pond to contain storm water and control its release rates. The site is located just south of a stream course, and a very narrow part of its buffer would be protected on Proposed Lots 20 to 25. 17. The proposed density, after subtracting the proposed road,would be approximately 8.69 units per acre. 18. The R-14 zone requires a minimum lot width of 30 feet and a lot depth of 50 feet. The proposed lots meet this requirement. 19. Proposed Lots 14 and 15 would be accessed by pipe stem driveways. The front yard setback will need to be calculated after subtracting the pipe stem area. 20. There is a stand of trees located along the easternmost boundary of the subject site. The small lot size will require much of the vegetation to be removed to allow building pads and the access road to be constructed. In addition,the site and its proposed lots will be terraced or stepped from Talbot up the slope. Approximately 2,600 cubic yards of excavating and approximately 4,000 cubic yards of material will be required. Rockeries will be constructed between the lots. Any rockery taller than four(4)feet in height will require a building permit. 21. The applicant proposed developing a 45 foot wide street rather than the code required 50 foot wide street. Road dimensions are determined by the Director administratively. Geneva Court Preliminary Plat File No.: LUA00-160,PP,ECF March 15, 2001 Page 5 22. The east-west roadway will end in a cul-de-sac. The roadway length will be approximately 600 feet long. The applicant proposes creating a tract at the north side of the cul-de-sac bulb that would connect to a similar road if the property to the north were to develop. This would create a loop roadway back to Talbot at some time in the future. Until that time, certain homes on Proposed Lots 12 to 16,would have to be provided with fire sprinklers. 23. The development of 25 single family homes will generate approximately 220 vehicle trips per day (based on approximately 9.55 trips per dwelling). It is anticipated that approximately 10% of the traffic trips will occur at each of the morning and evening peak hours. Staff agreed with a traffic analysis submitted by the applicant that the proposal will have a minimal impact on traffic along Talbot and its intersection with SW 43rd Street. 24. The development of the subject site with 25 lots will generate approximately 11 school age children. These students would be spread among the different grades of the Renton School District. 25. The two separate tracts are not intended to be a buildable lots. One is for storm drainage and the other intended for a future right-of-way connection. 26. The subject site will be served by the Soos Creek Sewer District. 27. If the number of lots is reduced to accommodate a larger storm detention system,there would be a commensurate reduction in traffic and students as well as other impacts. 28. R-14 zoning permits both detached single family homes and multifamily homes. Section 4-9-200.B1a requires that development in the R-14 zone be subject to Site Plan Review. The code provides an exemption for the R-10 if a single family plat is proposed. The code does not differentiate between single family development and multifamily development in the R-14 zone for this required site plan review process. Staff made an administrative determination that Site Plan Review did not apply to detached single family homes in the R-14 zone. Staff analogized to the R-10 Zone. The Code contains a clear exemption for detached single family uses in the R-10 zone. It does not contain such language providing exemptions in the R-14 Zone. An administrative decision can clarify ambiguous provisions. The fact that the R-10 Zone and the R-14 zone do not contain similar exemptions from Site Plan review does not clarify ambiguity. It has the clear affect of changing the code. This office can envision that there was a purpose to Site Plan review for the more dense R-14 developments including detached single family uses. It may have been that on smaller R-14 lots, coordinated development and a theme that connects these small homes was envisioned. At the same time,this office would welcome a City Council clarification that Site Plan review was not intended, but until it receives such clarification,the ordinance's clear language must be followed. Site Plan review is required for this plat. CONCLUSIONS: 1. The proposed plat generally appears to serve the public use and interest, except that this office cannot conclude that storm drainage will be appropriately dealt with by the proposal. The applicant and staff need to ascertain the storm drainage requirements, and therefore the final lot count, before the Preliminary Plat can be forwarded to the City Council. This is not a minor detail which can be determined somewhere along the line in the processing of this application. This lot count is a critical aspect of a Preliminary Plat. In this case, storm drainage is also critical, and before this office can send the plat to the City Council,this office needs to know that sufficient capacity will be provided so that downstream problems will not get worse. Geneva Court Preliminary Plat File No.: LUA00-160,PP,ECF March 15, 2001 Page 6 2. The plat provides additional detached single family housing stock and provides smaller homes and lots for those just purchasing their first home or those who want smaller homes. The proposed plat provides a density of 8.69 units per acre, in keeping with the R-14 Zone. This office cannot conclude if the density would drop below a critical value if the lot count is reduced. 3. The lots provide a reasonable transition between the multiple family uses across Talbot and the single family uses east of the site. The plat also provides homes in an area in which infrastructure exists or can reasonably be extended to the subject site. 4. The change from two widely spaced single family homes to approximately 25 new homes will introduce additional noise and population. There will also be additional traffic that can be accommodated on Talbot and at Talbot and SW 43rd. Street. 5. The ERC imposed additional conditions to avoid exacerbating drainage problems down stream since the subject site is in a sensitive drainage basin. As noted,the plans were still too vague and the size of the system was not determined;therefore,the lot count also was not final. 6. The provision of Tract B will allow a loop road to be constructed through the parcel to the north. This will change the cul-de-sac to a through road, and this information should be made available to future residents. The applicant shall erect a sign at the cul-de-sac informing potential residents of the possibility that a through road will be constructed. 7. The plat provides reasonably rectangular lots and lots that meet the dimensional requirements of code. Access seems reasonable. 8. The plat shall contain language acceptable to the City Attorney regarding the fact that both Tracts are not to be developed for housing and development of them is precluded. 9. As noted in the Findings, Site Plan review appears to be clearly required by the language of the code. It may not be altered by an administrative determination that analogizes to a different zoning district. The R-10 zone and the R-14 zone have differing requirements, and Site Plan review may have been an intentional requirement in the more dense zone. Again,this office would welcome a clarification by the City Council. 10. In conclusion,the proposed preliminary plat cannot be approved until the storm drainage values have been calculated and the lot count finalized. This office will offer to re-open the record for the submission of this additional information. RECOMMENDATION: The Preliminary Plat is not approved. The record can be reopened in order to provide an opportunity to provide information on storm drainage detention requirements and the final number of lots. Geneva Court Preliminary Plat File No.: LUA00-160,PP,ECF March 15,2001 Page 7 ORDERED THIS 15th day of March,2001. FRED J.KAU N HEARING E MINER TRANSMITTED THIS 15th day of March,2001 to the parties of record: Steve Taylor Greg Diener 1055 S Grady Way Pacific Engineering Design Renton, WA 98055 4800 S 188t''St., Ste. 360 Seatac, WA 98188 Paul Lumbert 1055 S Grady Way Renton, WA 98055 TRANSMITTED THIS 15th day of March, 2001 to the following: Mayor Jesse Tanner Gregg Zimmerman,Plan/Bldg/PW Admin. Members,Renton Planning Commission Neil Watts,Development Services Director Larry Rude,Fire Marshal Sue Carlson,Econ.Dev. Administrator Lawrence J. Warren, City Attorney Larry Meckling,Building Official Transportation Systems Division Jay Covington,Chief Administrative Officer Utilities System Division Councilperson Kathy Keolker-Wheeler South County Journal Betty Nokes,Economic Development Director Pursuant to Title IV, Chapter.8, Section 100Gof the City's Code, request for reconsideration must be filed in writing on or before 5:00 p.m.,March 29,2001. Any aggrieved person feeling that the decision of the Examiner is ambiguous or based on erroneous procedure, errors of law or fact, error in judgment, or the discovery of new evidence which could not be reasonably available at the prior hearing may make a written request for a review by the Examiner within fourteen(14)days from the date of the Examiner's decision. This request shall set forth the specific ambiguities or errors discovered by such appellant,and the Examiner may, after review of the record,take further action as he deems proper. An appeal to the City Council is governed by Title IV, Chapter 8, Section 110,which requires that such appeal be filed with the City Clerk, accompanying a filing fee of$75.00 and meeting other specified requirements. Copies of this ordinance are available for inspection or purchase in the Finance Department, first floor of City Hall. If the Examiner's Recommendation or Decision contains the requirement for Restrictive Covenants,the executed Covenants will be required prior to approval by City Council or final processing of the file. You may contact this office for information on formatting covenants. Geneva Court Preliminary Plat - File No.: LUA00-160,PP,ECF March 15, 2001 Page 8 The Appearance of Fairness Doctrine provides that no ex parte(private one-on-one)communications may occur concerning pending land use decisions. This means that parties to a land use decision may not communicate in private with any decision-maker concerning the proposal. Decision-makers in the land use process include both the Hearing Examiner and members of the City Council. All communications concerning the proposal must be made in public. This public communication permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence. 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ACTUAL TREES SAVED MAY VARY DUESCALE'P'.70 INVENTORY 10 CONSTRUCTION M110ATION/ORADWG CONSIRAWIS AND/OR •-CB" CoS71NG WATER LINE B/NTO REOUWED NOT KT MORN. 10d came WATER LLiETTST INE MET • •0fO [NSW POWER POLE ,0,.. SPOT EILYATTON SO4EEXST.DWG _1'.-Vi PUSDRNc arITCSTA o o e CX PRELIMINARY �� .9011 AM 0.0.MCT TO MOWN 22.0 DoSTLYG TREE r�ONO LOOAL,AIo N<L°IC WWI ENEEf OR / 1 t A PORTION OF SE 1 14 OF THE SE 114 OF SEC. 31, TWP. 23 N., RNG. 5 E.,W.M. 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'''',42211' .; '.''''.'„ cc 1g • ; 1,,,I tr;it:', • ki .,: '1 l':' ''''•:1 E—J L_Ld L__. J Lli_l L_____I L_i L.• . _1 L...L_ILE...1 L.....L_LI. Lr.a...:_:'•'.`,'42i 1' '. ; . ''. ' 1 ‘,. ' 1 1; CL F-. ' I 4,.til ,!.,,iol ..„.".•"";- ,.,. : '• .. , 4.•-••••••:....... 7. I, tra--...i ....1,,‘1•811t,.....„ '• . ••0•;•....fr''':,...... 7.7".''s : . f*--''17"./I 1 %---1 1 If< CC ,II t I: r'' 1-1),'‘,',"f ;•... . ' • . .,, , ,i :' •/ ! .1' . • •. '.1. ' ' ' '' ' I PI- q •It i 1 Fl '4,'I.‘• ,..'', ,, '. ,,' „ . . : • , se.KLEFAmLy , ..,•, 0 I I!; li 1 J •!.•''''''' - • .," ••• , - : • 0 • 11 i I I. . . $ ilHi PROJECT NO.:98-44; g DRAWN at 0.M4 ISSUE DATE: 12-00-00 SHEET REV.: PRELIMINARY CIAADNO AND DRAINAGE i PLAN 900•OCRPLOITO PRELIMINARY RA. P 3 . THEW evuk.00ll Ms sumo,TO IONIPTO • 1.11,0•10 U.N.J.IMNOTOPIAL SHEET OF I • • Gnr ofENTory CURRENT PLANNING DIVISION ... AFFIDAVIT OF SERVICE BY MAILING;; 1 2Ac1 On the V\ ' day of r t'uc-cu^-( ,-2688, I deposited in the mails of the United States, a sealed envelope containing R ovT t3 t- t &i -EKtL4vttvU - documents. This information was sent to: Name Representing Lou l_a r eX• Pact-6 c. V-3 1 Re i j Woetl •bale- F'I/Toritt-C$ (RorrTrennauhe� 3-Ic Bt u€ - (Signature of Sender) 5u' ra-L S 1 STATE OF WASHINGTON ) SS COUNTY OF KING ) I certify that I know or have satisfactory evidence that r'—j"t,sztfet - ,P. signed this instrument and acknowledged it to be his/her/their free and voluntary act for uses and purposes mentioned in the instrument. Dated: /° /�/ �n N otary Public i n forth tate off Washin aTON Notary (Print)MARILYN KAMCHEFF ' PlRES ` My appointmF' t+ n Project Name: ,eA,zL PP Project Number: LUG - oD - (GO f'e f L NOTARY2.DOC NOITM . • ENVIRONMENTAL DETERMINATION POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: GENEVA COURT PRELIMINARY PLAT PROJECT NUMBER: LUA-00.160,PP,ECF The proposal would subdivide an approximately 3.63 acre parcel into 25 lots intended for construction of single-family residences. The proposed lots range In size from 3,645-sf to 11,018-sf. The subject property Is zoned Residential-14 du/ac(R-14)which allows a maximum density of fourteen(14)dwelling units per acre(dWac).The proposal has a net density of 8.69 du/ac.Vehicular access would be provided vie an internal roadway connecting to Talbot Road South. The two existing homes and all out buildings will be removed from the site.The applicant is requesting a reduced the right-of-way width on the intemai street to 45'. Location:The site is located on the east side of Talbot Road South at approximately the 5400 block South. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. Appeals of the environmental determination must be flied In writing on or before 5:00 PM February 16,2001. Appeals must be filed In writing together with the required$75.00 application fee with:Hearing Examiner,City of Renton,1055 South Grady Way,Renton,WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8.110.Additional Information regarding the appeal process may be obtained from the Renton City Clerk's Office,(425)-430.6510. A Public Hearing will be held by the Renton Hearing Examiner In the Council Chambers on the seventh floor of City Hall,1055 South Grady Way,Renton,Washington,on February 20,2001,at 9:00 AM to consider the proposed Preliminary Plat. If the Environmental Determination Is appealed,the appeal will be heard as part of this public hearing. _ R9i ra e S C,3 fyir FM f r fil9R'" b �'l M sync-�' r — 1ria }9YAen ii Z.). al x'rl �OM ITS{t�x IS i '''- rr,1 a I,OA. IN N;II .I:...it-.- r `- : Illlln � e -.. ;'�_77*. � uum a �'•' Fs N. liltI0 s�...... e ' FOR FURTHER INFORMATION,PLEASE CONTACT THE CITY OF RENTON,DEVELOPMENT SERVICES DIVISION AT(425)430-7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION Please Include the project NUMBER when calling for proper file Identification. CERTIFICATION I, f j n(10e. Otj3 a uu) , hereby certify that 3 copies of the above document were posted by me in 3 conspicuous places on or nearby the described property on ,ie b . 2 j 7.pn► . Signed: ATTEST: Subcribed and m before me,a Nortary Public,in and for the State of Washington residing in / 0 r , on the etc] day ofrLA / MARILYN'„. Iv, :NOTARYUBLIC ,- 2-]Qiu 1 rQ STATE OF gS�tfNGTON COMMISSION EXPIRES #4 74:LN N •a -,,,,,, a. .,.._ JjJI�9E 2 , 2003 MY APPOINTMENT EXPIRES:6-299,3 ,g CITY OF RENTON t ..it Planning/Building/Public Works Department J e Tanner,Mayor Gregg Zimmerman P.E.,Administrator February 21, 2001 Mr. Lou Larsen Pacific Engineering 4800 South 188th Street, Suite 360 Seattle, WA 98188 SUBJECT: Geneva Court Preliminary Plat Project No. LUA-00-160,PP,ECF Dear Mr. Larsen: This letter is to inform you that the comment and appeal periods have ended for the Environmental Review Committee's (ERC) Determination of Non-Significance - Mitigated for the above-referenced project. No appeals were filed on the ERC determination. A Public Hearing was held by the Renton Hearing Examiner on February 20, 2001, to review the proposed Preliminary Plat. The Hearing Examiner Report & Decision will be issued under separate cover. If you have any questions, please feel free to contact me at(425)430-7219. For the Environmental Review Committee, 4174—X'--- Steve Taylor Senior Planner cc: Wood Dale Properties, LLC/Owners FINAL 1055 South Grady Way-Renton,Washington 98055 AFFIDAVIT OF PUBLICATION NOTICE OF ENVIRONMENTAL Barbara Alther, first duly sworn on oath states that he/she is the Legal Clerk of the DETERMINATION ENVIRONMENTAL REVIEW SOUTH COUNTY JOURNAL COMMITTEE RENTON,WASHINGTON The Environmental Review 600 S. Washington Avenue, Kent, Washington 98032 Committee has issued a Determination of Non-Significance-Mitigated for the following project under the authority of a daily newspaper published seven (7) times a week. Said newspaper is a legal the Renton Municipal Code. newspaper of general publication and is now and has been for more than six GENEVA COURT PRELIMINARY monthsprior to the date ofpublication, referred to, printed andpublished in the PLAT LUA-00-160,PP,ECF English language continually as a daily newspaper in Kent, King County, Environmental review to subdivide Washington. The South County Journal has been approved as a legal a 3.63 acre parcel into 25 lots intended for construction of single- newspaper by order of the Superior Court of the State of Washington for King family homes. Location: East side County. of Talbot Road South at approx.the The notice in the exact form attached, was published in the South 5400 block So. Appeals of the environmental County Journal (and not in supplemental form) which was regularly distributed to determination must be filed in writing the subscribers during the below stated period. The annexed notice, a on or before 5:00 PM February 16, 2001. Appeals must be filed in writing Geneva Court PreliminaryPlat together with the required $75.00 application fee with:Hearing Examiner, City of Renton, 1055 South Grady as published on: 2/2/01 Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8- The full amount of the fee charged for said foregoing publication is the sum of 110. Additional information regarding $65.63, charged to Acct. No. 8051067. the appeal process may be obtained from the Renton City Clerk's Office, Legal Number 8685 (425)-430-6510. A Public Hearing will be held by the Renton Hearing Examiner in Council Chambers, City Hall, February 20, 2001 at 9:00 AM to consider the proposed preliminary plat. If the Environmental Determination is 4i-dzi,_ appealed, the appeal will be heard as Legal Clerk, South County Journal part of this public hearing. Interested parties are invited to attend the public _i hearing. Published in the South County Subscribed and sworn before me on this day of / ( , , 2001 Journal February 2,2001.8685 0111111 r r rrr,, •s t`C.N M. f E'��44,'/i ti i:i.;:t;::(,:<, _ ( Vh ' cl.„,Lcalep._ :a PUB I.IC' ®,,' Notary Public of the State of Washington �`r�q.F�2 Z p°' •�o?: residing in Renton e 4,•• •.•••6 ,,•• v\. King County, Washington Fr rW A S ` \`� Iiii CITY OF:RENTON HEARING EXAMINER .. PUBLIC HEARING FEBRUARY 20, 2001. AGENDA COMMENCING AT 9:00 AM, COUNCIL CHAMBERS, 7TH FLOOR, RENTON CITY HALL The application(s) listed are in order,of application number only and not necessarily the order in which they will be,heard. Items will be called for hearing at the discretion of the Hearing Examiner. PROJECT NAME: Geneva Court Preliminary Plat PROJECT NUMBER: LUA-00-160,PP PROJECT DESCRIPTION: The proposal would subdivide an approximately 3.63 acre parcel into 25 lots intended for construction of single-family residences. The proposed lots range in size from 3,645-sf to 11,018-sf. The subject property is zoned Residential-14 du/ac(R-14)which allows a maximum density of fourteen (14)dwelling units per acre (du/ac).The proposal has a net density of 8.69 du/ac. Vehicular access would be provided via an internal roadway connecting to Talbot Road South. The two existing homes and all out buildings will be removed from the site. The applicant is requesting to reduce the right- of-way width on the internal street to 45 feet. Location:The site is located on the east side of Talbot Road South at approximately the 5400 block South. Agnda I / / /,, City of Renton PUBLIC Department of Planning/Building/Public Works HEARING PRELIMINARY REPORT TO THE HEARING EXAMINER A. SUMMARY AND PURPOSE OF REQUEST: Public Hearing Date: February 20, 2001 Project Name: Geneva Court Preliminary Plat Owner/Applicant Mr. Ron Tremaine Address: Wood Dale Properties 1420 Fifth Avenue, Suite 2200 Seattle,WA 98101 File Number: LUA-00-160, PP, ECF Project Manager: Steve Taylor Project Description: The proposal would subdivide an approximately 3.63 acre parcel into 25 lots intended for construction of single-family residences. The proposed lots range in size from 3,645-sf to 11,018-sf. The subject property is zoned Residential-14 du/ac (R-14) which allows a maximum density of fourteen (14) dwelling units per acre (du/ac). The proposal has a net density of 8.69 du/ac. Vehicular access would be provided via an internal roadway connecting to Talbot Road South. The two existing homes and all out buildings will be removed from the site. The applicant is requesting to reduce the right-of-way width on the internal street to 45 feet. Project Location: The site is located on the east side of Talbot Road South at approximately the 5400 block South. I PIAi O _. �_ :=.-,:m "® �.:yy,�yr1.;�},A�ydyI1e - \0 ®.�.. w, le`'-E] .'NAiIOiYG'IiYilA 3. i - ( NB• �0%elan y. 1 ® ® t w,d im pg M a 0 1 Y.1 y� k{, 7711� '�- M M I T """jj- �LTTY -. >' It xl'C >5 1-;1 €!tom. 40 ,° 11 ' IL t • ;TIA e' V j":"'.greivi:Entipatiot ' Fes:, :,flA : . 114a Hill4 yI ®:I V ---°-''- -pa tit:5104:kW e'ale Ai stmotartiakif spri ng br ook Park E, ' �;`_-. "-` r a° SPRING Br R"y AC E TS f_ �-In° L. �rshed t.4:,f'° 1 W o, i a l ... COPYRIGHT 1997,KROLL MAP COMPANY,INC(60JE)(606E)(604W) City of Renton P/B/PW Department _17minary Report to the Hearing Examiner GENEVA COURT PRELIMINARY PLAT LUA-00-160,PP,ECF PUBLIC HEARING DATE:February 20,2001 Page 2 of 8 B. GENERAL INFORMATION: 1. Owner of Record: Wood Dale Properties, L.L.C. 1420 Fifth Alvenue, Suite#2200 Seattle, WA 98101 2. Zoning Designation: Residentia 14 DU/AC (R-14) 3. Comprehensive Plan Residential Planned Neighborhood (RPN) Land Use Designation: 4. Existing Site Use: Two single family homes 5. Neighborhood Characteristics: North: Residential (R-14), 1 single family home East: Residential (R-1 & R-8), 1 single family home South: Residential (R-14), 1 single family home West: Residential (R-14), Spring Hill Apartments (Glacier Creek) 6. Access: Internal roadway via Talbot Road South 7. Site Area: 3.63 acres 8. Project Data: area comments Existing Building Area: N/A New Building Area: N/A Total Building Area: N/A C. HISTORICAUBACKGROUND: Action Land Use File No. Ordinance No. Date Annexation 3268 12-14-68 Comprehensive Plan 4498 02-20-95 Zoning Code 4404 06-07-93 D. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Residential-14 DU/AC (R-14)Zone,4-2-110F. Development Standards. 2. Street Standards, 4-6-060. 3. Subdivision Regulations, Chapter 7. E. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element- Residential Planned Neighborhood (RPN) Geneva Court HEXRPT.doc City of Renton P/B/PW Department • 'iminary Report to the Hearing Examiner GENEVA COURT PRELIMINARY PLAT LUA-00-160,PP,ECF PUBLIC HEARING DATE:February 20,2001 Page 3 of 8 F. DEPARTMENT ANALYSIS: 1. PROJECT DESCRIPTION/BACKGROUND The Geneva Court Preliminary Plat is situated on two parcels of land encompassing 3.63 acres. The site is located approximately 300 feet north of the intersection of South 551n Street and Talbot Road South, on the east side of Talbot; directly across from Glacier Creek Condominiums. Two empty single-family residences are currently located on the site along with some outbuildings. The site is zoned Residential - 14 dwelling units per acre (R-14). The surrounding properties consist of large single-family lots to the north, south and east. 2. ENVIRONMENTAL REVIEW Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on January 30, 2001 the Environmental Review Committee issued a Determination of Non-Significance, Mitigated. The appeal period for the SEPA threshold determination ended on February 16, 2001. At the time this report was prepared no appeals were received. The applicant will be required to comply with the adopted mitigation measures. 3. COMPLIANCE WITH ERC MITIGATION MEASURES Based on an analysis of probable impacts from the proposal, the Environmental Review Committee (ERC) issued the following mitigation measures with the Determination of Non- Significance, Mitigated (DNS, M): 1. The applicant shall follow the recommendations of the Geotechnical Report prepared by Earth Consultants, Inc. dated August 14, 1998, with regard to site preparation and development activities. 2. All storage tanks shall be removed from the site in accordance with Renton Fire Department requirements. A qualified consultant shall conduct soil testing for petroleum leakage. If necessary, contaminated soils shall be abated to DOE standards. Testing results shall be submitted and reviewed prior to construction approval. 3. The surface water drainage system shall be designed to retain the 100-year storm plus a 30% safety factor. 4. The applicant shall pay the appropriate Fire Mitigation Fee equal to $488 per single family lot. The Fire Mitigation Fee is payable prior to recording the subdivision. 5. The applicant shall be required to pay a Traffic Mitigation Fee of $75 for each average daily trip associated with the project. The required mitigation shall be paid prior to recording the subdivision. 6. The applicant shall pay a Parks Department mitigation fee of $530.76 per single family lot. The required mitigation fee shall be paid prior to recording the subdivision. Geneva Court HEXRPT.doc City of Renton P/B/PW Department -- Report to the Hearing Examiner GENEVA COURT PRELIMINARY PLAT L UA-00-160,PP,ECF PUBLIC HEARING DATE:February 20,2001 Page 4 of 8 4. STAFF REVIEW COMMENTS Representatives from various city departments have reviewed the application materials to identify and address site plan issues from the proposed development. These comments are contained in the official file, and the essence of the comments has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of the report. 5. CONSISTENCY WITH PRELIMINARY PLAT CRITERIA: Approval of a plat is based upon several factors. The following preliminary plat criteria have been established to assist decision makers in the review of the plat: (a) Compliance with the Comprehensive Plan Designation. The site is designated Residential Planned Neighborhood (RPN) on the Comprehensive Plan Map. The Residential Planned Neighborhood designation is intended to provide a variety of residential alternatives including both single and multi-family development in areas with established infrastructure. The following Comprehensive Plan policies are specifically applicable. Policy LU-58 — Density in the Residential Planned Neighborhood designation should be in the range of 8-18 dwelling units per acre. Policy LU-59 - A minimum of 50% of a project in the RPN designation should consist of the following primary residential types: traditional detached, zero lot line detached, or townhouses with yards which are designed to reflect a single family character The proposed project will contain all single family lots and have a net density of 8.69 du/acre. (b) Compliance with the Underlying Zoning Designation. The subject site has an R-14 zoning designation. Density in the R-14 zone ranges from a minimum of 8 to a maximum of 14 dwelling units per net acre. Additionally, the maximum housing density may be increased to 18 units per acre subject to certain conditions. The proposed subdivision has a net density of 8.69 dwelling units per acre. The net density is calculated by subtracting the public street area (32,838-sq. ft.) from the gross acreage of the site. The number of lots is then divided by the net acreage to arrive at the density of the project. The minimum lot size permitted in the R-14 zone for detached or semi-attached dwelling units is 3,000 square feet. The proposed lots range in size from 3,645-sf to 11,018-sf. complying with the standard for minimum lot size. For detached or semi-attached dwelling units, the R-14 zone requires a minimum 30-foot lot width. There is a minimum lot depth of 50 feet. All of the proposed lots comply with the lot dimension standards of the R-14 zone. The preliminary plat includes setbacks showing potential building envelopes on the lots. There is sufficient lot area on all the proposed lots for the intended residential construction. Because the R-14 zone allows both single family as well as multi-family development it is subject to site plan review. While this is appropriate for multi-family or mixed development, it doesn't make sense when the entire project is single family and also subject to plat review.. This issue was analyzed in an administrative interpretation on November 2, 2000. The determination was made to exempt single family development in the R-14 zone from site plan review when part of a subdivision. A copy of the determination is attached to this report. Geneva Court HEXRPT.doc City of Renton P/B/PW Department riminary Report to the Hearing Examiner GENEVA COURT PRELIMINARY PLAT LUA-00-160,PP,ECF PUBLIC HEARING DATE:February 20,2001 Page 5 of 8 (c) Compliance with Subdivision Regulations Lot Arrangement: Insofar as practical, side lot lines are to be at right angles to street lines, and each lot must have access to a public street or road. Access may be by private access easement street per the requirements of the street standards (Code Section 4-7-170). All lots are configured with the side lot lines at right angles to the street or cul-de-sac. The internal roadway will be dedicated, therefore, vehicular access to all lots is via a public street. Lots: The size, shape and orientation of lots shall meet the minimum area and width requirements of the applicable zoning classification and shall be appropriate for the type of development and use contemplated. RMC 4-7-170D requires a minimum of 35-feet lot frontage on cul-de-sacs. Pipestem lots are allowed but the pipestems must be removed for the purpose of evaluating front yard setbacks. Lots 14 and 15 do not have the required 35-foot frontage. Therefore, the building setback lines must be calculated by removing the pipestem on lot 14, and by starting the 18-foot front yard setback from the point where the lot width is 35-feet on lot 15. Driveways must not exceed 15% grade. Those exceeding 8% are required to install slotted drainage in order to direct drainage away from the structure. All proposed lots meet the minimum lot area and lot dimension requirements of the R-14 zone. The building envelopes (the area available for building with respect to setback requirements) on all lots are appropriate for construction of single family residences. Property Corners at Intersections: All lot corners at intersections of dedicated public rights-of- way, except alleys, shall have minimum radius of 15 feet. The proper radius at the intersection of the internal street and Talbot Road South will be dedicated to the City. (d) Reasonableness of Proposed Boundaries Access All lots have frontage on the new internal roadway and have pedestrian access from this street. Lot 1 also has frontage on Talbot Road S. but vehicular access shall be limited to the internal roadway. In addition to dedication of the internal street, the applicant is proposing to dedicate Tract B to provide a future road connection to the adjoining property to the north. Until the Tract B right-of- way is needed the applicant is proposing to vegetate it with lawn. Staff recommends that the maintenance of Tract B be the responsibility of the homeowners association and that a signage be placed at the northerly boundary to inform future residents that the roadway will be extended in the future. Topography The site is mostly open field with one residence located at the west end of the site near Talbot Road and the other located about 500 feet to the east. The site slopes westerly toward Talbot Road at a fairly uniform grade of approximately 15%. A stand of large firs is present at the very eastern property line. A Geotechnical Engineering Study was conducted by Earth Consultants, Inc. and a report dated August 14, 1998 was submitted for review. Onsite soils have been classified by the Soil Conservation Service as Alderwood gravelly sandy loam, (AgC) 6-15% slopes and Hydrologic Group C (per 1998 King County Surface Water Design Manual). Grading for individual lots will involve creating level pads for house construction. Due to the 15% road grade required to access the site, this will produce a series of stepped lots. At this time it is estimated the quantity of earthwork required to achieve the proposed grades will be approximately 2,600 cubic yards of cut and 4,000 cubic yards of fill. Rockeries are proposed Geneva Court HEXRPT.doc City of Renton P/B/PW Department ,-,aliminary Report to the Hearing Examiner GENEVA COURT PRELIMINARY PLAT LUA-00-160,PP,ECF PUBLIC HEARING DATE:February 20,2001 Page 6 of 8 to separate the terraced lots. All rockeries greater than 4-feet in height require a separate building permit and structural review. Due to the steep topography of the site, potential erosion impacts could occur during site preparation and construction. The project shall be subject to erosion and sedimentation control measures specified in the 1990 KCSWDM to mitigate the potential impacts from this project. Relationship to Existing Uses The subject site is located in a residentially zoned area (RPN). To the west across Talbot Road South, is the Springbrook apartment complex(Glacier Creek). To the north and south are large 2.5 to 5-acre parcels with single-family residences that are likely to develop at much greater densities in the future. To the east is a parcel developed with a single-family residence. Due to the steep topography this parcel is unlikely to subdivide further. (e) Availability and Impact on Public Services(Timeliness) Traffic Gibson Traffic Consultants conducted a traffic analysis and a study dated December 11, 2000 was submitted to the City for review. The study revealed that the project will have minimal impact to the Talbot Road South/South 43`d Street intersection. The traffic report was review by the City of Renton Transportation Planning Section,which concurred with this conclusion. The proposed subdivision is expected to generate additional traffic on the local street system. Based on the ITE Trip Generation Manual which estimates 9.57 average daily trips per single family residential lot, the proposed subdivision is anticipated to generate an estimated 220 new average daily trips. The Environmental Review Committee (ERC) imposed a Transportation Mitigation Fee of$75 per average daily trip attributable to the project. The traffic mitigation fee is estimated to be$16,508. Police and Fire Police and Fire Prevention Bureau staff have indicated that sufficient resources exist to provide services to the proposed development, subject to the condition that the applicant provide required improvements and fees. The Environmental Review Committee (ERC) imposed a fire mitigation fee of $488 per new single family lot to compensate for increased demands on Fire Department services. The estimated fire mitigation fee is $11,224. The Fire Department requires a fire hydrant with 1000 GPM fire flow within 300 feet of all new single-family structures. Recreation Future residents of the subdivision would make use of existing and future City park and recreation facilities throughout the City. In order to mitigate for the impact of increased demand on City parks and recreation facilities, the Environmental Review Committee (ERC) imposed a park mitigation fee of$530.76 for each new single family lot. The estimated park mitigation fee is $12,207.48. Schools The subject site is located in the Renton School District. Staff estimates that single family plats generate approximately 0.44 children per single family residence. The proposed 25-lot subdivision would therefore be expected to generate 11 school age children. The School District has been notified of the subject proposal and responded that students from the proposed subdivision would attend Renton Park Elementary, Nelson Middle School and Lindbergh High School. The District indicates these facilities have adequate capacity to serve the development. The school district also requested that Talbot Road South remain two lanes only. They are concerned that the safety of the children and that transportation routes would be greatly Geneva Court HEXRPT.doc City of Renton P/B/PW Department .-..,Iiminary Report to the Hearing Examiner GENEVA COURT PRELIMINARY PLAT LUA-00-160,PP,ECF PUBLIC HEARING DATE:February 20,2001 Page 7 of 8 impacted by additional lanes. Since Talbot Road South is slated for expansion to three lanes because of traffic volumes and already built to this standard in some sections, we are unable to accommodate the request. Stormwater The applicant submitted an Off-Site Analysis prepared by Pacific Engineering for the Glacier Creek(1997)site located directly across the street and downstream of Geneva Court. The report indicates that the site drains west towards Talbot Road. Storm drainage then enters a ditch/pipe system that crosses Talbot and is discharged on the west site of the road. This run-off then enters a large multi-class wetland, which forms the headwaters of Springbrook Creek. The downstream system has had numerous flooding and erosion problems in recent years. Upstream flows combine with backup from the Glacier Creek wetlands to flood the cul-de- sac located at South 55th Street just east of SR 167. Additionally, wetlands on the west side of SR 167 are impacted and the storm drainage system in South 43rd Street is over capacity during large storm events. To mitigate downstream impacts, ERC required a retention design of the 100-year storm plus 30% of a safety factor. The same standard has also been applied to most new projects in the area. The site will require a drainage plan and temporary erosion/sedimentation control plans in accordance with the 1990 KCSWDM as adopted by the City of Renton. Stormwater System Development Charges (SDC)of$385/single family lot will be required. Staff recommends that the applicant establish a homeowners association or record a covenant to provide for the shared use and maintenance of the all easements, tracts and drainage facilities. Water and Sanitary Sewer Utilities Adequate sewer and water utilities are available to the site to serve the proposed residential development. Existing facilities within Talbot Road S. will be extended at developer expense to serve the site. The site will require one fire hydrant within 300' of each home per Fire Department codes/regulations. Additionally, because the internal roadway is a cul-de-sac in excess of 500- feet, all houses on lots 12 through 16 will require sprinkler systems. Separate plans and permits are required for sprinkler systems. New water mains and fire hydrants will be required to meet fire flow and current fire regulations. Water meters for domestic service will be required. Water (SDC) fees of $850/single family residence will be assessed. The site will require installation of a new sanitary 8" sanitary sewer main to serve the plat and side-sewer connections to serve each lot. Wastewater (SDC) fees of$585/single family lot will be required. Side-sewer permit cost is $60/connection. A latecomer waster water facility charge equal to $2,047 per lot is required for the Soos Creek Water and Sewer District. Street Improvements The applicant has requested to reduce the right-of-way width on the internal street to 45-feet. The approval is granted subject to the applicant providing easements for any additional improvements needed, e.g. hydrants, utility lines, etc. The internal roadway will be improved with 32-feet of pavement, curbs, gutters and 6-foot sidewalks on either side of the street. Off-site improvements will consist of roadway widening and installation of new curbs, gutters and sidewalks along Talbot Road South. Storm line and catch-basins will be installed in the flow-line of this new curb to collect storm runoff. This drainage system will be independent of the site drainage system and will be connected directly to the existing storm drainage system in Talbot Road. Geneva Court HEXRPT.doc City of Renton P/B/PW Department ,;diminary Report to the Hearing Examiner GENEVA COURT PRELIMINARY PLAT LUA-00-160,PP,ECF PUBLIC HEARING DATE:February 20,2001 Page 8 of 8 G. RECOMMENDATION: Staff recommends approval of the Geneva Court Preliminary Plat, File No. LUA-00-160, PP, ECF subject to the following conditions: (1) The applicant is required to comply with the Mitigation Measures that were required by the Environmental Review Committee Threshold Determination, unless modified by the Hearing Examiner upon appeal, prior to recording of the subdivision. (2) The applicant shall establish a Homeowners' Association for the maintenance of all common improvements (stormwater facilities, tracts, retaining walls, etc.), or include a maintenance agreement note on the face of the final plat. A draft of the document shall be submitted for review and approval by the Development Services Division prior to the recording of the final plat (3) Tract B shall be dedicated to the City for future right-of-way. Tract B shall be planted with grass and maintained by the Homeowners Association until such a time, as it is needed for road purposes. Signage shall be placed at the northerly boundary of Tract B stating that the Tract is intended for future connection. Signage is subject to the review and approval of the Development Services Division and shall be installed prior to final plat approval. (4) No clearing or grading shall take place within 25 feet of the off-site stream. The applicant shall install construction fencing designating this area prior to grading the site. (5) Vehicle access to lot 1 shall be limited to the internal roadway. (6) Rockeries greater than 4-feet in height require a separate building permit and structural review. A licensed engineer with geotechnical expertise must monitor rockery construction and verify in writing that the rockery was constructed to City of Renton specifications. Written verification by the engineer shall be submitted prior to building permit approval. EXPIRATION PERIODS: Preliminary Plats(PP): Five(5)years from final approval (signature) date. Geneva Court HEXRPT.doc ik I I S p N I � mon � -B° •,„ d NW O ikI%/ . SE IOSTTH L , 00 � ��\ e ° e,999•,„ I® ,rw -elf 15- u �^ r , a-.Bi!MIIC illi � aa',�''�1'.. }, ' _ _- lJ _— �rSE !Willi. Si ; '^�I�f 1 E, § W ® ,'�` Pu�= ,6,,6 ,1 . p•S- Ine:11 ,.< #j,,,• is 1 1; J_ i ___ s�a , ,�,M 'J., 11, PA a1p a'u ' - IN. - �aL. 8 ° ,3, -.Ilil3" ,®tom ,/i� ` '' % wn $ $' X�z r`a o „ I®c s l7,°,f c? i.:°®e: ] a�U sew inTT -r-� I'm ts� 1� A $ LL Q -___• .___ ='0:�,;_c-. 71 ,k 0 ,. 1� '�� 14 W; s6iJ. 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'°ron 9 — x w TCIli (n `"�'u ��! it'� , II�N •'S.E� igN� av^= 14 NI •e P.1.Yo ewe Rip qat,r Cr 1 D 13 I `1 r w''` .i.. —.— —192ND 9•—. y. 8_ 1i _._.—.—._ 192ND. . —.—._— a .—. 5T.—.—�__. " „ _ — .—Tr_._.—a —S.E_— ST. U N SJ B ;W J - ® �Hr.:a1Q.. m ;l, ® > Ili ! B ! 8 t I In' ,.,, 1; 1 illi O'," nli P.¢.2. - 3 pp , , 1,, a ' '144,72'. '4111PH [ • Fl _ PROJECT NO,;88-46 ;1 064 „^ VAP • ""�a��}Re t F r. i DRAWN BY: .IOC .�ie V ��- 1�9E4T�TTH 5C' .?J m I S 0 no S°0 ri ISSUE04T0 12-06-00 mane i _ -- I. ORAPFOC SCALE S 9 i SNEET REV.: Spring brook Park p o `� Roa - ' r-zoo' zt '� p a- NEOHE10RFt000 oitil DErmADAL 1 \ �,L; o?.&'" 1 , oaoo r:.. I ' SPRING 8 fa lit'', ACRE TS �„ •• �j' ��;t e r s h e d e 9B/BNOPI.p1W COPYRIGHT 1997, KROLL MAP COMPANY, INC. (603E)(608E)(604W) 61-1EEr OP J ( tour e 1 S _... 15fh Pl. . o(p)cs co(p) 1 co C 0 ( P ) i . -- - \ , , , 010.11111•1111•01 \ R---M7I i 1 _-- _I...________ ---- =-1--i--- ______ . i CY. i . R414 _ ___1 _ , j . L..._ i , , • , , _ , , • _ , r I CT)• . :::4 . : 7 __________ _. R - 14_. \ R - 1 .....) -.), \ . ,..c) IIi LE---, ( AI 11 . SE 1 , .__ \._ OD • st TE ) MIMI 1 \ 1 SI \ . i 1, S 55th St. / 1 1 R:".? ?sok ............................................................... .........„ .7.......,\---- , • (----. cn J3 • 6 T22N R5E E 1/2 „teezmnsevo il. . ZONING PPW cm. mamas --f ) 01/18/01 . . _ 14800 31 T23N R5E A PORTION OF SE 1/4 OF THE SE 1/4 OF SEC.31,TWP.23 N.,RNG.5 E.,W.M. 1 LINE TABLE CURVE TABLE I' j%-I',.r;h --I- LINE TABLE _ ! q1,:1;;, .Y + CURVE TABLE CURVE TABLE CURVE TABLE ,51 4 h_j:,./e -. LINE LENGTH BEARING - • _ ^- CURVE LENGTH RADIUS CURVE LENGTH RADIUS CURVE LENGTH RAlS,, L Ll 20.62 N8928'09"w . ` , SINGLE-FAMILY r'`;:' •i '(i) '' - •..I - - - - CI 46.82 30.00 C4 48.74 51.50 C7 25.57 50 =44=., ;. , ._.L2 28.18 N00'1 51"E _ "; I•Ii'-^l,�: &':^ �, EX.30'x525'EASEMENT,'REC.: C2 47.43 30.00 CS 46.57 51.50 C8 23.42 50 ;��,,:.;fa2 ° L3•� 28.18 N003I'5I'E - .. 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SET BACK(TIP.) SINGLE-FAMILr, 10'WATER I! w Il1ti: .I.j. i EASEMENT TOTAL AREA =3.63 AC OR 158,156 sq. ft. 'VERTICAL DATUM PROPOSED#OF LOTS=25 ii ZONING R-14 NAVD 88(CITY OF RENTON) OWNER/DEVELOPER : DENSITY= 25 LOTS CONTOUR INTERVAL= 2' ao o so ao 80 VICINITY MAP WOOD DALE PROPERTIES, L.L.C. -- "d 'H {I 1420 5TH AVE, SUITE�200 TOTAL AREA(AC) - AREA R/W(AC) ,� M, . , "'w,. 1 .. 2A°°''-'� 1 d = 8.69 DU/AC BENCHMARK f.I. ;%" SEATTLE, WA, 98101 GRAPHIC SCALE ' - PHONE:'206}228-7170 ri e Teams, 'a.1„ as+e+ , FAX: (4 5) 28-6696 PROPOSED AREA OF LOTS BASE: SCALE:1'-40' , S CIVIL ENGINEER KING COUNTY SURVEY CONTROL POINT J/F-10- eW +gyp, LOT// LOT AREA(sq. !L) LOTIJf LOT AREA (sq. ft.) FOUND BRASS DISC FLUSH WITH SIDEWALK 1.0'f E ei h se+' PACIFIC ENGINEERING DESIGN, INC, 1 5754 17 4,224 WEST OF SIGNAL LIGHT POLE IN THE NORTHWEST i $' 4800 S. 188TH ST., SUITE 360 2 3,645 18 3,645 QUADRANT OF STREET INTERSECTION OF TALBOT PRELIMINARY stsma Jmrmet / se+,> h PHONE:E, WA, 98188 3 3,645 19 3,645 ROAD AND SOUTHWEST 43RD STREET. C - SEW., PHONE: (206)431-7970 4 3,645 20 3,645 ELEVATION: 121.26 FEET. s„.y ss sm,n FAX: (425)431-7975 5 3,645 21 3,645 s rwm StDRAWINGS ARE 61.8JECT REVISIONS ENREW g , LOU LARSEN 6 3,645 22 3,645 THEePE6 INOL OCAL. R ISDICTIONA�q a ream e+ srsens 8 . se SURVEYOR 7 3,645 23 3,645 SHEET INDEX 8 3,645 24 3,645 CENTRE POINTE SURVEYING PI PRELIMINARY PLAT PLAN 5+wmst "°0s+, '� 33639 9TH AVENUE S. 9 3,645 25 3,645 P2 PRELIMINARY UTILITY PLAN peq 11 BE mna FEDERAL WAY, WA., 98003 10 3,645 TRACT'A' 9,903 P3 PRELIMINARY GRADING AND ZONING t�A.t iq d I 11 3,645 TRACT'B' 1,111 Q � PHONE: (253) 661-1901 DRAINAGE PLAN R-14 - �' Y $ spa F NORMAN E. LARSON 12 4,051 P4 EXISTING CONDITIONS/TREE I. ofq 13 4,914 TOTAL LOT AREA 158,156 I NOT TO SCALE 14 10,167 TOTAL R/W AREA 32,838 NEIGHBORHOODGHBORY SHEET �c',1 'r 15 8,577 PERCENTAGE ROADWAY=20.76Z PS DETAIL MAP SITE AREA Id1 jr' , 16 11,018 3.68 ACRES y te6ts a We _ LEGAL DESCRIPTIONff FO/SiCP\ \0. CERIEVA COURT PRELIM. PLAT MAIN OFFICE. PARCEL 1 AND 2 OF KING COUNTY SHORT .r1�/Nat �NG�a`��QD n(� ��``',/I''.� 4AIN SOUTH i88TFi STREET, PLAT No. 674217 FILED UNDER RECORDING Pacific SUITE 360 LE, No. 7603170525, RECORDS OF KING COUNTY, Is.>wss MAY 6,2001 1 SEATTLE,WA 96188 WASHINGTON. \st- PHONE:(208)431-7970 ( 7 Engineering FAX<(206)431-7975 PROJECT NO.;98-48 PRELIMINARY 98048HCPI,DWG RENTON,WA. , WEB SITE,PACENO.COM - PLAT PLAN FOR, Design, Inc. DRAWN BY: JGC P1 WOOD DALE PROPERTIES,LLO, 1420 51H AVE,SUITE 2200 ISSUE DATE: 12-06-00 SEATTLE'WA'seat Civil Engineering and (208)521-5978 FAX,(208)224-2880 g g SHEET REV.: - el Planning Consultants J HI A PORTION OF SE 114 OF THE SE 1 I4 OF SEC. 31, TWP. 23 N., RNG. 5 E., W.M. 'I° "'1,9g a` i 11 I, , aqo 1 ' .r. • Y„11',e.rslm •i "I ', I' `EANGLE-FA/.10_Y. '� t R:n W 2 I•i �+ I — • — BIO-FILTER _ • '� o ..1 Q 7. I _ SWAGE 6 I TRACT B` ID'WATER a p� ¢ J •I eH� _-/--__ I:r•' .yB9[B'09'W]60.0�';• EASEMENT 1 y' •..•', W ;,G-..d a a • _ ^;-T' -r= �.'T _.T.;,.,< r?-;_a= '�,"—r.--—T-— r—- —:,, -' -- -—-- p� Wok' ( I. ill �.,, .4,'"y- ,-.:..I - —,- -I �_I_— I l —• -I =—'J I — 'I ----1-4...L ,. iig1g><( g 1'I DETENTION... ' POND I .I :air' I •''-'I1•1 I I. T'".�. \-�_. tl b II Ik E.r— — sraucnia� ..r-- —� :;i L I'�:o�1,. -.C - V I I,,.:'25. I ICI 24 `I 1 I 23. III• 22 '11 I I'. •21 :I I1 k0. .I.1;, 79`c'..I f.1 '18• I 1 17^: / F , iT-• 2eaf"2"` „r v --—.. 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VIY .i?!'.('Aa,.,__�' _ _— �a`3tr_uy,r=.,_ °� �t 1B:� ��°°�, 4�`.rm +�_ ' ..:� t-x1 (t��-�J It CC a 11 1 I, i, I 1-Io+ I /' — V 1 i il,�' } :.:• swOLEfnMu r �I 0 j !I Hill a W .1al . 0 a PROJECTN0.:08-48 BRAWN BY: OMH ISSUE DATE. 12-08-00 SHEET REV.: PRELIMINARY GRADING AND DRAINAGE c PLAN PRELIMINARY 98p`B`RPl'DWD 3 SHEET OF J i A PORTION OF SE I 74 OF THE SE I Al4 OF SEC. 31, TWP. 23 N., RNG. 5 E.,W.M. trlir,B la ,a r c t • A 00 AL^ Q ' •.Im •; r I 11*1 m 1 q IL I` I5Q -• Q O . -- SINGLE-FAMILY ,,.• +`: I\ I \ \ :'. . -- P:Ar .,P. U Z X -- . ' ' I P':V '/i j:++ `y,f21 (--_ _ _?:-.1.�-.'_'-`," <;�—. 7 TNArZA•3' IJI• [V I I I , '8 Cy �"" C w W 1 14; ( i- '- 1. / I :II::, �,..n i� '.iiurFER; ;/, /°/:,.::',. . '\H 1 , I T' e' \, t. I ` \ 1 1,:' rn. li G�..w..a e N Y]GOON' �C .,err I < / .// / /, 9C S6 OD' 1 i 1 F.-� `n. 0 U T_fi=� : ,- *� . -_{ --:,,,J_ t.._ —I F ;i ,/•.1_'',.:I,n.r r,..,<t i i I A \ \ I t , ` ,°- ,<\ \` 1 a W g SCR .�FL_�• -'. N\ s'< \� ,N—, 1 �r�L^<y J •'fN•� - Mt}\ I I.«�`.; \, �, } I ', 1 1'� 1 �, N z`a<\ .< Is�ie e•�i�<., OF.' 00 s '�'� I' � \, \ \ \\. \ �R� ',,1`•.,1\ \\`I\ \ ( I ( i r - '\�s• J I \ `\ '.\ \ l ` 1 \ I t , \ V\ ° °�51 '' ' W g o ,1.f' r 1 I . � ' I m 'i \ Yl,,. , ,.. \ ,- \ < I I /r° �E . ! °f ,eel I G• 1 I \ ' 1 1 nL �i__-:d•4 1 1 I I I (• ..1 o y '� PhP I � 1 I \ I M ff . ___.�i ^i i s ,..•I I !1 I 1 j ''\ °•�. ° J .' I I 1 �i F I -r— I l g V. -. 1; •, ..,, l 1 ! ' ! ,' ( ' 1 , ,1 <� I I1 fief' ' ` \� 1 'c" 1 i `/ I 1 1[1\ ` ,\'.\<vey``e ` I 1' ' �.•i / .I IiR 5 \NAY a. • ('<, ! ,I \ \ *'r_ Fes` „ �- • n 7�j' %`.'`: , ,1` o _1• ) I % ' \ \ 1 �; ,\ \ I ' )��°�°.d..e II CC 6 yy �?c3 y�1� �a. �r / / 1 I \ \ \ \ \1 1 :U \ . \'\ • - I I 1 . .�q^„« r D j s § 11 ..:%<. « % \ ti ,\ 1 , 1 \ \ \ \ \--__ \ •\I\ l 1_'�° 1 1 ,, \\ u. Q y-A :.s ;i,l,lj<e 1s x,o0n i , , , ! \ \. __ .l.H0904 - _ - _�,-ss.n�,••,.)_,\ c:-I�< _I ' 1'�•, , '! > p^� y2 1 .• _ Fg. .�II II ro �.�..n / I.-•e ri a `��.i �.1.e I ! iI I �Grir;'> .�. ; ,,:� < : ! ,' ; I1 ! i �: 1r ', ��%//� l� 11 � 111 \ W aig l SINGLE-FAMILY 0 g§ig 3 aPROJECT ND.:08-45 LEGEND DRAWN BY: GASH Yv 1 - 1 FASTING ROADWAY ISSUE DATE 12-06-00 .0 NOTES EXISTING CONTOUR SKEET REV.: I. NO TREE CUTTING OR LOUD CLEARING WILL BE PERMITTED ( EXISTING SIDEWALK IV a UNTIL THE PRELIMINARY PLAT HAS BEEN CMS FINAL APPROVAL L_Y_'_1 I I o N. Ja BY ME CITY(RENTON MUNICIPAL ORDINANCE{-{-1]0K) --QS-§'- EXISTING SANITARY SEWER LINE n '• ° EXISTING GONDITOINS 2 TREES SHOWN W ARE TREES THAT MAY BE ABLE TO -� ,< FASTING WATER MAIN GRAPHIC SCALE TREE BE SAVED BASED ED O O N PRELNINARY GRADING ALL OTHER TREES SCALE AARE TO BE REMOVED. ACTUAL TREES SAVED NAY VARY DUE --� °' COSTNG STORY L NE .1' ' NVENTOfiY TO CONSTRUCTION MITIGATION/GRADING CONSTRAINTS AND/OR SSE REWIRED NOT VET KNOWN. N.+ EXISTING WATER METER -c. EXISTING POWER POLE ,.- SPOT ELEVATION BORDERST.DWG k- I MITI%1N' TC D DP0,JBOX PRELIMINARY TO,EVE11 . 22,o EXISTING TREE eETdn VOCAL WEN' A z SHEET OF S . J • CITY OF RENTON • DEVELOPMENT SERVICES DIVISION INTERPRETATION/POLICY DECISION MUNICIPAL CODE SECTION: Section 4-9-200, Site Plan Review SUBJECT:. Applicability of Site Plan Review for single-family development in the R-14 zone. BACKGROUND: Site Plan Review is the process by which proposed projects in the commercial, industrial and multi-family zones are reviewed for compatibility with the plans, policies and regulations of the City of Renton. Projects are reviewed for a variety of elements such as site layout, building orientation, pedestrian and vehicular access, natural features of the site and characteristics of the surrounding area. Section 4-9-200.B1a, specifies the zones subject to site plan approval. "All development in the Industrial Light(IL), Commercial Office (CO), and Public Use (P-1) Zones and CC, CN, CD, CA, CS, COR, and the Residential Use— Maximum 10 Units per Acre (R-10), Manufactured Housing Park(RMH), Residential Multi-Family(RM), and Residential Use—Maximum 14 Units per Acre (R-14) Zones." Section 4-9-200.C2, specifies certain types of development, which are exempt from the requirements of site plan review for the R-10, R-14, and COR zones. The following types of development are exempt in both the R-10 and R-14 zones. All development categorically exempt from SEPA New or replacement detached or semi-attached homes on a single previously platted lot. Planned Unit Developments Section 4-9-200.C2a.ii, also exempts "Development of detached or semi- attached dwelling units on legal lots where part of a subdivision application." This exemption is listed only for the R-10 zone. The issue is, should this exemption also apply to the R-14 zone. JUSTIFICATION: The purpose of site plan approval is to provide a process to review at a conceptual level, the uses and facilities on the site, and allow consideration and mitigation of potential impacts for projects that might otherwise be subject only to a building permit. The intent of site plan approval is to develop orderly neighborhoods, mitigate impacts to surrounding properties and assure adequate public services and facilities are in place to serve the project. Site plan review is pertinent to the multi-family structures of the R-10 and R- 14 zones and allows review for adequacy of access, parking, orientation and modulation of buildings as well as items such as landscaping and dumpster location. The reason site plan approval is not requires for detached single family development in the R-10 zone when part of a subdivision, is that the plat review either covers the same items (e.g. access, setbacks), or the items are not pertinent to single family dwellings (e.g. landscaping, building modulation, dumpster location). In addition to the extra expense for processing, requiring site plan review for a single-family subdivision in the R-14 zone would be especially burdensome to applicants. It would require providing floor plans, elevations and building material types for each of the units. This would be very difficult for most developers who either sell the lots to builders or individuals to then construct the homes. All subdivision applications are reviewed for regulatory compliance by staff. Short plats of more than 4-lots and preliminary plats have the additional benefit of a public hearing and Hearing Examiner consideration. Requiring site plan review in the instance of a single-family development in the R-14 zone is burdensome to applicants and adds an additional layer of process that serves no purpose as evidenced by its exemption in the R-10 zone under the same circumstance. DECISION: RMC 4-9-200.C2.a.ii, exempting detached or semi-attached single-family development from site plan review when part of a subdivision, shall also apply to the R-14 zone. If appropriate, covenants could be required as part of a final plat to address the allowed development on the lots and whether additional site plan review is required. This determination should be incorporated into the Renton Municipal Code during the next code housekeeping effort by amending Section 4-9-200. I DIVISION HEAD I / �� APPROVAL: / I l t' �"r,'�'"I DATE: k)c)✓ 2 Z CC^'U APPEAL PROCESS: To appeal this determination, a written appeal--accompanied by the required $75.00 filing fee--must be filed with the City's Hearing Examiner(1055 South Grady Way, Renton,WA 98055, 425-430-6515) no more than 14 days from the date of this decision. Your submittal should explain the basis for the appeal. Section 4-8-110 of the Renton Municipal code provides further information on the appeal process. ?ON. CITY F RENTON Planning/Building/Public Works Department _ Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator January 31, 2001 • Washington State • Department of Ecology Environmental Review Section PO Box 47703 . Olympia, WA 98504-7703 • Subject: Environmental Determinations Transmitted herewith is a copy of the Environmental Determination for the following project reviewed by the Environmental Review Committee (ERC)on January 30, 2000: DETERMINATION OF NON-SIGNIFICANCE-MITIGATED GENEVA COURT PRELIMINARY-PLAT .. LUA-00-160,PP,ECF The proposal would subdivide an approximately 3.63 acre parcel into 25 lots intended for construction of single-family residences. The proposed lots range in size from 3,645-sf to 11,018- sf. The subject property is zoned Residential-14 du/ac (R-14)which allows a maximum density of fourteen (14)dwelling units per acre (du/ac). The proposal has anet density of 8.69 du/ac. Vehicular access would be provided via an:internal`roadway connecting to Talbot Road South: The two existing homes and all out buildings will be removed from the site. The applicant is requesting a reducedthe.right-of-way width on:the internal street to 45'. Location:The site is . located on the east side of Talbot Road South atepproximately the 5400 block South. Appeals of the environmental determination must be filed in writing on or before 5:00 PM February 16, 2001. Appeals must be filed in writing,together with the required:$75.00.application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055.-Appeals to the Examiner are • governed by City of Renton Municipal Code Section 4-8-110. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425)-430-6510. If you have questions, please call me at(425)430-7219. • For the Environmental Review Committee, • • • • Steve Taylor Senior Planner cc: King County Wastewater Treatment Division . Larry Fisher, Department of Fisheries David F. Dietzman, Department of Natural Resources WSDOT, Northwest Region Duwamish Tribal Office Rod.Malcom, Fisheries, Muckleshoot Indian Tribe(Ordinance) US Army Corp. of Engineers Agcncylcttar\ 1055 South Grady Way-Renton,Washington 98055 This paper contains 50%recycled material,20%post consumer CITY I T RENTON NIL3 Planning/Building/Public Works Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator February 1, 2001 Mr. Lou Larsen Pacific Engineering 4800 South 188th Street, Suite 360 Seattle,WA 98188 SUBJECT: Geneva Court Preliminary Plat- Project No. LUA-00-160,PP,ECF Dear Mr. Larsen: This letter is written on behalf of..the'Environmental Review Committee (ERC) and is to advise you that they. have completed their review of the subject project. The ERC, on Januiary 30, 2001, issued a threshold Determination of Non-Significance-Mitigated with Mitigation Measures. See the enclosed Mitigation Measures document. Appeals of the environmental determination must,be,filed in writing on or before 5:00 PM February 16, 2001. Appeals must be filed in 'writing'together,with the required'$75 00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA.98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425)-430-6510. A Public Hearing will be held by the Renton Hearing, Examiner at his regular meeting in the Council Chambers on the seventh floor of City Hall,'1055 South GradyWay, Renton, Washington,on February 20,.. 2001, at 9:00 AM to consider the proposed Preliminary Plat. The'applicant or representative(s) of the applicant is required to be present at the public hearing. A copy of the staff report will be mailed to you one week before the hearing. If the Environmental Determination is appealed, the appeal will be heard as part of this public hearing. The preceding information will assist you in planning for implementation of your project and enable you to exercise your appeal rights more fully, if you choose to do so. If you have any questions or desire clarification of the above, please call me at(425)430-7219. For the Environmental Review Committee, 46-K-- Steve Taylor Senior Planner cc: Wood Dale Properties, LLC/Owners Enclosure dncmlottor 1055 South Grady Way-Renton,Washington 98055 ®This paper contains 50%recycled material,20%post consumer CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) MITIGATION MEASURES APPLICATION NO(S): LUA-00-160,PP,ECF APPLICANT: Wood Dale Properties (Mr. Ron Tremaine) PROJECT NAME: GENEVA COURT PRELIMINARY PLAT DESCRIPTION OF PROPOSAL: The proposal would subdivide an approximately 3.63 acre parcel into 25 lots intended for construction of single-family residences. The proposed lots range in size from 3,645-sf to 11,018-sf. The subject property is zoned Residential-14 du/ac(R-14)which allows a maximum density of fourteen (14) dwelling units per acre (du/ac). The proposal has a net density of 8.69 du/ac. Vehicular access would be provided via an internal roadway connecting to Talbot Road South. The two existing homes and all out buildings will be removed'from-the site. The applicant is requesting a reduced the right-of-way width on the internal street to 45' LOCATION OF PROPOSAL: The-site is?located on the east side of Talbot Road South at approximately the 5400 block South MITIGATION MEASURES_ 1. The applicant shall follow the recommendations of the Geotechnical Report prepared by Earth Consultants, Inc. dated August; 14 1998 -with:;regard to site- preparation and development activities. 2. All storage tanks shall be removed from the site in>accordance,with Renton Fire Department requirements. A qualified 'consultant shall conduct soiLtestin'g ;for petroleum leakage. If necessary, contaminated soils.shall; be abated to DOE..standards. Testing results shall be submitted and reviewed prior to construction,approval. 3. The surface water drainage system shall be"designed to retain the 100-year storm plus a 30% safety factor. 4. The applicant shall pay the appropriate Fire Mitigation Fee equal to$488 per single family lot. The Fire Mitigation Fee is payable prior to recording the subdivision. 5. The applicant shall be required to pay a Traffic Mitigation Fee of $75 for each average daily trip associated with the project. The required mitigation shall be paid prior to recording the subdivision. 6. The applicant shall pay a Parks Department mitigation fee of $530.76 per single family lot. The required mitigation fee shall be paid prior to recording the subdivision. mitigationmeas 4 CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) ADVISORY NOTES APPLICATION NO(S): LUA-00-160,PP,ECF APPLICANT: Wood Dale Properties (Mr. Ron Tremaine) PROJECT NAME: GENEVA COURT PRELIMINARY PLAT DESCRIPTION OF PROPOSAL: The proposal would subdivide an approximately 3.63 acre parcel into 25 lots intended for construction of single-family residences. The proposed lots range in size from 3,645-sf to 11,018-sf. The subject property is zoned Residential-14 du/ac(R-14)which allows a maximum density of fourteen (14) dwelling units per acre (du/ac). The proposal has a net density of 8.69 du/ac. Vehicular access would be provided via an internal roadway connecting to Talbot Road South. The two existing homes and all out buildings will be removed from the site. The applicant is requesting a reduced the right-of-way width on the internal street to 45'.,•;.;. LOCATION OF PROPOSAL: .`'The"-site'is:located on thie-east side of Talbot Road South at approximately the 5400 block South Advisory Notes to Applicant: The following notes are supplemental;:information provided in conjunction with the environmental determination. Because these notes are provided as;•information only, they are not subject to the appeal process for environmental determinations:,: FIRE 1. A fire hydrant with 1000,GPM"fire flow is i-equired within 300-feet of all new single-family structures. If the building-;square footage exceeds 3600;square feet'in area, the minimum fire flow increases to 1500 GPM:and requires.two hydrants�within,300 feet of the structures. 2. Access roads of 500 to 700 feet require,that all building beyond 500 feet be fully sprinklered. Lots 12 through 16 will require sprinkler systems. 3. Separate plans and permits are required for sprinkler systems. PLAN REVIEW . WATER 1. New water main and fire hydrants will be required to meet fire flow and current fire codes/regulations pre Renton Fire Department. Water (SDC) fees of $850/single family residence will be required. SANITARY SEWER 1. The site will require installation of a new 8"sanitary sewer main to serve the plat and side-sewer connections to serve each lot. Side-sewer permit cost is $60/connection. Geneva Court Preliminary Plat LUA-00-160,PP,ECF Advisory Notes (continued) Page 2 of 2 2. Wastewater(SDC)fees of$585/single family lot will be required. 3. A latecomer wastewater facility charge equal to $2,047 per lot is required for the Soos Creek Water and Sewer District. SURFACE WATER 1. The site will require a drainage plan and temporary erosion/sedimentation control plans in accordance with the 1990 KCSWDM as adopted by the City of Renton. The designed system will require retention of the 100-year storm plus 30%for safety factor and is recommended as a SEPA condition. 2. Surface water(SDC)fees of$385/single family lot will be required. TRANSPORTATION 1. The site will require curb, gutter, sidewalk, street-,paving, street name signs, traffic control signs, channelization and streetlights on the"Talbot Road frontage as well as new public roadways within the plat. 2. A traffic mitigation fee equal to:$75%trip will be required: Fees are estimated to be$16,508.75. PLANNING 1. The subject site is designated'Residentiial at 14.dwelling units per.acre (R-14)zone. The project is subject to all development standards for this;zone:.. 2. After the deduction of the`roadway(32,838 square feet), the:proposal°arrives at a net density of 8.69 du/ac. 3. Driveways must not exceed 15% grade. :Those.:exceeding. 8%`are required to install slotted drainage in order to direct drainage away from°the structures. advisorynotes __Iricel_._ . _ _ Flo- - -- --,. '- _ ENVIRONMENTAL DETERMINATION POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: GENEVA COURT PRELIMINARY PLAT PROJECT NUMBER: LUA-00-160,PP,ECF The proposal would subdivide an approximately 3.63 acre parcel into 25 lots intended for construction of single-family residences. The proposed lots range in size from 3,645-sf to 11,018-sf. The subject property is zoned Residential-14 du/ac(R-14)which allows a maximum density of fourteen (14)dwelling units per acre(du/ac).The proposal has a net density of 8.69 du/ac. Vehicular access would be provided via an internal roadway connecting to Talbot Road South. The two existing homes and all out buildings will be removed from the site. The applicant is requesting a reduced the right-of-way width on the internal street to 45'. Location:The site is located on the east side of Talbot Road South at approximately the 5400 block South. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. Appeals of the environmental determination must be filed in writing on or before 5:00 PM February 16, 2001. Appeals must be filed in writing together with the required$75.00 application fee with: Hearing Examiner,City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110. Additional Information regarding the appeal process may be obtained from the Renton City Clerk's Office,(425)-430-6510. A Public Hearing will be held by the Renton Hearing Examiner In the Council Chambers on the seventh floor of City Hall, 1055 South Grady Way, Renton, Washington, on February 20, 2001, at 9:00 AM to consider the proposed Preliminary Plat. If the Environmental Determination is appealed,the appeal will be heard as part of this public hearing. --;Cil .... ., E, •rasiaz xi = r ti® a ,F, •B ® b a ' '�,p4�pin'' 1 1 5' • - v ill a Nn..� x4.r?�k4 It is.4 sew... wzo! vl„R ,cp.;944 1,tr, ,r....o.. � �rQ �.FolAimwll i Y e ��.pt.A,...0..p,ir.t.,ig' S ...1:.,::11 eL*1ep1r1,-ii.eii4‘-t-'um4 0i-E,.1117_1r7 i, h ` - cid x'�a� .}T 4 I •tttk617.xc 4 - -* •;wC, a4v rti is i! r,, °,,,�, a •,,.sR.��;% 1 PA Y ,. ., z� 4 �g awm.yk#]C I�� s� � i SPrine brook Pnrk g- .•m I r E- ` 9PRIN0 B� •� AC'E 7S e 39 . :.k e a I. memoir Is.?.MOLL AMP COW. .um enurgeoar0.44 • FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEVELOPMENT SERVICES DIVISION AT(425)430-7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION Please:include the.project NUMBER;when calling�for proper file;identification. NOTICE OF ENVIRONMENTAL DETERMINATION ENVIRONMENTAL REVIEW COMMITTEE RENTON, WASHINGTON The Environmental Review Committee has issued a Determination of Non-Significance-Mitigated for the following project under the authority of the Renton Municipal Code. GENEVA COURT PRELIMINARY PLAT LUA-00-160,PP,ECF Environmental review to subdivide a 3.63 acre parcel into 25 lots intended for construction of single-family homes. Location: East side of Talbot Road South at approx. the 5400 block So. Appeals of the environmental determination must be filed in writing on or before 5:00 PM February 16, 2001. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425)-430-6510. A Public Hearing will be held by the Renton Hearing Examiner in the Council Chambers, City Hall, on February 20, 2001 at 9:00 AM to consider the proposed preliminary plat. If the Environmental Determination is appealed, the appeal will be heard as part of this public hearing. Interested parties are invited to attend the public hearing. Publication Date: February 2,2001 Account No. 51067 dnsmpub.dot CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) APPLICATION NO(S): LUA-00-160,PP,ECF APPLICANT: Wood Dale Properties (Mr. Ron Tremaine) PROJECT NAME: GENEVA COURT PRELIMINARY PLAT DESCRIPTION OF PROPOSAL: The proposal would subdivide an approximately 3.63 acre parcel into 25 lots intended for construction of single-family residences. The proposed lots range in size from 3,645-sf to 11,018-sf. The subject property is zoned Residential-14 du/ac (R-14)which allows a maximum density of fourteen (14) dwelling units per acre (du/ac). The proposal has a net density of 8.69 du/ac. Vehicular access would be provided via an internal roadway connecting to Talbot Road South. The two existing homes and all out buildings will be removed from the site. The applicant is requesting a reduced the right-of-way width on the internal street to 45'. LOCATION OF PROPOSAL: The site is located on the east side of Talbot Road South at approximately the 5400 block South LEAD AGENCY: City of Renton Department of Planning/Building/Public Works Development Planning Section The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21C.030(2)(c). Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of Section 4-6-6 Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified during the environmental review process. Appeals of the environmental determination must be filed in writing on or before 5:00 PM February 19, 2001. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425)-430-6510. PUBLICATION DATE: February 5, 2001 DATE OF DECISION: January 30, 2001 SIGNATURES: I'H . �� ®A® / Greg Zif rm ,A•minisfrator DATE Departm of anning/Building/Public Works P 9 7 C(0r J m Shepher , A " inistrator DA E Community Servi es Lee e er, ire Chief DATE Renton Fire Department dnsmsig CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) MITIGATION MEASURES APPLICATION NO(S): LUA-00-160,PP,ECF APPLICANT: Wood Dale Properties (Mr. Ron Tremaine) PROJECT NAME: GENEVA COURT PRELIMINARY PLAT DESCRIPTION OF PROPOSAL: The proposal would subdivide an approximately 3.63 acre parcel into 25 lots intended for construction of single-family residences. The proposed lots range in size from 3,645-sf to 11,018-sf. The subject property is zoned Residential-14 du/ac(R-14)which allows a maximum density of fourteen (14) dwelling units per acre (du/ac). The proposal has a net density of 8.69 du/ac. Vehicular access would be provided via an internal roadway connecting to Talbot Road South. The two existing homes and all out buildings will be removed from the site. The applicant is requesting a reduced the right-of-way width on the internal street to 45'. LOCATION OF PROPOSAL: The site is located on the east side of Talbot Road South at approximately the 5400 block South MITIGATION MEASURES: 1. The applicant shall follow the recommendations of the Geotechnical Report prepared by Earth Consultants, Inc. dated August 14, 1998, with regard to site preparation and development activities. 2. All storage tanks shall be removed from the site in accordance with Renton Fire Department requirements. A qualified consultant shall conduct soil testing for petroleum leakage. If necessary, contaminated soils shall be abated to DOE standards. Testing results shall be submitted and reviewed prior to construction approval. 3. The surface water drainage system shall be designed to retain the 100-year storm plus a 30% safety factor. 4. The applicant shall pay the appropriate Fire Mitigation Fee equal to $488 per single family lot. The Fire Mitigation Fee is payable prior to recording the subdivision. 5. The applicant shall be required to pay a Traffic Mitigation Fee of $75 for each average daily trip associated with the project. The required mitigation shall be paid prior to recording the subdivision. 6. The applicant shall pay a Parks Department mitigation fee of $530.76 per single family lot. The required mitigation fee shall be paid prior to recording the subdivision. mitigationmeas CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) ADVISORY NOTES APPLICATION NO(S): LUA-00-160,PP,ECF APPLICANT: Wood Dale Properties (Mr. Ron Tremaine) PROJECT NAME: GENEVA COURT PRELIMINARY PLAT DESCRIPTION OF PROPOSAL: The proposal would subdivide an approximately 3.63 acre parcel into 25 lots intended for construction of single-family residences. The proposed lots range in size from 3,645-sf to 11,018-sf. The subject property is zoned Residential-14 du/ac (R-14)which allows a maximum density of fourteen (14) dwelling units per acre (du/ac). The proposal has a net density of 8.69 du/ac. Vehicular access would be provided via an internal roadway connecting to Talbot Road South. The two existing homes and all out buildings will be removed from the site. The applicant is requesting a reduced the right-of-way width on the internal street to 45'. LOCATION OF PROPOSAL: The site is located on the east side of Talbot Road South at approximately the 5400 block South Advisory Notes to Applicant: The following notes are supplemental information provided in conjunction with the environmental determination. Because these notes are provided as information only, they are not subject to the appeal process for environmental determinations. FIRE 1. A fire hydrant with 1000 GPM fire flow is required within 300 feet of all new single-family structures. If the building square footage exceeds 3600 square feet in area, the minimum fire flow increases to 1500 GPM and requires two hydrants within 300 feet of the structures. 2. Access roads of 500 to 700 feet require that all building beyond 500 feet be fully sprinklered. Lots 12 through 16 will require sprinkler systems. 3. Separate plans and permits are required for sprinkler systems. PLAN REVIEW WATER 1. New water main and fire hydrants will be required to meet fire flow and current fire codes/regulations pre Renton Fire Department. Water (SDC) fees of $850/single family residence will be required. SANITARY SEWER 1. The site will require installation of a new 8"sanitary sewer main to serve the plat and side-sewer connections to serve each lot. Side-sewer permit cost is$60/connection. Geneva Court Preliminary Plat LUA-00-160,PP,ECF Advisory Notes (continued) Page 2 of 2 2. Wastewater(SDC)fees of$585/single family lot will be required. 3. A latecomer wastewater facility charge equal to $2,047 per lot is required for the Soos Creek Water and Sewer District. SURFACE WATER 1. The site will require a drainage plan and temporary erosion/sedimentation control plans in accordance with the 1990 KCSWDM as adopted by the City of Renton. The designed system will require retention of the 100-year storm plus 30% for safety factor and is recommended as a SEPA condition. 2. Surface water(SDC)fees of$385/single family lot will be required. TRANSPORTATION 1. The site will require curb, gutter, sidewalk, street paving, street name signs, traffic control signs, channelization and streetlights on the Talbot Road frontage as well as new public roadways within the plat. 2. A traffic mitigation fee equal to$75/trip will be required. Fees are estimated to be $16,508.75. PLANNING 1. The subject site is designated Residential at 14 dwelling units per acre (R-14) zone. The project is subject to all development standards for this zone. 2. After the deduction of the roadway (32,838 square feet), the proposal arrives at a net density of 8.69 du/ac. 3. Driveways must not exceed 15% grade. Those exceeding 8% are required to install slotted drainage in order to direct drainage away from the structures. advisorynotes STAFF City of Renton REPORT Department of Planning/Building/Public Works ENVIRONMENTAL REVIEW COMMITTEE A. BACKGROUND ERC MEETING DATE January 30, 2001 Project Name Geneva Court Preliminary Plat Applicant Mr. Ron Tremaine Wood Dale Properties 1420 Fifth Avenue, Suite 2200 Seattle, WA 98101 File Number LUA-00-160, PP, ECF Project Manager Steve Taylor Project Description The proposal would subdivide an approximately 3.63 acre parcel into 25 lots intended for construction of single-family residences. The proposed lots range in size from 3,645-sf to 11,018-sf. The subject property is zoned Residential-14 du/ac (R-14) which allows a maximum density of fourteen (14) dwelling units per acre (du/ac). The proposal has a net density of 8.69 du/ac. Vehicular access would be provided via an internal roadway connecting to Talbot Road South. The two existing homes and all out buildings will be removed from the site. The applicant is requesting a reduced the right-of-way width on the internal street to 45'. Project Location The site is located on the east side of Talbot Road South at approximately the 5400 block South. Exist. Bldg. Area gsf NA Proposed New Bldg.Area gsf N/A Site Area 3.63 acres Total Building Area gsf N/A RECOMMENDATION Staff recommends that the Environmental Review Committee issue a Determination of Non-Significance-Mitigated. IL .i -- --- gti Et, ® _ \i.•hhr:��yy!y�Elyyd�M,j1•c..n �` ..... �B' E -- 5lf." - ..HRIYildl�llii 1. 443i, `. g aG ` R q. PE. 1111 Mn PILA il T '•'y M Y I T P 4 g K u �r1 yy� x 65 ! �%Mbtlaal** 1L., .1n1.- 4:-..-.,.... —,,-,..,-=_-__Iil .1— r ._,....„,,-1.. ....„:,, . , ,..,;,, .....:5 sE4 . . srio ow, eft gg I.. ttp - . .,_____-__ - .....: r . -. p.mog tik -oi„ x 4igtiiiu„t,* fig, "3 o ti.I igk�irr4� )i f�i'if-:" qo KbXyQT��ty1�'7fj�� 74u' m VV// l r dr.a,J.x.�4 ' °HI-IE 4G'Li iStit�1HE4� �. ( •, S 11 IrkCM t iO a pp Ul ��---��. 111 Spring brook Park 8 '`.e, , - _ - . M i SPRING Br Cr‘ AC Eo. 6L �,TS ERCRPT.doc t I "� y .6A • Jersbed 1 .1 I., L� 1 `, 9 COlPIRIGNT 1997.KROLL MAP COMPANY,INC(6030)(6080)(604YY) City nf Renton P/B/PW Department Environmef, eview Committee Staff Report GENEVA COURT PRELIMINARY PLA -- LUA-00-160,PP,ECF REPORT OF JANUARY 30,2001 Page 2 of 5 B. RECOMMENDATION Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials make the following Environmental Determination: DETERMINATION OF X DETERMINATION OF NON-SIGNIFICANCE NON-SIGNIFICANCE-MITIGATED. Issue DNS with 14 day Appeal Period. X Issue DNS-M with a 14-day Appeal Period. Issue DNS with 15 day Comment Period Issue DNS-M with 15 day Comment Period with Concurrent 14 day Appeal Period. followed by a 14 day Appeal Period. C. MITIGATION MEASURES 1. The applicant shall follow the recommendations of the Geotechnical Report prepared by Earth Consultants, Inc. dated August 14, 1998,with regard to site preparation and development activities. 2. All storage tanks shall be removed from the site in accordance with Renton Fire Department requirements. A qualified consultant shall conduct soil testing for petroleum leakage. If necessary, contaminated soils shall be abated to DOE standards. Testing results shall be submitted and reviewed prior to construction approval. 3. The surface water drainage system shall be designed to retain the 100-year storm plus a 30% safety factor. 4. The applicant shall pay the appropriate Fire Mitigation Fee equal to $488 per single family lot. The Fire Mitigation Fee is payable prior to recording the subdivision. 5. The applicant shall be required to pay a Traffic Mitigation Fee of $75 for each average daily trip associated with the project. The required mitigation shall be paid prior to recording the subdivision. 6. The applicant shall pay a Parks Department mitigation fee of$530.76 per single family lot. The required mitigation fee shall be paid prior to recording the subdivision. Advisory Notes to Applicant: The following notes are supplemental information provided in conjunction with the environmental determination. Because these notes are provided as information only, they are not subject to the appeal process for environmental determinations. FIRE 1. A fire hydrant with 1000 GPM fire flow is required within 300 feet of all new single-family structures. If the building square footage exceeds 3600 square feet in area, the minimum fire flow increases to 1500 GPM and requires two hydrants within 300 feet of the structures. 2. Access roads of 500 to 700 feet require that all building beyond 500 feet be fully sprinklered. Lots 12 through 16 will require sprinkler systems. 3. Separate plans and permits are required for sprinkler systems. PLAN REVIEW WATER 1. New water main and fire hydrants will be required to meet fire flow and current fire codes/regulations pre Renton Fire Department. Water(SDC)fees of$850/single family residence will be required. SANITARY SEWER 1. The site will require installation of a new 8" sanitary sewer main to serve the plat and side-sewer connections to serve each lot. Side-sewer permit cost is $60/connection. 2. Wastewater(SDC)fees of$585/single family lot will be required. ERCRPT.doc City of Renton P/B/PW Department Environmei eview Committee Staff Report GENEVA COURT PRELIMINARY PL1a i LUA-00-160,PP,ECF REPORT OF JANUARY 30,2001 Page 3 of 5 3. A latecomer wastewater facility charge equal to $2,047 per lot is required for the Soos Creek Water and Sewer District. SURFACE WATER 1. The site will require a drainage plan and temporary erosion/sedimentation control plans in accordance with the 1990 KCSWDM as adopted by the City of Renton. The designed system will require retention of the 100-year storm plus 30%for safety factor and is recommended as a SEPA condition. 2. Surface water(SDC)fees of$385/single family lot will be required. TRANSPORTATION 1. The site will require curb, gutter, sidewalk, street paving, street name signs, traffic control signs, channelization and streetlights on the Talbot Road frontage as well as new public roadways within the plat. 2. A traffic mitigation fee equal to $75/trip will be required. Fees are estimated to be$16,508.75. PLANNING 1. The subject site is designated Residential at 14 dwelling units per acre (R-14) zone. The project is subject to all development standards for this zone. 2. After the deduction of the roadway (32,838 square feet), the proposal arrives at a net density of 8.69 du/ac. 3. Driveways must not exceed 15% grade. Those exceeding 8% are required to install slotted drainage in order to direct drainage away from the structures. D. ENVIRONMENTAL IMPACTS In compliance with RCW 43.21 C. 240, the following project environmental review addresses only those project impacts that are not adequately addressed under existing development standards and environmental regulations. 1. Earth Impacts: The Geneva Court Preliminary Plat is situated on two parcels of land encompassing 3.63 acres. The site is located approximately 300 feet north of the intersection of South 55th Street and Talbot Road South, on the east side of Talbot; directly across from Glacier Creek Condominiums. Two empty single-family residences are currently located on the site along with some outbuildings. The site is zoned Residential - 14 dwelling units per acre(R-14). The surrounding properties consist of large single-family lots to the north, south and east. The site is mostly open field with one residence located at the west end of the site near Talbot Road and the other located about 500 feet to the east. The site slopes westerly toward Talbot Road at a fairly uniform grade of approximately 15%. A stand of large firs is present at the very eastern property line. A Geotechnical Engineering Study was conducted by Earth Consultants, Inc. and a report dated August 14, 1998 was submitted for review. Onsite soils have been classified by the Soil Conservation Service as Alderwood gravelly sandy loam, (AgC) 6-15% slopes and Hydrologic Group C (per 1998 King County Surface Water Design Manual). Grading for individual lots will involve creating level pads for house construction. Due to the 15% road grade required to access the site, this will produce a series of stepped lots. At this time it is estimated the quantity of earthwork required to achieve the proposed grades will be approximately 2,600 cubic yards of cut and 4,000 cubic yards of fill. Potential impacts that could occur during site preparation and construction would largely be mitigated by City Code requirements for a Temporary Erosion and Sedimentation Control Plan (TESCP) and a Construction Mitigation Plan. Earth Consultants, Inc (ECI) conducted a Phase I Environmental Assessment of the site and a report dated April 29, 1999 was submitted for review. The report indicated that the house located on the eastern parcel was ERCRPT.doc City of Renton P/B/PW Department Environmei 'eview Committee Staff Report GENEVA COURT PRELIMINARY PLA i LUA-00-160,PP,ECF REPORT OF JANUARY 30,2001 Page 4 of 5 heated with heating oil. A 200-gallon underground storage tank (UST) was located adjacent to the house. Another 300-gallon storage tank located on blocks adjacent to the barn. This tank appeared in good condition and ECI staff noted no associated petroleum odor. Given the 1949 construction date of the house and associated UST, the possibility exists that petroleum may have leaked from the UST or associated conveyance piping to the surrounding soil. Removal of the UST is required for the development. Soil testing and remediation, if necessary, should also be required. Mitigation Measures: 1. The applicant shall follow the recommendations of the Geotechnical Report prepared by Earth Consultants, Inc. dated August 14, 1998 with regard to site disturbance, preparation, and development activities. 2. All storage tanks shall be removed from the site in accordance with Renton Fire Department requirements. A qualified consultant shall conduct soil testing for petroleum leakage. If necessary, contaminated soils shall be abated to DOE standards. Testing results shall be submitted and reviewed prior to construction approval. Nexus: Environmental Ordinance (SEPA), Renton Fire Code 2. Surface Water Impacts: The applicant submitted a Technical Information Report prepared by Pacific Engineering Design, Inc. The report contained a Level One Downstream Analysis prepared for the Glacier Creek Development located directly west of the site. The report indicates the site drains west to Talbot Road. Storm drainage then enters a ditch/pipe system that crosses Talbot and is discharged on the west side of the road. This run-off then enters a large multi-class wetland, which forms the headwaters of Springbrook Creek. Due to the high potential for erosion and documented downstream problems, a higher stormwater design standard is recommended for this project Mitigation Measures: The surface water drainage system shall be designed to retain the 100-year storm plus a 30% safety factor. Nexus: Environmental Ordinance (SEPA) 3. Fire Services Impacts: The proposal site is located within the Renton Fire Department service area. City Fire Department standards require a fire hydrant capable of 1000 GPM fire flow within 300 feet of all new single family structures. If the building square footage exceeds 3600 square feet in area, the minimum fire flow increases to 1500 GPM and requires two hydrants within 300 feet of the structure. The proposal would add new construction to the City and would impact the City's Fire Department. A Fire Mitigation Fee would apply to all new construction at a rate of $488 per single family lot. The Fire Mitigation Fee is payable at the time of issuance of Building Permits. Mitigation Measures: The applicant shall pay the appropriate Fire Mitigation Fee equal to $488 per single family lot. The Fire Mitigation Fee is payable prior to recording the subdivision. Nexus: Fire Mitigation Fee Resolution and adopting ordinance, Environmental Ordinance (SEPA) ERCRPT.doc City of Renton P/B/PW Department Environmen _)view Committee Staff Report GENEVA COURT PRELIMINARYPLA LUA-00-160,PP,ECF REPORT OF JANUARY 30,2001 Page 5 of 5 4. Transportation Impacts: The proposed subdivision would be accessed from Talbot Road South, which will be improved to conform to City standards along the property frontage. The applicant is requesting a reduction in right-of-way width for the internal street to 45 feet. Street improvements require 32 feet of pavement with 6 foot sidewalks on both sides. The proposed subdivision would result in an increase in traffic trips on the local street system and therefore would be subject to the City's Transportation Mitigation Fee. The trip generation values are based on the ITE Trip Generation Manual which estimates 9.57 average daily trips per single family residential lot, or a total of 220.11 new average daily trips for the proposal. The Transportation Mitigation Fee is calculated at $75 per average daily trip attributable to the project. The traffic mitigation fee is estimated to be $16,508.25. Mitigation Measures: The applicant shall be required to pay a Traffic Mitigation Fee of $75 for each average daily trip associated with the project. This fee is payable prior to recording the subdivision. Nexus: Transportation Mitigation Fee Resolution and adopting Ordinance, Environmental Ordinance (SEPA) 5. Community Services/Parks Impacts: The proposed subdivision would create 25 lots for construction of single family residences. Future residents would make use of existing and future City park and recreation facilities throughout the City. In order to mitigate for the impact of the development on the City's parks and recreation facilities the City has adopted a mitigation fee of$530.76 per new single family lot. Mitigation Measures: The applicant shall pay a Parks Department mitigation fee of $530.76 per new single family lot. The required mitigation fee shall be paid prior to recording the subdivision. Nexus: Parks Mitigation Fee Resolution and adopting Ordinance, Environmental Ordinance (SEPA) E. COMMENTS OF REVIEWING DEPARTMENTS The proposal has been circulated to City Departmental/Divisional Reviewers for their review. Where applicable, these comments have been incorporated into the text of this report as Mitigation Measures and/or Notes to Applicant. X Copies of all Review Comments are contained in the Official File. Copies of all Review Comments are attached to this report. Environmental Determination Appeal Process Appeals of the environmental determination must be filed in writing on or before 5:00 PM February 16,2001. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425)-430-6510. ERCRPT _ Renton School District 403 090s %Aglaia s '4"1 • s 6011 Transportation Department o�' RENTON SCHOOL DISTRICT .1220 North 4th Street,Renton,WA 98055 ? n 0-- (425)204-4455 Fax(425)204-4465 dt .1 www.renton.wednet.edu 403 DEVELOPMENT PLANNING January 10, 2001 CITY OF RENTON JAN 16 2000 RECEIVED Steve Taylor City of Renton Development Services 1055 S. Grady Way Renton, WA 98055 RE: Geneva Court LUA 00-160 Dear Steve, We would like to ensure adequate space is provided for the expected students to stand to wait for the school bus, so students are not standing at the edge of the roadway. We would also like to request the roadway be left 2 lanes. Adding turn lanes to the roadway makes it impossible for students to legally cross the roadway to access the bus. Any more than 2 lanes would have a serious cost impact on our operations. If you need any further information, I can be contacted at (425) 204-4455, or by email at koleson(arenton.wednet.edu. Sincerely, Kevin Oleson Operations Manager 1 ;EivED CITY F RENTON • � � JAB 3 t '01 Planning/Building/Public Works Department ,Jesse Tanner,Mayor OFFICE of Tui Gregg Zimmerman P.E.,Administrator ®YBCNETCD'^C'• December 29, 2000 Superintendent's Office., Renton School District #403 DEVELOPMENT PLANNING .. CITY OF RENTON 300 SW 7th Street ,t • Renton, WA 98055-2307 JAN 1 6 2000 Subject: Geneva Court Preliminary Plat RECEIVED E LUA 00-160,PP,ECF ' The City of Renton Development Services Division has received an application to subdivide a 3.63 acre site into 25 single-family lbts. The property is located at the 5400 block of Talbot Road South. In order to process this application, the Development Services Division needs to know which Renton schools would be attended by children living in residences at the location indicated above. Would you please fill in the,appropriate schools on the list below and return this letter to my attention, Development Services Division, City of Renton, 1055 South Grady,Way, Renton,Washington 98055. Elementary School: Renton Park. Middle School: Nelsen • . High School • Lindbergh Will the schools you have indicated be able to;handle the impact of the additional students estimated to come from the proposed development? Yes X No • Any Comments: Thank you for providing this important information. If you have any questions regarding this project, please contact me at(425)430-7219. Sincerely, • Steve Taylor Project Manager --� school/_/kac 1055 South Grady Way-Renton,Washington 98055 :.' This paper contains 50%recycled material,20%post consumer City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT:Ci tA d.ov1 Sew Iceo COMMENTS DUE: JANUARY 11, 2001 APPLICATION NO: LUA-00-160,PP,ECF DATE CIRCULATED: DECEMBER 28,2000 APPLICANT: Ron Tremaine PROJECT MANAGER: Steve Taylor .4177 grin CZ? fTri--- PROJECT TITLE: Geneva Court Preliminary Plat WORK ORDER NO: 78764 frz eO LOCATION: 5400 block of Talbot Road South e 7r67 44. SITE AREA: 3.63 acres I BUILDING AREA(gross): Oy. SUMMARY OF PROPOSAL: The proposal would subdivide a 3.63 acre site into 25 single-family lots ranging in size froi 3,645 to 11,018 square feet. The site is zoned Residential-14 dwelling units per acre (R-14). The density for the projects 8.62 dwelling units per acre. The two existing homes and all out buildings will be removed from the site. The applicant is requesting to reduce the right-of-way width on the internal street to 45 feet. A. ENVIRONMENTAL IMPACT(e.g.Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants _ I Recreation Land/Shoreline Use Utilities ""- Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural .. Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS /l° � C. CODE-RELATED COMMENTS �- argE- We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where ifional information is needed to properly assess this proposal. at) Si re of Dire Au4horize epresen tiv?" Date routing Rev.10/93 City of Renion Department of Planning/Building/Public vvviics ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: fire rvieu ,-1-i 07/) COMMENTS DUE: JANUARY 11, 2001 APPLICATION NO: LUA-00-160,PP,ECF DATE CIRCULATED: DECEMBER 28,2000 APPLICANT: Ron Tremaine PROJECT MANAGER: Steve Taylor PROJECT TITLE: Geneva Court Prelimina Plat WORK ORDER NO�.;r � V L I \I E :.yH LOCATION: 5400 block of Talbot Road South SITE AREA: 3.63 acres BUILDING AREA • .'s 1 SUMMARY OF PROPOSAL: The proposal would subdivide a 3.63 acre site into sin le-family lots ran.i - 'Fl size from 3,645 to 11,018 square feet. The site is zoned Residential-14 dwelling units per.a,re-(R • .t•i`.1-ggigObr the proj:ct is 8.62 dwelling units per acre. The two existing homes and all out buildings will be emoved Flilsi klitlat - -• . •- -nt is requesting to reduce the right-of-way width on the internal street to 45 feet. A. ENVIRONMENTAL IMPACT(e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics • Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet "" 14,000 Feet `II -•-4) MI:4 /Jac 5 lore/r B. POLICY-RELATED COMMENTS ^A 4.) C. CODE-RELATED� COMMENT • w t We have re iewed this applica ion with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas wher additional infor }on is needed to properly assess this proposal. Sign tur of Director or Authorize epresentative Date routing Rev.10/93 1 TY �. O ® 'et" CITY OF RENTON YPZ ce FIRE PREVENTION BUREAU MEMORANDUM DATE: December 29, 2000 TO: Steve Taylor, Senior Planner FROM: Jim Gray, Assistant Fire Marshal SUBJECT: Geneva Court Preliminary Plat, 5 0 Blk. Talbot Rd S. MITIGATION ITEMS; 1. A fire mitigation fee of$488.00 is required for all new single family structures. FIRE CODE REQUIREMENTS; 1. A fire hydrant with 1000 GPM fire flow is required within 300 feet of all new single family structures. If the building square footage exceeds 3600 square feet in area, the minimum fire flow increases to 1500 GPM and requires two hydrants within 300 feet of the structures. 2. Access roads over 500 to 700 feet require that all buildings beyond 500 feet be fully sprinklered. Lots 12 through 16 would be required to be sprinklered. 3. Separate plans and permits are required for the sprinkler systems. Please feel free to contact me if you have any questions. PROPERTY ,VICES FEE REVIEW FOR SUBDI\ ONS No. 2001 - oo.¢-. APPLICANT: \/Vt,C -D -p1=trYp1✓ l F S {ant_t- t=M,4.1 1,-_) RECEIVED FROM (date) JOB ADDRESS: 531n S3I GC S WO# NATURE OF WORK: z5-Les-r )�1.1ct-�l r (G1=t-1 1/�. col ,picr ' L,+s.-) LND# X PRELIMINARY REVIEW OF SUBDIVISION BY LONG PLAT, NEED MORE INFORMATION: LEGAL DESCRIPTION SHORT PLAT,BINDING SITE PLAN, ETC. .. PID#'s VICINITY MAP FINAL REVIEW OF SUBDIVISION,THIS REVIEW REPLACES SQUARE FOOTAGE OTHER PRELIMINARY FEE REVIEW DATED FRONT FOOTAGE SUBJECT PROPERTY PARENT PID# x NEW KING CO. TAX ACCT.#(s)are required when assigned by King County. It is the intent of this development fee analysis to put the developer/owner on notice,that the fees quoted below may be applicable to the subject site upon development of the property. All quoted fees are potential charges that may be due and payable at the time the construction permit is issued to install the on-site and off-site improvements(i.e.underground utilities,street improvements,etc.) Triggering mechanisms for the SDC fees will be based on current City ordinances and determined by the applicable Utility Section. Please note that these fees are subject to change without notice. Final fees will be based on rates in effect at time of Building Permit/Construction Permit application. - The existing house on SP Lot# ,addressed as has not previously paid SDC fees,due to connection to City utilities prior to existance of SDC fee Ord. SP Lot# will be subject to future SDC fees if triggering mechanisms are touched within current City Ordinances. - We understand that this subdivision is in the preliminary stage and that we will have the opportunity to review it again before recordation. The following quoted fees do NOT include inspection fees, side sewer permits, r/w permit fees or the cost of water meters. SPECIAL ASSESSMENT DISTRICT PARCEL METHOD OF ASSESSMENT ASSESSMENT DISTRICTS NO. NO. ASSESSMENT UNITS OR FEE Latecomer Agreement(pvt)WATER r-(5.nevs - psci t.r-r c 1=) Latecomer Agreement(pvt)WASTEWATER ")0 003 Ii 2,047.Oc ULi rT Z5 51,175.00 Latecomer Agreement(pvt)OTHER VAL-1- NirKeDicA 3 .` -' 'El 40a. y fit,u- 0.o34PEP.6o.PT 159,I565Q.pr. $ 5)377.30 Special Assessment District/WATER Is FIR01-1f4kse."' $16.00 pE1t FT. 207.04 fi-r. 3,312.64 Special Assessment District/WASTEWATER Joint Use Agreement(METRO) Local Improvement District * Traffic Benefit Zones $75.00 PER TRIP, CALCULATED BY TRANSPORTATION FUTURE OBLIGATIONS SYSTEM DEVELOPMENT CHARGE-WATER - Estimated #OF UNITS/ SDC FEE ❑ Pd Prey. 0 Partially Pd(Ltd Exemption) ❑ Never Pd SQ.P.M. Single family residential c1 /unit x1.85O ( > ,00 Mobile home dwelling unit$885/unit in park Apartment,Condo$665/unit not in CD or COR zones x Commercial/Industrial, $0.154/sq.ft.of property(not less than$1,105.00)x Boeing,by Special Agreement/Footprint of Bldg plus 15 ft perimeter(2,800 GPM threshold) SYSTEM DEVELOPMENT CHARGE-WASTEWATER- Estimated ❑ Pd Prey. 0 Partially Pd(Ltd Exemption) 0 Never Pd Single family residential$760/unit x Mobile home dwelling unit$610/unit x Apartment,Condo$455/unit not in CD or COR zones x Commercial/Industrial$0.106/sq.ft.of property x(not less than$760.00) SYSTEM DEVELOPMENT CHARGE-SURFACEWATER .. Estimated 0 Pd Prey. 0 Partially Pd(Ltd Exemption) El Never Pd Single family residential and mobile home dwelling unit$545/unit x 3S6 ,Z5 e q ,625.00 All other properties$0.183sq ft of new impervious area of property x (not less than$525.00) PRELIMINARY TOTAL $ $ go,73q.94j N.1 O l_YJ 2) ,c.at P nrIfh ) eS 1�12/�I Signatur:C� Revi mg Authority DATE -. *If subject property is within an LID, it is developers responsibility to check with the Finance Dept. for paid/un-paid status. Square footage figures are taken from the King County Assessor's map and are subject to change. Current City SDC fee charges apply to EFFECTIVE January 4,2001 City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: 190ItcLi COMMENTS DUE: JANUARY 11, 2001 APPLICATION NO: LUA-00-160,PP,ECF DATE CIRCULATED: DECEMBER 28,2000 APPLICANT: Ron Tremaine PROJECT MANAGER: Steve Taylor PROJECT TITLE: Geneva Court Preliminary Plat WORK ORDER NO: 78764 LOCATION: 5400 block of Talbot Road South SITE AREA: 3.63 acres I BUILDING AREA(gross): SUMMARY OF PROPOSAL: The proposal would subdivide a 3.63 acre site into 25 single-family lots ranging in size from 3,645 to 11,018 square feet. The site is zoned Residential-14 dwelling units per acre (R-14). The density for the project is 8.62 dwelling units per acre. The two existing homes and all out buildings will be removed from the site. The applicant is requesting to reduce the right-of-way width on the internal street to 45 feet. A. ENVIRONMENTAL IMPACT(e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services f Energy/ Historic./Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet ` ntjuma-� G/n�ae B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information information is needed to properly assess this proposal. "`l C/ /`2i —O/ Signature ofDire o�r Authorized Representative Date routing Rev.10/93 • • City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: pao,j COMMENTS DUE: JANUARY 11, 2001 APPLICATION NO: LUA-00-160,PP,ECF DATE CIRCULATED: DECEMBER 28,2000 APPLICANT: Ron Tremaine PROJECT MANAGER: Steve Taylor PROJECT TITLE: Geneva Court Preliminary Plat WORK ORDER NO: 78764 LOCATION: 5400 block of Talbot Road South SITE AREA: 3.63 acres I BUILDING AREA(gross): SUMMARY OF PROPOSAL: The proposal would subdivide a 3.63 acre site into 25 single-family lots ranging in size from 3,645 to 11,018 square feet. The site is zoned Residential-14 dwelling units per acre (R-14). The density for the project is 8.62 dwelling units per acre. The two existing homes and all out buildings will be removed from the site. The applicant is requesting to reduce the right-of-way width on the internal street to 45 feet. A. ENVIRONMENTAL IMPACT(e.g.Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation -• Land/Shoreline Use Utilities ""- Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS / V t4f • C. CODE-RELATED COMMENTS / t--/i=1 Ygs . We have reviewed this application with particul. .ttention to those areas in which we have expertise and have identified areas of probable impact or areas where ditional information is eeded t6 •perly assess this proposal. %I' 1 3 0 Sign ure of Director zed Repres-ntative Date routing Rev.10/93 A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS "It is anticipated that the proposed development would generate future residents that would utilize existing City park and recreation facilities and programs. The City has adopted a Parks Mitigation Fee of$530.76 per each new single family lot to address these potential impacts." City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT:tamb(M(G DJ. COMMENTS DUE: JANUARY 11, 2001 APPLICATION NO: LUA-00-160,PP,ECF DATE CIRCULATED: DECEMBER 28,2000 APPLICANT: Ron Tremaine PROJECT MANAGER: Steve Taylor PROJECT TITLE: Geneva Court Preliminary Plat WORK ORDER NO: 78764 LOCATION: 5400 block of Talbot Road South SITE AREA: 3.63 acres I BUILDING AREA(gross): SUMMARY OF PROPOSAL: The proposal would subdivide a 3.63 acre site into 25 single-family lots ranging in size from 3,645 to 11,018 square feet. The site is zoned Residential-14 dwelling units per acre (R-14). The density for the project is 8.62 dwelling units per acre. The two existing homes and all out buildings will be removed from the site. The applicant is requesting to reduce the right-of-way width on the internal street to 45 feet. A. ENVIRONMENTAL IMPACT(e.g.Non-Code)COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary • Earth Housing Air Aesthetics Water Light/Glare Plants Recreation -• Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural .. Natural Resources Preservation •-• Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS 6(70- I s Dz z.c. fii— 'D (2-e3) Pt r" - I\r�v-.yrsoir?-i-"0 0 )►^r zl-sz 4s . Atb p()LA.Ljf 15 . &kj).- PO-(t- S��/1�-Z 6� 1 c tP LI�fY�la V •«wan C. CODE-RELATED COMMENTS We have • e 's-application with particular attention to those areas in which we have expertise and have identified areas of probable impact or area here additional infor»ati is needed to properly assess this proposal. y:9 Signat e o irect r or thorized Representative Date routing Rev.10/93 • City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL &DEVELOPMENT APPLICATION REVIEW SHEET Reviewing Depai talent Transportation Comments Due: JANUARY 11,2001 Application No.: LUA-00-160,PP,ECF Date Circulated: December 28,2000 Applicant: Ron Tremaine Project Manager: Steve Taylor Project Title: Geneva Court Preliminary Plat Work Order No: 78764 Location: 5400 Block of Talbot Road South Site Area: 3.63 Acres Building Area(gross): SUMMARY OF PROPOSAL: The proposal would subdivide a 3.63 acre site into 25 single-family lots ranging in size from 3,645 to 11,018 square feet. The site is zoned Residential-14 dwelling units per acre (R-14). The density for the project is 8.62 dwelling units per acre. The two existing homes and all out buildings will be removed from the site. The applicant is requesting to reduce the right-of- way width on the internal street to 45 feet. A. Environmental Impact(e.g.Non-Code)Comments No Comment. B.Policy-Related Comments No Comment. C. Code-Related Comments Street Improvements: The site will require curb, gutter, sidewalk, street paving, street name signs, traffic control signs, channelization and street lights on Talbot Road street frontage as well as new public roadways within the plat. Traffic mitigation fees of$75/trip will be required (see attached transportation mitigation calculation fee form for this project). A' /— / Signature of Director o Authorized Representative Date H:lua000160preapppaul . A • .//f` O _ •� :NCI•• Y ix R"f{.f. tom:..•.;C .:<.rl.•r.:rfir`xa..r..weG.:.f}:.h..:£$-t.:,•hr::::rw::v:}nh-,c,....�::au•::':tin:�R;:i:�ii.`•.::-u� #••t£:r[c}:�:v:;.t•:h,.r.,:.:;y»::o:-r,.•',}2`w.�}}.£`f•:iu`.-Y-.:i>r'...jy. F..,t^..,.�:. :nh �w?{{...-�y[;-/,�,,..av�.: -. f, .:..r _x JyA S_r.t:•,',••.-cn>::.t •:v.V:..{S�S�,Y:}nv{•+�fix,...✓�n. , x� :-�� _ � :}i.: •��' H•. :}f. ':v i}�i},.f�6:..a:.::....i:,Q:.i ��::yh��:+�v+'?v.4.x:-}C:AVi..:•. , Y .%.. :'...: :: ...f ..•_Y1�4.�X.r••.:,. F;: �.?F�: :}3Cv. , .. vv{vrf J: }':Cr, •vh:r•.x..-}v•:v fit :.::,.: :{.:.tC.h,}:.:., };::{ •{i{r.....w}:at,}}:c.Jy.ti:•..•:c#`.f•.}'fw:::::,�:.,.:}.•.....:...:: -.,•}::,...•:::::::�.}..,}-•}:as}}:ox?a.w•th:•:i.>.#` }�,::.:,{{::..ti..fx�:�:t:>,.;;;:•y:.::w�`-:.:�-:.5. Project Name G6-14sv fort~ Pp Project Address 5310 + 53110 i ' ,ccr 9-0 S Contact Person V-oN "TcMat�E Address l \ZO C‘FtFE 2-20o A'r<CL.E Wlk ggto Phone Number 2Ob- 5'1'741 Permit Number I.UA 00 -/b a Project Description 25 5/N[c.5 Frnnk y RE.S/A67177N- 61JOiT wlTM a Gusnnl9 /1oM S . Land Use Type: Method of Calculation: ,21 Residential ITE Trip Generation Manual to`N' 03/7704✓ ❑ Retail 0 Traffic Study (Zlc) itGS1i�l�T1�L' 0 Non-retail 0 Other ci T'R:\ps Calculation: 25. —2 = a3 Nor . - . - • a3 x �►.5'7 aao. I 1 ma. P s • • aa�.t‘ x 15 = 10g08, 2S Transportation Mitigation Fee: $ 110)508. 25 Calculated by: ,'\i%.4)A6 Date: l a- a 1 Account Number: Date of Payment City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL&DEVELOPMENT APPLICATION REVIEW SHEET Reviewing Depai tiilent Surface/Wastewater Comments Due: JANUARY 11,2001 Application No.: LUA-00-160,PP,ECF Date Circulated: December 28,2000 Applicant: Ron Tremaine Project Manager: Steve Taylor Project Title: Geneva Court Preliminary Plat Work Order No: 78764 Location: 5400 Block of Talbot Road South Site Area: 3.63 Acres Building Area(gross): SUMMARY OF PROPOSAL: The proposal would subdivide a 3.63 acre site into 25 single-family lots ranging in size from 3,645 to 11,018 square feet. The site is zoned Residential-14 dwelling units per acre (R-14). The density for the project is 8.62 dwelling units per acre. The two existing homes and all out buildings will be removed from the site. The applicant is requesting to reduce the right- of-way width on the internal street to 45 feet. A. Environmental Impact(e.g.Non-Code) Comments No Comment. B.Policy-Related Comments No comment. C. Code-Related Comments SURFACE WATER: The storm drainage plan and temporary erosion/sedimentation control plans shall be designed in accordance with the KCSWDM (1990) as adopted by the City of Renton. The designed system will require retention of the 100 year storm plus 30% for safety factor and is recommended as a SEPA condition. The surface water(SDC) fees of$385/single family lot will be required. WASTE WATER: New 8" sanitary sewer main to serve the plat as well as sidesewer stubs to serve each lot inside the plat will be required. Sidesewer permit cost is $60/connection. Wastewater (SDC) fees of $585/single family residence will be required. Sewer(SAD) fee (Soos Creek)will be required. 0/ Signature of Director or Mithorized Representative Date H:lua000160preapppaul City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL&DEVELOPMENT APPLICATION REVIEW SHEET Reviewing Depaitluent Water Comments Due: JANUARY 11,2001 Application No.: LUA-00-160,PP,ECF Date Circulated: December 28, 2000 Applicant: Ron Tremaine Project Manager: Steve Taylor Project Title: Geneva Court Preliminary Plat Work Order No: 78764 Location: 5400 Block of Talbot Road South Site Area: 3.63 Acres Building Area(gross): SUMMARY OF PROPOSAL: The proposal would subdivide a 3.63 acre site into 25 single-family lots ranging in size from 3,645 to 11,018 square feet. The site is zoned Residential-14 dwelling units per acre (R-14). The.density for the project is 8.62 dwelling units per acre. The two existing homes and all out buildings will be removed from the site. The applicant is requesting to reduce the right-of- way width on the internal street to 45 feet. A. Environmental Impact(e.g.Non-Code)Comments No comment. B.Policy-Related Comments No Comment. C. Code-Related Comments The site will require new water main and fire hydrants which will be required to meet fire flow and current fire codes/regulations per Renton Fire Depat tinent. Water (SDC) fees of$850/single family residence will be required. Signature of Director or Authorized Representative Date H:1ua000160preapppaul City of Renton Department of Planning/Building/Public worxs ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: 1 t\ S'elAjiceA COMMENTS DUE: JANUARY 11, 2001 APPLICATION NO: LUA-00-160,PP,ECF DATE CIRCULATED: DECEMBER 28,2000 APPLICANT: Ron Tremaine PROJECT MANAGER: Steve Taylor RECEIVED PROJECT TITLE: Geneva Court Preliminary Plat WORK ORDER NO: 78764 _ LOCATION: 5400 block of Talbot Road South DFC 2 9 2000 SITE AREA: 3.63 acres I BUILDING AREA(gross): CITY OF RENTON UTILITY SYSTEMS SUMMARY OF PROPOSAL: The proposal would subdivide a 3.63 acre site into 25 single-family lots ranging in size from 3,645 to 11,018 square feet. The site is zoned Residential-14 dwelling units per acre (R-14). The density for the project is 8.62 dwelling units per acre. The two existing homes and all out buildings will be removed from the site. The applicant is requesting to reduce the right-of-way width on the internal street to 45 feet. A. ENVIRONMENTAL IMPACT(e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Signature of Director or Authorized Representative Date routing Rev.10/93 CITY OF RENTON PLANNINGBUILDING/PUBLIC WORKS MEMORANDUM DATE: January 12, 2001 TO: Steve Taylor FROM: Sonja J. Fesser0 SUBJECT: Geneva Court Plat,LUA-00-160,PP Format and Legal Description Review Bob Mac Onie and I have reviewed the above referenced preliminary plat submittal and have the following comments: Comments for the Applicant: The existing easement(King County Rec.No. 7507290365), as shown along a portion of the north 30' of the subject property, is not 30' in width by 525' in length, as noted. This easement is actually over the north 30' of the south 525' of the SE 1/4 of the SE 1/4 of Section 31,Township 23 North Range 5 East, W.M., except the east 300' and except the county road. Is this easement the only access for Parcel 3 of the underlying short plat? If so, it cannot be released(vacated). Information needed for final plat approval includes the following: Note the City of Renton land use action number and land record number, LUA-XX-XXX-FP and LND 10-0366, respectively, on the drawings,preferably in the upper right-hand corner. The type size used for the land record number should be smaller than that used for the land use action number. Please note that the land use action number for the final plat will be different from the preliminary plat and is unknown as of this date. A licensed surveyor will need to prepare and sign the final plat drawings. Tie to the City of Renton Survey Control Network. The geometry will be checked when the ties have been provided. Provide plat and lot closure calculations. Complete City of Renton Monument Cards,with reference points of all new right-of-way monuments set as part of the plat. \H:\FILE.SYS\LND\10\03 66\RV 0I 0108.doc January 8, 2001 Page 2 Include a statement of equipment and procedures used, per WAC 332-130-100. Indicate what has been, or is to be, set at the corners of the proposed lots. Note the date the existing monuments were visited, per WAC 332-130-150, and what was found. Note all easements, agreements and covenants of record on the drawing. Note discrepancies between bearings and distances of record and those measured or calculated, if any. Note whether the adjoining properties are platted(give plat name and lot number)or unplatted. Remove building setback lines. Building setbacks will be determined when building permits are issued. The city will provide addresses for the proposed lots after approval of the preliminary plat. The addresses will need to be noted on the drawing. On the final plat submittal, remove all references to trees, utility facilities,topog lines and other items not directly impacting the subdivision. These items are provided only for preliminary plat approval. Required City of Renton signatures(for approval of the plat) include the Administrator of Planning/Building/Public Works,the Mayor and City Clerk. An approval block fro the city's Finance Director is also required. The appropriate King County approvals need to be noted on the drawing also. The owners of the subject plat need to sign the final plat document. Include notary blocks as needed. Include a dedication/certification block on the drawing. Note that if there are restrictive covenants or agreements to others as part of this subdivision,they can be recorded concurrently with the plat. The plat drawings and the associated document(s) are to be given to the Project Manager as a package. The plat shall have the first recording number. The recording number(s)for the associated document(s)are to be referenced on the plat in the appropriate locations. Comments for the Project Manager: Please note the first paragraph in this memo. Access for Parcel 3 of the underlying short plat must be retained, if there is no other means of access for this parcel. Fee Review Comments: The Fee Review Sheet for this review of the preliminary plat is provided for your use and information. . U..::. .RCa. INC:::PROPERTY Q: NERS: ::: »'»`tii►th n 0 ee f t e e::>::» >:»::<:>:':>:::::....... N3.# . ..o...h. ..sub ect s.it ................................................................................ PROJECT NAME: r::1•14eti/2' APPLICATION NO: r_U V - co - !Lop) P11 E4 The following is a list of property owners within 300 feet of the subject site. The Development Services Division will notify these individuals of the proposed development. NAME ADDRESS ASSESSOR'S PARCEL NUMBER � � �S=V CITC`(OF RM=fP�ITON IN G DEC t t 2000 RECEIVE® (Attach additional sheets, if necessary) (Continued) NAME ADDRESS ASSESSOR'S PARCEL NUMBER - Applicant Certification , , hereby certify that the above list(s) of 3dfaai'Al p��perty I, R o to -4.,..►a orb.Q (Print Name) =.:• O. A• TO41'11' owners and their addresses were obtained from: :V ; •••g-k:•• rt ❑ Title Company Records ;�•:o��NOTAR p%ZN�1i g County Assessors Records ; it) •-•— m PUBLIC i 5 Sig ed Date / !�'z66 ?29-0°'•,� (Applicant) ‘‘ OF cam= NOTARY ATTESTED: Subscribed and sworn before me, a Notary Public, in and for the State of Washington, residing at f //� on the Bra day of 0� r/3cs2 , 20ov . Signed ,, Le;/( -. (Notary Public) : ::: :::For:;Glt :::of::Rent n s :..:........................................... .... • • .'"'i'' ' �i':C:C f :#iii:ii:f:'C' i' i'ii: :isr•::::�!%: ;:y :iii::i9ksi3> ;; ?ia:iii.e.::". ..:.....:.::.':::::;:•"::•. ::. ::::::: .'i:': : ::::>'a%::> i '::i:::::::::::::::::::::;: :isY:`•;::i::`:::: :::: 5;?:::i::i::i:i::i::iii::iii::::: : ':':. '� '>:' :. .. :.> '' % �. :.. ::.> :: :: <::::::<:::»:::«::<:>::::::»»::.:::<:::�>'::»::>::>::>:>::>::;::':«:: :»: . E IF C :::.tON::sOF> AILIN. i �f�.:.# ....H........... ................ .::::::::::. :.::.;:.;:.;:.;;.::.:.• • ;::;<:»>:: :(;:i RY PUBLIC ::>::»::»:.::::>:<'>:: >: • • • • • • :;;.: • <' ��'.�••:.•::: j . ereby'certify that notices of the..propo I--. .;:RA�IA P ta::::::,::::::::::::.:*:::::::::.:: :>«<:<:<:::>;:<:<( ::,..P..:y:::: .::::: :::::.:::::..: :.. ........... . ..:GQdI.aS1tt . 3CP1Riw:.:•: :: :................. e i.ow:er.on.. ...'��.`:�P>;: ��?.•::>:<:<:<::;:.:>:::>::>::>::>::::>::::>::::» ;::>::::.:<>�'" : . each•fistedPro >rty:;;.;•er., .... .. ... . .. .: .::.: .,;;: : :;::; ..miTUNE.. sid600,:miii‘O.A-t4. :;;;;;:::::.....i....:.:..iii.:i;i:ii:iiiiimai-..iimummisigii:iiiiiiimmiiiiiiiiiiiii.::iiiiisiiiiifoiii.:g.i.....i.„1.iimi:iiii:iiiiiimiii.:;;......iiiiiiii:::!15::imErir:::::::gaiiisiii,o....iii.:8.1::::::::miiiiiiniv , 1 `"``to` residiing >```"``are::`:":`e�:a N to )Pu i n .. o # eSfatee `'`'ashln n... A >::: T••``Subs gibed and>swor:q..!PP..:..:m. :•.':• .:.:.....:1 .::_. .. .,................... ....n::::....... ........................... g..M::::....M. .:::.g.:. 2 • ,::...:.:€� .................. c: h;::<... ..:..v.....::::>;Yi:>.i:»... .... ..-air...- ............ ............. ;;:.;..:.:...::.::.;:.;:.;:.;;;::::;;;:;:i::::>::>:>::> ;:<:: tgn0c listprop.doc REV 03/00 MARILYN MY APPOINTMENT EXPIRES:6-29A3 2 , _.. . £ , • . .---\ , • • •.... ' - . . ********** **-"*--.1--"**44-*** * **** ********************4-,-******* ****** ' . . • . . BATCH NUMBER: HK •. COMMENTS . •CUSTOMER NAME _ REDSTONE . . . . :,. 12305-1023-05 312305-9024-04 • ,' SPRINGBROOK APTS 050259 AHLUWALIA RAVINDER SIN6HA-jA1N3274 .., CIO HSC REAL ESTATE INC 730 e 55TH ST . PO BOX - 19001 RENTON WA • 98055 SEATTLE WA 98109 . '_ -•12305-9073-04 312305 .79073-95 . GURUDWARA SINGH SABJIA OF ,WA700442 GURU NANAK SIKH SOCIETY 739800 . 5200 TALBOT RD S PO BOX -56423 RENTON WA 98055 RENTON. WA . .. 98058 ' . . . • --.- . . ___ . __, _ __ . ____-_-. . /2305-!-907502 312305-9080AT05 • HAYES DELBERT L+IRENE. H 3N9999 PENOR JOSEFINA 8404o5 5304 TALBOT RD SO. 520 S 55TH .ST RENTON WA 98055 . RENTON WA 98055 . . • . _ . : - : , • L2305-9096-07 312305-1107-'04 . . . SINGH KARNAIL 859999 MARTZ JACK 963309 ... • 5216 TALBOT ROAD S 18831 102ND AVE SE RENTON WA • 98055 . RENTON - WA .. • . 98055 L2305-1115-0 . 4 . 312305-9119-00 . • SPRINGBROOK APIS 050259 FRAGA STANLEY E+MARIE 219999 C/O HSC REAL- ESTATE INC 2117 MONTEREY CT . SE PO BOX 19001 RENTON WA 98055 SEATTLE WA 9 _8109 • . L2305-9125-02 312305-9125-02 _ • .WILSON ROBERT D C0775 **************44*-1-.*********.4***44* • 720 S 55TH ST .,•••.,a mats.Zio...4.4.4.0 le Am..0..42.410 41.••Ao•A•n.•••dt•.ia.+3,“,%......$••,6.0....."P 4.•...•A....•....U•A".' M.Y.OMYY.f.O.W.,09.. .. .....4.... . . RENTON WA • 98055 • _ . , . • _ . _ • .. :, . . . -- • • . • : " . . . . - . .. . . . . . . _ • • • . _ . . . . . .• •. . . . .. , • . . . . , ._ . . . . , . . . • • . _ . . . ' '. . , . • . . • . . . ._ .• . : •%...:, • . . ... . . • '. . . , . :•• . . , . . ' . • . _ . . . ' • - . . . 1�Y O .- 2. The applicant shall pay the appropriate, ,',Woollen Fee equal to$488 per new single family lot. The Fire �)� '� Mitigation Fee is payable prior to recording the subdivision. 4. + 3. The applicant shall be required to pay a Traffic Mitigation Fee of$75 for each average daily trip associated with the LNrrO project.The required mitigation shall be paid prior to recording the subdivision. • • 4. The applicant shall pay a Parks Department mitigation fee of$530.76 per new single family lot. The required NOTICE OF APPLICATION mitigation fee shall be paid prior to recording the subdivision AND PROPOSED DETERMINATION OF NON- SIGNIFICANCE, MITIGATED (DNS-M) Comments on the above application must be submitted in writing to Steve Taylor.Project Manager,Development Services it Division,1055 South Grady Way,Renton,WA 98055,by 5:00 PM on January 11,2001.This matter is also scheduled for a public hearing on February 20,2001,at 9:00 AM,Council Chambers,Seventh Floor,Renton City Hall,1055 South DECEMBER 28,2000 Grady Way,Renton.If you are Interested in attending the hearing,please contact the Development Services Division, DATE: (425)430-7282,to ensure that the hearing has not been rescheduled.If comments cannot be submitted in writing by the I date Indicated above,you may still appear at the hearing and present your comments on the proposal before the Hearing LAND USE NUMBER: LUA-00-160,PP,ECF Examiner.If you have questions about this proposal,or wish to be made a party of record and receive additional Information by mail,please contact the project manager.Anyone who submits written comments will automatically APPLICATION NAME: GENEVA COURT PRELIMINARY PLAT become a party of record and will be notified of any decision on this project. PROJECT DESCRIPTION: The proposal would subdivide a 3.63 acre site Into 25 single-family lots ranging In size from 3,645 to 11,018 square feet. The slto Is zoned Residential-14 dwelling units per acre(R-14). CONTACT PERSON: Steve Taylor (425)430.7219 The density for the project Is 8.62 dwelling units per acre. The two existing homes and all out buildings will be removed from the site. The applicant Is requesting to reduce the right-of-way width on the Internal street to 45 II feet. PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION PROJECT LOCATION: 5400 block of Talbot Road South ' - _ OPTIONAL DETERMINATION OF NON-SIGNIFICANCE,MITIGATED(DNS,M):As the Lead Agency,the City of F '-.;'^ '� 1 `'?, e. .``T" Renton has determined that significant environmental Impacts are unlikely to result from the proposed project.Therefore, b .. .....6r I.U_ a ,1:0n J,CP•e•'.. -- as permitted under the RCW 43.21C.110,the City of Renton is using the Optional DNS(M)process to give notice that a I Fr-b- `i I err-,i'•B ,n u,FINI DNS-M is likely to be issued.Comment periods for the project and the proposed DNS-M are integrated into a single •, i; h„-0.' .• :: 1 o-,.. €, .; ,.. comment period.There will be no comment period following the issuance of the Threshold Determination of Non- _ --_ ate,_ m'6' a:, ,,, „„ „ , Significance Mitigated(ONS-M).A 14-clay appeal period will follow the issuance of the DNS-M. ^ 'o G •••o .r s PERMIT APPLICATION DATE: December 14,2000 m _ B"g 'i~`••'. '�'•g M` ' '"�0 `F{- NOTICE OF COMPLETE APPLICATION: December 28,2000 r -"'f,''•v ^t" '.. PennilslReview Requested: Environmental(SEPA)Review,Preliminary Plat Approval ---- _ .q I d_ Other Permits which may be required: Construction Permits,Building Permits 3 -"'•'•'••'•� a•�; �j : Requested Studies: Traffic Analysis,Geolechnical Report,and Drainage Report ,Ls A-a.,,_ - - r_-- �- ~Vl•`t 9 R , Y P g p - i _ _ _ i. - r,,., • 7 tl jilt ,�, h ..... r;i'a w Location where application may $ 1T' I-+ ""�• �- &v�- = be reviewed: Planning/Building/Public Works Division,Development Services Department, �,t=J-. '& ••@1• '•uK', M ,' -. 1055 South Grady Way,Renton,WA 98055 _ y� •'ram: ° '' ."i:},.. ' rrel-IE F•t.90.. r 'iyY PUBLIC HEARING: Public hearing scheduled for February 20,2001 before the Renton Hearing „r,.;,�•p$(• 1 a El +(a.Y;t,. Examiner In Renton Council Chambers.Hearings begin at 9:00 AM on the 7th `'il �' +�,.�'�• -: �p I I,..'-=•i•.�f Floor of the new Renton City Hall located al 1055 Grady Way South. _ 'I'. ':G I ' r`Etta-��`°`t c, e° 3,- ' CONSISTENCY OVERVIEW: i 1 . �,.I .:I m`' is ° Y1 Land Use: The site is designated Residential Planned Neighborhood on the City of Renton's j ,a•�,d` ...r '. J„ .goer y..u: Comprehensive Plan Land Use Map and Residential-14 dwelling units per acre , - (R-14)on the Citys Zoning Map.The proposed density is consistent with both G I a II 1 land use designations. - iIoc i I rt Environmental Documents that Seri ng brook Part ' ti•"•---.e - - zo ` Evaluate the Proposed Project: None known q ! ' k -q„K1rrc• 11 '------' Il Development Regulations I.�SPRING e-fi.'•K'q ACRE VS Used For Project Mitigation: The project will be subject to the City's SEPA Ordinance,Zoning Code, 9 I e .e r.b c a Subdivision Regulations,Sensitive Areas Ordinance,Public Works Standards, ( -'", 1�. 9 t" a 1 Uniform Building Code,Uniform Fire Code and other applicable codes and coon,,1997.KROLL MAP COMPANY,INC.(60.10(eeatxe0.9 regulations as appropriate. Proposed Mitigation Measures: 1. The applicant shall comply with recommendations of the EPrth Consultant Inc.geotechnical study prepared for the site. I -- — --- - _ - _ - - - - - _ — — _ - CERTIFICATION I AiAme, [2Astc) , hereby certify that 3 copies of the above document were posted by me in 3 conspicuous places on or nearby the described property on . Zi, 2a2 ) • Signed: ATTEST: Subcribed an om before me,a Nortary Public,in and for the State of Washington residing , on the )0 TA- day of yt -2_00/ MARILYN ? GHEFF NOTARY PUBLIC STATE OF WASHINGTON MARILYN KAMCHEFF COMMISSION EXPIRES MY APPOINTMENT EXPIRES:6-2 JUNE 299, 2003 :. CITY O'' RENTON viar'a. Planning/Building/ruolic Works Department .Gregg Zimmerman P.E.,Administrator _. Jesse Tanner,Mayor December 28, 2000 Mr. Lou Larsen Pacific Engineering 4800 South 188th Street, Suite 360 Seattle, WA 98188 SUBJECT: Geneva Court Preliminary Plat Project No. LUA-00-160;PP,ECF Dear Mr. Larsen: 0 • The Development Planning Section of the City of Renton has determined that the subject application is complete according to submittal requirements and, therefore, is accepted for review. _. It is tentatively scheduled for consideration.by the Environmental Review Committee on January 30, 2001. Prior to that review, you will be notified if any additional information is required to continue processing your application. A Public Hearing will be held by the Renton Hearing Examiner at his regular meeting in the Council Chambers on the seventh floor. of City Hall, 1055 South Grady Way, Renton, Washington, on February 20, 2001 at 9:00 AM to consider the Preliminary Plat.. The applicant or representative(s) of the applicant is required to be present at the public hearing. A copy of the staff report will be mailed to you one week before the hearing. If. the Environmental Determination is appealed, the appeal will be heard as part of this public hearing. Please contact me, at (425)430-7219, if you have any questions.. Sincerely, 5/ . fr 1"1 Steve Taylor --- Project Manager • cc: Wood Dale Properties, LLC/Owners • e,wto„�a 1055 South Grady Way-Renton,Washington 98055 0 This paper contains 50%recycled material,20%post consumer ;:.;:••;:.;:.:•;:.:•;;:•;:::.;;:.:;;;:.•;•...................::...:::::::.......::::.::.:........ .... .. .. .. : ... ................................:::.................................................... I . <...'. < <} `..{` {. .........: ` • fE•. PP 1.. ... ... .. .. ... ....... .................. .. ................. Note.:;;;if there is:;more thart;one::legal o nerr.Tease;;attach:;.an::additot al:: etar.,zed Master fppffdatton faC;'aacft oVvAtl.....:: PROJECT OR DEVELOPMENT NAME:- NAME: CoUaT o ? TIES • PROPERTY/PROJECT ADDRESS(S)/LOCATION: ADDRESS: �J�� TPN-Li T 12 * I42. Pcti!E . �L'1 Z�Z iz Tod, c1'i5,C355 CITY: ZIP: KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): 312. s - `ivy°2--�� TELEPHONE NUMBER: ' EXISTING LAND USE(S): (52.i - 5179 EsE .........��.;.;:.1.•�:P.::.;:�:.;GA>.;::.:::::;�; ,.;o��r;;#�.ta:��;;o..;�v.�erg.>;;;:.;.;:.::.;:<.;:.;:<.::. PROPOSED LAND USES: NAME: �TeeMNJ p i ��l ~ ��+- L cVtt1i_,`( COMPANY (if applicable): EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: �� DBE ? f e5 '?p �e i DEI�Zi•PSI ©'?pods ADDRESS: PROPOSED COMPREHENSIVE PLAN MAP DESIGNAZIION (if applicable): 3 cfl - • CITY: . . ZIP: EXISTING ZONING: ®� . Ox,c<;'�. .f� �02S TELEPHONE NUMBER:. �� • ® Q . ) '"7 6c,.- PROPOSED ZONING (if applicable):. �®• >�G'O SITE AREA (SQ. FT. OR ACREAGE): NAME: Los. U . .�,`� pkeee . COMPANY (if applicable): • PROJECT VALUE: 2,o c x i • ADDRESS: IS THE SITE LOCATED IN THE.AQUIFER PROTECTION AREA? h1� CITY: ZIP: sieS IS THE SITE LOCATED IN ANY OTHER TYPE OF ENVIRONMENTALLY SENSITIVE AREA? TELEPHONE NUMBER and E-MAIL ADDRESS: JO • 2r. -4 L-."�1C� �1✓i_iPr�Sf ram .cc,f11 �; ................ ....... ::>::>L :CA €::C S. C l::>£ :: ROp ::. gx ach:> e, ae>she°et>i > ec`ess .>`:::<> <<>< >< > <'> ' : > ::>::»;:>:>::::::::>::::;:::<::::::: 153 1 4 tZ GF _iLiq ecL-Nt -j Zz L vC Lb , G.-/4-217 rtueD U;.S e009 • ►..lei, •7eos17oszs, escce-O5 of K.(Jg ccL)&r(, Ll Try G, _ • .,<.:<<,<_<FEES i <' »> :ii ii i <<_'> < »»>> <' ` > ` <'' > i ::::::::.: :.:::::.......:.....:......... It. Gk::;:alL. I[C. x1.Qtl.. .. �1. C.: :..::::: r.4..: ::::..x .4V1:.:d:.: 4't .11t. ::..f....::.::..:.:.:::::::.: ::::.::::: ..:: :::::::.. si F::: ::::. : .::::::::..: ::.::::::.:::::::::::::::.�::::::::::::.Pp.::::.�::::::::::::. .::�'p.::::.::::::.::...::.::..PIS.Y............Y...................................................................................... ............................ _ANNEXATION $ SUBDIVISION: _ COMP. PLAN AMENDMENT $ • _ REZONE $ _ LOT LINE ADJUSTMENT $ _ SPECIAL PERMIT $ . _ SHORT PLAT $ _TEMPORARY PERMIT $ _TENTATIVE PLAT $ — CONDITIONAL USE PERMIT $ X PRELIMINARY PLAT ••• $' _ SITE PLAN APPROVAL $ _ FINAL PLAT $ —GRADE & FILL PERMIT $ (NO. CU. YDS: • ) PLANNED UNIT DEVELOPMENT: $ • _VARIANCE $ (FROM SECTION: ) _ PRELIMINARY _WAIVER $ _ FINAL _WETLAND PERMIT $ ROUTINE VEGETATION — MOBILE HOME PARKS: $ MANAGEMENT PERMIT $_ _ BINDING SITE PLAN $ - SHORELINE REVIEWS: _ SUBSTANTIAL DEVELOPMENT $ • . — CONDITIONAL USE $ - _ VARIANCE $ _ EXEMPTION $No Charge X ENVIRONMENTAL REVIEW $ 1 • _ REVISION $ 1 :<:<:.WEIRSHIP liiiI= < `< <>> `' >< <°> <'< ><` >€`« > < `> >>R:> >>>_ >>>> < « <><>>°<><«>> >> >>'»>>><>< >:< <;;<» ><;: ::�f��l?�4V1T<()F<:Q.11.�1.. E ' • I, (Print Name) ll o W 1 ,F,e-hi A1,�/.gdeclare that I am (please check one)_the owner�of the property involved in this application, .—the- authorized representative to act fof t e property owner(please attach proof of authorization), and that the foregoing statements and answers herein contained and the information herewith submitted are in all respects true and correct to the best of my knowledge and belief. ATTEST: Subscribed and sworn to before me, ry/ku �lh and for the State of 404 residing at P�'� �1I(I e of Own /Representative 06- Aeie ,on the e rhiii: ••�SS�ON R,_•,'F '1. DECeol IR 2000. f :0 NOTARY n) ; //00' (Signature of Owner/Representative) �� N PUF3LIC (Signature of Notary Public) II,t13q•. p, ... I ) •.............................::: ::...:::::::.:......:........................................................::.:..::.....:::::::::......... ted b ;:..�it. ,;Staff glegM ><><<<' ><` ':>`:>: :;:`:' `:>::':::i ><>:<::::«>:::: .. .................. . ........ ......::: :.:: ..::::::.::.....:.::::::.:.. 'I'his::::sect�an.: �..t . .....:m :.................+.........................1.......:...........................:..:::::::::::::.::::...::::::::..............:::.::.. ;.::.:_;:.;:.;>::;:.:.>:.;� :. .:. ;.. . .. .. D.: BSP:::>:;:;GAP..S......£ .P.U......CFA.....CU.:A. �U I-).:..::...G.. ............:..:::::::::::.... ................... > ..:.File.:.Numf7ex:.;:..�::..:. . ;.:.�C��.'. ::::: .�4::;.:.;A/�..............................................�..............:..::::::::::::::::::..:.::.:.:............................. ........:..:::.:.....t��....... �.................: ;::.;;:. ... . ._::: ..:...:.:...::.::... . ::::::.. . µ.:::::. ..»..::::.: : :.L .:::..SHp.L.:l•I:::::SP:::::SM...::::. 1VI. .:::.T.E .::::.Xf.: +::<::<..::.;f :.. :. :::.... .. :::>:<:;>:.:;.;:.::::.:::.t�it�f'.;:::<:�:p:l�.E�.;:<.:< �.. :P.R::.::.Et.U..M.P.....Sa..�4.....S,A..{�...... .F):�. ..A..... ............................................... ..... MASTERAP.DOC REVISED 03/00 1 Geneva Court Plat Construction Mitigation Description The project should receive preliminary plat approval by March 2001 and plat construction should begin June 2001 with completion by September 2001. The anticipated hours of construction operation will be.from 7:00 am to 6:00 pm during weekdays. The proposed hauling route will be via Talbot Road South. The amount of imported roadway or lot grading material will be minimal and most construction traffic will be confined to material deliveries. Water shall be used as necessary to control dust. An erosion/sedimentation control plan will be implemented as part of the construction plans and wheel wash pads established if mud is tracked offsite. Noise will be controlled by properly muffled construction equipment No specialty hours are being proposed at this time for construction or hauling. Talbot Road South will be used as the primary access for movement of construction materials. No special traffic control plans for the proposal are proposed. 014 Vitt Project Narrative— Geneva Court Preliminary Plat The Geneva Court Preliminary Plat is situated on a parcel of land encompassing 3.63 acres. The site is located approximately 300 feet north of the intersection of South 192nd Street and Talbot Road South, on the east side of Talbot; directly across from Glacier Creek Condominiums. Two empty single-family residences are currently located on the site along with some outbuildings. The site is zoned Residential-14 Dwelling units per acre(R-14). The surrounding properties consist of large single-family lots to the north, south and east. The site is mostly open field with one residence located at the west end of the site near Talbot Road and the other located about 500 feet to the east. The site slopes westerly toward Talbot Road at a fairly uniform grade of approximately 15%. Uphill of the easterly residence is a garage,barn, and three sheds. These building are somewhat rundown and bordered by thick brush,blackberries and small deciduous trees. A stand of large firs is present at the very east end of the site. On-site soils have been classified by the Soil Conservation Service as Alderwood gravelly sandy loam, (AgC) 6-15% slopes and Hydrologic Group C (per the 1998 King County Surface Water Design Manual). The proposal is to subdivide the parcel through the platting process into 25 single-family residential lots ranging in size from 3,645 to 11,018 square feet. A 32' wide public road including curb, gutter and sidewalk improvements will be extended approx. 600 feet into the property terminating in a cul-de-sac. A reduced right-of-way width of 45' is requested to maximize lot areas. This will benefit the project by increasing yard areas and allowing bigger envelopes to situate the proposed houses in. Utility lines'consisting of franchised utilities (power, gas,telephone and cable T.V.), along with sanitary sewer, water mains and storm drainage will be extended into the site as necessary to serve this development. There will be a separate tract for a storm drainage detention facility, along with a tract for open space. Building height is restricted to 30 feet and two stories. The portion of the site containing the public road and utilities will be dedicated to the City of Renton through the platting process, as public property. Utility lines across lots/private property will be within easements. Grading for the individual lots will involve creating level pads for house construction. Due to the 15%road grade required to access the site,this will produce a series of stepped lots. At this time it is estimated the quantity of earthwork required to achieve grades proposed on the plans will require approximately 2,600 cubic yards of cut and 4,000 cubic yards of fill. Offsite improvements will consist of roadway widening and installation of new curbs, gutters and sidewalks along Talbot Road South. Storm line and catch-basins will be installed in the flow-line of this new curb to collect storm runoff. This drainage system will be independent of the site drainage system and will be gelf V-':4,V ''P.the existing storm drainage system present in Talbot Road. CITY OF RE DEC 1 4 2000 RECEIVED A survey of existing on-site trees identified approx. 52 trees of 6-inch diameter or larger. These trees are scattered about the site in 4 distinct groups. One group around each of the two existing residences, a third group around the out-buildings near the easterly residence, and a fourth group at the east end of the site. The lower three groups are entirely deciduous with the exception of a lone cedar in the group near the out buildings. These trees consist of predominantly fruit trees with some alder,birch,maple and unidentified deciduous mixed in. Most of these trees are single trunk, ranging from 6"to 18" in diameter. Six were identified as multiple-trunk or clusters ranging from 26"to 48" in diameter. The fourth group is the westerly edge of an off-site wooded area. This group is made up of approx. 20 trees consisting of mostly firs and a few maples. The maples range from 6"to 16"in diameter and the firs from 16"to 48" in diameter. Based on preliminary grading, it appears that we may be able to save approx. 9 trees from this upper group. They consist of three maples ranging from 6"to 16" in diameter and six firs ranging from 16"to 48"in diameter. Due to their proximity to grading activities, an arborist may need to be brought in to help establish grading parameters around these trees. ov SEPA Rules Part Eleven-197-11-960 TO BE COMPLETED BY APPLICANT EVALUATION FOR AGENCY USE ONLY City of Renton Development Services Division ENVIRONMENTAL CHECKLIST Purpose of Checklist: The State Environmental Policy Act(SEPA), chapter 43.21C RCW, requires all governmental agencies to consider the environmental impacts of a proposal before making decisions. An environmental impact statement (EIS) must be prepared for all proposals with probable significant adverse impacts on the quality of the environment. The purpose of this checklist is to provide information to help you and the agency identify impacts from your proposal(and to reduce or avoid impacts from the proposal,if it can be done)and to help the agency decide whether an EIS is required. Instructions for Applicants: This environmental checklist asks you to describe some basic information about your proposal. Governmental agencies use this checklist to determine whether the environmental impacts of your proposal are significant, requiring preparation of an EIS. Answer the questions briefly, with the most precise information known, or give the best description you can. You must answer each question accurately and carefully, to the best of your knowledge. In most cases,you should be able to answer the questions from your own observations or project plans without the need to hire experts. If you really do not know the answer, or if a question does not apply to your proposal, write "do not know" or "does not apply". Complete answers to the questions now may avoid unnecessary delays later. Some questions ask about governmental regulations, such as zoning, shoreline, and landmark designations. Answer these questions if you can. If you have problems,the governmental agencies can assist you. The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of time or on different parcels of land. Attach any additional information that will help describe your proposal or its environmental effects. The agency to which you submit this checklist may ask you to explain your answers or provide additional information reasonably related to determining if there may be significant adverse impact. Use of checklist for nonproject proposals: Complete this checklist for nonproject proposals, even though questions may be answered "does not apply." IN ADDITION,complete the SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS(part D). For nonproject actions, the references in the checklist to the words "project," "applicant," and "property or site" should be read as"proposal, "proposer,"and"affected geographic area,"respectively. OEvELOPME p A. BACKGROUND CITY OF"'RENrON LNG 1. Name of proposed project,if applicable: DEC 1 4 2000 Geneva Court ECEIVED 2. Name of applicant Wood Dale Properties,L.L.C. 3. Address and phone number of applicant and contact person: Ted McCaugherty 1420 Fifth Ave.Suite 2200 Seattle,WA 98101 (206)521-5979 4. Date checklist prepared:December 13,2000 (1983 Laws) 1 [Ch.197-11 RCW p 401 SEPA Rules Part Eleven-197-11-960 TO BE COMPLETED BY APPLICANT EVALUATION FOR AGENCY USE ONLY 5. Agency requesting checklist: City of Renton Development Services Division 6. Proposed timing or schedule(including phasing,if applicable): Preliminary plat approval;March 2001 Road and utility construction;June 2001 Final plat recording;October 2001 7. Do you have any plans for future additions,expansion,or further activity related to or connected with this proposal?If yes,explain. No • 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. SEPA checklist, Environmental Site Assessment dated 4-29-99, and Soils report dated 8-14-98. Both reports were prepared by Earth Consultants,Inc. 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes,explain. None known. 10. List any government approvals or permits that will be needed for your proposal,if known. 1. Preliminary plat approval 2. Construction plans approval 3. Approval of plat construction 4. Final plat approval and recording 5. Individual lot building permits 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. There are several questions later in this checklist that ask you to describe certain aspects of your proposal. You do not need to repeat those answers on this page. (Lead agencies may modify this form to include additional specific information on project description.) The Proposal is for a preliminary plat application encompassing 3.63 acres to be subdivided into 25 single-family lots.The site currently contains two single-family residences,a garage,a barn,and three sheds.There is a stand of large firs at the very eastern edge of the site.The remainder of the site is mostly open field with some small trees and brush located in the vicinity of the existing structures. 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project,including a street address, if any, and section, township, and range, if known. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. The project site is located on the east side of Talbot Road South,approx.300 feet north of South 192nd Street,and is located in the SE 1/4 of Section 31,Twp.23 N,IL 5E.,W.M. B. ENVIRONMENTAL ELEMENTS 1. Earth a. General description of the site(circle one): Flat,rolling,hilly,steep slopes,mountainous, other . b. What is the steepest slope on the site(approximate percent slope)? Steepest slope:24%,overall average is approximately 15%. (1983 Laws) 2 [Ch. 197-11 RCW-p 40] SEPA Rules Part Eleven-197-11-960 TO BE COMPLETED BY APPLICANT EVALUATION FOR AGENCY USE ONLY c. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils,specify them and note any prime farmland. The on-site soils have been classified by the Soil Conservation Service as "AgC"; Alderwood gravelly sandy loam 6-15% slopes. See soils report prepared by Earth Consultants,Inc.dated 8-14-98. d. Are there surface indications or history of unstable soils in the immediate vicinity? If so,describe. None observed • e. Describe the purpose,type,and approximate quantities of any filling or grading proposed. Indicate source of fill. Grading will occur on-site during construction of the proposed roadway and lots. The estimated grading will involve approx.2,600 cubic yards of cut and 4,000 cubic yards of fill. The source of fill (if required)will be locally generated construction export. f. Could erosion occur as a result of clearing,construction,or use?If so,generally describe. Yes.The slopes present on site could erode if measures are not taken during the clearing and construction phase of the project. g. About what percent of the site will be covered with.impervious surfaces after project construction (for example, asphalt or buildings)? Approximately 45% of the total site will be a covered with impervious surfaces, including roads, sidewalks, driveways and houses. h. Proposed measures to reduce or control erosion,or other impacts to the earth,if any: An erosion and sedimentation control plan will be implemented as part of the plat construction plans. Implementation of this plan will help reduce and control erosion. 2. Air a. What types of emissions to the air would result from the proposal (i.e., dust, automobile, odors, industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known. During construction some minor amounts of smoke/odors/dust may occur as a result of building the roadway and utility infrastructure. This amount will be insignificant. After home construction some very minor increases in odor/smoke may occur. b. Are there any off-site sources of emissions or odor that may affect your proposal? If so,generally describe. None known. c. Proposed measures to reduce or control emissions or other impacts to air,if any: Building codes current at the time of home construction will control emissions from new homes. The long-term impact will be insignificant. 3. Water a. Surface: 1) Is there any surface water body on or in the immediate vicinity of the site (including year-round and seasonal streams,saltwater,lakes,ponds,wetlands)? If yes,describe type and provide names. If appropriate,state what stream or river it flows into. Provide a sketch if not shown on site plans. A small stream lies just off-site on the adjacent property to the north. This stream flows parallel to the north property line westerly to Talbot Road where it enters a piped storm system. It discharges on the west side of the roadway where it enters a large wetland that was delineated as part of the Glacier Creek Apartments application. (1983 Laws) 3 [Ch.197-11 RCW-p 40] SEPA Rules Part Eleven-197-11-960 TO BE COMPLETED BY APPLICANT - EVALUATION FOR AGENCY USE ONLY 2) Will the project require any work over, in,.or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. Yes.The stream runs within 20'and parallel to the north property line for approx.400'. Building envelopes will be set 40'(25'stream buffer+15'building setback)from the stream on lots 20 through 25. 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands ' and indicate the area of the site that would be affected. Indicate the source of fill material. None 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. No 5) Does the proposal lie within a 100-year floodplain? If so,note location on the site plan. No. 6) Does the proposal involve any discharges of waste materials to surface waters? If so,describe the type of waste and anticipated volume of discharge. No. b. Ground: 1) Will ground water be withdrawn,or will water be discharged to ground water? Give general description,purpose, and approximate quantities if known. No. 2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage;industrial,containing the following chemicals,agricultural;etc.). Describe the general size of the system,,the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s)are expected to serve. The proposal will discharge domestic sewage from 25 new homes that will be conveyed thru existing mains to the Renton Sewage Treatment Plant. After treatment the effluent will be discharged to Puget Sound. c. Water Runoff(including storm water): 1) Describe the source of runoff(including storm water)and method of collection,transport/conveyance and disposal, if any(include quantities,if known). Where will this water flow? Will this water flow into other waters? If so,describe. Storm runoff will be produced from roads,landscaping and roof areas.This runoff will be collected in a pipe storm drain system, detained and treated within a wet pond, then discharged to a piped system in Talbot Road. This system then drains to the large wetland located on the Glacier Creek Apartments site to the west. 2) Could waste materials enter ground or surface waters? If so,generally describe. No d. Proposed measures to reduce or control surface,ground,and runoff water impacts,if any. The project will utilize a wet pond to control storm flows and provide water quality treatment prior to discharge. (1983 Laws) 4 [Ch.197-11 RCW-p 40] SEPA Rules Part Eleven-197-11-960 TO BE COMPLETED BY APPLICANT EVALUATION FOR AGENCY USE ONLY 4. Plants a. Check or circle types of vegetation found on the site: - • deciduous tree:alder,maple,aspen,other •evergreen tree:fir,cedar,pine,other • shrubs • grass • pasture O crop or grain O wet soil plants:cattail,buttercup,bullrush,skunk cabbage,other O water plants:water lily,eel grass,milfoil,other O other types of vegetation b. What kind and amount of vegetation will be removed or altered? Existing trees,brush and grasses will be removed as necessary to construct roads,sidewalks,driveways and houses. The stand of large firs at the east end of the site will be left intact. c. List threatened or endangered species known to be on or near the site. None d. Proposed landscaping,use of native plants,or other measures to preserve or enhance vegetation on the site,if any: None proposed for construction of roads and infrastructure. Most additional landscaping will occur at the time of home construction. - 5. Animals a. Circle any birds and animals which have been observed on or near the site or are known to be on or near the site: birds:hawk,heron,eagle,songbirds,other: mammals: deer,bear,elk,beaver,other: Small Rodents fish: bass,salmon,trout,herring,shellfish,other, None b. List any threatened or endangered species known to be on or near the site. None c. Is the site part of a migration route? If so,explain. No d. Proposed measures to preserve or enhance wildlife,if any: None 6. Energy and Natural Resources a. What kinds of energy(electric,natural gas, oil,wood stove,solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating,manufacturing,etc. Energy sources required for the proposal will consist of electrical and natural gas. Some wood may be used for fireplaces and/or woodstoves depending on home construction. b. Would your project affect the potential use of solar energy by adjacent properties? If so,generally describe. No. (1983 Laws) 5 [Ch.197-11 RCW-p 40] _ SEPA Rules Part Eleven-197-11-960 TO BE COMPLETED BY APPLICANT EVALUATION FOR AGENCY USE ONLY c. What kinds of energy conservation features are included in the plans of this proposal?List other proposed measures to reduce or control energy impacts,if any: Energy conservation measures will occur through application of state and local mandated ordinances and application of the uniform building code. 7. Environmental Health a. Are there any environmental health hazards,including exposure to toxic chemicals,risk of fire and explosion,spill, or hazardous waste,that could occur as a result of this proposal?If so,describe. No. 1) Describe special emergency services that might be required. No special emergency services will be required for this 25 lot subdivision other than the 911 services currently being provided. 2) Proposed measures to reduce or control environmental health hazards,if any: None b. Noise 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? Traffic noise from Talbot Road will be audible to lower lots. Construction noise from equipment will temporarily affect adjacent residences. 2) What types and levels of noise would be created by or associated with the project on a short-term or a long-term basis(for example:traffic,construction,operation,others)? Indicate what hours noise would come from the site. Short Term-Construction equipment used in road and utility construction Long Term-Traffic noise generated on Talbot Road 3) Proposed measures to reduce or control noise impacts,if any: Construction plans will provide mitigation of construction noise by appropriate muffler systems and hours of construction operation.There are no measures proposed to control future traffic noise. 8. Land and Shoreline Use a. What is the current use of the site and adjacent properties? The property has been most recently used as rental property,having two single-family residences located on-site. Adjacent properties are also residential. b. Has the site been used for agriculture? If so,describe. Environmental site assessment performed by Earth Consultants,Inc.dated 4-29-99 indicates the site was developed as farm pasture during the 193Os. No agricultural use is mentioned in this report. c. Describe any structures on the site. Two existing residences,a barn,a garage,and three sheds d. Will any structures be demolished? If so,what? All existing structures on site will be demolished. Disposal of the construction debris will comply with all current standards,specifications,ordinances and regulations. e. What is the current zoning classification of the site? Residential-Fourteen dwelling units per acre(R-14) f. What is the current comprehensive plan designation of the site? Residential (1983 Laws) 6 [Ch.197-11.RCW-p 40] • SEPA Rules Part Eleven-197-11-960 TO BE COMPLETED BY APPLICANT EVALUATION FOR AGENCY USE ONLY g. If applicable,what is the current shoreline master program designation of the site? N/A h. Has any part of the site been classified as an"environmentally sensitive"area? If so,specify. Not to our knowledge. i. Approximately how many people would reside or work in the completed project? Approximately 75 j. Approximately how many people would the completed project displace? None.The two rental homes located on this site are vacated. k. Proposed measures to avoid or reduce displacement impacts,if any: None proposed 1. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans,if any: Compliance with comprehensive plan and current zoning 9. Housing a. Approximately how many units would be provided,if any? Indicate whether high,middle,or low-income housing. 25 middle-income residences b. Approximately how many units,if any,would be eliminated? Indicate whether high,middle,or low-income housing. None c. Proposed measures to reduce or control housing impacts,if any: None. 10. Aesthetics a. What is the tallest height of any proposed structure(s),not including antennas;what is the principal exterior building material(s)proposed? Building height maximum is 30 feet and two stories (by code). Exterior building materials will be wood or wood like (vinyl)products with possibly some brick. b. What views in the immediate vicinity would be altered or obstructed? None c. Proposed measures to reduce or control aesthetic impacts,if any: None proposed at this time. 11. Light and Glare a. What type of light or glare will the proposal produce? What time of day would it mainly occur? Additional lighting will be installed due to the city mandated street lighting installations. Some area lighting of individual homes may also occur. b. Could light or glare from the finished project be a safety hazard or interfere with views? • None c.What existing off-site sources of light or glare may affect your proposal? None. (1983 Laws) 7 [Ch.197-11 RCW-p 40] SEPA Rules Part Eleven-197-11-960 TO BE COMPLETED BY APPLICANT EVALUATION FOR AGENCY USE ONLY d. Proposed measures to reduce or control light and glare impacts,if any: None proposed 12. Recreation a. What designated and informal recreational opportunities are in the immediate vicinity? Cleveland Park is located approx. 1/4 mile south of the project. Springbrook Park is located approx. 1/z mile to the southeast of the project. b. Would the proposed project displace any existing recreational uses? If so,describe. No. c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant,if any: None proposed 13. Historic and Cultural Preservation a. Are there any places or objects listed on,or proposed for,national,state, or local preservation registers known to be on or next to the site? If so,generally describe. No. b. Generally describe any landmarks or evidence of historic,archaeological,scientific,or cultural importance known to be on or next to the site. None c. Proposed measures to reduce or control impacts,if any: None 14. Transportation a. Identify public streets and highways serving the site,and describe proposed access to the existing street system. Show on site plans,if any. Project will have direct access to Talbot Road South. b. Is site currently served by public transit? If not,what is the approximate distance to the nearest transit stop? The nearest transit stop is located at the intersection of Carr Road and Talbot Road approx. 1/z mile north of the project. c. How many parking spaces would the completed project have? How many would the project eliminate? Number of parking spaces added=100(2 in driveway/2 in garage). No parking will be eliminated. d. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so,generally describe(indicate whether public or private). The proposal will require extending a public road to access the individual lots. A cul-de-sac will be provided at the end of this road. Improvements will include curb, gutter and sidewalks. Curb,gutter and sidewalk improvements will also be done along the site frontage to Talbot Road. e. Will the project use(or occur in the immediate vicinity of)water,rail,or air transportation? If so,generally describe. No. (1983.Laws) 8 (Ch.197-11 RCW-p 40) SEPA Rules Part Eleven-197-11-960 , TO BE COMPLETED BY APPLICANT EVALUATION FOR AGENCY USE ONLY f. How many weekday vehicular trips one way would be generated-by the completed project? If known, indicate when peak volumes would occur. Approximately 220 trips per day (all Types)will be generated by this development. Volumes will include 17 one- way peak hour trips occurring between 6-9 a.m. and 23 between 4-6 p.m.A traffic study was performed-by Gibson Traffic Consultants,dated December 13,2000.Copies of this report have been submitted with this application. g. Proposed measures to reduce or control transportation impacts,if any: Traffic impact fees,and road-widening frontage improvements. 15. Public Services a. Would the project result in an increased need for public services (for example: fire protection,police protection,health care,schools,other)? If so,generally describe. A small insignificant increase in the need for public services will occur because of this new development. Services serving single-family residences will be required. b. Proposed measures to reduce or control direct impacts on public services,if any. No measures to control direct impacts are proposed. The increased tax base should mitigate this project's impact on public services. 16. Utilities a. List utilities currently available at the site: electricity, natural gas, water, refuse service, telephone, sanitary sewer, Cable TV. b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. The city of Renton will provide sewer,water and refuse services. Telephone will be provided by US WEST. Gas and electricity will be provided by Puget Sound Energy.Cable T.V.will be provided by TCI. C. SIGNATURE The above answers are true and complete to the best of my knowledge. I understand that the lead agency' ying la em to make its decision. Signature: ... •,(/ �, , gaalloqeitD Date Submi (1983 Laws) 9 [Ch.197-11 RCW-p 40] t . _o Renta ..::.:.::.:.. .. ...:... ..... ........ • ee i DENSITY :ET • 1. Gross area property: 1. 15 , ii),6(0 square feet 2. Certain areas are excluded from the calculation. These include public roadway, private access easements serving 3 or more dwelling units, and critical areas.* Total excluded area:** 2. 52, e: square feet 3. Subtract line 2 from line 9 for net area (or total of lot areas): 3. 1?,S i t 1 o square feet 4. Divide line 3 by 43,560 for net acreage: 4. Z acres 5. Number of dwelling units (d.u.) or lots planned: 5. 2.5 units/lots 6. Divide line 5 by line 4 for net density: 6. 5k c-09 d.u./acre ZS lots or units would result in a net density of 5eCol dwelling units per acre. *Critical Areas: Are defined as "areas determined by the City to be not suitable for development and which are subject to the City's Critical Areas Regulations - including very high landslide areas, protected slopes, wetlands or floodways." Critical areas buffers are not deducted/excluded. �Q�,o�`a **Alleys (public or private) do not have to be excluded. : of ,r4 #) , ' A:/DENSITY.DOC Revised 04/00 CITY OF RENTON::. DEVELOPMENT.•SERVICES DIVISION.•.; AFFIDAVIT-OF INSTALLATION OF ,PUBLIC INFORMATION SIGNS) STATE OF WASHINGTON ) COUNTY OF KING-ItE �M mpjJE , being first duly sworn on oath, deposes and says: 24 1. On the G, day of DECeieCe ,20 ©O, I installed I public information sign(s) n plastic flyer box on the property located at sc 's v, for the following project: • q .4 p, cooe-r Project name I0o0o DMZ PQ.o ES, U_c. Owner Name 2. I have attached a copy of the neighborhood detail map marked with an"X"to indicate the location of the installed sign. 1) 1/ 3. This/these public information sign was/we on ructed and installed in locations in ®t ivr°4'‘4 conformance with the require nts Ch ter 7 Tit e 4 of Renton Municipal Code. a.cazo �� instal er S' nature • SUBSCRIBED AND SWORN to before me this /4day of lx-a-P1/3ER ,2000 . J•P,.•••••••.. 4J 1l 0 NOTARY a N �of NOTARY PUBLIC in and for the State of Washington, PUBLIC 1 residing at /� •'• J II My �j My commission expires on a/a 9�® 1‘ OF PUBSIGNS.DOC REV.05/00 12 • • • MEMORANDUM ►,:�,� N • n zflnr V Vy�Li,F°`d 2 flfr8�0�' DATE: 06 . 2 Z,DOO • TO: Construction Services, Fire Prevention, Plan Review, Project Planner FROM: Neil Watts, Development Services Division Director I � f SUBJECT: New Preliminary Application: ) �, hot &artQ,. LOCATION: e . Si di of La\ b.+ Qom opp GlaCie( Gik faun- oy“.e_s PREAPP NO. A meeting with the applicant has been scheduled for ne h. -2i tD.' 00 , Thursday, QL*. , 2Ooo , in one of the 6th floor conference rooms (new City Hall). If this meeting is scheduled at 10:00 AM, the MEETING MUST BE CONCLUDED PRIOR TO 11:00 AM to allow time to prepare for the 11:00 AM meeting. Please review the attached project plans prior to the scheduled meeting with the applicant. You will not need to do a thorough "permit level" review at this time. Note only major issues that must be resolved prior to formal land use and/or building permit application submittal. Please submit your written comments to Skv C1 T Al o,/ at least two (2) days before the meeting. Thank you. - 0 ,,„tx • /444a) H:\Division.s\Develop.ser\Dev&P1an.i4Template\Preapp2 Revised 9/00 yrsY O CITY OF RENTON ,� FIRE PREVENTION" BUREAU '� MEMORANDUM �-c.vNfiO • DATE: October 3, 2000 TO: Steven Taylor, Senior Planner FROM: Corey Thomas, Plans Review Inspector SUBJECT: Preliminary Comments for Talbot Road Plat 1 . The minimum fire flow required is 1 ,000 gpm for dwellings up to 3,600 square feet in area. One fire hydrant is required within 300-feet of the structures. For dwellings over 3,600 square feet minimum fire flow is 1 ,500 gpm and a minimum of two fire hydrants within 300-feet is required. 2. The fire mitigation fees are applicable at the rate of $488 per new lot. This fee is payable prior to recording of the plat. 3. Dead end streets are allowed up to 500-feet long with a 90-foot cul-de-sac. Dead end streets may be extended up to a maximum of 700-feet with all homes sprinklered past 500-feet. Lots 12 through 16 would be required to be sprinklered. Maximum road grade is 15 percent: CT:ct talplat • _ I • • CITY OF RENTON MEMORANDUM DATE: October 24, 2000 TO: Steve Taylor FROM: Paul Lumbert SUBJECT: Talbot Road Plat— Preliminary Application v' Comments Contained In This Report: on Preliminary Review The following comments on development and permitting issues are based upon the pre-application submittals made to the City of Renton by the applicant. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision makers (e.g., Hearing Examiner, Board of Adjustment, Board of Public Works and City Council). Review comments may also need to be revised based on programmatic, site planning and other design changes made by the applicant. Sanitary Sewer: The site is served by existing 8" sewer main located in Talbot Road South. New 8" sanitary main with side sewer stubs will be'required inside the plat to serve the lots. Sidesewer permit cost is $60/connection. Wastewater (SDC) fees of$585/single family residence will be required. • Water: The site is served by existing 12" ductile iron main located in Talbot Road South. All new water main and fire hydrants will be required to meet fire flow and current Fire Codes/Regulations per Renton Fire Department. The site is located in the 350 Pressure Zone and has static Pressure in the main at 61 PSI (350 PZ—220 site elevation =130. 130 x .47 = 61.1 PSI. Water (SDC) fees of$850/single family residence will be required. October 24, 2000 . Page 2 • Surface Water: The storm drainage plan and temporary erosion/sedimentation control plans shall be designed in accordance with the KCSWDM (1990) as adopted by the City of Renton. The system will require retention of the 100 year storm plus 30% for safety factor as a SEPA Condition. The surface water(SDC)fees of$385/single family lot will be required. Street Improvements: The site will require curb, gutter, sidewalk, street paving and street lights on all existing/new public roadways adjacent to or within the plat. Street name signs, traffic control signs and channelization will require separate plan sheets. Traffic mitigation fee of $75/trip will be required. General: Construction permit fees will be required for construction of water mains, side sewer, storm drainage system and street improvements.. The cost of permits are as follows: The first $100,000 is at 5% of the cost of the construction, the second from $100,000 to $200,000 is at 4% of the cost and the third all the amount over $200,000 is at 3% of the cost. Half of the fee must be paid upon application for building and off/on site utility and street improvement construction review. The remainder shall be paid when the permits are issued. H:taylor\talbotrd uc t 3 2 000' .:- ECONOMI A ND NA CHon . MEMORANDUM DATE: ()(A- 7 . 2060 TO: Long Range Planning FROM: Neil Watts, Development Services Division Director SUBJECT: New Preliminary Application: 0.4 e.ocd (a±' LOCATION: E. Sim ofTc,.) 0-4 eor,.A op pas i-re_ Lar_i i'1 (,Y221CTownliou . PREAPP NO. 0 0 -- Please review the attached preliminary project plans for consistency with applicable Comprehensive Plan Policies. Please submit your written comments to 5- ,LJ e 1-a t,) to( no later than c_-- . 2-LA 1 Zcoo . Thank you. We will not be able to. include comments received after this date in the presentation/summary we-prepare for the applicant. S\Te t s Dcs-st 64\14-70,-0 1Z 31 rl/ - o 9-rc orr5 IN -cm corm s-u v.51 U rS PLATi . S\TL 0651 cav , D eN s 17 Y' Prr\rU) FAD u s m i t., (cl a'63 Poler 4try Zra2 1-L'r ?Ns 6rc7v7 w1 7 H I 1N7 of .fl 07V . ?C3L1c r Lv -1-IS N0-re-5T1 7 1D a.opr- Z pss)�,n�rh 6 uL0 ac_e_ure_ o"J /- F - ci 0 4-rvy ery71 Tr( St-(Srem Tc I!V C�Lc �� Coat/ S 1 5 t.,)t c hF TH15 PO L--1 G7i 71 ed2-8 F a rt/en.;-c 5 A cc EN co u rLr4-cis Tc) G2O'vz P o cL�v z I / _ S N zz O zo T HG P c.L_. A-vs Ptc.a 7 i O i H� Ai ccz-Ti•! Nc o71-h�R-- eb U of l S 5 u • C ro C_ 4-Dunctv,v1r��. H:\Division.s\Develop.ser\Dev&Plan.ing\Template\preapp . Revised 9/00 • • CITY OF RENTON • Planning/Building/Public Works MEMORANDUM DATE: October 26, 2000 TO: Pre-Application File No. 00-112 FROM: Steve Taylor, Senior Planner, x7219 SUBJECT: Talbot Road Plat General: We have completed a preliminary review of the pre-application for the above- referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g.,Hearing Examiner, Zoning Administrator,Board of Adjustment,Board of Public Works, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available for purchase for$50,plus tax, from the Finance Division on the first floor of City Hall. Project Proposal: The subject property consists of two parcels equaling 3.63 acres located at approximately the 5400 block of Talbot Road South. The proposal would demo and remove the two existing homes and outbuildings and subdivide the parcel into 25 single-family lots. Zoning/Density Requirements: The subject property is located within the Residential- 14 dwelling units per acre(R-14) zoning designation. The density range required for the R-14 zone is a minimum of 8 to a maximum of 14 dwelling units per acre(du/ac). However, a bonus density to 18 du/ac is allowed if alleys and other amenities are provided. Density calculations are based on net parcel size, excluding sensitive areas and right-of-ways. The proposal submitted is for 25 units on the subject site and arrives at a density of approximately 8.62 du/ac,which is within the required range. A density worksheet is included in your packet. Development Standards: The R-14 zone allows both single and multi-family development and is subject to the following dimensional standards. Minimum Lot Size, Width and Depth—The minimum lot size for single family in the R-14 zone is 3,000 square feet. The minimum lot width is 30 feet and the minimum lot depth of 50 feet. The proposal shown meets these dimensional requirements. Building Standards—The R-14 zone allows a maximum building coverage of 50% of the lot area for single family units. Building height is restricted to 30 feet and 2-stories. From the dimensions shown, it appears that these standards could be met. Pre-App 00-112.doc\ • Setbacks—Setbacks are measured from the property lines to the nearest point of the structure. The required setbacks in the R-14 zone are 18 feet in the front(10' when access is provided from the rear via public street or alley), 15 feet in the rear, 10 feet for side yards along streets, and,5 feet on interior side yards. There appears to be sufficient building area for the construction of the proposed detached single family homes Access: Developing appropriate access is an issue for this proposal. The site is located in an area of the City where large lots still predominate and a fully developed road circulation system is lacking. The City encourages an interconnected road network and dead-end streets are permitted only in instances where a through street is not feasible or desirable. Although no road connection to the east is desirable due to steep slopes, a connection with the narrow parcel to the north would be beneficial. No information is provided regarding the function of Tract B. It appears that it could be available for a future road or pedestrian connection,which we would strongly support. Direct access to residential lots from Talbot Road S. is restricted for safety reasons. Frontage improvements are also required along Talbot Road South. Permit Requirements: Preliminary Plats require Environmental Review, a public hearing and Examiner approval. The estimated time frame for preliminary approval is 8-12 weeks; The application fee is $2,000 for plat and $500 for the environmental review,plus $0.33 per mailing label required for notification to surrounding property owners within 300 feet of the site. A demolition permit is required for the removal of the two existing homes. Certification of an asbestos inspection and abatement of any on-site asbestos is required prior to.issuance of a demolition permit. Please contact the Puget Sound Air Pollution Control Agency for a list of certified inspectors and include a copy of the report with the submittal of the demolition permit application. The quantity of all cut and fills must be disclosed on the Environmental Checklist. Applicants are required to install a public information sign on the property. Detailed information regarding the land use application submittal is provided in the attached handouts. Once preliminary approval is received, the applicant must complete the required improvements and satisfy any conditions of the preliminary approval before the plat can be recorded. Fees: In addition to the applicable building and construction fees,the following mitigation fees would be required prior to the recording of the short plat. Credit for the existing residence would be given. • A Transportation Mitigation Fee based on$75 per each new average daily trip attributable to the project; • A Parks Mitigation Fee based on$530.76 per new single,family residence or$354.51 per each new multi-family unit; and . • A Fire Mitigation Fee based on$488 per new single family residence or$388 per each new multi-family unit. A handout listing all of the City's Development related fees in attached for your review. cc: Jennifer Henning Pre-App 00-112.doc\ 1 y ISSUED BY TRANSNATION TITLE INSURANCE COMPANY GUARANTEE Transnation A LANDAMERICA COMPANY GUARANTEE NUMBER 1b 00b1.3 DEVELOPMENT PLANNING CITY OF RENTON DEC 14 2000 RECE9 ED SUBJECT TO THE EXCLUSIONS FROM COVERAGE,THE LIMITS OF LIABILITY AND THE CONDITIONS AND STIPULATIONS OF THIS GUARANTEE, TRANSNATION TITLE INSURANCE COMPANY a corporation,herein called the Company GUARANTEES the Assured named in Schedule A against actual monetary loss or damage not exceeding the liability amount stated in Schedule A which the Assured shall sustain by reason of any incorrectness in the assurances set forth in Schedule A. IN WITNESS WHEREOF,TRANSNATION TITLE INSURANCE COMPANY has caused its corporate name and seal to be hereunto affixed by its duly authorized officers,the Guarantee to become valid when countersigned on Schedule A by an authorized officer or agent of the Company. TRANSNATION TITLE INSURANCE COMPANY �� /� /- :01INS(/,, r Attest: G✓. ( '/a4,s/�c?RA/24;,,Q, r2��NCORPORAlfp4�3 By: 0.4-1- '^ . 4(24- vSEPL 16,1991 2�Secretary �� President * ABlZOtgk Ar*I CLTA Guarantee Face Page(Rev 12-15-95) ^----- .....ni ... Art l IS ILI.0 TRANSNATION TITLE INSURANCE COMPANY 1445.0 N.E. 29TH PLACE BELLEVUE, WA 98007 PACIFIC ENGINEERING COUNTERSIGNED: 4800 S 188TH ST #360 SEATAC, WA 98188 Attn: LOU LARSEN 42 46 8589 1-800-441-7701 JO . J NES, MARK S . NIKLASON, Y MC RORY or J. JAY PUGH (F (4 5) 646-8593) SUBDIVISION GUARANTEE SCHEDULE A Order No. 870121 Liability: $320 . 00 Premium: $320 . 00 Customer No. --- Tax: $ 27 . 52 Total : `347 . 52 1 . Name of Assured: PACIFIC ENGINEERING 2 . Date of Guarantee : October 18, 2000 at 8 : 00 A.M. THE ASSURANCES REFERRED TO ON THE FACE PAGE HEREOF ARE: That according to those public records which, under the recording laws, impart constructive notice of matters affecting title to the following described land: See "LEGAL DESCRIPTION: " The estate or interest in the land which is covered by this guarantee is: Fee Simple Title to the estate or interest in the land is vested in: WOODDALE PROPERTIES, LLC, A WASHINGTON LIMITED LIABILITY COMPANY subject to the Exceptions shown below, which are not necessarily shown in order of their priority. EXCEPTIONS : 1 . Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on land or by the public records. , ( ( p EXCEPTIONS (continued) Order No. 870121 2 . (a) Unpatented mining claims; (b) reservations or exceptions in Patents or in Acts authorizing the issuance thereof; (c) Indian treaty or aboriginal rights, including, but not limited to, easements or equitable servitudes; or, (d) water rights, claims or title to water, whether or not the matters excepted under (a) , (b) , (c) , or (d) are shown by the public records. 3 . Title to any property beyond the lines of the land expressly described herein, or title to streets, roads, avenues, lanes, ways or waterways on which said land abuts, or the right to maintain vaults, tunnels, ramps or any other structure or improvement; or any rights or easements therein unless such property rights or easements are expressly and specifically set forth in the land described herein. 4 . GENERAL PROPERTY TAXES and SERVICE CHARGES, as follows, together with interest, penalty and statutory foreclosure costs, if any, after delinquency: (1st half delinquent, May 1; 2nd half delinquent, November 1) Tax Account No. Year Billed Paid Balance 312305-9137-08 2000 $1, 850 .40 $925 .20 $925 .20 Total amount due, not including interest and penalty: $925 .20 Levy Code : 2127 Assessed Value Land: $62 , 000 . 00 Assessed Value Improvements : $80, 000 . 00 (Covers Lot 1) 5 . GENERAL PROPERTY TAXES and SERVICE CHARGES, as follows, together with interest, penalty and statutory foreclosure costs, if any, after delinquency: (1st half delinquent, May 1; 2nd half delinquent, November 1) Tax Account No. Year Billed Paid Balance 312305-9072-05 2000 $3 , 123 . 51 $1, 561 . 76 $1, 561 . 75 Total amount due, not including interest and penalty: $1, 561 . 75 Levy Code : 2127 Assessed Value Land: $ 99, 000 . 00 Assessed Value Improvements : $141, 000 . 00 (Covers Lot 2) 6 . EASEMENT AND THE TERMS AND CONDITIONS THEREOF: PURPOSE: - Ingress, egress and utilities AREA AFFECTED: Over the North 30 feet of the following described real property: The South 525 feet of the Southeast 1/4 of the • Southeast 1/4 of Section 31, Township 23 North, Range 5 East W.M. ; Except the East 300 feet thereof; and except County Road RECORDING NO. : 7507290365 Page 2 • S P EXCEPTIONS (continued) Order No. 870121 7 . ALL COVENANTS, CONDITIONS, RESTRICTIONS, RESERVATIONS, EASEMENTS, OR OTHER SERVITUDES, if any, disclosed by Short Plat No. 674217 _ recorded under King County Recording No. 7603170525 . RIGHTS OR BENEFITS, IF ANY, WHICH MAY BE DISCLOSED BY THE RECORDED DOCUMENT (S) ABOVE AFFECTING LAND OUTSIDE THE BOUNDARY DESCRIBED IN SCHEDULE A. 8 . DEED OF TRUST AND THE TERMS AND CONDITIONS THEREOF: GRANTOR: Wooddale Properties, LLC, a Washington Limited Liability Company TRUSTEE: PSM Financial Management Corp. , a Washington Corporation BENEFICIARY: KeyBank National Association, a National Bank ADDRESS : P.O. Box 90, Seattle, WA 98111-0090 LOAN NO. : 1187228-9001 ORIGINAL AMOUNT: $300, 000 . 00 DATED: July 30, 1998 RECORDED: August 3, 1998 RECORDING NO. : 9808031058 Investigation should be made to determine the present balance owing with the appropriate lender/agency/individual . NOTE 1 : The liability amount shown on Schedule A herein is a minimum, because no specific liability amount was requested at the time the application for title insurance was made. Please contact your title officer if a greater liability amount is required, for which an additional fee will be charged. NOTE 2 : The following may be used as an abbreviated legal description on the documents to be recorded, per amended RCW 65 . 04 . SAID ABBREVIATED LEGAL DESCRIPTION IS NOT A SUBSTITUTE FOR A COMPLETE LEGAL DESCRIPTION WITHIN THE BODY OF THE DOCUMENT. LOTS 1 & 2 S .P. NO. 674217 REC. NO. 7603170525 JLB/rr ENCLOSURES : Sketch Vesting deed Recorded encumbrances • Page 3 Order No. 870121 LEGAL DESCRIPTION: LOTS 1 AND 2 OF SHORT PLAT NO. 674217, ACCORDING TO THE SHORT PLAT RECORDED UNDER KING COUNTY RECORDING NO. 7603170525; SITUATE IN THE CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON. Page 4 • ..., T,..,'!A I•2r le!l saael !r17V!LJVEiSt .-xffi x• ., P"' • 4 i . u. • r I ,'31 O. ,. _- -'—-- _ - l e N/S, r 'V ......'j ,P.,...; u r-.d .- - .... ..:].. . '\ .�'n7 W 4 , 4G2 04 • 75 - F F.-- ••�- 0 .�: !�3' REN SP 068-87 v 8806219005 c ' — — — -- "7.0 '� veraac•w' �_�-_ -•LOT i :,. sw.•i- - - �.� LOT 2 ,I' d • la. ® `_'�SL•y4fle roar if t :z 0.1 , s N \� , T A.�,4 — in cp o / +-- b • n. •_ 4e-t - - tilt. • _c� rtil �\�otj2�J ,+R.,R PCL 1 PCL. 2 16) r to k , PCL. w SQ cI a �,� 56,4 1-0 ( 6g6 ,.s,u p(I ,�.... .e. CI _ - H ti C 1 6 ..I ! - ,,It LOT x k ' sd� 0'' r i-26-36.7w vim .'_�.-." s z \\ 1308.679 • This sketch is provided, without charge, for your information. It is not intended to show all matters related to_ the property including, but not limited to, area, dimensions, easements, en- croachments, or location of boundaries. It is not a part of, nor does it modify,.the commitment or • policy to which it is attached. The Company assumes NO LIABILITY for any matter related to this sketch. References should be made to an accurate survey for further information. A 9 SCHEDULE OF EXCLUSIONS FROM COVERAGE OF a GUARANTEE obtaining witnesses,prosecuting ;;;':..nding the action or lawful act which in the opinion of the Company may be necessary or desirable to establish the title to the estate or interest as • 1. Except to the extent that specific assurances are provided in Schedule A of this stated herein,or to establish the lien rights of the Assured. If the Company is prejudiced by Guarantee,the Company assumes no liability for loss or damage by reason of the the failure of the Assured to furnish the required cooperation,the Company's obligations to following: the Assured under the Guarantee shall terminate. (a) Defects,liens,encumbrances,adverse claims or other matters against the title,whether or not shown by the public records. 5. Proof of Loss or Damage. (b) (1) Taxes or assessments of any taxing authority that levies taxes or In addition to and after the notices required under Section 2 of these Conditions assessments on real property;or,(2) Proceedings by a public agency which may result in and Stipulations have been provided to the Company,a proof of loss or damage signed and taxes or assessments,or notices of such proceedings,whether or not the matters excluded sworn to by the Assured shall be furnished to the Company within ninety(90)days after the under(1)or(2)are shown by the records of the taxing authority or by the public records. Assured shall ascertain the facts giving rise to the loss or damage. The proof of loss or (c) (I) Unpatented mining claims;(2)reservations or exceptions in patents or dattiage shall describe the matters covered by this Guarantee which constitute the basis of loss in Acts authorizing the issuance thereof;(3)water rights,claims or title to water,whether or or damage and shall state,to the extent possible,the basis of calculating the amount of the not the matters excluded under(1),(2)or(3)are shown by the public records. loss or damage. If the Company is prejudiced by the failure of the Assured to provide the required proof of loss or damage,the Company's obligation to such assured under the 2. Notwithstanding any specific assurances which are provided in Schedule A of this Guarantee shall terminate. In addition,the Assured may reasonably be required to submit to Guarantee,the Company assumes no liability for loss or damage by reason of the examination under oath by any authorized representative of the Company and shall produce following: for examination,inspection and copying,at such reasonable times and places as may be (a) Defects,liens,encumbrances,adverse claims or other matters affecting the designated by any authorized representative of the Company,all records,books,ledgers, title to any property beyond the lines of the land expressly described in the description set checks,correspondence and memoranda,whether bearing a date before or after Date of forth in Schedule(A),(C)or in Part 2 of this Guarantee,or title to streets,roads,avenues, Guarantee,which reasonably pertain to the loss or damage. Further,if requested by any lanes,ways or waterways to which such land abuts,or the right to maintain therein vaults, authorized representative of the Company,the Assured shall grant its permission,in writing, tunnels,ramps or any structure or improvements;or any rights or easements therein,unless ' for any authorized representative of the Company to examine,inspect and copy all records, such property,rights or easements are expressly and specifically set forth in said description. books,ledgers,checks,correspondence and memoranda in the custody or control of a third (b) Defects,liens,encumbrances,adverse claims or other matters,whether or party, which reasonably pertain to the loss or damage. All information designated as not shown by the public records; (1)which are created,suffered,assumed or agreed to by confidential by the Assured provided to the Company pursuant to this Section shall not be one or more of the Assureds;(2)which result in no loss to the Assured;or(3)which do not disclosed to others unless,in the reasonable judgment of the Company,it is necessary in the result in the invalidity or potential invalidity of any judicial or non judicial proceeding which administration of the claim. Failure of the Assured to submit for examination under oath, is within the scope and purpose of the assurances provided. produce other reasonably requested information or grant permission to secure reasonably (c)The identity of any party shown or referred to in Schedule A. necessary information from third parties as required in the above paragraph,unless prohibited (d) The validity,legal effect or priority of any matter shown or referred to in by law or governmental regulation,shall terminate any liability of the Company under this this Guarantee. Guarantee to the Assured for that claim. GUARANTEE CONDITIONS AND STIPULATIONS 6. Options to Pay or Otherwise Settle Claims: Termination of Liability. 1. Definition of Terms. In case of a claim under this Guarantee,the Company shall have the following additional The following terms when used in the Guarantee mean: options: (a)the"Assured": the party or parties named as the Assured in this Guarantee, (a)To Pay or Tender Payment of the Amount of Liability or to Purchase the or ona supplemental writing executed by the Company. Indebtedness. (b)"land": the land described or referred to in Schedule(A)(C)or in Part 2,and The Company shall have the option to pay or settle or compromise for or in the name of the improvements affixed thereto which by law constitute real property. The term"land"does Assured any claim which could result in loss to the Assured within the coverage of this not include any property beyond the lines of the area described or referred to in Schedule Guarantee,or to pay the full amount of this Guarantee or,if this Guarantee is issued for the (A)(C)or in Part 2,nor any right,title,interest,estate or easement in abutting streets,roads, benefit of a holder of a mortgage or a lienholder,the Company shall have the option to avenues,alleys,lanes,ways or waterways. purchase the indebtedness secured by said mortgage or said lien for the amount owing (c)"mortgage":mortgage,deed of trust,trust deed,or other security instrument. thereon,together with any costs,reasonable attorneys'fees and expenses incurred by the (d) "public records": records established under state statutes at Date of Assured claimant which were authorized by the Company up to the time of purchase. Guarantee for the purpose of imparting constructive notice of matters relating to real property Such purchase,payment or tender of payment of the full amount of the Guarantee shall to purchasers for value and without knowledge. terminate all liability of the Company hereunder. In the event after notice of claim has been (e)"date": the effective date, given to the Company by the Assured the Company offers to purchase said indebtedness,the owner of such indebtedness shall transfer and assign said indebtedness,together with any 2. Notice of Claim to be Given by Assured Claimant. collateral security,to the Company upon payment of the purchase price. An Assured shall notify the Company promptly in writing in case knowledge shall come to Upon the exercise by the Company of the option provided for in Paragraph(a)the Company's an Assured hereunder of any claim of title or interest which is adverse to the title to the estate obligation to the Assured under this Guarantee for the claimed loss or damage,other than to or interest,as stated herein,and which might cause loss or damage for which the Company make the payment required in that paragraph,shall terminate,including any obligation to may be liable by virtue of this Guarantee. If prompt notice shall not be given to the continue the defense or prosecution of any litigation for which the Company has exercised Company,then all liability of the Company shall terminate with regard to the matter or its options under Paragraph 4,and the Guarantee shall be surrendered to the Company for matters for which prompt notice is required;provided,however,that failure to notify the cancellation. Company shall in no case prejudice the rights of any Assured under this Guarantee unless the (b)To Pay or Otherwise Settle With Parties Other Than the Assured or With the Company shall be prejudiced by the failure and then only to the extent of the prejudice. Assured Claimant. To pay or otherwise settle with other parties for or in the name of an Assured claimant any 3. No Duty to Defend or Prosecute. claim assured against under this Guarantee,together with any costs,attorneys'fees and The Company shall have no duty to defend or prosecute any action or proceeding to which expenses incurred by the Assured claimant which were authorized by the Company up to the the Assured is a party, notwithstanding the nature of any allegation in such action or time of payment and which the Company is obligated to pay. proceeding. Upon the exercise by the Company of the option provided for in Paragraph(b)the Company's obligation to the Assured under this Guarantee for the claimed loss or damage,other than to 4. Company's Option to Defend or Prosecute Actions;Duty of Assured Claimant to make the payment required in that paragraph,shall terminate,including any obligation to Cooperate. continue the defense or prosecution of any litigation for which the Company has exercised Even though the Company has no duty to defend or prosecute as set forth in Paragraph 3 its options under Paragraph 4. above: (a)The Company shall have the right,at its sole option and cost,to institute and 7. Determination and Extent of Liability. prosecute any action or proceeding,interpose a defense,as limited in(b),or to do any other This Guarantee is a contract of Indemnity against actual monetary loss or damage sustained act which in its opinion may be necessary or desirable to establish the title to the estate or or incurred by the Assured claimant who has suffered loss or damage by reason of reliance interest as stated herein,or to establish the lien rights of the Assured,or to prevent or reduce upon the assurances set forth in this Guarantee and only to the extent herein described,and loss or damage to the Assured. The Company may take any appropriate action under the subject to the Exclusions From Coverage of This Guarantee. terms of this Guarantee,whether or not it shall be liable hereunder,and shall not thereby The liability of the Company under this Guarantee to the Assured shall not exceed the least concede liability or waive any provision of this Guarantee. If the Company shall exercise its of: rights under this paragraph,it shall do so diligently. (a)the amount of liability stated in Schedule A or in Part 2; (b)If the Company elects to exercise its options as stated in Paragraph 4(a)the (b)the amount of the unpaid principal indebtedness secured by the mortgage of Company shall have the right to select counsel of its choice(subject to the right of such an Assured mortgagee,as limited or provided under Section 6 of these Conditions and Assured to object for reasonable cause)to represent the Assured and shall not be liable for Stipulations or as reduced under Section 9 of these Conditions and Stipulations,at the time and will not pay the fees of any other counsel,nor will the Company pay any fees,costs or the loss or damage assured against by this Guarantee occurs,together with interest thereon; expenses incurred by an Assured in the defense of those causes of action which allege matters or not covered by this Guarantee. (c)the difference between the value of the estate or interest covered hereby as (c)Whenever the Company shall have brought an action or interposed a defense stated herein and the value of the estate or interest subject to any defect,lien or encumbrance as permitted by the provisions of this Guarantee,the Company may pursue any litigation to assured against by this Guarantee. final determination by a court of competent jurisdiction and expressly reserves the right,in its sole discretion,to appeal from an adverse judgment or order. S.Limitation of Liability. (d)In all cases where this Guarantee permits the Company to prosecute or (a)If the Company establishes the title,or removes the alleged defect,lien or provide for the defense of any action or proceeding,an Assured shall secure to the Company encumbrance,or cures any other matter assured against by this Guarantee in a reasonably the right to so prosecute or provide for the defense of any action or proceeding,and all diligent manner by any method,including litigation and the completion of any appeals appeals therein,and permit the Company to use,at its option,the name of such Assured for therefrom,it shall have fully performed its obligations with respect to that matter and shall this purpose.Whenever requested by the Company,an Assured,at the Company's expense, not be liable for any loss or damage caused thereby. shall give the Company all reasonable aid in any action or proceeding,securing evidence, CONDITIONS AND STIPULATIONS CONTINUED ON BACK COVER CLTA Guarantee Conditions and Stipulations Form 2015-7 (Rev.12-15-95) ________ • ■ • NameWooddale Properties LLC maims Fifth Avenue. Suite 2200 Seattle. Washington 98101 • 664974sp Reference° (If applicable): Tim Grantor(s):(1) Bing Owen H. (2) Bing Family at (1/2) 0 . Grantee(s):(I) Wooddale Properties LLC (2) / Addit. Grantor(s) on pg. Addit. Grantee(s) on pg. t' Legal Description(abbr.): . Addit. legal(s) on pa. Assessor's Tax Parcel IDO Acct 0312305-9137-08 & 312305-9072-05 STATUTORY WARRANTY DEED THE GRANTOR Owen H. Bing. a widower, as to an undivided 1/2 interest and gwen H. Bins. Trustee of the Estate of The Helen G. Slog Famdl Trost to an uadiwed 1/2 interest for and in consideration of TA AID MO/100 D[1LIJlRSR AND OTHER VALUABLE COSSIDEBATIOS in hand paid conveys and warrants to_ Wooddale Froperties.LLC a Washington limited liability 1f7 coupany. the following described real estate, situated in the County of CP EXIG State of Washington: C LOTS 1 AND 2 OF SHORT PLAT MO. 674217. ACCORDING TO THE SST PLAT 0? RECORDED UNDER KING COJwri RECORDING NO. 7603170525; Q SITUATE Id THE CITT OF REN ON. COONT! OF LING, STATE OF iIASHIJG1OE. SUBJECT TO:-Attached hereto as Exhibit "A" and by this reference . • incorporated herein. FILED FOR RECORD AT THE REQUEST OF TRANSNATION TITLE INSURANCE CO. r.- --- d. July 29, 1 •,,//g111 �am r rir' s IOW. -, ,- - 1 ng. Trus ee o t e •- of The Helen G. Sins Family Trust S - - STATE OF WASHINGTON COUNTY OF KING t as. • On this day personally appeared before me Owen H. ding to me 3s known to be the individual(s) described in and o executed the within and foregoing instrument, and acknowledged tha�signed the sane as free and voluntary act and deed, or the a and purposes therein � g mentioned. p� $ GIVEN under my hand and offic "real this 's t ay •4. 19�0 . �� . ;kW .d F/A I a i So -'n•11c #pand �o-r the Stet of Washington. residing at expires: ' appoints, expires: -1-70/j0/ " 011ICY1LaEAL r SHERRI L FEU.ETIER . • _ • s ■osAI r-labofIrdisee my__W Be ss 4-141 • % !g • . G TRANSNATION TITLE INSURANCE COYPMMY • E16299Bo O18/O3/99 711E0.00 ' 400000-00 r wa�.s.w-r r ems•.+ s.-iw ee v- ... • e • ....yy��yyYJ EXHIBIT"A" e� SueXto: -- - AII covenants,conditions restrictions,reservations,easements or other ServtWdes,tf any,disclosed by Short Plat No.074217 recorded under long County Recording No.7603170525. Easement and the terms and conditions thereof: Purpose: Ingress,egress and utilities • Area Affected: Over the North 30 feet of the fallowing described Property: The south 525 feet of the SOttttieaSt 1/4 Of the Southeast b4 of Section 31,Township 23 North Range 5 East, W.M.; Except the East 300 feet thereof r, And except county Road Recording No: 750729036 (C) - - - _- - • L�f -`l°'_ -�-,tee .;+.=i-�-+-.� RrtP' ' _._.,_ ... .. ..-.... •-1:-•. ...,, -�� • , .- ,. -. . -..,..I....,., .....^.„.•,...?•;....,,-..•,.••`j, .4.' ' •'.-••••• ••,•-•--:.••-i. •,,rf-r.'-r. ' • . • 1 -- ... . ..•..• r--- . .- .- • . . . iii--i• tn 4 _ . . . • -• ' • • •- . 1 • :•e• I 7,4 . ... . . _ ._.. . _ - 7 _ . 1 - t . -. .. ,, 1' . i • -- . .-, $ I.•,.. . .w.". liminullealiku S ' I • • - • - . ,•:.: C:0 , -—•- '...Mit Ort e MCK.ilt4WIWOOIP -... ..-. mu pasupd JO pireiti c,rt an,....6.. ..34, ,.:., --"-Fgt-• .---.3 "1."-'1""-- •..,. •6 i/"''''; -ili SUIPMOU aniU'MC 1 41 la I a lit 1r i-a* . - -. • MunimilieD voleuiligmeN/D-owalliaLJOi POO Or Oiliiel ' . .. 6••V/141 a*A . • P z-. / - 11111■1°- ._• ., ,,..-." -"..-....-:,':.s-.:'"r`...--.-•----,'-.....'"''-'••._ - - - .-..??•••:'•--:,...-:4111, ..--• --•-• • - ,. •.....•::, _ - - -- est.-- • . —--- Jo Asp -• •- -- -egli PPM Ilifatile PUe PUM1 AU'•lePLWI MIMI •• .... .... .. ..-r- ' '"1..."'VP . .• . . .4.... -..r.. . • 111.14=1•211 ow ut poluagustu upicidild pi r 7544'4;4:m.94 "&mod Liam ..• _--$..t1c. • /13 los MOILEliaA. - 011.mull•1111110 ot • javayis 4., tueuse/a4 1,14-diatig: .,•.., sarm(aappotatiiii ukilliptin IISOLURRILN--,SILO"— lila*"ill41/014-- .. --i Ulm-- iiitimmotages ix}sAid .1114•Miligi Peigeddi 41144%uolamd MR Si r-v•,? ....;... .# 1, 00 wig ecluspywo Aappoppis emu JO AMAta/7 AMMO 1 !rt.; - ( i0 Alunwa 'arzi • 4 do E.LVIS . .. _-• ,. . . -..5 . . . .. _ . . . . . . .4; ..,. . .... . • . , • . ._ .. _,. ._. _ . . . . - . . - . ,•-.- „,..... . _ •-- - - - - - .. _• • . • • • - . • • • I • _ . . •• - - - • - - • •- - ' ' •..'••..:'•:".'"- '--t t',7- '-:'`,,-,• -tv7-- s,Fer.. 1-:f.ttiir_scii-_--rt-'t: ie:''•"-‘;''.••••• •'•.."• ."...- • I ,-•--—•-•-,n-_---,%-.7--,..-‘74----.-:--....-..,-.".:-.-:••-',..-`-etrrt.:7--!'"7--- !.,-,-.-,--,-,-r:•-,7---,---^-^7--- --"-" - -—"-''"•• '- . . • .. _ . . . _ _ . . . .. _. ---.-..-•-••• ..........--7,.----Y:•-_,;.„e",-:'.._ ' i.4.:. `i.,:. ..."."..... : --:•--=::.="--... .7.-::::-z,---.•:;-._7_;__-:-. __-_:z.-:,-.,.-..--7-:;...7.7-•:,..7:::-..:-.7.7-...';!-1.-L-..7.7.•:--77.-..-;..-- -:-..,•----..--=---.-- ---.2-7.--7='-...----.--.Z.----.7.:.'"-''-f.--.:-• -•••••••-_ .-.M.666-m........--6.-.-...-.......-...-_ - - • 0 „. 6 . . • ) , . _. • . • r ; • • RETURN TO: KEYBAN1C NATIONAL ASSOCIATION Residential Construction Loam.WA-31-10-3286 P.O.Box 90 • Seattle.WA 98111-()090 • Ann: Cheryl Gardner • •% • 1144 DEED OF TRUST Loan No. 1187228-9001 TRANSNATION TITLE ORDER I3104842.—2 ,e This Deed of Trust is a Security Agreement and Financing Statement under Article 9 of.the Uniform Commercial Code (RCW 62A.9), with Grantor as Debtor and *Beneficiary as Secured Party l THIS DEED OF TRUST, ASSIGNMENT OF RENTS,SECURITY AGREEMENT AND FIXTURE7FILING ("Deed of Trust,is male as of JULY 30, 1998 by and among: Grantor(Borrowerl: WOODDALE PROPERTIES,LLC,A WASHINGTON LIMITED LIABILITY COMPANY 1420 FIFTH AVENUE.SUITE 2200,SEATTLE,WA 98102 tN Gramm(Trustee): PSM FINANCIAL MANAGEMENT CORP.,A WASHINGTON CORPORATION P.O. BOX 90,SEATTLE,WA 98111-0090 WA-31-10-5286 /Grantee. (Lender): KEYBANK NATIONAL ASSOCIATION.A NATIONAL BANK RESIDENTIAL CONSTRUCTION LOAN DEFT. P.O. BOX 90.SEATTLE,WA 98111-0090 WA-31-10.5286 o(Gramor is also referred to herein as'Borrower.'and Grantee(Lender)as 'Lender or try, f-r BORROWER HEREBY GRANTS,ASSIGNS AND CONVEYS to Grantee(Truism),in trust for the benefit of Beneficiary, with power of sale, all of Borrower's present and future ame. right, title. and interest in the following described real property in ICING County.WASHINGTON: ABBREVIATED LEGAL: LOTS l AND 2 S.P.NO.474217 REC NO 76033170525 r9:a •1 LEGAL DESCRIPTION PAGE 8 (Exsusri' A) IS ATTACHED HERETO AND MADE A !ART 4r THEREOF. ice_ by ASSESSOR'S PROPERTY TAX PARCEL ACCOUNT NUMBER(S): 31230 9137.OS AND ; 312305-907245. together with all other Property described below. This Deed of Trust, including the sigameat of Rents and • Lanes and security interests granted berein. is given to active payment and performance of the.Secured Obligations described below. THE NOTE(S) EVIDENCING THE SECURED OBLIGATIONS CONTAIN PROVISIONS FOR $ ADJUSTMENTS IN THE RATE OF INTEREST. 'Secured Obligations'includes: (a)Performance of each agreemem of Grantor ooataiaed in this Deed of Trust: (b) Payment of THREE HUNDRED THOUSAND AND NO/100TTIS DOLLARS($300,000.00)plus interest . sf and other amounts owed to Lender as evidenced by a promissory note dated JULY 30. 1998 including all modifications, ertensioru,renewals and repiacemerts•thanof:and. (c)All other misting and fume obligations of Grantor To Beneficiary. regardless of whether such obiipadom are (I) reined by dass or kind. (II) now contemplated or not,or(iii)identified as being seared hereby. Some or all of the Indebtedness sotasi d by this �A Deed of Trust mar include a revolving line of credit with a variable tate of iaterdt. Under the revolving line, Leader will matte periodic advances to Borrower. which may be repaid and Pe �.e�,� I r vORMMI raacarimcrrpoc . FILED FOR RECORD�` O 1 TRANSNATION TITLE INSURANCE CO. • • F_r_ r - .i'3f r� •- C' ~ ~ Y� .lf.. � - • .a- jv Y_3 • - y..v . • . :-.:.',..!.. .'-qit ot ' • '..';'.7r ...!: •. ; i ! :: : '. H . . .c1,,,:..i1:;!. '-'4 tIA ' .11 lip I' I Iiji �� iij ' H r. IP . . .i., . ..:. . L :li ill 14.'::1 AMII'IId1' . ..-. ::..:.i . ., , IL J1 V I . 111 bl . 2 4421 11 ' fball 1 111! i . 1111. 4 hi 411' .0. ',iH 911 111 f 11 ' 1 - b '. v 48 4.1111 I i.. : 4ililotg vi 1.t% ill 11 i 'll . 1 . 11 1,-- ! H N 11 1 V1 12I 1 II J •.. ii (i$ jilt gg1;i B .t gg p r. ii9 ° s :}ar 1 o pil 5 ql • 1 5 1 9 . 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L i .11 •H -:-; v. ifliIIii1i! tilligtIIi1I1 u 11114 ma's p dhlh'J : 1'.iti 111 10;1 f 1 . 11'ils RI4 if Al; isjill iii 111114 . 1 • H • ..,1 t WI" ' 1 . 1.1 - Iiiiiir 1 ..1 4 . H7 . ..,.,qi w• iti I hitq IrflI ' ' III R , ,rt, 1 & 7 4.1ji; ' . . ;: . 011Wiliii !TR41: 1. 'ia-1 1.7 1101 11111111ill 1114 I :,..; 4111111111! iii; 4141, /TIT 4 4 .gilillik ONO k, ; ;.I lit 104-4 1 ilTip 1011R6 11114 6111; 4 I/ 1 0 F ' ! H ' 6 " Ell I 111 1 n it I IR FP 11.. tatliti Pe! [ g it I I II. li.iF 116 0:alitill VI. ' . H . .:, 4r1 a TT' R il E Al, 42 F gill ' A ! ' RINill iiIR 81 ir i 4 11 LIII : 16. lil!1IIIE!!i isi. iIi!iiiIio• age. � a � r iiii! �� ., 111111 r.. +.s,:' .; ,i .. : i i 1. , t:A t•. . INTS' ' • have no further responsibility with respect thereto. If Grantor transfers the Property. and Reserves are later _- _ L 1—tnr�l n shall at the time of such transfer specifically instruct Lender to the contrary. When the Secured Obligations are fully satisfied.Lender will refund to Grantor any remaining Reserves. ■ 10. RESTRICTIONS ON TRANSFER AND ENCUMBRANCE. Grantor agrees that the Secured Obligations are personal to Grantor.and neither the Property nor any interest therein shall be encumbered,sold(by contract or otherwise),conveyed,or otherwise transferred by Grantor,nor shall there be any change in(i)the ownership or control of more than 25%of Grantor's stock if Grantor is a corporation.(ii)the ownership or tamed of any general partnership interest in Grantor if Grantor is a general or limited Wes, (iii)the ownership of any beneficial interests if Grantor is not otherwise a natural perm(s).or(iv)the majority ownership of stock or any general partnership interest in any corporation or partnership that has an ownership interest in Grantor. Any such action without Lender's prior written consent shall be deemed to increase Leader's risk. and shall be a material default hereunder. if Lender Meets in its sole discretion to consent to any such action, Lender may condition ie consent on such terms and conditions as Lender may require,such as ptyrnetr of a transfer review fee and/or assumption fee,and/or an increase in the interest rate on the Secured Obligations(but such increase will not exceed an additional 2%per annum). Lender shall not be required to release the original obligor or any other party liable for the Secured Obligations. 11. UCC SECURITY AGREEMENT. This Deed of Trust is a security agreement under the Uniform commercial Code('UCC')with respect to:(a)any Property that,under applicable law, is not real property or effectively made part of the real property by the provisions of this Deed of Trent; and(b) any and all other property now or hereafter described on any UCC financing statement naming Grantor as Debtor and leader as Secured Party in any way connected with the use and enjoyment of the Property (all of which shall be 'Property' for purposes of this Dad of Trust); and Greaser hereby grams lender a security interest in all property described in clauses(a)and(b), but it is the intent of the parties that all such property shall be regarded for all purposes as part of the real property. Lender shall have all rights and remedies of a secured party under the UCC. in addition to all rights and remedies provided herein(including without limitation the right to cause • such Property to be sold by Trustee under the power of sale granted herein).and/or otherwise provided by law. Lender may Proceed against the sty separately or ingather. and in any order whatsoever. at Leader's option. On demand following default, Grantor will assemble any items of personal property and make them 0 available to leader at the Property(which is agreed to be reasonably convenient to both parties). leader shall qui give Grantor at bast five days prior written notice of the time and place of any public sale or other disposition '3 of such Property or designating the date on or after which any private sale or other disposition will be made. CDProperty at may be sold in e or more public or private sales and to say person(s). as permitted by applicable law. Expenses incurred in realizing on such Property shall be part of the Seared Obligations. 12. ASSIGNMENT OF RENTS & LEASES: APPOINTMENT OF. RECEiVEI . (a) Grantor hereby absolutely and unconditionally assigns and tr�fers to Lender all right. title sad irterat of Gnmtor m(i)any and all present and future leases and other agreements for the occupancy or use of all or any part of the Property.and any and all eslemioes,renewals and replacements thereof(lively. ') ').(ii)all cash or security deposits. advance nmtala and deposit of a similar ranee under the Leases. (iii) all guarantees of payment and/or performance of Leases, and (iv) all rests. resin. profits and revenues (collectively Menial _ . now or hereafter due in connection with the Leases or the Property. !.ender may enflame this assignment •*r• withoutfirst resorting to or g any security or wllataal for the indebtedness secured hereby. ibis ` • exhausting assignment shall terminate when this Deed of Tout is recooveyed. • (b) Prior to default, Granter shall have a revocable license to collect and receive Rents. but upon defeat', • Lender may deliver written notice to Grantor revoking Grantor's right to collect rents and 1.mider shell thereafter be entitled to all Rents. Grantor will direct tenants or ooanpmts of the Property to pay Rents to Lender upon Lender's demand, and agrees such tenants or occupants shall simply rely on Leader's nouns, • without further investigation. Grantor hereby authorizes Lender as Grantor's attorney-in-fact to provide such notices if Grantor shall fail or refine to do so. Grantor agrees that Rents paid to lender shall discharge the payers' obligations to Grantor. Linder may exercise, in Leader's or Grantor's name. all rights and remedies available to Grantor.wiuh respect to collection of Rem. but Lender shall not be obligated to perfbrw_any of — • Grantor's obligations under the Leases. Lender shall be entitled to obtain appointment of a receiver,who shall take control of the Property and shall have authority to take any action deemed necessary or desirable with regard to operation and maintenance thereof,to the same extent as Grantor could do. If Grantor or any affiliate of Grantor shall occupy any part of the Property. they shall be required to pay a reasonable natal for the space so occupied. and upon failure to do so, such party may immediately be removed from the Property by my appropriate proceeding. Lender shall be entitled to the appointment of a receiver regatditas of the adequacy of Leader's security,and Grantor hereby consents to appoiremeau of a receiver without bond. The receiver shall have, in addition to all customary rights and powers, all rights and powers granted to lender bdetmder, and shall be entitled commonable compensation for managing the Property. Nothing herein shall as ttytne Lender a 'mortgagee in possession' prior to actually taking possession of the Property. and appointment of a receiver shall not constitute possession by Lender. • • 4 `1 3;111 PTiMPIIITi iiiiiiillii li ! I!! 4111151 II, :: .::'. L A III Nfitial ill " it , igli 14. 1 1 i I ..(- lila , a 1 .411ill ' iu"hI . '.._ - ';. i t' ;12. c Is 91;a4Ust : tcogie ' 1 111-: i ka ht. Vili iir 41! 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'•t-14F. .. . .. 1 i f THIS NOTARY A s • • a i r t _ ' • :A ACC TO - _ • :loll • i - - - Stabs ofWAS 4'WN _ ". sees :.._. _ ...___.�.___....-. ..._� County of I certify that l Jossaa-wJosses thaS-21Nr*ry lar?..isasc*rrwrsiso • __. appeased before me,and said petaew ackirowieigai that ha Aped Mir boatmen&die dads coated that he was authorised to axenads the iusbsnrsmt awl adwowkal ed eft as the Mmreesirst seabed of Wooddale Properties LLC to be the free and nohastary ad of dada eeltty for the saes and proposer mentioned in the fw.trsorhmrG ' ,I 1P1.1. _ . Detest 9114 Notary- --" "- ' ,l;"7:,:i t GTOM - - - 31 yappv rdrweatarpiss= -JI.TI- - L rQlE1>Qi - :. ._ etwIrailla-lididiftilisbe etraeebresetm4 i.a1 . . •_ .. . . . . _ . - _ _ . _ .. ...:. v .�;:T. fiCCtEsrFOR DIVEY11iiCE TOl Rl1ST� IRThe uaetaipned is fire holder offe nob(s) amuse by fhb Deed of Met. Said;slash tops ir•alball eater `. iidebledneas seamed bye'',Deed of Dud.have been pit In full. You ar hereby dierisd b ass'wed nabs)End `, Deed d inst.which as dawned hereby.and b reooevq,wltror1 wrrarty.dt Sae edge now had by you under No • - Deed d Trust b the person ar persons belay angled Iirendo. PJr+` Detsd: fly: . . J Upon Rending Rolm To: . • KEYBAN.NATIONAL ASBOCWT10Pi .. P.O.Boot OD • . Ant WA31-10 . • tiWf.._ . ..-raFWw.I�..rw� • • • .�_.�".{+':+v...rti_-..—,_.. .seer....—:..sees. •.—:. < ...« .-•: ...seer .:. a! 4 ... -- EXHlBIT A. • • • • . • -. LEGAL DESCRIPTION BORROWER: WOODDALE PROPERTIES,LLC LOAN NO.: 1187228-9001 DATE: JULY 30, 1998 - • LOTS 1 AND 2 OF SHORT PLAT NO.674217,ACCORDING TO THE SHORT PLAT RECORDED UNDER KING COUNTY RECORDING NO.7603170525; SITUATE IN THE CITY OF RENTON,COUNTY OF KING,STATE OF • WASHINGTON. • r-. , ,t lam' • • ,••••• • 7.1.1114ILwsrvisu_1111001rovrme• - K + • CD • SHORT PLAT NO- 77 2 J 7 • • KING COUNTY, WASHINGTON • !This space reserved for APPROVAL • recorder's use Department of Community 6 Environmental Development Division of Land Use Management • t. S080338 3K 130210338 Examined and approved this I 'r day of i :. lL 2 c -l- , 19I= Director, Division of Land Use Management • Department of Public Works • T,y / Examined and approveu this / day of I•`� c, /1/9,C Jy , 19 /tea Filed for record at the � request of: C / O W E N I3 I N G Di rector !/!/ Name Department of Assessments a~i Examined and approved this / )\ , day7of Return to: HARLEY H. HOPPE Assessor 8 Land Use management Div. VitW215, K:ny Co. ,:ourthotse Seattle, Wash:r.3ton Q4:O4 Deput. ssessor LEGAL DESCRIPTION "T"FtC NOiTH 207 FuFT QF Tit E SouT1-t S25- FEET C`F THE s 4 of THE. cE. / of SQcTroN 3/ Tpu-)A)SH)P AfNGE SE. 1 ;iTG4/478D IN kJNG- CouN7'yy, LUA-Stok6To1; T` X_T THE UJQST 3O FEET- FOR yb ";"AVE . . so. • • • DE CLARAT I ON: Know all men by these presents that we, the undersigned, owner(s) in fee simple ( and contract purchaser(s)] of the land herein described do hereby make a short subdivision thereof pursuant to RCW 58.17.060 and declare this short plat to be the graphic representation of same, and that said short subdivision is made with the free consent and in accordance with the desire of the owner(s). In witness whereof we have set our hands and seals. Lj Name Nam r ` �. CO • Name Name r • Name Name STATE OF WASHINGTON ) }"ss. County of King )) On this day personally appeared before me ROBERT D. WILSON and DORAVIN A. WILSON, his wife, to me known to be the dear-ribed in and who executed the within and foregoing instrument, and acknas:_edged tf.at they signed the same as their free and voluntary act and deed, for the uses and purposes thereir. Toned. GIVEN under my hand and official seal rtday of tober 75 c� Notary Public in and for the State ,Z9 of Washington, residing at Renton. • seal • • STATE OF WASHItiGTON,) )} ss. County of King • On this day personally appeared before me OWEN DING and HELEN G. BING, his wife, to me known to be the individual described.in and who execue.ed the within and foregoing instrument, and acknowledged that they signed the same as their free and voluntary act and deed, for the uses and purposes therein mentioned. • GIVEN undei- my hand and'official seal t ( d day of Cctcher - , 19 L1 Cn Al 7.,4 • Notary Public in and for the Statue of Washington, residing at P.entor.. • seal • Short Plat Number - . -r Page of • • ty G tgl NOFzI+ L1MIL c`F THE �+I.lFN' 5-r_s FEt'aT OF THE ry- 96 /{U2. SO. Sit 1 of rxrr Sli %" OF Sric3l,7wPZ3N RS$ • L �("SPAINGOnool- R.6AO) 4 Y r I - )o' 5f fNT For Ro n•ua 4nw,/cS r 3z o'_` ) ii i,, .i , . i�.�i.. PA1tr~¢(_ #33 �` . 1 Pr►[cec »f a � PA2uL Z G nnn.ox t.00�/ �� 12. /i'LC i44 MPrcr zs ,,-Ni ,ate ,LttwoVti BARO N h i. CD =K �77I lia+14 \ , Q t7{Dr P �\ 3s --• • F�*t�'4 o m ~ - Cr-23o� ‘ S6Y' >e) M EL '� i ~ tea`` • r J O G., ° -I .p cAST LINE of rwa Lr%aS7 z3o FEET ;i ��, _ l a r 0a of rw[ SO* of *Pot s¢Y or SEC 31 i ti�� { —;—�{ z Z 3 i r4.P• i3N , ATE. /31f 'tS i�oti �+ —} 30 7 EMT LI►rE �F THE weS7 v Z P I. J SE }, of Sic 3,rwrilN,RS6. \ 1f•N q - al 3 se 19z- � Sr iR SOIATF! t1Nn ^F $[Y cF-,F y OF f 74•"— rcc 3 r , Tt•:•° L l ,�,i jr_ I � °, • CCu RHIaJG PO..neAd I {r • . NCfTH LINT% 'F THG ,ourii X1- 318 BEET of THE ', •.- ?F 5n.L =17-•sal 3 1, TwP LIN, RSE Map on File in Vault ptof TN • ! . . Direction: S c,r .• ) ii - 2.0 U / 0r I 20 Short Plat No: !j 7 Lit 2_1 7 Page of . 1 ;,.H:` _� .? - I 1; • ��• PIONEER NATIONAL ae"rt'tra RAPIN TITLE INSURANCE :ma's SPACE MEMO rpa e(eorutr s wit A NCO11 COMPANY Filet; fur Record at Request of • -' "J ,EOUE 1 •! . ro k �1,4 + 11,': �'�• t l 975 Jul 2'? rot • �� . f . Off_ L'' '" 12j: 'r' _ •• 3 r� t�EC I.c7 - - = _t / I Itoar LS/ . • Statutory Warranty Deed THE t.R 4'.ToR OWEN BING and HELEN G. BING, his wife • iur and in:•'n.:.1rrat,.,n ui Nine Thousand and no/100ths DOLLARS •, han•i (:a,e, , r.cr}.,nd rarrantc :•, ROBERT D WILSON and DORAVIN A. WILSON, his wife •hr f.•Puwtng .1.•.:r,6n0 real (atate.sI:uated in the Omni) of King •Slate of Wa.•hmy..o . • The East 300 feet of the North 207 feet of-the South 525 feet • of the oout.4cazt ..:us—ter of the Southeast quarter c_ Section 31, Township 23 north, Range 5 'East, W.M., in King County, Washington. TOGETHER WITH an easement for ingress, egress and . utilities over the North 30 feet of the following described _ / real property: The South 525 feet of the Southeast quarter T of the Southeast quarter of Section 31, Township 23 North, Range 5 East, W.M. ,in King County, Washington, EXCEPT the East 300 feet thereof, and EXCEPT County Road. The aforementioned easement shall be restricted to the use and benefit of the owners of the following described real property: The North 207 feet of the South 525 feet of the Southeast 1/4 of the Southeast 1/4 less County Road of said Section 31. I.. SE T44. .11 . . ... # O-)A: ,�....,,� _. _ •. Z. uu _ . • ..! d • 7t:Ly 4,:c. 1,, •d :h., / sr day of 1975 41 • ,.A.,,,..: ctz _(IKAL) rhwe Bing . - - _ ..L[ y_•;� ) -,r .(riot.; Helen G. Bing • King • • f!- • • 1:,. i+:—r.a ? ,;:I.r,:rr• t.ei..•r:nr OWEN SING and :HELEN G. BING, his wife .. •rr .r•..n .. •... •!•r o..,s.:!.al s'iri-!.'( in anicaMa„etre�,tti the ... and hewing instrument, and .a wn•... ....I ,:..1: they �:qnr! Ihr •.:,.e,p`� - x,Q(p+ (,re and voluntary act and deed. toe the tc ...• Ind i.,.r•...= 1!Irreni Tt nl,..nr,1 I ••t.v O -••• . r;1%i'.\ ::.1••r•1.y hand and••il.ual ...I. :t115i ! jl day of`' , Y9". - JJ c r -) r •i 1 4. C /': /,)C•, (2.7 f., `(•''•�`�4�• 1., • i ! _._l�•i .1 •rij,;....;.ar,:, ?ry 1'abht in and kw the State of Waihueron. **************************************************************** City of Renton WA Receipt **************************************************************** • Receipt Number: R0007069 Amount : 2 , 503 . 63 12/14/00 10 : 01 Payment Method: CHECK Notation: REDSTONE # 3335 Init : JEJ Project #: LUA00-160 Type : LUA Land Use Actions Location: 5310 & 5316 TALBOT ROAD S Total Fees : 2 , 503 . 63 This Payment 2, 503 . 63 Total ALL Pmts : 2 , 503 . 63 Balance : . 00 **************************************************************** Account Code Description Amount 000 .345 . 81 . 00 . 0007 Environmental Review 500 . 00 000 .345 . 81 . 00 . 0008 Prelim/Tentative Plat 2 , 000 . 00 000 . 05 . 519 . 90 .42 . 1 Postage 3 . 63 Apr 0 5 0 1 0 9: 0 Ba Pac Eng Design 2 0 643 1 7 9 7 5 P• 1 .._ ...._ . .. r----, -.-----\. . , .......= PACIFIC ENGINEERING DESIGN, L LC.... . Lrnam ICI UMIKOrklinririg, . . , CIVIL ENGINEERING AND PLANNING CONSULTANTS 4800'S. 168TH ST., SUITE 380 SEATTLE, WASHINGTON 8E316E3 DATE 4/4516) JOB NO. Cle)04e 206/431 -7870 FAX/431 -7975 ATTENTION :)CSNI E. TchLi L.ce..., ro CAT1 OF 1?-C--1.frbil PROJECT: getaen; coax 'Pitt 42.6-4 -73cio We Are Sending You: VIA: CI 6. Blue Prints Copies El Other Fax -• Sheets including Letter of Transmittal LiMylars/Vellums Disks El Engineering Xerox El ourier_Hour Delivery El Mail Printing: El IN HOUSE 0 REPROGRAPHICS El Other COPIES DATE NO, I i 8 Yz." )i-I V' errVISC-0 2.4-LAT LPv-looT .._ These Are Transmitted As Checked Below: 3gt.,As requested ip Approved as submitted 0 For approval El For review and comment For your use 0 Approved as noted LI Returned for correction El ...•,,.,m;i..---;i:7,.--.. r'7"' 7, ,7 7;7. 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Earth Consultants, Inc. • 1805. - 136th Place Northeast, Suite 201 . • • Bellevue, Washington 98005 .• (425) 643-3780• • r- „ • „ • • • IMPORTANT INFORMATION. ABOUT YOUR • GEOTECHNICAL ENGINEERING REPORT More construction problems are caused by site subsur- technical engineers who then render an opinion about face conditions than any other factor.As troublesome as overall subsurface conditions,.their likely reaction to subsurface problems can be. their frequency and extent proposed construction activity,and appropriate founda- have been lessened considerably in recent years.due in tion design. Even under optimal circumstances actual large measure to programs and publications of ASFE/ conditions may differ from those inferred to exist, The Association of Engineering Firms Practicing in because no geotechnical engineer, no matter how the Geosciences. qualified,and no subsurface exploration program, no matter how comprehensive,can reveal what is hidden by The following suggestions and observations are offered help you reduce the geotechnical-related delays, earth, rock and time.The actual interface between mate- tocost-overruns and other costly headaches that can rials may be far more gradual or abrupt than a report occur during a construction project. indicates.Actual conditions in areas.not sampled may differ from predictions.Nothing can be done to prevent the unanticipated, but steps can be taken to help minimize.their A GEOTECHNICAL ENGINEERING • impact.For this reason, most experienced,owners retain their IS BASED ON A UNIQUE SET geotechnical consultants through the construction stage,to iden- REPORT tify variances,conduct additional tests which may be OF PROJECT-SPECIFIC FACTORS needed,and to recommend solutions to-problems encountered on site. A geotechnical engineering report is based on a subsur- . face exploration plan designed to incorporate a unique-- SUBSURFACE CONDITIONS • set-of project-specific factors.These typically include: • the general nature of the structure involved, its size and CAN CHANGE configuration: the location of the structure on the site and its orientation:physical concomitants such as Subsurface conditions may be modified by constantly- access roads,parking lots, and underground utilities, changing natural forces. Because a geotechnical engi- and the level of additional risk which the client assumed neering report is based on conditions which existed at by virtue of limitations imposed upon the exploratory the time of subsurface exploration,construction decisions program.To help avoid costly problems,consult the should not be based on a geotechnical engineering report whose geotechnical engineer to determine how any factors adequacy may have been affected by time. Speak with the geo- which change subsequent to the date of the report may technical consultant to learn if additional tests are • affect its recommendations. advisable before construction starts. • • Unless your consulting geotechnical engineer indicates Construction operations at or adjacent to the site and otherwise, your geotechnical engineering report should not. natural events such as floods,earthquakes or ground- be used: water fluctuations may also affect subsurface conditions •When the nature of the proposed structure is and,thus, the continuing adequacy of a geotechnical changed. for example. if an office building will be report.The geotechnical engineer should be kept erected instead of a parking garage,or if a refriger- apprised of any such events,and should be consulted to ated warehouse will be built instead of an unre- determine if additional tests are necessary. frigerated one; •when the size or configuration of the proposed GEOTECHNICAL SERVICES ARE structure is altered: PERFORMED FOR SPECIFIC PURPOSES •when the location or orientation of the proposed AND PERSONS structure is modified: •when there is a change of ownership. or Geotechnical engineers' reports are prepared to meet •for application to an adjacent site. the specific needs of specific individuals.A report pre- Geotechnical engineers cannot accept responsibility for problems pared for a consulting civil engineer may not be ade- • which may develop if they are not consulted after factors consid- quate for a construction contractor,or even some other ered in their report's development have changed. consulting civil engineer. Unless indicated otherwise, . this report was prepared expressly for the client.involved and expressly for purposes indicated by the client. Use MOST GEOTECHNICAL •"FINDINGS" by any other persons for any purpose,or by the dient . ARE PROFESSIONAL ESTIMATES for a different purpose, may result in problems. No indi- vidual other than the client should apply this report for its Site exploration identifies actual subsurface conditions intended purpose without first conferring with the geotechnical • only at those points where samples are taken,when engineer. No person should apply this report for any purpose they are taken. Data derived through sampling and sub- other than that originally contemplated without first conferring sequent laboratory testing are extrapolated by geo- with the geotechnical engineer. • • S7 . A GEOTECHNICAL ENGINEERING der the mistaken impression:that simply disclaiming re- REPORT IS SUBJECT TO sponsibility for the accuracy of subsurface information always insulates them from attendant liability. Providing MISINTERPRETATION the best available information to contractors helps pre- Costly problems can occur when other design profes- vent costly construction problems and the-adversarial sionals develop their plans based on misinterpretations attitudes which aggravate them to disproportionate of a geotechnical engineering report.'lb help avoid scale. these problems,the geotechnical engineer should be READ RESPONSIBILITY retained to work with other appropriate design profes- READ RESPONSIBILITY sionals to explain relevant geotechnical findings and to CLAUSES CLOSELY review the adequacy of their plans and specifications relative to geotechnical issues. Because geotechnical engineering is based extensively on judgment and opinion,it is far less exact than other design disciplines.This situation has resulted in wholly unwarranted daims being lodged against geotechnical BORING LOGS SHOULD NOT BE consultants.'lb help prevent this problem,geotechnical engineers have developed model clauses for use in writ- SEPARATED FROM THE ten transmittals.These are not exculpatory dauses ENGINEERING REPORT designed to foist geotechnical engineers' liabilities onto someone else.Rather, they are definitive clauses which Final boring logs are developed by geotechnical engi- identify where geotechnical engineers' responsibilities neers based.upon their interpretation of field logs begin and end.Their use helps all parties involved rec- (assembled by site personnel)and laboratory evaluation ognize their individual responsibilities and take appro-. of field samples.Only final boring logs customarily are priate action.Some of these definitive clauses are likely included in geotechnical engineering reports.These logs to appear in your geotechnical engineering report,and •• should not under any circumstances be redrawn for inclusion in . you are encouraged to read them closely.Your geo- architectural or other design drawings,because drafters technical engineer will be pleased to give full and frank • may commit errors or omissions in the transfer process. answers to your questions. r•-•• Although photographic reproduction eliminates this problem,it does nothing to minimize the possibility of OTHER STEPS YOU CAN TAKE TO contractors misinterpreting the logs during bid prepara- tion. When this occurs,delays, disputes and unantici- REDUCE RISK pated costs are the all-too-frequent result.. Your consulting geotechnical engineer will be pleased to To minimize the likelihood of boring log misinterpreta- discuss other techniques which can be employed to mit- tion,give contractors ready access to the complete geotechnical igate risk. In addition,ASFE has developed a variety of engineering report prepared or authorized for their use. materials which may be beneficial.Contact ASFE for a • . Those who do not provide such access may proceed un- complimentary copy of its publications directory. t • • Published by THE ASSOCIATION ASFEOF ENGINEERING FIRMS PRACTICING IN THE GEOSCIENCES 8811 Colesville Road/Suite G 106/Silver Spring, Maryland 20910/(301) 565-2733 rJ 0788/3M • 4(I1\ r `\I Earth Consultants Inc. IJ / f J MJ) Geotechnical Engineers;Geologists&Environmental Scientists August 14, 1998 • E-8379 • • The McCaugherty. Companies • 14200 Southeast 272nd Street East, E-203 • Kent, Washington 98031 • Attention: Ted McCaugherty Dear Mr. McCaugherty: We are.pleased to submit our report titled "Geotechnical Engineering Study, Talbot Road Condominiums, 5310 Talbot Road South, Renton, Washington." This report presents the results of our field exploration, selective laboratory tests, and engineering analyses. • Based on the results of our study, it is our opinion the project can be constructed generally. as planned. Building support may be provided using conventional spread and continuous . foundation systems bearing on the dense to very dense native soils or on structural fill used to modify site grades. Slab-on-grade floors maybe similarly,supported.. We appreciate this opportunity to be of service to you. If you have any questions, or if we • can be of further assistance, please call. Respectfully submitted, • EARTH CONSULTANTS, INC. • r :' Robert S. Levinson, P.E. Principal KME/RSL/kml ' • • 1805-136th Place N.E.,Suite 201,Bellevue,Washington 98005. Bellevue(425)643-3780 FAX(425)746-0860 Toll Free(888)739-6670 TABLE OF CONTENTS E-8379 PAGE INTRODUCTION 1 General, 1 Project Description 1 SITE CONDITIONS 1 Surface 1 Subsurface 2 Groundwater - 2 Laboratory Testing 3 DISCUSSION AND RECOMMENDATIONS 3 General 3 Site Preparation and General Earthwork 4 Foundations . . 6 Retaining and.Foundation Walls 7 Slab-on-Grade Floors 7 Seismic Design Considerations 8 Excavations and Slopes 9 Site Drainage 10 Utility Support and Backfill 11 Pavement Areas 11 LIMITATIONS 12 Additional Services 12 APPENDICES Appendix A Field Exploration Appendix B Laboratory Test Results ILLUSTRATIONS Plate,l Vicinity Map Plate 2 Test Pit Location Plan Plate 3 Typical Footing Subdrain Detail Plate 4 Utility Trench Backfill Plate Al • Legend Plates A2 through A6 Test Pit Logs Plate B1 Grain Size Analyses Earth Consultants, Inc. z. GEOTECHNICAL ENGINEERING STUDY TALBOT ROAD CONDOMINIUMS 5310 TALBOT ROAD SOUTH RENTON, WASHINGTON E-8379 INTRODUCTION General This report presents the results of the geotechnical engineering study completed by Earth Consultants, Inc. (ECI) for the proposed Talbot Road Condominiums in Renton, Washington. The general location of the site is shown on the Vicinity Map, Plate 1 . The purpose of this study was to explore the subsurface conditions at the site and based on the conditions encountered to develop geotechnical recommendations for the proposed site development. Project Description We understand it is planned to develop the site with approximately nine condominiums with parking and access roadways. The condominiums will be two to three stories in height. We anticipate the buildings will be of relatively lightly loaded wood frame construction. At the time our study was performed, the site and our exploratory locations were approximately as shown on the Test Pit Location Plan, Plate 2. The proposed development will include asphalt-surfaced parking, driveway areas and streets. We anticipated traffic will consist of passenger vehicles and occasional heavily loaded service and delivery trucks. If the above design criteria are incorrect or change, we should be consulted to review the recommendations contained in this report. In any case, ECI should be retained to perform a general review of the final design. SITE CONDITIONS • Surface The subject site is located at 5310 Talbot Road South (see Plate 1, Vicinity Map). The property is approximately rectangular in shape, extending about 764 feet in the east-west direction and 207 feet in the north-south direction. The site is•bordered on the north and east by undeveloped properties, on the west by Talbot Road and on the,,south by residential properties. Earth Consultants, Inc. C.P2V GEOTECHNICAL ENGINEERING STUDY The McCaugherty Companies E-8379 August 14, 1998 Page 2 The site slopes down from east to west with approximately 100 feet of elevation change in the 764-foot site length. Site vegetation consists of grasses, blackberries and a few trees. Two residences and a few outbuildings currently occupy the site. Subsurface Subsurface conditions were evaluated by excavating five test pits at the approximate locations shown on Plate 2. Please refer to the Test Pit Logs, Plates A2 through A6, for a more detailed description of the conditions encountered at each location explored. A description of the field exploration methods is included in Appendix A. The following is a generalized description of the subsurface conditions encountered. Our test pits .indicate the site is immediately underlain by a six-inch thick layer of topsoil and rootmass. This soil unit is characterized by its brown to black color and the presence of organic material. This soil layer is not considered suitable for use in support of foundations, slabs-on-grade, or pavements. In addition, it is not suitable for use as a structural fill, nor should it be mixed with material to be used as structural fill. Underlying the topsoil, we encountered loose to medium dense brown silty sand (Unified Classification SM). The soil generally became dense to very dense at five to eight feet below the existing ground surface. This soil unit is suitable for support of building loads. Groundwater Groundwater seepage was encountered in Test Pit TP-1 at eight feet below existing grade located near the top of the site. The seepage was moderate at eight feet and increased with depth. The contractor should be made aware that groundwater is not static. There will be fluctuations in the level depending on the season, amount of rainfall, surface water runoff, and other factors.. Generally, the water level is higher and seepage rate is greater in the wetter winter months (typically October through May). Earth Consultants, Inc. • GEOTECHNICAL ENGINEERING STUDY The McCaugherty Companies E-8379 August 14, 1998 Page 3 Laboratory Testing Laboratory tests were conducted on several representative soil samples to verify or modify the field soil classification and to evaluate the general physical properties and engineering characteristics of the soil encountered. Visual field classifications were supplemented by grain • size analyses on representative soil samples. Moisture content tests were performed on all samples. The results of laboratory tests performed on specific samples are provided either at the appropriate sample depth on the individual boring logs or on a separate data sheet contained in Appendix B. It is important to note that these test results may not accurately represent the overall in-situ soil conditions. Our geotechnical recommendations are based on our interpretation of these test results and their use in guiding our engineering judgement. ECI cannot be responsible for the interpretation of these data by others. In accordance with our Standard Fee Schedule and General Conditions, the soil samples for this project will be discarded after a period of fifteen days following completion of this report unless we are otherwise directed in writing. • DISCUSSION AND RECOMMENDATIONS General Based on the results of our study, it is our opinion the proposed development can be constructed generally as planned. Building support may be provided using conventional spread and continuous foundation systems bearing on the dense to very dense native soils or on structural fill used to modify site grades. Slab-on-grade floors may be similarly supported. This report has been prepared for specific application to this project only and in a manner consistent with that level of care and skill ordinarily exercised by other members of the profession currently practicing under similar conditions in this area for the exclusive use of The McCaugherty Companies and their representatives. No warranty, expressed or implied, is made. This report, in its entirety, should. be included in the project contract documents for the information of the contractor. - Earth Consultants, Inc. • GEOTECHNICAL ENGINEERING STUDY The McCaugherty Companies E-8379 August 14, 1998 Page 4 _ Site Preparation and General Earthwork Based on the preliminary site plan, it appears site grading will consist, of excavating the upslope .sides of the building and filling for the downslope portions to create level building pads: We anticipate cuts and fills will be on the order of four to eight feet. The building and pavement areas should be stripped and cleared of foundations, existing utilities, surface vegetation, organic matter and other deleterious material. We anticipate septic tanks and lines,will be present in the vicinity "of the existing houses. Existing utility pipes to be abandoned should be plugged or removed so that they do not provide a conduit for water and cause soil saturation and stability problems.. Based on the thickness of the topsoil layer, encountered at our test pit locations, we estimate a stripping depth of six inches. Stripped materials should not be mixed with materials to be used as structural fill. We encountered several boulders during our site explorations. A contingency for removal of - large boulders_should be included in the earthwork budget. Boulders greater than six inches in diameter should not be used in structural fills. The boulders should be removed from the site or used in landscape areas. Following the stripping operation, the ground surface where structural fill, foundations, or slabs are to be placed should be observed by a representative of ECI. Proofrolling maybe necessary in order to identify soft or unstable areas. Proofrolling should be performed under the observation of a representative of ECI. Soil in loose or soft areas, if recompacted and still yielding, should be overexcavated and replaced with structural fill to a depth that will provide a stable base beneath the general structural fill. The optional use of a geotextile fabric placed directly on the overexcavated surface may help to bridge unstable areas. Earth Consultants, Inc. GEOTECHNICAL ENGINEERING STUDY The McCaugherty Companies E-8379 August 14, 1998 Page 5 The soils encountered during the site exploration are moisture sensitive due to their high fines content. As such, in an exposed condition, they will become disturbed from normal construction.activity, especially when in a wet or saturated condition. Once disturbed, in a wet condition, they will be unsuitable for support of foundations, slabs or, pavements. Therefore, during construction where these soils are exposed and will support new structures, care must be exercised not to disturb their condition. Consideration should be given to placement of rock or other methods to protect exposed native, undisturbed soils that will support foundations or new structural fill. If disturbed conditions develop, the affected soils must be removed and replaced with structural fill. The depth of removal will be dependent on the level of disturbance developed during construction. Given the above, a summer earthwork schedule is recommended. Structural fill is defined as compacted fill placed under buildings, roadways, slabs, pavements, or other load-bearing areas. Structural fill under floor slabs and footings should be placed in horizontal lifts not exceeding twelve (12) inches in loose thickness and compacted to a minimum of 90 percent of its laboratory maximum dry density determined in accordance with ASTM Test Designation D-1557-91 (Modified Proctor). The fill materials should be placed at or near their optimum moisture content. Fill under pavements and walks should also be placed in horizontal lifts and compacted,to 90 percent of maximum density except for the top twelve (121 inches which should be compacted to 95 percent of maximum density. During dry weather, most soils which are compactible and non-organic can be used as structural fill. Based on the results of our laboratory tests, the on-site soils at the time of our exploration appear to near to slightly over the optimum moisture content and should be suitable for use in their present condition as structural fill, provided the grading operations are conducted during dry weather. However, laboratory testing indicates the native soil has between 13 and 40 percent fines passing the-No. 200 sieve. Soil with fines in this range will degrade if exposed to excessive moisture, and compaction and grading will be difficult if the soil moisture increases significantly above its optimum condition. If the native soil is exposed to moisture and cannot be adequately compacted then it may be necessary to import a soil which can be compacted. During dry weather, most non-organic compactible soil with a maximum particle size of six inches can be used. Fill for use during wet weather should consist of a fairly well graded granular material having a maximum particle size of six inches and no more than five percent fines passing the No. 200 sieve based on the minus-3/4-inch fraction. A contingency in the earthwork budget should be included . for this possibility. Earth Consultants, Inc. I ' GEOTECHNICAL ENGINEERING STUDY • The McCaugherty Companies E-8379 August 14, 1998 Page 6 Foundations Based on the results of our study, it is our opinion the proposed building maybe supported on a conventional spread and continuous footing foundation bearing on the dense native soil or on structural fill used to modify site grades. For frost protection considerations, exterior foundation elements'should be placed at a minimum depth of eighteen (18) inches below final exterior grade. Interior spread foundations can be placed at a minimum depth of twelve (12) inches below the top of slab, except in unheated areas, where interior foundation elements should be founded at a minimum depth of eighteen (18) inches. With foundation support obtained as described, for design, an allowable bearing capacity of two thousand five hundred (2,500) psf for structural fill or competent native soil can be used. Continuous and individual spread footings should have minimum widths of eighteen (18) and twenty-four (24) inches, respectively. Loading of this magnitude would be provided with a theoretical factor-of-safety in excess of three against actual shear failure. For short-term dynamic loading conditions, a one-third increase in the above allowable bearing capacities can be used. With structural loading as expected, total settlement in the range of one inch is anticipated with differential movement of about one-half inch. Most of the anticipated settlements should occur during construction as dead loads are applied. Horizontal loads can be resisted by friction between the base of the foundation and the supporting soil and by passive soil pressure acting on the face.of the buried portion of the foundation. For the latter, the foundation must be poured "neat" against the competent native soils or backfilled with structural fill. For frictional capacity, a coefficient of .35 can . be used. For passive earth pressure, the available resistance can be computed using an equivalent fluid pressure of three hundred fifty (350) pcf. These lateral resistance values are allowable values, a factor-of-safety of 1 .5 has been included. As movement of the foundation element is required to mobilize full passive resistance, the passive resistance should be neglected if such movement is not acceptable. Footing excavations should be observed by a representative of ECI, prior to placing forms or rebar, to verify that conditions are as anticipated in this report. Earth Consultants, Inc. GEOTECHNICAL ENGINEERING STUDY • The McCaugherty Companies E-8379 August 14, 1998 Page 7 Retaining and Foundation Walls Retaining walls and foundation walls that act as retaining walls should be designed to resist lateral earth pressures imposed by the retained soils. Walls that are designed to yield can be designed to resist the lateral earth pressures imposed by an equivalent fluid with a unit weight of thirty-five (35) pcf. If walls are to be restrained at the top from free movement, the - equivalent fluid weight should be increased to fifty (50) pcf. These values are based on horizontal backfill and that surcharges due to backfill slopes, hydrostatic pressures, traffic, structural loads or other surcharge loads will not act on the wall. If such surcharges.are to apply, they should be added to the above design lateral pressure. The passive pressure and friction coefficients previously provided in the foundation section are applicable to retaining walls. For calculating the base resistance to sliding, the passive pressure and- friction coefficient provided above should be used. In order to reduce the potential for hydrostatic forces building up behind the walls, retaining walls should be backfilled with a suitable free-draining material extending at least eighteen (18) inches behind the wall. The remainder of the backfill should consist of structural fill. The • free-draining backfill should conform to the WSDOT specification for gravel backfill for walls (WSDOT 9-03.12(2)). A perforated drainpipe should be placed at the base of the wall and should be surrounded by a minimum of one cubic foot per lineal foot with three-eighths inch pea gravel. Slab-on-Grade Floors Slab-on-grade floors may be supported on competent native soil subgrade or on structural fill. Disturbed subgrade soil must either be recompacted or replaced with structural fill. Concrete slabs resting on soil ultimately cause the moisture content of the underlying soils to rise. This results from continued capillary rise and the ending of normal evapotranspiration. As concrete is permeable, moisture will eventually penetrate the slab resulting in a condition commonly known as a "wet slab" and poor adhesion of floor coverings. Therefore, the slab should be provided with a minimum of four inches of free-draining sand ` or gravel. In areas where slab moisture is undesirable, a vapor barrier such as a 6-mil plastic membrane may be placed beneath the slab. Two inches of damp sand may be placed over the membrane for protection during construction and to aid in curing of the concrete. Earth Consultants, Inc. • 1.� t GEOTECHNICAL ENGINEERING STUDY The McCaugherty Companies E-8379 August 14, 1998 Page 8 Seismic Design Considerations - The Puget Lowland is classified as a Seismic Zone 3 in the 1994 Uniform Building Code.. (UBC). Earthquakes occur in the Puget Lowland with regularity, however, the majority of these events are of such low magnitude they are not detected without instruments. Large earthquakes do occur, as indicated by the 1949, 7.1 magnitude earthquake in the Olympia area and the 1965,, 6.5 magnitude earthquake in the Midway area. • There are three potential geologic hazards associated with a strong motion seismic event at this site: ground rupture, liquefaction, and ground motion response. Ground Rupture • The strongest earthquakes in the Puget Lowland are widespread, subcrustal events, ranging in depth from thirty (30) to fifty-five (55) miles. Surface faulting from these deep events has not been documented to date. Therefore, it is our opinion, that the risk of ground rupture during a strong motion seismic event is negligible. Liquefaction • Liquefaction is a phenomenon in which soils lose all shear strength for short periods of time during an earthquake. Groundshaking of sufficient duration results in the loss of grain to grain contact and rapid increase in pore water pressure, causing the soil to behave as a fluid. To have a potential for liquefaction, a soil must be cohesionless with a grain size distribution of a specified range (generally sands and silt); it must be loose to medium dense; it must be below the groundwater table; and it must be subject to sufficient magnitude and duration of groundshaking. The effects of liquefaction may be large total and/or differential settlement- for structures founded in the liquefying soils. Based on the density of the site soils, it is our opinion the potential for liquefaction over the site during a seismic event is negligible. Earth Consultants, Inc. COS GEOTECHNICAL ENGINEERING STUDY The McCaugherty Companies E-8379 August 14, 1.998 Page 9 Ground Motion Response The UBC Earthquake regulations contain a static force procedure and a dynamic force • procedure for design base shear calculations. Based on the encountered soil conditions, it is our opinion that site coefficient of S2 = 1 .2 should be used for the static force procedure as - outlined in Section 1628 of the 1994 UBC. For the dynamic force procedure outlined in Section 1629 of the 1994 UBC, the curve for rock or stiff soils (Soil Type 1) should be used for Figure 3, Normalized Response Spectra Shapes. In accordance with Table 16-J of the 1997 UBC, soil type Sc, should be used in design. Excavations and Slopes The following information is provided solely as a service to our client. Under no circumstances should this information be interpreted to mean that ECI is assuming responsibility for construction site safety or the contractor's activities; such responsibility is not being implied and should not be inferred. In no case should excavation slopes be greater than the limits specified in local, state and Federal safety regulations. Based on the information obtained from our field exploration and laboratory testing, the loose to medium dense native soils would be classified as Type C by OSHA_. Temporary cuts greater than four feet in height in Type C soils should be sloped at an inclination of 1 .5H:1V. The dense to very dense native soil would be classified as Type B by OSHA. In Type B soils temporary cuts greater than four feet in height can be steepened to 1 H:1 V. If slopes of this inclination, or flatter, cannot be constructed, temporary shoring- may be necessary. Shoring will help protect against slope or excavation collapse, and will provide protection to . workers in the excavation. If temporary shoring is required, we will be available to provide shoring design criteria. Permanent cut and fill slopes should be inclined no steeper than 2H:1 V. Cut slopes should be observed by ECI during excavation to verify that conditions are as anticipated. Supplementary recommendations can then be developed., if needed, to improve stability, including flattening of slopes or installation of surface or subsurface drains. In any case, water should not be allowed to flow uncontrolled over the top of slopes. Earth Consultants, Inc. Col • • GEOTECHNICAL ENGINEERING STUDY _ The McCaugherty Companies E-8379 August 14, 1998 Page 10 Permanently exposed slopes should be seeded with an appropriate species of vegetation to reduce erosion and improve stability of the surficial layer of soil. Site Drainage Groundwater seepage was encountered in Test Pit TP-1 at eight feet below the existing ground surface. We do not anticipate groundwater will present major construction related problems. If seepage is encountered in foundation or grade beam excavations during construction, the bottom of the excavation should be sloped to one or more shallow sump pits. The collected water can then be pumped from these pits to a positive and permanent discharge, such as a nearby storm drain. Depending on the magnitude of such seepage, it may also be necessary to interconnect the sump pits by a system of connector trenches. The appropriate locations of subsurface drains, if needed,should be established during grading operations by ECI's representative at which time the seepage areas, if present, may be more clearly defined. During construction, the site must be graded such that surface water is directed off the site. Water must not be allowed to stand in areas where buildings, slabs or pavements are to be constructed. Loose surfaces should be sealed at night by compacting the surface to reduce the potential for moisture infiltration.into the soils. Final site grades must allow for drainage away from the building foundations. . The ground should be sloped at a gradient of three percent for a distance of at least ten feet away from the buildings, except in paved areas, which can be sloped at a gradient of two percent. Footing drains should be installed around the building perimeter, at or just below the invert of the footing, with a gradient sufficient to initiate flow. A typical detail is provided on Plate 3. Under no circumstances should roof downspout drain lines be connected to the footing drain system. Roof downspouts must be separately tightlined to discharge. Cleanouts should be installed at strategic locations to allow for periodic maintenance of the footing drain and downspout tightline systems. Earth Consultants, Inc. i0 • GEOTECHNICAL.ENGINEERING STUDY The McCaugherty Companies E-8379 August 14, 1998 Page 11 Utility Support and Backfill Based on the soil conditions encountered, the soils expected to be exposed by utility excavations should provide adequate support for utilities Utility trench backfill is a primary concern in reducing the potential for settlement along utility alignments, particularly in pavement areas. It is important that each section of utility line be adequately supported in the bedding material. The material should be hand tamped to ensure support is provided around the pipe haunches. Fill should be carefully placed and. hand tamped to about twelve inches above the crown of the pipe before heavy compaction equipment is brought into use. The remainder of the trench backfill should be placed in lifts having a loose thickness of less than twelve inches. A typical trench backfill section and compaction requirements for load supporting and non-load supporting areas is presented on Plate 4. Pavement Areas The adequacy of site pavements is related in part to the condition of the underlying subgrade. To provide a properly.prepared subgrade for pavements, the subgrade should be treated and prepared as described in the Site Preparation and General Earthwork section of this report. This means at least the top twelve (12) inches of the subgrade should be compacted to 95 percent of the maximum dry density (per ASTM D-1557-91 ). It is possible that some localized areas of soft, wet or unstable subgrade may still exist after this process. Therefore, a greater thickness of structural fill or crushed rock may be needed to stabilize these localized areas. The following pavement section for lightly-loaded areas can be used: • Two inches of asphalt concrete (AC) over four inches of crushed rock base (CRB) material, or • Two inches of AC over three inches of asphalt treated base (ATB) material. Heavier truck-traffic areas will require thicker sections depending upon site usage, pavement life and site traffic. We will be pleased to assist in developing appropriate pavement sections for heavy traffic zones, if needed. Earth Consultants, Inc. . 71 GEOTECHNICAL ENGINEERING STUDY The McCaugherty Companies E-8379 August 14, 1998 Page 12 Pavement materials should conform to WSDOT specifications. The use of a Class B asphalt mix is suggested. - LIMITATIONS Our recommendations and conclusions are based on the site materials observed, selective laboratory testing and engineering analyses, the design information provided us, and our experience and engineering judgement. The conclusions and recommendations are professional opinions derived in a manner consistent with that level of care and skill ordinarily exercised by other members of the profession currently practicing under similar conditions in - this area. No warranty is expressed or implied. The recommendations submitted in this, report are based upon the data obtained from the test pits. Soil and groundwater conditions between test pits may vary from those encountered. The nature and extent of variations between our exploratory locations may not become evident until construction. If variations do appear, ECI should be requested to reevaluate the recommendations of this report and to modify or verify them in writing prior to proceeding with the construction. Additional Services As the geotechnical engineer of record, ECI should be retained to perform a general review of the final design and specifications to verify that • the earthwork and foundation recommendations have been properly interpreted and implemented in the design and in the construction specifications. ECI should also be retained to provide geotechnical services during construction. This is to observe compliance with the design concepts,specifications or recommendations and to allow design changes in the event subsurface conditions differ from those anticipated prior to the start of construction. We do not accept responsibility for the performance of the foundation or earthwork unless we are retained to review the construction drawings and specifications, and to provide construction observation and testing services. 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'• ll :i•; � ,.�.. :fi;cAsS:-:.:::�;;:::::�r::;: �>t� ts T ..p,<.:,7,b'u„r. .. rt..i`#i ..�v::k. �y�{4'� •.i�#1 S k. s�#±'7 ,i: _ r �� Q 4Y cif:. +: ''F. - fi �7,� i : f j .::. �y.F�'.i<+'tiiS+` : y,�� i �v r.., ...:r { ri.; • • 10 .. .._ ._. # w[W.:. .. .s::-,✓«.5�.c,�� .n.:.:tA`.' !i':!:'�:'...... .a4uVe,;:.:.;.�9'i�.'sc�`8v�':'srii�i. ...Y ��x :�„�'�7': • • LL [[ a� Earth Consultants Inc. 1 40; k�b11,'(\V Geotechnical EngineeIS,Geologists&Envlronmental.Scientists Vicinity Map Reference: Proposed Multi-Family Residences IGng County/Map 686 Renton, Washington By Thomas Brothers Maps Dated 1998 Drwn. GLS Date Aug. '98 Proj. No.8379 Checked KME Date 8/13/98 Plate - 1 • - • 13 • __ . .. . .. , . _ , , i , h.--------x----' __ .--- 1- _230 -- ' 1 <a•fi I -a- 1 - 1 TP-1 I 1_ _ , I 1 L 1 5 I I •- 1 .. 210-- - 11— , 1 1 . I Approximate Scale—I I I I • I '•200 0 50 100 200ft. I • , I 1 1 ,TP-2 I i 1 LEGEND • .---- leo TP-1 + Approximate Location of- - ,', • - - ITP-3 180 t, ECI Test Pit, Proj. No. _ \ I E-8379, Aug. 1998 r-----1 . i 1 Li ____I Existing Building 1 - 1 x x x Existing Fence I 60 • TP-4 I ..i. • i ' L) 1 / 1, 1 160 11 i 1 !LI r 1 , k. Reference: , 1 17 Topographic Survey Job No. 1359 —i---- i I By Centre Pointe Surveying I r ,,,..4 _.. I Dated 12/9/97 I I 1 IN 1 — _J 1 —TT I __—P-5 --\ f . 1 L ie' ?,.\ 44i\ Earth Consultants, Inc. -. 1i--7_ „ _ );\Id VI) GeotechnIcal Engineers, &Environmenlal Scientists u TALBOT ROAD S. ..__ Test Pit Location Plan Proposed Multi-Family Residences Renton, Washington Drwn. GLS Date Aug. '98 Proj. No. 8379 Checked KME Date 8/13/98 Plate 2 14 . • • • • • • ac o .O Slope To Drain o _ o A P • iA Qo ,O :: rj _ • �O — - •o O . inch min. --.�;� :•�4�` O'J4 O O - O • - :ij;: • +es.: O _ •O • = :o• • •A ' 18 inch min. • • 4 inch min. • ..;>o•,: ,,:.•-o•; : - ° Diameter _•,':.:,;� .•� •-- - ° ' ' ' a°. Perforated.Pipe °• ° =Q a° .o ,a o ®- Wrapped in Drainage -'�' : . o - ° °O Fabric o. • ' rt • • } 2 inch min. • . 2 inch min. / 4 inch max: • " 12 inch —� min. • SCHEMATIC ONLY- NOT TO SCALE NOT A CONSTRUCTION DRAWING LEGEND • Surface seal; native soil or other low permeability material. - •.= Fine aggregate for Portland Cement Concrete; Section 9-03.1(2) of the WSDOT Specifications. O Drain pipe; perforated or slotted rigid PVC pipe laid with perforations or slots facing down;tight jointed;with a positive gradient. Do not use flexible corrugated plastic pipe. Do not tie building downspout drains into footing • lines. Wrap with Mirafi 140 Filter Fabric or equivalent. • •P ' 43\ TYPICAL FOOTING SUBDRAIN DETAIL • `a� Earth Consultants Inc. Proposed Multi-Family Residences • 1,1I Ui!\diGeolectulical Eagineets.Geologists&Environmental Scientism. Renton, Washington • Proj. No. 8379 Drwn. GLS I Date Aug. '98 Checked KME I Date 8/13/98 1 Plate 3 • Non-Load Supporting Floor Slab- or . • Areas Roadway Areas • I 4 - i . `'JM. r..'1'•n .'it JJ; ••'.•i�' ';5 lq./-... ':K:- -i:}:' v,:j-•j.!,'- °O°°° r Q°° °° ° Varies 85• y= i'K M1 -'I.1 • •�,�`' 1 Foot Minimum 0o u r A • Backfill !j 'A> ackf }'�Y i•! S W 1 j•ROrV.y �J lw •n oi ' iec.j - Varies _ s:y: "i:i EIPE 3 °Bedding �•°° Varies • �Roa oo°o.o°•Qor;o�aoo�0eb:•o0009..a• pea ' • LEGEND: _ "" ' L4y" Asphalt or Concrete Pavement or Concrete Floor Slab O0.0 °06° o ° 0° Base Material or Base Rock • n. Backfill; Compacted On-Site Soil or Imported Select Fill ::;r::*.;; ;;:•; Material as Described in the Site Preparation of the General ` ` .' `sl`` Earthwork Section of the Attached Report Text. • 95 Minimum Percentage of Maximum Laboratory Dry Density as • Determined by ASTM Test Method D 1557-78 (Modified Proctor), . Unless Otherwise Specified in the Attached Report Text. Bedding Material; Material Type Depends on Type of Pipe and - :° of p L• aying Conditions. Bedding Should Conform to the Manufacturers Recommendations for the Type of Pipe Selected. . ii.�, -iiV 44\ TYPICAL UTILITY TRENCH FILL (Itte 1 —/iik1il Earth Consultants InC. Proposed Multi-Family Residences Gr°"•c'""ca'E, &Environmental S&1 Renton, Washington Proj. No. 8379 1 Drwn. GLS Date Aug. '98 Checked KME I Date 8/13/98 Plate 4 1 APPENDIX A • FIELD EXPLORATION E-8379 Our field exploration was performed on July 29, 1998. Subsurface conditions at the site were explored by excavating five test pits to a maximum depth of twelve feet below the existing grade. The test pits were excavated by Northwest Excavating subcontracted to EC1, using a rubber-tire backhoe. Approximate test pit locations were determined by interpolating from site features. Approximate test pit elevations were determined by locating on the site plan. The locations and elevations of the test pits•should be considered accurate only to the degree implied by the method used. These approximate locations are shown on the Test Pit Location Plan, Plate 2. The field exploration was continuously monitored by a engineer from our firm who classified the soils encountered; maintained a log of each test pit, obtained representative samples, measured groundwater levels, and observed pertinent site features. Samples were visually classified in accordance with the Unified Soil Classification System which is. presented on Plate Al, Legend. Representative soil samples were placed in closed containers and returned to our laboratory for further examination and testing. • Test Pit Logs are presented on Plates A2 through A6. The final logs represent 'our interpretations of the field logs and the results of the laboratory tests of field samples.. The stratification lines on the logs represent the approximate boundaries between soil types. In actuality, the transitions may be more gradual. The consistency of the soil shown on the logs was estimated based on the effort required to excavate the soil, the stability of the trench walls, and other factors. • Earth Consultants. Inc. • • MAJOR DIVISIONS GRAPH LETTER TYPICAL DESCRIPTION SYMBOL SYMBOL • C2' C21 GW Well-Graded Gravels,Gravel-Sand Gravel 1 o e e - • Q Q Q gW Mixtures,Little Or No Fines • And Clean Gravels n n n Gravelly (little or no fines) 4111 M M 1 Gp Poorly-Graded Gravels,Gravel- Coarse • Soils ■ ■ Grained 1 i 1 gp Sand Mixtures,Little Or No Fines Soils More Than I GM gm Silty Gravels,Gravel-Sand- 50% Coarse Gravels With Silt Mixtures . • Fraction Fines(appreciable Retained On amount of fines) I GC Clayey Gravels,Gravel-Sand- No.4 Sieve1111 gc Clay Mixtures Sand 'a o° 'e SW Well-Graded Sands, Gravelly • And Clean Sand ' c •0' o c SW Sands, Little Or No.Fines Sandy (little or no fines) x.,k4k..lks; # More Than Soils . .;. :QNg: SP Poorly-Graded Sand , Gravelly • :;, tt*,''Ar: Sp Sands, Little Or No Fines 50% Material ,�.; Larger Than More Than No.200 Sieve { SM Silty Sands, Sand-Silt Mixtures Size 50% Coarse Sands With "' Sm Fraction Fines(appreciable , r ..::` • Passing No.4 amount of fines) `:^;4'-<>.' ":• Sieve }:;: SC SC Clayey Sands, Sand-Clay Mixtures L Inorganic Slits 8 Very Fine Sands,Rock FIo1.r,Silty- • L ml Clayey Fine Sands;Clayey Silts w/Slight Plasticity Fine Silts Liquid Limit �i/ ��, MCL Inorganic Clays Of Low To Medium Plasticity, • Grained Arid Less Than 50 CI Gravelly Clays, Sandy Clays, Silty Clays, Lean •• Soils Clays . • 1 l I i I i l I l i I OL Organic Silts And Organic • i I I I I I OI Silty Clays Of Low Plasticity MH Inorganic Silts,Micaceous Or Diatomaceous Fire More Than mh Sand Or Silty Soils 50% Material Silts Liquid Limit • Smaller Than And CH Inorganic Clays Of High No.200 Sieve Clays Greater Than 50 ch Plasticity, Fat Clays. Size • i 1/" OH Organic Clays Of Medium To High , On •Plasticity, Organic Silts • Et Et A p-r Peat, Humus, Swamp Soils Highly Organic Soils re, dig `Irr, `� pt. With High-Organic Contents Topsoil 4,4/y 4, Humus And Duff Layer ♦•�•�•••••� �• • • HI hl Variable Constituents Fill •�•�•�••�• • � 5 Y • The discussion in the text.of this report is necessary for a proper understanding of the nature • of the material presented in the attached logs. DUAL SYMBOLS are used td Indicate borderline soil classification. • • C TORVANE READING,tsf • • I 2"O.D.SPLIT SPOON SAMPLER qu PENETROMETER READING,tsf �T . 11 W MOISTURE,%dry weight 24" I.D. RING OR SHELBY TUBE SAMPLER P SAMPLER PUSHED, * SAMPLE NOT RECOVERED i WATER OBSERVATION WELL pcf DRY DENSITY,lbs.per cubic ft. . LL LIQUID LIMIT,% 2 DEPTH OF ENCOUNTERED GROUNDWATER PI PLASTIC INDEX - DURING'EXCAVATION I SUBSEQUENT GROUNDWATER LEVEL W/DATE • • iii* '0 .4, LEGEND (11 (t��, • Earth Consultants Inc. Una*lulii al El tip%CCrs.Gu)W441515&l nvIroun1Ml sal Selo liIsis Proj. No. 8379 I Date Aug. '98 1 '1ate Al. • 'T : . Test Pit Log . Project Name: Sheet of- Proposed Multi-Family Residences 1 1 • Job No. Logged by. Date: Test Pit No.: 8379 KME 7/29/98 TP-1 . Excavation Contactor. Ground Surface Elevation: • • N.W. Excavating • ±225' Notes: W - o. o Surface Conditions: Depth of Topsoil.&Sod 6" Qa U (%) 05, w m rn y�CD .i•' SM Brown silty SAND, loose to medium dense, moist 1 = 2 s -grades with gravel 4 — -large boulder 18.2 - 5 — -31%fines 6 — • • 7 —. • '>•� SP-SM Gray poorly graded SAND with silt and gravel,medium dense, moist to • �"`p> ` wet is 4: Ain is;;i . ":°:`.'.... 11 -becomes water bearing Test pit terminated at 12.0 feet below existing grade.Groundwater • seepage encountered at 8.0-feet during excavation. • G N m h a ,i,_ ,AV ediV. Test Pit Log N. rii --itois Earth Consultants. Inc. Proposed Multi-Family Residences 0 1J' fir\ nical Engineers,G o &EnvIzo"nental Scientists Renton,Washington a a Proj.No. 8379 Own. GLS Date Aug.'98 Checked KME. Date 8/7/98 Plate A2 H Subsurface conditions depicted represent our observations at the time and location of this exploratory hole,modified by engineering tests,analysis and judgment. They are not necessarily representative of other times and locations.We cannot accept responsibility for the use or interpretation by others of information presented on this log. -. Test Pit,Log • Project Name: • Sheet of • • Proposed Multi-Family Residences 1 1 Job No. Logged by: Date: Test Pit No.: 8379 KME 7/29/98 TP-2 • Excavation Contactor. Ground Surface Elevation: N.W. Excavating ±194' Notes: . • W x o ,) o Surface Conditions: Depth of Topsoil&Sod 6" • Q+ U cmro ooi w ,71 54 m A , SM Brown silty SAND, medium dense, moist — SM Reddish brown silty SAND with gravel,dense, moist 3 • 4 — 18.8 5 -becomes brown s — • ;.. 7 — 8 • s -becomes very dense • 10• . • Test pit terminated at 11.0 feet below existing grade. No groundwater _ • encountered during excavation. • • • • co • r- m a ,, �1. Test Pit Log r r �� •- 10 fEarth Consultants Inc. Proposed Multi-Family Residences co Renton,Washington w Proj.No. 8379 Dwn. GLS Date Aug.'98 Checked KME Date 8/7/98 Plate A3 Subsurface conditions depicted represent our observations at the time and location of this exploratory hole,modified by engineering tests,analysis and- ' • judgment. They are not necessarily representative of other times and locations.We cannot accept responsibility for the use or interpretation by others of information presented on this log. • Test Pit Log • • Project Name: Sheet of Proposed Multi-Family Residences 1 1 Job No. Logged by: . Date: Test Pit No.: 8379 KME 7/29/98 TP-3 Excavation Contactor Ground Surface Elevation: N.W. Excavating ±180' Notes: • 4 • Surface Conditions: Depth of Topsoil &Sod 6" 0 ro., (%) in w 3-1 • U/ . . SM Brown silty SAND with gravel, cobbles and boulders, loose, moist — • . • 2 3 — -becomes medium dense 4 — 17.7 -40%fines ....... 5 . . • 6 -becomes dense • • 7 • -becomes very dense — • 9 • • 10 Test pit terminated at 10.0 feet below existing grade. No groundwater encountered during-excavation. • , • ., co • • r- co 1-3 . 4A1- S Test Pit Log F4 4fl Earth Consultants Inc. Proposed Multi-Family Residences co 10,1 N‘IF Geotechnical Engineers.Geologists&Envhionmental Scientists Renton,Washington, Proj.No. 8379 Dwn. GLS Date Aug. '98 Checked KME Date 8f7/98 Plate A4 .• Subsurface conditions depicted represent our observations at the time and location of this exploratory hole,modified by engineering tests,analysis and • judgment. They are not necessarily representative of other times and locations.We cannot accept respOnsibility for the use or interpretation by others of information presented on this log. cas I Test Pit Log • Project Name: Sheet. of • Proposed Multi-Family Residences _ 1 - 1 Job No. Logged by: Date: Test Pit No.: 8379 KME 7/29/98 TP-4 • Excavation Contactor. - - - Ground Surface Elevation: N.W.Excavating ±150' . Notes: • • • W x o 4 o Surface Conditions: Depth of Topsoil&Sod 6" (%) A w f ., . C7 c. u SM Brown silty SAND, loose, moist • 1i • 2 15.0 4 . -becomes medium dense and with gravel 5 II. 7 . 8III -becomes dense 14.8 - - • 11 III= • ' Test pit terminated at 12.0 feet below existing grade. No groundwater encountered during excavation. • m . • . e N . m h • a ��►‘ ts), ��4 Test Pit Log • 6- `r,i '- `a • Earth Consultants Inc. Proposed Multi-Family Residences co it 11� \t 'ca'En Geologists& � "�Environmental Scientists Renton,Washington • m a a Proj.No. 8379 Dwn. GLS Date Aug.'98 Checked KME Date 8/7/98 Plate A5 H Subsurface conditions depicted represent our observations at the time and location of this exploratory hole,modified by engineering tests,analysis and judgment. They are not necessarily representative of other times and locations.We cannot accept responsibility for the use or interpretation by others of information presented on this log. 4 rL • • Test Pit Log • Project Name: Sheet of Proposed Multi-Family Residences 1 1 Job No. Logged by: ' Date: Test Pit No.: 8379 KME 7/29/98 TP-5- Excavation Contactor. . Ground Surface Elevation: N.W. Excavating. ±136' Notes: a3 Surface Conditions: Depth of Topsoil &Sod 6" w Cfl. O (%) co 5, A [" b • U) cn • • • = SM Dark brown silty SAND, loose, moist 1 — SM Brown silty SAND with occassional gravel,medium dense,moist • 3 —. • 16.0 <= a -13%fines 5 — 6 — •7• 13.9 a SM Brown silty SAND,very dense, moist • • 9 Test pit terminated at 9.0 feet below existing grade. No groundwater • encountered during excavation. • • • • • co O, • CO h • • �!�_ Pi: 444 Test Pit Log °' ;t. a Earth Consultants Inc. Proposed Multi-Family Residences WI' . 1Vl1, Georechnical Engineers,Geo S&°"vc'°"'"e"'a'sde"'sts Renton,Washington Proj.No. 8379 Dwn. GLS Date Aug.'98 Checked KME Date 817/98 Plate A6 Subsurface conditions depicted represent our observations at the time and location of this exploratory hole,modified by engineering tests,analysis and judgment. They are not necessarily representative of other times and locations.We cannot accept responsibility for the use or interpretation by others.of information presented on this log. APPENDIX B LABORATORY TEST RESULTS • E-8379 • • Earth Consultants, Inc. SIEVE ANALYSIS • . HYDROMETER ANALYSIS .a - - SIZE OF OPENING IN INCHES 1 NUMBER OF MESH PER INCH,U.S.STANDARD GRAIN SIZE IN MM ., O. ` -- 00 O /o .4- M N O O O O p N.- CD =i0N m `7 l7 cc�., ^ co N M IO o0 OOO O 0. O M, O O 0 .r ' 00 zU •� ' r • v 90 \e l0 - �` \iN 20 ._.Y rn 0 jo) .13 mao l - �o - O g 30 m x_ m 7Q C7 (2 m OZI . 1 40 — ; n T 60 - Cn n A - Q 50 (A = 40 - • co i( n 6 8 Li (7 - 10 m co • 30 • GI _ _ t7 l 90 --I CD kJ .0 a o • 90 rd 10 - • 0 - - Ui m _ I I I I III I - ;MCI I - [1 11 LI too (P• a61 O 0 0 0 0 0 0 0 0 O °0 l0 V M N r CO l0 'Q M N • W l0 8 M N 6 E l0 'cf Cl N v'- _�I f'I' G D 0 0 O 03 l0 v Cl N '' O O O O 0 0 O O O O M N •- GRAIN SIZE IN MILLIMETERS • 0 11) o rt z COARSE I FINE COARSE I MEDIUM I FINE FINES coi' N COBBLES GRAVEL SAND • IA N w , Pi m 9 DESCRIPTION Moisture f' N Z KEY Borin or DEPTH USCS Content(%) LL PL 0o D Test Pit No. Ift.l 18.2 a� H• N TP-1 5 SM Brown silty SAND with gravel -- m lir CD 0 p--- TP-3 4 SM Brown silty SAND 1777 -- __ m N -- -- 0 TP-5 4 SM Brown silty SAND 16.0 f Dec 13 00 10: 59a GIBSON TRAFFIC - 425 258 2922 p. 2 00 UPC ( `j) ( Di © N TRQFFU © C © UVSULTI NTS - TRAFFIC ENGINEERING • TRANSPORTATION PLANNING 1712 PACIFIC AVENUE • SUITE 100 • EVERETT,WA 98201 • PH:(425)339-8266 • FAX:(425)258-2922 I December 11, 2000 ® G 10 Ms. Kayren Kittrick City of Renton 1055 South Grady Way Renton WA 98055 Re: Traffic Analysis for Talbot Road Residential in the City of Renton GTC Project No. 99-013 Dear Ms. Kittrick: Gibson Traffic Consultants (GTC) has been retained by the McCaugherty Company (applicant) to complete a traffic impact analysis for the proposed residential project to be located on the east side of S. Talbot Road south of S. 43rd Street. This letter and attachments address the following traffic study elements: site access considerations; traffic generation and distribution: weekday AM and PM peak level of service (LOS) conditions at the critical S 43`d/Talbot Rd intersection; and,project mitigation recommendations. PROPOSED SITE DEVELOPMENT AND ACCESS The development would consist of a total of 25 dwelling units for single-family detached (SFD) housing including two existing residences to be replaced. Thus, the proposed development's net off-site impact to city streets would be from 23 SFD homes. The access would be located in the center of the project frontage on Talbot Road. This has been done to maximize access separation between other driveways accessing the east side of Talbot Road and be over 200 feet south of the Springbrook access on the west side. Full occupancy is expected by 2002. METHODOLOGY Traffic generation for the development is based upon national research data for similar developments contained in ITE's Trip Generation report, sixth edition (1997). Average trip generation using the residential rate for single family detached units was utilized per standard procedures. The assumed trip distribution was based on recent peak-hour turning movement counts, travel time surveys, retail/employment/recreational destinations and the distributions for other approved developments in the site vicinity as well as discussion with Neil Watts. COUNTS/SURVEYS•SITE IMPACTS•LOS ANALYSIS•EIS•HEARINGS•SAFETY•SIGNALS•PARKING Dec 13 00 10: 59a GIBSON TRAFFIC 425 258 2922 p. 3 Ms. Kayren Kittrick _ December 11, 2000 Page 2 The trip distribution percentages and assignment volumes for the PM and AM peaks are shown on Figure I and Figure la, respectively. To determine future 2002 baseline traffic volumes without the proposed development, a three (3) percent annual growth factor.was applied to the existing traffic volumes to account for other potential developments in the study area. This growth rate is conservative based on the average growth rates experienced on SR-515 and SR-167 over the latest 3 years according to historic count data provided in WSDOT's 1999 Annual Traffic Report and the actual minor change in peak hour volumes at the study intersection from 1998 to 2000. Level-of-service (LOS) and safety, analysis was completed at the S. Talbot Rd/43rd Street intersection for the AM and PM peaks, per scoping with Neil Watts. Peak turning movement counts were taken by the City in year 2000. All peak-hour LOS analysis calculations follow the methodology outlined in the 1997 Highway Capacity Manual, Transportation Research Board, Special Report 209, and Highway Capacity Software version 3.1c developed by McTrans, University of Florida, Transportation Research Center, and the Federal Highway Administration. Carter Danne, responsible for the traffic analysis, is a professional engineer (registered as qualified in civil engineering) licensed by the State of Washington and is a member of the Washington State section of the Institute of Transportation Engineers (ITE). EXISTING CONDITIONS Roadway System& Traffic Volumes The primary access and arterial route to the proposed Talbot Road Condominiums is Talbot Road and SW 43rd Street. Talbot Road is a north-south non-arterial roadway with one lane of traffic in each direction. The lane width varies along Talbot Road from 12 to 18 feet. No shoulders are designated on , either side of the traveled way. There is a concrete sidewalk along the majority of the roadway's west side. The east side has concrete sidewalk along recent developments' frontage. The posted speed along this roadway is 35 mph. Talbot Road carries approximately 11,500 daily trips south of 43rd Street based on a 1998 City count. SW 43" Street is an east-west Minor Arterial with two travel lanes in each direction. No shoulders are present. Concrete sidewalks are provided along both sides of this roadway. The posted speed is 35 mph and 25 mph for trucks. This Minor Arterial connects with the Urban Principal Arterial SR-167 and the Urban Minor Arterial SR-515. Metro Transit provides bus service along this arterial. SW 43rd Street carries approximately 45,900 daily trips west of Talbot Road and 36,600 daily trips east of Talbot Road. aOODOCH RAFFIC RMULTz F Dec 13 00 10: 59a GIBSON TRAFFIC 425 258 2922 p. 4 Ms. Kayren Kittrick December 11,2000 Page 3 Talbot Road @ SW 43" Street intersection has fully actuated signalized traffic control. The signal operates with protected left turn phasing on each approach. This signalized intersection is also equipped with pedestrian push buttons and provides for actuated pedestrian crossing phases. Crosswalks are located on each leg of the intersection and sidewalks are available along all the roadways in this vicinity, providing safe pedestrian access to the surrounding area. The northbound approach on Talbot Road consists of three 10-foot lanes: a left turn lane, a shared left/through lane, and a shared through/right turn lane. Internally illuminated overhead signs guide traffic. On the southbound approach, there are three 11-foot lanes: a left turn lane, a through lane, and a right turn lane. No C-curb is present on Talbot Road. On SW 4314 Street, there are four 11-foot lanes on the eastbound approach and three 11-foot lanes on the westbound approach. The eastbound approach consists of a left turn lane, two through lanes. and a right turn lane. The westbound approach consists of a left turn lane, a through lane, a shared through/right turn lane. C-curb is present on both sides of the intersection, separating eastbound and westbound traffic. Presently, Metro Transit provides daily bus service in the vicinity of the Talbot Road and 43`i Street intersection. Transit stops are located on each side of 43r Street serving bus routes 155, 163, and 169. Transit stops are also located on Talbot Road, north of the intersection,serving bus route 169. No transit service is provided on Talbot Road. south of the intersection. Existing Level of Service • Traffic congestion is generally measured in terms of level of service (LOS), In accordance with the 1997 Highway Capacity Manual, road facilities or intersections are rated between LOS A and F, with LOS A being free flow and LOS F being forced flow or over-capacity conditions. The LOS at signalized intersections is measured by the intersection delay (see Table 1). Geometric characteristics and conflicting traffic movements are taken into consideration when determining LOS values. A level of service (LOS) analysis was conducted for the study intersection for the weekday AM and PM peak periods and is summarized in Table 2. RAFFIC. OOHO JLTZ T Dec 13 00 11 : 00a GIBSON TRAFFIC 425 258 2922 p. 5 , Table 1 LEVEL OF SERVICE(LOS) CRITERIA FOR INTERSECTIONS & CLASS II ARTERIAL SEGMENTS Signalized Unsignalized/ Class II Arterial Level of Expected Control Delay Multi-Way Stop Average Service t Delay Sec.Nehicle Control Delay- Travel Speed Sec.Nehicle Miles per Hour A Little/No Delay <= 10.0 sec < 10.0 sec >35 mph B Short Delays 10.1 to 20.0 sec 10.1 to 15.0 sec 28.1 to 35 mph C Average Delays 20.1 to 35.0 sec 15.1 to 25.0 sec 22.1 to 28 mph D Long Delays 35.1 to 55.0 sec 25.1 to 35.0 sec 17.1 to 22 mph E Very Long Delays 55.1 to 80.0 sec 35.1 to 50.0 sec 13.1 to 17 mph F * > 80.0 sec > 50.0 sec < 13 mph * When demand volume exceeds the capacity of the lane, extreme delays will be encountered with queuing which may cause severe congestion affecting other traffic movements in the intersection. Source: 1997 Highway Capacity Manual. LOS A: Free-flow traffic conditions, with minimal delay to stopped vehicles (no vehicle is delayed longer than one cycle at signalized intersection): LOS B: Generally stable traffic flow conditions. LOS C: Occasional back-ups may develop,but delay to vehicles is short term and still tolerable. LOS D: During short periods of the peak hour, delays to approaching vehicles may be substantial but are tolerable during times of less demand(i.e. vehicles delayed one cycle or less at signal). LOS E: Intersections operate at or near capacity, with long queues developing on all approaches and long delays. LOS F: Jammed conditions on all approaches with excessively long delays and vehicles unable to move at times. ffl © U • RAFFIC Dec 13 00 11 : OOa GIBSON TRAFFIC 425 258 2922 p. 6 Ms. Kayren Kittrick December 11,2000 Page 4 Table 2 LEVEL OF SERVICE SUMMARY INTERSECTION 2002 2002 S.Talbot @, S. 43`d Street EXISTING BASELINE WITH PROJECT LOS Delay/veh LOS Delay/veh LOS Delay/veh I AM peak Hour D 44.8 sec D 51.7 sec D 5I.9 sec 2 PM Peak Hour C 31.4 sec C 32.6 sec C 32.7 sec TRAFFIC VOLUME FORECASTS AND IMPACT ANALYSIS Trip Generation and Distribution Traffic generation for the development is based upon national research data for similar developments contained in ITE's Trip Generation report. sixth edition (1997). Average trip generation using ITE land use code 210 were utilized per standard procedures. Table 3 summarizes the trip generation characteristics assumed for the proposed project. Table 3 Weekday Trip Generation Summary Proposed Average PM Peak Hour Land Use Daily Trips Inbound Outbound Total 15 8 23 23 Additional SFD 220 Units AM Peak Hour Inbound Outbound Total • 4 13 17 In summary, the proposed development would generate an estimated 220 new daily vehicular trips on an average weekday (AWDT), of which 23 trips would occur during the PM peak hour and 17 during the AM peak hour. , The trip distribution and assignment of the project-generated traffic volumes were based on existing turning movement counts, as well as input from City staff. An estimated 80% of the trips would be destined north along Talbot Road towards 43rd Street where 10% would be destined east, 55% west and 15% continue north. The remaining 20% would be destined south to 192"d Street and 200th Street. • 0 0 OOV RAFFIC aOHOULITGMTO Dec 13 00 1 1 : 00a GIBSON TRAFFIC 425 258. 2922 P- 7 • • , • / SW 21ST ST ..... __. 1 I A I _120 1 2 0 • 1 • (-- , 2 v ; I \ Y -----, . !! 0 0 ( 5 ) • , , / , 1 2 A 1! 41 X ' MCI >- • si Y SE 176TH ST 1 --i —)P• I i - > • I 1 - w !I / , ...•; SE CARR RD2 1 . \.,,,„•• % „---N, . . : 1 . 7 . .••,, ;1St A----.../ iii / : SW 43RD ST s..._./ . (--•\: s•---/ •, •:n.11, 8 • .7--\1 -4----).•2 / 2 •? 29 t ° co , !1,o • I I r )4 i'M ir i— ..._.: (3 co . 1 ii co 2 A 1- 0 ,•--\ 'I • I ail. . :4'4 A f-- • : .1y) i. I i I PROJECT : 1 il 12 I. i *SITE i:• .. 22 i 2 - 1 SE 192ND ST • I i I! I I I! 1 ! • :1 r I• i 10) . • • A `n, • . . I i ' 1.1 SE 200TH ST : I • ! ;. co 'I w > • I • i— • 1 ii • ,I: : co I !• i I GIBSON TRAFFIC CONSULTANTS TRAFFIC IMPACT STUDY 1 1 TALBOT ROAD LEGEND • RESIDENTIAL AWDT NEW SITE TRAFFIC PM-4(----->PEAK (DAILY/PEAK HOUR) FIGUR 1 E • 25 SFD PM PEAK HOUR 0 TRIP DISTRIBUTION% PROJECT TRIP • CITY OF RENTON DISTRIBUTION .) Dec 13 00 11 : 00a GIBSON TRAFFIC 425 258 2922 p• 8 • , . . N i) 7 SW 21ST ST \ i I / J !!L I i \ I ' I ;I !i 44 • i, i Y 1 i . o , A d Y i . H !, o \ 1 CC' 1\''''' I 3 icr i A ›. • w y , _ 1 1 SE 176TH ST > iu SE CARR R12...„..7.--e 1 °-Ilif 15-4"I -1! • 0 'V 11.. 1 I ....; ,I SW 43RD ST _..1 \ jyr •i —.) Q 0 el•t; ..)-f--)i • 29 i! , 0 co • . i Ii• .---\ Ca CC a 2-4--•--)0-1 1 A 1— i !! i ...-;--,;, ,I v— \.—.) • :i • '‘.1 ..A°1.: Y PROJECT • i' 4 • . • •. 2 * SITE . 10) .,...i • 1 . . 22 : • I 1 1 i • I , ;t I I I I n ...C11'\...I -..-- 4 c2 • . t SE 200TH ST I 1 •\_____1-67: i I cn 'I 111 i i! > - I 1 1 i I . I— II 03 1; . L_I GIBSON TRAFFIC CONSULTANTS • TRAFFIC IMPACT STUDY ! ... TALBOT ROAD LEGEND I RESIDENTIAL . AWDT NEW SITE TRAFFIC FIGURE 'IA i • AM-41(---30.PEAK (DAILY/PEAK HOUR) 25 SFD AM PEAK HOUR ii ._..) TRIP DISTRIBUTION% PROJECT TRIP • ' L CITY OF RENTON DISTRIBUTION .) Dec 13 00 11 : O1a GIBSON TRAFFIC 425 258 2922 p. 9 Ms. Kayren Kittrick December 11, 2000 Page 5 Future Traffic Conditions and Level of Service A level of service analysis was conducted for the 2002 horizon year, with and without the proposed development A conservative three percent annual compounded growth factor was applied to the year 2000 existing volumes to estimate the year 2002 baseline traffic volumes without the proposed project. LOS Without Project: The results of the future LOS analysis are summarized in Table 2. The addition of pipeline traffic/growth rate to year 2002 increases the delay at the study intersection but does not change the LOS. Thus, the AM and PM peaks continue to operate at LOS D and LOS C, respectively. LOS With Project: The results of the future LOS analysis with project traffic are summarized in Table 2. The addition of traffic to year 2002 baseline increases the delay at the study intersection but does not change the LOS rating. Thus, the AM and PM peak operate at acceptable LOS D and LOS C respectively with the project occupied. Access/Channelization Needs and Sight Visibility Per the city's request, GTC has reviewed the proposed site access locations. The proposed site access would be located approximately in the center of the project frontage to maximize access separation between other driveways accessing the east side of Talbot Road and be over 200 feet south of the Springbrook access on the west side. With the minor traffic flow into the site (1 trip every 2-3 minutes during the PM peak and only 1 trip every 3-4 minutes during the AM peak) channelization would not be warranted at the site access. GTC conducted sight distance checks at the proposed access driveway onto Talbot Road. It is posted at 35 mph near the proposed site. The American Association of State Highway and Transportation Officials (AASHTO) has published sight distance guidelines in A Policy on the Geometric Design of Highways and Streets. Per AASHTO guidelines, 470 feet is recommended for entering sight distance. Based on the field check over 500 feet of entering sight distance is available thus satisfying AASHTO guidelines. Accident Analysis • GTC obtained the latest available 3-year accident history for Talbot Road and the Talbot • Road/43rd Street intersection. The accident data along Talbot Road indicates only 6 accidents in the latest 3 years of available data. The predominant accident types were approach turn (3) or rear end (2). The average frequency of 2 per year is low compared the standard 5 per year used as a trigger level for further investigation. RAFFIC Dec 13 00 11 : 01a GIBSON TRAFFIC 425 258 2922 p. 10 Ms. Kayren Kittrick December 11,2000 Page 6 The Talbot Road/S. 43rd Street intersection had a total of 12 accident since 1997 and then 11 accidents in 1998 and 1999 each. The accident data is consistent with a signalized intersection with more than 3,000 total entering vehicles during the PM peak. The detailed accident review did not indicate a significant pattern of accidents. The most notable patterns were westbound rear ends (5 accident) and EB LT collisions with WB TH vehicles (5 accidents). MITIGATION MEASURES The level of service and accident history do not indicate a significant safety or level of service issue at the studied locations. Additionally, the frontage improvements, sight distance and intersection spacing proposed at the site access would be adequate to satisfy typical access and city requirements. Thus, the development should only need to pay proportionate share to programmed City improvement projects in addition to the frontage improvements. Mitigation Fee: The city collects $75 per new daily trip generated as proportionate share towards the City transportation improvement program. The proposed 23 new units would generate 220 new daily trips. Thus,the proportionate share payment would be S16,500. We trust that GTC's traffic impact analysis for the proposed development provides adequate information,_as needed by the City of Renton, to complete its SEPA review of the proposed commercial development. Please call us at (425) 339-8266 if you have any questions Or comments regarding the information documented herein. Thanks for your input and coordination. • Sincerely, GIBSON TRAFFSU TANTS, INC. PS �d �.' w'` �`'�`�" t, , • Edward T. Koltonowski .s42) �Oo wi le aY: Senior Traffic Engineer �663 "`� Attachments 1'r�� 3% �?ems EXPIRES a 11 /• ()J omeom RAFFIC Dec 13 00 11 : O1a GIBSON TRAFFIC 425 258 2922 p. 11 GIBSON TRAFFIC CONSULTANTS l: . Trip Generation Worksheet for Rate-Based Calculations l Project: Talbot Rd Analyst: etk Project Number: 99-013 Date: 11/29 /00 - Land Use: Single-Family Detached Housing Checked By: ITE TGM Code: 210 • Date: Analysis Case: Weekday PM Peak Trip Generation Variables & Results Variable Quantity Unit of Measure Source Project/Site 23 :'Dwelling.Unit Site Plan ADT Trip 9 57 Trips/ Dwelling ITE"Trip Generation"Manual, Generation Ratc Unit 6th edition Gross ADT 220.11 Gross ADT ADT Rate x Site Variable New ADT 220.11 New ADT ADT&PM Peak Hour Trips • Distributed by Trip Type Table PM Peak Hour Trip 1.01 Trips/ Dwelling ITE"Trip Generation"Manual, Generation RateUnit 6th edition Gross PM Peak Gross PM Peak Hour TripTotal 23.23 PM Peak Hour Rate x Site Variable Hour Trip Total . New PM Peak 23.23 New PM Peak ADT&PM Peak Hour Trips Hour Trips Flour Trips Distributed by Trip Type Table• Dec 13 00 11 : 01a GIBSON TRAFFIC 425 258 2922 p. 12 GIBSON TRAFFIC CONSULTANTS Trip Generation.Worksheet for Rate-Based Calculations • Project: Talbot Rd Analyst: etk Project Number: 99-0I3 Date: I I/29~— Land Use: Single-Family Detached Housing Checked By: ITE TGM Code: 210 Date: Analysis Case: Weekday PM Peak ADT & PM Peak Hour Trips Distributed by Trip Type Trip Components(%) ADT PM Peak Hour Trips AD 36 T Peak Hour Traffic Total Total 64%In 36%Out Gross Total 100% 100% 22U.11 23.23 14,87 8, TDM/transit 0% 0% 0.00 0.00 0,00 0.00 Pass-By 0% 0% 0.00 0.00 0.00 0.00 Diverted . 0% 0% 0.00 0.00 0.00 0.00 New Trips 100% 100% 220.11 23.23 14.87 8.36 Subtotal Check 100% 100% 220.11 23.23 14.87 8.36 Subtotal vs. Gross Total OK OK OK OK OK OK Table to Check for Rounding Inaccuracies (Values rounded to the nearest hundreth of a trip) Trip Factors(%) ADT PM Peak Hour Trips ADT Peak Hour Total Total 64%In 36%Out Traffic Gross Total OK OK OK OK OK OK • Crossover OK OK . OK OK OK OK Pass-By OK OK OK OK OK OK Diverted OK OK OK OK OK New OK OKOK OK OK_ OK OK Subtotal Check I OKI OK( OKI OK) OKI OK Dec 13 00 11 : 02a GIBSON TRAFFIC 425 258 2922 p. 13 • GIBSON TRAFFIC CONSULTANTS Trip Generation Worksheet for Rate-Based Calculations Project: Talbot Analyst: ETK Project Number: Date: 11/30/00 Land Use: Single-Family Detached Housing Checked By: ITE TGM Code: 210 - Date: Analysis Case: Weekday AM Peak Trip Generation Variables & Results Variable Quantity Unit of Measure Source Project/Site • 23 I Dwelling Unit Site Plan ADT Trip 9 57 Tri s/ Dwelling ITE "Trip Generation"Manual, Generation Rate P Unit 6th edition ' Gross ADT 220.11 Gross ADT ADT Rate x Site Variable New ADT 220.11 New ADT ADT&AM Peak Hour Trips Distributed by Trip Type Table AM Peak Hour Trip 0 75 Trips/ Dwelling ITE"Trip Generation"Manual, Generation Rate Unit 5th edition Gross AM Peak Gross AM Peak Hour Hour Trip Total 17.25 Tri Ps AM Peak Hour Rate x Site Variable New AM Peak 17.25 New AM Peak ADT&AM Peak Hour Trips Hour Trips Hour Trips Distributed by Trip Type Table Dec 13 00 11 : 02a GIBSON TRAFFIC 425 258 2922 p. 14 i, GIBSON TRAFFIC CONSULTANTS I. . Trip Generation Worksheet for Rate-Based Calculations I Project: Talbot Analyst: ETK Project Number: Date: 11/30/00 Land Use: Single-Family Detached Housing Checked By: ITE TGM Code: 210 Date: Analysis Case: Weekday AM Peak ADT & AM Peak Hour Trips Distributed by Trip Type Trip Components(%) ADT AM Peak Hour Trips ADT Peak Hour Traffiic Total Total I 25%In I 75%Out Gross Total 100% 100% 220.11 17.25 4.31 12.94 TDM Credit 0% 0% 0.00 0.00 0.00 0.00 Pass-By 0% 0% 0.00 0.00 0.00 0.00 Diverted 0% 0% 0.00 0.00 0.00 0.00 New Trips 100% 100% 220.11 17.25 4.31 12.94 Subtotal Check 100% 100% 220.11 17.25 4.3I 12.94 Subtotal vs. Gross Total OK OK OK OK OK OK Table to Check for Rounding Inaccuracies (Values rounded to the nearest hundreth of a trip) Trip Factors(%) ADT AM Peak Hour Trips ADT Peak Hour Total Total 25%In 75%Out Traffic Gross Total OK OK OK OK OK OK Crossover OK OK OK OK OK OK Pass-By OK OK OK OK OK OK Diverted OK OK OK OK OK OK NewOK OK OK OK OK OK Subtotal Check I OKI OKI OKI OKI_ OKI OK Dec 13 00 11 : 02a GIBSON TRAFFIC 425 258 2922 p. 15 • AM PEAK AM PEAK ADT I IN I OUT TOTAL % ADT IN I OUT II TOTAL 100q 220 41 1311 17 100°/ 220 41 131 17 1% 2.2 0.04 0.13 0.17 51% 112.2 2.04 .6.63 • • 8.67 2% 4.4 0.08 0.26 0.34 52% 114.4 2:08 6.76 8.84 3% 6.6 0.12 0.39 0.51 53% 1.16.6 2.12 6.89 9.01 4% 8.8 0.16 0.52 0.68 54% 118.8 2.16, 7.02 9.1.8 5% 11.0 0.20 0.65 0.85 55% 121.0 2.20 7.15 9.35 6% 13.2 0.24 0.78 1.02 • 56% 123.2 2.24 7.28 9.52 7% 15.4 0.28 0.91 1.19 • 57% 125.4 2.28 7.41 9.69 8% 17.6 0.32 1.04 1.36 58% 127.E 232 7.54 '9..86& 9% 19.8 0.36 1.17 1.53 59% 129.8 2.36 7.67 , 10.03 10% 22.0 0.40 1.30 1.70 60% 132.0 2.40 7.80 10.20 11%• 24.2 0.44 1.43 1.87 61% 134.2 2.44 7.93 10.37 12% 26.4 0.48 1.56 2.04 62% 136.4 2.48 8.06 10.54 13% 28.6: 0.52 1.69, 2.21 63% 138.6 2.52 8.19 10.71 14%' 30.8 0.56 1.82 2.38 64% 140.8 2.56 8.32 10.88 15% 33.0 0.60 . 1.95 2.55 65% 143.0 2.60 8.45 11.05 16% 35.2 : 0.64. 2.08 2.72 66% 145.2 2.64 8.58 11.22 17% 37.4. 0.68 2.21 2.89 67% 147.4 2.68 8.71 11.39 18% 39.6 0.72 2.34 3.06 68% 149.6 2.72 3.84 11.56 19% 41.8 0.76 2.47 3.23 69% 151.8 2.76 8.97 11.73 20% 44.0 0.80 2.60 3.40 70°% 154.0 22 ,.80 80 9.10 0 12 90 21% 46.2 0.84 2.73 3.57 71% 156.2 22% 48.4 0.88 2.86 3.74 72%. 158.4 2.88 9..36 ' .12.24" 23% 50.6 0.92 2.99 3.91 r 73%. 1'60.6' 2.92 9:49 12.41 24% 52.8 0.96 3.12 4.08 74% 162.8 2.96 9.62 12.58 25% 55.0 1.00 3.25 4.25 75% 165.0 3.00 9.75 12.75 26% 57.2 1.04 3.38 4.42 76% 167.2 • 3.04 9.88 12.92 27% 59.4 1.084 3.51 4.59 .. 77% 169.4 3.08 10.01 13.09 28% 61.6 1.12 3.64 4.76 78% 171.6 3.12 10.14 13.26 29% 63.3 1.16 3.77 4.93 79%, 173.8 . 3.16 • 10,27 : 13.43 30% 66.0 1.20 3.90 5.10 80% 1.76.0 3.20. 10.40 ' 13.60 31% 68.2 124 4.03 5.27 81% 178.2 3.24 10.53 13.77 32% 70.4 1.28 4.16 5.44 82% 180.4 3.28 10.66 13.94 33% 72.6 1.32 4.29 5.61 83% 182.6 3.32 10.79 14.11 34% 74.8 1.36 4.42 5.78 84% 184.8 3.36 10.92 14.28 35% 77.0 1.40 4.55 5.95 85% 187.0 3.40 11.05 14.45 36% 79.2 1.44 4.68 6.12 86% 189.2 3.44 11.18 14.62 37% 81.4 1.48 4.81 6.29 87% 191.4 3.48 11.31 14.79 38% 83.6 1.52 4.94 6.46 88% 193.6 3.52 11.44 14.96 39% 85.8 1.56 5.07 6.63 .89% 195.8 3.56 11.57 15.13 • 40% 88.0 1.60 5.20 6.80 90% 198.0 3.60 11.70 15.30 41% 90.2 1.64 5.33 6.97 91% 200.2 3.64 11.83 15.47 42% 92.4 1.68 5.46 7.14 92% 202.4 3.68 11.96 15.64 43% 94.6 1.72 5.59 7.31 93% 204.6 3.72 12.09 15.81 44% 96.8 1.76 5.72 7.48 94%_ 206.8 3.76 12.22 15.98 45% 99.0 1.80 5.85 7.65 • 95% 209.0 3.80 12.35 16.15 46% 101.2 1.84 5.98 7.82 96% 211.2 '3.84 12.48 16.32 47% 103.4 1.88 6.11 7.99 97% '213.4 3.88 12.61 16.49 48% 105.6 1.92 6.24 8.16 , 98% 215.6 3..92 12.74 16.66 49% 107.8 1.96 6.37 8.33 99% 217.8 3.96 12.87 16.83 50% 110.0 2.00 6.50, 8.50 ▪100% 220.0 4.00 13.00 . 17.00 Dec 13 00 11 : 03a GIBSON TRRFFIC 425 258 2922 p. 16 43rd St @ Talbot Road (AM) • Existing Volume 0 0 4 Friday,8/18/00 I I 170 I 234 1 39 I 569 1 326 JL_______ From: 6:45 AM a 0 To: 7:45 AM 4 4 Q Talbot Road a 37 a 1,959 a 1,173 1,231 a ° 0 21 0 2,567 43rd Street S 2,841 43rd Street S 1- a North 167 a 4 a 608 370 a a 430 a 71 d Talbot Road a 4 0 d R. 4 a - I616I122I 21 � 126 f 885 1 759 I 0 12 Future without Project 4 0 0 1 602 I 345 1 I Weekday PM Peak Hour I 1180 I 36257 I 41 Year: 2002 d 0 4 0 4 4 Growth Rate= 3.0% 0 Talbot Road 4' 39 Years of Growth= 2 a 2,078 a a 1 244 1,305 a Total Growth= 1.0609 4 0 22 - 1' a 2.723 43rd Street S EMI 43rd Street S 1.761 o North 177 I a ' 645 393 a 4 `'' 456 * 75 4 Talbot Road o 4 0 0 4 t1 0 654 I I 22 J 133 1 938 I 805 1 0 0 4 I Project Trip Assignments 0 0 4 Weekday PM Peak Hour f 111 I f 3 I 2 I 0 0 4 0 4 4 0 Talbot Road 4 a 7 a 0 a 4 o10 43rd Street S 14 43rd Street SQ 1 a North a ° I {' 3 a 1 a 3 I 4 Talbot Road a 4 0 0 4 0 0 i 1 4 I 14 l 71 10 211 I 0 0 4 F------ Future with Project 0 0 4 605 I 347 1 L_______ Weekday PM Peak Hour ' 180 I 37258 ► 41 } Year: 2002 0 0 o a 4 ° +3.0%Annual Growth r2 Talbot Road 4 39 a 2,085 a 1.244 1,305 a ° a 22 ? 10 2.733 43rd Street S EEO 43rd Street S 1,762 a North 177 a 4 I * 648 393 a o 457 a 78_4 Talbot Road a 4 0 0 4 0 0 661 1131 12 3 I i I 137 1952 815 I 0 0 4 • Page 1 of 1 Dec 13 00 11 : O3a GIBSON TRAFFIC 425 258 2922 • p. 17 • HCS: Signalized Intersections Release 3.1c Inter: TALBOT/43RD ST Analyst: ETK City/St: RENTON Date: 2/21/99 Proj #: 99-013 E/W St: SW 43rd Street Period: AM Peak , �S�-«,� N/S St: Talbot Road SIGNALIZED INTERSECTION SUMMARY Eastbound Westbound Northbound Southbound L T R L T R L T R L T R No. Lanes 1 2 1 LGConfig L T 1 2 0 1 2 0 1 1 R L TR L LTR 1 Volume 167 370 71 21 1173 37L T R Lane Width 11.0 11.0 11.0 11.0 11.0 606 122 21 1391 34 170 10 RTOR Vol 7 .0 10.0 11.0 11.0 11.0 3 1 . 45 Duration 0.25 Area Type: All other areas Phase Combination 1 2 Signal4Operations EB Left A 5 6 7 8 Thru NB Left A Right A A A R A Peds X X Rigu ght A WB Left X Peds X X Lefthru A SB Left A A A Thru A Right A A Right A Pads X X X Peds X X NB Right EB Right SB Right A WB Right Green 14.0 43.0. 3.5 9.0 Yellow 4.0 4.0 4.0 9.0 4.04 0.5 All Red 0.5 0.5 0.54.0 5 Cycle Length: 121.0 secs 0.5 Intersection Performance Summary Appr/ Lane Adj Sat Rat_os Lane Group Approach Lane Group Flow Rate Grp Capacity (s) v/c g/C Delay LOS Delay Eastbound L 197 1702 0.89 0.116 89.1 F T 1730 3404 0.22 0.508 16.6 B 36.6 D R 774 1523 0.09 0.508 15.4 B Westbound L 49 1711 0.47 0.029 64 .8 E TR 1436 3407 ' 0.93 0.421 44.8 D 45.2 D Northbound L 396 1652 0.85 0.240 60.0 E LTR 760 3173 0.61' 0.240 42.3 D 49.8 D Southbound L 127 1702 0.34 0.074 54.8 D T 133 1792 0.29 0.074 54.1 D 98.5 D R 289 1523 0.48 0.190 44.9 D Intersection Delay = 44.8 (sec/veh) Intersection LOS = D Dec 13 00 11 : 03a GIBSON TRAFFIC 425 258 2922 p. 18 HCS: Signalized Intersections 'Release 3.1c • Inter: TALBOT/43RD ST City/St: RENTON Analyst: ETK Proj #: 99-013 Date: 2/21/99 Period: AM Peak BASELINE E/W St: SW 43rd Street N/S St: Talbot Road SIGNALIZED INTERSECTION SUMMARY Eastbound Westbound Northbound Southbound L T R L T R L T R L T R No. Lanes 1 2 1 1 2 0 1 2 0 LGConfig L. T R L TR 1 1 1 Volume L LTR L T R Lane Width 11.0 11.0 11.0 11.0 1122 .10 4 39 10.004 129. 22 41 11.036 11. RTOR Vol 7 3 10.0 1 11.0 45.0 45 Duration 0.25 Area Type: All other areas Phase Combination 1 2 Signal4Operations EB Left A 5 6 7 8 Thru NB Left A A A Thru A Right A A Right A Peds X X X Peds X X WB Left A SB Left A Thru A A Thru A Right A A Right A Peds X X .X Peds X X NB Right EB Right SB Right A WB Right Green 14.0 43.0 3.5 9.0 29.0 Yellow 4.0 4.0 4.0 4.0 4.0 All Red 0.5 0.5 0.5 0.5 0.5 Cycle Length: 121.0 secs Intersection Performance Summary Appr/ Lane Adj Sat Ratios Lane GroupA Lane Group Flow Rate Pproach Grp Capacity (s) v/c g/C Delay LOS Delay LOS Eastbound - L 197 1702 0.94 0.116 101.4 F T 1730 3404 0.24 0.508 16.7 B 40.0 D R 774 1523 0.09 0.508 15.4 8 Westbound L 49 1711 0.49 0.029 65.4 E TR 1436 3407 0.99 0.421 56.1 E 56.3 E Northbound L 396 1652 0.90 0.240 68.2 E LTR 761 3174 0.64 0.240 43.2 D 53.8 D Southbound - L 127 1702 0.36 0.074 55.0+ E T 133 1792 0.30 0.074 54.3 D 49.0 D R 289 1523 0.52 0.190 45.7 D Intersection Delay = 51.7 (sec/veh) Intersection LOS = D Dec 13 00 11 : 04a• GIBSON TRAFFIC 425 258 2922 p. 19 • HCS: Signalized Intersections Release 3.1c Inter: TALBOT/43RD ST City/St: RENTON Analyst: GTK Proj #: 99-013 Date: 2/21/99 Period: AM Peak WITH PROJECT E/W St: SW 43rd Street N/S St: Talbot Road SIGNALIZED INTERSECTION SUMMARY Eastbound Westbound Northbound Southbound L T R L T R L T R L T R No. Lanes 1 2 1 1 2 0 1 2 0 1 1 1 LGConfig L T R L TR L LTR L T R volume 177 393 78 22 1244 3.9 661 131 23 41 37 180 Lane Width 11.0 11.0 11.0 11.0 11.0 10.0 10.0 11.0 11.0 11.0 RTOR Vol 7 3 1 45 Duration 0.25 Area Type: All other areas Signal Operations Phase Combination 1 2 3 4 5 6 7 8 EB Left A NB Left A Thru A A Thru A Right A A Right A Peds X X X Peds X X WB Left A SB Left A Thru A A Thru A Right A A Right A Peds X X X Peds X X NB Right . EB Right SB Right A I WB Right • Green 14 .0 43.0 3.5 9.0 29.0 Yellow 4.0 4.0 4.0 4 .0 4.0 All Red 0.5 0.5 0.5 0.5 0.5 Cycle Length: 121.0 secs Intersection Performance Summary Appr/ Lane Adj Sat Ratios Lane Group Approach Lane Group Flow Rate Grp Capacity (s) v/c g/C Delay LOS Delay LOS Eastbound L 197 1702 0.94 0.116 101.4 F T 1730 3404 0.24 0.508 16.7 B 39.9 D R 774 1523 0.10 0.508 15.4 B Westbound L 49 1711 0.49 0.029 65.4 E TR 1436 3407 0.99 0.421 56.1 E 56.3 G Northbound L 396 1652 0.91 0.240 70. 1 E LTR 760 3173 0.65 0.240 43.4 D 54.7 D Southbound L 127 1702 0.36 0.074 55.0+ E T 133 . 1792 0.31 0.074 54.4 D 49.0 D R L89 1523 0.52 0.190 45.7 D Intersection Delay = 51.9 (sec/veh) Intersection LOS = D ' Dec 13 00 11 : 04a GIBSON TRAFFIC 425 258 2922 p. 20 , • 43rd St @ Talbot Road (PM) Existing Volume b II 4 8691 316 I Monday,8/21/00 1197 1 553176 1180 From: 3:00 PM 0 4 4 0 4 4 To: 4:00 PM a Talbot Road Ca 1,034 a 4 58 4 641 732 a 0 3 T a 2.532 43rd Street S 3,108 43rd Street S 1 905 a North 171 a a 1,498 951 b 4 l a 1,173 b 376 c, Talbot Road 0 4 •a p 4 4 a 1961 87 142 J 58b5 I 910 325 1 II 4 Future without Project b 8 4 Weekday PM Peak Hour 209 11877 191 922 J 335 Year: 2002 I Growth Rate= 3.0% 0 b T a 4 4 Years of Growth= 2 a 1,097 p Talbot Road 4 62 Total Growth= 1.0609 4 680 777 a a 2.686 43rd Street S 3,298 43rd Street So 35 T 181 a 2.022 p North 1,589 1,009 ° I b 1,245 a 399 4 Talbot Road a 4 b a 4 4 a I 208 I I 45 621 1 966 1 345 b it 4 I Project Trip Assignments 0 8 0 Weekday PM Peak Hour I I 12 2 3 J 1 I � I r-- ° b 4 a 4 4 , 0 Talbot Road 47 4 a 2 a q �. 4 0 2 T 43rd Street S 18 43rd Street S 3 a North a `. * 8 a ° I K 1 8 4 Talbot Road a 4 b 0 4 4 a I t 12 1 181 4 1 6 1 1J a II Future with Project 4 it 4 336 1 Weekday PM Peak Hour f 209 I 189 1 191 , 925 I 589 Year: 2002 0 0 4 a 4 4 +3.0%Annual Growth 0 Talbot Road 4 62 • a 1,101 a. al-err 779 a 4 0 37 r a 2,698 43rd Street S 3,316 43rd Street S 2,025 a North 181 1 A p 1,597 1.009 b a 1,246 ' l 407 4 Talbot Road a ci b 0 4 4 a I 212I93 ( 46 � I 633 J 984 j 351 0 II 4 I Page 1 of 1 Dec 13 00 11 : 04a GIBBON TRAFFIC 425 258 2922 p. 21 HCS: Signalized Intersections Release 3.1c Inter: TALBOT/43RD City/St: RENTON Analyst: ETK Proj #: Date: 2/21/99 Period: PM PeaK EXISTING E/W St: SW 43rd Street N/S St: Talbot Road SIGNALIZED INTERSECTION SUMMARY Eastbound Westbound Northbound sound L T R L T R L T R L T R No. Lanes 1 2 1 1 2 0 1 2 0 LGConfig L T R L TR 1 1 1 Volume 171 951 376 33 641 58 196E 87TR L T R Lane Width 11.0 11.0 11.0 11.0 11.0 10.0 10.0 92 180 11. 11. RTOR Vol 50 2 6 11.0 11.0 0 81 Duration 0.25 Area Type: All other areas Phase Combination 1 2 3ignalOperations EB Left A 5 6 7 8 Thru NB Left A A A Thru A RightA A Right A Peds X X X Peds X X WB Left A SB Left A Thru A A Thru A Right A A Right A Peds X X X Peds X X NB Right EB Right SB Right A WB Right Green 21.0 24.0 6.0 16.5 14.0 Yellow 4.0 5.0 4.0 All Red 0.5 0.5 0.5 4.04.0 Cycle Length: 105.0 secs 0.55 0.5 Intersection Performance Summary Appr/ Lane Adj Sat Ratios Lane GroupA Lane Group Flow Rate PProach Grp Capacity (s) v/c g/C Delay LOS Delay LOS Eastbound L 340 1702 0.56 0.200 39.9 D T 1605 3404 0.66 0.471 22.3 C 23.8 C R 718 1523 0.50 0.471 19.8 B Westbound L 98 1719 0.30 0.057 50.1 D TR 1149 3397 0.67 0.338 31.4 C 32.2 C Northbound L 221 1660 0.52 0.133 44.7 D LTR 423 3169 0.57 0.133 44.4 D 44.5 D Southbound L 267 1702 0.75 0.157 53,4 D T 282 1792 0.70 0.157 49.1 D 44.6 D R 544 1523 0.24 0.357 23.9 C Intersection Delay = 31.4 (sec/veh) Intersection LOS = C Dec 13 00 11 : 05a GIBSON TRAFFIC 425 258 2922 p. 22 b • HCS: Signalized Intersections Release 3.1c Inter: TALBOT/43RD City/St: RENTON Analyst: ETK Proj #: Date: 2/21/99 Period: PM PeaK BASELINE E/w St: SW 43rd Street N/S St: Talbot Road SIGNALIZED INTERSECTION SUMMARY Eastbound Westbound Northbound south T R L T R L T R LSoutTbound R No. Lanes 1 2 LCConfig L T R 1 2 0 1 2 0 L 1 1 L TR L LTR L T R Volume 181 1009 399 35 680 62 208 92 45 191 187 209 Lane Width 11.0 11.0 11.0 11.0 11.0 RTOR Vol 10.0 10.0 11.0 11.0 11.050 2 6 81 Duration 0.25 Area Type: All other areas Phase Combination 1 2 3igna140perations EB Left A 5 6 7 8 Thru NB Left A Right A A R A Peds Right A X X X Peds X X WB Left A SB Left A Thru A A Thru A Right A A Right A Peds X X X Peds X X NB Right EB Right SB Right A WB Right Green 21.0 24.0 6.0 16.5 14.0 Yellow 4.0 5.0 4.0 All Red 0.5 0.5 0.5 0.5 4.0 Cycle Length: 105.0 secs 0.5 0.5 Intersection Performance Summary Appr/ Lane Adj Sat Ratios Lane Group Lane Group Flow Rate Approach Grp Capacity (s) v/c g/C Delay LOS Delay LOS Eastbound L 340 1702 0.59 0.200 40.8 D T 1605 3404 0.70 0.471 23.2 C R 718 1523 0.54 0.471 20.5 C 24.7 C Westbound L 98 1719 0.40 0.057 50.4 D TR 1148 3396 0.72 0.338 32.5 C 33.3 C Northbound L 221 ' 1660 0.55 0.133 45.5 0 LTR 422 3168 0.60 0.133 45.3 D 45.4 D Southbound L 267 1702 0.79 0.157 57.8 E T 282 1792 0.74 0.157 52.0 0 . 47.1 D R 544 1523 0.26 0.357 24.2 C • Intersection Delay '= 32.6 (sec/veh) Intersection LOS = C Dec 13 00 11 : 05a • GIBBON TRAFFIC 425 258 2922 p. 23 HCS: Signalized Intersections Release 3.1c • Inter: TALBOT/43RD Analyst: ETK City/St: RENTON • Date: 2/21/99 Proj : Date: St: SW 43rd Street Period: PM PeaK WITH PROJECT N/S St: Talbot Road • SIGNALIZED INTERSECTION SUMMARY Eastbound Westbound 1 Northbound L T R L T R I L T R I Southbound I I L T R • No. Lanes 1 2 1 1 2 0 LGConfig L T R I 1 2 0 I 1 1 1 L TR I ' L T R Volume 181 1009 407 37 680 62 1212E 93TR 46 1191 189 209 • Lane Width 11.0 11.0 11.0 11.0 11.0 110.0 10.0 111.0 11.0 11.0 RTOR Vol 50 2 I 6 I 81 Duration 0.25 Area Type: All other areas Phase Com bination 1 -Signal Operations EB Left 4 5 6 7 A 8 NB Left A Thru A A Thru Right A A A PedsRight A X X X Peds X X WB Left A Thru SB Left A A A Thru A Right A A Right A Peds X X NB Right X Peds X X • SB Right A ' EB Right Green 21.0 24 .0 6.0 16.WB Right • Yellow 4 .0 5.0 4-.0 4.0 14.0 . All Red 0.5 0.5 0.5 4.0 Cycle Length: 105.0 secs 0 55 0.5 Intersection Performance Summary Appr/ Lane Adj Sat Lane Group Flow Rate Ratios Lane Group Approach • Grp Capacity (s) v/c g/C Delay LOS Delay LOS Eastbound • L • 340 1702 0.59 0.200 40.8 D T 1605 3404 0.70 0.471 23.2 C 24.7 C R 728 1523 0.55 0.471 20.8 C • Westbound L 98 1719 0.42 0.057 50.7 D TR 1148 3396 0.72 0.338 32.5 C 33.4 C Northbound L 221 1660 0.57 0.133 46.0 D LTR 422 3167. 0.61 0.133 45.5 D 45.7 D Southbound - L 267 1702 0.79 0.157 57.8 E T 282 1792 0.74 0.157 . 52.5 D 47.4 D R 544 1523 0.26 0.357 24.2 C Intersection Delay = 32.7 (sec/veh) Intersection LOS = C Dec 13 00 11 : 05a GIBBON TRAFFIC 425 258 2922 • p. 24 • 076, City of Renton Weather :OVERCAST Transportation Systems Division Counted by:EGF/1TG Traffic Dperatiars Study Name: Ti�CO76A Hoard 1! :D4-1027 A ✓M Site Code : 00000000 Surface :NET 2000 Studies 1> Start Date: O8/18/00 CAk$.f DESTRIANS,HEAVY VEHICLES Page : 1 I TALBDT RD S IS 43RD ST I TALBOT RD 5 IS 43RD ST !Southaound !Westbound Start 1 !Northbound iEastcour�d 1 1 Time I Left Tnru R ::t Othari _eft Thru Rat Ger Other! Left Thru k ht Other! Totali Left Thru R :;tIl 08/18/00 1 1 06:151 2 4 34 01 3 323 1 I 06:301 6 10 4fi8 Q1 14i 24 2 O! 32 64 15 01 658 11 � 4 313 11 11 146 25 6 6 0: b0 13 31 705 06:451 6 6 42 31 3 347 Hourl 14 20 122 1 I !0 yg J !i 1.,� 3.3 5 1 I 45 94 19 !1 765 I 25 21 443 56 13 11 113 238 47 41 212? i- 07:0 1 41 07:©01 16Ii 17 41 0i .4 10 242271 5 0: 151 31 . 3 Or 45 91 L1 41 658 L. 11 163 29 7 01. 41 105 18 ' 01 697 07:301 13 16 47 21 6 225 6 01 . 161 41 07:451 12 14 52 01 8 r, 8 31 48 97 17 21 692 Huurl 52 48 181 J1 .28 ��_ � t1 170 43 3 01 42 101 26 II 719 i 1 21 645 146 27 31 176 354 82 71 2796 Total! 66 68 303 41 I I 1 % 38 1550 60 41 1088 232 40 41 285 632 129 III 4918 Apr. I 14.9 15.4. 68.7 0.91 1.8 95.0 2.9 0.11 79.7 17.0 2.9 0.21 27.2 59.5 12.1 1.01 % Int. I 1.3 1.3 6.1 -I 0.7 39.6 1.2 ^ - 1 -1 22.1 4.7 0.8 -1 5.8 12.8 2.6 0.21 - i I I 1 I 1 Dec 13 00 11 : 05a GIBBON TRAFFIC 425 258 2922 p. 25 , Weather ;OVERCAST City of Renton . Transportation Systems Division Counted by:E6F/JTG Traffic Operations Study Name: TMC876H Board 0 :D4-10`'7 2t 0 Studies Site Code : 00000000 Surface :WET Start Date: 88/18/00 CARS,PEDESTRIAbS,HEAVY VEHICLES Page ITALB0T RD 5 IS 43RD ST lSoutnbou;,d • lWestl;aund ITAL&DT RD S IS 43RD Si StartINorthbou;,d IEastbow�i I I. _ I ,irae 1 Left Tnru R t Other! Left Tnru I? ht Other Left Tnru R nt Otnerl Left Tnru R ht OtherIITotal Peak Hour Analysis ky Entire Intersection for the Period: 06:15 n on 0n/18/00 to 07:45 on 06/18/88 ! Time 106:30 1 06: 106:30 Vol. I 39 34 170 21 21 1173 37 31 616 122 106167 Pct. I 15.9 13.8 69.3 0.81 1.7 95.0 2.9 0.21 81.0 ma 2.7 0.11 27.1 S0.0 .1175 1.21 Total I 245 I 1234 I 760 I 616• High I 07:15 1 06:45 1 07:15 5 1 Vol. I 16 11 41 107:.,,, l II 3 347 6 I1 1,3 • ,,, 7 0: 41 165 18 01 Total I 59 I 357 I 199 1 164 I RIF 10.688 0.864 10.355 .10.333 I 'CARS, PEDESTRIANS TALEOT RD S 'HEAVY VEHICLES L 167 33 391 :37 i -_ 167 a , 2 r1 170 34 39 i _ • y 326 1 .. =� Inbound �45 4.:t? ,i.; .;i:.; ,, •i •A Outbound 3'26 m. t Tot al 571 170 1959 1173 - • 616 1 60 1 1 5 1 167 7 •' cc .Las ,... Inbound - 616 Inbound 1234 Outbound 1959 Ow;bound 430 20 • 354 Total 2575 37�.0 Total 1664 1 'el16 • • • • ti 71 21 . 71 0 33 434?� Inbound 7 60 ST Out bound 126 26 S �+3.43RD 8 r ter; 8 ,, Total 886 Y T1 ' 614 '" 122 20 1 34 2 0 . 1 0 / I , • 21 --_.__ 1 _..._.._ 1 ____ in -- 1. 616 I 122 21 g1 I 126 Nort h 'i ALDOT RD 0 g I • Dec ' 13 00 11 : 06a GIBSON TRAFFIC 425 258 2922 p. 26 © City of Ream 76 ' Weather :SUNNY Transportation Systems Division Study Name: TNC076P Counted by:DBL/JTB Traffic Operations el Site Come :-00000000 Board B. :D4-1023 2000 Studies Start Date: 00/21/00 Surface :DRY Page : 1 CARS/PEDESTRIANS.HEAVY VEHICLES • !TRLBOT RD S ISW 43RD ST ITALBOT RD S 1SW 43RD ST IS uthbound Westbound ' (Northbound lEastbourd Start 1 1 I- I Ilntvl. Time Left Tnru Rent Other! Left Thru Rant Otheri Left Thru Rent Otnerl Left Tnru• Rent Other! Total 08/21/00 1 1 1 1 15:001 2 42 59 01 12 219 25 01 40 16 15 01 32 205 54 11 752 15:151 25 38 51 61 16 133 21 01 60 24 5 11 48 226 86 el 723 15:301 42 51 64 31 7 146 19 31 49 24 9 11 28 157 ' 71 51 719 15:451 43 40 34 01 6 144 14 3i 43 32 11 2i 44 245 89 li 751 Hour! 112 171 208 31 35 642 79 61 192 56 40 41 132 873 330 71 2350 I 1 I 1 1 16:001 42 38 66 61 10 165 14 01 65 n 16 01 37 207 101 21 792 . 16:15i 42 38 40 II 3 122 14 11 56 10. 7 0t 46 239 78 21 695 16:301 53 60 57 01 14 210 16 21 38 16 8 11 42 260 108 01 865 16:451 22 34 24 01 6 131 11 01 38 12 5 01 34 196 65 01 578 Hour) 153 170 187 11 33 628• 55 • 31 191 , 67 36 11 161 902 352 41 2950 . I I 1 I 1 Total i 271 341 395 41 68 1270 134 91 363 163 76 51 313 1775 682 111 5900 Apr. I 26.8 33.7 35.a 0.31 4.5 85.7 5.0 0.61 61.0 25.9 12.1 0.71 11.2 63.8 24.5 0.31 - 1Int. I 4.5 5.7 6.6 -1 1.1 21.5 2.2 0.11 6.4 2.7 1.2 -1 5.3 30.a 11.5 0.11 - 1 1 ! 1 I ! I I I Dec 13 00 11 : 06a GIBSON TRAFFIC 425 258 2922 p. 27 weather :s�kVtiY City of Renton • Transportation Systens Division •Counted by:DRL/JTG Traffic Operations Stuay Name: TMC07eP . Board 0 :D4-1029 2000 Studies tar Code : ;<<.,QIDj Surface :DRY Start Date: 08/2100 CARS/C DESTRIANS,HEAVY VEH1CLES . Page 1TALBDT RD S 1514 43RD ST !TALBDT RD S • ISouthbaund iliestbound ISaW 43RD ST Start 1 1Narthbound !Eastbound S 1 I 1 Time I Left Tnru R rat Dtnerl Left Tnru R ;iv Dtnerl Lett ru P. ht Otnerl Left Tnru Runt Other! Total Peak Hour Analysis By Entire Intersection for the Period: 15:60 on 6a/21/00 to 16:45 on 0:,/211E76 Time 115;45 1 15:45 115:45 1 Vol. I 160 176 197 11 33 641 56 61 196 87 42 31 1J171 i Pct. I 32.4 31.7 3S.5 0.11 4.4 86.8 7.8 0.81 59.7 26.5 12.8 0.91 11.3 63.2 25.0 0.31 • Total I 554 1 738 I 328 I 1503 I High 1 16:30 1 16:30 1 16:00 116:30 Vol. 1 53 60 001 14 210 16 21 6: 42 16 0l 1 Total 1 170 I 242 25ia 10b 01 PH:= 1 Q+.815 1 110 I 41�� 1 ! 0.762 10.745 10.916 I • "CARS/PEDESTRIANS TALEOT RD S ` "HEAVY VEHICLES 1 1313 ti 1 7 41 177 T 1 58 7 ^ L 2 67 171• 1 Gt 197176 f 180' ------- • t. I inbound �'`11F 1 b 6 • 'Out bCa.trrd 316 .:14 1.} ,.. o, Tot 870 t a:u.„:,;� u u. :I;:r..,n•., 1 % " �<<F 1 034 641 4 5 1 6 • 170 tc4 171 1 • " 1741 • Irnboourrd 1503 Inotcturia 36 _out bound 11 34 Out bound 11.73 3 .• 33 • " 534 Total 951 17 2537 Total 191 i 0 33 ti 71 4i _ 9r_' 1173 J 180 I rrcournd .328 SW 43RD S'1 • Out bound 53 a `' Total '313 .11` . • .a 376 { 195 " a 4rt,''; 3 176 .h 1 0 ^III • ., ------ 1'36. 87 ++� I , 6.� I I ._� North TALBOT AD 'a f 1 Dec 13 00 11 : 06a GIBSON TRAFFIC 425 258 2922 p. 28 City of Renton Corridor Report 12/4/00 Report Period: 1/I/97 to 12/31/99 Corridor: TALBOT RD S between FORTY FIFTH PL. S and FORTY THIRD ST S • TALBOT RD S, 005000 ft. S of FORTY FIFTH PL. S Year: 1997 Date Time Of Case Collision Collision Number Type of Collision Direction Num Num Hit& Total • Fri-4/4/97 4:50:00 PM Veh 1 Veh 2 Fat Inj PDO Run Vehicles 97-292 Rear End N->S N->S 1 Yearly"Totals:Number of Collision 1 4 Totals: U 1 U U 4 , Link Totals:Number of Collisions 1 Totals: 0 1 0 0 4 TALBOT RD S, 034200 ft.S of FORTY THIRD ST. S Year: 1997 Date Time Of Case Direction Num Num Total Collision Collision Number T� Veh 1 Veh 2 Fat Inj PDO Run Vehicles e of Collision Hit& Mon-4/14/97 2;" 55 00 PM 97-326 Rear End S->N S->N 2 2 Tally o u s:; um er o-CIAIllion 1 Totals: U" 2 l<" U 2 Link Totals:Number of Collisions I Totals: 0 2 0 0 2 TALBOT RD S, 015000 ft. S of FORTY THIRD ST. S • Year: 1997" Date Time Of Case Direction Num Num Hit& Total Collision Collision Number Type of Collision Veh 1 Veh 2 Fat Inj PDO Run Vehicles Tue-3/25/97 4:22:00 PM 97-257 Approach Turn N->E S->N ear y ota s:i um er iftioilltston I 2 Totals: U I U 0'Link Totals:Totals:Number of Collisions 1 • Totals: 0 1 0 0 2 TALBOT RD S, 010000 ft.S of FORTY THIRD ST. S Year: 1997 Date Time Of Case Direction Num Num l Collision Collision Number Type of Collision Veh 1 Veh 2 Fat Inj PDO Run Vehicles , Tue-77097 11:15:00 AM 97-579 Right Angle S->N W->N p Yearly 1'otili: um er ofColllston 1 2^ Totals: 0 U 1 U 2 Year: 1998 Dec 13 00 11 : 07a GIBSON TRAFFIC 425 258 2922 p. 29 T Date Time Of Case Direction Num Num Hit& Total Collision Collision Number Type of Collision Veh 1 Veh 2 Fat Inj PDO Run Vehicles ue-1 15 8 7:40:00 AM 98-1277 Approach Turn N->E S->N P Yearly Totals:Number of C7 tstoi-'n �1 2 "Totals: 0—`0 1 U Link Totals:Number of Collisions 2 Totals: 0 0 2 0 4 TALBOT RD S,50 ft. S of FORTY THIRD ST S Year: 1998 Date Time Of Case Direction Num Num Hit& Total Collision Collision Number Type of Collision Veh I Veh 2 Fat Inj PDO Run Vehicles Sat-4/11/98 11:03:00 PM 98-355 Head On W->S S->N P Yearly Totals:Number of Collision 1 2 Totals: U U 1 U 2 Link Totals:Number of Collisions 1 Totals: 0 0 1 0 . 2 TALBOT RD S, 0020 ft. S of FORTY THIRD ST. S Year: 1999 Date Time Of Case Direction Num Num Hit& Total Collision Collision Number Type of Collision Veh 1 Veh 2 Fat Inj PDO Run Vehicles Thu-4/1/99 8:05:00 AM 99-255 Approach Turn N->E S->N 1 2 ear y o u s:i um er o o ►ston ota s: Link Totals:Number of Collisions 1 Totals: 0 1 0 0 2 TALBOT RD S at FORTY THIRD ST. S Year: 1997 Date Time Of Case Direction Num Nurn Hit& Total Collision Collision Number Type of Collision Veh 1 Veh 2 Far Inj PDO Run Vehicles Mon-1/20/97 11:46:00 AM 97-56 Sideswipe W->N W->E 1 2 Tue-2/18/97 10:00:00 AM 97-181 Rear End E->W E->W P 2 Thu-2/20/97 7:58:00 AM 97-185-I Sideswipe E->W E->W ' P H 2 Wed-3/26/97 10:33:00 PM 97-264 Sideswipe W->S W->E P 2 Tue-6/17/97 7:24:00 AM 97-558 Rear End E->W E->W P 2 Fri-7/18/97 10:14:00 AM 97-616 Sideswipe ' W->E W->E P 2 Mon-8/18/97 1:25:00 PM 97-712 Right Angle S->E W->E P 2 Sun-8/24/97 6:58:00 AM 97-725 Rear End E->W E->W 1 2 • Sun-9/21/97 2:18:00 PM 97-830 Approach Turn N->S S->W 4 H 3 Tue-10/14/97 8:06:00 AM 97-915 Right Angle E->W S->N 1 2 Thu-10/16/97 7:35:00 AM 97-930 Sideswipe E->W E->W P 2 Fri-11/14/97 3:42:00 PM 97-1056 Fixed Object/Parked Vehicle N->S 1 1 Yearly Totals:Number of Collision 12 1ota►s: 0 8 7 2-T4"r • Year: 1998 Date Time Of Case Direction Num Nam Hit& Total Collision Collision Number Type of Collision Veh 1 Veh 2 Fat Inj PDO Run Vehicles Sun 2 22/9-8-2:26:00 PM 9$-179 g t An � W Ng a ->S 4 2 - Wed-4/29/98 4:50:00 PM 98-421 Rear End W->E W->E 1 2 Fri-6/12/98 9:29:00 PM 98-580 Approach Turn E->W W>N 3 2 Thu-7/23/98 4:17:00 PM 98-740 Approach Turn W->N E->W P 2 Dec 13 00 11 : 07a GIBSON TRAFFIC 425. 258 2922 p. 3O 7 Tue-8/11I98-3`45:00 PM 98-805-f Rear End _ Thu-8/27/98 6:52:00 AM 98-850 Rear End. S->N S->N 2 P 2 Fri-10/2/98 11:23:00 AM 98-977 Approach Turn E->W W->N 1 2 Tue-10/20/98 2:00:00 PM 98-1055 Rear End W->E W->E 1 H 2 Wed-11/4/98 10:00:00 AM 98-1099 Approach Turn E->W W->N 3 Sun-12/20/98 1:57:00 PM 98-1297 Right Angle S->E W->E 2 ' P 2 . j Thu-12/24/98 I0:05:00 PM 98-I308 Sideswipe N->W S->W P 2 ' Yearly Totals:Number of Collision 11 Totals: Il 13 5 1 22 Year: 1999 Date Time Of Case Direction Num Num Hit& Total Collision Collision Number Type of Collision Veh I Veh 2 Fat Inj PDO Run Vehicles Mon-2/15/99 6:43:00 PM 99-125 Right Angle S->E W->E P 2 - Fri-2/19/99 11:54:00 AM 99-135 Sideswipe E->W E->W P Sat-3/13/99 6:55:00 PM 99-204 Sideswipe E->W E->W P 2 Wed-3/17/99 9:10:00 AM 99-216-I Rear End S->N S->N P H 2 Sat-5/8/99 1:46:00 AM 99-371 Fixed Object/Parked Vehicle E->W 1 1 • Tue-5/18/99 4:40:00 AM 99-404 Right Angle W->E S->W 1 2 ,Fri-5/28/99 12:47:00 PM 99-434 Rear End E->W E->W P 3 Thu-6/10/99 11:42:00 AM 99-469 Pedestrian/Cyclist Involved W->S S->N 1 2 Tue-6/22/99 8:05:00 AM 99-508 Rear End E->W E->W 1 2 Sat-7/24/99 11:35:00 AM 99-597 Rear End E->W E->W 1 2 Mon-12/13/99 5:14:00 PM 99-1070 Head On E->W W->N P 3 • �early Totals:Number of Collision I1 Totals:• 0. 5 6 1 24 Link Totals:Number of Collisions 34 Totals: 0 26 18 4 70 Totals for Corridor Number of Collisions: 41 Total Vehicles Involved: 86 Number of Fatalities: • 0 (0.00%) Number of Injuries: 20/31 48.78%) Number of PDOs: 21 (51.22% Lb bb/ob/Sb �- bb L • 6b � � cb lb/ ,76/8 /fib/�i b l 1.b 1+ 1 hblikr Lb r) bb—+dam f 2.- -11 Sb 01 TE 'd EESE BSE SEI' OIJ.UZ+l N0SHI9 eLo : II 00 ET oaa Dec 13 00 11 : 07a GIBSON TRAFFIC 425 258' 2922 p. 32 • 1 • , City of Renton . Weather :SUl Y Transportation Systems Division Site Code : 00000000 Counted by:EGF/CRT Jamar Technologies, Inc. Start Date: 08/12/98 Board 0 :T-0920 PETRA Software IC) 1991 File I.D. : TMC076A Surf.Cand.:DRY Page : 2 CARS, PEDESTRIANS, HEAVY VEHICLES TALBOT RD'S IS 43RD ST ITALBOT RD S IS 43RD ST I ,M Southbound !Westbound (Northbound (Eastbound I I • I I I Left Thru Right Other I Left Thru Right Other I Left Thru Right Other I Left Thru Right Other I Total Date 08/12/98 -- --- _.— rr _ . Peak Hour Analysis By Entire Intersection for the Period: 06:15 to 08:v, on 08/12/98 Peak start 06:45 I 06:43 1 06:45 I 06:45 1 • Volume 31 38 149 2 I 19 1204 33 1 1 621 132 13 1 I 130 343 60 4 I Percent 14% 17% 68% 1% I 2% 96%. 3% 0% I 81% 17% 2% 0% I 24% 64% 11% 1% Pk total 220 1 1257 I 767 I 537 I Highest 07:30 I 87:15 I 06:45 I 07:30 I Volume 7 10 46 0 I 5 310 10 0 I 180 43 6 0 I 33 89 14 2 Hi total 63 I 325 I 229 1 138 I PHF .87 I .97 1 .84. I .97 TALBOT RD S - 2 - 145 - 38 - 27 130 • 0 • • 4 • 0 • 4 : 132 • 33 2 149 1 - 0 ' 38 •.' 31 •�• 295 i.. • 218 ,l. .,, I 513 1 - " �. 2 9 S 43RD ST 33 .• 4 621 - - CARS, PEDESTRIANS 1, 204 1, 974 • HEQV Y VEHICLES . - 1, 180 • 14'3 1, 256 1, 204 • 24 - 122 • 8 . 130 • 1 19 2, 507 1, 643 [ 19 . '• 0 - 327 . . II • 16 343 • 5,33 Intersection Total. 31 2, 773 >8 7 343 5 13 7 • • 60 . S 43RD ST •' I 883 I �--- 766 -I 4 - 0 4 19 - 617 - 132 12 - 1 38 • 4 • nt • 1 • 0 ' 60 • 117 621 13 ' 13 1 I TALBOT RD S ' ' I Dec 13 00 11 : 08a GIBSON TRAFFIC 425 258 2922 p. 33 • 1 • City of Renton • Weather :SUNNY Transportation Systems Division Site Code : 00000000 Counted by:DRL, JDH- Jamar Technologies, Inc. • Start Date: 07/31/96 Board 1 :D4-1027 PETRA Software CC) 1991 File I.D. : TMC076P Surf.Cond.:DRY Page : 2 CARS/PEDESTRIANS, HEAVY VEHICLES TALBOT RD S IS 43RD ST 'TALBOT RD S IS 43RD ST' I Southbound !Westbound !Northbound !Eastbound I I I. I 1 Left Thru Right !Other I Left Thru Right Other I Left Thru Right Other I Left Thru Right Other I Total Date 07/31/98 _ Peak Hour Analysis By Entire Intersection for the Period: 15:', to 17:00 on 07/31/98 Peak start 15:00 I 15:00 I 15:00 I 15:00 I Volume 167 171 271 2 I 45 785 15 0 I 171 104 55 6 I 259 1188 501 3 I Percent 27% 28% 44% 0% I 5% 93% 2% 0% I 517E 31% 16% 2% 1 13% 61% 26% 0% I Pk total 611 I 645 I 336 I 1551 I Highest 15:15 I 15:15 I 15:00 I 15:30 I • Volume 50 49 72 11 14 221 7 0 33 37 18 1 I 73 315 141 1 I Hi total 172 I 242 1 89 I 530 PHF .89 I .87 I .94 I .92 I TALBOT RD S - 2 - i=63 - 169 - 164 . 259 is • 0 • 8 • 2 . 104 . 15 2 71 j 1 7 1 • 167 II 378 0 r'r;; ... ....,li P:1:•`ii:i,:i..• ,..... ,.:',i'',I l•.I`',) .�+ I , • 0 609 ' 13 5 43RD ST 15 • • 171 - CARS/PEDESTRIANS I----.. • 783 1, 227 • HEAVYVEHICLES - 73`, • 271 845 763 • 30 - 254 . . • 5 " 259 i / - 5 3, 1 r 5 :?. 25,5 45 ' • 0 1, 1fik1 . .. • 26 1, 166 1, 946 1 Intersection Total I • 167 I 3, %32 1, 410 1, 188 4_5 • 35 • 6 501 ) S 43RD STt' 1, 47 t r (--- 330 ----1 . :1 ..w. ra„ .•....:,1' . 3 43 - 169 - 101 - 55' - 6 1 171 • 2 • 3 • 0li • 0 ' 501 717 ( 171 1 104 ` 551 6 __�' • I TALBOT RD S 1 I 1 STATE OF WASHINGTON - DEPARTMENT OF TRANSPORTATION TRIPS SYSTEM (Id 8 ANNUAL TRAFFIC REPORT f0 • O STATE AVERAGE DAILY TRAFFIC VOLUME r ROUTE FU27CT TRUCK PERCENTAGES La STATE ROUTE MILEPOST LOCATION COUPLET CLASS SNGL DBL TRIPLE TOTAL UNITS UNITSNI 199UNITS9 UNITSS O 515 000.75 AFTER JCT SE 244TH ST 2 O 25000* 26000 27000 28000 r 515 002.02 BEFORE JCT SE 224TH ST 2 27000* 27000 28000 1 ` 515 002.02 AFTER JCT SE 224TH ST 2 _ •• 27000* 28000 29000 O 515 002.20 BEFORE JCT SE 222ND PL CO2 03 04 01 07 y 25000+ 515 002.20 AFTER JCT SE 222ND PL 2 29000* 515 002.59 BEFORE JCT SE 217TH ST 2 26000 30000* 30000 28000* 515 002.59 AFTER JCT SE 217TH ST 2 G7 25000 29000• 29000 27000* FA tii 515 002.84 BEFORE JCT SE 212TH ST 2 29000* 29000 30000 O 515 002.87 AFTER JCT SE 212TH ST 2 O 30000* 30000 31000 2 515 003.86 BEFORE JCT SE 196TH ST 2 04 05 01 10 24000* 24000 24000+ 25000 -I 515 003.86 AFTER JCT SE 196TH ST Ls24000* 25000 24000 25000 3ZI 3 2 515 004.53 BEFORE JCT SE i86TH ST 2 04 05 11 09 24000 21000+ 21000 22000 a I� 11 I-i 515 004.53 AFTER JCT SE 186TH ST 2 02 04 01 07 24000 21000+ 21000 22000 0 515 004.88 BEFORE JCT SE 180TH ST 2 28000* 28000 29000 515 " 004,88 AFTER JCT SE 180TH ST 2 25000* 26000 27000 515 006.75 BEFORE JCT S PUGET DR WYE CONK 2 18000 18000 19000' 19000 515 006.76 AFTER JCT S 15TH ST•S PUGET DR 2 33000 34000 32000* 33000 STATE ROUTE NO 516 MAINLINE SR 509 TO SR 169 , 516 000.01 AFTER JCT OLD SR 509 1 13000• 14000 14000 11000* N 516 000.71 BEFORE JCT 16TH PL S WYE CONN 1 (Jl 12000* N 516 Clrl 000.75 AFTER JCT 16TH PL S WYE CONN 1 12000* 516 000.94 BEFORE JCT 20TH AVE S 03 N 1 03 01 04 12000 13000+ 13000 13000 516 000.94 AFTER JCT 20TH AVE S 1 04 01 05 14000 14000+ 14000 15000 en 516 001.48 BEFORE JCT 24TH AVE S*25TH AVE S N N 1 516 14000* 001.83 AFTER JCT SR 99 WYE CONN 1 ° 29000* 33000* 33000 34000 516 001.90 AFTER JCT 30TH AVE S WYE CCNN 1 34000• 36000* 36000 38000 516 004.52 BEFORE JCT SR 181*OLD SR 181-68TH A 1 22000 22000 22000• 23000 • BASED ON ACTUAL COUNT10 PAGE 124 + SOURCE OF TRUCK PERCENTAGES 43 • fD STATE OF WASHINGTON - DEPARTMENT OF TRANSPORTATION T R I P S SYSTEM . 0 ANNUAL TRAFFIC REPORT r O STATE AVERAGE DAILY TRAFFIC VOLUME ROUTE Cl STATE ROUTE MILEPOST LOCATION FUNCT TRUCK PERCENTAGES 1994 1995 1996 1997 Cl COUPLET CLASS SNGL DEL TRIPLE TOTAL UNITS UNITS UNITS UNIT9 512 009.34 AFTER RAMP SR 161 ,-+1 • 57000 56000* 57000 59000 I' • • 512 010.52 AFTER RAMP MERIDIAN ST 1 •• 61000. 63000 65000 O 512 011.55 BEFORE RAMP SR 167 CO 1 57000 57000 58000 68000* 512 011.71 AFTER RAMP SR 167 1 28000 28000 31000* 34000* STATE ROUTE NO 513 MAINLINE SR 520 TO MAGNUSON PARK 513 001.50 BEFORE JCT UNION BAY PL WYE CONK 1 37000* 38000 39000 40000 MI CO O STATE ROUTE NO 515 MAINLINE SR 516 TO SR 900/RENTON 515 000.75 BEFORE JCT SE 244TH ST —{ 2 26000 27000 25000* 26000 70 515 000.75 AFTER JCT SE 244TH ST 2 26000 26000 25000* 26000 ro li 515 002.02 BEFORE JCT SE 224TH ST 2 27000* I"1 515 002.02 AFTER JCT SE 224TH ST 2 Cl 27000* 515 002.59 BEFORE JCT SE 217TH ST 2 25000* 26000 26000 30000* 515 002.59 AFTER JCT SE 217TH ST 2 24000+ 25000 25000 29000* 515 002.84 BEFORE JCT SE 212TR ST 2 29000* 515 • 002.87 AFTER JCT SE 212TH ST 2 515 30000* 003.86 BEFORE JCT SE 196TH ST 2 25000 22000* 24000* 24000 ) eP f, 515 003.86 AFTER JCT SE 196TH ST 2 26000 23000* 24000+ 25000 J%; 515 004.53 BEFORE JCT SE 186TH ST 2 09 OS 09 24000 24000* 24000 21000+ PO 004.53 AFTER JCT SE 186TH ST 2 3 f`" O 02 04 01 07 25000 24000+ `X 24000 21000+ %-`r 515 004.88 BEFORE JCT SE 180TH ST PO2 515 28000* Op 004.88 AFTER. JCT SE 180TH ST 2 515 25000* 007.59 AFTER JCT S 4TH ST 2 N 24000* 25000 25000 26000 (D pa STATE ROUTE NO 516 MAINLINE SR 509 TO SR 169 N 516 000.02 AFTER JCT OLD SR 509 WYE CONK 1 14000 14000 13000. 14000 516 000.94 BEFORE JCT 20TH AVE S 1 03 01 04 10000 12000* 12000 13000+ * BASED ON ACTUAL COUNT la PAGE 129 + SOURCE OF TRUCK PERCENTAGES • O • O • STATE OF WASHINGTON - DEPARTMENT OF TRANSPORTATION TRIPS SYSTEM G ANNUAL TRAFFIC REPORT v ro • * O STATE AVERAGE DAILY TRAFFIC VOLUME i-. ROUTE FUNCT TRUCK PERCENTAGES 1996 1997 1998 1999 03 STATE ROUTE MILEPOST LOCATION COUPLET CLASS SNGL DBL TRIPLE TOTAL UNITS UNITS UNITS UNITS O 166 004.73 AFTER JCT JACKSON AVE*OLNEY RD 2 - O 1600G• 17000 17000 18000 :' r STATE ROUTE NO 167 MAINLINE SR 5/TACOMA TO SR 900 O 167 000.00 AT SR 5*BEG ROUTE (D 1 4200 3500* 3500 3700 167 000.02 AFTER JCT FRONTAGE RD-E 28TH ST 1 6400 6900• 7000 7300 167 000.28 AFTER SR 5•BAY ST 1 39000 40000* 41000 39000 167 000.35 AFTER JCT MEDIAN XROAD 1 ► 37000* 37000 36000* 3 167 000.57 BEFORE JCT GRANDVIEW ST 1 m 38000* 37000* 37000 36000' Cl)167 000.61 AFTER JCT PIONEER WAY 1 25000* 24000 25000 26000 2 167 003.66 BEFORE JCT 48T5 ST E*66TH AVE E 1 24000 23000• 23000 24000 --I 167 003.66 AFTER JCT 48TH ST E*66TH AVE E 1 Z1 23000 22000• 22000 23000 il 167 005.16 AFTER JCT 15TH ST NB7TH AVE E 1 TI 25000• 26000 26000 25000* 11 W F-i 167 005.46E BEFORE JCT 11TH ST NW 23000' (7 C 1 167 005.46B AFTER JCT 11TH ST NW C 1 25000* 167 005.60B AFTER JCT 9TH ST NW C 1 25000* 30000 30000 27000* 167 005.96E AFTER JCT 4TH ST•NW 1 32000* 33000 33000 30000* 167 006.16B BEFORE JCT SR 167 WYE CONN 1 28000• 167 006.19E AFTER JCT CITY ST 1 30000• 167 006.38B AFTER JCT CITY ST WYE CONK 1 31000* 32000 32000 39000 167 *• 005.26 AFTER JCT SR 167 COUPLET C 1A 19000* 20000 20000 18000* IU 167 005.73 BEFORE RAMP SR 512 1 al 39000• 36000• 36000 38000• 167 005.98 AT SR 512 1 IV24000* 31000* 31000 32000* N 167 006.68 BEFORE RAMP SR 410 CO1 82000* 79000* 80000 88000• 167 007.03 AT SR 410 IU 1 47000* 49000 50000 51000* CO 167 007.49 AFTER RAMP SR 410 N 1 70000• 73000 74000 77000 N 167 011.15 AFTER RAMP 8TH ST E 1 63000 75000` 76000 80000 167 014.94 AFTER RAMP SR 18 WB 1 86000► 90000 91000 96000 / 1 167 023.70 AT ADC LOCATION 96 • .fr0/ Q 95000* 99000* 101000• 106000* �— J * COUPLET SKETCH IN BACK OF BOOK • BASED ON ACTUAL COUNT 13 + SOURCE OF TRUCK PERCENTAGES PAGE 80 in • . tJ _ M STATE OF WASHINGTON - DEPARTMENT OF TRANSPORTATION O TRIPS S Y S T E M v + ANNUAL TRAFFIC REPORT 1-. 43 STATE AVERAGE DAILY TRAFFIC VOLUME ROUTE 0 STATE ROUTE MILEPOST LOCATION - FUNCT TRUCK PERCENTAGES 1994 1995 1996 1997 0 COUPLET CLASS SNGL DBL TRIPLE TOTAL UNITS UNITS UNITS UNITS 167 005.16 AFTER JCT 15TH ST N 87TH AVEAV6 E 1 25000• 26000 I' W 167 005.608 AFTER JCT 9TH ST NW I •• 29000• 30000 167 005.968 AFTER JCT 4TH ST NH CO 1 32000• 33000 01 167 006.388 AFTER JCT CITY ST WYE CONN 1 26000 26000 31000* 32000 167 ** 005.26 AFTER JCT SR 167 COUPLET C 1 17000* 15000* 19000* 20000 167 _ • 005.73 BEFORE RAMP SR 512 • 1 33000* 32000• 39000* 36000* '-4 0167 005.98 AT SR 512 UXING 1 20000 21000 24000* 31000* lb 167 • 006.44 AFTER RAHP SR 512 ((� 1 73000 74000 82000• 79000* C 167 006.68 BEFORE RAMP SR 410 2 1 73000 74000 82000• 79000• ii 167 007.03 AT SR 410 BRIDGE 1 --I 47000* 49000 167 007.49 AFTER RAMP SR 410 33 1 55000 57000 70000• 73000 11 167 011.15 AFTER RAMP 8TH ST E 1 Tn 61000 62000 63000 75000* 0'+ 167 013.36 BEFORE RAMP 15TH ST S Cl 1 66000* 65000* 66000 66000 167 013.84 BEFORE RAMP SR 18 EB 1 04 05 01 10 63000+ 65000 66000 68000 167 014.17 AFTER RAMP 15TH ST SW 1 62000* 64000 65000 67000 167 014.94 AFTER RAMP SR 18 W9 1 81000+ 81000 86000* 90000 167 017.52 BEFORE RAMP S 277TH ST 1 77000* 77000 77000 81000 167 019.30 BEFORE RAMP SR 516 1 85000* 83000* 84000' 87000 167 019.93 AFTER RAMP SR 516 I a 73000* 73000• 74000 77000 4. 167 021.78 AFTER RAMP 84TH AVE S 1 63000• 81000* 82000 85000 E ��P .. N 167 023.70 Al' ADC LOCATION P6 1 (11 85000* 85000 95000* 99000* JrO/ /% r CO 167 025.84 BEFORE RAMP SR 405 % • N 1 93000* 94000 • J, 167 98000 !•�� 026.40 AFTER RAMP SR 405 I r� m 44000* 44000 46000 j+islo 167 026.49 AFTER JCT S GRADY WAY WYE CONK • IV1 40000 30000* 30000 32000 CO 167 026.54 BEFORE JCTS 9TH PL 1 N 34000• 34000' 36000 N 167 026.94 AFTER JCT S 4TH PL 1 32000* 32000 34000 167 027.16 BEFORE JCT SR 900 WYE CONN 1 32000 32000. 33000 34000 167 027.27 BEFORE JCT SR 900 COUPLET WYE CONN 1 30000• 31000• 31000 33000 • •• COUPLET SKETCH IN BACK OF BOOK * BASED ON ACTUAL COUNT * SOURCE OF TRUCK PERCENTAGES 10 PAGE 86 Cil • • Dec 13 00 11 : 09a GIBSON TRAFFIC • 425 258 2922 p. 38 RAFFIC A . SHEET: I OF a q OBSON . DIVA. OHS Ili LTANTS BY: DATE '2ill 'I CHECKED DATE Int I lG-rc, gat -613 SUBJECT T TA.LabT izako CorlDt.WI kill‘S JOB NO. PROJECT trr mov6cen . 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I 1 . , • ; • •• 9-8286 • FAX:(425)258-2922 • CIIIITE'I no • EVERETT,WA 98201 •-PH:(425)33 au 3 SON SHEET: 7� OF RAFFIC n S51mlQm4s BY: Qf(6 DATE 2/1 qq CHECKED DATE PROJECT �pCL?;6tet5ptoc ti.i GoYl4(14 t AM; JOB NO. • 91- 613 SUBJECT Tk I,vcr I - nt A< ?Q.6QOS&o SYtE \• \• +'•,` ate j ... } .._.._y _..T.._... ..._... .... :.pier:' ALc.cEss 'Po Nils •,n rM ., • l . I II _•� • i•. '" i. [ • • •_ • N• - -......_...._ ... • • • . 1 I • ter... . , •• . . . _..._: .__ _._: .. . :. - (� sl ►e SCD• t i [ i 1712 PACIFIC AVENUE •,SUITE 100 • EVERETP, WA 98201 • PH:(425)339-8266 • FAX:(425)258-2922 aF ,d 22R2 RG2 Sze OI.JLI1 WOSHIO EOT : TT 00 ET 0911 . . 8.,0 BSC N , • RAFFlC SHEET: J OF OO nsMmm s BY: M&c, DATE a' ti. • CHECKED DATE PROJECT TPiL T 6kp e.014bb rat k 1 lots JOB NO. R ci-613- SUBJECT !41,e26C -5S ) /G tAi 43r-4 5- kITea5EC-rt • . •;:-..., .„,•_.)„.,--.5_,--- -, ..•- -17,* -..,; • 1 i 1 : ' • 4'• ,+if. . - t ' �� • i . � A • G� `. +y; • r • • r '_ tY 3�ti 4 h _ I IY 714Y6: �j 6.,•.,tr. l ` 7 . • � • �`4.e' , ti ✓� �'• • I. ".----.) ...4 Jh • till%. , :. : ' 1712 PACIFIC AVENUE • SUITE 100 • EVERETT, WA 98201 • PH:(425)339-8266 • FAX: (425)258-2922 ni, •d 22R2 RQ2 g2•17 OIAAHNI MOSHIO eii : TT 00 at pea Geneva Co urt Plat Renton, Washington Technical information Report ,-4Op Prepared For: "416-p �� Wooddale Properties; L.L. C. 4? °N"'',c 2000 Prepared By Pacific Engineering Design, Inc. December 6, 2000 PEDI Job No. 98048 '_- a � I I-- TECHNICAL INFORMATION REPORT GENEVA COURT PLAT RENTON, WASHINGTON_ December 6, 2000 PREPARED FOR: Wooddale Properties, L.L.C. C/o Ted McCaugherty 1420 Fifth Avenue Suite 2200 Seattle, WA 98101 Phone: (206) 521-5979 Fax: (206) 224-2880 PREPARED BY Pacific Engineering Design, Inc. 4800 South 188TH Street Suite 360 Seattle, WA 98188 Phone: (206) 431-7970 Fax: (206) 431-7975 I c.G • i/FN /1 I/ (yy 111' 1 o ,p 18612 p - rcti teal EXPIRES: MAY 6, 2001 I I TABLE OF CONTENTS Page I. PROJECT OVERVIEW 1 - 11 II. PRELIMINARY CONDITIONS SUMMARY 12 -24 �. OFFSITE ANALYSIS 25 -29 IV. RETENTION/DETENTION ANALYSIS AND DESIGN 30 - 53 V. CONVEYANCE SYSTEM ANALYSIS AND DESIGN 54 VI. SPECIAL REPORTS AND STUDIES 55-126 VII. BASIN AND COMMUNITY PLANNING AREAS 127 VIII.OTHER PERMITS 128 IX: EROSION/SEDIMENTATION CONTROL DESIGN 129 X. BOND QUANTITIES WORKSHEET,RETENTION/DETENTION FACILITY SUMMARY SHEET AND SKETCH,AND DECLARATION OF COVENANT 130 XI. MAINTENANCE AND OPERATIONS MANUAL 131 P:\Project Files\98048\9848 drainage report.doc II I. PROJECT OVERVIEW • • • i P:\Project Files\98048\9848 drainage report.doc Page 1 of 2 King County Building and Land Development Division TECHNICAL INFORMATION REPORT (TIR) WORKSHEET PART 1 „PROJECT OWNER AND ", PART 2 PROJECT LOCATION PROJECT ENGINEER AND'DESCRIPTION Project Owner LOCi,.X)DPcU ?Pc STIES; L.L.0, Project Name OELIEVA cct:eT Address 142.0— P 1 4 22.0, LE 9E710 l Location Phone 2-("X 62-i"5979 ` Township Project Engineer = �� Range l Company IPIC ll DE 3IgJ, � :• Section SE,� '31 Project Size AC ems:Cd6 Address Phone 4 'SI ST Upstream Drainage Basin Size AC. 15 Intl; 6i66, i197c PART.37YPE'OF PERMIT APPLICATION ;.` _PART.4,,OTHERPERMITS I Subdivision l n, ' � DOF/G HPA El Shoreline Management Short Subdivision 0 COE 404 X Rockery 0 Grading 0 DOE Darn Safety El Structural Vaults 0 Commercial 0 FEMA Floodplain 0 Other 0 Other El COE Wetlands El HPA ::PART 5 SITE COMMUNITY'AND DRAINAGE; Community Drainage Basin geed -- PART 6" SITE:CHARACTERISTICS '..-_ J El River 0 Floodplain a Stream Q Wetlands El Critical Stream Reach 0 Seeps/Springs 0 Depressions/Swales El High Groundwater Table O Lake 0 Groundwater Recharge El Steep Slopes a Other 0 Lakeside/Erosion Hazard PART 7 SOILS Soil Type Slopes p. Erosion Potential Erosive Velocities AgCo `D®o A / PiteCeRoite El Additional Sheets Attatched 2 1/90 Page 2 of 2 King County Building and Land Development Division TECHNICAL INFORMATION REPORT (TIR) WORKSHEET t-:;PART'8 DEVELOPMENT,LIMITATIONS - ' • , • REFERENCE LIMITATION/SITE CONSTRAINT n Ch.4-Downstream Analysis D7 0,1 LL_ MEET E geoTUitefilli zGT " '/. z1* O Eye, 'MATCH h tb y2 ii ie&°(e O . O O 0 • Ti Additional Sheets Attatched PART9, ESC.REQUIREMENTS ` MINIMUM ESC REQUIREMENTS MINIMUM ESC REQUIREMENTS DURING CONSTRUCTION FOLLOWING CONSTRUCTION - Sedimentation Facilities I 1 Stabilize Exposed Surface IStabilized Construction Entrance FT Remove and Restore Temporary ESC Facilities - Perimeter Runoff Control !! Clean and Remove All Silt and Debris • O Clearing and Grading Restrictions Mll Ensure Operation of Permanent Facilities :l Cover Practices O Flag Limits of NGPES la Construction Sequence O Other O Other PART 10 SURFACE-WATER SYSTEM Y . •, • _• • 1 Grass Lined Channel O Tank FT Infiltration Me od of Analysis P! Pipe System O Vault n Depression <EZIri f Doe 1 1 Open Channel n Energy Dissapator Ti Flow Dispersal Compensation/Mitigation I Dry Pond O Wetland Ti Waiver of E�limtnnated WE Site Storage O Wet Pond O Stream O Regional Detention Brief Description of System Operation embcc Fecivk D ISIC S keeiNS; ?t Mi") Ti DEre t Ck( 6'ojO f ' Lea'--i7 cc 5% -Rasa Sl--1?ctre./ L EA iZtr V% Crf 1,1"i✓CT 0.2S 'cc) est. ?i 1O Facility Related Site Limitations s-iS —w1' I-I Additional Sheets Attatched ' Reference Facility Limitation _ 1 L10111t PART:11 STRUCTURAL ANALYSIS � EASEMENTS/TRACTS z PART'12 _ ^ (May require special structural review) n Drainage Easement O Cast in Place Vault O Other n Access Easement Il I Retaining Wall n Native Growth Protection Easement I?S1 Rockery>4'High ►NI Tract5(DE1E/l !ict..1° ) O Structural on Steep Slope ►4 Other wiK E 3 • PART;14 SIGNATURE,OF PROFESSIONAL ENGINEER; ,,, " - '• _ I or a civil engineer under my supervision have visited the site.Actual / T site conditions as observed were incorporated into this worksheet and the • attatchments. 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( a T r 'V 7 iz �. 1 l jpr $ t .$ }y Res' • 1•ylbp.Le term \ U '92.N'� f ct if Cf i ' Project Narrative—Geneva Court Preliminary Plat The Geneva Court Preliminary Plat is situated on a parcel of land encompassing 3.63 acres. The site is located approximately 300 feet north of the intersection of South 192nd Street and Talbot Road South, on the east side of Talbot; directly across from Glacier Creek Condominiums. Two empty single-family residences are currently located on the site along with some outbuildings. The site is zoned Residential-14 Dwelling units per acre (R-14). The surrounding properties consist of large single-family lots to the north, south and east. The site is mostly open field with one residence located at the west end of the site near Talbot Road and the other located about,500 feet to the east. The site slopes westerly toward Talbot Road at a fairly uniform grade of approximately 15%. Uphill of the easterly residence is a garage,barn, and three sheds. These building are somewhat rundown and bordered by thick brush,blackberries and small deciduous trees. A stand of large firs is present at the very east end of the site. On-site soils have been classified by the Soil Conservation Service as Alderwood gravelly sandy loam, (AgC) 6-15% slopes and Hydrologic Group C (per the 1998 King County Surface Water Design Manual). The proposal is to subdivide the parcel through the platting process into 25 single-family residential lots ranging in size from 3,645 to 11,018 square feet. A 32' wide public road including curb, gutter and sidewalk improvements will be extended approx. 600 feet into the property terminating in a cul-de-sac. A reduced right-of-way width of 45' is requested to,maximize lot areas. This will benefit the project by increasing yard areas and allowing bigger envelopes to situate the proposed houses in. Utility lines consisting of franchised utilities (power, gas,telephone and cable T.V.), along with sanitary sewer,water mains and storm drainage will be extended into the site as necessary to serve this development. There will be a separate tract for a storm drainage detention facility, along with a tract for open space. Building height is restricted to 30 feet and two stories. The portion of the site containing the public road and utilities will be dedicated to the City of Renton through the platting process,as public property. Utility lines across lots/private property will be within easements. Grading for the individual lots will involve creating level pads for house construction. Due to the 15%road grade required to access the site,this will produce a series of stepped lots. At this time it is estimated the quantity of earthwork required to achieve grades proposed on the plans will require approximately 2,600 cubic yards of cut and 4,000 cubic yards of fill. Offsite improvements will consist of roadway widening and installation of new curbs, gutters and sidewalks along Talbot Road South. Storm line and catch-basins will be installed in the flow-line of this new Curb to collect storm runoff. This drainage system will be independent of the site drainage system and will be connected directly to the existing storm drainage system present in Talbot Road. 9 A survey of existing on-site trees identified approx. 52 trees of 6-inch diameter or larger. These trees are scattered about the site in 4 distinct groups. One group around each of the two existing residences, a third group around the out-buildings near the easterly residence, and a fourth group at the east end of the site. The lower three groups are entirely deciduous with the exception of a lone cedar in the group near the out buildings. These trees consist of predominantly fruit trees with some alder, birch,maple and unidentified deciduous mixed in. Most of these trees are single trunk, ranging from 6"to 18"in diameter. Six were identified as multiple-trunk or clusters ranging from 26"to 48" in diameter. The fourth group is the westerly edge of an off-site wooded area. This group is made up of approx. 20 trees consisting of mostly firs and a few maples. The maples range from 6"to 16"in diameter and the firs from 16"to 48"in diameter. Based on preliminary grading, it appears that we may be able to save approx. 9 trees from this upper group. They consist of three maples ranging from 6"to 16"in diameter and six firs ranging from 16"to 48"in diameter. Due to their proximity to grading activities, an arborist may need to be brought in to help establish grading parameters around these trees. • II I 4 � I 8 - Core Requirements: --� 1. Discharge at the Natural Locations: The project slopes naturally to the west. Drainage then enters an existing pipe system under-Talbot Road. It discharges on the west side of the road into a large wetland delineated on the Glacier Creek application. The proposed discharge point of the pond/bio-filter swale is on the west property line into the existing piped system under Talbot Road, satisfying this core requirement 2. Off-Site Analysis: Pacific Engineering prepared civil engineering plans which included a level 1 downstream analysis for Glacier Creek Condominiums which is immediately downstream of this project. The downstream analysis performed for that application by { our office has been included as part of this application. 3. Runoff Control: The proposal will utilize an open air detention pond located in a dedicated tract at the lower end of the plat next to Talbot.Road. The outlet manhole will be fitted with metering orifices to limit the developed conditions peak rates of runoff to the predevelopment peak rates for %Z the 2-year storm,while matching the 10 and 100-year storms. Water quality will be provided in a bio-filter swale downstream of the detention pond. 4. Conveyance System: The conveyance system will be sized for the 25-year storm event based on the Rational Method. it 5. Temporary Erosion and Sedimentation Control: The construction plans for site improvements will contain a grading, clearing and erosion/sedimentation control plan. These plans will include BMP's which will minimize erosion and sedimentation onto adjacent properties. Special Requirements: Special requirements 1-10 do not apply to this proposal. i { 9 Geneva Court Plat Legal Description Parcels 1 and 2 of King County Short Plat No. 674217 filed under Recording No. 7603170525, records of King County,_Washington. • • • • • • I Y I I �T I Geneva Court Plat Construction Mitigation Description The project should receive preliminary plat approval by March 2001 and plat construction should begin June 2001 with completion by September 2001. The anticipated hours of construction operation will be from 7:00 am to 6:00 pm during weekdays. The proposed hauling route will be via Talbot Road South. The amount of imported roadway or lot grading material will be minimal and most construction traffic will be confined to material deliveries. Water shall be used as necessary to control dust. An erosion/sedimentation control plan will be implemented as part of the construction plans and wheel wash pads established if mud is tracked offsite. Noise will be controlled by properly muffled construction equipment.. No specialty hours are being proposed at this time for construction or hauling. Talbot Road South will be used as the primary access for movement of construction materials. No special traffic control plans for the proposal are proposed. - I-- I II • II. PRELIMINARY CONDITIONS SUMMARY The project was submitted for Pre-Application on or about October 2, 2000. A staff memorandum was prepared and a Pre-Application meeting was held on October 26, 2000. That city memo is included in this section. II . • P:\Project Files\98048\9848 drainage report.doe !9 DEC-06-2000 11:48 CITY OF RENTON 425 430 7231 P.01 I Goa A ` City of Renton ► t +M Development Services Division 1055 South Grady Way, 6th Fir kivr0 Renton,WA 98055 Date: I-2 r4' —62° TO: i1.47 ram] FROM: Laureen Nicolay Senior Planner Phone: Phone: (425) 430-7294 Fax Phone: p p(p 1/3/-- 79 7c Fax Phone: (425) 430-7300 061e/fi u i?( l0'1 ' h ' SUBJECT: 1/4q11.6 f U Ia e�yj m e ,ed.,ed. I Number of pages Including cover sheet: I � REMARKS: 0 Original to ❑ Urgent 0 Reply ❑ Please ❑ For your be mailed ASAP Comment review AT G4 ,612 L1:),crinl-cvn ai612/0- 'of 747 742,4e- /049/eef /20 -nrail,e C• 44:-?" bk "kr' "wit Ahead of the curve n DEC-06-2000 11:48 CITY OF RENTON 425 430 7231 P.02 CITY OF RENTON- DEVELOPMENT SERVICES DIVISION INTERPRETATiONIPOLICY DECISION MUNICIPAL CODE SECTION: Section 4-9-200, Site Plan Review SUBJECT: Applicability of Site Plan Review for single-family development in the R-14 zone. BACKGROUND: Site Plan Review is the process by which proposed projects in the commercial, industrial and multi-family zones are reviewed for compatibility with the plans, policies and regulations of the City of Renton. Projects are reviewed for a variety of elements such as site layout. building orientation, pedestrian and vehicular access, natural features of the site and characteristics of the surrounding area. Section 4-9-200.B1 a, specifies the zones subject to site plan approval. "All development in the Industrial Light(IL), Commercial Office (CO), and Public Use (P-1) Zones and CC, CN, CD, CA, CS, COR, and the Residential Use— Maximum 10 Units per Acre(R-10), Manufactured Housing Park(RMH), Residential Multi-Family(RM), and Residential Use—Maximum 14 Units per Acre (R-14) Zones." Section 4-9-200.C2, specifies certain types of development, which are exempt from the requirements of site plan review for the R-10, R-14, and COR zones. The following types of development are exempt in both the R-10. and R-14 zones. g All development categorically exempt from SEPA g New or replacement detached or semi-attached homes on a single previously platted lot. g Planned Unit Developments Section 4-9-200,C2a.ii, also exempts "Development of detached or semi- attached dwelling units on legal lots where part of a subdivision application." This exemption is listed only for the R-10 zone. The issue is, should this exemption also apply to the R-14 zone. JUSTIFICATION: The purpose of site plan approval is to provide a process to review at a conceptual level,the uses and facilities on the site,and allow consideration and mitigation of potential Impacts for projects that might otherwise be subject only to a building permit. The intent of site plan approval is to develop orderly neighborhoods, mitigate impacts to surrounding properties and assure adequate public services and facilities are in place to serve the project. Site plan review is pertinent to the multi-family structures of the R-10 and R- 14 zones and allows review for adequacy of access, parking, orientation and modulation of buildings as well as items such as landscaping and dumpster location. 74 DEC-06-2000 11:48 CITY OF RENTON 425 430 7231 P.03 The reason site plan approval is not required for detached single family • development in the R-10 zone when part of a subdivision, is that the plat review either covers the same items (e.g.access, setbacks), or the items are not pertinent to single family dwellings(e.g. landscaping, building modulation, dumpster location). • In addition to the extra expense for processing, requiring site plan review for a single-family subdivision in the R-14 zone would be especially burdensome to applicants. It would require providing floor plans,elevations and building material types for each of the units. This would be very difficult for most developers who either sell'the lots to builders or individuals to then construct the homes. All subdivision applications are reviewed for regulatory compliance by staff. Short plats of more than 4-lots and preliminary plats have the additional benefit of a public hearing and Hearing Examiner consideration. Requiring site plan review in the instance of a single-family development in the R-14 zone is burdensome to applicants and adds an additional layer of process that serves no purpose as evidenced by its exemption in the R-10 zone under the same circumstance. DECISION: RMC 4-9-200.C2.a.ii, exempting detached or semi-attached single-family development from site plan review when part of a subdivision, shall also apply to the R-14 zone. If appropriate, covenants could be required as part of a final plat to address the allowed development on the lots and whether additional site plan review is required. This determination should be incorporated into the Renton Municipal Code during the next code housekeeping effort by amending Section 4-9-200. DIVISION HEAD eil APPROVAL: DATE: IVu✓ 2 ZGC'U APPEAL PROCESS: To appeal this determination, a written appeal—accompanied by the required $75.00 filing fee—must be filed with the City's Hearing Examiner(1055 South Grady Way, Renton,WA 98055,425-430-6515) no more than 14 days from the date of this decision. Your submittal should explain the basis for the appeal. Section 4-8-110 of the Renton Municipal code provides further information on the appeal process. - • Trrrr l o 1•d7 DEVELOPMENT SERVICES.DIVISION WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS L; I >. Sf�:PEf.EMIT SUBMITTAL>`<<<'<>; >W ►[U�l ltO�IFIED `» <;< :;: >_<«:>» ::>: < : :<<:<<:>`>>> <: ' Calculations,Survey, Drainage Control Plan 2 •:•s <• >`''> Elevations, Architectural3ANo4 ' Existing Covenants (Recorded Copy)4 Flood Plain Map, if applicable4 ' Geotechnical Report2ANo3 Grading Plan, Detailed 2 • ............................................ ................... ... ............ ... .... ..... .. ....... .. ..................... .................................... ............. .............. ................................... Landscaping Plan, Conceptual 4 List of Surrounding Property Owners ;:.:.::::•: :: ::::...::::::..::: Map of Existing Site Conditions 4 <• Monument Cards (one per monument) , >' >> >>I>< < <> < •:> >><' :> <•••—•; <<> `:> : »> :> •> > >:> > > > <<'.> >< . P....a.:....1? ,:..aiti:G..v�:a .......::�. rt......... ..n .:.:.naf ::.:�::::..� ::.::::.:.�...�:.:::::::: ::.: .::::::::.::::::::.:::::..:.::::.�:..:..::::::::.::. Plan Reductions (PMTs)4 > ' Preapplication Meeting Summary 4 ...:1_ fi... Rehabilitation Plan 4 This requirement may be waived by: 1. Property Services Section PROJECT NAME:�P,/7 V2t CO11Gri' f?(W_ /z 2. Public Works Plan Review Section 3. Building Section DATE: / -i '00 4. Development Planning Section • h:\division.s\develop.ser\dev.plan.i ng\waiver.xls 1C9 REVISED 5/17/00 DEVELOPMENT SERVICES DIVISION WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE • APPLICATIONS • ::<:::»::>:.1-,Ia. .:.. .. .t�M��'.. .. . .IGQI:>•'fA�......................11.. ..E ...:.. ....M. . .IF.. :: :.. ..:::::::.�:::;:::::::::::::.:.... Screening Detail 4 Title Report or Plat Certificate 4 • Traffic Study 2 T.ee:Cuttin:'.-1Ue' eta Iort.. .t. a`rlr� .P..an. ....:..:.:.....::........ ...:.:...::.......::.......;.. .:..::.....:.:........:........ :..:.:.:.:.:::>::...:...........:.......:...::...:..:>:....:.:.;:...:.:.:...::...:.....::.:�:;. Urban Center Design Overlay District Report 4 Utilities Wetlands Delineation Map 4 I112 [///de.e- I.141.1LAW:17 1. �► ..Flan. ............................:..........•...•.....•.•.•.•.• ......... ....•.•.................•...........•............... ........ .......... .....:.:: Wetlands Study 4 GU �r—► � ::':::>Ma":afExlstlrt .S.I e. a. I ns. . :.:.. ..::..:. .:. :::. ................... ........................................................................................... ...............................................2 AND 3..............:........ ........................ ......................................................... ........;::.::::::::::;:.;:::>:;:>:::.;:..::::.::::::::::;.::;:.:::;;;:.;:.;.:.;:.;;:.;;:;;:>:..;;:::.;>;:�: This requirement may be waived by: -- 1. Property Services Section PROJECT NAME: 54 P(ZA- C K 74- ,L24d 2. Public Works Plan Review Section 3. Building Section DATE: /Z&'-(90 • 4. Development Planning Section i • — h:\division.s\develop.ser\dev.plan.ing\waiver.xls I 1 REVISED 5/17/00 --I • • • • nA or • MEMORANDUM � --_ °" /icy. 03 2onn VISION DATE: 06 -. Z Z,/VO TO: Construction Services, Fire Prevention, Plan Review, Project Planner FROM: Neil Watts, Development Services Division Director • • SUBJECT: New Preliminary Application: �af ed P(af LOCATION: L . Si cat t j c l by�' �� , Opp o5 14 Ci cie, (ask -}-ocvn-fio..,..e..5 • • PREAPP NO. 00 ( < • A meeting with the applicant has been scheduled. for 04-7-2.1 to:00 , Thursday, 7_(0 , 200 0 , in one of the 6th floor conference rooms (new City Hall). If this meeting is scheduled at 10:00 AM, the MEETING MUST BE CONCLUDED PRIOR TO 11:00 AM to allow time to prepare for the 11:00 AM meeting. Please review the attached project plans prior to the scheduled meeting with the applicant. You will not need to do a thorough "permit level" review at this time. Note only major issues that must be resolved prior to formal land use and/or building permit application submittal. Please submit your written comments to v�.Tr 61/ at least two (2) days before the meeting. Thank you.• 1 /( ' /0/e/ H:\Division.s\Develop.ser\Dev&Plan.ing\Template\Preapp2 6 Revised 9/00 0(CY CITY OF RENTON FIRE PREVENTION BUREAU MEMORANDUM - NrrO� DATE: October 3, 2000 TO: Steven Taylor, Senior Planner FROM: Corey Thomas, Plans Review Inspector SUBJECT: Preliminary Comments for Talbot Road .Plat 1 . The minimum fire flow required is 1,000 gpm for dwellings up to 3,600 square feet in area. One fire hydrant is.required within 300-feet of the structures. For dwellings over 3,600 square feet minimum fire flow is 1,500 gpm and a minimum of two fire hydrants within 300-feet is required. 2. The fire mitigation fees are applicable at the rate of $488 per new lot. This fee is payable prior to recording of the plat. 3. Dead end streets are allowed up to 500-feet long with a 90-foot cul-de-sac. Dead end streets may be extended up to a maximum of 700-feet with all homes sprinklered past 500-feet. Lots 12 through 16 would be required to be sprinklered. Maximum road grade is 15 percent. CT:ct talplat r1 - I� • • CITY OF RENTON 1 , MEMORANDUM • DATE: October 24, 2000 TO: Steve Taylor FROM: Paul Lumbert SUBJECT: Talbot Road Plat—Preliminary Application TI Note on Preliminary Review Comments Contained In This Report: The following comments on development and permitting issues are based upon the pre-application submittals made to the City of Renton by the applicant. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision makers (e.g., Hearing Examiner, Board of Adjustment, Board of Public Works and City Council). Review comments may also need to be revised based on programmatic, site planning and other design changes made by the applicant. Sanitary Sewer: The site is served by existing 8" sewer main located in Talbot Road South. New 8" sanitary main with side sewer stubs will be required inside the plat to serve the lots. Sidesewer permit cost is $60/connection. Wastewater (SDC) fees of$585/single family residence will. be required. -I Water: The site is served by existing 12" ductile iron main located in Talbot Road South. All new water main and fire hydrants will be required to meet fire flow and current Fire Codes/Regulations per Renton Fire Department. The site is located in the 350 Pressure Zone and has static Pressure in the main at 61 PSI (350 PZ—220 site elevation =130. 130 x .47 = 61.1 PSI. Water (SDC) fees of$850/single family residence will be required. 2c) October 24, 2000 Page 2 • II Surface Water: The storm drainage plan and temporary erosion/sedimentation control plans shall be designed in accordance with the KCSWDM (1990) as adopted by the City of Renton. The system will require retention of the 100 year storm plus 30% for safety factor as a SEPA Condition. The surface water(SDC)fees of$385 Ingle family lot will be required. Street Improvements: f'ikuL The site.will require curb, gutter, sidewalk, street paving and street lights on all existing/new public roadways adjacent to or within the plat. Street name signs, traffic control signs and channelization will require separate plan. sheets. Traffic mitigation fee of $75/trip will be required. General: - Construction permit fees will be required for construction of water mains, side sewer, • storm drainage system and street improvements.. The cost of permits are as follows: The first $100,000 is at 5% of the cost of the construction, the second from $100,000 to $200,000 is at 4% of the cost and the third all the amount over $200,000 is at 3% of the cost. Half of the fee must be paid upon application for building and off/on site utility and street improvement construction review. The remainder shall be paid when the permits are issued. H:taylor\talbotrd • 1 (11 • • •. RE . j - • .0cT ,- 3ZOpp • ECONotiv AND sTRA7�En0O MEMORANDUM DATE: 6,4- 2 . tow TO: Long Range Planning FROM: Neil Watts, Development Services Division Director SUBJECT: New Preliminary Application: Dot Cock, P(9'l- LOCATION: E. Sim cf-`fa.1 ii o4 r�ocd oppos i4. (s(gc.i er CY22 01.4.41,10kSd• PREAPP NO. 00 — 112- Please review the attached preliminary project plans for consistency with applicable Comprehensive Plan Policies. Please submit your written comments to Si-to-CA-6 i j/o( no later than Zy 1 ?..wo . Thank you. I • We will not be able to.include comments received after this date in the presentation/summary we prepare for the applicant. j\Zc 7 .c 12 5I oov71"TT_ o etc oru5 •1N .T1 ccz-rtP622 t6w5t U rs PLAT . S AT 0631 C,N DCNI s i Vr' Pro 1-3v us 1ov y e e--5 fr-er(7vLcz,�l-Z.r Gp ate{s 1 S c E7v 7 W I T ft I I}�- I N 7�7� oF T t = C131 CJ J I7-1 d 7/ , \ O L-t c.i L V -'-I S N o-r! T •p G\i e r'l+ 7v Z ► T ht-rs ass)G.nl Psi/crr"J 2 or\1 Ar FL-CA.1 G e._12-10 5 c a -( 1 7 n-N rj tPc1 s STD'"1 TU ry c.42_45 7- 1/411.7 1 s 7�v C-c („)t 1* TH-15 Po�-1 o t, 7f-1C era-©eoN 0\1--r-5 -ram eN couen_A-c- Tc) Pozc0v7 i 5 Za2c3-0..7 co.� ZT i 0-n1 Tc, 7 4L r O 7 l S- n -62,714 lvU owl-e-ura- l'b 1.1 LY [5 5 u&Ts . Fen/L.. Szt z t L L-j'v &ntvz, . H:\Division.s\Develop.ser\Dev&Plan.ing\Template\preapp Revised 9/00 • • • • • • CITY OF RENTON Planning/Building/Public Works MEMORANDUM • DATE: October 26,2000 TO: Pre-Application File No. 00-112 • FROM: Steve Taylor, Senior Planner,x7219 SUBJECT: Talbot Road Plat General: We have completed a preliminary review of the pre-application for the above- referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g.,Hearing Examiner, Zoning Administrator,Board of Adjustment,Board of Public Works, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant..The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available for purchase for$50,plus tax, from the Finance Division on the first floor of City Hall. Project Proposal: The subject property consists of two parcels equaling 3.63 acres located at approximately the 5400 block of Talbot Road South. The proposal would demo and remove the two existing homes and outbuildings and subdivide the parcel into 25 single-family lots. Zoning/Density Requirements: The subject property is located within the Residential- 14 dwelling units per acre(R-14) zoning designation. The density range required for the R-14 zone is a minimum of 8 to a maximum of 14 dwelling units per acre (du/ac). However, a bonus density to 18 du/ac is allowed if alleys and other amenities are provided. Density calculations are based on net parcel size, excluding sensitive areas and right-of-ways. The proposal submitted is for 25 units on the subject site and arrives at a density of approximately 8.62 du/ac,which is within the required range. A density worksheet is included in your packet. Development Standards: The R-14 zone allows both single and multi-family development and is subject to the following dimensional standards. Minimum Lot Size,Width and Depth—The minimum lot size for single family in the R-14 zone is 3,000 square feet. The minimum lot width is 30 feet and the minimum lot depth of 50 feet. The proposal shown meets these dimensional requirements. Building Standards—The R-14 zone allows a maximum building coverage of 50% of the lot area for single family units. Building height is restricted to 30 feet and 2-stories. From the dimensions shown, it appears that these standards could be met. Pre-App 00-112.doc\ 2-6 • Setbacks—Setbacks are measured from the property lines to the nearest point of the structure. The required setbacks in the R-14 zone are 18 feet in the front(10'when access is provided from the rear via public street or alley), 15 feet in the rear, 10 feet for side yards along streets, and 5 feet on interior side yards. There appears to be sufficient building area for the construction of the proposed detached single family homes Access: Developing appropriate access is an issue for this proposal. The site is located in an area of the.City where large lots still predominate and a fully developed road circulation system. is lacking. The City encourages an interconnected road network and dead-end streets are permitted only in instances where a through street is not feasible or desirable. ' Although no road connection to the east is desirable due to steep slopes, a connection with the narrow parcel.to the north would be beneficial. No information is provided regarding the function.of Tract B. It appears that it could be available for a future road or pedestrian - connection,which we would strongly support. Direct access to residential lots from Talbot Road • S. is restricted for safety reasons. Frontage improvements are also required along Talbot Road South. Permit Requirements: Preliminary Plats require Environmental Review, a public hearing and Examiner approval. The estimated time frame for preliminary approval is 8-12 weeks. The application fee is $2,000 for plat and$500 for the environmental review,plus $0.33 per mailing label required for notification to surrounding property owners within 300 feet of the site. A demolition permit is required for the removal of the two existing homes. Certification of an asbestos inspection and abatement of any on-site asbestos is required prior to issuance of a demolition permit. Please contact the Puget Sound Air Pollution Control Agency for a list of certified inspectors and include a copy of the report with the submittal of the demolition permit application. The quantity of all cut and fills must be disclosed on the Environmental Checklist. Applicants are required to install a public information sign on the property. Detailed information. regarding the land use application submittal is provided in the attached handouts. Once preliminary approval is received, the applicant must complete the required improvements and satisfy any conditions of the preliminary approval before the plat can be recorded. Fees: In addition to the applicable building and construction fees, the following mitigation fees would be required prior to the recording of the short plat. Credit for the existing residence would be given. • A Transportation Mitigation Fee based on$75 per each new average daily trip attributable to the project; • A Parks Mitigation Fee based on$530.76 per new single family residence or$354.51 per each new multi-family unit; and • A Fire Mitigation Fee based on$488 per new single family residence or$388 per each new multi-family unit. A handout listing all of the City's Development related fees in attached for your review. cc: Jennifer Henning Pre-App 00-112.doc\ 2_4 III. OFF-SITE ANALYSIS The off-site analysis included in this report was prepared by Pacific Engineering for the Glacier Creek site located directly across the street and downstream of our site. The language of that analysis is specific for Glacier Creek. I have noted our site's relationship to the Glacier Creek site on the vicinity map. l P:1Project Files19804819848 drainage report.doc 2 - n1r `�L = i �� Ur 1i�© 1 .. ll oe� oii °.ii. \ ' L / ii • II AD '/ILt '! rack , ® 11 `' ° ° �s.__ L 1 C{, • >a'_p• \ '� w eI1•i'r�(�`) ,I'j I 1I1:�00: :_L1...' --- �, - --- l�{ - - - A�lo,, B. -V- -- \ 1 I, I IV i t 3'17- (Y, 1 I— I O R: :rvoir jii, t"�� AgC.• L - _ r 10.. . lJ ij____:%•'•bloc: •`` a�` ).1 1, - 00, \‘'Itg..... .. `1�I Wo ' p?M I1 Plille' 112: , ei,I4'� 25 'll 7• QeM. 29,!s 12C3.Ur�II rP16® IAgC IllirNiAg:,:a111. Y I C • ;� • • I o Ur, .I, L. Tu '' / 1 I ,'I.�' .AmC `\` I'' v I, ��. \ �/• -I • '• InC \�,m AgB �IN opita. , , , . 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I r._ d• •• -•••; :•ABD •-.I 4• ' ( AgC i k Wo 1 ':i ?:I:•iiii !1. • �' - .HI / !--� .Ag6 AmC : N6 1\11111:::.:.....: 'li i_ Ir/1111 I III'' A� �v , AmC = `` Os jn _AO) -Ir—r-I' rJ _1( I �11 II ...... n C Sk i. ;Lily k ___ 1, 1 • I. PY li it _ AmC 1 Ji .. ) Os II I I • No _ tI ii IPk hi 1 aIL. AmC f • :II 1fI 41! 11 �k� je I w •a AkF __. � � raffle '' • �.�• IIII =I ems . .^, ilk �'� _; ..I Hi ' �� n �. ' I_ - 11 Ill. Off-Site Analysis (�LgclE,� cees-4) LEVEL ONE This site is located along the westerly side of Talbot Road South. The entire site drains westerly from this roadway towards SR 167. Upstream runoff crosses under Talbot Road South in two separate locations and joins with the on-site runoff. The developed site is split into three separate drainage basins. For the purposes of this report they will be called the North (A), Central (B) and South (C) basins. The site is located within the Green River Basin. The developed site is within 1/2 mile of Springbrook Creek which is a Class 2. stream with salmonoids. Runoff flows both in sheet fashion and in on-site stream channels westerly for approximately 3/4 miles to a tributary to Springbrook Creek. This tributary flows westerly along the southerly property line and then crosses under SR 167. Runoff continues flowing westerly for approximately 1/4 mile to Springbrook Creek. Springbrook Creek continues flowing northerly and eventually connects to the Black River and Green River (see downstream map in this section). Tasks Task 1: Study Area Definition and Maps This site has been analyzed using the available King County area maps. The included USGS map shows the site and downstream route. Additional maps include: an existing site map, site plan, stream map and wetlands map. Task 2: Resource Review. . The above listed maps were used to determine any potential flooding or erosion problems. No potential or existing problems were encountered using these documents. Task 3: Field Inspection The existing system was field inspected to the westerly portion of the site which includes the tributary to Springbrook Creek. The investigation revealed an entirely open storm systems (with the exception of the creek crossing under SR 167). See downstream analysis for general description for this existing system. As indicated in Task 2 above, no potential or existing problems were encountered using the available resource data. The downstream inspection revealed.no evidence of constrictions, lack of capacity, flooding, overtopping, scouring or sedimentation. No evidence of significant destruction of aquatic habitat or organisms were observed. Weather conditions were sunny on August 14, 1997. Task 4: Drainage System Description and Problem Screening As indicated above, no potential or existing problems were encountered during the downstream investigation and/or problem screening. Task 5: Mitigation No potential or existing downstream problems were encountered during this. analysis. The proposed multi-family project should not adversely impact the downstream system. Core Requirements (c,L C1. Ceeeie.) 1. This site will discharge at the natural locations which are the existing wetlands located along the westerly portion of the developed site. 2. The off-site system has been analyzed and is discussed above in the downstream analysis. 3. The runoff from this site will discharge to the natural locations as described in item .-� 1 above. Detention is proposed for this project. Department of Fisheries standards were used to size the three individual detention vaults. These standards include releasing runoff at 50 percent of the pre-developed 2 year rate for the developed 2 year rate; 10 year pre-developed rate for the developed 10 year rate; and the 100 year pre-developed rate for the developed 100 year rate. 4. The proposed project will include storm tightlines from yard drains and building downspouts routed to catch basins and storm pipe. These pipe systems will be routed to three individual detention vaults. These vaults will discharge to three individual bio-filtration swales and level spreaders. The level spreaders will convey sheet flow runoff into the downstream wetlands. 5. Temporary erosion control for this site will include two individual sedimentation ponds (basins A and B) and one sedimentation trap (basin C). Silt fencing, "V" ditching and a construction entrances will also be included. 6. A maintenance and operations manual will be included in the final Technical Information Report. 7. A bond quantity form will be provided with the final Technical Information Report. I L Special Requirements (qLP# A €. CeeeC. 0 1. The site appears to be located within the Green River drainage basin. 2. The site does not appear to lie within an existing Master Drainage Plan. 3.- This site will be less than the 50 acre threshold requiring any conditions for a Master Drainage Plan. 4. This site will be designed in compliance with the 1990 King County Drainage Manual (1994 update) and DOE guidelines. 5. This site has more than 1 acre of impervious surface subject to vehicular use. The detention vaults have an average of 4.2 percent surface area of the sites total impervious surface areas (typically 1.5 percent is required in Renton). The vaults also have dead storage that matches or exceeds the volume for 1/3 of the 2 year . developed storm. The project will not direct discharge to a regional facility. On- site detention and water quality is proposed. The site does appear to lie within 1 mile of a Class 2 stream. • 6. This site has less than 5 acres of impervious vehicular surface.. 7. This site does not lie within a closed depression. 8. This site will not use a lake, wetland or closed depression for peak rate runoff control. 9. The site does contain a Class 3 stream. The site does not abut a lake or closed depression. 10. This developed site will not contain or abut a Class 1 or 2 stream. 11. This site will not have an infiltration system. 12. A detailed soils report has been included in this report. 29 I ' IV. RETENTION/DETENTION ANALYSIS & DESIGN • P:\Project Files\98048\9848 drainage report.doc )CD I � DRAINAGE DESIGN The Geneva Court Preliminary Plat is situated on a parcel of land encompassing 3.63 acres. The site is located approximately 300 feet north of the intersection of South 192nd Street and Talbot Road South, on the east side of Talbot; directly across from Glacier Creek Condominiums. Two empty single-family residences are currently located on the site along with some outbuildings. The site is zoned Residential-14 Dwelling units per acre (R-14). The surrounding properties consist of large single-family lots to the north, south and east. The site is mostly open field with one residence located at the west end of the site near Talbot Road and the other located about 500 feet to the east. The site slopes westerly toward Talbot Road at a fairly uniform grade of approximately 15%. Uphill of the easterly residence is a garage,barn, and three sheds. These building are somewhat rundown and bordered by thick brush,blackberries and small deciduous trees. A stand of large firs is present at the very east end of the site. On-site soils have been classified by the Soil Conservation Service as Alderwood gravelly sandy loam, (AgC) 6-15% slopes and Hydrologic Group C (per the 1998 King County Surface Water Design Manual). On-site improvements will improve extending a public road approx. 600 feet into the site terminating in a cul-de-sac. Utilities will include sanitary sewer, storm drainage, water and franchised utilities. Storm drainage will include a pond for on-site storm water detention and a bio-filtration swale downstream of the pond for water quality control. When completed,there will be 25 single-family residential lots. Offsite improvements will consist of roadway widening and installation of new curbs, gutters and sidewalks along Talbot Road South. Storm line and catch-basins will be installed in the flow-line of this new curb to collect storm runoff. This drainage system will be independent of the on-site drainage system and will be connected directly to the existing storm drainage system present in Talbot Road.No detention or water quality is proposed for off-site storm water. The site, in its existing state, drains west towards Talbot Road. Storm drainage then enters a ditch/pipe system that crosses Talbot and is discharged on the west side of the road. This run-off then enters a large multi-class wetland which forms the headwaters of Springbrook Creek. Pacific Engineering performed a Level 1 downstream for this creek and wetland as part of the Glacier Creek development. A copy of that downstream analysis has been included in this report. The project will comply with Core Requirements 1-5. None of the Special Requirements from 1- 12 appear to apply to this project. Calculations to size a storm drainage detention pond were done using the WATERWORKS program based on the SBUH/SCS hydrograph method. Adjusting for a small by-pass area, the pre-developed 2, 10 and 100-year/24 hr. storm events were matched with the post-developed 2, 10 and 100-year/24 hr. events to determine the required storm detention volume (see attached calculations). The pond is designed to release at %2 the rate for the pre-developed 2-year storm while matching the pre-developed 10 and 100 year events. P:\Project Files\98048\9848 drainage report.doc ')1 Calculations for the bio-filtration swale were done based on the 2-year/24 hr. pre-developed discharge rate (see attached calculations). Flow depths were also calculated for the 10-year and 100-year events. A wet-pond is not required on this project due to the fact that the impervious area subject to vehicular use and/or storage of chemicals is less than 1 acre (0.79 acres). That area includes the road (24,600 s.f.) and driveways (400 s.f. per lot). �-I ',1 1 P:Wroject Files\98048\9848 drainage report.doc d r - — _'L . _-k '---- ` -- ---— 14 7 '' ` BIOALTRATION' SWALE 5�.0100 - � I 6�` _ �- I `� � `�� `° . �" Po eNV.o3e.5 \�5'1JL 13 / -1�9_� �1 &-I b ,2)CD CO lid jMINIM ill• I r 135.6 �6 fl 200. 07 ' ��tr$ T • 1 . . .11.- 1 eloppo---- r .. b- w.t4t.*.• va. 1i � rigkv ; TOP F BERM=139 •13 �� LI --- 'I rz ertakea. - Pooc\IN Q � , �� ' �' 11) ` 9 ooN� �� ® a • i ''''''' il 15' a i \-5 er ,jr,,,,,,,,,,,,,,,,moo , : .. ) (,,,,,,,..., ,,,, 0 pi k cn(f)w (i) ,,b 1 . 2 . o � I -- < Q < 41derj-vp 0 w 1 FF-14.1.5 :� q , , INV.=132.9 t ., \ ‘(ref,#rAreiti ere' *, W W co1‘ 11% ��OW:14:1 ® i t.d�4,4 Er 7irri~19rir 4101, II I I i 1 -- %' INV.=133.0. 0 I rh ��61a•�ru�4r.144� �1kli r� I \ - -- —/ — -.— / _ I 10" f ri i i \ (RIME CO TROL MA HOlinli—c / I I `- c e • 5 0 15z I .�� I . I 1 +ol t. �� % <L1. 79' cluste P 10q I I 5qkil I +oo I$N'- 'I� I / �� 7. 1q' ,\3a Buildirn I I I I II 1 KING COUNTY, WASHINGTON,. SURFACE WATER DESIGN MANUAL • . FIGURE 4.4.4C TYPICAL DETENTION POND SECTIONS - • . " top 1vidA Fran G'or17lvol frUdv4e ,•min. .I ENieelemi Ovey{law Os. 15'inin. ,� i- 1 Ode.(/¢loul gi Q�• a(2M ix7y a. I r ?Hd Pes1.1.xWS.v uia%WI ill'rw 2 Min. Li/- `� ^y VM6AN{tt✓lfiK�' \ � od Pwfilc.• - - +— ,... _ • - DrWAVA A earner V 1-/xbris � � �-- See ,9.4.34.(1 rp h--• • b"Pad rage .• „Key'!&reava ed .Ste:110 �Z A-A 144v made.4vounn41 . 1'10 sc.h‘-e ' Clf3CUMFEtLPhtl79{ E �}OF ✓Br�-L1 IN4• • Op quG SIz.E�Rm.MAXWV.*A 0 �■ ■ �� • ' �_ t es (.(6lFJa1 a (o"m H I nd Design L 5.. lilt'till l G" v . Frrame%Ira ge fir Controlled i 'Yv. rovide�hifica/&ors in Frame e "D C. (D>irr Flowss • • � oN Q_ Qcta i�¢¢��oo2tPG/by1 uo *ate See-also S tein �frearin 44.4E • • 1 A Io Cas veao vec} -fay +d'deptx) �� to • t l A\it I. 1 1 . _I L_ e ArsphaH- . (Fo�SPIu ke oki A[G s4 RDb. 5mergeAcAl O1/2vflow li/ate.‘r but' z e. (4te SCv4•44A) 3 —---7 3 t).;71 • 1'.yr!J. P" ! g-g — "Mn• f'TeQfj.�rri Ei- ieWCr cv,.r -tom I f C.in. n;c�n..e ..Pratcchci • PvTable 4•3�h L►-�Y Per Table 4.3 6h - /5'/4dint. , 15. Moint _ ` r4:Cess Rd• 1 • rACC2255 old — • '' Paid Inlet Pips '_ 6" Dec,J frlal &"Oenn 47radcd S R 1 � t3 FrT10N C-C ' Noa!e. gCi�n• 4.4.4-6 .li/92 . 34- KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL FIGURE 4.4.7G FLOW RESTRICTOR/OIL POLLUTION CONTROL DEVICE(FROP-T) (TEE) . Frame, Grate & Round Solid Cover • Removable Watertight Marked "DRAIN" with Locking Bolts 1=1.4evae tia.i OVevf(ow vJ•h• Coupling or F(ainge. - See Note 3 & KCRS Dwgs 49 & 50 • u Elev. per Plans Vertical Bar Grate. • 2" Min. t a A — t I MU.I ( for Pond Overflow z.x I tg ant f _ MAX. w*.Illit. S4L_ TGcmioccT ONMax.Design W.S.iiiew 6YIIN• (6"min.) r( V Max. —1— - ^�I I - Std. Galv. Handholds Plate Welded. to Elbow t Pipe Supports f I �/ " Steps or Ladder • With Orifice as Specified See Note b `J ` See KCRS Dwg. 39 . Elbow-Restrictor NO SCALE bMi 5 Dia �" Elbow Restrictor J n. 2 wl,t. See Detail ►.0.1.4 I I Outlet Pip Inlet �l +SeeNotes1 5Plpe(s) tii Invert& Elev. i if :a Shear Gate w/ Per Plans Control Rod For N Cleanout/Drain Restrictor Plate __? , (Rod Bent as Req.d • - W/Orifice Dia. c 1' for Vertical Alignment as Specified . Ill. . (Not Needed if for N - 11 w/Cover) for Oil Pollution iv 1.3:t See KCRS Dwg. 53 Control Only) 1 SEr-TIoN ae PIPE AcT1 rTGtf . BY LaASK£1ED�+ Isometric i3A,NDTO Al"iau) RE►4ovkL.�7ection A—A NOTEa NO SCALE NO SCALE 1. USE MIIV.54n DIA'CATCH i BASIN TYPE 2 Z MIN. GI.>rAR/kNe.- To kNY 2- OUTLET CAPACITY: DEVELOPED po cry-1O►,i O FRO?T INILL.()Dlti1Lq a'oW�J DESIGN FLOW 3. METAL PARTS: CORROSION Additional Ladder Rungs RESISTANT. GALVANIZED PIPE ,(in sets)to allow access PARTS TO HAVE ASPHALT 4,0. to Tanks or Vaults when TREATMENT 1. (1Catch is Tilled with water. <. FRAME 6 LADDER OR STEPS ' OFFSET SO: A A A. CLEANOUT GATE IS VISIBLE _�FROM TOP. 7N, B. CLIMB-DOWN SPACE IS CLEAR / I IN ,_.t �OF RISER AND CLEANOUT GATE � II C. FRAME IS CLEAR OF CURB. L1-i/ri! L 5. IF METAL OUTLET PIPE CONNECTS \ \ ' /• TO CEMENT CONCRETE PIPE: Elbow Restrictor4. OUTLET PIPE TO HAVE SMOOTH See Detail ` "' O.D.EQUAL TO CONCRETE PIPE 1.0.LESS 114". • 6. PROVIDE AT LEAST ONE 7"x.oso Angle as necessary \ � ` GAGE SUPPORT BRACKET See Note 7 ANCHORED CONCRETE WALL (MAX.3'-0"VERTICAL SPACING).7. LOCATE ELBOW RESTRICTOR(S)AS Plan View i ew - NECESSARY TO CLEARANCE ASSHOWN.VIDE MIN. NO SCALE B. LOCATE ADDmONAL LADDER RUNGS IN STRUCTURES USED AS ACCESS TO TANKS OR VAULTS TO ALLOW ACCESS WHEN CATCH ISFlLLED WITH WATER. `1046/ 4.4.7-7. 11/92. 1 12/1/00 9 :42 :41 am Pacific Engineering Design Inc page 1 Geneva Court Preliminary Plat Project No. 98048 - BASIN SUMMARY , BASIN ID: EXIST002 NAME: Existing 2 year storm SBUH METHODOLOGY TOTAL AREA • 3 . 63 Acres BASEFLOWS: 0 . 00 cfs RAINFALL TYPE • TYPE1A PERV IMP PRECIPITATION • 2 . 00 inches AREA. . : 3 .43 Acres , 0 .20 Acres TIME INTERVAL • 10 . 00 min CN • 85 . 00 98 . 00 TC • 37 .78 min 37 . 78 min ABSTRACTION COEFF: 0 . 20 TcReach - Sheet L: 300 . 00 ns : 0.. 1700 p2yr: 2 . 00 s: 0 . 1600 _1 TcReach - Sheet L: 200 . 00 ns : 0 . 1700 p2yr: 2 . 00 s: 0 . 1840 TcReach - Sheet L: 200 .00 ns: 0 . 1700 p2yr: 2 . 00 s: 0 . 0814 impTcReach - Sheet L: 240 . 00 ns : 0 . 0110 p2yr: 2 . 00 s: 0 . 1583 impTcReach - Shallow L: 140 . 00 ks :27 . 00 s : 0 . 0714 PEAK RATE: 0 .39 cfs VOL: 0 .26 Ac-ft TIME: 490 min BASIN ID: EXIST010 NAME: Existing 10 year storm SBUH METHODOLOGY TOTAL AREA • 3 . 63 Acres BASEFLOWS: 0 . 00 cfs RAINFALL TYPE • TYPE1A PERV IMP PRECIPITATION • 2 . 90 inches AREA. . : 3 .43 Acres 0 .20 Acres TIME INTERVAL • 10 . 00 min CN • 85 . 00 98 . 00 TC • 37 . 78 min 37 . 78 min ABSTRACTION COEFF: ' 0 .20 • TcReach - Sheet L: 300 . 00 ns : 0 . 1700 p2yr: 2 . 00 s: 0 . 1600 TcReach . - Sheet . L: 200 . 00 ns : 0 . 1700 p2yr: 2 . 00 s: 0 . 1840 TcReach - Sheet • L: 200 . 00 ns : 0 . 1700 p2yr: 2 . 00 s: 0 . 0814 impTcReach - Sheet L: 240 . 00 ns : 0 . 0110 p2yr: 2 . 00 s: 0 . 1583 impTcReach - Shallow L: 140 . 00 ks : 27 . 00 s: 0 . 0-714 PEAK RATE: 0 . 82 cfs VOL: 0 .47 Ac-ft TIME: 490 min BASIN ID: EXIST100 NAME: Existing 100 year storm - SBUH METHODOLOGY . 1 TOTAL AREA • 3 . 63 Acres BASEFLOWS: 0 . 00 cfs RAINFALL TYPE • TYPE1A PERV IMP PRECIPITATION • 3 . 90 inches AREA. . : 3 .43 Acres 0 . 20 Acres TIME INTERVAL 10 . 00 min CN • 85 . 00 98 . 00 TC • 37 . 78 min 37 . 78 min ABSTRACTION COEFF: 0 .20 TcReach - Sheet L: 300 . 00 ns : 0 . 1700 p2yr: 2 . 00 s : 0 . 1600 TcReach - Sheet L: 200 . 00 ns : 0 . 1700 p2yr: 2 . 00 s : 0 . 1840 TcReach - Sheet L: 200 . 00 ns : 0 . 1700 p2yr: 2 . 00 s: 0 . 0814 impTcReach - Sheet L: 240 .00 ns : 0 . 0110 p2yr: 2 . 00 s : 0 . 1583 impTcReach - Shallow L: 140 .00 ks : 27 . 00 s : 0 . 0714 PEAK RATE: 1.34 cfs VOL: 0 . 74 Ac-ft TIME: 490 min tCp I i w 12/1/00 9 :42 :48 am Pacific Engineering Design Inc page 1 -_, Geneva Court Preliminary Plat Project No. 98048 BASIN SUMMARY Ii BASIN ID: DEV002 NAME: Developed 2 year storm SBUH METHODOLOGY TOTAL AREA . • 3 . 63 Acres BASEFLOWS: 0 . 00 cfs RAINFALL TYPE • TYPE1A PERV IMP PRECIPITATION • 2 . 00 inches AREA. . : 2 . 00 Acres 1. 63 Acres TIME INTERVAL 10 . 00 min CN • 86 . 00 98 . 00 TC • 5 . 72 min 5 . 72. min ABSTRACTION COEFF: 0 .20 1 TcReach - Sheet L: 100 . 00 ns: 0 . 1500 p2yr: 2 . 00 s : 0 .2000 TcReach - Channel L: 200 . 00 kc:42 . 00 s : 0 . 1500 TcReach - Channel L: 300 . 00 kc:42 . 00' s : 0 . 1500 - TcReach - Channel L: 68 . 00 kc:42 . 00 s : 0 . 0100. ' impTcReach - Sheet L: 60. 00 ns: 0 . 0110 p2yr: 2 . 00 s : 0 . 1000 impTcReach - Shallow L: 100. 00 ks:27 . 00 s : 0 . 1200 impTcReach - Channel L: 450. 00 kc:36 . 00 s : 0 . 1500 PEAK RATE: 1. 00 cfs. VOL: 0 . 38 Ac-ft TIME: 480 min BASIN ID: DEV010 NAME: Developed 10 year storm -! SBUH METHODOLOGY TOTAL AREA • 3 . 63 Acres BASEFLOWS: 0 . 00 cfs RAINFALL TYPE • TYPE1A PERV IMP - PRECIPITATION • 2 . 90 inches AREA. . : 2 . 00 Acres 1. 63 Acres TIME INTERVAL • 10 . 00 min CN • 86 . 00 98 . 00 TC • 5 . 72 min 5 . 72 min ABSTRACTION COEFF: 0 .20 1 TcReach - Sheet L: 100 . 00 ns: 0 . 1500 p2yr: 2 . 00 s : 0 .2000 _ TcReach - Channel L: 200 . 00 kc:42 . 00 s: 0 . 1500 TcReach - Channel L: 300 . 00 kc:42 . 00 s : 0 . 1500 TcReach - Channel L:' 68 . 00 kc:42 . 00 s : 0 . 0100 impTcReach - Sheet L: 60 . 00 ns: 0 . 0110 p2yr: 2 . 00 s : 0 . 1000 impTcReach - Shallow L: 100. 00 ks:27. 00 s : 0 . 1200 impTcReach - ..Channel L:. 45.0. 00 kc:36 . 00. s: 0 . 1500 1 PEAK RATE: 1. 67 cfs VOL: 0 . 63 Ac-ft TIME: 480 min BASIN ID: DEV100 NAME: Developed 100 year storm SBUH METHODOLOGY TOTAL AREA • 3 . 63 Acres BASEFLOWS: 0 . 00 cfs RAINFALL TYPE • TYPE1A PERV IMP PRECIPITATION • 3 . 90 inches AREA.. : 2 . 00 Acres 1. 63 Acres TIME INTERVAL • 10 . 00 min CN • 86 . 00 98 . 00 TC • 5 . 72 min 5 . 72 min ABSTRACTION COEFF: 0 .20 ! 1 TcReach - Sheet L: 100 . 00 ns: 0 . 1500 p2yr: 2 . 00 s : 0 .2000 TcReach - Channel L: 200 . 00 kc:42 . 00 s : 0 . 1500 _ TcReach - Channel L: 300 . 00 kc:42 . 00 s : 0 . 1500 TcReach - Channel L: - 68 . 00 kc:42 . 00 s : 0 . 0100 impTcReach - Sheet L: 60 . 00 ns : 0 . 0110 p2yr: 2 . 00 s : 0 . 1000 impTcReach - Shallow L: 100 . 00 ks :27 . 00 s : 0 . 1200 impTcReach - Channel L: 450 . 00 kc:36 . 00 s : 0 . 1500 1 PEAK RATE: 2 .44 cfs VOL: 0 . 91 Ac-ft TIME: 480 min „)7 11/15/00 2 :28 :25 pm - Pacific Engineering Design Inc page 1 Geneva Court Preliminary Plat Project No. 98048 STAGE STORAGE TABLE CUSTOM STORAGE LW'E ID No. PONDb Description:. TOTALASTORAGE VOLUME IN POND STAGE <----StORAGE----> STAGE <----STORAGE----> STAGE <----STORAGE----> STAGE <----STORAGE----> (ft) ---cf--- --Ac-Ft- (ft) ---cf--- --Ac-Ft- (ft) ---cf--- --Ac-Ft- (ft) ---cf--- --Ac-Ft- 133.00 0.0000 0.0000 134.60 2362 0.0542 136.20 5222 0.1199 _137.80 9080 0.2084 133.10 79.100 0.0018 134.70 2541 0.0583 136.30 5401 0.1240 137.90 9383 0.2154 133.20 158.20 0.0036 134.80 2719 0.0624 136.40 5579 0.1281 138.00 9687 0.2224 133.30 237.30 0.0054 134.90 2898 0.0665 136.50 5758 0.1322 138.10 - 999.0 0.2293 133.40 316.40 0.0073 135.00 3077 0.0706 136.60 5937 0.1363 138.20 10294 0.2363 133.50 395.50 0.0091 135.10 3256 0.0747 136.70 6116 0.1404 138.30 10597 0.2433 133.60 574.25 0.0132 135.20 3434 0.0788 136.80 6294 0.1445 138.40 10901 0.2502 133.70 753.00 0.0173 135.30 3613 0.0829 136.90 6473 0.1486 138.50 11204 0.25.72 133.80 931.75 0.0214 135.40 3792 0.0870 137.00 6652 0.1527 138.60 11508 0.2642 133.90 1111 ' 0.0255 135.50 3971 0.0912 137.10 6955 0.1597 138.70 11811 0.2711 134.00 1289 0.0296 135.60 4149 0.0953 137.20 7259 0.1666 138.80 12115 0.2781 134.10 1468 0.0337 135.70 4328 0.0994 137.30 7562 0.1736 138.90 12418 0.2851 134.20 1647 0.0378 135.80 4507 0.1035 137.40 7866 0.1806 139.00 12722 0.2921 134.30 1826 0.0419 135.90 4686 0.1076 137.50 8169. 0.1875 134.40 2004 0.0460 136.00 4864 0.1117 137.60 8473 0.1945 134.50 2183 0.0501 136.10 5043 0.1158 137.70 8776 0.2015 LwS ( 3. ao f{wS - l 7. 1-7 (A LGv Pe os- II r �r . 11/15/00 2 : 29 : 21 pm Pacific Engineering Design Inc page 1 . Geneva Court Preliminary Plat Project No. 98048 DISCHARGE STRUCTURE LIST MULTIPLE ORIFICE ID No. HOLE Description: MULTIPLE ORIFICES . Outlet Elev: 133 . 00 Elev: 131. 00 ft Orifice' Diameter: 2 . 0391 in. Elev: 136.20 ft Orifice 2 Diameter: 5 . 7656 in. Elev: 136 . 70 ft Orifice 3 Diameter: 1. 9219 in. _ • i • it II 11/15/00, 2 : 28 : 15 pm Pacific Engineering Design Inc page 1 1 Geneva Court Preliminary Plat Project No. 98048 • LEVEL POOL TABLE SUMMARY MATCH INFLOW -STO- -DIS- <-PEAR-> OUTFLOW STORAGE < DESCRIPTION > (cfs) (cfs) --id- --id- c-STAGE> id (cfs) VOL (cf) Match 1/2 of 2yr 0.20 1.00 PONDb 'HOLE 136.15 1 0.20 5128.60 cf Match l0yr 0.82 1.67 PONDb HOLE 136.64 2 0.82 6014.26 cf Match 100yr 1.34 2.44 PONDb HOLE 137.47 3 1.34 8075.44 cf (*W _ I17, 4-7 oP ®e.'t3F-RM l SI. 0 0 FikV.Fa®,iQa 1 . �3 11JtTit C> Nt..Y l•0 ( OF FaSE6Ott(Z l oP Et-c vA ovv &Alt kiT3G tz. 1941e Td i 3'. co L0 . 1918 KING COUNTY, WASHhNGTON, SURFACE WATER DESIGN MANUAL FIGURE 4.4.4C TYPICAL DETENTION POND SECTIONS 1111 Top Wiiii4 ofitkan i cn-/vo/ (Yu 7L1/I'e (p'min. Erse✓etxcl Ovevflvw cvs• i5'min. Ovevciow w.5. 7) rtir • a. ler AUG66 y grid ail.n WS.v wP - 'III II 'VA- 2 Min. • Q z1304-14/1 i ..f �C.vouvtd Pvcfile, _ _.0: \C-4 —'" ............ --- loo lea✓ 41,s. Jl\ ``K ADebris earner � ��•-___ / v See A:9.434L? -@—c.MrH b°Dead &Iara9e „key"ere avakd s rt'1 O PP1 A-A /n-/V lzai'rac.ground P.40 -•� CIRCUMFE¢erullsi..I Ft v..V.or D✓erflOW Vt/4• - of a SIz.ED FzR tmcc,m0m. V �i t r'��I�-. 1• ¢ me-swimgwa t fv"mvot . . altd Design 426. •I1ilillIIiO. " • Frame%7raie.for Cronirdl/ed I Lam• rovide I�7`ica/ors in Fivme e "O. ( How sa , to� � N G�.-CC.. ha�o b y rJo 5�� See-also Sr�C.stein �lIcz. 7 in 4.44E • ik i0 CG9 vevive4 -for rd'depfu) 1.-I to le / II i II L_ • (rod pl q okl AtzLe45 R.Pfv. r CteM 4 OI/I.v.f Watt( 6U✓i A .. (6ce 9c,44.4A- =% .., OVEN :. _ _v oiler-How 01.3• l Mrs�. ro►t 13'� — 9"Min. Thicfne55 - FrrQh. rr! EMErele1.10(C --ice! 1500: Proiechon PevTabie 1•3%oAr PiLLWA`( Per Table at.3•4A No >.� /5 Ni4int. 1/5' Main;: — 55 gal Access Id _ PaY1 inlet Pipe So"Well Oradcri Guar y ROck.. ='EC TI O N C-C • ,cio Id, . �g� 4.4.4-6 11/92 4k • Pob16k V - - • ale./ , - \ oa P • • 1 .7 2.6 73 133• ( 1 162 • • • C�ws� l�3 Goo • (c TM.) 13250 1 4 7Z . Noie... .; \ S VbE SI-o e-,5 \- . . 6 --�4.� 1 4D / 1 -5NP CL creek - ' -- , I/ ,i 1, / • / \--II. I 9• f f,r H1 • / 1 72.r� Peer pole . • . 1 _ 734 0 �® • r 135 ..-- R ®�ir""+�i ii L D D. 0 01 . . 11111.116. IMP IMMO WNW IMP reittidgaaGNIVII"Waralli."""MiltreregLIVA===er VINI , 0 , . 6100r"" „ ;6.* a*" ii)'• • 044 - 38.\'' lb 0. 1- .....,. .z...., I,At Itti fb, ria er 1-1,? ®V 0 ei =9s d® 'v i her 1 ,� , 10 \1 Is 6 • Nj (,� ,ti _ _ _ _ --t..-iL-- — — --r . I I "I 6 t ' d c2., ,„a _ ,II `�} \ ` ! 77 e, (4. It " --4 1 , . ,mil a Lei t.1; it �� I t ram\ r . . d .‘ i ..,2 lir L2 ' , 1.,Lc: (...1:) .\*Sb:5 k°1 ROAD.„„ 1 0 •- 4Fia AZ) it r p-- {; if KING COUNTY, WASHINGTON, SURFACE WATER DESIGN. MANUAL . FIGURE 35.1E 10-YEAR 24-HOUR ISOPLUVIALS . . Or;a%arot.b.:-,,,...y ,z.....!_m,- T,' taliiiii,z- A 23....._ ,, 40-DielfrippillrAir 1 IwAt4 . � � ,,,,. , ilik 4 ' . ire. 916% , Cra i 26 ../ 411041Prik '11 rriR111214111 ._ 4c,,,_ „ oz. 41-5 .-.4111r04 , -, 28 , 7 ._ �►i01h .ice' -j,•; igl*40 3 , 1,1•Thi-•N -' i 1.0 poufrNatirit, lo - . i .. rnij$ ,,,,, c4- ao • .— t�`tE �,ly;:;. , 1111 1.4. 1 ..,, ,k4zi a- t `11041a. S •;.r. le "al • ift `?i LI �..ir4f •111,1,1.i q b . lim ' �/ •4 .•, , ,.) 0116"4\1 ( .c/ iiint- viN4 ,,, ..4> 74. ma 4 \ ---- . 41i. .....\ .41 A ..... i ,....,,,,-- , --- /WO f6klik , • 33 i . .0. Pal 4, 014,. .... vot , , 1146:1' \..4L-obilPir :4\4 „, 7 l''‘ ' - \‘' 416116iiVilikli 11,116t-lik i .r.1 Ai t? / :Am-.. \ mums ,o.,..-..,&-• gliirilk IlitlippylliO, *- rt. ! ,,, t r . triirttlitY -4-4 \ i , [ .)1 lillii - lia WitipitlikulliA, ‘..\ At ) I Ei 'le Tx-Ilr V Ilk ' 7'...- • ' p- magi r Ira Fiala , '‘is, -e..4' .. (. Dullaises.11.111 ,A,,„,, e, . _ A .\. iris ,PiW ...;'Fir. gilt ....111,101.inwij, ts,„0„ w---.-, . , • I r dal =°4'.' 'rimy- • i� j1IPh rA*A- - sAftri -. ir . • ,sue -._, •;.�i1Wlit �. �i (-i • Pk airiiiik4W411111LA,11 ~�`' � r iti =' F s ..PF .—, . (. , - 1 r . .' tor , 1 • \ -Ift,iiim r- • • �;,, .. .�, iI. Hilo . i __ 4.,,,c Frit Ark ti a_ 10-YEAR 24-HOUR PRECIPITATION N:91‘radiaarSall�� Cb *oval( _1 - �^3.4� ISOPLUVIALS OF 10-YEAR 24-HOUR �• 4� ��''� ii.sql ''Ilitt TOTAL PRECIPITATION IN INCHES �� 3 --fifilliklirgite, '''°''' I 0 1 2 3 A. 5 6 7 8 Miles ' -:7 WSJ rS 3.5.1-10 n. 1 inn 4.0 a KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL FIGURE 3.5.1H 100-YEAR 24-HOUR ISOPLUVIALS I eQ----''' CTrf''i,"7 # 6- "kr "tn - ' -...ke-----. )-------I. ,..---------. h. - - a \I pc,:arbir . !..,.,, . - iii.4- --,E -ILA" .," '%'• ' ( , 35 t Qs 60AtfriNt tot ' logiliklp 4 ,..._...iIii,if MIL 4 A. ‘ /I IMINMPtle AlliniAri alle • qd ! 4"" , -v&9: . ttegitly....34atepir 1 1911 , ' *---,,, 40 i' `i'%"441,0*911VP`ii- it #0•41,4fts§-- 41k ))0 itli --. 4/ . vAtt-ttolite!4.7dar I0. , 11lLT 1. i i W 410.. iitr_l, bra 1 • 1 •N ": Als,'ZlilVar migtainliballilla ViP co 14 '..:N. IN '\,•:.%N;11: ---.1N ..'1 111-uoim /Am 1 17 ,0 "5 I .: I " .. 1119-1.1 : 1141Vorligalli 1,000,i, I r.i'"Ilift‘,' 1.:116k \ ii* 001:0•4 .-4.1014faiWaarmaib-1;04`:17.- 9 i- IS .16.: War .! 44\lf 111#14‘*if !y #J IASI sh r .41.1 14k11 :ii ikiiii ATE r44Ili� ' ik f 7 -- rill 0110,. b411W NiliknatIN. --- liff - gibika, )iiiitfriop. ,, ,N, ./.: '\... • - 4‘1111'10,:k itN-- " \k7- :zit iI __) . , , , .... ,..„,-14.,,,,,„ ..m. , ,.. i , AMR , 4„ i 4, i. ik„.1.11,,A ! rill' - t,-- ,44 ,i4t rim ita Prh, -%, Qtt.. .,. \,ithsoi, , _,, u - Milk '41 iPlii� k*--m r Mil ■ wnet �►toril-r--\ ligki raligitirOalL1**1111 ' il- iiii PP II Pim i -...1•Li tiolitakAreide 101111 ' siriorsr,4 .t- iijr. GL__, 'w- 0 ; 4' , A-P I - - 01410110i --4 • : ....... ., - I T, aim - �i (� 7— MVP l '� �� /*II't i� Mkt 7 aa g' , �L'!I' j �i r •� • � °gin r �`� .� 1 ., '� ' l 0‘1%* - ' --7"--- - ------ ---- . 11rarAlli ! .1* t ... 1-YEAR 24-HOUR PRECIPITATION ,.0, it . �0 dirAlfirlifiE 'Ili*, Y•... A-. .4 ISOPLUVIALS OF 100-YEAR 24-HOUR Dv ile rapprtiv o 5.5 • TOTAL PRECIPITATION IN INCHES Q► ,4 i - 0 1 2 3 4 5 6 7 8 MHOS tu• - / 3.5.1-13 4 -: O :—�=t �„n flnfi v. 1 ron r i I KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL FIGURE 3.S.1C 2-YEAR 24-HOUR ISOPLUVIALS ' " 1I _ • _ - - _ 4 A �� . :ar, rt _ , 1 1., foloplitreAL ilittfilli N ‘11"°*'‘ __) r. gNarArgirEva-aie .. brummoll_li ON i ill 41103hia -‘14tiliglitiPigarn. A 'CVi l. \ \' '6.c° • 'a 'Y Alt sr P. %MOW .-. ° .1 .--.4 Arl ..i,--7E1111 1111110k,4,11, .. ifi - v4.-- .1.71 m--- ...prztl*Nir : '0%4-i .4_ st. ."0-0. _ --.01-1 \' AirkkiStriii INAA1** , ,i't, gI1 wilkokjp4 O 4 co 1- ; , ... , ,..„„, .,,„,, , 20 __ 44i44 it r'; .,4011ki„, _. #1. -L,Agi&N '' 1 ‘r.Vises4,4 ' c/i q _ \ -4 Aak 11161110Militr41111110r .- 4.4 iiiia4 • .\. .... e \'114_401.elt ......`11,41r [tell,1111Plir A ..."doolor / , j o , �I •`t, .. . ,-.��,� y/.tdt4Ltf#ce..+.... 0, , _ liramork‘ timal glisfrAW0.-,Norryamor_ao, .. ,trAr-j,_ I . i litNTAI i»4 --,1471k IsTpow-co:00sP- .5" iaLiMIL .. ..� AL_ ,.,,vi Al .4, v It 1"..... . ' L"' -4111149 4\ 1 tqilk,,,Aqlli_Pllkikk$N , "r" Ill . lk• / 1i11,ligiiirtio E�i.k�tt 1 -*pp1 i,. .N • ---t , -. ' \ �}��• �� , ie *' tiiiii � is \�` 1i -sltalk,;, tP - 1111111 1111 4 al i IMMO -' !.. ,.. n____. 44 IV 4; .43‘ i .,1 i i • ,... .t., IMMtilc 4/'11E7-;Aikt ‘''' \ \‘)Fill10 4..1. / tt- / " Irif — °e. svpi \ r r„D' iiii1 TOGIVIIIIIiikipalli t��i ( �m 41101 104 1 ; .ti _ �',��11�. \..„2.41,.......re.1i,,,-...,,,_„0.6 . 'ems Lti a . ., ...... .,.,.. I�� a IFAFF:46iNing, , i, igA10% .„ ila j h..'1r , ,)„,jr , , , ___ ,,,,,,, .___,.. ..... ,40 .. . ...... „to J.m__...... , , cv. . ,,,,,,,,,,,, Aciiiiii „,,,„ ,i,„ , ,...„ . , .„, ___„. „lir ,,,, . - ) k IF 'ilia ir-s • ' (V . _1.11,7! . _______ ._. ,..Atipn , 0 - ..4 A '114 1‘ .v • 1111TIA .471101_ _ F. 2-YEAR 24-HOUR PRECIPITATION > IN • -,,, ,.3.4' ' ISOPLUVIALS OF 2-YEAR 24-HOUR ry,' IiN L:IR'�•11* 35 TOTAL PRECIPITATION IN INCHES ry raw* �� V _ ,!e 0 1 2 3 4 5 •6 7 8 Mlles a A( ' Ai - ,y -� a 1:300,000 %k •{/ ,�I -• •'Z. �' � 3.5.1-8 1/90 y KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL TABLE 3.5.2B SCS WESTERN WASHINGTON RUNOFF CURVE NUMBERS SCS WESTERN WASHINGTON RUNOFF CURVE NUMBERS (Published by SCS in 1982) Runoff curve numbers for selected agricultural, suburban and urban land use for Type 1 A rainfall distribution, 24-hour storm duration. - CURVE NUMBERS BY • HYDROLOGIC SOIL GROUP _ LAND USE DESCRIPTION AB CD . Cultivated land(1): winter condition 86 91 94 95 . Mountain open areas: low growing brush and grasslands 74 82 89 92 Meadow or pasture: 65 78 85 89 Wood or forest land: undisturbed or older second growth 42 64 76 81 Wood or forest land: young second growth or brush 55 72 81 86 • Orchard: with cover crop 81 88 .92 94 • Open spaces, lawns, parks, golf courses, cemeteries, landscaping. good condition: grass cover on 75% or more of the area 68 80 86 90 fair condition: grass cover on 50% to 75% of the area 77 85 90 92 Gravel roads and parking lots 76 85 89 91 j ! Dirt roads and parking lots 72 82 87 . 89 Impervious surfaces, pavement, roofs, etc. 98 98 98 98 - Open water bodies: lakes, wetlands, ponds, etc. 100 100 100 100 Single Family Residential (2) Dwelling Unit/Gross Acre % Impervious (3) 1.0 DU/GA 15 • Separate curve number 1.5 DU/GA ' 20 shall be selected 2.0 DU/GA 25 for pervious and 2.5 DU/GA 30 impervious portion 3.0 DU/GA 34 of the site or basin 3.5 DU/GA 38 4.0 ..DU/GA 42 4.5 DU/GA 46 1 5.0 DU/GA 48 -- 5.5.DU/GA 50 6.0 DU/GA 52 i- ! 6.5 DU/GA 54 1 7.0 DU/GA 56 Planned unit developments, % impervious -1 condominiums, apartments, must be computed commercial business and - industrial areas. (1) For a more detailed description of agricultural land use curve numbers refer to National Engineering Handbook, Section 4, Hydrology, Chapter 9; August 1972. . (2) Assumes roof and driveway runoff is directed into street/storm system. (3) The remaining pervious areas (lawn) are considered to be in good condition for these curve numbers. T.n 3.5.2-3 11/92 Geneva Court Bio-Filter Swale Design Worksheet for Trapezoidal Channel Project Description Project File c:\haestad\fmw\98048.fm2 Worksheet Biofilter Swale Flow Element Trapezoidal Channel Method Manning's Formula Solve For Channel Depth Input Data Mannings Coefficient 0.350 Channel Slope 0.010000 ft/ft Left Side Slope 0.000000 H :V Right Side Slope 0.000000 H :V Bottom Width 5.20 ft Discharge 0.39 •cfs 04-- Z.`( Results Depth - 0.37 ft Flow Area 1.93 ft2 Wetted Perimeter 5.94 ft Top Width 5.20 ft Critical Depth 0.06 ft Critical Slope 4.811767 ft/ft Velocity 0.20 ft/s Velocity Head 0.62e-3 ft Specific Energy 0.37 ft Froude Number 0.06 Flow is subcritical. tI 12/01/00 FlowMaster v5.13 11:34:51 AM Haestad Methods,Inc. 37 Brookside Road Waterbury,CT 06708 (203)755-1666 Page 1 of 1 s' Geneva Court Bio-Filter Swale Design Worksheet for Trapezoidal Channel Project Description Project File c:lhaestad\fmw\98048.fm2 Worksheet Biofilter Swale Flow Element Trapezoidal Channel Method Manning's Formula Solve For Channel Depth Input Data Mannings Coefficient 0.350 Channel Slope 0.010000 ft/ft Left Side Slope 0.000000 H :V Right Side Slope 0.000000 H :V Bottom Width 5.20 ft Discharge 0.82 cfs 4 10 Vriri FLOC.0 Results Depth 0.60 ft Flow Area 3.12 ft2 Wetted Perimeter 6.40 ft Top Width 5.20 ft Critical Depth 0.09 ft Critical Slope 4.144052 ft/ft • Velocity 0.26 ft/s Velocity Head 0.11 e-2 ft Specific Energy 0.60 ft Froude Number 0.06 Flow is subcritical. 12/01/00 FlowMaster v5.13 11:36:06AM Haestad Methods,Inc. 37 Brookside Road Waterbury,CT 06708 (203)755-1666 Page 1 of 1 Geneva Court Bio-Filter Swale Design Worksheet for Trapezoidal Channel Project Description Project File c:\haestad\fmw\98048.fm2 Worksheet Biofilter Swale Flow Element Trapezoidal Channel Method, Manning's Formula Solve For Channel Depth Input Data Mannings Coefficient 0.350 . Channel Slope 0.010000 ft/ft Left Side Slope 0.000000 H :V Right Side Slope 0.000000 H :V Bottom Width • 5.20 ft Discharge 1.34 cfs /—* 100 Y 2. ?t.AL3 Results Depth 0.83 ft Flow Area 4.30 ft2 Wetted Perimeter 6.86 ft Top Width 5.20 ft Critical Depth 0.13 ft Critical Slope 3.781359 ft/ft Velocity 0.31 ft/s Velocity Head 0.15e-2 ft Specific Energy 0.83 ft Froude Number 0.06 Flow is subcritical. 12/01/00 FlowMaster v5.13 11:36:53AM Haestad Methods,Inc. 37 Brookside Road Waterbury,CT 06708 (203)755-1666 Page 1 of 1 I I I 4 Geneva Court Bio-Filter Swale Cross Section Cross Section for Trapezoidal Channel • Project Description Project File c:\haestadlfmw198048.fm2 Worksheet Biofilter Swale Flow Element Trapezoidal Channel Method Manning's Formula Solve For Channel Depth Section Data Mannings Coefficient 0.350 Channel Slope 0,010000 ft/ft Depth 0.37 ft. Left Side Slope 0.000000 H :V Right Side Slope 0.000000 H:V Bottom Width 5.20 ft Discharge 0.39 cfs 4"--r'2 yefte. mow Q `F02FPCLG Q v 0.37 ft Ir .I 1 5.20ft V� H 1 NTS 12/01/00 FlcwMaster v5.13 _I 11:34:35 AM Heestad Methods,Inc. 37 Brookside Road Waterbury,CT 06708 (203)755-1866 Page 1 of 1 Geneva Court Bio-Filter Swale Cross Section Cross Section for Trapezoidal Channel Project.Description Project File c:lhaestad\fmw198048.fm2 Worksheet Biofiiter Swale Flow Element Trapezoidal Channel Method Manning's Formula Solve For Channel Depth Section Data Mannings Coefficient 0.350 Channel Slope 0.010000 ft/ft Depth 0.60 ft Left Side Slope 0.000000 H :V Right Side Slope 0.000000 H :V Bottom Width 5.20 ft Discharge 0.82 cfs id-. 10 woe, lb smoce. womeg. •u-7 sueiroce 0.60 ft r 1 5.20ft VI\ H 1 NTS 12/01/00 FlowMaster v5.13 11:35:56AM Haestad Methods,Inc. 37 Brookside Road Waterbury,CT 06708 (203)755-1666 Page 1 of 1 Geneva Court Sio-Filter Swale Cross Section - Cross Section for Trapezoidal Channel Project Description Project File c:lhaestadlfmw198048.fm2 Worksheet Biofilter Swale Flow Element Trapezoidal Channel Method Manning's Formula Solve For Channel Depth Section Data Mannings Coefficient 0.350 Channel Slope 0.010000 ft/ft Depth 0.83 ft Left Side Slope 0.000000 H :V Right Side Slope 0.000000 H:V Bottom Width 5.20 ft Discharge 1.34 cfs a--• too yeeve. ftoul too yesce. 0,,pae NCE goceseci Ecciarr 0.83 ft 1 5.20 ft V H NTS — 12/01/00 FlawMester v5.13 11:36:41 AM Haestgd Methods,Inc. 37 Brookside Road Waterbury,CT 06708 (203)755-1666 Page 1 of 1 F � KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL (2) CN values.can be area weighted when they apply to pervious areas of similar CN's (within 20 CN points). However, high CN areas should not be combined with low CN areas (unless the low CN areas are less than 15% of the subbasin). In this case, separate hydrographs should be generated and summed to form one hydrograph. FIGURE 3.5.2A HYDROLOGIC SOIL GROUP OF THE SOILS IN KING COUNTY HYDROLOGIC HYDROLOGIC SOIL GROUP GROUP* SOIL GROUP GROUP* Alderwood C Orcas Peat D e ...- a ref `nts,A1derwoo I at rial'�` spa.,� .-.,. C Oridia • D . Arents,.Everett Material B Ovall C Beausite C Pilchuck C Bellingham D Puget D Briscot D Puyallup B Buckley D Ragnar B Coastal Beaches Variable Renton D Earlmont Silt Loam D Riverwash Variable Edgewick C Salal C Everett A/B 'Sammamish D Indianola A Seattle D Kitsap C Shacar D Klaus C Si Silt C Mixed Alluvial Land Variable Snohomish D Neilton A Sultan C Newberg B Tukwila D • Nooksack C Urban Variable Normal Sandy Loam D Woodinville D • HYDROLOGIC SOIL GROUP CLASSIFICATIONS A. (Low runoff potential). Soils having high infiltration rates, even when thoroughly wetted, and consisting chiefly of deep,well-to-excessively drained sands or gravels. These soils have a high rate of water transmission. B. (Moderately low runoff potential). Soils having moderate infiltration rates when thoroughly wetted, and consisting chiefly of moderately fine to moderately coarse textures. These soils have a moderate rate of water transmission. C. (Moderately high runoff potential). Soils having slow infiltration rates when thoroughly wetted, and 1 ! consisting chiefly of soils with a layer that impedes downward movement of water, or soils with moderately fine to fine textures. These soils have a slow rate of water transmission. D. (High runoff potential). Soils having very slow infiltration rates when thoroughly wetted and consisting chiefly of clay soils with a high swelling potential, soils with a permanent high water table,soils with a hardpan or clay layer at or near the surface, and shallow soils over nearly impervious material. These soils have a very slow rate of water transmission. * From SCS,TR-55, Second Edition,June 1986, Exhibit A-1. Revisions made from SCS, Soil Interpretation Record, Form #5, September 1988. • 3.5.2-2 • 11/92 1 _ V. CONVEYANCE SYSTEM ANALYSIS & DESIGN Not applicable at this time. P:\Project Files\98048\9848 drainage report.doc 5 VI. SPECIAL REPORTS & STUDIES Earth Consultants, Inc. prepared a Soils Report issued on August 14, 1998 and a Phase I Environmental Site Assessment issued on April 29, 1999. Those reports are included in this section. P:\Project Files\98048\9848 drainage report.doc 55 • • - y • • • • • GEOTECHNICAL ENGINEERING STUDY . TALBOT-ROAD CONDOMINIUMS . .• . • 53.10 TALBOT•RO'AD SOUTH • • • • • RENTON, WASHINGTON • . E-8379 • . • • • August 14, 1998 • • PREPARED FOR MCCAUGHERTY COMPANIES . Kristina M. Ellingson, P. • Staff Engineer - • • 0. • /1/7, • 4001,._449091 • • ' Robert S. Levinson, P. Principal somas 03r°07/0j • Earth Consultants; Inc. . 1805.- 136th Place Northeast, Suite 201 . • Bellevue, Washington 98005 (425) 643-3780 5C� IMPORTANT INFORMATION ABOUT YOUR GEOTECHNICAL ENGINEERING REPORT More construction problems are caused by site subsur- technical engineers who then render an opinion about face conditions than any other factor.As troublesome as overall subsurface conditions,•their likely reaction to subsurface problems can be,their frequency and extent proposed construction activity,and appropriate founda- have been lessened considerably in recent years.due in tion design. Even under optimal circumstances actual large measure to programs and publications of ASFE/ conditions may differ from those inferred to exist, The Association of Engineering Firms Practicing in because no geotechnical engineer, no matter how the Geosciences. qualified,and no subsurface exploration program,no matter how comprehensive,can reveal what is hidden by The following suggestions and observations are offered earth, rock and time.The actual interface between mate- to help you reduce the geotechnical-related delays, rials may be far more gradual or abrupt than a report cost-overruns and other costly headaches thatcan indicates.Actual conditions in areas not sampled may occur during a construction project. differ from predictions. Nothing can be done to prevent the unanticipated,but steps can be taken to help minimize their - A GEOTECHNICAL ENGINEERING impact. For this reason, most experienced owners retain their geotechnical consultants through the construction stage,to iden- tifyREPORT IS BASED ON A UNIQUE SET variances,conduct additional tests which may be OF PROJECT-SPECIFIC FACTORS needed, and to recommend solutions to'problems A geotechnical engineering report is based on a subsur- faceencountered on site. exploration plan designed to incorporate a unique SUBSURFACE CONDITIONS set of project-specific factors.These typically include: the general nature of the structure involved, its size and CAN CHANGE 1 configuration:the location of the structure on the site and its orientation; physical concomitants such as Subsurface conditions may be modified by constantly- access roads.parking lots, and underground utilities, changing natural forces. Because a geotechnical engi- n and the level of additional risk which the dient assumed neering report is based on conditions which existed at by virtue of limitations imposed upon the exploratory the time of subsurface exploration,construction decisions should not be based on a geotechnical engineering report whose program.To help avoid costly problems,consult the geotechnical engineer to determine how any factors adequacy may have been affected by time. Speak with the geo- which change subsequent to the date of the report may technical consultant to learn if additional tests are affect its recommendations. advisable before construction starts. • Unless your consulting geotechnical engineer indicates Construction operations at or adjacent to the site and otherwise,your geotechnical engineering report should not. natural events such as floods,earthquakes or ground • - ' be used: water fluctuations may also affect subsurface conditions •When the nature of the proposed structure is and,thus, the continuing adequacy of a geotechnical changed, for example, if an office building will be report.The geotechnical engineer should be kept apprised of anysuch events,and should be consulted to erected instead of a parking garage,or if a refriger- pp ated warehouse will be built instead of an unre- determine if additional tests are necessary. frigerated one; J — .when the size or configuration of the proposed GEOTECHNICAL SERVICES ARE structure is altered PERFORMED FOR SPECIFIC PURPOSES .when the location or orientation of the proposed . AND PERSONS structure is modified; •when there is a change of ownership,or Geotechnical engineers' reports are prepared to meet •for application to an adjacent site. the specific needs of specific individuals.A report pre- . • Geotechnical engineers cannot accept responsibility for problems pared for a consulting civil engineer may not be ade- i which may develop if they are not consulted after factors.consid- quate for a construction contractor,or even some other j ered in their report's development have changed. consulting civil engineer.Unless indicated otherwise, - • this report was prepared expressly for the client involved and expressly for purposes indicated by the dient. Use i MOST GEOTECHNICAL "FINDINGS" by any other persons for any purpose,or by the client -1 ARE PROFESSIONAL ESTIMATES for a different purpose, may result in problems. No indi- vidual other than the client should apply this report for its Site exploration'identifies actual subsurface conditions intended purpose without first conferring with the geotechnical only at those points where samples are taken,when engineer. No person should apply this report for any purpose they are taken. Data derived through sampling and sub- other than that originally contemplated without first conferring sequent laboratory testing are extrapolated by geo- with the geotechnical engineer. 1 A GEOTECHNICAL ENGINEERING der the mistaken impression that simply disclaiming re- REPORT IS SUBJECT TO sponsibility for the accuracy of subsurface information • always insulates them from attendant liability.Providing I MISINTERPRETATION the best available information to contractors helps pre- "• Costly problems can occur when other design profes- vent costly construction problems and the adversarial sionals develop their plans based on misinterpretations attitudes which aggravate them to disproportionate Iof a geotechnical engineering report.To help avoid scale. these problems,the geotechnical engineer should be READ RESPONSIBILITY retained to work with other appropriate design profes- Isionals to explain relevant geotechnical findings and to CLAUSES CLOSELY review the adequacy of their plans and specifications Because geotechnical engineering is based extensively relative to geotechnical issues. on judgment and opinion,it is far less exact than other - I design disciplines.This situation has resulted in wholly unwarranted daims being lodged against geotechnical ' BORING LOGS SHOULD NOT BE consultants.To help prevent this problem,geotechnical engineers have developed model dauses for use in writ- ISEPARATED FROM THE ten transmittals.These are not exculpatory clauses ENGINEERING REPORT designed to foist geotechnical engineers' liabilities onto someone else.Rather,they are definitive clauses which I' Final boring logs are developed by geotechnical engi- identify where geotechnical engineers' responsibilities neers based upon their interpretation of field logs begin and end.Their use helps all parties involved rec- (assembled by site personnel)and laboratory evaluation ognize their individual responsibilities and take appro- 1 of field samples.Only final boring logs customarily are priate action.Some of these definitive clauses are likely Iinduded in geotechnical engineering reports.These logs to appear in your geotechnical engineering report,and should not under any circumstances be redrawn for inclusion in you are encouraged to read them closely.Your geo- architectural or other design drawings.because drafters technical engineer will be pleased to give full and frank • _ may commit errors or omissions in the transfer process. answers to your questions. j IAlthough photographic reproduction eliminates this - problem,it does nothing to minimize the possibility of OTHER STEPS YOU CAN TAKE TO ' •contractors misinterpreting the logs during bid prepara- tion. When this occurs,delays, disputes and unantici- REDUCE RISK I pated costs are the all-too-frequent result. Your consulting geotechnical engineer will be pleased to To minimize the likelihood of boring log misinterpreta- discuss other techniques which can be employed to mit- tion, give contractors ready access to the complete geotechnical igate risk. In addition,ASFE has developed a variety of I engineering report prepared or authorized for their use. materials which may be beneficial.Contact ASFE for a Those who do not provide such access may proceed un- complimentary copy of its publications directory. . __, i I Published by - I AsFETHE OF ENGINEERINGASSOCIATION FIRMS PRACTICING IN THE GEOSCIENCES I 8811 Colesville Road/Suite G 106/Silver Spring, Maryland 20910/(301) 565-2733 ,-. IS5 0788/3M i • i l�Q . Earth Consultants Inc. l� 10016 Geotechnical Engineers:Geologists&Environmental Scientists August 14, 1998 E-8379 • The McCaugherty Companies 14200 Southeast 272nd Street East, E-203 • Kent, Washington 98031 • Attention: Ted McCaugherty Dear Mr. McCaugherty: We are.pleased to submit our report titled "Geotechnical Engineering Study, Talbot Road Condominiums, 5310 Talbot Road South, Renton, Washington." This report presents the results of our field exploration, selective laboratory tests, and engineering analyses. Based On the results of our study, it is our opinion the project can be constructed generally as planned. Building support may be provided using conventional spread and continuous . foundation systems bearing on the dense to very dense native soils or on structural fill used to modify site grades. Slab-on-grade floors may be similarly,supported. We appreciate this opportunity to be of service to you. If you have any questions, or if we can be of further assistance, please call. Respectfully submitted, EARTH CONSULTANTS, INC. r �' • - Robert S. Levinson, P.E. Principal KME/RSL/kml • • - 1805-136th Place N.E.,Suite 201,Bellevue,Washington 98005 Bellevue(425)643-3780 FAX(425)746-0860 Toll Free(888)739-6670 TABLE OF CONTENTS E-8379 PAGE INTRODUCTION 1 • General, 1 Project Description 1 SITE CONDITIONS 1 Surface 1 Subsurface 2 Groundwater - 2 Laboratory Testing 3 DISCUSSION AND RECOMMENDATIONS 3 General 3 Site Preparation and General Earthwork 4 Foundations 6 Retaining and Foundation Walls 7 Slab-on-Grade Floors 7 Seismic Design Considerations 8 Excavations and Slopes 9 Site Drainage 10' Utility Support and Backfill 11 Pavement Areas 11 LIMITATIONS 12 Additional Services 12 APPENDICES i Appendix A Field Exploration - Appendix B Laboratory Test Results ,_ ILLUSTRATIONS Plate 1 Vicinity Map Plate 2 Test Pit Location Plan Plate 3 Typical Footing Subdrain Detail Plate 4 Utility Trench Backfill Plate Al Legend Plates A2•through A6 Test Pit Logs Plate B1 Grain Size Analyses Earth Consultants, Inc. i COCA GEOTECHNICAL ENGINEERING STUDY TALBOT ROAD CONDOMINIUMS 5310 TALBOT ROAD SOUTH RENTON, WASHINGTON E-8379 INTRODUCTION General This report presents the results of the geotechnical engineering study completed by Earth Consultants, Inc. (ECI) for the proposed Talbot Road Condominiums in Renton, Washington. The general location of the site is shown on the Vicinity Map, Plate 1 . The purpose of this study was to explore the subsurface conditions at the site and based on the conditions - encountered to develop geotechnical recommendations for the proposed site development. Project Description We understand it is planned to develop the site with approximately nine condominiums with parking and access roadways. The condominiums will be two to three stories in height. We anticipate the buildings will be of relatively lightly loaded wood frame construction. At the time our study was performed, the site and our exploratory locations were approximately as shown on the Test Pit Location Plan, Plate 2. The proposed development will include asphalt-surfaced parking, driveway areas and streets. We anticipated traffic will consist of passenger vehicles and occasional heavily loaded service and delivery trucks. If the above design criteria are incorrect or change, we should be consulted to review the recommendations contained in this report. In any case, ECI should be retained to perform a general review of the final design. - SITE CONDITIONS Surface The subject site is located at 5310 Talbot Road South (see Plate 1, Vicinity Map). The property is approximately rectangular in shape, extending about 764 feet in the east-west direction and 207 feet in the north-south direction. The site is.bordered on the north and east by undeveloped properties, on the west by Talbot Road and on the south by residential properties. • Earth Consultants, Inc. � I j GEOTECHNICAL ENGINEERING STUDY The McCaugherty Companies. °E-8379 - • August 14, 1998 Page 2 The site slopes down from east to west with approximately 100 feet of elevation change in the 764-foot site length. Site vegetation consists of grasses, blackberries and a few trees. - Two residences and a few outbuildings currently occupy the site. - Subsurface - Subsurface conditions were evaluated by excavating five test pits at the approximate locations shown on Plate 2. Please refer to the Test Pit Logs, Plates A2 through A6, for a more detailed description of the conditions encountered at each location explored. A - description of the field exploration methods is included in Appendix A. The following is a generalized description of the subsurface conditions encountered. Our test pits indicate the site is immediately underlain by a six-inch thick layer of topsoil and rootmass. This soil unit is characterized by its brown to black color and the presence of organic material. This soil layer is not considered suitable for use in support of foundations, slabs-on-grade, or pavements. In addition, it is not suitable for use as a structural fill, nor should it be mixed with material to be used_as structural fill. Underlying the topsoil, we encountered loose to medium dense brown silty sand (Unified Classification SM). The soil generally became dense to very dense at five to eight feet below the existing ground surface. This soil unit is suitable for support of building loads. Groundwater Groundwater seepage was encountered in Test Pit TP-1 at eight feet below existing grade located near the top of the site. The seepage was moderate at eight feet and increased with depth. The contractor should be . made aware that groundwater is not static. There will be fluctuations in the level depending on the season, amount of rainfall, surface water runoff, and other factors. Generally, the water level is higher and seepage rate is greater in the wetter - winter months (typically October through May). Earth Consultants. Inc. • GEOTECHNICAL ENGINEERING STUDY The McCaugherty Companies E-8379 August 14, 1998 Page 3 Laboratory Testing Laboratory tests were conducted on several representative soil samples to verify or modify the field soil classification and to evaluate the general physical properties and engineering characteristics of the soil encountered. Visual field classifications were supplemented by grain size analyses on representative soil samples. Moisture content tests were performed on all samples. The results of laboratory tests performed on specific samples are provided either at the appropriate sample depth on the individual boring logs or on a separate data sheet contained in Appendix B. It is important to note that these test results may not accurately represent the overall in-situ soil conditions. Our geotechnical recommendations are based on our interpretation of these test results and their use in guiding our engineering judgement. ECI cannot be responsible for the interpretation of these data by others. In accordance with our Standard Fee Schedule and General Conditions, the soil samples for this project will be discarded after a period of fifteen days following completion of this report unless we are otherwise directed in writing. DISCUSSION AND RECOMMENDATIONS General Based on the results of our study, it is our opinion the proposed development can be constructed generally as planned. Building support may be• provided using conventional spread and continuous foundation systems bearing on the dense to very dense native soils or on structural fill used to modify site grades. Slab-on-grade floors may be similarly supported. This report has been prepared for specific application to this project only and in a manner consistent with that level of care and skill ordinarily exercised by other members of the profession currently practicing under similar conditions in this area for the exclusive use of The McCaugherty Companies and their representatives. No warranty, expressed or implied, is made. This report, in its entirety, should. be included in the project contract documents for the information of the contractor. - Earth Consultants, Inc. GEOTECHNICAL ENGINEERING STUDY The McCaugherty Companies E-8379 August 14, 1998 Page 4 - Site Preaaration and General Earthwork Based on the preliminary site plan, it appears site grading will consist of excavating the upsiope sides of the building and filling for the downslope portions to create level building pads. We anticipate cuts and fills will be on the order of four to eight feet. - The building and pavement areas should be stripped and cleared of foundations, existing utilities, surface vegetation, organic matter and other deleterious material. We anticipate septic tanks and lines will be present in the vicinity of the existing houses. Existing utility - pipes to be abandoned should be plugged or removed so that they do not provide a conduit for water and cause soil saturation and stability problems. Based on the thickness of the topsoil layer, encountered at our test pit locations, we estimate a stripping depth of six inches. Stripped materials should not be mixed with materials to be used as structural fill. We encountered several boulders during our site explorations. A contingency for removal of large boulders should be included in the earthwork budget. Boulders greater than six inches in diameter should not be used in structural fills. The boulders should be removed from the site or used in landscape areas. Following the stripping operation, the ground surface where structural fill, foundations, or slabs are to be placed should be observed by a representative of ECI. Proofrolling maybe necessary in order to identify soft or unstable areas. Proofrolling should be performed under the observation of a representative of ECI. Soil in loose or soft areas, if recompacted and still yielding, should be overexcavated and replaced with structural fill to a depth that will provide a stable base beneath the general structural fill. The optional use of a geotextile fabric placed directly on the overexcavated surface may help to bridge:unstable areas. Earth Consultants. Inc. I , GEOTECHNICAL ENGINEERING STUDY • The McCaugherty Companies E-8379 - August 14, 1998 Page 5 The soils encountered during the site exploration are moisture sensitive due to their high fines content. As such, in an exposed condition, they will become disturbed from normal construction.activity, especially when in a wet or saturated condition. Once disturbed, in a wet condition, they will be unsuitable for support of foundations, slabs or pavements. • Therefore, during construction where these soils are exposed and will support new structures, care must be exercised not to disturb their condition. Consideration should be given to placement of rock or other methods to protect exposed native, undisturbed soils that will support foundations or new structural fill. If disturbed conditions develop, the affected soils must be removed and replaced with structural fill. The depth of removal will be dependent on the level of disturbance developed during construction. Given the above, a summer earthwork schedule is recommended. - Structural fill is defined as compacted fill placed under buildings, roadways, slabs, pavements, or other load-bearing areas. Structural fill under floor slabs and footings should be placed in horizontal lifts not exceeding twelve (12) inches in loose thickness and compacted to a minimum of 90 percent of its laboratory maximum dry density determined in accordance with ASTM Test Designation D-1557-91 (Modified Proctor). The fill materials should be placed at or near their optimum moisture content. Fill under pavements and walks should also be - placed in horizontal lifts and compacted to 90 percent of maximum density except for the top twelve (12) inches which should be compacted to 95 percent of maximum density. - During dry weather, most soils which are compactible and non-organic can be used as structural fill.. Based on the results of our laboratory tests, the on-site soils at the time of our exploration appear to near to slightly over the optimum moisture content and should be suitable for use in their present condition as structural fill, provided the grading operations are conducted during dry weather. However, laboratory testing indicates the native soil has between 13 and 40 percent fines passing the No. 200 sieve. Soil with fines in this range will degrade if exposed to excessive moisture, and compaction and grading will be difficult if the soil moisture increases significantly above its optimum condition. If the native soil is exposed to moisture and cannot be adequately compacted then it may be necessary to import a soil which can be compacted. During dry weather, most non-organic compactible soil with a maximum particle size of six inches can be .used. Fill for use during wet weather should consist of a fairly well graded granular material having a maximum - particle size of six inches and no more than five percent fines passing the No. 200 sieve based on the minus-3/4-inch fraction. A contingency in the earthwork budget should be included for this possibility. Earth Consultants, Inc. j . GEOTECHNICAL ENGINEERING STUDY • The McCaugherty Companies E-8379 - August 14, 1998 Page 6 Foundations Based on the results of our study, it is our opinion the proposed building maybe supported on a conventional spread and continuous footing foundation bearing on the dense native soil or on structural fill used to modify site grades. For frost protection considerations, exterior - foundation elements should be placed at a minimum depth of eighteen (18) inches below final exterior grade. Interior spread foundations can be placed at a minimum depth of twelve (12) inches below the top of slab, except in unheated areas, where interior foundation elements - should be founded at a minimum depth of eighteen (18) inches. With foundation support obtained as described, for design, an allowable bearing capacity of two thousand five hundred (2,500) psf for structural fill or competent native soil can be used. Continuous and individual spread footings should have minimum widths of eighteen (18) and twenty-four (24) inches, respectively. Loading of this magnitude would be provided with a theoretical factor-of-safety in excess of three against actual shear failure. For short-term - dynamic loading conditions, a one-third increase in the above allowable bearing capacities can be used. With structural loading as expected, total settlement in the range of one inch is anticipated with differential movement of about one-half inch. Most of the anticipated settlements should occur during construction as dead loads are applied. Horizontal loads can be resisted by friction between the base of the foundation and the supporting soil and by passive soil pressure acting on the face of the buried portion of the foundation. For the latter, the foundation must be poured "neat" against the competent native soils or backfilled with structural fill. For frictional capacity, a coefficient of .35 can be used. For passive earth pressure, the available resistance can be computed using an equivalent fluid pressure of three hundred fifty (350) pcf. These lateral resistance values are allowable values, a factor-of-safety of 1 .5 has been included. As movement of the foundation element is 'required to mobilize full passive resistance, :the passive resistance should be neglected if such movement is not acceptable. Footing excavations should be observed by a representative of ECI, prior to placing forms or f rebar, to verify that conditions are as anticipated in this report. Earth Consultants, Inc. • �V' GEOTECHNICAL ENGINEERING STUDY The McCaugherty Companies E-8379 August 14, 1998 Page 7 Retaining and Foundation_Walls Retaining walls and foundation walls that act as retaining walls should be designed to resist lateral earth pressures imposed by the retained soils. Walls that are designed to yield can be designed to resist the lateral earth pressures imposed by an equivalent fluid with a unit weight of thirty-five (35) pcf. If walls are to be restrained at the top from free movement, the _ . - equivalent fluid weight should be increased to fifty (50) pcf. These values are based, on horizontal backfill and.that surcharges due to backfill slopes, hydrostatic pressures, traffic, structural loads or other surcharge loads will not act on the wall. If such surcharges.are to apply, they should be added to the above design lateral pressure. The passive pressure and friction coefficients previously provided in the foundation section are applicable to retaining walls. For calculating the base resistance to sliding, the passive pressure and- friction coefficient provided above should be used. In order to reduce the potential for hydrostatic forces building up behind the walls, retaining walls should be backfilled with a suitable free-draining material extending at least eighteen (18) inches behind the wall. The remainder of the backfill should consist of structural fill. The free-draining backfill should conform to the WSDOT specification for gravel backfill for walls (WSDOT 9-03.12(2)). A perforated drainpipe should be placed at the base of the wall and should be surrounded by a minimum of one cubic foot per lineal foot with three-eighths inch pea gravel. Slab-on-Grade Floors Slab-on-grade floors may be supported on competent native soil subgrade or on structural fill. Disturbed subgrade soil must either be recompacted or replaced with structural fill. Concrete slabs resting on soil ultimately cause the moisture content of the underlying soils to rise. This results from continued capillary rise and the ending of normal evapotranspiration. As concrete is permeable, moisture will eventually penetrate the slab resulting in a condition commonly known as a "wet slab" and poor adhesion of floor coverings. Therefore, the slab should be provided with a minimum of four inches of free-draining sand or gravel. In areas where slab moisture is undesirable, a vapor barrier such as a 6-mil plastic membrane may be placed beneath the slab. Two inches of damp sand may be placed over the membrane for protection during construction and to aid in curing of the concrete. Earth Consultants, Inc. p P I I GEOTECHNICAL ENGINEERING STUDY The McCaugherty Companies • E-8379 August 14, 1998 Page 8 Seismic Design Considerations • The Puget Lowland is classified as a Seismic Zone 3 in the 1994 Uniform Building Code._ (UBC). Earthquakes occur in the Puget Lowland with regularity, however, the majority of these events are of such low magnitude they are not detected without instruments. Large earthquakes do occur, as indicated by the 1949, 7.1 magnitude earthquake in the Olympia area and the 1965, 6.5 magnitude earthquake in the Midway area. '- There are three potential geologic hazards associated with a strong motion seismic event at this site: ground rupture, liquefaction, and ground motion response. • Ground Rupture The strongest earthquakes in the Puget Lowland are widespread, subcrustal events, ranging in depth from thirty (30) to fifty-five (55) miles. Surface faulting from these deep events has - not been documented to date. Therefore, it is our opinion, that the risk of ground rupture during a strong motion seismic event is negligible. Liquefaction Liquefaction is a phenomenon in which soils lose all shear strength for short periods of time during an earthquake. Groundshaking of sufficient duration results in the loss of grain to grain contact and rapid increase in pore water pressure, causing the soil to behave as a fluid. To have a potential for liquefaction, a soil must be cohesionless with a grain size distribution of a specified range (generally sands and silt); it must be loose to medium dense; it must be below the groundwater table; and it must be subject to sufficient magnitude and duration of groundshaking. The effects of liquefaction may be large total and/or differential settlement for structures founded in the liquefying soils. Based on the density o.f the site soils, it is our opinion the potential for liquefaction over the site during a seismic event is negligible. Earth Consultants, Inc. CoS • GEOTECHNICAL ENGINEERING STUDY The McCaugherty Companies E-8379 August 14, 1.998 Page 9 Ground Motion Response The UBC Earthquake regulations contain a static force procedure and a dynamic force • procedure for design base shear calculations. Based on the encountered soil conditions, it is our opinion that site coefficient of S2 = 1 .2 should be used for the static force procedure as outlined in Section 1628 of the 1994 UBC. For the dynamic force procedure outlined in Section 1629 of the 1994 UBC, the curve for rock or stiff soils (Soil Type 1) should be used for Figure 3, Normalized Response Spectra Shapes. In accordance with Table 16-J of the 1997 UBC, soil type Sc, should be used in design. Excavations and Slopes The following information is provided solely as a service to our client. Under no circumstances should this information be interpreted to mean that ECI is assuming responsibility for construction site safety or the contractor's activities; such responsibility is not being implied and should not be inferred. In no case should excavation slopes be greater than the limits specified in local, state and Federal safety regulations. Based on the information obtained from our field exploration and laboratory testing, the loose to medium dense native soils would be classified as Type C by OSHA. Temporary cuts greater than four feet in height in Type C soils should be sloped at an inclination of 1 .5H:1V. The dense to very dense native soil would be classified as Type B _! by OSHA. In Type B soils temporary cuts greater than four feet in height can be steepened to 1 H:1 V. If slopes of this inclination, or flatter, cannot be constructed, temporary shoring may be necessary. Shoring will help protect against slope or excavation collapse, and will provide protection to workers in the excavation. If temporary shoring is required, we will be available to provide shoring design criteria. Permanent cut and fill slopes should be inclined no steeper than 2H:1 V. Cut slopes should be observed by ECI during excavation to verify that conditions- are as anticipated. Supplementary recommendations can then be developed., if needed, to improve stability, including flattening of slopes or installation of surface or subsurface drains. In any case, water should not be allowed to flow uncontrolled over the top of slopes. Earth Consultants. Inc. c GEOTECHNICAL ENGINEERING STUDY The McCaugherty Companies E-8379 August 14, 1998 Page. 10 • Permanently exposed slopes should be seeded with an appropriate species of vegetation to reduce erosion and improve stability of the surficial layer of soil. • Site Drainage Groundwater seepage was encountered in Test Pit TP-1 at eight feet below the existing ground surface. We do not anticipate groundwater will present major construction related problems. If seepage is encountered in foundation or grade beam excavations during construction, the bottom of the excavation should be sloped to one or more shallow sump pits. The collected water can then be pumped from these pits to a positive and permanent discharge, such as a nearby storm drain. Depending on the magnitude of such seepage, it may also be necessary to interconnect the sump pits by a system of connector trenches. The appropriate locations of subsurface drains, if needed,should be established during grading operations by ECI's representative at which time the seepage areas, if present, may be more clearly defined. During construction, the site must be graded such that surface water is directed off the site. Water must not be allowed to stand in areas where buildings, slabs or pavements are to be -- constructed. Loose surfaces should be sealed at night by compacting the surface to reduce the potential for moisture infiltration into the soils. Final site grades must allow for drainage away from the building foundations. The ground should be sloped at a gradient of three percent for a distance of at least ten feet away from the buildings, except in paved areas, which can be sloped at a gradient of two percent. i inperimeter, at or just below the invert of Footing drains should be installed around the building 1 ,'_ the footing, with a gradient sufficient to initiate flow. A typical detail is provided on Plate 3. Under no circumstances should roof downspout drain lines be connected to the footing drain system. Roof downspouts must be separately tightlined to discharge. Cleanouts should be installed at strategic locations to allow for periodic maintenance of the footing drain and downspout tightline systems. Earth Consultants, Inc. I � I ' , GEOTECHNICAL.ENGINEERING STUDY The McCaugherty Companies E-8379 August 14, 1998 Page 11 Utility Support and Backfill Based on the soil conditions encountered, the soils expected to be exposed by utility excavations should provide adequate support for utilities Utility trench backfill is a primary concern in reducing the potential for settlement along utility _ alignments, particularly in pavement areas. It is important that each section of utility line be. adequately supported in the bedding material. The material should be hand tamped to ensure support is provided around the pipe haunches. Fill should be carefully placed and hand tamped to about twelve inches above the crown of the pipe before heavy compaction equipment is brought into use. The remainder of the trench backfill should be placed in lifts having a loose thickness of less than twelve inches. A typical trench backfill section and —� compaction requirements for load supporting and non-load supporting areas is presented on Plate 4. - Pavement Areas The adequacy of site pavements is related impart to the condition of the underlying subgrade. To provide a properly.prepared subgrade for pavements, the subgrade should be treated and prepared as described in the Site Preparation and General Earthwork section of this report. This means at least the top twelve (12) inches of the subgrade should be compacted to 95 percent of the maximum dry density (per ASTM D-1557-91 ). It is possible that some localized areas of soft, wet or unstable subgrade may still exist after this process. Therefore, a greater thickness of structural fill or crushed rock may be needed to stabilize these localized areas. The following pavement section for lightly-loaded areas can be used: • Two inches of asphalt concrete (AC) over four inches of crushed rock base (CRB) material, or • - • Two inches of AC over three inches of asphalt treated base (ATB) material. Heavier truck-traffic areas will require thicker sections depending upon site usage, pavement life and site traffic. We will be pleased to assist in developing appropriate pavement sections for heavy traffic zones, if needed. Earth Consultants, Inc. 7"'^9 i - i GEOTECHNICAL ENGINEERING STUDY The McCaugherty Companies E-8379 August 14, 1998 Page. 12 Pavement materials should conform to WSDOT specifications. The use of a Class B asphalt' mix is suggested. LIMITATIONS Our recommendations and conclusions are based on the site materials observed, selective laboratory testing and engineering analyses, the design information provided us, and our experience and engineering judgement. The conclusions and recommendations are professional opinions derived in a manner consistent with that level of care and skill ordinarily exercised by other members of the profession currently practicing under similar conditions in this area. No warranty is expressed or implied. The recommendations submitted in this,report are based upon the data obtained from the test pits. Soil and groundwater conditions between test pits may vary from those encountered. The nature and extent of variations between our exploratory locations may not become evident until construction. If variations do appear, ECI should be requested to reevaluate the recommendations of this report and to modify or verify them in writing prior to proceeding with th'e construction. Additional Services • As the geotechnical engineer of record, ECI should be retained to perform a general review of the. final design and specifications to verify that the earthwork and foundation recommendations have been properly interpreted and implemented in the design and in the construction specifications. ECI should also be retained to provide geotechnical services during construction. This is to observe compliance with the design concepts, specifications or recommendations and to allow. - ' design changes in the event subsurface conditions differ from those anticipated prior to the start of construction. We do not accept responsibility for the performance of the foundation or earthwork unless we are retained to review the construction drawings and specifications, and to provide construction observation and testing services. Earth Consultants, Inc. • • .. 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No.8379 Checked KME Date 8/13/98 Plate 1 - , ,.- . 1 i , 1---- --- -*--1-77-1_-- 230 1 i TP-1-7- - -- -. _ --- - 1 . LLI 1 , 1 , 1 210-- -- . 1 I— i i i__. Approximate Scale I I I / I -•200 0 50 100 200ft. I I i 1TP-2 t I • so . i LEGEND 1 ..- - --- iao TP-1 -ii- Approximate Location of- ,, • - - 'TP-3 ECI Test Pit, Proj. No. , 1 170 E-8379, Aug. 1998 ... _...— - 1 I L_ , Existing Building --- -- ---.._ _ .. x x x — — •---— i -, Existing Fence •180 . I I . i 1 TP-4 , r 1' - "--------__ - -- i ...._.. 1 -. - 150 - --— - - —- -----7-1-. 4. , , I 1,1 1 I ,0 1 , I C Reference: ;I;t• 1 r_.. Topographic Survey ''. 6 ' -- Job No. 1359 14; i .,. - _ Surveying ---__ I 1 .1 By Centre Pointe . i I I I ‘-..,-,.1 _ I Dated 12/9/97 • I 1- I___\_____I 1 i 14 1 -Ill- i 1 L I \ Leo', '4_v: /Ili) Earth 40 (;-,Iy ,,, Consultants, Inc. ---,..=..bTfai__..._. _ 1 nif u Geotechnical Engineers,Geologists&Environmental Scientists ." %.- 1-1 . TALBOT ROAD S. Test Pit Location Plan Proposed Multi-Family Residences Renton, Washington 1 1 . Drwn. GLS Date Aug.'98 Proj. No. 8379 Checked KME Date 8/13/98 Plate 2 1 . _ 14 - • • • o Slope To Drain .•..:.: ti :.caw;;: '.,.i _ l* o° . Al ' _ Yt• :� i.i!i^} •';gip• a O. • - •O •O •°O •O O •O n - i•44�6 inch mi . O _ • - O ° -O 4' ▪ O I' • :o;•o ;• °'a %:�;:�'. • ' ° 18 inch min. 0 •s •°-:O... a 1,' '•• •.• • ▪ O ° - O • 4 inch min. :o ° ° Diameter • •,'r.:,;..;, :::,.;;.• :;.;%;a b ° o Perforated.Pipe :; ; __ -<°—°o o, o o-o ° Wrapped in Drainage ,y='•'';.; o.o - c •_.a o Fabric - n rt • .• } 2 inch min. . 2 inch min. / 4 inch max. • 12 inch —� min. SCHEMATIC ONLY- NOT TO SCALE NOT A CONSTRUCTION DRAWING • • LEGEND • ,•:,:„ :•:.;";':' Surface seal; native soil or other low permeability material. •. .••.. Fine aggregate for Portland Cement Concrete; Section 9-03.1(2) of the • WSDOT Specifications. Drain pipe; perforated or slotted rigid PVC pipe laid with perforations or slots facing down;tight jointed;with a positive gradient. Do not use flexible corrugated plastic pipe. Do not tie building downspout drains into footing lines. Wrap with Mirafi 140 Filter Fabric or equivalent. • � 44\ TYPICAL FOOTING SUBDRAIN DETAIL $ Earth Consultants Inc. Proposed Multi-Family Residences joi lki Geolechnica,EfIgifleCTS.Geologbgs&E,wna,rt,a,al Scientists: Renton, Washington • Proj. No. 8379 1 Drwn. GLS I Date Aug. '98 I Checked KME I Date 8/13/98 I Plate 3 • Non-Load Supporting Floor Slab or Areas Roadway Areas . -- 4 --_ :eeifii?•^• -;(. cv..��y�pali�yi iY^•V-,S v� 4 31:t O O°e 0•`d O • Varies -- d`' .}a1,e..';..,:kri:. .?{i3.vya 0°°0 .a( ° ° 0. .fr Foot Minimum 95� 1 .tiY.�• {;t?� ..�t • :4�Y ;v::y _ ; j` Is..ti'' Backfill• i ' l- 'tii 'k1:• ve >:c•:> r - _ Y L � ,�.J+i = t ti �� `'v' ' ` Varies - ' u ist , • :iii. :ii. I - ▪ _ 1 A o'.-U o PIPE .'o o o ` a . '.O.0'e.0e ••00'0:�'p'' .o•° o• ° a.. a Bedding • oo▪•.▪ :•Ao'oo.•voo. :o .0..-00.. Varies - • • i 'ooOOi•poO. a!'�S-oO•O�.a 0;,40.-c o•dLEGEND: • • 4, , Asphalt or Concrete Pavement or Concrete Floor Slab .,,,,L I . . a °, Base Material or Base Rock • :.,:,::;:'•::::::•:: Backfill; Compacted On-Site Soil or Imported Select Fill ''f-..izz..<```'••�;`: Material as Described in the Site Preparation of the General Earthwork Section of the Attached Report Text. 95 Minimum Percentage of Maximum Laboratory Dry Density as • Determined by ASTM Test Method D 1557-78 (Modified Proctor), . Unless Otherwise Specified in the Attached Report Text. -.o.o Bedding Material; Material Type Depends on Type of Pipe and �:9°oa°•p Laying Conditions. Bedding Should Conform to the Manufacturers I I • Recommendations for the Type of Pipe Selected. I I d1�`� �i:�� sill\ TYPICAL UTILITY TRENCH FILL 111 /y 4iEarth ConsultantsInC. Proposed Multi-Family Residences qlti,k `ri/ ��y�) Ceoteehnkal FsgUxeis.Ceolog�s&Fsvimnmental Sdenr S Renton, Washington i 1. Proj.,No.. 8379 I Drwn. GLS I Date Aug. '98 Checked KME 'Date 8/13/98 'Plate 4 1 � APPENDIX A • FIELD EXPLORATION E-8379 Our field exploration was performed on July 29, 1998. Subsurface conditions at-the site were explored by excavating five test pits to a maximum depth of twelve feet below the existing grade. The test pits were excavated by Northwest Excavating subcontracted to ECI, using a rubber-tire backhoe. Approximate test pit locations were determined by interpolating from site features: Approximate test pit elevations were determined by locating on the site plan. The locations and elevations of the test pits should be considered accurate only to the degree implied by the - method used. These approximate locations are shown on the Test Pit Location Plan, Plate 2. The field exploration was continuously monitored by a engineer from our firm Who classified the soils encountered; maintained a log of each test pit, obtained representative samples, measured groundwater levels, and observed pertinent site features. Samples were visually classified in accordance with the Unified Soil Classification System which is presented on -- Plate Al, Legend. Representative soil samples were placed in closed containers and returned' to our laboratory for further examination and testing. . Test Pit Logs are presented on Plates A2 through A6. The final logs represent our interpretations of the field logs and the results of the laboratory tests of field samples. The stratification lines on the logs represent the approximate boundaries between soil types. In actuality, the transitions may be more gradual. The consistency of the soil shown on the logs was estimated based on the effort required to excavate the soil, the stability of the trench walls, and other factors. • Earth Consultants. Inc. 1 1 1 • i • • • • MAJOR DIVISIONS GRAPH LETTER SYMBOL SYMBOL • TYPICAL DESCRIPTION ' 'C� b C GW Well-Graded Gravels,Gravel-Sand Gravel r e o 0 Q Q Q gW Mixtures,Little Or No Fines And Clean Gravels 1 n 'n n Gravelly (little or no fines) ill r 4111 1 GP Poorly-Graded Gravels,Gravel- Coarse ' Soils " ■ Grained 1 1 1 gp Sand Mixtures,Little Or No Fines Soils More Than GM ' Silty Gravels,Gravel-Sand- ' 50% Coarse Gravels With gm Silt Mixtures • Fraction Fines(appreciable Retained On amount of fines) GC Clayey Gravels,Gravel-Sand- No. Sieve gc Clay Mixtures Sand '0 00 'a it $W Well-Graded Sands, Gravelly ' • ' a SW Sands, Little Or No Fines ' And Clean Sand e v c More Than Sandy (little or no fines) :; ;lyx•' �< r>;,li ;c• •:::. $P Poorly-Graded Sands, Gravelly Soils a<cz<Q?t:;y:Q g; : 50% Material �:'•••::::.,*i::,.17 Sp Sands, Little Or No Fines Larger Than ' No.200 Sieve More Than ''% SM Silty Sands, Sand-Silt Mixtures Size 50% Coarse Sands With { • Sm • Fraction Fines(appreciable Passing No.4 ` '/ Clayey Sands, Sand-Clay Mixtures amount of fines) ::".:.:: :-.'•::A:'' SC SC Sieve L. ML Inorganic Silts&Very Fine Sands,Rock Flol r,Silty- ml Clayey Fine Sands;Clayey Silts w/Slight Plasticity i Grained d Liquid Limit �// CL Inorganic Clays Of Low To Medium Plasticity, Soils Clays Less Than 50 / ��j Cl Gravelly Clays, Sandy Clays, Silty Clays, Lean • I II I I ' Organic Silts And Organic I I I I I I I I I I OL Ol Silty Clays Of Low Plasticity MH Inorganic Silts,Micaceous Or Diatomaceous Firs More Than mh Sand Or Silty Soils 50% Material Silts ' Smaller Than And Liquid Limit CH Inorganic Clays Of High No.200 Sieve Clays Greater Than 50 Ch Plasticity, Fat Clays. Size , / ,i OH Organic Clays Of Medium To'High l Oh Plasticity, Organic Silts %%ii �Ii� �� PT Peat, Humus, Swamp Soils Highly Organic Soils `ts si4 ttl pt With High Organic Contents • Topsoil '4,4,4,4, Humus And Duff Layer Fill ••••••••••�• Highly Variable Constituents The discussion in the text of this report is necessary for a proper understanding of the nature of the material presented in the attached logs. DUAL SYMBOLS are used td Indicate borderline sail classification. • C •• TORVANE READING,tsf I 2"O.D.SPLIT SPOON SAMPLER qu PENETROMETER READING,tsf W MOISTURE,%dry weight . 11 24" I.D. RING OR SHELBY TUBE SAMPLER • P SAMPLER PUSHED * SAMPLE NOT RECOVERED i WATER OBSERVATION WELL pcf DRY DENSITY,lbs. per cubic ft. LL LIQUID LIMIT, % SZ DEPTH OF ENCOUNTERED GROUNDWATER PI PLASTIC INDEX DURING EXCAVATION • Y SUBSEQUENT GROUNDWATER LEVEL W/DATE • y \ Earth Consultants Inc. LEGEND If (kw.txluut al l]tgduaars.Cculuglsis&iv,a•mumx,ual Slitanisis Proj. No. 8379 I Date Aug. '98 1 Plate Al - • ,-- Test Pit Log . . 1 1 Project Name: . Sheet of l Proposed Multi-Family Residences 1 1 • Job No. Logged by: Date: Test Pit No.: .8379 KME , 7/29/98 TP-1 - . Excavation Contactor . Ground Surface Elevation: • , . N.W. Excavating ±225' Notes: • --, I ' r..)• . _ • Surface Conditions: Depth of Topsoil &Sod 6" - (%) 54 q CD c/2 Ell VI- - . SM Brown silty SAND, loose to medium dense, moist — • •i; i'j'; 1 . ..... ....._ _ I,•,, ig N 2 . ,..:.,::Ki: — • • ,, -•-••-• -grades with gravel . . : -- • • - :iM W- 4 — 5 ' •• -large boulder •• ,. ...i :,;• 18.2 .]:='::i•:•i] — -31%fines •Ii:•. • a ...::: :?.:•:::•::: 6 • . • E: i — „ • 1.tM;I: 7 — " . , . •:::•:• 8 PO SP-SM Gray poorly graded SAND with silt and gravel, medium dense, moist to • si•i:iiip :: 9 _ :.•.i:i:•,:r::i.iE:: • io — ,*::::„.•-•::. • • ---- . . 11 -----' • !gi ;:;::;ii -becomes water bearing . •:::::i::-:kt..:.,ii --- '.i 12 Test pit terminated at 12.0 feet below existing grade. Groundwater • . seepage encountered at 8.0 feet during excavation. • ,.. • . . .. , • . • . . , • ., • - . . • . • , -- . go, • •, 1 . -... • - --.. co . 1 1-D 1 a , 44v, Test Pit Log '''-4 i Earth Consultantsinc. Proposed Multi-Family Residences , cn IP WI \xe Georechnleal Engineers.Geologists&Envirorunental Scientists Renton,Washington a 134 Proj.No. 8379 Own. GLS Date Aug.'98 Checked KIVIE. Date 8/7/98 Plate A2 - E-4 ; . I 1 Subsurface conditions depicted represent our observations at the time and location of this exploratory hole,modified by engineering tests,analysis and judgment. They are not necessarily representative of other times and locations.We cannot accept responsibility for the use or interpretation by others of information presented on this log. • --„cj Test Pit Log . • 1-`, Project Name: • Sheet of , Proposed Multi-Family Residences 1 1 Job No. Logged by: - Date: Test Pit No.: 8379 KME 7/29/98 TP-2 Excavation Contactor. Ground Surface Elevation: • N.W. Excavating ±194' Notes: . Wo- o c o Surface Conditions: Depth of Topsoil &Sod 6" G1+ U (%) 21 al A G" 1 ii • �i ul ul cn - SM Brown silty SAND, medium dense,moist F" ;',r 2 SM Reddish brown silty SAND with gravel,dense,moist • 3 — 4 — 18.8 s -becomes brown s — ii - :>`Es : 7 — I ! MM 8 — I 9 — -becomes very dense •1 10 — 11 Test pit terminated at 11.0 feet below existing grade. No groundwater _ :1 encountered during excavation. I I , I m rn I1 co . h a ° Ot .Pi: Al\ Test Pit Log _ jet Earth Consultants Inc. Proposed Multi-Family Residences mrii lip vir GeotedinicalEn Geologists&Environmental Sdentists Renton,Washington 1 a w Proj.No. 8379 Dwn. GLS Date Aug.'98 Checked KME Date 8/7/98 Plate A3 H Subsurface conditions depicted represent our observations at the time and location of this exploratory hole,modified by engineering tests,analysis and judgment. They are not necessarily representative of other times and locations.We cannot accept responsibility for the use or interpretation by,others of information presented on this log. 0 Test Pit Log Project Name: • Sheet of Proposed Multi-Family Residences 1 1 Job No. Logged by: Date: Test Pit No.: 8379 KME 7/29/98 TP-3 Excavation Contactor Ground Surface Elevation: N.W. Excavating ±180' 1-1 Notes: I ' (1) Surface Conditions: Depth of Topsoil &Sod 8" - w En-0 0.-g 044; (%) Cl) SM Brown silty SAND with gravel,cobbles and boulders, loose,moist •• 2 3 0:11 -becomes medium dense :. • 4 17.7 -40%fines 5 6 -becomes dense • 7 8 — -becomes very dense 9 .•::: 10 Test pit terminated at 10.0 feet below existing grade. No groundwater • encountered during-excavation. N lD LJ .• • . co Cn • co • ' Test Pit Log ii Earth Consultants Inc. Proposed Multi-Family Residences cr2 ry IVI virtf Geotechnical Engineees.Geologists&Environmental Scientists Renton,Washington 134 Proj.No. 8379 Own. GLS Date Aug. '98 Checked KME Date 8/7/98 Plate A4 Subsurface conditions depicted represent our observations at the time and location of this exploratory hole,modified by engineering tests,analysis and .• judgment. They are not necessarily representative of other times and locations.We cannot accept responsibility for the use or interpretation by others of information presented on this log. P.) • Test Pit Log • Project Name: Sheet. of Proposed Multi-Family Residences 1 1 Job No. Logged by: Date: Test Pit No.: 8379 KME 7/29/98 TP-4 Excavation Contactor: • Ground Surface Elevation: • N.W. Excavating ±150' • Notes: • • • m1^ 4 r-1 Surface Conditions: Depth of Topsoil&Sod 6" w 4 .p Crl 0 (%) . 014 Cil• Crl rn •:•.:••• • SM Brown silty SAND,loose, moist "• "• ; 11M: 1 ............ ...,...... 2 • •••• 3 .• . . .. •• "" 4 15.0 -becomes medium dense and with gravel .......,.. • 5 — .. ... 6 7 8 • ••••••••• ••••--- -becomes dense 14.8 • • • ••. . 9 — ....... . ... 11 — 12 • •••••—*•• Test pit terminated at 12.0 feet below existing grade. No groundwater -encountered during excavation. • • . co • cs N- _ co • s • Test Pit Log .41 ) Earth Consultants Inc. Proposed Multi-Family Residences • ro-1 co Geotechnical Engtneas,GeologIsts EnvItonmental Sdentists Renton,Washington - Proj.No. 8379 Dwn: GLS Date Aug.'98 Checked KME Date 8/7/98 Plate A5 E. Subsurface conditions depicted represent our observations at the time and location of this exploratory hole,modified by engineering tests,analysis and judgment. They are not necessarily,representative of other times and locations.We cannot accept responsibility for the use or interpretation by others of information presented on this log. • • Test Pit Log Project Name: Sheet of Proposed Multi-Family Residences 1 1 Jab No. Logged by: Date: Test Pit No.: 8379 KME • 7/29/98 TP-5 • Excavation Contactor . Ground Surface Elevation: • • N.W. Excavating ±136' Notes: Surface Conditions: Depth of Topsoil&Sod 6" w .4 En 0 (%) rnrj n • • — SM Dark brown silty SAND, loose, moist • 1.:fdt: 1 • 2 SM Brown silty SAND with occassional gravel, medium dense, moist :••• 3 —• 4 — 16.0 H -13%fines •• 5 6 ]!ifi • 7 • 8 • 13-9 SM Brown silty SAND,very dense, moist • Test pit terminated at 9.0 feet below existing grade: No groundwater • encountered during excavation. • • • • • • co r- - • • (D. .441. Test Pit Log t*t. Earth Consultants Inc. Proposed Multi-Family Residences Geotectmlcal Englneess,Geologists&Envixonmental nhX., Renton,Washington f3-1 •No.• Proj. 8379 own. GLS Date Aug.'98 Checked KME Date 8/7/98 Plate A6 E-1 Subsurface conditions depicted represent our observations at the time and location of this exploratory hole,modified by engineering tests,analysis and judgment. They are not necessarily representative of other times and locations.We cannot accept responsibility for the use or interpretation by others of information presented on this log. APPENDIX B • LABORATORY TEST RESULTS E-8379 Earth Consultants, Inc. B4- SIEVE ANALYSIS HYDROMETER ANALYSIS 'O SIZE OF OPENING IN INCHES I NUMBER OF MESH PER INCH,U.S.STANDARD GRAIN SIZE IN MM o O co ►o IM N 5 ( N-• N" .t m N m ct O N M N O �O coO O O O O O O Q 0 O `/ tD rl N r- .-ri Li) .? ...� r co w so g� - 10 - ` s m .„6` zo v a ..0 80 + m _ -v m . moo . z m r ao --IAz it (f) -n 60 —I n z - _ O --- sii, m 73 . I - D — 50 ZII ^-. m 40 p - 50 CO ,O • 30 m od Bo --Im (P 20 ro .p - to M. o so kJ 10 w N 1I LI 100 ID 0 I 11 I l l f l I [111 I � I I LC I_IJ 1 L - 0 Z X W 0. 0 0 0 O 003 co d" C) N O m l0 v M N 00 lD 't M N . O O 0 O O Roo 0 O O O O '�� rt G D M N - GRAIN SIZE IN MILLIMETERS 0 O H 2 N . it Via. COBBLES COARSEGRAVEL FINE COARSE MEDIUM FINE — FINES SAND ►=J N oD PA m Moisture H. r' D Boring or DEPTH DESCRIPTION H. ~ Z KEY USCS Content (%) LL PL � � 64 > Test Pit No. MI rt 18.2 �' N TP-1 5 SM Brown silty SAND with gravel -- -- Br m m TP-3 4 SM Brown silty SAND 17.7 -- -- I- CA O TP-5 4 SM Brown silty SAND 16.0 -- -- - - - f DISTRIBUTION E-8379 4 Copies The McCaugherty Companies 14200 Southeast 272nd Street, E-203 Kent, Washington 98031 Attention: Ted McCaugherty 1 Copy Pacific Engineering Design, Inc. 130 Andover Park East, Suite 300 Seattle, Washington 98188 Attention: Lou Larsen ! I - Earth Consultants, Inc. PHASE I ENVIRONMENTAL SITE ASSESSMENT PROPOSED TALBOT ROAD CONDOMINIUMS SITE 5310 AND 5316 TALBOT ROAD SOUTH RENTON, WASHINGTON ' • E-8379-1 April.29, 1999 _ PREPARED FOR THE McCAUGHERTY COMPANIES 74 Dale D. Talty, .G. Environmental S ientist ,Debora J. Kristof Manager of Environmental Services Kyle R. 6ampbell, P.E. Vice-President Earth Consultants, Inc. 1805 - 136th Place Northeast, Suite 201 Bellevue, Washington 98005 (425) 643-3780 Toll Free 1-888-739-6670 51 TABLE OF CONTENTS PAGE EXECUTIVE SUMMARY 1 1.0 INTRODUCTION 2 1.1 Scope of Services 2 1.2 Site Description 2 2.0 SUBSURFACE CONDITIONS 4 2.1 Geology 4 2.2 Groundwater 0 4 3.0 SITE RECONNAISSANCE 5 3.1 Site Observations 5 3.1.1 Transformers . 7 3.1.2 Asbestos-Containing Material (ACM) 7 3.2 Survey of Adjacent Properties 8 4.0 SITE HISTORY RESEARCH 9 4.1 Historical Site Use 9 4.2 Historical Off-Site Use 9 5.0 REGULATORY AGENCY RECORDS REVIEW . 11 5.1 Subject Property 11 5.2 Surrounding Properties 11 5.2.1 National Priorities List (NPL) -11 5.2.2 CERCLIS List 11 5.2.3 Hazardous Material Handlers (RCRA Facilities) 11 5.2.4 Toxics Cleanup Program (TCP) List - (HWS) 12 5.2.5 Underground Storage Tank List (RST) 12 5.2.6 Leaking Underground Storage Tank (LUST) List 12 5.2.7 Landfills - (SWF) 12 6.0 FINDINGS AND CONCLUSIONS 13 7.0 STANDARD LIMITATIONS 14 8.0 LIST OF REFERENCES 15 PLATES. Plate 1 Vicinity Map Plate 2 Site Plan • APPENDICES Appendix A Site Photographs Appendix B Vista Information Solutions, Inc. Report E-8379-1 -April 29, 1999 Earth Consultants, Inc. • 2 EXECUTIVE SUMMARY ECI has performed a Phase I Environmental Site Assessment of the subject property in conformance with the scope and limitations of ASTM Practice E-1527-97. The following is a summary of our findings concerning potential environmental issues identified during our assessment of the subject property. This summary should be used for introductory purposes and the reader should refer to the report for further clarification. The subject site consists of two single-family dwellings with associated outbuildings situated on a parcel encompassing approximately 3.6 acres, located at 5310 (east residence) and 5316 (west residence) Talbot Road South in Renton, Washington. The site is located in an area of residential development. Based on our review of the referenced historical information, the subject site was developed as pasture.by 1936. The east house was constructed in 1949. . The outbuildings associated with the east house were built between 1949 and 1960.. The west house was moved onto the site in 1968. The"site has remained essentially unchanged since 1968. The east house is currently occupied and is heated by an oil-burning furnace. Oil for the furnace is stored in an approximately 200-gallon underground storage tank located south adjacent to the house. The west house is vacant, and was heated by electric baseboard units. ECI has reviewed reasonably ascertainable historical records, environmental records, and regulatory databases. This environmental site assessment has revealed the following Recognized Environmental Conditions in connection with the subject property. 1) The approximately 200-gallon capacity active heating oil UST adjacent to the east house has been in use since 1949. The possibility exists that petroleum may have leaked from the UST or associated conveyance piping to the surrounding soil. E-8379-1 -April 29, 1999 Earth Consultants, Inc. -1 - 81 h it 1.0 INTRODUCTION Earth Consultants, Inc. (ECI) has completed a Phase I Environmental Site Assessment (ESA) of the proposed Talbot Road Condominium site located at 5310 and 5316 Talbot Road South in Renton, Washington. The subject property currently contains two single-family dwellings with associated outbuildings situated on a parcel encompassing approximately 3.6 acres. This investigation was performed by ECI for The McCaugherty Companies in accordance with our proposal dated April 7, 1999, authorized by Mr. Ron Tremaine with The McCaugherty Companies on April 12, 1999. This report summarizes the project approach and findings.. 1.1 Scope of Services ECI conducted this Phase I ESA to evaluate the potential for contamination on the subject property resulting from past or present activities. The scope of work for this study was limited to the following tasks: • A review of reasonably ascertainable information from various sources with respect to historical use of the property and its surroundings; • A visual reconnaissance of the subject property, along with photographic documentation of selected points of interest; • Obtaining and reviewing an environmental disclosure report; • Preparation of this written report. The scope of the project did not include an audit of environmental regulatory compliance issues or permits. 1.2 Site Description The subject site is located at 5310 and 5316 Talbot Road South in Renton, Washington. The site is located in the southeast quarter of Section 31, Township 23 North, Range 5 East. The rectangular site encompasses approximately 3.6 acres of land and contains two single-family dwellings with associated outbuildings. The site location is shown on the Vicinity Map, Plate 1. A general layout of the site and surrounding properties is presented an the Site Plan, Plate 2. Photographs are included as Appendix A. The referenced topographic map indicates ground surface elevation of the subject property ranges from approximately 130 to 230 feet above the National Geodetic Vertical•Datum of 1929. The ground surface at the subject site slopes moderately down toward the west. E-8379-1 -April 29, 1999 Earth Coneukanta, Inc. -2- The subject property is located on the west side of a westward sloping hillside, east of the Green River valley. The upland area to the east is known as the Covington Drift Upland. The drift upland is characterized by northwest trending elongate ridges, separated by numerous creeks and lakes. Springbrook Creek, which flows northwest toward the Green River, is located approximately 1100 feet south of the subject property. ,— The land immediately north and south of the subject property is at approximately the same elevation and contour as the subject property. Land east of the site is higher in elevation than the subject property. Land west of the site is lower in elevation than the subject property. Development in the vicinity of the subject site consists mainly of residential properties. • . I . --I E-8379-1 -April 29,1999 Earth Consultants, Inc. -3- I ,I I ' 2.0 SUBSURFACE CONDITIONS — 2.1 Geology In August 1.998, ECI excavated five test pits as part of a geotechnical engineering study of the subject property. The test pits encountered approximately six inches of topsoil underlain by loose to very dense silty sand and silty sand with gravel to the total explored depth of 12 feet below ground surface. These sediments are typical of Vashon glacial till. The Vashon till is a compact, unstratified mixture of silt, sand, and gravel. The till thickness typically exceeds 100 feet. - 2.2 Groundwater Groundwater seepage was encountered at a depth of 8 feet below ground surface in one of the five geotechnical test pits. Based on topography in the general vicinity of the site and local surface drainage features, groundwater flow direction in the immediate site vicinity is toward the west. Actual groundwater conditions on the subject property may vary due to site-specific subsurface conditions and local surface hydrology. Fluctuations in groundwater levels are expected, depending on seasonal variation, amount of rainfall, surface water runoff, and other hydraulic factors. • • I . E-8379-1 -April 29, 1999 Earth Coneuitarrte, Inc. -4- CA 3.0 SITE RECONNAISSANCE On April 20, 1999, Dale Talty with ECI visited the subject property to assess whether environmental conditions at the subject site have been adversely impacted by past or on-going activities. The focus of our reconnaissance was to identify obvious visual signs of potential environmental contamination caused by current and/or historical property activities. Our site reconnaissance included identifying the use and storage of hazardous substances,the potential presence of underground storage tanks (USTs), signs of stressed vegetation, stained soils, and illegal dumping. ECI also walked the perimeter of the subject property in order to observe adjacent properties and assess whether adjacent property uses may have adversely impacted environmental conditions on the subject property. 3.1 Site Observations The rectangular subject site contains two houses, located at 5310 and 5316 Talbot Road South, and seven associated outbuildings. The 5310 (east) house is located on the central portion of the property. The 5316 (west) house is located at the western edge of the site. According to Mr. Ron Tremaine, with The McCaugherty Companies, the current site owner, water is supplied to both houses by the City of Renton, and the house sanitary sewers connect to septic systems. Both houses are accessed via Talbot Road South. Six of the site outbuildings are associated with the east house, and include a detached garage, a barn, a wood shed, two pump sheds, and a collapsed shed. A small shed or playhouse is adjacent to the west house. The east house is accessed via a long gravel driveway from Talbot Road South. ECI noted the east house is a one-story wood-frame structure with a daylight basement and a pitched roof covered with asphalt shingles. Mr. Sergio Sotelo, house tenant since approximately December 1998, informed ECI the house ' • is heated by an oil-burning furnace. Oil for the furnace is stored in an underground storage tank (UST) located south adjacent to the house. ECI observed the UST fill port and vent, and noted no staining on grass surrounding the fill port. Mr. Sotelo indicated he has no reason to suspect the UST has leaked. Mr. Tremaine informed ECI the UST capacity is approximately 200 gallons. ECI observed the detached garage, located approximately 20 feet southeast of the house, is - a wood-frame structure with a pitched roof covered with asphalt shingles. The garage has a concrete floor, with minor amounts of isolated oil staining typical of garages. ECI observed items stored in the garage included two portable gas cans, small quantity containers of new motor oil, a lawn mower, and a small, sealed container for used oil. These items are stored on wooden shelves. Mr. Sotelo.informed ECI he occasionally changes the oil in his personal vehicle, collects the oil in the container, and transports the oil off site for disposal. . li j E-8379-1 -April 29, 1999 Earth Consultants, Inc. 5- The barn is located approximately 120 feet southeast of the east house. ECI observed the barn is a two-story structure constructed with wood framing and a pitched roof covered with asphalt shingles. ECI noted the east portion of the barn has a concrete floor, while the west portion of the barn has ,a soil floor. An open bay with a dirt floor is separates the two portions of the barn. ECI noted the no obvious soil staining in the open bay. ECI observed miscellaneous items in the barn including lumber, furniture, and empty boxes. Hay was present in the west end of the barn. ECI observed an approximately 300-gallon storage tank resting on wooden blocks over bare soil, north adjacent to the barn, and immediately east of the open bay. ECI noted the tank was covered by plastic sheeting. ECI removed some of the sheeting, and observed the tank appeared intact and in good condition,with some surface corrosion. The tank was apparently empty, and the fill port faced the ground. ECI observed no soil staining, and no stressed vegetation in vicinity of the tank. ECI noted no petroleum odor associated with the tank. Mr. Tremaine was unaware of the tank origin. The wood shed is located approximately 180 feet east-southeast of the east house. ECI observed the shed is a small, wooden structure with a pitched roof covered with asphalt shingles, and a wood floor. The shed contained lumber. ECI observed an axle assembly located in an area of tall grass approximately 50 feet north of the wood shed. ECI noted no staining or stressed vegetation surrounding the axle. One of the pump houses is located approximately 220 feet southeast of the east house, and the other pump house is located approximately 70 feet northwest of the east house. Both structures are constructed of wood. The east pump house contains a well and associated pumps used until approximately seven years ago, when the subject property was connected to the City of Renton water system. ECI contacted the Washington Department of Ecology (Ecology) for information regarding the site well. According to Ms. Angie Galbraith, with Ecology, Ecology has no record of the site well. According to Mr. Tremaine, the west pump house contains pumps that pump city water up to the residence. A locked door prevented access to the shed interior. • The remaining outbuilding associated with the east residence has collapsed. ECI noted the structure was relatively small and constructed of wood. ECI noted the west house is a one-story structure constructed of wood framing, with a masonry facade and a pitched roof covered with torch-down roofing. ECI observed the house is vacant and mostly empty. A covered carport is located between the house and a garage. ECI noted the carport and garage floors are concrete, with no floor drains. ECI observed miscellaneous household items in the garage including boxes containing paper, bathroom supplies, and clothing. We also noted two empty gas cans. The concrete floor was relatively clean. The carport was empty, and the concrete floor contained isolated areas of oil staining typical of areas where vehicles are parked. E-8379-1 -April 29,1999 Earth Consultants, Inc. -B- e Fri The west house is accessed via a gravel driveway leading into the site from Talbot Road South. ECI observed numerous items including sheet metal ducts, lumber, a tire, wooden furniture, wooden pallets, a television, a kitchen stove, and other miscellaneous items located in a grassy area north adjacent to the gravel driveway. An apparently.empty 55-gallon drum is also located in this grassy area. ECI observed no label on the sealed drum, and we observed no staining or stressed vegetation in the immediate vicinity of the drum. A photocopier resting on boxes is located in the gravel driveway, between the carport and garage. Toner cartridges are located on top of the copier and are contained. within plastic bags. ECI noted no staining or stressed vegetation in the vicinity of the photocopier. An approximately 55-gallon drum with an open side port is located in a grassy area approximately 40 feet northeast of the house. The drum was apparently empty and intact. ECI observed no staining or stressed vegetation in the vicinity of the drum. An additional 55- gallon drum is located in a soil-covered area under a tree approximately 50 feet east-southeast of the west house. ECI noted the drum was open, unlabeled, and mostly filled with water. ECI observed no staining on the surrounding ground surface. . ECI observed the open slope between site houses is grass-covered. The east portion of the site is mostly wooded with dense undergrowth. Tall grass and weeds cover most of the area between the east house and the wooded area. A terraced lawn and rockery surrounds the east house on the north, south, and west sides. Blackberry vines and various shrubs are located along substantial portions of the north and south site boundaries. During the site reconnaissance, ECI observed no stressed vegetation, no signs of illegal dumping, and no indication that hazardous materials have been spilled on the subject property. Mr. Tremaine indicated no such dumping or spills have occurred on the subject property. Mr. . Tremaine also informed ECI there are no environmental liens against the subject property. 3.1.1 Transformers ECI observed one pole-mounted electrical transformer on the subject property. ECI submitted a written request to Puget Sound Energy (PSE) for information regarding the site transformer. PSE has not yet responded to 'our request for information. ECI observed no indication the transformer has leaked. 3.1.2 Asbestos-Containing Material (ACM) • Materials containing greater than one percent asbestos are considered to be "asbestos containing materials" by the U.S. Occupational Safety and Health Administration and the EPA. The use, maintenance, and disposal of asbestos-containing materials is regulated. ECI observed no suspect friable ACM in site structures. In both houses, ECI observed suspect finishing materials including vinyl sheet flooring, vinyl floor tile, and gypsum wallboard, tape, and joint compound. In the east house, ECI also observed suspect "popcorn" ceiling texture. Roofing materials on all of the buildings are suspected of containing.ACM. ECI did not observe conditions behind walls, ceilings, or architectural finishes. • E-8379-1 -April 29, 1999 Earth Consultants, Inc. -7- • ECI recommends all suspect materials be analyzed for asbestos content prior to any building renovation, remodeling, or demolition activities which would disturb these materials. 3.2 Survey of Adjacent Properties The north and south adjacent properties are developed with residential dwellings and associated out-buildings. The east adjacent property is vacant and wooded. The site is bound on the west by Talbot Road South. An apartment complex is under construction on a portion of the west adjacent property, across Talbot Road South. ECI observed no obvious signs of contamination on adjacent properties. Based upon observations and information collected during our site reconnaissance, activities on adjacent properties are not expected to have adversely impacted environmental conditions on the subject property. • • • I - E-8379-1 -April 29, 1999 Earth Consultants, Inc. -8- 4.0 SITE HISTORY RESEARCH ECI researched the history of land use activities on and immediately surrounding the subject property to identify former land use that may have adversely affected soil and groundwater.. For the purposes of this research we reviewed the following: • Aerial photographs dated 1936, 1946, 1960, 1968, 1970, 1974, 1980, 1985, 1990, and 1995. • Historical tax lot assessments available at the State of Washington Division of Archive and Records Management, Puget Sound Regional Archive Records. • Interviews with people knowledgeable with respect to historical land use in the site .11 vicinity. 4.1 Historical Site Use The 1936 aerial photograph showed the subject property was developed as farm pasture. The 1946 aerial photograph showed a small disturbed area and a building, possibly located on the subject property near the currently existing barn. However, a lack of landmarks prevented determining with certainty whether these items were on the subject property or the south adjacent property. The tax archive documents indicate the east house was constructed in 1949 and the associated barn was constructed in 1954. The 1960 aerial photograph confirmed the presence of the east residence and all existing related outbuildings, and the building observed in the 1946 aerial photo was gone. The west portion of the site remained in use as pasture. The 1968 aerial photograph showed a small disturbed area where the west house is currently located. According to the tax archive documents, the west house was built off-site in 1941 and moved onto the current location on the subject property in 1968. The 1970 aerial photograph confirmed the presence of the west house. The 1970 aerial photograph also showed the site area immediately north of the west house was grassy and separated from the central and east portions of the site. - The subject property has remained essentially unchanged since 1970. - 4.2 Historical Off-Site Use The 1936 aerial photograph showed sites north, south, and west of the subject property were developed as pasture. Property east of the site was undeveloped and wooded. The 1946 aerial photograph showed a structure on either the subject property or south adjacent property. The remaining adjacent properties remained unchanged. 1 , E-8379-1 -April 29, 1999 Earth Consuttants, Inc. -9- 11 Co The 1960 aerial photograph revealed currently existing residences and outbuildings on properties north and south adjacent to the site. Properties east and west of the site remained essentially unchanged. The 1968, 1970, and 1974 aerial photographs showed no significant changes on properties surrounding the subject site. The 1980 aerial photograph revealed the presence of a currently existing south adjacent residence at 5414 Talbot Road South. The 1985, 1990, and 1995 aerial photographs showed no significant changes on adjacent properties. • • E-8379-1 -April 29, 1999 Earth Consultants, Inc. -10 5.0 REGULATORY AGENCY RECORDS REVIEW A search of available government records was conducted by Vista Information Solutions, Inc. (Vista). The search meets the requirements of ASTM Standard Practice for Environmental Site Assessments, E 1527-97. The Vista report is included as Appendix B. Locations of sites identified by Vista are included on a location map within the Vista Report. Under the. currently applicable federal, state, and local regulations, owners of property contaminated by hazardous or regulated substances may be liable for cleanup actions, even though the substances have migrated onto their property from off-site sources. Furthermore, costly cleanup actions may be required under Washington's Model Toxics Control Act (MTCA) if site soils, sediments, surface water, and/or groundwater contain hazardous or regulated substances at levels that. exceed MTCA criteria. 5.1 Subject Property • The Vista report did not identify the subject property as a listed site. 5.2 Surrounding Properties 5.2.1 National Priorities List (NPL) The Vista report identified no NPL sites within one mile of the subject site. 5.2.2 CERCLIS List The Vista report identified no CERCLIS sites within one-half mile of the subject property. 5.2.3 Hazardous Material Handlers (RCRA Facilities) The Vista report identified no adjacent properties as RCRA generators of hazardous waste. The Vista report identified one treatment, storage, or disposal (TSD) facility within one mile of the subject site. Information on the TSD site follows. 1) Site Name: BSB Diversified Site Address: 8202 South 200th Street Kent, Washington Proximity: 1 .0 mile southwest According to the Vista report, the BSB Diversified facility is a treatment, storage, and disposal facility which has undergone a RCRA "corrective action" due to a release of hazardous waste or constituents into the environment. Based on the Vista report, the corrective action has been implemented and approved. The BSB Diversified facility is one mile from the subject property, lower in elevation, and hydraulically down-gradient or cross-gradient to the subject property. Based on the physical relation of the BSB Diversified facility relative to the subject property, the BSB Diversified site does not present an environmental concern to the subject property. - 1 • E-8379-1 -April 29, 1999 Earth Consultants, Inc. -11 - 5.2.4 Toxics Cleanup Program (TCP) List - (HWS) r The Vista report identified no HWS sites within one mile of the subject property. 5.2.5 Underground Storage Tank List (RST) The Vista report identified no adjacent sites as registered UST facilities. 5.2.6 Leaking Underground Storage Tank (LUST) List The Vista report identified no LUST sites within one-half mile of the subject site. 5.2.7 Landfills - (SWF) A review of Seattle-King County Active Solid Waste Disposal Facilities and Abandoned Landfill documentation identified no abandoned or active landfills within one-half mile of the subject property. Additionally, no solid waste transfer stations are located within one-half mile of the subject site. E-8379-1 -April 29, 1999 Earth Consultants, Inc. -12- - 6.0 FINDINGS AND CONCLUSIONS ECI has performed a Phase I Environmental Site Assessment in conformance with the scope and limitations of ASTM Practice E-1527-97 of the proposed Talbot Road Condominium.site located at 5310 and 5316 Talbot Road South in Renton, Washington. ECI has reviewed reasonably ascertainable historical records, environmental records, and regulatory databases. This assessment has revealed the following Recognized Environmental Condition in connection with the subject property. 1) An approximately 200-gallon capacity active heating oil UST is present adjacent to the east house. Given the 1949 construction date of the house and associated UST, the possibility exists that petroleum may have leaked from the UST or associated - conveyance piping to the surrounding soil. • • E-8379-1 -April 29, 1999 Earth Conauhants, Inc. -13- li � 1 7.0 STANDARD LIMITATIONS In preparing this report, ECI has reviewed historical records, interviewed public and private individuals as indicated in this•document, reviewed regulatory agency files/databases, and- observed property and surrounding property conditions. ECI has examined and relied on written documents, and oral statements made by others. ECI has not conducted an independent examination of facts contained in referenced materials and statements. ECI has assumed the genuineness of the documents and the information provided in the documents or statements is true and accurate. ECI has conducted this project and prepared this report in accordance with generally accepted professional practices for the nature and conditions of the work completed in the same or similar localities, at the time the work was performed. ECI shall not be responsible for conditions or consequences arising from relevant facts that were concealed, withheld, or not fully disclosed at the time this work was performed. ECI recognizes that facts or conditions - referenced in this report may change over time and the conclusions and recommendations set forth herein are applicable only to the facts and conditions described in this report at this time. Conclusions and recommendations were made within the operative constraints of the scope of work, budget, and schedule for this project. This report is not meant to represent a legal opinion. No other warranty, expressed or implied, is made. This report is intended for the exclusive use of The McCaugherty Companies and their representatives for specific application to the subject property. Any future consultations or other services to third parties related to this project requires written authorization from The McCaugherty Companies. Any such ECI provided: services to third parties is new work requiring formal agreement with the third party and will be performed in accordance with the I ,I formal agreement. Our work did not include sampling and testing of soil, groundwater, surface water, drinking water, asbestos, or radon gas. I E-8379-1 -April 29, 1999 Earth Consultants, Inc. -14- i q 8.0 LIST OF REFERENCES 1) Vista Information Solutions, Inc., Site Assessment Report, 5310 Tabot (sic) Road South, Renton, Washington, April 12, 1999. 2) Aerial. photographs dated 1936, 1946, 1960, 1968, 1974, 1980, 1985, 1990, and 1995 available at Walker and Associates in Seattle, Washington; aerial photographs dated 1946, 1968, 1970, and 1977, available from the ECI in-house collection. 3) Historical tax lot assessments available at the State of Washington Division of Archive and Records Management, Puget Sound Regional Archive Records. 4) King County Department of Public Works, Solid Waste Division, Transfer Stations and Rural Landfill Locations List, 1995. 5) Seattle/King County Department of Public Health, "Abandoned Landfill Study in King County", 4/30/85. • 6) US Geological Survey Topographic Map; Renton, Washington, 7.5. X 15 Minute Series; 1949, photorevised 1994; U.S. Geological Survey. 7) Standard Practice for Environmental Site Assessments: Phase I Environmental Site Assessment Process; American Society for Testing and Materials (ASTM), 1916 Race Street, Philadelphia, PA 19103; E-1527-97, May 1997. 8) Earth Consultants, Inc. Phase I Environmental Site Assessment, Geotechnical Engineering Study, Talbot Road Condominiums, 5310 Talbot Road South, Renton, Washington; E-8379, dated August 14, 1998. ' 9) Personal communication with Mr. Sergio Sotelo, site resident, April 20, 1999. 10) Telephone communication with Mr. Ron Tremaine, The McCaugherty Companies, April 23, 1999. -11 E-8379-1 -April 29, 1999 Earth Consultants, Inc. - 15- • '-" ill '• 4� a = � � 1. i . �J':'.1,� '`, �' ,'•+•1 i �';..f rK i1 ...F" ! I!' t f�' ! L . • 'S' " 0 ,};': Y..—vf Isla—��r%' i V/:44•"?iiirl ili - ;..' Id: _ 1 ;k f.l rib.,:,..... t.:.,... ...ti. • :: • r. 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L. l Geotechnical Engineers,Geologists Si Environmental Scientists 7.5 Minute Series(Topographic) By U.S. Geological Survey Vicinity Map Dated 1949 (Revised 1994) Proposed Talbot Road Condominium Site Renton, Washington NOTE:This.plate may contain areas of color. . • Date Apr. '99 Proj. No. 8379-1 • ECI cannot be responsible for any subsequent Drwn. GLS 1 misinterpretation of the Information resulting from black&white reproductions of this plate. Checked DDT Date 4/29/99 Plate 1 • , • • • . Wooded Area ;1 • • ...Wooded iArea, i I 1 I ...'.....f.........*:.2.:.:. ..-'....'..,:...:1...... •:: ...'.:......1::::..:':-.1 . 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Wooded IL. ii ,_ ,ri i gists&Environmental Scientists Oft',‘lily‘-li Seotechnical Engineers. Springbrook Area Apartments Consultants,Geo„ Inc. : . Apartments Site Plan. Under Construction Renton;Washington 1-- . Proposed Talbot Road Condominium Site • NOTE:This plate may contain areas of color. ECI can not be responsible for any subsequent Date 4/29/99 Plate Drwn. GLSr . Date Apr. 2 1 . • '99 Proj. No. 8379-1 isinterpretation of the informationofresulting Checked DDT fromm black&white reproductions thisplate. • • ( 1 , 1 1 .--• _ . . . • • _ . Appendix A • Site Photographs • E-8379-1 • • . . • • • ; • .. , , i 1 E-8379-1 1 j 7 7- . .. ...., • ; ...„ ..- .,„-...,,,,,,,,,,.. '''••. - -•• _ . '',• .- 2,'... ,,",',.•,.... 7_"' -, t c'.,,ix;-',.:,_-ili-,11,,' ,,,,, 1, ---' .. '‘.,;. • ', .;' : -, , -... 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'y : ak.c3;, �1.4 ,f i t\ r 41 T - "�v clr,,t i'� i -_ c y.,-rt• j.•�3: b4 1 • • Photo 3 Drum located in area northeast of West Residencegrassy. • { , r'FZ k ��,S yl -e''C fix,F t( t 2 -ilk y r y 4`',e.,t r r • * : ‘'ti i105 '*% 4A-5P•.,g.i,:-,:..'at:ik,',;A1k'V2y,- 4,• '—".r' •tea. - • ; t -etas i. - c 1.2..r ys :._. % • ..t 4 Y S F• <F �;••:: Tf .NrW-•: atr- x j -• F i� y d 41 . �"F a s'4 h r f5yT "AC `' a l 1'•4- a t '1iw .. r - • + l 1 t�MPi,tY Ff n ^'� 'sfv3 c " " • •• 1 , -"u ) .x ?'S � i � iaiF �.', fs._.em2 ,N -tc /� i3 + -' y`> -ham ,'2t u4& Vu w t`aa 4.i' k,fy, uy4, a}-` r� wt! � y t-r 't Z ry K .•�t f X e Y w aefStt"U,y-;; x"r' N at. tK �ty:;.= . I ufyfTruryvM \' 4 iU . pin •i59 fF :�jvi ._ •• ;ti 7. • • h_e f • i ,' L ..-•.", Photo 4 View looking northwest at 5310 Talbot Road S., East Residence. Photos Dated 4/20/99 i • I • E-8379-1 • • • • Ems. 'tx-v . ., , c k x. ,, '. 't{ :..:.. 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'1 c ly �"- tb.! +' _- .4ti:iRt • : s -N0 omj : ,,f ' 4W A▪ .. Y• SG y h- Z q 3h.lk eJni "Q„'t" I rY. Cy .bs✓ SE :. . . ,.... ..... ' � g_l ," �.,4 '°Ws'sfit.'�iT`�ti2t w.-._ Photo 8 View looking west along north Subject Site • Boundary. • �.. /�, J ♦ ey.]�• ; stcy'r`..+�- •'Y c+� T i ^ rX �-t' 4 4 •'y v A -sly ;r -_1 +, ', { T'($ +�,� • lye., „v y v r . 1'X'„1 .4,, zx' jr( s14 aff 1?" r' : • 1' a ;Y ) s s 14 } ". Y - r t . . 7 , wed b t rv'-'^`yj pier 9_ ) T''..cµ ti c ;i r e . S' ,rr i rk s 3 ra •,� Gt i q t 'r A tom g t ... 7,ir::l.•'t .,.S4i:s".*,,3';`s..-"',4 t(+ "#3F +�pS+ ' •Z''s4''f,} . .4,yi t,. r # fly i.+-"C - .�kr *. �L41- 4,?C:�4-4";:':�'•, :-> 4"� 1riSFi.. • =tLT4`$`ff ''��.- - - e fit,, t . •�r eke*m;'N:j?:'£tia;`„K-.a�,,.'�''.� ;;ia: " ';li..`w 1 ' '-:**el .4'� ix v �k ;„ sY''.:a ZI:�?i_,i:tw•r."�.F 3•n"aw't. .d :cs ' '` yr,,-p to i 3.1 .a"v�+�v' - '` ''v' jaa..:=zw�"a'"'�" r t ,�:",`'w. x"'"-'�•,;: �b �A s,,. a �tw x ,,, i�Y r`�,s `' li "` `' Z'3: +�2I?�w,,�*'F.'Y.,wti`Ft,'''=i�� !t''�,i t„"�rh. ti f, a tF t.�, ^xY^S., �{ it fiat's 4,7, .� W �, 1 4 t,rcfi"'i,�,., '+ :£'y ,y,. i +-. 4` r,'`ti'J.'..,'1,H:i>f--2: '}is�.' ?�'(T r":v'"+^` r.•. 'g,,,,:,.34a. •.r'r .- ve'v 7 -. {tiY r �+Yr t"r;u'^,-t;°' %'w�xr+4 �yr.:c,,.;it'.a�,Sr`r•""�, ,. ��'�`', :ri ±fit .+ .. • �. 1� f ,i,A .. - '�i*Vic ;�•r,'t�y37,. :'x,'.Pl—F-- s,r 5' y, `T-�-has ' . 'y •�, ,. '- rox$ cry f ,�ua'un: -. l';S}x;<; t A,- ..� 3 yi ,pL g.i iS:.-4 . _ .; 'c3p • y s:_^ ;'3 aZT,o 0x..p .. ,x x-- ,tea w^._ .... Photo 9 View looking east, showing wooded portion of Subject Site. Photos Dated 4/20/99 • • 111 • Appendix B Vista Information Solutions, Inc. Report E-8379-1 QQ`� SITE ASSESSMENT REPORT PROPERTY . CLIENT INFORMATION INFORMATION Project Name/Ref#:Not Provided DEBBIE KRISTOF 5310 TABOT ROAD SOUTH Earth Consultants,Inc. RENTON,KI 1805 136TH PLACE NE Latitude/Longitude:(47.432725,122.211397) BELLVUE,WA 98005 its°:Qistri Iutio:;Summary . ._..._e.:> ...r .<.,... .5.......,.. „ ... '11. Mile `mi m e 1 mile Vic ,..:•. .:v+ FT ..:R.i :'... . .......:.. . . . . :: F ..... e . .w'. x. si,._ ,. ... .. ,. ...: . ,. .. ' . - •.i'; A enc DaaasT eERcords : v . ' . : . . . , » - A).Databases searched'.to•1`mile ` ..` —, US EPA NFL - National Priority List 0 0 0 0 US EPA . CORRACTS RCRA Corrective:Actions and associated TSD - (TSD) 0 0 0 1 STATE SPL State equivalent priority list 0 0 0 0 B)Databases searched to 1/2 mile: STATE , SCL . State equivalent CERCLIS list 0 0 0 , - US EPA CERCLIS/ Sites currently:or formerly under review by US NFRAP EPA _ 0 0 0 - US EPA: .' . TSD RCRA permitted treatment,storage,disposal facilities 0 0 0 - I STATE LUST Leaking Underground Storage Tanks 0 0 0 - STATE , SWLF Permitted as solid waste landfills,incinerators,or transfer stations 0 0 0 - STATE TOXICS Washington Site Register 0 0 0 - C)Databases searched to 1/4 mile: STATE . UST . Registered underground storage tanks 0 0 - - D)Databases searched to 1/8 mile: US EPA ERNS Emergency Response Notification System of spills 0 - - - US EPA LG GEN RCRA registered large generators of hazardous waste 0 - - - US EPA SM GEN RCRA registered small generators of hazardous waste 0 - - - • • ilECEI 9/ D :1 cR •i 9 innn i For more information call VISTA Information Solutions,Inc.at 1 -800-767-0403. Report ID:607101901. Date of Report:April 12,1999 Version 26.1 G Page#1 e This report meets the ASTM standard E-1527 for standard federal and state government database research in a Phase I environmental site assessment. A(-)indicates a distance not searched because it exceeds these ASTM search parameters. LIMITATION OF LIABILITY - Customer proceeds at Its own risk in choosing to rely on VISTA services,in whole or in part,prior to proceeding with any transaction.VISTA cannot be an insurer of the accuracy of the information,errors occurring in conversion of data,or for customers use of data.VISTA and its affiliated companies,officers,agents,employees and independent contractors cannot be held liable for accuracy,storage,delivery,loss or expense suffered by customer resulting directly or indirectly from any Information provided by VISTA. NOTES • . I 1111.117-- For more information call VISTA Information Solutions,Inc.at 1 -800-767-0403. Report ID:607101901 Date of Report:April 12,1999 Version 261 - ! Page#2 y SIT�:�SS ASSESSMENT REPORT .: : . . < 'Map...at..Sites::within .1 'Mild ;::: : Se 172nd St j`1 \ E. ¢ S; 173rd St �': " m j� a.c e'er $e I)41h o 1 4� s ,oy` 6 N ' j\ Sw 41st St' -Sid sr Se 176.th St m Rd _ s � Sl Se�orr' a • o Zi 1, 179th SI o , m Se 179tf St S 180th SI 3r` ECn I °di n_ m "Oa �?8 _ \Se 1810 St T y `. _ e 182nd bt Se S 184 t g z j T I .6th I \�, `le 1851h I Se 18' fi PI ,o� Se 1861h SF Se 8 th Se 137,h St R. 187th S �= 188thS ' - s it a 904 1m _ Se lJ/m S 1�Olh St Se 190th St ; 101h q S S'it Ot ] �- • o \ / Se 190 h PI i� S 192nd Si �° . K 1g nd SI 55tt SI �; co S ,941h S 11 D w 1 m Se 94th PI 9 o co S 196t, St " a m Se'17th St • uo S 137th St S 198th,t o S � h9 N ,`,1 m 198•h pi Ion y , 1. _. 200th$1 = — Se 200th SI o 0 0' j" 'i`' ' Q✓ a ,o h. a' v m t <+ .C.s Cr, _ co S 202nd St Y- T I` l';.- S 203rd Sty Se'02n SI o • S1h Se 204th SI 204th 204th St T. � s -- < rIt ,o t . I �e YOSIh SI S 2061h St 1 s �. 206th P{ e120711741 Se 0 0.25 0.5 Q 1� I; I _ S 208th cc Se 208th St Miles 1 I L . Category: A B C D Subject Site Databases Searched to: 1 mi. 1/2 mi. 1/4 mi. 1/8 mi. Single Sites 0 r\ Multiple Sites 0 A *--- .....----\ Highways and Major Roads NPL, SPL, CERCLIS\ UST ERNS, ---.....„/\ Roads CORRACTS NFRAP, GENERATORS .),---' ti Railroads (TSD) TSD, LUST, • Rivers or Water Bodies SWLF, SCL Utilities For More Information Call VISTA Information Solutions, Inc. at 1 -800 -767 -0403 Report ID: 607101901 Date of Report: April 12, 1999 (( Page#3 - 111111..$11111111.11'./.../ SITE ASSESSMENT REPORT Street Map y Se 172rd St f a r', S; 173rd St / u,IN e Se 174 f. cw 16 Se•176th•St \ Sw 41st St ,Srh s� — d • Rd - St :se Ca( a`... . s" y. ,' ;.r.'•::;::; : :i. :: 479t1 St ' o • �: Se 1 � v, s�` 1 .o �� ^ .. •e`82nd St S184. St . s '. y g . en .. o < = • . CD . C S :6th PI r* Ee 185th 'I ' :' Se 181?PI rn - owe, • Se 186th`,t <I J 1 (4, Se •8'th - Se 1 1.61 . . - * Ss• 188th 't • 187th o _ N.) -, 'a Se g9lt+ ul • 3 S'1110th St :Ofh •• ' S• 1 Ct Se 1�St. 3r Se 190 h PI � of 5 192nd St a 1g'nd St r;55t• Stm :i. cof a,\\„....: . hS 94th S- co a Se •4th PI -I hS 196.i. St• N S 137th.St <<" Se 1"• St cn o eee N5.198 St a . 0 Ncs ..L ", > N N9 S `�CTrS n ,, 1 P, ca `c!h a Se 200th St o 2001h Si -11' <> N c tO o• t_ S 202nd St _� _ .1. p 203rd Sti Se 202 St a N s N en ,• en a' S 204th St `n v S Se 04tt St . rn 204th It . CO El _ ,�qP — Sci05th St 1 �o Co �o • S 206th St aS-- T . 206th PI e 207t: St Se 0 0.25 0.5 v -} S 208th St I N a' cn Se 208th St Miles i —J °' AI _I I \/\ Highways and Major Roads Subject Site ---...„------., Roads * -A,,,,,k--k—'',„ Railroads Rivers or Water Bodies Utilities II For More Information Call VISTA Information Solutions, Inc. at 1 -800-767- 0403 Report ID: 607101901 Date of Report: April 12, 1999 1 4.o • Page#4 • SITE ASSESSMENT REPORT SITE INVENTORY A • B C D - PROPERTY AND THE ADJACENT AREA o a • MAP (within 1/8 mile) cncc • ID. 4. • . VISTA ID 0 •CC O to u v ..; .w W DISTANCE EC J 1 J X i-- z O w 13. 013. 0Ww OencCC7 � DIRECTION Z C.) Cl) 'w y I-`.. •cfl I- C3 uI J.w No Records Found '.SITES IN THE.SURROUNDING'AREA. :. ,., Q, k j a:: MAP.: (within 118-1/4 mile) z . • VISTA ID D: ... . . V . .. y C7 N W W • - DISTANCE J :C0 w oC p'u) en-� X H 2 O C7 • Ea. O a 'Cl) O :O GC C7 DIRECTION_Z O w CO O'H J w I- W J Cl) No Records Found • SITES IN THE SURROUNDING AREA o c. MAP : . (within 1/4-1/2 mile) C:.. • ID• • VISTA ID J CCJ '_a CC p'ca, DISTANCE a O a V W_w•=' s O CO CC CS M DIRECTION Z C.) Ca Ca �-- .J Cn F W J cn No Records Found A B C D SITES IN THE SURROUNDING AREA MAP (within 1/2.1 mile) - Z A LIJ VISTA ID cn en -1 Q . J'0 p 0 m LL-13X 1- Z DISTANCE a 0 a O w en = 3 O cn oc C7 2 • DIRECTION Z V CnW V I-. J Cn I-' W J CO • B S B DIVERSIFIED CO INC 204438 1 8202 S 200TH ST 1'�w X • KENT,WA 98032 X=search criteria; •=tag-along(beyond search criteria). For more information call VISTA Information Solutions,Inc.at 1 -800-767-0403. Report ID:607101901 Date of Report:April 12,1999 Version 26.1 Page#5 A B C D a- • UNMAPPED SITEScc . . en Z"Z �.. V N. e7 . W W a- Oavw e e On � 3O enncc c VISTA IDZ cocoo — 4cn W Jen VALLEY FREEWAY PARK-TRAMMELL CROW CO. 6808385 20400 8TH AVE.S. X KENT,WA 98031 - WASHINGTON PARKS RECREATION-SALTWAT 6808375 25205 8TH PLACE S. X KENT,WA 98031 HUMBLE OIL REFINING COMPANY 49010 10160 SE 94TH X RENTON,WA 98055 PD J MEATS INC.-M.LOTTO PRES. 1844438 N.5020 FRAGER RD. X KENT,WA 98031 • • KENT SCHOOL PARK ORCHARD.. 1862613 1110 SE 232ND ST. X KENT,WA 98031 METRO EAST DIVISION 6501012 RENTON TREATMENT PLANT X RENTON,WA 98055 FEDERAL AVIATION ADMINISTRATION 11510200 • 6400 124TH AVE S X X • RENTON,WA KENT WA LINE SEG 51 PRINT 468 1841308 MP 16.3 3RD SUB PACIFIC DIVISION X KENT,WA • X=search criteria; •=tag-along(beyond search criteria). For more information call VISTA Information Solutions,Inc.at 1-800.767-0403. Report ID:607101901 Date of Report:April 12,1999 • Version 26.1 11 Page#6 . SITE ASSESSMENT REPORT DETAILS II PROPERTY AND THE ADJACENT AREA(within 1/8 mile) No Records Found ;: SITESIN:;THE SURROUNDING AREA(within:)/8-1/4 mile) ::::::::. No Records Found SITES IN:THE SURROUNDING AREA(within 1/4-1/2 mile). No Records Found it . I I *VISTA address includes enhanced city and ZIP. For more information call VISTA Information Solutions,Inc.at 1 -800-767-0403. Report ID:607101901 Date of Report:April 12,1999 Version 26.it Page#7 SITES IN THE SURROUNDING AREA(within 1/2-.1 mile) VISTA. B S B DIVERSIFIED CO INC . VISTA ID#: 204438 Map ID Address*:. 8202 S 200TH ST •:• . Distance/Direction:. 1.00 MI/SW- KENT,WA 98032 Plotted as: Point CORRACTS/SRC#5596 EPA ID: WAD076655182 Agency Address: BSB DIVERSIFIED CO INC 8202 S 200TH ST KENT,WA 98032 Prioritization Status: MEDIUM RCRA Facility Assessment Completed: YES Notice of Contamination: NO Determination of need For a RFI(RCRA Facility YES Investigation): RFI Imposed: YES RFI Workplan Notice of Deficiency Issued: NO RF1 Workplan Approved: YES RFI Report Received: NO • RFI Approved: • YES No Further Corrective Action at this Time: NO Stabilization Mesaures Evaluation: NO CMS(Corrective Measure Study)Imposition: NO CMS Workplan Approved: NO CMS Report Received: NO CMS Approved: NO Date for Remedy Selection(CM Imposed): YES Corrective Measures Design Approved: YES Corrective Measures Investigation Workplan YES Approved: Certification of Remedy Completion: NO Stabilization Measures Implementation: NO Stabilization Measures Completed: NO Corrective Action Process Termination: NO RCRA-TSD CORRACTS/SRC#.5596 . . EPA ID: . WAD076655182 Agency Address: BSB DIVERSIFIED CO INC 8202 S 200TH ST KENT,WA 98032 Off-Site Waste Received: NO Land Disposal: • YES • Incinerator. . NO Storage/Treatment: YES • II *VISTA address includes enhanced city and ZIP. • For more information call VISTA Information Solutions,Inc.at 1 -800-767-0403. Report ID:607101901 Date of Report:April 12,1999 Version 261 ^2.o Page 118 UNMAPPED SITES . VISTA . VALLEY FREEWAY PARK-TRAMMELL CROW CO. . VISTA ID#: 6808385 Address*:• 20400 8TH.AVE.S. . KENT,WA 98031. WA Toxics-Washington Toxics/SRC#5617 EPA/Agency ID: N/A Agency Address: SAME AS ABOVE Region: NORTHWEST State Detail Description: NO Contact: NOT REPORTED Description: WASTE:PETROLEUM PRODUCT Description: WASTENON-HALOGENATED SOLVENTS Description: DATE ECOLOGY RECEIVED REPORT:12/12/94 0:00:00 Description: MEDIA:GROUNDWATER Description: REPORT TYPEFINAL Description: ISSUE OF SITE REGISTER:93-41 VISTA,._,'- : WASHINGTON PARKS RECREATION-SALTWAT. ` . : • VISTA ID#: . 6808375 Address*: , 252058TH PLACE S.: : :.: :... . ., . . KENT„WA,98031: • WA Toxics=Washington Toxics/SRC#5617 EPA/Agency ID: • N/A Agency Address: SAMEASABOVE Region: NORTHWEST State Detail Description: NO Contact: NOT REPORTED Description: WASTE:PETROLEUM PRODUCT Description: DATE ECOLOGY RECEIVED REPORT::4/6/93 0:00:00 Description: MEDIA:SOIL Description: REPORT TYPEFINAL Description: • ISSUE OF SITE REGISTER:92-50 VISTA ; KENT SCHOOL PARK ORCHARD VISTA ID#: 1852613 Address': 1110 SE 232ND ST. KENT;'WA 98031 WA Toxics-Washington Toxics/SRC#5617 EPA/Agency ID: N/A Agency Address: SAME AS ABOVE Region: NORTHWEST State Detail Description: . NO Contact: NOT REPORTED Description: WASTE:PETROLEUM PRODUCT Description: DATE ECOLOGY RECEIVED REPORT:11/12/910:00.00 Description: MEDIA:SOIL Description: REPORT TYPEINTERIM Description: ISSUE OF SITE REGISTER:92-11 1. ' enhanced city and ZIP. �� VISTA address includes enhanc ty For more information call VISTA Information Solutions,Inc.at 1 -800-767-0403. Report ID:607101901 Date of Report:April 12,1999 Version 26.1 0 Page#9 • Ii • • UNMAPPED SITES CONT. _ VISTA . METRO EAST DIVISION .• VISTA ID#: 6501012 Address*: RENTON TREATMENT PLANT . RENTON;WA 98055 WA Toxics-Washington Toxics/SRC#5617 EPA/Agency ID: N/A Agency Address: SAME AS ABOVE Region: NORTHWEST State Detail Description: NO Contact: NOT REPORTED Description: WASTEPOLYNUCLEAR AROMATIC HYDROCARBONS Description: DATE ECOLOGY RECEIVED REPORT:3/12/96 a0a00 Description: REPORT TYPEFINAL Description: ISSUE OF SITEREGISTER:94.27 VISTA N'> >::FEDERALAVEATIONADMINISTRATION :.':: :- VISTA ID#: Address ,: .: G40Q 1.24TH AVE S��...,.;�� .:..;:: STATE LUST-State Leaking.Underground Storage Tank/SRC#5618 . EPA/Agency ID: 5 5 N/A Agency Address: SAME ASABOVE Facility ID: 479769 Leak ID#: 479952 Remediation Status: CLEANUP STARTED Media Affected: SOIL Region/District: • N Description/Comment: STATUS DATE 7/24/98 Description/Comment: FACILITY COUNTY:KING • • *VISTA address includes enhanced city and ZIP.. For more information call VISTA Information Solutions,Inc.at 1 -800-767-0403. • Report ID:607101901 Date of Report:April 12,1999 Version 261 1 Page 810 SITE ASSESSMENT REPORT DESCRIPTION OF DATABASES SEARCHED A)DATABASES SEARCHED TO 1 MILE NPL VISTA conducts a database search to identify all sites within 1 mile of your property. SRC#:5593 The agency release date for NPL was February,1999. The National Priorities List(NPL)is the EPA's database of uncontrolled or abandoned hazardous waste sites identified for priority remedial actions under the Superfund program.A site must meet or surpass a predetermined hazard ranking system score,be chosen as a state's top priority site,or meet three specific criteria set jointly by the US Dept of Health and Human Services and the US EPA in order to become an NPL site. SPL VISTA conducts a database search to identify all sites within 1 mile of your property. SRC#:5429 The agency release date for Confirmed Contaminated Sites Report was November,1998. The Washington Confirmed Contaminated Sites Report contains a WARM(Washington Ranking Model)BIN Number of 0-5 which is assigned to an NPL site designating it as a State Priority Site. CORRACTS VISTA conducts a database search to identify all sites within 1 mile of your property. SRC#:5596 The agency release date for HWDMS/RCRIS was February,1999. The EPA maintains this database of RCRA facilities which are undergoing"corrective action".A"corrective action order' is issued pursuant to RCRA Section 3008(h)when there has been a release of hazardous waste or constituents into the environment from a RCRA facility.Corrective actions may be required beyond the facility's boundary and can be required regardless of when the release occurred,even if it predates RCRA. B)DATABASES SEARCHED TO 1/2 MILE • CERCLIS VISTA conducts a database search to identify all sites within 1/2 mile of your property. SRC#:5594 The agency release date for CERCLIS was January,1999. The CERCLIS List contains sites which are either proposed to or on the National Priorities List(NPL)and sites which are in the screening and assessment phase for possible inclusion on the NPL.The information on each site includes a history of all pre-remedial,remedial,removal and community relations activiies or events at the site,financial. funding information for the events,and unrestricted enforcement activities. NFRAP VISTA conducts a database search to identify all sites within 1/2 mile of your property. SRC#:5595 The agency release date for CERCLIS-NFRAP was January,1999. NFRAP sites may be sites where,following an initial investigation,no contamination was found,contamination was removed quickly,or the contamination was not serious enough to require Federal Superfund action or NPL consideration. For more information call VISTA Information Solutions,Inc.at 1 -800-767-0403. Report ID:607101901 Date of Report:April 12,1999 Version 26.1 Page#11 1' SCL VISTA conducts a database search to identify all sites within 1/2 mile of your property. SRC#:5428 The agency release date for Suspected Contaminated Sites Report was November,1998. The Washington Suspected Contaminated Sites Report is not assigned a WARM(Washington Ranking Model)BIN Number,designating these sites a contaminated site. 1-1 The Washington Affected Media and Contaminants Report includes sites in the following categories:(1)National Priorities List(NPL)Sites,Federal Lead;(2)National Priorities List(NPL)Sites,State Lead;(3)State Sites, Confirmed Hazardous Substances Sites(sites where the presence of hazardous substances has been confirmed by laboratory or field determinations;(4)Potential Hazardous Substance Sites,these sites have been reported to the Department of Ecology and further investigation including sampling is underway;(5)State Sites Under-going Long-Term Monitoring;and(6)Sites For Which Cleanup is Complete.This report includes some leaking underground storage tank sites. RCRA-TSD VISTA conducts a database search to identify all sites within 1/2 mile of your property. SRC#:5596 The agency release date for HWDMSIRCRIS was February,1999. The EPA's Resource Conservation and Recovery Act(RCRA)Program identifies and tracks hazardous waste from the point of generation to the point of disposal.The RCRA Facilities database is a compilation by the EPA of facilities • which report generation,storage,transportation,treatment or disposal of hazardous waste.RCRA TSDs are facilities which treat,store and/or dispose of hazardous waste. li SWLF VISTA conducts a database search to identify all sites within 1/2 mile of your property. SRC#:5619 The agency release date for Municipal Solid Waste Facilities was September,1998. This database is provided by the Department of Ecology,Solid Waste Services Program.The agency may be contacted at:360-407-6133. The Washington Solid Waste Inventory does not provide facility locations. LUST VISTA conducts a database search to identify all sites within 1/2 mile of your property. SRC#:5618 The agency release date for Leaking Underground Storage Tank List was January,1999. This database is provided by the Department of Ecology,Toxics Cleanup Program.The agency may be contacted at 360-4077179. The Washington Department of EcologyLeakingUnderground Storage Tank List contains some of the.same sites 9t P 9 9 included on the Regional lists.This list is being used because there are some new sites and it includes a site identification number.Because two lists are being used,sites may be reporting twice. WA Site Register VISTA conducts a database search to identify all sites within 1/2 mile of your property. SRC#:5617 The agency release date for Toxic Cleanup Program Site Register was January,1999. This database is provided by the Department of Ecology,Toxics Cleanup Program.The agency may be contacted at: 360-407-7200. The Washington Site Register Toxics Cleanup Program report details activities related to the study and cleanup of hazardous waste sites under the Model Toxics Control Act.Note that the State of Washington cautions that information contained under the Site Description is summarized information from an Independent Report and the Department of Ecology is not responsible for the accuracy of these reports.This report includes some leaking underground storage tank sites. — For more information call VISTA Information Solutions,Inc.at 1 -800-767-0403. Report ID:607101901 Date of Report:April 12,1999 Version 26.1 Page✓f12 12Q- • • • • C)DATABASES SEARCHED TO 1/4 MILE ; • UST's VISTA conducts a database search to identify all sites within 1/4 mile.of your property. SRC#:5547 The agency release date for Underground Storage Tank Database was January,1999. This database is provided by the Department of Ecology,Solid Hazardous Waste Program.The agency may be contacted at:360-407-7179;Caution-Many states do not require registration of heating oil tanks,especially those used for residential purposes. • • j D)DATABASES SEARCHED TO 1/8 MILE • ERNS VISTA conducts a database search to identify all sites within 1/8 mile of your property. • SRC#:4939 The agency release date for was July,1998. • The Emergency Response Notification System(ERNS)is a national database containing records from October 1986 • to the release date above and is used to collect information for reported releases of oil and hazardous substances. The database contains information from spill reports made to federal authorities including the EPA,the US.Coast Guard,the National Response Center and the Department of Transportation.The ERNS hotline number is(202) 260-2342. RCRA-LgGen VISTA conducts a database search to identify all sites within 1/8 mile of your property. _ SRC#:5596 The agency release date for HWDMS/RCRIS was February,1999. The EPA's Resource Conservation and Recovery Act(RCRA)Program identifies and tracks hazardous waste from the point of generation to the point of disposal.The RCRA Facilities database is a compilation by the EPA of facilities which report generation,storage,transportation,treatment or disposal of hazardous waste.RCRA Large Generators are facilities which generate at least 1000 kgJmonth of non-acutely hazardous waste(or 1 kgJmonth of acutely hazardous waste). • RCRA-SmGen VISTA conducts a database search to identify all sites within 1/8 mile of your property. SRC#:5596 The agency release date for HWDMS/RCRIS was February,1999. ! i The EPA's Resource Conservation and Recovery Act(RCRA)Program identifies and tracks hazardous waste from the point of generation to the point of disposal.The RCRA Facilities database is a compilation by the EPA of facilities which report generation,storage,transportation,treatment or disposal of hazardous waste.RCRA Small and Very Small generators are facilities which generate less than 1000 kgJmonth of non-acutely hazardous waste. • .I • • • ��:.ii:'iii N .Y,:e.. 4• 1......:+Y::.:..1== .>::,•>; .N.: �,z!:. •-<::�.:n* x' 'v`Y- ....x:p: .....::::-:':.. :or: .Y. ...rL1:i..:?`4t'..;:�n;;:• i, �...... ... ,�..,:�� .: . .x� .Y. . � p �.nda{l :•.....f}r`XF-!>' :. X.a"<14 . x.. ! .vr!"+X:...a.:^:.......... Y (� !.4 nn M'i. °=tv>✓i.. .�!p`-'.� ��$. Y.M.`!.;. ,... .... .�.s. .�... :. . ...ten !. :�..:��_. _. .:.:.. ..,_.. _..:.....:...,..:.p. ..:�:� �.T� •>:.,:r.,..:>•.;':;;: __..... .,L. .,r} .. v,�.uRt a: ... .x , ..S ie.xh� ..cuJ_.... .... .... ...4:. ..... _.H,:...::..•:!.......`..:.:+. .V\..wEJY3....-M j.,.,„t,`.'^:..v-::.. ..:/..:..:'�•. r....,�-a:.: ,,r".L�4',.n„�3^�'s„$�?s,:��l,,,•'k�'a„„-.,:SC r�,,..a.K f.,,hi4:�,,,.:x:S�fx..:>..--::. ::.�f.,'.4w.�..'$•.:...:.�r...,.......- . r..... ........:.�.,�r.Y�N,,..:...............:. .. .. For more information call VISTA Information Solutions,Inc.at 1 -800-767-0403. • Report ID:607101901 Date of Report:April 12,1999 Version 26.1 Page#13 • 12S DISTRIBUTION E-8379-1 3 Copies McCaugherty Companies 14200 Southeast 272nd Street, Suite E-203 Kent, Washington 98031 Attention: Mr. Ron Tremaine i I VII. BASIN & COMMUNITY PLAN AREAS Not Applicable at this time. II II P:\Project Files198048\9848 drainage report.doc 121 4 , VIII. OTHER PERMITS Not Applicable at this time. I • P:\Project Files\98048\9848 drainage report.doc ,2_5 IX. EROSION/SEDIMENTATION CONTROL DESIGN Not applicable at this time. 1- - i - P:\Project Files\98048\9848 drainage report.doc 6 q1 • X. BOND QUANTITIES WORKSHEET RETENTION/DETENTION FACILITY SUMMARY SHEET AND SKETCH, AND DECLARATION OF COVENANT Not applicable at this time. i QQ P:\Project Files\98048\9848 drainage report.doc G � IX. MAINTENANCE & OPERATIONS MANUAL Not applicable at this time. • P:\Project Files\98048\9848 drainage report.doc