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Home My WebLink AboutLUA-08-139_Report 01Denis Law C t f __ ""':M:ayor __ """, __ .., f) (.,"ii~;!-0 ~w/~(C~ ,'V \ June 24, 2013 Craig Krueger E5M Consulting Engineers, LLC 20021120 TH Avenue NE# 103 n',)~he!t Vlt ... 92011 _. ,I t\ '. CI i t (~( ( , \ :;;..:, """"-.Jc,,,' ......... ' ~ > Department of Community and Economic Development CE."Chip"Vincent, Administrator SUBJECT: Null and Void Notice Orange Grove Cottages PUD/ LUA08-139, ECF, CU-H, PPUD Dear Mr. Krueger: The Planning Division of the City of Renton has determined that the above subject application is expired. According to RMC 4-8-100C.4 -Expiration of Complete Land Use Applications, the application submitted on November 19, 2008 has been inactive for ninety (90) days or more and an administrative decision has not been made and/or has not been reviewed by the Hearing Examiner in a public hearing, According to our records, an "On-Hold" notification (enclosed) was mailed on February 16,2009 stating additional information was necessary in order to continue processing the submitted application. A letter dated July 25,2012 was sent notifying you that it was your final notice and if the City of Renton Planning Division did not receive a written request to continue processing the application and the requested information within six (6) months of the date ofthat letter, the application would be null and void. Such information was not received by January 25, 2013 and, therefore this project is now null and void. If you have any questions, please contact me at (425) 430-7314. Sincerely, ut£/iME;dJ.f~ Vanessa Doblee Senior Planner Renton City Hall. 1055 South Grady Way. Renton, Washington 98057 • rentonwa.gov 00 o ,~ ;" I' .. : '--;-. IJ' ~! "J _~ ; .. -1 -!x, ey, c. _,?:) 7': 1: rr 00 m'" n1J o '" OJ ~ o ~ 3 3 ;=)" ~ o~ ro 0 < ~ ro " _0 .g 3 3 3 ro c OJ OJ -~. • Complete items 1 r 2, and 3. Also complete item 4 if Restricted Delivery is desired. • Print your name and address on the reverse so that we can return the card to you. • Attach this card to the back of the mailpiece, or on the front if space permits. t$){ (~( 5 _ W(J~(JA If YES, enter delivery address below: o Express Mail o Return Receipt for Merchandise DC.O.D. Detivery? (Extra Fee) 2. Article Number (Transfer from service label) 7008 1830 0004 8759 1597 PS Form 3811, February 2004 Domestic Return Receipt 102595"()2·M·1540 ' I'- [f"' u-, rl [f"' u-, I'- «J =r- D D D D IT! «J rl «J D D I'- U.S. Postal Service'M CERTIFIED MAIL", RECEIPT (Domestic Mall Only; No Insurance Coverage ProvIded) ur website at www.u Po"ag, I $ Certilied Fee f-_V _______ -1 Re!urn Receipt Fee (Endorsement ReQUi.red) I Rcs!ricled Delivery Fee (EndorSlmlcn! ReqUIred) f---------1 Tota! Postage & Fees I $ SentTo rCn Postmark H'm --. ____ ._~~~._"""""_'l.;:'"_, .• _-_;_. __ . __ .... <l __ ••••••• ____ • ___ ._ ••••••••• ___ ••••• _____ • Street. Api. No.; or PO Box No. CTtY~Sfaie:zIP;.;i---------···---·-··---·-·---· .. ·--·------... -----..... ---.• ;IIII.~~.Ilm~ Certified Mail Provides: • A mailing receipt • A unique identifier for your maiJpiece • A record of delivery kept by the Postal SelVice for two years Important Reminders: • Certified Mail may ONLY be combined with First·Class Mai4b or Priority Mails. • Certified Mail is not available for any class of international mail. • NO INSURANCE COVERAGE IS PROVIDED with Certified Mail. For valuables, please consider Insured or Registered Mail. • For an additional fee, a Return Receiptmay be requested to provide proof of delivery. To obtain Return Receipt service, please complete and attach a Return Receipt (PS Form 3811) to the article and add applicable postage to cover the fee. Endorse mailpiece,"Return Receipt Requested". To receive a fee waiver for a duplicate return receipt, a USPS® postmark on your Certified Mail receipt is reqUired. • For an additional fee, delivery may be restricted to the addressee or addressee's authorized agent. Advise the clerk or mark the mailpiece With the endorsement "Restflcted Delivery". • If a postmark on the Certified Mail receipt is desired, please present the ,Hti,- cle at the post office for postmarking. If a postmark on the Cenifled Mall receipt IS not needed, detach and affix label With postage and mail. IMPORTANT: Save this receipt and present it when making an inquiry. PS Form 3800. August 2006 (Reverse) PSN 7530-02-000-9041 "" -CD 0 ~o ------ ::J <.n mCD "', 8 <.n "Ll ( :";'. ::J V> 0 0> ::;Eg ::J ::. \j . 0 3 , :t>~ 3 ~ ",:::r CD -' ::J 00G1 " ~ 00l 00 CD ~ ,--.i <.no. ';''< < n w:;;: !l!.o No> o 3 ~'< Ll 3 3 c g; ::J -~. t::J ~~, ~~ @ W ?~~~ "8t.;J" I Department of Community & Economic Developmen;... r 1055 South Grady Way Renton WA 98057-3232 (~i'f. ~r( I'I)I~. t~~J , u..:.J ~~UJ..! 'Y~.y ," , " " ,.1.-. ~)'. F~~~}~ f"":'·f.'.T ::E~.TTLE ~)=:, -::::=.:.-2;=: i ~::~::~: rtb-c.. ~O\J,Y)O ,J:3L\mo.(~ ~60)P~x\ t- ~5b S· ~(-)'\\.:Dn \JI \\~ 9l1,!J:~_ S-\~ it ~ Y-ff\\:.D'{\, lDf\ C .' _ _ _ _ .. ' . 1"-L .r .... ; r -::,t b L' U l L i-.i ':) t)~' / :-1 = ;' l3 R~Ti __ )F.h "ro Srf"D~:P P''-! -j i::. ;~1t.1 T;= \) ;\ r.J i 1< ;-"'DLqi!~J ,jN!\S,~c 1"0 FCRW"AF::'U \~ c: ') 3 [] '1 7 .-) ::::' :\ ? ::; ~ ':'. ;' ~ 1-2, (~-0 1 3. 61 ., \}::: ..;.., 980'J I [<'t12 3L Il,i!dl1ldl'i,ddJ!!;!lilij,:ddHHH.:i; il!ini\!,.u ~i Denis Law Mayor June 24, 2013 Craig Krueger ESM Consulting Engineers, LLC 20021120TH Avenue NE# 103 30theit \VA 98011 Department of Community and Economic Development C.E."Chip"Vincent, Administrator SUBJECT; Null and Void Notice Orange Grove Cottages PUD/ LUA08-139, ECF, CU-H, PPUD Dear Mr. Krueger; The Planning Division of the City of Renton has determined that the above subject application is expired. According to RMC 4-8-100C.4 -Expiration of Complete Land Use Applications, the application submitted on November 19, 2008 has been inactive for ninety (90) days or more and an administrative decision has not been made and/or has not been reviewed by the Hearing Examiner in a public hearing. According to our records, an "On-Hold" notification (enclosed) was mailed on February 16, 2009 stating additional information was necessary in order to continue processing the submitted application. A letter dated July 25, 2012 was sent notifying you that it was your final notice and ifthe City of Renton Planning Division did not receive a written request to continue processing the application and the requested information within six (6) months ofthe date of that letter, the application would be null and void. Such information was not received by January 25, 2013 and, therefore this project is now null and void. If you have any questions, please contact me at (425) 430-7314. Vanessa Doblee Senior Planner Renton City Hall. 1055 South GradyWay • Renton,Washington 98057 • rentonwa.gov . £ c C :J CU E E E "-0.2 u <lJ -> o <lJ _0 ~ .~ E E _ 0 ~ c ~8 <lJ " c ,Co; Ld ... .1 : .... i···· "T Li.i 1.1·1 () 1.1 .. ---.' !.~. (!" i'~ .. ' «:: IL "4.1: r::--oj -'; -.", -'t,J ,J' :::: (\: ~. "1 u r{l ,,-- c June 24, 2013 Craig Krueger ESM Consulting Engineers, LLC 20021120TH Avenue NE# 103 Bothell, WA 98011 Department of Community and Economic Development C.E."Chip"Vincent, Administrator SUBJECT: Null and Void Notice Orange Grove Cottages PUD/ lUA08-139, ECF, CU-H, PPUD Dear Mr. Krueger: The Planning Division of the City of Renton has determined that the above subject application is expired. According to RMC 4-8-100C.4 -Expiration of Complete Land Use Applications, the application submitted on November 19, 2008 has been inactive for ninety (90) days or more and an administrative decision has not been made and/or has not been reviewed by the Hearing Examiner in a pUblic hearing. According to our records, an "On-Hold" notification (enclosed) was mailed on February 16, 2009 stating additional information was necessary in order to continue processing the submitted application. A letter dated July 25, 2012 was sent notifying you that it was your final notice and if the City of Renton Planning Division did not receive a written request to continue processing the application and the requested information within six (6) months ofthe date of that letter, the application would be null and void. Such information was not received by January 25,2013 and, therefore this project is now null and void. If you have any questions, please contact me at (425) 430-7314. Vanessa Doblee Senior Planner Renton City Hall. 1055 South Grady Way • Renton,Washington 98057 • rentonwa.gov 0 ~ \ --~ ---c:;, l C= G t: ~ 12<'0 mID n U o '" ::J ;:+ o 3 3 ID _. ::J n ~ 00 ID ~ < n ~o o 3 U 3 3 " ID ::J ~ -.=to '< ~ t:l o o t:l rn "" r'l "" t:l t:l r- u.s. Postal Service," CERTIFIED MAIL," RECEIPT (Domestic Mail Onlyj No Insurance Coverage Provided) Postage f-:-$--."..~----I Certiiied Fee Retum Racoipl Fee (Endorsement Required) Restricted Delivery Fee 1--------1 (Endorsemenl Required) f---------I Total Postage &. Fees $ Postmark Here ~',,10 f" ~:_-" ___ ~ />-_~ '.!.A tl tl____________ ______ _ __________________ _ Sireet, AP'{~ :-Y..-v.v:.~r·~ orPOBoxNo. citY~siaie,-zip+4--------------·--------·---------·--·-._._--".-.---------------------- PS Form 3800 Au us! 2006 See Reverse for Instructions Certified Mail Provides: • A mailing receipt • A unique identifier for your mailpiece • A record at delivery kept by the Postal Service for two years Important Reminders: • Certified Mail may ONLY be combined with First-Class Maile or Priority Mail®. • Certified Mail is not available for any class of international mail. • NO INSURANCE COVERAGE IS PROVIDED with Certified Mail. For valuables, please consider Insured or Registered Mail. • For an additional fee, a Return Receipt may be requested to provide proof of delivery. To obtain Return Receipt service, please complete and attach a Return Receipt (PS Form 3811) to the article and add applicable postage to cover the fee. Endorse mailpiece "Return Receipt Requested". To receive a fee waiver for a duplicate return receipt, a USPSe postmark on your Certified Mali receipt is reqUired. • For an additional fee, delivery may be restricted to the addressee or addressee's authorized agent. Advise the clerk or mark the mailpl8ce with the endorsement "RestrictedTJeHvery". • If a postmark on the Certified Mail receipt is desired, please present the arti" cle at the post office for postmarking. If a postmark on the Certified Mail receipt is not needed, detach and affix label with postage and mail. IMPORTANT: Save this rec::eipt and present it when making an inquiry. PS Form 3800. August 2006 (Reverse) PSN 7530·02-000·9047 Department of Community & Economic Development "-r 155 South Grady Way Renton WA 98057-3232 City of ~ ~ r) ["'vr) ~:>.·.1 J.~,.J~..1.J """ I o~-I~q 7008 1830 0004 8759 1924 f.St1~~u..c 111 ~ 533NJ,.. 9t g!£ C Sfe-216 F~w~~7 \) Craig Krueger ESM Consulting Engineers, llC 20021120th Avenue NE #102 Bothell, WA 98011 _.?OS~~. ;v ':i80 i i ~8 'il3<::l:2'3 //, /" /" /, /1""" //'" //1" /'" I, I, I" II" I" ,I, II., I, I, I" / . ;; .~ J '.~:i • complete items 1, 2, and 3. Also complete item 4 if Restricted Delivery is desired. • Print your name and address on the reverse 50 that we can return the card to you. • Attach this card to the back of the maiJpiece, or on the front if space permits. 1. Article Addressed to: x B. Received by ( Printad Name) D. Is delivery address different from item 1? If YES, enter delivery address below: 3. ~ceType ...lQ Certjfied Mail o Express Mail o Agent Yes o No o Registered o Return Receipt for Merchandise o Insured o C.O.D. 2. Article Number (Transfer from service labeQ 7008 1830 0004 8759 1924 PS Form 3811, February 2004 Domestic Return Receipt 102595-02-M·1540: • .8 }!J £; .5 I N '0 c to Ii @ '0 '0 to cD E '" c Department of Community & Economic Development 5 South Grady Way "enton WA 98057-3232 [)~ City O~·"y '" ~ ®fru' yOlfri'l ~~". ~ ,\Waa ~\~A;, ROUSSO MARC /AYMARC DEVELOPMENT 555 S. RENTON VILLAGE, STE #775 RENTON, WA 98055 ~ i X I c -",:-:cn", J1flft( ~ Jay J1aJ?,C nOA H'! IJJNMPAAi-l~ £wJ13i;;Jw[ ~f. ~IJAq?OS0 Yh() ~b 1 00 07/27/12 R.~"(~; Rh [ 0 "J-~ hit)::-r<. AT-rE~~T~D ~OT k~OW~ N/\.r~.:,:: TO C::-O~~~JARD ~~C: clf:D')::;,7-~~:'~'> -,"}'Jt;9-(:;U{~OG-"}l-.Jb 4 ~·,(j4.' :Sja05 1\lli!I,~!!\\~:!\l!11il:!i~i!\:~i!!!!!!!!'!1!1:\!L:\~L ~.i:!~! Denis Law, Mayor February 16, 2009 Crai g Krue ger ESM Consulting Engineers, LLC 20021 120th Avenue NE #103 Bothell, WA 980 II SUBJECT: Orange Grove Cottages PUn. LUA08-139, ECF, CU-H, PPUD "On Hold" Notice Dear Mr". Krueger: CI'l ( OF RENTON Economic Development, Neighborhoods and Strategic Planning Alex Pietsch, Administrator The Planning Division of the City of Renton accepted the above master application for review on December 2, 2008. The subject application has been placed "On Hold"pursmmt to the applicant's request. . An e-mail received from the applicant on February 9,2009 stated, " ... the intention is to put the project on hiJld. We have many "things· to address before we're ready for hearing ... " As such, the Public Hearing will be rescheduled and all parties will be notified in a timely manner of the new public hearing date. . At this time, your project has been-placed ~'onhold" pending receipt of the requested. information. Please contact me at (425) 430-7314 if you have anyquestions. Sincerely, Vanessa Dolbee Assoicate Planner cc; J&M Land Development, Inc.! Owne*) Marc Rousso -JayMarc Development I Applicant ----~------~lO-5-5-S-0-lli-h-G-ra-d-Y-W-a-Y---R-e-n-to-n-,-w-a-Sh~in-~-o-n--98-0-5-7-------------~ * This paper contains 50% recyded material, 3O%-postconsumer AHEAD OF THE CURVE Denis Law Mayor d; r' --=:.. ........ """"..,. ..... l July 25, 2012 Craig Krueger ESM Consulting Engineers, LLC 20021120th Avenue NE #103 Bothell, WA 98011 SUBJECT: "Final" Notice ,~\ Department of Community and Economic Development C.E."Chip"Vincent, Administrator Orange Grove Cottages PUD / LUA08-139, ECF, CU-H, PPUD Dear Mr. Krueger: The Planning Division of the City of Renton has determined that the above subject application is expired. According to RMC 4-8-100C.4 -Expiration of Complete Land Use Applications, the application submitted on 11/19/2008 has been inactive for ninety (90) days or more and an administrative decision has not been made and/or has not been reviewed by the Hearing Examiner in a public hearing. According to our records, an "On-Hold" notification (enclosed) was mailed on February 16, 2009, stating information was necessary in order to continue processing the submitted application. As of the date of this letter, new information has not been received and the project has remained inactive. Therefore, this is your final notice, if the City of Renton Planning Division does not receive a written request to continue processing the application and the requested information within six (6) months ofthe date of this letter the application shall be null and void. If you have any questions, please contact me at (425) 430-7314. Sincerely, Vaness a Dolbee Senior Planner Enclosed: "On-Hold" Letter-dated: February 16, 2009 cc: J&M Land Development, Inc. / Qwner{s) Marc Rousso -JayMarc Development I Applicant Renton City Hall • 1055 South Grady Way .. Renton, Washington 98057 • rentonwa_90v ...:.....----..,~ .......... Department of Community ........ ":'~-:;::-____ : & Economic Development .. • ';~,!;r,·- South Grady Way Renton WA 98057-3232 • ... J & M LAND DEVELOPMENT, INC. JAYMARC DEVELOPMENT 555 S. RENTON VILLAGE, S"'l:" "770; RENTON, WA 98055 :-.; : 'L c f:fSRNI)fol~~N0~ROO 07/27/12 :", T ~-2. '.~ D T:' e N 0T :.::, N C\,,!t,,- i.!l\-/~a. F Tn OF~\:'4Rr:; B C ~ '~I ~ 0 ') l -';, ;:> ) ,/ '_) ") ;;\~u 0UjUj I; 1G 4i:m~FN:ici, ,S60, Hd dlddli!~d!!i!!!:ll;!!l\:id!li!::d!LLLd!:!~!!l1i Denis Law Mayor June 24, 2013 Craig Krueger ESM Consulting Engineers, LLC 20021120TH Avenue NE# 103 Bothell, WA 98011 Department of Community and Economic Development C.E."Chip"Vincent, Administrator SUBJECT: Null and Void Notice Orange Grove Cottages PUD!LUA08-139,ECF, CU-H, PPUD Dear Mr. Krueger: The Planning Division of the City of Renton has determined that the above subject application is expired. According to RMC 4-8-100C.4 -Expiration of Complete Land Use Applications, the application submitted on November 19, 2008 has been inactive for ninety (90) days or more and an administrative decision has not been made and/or has not been reviewed by the Hearing Examiner in a publiC hearing. According to our records,an "On-Hold" notification (enclosed) was mailed on February 16, 2009 stating additional information was necessary in order to continue processing the submitted application. A letterdated July 25,2012 was sent notifying you that it was your final notice and if the City of Renton Planning Division did not receive a written request to continue processing the application and the requested information within six (6) months ofthe date of that letter, the application would be null and void. Such information was not received by January 25,2013 and, therefore this project is now null and void. If you have any questions, please contact me at (425) 430-7314. Vanessa Doblee Senior Planner Renton City Hall .. 10·55 South Grady Way .. Renton, Washington 98057 .. rentonwa.gov Denis Law Mayor July 25, 2012 Craig Krueger ESM Consulting Engineers, LLC 20021120th Avenue NE #103 Bothell, WA 98011 SUBJECT: "Final" Notice Department of Community and Economic Development C.E."Chip"Vincent, Administrator Orange Grove Cottages PUDJ LUAOS-139, ECF, CU-H, PPUD Dear Mr. Krueger: . The Planning Division of the City of Renton has determined that the above subject application is expired. According to RMC 4-S,100C4 -Expiration of Complete Lond Use Applications, the application submitted on 11/19/200S has been inactive for ninety (90) days or more and an administrative decision has not been made and/or has not been . . . reviewed by the HearingExaminer in a public hearing. According to our records, an "On-Hold" notification (enclosed) was mailed on February 16, 2009, stating information was necessary in order to continue processing the submitted application. As of the date of this letter, new information has not been· received and the project has remained inactive. Therefore, this is your final notice, if the City of Renton Planning Division does not receive a written request to continue processing the application and the requested information within six (6) months of the date of this letter the application shall be null and void. If you have any questions, please c.ontact me at (425) 430-7314. Sincerely, Vaness a Dolbee Senior Planner ,Enclosed: "On-Hold" Letter-dated:. February 16, 2009 cc: J&M Land Development, Int. /Owner(s) Marc RoussD -JayMarc Development' I Applicant Renton City Hall. 1055 South Grady Way • Renton,Washington 98057 • rentonwa.gov Vanessa Dolbee From: Sent: Marc Rousso [marc@jaymarcdevelopmenl.comj Tuesday, February 17, 2009 09:57 AM To: Vanessa Dolbee; 'Craig Krueger' Cc: Subject: Andy Campbell; Qamar Laurence; Eric LaBrie; Jay Mezistrano RE: LUA08-139 Orange Grove Cottages Dear team, In meeting with my bank last week, we will be putting a temporary hold on this plat. I hope to have this resolved in the next 30 days. Thank you for everything you have done to make this vision come to reality, or at least on the right path to do so. Sorry for the hold up. Will be in touch soon! Marc Rousso www.;aymarcdevelopment.com From: Vanessa Dolbee [mailto:VDolbee@Rentonwa.gov] Sent: Monday, February 16, 2009 4:08 PM To: 'Craig Krueger' Cc: 'Andy Campbell'; Marc Rousso Subject: LUA08-139 Orange Grove Cottages Craig, Please find attached the original comments from Plan Review and a new memo that addresses the new utility submittal. If you have any questions please ask. Vanessa Dolbee Associate Planner City of Renton Department of Community & Economic Development 1055 South Grady Way Renton, WA 98057 (425)430-7314 No virus found in this incoming message. Checked by A VG. Version: 7.5.5521 Virus Database: 270.10.22 -Release Date: 2/1 11200912:00 AM No virus found in this outgoing message. Checked by AVG. Version: 7.5.552/ Virus Database: 270.10.22- Release Date: 211112009 12:00 AM 1 February 16, 2009 Craig Krueger ESM Consulting Engineers, LLC 20021 120th Avenue NE # I 03 Bothell, W A 980 II SUBJECT: Orange Grove Cottages PUD LUA08-139, ECF, CU-H, PPUD "On Hold" Notice Dear Mr. Krueger: cr : OF RENTON Economic Development, Neighborhoods and Strategic Planning Alex Pietsch, Administrator The Planning Division of the City of Renton accepted the above master application for review on December 2, 2008. The subject application has been placed "On Hold" pursuant to the applicant's request. An e-mail received from the applicant on February 9, 2009 stated, " ... the intention is to put the project on hold. We have many things to address before we're ready for hearing ... " As such, the Public Hearing will be rescheduled and all parties will be notified in a timely manner of the new public hearing date. At this time, your project has been placed "on hold" pcnding receipt of the requested information. Please contact me at (425) 430-7314 if you have any questions. Sincerely, Vanessa Dolbee Assoicate Planner cc: J&M Land Development, Inc. I Owner(s) Marc Rousso ~ Jay Marc Development / Applicant --------------IO-S-S-s-o-ut-h-G-r-ad-y-w--ay---R-c-n-to-n-,-~-'a-sh-in-g-t'-'n--9-S0-S-7--------------~ ® fhls paper conta,ns 50% recycled material. 30% post consumer AHEAD 01-THE CCRVE DATE: TO: FROM: SUBJECT; DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT MEMORANDUM February II, 2009 Vanessa Dolbee Ameta Henninger Utility and Transportation Comments for [Click here] ORANGE GROVE COTTAGES APPLICATION 330 BREMERTON AVE NE LUA 08-139 I reviewed the application for the proposed 25 homes located in Section 15, Twp. 23N, Rng. 5 E. The following comments are based on the application submittal made to the City of Renton by the applicant. A copy of my original review comments is attached. The applicant has submitted a revised conceptual utility plan. The purpose of this memo is to state that the original review comments remain the same and to elaborate on both water and sewer based on the conceptual utility plan submitted. The sanitary sewer shall be located in the right of way; in the north loop road A and in the south loop road A. A north/south main is acceptable on the west side oflots 8 to 11 if extended to connect the north loop road main and the south loop road main with a MH at each end. The sewer shall also be extended to the south in Tract E (no trees); it needs to be installed in an easement in a drivable access road with sod over the top. This project is required to install an 8" watennain connected to the existing main in Bremerton Ave NE looped through the site in the public right of way (north loop road A and south loop road A and east loop road A) and connected back to the main in Bremerton Ave NE. In addition the main shall be extended to the east and connect to the existing water main (W3024). The main shall also be extended to the south property line in Tract E (with no trees) in a 15' easement to the City of Renton. i : \pro j eets \0 ran gcgrovcc ottag fmemo.d OC Vanessa Dolbee From: Sent: To: Andy Campbell [andy.campbell@esmcivil.comj Monday, February 09, 2009 04:06 PM Vanessa Dolbee Cc: Craig Krueger Subject: RE: LUA08-139 Orange Grove Cottages To the best of knowledge (as of 30 min. ago) the intention is to put the project on hold. We have many things to address before we're ready for hearing and the concern is that we'd like to ensure our ducks are aligned before getting our one shot be before the examiner. Had you talked to someone who thought we were going to attempt the 24th deadline? Thanks, Andy Campbell ESM Consulting Engineers, LLC From: Vanessa Dolbee [mailto:VDolbee@Rentonwa.gov] Sent: Monday, February 09, 20093:59 PM To: Andy campbell Cc: Craig Krueger Subject: LUA08-139 Orange Grove Cottages Andy, It sounds like, the plan may be to keep the project scheduled for the Public Hearing on the 24th. As long as this is the plan ... We will need copies of the street cross sections as soon as possible to give us time to schedule and execute a meeting with fire. In addition, we have to have time to get revised comments from the fire department to place in the file. If this is not the intended plan ... and putting the project on Hold is still the intention please let me know as soon as possible. Thank you, Vanessa Dolbee Associate Planner City of Re nto n Department of Community & Economic Development 1055 South Grady Way Renton, WA 98057 (425)430-7314 1 STATE OF WASHINGTO'l, COUNTY (W KING ) AFFIDAVIT OF PCBLICATIOl\ PUBLIC NOTICE Linda M Mills, being first duly sworn on oath that she is the Legal Advertising Representative of the Renton Reporter a weekly newspaper, which newspaper is a legal newspaper of general circulation and is now and has been for more than six months prior to the date of publication hereinafter referred to, published in the English language continuously as a weekly newspaper in King County, Washington, The Renton Reporter has been approved as a Legal Newspaper by order of the Superior Court of the State of Washington for King County, The notice in the exact form annexed was published in regular issues of the Renton Reporter (and not in supplement form) which was regularly distributed to its subscribers during the below stated period. The annexed notice, a: Public Notice was published on January 30, 2009. The full amount of the fee charged for said foregoing publication is the sum of $122.50., Li'nda M. Mills Legal Advertising Representative, Renton Reporter SU~d an~ sworn. t me t~iS. 30th day of January, 2009. ~..:-A h'; :{J 1'( -i 'L,-(. .cd L Kathy Daise" 0 ary Public fo le State of Washington, Residing in Covington, ashington P. O. Number: -....""\\\\\,, ,........ "I 0'" 0'< OAl. I" ~'~.-<.. "",,\\\\\\ S'~ I,~ .= .$ ......... ~r:.,\ON ~1~IIJ r\ ", -::-ri' "'''¢ '1 \.>' "/ = :~ O'Al'Io ~'" 'l ~ ;0 ~ 'TJ-'~'l.. /. ~;:;u .~ ~ ..... ~ :: ~ ~ (fl"/. --.a. -2' .,.,. ~ ".A'; :jB\"~ EO::: I ',', ?,' ., £ ::: ',1'. " ,)·1"" ",-;.:, -,~ /J::.-III ~......... r.... - '" .... ~ 11\\\\"" .............. ~v .::: //'1 OF w,";~\ ~ t l r" ..... ..... h\\\\\\"" ...... ...... NOTICE OF E'JVIRO~MENTAI. IJETERMI'IATI()N Ei\VIRONMENTAL REVIEW COMM ITTEE AN]) I'LBUC HEAIU'IG RENTON, WASHI,,(;T()N The Environlllt'nl<ll Rn'icw COIllmittee h;)-.. i ... st]o.:d :t Do.:termin:ttion of r\on- Signilicano.:e-\·1itig[lted for the following Pl1)Jo.:o.:l under Ihe aurhoril), nrlhe Renton f'vlunio.:ip,ti Codo.: Orange Grove Cottages pun LDAOH·I39, ECF, CD·H, P1 1UU Location: 310 Bremerton Avenue NE. The applicant is requesting Preliminary Planned Urban Development approval. Environmental Review and a Hearing Examiner Conditional L:!'.e P'Crmit for stand alone residential in the CA zone; located al 330 Bremerton Ave NE. The proposal is for 25 lols_ with a density of [6.89 dulac. which would be accessed via a loop road off of Bremerton Ave. NE. Appeals of thc environmental determination musl be filed in wriling on or before 5:UO PM on February 13. 2009. Aprenls must be filed in writing together with thc required $75.00 application fee with: Hearing Examiner_ City of Renton. 1055 South Grady Wny, Renton, WA98057. Appea[" to the Examiner are govel1lcd by City of Renton Municipal Code Section 4-8-11O.B. Additional information regarding the appeal process may be ohl3ined from the Renton City Clerk's OUke, (425) 4_~O-6510. A Public Hearing will be held by the Renton Heuring Exnminer in the Council Chamber;;.., Cit\' Hall. on February 24, 2000 al 9:00 a.m, 10 con'dder the Conditional Lhe and Prelirnimrv Plartn.:d Urhan Dl!veioplIlC'nL-If the Environmental Determination i~ appealed., the appeal will be heard as pari of thi~ puhlic 11I,'anng InlelL'~I("d partie~ :]re invited ]0 anent! the public hC;lIill~: Publi ... hl'd in the Renton Rcporlcr on J;lIlunl")' :'0, ::'O()!). #17~·n~n. .... ., ENVIRONMENTAL DETERMINATION AND PUBLIC HEARING ISSUANCE OF A DETERMINATION OF NON·SIGNIFICANCE" MITIGATED (DNS-M) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME; Orange Gro~ .. CoUages PUO PROJECT NUMBER: LUA08.139, ECF. CU-H, PPUD LOCATION: 330 Bremerton Avenue NE DESCRIPTION-The applicant Is requesting Preliminary Planned Urban Development approval, Environmental RevLew and a Hearing Examiner Conditional Use Pmmit for stand alon~ residemial in the CA wne: located at 330 Bremerton A~~ NE. The proposal is f"r 25 loIs, WIth a denSity of 16.B9 dulac, which would be accessed ~Ia .. loop road off of Bremerton Ave. NE THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERf,1INED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT Appeals of the environmental determination must be filed in writing 0" Or belore 5:00 PM on February 13, 2009 Appeals must be filed in wrlbng together with the required $75 00 ~ppli"atlon fee with: Hearing Examine" Cit~ 0/ Renton, 1055 South Grady Way, Renton, WA 98057, Appeals 10 lhe Examine, are governed by City 01 Renton Municipal Code Section 4-8·110,8. Additional information regarding the ~ppeal process may bc obtained fro"" Ihe Renton City Clerk's Office, (425) 430-6510. A PUOLIC HEARING WILL BE HELD BY THE RENTON HEARH~G EXAMINE':R AT HIS REGULAR MEETING IN THE COUNCIL CHAMBERS ON THE 7TH FL OaR OF CITY HALL, 1055 SOUTH GRADY WAY. RENTON. WASHINGTON, ON FEBRUARY 24, 2009 r,T fJ:OO AM TO CONSIDER THE CONDITIONAL USE PERMIT AND PREU''v1INARY PLANNED URBAN DEVELOPMFNT IF THE ENVIRONMENTAL DETERMINATION IS APPEALEr) THE: Af-'PE:Al WILL BE HEARD AS PAR, OF THIS PUBLIC HEARING. FOR FURTHf:R INFORMATION, PLEASE CONT",.cr THE CiTY OF RENTON. DEPART.\iEr~T OF COMMUNITY & ECONOMIC DEVELOPMENT AT (4;,>SJ 430-7200 DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION Please include the project NUMBER when calling for proper file identification. CERTIFICATION I, lhreDCI ,~() l,tKe, , hereby celtify that '~ copies of the above docum:~~"" ", were posted by me 10 __ conspicuous places or nearby I deSCrIbed property.QUo ",' iI" q (II.;..:"'"';,' ,~;:.""I. DATE: /-f L ~ 0 1 SIGNED. ~'\::.ff:':'~:. -"'5o<.l"'t) ...... tf ....... f ..... ,~_ .. on the ATTEST: Subscribed and sworn before me, a NotalY Public, in and for the State of\Vashington residin~in.. ._ ?9ol\ctayof /L" n q.j.\--lL 1 ra~~' , k~,'J,~</ I;;J. -;~-.f'I<:)<"""'L.L'-""""v1<l"---N&tAR~ S'Jf1tifRf,E1!.\S~:~"$' ',,' .. '" CITY OF RENTON DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT -PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 27th day of January, 2009, I deposited in the mails of the United States, a sealed envelope containing ERC Determination documents. This information was sent to: Name Agencies See Attached Craig Krueger Contact Marc Rousso Applicant J&M Development, Inc. Owner (Signature of Sender): ~ m~ STATE OF WASHINGTON ) ) SS COUNTY OF KING ) I certify that I know or have satisfactory evidence that Stacy Tucker Representing signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. ""'\\\\\\\1'1, " "~'.l:':·;'1.f.-~>;j;,.~~flll , C -. 'N~J)".~ .. I/ Dated: 1 J:,u /0'1 • or the Sate cif.washingtoIT;-~~; .. ' -. " . -, Project Name: Orange Grove Cottages PUD Project Number: LUA08-139, ECF, CU-H, PPUD template -affidavit of service by mailing J Dept. of Ecology' Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 WSDOT Northwest Region' Attn: Ramin Pazooki King Area Dev. Serv., MS-240 PO Box 330310 Seattle, WA 98133-9710 US Army Corp. of Engineers' Seattle District Office Attn: SEPA Reviewer PO Box C-3755 Seattle, WA 98124 Boyd Powers ' Depart. of Natural Resources PO Box 47015 Olympia, WA 98504-7015 KC Dev. & Environmental Servo Attn: SEPA Section 900 Oakesdale Ave. SW Renton, WA 98055-1219 Metro Transit Senior Environmental Planner Gary Kriedt AGENCY (DOE) LETTER MAILING (ERe DETERMINATIONS) WDFW -Larry Fisher' Muckleshoot Indian Tribe Fisheries Dept. ' 1775 12th Ave. NW Suite 201 Attn: Karen Walter or SEPA Reviewer Issaquah, WA 98027 39015 _172od Avenue SE Auburn, WA 98092 Duwamish Tribal Office' Muckleshoot Cultural Resources Program' 4717 W Marginal Way SW Attn: Ms Melissa Calvert Seattle, WA 98106-1514 39015 1720d Avenue SE Auburn, WA 98092-9763 KC Wastewater Treatment Division 'It Office of Archaeology & Historic Environmental Planning Supervisor Preservation* Ms. Shirley Marroquin Attn: Stephanie Kramer 201 S. Jackson ST, MS KSC-NR-050 PO Box 48343 Seattle, WA 98104-3855 Olympia, WA 98504-8343 City of Newcastle City of Kent Attn: Steve Roberge Attn: Mr. Fred Satterstrom, AICP Director of Community Development Acting Community Dev. Director 13020 Newcastle Way 220 Fourth Avenue South Newcastle, WA 98059 Kent, WA 98032-5895 Puget Sound Energy City of Tukwila Municipal Liaison Manager Steve Lancaster, Responsible Official Joe Jainga 6200 South center Blvd. 201 South Jackson Street KSC-TR-0431 PO Box 90868, MS: XRD-01W Tukwila, WA 98188 Seattle, WA 98104-3856 Bellevue, WA 98009-0868 Seattle Public Utilities State Department of Ecology Real Estate Services NW Regional Office Attn: SEPA Coordinator 3190 160th Avenue SE 700 Fifth Avenue, Suite 4900 Bellevue, WA 98008-5452 PO Box 34018 Seattle, WA 98124-4018 'Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and cities will need to be sent a copy of the checklist, Site Plan PMT, and the notice of application. template ~ affidavit of service by mailing • ENVIRONMENTAL DETERMINATION AND PUBLIC HEARING ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE -MITIGATED (DNS-M) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: Orange Grove Cottages PUD PROJECT NUMBER: LUA08·139. ECF, CU·H, PPUD LOGATION: 330 Bremerton Avenue NE DESCRIPTION: The applicant is requesting Preliminary Planned Urban Development approval, Environmental Review and a Hearing Examiner Conditional Use Permit for stand alone residential in the CA zone; located at 330 Bremerton Ave NE. The proposal is for 25 lots, with a density of 16.89 dulac, which would be accessed via a loop road off of Bremerton Ave. NE. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERG) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on February 13, 2009. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.8. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. A PUBLIC HEARING WILL BE HELD BY THE RENTON HEARING EXAMINER AT HIS REGULAR MEETING IN THE COUNCIL CHAMBERS ON THE 7TH FLOOR OF CITY HALL, 1055 SOUTH GRADY WAY, RENTON, WASHINGTON, ON FEBRUARY 24, 2009 AT 9:00 AM TO CONSIDER THE CONDITIONAL USE PERMIT AND PRELIMINARY PLANNED URBAN DEVELOPMENT. IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, THE APPEAL WILL BE HEARD AS PART OF THIS PUBLIC HEARING. FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT AT (425) 430-7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION Please include the project NUMBER when calling for proper file identification. January 27, 2009 Craig Krueger ESM Consulting Engineers, LLC 20021 120th Avenue NE ste: #103 Bothell, W A 98011 SUBJECT: Orange Grove Cottages pun LUA08-139, ECF, CU-H, ppun Dear Mr. Krueger: CIT' OF RENTON Economic Development, Neighborhoods and Strategic Planning Alex Pietsch, Administrator This letter is written on behalf of the Environmental Review Committee (ERC) to advise you that they have completed their review of the subject project and have issued a threshold Detennination of Non-Significance-Mitigated with Mitigation Measures. Please refer to the enclosed ERC Report and Decision, Part 2, Section B for a list of the Mitigation Measures. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on February 13, 2009. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8- 110.B. Additional infonnation regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. A Public Hearing will be held by the Renton Hearing Examiner in the Council Chambers on the seventh floor of City Hall, 1055 South Grady Way, Renton, Washington, on February 24, 2009 at 9:00 a.m. to consider the Conditional Use Pennit and Preliminary Planned Urban Development. The applicant or representative(s) of the applicant is required to be present at the public hearing. A copy of the staff report will be mailed to you one week before the hearing. If the Environmental Detennination is appealed, the appeal will be heard as part of this public hearing. The preceding infonnation will assist you in planning for implementation of your project and enable you to exercise your appeal rights more fully, if you choose to do so. If you have any questions or desire clarification of the above, please call me at (425) 430-7314. For the Environmental Review Committee, ~-DolhetL Vanessa Dolbee Associate Planner Enclosure cc: J&M Development, Inc.! Owner(s) ~ ----M-a-rc-R-o-U-~O-s:-~-;-:-:-tl~-C~-:-:d-Y-W-'-ay--R-c-'n-t(-m-, -W-a-sh-j-ngt-on-9-g0-S-7-------R E N TON ® This paper contains 50% recycled material, 30% post corlsumer '\HEAD OF THE CURVF. CIT" OF RENTON Economic Development, Neighborhoods and Strategic Planning Alex Pietsch, Administrator January 27, 2009 Washington State Department of Ecology Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 Subject: Environmental Determination Transmitted herewith is a copy of the Environmental Determination for the following project reviewed by the Environmental Review Committee (ERC) on January 26, 2009: DETERI\1JNA nON OF NON-SIGNIFICANCE -MITIGATED PROJECT NAME: PROJECT NUMBER: LOCATION: Orange Grove Cottages PUD LUA08-139, ECF, CU-H, PPUD 330 Bremerton Avenue Nt DESCRIPTION: The applicant is requesting Preliminary Planned Urban Development approval, Environmental Review and a Hearing Examiner Conditional Use Permit for stand alone residential in the CA zone; located at 330 Bremerton Ave NE. The proposal is for 25 lots, with a density of16.89 dulac, which would be accessed via a loop road off of Bremerton Ave. NE. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on February 13, 2009. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-11 O.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. Please refer to the enclosed Notice of Environmental Determination for complete details. If you have questions, please call me at (425) 430-7314. For the Environmental Review Committee, Vanessa Dolbee Associate Planner Enclosure cc: King County Wastewater Treatment Division David F. Dietzman, Department of Natural Resources Karen Walter, Fisheries, Muckleshoot Indian Tribe Melissa Calvert, Muckleshoot Cultural Resources Program Stephanie Kramer, Office of Archaeology & Historic Preservation WSDOT, Northwest Region WDFW, Stewart Reinbold Duwamish Tribal Office US Anny Corp. of Engineers -------------l-OS-S-s-o-ut-h-G-ra-d-y-W-a-y---R-er-It-on-,-w-a-sh-i-ng-to-n--9S-0-S7--------------~ * 1 hiS paper contains 50% recycled material, 30% post Consumer AHEAD OF THE CURVE CITY OF RENTer ~ DETERMINATION OF NON·SIGNIFICANCE·MITIGATED MITIGATION MEASURES APPLICATION NO(S): LUA08~ 139, ECF, CU~H, PPUD APPLICANT: Marc Rousso, JayMarc Development PROJECT NAME: Orange Grove Cottages PUD DESCRIPTION OF PROPOSAL: The applicant is requesting Preliminary Planned Urban Development (PPUD) approval, Environmental Review and a Hearing Examiner Conditional Use Permit for stand-alone residential in the Commercial Arterial (CA) zone. The subject site is located on the east side of Bremerton Ave. NE, just south of NE 4th Street at 330 Bremerton Avenue NE. The site consists of two separate parcels totaling 78,458 square feet in the CA zone and the NE 4th Street Business District Overlay. The site currently contains two single-family homes and their associated outbuildings, which are proposed to be removed. The concept for the PPUD is to create a small, intimate neighborhood of 25 detached cottages and townhomes on individual lots resulting in a net density of 16.89 dwelling units per acre. Proposed lot sizes range from 2,096 square feet to 1,034 square feet. The site would be access via a looped public road with two access pOints on Bremerton Avenue NE. The applicant has proposed 52 parking spaces for the development located in detached garages, attached garages, parallel spaces, and open parking stalls. The applicant has proposed to replant removed trees with 48 new trees. There are no critical areas on site. The applicant submitted a Traffic Study, Geotechnical Engineering Study and a Critical Areas Reconnaissance Report. The applicant is proposing frontage improvements along Bremerton Avenue NE and a water quality detention vault. LOCATION OF PROPOSAL LEAD AGENCY: MITIGATION MEASURES: 330 Bremerton Avenue NE The City of Renton Department of Community & Economic Development Planning Division 1. The applicant shall comply with the recommendations found in the geotechnical report prepared by Earth Solutions NE, LLC, dated July 19, 2006. 2. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined in Volume II of the Stormwater Management Manual. 3. This project shall be required to comply with the requirements found in the 2005 King County Surface Water Design Manual to meet both detention (Conservation Flow control-a.k.a. Level 2) and water quality improvements. 4. The applicant shall pay a Parks Mitigation Fee based on $530.76 per each new single-family lot and $388.00 per multi-family unit prior to recoding the final plat. 5. The applicant shall pay a Traffic Mitigation Fee in the amount of $75 for each new net daily trip prior to the recording of the final plat. 6. The applicant shall comply with the recommendations found in the Traffic Impact Analysis prepared by Gibson Traffic Consultants, dated October 13, 2008. 7. The applicant shall pay a Fire Mitigation Fee based on $388.00 per new multi-family lot and $488.00 per new single-family lot prior to the recording of the final plat. ERe Mitigation Measures Page1of1 CITY OF RENTal\, DETERMINATION OF NON·SIGNIFICANCE·MITIGATED ADVISORY NOTES APPLICATION NO(S): LUAOB-139, ECF, CU-H, PPUD APPLICANT Marc Rousso, JayMarc Development PROJECT NAME: Orange Grove Cottages PUD DESCRIPTION OF PROPOSAL: The applicant is requesting Preliminary Planned Urban Development (PPUD) approval, Environmental Review and a Hearing Examiner Conditional Use Permit for stand-alone residential in the Commercial Arterial (CA) zone. The subject site is located on the east side of Bremerton Ave. NE, just south of NE 4th Street at 330 Bremerton Avenue NE. The site consists of two separate parcels totaling 78,458 square feet in the CA zone and the NE 4th Street Business District Overlay. The site currently contains two single-family homes and their associated outbuildings, which are proposed to be removed. The concept for the PPUD is to create a small, intimate neighborhood of 25 detached cottages and townhomes on individual lots resulting in a net density of 16.89 dwelling units per acre. Proposed lot sizes range from 2,096 square feet to 1,034 square feet. The site would be access via a looped public road with two access points on Bremerton Avenue NE. The applicant has proposed 52 parking spaces for the development located in detached garages, attached garages, parallel spaces, and open parking stalls. The applicant has proposed to replant removed trees with 48 new trees. There are no critical areas on site. The applicant submitted a Traffic Study, Geotechnical Engineering Study and a Critical Areas Reconnaissance Report. The applicant is proposing frontage improvements along Bremerton Avenue NE and a water quality detention vault. LOCATION OF PROPOSAL: LEAD AGENCY: 330 Bremerton Avenue NE The City of Renton Department of Community & Economic Development Planning Division Advisory Notes to Applicant: The following notes are supplemental information provided in conjunction with the environmental determination. Because these notes are provided as information only, they are not subject to the appeal process for environmental determinations. Planning: 1. RMC section 4-4-030.G.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. 2. Commercial, multi-family, new single family and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be permitted on Sundays. 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. Plan Review -Water: 1. The conceptual utility plan as submitted is not approved. ERe Advisory Notes Page1of3 2, This project is required to install an 8" watermain connected to the existing main in Bremerton Ave NE looped through the site in the public right of way and connected back to the main in Bremerton Ave NE. In addition the main shall be extended to the east and connect to the existing water main (W3024), The main shall also be extended to the south property line in a 15' easement to the City of Renton, The City of Renton code dictates that the lateral spacing of fire hydrants shall be predicated on hydrants being located at street intersections, 3, Each unit requires a separate service line to serve the domestic water meter, 4. Any new construction must have one fire hydrant capable of delivering a minimum of 1,000 GPM and shall be located within 150 feet of the structure and additional hydrants (also capable of delivering a minimum of 1,000 GPM) within 300 feet of the structure, This distance is measured along the travel route. 5. The existing fire hydrants may need to be fitted with Stortz fittings to bring them up to current City code, 6, System Development Charges are per dwelling unit are based on the total number and size of any and all water meters, The Development Charges are collected as part of the construction permit. Plan Review -Sanitary Sewer: 1, The conceptual utility plan as submitted is not approved. 2. A sanitary sewer main extension is required to be installed by this project in the required public right-of- way. 3. The sewer main needs to be extended to the south in the vicinity of what is now shown as Tract E and end in a MH approximateJy at lot 18 in a 15' easement to the City of Renton, 4, The applicant shall install individual side sewers to serve all of the lots in the project. 5, This site is located in the East Renton Special Assessment District (SAD 0002). These fees are $316,80 per unit and paid prior to issuance of a construction permit. 6. System Development Charges are per dwelling unit. The Development Charges are collected as part of the construction permit. Plan Review -Street Improvements: 1. The project shall install street improvements to include curb, gutter, sidewalk and street lighting if not existing, All street lighting shall be per City of Renton standards and specifications. Private street lighting (including PSE) is not allowed. 2. Per City of Renton code all lot corners at intersections of dedicated public rights-of-way shall have minimum radius of fifteen feet. 3. The Traffic Mitigation fee is estimated at $15,167.25 and shall apply to this project. Plan Review -Storm Water: 1. The applicant is responsible for obtaining any and all necessary easements required for the storrn design. 2. The project will be required to pay the Surface Water System Development Charges of $00.405 per square foot (but not less than $1012) of new impervious surfacing prior to the issuance of the construction permit. Plan Review -General: 1. All required utility, drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. 2. All plans shall be tied to a minimum of two of the City of Renton current horizontal and vertical control network. 3, Permit application must include an itemized cost estimate for these improvements. Half of the fee rnust be paid upon application for building and construction permits, and the remainder when the permits are issued. There may be additional fees for water service related expenses, See Drafting Standards, ERe Advisory Notes Page2of3 Fire: 1. The fire apparatus road access shall be located as to be within 150 feet of all exterior points of the building. The proposal appears to be in excess of this distance for buildings 16 and 17. 2. The minimum required width of the fire apparatus road access shall be no less than 20 feet wide and on a surface capable of sustaining the weight of a fire apparatus. This minimum width does not include curbs or sidewalks. The proposed 16-foot pavement width does not meet this reguirement. 3. Fire lane signage shall be required along one side of the road where the road width is less than 28 feet wide. Sign age shall be placed on the same side in which hydrants may be located. Signage shall be as in accordance with section 503 of the 2006 International Fire Code and City of Renton Ordinance 4-4-80-6 A- G. 4. It appears that the majority of the structures will be over 3600 square feet, which includes the garage and basement areas when calculating the areas for fire flow. Structures over 3600 square feet shall require a minimum of 1,500 gallons per minute for 2 hours. 5. Structures greater than 3,600 square feet and requiring a minimum fire flow of 1,500 gallons per minute shall require a minimum of 2 hydrants. Additional hydrants may be required for a complex of this size due to required spacing. Hydrant is based on sound engineering practices and as in accordance with Appendix C of the 2006 International Fire Code, a 5 inch Sortz fitting is required on all of the Main Ports. 6. Hydrants shall be required to be within 300 feet to the front of the structures 7. Hydrant spacing shall also be in accordance with appendix C, Table C105.1 of the 2006 International Fire Code. 8. Access around the entire complex shall be required to be provided as shown on the print. 9. Residential Fire Sprinklers may be applicable to this project if it is determined to be classified as an R2 Occupancy or in there is insufficient fire flow for the structures that exceed 3,600 square feet. 10. Ladder access for a 35-foot ladder set at a 70-degree angle shall be provided on all 4 sides of a building 2 stories or greater. A minimum of 5-foot set back usually meet this requirements. ERe Advisory Notes Page 3 of 3 CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) APPLICATION NO(S): LUA08-139, ECF, CU-H, PPUD APPLICANT: Marc Rousso, JayMarc Development PROJECT NAME: Orange Grove Cottages PUD DESCRIPTION OF PROPOSAL: The applicant is requesting Preliminary Planned Urban Development (PPUD) approval, Environmental Review and a Hearing Examiner Conditional Use Permit for stand-alone residential in the Commercial Arterial (CA) zone. The subject site is located on the east side of Bremerton Ave. NE, just south of NE 4th Street at 330 Bremerton Avenue NE. The site consists of two separate parcels totaling 78,458 square feet in the CA zone and the NE 4th Street Business District Overlay. The site currently contains two single-family homes and their associated outbuildings, which are proposed to be removed. The concept for the PPUD is to create a small, intimate neighborhood of 25 detached cottages and townhomes on individual lots resulting in a net density of 16.89 dwelling units per acre. Proposed lot sizes range from 2,096 square feet to 1,034 square feet. The site would be access via a looped public road with two access points on Bremerton Avenue NE. The applicant has proposed 52 parking spaces for the development located in detached garages, attached garages, parallel spaces, and open parking stalls. The applicant has proposed to replant removed trees with 48 new trees. There are no critical areas on site. The applicant submitted a Traffic Study, Geotechnical Engineering Study and a Critical Areas Reconnaissance Report. The applicant is proposing frontage improvements along Bremerton Avenue NE and a water quality detention vault. LOCATION OF PROPOSAL: LEAD AGENCY: 330 Bremerton Avenue NE The City of Renton Department of Community & Economic Development Planning Division The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21 C.030(2)(c). Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of Section 4-6-6 Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified during the environmental review process. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on February 13, 2009. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-651 O. PUBLICATION DATE: January 30, 2009 DATE OF DECISION: January 26, 2009 SIGNATURES: ;/zbk? Date (_ i0 h/) , 1..<.. 0,,\ ~DLat~e~~+---I~~~~~~~~is~t-ra~to-r--~~--~-a~te+-~------ Department of Co unity & Economic Development ENVIRONMENTAL REVIEW COMMITTEE MEETING NOTICE January 26, 2009 To: Gregg Zimmerman, Public Works Administrator Terry Higashiyama, Community Services Administrator I. David Daniels, Fire & Emergency Services, Administrator Alex Pietsch, CEO Administrator From: Jennifer Henning, CEO Planning Manager Meeting Date: Monday, January 26, 2009 Time: 3:00 PM Location: Sixth Floor Conference Room #620 Agenda listed below. Orange Grove Cottages PUD (Do/bee) LUAOB-139, ECF, CU-H, PPUD Location: 330 Bremerton Avenue NE. The applicant is requesting Preliminary Planned Urban Development (PPUD) approval, Environmental Review and a Hearing Examiner Conditional Use Permit for stand~alone residential in the Commercial Arterial (CA) zone. The subject site is located on the east side of Bremerton Ave. NE, just south of NE 4th Streel at 330 Bremerton Avenue NE. The site consists of two separate parcels totaling 78,458 square feet in Ihe CA zone and the NE 4th Street Business District Overlay. The site currently contains two single-family homes and their associated outbuildings, which are proposed to be removed. The concept for the PPUD is to create a small, intimate neighborhood of 25 detached cottages and town homes on individual lots resulting in a net density of 16.89 dwelling units per acre. Proposed lot sizes range from 2,096 square feet to 1,034 square feet. The site would be access via a looped public road with two access points on Bremerton Avenue NE. The applicant has proposed 52 parking spaces for the development located in detached garages, attached garages, parallel spaces, and open parking stalls. The applicant has proposed to replant removed trees with 48 new trees. There are no critical areas on site. The applicant submitted a Traffic Study, Geotechnical Engineering Study and a Critical Areas Reconnaissance Report. The applicant is proposing frontage improvements along Bremerton Avenue NE and a water quality detention vault. cc: D. Law, Mayor J. Covington, Chief Administrative Officer S. Dale Estey, CED Director ® D. Pargas, Assistant Fire Marshall N. Watts, Development Services Director ® F. Kaufman, Hearing Examiner W. Flora, Deputy Chief/Fire Marshal ® J. Medzegian, Council P. Hahn, Transportation Systems Director C. Vincent, CED Planning Director ® L Warren, City Attorney ® ERG REPORT ERC MEETING DATE: Project Name: Olvner: Applicant: Contact: File Number: Project Manager: Project Summary: Project Location: Exist. Bldg. Area SF: Site Area: STAFF RECOMMENDATION: ERe REPORT 08-139 City of Renton Department of Community and Economic Development ENVIRONMENTAL REVIEW COMMITTEE REPORT January 26, 2009 Orange Grove Cottages PUD J & M Land Development, Inc. 555 S. Renton Village Place, Ste #755 Renton, W A 98055 Marc Rousso JayMarc Development 555 S. Renton Village, Ste #775 Renton, W A 98055 Craig Krueger ESM Consulting Engineers, LLC 20021 120'h Ave. NE #103 Bothell, W A 980 II LUA08-139, ECF, CU-H, PPUD Vanessa Dolbee, Associate Planner The applicant is requesting Preliminary Planned Urban Development (PPUD) approval, Environmental Review and a Hearing Examiner Conditional Use Permit for stand-alone residential in the Commercial Arterial (CA) zone. The subject site is located on the east side of Bremerton Ave. NE,just south ofNE 4th Street at 330 Bremerton Avenue NE. The site consists of two separate parcels totaling 78,458 square feet in the CA zone and the NE 4th Street Business District Overlay. The site currently contains two single-family homes and their associated outbuildings, which are proposed to be removed. The concept for the PPUD is to create a small, intimate neighborhood of 25 detached cottages and townhomes on individual lots resulting in a net density of 16.89 dwelling units per acre. Proposed lot sizes range from 2,096 square feet to 1,034 square feet. The site would be access via a looped public road with two access points on Bremerton Avenue NE. The applicant has proposed 52 parking spaces for the development located in detached garages, attached garages, parallel spaces, and open parking stalls. The applicant has proposed to replant removed trees with 48 new trees. There are no critical areas on site. The applicant submitted a Traffic Study, Geotechnical Engineering Study and a Critical Areas Reconnaissance Report. The applicant is proposing frontage improvements along Bremerton Avenue NE and a water quality detention vault. 330 Bremerton Avenue NE 2,050 sq uare reet 78,458 square feet (1.8 acres) Proposed New Bldg. Area (jootprint): Proposed New Bldg. Area (gross): Total Building Area GSF: 19,736 square feet 32,016 square feet 32,016 square feet Staff Recommends that the Environmental Review Committee issue a Determination of Non-Significance -Mitigated (DNS-M). City of Renton Department o/Co nity & Economic Development ORANGE GROVE COTTAGES PUD Report of January 26, 2009 .,~ ."" -" • Project Location Map onmental Review Commillee Report LUA08-J39, ECF, CU-H, PPUD Page 2 of9 :.. ~ ,- -, ,-,-,-.. '" .. J ~ -~ r r r ERC REPORT 08-139 Cily ojRenton Department of Co nily & Economic Development ORANGE GROVE COTTAGES PVD Report of January 26, 2009 ~ PART ONE: PROJECT DESCRIPTION I BACKGROUND 'onmental Review Committee Report LVA08-J39, ECF, CV-H, PPVD Page 3 of9 The applicant is requesting an Environmental (SEPA) Review of the proposed Preliminary Planned Urban Development (PPUO). In addition, the applicant is requesting a Hearing Examiner Conditional Use Permit for sand-alone residential in the Commercial Arterial (CA) zone. The PPUO proposes the subdivision of a 78,458 square foot site into 25 lots and 5 tracts. The project site is comprised of two lots each with an existing single- family home and their associated out buildings, which are p,roposed to be removed. The project site is located on the east side of Bremerton Avenue NE, just south ofNE 4" Street at 330 Bremerton Avenue NE. The subject site is designated as Commercial Corridor on the Comprehensive Plan Land Usc Map and is zoned Commercial Arterial (CA), in addition to being located within the NE 4th Street Business District Overlay. To the north ofthe site there are existing strip commercial businesses that front NE 4th Street, located within the CA zone. To the east of the site the property is zoned CA and is to be developed into townhomes. This townhome development was completed as a part of a larger mixed-use project, which includes the commercial development, directly north, that fronts NE 4th Street. South of the site is a single-family residential development zoned Residential 8 (R-8) dwelling units per net acre. To the southwest across Bremerton Avenue NE, there is another residential-single family neighborhood zoned Residential 10 (R-l 0) dwelling units per acre. Directly west ofthe site, across Bremerton Avenue NE, is CA zoned property, developed as a single-family residential neighborhood. The concept for the PPUD, Orange Grove Cottages, is to create a small, intimate neighborhood of 19 detached cottages and 6 townhomes located on individual lots ranging in size from 1,034 square feet to 2,096 square feet resulting in a net density of 16.89 dwelling units per acre. The homes would be oriented toward two landscaped courtyards or greencourts (Tract A and E). The larger courtyard, which is adjacent to Bremerton Avenue NE (Tract A), would contain a 368 square foot community building and the smaller courtyard to be located in the southeast comer of the site (Tract E). The homes would either have front porches or rear decks oriented toward these courtyards, which in tum would provide passive recreation opportunities with sidewalks linking the homes together. Each home would include a private yard area enclosed with a low fence. Orange Grove Cottages PPUD would be accessed via a new narrow width public street that loops though the site from Bremerton Avenue NE. The main southerly entry road would include parallel parking on one side of the street, a planter strip with street trees, a detached sidewalk and front porches. This public street would then transition to a 20-foot wide lane, which provides access to a series of one-car garages and open parking stalls (Tracts B-D). In addition, the townhomes would contain tuck-under two-car garages accessed off of the proposed looped road. There would be 52 parking spaces resulting in a parking ratio of2.08 stalls per dwelling unit. The project would result in approximately 5,241 cubic yards of cut and 5,108 cubic yards offill. The cut materials would be utilized to the extent possible for fill if additional fill materials are warranted the applicant would be imported from a City approved location. The majority of the cut materials would be from the storm drainage detention system. The applicant contends that no critical areas are located on the project site. However, the City'S critical areas maps have identified a Class 4 stream that would be located in the vicinity of the project site and the possibility of wetlands. The applicant provided a "Revised Critical Areas Reconnaissance Report" prepared by Chad Armour, LLC, originally completed on August 11, 2006 and updated on October 28, 2008. This study indicated that there did not appear to be any wetlands or streams present on the site, although, the report concluded that it is possible that a Category 3 wetland was present, off site, adjacent to the southeast comer of the project location. City staff visited the property to the south of the subject site, to determine if the wetland located on this parcel was large enough to be a regulated. City staff determined that there was a small wetland on the parcel directly south of the subject parcel although, this wetland was less than 2,200 square feet and therefore would meet thc exemption criteria. As such, the subject development would not be impacted by the buffer ofthis small off-site wetland. ERe REPORT08-J39 City of Renton Department of Co nity & Economic Development 'onmental Review Committee Report LUA08-139, ECF, CU-H, PPUD ORANGE GROVE COTTAGES PUD Report of January 26, 2009 Page 4 of9 The site is primarily vegetated with grasses, blackberries, and brush as well as deciduous, fir, fruit, walnut and cedar trees, The site contains a total of 30 trees of 6-inch caliper or larger, 7 are within the proposed public right- of-way resulting in 23 protected trees on site. The applicant has proposed to clear the entire site and replace the 23 trees with 48 new trees. The CA zone requires 5 percent tree retention, when this cannot be achieved then new trees, with a 2-inch caliper or greater, shall be planted. The replacement rate shall be 12 caliper inches of new trees to replace each protected trcc removed. The 48 new trees proposed trees would exceed the code required 7 replacement trees. There are no critical areas located on the subject site. PART TWO: ENVIRONMENTAL REVIEW In compliance with RCW 43.2 I C.240, the following environmental (SEPA) review addresses only those project impacts that are not adequately addressed under existing development standards and environmental regulations. A. Environmental Threshold Recommendation Based on analysis of probable impacts ii'om the proposal, staff recommends that the Responsible Officials: Issue a DNS-M with a 14-day Appeal Period. B. Mitigation Measures C. D. 1. The applicant shall comply with the recommendations found in the geotechnical report prepared by Earth Solutions NE, LLC, dated July 19,2006. 2. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined in Volume II of the Storrnwater Management Manual. 3. This project shall be required to comply with the requirements found in the 2005 King County Surface Water Design Manual to meet both detention (Conservation Flow control -a.ka. Level 2) and water quality improvements. 4. The applicant shall pay a Parks Mitigation Fee based on $530.76 per each new single-family lot and $388.00 per multi-family unit prior to recoding the final plat. 5. The applicant shall pay a Traftlc Mitigation Fee in the amount of $75 for each new net daily trip prior to the recording of the final plat. 6. The applicant shall comply with the recommendations found in the Traftlc Impact Analysis prepared by Gibson Traffic Consultants, dated October 13, 2008. 7. The applicant shall pay a Fire Mitigation Fee based on $388.00 per new multi-family lot and $488.00 per new single-family lot prior to the recording of the final plat. Exhibits Exhibit I Neighborhood Map Exhibit 2 Preliminary Site Plan Exhibit 3 Conceptual Grading Plan Exhibit 4 Preliminary Utility Plan Exhibit 5 Drainage Control Plan Exhibit 6 Topography Map Exhibit 7 Preliminary Landscape Plan Exhibit 8 Preliminary Landscape Plan Details & Notes Exhibit 9 Tree Inventory Plan Environmental Impacts The Proposal was circulated and reviewed by various City Departments and Divisions to determine whether the applicant has adequately identified and addressed environmental impacts anticipated to occur in conjunction with the proposed development. Staff reviewers have identified that the proposal is likely to have the follOWing probable impacts: ERe REPORT 08-139 City of Renton Department of Co nity & Economic Development ORANGE GROVE COTTAGES PUD Report of January 26, 2009 1. Earth 'onmental Review Committee Report LUA08-/39, ECF, CU-H, PPUD PageS of9 Impacts: With the project application, the applicant submitted a Geotechnical Report prepared by Eartb Solutions NW, LLC, dated July 19, 2006. According to the report, the site topography is relatively level with the exception of the depression area located along the northern portion of the project site. Vegetation on the project site consists primarily of mature landscaping. According to a referenced geologic map, the site is underlain with glacially consolidated till deposits. The King County Soil Survey identifies Alderwood gravelly sandy loam (AgC) as underlying the project site. The applicant's geotechnical engineer excavated 5 test pits throughout the site. The submitted geotechnical report states that relatively consistent soil and groundwater conditions were encountered throughout the project site. Topsoil was encountered in the top four to 12 inches of soil; however. deeper areas of topsoil could exist on-site due to variable topographic changes. Extensive areas of fill were not encountered during the fieldwork. However, fill was encountered in the next three to four feet of soil in Test Pits 4 and 5 and consisted of loose silty sand with gravel fill containing trace to moderate amounts of debris and organics. Underlying the topsoil and fill, native soils were encountered in all of the test pits. The native soils consisted of silty sand and silty sand with gravel soils in topographically higher areas and sand and gravel in topographically lower areas. Groundwater was encountered at depths of 7 '/, to 8 feet below existing grade in Test Pits 4 and 5. The geotechnical report concludes that the soil conditions found during the tleldwork generally correlated with the geologic map designation and the King County Soil Survey with the exception of the conditions found along the northern portion of the property, which consisted of recessional outwash type sand and gravel deposits. The report provided recommendations for site preparation and earthwork, excavation and slopes, rockeries and modular block walls, utility trench backfill, pavement sections, foundations, slab-on-gradc floors, retaining walls, and drainage. Due to the potential for impacts that could occur during construction, staff recommends as a mitigation measure that construction of the project be required to comply with the recommendations found in the geotechnical report prepared by Earth Solutions NW, LLC, dated July 19, 2006 that was submitted with the project application. The applicant's SEPA checklist indicates that earthwork activities are estimated at 5,241 cubic yards of cut and 5, I 08 cubic yards of fill. The majority of the grading would result from the excavation of the storm drainage detention system. Any additional import or export materials necessary for this project would be obtained from a City approved site and approved by the project engineer. Due to the potential for erosion to occur from the subject site, staff recommends a mitigation measure that requires the applicant to comply with the Department of Ecology's Erosion and Sediment Control Requirements as outlined in Volume II ofthc Stormwater Management Manual. Mitigation Measures: I. The applicant shall comply with the recommendations found in the geotechnical report prepared by Earth Solutions NE, LLC, dated July 19,2006. 2. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined in Volume II of the Stormwater Management Manual and provide staff with a Construction Mitigation Plan prior to issuance of Construction Permits. This condition shall be subject to the review and approval ofthe Development Services Division. Nexus: SEPA Environmental Regulations 2. Water I. Storm Water Impacts: A Preliminary Technical Information Report (TlR) prepared by ESM Consulting Engineers. LLC, dated Novemher 3, 2008 was submitted with the application materials. Pursuant to ERe REPORT 08-139 City of Renton Department of Co nity & Economic Development ORANGE GROVE COTTAGES PUD Report of January 26, 2009 'onmental Review Committee Report LUA08-139, ECF, CU-H, PPUD Page 6 of9 the provided TIR the project is located in the Lower Cedar River King County Drainage Basin (WRIA #8) within the Cedar River-Lake Washington watershed. Stormwater runoff for the proposed project would be collected and conveyed in a piped conveyance system directed towards a facility consisting of Stormtech® Chambers in a series with a concrete vault to act as one large facility. The stann chambers would be located under the northern road and the concrete vault would be east of the chambers, under the parking stalls in the northeast comer of the site. Water quality treatment for the site would be provided by the proposed vault, which would bc used as a combined water quality and detention facility. Site runoff would be released into existing stonn drainage main along Duvall Avenue NE. The runoff would continue thorough pipe and ditch conveyances systems until entcring Maplewood Creek and eventually reaching the Cedar River. A down stream analysis was prepared by Jaeger Engineering, dated September 29, 2006. The City's Plan Review Section has reviewed the submitted drainage report. Due to downstream flooding and erosion problems in Maplewood Creek, staff recommends a mitigation measure that would require the project to comply with the 2005 King County Surface Water Design Manual to meet both detention (Conservation Flow control -a.k.a. Level 2) and water quality improvements. Pursuant to thc TIR submitted by ESM Consulting Engineers, LLC, the stonnwater detention and water quality facilities were designed in accordance with the 2005 King County Surface Water Design Manual. Mitigation Measures: This project shall be required to comply with the requirements found in the 2005 King County Surface Water Design Manual to meet both detention (Conservation Flow control -a.k.a. Level 2) and water quality improvements. Nexus: SEPA Environmental Regulations, 2005 King County Surface Water Design Manual 3. Parks and Recreation Impacts: The proposal does provide on-site green space for future residents of the proposed neighborhood, although recreation space is not provided_ It is anticipated that the proposed development would generate future demand on existing City parks and recreational facilities and programs. Therefore, staff recommends a mitigation measure requiring that the applicant pay a Parks Mitigation Fec based on $530.76 per each new single-family lot or $388.00 per multi-family unit. Which is estimatcd to be $11,350.92, with credit given for the two existing single family residences. Mitigation Measures: The applicant shall pay a Parks Mitigation Fee based on $530.76 per each new single- family lot and $388.00 per multi-family unit prior to recoding the final plat. Nexns: SEPA Environmental Regulation, Resolution 3037 4. Transportation Impacts: The site access is proposed via a new narrow public street that loops though the site from Bremerton Avenue NE. The main southerly entry road right-of-way is proposed to be 40-feet wide, and would include parallel parking on one side of the street, a planter strip with street trees, and a detached sidewalk. At the rear of the lot, the new proposed street would then transition to a 20-foot wide lane with 16 feet of paving, which provides access to a series of one-car garages and open parking stalls (Tracts B-D). The new proposed looped street would tenninate at Bremerton Avenue NE near the north portion of the subject parcel. A Traffic Impact Analysis (TIA) prepared by Gibson Traffic Consultants, dated October 13, 2008 was submitted with the project application. According to the TIA, the proposed project would result in the addition of 202.23 new average daily trips (ADT) with 16 new AM peak-hour trips (4 inbound/I2 outbound) and 20.65 new PM peak-hour trips (13-inbound/8 outbound) that would be generated on an average weekday. ERC REPORT 08-139 City of Renton Department of(\ nity & Economic Development ORANGE GROVE COTTAGES PUD Report of January 26, 2009 'onmental Review Committee Report LUA08-I39, En; CU-H, PPUD Page7of9 It is anticipated that the proposed project would result in impacts to the City's street system. Therefore, staff recommends a mitigation measure requiring the payment ofa Traffic Mitigation Fee in the amount of$75 for each new net daily trip prior to the recording of the final plat, which is estimated to be $15,167.25. In addition, the report provided recommended mitigation measures to provide adequate/safe site tranic access to the proposed residential development and to enhance vehicular/pedestrian travel safety in the site vicinity. The recommended mitigation measures include the construction of new roadway improvements for Bremerton Avenue NE per City of Renton's road design standards, with adequate pavement width plus curb/gutter and 5-foot concrete sidewalks on the development side ofthe roadway and the installation of a standard "STOP" sign on the proposed westbound approach of the two access location to safely control the site traffic to Bremerton Avenue NE. As such, staff recommends a mitigation measure that the applicant comply with the recommendation found in the Tranic Impact Analysis prepared for the subject project. Mitigation Measures: 1. The applicant shall pay a Traffic Mitigation Fee in the amount of $75 for each new net daily trip prior to the recording of the final plat. 2. The applicant shall comply with the recommendations found in the Tranic Impact Analysis prepared by Gibson Tranic Consultants, dated October 13,2008. Nexus: SEPA Environmental Regulations, Resolution 3100 5. Fire & Police Impacts: The proposal would add new residential units to the City that would potentially impact the City's Police and Fire Emergency Services. Staff recommends a mitigation measure requiring the applicant to pay a Fire Mitigation Fee, based on $388.00 per new multi-family lot and $488.00 per new single-family lot prior to the recording of the final plat. The fire mitigation fee is estimated to be $10,624.00 with credit given for the two existing single-family residences. Mitigation Measures: The applicant shall pay a Fire Mitigation Fee based on $388.00 per new multi-family lot and $488.00 per new single-family lot prior to the recording of the final plat. Nexus: SEPA Environmental Regulations, Resolution 2913 E. Comments of Reviewing Departments The proposal has been circulated to City Department and Division Reviewers. Where applicable, their comments have been incorporated into the text of this report and/or "Advisory Notes to Applicant." v' Copies of all Review Comments are contained in the Official File and may be attached to this report. Enviroumental Determination Appeal Process: Appeals of the euvironmental determination must be filed in writing on or before 5:00 PM, February 13,2009. Renton Municipal Code Section 4-8-11 O.B governs appeals to the Hearing Examiner. Appeals must be filed in writing at the City Clerk's office along with a $75.00 application fee. Additional infonnation regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall-7th Floor, 1055 S. Grady Way, Renton WA 98057. ADVISORY NOTES TO APPLICANT The following notes are supplemeutal information provided iu coujunction with the administrative land use action. Because these notes are provided as information only, they are not subject to the appeal process for the land use actions. Planning: 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise a roved b the Develo ment Services Division. ERC REPORT08-J39 City ojRenton Department of Co nity & Economic Development ORANGE GROVE COTTAGES PUD ·onmental Review Committee Report LUA08-J39, ECF, CU-H, PPUD Report of January 26, 2009 Page 8 of9 2. Commercial, multi-family, new single family and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be permitted on Sundays. 3. Within thirty (30) days of completion of grading work, the applicant shall hydro seed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1 st and March 31 st of each year. The Development Services Division's approval of this work is required prior to final inspection and approval of the permit. 4. A National Permit Discharge Elimination System (NPDES) pennit is required when more than one acre is being cleared. Plan Review -Water: 1. The conceptual utility plan as submitted is not approved. 2. This project is required to install an 8" watermain connected to the existing main in Bremerton Ave NE looped through the site in the public right of way and connected back to the main in Bremerton Ave NE. In addition the main shall be extended to the east and connect to the existing water main (W3024). The main shall also be extended to the south property line in a IS' easement to the City of Renton. The City of Renton code dictates that the lateral spacing of fire hydrants shall be predicated on hydrants being located at street intersections. 3. Each unit requires a separate service line to serve the domestic water meter. 4. Any new construction must have one fire hydrant capable of delivering a minimum of 1,000 GPM and shall be located within 150 feet of the structure and additional hydrants (also capable of delivering a minimum of 1,000 GPM) within 300 feet ofthe structure. This distance is measured along the travel route. 5. The existing fire hydrants may need to be fitted with Stortz fittings to bring them up to current City code. 6. System Development Charges are per dwelling unit are based on the total number and size of any and all water meters. The Development Charges are collected as part ofthe construction permit. Plan Review -Sanitary Sewer: 1. The conceptual utility plan as submitted is not approved. 2. A sanitary sewer main extension is required to be installed by this project in the required public right-of-way. 3. The sewer main needs to be extended to the south in the vicinity of what is now shown as Tract E and end in a MH approximately at lot 18 in a 15' easement to the City of Renton. 4. The applicant shall install individual side sewers to serve all of the lots in the project. 5. This site is located in the East Renton Special Assessment District (SAD 0002). These fees are $316.80 per unit and paid prior to issuance of a construction permit. 6. System Development Charges are per dwelling unit. The Development Charges are collected as part of the construction permit. Plan Review -Street Improvements: 1. The project shall install street improvements to include curb, gutter, sidewalk and street lighting if not existing. All street lighting shall be per City of Renton standards and specifications. Private street lighting (including PSE) is not alIowed. 2. Per City of Renton code all lot corners at intersections of dedicated public rights-of-way shall have minimum radius of tifteen feet. 3. The Tramc Mitigation fee is estimated at $15,167.25 and shall apply to this project. Plan Review -Storm Water: 1. The applicant is responsible for obtaining any and alI necessary easements required for the storm design. ment Char es of $00.405 er s uare ERe REPORT 08-139 City of Renton Department of Co nity & Economic Development ORANGE GROVE COTTAGES PUD 'onmental Review Commillee Report LUA08-139, ECF, CU-H, PPUD Report of January 26, 2009 Page 9 of9 foot (but not less than $1012) of new impervious surfacing prior to the issuance of the construction permit. Plan Review -General: L All required utility, drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. 2. All plans shall be tied to a minimum of two of the City of Renton current horizontal and vertical control network. 3. Permit application must include an itemized cost estimate for these improvements. Half ofthe fee must be paid upon application for building and construction permits, and the remainder when the permits are issued. There may be additional fees for water service related expenses. See Drafting Standards. Fire: I. The fire apparatus road access shall be located as to be within 150 feet of all exterior points of the building. The proposal appears to be in excess of this distance for buildings 16 and 17. 2. The minimum required width of the fire apparatus road access shall be no less than 20 feet wide and on a surface capable of sustaining the weight of a fire apparatus. This minimum width does not include curbs or sidewalks. The proposed 16-foot pavement width does not meet this reguirement. 3. Fire lane signage shall be required along one side of the road where the road width is less than 28 feet wide. Signage shall be placed on the same side in which hydrants may be located. Signage shall be as in accordance with section 503 of the 2006 International Fire Code and City of Renton Ordinance 4-4-80-6 A- G. 4. It appears that the majority of the structures will be over 3600 square feet, which includes the garage and basement areas when calculating the areas for fire flow. Structures over 3600 square feet shall require a minimum of 1,500 gallons per minute for 2 hours. 5. Structures greater than 3,600 square feet and requiring a minimum fire flow of 1,500 gallons per minute shall require a minimum of2 hydrants. Additional hydrants may be required for a complex of this size due to required spacing. Hydrant is based on sound engineering practices and as in accordance with Appendix C of the 2006 International Fire Code, a 5 inch Sortz fitting is required on all of the Main Ports. 6. Hydrants shall be required to be within 300 feet to the front of the structures 7. Hydrant spacing shall also be in accordance with appendix C, Table C 1 05.1 of the 2006 International Fire Code. 8. Access around the entire complex shall be required to be provided as shown on the print. 9. Residential Fire Sprinklers may be applicable to this project ifit is determined to be classified as an R2 Occupancy or in there is insufficient fire flow for the structures that exceed 3,600 square feet. 10. Ladder access for a 35-foot ladder set at a 70-degree angle shall be provided on all 4 sides of a building 2 stories or greater. A minimum of 5-foot set back usually meet this requirements. ERC REPORT 08-139 Grove 1 inch = 200 feet EXHIBIT 1 Streets DSil€ ' ______ ,: Parcels [:::J City Boundary <:-1 :> o z. ~ ~ ~.f, §~ ,. 0' :':;2 ~~ ~I ' o , w , 5;, ~ ~ , ~ g , , ! ~ ~ ~' g' ~ ~ , j ! ~ " , " " " " , ! , , ~ , 3 , , S i ~ ~ ~ , , 8 ~ ~ j ~ " , ~ , , ~ I I , , , < 0 " 0 " < 0 z < c m c z w , • 0 J W > w 0 , g " " , , ! , ~ , . I ! ~ I , , ''''0 .l.LI~ AC!'"'''' ''''0'' 838\1' . 08 3A.0~8 38N\I~0 E:" 9. !. i &2t;: K ~ ~ ~". , , :=d 0- " ,ii! , ! , " .. , ~ , ~ ~ , 1 , 1 1 I,,, ~""l:;' I, :''''f/ c 0~ :=!2' u U~ ~n ~ ~ g ~? ~U~ w z '" ~j;~ ~ ~! ;:;1 wI z i , EXHIBIT 2 ll~ilili r;:H~~~~t: ~:::" .... ",'",,~o' "' .... ~§, 3;;;~~, ~~~~tL~t; ,,"!18~' 0 lil!!llli w c 0 z C z w , '" m ~ 2 ~"-~ ~o~ H~ g8~ ~j~ ::."'~ 1'~ --' F~' !~~ ~~~" ~~85 \,!o.~T :!'@ ~~g~ ~~~t: ~~~~ i I U ~~;~~~~;;~~~~~H~H~~~~~; ~3 o· z w ClI';· w ",' l m >< :::t ..... OJ ~ W N.E ,. ~,.\ A PORTION OF rHE N W 1."4 Of-Sf"CTION 15. TCWNSHIr' 23 NORTH nANGE 05 EAST. W M (1..) ,C. 0:>0\~~:S~;; yp": \\(j \\,\\-".(t. <--., ' {' I(.---"---" '--~ '; 0~1~:'1'~' ~ ._--.-0 ~ -~~~~ =-~ .. ~.-=-:: ____ ._~ ___ ._i \,,' "Y\~'v~dJ ~~"",.. [)-~"M ~ ~:~'f',_'-c -_~'~'?;_:---==~-=: ~c)~=_= __ ._ ~~~t_~__ ~ ~ __ ~_._~:",'~":~':~:" ---01l1il:V~'~ -~-,I =r<:=-7~( C~V~=0'j ~/'-/~Y: .. /~/,,~~1 --~----.~-~ Em~"",-",u...., , I. }"I::~-1"~~-:C"-?:O:!L 2....4--LLOOPF~OADA~L-..: ~,..J. _) ~~ fA.'F~c" i 1 ~ [, ~ : ~ '= -""T'-~ 1 ' • e'~1 "'xXV )~~) i .j.'J 1 I "--.,' I /-'<:."Y'\:~ I ; ~ ::' "~W~ ;--;" '!-;""' '~""'r' ~"'": :':'.' ~_ "c '>:'"'" -' +"L~.:"tt<i;~"~:{~ R. ,-~_peoP"~'''' "LC<,. WAIL :""'; , z ').::, ~ _ '$_",_ _ ,n, )' WI;j 'I,)',. ._.co '~.'''1' '0.'''00 If'o • ns >" "-: I _, i !i;ll;.fr:~~J~~:rf~'~--",~> ,j~;"1 'Ii£:r;.~~'i~;.~~rt- I !,i;!i-J'I':~IP:r',/_/.. :'o:'~"'~l; I ""I'"L: 1-IT~~1~:!<1<' ! I: I I II~,,...\ -~.uNSCC, aCll"'~G.S<nl'C' ,,~. _ ~~~ ~~_~ .. ,. ';~' ~ : t~T":I!:':.llf:"""r'r(~. F rrl<~l~/r:·:~r~~ '"'~S.l l~lf.=·=='.: 't".' / V I;'~'" f~ ( "'~ 10 --; "I I'" t--' - - ' ,/ II' •. ii.! .. ·.~ '. ce;~o<;''';~'':.' 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",,1 ., " I i, :~ r "l> I r' ~ ~j !E I .... z w :; [L o -' w > u.J o o a: « :; >-« -, \' }¥ ~i (J)1 ~ !; ::: ~ '-10 w~ >1ii 0<1 a:~ (91:5 z w 8 (9 Z <q a: " o " § <~~-'-'-- -,.~ GR-' 3 9,", ... C'("J C"l ~~i o:-.j ~~' Cl z '. ' , . c , ~ >' w < w y' , ~ \.\\~ 0 w .~,'L 0 0-?d z ),1.1\ < ~ ~ I r ~ 0 z ~ N " j' m z ~ 0 r "' z 9 u " " • 0 " ~ z " l' " 0 z 0 ~ rr 0 " < ~I ~- , I ~--- " 0 " ~ w ~ < 0 " , I: ~r--I .,,>. v-"" I \;;\ '\,y -<;(?j v'('~ riE a == WO~'I!"!'W"'"'''' S38V..l ) 3/\Ol::l8 38NVl::l0 OOOIlbVM ''"N. ""04, ~~I ~~ ~t::7:sR7~t'·~·~;~;-mmI I I I i , • •• : I I , ~ ;;: ~ , , l . ~ , ? ~ ~ 1 t ~ i ~ @! " ¥ g , ..J, , . ___ ~_-L._~_ _. '~,.:: ---~------'..-" ."' ....... , " ~. , • i F, "-'-~-~ i 1 1 , ) , , 0 i I 1-t-+ ~r ~ , ~ , '" I I ~ , w Z EXHIBIT 4 IN='V'-ldOl3/\30 ::::H::I'9'V\lA"fIr . . " ! i 1 , I i m >< :::t 1-1 0:1 ~ U1 L eTION 15, T "c, 1 '4 OF SE V"')POS~" • _ '""~A'-_< (0. (, ON or THE N W '"f.. i ,e"",c~ i ''''"c",,, . ~0. A PORTI ,,~" i ,~, '" ,,, , 'v ,), ~m 1ro1~'~ '2, ",,", "".! i '\" ,)¥ cp :-~::rn,,, """"'"' "',", ' i':;~f11~~~}~'7;-}~~:~:~l .... ,_._LC:Z;~:, . OWNSHIP?3 NORTH, flANGE 05 EAST. W.M . \ -I I I ' -Ii '~~"!~'''~ ~@mff/h'~7/: ),' '~/\ f::2:= " . "~~.. /~. _ ._~~_,~:. -r;<", I c:: ' "" w,;:v /C '~'" .,., , , .0 --I i'~tt~=l > i C', .' ••• ':;:.' " ',~,i""~"'"' 1,,1 "J. 1 m~, ,'"" 'j. ,I '."d ' ~ ""'", '""." " , ';',0),,1 I .. '---,_~. ~-'". ,_ '1"---.1 ".:. F'A;>KI~_, I I"" "=",~,,, " ~.,y~ i"I~.,,,,, if::]! '. :'"ri.-',ec..i t i l<;,~JlO:1.; .. ' .. : ' .. ~ .. ' iN '_,~ .. ' ' ..... ' ............ '.... ' '''-:':~~~''''i:~~';')''''i~:'~~l '1-i l ,_' "~"~ii I N,£:. 3HE .. L~~~: " ., 'OO",,, '""'ro,,v,~ ~-, _ I' I Ij' ,w :l;,.~,~\ro<ftJ"'·"::r'Or"'r'8 11/8" J 10 =n':!;,~;'jU' ~'./I / ' '; :' :::lz G ',II \l-,. '''! _ 'I ~~'I~G I ,f, /: W"', ;'1: F I,,: n , ~n , 3 I '_I '; , /' J, I>'" " ~ 2S "I 11? I / I / ;, I "I , " '"' ,~_ 0" " e, ", , , HI 'I 1/"i: . i '~''''~'k''''k''lOl\i~~ / / 1'1' ' :~ ,,' . L ~"!,_ ~",.k,.-,,_ ;. ''',,' , ,,! ". , I" "",<--" ''', <_'1 "'I ',I I ~ '~"" ,'-, '"", L,,,, ' "e' "/"0 LJ ' ~"";: . -C''''U " ---~-=--< A _ "" , ,,,, /... '''-, --~-",--. "', i ..... f 0","'1" .' '--", .. ··,·-L~ ',__ til' J ' \> , , ".' '''~' ",-,,,,,,~~. , ,,' \ \:, I r~ t,l] '------=-:~:.:::.:...-.,~-. -. ,----__ VI "D*""" • I If,: I '!I'r~--==~ --' ',--, :~': .. " '_', 'I I ", ,,, --'-"": II ' "', , -~'I '. I j 'H='''' 'I '" , !, ' "'Iii,. " ! I " tff.+J_" LJ .' I, "... IL~G I -,: i; j' ~ rep 1 I I, ~~' C-" 'fil " "'L' , ' , , ~" --.. '"" " ,,', JL ", !! " ,,, .--~ -----1 ----I r'c .' _-So . G(~Y"W'P y\\'vY ,,:,,;-,p > 0";-.1\ "\ :- ,.' p .<j"~' .,.",0 ~'I'O \/Jfl.SI" ,.-1.'<: -' .\ i; .. \J~ ... \>-St:.. ' NO\' ~ 1 "M~ 1 if. , £u':.n n ,~ T SCALE: 1" _ 20' ~"·--------;o CO'JTnu" 'NTERVA~ _ 2 LEGEND pOoPusru 'f(]~~ 0"'''''''£ ~"" rYP[ • '''fe" """," TWf' ,,'''NO ,TO'M ...... 'N "''>11''. ',>Jr>-a..s" ";TOOMIN'-':" rAe, ,''' • •• - t/ ... :ZL?'J QJlfN~ION FACILITY SV~tM~fi-t '~"[""OUS ME'. _ I "" '" ?,"""", A"V< _ 0_" "" ~~TJ;.~_g,u~_.V~!,\.I "Eoul~m G"fNflGN ~ '7.9" "C "'(>.1D:O PRr,,~,.....,., ~E1TNw, ~ '~,"n : F ST9RMTECC!O'; FA.ClllTY "~OU"ED WA'T." Oc •. -,TY P~(MO£C ""W~IN"" ""m! ~U"-'l'" ,,,SC cr ~""" .:irr~&-'.' ,\ I ~ ill r! -'1" It It J! L i , _ , ·1 I i: /1 , ~::~ !~ 'I ~.. II ~ H ~- m I, ,! i! f- Z W ::; Q. o -' w > w o () a: <: ::; >-<: -, U) I lU ~ CJ <t I- ~ ~~ lU:i1 >~ O~ II~ CJ~ lUO CJ Z <t ~ II • o ' 5 ,~ .. -- ----- ~;'o, ""''-'--~ SD-1 5 • 9 S3~:r "" ".08 3/\Ol:::l8 38NVl:::IO i i 1 1 , , .. ", ,,~""'" .... -."."-...... ",", ... EXHIBIT 6 ;.~, ; z ~ N s z W I e " o " o ~ w z EXHIBIT 7 N';' Id idl';J::;urW I AI:IVNlnll.:ll:ld I L I. !! , ~ ~ !~ J I I , , I ~ ! r J I ~ 1 ~, ! ; " ~ , ~~ ~I~ ~,. EXHIBIT 8 m >< :::J: .... 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C~LO J TREE INVENTORY MAE n I, r SCALE 1"_ 10 --" _._----' ,---~ ;',-; NOV 1 :"'f''l \. ~" r·,l,,·.,'~ NOT TO SCALE, ,'." .ff~~i.1i: i-'" "I~ ~!i i $ ill i ,I~ ill II ~ II -,. ! " '.'. ! ~ ~ E 0~ ; d ~i .~ -, ~ i{ !i " u. O~ L!J~ >~ o~ a:: Clji L!J Cl z, «\ a:. 0' L·3 City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT:~/a.4/ COMMENTS DUE: DECEMBER 16, 2008 APPLICATION NO: LUA08-139, ECF, CU-H, PPUD DATE CIRCULATED: DECEMBER 2 2008 APPLICANT: Marc Rousso, JayMarc Development PLANNER: Vanessa D~ ~ PROJECT TITLE: OranQe Grove Cottaqes PUD PLAN REVIEw~rneta HenninQe/ \ f', .' ) SITE AREA: 78,458 square feet EXISTING BLrCtO ~DC' 650 square feet I V • .-/ LOCATION: 320 & 330 Bremerton Avenue NE PROPOSED BLDG AREA (qross) 32,016 square feet WORK ORDER NO: 77995 PLEASE RETURN TO VANESSA DOLBEE IN CURRENT PLANNING 6TH FLOOR SUMMARY OF PROPOSAL: The applicant is requesting Preliminary Planned Urban Development (PUD) approval, Environmental Review and a Hearing Examiner Conditional Use Permit for stand alone residential in the Commercial Arterial (CA) zone. The subject site is located on the east side of Bremerton Ave, NE, just south of NE 4th Street at 330 Bremerton Avenue NE, The site consists of two separate parcels totaling 78,458 square feet in the CA zone and the NE 4th Street Business District Overlay, The site currently contains two single-family homes and their associated outbuildings, which are proposed to be removed. The concept for the PUD is to create a small, intimate neighborhood of 25 detached cottages and townhomes on individual lots resulting in a net density of 16.89 dwelling units per acre. Proposed lot sizes range from 2096 square feet to 1034 square feet. The site would be access via a looped public road with two access paints on Bremerton Avenue NE, The applicant has proposed 52 parking spaces for the development located in detached garages, attached garages, parallel spaces, and open parking stalls, The applicant has proposed to replant removed trees with 48 new trees. There are no critical areas on site. The applicant submitted a Traffic Study, Geotechnical Engineering Study and a Critical Areas Reconnaissance Report. The applicant is proposing frontage improvements along Bremerton Avenue NE and a water quality detention vault. A ENVIRONMENTAL IMPACT (e,g, Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Farth Housing Air Aestflelics Woller Light/Glare Plants Recreation Land/Shorelme Use UUlities Animals Transportation EnvirunmentiJl Health Public Services --Energy/ Historic/Cultural Natural Resources Preservation Airport EnVironment 10.000 Feel 14.000 Feet B, POLICY-RELA TED COMMENTS C, CODE-RELA TED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. (1rO~ Signature of Director or A"tithorized Representative Date DATE: TO: FROM: SUBJECT: • PUBLIC WORKS DEPARTMENT MEMORANDUM Jan uary 9, 2009 Vanessa Dolbee n ~ Sonja J. Fesser yt Orange Grove Cottages PUD, LUA-08-139, PPUD Format and Legal Description Review Bob Mac Onie and I have reviewed the above referenced PUD submittal and have the following comments: Comments for the Applicant: NOTE: This PUD appears to be better suited as a condominium. Was that considered 1 It is difficult to determine the boundaries of the five tracts, as presented, in the preliminary submittal. Some areas of the site PUD do not appear to be in either a tract or in a home/townhomes lot. All dimensions and bearings of said tracts will need to be clearly noted on the final submittal. What happens at the n0l1heast corner of the PUD site where Tract 0 appears to cut through the parking spaces for spaces 35 through 32') What tract are the remaining portions of said parking spaces in, that is, those portions not within said Tract D? It appears that there are parking spaces noted in the southerly "LOOP ROAD A" tract for parking space numbers 44 through 52. Are said parking spaces a part of the public street? It is not clear how the transition between the southerly entry road and the 20 foot wide lane, to the east, is accomplished. Are the 4'and S' sidewalks part of the tracts') The total tract area is noted as 19,771 SF on the submittal. The sum of the individual tracts is 20, 630 SF. Review and revise as needed. The preliminary PUD site legal description must be noted on the preliminary submittal. \H:\Fi!e Sys\LND -Land Subdivi~ion & Surveying Kcconls\LND-J 0 -Pluts\0472\RY08123 J .doc r , January 9, 2009 Page 2 Information needed for final PUD approval includes the following: Note the City of Renton land use action number and land record number, LUA-XX-XXX-PUD and LND-20-0472, respectively, on the PUD drawing, preferably in the upper right-hand corner. The type size used for the land record number should be smaller that that used for the land use action number. It is assumed that the final land use number for the PUD will be different from the preliminary PUD number. Said final number is unknown as of this date. The final PUD submittal has to be prepared by, or under, the direction of a licensed surveyor, and the submittal has to meet all City of Renton and King County recording requirements. Show ties to the City of Renton Survey Control Network (tic the subject property to the Survey Control Network). The geometry will be checked by the city when the ties have been provided. Provide PUD plat and lot closure calculations. Complete City of Renton Monument Cards, with reference points of all new right of way monuments set as part of the pun. Provide sufficient information to dctermine how the PUD boundary was established. Include a statement of equipment and procedures used, per WAC 332-130-100. Note the dates the existing monuments were visited, per WAC 332-130-150, and what was found. Indicate what has been, or is to be, set at the corners of the proposed lots. Note discrepancies between bearings and distances of record and those measured or calculated, if any. Note all easements, covenants and agreements of record on the PUD submittal. The city will provide addresses for the proposed lots as soon as possible. The addresses will need to be noted on the dm wing. On the final PUD submittal, remove all references to surface parking lines and utility facilities and other items not dircctly impacting the subdivision (items noted in the "SITE OAT A" hlock). Do not show building setback lines on the lots, or in the "DEVELOPMENT STANDARDS: CA "block. Setbacks will be determined at the time that building permits are issued. In addition, note that none of the other item.s listed under said Development Standards block is needed for recording purposes -remove said block. Remove the "BUILDING FOORPRINT', "BUILDING (SF)" and "BUILDING COVERAGE" columns from the "LOT COVERAGE TABLE" block. H:\Filc Sys\LND -Land Subdivision & Surveying Rccords\[,Nl)-J 0 " Plats\(}472\]{ V081D 1.uoc\Cor January 9, 2009 Page 3 The City of Renton Administrator of Public Works (new title) is one of the city officials who sign the PUO submittal. Provide an appropriate approval block and signature line for his use, as well as for the City of Renton Mayor and City Clerk, A separate approval block is needed by the city's Finance Director. Pertinent King County approval blocks are also needed as required, All vested owner(s) of the subject PUO property need to sign the linal PUD suhmittal. Include notary blocks as needed. Include an "OWNER'S DECLARATION" block on the submittal. Note that if there are restricti ve covenants, easements or agreements to others (City of Renton, etc.) as part of this subdivision, they can be recorded concurrently with the PUD. The PUO submittal and the associated document(s) are to be given to the Project Manager as a package. The associated document(s) should be referenced on the PUD submittal, including spaces for the recording numbers of said associated documents. Note on the submittal that the properties to the south of the subject site arc "UNPLA TTEO" -do not include the Tax Account numbers. Comments for the Project Manager: Please make note of, and enlighten us, on how it was determined that the subject property was to he processed and recorded as a PUD. A condominium appears to be a better choice. A City approved subdivision requires access to right of way -how this is to he accomplished, isn't clear from this submittal. Fee Review Comments: The Fee Review Sheet for this review of the preliminary PUD is provided for your use and information. Il:\File Sys\LND -Land SubdiviSIOn & Surveying Records\LND-IO -Pla\'~\0472\RV08123 J .dOC\COI City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT 'rYOnert-u OvCS COMMENTS DUE: DECEMBER 16, 2008 APPLICATION NO: LUA08-139, EC~, CU_HJpPUD DATE CIRCULATED: DECEMBER 2, 2008 APPLICANT: Marc Rousso, Jay Marc Development PLANNER: Vanessa Dolbee PROJECT TITLE: Oranqe Grove Cottaqes PUD PLAN REVIEWER: Arneta Henninqer SITE AREA: 78,458 square feet EXISTING BLDG AREA (qross): 2,050 square feet LOCATION: 320 & 330 Bremerton Avenue NE." , PROPOSED BLDG AREA (qross) 32,016 square feet U., v " c'LLO I WORK ORDER NO: 77995 CiTY ::-)r"" ,~.:".'~'~', ::r;J SUMMARY OF PROPOSAL: The applicant is rmu~i~l',r"~l§inary Planned Urban Development (PUD) approval, EnVIronmental Review and a Hearing Examiner Conditional USEfPermit'fdrst'anCfalone residential In the Commercial Arterial (CA) zone. The subject site is located on the east side of Bremerton Ave, NE, just south of NE 4th Street at 330 Bremerton Avenue NE, The site consists of two separate parcels totaling 78,458 square feet in the CA zone and the NE 4th Street Business District Overlay. The site currently contains DNO single-family homes and their associated outbuildings, which are proposed to be removed. The concept for the PUD is to create a small, intimate neighborhood of 25 detached cottages and town homes on individual lots resulting in a net density of 16.89 dwelling units per acre. Proposed lot sizes range from 2096 square feet to 1034 square feet. The site would be access via a looped public road with two access paints on Bremerton Avenue NE. The applicant has proposed 52 parking spaces for the development located in detached garages, attached garages, parallel spaces, and open parking stalis, The applicant has proposed to replant removed trees with 48 new trees. There are no critical areas on site. The applicant submitted a Traffic Study, Geotechnical Engineering Study and a Critical Areas Reconnaissance Report. The applicant is proposing frontage improvements along Bremerton Avenue NE and a water quality detention vault. A ENVIRONMENTAL IMPACT (e,g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth .Housina A" Aesthetics Waler Liah//Giare Plants Rucrca(lon Land/Shoreline Use Utilities Ammals TransportatIOn Environmental Health Public $erl/lces Energy/ Historic/Cultural Natural Resources Preservation Alfpol1 EnVironment 10,000 Feet 14,000 Feet B, POLICY-RELA TED COMMENTS C CODE-RELA TED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Signature of Director or Authorized Representative Date January 15,2009 Craig Krueger ESM Consulting Engineers, LLC 20021 120th Avenue NE # I 03 Bothell, W A 980 II SUBJECT: Orange Grove Cottages PUD LUA08-139, ECF, CU-H, PPUD "Off Hold" Notice Dear Mr. Krueger: CIT OF RENTON Department of Community and Economic Development Alex Pietsch, Administrator As requested by the applicant in the meeting on December 12, 2008 City staff has conducted a site visit to determine if the small wetland located just south of the subject site is regulated or would meet !be exemption in Renton Municipal Code 4-3-050C.f. City Staff visited the site on January 13, 2009 and has determined that the subject wetland is less then 2,200 square feet and therefore would meet the exemption requirement. Therefore, this off site wetland would not have a buffer that would extend onto the subject site. As such, your project has been taken off hold and the City will continue review of the Orange Grove Cottages PUD project. The PUD has been rescheduled for Environmental Review on January 26, 2009 and is tentatively scheduled to go before the Hearing Examiner on February 24, 2009 at 9:00 am. If you have any questions, please contact me at (425) 430-7314. Sincerely, ~-DoI~ Vanessa Dolbee Associate Planner cc: J&M Land Development, (ne. IOwner(s) Marc Rousso -JayMan: Development / Applicant --------------IO~S~S~So~u~th~G~r~ad~y~·w--aJ~.-~R~e~n~to~n~.w--~~h~in~gt~o~n~9~80~S~7-------------~ ~ I hiS paper contaIDs 50% recycled material, 300/, post consumer AHEt\D OF TH~. CURVE December 15, 2008 Craig Krueger ESM Consulting Engineers, LLC 20021 120th Avenue N E # 103 Bothell, W A 980 II SUBJECT: Orange Grove Cottages PUD LUA08-139, ECF, CU-H, PPUD "On Hold" Notice Dear ?\ir. Krueger: CIT' OF RENTON Department of Community and Economic Development Alex Pietsch, Administrator The Planning Division of the City of Renton accepted the above master application for review on December 2, 2008. During our review, staff has determined that additional information is necessary in order to proceed further. The following information will need to be submitted so that we may continue the review of the above subject application: The "Revised Critical Areas Reconnaissance Report" prepared by Chad Armour, LLC, dated October 28, 2008 concluded "It is possible that the shallow depression located adjacent to the southeast comer of the site functions as a wetland." Based on this conclusion and Renton Municipal Code (RMC) 4-3-050M.3 the applicant shall conduct a wetland classification study to determine the classification of the wetland adjacent to the southeast comer ufthe site and determine if this wetland would be regulated under RMC. Ifit is detemlined that the subject wetland would be regulated under RMC then a delineation would be required for any portion of the wetland or its buffer on the subject property. In addition, if there are proposed impacts to the wetland a mitigation plan that meets the requirements of RMC should also be submitted. At this time, your project has been placed "on hold" pending receipt of the requested information. Please contact me at (425) 430-7314 if you have any questions. Sincerely, Vanessa Dolbee Assoicate Planner cc: J&M Land Development, Inc. /Owner(s) Marc Rousso· JayMarc Development I Applicant 1055 South Grady Way, Renton, Washington 98057 ® 1 hiS paper contains 50% recycled material, 30% post conSUlller A1IEAD ()F TIlE Cl;RVE • A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS "It is anticipated that the proposed development would generate future residents that would utilize existing City park and recreation facilities and programs. The City has adopted a Parks Mitigation Fee of $530.76 per each new single family lot to address these potential impacts." ~~fZl /77a//Yl~~ ~C~ ~d-~t;,~7 . '~U((U I Sur fibf~<" l~b~ 1J '('(..r2 f1,U{JtJS -owhW rlWtW)~ ?~ . , \ Parks Mitigation Fee City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: 'Rut-:-, COMMENTS DUE: DECEMBER 16, 2008 APPLICATION NO: LUA08-139, ECF, CU-H, PPUD DATE CIRCULATED: DECEMBER 2,2008 Q APPLICANT: Marc Rousso, JayMarc Development PLANNER: Vanessa Dolbee :;;;:0 JJ PROJECT TITLE: Oranqe Grove Cottaqes PUD c-< PLAN REVIEWER: Arneta Hennlnqer 7, ,:j (!) SITE AREA: 78,458 square feet EXISTING BLDG AREA (gross): 2,050 square ~ , m LOCATION: 320 & 330 Bremerton Avenue NE PROPOSED BLDG AREA (gross) 32,016 squaf'l~t "'" < J)--1 = '" I WORK ORDER NO: 77995 <0 = ()Z o SUMMARY DF PROPOSAL: The applicant is requesting Preliminary Planned Urban Development (PUD) approml, Environmental Review and a Hearing Examiner Conditional Use Permit for stand alone residential in the Commercial Arterial (CA) "tone. The subject site is located on the east side of Bremerton Ave, NE, just south of NE 4th Street at 330 Bremerton Avenue NE, The site consists of two separate parcels totaling 78,458 square feet in the CA zone and the NE 4th Street Business District Overlay. The site Gurrently contains two single-family homes and their associated outbuildings, which are proposed to be removed, The concept for the PUD is to create a small, intimate neighborhood of 25 detached cottages and townhomes on individual lots resulting in a net density of 16.89 dwelling units per acre. Proposed lot sizes range from 2096 square feet to 1034 square feet. The site would be access via a looped public road with two access paints on Bremerton Avenue NE, The applicant has proposed 52 parking spaces for the development located in detached garages, attached garages, paraliel spaces, and open parking stalls, The applicant has proposed to replant removed trees with 48 new trees. There are no critical areas on site. The applicant submitted a Traffic Study, Geotechnical Engineering Study and a Critica! Areas Reconnaissance Report. The applicant is proposing frontage improvements along Bremerton Avenue NE and a water quality detention vault. A. ENVIRONMENTAL IMPACT (e,g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Eal1h HnuSIrl Ail Aesrhetlcs WOiler Ligili/Glorc Plants Recreation Land/Shoreline Use UtlfitJes Animafs Transportation Environmentaf Heal/h Public Services Energy/ Historic/Cui/ural Natural Resources Preservation Auporr EnVironment 10.000 Feel 14.000 Feet B, POLlCY·RELATED COMMENTS ) ;;t/UA~ a/u_/VOd/£J'ylA-C~ ;0 Jf~)/0 C, CODE-RELA TED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information :s needr:7roperly assess this proposal. ~Ll~~ IJaUtlCd SignatureooireCtor or Author~ ep7seflative ---==:;;; t1.i /{ICY Date } i I DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT MEMORANDUM DATE: Decem her 8, 2008 TO: Vanessa Dolbee FROM: Arncta Henninger /{'# SUBJECT: Utility and Transportation Comments for ORANGE GROVE COTTAGES APPLICATION 330 BREMERTON AVE NE LUA 08-139 I have reviewed the application for the proposed 25 homes located in Section 15, Twp, 23N, Rng, 5 E, Tile following comments are based on the application submittal made to the City of Renton by the applicant. Existing Water: The project site is located in the 565 Water Pressure Zone. The static pressure at the street level is approximately 70 psi. There is an existing 8" watermain located in Bremerton Ave NE (see City of Renton drawing W-3260 for detailed engineering plans). Sanitary Sewer: There is an existing 8" sanitary sewer main in Bremerton Ave NE (see City of Renton drawing S-3260 for detailed engineering plans). There is an existing 8" sanitary sewer main on the north and east side of this site. Street Improvements: There are existing street improvements in Bremerton Ave NE in the vicinity. Storm Drainage: There are storm drainage facilities in Bremerton Ave NE. Requirements: Water: • The conceptual utility plan as submitted is not approved. LLA 08-1J9.dlJC Orange Grove Cottag~ Page 2 of4 • This project is required to install an 8" watennain connected to the existing main in Bremerton Ave NE looped through the site in the public right of way and connected back to the main in Bremerton Ave NE. In addition the main shall be extended to the east and connect to the existing water main (W3024). The main shall also be extended to the south property line in a 15' easement to the City of Renton. The City of Rcnton code dictates that the lateral spacing of fire hydrants shall he predicated on hydrants being located at street intersections. • Each unit reg uires a separate service line to serve the domestic water meter. • Any new constnlction must have one fire hydrant capahle of delivering a minimum of 1,000 GPM and shall be located within 150 feet of the structure and additional hydrants (also capable of delivering a minimum of 1,000 GPM) within 300 feet of the structure. This distance is measured along the travel route. • The existing fire hydrants may need to be fitted with Stortz fittings to bring them up to current City code. • System Developmcnt Charges are per dwelling unit are based on the total number and size of any and all water meters. The Development Charges are collected as part of the construction pennit. Sanitary Sewer: • The conceptual utility plan as suhmitted is not approved. • A sanitary scwer main extension is required to be installed by this project in the required public right-of-way. • The sewer main needs to be extended to the south in the vicinity of what is now shown as Tract E and end in a MH approximately at lot 18 in a 15' easement to the City of Renton. • The applicant shall install individual side sewers to serve all of the lots in the project. • This site is located in the East Renton Special Assessment District (SAD 0(02). These fees are $316.80 per unit and paid prior to issuance of a construction permit. • System Development Charges are per dwelling unit. The Development Charges are collected as part of the construction pelmit. Street Improvements: • The project shall install street improvements to include eurb, gutter, sidewalk and street lighting if not existing. All street lighting shall be per City of Renton standards and specifications. Private street lighting (including PSE) is not allowed. LUA 08-\J9.doc Orange Grove Cottage Page30f4 • The internal street shall be dedicated right-of-way with 28' curb to curb with parking on one side with curb, gutter, sidewalks and street lights. • Per City of Renton code all lot corners at intersections of dedicated public rights-of-way shall have minimum radius of fifteen feet. • The Traffic Mitigation fees of $15, 167.25 shall apply to this project. Storm • This site drains to the Maplewood Creek. Due to downstream flooding and erosion problems, staff is recommending a SEPA condition requiring this project to comply with the 2005 King County Surface Water Design Manual to meet both detention (Conservation Flow control-a.k.a. Level 2) and water quality improvements. This is a condition of the proiect. • The applicant is responsible for obtaining any and all necessary easements required for the storm design. • The project will be required to pay the Surface Water System Development Charges of$405 per square foot (but not less than $1012) of new impervious surfacing prior to the issuance of the construction permit. LUA 08-1 39_doc Orange Grove Cottage Page 4 of 4 General: All required utility, drainage and street improvements will require separate plan submittals prcpared according to City of Renton drafting standards by a licensed Civil Engineer. All plans shall be tied to a minimum of two of the City of Renton current horizontal and vertical control network. Permit application must include an itemized cost estimate for these improvements. Half of the fcc must be paid upon application for building and construction permits, and the remainder when the permits are issued. There may be additional fees for water service related expenses. See Drafting Standards. LUA OH-\ J9.doc City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: PiCLVl ?evlev~ APPLICATION NO: LUA08-139, ECF, CU-H, PPUD APPLICANT: Marc Rousso, JavMarc Development PROJECT TITLE: Orange Grove Cottages PUD SITE AREA: 78,458 square feet LOCATION: 320 & 330 Bremerton Avenue NE COMMENTS DUE: DECEMBER 16, 2008 DATE CIRCULATED: DECEMBER 2, 2008 ,<"'",... PLANNER: Vanessa Dolbee RECEIVED PLAN REVIEWER: Arneta Henninger DEC 03 700B EXISTING BLDG AREA (gross): 2,050 'iQ.\ 'tIi[jJ, .. PROPOSED BLDG AREA (gross) 32,016 square feet ..,. ¥ .~.~ •• WORK ORDER NO: 77995 SUMMARY OF PROPOSAL: The applicant is requesting Preliminary Planned Urban Development (PUD) approval, Environmental Review and a Hearing Examiner Conditional Use Permit for stand alone residential in the Commercial Arterial (CA) zone, The subject site is located on the east side of Bremerton Ave, NE, just south of NE 4th Street at 330 Bremerton Avenue NE, The site consists of two separate parcels totaling 78,458 square feet in the CA zone and the NE 4th Street Business District Overlay, The site currently contains two single-family homes and their associated outbuildings. which are proposed to be removed. The concept for the PUD is to create a small, intimate neighborhood of 25 detached cottages and town homes on individual lots resulting in a net density of 16,89 dwelling units per acre. Proposed lot sizes range from 2096 square feet to 1034 square feet. The site would be access via a looped public road with two access pOints on Bremerton Avenue NE. The applicant has proposed 52 parking spaces for the development located in detached garages, attached garages, paraliel spaces, and open parking stalls. The applicant has proposed to replant removed trees with 48 new trees. There are no critical areas on site. The applictmt submitted a Traffic Study, Geotechnical Engineering Study and a Critical Areas Reconnaissance Report. The applicant is proposing frontage improvements along Bremerton Avenue NE and a water quality detention vault. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth HO(Jsm A>c Aesthetics Water Light/Glare Plants Recreation Land/Shorelme Use Utilities Arll/7lals -'ranspor/o/lOrl Envirunmcnt;)1 Health Public Services Energy/ Historic/Cultural Natural Resources Preserva/!On Airport Environment 10.000 Fuul 14,000 Feel B, POLICY-RELATED COMMENTS C. CODE-RELA TED COMMENTS We have reviewed this plication with particular a ention to those areas in which we have expertise and have identified areas of probable impact or areas where additional, n ormation is n eded 0 pr erty assess this proposal. Signature of Director or Authorized Representative Date Project Name: Project Address: Contact Person: Permit Number: Project Description: Land Use Type: o Residential o Retail o Non-retail Calculation: , . .... <" . ~. \ "<' •• Transportation Mitigation Fee: Calculated by: Method of Calculation: Cf I)"E Trip Generation Manual, 7th Edition o Traffic Study o Other Date: , i Date of Payment: _______________________________ _ City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICA TION REVIEW SHEET REVIEWING DEPARTMENT: T \'l)J"(;pa;wh<Y\ APPLICATION NO: LUA08-139, ECF, C'U-H, PPUD APPLICANT: Marc Rousso, JayMarc Development PROJECT TITLE: Oranqe Grove Cottaqes PUD SITE AREA: 78A58 square feet LOCATION: 320 & 330 Bremerton Avenue NE COMMENTS DUE: DECEMBER 16, 2008 DATE CIRCULATED: DECEMBER 2,2008 PLANNER: Vanessa Dolbee ;;!'lOF RENTON PLAN REVIEWER: Ameta Henninqcf! E C;-E"/'I/t: n EXISTING BLDG AREA (qross): 2,050 rnP/lrEnf""t ~' 0 V" /~~O PROPOSED BLDG AREA (qrossi32,016 square feet WORK ORDER NO: 77995 /;j{JILDING DIVISION SUMMARY OF PROPOSAL: The applicant is requesting Preliminary Planned Urban Development (PUD) approval, Environmental Review and a Hearing Examiner Conditional Use Permit for stand alone residential in the Commercial Arterial (CA) zone. The subject site is located on the east side of Bremerton Ave. NE, just south of NE 4th Street at 330 Bremerton Avenue NE. The site consists of two separate parcels totaling 78,458 square feet in the CA zone and the NE 4th Street BUSiness District Overlay. The site currently contains two single-family homes and their associated outbuildings, which are proposed to be removed. The concept for the PUD is to create a small. intimate neighborhood of 25 detached cottages and town homes on individual lots resulting in a net density of 16.89 dwelling units per acre. Proposed lot sizes range from 2096 square feet to 1034 square feet. The site would be access via a looped public road with two access points on Bremerton Avenue NE. The applicant has proposed 52 parking spaces for the development located in detached garages, attached garages. parallel spaces, and open parking stalls. The applicant has proposed to replant removed trees with 48 new trees. There are no critical areas on site. The applicant submitted a Traffic Study, Geotechnical Engineering Study and a Critical Areas Reconnaissance Report. The applicant is proposing frontage improvements along Bremerton Avenue NE and a water quality detention vault. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probabfe Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth HousinG A" Acs/lwlics Water Ljght/Glare Plants Recreatmn I and/Shoreline Use Utilities Ali/mals TransportCJtion Environmental Health Pub/ic Services Energy/ Historic/Cultural Natural Resources r'rAservation Ailport EnvJ{onmenl 10.000 Feet 14.000 Feet B. POLICY-RELA TED COMMENTS C. CODE-RELA TED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Signature of Director or Authorized Representative Date DATE: TO: CC: FROM: FIRE DEPARTMENT MEMORANDUM 12/04/08 Arneta Henninger, Plan Reviewer Vanessa Dolbee, Planner Bill Flora, Deputy Chief/Fire Marshal (Jr SUBJECT: LUA08-139, ECF, CU-H, PPUD Orange Grove Cottages PUD Review of current plans and material, previous pre-application material and on site review have disclosed additional Fire Code and Policy related issues and concerns that need to be addressed for approval to be granted. Renton Fire & Emergency Services comments: I. Fire Apparatus Access: a. The fire apparatus road access shall be located as to be within ISO feet of all exterior points of the building. The proposal appears to be in excess of this distance for buildings 16 and 17. b. The minimum required width of the fire apparatus road access shall be no less than 20 feet wide and on a surface capable of sustaining the weight of a fire apparatus. This minimum width does not include curbs or sidewalks. The proposed 16 ft. pavement width does not meet this requirement. c. Fire lane sign age shall be required along one side of the road where the road width is less than 28 ft. wide. Signage shall be placed on the same side in which hydrants may be located. Signage shall be as in accordance with section 503 of the 2006 International Fire Code and City of Renton Ordinance 4-4-80-6 A-G. 2. Fire Mitigation Fees: a. Should approval for single-family units be granted, fire mitigation for those structures shall be $488.00 per unit. Fire mitigation fees shall be $388.00 per unit for multi-family units and $0.52 per sq. ft. for commercial occupancy. The fees shall be paid prior to securing Building Permits. All other comments from the July 31, 2008 pre-application meeting still apply. i:\erc\#2 enviro dey app rev standardmemo cc.doc City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET ~ REVIEWING DEPARTMENT: +-Ire. COMMENTS DUE: DECEMBER 16, 2008 APPLICATION NO: LUA08-139, ECF, CU-H, PPUD DATE CIRCULATED: DECEMBER 2,2008 APPLICANT: Marc Rousso, JavMarc Development PLANNER: Vanessa Dolbee PROJECT TITLE: Oranqe Grove CottaGes PUD PLAN REVIEWER: Arneta HenninGer SITE AREA: 78,458 "'luare feet EXISTING BLDG AREA (Gross): 2,050 square feet LOCATION: 320 & 330 Bremerton Avenue NE PROPOSED BLDG AREA (gross) 32,016 square feet WORK ORDER NO: 77995 SUMMARY OF PROPOSAL: The applicant is requesting Preliminary Planned Urban Development (PUD) approval, Environmental Review and a Hearing Examiner Conditional Use Permit for stand alone residential in the Commercial Arterial (CA) zone. The subject site is located on the east side of Bremerton Ave. NE, just south of NE 4th Street at 330 Bremerton Avenue NE. The site consists of two separate parcels totaling 78,458 square feet in the CA zone and the NE 4th Street Business District Overlay, The site currently contains wo single-family homes and their associated outbuildings, which are proposed to be removed. The concept for the PUD is to create a small, intimate neighborhood of 25 detached cottages and townhomes on individual lots resulting in a net density of 16.89 dwelling units per acre. Proposed lot sizes range from 2096 square feet to 1034 square feet The site would be access via a looped public road with two access pOints on Bremerton Avenue NE. The applicant has proposed 52 parking spaces for the development located in detached garages, attached garages, parallel spaces, and open parking stalls. The applicant has proposed to replant removed trees with 48 new trees. There are no critical areas on site. The applicant submitted a Traffic Study, Geotechnical Engineering Study and a Critical Areas Reconnaissance Report. The applicant is proposing frontage improvements along Bremerton Avenue NE and a water quality detention vault. A ENVIRONMENTAL IMPACT (e,g, Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth HuusinQ Air Aesthetics Wafer Li ht/Glare ,Plants Recreation Land/Shoreline Use Utilities Ammals TransportatIOn Environmental Health Public Services Energy/ Historic/Cultural N;,Jlural Res()urCI)S Preserv<Jtion Airport Environment 10.000 Feet 14.000 Feet B, POLlCY·RELA TED COMMENTS C, CODE·RELA TED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where dditio I' rmation is needed to properly assess this proposal. ,--- Date City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: tLol'\DY\IG \)ei{ COMMENTS DUE: DECEMBER 16, 2008 APPLICATION NO LUA08-139, ECF, CU-H, PPUD DATE CIRCULATED: DECEMBER 2,2008 APPLICANT: Marc Rousso, Jay Marc Development PLANNER: Vanessa Dolbee PROJECT TITLE: Orange Grove Cottages PUD PLAN REVIEWER: Arneta Henninger SITE AREA: 78,458 square feet EXISTING BLDG AREA (qross): 2,050 square feet LOCATION: 320 & 330 Bremerton Avenue NE PROPOSED BLDG AREA (qross) 32,016 square feet WORK ORDER NO: 77995 SUMMARY OF PROPOSAL: The applicant is requesting Preliminary Planned Urban Development (PUD) approval, Environmental Review and a Hearing Examiner Conditional Use Permit for stand alone residential in the Commercial Arterial (CA) lone. The subject site is located on the east side of Bremerton Ave. NE, just south of NE 4th Street at 330 Bremerton Avenue NE. The site consists of two separate parcels totaling 78,458 square feet in the CA zone and the NE 4th Street Business District Overlay. The site currently contains two single-family homes and their associated outbuildings, which are proposed to be removed. The concept for the PUD is to create a small, intimate neighborhood of 25 detached cottages and townhomes on individual lots resulting in a net density of 16.89 dwelling units per acre. Proposed lot sizes range from 2096 square feet to 1034 square feet. The site would be access via a looped public road with two access points on Bremerton Avenue NE. The applicant has proposed 52 parking spaces for the development located in detached garages, attached garages, parallel spaces, and open parking stalls. The applicant has proposed to replant removed trees with 48 new trees. There are no critical areas on site. The applicant submitted a Traffic Study, Geotechnical Engineering Study and a Critical Areas Reconnaissance Report. The applicant is proposing frontage improvements along Bremerton Avenue NE and a water quality detention vault. A ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary E,lr/h Housmq Air Aesthetics Water LiqfJI/Glare Plants Recreation Land/Shore.lme Use UtJlitJes Animals TransportatIOn En',/Jronmental Health Public Services Energy/ Historic/Cultural Natural Resources PreselVatlOn Arrport Environment 10.000 F8et 14.000 Feet C. CODE-RELA TED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE-MITIGA TED (DNS-M) DATE; Dcccmbe c 2. 2003 LAND USE NUMBER LUi\Ol,l 139, I:C", ell H, f-'f'UO PROJECT NAME' PROJECT DESCRIPTION: Tre J"pllcJnl ,~ reqJ~,llr~ hellmln~ry rl~·L I~d iJehan Develapmenl jPUm apprcvJI, Envrrormcntal RC"'G"N anj a Hcari~g Exami1cr Ccndlho~al Use Permll fur ~Ia",: ~10Il<-resllj"I'tF~1 ," I!L~ Commercial ;Vtena, :CA: zolle Th8 scbie~1 ,'Lte is loc.3td on Ihe c~st ,I,j~ of (lremertol' iw" NF J\I~t ,0Lllll of NF 4::, SI',,~1 at 33() Br"'rL~'t"" Avenue I.E' ~FI~ site co,""t., of Iwu S~~ilr~:e oarccls tctJllng 75.4';3 square feel'" Ill" CA LOCie a~d tI,~ NE 4'.h Str~el Bu,ilLes> O.slrrcl rfmrlay Ti, .. ~lle c,"'~"I:}' ';r;"I~,,·s t",o Sln11~ f~rr"y hO",,9' "rod Ihe" assoolal9d outbJ,tdlng,. whlep Jre p .. oposed to be remO"e~ The Go~cept for loe run s 10 c"eate a 5'""JII n:'r':'J:e nelg~~orhooc 01 25 delJched col13ge' a,c 10'N,hOme, on Inj '.'Idua, ols reslJlll~9 ,[1 '" n~1 d~n~:ti (If 1639 d·..,dl,ng unll~ De' ~cre Prcpo5ed lot size: :Jlqe from 2096 sQJare leel to I'J3~ ,qUJre feel T"B ~,t~ ,".~)ul~ I,.., ~r.Cess via a bop~': pubtlt road wit~ two Jete,; ~Ol,.,t$ or Br""',crtor AvenJ~ tiE Tt-,~ a;JpicJrlt ho$ p'oD~sed 5:> p,,,k"',J ,,,aC8' for Ih8 cevelapme~: located ," d8~achcj gwageo, ;;tt~c,Ed -;arages, p"ra.tp'1 spaccs, arrd open pJrkL1g ,1311, -'L" ~~"II';~"I h;,~ prvpu, ... <1 \'J repl~~1 rer-'O'/ed IfetS wllh 4~ n~w Ire~~ ThHH ~re ~o crillGal area5 o~ "Ie, rhe a~~llcanl subrnln .. d ~ -;-r~ffiG S:'."~y Ge(>lp.ch~I~~1 .~"g",~~n"g St',d, ~Il,t ~ C"I·~~I "r~c.~ R~uJ[',"~ls,ar,ce Report The Jppllcsrt " prooosing lronl3ge ""p"u"~m~"ls ~hfl(' Rremwl"" ""I .. nu~ NE arH~ ~ "'~Ipr qu~lll)' <JHle III~" ,aul' PROJECT LOCATION: OPTIONAL DETERMINATION OF NON.STGNIFICANCE, MtTIGATED iDNS·M) ,,; Ille L~ael AY~"G)', :he Cit)' uf R~"lo" h",~ n"l~rn\rI',~d IlLnl "n'."rOl'",elll~: "lLp~(,b ~,p. (lnli,,,1 1 te rc,ul: f'em !I'e prc.po">9d vcwcl Ther8b'e, 3S D"':-Itlwl Jr r·~r I'I~ ~ 1 rc : 1'" 'hE Crt)' d Rer·lulL 1\ '''''''! 11,p' Opllnllal C~.S ~,I pro~e" 10 give no! ce 1",31 d [Jr.,,- M ,,"k_l, t~ I,~ ,,"u8,i C",rr"'eT "~rad, 10· tll~ pr"l~~1 ,""llh~ i""p,)C,ed CNS-M "rc rte~rJled ,~to 3 Slng'e Comme~! ~e",,'1 Ti,e, ... Will be "" ',""Hn~n: ,,~rGcJ f(lllu""n~ Ill~ ''''''''''-,, d II", Tt-fC5hol,· Det~r,'nalon of r,o~-S,gnlflcan~e M,I ~~l~d (:)'·"S-~1) A t4.".,), <'ppe~1 prr,,'" wLiI '"II"w 11l~ ~"""·",e,,~ :r,~ C'~JS-~,< PERMIT APPLICATION DATE ~."',e~·bu 19, 20C'e NOTICE OF COMPLETE APPLICATION· [.'CC9··'I.'er L, [Jr'}C APPLICANTIPROJECT CONTACT PERSON Craig Krueger, ES:~ Con~ulting cng,~"",s. LLC Tel (425) 415.5144 tml craig.krueger@e'mr.ivilcorll P~'mitsIRevicw Requested: E!Lviro~tnent~1 (SEPA) Revl<-"". Hearing Examin~r C"nditi,m~1 U~~ Permil. Prdiminary PI~,,,,,,d Urban D~vetopmcnt approv<!1 Other Permits which may be required C"flstruction and Building PNmlt, R~quested Studies. Tr~ffic Study. Geotechnical Report. Crrlir-al Ar~~~ Reporl LOcatlOnW~Ne applic~Hon m~i be reviewed PUBLIC HEARING CONSISTENCY OVERVfI::W· ZorrnglLand Use E.wironm .. "tal Documents th~t Evalu~te the Proposed Proiect Dev~lopm~nt R"guI31ions Used For Project Mitigatian OepartrTlHnt of Conununlti & Eco~omlt D~v~lopment ICEO)-Pf~nn'n~ Divi~ion. Sixth Floor Renton City H~tl, 1055 South Grildy Way. Renton. WA 98057 r"t"", il~w'''q i" teW~li,~I'I ";ILe,jL!~d foUi.lDU~ry 20 2009 before ~r,~ l-e3rrr1] E,,~:n"'e" I[" R""t')I', C(,LH'r.ri Ch2!llbcr:; Hearings oegln al 9 OC f'M on 11:~ ii" 'Iooc of Ihe r·~'" R~·'i"" (:i:y H~il 'cc,,:eG at 1-}53 Soulh GrJty "'J·I ThG "ub. eU si'& is desK)c"fod COOIn10rCIJ' Ccrrroer (CC, en fhe Clly elf R~nl"" COrr'l.r81 enoi,e Lane, U-;£ ~hp ~nj CQrTl"efcnl ,vler,a' f'~A! or, 10" CII'IS Z'x"n~ t,,:,,~ T'L~ 1"'-1,,'.1 'Nill ~~ '"bl~cI Ie loc C,,'I" SloP!, orj ~3nc" RMC ~_"_1 ~u P 3nne~ I.r:.~r [)~,el"p,"ell~ RHJ'.,lalloP', RMC ~,,03("l Cond Iran,,1 Use Pe·rTlL!, 8MC 4- S·r:'lC f"·"",,,~'t<,1 ",,,,~,,~',,e, RldC 4 2·12C L:e':elopme~: SI~nd3rds for (.,,,nrr',",",I~' !"IL~ :1~' ciL~lcns and ~~',~r ."'~"CJcle cod~s 3'\0 ·egJ'~I'ons ~s ~PP"'I'''~t~ Proposed Mitigation Measures: The la bw,ng MltlgJtlon M"dsur~~ .... :J> likely boc ,mDo5fl~ or the prupo,ed prolect Hlese recormr ... nried r~lt,gJtlor M~asure,; ~Cdr .. s< r.rnjp.:t Ir':'PJ~ts n~: luvered by eXisting coaes ~n<! '''9\Jlatl~ns as cited ~bo',~ Tile acplJ~a,1 \ .. :II)~ req,,,,,,c:e cay I~~ ~PPf~p{lhle Tral'spotiJ!IGn Mitrgatron r~~ rh~ app!j:a~1 5.",,'1 b~ requ.'Icc!o cemp.':, v.'i,~ ihp "eV)f{.'f);erJ,j"llot1S ,nciude<: ,'~ the ge('te("h"l(,dl.'H"~(/ /llcWldGd .. ~." j,,~ <Jppi'ca!lcn Comments an th~ above applLcatoon musl be submitted in writing to Vanp.s~a Dolbee. AssOti3tc Planner. CED- Planning Division. 1055 South Grady Wa~. Renton, WA 98057. by 5:00 PM on D~r-9mbe, 16. 2008, This m3ttcr is also l""laln,ely scheduled for a puLlic hearing on J~nuary 20. 2009, al 9:00 AM CounCil Ch3mbws S~·/~·,:h F!~or R~IlI')" ',~I}' Hall lOSS SOJ:r, Gr3dy R".,rGr 'f "IOU Jre Inleresl8·1 ,n ~lt,,"cilnJ the hGarrnq, Dle~5e co~:acl lil~ Cev~lopr·'''''t S~rvlce5 D,vl5lcn 10 'F'SU"~ 'I',p' hearle,", h~s ~al been fes~herJul~f~ ~[ :425: 43,)·7282 II co"",enls C3,rrct be ",b",,'I",: ill 'Nritinq by the d~IB "l[j'L~lec "bove, ,'ou m"y SI'I JPp8ar 0: II,~ h"",,)~· and prcs~nl ,"Cur cO"","T1,,,,,ls on :ne ~."Opo>~llmr,,,,, tr,e H~¥lng Io:x~mn"r II have qucstlo~" Jbout ,~" ~"'Il""'!, ". wsh 10 bc ",aCc J porII' of reco·d "rd r~Ge"~ ".~dltln',al dorm~lon ty plP.~S" contact Ir,e prolec> "TlarL",v~r A'I"OE .... ,0 S'j~mI1S w.,Hen D"Tlc·,cnls N I' aulo·r,all"~l.y bece,nle a p~r1y ~r record ,me will :,~ I'oliflecl Qf ~ry d~cl~,o" orr thi, p,pW-;1 CONTACT PERSON: V~nessa Dolbee, Associate Planner; Tel: (425) 430-7314: Eml: vdolbee@ci.ren\on.wa.us PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION II \,()LJ 'Nr.u'd like le':>e m~rJ" ~ ;;arty 81 recc,rd 10 reccl .... e lurtt'er inror11atlon ~n IhlS r>roposcc Dro:e~:, ~"m~'lele th:~ torm and relurr :0: elf or Rent,)", r:FO -Plonnlng Divisiofl, 1J55 So Grii~y\Na,. He.lon, 'lJA, 930~7 Orange Greve Col1Jges PUD·LU;;Go-n,l, ECF. CU-I-f'PUD MAlll~lG AODRES~ ~~-~--- TELEPI-O~E r~o CERTIFICATION 1, \kJnt2 ~y, 80\ bee. hereby certify that ~ copies of the above document were posted by me in ~ conspicuous places or nearby the descnbed property on /2 /J vi /I.) j} .$:-:-\;{W< Ii 1111, th' £1~ "'\\\\\\\\Ij DATE: -1 -00 SrGNED:~ulC~~J ~'::"«".)C;0'~\'1J??t,t;:,'II, jf. -'" ' ""',.', ~~ =ot:r~"< "" TA~ d!t. ~ -~ ~ .... v ~).,.} ",Ii' ATl'ES r Subscnbed and SV.OJl1 before me, a Notary PublIC, In and for the Slale of\Vashlllgton reSIdIng ill ~ ... ":" -~~ ..... .... C1'-:' .' day of ""De et;II/ ... b '" C j~E CITY OF RENTON DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT -PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 2nd day of December, 2008, I deposited in the mails of the United States, a sealed envelope containing Acceptance Letter, NOA, Environmental Checklist, Site Plan PMT documents. This information was sent to: Name Agencies -Env. Checklist, NOA, PMT See Attached Craig Krueger -Accpt Ur Contact Marc Rousso -Accpt Ur, NOA Applicant J&M Land Development, Inc. -Accpt Ur, NOA Owner Surrounding Property Owners -NOA only See Attached (Sig,,'ore of SOO'OC)'7f!r; In ~ STATE OF WASHINGTON ) SS COUNTY OF KING ) I certify that I know or have satisfactory evidence that Stacy Tucker Representing signed this instrument and acknowledged it to be his/her/their free and voluntary act for the:-,~~\\I:\lii purposes mentioned in the instrument. Dated: 1f!}.1~/o8 Notary (Print):..l:!~l2!f.£........J....!{JhlLt:i..I~~~:.J::::::""'~~l;",--dL.~;-,~;g My appointment expires: ;;1-I ct ~ , b Project Name: Orange Grove Cottages PUD Project Number: LUA08-139, ECF, CU-H, PPUD template -affidavit of service by mailing Dept. of Ecology' Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 WSDOT Northwest Region' Attn: Ramin Pazooki King Area Dev. Serv., MS-240 PO Box 330310 Seattie, WA 98133-9710 US Army Corp. of Engineers' Seattle District Office Attn: SEPA Reviewer PO Box C-3755 Seattle, WA 98124 Boyd Powers .. Depart. of Natural Resources PO Box 47015 Olympia, WA 98504-7015 KC Dev. & Environmental Servo Attn: SEPA Section 900 Oakesdale Ave. SW Renton, WA 98055-1219 Metro Transit Senior Environmental Planner Gary Kriedt AGENCY (DOE) LETTER MAILING (ERe DETERMINATIONS) WDFW -Larry Fisher' Muckleshoot Indian Tribe Fisheries Dept. ' 1775 12th Ave. NW Suite 201 Attn: Karen Walter or SEPA Reviewer Issaquah, WA 98027 39015 -1720d Avenue SE Auburn, WA 98092 Duwamish Tribal Office' Muckleshoot Cultural Resources Program' 4717 W Marginal Way SW Attn: Ms Melissa Calvert Seattle, WA 98106-1514 39015 1720d Avenue SE Auburn, WA 98092-9763 KC Wastewater Treatment Division' Office of Archaeology & Historic Environmental Planning Supervisor Preservation" Ms. Shirley Marroquin Attn: Stephanie Kramer 201 S. Jackson ST, MS KSC-NR-050 PO Box 48343 Seattie, WA 98104-3855 Olympia, WA 98504-8343 City of Newcastle City of Kent Attn: Steve Roberge Attn: Mr. Fred Satterstrom, AICP Director of Community Development Acting Community Dev. Director 13020 Newcastle Way 220 Fourth Avenue South Newcastle, WA 98059 Kent, WA 98032-5895 Puget Sound Energy City of Tukwila Municipal Liaison Manager Steve Lancaster, Responsible Official Joe Jainga 6200 South center Blvd. 201 South Jackson Street KSC-TR-0431 PO Box 90868, MS: XRD-01W Tukwila, WA 98188 Seattle, WA 98104-3856 Bellevue, WA 98009-0868 Seattle Public Utilities State Department of Ecology Real Estate Services NW Regional Office Title Examiner 3190 160'h Avenue SE 700 Fifth Avenue, Suite 4900 Bellevue, WA 98008-5452 PO Box 34018 Seattle, WA 98124-4018 'Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and cities will need to be sent a copy of the checklist, Site Plan PMT, and the notice of application. template -affidavit of service by mailing 205050001002 4TH & BREMTERTON LLC % CLIF 2004 HOLIDAY CIR SE OLYMPIA WA 98501 731210018008 CHEUNG JOHN B+MARINA C+DARR 325 BREMERTON AVE NE RENTON WA 98059 152305909409 HILLCREST SQUARE L L C 10430 RENTONISSAQUAH RD SE ISSAQUAH WA 98027 421960025003 HUYNH PHOUNG V+NGUYEN TRON 4606 NE 2ND CT RENTON WA 98059 421960029005 LEGGIO FRANK J III +AMY SCHR 262 CHELAN CT NE RENTON WA 98059 731210008009 MAGER ALEXANDER+DIANA PYATE 4403 NE 3RD PL RENTON WA 98059 232540002002 NGUYEN GINA TRINH 4432 NE 2ND CT RENTON WA 98056 421960024006 NGUYEN TU+ THAO DO 4600 NE 2ND CT RENTON WA 98059 232540001004 PHAM AI HUU 4436 NE 2ND CT RENTON WA 98059 731210011003 RIDGEVIEW COURT LLC PO BOX 2401 KIRKLAND WA 98083 518210004108 AMBER PROPERTIES L L C PO BOX 3015 RENTON WA 98059 152305903006 CONNER HOMES COMPANY 846 108TH AVE NE SUITE 202 BELLEVUE WA 98004 731210007001 HINKLE LIBBY 4409 NE 3RD LN RENTON WA 98059 152305919309 J & M LAND DEVELOPMENT INC 555 S RENTON VILLAGE PL #775 RENTON WA 98055 731210017000 LIANG JOSEPH 4420 NE 3RD LN RENTON WA 98055 731210009007 MARUSIC RADENKO+KATA 318 ANACORTES AVE NE RENTON WA 98059 232540043006 NGUYEN QUOC V 261 BREMERTON AVE NE RENTON WA 98059 518210003902 NGUYEN VAN+MINHDU HUYNH 2012 DUVALL AVE NE RENTON WA 98059 152305919200 PIPPIN CORTESS D 310 BREMERTON AVE NE RENTON WA 98059 731210020004 RIDGEVIEW COURT LLC PO BOX 2401 KIRKLAND WA 98083 232540003000 BUI TRANG THI THANH 4426 NE 2ND CT RENTON WA 98059 731210010005 CORYELLE STEPHEN+CATHERINE 324 ANACORTES AVE NE RENTON WA 98059 731210013009 HOSKINS LEE A+VIC C+LAURIE 342 ANACORTES AVE NE RENTON WA 98059 232540005005 KARIR JUSHVINDAR S+POONAM 4414 NE 2ND CT RENTON WA 98059 232540042008 LUCAS KEVIN C+NICOLETA E 267 BREMERTON AVE NE RENTON WA 98059 421960027009 MCCLUSKEY ANDREW W+LISA ANN 274 CHELAN CT NE RENTON WA 98059 421960030003 NGUYEN TAN D+PHAM KHUE 256 CHELAN CT NE RENTON WA 98059 232540004008 PAN DORTHYT 4420 NE 2ND CT RENTON WA 98059 731210006003 REGAN ELIVANIA D+KENRIC R 4413 NE 3RD LN RENTON WA 98059 232540006003 RYAN ROBERT A 4408 NE 2ND CT RENTON WA 98059 152305912403 SANDJAY LLC+SYNNEX LLC 4957 LAKEMONT BLVD SE #C428 BELLEVUE WA 98006 731210004008 TSUI KEVIN H 4421 NE 3RD LN RENTON WA 98059 731210002002 WONG PETER DAVID+LINA ONG 16448 SE 48TH CT BELLEVUE WA 98006 731210001004 ZHOU GE+HONG ZHANG 301 BREMERTON AVE NE RENTON WA 98059 152305903402 SCHNEIDER HOMES I LLC 6510 SOUTHCENTER BLVD TUKWILA WA 98188 731210005005 VOTAVA KENNY+LAUDERBACH ALI 4417 NE 3RD LN RENTON WA 98059 232540041000 WOO KEN M 264 ANACORTES PL NE RENTON WA 98059 421960028007 TRINH DAN+QUEENIE TAN 268 CHELAN CT NE RENTON WA 98059 421960026001 WONG BEN+SOPHIE LY 4612 NE 2ND CT RENTON WA 98059 731210003000 XIAO ZHENNING+WEI LIU 313 BREMERTON AVE NE RENTON WA 98059 NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) DATE: December 2. 2008 LAND USE NUMBER: LUA08-139, ECF, CU-H, PPUD PROJECT NAME: Orange Grove Cottages PUD PROJECT DESCRIPTION: The applicant is requesting Preliminary Planned Urban Development (PUD) approval, Environmental Review and a Hearing Examiner Conditional Use Permit for stand alone residential in the Commercial Arterial (CA) zone. The subject site is located on the east side of Bremerton Ave. NE, just south of NE 4th Street at 330 Bremerton Avenue NE. The site consists of two separate parcels totaling 78,458 square feet in the CA zone and the NE 4th Street Business District Overlay. The site currently contains two single-family homes and their associated outbuildings, whid1 ,::ne proposed 10 be removed. The concept for the PUD is to create a small. intimate neighborhood of 25 detached cottages and townhomes on individual lots resulting in a net density of 16.89 dwelling units per acre Proposed lot sizes range from 2096 square feet to 1034 square feet. The site would be access via a looped publiC road with two access pOints on Bremerton Avenue NE. The applicant has proposed 52 parking s;Jaces for the development located In detached garages, attached garages. parallel spaces and open parking stalls. The applicant has proposed to replant removed trees with 48 new trees. There are no critical areas on site. The applicant submitted a Traffic Study, Geotechnical Engineering Study, and a Critical Areas Reconnaissance Report. rhe applicant is proposing frontage improvements along Bremerton Avenue NE and a water quality detention vault. PROJECT LOCATION: 330 Bremerton Avenue NE OPTIONAL DETERMINATION OF NON-SIGNIFICANCE, MITIGATED (DNS-M): As the Lead Agency, the City of Renton has determined that significant environmental impacts are unlikely to result from the proposed project Therefore, as permitted under the RCW 43.21C.11U, the City of Renton is using the Optional DNS-M process to give notice that 8 DNS- M is likely to be issued Comment periods for the project and the proposed DNS-M are rntegratec into a Single corn merit period There wlil be no comment period following the issuance of the Threshold Determination of Non-Significance- Mitigated {DNS-r',llJ. A 14-day appeal period will follow the issuance of the DNS-M PERMIT APPLICATION DATE: November 19, 2008 NOTICE OF COMPLETE APPLICATION: December 2, 2008 APPLICANT/PROJECT CONTACT PERSON: Craig Krueger, ESM Consulting Engineers, LLC; Tel: (425) 415-6144; Eml: craig.krueger@esmcivil.com Permits/Review Requested: Environmental (SEPA) Review, Hearing Examiner Conditional Use Permit, Preliminary Planned Urban Development approval Other Permits which may be required: Construction and Building Permits Requested Studies: Traffic Study, Geotechnical Report, Critical Areas Report Location where application may be reviewed: PUBLIC HEARING: CONSISTENCY OVERVIEW: Zoning/Land Use: Environmental Documents that Evaluate the Proposed Project: Development Regulations Used For Project Mitigation: Department of Community & Economic Development (CEO) -Planning Division, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA 98057 Public hearing is tentatively scheduled for January 20.2009 before the Renton Hearing Examiner in Renton Council Ch;:>!lJb~s_. Hearings begin at 9:00 AM on the 7th floor of the new Renton City Hall located at 1055 South Grady Way. The subject site is designated Commercial Corridor (CC) on the City of Renton Comprehensive Land Use Map and CommerCial Arterial (CA) on the City's Zoning Map. Environmental (SEPAl Checklist The project Will be subject to the City"s SEPA ordinance. RMC 4-9-15U Planned Urban Development Regulations. RMC 4-9-030 Conditional Use Perm,t RMC 4- 9-010 Evirorlrne.rlt a l Procedures, RMC 4-2-120 Oeveloprnerll StClndards for commercial zone designations, and other applicable codes and regulations 8S appropriate. Proposed Mitigation Measures: The following Mitigation Measures will likely be imposed on the proposed project These recommended Mitigation Measures address project impacts not covered by existing codes and regulations as cited above. The applicant wifl be required to pay the appropriate Transportation Mitigation Fee: The applicant wifl be required to pay the appropriate Fire Mitigation Fee; and The applicant will be required to pay the appropriate Parks Mitigation Fee. The applicant shall be required to comply with the recommendations included in the geotechnical report provided with the applicat/on Comments on the above application must be submitted in writing to Vanessa Dolbee, Associate Planner, CED- Planning Division, 1055 South Grady Way, Renton, WA 98057, by 5:00 PM on December 16, 2008. This matter is also tentatively scheduled for a public hearing on January 20, 2009, at 9:00 AM, Council Chambers, Seventh Floor Renton City Hall. 1055 South Grady Way. Renton. If you are mterested in attending the hearing. please contact the Development Services Division to ensure that the hearing has not been rescheduled at (425) 430-7282 If comments cannot be submitted in writing by the date indicated above, you may still appear at the hearrng and present your comments on the proposal before the Hearing Examiner. If you have questions about this proposal, or wish to be made a party of record and receive additional information by mall. please contact the project manager. Anyone who submits written comments will automatically become a party of reco-d and will be notified of any deciSion all this proJect. CONTACT PERSON: Vanessa Dolbee, Associate Planner; Tel: (425) 430-7314; Eml: vdolbee@ci.renton.wa.us I PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION If you would like to be made a party of record to receive further information on this proposed project, complete this form and return to: City of Renton, CEO -Planning Division, 1055 So. Grady Way. Renton, WA 98057. Name/File No.: Orange Grove Cottages PUD/LUA08-139, ECF, CU-H. PPUD NAME: MAILING ADDRESS: TELEPHONE NO. CIT""~ OF RENTON December 2, 2008 Craig Krueger Esm Consulting Engineers, LLC 20021 120th Avenue NE #103 Bothell, W A 980 II Subject: Orange Grove Cottages pun LUA08-t39, ECF, CU-H, PPUD Dear Mr. Krueger: uepartment of Communi ty and Economic Development Alex Pietsch, Administrator 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. It is tentatively scheduled for consideration by the Environmental Review Committee on December 22, 2008. Prior to that review, you will be notified if any additional infonnation is required to continue processing your application. In addition, this matter is tentatively scheduled for a Public Hearing on January 20, 2009 at 9:00 AM, Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton. The applicant or representative(s) of the applicant are required to be present at the public hearing. A copy of the staff report will be mailed to you prior to the scheduled hearing. Please contact me at (425) 430-7314 if you have any questions. Sincerely, Vanessa Dolbee Associate Planner cc: J&M Land Development, Inc. /Owner(s) Marc Rousso -JayMarc Development / Applicant -------------I-o-ss--so-u-th-G-r-ad-)-.~-'-a)-,--R-e-n-to-n-.~-'-~-h-in-gt-o-n-9-80-S-7-------------~ ® ThiS paper contains 50% recycled material, 30% post t:unOiurnel AHEAD OF THE Cl;RVE CIT-ft OF RENTON December 2, 2008 Michael Fortson Department of Transportation Renton School District 1220 N 4th Street Renton, W A 98055 Subject: Orange Grove Cottages PUD LUA08-139, ECF, CU-H, PPUD Department of Community and Economic Development Alex Pietsch, Administrator The City of Remon's Department of Community and Econornit; Development (CEO) has received an application for a 25-10t single-family and multi-family development located at 320 & 330 Bremerton Avenue NE. Please see the enclosed Notice of Application for further details. In order to process this application, CEO needs to know which Renton schools would be attended by children living in residences at the location indicated above. Please fill in the appropriate schools on the list below and return this letter to my attention, City of Renton, CEO, Planning Division, 1055 South Grady Way, Renton, Washington 98057 by December 16, 2008. /lfl' .' ~-~ Elementary School: !, fJ-.<~'-' Middle School: ---4~Wi~ZJ&~L~~~/kJ.:Li:fc.'t:..........---· --'..:.D::·· =---'--~~_·-~cc':.......... ____ _ High School: ---Af-4-"'-"-pL-"--='-------b''-'''---''''''''''-L"''-------------- Will the schools you have indicated be able to handle the impact of the additional students estimated to come from the proposed development? Yes X No __ _ Any Comments: _______________________________ _ Thank you for providing this important infonnation. If you have any questions regarding this project, please contact me at (425) 430-7314. Sincerely, Vanessa Dolbee Associate Planner Ene!. -------1-0-5-5 -so-u-th-O-r-a-dY-W-ay-.-R-e-n-to-n-, W-as-h-in-gt-o-n-9-S-05-7------~ * ThiS paper contains 50% recycled material. 30% post consumer AHLAD OF THE CURVE , j,-7Cr (-\~ -~ , City of Renton LAND USE PERMIT MASTER APPLICATION PROPERTY OWNER(S) PROJECT INFORMATION NAME: J&M Land Development, Inc. PROJECT OR DEVELOPMENT NAME: ADDRESS: 555 S. Renton Village Place, Ste #775 Orange Grove Cottages PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE: CITY: Renton ZIP: 98055 330 Bremerton Avenue NE, Renton, 98059 TELEPHONE NUMBER: (425) 226-9100 KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): APPLICANT (if other than owner) 152305-9035 & 152305-9193 NAME: Marc Rousso EXISTING LAND USE(S): Residential COMPANY (if applicable): JayMarc Development PROPOSED LAND USE(S): Residential ADDRESS: 555 S. Renton Village, Ste #775 EXISTING COMPREHENSIVE PLAN MAP DESIGNATION CITY: Renton ZIP: 98055 C-Commercial Corridor PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION TELEPHONE NUMBER (425) 226-9100 (if applicable): Not Applicable CONT ACT PERSON EXISTING ZONING: CA-Commercial Arterial NAME: Craig Krueger PROPOSED ZONING (if applicable) Not Applicable SITE AREA (in square feet): 78,458 COMPANY (if applicable): ESM Consulting Engineers, LLC SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE DEDICATED: 14,059 ADDRESS: 20021120lh Ave NE #103 SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS 0 CITY: Bothell ZIP 98011 PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET ACRE (if applicable): 16.89 TELEPHONE NUMBER AND E·MAIL ADDRESS: NUMBER OF PROPOSED LOTS (if applicable): 25 craig.krueger@esmcivil.com (425) 415-6144 C ,\Documents and Settings\books\Local Seuings\Temporary Internet Fllcs\Contcnt,Outiook\ VMC6lnDO\Misc-002 (2) doc -1 - 'JJECT INFORMATION cor ued NUMBER OF NEW DWELLING UNITS (if applicable) 25 PROJECT VALUE: $7,500,000 IS THE SITE LOCATED IN ANY TYPE OF NUMBER OF EXISTING DWELLING UNITS (if applicable): 2 ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): SQUARE FOOTAGE OF PROPOSED RESIDENTIAL o AQUIFER PROTECTION AREA ONE BUILDINGS (if applicable): Approx. 1,200 SF SQUARE FOOTAGE OF EXISTING RESIDENTIAL o AQUIFER PROTECTION AREA TWO BUILDINGS TO REMAIN (if applicable): Not Applicable 0 FLOOD HAZARD AREA sq. ft. SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL 0 GEOLOGIC HAZARD sq. ft. BUILDINGS (if applicable): Not Applicable o HABITAT CONSERVATION sq. ft. SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): Not Applicable 0 SHORELINE STREAMS AND LAKES sq. ft. NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (if o WETLANDS sq. ft. applicable): Not Applicable NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): Not Applicable LEGAL DESCRIPTION OF PROPERTY (Attach legal description on separate sheet with the following information included) SITUATE IN THE NW QUARTER OF SECTION ~, TOWNSHIP 23 ,RANGE~, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON. TYPE OF APPLICATION & FEES i List all land use applications being applied for: 1. Preliminary Planned Urban Development 3. 2. Conditional Use Permit 4. Staff will calculate applicable fees and postage: $ ___ _ AFFIDAVIT OF OWNERSHIP I, (Print Name/s) ('r\~c...... ~)~<-~<::'2.C' , declare that I am (please check one) --==-the current owner of the property involved in this application or __ 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. I certify that I know or have satisfactory evidence that \"\Y,~QQ..... ~o,-... s.<:..(~ signed this instrument and acknowledged it to be his/her/their free and voluntary act for the ~ (, / i v.1 .... ~ .----"C~C uses and purposes mentioned in the instrumehl~ {ll (Signature of Owner/Representative) '. I;; _ ( ¥ " ... ' I ! 1 ( J-.tf '-(2.~-7) ! h.uCL iN"i;) Public in and for the State of Washington (Signature of Owner/Representative) Notary (Print) nil l i-wo.ll-L YY\ . My appointment expires: 10) 1-',\ \ 1-D l \ C'IOOClImcnts and SeUings\books\Local Setllngs\'remporary Internet Files\ConLent Outlook\V:V1C6V7DO\Misc-002 (2).doc ·2-- PREAPPLICATION MEETING FOR ORANGE GROVE COTTAGES 330 BREMERTON AVE NE CITY OF RENTON Department of Community and Economic Development Current Planning Division PRE08-069 July 31, 2008 Contact Information: Planner: Vanessa Dolbee Phone: 425.430.7314 Public Works Reviewer: Arneta Henninger Phone: 425.430.7298 Fire Prevention Reviewer: Dave Pargas Phone: 425.430.7023 Building Department Reviewer: Craig Burnell Phone: 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 and Economic Development Administrator, Public Works Administrator and City Council). MEMORANDUM DATE: (;;/")1/og I I TO: '~onstrilclforrSeNices, Economic Development, Fire Prevention, Plan Review, Project Planner FROM: Neil Watts, Development Services Division Director SUBJECT: New Preliminary Application: O~6~CflIIa-~ LOCATION: "830 ~--/trYt itt? lYe PREAPP NO. PJ2eOW./ OtP1 A meeting with the applicant has been scheduled for ~ ;2tf~ ,Thursday, at ID .W (glAM OPM, in one of the 6 th floor conference rooms. If this meeting is scheduled at 10:00 AM, the MEETING MUST BE CONCLUDED PRIOR TO 11:00 AM to allow time to prepare for the 11 :00 AM meeting, Please review the attached project plans prior to the scheduled meeting with the applicant. You will not need to do a thorough "permit level" review at this time. Note only major issues that must be resolved prior to formal land use and/or building permit application submittal. Plan Reviewer assigned is Pl'o/VU>C~ Please submit your written comments to \J OvI.f 7)~' Do \ 0--Ll..-(Planner) at least two (2) days before the meeting. Thank you. H:lDivision.slDevelop.serIDev & Plan.ing\TemplatelPreapp2 Revised 1-05 DATE: TO: CC: FROM: FIRE DEPARTMENT MEMORANDUM 7/28/08 Ameta Henninger, Plan Reviewer Vanessa Dolbee, Associate Planner Q I David Par,gas, Assistant Fire Marshal , STAFF CONTACT: David Pargas -425-430-7023 PRE-APP08-069 Orange Grove Cottages SUBJECT: Review of the plans and material regarding Orange Grove Cottages has been conducted and completed. Please review the Renton Fire & Emergency Services Fire Code and Fire Policy comments and concerns. The Fire Department Fire Code & Fire Policy comments are as follows: 1. fiRE FLOW: It appears that the majority of these structures will be over 3600 square feet, which includes the garage and basement areas when calculating the areas for fire flow. Structures over 3600 square feel shall require a minimum of 1500 gallons per minute for 2 hours, In order to provide you with a more accurate fire flow calculation I need additional information such as type of construction, square footage, and number of stories. 2. REQUIRED HYDRANTS: Structures greater than 3600 square feet and requiring a minimum fire flow of 1500 gallons per minute shall require a minimum of2 hydrants. Additional hydrants may be required for a complex of this size due to required spacing. Hydrant is based on sound engineering practices and as in accordance with Appendix C of the 2006 International Fire Code. A 5 inch Storz fitting is required on all of the Main Ports. 3. HYDRANT SPACING: Spacing- A) Hydrants shall be required to be within 300 feet to the front of the structures. B) Hydrant spacing shall also be in accordance with Appendix C, Table CI05.1 of the 2006 International Fire Code. 4. F1RE APPARATUS ACCESS: A) Required Minimum Distance or The Fire Apparatus Road Access to within the BUilding. The fire apparatus road access shall be located as to be within 150 feet of all exterior points of the building. i:\City memos\OB pre app reviews\pre-appOS-069 orange grove cottages.doc B) Required Minimum Width & Surface Of The Fire Apparatus Road Access: The minimum required width of the Fire Apparatus Road Access shall be no less than 20 feet wide and on a surface capable of sustaining the weight of a Fire Apparatus. C) Allevs -Alleys may be used for vehicular access to the adjacent lots, but are not to be considered as primary access for emergency concerns. The roads shown on the plan are shown as Alleys. These access roads need to be shown as Fire Apparatus access roads D) Fire Lane signage -Shall be required along one side of the road where the road width is 20 to 28 feet wide. Signage shall be placed on the same side in which the hydrants may be located. Signage shall be as in accordance with section 503 of the 2006 International Fire Code and City of Renton Ordinance 4-4-80-6 A-G. 5. DEAD END STREETS: Street Standards Section 4-6-060-G A) Access around the entire complex shall be required to be provided as shown on the print. 6. FIRE SPRINKLER REQUIREMENTS; Residential Fire Sprinklers may be applicable to this project if it is determined to be classified as an R2 Occupancy or if there is insufficient fire flow for the structures that exceed 3600 square feet. 7. F1RE ALARM REQUIREMENTS: If these structures are classified as an R2 occupancy, a total coverage Addressable Fire Alarm system shall be required. 8. LADDER ACCESS: Ladder access for a 35-foot ladder set at a 70-degree angle shall be provided on all 4 sides of a building 2 stories or greater. A minimum 5- 0. "JS' _ foot set back usually meets this requirement. ,,,\\J(i\l,;;, " 9. FIRE MITIGATION FEES; Fire mitigation fees shall be $388.00 per unit and '"~ .\~ shall be paid prior to securing Building Permits. . ~1\'Du t;\t2-. 10. ADDITIONAL COMMENTS: _Please feel free to contact the Assistant Fire 'c:( ~-.\ \' 0~' arshal if you have any further questions or conunents regarding the pre-7 application review conunent for this project. No \ \ (I A \\C~ i;\City mcmos\08 pre app reviews\pre-app08-069 orange grove cottages.doc • DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT MEMORANDUM ,\ r 1\.' DATE: V'\ -"j July 23, 2008 Vanessa Dolbee Ameta Henninger o '\;P TO: FROM: SUBJECT: Utility and Transportation Comments for ORANGE GROVE COTTAGES PREAPPLICATION PRE 08-069 330 BREMERTON AVE NE 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 reviewed the application for the proposed 24 homes located in Section 15, Twp. 23N, Rng. 5 E. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. Water: • The project site is located in the 565 Water Pressure Zone. The static pressure at the street level is approximately 70 psi. There is an existing 8" watermain located in Bremerton Ave NE (see City of Renton drawing W-3260 for detailed engineering plans). • This project is required to install an 8" watermain connected to the existing main in Bremerton Ave NE looped through the site in the public right of way and connected back to the main in Bremerton Ave NE. In addition, the main shall be extended to the east and connect to the existing water main (W3024). The main shall also be extended to the south property line in a 15' easement (if necessary) to the City of Renton. The City of Renton code dictates that the lateral spacing of fire hydrants shall be predicated on hydrants being located at street intersections. • Each unit requires a separate service line to serve the domestic water meter. • Any new construction must have one fire hydrant capable of delivering a minimum of 1,000 GPM and shall be located within 150 feet ofthe structure and additional hydrants (also capable of delivering a minimum of 1,000 GPM) within 300 feet of the structure. This distance is measured along the travel route. • The existing fire hydrants may need to be fitted with Stortz fittings to bring them up to current City code. PRE 08-069 Comments Cottage Grove Page 2 of2 07/3112008 o System Development Charges are per dwelling unit are based on the total number and size of any and all water meters. The Development Charges are collected as part of the construction permit. Sanitary Sewer: o There is an existing 8" sanitary sewer main in Bremerton Ave NE (see City of Renton drawing S-3260 for detailed engineering plans). There is an existing 8" sanitary sewer main on the north and east side of this site. o A sanitary sewer main extension is required to be installed by this project. o The applicant shall install individual sidesewers to serve the project. o This site is located in the East Renton Special Assessment District (SAD 0002). These fees are $316.80 per unit and paid prior to issuance of a construction permit. o System Development Charges are per dwelling unit. The Development Charges are collected as part of the construction permit. Street Improvements: o The project shall install street improvements to include curb, gutter, sidewalk and street lighting if not existing. All street lighting shall be per City of Renton standards and specifications. o The Traffic Mitigation fees shall apply to this project. Storm Drainage: o There are storm drainage facilities in Bremerton Ave NE. o This site drains to the Maplewood Creek. Due to downstream flooding and erosion problems, staff is recommending a SEPA condition requiring this project to comply with the 2005 King County Surface Water Design Manual to meet both detention (Conservation Flow control-a.k.a. Level 2) and water quality improvements. o The applicant is responsible for obtaining any and all necessary easements required for the storm design. o The project will be required to pay the Surface Water System Development Charges of $.405 per square foot (but not less than $1012) of new impervious surfacing prior to the issuance of the construction permit. General: o All required utility, drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. o All plans shall be tied to a minimum of two of the City of Renton current horizontal and vertical control network. • Permit application must include an itemized cost estimate for these improvements. Half of the fee must be paid upon application for building and construction permits, and the remainder when the permits are issued. There may be additional fees for water service related expenses. See Drafting Standards. PRE 08-069 Comments DATE: TO: FROM: SUBJECT: General CITY OF RENTON Department of Community & Economic Development MEMORANDUM July 28, 2008 Pre-Application File No. PRE 08-069 , If} Vanessa Dolbee, Associate Planner (425) 430-7314 Vy Orange Grove Cottages -330 Bremerton Ave. NE We have completed a preliminary review of the pre-application for the above-referenced development proposal. The following comments all development alld permittillg issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect all the date of review. The applicant is cautioned that information contained in this summary may be subject to modification andior concurrence by official decision-makers (e.g., Hearing Examiner, Community & Economic Development 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 $50.00 plus tax, from the Finance Division on the first floor of City Hall or on the City'S website www.rentonwa.gov Project Proposal The subject site, which is comprised of two existing lots, is located at 330 Bremerton Ave NE, south ofNE 4'h St. Access would be from Bremerton Ave NE via a private road that would loop through the parcel resulting in two access points off of Bremerton Ave NE. The project site totals 37,203 square feet (0.82 acres) in area zoned Commercial Arterial (CA) and located within the NE 4th Business District overlay. The applicant proposes to redevelop the site to accommodate three different housing types, townhomes, detached cottages and carriage houses totaling 24 dwelling units. The redevelopment would include removal of the two existing single-family house and associated outbuildings. All parking for cottages and carriage houses would be located in the rear of the lot. This parking area would be comprised on 10 surface parking spaces and 21 garage spaces. The townhomes would have parking provided in their ground floor garages. The applicant should note that the only type of residential development allowed within the Commercial Arterial (CA) zone is multi-family. In addition, stand-alone residential development is not encouraged within the Commercial Arterial (CA) zone. The site is also located within the NE 4'" Street Corridor Business District and is subject to further restrictions on stand-alone residential use. Staff recommends that the applicant consider a mixed-use residential development in a more urban form with ground-level commercial use. Any proposal for multi-family stand-alone residential development in the NE 4'" SI. Corridor Business District must meet the Special Decision Criteria in RMC 4-9-030.K. (enclosed). The applicant should be aware that residential development is permitted in the District only when all of these requirements are met, including the following: • Commercial use of the property is not feasible. Orange Grove Cottages July 28, 2008 Page 2 of5 • Residential use will provide a pedestrian-oriented physical connection between residential and commercial uses. An administrative Conditional Use Permit would also be required for residential development in the CA zone, per RMC 4-2-080A.IS.c. Further information on design and permitting requirements is provided below. Current Use: The property is curreutly developed with two single-family residential houses and associated accessory buildings. Zouing: The project site is zoned Commercial Arterial (CA) aud located in the Commercial Corridor Land Use designation. The purpose of the Commercial Arterial Zone (CA) is to evolve from "strip commercial" linear business districts to business areas characterized by enhanced site planning, incorporating efficient parking lot design, coordinated access, amenities and boulevard treatment. The CA Zone provides for a wide variety of indoor and outdoor retail sales and services along high-volume traffic corridors. The proposed sillgle-family (cottages alld carriage houses) are II0t allowed witllill the CA zone, the TOWII/lOllles (attached residential) would require Admillistrative COllditiollal Use Permit approval. Development Standards: The project would be subject to RMC 4-2-l20A, "Development Standards for Commercial Zoning Designations" and RMC 4-3-040F "Development Standards for uses located within NE Fourth Street. .. Business District" effective at the time of complete application. A copy of these standards is included herewith. Minimum Lot Size, Width and Depth -The proposed development narrative indicates that the property will be subdivided into individual lots. If lots are formed, the CA zone requires a minimum lot size of 1,200 sf. An application for subdivision would also be required at the time of Environmental Review, Site Plan Review, and Conditional Use Permit application. Lot Coverage -The CA zone allows a maximum building coverage of65 percent, or 75 percent if parking is provided within a building or within an on-site parking garage. Surface parking is proposed therefore 65 percent would be the maximum building coverage applicable to the subject proposal. Site data submitted at the time of application must indicate site coverage by buildings and by impervious area. Density -The density range required in the NE Fourth Business District and CA zone is a minimum net residential density of 10 dwelling units per net acre with a maximum of 20 dwelling units per net acre. The maximum density can be increased to 60 dwelling units per net acre in the NE Fourth Business District for building with mixed commercial and residential use in the same building. The 60 dwelling units per acre only applies to the parcel and/or parcels that contain the mixed-use building. Setbacks -Setbacks are the distance between the building and the property line or any private access easement. Setback requirements in the CA zone are as follows: 10 feet minimum for the front yard but may be reduced to zero feet through the site plan review process provided blank walls are not located within the reduced setback. The maximum front yard setback in the NE 4th Street Business District is 15 feet. Parkillg is II0t allowed withill the setback area. The side yard along a street setback is required to be a minimum of 10 feet. This setback may be reduced to zero through the Site Plan Review process. There are no minimum setbacks for the rear or side yards unless the lot abuts or is adjacent to a residential zone. The sllbject site abllts tile Reside1ltial-8 (R-8) du/acre ZOlle to tile sOlltll; tllerefore, tile rear setback shall be 15 feet for the subject project wllere applicable. Building Height -Stand alone residential uses have a maximum height limit of 35 feet. Orange GroVE: Cottages July 28, 2008 Page3 of5 Design Standards: For residential development within the NE 4'h St Corridor Busiuess District, projects shall be designed to the standards of the Urban Design Regnlations for District B, as provided in RMC 4-3-100. Also, please refer to RMC 4-3-040.FA.f. for additional design requirements pertaining to stand-alone residential uses. Screening -Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. Refuse and Recycling Areas -Refuse and recycling areas need to meet the requirements ofRMC 4-4-090, "Refuse and Recyclables Standards" (enclosed). For Multi-Family residential developments, a minimum of 1-1/2 square feet per dwelling unit shall be provided for recyclables deposits areas, except where the development is participating in a City sponsored program in which individual recycling bins are used for curbside collection. A minimum of three square feet per dwelling unit shall be provided for refuse deposit areas. A total minimum area of 80 square feet shall be provided for refuse and recyclables deposit areas. Landscaping -Except for critical areas, all portions of the development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with drougbt-resistant vegetative cover unless an underground irrigation system is provided. The development standards require that all pervious areas within the property boundaries be landscaped. The minimum on-site landscape width required along street frontages is 10 feet, when the street frontage is adjacent to property zone residential then a IS-foot wide sight-obscuring on-site landscape strip is required, except where reduced through the site plan development review process. A l0-l0ot wide oil-site landscaping strip would be required aloug Bremerton Ave NE. The minimum on-site landscaping required when a commercial lot is abutting property zoned residential is a IS-foot wide landscaped visual barrier consistent with the definition in RMC 4-11-120. A 10-foot sight- obscming landscape strip may be allowed through the site plan development review process. A 15-100t wide sigllt-obscuring landscape strip would be required along the south property line lmless reduced to 10 feet though the site plan review process. Please refer to landscape regulations (RMC 4-4-070) for further general and specific landscape requirements (enclosed). A cOllceptuallalldscape plan alld lalldscape analysis meetillg tile requiremellts ill RMC 4-8-120D.12, sllall be sllbmitted at tile time oflalld use permit applieatioll. Fences -If the applicant intends to install any fences as part of this project, the location must be designated on the landscape plan. A fence detail should also be included on the plan as well. Parking -Street parking, loading areas, and driveways shall be provided in accordance with the provisions of the current parking regulations (enclosed). It should be noted that the parking regulations specifY standard stall dimensions of 9 feet x 20 feet, compact dimensions of 811, feet x 16 feet, and parallel stall dimensions of 9 feet x 23 feet. ADA accessible stalls must be a minimum of 8 feet in width by 20 feet in length, with an adjacent access aisle of 8 feet in width for van accessible spaces. The appropriate amount of ADA accessible stalls based on the total number of spaces must be provided. Please refer to landscape regulations (RMC 4-4-070 and RMC 4-4-080F.7) for further general and specific landscape requirements for parking areas (enclosed). Tile applicallt will be required at tile time oflalld use applicatioll to provide a lalldscapillg allalysis of tile subject site. Access -Street improvements, including, curbs, gutter and sidewalk, are required along the frontage ofthe property. Street improvemellts alollg Bremertoll Ave NE alld lIew proposed rigllt-of-way would be reqllired. Driveway widths are limited by the driveway standards, in RMC 4-4-080I. Orange Grove Cottages July 28, 2008 Page40fS Pedestrian Access - A pedestrian connection shall be provided from a public entrance to each street, in order to provide direct, clear and separate pedestrian walks from sidewalks to building entries and internally from buildings to abutting retail properties. Signage -Any proposed signage shall be in compliance with RMC 4-4-100 Sign Regulations, and will require a separate sign penni!. "Sign Regulations" (enclosed) Critical Areas Wetlands: The City's Critical Areas Maps indicate the presence of wetlands on the east and north sides of the site. Wetlands and/or buffer areas may also exist on the site. The applicant is required to submit a complete wetland report and delineation prior to formal land use application. The report must include an area extending 100 ft from the property lines oC the subject site. The conclusions of the wetland report may affect the number oflots possible on the subject site. For wetlands, the applicable buffer widths based on the category of the wetland are required (Category I -100 ft.; Category 2 -50 ft.; and Category 3 -25 ft.). If wetlands do exist, and are impacted then a mitigation plan meeting the requirements of RMC 4-3-050.M. would be required. Please refer to RMC 4-3-050.M. for additional regulations on wetlands. Steep Slopes: Based on the City's Critical Areas Maps, it appears that steep slopes (15%-40%) may be present on the west side of the subject property. A geotechnical analysis is required to be submitted with the Cormal land use application. Euvironmental Review The project would require SEPA review due to Ibe number of lots of the proposed plat (greater than four dwelling units). The proposal would be brought to the Environmental Review Committee for review as it is their charge to make threshold detenninations for environmental checklists. Typically, mitigation of impacts is accomplished through fees related to issues such as transportation, fire and parks as well as measures to reduce impacts to environmental elements such as soils, streams, water, etc. Permit Requirements The proposal would require Administrative Site Plan Approval, Administrative Conditional Use Permit, Environmental (SEPA) Review, and Preliminary Plat Application. With concurrent review of these applications, the process would take an estimated time frame of 16 weeks. The application fee would be $2,000 for the Preliminary Plat Application and Y, offul! fee for SEPA Review (Environmeutal Checklist), Administrative Conditional Use, and Administrative Site Plan Review that would be an additional $500.00 each. Detailed information regarding the land use application submittal requirements is provided in the attached handouts. Once preliminary plat approval is received, the applicant must complete any required improvements, such as putting in sidewalks, a fire hydrant or grading. A separate construction pennit is required for these improvements. The applicant must also satisfy any conditions of the preliminary approval before the plat can be recorded. A separate (no-fee) submittal is required for the final plat. The newly created lots may be sold only after the plat has been recorded. The applicant can submit for a building pennit review for the new homes before the plat is recorded, but the City can only issue the building permit when the plat has been recorded. *Ollce tile applicatioll materials are complete, tile applicallt is strongly ellcouraged to have aile copy of tile applicatiOlI materials pre-screened at tile 6'" floor frollt COl/liter prior to submitting tile Orange Grove Cottages July 28, 2008 Page50f5 Fees cOl/lplete application package. Please cOlltact l/le at (425) 430-7314 to schedule a tillle for the pre- screel/. In addition to the fees for review of the land-use, construction and building permits, the fees may be required prior to the recording of the plat. • A Transportation Mitigation Fee will apply. These fees are calculated per the ITE Manual, 7"' edition. • A Fire Mitigation Fee based on $388.00 per new Multi-family unit and $0.52 per gross sq. ft. of commercial. • A Parks Mitigation Fee based on $354.51 per new Multi-family unit. A handout listing all oftbe City's Development related fees is attached for your review. Expiration and Extensions Preliminary Plat -Once an application has been approved, the applicant has five years to comply with all conditions of approval and to submit for Final Plat before the approval becomes null and void. In order to revitalize an expired Preliminary Plat, a new application must be submitted to the Planning Division. It is tile respoJlsibility of the subdivider to Illollitor the expiratioJl date. Conditional Use Permit -Once an application has been approved, the applicant has two years to comply with all conditions of approval and to apply for any necessary permits before the approval becomes null and void. The approval body that approved the original application may grant a single one-year extension. The approval body may require a public hearing for such extension. Site Plan Review -Once an application has been approved, the applicant has two years to comply with all conditions of approval and to apply for any necessary permits before the approval becomes null and void. The approval body that approved the original application may grant a single two-year extension. The approval body may require a public hearing for such extension. cc: Jennifer Henning ':~ ,N,E..t,;t&=-: L'~l::)~~~_· RMH RC ZONING PW TECHNICAL SERVICES 07/1$108 E6 -10 T23N R5E W 1/2 '. I CA . \ ; . -~,. \.' G6 -22 T23N R5E W 112 o 20D 400 ~H""W~~IF'" 1:4,800 CA i j -', . CA ."'- ---.~,--. ,---, " R'4 I ~ 0\ I ..... UI -~i j (J,l :z ~ lif --1 to'j < Rl to'j ~ .... ~ ~ 'W " .... _-_ . .. /, --~--~ .. :;: ::;!,. N t F6 15 T23N R5E W 112 5315 Neighborhood Detail Map 4 PLANNING DIVISION WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS This requirement may be waived by: 1. Property Services Section ~, Public Works Plan Review Section ,. Building Section PROJECT NAME, O{1"'" &nVe-~e;) DATE: 7 -g -08 I, Planning Section Q:\WEB\Pw\DEVSERv\Forms\Plannrng\wajverofsubmittalreqs.xls 02108 PLANNING DIVISION WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS Applicant Agreement Statement 2 AND 3 Sites 2AND3 Lease Anr"",m,mf Draft 2 AND 3 Map of Existing Site Conditions <AND 3 Map of View Area 2 AND 3 Photosimulations This requirement may be waived by: 1. Property Services Section 2. Public Works Plan Review Section 3. Building Section PROJECT NAME: Of 0l'lf36 G'lbVe.. to +.j~j-eS DATE: 1-"6 )-08 4. Planning Section Q;\WEB\Pw\DEVSERv\Forms\Planning\waiverofsubmitlalreqs.x/s 02108 City of Renton TREE RETENTION WORKSHEET 1. Total number of trees over 6" in diameter1 on project site: 1. 30, ___ trees 2. Deductions: Certain trees are excluded from the retention calculation: Trees that are dead, diseased or dangerous2 Trees in proposed public streets _-= __ trees 7 trees ----- Trees in proposed private access easements/tracts Trees in critical areas 3 and buffers ____ trees ____ trees Total number of excluded trees: 2. 7 ___ trees 3. Subtract line 2 from line 1: 3. 23 ___ trees 4, Next, to determine the number of trees that must be retained4 , multiply line 3 by: 0,3 in zones Re, R-1, R-4, or R-8 0.1 in all other residential zones 0.05 in all commercial and industrial zones 4. 1 ,15 __ trees 5. List the number of 6" or larger trees that you are proposing 5 to retain 4 : 6. Subtract line 5 from line 4 for trees to be replaced: (If line 6 is less than zero, stop here. No replacement trees are required). 5. O __ trees 6. 1,15, ___ trees 7, Multiply line 6 by 12" for number of required replacement inches: 7. 13.8 __ inches 8. Proposed size of trees to meet additional planting requirement: (Minimum 2" caliper trees required) 8. 2 ___ inches 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) 1. Measured at chest height. 9. per tree __ 6.9 __ trees 2. Dead, diseased or dangerous trees must be certified as such by a forester, registered landscape architect, or certified arborist, and approved by the City. 3. Critical Areas, such as wetlands, streams, floodplains and protected slopes, are defined in Section 4~3~050 of the Renton Municipal Code (RMC). 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. Inches of street trees, inches of trees added to critical areas/buffers, and inches of trees retained on site that are less than 6" but are greater than 2" can be used to meet the tree replacement requirement. Ii: 0 ivis i oniF onnsiT rcc Rcten ti on Worksheet 11107 DENSITY WORKSHEET City of Renton Planning Division 1055 South Grady Way-Renton, WA 98057 Phone: 425-430-7200 Fax: 425-430-7231 .,..' 1', 1. Gross area of property: 1. _78,458_ square feet 2. Deductions: Certain areas are excluded from density calculations. These include: Public streets" Private access easements" Critical Areas' Total excluded area: 3. Subtract line 2 from line 1 for net area: 4. Divide line 3 by 43,560 for net acreage: 5. Number of dwelling units or lots planned: _14,059_ square feet ____ square feet _0 __ square feet 2. __ 14,059 __ square feet 3. _64,399, __ square feet 4. 1.48, __ acres 5. 25, ___ units/lots 6. Divide line 5 by line 4 for net density: 6. _16.89_ = dwelling units/acre 'Critical Areas are defined as "Areas determined by the City to be not suitable for development and which are subject to the City's Critical Areas Regulations including very high landslide areas, protected slopes, wetlands or floodways," Critical areas buffers are not deducted/excluded . •• Alleys (public or private) do not have to be excluded. \ " Esm8\engr\ES M -JOB S\ 1241 \006\005\document \Densti y W orksheet.doc .] . OliOS ORANGE GROVE COTTAGES pun Narrative Orange Grove Cottages is a relatively small infill parcel (approximately 1.S acres in size) on the east side of Bremerton Avenue NE, just south of NE 4th Street in the Renton Highlands area of the City. The current zoning designation is CA -Commercial Arterial, the same zoning as the parcel to the north. The property to the east is zoned CA and is currently being developed with three story townhomes. The property to the south is zoned R-S with the approved preliminary plat of Laurelhurst and an undeveloped parcel of land zoned CA. The neighborhood to the west is zoned R-S and is developed with single family homes. The Orange Grove Cottages site currently contains two vacant single family homes and their associated outbuildings. The site is generally rolling in nature with no wetlands, streams, or sensitive areas. The soil type is Alderwood gravelly sandy loam, draining to the north edge of the site. The PUD Site Plan for the I.S acre site includes a total of 25 lots/homes, resulting in a net density of 15.6 homes per acre. The lots will range in size from 1,034 to 2,096 square feet. The concept for Orange Grove Cottages is to create a small, intimate neighborhood of 25 detached cottages and townhomes. The homes will be oriented toward two landscaped courtyards or greencourts, the larger courtyard adjacent to Bremerton Avenue NE and a smaller courtyard in the southeast comer of the site. The homes will either have front porches or rear decks oriented toward these courtyards, which in tum will provide passive recreation opportunities with sidewalks linking the homes together. Each home will include a private yard area enclosed with a low fence. The homes within the Orange Grove Cottages neighborhood will be accessed via a narrow public street that loops through the site from Bremerton Avenue NE. Frontage improvements will be installed along Bremerton Avenue NE. The main southerly entry road will include parallel parking on one side of the street, a planter strip with street trees, a detached sidewalk, and front porches. This public street will then transition to a 20 foot wide lane, which provides access to a series of one car garages, open parking stalls, and two car garages within the townhomes. There ",ill be a total of 52 parking spaces, resulting in a parking ratio of 2.08 stalls per home. The total estimated construction costs is $700,000 Vvith an estimated fair market value of $7,500,000. The grading of the site will require the excavation and placement of 5,241 cubic yard of cut and 5,1 08 cubic yards of till material, which will be imported from a City approved location. There will be a total of 47 trees removed, with sizes ranging from 4" to 72" DBH. During the construction and sales of the homes, there will be a construction trailer on the site and one of the homes and townhomes will be utilized as model homes. There are two modifications being sought with this application, which are discussed in greater detail in the Planned Unit Development and Conditional Use Permit application narratives. We are seeking to provide a looping public street/lane system to access the homes and lots within the preliminary plat. We are also requesting that this site, despite its Commercial Arterial zoning designation, be approved to provide stand alone residential uses with no commercial development. ORANGE GROVE COTTAGES Conditional Use Permit Justification The proposed residential use for Orange Grove Cottages is in keeping with the intent of the Commercial Arterial zone in the City of Renton, in that the result will be a mix of uses with both commercial and residential uses immediately adjacent to one another. The property to the north, with direct access to the NE 4th Street corridor, currently contains existing commercial and service uses that will serve the future residents of this proposed neighborhood. Convenient and safe vehicular and pedestrian access between the two properties is provided through the frontage improvements along Bremerton Avenue NE. This blend of commercial and residential uses is very similar to Hillcrest Village which is also zoned Commercial Arterial and is currently being constructed directly to the east of Orange Grove Cottages. Comprehensive Plan The proposed residential use will be compatible with the City's Comprehensive Plan in that it creates a mix and a blend of both commercial and residential uses in close proximity to one another and to the NE 4th Street Corridor. The future residents of Orange Grove Cottages will have easy access to the stores and services along this corridor. Community Need The detached cottages and attached townhomes within Orange Grove Cottages will provide a housing alternative to the lower density, more traditional subdivisions in this portion of the City. The homes and townhomes will be smaller and more affordable to the marketplace, yet they will be very compatible with the surrounding existing homes and offer an attractive streetscape along Bremerton Avenue NE. The detached cottages and the townhomes will focus on a landscaped courtyard or greencourt which has been placed adjacent to Bremerton Avenue NE. Each home will have access to the passive recreation aspects of the courtyard and will include an enclosed private yard area. This type of irmovative housing will offer variety and diversity for the City of Renton, and is currently not being marketed to potential homebuyers. With this situation, Orange Grove Cottages will certainly not result in an overconcentration of this type of use within the City nor within the immediate area. The proposed location, with commercial uses to the north, townhouse condominiums to the east, and R-8 single family detached housing to the south, is suited to this type of housing and has been designed to be very compatible with the neighborhood. Effect on Adjacent Properties The proposed use will not result in substantial or undue adverse effects on the adjacent parcels. In fact, the site plan for Orange Grove Cottages has been created to recognize and adjust to the surrounding homes, and to be very compatible. The detached cottages will be two story in height and are internally focused onto two landscaped courtyards, reducing the impact on the surrounding homes. The taller attached townhomes, with tuckunder parking, have been placed in the north portion of the site adjacent to the existing commercial uses along NE 4th Street and are also oriented toward the internal courtyard. The garages and the majority of parking spaces for the homes are located along the eastern portion of the property to both create an attractive streetscape along Bremerton Avenue NE and to buffer the townhouse condominiums currently being constructed immediately to the east. Landscaping will be installed along the perimeter of the proposed development to buffer the adjacent uses. ORANGE GROVE COTTAGES Urban Center Design Overlay District Report Pedestrian Building Entries The entries to the cottages and attached townhouses are accessed through the two courtyards or greencourts and connected through a series of pedestrian paths linking the courtyards with the public sidewalk along Bremerton Avenue NE. The front doors for the homes are oriented toward these courtyards and are visible from Bremerton Avenue NE or from the internal roadway system. The homes and townhomes will feature Iront porches and small, fenced private yards as a transition from the courtyards to the homes. Transition to Surrounding Development The detached cottages have been placed in the southern portion of the property adjacent to the R-8 zoning that currently exists to the south in the form of the preliminary plat for Laurelhurst. The two story detached homes will be very compatible with the single family homes anticipated for Laurelhurst. The larger three story townhouse structures have been located in the northern portion of the property adjacent to the existing commercial uses to the north, again resulting in a compatible transition to these uses. Single story garages and open parking have been placed along the east boundary adjacent to the three story townhouses (Hillcrest Village) currently being constructed along this boundary. The garages and parking stalls will provide an appropriate transition between these two neighborhoods. As a transition from the existing single family homes on the west side of Bremerton Avenue NE, the side elevations of the cottages and townhomes are oriented toward this public street, separated by the large landscaped courtyard. These side elevations will feature front doors and porches to create an attractive streetscape when viewed from Bremerton Avenue NE. Street trees and landscaping will also enhance this transition area. Location of Parking, Design of Surface Parking The majority of the parking, both garages and open parking stalls, will be located in the eastern portion of the property with no visual impact on Bremerton Avenue NE. The garages will be single story in height resulting in little or no impact on the townhouse neighborhood currently being constructed to the east. This easterly lane will be double loaded with garages to be as efficient as possible, limiting the amount of impervious surfaces. Additional parallel guest parking is located along the southerly enlry road. The townhouses and one cottage will include tuckunder garages within the structures. Vehicular Access The homes and tovmhomes within Orange Grove Cottages will be accessed via a narrow road/lane that will loop through the neighborhood, providing efficient and safe access for both the residents and emergency vehicles. There will be no dead end streets or lanes. The access points are at the south and north boundaries of the property, allowing the homes and to\vnhomes to be internally oriented toward the landscaped courtyards. Pedestrian Circulation Pedestrian access is provided throughout the neighborhood, connecting the front doors of the homes and townhomes, as well as the courtyards, with the public sidewalk to be constructed along Bremerton Avenue NE. There is continuous pedestrian connection between the two courtyards, linking the homes to one another and providing pedestrian access to the landscaped, passive open space courtyards. Common Space Common open space is provided for the homes and townhomes in the forn1 of the two landscaped courtyards. These courtyards are much like 'outdoor living rooms" that are shared by all the homeovvners. The larger courtyard is located adjacent to Bremerton Avenue NE, with a smaller courtyard in tbe southeast comer of the property. The homes are clustered around and oriented toward these courtyards, which then provide passive open space and gathering spaces for the residents. The courtyards will emphasize soft, materials such as simple lavvns and mulched planting beds. The majority of the courts will be flexible unprogrammed open lawn in the center. Two pathways running close to the edges of the courtyard encircle the lawn. Benches around a small plaza will provide a more formal gathering area. Landscaping Street trees and landscaped buffers will be placed along the Bremerton Avenue NE streetscape to enhance this edge of the neighborhood and provide an attractive pedestrian accessway to the larger courtyard area in the central portion of the site. The courtyard in the southeast portion of the site will also include formal and informal landscaping. The perimeter of the site will be landscaped to provide a visual buffer between Orange Grove Cottages and the surrounding uses and structures Building CharacterfMassingfRooflines/Materials The cottages and town houses surrounding the two courtyard greens are designed to both enhance the sense of intimate community in which neighbors interact, as well as provide necessary privacy and personal space. Attention to details that define public and private transitions are important in an intimate courtyard community. Each house has a front porch facing onto the common courtyard. The porch acts as a transition space between the private living rooms, and the community living rooms of the courtyards. Porches will be deep cnough to provide enough space for a group of people to sit together under cover. By placing the low fences and public pathways just 4' from the porch edge, those on their porches are at a comfortable distance to chat with those walking by. Attention to detail is important as we raise the porch level at least one foot above the pathway to give the homeo'wner that subtle rise above the passerby. Very low fences enclose each property thus clearly defining the separation of personal and community space. There are four types of buildings that will make up the community: I. Small cottages around the southeast courtyard 2. Large cottages around the front courtyard 3. Townhouses in two buildings of three units 4. A community building The building character, massing, roo Dines and materials are all designed to reinforce the sense of community, and to enclose the two courtyards as if they are "outdoor rooms". With this aim, it is important to both achieve a consistency and compatibility between the various homes, while also expressing the individuality and uniqueness of each. There will not be just one color and one material for the whole community, however the materials and colors will be reserved to a limited palette. Exterior materials will be wood, or hardiplank, in either clapboard, shingle, board & batten, or panel configurations. Roof lines will be calm and consistent with the goal of making well proportioned outdoor rooms in the courtyards. The main rooflines will be hips, or gables with simple shed or gable roofs for porches, bay windows and dormers. Windows will mostly be vertically proportioned. They will either be double hung, awning, or casement windows. Sliding doors or windows will not be used. The community building will either be a small enclosed building or an open air covered pavilion located at the western edge of the main courtyard. Being a community place, it may stand out in some way from the homes in order to signify this unique gathering place. • ORANGE GROVE COTTAGES PUD Statement of Compliance with Decision Criteria 1. Demonstration of Compliance and Superiority Orange Grove Cottages will provide a distinct housing alternative to more traditional single family plats in the City of Renton. The detached cottages and tovmhomes will be smaller in size and more affordable in the marketplace, while creating an attractive, livable neighborhood for the residents. The street frontage along Bremerton A venue NE will be improved with curb, gutter, a detached sidewalk street trees and landscaping. The homes will be designed to enhance this streetscape with side entries adjacent to Bremerton Avenue NE. The homes themselves will be placed around and focus on two courtyards, or greencourts, with either front porches or rear decks oriented to these courtyards. These courtyards will be landscaped to provide a pleasing open space with passive open space opportunities. Parking for most of the detached homes will be provided by single car garages located along the east edge of the site, while the tovmhomes will feature attached two car garages tucked under the living area. One detached cottage will be located above enclosed parking. The development has been designed to be very compatible with the surrounding neighborhood and uses. The access points from Bremerton A venue NE are located along both the south and north property Jines, resulting in more of an inward focused land plan. The single story garages have been placed along the east boundary to provide a buffer from the higher density housing currently being constructed along this boundary and to eliminate the visual impact of garages along Bremerton Avenue NE. The detached homes in the southeast portion of the site are clustered to orient toward this courtyard as opposed to the adjacent properties. The detached cottages will be two stories in height to be compatible with the existing homes in the neighborhood, while the townhomes will be three stories in height and located toward the commercial uses to the north of the site. 2. Public Benefit a. There are no critical areas within the boundaries of the site. b. The proposed grading is intended to conform to the existing topography of the site as much as possible, given the need to connect to Bremerton Avenue NE and to provide drainage facilities per City requirements. The site slopes down to the north as do the proposed grading and drainage improvements. c. No public facilities are provided within this small infill site. The internal street will be public. d. Overall Design: I. The site plan features two landscaped courtyards, providing visual interest and passive open space opportunities for the residents. These landscaped areas will provide more variety along the streetscape and within the development, as opposed to a series of houses and roads as found in more typical subdivisions. The homes will be reached through a series of common area sidewalks through the courtyards, providing pedestrian connections to Bremerton Avenue NE and throughout the site. II. The homes will be accessed from a looping public road and lane system that results in efficient connectivity with no dead end streets. This loop provides access to the garages and the majority of the open parking, all located at the east side of tbe property away from Bremerton Avenue NE. The result is an attractive streetscape along this public road with no visible garages. Ill. The site plan does create superior buffering from both Bremerton A venue NE and from the surrounding properties through the orientation and placement of the homes and the road system. As stated above, an attractive streetscape is created along Bremerton Avenue NE with landscaping, porches for the adjacent homes, and no garages visible from this street. With the internal public road/lane system along the south boundary and the north boundary, and the orientation of tbe homes toward the internal courtyards, the adjacent properties are buffered from the homes in Orange Grove Cottages. IV. The site plan does provide superior placement, relationship and orientation of the structures with the use of the courtyards and greencourts within the neighborhood. The homes are then oriented toward these landscaped, passive recreation areas with either front porches or rear decks. v. While the public roads and lanes are not literally "alleys", they do serve the purpose of removing the garages from Bremerton A venue NE and significantly reducing the visual impact of the garages. 3. Additional Review Criteria a. Building and Site Design 1. Perimeter: The homes and townhomes are internally oriented toward the courtyards and green courts. buffering and reducing the visual impact on the adjacent properties. Only one story single car garages are located along the boundary, and even then, only along the east boundary adjacent to the higher density housing being constructed. The small, detached cottages are two stories in height and are certainly compatible with the homes in the community. The attached townhomes are three stories in height and have been located in the nortbern portion of the site, near the existing commercial uses along NE 4th Street. 11. Interior Design: The detached cottages and attached homes will provide variety in housing types and architectural design, size, bulk, details, and character, yet will also be related to one another through the use of compatible materials and colors. b. Circulation: The homes will be accessed through the looping road/lane system for vehicular access and through the system of connected pedestrian paths for the residents. The road/lane system will provide adequate room for emergency access and for the traffic generated by this relatively small, infill development. The access to the site does not create major impacts on the adjacent properties due to the placement of landscaping along the southerly edge and through the setback from the adjacent commercial uses to the nortb. The garages along the east boundary will buffer the impact of the internal lane from thc adjacent higher density housing along this edge. c. Infrastructure and Services: The Orange Grove Cottages development will provide sufticient utility services, emergency services, and other proposed improvements to serve the future residents. d. Clusters and Open Space: The detached cottages and tovvnhomes are clustered around, and oriented toward, the two landscaped courtyards or greencourts within the proposed neighborhood. These courtyards will be improved and landscaped to provide passive recreation and gathering opportunities for the residents. The small homes/townhomes, with limited footprints as well as the narrower public roads/lanes, will result in a reduction in the amount of impervious surfaces. e. Privacy and Building Separation: The homes and townhomes oriented toward the two open space areas are separated by the landscaped courtyards, resulting in internal privacy for the homes. With this orientation toward the internal courtyards, privacy is enhanced for the adjacent homes, both existing and proposed, along the boundaries of the site. Fencing, landscaping, window placement, and insulation will be used to protect the privacy of the residents, to enhance the visual appeal of the community, and to screen the mechanical equipment and storage for the homes. With the majority of the homes being either detached cottages or townhomes at the end of the structures, each home will have adequate light and air. f. Building Orientation: The homes are oriented toward the internal courtyards with either front porches or rear decks, providing views into these landscaped areas. g. Parking Area Design 1. Design: The majority of the parking and all of the detached garages arc located along the east boundary of the property with landscaped areas to reduce the impact of the garages. The garages are separated from one another with open parking to provide variety along the internal lane, rather than a long line of garage doors. The internal lane is "double loaded" with parking, resulting in an efficient layout. n. Adequacy: The total number of parking spaces provided through the garages, parallel parking, and open parking stalls is 52 stalls, a ratio of 2.08 stalls per home. This meets (or exceeds) the code requirement of 48 stalls for the proposed residential use. h. Phasing: The 25 detached cottages and townhomes will be constructed as one, stand alone phase. Orange Grove Cottages Construction Mitigation Description I. Proposed Construction Schedule: a. The proposed project is anticipated to be constructed in one phase commencing in spring of 2009. This is contingent on acquiring the necessary permits and approval. II. Hours and Days of Operation: a. Working hours will be limited to those approved by RMC 4-4-030(C) b. Construction will 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. c. As noted in RMC, Haul hours shall be restricted to the hours between eight-thirty (8:30) a.m. and three-thirty (3:30) p.m., Monday through Friday unless otherwise approved in advance by the Development Services Division. III. Proposed HaulingfTransportation Routes: a. The import and export of fill and cut materials, concrete, landscaping products and other materials associated with the construction process will most likely be transported along Bremerton Ave to the NE 4th corridor which connects to Interstate 405. IV. Measures to Minimize Impacts: a. Install temporary erosion and sediment control system prior to beginning site work. b. Install construction entrances as designed. c. Clean all equipment before leaving site. d. Provide traffic flagging when required. e. Clean and sweep streets when required. PLANNING DIVISION ENVIRONMENTAL CHECKLIST City of Renton Planning Division 1055 South Grady Way, Renton, W A 98057 Phone: 425-430-7200 Fax: 425-430-7231 PURPOSE OF CHECKLIST: The State Environmental Policy Act (SEPA), Chapter 43.21C RCW, requires all governmental agencies to consider the environmental impacts of a proposal before making decisions. An Environmental Impact Statement (EIS) must be prepared for all proposals with probable significant adverse impacts on the quality of the environment. The purpose of this checklist is to provide information to help you and the agency identify impacts from your proposal (and to reduce or avoid impacts from the proposal, if it can be done) and to help the agency decide whether an EIS is required. INSTRUCTIONS FOR APPLICANTS: This environmental checklist asks you to describe some basic Information about your proposal. Governmental agencies use this checklist to determine whether the environmental impacls of your proposal are significant, requiring preparation of an EIS. Answer the Questions briefly, with the most precise information known, or give the best description you can. You must answer each Question accurately and carefully, to the best of your knowledge. In most cases, you should be able to answer the questions from your own observations or project plans without the need to hire experts. If you really do not know the answer, or if a question does not apply to your proposal, write "do not know" or "does not apply". Complete answers to the questions now may avoid unnecessary delays later. Some Questions ask about governmental regulations, such as zoning, shoreline, and landmark deSignations. Answer these questions if you can. If you have problems, the governmental agencies can assist you. The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of time or on different parcels of land. Attach any additionallnformalion that will help describe your proposal or its environmental effects. The agency to which you submit this checklist may ask you to explain your answers or provide additional information reasonably related to detenmining if there may be significant adverse impact. USE OF CHECKLIST FOR NONPROJECT PROPOSALS: Complete this checklist for nonproject proposals, even though questions may be answered "does not apply." IN ADDITION, complete the SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS (part D). For non project actions (actions involving decisions on policies, plans and programs), the references in the checklist to the words "project," "applicant," and "property or site" should be read as "proposal," "proposer," and "affected geographic area," respectively. \\Esm8\engr\ESM-JOBS\ 1241 \OO6\OO5\documenl\Misc-001.doc-1 -02/08 A. BACKGROUND 1. Name of proposed project, if applicable: Orange Grove Cottages 2. Name of applicant: JayMarc Development 3. Address and phone number of applicant and contact person: Applicant: Agent: 4. Date checklist prepared: October 1f}h, 2008 JayMarc Development Attn: Marc Rousso 555 South Renton Village Place, Suite 775 Renton, WaShington 98055 ESM Consulting Engineers, LLC Attn: Craig Krueger 20021 120th Ave NE #103 Bothell, WA 98011 5. Agency requesting checklist: City Of Renton Planning Division 6. Proposed timing or schedule (including phasing, if applicable): The proposed project is anticipated to be constructed in one phase commencing in Spring of 2009. This is contingent on acquiring the necessary permits and approval. 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. No 8. List any environmental Information you know about that has been prepared, or will be prepared, directly related to this proposal. o A wetland reconnaissance report, dated August 16'h, 2006 was prepared for this property by Chad Armour, LLC and wes updated on September tfh, 200B. o A geotechnical report, dated July 19'h, 2006 was prepared for this property by Earth Solutions NW, LLC. o A Technical Information Report and level 1 downstream analysis, dated October 1d", 2008 was prepared by ESM Consulting Engineers, LLC. o A traffic report prepared by Gibson Traffic Consultants, dated October 13'h, 200B. 9. Do you know whether applications are pending for govemmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. None are known. l\Esm8IengrIESM·JOBSI 12411006\005IdocumentlMlsc-001 ,doc· 2 -02/08 10. List any governmental approvals or penmits that will be needed for your proposal, if known. • Conditional Use Permit approval for the detached family use. • Approval of the Planned Urban Development. • Any necessary filling/grading and building permits • Preliminary and Final Plat • Right of Way Use Permit 11. Give brief, complete description of your proposal, Including the proposed uses and the size of the project and site. Orange Grove Cottages is a relatively small intill parcel (approximately 1.B acres in size) on the east side of Bremerton Avenue NE, just south of NE 4th Street in the Renton Highlands area of the City. The current zoning designation is CA -Commercial Arterial, the same zoning as the parcel to the north. The property to the east is zoned CA and is currently being developed with three story townhomes. The property to the south is zoned R-B with the approved preliminary plat of Laurelhurst and an undeveloped parcel of land. The neighborhood to the west is zoned CA and is developed with single family homes. The Orange Grove Cottages site currently contains two single family homes associated outbuildings which will be demolished to accommodate the proposal. The site is generally rolling in nature with no wetlands, streams, or sensitive areas. The soil type is Alderwood gravelly sandy loam, draining to the north edge of the site. The preliminary plan for the 1.8 acre site includes a total of 25 lotS/homes, resulting in a net density of 15.6 homes per acre. The lots will range in size from 1,034 to 2,096 square feet. The proposal includes plans for underground storm drainage vaults to comply with the City's storm drainage requirements. 12. Location of the proposal. Give sufficient infonmation for a person to understand the precise location of your proposed project, including a street address, if any, and section, township, and range if known. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any penmit applications related to this checklist. The proposed community will be located in the Renton Highlands. The site is more specifically located off of Bremerton Avenue NE, south of NE 4th Street. The community is within a portion of the Northwest ~ of Section 15, Township 23 North, Range 5 East, of the Willamette Meridian. The site address is 330 Bremerton Avenue NE. B. ENVIRONMENTAL ELEMENTS 1. EARTH a. General description of the site (circle one); flat, rolling, hilly, steep slopes, mountainous, other _____ _ b. What is the steepest slope on the site (approximate percent slope?) The steepest slope on the property is approximately 21 percent in the northeastern corner of the site. The majority of the site is relatively flat. c. What general types of soils are found on the site (for example, clay, sand, gravel, peat, mUCk)? If you know the dassification of agricultural soils, specify them and note any prime farmland. IIEsmBlengrIESM-JOBSI1241 I006l005\documenIIMisc·001.doc· 3 -0210B According to the five test pits dug by Earth Solutions NW; LLC, the site consists primarily of brown silty sand that is generally acceptable for use as fill material. According to the King County Soil Survey the soils onsite are classmed as alderwood gravelly sandy loam (AgC). d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. There are no known surface indications of unstable soils on, or in the immediate vicinity of the proposed site location. For more information please see the Geotechnical Engineering Study by Earth Solutions NW, LLC, dated July 19, 2006. e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. Grading will be limited to the construction of the proposed roads, lots, water, sewer, other utilities, and the proposed detention facility. The site will be approximately balanced with 5,10B cubic yards of fill, and 5,241 cubic yard of cut within this project. Any additional import or export of material necessary for this project will be approved at final engineering ami obtained from a City approved site. f. Could erosion occur as a result of clearing. construction, or use? If so, generally describe. Some erosion could occur during clearing and grading operations associated with this project. To minimize the impacts of the project, appropriate erosion control measures will be reviewed and approved by the City prior to construction activity associated with this project. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? Approximately 60% of the site will be covered with Impervious Surfaces. h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: 2. AIR During construction, various measures are expected to be used to control erosion. These methods include construction during the drier season, the use of silt fences and hay bales, and re-vegetation of disturbed areas. SpecifIC temporary erosion and sediment control measures will be reviewed and approved by the City prior to construction. a. What types of emissions to the air would result from the proposal (i.e., dust, automobile, odors, indusbial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known. During construction, short-term emissions may occur, including dust and vehicle emissions from construction related equipment. After construction, emissions from this project would primarily result from automobile usage as is typical with residential development. b. Are there any off-site sources of emission or odor that may affect your proposal? If so, generally describe. \\E5mBleng~ESM-JOBSI 124110061005ldocumentlMi5c..()01.doc-4 • 02/0B None to our knowledge. c. Proposed measures to reduce or control emissions or other impacts to air, if any: Dust emissions will be controlled during site construction by the use of best management practices, including periodic watering of disturbed areas. The project will not rely upon wood burning fireplacas as the primary source of heat for the new homes. All new homes will use natural gas and/or electricity to provide heat, reducing emIssions caused by wood burning fire places. 3. WATER a. Surface Water: 1) Is there any surface water body on or in the immediate vicinity of the site (including year- round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. An area dominated by plant species adapted to wetland conditions is located adjacent to the site near its southeast corner. This shallow depression is narrow (about 25 to 30 ft wide) and extends an unknown distance to the south. 2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. No 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. NA 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. No, the homes will be served by an extension of the public supply system. 5) Does the proposal lie within a 1 DO-year flood plain? If so, note location on the site plan. No 6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. No, the homes will be served by the public sewer and stormwater system. b. Ground Water: 1) Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities if known. No, the homes will be served by an extension of the public water system. \\Esm8\engr\ESM-JOBS\ 1241 \006\005\document\Misc-001.doc-5 -02108 2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage; industrial, containing the following chemicals ... ; agricultural; etc.). Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve. None. The homes will be served by the public sewer and storm water system. c. Water Runoff (Including storm water): 1) Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow into other waters, If so, describe. The proposed development will provide approximately 14,059 square feet of new roads, 23 new rooftops, garage roofs and other impervious surfaces which will generate new stormwater runoff. The increased runoff from these surfaces will be collected via catch basins and routed in underground pipes to underground stormwatar detention facilities. The new homes will either connect their downspouts to the storm drainage system in the street, or provide an onslte infiltration area for this runoff. (Please see Level 1 Downstream Analysis and preliminary storm drainage report prepared by ESM Consulting Engineers, LLC). 2) Could waste material enter ground or surface waters? If so, generally describe. Waste materials are generally limited to petroleum products from the roar:! surfaces. The water quality portion of the stormwater facilities is specifically designed to prohibit these materials from entering the downstream system. d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: Development and engineering requirements adopted by the City to control the impacts to the hydrology of the area will be implemented by the proponent. These include design of the stormwater facilities pursuant to the 2005 KCSWDM. 4. PLANTS a. Check or circle types of vegetation found on the site: _XX_ deciduous tree: alder, maple, aspen, other: Walnut _XX_ evergreen tree: fir, cedar, pine, other _XX_ Shrubs _XX_ grass __ pasture __ crop or grain __ wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other __ water plants: water lily, eel grass, milfoil, other __ other types of vegetation b. What kind and amount of vegetation will be removed or altered? The majority of the existing vegetation will be removed for the grading and construction of the community. The development will attempt to retain as many significant trees as reasonably possible in areas near the rear of future lots and around the perimeter of the site. The proposal includes significant landscaping which utilizes species native to the area. Please see the landscape plan included with this submittal. IIEsm 8IengrIESM-JOBSI 1241\0061005\dacumen,IMlsc-001.dac-6 -02108 c. List threatened or endangered species known to be on or near the site. None to our knowledge. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: Landscaping will be installed along Bremerton Ave Northeast, the perimeter of the site and in the courtyards to create an attractive landscape and streetscape. The development will attempt to incorporate native plants in the final landscaping design where practical on the site. 5. ANIMALS a. Circle any birds and animals, which have been observed on or near the site or are known to be on or near the site: Birds: hawk, heron, eagle, songbirds, other __ -:----:-____ _ Mammals: deer, bear, elk, beaver, other sqUirrels Fish: bass, salmon, trout, herring, shellfish, other ______ _ b. List any threatened or endangered species known to be on or near the site. None to our knowledge. c. Is the site part of a migration route? If so, explain None to our knowledge. d. Proposed measures to preserve or enhance wildlife, If any: None are proposed at this time; however, small animals will undoubtedly inhabit the landscaped open spaces. 6. ENERGY AND NATURAL RESOURCES a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. Electricity and/or natural gas will be used to meet the project's energy needs for light and heat. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. No c. What kinds of energy conservation features are included In the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: Construction of the new homes will meet or exceed the necessary energy reqUirements of the Northwest Energy Code and those adopted by the City. \\Esm8\engr\ESM-JOBS\ 1241 \006\005\document\Misc-001.doc - 7 -02108 7. ENVIRONMENTAL HEALTH a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so, describe. None to our knowledge. 1) Describe special emergency services that might be required. None to our knowledge. 2) Proposed measures to reduce or control environmental health hazards, if any: None are proposed at this time. b. Noise 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? The most significant noise in the area is likely traffic noise along the Northeast 4"' corridor approximately 350 feet North of the site. 2) What types and levels of noise would be created by or associated with the project on a short-term or a long-term basis (for example: traffic, construction, operation, other)? Indicate what hours noise would come from the site. Construction noises will likely occur on a short-term basis due to the use of heavy equipment, nailing guns and saws. This noise would be limited to typical construction hours and the City's noise ordinance. On a long-term basis, noise would be limited to typical residential uses Including automobiles, lawnmowers etcetera. 3) Proposed measures to reduce or control noise impacts, if any: Increased noise levels due to construction will be restricted to the above mentioned hours to reduce any impacts to the neighboring residents. 8. LAND AND SHORELINE USE a. What is the current use of the site and adjacent properties? The site is currently occupied by two vacant single-family residences with associated out buildings. The uses of adjacent properties are as follows: • North: Various commercial uses including offices and a gas station • South: Single family residentia/-The Plat of Laurelhurst • East: Residential-Hill Crest Townhomes • West: Single family residential-Ridgeview Court and Elmhurst neighborhoods b. Has the site been used for agriculture? If so, describe. Not to our knowledge. \\EsmS\engr\ESM-JOBS\1241\006\005\document\Misc.-001.doc-8-02l0B c. Describe any structures on the site. There are two vacant residential structures and associated outbuildings. d. Will any structures be demolished? If so, what? Yes, the two residential structures and associated outbuildings on the sile will be demolished to accommodate the new community. e. What is the current zoning classification of the site? The current zoning is Commercial Arterial, CA. f. What is the current comprehensive plan designation of the site? The current comprehensive plan designation of the site is Commercial Corridor. g. If applicable, what is the current shoreline master program designation of the site? NA h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. No i. Approximately how many people would reside or work in the completed project? Based on a rate of 2.5 people per single-family residence, this community is expected to house approximately 63 people. j. Approximately how many people would the completed project displace? No one will be displaced as a result of this proposal as the existing structures are vacant. k. Proposed measures to avoid or reduce displacement impacts, if any: None. I. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: The proposed project is consistent with recent development in the area and is expected to be very successful given its unique character. It is in keeping with current zoning, and comprehensive plan designations. The conditional use permit submitted with this application further explains compatibility with adjacent uses. 9. HOUSING a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. The proposal calls for the construction of 25 new homes ranging from detached cottage style to attached townhomes. The homes will be middle income housing. \\Esm8\engnESM-JOBS\1241\006\005\document\Misc-001.doc-9-0210a b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. Two middle income residential homes will be eliminated. c. Proposed measures to reduce or control housing impacts, if any: None are proposed at this tima. 10. AESTHETICS a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed. The City's zoning code restricts the building heights of residential structures in the CA zone to 35'. Exterior materials will typically consist of natural-looking products, including wood or wood-like siding with brick, rock, or shingle accents. Specific materials will be determined by the home builder at the time of building permit and will comply with applicable City regulations, PUD conditions and the CUP. b. What views in the immediate vicinity would be altered or obstructed? Due to the topography of the site and the size of the proposed homes, no views will be impacted. c. Proposed measures to reduce or control aesthetic impacts, if any: None are proposed at this time. 11. LIGHT AND GLARE a. What type of light or glare will the proposal produce? What time of day would it mainly occur? Light would occur during evening and night time hours and would be limited to street lights, headlights and house lights. Glare might occur in the morning and evening in the form of sunlight reflection off house windows, vehicles, etc. b. Could light or glare from the finished project be a safety hazard or interfere with views? No c. What existing off-site sources of light or glare may affect your proposal? None d. Proposed measures to reduce or control light and glare impacts, if any: None are proposed at this time. 12. RECREATION a. What designated and informal recreational opportunities are in the immediate vicinity? There are both parks and schools in the vicinity. Heather Downs Park is approximately one quarter mile to the East of the site. Maplewood Park and the Cedar River trail network \\Esm8\engr\ESM~JOBS\ 1241 \006\005\doc:ument\Misc-001.doc-10 -Q2/08 are approximately two thirds of a mile Southeast of the site. The school in the immediate vicinity is Maple Heights Elementary, approximately one half mile Southeast of the site. These facilities provide recreation space such as trails, play grounds, sports fields and basketball courts. b. Would the proposed project displace any existing recreational uses? If so, describe. No c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: The proposed courtyards in the community will provide passive recreation opportunities for residents. Additionally, the proposal includes the payment of park mitigation fees to the City. 13. HtSTORtC AND CULTURAL PRESERVATION a. Are there any places or objects listed on, or proposed for, national state, or local preservation registers known to be on or next to the site? If so, generally describe. Not to our knowledge b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural imporlance known to be on or next to the site. NA c. Proposed measures to reduce or control impacts, if any: There are none proposed at this time. 14. TRANSPORTATION a. IdenUfy public streets and highways serving the site, and describe proposed access to the existing street system. Show on site plans, if any. The proposed project will be accessed wom Bremerton Avenue Northeast. Highway access to 1-405 will be via Northeast 4th St. which connects to Bremerton Avenue Northeast. (Please see the site plan for proposed access points). b. Is site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? The nearest public bus access is on Northeast 4th Straet and Duvall Avenue (bus route 908). This bus stop is approximately 0.20 miles northeast of the proposed subdivision. c. How many parking spaces would the completed project have? How many would the project eliminate? The site plan for Orange Grove Cottages calls for a total of 49 spaces in the form of tuck under garages, detached garages and open parking stalls. The parking for the two vacant homes will be removed to facilitate the new community. \\Esm8\engr\ESM-JOBS\1241\006\005\document\Mlsc·OO1.doc-11 ~ 02108 d. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe (indicate whether public or private? Approximately 683 linear feet of streets will be constructed with this community. The street frontage along Bremerton Avenue Northeast will be improved with curb, gutter & sidewalk. e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. No f. How many vehicular trips per day would be generated by the completed project? If known, Indicate when peak volumes would occur. According to the Institute of Traffic Engineers Manual, 7th Edition, there wi/I be an average of approximately 10 vehicular trips per day, per household. For the entire project of 25 new homes, that would amount to approximately 250 new average daily trips. Peak volumes would most likely occur during typical rush hour times of 7:00 -9:00 AM and 4:00 -6:00 PM and would add approximately 24 AM peak hour trips. Please see the Traffic Analysis by Gibson Traffic Consultants, dated October 13''', 2008 for more Information. g. Proposed measures to reduce or control transportation impacts, if any: The applicant will be responsible for appropriate traffic mitigation fees, which will mftigate the impacts of the community. Other mitigation includes the construction of frontage Improvements and new private access ways to serve the homes. 15. PUBLIC SERVtCES a. Would the project result in an increased need for public services (for example: fire protection, police protection, health care, schools, other)? If so, generally describe. There would be a minimal increased need for fire and police protection due to an additional 25 new homes in the area. Also, there will be a minimal impact on the present school system. b. Proposed measures to reduce or control direct Impacts on public services, if any. Property taxes, building permit fees and school impact mitigation fees generated from these residences are expected to mitigate impacts created by this development. 16. UTILITIES a. Circle utilities currently available at the site: electricity, natural gas, water, refuse service, telephone, sanitary sewer, septic system, other. b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. • Electricity: Puget Sound Energy \\Esm8\engr\ESM-JOBS\1241\OO6\OD5\document\Misc-001.doc-12 -0210B • Gas: • Water: • Refuse: • Telephone: • Sewer: • Cable: C. SIGNATURE Puget Sound Energy City of Renton and King County Water Dis/' #90 Waste Management Owes! Communications City of Renton Comeas/ I. Ihe undersigned, slate Ihal 10 the best of my knowledge the above Information is true and complete. It is understood that the lead agency may withdraw any declaration of non-significance that it might issue in reliance upon this checklist should there be any willful misrepresentation or willful lack of full disclosure on my part. ~~ ,~-, ~ Name Printed: Date: )0) 2 I /ZOO<g \\EsmB'lengr\ESM-JOBS\1241\006\OO5\documen"Misc·Q01.doc-13 -02108 d Left Side Elevation r i I F-='"' I ! r i I- i=: ~ Rear ElevatlOn ,~.-I i:::~ poroh,or '" ;j -'~~ Dining! lOO'~ Living '5'-)".IC'-Q" Co b = = Orange Grove Jaymarc Development .J ..... -~:1 Laurence Qamar, Town Planning October 14, 2008 I 9 N ~ 0 '" ------ '\': c ~::..=--_ ",.1 ~.f". i,~ .. I "--~-,I, ~ii , ,-l' I -.~ '!: ~ Front Elevation Left Side Elevation r I :0 :::-:IF= --~=r 1=: Bedroom 2 " 11 '"""_0" 'jJ i""'n t) 15i I ; ;;;., '~ Bedroom 1 10, ,'))" 0===----a Q Lots 7-11, 21·25 2 BEDROOMS 2 Y: BAT'iROOMS Upper Floor: 598 sq It Main Floor: 640 >q It To~l 1238 5q ft ," 2r 21'·0" j-----.--<1 I, -~JI.-.. '0 ' , , .-- LJ Kitchell ;l[ o " I ·'.·· .. 1 G:;.i '" Dining ¢ ~ "'-lO'·S·~10'·8" Q o ~ ~ Living L 100".20'9 " =--c:== -.d] ]1 ~ -'-- First Floor Orange Grove, Renton Wa. Cottage 22 x 32, Lots 12-20 Jaymar<:.. Developme~t Laurence Qamar, Town Planning 10·3·08 5'·9" Section '~ ; I , ,I Bc",<><,m : , I 10'·0" ~ 13'·~·· , , 1 __ ~ ; iIooon I: Second Floor Total Floor Arf'a = 1152 sq 11 <~~ A~'~~·~;-~~~~· ~-d5~ ~~. lC~L~~~~_~~-~-i1 ilr'-t~n~1I§=I' . Jj:Ji ,-.: t -= ... Rear ELevation l'-~-~,--- --':' --~ -.;-. --------- -~-~-~ r]j~~ Right Elevation ~, ---J "'~.~ j ~ -~ ~ti=~~~-] ~; •• c==-'-~~~ ~ _ .. Left ELevation ,x~. k'-/ml:~\""~ .'.J~-= _'c'_ U __ ~ Front Elevation ~ r t Second Floor I. II ,I, ~ .1. l> ~I r= ,I. -------I ~ ----.! -, \"':'~~:i' First Floor r ,,, ... ,,,,. .. Om,. ",~ '"~ ~--.-. ,,," ... Basement Garage Orange Grove -Town House Plans -Lots 1-6 Jaymarc Development Laurence Qamar, Town Planning October 14, 2008 ~;'i,'1 0", .. {~,. .. ,,,' ... 22' x 32' Town House Units Total Floor Area * 1404 sQ ft (Larger Units) o 8 16 32 ft ~_S - North -Back Elevation South -Front Elevation Orange Grove -Town Houses-Lots 1-6 Jaymarc Development Laurence Qamar, Town Planning October 14, 2008 -~~~-----~----, -- _.~_o' ~i-"'-~~ llC{:~"rj < i-' ) ~ :-, -~;-~~tJ...A :~ ~OT .~.-~. r--- West -Side Elevation _ --ff'<~_:7 j-~-~1° f ,-·-1.--- ~ ~~.L-------~I ---. - _i_~ __ l _______ . ---;:' >.:ci ---.-------~ East -Side Elevation .. CHAD ARMOUR, LLC October 28, 2008 Job Number 06-048 Mr. Marc Rousso JayMarc Development P. O. Box 2566 Renton, Washington 98056 6500126'" Avenue S.E. Bellevue, Washington 98006-3941 (425) 641-9743 (425) 643-3499 (fax) chad@chadarmour,com Subject: Revised Critical Areas Reconnaissance Report Orange Grove Cottages Renton, Washington Dear Mr. Rousso: We are pleased to present the results of our revised critical areas reconnaissance for the above-referenced property (site) located in Renton, Washington. The work was accomplished in accordance with your verbal request and the City of Renton (City) request to address streams. The purpose of the work is to assess the potential for wetlands or streams to be present on and near the site. SUMMARY OF FINDINGS There do not appear to be any wetlands or streams present on the site. There is an area adjacent to the site that appears to function as a wetland. And the depression in the northeast corner of the site, although it lacks the hydric soil component, supports hydrophytic vegetation, suggesting that it holds water at least temporarily. The depression appears to function as a defacto stormwater detention pond. It occupies a natural low spot that is a part of a shallow swale that extends west along the northern site boundary. We observed no stream channel or indication of overland flow in the bottom of the swale. Thus the swale does not function as a stream. An area adjacent to the southeast corner of the site exhibits vegetation typically found in wetlands. BACKGROUND INFORMATION We understand that you are considering purchasing this site. The site is composed of one parcel (No. 152305-9035) located at 330 Bremerton Avenue (Attachment A- Sketch Map). This 1.59 acre site is the location of two single-family homes, several small sheds, mowed lawn, a garden, and native, fruit, and ornamental trees. The King County iMap indicates that no wetlands or streams are present on or near the site. An unclassified stream is mapped about 1,200 feet east of the site. A Class 2 wetland is mapped about 500 feet east of the same. The City Storm-Surface Water map shows what appears to be a branch of Maplewood Creek near the northern site boundary. We say appears because the color of the 'stream' does not correspond to the color of streams in the map legend. C:/J&M/BlissNJetland Reconnaissance(rev).doc Chad Armour. LLC 10/28/08 Revised Wetland Reconnaissance Renton, Washington JayMarc Development There is one soil type mapped on the site; Alderwood gravelly sandy loam. Alderwood soils are moderately well drained and have a weakly to strongly consolidated hardpan at a depth of 24 to 36 inches. They formed in glacial deposits on flat to steep slopes. In a representative profile, the surface layer is very dark brown (10YR 212) to dark brown (10YR 413) gravelly sandy loam. The B horizon is grayish brown (2.5Y 512) gravelly sandy loam. Alderwood gravelly sandy loam is not a listed hydric soil. EXISTING CONDITIONS We visited the site on August 11, 2006 to check for the presence of wetlands and streams on and adjacent to the site. Re revisited the site on September 4, 2008 to see if site conditions had changed since our initial site visit. Site and Off-Site Description Most of the site is dominated by grass (mowed and unmowed) and widely-scattered mature trees. Also present are fruit trees and ornamentals. The southern 80 percent of the site is relatively level. The site is bounded by commercial properties to the north and what appears to be a multi-family residential development that is currently under construction to the east. Single-family homes on relatively small lots are located southeast of the site. Single- family homes on moderate-sized lots are located to the south and west, and to the west the area supports single-family homes on relatively small lots. On-Site Swale The swale that parallels the northern site boundary corresponds with the 'stream' shown on the City Storm-Surface Water map. The bottom of the swale is about 7 to 9 feet lower that the property to the north and the ground on the site to the south. The swale exhibited upland conditions and is dominated by grasses. We looked for indications of a channel or flowing water in the bottom of the swale and found none. A description of the depression on the eastern end of the swale follows. On-Site Depression The northeast corner of the site appears to function as a stormwater detention pond, although it does not appear to be designed as such. The southern slope is confining and natural. The northern side of the depression is a rockery apparently constructed when the commercial property to the north was developed. The eastern side of the depression is composed of fill material that was imported prior to our 2006 site visit. The western side of the depression is open and a part of the swale previously described. The north and east walls of the depression are about 6 to 7 feet tall. The south and east slopes are covered with a thick stand of Japanese knotweed (Polygonum cuspidatum) and Himalayan blackberry (Rubus discolor). We assessed the depression in the northeast corner of the site in 2006. This area is dominated by shrubs including Sitka willow (Salix sitchensis) and hardhack (Spiraea douglash). Also present is red-osier dogwood (Comus stolonifera). These plant species are rooted in more than 14 inches of very dark brown (10YR 2/2) loamy fine sand with no hint of mottles. The presence of water stained leaves suggests that standing water C:/J&M/BlissfWetland Reconnaissance(rev).doc Chad Armour, LLC 2 10128108 Revised Wetland Reconnaissance Renton, Washington JayMarc Development was present in the bottom of the depression the winter of 2005/2006, However based on the absence of wetland hydrology indicators (oxidized root channels) and hydric soil indicators (low chroma matrix in conjunction with mottles), we assume that wetland hydrology is not present for more than 30 consecutive days during the growing season (Attachment B -Plot 10 SP-1). Off-Site Wet Areas An area dominated by plant species adapted to wetland conditions is located adjacent to the site near its southeast corner (Sketch Map). Here we observed a large black cottonwood tree (Populus balsamifera). Also present are Scouler's willow (Salix scouleriana), hardhack, red alder (Alnus rubra), black cottonwood saplings, reed canarygrass (Phalaris arundinacea), and slough sedge (Carex obnupla). This shallow depression is narrow (about 25 to 30 It wide) and extends an unknown distance to the south. We did not observe any culverts near the southeast corner of the site. CONCLUSIONS There are no wetlands or streams present on the Bliss site. The swale near the northern site boundary contains no channel and surface water does not flow across the swale. Although standing water accumulates in the depression located in the northeast corner of the site, the absence of wetland hydrology and hydric soil indicators indicate that this depression does not function as a wetland. It is possible that the shallow depression located adjacent to the southeast corner of the site functions as a wetland. If this plant community functions as a wetland and it is larger than 2,200 square feet, then it would likely be classified as a Category 3 wetland. The standard buffer for Category 3 wetlands is 25 feet. LIMITATIONS Work for this project was performed, and this letter report prepared, in accordance with generally accepted professional practices for the nature and conditions of the work completed in the same or similar localities, at the time the work was performed. It is intended for the exclusive use of J & M Land Development and their assigns for specific application to the referenced property. This report is not meant to represent a legal opinion. No other warranty, express or implied, is made. It should be noted that Chad Armour relied on information provided by others indicated previously. Chad Armour can only relay this information and cannot be responsible for its accuracy or completeness. Also note that delineating critical areas and assessing functions and values are inexact sciences. Biological professionals may disagree on the precise location of critical area boundaries, their functions, and classification. The final determination of these characteristics is the responsibility of the permitting authority. Accordingly, the critical area assessment and delineation performed for this study, as well as the conclusions drawn in this report, should be reviewed by the appropriate permitting authority prior to committing to detailed planning and design activities. C:/J&M/BlissiWetland Reconnaissance(rev).doc Chad Armour, LLC 3 10128108 Revised Wetland Reconnaissance Renton, Washington JayMarc Development Any questions regarding our work and this report, the presentation of the information, and the interpretation of the data are welcome and should be referred to the undersigned. Sincerely, Chad Armour, LLC Chad Armour Principal Attachment A -Sketch Map Attachment B -Data Form C:JJ&M/Bliss/Wetland Reconnaissance(rev).doc Chad Armour, LLC 4 10/28/08 ATTACHMENT A Sketch Map Map (Julput http://www5.metrokc.goy/scrvleUcorn.csri.csrimap.Esrimap?Servi( lor 1 iMAP -, I --I I (6 S .. led.i!d Paroete I _. Co1111t~ SounDary x r.'-HmUJirl Ptl ... ~ S"""" ,rI PI""'orr 1,.,..Pi1 i t--, I , 1 r51.1O~!1f'" ! L _____________ _ Legend I',HQIills L'll\tllt <)no large RNa"!- S!aH!I<l$ i o if ¥, k*'~,?? db CAO fn!luliilY 8us.in:; ,'The information included on Vlis map has been complied by King COl.mly staff from a variety of sources and IS subject to change jwithoul notice King County makes no representations or warranties, exPress or implied, as to accuracy, completeness, timeliness, or lnghts to the use of such Information. King County shall not be liable for any general, special, indirect, incidental, or consequential jdamages Including, but not limited to, lost revenues O[ lost profits resulting from the use or m'suse of the InformatlOl1 contained on this lmap Any sale of this map or Information on thiS map IS prohibited except by written permission of King Cownty_ ! COate: 8-15-2006 Source: King County IMAP -Sensitive Areas (htlp IIwww.metrokcgovJGISliMAPi I I ;COMMENTS; Sketch Map Bliss Site Renton, Washington " __ . ___ .. ___ -__________ . ____ '-_~. __ " __ .--J I /-LL 8/15/20068:54 A ATTACHMENT B Data Form DATA FORM 1 (Revised) Routine Wetland Detennjnati~ __ (W A State Wetland Delineation Manual or 1987 Corps Wetland Delineation Manual) ProjecVSite: ApplicantJowner: ~_S * t .. \ L I'i" ~L [>e .. ) e; J:) I v" ~ ,,7..:" Investigator(s,l-{)0',.L '~I '''CC',", /, !.U_ Do Nonnal Circumstances exist on the site? Is the site significantly disturbed (atypical situation)? Is the area a potential Problem Area? Explanation of atypical or problem area: VEGETATION (For strata, indicate T; tree: S ~ shrub; H ~ herb; V ~ vine) Dominant Plant Species Stratum % cover Indicator Dominant Plant Species ~ I ' .......-~ rl-f 5)C\1t?h51j. J '10 r.:-,<l <L.J 2;, ?, i« ,,""'-dvv".l", .s etO rAeL_"..,:' ,~ /)' C_(/n G'-'" I_I 5 ~t.7.·:.D·" f --~~ fL.' Frklr) , I HYDROPHYTIC VEGETATION INDICA TORS: % of dorrtinants OBL, FACW, & FAC )D[,' Check aJ! indicators that apply & explain below: Date: County: State: srrlR: Community rD: Tran.sect ID: Plot ID: ~-, /';;:; ,I' ~> -,,' Stratum % cover Visual observation of plant species growing in areas of prolonged inundation/saturation Morphological adaptations Physiological/reproductive adaptations Wetland plant database Technical Literature Hydrophytic vegetation present? Rationale for decision/Remarks: HYDROLOGY no Personal knowledge of regional plant communities Other (explain) Indicator Is it the growing season? Water Marks: yes C'v Sediment Deposits: Y~i'J Balled on: $011 temp (record temp ) V other (explain) , ,;I. "'-/ ,'2 Dept of inundation: fJ,lfl inches Depth to free water in pit: 21'L inches Depth to saturated soil: :zJ.!l inches Check all that apply & explain below: / Stream, Lake or gage data: __ Aerial photoaraphs: Other: Wetland hydrology present? yes Rationale for decisiowRemarks: on Drift Lines: ycsC3~) Oxidized Root (live roots) Channels <12 in, yes (no-) FAC Neutral: yes no Drainage Patterns: Qi_f\i no Local Soil Survey: yes ~ Water~stained LeaveC.l'.§lno Other (explain): r"'(~,'/ -S (:"1--1 A } /) f '1 h",_ :'...e < ,~"., '-' SOILS Map Unit Name (Series & Phase) ProfIle Description Depth Horizon (inches) J <-!-<-,1 JrOZ j, , ,j Matrix color Mottle colors (Munsell (Munsell moist) moist) /lyeZ)1.-_¥.---- -. Field observations confirm rna Mottle abundance Texture, concretiolfs, Drawing of soil size & contrast structure, etc. profile (match descrilltion) , r,., <'" --//;'", ..... / J .. }>oi1. v,(j 5«'1'. Hydric Soil Indicators: (check all that apply) fJ "/'''\ c. --Histosol --Matrix chroma:; 2 with mottles __ Histic Epipedon __ Mg or Fe Concretions --Sulfidic Odor __ High Organic Content in Surface Layer of Sandy Soils __ Aguic Moisture Regime __ Organic Streaking in Sandy Soils __ Reducing Conditions ____ Listed on NationallLocal Hydric Soils List Gleyed or Low-Chroma (=1) matrix Other (explain in remarks) Hydric soils present? yes ® / 1 r", /'! Z ",--",t II, .. , -;::o~ J ("£.') ,--,.~ l .J ) ~~ I Rationale for decisionlRemarks: ( ____ , ~ 6 ," 6-c Q or'S '-.....1 ; \ "j '~+\-·4 ~' .'~-~:. 5,: -, v ., , i Wetland Determination (circle) Hydrophytic vegetation present? (i'~;) no ~--'.o.~ (i!ii Is the sampling point Co) Hydric soils present? yes yes Wetland hvdrolof!v DreSen!? yes rna) within a wetland? Rationale/Remarks: A < jl 'i-'lI.(A :5 fD'1 }it: -/ -+ .(_~ _,to, '"" !"\ \" ).4 <.~-~_r._~ I ' .-? '7 A"/ ..('A-' '\ .. '" 1-' '(" ;.A/C)JI/(... ( ( U , . '7t'/ ) (":.A...';-~ rPl"f,(._1?,;· .1--/ ",.;/.« {J1: !~,t -- "'-,£L NOTES: Revised 4/97 • . ',. 2881 -152ND AVENUE N.E., REDMOND, WASHINGTON 98052 .... 425.284.3300 FAX 425.284.2855 TOll FREE 866.336.8710 PREPARED FOR SEATILE REDEVELOPMENT, LLC July 19, 2006 [~XPIR:;1l 7 '2.fil foCpG , RaymonCi A. COgtas;-p,-E. Principal GEOTECHNICAL ENGINEERING STUDY 330 -BREMERTON AVENUE NORTHEAST RENTON, WASHINGTON ES-0521 Earth Solutions NW, LLC 2881 -152nd Avenue Northeast, Redmond, Washington 98052 Ph: 425-284-3300 Fax: 425-284-2855 Toll Free: 866-336-8710 : -Important Information About Your Geotechnical Engineering Report Geotechnical Services Are Performed for Specilic Purposes, Persons, and Projects Geotechnical engineers struclure Iheir services to meet the specific needs 01 their clienls A geolechnical engineering study conducled for a civil engi- neer may not fulfill the neBds of a construction contractor or even another civil engineer Because eeeh geotechnical engineering study is unique, each geotechnical engineering report is unique, prepared solely for Ihe clienl No one excepl you should rely on your geolechnical engineering report withoul firsl conferring with the geolechnical engineer who prepared il. And no one -not even you-should apply the report for any purpose or projecl except the one originally contemplated Read the Full Report Serious problems have occurred because those relying on a geotechnical engineBring report did not read il all Do nol rely on an execulive summary Do nol read selecled elements only A Gootechnical Engineering Report Is Based on A Unique Set of Project-Specific Factors Geolechnical engineers consider a number of unique, projecl-specific fac- lors when establishing Ihe scope of a sludy Typical faclors include: Ihe clienl's goals, objectives, and risk managemenl preferences; the general nature of Ihe slruclure involved, ils size, and conliguration; Ihe location of the slruclure on Ihe site; and olher planned or exisling site improvemenls, such as access roads, parking lots, and underground ulilities Unfess the geotechnical engineer who conducted Ihe study specifically indicales oth- erwise, do nol rely on a geotechnical engineering report Ihat was: • not prepared for you, • not prepared for your projecl, • not prepared for the specific sile explored, or • compleled before important project changes were made Typical changes that can erode Ihe reliability 01 an existing geolechnical engineering report include those that alfect: • the function of the proposed struclure, as when ii's changed froro a parking garage to an office building, or from a light industrial plant to a refrigerated warehouse, • elevation, configuration, location, orientation, or weight of the proposed structure, • composition of the design team, or • project ownership As a general rule, always inform your geotechnical engineer 01 project changes-wen minor ones-and request an assessment of their impact Geotechnical engineers cannot accept responsibility or liability for problems that occur because their repoils do not consider developments 01 which they were not inlormed Subsurface Conditions Can Change A geolechnical engineering report is based on conditions that existed at the time the study was pertormed Do not rely on a geotechnical engineer- ing repoilwhose adequacy may have beBn affected by: the passage of time; by man-made events, such as construction on or adjacent to the site; or by natural events, such as floods, earthquakes, or groundwater fluctua- tions Always contact the geotechnical engineer before applying the report to determine il it is slillreliable A minor amount of additionat testing or analysis could prevent major problems Most Geotechnical Findings Are Professional Opinions Site exploration identifies subsurtace conditions only at those points where subsurtace tests are conducted or samptes are taken. Geotechnical engi- neers review lield and laboratory data and then apply their prolessional judgmenlto render an opinion about subsurtace conditions throughout the site Actual subsurtace conditions may differ-sometimes significanlly- from Ihose indicated in your report Retaining the geolechnical engineer who developed your report to provide construction observation is the .most effective method of managing Ihe risks associaled wilh unanticipated cnnditions A Report's Recommondations Are NotAnal Do not overrely on the construction recommendations included in your report. Those recommendations are not final, because geotechnical engi- neBrs develop them principally from judgment and opinion Geotechnical engineers can finalize their recommendations only by observing actual subsurlace conditions reveated during construction The geotechnical engineer who developed your report cannot assume responsibility or liability for the mport's recommendations if that engineer does not perform construction observation A Geotechnical Engineering Report IS Subject to Misinterpretation Other design team members' misinterpretation 01 geotechnical engineering reports has resulted in costly problems Lower that risk by having your geo- technical engineer confer with appropriate members of the design team atter submitting the report Atso retain your geotechnical engineer to review perti- nent etements of the design team's plans and specifications Contractors can also misinterpret a geotechnical engineering report Reduce that risk by having your geotechnical engineer participate in prebid and preconstruction conlerences, and by providing construction observation Do Not RedJ'aw the Engineer's Logs Geotechnical engineers prepare finat boring and testing logs based upon their interpretation 01 field logs and laboratory data To prevent errors or omissions, the logs included in a geotechnical engineering report should neverbe redrawn tor inclusion in architectural or other design drawings Only photographic or eteclronic reproduction is acceptable, but recognize that separating logs Irom lhe report can elevale risk Give Contractors a Complete Report and Guidance Some owners and design protessionats mistalrenly believe they can make contractors liabte for unanticipated subsurtace conditions by limiting what they provide lor bid preparation To hetp prevent cosily problems, give con- trectors the complete geotechnical engineering report, bul prelace it with a clearly written letter of transmittal. In that letter, advise conlreclors that the report was not prepared for purposes 01 bid development and thatlhe report's accuracy is limited; encourage them to confer with the geotechnical engineer who prepared the report (a modest fee may be required) and/or to conduct additional study to obtain the specific types of infonmation they need or prefer A prebid conference can also be valuabte 8e sure contrac- tors have sllfficientlime to per10rm additional study. Only then might you be in a position to give contrac1ors the best infonmation available to you, while requiring them to at least share some of the financial responsibilities stemming from unanticipated conditions . Read Responsibiflty ProVisions Closely Some clients, design professionals, and contractors do not recognize that geotechnical engineering is far less exact than other enginee/ing disci- plines This lack of understanding has created unrealistic expectations that have led to disapPOintments, claims, and disputes To help reduce the risk of such outcomes, geotechnical engineers commonly include a variety of explanatory provisions in their reports Sometimes labeled "limitations' many of these provisions indicate where geotechnical engineers' responsi- bilities begin and end, 10 help olhers recognize Iheir own responsibilities and risks Read these provisions closely Ask Questions Your geotechnical engineer should respond fully and Irankly Geoenvironmental Concerns Are Not Covered The equipment. techniques, and personnel used to pertorm a geoenviron- mental study differ signilicanlly from those used to pertorm a geotechnical study For that reason, a geotechnical engineering report does not usually relate any geoenvironmenlallindings, conclusions, or recommendations; e 9 , about the likelihood of encountering unde/ground storage tanks or regulated contaminants Unanticipated environmental problems have led to numerous project lailures If you have not yet obtained your own geoen- vironmenlal information, ask your geotechnical consullant for risk nnan- agerrrent guidance Do no/ rely on an environmental report prepared lor someone else. Obtain PrOfessional Assistance To Deal with Mold Diverse strategies can be applied during building design, construclion, operation, and mainlenance to prevent significant amounts of mold from . growing on indoor surfaces To be effective, all such strategies should be devised for the express·pllrpose of mold prevention, integraled inlo a com- prehensive plan, and executed with diligent oversight by a professionat mold prevention consullant Because just a small amount of water or moisture can lead to the development 01 severe mold infestations, a num- ber 01 mold prevention strategies locus on keeping building suriaces dry While groundwater, water inliltretion, and similar issues may have been addressed as part of the geotechnical engineering study whose findings are conveyed in-this report, the geolechnical engineer in charge of this project is nol a mold prevention consultant; none of the services per- formed in connection wilh Ihe geolechnical engineer's study were designed or conducled for Ihe purpose of mold preven- lion. Proper implemenlalion of Ihe recommendations conveyed in Ihis report wilf not of itself be sufficlenl to prevent mold from growing in or on Ille strudure involved. Rel¥, on Your ASfE-Member Geotechncial EnglDeer for Additional Assistance Membership in ASFE/The Best People on Earth exposes geotechnicat engineers to a wide array of risk nnanagementtechniQues that can be 01 genuine benefil for everyone involved with a construction project Gonler with you ASFE-member geotechnical engineer for more information A5FE The IDS! .. ule III UUIl 8811 Colesville Road/Suile G106, Silver Spring, MD 20910 Telephone: 301/565-2733 Facsimile: 301/589-2017 "-mail: inlo@asleorg WIffl asle org Copyrfghr 2004 by ASFE. Inc Duplication, reproduction, rJr copylna 01 thIs rJocumsnl, In whore Of In pan, by any means whatsvever, is strictly prohibited, except with ASFFs specific wrilterr J)eTmiss/cm Excervting, Quo1ing, ar otherwise ex1/ilcting vmrding from Ih's document is permrtted only with the express wriffen permi!;siun fir ASFE, and only for purposes of scholarfy resean;h or book review. Only members af ASF£ milY use lITIs dOC/Jment as a complement to or as an element of J geotectmir;al fNlgineeriTlfl report. Any other Rrm, individual, or olher enlily that so uses this document withoot being an ASFE member CQuld be commtrtfng neglir1enr or Intentional (fJaudulent) misrepresentation lIGER061J45 aM July 19, 2006 ES-0521 Seattle Redevelopment, LLC PO. Box 2566 Renton, Washington 98056 Attention: Mr. Marc Rousso Dear Mr. Rousso: Earth Solutions NW LlC • Ce()lelhnil:a[ Engineerillg ·Con;;truction Muniluring • Enviroll!l)l:.'nt;tl SCi€!!KC-:; Earth Solutions NW, LLC (ESNW) is pleased to present this report titled "Geotechnical Engineering Study, 330 -Bremerton Avenue Southeast, Renton, Washington". Based on results of our fieldwork, the site is underlain primarily by native soils consisting of loose to very dense silty sand with gravel glacial till deposits with the exception of the northern portion of the site, where about three to four feet of loose fill is underlain by native sand and gravel deposits. Groundwater was encountered in the northern portion of the site, at depths of between seven and one-half and eight feet below existing grade. As such, localized zones of groundwater seepage could be encountered during site grading operations, depending of the time of year and depth of excavations. In our opinion, the proposed residential structures can be supported on competent or recompacted native soils or structural fill used to modify existing site grades, as appropriate. We anticipate competent native soil capable of providing adequate foundation support will be encountered at depths of between two to four feet below existing grades. Where loose or unsuitable soil conditions are exposed at foundation subgrade elevations, compaction of the soils to the speCifications of structural fill, or overexcavation and replacement with structural fill, may be necessary. ESNW should have an opportunity to review the final site designs to provide supplemental geotechnical recommendations, as necessary. The opportunity to be of service to you is appreciated. If you have any questions regarding the content of this geotechnical engineering study, please call. Sincerely, A ,LLe ~{,., A. CogI", pi Principal 2861 152ml Avenue NE • Redmond, WA 93052 • (425) 2B4-33()() • FAX (425) 254-21355 • Toli Free WGfl} 336-U7HJ TABLE OF CONTENTS ES-0521 PAGE INTRODUCTION .......................................................................... 1 General ........................................................................... 1 Project Description.................................................. ........ 2 Surface ............................................................................. 2 Subsurface ......................................................................... 3 Geologic Setting .................................. ., .................... 3 Groundwater ....................................................................... 4 DISCUSSION AND RECOMMENDATIONS ..................................... 4 GeneraL. ............................................... , ........... ,. , ........... " 4 Site Preparation and Earthwork ...... " ......... " ........................ , 5 In-situ Soils ..................... " ........................ , ...... ,....... 5 Structural Fill Placement.. ....... " .............. " ........ "....... 5 Excavations and Slopes ..................................................... 6 Rockeries and Modular Block Walls............ ............... .......... 6 Utility Trench BackfilL ........................................................ 7 Pavement Sections .............................................................. 7 Foundations ........................................................... "........ 8 Slab-on-Grade Floors .................................... ,..................... 8 Retaining Walls ...................................... , ........................... 9 Drainage................ ..................... ....... ..................... .......... 9 Seismic Considerations......................... ........................... ...... 10 LIMITATIONS ... , ................................................... ,." ...... ,............ 10 Additional Services... ......................................................... 10 GRAPHICS PLATE 1 PLATE 2 PLATE 3 PLATE 4 APPENDICES Appendix A Appendix B TABLE OF CONTENTS Cont'd ES-0521 VICINITY MAP TEST PIT LOCATION PLAN RETAINING WALL DRAINAGE DETAIL FOOTING DRAIN DETAIL Field EXploration Field Logs Laboratory Test Data Sieve Analyses General GEOTECHNICAL ENGINEERING STUDY 330 -BREMERTON AVENUE NORTHEAST RENTON, WASHINGTON ES-0521 INTRODUCTION This geotechnical engineering study was prepared for the proposed town home development to be constructed at 330 -Bremerton Avenue Northeast in Renton, Washington. The purpose of this study w1'ls to excavate a series of test pits throughout the site to characterize soil and groundwater conditions, perform appropriate geotechnical analyses and develop geotechnical recommendations for the proposed development. Our scope of services for completing this geotechnical engineering study included the following: • Excavating a series of test pits throughout the subject property using a rubber tired backhoe for purposes of characterizing the soil and groundwater conditions; • Providing geotechnical recommendations for earthwork, structural fill requirements, pavements, and drainage facilities; • Assessing the suitability of site soils for use as structural fill; • Providing recommendations for soil bearing capacity, subgrade preparation, and recommendations for foundation support, and; • Providing additional geotechnical recommendations, as appropriate. The following documents were reviewed as part of preparing this Geotechnical Engineering Study: • Autocad site map e-mailed by the Jaeger Engineering, undated; • Composite geologic map of the King Area, Booth, 0.8., 2006, and; • King County Soil Survey (SCS). Earth Solutions NW, LLC Seattle Redevelopment, LLC. July 1 g, 2006 Project Description ES-0521 Page 2 We understand the site will be redeveloped with a series of townhomes and associated improvements. Due to the shallow topographic relief throughout the site, we anticipate minimal grading consisting of cuts and fills of less than approximately eight feet will be required to achieve design elevations. Based on our understanding of the proposed project, the majority of the fills will occur in the northern portion of the site, in a topographic low area, where grades may be raised by up to eight feet The proposed residential structures will likely consist of relatively lightly loaded wood framing supported on conventional foundations. We anticipate the majority of the residential structures will incorporate crawl space and slab-on-grade garage floors. Based on our experience with similar developments, we anticipate wall loads on the order of two to four kips per lineal foot and slab-on-grade loading of 150 pounds per square foot (psf). If the above design assumptfons are incorrect or change, ESNW should be contacted to review the recommendations in this report. ESNW should review the final design to verify that our geotechnical recommendations have been incorporated into the plans. Surface The site is located along the east side of Bremerton Avenue Northeast south of Northeast 4th Street in Renton, Washington. The approximate location of the subject property is illustrated on the Vicinity Map (Plate 1). The site consists of an irregularly shaped property with a gross area of approximate 1.9 acres that includes two separate tax parcels. The approximate limits of the property are illustrated on the Test Pit Location Plan (Plate 2). The property is developed with residential buildings and associated structures, which will be removed as part of the planned development and is surrounded by residential properties. The overall site topography is relatively level, except for the northern portion, where gradients gently descend approximately eight feet to a topographic low creating a basin feature Vegetation throughout the site consists primarily of relatively mature landscaping surrounding the existing residential structures. Earth Solutions fIfW, LLC Seattle Redevelopment July 19, 2006 Subsurface ES-0521 Page 3 A total of five test pits were excavated throughout the subject site for purposes of assessing soil conditions, and for characterizing and classifying the site soils. Our test pit locations were largely controlled by the presence of existing structures, underground utilities and relatively extensive site development However, our subsurface explorations revealed relatively consistent soil and groundwater conditions across much of the site. Please refer to the test pit logs provided in Appendix A for a more detailed description of the subsurface conditions. Topsoil was encountered at all of the test sites and was on the order of four to twelve inches thick. However, based on the variable topography throughout the site, deeper areas of topsoil may be encountered during mass grading activities. The topsoil can be considered for use in landscape or non-structural areas, if desired. Extensive areas of fill were not encountered during the fieldwork. However, test pits TP-4 and TP-5 encountered three to four feet of loose silty sand with gravel (Unified Soil Classification SM) fill containing trace to moderate amounts of debris and organics. Underlying the topsoil and fill, native soils were encountered consisting primarily of silty sand and silty sand with gravel soils (SM) in the topographically higher areas, and sand and gravel (SP, SP-SM, GP-GM) in the northern, topographically lower areas Geologic Setting Our review of the referenced geologic map identifies glacially consolidated till deposits (Qvt) throughout the site and surrounding area. Till soils consist primarily of a non-sorted mixture of compact silt, sand and gravel and are in a consolidated condition at depth. The King County Soil Survey (SCS) indicates the presence of Alderwood gravelly sandy loam, six to fifteen percent slopes (AgC) glClcial till deposits throughout the majority of the site. The SCS describes these soils as having slow to moderate runoff with a moderate erosion hazard. The soil conditions encountered during our fieldwork generally correlate with the geologic map designations and the SCS classification, with the exception of the northern portion of the property. This area forms a basin which consists of up to approximately nine feet or more of recessional outwash type sand and gravel deposits. Earth Solutions NW, LLC Seattle Redevelopment July 19, 2006 Groundwater ES-0521 Page 4 Groundwater was encountered at depths of about seven and one-half to eight feet below existing grade in test sites TP-4 and TP-5, at the time of the fieldwork (July 2006). Based on our understanding of the proposed site grading, this area will likely be raised by up to approximately eight feet. However, the presence of groundwater seepage should be anticipated in the deeper site exczvations within this area, particularly for utility trench alignments. Groundwater seepage rates and elevations fluctuate depending on many factors, including precipitation duration and intensity, the time of year, and soil conditions. In general, groundwater flow rates are higher during the wetter, winter months. The soil deposits in the northern portion of the site are consistent with recessional outwash soils, which typically are underlain by glacial till deposits. Therefore, the groundwater observed during our fieldwork is likely confined to the northern portion of the site, and we antiCipate any groundwater that may be encountered within the glacial till deposits will be perched and relatively light to moderate. DISCUSSION AND RECOMMENDATIONS General Based on the results of our study, construction of the proposed town home development at the subject site is feasible from a geotechnical standpoint. The primary geotechnical considerations associated with the proposed development include site grading and earthwork, foundation support, structural fill placement, appropriate erosion control and the suitability of the on-site soils for use as structural fill. Based on the results of our study, the proposed residential structures can be supported on conventional spread and continuous foundations bearing on competent native soils or structural fill, as appropriate. We anticipate competent soil capable of providing adequate foundation support will be encountered at depths of approximately two to four feet below existing grades in areas where cuts will likely occur. Where loose or unsuitable soil conditions are exposed at foundation subgrade elevations, compaction of the soils to the specifications of structural fill, or overexcavation and replacement with structural fill may be necessary. In our opinion, the soils generated from cuts throughout the site should generally be suitable for use as structural fill provided they are close to optimum moisture. The site soils encountered at our exploration sites will generally exhibit good soil strength when compacted to structural fill specifications. The presence of groundwater seepage in deeper utility and site excavations made in the northern portion of the site should be anticipated. Supplemental recommendations for controlling groundwater seepage should be provided by the geotechnical engineer during the grading activities, as appropriate. However, based on the data obtained from the test sites, and our overall characterization of subsurface conditions, extensive site dewatering will likely not be necessary for the proposed site development. Earth Solutions NW, LLC Seattle Redevelopment July 19, 2006 ES-OS21 Page 5 This study has been prepared for the exclusive use of Seattle Redevelopment, LLC, and their representatives. No warranty, expressed or implied, is made. This study has been prepared in a manner consistent with the level of care and skill ordinarily exercised by other members of the profession currently practicing under similar conditions in this area. ESNW should have an opportunity to review final site plans to provide supplemental recommendations, as appropriate. Site Preparation and Earthwork The primary geotechnical considerations during the proposed site preparation and earthwork activities will involve structural fill placement and compaction, site drainage and erosion control. In-situ Soils From a geotechnical standpoint, the silty sand and sand soils encountered at the test sites are generally suitable for use as structural fill. Due to the generally granular nature of the native soils, use of these soils throughout the structural fill and permanent fill slope areas of the site is feasible from a geotechnical standpoint The moisture sensitivity of the native soils can be generally characterized as moderate to high. Because the native soils are moderately to highly sensitive to mOisture, successful use of the on-site soils will largely be dictated by the moisture content of the soils at the time of placement and compaction. Soils encountered during site excavations that are excessively over the optimum moisture content may require moisture conditioning prior to placement and compaction. Conversely, if the native soils are found to be dry at the time of placement, moisture conditioning through the application of water may be necessary prior to compacting the soil. If the on-site soils cannot be successfully compacted, the use of an imported soil may be necessary. Imported soil intended for use as structural fill should consist of a well graded granular soil with a maximum aggregate grain size of four inches, and a moisture content that is at or near the optimum level. During wet weather conditions, imported soil intended for use as structural fill should consist of a well graded granular soil with a fines content of five percent or less defined as the percent passing the #200 sieve, based on the minus three-quarter inch fraction. Structural Fill Placement In general, areas to receive structural fill should be sufficiently stripped of organic matter and other deleterious material. The observed topsoil layer throughout the majority of the site is relatively thin, but is also moderately compressible in its present condition. As such, the geotechnical engineer should observe cleared and stripped areas of the site prior to structural fill placement. In our opinion, areas to receive at least four feel of fill will not require stripping prior to placement However, areas where no stripping will occur should be mowed as low as possible prior to placing any fill. Earth Solutions N'N, LLC Seattle Redevelopment July 19, 2006 ES-0521 Page 6 Structural fill is defined as compacted soil placed in foundation, slab-on-grade, and roadway areas, Fills placed to construct permanent slopes and throughout retaining wall and utility trench backfill areas are also considered structural fill. Soils placed in structural areas should be compacted to a relative compaction of ninety percent, in general accordance with the maximum dry density as determined by the Modified Proctor Method (ASTM 0-1557-02) and placed in maximum twelve inch lifts. In pavement areas, the upper twelve inches of the structural fill should be compacted to a relative compaction of at least 95 percent and be in stable non-yielding condition. Excavations and Slopes The Federal and state Occupation Safety and Health Administration (OSHAIWISHA) classifies soils in terms of minimum safe slope inclinations, Based on the soil conditions encountered during our fieldwork, the site soils encountered to depths of up to four feet and the relatively cohesion less sand and gravel deposits observed in test sites TP-3 through TP-5, would be classified by OSHAIWISHA as Type C, Temporary slopes over four feet in height in Type C soils should be sloped no steeper than 1.5H:1V (Horizontal:Vertical). The glacial till soils encountered to depths of greater than four feet across the remainder of the site would generally be classified by OSHAIWISHA as Type A and B, Temporary slopes over four feet in height in Type A and Type B soils should be sloped at an inclination no steeper than O.75H:1V and lH:1V, respectively, If appropriate slopes cannot be achieved, temporary shoring may be necessary to support the excavations, Permanent slopes should maintain a gradient of 2H: lV, or flatter, and should be planted with an appropriate species of vegetation to enhance stability and to minimize erosion. The geotechnical engineer should observe temporary and permanent slopes to verify that the inclination is appropriate, and to provide additional grading recommendations, as necessary, Rockeries and Modular Block Walls In our opinion, the use of rockeries or modular block walls at this site is feasible from a geotechnical standpoint Rockeries or modular block walls over four feet in height will require an engineered design, ESNW can provide engineered rockery and modular block wall designs, upon request The geotechnical engineer should review the final wall alignments and wall heights with respect to the proposed site grading, Earth Solutions NW, LLC Seattle Redevelopment July 19, 2006 Utility Trench Backfill ES-0521 Page 7 In our opinion, the soils observed at the test sites are generally suitable for support of utilities. Organic or highly compressible soils encountered in the trench excavations should not be used for supporting utilities. In general, the native soils observed at the test sites should generally be suitable for use as structural backfill in the utility trench excavations, provided the soil is at or near the optimum moisture content at the time of placement and compaction. Moisture conditioning of the soils may be necessary at some locations prior to use as structural fill. Utility trench backfill should be placed and compacted to the specifications of structural fill provided in this report, or to the applicable specifications of the City of Renton, as appropriate. Pavement Sections The performance of site pavements is largely related to the condition of the underlying subgrade. To ensure adequate pavement performance, the subgrade should be in a firm and unyielding condition when subjected to proofrolling with a loaded dump truck. Structural fill in pavement areas should be compacted to the specifications detailed in the Site Preparation and Earthwork section of this report. It is possible that soft, wet, or otherwise unsuitable subgrade areas may still exist after base grading activities. Areas of unsuitable or yielding subgrade will require remedial measures such as overexcavation and thicker crushed rock or structural fill sections prior to pavement. For relatively lightly loaded pavements subjected to automobiles and occasional truck traffic, the following pavement sections can be considered: • Two inches of asphalt concrete (AC) placed over four inches of crushed rock base (CRB), or; • Two inches of AC placed over three inches of asphalt treated base (ATB). The AC, ATB and CRB materials should conform to WSDOT specifications. Heavier truck-traffic areas generally require thicker pavement sections depending on site usage, pavement life expectancy, and site traffic. ESNW can provide appropriate pavement section design recommendations for truck traffic areas and right-of-way improvements, as necessary. Additionally, the city of Renton Road Standards may supersede the recommendations provided in this report. . Earth SolUfions ftMI, LLC Seattle Redevelopment July 1 g, 2006 Foundations ES-0521 Page 8 Residential structures for this site can be supported on conventional spread and continuous foundations bearing on competent native soils or structural fill, as appropriate. We anticipate competent native soil suitable for support of foundations will generally be exposed at depths of between two to four feet. Where loose or unsuitable soil conditions are exposed at foundation subgrade elevations, compaction of the soiis to the specifications of structural fill, or overexcavation and replacement with structural fill may be necessary. Assuming the foundations are supported on competent, undisturbed native soils or suitable structural fill, the following parameters should be used for foundation design: • Allowable Soil Bearing Capacity • Friction • Passive Resistance 2,500 psf DAD 350 pcf (equivalent fluid) For short term wind and seismic loading, a one-third increase in the allowable soil bearing capacity can be assumed. A factor-of-safety of 1.5 has been applied to the friction and passive resistance values. With structural loading as expected, total settlement in the range of one inch is anticipated, with differential settlement of about one-half inch or less. The majority of the settlements should occur during construction, as dead loads are applied. Slab-en-Grade Floors Slab-an-grade floors for the proposed buildings should be supported on a firm and non-yielding subgrade consisting of competent native soil or structural fill. Unstable or yielding areas of the subgrade should be recompacted or overexcavated and replaced with suitable structural fill prior to construction of the slab. A capillary break consisting of a minimum of four inches of free draining crushed rock or gravel should be placed below the slab. The free draining material should have a fines content of five percent or less (percent passing the #200 sieve, based on the minus three-quarter inch fraction). in areas where slab moisture is undesirable, installation of a vapor barrier below the slab should be considered. Earth Solutions NW, LLC Seattle Redevelopment July 19, 2006 Retaining Walls ES-0521 Page 9 If retaining wall will be utilized at this site, they should be designed to resist earth pressures and any applicable surcharge loads. For design, the following parameters can be assumed for retaining wall design: • Active Earth Pressure (Yielding Wall) 35 pef (equivalent fluid) • At-Rest Earth Pressure (Restrained Wall) 50 pct • Traffic Surcharge (Passenger Vehicles) 70 psf (rectangular distribution) • Passive Resistance 350 pcf (equivalent fluid) • Coefficient of Friction DAD Additional surcharge loading from foundations, sloped backfill, or other loading should be included in the retaining wall design, as appropriate. Drainage should be provided behind retaining walls such that hydrostatic pressures do not develop. If drainage is not provided, hydrostatic pressures should be included in the wall design, as appropriate. ESNW should review retaining wall designs to verify that appropriate earth pressure values and drainage have been incorporated into design, and to provide additional recommendations, as necessary. Retaining walls should be backfilled with free draining material that extends along the height of the wall, and a distance of at least eighteen inches behind the wall. The upper one foot of the wall backfill can consist of a less permeable (surface seal) soil, it desired. A rigid, perforated drain pipe should be placed along the base of the wall, and connected to an appropriate discharge location. A typical retaining wall and drainage detail is illustrated on Plate 3 of this report. Other drainage methods may be considered, and recommended by ESNW, as appropriate. Drainage Groundwater table was observed at depths of between seven and one-half and eight feet below existing grades in the northern portion of the site, at the time of our fieldwork (July 2006). As such, localized zones of groundwater seepage could be encountered in the site excavations in this area, particularly during the wetter winter months. Localized zones of perched seepage may also be encountered in deeper excavations within the glacial till soil deposits. Temporary measures to control groundwater seepage and surface water runoff during construction would likely involve interceptor trenches and sumps, as necessary. In our opinion, perimeter drains should be installed at or below the invert of building footings. A typical footing drain detail is provided on Plate 4 of this report. Earth Solutions NW, LLC Seattle Redevelopment July 19, 2006 Seismic Considerations ES-0521 Page 10 The 2003 International Building Code specifies several soil profiles that are used as a basis for seismic design of structures, Based on the soil conditions observed at the test sites, Site Class C, from table 1615.1.1, should be used for design_ In our opinion, liquefaction susceptibility at this site can generally be characterized as low. The relative density of the site soils and the absence of a uniform, shallow groundwater table is the primary basis for this designation. LIMITATIONS The recommendations and conclusions provided in this geotechnical engineering study are professional opinions consistent with the level of care and skill that is typical of other members in the profession currently practicing under similar conditions in this area. A warranty is not expressed or implied. Variations in the soil and groundwater conditions observed at the test sites may exist, and may not become evident until construction. ESNW should reevaluate the conclusions in this geotechnical engineering study if variations are encountered. Additional Services ESNW should have an opportunity to review the final design with respect to the geotechnical recommendations provided in this report. ESNW should also be retained to provide testing and consultation services during construction, Earth Solutions NW, LtC st Reference: King County Map 656 By Thomas Brothers Maps Dated 2007 NOTE: Th~ plate may contain areas of color ESNW cannot be responsible for any subsequent miSinterpretation of tne information resulting from blac\( & whHe reproductions of this plate Vicinity Map Bremerton Avenue Townhomes Renton, Washington GLS Date 07/17/2006 Proj. No. 0521 SSR Date July 2006 Plate I JO~ JO~ J02 .100 i r-------------------------------~ --- ITP-4 -0- I TP-5 -0- I I o I -0- TP-31 , : .;00 Lo;? !~~~ l..Joe Lro 1,110 o , " uJ Z uJ 'W Z:J wZ :Jw Z~ w ~Z o :r:~ I-w ~~ ~ co '-' - : DO L_ -________ ' __ ---, I , I , , I -0- I TP-2 I -0- I TP-l 1"=60' I 0.~-!.1,~6;01l!l1l!l.~ .. 12 0'" : b Scale in Feet I ' _____________________ .J---- LEGEND TP-1-t-Approximate Location of ESNW Test Pit, Pro). No. ES-0521, July 2006 Subject Site NOTE: The graphics shown on Ihis plale are nol inlended for design purposes or predse scale measurements, but only to iDustrate the approximate test locations relative to the approximate locations of existing and r or proposed sile fealures The infonnalion iIIuslCaled is largely based on dala provided by Ihe client at Ihe time of our stUdy ESNW cannot be responsible for subsequent design changes or interpretation of the data by others, '" I Test Pit Location Plan Bremerton Avenue Townhomes Renton, Washington NOTE: This plale may contain areas of color ESNWcannot be Drwn GLS Date 0711712006 Proj. No. 0521 responsible for any subsequent misinterprelatioo of Ihe ioronnalion resulting from black & while reproduclions Dfthis plale Checked SSR Date July 2006 Plate 2 I NOTES: • Free Draining Backfill should consist of soil having less than 5 percent fines Percent passing #4 should be 25 to 75 percent. • Sheet Drain may be feasible in lieu of Free Draining Backfill. per ESNW recommendations • Drain Pipe should consist of perforated. rigid PVC Pipe surrounded with 1" Drain Rock LEGEND: I::: : ::: :: 1 Surface Seal; Native Soil or other ::: :: :: :: Low Permeability Material Free Draining Structural Backfill 1 inch Drain Rock 1811 Min. Structural Fill Perforated Drain Pipe (Surround In Drain Rock) SCHEMATIC ONLY -NOT TO SCALE NOT A CONSTRUCTION DRAWING RETAINING WALL DRAINAGE DETAIL Bremerton Avenue Townhomes Renton. Washington Drwn. GLS Date No 0521 Checked SSR Date July 2006 Plate 3 Slope • 2" (Min.) Perforated Rigid Drain Pipe (Surround with 1" Rock) NOTES: • Do NOT tie roof downspouts to Footing Drain • Surface Seal to consist of 12" of less permeable, suitable soil. Slope away from building LEGEND: r :.: . :. :. :1 Surface Seal; native soil or ~::::: ~::: other low permeability material 1" Drain Rock SCHEMATIC ONLY -NOT OT SCALE NOT A CONSTRUCTION DRAWING FOOTING DRAIN DETAIL Bremerton Avenue Townhomes Renton, Washington GLS Date No. 0521 SSR Date July 2006 Plate 4 APPENDIX A SUBSURFACE EXPLORATION ES-0521 The subsurface conditions at the site were explored by excavating a total of five test pits. The approximate test pit locations are illustrated on Plate 2 of this report. The test pit logs are provided in this Appendix. The subsurface exploration was completed in July 2006. Logs of the test pits are presented in Appendix A. The stratification lines on the logs represent the approximate boundaries between soil types. In actuality, the transitions may be more gradual. Earth Solutions NW, LLC Earth Solutions NWLlC SOIL CLASSIFICATION CHART MAJOR DIVISIONS TYPICAL DESCRIPTIONS COARSE GRAINED SOILS MORE THAN SO% OF MATERIAL IS lARGER THAN NO 200 SIEVE SIZE FINE GRAINED SOILS MORE THAN 50% OF MATERIAL IS SMALLER THAN NO. 200 SIEVE SIZE GRAVEL AND GRAVELLY SOILS MORE THAN 50% OF COARSE FRACTfON RETAINED ON NO 4 SIEVE SAND AND SANDY SOILS CLEAN GRAVELS (lITTlE OR NO FINES} GRAVELS WITH FINES (APPRECIABLE AMOUNT OF FINES) CLEAN SANDS (LITJ1.Jl OR NO FINES) SANDS WITH MORE THAN 50% FINES OF COARSE FAACnON PASSING ON NO 4 SIEVE (APPRECIABlE SILTS AND CLAYS SILTS AND CLAYS AMOUNT OF fiNES) UQUIDLIMIT LESS THAN 50 LIQUID LIMIT GREATER THAN 50 HIGHLY ORGANIC SOILS GW GP GM GC SW SP SM SC ML OL MH CH OH PT WElL·GRADED GRAVELS, GRAVEL· SAND MIXTURES. LITTLE OR NO FINES POORl,(-GRADED GRAVELS, GRAVEl-SAND MIXTURES. limE ORNOFINES SILTY GRAVELS. GRAVEL· SAND- SILT MIXTURES CLAYEY GRAVELS. GRAVEL-SAND~ ClAY MIXTURES WEll..-GRADED SANDS. GRAVELLY SANDS. UTl1..E OR NO FINES POORlY-GRADEO SANDS. GRAVELLY SAND. LmLE OR NO FINES SILTY SANDS, SAND -SILT MIXTURES CLAYEY SANDS. SAND -CLAY MIXTURES INORGANIC SILTS AND VERY FINE SANDS, ROCK FLOUF~, SILTY OR CLAYEY ANE SANDS OR CLAYEY SILTS WITH SLIGHT Pl.ASTlC1TY ORGANIC SILTS AND ORGAN1C SILTY CLAYS OF LOW PlASTICITY INORGANIC SILTS, MICACEOUS OR DIATOMACEOUS FINE SAND OR SILTY SOILS INORGANIC CLAYS OF HIGH PlASTICITY ORGANIC CLAYS OF MEDlUM TO HIGH PLASTICITY. ORGANIC SILTS PEAT. HUMUS, SWAMP SOILS WITH HIGH ORGANIC CONTENTS DUAL SYMBOLS are used to indicate borderline soil classifications The discussion in the text of this report is necessary for a pmper understanding of the nature of the material presented in the attached logs. 2681152nd Avenue N E. Redmond, WA 96052 Telephone: 4252643300 Fax: 4252842655 CLfENT Seattle Redevelopment NUMBER DATE STARTED -'7"-'I..,I"'IO"'S'-__ _ COMPurrED-,7,,-'I..,I~/OO~ __ _ EXCAVATION CONTRACTOR -'N"W"'-'E"x"'ca"'v"'a"'tin"'o'-_______ _ rEST PIT N PROJECT NAME Bremerton Avenue Townhomes PROJECT TP-1 PAGE 1 OF 1 GROUND ElEVATION ...:4!..!1"-0-,,ft __ _ TEST PIT SIZE _________ _ GROUND WATER LEVElS: EXCAVATIONMcrnOO ______________________ ___ ATnMEOFEXCAVATION~ ____________________ __ LOGGEO BY --'W=LR"-____ _ CHECKED BY --'S"'S"'R'--__ _ NOTES Depth of Topsoil & Sod 6"; sod W J: ~ffi furs win ...J:;: 0 "-OJ ~z (f) TESTS MC=750% Fines = 21.80% MC=1220% ,,; <5 <1 OJ SM SM u :;:", "-0 ~...J (!) ·trace cobbles 4" to 7" "'"POssible seepage -becomes wet ·becomes dense AT END OF EXCAVATION -= ____________________ _ AFTER EXCAVATION - MATERIAL DESCRIPTION BoHam of test pit at 9 0 feet Earth Solutions , LLC 2BB1 152nd Avenue N, E Redmond, WA 98052 Telephone: 4252843300 Fax: 4252842855 CUENT Seattle Redevelopment PROJECT NUMBER DATE STARTED _7"-'-'-11"'10"'6'---__ _ COMPlETED _7"-'-'-11""0"'6'---__ EXCAVATION CONTRACTOR -lNW"'-lE"'x"'ca"'v"'a"'lin"'QL-______ _ EXCAVATION METHOD _____________ _ lOGGEDBY_W~LR~ ____ _ CHECKED BY -'S"'S"R'-__ _ NOTES Depth of T.opsoil & Sod 6": sod W a. J:: ~ffi yj fug WID TESTS <.5 -'::E yj 0 a.::. :;j ::Ez « '" SM MC=6.60% SM -cobbles up to 8" TEST PIT NUMBER TP-2 PROJECT NAME Bremerton Avenue Townhomes LOCATION PAGE I OF I GROUND ELEVATION -=4!.!1",0.!!ft __ _ TEST PIT SIZE _____ _ GROUND WATER LEVELS: AT TIME OF EXCAVATION -= ____________ 1 AT END OF EXCAVAllON -= ____________ 1 AFTER EXCAVAllON - MATERIAL DESCRIPTION -becomes very dense Me =910% -becomes wet i excavation below i Bottom of test pit at 8 0 feet • Earth Solutions NW, TEST PIT NUMBER TP-3 2881 152nd Avenue N e. PAGE 1 OF 1 Redmond, WA 98052 Telephone: 4252843300 Fax: 4252842855 CLIENT Seanle RedeveloQment PROJECT NAME Bremerton Avenue Townhomes PROJECT NUMBER 0521 PROJECT LOCATION Renton, Washington DATE STARTED 7111/05 COMPLETED 7111106 GROUND ELEVATION 420ft TEST PIT SIZE EXCAVATlO"l CONTRACTOR NW Excavating GROUND WATER LEVELS: EXCAVATION MEniOD AT TIME OF EXCAVATION - LOGGED BY WLR CHECKED BY SSR AT END OF EXCAVATION NOTES DeQth of TOQsoll & Sod 12": sod & blackbe[[1 bushes AFTER EXCAVATION - '" ~= ~ffi <ri Q :I:Cl ~§! TESTS ti "'-0 MATERIAL DESCRIPTION "'-<ri ~-' D "'-::> ::i :Ez <.!J « <I) 0 :::.' Brown silty SAND with gravel, loose, moist ~ , SM ~ -cobbles up to 6" , '- --. '-; ". Or 3.5 416.5 MC= 3_30% --Gray poony graded SAND with silt and gravel. medium dense, moist Fines = 9.10% .- r----L SP-:::' 8M '-; '" --::6.0 4'4.0 Gray poorly graded GRAVEL with sand, loose to medium dense, moist GP-• Me = 1.90% GM b'C 7_' 412.5 Test pit terminated at 7.5 feet below existing grade. No groundwater encountered during excavation, BaHam of test pit at 7 5 feet · LLG 2861 15211d Avenue N E Redmond, WA 98052 Telephone: 4252843300 Fax: 4252842855 CLIENT Seattle Redevelopment PROJECT NUMBER DATE STARTED -,7,..,11",1/",0,,-S __ _ COMPLETED _7~1~11~IO~S~ __ EXCAVATION CONTRACTOR .IN,,W''-'E.,x'''c'''.v,,a'''tin'''oL-______ _ EXCAVATION METHOD _____________ _ LOGGED BY _W=LR~ ____ _ CHECKED BY --,S~S,,-R,--__ _ NOTES Depth of Topsoil & Sod 4"; sod TESTS Me =810% MC= 26.10% Fines = 18 50% MC =21.50% SM SM SM J]. -water table TEST PIT NUMBER TP-4 PAGE 1 OF 1 PROJECT NAME Bremerton Avenue Townhomes PROJECT LOCATION GROUND aEVATION ...:4",0"-0.,,ft __ _ TEST PIT SIZE _____ _ GROUND WATER LEVELS: 'Sl. AT TIME OF EXCAVATION ~7",.5,,-ft"-'cl E""""evec3,,9"'2"'.5ccft'--_____ _ AT END OF EXCAVATION -== ___________ _ AFTER EXCAVATION - MATERIAL DESCRIPTION 7_5 feet during excavation Bottom of test pit at 8 5 feet Earth Solutions NV , 2861 152nd Avenue N E Redmond, WA 981152 Telephone; 4252843300 Fax: 4252842855 CUENT Seattle Redevelopment PROJECT NUMBER DATESTARTED 7/11106 COMPLETED _7[!.ILI1wIO",S,-__ EXCAVATIONCONTRACTOR~NW~~Ex~~~v~at~ln~g _______ _ EXCAVATIONMETHOD ____________________ ___ LOGGED BY ...!WL""'R'--______ _ CHECKED BY -'S"'S"'R'--__ _ NOTES Deptjh of Topsoil & Sod 4": sod UJ a. :t: ~ffi <Ii ffig WID TESTS ~ "":E II) c 0.::> ::i ~" SM MC=1120% TEST PIT NUMBER TP-5 PROJECT NAME Bremerton Avenue Townhomes PROJECT LOCATION PAGE 1 OF 1 GROUND ELEVATION -'4"'0"'-0"-ft ___ _ TEST PIT SIZE _______ _ GROUND WATER LEVElS: AT TIME OF EXCAVATION -"' ___________ _ ATENDOFEXCAVATION~~ __________ __ AFTER EXCAVATION - MATERIAL DESCRIPTION fine to medium sp- SM ~becomes medium dense Me = 1780% -becomes medium to coarse sand ·seeptlge at S' grade. Bottom of test pit a110.0 feet. seepage APPENDIXB LABORATORY TEST DATA ES-0521 Earth Solutions NW. llC • Earth Solutions N C lAIN SIZE DISTRIBUTION 28B1152nd Avenue N E Redmond, WA 98052 Telephone: (425) 284-3300 Fax: 1425) 284-2855 CUENT Seattle Redevelol;!ment PROJECT NAME Bremerton Aile Town homes PROJECT NUMBER ES-521 PROJECT LOCATION Seattle U S. SIEVE OPENING IN INCHES I U_5. SIEVE NUMBERS I HYDROMETER 6 4 3 2 t 34 112318 3 4 6 810141620 30 40 50 6{) 100140200 100 , , • "'-l... : I' , , , , , 95 ----: : 90 1\ • B5 : \ : : ao l : : : : : 75 :~ : 70 : : 65 : !i: Cl 60 ~ ,r---: l'-, : >-55 ~" '" : : '" : W 50 z : u: I-45 z '1\ 1 w 0 40 '" w 1\ D. 35 :1\ 1 30 ~ 25 : \ 20 15 .~ "'\ 10 : 5 0 : 100 10 1 0 .. 1 0.01 0001 GRAIN SIZE IN MILUMETERS I COBBLES I GRAVEL I SAND I SILT OR CLAY coarse I fine I coarse 1 medium 1 fine 1 Specimen Identification Classification LL PL PI Cc Cu • TP'()1 3.5ft. Brown silty SAND with gravel, SM III TP'()3 4.Oft. Ught brown poorly graded SAND with silt and gravel, SP-8M 0,29 SO.38 ... TP-04 5.5ft. Brown silty SAND, SM Specimen Identification 0100 060 D30 D10 %Gravel %Sand 'YoSilt 1 %Clay • TP'()1 3.5ft. 37.5 3.396 0.165 37.8 40A 21.8 III TP'()3 4.Oft. 37.5 4.241 0,322 0.084 39.1 51.8 9.1 ... TP-04 5.5ft. 19 0.256 0.122 3.5 78.0 18.5 4 COPIES ~COPY REPORT DISTRIBUTION ES-0521 Seattle Redevelopment, LLC P.O. Box 2566 Renton, Washington 98056 Attention: Mr. Marc Rousso Jaeger Engineering 9419 South 204th Place Kent, Washington 98031 Attention: Mr. Jim Jaeger Earth Solulions NW, LLC Printed: 11-19-2008 Payment Made: CITY OF RENTON 1055 S. Grady Way Renton, WA 98055 Land Use Actions RECEIPT Permit#: LUA08-139 11/19/200802:25 PM f '" Receipt Number: R0805974 Total Payment: 3,500.00 Payee: J & M Land Development, Inc. Current Payment Made to the Following Items: Trans Account Code Description 5009 000.345.81.00.0006 Conditional Use Fees 5010 000.345.81.00.0007 Environmental Review 5013 000.345.81.00.0010 PUD Payments made for this receipt Trans Method Description Amount Payment Check 4906 3,500.00 Account Balances Amount 1,000.00 500.00 2,000.00 Trans Account Code Description Balance Due 3021 303.000.00.345.85 Park Mitigation Fee 5006 000.345.81.00.0002 Annexation Fees 5007 000.345.81.00.0003 Appeals/waivers 5008 000.345.81.00.0004 Binding Site/Short Plat 5009 000.345.81.00.0006 Conditional Use Fees 5010 000.345.81.00.0007 Environmental Review 5011 000.345.81.00.0008 Prelim/Tentative Plat 5012 000.345.81.00.0009 Final Plat 5013 000.345.81.00.0010 PUD 5014 000.345.81.00.0011 Grading & Filling Fees 5015 000.345.81.00.0012 Lot Line Adjustment 5016 000.345.81.00.0013 Mobile Home Parks 5017 000.345.81.00.0014 Rezone 5018 000.345.81.00.0015 Routine Vegetation Mgmt 5019 000.345.81.00.0016 Shoreline Subst Dev 5020 000.345.81.00.0017 Site Plan Approval 5021 000.345.81.00.0018 Temp Use, Hobbyk, Fence 5022 000.345.81.00.0019 Variance Fees 5024 000.345.81.00.0024 Conditional Approval Fee 5036 000.345.81.00.0005 Comprehensive Plan Amend 5909 000.341.60.00.0024 Booklets/EIS/Copies 5941 000.341.50.00.0000 Maps (Taxable) 5954 650.237.00.00.0000 DO NOT USE -USE 3954 5955 000.05.519.90.42.1 postage 5998 000.231.70.00.0000 Tax Remaining Balance Due: $0.00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00