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LUA16-000138_Report 01
':1 " -~ .. TYPE J BARRICADE , S88·21'18"E 308.JB' (C) ~--N~O'J5~.!' (L'-1]_ ('s]T--~-E X ,11" DECIDUOUS ~ TRET ,035 ',~....Y.: ··•• ··•·· "·'' > ,o" oco,o ~J" ~ sea·21'lafr 135.()4·-----..l.4" .iiJc;;;;.00--;;rr:·~1 \ :J;:::, . \ -,i··.,\IC 1r-4~n tXJ •TN:) (I\J·,j«; f;\f.:f'JA:XN ·n:1 ~or'f P.-MCF'). f'vf\'."l'i ·-···---1 r,:r,"fll'l,:'...7\'t'r-'.iU_,l;i..l'.)J:-<tf:· '01-::Wt. "1'1CA '.4,','"}.J) '.M'l '.Jf'dr'\.D.f> r}';:[ W,1:,,1\. r >t,'l--1-' ,..AP.t:, ~VT:!:·,#"!:~~ m~ ··~w-:1Nf, rvrr_./'t _____ _,,__ I --c•· I 24" FIR\ .-RfE #05\ ~~·~t'~os6 \ I ,_ z \ ·~2" CEDAR1 s:><.FF ,055\ WOOD WOOD !8" COTTON TREE ,.._ :·;":~ ~><.EE NOO 1"" 14"F!t ~ ~,ffF fDlf ~· n•• ~R-· -- 'Sff 1ops , .- 17· FjlR---~· /"err·,oo, ( 2B" FIR---.._ 3)6" t.1AP E "'"qff )11003 REE ,,05 26" CEDAR- ~XJ'.,11Nr~ 'H'i'f 't,: ~'Nf. '\f'L\ .. ) TREE #002 _ ft¥-'----r4--/----~-q';-z,, Ir \?"i! 00 ,~ '"'U-4:i-4116 l 'l[\2"011< IE TT~ S• ==~r •''!tf *' 112E:E: RE:ffNflON PLAN -INVE:Nf012Y --- 111 "' 201 <J 11 6;~ ~ jl w~liil ~~;-:_ ! C[llTlflCtltvHo£i74 g=~ ~~~ ~i; ! i .. f. ·~· ' ·>''. ~ 1i\,:.,i .:i 2~: -6 "'J > I\, f,;_ ->-i"'l~ ~J l,f >>-111-• u..l ,> ! >--~ ~ -, I~:_~~: ... _· ""l Bl ~".? '-iJ/::J . " I I,_) --' ' 6 ~ ;i; ~ ~~ \- "I.D ~ z~"-' C)__.~~ ,;::::t(K__. ~~'Ll"'--~s~G \J\ =' " ,;::: zl~~ C)\---C)~ I,_)~ ,;::: \U >-\[\~~ ~~ B;z I,_) ~-'-'--" \J"\~~ ~ I 7 ;__) it> DESIGt./ER JW ~----:iwv Ot.1£ '1-16-15 sc,_,~~ ({)? 20 ,n q, I L-1 No::'111 cCA.-f 1"~20'-0" 71"04" '."i-fff ssm 1 " 4 .D<rrlNVE:NfO~ Dripline, RETAIN or Tree No DBH Species Radius REMOVE Notes 001 20· Douglas Fir Remove Right of way 002 26" Western Red Cedar Remove Right of way 003 28" Douglas Fir Remove Healthy 004 12· Douglas Fir Remove Shaded foliage 005 22· Douglas Fir Remove Healthy ooe 14· Douglas Fir Remove Healthy 007 14" Douglas Fir Remove Healthy 008 18" Douglas Fir Remove Right of way 009 ts· Douglas Fir Remove Right of way 010 16" Western Red Cedar Remove Right of way 011 18" Western Red Cedar Remove Topped, numerous leaders 012 12· Douglas Fir Remove Healthy 013 16" Western Red Cedar Remove Damaged leader 014 18" Cottonwood Remove Right of way 015 22· Cottonwood Remove Right of way 016 24" Cottonwood Remove Healthy 017 18" Cottonwood Remove Leaning 018 24" Cottonwood Remove Healthy 019 24" Cottonwood Remove Rightotway 020 24" Cottonwood Remove Right of way 021 16" Douglas Fir Remove Right of way 022 6" Deciduous Remove Right of way 023 6" Cottonwood Remove Right of way 024 20· Douglas Fir Retain Right of way 025 12" Douglas Fir Remove Right of way 026 22· Douglas Fir Remove Right of way 027 12" Douglas Fir Remove Right of way 028 28" Douglas Fir Remove Right of way 029 32" Douglas Fir Remove Right of way 030 28" Cottonwood Remove Healthy 031 10· Western Red Cedar Retain Right of way 032 10· Douglas Fir Remove Healthy, Unsurveyed 033 22· Douglas Fir Remove Healthy, Unsurveyed 034 24" Douglas Fir Remove Healthy, Unsurveyed 035 11· Deciduous Remove Right of way 038 11· Cottonwood Remove Right of way 037 24" Cottonwood Remove Healthy 038 12" Cottonwood Remove Healthy 039 14" Douglas Fir Remove Leaning 040 13" Douglas Fir Remove Healthy 041 s· Deciduous Remove Healthy 042 14" Douglas Fir Remove Leaning 043 14" Douglas Fir Remove Healthy 044 18" Douglas Fir Remove Healthy, Unsurveyed 045 (2) 14" Maple Retain Healthy 046 (3)14' Cottonwood Remove Healthy 047 18" Cottonwood Remove Healthy 048 18" Cottonwood Remove Healthy 049 10" Cottonwood Remove High double trunk 050 12" Cottonwood Remove Healthy 051 11" Maple Remove Healthy 052 (3)6" Maple Remove Right of way 053 10" Fir Remove Right of way 054 10" Flowering Cherry Offslte 055 32" Western Red Cedar Offslte 056 10" Douglas Fir Offsite 057 24" Douglas Fir Offslte ---DEPARTMENT OF COMMUNllY AND ECONOMK DEVELOPMENT ----I<eiitone TREE RETENTION WORKSHEET Pwmir11 DMsion lOMi\m,rt,GldyWJVflootar\ WA910'i1 """""4l~·,l)0.7l(l() 1-w,~1mw~g,::,,,, rot.ti nvmbef or uees wer ~-diiil'T!fler 1, Q!' .ild,r or cottonwood tree,;,.1t!@-uttrm1Jl.;rrmtolro,,Pf0fec.tvle ~tree1 o.ductk>m: C..i:tair, trf',.I ;m• iru:~ fror<' th!!! r•tl!ntloo t~lct-lilrn'l!Y Tret>s that are-d1mge101,1~ · it trees Trees in Pl'O?(I~ ooblit nrtt'h Tree$ ,n propc;SC<J ~l11ate acress ,ase'llellts/t111tts ll'(!l!'lir.mt~..a1.tr1"Mllndhuff.:n Total nurl\ber of elldulled trers· SUbtriCt h l from Wll 1: --Z:--trtts ~trees ---;--trHJ --"--'""' __ ., __ ,_ N~l"t, ffl d~t,rmtrti f~ !'l<JITl~r of,,_ that mLKI I» mtain.d\ l'l\,Jltip V 11M J by· 03 nroneo!iRC.Rl,R.(,Jl.110,Rt 02r.allQfhr•~'1twlrone~ l'lJ,ri*ll(M'lfN!rcialindlnd~r,1-lmri« ~lrf"f'\ List them.irrbef uf6~ ,n d1<11-....:tflf,or alderor-.ottonw.x:idtren cwer!"indiamcterthat,'O\Jareproposing"'tordaln4: ____ ,,.., Sutltr;1n ,_ S from 11M • for u.s to be replaced (lfl~~'*""'",i,,i.u,!>!W~• .. 'loN:11-1--"ll>MIIIJ __ , __ '""' MJlt1plvhllLy12·fornur'"lt:wrofn!quln!tlrepl.ueme!tll~: ~ lnl:ht\ Proposed s1:c.• oz lree to rnEet MfdJtlof\al p1..,urc NKIU•rf!Ment l'-"•~1'1Ufl'•1't1ilipo"ttfHlf ...... •H>d) c:J::=:l inches per uee Oiv,~11,w 1by~lfor nu-nbef ofreptaument trMS9 ; (If...,.,,.,....,...,. '>l>f ~"'"',... ,.,. n<I t<;,to It,~,....,"'*""~ nu...i,.,.,1 __ .1_6 __ •= '"4t'r,i,1Mat4 S abi:~11:rl'dt ',..,,~,-~ ... ·'"~-"""'11(><'1:.;,s_, tN"'t',,..'lltdll,1ios,<1,"-11tNl.e<ot~-•"prn11•tf!l>Hllm<ar,~tt,,1<~ l>''""'-¥t~Hc1.CJ<""'tlllP'1~t-,I C·"<:IOIP(>f,_dt,,1~0(11), 'r,.,,.,lata"-"'do"'-"•-,,,u ..... ~~,D<jl!f>u"'"iP'"'"<tt<t!~.~,<1"*111\MMAAt<.•1-or.o ' c~-'.,..,..._,,_., ·,,i:.. ,~u,-, -:,..i, "' ,,• wl••-Nwfr.,,. ',,~Cc~-• ,.,.,,..i~ ,,..,J!lk;,11,,..r, ~,,...,1 .... ,..,...,~<><> ~~ t.;, ~"~'~ r,ott,,\N.>•,<>f ,,~, ,.,.,.i,..,,., """""'.,I:,...,. -IM(' f 4,J)(!Ml• '"""""'11,~'~""...,1,..,...,.,,,;,1"',,;tn'""' ...,.,,...,,,;11>< ,..,...,...,~,,'<1)1•,.., ~·t~~"' ..i11,., .... ,,. ,_.,._,,a,--.... ,,,..,~-........ "".,,.,., ,,.,,,...,~·i·~ ,~., t,,-p1-..._1 ._.,..-.,, nn~ 1 ~ ful'"''""""cl;,,t•<'ty,.,.,,~ •"TH'-•>W>nt,,.,.,.~ ' "'"'-'"'" .. 11""'"''....,-~.,.iow-...'#'l..,..,"'l\'....,~•-wo..-.1 ... ':,T~T£ OF WASHIN(;TO ':r-'lf,J:e:o -· II v""[.H ctRTlflC .. lE Ko >I~ ~1~1~ ~ "'I I~-~ Q ~tti"'. ~ ~;' er 'ti~~ i ~1"'.I~ ~~a ',11-·I,... :;;.!:r' . ::! i~~. ~-6,..'l' • :;-ft! it .>-i "' { ~ ;ihf >:,,./1!· • .uc>ti ~i.~.J!;< ·~ ~~ I 1,1 . ~ ~.\'·i, ,~·~·l'll'' .· ,~v·~ ... : I.._) rt, ~ ~ 5' ~~ ~ :£ 'I.U tk C) z~"'~ C)_,.~~ ,;::::~ (K 0 ~~~5 ~>-',::, \-=""li:i \J\,:s 1i:10 Zli:i:zc5 "' \-C) \-'-' >U,;:: z l.._)~7~ >-'.f\~:z Zc:S&l~ <~ID~ ~~~ ~ 7 C) '7 &l f)£$IO,IER JMV OAAFTINGB'!' J~ DA1£ '1-16-15 SCALE AS SHOWN L-2 SHITl 2 Of 4 ~~~ -~--?,"-~ (l,~OC,~ ~..:..· <( .t i #-! -t:; l J ] $ ;i: ~ 1 t. ~ I 1 " ] • l 1 Ji ;, I ! I """- ~AND::Clf'f: NOff:5 1 fONTRACTQR SMALL BE R[SPQ'lSIBLE FOR FAMIUA.'<IZlt.G THEMSELVE'> wrm ALL OTHER SITf IVP'l0VfMfNTS AND CONDITIONS PRICR TO STARTING LANflSCAPE WORK 2 CONTR .. <'10'( SHALL VS[ CAliTION WHIL.£ CXOVATIN(; TO ,&VOID DISl'IHBl"JG ANY lfnllfl[', ENCO"Nl["I[{) cor.TRI\CTOR IS TO PPOMPTLY A::JVISE OWNER OF ANY DIST.JRBED l,TILITIES LOCATKJN SERVICE PHO"'[ 1-800-<424-555S J ~?NJ:~1fR $HALL MAINTAIN AND WATER ALL PlANT l.lATER•AL FOR l YEAR OR U"'TIL FINAL INSPECTIO"I Af.lD ACCEPTANCE ~ CO",TRACTO!l' SHALL 8[ R[Si'0NS1Eil[ FOR COMf'UTlNG SPECIFIC QIIA"ITITIES QF G'<OU"li; C:";VfR<; A"40 PLA-.T 1/AT['<IAJ_<; UILIZING 0"-C[NTER SPACING FOR PLANTS AS STATED ON Tl-IE LANDSCAPE PLPN A,r,,Q MINII.IU\4 PL.A"-TI~ DIStANClS AS $P[(;IFIE) 8ELO>'I' IN THESE '-/OTES "> (O"ITRACT(JR $HALL 6E ~SPJ!-.JS18LE FOR PROVIL)l"IC THE QIJANTHltS ()F PLA"IVi THAI ARE REPRESENTED gv SYMHOLS ON THE l)'<A'M>sr:5 6 '.,l,8GRA(l[ IS Tel BE WITHIN 1/10" or ONE FOOT AS "'ROVll)E!) 8Y OTH["!S ALL PL,l,~Tl"JG ARE.AS TO BE CLEAI-IED OF All CD1'/ST"1Ur:T10'l \A_.I.T£"!1AL AND ROC-<S ANO STIC!(<; LARGf"! T•IA.N )" OlA.~CTFR 7 4" DE"TH NE'-4' TOP301L IN NEW BEDS SHOWN ROTOTlll INTO TOf' 6" Of SOil 8 ALL 8L)S TO RECEIVE A UINIMLJM OF :r FINE FIR BARI< 9 .\LL >'LA'JT ~A.T[~lAL SHAU_ 8[ FERl lll[D WITH AGRO fRANS"'LANT FERTILIZER 4-2-2 PER MANUFA(IU'<ER"S S"EUFICA.TICN'.o '0 -"LL PLA'ff ldATER!,\L SHALL CC!•ffOR'-4 TO AAN STA"<OARDS FOR NURSERY STOCK. LATEST E~TION ,i,NY ~EP!..Jl.CEr-JENTS i.lADE .!,T O"JC( ... GE .. ERAL AU "l.A'fl ~ATE:OIAL n,RNl)HfO SHALL BE HEALTH" REF'RESfNTATIVES, lYPICAL OF THEIR s=>[(;l[S OR \.Af<'ET" A'IJ SHALL HAVE A NOf<MAL <'.;ROWTH HABIT THEY SHALL UE FULL, WELL 8RA"JCH[D, WELL PROPO'HIONE:) Af,,Q HAVE A V1(/)RGIJS. WELL DEVELOPED R()OT 5YSTEl.l. ALL PLANTS SHALL BE HARO'+' t;NOER CLIMATIC' CON:'JIHCNS SIMILAQ TO THOSE IN THE LOCALITY OF THE PRO./ECT B TREES, SH"?V85 A-"10 GROl,N) COVER OLaANTITl[S. 9-'[C..IES. A"'O VAR'ETIES Sll[S ANO CONDITIONS AS SHOW-. ON TH( PLA,.,,Tl"'G PLAN DlANT'; TO Bl HfAlTH,, VIC<JR(XJS, WEl(. FQLIJI.TE:0 "M1EN l"l LEAF FREE Of DISE}SE, INJLIR'". INSECTS. DE::'.A'+'. H,t,RVFUL D[FE.CTI.i. ANO ,l,LL WEED$ NO SUBSTITUTIONS SHALL t,1.t.:_;[ WllHOsJT ~ I !EN APPQOVAL fR()t,1 LANDSCAPE A~CHITECT OR O't.-lo.l[R 1 • "0 "[RMAN[NT IRRIGATION SYSTn .. IS PRCf'OSfD rnEES LOCATE() ON THE f'ROPO~ED LOTS Will BE IR'W;.6,T[D BY FUTURE HOMEOW'<[RS l.MDSCAPE $TRI" PLANT M,._T[RIAL IS CONSIJER[f) 100,: DROl.GHT TOLERANT ,._NO SHALL 8E PROVIDED TEMPO~Rv RR!CATIO'l FOR fHE FIRST TWO (J) Y[ARS 1 l HOMf 91,IL)Efl SHA.LL ~[ RESPC ... Sl8L f f()f; NSTALU"<G rr~QPOSEO L1)T TGEES \;PQr,; COIJPLETION OF THE PRO"'C':>E[) HOMES ST"REET~CAPE PLANT "4AITR .l! SH.!..L I BE INSTALLEJ BY DfVELOPER 1 ,~. T'<EES SHALL RE STAKED WITH r D1A',1(T(~ LC:OGEPOLE PINE ST"-KES. CR APPROVED SIMILAR. REMOVE ST"-KES t.FTER 1 YEAR PRI.JNEOISEA<;E[JA.NO llRO!<('<: lll'IA"ICH(5 fl(l,l(IV( TOP 1/J OF lll'RL.AP 2"SETTLEODtr'll10F F1N'5H G'WJE\ ;)[ / (__.SP£C1Flf:D \IULCH ' :.z: ., F1-.ISH GRADE\ FE<mUZ[l'I TABLETS/SPECS Sl'[ClflED MIEM.lE:D BA.CXflU COl,IP.o.c;T -'NC "ll'AfER lt,iOfi'OVGHLY SHIWll f.'LA1' TING DETAIL llmll. -·-·-PRi...NE DISEASE~ Af'<D BROKEN 8RANC11EC> -l PLASTIC l'ITERLOCKING TIES SPfCIFlfO TRfE STAi<:E(S) REMOVE BINDING MATERIAL ,1."'0 TOP l/J OF tl\JRLAP WATERING BA.SIN FIRIJ NATIVE SOIL MOUND CCNIFERJQUS TREE P~A"'r-,..J~:,ic & STAKING DETAIL ·&ilfffl'!lk::Jl'.IM" >roTI:OO>IOTl'CllCE1'1£EROOTSlol.l.~TJIIEEST<ll<[5 DECIDUOUS TREE :-.,L,!'°'!,T~!:',f & STAK!NQ DETAIL •1~1~ ~ 25 i t:l ~ "'I I~~ ~ ~ i~ ! ~1;1~ jHr. .~' '~i§~ ~-6 '1''2 > Ill-I! . t t;, i~ S! "l ~ i~l~i • SU ~1 ! ,~ih,,: ~!tt;,\{, {;;~;_.j, Bl , ',~; . u c\ ':;; ~ ,< ~-\\.\ ~ '~ ~ z~""" C)i:C~\[\ ,;;:::::: C) \[\ -' ~~~~ 5::lL s -' D. \-~~~ '-.[\ "' 1i:i !ii Z!iiz\f\ C)\.-C)~ u~ §; ~ >-\[\ ;',' z-::S ~ <C'.J;) "--' ~~~ ~ DE",jGNE:l. nP>m<C"' ""' 6 7 llz = ,,,_ L-4 s»m4or 4 Cl1Y OF RENTON PRELIMINARY SHORT SUBDIVISION LUAIG-000138 -~- 1111 w 1111 1iiiiii1 ri:1n:r: l lll'h ~ ?') i, TOPOGRAPHIC SURVEY r~~~~EN~Hr:r:~~• r,;~Hr:: u: ~~~t E'•' 'd·l.JTY F' ,, t'<",,' ', U'L :+11,H ••[ ~~S~h~~,(~;~\i~?,F~~;·~i~: ~~~!l~;'L F~A ~M f 8ASIS Of 8EA~IN0S ,' TH LI.:~. ·r; 1 t < • •T!" / t;; ~ w z '. .. j.-\;_ r~-,,:,i~ MEAD PRELIMINARY SHORT SUBDIVISION tl ILWACO PL NE SURVEY l.EGEND U<HO ELE f·d •l H LL + .•:•' CJ 142ND AVE SE (HOQUIAM AVE) d1 ' , b ' f.;':.'' CJ.~'"'- ~f:~r :i~::~~T-~~·'1£:~.: f!r:/:~·; ~ ™ [H•LF f TI-1[ ~ T "IM[•l',•·l[>,'fll-lE >'Tl:' f"-£11 ,,n q, #, PROJECT DATA 'T\ tVTSITE .'<, --------,., --.-------ft<' :';) "' C: 0 "' C: <lJ E 0 0 <lJ (.7 •1 Ill •• ~ ::E z3 ~ w' UJ s;ui1-z 2S a:: __ s t ~~ 0.. 0 ~~ ~ ~ er: o' 0 ~ 0 .-< :c - ~uv,olS ~ ~ a tn <( ~-<( :,: z ~ L.LJ 1-::E:;; ~ ~ ::::; V') z ~~ <>. .-< w -~ i 0583 '',''-FTE ,:y TL· "HE.J·E r L' "~LE cF 2 GTY OF RENTON PRELIMINARY SHORT SUBDIVISION LUAlG-000138 ILWACO AVE NE ---- ---11111 : !I' riff! PROPOSED SITE PLAN MEAD PRELIMINARY SHORT SUBDIVISION t;; ~ w z ~=~; ILWACO PL NE ... f .. ,. -I tS ------ I f r ·•:• I ·-. ~,< I.. 50 "' I f ",.. ,00,o'J.-W 268'8' ' ( L • C I t ,.,00 I """ I I I '" •• C • • ..,,. ----:---€/ ..j· •, I I i'. :ti ," _L I "• " I I ,- ' ~ ~ p c- _J ~ ~ c-' i;;r· ; I f , ~ : i~ ..•... •• • ., I , -T ., .,, -~ I '"'t I i is ~ ~' f-' I J-d I _ ~-! _ 8709' _____ I_.. . . ;. ," .. _8772' __ _ I ~;, I I, i I I I I I ! I I I I 1· -1 I I I I i I I I I I I I I I I I I I N0"'0'52"E ~ -,oo,~c .. j. ~ l4.2~D.AYE.S~ (HOQUIAM AVE) ( ·-,'- ~ 1 ... ? ~1~ ~~ I-.., I~ ~ f- ~oo· f-' ~~ I f~ : :i "'i,< ;• ~ • I ' ~ I it ~ w z i S00·1052 W 9688 ! I .:I l . r·· f- --~<\I f- 94.28' ··'-r, -------- N • I ~I~ '1 I I I L I I I I DE!'Sl17,E~":.L~L,Am~~s ~ ! ea·2na-w .96' CAlC _ _J o I.;,. ~~·,o·srE 13.51' CALC (N0'10'56-E 13.30 HB) I '~ " ;~,~~ T "' C: 0 - "' C: <lJ E 0 0 <lJ I.:> 1•1 Ill •• ~ ~~ ; vi UJ.. UJ > U'l I-z 2S o::.. :5 0: ~ ~ a.. 0 ~ ~ b: ~ "'ooO~ .... ::c -~u V") ~ ~ ~ C) t;; < ... -<! :x: z ._, U,J .,_ ~: ::i1: ~ ::::i VI Z ~1 w -"" I 140563 .:.rE ·,:.FT[ :'., ll·, "HE IL O , E "ML[ 2 .F 2 suo1suaw1aoa9••• •=- Iii I t;; w z 3N 31111 0:>11M11 • 0 J 3N1d 0)l1M1I ;,3,, .?-''------·-'_' --~·~!· j .J '·. I, w z (3N 3/111 WltinOOH) 3S 31\V ONZ~l VM 3N ld O)ltMll '8 1S H19 3N S3V\IOH JH\fl/\lA'vf 'N01N3H 'V'J'M '35 ll 'NEZ 1 '01 '.l3S '11/1 3S 'tl/13S A311llnS )1Hdltll90d01 '8 AllltONnoa t z u 5 N <O "' 0 0 0 I <D :, 3 ~ CL he: 0 :r: 1/) 0 ~ ::e A PORTION OF THE SE 1/4, SE 1/4, SECTION 10, TOWNSHIP~l'JGEo EAST, W.M., CITY OF RENTON, WASHINGTON NOT<• EXISTING UTOJTV L.D:,HIONS SHD\JN t£REON AR[ APPROXIMATE DNl Y. IT SHALL BE THE CONTRACTOR'S RESPOOSIBILlTY TD DETERMINE THE EXACT VERTICAL AND 1-flRIZDNTAL LOCATION OF" ALL EXISTING JNDERGRCIUNll UTILJITES f'RIIJR TD CID4MENCING Cl'.>ISTRUCT[OI, NO REPRESENTATJl),j IS MADE THAT ALL EXISTING UTn...JTlES ARE SHD'wN H£RE~. 1l£ ENGINEER ASSUMES NCI RESP0.SIBll.lTY fDR UTll.IT[ES "'1T SHD'.o'N DR UTILITIES NOT SHC'w'N IN n£(R PROPER LOCATION. NE 6th STR/iET Elt Fl.OW UNE -O~ERS ~1 ~t, !J <(' ~I 0 I ~1 ll " ol ! EX ADA RAMP' /" EX ADA RAMP m~~ .. B,l,RRICAO~ ~ rl -. --r ---NE6th Srnrrr-WOl90_ WM WDl90 WM --=-=l== --I ~ I ~-EX ADA RAMP rlf----·-I -----,;c::_,,:c;\+-1 !) ~--' I - l: I Ii - l ]f~ f=_: ~..,._JJ " 1 I ;1 I l l i' ,ii : r I• ~-=f: ,i! _ m--1•·-L-:v , • . _·. WD/9DWM. · I ~ ~·-NE' slhf>~'---- /Ex,AO,i.RAMP EXISTING SA.NITARY SEWER SERIVCE BY CITY OF RENTON C"'-.L llEFDRE YDU DIG• Bll EXISTING WA.YER SYSTEM AND HYDRANTS PROV1DEO BY WD #90 TYPICAL EACH LOT / EX. :?~ EX. ADA RA~P sc,u: RE;,SON BY I DATE I .i.PPR It.,';.:.:.. I ,1 RENTON ..-..r..:,.. I ~ CITY OF ~ Plonnl,9/B"'ldi,g/P,~< ..,., O.pl 3D horlzorito! SC"Qle MEAD SHORT PLAT TUSCANY CONSTRUCTION, LLC UTIUTY PLAN LUA16-000138 30 6D feet 00 "1 0 0 0 I <D ~ :=s Cl. l:;: 0 I {/) ~ ::, A PORTION OF THE SE 1/4, SE 1/4, SECTION 10, TOWNSHIP 23 N., RANGE 5 EAST, W.M .. CITY OF RENTON, WASHINGTON NOTE> EXISTING UTD..ITY LOCATIONS SHD'w'N HEREON ARE Af>PR(]XIMAT£ 0NL Y. IT SHALL BE THE CONTRACTOR'S RESPO>ISIBILITY TD DETERMINE THE EXACT VERTICAL AND 1-DllZDNTAL. LDCATlDN or '-LL EXISTING UNDERGRlll,ND UTILUTES PRIOR TO CClHM[NCING C[J,ISTRUCTIOO, NO RCPRES[NTATIIJN [S MADE THAT ALL EXISTING UTn.JTIES AR[ SHO'wN I-CREON, TI£ [NG1Nt£R ASSUMES ND RE:SPO,lSIBILITY f'DR UTILITIES NOT SHD'wN OR UTILITIES NOT SHQl,IN IN 1l£IR PROPER LOCATIIJN. ~· -2&_ ,_;;:-r J 8' LANDSCAPE STRf> \/[RT. CURS & NE 6th STREET EX. FlOW UN_f: ~ (SO\Jltt) 21.0' R/W ~1 w c:>'(' ; i' ~ 51 0 I 6"~N. CRUst£0 SUHF...CNG TOP COURSE CRUSHED SURFACING BASE COURSE'. TO BE OEKR:t.llNED BY FlD.D CONDRIONS BY GEOTECHNIC>.l. ENGINEER SECTION c~c NE 5th PLACE N. T.S. llil°:~~?.5 IY...ft.....L EX ~ ~ ·~"' ---,~----,.7~::::~·1~"/.U",b-c . .,· 12· PA\€t}~ ROM} 4c sc,c, AAA RAMP ---NE6th STR~ ,·~··· EX ADA RAMP /EX. ADA RAMP CALL JIEFDRE YOU DIG• 811 (SOUTH) VARIES_ v.t,R1£S VAAES ii~ jil~ ~IS (NORTH) ~'!". 14'"5PHAI..T ..2.!,_ I -11... 1 j {EXISTING) 5 ,..;.;;;~~;,.WCUTUNE l.A"IOSCN'E smlP 4" MIN. 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H~.c.L2, _1_£ ----'!L5th_!'l4y... ___ , -- - CALL BEFORE YOU DIG• 811 STORM WATER TRACT OWNED BY HOA E'ASEMENT TO CITY OF RENTON FOR VAULT MA.IN'TtNANCE STORY WAJIR YAl/l I DIRT-456.60 TOP ClF UD-456.00 0\l[RflOW•454 . .36, 12" :rn~~;.t:~t\ 2 1X ~g~ g~t s;::!~·:: VOLUME REQUIRED 1'4,190 CUSIC FEET (DETENTION) VOLUME PROYIDED 14,100 CUBIC FEET VOLUME REQUIRED 3,760 CUBIC FEET (WA.TER QUA.UTY) VOl.Ui,1E PROVIDED '4,032 CUBIC FEET 30 horlzonta! sceile ""' __..,.._. I am c1TY oF "'-"-""'""""----+----1 ~ ~ RENTON I .,•.;.. ..=a I DATUM Plannlng/Building/Publk WQO<, ~pt MEAD SHORT PLAT TUSCANY CONSTRUCTION, LLC DRAINAGE PLAN LUA16-000138 BY I DATE I A.PPR -- 30 60 feet Clark Close From: Anne Thayer Sent: To: Tuesday, October 17, 2017 11:17 AM Terrence J. Flatley Cc: Clark Close Subject: RE: Mead Landscape Plans Hi Terry, I concur with the arborist report. I inspected the 10" dbh Western red cedar. The tree has codominant leaders, which is not good structure for future growth and location of tree. Work done to remove the Cottonwood stump will compromise the critical root area of the Western red cedar. Mitigating with planting 4 Western red cedars on the lot is a good proposal. Regards, Anne Thayer Consulting Arborist Inspector 1055 S. Grady Way Renton, WA 98057 425-430-6698 athayer@rentonwa.gov From: Terrence J. Flatley Sent: Wednesday, October 11, 2017 10:21 AM To: Anne Thayer <AThayer@Rentonwa.gov> Subject: FW: Mead Landscape Plans Hi Anne, Please read the email string below, review the attachments, and make a site inspection. Let's discuss in person following your inspection. Any emails related to this topic must include the email string belwo and not a new or separate email. Thanks From: Clark Close Sent: Wednesday, October 11, 2017 8:42 AM To: Terrence J. Flatley <Tflatley@Rentonwa.gov> Cc: Vanessa Dolbee <VDolbee@Rentonwa.gov> Subject: FW: Mead Landscape Plans Terry, Please find the attached arborist letter with the proposed revisions to the Mead Short Plat landscape plan (APN 1023059230). When you get a chance can you perform a field visit and let me know if you come to the same conclusion as Greenforest Incorporated about the retained cedar tree (10" cedar tree #031) at the corner of NE 6th St and Ilwaco P! NE (just north of future Lot 5)? The applicant is proposing to remove the 10" cedar tree and replace it with four 2" western red cedar trees. 1 Let me know if you would like to meet onsite to discuss the situation further. Thanks, Clark H. Close Senior Planner City of Renton 425-430-7289 From: Bob Wenzl [mailto:Bob@tuscanywa.com] Sent: Tuesday, October 10, 2017 5:14 PM To: Clark Close <CClose@Rentonwa.gov> Subject: FW: Mead Landscape Plans Clark Please see attached letter from the arborist and the new landscape plan showing the additional trees. Please let me know as soon as possible if approved Thanks Bob Wenzl From: Offe Engineers [mailto:DarrelLoffe@comcast.net] Sent: Monday, October 9, 2017 8:05 AM To: Bob Wenzl <Bob@tuscanywa.com> Subject: Mead Landscape Plans Updated landscape plans for Mead D Darrell L. Offe, P.E. Offe Engineers, PLLC 13932 SE 15!Jlh Place Renton, Washington 98058-7832 425-260-3412 2 Clark Close From: Sent: To: Bob Wenzl <Bob@tuscanywa.com> Tuesday, October 10, 2017 5:14 PM Clark Close Subject: FW: Mead Landscape Plans Attachments: TuscanyConstr-Landscape2017.10.6.pdf; Meade cedar tree letter.pdf Clark Please see attached letter from the arborist and the new landscape plan showing the additional trees. Please let me know as soon as possible if approved Thanks Bob Wenzl From: Offe Engineers [mailto:Darrell.offe@comcast.net] Sent: Monday, October 9, 2017 8:05 AM To: Bob Wenzl <Bob@tuscanywa.com> Subject: Mead Landscape Plans Updated landscape plans for Mead D Darrell L. Offe, P.E. Offe Engineers, PLLC 1.3932 SE 1.5!1" Place Renton, Washington 98058-7832 425-260-341.2 1 DEPARTMENT OF Cl,,,.,MUNITY AND ECONOMIC DEVELOPMENT ------~Ifenton ® A . ADMINISTRATIVE REPORT & DECISION SHORT PLAT DECISION : 0 APPROVED ~ APPROVED SUBJECT TO CONDITIONS D DENIED MODIFICATION DECISION : 0 APPROVED 0 APPROVED SUBJECT TO CONDITIONS ~ DENIED REPORT DATE: Project Name: Own er: Applicant: Contact: File Number: Project Manager: Pr oject Summary: Project Location : Site Area: Jun e 2, 2016 Mead Short Plat The Heirs and Devisees of Laverne R. Mead, Decea se d Bob We nzl, Tu sca ny Construction, LLC P.O. Box 6127 , Bellevu e, WA 98008 Darrell Offe, Offe Eng in eers, 13932 SE 159th PL , Renton , WA 98058 LUA16-000138, SHPL -A, MOD Cla rk H. Close , Se nio r Planner The applicant is requ es t ing prelimina ry short pl at approval fo r the subd iv isio n of an ex istin g 58,591 sq uar e foot (1.35 acre) site into 7 res idential lo t s and 2 tracts. The project si t e is loc ated within the Residential -8 (R -8) zone. The proposed lots range in size from 5,000 to 5,613 sf in area with an average lo t siz e of 5,199 sf and a net density of 7.5 du/ac. Tr ac t A is propos ed as a 5,122 sf sto r mwater vault and Tract Bi s pr oposed as an al ley. Th e property is bordered to the south by NE 5th Pl, t o th e east by Ilwaco Ave NE and to the north by NE 6th St . The abutting roads wou ld be widen ed an d improve d with half-street frontage improvements . Th e appl icant is also requ es t ing a mod ification from st reet improve m ents withi n the pip estem portion of th e existing lot alo ng NE 6th St. No cr itica l areas were id entified on t he subj ect propert y. The app licant is propo sing t o retain four (4) of t he 53 ex is t ing on site tree s. NE 6th St and Ilwaco Ave NE (APN 102305-9230) 58 ,591 square fee t (1 .35 ac res) Project Location Map Adminis trative Short Plat Report 16-000138 City of Renton Deportment of Community & Economic Development MEAD SHORT PLAT Administrative Report & Decision LUA16-000138, SHPL-A, MOD June 2, 2016 Page 2 of 19 I 8. EXHIBITS: Exhibit 1: Staff Report Exhibit 2: Short Plat Plan (Sheets 1 & 2) Exhibit 3: Arborist Report (revised date May 3, 2016) Exhibit 4: Tree Retention Plan Exhibit 5: Landscape and Tree Replacement Plan Exhibit 6: Street Widening Plan Exhibit 7: Drainage Report, prepared by Offe Engineers, PLLC (revised date May 2, 2016) Exhibit 8: Conceptual Drainage Plan Exhibit 9: Conceptual Utility Plan Exhibit 10: Geotechnical Assessment, prepared by Robert M. Pride, LLC (date May 19, 2014) Exhibit 11: King County Water District 90 Water Availability Certificate (date December 29, 2015) Exhibit 12: Wetland and Stream Determination, prepared by Wetland Resources, Inc. (date June 4, 2014) Exhibit 13: Construction Mitigation Description Exhibit 14: Building Height Code Interpretation (Cl-73) Exhibit 15: Advisory Notes to Applicant I C. GENERAL INFORMATION: 1. Owner(s) of Record: The Heirs and Devisees of Laverne R. Mead, Deceased 2. Zoning Classification: Residential-8 (R-8) 3. Comprehensive Plan Land Use Designation: Residential Medium Density (RM D) Vacant, used as equipment storage None 4. Existing Site Use: 5. Critical Areas: 6. Neighborhood Characteristics: a. North: b. East: c. South: d. West: 6. Site Area: Residential Medium Density {RMD) Comprehensive Plan Land Use Designation; Residential-8 DU/AC (R-8} zone Residential Medium Density {RMD) Comprehensive Plan Land Use Designation; Residentia/-8 DU/AC (R-8} zone Residential Medium Density (RMD/ Comprehensive Plan Land Use Designation; Residential-8 DU/AC (R-8) zone Residential Medium Density (RMD) Comprehensive Plan Land Use Designation; Residential-8 DU/AC (R-8} zone 1.35 acres I D. HISTORICAL/BACKGROUND: Action Comprehensive Plan Land Use File No. N/A Administrative Short Plot Report 16-000138 -Meod Short Plot Ordinance No. 5758 06/22/2015 City of Renton Deportment o, MEAD SHORT PLAT June 2, 2016 Zoning Piele Annexation I E. PUBLIC SERVICES: 1. Existing Utilities ,munity & Economic Development N/A A-01-001 5758 4924 Administrative Report & Decision LUA16-000138, SHPL-A, MOD Page 3 of 19 06/22/2015 12/05/2001 a. Water: Water service will be provided by King County Water District 90. A water availability certificate from King County Water District 90 was provided (Exhibit 11). b. Sewer: Sewer service is provided by the City of Renton. There is an existing 8" sewer east of the site in Ilwaco Ave NE that flows from north to south. There is an existing 8" sewer south of the site in NE 5th Pl that flows from west to east. The sewer in Ilwaco Ave NE intersects the sewer in NE 5th Pl at a 48" Sanitary Sewer Manhole (COR Facility ID #MH4617) SE of the site. There is no sewer north of the site in NE 6th St. c. Surface/Storm Water: There is an existing 12" storm drain along the eastern frontage of Ilwaco Ave NE east of the site and there are two (2) Type 1 catch basins (COR Facility ID# 131717 and 131716) along this storm drain run. There is an existing Type 1 catch basin (COR Facility ID #116586) located near the SE corner of the site along the northern frontage of NE 5th Pl. This drains to the south and east by a 12" storm drain to the 12" storm drain in Ilwaco Ave NE. There is no storm drain north of the site in NE 6th St. 2. Streets: The subject property is bounded to the north by NE 6th St, to the east by Ilwaco Ave NE and to the south by NE 5th Pl. NE 6th St and NE 5th Pl currently end with a pipestem in the vicinity of the site's western boundary. All three streets are classified as residential access streets. 3. Fire Protection: City of Renton Fire Department F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 land Use Districts a. Section 4-2-020: Purpose and Intent of Zoning Districts b. Section 4-2-060: Zoning Use Table -Uses Allowed in Zoning Designations c. Section 4-2-110: Residential Development Standards d. Section 4-2-115: Residential Design and Open Space Standards 2. Chapter 4 City-Wide Property Development Standards 3. Chapter 6 Streets and Utility Standards a. Section 4-6-060: Street Standards 4. Chapter 7 Subdivision Regulations a. Section 4-7-070: Detailed Procedures for Short Subdivision 5. Chapter 9 Permits-Specific a. Section 4-9-250: Variances, Waivers, Modifications, and Alternates 6. Chapter 11 Definitions Administrative Short Plat Report 16-000138-Mead Short Plat City of Renton Department o. MEAD SHORT PLAT June 2, 2016 ,munity & Economic Development G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. land Use Element ! H. FINDINGS OF FACT (FOF}: Administrative Report & Decision WA16-000138, SHPL-A, MOD Page 4 of 19 1. The Planning Division of the City of Renton accepted the above master application for review on February 23, 2016 and determined the application complete on March 1, 2016. The project complies with the 120-day review period. 2. The project site is located at the SW corner of NE 6th St and Ilwaco Ave NE (APN 102305-9230). 3. The project site is currently vacant and being used as equipment storage. 4. Access to the site would be provided from NE 6th St, Ilwaco Ave NE and NE 5th Pl. A proposed shared access tract from Ilwaco Ave NE would provide alley access to the stormwater tract and lots 1, 2, 3, and 7. The abutting roads would be widened and improved with half street frontage improvements. 5. The property is located within the Residential Medium Density (RMD) Comprehensive Plan land use designation. 6. The site is located within the Residential-8 (R-8) zoning classification. 7. There are approximately 53 trees located within the proposed development area and all but four (4) of these trees would be removed as part of the short plat. 8. There are no critical areas onsite or within the immediate vicinity of the property (Exhibit 12). 9. The project would be balanced between excavation (cut) and embankment (fill). The approximately 465 cubic yards of excavation would be placed over Tract A for landscaping. 10. The applicant is proposing to begin construction in summer and end by the winter of 2016 (Exhibit 13). 11. No formal public or agency comments for the record were received. 12. Representatives from various city departments have reviewed the application materials to identify and address issues raised by 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 this report (Exhibit 15). 13. Comprehensive Plan Compliance: The site is designated Residential Medium Density (RMD) on the City's Comprehensive Plan Map. The purpose of the RMD designation is to allow a variety of single- family and multi-family development types, with continuity created through the application of design guidelines, the organization of roadways, sidewalks, public spaces, and the placement of community gathering places and civic amenities. The proposal is compliant with the following Comprehensive Plan Goals and Policies if all conditions of approval are met: Compliance Comprehensive Plan Analysis ,.,. Policy l-3: Encourage infill development of single-family units as a means to meet growth targets and provide new housing. Goal l-1: Utilize multiple strategies to accommodate residential growth, including: . Development of new single-family neighborhoods on large tracts of land outside ,.,. the City Center, . Infill development on vacant and underutilized land in established neighborhoods and multi-family areas. Administrative Short Plat Report 16-000138-Mead Short Plat City of Renton Department OJ MEAD SHORT PLAT June 2, 2016 ,/ ,/ ,/ ,/ ,/ munity & Economic Development Policy L-25: Manage urban forests to max1m1ze Administrative Report & Decision WA16-000138, SHPL-A, MOD Page 5 of 19 ecosystem services such as stormwater management, air quality, aquifer recharge, other ecosystem services, and wildlife habitat. Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new development is designed to be functional and attractive. Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas and neighborhoods through quality design and development. Policy L-49: Address privacy and quality of life for existing residents by considering scale and context in infill project design. Policy L-56: Preserve natural landforms, vegetation, distinctive stands of trees, natural slopes, and scenic areas that contribute to the City's identity, preserve property values, and visually define the community and neighborhoods. 14. Zoning Development Standard Compliance: The site is classified Residential-8 (R-8) on the City's Zoning Map. Development in the R-8 Zone is intended to create opportunities for new single family residential neighborhoods and to facilitate high-quality infill development that promotes reinvestment in existing single family neighborhoods. It is intended to accommodate uses that are compatible with and support a high-quality residential environment and add to a sense of community. The proposal is compliant with the following development standards if all conditions of approval are met: Compliance R-8 Zone Develop Standards and Analysis Density: The allowed density range in the R-8 zone is a minimum of 4.0 to a maximum of 8.0 dwelling units per net acre. Net density is calculated after the deduction of sensitive areas, areas intended for public right-of-way, and private access easements. ,/ Staff Comment: Based on a net density of 40,688 square feet (58,591 sf gross density -17,831 sf public streets), the proposal for 7 residential lots on the project site would result in a net density af 7.5 dwelling units per acre (7 lots/ 0.934 acres = 7.5 du/ac), which meets the minimum and maximum density requirements af the R-8 zone. Lot Dimensions: The minimum lot size permitted in the R-8 zone is 5,000 sq. ft. A minimum lot width of 50 feet is required (60 feet for corner lots) and a minimum lot depth of 80 feet is required. The following table identifies the proposed dimensions for Lots 1-7 and Tracts A & B. Proposed Lot Lot Size (sq. ft.) Lot Width (feet) Lot Depth (feet) Lot 1 5,033 52.30 95.59 Lot 2 5,012 52.30 94.28 ,/ Lot 3 5,000 57.00 87.72 Lot 4 5,001 56.99 87.09 Lot 5 (corner lot) 5,613 60.00 92.44 Lot 6 5,374 58.14 92.45 Lot 7 5,362 58.00 92.45 Tract A 5,122 N/A N/A Tract B 2,391 N/A N/A Staff Comment: The proposed lots would comply with the minimum lot size, width, Administrative Short Plat Report 16-000138 -Mead Short Plat City of Renton Deportment o MEAD SHORT PLAT June 2, 2016 ,munity & Economic Development and depth requirements of the R-8 zone (Exhibit 2}. Administrative Report & Decision LUA16-000138, SHPL-A, MOD Page 6 of 19 Setbacks: The required minimum setbacks in the R-8 zone are as follows: front yard is 20 feet except when all vehicle access is taken from an alley, then 15 feet, side yard is 5 feet, side yard along the street 15 feet, and the rear yard is 20 feet. Staff Comment: Except for Lot 3, the proposed lots are oriented so that the front yards of each lot would face the public street. Access to Lot 3 is proposed via a 16- foot paved shared driveway tract (20 feet of right-of-way). Orientation of the front yard would therefore be to towards the access point or to the south. The proposed lots appear to contain adequate area to provide all the required setback areas. Compliance with building setback requirements for the residences proposed to be constructed on Lots 1-7 would be verified at the time of building permit review. Building Standards: The R-8 zone has a maximum building coverage of 50%, a maximum impervious surface coverage of 65%, and a maximum building height of 2 Compliance stories with a wall plate height of 24 feet. not yet demonstrated Staff Comment: Building height (Exhibit 14}, building coverage, and impervious surface coverage for the new single family residences would be verified at the time of building permit review. Compliant if condition of approval is met Landscaping: The City's landscape regulations (RMC 4-4-070) require a 10-foot landscape strip along all public street frontages. Additional minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover, are to be located in this area when present. Spacing standards shall be as stipulated by the Department of Community and Economic Development, provided there shall be a minimum of one (1) street tree planted per address. Any additional undeveloped right-of-way areas shall be landscaped unless otherwise determined by the Administrator. Where there is insufficient right-of-way space or no public frontage, street trees are required in the front yard subject to approval of the Administrator. A minimum of two (2) trees are to be located in the front yard prior to final inspection for the new Single Family Residence. Staff Comment: A Conceptual Landscape Plan (Exhibit 5) was submitted with the short plat application materials. A 10-foot onsite landscape strip is proposed along the street frontages of NE 6th St, Ilwaco Ave NE and NE 5th Pl. A Plant Schedule was included on the Landscape Plan, the fallowing trees and plants are proposed within the onsite landscape strip: maple, vine maple, Himalayan birch, serviceberry, Japanese snowbe/1, nandina, maiden grass, redleaf barberry, English lavender, euonymus, kinnikinnick, heather, and elephant ear. Tract A would also include sod within the onsite landscape strip. In addition, the applicant is proposing 16 katsura trees within the 8-foot wide planter strips within the public street frontages. The spacing of the proposed street trees is too close on NE 5th Pl with distances as short as 24 feet between trees. Staff recommends, as a condition of approval, that the applicant only use the following planting design: up to three (3) Princeton elm {Ulmus americana) street tree on NE 6 St; up to seven (7) Redmond Linden (Tilia omericano) street trees on Ilwaco Ave NE; and on NE 5th Pl use up to five (5) Katsura trees in order to meet the minimum spacing requirements from stop signs, street lights and other trees. Stoff recommends, as a condition of approval, that a detailed landscape plan be submitted at the time of Utility Construction Permit Review for review and approval Administrative Short Plat Report 16-000138-Mead Short Plat City of Renton Department o, MEAD SHORT PLAT June 2, 2016 Compliant if condition of approval is met ,munity & Economic Development Administrative Report & Decision WA16-000138, SHPL-A, MOD Page 7 of 19 by the Current Planning Project Manager. On-site landscaping shall be installed prior to Certificate of Occupancy for the individual homes, landscaping within the right-of- way shall be installed prior to short plot recording. Staff recommends, as a condition of approval, that a Home Owners Association shall be established prior to recording of the short plat. The Home Owners Association shall be responsible for the ownership and maintenance of all common improvements. HOA documents shall be submitted for review and approval by the Current Planning Project Manager and the City Attorney prior to short plat recording. Tree Retention: The City's adopted Tree Retention and Land Clearing Regulations require the retention of 30 percent of trees in a residential development. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); Significant trees adjacent to critical areas and their associated buffers; and Significant trees over sixty feet (60') in height or greater than eighteen inches ( 18") caliper. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and Other significant non-native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. A minimum tree density shall be maintained on each residentially zoned lot. For detached single family development, the minimum tree density is two (2) significant trees for every five thousand (5,000) square feet. The tree density may consist of existing trees, replacement trees, trees required pursuant to RMC 4-4-070F.l, Street Frontage Landscaping Required, or a combination. Staff Comment: An Arborist Report /Exhibit 3}, Tree Retention Plan /Exhibit 4} and Conceptual Landscape Plan /Exhibit 5} were submitted with the project application materials. According to the Arborist Report, a total of 53 trees are located within the vicinity of the developable portion of the project site. Of the existing 53 trees, a total of three (3) were deemed dangerous and 23 trees were located within the proposed public streets. Of the 27 remaining trees, 30% or eight /8) trees are required to be retained. The applicant is proposing to retain four /4) trees. They include a two /2) 14" maple trees on Lot 3, a 20" Douglas Fir and a 10" Western Red Cedar both within the dedicated right-of-ways on NE 6th St and Ilwaco Ave SE. The two/2) existing trees proposed to be retained within the public right-of-way would capture, on a minor level, the existing character of the site. However, the arborist report did not provided a complete description of each tree proposed to be retained within the public right- of-way for health, condition and viability. Therefore, staff recommends as a condition of approval, that the applicant shall provide a revised arborist report that assesses the health, condition and viability of all trees to be retained. A revised arborist report shall be submitted to the Current Planning Project Manager for review and approval. In addition, the location, health and viability of the proposed street trees would also be subject to approval of the City Arborist prior to construction permit issuance. The proposed retention of four (4) trees would require the applicant to replace the balance of the required eight (8) trees. The four (4) deficient trees would be required to be replaced by replanting 12" for eoch tree or in this case at least 48 caliper inches Administrative Short Plat Report 16-000138 -Mead Short Plat City of Renton Department o MEAD SHORT PLAT June 2, 2016 Compliance not yet demonstrated N/A 1munity & Economic Development Administrative Report & Decision LUA16-000138, SHPL-A, MOD Page 8 of 19 (48"). A tree planting plan was included an the Conceptual Landscape Plan. Ta meet the minimum tree density requirements, the applicant is proposing ta plant nine (9) trees at 1-1/2 inch caliper or 13.5 caliper inches onsite. The conceptual landscaping plan is 34.5 caliper inches shy of meeting the tree replacement ratio section of code. Compliance with this requirement may be achieved through the installation of additional trees, retention of existing trees (e.g., retention of Tree #051), or a combination thereof The trees proposed for retention may be impacted after initial clearing, final grading or due to changing site conditions. Therefore staff recommends, as a condition of approval, that the applicant be required to provide, to the Current Planning Project Manager, tree retention inspection/monitoring reports after initial clearing, final grading, and annually for two (2) years by a qualified professional forester. The inspection/monitoring reports shall identify any retained trees that develop problems due to changing site conditions and prescribe mitigation. To comply with the minimum tree density requirements, the applicant 1s required to retain or plant two (2) significant trees, or gross equivalent caliper inches, per 5,000 square feet of lot area. Based on the lot areas proposed, the applicant would be required to provide a minimum of two (2) trees on each residential lot in order to comply with the minimum tree density requirements and tree retention (or replacement) requirements. Staff recommends, as a condition of approval, that a detailed landscape plan be submitted ot the time of Utility Construction Permit Application. The detailed landscape plan shall demonstrate compliance with minimum tree density and tree retention (or replacement) requirements. Compliance with these requirements may be accomplished through the installation of minimum 2 inch caliper trees or through the retention of existing trees or a combination thereof. The revised landscape plan shall be submitted to the Current Planning Project Manager for review and approval. The trees planted on each lot shall be installed prior to the issuance of a Certificate of Occupancy for the new homes. In addition, trees required to be retained (i.e., protected trees), ond/or Administrator approved replacement trees (excluding required street trees pursuant to RMC 4-4- 0lOF, Areas Required to be Landscaped), that are not necessary to provide the required minimum tree density for residential lots, shall be preserved by establishing a tree protection tract that encompasses the drip line of all protected trees. Due to the high number of tree replacement caliper inches, staff is recommending, as a condition of approval, that the applicant create a tree protection tract for new replacement trees within the stormwater vault tract (Tract A). Parking: Parking regulations require that a minimum of two (2) parking spaces be provided for each detached dwelling. Driveway cuts are required to be a minimum of 5 feet from property lines and new driveways may be a maximum of 16 feet in width at the property line. Maximum driveway slopes shall not exceed fifteen percent (15%); provided that driveways exceeding eight percent (8%) shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the garage/residence or crossing any public sidewalk. Staff Comment: Parking requirements and driveway grades for the new residences proposed would be verified at the time of building permit review. Fences and Retaining Walls: In any residential district, the maximum height of any fence, hedge or retaining wall shall be seventy two inches (72"). Except in the front Administrative Short Plat Report 16-000138 -Mead Short Plat City of Renton Department of MEAD SHORT PLAT munity & Economic Development Administrative Report & Decision LUA16-000138, SHPL-A, MOD June 2, 2016 Page 9 of 19 yard and side yard along a street setback where the fence shall not exceed forty eight inches (48") in height. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. Staff Comment: No fences or retaining walls are proposed. 15. Design Standards: Residential Design and Open Space Standards (RMC 4-2-115) are applicable in the R-8 zone. The Standards implement policies established in the Land Use Element of the Comprehensive Plan. Compliance with Site Design Standards must be demonstrated prior to approval of the subdivision. Compliance with Residential Design Standards would be verified prior to issuance of the building permit for the new single family homes. The proposal is consistent with the following design standards, unless noted otherwise: Compliance nat yet demonstrated Lot Configuration: One of the following is required: 1. Lot width variation of 10 feet (10') minimum of one per four (4) abutting street-fronting lots, or 2. Minimum of four (4) lot sizes (minimum of four hundred (400) gross square feet size difference), or 3. A front yard setback variation of at least five feet (5') minimum for at least every four (4) abutting street fronting lots. Staff Comment: The lot sizes go as high as 5,613 square feet and as low as 5,000 with additional lot sizes of 5,374 square feet and 5,362 square feet providing same variation to the minimum lot size of 5,000 square feet and differences of 400 gross square feet size within the R-8 zone. The proposal also includes a corner Jot and interior lots which provides for lot width variation and no more than three consecutive homes front ane street. In addition, several of the lats are served via an alley, which allows for front yard setback variation of five feet (5'). As proposed, the shart plat would comply with a mixture of each lot configuration item. Garages: One of the following is required; the garage is: 1. Recessed from the front of the house and/or front porch at least eight feet {8'), or 2. Located so that the roof extends at least five feet (5') (not including eaves) beyond the front of the garage for at least the width of the garage plus the porch/stoop area, or 3. Alley accessed, or 4. Located so that the entry does not face a public and/or private street or an access easement1 or 5. Sized so that it represents no greater than fifty percent (50%) of the width of the front facade at ground level, or 6. Detached. The portion of the garage wider than twenty six-feet (26') across the front shall be set back at least two feet (2'). Staff Comment: Compliance for this standard would be verified at the time of building permit review. Administrative Short Plat Report 16-000138-Mead Short Plat City of Renton Department a. MEAD SHORT PLAT June 2, 2016 Compliance not yet demonstrated Compliance not yet demonstrated Compliance not yet demonstrated N/A Compliance not yet demonstrated Compliance not yet demonstrated Compliance not yet demonstrated ,munity & Economic Development Administrative Report & Decision LUA16-000138, SHPL-A, MOD Page 10 of 19 Primary Entry: One of the following is required: 1. Stoop: minimum size four feet by six feet (4' x 6') and minimum height twelve inches (12") above grade, or 2. Porch: minimum size five feet (S') deep and minimum height twelve inches (12") above grade. Exception: in cases where accessibility (ADA) is a priority, an accessible route may be taken from a front driveway. Staff Comment: Compliance for this standard would be verified at the time of building permit review. Fa~ade Modulation: One of the following is required: 1. An offset of at least one story that is at least ten feet (10') wide and two feet (2') in depth on facades visible from the street, or 2. At least two feet (2') offset of second story from first story on one street facing facade. Staff Comment: Compliance for this standard would be verified at the time of building permit review. Windows and Doors: Windows and doors shall constitute twenty-five percent (25%) of all fac;:ades facing street frontage or public spaces. Staff Comment: Compliance for this standard would be verified at the time of building permit review. Scale, Bulk, and Character: N/ A Roofs: One of the following is required for all development: 1. Hip or gabled with at least a six to twelve (6:12) pitch for the prominent form of the roof (dormers, etc., may have lesser pitch), or 2. Shed roof. Additionally, for subdivisions greater than nine (9) lots: A variety of roof forms appropriate to the style of the home shall be used. Staff Comment: Compliance for this standard would be verified at the time of building permit review. Eaves: Both of the following are required: 1. Eaves projecting from the roof of the entire building at least twelve inches (12") with horizontal fascia or fascia gutter at least five inches (5") deep on the face of all eaves, and 2. Rakes on gable ends must extend a minimum of two inches (2") from the surface of exterior siding materials. Staff Comment: Compliance for this standard would be verified at the time of building permit review. Architectural Detailing: If one siding material is used on any side of the dwelling that is two stories or greater in height, a horizontal band that measures at least eight inches (8") is required between the first and second story. Additionally, one of the following is required: 1. Three and one half inch (3 JI,'') minimum trim surrounds all windows and details all doors, or Administrative Short Plot Report 16-000138 -Mead Short Plat City of Renton Department o, MEAD SHORT PLAT ,munity & Economic Development Administrative Report & Decision LUA16-000138, SHPL-A, MOD June 2, 2016 Page 11 of 19 2. A combination of shutters and three and one half inches (3 Yi'') minimum trim details all windows, and three and one half inches (3 Yi'') minimum trim details all doors. Staff Comment: Compliance for this standard would be verified at the time of building permit review. Materials and Color: For subdivisions and short plats, abutting homes shall be of differing color. Color palettes for all new dwellings, coded to the home elevations, shall be submitted for approval. Additionally, one of the following is required: 1. A minimum of two (2) colors is used on the home (body with different color Compliance trim is acceptable), or not yet 2. A minimum of two (2) differing siding materials (horizontal siding and demonstrated shingles, siding and masonry or masonry-like material, etc.) is used on the home. One alternative siding material must comprise a minimum of thirty percent (30%) of the street facing facade. If masonry siding is used, it shall wrap the corners no less than twenty four inches (24"). Staff Comment: Compliance for this standard would be verified at the time of building permit review. 16. Critical Areas: Project sites, which contain critical areas, are required to comply with the Critical Areas Regulations (RMC 4-3-050). A Geotechnical Assessment, prepared by Robert M. Pride, LLC (dated May 19, 2014; Exhibit 10) and a Wetland and Stream Determination, prepared by Wetland Resources, Inc. (date June 4, 2014; Exhibit 12) were provided with the short plat application materials. According to the submitted reports, no critical areas were identified on the project site. 17. Compliance with Subdivision Regulations: RMC 4-7 Provides review criteria for the subdivisions. The proposal is consistent with the following subdivision regulations if all conditions of approval are complied with: Compliance Subdivision Regulations and Analysis Access: Each lot must have access to a public street or road. Access may be by a shared driveway per the requirements of the street standards. The maximum width of single loaded garage driveways shall not exceed nine feet (9') and double loaded garage driveways shall not exceed sixteen feet (16'). Staff Comment: Direct access to the site would be provided from NE 6th St and Ilwaco Ave NE. Alley access would also be provided from Ilwaco Ave NE in order to serve Lots 1, Compliant 2, 3 and 7. The abutting roads would be widened and improved with half-street frontage improvements. Half-street frontage improvements for a residential access if condition street requires, but is not limited to, o 0.5-foot wide curb, an 8-foot wide planting strip, of approval and a 5-foot wide sidewalk along the entire project frontages. is met The project site would also dedicate a 30-foot pipe stem of property in the far northwestern property corner, to the City, for the extension of NE 6th St to Hoquiam Ave NE. The City requires a half-street paved road for the extension of NE 6th Street to Hoquiam Avenue NE. The proposed shared driveway (Tract B}, also identified as a public alley /Exhibit 2), would have a length of 149.45 feet, which is under the maximum threshold length of 200 feet allowed for a shared driveway. Shared driveways may be allowed for access to four /4) ar fewer residential lots, provided at least one of the four /4} lots abuts a public Administrative Short Plat Report 16-000138-Mead Short Plat City of Renton Department o MEAD SHORT PLAT nm unity & Economic Development Administrative Report & Decision LUA16-000138, SHPL-A, MOD June 2, 2016 Page 12 of 19 right-of-way with at least fifty /50} linear feet of property. Lots 1, and 2 would have public street frontage along NE 5th Pl and Lot 7 would have public street frontage along Ilwaco Ave NE. Alley access is the preferred street pattern except for properties in the Residential Low Density land use designation, in part to reduce the number of driveway curb cuts on residential access streets. Access to the private stormwater vault tract (Tract A} is also proposed to originate from the shared driveway (Tract B) or public alley. In order to comply with RMC 4-6-060F.4, staff recommends, as a condition of approval that Tract A and Lots 1, 2, 3 and 7 be required to take access from a dedicated public alley. The applicant is requesting a variance from the fire access width requirement of the International Fire Code (JFC). Pursuant to Chapter 5, Section 503.2.1 of the IFC, the required access dimension of 20 feet of paved width is required. A fire sprinkling system, on Lot 3, is proposed as mitigation for a reduced paved road width from 20 feet to 16 feet. Approval of the proposed variance is subject to the Renton Fire Authority. In summary, and if all conditions of approval are met, access to each lot would be as follows: Lot 4 would have access to NE 6th St, Lots 5 and 6 would hove access to Ilwaco Ave NE near NE 6th St, and Lots 1, 2, 3, 7 and Tract A would have access from Ilwaco Ave NE near NE 5th Pl. The width of the individual driveways would be verified at the time of building permit review for the new residences. N/A Blocks: Bloc.ks shall be deep enough to allow two tiers of lots. Staff. Comment: No blocks are proposed. Lots: The size, shape, orientation, and arrangement of the proposed lots comply with the requirements of the Subdivision Regulations and the Development Standards of the R-8 zone and allow for reasonable infill of developable land. All of the proposed lots meet the requirements for minimum lot size, depth, and width. Staff Comment: All Jots meet the minimum lot dimensional requirements in the R-8 ,/ zone, as discussed under FOF 14. The proposed lots are rectangular in shape and are oriented to provide front yard areas facing their respective public street, alley or proposed shared driveway. The residence to be constructed on Lot 3, ot the end of the proposed shored driveway or alley, would have its primary entry oriented to the south. A note to this effect would be required to be recorded on the face of the short plat. The building design of the new residences would be reviewed and approved at the time of building permit application. Streets: The proposed street system shall extend and create connections between existing streets per the Street Standards outlined in RMC 4-6-060 Street Standards. Staff Comment: The proposed project fronts NE 6th St, Ilwaco Ave NE, NE 5th Pl, and a pipestem portion of the property runs west along NE 6th St to Hoquiam Ave NE. Only Hoquiam Ave NE is classified as a neighborhood collector arterial, where the remainder ,/ of the public roads are all classified as residential access streets /NE 6th St, Ilwaco Ave N and NE 5th Pl). The minimum right-of-way /ROW) width required for a residential access street is 53 feet {RMC 4-6-060}. ROW improvements consist of a 0.5-foor vertical curb, 8-foot wide planting strip, and 5-foot wide sidewalk. Frontage improvements would be required along the frontages of the entire project. The minimum pavement width is 26 feet with two /2) 20-foot wide travel lanes and six feet /6') of parking on one side. The required turning radius for a residential access street is 25 feet. Right-of-way dedication would be required to provide the required right-of-way width. The final right-of-way Administrative Short Plat Report 16-000138 -Mead Short Plat City of Renton Deportment o MEAD SHORT PLAT 1munity & Economic Development Administrative Report & Decision LUAl6-000138, SHPL-A, MOD June 2, 2016 ,/ ,/ Page 13 of 19 dedication would be determined through a final survey The applicant submitted a formal modification request dated February 13, 2016 regarding the street standard for the extension on NE 6th St in the dedicated ROW to Hoquiam Ave NE. Staff is recommending denial of the applicant's modification request. See the formal response to the modification request for more information (FOF 18 Street Modification Analysis). A half street paved road for the extension of NE 6th St ta Hoquiam Ave NE would be required. The ROW for a half street improvement includes a minimum of thirty five feet {35'} with twenty feet {20'} paved. A curb, planting strip area, and sidewalk shall be installed on the development side of the street according to the minimum design standards for public streets. A reduction of the 20-foot wide pavement section to a 15- foot wide pavement section would be allowed in order to fit the half-street within the new 30-foot wide ROW dedication. In addition to the modified half street pavement section, a 0.5-foot wide curb, an 8-foot wide planter strip, and a 5-foot wide sidewalk would be the minimum required design standards for public streets. An additional street section for the extension of NE 6th St would be required on the street plan sheet as part of final short plat submittal. The applicant would be required to meet the minimum design standards at the intersection of the extension of NE 6th St and Hoquiam Ave NE. Appropriate transitions for the curb, sidewalk, and roadway would be needed to be designed and incorporated into the final street plans. Payment of the transportation impact fee is applicable on the construction of the single family houses at the time of application for the building permit. The current rate of transportation impact fee is $2,951.17 per new single family house. The traffic impact fee that is current at the time of the building permit application would be levied. Payment of the transportation impact fee is due at the time of issuance of the building permit. Based on the City's current fee schedule, estimated traffic impact fees for the proposed development would be $20,658.19. All fees are subject to change. A street lighting analysis would be required to be conducted by the developer along the property frontages (NE 6th Street, Ilwaco Ave NE, and NE 5th Pl}. The developer must also analyze street lighting at the proposed intersection of NE 6th St and Hoquiam Ave NE. The required street lighting shall be provided by the developer with the civil plan submittal to City standards. Relationship to Existing Uses: The proposed project is compatible with existing surrounding uses. Staff Comment: The proposed short plat is surrounded by existing detached single family residences located within the R-8 zone. The proposal would be in harmony with the existing uses. The proposed lots are similar in size and shape to the existing surrounding development pattern in the area and would be consistent with the Comprehensive Plan and Zoning Code, which encaurages residential infill development. Compatibility: If a subdivision is located in the area of an officially designed trail, provisions shall be made for reservation of the right-of-way or for easements to the City for trail purposes. Stoff Comment: The City of Renton Community Services Department has reviewed the proposal and has determined the site is not located in an area officially designated for a trail. The short plat frontage improvements would provide or improve pedestrian connection along four {4} different public streets. Administrative Short Plot Report 16-000138 -Mead Short Plat City of Renton Deportment o mmunity & Economic Development Administrative Report & Decision LUA16-000138, SHPL-A, MOD MEAD SHORT PLAT June 2, 2016 Page 14 of 19 18. Street Modification Analysis: The applicant is requesting a modification from RMC 4-6-0GOF.2 "Minimum Design Standards Table for Public Streets and Alleys" to provide only a 5-foot sidewalk extension from the existing west terminus of NE 61h Street, a Residential Street, to Hoquiam Avenue NE, a Collector Street, as oppose to a full half street improvement through the 30 foot wide north property panhandle. The proposal is not in compliance with the following modification criteria, pursuant to RMC 4-9-250D. Therefore, staff is recommending denial of the requested modification, per the following: Compliance Street Modification Criteria and Analysis a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives. Staff Comment: The Comprehensive Pion Land Use Element hos applicable policies listed under a separate section labeled Promoting a Safe, Healthy, and Attractive Community. Does Not These policies address walkable neighborhoods, safety and shared uses. One specific Comply policy supports the denial of the modification request. This policy is Policy L-58 which states that the goal is to provide "complete street" that "are arranged as an interconnecting network or grid. Locate planter strips between the curb and the sidewalk in order to provide separation between cars and pedestrians. Discourage dead- end streets and cul-de-sacs." The requested street modification is not consistent with the half street construction of the complete street standard (20' minimum pavement width, 8' wide planter and 5' wide sidewalk) and is therefore not consistent with this policy guideline. b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon Partially sound engineering judgment. Complies Staff Comment: The modified street improvements provide for a safe walkable path, however, it does not meet the function and appearance of interconnecting network or grid of roadways that discourage dead-end streets. c. Will not be injurious to other property(ies) in the vicinity. Sta[[ Comment: While the modification request allows for pedestrians to access Does Not Hoquiam Avenue NE, it does not provide for a direct vehicular access ta Hoquiam Comply Avenue NE. The Jack af direct vehicular access will cause the trips generated by the project to utilize the surrounding street network adversely impacting the properties in the vicinity of the development. Partially d. Conforms to the intent and purpose of the Code. Complies Staff Comment: See comments under criterion 'b'. Partially e. Can be shown to be justified and required for the use and situation intended; and Complies Staff Comment: See comments under criterion 'b'. Does Not f. Will not create adverse impacts to other property(ies) in the vicinity. Comply Staff Comment: See comments under criterion 'c'. 19. Availability and Impact on Public Services: Administrative Short Plat Report 16-000138-Mead Short Plot City of Renton Deportment o MEAD SHORT PLAT omunity & Economic Development Administrative Report & Decision WA16-000138, SHPL-A, MOD June 2, 2016 Page 15 of 19 Compliance Availability and Impact on Public Services Analysis ,/ ,/ ,/ ,/ Police and Fire: Police and Fire Prevention staff indicates that sufficient resources exist to furnish services to the proposed development; subject to the condition that the applicant provides Code required improvements and fees. Fire impact fees are applicable at the rate of $495.10 per single family unit. This fee is paid at time of building permit issuance. Schools: It is anticipated that the Renton School District can accommodate any additional students generated by this proposal at the following schools: Sierra Heights Elementary School, McKnight Middle School (New Vera Risdon Middle School beginning in September 2017) and Hazen High School. RCW 58.17.110(2) provides that no subdivision be approved without making a written finding of adequate provision made for safe walking conditions for students who walk to and from school. Any new students from the proposed development would be bussed to and from their respective schools. According to the online Renton School District bus routes WebQuery, the bus stop is located at the intersection of Hoquiam Ave NE & NE 5th St. Sidewalks or wide shoulder would allow High School Age students to walk to Hazen High School from the development, north on Ilwaco Ave NE, west on NE 7th St, and north on Hoquiam Ave NE to 1101 Hoquiam Ave NE. As part of the proposed project, sidewalks would be constructed along onsite roadways. The addition of frontage improvements include a 5-foot sidewalk on each of the residential access streets and adequate provisions have been made for safe walking conditions for students who would walk south on Ilwaco Ave NE and west on NE 5th St to Hoquiam Ave NE (approximately 0.13 mi) to and from school bus stop. A School Impact Fee would be collected on behalf of the Renton School District for the new residence at the time of building permit issuance. The current Renton School District fee for new single family dwelling is $5,643.00 per unit. Parks: Although there would be no significant impacts to the City of Renton Park System anticipated from the proposed project, a Park Impact Fee is required of all new residential development. The current Park Impact Fee is $1,887.94 per new residence and is payable at the time of building permit issuance. Storm Water: An adequate drainage system shall be provided for the proper drainage of all surface water. Staff Comment: A Preliminary Drainage Plan and Technical Information Report {TIR) was prepared by Offe Engineers, PLLC and submitted to the City on February 23, 2016 (revised dated May 2, 2016; Exhibit 7 ). The site is approximately 1.35 acres in size and is located in the City's Flow Control Duration Standard {Forested Conditions). The site contains twa Threshold Drainage Areas (TOA). The majority of the site is in the May Creek drainage basin. The panhandle/pipe stem portion of the site, west of the NE 6th St pipestem, is part of the Lower Cedar River drainage basin. The project is proposing a combination detention/wetvault design that discharges at the site's natural discharge paint ta meet the City's Flow Control and Basic Water Quality standards /Exhibit 8}. The proposed vault would be a public stormwater facility. The stormwater vault is proposed to be located underground and/or covered in soil. No part of the vault would be permitted to protrude from the ground surface. If it is determined that such application is not feasible an alternative method could be proposed for approval by the Planning Division. Access to the vault, per the City's amendments to the KCSWDM, shall be provided. The Administrative Short Plat Report 16-000138 -Mead Short Plat City of Renton Deportment o MEAD SHORT PLAT nm unity & Economic Development • Administrative Report & Decision LUA16-000138, SHPL-A, MOD June 2, 2016 ,/ ,/ I. CONCLUSIONS: Page 16 of 19 project would also require individual lot Flow Control BMPs (see Section 1.2.3.3 and Section C.1.3.1 of the City amendments to the KCSWDM for Flow Control BMP requirements). All core and special requirements shall be addressed in the updated TIR. Drainage improvements along all street frontages shall conform to the City's street standards. Storm drains should be located outside of the planter and the sidewalk. Required horizontal and vertical separation from other utilities shall be provided /Exhibit 9). Catch basins should be located at the PC and PT of curb returns where possible. The updated drainage plan and TIR would be required to be submitted as part of the utility permit submittal. The applicant submitted a geotechnicol report, prepared by Robert M. Pride LLC, dated May 19, 2014 /Exhibit 10}. The provided geotechnical report was stamped and signed by an engineer whose license is out of date. A current geotechnical report is required with the utility permit submittal. This report needs to be stamped and signed by a licensed Civil Engineer in the State of Washington. In addition, o Construction Stormwater General Permit from the Washington Department of Ecology would be required since clearing of the site exceeds one acre. The development is subject to system development charges {SDC). The current SDC fees are $1,485.00 per lot. The project proposes the addition of seven (7) new single family residences. The total fee would be $10,395.00. This SDC fee would be payable prior to issuance of the utility construction permit. Water: Water service is provided by King County Water District 90. A water availability certificate, dated December 29, 2015, was provided from King County Water District 90 (Exhibit 11). Approved water plans from King County Water District 90 shall be provided to the City at the utility construction permit stage. New hydrants must be installed per Renton's Fire Department standards in order to provide the required coverage for a// residential lots. Sanitary Sewer: Sewer service is provided by the City of Renton. There is an existing 8" sewer east of the site in Ilwaco Ave NE that flows from north to south. There is an existing 8" sewer south of the site in NE 5th Pl that flows from west to east. The sewer in Ilwaco Ave NE intersects the sewer in NE 5th Pl at a 48" Sanitary Sewer Manhole (COR Facility ID #MH4617} SE of the site. There is no sewer north of the site in NE 6th St. The parcel as proposed does not require any sewer main extensions. The side sewers for Lots 3 and 4 would require private easements where they pass through neighboring parcels. The development is subject to a system development charge (SDC) for sewer service. The SOC for sewer service is based on the size of the domestic water service. The current SDC for sewer service with a 1" water meter instollotion is $2,242 per installation. This site is also in the East Renton Interceptor Special Assessment District {SAD) and the fee is $316.80 per lot. Fees are payable at time of permit issuance. 1. The subject site is located in the Residential Medium Density (RMD) Comprehensive Plan designation and complies with the goals and policies established with this designation if all conditions of approval are met, see FOF 13. 2. The subject site is located in the Residential-8 (R-8) zoning designation and complies with the zoning and development standards established with this designation provided the applicant complies with City Code and conditions of approval, see FOF 14. Administrative Short Plat Report 16-000138-Mead Short Plot City of Renton Department o MEAD SHORT PLAT June 2, 2016 nmunity & Economic Development Administrative Report & Decision WA16-000138, SHPL-A, MOD Page 17 of 19 3. The proposed short plat complies with the Residential Design and Open Space Standards provided the applicant complies with City Code and conditions of approval, see FOF 15. 4. There are no Critical Areas located on the project site, see FOF 16. 5. The proposed short plat complies with the subdivision regulations as established by City Code and state law provided all advisory notes and conditions are complied with, see FOF 17. 6. The proposed short plat complies with the street standards as established by City Code, provided the project complies with all advisory notes and conditions of approval contained herein, see FOF 17 and FOF 18. 7. The requested street modification from RMC 4-6-060F.2 "Minimum Design Standards Table for Public Streets and Alleys" is not in compliance with RMC 4-9-250D modification decision criteria. Therefore, staff is recommending denial of the requested modification, see FOF 18. 8. There are safe walking routes to the school bus stop, see FOF 19. 9. There are adequate public services and facilities to accommodate the proposed short plat, see FOF 19. 10. Safe and efficient access and circulation has been provided for all users. I J. DECISION: The Mead Short Plat Street Modification, File No. LUA16-000138 MOD is denied for the reasons identified in Conclusions No. 7. The Mead Short Plat, File No. LUA16-000138, SHPL-A, as depicted in Exhibit 2, is approved and is subject to the following conditions: 1. The applicant shall submit a Detailed Landscape Plan that complies with RMC 4-8-120D.12 to the Current Planning Project Manager for review and approval at the time of Utility Construction Permit Review. Staff recommends the following street tree plant schedule: up to three (3) Princeton elm (Ulm us americana) street tree on NE 6 St; up to seven (7) Redmond Linden (Tilia americana) street trees on Ilwaco Ave NE; and up to five (5) Katsura trees on NE 5th Pl to meet the minimum spacing requirements from stop signs, street lights and other trees. The detailed landscape plan shall demonstrate compliance with minimum tree density requirement. Compliance with these requirements may be accomplished through the installation of minimum 2 inch caliper trees or through the retention of existing trees or a combination thereof. The onsite trees shall be installed prior to the issuance of a Certificate of Occupancy for the new homes. 2. The applicant shall designated Tract A as a combined stormwater and tree protection tract. 3. Tract A and Lots 1, 2, 3 and 7 shall be required to take access from the public alley. 4. The applicant shall provide a revised arborist report that assesses the health, condition and viability of all trees to be retained. A revised arborist report shall be submitted to the Current Planning Project Manager for review and approval. In addition, the location, health and viability of the proposed street trees would also be subject to approval of the City Arborist prior to construction permit issuance. 5. The applicant shall be required to provide, to the Current Planning Project Manager, tree retention inspection/monitoring reports after initial clearing, final grading, and annually for two (2) years by a qualified professional forester. The inspection/monitoring reports shall identify any retained trees that develop problems due to changing site conditions and prescribe mitigation. 6. The storm water vault proposed in Tract A shall be designed to be located underground and/or covered in soil. No part of the vault shall be permitted to protrude from the ground surface. If it is determined that such application is not feasible an alternative method could be proposed for approval by the Administrative Short Plat Report 16-000138 -Mead Short Plat City of Renton Department o mmunity & Economic Development • MEAD SHORT PLAT June 2, 2016 Administrative Report & Decision LUA16-000138, SHPl-A, MOD Page 18 of 19 Planning Division. All ground/soil located around and over the vault shall be landscaped. A revised vault and landscaping plan shall be submitted to the Current Planning Project Manager for review and approval prior to construction permit issuance. 7. A Home Owners Association shall be established prior to recording of the short plat. The Home Owners Association shall be responsible for the ownership and maintenance of all common improvements. HOA documents shall be submitted for review and approval by the Current Planning Project Manager and the City Attorney prior to short plat recording. DATE OF DECISION ON LAND USE ACTION: SIGNATURE: Jennifer Henning, Planning Directo TRANSMITTED this 2°" day of June, 2016 to the Owner/Applicant/Contact: Owner: The Heirs and Devisees of Laverne R. Mead, Deceased Applicant: Bob Wenzl Tuscany Construction, LLC P.O. Box 6127 Bellevue, WA 98008 TRANSMITTED this 2°d day of June, 2016 to the Parties of Record: Elisa Fitzpatrick 568 Hoquiam Ave NE Renton, WA 98059 TRANSMITTED this 2°d day of June, 2016 to the following: Chip Vincent, CED Administrator Brianne Bannwarth, Development Engineering Manager Jan Conklin, Development Services Vanessa Dolbee~ Current Planning Manager Fire Marshal 0/;;;_, /:JC!(,, Date Contact: Darrell Offe Offe Engineers, PLLC 13932 SE 159th PL Renton, WA 98058 K. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXP/RATION: The administrative land use decision will become final if the decision is not appealed within 14 days of the decision date. APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing Examiner on or before 5:00 PM on June 16, 2016. An appeal of the decision must be filed within the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680), together with the required fee to the Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. RMC 4-8-110.B governs appeals to the Hearing Examiner and additional information regarding the appeal process may be obtained from the City Clerk's Office, (425) 430-6510. EXPIRATION: The administrative short plat decision will expire two (2) years from the date of decision. A single one (1) year extension may be requested pursuant to RMC 4-7-070M. RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened by the approval body. The approval body may modify his decision if material evidence not readily discoverable Administrative Short Plat Re part 16-000138-Mead Short Plat City of Renton Deportment o_ mmunity & Economic Development MEAD SHORT PLAT June 2, 2016 Administrative Report & Decision LUA16-000138, SHPL-A, MOD Page 19 of 19 prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal within the 14-day appeal time frame. THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing through the Hearing Examiner. All communications are public record and this permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence in writing. Any violation of this doctrine could result in the invalidation of the appeal by the Court. Administrative Short Plot Report 16-000138 -Mead Short Plot [JJ ~~~()~~:~,1!1 D ~ ~ p : ll PRELIMINARY SHORT SUBDIVISION SE 1/4, SE 1/4, SEC 10, T 23N, R SE, W.M. MEAD SHORT PLAT NE 6TH ST & ILWACO PL NE :s:: m ;t,, CJ C "'tJ ~ ;;o m ~ r ~ ~ 1;; z ~!r ;t,, ~,: ~ ~~- U) I 0 ;;o -i U) C co CJ < en 0 z PRELIMINARY SHORT SUBDIVISION SE 1/4, SE 1/4, SEC 10, T 23N, R SE, W.M. MEAD SHORT PLAT NE 6TH ST & ILWACO PL NE I I I I ' -L "'r- 1 I I I I . _,.,..,,,. II ;;;~-----f-::"_1.:.~~:,: (., - ~ 5 j ~ :g_~ .! ~i "• s:: 9; CJ "U ;:o m r ~ z :x> ~ en I 0 ~ en C CD CJ < cii .6 IZ NE 6th Street and Ilwaco, Renton November 18 2015, revised 02.01.2016, 05.03.2016 Tuscany Construction LLC PO Box 6127 Bellevue, WA 98008 c/o Bob Wenzl Full Document Available upon Request SUBJECT: PROPERTY AT NE 6th STREET and ILWACO, RENTON, WA, EXISTING TREE EVALUATION I conducted a site visit at the above-referenced site on November 12th to evaluate the overall health of each tree per the City of Renton's Municipal Code Section 4-4-130. Following are the existing significant trees found on the site along with their species, dbh, overall health. See also Tree Retention Plan Sheets L-1 and L-2. TREE RETENTION/REPLACEMENT CALCUAL TIONS 1. TOTAL TREES: 53 2. DEDUCTIONS: A. Trees that are dangerous: 3 B. Trees in proposed public streets: 23 C. Trees in proposed private access tracts: 0 D. Trees in critical areas and buffers: 0 TOTAL EXCLUDED TREES: 26 3. Subtract line 2 from line 1: 27 4. Project is in the R-8 zone: 27 trees x 0.3 = 8 5. Quantity of trees proposed to be retained: 4 6. Subtract line 5 from line 4 for trees to be replaced: 4 (If line 6 is zero or less, no replacement trees are required) 7. Multiply line 6 by 12" for number of replacement inches: 48 8. Proposed size of trees to meet additional planting requirement: 3 inches per tree 9. Divide line 7 by line 8 for number of replacement trees: 16 trees lEx~ibitl 1~~, 1,1! n\ ,z =' C) z ~ ? "' z ~ r--- 1 j ~ a 8 ~ ~ i Vt'rtfY•V.ARL-fY•VNif,Y h.~r:::0:,;,:r, =:::;rn;.'IS;;;'°'i::5==-~----:1 l----~'7,,--zm'°"----,--cTw,'n-,cev'I"7------,, ~tff V.All.~Y !aid~ a-d,ited; l .ono, r<(',t'l(D WE"-"' 'l\nc TREE'! _ I ~1:rr::,;~~~~~ lJJ SE 1/4, SE 1/4, SEC l~RT SUBDIVISION ,T23N,R5E W.M MEAD SHORT PLAT , . PRELIMINARYS NE 6TH ST & ILWACO Pl NE "U ;o rn r ~ z )> ~ I~ '0 . ;o I --t 00 C OJ Cl ~ 00 6 z PRELIMINARY SHORT SUBDIVISION SE 1/4, SE 1/4, SEC 10, T 23N, R SE, W.M. MEAD SHORT PLAT NE 6TH ST & ILWACO PL NE I I I U ---- ~ ---_L_ -. t ~~ ~~ ! I ,. ,, ' I i;:2 I z I I I 1, Ii 1:· I~ I°' I I I I I ' :-st; I I I I I ••· /I -~7~"~::~---~ ::~a~: l 11 NESTH'PL -1--fEi~- s:: ~ 0 -0 ;:o m r f ~ ~ en ::c 0 ~ en C CD 0 < en 0 z NE 6th Street and Ilwaco, Renton November 18 2015, revised 02.01.2016, 05.03.2016 Tuscany Construction LLC PO Box 6127 Bellevue, WA 98008 c/o Bob Wenzl Full Document Available upon Request SUBJECT: PROPERTY AT NE 6th STREET and ILWACO, RENTON, WA, EXISTING TREE EVALUATION I conducted a site visit at the above-referenced site on November 12th to evaluate the overall health of each tree per the City of Renton's Municipal Code Section 4-4-130. Following are the existing significant trees found on the site along with their species, dbh, overall health. See also Tree Retention Plan Sheets L-1 and L-2. TREE RETENTION/REPLACEMENT CALCUAL TIONS 1 . TOT AL TREES: 2. DEDUCTIONS: 53 A. Trees that are dangerous: 3 B. Trees in proposed public streets: 23 C. Trees in proposed private access tracts: 0 D. Trees in critical areas and buffers: 0 TOTAL EXCLUDED TREES: 26 3. Subtract line 2 from line 1: 27 4. Project is in the R-8 zone: 27 trees x 0.3 = 8 5. Quantity of trees proposed to be retained: 4 6. Subtract line 5 from line 4 for trees to be replaced: 4 (If line 6 is zero or less, no replacement trees are required) 7. Multiply line 6 by 12" for number of replacement inches: 48 8. Proposed size of trees to meet additional planting requirement: 3 inches per tree 9. Divide line 7 by line 8 for number of replacement trees: 16 trees lEx~ibitl II! ~ ·.~ " z 'l co ~ C) z I ;; ~ i ~ ~ " 0 z i ' ;ii ~ z t ~ ~ []] R[VISIONS BJ X . . 11J5CANY CON5f'<IJC110N, llC , VARI.JY•VARlJY•VARlJY • ,::,, l'.l'i-----'-"c;;~;;-o;-c"c>-'-o5=, ,;;,:::...-;;f~ac-';-d "'IL1,m,Vfl"Tmp,j"''{. -i-. '"N::c------i Jtff VNiE:Y la1,fr,c~a-chtl:eci;: fftE Rt:IBN'flO~ a~r:J LN,t7'.;(/f'E ~f-_3i:1~"."...,'.".:""" ...,':;~6':~ ' I +'- i: ;:; ~ !i~i!~i~l el~~ "i~ ::Jii~ ~gi! i ; iqi -~ ;ii~~~~ :i;~~~ ~ 1111111 ,,,rn ~ S,:;; iii! ~:ii !il ~~ ~§l ·~i rn "·' 1/ 1 I! 11! ~e i'i i ! ~i I ~ ~ i~ Ii; r-=t ! t ' ' ,~ r ~ ~~.,~ '.H ij I I! ii A PORTION OF THE SE 1/4, SE 1/4, SECTION 10, TOWNSHIP 23 N., RANGE 5 EAST, W.M., CITY OF RENTON, WASHINGTON ::1:.c IUN c-c ~r '.ltr PLAC:::: NT S Cl) O~f'~~~RS PHONF.;4ll--12 CONTACT:DARKfilOfl'E.PE .;~ . ~ ---==-=~r,I ~1= r-- 1 ,1 ;1 ,,,M ~" ! I ,--, ~ !I ~c ,,·e.~o~,··ss~o : I I t 1J !J l=,.d.9 NE:6trSRlll --....._ E:X ·~A "A~S NF5thPL.A~-·-- L., -ij· ~ SECTIQ\ N.T.:: J J J Mead Short Plat NE 5th Place and Ilwaco Place NE Renton, Washington 98059 K.C parcel #102305-9230 Preliminary Drainage Report Revised May 2, 2016 Prepared for: Tuscany Construction, LLC Attn: Bob Wenzl P.O. Box 6127 Bellevue, Washington 98008 714-6707 office Prepared by: Offe Engineers, PLLC Darrell Offe, P.E. 13932 SE 159t• Place Renton, Washington 98058-7832 ( 425) 260-3412 office Full Document Available upon Request A PORTION OF THE SE 1/4, SE 1/4, SECTION 10, TOWNSHIP 23 N., RANGE 5 EAST, W.M., CITY OF RENTON, WASHINGTON cm O~!k,Ei~'?£tf,~/}RS RENION,WASHINGTON'M,151! PffONE U5-26(J...3,112 CONTACT DARRELLOF'Fl',PF. ~1 ~I ~ ""'""" !1 "' ~ .,v -~~ -_--! ~1 ---12a'L.. ~J 7.#' ~oJI ~ ~,:\ /"'~~-- I I !1 51 ii I ~E wS-R~- '--------,, ~-~ CITY OF lfENT8\J s·~aM wA-E~ ·,..er ow~rn El"< so,. [.IS[~[' -'O C •y Q> ,,, -~, CQS W.JJ -VA ~rr,~,c[ ~~~~~g :::1: r~f! (DUt.N"QS) '"''"'" l FEfl l D OF~~~~RS PHON?.W,.260-SUl CONTACT:DARRE1.L0FFE.PS A PORTION OF THE SE 1/4, SE 1/4, SECTION 10, TOWNSHIP 23 N., RANGE 5 EAST, W.M., ClTYOF RENTON, WASHINGTON ~ I ~I ! I C, ,o, AA<""' !] /"=~-· i~ t =--•WM---m=+~ -r--, II; , 'I ' I_' CX/.DAR.IMP j,' ,.,,,-=r=----:-:--~~ i / l'l'Of!IOWM NEslhP~- [XIST'NGWATfRSYSTt .. AN0f-'YO'lANT5 PR0\110C:lEr<W0,90 /"'°'?OM•AAe• ®. ;R ~;:rg~ i ~ Robert M. Pride, LLC May 19, 2014 Mr. Darrell Offe Offe Engineers 13932 SE 159th Place Renton,v\TA 98058 Re: Geotechnical Assessment Proposed Short Plat NE 6th Street & Ilwaco Place Renton, v\Tashington Dear Mr. Offe, Consulting Engineer Full Document Available upon Request This report provides subsurface soil information regarding discharge of storm water on this new short plat development located on the west side of Ilwaco Place and south of NE 6th Street in Renton. It is understood that this short plat of eight new residences will include a storage pond at the northeast comer of this site. This rectangular property measures 295 x 161 feet and is relatively flat. There is an existing residence and garage on the northwesterly side of this property (568 Hoquiam Avenue). Field exploration included the excavation of four auger borings as shown on the attached Drawing No. 1. Summary logs of these test pits are attached to this report. Based on our site investigation and geologic research the upper loose topsoils are underlain by dense to very dense glacial till soils. Shallow groundwater is perched on top of these dense glacial deposits that will prevent onsite infiltration into the subsoils. Onsite storm water will be directed into the pond at the NE comer of the site for eventual discharge to the storm system. Foundations for the new residence should extend down 18 inches onto the medium dense to dense native soils using a soil bearing value of 2000 psf. Please call if there are any questions. Robert M. Pride Principal Geotechnical Engineer dist: (1) addressee rmp: J ayMarc6thSt1 Robert M. Pride, LLC 13203 Holmes Point Drive NE Page 1 Kirkland, WA 98034 @ Kirg County :ODES Tn1s cert1fic--Jte prov;des th€ County Department of Public Health :re Depar:1Tent of Devclopmont and Environmental Services with information necessary to evaluate development proposals. DEPARTMENT OF DEVELOPMENT AND ENVIRONMENTAL SERVICES 900 Oakesdale Avenue Southwe~t Renton, Wa 98055-1219 King County Certificate of Water Availability ··------------------. Do net write In this box lfil Preliminary P!at or PUD C Re10ne or other ,~ppllcant's name: Tuscar:y ConstrJct10:, LLC (Contact: Bob wer:z 1 206-714-670/) Pm::1osed use: Farrily R2sidences -7 Lots · Mead Sho:-: P!a: Lccat1on: NE s Jlwaco P! NE Renton, WA 980S9 ap and legal Cescr1pt1or; 1f nece$SCry) Water purveyor information:1 1. 0 a. Water will be provided by service connection only to an existing (8''; water main that :s {r__Q_.'.J_tj_Qg the site. 2. 3. OR/ANS: IBJ b. Water scrv:ce wi!I require an improvement to the water system cf: 0 a. OR 0 b OR D (1) ___ feet of water m,m-1 lo 1·cad: the cind/or @ (2) The construct1on of a distribution system site; a,1(1/or ,FJ (3) Other (Cescnbe) Developer Extension Required. System requirements will be determined at pre design meeting. District will require Developer Extension Agreement and Deposit, Certificate of lnsurance, Performance Bond (if necessary) and aU related easements prior to construction. Main on NE 6th ST shall be extended to Hoquiam Ave NE to the West. Easement will be necessary. Latecomers mi'ly be available. Fire Hydrant may be required on Ilwaco Pl NE, The wa~er sys':em 1;; in conformance with c1, County approv€!d water comprehens,ve plan. l"he water system improvement is not in (·on"om1ance with a County approved water campreheris1ve plan and will req,11re a water ccrnprene1s1ve pian amendment. (This 11ay cause a delay m 1ssuarce of a permit or ,1pprov;,1). ;:iu·veyor. has been 9ranted Bounda1y Review Board ar,oroval approved service area of a private water O b, Ar-rexation or 8oundatY Review Beard (8~8) approvai wi! be recessary '.:o provide service. 4. fxl a Waler will be avai!abte at t'1e rate cf tbw and Curat1on 11d:catec: belaw ;;t ro !ess ~ha'1 20 psi r.ieasured ;,t t!"'e near?.st fire '1ydrants w1th1n J.Q.Q feet from al! buildings/property (or as m.;:rked on the attached rrap): Rate of flow at Peak Demand D iess than 500 gpm (aaprox. 0 500 to 999 gpm [El 100:J gpm or more D flow te~t of _____ _ D calculation of _gpm) Duration D less than 1 hau" D 1 !'our to 2 'lours 0 2 hours 01 more D ether ___ _ (~late: Cornrnerodl bui,dintJ permits which inc lu(.le'i multifamily structt.:res require flow test or calculat1cn.; ~)R :J !:. Water sy:otem is not capable of prov1dirg fire flow :SJ a. ,Vdler system ras ccrt1fa::ates of water right or water right c au"'1s suft1c1ent to prov de Sf!rvice. OR r..J b, Water system does not currently have necessary water ,·i9hts er water right c'.aims. rommems/conc nons· WAC@ $300 00 = Total fees-= $300.00. Fees oer lot: WAC~ $125, GFC @l S4COO, Li"C@ S35/lt w/90' min, SPUR:© $936, 5/8~ ~lleter Orop@ sSOO = Total fees per lot: $5561 plus LFC FEES SUBJECT TO CHANGE WITHOUT PRIOR NQ!!.~E.~Y.nJng plus 20% to be billed separately where_~p!.]$'._~b.1.~ ... Lot trl w·II no: te subJect to U-C.. ,ftapped from piomg irs:alied with main txtension l cert:~· t!"'at the above water purveyor wformat1on 1s true. This certification shall :ie val-d ~or 1 year from date-of -;19nature. KING COU\:Y WATER 0:STRJCT #90 Der?.,tus l'.i:fNE'NAL FffS: W/ !NJ.Yf/lR isQ.00 Agency narne AFT;"""R 1 YEAR 412).,_Q_Q Ma:1ager 122''1<5 Date June 4, 2011 JayMarc Homes, LLC Attn:Jay Mezistrano PO Box 2566 Renton, WA 98056 9505 19th Avenue S.E. Suite 106 Everett. Washington 98208 (425) 337-3174 Fax (425) 337-3045 RE: Wetland and StreanJ. Determination for King County Tax Parcels 1023059230 ·wetland Resources, Inc. (v\TRI) completed a site investigation on June 4, 2014 to locate jurisdictional wetlands and streams on and in the vicinity of the aforementioned tax parcels. The investigation area is an assemblage of 1.34 acres located in and around Ilwaco Pl NE & NE 5th Pl in the City of Renton, WA The site is further located in Section 10, Township 23N, Range OSE, W.M. The investigation area is a disturbed undeveloped site with an existing gravel parking area near its center. Surrounding parcels are dominated by single-family residential (SFR) development. On-site vegetation consists of a patchwork of small tree stands made up of mostly black cottonwood, Oregon ash, and Douglas fir, with an understory of mostly Himalayan blackberry and reed canarygrass with sporadic patches ofhardhack. The non-forested portion of the site is dominated by Himalayan blackberry and reed canarygrass, and contains a parking pad for vehicles at the center of the property. Soils throughout the investigation area are generally a very dark brown (lOYR 2/2) silt loam from the surface to 14 inches below. From 14 inches to greater than 18 inches, the soils change to a dark yellowish brown (IOYR 3/4) silt loam. All sampled soils were dry at the time of investigation. Topography of the subject property is generally flat with slight undulations throughout. METHODOLOGY Prior to conducting the on-site investigation of the subject site, public resource information was reviewed to identify the presence of wetlands, streams, and other critical areas within and near the project area. These sources included: the USFWS National Wetlands Inventory (NWI); USDA/NRCS Web Soil Survey; \NDFW SalmonScape Interactive Mapping System; WDFW Priority Habitat and Species (PIIS) Interactive Map; and the King County iMap Interactive :\Iapping Tool. None to the available on-line resources illustrated any wetlands or streams on or immediately adjacent to the investigation area. The presence of wetland areas was determined in the field using the routine determination approach described in the Corps of Engineers Wetlands Delineation Manual (Environmental Laboratory 1987) and the Regional Supplement to the Corps of Engineers Wetland Delineation lvlanual: \Netland Resources, Inc. 1 Jay!vlarc -Ilwaco Pl June1,20H WRI#l1122 Western Mountains, Valleys, and Coast Region (Version 2.0) (U.S. Army Corps of Engineers 2010). Under this method, the process for making a wetland determination is based on three steps: 1.) Examination of the site for hydrophytic vegetation (species present and percent cover); 2.) Examination of the site for hydric soils; 3.) Determining the presence of wetland hydrology The presence or absence of ordinary high water marks (OH\VN[) of streams and waterbodies were evaluated using the methodology described in the Washington State Department of Ecology document Determining the Ordinary High Water Mark on Streams in Washington State (Second Reuiew Draft) (Olson and Stockdale 2010). Streams were classified according to the water typing system provided in the Washington Administrative Code (WAC), section 222-16-030. BOUNDARY DETERMINATION FINDINGS/RESULTS All area of the subject property lack the three necessary criteria to meet the definition of wetland. No wetlands or streams were observed within the boundary of the investigation area. USE OF THIS REPORT This Wetland Determination Report is supplied to JayMarc Homes, LLC as a means of detemrining on-site critical area conditions, as required by the City of Renton. This report is based largely on readily observable conditions and, to a lesser extent, on readily ascertainable conditions. No attempt has been made to determine hidden or concealed conditions. The laws applicable to critical areas are subject to varying interpretations and may be changed at any time by the courts or legislative bodies. This report is intended to provide information deemed relevant in the applicant's attempt to comply with the laws now in effect. This delineation and report conforms to the standard of care employed by wetland ecologists. No other representation or warranty is made concerning the work or this report and any implied representation or warranty is disclaimed. Wetland Resources, Inc. Scott Brainard, PWS Principal Ecologist Wetland Resources, Inc June 4, 2014 2 JayMarc HomesJ UC WR.I# 14122 Mead Short Plat NE 5'11 Place/ Ilwaco Place NE 8 Single Family Residence CONSTRUCTION MITIGATION Proposed Construction Dates (begin and end dates): Start of construction is proposed for the summer of 2016 with clearing and grading of the property and installation of utilities/frontage improvements along abutting streets. Project is proposed to be completed by winter 2016. Hours and days of operation: 7:30 am to 3:30 pm, Monday through Friday or as otherwise allowed by City of Renton. Proposed Hauling/ Transportation routes: Materials and labor to the site are proposed off of NE 5th Street using the existing gravel parking area on the property. Construction parking and material storage will occur on the NE 5th Street side of the project (south). Proposed additional materials to the project (such as backfill, gravel base, pipe, bedding, etc.) will be hauled to the site using the access off of NE 5th Street. Haul routes to the site will be from Hoquiam Avenue NE. Measures to minimize construction activities: The construction activities proposed are to provide the necessary public and private improvements for the project. In an effort to minimize disruption of the public, frontage improvements of half-street widening is necessary along three sides of the property. These improvements can be made from the property side of the frontage. This will allow for construction to occur and minimizing disturbance of the existing roadway. Temporary closures of the frontage streets may be necessary to make utility crossings. Special hours: No special hours are necessary to complete construction. Weekend work may be necessary to complete the project on schedule; this will be determined by owner, contractor, and City of Renton. Preliminary Traffic Control Plan: Coordination with the City of Renton staff will be necessary to minimize disruption to traffic around the property for water main connections and curb, gutter, and sidewalk installation. Once a contractor is selected, a traffic control plan will be submitted and approved prior to the pre-construction meeting with the City of Renton. This plan will be implemented prior to any construction activities. Full Document Available upon Request Department of Community and Economic Development Planning Division ADMINISTRATIVE POLICY/CODE INTERPRETATION ADMINISTRATIVE POLICY/CODE INTERPRETATION#: Cl-73 -REVISED MUNICIPAL CODE SECTIONS: REFERENCE: SUBJECT: BACKGROUND: 4-2-110.A, 4-2-110.B, 4-2-110.D, 4-2-115, 4-11-020, and 4-11-230 Residential Building Height (RC thru RMF) Erratum Statement: Cl-73 implemented changes to the method of height measurement for structures in the RC through RMF zones. This erratum statement affects the two-story limitation for R-14 zoned properties by increasing it to three. Docket #116 advocates for increased height and story limits for select zones, including the RMF zone. The R-14 zone is transitional between the R-10 and RMF, and therefore R-14 standards are intended to offer a compromise between the restrictions of the R-10 and the allowances of the RMF zone. By limiting wall plate height to 24' yet allowing three stories, the R-14 zone would provide an appropriate transition between the R-10 and RMF zones with respect to building height. By definition, the current method to determine a building's height is to measure the average height of the highest roof surface from the grade plane (i.e., average grade). The maximum height allowed in the RC through R-14 zones is 30 feet (35' in the RMF). The implementation of a "maximum height" (RMC 4-2-110.A) as applied to roofed buildings is inconsistent and contradictory with the intent and purpose statements of Title IV related to residential design (RMC 4-2-115). Further, regulating the height of non-roofed structures is unenforceable by Title IV (except for Building Code). The ambiguity and contradictory aspects of the code exist for two reasons: 1. Height is measured to the midpoint of a roof; and 2. Flat roofs are able to be as tall as buildings with pitched roofs, which increases the building's massing. H:\CED\Planning\Title IV\Oocket\Administrative Policy Code lnterpretation\Cl-73\Code Interpretation -REVISED.docx :ANT ADVISORY NOTES TO APF LUA16-000138 -----1tenton Application Date: February 23, 2016 Site Address: Name: Mead Short Plat PLAN -Planning Review· Land Use Version 1 I May 11, 2016 Planning Review Comments Contact: Clark Close I 425-430-7289 I cclose@rentonwa.gov Recommendations: 1. RMC section 4 4 030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. 2. New single family and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be permitted on Sundays. 3. Within thirty {30) days of completion of grading work, the applicant shall hydraseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division's approval of this work is required prior to final inspection and approval of the permit. 4. A National Permit Discharge Elimination System {NPDES) permit is required when more than one acre is being cleared. 5. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the area defined by the drip line of any tree to be retained. 6. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be placed on fencing every fifty feet (50') indicating the words, "NO TRESPASSING -Protected Trees~ or an each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. ln addition, the applicant shall provide supervision whenever equipment or trucks are moving near trees. 7. This permit is shall comply with the Bald and Golden Eagle Protection Act. The permitted is responsible for adhering to the U.S. Fish and Wildlife Service National Bald Eagle Manaoement Guidelines (2007) and /or your U.S. Fish and Wildlife Service permit. Fire Review -Building Comments Contact: Corey Thomas I 425-430-7024 I cthomas@rentonwa.gov Recommendations: Environmental Impact Comments: 1. The fire impact fees are applicable at the rate of $495.10 per single family unit. This fee is paid at time of building permit issuance. Code Related Comments: 1. The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300 feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. Existing hydrants can be counted toward the requirement as long as they meet current code, including 5 inch storz fittings. Existing hydrants are not within 300 feet of the furthest proposed dwellings, so new hydrants are required. A water availability certificate is required from King County Water District 90. 2. Fire department apparatus access roadways are required to be minimum 20 feet wide fully paved, with 25 feet inside and 45 feet outside turning radius. Fire access roadways shall be constructed to support a 30 ton vehicle with 75 psi point loading. Access is required within 150 feet of all points on the buildinQs. Community Services Review Comments Contact: Leslie Betlach 1425-430-6619 I LBetlach@rentonwa.gov Recommendations: 1. Parks Impact fee per Ordinance 5670 applies. 2. Street Trees: On 5th Pl, use only 3 street trees; on Ilwaco, use only 6 street trees; on NE 6 Street, use only 1 street tree. On 5th Pl, use only Katsuratrees; on Ilwaco, use only Redmond Linden (Tilia americana), on NE 6 St. use only Princeton elm (Ulmus americana). Trees shall be spaced 50 feet on center, a minimum distance of 40 feet from stop signs (non shown on plan) and 30 feet from street lights (non shown on plan). Engineering Review Comments Contact: Ian Fitz-James 1425-430-7288 ! ifitz-james@rentonwa.gov Recommendations: DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M Ran: May 31, 2016 ~ L2.:J Page 1 of 10 ADVISORY NOTES TO APPLICANT LUA 16-000138 ________ ..... lfen ton 0 PLAN -Planning Review -Land Use Version 1 I May 11, 201 E Engineering Review Comments Contact: Ian Fitz.James I 425-430-7288 ! lfllz.James@rentonwa.gov DATE: March 15, 2016 TO: Clark Close, Senior Planner FROM: Ian Fitz James, Civil Plan Reviewer SUBJECT: Utility and Transportation Comments for the Mead Short Plat NE 5th Place and Ilwaco Place NE LUA 16 000138 I have reviewed the application for the Mead Short located at NE 5th Place and Ilwaco Place NE and have the following comments: EXISTING CONDITIONS WATER: Water service is provided by King County Water District 90. A water availability certificate from King County Water District 90 will need to be provided. SEWER: Sewer service is provided by the City of Renton. There is an existing an sewer east of the site in Ilwaco Place NE that flows from north to south. There is an existing an sewer south of the site in NE 5th Place that flows from west to east. The sewer in Ilwaco Place NE intersects the sewer in NE 5th Place at a 48~ Sanitary Sewer Manhole (COR Facility ID #MH4617) SE of the site. There is no sewer north of the site in NE 6th Street. STORM DRAINGE: There is an existing 12" storm drain along the eastern frontage of Ilwaco Place NE east of the site. There are two Type 1 catch basins (COR Facility ID# 131717 and 131716) along this storm drain run. There is an existing Type 1 catch basin (COR Facility ID #116586) located near the SE comer of the site along the northern frontage of NE 5th Place. This drains to the south and east by a 12" storm drain to the 12" storm drain in Ilwaco Place NE. There is no storm drain north of the site in NE 6th Street. Hoquiam Avenue NE in the vicinity of the site contains a ditch conveyance system along the eastern frontage. There is an existing 12" storm drain that flows south in the western half of Hoquiam Avenue NE. This is a continuation of a ditch along the western road frontage north of the site. Along the western frontage of Hoquiam Avenue NE there is an additional 12" storm drain that flows from north to south. STREETS: The site is bounded to the north by NE 6th Street, to the east by Ilwaco Place NE, and to the south by NE 5th Place. NE 6th Street and NE 5th Place currenUy end with a pipe stem in the vicinity of the site's western boundary. All three streets are classified as residential access streets. The panhandle/ pipe stem portion of the site west of the existing NE 6th Street pipe stem is bordered by Hoquiam Avenue NE. Hoquiam Avenue NE is classified as a neighborhood collector arterial. Per the King County Assessor's Map, the existing right of way of NE 6th Street is approximately 26 feet, the existing right of way of Ilwaco Place NE is approximately 30 feet, and the existing right of way for NE 5th Place is approximately 34 feet. Per the provided survey, the existing pavement width for NE 6th Street is 16 feet, the existing pavement width for Ilwaco Place NE is 28 feet, and the existing pavement width for NE 5th Place is 28 feet. CODE REQUIREMENTS WATER COMMENTS 1. Please obtain a water availability certificate from King County Water District 90 and provide it with the utility permit submittal. 2. Review of the water plans will be conducted by King County Water District 90 and the City of Renton Fire Department. 3. Plans approved by King County Water District 90 shall be routed to the City for final review prior to permit issuance. SEWER COMMENTS 1. The parcel as proposed does not require any sewer main extensions. 2. The side sewers for Lots 3 and 4 will require private easements where they pass through neighboring parcels. 3. The development is subject to a system development charge (SDC) for sewer service. The SOC for sewer service is based on the size of the domestic water service. The current SOC for sewer service with a 1 ~ water meter installation is $2,242 per installation. Fees Ran: Mav 31. 2016 Pae:e 2 of 10 CANT ADVISORY NOTES TO AP LUA 16-000138 -------Renton PLAN -Planning Review -Land Use Version 11 May 11, 2016 Engineering Review Comments Contact: Ian Fitz-James I 425-430-7288 J ifi1z-james@rentonwa.gov are payable at time of permit issuance. 4. This site is in the East Renton Interceptor Special Assessment District (SAD) and the fee is $316.80 per lot. Fees are payable at time of permit issuance. STORM DRAINAGE COMMENTS 1. A Preliminary Drainage Plan and Technical Information Report {TIR) completed by Offs Engineers were submitted to the City on February 20, 2016. The site is approximately 1.34 acres in size and is located in the City's Flow Control Duration Standard (Forested Conditions). The site contains two Threshold Drainage Areas (TOA). The majority of the site is in the May Creek drainage basin. The panhandle/pipe stem portion of the site west of the NE 6th Street pipe stem is part of the Lower Cedar River drainage basin. The project is proposing a combination detention/ wetvault design that discharges at the site's natural location to meet the City's Flow Control and Basic Water Quality standards. The proposed vault will be a public stormwater facility. Access to the vault per the City's amendments to the KCSWDM shall be provided. The project will also require individual lot Flow Control BMPs. Please section 1.2.3.3 and Section C.1.3.1 of the City amendments to the KCSWDM for Flow Control BMP requirements. All core and special requirements shall be addressed in the updated TlR. Drainage improvements along all street frontages shall conform to the City's street standards. Storm drains should be located outside of the planter and the sidewalk. Required horizontal and vertical separation from other utilities shall be provided. Catch basins should be located at the PC and PT of curb returns where possible. The updated drainage plan and TIR will be required as part of the utility permit submittal. 2. The geotechnical report provided was stamped and signed by an engineer whose license is out of date. A current geotechnical report is required with the utility permit submittal. This report needs to be stamped and signed by a licensed Civil Engineer in the State of Washington. 3. A Construction Stormwater General Permit from the Washington Department of Ecology will be required since clearing of the site exceeds one acre. 4. The development is subject to system development charges (SDC). The current SOCs are $1,485.00 per lot. Fees are payable at the time of permit issuance. TRANSPORTATION/STREET COMMENTS 1. NE 6th Street, Ilwaco Place NE, and NE 5th Place are all residential access streets. Per RMC 4 6 060, the minimum right of way for a residential access street is 53'. A 0.5' curb, 8' planting strip, and 5' sidewalk is required along the entire project frontage (NE 6th Street, Ilwaco Place NE, and NE 5th Place). The minimum pavement width is 26' with 20' as travel lanes and 6' of parking on one side. The required turning radius for a residential access street is 25'. The proposed street sections meet the street standards for residential access streets. a. Please have the surveyor confirm the existing right of way dimensions for all streets. The existing right of way of NE 6th Street was surveyed as 21' where the King County Assessor's Map shows it as approximately 26'. b. The 30' pipe stem of property in the far northwestern property corner will be dedicated to the City for the extension of NE 6th Street to Hoquiam Avenue NE. c. The applicant submitted a formal modification request dated February 13, 2016 regarding the street standard for the extension on NE 6th Street in the dedicated right of way to Hoquiam Avenue NE. City staff is recommending denial of the applicant's modification request. Please see the formal response to the modification request for more information. d. The City requires a half street paved road for the extension of NE 6th Street to Hoquiam Avenue NE. The City will allow a reduction of the 20' wide pavement section to a 15' wide pavement section in order to fit within the new 30 foot dedication. In addition to the modified half street pavement section, a 0.5' curb, B' planter, and 5' sidewalk are reqwred. Please provide an additional street section on the street plan sheet for the extension of NE 6th Street. Ran: May 31, 2016 Page 3 of 10 ADVISORY NOTES TO APPLICANT LUA 16-000138 Kenton® PLAN -Planning Review -Land Use Version 1 I May 11, 2016 Engineering Review Comments Contact: Ian Fitz-James 1425-430-72881 ifilz-james@rentonwa.gov e. The surveyed subdivision of lots shows a proposed half street right of way of 29.5' along the NE 6th Street frontage. The NE 6th Street section shows a half street right of way of 27.5'. Please update the street section so that it corresponds with the survey. f. The City will require that the minimum design standards be met to the best of the ability at the intersection of the extension of NE 6th Street and Hoquiam Avenue NE. Please provide a design for right of way improvements for this intersection. The City will work with the developer as needed to provide design guidance. 2. Hoquiam Avenue NE is a neighborhood collector arterial. Per RMC 4 6 060, the minimum right of way for a neighborhood collector arterial with 2 lanes is 83'. A 0.5' curb, a· planting strip, and 8' sidewalk is required. The minimum pavement width is 46' with 30' as travel lanes and 8' of parking on both sides. Bicycle lanes are also required. The required turning radius for a collector arterial is 35'. 3. Appropriate transitions for the curb, sidewalk, and roadway will need to be designed and incorporated into the final street plans. 4. Please label curb return radius at the comer of NE 6th Street and Ilwaco Place NE and at the comer of NE 5th Place and Ilwaco Place NE. Right of way dedication at comer lots appears to be adequate to accommodate the required turning radius, curb, 8' planter, and 5' sidewalk. 5. Street lighting analysis is required to be conducted by the developer along all frontages (NE 6th Street, Ilwaco Place NE, and NE 5th Place). The developer will also need to analyze street lighting at the proposed intersection of NE 6th Street and Hoquiam Avenue NE. Required street lighting shall be provided by the developer and be to City standards. 6. The maximum width of a single loaded garage driveway shall not exceed 9' and double loaded garage driveway shall not exceed 16'. 7. Paving and trench restoration shall comply with the City's Trench Restoration and Overlay requirements. 8. The current transportation impact fee rate is $2,951.17 per single family home. The transportation impact fee that is current at the time of the building permit application will be levied. Payment of the transportation impact fee is due at the time of issuance of the building permit. GENERAL COMMENTS 1. The SDCs listed are for 2016. The fees that are current at the time of the building permit application will be levied. Please see the City of Renton website for the current SDCs. 2. The survey and all civil plans shall conform to the current City of Renton survey and drafting standards. Current drafting standards can be found on the City of Renton website. 3. A final survey that is stamped and signed by the professional land surveyor of record will need to be provided. All existing utilities need to be surveyed and shown. Please reference COR Maps for mapping and records of existing utilities in the project vicinity. 4. Separate plan submittals will be required for construction permits for utility work and street improvements. All plans shall be prepared by a licensed Civil Engineer in the State of Washington. 5. Separate permits and fees for side sewers will be required. Please see the City of Renton website for current SDCs. Separate permits for water services shall be obtained from King County Water District 90. 6. Rockeries or retaining walls greater than 4 feet in height will require a separate building permit. Structural calculations and plans prepared by a licensed engineer will be required. 7. Structural plans for the storm drainage vault shall be included with the civil plan submittal. 8. A final tree removal/retention plan and landscape plan shall be included with the civil plan submittal. 9. When utility plans are complete, please submit four (4) copies of the plans, two (2) copies of the drainage report, an electronic copy of Ran: Mav 31. 2016 Pae:e 4 of 10 ADVISORY NOTES TO API LUA16-000138 PLAN -Planning Review -Land Use Engineering Review Comments each, the ermit a lication, an itemized cost of construction estimate Police Plan Review Comments Recommendations: Minimal impact on police services. Technical Services Comments Basis of Bearing as shown is unclear on Sheet 1 of the Preliminary Short Plat. ---------Iten ton Version 11 May 11, 2016 Contact: Ian Fitz-James I 425-430-7288 I ifitz-james@rentonwa.gov Contact: Cyndie Parks I 425-430-7521 I cparks@rentonwa.gov Contact: Amanda Askren I 425-430-73691 aaskran@rentonwa.gov Boundary determination is unclear as section subdivision information is not shown nor are the references listed as called out. Project narrative states a 8 lot short plat, but is submitted as a 7 lot short plat. Title Report Schedule B #9 Easement 347794 is not shown an boundary survey and a copy is not provided in the submittal package. Please provide. Ran: May 31, 2016 Page 5 of 10 ADVISORY NOTES TO APPLICANT LUA16-000138 PLAN -Planning Review -Land Use Version 21 Technical Services Comments Contact: Amanda Askren 1425-43()..7369Iaaskren@rentonwa.gov RESOLVED: Basis of Bearing as shown is unclear on Sheet 1 of the Preliminary Short Plat. Boundary determination is unclear as section subdivision information is not shown nor are the references listed as called out. Project narrative states a 8 lot short plat, but is submitted as a 7 lot short plat. Title Report Schedule B #9 Easement 347794 is not shown on boundary survey and a copy is not provided in the submittal package. Please provide. Planning Review Comments Contact: Clark Close 1425-43()..7289Icclose@rentonwa.gov Recommendations: 1. RMC section 4 4 030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. 2. New single family and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o"clock (8:00) p.m. No work shall be pem,itted on Sundays. 3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division's approval of this work is required prior to final inspection and approval of the permit. 4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is being cleared. 5. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the area defined by the drip line of any tree to be retained. 6. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing ar.ound the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be placed on fencing every fifty feet (50') indicating the words, UNO TRESPASSING -Protected Trees" or on each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the applicant shall provide supervision whenever equipment or trucks are moving near trees. 7. This permit is shall comply with the Bald and Golden Eagle Protection Act. The permitted is responsible for adhering to the U.S. Fish and Wildlife Service National Bald Eaole Management Guidelines (2007) and /or vour U.S. Fish and Wildlife Service oermit. E11gineering Review Comments Contact: Ian Fitz-James I 425-431)..72881 ifitz-james@rentonwa.gov Recommendations: DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: May 25. 2016 TO: Clark Close, Senior Planner FROM: Ian Fitz James, Civil Plan Reviewer SUBJECT: Utility and Transportation Comments for the Mead Short Plat NE 5th Place and Ilwaco Place NE LUA 16 000138 I have reviewed the application for the Mead Short located at NE 5th Place and Ilwaco Place NE and have the following comments: Ran: Mav 31, 2016 Page 6 of 10 t I ADVISORY NOTES TO API LUA 16-000138 -------Ifenton PLAN -Planning Review -Land Use Version 21 Engineering Review Comments Contact: Ian Fitz-James 1425-430-7288 I ifitz-james@rentonwa.gov EXISTING CONDITIONS WATER: Water service is provided by King County Water District 90. A water availability certificate from King County Water District 90 will need to be provided. SEWER: Sewer service is provided by the City of Renton. There is an existing a~ sewer east of the site in Ilwaco Place NE that flows from north to south. There is an existing BH sewer south of the site in NE 5th Place that flows from west to east. The sewer in Ilwaco Place NE intersects the sewer in NE 5th Place at a 48H Sanitary Sewer Manhole (COR Facility ID #MH4617) SE of the site. There is no sewer north of the site in NE 6th Street. STORM DRAJNGE: There is an existing 12" storm drain along the eastern frontage of Ilwaco Place NE east of the site. There are two Type 1 catch basins (COR Facility ID# 131717 and 131716) along this storm drain run. There is an existing Type 1 catch basin (COR Facility ID #116586) located near the SE comer of the site along the northern frontage of NE 5th Place. This drains to the south and east by a 12" storm drain to the 12" storm drain in Ilwaco Place NE. There is no storm drain north of the site in NE 6th Street. Hoquiam Avenue NE in the vicinity of the site contains a ditch conveyance system along the eastern frontage. There is an existing 12" storm drain that flows south in the western half of Hoquiam Avenue NE. This is a continuation of a ditch along the western road frontage north of the site. Along the western frontage of Hoquiam Avenue NE there is an additional 12n storm drain that flows from north to south. STREETS: The site is bounded to the north by NE 6th Streat, to the east by Ilwaco Place NE, and to the south by NE 5th Place. NE 6th Street and NE 5th Place currently end with a pipe stem in the vicinity of the site's western boundary. All three streets are classified as residential access streets. The panhandle/ pipe stem portion of the site west of the existing NE 6th Street pipe stem is bordered by Hoquiam Avenue NE. Hoquiam Avenue NE is classified as a neighborhood collector arterial. Per the King County Assessor's Map, the existing right of way of NE 6th Street is approximately 26 feet, the existing right of way of Ilwaco Place NE is approximately 30 feet, and the existing right of way for NE 5th Place is approximately 34 feet. Per the provided survey, the existing pavement width for NE 6th Street is 16 feet, the existing pavement width for Ilwaco Place NE is 28 feet, and the existing pavement width for NE 5th Place is 28 feet. CODE REQUIREMENTS WATER COMMENTS 1. Please obtain a water availability certificate from King County Water District 90 and provide it with the utility permit submittal. 2. Review of the water plans will be conducted by King County Water District 90 and the City of Renton Fire Department. 3. Plans approved by King County Water District 90 shall be routed to the City for final review prior to permit issuance. SEWER COMMENTS 1. The site as proposed does not require any sewer main extensions. 2. The side sewers for Lots 3 and 4 will require private utility easements where they pass through neighboring parcels. 3. The development is subject to system development charges (SDC) for sewer service. The SDCs for sewer service are based on the size of the domestic water service. The current SOC for sewer service with a 1" water meter installation is $2,242 per installation. Fees are payable at time of permit issuance. 4. This site is in the East Renton Interceptor Special Assessment District (SAD) and the fee is $316.80 per lot. Fees are payable at time of permit issuance. STORM DRAINAGE COMMENTS 1. A Preliminary Drainage Plan and Technical Information Report (TIR) completed by Offe Engineers were submitted to the City on May 5, 2016. The site is approximately 1.34 acres 1n size and is located in the City's Flow Control Duration Standard (Forested Conditions). The site contains two Threshold Drainage Areas (TDA). The majority of the site is in the May Creek drainage basin. The panhandle/pipe stem portion of the site west of the NE 6th Street pipe stem is part of the Lower Cedar River drainage basin. The project is proposing a combination detention I wetvault design that discharges at the site's natural location to meet the City's Flow Control and Basic Water Quality standards. The discharge point is a new catch basin connected to the existing storm drain east of the site. The proposed vault will be a public stormwater facility. Access to the vault per the City's amendments to the KCSWDM shall be provided. The project will also require individual lot Flow Control BMPs. Please section 1.2.3.3 and Section C.1.3.1 of the City Ran: May 31, 2016 Page 7 of 10 ADVISORY NOTES TO APPLICANT LUA 16-000138 PLAN • Planning Review· Land Use Version 21 Engineering Review Comments Contact: Ian Fitz.James I 425-430-7288 I ifitz-james@rentonwa.gov amendments to the KCSWDM for Flow Control BMP requirements. All core and special requirements shall be addressed in the updated TIR. Drainage improvements along all street frontages shall conform to the City's street standards. Storm drains should be located outside of the planter and the sidewalk. Required horizontal and vertical separation from other utilities shall be provided. Catch basins should be located at the PC and PT of curb returns where possible. The updated drainage plan and TIR will be required as part of the utility permit submittal. 2. The geotechnical report provided was stamped and signed by an engineer whose license is out of date. A current geotechnical report is required with the utility permit submittal. This report needs to be stamped and signed by a licensed Civil Engineer in the State of Washington. 3. A Construction Stormwater General Permit from the Washington Department of Ecology will be required since clearing of the site exceeds one acre. 4. The development is subject to system development charges (SOC). The current SDCs are $1,485.00 per lot. Fees are payable at the time of permit issuance. TRANSPORTATION/STREET COMMENTS 1. NE 6th Street, Ilwaco Place NE, and NE 5th Place are all residential access streets. Per RMC 4 6 060, the minimum right of way for a residential access street is 53'. A 0.5' curb, 8' planting strip, and 5' sidewalk are required along the entire project frontage (NE 6th Street, Ilwaco Place NE, and NE 5th Place). The minimum pavement width is 26' with 20' as travel lanes and 6' of parking on one side. The required turning radius for a residential access street is 25'. Right of way dedication will be required to provide the required right of way width. Final right of way dedication will be determined by survey. a. Please have the surveyor confirm the existing right of way dimensions for all streets. The existing right of way of NE 6th Street was surveyed as 21' where the King County Assessor's Map shows it as approximately 26'. b. The 30' pipe stem of property in the far northwestern property corner will be dedicated to the City for the extension of NE 6th Street to Hoquiam Avenue NE. c. The applicant submitted a formal modification request dated February 13, 2016 regarding the street standard for the extension on NE 6th Street in the dedicated right of way to Hoquiam Avenue NE. City staff 1s recommending denial of the applicant's modification request. Please see the formal response to the modification request for more information. d. The City requires a half street paved road for the extension of NE 6th Street to Hoquiam Avenue NE. The City will allow a reduction of the 20' wide pavement section to a 15' wide pavement section in order to fit within the new 30 foot dedication. In addition to the modified half street pavement section, a 0.5' curb, 8' planter, and 5' sidewalk are required. Drainage improvements along the NE 6th Street extension will be required to conform to the City's street standards. Provide an additional street section on the street plan sheet for the extension of NE 6th Street. e. The City will require that the minimum design standards be met to the best of the ability at the intersection of the extension of NE 6th Street and Hoquiam Avenue NE. Provide a design for right of way improvements for this intersection. The City will work with the developer as needed to provide design guidance. Address the impacts on the existing stormwater ditch along the eastern Hoquiam Avenue NE frontage. A perpendicular curb ramp at the intersection with Hoquiam Avenue NE will be required for pedestrian traffic crossing Hoquiam Avenue NE. 2. Hoquiam Avenue NE is a neighborhood collector arterial. Per RMC 4 6 060, the minimum right of way for a neighborhood collector arterial with 2 lanes is 83' A 0.5' curb, 8' planting strip, and 8' sidewalk is required. The minimum pavement width is 46' with 30' as travel lanes and 8' of parking on both sides. Bicycle lanes are also required. The required turning radius for a collector arterial is 35'. 3. The applicant proposes to use a 16' shared driveway with 12' of pavement to access Lots 1, 2, 3, and 7. Tract A will also be accessed Ran: Mav 31. 2016 Page 8 of 10 i I ~ANT ADVISORY NOTES TO API LUA 16-000138 _____ _...Itenton PLAN -Planning Review -Land Use Version 21 Engineering Review Comments Contact: Ian Fitz-James 1425-430-7288 I ifitz-james@rentonwa.gov from the shared driveway. The shared driveway shall conform to the standards found in RMC 4 6 060. Shared driveways shall be wholly in a tract. The shared driveway shall not be more than 200' in length. The paved surface shall be a minimum of 16'. Drainage improvements per City standards are required along the shared driveway. An access easement shall cover the entirety of the tract. 4. Appropriate transitions for the curb, sidewalk, and roadway for the extension of NE 6th Street will need to be designed and incorporated into the final street plans. 5. Label the curb return radius at the comer of NE 6th Street and Ilwaco Place NE and at the comer of NE 5th Place and Ilwaco Place NE. Right of way dedication at comer lots appears to be adequate to accommodate the required turning radius, curb, 8' planter, and 5' sidewalk. 6. Perpendicular curb ramps per WSDOT standards shall be installed at the Ilwaco Place NE and NE 6th Street and Ilwaco Place NE and NE 5th Place intersections. 7. The proposed jog in the sidewalk near the northeastern site corner will be permitted so long as it doesn't affect the placement of the perpendicular curb ramps. A modified curb ramp design may be considered in this location. Show the existing tree on the street widening plan and add stationing to the sidewalk jog so that it can be correctly installed. 8. Street lighting analysis is required to be conducted by the developer along all frontages (NE 6th Street, Ilwaco Place NE, and NE 5th Place). The developer will also need to analyze street lighting at the proposed intersection of NE 6th Street and Hoquiam Avenue NE. Required street lighting shall be provided by the developer and be to City standards. 9. Per RMC 4 4 080, the maximum width of a single loaded garage driveway is 9' and the maximum width of a double loaded garage driveway is 16'. If a garage is not present, the maximum driveway width is 16'. Driveways shall be closer than 5' to any property line. 10. Paving and trench restoration shall comply with the City's Trench Restoration and Overlay requirements. 11. The current transportation impact fee rate is $2,951.17 per single family home. The transportation impact fee that is current at the time of the building permit application will be levied. Payment of the transportation impact fee is due at the time of issuance of the building permit. GENERAL COMMENTS 1. The SDCs listed are for 2016. The fees that are current at the time of the building permit application will be levied. Please see the City of Renton website for the current SDCs. 2. The survey and all civil plans shall conform to the current City of Renton survey and drafting standards. Current drafting standards can be found on the City of Renton website. 3. A final survey that is stamped and signed by the professional land surveyor of record will need to be provided. All existing utilities need to be surveyed and shown. Please reference COR Maps for mapping and records of existing utilities in the project vicinity. 4. Separate plan submittals will be required for construction permits for utility work and street improvements. All plans shall be prepared by a licensed Civil Engineer in the State of Washington. 5. Separate permits and fees for side sewers will be required. Please see the City of Renton website for current SDCs. Separate permits for water services shall be obtained from King County Water District 90. 6. Rockeries or retaining walls greater than 4 feet in height (from top of wall to bottom of footing) will require a separate building permit. Structural calculations and plans prepared by a licensed engineer will be required. 7. Structural plans for the storm drainage vault shall be included with the civil plan submittal. 8. A final tree removal/retention plan and landscape plan shall be included with the civil plan submittal. Ran: May 31, 2016 Page 9 af 10 ADVISORY NOTES TO APPLICANT LUA16-000138 _____ ..... lt'enton €) PLAN -Planning Review -Land Use Version 21 Engineering Review Comments Contact, Ian Fitz.James 1425-430-72881 ifitz-james@rentonwa.gov 9. When utility plans are complete, please submit four (4) copies of the plans, two (2) copies of the drainage report, an electronic copy of each, the ermit application, an itemized cost of construction estimate, and a lication fee ta the counter of the sixth floor. Ran: Mav 31. 2016 Page 10 of 10 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT --------lfenton A. ADMINISTRATIVE REPORT & DECISION DECISION: REPORT DATE: Project Name: Owner: Applicant: Contact: File Number: Project Manager: Project Summary: CONCURRENCE DATE 3. I"< { !l 0APPROVED [8j APPROVED SUBJECT TO CONDITIONS D DENIED March 21, 2016 Mead Short Plat The Heirs and Devisees of Laverne R. Mead, Deceased Bob Wenzl, Tuscany Construction, LLC P.O. Box 6127, Bellevue, WA 98008 Darrell Offe, Offe Engineers, 13932 SE 159th PL, Renton, WA 98058 LUA16-000138, SHPL-A Clark H. Close, Senior Planner The applicant is requesting preliminary short plat approval for the subdivision of an existing 58,591 square foot (1.35 acre) site into 7 lots and 1 tract (Tracts A). The oject site is located within the Residential-8 (R-8) zone. The proposed lots range size from 5,186 to 6,051 sf in area with an average lot size of 5,449 sf and a net ensity of 7.05 du/ac. Tract A is proposed as a 5,122 sf stormwater vault. The i ( operty is bordered to the south by NE 5th Pl, to the east by Ilwaco Ave NE and to e north by NE 6th St. An 18-foot wide access easement is proposed over the orthern most portion of the private tract for access to Lot 3. The abutting roads ould be widened and improved with half-street frontage improvements. The pplicant is also requesting a modification from street improvements within the pestem portion of the existing lot along NE 6th St. No critical areas were ,,... I ,.,,,.J,DA. , , tC<G~ ,~ z4ZJtLh lztf: ]c Ji I, ..1.1-1 a0v, i2!!1 "hZ1 {, I Project Location: Site Area: identified on the subject property. The applicant is proposing to retain two (2) of the 53 existing onsite trees. NE 6th St and Ilwaco Ave NE (APN 102305-9230) 58,591 square feet (1.35 acres) Project Location Map Administrative Short Plat Report 16-000138 _j;(p KentOll RE-NOTICE OF APPLICATION A Master Application has been filed and accepted with the Department of Community & Economic Development (CED)-Planning Division of the City of Renton. The following briefly describes the application and the necessary Public Approvals. DATE OF RE-NOTICE OF APPLICATION: May 11, 2016 PROJECT NAME/NUMBER: Mead Short Plat/ LUA16-000138, SHPL-A, MOD PROJECT DESCRIPTION: The applicant is requesting approval of a 7-lot short plat of a vacant parcel (APN 1023059230) totaling 58,591 square feet (1.35 acres) for the future development of 7 single-family houses. The subject property is located near the intersection of Ilwaco Ave NE and NE 5th Pl in the Renton Highlands. The parcel is located within the Residential-8 dwelling units per acre (R-8) zone. The proposed lots range in size from 5,000 to 5,613 square feet {sf} in area with an average lot size of 5,199 sf. The site will also contain a 5,122 sf starmwater vault tract {Tract A) a 2,319 sf shared driveway tract (Tract B). The residential density is 7.5 dwelling units per net acre. The property is bordered to the south by NE 5th Pl, to the east by Ilwaco Ave NE and to the north by NE 6th St. The abutting roads would be widened and improved with half street frontage improvements. The applicant is also requesting a modification from street improvements within the pipestem portion of the existing lot along NE 6th St in an effort to defer construction of most right-of-way improvements until development along Hoquiam Ave NE occurs to allow for alignment to match the existing NE 6th St on the west side of Hoquiam Ave NE. A 5-foot wide sidewalk within the pipestem portion has been proposed by the applicant. No critical areas were identified on the subject property. The applicant is proposing to retain four {4) of the 53 existing onsite trees. The project development would utilize and extend existing public utilities through the site. Approximately 465 cubic yards would be cut and pl~ced over the stormwater vault tract for landscaping. The applicant has submitted a Wetland and Stream Assessment, Arborist Report, Geotechnical Engineering Study, and a Preliminary Technical Information Report with the application. This project was re-noticed due to revisions to the proposed site plan/layout. PROJECT LOCATION: SW Corner of NE 6th St and Ilwaco Ave NE (APN 1023059230) PERMITS/REVIEW REQUESTED: Short Plat APPLICANT/PROJECT CONTACT PERSON: Darrell Otte, Otte Engineers/ 13932 SE 159'" Pl/ Renton, WA 98058 / 425-260-3412 / darrell.offe@comcast.net Comments on the above application must be submitted in writing to Clark H. Close, Senior Planner1 Department of Community & Economic Development, 1055 South Grady Way1 Renton, WA 98057, by 5:00 p.m. on May 25, 2016. If you have questions about this proposal, or wish to be made a party of record and receive additional notification by mail, contact the Project Manager at (425) 430-7289. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. If you would like to be made a party of record to receive further information on this proposed project, complete this form and return ta: City of Renton, CED, Planning Division, 1055 South Grady Way, Renton, WA 98057. File Name/ No.: Mead Short Plat/ LUA16-000138, SHPL-A, MOD NAME: __________________________________ _ MAILING ADDRESS: ________________ CITY/STATE/ZIP: _________ _ TELEPHONE NO.: _____________ _ RE-NOTICE OF APPLICATION A Master Applic ation has been filed and accepted with the Department of Community & Economic Developm e nt (CED) -Pl a nning Division of the City of Rento n. Th e following briefly describes the application and th e necessary Public Approvals. CATE CF RE-NOTICE OF APPLICATION: May 11 , 2016 PROJECT NAME/NUMBER: Mead Short Plat/ LUA16-000138, SHPL-A , MOD PROJECT DESCRIPTION : The app licant is requesting approval of a 7-lot short pl at of a vacant parcel (APN 1023059230) totaling 58,591 squa re feet (1.35 acres) for the future development of 7 single-family houses. The sub je ct property is located near the intersection of Ilwaco Ave NE and NE 5t h Pl in the Renton Hig hl ands. The parce l is located within th e Res identlal-8 dwelling units per ac re (R -8) zo ne. The proposed lots ra nge in size from 5,000 t o 5,613 square fee t (sf) in area with an average lot size of 5,199 sf. Th e site will also contai n a 5,122 sf stormwate r vault tract (T ract A) a 2,319 sf shared driveway t ract (T ract B). The resident ia l density is 7.5 dwelling un its per net acre. The property is borde red to t he south by NE 5th Pl, to the east by Ilwaco Ave NE and t o the north by NE 6th St. The abutting roads would be widened and im proved with half street frontage improvements. The applicant is also requesting a modification from street improvements wit hin the pip estem portion of the existing lot along NE 6th St in an effort to defe r construction of most rig ht-of-way improvements unti l development along Hoquiam Ave NE occu rs to al low for alig nment to match t he existing NE 6th St on the west side of Hoquia m Av e NE. A 5-foot wide si dewalk within the pipeste m portio n has been pro posed by the applicant. No critica l areas were identified on the su bject property. The applica nt is proposing to ret ai n four (4) of the 53 existing onsite trees. The project development would utilize and ext end ex istin g public utilities throug h the site. Approximately 465 cubic yards would be cut and placed over the stormwater vau lt tract for landscapi ng. The app lic ant has submitted a Wetland and St ream Assessmen t , Arbor ist Report, Geote chnical Enginee ring Study, an d a Preliminary Technica l Information Report with t he applicatio n. Thi s project was re-notice d due to revisions to t he proposed site plan/layout. PROJECT LOCATION: SW Co rner of NE 6th St and Ilwaco Ave NE (APN 1023059230) PERMITS/REVIEW REQUESTEC : Short Plat APPLICANT/PROJECT CONTACT PERSON : Darrell Otte, Otte Engineers/ 13932 SE 159"' Pl/ Renton, WA 98058 / 425 -260-3412 / darrell.offe@co mcast.net Comments on the above application must be submitted in writing to Clark H. Close, Senior Planner, Department of Community & Economic Development, 1055 South Grady Way, Renton, WA 98057, by 5:00 p.m. on May 25, 2016. If you have questions about this proposa l, or wish to be made a party of record and receive additional notification by mail, contact the Project Manager at (425) 430-7289. Anyone who sub mits w ritten com ments wi ll automatically become a party of record and will be notified of any decisio n on th is project. If you would like to be ma de a party of record to receive further information on t his proposed project, com pl ete this form and return to : City of Renton, CED, Planning Division, 1055 Sou th Grady Way, Renton, WA 98057. File Name/ No .: Mead Sh ort Plat/ LUA lG-000138, SHPL -A, MOD NAME: __________________________________ _ MAILIN G ADDRESS: ________________ CITY/STATE /ZIP:---------- TELEPHONE NO .:-------------- PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION DATE OF APPLICATION: FEBRUARY 23, 2016 RE-NOTICE OF COMPLETE APPLICATION : MAY 11, 2016 If you would like to be made a party of reco rd to receive further information on this proposed project , complete this fo rm and return to: City of Renton, CEO, Planning Di vision, 1055 South Grady Way, Rento n, WA 98057. F;le Name/ No.: Mead Short Plat/ LUA16-000138, SHPL-A, MOD NAME : __________________________________ _ MAILING ADDRESS:----------------CITY/STATE/ZIP :---------- Liii:"'c" cinJ:$f.REr-ri:oN :,i,.H,, ,., '"" '""' ,,;,_jj"N:iiii\ ' ,rf if'.::':d,. ' 'ibi'.'.L><>> r <t . . . . , DEPARTMENT OF COMMUNITY,& ECONQMICDEVELOPMENT ,,PLANNING DIVISION ' 'lilli(AFFIDAV'i't;1QF s]Rv1cii ev MAIONG · · ~'::!!Z-.,, l''•T'"'""'"",i,''"' "' ;_;;i,;:;; On the 11th day of May, 2016 , I deposited in the mails of the United States, a sealed envelope containing Re- Notice of Application documents. This information was sent to: Darrell Offe Contact Bob Wenzl Applicant Elisa Fitzpatrick Party of Record 300' Surrounding Properties See Attached (Signature of Sender): STATE OF WASHINGTON ) ) ss COUNTY OF KING ) My appointment expires: I Mead Short Plat .. , ;r:11 LUA16-000138, SHPL-A, MOD template • affidavit of service by mail ing 3448720180 1023059338 3448720190 ABRAHAM SAGl+MARY ANDERSON LINDAJ ARORA VIJAY+ANU KAPUR 5204 NE 5TH PL 5006 NE 6TH ST 5203 ILWACO PL NE RENTON, WA 98059 RENTON, WA 98059 RENTON, WA 98059 1023059290 3448740480 1023059453 ARUNDELL WT BUI STEVEN BURLAKOV NIKOLAY+YELENA BUR 507 HOQUIAM AVE NE 5013 NE 6TH ST 5115 NE 5TH CIR RENTON, WA 98059 RENTON, WA 98059 RENTON, WA 98059 1023059454 1023059403 3448720110 BURNASH EV VITALIY+ANNA CHUCHU LI CHUNG DUC DUONG+HA M TON 5121 NE 5TH CIRCLE 552 HOQUIAM AVE NE 526 IWACO AV NE RENTON, WA 98059 RENTON, WA 98059 RENTON, WA 98059 4187000610 4187000600 3448720090 DAO KAY+PHIMPHONE SONGVILAY DORNAN MAEGAN+LAYBOUM JONAT ENG NELSON 625 ILWACO AVE NE 619 ILWACO AVE NE 514 ILWACO AV NE RENTON, WA 98059 RENTON, WA 98059 RENTON, WA 98059 1023059190 1023059479 1023059258 FITZPATRICK ELISA MARLENE HASS KAZUKO HILL DANNY L 568 HOQUIAM AVE NE 5231 NE 6TH ST 500 HOQUIAM AVE NE RENTON, WA 98059 RENTON, WA 98059 RENTON, WA 98055 1023059455 3448720220 1023059254 HO SUK L+PANG CHO F HSI CHING W HU GUOJING+FAYE L 5127 NE 5TH CIR 5202 NE 5TH CT 5127 NE 8TH PL RENTON, WA 98056 RENTON, WA 98056 RENTON, WA 98059 1023059306 3448720050 4187000310 HUA THAI N+THANH DAM T NGUY HUA ZHEN+LINDSAY JENNIE GO HUANG WEIYAN+JERRY S WANG 5216 NE 5TH PL 509 ILWACO AVE NE 16114 NE 97TH ST RENTON, WA 98059 RENTON, WA 98059 REDMOND, WA 98052 3448740420 4187000320 3448740460 JACKSON JAY JAVELONA GLENN C JR+SHARLEN JIMENEZ JEROME+SAMANTHA 5027 NE 5TH PL 609 ILWACO PL NE 5001 NE 6TH ST RENTON, WA 98059 RENTON, WA 98059 RENTON, WA 98059 3448740510 1023059456 4187000270 JOHNSON JAMES KAZI AMINUL ISLAM+NILUFAR S KEITH SOPOIN+SARA GEORGE 519 HOQUIAM AVE NE 5122 NE 5TH ST 400 S HENDERSON ST RENTON, WA 98059 RENTON, WA 98059 SEATTLE,WA 98108 1023059461 3448720200 1023059397 KOBAYASHI TAKAHISA LAM KWOK YUEN+TINA CHI LUI LANE TRACY 545 JERICHO AVE NE 5209 NE 5TH CT 5000 NE 6TH ST RENTON, WA 98059 RENTON, WA 98059 RENTON, WA 98059 4187000280 4187000550 3448720120 LANGLEY RIDGE AT MAY CREEK LAO EDWARD LE CHAU P 19515 N CREEK PY #300 606 ILWACO AVE NE 505 JERICHO AV NE BOTHELL, WA 98012 RENTON, WA 98059 RENTON, WA 98059 4187000520 4187000510 1023059264 LE TAMMIE LI BIAO+CAI ZHIMIN LI CHUCHU 624 ILWACO AVE NE 630 ILWACO AVE NE 552 HOQUIAM AVE NE RENTON, WA 98059 RENTON, WA 98059 RENTON, WA 98059 3448720070 1023059186 1023059196 LI XIAO RONG+PEI HUI MO LIANG MINHONG MARQUART PEGGY A 502 ILWACO AVE NE 10600 151ST AVE SE 608 HOQUIAM AVE NE RENTON, WA 98059 RENTON, WA 98059 RENTON, WA 98059 1023059217 1023059221 1023059185 MARTIN LEAH L+SCOTI L MARX ROBERT P & LYNN J MATIHAI DELORES 16247 205TH PL SE 12248 142ND SE PO BOX 562 RENTON, WA 98059 RENTON, WA 98056 BLACK DIAMOND, WA 98010 1023059298 1023059299 3448720030 MATIHAI MORGAN MATIHAI MORGAN MBURE REGINA 429 WILLOW DR 559 Hoquiam Ave NE PO BOX 8225 ENUMCLAW, WA 98022 Renton, WA 98059 KIRKLAND, WA 98034 1023059230 4187000580 1023059480 MEAD LAVERNE MKRTUMOV SERGEY A+ZARA A GA MORSE DEBORAH S 6947 COAL CREEK PKWY SE #302 607 ILWACO AVE NE 5225 NE 6TH ST NEWCASTLE, WA 98059 RENTON, WA 98059 RENTON, WA 98059 1023059452 1023059283 4187000530 NARAYAN VIJAY NELSON KYLE NG CALVERT+SIRAYOTHIN ANITA PO BOX 3526 562 HOQUIAM AVE NE 618 ILWACO AVE NE RENTON, WA 98056 RENTON, WA 98059 RENTON, WA 98059 3448720080 4187000020 4187000590 NGUYEN DANNY+LINH MY HUYNH NGUYEN HUNG TAN NGUYEN PHUONG ANH THI 508 ILWACO AVE NE 5109 NE 6TH PL 613 ILWACO AVE NE RENTON, WA 98059 RENTON, WA 98059 RENTON, WA 98059 3448740470 1023059339 4187000030 OCAMPO RAUL+RAQUEL OLIY IVAN N+YULIYA V OMILIAK BRIAN E+PARASIDA SA 5007 NE 6TH ST 12251142ND AV SE 5115 NE 6TH PL RENTON, WA 98059 RENTON, WA 98059 RENTON, WA 98059 4187000560 4187000010 4187000620 O'NEILLJOHN E+ANNA KARINA OSCARSON ANTHONY+CHRISTINE PATH URI JEEVAN K & AHAH RIM 600 ILWACO AVE NE 5103 NE 6TH PL 631 ILWACO AVE NE RENTON, WA 98059 RENTON, WA 98059 RENTON, WA 98059 1023059212 1023059197 1023059055 PERRY & HOFFMASTER PRATHER PATRICIA PRATHER PATRICIA 553 HOQUIAM AVE NE 611 HOQUIAM AVE NE 617 Hoquiam Ave NE RENTON, WA 98059 RENTON, WA 98059 Renton, WA 98059 3448720020 1023059281 4187000340 PREOTEASA CRISTIAN l+VIKTOR RAMRAKHAJAYSHIV A RATCLIFFE ISAAC A 527 ILWACO AVE NE 140 PROSPECT AVE #12A 621 ILWACO PL NE RENTON, WA 98059 HACKENSACK, NJ 7601 RENTON, WA 98059 4187000360 1023059478 3448740410 ROBERTS KELLEN W+ALLYSON B SAECHAO KAO H SECRETARY OF HOUSING & URBA 633 ILWACO PL NE 5253 NE 6TH ST 4400 WILL ROGERS PKWY STE #300 RENTON, WA 98059 RENTON, WA 98059 OKLAHOMA CITY, OK 73108 3448720210 3448720130 4187000570 SHAW TROY D+CARRIE H SHEPHERD ANTHONY+SUSAN QUIT SICAT JOHNDERIC V+CHERYL 5208 NE 5TH CT 511 JERICHO AV NE 601 ILWACO AVE NE RENTON, WA 98059 RENTON, WA 98059 RENTON, WA 98059 3448740430 1023059474 1023059377 SINGH HARINDER+GAGANDEEP BA SIPRASEUTH KENNETH+SOMSAI SMITH MARK A+STACEY L 5008 NE 5TH PL 5014 NE 5TH PL 14114 SE 124TH ST RENTON, WA 98059 RENTON, WA 98059 RENTON, WA 98059 4187000300 4187000350 1023059477 SONG SHU Y STARKEY JASON+LAURA R STRICKLIN DAVID B+COURTNEY 602 ILWACO PL NE 627 ILWACO PL NE 559 JERICHO AVE NE RENTON, WA 98059 RENTON, WA 98059 RENTON, WA 98059 1023059184 3448720060 3448720100 SUDDUTH JONET M TASARZ ANDRZEJ+DOROTA TENG MICHAEL+XUAN PHUNG KHU 12260 142ND SE 503 ILWACO AVE NE 520 ILWACO AV NE RENTON, WA 98065 RENTON, WA 98059 RENTON, WA 98056 1023059308 4187000290 3448720011 TRAN MAI TRAN MINHNHAT & HUYNH NHI H TRAN SE MENG+RINAN 553 JERICHO AVE NE 608 ILWACO PL NE 5115 NE 5TH PL RENTON, WA 98059 RENTON, WA 98059 RENTON, WA 98059 3448740500 3448740490 3448720040 TRAN SUSAN TRINH HELEN TRUONG ANH 5025 NE 6TH ST 5019 NE 6TH ST 515 ILWACO AV NE RENTON, WA 98059 RENTON, WA 98059 RENTON, WA 98059 3448720150 3448720170 3448720010 TRUONG VAN & LAC VALLE JAMES A+SHERYL VOYTOVICH VITALIY+OLGA 523 JERICHO AVE NE 5212 NE 5TH ST 5109 NE 5TH PL RENTON, WA 98059 RENTON, WA 98056 RENTON, WA 98059 1023059460 4187000330 4187000540 VU ANDY+THUYTRAN WEN WENDY XU BING 541 JERICHO AVE NE 615 ILWACO PL NE 612 ILWACO AVE NE RENTON, WA 98059 RENTON, WA 98059 RENTON, WA 98059 3448720140 3448740450 YUAN BO LIANG+LIU CUI SHAN ZHANG XIAO 517 JERICHO AVE NE 562 GRAHAM AVE NE RENTON, WA 98059 RENTON, WA 98059 ---~Rentoo® RE-NOTICE OF APPLICATION M...-.dSl>a'1Plat/l.Wllti-OC,Oll!,SHPL·A,MOO 1!1!11 SWComorofNE6tl\5tandll"'3<0J\v•NEIAPN102lOS9llOI APPUCANT/PROJECTCONTACTPWON OanollOffe,Qff0En11n .. r,/1Hl2S.ElS9'Pl/~eoton,WA9a0!8/ !l~-lo0-l4ll/darn,llo!fe@rnmca,tn<tt :::",:~~~~~~ ,'; :;;::;:n~::ic~~,:~,'.:,'~:,::~~~~; ~":::~:: ;:;.",~~~~~:::~~;; como'ete '"" ',le Name/No. MeadShortPlar/LUAlo-OOOllB IHPLO.MQO PLEASE INCLUDE THE PROJECT NUMSER WHEN CAW NG FOR PROPER F\l.f IDENTIFICATION oATtCFAPPUCAnON: FEBRUA.i1Y:U,Z016 '1~:~" .:~~~.~:: ;: :• ;;~;:n~:~c~ft;,:~,::;~;:,:,:,,~7~;; ;!;;~::;/;:~:•R:~~~~~:'~(~~j ,omplote thi, file Name/"°' M•adSh<lr'tPlat/lUAlijOOOUB,S~Pl-A,MOD CERTIFICATION I, CL--A11-IL 1-L C-U)5,'Z hereby certify that _3 __ copies ofthe above document were posted in _3_ conspicuous places or nearby the described property on Date: __ t;-'/'---11-'-/_1_, ____ _ Signed :_._U~~=)'---"----'1/....;.._,..QZr.---cc.._/ _·_-_-_. ·--'-"-- STATE OF WASHINGTON ss COUNTY OF KING I certify that I know or have satisfactory evidence that -"~-"-'-~--'"'""-\_"'_=-....::..-1.-l:cc)_':..a;,'--___ .<...::c· ~---- signed this instrument and acknowledged it to be his/her/t eir free and voluntary act for the I Leslie Betlach Plan Review Routing Slip Plan Number: LUA16-000138 Name: Mead Short Plat Site Address: NE 5th Pl and Ilwaco Place NE Description: The applicant is requesting approval of a 7-lot short plat of a vacant parcel (APN 1023059230) totaling 58,591 square feet (1.35 acres) for the future development of 7 single-family houses. The subject property is located near the intersection of Ilwaco Ave NE and NE 5th Pl in the Renton Highlands. The parcel is located within the Residential-8 dwelling units per acre (R-8) zone. The proposed lots range in size from 5,186 to 6,051 square feet in area with an average lot size of 5,449 square feet. The site will also contain a single stormwater vault tract (Tract A) that is 5,122 square feet. The residential density is 7.05 dwelling units per net acre. The property is bordered to the south by NE 5th Pl, to the east by Ilwaco Pl NE and to the north by NE 6th St. An 18-foot wide access easemen is proposed over the northern most portion of the private tract for access to Lot 3. The abutting roads would be widened and improved with half street frontage improvements. The applicant is also requesting a modification from street improvements within the pipestem portion of the existing lot along NE 6th St in an effort to defer construction of most right-of-way improvements until development along Hoquiam Ave NE occurs to allow for alignment to match the existing NE 6th St on the west side of Hoquiam Ave NE. A 5-foot wide sidewalk within the pipestem portion has been proposed by the applicant. No critical areas were identified on the subject property. The applicant is proposing to retain 2 of the 53 existing onsite trees. The project development would utilize and extend existing public utilities through the site. Approximately 465 cubic yards would be cut and placed over the stormwater vault tract for landscaping. The applicant has submitted a Wetland and Stream Assessment, Tree Protection Plan, Geotechnical Engineering Study, and a Preliminary Technical Information Report with the application. Review Type: Date Assigned: Community Services Review-Version 1 03/01/2016 Date Due: 03/15/2016 Project Manager: Clark Close Environmental Impact Earth Animals Air Environmental Health Water Energy/Natural Resources Plants Housing Land/Shoreline Use Aesthetics Where to enter your comments: Manage My Reviews Which types of comments should be entered: light/Gia re Historic/Cultural Preservation Recreation Airport Environmental Utilities 10,000 Feet Transportation 14,000 Feet Public Service Recommendation -Comments that impact the project including any of the Enivornmental Impacts above. Correction -Corrections to the project that need to be made before the review can be completed and /or requesting submittal of additional documentation and/or resubmittal of existing documentation. What statuses should be used: Reviewed -I have reviewed the project and have no comments. Reviewed with Comments -I have reviewed the project and and I have comments entered in Recommendations. Correction/Resubmit -I have reviewed the project and the applicant needs to submit and/or resubmit documentation and I have added corrections in Corrections. f1a;1~ l1atrLfJ2A Qrd1AUMu_ 6/L'70afpe0 Signature of Director or Authorized Representative Terry Flatley Plan Review Routing Slip Plan Number: LUA16-000138 Name: Mead Short Plat Site Address: NE 5th Pl and Ilwaco Place NE Description: The applicant is requesting approval of a 7-lot short plat of a vacant parcel {APN 1023059230) totaling 58,591 square feet (1.35 acres) for the future development of 7 single-family houses. The subject property is located near the intersection of Ilwaco Ave NE and NE 5th Pl in the Renton Highlands. The parcel is located within the Residential-8 dwelling units per acre (R-8) wne. The proposed lots range in size from 5,186 to 6,051 square feet in area with an average lot size of 5,449 square feet. The site will also contain a single stormwater vault tract (Tract A~ that is 5,122 square feet. The residential density is 7.05 dwelling units per net acre. The property is bordered to the south by NE 5th Pl, to the east by Ilwaco Pl NE and to the north by NE 6th St. An 18-foot wide access easemen is proposed over the northern most portion of the private tract for access to Lot 3. The abutting roads would be widened and improved with half street frontage improvements. The applicant is also requesting a modification from street improvements within the pipestem portion of the existing lot along NE 6th St in an effort to defer construction of most right -of-way improvements until development along Hoquiam Ave NE occurs to allow for alignment to match the existing NE 6th St on the west side of Hoquiam Ave NE. A 5-foot wide sidewalk within the pipestem portion has been proposed by the appllcant. No critical areas were identified on the subject property. The applicant is proposing to retain 2 of the 53 existing onsite trees. The project development would utilize and extend existing public utilities through the site. Approximately 465 cubic yards would be cut and placed over the stormwater vault tract for landscaping. The applicant has submitted a Wetland and Stream Assessment, Tree Protection Plan, Geotechnical Engineering Study, and a Preliminary Technical Information Report with the application. Review Type: Community Services Review-Version 1 Date Assigned: 03/01/2016 Date Due: 03/15/2016 Project Manager: Clark Close Environmental Impact Earth Animals Air Environmental Health Water Energy/Natural Resources Plants Housing Land/Shoreline Use Aesthetics Where to enter your comments: Manage My Reviews Which types of comments should be entered: Light/Glare Historic/Cultural Preservation Recreation Airport Environmental Utilities 10,000 Feet Transportation 14,000 Feet Public Service Recommendation -Comments that impact the project including any of the Enivornmental Impacts above. Correction -Corrections to the project that need to be made before the review can be completed and /or requesting submittal of additional documentation and/or resubmittal of existing documentation. What statuses should be used: Reviewed -I have reviewed the project and have no comments. Reviewed with Comments -I have reviewed the project and and I have comments entered in Recommendations. Correction/Resubmit -I have reviewed the project and the applicant needs to submit and/or resubmit documentation and I have added corrections in Corrections. Street Trees: On 5th Pl, use only 3 street trees; on Ilwaco, use only 6 street trees; on NE 6 Street, use only 1 street tree. On 5th Pl, use only Katsuratrees; on Ilwaco, use only Redmond Linden (Tilia americana), on NE 6 St. use· only Princeton elm {Ulm us americana). Trees shall be spaced SOfeet on-center, a minimum distance of 40 feet from stop signs (non shown on plan) and 30 feet from street lights (non shown on plan). Signature of Director or Authorized Representative Date -----~ NOTICE OF APPLICATION ~c:1~·;1::~:~~.::~~~;.~~~:;:;~;:~'.'!:~:1~;,~;:r;·:~~:~~~;::u;,~~:V;::= '"blL< Appr ... lo. IJllll Frel,rn1M"1T,chocallnlarm,t,on~•;crtw,th<ho,pallca1'on. PERMITT/R~IE'WREUUE.fl!D: .>.PPLICANT/nOlECT(0"1'ACTPE1150!1: o,"ell0Ho,Qffefn8lnee"/ll9ll\C1S9~11/R•nton,WA9S058/0l5· lGQ.l4H/d,mall.afie@comcart.not ;:::".:~~~:,;: ;; "~1~:~:::,:r;: z;;;~;,~n',~;·;.~~:~,"l~~~,;~~.~:,:~"::.· ::~;non'.°!!~;~~i'.°mpletesh • s,Nam,/No Me«JShortPlat/LUA)6.0UOl311.SIIPLA PLEASE INCLUDE l'HE PROJECT NUMBER WHEN CALl.lNG FOR PROPER F\lE IDENTIFICATION None~ OF COMPl.fTE APPLICAnllN: MARO! 1, l016 l~;:u,~~~~~~';;:: b~;::;::c:: ;;~~:~~l~:~:':;o~.~~;';~=~::~'.;.!,' :.~;,o:.~~'~IB";:·tmpl,t< ,h~ ,,,, ~am,/~a. M<adShartl',at/LU~C&-OOOlli,SHPl·A MA1,1NGAD0RE.IS: ________ C1Tl/,T.>TE/ZP ___ _ CERTIFICATION I, CG (f Ptc It , C L-OSF hereby certify that _:s __ copies of the above document were posted in _3_ conspicuous places or nearby the described property on Date: 3 \ I 16 Signed: ~ fl Q:0,._______ STATE OF WASHINGTON ss COUNTY OF KING I certify that I know or have satisfactory evidence that C \c.1 "-H. (' lc; se signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. Dated: in and for the State of Washington Notary (Print): /1,,c, d J'/ Jc11 ') ) On the 1st day of March, 20161 deposited in the mails of the United States, a sealed envelope containing Notice of Application and Acceptance documents. This information was sent to: Bob Wenzl Darrell Offe 300' Surrounding Properties (Signature of Sender): STATE OF WASHINGTON COUNTY OF KING ) ) ss ) Applicant Contact See Attached --</~ o\ve:·. . . .::_': 'v ,.,,,,\\\\\111,) Ar iii/ I certify that I know or have satisfactory evidence that Sabrina Mirante = 0"~~~;10N "").',,,, <I' 11 signed this instrument and acknowledged it to be his/her/their free and voluntary act:Jo~i/~V~""'3kpof~ mentioned in the instrument. • rn 1 2 -; " " ~ 0 :c ',,, 01'\ .,a.tlB"-.,.\"\f J.:. _:: ' .A \,,18-29~ ............ --~~-().-_--= Dated: Wa11,cfi;, 1, 2 o i C: · I u Notary (Print): _____ ~t~+o~l"'.l<J·-~1-,~'i~i =ll~,5"~------------ My appointment expires: 1, A ~ ] 'l ,)_Qll-/---'V.3 c1.\ I Mead Short Plat LUA16-000138, SHPL-A template -affidavit of service by mailing 3448720180 1023059338 3448720190 ABRAHAM SAGl+MARY ANDERSON LINDAJ ARORA VIJAY+ANU KAPUR 5204 NE 5TH PL 5006 NE 6TH ST 5203 ILWACO PL NE RENTON, WA 98059 RENTON, WA 98059 RENTON, WA 98059 1023059290 3448740480 1023059453 ARUNDELL WT BUI STEVEN BURLAKOV NIKOLAY+YELENA BUR 507 HOQUIAM AVE NE 5013 NE 6TH ST 5115 NE 5TH CIR RENTON, WA 98059 RENTON, WA 98059 RENTON, WA 98059 1023059454 1023059403 3448720110 BURNASH EV VITALIY+ANNA CHUCHU LI CHUNG DUC DUONG+HA M TON 5121 NE 5TH CIRCLE 552 HOQUIAM AVE NE 526 !WACO AV NE RENTON, WA 98059 RENTON, WA 98059 RENTON, WA 98059 4187000610 4187000600 3448720090 DAO KAY+PHIMPHONE SONGVILAY DORNAN MAEGAN+LAYBOUM JONAT ENG NELSON 625 ILWACO AVE NE 619 ILWACO AVE NE 514 ILWACO AV NE RENTON, WA 98059 RENTON, WA 98059 RENTON, WA 98059 1023059190 1023059479 1023059258 FITZPATRICK ELISA MARLENE HASS KAZUKO HILL DANNY L 568 HOQUIAM AVE NE 5231 NE 6TH ST 500 HOQUIAM AVE NE RENTON, WA 98059 RENTON, WA 98059 RENTON, WA 98055 1023059455 3448720220 1023059254 HO SUK L+PANG CHO F HSI CHING W HU GUOJING+FAYE L 5127 NE 5TH CIR 5202 NE 5TH CT 5127 NE 8TH PL RENTON, WA 98056 RENTON, WA 98056 RENTON, WA 98059 1023059306 3448720050 4187000310 HUA THAI N+THANH DAM T NGUY HUA ZHEN+LINDSAY JENNIE GO HUANG WEIYAN+JERRY S WANG 5216 NE 5TH PL 509 ILWACO AVE NE 16114 NE 97TH ST RENTON, WA 98059 RENTON, WA 98059 REDMOND, WA 98052 3448740420 4187000320 3448740460 JACKSON JAY JAVELONA GLENN C JR+SHARLEN JIMENEZJEROME+SAMANTHA 5027 NE 5TH PL 609 ILWACO PL NE 5001 NE 6TH ST RENTON, WA 98059 RENTON, WA 98059 RENTON, WA 98059 3448740510 1023059456 4187000270 JOHNSON JAMES KAZI AMINUL ISLAM+NILUFAR S KEITH SOPOIN+SARA GEORGE 519 HOQUIAM AVE NE 5122 NE 5TH ST 400 S HENDERSON ST RENTON, WA 98059 RENTON, WA 98059 SEATTLE,WA 98108 1023059461 3448720200 1023059397 KOBAYASHI TAKAHISA LAM KWOK YUEN+TINA CHI LUI LANE TRACY 545 JERICHO AVE NE 5209 NE 5TH CT 5000 NE 6TH ST RENTON, WA 98059 RENTON, WA 98059 RENTON, WA 98059 4187000280 4187000550 3448720120 LANGLEY RIDGE AT MAY CREEK LAO EDWARD LE CHAU P 19515 N CREEK PY 11300 606 ILWACO AVE NE 505 JERICHO AV NE BOTHELL, WA 98012 RENTON, WA 98059 RENTON, WA 98059 4187000520 4187000510 1023059264 LE TAMMIE LI BIAO+CAI ZHIMIN LI CHUCHU 624 ILWACO AVE NE 630 ILWACO AVE NE 552 HOQUIAM AVE NE RENTON, WA 98059 RENTON, WA 98059 RENTON, WA 98059 3448720070 1023059186 1023059196 LI XIAO RONG+PEI HUI MO LIANG MINHONG MARQUART PEGGY A 502 ILWACO AVE NE 10600 151ST AVE SE 608 HOQUIAM AVE NE RENTON, WA 98059 RENTON, WA 98059 RENTON, WA 98059 1023059217 1023059221 1023059185 MARTIN LEAH L+SCOTI L MARX ROBERT P & LYNN J MATIHAI DELORES 16247 205TH PL SE 12248 142ND SE PO BOX 562 RENTON, WA 98059 RENTON, WA 98056 BLACK DIAMOND, WA 98010 1023059298 1023059299 3448720030 MATIHAI MORGAN MATIHAI MORGAN MBURE REGINA 429 WILLOW DR 559 Hoquiam Ave NE PO BOX 8225 ENUMCLAW, WA 98022 Renton, WA 98059 KIRKLAND, WA 98034 1023059230 4187000580 1023059480 MEAD LAVERNE MKRTUMOV SERGEY A+ZARA A GA MORSE DEBORAH S 6947 COAL CREEK PKWY SE #302 607 ILWACO AVE NE 5225 NE 6TH ST NEWCASTLE, WA 98059 RENTON, WA 98059 RENTON, WA 98059 1023059452 1023059283 4187000530 NARAYAN VIJAY NELSON KYLE NG CALVERT +SIRAYOTHIN ANITA PO BOX 3526 562 HOQUIAM AVE NE 618 ILWACO AVE NE RENTON, WA 98056 RENTON, WA 98059 RENTON, WA 98059 3448720080 4187000020 4187000590 NGUYEN DANNY+LINH MY HUYNH NGUYEN HUNG TAN NGUYEN PHUONG ANH THI 508 ILWACO AVE NE 5109 NE 6TH PL 613 ILWACO AVE NE RENTON, WA 98059 RENTON, WA 98059 RENTON, WA 98059 3448740470 1023059339 4187000030 OCAMPO RAUL+RAQUEL OLIY IVAN N+YULIYA V OMILIAK BRIAN E+PARASIDA SA 5007 NE 6TH ST 12251142ND AV SE 5115 NE 6TH PL RENTON, WA 98059 RENTON, WA 98059 RENTON, WA 98059 4187000560 4187000010 4187000620 O'NEILL JOHN E+ANNA KARINA OSCARSON ANTHONY+CHRISTINE PATH URI JEEVAN K & AHAH RIM 600 ILWACO AVE NE 5103 NE 6TH PL 631 ILWACO AVE NE RENTON, WA 98059 RENTON, WA 98059 RENTON, WA 98059 1023059212 1023059197 1023059055 PERRY & HOFFMASTER PRATHER PATRICIA PRATHER PATRICIA 553 HOQUIAM AVE NE 611 HOQUIAM AVE NE 617 Hoquiam Ave NE RENTON, WA 98059 RENTON, WA 98059 Renton, WA 98059 3448720020 1023059281 4187000340 PREOTEASA CRISTIAN l+VIKTOR RAMRAKHAJAYSHIV A RATCLIFFE ISAAC A 527 ILWACO AVE NE 140 PROSPECT AVE #12A 621 ILWACO PL NE RENTON, WA 98059 HACKENSACK, NJ 7601 RENTON, WA 98059 4187000360 1023059478 3448740410 ROBERTS KELLEN W+ALL YSON B SAECHAO KAO H SECRETARY OF HOUSING & URBA 633 ILWACO PL NE 5253 NE 6TH ST 4400 WILL ROGERS PKWY STE 11300 RENTON, WA 98059 RENTON, WA 98059 OKLAHOMA CITY, OK 73108 3448720210 3448720130 4187000570 SHAW TROY D+CARRIE H SHEPHERD ANTHONY+SUSAN QUIT SICAT JOHNDERIC V+CHERYL 5208 NE 5TH CT 511 JERICHO AV NE 601 ILWACO AVE NE RENTON, WA 98059 RENTON, WA 98059 RENTON, WA 98059 3448740430 1023059474 1023059377 SINGH HARINDER+GAGANDEEP BA SIPRASEUTH KENNETH+SOMSAI SMITH MARK A+STACEY L 5008 NE 5TH PL 5014 NE 5TH PL 14114 SE 124TH ST RENTON, WA 98059 RENTON, WA 98059 RENTON, WA 98059 4187000300 4187000350 1023059477 SONG SHU Y STARKEY JASON+LAURA R STRICKLIN DAVID B+COURTNEY 602 ILWACO PL NE 627 ILWACO PL NE 559 JERICHO AVE NE RENTON, WA 98059 RENTON, WA 98059 RENTON, WA 98059 1023059184 3448720060 3448720100 SUDDUTH JON ET M TASARZ ANDRZEJ+DOROTA TENG MICHAEL+XUAN PHUNG KHU 12260 142ND SE 503 ILWACO AVE NE 520 ILWACO AV NE RENTON, WA 98065 RENTON, WA 98059 RENTON, WA 98056 1023059308 4187000290 3448720011 TRAN MAI TRAN MINHNHAT & HUYNH NHI H TRAN SE MENG+RINAN 553 JERICHO AVE NE 608 ILWACO PL NE 5115 NE 5TH PL RENTON, WA 98059 RENTON, WA 98059 RENTON, WA 98059 3448740500 3448740490 3448720040 TRAN SUSAN TRINH HELEN TRUONG ANH 5025 NE 6TH ST 5019 NE 6TH ST 515 ILWACO AV NE RENTON, WA 98059 RENTON, WA 98059 RENTON, WA 98059 3448720150 3448720170 3448720010 TRUONG VAN & LAC VALLE JAMES A+SHERYL VOYTOVICH VITALIY+OLGA 523 JERICHO AVE NE 5212 NE 5TH ST 5109 NE 5TH PL RENTON, WA 98059 RENTON, WA 98056 RENTON, WA 98059 1023059460 4187000330 4187000540 VU ANDY+ THUY TRAN WEN WENDY XU BING 541 JERICHO AVE NE 615 ILWACO PL NE 612 ILWACO AVE NE RENTON, WA 98059 RENTON, WA 98059 RENTON, WA 98059 3448720140 3448740450 YUAN BO LIANG+LIU CUI SHAN ZHANG XIAO 517 JERICHO AVE NE 562 GRAHAM AVE NE RENTON, WA 98059 RENTON, WA 98059 Bob Wenzl TUSCANY CONSTRUCTION LLC PO BOX 6127 BELLEVUE, WA 98008 Darrell Otte Otte Engineers, PLLC 13932 SE 159th Pl Renton, WA 98058-7832 March 1, 2016 Darrell Offe Offe Engineers 13932 SE 159th Pl Renton, WA 98058 Community & Economic Development Department C.E."Chip"Vincent, Administrator Subject: Notice of Complete Application Mead Short Plat, LUA16-000138, SHPL-A Dear Mr. Offe: The Planning Division of the City of Renton has determined that the subject application is complete according to submittal requirements and, therefore, is accepted for review. You will be notified if any additional information is required to continue processing your application. Please contact me at {425) 430-7289 if you have any questions. Sincerely, Clark H. Close Senior Planner cc: Bob Wenzl/ Applicant Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov NOTICE OF APPLICATION A Master Application has been filed and accepted with the Department of Community & Economic Development (CED) -Planning Division of the City of Renton. The following briefly describes the application and the necessary Public Approvals. DATE OF NOTICE OF APPLICATION: March 1, 2016 PROJECT NAME/NUMBER: Mead Short Plat/ LUA16-000138, SHPL-A PROJECT DESCRIPTION: The applicant is requesting approval of a 7-lot short plat of a vacant parcel (APN 1023059230) totaling 58,591 square feet (1.35 acres) for the future development of 7 single-family houses. The subject property is located near the Intersection of Ilwaco Ave NE and NE 5th Pl in the Renton Highlands. The parcel is located within the Residential-8 dwelling units per acre (R-8) zone. The proposed lots range in size from 5,186 to 6,051 square feet in area with an average lot size of 5,449 square feet. The site will also contain a single stormwater vault tract (Tract A) that is 5,122 square feet. The residential density is 7.05 dwelling units per net acre. The property is bordered to the south by NE 5th Pl, to the east by Ilwaco Pl NE and to the north by NE 6th St. An 18-foot wide access easement is proposed over the northern most portion of the private tract for access to Lot 3. The abutting roads would be widened and improved with half street frontage improvements. The applicant is also requesting a modification from street improvements within the pipestem portion of the existing lot along NE 6th St in an effort to defer construction of most right-of-way improvements until development along Hoquiam Ave NE occurs to allow for alignment to match the existing NE 6th St on the west side of Hoquiam Ave NE. A 5-foot wide sidewalk within the pipestem portion has been proposed by the applicant. No critical areas were identified on the subject property. The applicant is proposing to retain 2 of the 53 existing onsite trees. The project development would utilize and extend existing public utilities through the site. Approximately 465 cubic yards would be cut and placed over the stormwater vault tract for landscaping. The applicant has submitted a Wetland and Stream Assessment, Tree Protection Plan, Geotechnical Engineering Study, and a Preliminary Technical Information Report with the application. PROJECT LOCATION: NE 61 h St/ Ilwaco Ave NE PERMITS/REVIEW REQUESTED: Short Plat APPLICANT/PROJECT CONTACT PERSON: Darrell Offe, Offe Engineers/ 13932 SE 15911, Pl/ Renton, WA 98058/ 425- 260-3412/ darrell.offe@comcast.net Comments on the above application must be submitted in writing to Clark H. Close, Senior Planner, Department of Community & Economic Development, 1055 South Grady Way, Renton, WA 98057, by 5:00 p.m. on March 15, 2016. If you have questions about this proposal, or wish to be made a party of record and receive additional notification by mail, contact the Project Manager at (425) 430-7289. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. If you would like to be made a party of record to receive further information on this proposed project, complete this form and return to: City of Renton, CED, Planning Division, 1055 South Grady Way, Renton, WA 98057. File Name/ No.: Mead Short Plat/ LUA16-000138, SHPL-A NAME:---------------------------------- MAILING ADDRESS: _______________ CITY/STATE/ZIP: _________ _ TELEPHONE NO.: -------------- ------~Kenton® PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION DATE OF APPLICATION: FEBRUARY 23, 2016 NOTICE OF COMPLETE APPLICATION: MARCH 1, 2016 If you would like to be made a party of record to receive further information on this proposed project, complete this form and return to: City of Renton, CED, Planning Division, 1055 South Grady Way, Renton, WA 98057. File Name/ No.: Mead Short Plat/ LUA16-000138, SHPL-A NAME:---------------------------------- MAILINGADDRESS: _______________ CITY/STATE/ZIP: _________ _ TELEPHONE NO.: -------------- DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Print Form Reset Form Save Form Kenton® Planning Division LAND USE PERMIT MASTER APPLICATION PROPERTY OWNER(S) PROJECT INFORMATION '11,< {-\f;-\{2..<; A+!>D 9~~ NAME(;f' \,),.\/$2_1-,le, S2--1vlEA{), OC~ PR~CT OR DEVELOPMENT NAME: ~ S~T n-m- ADDRESS: CITY: ZIP: PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE: V AfAf-"f" ~~':"\ t~ Li, "':t S~ / , 1..-wt.c:o p-. . 1'.l E.... ~~o~ TELEPHONE NUMBER: KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): \D~S ~ 02~0 APPLICANT (if other than owner) NAME:Bz,lQ v~ EXISTING LAND USE(S): ~ '71 t-J6i I.-£ ~ ' COMPANY (if applicable)'"T"J ~'If Cu:bT, W.1, PROPOSED LAND USE(S) ~liJe,L(; fAm \ \){ ADDRESS f. D, l?OX: (.p\ '2-1 EXISTING COMPREHENSIVE PLAN MAP DESIGNATION l,2e;l~T7A-L. Nt::D1\JM ~ l r( PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION CITY~\J"ut:_ ZIP 9 ~ (if applicable) N/lt-- TELEPHONE NUMBER: 2,1::b , "1 (4 , ~1 07 EXISTING ZONING: '2---1? CONTACT PERSON PROPOSED ZONING (if applicable): ~f-\Me:- NAME: v~u.-~ SITE AREA (in square feet): 78 0'7' I "7 .:r-. I SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE COMPANY (if applicable):~. t: _,_y,., >I.J~. DEDICATED: 10,~S"S 5.f. ADDRESS \?::i:? ?"J,,. 5"f;; \~~f'\...-. SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: D PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET CITY ~\O,-._:, ZIP9'r£)(;,~ ACRE (if applicable) ,./ TELEPHONE NUMBER AND EMAIL ADDRESS: ..+ 2-0 · '2.CN. ~4 l 2- Jc;tx-r-c. LI . ott.-e wmco:it. N..:\- NUMBER OF PROPOSED LOTS (if applicable) 7 NUMBER OF NEW DWELLING UNITS (if applicable): 7 H :\CED\Data\Forms-Templates\Self-Help Ha ndouts\Planning\Master Application .doc Rev: 08/2015 PROJECT INFORMATION {continued) ~-----'---=----=--:..:..:cc::..:...:c...::_.:=. __________ ~ NUMBER OF EXISTING DWELLING UNITS (if applicable) PROJECT VALUE: 0 ~ i, Boo,. ~ SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): ?,.~ ~.f=, IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable) SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if apphcable): µ/A SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL 0 AQUIFIER PROTECTION AREA ONE D AQUIFIER PROTECTION AREA TWO BUILDINGS (if applicable): N(/t--0 FLOOD HAZARD AREA ___ sq.ft. SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable) t-3 ( A-D GEOLOGIC HAZARD ___ sq.ft. NET FLOOR AREA ON NON-RESIDENTIAL BUILDINGS (if D HABITAT CONSERVATION ___ sq.ft. applicable): /0 r A-0 SHORELINE STREAMS & LAKES ___ sq.ft NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): ~IA-D WETLANDS ___ sq.ft. LEGAL DESCRIPTION OF PROPERTY (Attach legal description on separate sheet with the followina information included\ SITUATE IN THE 5~ QUARTER OF SECTION~. TOWNSHIP t--? , RANGE _2_, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON AFFIDAVIT OF OWNERSHIP I, (Print Name/s) P 4-. c) . declare under penalty of perjury und~ laws of the State of Washington that I am (please check one) the current owner of the property involved in this application or L,,!l!.J the authorized representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers herein contained and the information herewith are in all respects true and correct to the best of my knowledge and belief. Signature of Owner/Representative Signature of Owner/Representative Date STATE OF WASHINGTON ) ) ss COUNTY OF KING ) I certify that I know or have satisfactory evidence that t':Jriot:l \y\gC16 signed this instrument and acknowledge it to be his/her/their free and voluntary act for the uses and purpose mentioned in the instrument Notary Pullllc State of Washington MARK ROA My Appointment ExplrH Jan 14, 2019 Notary (Print): My appointment expires: H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Master Application.doc DI\ ILJ )·Uf] Rev: 08/2015 ... . OEPARTMENT OF COMM__ TY AND ECONOMIC DEVELOPMENT ___ ..,Ifenton ® WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS Planning Division 1055 South Grady Way-Renton, WA 98057 Phone: 425-430-7200 I www.rentonwa.gov LAND USE PERMIT SUBMITIAL REQUIREMENTS: WAIVED MODIFIED BY: BY: Arborist Report 4 Biological Assessment 4 ~ Calculations 1 COMMENTS: Colored Maps for Display 4 utt. Nrl ('t1;Vlf17,,.,, Construction Mitigation Description , ANO 4 Deed of Right-of-Way Dedication 1 Density Worksheet 4 Drainage Control Plan 2 Drainage Report 2 Elevations, Architectural 3 ANo 4 Environmental Checklist 4 ~ Existing Covenants (Recorded Copy) tANo• Existing Easements (Recorded Copy) tAN04 Flood Hazard Data 4 Olrt-- Floor Plans 3 ANO 4 Geotechnical Report, ANO, Grading Elevations & Plan, Conceptual 2 Grading Elevations & Plan, Detailed 2 Habitat Data Report, ~ Improvement Deferral, Irrigation Plan 4 PROJECT NAME: DATE: H: \CE D\Data \Forms-T em plates\Se lf-H elp Ha ndouts\Plan ning\ Waiversu bmitta lreqs. docx Rev: 08/2015 • LAND USE PERMIT SUBMITIAL REQUIREMENTS: WAIVED MODIFIED COMMENTS: BY: BY: King County Assessor's Map Indicating Site 4 Landscape Plan, Conceptual• Landscape Plan, Detailed• Legal Description 4 Letter of Understanding of Geological Risk 4 Map of Existing Site Conditions 4 Master Application Form• Monument Cards (one per monument) 1 Neighborhood Detail Map 4 Overall Plat Plan 4 Parking, Lot Coverage & Landscaping Analysis 4 Plan Reductions (PMTs) 4 Post Office Approval 2 Plat Name Reservation 4 Plat Plan 4 Preapplication Meeting Summary 4 Public Works Approval Letter, Rehabilitation Plan 4 Screening Detail 4 Shoreline Tracking Worksheet 4 Site Plan 2AN0, Stream or Lake Study, Standard 4 &14-1:... Stream or Lake Study, Supplemental 4 Stream or Lake Mitigation Plan 4 Street Profiles 2 Title Report or Plat Certificate tAND< Topography Map, Traffic Study 2 Tree Cutting/Land Clearing Plan 4 Urban Design Regulations Analysis 4 Utilities Plan, Generalized 1 Wetlands Mitigation Plan, Final 4 Wetlands Mitigation Plan, Preliminary 4 H :\CED\Data \Forms~ Templates\Se lf-H elp Ha ndouts\P Ian nin g\ Wa iversu bm itta I reqs .dacx Rev: 08/2015 J . 'LAND USE PERMIT SUBMITTAL REQUIREMENTS: Wetlands Report/Delineation 4 Wireless: Applicant Agreement Statement >AND3 Inventory of Existing Sites >ANo 3 Lease Agreement, Draft 2 AND 3 Map of Existing Site Conditions IANo 3 Map of View Area , ANO, Photosimulations, ANO 3 This Requirement may be waived by: 1. Property Services 2 Development Engineering Plan Review 3 Building 4 Planning WAIVED MODIFIEu BY: BY: H: \CED\ Data \Fa rms-T em plates \Se/f-H e )p Handouts \P Ian n ing\ Wa 1versu bm1tta I req s. docx COMMENTS: Rev·. 08/2015 PRE-APPLICATION MEETING FOR MEAD SHORT PLAT PRE 14-000626 CITY OF RENTON Department of Community & Economic Development Planning Division June 5, 2014 Contact Information: Planner: Clark H. Close, 425-430-7289 Public Works Plan Reviewer: Jan Illian, 425-430-7216 Fire Prevention Reviewer: Corey Thomas, 425-430-7024 Building Department Reviewer: Craig Burnell, 425-430-7290 Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before making all of the required copies. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). FIRE & EMERGENCY SERVICES DEPARTMENT MEMORANDUM DATE: June 5, 2014 TO: Clark Close, Associate Planner FROM: Corey Thomas, Plan Review/Inspector SUBJECT: (Mead Short Plat) PRE14-000626 1. The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300-feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. Existing hydrants can be counted toward the requirement as long as they meet current code, including 5-inch storz fittings. Existing hydrants are not within 300-feet of the furthest proposed dwellings, so new hydrants are required. A water availability certificate is required from King County Water District 90. 2. The fire impact fees are applicable at the rate of $479.28 per single family unit. This fee is paid at time of building permit. 3. Fire department apparatus access roadways are required to be minimum 20-feet wide fully paved, with 25-feet inside and 45-feet outside turning radius. Fire access roadways shall be constructed to support a 30-ton vehicle with 322-psi point loading. Access is required within 150-feet of all points on the buildings. Page 1 of 1 .. 3. A geotechnical report for the site is required. Information on the water table and soil permeability with recommendations of appropriate flow control BMP options with typical designs for the site from the geotechnical engineer shall be submitted with the application. 4. Surface water system development fee is $1,228.00 for the new lot. Credit will be given to the existing home. 5. A Construction Stormwater Permit from Department of Ecology is required if clearing and grading of the site exceeds one acre. Transportation Comments 1. Existing right of way width in NE 6th Place and lwaco Place NE and is 30 feet and 34 feet in NE 5th Place t. All streets are classified as residential access streets. Minimum residential street width is a 53 foot right of way. To meet the City's complete street standards for residential streets, street improvements including, but not limited to 13 feet of paving from centerline, curb and gutter, an 8-foot planter strip, a 5-foot sidewalk, and storm drainage improvements are required to be constructed in the right of way fronting the site per City code 4-6-060. To build these street sections, dedication of right of way dedication fronting the site on all sides will be required for future road widening. Staff will need more time to review and identify specific frontage.improvements and dedication for each street. 2. Corner lots are required to dedicate a minimum radius of 15 feet. 3. Applicant may submit an application to the City requesting a modification of the street frontage improvements as outlined in City code 4-9-250C5d, Request shall be in writing addressed to Jennifer Henning, Director of Community and Economic Development. The request will be submitted through the plan reviewer. Dedication of right of way will not be waived. 4. LED street lighting will be required. 5. The current transportation impact fee rate is $1,430.72 per single family house. The transportation impact fee that is current at the time of~building permit aP.E2lication will be levied. Payment of the transportation impact fee is due at the time of issuance of the building permit. Credit will be given to the existing home. General Comments 1. All construction utility permits for drainage and street improvements will require separate plan submittals. All utility plans shall conform to the Renton Drafting Standards. Plans shall be prepared by a licensed Civil Engineer. 2. Separate permit and fees will be required for the water meter installation, side sewer connection and storm water connection. 3. Water services, sewer stubs and drainage flow control bmps are required to be provided to each new lot prior to recording of the short plat. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT DATE: TO: FROM: SUBJECT: M E M O R A N D U M June 5, 2014 Clark Close, Associate Planner Jan Illian, Plan Review Section Mead Short Plat -NE 5th Street and Ilwaco Place NE {APN 102305-9230) PRE14-000626 NOTE: The applicant is cautioned that information contained in this summary is preliminary and non- binding and may be subject to modification and/or concurrence by official city decision-makers. 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. I have completed a preliminary review for the above-referenced proposal. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. Water Comments 1. Water service is provided by Water District 90. A water availability certificate will be required to be submitted with the site plan. Sewer I Wastewater Comments 1. Sewer service is provided by the City of Renton. There is an existing 8-inch sewer main in NE 5th Place and an 8-inch sewer main in Ilwaco Place NE. A sewer main extension will be required. U>r 7 ~~ 2. System development fee for sewer is based on the size of the new domestic water to the new lots. Sewer fee for a o/.-inch water meter or a 1-inch meter is $2~00. Credit will be given to the existing home if connected to sewer. Storm Comments 1. There is a drainage conveyance system in Ilwaco Place NE and Hoquiam Ave NE. 2. A drainage plan and drainage report will be required with the site plan application. The report shall comply with the 2009 King County Surface Water Manual and the 2009 City of Renton Amendments to the KCSWM, Chapter 1 and 2. All core and any special requirements shall be contained in the report. Based on the City's flow control map, this site falls within the Flow Control Duration Standard,~ ~-The drainage report will need to follow the area specific flow control requirements under Core Requirement #3. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT DATE: TO: FROM: SUBJECT: M E M O R A N D U M June 5, 2014 Pre-Application File No. 14-000626 Clark H. Close, Associate Planner Mead Short Plat -NE 5th Place and Ilwaco Avenue NE (APN 102305-9230) 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, Community & Economic Development Administrator, Public Works Administrator, Planning Director, Development Services Director, 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 $SO.OD plus tax from the Finance Division on the first floor of City Hall or on line at www.rentonwa.gov. Project Proposal: The subject property is located near the intersection of NE 5th Place and Ilwaco Avenue NE. The applicant is proposing an 8-lot short plat with 1 detention tract in the Renton Highlands. The existing parcel is 58,568 square feet (1.34 acres), King County parcel no. 102305-9230. The parcel was annexed into the City under the Piele Annexation in 2001, per Ord. No. 4924 and has a Comprehensive Land Use of Residential Single Family and a zoning designation of Residential-8 (R-8). The property is surrounded by earlier developments in the area, including Langley Meadows to the north and Honey Brook Div. Ill to the east and south. The new lots are intended for the eventual development of eight detached single-family homes. Current Use: Vacant Lot with heavy vegetation and tree cover. Zoning/Density Requirements: The subject property is located within the R-8 zoning classification. The density range allowed in the R-8 zone is a minimum of 4.0 to a maximum of ,_)Y.trdwelling units per 1 net acre, except that the maximum shall be 6.00 dwelling units per net acre when alleys are considered practical, as specified in RMC 4-7-150.E.S, and are not part of the street configuration. The area of public and private streets and critical areas would be deducted from the gross site area to determine the "net" site area prior to calculating density. Using the gross square footage, the 8-lot proposal arrives at a gross density of approximately 5.97 du/ac (8 lots/ 1.34 acres = 5.97 du/ac). While the area af the proposed access easement was provided, it is unclear how much area would be required to be dedicated for right-of-way; therefore, the net density of site could not be calculated. A Density Worksheet would be H:\CED\Planning\Current Planning\PREAPPS\14-000626.Clark Mead Short Plat, PRE14-000626 Page 2 of 5 June 5, 2014 required at the time af formal short plat application. The applicant would be required to demonstrate compliance with the net density requirements of the zone at the time of formal application. Development Standards: The project would be subject to RMC 4-2-llOA, "Development Standards for Single Family Zoning Designations" effective at the time of complete application. (A copy of these standards, noted as "R-8 standards," is included herein.) Minimum Lot Size. Width and Depth -The minimum lot size permitted in the R-8 zone is 4,500 square feet for parcels greater than 1 acre in size and 5,000 square feet for lots 1 acre or less in size. The total lot area of the subject site is greater than 1 acre; therefore, a minimum lot size of 4,500 square feet is applicable to the proposed project. A minimum lot width of 50 feet for interior lots and 60 feet for corner lots, as well as a minimum lot depth of 65 feet, is also required. The proposal appears to comply with the lot standards of the zone. Lot Configuration -One of the following is required: l. Lot width variation of 10 feet (10') minimum of one per four (4) abutting street-fronting lots, or 2. Minimum of four (4) lot sizes (minimum of four hundred (400} gross square feet size difference), or 3. A front yard setback variation of at least five feet (5') minimum for at least every four (4) abutting street fronting lots. If variation is not provided in the lot design at the time of short plot application, the applicant would be required to comply with option three at the time of building permits. Building Standards -R-8 zone allows a maximum building coverage of 35% of the lot area or 2,500 square feet, whichever is greater for lots over 5,000 square feet in size. The maximum impervious coverage in the R-8 zone is 75%. Building height is restricted to 30 feet from existing grade. Detached non-residential accessory structures must remain below a height of 15 feet. The gross floor area of accessory structures must be less than that of the primary structure. Accessory structures are also included in building lot coverage calculations. The proposal's compliance with the building standards would be verified at the time of building permit review for the new residences. Setbacks -Setbacks are the minimum required distance between the building footprint and the property line and any private access easement. The required setbacks in the R-8 zone are 15 feet in front for the primary structure, 20 feet in front for an attached garage, 20 feet in the rear, S feet on interior side yards, and 15 feet on side yards along streets (5 feet along a shared driveway). The setbacks for the new residences would be reviewed at the time of building permit. Residential Design and Open Space Standards: All new dwelling units in the Residential Eight Dwelling Units per Acre (R-8) zone are subject to the Residential Design and Open Space Standards outlined in RMC 4-2-115. A handout indicating the applicable guidelines and standards are enclosed. The proposal's compliance with the residential design standards would be verified at the time of building permit review for the new residences to be located on all new lots. Garages -The visual impact of garages shall be minimized, while porches and front doors shall be the emphasis of the front of the home. Garages shall be located in a manner that minimizes H:\CED\Planning\Current Planning\PREAPPS\14-000626 Mead Short Plat, PRE: )626 Page3of5 June 5, 2014 the presence of the garages and shall not be located at the end of view corridors. Alleyway access is encouraged. If used, shared garages shall be within an acceptable walking distance to the housing unit it is intended to serve. Primary Entry -Entrances to homes shall be a focal point and allow space for social interaction. Front doors shall face the street and be on the fa~ade closest to the street. When a home is located on a corner lot (i.e., at the intersection of two roads or the intersection of a road and a common space), a feature like a wraparound porch shall be used to reduce the perceived scale of the house and engage the street or open space on both sides. Facade Modulation -Buildings shall not have monotonous fa~ades along public areas. Dwellings shall include articulation along public frontages; the articulation may include the connection of an open porch to the building, a dormer facing the street, or a well-defined entry element. Windows and Doors -Windows and front doors shall serve as an integral part of the character of the home. Primary windows shall be proportioned vertically rather than horizontally. Vertical windows may be combined together to create a larger window area. Front doors shall be a focal point of the dwelling and be in scale with the home. All doors shall be of the same character as the home. Scale, Bulk, and Character -A diverse streetscape shall be provided by using elevations and models that demonstrate a variety of floor plans, home sizes, and character. Neighborhoods shall have a variety of home sizes and character. Roofs -Roofs shall represent a variety of forms and profiles that add character and relief to the landscape of the neighborhood. The use of bright colors, as well as roofing that is made of material like gravel and/or reflective material, is discouraged. Eaves -Eaves should be detailed and proportioned to complement the architectural style of the home. Architectural Detailing -Architectural detail shall be provided that is appropriate to the architectural character of the home. Detailing like trim, columns, and/or corner boards shall reflect the architectural character of the house. Materials and Color -A diversity of materials and color shall be used on homes throughout the community. A variety of materials that are appropriate to the architectural character of the neighborhood shall be used. A diverse palette of colors shall be used to reduce monotony of color or tone. Access/Parking: Vehicular access to the proposed lots would be via new driveway approaches from NE 6th Street, Ilwaco Avenue NE and NE 5th Place. Right-of-way dedication for frontage improvements to NE 5th Street will provide connectivity between Hoquiam Avenue NE and llwasco Avenue NE. Two off-street parking spaces are required for each primary residence. The maximum width of single loaded garage driveways shall not exceed nine feet (9') and double loaded garage driveways shall not exceed sixteen feet (16'). Driveways: The site is relatively flat and it is likely that the applicant will be able to achieve the maximum driveway slope threshold of 15%. Driveways exceeding 8% must provide slotted drains at the lower end of the driveway. Landscaping and Open Space: Ten feet (10') of on-site landscaping is required along all public street frontages, with the exception of areas for required walkways and driveways according to the landscaping standards of RMC 4-4-0?0F. Such landscaping shall include a mixture of trees, H:\CED\Planning\Current Planning\PREAPPS\14-000626 Mead Short Plat, PRE14--000626 Page 4 of 5 June S, 2014 shrubs, and groundcover as approved by the Department of Community and Economic Development. Minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover are to be located in this area when present. Street tree spacing standards shall be as stipulated by the Department of Community and Economic Development, provided there shall be a minimum of one street tree planted per address. Any additional undeveloped right-of-way areas shall be landscaped unless otherwise determined by the Administrator of the Department of Community and Economic Development or designee. Broad leaf trees planted in residential zones must be a minimum of one and one-half inches {1.5") in diameter {dbh). Conifer trees at the time of planting must be fully branched and a minimum of six feet {6') in height. Storm drainage facilities are required to comply with the minimum 15-foot perimeter landscaping strip on the outside of the fence unless otherwise determined through the site plan review or subdivision review process (Administrative Policy/Code Interpretation Cl-38, Effective Date: February 4, 2013). A conceptual landscape plan must be provided with the formal land use application as prepared by a registered Landscape Architect, a certified nurseryman or other certified professional. The plan shall include, but is not limited to, the minimum 10-foot on-site landscaping strip and street trees within the planting strip of each lot. Significant Tree Retention: If significant trees (greater than 6-inch caliper) are proposed to be removed, a tree inventory and a tree retention plan along with a tree retention worksheet shall be provided with the formal land use application. The tree retention plan must show preservation of at least 30% of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained. If the trees cannot be retained, they may be replaced with minimum 2-inch caliper trees at a ratio of six to one. A formal tree retention plan would be reviewed at the time of the Short Plot application. Critical Areas: There appear to be no critical areas on site. It is the applicant's responsibility to ascertain whether additional critical areas are present on the site. If so, the proposal would need to be revised accordingly. Environmental Review: Environmental (SEPA) Review is required for projects with ten or more dwelling units, more tha~f fill (4-9-070G.l), or on sites that contain critical areas. If the project remains under these thresholds, a SEPA checklist would not be required for. the proposed short plat. Permit Requirements: With the proposed subdivision of land into eight residential lots and one tract, the administrative short plat request would be reviewed within an estimated time frame of six to eight weeks. The Short Plat application fee is $1,442.00 {$1,400.00 plus 3% Technology Surcharge Fee). Detailed information regarding the land use application submittal is provided in the attached handouts. Fees: .In addition to the applicable building and construction fees, the following impact fees would be required prior to the building permit issuance: • A Transportation Impact Fee based on $1,430.72 per each new single family residence; A Parks Impact Fee based on $963.01 per each new single family residence; H:\CED\Planning\Current Planning\PREAPPS\14--000626 Mead Short Plat, PREJ 1626 Page S of S June 5, 2014 A Fire Impact fee of $479.28 per each new single family residence; and A School District Impact Fee based on $5,455 per each new single family residence. A handout listing Renton's development-related fees is attached for your review. Note: When the formal application materials are complete, the applicant is strongly encouraged to have one copy of the application materials pre-screened at the 6th floor front counter prior to submitting the complete application package. Please call Clark H. Close, Associate Planner at 425-430-7289 for an appointment. Expiration: Upon approval, the short plat is valid for two years with a possible one-year extension. H:\CED\Planning\Current Planning\PREAPPS\14-000626 136 0 136 WGS _ 1984 _ Web _Mercator _Auxiliary_ Sphere City of Renton COR Map Feet Information Technology -GIS RentonMapSupport@Rentonwa.gov 05/28/2014 This map is a user generated static output from an Internet mapping site and is for reference only. Data layers that appear on this map may or may not be accurate, current, or otherwise reliable. THIS MAP IS NOT TO BE USED FOR NAVIGATION Legend City and County Boundary LJ Otner i! CityofRenton Addresses ~ Parcels Zoning • RC Resource C-Ons0Nal1on R-1 Res1dent1al 1 du/ac la R-4 Residential 4 du/ac R-8 Re5ldentlal8du/ac RMH RestdentJ.il Manufactured Homes R-10 Residential 10du/ac • R-14 Resldenlial14du/ac • RM-f Residential Multi-Family • RM-T Resldentia! Multi-Fi rad1tion foi RM-U Residential Multi-Fa roaoC • CV Center V~lage • CD Center Downtown • UC-N1 Urban Center -North 1 .. UC-N2 Urban Center -North 2 • COR Commen;ial Offica/Res1dential '7i CA Commercial Arterial • CO Commercial Office • CN Commercial Neighborhood IL Industrial-light • IM Industrial-Medium • IH lndustnal -Heavy Slope City of Renton >15%&'<=25% • >25% & '<=40% {Sensitive) • >40% & ..;;90% (Protecte, • >90% (Protecied} Notes Mead Short Plat (APN 102305-9230) Residential 8 {R-8) Zoning 0 City~€)) Finance & IT Diviii_on N I , . ,., ; 12000i !;'.; GJJOI ;;'; 21 I 21 ~ S878! ::'.; 31 58631: 21 I 21 ~ ~1 ,u I ·J.,.,. J -I r,1c•4 o 'le; 57 :IS/() " ' "' 56 I\''·') 03 LU "" ' ~ 30 52721 ~. -I ;;: ' &; • v m ,"' 0, '•) ! ,0 '"o' J(,) ~ ' 0," ,,_, ! : Q:;i)>) :~1 ·~ .. , . .. 1 ."; 71 +.-°' I SECOR. w. 180, 8l.G7 3 9 · ;, ~ ·64 75.65 74,40 39· ;, I 1' 6' 0 , l-80;2i000785"·, o: ," ' SE·NW-SE ·,. rl 'I-' S "' 'I-' ',-,s·6'4 6S.6, o __ ., ________ l.JLZ.'--.. _,.,,+-crj 4 50 N NBa-20-J5w 12s.30 1 2.49 -212.os .!_ ... _ .. 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" I .. 35 < 6{J 07 50. 0? 7 5. 4 5 , __ __.;,c'..-a ·'-"'".J.· •. -•• -.:.:..:f----~---135 39001 , ,. i,o.o;,6~ N 5TH Pl','., ' ;:: "~ •-'•'-'··:4:"·-·2o·f,\-11','o~i"f;1·--~l, . , RNSP LUA-08-020-SHF'_L_.;,___ o --".---------_________ ,,J,a,--~-.s~~----"--------'--------------~ : _-.. -----;,omiwomoonm--·i! : '" 130 ''-,0'.i 21.oi 237.08 '\, ;:: 0 ;:: " 50 la NE 5TH PL ' ! -' (j) I -I l ~ ! • 60.S, l:'.l 04 60.52,,.~ I /)..;, ;5 i i 40 41 42 <J",'l(',J, . 5: I ! Lot 1 1 o~-01~ "-v,. " 2 ~ I ·\;", , j j,,.... v At ".J I . s 11 l • !~ ,. ,,_\l ao0 :1p; :;; 1 ,,, .-:iNS ~ricf.!i '"' , ~ 0 "' 0 .2,; AC Mead Short Plat NE~ Place/ Ilwaco Place NE 8 Single Family Residence PROJECT NARRATIVE This proposal is to create 8 single family lots from a vacate 58,591 scuare foot (1.35 acres) parcel located in the Renton Highlands. The property is the last parcel in a larger developed area east of Hoquiam Avenue NE and north of NE 4th Street. The property is currently vacant and being used as equipment storage. There is no existing residence on the property. The property is bordered by City streets on three sides; NE 6th Street to the north, Ilwaco Place NE to the east, and NE 5th Place to the south. The property also has a "pipe stem" portion that extends to Hoquiam Avenue NE to the west. A storm water treatment facility (vault) is proposed to be located on the easterly side along Ilwaco place NE. The vault will be placed within a private tract owned by the future homeowners association. A shared access driveway will be placed over the private tract for access to lot 8 and maintenance access to the vault. The storm water facility will discharge into the City storm system within Ilwaco Place NE. Public sewer is available around the perimeter of the project provided by the City of Renton. The domestic water supply and fire protection (hydrants) is available to the property from King County Water District #90. Permits required: Land Use Action permit, Utility permits, and Building permits Zoning designation: The property is zoned Single Family Residential R-8. The surrounding area is zoned and developed as R-8 in the City of Renton. Current Use: Vacant parcel Special features: No sensitive areas or special features are on or near the property. Soil Type/Drainage: The property is underlined with dense Alderwood series soils and covered with temporary construction equipment parking area, trees, black berries, and shrubs. The drainage design for the proposed project would be to collect the developed runoff form the property along the east side and convey into the existing City storm system within Ilwaco Place NE. A new underground storage vault will be used to regulate and treat the developed storm water runoff. The property is located within the "Flow Control Duration Standards (Forested Conditions!' for developed runoff. This standard requires the developed runoff is released at flow rates that match an existing pre-developed forested conditions. The developed runoff will be less than the current site runoff. Based upon the recommendations form the Geotechnical Engineer, no on site infiltration or retention of storm water will be proposed due to the high ground water in the area and the poor drainable soils. Proposed use: 8 single family residences Access: Public access to the project will be from several points. The property fronts NE 6th Street to the north; a pipe stem extension to Hoquiam Avenue NE to the west; frontage along Ilwaco Place NE to the east; and frontage along NE 5th Place to the south. Access to the final proposed lots (house) will be from NE 5th Street, Ilwaco Place NE, and NE 5th Place. No proposed lot/house access is proposed off of Hoquiam Avenue NE. Alley Access: The property is surrounded by previous development where alley access was not utilized. The use of alley access on this project is not practical due to several reasons: (1) the project is an 8 lot short plat; (2) the configuration of the property does not have allowable width to place a 16 foot alley in the north-south direction and still allow for the required lot sizes to meet City minimum depth and width; (3) the addition of the impervious surfaces required for an alley would increase the storm water runoff from the project. The project fronts three existing streets that are required to be widened to City standards. These streets will provide access to the proposed new houses. Adding alley access would only increase the asphalt (impervious surface) being placed and maintained and not provide any additional benefit to the homeowner or the City of Renton. Proposed Off site improvements: Frontage (half street) improvements are proposed along the three bordering streets. Total estimated cost/ Fair market value: Estimated construction cost $560,000; Market value (completed homes) $4.0M Estimated quantities: The project is proposed to be balanced between excavation (cut) and embankment (fill). There are 465 cu. yards of excavation; this material will be placed over the vault tract for landscaping. Trees removed: There are 53 existing significant trees on the site -23 will be removed as part of the public roadway widening along the frontages and the private access; 3 are considered dangerous or diseased. Two existing maple trees, located in the rear of the proposed lot 4, will be retained and saved. There will be 72" of trees replanted on the project or 24 -3' caliper trees. Dedication to the City: The deeding of public right of way is proposed along the frontage of NE 6th Street, NE 5th Place, and Ilwaco Place NE. Proposed size, number and range: The lots range from 5,186 to 6,051 square feet gross area. There are 8 lots proposed. Job shacks, sales trailers, and model home: No proposal at this time Feel O 100200 400 600 800 1000 Reference Scale 1 7 200 e E6E 31 10 T23N R5E E 1/2 J R5EE112 R5EW112 R5EE1/2 81W B1E B2W 82E 83W E 134WHB4E SSW BSE 86V _6E B?W B?E 88W B8E 4426 . 4426 4425 4425 5330 . 5330 c 542y,~29 5428 5428 5427 5427 5426 5426 5425 5425 26T24N :!f!;f24f4; 2ti-'T24N 25T24N 30T23N 30:f23N ;2$:~N ,',:JT24N 28T24N 28T24N 27T24N 27T24N 26T24N 26T24N 25T24N 25T24N R4EW1/2, ,~~~'1ft ,~4£W112 R4EE112 R5EW1/2 ~E1t2 ~W1)2','~E112 R5EW1/2 R5UKf~RfNW1/2 R5EE112 R5EW1/2 R5EE112 R5EW112 R5EE1/2 c1w C1E C2W c~E C3WfC31;.,~\sf ~tE csw csE caw caE c?w C?E caw caE 443.5.: ~435 : 4436 4436 5431 t !i431 I 5432;1 5k.>2_ 5433 5433 5434 5434 5435 5435 5436 5436 35T24N' $1'24N., 36T24N-:*lf24tt :.ath4N'i'31 , 32124~;: 32T24N, J.3T24N J.3T24N 34T24N 34T24N 35T24N 35T24N 36T24N 36T24N R4Ew112 R41:E:112,'.R~~'.1.¥,1/+::,R1EP,1'z' R5ti:WH2:~s: 112 RSEw11i 1 RSEE112IRsEw112 RSEE112 -RSE~i2 RSEE112 RSEw112 RSEE112 RSEw112 RSEE112 LAKE:WASHINGTON . • ~ , . 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Project is proposed to be completed by winter 2016. Hours and days of operation: 7:30 am to 3:30 pm, Monday through Friday or as otherwise allowed by City of Renton. Proposed Hauling/ Transportation routes: Materials and labor to the site are proposed off of NE 5th Street using the existing gravel parking area on the property. Construction parking and material storage will occur on the NE 5th Street side of the project (south). Proposed additional materials to the project (such as backfill, gravel base, pipe, bedding, etc.) will be hauled to the site using the access off of NE 5th Street. Haul routes to the site will be from Hoquiam Avenue NE. Measures to minimize construction activities: The construction activities proposed are to provide the necessary public and private improvements for the project. In an effort to minimize disruption of the public, frontage improvements of half-street widening is necessary along three sides of the property. These improvements can be made from the property side of the frontage. This will allow for construction to occur and minimizing disturbance of the existing roadway. Temporary closures of the frontage streets may be necessary to make utility crossings. Special hours: No special hours are necessary to complete construction. Weekend work may be necessary to complete the project on schedule; this will be determined by owner, contractor, and City of Renton. Preliminary Traffic Control Plan: Coordination with the City of Renton staff will be necessary to minimize disruption to traffic around the property for water main connections and curb, gutter, and sidewalk installation. Once a contractor is selected, a traffic control plan will be submitted and approved prior to the pre-construction meeting with the City of Renton. This plan will be implemented prior to any construction activities. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT /Tint Form Reset Form RIGHT OF WAY USE I DEFERRAL I WAIVER I VARIANCE I FEE IN LIEU APPLICATION Planning Division I Development Engineering Section 1055 S Grady Way-Renton, WA 98057 Phone: (425) 430-7200 I Fax: (425) 430-7231 Project Name: Mead Short Plat Site Address: NE 5th Street & Ilwaco Place NE, Renton WA Save Form Legal Description of Property: _A_tt_a_c_h_e_d _____________________ _ Include King County Assessors Parcel No: _1_0_2_3_0_5_9_2_3_0 _______________ _ Applicant: Darrell Offe, P.E for Bob Wenzl Phone: 425-260-3412 Cell: -------- Business Address: 13932 SE 159th Place City/St ate; Renton, WA Zip: 98058 Attach a letter of request with this application, stating in detail: 1. Applicable City Code and Sub-ordinance 2. Items and quantities involved 3. Justification for request 4. Amount of time requested 5. Provide a vicinity map (8 Y," x 11") 6. Provide a drawing of the site (8 W' x 11") Mail or drop off the completed application and map/drawing to: Development Engineering Manager City of Renton 1055 S Grady Way, G'h Floor Renton, WA 98057 ( 425) 430-7299 Completed applications will be reviewed and a written determination issued approximately 3-4 weeks from date of receipt of application. You will be contacted if the application is incomplete or if additional inf rmatio is required. For City Use Only Deferral D New Onsite D Excess Right of Wav .~. D Extension Variance D Slopes D Fee In Lieu February 13, 2016 Date D New D Extension D Noise H :\CED\Data\Forms~ T emplates\Self ~Help Handouts\Publ ic Works\ROWand Deferral. docx 08/14 -=- OFFE ENGINEERS, PLLC Design, Constroction and Management 13932 SE 159th Place Renton, Washington 98058 Business: (425) 260-3412 Darrell.offe@comcast,Dgt February 13, 2016 Development Services Division City of Renton 1055 South Grady Way, 5th Floor Renton, WA 98057 Attn: Clark Close: Reference: MODIFICATION REQUEST -Street Standard for extension of NE 6th Street Mead Short Plat/ PRE14-000626 NE 5th Street / Ilwaco Place NE A modification to the City of Renton street standards is hereby requested to modify the extension of NE 6th Street from Ilwaco Place NE to Hoquiam Avenue NE. The Mead Short Plat property owner owns a 30 foot "pipe stem" of property along the NE 6th Street corridor from Ilwaco Place NE to Hoquiam Avenue NE. The "pipe stem" does NOT align with the existing improvements to NE 5th Street on the west side of Hoquiam Avenue NE. To comply with City street standards, a paved vehicle access would be required along this "pipe stem" to Hoquiam Avenue NE. This would create an un- safe situation at the intersection of NE 6th Street and Hoquiam Avenue NE, see attached sketch. The vehicles approaching this intersection would face each other at Hoquiam Avenue NE. An alternative approach to this extension of NE 5th Street would be to provide pedestrian access to Hoquiam Avenue via a new 5 foot sidewalk extension; provide a 30 foot paved section of NE 5th Street to the west end of the existing pavement (placed by Langley Meadows development); and place a type 3 barricade at the west end of the new pavement; see proposed road section attached. Access to the proposed westerly lot in the Mead Short Plat would come from this 30 foot paved section. The block of development north of NE 4th Street and east of Hoquiam Avenue NE currently has full access in four other locations: NE 4th Place, NE 5th Street, NE 7th Street, and Jericho Avenue NE. The extension of NE 5th Street, at this time, is not critical to provide access for emergency vehicles, delivery services, and/or homeowners. NE 6th Street extension should be delayed (deferred) until development along Hoquiam occurs to allow for the alignment to match the existing NE 5th Street section on the west side of Hoquiam. We respectfully request approval of this modification of the City Renton street standards. If you have :_.""''', ,.,.., coo@ct me. ~ly_, t Mead Short Plat Th" 01rormabor, ndidadon ths <Hip he$ hllen compllld bJ Kng Countyslafffrom" "'""!)'<>I ~<JUrQJ!. ,md" !IUbJ9Ct to 7\ange wftlnul no!1oe Kng Count-,'ma~11sno mpresentarons t'.lf..arrm~...., "'P"'"sor,m;,ted m to ao::u111cy,compll'l!enn•. rrr,.,J~s, or rq/1111 to !ti!! use olsuch,nfom, .. ~m .. Tl'.~ cbc:UtTMnt,~ 1"1'.Xmle<1d1"<1 br u98 as a ~<Jrvey prod,..,::t l(jr,g Cotmty shill rot tie I able la anyg&neml '1)8Cffi. "Uuud madenta( or oon""'(llil!rlbal damag6s1nciudlsg boJtnct l,rr,ted to, bst mllAnU<'I~ orloet pru1it; '11Bullng from the use orm1ruse ,i Iha ,nlonnRton crntemed on this map. Jlny .,..le of tHs map nr ,nfrnrnabcr> on th,s mnp ,s proh,ti!OO e,r:ept by w,11onp,,musis1mof1<1rqC0011ty DatA: 2/16/2016 Notes: N tiJ King County A GISCENTER ---+- 610 .. I --;~:r-·· .60 f---~ --- 600 "' J76 6 • J I' I; , , I .I \ .F~f--Jffffi I i~ ~ ,)641 J --t-·-·· J58 i J I ~- I ·r·-·--- ' s14I .. I J08 ~ .. , so21 .. i4909 SI .. 5 .. Mead Short Plat .614 .-£-i---.. ·-·----__ _ _ I ..6 20 1, ,.612 . ,il>15 , r --~ I ---·----t-6~ i ----~ !I r! -· __ 60~ 1. _____ ... -~ I J08 I 600 t ,.003 I ,--I 8 I Gm '. I J,l / I .. I ----··-·---i·-_ .--------..~~~--t~/s~ l ,,..-J It I 50113 lsd2s '4.i--.-·--rT·. ··1 1 5001 .. 1' ~ I Ii I .,,568 ' 5202 5208, ,2231.. '1 I • 1 • , 1 -. .1 • 1 r - ~"l~ ~.,-1 ""' I J" r' ,9, Ct ~-9-! . r, --·-.· I -·· "' 2 [ .. .,,._<v 01 J''1_'. J'r· J" I I Ii i • 558 -~'<) I l ~:211-~:l ,t J" I ~ 'L .. ", 3;1 Sr· -r ~1116 J451 • '1 "' 5 JS2 • I "' J41 . I ) ~ ' '. .i . '-.--1.... . ------· ··---111[,~ . "J ' ' ~- 5003 ---_. 5:I 5~~-g ·-1· --;~;-·1'· s1~9J ·r J 27.,! i -· J26 ·1--~:9 , 1 1-'"' ... ' • : • ... I • i -::r: ---1\LE . ... I I ••• • ; l__ '1 .. __ J 51 I -. L---t--. _ I :-· ·>-tlLCir {=5211 : s20 I s23 ' 1 • ' I i ! -c ___ -"' I • "" -- , J006. ! J19 I I_ J103'_ ~l 1i' --_-sis·_. r---~~4 s11l I ;1 / : I I • lo, .. I I " I "'uJ -~----~, ---·-----~ 1··-.po91_ --J1is __ -·'1i-J09J ~81-s111 r--· I I I / I ... > . J07 , I __ .. ----' 5122 , /----.. ---~ 501 f --~ __ _!__ __ ,.,.. • • .jll I ----__ ___J____ I , . ' ' L-... 11 I i I ' I .,§006 5012 605 j I -I Iii 1 • j i I ! 'L_.----r,Jt-(p~ qr.- .608 ~- ! .602 King_~.9_unty rn hlJ~beles~rtC:!~11irb:e~~~~:~~~::~~1:.1:r t~ .:.::it1c!:J~:ie:!~ t~:~s. l:,i King County GISCENTER Date: 2/16/2016 hs documer1 11 n::it 1r16nJed fer use as a &Lrvey p-cx:h..ct Klrg Ccurty shall not be iabla I orconseq..ienllal da'Tlages 1rcludl!"Q bl.i rot lrn1!edto, los1 reverues or bst profits )rmaior. cataillEld on !hi5 map. Arr~ sale cl this m~ or1nfQ"matJononthis map 1s Kirg Coun;y Notes: NE 6th ST~ET EX. FLO'!' LINf l l w ::>' ~I .. ' ::, I g; I ~i _ [i:tJ -?:·4~-- i I / / .. - MEAD -PROPERTY ,,\INE ~ ,, --r1·---~--_ ~",' . ~ L C g } / ,,/ + \l\; '?0 --I ·:., ~ , ~T . ~1 · <C I ~· ! ~ 0 ' ' 0 ' ~ EX H/C RAM~~ JI ! ''· , --- o: • ~ '-·-n r / ro.-~-~-/----~-~-.·---~------:.~ ~--/ ~ ~1_'2-~. -~ :;_FF_ -NESthSTR°EET __ _ • .;.J"" g 5 • • ~ ~--,. ~ '(,, • c~~--7~..:--~ -.-,~'' I !'-;.c::.-7-,-,- DSCAf>E ,~, ,,, ,, •-s,i ' ' ', · •' I • • I 3 ' ~ I n., ,,n ~"'f-5 r------,--------1 ' ' -------, I I 1 --·FRONT t t 'z: ' ' ' o, : r ! e-: t t t L ' ' ,.. -, ! ! [____________ J ·~ ' ' ' ' : ' L ___________ .J "'! ' ' ' ! ! ,~ I ? ¥'-6'~'c,\) \~<cM~~ I. / .• / I NE 6th STREET -----==--· -' -c:]J· ~. EX. FLO.'fv?- IJ'EtHc..l.f. ... · / ~ I ' J>rf~\:-\ ,''' 1····· ~·\N~~;~, i <( .• ~ j ~i I \''~~o ,-.)t'N Form No. 1068-2 ALTA Plain Language CommL .. -... Commitment No.: 4243-2533308 Page 9 of 9 FIRST AMERICAN TITLE INSURANCE COMPANY Exhibit "A" Vested Owner: THE HEIRS AND DEVISEES OF LAVERNE R. MEAD, DECEASED Real property in the County of King, State of Washington, described as follows: THE EAST ONE-HALF OF THE WEST 330 FEET OF THE NORTH 330 FEET OF THE NORTHEAST QUARTER OF THE SOUTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SEcnON 10, TOWNSHIP 23 NORTH, RANGE 5 EAST W.M., IN KING COUNTY, WASHINGTON, TOGETHER WITH THE NORTH 30 FEET OF THE WEST ONE-HALF OF THE WEST 330 FEET OF THE NORTH 330 FEET OF THE NORTHEAST QUARTER OF THE SOUTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SEcnON 10, TOWNSHIP 23 NORTH, RANGE 5 EAST W.M., IN SAID COUNTY. Tax Parcel Number: 102305-9230-09 Situs Address: Vacant Land, WA First American Tlfle Print Form Reset Form Save Form DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT DENSITY WORKSHEET Planning Division 1055 South Grady Way-Renton, WA 98057 Phone: 425-430-7200 I www.rentonwa.gov 1. Gross area of property _5_8_,_5_1_9 ___ square feet 2. Deductions: Certain areas are excluded from density calculations. These include: Public Streets* Private access easements• Critical Areas** _1_7_,_8_3_1 __ square feet _o _____ square feet ______ square feet Total excluded area: _1_7_,_8_3_1 ___ square feet 3. Subtract fine 1 (total excluded orea) from line 1 for net area 40,688 square feet 4. Divide line 3 by 43,560 for net acreage 0.9341 acres ------- 5. Number of dwelling units or lots planned _7 ______ units/lots 6. Divide line 5 by line 4 for net density _7_.4_9_4_1 ___ = dwelling units/acre *Alleys (public or private) do not have to be excluded. **Critical Areas are defined as "Areas determined by the City to be not suitable for development and which ore subject to the City's Critical Areas Regulotions including very high landslide oreas, protected slopes, wetlands, or floodways." Critical Areas buffers are not deducted/excluded. H :\C ED\Data\Form s-T em plates. \Self-Help Handouts \Planning\density .doc Rev, 08/2015 February 18, 2016 City of Renton Development Services Division 1055 South Grady Way, 6th Floor Renton, Washington 98057 RE: Developer Letter of Understanding Geologic Risk Mead Short Plat NE s"' Place & Ilwaco Place NE PRE 14-000626 This letter acknowledges that Tuscany Construction, LLC the developer of the property referenced above may contain areas of geological hazards. The developer hereby acknowledges that it understands and accepts the risk of developing in an area of possible unstable soils and that it will advise, in writing of this potential risk, to any prospective purchasers of the site, or any prospective purchasers of structures or portions of structures on the site, of the possible geological hazards of the area. ~ully, ~~cl Title: Engineer ~.t. ... Robert M. Pride, LL May 19, 2014 Mr. Darrell Offe Offe Engineers 13932 SE 159th Place Renton, WA 98058 Re: Geotechnical Assessment Proposed Short Plat NE 6th Street & Ilwaco Place Renton, Washington Dear Mr. Offe, Consulting Engineer This report provides subsurface soil information regarding discharge of storm water on this new short plat development located on the west side of Ilwaco Place and south of NE 6th Street in Renton. It is understood that this short plat of eight new residences will include a storage pond at the northeast corner of this site. This rectangular property measures 295 x 161 feet and is relatively flat. There is an existing residence and garage on the northwesterly side of this property (568 Hoquiam Avenue). Field exploration included the excavation of four auger borings as shown on the attached Drawing No. 1. Summary logs of these test pits are attached to this report. Based on our site investigation and geologic research the upper loose topsoils are underlain by dense to very dense glacial till soils. Shallow groundwater is perched on top of these dense glacial deposits that will prevent onsite infiltration into the subsoils. Onsite storm water will be directed into the pond at the NE corner of the site for eventual discharge to the storm system. Foundations for the new residence should extend down 18 inches onto the medium dense to dense native soils using a soil bearing value of 2000 psf. Please call if there are any questions. Robert M. Pride Principal Geotechnical Engineer dist: ( 1) addressee rmp: JayMarc6thSt1 Robert M. Pride, LLC 13203 Holmes Point Drive NE Page 1 Kirkland, WA 98034 SUMMARY LOGS OF TEST PITS HA-1 Located in proposed pond area at the NE corner of site Topsoil -Silty Sand; dark brown, loose, moist; Silty Sand; brown, medium dense, moist to wet; o.o to 0.8ft o.8 to 2.7ft: 2.7to3.5ft Silty Sand; grey brown, very dense, wet; glacial till; groundwater at 2.0 feet; HA-2 Located on Lot 7 Topsoil; dark brown, loose, moist; Silty Sand; orange brown, loose, moist; o.o to 0.8ft o.8 to 2.8ft 2.8 to 3.5ft Silty Sand; grey brown, very dense, wet; glacial till; groundwater at 2.6 feet; HA-3 Located on Lot 1 Topsoil; dark brown, loose, moist; Silty Sand with gravel; orange brown, loose, moist; o.o to 0.6ft o.6to 2.5ft 2.5 to 3.0ft Silty Sand; grey brown, dense, wet; weathered glacial till; groundwater at 2.6 feet; HA-4 Located on Lot 5 o.o to 0.3ft Topsoil; dark brown, loose, moist; 0.3 to 2.0ft Silty Sand with gravel; light brown, medium dense, moist to wet; 2.0 to 3.0ft Silty Sand; grey brown, very dense, wet; glacial till; groundwater at 2.0 feet; Robert M. Pride, LLC 13203 Holmes Point Drive NE Page 2 Kirkland, WA 98034 '' i ~ SITE PLAN Proposed Short Plat NE 6'h Street and Ilwaco Place NE Renton, Washington Robert M. Pride. LLC 1i ! I ~ -----'"~~-~--i I I Project No. z 1:=) Drawing No. 1 Consulting Geotcchnical Engineer I I ~thnd R.eso11rces, ll1c. I -;if "" Delmeat1on / M1t1gat1on i Restoration/ Habitat Creation i Perm11 Assistance June 4, 2014 JayMarc Homes, LLC Attn:Jay Mezistrano PO Box 2566 Renton, WA 98056 9505 19th Avenue S.E. Suite 106 Everett, Washington 98208 (425) 337-3174 Fax(425)337-3045 RE: Wetland and Stream Determination for King County Tax Parcels 1023059230 Wetland Resources, Inc. (WRI) completed a site investigation on June 4, 2014 to locate jurisdictional wetlands and streams on and in the vicinity of the aforementioned tax parcels. The investigation area is an assemblage of 1.34 acres located in and around Ilwaco Pl NE & NE 5th Pl in the City of Renton, WA. The site is further located in Section 10, Township 23N, Range 05E, W.M. The investigation area is a disturbed undeveloped site with an existing gravel parking area near its center. Surrounding parcels are dominated by single-family residential (SFR) development. On-site vegetation consists of a patchwork of small tree stands made up of mostly black cottonwood, Oregon ash, and Douglas fir, with an understory of mostly Himalayan blackberry and reed canarygrass with sporadic patches of hardback. The non-forested portion of the site is dominated by Himalayan blackberry and reed canarygrass, and contains a parking pad for vehicles at the center of the property. Soils throughout the investigation area are generally a very dark brown (IOYR 2/2) silt loam from the surface to 14 inches below. From 14 inches to greater than 18 inches, the soils change to a dark yellowish brown (IOYR 3/4) silt loam. All sampled soils were dry at the time of investigation. Topography of the subject property is generally flat with slight undulations throughout. METHODOLOGY Prior to conducting the on-site investigation of the subject site, public resource information was reviewed to identify the presence of wetlands, streams, and other critical areas within and near the project area. These sources included: the USFWS National Wetlands Inventory (NWI); USDA/NRCS Web Soil Survey; WDFW SalmonScape Interactive Mapping System; WDFW Priority Habitat and Species (PHS) Interactive Map; and the King County iMap Interactive Mapping Tool. None to the available on-line resources illustrated any wetlands or streams on or immediately adjacent to the investigation area. The presence of wetland areas was determined in the field using the routine determination approach described in the Corps ef Engineers Wetlands Delineation Manual (Environmental Laboratory 1987) and the Regi.onal Suppl,ement to the Corps ef Engineers Wetland Delineation Manual· Wetland Resources, Inc. 1 JayMarc -Ilwaco Pl June 4, 2014 WR!# 14122 Western Mount,ains, Val/,eys, and Coast Region (Version 2.0) (U.S. Army Corps of Engineers 2010). Under this method, the process for making a wetland determination is based on three steps: 1.) Examination of the site for hydrophytic vegetation (species present and percent cover); 2.) Examination of the site for hydric soils; 3.) Determining the presence of wetland hydrology The presence or absence of ordinary high water marks (OH\.VM) of streams and waterbodies were evaluated using the methodology described in the Washington State Department of Ecology document Determining the Ordinary High Water Mark on Streams in Washington St,ate (Second Review Drefi) (Olson and Stockdale 2010). Streams were classified according to the water typing system provided in the Washington Administrative Code (WAC), section 222-16-030. BOUNDARY DETERMINATION FINDINGS/RESULTS All area of the subject property lack the three necessary criteria to meet the definition of wetland. No wetlands or streams were observed within the boundary of the investigation area. USE OF THIS REPORT This Wetland Determination Report is supplied to JayMarc Homes, LLC as a means of determining on-site critical area conditions, as required by the City of Renton. This report is based largely on readily observable conditions and, to a lesser extent, on readily ascertainable conditions. No attempt has been made to determine hidden or concealed conditions. The laws applicable to critical areas are subject to varying interpretations and may be changed at any time by the courts or legislative bodies. This report is intended to provide information deemed relevant in the applicant's attempt to comply with the laws now in effect. This delineation and report conforms to the standard of care employed by wetland ecologists. No other representation or warranty is made concerning the work or this report and any implied representation or warranty is disclaimed. Wetland Resources, Inc. Scott Brainard, PWS Principal Ecowgist Wetland Resources, Inc June 4, 2014 2 JayMarc Home,, UC WRI# 14122 NE 6th Street and Ilwaco, m November 18 2015, revised 02.01.2016, 05.03.2016 Tuscany Construction LLC PO Box 6127 Bellevue, WA 98008 c/o Bob Wenzl SUBJECT: PROPERTY AT NE 6th STREET and ILWACO, RENTON, WA, EXISTING TREE EVALUATION I conducted a site visit at the above-referenced site on November 12th to evaluate the overall health of each tree per the City of Renton's Municipal Code Section 4-4-130. Following are the existing significant trees found on the site along with their species, dbh, overall health. See also Tree Retention Plan Sheets L-1 and L-2. TREE RETENTION/REPLACEMENT CALCUAL TIONS 1. TOTAL TREES: 53 2. DEDUCTIONS: A. Trees that are dangerous: 3 B. Trees in proposed public streets: 23 C. Trees in proposed private access tracts: 0 D. Trees in critical areas and buffers: O TOTAL EXCLUDED TREES: 26 3. Subtract line 2 from line 1: 27 4. Project is in the R-8 zone: 27 trees x 0.3 = 8 5. Quantity of trees proposed to be retained: 4 6. Subtract line 5 from line 4 for trees to be replaced: 4 (If line 6 is zero or less, no replacement trees are required) 7. Multiply line 6 by 12" for number of replacement inches: 48 8. Proposed size of trees to meet additional planting requirement: 3 inches per tree 9. Divide line 7 by line 8 for number of replacement trees: 16 trees NE 6th Street and Ilwaco, ,n MEAD TREE INVENTORY Oripllne, RETAIN or Tree No. DBH Species Radius REMOVE Notes 001 20" Douglas Fir Remove Right of way 002 26" Western Red Cedar Remove Right of way 003 28" Douglas Fir Remove Healthy 00412" Douglas Fir Remove Shaded foliage 005 22" Douglas Fir Remove Healthy 006 14" Douglas Fir Remove Healthy 007 14" Douglas Fir Remove Healthy 008 18" Douglas Fir Remove Right of way 009 16" Douglas Fir Remove Right of way 010 16" Western Red Cedar Remove Right of way 011 18" Western Red Cedar Remove Topped, numerous leader.; 012 12· Douglas Fir Remove Healthy 013 16" Western Red Cedar Remove Damaged leader 014 18" Cottonwood Remove Right of way 015 22" Cottonwood Remove Right of way 016 24" Cottonwood Remove Healthy 017 18" Cottonwood Remove Leaning 018 24" Cottonwood Remove Healthy 019 24" Cottonwood Remove Right of way 020 24" Cottonwood Remove Right of way 021 16" Douglas Fir Remove Right of way 022 6" Deciduous Remove Right of way 023 8" Cottonwood Remove Right of way 024 20" Douglas Fir Retain Right of way 025 12" Douglas Fir Remove Right of way 026 22· Douglas Fir Remove Right of way 027 12· Douglas Fir Remove Right of way 028 28" Douglas Fir Remove Right of way 029 32" Douglas Fir Remove Right of way 030 28" Cottonwood Remove Healthy 031 10" Western Red Cedar Retain Right of way 032 10" Douglas Fir Remove Healthy, unsurveyed 033 22" Douglas Fir Remove Healthy, U nsurveyed 034 24" Douglas Fir Remove Healthy, Unsurveyed 035 11" Deciduous Remove Right of way 036 11" Cottonwood Remove Right of way 037 24" Cottonwood Remove Healthy 038 12· Cottonwood Remove Healthy 039 14" Douglas Fir Remove Leaning 040 13" Douglas Fir Remove Healthy 041 8" Deciduous Remove Healthy 042 14" Douglas Fir Remove Leaning 043 14" Douglas Fir Remove Healthy 044 18" Douglas Fir Remove Healthy, Unsurveyed 045 (2) 14" Maple Retain Healthy 046 (3)14" Cottonwood Remove Healthy 047 18" Cottonwood Remove Healthy 048 18" Cottonwood Remove Healthy 049 10· Cottonwood Remove High double trunk NE 6th Street and Ilwaco, on 050 12" Cottonwood Remove Healthy 051 11" Maple Remove Healthy 052 (3)6" Maple Remove Right of way 053 10" Fir Remove Right of way 054 10" Flowering Cherry Offsite 055 32" Western Red Cedar Offsite 056 10" Douglas Fir Offsite 057 24" Douglas Fir Offsite NE 6th Street and Ilwaco, on TREE SPECIES: Douglas Fir: Pseudotsuga menziesii Western Red Cedar: Thuja plicata Big Leaf Maple: Acer macrophyllum Maple: Acer, cultivar unknown Deciduous: unknown species Prunus: Flowering Cherry ASSUMPTIONS: 1. Only the numbered trees in this report have been examined. This report reflects the condition of the trees at the time of the site visit. There is no warranty or guarantee, expressed or implied that problems or deficiencies of the subject tree may not arise in the future. 2. All trees may fail at any time, with or without obvious defects, and with or without applied stress. A complete evaluation of the potential for this (a) tree to fail required excavation and examination of the base of the subject tree. Regards, VARLEY VARLEY VARLEY Jeff Varley Landscape Architect 12743 NE 170th Lane Woodinville, WA 98072 phone: 425-466-9430 email: varley_jeff@hotmail.com DEPARTMENT OF COMr ITV AND ECONOMIC DEVELOPMENT TREE RETENTION WORKSHEET 1. 2. 3. Planning Division 1055 South Grady Way-Renton, WA 98057 Phone: 425-430-7200 I Total number of trees over 6" diameter', or alder or cottonwood trees at least 8" in diameter on project site Deductions: Certain trees are excluded from the retention calculation: Trees that are dangerous 2 Trees in proposed public streets Trees in proposed private access easements/tracts Trees in critical areas 3 and buffers Total number of excluded trees: Subtract line 2 from line 1: 53 3 23 0 0 26 27 4. Next, to determine the number of trees that must be retained 4, multiply line 3 by: 0.3 in zones RC, R-1, R-4, R-6 or R-8 0.2 in all other residential zones 0.1 in all commercial and industrial zones 8 5. List the number of 6" in diameter, or alder or cottonwood trees over 8" in diameter that you are proposings to retain 4: 2 6. Subtract line 5 from line 4 for trees to be replaced: (if line 6 is zero or less, stop here. No replacement trees are required) 7. Multiply line 6 by 12" for number of required replacement inches: 8. Proposed size of trees to meet additional planting requirement: {Minimum 2" caliper trees required} 3 9. Divide line 7 by line 8 for number of replacement trees6 : (If remainder is .5 or greater, round up to the next whole number) -24 1 Measured at 4.5' above grade. trees trees trees trees trees trees trees trees trees trees inches inches per tree trees 2 A tree certified, in a written report, as dead, terminally diseased, damaged, or otherwise dangerous to persons or property by a licensed landscape architect, or certified arborist, and approved by the City. 3 Critical areas, such as wetlands, streams, floodplains and protected slopes, are defined in RMC 4-3-050. 4 Count only those trees to be retained outside of critical areas and buffers. 5 The City may require modification of the tree retention plan to ensure retention of the maximum number of trees per RMC 4-4-130H7a. 6 When the required number of protected trees cannot be retained, replacement trees, with at least a two-inch (2") caliper or an evergreen at least six feet {6') tall, shall be planted. See RMC 4-4-130.H.1.e.(ii) for prohibited types of replacement trees. 1 Mead Short Plat NE 5th Place and Ilwaco Place NE Renton, Washington 98059 K.C parcel #102305-9230 Preliminary Drainage Report Revised May 2, 2016 Prepared for: Tuscany Construction, LLC Attn: Bob Wenzl P.O. Box 6127 Bellevue, Washington 98008 (260) 714-6707 office bob@tuscanywa.com Prepared by: Offe Engineers, PLLC Darrell Offe, P.E. 13932 SE 159th Place Renton, Washington 98058-7832 ( 425) 260-3412 office darrell.offe@comcast.net Table of Contents • Section 1: Technical Information Worksheet • Section 2: Project Overview • Section 3: Drainage Review Requirements (CORE requirement review) • Section 4: Special Reports and Studies • Section 5: Other Permits • Section 6: Declaration of Covenant(s) Section 1: Technical Information Worksheet City of Renton TECHNICAL INFORMATION REPORT (TIR) WORKSHEET Part 1 PROJECT OWNER AND PROJECT ENGINEER Project Owner: Tuscany Construction, LLC Address: P.O. Box 6127 Bellevue, WA 98008 Phone: Project Engineer: Darrell Offe, P.E. Company: Offe Engineers, PLLC Address/Phone: 13932 SE 1S9th Place Renton,WA 98058 (425} 260-3412 Part 3 TYPE OF PERMIT APPLICATION Subdivision X Short Subdivision I] Grading lJ Commercial [] Other Part 2 PROJECT LOCATION AND DESCRIPTION Project Name: Mead Short Plat Location Township: 23 North Range: 5 East Section: 10 Part 4 OTHER REVIEWS AND PERMITS lJ DFW HPA 0 COE404 1-1 DOE Dam Safety D FEMA Floodplain lJ COE Wetlands LJ Shoreline Management Rockery X Structural Vault l] Other Part 5 SITE COMMUNITY AND DRAINAGE BASIN Community Renton East Highlands Drainage Basin Maplewood Creek/ Cedar River / Lake Washington Part 6 SITE CHARACTERISTICS [J River !_] Stream r 1 Critical Stream Reach u 11 Depressions/Swales I: Lake I, i Steep Slopes [! Floodplain--------- [ J Seeps/Springs >{ High Groundwater Table I i Groundwater Recharge , I Other _________ _ Part7 SOILS Soil Type Slopes Qvt 5-10% :J Additional Sheets Attached Part 8 DEVELOPMENT LIMITATIONS REFERENCE :~ I Ch. 4 -Downstream Analysis [J 11 LJ [I r--: LI Additional Sheets Attached Part g ESC REQUIREMENTS MINIMUM ESC REQUIREMENTS DURING CONSTRUCTION rl Sedimentation Facilities y( Stabilized Construction Entrance ~ Perimeter Runoff Control ~ Clearing and Grading Restrictions [ J Cover Practices r· J Construction Sequence Other Erosion Potential Erosive Velocities minor LIMITATION/SITE CONSTRAINT MINIMUM ESC REQUIREMENTS AFTER CONSTRUCTION D Stabilize Exposed Surface !l Remove and Restore Temporary ESC Facilities IJ Clean and Remove All Silt and Debris [] Ensure Operation of Permanent Facilities l I Flag Limits of SAO and open space preservation areas IJ other Part 10 SURFACE WATER SYSTEM 11 Grass Lined )(, Detention/WQ Infiltration Method of Analysis Channel Vault n Depression 2009 City of Renton [j Pipe System n KCRTS D Open Channel D Energy Dissipater lJ Waiver Compensation/Mitigati ,-~ Wetland on of Eliminated Site 1-1 Dry Pond lJ :_J Regional Storage ll Stream Detention Brief Description of System Operation: Catch basin within curb line of proposed public streets to collect runoff and convey into a stormwater vault located on the easterly side of the project along Ilwaco Place NE. Vault will discharge to the east into existing City of Renton storm system. Facility Related Site Limitations Reference Facility Limitation Part 11 STRUCTURAL ANALYSIS Part 12 EASEMENTS/TRACTS )(Cast in Place Vault D · Retaining Wall Rockery > 4' High D Structural on Steep Slope L_I Other Drainage Easement D Access Easement I)(" Tract D Other Part 13 SIGNATURE OF PROFESSIONAL ENGINEER I or a civil engineer under my supervision my supervision have visited the site. Actual site conditions as observed were incorporated into this worksheet and the attachments. To the best of my knowledge the information provided here is accurate. Section 2: Project Overview This proposed project is a current R-8 zoned property located east of Hoquiam Avenue NE and north of NE 5th Place in the Renton Highlands. The project is to create 7 building lots and one storm water tract from this single tax parcel (102305-9230). There are no structures on the property. The property is 1.34 acres in size. The property is surrounded by previous development of Honeybrooke East to the south and east and Langley Meadows to the north. The property abuts four existing roads: NE 5th Place to the south; Ilwaco Place NE to the east; NE 6th Street to the north; and Hoquiam Avenue NE to the west. The property is currently heavily wooded and has a storage use area on it in the southerly portion. The abutting roads are proposed to be widened to Oty standards, except Hoquiam Avenue NE. Access to the new lots will be from the abutting streets. This project will be reviewed for drainage under the 2009 King County Surface Water Drainage Manual and the City of Renton Amendments. The project will install a storm water vault in the easterly side along Ilwaco Place NE to provide storm water detention and water quality. The storm water facility will discharge at the natural discharge point (CB across Ilwaco Place NE). The property is served by King County Water District #90 for water service. The property is flat with very gentle grade from the northwest corner to the southeast corner, at the natural discharge point. The soils were found to be Alderwood Series (Glacial Till) soils. There is a high ground water table on the property due to the hard compact soils just below the grass. These soils allow for minimal infiltration of runoff. The proposed developed storm water mitigation will be to provide a storm water facility to treat developed runoff flows and water quality treatment. Section 3: Drainage Review Requirements Project Characteristics: Total Site Area = 58,370 square feet Offsite Improvements: Installation of a 12" stonn pipe connecting into existing storm in Ilwaco Place NE Total Improvement: Value of development cost in excess of $100,000 Developed Impervious = 27,197 square feet (new plus replaced) Drainage Review: Based upon Table 1.1.2.A., the project drainage review meets "Full Drainage Review". Sections Attached: Core Requirement #1 -Discharge Natural Location Core Requirement #2 -Offsite Analysis Core Requirement #3 -Flow Control Core Requirement #4 -Conveyance System Core Requirement #5 -Erosion & Sediment Control Core Requirement #6 -Maintenance & Operations Core Requirement #7 -Financial Guarantees & Liability Core Requirement #8 -Water Quality Special Requirement #1 -Other Adopted Requirements Special Requirement #2 -Flood Hazard Area Dellneation Special Requirement #3 -Flood Protection Facilities Special Requirement #4 -Source Control Special Requirement #5 -Oil Control Core Requirement #1 -Discharge at Natural Location The subject property naturally sheet fiows from the west to the east along Ilwaco Place NE. The runoff from the wooden property accumulates just north of the intersection of NE s"' Place and Ilwaco Place NE. The drainage naturally leaves the property at this point and fiow across Ilwaco Place NE into a City storm catch basin, CB# 131717. This catch basin will be the connection point for discharge of the proposed storm water vault. '--·· -· 1. .,61~,i--· J131 I, 60:r-607i .. i .. I I • I !---.~~-;;· 6031 :. I • I ___ ! ' .,.576 J75 I -' 1---s;~r-~-~~ i .. I _gj -·-.-·· .--> 564, 563,:( l-_ .. __ ~---"' ·--~ 558 '1· 55 ..:l .. . ·~ I -·-~'---. -a l J52 I J511 --I ____ . ! 520r 521 1 • " • i , I J·;4r ···· ;1J ' 1- JOS J091 ~j-~ '"' 2. 503 r .., r I ! 14909· Mead Short Plat 1 1 • 60 ; •.• ___,~·· -~19 l t· ~-:;;~: \I._ _ ,.po\. ,101, ··-~' .. r ~ ----, --i /14 . --·-----· r.•~' .~, 1-I : .w, , ,;o• I --_ 000 , -,--~1---. I • ,_) . .~• > ""'1 ' • i I JOr.· i JO,,,, i-:1,, ~. ,~../ \ /02: l. ' ' I " I \Ll ' I' "'~ ~,~ ' r, _ _!_62L,,___L_;65~~: 2 l_ tl 68 \ J2+. J2081·--~J;~\ 1 r -·· . _____ ~ I J" , S<j' c, ! . 1 . ,, ! "' ! _,--+~ l ii I W e::=· 1· ' ,_.___ , I ----I J59 i , 11----J" /:!I I J"" • J '---. . i\~5~0, ~01q·f.;,l ! , ~ :iH1_. __ ii J "1 \ -· -'------_L_ ) ._;, L J52 I I 5451 I / -, ---3 -I ,Pt• , Jj16 l I Jr·; ,a,LJ,, -~I I ---i-, -1'}6 __ 0 _ ~-. ~cbh :·J , I , "' ) • ~· JH 1 1----..r' --· 'j , '---'~ I J""" ! J" -, ---! - . J"" • --I NE ethic,, I ~· . ----: I ; ! .; 19 l ~--J 21 l "----~' --~ 1 ·--~J 103: J~-,1.. 515 .. I I I ' -5109 --1 "' I c~,~ 5~1 J07 , ~-~ ~l~ ~-1 -, 5122 ----i "' ' I ,j14 !~~~ j ~o, ~Olr .605 I L ! ... -->---· . KinQ_~':lunty 1h11 nhYm•on,ncL.:.tdon1hil map h11oabeon canpktdby Ku"lgCOl..f1y lllllfffrcm a vwiery cl. scuc;;.e1and111uqect le chal"QII wtl'lcut notice. Kmg Co<.111y ma<e1 n:J 19?"0aeri1111ai1 or -rranllN, mj)llll5 or1mpl1ed, a1 to accufilcy; canpleteneu tmelnllllii& a rgrt& lo ttm 1..61!1 rt 1t.Cti 1rtormat1on. Tt1& da;ument Ii not 1rutrch1d fer uae aa a ILl'Vey ?"cdud. Kirg Court,' shall net be l.ible tcr ary goner& 1peclal 11~«:1, 1ncidi:lrul. orcor.eg..iaitlal diim11gea 1rduding, bl.I nol lmitedto, 1011 revar1.Jm or b1aprofita re1u.ti~ trari lt\11 ,.-e Ci mauMI lit~ ,rtorrndl.cn corllilf'led ai ltumap At'P/ sale d ltu m.ip or1nfcrm11t1ononths map !I p-i:ritnted ax.co~ t,,, wr1ttsi pwrnN,m cJ. ~ Cwrty. tG King County GISCENTER Dale 2/16/2016 Notes. Core Requirement #2-Offsite Analysis The subject property discharges in a City of Renton catch basin CB#l31717. The storm runoff flows south within conveyance pipes for 625 feet before discharging into a wetland on the east side of Ilwaco Place NE at CB#l31774. The wetland has standing water at time of downstream review in the field. There were no indications that the wetland had overflowed to the south. The wetland is controlled within a CB behind the house at 505 Jericho Avenue NE. No access was granted from property owners to look at wetland control. The wetland discharges into CB# 131765 which is located within Jericho Avenue NE. The outfall of this system goes into a second downstream wetlands east of Jericho Avenue. The outfall into the wetlands was inspected and verified adequate capacity was present. The outfall is on another project completed by Offe Engineers in the past called "Cairnes Short Plat''. The wetland wraps around properties to the east and then to the south. The wetland control is a large "bird cage" structure located just north of NE 4'" Place, east of 5316 NE 4'" Place. The control stricture (CB#143671) is clean and well maintained. The flow leaves the wetlands within a 24" pipe that is exposed within CB#l31797 on the south side of NE 4'" Place. At this point, the downstream system has been reviewed and inspected in the field beyond the required 1250 feet. Cb#131797 is located about 1750 feet downstream of the project. There are no indications of overtopping, flooding, or capacity issues within the downstream system a quarter mile downstream of the project. DOWNSTREAM MAPS ·,i,", ··• ,~:~?rlf ·r:, >. .... ~ >. :) 0~ .... ~ ·-~-r:1 ::;: -I ,,,-i i s~jJ-i -~ V "-co (1) a, N .... > .... co s: C Cl) (1) .... ::J (.) (1) 0) {g (/) ::J en <( ::J <( (f) ,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,, PHOTOS >, '" ...... >, ...... I.... """ ::> 0 ...... ~ '.O I.... C 0 ii ~~~ Q) Q) N ...... > --~ co ...... ;f; -C Cl) ~ 3: ::J Q) ...... 0) Q) 0 Cl) ::J co Cl) <( t: <( :..:.G ::J Cl) § ~ l ~ . 0 ,_ 0 • .................. ....._ ____ _ PHOTO A -Sta. 0+00 (downstream) CB#131717 -East side of Ilwaco place NE -project connection point PHOTO B -Sta. 6+25 (downstream) CB# 131774 -Outfall into wetland east of Ilwaco Place NE PHOTO c-sta. 10+25 (downstream) Crossing Jericho Avenue NE at CB#131765 ---~ .... -:~:,~~]!~~ PHOTO F -Sta. 17+30 (downstream) CB# 131797 -South side of NE 4 111 Place Core Requirement #3-Flow Control The property is located within the City of Renton Flow Control Duration Standards (Forested Conditions) basin. Based upon the City of Renton Drainage Manual, the following steps are required to detennine the mitigation of stonn water runoff of the developed project: Full Dispersion -N/G (no good) -The property does not have adequate flow path lengths to allow for full dispersion; Full Infiltration -N/G -The soils have been classified by the Geotechnical Engineer as "fine loamy sands" with a low penneability rate; Alderwood Series soils w/ high ground water present. These soils are not adequate for full infiltration per the Drainage Manual. The Geotechnical Engineer does not recommend infiltration or retention of onsite runoff due to the high ground water table and poor draining soils. Limited Infiltration -N/G-With the presents of a high ground water table, the use of infiltration BMP's is not recommended by the Geotechnical Engineer or allowed by the City manual. Limited Dispersion -N/G -The soils, the high ground water table and the lack of available flow path do not allow for these types of BMP's. Perforated Pipe Connection -This BMP will be used on the lots as each house connects to the onsite stonnwater facility. The project will be sized for a stonn water facility (vault) to provide runoff control. The facility sizing calculations can be found attached to this section. From the proposed site conditions, the KCRTS model was used to compute the existing and developed runoffs from the project. The proposed lot development is proposed to have restrictive impervious surfaces of 2,600 square feet per lot. This impervious surface was used to size the detention vault within the drainage plans provided for preliminary short plat. A stonn water volume was calculated as 13,984 cubic feet of detention storage required. The proposed vault (within the active (detention) portion) is 454.60' overflow -450.00' outlet (4.60' active storage). The detention portion of the vault would be 80' x 40' (wide) x 4.60' deep OR 14,720 cubic feet. The proposed vault for preliminary short plat is adequately sized for flow control for the proposed development. • Reference 11-A \ Flow Control Standards Pealo:R1i.F10VJContro1Standard(EmbogS'1eC00d111on1) ] Flow Control Durabon Staodard (E.,:/31:ing Sile Coo6!1001) ·:. J Flow Control O.m11ion Stand.ind {fol'ftted Condmons) ]IIFloodProttemflcr# -1 UnO'lcorJ)Olllieodl(j"9Countyflow'Contro1Standard:I 1 c=1RM!IOnC,tyl.lmrt$ ;/1{ c:J Potent.a!Armuabon~ \ Date· 01/09/2014 ~low Control Application Map r@Mif I ·@· 2 --C:::J--C::::a ____ Milea DETENTION CALCULATIONS Mead Short Plat Developed Condition R/W asphalt (PGIS) sidewalk landscape LOTS House, D/W , patio, walks Landscape TOTAL AREA 15284 sq. feet 5422 sq. feet 3575 sq. feet 6287 sq. feet 15284 43235 18200 25035 43235 58519 sq. feet 1.34 sq. feet sq. feet Imp Per 0.62 0.72 1.34 Assume 2600 sq. ft. per lot Historic Site Conditions f) land Use Summa,y Area~-~. I Till Fores~ 1.34 acres! Till Pasture! 0.00 acresj TIii Grass/ 0.00 acresf Outwash Forestl 0.00 acres/ Outwash Pasture! 0.00 acresi Outwash Grassl 0.00 acresl Wetlandl 0.00 acres! lmperviousl __ _IJ,~0 a~ Total~--1 1.34 acres/ Scale Factor: 1.00 Hourly Reduced Time Series:\ LP_re_d_ev_.t_s•~--------~I >~>I Compute Time Series j Modify User Input ! i · Ale for computed Time Series (.TSFf Flow Frequency Analysis Time Series File:predev.tsf Project Location: Sea-Tac ---Annual Peak Flow Rates--- Flaw Rate Rank Time of Peak (CFS) 0.084 2/09/01 18 00 0.023 1/06/02 ] 00 0. 062 2/28/0] ] 00 0. 002 ]/24/04 20 00 0. 017 1/05/05 8 00 0. 065 l/18/06 20 00 0.055 11/24/06 4 00 0.108 1/09/08 9 00 Computed Peaks -----Flow Frequency Analysis------- --Peaks Rank Return Prob (CFS) Period a .100 100. 00 a. 990 0.084 25.00 o. 960 0. 065 10. 00 0. 900 0. 062 5, 00 0 .800 0 .055 3. 00 o. 667 a. 031 2. 00 0. 500 0, 023 1. 30 0.231 0 .002 1.10 0.091 0 .100 50 .00 o. 980 Developed Site Conditions f), Land Use Summa,y Area Till Forest: 0.00 acres'. Till Pasturei 0.00 acres '1 Till Grass 0.72 acresl I Outwash Foresti 0.00 acres Outwash Pasture: 0.00 acres: Outwash Grass[ 0.00 acres Wetland! 0.00 acres[ Impervious[ 0.62 acres' Total-- 1.34 ~cresi Scale Factor : 1.00 Hourly Reduced Time Serles: \~D_e_v_.t_sf _________ =:] __ ~»~j Compute Time Series I Modify User Input I File for computed Time Serles (.TSFJ - Flow frequency Analysis Time Series e'ile:dev.tsf Pro1ect Location:Sea-Tac ---Annual Peak Flow Rates--- Flow Rate Rank Time of Peak (CFS) 0 .215 0, 165 o. 260 0 .168 C. 205 0. 227 D. 244 0. 445 Computed Ped.ks 2/09/01 1/05/02 2/27 /03 8/26/04 10/78/04 1/18/06 10/26/06 1/09/08 2: 00 16:00 7: 00 2 00 16 oc 16 00 0 00 6 00 -----Flow Frequency Analysis------- --Peakg Rank Return Prob (CFS) Period 0. 445 100. 00 0 .260 25. 00 0 .244 0. 227 0.21'.:. 0 .205 0, 168 0 .165 0. 383 10. 00 5 .00 3. 00 2. 00 L 30 1.10 50 .00 0. 990 0. 960 0. 900 0 .800 0. 667 0. SQO 0. 231 0 .091 0. 980 Detention Vault Design Facility Definition Type of Facility: Detention V,rnlt Facility Length: 76.00 ft Facility Width: 40.00 ft Fac1lily Arca; 3040. sq. ft Rffective Storage Depth: 4.60 ft Stage O F.levation: 100.00 ft Storage Volume: R 1 se r Hedd: Riser Diameter: Number of orif1_ces: 13984. ft 4.60 h 12. 00 inches 3 Full Hedd Pipe Orifice # Height Didmeter Discharge Diameter (ft) (1-n) (CFS) (in) a.oo 0. 63 0. 023 2. 75 1.13 O. 047 4. D 3. 70 0 .50 0. 006 4. D Top Notch Weir: None Outflow Rating Curve: None Stage/Storage/Discharge Performance Elevation storage Discharge Percolat 10n (ft) (cu. ft) (ac-ft) (cfs) (cfs) 0.00 100 .oo 0. o. 000 0. 000 0. 00 0. 01 100 .01 JO. 0. 001 0. 001 o. 00 0. 02 100. 02 61. 0 .001 0.001 0 .00 0. 03 100.03 91. 0 .002 0.002 0 .00 0, 04 100. 04 122. 0. 003 0 .002 0. 00 0. 05 100. 05 152. 0. 003 0. 002 0. 00 0 .15 100 .15 456. 0. 010 0 .004 0 .00 0.25 100.25 760. 0. 017 0. 005 o.oo 0.35 100. 35 1064. 0. 024 o. 006 0. 00 0. 45 100. 45 1368. 0. 031 0. 007 o. 00 0. 55 100. 55 1672. 0 .038 0. 008 0. 00 0. 65 100. 65 1976. 0. 045 0. 009 0 .00 0. 75 100. 75 2280. 0. 052 0. 009 0. 00 .35 100. 85 2584. 0. 059 0.010 0. 00 " 100. 95 2888. 0. 066 0. 010 0. 00 05 101.05 3192. 0. 073 0. 011 0. 00 .15 101.15 3496. 0.080 0. 011 o. 00 1. 25 101.25 3800. 0 .087 0.012 0. 00 l .35 101. 35 4104. 0 .094 0.012 0 .00 l. 45 101. 45 4408. 0. 101 0. 013 0 .00 l. 55 101. 55 4712. 0, 108 0. 01] 0. 00 1. 65 101. 65 5016. 0.115 0.014 0. 00 1. 7 5 101. 75 5320. 0.122 0. 014 o. 00 1.85 101. 85 'J6?4. 0 .129 0. 014 o. 00 l. 91 1()1. 95 5928. 0. 136 0. o: 5 J.00 2.05 102. 05 6232. 0 .143 0. 015 0. 00 2.15 :..02.15 6536. 0.150 0. 016 0, 00 2.:s 102. 25 6840. 0.157 0. 016 0. 00 2. 35 102 . 35 1144. 0. 164 0. 016 o. 00 . '5 102 . 45 7 ~ 4 8 . 0 .171 0. 017 o. 00 .55 102 . 55 7752. 0 178 0.017 0 .OD 2. 65 102. 65 8056. a. 185 0.017 0 .00 2. " 102 . 75 83f'i0. 0.192 0. 018 00 2 . 76 L02. 76 8 390. 0.193 0.018 UC 2. 77 102. 77 8421. 0. 193 0. 019 0. 00 79 102. 7'l 8 ~ 8 2. 0.195 0. 020 ll. f)(l 7.. 80 t02. 80 8512. 0. 195 0.D:U 0 JO 2.81 )02. 81 8S42 0 . 196 0 ,1;24 0 .co 2. 82 102. fl~ 8)71, 0 197 0 027 C, OJ ?..31 102 83 8603. D.:.18 (). U28 0.00 2 .84 102. 91 8634. 0. 198 O.:J2B 0 .00 . ')4 102 .,, 9933 . 0. 705 u. 0.:J3 o. 'JO 1.04 103 . 01 ')242. 0 .212 o. 037 0 00 3 .14 103. 14 9546. 0 .219 0 .040 0. 00 3 .24 103. 24 98SO. 0 .226 0, 043 0. 00 3 .34 103, 34 10154. 0 .233 0 .046 a .oo 3. 44 103. 44 10158. 0.240 0. 048 0.00 3.54 103. 54 10762. 0. 247 0. 051 0. 00 3.64 103. 64 11066. a. 254 0. 053 o. 00 3.70 103 .·10 11248. a .258 0 .054 0 . 00 3. 71 103. 71 11278. 0 .259 0. O.':i4 0. 00 3. 72 103. 72 11309. 0. 260 0. 055 0 00 3.73 103.73 11339. 0. 260 0. 056 0. 00 3.74 103. 74 11370. 0. 261 0. 056 0 .00 3.75 103. 75 11400. 0.262 0. 056 o. 00 3. 85 101. 85 11704. 0 .269 0. 059 0.00 3.95 103. 95 12008. 0. 276 0. 062 C. 00 4. 05 104 05 12312. 0.283 0, 064 0. 00 4.15 104. 15 12616. 0. 290 0. 067 0. 00 4.25 104 . 25 12 920. 0. 297 0. 069 0.00 4.35 184 .35 13224. 0. 304 0. 071 0. 00 . 45 104 . 45 13528. 0. 311 0. 073 0. 00 55 104. 55 13832. 0. 318 0. 075 o. 00 . 60 104. 6Q 13984. 0. 321 0. 076 0. 00 .70 104 70 14288. 0. 328 0. 386 0 .00 4. BO 104.80 14592. 0. 335 0. 951 C. 00 4.90 104. 90 14896. 0. 342 1. 680 . 00 5.00 105. 00 1 ~200. 349 2. 470 .00 5.10 105.10 15504. . 356 2. 760 0 .00 5.20 105. 2.0 15808. 0. 363 3. 020 o. 00 5. 30 105. 30 16112. 0.370 3.250 0. 00 5 4C 105.40 16416. o. 177 3. 470 0. 00 5.50 105. 50 16720. 0.384 3.680 0 .00 5.60 105. 60 17024. 0. 391 3 .870 0 .00 5.70 105. 70 17328. 0. 398 4 .060 0. 00 5.80 105. 80 17632. 0. 405 4 .240 0.00 5.90 105. 90 17936. 0. 412 4.110 0. 00 6.00 106.00 18240. 0.419 4. 570 D. 00 6 .10 106 .10 18544. 0.426 4. 730 0 .00 6. 20 l 06. 20 18848. 0. 433 4.880 o. 00 6. 30 106. 30 19152. 0. 440 5. 030 o. 00 6. 40 106. 40 19456. 0.447 5.180 o. 00 6. 50 106 .50 19760. 0.454 5 .320 0 .00 6. 60 106. 60 20064. 0. 461 5. 450 0. 00 Stage/StoragelDlscharge Perlormance at Sfgn;ttcant Stonn Event. Hyd Ir.flow Outflow Peak Storage Target Cale .Stage F.lev (Cu-Ft) 0. 45 D .11 0. 29 4. 67 104. 67 14190. 0. 21 0. 07 4. 43 101.43 13464. 0 .26 0.06 ],79 103. 79 11523. 0. 21 0, 06 3.78 103. 78 11501. D. 2) 0. 04 3.16 103 .16 9597. 0.13 U. 03 2.85 102.85 8660. 0. ]7 a. 02 2. 5"':. ; 82 .51 71536. /J .17 0. 01 1.46 101.46 4434. KCRTS Routing Instructions Routr~ Ti~e Seri.es through Faci_l i. Ly Inf low Tune Seru~s F'1 Le elev. t.sf Outflow T'ime Series Fi 102: RD0ut rnflow/ou;flnw Analy"3is Peak Tnflcw D.uJcr.arge: Pl':',-tk Outflow Di:Jcharge: Peak Re~ervoj r Stage: 0.<H'j CFS at. 6:00 0.786 CFS at 10.00 4. 67 Ft Pea.O: Res1;>rvo1r Elev: 104.t7 ~·t Peak Reservoir Storaqe; 14190. Cu-Ft '). 326 Ac ·Ft (Ac-Ft) Jan u"an 0. 326 265 ?64 0. 220 :)_ 199 0.175 0. 102 ~Q-.J\~tc:t> Year 8 Year V~M~ Duration Comparison Analysis Duration Comparison Anaylsis Base lfi le: predev. ts f New File: rdout.tsf Cutoff Units: [hscharge in CF'S -----Fraction of Time--------------Check of Cutoff Rase New %Change Probability 0. 018 0. 97E-02 0. 74E-02 -23. 4 0. 97E-D2 0. 023 0. 63E-02 0. 61E-02 -4, 1 I 0 .63E-D2 a. 029 0, 49E-02 0. 53E-02 7. 0 0 .49E-02 0.034 0.37E-02 0.41E-02 l l. 5 0. 37E-02 0. 03'1 0.29E-02 0. JOE-02 5. 6 0.29E-02 044 0 .22E-02 0 .21E-02 -3. 7 0. 22E-02 049 0 .1:JE.-02 0 .15E.-02 0. 0 O.lSE-02 054 0. lOE-02 0. 96E·-03 -4 .8 0. lOE-02 059 0 . 62E-03 0. 60E-03 -2 .6 0.62£-03 0. 064 0. 34E-03 0. 38E-03 9.5 0. 34E-03 0. 069 0 .21E-03 0,21E-OJ 0. 0 0.21E-03 0, 074 0.16E-03 0. OOE+OO -100. 0 0.16E-03 0. 079 O.llE-03 0. OOE+OO -100. 0 O.llE-03 0.08<1 0. l6E-04 O.OOE+OO -100. 0 0 .16E-04 Maximum positive excursion= 0 002 cfs ( 8.7%) occurring at 0.026 cfs on the Base Data:predev.tsf and at 0.028 cfs on the New Data:rdout.tsf Maximum negative excursion~ 0.003 cfs (-14.4%) occurring at 0.021 cfs on the Base Data:predev.tsf and at O. 018 cfs on the New Data; rdout. tsf -------!,4::" ____________ _ fi ~----·, ~ ~ • ·----··----........... .;:- ..... ,,, ......... 5 ·,. Base 0. 018 0. 023 0. 02g 0 .034 0. 039 0. 044 0. 049 0. 054 0. 059 0. 064 0. 069 0 .074 0. 079 0. 084 i; ------------··- ~ g o, ,., Tolerance------- New %Change 0, 017 -5 .2 0, 022 -5. 7 0. 030 4. 6 0. 035 4.6 D. 040 2.7 0 .043 -1.1 0 .049 0.0 0 .054 -0. 7 0 .058 -1. 9 0 .065 l.2 0. 069 0. 0 0. 071 -4. q o. 072 -9. <1 0.074 -12 .8 1,.-991,,.. • 1~' PROPOSED BMP'S C.2.11 PERPORATEO PlPE CONNECTION (J TEXT OF INSTRUCTIONS Your property contains a stormwater management now control BMP (best management practice) called a "perforated pipe connection,'' which was installed to reduce the stormwater runoff impacts of some or all of the impervious surface on your property. A perforated pipe connection is a length of drainage conveyance pipe with holes in the bottom, designed to "leak" runoff, conveyed by the pipe, into a gravel filled trench where it can be soaked into the surrounding soil. The connecfon is intended to provide opportunity for infiltration of any runoff that is being conveyed from an impervious surface (usually a roof) to a local dralnage system such as a ditch or roadway pipe system. The size and composition of the perforated pipe connection as depicted by the flow control BMP site plan and design details must be maintained and may not be changed without written approval either from the King County Water and Land Resources Division or through a future development permit from King County. The soil overtop of the perforated portion of the system must not be compacted or covered with impervious materials. FIGURE C.2.11.A PERFORATED PIPE CONNECTION FOR A SINGLE J<'AMILY RESIDENCE TRENCH X-SECTION NTS 1 '/2'' -'/4'' washed rock slope- PLAN Vll::W OF RQOF_ NTS 2009 Surface Water fJcsign \.fanua\ -Appendix r C-81 to road drainage system 2' X 10' level trench w/perl pipe 11911WJ Core Requirement #4 -Conveyance System The proposed on-site conveyance improvements will include a catch basins and storm pipe being conveyed to the proposed storm water vault. The proposed new houses and the existing house will connect into the vault via a 6" PVC tight line. Toe 12" outfall storm pipe that discharges the storm water facility will be sized at the time of the civil engineering utility plans with calculations. Based upon the outlet flows form the detention volume sizing, a 12" outfall at 0.65% slope will provide adequate capacity for this project. Core Requirement #5 -Erosion and Sediment Control A Temporary Erosion and Sediment Control Plan implementing the Best Management Practices will be included within the final engineering plan submittal. The project does exceed the State Department of Ecology requirements of clearing/grading over 1.0 acres in size; therefore a SWPPP plan and NPDES permit will be provided as part of the final engineering plan submittal. Core Requirement #6 -Maintenance and Operations The on-site storm system will be maintained by the City of Renton. Tract A, storm water treatment tract, will be owned by the HOA. The private storm stubs to the individual lots and the proposed perforated pipe connection (BMP) will be owned and maintained by the individual property owners. The maintenance and operations for the private system will be included within the Declaration of Covenants for the individual BMP's provided on the project and the final civil construction plans. Core Requirement #7-Finandal Guarantees and Liability The Financial Guarantees and Liabilities will be required prior to the project being finalized by the City of Renton. Bond Quantity worksheets will be provided at time of final engineering plan submittal. Core Requirement #8-Water Quality The proposed project will include the installation of a wet sump (dead storage) within the proposed storm water vault for water quality treatment. Check project for Water Quality Exemption: Section 1.2.8.1 Surface Area Exemptions: Project creates gnoaterthan 5,000 square feet of new PGIS (5422 sq. feet proposed PGIS within widening of streets & 2800 sq. feet within proposed driveways) -new roads, emergency access paving, and new proposed driveways. Therefore water quality treatment is required. Water Quality Sizing -calculations for the water quality volume are attached to this section. The calculated volume required is 3,780 cubic feet of dead storage. Cell #1 of the stonn water vault will contain the water quality portion of required volume. Proposed Cell #1 volume: 32' wide x 42' long x 3.0' -volume provided = 4,032 cubic feet. WATER QUAUTY CALCULATIONS Wetpool Sizing Calculations Per 2009 King County Stormwater Management Manual Project Name: Mead Short Plat Project Number: Facility Description: Water Quality Sizing {(02/10/2016)) Step 1: Identify required wetpool volume factor (f). f= 3 Per KCSWDM 6.4.1.1 ---- Step 2: Determine rainfall (R) for the mean annual storm. R = 0.039 Per KCSWDM Fig. 6.4.1.A Step 3: Calculate runoff from the mean annual storm (V,) for the developed site. V, = (0.9A; + 0.25A;0 + 0.10A,. + 0.01A,,) x (R) where: A; = Impervious Surface Area = 27,197 s.f. A;, = Till Grass Area = 31,322 s.f. A,. = Till Forest Area = 0 s.f. Ao = Outwash Area = 0 s.f. V, = 1,260 c.f. Step 4: Calculate required wetpool volume (Vb). vb= t xv, vb= 3,780 c.f. Special Core Requirements Special Requirement #1 -Other Adopted Requirements There are no other adopted site specific plans for this property Special Requirement# 2 -Flood Hazard Area Delineation The proposed project is NOT located adjacent or near a 100-year flood plain Special Requirement #3 -Flood Protection Facilities The project does not rely on a flood control facility as part of the discharge to Lake Washington Special Requirement #4 -Sourre Control This project is a single-family residence. It is NOT a commercial project subject to possible pollutants. Project is exempt from source control. Special Requirement #5 -Oil Control The project is NOT a high-use site or the re-development of a high-use site. Project is exempt from oil control. Reference 11-B Weltfleld Capture Zones Aquifer Protection Area Zones c::J One Year Capture Zone ~ Zone 1 QrrvtYearCaptureZo,.,. [:J Zone 1 Modlfilld t.::]renYeuCap1.1relon• ~ZC11e2 Cedar Valley Sole Source Network Structure Aquifer Project Review Area t PT'od..ldtO!I ....,1 C1ldar va11ey SOM!! source Aq..iffl [':.:.'J Ren»n Cdy Lim~• [_-:] Po1ef1bal Anne,:,,IIOl'I An,a Groundwater Protection Areas Dine 01109/2014 -~, 0 2 •--==---==-----Miles ci®Nfkl Reference 11-C S9il Survey -~· ·--==---==------,i2 Miles :1Bh _]~ Je, ~1~ ;IE>ti ·,\Iii :3 E..C • ~J 1'ig 1 EYD. lNll : .....c _]Nri ;-'.JI~ _jr.e ··10. ·1r£1 := 1Kp8 jo.o ) ]PHS. _;I 511: ]Pe ]Sm .a~ t:l?u 1r11 _.JIii): :JI lk ]Rde" lw .:'.ill!dE J\\b i~ :iRI, .h ,,- \ , .. ---...,,_, Oate·01/09'201-4 c®i1Nikl Section 4: Special Reports and Studies Geotechnical Assessment prepared by Robert Pride, P.E. dated May 19, 2014 , Robert M. Pride, LLC May 19, 2014 Mr. Darrell Offe Offe Engineers 13932 SE 159th Place Renton, WA 98058 Re: Geotechnical Assessment Proposed Short Plat NE 6th Street & Ilwaco Place Renton, Washington Dear Mr. Offe, Consulting Engineer This report provides subsurface soil information regarding discharge of storm water on this new short plat development located on the west side of Ilwaco Place and south of NE 6th Street in Renton. It is understood that this short plat of eight new residences will include a storage pond at the northeast corner of this site. This rectangular property measures 295 x 161 feet and is relatively flat. There is an existing residence and garage on the northwesterly side of this property (568 Hoquiam Avenue). Field exploration included the excavation of four auger borings as shown on the attached Drawing No. t. Summary logs of these test pits are attached to this report. Based on our site investigation and geologic research the upper loose topsoils are underlain by dense to very dense glacial till soils. Shallow groundwater is perched on top of these dense glacial deposits that will prevent onsite infiltration into the subsoils. Onsite storm water will be directed into the pond at the NE corner of the site for eventual discharge to the storm system. Foundations for the new residence should extend down 18 inches onto the medium dense to dense native soils using a soil bearing value of 2000 psf. Please call if there are any questions. Robert M. Pride Principal Geotechnical Engineer dist: ( 1) addressee rmp: ,JayMarc6thSt1 Robert M. Pride, LLC 13203 Holmes Point Drive NE Page 1 Kirkland, WA 98034 SUMMARY LOGS OF TEST PITS HA-1 Located in proposed pond area at the NE corner of site Topsoil -Silty Sand; dark brown, loose, moist; Silty Sand; brown, medium dense, moist to wet; o.o to 0.8ft o.8 to 2.7ft 2.7 to 3.5ft Silty Sand; grey brown, very dense, wet; glacial till; groundwater at 2.0 feet; HA-2 Located on Lot 7 Topsoil; dark brown, loose, moist; Silty Sand; orange brown, loose, moist; o.o to 0.8ft o.8 to 2.8ft 2.8 to 3.5ft Silty Sand; grey brown, very dense, wet; glacial till; groundwater at 2.6 feet; HA-3 Located on Lot 1 o.o to 0.6ft Topsoil; dark brown, loose, moist; o.6 to 2.5ft Silty Sand with gravel; orange brown, loose, moist; 2.5 to 3.0ft Silty Sand; grey brown, dense, wet; weathered glacial till; groundwater at 2.6 feet; HA-4 Located on Lot 5 o.o to 0.3ft Topsoil; dark brown, loose, moist; 0.3 to 2.0ft Silty Sand with gravel; light brown, medium dense, moist to wet; 2.0 to 3.0ft Silty Sand; grey brown, very dense, wet; glacial till; groundwater at 2.0 feet; Robert M. Pride, LLC 13203 Holmes Point Drive NE Page 2 Kirkland, WA 98034 ... . 1J -' SITE PLAN Proposed Short Plat Project No NE 6th Street and Ilwaco Place NE Renton, Washington Drawin~ No. 1 Robert M. Pride LLC Consul tin~ Ccotechnical En;.!;inccr Section 5: Other Permits None at this time Section 6: Declaration of Covenants The proposed storm water BMP covenants will be provided as part of the final engineering plan submittal for City review and approval. ' ~ . RECORDJNG REQUESTED BY AND WHEN RECORDED MAJL TO: CITY CLERK'S OFFICE CITY OF RENTON 1055 SOUTH GRADY WAY RENTON WA 98057 DECLARATION OF COVENANT FOR MAINTENANCE AND INSPECTION OF FLOW CONTROL BMPS Grantor: ____________ _ Grantee: City of Renton Legal Description:-------------------------- Additional Legal(s) on: ________________________ _ AssL'Ssor's Tax Parcel ID#:----------------------- JN CONSIDERATION of the approved City ofRcnton(check one of the following) D residential building pennit, 0 commercial building pennit, 0 clearing and grading penni~ 0 subdivision permit, or 0 short subdivision pennit for Application File No. LUNSWP ________ relating to the real property ("Property") described above, the Grantor(s), the owncr(s) in fee of that Property, hereby covenants(covenant) with City or Renton, a political subdivision of the state ofWashin.,>ton, that he/she(they) will observe, consent to, and abide by the conditions and obligations set forth and described in Paragraphs I through 8 below with regard to the Property. Grantor(s) hereby grants(grant), covenants(covenant), and agrees(agree) as follows: 1. Grantor(s) or his/her(their) successors in interest and assigns ("Owners") shall retain, uphold, and protect the stonnwater management devices, features, pathways, limits, and restrictions, known as flow control best management practices ("BMPs"), shown on the approved Flow Control BMP Site Plan for the Property attached hereto and incorporated herein as Exhibit A. 2. The Owners shall at their own cost, operate, maintain, and keep in good repair, the Property's BMPs as described in the approved Design and Maintenance Details for each BMP attached hereto and incorporated herein as Exhibit B. 3. City or Renton shall provide at least 30 days written notice to the Owners that entry on the Property is planned for the inspection of the BMPs. After the 30 days, the Owners shall allow the City of Renton to enter for the sole purpose of inspecting the BMPs. In lieu of inspection by the City, the Owners may elect to engage a licensed civil engineer registered in the state of Washington who has expertise in drainage to inspect the BMPs and provide a written report describing their condition. If the engineer option is chosen, the Owners shall provide written notice to the City of Renton within fifteen days of receiving the City's notice of inspection. Within 30 days of giving this notice, the Owners, or the engineer on behalfofthe Owners, shall provide the engineer's report to the City of Renton. If the report is not provided in a timely manner as specified above, the City of Renton may inspect the BMPs without further notice. 4. If the City detennines from its inspection, or from an engineer's report provided in accordance with Paragraph 3, that maintenance, repair, restoration, and/or mitigation work is required for the BMPs, The City shall notify the Owners of the specific maintenance, repair, restoration, and/or mitigation work (Work) required under RMC 4-6-030. The City shall also set a reasonable deadline for completing the Work or providing an engineer's report that verities completion of the Work. Aller the deadline has passed, the Owners shall allow the City access to re-inspect the BMPs unless an engineer's report has been provided verifying completion of the Work. If the work is not completed properly within the time frame set by the City, the City may initiate an enforcement action. Failure to properly maintain the BMPs is a violation ofRMC 4-6-030 and may subject the Owners to enforcement under the RMC 1-3, including fines and penalties. 5. Apart from perfonning routine landscape maintenance, the Owners are hereby required to obtain written approval from the City or Renton before perfonning any alterations or modifications to the RMPs. 6. Any notice or approval required to be given by one party to the other under the provisions of this Declaration of Covenant shall be effective upon personal delivery to the other party, or after three (3) days from the date that the notice or approval is mailed with delivery continnation to the current address on record with each Party. The parties shall notify each other of any change to their addresses. 7. This Declaration of Covenant is intended to promote the efficient and effective management of surface water drainage on the Property, and it shall inure to the benefit of all the citizens of the City of Renton and its successors and assigns. This Declaration of Covenant shall run with the land and be binding upon Grantor(s), and Grantor's(s') successors in interest and assigns. 8. This Declaration of Covenant may be terminated by execution of a written agreement by the Owners and the City of Renton that is recorded by King County in its real property records. IN WITNESS WHEREOF, this Declaration of Covenant for the Maintenance and Inspection of Flow Control BMPs is executed this __ day of ________ ~• 20 GRANTOR, owner of the Property GRANTOR, owner of the Property STATE OF WASHINGTON ) COUNTY OF KING )ss. On this day personally appeared before me: ------------------~tome known to be the individual(s) described in and who executed 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 stated. Given under my hand and ollicial seal this __ day of _________ , 20 __ . Printed name Notary Public in and for the State of Washington, residing at My appointment expires---------- r .. EXHIBIT"Bn PERFORATED PIPE CONNECTION MAINTENANCE INSTRUCTIONS This lot contains stormwater management flow control BMP (best management practice) called a "perforated pipe connection," which was installed to reduce the stormwater runoff impacts of some or all of the impervious surface on your property. A perforated pipe connection is a length of drainage conveyance pipe with holes in the bottom, designed to "leak" runoff, conveyed by the pipe, into a gravel filled trench where it can be soaked into the surrounding soil. The connection is intended to provide opportunity for infiltration of any runoff that is being conveyed from an impervious surface (usually a roof) to a local drainage system such as a ditch or roadway pipe system. The size and composition of the perforated pipe connection as depicted by the flow control BMP site plan and design details must be maintained and may not be changed without written approval from the City of Renton. The soil overtop of the perforated portion of the system must not be compacted or covered with impervious materials. ~· I Firs, American A1st American Title Insurance Company Wa Stewart St, Ste 800 Seattle, WA 98101 ~ .•. # Phn -(206)728-0400 (800)826-7718 Fax - To: ESCROW COMPANY INFORMATION: Escrow Officer/Closer: DAVE JOHANSEN djohansen@firstam.com First American Title Insurance Company 11400 SE 8th St, Ste 250, Bellevue, WA 98004 Phone: ( 425)455-3400 -Fax: (800)363-0756 Additional Information Required Additional Information Required File No.: Your Ref No.: Attn: Re: Property Address: Vacant Land, WA COMMITMENT FOR TITLE INSURANCE Issued by FIRST AMERICAN TITLE INSURANCE COMPANY Agreement to Issue Policy We agree to issue a policy to you according to the terms of this Commitment 4243-2533308 Vacant Land When we show the policy amount and your name as the proposed insured in Schedule A, this Commitment becomes effective as of the Commitment Date shown in Schedule A. If the Requirements shown in this Commitment have not been met within six months after the Commitment Date, our obligation under this Commitment will end. Also, our obligation under this Commitment will end when the Policy is issued and then our obligation to you will be under the Policy. Our obligation under this Commitment is limited by the following: The Provisions in Schedule A. The Requirements in Schedule B-1. The General Exceptions and Exceptions in Schedule B-11. The Conditions. This Commitment is not valid without Schedule A and Section I and II of Schedule B. Rrst American Title Form No. 1068-2 ALTA Plain Language Commitm Commitment No : 4243-2533308 Page 2 of 9 SCHEDULE A 1. Commitment Date: September 22, 2015 at 7:30 A.M. 2. Policy or Policies to be issued: AMOUNT PREMIUM TAX General Schedule Rate Standard Owner's Policy $ 500,000.00 $ 1,564.00 $ Proposed Insured: Tuscany Construction, LLC, a Washington limited liability company and or assigns 3. (A) The estate or interest in the land described in this Commitment is: Fee Simple (B) Title to said estate or interest at the date hereof is vested in: THE HEIRS AND DEVISEES OF LAVERNE R. MEAD, DECEASED 4. The land referred to in this Commitment is described as follows: Real property in the County of King, State of Washington, described as follows: The land referred to in this report is described in Exhibit A attached hereto. First Americ.an Tttle 150.14 Form No. 1068-2 ALTA Plain Language Commitm The following requirements must be met: SCHEDULE B SECTION I REQUIREMENTS Commitment No : 4243-2533308 Page 3 of9 (A) Pay the agreed amounts for the interest in the land and/or the mortgage to be insured. (B) Pay us the premiums, fees and charges for the policy. (C) Documents satisfactory to us creating the interest in the land and/or the mortgage to be insured must be signed, delivered and recorded: (D) You must tell us in writing the name of anyone not referred to in this Commitment who will get an interest in the land or who will make a loan on the land. We may then make additional requirements or exceptions. (E) Releases(s) or Reconveyance(s) of Item(s): (F) other: (G) You must give us the following information: 1. Any off record leases, surveys, etc. 2. Statement(s) of Identity, all parties. 3. other: SCHEDULE B SECTION II GENERAL EXCEPTIONS PART ONE: A. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records. B. Any facts, rights, interests, or claims which are not shown by the public records but which could be ascertained by an inspection of said land or by making inquiry of persons in possession thereof. C. Easements, claims of easement or encumbrances which are not shown by the public records. D. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, or any other facts which a correct survey would disclose, and which are not shown by the public records. E. (A) Unpatented mining claims; (B) Reservations or exceptions in patents or in Acts authorizing the issuance thereof; (C) Water rights, claims or title to water; whether or not the matters excepted under (A), (B) or (C) are shown by the public records; (DJ Indian Tribal Codes or Regulations, Indian Treaty or Aboriginal Rights, including easements or equitable servitudes. F. Any lien, or right to a lien, for services, labor or materials or medical assistance heretofore or hereafter furnished, imposed by law and not shown by the public records. G. Any service, installation, connection, maintenance, construction, tap or reimbursement charges/costs for sewer, water, garbage or electricity. H. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public records or attaching subsequent to the effective date hereof, but prior to the date the proposed insured acquires of record for value the escrow or interest or mortgage(s) thereon covered by this Commitment. First American T7t/e Form No. 1068-2 ALTA P\ain Language Commitm PART TWO: SCHEDULE B SECTION II EXCEPTIONS Commitment No. 4243· 2533308 Page 4 of 9 Any policy we issue will have the following exceptions unless they are taken care of to our satisfaction. The printed exceptions and exclusions from the coverage of the policy or policies are available from the office which issued this Commitment. Copies of the policy forms should be read. 1. Lien of the Real Estate Excise Sales Tax and Surcharge upon any sale of said premises, if unpaid. As of the date herein, the excise tax rate for the City of Renton is at 1.78%. Levy/Area Code: 2146 2. General Taxes for the year 2015. The first half becomes delinquent after April 30th. The second half becomes delinquent after October 31st. Tax Account No.: 102305-9230-09 Amount Billed: Amount Paid: Amount Due: Assessed Land Value: Assessed Improvement Value: Amount Billed: Amount Paid: Amount Due: Assessed Land Value: Assessed Improvement Value: 1st Half $ 1,685.81 $ 1,685.81 $ 0.00 $ $ 266,000.00 0.00 2nd Half $ 1,685.81 $ 0.00 $ 1,685.81 $ 266,000.00 $ 0.00 3. Taxes which may be assessed and extended on any subsequent roll for the tax year 2015, with respect to new improvements and the first occupancy which may be included on the regular assessment roll and which are an accruing lien not yet due or payable. 4. Facility Charges, if any, including but not limited to hook-up, or connection charges and latecomer charges for sewer, water and public facilities of City of Renton as disclosed by instrument recorded under recording no. 9606210966. 5. Probate case for Laverne R. Mead, deceased. Admitted to Probate: Probate Case No.: Personal Representative: Attorney for Estate: January 9, 2015 15-4-00232-2, King County Brian Mead Gary Frederic Faull Said personal representative is authorized to administer the estate without intervention of court and to mortgage, convey or contract to convey decedent's interest in said premises. 6. Lien of succession taxes upon the estate of Laverne R. Mead, deceased, King County, Probate Case No. 15-4-00232-2 Hrst American T,tle Fenn No. 1068·2 ALTA Plain Language Commitm commitment No.: 4243·2533308 Page5of9 7. Evidence of the authority of the individual(s) to execute the forthcoming document for Tuscany Construction, LLC, a Washington limited liability company , copies of the current operating agreement should be submitted prior to closing. 8. Right to make necessary slopes for cuts or fills upon said premises for Highway purposes as granted by deed under Recording No. 3042080. 9. Easement, including terms and provisions contained therein: Recording Information: 347794 For: Perpetual Easement 10. Covenants, Conditions and/or Restrictions contained in the following instrument: Executed by: Evert W. Peters and Mildred J. Peters Recorded: Recording No.: January 13, 1961 5241538 First American T.ttle Form No. 1068-2 ALTA Plain Language Commitr INFORMATIONAL NOTES Commitment No : 4243-2533308 Page 6of9 A. Potential charges, for the King County Sewage Treatment Capacity Charge, as authorized under RON 35.58 and King County Code 28.84.050. Said charges could apply for any property that connected to the King County Sewer Service area on or after February 1, 1990. Note: Properties located in Snohomish County may be subject to the King County Sewage Treatment capacity Charges. B. Effectve January 1, 1997, and pursuant to amendment of Washington State Statutes relating to standardization of recorded documents, certain format and content requirements must be met (refer to RCW 65.04.045). Failure to comply may result in rejection of the document by the recorder or additional fees being charged, subject to the Auditor's discretion. C. Any sketch attached hereto is done so as a courtesy only and is not part of any title commitment or policy. It is furnished solely for the purpose of assisting in locating the premises and First American expressly disclaims any liability which may result from reliance made upon it. D. The description can be abbreviated as suggested below if necessary to meet standardization requirements. The full text of the description must appear in the document(s) to be insured. PTN SEC 10 TWP 23N RGE SE NE QTR SW QTR SE QTR, KING COUN1Y APN: 102305-9230-09 E. The following deeds affecting the property herein described have been recorded within 36 months of the effective date of this commitment: Recording number 20121204000114. Property Address: Vacant Land, WA NOTE: The forthcoming Mortgagee's Policy will be the ALTA 2006 Policy unless otherwise noted on Schedule A herein. NOTE: We find no judgments or Federal tax liens against the vestee herein, unless otherwise shown as a numbered exception above. NOTE: A FEE MAY BE CHARGED UPON THE CANCELLATION OF THIS COMMITMENT PURSUANT TO WASHINGTON STATE INSURANCE CODE AND THE FILED RATE SCHEDULE OF THIS COMPANY. First American Tttle Form No. 1068-2 ALTA Plain Language Commitr CONDmONS 1. DEFINITIONS (a)"Mortgage" means mortgage, deed of trust or other security instrument. Commitment No : 4243-2533308 Page 7 of9 (b)"Public Records" means title records that give constructive notice of matters affecting the title according to the state law where the land is located. 2. LATER DEFECTS The Exceptions in Schedule B -Section II may be amended to show any defects, liens or encumbrances that appear for the first time in the public records or are created or attached between the Commitment Date and the date on which all of the Requirements (a) and (c) of Schedule B -Section I are met. We shall have no liability to you because of this amendment. 3. EXISTING DEFECTS If any defects, liens or encumbrances existing at Commitment Date are not shown in Schedule B, we may amend Schedule B to show them. If we do amend Schedule B to show these defects, liens or encumbrances, we shall be liable to you according to Paragraph 4 below unless you knew of this information and did not tell us about it in writing. 4. LIMITATION OF OUR LIABILITY Our only obligation is to issue to you the Policy referred to in this Commitment, when you have met its Requirements. If we have any liability to you for any loss you incur because of an error in this Commitment, our liability will be limited to your actual loss caused by your relying on this Commitment when you acted in good faith to: comply with the Requirements shown in Schedule B -Section I or eliminate with our written consent any Exceptions shown in Schedule B -Section II. We shall not be liable for more than the Policy Amount shown in Schedule A of this Commitment and our liability is subject to the terms of the Policy form to be issued to you. 5. CLAIMS MUST BE BASED ON THIS COMMITMENT Any claim, whether or not based on negligence, which you may have against us concerning the title to the land must be based on this commitment and is subject to its terms. cc: Tuscany Construction, LLC and or assigns cc: Estate of Laverne Mead First AmeriCiJn Title Form No. 1068-2 ALTA Plain Language Commib ~· I First American ~ I First American 1itle Privacy Information We Are Committed to Safeguarding Custnmm-Information Commitment No: 4243-2533308 Page 8 of9 First American Title Insurance Company 818 Stewart St, Ste 800 Seattle, WA 98101 Phn -(206)728-0!00 (800)826-7718 Fax- [n order to better serve your needs now and in the future, we may ask you to provide us with certain information. We understand that you may be coocetoed about what we will do with sudl information -particularly any personal or financial information. We agree tllat you haVe a tight to knoW how we will utilize the personal Information you provide to us. Therefore, together with our subsidiaries we have adapted this Privacy Policy to govern the use and handling of your per..onat mforrnation. Applicability This l'rivacy Policy governs our use of the information that you provide to us. It does not govern the manner In whldl we may use infomiation we have obtamed from any other source, such as mformation obtained from a pubhc l"E'COfd or from another persoo or enbty. First American has also adopted broader guidelines that govern our use of persooal mformation regardless of its source. FlrstAmencan callstlleseguklelines its Fairlnforrnaboo Values. Types of Infonnation Depend111g upon which of our services you are utilizing, the types of nonpubhc personal informatioo that we may rotlect iodude; • Infonnatt0n we receive from you on applications, forms and in other communications to us, whether in writing, in person, by telephone or any otller means; Jnf"(l(mation about your transactions with us, our afflllated companies, or others; and • Information we recefVe from a consumer reporting agency. Use of Information We request information from you fur our own 16]itimate busi/leis purposes and not for the beoefit of any nonaffihated party. Therefore, we wiU not release your information to nonaffi!lated parties except: (1) as necessary fur us to provide the product or service you haVe requested of us; or (2) as permitted by law. We may, however, store such information indefinitely, including the penod after which any customer relationship has ce.asecl. Such inforrnabon may be used for any internal purpo!>e, such as quality control efforts or customer anatysis. We may also provde an of the types of nonpubhc per.;ooal information listed above to one or more of our affiliated compames. Such affihi.!1:ed companies include financial service providers, such as title insurers, property and r.asualty insurers, and trust and investment advisory companies, or companies involved in real estate services, such as appraisal companies, home warranty companies and escrow companies. Furthenrl'Jre, we may also provide all the infMTiation we collect, as descnbed above, to companies that perform marketing services on our behalf, on behalf of our affiliated companies or to other financial 1nstrtvtions w,th whom we or our affiliated companies haw! )Dint marketing agreements. Former Customers Even if you are no longer our cu!>tomer, our Privacy Policy will continue to apply to you. Confidentiality and Security We will use our best efforts to eosure that oo unauthorized parties have ac.cess to any of your information. We restrict access to nonpublic personal mformaoon about you to tllose indlv1duals and entities who need to koow that information to provide products or semces to you. We will use our best efforts to train and oversee our employees and ageflts to ensure th3t your 1nformabon will be handled respon51bly and in accordance with this Privacy Policy and First American's Fair Information Values. We currently maiotain physical, electronic, and procedural safeguards that comply with federal regulations to guard your nonpublic personal information. Infonnation Obtained Through Our Web Site First Amencan Fmancial Col"poration IS sensitive to privacy issues on the Internet. We believe it is important you know how we treat the rlformation about you we receive on the Internet. Io general, you can visit First American or its affiliates' Web sites on the World Wide Web wrthout telling us who you are or revearing any information about yourself. Our Web servers collect the dcmain names, not the e-ma!/ addresses, of visitors. This mformation 1s aggra)<rted to measure the number of visits, average time spE!fit on tne site, pages VJewed and similar information. First American uses this information to measure the use of our site and to develop ideas to improve the content of our site. There are times, however, when we may need information from you, such as your name and email address. When information is needed, we will use our best efforts to let you knCM' at tile time of aillection how we will use the personal information. Usually, the persooal mformation we collect is used only by us to respond to ywr inquiry, process an order or allow you to access specific account/profile loformat:IOll. If you choose to share any personal Information wth us, we will only use it in accordance with the policies outlined above. Business Relationships First American Financial Corporation's site and its affiliates' sites may coota1n lmks to other Web sites. While we try to link only to srt:es that shall! our high standards and respect for pnvacy, we are oct responSlble for the content or the privacy practK.eS employed by other srt:es. Cookies Some of First American's Web sites may make use of "oookie" technology to measure site activity and to customize Information to your pen;onal t,i-;tes. A rookie is an element of dati tllat a Web srte can send to your browser, which may then store the cookie on your hard drive. f-ir•,\Arn corl' uses stored rookies. The goal of tllis technology Is to better serve you when visiting our site, save you time when you are here and to provide you with a more meaniogfu! and productive Web site experience. Fair Information Values Fairness We consider consumer expectatiafls about their privacy in an our buS1nesses. We only offer products and services that assure a favorable bi!ilance between consumer benefits and consumer privacy. Public Record We believe that an open public record creates sigmficant value fof society, enhances aJOsumer choice and ere.ates C011sumer opportunity. We actively support. an open public record and empliaslle its mportanre and contnbution to our a:onomy. U!ie We believe we should behave responS1bly when we use information about a consumer !n our business. We will obey the laws governing the collection, use and dissemination of data. Accuracy We will t.lke reasonable steps to heJp assure the accuracy of the data we collect, use and dts.sem1nate, Where possible, we will take reasonable steps to rorrect inaccurate information. When, as with the public record, we cannot correct Inaccurate mformabon, we wtU take all reasonable steps to assist consumers in identifying the source of the erroneous data so that the consumer cansecuretherequ1redcorrectx:ms. Education We endeavor to eduarte the users of our product5 and services, our employees and others in our industry about the importance of consumei--pnvacy. We will mstruct our employees on our fair information values and on the responsible COiiection and use of data. We will eocoorage others III our industry to collect and use information in a responsible manner. Security We wiH ma1ota111 appropnate fadllties and systems to protect against unauthorized access to and corruption of the data we maintain. Form SO-PRIVACY (9/1/10) Page I of I Pnvacy Information {2001"2010 First American Financial Corporation) Hrst American Tllle Fonn No. 1068~2 ALTA Plain Language Commit Commitment No. 4243-2533308 Page 9 of 9 FIRST AMERICAN TITLE INSURANCE COMPANY Exhibit "A" Vested Owner: THE HEIRS AND DEVISEES OF LAVERNE R. MEAD, DECEASED Real property in the County of King, State of Washington, descrit>ed as follows: THE EAST ONE-HALF OF THE WEST 330 FEET OF THE NORTH 330 FEET OF THE NORTHEAST QUARTER OF THE SOUTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 10, TOWNSHIP 23 NORTH, RANGE 5 EAST W.M., IN KING COUNTY, WASHINGTON, mGETHER WITH THE NORTH 30 FEET OF THE WEST ONE-HALF OF THE WEST 330 FEET OF THE NORTH 330 FEET OF THE NORTHEAST QUARTER OF THE SOUTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 10, TOWNSHIP 23 NORTH, RANGE 5 EAST W.M., IN SAID COUNTY. Tax Parcel Number: 102305-9230-09 Situs Address: Vacant Land, WA First Ameriam Tdie Form No. 1068-2 ALTA Plain Language Commit Commitment No.: 4243·2533308 Page 9 of9 FIRST AMERICAN TITLE INSURANCE COMPANY Exhibit "A" Vested Owner: TI-IE HEIRS AND DEVISEES OF LAVERNE R. MEAD, DECEASED Real property in the County of King, State of Washington, described as follows: TI-IE EAST ONE-HALF OF TI-IE WEST 330 FEET OF TI-IE NORTI-1 330 FEET OF TI-IE NORTI-IEAST QUARTER OF TI-IE SOUTI-IWEST QUARTER OF TI-IE SOUTI-IEAST QUARTER OF SECTION 10, TOWNSHIP 23 NORTH, RANGE 5 EAST W.M., IN KING COUN1Y, WASHINGTON, TOGETI-IER WITH TI-IE NORTI-1 30 FEET OF TI-IE WEST ONE-HALF OF TI-IE WEST 330 FEET OF TI-IE NORTI-1 330 FEET OF TI-IE NORTI-IEAST QUARTER OF TI-IE SOUTI-IWEST QUARTER OF TI-IE SOUTI-IEAST QUARTER OF SECTION 10, TOWNSHIP 23 NORTI-1, RANGE 5 EASTW.M., IN SAID COUN1Y. Tax Parcel Number: 102305-9230-09 Situs Address: Vacant Land, WA Rrst Amerk:an T!tle Fl LED i5J.~fl-9 PM 2:lil L'\i THE Sll'ERJOR COURT FOR TIIB STATE OF WASl-!L'IGTO:-; COi "NTY OF JUN<; L'i RE 11lE ESTA TI! OF LA VERNE R. MEW. DECEASED v.11lto.c..:-ordir:.g1ola.w. ~TATE Of WA5HJJ\GTO', ) ('v,m1y0fKinp: l RCW l 11U4i.'l; 11.;;i.Z!>I) L'i.Tftlb....:;.ihica'.l. .. 111.c1n1Q!1'icn·J.ettm Jcrt:ut;.crLU)' NO: 15-4.00232-2 KNT l.ETI"ERS TF.STAME:\TARY (LTRTS) Sl-OMl'> co.!:· I llll~ r..-~~· r;>.()I l ,PARTMENT OF MMUNITY AND ECONOMIC DEVELOPMENT .. Ifenton® AFFIDAVIT OF INSTALLATION OF PUBLIC INFORMATION SIGN STATE OF WASHINGTON COUNTY OF KING Planning Division 1055 South Grady Way, Renton, WA 98057 Phone: 425-430-7200 I www.rentonwa.gov ss being first duly sworn on oath, deposes and says: 1. On the l o""t day of ~A,u\J~ , 20J.Le._, installed _I_ public information sign(s) and plas~ flyerbox on the property located at l '),v.lMO pu:,,..u;;-\Nie'~ ? S.T. for the following project: I Project Name ~?C HJ'£ CD,)-£.tp-aj7 0i u...c-: wner Name 2. I have attached a copy of the neighborhood detail map marked with an "X" to indicate the location of the installed sign. 3. This/these public information sign(s) was/were constructed and installed in locations on Municipal Code ckage. SUBSCRIBED AND SWORN to before me this_! _,_day of -i .A.A.~::::::, , 20~. NOTA'~Y PUBLIC in and for the State of Washington, residing at ,cce;<; s; c.·"''} ~'"·), 12<,-l:0 L, . ., <iyc.,C: 7 My commission expires on -";,,._-<..-_··-'-1_-~I ~7 _____ _ H:\CED\Data\Forms~Temp!ates\Self-Help Handouts\Planning\pubsign.doc Rev: 08/2015 ~1 EX. H/C RA!AP ~ 0 "' :---FRONT----, r--------- 1 : : --: I: : : ~l I! i lJ L ___________ j ~-------~~~~-; 0 ,----5cc5c-.-OO~'---~ ;---------------~ I I I I I I I I I- I I Z I I 0 1 t E I I I I I I L----94A5r-----J ;---------- ' I I I I I I I I I ,,----...... -- ' ' ' ' ' r-----------1 I I. 1~: _ :\r::-:~---)""-"-'9~4~.4~sr·_____ I l gi ~! T---~---' I t 1 0 i : (JJ : : ~ ·----·-·--------J FRONT 1 I I I I I I I I L _____ _ 0 "' I :\;: 10 1°' 1"- 1 I _______ .J r·~ I 3 • PA NG NE 6th STREET -- RECEIPT EG00050105 BILLING CONTACT TUSCANY CONSTRUCTION LLC ATIN: BOB WENZL PO BOX6127 BELLEVUE, WA 98008 REFERENCE NUMBER FEE NAME LUA16-000138 PLAN -Modification PLAN -Short Plat Fee Technology Fee Printed On: February 23, 2016 Prepared By: Clark Close TRANSACTION TYPE Fee Payment Fee Payment Fee Payment Kenton 1055 S Grady Way, Renton, WA 98057 Transaction Date: February 23, 2016 PAYMENT METHOD Check #1060 Check #1060 Check #1060 SUBTOTAL TOTAL AMOUNT PAID $150.00 $2,000.00 $64.50 $2,214.50 $2,214.50 Page 1 of 1