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HomeMy WebLinkAboutReport 012 O Z r - I". 9 s r ' F � FOAG oq W ♦$ '6zw�igg Z� �i� bbl �� � U Ce Jc8 CNo m 9 s 3 m � s ynan,n Wwmgm 2 2 p=� o¢ tl1 a 4 z O Z w w Z r w w c N�LI.LGOON 9eR11'� A 56YB � �a�izW arylw<�"r ('IIrJ} .6T8CN r ' F � 3 m � s ynan,n Wwmgm 2 2 p=� o¢ tl1 a 4 z O Z w w Z r w w c N�LI.LGOON 9eR11'� A 56YB � �a�izW arylw<�"r ('IIrJ} .6T8CN Brad Nicholson South End Gives Back 2302 NE 28th Street Renton, WA 98056 tel: (425) 445-0658 eml: brad827@hotmail.com (party of record) Robert & Sharon Kaler 3001 NE 16th Street Renton, WA 98056 tel: (206) 459-1117 (party of record) PARTIES OF RECORD Jefferson Glade Short Plat LUA11-095, SHPL-A James W. Howton Siji Northwest LLC 12018 SE 51st Street Bellevue, WA 98006 tel: (425) 641-4276 eml: jim@jhowton.com (applicant / contact) Sid Rodabough 376 Temple Meadow Lane Richland, WA 99352 tel: (509) 628-1502 (owner) Updated: 01/10/12 (Page 1 of 1) OE t O1 M E9' 66Z -------------L-----------_ _- d_ o6z—_— -- ----------- �-__----------------- - ---- .------- ---- 0' ObZ 3'N '3A'd GNtI�>I?JI�I — — — --—_ i J S '�f 9b -L0-1 H 09 98'692 Sys 59.00 V! 71 m S5T LTT S1T UT bE 99'6DZ 1¢ VC16 Tt Ul m LOtD r �t LID IN - cn x 13 SE[ x i T TT ZOT o 1 rt 741 SLS 08 56 wn 50T pJ u, lD O to M ,,4 N O �, 4'� 1- rn lf] CD w In �. 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Divide line 7 by line 8 for number of replacement trees6. per tree (if remainder is .5 or greater, round up to the next whole number) ' Measured at chest height. 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, floodplain and protected slopes, are defined in Section 4-3-050 of the Renton Municipal Code (RMC). `, Count only those trees to be retained outside of critical areas and buffers. e' The City may require modification of the tree retention plan to ensure retention of the maximum number of trees per RMC 4-4-13OH7a 4. 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. H: Division/FOnT'SareeRetrntionWorksheet 11/07 1. Total number of trees over 6" in diameter' on project site: 1. k Ar trees 2. Deductions: Certain trees are excluded from the retention calculation: Trees that are dead, diseased or dangerous2 Atrees Trees in proposed public streets d trees Trees in proposed private access easements/tracts o trees Trees in critical areas3 and buffers 0 trees Total number of excluded trees: 2. trees 3. Subtract line 2 from line 9: 3. l3 trees 4. Next, to determine the number of trees that must be retained 4, multiply line 3 by: 0.3 in zones RC, R-1, R4, or R-8 -0.1 in all other residential zones 0.05 in all commercial and industrial zones 4. trees 5. List the number of 6" or larger trees that you are proposing to retain 4. 5. 9�1 trees 6. Subtract line 5 from line 4 for trees to be replaced: 6. — trees (If line 6 is less than zero, stop here. No replacement trees are required). 7. Multiply line 6 by 12" for number of required replacement inches: 7- O inches 8. Proposed size of trees to meet additional planting requirement: (Minimum 2" caliper trees required) 8. Inches 9. Divide line 7 by line 8 for number of replacement trees6. per tree (if remainder is .5 or greater, round up to the next whole number) ' Measured at chest height. 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, floodplain and protected slopes, are defined in Section 4-3-050 of the Renton Municipal Code (RMC). `, Count only those trees to be retained outside of critical areas and buffers. e' The City may require modification of the tree retention plan to ensure retention of the maximum number of trees per RMC 4-4-13OH7a 4. 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. H: Division/FOnT'SareeRetrntionWorksheet 11/07 p i545 10 : , ! Ll tcYkE \77 7N amain ws2jj3 *,--, �cl ox T AJ4dV8190dC--L CWY NV7d DM-LLRD,'ANGJ.N=Rm 33LU 'DAUOVM� I 00 mvinvaoS-V.Lruin ,6Qwpdwo:)uA I alvIld ILKOHS 3CEV'I-D NOSHaddaf I 15 lu,j tcYkE \77 7N amain ws2jj3 *,--, �cl ox T AJ4dV8190dC--L CWY NV7d DM-LLRD,'ANGJ.N=Rm 33LU 'DAUOVM� I 00 mvinvaoS-V.Lruin ,6Qwpdwo:)uA I alvIld ILKOHS 3CEV'I-D NOSHaddaf I 1911 15 lu,j tcYkE 1911 il'O[f , n `R a h I £9Y -LG- 4 OTT •+e — — o: u9 DB'69L N 96 60£ i ,+ OI 1 in: 16 C'9£C7 Y �E�SZ�I x o 7d d _Q CC n�----------- 'F• 4` y��e o t^ o � a^e• �m 1>} � L j3 • N la ,+ n Lj i= uF• r uilo sF - �Iee 901 ' µ crnz S........ 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Z 9 ` 5�_521HA �4a GC'16 Li S � WN 7 N ❑VGA A Sp Z 3l i+, s fit , N Aq i a sef 3 3p 0 . 4A ul Ox Lane & Associates s LANDSCAPE NOTES & DETAILS JEFFERSON GLADE SHORT iraareixmruoRe�wo.o..,+.oset�.�9 "�� CD m, Z r*, r z C 7 N ❑VGA A Sp Z 3l i+, s fit , N Aq i a sef 3 3p 0 . 4A ul Ox Lane & Associates s LANDSCAPE NOTES & DETAILS JEFFERSON GLADE SHORT iraareixmruoRe�wo.o..,+.oset�.�9 "�� I 3N 31Y aN�UQJIX atsaCL 7NInr B jo ire 3kY 1 3K NOSN3zJW d` `Der \ I 3N W � w Y 3AY N.11Nlf4 Z 51 6d R \ {� U W 1^ ZO aGGCI pp° •.I ` V Z � 3nr sawonm 1 Bs 1 0 /�• lb ms's_• y �•' P[�M y 4 1F � D �A� ° Y4 I '�¢s•� �•� W W BPI A``\ Z� � • W° ' �, '• To A Lo ik ' ns rj W V m 3-5 4'x 2aw+ �+ d j Ei31•is „B S of ID is ` _ �'N 3 1N3M1d N�5ti3��3C atsaCL 7NInr B jo ire — 1 d` `Der \ I W F cn ' ��1 eu¢u <<�Ko IY 6d R \ {� U W 1^ ZO aGGCI pp° } ` gogd� I l l l ri M1 al 1 Bs 1 0 $ 38n � n x� si �im Siry 1 oit ✓fY Y�g.... 6 � + mum IIIIK inn+ctii c y a � S 1 n1 5 1 np; � lit x60 F� �3 � ;P PEI,. 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Community & Economic Development Department C.E."Chip"Vincent, Administrator December 8, 2015 TO WHOM 1T MAY CONCERN: Subject: New Plats and Short Plats in the City of Renton Please see attached new plats, short plats and multi -building developments that have recently been addressed_ Some of these have been recorded and I am supplying a list on new parcel numbers with the new addresses. If the plat is not recorded (NR), I am only giving you the plat map with the new potential addresses written on it. Please add these addresses to your City directories and maps. Bob Singh Plat Canyon Terrace Plat (NR) Copperwod (NR) Dhillon Short Plat (NR) Enclave at Bridle Ridge Plat (NR) Greenleaf/Panther Lake Plat Highlands Park Short Plat (NR) Jason's Short Plat Jassen Short Plat Jefferson Glade Short Plat (NR) Kelsey's Crossing Plat Kennydale Vue Point Short Plat (NR) Lord Short Plat/3307 (NR) Maertin's Ranch/Concord Place Plat (NR) Morris Ave Snort Plat (NR) Nantucket Avenue Short Plat (NR) Sidhu Short Plat (NR) Skagen Short Plat (NR) Talbot & 55«' Plat (NR) Vuecrest 11 Short Plat (NR) Whitman Court Townhomes PH II Plat (NR) incerely, lale__Z. tan Conklin Energy Plans Examiner Development Services Division Telephone: 425-430-7276 #1:platadd Renton City Hall . 1055 South Grady Way - Renton, Washington 90057 . rentonwa.gov ,n N _ rr ! aRz z m �r • 1•.�f] Na�v6. _ m m, m z� n �� � J CSL �.1. 'f.'A iE? ''"• n 1 — — 87.515 BEARSfICi \� ! 11oa•37'1Y,II 139526• 3EFFEit50N AVEtVUE M1l,E. �] 'x SAN WWI oil r,l � Il N pp i s N 4 N 1 G A C I VOW w � Y Y �nD000 _ `a •�'45 ,�-.-�-.. � 1 r,.T[` � `]ti 1 p� � - 1' ,'� d•n nn� ? y11 1 i 4 U! .- •'. Ip O 11 1^ l` � NN r y A � 1– �~ � � �1.P a0u { � •�f•. 4 ��•. �. �i•.. � y iui \ _ W .fK� �i y :i lr�+ Clnp 2SOS a.•y'.•'•'SA-••.�:.'.'R.O•`M t l.; 6� ,1 S 1' •i 0;-11 / 1 >t N�m .','TY, Y �..'ydi;•. � 1 \ � * i' t j fi �o bl8ppao J16— ActvrT i //�� �''� 1a�'�a�� c�� _1 «�•'.a. _�•n'. '•{• S .: r'.'c11.'' ,'d' ��;1 �� '•1 n v � 1 2 rTX r• �y'1 o f Z� l v � a Denis law Mayor April 22, 2014 James W. Howton Siji Northwest LLC 12018 SE 51st Street Bellevue, WA 98005 -_.- City of 1> Department of Community and Economic Development. C.E."Chip"Vincent, Administrator SUBJECT: Jefferson Glade Short Plat LUA11-095, SHPL-A Dear Mr. Howton: This office has reviewed your request (dated January 27, 2014) to extend an approved short plat (File No. LUA11-095) that would have expired on February 15, 2014. Pursuant to RMC 4-7-070M, the municipal code allows the original approving body to issue a single one (1) year extension. Therefore, your short plat extension request is approved. The short plat will expire on February 15, 2015. You should be aware this office is empowered to issue only one such extension. If the final short plat approval is not completed by February 15, 2015 it will expire and cannot be extended again. Please feel free to contact me at (425) 430-7314 should you have any further questions or comments regarding this extension. Sincerely, Vanessa Dolbee Current Planning Manager cc: Chip Vincent, CED Administrator Jennifer Benning, Planning Director City of Renton File LUAII-095 Renton City Hall . 1055 South Grady Way . Renton, Wash ington 98057 . rentonwa.gov SIM LLC 12018 SE 51ST STREET BELLEVUE, WA 98006 TELEPHONE 425 -641 -4276 - FAX 425-653-1304 January 27, 2014 Vanessa Dolbee, Associate Planner Department of Community and Economic Development City of Renton, Washington 1055 S. Grady Way Renton, WA 98057 Dear Vanessa: This letter is a request for the City of Renton to extend the Jefferson Glade Short Plat approval for a one year period. That is, I understand that the Short Plat is scheduled to expire either on February 1, 2014 or February 15, 2013 ( 1 am not sure which) and we are requesting that the approval be granted for the one year period as outlined in RMC 4-7-070.M. We are continuing to work to try to get the Short Plat to the point that it is economically feasible to complete. Thank you for your help with this matter. Sincerely, ames W. Howton Member Denis Law City Of .. MayorJ. Department of Community and Economic Development March 11, 2014 C.E."Chip" Vincent, Adm inistrats(yUFFREwoM Howard & Beatrice Seelig 2014 PK Enterprises RECEIVE,) 23035 SE 263rd Street CITY CLERKS UFF[CC Maple Valley, WA 98038 SUBJECT: Request for Extension- Kennydale Apartments (LUA11-069, ECF, CU -H, SA -H) Dear Mr. Seelig, We have received and reviewed your request, dated January 30, 2014, to extend the period of validity for the Kennydale Apartments Conditional Use and Site Plan Review Permits. The site plan was approved on February 13, 2012 and was valid for two years. RMC 4-7-070J.1.b allows for the granting of one extension for two additional years'of approval, provided the request is made prior to the expiration. Your -request meets requirements of Renton Municipal Code and qualifies for a one-time extension of two years_ Therefore,, the requested extension of the period ofvaIidity for the site plan is approved. You should be aware that this is the only extension that will be granted. If a building permit is not issued prior to February 13, 2016 the site plan approval will expire and cannot be extended again. Please contact Rocale Timmons, Senior Planner at (425) 430-7219 if you have any questions regarding this letter_ Sincerely, rj Jennifer T. Henning, AICP Planning Director M Chip Vincent, CED Administrator Neil Watts, Development Services Director Vanessa Dolbee, Current Planning Manager Rocale Timmons; Senior Planner Lisa McElrea, Secretary Parties of Record Renton City Hall . 1055 South Grady Way . Renton, Washington 98057 . rentonwa_gov. . Conditions �velopment Jefferson Glade Sho LUA11-095 Project Condition Source of When Compliance is Party Notes Condition Required Responsible Short Plat Prior to final inspection Applicant The applicant shall upgrade the exterior of of the last building the duplex so it would be in compliance permit Complete the with RMC 4-2-115 to the extent feasible. Short Pl lat The modifications shall be reviewed and approved by the Current Planning Project Manager, and shall be completed prior to Final Inspection of the final home to be constructed as a part of the Subdivision. Short Plat Prior to Short Plat Applicant The Short Plat lot layout shall be amended Recording to reflect the necessary adjustment between Lot 1 and 4 by 2 feet to meet the minimum 50% setback requirement, as identified in the Setback Guideline. This amendment shall be included with the final Short Plat. Short Plat Prior to Short Plat Applicant The applicant shall submit a detailed final Recording landscape Ian for review and a p approval by the Current Planning Project Manager prior to Final Short Plat recording. a. The detailed final landscape plan shall include an irrigation plan or one hundred percent (100%) drought - tolerant plants_ b. A small maturing tree should be used for street trees along NE 16`h Street, this change shall be show in the final landscape plan_ c. The Tree Planting & Staking Detail should be modified to show webbing instead of rubber hose with wire, and removal of the "tree boot". d. Entry walks shall be provided in the front yards for the existing duplex located on proposed Lot 1, and shown on the detailed final landscape plan. e. Tract A shall be designed with either picnic tables or benches to create a park like design. These additional features shall be shown on the final landscape plan. Updated: 03/30/1212 Page 1 of 3 Conditions velopment Jefferson Glade Shoi LUA11-095 Updated: 03/3011212 Page 2 of 3 Short Plat Prior to Short Plat Applicant The applicant shall establish a home Recording owners' association for the development, which would be responsible for any common improvements, including but not limited to Tact A and the common driveway and grasscrete within the Short Plat. The draft CC&R's shall be reviewed and approved by the City Attorney, prior to final Short Plat approval. All common facilities, not dedicated to the City, shall be permanently maintained by the Short Plat's home owners' association. The CC&R's shall provide that any covenants required by the City may not be amended without City approval. Short Plat Short Plat Recording Applicant A covenant shall be placed on all tracts and shared areas (shared driveway, parking area, and open space) restricting their separate sale and giving each lot owner within the plat an undivided interest in the tracts and shared areas. This covenant should be recorded on the face of the plat and/or concurrent with the plat recording, noting the recording number of the plat. Short Plat Short Plat Recording Applicant A cross -access and shared parking agreement shall be included as a part of the Short Plat's CC&R's and each parking place shall be specifically assigned to its appropriate unit. Short Plat Construction Permit Applicant/ The applicant shall provide a detail plan Application and during Developer/construction set addressing mail and newspaper box Contractor criteria. The design shall be reviewed and approved by the Current Planning Project Manager prior to construction permit issuance and installation of the approved mail boxes shall be completed with the construction permit. "open Short Plat Short Plat Recording Applicant The area identified as space" on Lot 2 be included in the CC&R's as a common "park" area for the development, such CC&R's shall permit all residents of the short plat to use this space for recreation activities both passive and active. Short Plat To be determined Applicant The applicant shall pay the fire impact/mitigation fee as required at the time of Short Plat recording, Construction Permit, or Building Permit based on the codes in place at that time. Updated: 03/3011212 Page 2 of 3 Conditions welopment Jefferson Glade Sho t LUA11-095 A standard private utilities easement shall Short Plat Prior to Recording Applicant be recorded for Lot 2. This easement shall be reviewed and approved by the Plan Review Project Manager, and shall be placed on the face of the Short Plat prior to recording The applicant shall pay a Parks Short Plat To be determined Applicant impact/mitigation fee as required at the time of Short Plat recording, Construction Permit, or Building Permit based on the codes in place at that time. The applicant shall pay a Traffic Short Plat To be determined Applicant impact/mitigation fee as required at the time of Short Plat recording, Construction Permit, or Building Permit based on the codes in place at that time. RMC section 4-4-030.C.2 limits haul hours Code During Construction Contractor between 8:30 a.m. to 3:30 p.m., Monday through Friday unless otherwise approved by the Development Services Division. Commercial, multi -family, new single Code During Construction Contractor 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 The applicant shall erect and maintain six Code During Construction Contractor foot (6') high chain link temporary construction fencing around the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be placed on fencing every fifty feet (50') indicating the words, "NO TRESPASSING -- Protected Trees" or on each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the applicant shall provide supervision whenever equipment or trucks are moving near trees. The site is located in a Aquifer protection Code During Construction Contractor zone, if fill is brought to the site a fill source statement will be required to be submitted to the City. Only clean fill is permitted in a Aquifer protection zone. Updated: 03/30/1212 Page 3 of 3 CITY OF RENTON DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT MEMORANDUM Date: February 17, 2012 To: City Clerk's Office From: Stacy M Tucker Subject: Land Use File Closeout Please complete the following information to facilitate project closeout and indexing by the City Clerk's Office. Project Name: Jefferson Glade Short Plat LUA (file) Number: LUA-11-095, SHPL-A Cross -References: AKA's: Project Manager: Vanessa Dolbee Acceptance Date: December 9, 2011 Applicant: James W. Howton Owner: Sid Rodabough Contact: Same as applicant PID Number: 7227801475 ERC Decision Date: ERC Appeal Date: Administrative Approval: January 31, 2012 Appeal Period Ends: February 15, 2012 Public Hearing Date: Date Appealed to HEX: By Whom: HEX Decision: Date: Date Appealed to Council: By Whom: Council Decision: Date: Mylar Recording Number: Project Description: The applicant is requesting a 4 -lot one tract short subdivision of a 16,517 square foot parcel in the Residential -14 dwelling units per acre zone. The applicant is proposing to develop proposed Lots 2 - 4 with single family homes and maintain the existing duplex on proposed Lot 1. Location: 3001 NE 16th Street Comments: Denis Law — -- Mayor city o ,� r� February 17, 2012 Department of Community and Economic Development Alex Pietsch, Administrator James W. Howton Siji Northwest LLC 12018 SE 51St Street Bellevue, WA 98006 SUBJECT. Jefferson Glade Short Plat LUA11-095, SHPL-A Dear Mr. Howton: This letter is to inform you that the appeal period ended February 15, 2012 for the Administrative Short Plat approval. No appeals were filed. This decision is final and you may proceed with the next step of the short plat process. The enclosed handout, titled "Short Plat Recording," provides detailed information for this process. The advisory notes and conditions listed in the City of Renton Report & Decision dated January 31, 2012 must be satisfied before the short plat can be recorded. If you have any questions regarding the report and decision issued for this short plat proposal, please call me at (425) 430-7314. For questions regarding the recording process for the short plat, as well as for submitting revised plans, you may contact Carrie Olson at (425) 430-7235. Sincerely, -rvw�,.�-D 6 1be-a, Vanessa Dolbee Senior Planner Enclosure(s) cc-. Sid Rodabough / owner(s) Brad Nicholson, Robert & Sharon Kaler/ Party(ies) of Record Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 *. rentonwa.gov DEPARTMENT OF COMWAITY WCity°f'= ; AND ECONOMIC DEVELOPMENT _ I ADMINISTRATIVE SHORT PLAT REPORT & DECISION A. SUMMARY AAD PURPOSE OF REQUEST REPORT DATE. January 31, 2012 Project Nome: Jefferson Glade Short Plat Owner: Sid Rodabough; 376 Temple Meadow Ln.; Richland, WA 99350 Applicant/Contact. James Howton, SIJI Northwest, LLC; 12018 SE 51" Street; Bellevue, WA 98006 File Number: LUA11-095, SHPL-A Project Manager: Vanessa Dolbee, Seinor Planner Project Summary: The applicant is requesting a 4 -lot 1 -tract short subdivision located at 3001 NE 16th Street. The subject site is 16,517 square feet and is zoned Residential 14 (R-14) dwelling units per net acre. The applicant is proposing to develop proposed Lots 2 - 3 with single family homes and maintain the existing duplex on proposed Lot 1. The proposed lots would range in size from 1,980 square feet to 5,077 square feet. i All lots would be accessed via one curb cut along NE 16th Street. Each individual parking area would be accessed via a shared grasscrete driveway. The site does not contain any critical areas. The site contains 13 significant trees of which 8 are proposed to be retained and 12 new trees are proposed to be planted. The 1IL- applicant submitted a stormwater study with the application and would provide street frontage improvements along Jefferson Avenue NE and NE 16th Street. Project Location: 3001 NE 16th Street (Parcel #€722780-1475) Site Area: 16,517 SF Project Location Map Jefferson Glade Short Plat Report. doc Y� Project Location Map Jefferson Glade Short Plat Report. doc DEPARTMENT OF COMMUNITY T c' °f', AND ECONOMIC DEVELOPMENT ADMINISTRATIVE SHORT PLAT REPORT & DECISION A. SUMMARY AND PURPOSE OF REQUEST REPORT DATE. February 1, 2012 Project Name: Jefferson Glade Short Plat Owner: Sid Rodabough; 376 Temple Meadow Ln.; Richland, WA 99350 Applicant/Contact. James Howton, SIJI Northwest, LLC; 12018 SE 51" Street; Bellevue, WA 98006 File Number. LUA11-095, SHPL-A Project Manager: Vanessa Dolbee, Seinor Planner Project Summary: The applicant is requesting a 4 -lot 1 -tract short subdivision located at 3001 NE 16th Street. The subject site is 16,517 square feet and is zoned Residential 14 (R-14) dwelling units per net acre. The applicant is proposing to develop proposed Lots 2 -4 with single family homes and maintain the existing duplex on proposed Lot 1 The proposed lots would range in size from 1,980 square feet to 5,077 square feet. All lots would be accessed via one curb cut along NE 16th Street. Each individual parking area would be accessed via a shared grasscrete driveway. The site does not contain any critical areas. The site contains 13 significant trees of which 8 are proposed to be retained and 12 new trees are proposed to be planted. The applicant submitted a stormwater study with the application and would provide street frontage improvements along Jefferson Avenue NE and NE 16th Street. Project Location: 3001 NE 16th Street (Parcel #722780-1475) Site Area: 16,517 SF Project Location Map Jefferson Glade Short Plat Report. doc City of Renton Department of Community & Economic Development Administrative Short Plot Report & Decision JEFFERSON GLADE SHORT PLAT LUA11-095, SHPL-A Report of February 1, 2012 Page 2 of 16 B. EXHIBITS: Exhibit 1: Neighborhood Detail Map Exhibit 2: Short Plat Plan Exhibit 3: Landscape Plan (LA -1) Exhibit 4: Landscape Plan (LA -2) Exhibit 5: Generalized Utilities, Drainage Control, Conceptual Grading, Tree Inventory/Cutting Plan and Topography Map Exhibit 6: Property Services Comments Exhibit 7: Public Comment Letters C GENERAL INFORMATION: 1. owner(s) of Record: 2. Zoning Classification: 3. Comprehensive Plan Land Use Designation: 4. Existing Site Use: 5. Neighborhood Characteristics: Sid Rodabough 376 Temple Meadow Ln. Richland, WA 99352 Residential -14 du/ac (R-14) Center Village (CV) 1 Duplex a. North: North Renton Neighborhood Center (R-14 zone) b. East: Duplex (R-14 zone) c. South: Duplex (R-14 zone) d. West: Duplex (R-14 zone) 6. Access: 7. Site Area: D. HISTORICAL%BACKGROUND: Action Land Use File No. Comprehensive Plan N/A Zoning N/A Annexation N/A E. PUBLIC SERVICES: A shared grasscrete driveway which extended from NE 16th Street. 16,517 SF Ordinance No. Date 5100 11/01/2004 5100 11/01/2004 1246 4/16/1946 1. Utilities a. Water: This site is located in the City of Renton service area. This site is located in the 565 water pressure zone. Static pressure in this area is approximately 83 psi. A pressure reducing valve is Jefferson Glade Short Plot Report.doc City of Renton Department of Community & Economic development Administrative Short Plot Report & Decision JEFFERSON GLADE SHORT PWT LUAII-095, SHPL-A Report of February 1, 2012 Page 3 of 16 required at the domestic meter when the pressure exceeds 80 psi. There is an existing 6" Cl water main located in Jefferson Ave NE. See the City of Renton water drawing W1878 for details. There is an existing 6" CI water main located in NE 16th St. See the City of Renton water drawing W1878 for details. b. Sewer: This site is located in the City of Renton sanitary service area. There is an existing 8" sanitary sewer main located in Jefferson Ave NE. See the City of Renton sanitary sewer drawing #S1114 for details. There is an existing 8" sanitary sewer main located in NE 16th St. See the City of Renton sanitary sewer drawing #S1114 for details. c. Surface/Storm Water: There are storm drainage facilities in NE 16th Street. 2. Streets: There are curb and sidewalk located along both NE 16th Street and Jefferson Avenue NE. The existing curb is less than 3" in height. 3. Fire Protection: City of Renton Fire Department F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts a. Section 4-2-020: Purpose and Intent of Zoning Districts b. Section 4-2-070: Zoning Use Table c. Section 4-2-110: Residential Development Standards d. Section 4-2-115: Residential Design and Open Space Standards 2. Chapter 4 Property Development Standards a. Section 4-4-030: Development Guidelines and Regulations 3. Chapter 6 Streets and Utility Standards a. Section 4-6-060: Street Standards 4. Chapter 7 Subdivision Regulations a. Section 4-7-070: Detailed Procedures for Short Subdivisions b. Section 4-7-120: Compatibility with Existing Land Use and Plan — General Requirements and Minimum Standards c. Section 4-7-150: Streets— General Requirements and Minimum Standards Section 4-7-170: Residential Lots — General Requirements and Minimum Standards S. Chapter 9 Procedures and Review Criteria 6. Chapter 12 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element 2. Community Design Element H. FINDINGS OF FACT: 1. The applicant is requesting a preliminary short plat in order to subdivide a 16,517 SF (0.38 acre) site into three single family lots, one duplex lot and a tract for open space (Tracts A). The proposal would result in a density of 13.80 du/ac. Jefferson Glade Short Plat Report. doc City of Renton Department of Community & Economic Development Administrative Short Plat Report & Decision JEFFERSON GLADE SHORT PLAT LUAII-095, SNPL-A Report of February 1, 2012 Page 4 of 16 2. The proposed plat would be located on the southeast corner of the intersection of Jefferson Avenue NE and NE 16`h Street. 3. The property is in the Center Village (CV) Comprehensive Plan land use designation and the Residential 14 (R-14) zoning designation. 4. The proposed plat would maintain the existing duplex on Lot 1. 5. The proposed subdivision would result in 4 lots ranging in lot size from 1,980 square feet to 5,077 square feet and one tract totaling 1,220 SF in dedicated open space. 6. The R-14 zone does not have a minimum lot size, width, or depth standard. All four proposed lots are irregular in shape. 7. Vehicular access to the all lots would be provided via a grasscrete shared driveway that extends from NE 16th Street. Pedestrian and emergency access would be provided from Jefferson Avenue NE for Lots 3 and 41 from NE 16th Street for Lot 1 and from the shared driveway for Lot 2. 8. Topographically, the site is nearly flat to very gently inclined down to the southeast. The property has only about 1 or 2 feet of elevation difference across the site. 9. A tree inventory indicates a total of 14 trees on the site, one of which is classified as a hazard tree. S trees are proposed to remain. Four additional trees are located within the existing right-of-way of which all are proposed to be removed. 10. The conceptual landscape plan submitted with the application includes the installation of five street trees to be planted in the landscape strip along Jefferson Avenue NE and NE 16th Street (Exhibit 3). Trees proposed includes: Autumn Purple Ash trees, Vine Maple, Bloodgood Japanese Maple, Chanticleer Pear, Alaska Weeping Cedar, and Emerald Green Arborvitae. Shrubs proposed include: Dwarf Burning Bush, Rhododendron, Endless Summer Hydrangea, Azalea, Gulfstream nandina, Goldmound Spiraea, Red Barberry, David's Viburnum, Evergreen candytuft, Pacific Wax Myrtle, Redtwig Dogwood, Sword fern, and Dwarf English Laurel. Groundcover consists of Bearberry Cotoneaster, Creeping St. Johnswort and Lawn. 11. The site is located in the Aquifer Protection Zone 2. There are no other critical areas located on site. 12. Except when located on lands covered by water, short plats are exempt from SEPA Environmental Review pursuant to WAC 197-11-800(6)(a). 13. An additional 4 feet of right-of-way is proposed to be dedicated along Jefferson Avenue NE. Street frontage improvements, consisting of a 8 -foot planter strip and a 5 -foot sidewalk are proposed along the entire frontage of the property. 14. A drainage plan and drainage report (Technical Information Report) has been submitted with the short plat application. The report addresses compliance with 2009 King County Surface Water Manual (KCSWM) and City of Renton Amendments to the KCSWM, Chapters 1 and 2. The drainage report discusses meeting the area specific flow control requirement under Core Requirement #3. The project would produce less than 10,000 square feet of impervious surfaces and less than 35,000 square feet of new pervious surfaces. The engineer proposes typical trench infiltration system with the de -silting catch basin. 15. A Storm Water Infiltration Evaluation was submitted with the application, prepared by Geospectrum Consultants, Inc. The report concludes that the soils are suitable for on-site infiltration in accordance with the 2009 KCSWM. 16. Representatives from various city departments have reviewed the application materials to identify and address issues raised by the proposed development. These comments are contained in the official file, Jefferson Glade Short Plat Report.doc City of Renton Deportment of Community & Economic Development Administrative Short Plat Report & Decision JEFFERSON GLADE SHORT PLAT LUA11-095, SHPL-A Report of February 1, 2012 Page 5 of 15 and the essence of the comments has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of this report. SIONS.AT REVIEW CRITERIA: RMANCE WITH THE COMPREHENSIVE PLAN: designated Center Village (CV) on the Comprehensive Plan Land Use Map. Lands in the CV r n are anticipated to provide medium to high-density residential development and a wide range of al activities serving citywide and sub -regional markets. Center Villages typically are developed existing suburban land use pattern where opportunities exist to modify the development pattern to accommodate more growth within the existing urban areas by providing for compact urban development, transit orientation, pedestrian circulation, and a community focal point organized around an urban village concept. The proposal is consistent with the following Comprehensive Plan Land Use and Community Design Element policies if all conditions of approval are complied with: ✓ Policy LU -240. Allow residential density ranging from a minimum of 10 to a maximum of SO dwelling units per acre in the Center Village designation. Policy LU -244. Encourage more urban style design and intensity of development (e.g. ✓ building height, bulk, landscaping, parking) within Center Villages than with land uses outside the Centers. Policy LU -246. Residential development within Center Villages is intended to be urban scale, stacked, flat and/or townhouse development with structured parking. Staff Comment: The proposed small lot single family development with surface parking is not consistent with the above policy, as it does not fit into the specified housing types (flat or townhome). However, the proposal provides for infill development that meets the maximum density allotted in the R-14 zone, showing compliance with the urban scale intended in the above policy. Due to the size of the subject property structure parking would not be feasible or practical to complete a successful project. Despite the lack of compliance with the above policy, the development regulations permit single family homes in the R-14 zone, therefore allowing the proposed development. Additionally, staff received comments from South End Gives Back (SEGB) and a citizen that lives at the subject site in the existing duplex. SEGS concludes that maintaining the existing Not duplex at the subject site will not be compatible with a renewed vision of the area and Compliant concludes that architectural design, safety, and community design elements of the Comprehensive Plan will not be met should the duplex remain at the subject site. In the contrary, the commenting citizen believes this duplex should remain, to provide an affordable housing option in the area. Despite the conflicting statements in the two comment letters, the current R-14 standards do not require the removal of the duplex from the property. However, the existing duplex should receive upgrades to create a cohesive cottage housing development, which would result in compliance with the subject policy as well as additional community design policies. The final architectural design of the three new single family homes should be compatible with the duplex. As such, staff recommends a condition of approval that the applicant upgrade the exterior of the duplex so it would be in compliance with RMC 4-2-115 to the extent feasible. The modifications shall be reviewed and approved by the Current Planning Project Manager, and shall be completed prior to of Final inspection of the final home to be constructed as a part of the Subdivision. Objective CD -C. Promote reinvestment in and upgrade of existing residential neighborhoods ✓ through redevelopment of small, underutilized parcels with infill development, modification and alteration of older housing stock, and improvements to streets and sidewalks to increase Jefferson Glade Short Plat Report. doc City of Renton Department of Comr y & Economic Development Adr, rative Short Plat Report & Decision JEFFERSON GLADE SHORT PLAT LUA11-095, SHPL-A Report of February 1, 2012 Page 6 of 16 Jefferson Glade Short Plat Report. doc property values. Policy CD -12. Infill development, defined as new short plats of nine or fewer lots, should be encouraged in order to add variety, updated housing stock, and new vitality to neighborhoods. Policy CD -13. Infill development should be reflective of the existing character of established neighborhoods even when designed using different architectural styles, and /ar responding ✓ to more urban setbacks, height or lot requirements. Infill development should draw on elements of existing development such as placement of structures, vegetation, and location of entries and walkways, to reflect the site planning and scale of existing areas. 2. COMPLIANCE WITH THE UNDERLYING ZONING DESIGNATION: The subject site is classified Residential -14 du/ac (R-14) on the City of Renton Zoning Map. RMC 4-2-11OF provides development standards for development within the R-14 zoning classification. The proposal is consistent with the following development standards if all conditions of approval are complied with: Density: The maximum density permitted in the R-14 zone is 14.0 dwelling units per net acre. Net density is calculated after the deduction of critical areas, areas intended for public right-of-way, and private access easements. Calculations for minimum or maximum density which result in a fraction that is 0.50 or greater shall be rounded up to the nearest whole number. Those density calculations resulting in a fraction that is less than 0.50 shall be rounded down to the nearest whole number. Staff Comment: After subtracting approximately 444 square feet for right-of-way dedication; the net square footage is 16,073 square feet (0.37 net acres). The four -lot 5 -unit proposal would arrive at a net density of 13.51 dwelling units per acre (5 units / 0.37 acres = 13.51 du/ac), which falls within the permitted density range for the R-14 zone. Units Per Lot: Detached single family dwellings: 1 dwelling unit with 1 accessory dwelling unit Attached dwellings: None N/A Lot Dimensions: Lot Size: None, Lot Width and Depth: None. Lot Configuration: Developments of more than nine (9) detached dwellinglshall NjA incorporate a variety of home sizes, lot sizes, and unit clusters. Setbacks: Guidelines for R-14: Building setbacks shall ensure separation of hom private spaces while allowing high density. Visual functional continuity shall be maintained between housing units through similar setbacks and/or landscape buffers. Structures and parking areas may encroach into required setbacks if it can be shown that such encroachment allows significant trees or tree clusters to be retained. Encroachment shall be the minimum encroachment necessary to protect specified trees. In no case shall the yard be reduced to 50% or more of the required setback. Minimum Setback Standards: Front & Side along a Street: 10 feet, except for garages and carports 15 feet. Side: Detached Units 4 feet, Attached Units 4 feet for the unattached sides(s) or the structure. 0 feet for the attached sides(s). Rear: 12 feet Staff Comment: The proposed home on Lot 2 is depicted S feet from the front property line. However Lot 2 has sufficient space to adjust the location of the proposed home to be compliant with the minimum setback standards. The proposed Lots 1 and 3 appear to contain adequate area to provide all the required setback areas. However Lot 4 does not meet the 12 foot rear yard setback requirement for approximately 53 linear feet (or about 50% of the rear lot line). The current layout provides for a 4 -foot setback along this section of the rear lot line of Lot 4. Based on the R-14 guideline (above), the setbacks may be modified if compliance with the guideline is met and the setback is not reduced more than 50%. A Jefferson Glade Short Plat Report. doc City of Renton Department of Comp y & Economic Development Adn rative Short Plat Report & Decision JEFFERSON GLADE SHORT PLAT LUA11-095, SHPL-A Report of February 1, 2012 Page 7 of 16 50% reduction of the ,12 foot setback would be 6 feet. if a modification is also approved for proposed Lot 1 for the west side yard from 4 feet to 2 feet (50% of 4 feet = 2 feet) the two lots would be in compliance with the setback standards. This adjustment would increase the rear yard setback for Lot 4 to 6 feet and reduce the west side yard setback for Lot 1 to 2 feet. The above modification would meet the R-14 setback guideline. RMC 4- 9-250D.2 Criteria for Modification of the Standards. The requested modification must also meet the following criteria: 1. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment; and 2. Will not be injurious to other property(ies) in the vicinity, and 3. Conform to the intent and purpose of the Code, and 4. Can be shown to be justified and required for the use and situation intended; and, 5. Will not create adverse impacts to other property(ies) in the vicinity. The setback modification meets the above criteria and therefore staff recommends approval of a setback modification for the minimum rear yard setback of proposed Lot 4 to 6 feet and the west side yard setback for proposed Lot 1 of 2 feet. However, staff recommends as a condition of approval that the proposed short plat lot layout be amended to reflect the necessary adjustment between Lot 1 and 4 by 2 feet to meet the minimum 50% setback requirement. Building Standards: Building height is restricted to 30 feet. Detached accessory structures must remain below a height of 15 feet and are not permitted to be larger than 400 square feet. There is no standard for building lot coverage. The allowed impervious surface coverage is 85 percent. Staff Comment: The building standards for the proposed lots would be verified at the time of building permit review. Proposed Lot 1, where the exiting duplex is proposed to remain, would result in approxamily 31 percent impervious coverage which is less than the maximum standard. Landscaping: Ten feet of on-site landscaping is required along all public street frontages, with the exception of areas for required walkways and driveways. Staff Comment: As proposed the conceptual landscape plan complies with the 10 foot wide on-site landscape requirement. An irrigation plan was not submitted with the conceptual landscape plan and the provided plan did not indicate if the proposed landscaping would be drought tolerant. The applicant shall submit a detailed final landscape plan for review and approval by the Current Planning Project Manager prior to Short Plat recording. The detailed final landscape plan shall include an irrigation plan or one hundred percent (100%) drought- tolerant plants. Comment received from the City's Urban Forester addressed the proposed street trees and Tree Planting & Staking Detail. The trees proposed along NE 16th Street (Autumn Purple white ash) are large maturing trees and could cause conflict with the existing overhead power lines. A small maturing tree should be used for street trees along NE 16`h Street. Additionally, on sheet LA-2 (Exhibit 4) shows the use of rubber hose with the use of wire in the Tree Planting & Staking Detail. In order to prevent future tree damage as the trees mature, the Tree Planting & Staking Detail should be modified to show webbing instead of rubber hose with wire, and removal of the `tree boot". Parking: Each single family unit is required to accommodate off street parking for a minimum of two vehicles. The duplex is required to provide a minimum and maximum of 1.4 per 2 bedroom dwelling unit and 1.0 per 1 bedroom or studio dwelling unit. Staff Comment: Parking would be provided for Lots 2 - 4 by one one-car parking garage and Jefferson Glade Short Plat Report. doc City of Renton Department of Comr y & Economic Development Adr, rative Short Plat Report & Decision JEFFERSON GLADE SHORT PLAT LUA11-095, SHPL-A Report of February 1, 2012 Page 8 of 16 one surface parking space, accessed by the shared driveway. Parking for Lot 1, the existing duplex, would be provided on three surface parking spaces located on Lot 2. As all lots access their parking area via the shared driveway and parking for Lot 1 is located on Lot 2 staff recommends as a condition of approval that a shored parking agreement be included as a part of the developments CC&R's and that each parking place be specifically assigned to each unit. Lighting: Guidelines: Lighting that is appropriate to the architectural character of the neighborhood and of a human scale shall be provided. Lighting shall be minimal where possible to achieve the desired purpose. Light spillover for all lighting, as well as single source lighting of large areas shall be avoided. Standards: a. Lighting shall be limited to illumination of surfaces intended for pedestrians, vehicles, or key architectural features. b. Lighting facilities and fixtures shall be located outside public right-of-way unless owned, operated and maintained by a power utility franchise. Street lights shall be no taller than sixteen feet (16') and placed at regular intervals of no more than two hundred feet (200') on internal roadways and installed in accordance with chapter 4-6 RMC. N/A c. Lighting for residential access streets, limited residential access streets, alleyways, common greens, and parks shall be low intensity. Lighting for common greens and parks shall be downlighting. d. All exterior house lighting shall be downlighting or placed beneath building eaves to prevent light projecting upward. e. If alley lights are mounted on a garage, they shall be no higher than eight feet (8') above ground and directed away from adjacent backyards and structures. f. Sidewalks and pathways not otherwise illuminated by street lighting shall be lit with ornamental downlighting fixtures that shall not exceed twelve feet (12') in height. Stoff Comment: The lighting standards for the proposed homes would be verified at the time of building permit review. Utilities: Utility boxes that are not located in alleyways or away from public gathering spaces shall be screened with landscaping or berms. N/A Staff Comment: The landscaping screening standards for the proposed lots would be verified at the time of building permit review. Dumpster/Trash/Recycling Collection Area: Both of the following are required: 1. Trash and recycling containers shall be located so that they have minimal impact on residents and their neighbors and so that they are not visible to the general public; and N/A 2. A screened enclosure in which to keep containers shall be provided or garages shall be built with adequate space to keep containers. Screened enclosures shall not be located within front yards. Staff Comment: The landscaping screening standards for the proposed lots would be verified at the time of building permit review. Sidewalks, Pathways, and Pedestrian Easements: All of the following are required: 1. Sidewalks shall be provided throughout the neighborhood. The sidewalk may disconnect from the road, provided it continues in a logical route throughout the development. Partial 2. Front yards shall have entry walks that are a minimum width of 3 feet and a maximum Compliance width of 4 feet. 3. Pathways shall be used to connect common parks, green areas, and pocket parks to residential access streets, limited residential access streets, or other pedestrian connections. They may be used to provide access to homes and common open space. They shall be a Jefferson Glade Short Plot Report. doc City of Renton Department of Comr y & Economic Development Adr rotive Short Plat Report & Decision JEFFERSON GLADE SHORT PLAT LUA11-095, SHPL-A Report of February 1, 2012 Page 9 of 16 Jefferson Glade Short Plat Report. doc minimum 3 ft. in width and made of paved asphalt, concrete, or porous material such as: porous paving stones, crushed gravel with soil stabilizers, or paving blocks with planted joints. Sidewalks or pathways for parks and green spaces shall be located at the edge of the common space to allow a larger usable green and easy access to homes. 4. Pedestrian Easement Plantings: Shall be planted with plants and trees. Trees are required along all pedestrian easements to provide shade and spaced 20 feet on center. Shrubs shall be planted in at least 15 percent of the easement and shall be spaced no further than 36 inches on center. 5. For all homes that do not front on a residential access street, limited residential access street, a park, or a common green: Pedestrian entry easements that are at least 15 ft. wide plus a 5 ft. sidewalk shall be provided. Staff Comment_ Criterion? 2. above has been met on both Lots 3 and 4. However, Lot 1 and 2 are not compliant with this criterion. As such, staff recommends as a condition of approval that entry walks be provided in the front yards for the existing duplex located on proposed Lot 1. This walkway shall be depicted on the final landscape plan. Additionally, proposed Lot 2 does not front on any street or common green, as such a pedestrian entry easement shall be provided that is 15 feet wide. However, the proposed shared driveway has been designed to function as a woonerf providing both vehicular and pedestrian access to and through Lot 2. Staff recommends a condition of approval that the CC&R's included an allowance for pedestrian access along the shared driveway area to provide compliance with criterion 5. above. Mail and Newspaper Boxes: All of the following are required: 1. Mailboxes shall be clustered and located so as to serve the needs of United States Postal Service (USPS) while not adversely affecting the privacy of residents; and 2. Mailboxes shall be lockable consistent with USPS standard; and 3. Mailboxes shall be architecturally enhanced with materials and details typical of the Not home's architecture; and Compliant 4. Newspaper boxes shall be of a design that reflects the character of the home. Staff Comment: The applicant did not provide a plan for mail and newspaper boxes with the application. As such, staff recommends a condition of approval that the applicant provide a detail plan set addressing moil and newspaper box criteria. The design shall be reviewed and approved by the Current Planning Project Manager and installation of the approved mail boxes shall be completed with the construction permit. 3. DESIGN STANDARDS: RMC 4-2-115 provides residential and open space standards for development within the R-4 zoning classification. The proposal is consistent with the following design standards if all conditions of approval are complied with: Common Open Space: For developments of four or more units, for each unit in the development, three hundred fifty (350) square feet of common open space shall be provided. Open space shall be designed as a park, common green, pea -patch, pocket park, or pedestrian entry easement in the development and shall include picnic areas, space for small recreational activities, and other activities as appropriate. Open space shall be located in a highly visible area and be easily accessible to the neighborhood. Open space shall be ✓ contiguous, serve a minimum of four (4) homes, and be at least twenty feet (20') wide. A pedestrian entry easement can be used to meet the requirements if it has a minimum width of twenty feet (20') with a minimum five feet (5') of sidewalk. Pea -patches shall be at least one thousand (1,000) square feet in size with individual plots that measure ten feet by ten feet (10' x 101. Additionally, if a pea -patch is used to fulfill the open space requirement it shall include a tool shed and a common area with space for compost bins. Water shall be provided to the Jefferson Glade Short Plat Report. doc City of Renton Department of Com ty & Economic Development Ad. native Short Plat Report & Decision JEFFERSON GLADESHORTPLAT LUA11-095, SHPL A Report of February 1, 2012 Page 10 of 16 Jefferson Glade Short Plot Report.doc pea -patch. Fencing that meets the standards for front yard fencing shall surround the pea - patch with a one foot (1') landscape area on the outside of the fence. This area is to be landscaped with flowers, plants, and/or shrubs. Staff Comment: This short plat has 5 units, at 350 square feet per unit, 1,750 square feet of common open space would be required. Tract A, the open space tract, is 1,220 square feet, 530 square feet short of the minimum requirement. However, the applicant hos proposed a woonerf design for the shared driveway/parking area. This area has also been identified as Open Space on the short plat. The woonerf is proposed to be constructed with grosscrete, creating a park like setting in the center of the proposed development. After deducting the parking spaces and access drive the design provides approximately an additional 1,200 square feet of common open space. In order for this open space to be shared and therefore "common'; staff recommends a condition of approval that the area identified as "open space" on Lot 2 be included in the CC&R's as a common `park" area for the development, such CC&R's shall permit ail residents of the short plat to use this space for recreation activities both passive and active. Additionally, proposed Tract A does not include picnic tables or benches. Staff recommends as a condition of approval that Tract A be designed with either picnic tables or benches to create a park design. These additions shall be reviewed and approved by the Current Planning Project Manager, and shall be depicted on the final landscape plan. In addition, staff recommends as a condition of approval that a home owners association be established for the development, which would be responsible for any common improvements including but not limited to the open space Troct A. Furthermore, separate sale of this tract should be restricted, and a covenant should be recorded on the face of the plat, restricting the separate sale of Tract A. Standards for Private Yards: Developments of four (4) or more detached or townhouse dwelling units: Each individual lot shall have a private yard that is at least two hundred fifty (250) square feet in size with no dimension less than eight feet (8') in width. Development of attached dwelling units (other than townhouses): For developments that do not provide private yards, an additional two hundred fifty (250) square feet of open space per unit shall be provided. This open space is in addition to the required amount of Common Open Space. Staff Comment: Each lot provides sufficient space to accommodate a 250 square foot private yard. This accommodation is likely to take place in the front yard of oil units except Lot 2. This standard shall be reviewed at building permit stage for new homes. The existing duplex would maintain compliance with this standard. 4. COMMUNITY ASSETS: The proposal is consistent with the following community asset requirements: ✓ Tree Retention: Ten percent (10%) of the trees shall be retained in a residential or institutional development. S. COMPLIANCE WITH SUBDIVISION REGULATIONS: RMC 4-7 Provides review criteria for the subdivisions. The proposal is consistent with the following subdivision regulations if all conditions of approval are complied with: Access: Each lot must have access to a public street or road. Access may be by private access easement street per the requirements of the street standards. N/A Blocks: Blocks shall be deep enough to allow two tiers of lots. Streets: The proposed street system shall extend and create connections between existing streets per the Street Standards outlined in RMC 4-6-060 Street Standards. ✓ Staff Comment: Frontage improvements are required to be constructed in the right-of-way fronting the site on Jefferson Avenue NE and NE 16th Street. To meet the City's complete Jefferson Glade Short Plot Report.doc City of Renton Deportment of Comi y & Economic Development Adr rotive Short Plat Report & Decision JEFFERSON GLADE SHORT PLAT LUA11-095, SHPL-A Report of February 1, 2012 Page it of 16 Jefferson Glade Short Plat Report.doc street standards, street improvements fronting this site shall include a 5 -foot sidewalk, 8 - foot planter strip, curb, gutter and 4 feet of dedicated right-of-way along Jefferson Avenue NE. All corners at intersections of dedicated public rights-of-way shall have a minimum radius of fifteen feet. Shared Driveway: A shared private driveway may be permitted for access up to a maximum of four (4) lots. Up to three (3) of the lots may use the driveway as primary access for emergencies. The remainder of the lots must have physical frontage along a street for primary and emergency access and shall only be allowed vehicular access from the shared ✓ private driveway. The private access easement shall be a minimum of sixteen feet (16') in width, with a maximum of twelve feet (12') paved driveway. Staff Comment: The shared driveway as proposed, is considered to be a woonerf and can function as both a pedestrian connection and open space. 6. AVAILABILITY AND IMPACT ON PUBLC SERVICES: Police and Fire: Sufficient resources exist to furnish services to the proposed development. Staff Comment: 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 ✓ condition of approval that the applicant pay the fire impact/mitigation fee as required at the time of Short Plat recording, Construction Permit, or Building Permit based on the codes in place at that time. Schools: It is anticipated that the Renton School District can accommodate any additional students generated by this proposal at the following schools: Sierra Heights Elementary, McKnight Middle School and Hazen High School. A School Impact Fee, based on new single- family lots, will be required in order to mitigate the proposal's potential impacts to Renton School District. The fee is payable to the City as specified by the Renton Municipal Code. Currently the fee is assessed at $6,310.00 per new single family home due at time of building permit issuance. Storm Water: An adequate drainage system shall be provided for the proper drainage of all ✓ surface water. Water and Sanitary Sewer: The City of Renton provides water and sanitary sewer services to the site. Both water and sewer lines are currently located in the right-of-way of Jefferson Avenue NE and NE 16th Street. Utilities: All overhead power lines shall be moved underground, including connection to the existing duplex. All new electrical, phone, and cable services and lines must be underground. The construction of these franchise utilities must be inspected an approved by the City of Renton public works inspector prior to recording the short plat. ✓ Staff Comment: Utilities easements were not depicted on the provided short plat. For tots 1, 3, and 4 utilities could run parallel to the existing right-of-way, however Lot 2 does not have frontage along the right-of-way. A standard private utilities easement shall be recorded for Lot 2. This easement shall be reviewed and approved by the Plan Review Project Manager, and shall be placed on the face of the Short Plat prior to recording. Parks and Recreation: No specific standards beyond the Common Open Space criterion above. Staff Comment: 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 condition of approval requiring that the applicant pay a Parks impact/mitigation fee as required at the time of Short Plat recording, Construction Permit, or Building Permit based on the codes in place at that time. Jefferson Glade Short Plat Report.doc City of Renton Department of Comi y & Economic Development Adr rotive Short Plat Report & Decision JEFFERSON GLADE SNORT PLAT LUA11-095, SHPL-A Report of February 1, 2012 Page 12 of 16 Transportation: No specific standards applicable. Staff Comment: It is anticipated that the proposed project would result in impacts to the City's street system. Therefore, staff recommends a condition of approval requiring the payment of o Traffic impact/mitigation fee as required at the time of Final Short Plat recordinq, Construction Permit, or Building Permit based on the codes in place at that time. J. DECISION: The Jefferson Glade Short Plat, File No. LUA11-095, SHPL-A, is approved and is subject to the following conditions: 1. The applicant shall upgrade the exterior of the duplex so it would be in compliance with RMC 4-2-115 to the extent feasible. The modifications shall be reviewed and approved by the Current Planning Project Manager, and shall be completed prior to Final Inspection of the final home to be constructed as a part of the Subdivision. 2. The Short Plat lot layout shall be amended to reflect the necessary adjustment between Lot 1 and 4 by 2 feet to meet the minimum 50% setback requirement, as identified in the Setback Guideline. This amendment shall be included with the final Short Plat. 3. The applicant shall submit a detailed final landscape plan for review and approval by the Current Planning Project Manager prior to Final Short Plat recording. a. The detailed final landscape plan shall include an irrigation plan or one hundred percent (100%) drought -tolerant plants. b. A small maturing tree should be used for street trees along NE 16th Street, this change shall be show in the final landscape plan. c. The Tree Planting & Staking Detail should be modified to show webbing instead of rubber hose with wire, and removal of the "tree boot". d. Entry walks shall be provided in the front yards for the existing duplex located on proposed Lot 1, and shown on the detailed final landscape plan. e. Tract A shall be designed with either picnic tables or benches to create a park like design. These additional features shall be shown on the final landscape plan. 4. The applicant shall establish a home owners' association for the development, which would be responsible for any common improvements, including but not limited to Tact A and the common driveway and grasscrete within the Short Plat. The draft CC&R's shall be reviewed and approved by the City Attorney, prior to final PUD approval. All common facilities, not dedicated to the City, shall be permanently maintained by the Short Plat's home owners' association. The CC&R's shall provide that any covenants required by the City may not be amended without City approval. 5. A covenant shall be placed on all tracts and shared areas (shared driveway, parking area, and open space) restricting their separate sale and giving each lot owner within the plat an undivided interest in the tracts and shared areas. This covenant should be recorded on the face of the plat and/or concurrent with the plat recording, noting the recording number of the plat. 6. A cross -access and shared parking agreement shall be included as a part of the Short Plat's CC&R's and each parking place shall be specifically assigned to its appropriate unit. 7. The applicant shall provide a detail plan set addressing mail and newspaper box criteria. The design shall be reviewed and approved by the Current Planning Project Manager prior to construction permit issuance and installation of the approved mail boxes shall be completed with the construction permit. Jefferson Glade Snort Plat Report.doc City of Renton Department of Community & Economic Development Administrative Short Plot Report & Decision JEFFERSON GLADE SHORT PLAT LUA11-095, SHPL-A Report of February 1, 2012 Page 13 of 16 8. The area identified as "open space" on Lot 2 be included in the CC&R's as a common "park" area for the development, such CC&R's shall permit all residents of the short plat to use this space for recreation activities both passive and active. 9. The applicant shall pay the fire impact/mitigation fee as required at the time of Short Plat recording, Construction Permit, or Building Permit based on the codes in place at that time. 10. A standard private utilities easement shall be recorded for Lot 2. This easement shall be reviewed and approved by the Plan Review Project Manager, and shall be placed on the face of the Short Plat prior to recording 11. The applicant shall pay a Parks impact/mitigation fee as required at the time of Short Plat recording, Construction Permit, or Building Permit based on the codes in place at that time. 12. The applicant shall pay a Traffic impact/mitigation fee as required at the time of Short Plat recording, Construction Permit, or Building Permit based on the codes in place at that time. DATE OF DECISION ON LAND USE ACTION: SIGNATURE: "'Chip" Vincent, Planning Planning Division TRANSMITTED this IS` day of February, 2012 to the Contact/ApplicantlOwner(s): Owner: Sid Rodabough 376 Temple Meadow Ln. Richland, WA 99352 Applicant/Contact: lames W. Howton SIJI Northwest LLC. 12018 SE 51St Street Bellevue, WA 98006 TRANSMITTED this IS` day of February, 2012 to the Party(ies) of Record: Brad Nicholson South End Gives Bock 2302 NE 28"' Street Renton, WA 98056 Robert & Sharon Koler 3001 NE 16t' Street Renton, WA 98056 TRANSMITTED this I` day of February, 2012 to the following: Neil Watts, Development Services Director Larry Meckling, Building Official Kayren Kittrick, Development Services Jon Conklin, Development Services Carrie Olson, Development Services Jennifer Henning, Current Planning Fire Marshal Renton Reporter Jefferson Glade Short Plat Report. doc Z Z Daie City of Renton Department of Community & Economic Development Administrative Short Plat Report & Decision JEFFERSON GLADE SHORT PLAT LUAII-095, SHPL-A Report of February 1, 2012 Page 14 of 16 L. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION: The administrative land use decision will become final if the decision is not appealed within 14 days of the decision date. APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing Examiner on or before 5:00 PM on February 15, 2012. An appeal of the decision(s) must be filed within the 14 -day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Renton Municipal Code Section 4-8-110.13 governs appeals to the Hearing Examiner. Appeals must be filed in writing together with the required fee to the Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Additional information regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall - 7th Floor, (425) 430-6510. EXPIRATION: The administrative short plat decision will expire two (2) years from the date of decision. A single one (1) year extension may be requested pursuant to RMC 4-7-070.M. RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened by the approval body. The approval body may modify his decision if material evidence not readily discoverable prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal within the 14 -day appeal time frame. THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing through the Hearing Examiner. All communications are public record and this permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence in writing. Any violation of this doctrine could result in the invalidation of the appeal by the Court. ADVISORY NOTES TO APPLICANT The following notes are supplemental information provided in conjunction with the administrative land use action. Because these notes are provided as information only, they are not subject to the appeal process for the land use actions. PLANNING 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 a.m. to 3:30 p.m., 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. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or Jefferson Glode Short Plat Report. doc City of Renton Department of Comp y & Economic Development Adn rative Short Plot Report & Decision JEFFERSON GLADE SHORT PLAT LUA11-095, SHPL-A Report of February 1, 2012 Page 15 of 16 fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the area defined by the drip line of any tree to be retained. 5. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be placed on fencing every fifty feet (50') indicating the words, "NO TRESPASSING — Protected Trees" or on each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the applicant shall provide supervision whenever equipment or trucks are moving near trees. 6. The site is located in a Aquifer protection zone, if fill is brought to the site a fill source statement will be required to be submitted to the City. Only clean fill is permitted in a Aquifer protection zone. WATER 1. A generalized utility plan was submitted showing how the lots will be served with domestic water. 2. Plans will be reviewed in detail prior to issuance of a construction permit following land use process. 3. The fire fiow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300 feet of the proposed buildings, and two hydrants if the fire flow goes up to 1,500 gpm. 4. All fire hydrants must be capable of delivering a minimum of 1,000 gpm and be brought up to current code including a stortz fitting if not existing. An Engineer shall verify this during the construction drawing plan review process. 5. The Water System Development Charges are based on the size of each and all water meter(s). These fees are collected at the time a construction permit is issued. SANITARY SEWER 1. A generalized utility plan was submitted showing how the lots will be served with sewer service. Plans will be reviewed in detail prior to issuance of a construction permit following land use process. 2. The Sanitary Sewer System Development Charges are based on the size of each and all domestic water meter(s). These fees are collected at the time a construction permit is issued. SURFACE WATER 1. Plans will be reviewed in detail prior to issuance of a construction permit following land use process. 2. The Surface Water SDC fees are $1,012 per lot. These fees are collected at the time a construction permit is issued. TRANSPORTATION STREET 1. Power needs to be underground if not existing underground to existing house. 2. All new electrical, phone, and cable services and lines must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton public works inspector prior to recording the short plat. GENERAL COMMENTS 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 Horizontal and Vertical Control Network. 3. 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 the City of Renton Drafting Standards. Property Services 1. The applicant shall comply with all the comments included in the memorandum dated December 20, 2011 (Exhibit 6). Emergency Services Fire 1. The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,540 gpm Jefferson Glode Short Plat Report. doc City of Renton Department of Com y & Economic Development Adr, rative Short Plat Report & Decision JEFFERSON GLADE SHORT PLAT LUA11-095, SHPL-A Report of February 1, 2012 Page 16 of 16 fire flow would be required. A minimum of one fire hydrant is required within 300 -feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. Existing hydrants can be counted toward the requirement as long as they meet current code, including 5 -inch storx fittings, which they currently do have. Existing hydrants is within 300 -feet of the furthest proposed dwelling. The available fire flow is limited in this area due to existing 6 -inch water mains. Any new homes that exceed 3,600 square feet in this plat would have to be equipped with an approved fire sprinkler system or significant water main upgrades would have to be conducted. 2. Fire department apparatus access roadways are adequate. Community Services 1. All trees shall be protected from grade changes and construction activity prior to development and approved by the Urban Forestry and Natural Resources Manager. 2. Suggestions for the proposed landscape plan: a. South property line — add screening plants using a combination of coniferous/evergreen (75%) with deciduous (25%) b. At house #2 —eliminate Alaska weeping cedar and vine maple trees and replace with two deciduous trees from parking lot to east property line with one tree located near the parking lot and the other in the new lawn area. c. Existing Duplex to Remain — eliminate the trees (Callery Pear)west and east of the existing decks to remain as they are too close to the house. d. House 3 and 4 —area between houses not identified for treatment. Jefferson Glade Short Plat Report. doc KIM YT'Oct 9i's SEI x cc -5r-1 N oorg •\ Y L1 N m r` •Fx+ � � + w i F .id-kl_5 . - 1• - v f0'SG � 9 "T 1 •`µ ck� c, 4 :i rc. N I r�^ �r .�� _'� _ oC'6G1 ll9/-Lo;{�_Dn � Ix almot g— ELM` 'T£f ^' OC i" Y£T 9 T Zlosa \ I I aF I COT �39Y-LO �__ N-_-__ 0_06S_ _______--_.____ -L___—_w_____ -1 \ KIRKI ANN) AVE. N. 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J U l �nL a 7 a Ztl'Id i � V 6 C'3 .ixoas aaV IJ NfYsk al -Mr 5 7TF LIQ T SILOINZ CCT 'OSQtSv"I I _ • d i o.o$:aa P 0 C1 ID N em �u t SoFtv`2�v���va' � V�� w � a EEQ'S�1 `ASK yJ' � �o. z Li U U w L w 2 Ir ti w cc Q ►r H x W I C 4 Q � ': N 31W3hY NOSG3133� R�� _ — CC kL Lu r ,r flo��are —AMS_ 6� p d %-+S9c,Ox .^`Sta AHd6'WJ dD13-2W Wag NV -7d °JMltf3"4PO1N3AN1 332CL '"wv uv P- 7UT.Ln Mph —' `ra�+Naa 3`JVNrvtlD 's3[trnln a�rte'ar�v3a 0 T H W W Ua a a E � � y I z � V S � � I C 4 Q � ': N 31W3hY NOSG3133� R�� _ — CC kL Lu r ,r flo��are —AMS_ 6� p d %-+S9c,Ox .^`Sta AHd6'WJ dD13-2W Wag NV -7d °JMltf3"4PO1N3AN1 332CL '"wv uv P- 7UT.Ln Mph —' `ra�+Naa 3`JVNrvtlD 's3[trnln a�rte'ar�v3a 0 T H W W DEPARTMENT OF COMMUNITYcity of �W AND ECONOMIC DEVELOPMENT D flhtoja �`- M E M 0 R A N D U M DATE: December 20, 2011 TO: Vanessa Dolbee FROM: Bob Mac Onie r) SUBJECT: Subdivision, LUA-11-095-SHPL-A Format and Legal Description Review I have reviewed the above referenced short plat submittal and have the following comments: Information needed for final short plat approval includes the following: Note the City of Renton land use action number and land record number, LUA-11-095- SHPL-A and LND-20-0568, respectively, on the final short plat submittal. The type size used for the land record number should be smaller than that used for the land use action number. Show two DIRECT ties to the City of Renton Survey Control Network. The geometry will be checked by the city when the ties have been provided. Show bearings to radius point for points of intersect for nontangent curves Provide sufficient information to determine how the short plat boundary was established. Include a statement of equipment and procedures used, per WAC32-130-100. Note the date the existing city monuments were visited, per WAC 332-130-150, and what was found. Provide lot closure calculations. 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. b:lfile sysllnd - land subdivision & surveying recordsllnd-20 - short plats105680efferson glade)\Tv12201 Ldoe T: H w m H X W Page 2 of 3 12/20/2011 The lot addresses will be provided by the city as soon as possible. Note said addresses on the short plat.drawing. On the final short plat submittal, remove all references pertaining to utilities facilities, trees, concrete, gravel, decks and other items not directly impacting the subdivision. These items are provided only for preliminary short plat approval. Do note encroachments. Remove from the "LEGEND" block all tree items, utilities facilities and mailbox references, but do include in said "LEGEND" block the symbols and their details that are used in the short plat drawing. Do not include a utility provider's block, an owner's block, an engineer/surveyor block and an architect block. Do not include any references to use, density or zoning on the final submittal Note the lot numbers and plat name of the adjoining properties on the drawing. Remove the proposed building outline lines from the proposed lots. Do not show the setbacks as they are determined at the time that building permits are issued. Note any research resources on the short plat submittal. Note all easements, covenants and agreements of record on the short plat drawing. The City of Renton "APPROVALS" block is signed by the City of Renton Administrator Department of Public Works. Include.a declaration block on the drawing, titled "OWNERS' DECLARATION". A pertinent approval block is also needed for the King County Assessor's Office. Provide signature lines as required. All vested owner(s) of the subject short plat, at the time of recording, need to sign the final short plat submittal. For the street dedication process, include a current title report noting the vested property owner. Note that if there are easements, restrictive covenants or agreements to others (City of Renton, etc.) as part of this subdivision, they can be recorded concurrently with the short plat. The short plat drawing and the associated document(s) are to be given to the hAfile sysllnd - land subdivision & surveying recor&Jnd-20 - short plats105680efferson glade)Vv12201 Ldoc Page 3 of 3 12/20/2011 Project Manager as a package. Reference the associated document(s) on the short plat drawing and provide spaces for the recording numbers thereof. If there are new private easement(s) proposed with this short plat, include the following statement, juxtaposed to the subject easement: "Area for new private (utilities, access, etc.) easement". Since the new lots created via this short plat are under common ownership at the time of recording, there can be no easement(s) until such time as the lots are conveyed to others, via conveyance documents. The conveying document(s) need to include a statement about the talc ether with and/or subject to specific easement rights. Add the following Declaration of Covenant language on the face of the subject drawing, lithe previous paragraph applies: DECLARATION OF COVENANT: The owner of the land embraced within this short plat, in return for the benefit to accrue from this subdivision, by signing hereon covenants and agrees to convey the beneficial interest in the new easements shown on this short plot to any and all future purchasers of the lots, or of any subdivisions thereof. This covenant shall run with the land as shown on this short plat. If there is a new private access /utilities easement, a "NEW PRIVATE EASEMENT FOR INGRESS, EGRESS & UTILITIES MAINTENANCE AGREEMENT" statement should be noted on the short plat drawing. Provide the city with a title report covering the property at issue. What is the proposed disposition for Tract A? If it is to be held in common by the owners of the lots created by the short plat include language to that effect. hAfile sysllnd - land subdivision & surveying recordsl1nd-20 - short plats10568(iefferson glade)1rQ22011.doc C) _ -- 3C�b f PJ ,p 0 Z-2-�-1S--Ci- k1\ 1 mw, e:ay .j czsu. city of Renton Planning division JAN 0"9 'IM RcC OVEa C� J-Q-� Cv , c� 5b rv� G►'� �5 �-�` � � L6 (AAA 6,. 4(t� Wp-- Com- ' � G sz C(3hhksc- U'P wI m x W South End Gives Back A WasJ� raa�t�i BradAkhoko'; Pres7d" December 22, 2011 Vanessa Dolbee — Project Proponent 1055 South Grady Way Sixth Floor Renton, Washington 95055 RE: 3effenon Glade short plat LUA-11-095 2302 N.E. 29' Street Renton, Washington 98056 brad827 hotmail"com (425)445-0658 arc. 2 9 mi Thank you for the opportunity for comment on this very irnportant proposal in Renton. These comments are being submitted on behalf of South) d Gives Back (SEGB) and Brad Nicholson. As you already know, SEGB is a Washington 501 c 3 corporation that was established to advance our members interest in the environment, land use action, and governmental fiscal integrity. We write to express our disagreement with the idea incorporated area thewitPro full posal thatonmental sting duplexes can be integrated into redevelopment plans in the highlands review, and request that the developer consider tearing down the existing duplex within the environmental documents and application materials. We believe that such a review should be veal a design that benefits all concerned. At a minimum, a consistency shadow overlay typedemonstration the applicaton made that the duplex removal is integrate d into and compatible withwitapEPA I doestion of appear that of zoning designation and code regulation as a measure to comply other properties in the R-14 density is met with 5,077 square foot lots. That is R-5 and is not fair to area. Experience should tell us that the duplex needs to be removed. it is possible for the developer to demonstrate some leadership qualities that could improve our comrn=ty and neighborhood with the alternative. The idea of keeping outdated and failing structures on a new development is an idea that has never been fully considered. Additionally, the developer may want to consider economic effects because real estate comparisons have a direct impact on valuation of the area. At SEGB, what we want is quality development and improvement of environmental conditions m the Highlands area, for benefit of all concerned. Within a few hundred feet of this proposal, are numerous examples of failed efforts to develop by keeping these duplexes with the project. One was a short plat, duplex at one time had formaldehyde foam insulation scraped out of the walls lsaleut in to try to a number of yearlit and then recorded without s. Another poorly thought out improvements, has lots within that have been for project installed a foundation to relocate a duplex has now been unfinished and deteriorating for a few years and appears to be nothing more than an attractive nuisance. it will not be title with the pad- 14re with al renewed vision of the area, and we seriously doubt whether it is comp zoning designation. We know that the structural integrity of the duplexes are not desirable and there has improve the highlands and replace these duplexes over many yew, in been much debate over how to much a fact many of the duplexes violate the nuisance regulations.not takecomprehensive veplan have not that architectural design, safety, and community design elements been carried out with these or future projects of this -naand tu e. multiple There fprconbly manyons of the havenat been ctive duplex units in the area that have mold, t, identified. The concept that allowed duplexes to remain with new development has failed. As you must be aware, the above is only a few examples of some of the problems and issues with these outdated structures significantly impacting our community. l am not trying to prove that the duplex at issue here is unsafe, but merely showing that the precedent of keeping duplexes is not what the citizens have expressed in the code or laws. At SEGB, we believe that further review is needed to identify and disclose the significance of environmental impacts and rework and waste of time and effort that will be created by thoughtlessly trying to save deteriorating and outdated buildings within our neighborhoods. At last, we would like to sincerely thank the developer for being interested in redeveloping this property in out community. We recognize that efforts have been made to comply with storm water and infrastructure requirements. We believe every effort should be afforded to assure that the project is as high quality and high value to citizens and developer as possible, and that our review processes afford that opportunity. Thank you in advance for your thoughtful consideration of these comments. Dated December 22, 2411 Brad Nicholson City of Kenton Department of Community & Economic Deve,opment ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: DECEMBER 23, 2011 APPLICATION NO: LUA11-095, SHPL-A DATE CIRCULATED: DECEMBER 9, 2011 APPLICANT: James Howton PROJECT MANAGER: Vanessa Dolbee PROJECT TITLE: Jefferson Glade Short Plat PROJECT REVIEWER: Arneta Henninger SITE AREA: 16,517 square feet EXISTING BLDG AREA (gross): 1.440 square feet LOCATION: 3001 NE 16`h Street PROPOSED BLDG AREA (gross) 14.227 square feet SUMMARY OF PROPOSAL: The applicant is requesting a 4 -lot one tract short subdivision of a 16,517 square foot parcel in the Residential -14 dwelling units per acre zone. The applicant is proposing to develop proposed Lots 2 - 4 with single family homes and maintain the existing duplex on proposed Lot 1. The proposed lots would range in size from 1,480 square feet to 5,077 square feet. All lots would be accessed via one curb cut along NE 16th street. Each individual parking area would be accessed via shared grasscrete driveway. The site does not contain any critical areas_ The site contains 13 significant trees of which 8 are proposed to be retained and 12 new trees are proposed to be planted. The applicant submitted a stormwater study with the application and would provide street frontage improvements along Jefferson Avenue NE and NE 16th Street. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Probable Probable More Environment Minor Major information Impacts impacts Necessary Forth Air Water Plants Land/Shoreline Use Animals Environmental Health Energy/ Natural Resources B. POLICY -RELATED COMMENTS C. CODE -RELATED COMMENTS Element of the Probable Probable More Environment Minor Major information impacts impacts Necessary Housing Aesthetics Light/Glare Recreation Utilities Transportation Public Services Historic/Cultural Preservation Airport Environment 10,000 Feet I4,000 Feet We have reviewed this opplication with part iculor 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 gP6,r9h,rorAuthorized11epresentative Dat r city of Renton pia ning oiuision SAN 0 9 '012 v E L DEPARTMENT OF COMMUNITY Ity of -71 � y AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: January 5, 2012 TO: Vanessa Dolbee, Planner FROM: Arneta Henninger, Plan Review /�A' SUBJECT: JEFFERSON GLADE SHORT PLAT 3001 NE 16TH ST LUA 11-095, PARCEL #7227801475 I have completed a preliminary review for the above -referenced short plat located at the southeast corner of the intersection of NE 16th St & Jefferson Ave NE, all in Section 4, Township 23N, Rng. 5E. The following comments are based on the application submittal made to the City of Renton by the applicant for a multi -family development. EXISTING CONDITIONS WATER: This site is located in the City of Renton service area. This site is located in the 565 water pressure zone. Static pressure in this area is approximately 83 psi. A pressure reducing valve is required at the domestic meter when the pressure exceeds 80 psi. There is an existing 6" CI water main located in Jefferson Ave NE. See the City of Renton water drawing W1878 for details. There is an existing 6" CI water main located in NE 16th St. See the City of Renton water drawing W1878 for details. SANITARY SEWER: This site is located in the City of Renton sanitary service area. There is an existing 8" sanitary sewer main located in Jefferson Ave NE. See the City of Renton sanitary sewer drawing #51114 for details. There is an existing 8" sanitary sewer main located in NE 16th St. See the City of Renton sanitary sewer drawing #51114 for details. STORM: There are storm drainage facilities in NE 16th St. CODE REQUIREMENTS WATER • A generalized utility plan was submitted showing how the lots will be served with domestic water. • Plans will be reviewed in detail prior to issuance of a construction permit following land use process. • The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300 feet of the proposed buildings, and two hydrants if the fire flow goes up to 1,500 gpm. Jefferson Glade Short Plat -- LUA 11---5 Page 2 of 2 January 5, 2012 All fire hydrants must be capable of delivering a minimum of 1,000 gpm and be brought up to current code including a stortz fitting if not existing. Engineer shall verify this during the construction drawing plan review process. The Water System Development Charges are based on the size of each and all water meter(s). These fees are collected at the time a construction permit is issued. SANITARY SEWER A generalized utility plan was submitted showing how the lots will be served with sewer service. Plans will be reviewed in detail prior to issuance of a construction permit following land use process. The Sanitary Sewer System Development Charges are based on the size of each and all domestic water meters). These fees are collected at the time a construction permit is issued. STREET IMPROVEMENTS • Additional offsite improvements including curb, gutter, new 5 -foot sidewalks, and new 8 -foot planting strips will be required to be installed for this project along the frontage of NE 16th St and Jefferson Ave NE. If the existing curbs are less than 3" in height the project will be required to pour new curbs. • Project will not be required to install new street lights. • Additional right-of-way dedication of 4 feet on Jefferson Ave NE will be required. • Per City of Renton code all lot corners at intersections of dedicated public rights-of-way shall have a minimum radius of fifteen feet (15'). • Traffic mitigation fees will apply. Traffic mitigation fees of $2,153.25 will be required prior to recording of the short plat as a condition of the plat. • Power needs to be underground if not existing underground to existing house. • All new electrical, phone, and cable services and lines must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton public works inspector prior to recording the short plat. STORM DRAINAGE A conceptual drainage plan and report was submitted with the formal application. Plans will be reviewed in detail prior to issuance of a construction permit following land use process. The Surface Water SDC fees are $ $1,012 per lot. These fees are collected at the time a construction permit is issued. GENERAL • All required utility, drainage, and street improvements will require separate plan submittals, prepared according to City of Renton drafting standards by a licensed Civil Engineer. All plans shall be tied to a minimum of two of the City of Renton 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 the City of Renton Drafting Standards. H:\CED\Planning\Current Planning\PROJECTS\11-095.Vanessa\Plan Review Comments LUA 11-095.doc City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: ',r�ll1 v� f COMMENTS DUE: DECEMBER 23, 2011 APPLICATION NO: LUA11-095, SHPL-A 0EVELJ 'iv E71 3ER DATE CIRCULATED: DECEMBER 9, 2011 n';TY QF PPITO APPLICANT: James Howton PROJECT MANAGER: Vanessa Dolbee PROJECT TITLE: Jefferson Glade Short Plat PROJECT REVIEWER: Arneta Henninger SITE AREA: 16,517 square feet EXISTING BLDG AREA (gross): 1.440 square feetECEIVE LOCATION: 3001 NE 16`h Street PROPOSED BLDG AREA (gross) 14.227 square feet SUMMARY OF PROPOSAL: The applicant is requesting a 4 -lot one tract short subdivision of a 16,517 square foot parcel in the Residential -14 dwelling units per acre zone. The applicant is proposing to develop proposed Lots 2 - 4 with single family homes and maintain the existing duplex on proposed Lot 1. The proposed lots would range in size from 1,980 square feet to 5,077 square feet. All lots would be accessed via one curb cut along NE 16th street. Each individual parking area would be accessed via shared grasscrete driveway. The site does not contain any critical areas. The site contains 13 significant trees of which 8 are proposed to be retained and 12 new trees are proposed to be planted. The applicant submitted a stormwater study with the application and would provide street frontage improvements along Jefferson Avenue NE and NE 16th Street. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Probable Probable Environment Minor Major Impacts Impacts More information Necessary Earth Air Water Plants land/Shoreline Use Animals Environmental Health 1_ nergy/ Natural Resources B. POLICY -RELATED COMMENTS Element of the Probable Probable More Environment Minor Major Information Impacts Impacts !Necessary Housing Aesthetics Li ht/Glare Recreation Utilities Transportation Public Services Historic/Cul Lural Preservation Airport Environment 10,00OFeet 14,000 Feet C. CODE -RELATED COMMENTS L?Jl ] -`� J1 fid ivPt \rt a Vii i"�ht i�.kxv/ C, kyr. 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 a¢fditional info, fmation is deeded to properly assess this proposal. Signature of Director or Authorized'Representative 41-� [ 7 Date VICES L, 0 NTS S# 888 TiANSPORTAT OIV MiTTGATION FEE Project Name: Project Address: Contact Person: Permit Number: Project Description: Land Use Type: X Residential ❑ Retail []Non -retail Calculation: Jefferson Glade SHPL 3401 NE 16'h Street James Howton LUA11-095 4 Lot SFR plat with one existing duplex 4-1= 3 x 9.57 = 28.71 ADT x $75.00 = $ 2,153.25 Transportation Mitigation Fee: Calculated by: Date of Payment: Method of Calculation: X ITE Trip Generation Manual, 8`h Edition ❑ Traffic Study ❑ Other (210) SFR 9.57 trips/DU $2,153.25 K.Kittrick Date: 12/16/2011 T City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: �� COMMENTS DUE: DECEMBER 23, h . ,__ L.aP�li�N � APPLICATION NO: LUA11-095, SHPL-A _ DATE CIRCULATED: DECEMBER 9, 2011 ClTV fEPd f C?P APPLICANT: James Howton PROJECT MANAGER: Vanessa Dolbee DEC 0 9 2.fl11 PROJECT TITLE: Jefferson Glade Short Plat PROJECT REVIEWER: Arneta Henninger SITE AREA: 16,517 square feet EXISTING BLDG AREA (gross): 1.440 square feet , LOCATION: 3001 NE 16th Street I PROPOSED BLDG AREA (gross) 14.227 square feet SUMMARY OF PROPOSAL: The applicant is requesting a 4 -lot one tract snort subdivision of a 16,517 square foot parcel in the Residential -14 dwelling units per acre zone. The applicant is proposing to develop proposed Lots 2 - 4 with single family homes and maintain the existing duplex on proposed Lot 1. The proposed lots would range in size from 1,980 square feet to 5,077 square feet. All lots would be accessed via one curb cut along NE 15th street. Each individual parking area would be accessed via shared grasscrete driveway. The site does not contain any critical areas. The site contains 13 significant trees of which 8 are proposed to be retained and 12 new trees are proposed to be planted. The applicant submitted a stormwater study with the application and would provide street frontage improvements along Jefferson Avenue NE and NE 16th Street. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Probable Probable More Environment Minor Major information impacts Impacts Necessary Earth Air Water Plants Land/Shoreline Use Animals Environmental Health Energy/ Noturol Resources NF 5wur oy Sa8 _k*- 12.1 1+0 17.0 tl 6. POLICY -RELATED COMMENTS C. CODE -RELATED COMMENTS Element of the Probable Probable More Environment Minor Major information Impacts Impacts Necessary Housing Aesthetics Li ht/Giore Recreation utilities Transportation Public Services Historic/Cultural Preservotiorr Airport Environment 10, 000 Feet 14,000 Feet We have reviewed this application with particular attention to those areas in which we have expertise and have identified oreas of probable impact or areas where additional information is needed to properly assess this proposal. Signature of Director or Authorized Representative Date South End Gives Back A WaY&Vm iw*-pm ttrnipm(iiwt BmdAkhokog Phdat December 22, 2011 Vanessa Dolbee Project Proponent 1055 South Grady Way Sixth Floor Renton, Washington 98055 RE: Jefferson Glade short Plat LUA-11-095 2302 N.E. 28`h Street Renton, Washington 98056 6rad827_r&hotmaiL corn (425)445-0658 Thank you for the opportunity for comment on this very important proposal in Renton. These comments are being submitted on behalf of South End Gives Back (SEGB) and Brad Nicholson. As you already know, SEGB is a Washington 501(c)(3) corporation that was established to advance our members interest in the environment, land use action, and governmental fiscal integrity. We write to express our disagreement with the idea incorporated into the proposal that existing duplexes can be integrated into redevelopment plans in the highlands area without full environmental review, and request that the developer consider tearing down the existing duplex within the environmental documents and application materials. We believe that such a review will reveal a design that benefits all concerned. At a minimum, a consistency shadow overlay type demonstration should be made that the duplex removal is integrated into and compatible with the application and the application of zoning designation and code regulation as a measure to comply with SEPA. It does not appear that R-14 density is met with 5,077 square foot lots. That is R-8 and is not fair to other properties in the area. Experience should tell us that the duplex needs to be removed. It is possible for the developer to demonstrate some leadership qualities that could improve our community and neighborhood with the alternative. The idea of keeping outdated and failing structures on a new development is an idea that has never been fully considered. Additionally, the developer may want to consider economic effects because real estate comparisons have a direct impact on valuation of the area. At SEGB, what we want is quality development and improvement of environmental conditions in the Highlands area, for benefit of all concerned. Within a few hundred feet of this proposal, are numerous examples of failed efforts to develop by keeping these duplexes with the project. One was a short plat, duplex at one time had formaldehyde foam insulation scraped out of the walls previously put in to try to seal it, and then recorded without improvements, has lots within that have been for sale a number of years. Another poorly thought out project installed a foundation to relocate a duplex has now been unfinished and deteriorating for a few years and appears to be nothing more than an attractive nuisance. It will not be compatible with a renewed vision of the area, and we seriously doubt whether it is compatible with the R-14 residential zoning designation. We know that the structural integrity of the duplexes are not desirable and there has been much debate over how to improve the highlands and replace these duplexes over many years, in fact many of the duplexes violate the nuisance regulations. It does not take much a reach to conclude that architectural design, safety, and community design elements of the comprehensive plan have not been carried out with these or future projects of this nature. There are probably many of the unattractive duplex units in the area that have mold, rot, and multiple unsafe conditions that have not been identified. The concept that allowed duplexes to remain with new development has failed. As you must be aware, the above is only a few examples of some of the problems and issues with these outdated structures significantly impacting our community. I am not trying to prove that the duplex at issue here is unsafe, but merely showing that the precedent of keeping duplexes is not what the citizens have expressed in the code or laws. At SEGB, we believe that further review is needed to identify and disclose the significance of environmental impacts and rework and waste of time and effort that will be created by thoughtlessly trying to save deteriorating and outdated buildings within our neighborhoods. At last, we would like to sincerely thank the developer for being interested in redeveloping this property in out community. We recognize that efforts have been made to comply with storm water and infrastructure requirements. We believe every effort should be afforded to assure that the project is as high quality and high value to citizens and developer as possible, and that our review processes afford that opportunity. Thank you in advance for your thoughtful consideration of these comments. Dated December 22, 2011 Brad Nicholson DEPARTMENT OF COMMUNITY 000.1 ry of 0— AND ECONOMIC DEVELOPMENT M E M D R A N D U M DATE: December 20, 2011 TO: Vanessa Dolbee FROM: Bob Mac Oniel SUBJECT: Subdivision, LUA-11-095-SHPL-A Format and Legal Description Review I have reviewed the above referenced short plat submittal and have the following comments: information needed for final short plat approval includes the following: Note the City of Renton land use action number and land record number, LUA-11-095- SHPL-A and LND-20-0568, respectively, on the final short plat submittal. The type size used for the land record number should be smaller than that used for the land use action number. Show two DIRECT ties to the City of Renton Survey Control Network. The geometry will be checked by the city when the ties have been provided. Show bearings to radius point for points of intersect for nontangent curves Provide sufficient information to determine how the short plat boundary was established. Include a statement of equipment and procedures used, per WAC32-130-100. Note the date the existing city monuments were visited, per WAC 332-130-150, and what was found. Provide lot closure calculations. 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. hAfile sysllnd - land subdivision & surveying recordsInd-20 - short plats10568(jefferson glade)1rv12201 Ldoc Page 2 of 3 12/20/2011 The lot addresses will be provided by the city as soon as possible. Note said addresses on the short plat drawing. On the final short plat submittal, remove all references pertaining to utilities facilities, trees, concrete, gravel, decks and other items not directly impacting the subdivision. These items are provided only for preliminary short plat approval. Do note encroachments. Remove from the "LEGEND" block all tree items, utilities facilities and mailbox references, but do include in said "LEGEND" block the symbols and their details that are used in the short plat drawing. Do not include a utility provider's block, an owner's block, an engineer/surveyor block and an architect block. Do not include any references to use, density or zoning on the final submittal Note the lot numbers and plat name of the adjoining properties on the drawing. Remove the proposed building outline lines from the proposed lots. Do not show the setbacks as they are determined at the time that building permits are issued. Note any research resources on the short plat submittal. Note all easements, covenants and agreements of record on the short plat drawing. The City of Renton "APPROVALS" block is signed by the Cid of Renton Administrator, Department of Public Works. Include a declaration block on the drawing, titled "OWNERS' DECLARATION". A pertinent approval block is also needed for the King County Assessor's Office. Provide signature lines as required. All vested owner(s) of the subject short plat, at the time of recording, need to sign the final short plat submittal. For the street dedication process, include a current title report noting the vested property owner. Note that if there are easements, restrictive covenants or agreements to others (City of Renton, etc.) as part of this subdivision, they can be recorded concurrently with the short plat. The short plat drawing and the associated document(s) are to be given to the hafile sysllnd - land subdivision & surveying recordsllnd-20 - short piats105680efferson glade)1rvl22011.doc Page 3 of 3 12/20/2011 Project Manager as a package. Reference the associated document(s) on the short plat drawing and provide spaces for the recording numbers thereof. If there are new private easements) proposed with this short plat, include the following statement, juxtaposed to the subject easement: "Area for new private (utilities, access, etc.) easement". Since the new lots created via this short plat are under common ownership at the time of recording, there can be no easement(s) until such time as the lots are conveyed to others, via conveyance documents. The conveying document(s) need to include a statement about the together with and/or subject to specific easement rights. Add the following Declaration of Covenant language on the face of the subject drawing, lithe previous paragraph applies: DECLARATION OF COVENANT. The owner of the land embraced within this short plat, in return for the benefit to accrue from this subdivision, by signing hereon covenants and agrees to convey the beneficial interest in the new easements shown on this short plat to any and all future purchasers of the lots, or of any subdivisions thereof. This covenant shall run with the land as shown on this short plat. If there is a new private access /utilities easement, a "NEW PRIVATE EASEMENT FOR INGRESS, EGRESS & UTILITIES MAINTENANCE AGREEMENT" statement should be noted on the short plat drawing. Provide the city with a title report covering the property at issue. What is the proposed disposition for Tract A? If it is to be held in common by the owners of the lots created by the short plat include language to that effect. hAfile sy0nd - land subdivision & surveying recordsVnd-20 -short plats105680efferson g1ade)1rv32201.I Am City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: 1 f6 COMMENTS DUE: DECEMBER 23, 2011 APPLICATION NO: LUA11-095, SHPL-A DATE CIRCULATED: DECEMBER 9, 2011 APPLICANT: James Howton PROJECT MANAGER: Vanessa Dolbee PROJECT TITLE: Jefferson Glade Short Plat PROJECT REVIEWER: Arneta Henninger SITE AREA: 16,517 square feet EXISTING BLDG AREA (gross): 1.440 square feet LOCATION: 3001 NE 16th Street PROPOSED BLDG AREA (gross) 14.227 square feet SUMMARY OF PROPOSAL: The applicant is requesting a 4 -lot one tract short subdivision of a 16,517 square foot parcel in the Residential -14 dwelling units per acre zone. The applicant is proposing to develop proposed Lots 2 - 4 with single family homes and maintain the existing duplex on proposed Lot 1. The proposed lots would range in size from 1,980 square feet to 5,077 square feet_ All lots would be accessed via one curb cut along NE 16th street. Each individual parking area would be accessed via shared grasscrete driveway. The site does not contain any critical areas. The site contains 13 significant trees of which 8 are proposed to be retained and 12 new trees are proposed to be planted. The applicant submitted a stormwater study with the application and would provide street frontage improvements along Jefferson Avenue NE and NE 16th Street. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Environment Probable Probable More Minor Major ` information impacts impacts Necessary Earth Air Water Plants Land/Shoreline use Animals Environmentof Health Energy/ Natural Resources B. POLICY -RELATED COMMENTS C. CODE -RELATED COMMENTS Element of the probable Probable More Environment Minor Major information impacts impacts Necessary Housing Aesthetics Light/Glare Recreation utilities Transportation Public Services Historic/Cultural Preservotion Airport Environment 10, 000 Feet 14, 000 Feet 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 odditionol information is needed to properly assess this proposal. Signature of Director or Authorized Representative Date City of R....ton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: DECEMBER 23, 2011 APPLICATION NO: LUA11-095, SHPL-A DATE CIRCULATED: DECEMBER 9, 2011 DEVELOPMENT SEI APPLICANT: James Howton PROJECT MANAGER: Vanessa Dolbee PROJECT TITLE: Jefferson Glade Short Plat PROJECT REVIEWER: Arneta Henninger DEC 0 9 201 SITE AREA: 16,517 square feet EXISTING BLDG AREA (gross): 1.440 square feet LOCATION: 3001 NE 16Street PROPOSED BLDG AREA (gross) 14.227 square feet SUMMARY OF PROPOSAL: The applicant is requesting a 4 -lot one tract short subdivision of a 16,517 square foot parcel ih the Residential -14 dwelling units per acre zone. The applicant is proposing to develop proposed Lots 2 - 4 with single family homes and maintain the existing duplex on proposed Lot 1. The proposed lots would range in size from 1,980 square feet to 5,077 square feet. All lots would be accessed via one curb cut along NE 16th street. Each individual parking area would be accessed via shared grasscrete driveway. The site does not contain any critical areas. The site contains 13 significant trees of which 8 are proposed to be retained and 12 new trees are proposed to be planted_ The applicant submitted a stormwater study with the application and would provide street frontage improvements along Jefferson Avenue NE and NE 16th Street. A. ENVIRONMENTAL IMPACT (e.g. Non -Cade) COMMENTS Element of the Probable Probable More Environment Minor Major information Impacts impacts Necessary Earth Air Water Plants Land/shoreline Use Animals Environmental Health Energy/ Natural Resources B. POLICY -RELATED COMMENTS 11mcf C. CODE -RELATED COMMENTS Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Housing Aesthetics Light/Glare Recreation: Utilities Transportation Public Services Historic/Cultural Preservation Airport Environment 10,000 Feet 14,000 Feet RHES A 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 wher dditional information is eded to operly assess this proposal. f r Signature of Director or A prized Representative 101, pate 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." Parks Mitigation Fee Terrence J. Flatley To: Vanessa Dolbee; Leslie A Betlach Subject: Jefferson Glade Short Plat - Tree Retention, Street Trees and Landscape Comments Hi, These comments are attached to the review Tree Retention Plan—Sheet 1 of 1 1.) Some trees that appear to be within the new right-of-way or in the proposed new development are not marked for removal on the tree retention pian but are shown as removed on the landscape plan. The tree retention plan should be accurate with indicating tree removal, tree retention and replacement calculations for significant tree removal. 2.) All trees to remain shall be protected from grade changes and construction activity prior to development and approved by the Urban Forestry and Natural Resources Manager. Landscape Plant—Sheet LA1 3.) Street Trees. Use one Fraxinus Americana 'Autumn Purple' white ash on Jefferson Avenue NE instead of three shown on the plan. These become very large trees and one will be sufficient. 4.) Street Trees. Do not use Fraxinus Americana 'Autumn Purple' white ash on NE 16th Street. There are overhead wires located on that side of the property along the right-of-way and only a small -maturing tree should be used. 5.) Shrub bed along NE 16 Street between sidewalk and Existing Duplex to Remain —shrub symbol does not appear in the plant schedule. Coniferous or evergreen trees or shrubs should be used on this side of the house. 6.) South property line — add screening plants using a combination of coniferous/evergreen (75%) with deciduous (25%). 7.) At house #2 — eliminate Alaska weeping cedar and vine maple trees and replace with two deciduous trees from parking lot to east property line with one tree located near the parking lot and the other in the new lawn area. 8.) Existing Duplex to Remain — eliminate the trees (Callery Pear) west and east of the Ex. Decks to Remain as they are too close to the house. 9.) Houses 3 and 4 -- area between houses not identified for treatment. Landscape Notes & Details — Sheet LA2 10.) Tree Planting & Staking Detail (for Coniferous Tree also) — do not use rubber hose with wire passing through. Use webbing -like materials around tree stems only. Do not use Tree Boot Terry Flatley Urban Forestry & Natural Resources Manager ISA Certified Arborist #PN -7272A City of Renton 1055 S. Grady Way Renton, WA 98057 TFlatleyCcDRentonWa.Gov 425-766-6187 (ctrl -click to forestry web page) City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: Rnu— J � COMMENTS DUE: DECEMBER 23, 2011 APPLICATION NO: LUA11-095, SHPL-A r�1 DATE CIRCULATED: DECEMBER 9, 2011 Sic APPLICANT: James Howton PROJECT MANAGER: Vanessa Dolbee J:� rs PROJECT TITLE: Jefferson Glade Short Plat PROJECT REVIEWER: Arneta Henninger ::�� SITE AREA: 16,517 square feet EXISTING BLDG AREA (gross): 1.440 square feet�� LOCATION: 3001 NE 16th Street r PROPOSED BLDG AREA (gross) 14.227 square fe SUMMARY OF PROP05AL: The applicant is requesting a 4 -lot one tract short subdivision of a 16,517 square foot parcel in the Residential -14 dwelling units per acre zone, The applicant is proposing to develop proposed Lots 2 - 4 with single family homes and maintain the existing duplex on proposed Lot 1. The proposed lots would range in size from 1,980 square feet to 5,077 square feet. All lots would be accessed via one curb cut along NE 16th street. Each individual parking area would be accessed via shared grasscrete driveway. The site does not contain any critical areas. The site contains 13 significant trees of which 8 are proposed to be retained and 12 new trees are proposed to be planted. The applicant submitted a stormwater study with the application and would provide street frontage improvements along Jefferson Avenue NE and NE 16th Street. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Elementof the Probable Probable More Environment Minor Major information impacts impacts Necessary Earth Air Water Plants Land/shoreline Use Animals Environmentai Neal th Energy/ Natural Resources B. POLICY -RELATED COMMENTS Element of the Probable Probable Mare Environment Minor Major Information impacts Impacts Necessary Housing Aesthetics Li hVGlare Recreation Utilities Transportation Public Services Historic/Cultural Preservation Airport Environment 10, 000 Feet 14, 000 Feet 4W 0,zc 7c -D A�� . C. CODE -RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional informat" is needed to properly assess this proposal. ZA1,5 hoSignature of Director or Autrized Representative Date 'y CITY OF RENTON FIRE PREVENTION BUREAU MEMORANDUM DATE: December 12, 2011 TO: Vanessa Dolbee, Senior Planner FROM: Corey Thomas, Plans Review Inspector SUBJECT: Preliminary Comments for Jefferson Glade Short Plat Environmental Impact Comments: The fire mitigation fees are applicable at the rate of $488.00 per single family unit. This fee is paid prior to recording the plat. No charge for existing home. Code Related Comments: The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300 -feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. Existing hydrants can be counted toward the requirement as long as they meet current code, including 5 -inch storz fittings,which they currently do have. Existing hydrant is within 300 -feet of the furthest proposed dwelling. The available fire flow is limited in this area due to existing 6 -inch water mains. Any new homes that exceed 3,600 square feet in this plat would have to be equipped with an approved fire sprinkler system or significant water main upgrades would have to be conducted. 2. Fire department apparatus access roadways are adequate. CT:ct gladesp City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: �. kr °L COMMENTS DUE: DECEMBER 231 2011 APPLICATION NO: LUA11-095, SHPL-A DATE CIRCULATED: DECEMBER 9, 2011 APPLICANT: James Howton PROJECT MANAGER: Vanessa Dolbee PROJECT TITLE: Jefferson Glade Short Plat PROJECT REVIEWER: Arneta Henninger SITE AREA: 16,517 square feet EXISTING BLDG AREA (gross): 1.440 square feet LOCATION: 3001 NE 16th Street PROPOSED BLDG AREA (gross) 14.227 square feet SUMMARY OF PROPOSAL: The applicant is requesting a 4 -lot one tract short subdivision of a 16,517 square foot parcel in the Residential -14 dwelling units per acre zone. The applicant is proposing to develop proposed Lots 2 - 4 with single family homes and maintain the existing duplex on proposed Lot 1. The proposed lots would range in size from 1,980 square feet to 5,077 square feet. Ail lots would be accessed via one curb cut along NE 16th street. Each individual parking area would be accessed via shared grasscrete driveway. The site does not contain any critical areas. The site contains 13 significant trees of which 8 are proposed to be retained and 12 new trees are proposed to be planted. The applicant submitted a stormwater study with the application and would provide street frontage improvements along Jefferson Avenue NE and NE 16th Street. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Probable Probable More Environment Minor Major information impacts impacts Necessary Earth Air Water Plants Land/Shoreline Use Animals Environmental Health Energy/ Noturol Resources B. POLICY -RELATED COMMENTS C. CODE -RELATED COMMENTS Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Housing Aesthetics Light/Glare Recreation Utilities Trans ortation Public Services Historic/Cultural Preservation Airport Environment 10,000 Feet I4,000 Feet #2omc k Yt, 4 ijvt.� 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 odditionol information is needed to properly assess this proposal. Signature of Director or Authorized Representative Date City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT:RkO4 COMMENTS DUE: DECEMBER 23, 2011 APPLICATION NO: LUA11-095, SHPL-A DATE CIRCULATED: DECEMBER 9, 2011 APPLICANT: James Howton~` ' PROJECT MANAGER: Vanessa Dolbee PROJECT TITLE: Jefferson Glade Short Plat PROJECT REVIEWER: Arneta Henninger SITE AREA: 16,517 square feet EXISTING BLDG AREA (gross): 1.440 square feet LOCATION: 3001 NE 16`h Street PROPOSED BLDG AREA (gross) 14.227 square feet SUMMARY OF PROPOSAL: The applicant is requesting a 4 -lot one tract short subdivision of a 16,517 square foot parcel in the Residential -14 dwelling units per acre zone. The applicant is proposing to develop proposed Lots 2 - 4 with single family homes and maintain the existing duplex on proposed Lot 1. The proposed lots would range in size from 1,980 square feet to 5,077 square feet. All lots would be accessed via one curb cut along NE 16th street. Each individual parking area would be accessed via shared grasscrete driveway. The site does not contain any critical areas. The site contains 13 significant trees of which 8 are proposed to be retained and 12 new trees are proposed to be planted. The applicant submitted a stormwater study with the application and would provide street frontage improvements along Jefferson Avenue NE and NE 16th Street. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Probable Probable More Environment Minor Major information Impacts Impacts Necessary Earth Air Water Plants Lond/Shoreline Use Animals Environmental Health Energy/ Natural Resources B. POLICY -RELATED COMMENTS C. CODE -RELATED COMMENTS Element of the Probable Probable More Environment Minor Major Information impacts Impacts Necessary Housing Aesthetics Li hVGlore Recreation utilities Transportation Public Services .r Historic/Cultural Preservotion Airport Environment 10,000 Feet I4,000 Feet 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 additi mal ir6o mation is needed to properly assess this proposal. Signature of Director or Authorized Representative Date rte.___. r' l NOTICE OF APPLICATION A Master Applkatlon hu bean }fled and accepted whh the Depertr t oft ommunity & E[onOmla Development ICED) — PlannitK DMslon of the Chy of Rehtnn. The Fellowln[ brleffy descrlbes the aaplkitt4an and the necessary Puhlle Approvals. DATE OF NOTECR OF APPLICATION: D—mb t, 9, 2011 PROJECT NAME/NUMBLR: Je Hrrmn Glade 5ihnrt plat f LUA11-095, SHPL-A PROJECT DESCRIPTION: the appll"It u reque11.%.V1 ane traCl 11001 subdiviskn Of a 16,517 square fool parcel In the Refldentlal-IA dwelling units per aura zonapplicant is proposing la develop propowd Lots 2 -d with single family homes andmaintaln the rAstmi; duplex on proposed Lot 1. The prapased lots would range In size from F 900 square feet to 5,077 square feat, All tots would be .111111d vla one curb rut along NE 16th st ret, Eacn Individual za"ing area would be accessed via shared grasscrete driveway, The she doe, not mntaln any aitl:al s. The site tannins 13 significant trees of -high B are proposed to be famed and'L2 new trees an proposed to be planted. The aPFltcant -brained a storm Water study with the appilca Don and would provide street frontage Imgmyements alorIf le Nerwn Avenue NE and NE 16th Street. PROJECT LOCATION: 3001 NE 18'"St—L PUBLIC APPROVALS: Adminlsirative Short Plat APPD(A.NTJPfEOJECr CONTACT PERSON' James Howtan; Sijl Nanhwest LLC; 120185E 5I" Street; Begeveue, WA 9B006; Emt: jim@jhowton.com PUBLIC HEARING: N/A Cnmmenta onthe ab— application must be submitted In whtlng to Vanessa Deibii Senlor PI -Mr, Department of Cammunh'f Ik Economic Dmlopment, 1055 South Grady Way, Renton, WA sliftl by 3: DO p.m. on December 13, 2011. If yao ha.e questions adou[this pmpasal, or wish W be made a party ofrecord and receve addil—I net,f,,,I n by mail, -011.,1 Lhe Project Manager at (4751430-7314. Anynne who submits wtimn Comments will automatimlly became a party o! record and will be notllkd of any dreision on this project, PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION DATE OF APPLICATaORu November 21, 2011 If you —.W I'rke r0 be made a parry of retard io receiye further InFnrmation an this proposed project, rampkte thls form and return ta: City of Renton. CED. Planning Olylsion, 1055 Sovh Grady way, Renton, WA 98057. File Name I hie, Jeffers— Glade Short P141 LUAIl-095. SHPL-A NAME' MAILING ADDRESS: TELEPHONE No.: CERTIFICATION hereby certify that copies of the above document were posted in conspicuous places or nearby the described property on Date: Signed: �c STATE OF WASHINGTON } ] SS COUNTY OF KING I certify that I know or have satisfactory evidence that � (erne s s„ , -:�) e e signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. Da IWi, 1 Notary Public in and fdr the State of Washington 4 i Notary (Print): z My appointment expires: �, ,,,- a ,U I ff`its,"egiEOrr ti CITY OF RENTON DEPARTMENT OF COMMUNTY & ECONOMIC DEVELOPMENT - PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 9th day of December, 2011, 1 deposited in the mails of the United States, a sealed envelope containing Acceptance Letter, Notice of Application documents. This information was sent to: Name Representing James Howton Contact Sid Rodabough Owner 300' Surrounding Property Owner See attached (Signature of Sender): STATE OF WASHINGTON ) SS COUNTY OF KING ) I certify that I know or have satisfactory evidence that Stacy M. Tucker signed this instrument and acknowledged it to be his/her/their free and voluntary act mentioned in the instrument. Dated: /a/91 th1e�` ses $ << J► Knhw Notary Public in And for the State of Washington Notary (Print): it rwe My appointment expires: --s � ;—) 1! 9,0j -3 Jefferson Glade Short Plat LUA11-095, SHPL-A 722780159504 722780148507 722780175005 BAILEY LOLA M+BAILEY LOLA M BALDRIDGE HOWARD L CHAN RICHARD Y 2911 NE 116TH ST 1526 JEFFERSON AVE NE 10900 NE 8TH ST STE #900 RENTON WA 98056 RENTON WA 98056 BELLEVUE WA 98004 722780013503 FACILITIES & OPERATIONS CTR OFFICE OF THE EXECUTIVE DIR 300 SW 7TH ST RENTON WA 98055 722780021001 KCF INVESTMENTS PO BOX 37 MEDINA WA 98039 722780161500 LUO XUE LING 5210 NE STH PL RENTON WA 98059 722780019005 RENTON HOUSING AUTH 3017 NE 16TH ST RENTON WA 98056 722780019500 RENTON HOUSING AUTHORITY PO BOX 2316 RENTON WA 98056 722780020508 VANBUREN ERIC M+CAMILLE G 1204 PIERCE PL NE RENTON WA 98056 722780149000 ZIMMERMAN MARK E PO BOX 3031 RENTON WA 98059 722780155502 GELASHVILI TSIURI+GEORGE 1518 JEFFERSON AVE NE RENTON WA 98056 722780158605 KHALSA JAGJIT SINGH & TARVINDO 2817 NE 16TH ST RENTON WA 98056 722780175500 MLP BESAW FAMILY LP 15907 NE 65TH ST REDMOND WA 98052 042305926901 RENTON HOUSING AUTHORITY 970 HARRINGTON NE RENTON WA 98056 722780148101 STEWART MARY C PO BOX 1552 WINTERHAVEN CA 92283 722780147509 WILLIAMS GERALDINE WILSON THE HIGHLANDS SHORELINE WA 98177 722780018007 KAPPENMAN BRETT A+CRYSTAL L PO BOX 204 RENTON WA 98057 722780159009 KOLRVA ELENA+ANGEL KOLEV 2901 NE 116TH ST RENTON WA 98056 722780148002 PETERSON JOHN S 1007 N 36TH RENTON WA 98055 722780018502 RENTON HOUSING AUTHORITY 2900 NE 10TH ST RENTON WA 98056 722780155007 SZULKOWSKI KINGA B 11729 SE 93RD ST NEWCASTLE WA 98056 722780160007 ZAYTSEV ANDRIY 3664 SW 318TH ST FEDERAL WAY WA 98023 12-:2--1;02: 18PM: Denis Law Mayor r. 4252044455 December 9, 2011 Department -of Community and Economic Development Alex Pietsch,Administrator Nancy Rawls Department of Transportation Renton School District 420 Park Avenue N Renton, WA 98055 Subject: Jefferson Glade Short Plat LUA11•-095, SHPL-A The City of Renton's Department of Community and Economic Development (CED) has received an application for a 4-16t single-family subdivision located at 3001 NE 16t. Street. Please see the enclosed Notice of Application for further details. In order to process this application, CED needs to ]snow 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 retyrn this letter to my attention, City. of . Renton, CED, Planning Division, 1055 South Grady Way, Renton, Washington 95057 by December 23, 2011. Elements School: Vz' Elementary Middle School: High School: j Will the schools you ha a indicated be able to handle the impact of the, additional students estimated to come from the proposed development? Yes 1% No Any Comments: Renton City Hall - e. 1055 South Grady Way '. • Renton,Washington 98057 + rentonwa.gov City_ of NOTICE OF APPLICATION A Master Application has been filed and accepted with the Department of Community & Economic Development (CED) – Planning Division of the City of Renton. The following briefly describes the application and the necessary Public Approvals. DATE OF NOTICE OF APPLICATION: December 9, 2011 PROJECT NAME/NUMBER: Jefferson Glade Short Plat/ WA11-095, SHPL-A PROJECT DESCRIPTION: The applicant is requesting a 4 -lot one tract short subdivision of a 16,517 square foot parcel in the Residential -14 dwelling units per acre zone. The applicant is proposing to develop proposed Lots 2 - 4 with single family homes and maintain the existing duplex on proposed Lot 1. The proposed lots would range in size from 1,980 square feet to 5,077 square feet. All lots would he accessed via one curb cut along NE 16th street. Each individual parking area would be accessed via shared grasscrete driveway. The site does not contain any critical areas. The site contains 13 significant trees of which 8 are proposed to be retained and 12 new trees are proposed to be planted. The applicant submitted a stormwater study with the application and would provide street frontage improvements along Jefferson Avenue NE and NE 16th Street. PROJECT LOCATION: 3001 NE 16" Street PUBLIC APPROVALS: Administrative Short Plat APPLICANT/PROJECT CONTACT PERSON: James Howton; Siji Northwest LLC; 12018 SE 51" Street; 3elleveue, WA 98006; Eml:jim@jhowton.com PUBLIC HEARING: N/A Comments on the above application must be submitted in writing to Vanessa Dolbee, Senior Planner, Department of Community & Economic Development, 1055 South Grady Way, Renton, WA 98057, by 5:00 p.m. on December 23, 2011. If you have questions about this proposal, or wish to be made a party of record and receive additional notification by mail, contact the Project Manager at (425) 430-7314. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION DATE OF APPLICATION: November 21, 2011 MrMrt nC rn MDI 9Tr ADDI IrATInM, r)—a —Q -)nil If you would like to be made a party of record to receive further information on this proposed project, complete this form and return to: City of Renton, CED, Planning Division, 1055 South Grady Way, Renton, WA 98057. File Name / No.: Jefferson Glade Short Plat / LUA11-095, SHPL-A NAME: MAILING ADDRE55: TELEPHONE NO.: Denis Law __....._ C1 O�. } r� Mayor t jO _ Department of Community and Economic Development Alex Pletsch, Administrator December 9, 2011 James W. Howton Siji Northwest LLC 12018 SE 51St Street Bellevue, WA 98006 Subject: Notice of Complete Application Jefferson Glade Short Plat, LUA1.1-095, SHPL-A Dear Mr. Howton: The Planning Division of the City of Renton has determined that the subject application is complete according to submittal requirements and, therefore, is accepted for review. You will be notified if any additional information is required to continue processing your application. Please contact me at (425) 430-7314 if you have any questions. Sincerely, -rwws'�—D el&� Vanessa Dolbee Senior Planner cc: Sid Rodabough / Owner(s) Renton City Hall 9 1055 South Grady Way 0 Renton, Washington 98057 6 rentonwa.gov Fncom�)ass. ENGINEERING & SURVEYING L��e PRELIMINARY TECHNICAL INFORMATION REPORT for JEFFERSON GLADE SHORT PLAT October 11, 2011 10 1( 17- 111 Encompass Engineering & Surveying Job No. 11545 Prepared For: Silk Northwest LLC 12018 SE 516t Street Bellevue, WA 98006 Western Washington Division 165 NE Juniper St., Ste 201, Issaquah, WA 98027 Phone: (425) 392-0250 Fax: (425) 391-3055 www_EncompassES.net Eastern Washington ijivision 108 Fast tad Street, Cle Slum, WA 98922 Phone: (509) 674-7433 Fax: (509) 674-7419 SECTION 9 PROJECT OVERVIEW Site Address: 3001 NE 16t' Street, Renton, WA 98456 King County Tax Parcel: 722780-1475 Project Overview The proposed project consists of subdividing the existing 0.59 -acre parcel into four (4) lots within City of Renton. Four (4) single-family residences will be constructed in the future. The lots will have parking in the back and will be served by a 15 -foot wide, approximately 60 -foot long Joint Use Driveway, which will have a direct access to NE 16th Street. The existing parcel has an existing duplex building, which is approximately 1,440 square feet in size, an existing gravel driveway with an access to NE 16th Street, and a gravel parking area with an access to Jefferson Avenue NE. The existing duplex building will remain, and the existing gravel driveways and parking will be removed. The remainder of the parcel consists mostly of grassy yard with some trees. The existing project site is very flat and it generally drains gently to the southeast in form of sheet flow. The adjacent streets, NE 16th Street and Jefferson Avenue NE, are slightly higher than the project site, but most of their drainage is collected by the street storm system. There is very little, if any, upstream run-off that enters the project site. Per the SCS soil maps, the project site is underlain with Indianola loamy fine sand, 4 to 15 percent slopes, (InC) soils. Also, a geotechnical study, Stormwater Infiltration Evaluation, has been prepared by Geospectrum Consultants, Inc. to address and provide guidelines for infiltrating the run-off associated with the post -development conditions of the proposed development. Upstream Drainage The existing project site and the surrounding area are very flat. The adjacent streets, NE le Street and Jefferson Avenue NE, are slightly higher than the project site, but most of their drainage is collected by the street storm system. There is very little, if any, upstream run-off that enters the project site. Downstream Drainage The existing project site is very flat and majority of the existing runoff infiltrates on-site. The site gently slopes to the southeast. Some of the existing run-off may drain to the southeast in form of sheet flow. This runoff sheet flows onto the neighboring properties to the south, and eventually discharges to the existing storm drainage system at the intersection of Kirkland Avenue NE and NE 14th Place. Level 1 Downstream Analysis has been done and is included in Section 3 of this report. There have been no problems identified within the downstream drainage system. WLRD Drainage Complaints There were no relevant drainage complaints in the area Analysis included in Section 3 of this report. Refer to the Level 1 Downstream Jefferson Glade Vicinity Map 'A 'r= 41%i - T YEM-, ST '5F 100-I'l S1 Nr_7 ZjR S I ST NE ZIST ST kE 21ST 51 �u -17 N.'_ 11JI -I U Lei < Lz 7 I 'NE. M, < Nit 17T,. ST ui *44—: ILT'i 3T T 75 tiE'131`-+ aT 'Ar T LY Lj n y 4- Inti 1,l- '1T: 7'J I V N__ IMT i :iT 91: 1 1=31 31 bl rr qr I.k5f 'W epia F__ The information indudecl on this map has been compiled by King County staff from a variety of sources and is subject 10 change without notice. King County makes no representations or warranties, express or implied, as to accuracy, oompletonew, tirn6inass, or rights to the use of such information- nformationThis document is not intended for use as a survey product. l(Un This'9 County shall not be liable for any general, special, indirect incidental, or consequential from the use or misuse the information contained on this map. My sale Of King County damages including but not limited to, lost revenues or lost profits resulting this map or irrFormaEon on this map is prohibited spc=pt by written permission of King County Date 10AW2011 Source King Courtly, NAP - Property information (�.f/www.melrokc.gov1G15fiMAP) {d'dNFJ51�1 'oNo+law'�nxM7FdAUl uoReuuolul AliedoSd - d4'Wl Alunoo Bupl :aainog L LOZR LloL :Oleo 4 unoo 6u1}{ to uolssluuad uayluM Aq ldaoxO palsglyoid si dew 2141 uo uogeuuolul jo dew sl4l fi, juir� o:) BurN to ales huV -dew sryl uo poupluoa uogBwiolu! ayl to asnslw 10 asn Qwoo Buginm sword lsol jo senuana, lsel'ol pallw+l Sou lnq 'Burpnpw seBewep • leguenhasuoa,o'la}uep!oul'r*mpw 'legeds 'lojouaB Aue -" algog aq lou lie4s Alunoo Burl lonpo,d Sages a se asn j(l pepualul you 6luawraop 2141 uopwiolul flans to asn a4k of 64SW jo'ssaullawll 'ssauMeldwoo 'Amnaae o7 se 'pairdwl Jo sswdxe 'seguenam ,o suog2luasaidai ou se�lew Alunoo Buhl -aallou lno4lux aBue4a of lao(gns sl pue saaSnos to Alauen a uKmj ))els lqunoo Bul)i hq papdwoo ueaq sim dew sltp uo papnhw ualew,olul a41 gw �t 7d8 Z t it L 1-3 �w �w'... J r fi qj A 4z Aft.' +.+ l=L 1. _k, i - f- NO v }" 040gd ielvie f apse uos lomar A N Cu d N 5261784 5261793 5261802 5261811 526182E 122' 10' 48" 11 �� 0 ods z 0 o �C 4 o cn g _ Y o � - f D m a�. w x � w v S d � • 0 s m 0 C 00- -0 r0 O C' O �7 (D co (D o..< ch c m A r W O obi D N U 5261829 5261838 m v 122° 10'47" rn 4 A SFi W U) - m� m w 122" 10' 43" O O s [) 526 784 00 N 7 C PIZZ 0> CL m< 1.> W p w N [P S - w 122" 10' 43" O O s 122° 10' 43" w 526 784 526 793 581K2 5251811 5261820 525182A 5251836 W s a a � 1.> W p R N W N [P Soil Map—King County Area, Washington Map Unit Legend Jefferson Glade SP King County Area, Washington (WA533) Map Unit Symbol Map Unit Name Acres in AOI Percent of AOI j InC Indianola loamy fine sand, 4 to 15 percent j 0.6 100.0% slopes Totals for Area of Interest OAL 100.0% t� Natural Resources Web Soil Survey 1011//2011 Conservation Service National Cooperative Soil Survey Page 3 of 3 Map Unit Description: Indianola loamy fine sand, 4 to 15 percent slopes—King Jefferson Glade SP County Area, Washington King County Area, Washington InC—Indianola loamy fine sand, 4 to 15 percent slopes Map Unit Setting Mean annual precipitation: 30 to 55 inches Mean annual air temperature: 48 degrees F Frost -free period: 190 days Map Unit Composition Indianola and similar soils: 100 percent Description of Indianola Setting Landform: Terraces Parent material. Glacial drift Properties and qualities Slope: 4 to 15 percent Depth to restrictive feature: More than 80 inches Drainage class: Somewhat excessively drained Capacityofthe most limiting layer to transmit water (Ksat): High (1.98 to 5.95 in/hr) Depth to water table. More than 80 inches Frequency of flooding: None Frequency of ponding: None Available water capacity: Low (about 5.0 inches) Interpretive groups Land capability (nonirrigated): 3e Typical profile 0 to 8 inches: Loamy fine sand B to 30 inches: Loamy fine sand 30 to 80 inches: Sand Data Source Information Soil Survey Area: King County Area, Washington Survey Area Data: Version fi, Sep 22, 2009 iJSDA Natural Resources Web Soil Survey 10/1112011 Conservation Service National Cooperative Soil Survey Page 1 of 1 KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL TECHNICAL INFORMATION REPORT (TIR) WORKSHEET Part 1 PROJECT OWNER AND PROJECT ENGINEER Project Owner'61 �REnEtrnir_ i L i�"w7w Phone 14?15 . G X11. tk'L'Vt Address '- D1 % '�15 S. . v>E Wk 9 w(. Project EngineerV•o Company Phoneg�-• I Part 3 TYPE OF PERMIT APPLICATION ❑ Landuse Services Subdivison / Short Subd. I UPD ❑ Building Services MIF 1 Commerical / SFR ❑ Clearing and Grading ❑ Right -of -Way Use ❑ Other Part 2 PROJECT LOCATION AND DESCRIPTION Project Name 15,P DDES Permit # Location Township Township Z r Range Section Site Address'°�' Part 4 OTHER REVIEWS AND PERMITS ❑ DFW HPA ❑ Shoreline ❑ COE 404 Management ❑ DOE Dam Safety ❑ Structural RockeryNault! ❑ FEMA Floodplain ❑ ESA Section 7 ❑ COE Wetlands ❑ Other Part 5 PLAN AND REPORT INFORMATION Technical Information Report Site Improvement Plan (Engr. Plans) Type of Drainage Review Full I Targeted / Type (circle one): Full I Modified (circle): Large Site Small Site Date (include revision Date (include revision dates): dates): Date of Final: Date of Final: Part 6 ADJUSTMENT APPROVALS Type (circle one): Standard / Complex / Preapplication / Experimental / Blanket Description: (include conditions in TIR Section 2) Date of 2009 Surface Water Design Manual 1 1/9/2009 KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL TECHNICAL INFORMATION REPORT (TIR) WORKSHEET Part 7 MONITORING REQUIREMENTS Monitoring Required: Yes / Start Date: Completion Date: Part 8 SITE COMMUNITY AND DRAINAGE BASIN Community Plan. Special District Overlays: Drainage Basin: Stormwater Requirements: L AN -E N Part 9 ONSITE AND ADJACENT SENSITIVE AREAS ❑ River/Stream ❑ Lake ❑ Wetlands ❑ Closed Depression ❑ Floodplain ❑ Other Part 10 SOILS ❑ Steep Slope ❑ Erosion Hazard ❑ Landslide Hazard ❑ Coal Mine Hazard ❑ Seismic Hazard _ ❑ Habitat Protection Soil Type]� �� f lopes j+nr►h�►o�-Ar I ❑ High Groundwater Table (within 5 feet) ❑ Other ❑ Additional Sheets Attached ❑ Sale Source Aquifer ❑ SeepsISprings Erosion Potential Alb "T—, 2009 Surface Water Design Manual 2 119!2009 KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL TECHNICAL. INFORMATION REPORT (TIR) WORKSHEET Part11 DRAINAGE DESIGN LIMITATIONS REFERENCE ❑ Core 2-- Offsite Analysis ❑ Sensitive/Critical Areas ❑ SEPA ❑ Other ❑ Additional Sheets Attached Part 12 TIR SUMMARY SHEET Threshold Discharge Area: (name or description) Core Requirements (ail 8 apply) Discharge at Natural Location Offsite Analysis Flow Control incl. Mcili summary sh Conveyance System Erosion and Sediment Control Maintenance and Operation Financial Guarantees and Liability Water Quality (include facility summary sheet) LIMITATION / SITE CONSTRAINT 1001' rovide one TIR Summary Sheet per Threshold Disd Number of Natural Discharge Locations: I Level: 1 / 2 / 3 dated: Ind it Level: 1 / 2 / 3 or Exemption Number Small Site BMPs An., I ,f;; ur✓ Spill containment located at: AI/A- ESC Site Supervisor: Contact Phone: After Hours Phone: Responsibility: nvate / Public If Private, Maintenance Lo Required: Yes / No Provided: Yes ! No Type: Basic / Sens. Lake / Enhanced Basicm / Bog or Exemption No. Landscape Management Pian: Yes I No �cial Requirements as applicable Area Specific Drainage Type: CDA I SDO I MDP I BP / LMP / Shared Fac. / uirements Name: Floodplain/Floodway Delineation Type: Major I Minor / Exemption / None 100 -year Base Flood Elevation (or range): Datum: Flood Protection Facilities Describe: Source Control Describe landuse: (comm.lindustrial landuse) Describe any structural controls.- 2009 ontrols: 2009 Surface Water Design Manual 1/9/2009 3 KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL TECHNICAL INFORMATION REPORT (TIR) WORKSHEET Oil Control Other Drainage Structures Describe: High -use Site: Yes 1 No Treatment BMP: Maintenance Agreement: Yes I No with whom? Part 13 EROSION AND SEDIMENT CONTROL REQUIREMENTS MINIMUM ESC REQUIREMENTS Type/Description MINIMUM ESC REQUIREMENTS DURING CONSTRUCTION Type/Description AFTER CONSTRUCTION Clearing Limits ® Stabilize Exposed Surfaces ❑ Cover Measures �'''7R ❑ Remove and Restore Temporary ESC Facilities I, Perimeter Protection ❑ Clean and Remove All Silt and Debris, Ensure Traffic Area Stabilization Operation of Permanent Facilities ❑ Sediment Retention ❑ Flag Limits of SAO and open space LJSurface Water Collection preservation areas L3 Other ❑ Dewatering Control ❑ Dust Control ❑ Flow Control y and Sketch Part 14 STORMWATER FACILITY DESCRIPTIONS Note: Include Facility Su mar Flow Control Type/Description Water Quality Type/Description ❑ Detention Infiltration ❑ Regional Facility ❑ Shared Facility ❑ Flow Control BMPs ❑ Other ❑ Biofiltration ❑ Wetpool ❑ Media Filtration ❑ Oil Control ❑ Spill Control ❑ Flow Control BMPs ❑ Other �'''7R 2009 Surface Water Design Manual 4 1/9/2009 KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL TECHNICAL INFORMATION REPORT (TIR) WORKSHEET Part 15 EASEMENTS/TRACTS Part 16 STRUCTURAL ANALYSIS ❑ Drainage Easement ❑ Cast in Place Vault ® Covenant /Cxr. ❑ Retaining Wall ❑ Native Growth Protection Covenant ❑ Rockery > 4' High ❑ Tract ❑ Structural on Steep Slope ❑ Other ❑ Other Part 17 SIGNATURE OF PROFESSIONAL ENGINEER I, or a civil engineer under my supervision, have visited the site. Actual site conditions as observed were incorporated into this worksheet and the attached Technical Information Report_ To the best of my knowledge info ation prayed here is accurate. w i(}r Ill l o t I t Si ned/Date 2009 Surface Water Design Manual 1/9/2009 5 SECTION 2 CONDITIONS AND REQUIREMENTS SUMMARY SECTION 3 OFFSITE ANALYSIS Site Address: 3001 NE 16" Street, Renton, WA 98056 King County Tax Parcel: 722780-1475 Project Overview The proposed project consists of subdividing the existing 0.59 -acre parcel into four (4) lots within City of Renton. Four (4) single-family residences will be constructed in the future. The lots will have parking in the back and will be served by a 15 -foot wide, approximately 60 -foot long Joint Use Driveway, which will have a direct access to NE 16th Street. The existing parcel has an existing duplex building, which is approximately 1,440 square feet in size, an existing gravel driveway with an access to NE 16th Street, and a gravel parking area with an access to Jefferson Avenue NE. The existing duplex building will remain, and the existing gravel driveways and parking will be removed. The remainder of the parcel consists mostly of grassy yard with some trees. The existing project site is very flat and it generally drains gently to the southeast in form of sheet flow. The adjacent streets, NE 16th Street and Jefferson Avenue NE, are slightly higher than the project site, but most of their drainage is collected by the street storm system. There is very little, if any, upstream run-off that enters the project site. Per the SCS soil maps, the project site is underlain with Indianola loamy fine sand, 4 to 15 percent slopes, (InC) soils. Also, a geotechnical study, Stormwater Infiltration Evaluation, has been prepared by Geospectrum Consultants, Inc. to address and provide guidelines for infiltrating the run-off associated with the post -development conditions of the proposed development. Field Inspection A field inspection was conducted on October 11, 2011 to inspect all existing on-site and off-site drainage systems. Based on Level 1 Downstream Analysis requirements, the off-site drainage system was inspected downstream approximately 'Amile from the discharge point of the site. The existing project site is very flat and majority of the existing run-off infiltrates on-site. The site gently slopes to the southeast. Some of the existing run-off may drain to the southeast in form of sheet flow. This runoff enters onto the neighboring property to the south, and sheet flows in the southeasterly direction for approximately 650 lineal feet. The run-off sheet flows through the backyards of 6 or 7 residential parcels. It enters the existing catch basin on the west side of the intersection of Kirkland Avenue NE and NE 14th Street. From here, the run-off flows through an 8 -inch storm pipe to another existing catch basin on the southeast corner of the intersection of Kirkland Avenue NE and NE 14th Street. This catch basin does not have a discharge pipe and it seems that it is allowed to fill up, overflow/spill into the existing gutter and flow in southerly direction along Kirkland Avenue NE for approximately 350 lineal feet. At the northeast corner of the intersection of Kirkland Avenue NE and NE 13th Street, this run-off enters the existing catch basin, flows in southerly direction and discharges into NE 12th Street storm drainage system. There are no major problems reported or identified with the existing off- site drainage system downstream of the project site. However, there is one potential problem identified during the field inspection: 1. The existing catch basin on the southeast corner of the intersection of Kirkland Avenue NE and NE 10 Street does not have an outflow pipe. The run-off collects and overtops this catch basin and flows in southerly direction along Kirkland Avenue NE concrete gutter. WLRD Drainage Complaints There were no relevant drainage complaints near the project site or within'/ mile radius area from the project site. Maps Refer to Section 1 of this TIR report for Vicinity Map, Sensitive Areas Map, Aerial Photo Map. Refer to the back of Section 3 of this TIR report for Off -Site Analysis Drainage System Table and Level 1 Downstream Analysis map. Jefferson Glade Level 1 Downstream Analysis a ��:• � �. _ � ,fes � �� - O le ..r r .:a r 4 •�xq Rin Y .17 Pr jk Ma a�k4. t _ _-.i _i f •—M1+'Yt f 'T 3 . _ 'i _ v "+'R"Rsai� 3 #. 1 �ti:'.. a. _ G( 220ft a The information included on this map has been compiled by IGng County staff from a variety of sources and is subject to change without notice- King County makes no representations or warranties, express ar imptied, as [v accuracy, completeness, timeliness, or rights I the use of such information. This document is not intended for use a$ a survey product. Kin County shall not be liable for any general, special, indirect incidental, or consequential a �+� damages including, but not limited to, lost revenues or lost profits resulting from the use or misuse of the information contained on this map- Any sale ofIn� L.Vu11ty this map or information an this map is prohibited except by written permission of King County. DeW 1 011 21201 1 Source: King County MAP - Property Information (http.Uwww.metrokc.govlGISfiMAP) ` a ID 01 r+f T Co m 9 vi d Mp tic s ' v is y m ai to cn o d Co & o a, � F Z :� .�.. 2 .� 2 m or _ w a : m G1m a E v p y R rC c woo U a a 7 80 a+ a w E R 3 w_ "0 C v Y T p o CCQ m Z Z O �p U 0. Q� E an "3 w a m z F N$ H 1; a ¢�] ° c° O o M� w c '� CC � c a t p O Cf 6 C = Z Z Z Z a c CL 2 WL d a - p O U J o m c aayC �o yr _ a E 0 m E a on c E w D8C a W = c�� c% c m U a F— cr C d p rn c ' c ai c E co N w 0 Z z 0 o z w e G z Z tll ` of Y y LU Q` C'3 v ° per- V E a m 7 0 ++ co V N O p o �++ O ❑ IC � � 4R1 � G C`7 rV � � � � � Q C M! Jj as Z m o aWui N N 2 o LU 2Lu w W= c Y VY Y LL d O m ° co as o� x LDx = �LL w r Q o .7Oa ai > Y n ai `° o U M rn� uj LU ui Q C y 'cn c p a �. b e v m m e`pu z O Q E c ' a� d rn a' 13 Eo w w m Qm LU �' w' w 5 Ep w C Ep w y L gg w o c E 'a z j o Q: q: E 4�6 a ❑ C dlt dlL v$ NL c°g b d �� cg C C w�r E 0.m i4 Q ate' •� �.� vc vcy wFLL to ° m "5 In o 0ul 3 wn to w L 7 isp2 -_�w � t w � ncto a aCL co 0 I CN Id p uj Z 6 UZ Z Ww LL SECTION 4 FLOW CONTROL AND WATER QUALITY FACILITY ANALYSIS AND DESIGN Site Address: 3001 NE 161h Street, Renton, WA 98056 King County Tax Parcel: 722780-1475 Project Overview The proposed project consists of subdividing the existing 0.59 -acre parcel into four (4) lots within City of Renton. Four (4) single-family residences will be constructed in the future. The lots will have parking in the back and will be served by a 15 -foot wide, approximately 60 -foot long Joint Use Driveway, which will have a direct access to NE 16th Street. The existing parcel has an existing duplex building, which is approximately 1,440 square feet in size, an existing gravel driveway with an access to NE 16th Street, and a gravel parking area with an access to Jefferson Avenue NE. The existing duplex building will remain, and the existing gravel driveways and parking will be removed. The remainder of the parcel consists mostly of grassy yard with some trees. The existing project site is very flat and it generally drains gently to the southeast in form of sheet flow_ The adjacent streets, NE 16th Street and Jefferson Avenue NE, are slightly higher than the project site, but most of their drainage is collected by the street storm system. There is very little, if any, upstream run-off that enters the project site. Per the SCS soil maps, the project site is underlain with Indianola loamy fine sand, 4 to 15 percent slopes, (InC) soils. Also, a geotechnical study, Stormwater Infiltration Evaluation, has been prepared by Geospectrum Consultants, Inc. to address and provide guidelines for infiltrating the run-off associated with the post -development conditions of the proposed development. Flow Control BMPs Drainage design for this project is based on Small Projects Drainage Requirement (Appendix C of 2009 King County Stormwater Drainage Manual) for Small Lot BMP requirement. Considering that the underlying soil throughout entire project site is Indianola loamy fine sand, 4 to 15 percent slopes, (InC), and that the Stormwater Infiltration Evaluation evaluates the on-site and surrounding soils and sands and gravels, the full infiltration is feasible. Full infiltration will consist of utilizing the following BMPs: 1. Typical Trench Infiltration System with the de -silting catch basin. 2. Reduced Impervious Surface Credit by implementing grasscrete parking and access driveway surfaces on-site. Mitigation of new pervious surfaces is not required as it does not exceed 35,000 SF, Water Quality BMPs Water quality BMPs are not required, based on Small Projects Drainage Requirement, as the size of the pollution generating impervious surfaces does not exceed 5,000 SF. Encompass Engineering & Surveying Now Partnered with Baima & Holmberg Western Washington Division 165 NE juniper St.. Suite 201, Lssaq.Fah. WA98027 Phone {4 751 M-0250 fax: (475) 391-3055 Eastern Washington Division 108 East 2' SlrCd. Cie Slum, WA 98922 Phone' (SM) 674-7433 Fax: (509) 674-7419 JOB (CD >� i r Sy SHEET NO. I OF CALCULATED BY DATE CHECKED BY SCALE DATE :-. K A f��: Y r4 --.......... - - ... ... LA ........................ ... ... ... ... ... ... ... rF,.-..[..�... . ... ............... ... . .. .. ........, �.... Gar ... : ..... r 6 ......... ... ... •!V ... ... ... ... ... s : . ..:.. ..... A au 0 ............. .................. ........ 1..-....,....... :....... - Cil ..,... .I. "' 'ff�11 r l.7 "..: .......:.......:.......:............ : ... ... ... ... ... 0 t � C ,tom E P : ..............:.......s.............. i ... ... ... ... - - ... ... ... ... ...... ... ... ... ... ..............:.....................:...............�....... ... ... ... ; ... ... ... ... ... --. ... ... ... ... ... ... ... ... ... ... ... ... ..... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... .... ..:.. ..i.. ..i.. .......I.......�.......�.......�.....-.� ..............�.......:......-i............ . ... ... ... ... ... ... ..j.......}.......}. -.....j. ... ... ..:.. ... ... ... ... ... ... ... ... ..- ... ...... ... ... ... ... .. ; 5 - ... ... ... ... ... ... ... ... ... .. C-2.2 FULL INFILTRATION FIGURE C.2.2.A TYPICAL TRENCH INFILTRATION SYSTEM roof < drain PLAN VIEW NTS 4" rigid or 6" flexible perforated pipe ------------ -- L", '•-------- --------------------------------------- infiltration trench sump wlsolid lid PLAN VIEW roof drain NTS overflow 4" rigid or 6" flexible splash block r perforated pipe v.... ................................. D levem C.1' m m washed rock 4 c, o g a °p dW 5.0' min 12" �` 1 1 f2" -3f4" �s o a Q a 1' r i in a fine mesh - CB sump wlsolid lid crraan :�LA —varies— filter fabric — 6" 24" 12" n a a4 o a7 n°q4 V° 0 �° oo aC��`_ 0 9� o 007 Q 4� o r X24 SECTION A NTS compacted backfill 4" rigid or 6" flexible perforated pipe washed rock 1 112"-314" 2009 Surface Water Design Manual - Appendix C 1/912009 C-45 sECTiON C.2 FLOW CONTROL. BMPs other types of soils or fill materials if designed by a civil engineer in accordance with the infiltration facility standards in Section 5.4 of the SWDM. b) For purposes of determining whether full infiltration of roof runoff is mandatory as outlined in Section C.1.3, the depth of soil to the maximum wet season water table or hardpan must be at least 3 feet. For any optional or mandatory application of full infiltration, the depth of soil to the maximum wet season water table or hardpan must be at least 1 foot below the bottom of a gravel filled infiltration system and at least 3 feet below the bottom of ground surface depression used for full infiltration. 2. For purposes of determining whether full infiltration of roof runoff is mandatory as outlined in Section C.1.3, one of the following infiltration devices must be used in accordance with the design specifications for each device set forth in Sections C.2.2.3, C.2.2.4, and C.2.2.5. Note. -full infiltration may be possible using other types and sizes of infiltration devices if designed by a civil engineer in accordance with the infiltration facility standards in Section 5.4 of the SWDM. • Gravel filled trenches (see Section C.2.2.3, p. C-42) 0 Drywells (see Section C.2.2.4, p. C-43) • Ground surface depressions (see Section C,2.2.5, p.0-43) 3. A minimum 5 -foot setback shall be maintained between any part of an infiltration device and any structure or property line. Larger setbacks from structures may be specified in the design specifications for each infiltration device. Infiltration devices may not be placed in sensitive area buffers. A 50 -foot setback is required between an infiltration device and a steep slope hazard area or landslide hazard area (this may be reduced if approved by a geotechnical engineer or engineering geologist and DDES. 4. Infiltration devices are not allowed in critical area buffers or on slopes steeper than 25% (4 horizontal to 1 vertical). Infiltration devices proposed on slopes steeper than 15% or within 50 feet of a landslide hazard area or steep slope hazard area must be approved by a geotechnical engineer or engineering geologist unless otherwise approved by the DDES staff geologist. 5. For sites with septic systems, infiltration devices must be located downgradient of the primary and reserve drainfield areas. DDES permit review staff can waive this requirement if site topography clearly prohibits subsurface flows from intersecting the drainfield. 6. The infiltration of runoff must not create flooding or erosion impacts as determined by DDES. If runoff is infiltrated near a landslide hazard area, erosion hazard area, steep slope hazard area, or a slope steeper than 15%, DDES may require evaluation and approval of the proposal by a geotechnical engineer or engineering geologist. C.2.2.3 USE OF GRAVEL FILLED TRENCHES FOR FULL INFILTRATION Gravel filled trenches (also called "infiltration trenches") are a good option where the depth to the maximum wet -season water table or hardpan is between 3 and 6 feet. Figure C.2.2.A (p. C-45) and Figure C.2.2.13 (p. C-46) illustrate the specifications for gravel filled trench systems as outlined below: I. When located in coarse sands or cobbles, infiltration trenches must be at least 20 feet in length per 1,000 square feet of impervious surface served. When located in medium sands, infiltration trenches must be at least 30 feet in length per 1,000 square feet of impervious surface served. 2. Maximum trench length must not exceed 100 feet from the inlet sump. 3. The trench width must be a minimum of 2 feet. 4. The trench must be filled with at least 18 inches of 314 -inch to 1112 -inch washed drain rock. The drain rock may be covered with backfill material as shown in Figure C.2.2.A or remain exposed at least 6 inches below the lowest surrounding ground surface as shown in Figure C.2.2.13. 1!912009 2009 Surface Water Design Manual — Appendix C C-42 C.2.2 FULL INFILTRATION 5. Filter fabric (geotextile) must be placed on top of the drain rock (if proposed to be covered with backfill material) and on the trench sides prior to filling with the drain rock. 6. Spacing between trench centerlines must be at least 6 feet, 7. Infiltration trenches must be setback at least 15 feet from buildings with crawl space or basement elevations that are below the overflow point of the infiltration system. 8. To prevent damage to overlying pavement, trenches located beneath pavement shall be constructed such that the trench pipe is connected to a small yard drain or catch basin with a grate cover so that if the trench infiltration capacity is exceeded, the overflow would occur out of the catch basin at an elevation at least one foot below that of any overlying pavement, and in a location that provides a safe path for the overflow. 9. Runoff from roadways, driveways, and parking areas shall pass through a yard drain or catch basin fitted with a down -turned elbow prior to entering the infiltration trench (see Figure C.2.2.13, p. C- 46). The elbow is intended to trap spilled material in the catch basin sump so that the spilled material can be cleaned up more easily by the homeowner. C.2.2.4 USE OF DRYWELLS FOR FULL INFILTRATION Drywells are gravel filled holes as opposed to trenches and therefore may allow for a more compact design in areas where the depth to the maximum wet -season water table is relatively deep (e.g., 6 feet or greater). Figure C.2.2.0 on page C-47 illustrates the specifications for drywell infiltration systems as outlined below: 1. When located in coarse sands and cobbles, drywells must contain a volume of gravel equal to or greater than 60 cubic feet per 1,000 square feet of impervious surface served. When located in medium sands, drywells must contain at least 90 cubic feet of gravel per 1,000 square feet of impervious surface served. 2. Drywells must be at least 48 inches in diameter and deep enough to contain the gravel amounts specified above for the soil type and impervious surface area served. 3. The gravel used for drywells must be 1112 -inch to 3 -inch washed drain rock. The drain rock may be covered with backfill material as shown in Figure C.2.2.0 (p. C-47) or remain exposed at least 6 inches below the lowest surrounding ground surface. 4. Filter fabric (geotextile) must be placed on top of the drain rock (if proposed to be covered with backfill material) and on the drywell sides prior to filling with the drain rock. 5. Spacing between drywells shall be a minimum of 10 feet. 6. Drywells must be setback at least 15 feet from buildings with crawl space or basement elevations that are below the overflow point of the drywell. 0.2.2.5 USE OF GROUND SURFACE DEPRESSIONS FOR FULL INFILTRATION Ground surface depressions (also called "infiltration depressions") are another option for full infiltration if the maximum wet -season water table or hardpan is at least 3 feet below the bottom of the depression. Figure C.2.2.13 illustrates the specifications for infiltration depressions as outlined below: 1. When located in coarse sands or cobbles, infiltration depressions must be able to store at least 40 cubic feet of stormwater per 1,000 square feet of impervious surface served. When located in medium sands, ground surface depressions must be able to store at least 60 cubic feet of stormwater per 1,000 square feet of impervious surface served. This volume of water storage trust be achieved through the excavation of existing native soil, not through the construction of berms. 2. The stormwater storage areas of infiltration depressions must be at least 12 inches in depth with a minimum 6 inches of freeboard before overflow. 2009 Surface Water Design Manual - Appendix C 1/9/2499 C-43 SECTION 5 CONVEYANCE SYSTEM ANALYSIS AND DESIGN rQ� SECTION 6 SPECIAL REPORTS AND STUDIES vrvsrrc: 1-Rtlm CONSULTANTS. INC, (::;eorechraicai Engineering and Earth Sciences August 11, 2011 Mr. James W. Howton SIM Northwest LLC 12018 SE 51" Street Bellevue, WA 98006 SUBJECT: STORM WATER INFILTRATION EVALUATION Proposed Residential Storm Water Infiltration 3001 NE 16th Street Renton, Washington Project No. 11-114-01 Dear Jim, This report presents the results of our evaluation for storm water infiltration for your residence at the subject lot. Our work was performed in accordance with the conditions of our proposal dated July 22, 2011. The purpose of our work was to evaluate the feasibility of onsite infiltration systems. Our site evaluations were based on a site plan provided by you (see Figure 2). The site plan indicates that the existing property will be subdivided to create three additional residential lots. Based on discussions with you and review of the site plan provided we understand that the proposed storm water infiltration system will include permeable pavement and infiltration trenches to be located on the new lots. F. Box 276,1SSGgL1�, VIA 98027-0276 . Phor,e: (425) 397-4228 ox.(425) 391-42,x;53 SIJ# Northwest LLC SCOPE OF WORK August 11, 2011 Our scope of work included site reconnaissance, subsurface explorations, engineering evaluations and the preparation of this report. The scope of work included the following specific tasks: o Reviewed published USDA soil mapping and geologic mapping of the site vicinity. o Performed a site reconnaissance to observe the surface conditions at the site. o Excavated three test pits to observe and sample the subsurface conditions. Approximate locations of the test pits are shown on Figure 2 and logs of the test pits are included in Appendix A. o Performed laboratory testing including moisture content and grain size analyses. o Performed engineering evaluations of the site conditions observed and encountered in our explorations and results of our laboratory testing to develop our opinions and recommendations regarding storm water infiltration at the site. o Prepared this geotechnical report summarizing our findings and conclusions. OBSERVED SITE CONDITIONS Surface Conditions The site is located at the southeast corner of NE 161h Street and Jefferson Avenue NE, (see Figures 1 and 2). The site vicinity is nearly flat to very gently inclined down to the southeast. Based on our own site observations, we estimate that the property has only about 1 or 2 feet of elevation difference across the site. Vegetation on the site is primarily grass with a few scattered shrubs and trees up to about 24 inches in diameter. Project No. 11-114-01 Page 2 SIJI Northwest LLC Subsoils August 11, 2011 Subsurface conditions were explored by three test pits excavated within the site area. The approximate locations of the test pits are shown on Figure 2. More detailed descriptions of the subsurface conditions encountered at each test pit as well as laboratory test results are presented in Appendix A. Our observations of the soil samples from the test pits indicated that the subsoils generally include a 2 to 3+ feet thick surface fill layer of silty fine -medium sand with varying amounts of trash debris. The underlying natural soils at the test pit locations were consistently gravelly sand which were medium dense to very dense near the natural surface and became cemented and hard at depths below about 5.5 feet. The upper natural soils were generally light brown and brown in color but we noted minor areas of red -brown soils within the upper natural soils of Test Pits 2 and 3. The cemented natural soils were gray to gray -brown. Results of our sieve analyses of samples from the upper natural soils of TP -1, TP -2 and TP -3 (see Figure A-3) indicate that the natural soils contain about contain about 20 to 45 percent gravel and coarse sand and about 55 to 80 percent fine to medium sand and silt of which less than 10 percent is fines. Surface and Subsurface Water No surface seepage or springs were observed on the site and no free ground water was observed in any of the test pits. The surface fill soils were dry to slightly moist and the natural soils were slightly moist to moist. Measured moisture contents of the fill and natural soil samples were generally low, in the range of about 3.9 to 8.8 percent of dry weight. Subsurface Variations Based on our experience, it is our opinion that some variation in the continuity and depth of subsoil deposits and ground water levels should be anticipated due to natural deposition variations and previous onsite grading. Due to seasonal moisture changes, ground water conditions should be expected to change with time. Care should be exercised when Interpolating or extrapolating subsurface soils and ground water conditions between or beyond our test pits. Project No. 11-114-01 Page 3 SIM Northwest LLC SITE EVALUATION General August 11, 2011 Review of USDA soil survey mapping of the site vicinity (see Figure 1) indicates the site to be near a contact between Indianola soils (InC) and Alderwood (AmC) soils just south of the site. The Indianola soils are described as loamy fine sand to 30 inches and sand from 30 to 60 inches. The Alderwood soils are described as gravelly sandy loam to 26 inches and very gravelly sandy loam from 26 to 60 inches. Review of published geologic mapping of the site vicinity indicates surface soils at the site to be glacial till (Qt) but nearby areas are mapped as recessional outwash sand and gravel (Qys and Qyg) that were deposited following the most recent glaciation (Vashon) which covered the Puget Sound area about 13,500 to 15,000 years ago. Supplemental research of previous subsurface explorations within the Qt mapped site vicinity indicated natural subsoils consisting of sand and gravel to depths up to 30+ feet and ground water levels greater than 20 feet. Storm Water Infiltration System Based on our review of soil mapping and research of subsurface boring data, we conclude that the subsoils in the site vicinity are predominately sand and gravel materials which are consistent with the gravelly sand soils encountered in our test pits. In our opinion the upper natural gravelly sand soils at the site are suitable for on-site infiltration in accordance with Section C.2.2.2 of the 2009 KCSWDM which requires infiltration trenches be located within coarse sands and cobbles or medium sands. The deeper natural soils are similar in texture to the upper soils but are very dense/hard due to glacial consolidation and are therefore are expected to be less permeable than the upper soils. Infiltration trenches should penetrate through existing fill (or new fill) into the upper natural weathered gravelly sand soils at the site but the base of the trenches should be kept at least 1 foot above the surface of the deeper very dense/hard cemented natural soils (generally encountered at depths below about 5.5 feet in our explorations) per the requirements of Section C.2.2.2 of the 2009 KCSWDM. Design of the storm water infiltration system should be in general accordance with Appendix C of the 2009 KCSWDM which has been adopted by the City of Renton. Section C.2.2.3 of the 2009 KCSWDM requires at least 20 feet of infiltration trench length per 1000 square feet of impervious surface for trenches located within coarse sands and cobbles and at least 30 feet of infiltration trench length per 1000 square feet of impervious surface for trenches located within medium sands. Based on the grain size analyses results of Figure A-3, the natural soils contain about 20 to 45 percent gravel and coarse sand and about 55 to 80 percent of fine to medium sand and silt. Considering the grain size analyses results, in our opinion the natural site subsoils more Project No. 11-114-01 Page 4 SIM Northwest LLC August 11, 2011 closely resemble medium sands than coarse sand and cobbles, therefore we recommend that the infiltration system be designed to provide at least 30 feet of infiltration trench length per 1000 square feet of impervious surface per the Section C.2.2.3 design criteria for medium sands. Considering the permeable nature and generally low moisture content of the upper natural soils and the minor amount of soil color mottling observed in our explorations, the risk of high ground water levels is considered to be low, however a temporary high ground water level would limit site infiltration. We recommend that the infiltration system(s) include an overflow outlet to surface dispersion per the 2009 KCSWDM. Final grades around the structures in general should be sloped to drain away from the structure and dispersed storm flow should not be directed towards the structures_ The storm water system must include adequate de -silting to remove suspended fines from the water. Silt deposition from dirty storm water will reduce the infiltration capability of the system. Periodic cleaning of the de -silting system should be performed to maintain the system capability. In the area of the proposed permeable surface paving, the existing silty sand fill overlying the natural soils should be removed and replaced with imported free draining compacted structural fill to provide suitable subgrade support and to allow water passing through the permeable pavement to infiltrate into the natural subsoils. Plan Review This report has been prepared to aid in the evaluation of this site and to assist the owners and their consultants in the design and construction of the project. It is recommended that this office be provided the opportunity to review the final design drawings and specifications to determine if the recommendations of this report have been properly implemented and to make any supplemental design recommendations which may be required. Project No_ 11-114-01 Page 5 SIM Northwest LLC CLOSURE August 11, 2011 This report was prepared for specific application to the subject site and for the exclusive use of SIJI Northwest LLC and their representatives. The findings and conclusions of this report were prepared with the skill and care ordinarily exercised by local members of the geotechnical profession practicing under similar conditions in the same locality. We make no other warranty, either express or implied. Variations may exist in site conditions between those described in this report and actual conditions encountered during construction. Unanticipated subsurface conditions commonly occur and cannot be prevented by merely making explorations and performing reconnaissance. Such unexpected conditions frequently require additional expenditures to achieve a properly constructed project. If conditions encountered during construction appear to be different from those indicated in this report, our office should be notified. Respectfully submitted, GEOSPECTRUM CONSULTANTS, INC. James A. Doolittle Principal Engineer Encl: Figures 1 and 2 Appendix A Dist: 2/Addressee Project No. 11-114-01 Page 6 GEOSPECTRUM CONSULTANTS, INC. �ot�chrslool E'nGi--- ring ant! Forth 5=14wnoos N s— S3M: ,R_._.._ Nt- OR - SITE EXPLORATION PLAN Proposed Residential Infiltration 3001 NE 16th Street Renton, Washington Proj. No. 11--114 Date 8/11 1 Figure 2 APPENDIX A FIELD EXPLORATION Our field exploration included a site reconnaissance and subsurface exploration Program. During the site reconnaissance, the surface site conditions were noted, and the locations of the test pits were approximately determined (see Figure 2). Test pits were excavated using a small trackhoe. Soils were continuously logged and classified in the field by visual examination, in accordance with the ASTM Soil Classification system. Logs of the test pits are presented on the test pit summary sheets A-1 and A-2. The test pit summaries include descriptions of the soils and pertinent field data. Soil consistency and moisture conditions indicated on the logs are interpretations based on the conditions observed in the field. Boundaries between soil strata indicated on the logs are approximate and actual transitions between strata may be gradual. Results of our Grain Size Analyses tests are presented on Figure A-3. Logged by JAD Date: 814111 Depth Blows Class. Soil Description 0 1 2 3 4 5 6 7 TEST PIT NO. I Consistency Moisture Color Elevation: 380' W(%) Comments FILL 8.8 7-1 Logged by JAD ' ' ` i • •'. " Date: 814111 Elevation: 380+ Depth Blows Class. Soil Description Consistency Moisture Color W(%) Comments 0 -•hose ------- slightly I� FILL 1 SM Silty fine land dense moist brawn w cemented fragments 2 &. gypsum debris & white 6.6 & abundant roots 3 SW Gravellw nd fine -coarse de se lair� ine gravelo 4 c�en& Kown 3.9 5 becomes cemented hard Brarn II 6 ra - 7 Maximum depth 6.5 ft. No ground water encountered. GEOSPECTRUM CONSULTANTS, INC. Proposed Residential Infiltration 3001 NE 16th Street Geotechnical Engineering and Earth Sciences Renton, Washington Proj. No. 11-114 1Date 8111 1 Figure A-1 a slightly brown and fine-gmed cc,`rav l wood�oo�se AN moist c gnCgt cr & rootlets ly Sand, fine -coarse rdtedium moist dk brn b awn ense dense grades becomes cemented ase!" gray 3m depth 6 feet and water encountered, Elevation: 380' W(%) Comments FILL 8.8 7-1 Logged by JAD ' ' ` i • •'. " Date: 814111 Elevation: 380+ Depth Blows Class. Soil Description Consistency Moisture Color W(%) Comments 0 -•hose ------- slightly I� FILL 1 SM Silty fine land dense moist brawn w cemented fragments 2 &. gypsum debris & white 6.6 & abundant roots 3 SW Gravellw nd fine -coarse de se lair� ine gravelo 4 c�en& Kown 3.9 5 becomes cemented hard Brarn II 6 ra - 7 Maximum depth 6.5 ft. No ground water encountered. GEOSPECTRUM CONSULTANTS, INC. Proposed Residential Infiltration 3001 NE 16th Street Geotechnical Engineering and Earth Sciences Renton, Washington Proj. No. 11-114 1Date 8111 1 Figure A-1 Logged by JAD Date. 8!4!11 Depth l310WS Class. Soil Description 0 TEST PIT NO.3 consistenev Mnisturp Cnlnr Elevation380+' W(%) Comments I' LL GEOSPECTRUM CONSULTANTS, INC. Proposed Residential Infiltration 3001 NE 16t' Street Geotechnical Engineering and Earth Sciences Renton, Washington Proj. No. 11-114 Date 8/11 Figure A-2 loose Sli kI smiog y baw n SM Silty Sand me-medi wfocc gravMT 3n 4-4 is b odant roots gra - ro� n 7,8 SIN Gravelly Sand, fine -coarse rp diieum dense moist rrorawn- &ooC. cemented soil & hard grown Maximum depth 6 feet. No ground water encountered. GEOSPECTRUM CONSULTANTS, INC. Proposed Residential Infiltration 3001 NE 16t' Street Geotechnical Engineering and Earth Sciences Renton, Washington Proj. No. 11-114 Date 8/11 Figure A-2 GEOSPECTRUM CONSULTANTS, INC. GoetocAn =C 11 En�Jn®arinQ �Ral Earles Scforrcas GRAIN SIZE ANALYSES RESULTS Proposed Residential Infiltration 3001 NE 16th Street Renton, Washington Proj. No.11--114 Date 8/11 Figure A--3 00 0 Q f 1 1 ��nu Ellini u�■iu�nn�u��■um�u ■ hIq�IINNI■VII�II►1iP. �I�I�IIN���fl Ism IN IN IBM unwuu ii�■iiiu����iivnum�e■ MIN■R� IVIIIII�INAl1►';��IIII�IV991 e GEOSPECTRUM CONSULTANTS, INC. GoetocAn =C 11 En�Jn®arinQ �Ral Earles Scforrcas GRAIN SIZE ANALYSES RESULTS Proposed Residential Infiltration 3001 NE 16th Street Renton, Washington Proj. No.11--114 Date 8/11 Figure A--3 00 0 Q f 1 1 SECTION 7 OTHER PERMITS 1 SECTION 8 CSWPPP ANALYSIS AND DESIGN Site Address: 3001 NE 16t' Street, Renton, WA 98056 King County Tax Parcel: 722780-1475 Project Overview The proposed project consists of subdividing the existing 0.59 -acre parcel into four (4) lots within City of Renton. Four (4) single-family residences will be constructed in the future. The lots will have parking in the back and will be served by a 15 -foot wide, approximately 60 -foot long Joint Use Driveway, which will have a direct access to NE 16t" Street. The existing parcel has an existing duplex building, which is approximately 1,440 square feet in size, an existing gravel driveway with an access to NE 16�h Street, and a gravel parking area with an access to Jefferson Avenue NE. The existing duplex building will remain, and the existing gravel driveways and parking will be removed. The remainder of the parcel consists mostly of grassy yard with some trees. The existing project site is very flat and it generally drains gently to the southeast in form of sheet flow. The adjacent streets, NE 16th Street and Jefferson Avenue NE, are slightly higher than the project site, but most of their drainage is collected by the street storm system. There is very little, if any, upstream run-off that enters the project site. Per the SCS soil maps, the project site is underlain with Indianola loamy fine sand, 4 to 15 percent slopes, (InC) soils. Also, a geotechnical study, Stormwater Infiltration Evaluation, has been prepared by Geospectrum Consultants, Inc. to address and provide guidelines for infiltrating the run-off associated with the post -development conditions of the proposed development. TESC BMPs In order to prevent erosion and trap sediments within the project site, the following BMPs will be used approximately as shown on TESC plan: 1. Clearing Limits — will be marked by fencing or other means on the ground. 2. The rock construction entrance will be constructed immediately as shown on plans. 3. Runoff will not be allowed to concentrate and no water will be allowed to point discharge onto the slopes and/or neighboring properties. 4. Silt fencing will be placed along property lines and as shown on plans. 5. Mulch shall be spread over all cleared areas of the project site when they are not being worked. Mulch will consist of air-dried straw and chipped site vegetation. 6. Once the cleared areas have reached their final grades, they will be seeded. Mulch shall be spread over the seed to allow growth and prevent washing of seed. SECTION C.3 EROSION AND SEDIMENT CONTROL (ESC) MEASURES The above measures must be implemented as needed to prevent the discharge of sediment -laden water from the construction site. Proposed measures must be shown on the small site ESC plan required to be submitted with the small project drainage plans. Site-specific conditions during construction may require additional measures as deemed necessary by DDES. As noted in Section C.3 above, other ESC measures found in Appendix D of the SWDM may be needed or may be more appropriate for the project site as determined by DDES. C.3.1 STABILIZED CONSTRUCTION ENTRANCE Purpose Construction entrances are stabilized to reduce the amount of sediment transported onto paved roads by motor vehicles or runoff by constructing a stabilized pad of quarry spalls at the entrances to construction sites. Application Construction entrances shall be stabilized wherever traffic will be leaving a construction site and traveling on paved roads or other paved areas within 1,000 feet of the site. Design and Installation Specifications 1. See Figure C.3.1.A for details. 2. A separation geotextile shall be placed under the spalls to prevent fine sediment from pumping up into the rock pad. The geotextile shall meet the following standards: Grab Tensile Strength (ASTM D4751) 200 psi min. Grab Tensile Elongation (ASTM D4632) 30% max. Mullen Burst Strength (ASTM D3786 -80a) 400 psi min. AOS (ASTM D4751) 20-45 (U -S. standard sieve size) Hog fuel (wood based mulch) may be substituted for or combined with quarry spalls in areas that will not be used for permanent roads. The effectiveness of hog fuel is highly variable, but it has been used successfully on many construction sites. It generally requires more maintenance than quarry spalls. Hog fuel is not recommended for entrance stabilization in urban areas. The inspector may at any time require the use of quarry spalls if the hog fuel is not preventing sediment from being tracked onto pavement or if the hog fuel is being carried onto pavement. Hog fuel is prohibited in permanent roadbeds because organics in the subgrade soils cause difficulties with compaction. 4. Whenever possible, the entrance shall be constructed on a firm, compacted subgrade. This can substantially increase the effectiveness of the pad and reduce the need for maintenance. Maintenance 1. Quarry spalls (or hog fuel) shall be added if the pad is no longer in accordance with the specifications. 2. if the entrance is not preventing sediment from being tracked onto pavement, then alternative measures to keep the streets free of sediment shall be used. This may include street sweeping, an increase in the dimensions of the entrance, or the installation of a wheel wash. If washing is used, it shall be done on an area covered with crushed rock, and wash water shall drain to a sediment trap or pond. 3. Any sediment that is tracked onto pavement shall be removed immediately by sweeping. The sediment collected by sweeping shall be removed or stabilized onsite. The pavement shall not be 1/9/2009 2009 Surface Water Design Manual - Appendix C C-84 C.3,1 STABILIZED CONSTRUCTION ENTRANCE cleaned by washing down the street, except when sweeping is ineffective and there is a threat to public safety. If it is necessary to wash the streets, a small sump must be constructed. The sediment would then be washed into the sump where it can be controlled. Wash water must be pumped back onto the site and can not discharge to systems tributary to surface waters. 4. Any quarry spalls that are loosened from the pad and end up on the roadway shall be removed immediately. FIGURE C.3.1.A STABILIZED CONSTRUCTION ENTRANCE RO NQ ��,7i iNG INSTALL DRIVEWAY CULVERT IF THERE IS A ROADSIDE DITCH PRESENT, AS PER KING COUNTY ROAD STANDARDS 4"-S" CUARRY SPALLS -- GEOTEXTILE -- 12" MIN. THiCKNESS __ l AS PER KING COUNTY ROAD STANDARDS, DRIVEWAYS SHALL BE PAVED TO TPE EDGE Or' R -o -W PRIOR TO INSTALLATION OF THE CONSTRUCTION ENTRANCE TO AVOID DAMAGkNG OF THE ROADWAY IT IS RECOMMENDED THAT THE ENTRANCE BE CROWNED SO THAT RUN0;7F DRAINS OFF THE PAD f PROVIDE FULL WIDTH OF INGRESS/EGRESS AREA 2009 Surface Water Design Manual — Appendix C C-85 1/9/2009 SECTION C.3 EROSION AND SEDIMENTT CONTROL (ESC) MEASURES C.3.2 MULCHING Purpose The purpose of mulching soils is to provide immediate temporary protection from erosion. Mulch also enhances plant establishment by conserving moisture, holding fertilizer, seed, and topsoil in place, and moderating soil temperatures. There is an enormous variety of mulches that may be used. Only the most common types are discussed in this section. Conditions of Use As a temporary cover measure, mulch should be used: 1. On disturbed areas that require cover measures for less than 30 days As a cover for seed during the wet season and during the hot summer months 3. During the wet season on slopes steeper than 3H:1 V with more than 10 feet of vertical relief. Design and Installation Specifications For mulch materials, application rates, and specifications, see Table C.3.2.A. Note: Thicknesses may be increased for disturbed areas in or near critical areas or other areas highly susceptible to erosion. Maintenance Standards 1. The thickness of the mulch cover must be maintained. 2. Any areas that experience erosion shall be re -mulched and/or protected with a net or blanket. If the erosion problem is drainage related, then the drainage problem shall be assessed and alternate drainage such as interceptor swales may be needed to fix the problem and the eroded area re -mulched. I/9/2009 C-86 2009 Surface Water Design Manual —Appendix C C.3.2 MULCH NG p� Mulch Quality Standards Application Remarks Material Rates Straw Air-dried; free from 2"-3" thick; 2-3 Cost-effective protection when applied with adequate undesirable seed and bales per 1000 sf thickness. Hand -application generally requires greater coarse material or 2-3 tons per acre thickness than blown straw. Straw should be crimped to avoid wind blow. The thickness of straw may be reduced by half when used in conjunction with seeding. Wood Fiber No growth inhibiting Approx. 25-30 lbs Shall be applied with hydromulcher. Shall not be used Cellulose factors per 1000 sf or without seed and tackifier unless the application rate is at 1000-1500 lbs per least doubled. Some wood fiber with very long fibers can acre be effective at lower application rates and without seed or tackifier. Compost No visible water or dust 2" thick min.; More effective control can be obtained by increasing during handling. Must approx. 100 tons thickness to 3". Excellent mulch for protecting final be purchased from per acre (approx. grades until landscaping because it can be directly supplier with Solid 800 lbs per cubic seeded or tilled into soil as an amendment. Sources for Waste Handling Permit. yard) compost are available from the King County Commission for Marketing Recyclable Materials at (206) 296-4439. Hydraulic This mulch category Apply at rates from The BFM shall not be applied immediately before, during Matrices includes hydraulic 3,000 lbs per acre or immediately after rainfall so that the matrix will have (Bonded Fiber slurries composed of to 4,000 lbs per an opportunity to dry for 24 hours after installation. Application rates beyond 2,500 pounds may interfere with Matrix) wood fiber, paper fiber or a combination of the acre and based on manufacturers germination and are not usually recommended for turf two held together by a recommendations establishment. BFM is generally a matrix where all fiber binding system. The and binders are in one bag, rather than having to mix BFM shall be a mixture components from various manufacturers to create a of long wood fibers and matrix. BFMs can be installed via helicopter in remote various bonding agents. areas. They are approximately $1,000 per acre cheaper to install. Chipped Site Average size shall be 2" minimum This is a cost-effective way to dispose of debris from Vegetation several inches. thickness Gearing and grubbing, and it eliminates the problems associated with burning. Generally, it should not be used on slopes above approx. 10% because of its tendency to be transported by runoff. It is not recommended within 200 feet of surface waters. If seeding is expected shortly after mulch, the decomposition of the chipped vegetation may tie up nutrients important to grass establishment. 1!912009 2009 Surface Water Design Manual - Appendix C G8'7 C.3.5 MARK CLEARING LIMITSIMINIMIZE CLEARING Maintenance Standards for Plastic Covering 1. Torn sheets must be replaced and open seams repaired. 2. If the plastic begins to deteriorate due to ultraviolet radiation, it must be completely removed and replaced. C.3.5 MARK CLEARING LIMITS/MINIMIZE CLEARING Purpose Minimizing clearing is the most effective method of erosion control. Undisturbed vegetation intercepts and slows rainwater. Plant roots hold soil in place, and dead vegetation on the ground acts as a mulch. Applications Clearing limits shall be marked and clearing minimized on any site where significant areas of undisturbed vegetation will be retained. Design Specifications 1. Minimizing clearing should be incorporated into the site design. Clearing limits must be marked on the small site ESC plan. 2. On the ground, clearing limits must be clearly marked with brightly colored tape or plastic or metal safety fencing. If tape is used, it should be supported by vegetation or stakes, and should be about 3 to 6 feet high and highly visible, Equipment operators should be informed of areas of vegetation that are to be left undisturbed. 3. The duff layer, native top soil, and natural vegetation shall be retained in an undisturbed state to the maximum extent practicable. If it is not practicable to retain the duff layer in place, it should be stockpiled on-site, covered to prevent erosion, and replaced immediately upon completion of the ground disturbing activities. Maintenance Fencing shall be inspected regularly and repaired or replaced as needed. 2009 Surface Water Design Manual - Appendix C 1/9/2009 C -9I SECTION C.3 EROSION AND SEDIMENT CONTROL (ESC) MEASURES C.3.6 SILT FENCE Purpose Use of a silt fence reduces the transport of coarse sediment from a construction site by providing a temporary physical barrier to sediment and reducing the runoff velocities of overland flow. Conditions of Use Silt fence may be used downslope of all disturbed areas. Silt fence is not intended to treat concentrated flows, nor is it intended to treat substantial amounts of overland flow. Design and Installation Specifications 1. See Figure C.3.6.A and Figure C.3.6.13 for details. 2. The geotextile used must meet the standards listed below. A copy of the manufacturer's fabric specifications must be available onsite. AOS (ASTM D4751) 30-100 sieve size (0.60-0.15 mm) for slit film 50-100 sieve size (0.30-0.15 mm) for other fabrics Water Permittivity (ASTM D4491) 0.02 sec -1 minimum Grab Tensile Strength (ASTM D4632) 180 lbs. min. for extra strength fabric 100 lbs. min. for standard strength fabric Grab Tensile Elongation (ASTM D4632) 30% max. Ultraviolet Resistance (ASTM D4355) 70% min. Standard strength fabric requires wire backing to increase the strength of the fence. Wire backing or closer post spacing may be required for extra strength fabric if field performance warrants a stronger fence. 4. Where the fence is installed, the slope shall be no steeper than 2HA V. S. If a typical silt fence (per Figure C.3.6.A) is used, the standard 4 x 4 trench may not be reduced as long as the bottom 8 inches of the silt fence is well buried and secured in a trench that stabilizes the fence and does not allow water to bypass or undermine the silt fence. 6. Silt fences shall be located so as to avoid interfering with the movement of juvenile salmonids attempting to enter off -channel areas or drainages. Maintenance Standards 1. Any damage shall be repaired immediately. 2. If concentrated flows are evident uphill of the fence, they must be intercepted and conveyed to a sediment trap or pond. 3. It is important to check the uphill side of the fence for signs of the fence clogging and acting as a barrier to flow and then causing channelization of flows parallel to the fence. If this occurs, replace the fence or remove the trapped sediment, 4. Sediment must be removed when the sediment is 6 inches high. S. if the filter fabric (geotextile) has deteriorated due to ultraviolet breakdown, it shall be replaced. 1/9/2009 2409 Surface Water Design Manual — Appendix C C-92 Reinforce FIGURE C.3.6.A SILT FENCE JOINTS IN FILTER FABRIC SHALL BE SPLICED AT POSTS. USE STAPLES, WIRE RINGS, OR EQUIVALENT TO ATTACH FABRIC TO POSTS, 2"x2" BY 14 Ga. WIRE OR EQUIVALENT, IF STANDARD STRENGTH FABRIC USED FILTER FABRIC --� C.3.6 SILT FENCE i B'MAX z JMINIMUM 4"x4' TRENCH i BACKFILL TRENCH WITH POST SPACING MAY BE INCREASED NATIVE SOIL 314"-1.5" TO 8' IF WIRE BACKING IS USED WASHED GRAVV EL 2"x4" WOOD POSTS, STEEL FENCE NOTE: FILTER FABRIC FENCES SHALL BE POSTS, REBAR, OR EQUIVALENT INSTALLED ALONG CONTOUR WHENEVER POSSIBLE FIGUREC-3.6.11 SILT FENCE INSTALLATION AND MAINTENANCE My trench Too -in -fabric Stake Man dor Maintain €eed clean 2009 Surface Water Design Manual — Appendix C 1/9/2009 C-93 CJAU ZhM JINLJ C.3.10 SEEDING Purpose Seeding is intended to reduce erosion by stabilizing exposed soils. A well-established vegetative cover is one of the most effective methods of reducing erosion. Conditions of Use 1. Seeding shall be used throughout the project on disturbed areas that have reached final grade or that will remain unworked for more than 30 days. 2. At the County's discretion, seeding without mulch during the dry season is allowed even though it will take more than seven days to develop an effective cover. Mulch is, however, recommended at all times because it protects seeds from beat, moisture loss, and transport due to runoff. 3. At final site stabilization, all disturbed areas not otherwise vegetated or stabilized shall be seeded and mulched. Design and Installation Specifications 1. The best time to seed is April 1 through June 30, and September 1 through October 15. Areas may be seeded between July 1 and August 31, but irrigation may be required in order to grow adequate cover. Areas may also be seeded during the winter months, but it may take several months to develop a dense groundcover due to cold temperatures. The application and maintenance of mulch is critical for winter seeding. 2. To prevent seed from being washed away, confirm that all required surface water control measures have been installed. 3. The seedbed should be firm but not compacted because soils that are well compacted will not vegetate as quickly or thoroughly. 4. In general, 10-20-20 N -P -K (nitrogen -phosphorus -potassium) fertilizer may be used at a rate of 90 pounds per acre. Slow-release fertilizers are preferred because they are more efficient and have fewer environmental impacts. It is recommended that areas being seeded for final landscaping conduct soil tests to determine the exact type and quantity of fertilizer needed. This will prevent the over- application of fertilizer. Disturbed areas within 200 feet of water bodies and wetlands must use slow- release low -phosphorus fertilizer (typical proportions 3-1-2 N -P -K). 5. The following requirements apply to mulching: a) Mulch is always required for seeding slopes greater than 3H:1 V (see Section D.4.2.1). b) If seeding during the wet season, mulch is required. c) The use of mulch may be required during the dry season at the County's discretion if grass growth is expected to be slow, the soils are highly erodible due to soil type or gradient, there is a water body close to the disturbed area, or significant precipitation is anticipated before the grass will provide effective cover. d) Mulch may be applied on top of the seed or simultaneously by hydroseeding. 6. Hydroseeding is allowed as long as tackifier is included. Hydroseeding with wood fiber mulch is adequate during the dry season. During the wet season, the application rate shall be doubled because the mulch and tackifier used in hydroseeding break down fairly rapidly_ It may be necessary in some applications to include straw with the wood fiber, but this can be detrimental to germination. 7. Areas to be permanently landscaped shall use soil amendments. Good quality topsoil shall be tilled into the top six inches to reduce the need for fertilizer and improve the overall soil quality. Most native soils will require the addition of four inches of well -rotted compost to be tilled into the soil to 2009 Surface Water Design Manual - Appendix C 1!912009 C-101 SECTION C.3 EROSION AND SEDIMENT CONTROL (ESC) MEASURES provide a good quality topsoil. Compost used should meet Ecology publication 98-38 specifications for Grade A quality compost. 8. The seed mixes listed below include recommended mixes for both temporary and permanent seeding. These mixes, with the exception of the wetland mix, shall be applied at a rate of 120 pounds per acre. This rate may be reduced if soil amendments or slow-release fertilizers are used. Local suppliers should be consulted for their recommendations because the appropriate mix depends on a variety of factors, including exposure, soil type, slope, and expected foot traffic. Alternative seed mixes approved by the County may be used. Maintenance Standards for Seeding 1. Any seeded areas that fail to establish at least 80 percent cover within one month shall be reseeded. if reseeding is ineffective, an alternate method, such as sodding or nets/blankets, shall be used. If winter weather prevents adequate grass growth, this time limit may be relaxed at the discretion of the County when critical areas would otherwise be protected. 2. After adequate cover is achieved, any areas that experience erosion shall be re -seeded and protected by mulch. If the erosion problem is drainage related, the problem shall be fixed and the eroded area re -seeded and protected by mulch. 3. Seeded areas shall be supplied with adequate moisture, but not watered to the extent that it causes runoff. 1/9/2049 2009 Surface Water Design Manual - Appendix C C-102 I VARA % Weight % Purity % Germination Chewings or red fescue (Festuca rubra var. 40 98 90 commutata or Festuca rubra) 30 98 90 rubra var. commutate or Festuca rubra) Annual or perennial rye (Lolium multifforum or Locum 40 98 90 perenne) Redtop or colonial bentgrass (Agrostis alba or 10 92 85 Agrostis tenuis) White dutch clover (Trifolium repens} 10 98 90 Maintenance Standards for Seeding 1. Any seeded areas that fail to establish at least 80 percent cover within one month shall be reseeded. if reseeding is ineffective, an alternate method, such as sodding or nets/blankets, shall be used. If winter weather prevents adequate grass growth, this time limit may be relaxed at the discretion of the County when critical areas would otherwise be protected. 2. After adequate cover is achieved, any areas that experience erosion shall be re -seeded and protected by mulch. If the erosion problem is drainage related, the problem shall be fixed and the eroded area re -seeded and protected by mulch. 3. Seeded areas shall be supplied with adequate moisture, but not watered to the extent that it causes runoff. 1/9/2049 2009 Surface Water Design Manual - Appendix C C-102 I VARA % Weight % Purity % Germination Perennial rye blend (Lolium perenne) 70 98 90 Chewings and red fescue blend (Festuca 30 98 90 rubra var. commutate or Festuca rubra) Maintenance Standards for Seeding 1. Any seeded areas that fail to establish at least 80 percent cover within one month shall be reseeded. if reseeding is ineffective, an alternate method, such as sodding or nets/blankets, shall be used. If winter weather prevents adequate grass growth, this time limit may be relaxed at the discretion of the County when critical areas would otherwise be protected. 2. After adequate cover is achieved, any areas that experience erosion shall be re -seeded and protected by mulch. If the erosion problem is drainage related, the problem shall be fixed and the eroded area re -seeded and protected by mulch. 3. Seeded areas shall be supplied with adequate moisture, but not watered to the extent that it causes runoff. 1/9/2049 2009 Surface Water Design Manual - Appendix C C-102 SECTION 9 BOND QUANTITIES, FACILITY SUMMARIES, AND DECLARATION OF COVENANT o� SECTION 10 OPERATIONS AND MAINTENANCE MANUAL UAI i Clry of Renton LAND USE PERMIT MASTER APPLICATIONO, PROPERTY OWNER(S) NAME: 6 � 0 ADDRESS: t C! ZIP: TELEPHONE NUMBER: APPLICANT (if other than owner) NAME: COMPANY (if applicable): ADDRESS: ( zz_ s � CITY: ZIP: t5(5� TELEPHONE NUMBER CONTACT PERSON NAME: COMPANY (if applicable): ADDRESS - CITY: ZIP:• U—� q TELEPHONE NUMBER AND E-MAIL ADDRESS: H•%FnrmclPJRnninvlmastPmnn rne.. - 1 - A/annlot, R,,,, IVi�. PROJECT INFORMATION PROJECT OR DEVELOPMENT NAME: `r PROJECTIADDRESS(S)ILOCATION AND ZIP CODE: 3 � l ami. (, -t#—C. Tzr—�^Cor'Lt V1A-Z KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): `72z.ZgC) - (4r7�5 EXISTING LAND USE(S): PROPOSED LAND USE(S): I, VL-., -+- 3 -5u� daf1WL0vi�v EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable): EXISTING ZONING: { c�- PROPOSED ZONING (if applicable): SITE AREA (in square feet}: Lle 5t` e -C SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE DEDICATED: y SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET ACRE (if applicable): I NUMBER OF PROPOSED LOTS (if applicable): 4. NUMBER OF NEW DWELLING UNITS (if applicable): 3 f1 /V rmOJECT INFORMA NUMBER OF EXISTING DWELLING UNITS (if applicable): Z SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL BUILDINGS (if applicable): SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): a NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (if applicable): NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable). TION (continued PROJECT VALUE: IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): ❑ AQUIFER PROTECTION AREA ONE AQUIFER PROTECTION AREA TWO ❑ FLOOD HAZARD AREA sq. ft. ❑ GEOLOGIC HAZARD sq. ft. ❑ HABITAT CONSERVATION sq, ft. ❑ SHORELINE STREAMS AND LAKES sq. ft. • WETLANDS sq. ft. LEGAL DESCRIPTION OF PROPERTY Attach legal description on separate sheet with the following information included) SITUATE IN THE QUARTER OF SECTION �, TOWNSHIPZ RANGEoStIN THE CITY OF RENTON, KING COUNTY, WASHINGTON. TYPE OF APPLICATION & FEES List all land use applications being applied for: 2. 4. Staff will calculate applicable fees and postage: $ AFFIDAVIT OF OWNERSHIP I, (Print Names) W�lC7 �OAZCi_Y '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 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 "4 y r-ko signed this instrument and acknowledged it to be hislherltheir h56 and voluntary act for the uses and purposes mentioned in the instrument. (Signature of Owner/Representative) f i:U'ormsT]anning\masterapp.doc 0%+ 111111111rr1, .,,••� a p0N. ary Public in and for the State of Washington�� `��'• r' c y FUB ~ Notary (Print) An P�O `E'er. ��i���•••'QRIL 23,, • �`���` •,, ,,,,;,-,,OF OF wi►S���,• rlNllll+t++++�`` My appointment expires: -2- OSrO? PLANNING DIVISION WAIVErIF SUBMITTAL REQUIR 'IENTS FOS LAND USE APPLICATIONS 5,71 i1111: 113en!,fy ksheet4 Drainage Report 2 . ...... c a L ............ . ......... .. .............. Environmental Checklist 4 ......... . . .. ........... Existing Easements (Recorded COPY) 4 Floor Plans 3AND4 gA Grading Plan, Conceptual 2 tai........... Habitat Data Report 4 anon Plan .......... Land p Plan, u 14 ..... ... .77:77:777 Legal Description 4 . ......... . \/laffing Labels for Property Owners 4 7. Oaster Application Form 4 riur sleighborhood Detail Map 4 'his requirement may be waived by: Property Services Section PROJECT NAME: Public Works Plan Review Section Building Section Planning Section DATE: O.,1WEB1PMDEVSER\AFormslPlanning\walverofsubmittaireqs.)dS 02/08 PLANNING DIVISION WAIV t OF SUBMITTAL REQL :MENTS FOR LAND USE APPLICATIONS This requirement may be waived by: ,, ���` 1. Property Services Section PROJE=CT NAME: 2. Public Works Plan Review Section 3. Building Section DATE:—,()r1 ! 4. Planning Section 0:1WEBIPWIDEVSERVIForms\Pdanriinglmiverofsubmittalregs.xis 02JO8 PREAPPL&ATION MEETI,.G Mfkvof;� 0Ian, �;.�, , enton JEFFERSON GLADE SHORT PLAT g [- `U'sion 3001 NEI 6TH ST �NOV 21 «��r CITY OF RENTON [fJ Department of Community and Economic Development Planning Division PREI 1-029 June 16, 2011 Contact Information: Planner: Vanessa Dolbee Public Works Reviewer: Arneta Henninger Fire Prevention Reviewer: Dave Pargas Building Department Reviewer: Craig Burnell Phone: 425,430.7314 Phone: 425.430.7298 Phone: 425.430,7023 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 (planner) 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). 0 DATE: June 16, 2011 CIN OF RENTON FIRE PREVENTION BU&U MEMORANDUM TO: Vanessa Dolbee, Senior Planner FROM: Corey Thomas, Plans Review Inspector SUBJECT: Preliminary Comments for Jefferson Glade Short Plat 3 cT: ct gfadesp The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300 -feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. Existing hydrants can be counted toward the requirement as long as they meet current code, including 5 -inch storz fittings,which they currently do have. Existing hydrant is within 300 -feet of the furthest proposed dwelling. The available fire flow is limited in this area due to existing 6 -inch water mains. Any new homes that exceed 3,600 square feet in this plat would have to be equipped with an approved fire sprinkler system or significant water main upgrades would have to be conducted. The fire mitigation fees are applicable at the rate of $488.00 per single family unit. This fee is paid prior to recording the plat. No charge for existing home. Fire department apparatus access roadways are adequate. C3 City of DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: June 10, 2011 TO: Vanassa Dolbee, Planner FROM' Arneta Henninger, Plan Review 4W SUBJECT: Jefferson Glade Short Plat 3001 NE 16TH Street - Parcel 7227801475 PRE 11-029 NOTE: The applicant is cautioned that information contained in this summary is preliminary and non- binding and may be subject to modification and/or concurrence by official city decision -makers. Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. I have completed a preliminary review for the above -referenced short plat located at the southeast corner of the intersection of NE 16th St & Jefferson Ave NE all in Section 4, Township 23N, Rng. 5E. The following comments are based on the pre -application submittal made to the City of Renton by the applicant for the multi -family development. Water 1. This site, located in the 565 water pressure zone, is in the City of Renton service area. The static pressure in this area is approximately 88 psi. A pressure reducing valve is required at domestic meter when the pressure exceeds 80 psi. 2. There is an existing 6" Cl water main located in Jefferson Ave NE See City of Renton water drawing W1878 for details. There is an existing 6" Cl water main located in NE 16th St. See City of Renton water drawing W1878 for details. 3. The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300 -feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. 4. All fire hydrants must be capable of delivering a minimum of 1,000 gpm and be brought up to current code, including a Stortz fitting if not existing. 5. The Water System Development Charges are based on the size of each and all water meter(s). These fees are collected at the time a construction permit is issued. Sanitary Sewer 1. This site is located in the City of Renton sanitary service area. H/CED/Planning/Current Planning/PREAPPS/11-029.Vanessa/Plan Review Comments — PRE 11-029.doc Jefferson Glade Short Plat — PRE 11-029 Page 2 of 3 June 10, 2011 2. There is an existing 8" sanitary sewer main located in Jefferson Ave NE. See City of Renton sanitary sewer drawing #51114 for details. 3_ There is an existing 8" sanitary sewer main located in NE 16th St. See City of Renton sanitary sewer drawing #51114 for details. 4. The applicant will need to show how the short plat will be served with sanitary sewer service. 5. The Sanitary Sewer System Development Charges are based on the size of each and all domestic water meter(s). These fees are collected at the time a construction permit is issued. Storm Drainag 1. There are storm drainage facilities in NE 16t4 St. 2. A conceptual drainage plan and report is required to be submitted with the formal application. The project shall comply with the City of Renton Amendments to the 2009 King County Surface Water Design Manual. All core and any special requirements shall be contained in the report. Based on the City's flow control map, this site falls within the Peak Rate Flow Control Standard (existing site conditions). 3. A geotechnical report for the site is required. Information on the water table and soil permeability, with recommendations of appropriate flow control BMP options with typical designs for the site from the geotechnical engineer, shall be submitted with the application. 4. The Surface Water SDC fees are $ $1,012 per lot. These fees are collected at the time a construction permit is issued. Street Improvements 1. Additional offsite improvements to include curb, gutter, new 5 -foot sidewalks, and new 8 -foot planting strips, will be required to be installed for this project along the frontage of NE 16th St and Jefferson Ave NE. If the existing curbs are less than 3" in height the project will be required to pour new curbs. 2. Project will not be required to install new street lights. 3. Additional right-of-way dedication of four feet (4') on Jefferson Ave NE will be required. 4. Per City of Renton code, all lot corners at intersections of dedicated public rights-of-way shall have a minimum radius of fifteen feet (15'). 5_ Traffic mitigation fees will apply. Traffic mitigation fees of approximately $75 per net new average daily trip will be required prior to recording of the short plat as a condition of the plat or be subject to any impact fee that might apply. 6. Power needs to be underground referring to existing house or a variance applied and approved. 7. All new electrical, phone, and cable services and lines must be undergrounded. The construction of these franchise utilities must be inspected and approved by a City of Renton 6 public works inspector prior to recording the short plat. General Comments I. 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 Horizontal and Vertical Control Network. 3. 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 will be additional fees for water service related expenses. See Drafting Standards. H/CED/Planning/Current Pla nning/P REAP PS/11-029.Va nessa/Pla n Review Comments — PRE 11-029.doc DEPARTMENT OF COM 4ITY AND ECONOMIC DEVELOPMENT D City of J ne M E M O R A N D U M DATE: June 16, 2011 T0: Pre -Application File No. 11-029 FROM: Vanessa Dolbee, Senior Planner SUBJECT: Jefferson Glade Short Plat General: We have completed a preliminary review of the pre -application for the above - referenced development proposal. The following comments on development and permitting issues are based on the pre -application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision -makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, Development Services Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available for purchase for $50.00 plus tax, from the Finance Division on the first floor of City Hall or online 'at www.rentonwa.gov Project Proposal: The subject property is located at 3001 NE 16th Street. The project site totals 16,517 square feet in area and is zoned Resesidential-14 (R-14). The proposal is to subdivide the site into four lots, with the existing duplex to emain on proposed Lot Ac 2. The lots vary in size from 3,004 square feet 16,517 square feet_ Access to Lots ?j� and 2 is proposed off of Jefferson Avenue NE and is proposed via NE 16th Street. Lot 3 is proposed to be accessed via an access easement through Lot 2 from NE 16th Street. The site is located within the aquifer protection zone 2, no other critical areas are located on the subject site. Current Use: The parcel is currently developed with a duplex. Development Standards: The project would be subject to RMC 4.-2-110A, "Development Standards for Residential Zoning Designations" effective at the time of complete application (noted as "R-14 standards" herein). Zoning / Density: The property is located within the Residential -14 (R-14) zoning designation and Design District E. Detached and attached residential development is permitted within the R-14 designation, provided the proposal complies with the density h:\ced\planning\current planning\preapps\11-029.vanessa\11-029 (r-14 jefFerson glade shpl, aquifer).doc Jefferson Glade Short Plat— PRE 11-029 Page 3 of 3 June 10, 2011 cc: Kayren Kittrick, Development Engineering Supervisor H/CED/Planning/Current Plan ning/PRERPPS/11-029.Vanessa/Plan Review Comments — PRE 11-029.doc DEPARTMENT OF COMNtuAITY AND ECONOMIC DEVELOPMENT Q eEton caw;� M E M O R A N D U M DATE: June 16, 2011 TO: Pre -Application File No. 11-029 FROM: Vanessa Dolbee, Senior Planner SUBJECT: Jefferson Glade Short Plat General: We have completed a preliminary review of the pre -application for the above - referenced development proposal. The following comments on development and permitting issues are based on the pre -application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision -makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, Development Services Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available for purchase for $50.00 plus tax, from the Finance Division on the first floor of City Hall or online at www.rentonwa.gov Project Proposal: The subject property is located at 3401 NE 16th Street. The project site totals 16,517 square feet in area and is zoned Resesidential-14 (R-14). The proposal is to subdivide the site into four lots, with the existing dup1g&JQ remain on proposed Lot AC - 2. The lots vary in size from 3,004 square feet 16,517 squa�e�feet.Access to Lots 1 �1` and 2 is proposed off of Jefferson Avenue NE an s proposed via NE 16th Street. Lot 3 is proposed to be accessed via an access easement through Lot 2 from NE 16th Street. The site is located within the aquifer protection zone 2, no other critical areas are located on the subject site. Current Use: The parcel is currently developed with a duplex. Development Standards: The project would be subject to RMC 472-110A, "Development Standards for Residential Zoning Designations" effective at the time of complete application (noted as "R-14 standards" herein). Zoning / Density: The ,property is located within the Residential -14 (R-14) zoning designation and Design District E. Detached and attached residential development is permitted within the R-14 designation, provided the proposal complies with the density h:\ced\planning\current planning\preapps\11-029.vanessa\11-029 (r-14 jefferson glade shpt, aquifer).doc i Jefferson Glade Short Plat, PR" '-029 Page 2 of 9 June 16, 2011 range specified by the zone (minimum 10 dwelling units per acres to a maximum of 14 dwelling units per acre)_ However, up to 18 dwelling units per net acre (du/ac) are allowed as a bonus, subject to Density Bonus Review (RMC 4-9-065). The area of public and private streets and critical areas would be deducted from the gross site area to determine the "net" site area prior to calculating density. Based on the submitted materials the area to be dedicated to the city and the area included in access easements was not provided, therefore staff could not determine net density for the subject site. However, utilizing gross density the 4 lot subdivision with 5 units would result in a gross density of 13.16 du/acre (5 units / 0.38 acres = 13.16 du/ac), which is within the permitted density range for the R-14 zone. Density Bonus Review: The bonus provisions are intended to allow greater flexibility in the implementation of the purpose of the R-14 designation. A copy of the density bonus criteria has been attached to this memo. In order to qualify for the bonus density, the project must demonstrate that the same or better results will occur as a result of creative design solutions that would occur with uses developed under standard criteria at lower density. The applicant has not proposed to utilize the density bonus provisions in the project narrative. Development Standards: The project would be subject to RMC 4-2-110F, "Development Standards for Residential Zoning Designations" effective at the time of complete application (noted as "R-14 standards" herein). A copy of these standards is included herewith. Type of Standard R-14 Minimum Standard Lot Size None Lot Width and Depth Not Applicable Min Front Yard Based upon street type —see R-14 standards handout Generally the setbacks are as follows: 0-8 ft to building, 5 ft to porch, or 7 ft to stoop. 18 ft to garage Max Front Yard None Side Yard 4 ft. except when located on a corner lot, then 8 ft. with an 18 ft. setback from the face of the garage to the back of the curb and/or to any sidewalk or pathway. Rear Yard 12 ft., except when rear yard is abutting a common open space, then 4 ft. Side Yard Along -A -Street n/a Building Coverage Ratio n/a Impervious Surface Area 85% h:\ced\planning\current planning\preapps\11-029.vanessa\11-029 (r-14jefferson glade shpt, aquifer).doc R Jefferson Glade Short Plat, PRE11-029 Page 3 of 9 June 16, 2011 Setbacks —Based on the provided plans the building the building footprints for Lot 2 and Lot 4 appear to comply with the setback standards. Lots 1 and 3 do not meet the minimum setback for garages. Impervious Surface Area — There was not enough information provided with the application for staff to determine compliance with this standard. A lot coverage analysis meeting the requirements in RMC 4-5-120D.12, shall be submitted at the time of formal land use application. Height — There was not enough information proved with the application for staff to determine compliance with the maximum height standards. Access/Parking —The following ratios would be applicable to the site: Use Maximum Gross Floor Area None Required k ces Height 30 ft A minimum of 2 per Units per Lot Detached single family dwellings: 1 dwelling unit with 1 accessory dwelling unit Attached dwellings: None Landscaping dwelling unit, however, 1 Tree Retention 10 % of significant trees Setbacks —Based on the provided plans the building the building footprints for Lot 2 and Lot 4 appear to comply with the setback standards. Lots 1 and 3 do not meet the minimum setback for garages. Impervious Surface Area — There was not enough information provided with the application for staff to determine compliance with this standard. A lot coverage analysis meeting the requirements in RMC 4-5-120D.12, shall be submitted at the time of formal land use application. Height — There was not enough information proved with the application for staff to determine compliance with the maximum height standards. Access/Parking —The following ratios would be applicable to the site: Use # Of Units Ratio Required k ces Single Family 3 A minimum of 2 per 6 (or 3 if the Residential dwelling unit, however, 1 proposed units per dwelling unit may be are one permitted for 1 bedroom bedroom) or less dwelling units Based on these parking requirements, a minimum 6 parking spaces would be required in order to meet code. The applicant is proposing to provide parking within garages for the three new units, which appears to comply with the minim parking requirements. Pedestrian Access (R-14) Sidewalks shall be provided throughout the neighborhood. The sidewalk may disconnect from the road, provided it continues in a logical route throughout the development. Front yards shall have entry walks that are a minimum width of 3 feet and a maximum width of 4 feet. Pathways shall be used to connect common parks, green areas, and pocket parks to residential access streets, limited residential access streets, or other pedestrian connections. They may be used to provide access to homes and common open space. They shall be a minimum 3 ft. in width and made of paved asphalt, concrete, or porous material such as: porous paving stones, crushed gravel with soil stabilizers, or paving blocks with planted joints. Sidewalks or pathways for parks and h:\ced\planning\current planning\preapps\11-029-vanessa\11-029 (r-14 jefferson glade shpl, aquifer).doc tv Jefferson Glade Short Plat, PRE' 1-029 Page 4 of 9 June 16, 2011 green spaces shall be located at the edge of the common space to allow a larger usable green and easy access to homes. A pedestrian circulation plan shall be provided with the site plan submittal For all homes that do not front on a residential access street, limited residential access street, a park, or a common green a pedestrian entry easements that are at least 15 ft. wide plus a 5 ft. sidewalk shall be provided. Based on the provided floor plans, it appears that some units would not front on a street, park, or common green. Mail and Newspaper Boxes - All of the following are required: 1. Mailboxes shall be clustered and located so as to serve the needs of USPS while not adversely affecting the privacy of residents; and 2. Mailboxes shall be lockable consistent with USPS standard; and 3. Mailboxes shall be architecturally enhanced with materials and details typical of the home's architecture; and 4. Newspaper boxes shall be of a design that reflects the character of the home. Landscaping — Except for critical areas, all portions of the development area which are not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought -resistant vegetative cover. The minimum on-site landscape width required along street frontages is 10 feet. Those yards that do not abut a public street or private street or shared driveway are exempt from the landscaping regulations. Please refer to landscape regulations (RMC 4-4-070 and RMC 4-4-080F.7) for further general and specific landscape requirements (enclosed). A conceptual landscape plan and landscape analysis meeting the requirements in RMC 4-8-120D.12, shall be submitted at the time of land use application. Open Space (R-14) For developments of four or more units, for each unit in the development, three hundred fifty (350) square feet of common open space shall be provided. Open space shall be designed as a park, common green, pea -patch, pocket park, or pedestrian entry easement in the development and shall include picnic areas, space for small recreational activities, and other activities as appropriate. Open space shall be located in a highly visible area and be easily accessible to the neighborhood. Open space shall be contiguous, serve a minimum of four (4) homes, and be at least twenty feet (20') wide. A pedestrian entry easement can be used to meet the requirements if it has a minimum width of twenty feet (20') with a minimum five feet (5') of sidewalk. Pea -patches shall be at least one thousand (1,000) square feet in size with individual plots that measure ten feet by ten feet (10'x 10'). Additionally, if a pea -patch is used to fulfill the open space requirement it shall include a tool shed and a common area with space for compost bins. Water shall be provided to h:\ced`planning`current planning\preapps\11-029.vanessa\11-029 (r-14 jefferson glade shpl, aquifer).doc Jefferson Glade Short Plat, PRE11-029 Page 5 of 9 June 16, 2011 the pea -patch. Fencing that meets the standards for front yard fencing shall surround the pea -patch with a one foot (1') landscape area on the outside of the fence. This area is to be landscaped with flowers, plants, and/or shrubs. Grass -trete or other pervious surfaces may be used in the common open space for the. purpose of meeting the one hundred fifty feet (150') distance requirement for Emergency Vehicle Access. Storm ponds may be used to meet the common open space requirement if designed to accommodate a fifty (50) year storm and to be dry ninety percent (90%) of the year. Only permanent open space would be considered for the purposed of meeting the requirements outlined above. Based on 5 units 1,750 square feet of common open space would be required. Based on the provided project no common open space is proposed. Private Yards R-14 Each individual unit shall have a private yard that is at least two hundred fifty (250) square feet in size with no dimension less than eight feet (8') in width. Residential Design and Open Space Standards: Residential guidelines and standards are contained in RMC 4-2-115. A handout indicating the applicable guidelines and standards is enclosed. As applicable to the R-14 zone the guidelines are: Garages — Garages may be attached or detached. Shared garages are also allowed, provided the regulations of RMC 4-4-080 are met. Carports are not allowed. One of the following is required; the garage must be: 1. Recessed from the front of the house and/or front porch at least eight feet (8'), or 2. Detached. Additionally, all of the following is required: 1. Garage design shall be of similar design to the homes, and 2. A minimum eighteen feet (18') driveway length from the face of the garage to the back of the sidewalk or access easement/lane is required, unless accessed by an alley, and 3. If sides of the garage are visible from streets, lanes, sidewalks, pathways, trails, or other homes, architectural details shall be incorporated in the design. If shared garages are allowed, they may share the structure with other homes and all of the following is required: 1. Each unit has garage space assigned to it, and 2. The garage is not to be located further than one hundred sixty feet (160') from any of the housing units to which it is assigned, and hAceftlanning\current plan ning\preapps\ll-029.vanessa\ll-029 (r-14 jefferson glade shpl, aquifer).doc Jefferson Glade Short Plat, PRE11-029 Page 6 of 9 June 16, 2011 3. The garage shall not exceed forty-four feet (44') in width, and shall maintain an eight foot (8') separation from any dwellings. Prima lnt — Both of the following are required: 1. The entry shall take access from and face a street, park, common green, pocket park, pedestrian easement, or open space, and 2. The entry shall include one of the following: a. Stoop: minimum size four feet by six feet (4'x 6') and minimum height twelve inches (12") above grade, or b. Porch: minimum five feet (S') deep and minimum height twelve inches (12") above grade. Exception: in cases where accessibility (ADA) is a priority, an accessible route may be taken from a front driveway. Fa4ade Modulation — Both of the following are required: 1. The primary building elevation oriented toward the street or common green shall have at least one articulation or change in plane of at least two feet (2') in depth; and 2. A minimum one side articulation that measures at least one foot (1') in depth shall occur for all facades facing streets or public spaces. Windows and Doors —All of the following are required: 1. Primary windows shall be proportioned vertically, rather than horizontally, and 2. Vertical windows may be combined together to create a larger window area, and 3, All doors shall be made of wood, fiberglass, metal, or glass and trimmed with three and one half inches (3 1/2") minimum head and jamb trim around the door, and 4_ Screen doors are permitted, and 5. Primary entry doors shall face a street, park, common green, pocket park, or pedestrian easement and shall be paneled or have inset windows, and 6. Sliding glass doors are not permitted along a frontage elevation or an elevation facing a pedestrian easement. Scale,_Bulk, and Character — All of the following are required: 1. The primary building form shall be the dominating form and elements such as porches, principal dormers, or other significant features shall not dominate, and 2. Primary porch plate heights shall be one story. Stacked porches are allowed, and 3. To differentiate the same models and elevations, different colors shall be used, and h:\ced\planning\current plan ning\preapps\11-029.vanessa\11-029 {r-14 }efferson glade shpl, aquifer)_doc Jefferson Glade Short Plat, PRE11-029 Page 7 of 9 June 16, 2011 4. For single-family dwellings, no more than two (2) of the same model and elevation shall be built on the same block frontage and the same model and elevation shall not be abutting. Roofs — Both of the following are required: 1. Primary roof pitch shall be a minimum six to twelve (6:12). if a gable roof is used, exit access from a third floor must face a public right of way for emergency access, and 2. A variety of roofing colors shall be used within the development and all roof material shall be fire retardant. Eaves — The following is required: Eaves shall be at least twelve inches (12") with horizontal fascia or fascia gutter at least five inches (5") deep on the face of all eaves. Architectural DetailingAll of the following are required: 1. Three and one half inches (31/2") minimum trim surrounds all windows and details all doors, and 2. At least one of the following architectural details shall be provided on each home: shutters, knee braces, flower boxes, or columns, and 3. Where siding is used, metal corner clips or corner boards shall be used and shall be at minimum two and one half inches (21/2") in width and painted. If shutters are used, they shall be proportioned to the window size to simulate the ability to cover them, and 4. If columns are used, they shall be round, fluted, or strongly related to the home's architectural style. Six inches by six inches (6" x 6") posts may be allowed if chamfered and/or banded. Exposed four inches by four inches (4" x 4") and six inches by six inches (6" x 6") posts are prohibited. Materials and Color —Ail of the following are required: 1. Acceptable exterior wall materials are: wood, cement fiberboard, stucco, stone, and standard sized brick three and one half inches by seven and one half inches (3 1/2" x 7 1/2") or three and five eighths inches by seven and five eighths inches (3 5/8" x 7 5/8"). Simulated stone, wood, stone, or brick may be used to detail homes, and 2. When more than one material is used, changes in a vertical wall, such as from wood to brick, shall wrap the corners no less than twenty-four inches (24"). The material change shall occur at an internal corner or a logical transition such as aligning with a window edge or chimney. Material transition shall not occur at an exterior corner, and 3. Multiple colors on buildings shall be provided. Muted deeper tones, as opposed to vibrant primary colors, shall be the dominant colors. Color palettes for all new structures, coded to the home elevations, shall be submitted for approval. h:\ced\planning\current plan ning\preapps`11-029.vanessa\11-029 (r-14 jefferson glade shpl, aquifer).doc Jefferson Glade Short Plat, PRE' 1-029 Page 8 of 9 June 16, 2011 4. Gutters and downspouts shall be integrated into the color scheme of the home and be painted, or of an integral color, to match the trim color. Tree Retention — A tree inventory and tree retention plan along with a tree retention worksheet shall be provided with the formal land use application. The tree retention plan must show preservation of at least 10% of significant trees on site, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained. If the trees cannot be retained, they may be replaced with minimum 2 inch caliper trees at a rate of 6:1. Utilities - Utility boxes that are not located in alleyways or away from public gathering spaces shall be screened with landscaping or berms. 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. Building Design Standards — Compliance with Urban Design Regulations District E standards is required. A copy of these standards is included herewith. Please refer to RMC 4 -3 -IUD. Critical Areas: The City of Renton's Critical Areas maps indicate the subject site is located within the Aquifer Protection Zone 2. The overall purpose of the aquifer protection regulations is to protect aquifers used as potable water supply sources by the City from contamination by hazardous materials. Some uses are restricted that store, handle, treat, use, or produce substances that pose a hazard to groundwater quality. If fill is imported to the site, a fill source statement will be required. Environmental Review The proposed project would be exempt from the Washington State Environmental Policy Act (SEPA) review due to the number of proposed lots. Permit Requirements: Administrative Short Plat approval is required for the proposed project; the fee for a Short Plat is $1,400.00. Please note that all land use permits have an additional 3 percent Technology Surcharge Fee_ The Short Plat process will take approximately 5-8 weeks to complete. Upon receipt of preliminary approval, the applicant must complete any required improvements, such as sidewalks, fire hydrants and grading. A separate construction permit 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 short plat. The newly created lots may be sold only after the plat has been recorded. The applicant can submit plans for building permit review for new construction before the plat is recorded, however, the City can issue building permits only when the final plat has been recorded. Detailed information regarding the land use application submittal is provided in the attached handouts. h.\ced\planning\current plan ning\preapps\11-029.vanessa\11-029 (r-14 jefferson glade shpt, aquifer).doc Jefferson Glade Short Plat, PRE11-029 Page 9 of 9 June 16, 2011 In addition to the required land use permits, separate construction, building permits would be required. The review of these permits may occur concurrently with the review of the land use permits, but cannot be issued prior to the completion of any appeal periods. Impact/ Mitigation Fees: In addition to the applicable building and construction fees, the following mitigation fees would be required prior to the recording of the short plat. impact eeswhich would replace mitigationfees,ma be adopted riot to huildin permit approval for which ars applicant may vest to im act miti atiarr ees. Those fees have yet to be determined. Currently fees are the following: • A Parks Mitigation Fee based on $530.76 per new single family lot payable prior to recording; • A Transportation Mitigation Fee based on $75.00 per each new average daily trip attributable to the project payable prior to recording; • A Fire Mitigation Fee based on $488.00 per new single-family lot payable prior to recording; and, • A Renton School District Impact Fee based on $6,300.00 per each new single- family residence payable prior to issuance of building permits. A handout listing all of the City's Development related fees in attached for your review. Expiration: Upon preliminary short plat approval, the preliminary short plat approval is valid for two years with a possible one-year extension. cc: Jennifer Henning h.\ced\planning\current planning\preapps\11-029.vanessa\11-029 (r-14 jefferson glade shpt, aquifer).doc ti • ' I b t' C5 - 33 T24N R5E W 112 ZONING MAP B00K E5 - 09 T23N R5E W 112 PW TECHNICAL SERVICES PRINTED ON 11/13/09 N.om.e n.u..ym.p.,m a m,a uw brst'.rlo..wOv —i4tlr n dlk aae �o.r. o zoo 400 Feet i#1 i 1:4,800 D5 04 T23N R5E W 112 5304 got �r 0 N ■ t .Z1 U1 r_0 Ln CD �' CL E m Q i m m m m m x m y P m Ey Q m v, :: m , p m Q z G m m N �J 4 Q p N u7 v' r Q m DENSITY:(.it'V of Rens 0I-9p,ffiflq Dig,/i.si WORKSHEET ,� NOV��� 2 � «rl City of Renton Planning Division 1055 South Grady Way -Renton, WA 98057 Phone; 425-430-7200 Fax: 425-430-7231 1. Gross area of property: 1. 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 I for net area. 4. Divide line 3 by 43,560 for net acreage: 5. (Number of dwelling units or lots planned square feet G� square feet square feet 2. ILI H square feet 3• C -+ 3 square feet 4 acres S units/lots 6. Divide line 5 by line 4 for net density: 6. y , <� =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 deductedlexcluded. ** Alleys (public or private) do not have to be excluded. H:1Forrns\P1anningldaneity.doc - 1 - OV08 SIM NORTHWEST LLC SHORTPLAT LOCATED AT 3001 NE 16 T STREET, RENTON, WA CONTACT: JAMES W. HOWTON 12018 SE 51sr STREET BELLEVUE, WA 98006-2857 TELEPHONE 425-641-4276 FAX 425-653-1304 PROJECT NARRATIVE OCTOBER 12, 2011 City of Renton Vanessa Dolbee Department of Community and Economic Development Development Services 1055 South Grady Way Renton, WA 98057 Dear Vanessa: We request preliminary review of our proposed short plat project by the City of Renton Development Services Department. Following are some details for this proposed project located at 3001 NE 16"' Street, Renton, WA 98056- 1. The name of the project is JEFFERSON GLADE SHORT PLAT. 2. The site currently consists of one 16,527square feet lot which contains a 24'wide by 60' long duplex with the 6o' side lying 16 feet south of, and almost parallel with the north property line. The duplex contains one 1 -bedroom unit and one 2 -bedroom unit. 3. The project consists of creating four new lots with the existing duplex to remain on new lot 1. This new Lot 1 will be 4,738 square feet in size. The other 3 Lots will be for single-family homes. Lot 2 will contain 5,077 square feet. lot 3 will contain 2,432 square feet and Lot 4 will contain 1,980 square feet. The net density will be 13.5 units per acre. 4. The Land Use Permits will include: A. Administrative review of Short Plat. Future Permits. A. Building permits will be applied for in the future. 5. Zoning of site is R-14. Zoning of property to the east, north and south is also R-14. 6. Three parking spaces will be provide for the duplex units and one 1 -car garage plus one parking space will be provided for each of the 3 single-family homes.. The site lies within the City of Renton Aquifer 2 Overlay Zone. There are no bodies of water or any other critical areas on or near site. The site is flat. The soil on the site is Indianola sandy loam with excellent infiltration and drainage properties. 7. Access to the site will be by using existing public roads. Access for all dwellings, including the existing duplex and the three single-family homes will be from NE 16th Street. Proposed off-site improvements include a new 5' wide sidewalk plus a new 8' wide planting strip along both Jefferson Avenue NE and NE 161h Street. Four feet of the site, also along both NE 16th Street and Jefferson Avenue NE will be dedicated to the City of Renton to accommodate this construction. In addition an existing 4' wide sidewalk will be removed to allow the new sidewalk and planting strip to be constructed. 9. A landscaping plan will be submitted with the application. Total landscaping square footage on the site is 6,122 sq.ft. Total landscape square footage within the palnting strip is 1,351 sq.ft. 10. The proposed project plans to connect to existing City of Renton water and sewer lines in either NE 16th Street and/or in Jefferson Avenue NE. 11. Land cost is $240,000. Construction cost is estimated to The fair market value is estimated to be $440,000. 12.. The site is flat and, consequently, very little material will be excavated for driveways etc. The material will consist of top soil and sandy loam which will be stock piled on-site and will later be placed back on the site. Some debris, such as trees and shrubs may be hauled from the site. The sandy loam will be used to level the site. Some limitedgrading will be required at the time of single-family home construction. Grading quantities are estimatd to be less than 500 cubic yards. 13. There are 14 trees on the site including 2 6" firs, 2 — 14" firs, 2 15" fir, 1 18" fir, 1- 22" fir, 1 — 44" fir (hazard tree), 3 — 12" Cherry trees, 1- 48" Poplar and 1 — 24" Red -leaved Maple. Trees to be removed include 1 — 44" fir (hazard tree), 2 — 14" firs, 1 18" fir, I --- 22" fir and 1 --- 12" Cherry. 14. The existing duplex is approximately 14 feet in height. The three new single-family homes will be approximately 25 feet in height. All building will be less than the maximum allowed 35 feet in height above the average grade. 15. Approximately 300 cubic yards of sandy loam will be excavated and stored on site and will be re -spread over the site during and following construction work. Approximately 35 cubic yards of the sandy loam will be placed in the new 8' wide planting strip. 16. Most of Lot 4 backs up to Open Space. The rear yard setback at the southeast corner of Lot 4, which backs up to Lot 3 is less than 12' and a waiver or some other procedure will be required to permit this set back. CONSTRUCTION MITIGATION DESCRIPTION October 2, 2011 1. The proposed construction start date will be approximately in March, 2011 and completion will be in approximately 4 months. 2. Hours of operation will be 7:00 AM to 5:00 PM, 3. Proposed haul ing/transportation route will be Jefferson Avenue NE/NE 12th Street/NE Sunset Blvd. 4. Water trucks, street sweepers and other requirements deemed necessary will be implemented for any impacts which may occur. 5. There will be no anticipated weekend, late night or any other specialty hours Proposed at this time for construction or hauling. 6. Flag persons will be employed and signs will be installed for traffic control when necessary. 7. Temporary erosion control measures will be used as shown on the Temporary Erosion Control plan. 8. A traffic control plan with flaggers, etc. will be submitted with the construction plans for the project. �► or, Ant on SIM NORTHWEST SHOT PLATr�lan q Dt JEFFERSON GLADE CONTACT — JAMES W. HOWTON 2.1 12018 SE 51ST STREET BELLEVUE, WA 98006-2857 TELEPHONE 25-6414276 FAX 425-653-1304 CONSTRUCTION MITIGATION DESCRIPTION October 2, 2011 1. The proposed construction start date will be approximately in March, 2011 and completion will be in approximately 4 months. 2. Hours of operation will be 7:00 AM to 5:00 PM, 3. Proposed haul ing/transportation route will be Jefferson Avenue NE/NE 12th Street/NE Sunset Blvd. 4. Water trucks, street sweepers and other requirements deemed necessary will be implemented for any impacts which may occur. 5. There will be no anticipated weekend, late night or any other specialty hours Proposed at this time for construction or hauling. 6. Flag persons will be employed and signs will be installed for traffic control when necessary. 7. Temporary erosion control measures will be used as shown on the Temporary Erosion Control plan. 8. A traffic control plan with flaggers, etc. will be submitted with the construction plans for the project. GEOSPECTrUM CONSULTNTS, INC,, eotechnic l Engineering n Earth Sciences August 11, 2011 Mr. James W. Howton SIJI Northwest LLC 12018 SE 51st Street Bellevue, WA 98006 SUBJECT: STORM WATER INFILTRATION EVALUATION Proposed Residential Storm Water Infiltration 3001 NE 16t' Street Renton, Washington Project No. 11-114-01 Dear Jim, ,I��;iSlQrj NOV 2 d l[h� ll(i ��- ' ��7cits!i!�'�f C-`lr-`, This report presents the results of our evaluation for storm water infiltration for your residence at the subject lot. Our work was performed in accordance with the conditions ! of our proposal dated July 22, 2011. The purpose of our work was to evaluate the f feasibility of onsite infiltration systems. Our site evaluations were based on a site plan provided by you (see Figure 2). The site plan indicates that the existing property will be subdivided to create three additional residential lots. Based on discussions with you and review of the site plan provided we understand that the proposed storm water infiltration system will include permeable pavement and infiltration trenches to be located on the new lots. P. Box 276; Issaquah; VIA 98027-0276 - Phone: (425) 39 7-4228 Fcx.' (425) 39 7-422B SIJI Northwest LLC August 11, 2011 SCOPE OF WORK Our scope of work included site reconnaissance, subsurface explorations, engineering evaluations and the preparation of this report. The scope of work included the following specific tasks: o Reviewed published USDA soil mapping and geologic mapping of the site vicinity. o Performed a site reconnaissance to observe the surface conditions at the site. o Excavated three test pits to observe and sample the subsurface conditions. Approximate locations of the test pits are shown on Figure 2 and logs of the test pits are included in Appendix A. o Performed laboratory testing including moisture content and grain size analyses. o Performed engineering evaluations of the site conditions observed and encountered in our explorations and results of our laboratory testing to develop our opinions and recommendations regarding storm water infiltration at the site. o Prepared this geotechnical report summarizing our findings and conclusions. OBSERVED SITE CONDITIONS Surface Conditions The site is located at the southeast comer of NE '16th Street and Jefferson Avenue NE, (see Figures 1 and 2). The site vicinity is nearly flat to very gently inclined down to the southeast. Based on our own site observations, we estimate that the property has only about 1 or 2 feet of elevation difference across the site. Vegetation on the site is primarily grass with a few scattered shrubs and trees up to about 24 inches in diameter. Project No. 11-114-01 Page 2 SIJI Northwest LLC August 11, 2011 Subsoils Subsurface conditions were explored by three test pits excavated within the site area. The approximate locations of the test pits are shown on Figure 2. More detailed descriptions of the subsurface conditions encountered at each test pit as well as laboratory test results are presented in Appendix A. Our observations of the soil samples from the test pits indicated that the subsoils generally include a 2 to 3+ feet thick surface fill layer of silty fine -medium sand with varying amounts of trash debris. The underlying natural soils at the test pit locations were consistently gravelly sand which were medium dense to very dense near the natural surface and became cemented and hard at depths below about 5.5 feet. The upper natural soils were generally light brown and brown in color but we noted minor areas of red -brown soils within the upper natural soils of Test Pits 2 and 3. The cemented natural soils were gray to gray -brown. Results of our sieve analyses of samples from the upper natural soils of TP -1, TP -2 and TP -3 (see Figure A-3) indicate that the natural soils contain about contain about 20 to 45 percent gravel and coarse sand and about 55 to 80 percent fine to medium sand and silt of which less than 10 percent is fines. Surface and Subsurface Water No surface seepage or springs were observed on the site and no free ground water was observed in any of the test pits. The surface fill soils were dry to slightly moist and the natural soils were slightly moist to moist. Measured moisture contents of the fill and natural soil samples were generally low, in the range of about 3.9 to 8.8 percent of dry weight. Subsurface Variations Based on our experience, it is our opinion that some variation in the continuity and depth of subsoil deposits and ground water levels should be anticipated due to natural deposition variations and previous onsite grading. Due to seasonal moisture changes, ground water conditions should be expected to change with time. Care should be exercised when interpolating or extrapolating subsurface soils and ground water conditions between or beyond our test pits. Project No. 11-114-01 Page 3 SIJI Northwest LLC SITE EVALUATION General August 11, 2011 Review of USDA soil survey mapping of the site vicinity (see Figure 1) indicates the site to be near a contact between Indianola soils (InC) and Alderwood (AmC) soils just south of the site. The Indianola soils are described as loamy fine sand to 30 inches and sand from 30 to 60 inches. The Alderwood soils are described as gravelly sandy loam to 26 inches and very gravelly sandy loam from 26 to 60 inches. Review of published geologic mapping of the site vicinity indicates surface soils at the site to be glacial till (Qt) but nearby areas are mapped as recessional outwash sand and gravel (Qys and Qyg) that were deposited following the most recent glaciation (Vashon) which covered the Puget Sound area about 13,500 to 15,000 years ago. Supplemental research of previous subsurface explorations within the Qt mapped site vicinity indicated natural subsoils consisting of sand and gravel to depths up to 30+ feet and ground water levels greater than 20 feet. Storm Water Infiltration System Based on our review of soil mapping and research of subsurface boring data, we conclude that the subsoils in the site vicinity are predominately sand and gravel materials which are consistent with the gravelly sand soils encountered in our test pits. In our opinion the upper natural gravelly sand soils at the site are suitable for on-site infiltration in accordance with Section 0.2.2.2 of the 2009 KCSWDM which requires infiltration trenches be located within coarse sands and cobbles or medium sands. The deeper natural soils are similar in texture to the upper soils but are very dense/hard due to glacial consolidation and are therefore are expected to be less permeable than the upper soils. Infiltration trenches should penetrate through existing fill (or new fill) into the upper natural weathered gravelly sand soils at the site but the base of the trenches should be kept at least 1 foot above the surface of the deeper very dense/hard cemented natural soils (generally encountered at depths below about 5.5 feet in our explorations) per the requirements of Section 0.2.2.2 of the 2009 KCSWDM. Design of the storm water infiltration system should be in general accordance with Appendix C of the 2009 KCSWDM which has been adopted by the City of Renton. Section 0.2.2.3 of the 2009 KCSWDM requires at least 20 feet of infiltration trench length per 1000 square feet of impervious surface for trenches located within coarse sands and cobbles and at least 30 feet of infiltration trench length per 1000 square feet of impervious surface for trenches located within medium sands. Based on the grain size analyses results of Figure A-3, the natural soils contain about 20 to 45 percent gravel and coarse sand and about 55 to 80 percent of fine to medium sand and silt. Considering the grain size analyses results, in our opinion the natural site subsoils more Project No. 11-114-01 page 4 SIJI Northwest LLC August 11, 2011 closely resemble medium sands than coarse sand and cobbles, therefore we recommend that the infiltration system be designed to provide at least 30 feet of infiltration trench length per 1000 square feet of impervious surface per the Section C.2.2.3 design criteria for medium sands. Considering the permeable nature and generally low moisture content of the upper natural soils and the minor amount of soil color mottling observed in our explorations, the risk of high ground water levels is considered to be low, however a temporary high ground water level would limit site infiltration. We recommend that the infiltration system(s) include an overflow outlet to surface dispersion per the 2009 KCSWDM. Final grades around the structures in general should be sloped to drain away from the structure and dispersed storm flow should not be directed towards the structures. The storm water system must include adequate de -silting to remove suspended fines from the water. Silt deposition from dirty storm water will reduce the infiltration capability of the system. Periodic cleaning of the de -silting system should be performed to maintain the system capability. In the area of the proposed permeable surface paving, the existing silty sand fill overlying the natural soils should be removed and replaced with imported free draining compacted structural fill to provide suitable subgrade support and to allow water passing through the permeable pavement to infiltrate into the natural subsoils. Plan Review This report has been prepared to aid in the evaluation of this site and to assist the owners and their consultants in the design and construction of the project. It is recommended that this office be provided the opportunity to review the final design drawings and specifications to determine if the recommendations of this report have been properly implemented and to make any supplemental design recommendations which may be required. Project No. 11-114-01 page 5 SIJI Northwest LLC CLOSURE August 11, 2011 This report was prepared for specific application to the subject site and for the exclusive use of SIM Northwest LLC and their representatives. The findings and conclusions of this report were prepared with the skill and care ordinarily exercised by local members of the geotechnical profession practicing under similar conditions in the same locality. We make no other warranty, either express or implied. Variations may exist in site conditions between those described in this report and actual conditions encountered during construction. Unanticipated subsurface conditions commonly occur and cannot be prevented by merely making explorations and performing reconnaissance. Such unexpected conditions frequently require additional expenditures to achieve a properly constructed project. If conditions encountered during construction appear to be different from those indicated in this report, our office should be notified. Respectfully submitted, GEOSPECTRUM CONSULTANTS, INC. ua"-dr " A James A. Doolittle' Principal Engineer Encl: Figures 1 and 2 Appendix A Dist: 2/Addressee Project No. 11-114-01 Page 6 WR : MIN. . . . . . . . . . . . . . . . . -:.7 GEOSPECTRUM CONSULTANTS, INC. M1:i:}: OaoYschnlcoJ Englnserfng CYnCJ EvrYh SCJ�ncas C4 W < -j". V/Wd J "— M— M— SITE EXPLORATION PLAN Proposed Residential Infiltration 3001 NE 16th Street Renton, Washington Proj. No. 11-114 Date 8/11figure 2 Go APPENDIX A FIELD EXPLORATION Our field exploration included a site reconnaissance and subsurface exploration program. During the site reconnaissance, the surface site conditions were noted, and the locations of the test pits were approximately determined (see Figure 2). Test pits were excavated using a small trackhoe. Soils were continuously logged and classified in the field by visual examination, in accordance with the ASTM Soil Classification system. Logs of the test pits are presented on the test pit summary sheets A-1 and A-2. The test pit summaries include descriptions of the soils and pertinent field data. Soil consistency and moisture conditions indicated on the logs are interpretations based on the conditions observed in the field. Boundaries between soil strata indicated on the logs are approximate and actual transitions between strata may be gradual. Results of our Grain Size Analyses tests are presented on Figure A-3. TEST PIT NO. 'I Logged by JAD Date: 814111 Elevation_ 380' Depth Blows Class. Soil Description Consistency Moisture Color W(%) Comments 0- 0 Sodgopsoil --loose- slightly FILL 1 SM SM loRe slightly moist brown 8-8 F1 LL Silty Sand fine-med toc. ravel to 3" go., wood & gypsum debris ak�iTiscg' & rootlets & white 6.6 2 2 SW Gravelly SFdd Tendsieum moist dk brn i ht Down 3 gfine-sparse ------------------- dense 3 71 4 5 SW Gravel tpne ' ravecoarse !fi 9 Circ rT l4 6 becomes cemented Maximum depth 6 feet. 7 No ground water encountered. dense! Logged by JAD Date: 814!11 Elevation_ 384+ Depth Blows Class. Soil Description Consistency Moisture Color W(%) Comments 0- - Sodgopsoil --loose- slightly FILL 1 SM Silty nwithacemented fragments dense moist II blown & gypsum debris & white 6.6 2 & abundant roots 3 SW Gravel tpne ' ravecoarse !fi 9 dverrvse l4 4Me wn �ro 3.9 5 6 ....... ................................. becomes cemented .................. hard -- ro - �roivn 7 Maximum depth 6.5 ft. No ground water encountered. GEOSPECTRUM CONSULTANTS, INC. Proposed Residential Infiltration 3001 NE 16th Street Geotechnical Engineering and Earth Sciences Renton, Washington Proj. No. 11-114 Date 8/11 Figure A-1 TEST PIT NO.3 Logged by JAD Date: 814!11 Elevation384+' Depth Blows Class. Soil Description Consistency Moisture Color W(%) Comments Q loose �qht F LL 1 SM SiltySand fine-medi 3" sli I y own wiocc grave9To m is 2 4.4 r dant roots to �: 3 ia Oro ro n SW Gravelly Sand, fine -coarse edium moist 4 nse 1,row 7.8 deense o n 5 & occ. cemented soil & hard ................ gra - n 6ro Maximum depth 6 feet. 7 No ground water encountered. GEOSPECTRUM CONSULTANTS, INC. Proposed Residential Infiltration 3001 NE 16t' Street Geotechnical Engineering and Earth Sciences Renton, Washington Proj. No. 11-114 Date 8111 Figure A-2 10 IIO So 70 C7 cu 00 3 m 50 I.- LZ 40 CL 30 20 10 0 4L , , t r I t Moisture $ Passing 0200 TP -1 2'-4' 7.1 9.6 & TP -2 3'-5' 3.9 2.6 Ej TP -3 3.5'-5' 7.8 8.9 NEWlll IVBY01,„�■191�Ui►�IIINl1■�II� II■■y� ■loau�lll�►�'��IN �IIIIlVIIIII�AIIII■ �NRRI�II�1 I��IYI■��III►�iihl�l■R��III� IA■allllll■Ifl��ll1l�III�III■W�III I�IIIO■19YI���IIIIII■�Afl��iNlll■I� ��011�1■Ill�fl�lll�.�!Alllq�1011111 100 80 50 ro s0 so 10 M !0 0 10 100 10 1.0 0.1 0.01 0.001 GRAIN SIZE IN MILLIMETERS COBBLESCoarse Fine 1coarsR Medium Fine Sift Clay GRAVEL I SAND FINE GRAINFn Si Location Sample Depi:h - Moisture $ Passing 0200 TP -1 2'-4' 7.1 9.6 & TP -2 3'-5' 3.9 2.6 Ej TP -3 3.5'-5' 7.8 8.9 GRAIN SIZE ANALYSES RESULTS GEOSPECMUM CONSULTANTS, INC. Proposed Residential Infiltration 3001 NE 16th Street >�-.. Renton, Washingtoaz �dr4��++�/co! Engln�srins oncJ E�rYf� SGoncvs Proj. No.11-119 Date 8/11 Figure A-3 CAGO TITLE INSURANCE COMPIR 2344 COLOMIA CMMUR, 701 STH AVE SEATTLE, WA 49104 Order No.: 1327045 SHORT PLAT CERTIFICATE Certificate for Filing Proposed Short Plat In the matter of the short plat submitted for your approval, this Company has examined the records of the County Auditor and County Clerk of KING County, Washington, and the records of the Clerk of the United States Courts holding terms in said County, and from such examination hereby certifies that the title to the following described land situate in said KING County, to -wit: SEE SCHEDULE A (NEXT PAGE) VES'T'ED IN: SIDNEY S. RODABAUGH AND TRUDY RODABAUGH, HUSBAND AND WIFE, ALSO APPEARING OF RECORD AS SIDNEY S. RODABOUGH AND TRUDY RODABOUGH, HUSBAND AND WIFE EXCEPTIONS: SEE SCHEDULE B ATTACHED CHARGE: $350.00 TAX: $ 33.25 Records examined to August 8, 2011 at 8:00 A.M. Ey - 11Z 1 DARYL SAVIDIS Title O cer (206) 28-5610 City of Renton t-�'Eanning Division NOV 2 1 N111 SHPIATA/32.5-90(EK CAGO TITLE INSURANCE COMPA% Order No.: 1327045 SHORT PLAT CERTIFICATE SCHEDULE A (Continued) LEGAL DESCRIPTION LOT 1, BLOCK 45, CORRECTED PLAT OF RENTON HIGHLANDS NO. 2, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 57 OF PLATS, PAGE(S) 92 THROUGH 98, INCLUSIVE, IN KING COUNTY, 'WASHINGTON. V W CHICAGO TITLE INSURANCE COMPANY Order No.: 1327045 SHORT PLAT CERTIFICATE SCHEDULE B This certificate does not insure against loss or damage by reason of the following exceptions: GENERAL EXCEPTIONS: A. Defects, liens, encumbrances, adverse claims or other matters, if any, created, fust appearing in the public records or attaching subsequent to the effective date hereof but prior to the date the proposed insured acquires for value of record the estate or interest or mortgage thereon covered by this Commitment. B. Rights or claims of parties in possession not shown by the public records. C. Encroachments, overlaps, boundary line disputes, and any other matters which would be disclosed by an accurate survey and inspection of the premises. D. Easements or claims of easements not shown by the public records. E. Any lien, or right to lien, for contributions to employee benefit funds, or for state workers' compensation, or for services, labor, or material heretofore or hereafter furnished, all as imposed by law, and not shown by the public records. F. Liens udder the Workmen's Compensation Act not shown by the public records. G. Any service, installation, connection, maintenance or construction charges for sewer, water, electricity or garbage removal. H. General taxes not now payable; matters relating to special assessments and special levies, if any, preceding or in the same becoming a lien. I. Reservations or exceptions in patents or in Acts authorizing the issuance thereof; Indian tribal codes or regulations, Indian treaty or aboriginal rights, including easements or equitable servitudes. J. Water rights, claims, or title to water. K. THIS REPORT IS ISSUED AND ACCEPTED UPON THE UNDERSTANDING THAT THE LIABILITY OF THE COMPANY SHALL NOT EXCEED ONE THOUSAND DOLLARS($1000.00). S14P1A18J03U04/mc r'llrA r_ rrrTT V I NTCT YU w Vf'v Y-r111AP 6 TN B c IiICAGO TITLE INSURANCE COMP Order No.: 1327045 SHORT FLAT CERTIFICATE SCHEDULE B (Continued) EXCEPTIONS 1. RIGHT OF THE PUBLIC TO MAKE NECESSARY SLOPES FOR CUTS OR FILLS UPON SAID PREMISES IN THE REASONABLE ORIGINAL GRADING OF STREETS, AVENUES, ALLEYS AND ROADS AS DEDICATED IN THE PLAT OF CORRECTED PLAT OF RENTON HIGHLANDS NO. 2. 2. GENERAL AND SPECIAL TAXES AND CHARGES, PAYABLE FEBRUARY 15, DELINQUENT IF FIRST HALF UNPAID ON MAY 1, SECOND HALF DELINQUENT IF UNPAID ON NOVEMBER 1 OF THE TAX YEAR {AMOUNTS DO NOT INCLUDE INTEREST AND PENALTIES}: YEAR: TAX ACCOUNT NUMBER: LEVY CODE: ASSESSED VALUE -LAND: ASSESSED VALUE -IMPROVEMENTS: GENERAL & SPECIAL TAXES: 2011 722780-1475-09 2100 $ 156,000.00 $ 73,000.00 BILLED: $ 2,809.01 PAID: $ 1,404.51 UNPAID: $ 1,404.50 3. DEED OF TRUST AND THE TERMS AND CONDITIONS THEREOF: GRANTOR: TRUSTEE: BENEFICIARY: AMOUNT: DATED: RECORDED: RECORDING NUMBER: LOAN NUMBER: SIDNEY S. RODABOUGH AND TRUDY RODABOUGH, HUSBAND AND WIFE FIDELITY NATIONAL TITLE COMPANY OF WASHINGTON, A WASHINGTON CORPORATION MORTGAGE ELECTRONIC REGISTRATION SYSTEMS, INC. AS NOMINEE FOR GUILD MORTGAGE COMPANY, A CALIFORNIA CORPORATION $ 176,250.00 MAY 11, 2011 MAY 17, 2011 20110517001333 142-2000526 THE AMOUNT NOW SECURED BY SAID DEED OF TRUST AND THE TERMS UPON WHICH THE SAME CAN BE DISCHARGED OR ASSUMED SHOULD BE ASCERTAINED FROM THE HOLDER OF THE INDEBTEDNESS SECURED. n 4. THE LEGAL DESCRIPTION IN THIS CERTIFICATE IS BASED ON INFORMATION PROVIDED WITH THE APPLICATION AND THE PUBLIC RECORDS. THE PARTIES RECEIVING THIS CERTIFICATE MUST NOTIFY THE TITLE INSURANCE COMPANY IF THE DESCRIPTION DOES NOT CONFORM TO THEIR EXPECTATIONS. ! T_TTn A r_n 'T'VM 0 TMOT 7D A A7f^C OnhjrD A XTV WCAGO TITLE INSURANCE COMP Order No.: 1327045 SHORT PLAT CERTIFICATE SCHEDULE B (Continued) EXCEPTIONS s NOTE l: EFFECTIVE JANUARY 1, 1997, DOCUMENT FORMAT AND CONTENT REQUIREMENTS HAVE BEEN IMPOSED BY WASHINGTON LAW. FAILURE TO COMPLY WITH THE FOLLOWING REQUIREMENTS MAY RESULT IN REJECTION OF THE DOCUMENT BY THE COUNTY RECORDER OR IMPOSITION OF A $50.00 SURCHARGE. FOR DETAILS OF THESE STATEWIDE REQUIREMENTS PLEASE VISIT THE KING COUNTY RECORDER'S OFFICE WEBSITE AT WWW.XINGCOUNTY.GOV/BUSINESS/RECORDERS.ASPX AND SELECT ONLINE FORMS AND DOCUMENT STANDARDS. THE FOLLOWING MAY BE USED AS AN ABBREVIATED LEGAL DESCRIPTION ON THE DOCUMENTS TO BE RECORDED TO COMPLY WITH THE REQUIREMENTS OF RCW 65.04. SAID ABBREVIATED LEGAL DESCRIPTION IS NOT A SUBSTITUTE FOR A COMPLETE LEGAL DESCRIPTION WHICH MUST ALSO APPEAR IN THE BODY OF THE DOCUMENT: LOT 1, BLOCK 45, VOLUME 57 OF PLATS, PAGE 92. END OF SCH13DULE B SHKATMi12,12-90/EK MJTr A f- C% 71M V THTC? TD A wiry rnllAne XrV IICAGO TITLE INSURANCE COMP Order Na,: 1327045 SHORT PLAT CERTIFICATE SCHEDULE B (Continued) EXCEPTIONS x THE FOLLOWING PARTIES HAVE BEEN SENT A COPY OF THIS CERTIFICATE: ENCOMPASS RAIMA HOLMBERG TREDDING@ENCOMPASSES.NET TOM REDDING E/1 JAMES HOWTON JIMHJIM111@COMCAST.NET E/1 SHP1ATM/1212.90/EK rvir'Ar:n'rM F rn:csrV AWrr: r'nMPATTV Return Address: City Clerk's Office City of Renton 1055 South Grady Way Renton, WA 98055 sentoll �,l.ann+riq Dlvl -,o o 21 2411 VED DEED OF DEDICATION Property Tax Parcel Number: 722780-1475 Project File #:LUA-00-000-SHPL Street Intersection: NE 96th & Jefferson Ave NE Reference Number(s) of Documents assigned or released: Additional reference numbers are on page Grantor(s): Grantee(s)- 1. Sidney & Trudy Rodabau h 1. City of Renton, a Municipal Corporation LEGAL DESCRIPTION: (Abbreviated or full legal must go here. Additional legal on page 2 } THAT PORTION OF LOT l BLOCK 45 OF CORRECTED PLAT O RENTON HIGHLANDS NO, 2 AS PER PLAT RECORDED IN VOLUME 57 OF PLATS ON PAGES 92 THROUGH 98, INCLUSIVE RECORDS OF KING COUNTY, WASHINGTON The Grantor, for and in consideration of mutual benefits conveys, quit claims, dedicates and donates to the Grantee(s) as named above, the above described real estate situated in the County of King, State of Washington 1N WITNESS WHEREOF, I have hereunto set my hand and Seal the day and year as written below. Approved and Accented Bv: Grantor(s): Grantee(s): City of Renton Mayor, Denis Law City Clerk, Bonnie Walton INDIVIDUAL FORM OF STATE OF WASHINGTON ) SS ACKNOWLEDGMENT COUNTY OF KING 1 certify that I know or have satisfactory evidence that Notary Seal must be within box signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. Notary Public in and for the State of Washington Notary (Print) My appointment expires: Dated: R -O -W DeedoMedication.DOC Page I INDIVIDUAL FORM OF ACKNOWLEDGMENT Notary Seal must be within box STATE OF WASHINGTON ) SS COUNTY OF KING ) 1 certify that 1 know or have satisfactory evidence that signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument Notary Public in and for the State of Washington Notary (Print) My appointment expires: Dated: REPRESENTATIVE FORM OF ACKNOWLEDGMENT Notary Seal must be within box STATE OF WASHINGTON } SS COUNTY OF KING ) I certify that I know or have satisfactory evidence that signed this instrument, on oath stated that he/shelthey was/were authorized to execute the instrument and acknowledged it as the and of to be the free and voluntary act of such party/panties for the uses and purposes mentioned in the instrument. Notary Public in and for the State of Washington Notary (Print) My appointment expires: Dated: CORPORATE FORM OF A CKNOWLEDGMENT Notary Seal must be within box STATE OF WASHINGTON ) SS COUNTY OF KING On this day of , 19____`, before me personally appeared to me known to be of the corporation that executed the within instrument, and acknowledge the said instrument to be the free and voluntary act and deed of said corporation, for the uses and purposes therein mentioned, and each on oath stated that he/she was authorized to execute said instrument and that the seal affixed is the corporate seal of said corporation. Notary Public in and for the State of Washington Notary (Print) My appointment expires: Dated: R -O -W 1?eedotDedication.D0C Page 2 Project: LUA-00-000-SHPL Exhibit A WO# Legal Description PID GRANTOR; Sidney & Trudy Rodabaugh Street: NE 165t & Jefferson Ave NE RIGHT-OF-WAY DEED THAT PORTION OF LOT I BLOCK 45 OF CORRECTED PLAT OF RENTON HIGHLANDS NO. 2 AS PER PLAT RECORDED IN VOLUME 57 OF PLATS ON PAGES 92 THROUGH 98, INCLUSIVE RECORDS OF KING COUNTY, WASHINGTON DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHWEST CORNER OF SAID LOT I AND PROCEEDING ALONG THE SOUTII LINE OF LOT I SOUTH 88-52'14" EAST 4.00 DEET; THENCE NORTH 0-37'12" WEST 84.41 FEET; THENCE ALONG A CURVE TO THE RIGHT HAVING A RADIUS OF 15.00 FEET AND A CENTRAL ANGLE OF 88037'58" ALONG AN ARC DISTANCE 23,20 FEET TO THE SOUTHERLY MARGIN OF NE 16 T11 ST.; THENCE ALONG SAID SOUTHERLY MARGIN ALONG A CURVE TO THE RIGHT HAVING A TANGENT BEARING SOUTH 88°00'46" WEST, A RADIUS OF 383.29 FEET AND A CENTRAL ANGLE OF 2047'13" ALONG AN ARC DISTANCE OF 18.64 FEET TO THF EASTERLY MARGIN OF JEFFERSON AVENUE NE; THENCE ALONG SAID EASTERLY MARGIN SOUTH 0037'12" EAST 99.29 FEET TO THE TRUE POINT OF BEGINNING. R -O -W DeedoFDedication. DOC Page 3 r MAP EXHIBIT N.E. 16TH STREET I L=1 p5.26 L=18. 64 R=383'29 5044 R=383.29 A =2°47'13" �. 'L 4 25' Ld fz Q LU U - LL LLr n I � o p 5 10 24 = -� �— 4' STREET DEDICATION SCALE 1" 20' Lu ' N inn OM , b 4.40' S88°52 `i 4 E �" - S88°52'14" E AFFIDAVIT OF INSTALLATION OF PUBLIC INFORMATION SIGN 111 City of Renton Planning Division ' Ojq° or. �� Rent., 1055 South Grady Way, Renton, WA 98057 f }r�rr�. 1..), -vi - �,� Phone: 425-430-7200 Fax: X425-430-7231 MOV 2 f z0; STATE OF WASHINGTON ) COUNTY OF KING ---�AL�al [ ( lL +—�CQ L L17C� h being first duly sworn on oath, deposes and says: 1. On the �Ar day of 8.1©�L�M�, �2Q4 installed public information sign(s) and plastic flyer box on the property located at for the following project: Project name Owner Name 2. 1 have attached a copy of the neighborhood detail map marked with an "X" to indicate the location of the installed sign. 3. This/these public information sign(s) wastwere constructed and installed in locations in conformance with the requirements of Ch r 7 Title 4 of Renton Municipal Code and the City's "Public Information SigF9 I o�qpackage. SUBSCRIBED AND SWORN to C :1UsersUimlAppDatalLucallTemp1puhsign,doc re ire�this 11,1'day of NU 7 , 20 i NOTARY'15UBLIC in and fqr the ttate of Washington, residing at N1 ILI-f i IIU,A . My commission expires on -3- 03/08 00 L U) LO co � Q W (U LL - W m LU 4j -v O cam � Ll. (J) �E co O N 0 _C 0 U z LO �. ,�., E-- z E a L o LL1 L Z Z` W ° m o n U) LL � .. -,j� LL ©� 0 a� a O .� Z ] m t� Q, in F- Q U r 0� E • ui U) (0LOO rn00 V! z c a n LL LL � U) Q J 6 CO o a = a�� oo� U Ci 0 w F z 0 a �. z W 0 s ,� t- w rn v0 � 0 o �� a a) CL 0 0)z �, �, a .0 o".Co m a) Q v Qzla z Z Q +r 'Z7 m O U of p �< 04-.1 ci cit a 0 0r. � E �c AFFIDAVIT OF INSTALLATION OF PUBLIC INFORMATION SIGN ^.�reY OTmenton City atRenfson Running Division PIcaf)nifi( 1055 South Gfedy Way, Renton, WA 9957 Phone. 425-430-7200 Fax 425-4347231 NOV 21 r STATE OF WASHINGTON COUNTY OF KING 1 ging first duly swam cin cath, deposes and says: 1. On the day of ! 1 _ 20 ! illstaUed �� publlc information sign(s) and plastic flyer box on tale property locaitec at for the following project, Project txafne Owner Name 2. 1 have attached a copy of the neighborhood detail map merited with an X' to indicate the location of the installed sign. 3. This/these public information sign(s) waslwere constructed and installed in locations it conformance with the requirements of Chapter 7 Title 4 of Renton Muni! Code and the City's "PubEiC Information Signs Installation" handout P l� SUBSCF OED AND SWORN to be�this�day of � �;� "�� '' ' .: 20 NOTARYAUBU inand f She State of Washington, residing at :' L My commission expires on MELANIE S. MOSSHAPT �roTaa T '-U+J C �tsrsu;,riwpp�u�nTemRy,�sts��n.ao� .3- R;s STATE CF :'.e:iH1NGTCN M'V J', xr RFS NOVEMBER 9 2072 Printed: 11-21-2011 Payment Made ITY OF RENTON 1055 S. Grady Way Renton, WA 98055 Land Use Actions RECEIPT Permit#: LUA11-095 11/21/2011 03:24 PM Total Payment: 1,442.00 Current Payment Made to the Following Items: City O A1an.7in9 D �J7tQ�1 sfq1 Receipt Number: Payee: SIJI Northwest LLC Trans Account Code Description Amount 3080 503.000000.004.322 Technology Fee 42.00 5008 000.000000.007.345 Binding Site/Short Plat 1,400.00 Payments made for this receipt Trans Method Description Amount ---------- -------- --------------------------- ----------------- Payment Check 1022 1,442.00 Account Balances Trans Account Code Description Balance Due --------------- ------ 3021 ------------------ 303.000000.020.345 ------------------------------ Park Mitigation Fee .00 3080 503.000000.004.322 Technology Fee .00 3954 650.000000.000.237 Special Deposits .00 5006 000.000000.007.345 Annexation Fees .00 5007 000.000000.011.345 Appeals/Waivers .00 5008 000.000000.007.345 Binding Site/Short Plat .00 5009 000.000000.007.345 Conditional Use Fees .00 5010 000.000000.007.345 Environmental Review .00 5011 000.000000.007.345 Prelim/Tentative Plat .00 501.2 000.000000.007.345 Final Plat .00 5013 000.000000.007.345 PUD .00 5014 000.000000.007.345 Grading & Filling Fees .00 5015 000.000000.007.345 Lot Line Adjustment .00 5016 000.000000.007.345 Mobile Home Parks .00 5017 000.000000.007.345 Rezone .00 5018 000.000000.007.345 Routine Vegetation Mgmt .00 5019 000.000000.007.345 Shoreline Subst Dev .00 5020 000.000000.007.345 Site Plan Approval .00 5021 000.000000.007.345 Temp Use, Hobbyk, Fence .00 5022 000.000000.007.345 Variance Fees .00 5024 000.000000.007.345 Conditional Approval Fee .00 5036 000.000000.007.345 Comprehensive Plan Amend .00 5909 000.000000.002.341 Booklets/EIS/Copies DO 5941 000.000000.007.341 Maps (Taxable) .00 5998 000.000000.000.231 Tax .00 R1104710 Remaining Balance Due: $0.00 • Myrica callfornlca #�aclflc Wax Myrtle FULL COMPACT I r o- J L..:. n ... �. �� r,� a}. F I I[ I i- r~ n n n a A r,T II �' DETAIL REINFORCED RUBBER HOSE OR VINYL W/16 GA. WIRE TIES DETAIL 2" MAX: PRUNE DISEASED AND PRUNE DISEASED AND BROKEN BRANCHES BROKEN BRANCHES HOSE AND WIRE TIES, SPECIFIED TREE STAKE(S) SEE DETAIL ABOVE HOSE &WIRE TIES, STATE OF INSTALL "TREE BOOT" OR SEE DETAIL ABOVE _ ., SPECIFIED TREE ' STAKE(S) WASHINGTON ARBORGARD IN LAWN AREAS. REMOVE BINDING TWINE & TOP _ w� 1/3 OF BURLAP. REGISTERED REMOVE BINDING MATERIAL AND p w PLANT TREE 1 --2 HIGHER _ TOP 1 3 OF BURLAP LANDSCAPE ARCHITECT cy THAN 114 NURSERY 2 SETTLED DEPTH WITH SPECIFIED MULCH w r- ¢ ui WATERING BASIN FERTILIZER TABLETS WATERING BASIN (4-21 GRAM -20-10-5) N 2" SETTLED DEPTH BRUCE CAMERON LANE FINISH GRADE WITH SPECIFIED MULCH CERTIFICATE No. 375 SPECIFIED PLANTING SOIL :,,.:� • :v.. .'. / ::..v.; SCARIFY PLANTING PITS SPECIFIED AMENDED BACKFILL .. s�., :. K., I . . . . . = I SOIL MOUND ,:Y �<5.: \� FERTILIZER TABLETS 12" MIN. FOR WOOD ..`5�,..s.,., ..1 .. ^ rn STAKES & 18 FOR REBAR f/� SCARIFY PIT SIDES AND BOTTOM i N 13" MIN. 2x ROOTBALL WIDTH IN HEAVY I SOILS AUGER 8"x6' DEEP 000 HOLE (OR THROUGH HARDPAN) FILL FIRM NATIVE SOIL MOUND 00 WITH CRUSHED ROCK. VERIFY GOOD V N DRAINAGE PRIOR TO PLANTING. 2x ROOTBALL WIDTH N 00 TREE PLANTING 8c . STAKING DETAIL CONIFEROUS TREE PLANTING AND STAKING DETAIL NOT TO SCALE NOT TO SCALE c;Z+ PLANT 1 HIG IN NURSERY FINISH GRADE "RUNE DISEASED AND 3ROKEN BRANCHES REMOVE TOP 1/3 OF BURLAP ?" SETTLED DEPTH OF - - 3PECIFIED MULCH ERTILIZER . TABLETS/SPECS SPECIFIED. AMENDED BACKFILL ;OMPACT AND WATER THOROUGHLY _IRM NATIVE SOIL MOUND SHRUB PL-ANTING -DE-TA-11L­­--­ NOT TO SCALE LANDSCAPE NOTES. 1. CONTRACTOR SHALL BE RESPONSIBLE FOR FAMILIARIZING THEMSELVES WITH ALL OTHER SITE IMPROVEMENTS AND CONDITIONS PRIOR TO STARTING LANDSCAPE WORK. 2. CONTRACTOR SHALL USE CAUTION WHILE EXCAVATING TO AVOID DISTURBING ANY UTILITIES ENCOUNTERED. CONTRACTOR IS T0. PROMPTLY ADVISE OWNER OF ANY DISTURBED UTILITIES. (LOCATION SERVICE PHONE: 1-800-424--5555) 3. CONTRATOR SHALL MAINTAIN AND WATER ALL PLANT MATERIAL FOR 1 YEAR OR UNTIL FINAL INSPECTION AND ACCEPTANCE BY OWN['*R. 4. CONTRACTOR SHALL BE RESPONSIBLE FOR COMPUTING SPECIFIC QUANTITIES OF GROUND COVERS AND PLANT MATERIALS UTILIZING ON -CENTER SPACING FOR PLANTS AS STATED ON THE LANDSCAPE PLAN AND MINIMUM PLANTING DISTANCES AS SPECIFIED BELOW IN THESE NOTES. 5. GROUND COVERS SHALL BE PLANTED IN AN EQUILATERAL TRIANGULAR SPACING PATTERN AT THE ON --CENTER DISTANCES SHOWN ON THE PLAN OR IN THE PLAN SCHEDULE. WHERE GROUND COVER ABUTS CURBING, SIDEWALKS, SIGNS OR POLES, MINIMUM PLANTING DISTANCES SHALL BE 12 FROM CENTER OF PLANT TO CURB, SIDEWALK, ETC. MINIMUM PLANTING DISTANCE- SHALL BE 24" FROM CENTER OF TREES AND SHRUBS. 6. CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING THE QUANTITIES OF PLANTS THAT ARE REPRESENTED BY SYMBOLS ON THE DRAWINGS. 7. SUBGRADE IS TO BE WITHIN 1 /10TH OF ONE FOOT AS PROVIDED BY OTHERS. ALL PLANTING AREAS TO. BE CLEARED OF ALL CONSTRUCTION MATERIAL AND ROCKS AND STICKS LARGER THAN 2 IN DIAMETER. 8. NEW BED AND LAWN AREAS, AS SHOWN ON THE PLANS, SHALL RECEIVE A MINIMUM OF 2" DEPTH "3 -WAY" TOPSOIL THEN ROTOTILLED TO A DEPTH OF 6 THEN AN ADDITIONAL 4" MINIMUM OF TOPSOIL IN ALL NEW BED AREAS AND 2" IN LAWN AREAS. 9. ALL BEDS TO RECEIVE A MINIMUM OF 3" FINE FIR BARK. 10. ALL PLANT MATERIAL SHALL BE FERTILIZED WITH AGRO TRANSPLANT FERTILIZER 4-2-2 PER MANUFACTURERS RECOMMENDATIONS. 11. ALL PLANT MATERIAL SHALL CONFORM TO -AAN STANDARDS FOR NURSERY STOCK, LATEST EDITION. ANY REPLACEMENTS MADE AT ONCE. .A. GENERAL: ALL PLANT MATERIALS FURNISHED SHALL BE HEALTHY REPRESENTATIVES, TYPICAL OF THEIR SPECIES OF VARIETY AND SHALL HAVE A NORMAL HABIT OF GROWTH. THEY SHALL BE FULL, WELL ---BRANCHED, WELL-- PROPORTIONED, AND HAVE A VIGOROUS, WELL-DEVELOPED ROOT SYSTEM. ALL PLANTS SHALL BE HARDY UNDER CLIMATIC CONDITIONS SIMILAR TO THOSE IN THE LOCALITY OF THE PROJECT. B. TREES, SHRUBS, AND GROUNDCOVERS: QUANTITIES, SPECIES, AND VARIETIES, SIZES AND CONDITIONS AS SHOWN ON THE PLANTING PLAN. PLANTS TO BE HEALTHY, VIGOROUS; WELL -FOLIATED WHEN IN LEAF. FREE OF DISEASE, INJURY, INSECTS, DECAY, HARMFUL DEFECTS, AND ALL WEEDS. NO SUBSTITUTIONS SHALL BE MADE WITHOUT WRITTEN APPROVAL FROM LANDSCAPE ARCHITECT OR OWNER. 12. CONTRACTOR TO PROVIDE A ONE --YEAR WARRANTY ON ALL INSTALLED PLANT MATERIAL. rUn � A �a za CC3 w u w w H d- w M LANDSCAPE NOTES. 1. CONTRACTOR SHALL BE RESPONSIBLE FOR FAMILIARIZING THEMSELVES WITH ALL OTHER SITE IMPROVEMENTS AND CONDITIONS PRIOR TO STARTING LANDSCAPE WORK. 2. CONTRACTOR SHALL USE CAUTION WHILE EXCAVATING TO AVOID DISTURBING ANY UTILITIES ENCOUNTERED. CONTRACTOR IS T0. PROMPTLY ADVISE OWNER OF ANY DISTURBED UTILITIES. (LOCATION SERVICE PHONE: 1-800-424--5555) 3. CONTRATOR SHALL MAINTAIN AND WATER ALL PLANT MATERIAL FOR 1 YEAR OR UNTIL FINAL INSPECTION AND ACCEPTANCE BY OWN['*R. 4. CONTRACTOR SHALL BE RESPONSIBLE FOR COMPUTING SPECIFIC QUANTITIES OF GROUND COVERS AND PLANT MATERIALS UTILIZING ON -CENTER SPACING FOR PLANTS AS STATED ON THE LANDSCAPE PLAN AND MINIMUM PLANTING DISTANCES AS SPECIFIED BELOW IN THESE NOTES. 5. GROUND COVERS SHALL BE PLANTED IN AN EQUILATERAL TRIANGULAR SPACING PATTERN AT THE ON --CENTER DISTANCES SHOWN ON THE PLAN OR IN THE PLAN SCHEDULE. WHERE GROUND COVER ABUTS CURBING, SIDEWALKS, SIGNS OR POLES, MINIMUM PLANTING DISTANCES SHALL BE 12 FROM CENTER OF PLANT TO CURB, SIDEWALK, ETC. MINIMUM PLANTING DISTANCE- SHALL BE 24" FROM CENTER OF TREES AND SHRUBS. 6. CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING THE QUANTITIES OF PLANTS THAT ARE REPRESENTED BY SYMBOLS ON THE DRAWINGS. 7. SUBGRADE IS TO BE WITHIN 1 /10TH OF ONE FOOT AS PROVIDED BY OTHERS. ALL PLANTING AREAS TO. BE CLEARED OF ALL CONSTRUCTION MATERIAL AND ROCKS AND STICKS LARGER THAN 2 IN DIAMETER. 8. NEW BED AND LAWN AREAS, AS SHOWN ON THE PLANS, SHALL RECEIVE A MINIMUM OF 2" DEPTH "3 -WAY" TOPSOIL THEN ROTOTILLED TO A DEPTH OF 6 THEN AN ADDITIONAL 4" MINIMUM OF TOPSOIL IN ALL NEW BED AREAS AND 2" IN LAWN AREAS. 9. ALL BEDS TO RECEIVE A MINIMUM OF 3" FINE FIR BARK. 10. ALL PLANT MATERIAL SHALL BE FERTILIZED WITH AGRO TRANSPLANT FERTILIZER 4-2-2 PER MANUFACTURERS RECOMMENDATIONS. 11. ALL PLANT MATERIAL SHALL CONFORM TO -AAN STANDARDS FOR NURSERY STOCK, LATEST EDITION. ANY REPLACEMENTS MADE AT ONCE. .A. GENERAL: ALL PLANT MATERIALS FURNISHED SHALL BE HEALTHY REPRESENTATIVES, TYPICAL OF THEIR SPECIES OF VARIETY AND SHALL HAVE A NORMAL HABIT OF GROWTH. THEY SHALL BE FULL, WELL ---BRANCHED, WELL-- PROPORTIONED, AND HAVE A VIGOROUS, WELL-DEVELOPED ROOT SYSTEM. ALL PLANTS SHALL BE HARDY UNDER CLIMATIC CONDITIONS SIMILAR TO THOSE IN THE LOCALITY OF THE PROJECT. B. TREES, SHRUBS, AND GROUNDCOVERS: QUANTITIES, SPECIES, AND VARIETIES, SIZES AND CONDITIONS AS SHOWN ON THE PLANTING PLAN. PLANTS TO BE HEALTHY, VIGOROUS; WELL -FOLIATED WHEN IN LEAF. FREE OF DISEASE, INJURY, INSECTS, DECAY, HARMFUL DEFECTS, AND ALL WEEDS. NO SUBSTITUTIONS SHALL BE MADE WITHOUT WRITTEN APPROVAL FROM LANDSCAPE ARCHITECT OR OWNER. 12. CONTRACTOR TO PROVIDE A ONE --YEAR WARRANTY ON ALL INSTALLED PLANT MATERIAL. z a D ca t AUG 2010 S C C1 I e AS SHOWN Drawn BCL. Jab 1 4— 201 1 She t A�2 Of.2 Sheets �a za 0 w w w z a D ca t AUG 2010 S C C1 I e AS SHOWN Drawn BCL. Jab 1 4— 201 1 She t A�2 Of.2 Sheets STAPLE l TREE' Z"CHAINLOCK" II DETAIL 2" MAX, PRUNE DISEASED AND BROKEN BRANCHES SPECIFIED TREE STAKE(S) "CHAINLOCK" 1= INSTALL "TREE BOOT" OR SEE DETAIL ABOVE _ "ARBORGARD" IN LAWN AREAS.. REMOVE BINDING TWINE & TOP Lu 1/3 OF BURLAP. 0 PLANT TREE 1 2" HIGHER THAN IN NURSERY 2" SETTLED DEPTH WITH SPECIFIED MULCH � � cv o_ - a WATERING BASIN FERTILIZER TABLETS (4•-�21 GRAM -20-10-5) " Rl 18" x 48" ROOT GUARD ADJACENT TRLES TO BE 18 x 48 ROOT GUARD ADJACENT 70 CURBS AND SIDEWALKS TO CURBS AND SIDEWALK SCARIFY PLANTING PIT SPECIFIED PLANTING SOIL SIDES AND BOTTOM UNDISTURBED GROUND 6" DEEP, FIRM, NATIVE 12" MIN. FOR WOOD ♦ // SOIL MOUND STAKES & 18" FOR REBAR• CONCRETE 51D 2x ROOTBALL WIDTH IN HEAVY SOILS, AUGER 8"x6' DEEP HOLE (OR THROUGH HARDPAN) FILL WITH CRUSHED ROCK. VERIFY GOOD EX15TING LAWN DRAINAGE PRIOR TO PLANTING.. STREET TREE- PLANTING & STAKING DETAIL NEW 51DEWALK NOT TO SCALE / NEW 6' PLANTER NEW LAWN STREET TREES — .5EE DETAIL TI115 5HEET FIRE HYDRANT OR SIDEWALK NEXT TO VERTICAL. Cl UTILITY POLE 5, MIN. ez t Q 10' MIN. 50' MIN. LUMINAIRE \ ' J rnir• $ PLANTING STRIP NOTE 1. NOTES. - 1 . OTES..1. TREES SHALL GENERALLY BE PLANTED BACK OF THE SIDEWALK. STRIPS WILL BE APPROVED ONLY AS PART OF A PLANTIN LANDSCAPING PLAN IN WHICH PLANT MAINTENANCE, COMPATIBILITY WITH UTILITIES; AND TRAFFIC SAFETY ARE DULY CONSIDERED. 2. IF PLANTING STRIPS ARE .APPROVED: A. MIN. DISTANCE FROM CENTER OF ANY TREE TO NEAREST EDGE OF VERTICAL CURB SHALL BE 4 FEET. B.. TREES SHALL BE STAKED IN A MANNER NOT TO OBSTRUCT SIDEWALK TRAFFIC. C. IN CASE OF BLOCK—OUTS, MIN. CLEAR SIDEWALK WIDTH SHALL BE 5 FEET IN RESIDENTIAL OR 8 FEET IN BUSINESS DISTRICTS. 3. ON BUS ROUTES, PLANS SHALL BE' COORDINATED WITH METRO SERVICE PLANNING. PHONE 684--1622. VERTICAL CURB LINE AT INTERSECTION ENTRY 51DEWALK TREE5 TO BE RE T`!PICAL LANDSCAPE PLAN SCALE 111=10' 0" TREE5 TO REMAIN =AW 15 911EET NEW 8' PLANTER STRIP NEW 51DEWALK TO REMAIN 35 REMAIN INFIL TRA TION TRENCH, T YP. NORTH 4 Of Renton Planning division NOV, 21 1011 aL�Gc'CK'V�/L�D >, o m N { I Q r C O QJ C � STATE OF WASHINGTON REGISTERED. LANDSCAPE ARCHITECT BRUCE CAMERON LANE CERTIFICATE No. 375 40J.cld. M N i i 0000 00 U U N v-� Q 00 Ct3 Q z � Q CCS w u w H M zw N N TO 0 V1 V r� w W V1 D a t e ALJra. 201 1 _ S C a I e AS SHOWN Drawn BCL Job 1 4— 201 1 S e e t A� of. 2 Sheets m r— z N 7 Q CV � UQ 0 0) 06 ; � l = z Z D LJJ� w��©'� zW�=u' (} z a• zLo w � r w� o� p = J N za= r6l�v 4 � zg 11 CHERRY TREE ,�j �. 8 w >w a aLL. 0 o C_ l w 03IA930j3toj U7 19 'AON uolSInr(] .6UPUeld U04ugH10 A413 TREE LEGEND CEDAR TREE TREE TO BE REMOVED JEFFERSON G,,..—ADE SHORT P1,AT C.oR.,sg A PORTION OF THE S.W. 1/4 OF SECTION 04., T.23N, R.05E, W.M. pos;�;�ZE E;�,�RSE�r;o„ CITY OF RENTON. STATE OF WASHINGTON OF izTM smccr & EOMONos AVE NE GAS MAIN 0 0000 —�� 15' CURBCUT/DRIVEWAY �--- ��—� ENTRANCE _�_ ---- ��- NEW CURB, NEW 8' PLANTER STRIP c / NEW 5' SIDEWALK _ wooy-''yam! `� _.•'--✓ REMOVE EXISTING CURB -y / d� {1f3 AND SIDEWALK . - -- ---'- -r TREES IN R.O.W. _— s�' r ,.� \tl r ,\ -- TO BE REMOVED, TYP. 6TH �TREE"� "�-; N .E. 5)i xx SD SD CID EXISTI rI, �? 33 4°' YDRANT TRACT A��,'� FOUND 1" IRON PIPE WITH TACK, 0.48'N 0.25'E FIR TREE + •a " Yak --•`-•-- Y r6l�v 4 � MAPLE TREE ;19 CHERRY TREE ,�j �. POPLAR TREE w >w a ' _.__..-- CEDAR TREE TREE TO BE REMOVED JEFFERSON G,,..—ADE SHORT P1,AT C.oR.,sg A PORTION OF THE S.W. 1/4 OF SECTION 04., T.23N, R.05E, W.M. pos;�;�ZE E;�,�RSE�r;o„ CITY OF RENTON. STATE OF WASHINGTON OF izTM smccr & EOMONos AVE NE GAS MAIN 0 0000 —�� 15' CURBCUT/DRIVEWAY �--- ��—� ENTRANCE _�_ ---- ��- NEW CURB, NEW 8' PLANTER STRIP c / NEW 5' SIDEWALK _ wooy-''yam! `� _.•'--✓ REMOVE EXISTING CURB -y / d� {1f3 AND SIDEWALK . - -- ---'- -r TREES IN R.O.W. _— s�' r ,.� \tl r ,\ -- TO BE REMOVED, TYP. 6TH �TREE"� "�-; N .E. 5)i xx SD SD CID EXISTI rI, �? 33 4°' YDRANT TRACT A��,'� FOUND 1" IRON PIPE WITH TACK, 0.48'N 0.25'E UNIT '1 SPACE) �� , i xk b Y- � _ s 25 I a i F. i�t11�'LLX ?� R t1�iAII�I PROPOSED SEWER 25 n LXI � rII � W W1' G' TREE TO BE "�3466 S ) �l b �� � � ' � SERVICE FOR LOT 2 Li RETAINED // yjyy b Y ✓,. S �S Z ���/�� i W v y�� '� 100 LU LU 10, k 4' Ek ID IF %rK cc] To 1 i _ it; I AN .N b •.il b � 's• ,. • w wb a a� 4 �--' � v^ w w w � v v �r �r � r d v '.y •w'1 U �� b .� J "• ." v ,� y v W W w w, ,w b' ev v � � � � � � r •0 I w da w .r i .y r Y v k v .. ;v , W �r v w d ti• b •� b . b. w. '. d W b y f O HOUSE 25.0'X31.33' r. w W, � 9 xle ' ., PAR46I �'WACE8 , b y litY�A FflR'.. LOJTS� - w a NY b W V v W L• b w iq ; ( 783 SQ. FT.) /�, l y ' + x'�6RASWR.E 1',E�W 4.x U_ „ 4' STREET DEDICATION `''� ' W W v•'SJ v W W W' •r x w i+• i+ L GI. LV FF -380.0f g' v°s' wa b L 4 y ,W W ,� rn d' FDECGPS GE .r ' w D A V 'KI r�F" HOUSE NEW CURB 7 ...` �r ��. y , <5 v dr ' W W • d�•. cI Y ' -y .k�.a v 26.537' NEW 8 PLANTER STRIP 230 SQ' �, :d W .. 11 (759 5Q. F T. )NEW 5' SIDEWALK ��5P4F10 4FF_380.0fPROPO ED WATER GN'Rf7o L0�2 z, GARAGE 731 10 DECK 11.Vx2D' METERS REMOVE EXISTING CURB 3 (2 30230 C° H Y v tl a V v W _ —� tA' •S Y - 'L W Y+ u v Y' b u L N N. {+ 0 _AND_ .SIDEWALK __ _ ,cv 4 . '7 HOUSE S T.) CK , w Q W ` ' . • •b N, Y!' v L a 'b •k v 'Y v w W •b ' •b W � �1 /■ ' e 25.0'X31.33' l4... PROPOS D SEWER S ° • (783 SQ. FT.) SET REBAR SERVICE, TYP, °' `U w Y w W I FF=380.Of;" �," ` ' y y W , AND CAP to "t _. W LS# 11332, TYP. _ _ 4'41, c) 00 N A n t :J S 89552'14„E 1 ; 1, 'f.5a' 1 2," rwr� �� V' 0 �1 ` iil 9 in (2) 9'x18' PARKING INFILTRATION .-. HAZARD TREE SPACES FOR DUPLEXNz TRENCH, TYP. FOUND 2" IRON PIPE TREES TO BE UNIT 2 + 9'x18' PARKING `d ? 0.03'N REMOVED TREES TO BE RETAINED UN ACE FOR DUPLEX ' 3.27W v� ,-0 C.O.R. 57 3" BRONZE DISC WITH PUNCH MARK ON A CONC. POST MON. IN THE CONSTRUCTED CENTERLINE OF EDMONDS AVE NE 185' NORTHERLY OF ITS INTESECTION WITH NE 20TH STREET 1488.73' (MEAS.) FOUND MON S89°00'47 EE (MEAS. OPEN SPACE NOS, 1. DOCUMENTS WILL BE RECORDED THAT DEFINE OPEN SPACE EASEMENT AND MAINTENANCE RESPONSIBILITIES. 2. THE OWNERS OF LOTS 1 THROUGH 4 SHALL HAVE UNDIVIDED OWNERSHIP OF TRACT A, AND SHALL JOINTLY BE RESPONSIBLE FOR MAINTENANCE. EARTHWORK QUANTITIES CUT = Of CU. YD. FILL = 70± CU. YD. IMPORT = 70f CU. YD. EXPORT = Of CU, YD. dSZTE.. THE EARTHWORK QUANTITIES SHOWN ARE PRELIMINARY. - EXISTING SIGNIFICANT TREES = 14 => 6 TREES SHOWN TO BE REMOVED TOTAL NUMBER OF TREES TO BE RETAINED ON SITE = 8 TREES SEE LANDSCAPE PLANS FOR OFFSITE AND ONSITE TREE REMOVAL, ONSITE PLANTING PLAN AND STREET TREE TYPE AND LOCATIONS. RECOMMENDED FOR APPROVAL BY BY BY CHECKED FOR COMPLIANCE TO CITY STANDARDS DATE TE O DA z DATE ^�_ + •a " Yak --•`-•-- Y lr:.^..-- r Y- 1'37 •^'_ .... Y� ,�j �. w >w a ' _.__..-- J d V) FOUND 1" IRON PIPE z W Z ' y- _•- - -- s w C) C) 1.21'W 5 'L 0. 4 W W � W . a PROPOSED WATER a \1A , mi 5R44�0 n W � 20.31 METER FOR LOT 2 '5Q" - v —) z � v 1 _y 4b •kms .r av ' 3, UNIT '1 SPACE) �� , i xk b Y- � _ s 25 I a i F. i�t11�'LLX ?� R t1�iAII�I PROPOSED SEWER 25 n LXI � rII � W W1' G' TREE TO BE "�3466 S ) �l b �� � � ' � SERVICE FOR LOT 2 Li RETAINED // yjyy b Y ✓,. S �S Z ���/�� i W v y�� '� 100 LU LU 10, k 4' Ek ID IF %rK cc] To 1 i _ it; I AN .N b •.il b � 's• ,. • w wb a a� 4 �--' � v^ w w w � v v �r �r � r d v '.y •w'1 U �� b .� J "• ." v ,� y v W W w w, ,w b' ev v � � � � � � r •0 I w da w .r i .y r Y v k v .. ;v , W �r v w d ti• b •� b . b. w. '. d W b y f O HOUSE 25.0'X31.33' r. w W, � 9 xle ' ., PAR46I �'WACE8 , b y litY�A FflR'.. LOJTS� - w a NY b W V v W L• b w iq ; ( 783 SQ. FT.) /�, l y ' + x'�6RASWR.E 1',E�W 4.x U_ „ 4' STREET DEDICATION `''� ' W W v•'SJ v W W W' •r x w i+• i+ L GI. LV FF -380.0f g' v°s' wa b L 4 y ,W W ,� rn d' FDECGPS GE .r ' w D A V 'KI r�F" HOUSE NEW CURB 7 ...` �r ��. y , <5 v dr ' W W • d�•. cI Y ' -y .k�.a v 26.537' NEW 8 PLANTER STRIP 230 SQ' �, :d W .. 11 (759 5Q. F T. )NEW 5' SIDEWALK ��5P4F10 4FF_380.0fPROPO ED WATER GN'Rf7o L0�2 z, GARAGE 731 10 DECK 11.Vx2D' METERS REMOVE EXISTING CURB 3 (2 30230 C° H Y v tl a V v W _ —� tA' •S Y - 'L W Y+ u v Y' b u L N N. {+ 0 _AND_ .SIDEWALK __ _ ,cv 4 . '7 HOUSE S T.) CK , w Q W ` ' . • •b N, Y!' v L a 'b •k v 'Y v w W •b ' •b W � �1 /■ ' e 25.0'X31.33' l4... PROPOS D SEWER S ° • (783 SQ. FT.) SET REBAR SERVICE, TYP, °' `U w Y w W I FF=380.Of;" �," ` ' y y W , AND CAP to "t _. W LS# 11332, TYP. _ _ 4'41, c) 00 N A n t :J S 89552'14„E 1 ; 1, 'f.5a' 1 2," rwr� �� V' 0 �1 ` iil 9 in (2) 9'x18' PARKING INFILTRATION .-. HAZARD TREE SPACES FOR DUPLEXNz TRENCH, TYP. FOUND 2" IRON PIPE TREES TO BE UNIT 2 + 9'x18' PARKING `d ? 0.03'N REMOVED TREES TO BE RETAINED UN ACE FOR DUPLEX ' 3.27W v� ,-0 C.O.R. 57 3" BRONZE DISC WITH PUNCH MARK ON A CONC. POST MON. IN THE CONSTRUCTED CENTERLINE OF EDMONDS AVE NE 185' NORTHERLY OF ITS INTESECTION WITH NE 20TH STREET 1488.73' (MEAS.) FOUND MON S89°00'47 EE (MEAS. OPEN SPACE NOS, 1. DOCUMENTS WILL BE RECORDED THAT DEFINE OPEN SPACE EASEMENT AND MAINTENANCE RESPONSIBILITIES. 2. THE OWNERS OF LOTS 1 THROUGH 4 SHALL HAVE UNDIVIDED OWNERSHIP OF TRACT A, AND SHALL JOINTLY BE RESPONSIBLE FOR MAINTENANCE. EARTHWORK QUANTITIES CUT = Of CU. YD. FILL = 70± CU. YD. IMPORT = 70f CU. YD. EXPORT = Of CU, YD. dSZTE.. THE EARTHWORK QUANTITIES SHOWN ARE PRELIMINARY. - EXISTING SIGNIFICANT TREES = 14 => 6 TREES SHOWN TO BE REMOVED TOTAL NUMBER OF TREES TO BE RETAINED ON SITE = 8 TREES SEE LANDSCAPE PLANS FOR OFFSITE AND ONSITE TREE REMOVAL, ONSITE PLANTING PLAN AND STREET TREE TYPE AND LOCATIONS. RECOMMENDED FOR APPROVAL BY BY BY CHECKED FOR COMPLIANCE TO CITY STANDARDS DATE TE O DA z DATE Call before you Djg. 1-800-424-5555 AVOID CUTTING UNDERGROUND UTILITY LINES. IT'S COSTLY VICINITY MAP N.T.S. GRAPHIC SCALE 20' 0 10' 20' 1N FEET } 1 inch = 20 ft. LEGAL DESCRIPTION LOT 1, BLOCK 45, CORRECTED PLAT OF RENTON HIGHLANDS NO. 2, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 57 OF PLATS, PAGES 92 THROUGH 98, INCLUSIVE, IN KING COUNTY, WASHINGTON. IQPOGRAPHY NOTE TOPOGRAPHY/UTILITIES INFORMATION SHOWN ARE FROM KC IMAP AND CITY OF RENTON UTILITY MAPS PROPOSED GRADING THE PROPOSED DRIVEWAY WILL BE CONSTRUCTED TO APPROXIMATELY 0.5' ABOVE EXISTING GRADE. DOTE: EXISTING UTILITY LOCATIONS SHOWN HEREON ARE APPROXIMATE ONLY. IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO DETERMINE THE EXACT VERTICAL AND HORIZONTAL LOCATION OF ALL EXISTING UNDER— GROUND UTILITIES PRIOR TO COMMENCING CONSTRUCTION. NO REPRESENTATION IS MADE THAT ALL EXISTING UTILITIES ARE SHOWN HEREON. THE ENGINEER ASSUMES NO RESPONSIBILITY FOR UTILITIES NOT SHOWN OR UTILITIES NOT SHOWN IN THEIR PROPER LOCATION. CALL BEFORE YOU DIG: 1-800-424-5555 UNDERGROUND SERVICE (USA) Y: \Jobs (J)\10\10593 MADISON PLACE\10593 CAD\dwg\1673-028--ENG.dwg 09/19/11 01:47:26 PM PDT NORTH z NE 16TH SY, w >w a Z V) S1 TE z W Z Q � C) C) z w a � W a o V) z_ � W J � Q —) z � N E 12TH ST Call before you Djg. 1-800-424-5555 AVOID CUTTING UNDERGROUND UTILITY LINES. IT'S COSTLY VICINITY MAP N.T.S. GRAPHIC SCALE 20' 0 10' 20' 1N FEET } 1 inch = 20 ft. LEGAL DESCRIPTION LOT 1, BLOCK 45, CORRECTED PLAT OF RENTON HIGHLANDS NO. 2, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 57 OF PLATS, PAGES 92 THROUGH 98, INCLUSIVE, IN KING COUNTY, WASHINGTON. IQPOGRAPHY NOTE TOPOGRAPHY/UTILITIES INFORMATION SHOWN ARE FROM KC IMAP AND CITY OF RENTON UTILITY MAPS PROPOSED GRADING THE PROPOSED DRIVEWAY WILL BE CONSTRUCTED TO APPROXIMATELY 0.5' ABOVE EXISTING GRADE. DOTE: EXISTING UTILITY LOCATIONS SHOWN HEREON ARE APPROXIMATE ONLY. IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO DETERMINE THE EXACT VERTICAL AND HORIZONTAL LOCATION OF ALL EXISTING UNDER— GROUND UTILITIES PRIOR TO COMMENCING CONSTRUCTION. NO REPRESENTATION IS MADE THAT ALL EXISTING UTILITIES ARE SHOWN HEREON. THE ENGINEER ASSUMES NO RESPONSIBILITY FOR UTILITIES NOT SHOWN OR UTILITIES NOT SHOWN IN THEIR PROPER LOCATION. CALL BEFORE YOU DIG: 1-800-424-5555 UNDERGROUND SERVICE (USA) Y: \Jobs (J)\10\10593 MADISON PLACE\10593 CAD\dwg\1673-028--ENG.dwg 09/19/11 01:47:26 PM PDT 1 M MEMM nMEM nl 'IF rf-WaRk ASVEM. A0Q'1Z\, M M r_,\ ml AB n -N a mam AmmkAt% ns na Asgsk.. r� . 0 wa amagm■ I TREES IN R.O.W. a�J -���-� rte,:., _ �- �� -_U _ -__�- 7, �- -�'' VICINITY MAP �. TO BE REMOVED, TYP. ,:. �RE o �.�. 16�� S N.T.S. A. VV VV tN 4_ W " ( FOUND 1 IRON PIPE 3 a 0.20'S i - _ w -- -_ - �� y 1.21'W . Al ,, �_ �f'_' __ \3 �. 18. 4 4 � tY a _ g4q 4 0 rcl 5 v� 20.31 2 GAS ..MAIM `'', •r.'R 3S' ���,. ,1" �� �- A3,29 16.46 QY - . LX171NC. L=1 9 73 p • w Y 7v , 3 FIRE. H'�[�F�ANT (IN �� ' �,4 R 383 29 �W y , y i °.58 ., p =2'57 0 16: 73 f f��♦ :�� w r ( TRACT A r-= �,•��j y r a _,f r, 1, A ►r (OPEN 4 - --..7 7. ' A U N! �- I , ° ° .y FOUND 1,. 4 ;� 2 �l ,, �'� / / %/ � ) fel l 2 W Y a,. r� x S PACE) . �� �� ,, ( __ B DR! M) ; 1 Y . i r y y ,� GRAPHIC SCALE IRON PIPE WITH TACK 25' I d 8.49 . '• E_XI`_�1 NC UU��'E..F.:X 'I (J t�' i1 AIN Y w 25 r� / w r�. zo 10 �o 0.48'N co 0.25E L�.1 ! /%�''� Y Y '� y� / Y2r .n a� S88°52'14" ; ��'f 1 00 h Y .y y " W ° y : , 100 { IN FEET } W E 39.81 5.08 .00 ,r%f ,wry �,W 1 inch = 20 ft. 44.89' 4 cr ,"fly- �_ X. D E_ C, W , w l (� f Et'1 iii` I 10 4.00 V' LEGAL DESCRIPTION ... ._.. _ , ? 12.00 _ ♦ v r { .f G. v v 'v ww u >. Y r • _ _ / - - w 0 o�j c,w ,�,. .. .� _ .. S7g y_ LOT 1 'INS BLOCK -�+,� Or GORr�tr:: � � l7- t LAT G� `� J. ,,� HOUSE 0p y r y .9'x1'8' YPAkKING' SPACES-` ° , r RENTON HIGHLANDS NO. 2, AS PER PLAT 25.0 X31.33 20r r.. y y wn r Y r FOR. LOTS= .3 r3&h 4r Y .z. ZONING . R-14 RECORDED IN VOLUME 57 OF PLATS, PAGES w 92 THROUGH 98, INCLUSIVE, RECORDS OF {� W 1.. .. Y Y. r y r W . ;, y DENSITY ALLOWED BY 'CODE 14 DU ACRE y y a r GR SSCRETE t'' KING COUNTY, WASHINGTON. U- 4 STREET DEDICATION r �� "' ..y . r ."' ' r ' . / {� �%) • (! + 1 O.4 / 'S 1 "E ri Y Lu r j Y rr -.' y} r ty y, y .a j4 w `r y y W Y y. ;, y - ,•� - - 3-c OPEN • -' ° ° . ° w °' Y HOUSE PROPOSED DENSITY. 13.5 DU/ACRE n a` DECK FN PACSITUATE IN THE CITY OF RENTON, COUNTY OF NEW CURB r ` q. o f 11 .�/Nr1� i �.F W w r OPF��+� Y L �r v E S88 5214E 11 97, Y w Y Y . w Y :y 20.5'x37' _ l , k r y. � ' Y KING, STATE OF WASHINGTON. NEW 8 PLANTER STRIP &. - 19• " 'Y ti. Y:`:�� y r Y ` 4 �f4 50,90 ,05��p � e� Y `<.9 xl $� , � .1 NEW 5'. SIDEWALK N79 w � , . PARKING SPACE Q - 10' -� GARp,GE y s y t + -OR �..0T 2 GARAGE 3L�J.l4L1 1 {. 10 DECK 11.5'X0 � _ � Y '' � r � u r , - Y � * r3 Y � � ° 1 1.5'x20' REMOVE EXISTING CURB ° . I F�{ :w: Q 3 =7w y Y y Y + i . i Y Y' w •' ` r w ` SIDNEY RODABAUGH/TRUDY RODABAUGH . AND SIDEWALKJ;., .c� r� r y: .� : a r .; W . Y y . " . �.. >. 376 TEMPLE MEADOWS LANE Y w , w DECK HOUSE r �y ` 1 RICHLAND, WA 99352 �. Y 25.0 X31.33 .� .. Y y w r Z o w �,, t; " -� . - W n r y y: - . SET REBAR DEVELOPER AND CAP ai 1 _ # SIJI NORTHWEST LLC ;;�i+f 13.86 LS 11332, TYP. 4 ,��rµ-� r 12018. S.E. 51ST STREET A 103.54 �1 rtt;f ^'�``>. l� r� l wGo m N . oo� o - _IIS., ._..�; s „ 63.35'BELLVUE, WA 98006 18" } S88 5214E 1 2 ^} II 425 641-4276 0� n 1 rri � 5214E � 1 fi fi. 89 ( ) 0 0 �' a : (2) 9 x18 PARKING E_n o "`- I SPACES FOR DUPLEX �UQVE_/ENGINEER N Z FOUND 2" IRON PIPE UNIT 2 9'x18' PARKING ENCOMPASS ENGINEERING AND SURVEYING m �s 0.03'N SPACE FOR DUPLEX. y UNIT 1 165 N.E. JUNIPER STREET, SUITE 201 3.27'W ISSAQUAH, WA 98027 7 (425) 392-0250 LOT AREAS • Vl ci LOT 1 = 4 738 SQ, FT. - 0.11 ACRE c �UP . I WA a I LOT 2 = 5,077 SQ. FT. = 0,12 ACRE.. pF . v v = 2,432 SQ. FT. = 0.06 ACRE Pla.nning.DiuisiOr� LOT 3 r 3 I LOT 4 = 1,980 SQ. FT. = 0.05 ACRE n o> TRACT A = 1,220 SQ. FT. = 0.03 ACRE N PUBLIC STREET DEDICATION AREA = 444 SQ. FT. 0.01 ACRE NOV, .2 Y 201 M �; TREE LEGEND - o co .�Ih16,517f o c� TOTAL PARCEL = SQ. FT. PER TITLE REPORT = 0.38 ACRE. cn-� FIR TREEo (USED FOR DENSITY CALCULATIONS)' n ry rb +► cG M TREE AL L I MAPLE C.O.R. 57 J BRONZE. DISC WITH PUNCH MARK ON A CONC. POST MON. IN CHERRY TREE THE CONSTRUCTED CENTERLINE .r SITE %AN OF EDMONDS AVE NE 185' PREPARED FOR r. NORTHERLY OF ITS INTESECTION 5 . POPLAR TREE SJ NORTHWEST LLC s WITH NE 20TH STREET 1468.73' {MEAS.) FOUND MON 3001 N.F. 18TH STREET S89°00'47"E (MEAS. JA.�lt CEDAR TREE �, 165 N.E. JUNIPER ST.. tCncotnpass SUITE 201 CITY OF RENTON WASHINGTON ISSAQUAH, WA 98027 DWN BY DATE JOB NO. ENGINEERING &SURVEYING PHONE: (425) 392-0250 JEF 0312$111 11545 FAX: (425) 391-3055 CHKD BY SCALE SHEET . TJ14 1,, .=20Y 1 of ..�- l