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HomeMy WebLinkAboutReport 01PARTIES OF RECORD OLYMPUS VILLA PRELIM PLAT Robert Anderson & Gale Miner 13607 461st Avenue SE North Bend, WA 98045 (owner) LUA10-090, PP, ECF Bill Finkbeiner Finkbeiner Development 12011 Bel -Red Road ste: #206 Bellevue, WA 98005 tel: (425) 454-7777 eml: billf@finkbeinerdevelopment.com (applicant / contact) 9V Raymond Woo 14404 SE 87th Street Newcastle, WA 98059 (party of record) Pastor David Shenk Dinah Prather Robert Johnseine Awesome Yah Church, Church of 709 Rosario Place NE 9805 NE 116th Street ste: Yah in Christ Renton, WA 98059 #7499 702 Nile Avenue NE (party of record) Kirkland, WA 98034 Renton, WA 98059 (party of record) (party of record) Ken Bouvier Jarrod Faehnrich Kerry & Shana Curran 721 Rosario Place NE 751 Orcas Avenue NE 715 Rosario Place NE Renton, WA 98059 Renton, WA 98059 Renton, WA 98059 tel: (425) 761-6853 tel: (425) 241-0703 tel: (425) 466-8395 (party of record) eml: jarrodf@freethought.org (party of record) (party of record) Jon Newman Karen Walter Mina Fletcher 8070 Langston Road 5 Watersheds and Land Use Team 667 Rosario Place NE Seattle, WA 98178 Leader Renton, WA 98059 (party of record) Muckleshoot Indian Tribe eml: vin_mina875@msn.com Fisheries Division (party of record) 39015 172nd Avenue SE Auburn, WA 98092 (party of record) Dion Coleman Michael Krohn Kevin Van Flandern 5821 NE 8th Street 457 Pasco Place NE 600 Pasco Place NE Renton, WA 98059 Renton, WA 98059 Renton, WA 98059 (party of record) tel: (425) 890-6918 (party of record) eml: mkrohnl29@gmaii.com or vicepresident@windwoodhoa.com (party of record) John Nelson Merrick McGinnis Peggy & George Bukota 12865 47th Place 5915 NE 4th Place 577 Rosario Avenue NE Bellevue, WA 98006 Renton, WA 98059 Renton, WA 98059-4553 (party of record) eml: (party of record) treasurer@windwoodhoa.com (party of record) Updated: 04/11/11 (Page 1 of 3) PARTIES OF RECORD OLYMPUS VILLA PRELIM PLAT LUA10-090, PP, ECF Martin Paquette, PLS Carlos Lopez Brian Baggett Renton Technical College 523 Pasco Place NE 511 Pasco Place NE 3000 NE 4th Street Renton, WA 98059 Renton, WA 98059 Renton, WA 98056 (party of record) (party of record) (party of record) Russ Gawler George A. Sabo! Vyacheslav Rebrik 517 Pasco Place NE 528 Pasco Place NE 567 Pasco Place NE Renton, WA 98059 Renton, WA 98059 Renton, WA 98059 (party of record) (party of record) (party of record) Judy Zaccaria Elvina Tong Allison Feely 579 Pasco Place NE 603 Pasco Place NE 615 Pasco Place NE Renton, WA 98059 Renton, WA 98059 Renton, WA 98059 (party of record) (party of record) (party of record) Kim Racine Mythu Chiem Turen Pang 653 Pasco Place NE 665 Pasco Place NE 5914 NE 7th Street Renton, WA 98059 Renton, WA 98059 Renton, WA 98059 (party of record) (party of record) (party of record) Richard Crews Valerie Harris Brandon Lee 5920 NE 7th Street 658 Pasco Place NE 618 Pasco Place NE Renton, WA 98059 Renton, WA 98059 Renton, WA 98059 (party of record) (party of record) (party of record) Ruth Jang Mary Ann Ferreira Wayne Messere 574 Pasco Place NE 556 Pasco Place NE 522 Pasco Place NE Renton, WA 98059 Renton, WA 98059 Renton, WA 98059 (party of record) (party of record) (party of record) Baiju Nair Ricky Canlez Jill Wirick 516 Pasco Place NE 510 Pasco Place NE 5921 NE 4th Place Renton, WA 98059 Renton, WA 98059 Renton, WA 98059 (party of record) (party of record) (party of record) Lisa Miner Mary D'Ettore Melissa Bouthillier 6007 NE 4th Place 6013 NE 4th Place 463 Pasco Place NE Renton, WA 98059 Renton, WA 98059 Renton, WA 98059 (party of record) (party of record) (party of record) Khanh Nguyen Michael Le Kate Bressan 500 Quincy Avenue NE 518 Quincy Avenue NE 564 Quincy Avenue NE Renton, WA 98059 Renton, WA 98059 Renton, WA 98059 (party of record) (party of record) (party of record) Updated: 04/11/11 (Page 2 of 3) PARTIES OF RECORD OLYMPUS VILLA PRELIM PLAT LUA10-090, PP, ECF Carl & Mary Beth Josef Linda Gallup Daren Kobata 608 Quincy Avenue NE 614 Quincy Avenue NE 625 Quincy Avenue NE Renton, WA 98059 Renton, WA 98059 Renton, WA 98059 (party of record) (party of record) (party of record) Marilyn Dimalanta 601 Quincy Avenue NE Renton, WA 98059 (party of record) Khanh Soliven 619 Quincy Avneue NE Renton, WA 98059 (party of record) Tony Roebuck 572 Rosario Avenue NE Renton, WA 98059 (party of record) Carolyn Kine 513 Rosario Avenue NE Renton, WA 98059 (party of record) Dale Miller 462 Rosario Avenue NE Renton, WA 98059 (party of record) Jennifer Mazurkiewicz 572 Orcas Avenue NE Renton, WA 98059 (party of record) Loc Huynh 630 Orcas Avenue NE Renton, WA 98059 (party of record) Jay Coleman 655 Orcas Avenue NE Renton, WA 98059 (party of record) Joe Mendoza 568 Pasco Place NE Renton, WA 98059 (party of record) James Hoo 605 Rosario Avenue NE Renton, WA 98059 (party of record) Ann V. Nguyen 566 Rosario Avenue NE Renton, WA 98059 (party of record) Beng Cabrera 508 Rosario Avenue NE Renton, WA 98059 (party of record) Grace Wu 450 Rosario Avenue NE Renton, WA 98059 (party of record) Phong La 5715 NE 6th Street Renton, WA 98059 (party of record) Todd Taylor 637 Orcas Avenue NE Renton, WA 98059 (party of record) Xiaofei Shi 661 Orcas Avenue NE Renton, WA 98059 (party of record) Louise Chan 671 Pasco Place NE Renton, WA 98059 (party of record) Cheryl Takano 617 Rosario Avenue NE Renton, WA 98059 (party of record) Robert Hansen 526 Rosario Avenue NE Renton, WA 98059 (party of record) Hyung J. Paik 480 Rosario Avenue NE Renton, WA 98059 (party of record) Dora Kwong 5819 NE 6th Street Renton, WA 98059 (party of record) Shelley Carlin 612 Orcas Avenue NE Renton, WA 98059 (party of record) Tom Beardslee 647 Orcas Avenue NE Renton, WA 98059 (party of record) Updated: 04/11/11 (Page 3 of 3) 2 rn �Fi C) P 9 �1 } o ell °v 1 Ti n 14 r� � o of ri 4 a � o 4 n 2 rn �Fi C) P 9 Narnc N W I 'n �a Y q I ai Q i ON 6 cu 0 U) B 8 I k 00 cu 0 U) CITY OF RENTON annn�gls+.u,r:yJawlk xo.a o.Ml. OLYMPl15 REN VILLA PLAT {1UA10-X%1i� TON, WASHINGTON Iz/as/xolo d�-- anw -- --- --- -- ""-- no. •ens+cM ery wxE :wrx �- o o � B i x ITs � � ve � K xen olAtt € . I. v nll.E AYEnVE HE .. I 8 � a� I FN 1xA '11+50 !� Slaw I I I I Lo : N _ - 0 2 I i f I / Ij! 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(no) :3MONa iq1 iia�I�i=>11� •.���plY �ri1�� i1 aYwlil crawl �sw wa111aA1aa w �w w ��1� d L R � • YrY .aww11 M iM. all aal7aw 1171111 # X11. # > ��1� j itl11rN U WA WA am AMa a71 wa1 � mp�1 wl w1s11r�y1p US � 4 rsa 8 ivmjwJ� 11 �� Ganga171u wows r) r i! As OWN .0 aur► aaarnr rirr r� s sa w71r�a�l�� a.>rnrYA1 . aar ram Woke" u waw �arM ■` CITY OF OLYMPUS VFLLA Put (LWNO--xxx) RENTbN RENTON, WASHINcI) Vi Na wey,s sl er cArt Frrn -.-,•-,•,_•..•. ag6 iF ,� 5 - fi • I _ _ _ _ _ _ _ _ _ _ ` NILE AVENUE NE ..,..... r. _ ` n \ _ .. ....... _. H`Mw 6k. z �C /ind..I ....... _. Q � n z ` ' N W Z b -- ti a � J a .. fTSfQ"vIVENIIE NE' -.mom...,_-- _ "°* f -- r •`� �� �------- gg � r gg j OLYMPUS VILLA OF FE ENGINEERS BILL FINKBEINER DRAINAGE CONTROL PLAN ,� �� —.. _ m «• OLYMPUS VUA. PLAT (LUA10—XXX) tRCITY OFMpL RENION, WASHINGTON RENTON �� fYo�nlrq jBuilllnp/Pudk YwrY u0. I Y RMSgX 9Y MiE Mne .-.� a�••••••• OLYMPUS VILLA OFFEENGNEERS o SILL FINKBEINER c:cw lk GRADING PLAN K CITY OF OLYMPUS VILLA PLAT (LUA14-XXX) �x/ca/xolo RENTON RENTON, WASHINGTON — — — — gra. - vcnsbx I er i aArc r.avv ..� e.� ^u ^a/^�a� wda o.n. 9 s ;.........„............_ z _ _ NILE AVENUE 'N�E^�y x fir' 1J� y��56 Ln u5 `' Ln I m ¢' 38 4—..................• <1 b Z +' ,J J e II x' 7 O 1 S ' �I 0 U t ww i II Ik� 2 T ... , i ./ 4 le it L' sA b jT PASCO'iVEN w:' t , •� WPM o r c - I ol qy a g vnaccs OLYMPUS VILLA OFFE ENcmEERS BILL FINKBEINER - UTILITY PLAN as o� -MS2L, OLYMPUS VILLA PLAT LL1A10—%XX} :/./polo AM CITY LM01 I RE TON RENTON• WASHINGTON _— 1 y� I tt � MNM Pbnnkq%B�'IHM%P�W�'�M4 . Denis Law - Mayor �lY Uf, j._ -s, ;Jil Ir Community & Economic Development Department December 7, 2015 C.E."Chip"Vin cent, Administrator CIT` C)P-L RENTON° Erin Hopkins DEC 07 201 Toll Brothers 1�1=c1=1vED 9720 NE 120`h Pl, Suite 200 CITY CLERK'S OFFICE Kirkland, WA 98034 SUBJECT: Receipt of 2nd and 3rd Annual Wetland Maintenance and Monitoring Reports Olympus Villa Residential Plat Mitigation Project City of Renton File LUA10-090 Dear Erin Hopkins: received and reviewed the third annual Maintenance and Monitoring Report for the Olympus Villa Residential Plat mitigation project on November 30, 2015. 1 am also in receipt of the second annual Maintenance and Monitoring Report for the mitigation project that has a report date of November 20, 2014. In review of both reports, the project appears to be meeting its established performance standards and is considered in compliance. Please review the Maintenance and Monitoring Plan for the standards of success related to plant survival percentages and non-native cover percentages. The plan dated December 16, 2010 may be different than the percentages listed in the submitted report in the "Standards of Success" subsection although the submitted reports identify that the project appears to meet the standards. In addition, please take the necessary measures as recommended by your wetland biologist to secure the survival of the plantings and non-native plant coverages. Three copies of your next scheduled maintenance and monitoring report are due to the city by November 20, 2016. If you have any questions, please contact me at (425) 430- 6593. Sincerely, ]Cris Sorensen, Associate Planner Planning Division cc: Ed Sewall, Sewall Wetland Consulting/ Wetland Ecologist City of Renton File LUAIO-090 Renton City Hal! • 1055 South Grady Way . Renton, Washington 98057 . rentonwa.gov 11 r:71ll'Sewall Wetland Consulting, Inc. PO Box 880 Phone: 253-85 15 _ — Fall Gty, WA %24 November 24, 2015 RocaIe Timmons City of Renton Department of Community and Economic Development 1055 South Grady Way Renton, Washington 98057 Re: Olympus Villa — Year 3 Report SWC Job#10-144 City of Renton File LUAO-090 Dear Rocale, This report describes the results of Sewall Wetland Consulting, Inc. Year 3 monitoring of the Olympus Villa mitigation project. Vicinity 1Vlap HE 14tH P1 m NE Dth 51 NE 1Cin SI sE '191h Sr SF i101h G+ SE 4161h sl NF Stn nt n' NE �'r Sr —t` nvii1,, p 4E BtR G m F.!A � f. ,;rt•:,r, y m M F;^t mh St a NE ifh C. $E ' 201R St D yE 'thC. t1114' "M 1r SrrE CSE NC 7thP m NT 7th 51+ �fi FA m m �n of i NE Ott SE 124th S1 �. NE t➢tR St &E t2W 9 =4 4E 5n $E !751h $r SE 120th 51 NE 5t, $I Y TIE Ath C1 NE a!n. R Fav I -I.. ? S£ 121Yt Pr SE 12Etl1 51 NE 41h 51 SE 12Mh at x Nr 3'd PI NE Tru Lnm r1E 3,d C1 z' S NE 3:d P m w m NE I'd SI `+£ NEE 3M St z r y m �11 S m F m Vicinity 1Vlap 0 0 Dlyrnptes Villa 5ctivall 66edand Consulting, Inc. ,Voyernber 24, 2015 Page 2 of 9 The site located on the east side of Nile Avenue NE (148th Avenue SE) in the City of Renton, Washington (the "site"). Specifically, the site consists of an irregular shaped parcel in a portion of the SW '14 of Section 11, Township 23 North, Range 5 East of the Willamette Meridian in Icing County, Washington. 1.0 WETLAND MITIGATION CONCEPT AND GOALS 1.1 Mitigation Concept The proposed project included the expansion of the existing wetland by 6,269sf as well as enhancement of the previously degraded buffer area through the removal of Himalayan blackberry and the installation of a mix of native trees and shrubs. 1.2 Mitigation Goals 1.2.1 Enhance the wetland buffer though planting of native trees and shrubs. 1.2.3 Create 6,269sf area of wetland. 2.0 INTRODUCTION Although the success and final outcome of wetland mitigation, restoration and enhancement projects is never guaranteed, certain procedures can be utilized to increase the probability of success. One of the most important procedures for success following proper design and installation is the establishment of a monitoring plan to track changes and developments within the system. Monitoring provides the opportunity to evaluate the success of planted material within the system and observe early establishment of pioneer and volunteer species. By observing the success of planted and volunteer species during the first five years of the project, it may be possible to speculate on the successional pathway taken, and general success of the project. Monitoring at the Olympus Villa mitigation area is to be conducted eight times over a five year period. Monitoring will be conducted four times the first year, and once a year for the following four years. This report represents the results of monitoring for Year 3 with fieldwork conducted in May and November of 2015. During each site visit the overall success and rigor of the installation plantings is to be evaluated. Observations will also be made for any exotic/invasive species or native volunteer vegetation which may have entered the area. In addition, the wetland creation 0 0 Ulvmpars Villcr Seivall HWland Consulting, Inc, November- 24, 2015 Page 3 0f'9 areas will be monitored during the early growing season for proper wetland hydrology. Sampling methodology is described in section 4.0 below. 3.0 STANDARDS OF SUCCESS As described in the approved plan, the standards of success for the project are as follows; 1. Evaluation of the success of ft m Baton protect wtl be Dared upon an W% surreal rate for al" p!anteo woody vegetaran at the and of Year 5. 2. Vo!urrleer native, norwnvasrue species wil' be muded as aocoptalA components of the mitigation success, 3. Success of the mitgation within the miCgeCon areas wit be deWrrdned by Year 1: ;00 % survival of at: Dlantad shrubs and trees, 517% ground cover of herbaceous vegetatlon Year 2. 80% survival of planted material arse 60% or greater ground eover of herpao xws vegetation Year 3: 55 % aerW shrub Coverage at the and of Year 3 and 70 % Nybateous ground cover Year 4: 15 % aer3a' shrub coverage at ft end of Year 4 Year 5. 80% "a- sMub ooverage, at the end of Year 5 and 90%. gmur d caner of herbaceous "getatior, 4. Not more man 10014 cover of non-native rsvasve species wlthIn m!tlgatlon area during any of the 5 years. S. Voiurdeer nait4e, iron-fwaslve species wtlr be ncuded as acceptable components of the mltlgatbn. 6. Successful hydmogy wl be determiners by whether loll sahm tion or inundatlon occurs during the easy grow! +g season. Specrtaty, hydrology stWd meet the cMera as stated in the Oepwnment of Army Corp of Engineers Mmeaton rrsanuai r, Wing the *@Mom regional suppiernant. 4.0 SAMPLING METHODOLOGY The mitlgalon area wit be monitored 7 Imes over a IN"aar period. Monitoring will to conducted twice the first two yea's (once in the early growing season and once In the fall) and once per year in the following three years- Man," w111 be conducted using the tchn"s and procedures desmbod below to quantfy" survival, relative health and growtr of plant materia; as well as the sucomN onhancemerrt of the buffer vegeta w. A vrgte monitorirsg report submitted at the end of each monitorkng year w€D describe and quantify (the status of the mitigation at that, erne. The vege4itan and hyCrorogy ON be monitored during the site v€stt condumd during each momioring year. Vegetation All the vlanted matanai in 1,e r rt'gaWn area will be �hspected during each moniWng v{sit to determine the level of survival of the ;nsteilatcn. The i ea`th arxi vigor of the plants and the overall cordtion of lite mil€gation areas sun ll be noted. !-"ft, Y+gorous plant rhaterrdr rill be dowrnerited to determine both owerall suooess of the 0anfings and indiwtduai species success. Vegetatnn montonng will be corwWted during each site visit of each monitoring year and aril[ ire domAv%ntad In a single report prepared at ft end of each moniloring year. Hydrology Hydrology rr1 I be monitored Woe the 5rst and secmd year and once each of the fortowing years. Hydrology wfl De monaored in the spring (early growing season) lo detleni no that adequate ire@and hydrology has bee^ obtained wd++n fihe wattand creaton area. Hydroiogy wkl be rnoofted by (sand exwvating a smat hole to a depth of 16�nches and the data wit be recorded. The iocatlons of hydrology mo6toring pits will be indcod on a map with in the monWng report. 0 0 Olympia 11711a Sewall 11"e land Consulling, Inc. November- 24, 2015 Page 4 of 9 5.0 OBSERVATIONS AND DISCUSSION OF SITE CONDITIONS The following is our observations of the mitigation site taken in May and November of 2015. 5.1 YEAR 3 5.1.1 Survival Statistics for Installed Plant Material A total of 588 planst were installed initially and following this Year 3 there were a total of 5 dead cedar, 4 dead douglas fir and I I dead red osier dogwood. This accounts for 3.4% mortality or 96.6% survival. The survival rate at this time exceeds the 80% criteria for Year 3. Herbaceous ground cover is 100% throughout the mitigation site. 5.1.2 Invasive vegetation The enhanced buffer area was originally covered with blackberry. As a result, control of blackberry on this site will need to be closely monitored. Blackberry maintenance has been ongoing since the installation, and currently blackberry coverage (as well as all other weedy species) is very low with only a few small scattered blackberry shoots present representing < 5% of aerial coverage. This meets the criteria required of not more than 10% weedy species coverage. Blackberry control will be performed again in April to insure this stays below the 15% threshold. 5. t.3 Hydrology The wetland creation areas contained standing water in May as well as November of 2015 and this meets wetland hydrology criteria as this is several months into the growing season. 6.0 RECOMMENDATIONS & CONCLUSIONS The site is meeting al l of the monitoring requirements for Year 3, The Year 4 yearly monitoring is scheduled to take place in October of 2016 with a report to the City to follow shortly. 0 0 Olympus Villa Sewall VY'etland Consulting, Inc. November 24, 2015 Page 5 qf'9 If you have any questions or need any additional information please contact me at (253) 859-0515 or by email at esewall@sewallwc.com. Sincerely, Sewall Wetland Consulting, Inc. Ed Sewall Senior Wetland Ecologist PWS #212 E 0 Olwyllms Villa Seivull J'Vedund Considling, Inc. November 24, 2015 Page 6 of 9 -- .7 - E 0 Olwyllms Villa Seivull J'Vedund Considling, Inc. November 24, 2015 Page 6 of 9 &VT RC"O&TAffA'rxtANTWGvSr P-'M700iff VF APACLVO _W(S 7----1---'-'-"------------- -- Pao* A*~ y 00, or ut, AW S,u smea or. act alom F, FOG' 1 in M AIX," L 4mrothu 4101' 4q, ROM 1,6w roc 00 D 6. d9 A,*VO qw%wwr w Ic.r Dvgw C -VO Ipw M&TV rkwww SAJMW &VT RC"O&TAffA'rxtANTWGvSr P-'M700iff VF APACLVO _W(S 7----1---'-'-"------------- -- Pao* A*~ y 00, or ut, AW S,u smea or. alom F, FOG' 1 in M AIX," L 4mrothu 4101' Af r -JW MCA WN A AqT WG UST Ov7p JYAV-Oaw SU!F e.VAC04 MM Pao* A*~ y 00, or ut, AW XF 0*%W 1 in ipw 4'49 , C L 4mrothu . �r� ROM 1,6w roc A,*VO qw%wwr w Ic.r Dvgw C -VO Ipw M&TV rkwww SAJMW Af r -JW MCA WN A AqT WG UST Ov7p JYAV-Oaw SU!F e.VAC04 MM Pao* A*~ y 00, or ut, AW 'w Pao* A*~ y 00, or ut, AW 1 in ipw 4'49 , C L 4mrothu . �r� r] Above and below: 0 Olympus Villa Sewall Ifedund Consulting, Inc. November 24, 2015 Page 7 of 9 area November 2015 0 Olympus Villa Sewall Wetland Consulting, Inc. November 24, 1015 Page 8 of 9 Above: Looking northeast of southern creation area November 2015 0 Olympus Villa Sewall Wetland Consulting, Inc. November 24, 2015 Page 9 of'9 Above: looking south along south end of mitigation area November 2015 0 L J f' AMP, Sewall Wetland Consulting, Inc. .......... M BOX 880 Phone: 25aS59-0615 Fall Gty, WA 98024 December 31, 2013 Rocale Timmons City of Renton Department of Community and Economic Development 1055 South Grady Way Renton, Washington 98057 Re: Olympus Villa — Year I- 4th Quarterly Report SWC Job#10-144 City of Renton Filed=99@— L U A l,0 — ()q 4 Dear Rocale, This report describes the results of Sewall Welland Consulting, Inc. fourth quarter monitoring of the Olympus Villa mitigation project. a " th'',1 k m 5E °ifinY 36 PIC: 0 1 5E 1MhSt 11 Vicinity JUCIP RIO— 195. — r — r m - a " th'',1 k m 5E °ifinY 36 PIC: 0 1 5E 1MhSt 11 Vicinity JUCIP RIO— 195. u r� v Olympus Tilly .Sewall I'Vetland Consulting, Inc. December 31, 2014 Page 2 q f 10 The site located on the east side of Nile Avenue NE (I48th Avenue SE) in the City of Renton, Washington (the "site"). Specifically, the site consists of an irregular shaped parcel in a portion of the SW '/a of Section 11, Township 23 North, Range S East of the Willamette Meridian in King County, Washington. 1.0 WETLAND MITIGATION CONCEPT AND GOALS 1,1 Mitigation Concept The proposed project included the expansion of the existing wetland by 6,269sf as well as enhancement of the previously degraded buffer area through the removal of Himalayan blackberry and the installation of a mix of native trees and shrubs. 1.2 Mitigation Goals 1.2.1 Enhance the wetland buffer though planting of native trees and shrubs. 1.2.3 Create 6,269sf area of wetland. 2.0 INTRODUCTION Although the success and final outcome of wetland mitigation, restoration and enhancement projects is never guaranteed, certain procedures can be utilized to increase the probability of success. One of the most important procedures for success following proper design and installation is the establishment of a monitoring plan to track changes and developments within the system. Monitoring provides the opportunity to evaluate the success of planted material within the system and observe early establishment of pioneer and volunteer species. By observing the success of planted and volunteer species during the first five years of the project, it may be possible to speculate on the successional pathway taken, and general success of the project. Monitoring at the Olympus Villa mitigation area is to be conducted eight times over a five year period. Monitoring will be conducted four times the first year, and once a year for the following four years. This report represents the fourth quarter report for Year 1 with fieldwork conducted on in October of 2013. During each site visit the overall success and rigor of the installation plantings is to be evaluated. Observations will also be made for any exotic/invasive species or native volunteer vegetation which may have entered the area. In addition, the wetland creation 0 0 Olympus f hila Sewall 66e11and Consulting, Inc. December 31, 2014 Page 3 of - 10 areas will be monitored during the early growing season for proper wetland hydrology. Sampling methodology is described in section 4.0 below. 3.0 STANDARDS OF SUCCESS As described in the approved plan, the standards of success for the project are as follows; 1, Evaluation of the success of the mitigation project w;l I be based upon an 80% survival rate for all plaited woody vegetation at to and of Fear 5. 2, tlolunteer native, ron-invasive species will be included as acceptable components of the mitigaton success. 3. 5u;.eess of the mitigation within the rni igation areas will be dete,nrl by Year 1: 100 °`, survluai of a'i olanted shrubs and trees, 50% ground cover of herbaceous vegetation Year 2: 801% suralva' of planted material and 60;', or greater ground cover of herbaceous vegetatlor. Year 3: 55 % aerial shrub coverage at the end of Year 3 and 10 % he:,baceous ground cover Year 4: 75 % aerie I shrub coverage at the end of Year 4 Year 5: 80% aerial shrub coverage at the end of Year 5 and 90%, ground cover of herbaceous vegetation 4, Not more than 1GOX, cover of non-ra Ova Ir'.vaslve sperles'wlthin mItlgatlon area cfurlrg ary of the 5 years. 5. Volunteer native, non -Invasive species will be Iriduded as acceptable compor^ents of the mitigation. 8. Successful hydro'l wl 1 he determ'red by whether soil saturation or lnundatlon occurs during the early growing season. Specifically hycrDlogy shouid meet the ulterla as stated n the Reparill of Army Corp of Engineers del neatlon manual including the western regional supplement, 4.0 SAMPLING METHODOLOGY Tie Tillcgailnn ,area will be monitored 7 times over a'Ive-year perlod, MonlziWnp will tie cnrducted twlce the first nvo years {once in the early grooving season and once in the fall) and once per year in the following fr:ree years. Monitoring will be conducted using the tech riques and procedur€:s describes be ow to quantify the survival, relative health and growth of plant motorial as well as tse successful enhancement ufihe buffer vegetation. A single nonimring report submitted at the end of each monitoring year will describe and quarill the status of the mitigaWn: al tial time. T:ie vegetation and r'yorology will be monit,� ed during the site vTs t conducted during each monitoring year. `Jege:ation Ail the planted material in ire mitigation area will be Inspected during eactn monitoring v;sif to determine Na level of survival of the insialIzilor. Tire liealttt and vlgnr of the plants and tf e overall coidillon of the miticatior areas will be noted,-lealtny, vigol plant materia will ce doc�mentert to determine bntn overal I success of the ;darlings and individual species success. Jegetation monitoring will be completed during each site v sit of each monitoring year and will be documented In a sli e report prepared at the end of each monitar nc year. Hydrology Hydrology will be mo-Ored twice the first and sel year and once each of the iullovil years. Hydrology swill be monitored in the surlig ;early growing season) to determirne :hat adeCuate wetland hydrology has ween obtained within the *l creation arl hydrology will be moniicred by trans excav-ating a small hole to a depth of ` nches and the data will be recorded. The locarlons ,f hydrology monilot:ng pits wal ce indicated on a map1ht n tine r ionituring report. 0 0 Olvmpus [illa Setivall 4'etland Consuhing. Inc. December 31, 2014 Page 4 of 10 5.0 OBSERVATIONS AND DISCUSSION OF SITE CONDITIONS The following is our observations of the mitigation site taken in July of 2013. 5.1 FOURTH QUARTER 5.1.1 Survival Statistics for Installed Plant Material As required by the Year 1 criteria, the survival rate for all planted species is 100% at this time. Herbaceous ground cover is 100% except in the wetland creation area which is approximately 70% right now. 5.1.2 Invasive vegetation The enhanced buffer area was originally covered with blackberry. As a result, control of blackberry on this site will need to be closely monitored. Blackberry maintenance has been ongoing since the installation, and currently blackberry coverage (as well as all other weedy species) is very low with only a few small scattered blackberry shoots present representing < 5% of aerial coverage. This meets the criteria required of not more than 10% weedy species coverage. Blackberry control will be performed again in April to insure this stays below the 15% threshold. 5.1.3 Hydrology The wetland creation areas contained standing water from recent rains. 6.0 RECOMMENDATIONS & CONCLUSIONS The site is meeting all of the monitoring requirements for Year 1. The Year 2 yearly monitoring is scheduled to take place in October of 2014 with a report to the City to follow shortly. r1 u O) ympars [ 11a Sewall [Felland Consulting, Inc. December 31, 201,E Page S of 10 If you have any questions or need any additional information please contact me at (253) 859-0515 or by email at esewall asewallwc.com. Sincerely, Sewall Wetland Consulting, Inc. Ed Sewall Senior Wetland Ecologist PWS #2l2 0 Olympus Villa ,Sewall Welland Consulting, Inc. December 31, 2014 Page 6 of 10 Above: Looking south across north wetland creation area. 0 Olympus Villa Sewall Wetland Consulting, Inc. December 31, 2014 Page 7 of 10 Above and below: Looking northivest across south creation area. 0 0 Olympus Villa Sewall Wetland Consulting, Inc. December 31, 2014 Page 8 of 10 Above and below; Southern creation area 0 Olympus Villa Sewall Wetland Consulting, Inc. December 31, 2014 Page 9 of 10 Above: Looking east south buffer area Below: looking south across western buffer. 0 Olympus Villa Sewall Wedand Consulling, Inc. December 31, 014 Page 10 of 10 Above: Looking east across northern buffer. Denis Law Crty of Mayr i tib. - r� `! A, . ♦ � i rI` _ _ 41 Department of Community and Economic Development C.E."Chip"Vincent, Administrator November 14, 2013 Aaron Kopet Cam West Olympus Villa, LLC 9720 NE 120th PI, Ste 100 Kirkland, WA 98034 Subject: Receipt of Third Quarterly Monitoring Report Olympus Villa Mitigation City of Renton File LUA10-090 Dear Mr. Kopet: This letter is to inform you that on September 24'", 2013 1 received the third quarterly monitoring report for the Olympus Villa mitigation project. The project appears to be meeting performance standards. Two copies of the fourth quarterly monitoring report were due to the City on October 24, 2013. Please submit copies of this report as soon as possible. If you have any questions I can be reached at (425) 430-7382. Sincerely, trald Wasser, Planner Current Planning Division cc: City of Renton File LUAIO-090 Ed Sewall, Sewall Wetland Consulting Renton City Hall . 1055 South Grady Way . Renton, Washington 98057 • rentonwa.gov September 24 2013 ok Rocale Timmons � 3 City of Renton Department of Community and Economic Development 1055 South Grady Way Renton, Washington 98057 Sewall Wetland Consulting, Inc. 27641 Cm ington Way SF #2 Phone: 253-859.0515 Covu-igtm WA %042 Fa)c_ 25-x.5247,42 Re: Olympus Villa — Year 1- 3rd Quarterly Report SWC Job#10-144 lCity of itm-File LUAP-M Dear Rocale, 101,11A m a alP, oor S'M!cj 61�ru a This report describes the results of Sewall Wetland Consulting, Inc. third quarter monitoring of the Olympus Villa mitigation project. tX !Ott P1 E 1311N Se NE.10� S, m � N� Nrh Ct m z $c I; Rh s; SL I1' m 9! -€Yittectrfy Iq� Sc'x.-p ht $In ,may ' tk ttb! a1' ith P Smr � A ozr,M p in m A N r.. ith 5[ - SF '34th St s' o a NE 1x51h s1 � a t _ C,1 .. r � N6 41R ry{ ?.E 128th St � � NE fitly at u Z to -NE 7•c.P1 'n NE 3- In 4 5 - 14E Sia R _. NE H!a 5l. 'A NF -o S. NE NE 7th W NE 7[h i' 54 z K NE Em S. m. SS �gAv s a NE Sr S° z p z � m n, - - sE 1241h s rz 3,d C1 U c X S o to m Vicinity Map n m SE } M 0 ... v'r , F....,- y_ gc ;2i tk - - sE 1241h s rz 3,d C1 U c X S o to m Vicinity Map 0 Olympus Villa Sewall Weiland Consulting, Inc. September 24, 2013 Page 2 o f 7 The site Iocated on the east side of Nile Avenue NE (148th Avenue SE) in the City of Renton, Washington (the "site"). Specifically, the site consists of an irregular shaped parcel in a portion of the SW `/4 of Section 11, Township 23 North, Range 5 East of the Willamette Meridian in King County, Washington. 1.0 WETLAND MITIGATION CONCEPT AND GOALS 1.1 Mitigation Concept The proposed project included the expansion of the existing wetland by 6,269sf as well as enhancement of the previously degraded buffer area through the removal of Himalayan blackberry and the installation of a mix of native trees and shrubs. 1.2 Mitigation Goals 1.2.1 Enhance the wetland buffer though planting of native trees and shrubs. 1.2.3 Create 6,269sf area of wetland. 2.0 INTRODUCTION Although the success and final outcome of wetland mitigation, restoration and enhancement projects is never guaranteed, certain procedures can be utilized to increase the probability of success. One of the most important procedures for success following proper design and installation is the establishment of a monitoring plan to track changes and developments within the system. Monitoring provides the opportunity to evaluate the success of planted material within the system and observe early establishment of pioneer and volunteer species. By observing the success of planted and volunteer species during the first five years of the project, it may be possible to speculate on the successional pathway taken., and general success of the project. Monitoring at the Olympus Villa mitigation area is to be conducted eight times over a five year period. Monitoring will be conducted four times the first year, and once a year for the following four years. This report represents the third quarter report for Year 1 with fieldwork conducted on in July of 2013. During each site visit the overall success and rigor of the installation plantings is to be evaluated. Observations will also be made for any exotic/invasive species or native volunteer vegetation which may have entered the area. In addition, the wetland creation • 0 Olympus Villa Sewall Wetland Consulting, Inc. Seplember 24, 2013 Page 3 q f 7 areas will be monitored during the early growing season for proper wetland hydrology. Sampling methodology is described in section 4.0 below. 3.0 STANDARDS OF SUCCESS As described in the approved plan, the standards of success for the project are as follows; 1. Evaluation of the success of the mltigation project wil I be based upon an 80% survival rate for al I planted woody vegetation at the end of Year 5. 2. Volunteer native, non-invasive species wilt be included as acceptable components of the mitigation success. 3, Success of the mitigatlon within the mitigation areas will be determined by Year t: 100 % survival of a II planted shrubs and trees, 50% ground cover of herbaceous vegetation Year 2: 80% survival of planted material and 60% or greater ground cover of herbaceous vegetation Year 3: 55 % aeral shrub coverage at the end of Year 3 and Al % herbaceous ground cover Year 4: 75 % aerial shrub coverage at the and of Year 4 Year 5: 80% aerial shrub coverage at the end of Year 5 and 00%, ground cover of herbaceous vegetation 4. Not more than 10% cover of non-native invasive specles within mltlgatlon area during any of the 5 years. 5. Volunteer native, non-Invaslve specles will be Included as acceptable components of the mltlgatbn. 6. Successful hydrology will be determined by whether soli saturation or nundation occurs during the early growing season. Specifically, hydrology should meet the criteria as stated In the Department of Army Corp of Engineers delineation manual including the western regional supplement, 4,0 SAMPLING METHODOLOGY The mitigation area wl II be monitored 7 times over a flue -year period. Monitoring will be conducted twice the first two years (once in the early growing season and once in the fal) and once per year in the following three years. Monitoring W II be conducted using the techniques and procedures described below to quantify the survival, relative health and growth of plant material as well as the successful enhancement of the buffer vegetation. A single monitoring report submitted at the end of each monitoring year will describe and quantify the status of the mitigation at that time. The vegetation and hydrology wilt be monitored during the site visit conducted during each monitoring year. Vegetation All the planted material in the mitigation area will be inspected during each mon itoring visit to determine the level of survival of the installation, The health and vigor of the plants and the overall condition of the mitigation areas will be noted. Healthy, vigorous plant material wil I be documented to determine both overal I success of the plantings and individual species success. Vegetation monitoring will be completed during each site visit of each monitoring year and will be documented In a single report prepared at the end of each monitodng year. Hydrology Hydrology wil I be monitored twice the first and second year and once each of the following years. Hydrology will be monitored in the spring (early growing season) to determine that adequate wetland hydrology has been obtained within the wetland creation area. Hydrology wil I be monitored by hand excavating a small hole to a depth of 16 -inches and the data will be recorded. The locations of hydrology monitoring pits will be indicated on a map within the monitoring report. 0 Olympus Villa Sewall Weiland Consulting, Inc. September 24, 2013 Page 4 of 7 5.0 OBSERVATIONS AND DISCUSSION OF SITE CONDITIONS The following is our observations of the mitigation site taken in July of 2013. 5.1 THIRD QUARTER 5.1.1 Survival Statistics for Installed Plant Material As required by the Year 1 criteria, the survival rate for all planted species is 100% at this time. Herbaceous ground cover is 100% except in the wetland creation area which is approximately 65% right now. 5.1.2 Invasive vegetation The enhanced buffer area was originally covered with blackberry. As a result, control of blackberry on this site will need to be closely monitored. Blackberry maintenance has been ongoing since the installation, and currently blackberry coverage (as well as all other weedy species) is very low with only a few small scattered blackberry shoots present representing < 5% of aerial coverage. This meets the criteria required of not more than 10% weedy species coverage. Some blackberry removal is necessary and will be performed at this time to insure this stays below the 15% threshold. 5.1.3 Hydrology The wetland creation areas were dry during our dry season review of the mitigation area as would be expected at this time of year. The abutting undisturbed wetland was also observed to be dry at this time. 6.0 RECOMMENDATIONS & CONCLUSIONS The site is meeting all of the monitoring requirements for Year 1. The Year 1, 4t'' quarter monitoring is scheduled to take place in October of 2013 with a report to the City to follow shortly. 0 Olympus villa Sewall Welland Consulting, Inc. September- 24, 2013 Page 5 of 7 If you have any questions or need any additional infozz-nation please contact me at (253) 859-0515 or by email at esewalI@sewallwc.com. Sincerely, Sewall Wetland Consulting, Inc. Ed Sewall Senior Wetland Ecologist PWS #212 0 Olympus Villa Sewall Welland Consulting, Ine_ September 24, 2013 Page 6 o f 7 Above: Looking east across north end of mitigation site. 0 Olympus villa Sewall Wetland Consulting, Inc. September 24, 2013 Page 7 of 7 Above: Looking southeast across wetland creation portion of mitigation site. November 14, 2013 Aaron Kopet CamWest Olympus Villa, LLC 9720 NE 120th Pl, Ste 100 Kirkland, WA 98034 Subject: Receipt of Third Quarterly Monitoring Report Olympus Villa Mitigation City of Renton File LUA10-090 Dear Mr. Kopet: This letter is to inform you that on September 24th, 2013 1 received the third quarterly monitoring report for the Olympus Villa mitigation project. The project appears to be meeting performance standards. Two copies of the fourth quarterly monitoring report were due to the City on October 24, 2013. Please submit copies of this report as soon as„possible. If you have any questions I can be reached at (425) 430-7382. Sincerely, Gerald Wasser, Planner Current Planning Division cc: City of Renton File LUA10-090 Ed Sewall, Sewall Wetland Consulting Denis Law Mayor City 1}' r -J r � - May 28, 2013 Department of Community and Economic Development C.E. "Chi p"Vincent, Administrator Aaron Kopet Cam West Olympus Villa, LLC 9720 NE 120th Pl, Suite 100 Kirkland, WA 98034 Subject: Receipt of Second Quarterly Monitoring Report Olympus Villa Mitigation City of Renton File LUA10-090 Dear Mr. Kopet: This letter is to inform you that on April 24th I received the second quarterly monitoring report for the Olympus Villa mitigation project. The project appears to be meeting performance standards. Two copies of the third quarterly monitoring report are due to the City by July 24, 2013. if you have any questions 1 can be reached at (425) 430-7219. Sincerely, Cale'' R tale Timmons, Planner Current Planning Division cc: City of Renton File LUA10-090 Ed Sewall, Sewall Wetland Consulting Renton City Hall . 1055 South Grady Way • Renton, Washington 98057 . rentonwa.gov Sewall Wetland Consulting, Inc. 253& 276T1Cm%0mWay SE#2 Mm 99 -MI5 CoOVim WA %M Fax: 253,9524M April 23, 2013 Rocale Timmons City of Renton Department of Community and Economic Development 1055 South Grady Way Renton, Washington 98057 Re- Olympus Villa — Year 1- 2"' Quarterly Report SWC Job# 10- 144 City of Renton' File LUAO-090 Dear Roeale, This report describes the results of Sewall Wetland Consulting, Inc. second quarter monitoring of the Olympus Villa mitigation project. Vicinity Map 1W �ICII l, .1k sin 1z ro tlk- V P. M Inn, 31 411, St SE Qath Si >fd I Vicinity Map Olympus Villa S'eivall Welland Consulting, Inc. Aptil 23, 2013 Page 2 of '8 The site located on the east side of Nile Avenue NE (148th Avenue SE) in the City of Renton, Washington (the "site"). Specifically, the site consists of an irregular shaped parcel in a portion of the SW '/4 of Section 11, Township 23 North, Range 5 East of the Willamette Meridian in King County, Washington. 1.0 WETLAND MITIGATION CONCEPT AND GOALS 1.1 Mitigation Concept The proposed project included the expansion of the existing wetland by 6,269sf as well as enhancement of the previously degraded buffer area through the removal of Himalayan blackberry and the installation of a mix of native trees and shrubs. 1.2 Mitigation Goals 1.2.1 Enhance the wetland buffer though planting of native trees and shrubs. 1.2.3 Create 6,269sf area of wetland. 2.0 INTRODUCTION Although the success and final outcome of wetland mitigation, restoration and enhancement projects is never guaranteed, certain procedures can be utilized to increase the probability of success. One of the most important procedures for success following proper design and installation is the establishment of a monitoring plan to track changes and developments within the system. Monitoring provides the opportunity to evaluate the success of planted material within the system and observe early establishment of pioneer and volunteer species. By observing the success of planted and volunteer species during the first five years of the project, it may be possible to speculate on the successional pathway taken, and general success of the project. Monitoring at the Olympus Villa mitigation area is to be conducted eight times over a five year period. Monitoring will be conducted four times the first year, and once a year for the following four years. This report represents the second quarter report for Year 1 with fieldwork conducted on April 22, 2013 _ During each site visit the overall success and rigor of the installation plantings is to be evaluated. Observations will also be made for any exotic/invasive species or native volunteer vegetation which may have entered the area. In addition, the wetland creation Olympus colla Sewall Welland Consulting, Inc_ April 23, 2013 Page 3 a f 8 areas will be monitored during the early growing season for proper wetland hydrology. Sampling methodology is described in section 4.0 below. 3.0 STANDARDS OF SUCCESS As described in the approved plan, the standards of success for the project are as follows, 1. Evaluation of the success of the mitigation project will be based upon an 8TIo survival rate for all planted woody vegetation at the end of Year 5, 2. Volunteer native, non-invasive species will be included as acceptable components of the mitigation success. 3. Success of the mitigation within the mitigation areas will be determined by Year l: 100 % survlvai of all planted shrubs and trees, 50% ground cover of herbaceous vegetation Year 2: 80% survival of planted material and 60% or greater ground cover of herbaceous vegetation Year 3: 55 % aerial shrub coverage at the end of Year 3 and 7D % herbaceous ground cover Year 4: 75 % aerial shrub coverage at the end of Year 4 Year 5: 80% aerial shrub coverage at the end of Year 5 and 900%, ground cover of herbaceous vegetation 4. Not more than 101/6 cover of non-native Invaslve species w3thln mltlgat♦on area during any of the 5 years, 5. Volunteer native, non-Invaslve species will be Inciuded as acceptable components of the mltlgallon. 6. Successful hydrology will be determined by whether sell saturation or Inundation occurs during the early growing season. Speclflcally, hydrology should meet the crfterla as stated In the Department of Army Corp of Engineers delinealion manual including the western regional supplement, 4.0 SAMPLING METHODOLOGY The mitigation area will be monitored 7 times over a five-year period. Monitoring will be conducted twice the first two years (once in the early growing season and once in the fai) and once per year in the following three years. Monitoring will be conducted using the techniques and procedures described below to quantity the survival. relative health and growth of plant material as well as the successfui enhancement of the buffer vegetation. A single monitoring report submitted at the end of each monitoring year will describe and quantify the status of the mitigation at that time. The vegetation and hydrdogy will be monitored during the site visit conducted during each monitoring year. Vegetation All the planted material In the Ktigation area will be inspected during each monitoring visit to determine the level of survival of the installation. The health and vlgor of the plants and the overall condition of the mitigation areas wlli be noted. Healthy, vigorous plant material will be documented to determine bath overall success of the plantings and individual species success, Vegetation monitoring will be completed during each site visit of each monitoring year and will be documented In a single report prepared at the end of each monitortng year, Hydrology Hydrology will be monitored twice the fast and second year and once each of the following years, Hydrology will be monitored in the spring (early growing season) to determine that adequate wetland hydrology has been obtained within the wetland creation area. Hydrology will tie monitored by hand excavating a small hole to a depth of 166inches and the data will be recorded. The #ocations of hydfology monitoring pits will be indicated on a map within the monitoring report. Olympus Villa Sewall Wetland Consulting, Inc_ April 23, 2013 Page 4 of 8 5.0 OBSERVATIONS AND DISCUSSION OF SITE CONDITIONS The following is our observations of the mitigation site taken on April 22, 2013, 5.1 SECOND QUARTER 5.1.1 Survival Statistics for Installed Plant Material As required by the Year 1 criteria, the survival rate for all planted species is 100% at this time. Herbaceous ground cover is 100% except in the wetland creation area which is approximately 65% right now. 5.1.2 Invasive vegetation The enhanced buffer area was originally covered with blackberry. As a result, control of blackberry on this site will need to be closely monitored. Blackberry maintenance has been ongoing since the installation, and currently blackberry coverage (as well as all other weedy species) is very low with only a few small scattered blackberry shoots present representing < 1% of aerial coverage. This meets the criteria required of not more than 10% weedy species coverage. 5.1.3 Hydrology The wetland creation areas had standing water in depths from l "-3" in the northern creation area and 1 "-6" in the southern creation area, clearly meeting the wetland hydrology criteria as this observation in April is well into the growing season. 6.0 RECOMMENDATIONS & CONCLUSIONS The site is meeting all of the monitoring requirements for Year 1. The Year 1 3rd quarter monitoring is scheduled to take place in July of 2013 with a report to the City to follow shortly. Olympus Villa Sewall Weiland Consulting, Inc. April 23, 2013 Page 5 of '8 If you have any questions or need any additional information please contact me at (253) 859-0515 or by email at esewall@sewallwc.com, Sincerely, Sewall Wetland Consulting, Inc. Ed Sewall Senior Wetland Ecologist PWS #212 Olympus Villa Sewall Wetland Consulting, Inc. April 23, 2013 Page 6 of 8 Above: Looking east across north end of mitigation site 4-22-I3. Olympus Villa Sewall Wetland Consulting, Inc. Apel 23, 2013 Page 7 of S i. a Above: Looking south along the southern end of the mitigation site 4-22-13. Above: Looking southeast across wetland creatiotr pon, ion of mitigation site 4-22-! Olympus Villa Sewall Wetland Consulting, Inc. April 23, 2013 Page 8 of 8 Above: Looking northwest across wetland creation portion of mitigation site 4-22-13. Denis Law IY Of Mayori f �rg ir I& April 19, 2013 Department of Community and Economic Development C.E."Chip"Vincent, Administrator Bruce Knowlton CamWest Olympus Villa, LLC 9720 NE 120th PI, Ste 100 Kirkland, WA 98034 Subject: Receipt of First Quarterly Monitoring Report Olympus Villa Mitigation City of Renton File LUA10-090 Dear Mr. Knowlton: This letter is to inform you that on January 181h i received the first quarterly monitoring report for the Olympus Villa mitigation project. The project appears to be meeting performance standards: Two copies of the second quarterly monitoring report are due to the City by April 24, 2013. If you have any questions 1 can be reached at (425) 430-7219. Sincerely, R ale Timmons, Planner Current Planning Division cc: City of Renton File LUA10-090 Ed Sewall, Sewall Wetland Consulting Renton City Ball • 1055 South Grady Way • Renton, Washington 98057 . rentonwa.gov • v l�i��e�!rl, �, _. ..._...-. ---- Sewall Wetland Consulting, Inc. - 27641 Covmgbn Way SE #2 Phone: 253&99-0515 Covington WA 98042 Fax 25.3-8524732 January 11, 2013 JgIV .18 10?3 Rocale Timmons .!� r+_ ,`- r•= City of Renton Department of Community and Economic Development 1055 South Grady Way Renton, Washington 98057 Re: Olympus Villa — Year I - l" Quarterly Report SWC Job#10-144 City of Renton File LUAO-090 Dear Rocale, This report describes the results of Sewall Wetland Consulting, Inc- first quarter monitoring of the Olympus Villa mitigation project. Nc r01n � � m to NE IPM St NE 14th 51 m SE 11[irh 5t Sc 110th gl NE 7rh C 11Aj� 7!h P $nE m NE -[h P NE 7M st T „NF. 15th stm w A 5. iZath St a' NE sm Sf m si :24K' 21 a RE c it ME q;, Ss zNE Sth PI 9 2 NE BN G m T NE Bt^ 51 F of nt -C 8E ! 1 [Nh 51 NE 7rh C 11Aj� 7!h P $nE m NE -[h P NE 7M st T „NF. 15th stm w A 5. iZath St a' NE sm Sf m si :24K' 21 a m zNE Sth PI s SE i2Sth st ? F 9E '29th 51 F, NE 51h 81 Z T NE Ch G - M B m �tlS 9 n = SE 128th StNE m I 41h Sl SE 120B+St :v= PI 's r1E 3';: :n tSL 3,6,;t 9 NE 3M Pt v Nr 3rd St m NE?^n Sl T �a Vicinity Map i a m 9 Olympus Villa Sewall Wetland Consulting, Inc. January 11, 203 Page 2 of 8 The site located on the cast side of Nile Avenue NE (148th Avenue SE) in the City of Renton, Washington (the "site")_ Specifically, the site consists of an irregular shaped parcel in a portion of the SW'/, of Section 11, Township 23 North, Range 5 East of the Willamette Meridian in King County, Washington. 1.0 WETLAND MITIGATION CONCEPT AND GOALS 1.1 Mitigation Concept The proposed project included the expansion of the existing wetland by 6,269sf as well as enhancement of the previously degraded buffer area through the removal of Himalayan blackberry and the installation of a mix of native trees and shrubs. 1.2 Mitigation Goals 1.2.1 Enhance the wetland buffer though planting of native trees and shrubs. 1.23 Create 6,269sf area of wetland. 2.0 INTRODUCTION Although the success and final outcome of wetland mitigation, restoration and enhancement projects is never guaranteed, certain procedures can be utilized to increase the probability of success. One of the most important procedures for success following proper design and installation is the establishment of a monitoring plan to track changes and developments within the system. Monitoring provides the opportunity to evaluate the success of planted material within the system and observe early establishment of pioneer and volunteer species. By observing the success of planted and volunteer species during the first five years of the project, it may be possible to speculate on the successional pathway taken, and general success of the project. Monitoring at the Olympus Villa mitigation area is to be conducted eight times over a five year period_ Monitoring will be conducted four times the first year, and once a year for the following four years, This report represents the fourth quarter report for Year 1. During each site visit the overall success and rigor of the installation plantings is to be evaluated. Observations will also be made for any exotic/invasive species or native volunteer vegetation which may have entered the area. In addition, the wetland creation areas will be monitured during the early growing season foi• proper wetland hydrology. Sampling methodology is described in section 4.0 below, 0 3.0 STANDARDS OF SUCCESS is Olympus Villa Sewall Wetland Consulting, Inc. January 11, 2013 Page 3 of 8 As described in the approved plan, the standards of success for the project are as follows; 1. Evaluation of the success of the mitigation project will be based upon an 80°% survival rate for all planted woody vegetation at the end of Year 5. 2. Volunteer native, noMnvasive species will be included as acceptable components of the mitigation success. 3. Success of the mitigation within the mitigation area will be determined by Year 1; 100 °% survival of all planted shrubs and trees. 50°% ground cover of herbaceous vegetation Year 2; 80% survival of planted material and 60°% or greater ground cover of herbaceous vegetation Year 3; 55 % aerial shrub coverage at the end of Year 3 and 70 % herbaceous ground cover Year 4; 75 "% aerial shrub coverage at the end of Year 4 Year 5; 80% aerial shrub coverage at the er�d of Year 5 and 80%, ground cover of herbaceous vegetation 4. Not more than 10°% cover of non-native Invasive species within mitigation area during any of the 5 years. 5. Volunteer native, noninvasive species will be Included as acceptable components of the mitigation. 6. Successful hydrology will be determined by whether soil saturation or Inundation occurs during the early growing season. Specifically, hydrology should meet the crlterla as stated In the Department of Army Corp of Engineers dellneatlon manual Including the western regional supplement, 4.0 SAMPLING METHODOLOGY The mitigation area will be monitored 7 times over a five-year p&od. Monitoring will be conducted twice the first two years (once in the early growing season and once in the fall) and once per year in the following three years. Monitoring will be conducted using the techniques and procedures descr bed below to quantify the survival, relative health and growth of plant material as well as the successful enhancement of the buffer vegetation. A single monitoring report submitted at the and of each monitoring year will describe and quantity the status of the mitigation at that time. The vegetation and hydrology Oil be monitored during the site visit conducted during each manitaring year. Vegetation I All the planted material in the mitigation area will be inspected during each monitoring visit to determine the level of survival of the Installation. The health and vigor of the plants and the overall condition of the mitigation areas will be noted. Healthy, vigorous plant material will be documented to determine both overall success of the plantings and individual species success, Vegetation monitoring will be completed during each site visit of each monitoring year and will be documented In a single report prepared at the end of each monitoring year. Hydrology Hydrology will be monitored twice the first and second year and once each of the following years. Hydrology will be monitored in the spring (early growing season) to determine that adequate wetland hydrology has been obtained within the wetland creation area. Hydrology will be monitored by hand excavating a small hole to a depth of 116 -inches and the data will be recorded. The locations of hydrology monitoring pits will be indicated on a map with In the monitoring report. 0 0 Olympus Villa sS'eivall Wetland Consulting, Inc. .Ianuary 11, 1013 Page a a f 8 5.0 OBSERVATIONS AND DISCUSSION OF SITE CONDITIONS The following is our observations of the mitigation site taken on January 3, 2013. 5.1 FIRST QUARTER 5.1.1 Survival Statistics for Installed Plant Material As required by the Year 1 criteria, the survival rate for all planted species is 100% at this time_ Herbaceous ground cover is 100% except in the wetland creation area which is approximately 40% right now. 5.1.2 Invasive vegetation The enhanced buffer area was originally covered with blackberry. As a result, control of blackberry on this site will need to be closely monitored. Blackberry maintenance has been ongoing since the installation, and currently blackberry coverage (as well as all other weedy species) is <5%. This meets the criteria required of not more than 10% weedy species coverage. 5.1.3 Hydrology The wetland creation areas had standing water in depths from F'4", clearly meeting the wetland hydrology criteria. However, this is the winter season so a better reflection of wetland hydrology will be the 2nd quarter monitoring which will take place in the spring in the early part of the growing season. 6.0 RECOMMENDATIONS & CONCLUSION The site is meeting all of the monitoring requirements for Year 1. The Year 1 2nd quarter monitoring is scheduled to take place in Late March, 2013 with a report to the City to follow shortly_ 9 0 Olympus Villa Sewall Wetland Consulting, Inc. January 11, 2013 Page 5 of 8 If you have any questions or need any additional information please contact me at (253) 859-0515 or by email at esewail@sewallwc.com. Sincerely, Sewall Wetland Consulting, Inc. Ed Sewall Senior Wetland Ecologist PWS 4212 Above: Looking north from center of mitigation site 1-3-13. Olympus Villa Sewall Wetland Consulting, Inc. .January 11, 2013 Page 6 of 8 Above: Looking southeast along the southern end of the mitigation site 1-3-13, ! 0 Olympus Villa Sewall Wetland Consulting, Inc. January 11, 2013 Page 7 of 8 Above: Looking southeast acro,s-s wetland creation portion cif miligation site 1-3-13. Olympus Villa Sewall Weiland Consulting, Inc. January 11, 2013 Page 8 of 8 Above: Looking northwest across wetland creation portion ref mitigation Nile 1-3-13. Alnh Denis Law 0 Mayor City of � s S Department of Community and Economic Development December 2.8, 2012 C.E."Chip"Vincent, Administrator Bruce Knowlton CamWest Olympus Villa, LLC 9720 NE 120th. PI, Ste 100 Kirkland, WA 98034 Subject: Request for Status of Maintenance and Monitoring Olympus Villa Mitigation City of RentonF tUA10-0§T Dear Mr. Knowlton: City of Renton Municipal Code requires that maintenance and monitoring reports be received quarterly for the first year and annually thereafter. The City has yet to receive your 1St quarterly report due on October 24, 2012. This letter serves as.notice that you have 30 days upon receipt of this letter to submit the status of the mitigation project, or the matter will be turned over to the Code Compliance Section. Please submit this and all subsequent materials relating to the wetland mitigation project to my attention. I can be reached at 425-430-7219 with any questions. Sincerely, l Rocale Timmons Associate Planner cc: City of Renton File LUA10-090 Ed Sewall, Sewall Wetland Consulting Jennifer Henning, Current Planning Manager Donna Locher, Code Compliance Inspector Renton City Hall • 1055 South Grady Way . Renton, Washington 98057 rentonwa.gov Denis Law Mayor city ofImW �,' Department of Community and Economic Development July 24, 2012 C.E."Chip"Vincent, Administrator Bruce Knowlton CamWest Olympus Villa, LLC 9720 NE 12& PI, Ste 100 Kirkland, WA 98034 SUBJECT: Start of Monitoring and Receipt of Surety Olympus Villa Preliminary Plat City of Renton f ile, LUA-10-M Dear Mr. Knowlton: Monitoring and Maintenance Period Start Date: On July 24, 2012 the Certificate of Installation. for the Olympus Villa Preliminary Plat mitigation project, from Sewall Wetland Consulting was received. Therefore, the date of this letter marks the beginning of your minimum 5 -year maintenance and monitoring period. As a reminder, reports are due quarterly for the first year and annually thereafter. Your first quarterly monitoring report is due to the City on October 24, 2012. Please send three copies of the report to my attention. This letter is also confirming the City has received a surety device (cash) in the amount of $19,375.00 to cover the cost of a minimum five years successful maintenance and monitoring. In order to assure the quickest possible release of your surety device, please ensure prompt monitoring and maintenance are performed for the duration of your monitoring period. If at any time during your minimum five-year monitoring period the mitigation project falls below performance standards, the monitoring period will be placed on hold. Once the mitigation project regains compliance with approved performance standards, the maintenance and monitoring timeframe will restart for a period necessary to establish that performance standards have been met. I look forward to receiving your first quarterly maintenance and monitoring report, which was due on October 24, 2092. Sincerely, CAL- LIYt/i Ro ale Timmons, Planner Current Planning Division cc: Carrie Olson, Engineering Specialist Sewell Wetland Consulting, Inc. Yellow File Renton City Mall . 1055 South Grady Way • Renton, Washington 98057 . rentonwa.gov PR<.R$FERENCE IS�rJF}iJ�'TE 1911.70'44 b_ qOp USD APRIL 13, 2012 ,a - "Z'•(INSERT DAME AfiD TITLE) HEREBY CERTTFY THAT I AM A REPRESENTATIVE OF CITY OF RENTON AUTHORIZED TO EXECUT F THIS STATEMENT AND 3DFM7AND PAYMENT OF US$ (INSERT AMOUNT) UNDER PNC BANK, NATIONAL ASSOCIATION LETTER OF CREDIT NO. 18117044-00-000 DATED APRIL 13, 2012_ I FURTHER CERTIFY TTn;T THE AMOUNT OF THIS DRAWING, REPRESENTS F"U"NDS DUE US AS SPIE HIVE BEEN NOT'IFI'ED THAT PNC BP -NK, NATIONAL ASSOCIATION HAS ELECTED NOT TO FURTHER Page 1 of 2 18117044-D0-000 Page 2 of 2 18117044- CQ- OQQ 0 0 DEPARTMENT OF COMMUNITYr city -of � ®R-'?" AND ECONOMIC DEVELOPMENT t ®� M E M Q R A N D U M DATE: July 24, 2012 TO: Carrie Olson FROM: Rocale Timmons SUBJECT: Release of Assignment of Funds Olympus Villa Mitigation Installation City of Renton LUA10-090 Carrie, Please initiate the paperwork to release, the assignment of funds for the installation of the mitigation project for the Olympus Villa Preliminary Plat. The amount is for $13,594.98. The release applies to the wetland mitigation installation. A copy of the paperwork should also go in the yellow file and to the City Clerk's office. Thank you! h:\ced\planning\current planningNwetlands\olympus villa install assignment of funds - release.doc A' . � t ons-.'� r�n�rn��o��Q� '.��' = r: t9 n n c° 0 7 n n c is Q�cso [r]o,: r- c ro n •• n- p C -0 N o'CRto n SmO-G O ,�.6 S'4Ej gIT,ft rD �31 CD -s¢ 'a o po c G �v O y Pt �� �.v 00 r- R =.� Q ✓ �� C cr O �' c� ren ,• ^' O � .cr c CDn� C o n a = a crRA>ID 00 CD Q.SID =rOp r* R CD 10 -1 n ca n• / O C 4 Q CD ao� x 4;-1Cr yy 2. CD O R CD oil qQd cD CD x a� a o• � c a m n° ¢ p ern =r A' . � t t '.��' = r: t9 n n c° 0 7 n n c is Q�cso [r]o,: r- c ro n •• n- p C -0 N o'CRto n SmO-G O ,�.6 S'4Ej gIT,ft 70 C ?'wy [C C T•' rtet �' t74 W A .�'+ tic N cSa • April 25, 2011 CERTIFICATE OF MAILING STATE OF WASHINGTON ) COUNTY OF KING 0 BONNIE I. WALTON, City Clerk for the City of Renton, being first duly sworn on oath, deposes and says that she is a citizen of the United States and a resident of the State of Washington, over the age of 21 and not a party to nor interested in this matter. That on the 25th day of April, 2011, at the hour of 5:00 p.m. your affiant duly mailed and placed in the United States Post Office at Renton, King County, Washington, by first class mail to all parties of record the Hearing Examiner's Decision for the Olympus Villa Preliminary Subdivision (LUA-10-090 ECF, PP). Bonnie I. Walton, City Clerk SUBSCRIBED AND SWORN TO BEFORE me this 25th day of April, 2011. 4►�� f .'R"�Q ,q Cynt 'a R. M0027- Notary oy2' Notary Public in and for the State of '�,;•..""'"'`i+iy� Washington, residing in Renton �,fEzfr�i My Commission expires: 8/27/2014 Robert Anderson & Gale Miner 13607 461st Avenue SE North Bend, WA 98045 Pastor David Shenk Awesome Yah Church, Church of Yah in Christ 702 Nile Avenue NE Renton, WA 98059 Ken Bouvier 721 Rosario Place NE Renton, WA 98059 9918;'9915;. ��a,t� KAr alglaedwoJ u<u !q x LULU cL;ULM; ap 9�;nnb!t� 09[ 9,109 L9� Fja1v gtlr�. apindL�joa 815 Z x :,1 anis Iagel . 41ill Finkbeiner Finkbeiner Development Raymond Woo 12011 Bel -Red Road #206 14404 SE 87th Street Bellevue, WA 98005 Newcastle, WA 98059 Dinah Prather 709 Rosario Place NE Renton, WA 98059 Jarrod Faehnrich 751 Orcas Avenue NE Renton, WA 98059 Robert Johnseine 9805 NE 116th Street #7499 Kirkland, WA 98034 Kerry & 5hana Curran 715 Rosario Place NE Renton, WA 98059 label size 1" x 2 5?8" compatible vaith Avery '5160'8160 ' Etiquette de format 25 mm x 67 mm compatible avec Avery �','5160!8160 Karen Walter Jon Newman Watersheds and Land Use Team Leader Mina Fletcher 8070 Langston Road S Muckleshoot Indian Tribe Fisheries Div. 667 Rosario Place NE Seattle, WA 98178 39015 172nd Avenue SE Renton, WA 98059 Auburn, WA 98092 Dion Coleman Michael Krohn Kevin Van Flandern 5821 NE 8th Street 457 Pasco Place NE 600 Pasco Place NE Renton, WA 98059 Renton, WA 98059 Renton, WA 98059 John Nelson Merrick McGinnis Peggy & George Bukota 12865 47th Place 5915 NE 4th Place S77 Rosario Avenue NE Bellevue, WA 98006 Renton, WA 98059 Renton, WA 98059-4553 Martin Paquette, PLS Brian Baggett Carlos Lopez Renton Technical College 511 Pasco Place NE 523 Pasco Place NE 3000 NE 4th Street Renton, WA 98059 Renton, WA 98059 Renton, WA 98056 Russ Gawler George A. Sabol Vyacheslav Rebrik 517 Pasco Place NE 528 Pasco Place NE 567 Pasco Place NE Renton, WA 98059 Renton, WA 98059 Renton, WA 98059 Judy Zaccaria Elvina Tong Allison Feely 579 Pasco Place NE 603 Pasco Place NE 615 Pasco Place NE Renton, WA 98059 Renton, WA 98059 Renton, WA 98059 Kim Racine Mythu Chiem Turen Pang 653 Pasco Place NE 665 Pasco Place NE 5914 NE 7th Street Renton, WA 98059 Renton, WA 98059 Renton, WA 98059 label size 1" x 2 5?8" compatible vaith Avery '5160'8160 ' Etiquette de format 25 mm x 67 mm compatible avec Avery �','5160!8160 Beng Cabrera Hyung J. Palk Avenue NE 508 Rosario Avenue NE 480 Rosario Avenue NE 98059 Renton, WA 98059 Renton, WA 98059 label size 1" x 2 5.B" compatible with Avery'�'5160i8160 Etiquette de format 25 mm x 67 mm compatible avec Avery 0'5160/8160 i=.S37dVLS 2lq;IAL ) LULU /9 X 'LIJU CZ L UJJBJ 9p I� 09�8,091�-: Faa,hya�r:algl.admo� _.8r'� Z x .: e'i` =ws Valerie Harris Brandon Lee h Street 658 Pasco Place NE 618 Pasco Place NE A 98059 Renton, WA 98059 Renton, WA 98059 Mary Ann Ferreira Wayne Messere 'lace NE 556 Pasco Place NE 522 Pasco Place NE 4 98059 Renton, WA 98059 Renton, WA 98059 Ricky Canlez Jill Wirick 'lace NE 510 Pasco Place NE 5921 NE 4th Place a 98059 Renton, WA 98059 Renton, WA 98059 Mary D'Ettore Melissa Bouthillier h Place 6013 NE 4th Place 463 Pasco Place NE a 98059 Renton, WA 98059 Renton, WA 98059 den Michael Le Kate Bressan Avenue NE 518 Quincy Avenue NE 564 Quincy Avenue NE k 98059 Renton, WA 98059 Renton, WA 98059 i Beth Josef Linda Gallup Daren Kobata Avenue NE 614 Quincy Avenue NE 625 Quincy Avenue NE 1 98059 Renton, WA 98059 Renton, WA 98059 ialanta Joe Mendoza Louise Chan Avenue NE 568 Pasco Place NE 671 Pasco Place NE k 98059 Renton, WA 98059 Renton, WA 98059 en Jaynes Hoo Cheryl Takano Avneue NE 605 Rosario Avenue NE 617 Rosario Avenue NE s 98059 Renton, WA 98059 Renton, WA 98059 ck Anh V. Nguyen Robert Hansen Avenue NE 566 Rosario Avenue NE 526 Rosario Avenue NE 98059 Renton, WA 98059 Renton, WA 98059 Beng Cabrera Hyung J. Palk Avenue NE 508 Rosario Avenue NE 480 Rosario Avenue NE 98059 Renton, WA 98059 Renton, WA 98059 label size 1" x 2 5.B" compatible with Avery'�'5160i8160 Etiquette de format 25 mm x 67 mm compatible avec Avery 0'5160/8160 i=.S37dVLS Dale Miller 462 Rosario Avenue NE Renton, WA 98059 Jennifer Mazurkiewicz 572 Orcas Avenue NE Renton, WA 98059 Loc Huynh 630 Orcas Avenue NE Renton, WA 98059 Jay Coleman 655 Orcas Avenue NE Renton, WA 98059 09[a,'0919C. AJ'K' Dane aig!iedwoD ww Z9 x wUJ 9d J�'Uoi ep aprbj 09121D9 G9.,, fAny ip;,,; a;q aedwoo „819 Z x :.l anis lagUl Grace Wu Dora Kwong 450 Rosario Avenue NE 5819 NE 6th Street Renton, WA 98059 Renton, WA 98059 Phong La 5715 NE 6th Street Renton, WA 98059 Todd Taylor 637 Orcas Avenue NE Renton, WA 98059 Xiaofei Shi 661 Orcas Avenue NE Renton, WA 98059 Shelley Carlin 612 Orcas Avenue NE Renton, WA 98059 Tom Beardslee 647 Orcas Avenue NE Renton, WA 98059 label size I" x 2 518" compatible with Avery x"516018160 Etiquette de format 25 rnm x 67 mm compatible avec Avery `5160'8160 • From: John E. Galt Uegalt@frontier.com] Sent: Friday, April 22, 2011 10:10 AM To: Stacy Tucker; Rocale Timmons Cc: Jennifer T. Henning; Bonnie Walton Subject: Olympus Villa Decision attached Attachments: LUA10-090.doc Follow Up Flag: Follow up Flag Status: Flagged Stacy and Rocale, • My decision is attached; I will put a signed original in today's outgoing mail addressed to Stacy. My other jurisdictions use the electronic version to make copies to distribute to parties of record. (That saves time as they don't have to wait for the signed version to arrive before issuing the decision/recommendation.) I suggest that system be used here. Have a good weekend, John E. Galt Hearing Examiner/Officer Mediator Voice/FAX: (425) 259-3144 HEARING EXAMINER'S DECISION (April 22, 2011) f A T 'ITY OF RENTON PR 2 5 2011 1 DECEIVED CITY CLERICS OFFICE BEFORE the HEARING EXAMINER Pro Tempore for the CITY of RENTON FILE NUMBER: APPLICANT: OWNERS: TYPE OF CASE: STAFF RECOMMENDATION: SUMMARY OF DECISION: DATE OF DECISION: DECISION LUA10-090, ECF, PP Finkbeiner Development ATTN: Bill Finkbeiner 12011 Bel -Red. Road, Suite 206 Bellevue, WA 98005 Robert Anderson & Gale Miner 13607 461" Avenue SE North Bend, WA 95045 Preliminary subdivision (Olympus Villa) Approve subject to conditions GRANT subject to conditions (revised) April 22, 2011 INTRODUCTION' Finkbeiner Development (Finkbeiner) seeks preliminary approval of Olympus Villa, an 11 lot single family residential subdivision of a 6.72 acre site zoned R-4. Finkbeiner filed the preliminary subdivision application on December 22, 2010. (Exhibit 11 Z) The Renton Department of Community and Economic Development, Planning Division (Planning) deemed the application to be complete on January 7, 2011. (Testimony) Any statement in this section deemed to be either a Finding of Fact or a Conclusion of Law is hereby adopted as such. Exhibit citations are provided for the reader's benefit and indicate: 1) The source of a quote or specific fact; and/or 2) The major document(s) upon which a stated fact is based. While the Examiner considers all relevant documents in the record, typically only major documents are cited. The Examiner's Decision is based upon all documents in the record. cAcxamlrentonld=\Iua 10-090.doe N HEARING EXAMINER Pro Tempore DECISION RE: LUA 10-090, ECF, PP (Olympus Villa) April 22, 2011 Page 2 of 15 The subject property is located at 12XXX Nile Avenue NE (aka 148'h Avenue SE), approximately 800 feet north of NE 6th Street (aka SE 124`h Street). The Renton Hearing Examiner Pro Tempore (Examiner) viewed the subject property on April 19, 2011. The Examiner held an open record hearing on April 19, 2011. Planning gave notice of the hearing as required by the Renton Municipal Code (RMC). (Exhibit 14) The following exhibits were entered into the hearing record during the hearing: Exhibits 1 - 12: As enumerated in Exhibit 1, the Staff Report Exhibit 13: Applicant -requested condition changes Exhibit 14: Hearing notice documentation The Examiner held the hearing record open for up to two days at the request of Finkbeiner and Planning for receipt of a water availability letter and for entry of the Environmental Review Committee (ERC) Report. The following documents were entered pursuant to that authority: Exhibit 15: Water District 90 water availability letter Exhibit lb: Environmental Review Committee Report The record closed on April 20, 2011, with receipt of Exhibit 15. The action taken herein and the requirements, limitations and/or conditions imposed by this decision are, to the best of the Examiner's knowledge or belief, only such as are lawful and within the authority of the Examiner to take pursuant to applicable law and policy. ISSUES Does the application meet the criteria for preliminary subdivision approval as established within the RMC? Should the subdivision's internal street system include a northerly extension of Pasco Place NE? FINDINGS OF FACT 1. The subject property is essentially a "flag" lot which has 54.42 feet of frontage on the east side of Nile Avenue NE and which extends some 1,290 feet to the east, eventually widening to approximately 315 feet. (Exhibit 3) The property is presently vacant, although the remains of a building, presumed to be a former residence which was demolished at an unknown time in the past, are located on the western portion of the site. (Exhibit 5 and testimony) cA,-xamlrentonldocs\1 tat0-090.doc HEARING EXAMINER Pro Tempore DECISION RE: LUA 10-090, ECF, PP (Olympus Villa) April 22, 2011 Page 3 of 15 2. A variety of land uses abut the subject property. A. The western "notch" on the south side of the subject property created by the 157 foot southerly "jog" in the south property line is occupied by an approximate 2.3 acre parcel (the Shenk parcel). The Shenk parcel contains a single-family residence near its Nile Avenue NE frontage. (Exhibits 1, 5, and 12C and testimony) B. The east half of the south property line abuts the north edge of the developed Windwood single-family residential subdivision. One of the streets in Windwood, Pasco Place NE, terminates against the common property line with the subject property. Pasco Place NE extends southerly through Windwood to eventually provide a connection to NE 4' Street (aka SE 128th Street). Windwood is a development of some 100± homes. (Exhibits 2, 3, and 5) Windwood was developed under King County regulations. (Testimony) C. The east property line abuts the rear lot line of six lots in Maureen Highlands, another 100 ± lot single-family residential subdivision developed under King County regulations. Windwood and Maureen Highlands are interconnected via NE 6`h Street which extends westerly to Nile Avenue NE. (Exhibits 2, 3, and 5 and testimony) D. The north property line abuts all or a portion of seven acreage lots, most of which access SE 120th Street a short distance to the north. One of those lots (the Newman property) is larger than the rest and is undeveloped; the rest appear to each contain a single-family residence. (Exhibits 2 and 5 and testimony) 3. The subject property is essentially flat with a very gentle downward slope from east to west. (Exhibit 3) Two regulated wetlands are found on the property: A small Category 3, disturbed wetland near the west end of the site, and a significantly larger, forested, Category 2 wetland located just east of the Pasco Place NE right-of-way alignment (extended). (Exhibits 3 and 7) Vegetation consists of a mix of shrubs, groundcover, and 95 trees. (Exhibits 1 and 5) The subject property is not located in the Aquifer Protection Zone. (Exhibit 1, p. 3) 4. Finkbeiner proposes to subdivide the subject property into 11 lots for single-family residential development, two open space tracts (Tracts A and C) totaling 87,966 square feet (SF), a 15,837 SF stormwater control tract (Tract B), and a 62,705 SF tract for future development (Tract D). (Exhibit 3) Finkbeiner has no plans to develop Tract D. (Testimony) Tract D is effectively isolated by the Category 2 wetland on Tract A from the rest of the subject property and can realistically be accessed only from the north. For all intents and purposes, Tract D most likely cannot be developed until the acreage lot to its north is further developed. The proposed lots will be served by two public streets: An east -west street (proposed NE 7`h Place) extending from Nile Avenue NE to an extension of Pasco Place NE through the property. Proposed cA cxamVentonldocslkua10-090.doe HEARING EXAMINER Fro Tempore DECISION RE: LUA 10-090, ECF, PP (Olympus Villa) April 22, 2011 Page 4 of 15 NE 7th Place will be developed as a "half -street" section, allowing for future widening to a full -width section at such time as the Shenk property develops. (Exhibit 3) Finkbeiner proposes to use the "clustering" provisions of the RMC for some of the proposed lots. As depicted on Exhibit 3, Proposed Lots 1 — 5 take advantage of those provisions. Finkbeiner asked at hearing to be allowed to include Proposed Lots 6 and 7 in the clustering calculations. (Exhibits 1 and 3 and testimony) The density of Olympus Villa as proposed will be 2.6 dwelling units per net acre. (Exhibit 1) The subdivi sion design and all of the proposed lots comply with RMC zoning, street, street network, parks, blocks, and lot configuration requirements. All of the proposed single-family residential lots access a public street. (Exhibits 1 and 3) 6. The record contains evidence that appropriate provisions have been made or can be made for: A. Open space. Small lot clusters of up to a maximum of fifty lots are allowed within the R-4 zone when at least 30 % of the site is permanently set aside as "significant open space." Such open space must be situated to act as a visual buffer between small lot clusters and other development in the zone. The area of Tract A comes up a little shy of the 30% set aside requirement (87,618 SF 1293,152 SF = 29.88%). While Tract D will not be immediately developed, it is not proposed to be set aside as permanent open space and, therefore, cannot count towards the open space requirement. Tract C (348 SF) is also to be dedicated as open space. However, Tract C is not located in an area which would serve as a visual buffer between the small lot cluster and other development in the area. (Exhibit 1) Finkbeiner testified that be could easily adjust the common boundary between Tracts A and D to provide the necessary increase in the area of Tract A. (Testimony) B. Drainage ways. All stormwater runoff except that from Proposed Lot 1 will be collected and transported to a detention pond on Tract B from which it will flow into the drainage system along Nile Avenue NE. (Exhibit 6) The pond will replace the wetland now located there. Mitigation for the loss of that wetland is proposed in the area of the wetland in Tract A. (Exhibit 7) Stormwater runoff from Proposed Lot i will be dispersed into the wetland to its north and east. (Exhibit 6) C. Streets and roads. The proposed streets and street system meet City standards. (Exhibit 1) c AexamVentoMdocsllua 10-090. doe HEARING EXAMINER Pro Tempore DECISION RE: LUA 10-090, ECF, PP (Olympus Villa) April 22, 2011 Page 5 of 15 D. Alleys. Proposed Lots 2 & 3 and 4 & 5 will be served by two private easements which will function as alleys, allowing access to those lots from the rear of the lots. (Exhibit 3 and testimony) E. Other public ways. No need for other public ways within the subdivision exists. (Exhibits 1 and 3) F. Potable water supply. The subject property lies within Water District 90 which has confirmed the availability of an adequate supply of potable water. (Exhibit 15) G. Sanitary wastes. An 8" sanitary sewer main exists beneath Pasco Place NE. (Exhibit 1) H. Parks and recreation. The project has been required through the State Environmental Policy Act (SEPA) threshold determination process (See Finding of Fact 7, below.) to make a park impact mitigation payment. (Exhibit 16) 7. Renton`s SEPA Responsible Official, the ERC, issued a Determination of Nonsignificance -Mitigated (DNS -M) on January 31, 2011. (Exhibit 8) The DNS -M was not appealed. (Exhibit 1) The DNS -M is based on three mitigation measures: Payment of a parks and recreation impact fee, a transportation impact fee, and a fire impact fee. (Exhibit 16) The three mitigation measures have been carried forward by Planning as a recommended condition of approval. (Exhibit 1, p. 11, Recommended Condition 1) 8. Most residents of Windwood have no objection to subdivision of the land to their north nor to the proposed design with but one important exception: They are strongly opposed to the extension of and use of Pasco Place NE. Windwood residents have experienced many problems with speeding drivers, especially since the development of Maureen Highlands which resulted in the opening up of 6th Street NE through the neighborhood. Stop signs have been installed, but some motorists ignore them. The Windwood residents believe that the extension of Pasco Place NE will only make the situation worse. They see no reason why their neighborhood needs to be connected to the Olympus Villa neighborhood. (Exhibits 12A and 12D and testimony) The RMC requires that all new development establish and further an interconnecting grid system. The code allows for exceptions to the grid street requirement in only two situations: Where interconnection is infeasible due to topography; or where interconnection is infeasible due to existing substantial improvements. [RMC 4-7-150, exceptions listed in 4-7-150E3] Neither condition that would justify an exception is present in this case: No topographical problems exist and no improvements would block the extension. (Exhibit 3) 9. One of the abutting owners in Maureen Highlands wants the easterly 60 feet of Tract D set aside as open space to protect three deer and a fawn who reportedly live in the area. (Exhibit 12B) Another c:lexamVentonldocs%1ua I 0-090.doc HEARING EXAMINER Pro Tempore DECISION RE: LUA 10-090, ECF, PP (Olympus Villa) April 22, 2011 Page 6 of 15 Maureen Highlands resident is concerned that the development not increase stormwater flows towards the east and would prefer fewer, larger lots. (Exhibit 12E) 10. Newman, the owner of one of the lots to the north, would like to see the Pasco Place NE extension curve more to the east than is proposed. He notes that, as designed, the right-of-way will stub out just to the west of the common boundary between his property and the property of his neighbor to the east. He would like the right-of-way stub to be centered on their common boundary, so that further extension to the north through their properties would encumber each equally. (Testimony) The alignment of the Pasco Place NE extension right-of-way cannot shift measurably to the east within the subject property due to the location of the Category 2 wetland and its required buffer. (Exhibit 3 and testimony) In order to make the adjustment Newman seeks, a reverse curve would have to occur just to the north of the subject property. Street alignment within subdivisions must comply with standards set by RMC 4-6-060. [RMC 4-7- 150D] A deflection angle of 10° or more must occur through a horizontal "curve of reasonably long radius". Further, wherever a reverse curve is to occur (an "S" curve or a chicane), there must be a "tangent section" (a straight segment between the curves) of not less than 100 feet for residential access streets. [RMC 4-6-060F7a and F7c] Given that Newman's parcel has a north -south dimension of approximately 250 feet (measured from Exhibit 2), the required curves and tangent section would take most of the depth of his parcel to complete. 11. Shenk submitted a comment letter and testified at the hearing. The letter lists a number of concerns resulting from misunderstanding some of the notations on the proposed preliminary plat. (Exhibit 12C) Shenk did not mention those concerns in his testimony. Shenk wonders why Finkbeiner will not be required to install sewer stub -outs towards the south when he installs the sewer beneath future NE 7d' Place. He suggests that installing them when the sewer main is initially laid would eliminate the need to tear up the street later when his property develops. (Testimony) Staff responded that a major problem with such an idea is that no one can know where the stub -outs might be needed on his side of the street until a development proposal for his property is put forth. (Testimony) 12. Planning performed a comprehensive, detailed, thorough analysis of the proposal's conformance with applicable requirements of the RMC. Planning concludes that the proposal complies, or can be conditioned to comply, with all applicable requirements. (Exhibit 1) 13. Planning recommends approval of the proposed subdivision subject to 10 conditions. (Exhibit 1, pp. 11 and 12) Finkbeiner asks for revision to four of the recommended conditions: cAexwnVenton%dacs%1ua i 0-090.doc; HEARING EXAMINER Pro Tempore DECISION RE: LUA 10-090, ECF, PP (flympus [villa) April 22, 2011 Page 7 of 15 A_ Recommended Condition 3: Finkbeiner wants to be able to include Proposed Lots 6 and 7 in the clustering process. Finkbeiner wants to gain increased flexibility so that Proposed Lots 4 and 5 might be slightly enlarged.. (Exhibit 13) Planning supports that requested change. (Testimony) B. Recommended Condition 4: While Finkbeiner agrees that Proposed Lots 2 — 5 should access from NE 7t' Place, he does not like the language which would limit that access to the easements as depicted on Exhibit 3. He wants the flexibility to alter their alignment. (Exhibit 13) Planning has no objection to providing some flexibility, but wants to limit the number of curb cuts and prohibit direct access onto Pasco Place NE. (Testimony) The RMC effectively requires alley access in residential cluster designs. [RMC 4-7-150E5e] C. Recommended Condition 6: This condition requires 1" water meters to serve Proposed Lots 6 — 11. That condition is based on the fact that, as presently designed, houses built on those lots would have to be equipped with fire suppression sprinkler systems (because of the width of the half -street section) which in turn require a larger -than -normal water meter. Finkbeiner wants the flexibility to adjust the plat (slightly widening the half -street right-of-way) such that those lots would not need to be sprinklered. (Exhibit 13 and testimony) Staff testified that the Fire Marshal determines which lots must he sprinklered just before final construction plans are approved. Staff now believes that Recommended Condition 6 should have been provided as an advisory note rather than as a recommended condition of approval. (Testimony) D. Recommended Condition 8: Finkbeiner would like the flexibility to have the open space tracts owned in common by a homeowners association instead of owned in common by the lot owners abutting the tracts. (Exhibit 13) Planning supports that requested change. (Testimony) 14. Any Conclusion of Law deemed to be a Finding of Fact is hereby adopted as such. LEGAL FRAMEWORK 3 The Examiner is legally required to decide this case within the framework created by the following principles: Authori A preliminary subdivision is a Type III application which is subject to an open record hearing before the Examiner. The Examiner makes a .final decision on the application which is subject to the right of reconsideration and appeal to the City Council. [RMC 4-08-070H1j, 4-8-080G, and 4-8-100G4] Any statement in this section deemed to be either a Finding of Fact or a Conclusion of Law is hereby adopted as such. caexam\mntonldocsllua 10-090.doc HEADING EXAMINER Pro Tempore DECISION RF_.: LUA 10-090, ECF, PP (Olympus Villa) April 2212011 Page 8 of 15 The Examiner may grant or deny the application, or the Examiner may require of the applicant such conditions, modifications and restrictions as the Examiner finds necessary to make the application compatible with its environment and carry out the objectives and goals of the Comprehensive Plan, the zoning regulations, the subdivision regulations, the codes and ordinances of the City of Renton .... Conditions, modifications and restrictions which may be imposed are, but are not limited to, additional setbacks, screenings in the form of landscaping and fencing, covenants, easements and dedications of additional road rights-of-way. Performance bonds may be required to insure compliance with the conditions, modifications and restrictions. [RMC 4-8-100G31 Review Criteria The review criteria for preliminary subdivisions are set forth at RMC 4-7-080B: B. PRINCIPLES OF ACCEPTABILITY: A subdivision shall be consistent with the following principles of acceptability: 1. Legal Lots: Create legal building sites which comply with all provisions of the City Zoning Code. 2. Access: Establish access to a public road for each segregated parcel. 3. Physical Characteristics: Have suitable physical characteristics. A proposed plat may be denied because of flood, inundation, or wetland conditions. Construction of protective improvements may be required as a condition of approval, and such improvements shall be noted on the final plat. 4. Drainage: Make adequate provision for drainage ways, streets, alleys, other public ways, water supplies and sanitary wastes. (Bold headings in original) Requirements and standards for street and trail networks, parks and open space, streets, residential blocks, and lot configuration are set forth in RMC 4-7-120 and -140 -- 170. The Local Project Review Act [Chapter 36.70B RCW] establishes a mandatory "consistency" review for "project permits", a term defined by the Act to include "building permits, subdivisions, binding site plans, planned unit developments, conditional uses, shoreline substantial development permits, site plan review, permits or approvals required by critical area ordinances, site-specific rezones authorized by a comprehensive plan or subarea plan". [RCW 36.70B.020(4)] (1) Fundamental land use planning choices made in adopted comprehensive plans and development regulations shall serve as the foundation for project review. The review of a proposed project's consistency with applicable development regulations or, in the absence of applicable regulations the adopted comprehensive plan, under RCW 36.70B.040 shall incorporate the determinations under this section. c: cxamVentonldocs\1uaIM90.doc HEARING EXAMINER Pro Tempore DECISION RE: LUA 10-090, ECF, PP (Olympus Villa) April 22, 2011 Page 9 of 15 (2) During project review, a local government or any subsequent reviewing body shall determine whether the items listed in this subsection are defined in the development regulations applicable to the proposed project or, in the absence of applicable regulations the adopted comprehensive plan. At a minimum, such applicable regulations or plans shall be determinative of the: (a) Type of land use permitted at the site, including uses that may be allowed under certain circumstances, such as planned unit developments and conditional and special uses, if the criteria for their approval have been satisfied; (b) Density of residential development in urban growth areas; and (c) Availability and adequacy of public facilities identified in the comprehensive plan, if the plan or development regulations provide for funding of these facilities as required by [the Growth Management Act]. [RCW 36.70B.030] Vested Rights Renton has not enacted a general vested rights provision. Therefore, applicable provisions of state law govern: Subdivision and short subdivision applications are governed by a statutory vesting rule: such applications "shall be considered under the subdivision or short subdivision ordinance, and zoning or other land use control ordinances, in effect on the land at the time a fully completed application... has been submitted ...." [RCW 58.17.033; see also SMC 16.28.4801 Therefore, this preliminary subdivision application is vested to the regulations as they existed on January 7, 2011. Standard of Review The standard of review is preponderance of the evidence. The applicant has the burden of proof. Scope of Consideration The Examiner has considered: all of the evidence and testimony; applicable adopted laws, ordinances, plans, and policies; and the pleadings, positions, and arguments of the parties of record. CONCLUSIONS OF LAW 1. The preponderance of the evidence demonstrates compliance with the preliminary subdivision approval criteria in RMC 4-7-080B 1: All of the proposed lots will comply with zoning regulations. cAexamVentonldocsVua 10-090.doc HEARING EXAMINER Pro Tempore DECISION RE: LUA10-090, ECF, PP Olympus Villa) April 22, 2011 Page 10 of 15 2. The preponderance of the evidence demonstrates compliance with the preliminary subdivision approval criteria in RMC 4-7-080B2: Each lot will have access to a public street. 3. The preponderance of the evidence demonstrates compliance with the preliminary subdivision approval criteria in RMC 4-7-08OB3: The major on-site critical area is to be protected; mitigation in conformance with adopted standards is proposed for the loss of the lesser critical area. 4. The preponderance of the evidence demonstrates compliance with the preliminary subdivision approval criteria in RMC 4-7-080134: The streets and drainage systems have been designed to comply with City codes and standards. A minor shortfall in open space can be easily fixed by an appropriate condition.. Adequate utility services are available. 5. The preceding four Conclusions of Law show that Olympus Villa complies with all established criteria for approval. However, they likely don't answer some of the neighbors' concerns. The next Conclusions of Law will address their concerns. 6. The Windwood design obviously contemplated the eventual extension of Pasco Place NE to serve subdivision of the acreage parcels to the north, of which the subject property is one. Whether the home purchasers clearly understood that or not, that is the reality presented by a street which stubs out to an adjoining undeveloped parcel. Olympus Villa's design is simply bringing that expectation to fruition. Renton has strong requirements for interconnection of streets between and among adjoining developments. Just because King County did not have interconnection requirements is no reason to not implement and enforce the City's requirements. The interconnection of Pasco Place NE with proposed NE 7'h Place will provide a second access into not only Olympus Villa, but also the north end of Windwood: If an accident were to block the Pasco Place NE/NE 6th Street intersection now, emergency vehicles could not reach any of the homes on Pasco Place NE north of NE 6th Street. The interconnection will provide an alternate access. And as one of the witnesses acknowledged, many if not most of the speeders are neighborhood residents, not outsiders cutting through the neighborhood. The neighbors and the City have a range of actions that can be taken to solve the speeding problem short of ignoring adopted requirements for interconnection of streets. 7. The RMC provides no basis upon which one could require that the eastern 60 feet of Tract D be set aside permanently as open space. Wildlife presently living on the portions of the site which will be converted into streets and house lots will, most likely, be lost. That loss is a direct result of the legislative decision to urbanize this area. Urbanization is, generally speaking, incompatible with most wildlife species habitat, especially for animals such as deer, bear, coyote, etc. The legislative decision to designate and zone the area for urbanization amounts to a conscious choice of human habitat over wildlife habitat. That legislative choice is not debatable in the context of this (or any other quasi-judicial) application. c: lexamVcnton%docs%1un I0-090.doc HEARING EXAMINER Pro Tempore DECISION RE: LUA10-090, ECF, PP (Olympus Villa) April 22, 2011 Page 11 of 15 As to the drainage concern of the other Maureen Highlands resident, the evidence indicates that the vast majority of the stormwater runoff will be directed towards the west and Nile Avenue NE, not towards Maureen Highlands on the east. There would seem to be virtually no chance that the small amount of runoff from the residence on Proposed Lot 1 could ever affect Maureen Highlands given the size of Tract A with its wetland and intervening Tract D. Control of stormwater runoff from any future development of Tract D will have to be addressed at the time a proposal for such development is put forward. S. Were it not for the existence of the substantial Category 2 wetland just to the east of the Pasco Place NE right-of-way (extended), Newman's request would likely have garnered the support of both Finkbeiner and staff. But the wetland's location is a physical reality with which we all must live. City policy and regulation strongly support protection of such wetlands. The street must avoid the wetland to the greatest extent possible. The unfortunate reality is that most of any right-of-way alignment adjustment will have to occur on the property(ies) to the north. It may be possible to begin a slight horizontal curve to the east near the north property line without impinging on the wetland or its required buffer. (Minor revisions to approved preliminary plats are allowed. [RMC 4-7-080M]) Newman and his neighbor may want to discuss the pros and cons of such an alignment shift with Finkbeiner and City staff before construction plans are prepared. This situation does not warrant a delay in approval or redesign of the proposed preliminary plat. 9. Requiring sewer stubs to both sides of a new street makes sense, but only if both sides of the street are being developed at the same time. No one can say when, if ever, the Shenk property may develop. No one can say what the land development requirements may be when the Shenk property is proposed for development. Therefore, no one can say with any certainty exactly where sewer stubs would be required. Installing sewer stubs based on a hypothetical development would make no sense — even if it were legally defensible, which it likely isn't. 10. Olympus Villa passes the "consistency" test: Single-family residential is the primary use in the R-4 zone; the proposed density is within the range allowed by applicable zoning; and adequate utility services are available to the site. 11. The recommended conditions of approval as set forth in Exhibit 1 are reasonable, supported by the evidence, and capable of accomplishment with the following changes: A. A preliminary subdivision embodies the concept of approval of a specific development proposal. A preliminary subdivision evaluation is based upon the specific preliminary plat submitted by the applicant. It is appropriate, therefore, that the conditions of approval clearly identify the plat which is being approved. The Planning recommendation as drafted does not do so. Exhibit 3 constitutes the plat proposal which has been reviewed in this hearing process cN-xamlrentonldocsUua i "90.doc HEARING EXAMINER Pro Tempore DECISION RF: LUA 10-090, ECF, PP Olympus Villa) April 22, 20 t 1 Page 12 of 15 and which should be approved. The Examiner will add a condition to specify that Exhibit 3 is the approved preliminary plat; numbering of the subsequent conditions will be incremented accordingly. B. Recommended Conditions 3 and 8: The Examiner will revise those two conditions as requested by Finkbeiner and as supported by Planning. C. Recommended Condition 4: Both Finkbeiner and Planning made good points regarding the wording of this condition. The Examiner will incorporate both points of view in revised wording for this condition. D. Recommended Condition 6: The Examiner will eliminate this condition. The preliminary subdivision approval stage is way too early in the process to be specifying for all time the size of water meters for specific lots. Authority exists under the International Fire Code to address the concern that led to this condition. E. Planning stated in the Staff Report that it was going to recommend placement of a note on the face of the final plat requiring that the houses on Proposed Lots 1 — 5 must be oriented towards Pasco place NE. (Exhibit 1, p. 9) That condition never made it into the list of recommended conditions. (Exhibit 1, pp. 11 and 12) Finkbeiner objects to such a limitation as pertains to Proposed Lots 3 and 4. (Testimony) Minimum corner lot width and depth requirements for R-4 zoned land in a small lot cluster development are 60 feet and 65 feet, respectively. fRMC 4-2-110A] Proposed Lot 3 can meet those requirements for either orientation, but Proposed Lot 4 works only if its Pasco Place NE frontage is considered its front lot line. Proposed Lots 1, 2, 4, and 5 must front on Pasco Place NE. A desirable streetscape requires that Proposed Lot 3 do likewise. The Examiner will impose Planning's suggested condition. F. The Examiner prefers to not use the word "applicant" in conditions. Land use entitlement approvals, of which a preliminary subdivision approval is one type, "run with the land." Simply put, that means the permit is still valid no matter how many times ownership of the property may change. While it may be hyper -technical, some might argue that only the party which sought preliminary subdivision approval was the "applicant," that any successor in interest was something other than the "applicant," and that, therefore, any such successor was not obligated to comply with conditions addressed to the "applicant." To avoid any such argument in the future, the Examiner prefers to use the word "plattor," meaning the party subdividing (platting) the property. The Examiner will make that substitution throughout the conditions. c:lcxamlren1oMdocs\1ua 10-090. doe HEARING EXAMINER Pro Tempore DECISION RE: LUA10-090, ECF, PP (Olympus Villa) April 22, 2011 Page 13 of 15 G. A few minor, non -substantive structure, grammar, and/or punctuation revisions to Recommended Conditions 1, 3, and 8 will improve parallel construction, clarity, and flow within the conditions. Such changes will be made. 12. Any Finding of Fact deemed to be a Conclusion of Law is hereby adopted as such. F13 R01 10 1W' Based upon the preceding Findings of Fact and Conclusions of Law, the testimony and evidence submitted at the open record hearing, and the Examiner's site view, the Examiner GRANTS preliminary subdivision approval for Olympus Valla SUBJECT TO THE ATTACHED CONDITIONS. Decision issued April 22, 2011. ohn E. G t Hearing Examiner Pro Tempore HEARING PARTICIPANTS 4 Rocale Timmons Bill Finkbeiner Kevin Van Flanderen John Newman David Shenk Ken Bouvier Kayren Kittrick NOTICE of RIGHT of RECONSIDERATION "Any interested person feeling that the decision of the Examiner is based on an erroneous procedure, errors of law or fact, error in judgment, or the discovery of new evidence which could not be reasonably available at the prior hearing may" file a request/motion for reconsideration with "the Examiner within fourteen (14) days after the written decision of the Examiner has been rendered. The [request/motion for reconsideration] shall set forth the specific errors relied upon." [RMC 4-8-100G4] Any request/motion for reconsideration shall be addressed to the Renton Hearing Examiner and filed with the City Clerk. See RMC 4-8-100G4 and RMC 4-8-110E8 for additional information and requirements regarding reconsideration. 4 The official Parties of Record register is maintained by the City's Hearing Clerk. 0&xam%mntonldocsUuai0-090.doc HEARING EXAMINER Pro Tempore DECISION RE: LUA10-090, ECF, PP (Olympus Villa) April 22, 2011 Page 14 of 15 NOTICE of RIGHT of APPEAL This Decision becomes final and conclusive as of the fifteenth calendar day after the date of issuance of the Decision unless reconsideration is timely requested. If reconsideration is timely requested, the Examiner's order granting or denying reconsideration becomes the final and conclusive decision for the City. The Examiner's final decision is subject to the right of the applicant, City, or a party of record with standing, as provided in RMC 4-8-11OF1, to file an appeal with the City Council in accordance with the procedures of RMC 4-8-11 OF. Any appeal trust be filed within 14 days following the issuance of the final decision. See RMC 4-8-110E9 and RMC 4-8-11 OF for additional information and requirements regarding appeals to the City Council. The following statement is provided pursuant to RCW 36.70B. 130: "Affected property owners may request a change in valuation for property tax purposes notwithstanding any program of revaluation." CONDITIONS OF APPROVAL Olympus Villa LUA10-090, ECF, PP This Preliminary Subdivision is subject to compliance with all applicable provisions, requirements, and standards of the Renton Municipal Code, standards adopted pursuant thereto, and the following special conditions: Exhibit 3 is the approved preliminary plat. Revisions to approved preliminary subdivisions/plats are regulated by RMC 4-7-080M. 2. The plattor shall comply with the three mitigation measures issued as part of the Determination of Nonsignificance -Mitigated, dated February 4, 2011. (Exhibits 8 and lb) 3. The plattor shall be required to place additional area within Tract A in order to comply with the 30% permanent open space requirement for clustering. The permanent open space easement shall be recorded prior to or concurrently with the Final Plat. 4. The plattor shall place on the face of the plat a covenant noting the setbacks of the R-8 zoning designation apply on the clustered lots (Proposed Lots 1-7) only. The covenant shall be recorded concurrently with the Final Plat. 5. A note shall be placed on the face of the plat requiring Proposed Lots 2-5 to take vehicular access from NE 7`t' Place and requiring Proposed Lots 2 & 3 to share a common curb cut and Proposed Lots 4 & 5 to share a common curb cut unless compelling evidence is presented prior to construction c:lexamVentonldocsVua! 0-090.doc HEARING EXAMINER Pro Tempore DECISION RE: LUA 10-090, ECF, PP (Olympus Villa) April 22, 201 1 Page 15 of 15 permit approval to show that shared curb cuts are not feasible. The note shall be recorded concurrently with the Final Plat. 6. The plattor shall be required to revise the drainage report (Exhibit 6) to include conceptual sizing calculations for the detention pond and address the individual lot treatments. The revised plan shall be submitted to and approved by the Engineering Plan Reviewer prior to construction permit approval. 7. The plattor shall establish and record a permanent and irrevocable easement on the property title of the tract containing the critical area and its buffer prior to Final Plat recording. The protective easement shall be held by current and future property owners, shall run with the land, and shall prohibit development, alteration, and disturbance within the easement except for purposes of habitat enhancement as part of an enhancement project. The enhancement project shall receive prior written approval from the City, and from any other agency with jurisdiction over such activity. 8. A covenant shall be placed on the open space tracts restricting their separate sale prior to Final Plat recording. Each abutting lot owner, within the plat, shall have an undivided interest in the tracts or the tracts shall be conveyed to the homeowner's association for the project. 9. The common boundary between the native growth protection tract and the abutting land must be permanently identified. This identification shall include a permanent wood split rail fence and metal signs on treated or metal posts. The permanent wood split rail fence and signs shall be installed prior to Final Plat recording. 10. The following note shall appear on the face of the Final Plat and shall also be recorded as a covenant running with the land on the title of record for all affected lots on the title: "MAINTENANCE RESPONSIBILITY: All owners of lots created or benefiting from this City action abutting or including a native growth protection tract are responsible for maintenance and protection of the tract. Maintenance includes ensuring that no alterations occur within the tract and that all vegetation remains undisturbed unless the express written authorization of the City has been received." 11. A note shall be placed on the face of the final plat requiring that the front yard for Lots 1-5 face toward extended Pasco Place NE. The note shall be recorded concurrently with the Final Plat. cAlexamVenton%docsllua I 0-090.doc BEFORE the HEARING EXAMINER Pro Tempore for the CITY of RENTON RECOMMENDATION FILE NUMBER: LUAI 1-007, ECF, R APPLICANT: City of Renton 1055 S Grady Way Renton, WA 98057 OWNER: Same as Applicant TYPE OF CASE: Rezone (not requiring a Comprehensive Plan amendment) from R-10 to R-14 (Former Fire Station 13 Rezone) STAFF RECOMMENDATION: Approve SUMMARY OF RECOMMENDATION: GRANT DATE OF RECOMMENDATION: Apri122, 2011 INTRODUCTION' The City of Renton (City) seeks rezone from R-10 to R-14 of a 20,000 square foot (SF) site. The City filed the rezone application in early February, 2011. The Renton Department of Community and Economic Development, Planning Division (Planning) deemed the application to be complete when filed. (Testimony) The subject property is located at 17040 108th Avenue SE. The Renton Hearing Examiner Pro Tempore (Examiner) viewed the subject property on April 19, 2011. Any statement in this section deemed to be either a Finding of Fact or a Conclusion of Law is hereby adopted as such. c Acxamlrentonldocsllua 11-007.doc 4 HEARING EXAMINER Pro Tempore RECOMMENDATION RE: LUA 11-007, ECF, R (Former Fire Station 13 Rezone) April 22, 2011 Page 2 of 8 The Examiner held an open record hearing on April 19, 2011. Planning gave notice of the hearing as required by the Renton Municipal Code (RMC). (Exhibit 8 2) The following exhibits were entered into the hearing record during the hearing: Exhibits 1 - 6: As enumerated in Exhibit 7 Exhibit 7: Staff' Report Exhibit 8: Hearing notice documentation The action taken herein and the requirements, limitations and/or conditions imposed by this decision are, to the best of the Examiner's knowledge or belief, only such as are lawful and within the authority of the Examiner to take pursuant to applicable law and policy. ISSUES Does the application meet the criteria for approval of a rezone not requiring a Comprehensive Plan amendment as established within the RMC? No testimony or evidence was entered into the record by the general public either in support of or in opposition to the application. 110110111la rol a yLI1 The City seeks to change the zoning of the former Fire Station 13 site so that it will match the zoning of the lands that surround it. The rectangular, nearly half -acre site is located on the east side of 108'h Avenue SE, approximately midway between SE 170`h and SE 1721" Streets, in the Benson Hill area. (Exhibit 4) 2. The site itself is now vacant. The surrounding area exhibits a variety of zones and uses. The parcels immediately surrounding are all zoned R-14 and exhibit a mix of single-family residences, home- based or small businesses, or vacant land. Beyond the immediate parcels are more single-family homes, multi -family structures, a neighborhood business area to the north, and a larger business area to the south. Multiple zones are found within a quarter -mile area, including R-8, R-10, R-14, CN, and CA. (Exhibits 2, 4, and 7) 3. This site is not located in the Aquifer Protection Zone. (Exhibit 7, p. 3) 2 Exhibit citations are provided for the reader's benefit and indicate. ])The source of quote or specific fact; and/or 2) The major document(s) upon which a stated fact is based. While the Examiner considers all relevant documents in the record, typically only major documents are cited. The Examiner's Decision is based upon all documents in the record. c;%cxamlrentonldoc0ua 11-007.doc HEARING EXAMINER Pro Tempore RECOMMENDATION RE: LUAI 1-007, ECF, R (Farmer Fire Station 13 Rezone) April 22, 201 1 Page 3 of 8 4. Subsection 4-9-180F2 RMC sets forth the review criteria for a rezone which does not require a Comprehensive Plan amendment. Those criteria and the facts associated with each are: A. RMC 4-9-180F2a. "The rezone is in the public interest, and" Facts: Approval of the requested rezone will eliminate a small island of R-10 zoning in the midst of a large area of R-14 zoning. (Exhibit 2) Making the area zoning consistent serves the public interest. B. RMC 4-9-180F2b: "The rezone tends to further the preservation and enjoyment of any substantial property rights of the petitioner, and" Facts: Making the zoning of this site the same as that of all the parcels which surround it will provide the City with the same property rights as its surrounding neighbors. C. RMC 4-9-180F2c: "The rezone is not materially detrimental to the public welfare of the properties of other persons located in the vicinity thereof, and" Facts: The City's State Environmental Policy Act (SEPA) Responsible Official, the Environmental Review Committee, issued a threshold Determination of Nonsignificance (DNS) for the requested rezone on March 21, 2011. (Exhibit 6) The DNS was not appealed. (Exhibit 7, p. 3) D. RMC 4-9-18 0172d: "The rezone meets the review criteria in subsection F1 of this Section." Those criteria are: i. RMC 4-9-180171a: "Is consistent with the policies set forth in the Comprehensive Plan; and" Facts: The Comprehensive Plan designation for the area in which the parcel is located is Residential Medium Density (RMD). (Exhibit 3) The RMD designation is intended to create the opportunity for a diverse neighborhood with a variety of housing and ownership options. Policy LU -163. Areas may be conserved for Residential 14 (R-14) zoning where the site meets the following criteria: 1) Adjacent to major arterials(v); 2) Adjacent to the Urban Center, Highlands Center Village, or Commercial Corridor Designations; 3) Part of a designation totaling over 20 acres (acreage may be in separate ownership); c:lexamlrentonldocsllua I 1-007.doc BEARING EXAMINER Pro Tempore RECOMMENDATION RE: LUA l 1-007, ECF, R (Former Fire Station 13 Rezone) April 22, 201 1 Page 4 of 8 4) Site is buffered from single-family area or other existing potentially incompatible uses; and S) Development within the density range and of similar unit type is achievable given environmental constraints. Although the site is on a minor arterial, if considered as part of the R-14 area that surrounds it, the R-14 area is adjacent to State Route 515, a major arterial. The R-14 area as a whole is also adjacent to a Commercial Corridor designation and totals over 20 acres, meeting the second and third criteria. Since there are no critical areas, and the surrounding neighborhood already contains a mix of uses, it is reasonable to expect that development on the site could achieve the required density range of the R- 14 zone (10 to 18 units). (Exhibits 2, 4, and 7) Ii. RMC 4-9-180F1b: "At least one of the following circumstances applies: "i. The property subject to rezone was not specifically considered at the time of the last area land use analysis and area zoning; or "ii. Since the most recent land use analysis or the area zoning of the subject property, authorized public improvements, permitted private development or other circumstances affecting the subject property have undergone significant and material change." Facts: The Fire Station 13 site was an extra -municipal "island" of City land surrounded by unincorporated King County before the Benson Hill annexation occurred in 2008. The Fire Station 13 site had an RMD Comprehensive Plan designation and was zoned R-10. In 2007, the City pre -zoned the Benson Hill area in anticipation of annexation. Because the Fire Station 13 property was already a part of the City and had already been assigned a land use designation (RMD) and zone classification (R-10), it was not considered in the 2007 area -wide pre -zoning for the Benson Hill area. When the Benson Hill area annexed into the City in 2008, the 2007 pre -zoning for the area was implemented: All of the parcels around Fire Station 13 were also designated RNID, but were zoned R-14. That left the Fire Station 13 site as the only R-10 zoned parcel in the immediate area. 3 Fire Station 13 was also relocated to another site at about the same time, leaving the subject property vacant. (Exhibit 7, p. 2) The Staff Report refers to this as "a spot -zoning situation". (Exhibit 7, p.2) Strictly speaking, this is not improper "spot - zoning." The judicially created spot -zoning doctrine refers to a situation in which a small area is zoned differently from the area surrounding it and not in conformance with the adopted Comprehensive Plan. Since both the R-10 and the R-14 zones serve to implement the Comprehensive Plan's RMD designation, the existence of the small R-10 zoned parcel, although not particularly logical or desirable, is not an example of improper spot -zoning. c:lexamlrentonldocsllua I 1-007.doc HEARING EXAMINER Pro Tempore RECOMMENDATION RE: LUA 11-007, ECF, R (Former Fire Station 13 Rezone) April 22, 2011 Page 5 of 8 Any Conclusion of Law deemed to be a Finding of Fact is hereby adopted as such. LEGAL FRAMEWORK' The Examiner is legally required to decide this case within the framework created by the following principles: Authori A rezone not requiring a Comprehensive Plan amendment is a Type N application which is subject to an open record hearing before the Examiner. Following the hearing, the Examiner issues a recommendation on the application which is subject to the right of reconsideration before action by the City Council. [RMC 4- 08-070H3a, 4-8-080G, 4-8-100G4, and 4-9-180D] The Examiner may grant or deny the application, or the Examiner may require of the applicant such conditions, modifications and restrictions as the Examiner finds necessary to make the application compatible with its environment and carry out the objectives and goals of the Comprehensive Plan, the zoning regulations, the subdivision regulations, the codes and ordinances of the City of Renton, and the approved preliminary plat, if applicable. Conditions, modifications and restrictions which may be imposed are, but are not limited to, additional setbacks, screenings in the form of landscaping and fencing, covenants, easements and dedications of additional road rights-of-way. Performance bonds may be required to insure compliance with the conditions, modifications and restrictions. [RMC 4-8-100G3] Review Criteria The review criteria for rezones are found at RMC 4-9-180F2 and have been set forth in the Findings of Fact, above. The Local Project Review Act [Chapter 36.70B RCW] establishes a mandatory "consistency" review for "project permits", a term defined by the Act to include "building permits, subdivisions, binding site plans, planned unit developments, conditional uses, shoreline substantial development permits, site plan review, permits or approvals required by critical area ordinances, site-specific rezones authorized by a comprehensive plan or subarea plan". [RCW 36.70B.020(4)] (1) Fundamental land use planning choices made in adopted comprehensive plans and development regulations shall serve as the foundation for project review. The review of a Any statement in this section deemed to be either a Finding of Fact or a Conclusion of Law is hereby adopted as such. cAlexwnVen1onWocsUua11-00Tdoc HEARING EXAMINER Pro Tempore RECOMMENDATION RE: LUA 11-007, ECS', R (Former Fire Station 13 Rezone) April 22, 201 1 Page 6 of 8 proposed project's consistency with applicable development regulations or, in the absence of applicable regulations the adopted comprehensive plan, under RCW 36.7013.040 shall incorporate the determinations under this section. (2) During project review, a local government or any subsequent reviewing body shall determine whether the items listed in this subsection are defined in the development regulations applicable to the proposed project or, in the absence of applicable regulations the adopted comprehensive plan. At a minimum, such applicable regulations or plans shall be determinative of the: (a) Type of land use permitted at the site, including uses that may be allowed under certain circumstances, such as planned unit developments and conditional and special uses, if the criteria for their approval have been satisfied; (b) Density of residential development in urban growth areas; and (c) Availability and adequacy of public facilities identified in the comprehensive plan, if the plan or development regulations provide for funding of these facilities as required by [the Growth Management Act]. [RCW 36.70B.030] Vested Rights Renton has not enacted a general vested rights provision. Rezones are not the subject of any statutory vesting provision. Washington has a judicially -created vested rights doctrine: Washington does adhere to the minority rule that a landowner obtains a vested right to develop land when he or she makes a timely and complete building permit application that complies with the applicable zoning and building ordinances in effect on the date of the application. Our vested rights rule also has been applied to building permits, conditional use permits, a grading permit, and a [shoreline management] substantial development permit. [Norco Construction v. King County, 97 Wn.2d 680, 684, 649 P.2d 103 (1982), citations omitted] The vested rights doctrine has never been applied to rezone applications. Standard of Review The standard of review is preponderance of the evidence. The applicant has the burden of proof. Scope of Consideration The Examiner has considered: all of the evidence and testimony; applicable adopted laws, ordinances, plans, and policies; and the pleadings, positions, and arguments of the parties of record. 4;Aexamlrentonldoc:sUua I 1-007.doc HEARING EXAMINER Pro Tempore RECOMMENDATION RE= LUAI 1-007, ECF, R (Former Fire Station 13 Rezone) April 22, 2011 Page 7 of S CONCLUSIONS OF LAW A rezone which does not require a Comprehensive Plan amendment must meet all four criteria in RMC 4-9-180F2: The conjunctive "and" at the end of each criterion indicates that all must be met. The fourth criterion incorporates the criteria in RMC 4-9-180F1. Those criteria are structured differently: In order to meet Criterion F2d, an application must meet Criterion F 1 a and one or more of the two criteria in F l b (because those two criteria are separated by the disjunctive "or"). 2. The evidence demonstrates convincingly that a rezone of the subject property from R-10 to R-14 meets the criteria in RMC 4-9-180F2a, F2b, and F2c as well as the criteria in Fla and Flbi, thus meeting criterion F2d. The application meets all required criteria and deserves approval. The requested rezone passes the "consistency" test: The R-14 density is fully consistent with the Comprehensive Plan's RMD designation and utilities are available. (Exhibit 7, p. 3) 4. Finally, the requested rezone simply makes a lot of sense. It will eliminate an historical anomaly and bring consistency to the area's residential zoning pattern. Any Finding of Fact deemed to be a Conclusion of Law is hereby adopted as such. RECOMMENDATION Based upon the preceding Findings of Fact and Conclusions of Law, the testimony and evidence submitted at the open record hearing, and the Examiner's site view, the Examiner recommends that the City Council GRANT the requested rezone from R-10 to R-14. No conditions need be imposed on the rezone. Recommendation issued April 22, 2011. ohn E. Galt Hearing Examiner Pro Tempore HEARING PARTICIPANTS 5 Erika Conkling The official Parties of Record register is maintained by the City's Hearing Clerk. c Alexamlrentonldocsl]ua 1 1-007.doc HEARING EXAMINER Pro Tempore RECOMMENDATION RE: LUA 11-007, ECF, R (Former Fire Station 13 Rezone) April 22, 201 1 Page 8 of 8 0 NOTICE of RIGHT of RECONSIDERATION "Any interested person feeling that the [recommendation] of the Examiner is based on an erroneous procedure, errors of law or fact, error in judgment, or the discovery of new evidence which could not be reasonably available at the prior hearing may" file a request/motion for reconsideration with "the Examiner within fourteen (14) days after the written [recommendation] of the Examiner has been rendered. The [request/motion for reconsideration] shall set forth the specific errors relied upon." [RMC 4-8- l OOG4] Any request/motion for reconsideration shall be addressed to the Renton Hearing Examiner and filed with the City Clerk. See RMC 4-8-100G4 and RMC 4-8-110E8 for additional information and requirements regarding reconsideration. NOTICE of CITY COUNCIL CONSIDERATION This Recommendation (or the Examiner's Recommendation after reconsideration) will be considered by the Renton City Council. Please contact the City Clerk for information regarding the scheduling of Council consideration of this Recommendation. Please have the applicant's name and City file number available when you contact the city. c AexamrentonldocsVua 1 1-007.dw From: John E. Galt Uegalt@frontier.com] Sent: Friday, April 22, 2011 10:10 AM To: Stacy -fucker; Rocale Timmons Cc: Jennifer T. Henning; Bonnie Walton Subject: Olympus Villa Decision attached Attachments: LUA10-090. doc Follow Up Flag: Follow up Flag Status: Flagged Stacy and Rocale, My decision is attached; 1 will put a signed original in today's outgoing mail addressed to Stacy. My other jurisdictions use the electronic version to make copies to distribute to parties of record. (That saves time as they don't have to wait for the signed version to arrive before issuing the decisiontrecommendation.) I suggest that system be used here. Have a good weekend, John E. Galt Hearing Examiner/Officer Mediator Voice/FAX: (425) 259-3144 • BEFORE the HEARING EXAMINER Pro Tempore for the CITY of RENTON FILE NUMBER: APPLICANT: OWNERS: TYPE OF CASE: STAFF RECOMMENDATION: SUMMARY OF DECISION: DATE OF DECISION: f��%y [�7►1 LUA 10-090, ECF, PP Finkbeiner Development ATTN: Bill Finkbeiner 12011 Bel -Red Road, Suite 206 Bellevue, WA 98005 Robert Anderson & Gale Miner 13607 46150 Avenue SE North Bend, WA 98045 Preliminary subdivision (Olympus Villa) Approve subject to conditions GRANT subject to conditions (revised) April 22, 2011 INTRODUCTION' Finkbeiner Development (Finkbeiner) seeks preliminary approval of Olympus Villa, an 11 lot single family residential subdivision of a 6.72 acre site zoned R-4- Finkbeiner filed the preliminary subdivision application on December 22, 2010. (Exhibit 11 Z) The Renton Department of Community and Economic Development, Planning Division (Planning) deemed the application to be complete on January 7, 2011. (Testimony) Any statement in this section deemed to be either a Finding of Fact or a Conclusion of Law is hereby adopted as such. Exhibit citations are provided for the reader's benefit and indicate: 1) The source of a quote or specific fact; and/or 2) The major document(s) upon which a stated fact is based. While the Examiner considers all relevant documents in the record, typically only major documents are cited_ The Examiner's Decision is based upon all documents in the record. c:\documents and settings\bwaltongocat settingslternporary internet files\content.outicxaklx7dzyuna\luai0-090.doc HEARING EXAMINER Pro T'einpure DECISION RE: LUA10-090, ECF, PP (Olympus Villa) April 22, 2011 Page 2 of 15 The subject property is located at 12XXX Nile Avenue NE (aka 148th Avenue SE), approximately 800 feet north of NE 6th Street (aka SE 124`h Street). The Renton Hearing Examiner Pro Tempore (Examiner) viewed the subject property on April 19, 2011. The Examiner held an open record hearing on April 19, 2011. Planning gave notice of the hearing as required by the Renton Municipal Code (RMC). (Exhibit 14) The following exhibits were entered into the hearing record during the hearing: Exhibits 1 - 12: As enumerated in Exhibit 1, the Staff Report Exhibit 13: Applicant -requested condition changes Exhibit 14: Hearing notice documentation The Examiner held the hearing record open for up to two days at the request of Finkbeiner and Planning for receipt of a water availability letter and for entry of the Environmental Review Committee (ERC) Report. The following documents were entered pursuant to that authority: Exhibit 15: Water District 90 water availability letter Exhibit 16: Environmental Review Committee Report The record closed on April 20, 2011, with receipt of Exhibit 15_ The action taken herein and the requirements, limitations and/or conditions imposed by this decision are, to the best of the Examiner's knowledge or belief, only such as are lawful and within the authority of the Examiner to take pursuant to applicable law and policy. ISSUES Does the application meet the criteria for preliminary subdivision approval as established within the RMC? Should the subdivision's internal street system include a northerly extension of Pasco Place NE? FINDINGS OF FACT The subject property is essentially a "flag" lot which has 54.42 feet of frontage on the east side of Nile Avenue NE and which extends some 1,290 feet to the east, eventually widening to approximately 315 feet. (Exhibit 3) The property is presently vacant, although the remains of a building, presumed to be a former residence which was demolished at an unknown time in the past, are located on the western portion of the site. (Exhibit 5 and testimony) c:ldocuments and settingslbwaltoWJocal settingsltemporary internes files'content.outlooklx7dzyu»allual0-090.doc HEARING EXAMINER Pro Tei7ipore DECISION RE: LUA10-090, ECF, PP (Olvmpus Villa) April 22, 2011 Page 3 of 15 2. A variety of land uses abut the subject property. A. The western "notch" on the south side of the subject property created by the 157 foot southerly "Jog" in the south property line is occupied by an approximate 2.3 acre parcel (the Shenk parcel). The Shenk parcel contains a single-family residence near its Nile Avenue NE frontage. (Exhibits 1, 5, and 12C and testimony) B. The east half of the south property line abuts the north edge of the developed Windwood single-family residential subdivision. One of the streets in Windwood, Pasco Place NE, terminates against the common property line with the subject property. Pasco Place NE extends southerly through Windwood to eventually provide a connection to NE 4th Street (aka SE 128`h Street). Windwood is a development of some 100+ homes. (Exhibits 2, 3, and 5) Windwood was developed under King County regulations. (Testimony) C. The east property line abuts the rear lot line of six lots in Maureen Highlander, another 100 + lot single-family residential subdivision developed under King County regulations. Windwood and Maureen Highlands are interconnected via NE 6th Street which extends westerly to Nile Avenue NE. (Exhibits 2, 3, and 5 and testimony) D. The north property line abuts all or a portion of seven acreage lots, most of which access SE 120th Street a short distance to the north. One of those lots (the Newman property) is larger than the rest and is undeveloped; the rest appear to each contain a single-family residence. (Exhibits 2 and 5 and testimony) 3. The subject property is essentially flat with a very gentle downward slope from east to west. (Exhibit 3) Two regulated wetlands are found on the property: A small Category 3, disturbed wetland near the west 'end of the site, and a significantly larger, forested, Category 2 wetland located just east of the Pasco Place NE right-of-way alignment {extended). (Exhibits 3 and 7) Vegetation consists of a mix of shrubs, groundcover, and 95 trees. (Exhibits 1 and 5) The subject property is not located in the Aquifer Protection Zone. (Exhibit 1, p. 3) 4. Finkbeiner proposes to subdivide the subject property into 11 lots for single-family residential development, two open space tracts (Tracts A and C) totaling 87,966 square feet (SF), a 15,837 SF stormwater control tract (Tract B), and a 62,705 SF tract for future development (Tract D). (Exhibit 3) Finkbeiner has no plans to develop Tract D. (Testimony) Tract D is effectively isolated by the Category 2 wetland on Tract A from the rest of the subject property and can realistically be accessed only from the north. For all intents and purposes, Tract D most likely cannot be developed until the acreage lot to its north is further developed. The proposed lots will be served by two public streets: An east -west street (proposed NE 7th Place) extending from Nile Avenue NE to an extension of Pasco Place NE through the property. Proposed cAldocuments and settingslbwalton%local settingsVemporary internet filesloontentoutlook\x7dzyuna11ua1"90.doc FEARING EXAMINER Pro 'Tempore DECISION RE: LUA 10-090, ECF,.PP (0hyinpus Villa) April 22, 2011 Page 4 of 15 NE 7* Place will be developed as a "half -street' section, allowing for future widening to a full -width section at such time as the Shenk property develops. (Exhibit 3) Finkbeiner proposes to use the "clustering" provisions of the RMC for some of the proposed lots. As depicted on Exhibit 3, Proposed Lots 1 — 5 take advantage of those provisions. Finkbeiner asked at hearing to be allowed to include Proposed Lots 6 and 7 in the clustering calculations. (Exhibits 1 and 3 and testimony) The density of Olympus Villa as proposed will be 2.6 dwelling units per net acre. (Exhibit 1) The subdivision design and all of the proposed lots comply with RMC zoning, street, street network, parks, blocks, and lot configuration requirements. All of the proposed single-family residential lots access a public street. (Exhibits 1 and 3) 6. The record contains evidence that appropriate provisions have been made or can be made for: A. Open space. Small lot clusters of up to a maximum of fifty lots are allowed within the R-4 zone when at least 30 % of the site is permanently- set aside as "significant open space." Such open space must be situated to act as a visual buffer between small lot clusters and other development in the zone. The area of Tract A comes up a little shy of the 30% set aside requirement (87,618 SF / 293,152 SF = 29.88%). While Tract D will not be immediately developed, it is not proposed to be set aside as permanent open space and, therefore, cannot count towards the open space requirement. Tract C (348 Sl;) is also to be dedicated as open space. However, "Tract C is not located in an area which would serve as a visual buffer between the small lot cluster and other development in the area. (Exhibit 1) Finkbeiner testified that he could easily adjust the common boundary between Tracts A and D to provide the necessary increase in the area of Tract A. (Testimony) B. Drainage ways. All stormwater runoff except that from Proposed Lot 1 will be collected and transported to a detention pond on Tract B from which it will flow into the drainage system along Nile Avenue NE. (Exhibit 6) The pond will replace the wetland now located there. Mitigation for the loss of that wetland is proposed in the area of the wetland in Tract A. (Exhibit 7) Stormwater runoff from Proposed Lot 1 will be dispersed into the wetland to its north and east. (Exhibit 6) C. Streets and roads. The proposed streets and street system meet City standards. (Exhibit 1) cidocuments and settineslhwa1tonlloca1 settings\femporary internet files\ ontent-outlookbc7dzyuna11ua10-090.doc HEARING EXAMINER Pro Tempore DECISION RE: LUA10-090, ECF, PP (01yinpus Villa) April 22, 2011 Page 5 of 15 D. Alleys. Proposed Lots 2 & 3 and 4 & 5 will be served by two private easements which will function as alleys, allowing access to those lots from the rear of the lots. (Exhibit 3 and testimony) E_ Other public ways. No need for other public ways within the subdivision exists. (Exhibits l and 3) F. Potable water supply. The subject property lies within Water District 90 which has confirmed the availability of an adequate supply of potable water. (Exhibit 15) G. Sanitary wastes. An 8" sanitary sewer main exists beneath Pasco Place NE. (Exhibit 1) H. Parks and recreation. The project has been required through the State Environmental Policy Act (SEPA) threshold determination process (See Finding of Fact 7, below.) to make a park impact mitigation payment. (Exhibit 16) 7. Renton`s SEPA Responsible Official, the ERC, issued aDetermination of Nonsignificance -Mitigated (DNS -M) on January 31, 2011. (Exhibit 8) The DNS -M was not appealed. (Exhibit 1) The DNS -M is based on three mitigation measures: Payment of a parks and recreation impact fee, a transportation impact fee, and a fire impact fee. (Exhibit 16) The three mitigation measures have been carried forward by Planning as a recommended condition of approval. (Exhibit 1, p. 11, Recommended Condition 1) 8. Most residents of Windwood have no objection to subdivision of the land to their north nor to the proposed design with but one important exception: They are strongly opposed to the extension of and use of Pasco Place NE. Windwood residents have experienced many problems with speeding drivers, especially since the development of Maureen Highlands which resulted in the opening up of 6tn Street NE through the neighborhood. Stop signs have been installed, but some motorists ignore them. The Windwood residents believe (bat the extension of Pasco Place NE will only make the situation worse. They see no reason why their neighborhood needs to be connected to the Olympus Villa neighborhood. (Exhibits 12A and 12D and testimony) The RMC requires that all new development establish and further an interconnecting grid system. The code allows for exceptions to the grid street requirement in only two situations: Where interconnection is infeasible due to topography; or where interconnection is infeasible due to existing substantial improvements. [RMC 4-7-150, exceptions listed in 4-7-150E3] Neither condition that would justify an exception is present in this case: No topographical problems exist and no improvements would block the extension. (Exhibit 3) 9. One of the abutting owners in Maureen Highlands wants the easterly 60 feet of Tract D set aside as open space to protect three deer and a fawn who reportedly live in the area. (Exhibit 12B) Another cAdocuments and settingstbwaltonUocal setting0emporary intemel feleslcontent.outlooklx7dzyuna&a10-090.doc 0 HEARING EXAMINER Pro Tempore DECISION RE: LUA 10-090, ECF, PP (Olympus Villa) April 22, 2011 Page 6 of 15 Maureen I- ighland.5 resident is concerned that the development not increase stormwater flows towards the east and would prefer fewer, larger lots_ (Exhibit 12E) 10. Newman, the owner of one of the lots to the north, would like to see the Pasco Place NE extension curve more to the east than is proposed. He notes that, as designed, the right-of-way will stub out just to the west of the common boundary between his property and the property of his neighbor to the east. He would like the right-of-way stub to be centered on their common boundary, so that further extension to the north through their properties would encumber each equally. (Testimony) The alignment of the Pasco Place NE extension right-of-way cannot shift measurably to the east within the subject property due to the location of the Category 2 wetland and its required buffer. (Exhibit 3 and testimony) In order to make the adjustment Newman seeks, a reverse curve would have to occur just to the north of the subject property. Street alignment within subdivisions must comply with standards set by RMC 4-6-060. [RMC 4-7- 150D] A deflection angle of 10° or more must occur through a horizontal "curve of reasonably long radius". Further, wherever a reverse curve is to occur (an "S" curve or a chicane), there must be a "tangent section" (a straight segment between the curves) of not less than 100 feet for residential access streets. [RMC 4-6-060177a and F7c] Given that Newman's parcel has a north -south dimension of approximately 250 feet (measured from Exhibit 2), the required curves and tangent section would take most of the depth of his parcel to complete. 11. Shenk submitted a comment letter and testified at the hearing. The letter lists a number of concerns resulting from misunderstanding some of the notations on the proposed preliminary plat. (Exhibit 12C) Shenk did not mention those concerns in his testimony. Shenk wonders why Finkbeiner will not be required to install sewer stub -outs towards the south when he installs the sewer beneath future NE 7th PIace. He suggests that installing them when the sewer main is initially laid would eliminate the need to tear up the street later when his property develops. (Testimony) Staff responded that a major problem with such an idea is that no one can know where the stub -outs might be needed on his side of the street until a development proposal for his property is put forth. (Testimony) 12. Planning performed a comprehensive, detailed, thorough analysis of the proposal's conformance with applicable requirements of the RMC. Planning concludes that the proposal complies, or can be conditioned to comply, with all applicable requirements. (Exhibit 1) 13. Planning recommends approval of the proposed subdivision subject to 10 conditions. (Exhibit 1, pp. 11 and 12) Finkbeiner asks for revision to four of the recommended conditions: cadocuments and settinps bwaltonllocal settingslternrwary intemet fileslcontent,outloaklx7dzyunalluaI0-090_doc HEARING EXAMINER Pro Tempore DECISION R.F.: LU A] 0-090, ECF, PP (ol)Ympus Villa) April 22, 2011 Page 7 of 15 A. Recommended Condition 3: Finkbeiner wants to be able to include Proposed Lots 6 and 7 in the clustering process. Finkbeiner wants to gain increased flexibility so that Proposed Lots 4 and 5 might be slightly enlarged. (Exhibit 13) Planning supports that requested change. (Testimony) B. Recommended Condition 4: While Finkbeiner agrees that Proposed Lots 2 — 5 should access from NE 7" Place, he does not like the language which would limit that access to the easements as depicted on Exhibit 3. He wants the flexibility to alter their alignment. (Exhibit 13) Planning has no objection to providing some flexibility; but wants to limit the number of curb cuts and prohibit direct access onto Pasco Place NE. (Testimony) The RMC effectively requires alley access in residential cluster designs. [RMC 4-7-150E5e] C. Recommended Condition 6: This condition requires 1 " water meters to serve Proposed Lots 6 -- 11. That condition is based on the fact that, as presently designed, houses built on those lots would have to be equipped with fire suppression sprinkler systems (because of the width of the half -street section) which in turn require a larger -than -normal water meter. Finkbeiner wants the flexibility to adjust the plat (slightly widening the half -street right-of-way) such that those lots would not need to be sprinklered. (Exhibit 13 and testimony) Staff testified that the Fire Marshal determines which lots must be sprinklered just before final construction plans are approved. Staff now believes that Recommended Condition 6 should have been provided as an advisory note rather than as a recommended condition of approval. (Testimony) D. Recommended Condition 8: Finkheiner would like the flexibility to have the open space tracts owned in common by a homeowners association instead of owned in common by the lot owners abutting the tracts. (Exhibit 13) Planning supports that requested change. (Testimony) 14. Any Conclusion of Law deemed to be a Finding of Fact is hereby adopted as such. LEGAL FRAMEWORK -' The Examiner is legally required to decide this case within the framework created by the following principles: Authori A preliminary subdivision is a Type 111 application which is subject to an open record hearing before the Examiner. The Examiner makes a final decision on the application which is subject to the right of reconsideration and appeal to the City Council. [RMC 4-08-070H1j, 4-8-080G, and 4-8-100G41 Any statement in this section deemed to be either a Finding of Fact or a Conclusion of Law is hereby adopted as such_ 6docutnents and settings\bwaltonllocal settingsVemporary intemet files\content.outlooklx7dzyunallua 10-090.doc HEARING EXAMfNER Pro Tempore DECISION RE: LUA10-090, ECF, PP (01y»Pus Villa) April 22, 2011 Page 8 of 15 The Examiner may grant or deny the application, or the Examiner may require of the applicant such conditions, modifications and restrictions as the Examiner finds necessary to make the application compatible with its environment and carry out the objectives and goals of the Comprehensive Plan, the zoning regulations, the subdivision regulations, the codes and ordinances of the City of Renton .... Conditions, modifications and restrictions which may be imposed are, but are not limited to, additional setbacks, screenings in the form of landscaping and fencing, covenants, easements and dedications of additional road rights-of-way. Performance bonds may be required to insure compliance with the conditions, modifications and restrictions. [RMC 4-8-100G3] Review Criteria The review criteria for preliminary subdivisions are set forth at RMC 4-7-08OB: B. PRINCIPLES OF ACCEPTABILITY: A subdivision shall be consistent with the following principles of acceptability: 1. Legal Lots: Create legal building sites which comply with all provisions of the City Zoning Code. 2. Access: Establish access to a public road for each segregated parcel. 3. Physical Characteristics: Have suitable physical characteristics. A proposed plat may be denied because of flood, inundation, or wetland conditions. Construction of protective improvements may be required as a condition of approval, and such improvements shall be noted on the final plat. 4. Drainage: Make adequate provision for drainage ways, streets, alleys, other public ways, water supplies and sanitary wastes. (Bold headings in original) Requirements and standards for street and trail networks, parks and open space, streets, residential blocks, and lot configuration are set forth in RMC 4-7-120 and -140 — 170. The Local Project Review Act [Chapter 36.70B RCW] establishes a mandatory "consistency" review for "project permits", a term defined by the Act to include "building permits, subdivisions, binding site plans, planned unit developments, conditional uses, shoreline substantial development permits, site plan review, permits or approvals required by critical area ordinances, site-specific rezones authorized by a comprehensive plan or subarea plan". [RCW 36.70B.020(4)] (1) Fundamental land use planning choices made in adopted comprehensive plans and development regulations shall serve as the foundation for project review. The review of a proposed project's consistency with applicable development regulations or, in the absence of applicable regulations the adopted comprehensive plan, under RCW 36.70B.040 shall incorporate the determinations under this section. cAdocuments and settingslbwaltonllocal settingsltemporary internet fileslcontent_outkioklx7d7.una11ua10-090.dm HEARING EXAMINER Pro Tempore DECISION RE: LUA10-090, ECF, PP (Olympus Villa) April 22, 2011 Page 9 of 15 (2) During project review, a local government or any subsequent reviewing body shall determine whether the items listed in this subsection are defined in the development regulations applicable to the proposed project or, in the absence of applicable regulations the adopted comprehensive plan. At a minimum, such applicable regulations or plans shall be determinative of the: (a) Type of land use permitted at the site, including uses that may be allowed under certain circumstances, such as planned unit developments and conditional and special uses, if the criteria for their approval have been satisfied; (b) Density of residential development in urban growth areas; and (c) Availability and adequacy of public facilities identified in the comprehensive plan, if the plan or development regulations provide for funding of these facilities as required by [the Growth Management Act] . [RCW 36.70B.0301 Vested Rights Renton has not enacted a general vested rights provision. Therefore, applicable provisions of state law govern: Subdivision and short subdivision applications are governed by a statutory vesting rule: such applications "shall be considered under the subdivision or short subdivision ordinance, and zoning or other land use control ordinances, in effect on the land at the time a fully completed application ... has been submitted ...." [RCW 58.17.033; see also SMC 16.28.480] Therefore, this preliminary subdivision application is vested to the regulations as they existed on January 7, 2011. Standard of Review The standard of review is preponderance of the evidence. The applicant has the burden of proof. Scope of Consideration The Examiner has considered: all of the evidence and testimony; applicable adopted laws. ordinances, plans, and policies; and the pleadings, positions, and arguments of the parties of record. CONCLUSIONS OF LAW The preponderance of the evidence demonstrates compliance with the preliminary subdivision approval criteria in RMC 4-7-080B 1: All of the proposed lots will comply with zoning regulations. 0documents and settings\bwaltonllocal setttngsltemporary intmet files\content.outlooklx7dzyvna\luaI0-090.doc I JEAR1NG EXAMINER Pro Tempore DECISION RE: LUA10-090, ECF, PP (Olympus Vilhi) April 22, 2011 Page 10 of 15 2. The preponderance of the evidence demonstrates compliance with the preliminary subdivision approval criteria in RMC 4-7-080132: Each lot will have access to a public street. 3. The preponderance of the evidence demonstrates compliance with the preliminary subdivision approval criteria in RMC 4-7-080B3: The major on-site critical area is to be protected; mitigation in conformance with adopted standards is proposed for the loss of the lesser critical area_ 4. The preponderance of the evidence demonstrates compliance with the preliminary subdivision approval criteria in RMC 4-7-080134: The streets and drainage systems have been designed to comply with City codes and standards. A minor shortfall in open space can be easily fixed by an appropriate condition. Adequate utility services are available. 5. The preceding four Conclusions of Law show that Olympus Villa complies with all established criteria for approval. However, they likely don't answer some of the neighbors' concerns. The next Conclusions of Law will address their concerns. 6. The Windwood design obviously contemplated the eventual extension of Pasco Place NE to serve subdivision of the acreage parcels to the north, of which the subject property is one. Whether the home purchasers clearly understood that or not, that is the reality presented by a street which stubs out to an adjoining undeveloped parcel. Olympus Villa's design is simply bringing that expectation to fruition. Renton has strong requirements for interconnection of streets between and among adjoining developments. Just because King County did not have interconnection requirements is no reason to not implement and enforce the City's requirements. The interconnection of Pasco PIace NE with proposed NE 7th Place will provide a second access into not only Olympus Villa, but also the north end of Windwood: If an accident were to block the Pasco Place NE/NE 6th Street intersection now, emergency vehicles could not reach any of the homes on Pasco Place NE north of NE 6th Street. The interconnection will provide an alternate access_ And as one of the witnesses acknowledged, many if not most of the speeders are neighborhood residents, not outsiders cutting through the neighborhood. The neighbors and the City have a range of actions that can be taken to solve the speeding problem short of ignoring adopted requirements for interconnection of streets. 7. The RMC provides no basis upon which one could require that the eastern 60 feet of Tract D be set aside permanently as open space. Wildlife presently living on the portions of the site which will be converted into streets and house lots will, most likely, be lost. That loss is a direct result of the legislative decision to urbanize this area. Urbanization is, generally speaking, incompatible with most wildlife species habitat, especially for animals such as deer, bear, coyote, etc. The legislative decision to designate and zone the area for urbanization amounts to a conscious choice of human habitat over wildlife habitat. That legislative choice is not debatable in the context of this (or any other quasi-judicial) application. c:ldocunments and settings\bwaltonUocat settingsVemporary internet files\content.outlooklx7dzyuna\luaIM90.doc HEARING EXAMINER Pro Tempore DECISION RE: 1..UA 1.0-090, ECF, PP (Olympus Villa) April 22, 2011 Page 11 of 15 As to the drainage concern of the other Maureen Highlands resident, the evidence indicates that the vast majority of the stormwater runoff will be directed towards the west and Nile Avenue NE, not towards Maureen Highlands on the east. There would seem to be virtually no chance that the small amount of runoff from the residence on Proposed Lot 1 could ever affect Maureen Highlands given the sire of Tract A with its wetland and intervening Tract D. Control of stormwater runoff from any future development of Tract D will have to be addressed at the time a proposal for such development is put forward. 8_ Were it not for the existence of the substantial Category 2 wetland just to the east of the Pasco Place NE right-of-way (extended), Newman's request would likely have garnered the support of both Finkbeiner and staff. But the wetland's location is a physical reality with which we all must live. City policy and regulation strongly support protection of such wetlands. The street must avoid the wetland to the greatest extent possible. The unfortunate reality is that most of any right-of-way alignment adjustment will have to occur on the property(les) to the north. It may be possible to begin a slight horizontal curve to the east near the north property line without impinging on the wetland or its required buffer. (Minor revisions to approved preliminary plats are allowed. [RMC 4-7-080M]) Newman and his neighbor may want to discuss the pros and cons of such an alignment shift with Finkbeiner and City staff before construction plans are prepared. This situation does not warrant a delay in approval or redesign of the proposed preliminary plat. 9. Requiring sewer stubs to both sides of a new street makes sense, but only if both sides of the street are being developed at the same time. No one can say when; if ever, the Shenk property may develop_ No one can say what the land development requirements may be when the Shenk property is proposed for development. Therefore, no one can say with any certainty exactly where sewer stubs would be required. Installing sewer stubs based on a hypothetical development would make no sense — even if it were legally defensible, which it likely isn't. 10. Olympus Villa passes the "consistency" test: Single-family residential is the primary use in the R-4 zone; the proposed density is within the range allowed by applicable zoning; and adequate utility services are available to the site. 1 i . The recommended conditions of approval as set forth in Exhibit 1 are reasonable, supported by the evidence, and capable of accomplishment with the following changes: A. A preliminary subdivision embodies the concept of approval of a specific development proposal. A preliminary subdivision evaluation is based upon the specific preliminary plat submitted by the applicant. It is appropriate, therefore, that the conditions of approval clearly identify the plat which is being approved. The Planning recommendation as drafted does not do so. Exhibit 3 constitutes the plat proposal which has been reviewed in this hearing process c:ldocuments and settineslhwaltonllocal settittg0empormy iniernet filesleontenl_Outlookla7dzvuna11uaIO-090.doc HEARING EXAMINER Pro Tempore DECISION RE: LUA 10-090. ECF, PP (Oly=mpus Villa) April 22, 201 l Page 12 of 15 and which should be approved. The Examiner will add a condition to specify that Exhibit 3 is the approved preliminary plat; numbering of the subsequent conditions will be incremented accordingly. B. Recommended Conditions 3 and 8: The Examiner will revise those two conditions as requested by Finkbeiner and as supported by Planning. C. Recommended Condition 4: Both Finkbeiner and Planning made good points regarding the wording of this condition. The Examiner will incorporate both points of view in revised wording for this condition. D. Recommended Condition 6: The Examiner will eliminate this condition. The preliminary subdivision approval stage is way too early in the process to be specifying for all time the size of water meters for specific lots. Authority exists under the International Fire Code to address the concern that led to this condition. E. Planning stated in the Staff Report that it was going to recommend placement of a note on the face of the final plat requiring that the houses on Proposed Lots 1 5 must be oriented towards Pasco place NE. (Exhibit 1, p. 9) That condition never made it into the list of recommended conditions. (Exhibit 1, pp. 11 and 12) Finkbeiner objects to such a Iimitation as pertains to Proposed Lots 3 and 4. (Testimony) Minimum corner lot width and depth requirements for R-4 zoned land in a small lot cluster development are 60 feet and 65 feet, respectively. [RMC 4-2-11 OA] Proposed Lot 3 can meet those requirements for either orientation, but Proposed Lot 4 works only if its Pasco Place NE frontage is considered its front lot line. Proposed Lots 1, 2, 4, and 5 must f=ront on Pasco Place NE. A desirable streetscape requires that Proposed Lot 3 do likewise. The Examiner will impose Planning's suggested condition. F. The Examiner prefers to not use the word "applicant" in conditions. Land use entitlement approvals, of which a preliminary subdivision approval is one type. "run with the land." Simply put, that means the permit is still valid no matter how many times ownership of the property may change. While it may be hyper -technical, some might argue that only the parry which sought preliminary subdivision approval was the "applicant," that any successor in interest was something other than the "applicant," and that, therefore, any such successor was not obligated to comply with conditions addressed to the "applicant." To avoid any such argument in the future, the Examiner prefers to use the word "plattor," meaning the party subdividing (platting) the property. The Examiner will make that substitution throughout the conditions. c:ldocuments and settings\bwallonllocal settings4crnporary internet files\content_ outlooklx7dzyuna\lua10-090.doe IIEARING EXAMINER Pro Tempore DECISION RE: LUA10-090, ECF, PP (Oly;npus Villa) April 22, 2011 Page 13 of 1 G. A few minor, non -substantive structure, grammar, and/or punctuation revisions to Recommended Conditions 1, 3, and 8 will improve parallel construction, clarity, and flow within the conditions. Such changes will be made. 12. Any Finding of Fact deemed to be a Conclusion of Law is hereby adopted as such. DECISION Based upon the preceding Findings of Fact and Conclusions of Law, the testimony and evidence submitted at the open record hearing, and the Examiner's site view, the Examiner GRANTS preliminary subdivision approval for Olympus Villa SUBJECT TO THE ATTACHED CONDITIONS. Decision issued April 22, 2011. lsl John E. Galt (Signed original in official file) John F. Galt Hearing Examiner Pro Tempore HEARING PARTICIPANTS 4 Rocale Timmons Bill Finkbeiner Kevin Van Flanderen John Newman David Shenk Ken Bouvier Kayren Kittrick NOTICE of RIGHT of RECONSIDERATION "Any interested person feeling that the decision of the Examiner is based on an erroneous procedure, errors of law or fact, error in judgment, or the discovery of new evidence which could not be reasonably available at the prior hearing may" file a request/motion for reconsideration Aith "the Examiner within fourteen (14) days after the written decision of the Examiner has been rendered. The [request/motion for reconsideration] shall set forth the specific errors relied upon." [RMC 4-8-100G4] Any request/motion for reconsideration shall be addressed to the Renton Hearing Examiner and filed with the City Clerk. See RMC 4-8-100G4 and RMC 4-8-110E8 for additional information and requirements regarding reconsideration. 4 The official Parties of Record register is maintained by the City's Hearing Clerk. c:ldocuments and settingslbwaltonllocal settingsltemporary internet Gleslcontent.outlooklx7dcyunallualb-Q94.doc HEARING EXAMINER Pro Tempore DECISION RE: L.UA 10-090, ECF, PP (01yinpus Villa) April 22, 201 1 Page 14 of 15 NOTICE of RIGHT of APPEAL This Decision becomes final and conclusive as of the fifteenth calendar day after the date of issuance of the Decision unless reconsideration is timely requested. if reconsideration is timely requested, the Examiner's order granting or denying reconsideration becomes the final and conclusive decision for the City. The Examiner's final decision is subject to the right of the applicant, City, or a party of record with standing, as provided in RMC 4-8-11OF1, to file an appeal with the City Council in accordance with the procedures of RMC 4-8-11 OF. Any appeal must be filed within 14 days following the issuance of the final decision. See RMC 4-8-110E9 and RMC 4-8-11 OF for additional information and requirements regarding appeals to the City Council. The following statement is provided pursuant to RCW 36.70B.130: "Affected property owners may request a change in valuation for property tax purposes notwithstanding any program of revaluation." CONDITIONS OF APPROVAL Olympus Villa LUA10-090, ECF, PP This Preliminary Subdivision is subject to compliance with all applicable provisions, requirements, and standards of the Renton Municipal Code, standards adopted pursuant thereto, and the following special conditions: Exhibit 3 is the approved preliminary plat. Revisions to approved preliminary subdivisions/plats are regulated by RMC 4-7-080M. 2. The plattor shall comply with the three mitigation measures issued as part of the Determination of Nonsignificance -Mitigated, dated February 4, 2011. (Exhibits 8 and 16) 3. The plattor shall be required to place additional area within Tract A in order to comply with the 30% permanent open space requirement for clustering. The permanent open space casement shall be recorded prior to or concurrently with the Final Plat. 4. The plattor shall place on the face of the plat a covenant noting the setbacks of the R-8 zoning designation apply on the clustered lots (Proposed Lots 1-7) only. The covenant shall be recorded concurrently with the Final Plat. 5. A note shall be placed on the face of the plat requiring Proposed Lots 2-5 to take vehicular access from NE 7�' Place and requiring Proposed Lots 2 & 3 to share a common curb cut and Proposed Lots 4 & 5 to share a common curb cut unless compelling evidence is presented prior to construction c:Aocuments and settineslbw•alton%cal settingsltemporary internet fileslcontent_outlookls7d7,yunallua]0-090.doc HEARING EXAMINFI2 Pro Tempore DECISION RE: LUAI 0-090, ECF, PP (Olympus Villa) April 22, 2011 Page 15 of 15 permit approval to show that shared curb cuts are not feasible. The note shall be recorded concurrently with the Final Plat. 6. The plattor shall be required to revise the drainage report (Exhibit 6) to include conceptual sizing calculations for the detention pond and address the individual lot treatments. The revised plan shall be submitted to and approved by the Engineering Plan Reviewer prior to construction permit approval. The plattor shall establish and record a permanent and irrevocable easement on the property title of the tract containing the critical area and its buffer prior to Final Plat recording. The protective easement shall be held by current and future property owners, shall run with the land, and shall prohibit development, alteration, and disturbance within the easement except for purposes of habitat enhancement as part of an enhancement project. The enhancement project shall receive prior written approval from the City, and from any other agency with jurisdiction over such activity. 8. A covenant shall be placed on the open space tracts restricting their separate sale prior to Final Plat recording. Each abutting lot owner, within the plat, shall have an undivided interest in the tracts or the tracts shall be conveyed to the homeowner's association for the project. 9. The common boundary between the native growth protection tract and the abutting land must be permanently identified. This identification shall include a permanent wood split rail fence and metal signs on treated or metal posts. The permanent wood split rail fence and signs shall be installed prior to Final Plat recording. 10. The following note shall appear on the face of the Final Plat and shall also be recorded as a covenant running with the land on the title of record for all affected lots on the title: "MAINTENANCE RESPONSIBILITY: All owners of lots created or benefiting from this City action abutting or including a native growth protection tract are responsible for maintenance and protection of the tract. Maintenance includes ensuring that no alterations occur within the tract and that all vegetation remains undisturbed unless the express written authorization of the City has been received." 11. A note shall be placed on the face of the final plat requiring that the front yard for Lots 1-5 face toward extended Pasco Place NE. The note shall be recorded concurrently with the Final Plat. c:ldocuments and wttingslhwaltanllocal settingsVemporary internee flcslcontent, out1oo]6x7dzyuna11ua10-090_doe T 0 0 CITY OF RENTON DEPARTMENT OF COMMUNTY & ECONOMIC DEVELOPMENT - PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the lith day of April, 2011, 1 deposited in the mails of the United States, a sealed envelope containing Report to the Hearing Examiner documents. This information was sent to: Name Representing Bill Finkbeiner Contact/Applicant Robert Anderson & Gale Miner Owners Parties of Record 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 for mentioned in the instrument. Rated: — { - Notary Public in and fo..the State of Washington Notary (Print): My appointment expires:-> a Olympus Villa Preliminary Plat b LUA10-090, ECF, PP E PARTIES OF RECORD OLYMPUS VILLA PRELIM PLAT LUA10-090, PP, ECF Robert Anderson & Gale Miner Bill Finkbeiner 13607 461st Avenue SE Finkbeiner Development North Bend, WA 98045 12011 Bel -Red Road ste: #206 (owner) Bellevue, WA 98005 tel: (425) 454-7777 eml: billf@finkbeinerdevelopment.com (applicant/ contact) Raymond Woo 14404 SE 87th Street Newcastle, WA 98059 (party of record) Pastor David Shenk Dinah Prather Robert Johnseine Awesome Yah Church, Church of 709 Rosario Place NE 9805 NE 116th Street ste: Yah in Christ Renton, WA 98059 #7499 702 Nile Avenue NE (party of record) Kirkland, WA 98034 Renton, WA 98059 (party of record) (party of record) Ken Bouvier Jarrod Faehnrich 721 Rosario Place NE 751 Drcas Avenue NE Renton, WA 98059 Renton, WA 98059 tel: (425) 761-6853 tel: (425) 241-0703 (party of record) eml: jarrodf@freethought.org (party of record) Jon Newman Karen Walter 8070 Langston Road S Watersheds and Land Use Team Seattle, WA 98178 Leader (party of record) Muckleshoot Indian Tribe Fisheries Division 39015 172nd Avenue SE Auburn, WA 98092 (party of record) Kerry & Shana Curran 715 Rosario Place NE Renton, WA 98059 tel: (425) 466-8395 (party of record) Mina Fletcher 667 Rosario Place NE Renton, WA 98059 eml: vin_mina875@msn.com (party of record) Dion Coleman Michael Krohn Kevin Van Flandern 5821 NE 8th Street 457 Pasco Place NE 600 Pasco Place NE Renton, WA 98059 Renton, WA 98059 Renton, WA 98059 (party of record) tel: (425) 890-6918 (party of record) eml: mkrohnl29@gmail.com or vicepresident@windwoodhoa.com (party of record) John Nelson Merrick McGinnis 12865 47th Place 5915 NE 4th Place Bellevue, WA 98006 Renton, WA 98059 (party of record) eml: treasurer@windwoodhoa.com (party of record) Peggy & George Bukota 577 Rosario Avenue NE Renton, WA 98059-4553 (party of record) Updated: 04/11/11 (Page 1 of 3) 0 PARTIES OF RECORD OLYMPUS VILLA PRELIM PLAT LUA10-090, PP, ECF aquette, PLS Carlos Lopez Brian Baggett Technical College 523 Pasco Place NE 511 Pasco Place NE 4th Street Renton, WA 98059 Renton, WA 98059 WA 98056 (party of record) (party of record) F record) wler George A. Sabol Vyacheslav Rebrik -a Place NE 528 Pasco Place NE 567 Pasco Place NE WA 98059 Renton, WA 98059 Renton, WA 98059 f record) (party of record) (party of record) -caria Elvina Tong Allison Feely :o Place NE 603 Pasco Place NE 615 Pasco Place NE WA 98059 Renton, WA 98059 Renton, WA 98059 F record) (party of record) (party of record) ine Mythu Chiem Turen Pang -a Place NE 665 Pasco Place NE 5914 NE 7th Street WA 98059 Renton, WA 98059 Renton, WA 98059 F record) (party of record) (party of record) Crews Valerie Harris Brandon Lee 7th Street 658 Pasco Place NE 618 Pasco Place NE WA 98059 Renton, WA 98059 Renton, WA 98059 F record) (party of record) (party of record) Ig Mary Ann Ferreira Wayne Messere -o Place NE 556 Pasco Place NE 522 Pasco Place NE WA 98059 Renton, WA 98059 Renton, WA 98059 F record) (party of record) (party of record) it Ricky Canlez Jill Wirick -o Place NE 510 Pasco Place NE 5921 NE 4th Place WA 98059 Renton, WA 98059 Renton, WA 98059 F record) (party of record) (party of record) er Mary D'Ettore Melissa Bouthillier 4th Place 6013 NE 4th Place 463 Pasco Place NE WA 98059 Renton, WA 98059 Renton, WA 98059 f record) (party of record) (party of record) Iguyen Michael Le Kate Bressan ncy Avenue NE 518 Quincy Avenue NE 564 Quincy Avenue NE WA 98059 Renton, WA 98059 Renton, WA 98059 f record) (party of record) (party of record) D4/11/11 (Page 2 of 3) Carl & Mary Beth Josef 608 Quincy Avenue NE Renton, WA 98059 (party of record) Marilyn Dimalanta 601 Quincy Avenue NE Renton, WA 98059 (party of record) Khanh Soliven 619 Quincy Avneue NE Renton, WA 98059 (party of record) Tony Roebuck . 572 Rosario Avenue NE Renton, WA 98059 (party of record) Carolyn Kine 513 Rosario Avenue NE Renton, WA 98059 (party of record) Dale Miller 462 Rosario Avenue NE Renton, WA 98059 (party of record) Jennifer Mazurkiewicz 572 Orcas Avenue NE Renton, WA 98059 (party of record) Lae Huynh 630 Orcas Avenue NE Renton, WA 98059 (party of record) Jay Coleman 655 Orcas Avenue NE Renton, WA 98059 (party of record) Updated: 04/11/11 PARTIES OF RECORD OLYMPUS VILLA PRELIM PLAT LUA10-090, PP, ECF Linda Gallup 614 Quincy Avenue NE Renton, WA 98059 (party of record) Joe Mendoza 568 Pasco Place NE Renton, WA 98059 (party of record) James Moo 605 Rosario Avenue NE Renton, WA 98059 (party of record) Anh V. Nguyen 566 Rosario Avenue NE Renton, WA 98059 (party of record) Beng Cabrera 508 Rosario Avenue NE Renton, WA 98059 (party of record) Grace Wu 450 Rosario Avenue NE Renton, WA 98059 (party of record) Phong La 5715 NE 6th Street Renton, WA 98059 (party of record) Todd Taylor 637 Orcas Avenue NE Renton, WA 98059 (party of record) Xiaofei Shi 661 Orcas Avenue NE Renton, WA 98059 (party of record) Daren Kobata 625 Quincy Avenue NE Renton, WA 98059 (party of record) Louise Chan 671 Pasco Place NE Renton, WA 98059 (party of record) Cheryl Takano 617 Rosario Avenue NE Renton, WA 98059 (party of record) Robert Hansen 526 Rosario Avenue NE Renton, WA 98059 (party of record) Hyung J. Paik 480 Rosario Avenue NE Renton, WA 98059 (party of record) Dora Kwong 5819 NE 6th Street Renton, WA 98059 (party of record) Shelley Carlin 612 Orcas Avenue NE Renton, WA 98059 (party of record) Tom Beardslee 647 Orcas Avenue NE Renton, WA 98059 (party of record) (Page 3 of 3) DEPARTMENT OF COMMUNITY D City of AND ECONOMIC DEVELOPMENT HEARING EXAMINER PUBLIC HEARING April 19, 2011 AGENDA COMMENCING AT 1:00 PM, COUNCIL CHAMBERS, 7TH FLOOR, RENTON CITY HALL The application(s) listed are in order of application number only and not necessarily the order in which they will be heard. Items will be called for hearing at the discretion of the Hearing Examiner. PROJECT NAME: Olympus Villa Preliminary Plat PROJECT NUMBER: LUA10-090, ECF, PP PROJECT DESCRIPTION: The applicant is requesting Preliminary Plat approval for the subdivision of a 6.72 acre parcel into 11 lots for the future construction of single family residences. The project site is located within the Residential - 4 (R-4) dwelling units per acre zoning designation. PROJECT NAME: Rezone of Former Fire Station 13 PROJECT NUMBER: LUA11-007, ECF, R PROJECT DESCRIPTION: The applicant is requesting a rezone of a 20,000 sq.ft. parcel that was formerly the location of Fire Station 13. if approved, the parcel would be transferred from R-10 (Residential- 10 units per net acre) to R-14 (Residential -14 units per net acre). HEX Agenda 4-19-11.doc DEPARTMENT OF COMANITY I City of AND ECONOMIC DEVELOPMENT REPORT TO THE HEARING EXAMINER A. SUMMARY AND PURPOSE OF REQUEST REPORT DATE: April 12, 2011 Project Name., Olympus Villa Preliminary Plat Owner: Robert Anderson & Gale Miner; 13607 -461st Ave SE; North Bend, WA 98045 Applicant/Contact: Bill Finkbeiner; Finkbeiner Development; 12011 Bel -Red Rd, Ste #206; Bellevue, WA 98005 File Number: LUA10-090, PP, ECF Project Manager: Rocale Timmons; Associate Planner Project Summary: The applicant is requesting Preliminary Plat approval for the subdivision of a 6.72 acre parcel into 11 lots for the future construction of single family residences. The project site is located within the Residential - 4 (R-4) dwelling units per acre zoning designation. The proposed lots would range in size from 5,563 square feet in area to 8,706 square feet_ Four tracts are proposed for drainage, critical areas and open space. Access to the lots would be provided via an extension of Pasco PI NE eventually connecting to Nile Ave NE. The applicant is proposing clustering for Lots 1-5 due to existing road alignments and critical areas on site whereby R-8 development standards can be applied. The site contains a Category 2 and 3 wetland. The applicant is proposing to fill the smaller Category 3 wetland. Mitigation is proposed in the form of the creation of new wetland adjacent to the larger Category 2 wetland along the eastern portion of the site, in addition to buffer enhancement. Project Location: Parcel ID #112305-9065 Site Area: 293,152 square feet (6.72 ac) of 9 B Project Location Map REPORT.doc City of Renton Department of Can*ity & Economic Development Preliminary Plot Report & Decision OLYMPUS VILLA PRELIMINARY PLAT LUA10-090, PP, ECF Report of April 12, 2011 Page 2 of 12 B. EXHIBITS: Exhibit 1: Report to the Nearing Examiner Exhibit 2: Zoning Map Exhibit 3: Preliminary Plat Plan Exhibit 4: Landscape Plan Exhibit 5: Aerial Photograph Exhibit 6: Preliminary Drainage Report Exhibit 7: Critical Areas Report Exhibit S: SEPA Determination Exhibit 9: SEPA Checklist Exhibit 10: DNS -M Advisory Notes Exhibit 11: Land Use Master Application Exhibit 12: Comment Letters (A, B, C, D, E) C. GENERAL INFORMATION: Robert Anderson & Gale Miner 1. Owner(s) of Record: 13607 -461st Ave SE North Bend, WA 98045 2. Zoning Designation: Residential -- 4 du/ac (R-4) 3. Comprehensive Plan Land Use Designation: Residential Low Density 4. Existing Site Use: Vacant S. Neighborhood Characteristics: a. North: Single Family Residential (R-4 zone) b. East: Single Family Residential (R-4 zone) c. South: Single Family Residential (R-4 zone) d. West: Single Family Residential (R-4 zone) 6. Access: Lot 1 would gain access from the extended portion of Pasco PI NE. Lots 2-5 would gain access from two 12 -foot wide access easements extended from the proposed east/west internal road (NE 7th PI). The remaining lots, lots 6-11, would have direct access from the proposed east/west internal road (NE 7th Pl). 7. Site Area: 293,152 square feet (6.72 ac) D. HISTORICAL/BACKGROUND: Action Land Use File No. Ordinance No. Date Comprehensive Plan N/A 5099 11/01/04 Zoning N/A 5100 11/01/04 Annexation N/A 5459 7/05/09 REPORT.doc City of Renton Department of Comity & Economic Development Preliminary Plot Report & Decision OLYMPUS VILLA PRELIMINARY PLAT LUA 0-090, PP, ECF Report of April 12, 2011 Page 3 of 12 E. PUBLIC SERVICES: 1. Utilities a_ Water: This site is located in the Water District 90 water service boundary. This site is not located in the Aquifer Protection Zone. b. Sewer: There is an existing 8" sanitary sewer main Pasco PI NE. c. Surface/Storm Water: There are existing storm drainage facilities in Pasco PI NE. 2. Streets: There is currently a partially improved public right-of-way along the frontage of the site. 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 2. Chapter 3 Environmental Regulations and Overlay Districts a. Section 4-3-050: Critical Areas Regulations 3. Chapter 4 Property Development Standards a. Section 4-4-030: Development Guidelines and Regulations b. Section 4-4-130: Tree Cutting and Land Gearing Regulations 4. Chapter 6 Streets and Utility Standards a. Section 4-6-060: Street Standards 5. Chapter 7 Subdivision Regulations a. Section 4-7-080: Detailed Procedures for 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 d. Section 4-7-160: Residential Blocks — General Requirements and Minimum Standards e. Section 4-7-170: Residential Lots —General Requirements and Minimum Standards 5. Chapter 9 Procedures and Review Criteria 6. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element: 2. Community Design Element: REPORT.doc City of Renton Department of Coity & Economic Development Preliminary Plat Report & Decision OLYMPUS VILLA PRELIMINARY PLAT LUA10-090, PP, ECF Report of April 12, 2011 mm Page 4 of 12 H. DEPARTMENT ANALYSIS: 1. Project Description/ Background The applicant is requesting a preliminary plat in order to subdivide a 6.72 acre site into 11 single family lots and tracts for stormwater (Tract B), critical areas (Tract A) and open space (Tracts C & D). The proposal would result in a density of 2.6 du/ac. The proposed plat would be located in northeast Renton, on the east side of Nile Ave NE just north of NE 6th St. The property is in the Residential Low Density (RLD) Comprehensive Plan land use designation and the Residential 4 (R-4) zoning designation. As part of the Preliminary Plat the applicant is requesting the clustering of Lots 1-5 due to the alignment of existing roads and critical areas on site. Clustering would allow the lots to be developed with R-8 development standards, including lot size, width and depth. The proposed subdivision would result in 11 lots ranging in lot size from 5,563 to 8,706 square feet. Lot 1 would gain access from the extended portion of Pasco PI NE. Lots 2-5 would gain access from two 12 - foot wide access easements extended from the proposed east/west internal road (NE 7th PI). The remaining lots, Lots 5-11, would have direct access from the proposed east/west internal road (NE 7th Ply There is a Category 2 (Wetland A) and Category 3 (Wetland B) wetland located on the project site. Wetland A is located along the east side of the site which is heavily forested with deciduous canopy. Wetland B is located at the west end of the site which is primarily pasture land. The proposed project includes the filling of Wetland B and its buffer. Mitigation in the form of wetland creation, adjacent to Wetland A, along with buffer enhancement is proposed. The overall elevation change within the site is about 12 feet, sloping down from the northern portion of the site to the west. The slopes throughout the majority of the site are approximately 2.5 percent or less and range up to 5 percent in the central portion of the site. The project would result in approximately 800 cubic yards of grading which will be used to create the internal road and storm detention pond. The site is vegetated primarily with grass lawns, shrubs and trees. A tree inventory indicates a total of 95 trees on the site, of which 19 trees would remain following development. The applicant is not proposing the development of Tract D as part of the preliminary plat request in that there is no access to the tract. The tract would be set aside as open space until such time it could be developed. The applicant would be required to obtain the appropriate land use entitlements in order to develop the tract in the future. 2. Environmental Review Pursuant to the City of Renton's Environmental Ordinance and SERA (RCW 43.21C, 1971 as amended), on January 31, 2011, the Environmental Review Committee issued a Determination of Non -Significance - Mitigated (DNS -M) for the Olympus Villa Preliminary Plat. The DNS -M included 3 mitigation measures. A 14 -day appeal period commenced on February 4, 2011 and ended on February 18, 2011. No appeals of the threshold determination were been filed. 3. Compliance with ERC Conditions Based on an analysis of probable impacts from the proposal, the Environmental Review Committee (ERC) issued the following mitigation measures with the Determination of Non -Significance — Mitigated: REPOR T. doc City of Renton Department of Comity & Economic Development Preliminary Plat Report & Decision OLYMPUS VILLA PRELIMINARY PLAT LUA10-090, PP, ECF Report of April 12, 2011 Page 5 of 12 1. The applicant shall pay a Parks and Recreation Impact fee, as determined by the Renton Municipal Code at the time of payment. The fee shall be payable to the City as specified by the Renton Municipal Code at the time of Final Plat Recording. 2. The applicant shall pay a Transportation Impact fee, as determined by the Renton Municipal Code at the time of payment. The fee shall be payable to the City as specified by the Renton Municipal Code at the time of Final Plat Recording. 3. The applicant shall pay a Fire Impact fee, as determined by the Renton Municipal Code at the time of payment. The fee shall be payable to the City as specified by the Renton Municipal Code at the time of Final Plat Recording. 4. Staff Review Comments Representatives from various city departments have reviewed the application materials to identify and address issues raised by the proposed development. These comments are contained in the official file, and the essence of the comments has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of this report. 5. Consistency with Preliminary Plat Criteria Approval of a plat is based upon several factors. The following preliminary plat criteria have been established to assist decision -makers in the review of the plat: a) Compliance with the Comprehensive Designation The site is designated Residential Low Density (RLD) on the Comprehensive Plan Land Use Map. Lands in the RLD designation are intended to guide development on land appropriate for a range of low intensity residential where land is either constrained by sensitive areas or where the City has the opportunity to add larger -lot housing stock, at urban densities of 4 du/net acre, to its inventory. The proposal is consistent with the following Comprehensive Plan Land Use and Community Design Element policies: Policy LU -143. Within the Residential 4 du/acre zoned area allow a maximum density of 4 units per net acre to encourage larger lot development and increase the supply of upper income housing consistent with the City's Housing Element. ® Policy Objective Met ❑ Not Met Policy LU -146. Interpret development standards to support provision of landscape features as well as innovative site planning. Criteria should include: 1) Attractive residential streetscapes with landscaped front yards that are visible from the street; 2) Landscaping, preferably with drought- resistant plant materials; 3) Large caliper street trees; 4) Irrigated landscape planting strips; 5) Low -impact development using landscaped buffers, open spaces, and other pervious surfaces for surface water runoff; and 6) Significant native tree and vegetation retention and/or replacement. ® Policy Objective Met ❑ Not Met REPORT. doc City of Renton Deportment of Comity & Economic Development Preliminary Plot Report & Decision OLYMPUS VILLA PRELIMINARY PLAT LUA10-090, PP, ECF Report of April 12, 2011 Page 6 of 12 Polity LU -152. Single-family lot size, lot width, setbacks, and impervious surface should be sufficient to allow private open space, landscaping to provide buffers/privacy without extensive fencing, and sufficient area for maintenance activities. ® Policy Objective Met ❑ Not Met 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 property values. ® Policy Objective Met ❑ Not Met 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 Objective Met ❑ Not Met Policy CD -13. infill development should be reflective of the existing character of established neighborhoods even when designed using different architectural styles, and /or 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. ® Policy Objective Met ❑ Not Met b) Compliance with the Underlying Zoning Designation The subject site is designated R-4 on the City of Renton Zoning Map. However the applicant is proposing a combination of lots which either conform to the R-4 zoning designation development standards (Lots 6-11)or lots, within a small lot cluster, which would conform with the R-8 zoning designation development standards (Lots 1-5). Small lot clusters of up to a maximum of fifty lots are allowed within the R-4 zone, when at least thirty percent of the site is permanently set aside as "significant open space." Such open space shall be situated to act as a visual buffer between small lot clusters and other development in the zone. The applicant is proposing the preservation of Wetland A, along with its buffer and additional area, in a Native Growth Protection Easement tract (Tract A) as permanent open space. The tract is located to the east of the proposed clustered lots which would serve as a visual buffer between the smaller lots and the existing community; specifically, the Maureen Highlands R-4 subdivision to the east and Tract D should it be developed in the future. However, the area of Tract A would not result in 30% of the site being permanently set aside (87,618 SF / 293,152 SF = 29.88%). While Tract D is proposed for open space it is not proposed to be set aside as permanent open space and would not count towards the open space requirement. Tract C is also dedicated as open space, however, the tract is not located in an area which would serve as a visual buffer between the small lot cluster and other development in the area. In order to comply with the open space requirement for clustering, additional area is needed between the small lot cluster and the surrounding R-4 developed properties. Therefore, staff recommends as a condition of approval the applicant be required to place additional area within Tract A in order to comply with the 30% permanent open space requirement for clustering. The easement shall be recorded prior to or concurrently with the Final Plat. The proposed development would allow for the future construction of eleven new single-family dwelling units. Density: The maximum density permitted in the R-4 zone is 4.0 dwelling units per net acre. Net density is calculated after the deduction of critical areas, areas intended for public right-of-way, and REPORT.doc City of Renton Department of Com ity & Economic Development Preliminary Plat Report & Decision OLYMPUS VILLA PRELIMINARY T LUA10-090, PP, ECF Report of April 12, 2011 Page 7 of 12 private access easements. After subtracting approximately 43,777 square feet for right-of-way dedications, 1,610 square feet for private access easements, and 64,379 square feet for critical areas; the net square footage would be 109,766 square feet (4.2 net acres). The eleven lot proposal would arrive at a net density of 2.6 dwelling units per acre (11 units / 4.2 acres = 2.6 du/ac), which falls within the permitted density range for the R-4 zone. Lot Dimensions: The minimum lot size permitted in the R-4 zoning designation is 5,000 square feet. A minimum lot width of 70 feet is required for interior lots and 80 feet for corner lots. Lot depth is required to be a minimum of 80 feet. For a small lot cluster development in the R-4 zone, R-8 lot dimension standards would apply. Therefore the minimum lot size permitted, for Lots 1-5, is 5,000 square feet in area. A minimum lot width of 50 feet is required for interior lots and 60 feet for corner lots. Lot depth is required to be a minimum of 65 feet. As demonstrated in the table below, all lots meet the requirements for minimum lot size, depth, and width. As Proposed Lot Size Width Death Lot 1 6,907SF 70 feet 96 feet Lot 2 5,563 SF 74 feet 80 feet Lot 3 5,909 SF (5,050 SF net) 72 feet 80 feet Lot 4 6,264 SF (5,491 SF net) 64 feet 102 feet Lot 5 6,326 SF 60 feet 102 feet Lot 6 8,706 SF 70 feet 124 feet Lot 7 8, 706 SF 70 feet 124 feet Lot 8 8,705 SF 70 feet 124 feet Lot 9 8, 706 SF 70 feet 124 feet Lot 10 8,706 SF 70 feet 124 feet Lot 11 8,706 SF 70 feet 124 feet Setbacks: Setbacks in the R-4 zone are the following: front yard is 30 feet; a side yard along the street is 20 feet; interior side yard is 5 feet; the rear yard is 25 feet. For small lot cluster developments in R-4 zone (Lots 1-5), R-8 setback standards apply. The required setbacks are as follows: front yard is 15 feet for the primary structure and 20 feet for an attached garage; interior side yard is 5 feet; side yard along a street is 15 feet for the primary structure and 20 feet for an attached garage; and the rear yard is 20 feet. The proposed lots appear to contain adequate area to provide all the required setback areas. Compliance with building setback requirements would be reviewed at the time of building permit review. In order to ensure the appropriate setbacks are applied appropriately at the time of building permit staff recommends, as a condition of approval, the applicant place on the face of the plat a covenant noting the R-8 zone setbacks apply on the clustered lots (Lots 1-5) only. The covenant shall be recorded concurrently with the Final Plat. Building Standards: The R-4 zone permits one residential structure per lot. Each of the proposed lots would support the construction of one detached unit. Accessory structures are permitted at a maximum number of two per lot at 720 square feet each, or one per lot at 1,000 square feet in size. Building height in the R-4 zone is limited to 2 stories and 30 feet for primary structures and 15 feet for detached accessory structures. The allowed building lot coverage for lots over 5,000 5F in size in the R-4 zone is 35 percent or 2,500 SF, whichever is greater. All dwelling units shall provide R1=PORT.doc City of Renton Department of Com nity & Economic Development OLYMPUS VILLA PRELIMINART Report of April 12, 2011 Preliminary Plat Report & Decision LUA10-090, PP, ECF Page 8 of 12 vertical facade modulation at least every 20 horizontal feet, including front, side and rear facades when visible from a street. The building standards for the proposed lots would be verified at the time of building permit review. cj Community Assets The site is primarily flat and vegetated primarily with shrubs, groundcover and 95 trees of which 76 are proposed for removal. Renton Municipal Code requires that 30% of the trees on site be retained. Of the 95 trees on site there are 51 trees located within in proposed public roads and/or access easements. Additionally, 15 trees are located within the proposed Native Growth Protection Easement. Those trees located within the proposed public roads, access easements, and/or Native Growth Protection Easements are excluded from the retention rate. Of the 29 trees remaining, nine trees are required to be retained at the 30% retention rate. A tree inventory submitted by the applicant indicates five trees would be retained outside of the critical area tract. Therefore the applicant would be required to plant a total of 24 trees, at a 6:1 ratio, in order to meet the tree retention requirements of the code. The proposed conceptual landscape plan depicts a total of 66 trees to be planted; of which 32 would have a two-inch caliper and could be used as replacement trees to meet the retention requirement. As proposed the applicant would comply with the tree retention requirements of the code. The applicant will be required to comply with protection measures for retained trees as set forth in RMC 4-4-130H8 during construction. The City's landscaping regulations require ten feet of on-site landscaping along all public street frontages, with the exception of areas for required walkways and driveways. The landscaping proposed shall either consist of drought resistant vegetation or shall be irrigated appropriately. The conceptual landscape plan submitted with the application includes the installation of two street trees in the front yards of each lot in addition to trees located within the proposed 8 -foot planter and the stormwater tract. Vegetation proposed includes: Purpleblow maple, Chinese kousa dogwood, lacquemonti birch, Deodor cedar, American hornbeam and Autumn applause ash trees. Groundcover consist of kinnickinnick and the applicant is proposing the planting of 51 David's vibernum shrubs. As proposed the conceptual landscape plan demonstrate compliance with the landscaping regulations of the code. The applicant is required to submit and have approved a detailed landscape plan prior to Final Plat recording. d) Compliance with Subdivision Regulations Streets: The site is fronted on the west by a partially improved right-of-way of Nile Ave NE and Pasco PI NE terminates at the southern property boundary of the site. The applicant is proposing the extension of Pasco PI NE to the north boundary of the site. Pasco PI NE is transected by a proposed east/west road along the southern boundary of the site, NE 7th PI, which eventually connects to Nile Ave NE. NE 7`h PI would be constructed with half -street improvements until such time the property to south developed. Staff received comments from the property owner to the south and the location of the half -street improvement as it ultimately would require a dedication of his property in the future. The Development Services Division found the location of the proposed road is appropriate. The proposed plat is anticipated to generate additional traffic on the City's street system. A Transportation Impact Fee, per net new average daily trip attributed to the project, with credit given for the existing single-family residence, was recommended as part of the SEPA review. The fee would be used to mitigate the proposal's potential impacts to City's transportation system and is payable to the City as specified by the Renton Municipal Code. All wire utilities shall be installed underground per the City of Renton UnderGrounding Ordinance. If three or more poles are required to be moved by the development design, all existing overhead REPORT. doc City of Renton Department of Cam unity & Economic Development OLYMPUS VILLA PRELIMINARY T Report of April 12, 2011 Preliminary Plot Report & Decision LUA10-090, PP, ECF Page 9 of 12 utilities shall be placed underground. Construction of these franchise utilities must be inspected and approved by a City of Renton public works inspector prior to recording of the plat. Blocks: No new blocks will be created as part of the proposed short plat. Lots: The shape, orientation, and arrangement of the proposed lots comply with the requirements of the Subdivision Regulations and the clustering development standards of the R-4 zone- In addition the proposal allows for reasonable infill of developable land. All 11 lots are rectangular in shape. In order to maintain the pattern of surrounding development staff recommends the following condition of approval: a note shall be placed on the face of the plat requiring that the front yard for Lots 1-5 face toward extended Pasco PI NE. The note shall be recorded concurrently with the Final Plat. The rear yard for each of the lots is required to be opposite the front yard. All 11 lots appear to have sufficient building area for the development of detached single-family residences. e) Reasonableness of Proposed Boundaries Access: Lot 1 would gain access from the extended portion of Pasco PI NE. Lots 2-5 would gain access from two 12 -foot wide access easements extended from the proposed east/west internal road (NE 7th PI). The remaining lots, Lots 6-11, would have direct access from the proposed east/west internal road (NE 7th PI). In order to limit the number of curb cuts along Pasco PI NE staff recommends, as a condition of approval, a note be placed on the face of the plat requiring proposed Lots 2-5 gain access from the proposed access easements extended from NE 7 1 PI. The note shall be recorded concurrently with the Final Plat_ Topography: The overall elevation change within the site is approximately 12 feet, sloping from the upper portion of the property to the west. The slope throughout the majority of the site is less than 2.5% with the steepest slope at approximately 5% within the center portion of the property. The applicant has stated approximately 800 cubic yards of material will be removed in order to construct the proposed stormwater pond. The proposed roadway would be constructed using the existing material on site. No fill material is anticipated to be brought onto the site. Relationship to Existing Uses: The properties surrounding the subject site are single-family residences_ The surrounding properties are designated R-4 either on the City's zoning map. The proposal is similar to existing development patterns in the area and is consistent with the Comprehensive Plan and Zoning Code, which encourage residential infill development. The neighboring community, to the east, has expressed concerns with potential development on Tract D and its possible impacts on the enjoyment of their property, the abutting wetland and drainage in the area. As discussed, the applicant is not proposing development at this time on Tract D. f) Availability and Impact on Public Services (Timeliness) Police and Fire: Police and Fire Prevention staff indicate that sufficient resources exist to furnish services to the proposed development; subject to the condition that the applicant provides Code required improvements and fees. A Fire Impact Fee, based on new single-family lot with credit given for the existing single-family residence, was recommended as part of the SEPA review, in order to mitigate the proposal's potential impacts to City emergency services. The fee is payable to the City as specified by the Renton Municipal Code. Schools: According to the Draft Environmental Impact Statement for the City of Renton Land Use Element (January 16, 1992), the City of Renton has a student generation factor of 0.44 students per single-family residential dwelling. Based on the student generation factor, the proposed short plat would result in 0.88 additional students (0.44 X 2 new lots = 0.88) to the local schools. It is anticipated that the Issaquah School District can accommodate any additional students generated REPORT. doc City of Renton Department of Com nity & Economic Development OLYMPUS VILLA PRELIMINAR IT Report of April 12, 2011 Preliminary Plat Report & Decision LUA10-090. PP. ECF Page 10 of 12 by this proposal at the following schools: Apollo Elementary, Maywood Middle School and Liberty High School. A School Impact Fee, based on new single-family lot, will be required in order to mitigate the proposal's potential impacts to Issaquah School District_ The fee is payable to the City as specified by the Renton Municipal Code. Currently the fee is assessed at $3,344.00. Storm Water: The site lies within the Maplewood Creek sub -basin of the Cedar River/Lake Washington watershed. Currently the property has two points of discharge. The easterly side of the property flows to the southeast corner. The westerly side of the property sheet flows to the west and into a drainage ditch along Nile Ave NE. The ground slopes from the upper portion of the property to the west and into the ditch along Nile Ave NE. The drainage along Nile Ave NE slopes from centerline to the existing roadside open ditch to the easterly side. The open ditch continues to flow to the south from the site to the intersection of NE 4th St. The applicant submitted a Preliminary Drainage Report prepared by Offe Engineers, PLLC, dated December 9, 2010. The report states that the proposed project would be required to provide detention for the impervious areas on site. A stormwater wetpond is proposed on the westerly side of the property in order to collect and discharge flows per the 2009 icing County Surface Water Design Manual as amended by the City of Renton. The easterly side of the site is not proposed to be developed with the exception of Lot 1 which will utilize fill dispersion of runoff continuing into the existing wetlands and flowing to the southeast. The conceptual plan and report did not include conceptual sizing calculations for the detention nor did it address the individual lot treatments. As a condition of preliminary plat approval, staff recommends the applicant be required to revise the drainage report to include conceptual sizing calculations for the detention and address the individual lot treatments. The revised plan shall be submitted to and approved by the Plan Reviewer prior to construction permit approval. Water and Sanitary Sewer Utilities: The site is served by the Water District 90. A Certificate of Water and Availability from Water District 90 was not submitted with the application. Staff recommends as a condition of approval that the applicant obtain a Certificate of Water Availability from Water District 90 prior to the approval of any utility construction permits. All plats are required by City Code to provide a fire hydrant with a minimum fire flow requirement of 1,000 GPM within 300 feet of any proposed single-family structure_ If the proposed single-family structures exceed 3,600 square feet, the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 feet of the structure. Per the City Fire Marshal, Lots 6 - 11 are required to be sprinklered, which requires a minimum f- inch water meter and not a 4 -inch meter. Therefore staff recommends, as a condition of preliminary plat approval, the applicant be required to revise the utility plan to depict a 1 -inch water meter and not a %-inch meter to serve Lots 6 — 11. The revised plan shall be submitted to and approved by the Plan Reviewer prior to Final Plat recording. Any existing hydrants to be counted towards the fire flow requirements shall be field verified. The applicant will show the location and distance of all existing fire hydrants within 300 feet of the site. Existing and new hydrants will be required to be retrofitted with Storz "quick disconnect" fittings, if not already in place. g) Compliance With Critical Area Regulations The applicant submitted a Critical Areas Report, prepared by Sewell Wetland Consulting, Inc. (dated December 16, 2010), identifying two wetlands located on the subject site; Wetlands A and B (see Exhibit 4). Wetland A is located along the east side of the site, and is heavily forested with a deciduous canopy. According to the report Wetland A is classified as a Category 2 wetland. Category 2 wetlands are required to have a 50 -foot buffer measured from the wetland edge. Wetland B is located at the west end of the site. According to the report Wetland B is classified as a Category 3 wetland. Additionally, the report states that this wetland has been highly disturbed REPORT doc City of Renton Department of Com nity & Economic Development OLYMPUS VILLA PRELIMINARY T Report of April 12, 2011 Preliminary Plat Report & Decision I LUA10-090, PP, ECF Page 11 of 12 due to evidence of past excavation and placement of old concrete, and has been isolated with a dike/berm along its south side. Category 3 wetlands are required to have a 25 -foot buffer measured form the wetland edge. The applicant is proposing access to the site from Nile Ave NE which would require encroachment into south portion of Wetland B and its buffer. Additionally, due to topography the applicant is proposing the placement of the required storm facility where Wetland B currently exists. Therefore, the applicant is proposing to fill Wetland B, approximately 4,200 square feet, and its buffer, approximately 9,900 square feet, and provide mitigation for its lost functions elsewhere on site. A Conceptual Wetland Mitigation Plan was included in the Critical Areas Report. In order to compensate for the impacts stated above the applicant is proposing the creation of wetland, along the southwest side of Wetland A, in the amount of 6,300 square feet. The applicant is also proposing some minor buffer averaging for the western buffer of Wetland A. Enhancement, of approximately 18,491 square feet, of the buffer associated with Wetland A is proposed in order to mitigate impacts. The applicant would be required to comply with RMC 4-3-050 Critical Area regulations in order to mitigate for any impacts permitted to the wetland and it's buffer. Staff recommends approval of the buffer averaging proposal subject to conditions. The applicant would be required to submit and have approved a Final Wetland Mitigation Plan prior to the recording of the Final Plat. The following conditions of approval are recommended by staff: 1. The applicant shall establish and record a permanent and irrevocable easement on the property title of the tract containing the critical area and its buffer prior to Final Plat recording. The protective easement shall be held by current and future property owners, shall run with the land, and shall prohibit development, alteration, and disturbance within the easement except for purposes of habitat enhancement as part of an enhancement project. The enhancement project shall receive prior written approval from the City, and from any other agency with jurisdiction over such activity. 2. A covenant shall be placed on the tract restricting its separate sale prior to Final Plat recording. Each abutting lot owner, within the short plat, shall have an undivided interest in the tract. 3. The common boundary between the native growth protection tract and the abutting land must be permanently identified. This identification shall include a permanent wood split rail fence and metal signs on treated or metal posts. The permanent wood split rail fence and signs shall be installed prior to Final Plat recording. 4. The following note shall appear on the face of the Final Plat and shall also be recorded as a covenant running with the land on the title of record for all affected lots on the title: "MAINTENANCE RESPONSIBILITY: All owners of lots created or benefitting from this City action abutting or including a native growth protection tract are responsible for maintenance and protection of the tract. Maintenance includes ensuring that no alterations occur within the tract and that all vegetation remains undisturbed unless the express written authorization of the City has been received." 1. RECOMMENDATIONS. Staff recommends approval of the Olympus Villa Preliminary Plat, as depicted in Exhibit 3, subject to the following conditions: 1. The applicant shall comply with the three mitigation measures issued as part of the Determination of Non -Significance Mitigated, dated February 4, 2011. REPORT.doc City of Renton Department of Com nity & Economic Development OLYMPUS VILLA PRELIMINAR} T Report of April 12, 2011 Preliminary Plot Report & Decision LUA10-090, PP, ECF Page 12 of 12 2. The applicant shall be required to place additional area within Tract A in order to comply with the 30% permanent open space requirement for clustering. The permanent open space easement shall be recorded prior to or concurrently with the Final Plat. 3. The applicant shall place on the face of the plat a covenant noting the setbacks of the R -S zoning designation apply on the clustered lots (Lots 1-5) only. The covenant shall be recorded concurrently with the Final Plat. 4. A note shall be placed on the face of the plat requiring proposed Lots 2-5 gain access from the proposed access easements extended from NE 7th Pl. The note shall be recorded concurrently with the Final Plat. 5. The applicant shall be required to revise the drainage report (Exhibit 6) to include conceptual sizing calculations for the detention pond and address the individual lot treatments. The revised plan shall be submitted to and approved by the Engineering Plan Reviewer prior to construction permit approval. 6. The applicant shall be required to revise the utility plan to depict a 1 -inch water meter and not a 3/ -inch meter to serve Lots 6 — 11. The revised plan shall be submitted to and approved by the Engineering Plan Reviewer prior to Final Plat recording. 7. The applicant shall establish and record a permanent and irrevocable easement on the property title of the tract containing the critical area and its buffer prior to Final Plat recording. The protective easement shall be held by current and future property owners, shall run with the land, and shall prohibit development, alteration, and disturbance within the easement except for purposes of habitat enhancement as part of an enhancement project. The enhancement project shall receive prior written approval from the City, and from any other agency with jurisdiction over such activity. S. A covenant shall be placed on the tract restricting its separate sale prior to Final Plat recording. Each abutting lot owner, within the plat, shall have an undivided interest in the tract. 9. The common boundary between the native growth protection tract and the abutting land must be permanently identified. This identification shall include a permanent wood split rail fence and metal signs on treated or metal posts. The permanent wood split rail fence and signs shall be installed prior to Final Plat recording. 10. The following note shall appear on the face of the Final Plat and shall also be recorded as a covenant running with the land on the title of record for all affected lots on the title: "MAINTENANCE RESPONSIBILITY: All owners of lots created or benefitting from this City action abutting or including a native growth protection tract are responsible for maintenance and protection of the tract. Maintenance includes ensuring that no alterations occur within the tract and that all vegetation remains undisturbed unless the express written authorization of the City has been received." 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OLYMPUS 'VMLA CITY OF RENTON CRITICAL AREAS REPORT Prepared For: Bill Finkbeiner 12011 Bel -Red Road Bellevue 98005 ofl EXHIBIT 7 December 16, 2010 J0410-144 Sex,vall Wetlaod Consulting, Jnc Phone: 253-859-051s _17641 Covui�mn 1,Va-v P2 ra%i 253-852-4732 Covington, WA '�,'M42 0 City of , DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ENVIRONMENTAL (SEPA) DETERMINATION OF NON -SIGNIFICANCE - MITIGATED (DNS -M) APPLICATION NO(S): LUA10-090, ECF, PP APPLICANT: Bill Finkbeiner Development PROJECT NAME: Olympus Villa Preliminary Plat DESCRIPTION OF PROPOSAL: The applicant is requesting Preliminary Plat approval and Environmental (SEPA) Review for the subdivision of an existing 6.72 acre parcel into 11 lots for the future construction of single family residences. LOCATION OF PROPOSAL: 122XX 14g`h Avenue SE LEAD AGENCY: City of Renton Environmental Review Committee Department of Community & Economic Development The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21C.030(2)(c). Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of Section 4-6-6 Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified during the environmental review process. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on February 18, 2011. Appeals must be filed in writing together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8- 110.6. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (42S) 430-6510. PUBLICATION DATE: DATE OF DECISION: SIGNATURES: February 4, 2011 January 31, 2001 Mark eterson, dministrator FiW & Emergency Services Alex PMsch, Admistrator Department of Cam unity Economic Development EXHIBIT 8 Date Gregg Zi mem n, dmin s rk_0 Public Warks D partment Date ,.-A L_ -,-- 4/3 �I z0 vt Terry Higashiyama, Administrator Community Services Department Date Mark eterson, dministrator FiW & Emergency Services Alex PMsch, Admistrator Department of Cam unity Economic Development EXHIBIT 8 Date ify of r���i Dent., OLYMPUS VILLA joo 2w ENVIRONMENTAL CHECKLIST == Purpose of checklist: The State Environmental Act (SEPA), chapter 43.210 RCW, requires all governmental agencies to consider the environmental impacts of a proposal before making decisions. An environmental impact statement (EIS) must be prepared for all proposals with probable significant adverse impacts on the quality of the environment. The purpose of this checklist is to provide information to help you and the agency identifies impacts from your proposal (and to reduce or avoid impacts from the proposal, if it can be done) and to help the agency decide whether an EIS is required. A. Background 1. Name of proposed project, if applicable: Olympus Villa 2. Name of applicant: Bill Finkbeiner 3. Address and phone number of applicants and contact person: Applicant: Bill Finkheiner 12011 Bel -Red Road Suite 206 Bellevue, Washington 98005 4. Date checklist prepared: December4, 2010 5. Agency requesting checklist: City of Renton Contact: Bill Finkheiner 425-454-7777 (office) 6. Proposed timing or schedule(includinafhasing, if applicable): Preliminary Approval — Spring 2 1 Construction Drawing Approval — Summer 2011 Construction Start — Summer 2011 7. Do you have any plans for future additions, expansions, or further activity related to or connected with this proposal? If yes explain: Not at this time 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal: Wetland Assessment prepared by Fd Sewall and Associates as part of the plat application 9. Do you know whether applications are pending for government approvals of other proposals directly affecting the property covered by your proposal? If yes Explain: No EXHIBIT 9 Pv - LtPaN f2 Q'JE' S[ DEPARTMENT OF COMMUNPY City of AND ECONOMIC DEVELOPMENT ,f.. DETERMINATION OF NON -SIGNIFICANCE -MITIGATED ADVISORY NOTES APPLICATION NO(S): LUA10-090, ECF, PP APPLICANT: Bill Finkbeiner Development PROJECT NAME: Olympus Villa Preliminary Plat DESCRIPTION OF PROPOSAL: The applicant is requesting Preliminary Plat approval and Environmental (SEPA) Review for the subdivision of an existing 6.72 acre parcel into 11 lots for the future construction of single family residences. LOCATION OF PROPOSAL: 122XX 148th Avenue SE LEAD AGENCY: The City of Renton Department of Community & Economic Development Planning Division Advisory Notes to Applicant: The following notes are supplemental information provided in conjunction with the environmental determination. Because these notes are provided as information only, they are not subject to the appeal process for environmental determinations. Planning: 1. RMC section 4-4-030.0.2 limits haul hours between 8:30 a.m. to 3:30 p.m., Monday through Friday unless otherwise approved by the Development Services Division. The applicant will be required to establish a Native Growth Protection Tract over that part of the site encompassing the stream/wetland and buffer area. 3. Sensitive area tract boundaries must be clearly marked with bright orange construction and silt fencing prior to construction or site clearing activities. The boundaries shall remain marked until construction is complete. 4. A detailed final plan to mitigate for impacts from any alterations to critical areas will be required to be reviewed and approved, prior to the approval of the plat engineering plans. Wntpr- Per the City Fire Marshal, the preliminary 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. Lateral spacing of fire hydrants is predicated on hydrants being located at street intersections (also capable of delivering a minimum of 1,000 GPM) within 300 feet of the structure. This distance is measured along the travel route. ERC Advisory Notes EXHIBIT 10 Page 1 of 2 i 0 2. Per the City Fire Marshal, lots 6 through 11 shall be sprinklered, which requires a minimum 1 -inch water meter and not a %-inch meter, as called out on the conceptual utility plan. Sewer; 1. The proposed development is required to install a new sewer main in Pasco Pl NE extended to the north property line, and a sewer main extended to the west the full length of the roadway. The conceptual sewer plan does show that as required. 2. This parcel is located in East Renton Special Assessment District (SAD) 002. The fee is $316.80 per new lot and is paid at the time a construction permit is issued. 3. The Sanitary Sewer System Development Charges are based on the size of the domestic water meter. These fees are collected at the time a construction permit is issued. Streets: 1. Street improvements including curb, gutter, sidewalk, and paving will be required to be installed on Nile Ave NE across the full frontage of the parcel being developed. 2. The project needs to provide right-of-way vehicular access from Nile Ave NE, through the plat to Pasco Ave NE also with curb, gutter, and sidewalk. 3. Street lighting will be required to be installed. 4. All roadways are required to have a minimum of 25 -foot inside and 45 -foot outside turning radius. 5. All lot corners at intersections of dedicated public rights-of-way shall have minimum radius of fifteen feet. 6. 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 public works inspector prior to recording the plat. Drainage: 1. The Surface Water SDC fees are $1,012 per lot. These fees are collected at the time a construction permit Is Issued. General 1. All required utility, drainage, and street improvements will require separate plan submittals, prepared according to City of Renton drafting standards, by a licensed Civil Engineer. 2. All plans shall be tied to a minimum of two of the City of Renton 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 Drafting Standards. ERC Advisory Notes Page 2 of 2 City of Renton. LAND USE PERMIT MASTER APPLICATION PROPERTY OWNER(S) NAME: Robert Anderson and Gale Miner ADDRESS: 13607 461' Ave SE CITY: North Bend ZIP: 98045 TELEPHONE NUMBER: APPLICANT (if other than owner) NAME: Bill Finkbeiner COMPANY (if applicable): ADDRESS: 12011 Bel — Red Road, Suite 206 CITY: Bellevue ZIP: 98005 TELEPHONE NUMBER: 425.454.7777 CONTACT PERSON NAME: Bill Finkbeiner COMPANY (if applicable): ADDRESS: CITY: ZIP: TELEPHONE NUMBER AND EMAIL ADDRESS: FXHTRTT 7 Renton I-_'IanlnjNQ Di,,jiSlprl PROJECT INFORMATION PROJECT OR DEVELOPMENT NAME: Olympus Villa PROJECTlAD.DRESS(S)lLOCATION AND ZIP CODE: 12xxx 148th Ave NE, Renton 98059 KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): 1123059065 EXISTING LAND USE(S): Vacant PROPOSED LAND USE(S): 11 lot residential plat EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: RLD (Residential Low Density) PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable) EXISTING ZONING: R4 PROPOSED ZONING (if applicable): SITE AREA (in square feet): 2994W4 ,176 1 /-6.� SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE DEDICATED: SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: 1, 6/0 6M FT - PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET ACRE (if applicable) -A.6 unitslacre NUMBER OF PROPOSED LOTS (if applicable) 11 NUMBER OF NEW DWELLING UNITS (if applicable): t I C:1Documenrs as Files%Content-Outlook\Z4LW2MVR1Anderson Miner ma_sterapp.doc - I - 0 0 March 1, zoii Office of Development Services Rocale Timmons 2oSS South Grady Way Renton, WA 98057 Dear Rocale Timmons, I'm writing this letter on behalf of the Windwood Homes neighborhood HOA (Home Owners Association) in reference to the proposed land use notification we received named "Olympus Villas Preliminary Plat"; land use number LUAio-ogo, EFC, PP. There are two specific concerns we would like to address which I have outlined in greater detail below: i) Concern #1_ Use of "Pasco PL NE" for construction traffic Z) Concern #2: Extending and connecting "Pasco PL NE" to allow traffic flow from proposed neighborhood i) Concern #i: We would request that traffic related to construction on the "Olympus Villa Preliminary Plat" not be permitted access to the Windwood neighborhood unless special exceptions are required_ Sans no obvious significant economic, traffic related, or ecological benefits to route traffic through "Pasco PL NE" and the Windwood Homes neighborhood, we request the project confine itself to using Nile (148th, st) for all traffic for the duration of construction. I've listed the general concerns in abbreviated bullets; see attached image, and reference 6th and Pasco, and north end of "Pasco PL NE" attaching to new complex. a. Traffic volume b_ Noise c. Cleanliness d. Access to street e. Access to limited parking f. General safety for children and pets 2) Concern #z: Additionally, the Windwood Homes neighborhood would respectfully ask that the "Pasco PL NE" street not be connected through to the Olympus Villa Preliminary Plat at all, for vehicle access. Instead we would like to see that access be pedestrian and bicycle access only. EXHIBIT 12 0 0 Though we do acknowledge a general benefit to Renton Police and Fire, we are very concerned that extending this street will further increase the speed of and volume of vehicles using" Pasco PL NE", "6th st", and "Rosario Ave NE" respectively, as well as the rest of the streets in the neighborhood, exasperating the safety issues existing today. History: When Morine Highlands (neighborhood east of "Rosario Ave N") opened - 5 years ago, 6th street was extended from "Rosario Ave NE", to "Shadow Ave". That change significantly impacted the integrity and safety of 6" street. The number of cars using this street went up three fold. Additionally, because of the length of the street, without turns, (according to the traffic study performed by the City of Renton) the speed of the traffic went up by approximately-3o0/a. in the first year of the new neighborhood access, three pets were killed, two in a one month period on the intersection of 6th and Pasco. Also, there has been damage to vehicles from being side-swiped by speeding cars and malicious vandalism to properties along that street. Shortly after the animal incidents, the problem was reported to the Renton Police department resulting in increased police awareness and an official traffic study. The end result; after several years of data gathering and analysis, was to add stop signs in a pattern designed to deter speeding. Though that has helped some, the stop signs at "6th and "Pasco PL NE" are routinely ignored. The neighborhood has also deployed "slow down, children playing" signs along Pasco to deter speeders. Because the benefit to Morine Highlands and the City is so obvious, the Windwood HOA has not asked the city to revoke this access as we continue to work to resolve this issue_ In summary, looking at a map, it is not clear what inconvenience the residence of Olympus Villa Plat would experience by using "Nile/148th" as opposed to "Pasco PL NE" as a general means of egress. It does seem more clear however, that there is very little benefit to using the Windwood Homes and Morine Highlands streets in terms of efficiency unless the intent was to avoid or ignore the posted speed and traffic stops. Thank you very much in advance for your consideration and attention to this matter. If I can provide you with any additional details, or information; or if you would like to speak in person, please feel free to contact me at 425-761-5502, Sincerely, Kevin Van Flandern boo Pasco PL NE Renton, WA g8o59 425-760.-5502 kevinvf@hotmail.com QE 26th 61 —Los, k NE "Req!W"' -ION MAIOIA' oi- 'MW -743 y rn a"A Per 024t t l L mK M % iii72M, K AM. V, i CR r, z Nt nth st z CCS A,- fuP AT `�6 Now Milk- PC;WNE-4tffSt'jl -17 AmkA& �w*wOnflo'd PC;WNE-4tffSt'jl -17 0 From the Desk of Kerry M. Curran January 27`h, 2011 Project # LUA10-090, ECF -PP Dear Mr. Timmons: City Of rje� gjn9 DiV1,,,,', I have lived at 715 Rosario Place NE for five years. I would like to propose the following for this development. Given that three deer and a fawn live in the greenbelt and adjacent proposed development site, these deer need a buffer zone between the greenbelt and other green areas. I propose a 60 foot green zone for the deer to walk and habitate as diagramed on the proposed site map. Please take this in to consideration when determining the development of the site. I will make this proposal again at the March 1". meeting. Th , erry M. Cuv6 425-466-8395 EXHIBIT 12 ib r- , L-A Pastor/Elder David Clayton Shenk Awesome Yah Church, Church of Yah in Christ Church Headquarters 702 Nile Ave NE Renton, WA 98059 (425)445-6971 Rocale Timmons City of Renton - Current Planning Associate Planner 1055 South Grady Way Renton, WA 98057 Tel- (425) 430-7219 Fax: (425) 430-7300 Attn: Rocale Timmons, Project Manager/Associate Planner 0 crry of RENTorl RECEIVED W.) 19 90tt BUILDING 01VISION Hello, we are concerned about 2 land developments: proposed north of the 702 Nile Ave NE property. Olympus Villa; and the Pleasant Path, south of the 702 Nile Ave NE property. First when looking at the road proposed along the northern property line of 702 Nile Ave NE, We see that it has already been proposed by Bill Finkbeiner to build this road's pavement right up to northern property line. Usually roads have a space on both sides of the road for sidewalks and planters/grass. This road's space for sidewalks and plantern rass is proposed to be on the 702 Nile Ave NE property, impinging 18 feet into it. This will not be allowed by the owner, since the 702 Nile Ave NE property hasn't been sold to anyone by the owner, nor is there any plan proposed to do so by the owner. The entire road and the space on both sides of the proposed road need to be completely contained on the property north of 702 Nile Ave NE, and not any part of it on 702 Nile Ave NE. Second, on the South East corner of the 702 Nile Ave NE property, it appears from the drawing of OLYPUS VILLA that the Eastern property line has been impinged upon by the proposed development. This will not be allowed by the owner of the 702 Nile Ave NE property. Third, it will be necessary for Robert Johnseine the developer of the Pleasant Path development to build a road through his own wetland in order to gain access to the buildable land at the back of his property TRACT -D. And it will be necessary for the city of Renton to approve such an access road if they want Robert Johnseine to be able to gain access to the buildable portion that is not yet platted TRACT -D. No access through 702 Nile Ave NE will be allowed. Nor will the City of Renton be allowed to. force such a road through the 702 Nile Ave NE property at any time in the future. As Project Manager/Associate Planner for the City of Renton please be advised of the above encroachments and potential encroachments by current and future road and housing developments, and plan to correct the errors by prohibiting such encroachments. Sincerely, Pastor David Clayton Shenk 1/19/2011 EXHIBIT 12 I r - s L01 J �a v r6 C�ITV ,lr RcrtiT'1tz1 RECEIVE jj Lu�oc—l0000crr OLYMPUS VILLA NW 1/4, SW 1/4, SEC. 11. T. 23 N.. R. 5 E., W.M. CITY OF RENTON, KING COUNTY, WASHINGTON �eeaz w. fILR= No $3069348<117LN* POW, 23059pB2 h) 1 897�06Hn4BN 7 A 2 p aARR 10 1 A70! R R rrF !L ,D21' \ apo Rdt ` :Ir� » 1 7w q %w vilrum '{ SPS J/I J ! ! 3 l "n No- Nt o ce- �,'ar-v , t 'fie y � 7 fE3tl6$OOE ` d0 fG � � _ � l •i ,� `-_-_ , ` Jli 11Esoraoss � i� � � Zb p 1 4 107— b, RR 4�I r ! 26 S 1 a 1 , momd 0 ao im m i uveal oheauer/arn, wm.a cityof Renton n ,n., avaexr teewo � Scale 1" = 50' � ;�C?q�ii rC,}' DsviSlOr1 es ,wa ro7a- roaeu d ma[ MUNE GDOMMaM ers,o, 0" n/.,} 04 A16 etr,t^ uam f+ Ll p�711Y ,mm . wlr3wr e aw _ tt .sar r erxrn• w M143 . 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F �� . icy Y" yI SL y.. .j y� iJy 0 0 Rocale Timmons EXHIBIT 12 From: Carrie Koperski [ckoperski@hotmail.com] Sent: Monday, January 24, 2011 12:35 PM To: Rocale Timmons; Carrie Koperski Subject: Olympus Villa Preliminary Plat, Land Use # LUA10-090, ECF, PP Mrs. Carrie Koperski 662 Rosario PI NE Renton, WA 98059 January 24, 2011 Rocale Timmons, Associate Planner Planning Division, 1055 South Grady Way Renton, WA 98057 Dear Associate Planner Rocale Timmons, We apologize for submitting our written comments a few days after the January 21, 2011 deadline. Thank you for notifying our family regarding the proposed construction of new homes in our area. After taking a careful review of the document you sent, we would like to express the following concerns: *Please consider drainage implications for adjacent properties. We are currently homeowners in the Maureen Highlands development, behind the land under consideration. We live on Rosario Place NE, facing the property in question. We are fortunate in that we are across the street from the green belt and wetlands on the property. We enjoy the view, with the beautiful trees and singing birds throughout most of the year. We also appreciate that these trees block some of the intense afternoon sun that hits the front of our house. We are concerned about what removal of the green belt and filling in of wetlands may due to add to drainage issues for our neighbors. Several of them have had standing water in their backyards and have had to take significant steps to prevent damage to their foundations/crawl spaces as a result. We wanted to bring this to your attention as you decide whether to allow the filling of the category three wetland, determine what type of buffer needs to be provided, and choose what actions are required to mitigate the loss of that wetland. *Please consider traffic flow/safety as you determine the layout of the development. Currently, the Windwood neighborhood works hard to encourage drivers to watch out for young children playing ball and riding bikes on our residential streets. Having Pasco Place extended would likely encourage higher speeds, as we have seen with longer stretches of road in the Maureen Highlands. Perhaps additional stop signs would help, or providing cul de sacs, etc. We know many families from our own neighborhood will be tempted to turn right onto Pasco Place and go through the new development to get onto Nile, both to go to Apollo Elementary and for northbound commutes. *If Nile needs to be blocked at some point because of the construction project, please consider school bus schedules for Apollo Elementary. We have had several new homes built in this area in recent months and years, and those closest to the school can cause delays for students because there is no alternative route. *Finally, we know the economy is weak and everyone can benefit from the jobs that are generated from new home construction. However, we need a balanced approach to development. The homes on 128th/4th and Jericho are right on top of each other, with hardly any yards, parks, playgrounds or green space at all. Our tall evergreens are being cut down and now all we see to see in many directions is houses and roads. We are thankful in the Maureen Highlands development that Harbor Homes allotted for adequate yards for each lot, but no park/playground was provided and the common areas are wetlands. We are less than a mile from an elementary school and so most families here have young children who need places outdoors to play together. Please consider the need for wooded areas, grassy areas and open spaces, especially as you take this project into consideration in light of all the other development going on nearby. We have homes that may not be brand new but are less than 7 years old, some of which have been foreclosed, and they have not sold for months. Do we need more houses built in this area? We understand this is private property and we appreciate what the city has done to encourage homeowners on Nile to make improvements to their homes, especially such steps as junk removal, repairs, etc. We just want to make sure that this area continues to be a great place for young families, especially because of its proximity to Apollo Elementary School. 1 Thank you for your consideration. being kept up to date on this case Mrs. Carrie Koperski 0 Our family is not available to attend the March 1 hearing, but we would appreciate Thanks again, CITY OF RENTON DEPARTMENT OF COMMUNTY & ECONOMIC DEVELOPMENT - PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 4th day of April, 2011, 1 deposited in the mails of the United States, a sealed envelope containing Public Hearing Notification documents. This information was sent to: Name Representing Parties of Record See attached Robert Anderson & Gale Miner Owners Bill Finkbeiner - Finkbeiner Development Contact/Applicant (Signature of Sender): _ STATE OF WASHINGTON SS COUNTY OF KING � CCC%✓ I certify that I know or have satisfactory evidence that Stacy M. Tucker Ih Wr - ZI signed this instrument and acknowledged it to be his/her/their free and voluntary act for the mentioned in the instrument. Dated: Notary Pu lic in and for the State of Washington Notary (Print): ri My appointment expires: A i ; w� �Zf < c 1.3 purposes rojec"""'*me Olympus Villa Preliminary Plat P ojec Vu 7b LUA10-090, ECF, PP PARTIES OF RECORD OLYMPUS VILLA PRELIM PLAT LUA10-090, PP, ECF Robert Anderson & Gale Miner Bill Finkbeiner Raymond Woo 13607 461st Avenue SE Finkbeiner Development 14404 SE 87th Street North Bend, WA 98045 12011 Bel -Red Road ste: #206 Newcastle, WA 98059 (owner) Bellevue, WA 98005 (party of record) tel: (425) 454-7777 Pastor David Shenk Awesome Yah Church, Church of Yah in Christ 702 Nile Avenue NE Renton, WA 98059 (party of record) Ken Bouvier 721 Rosario Place NE Renton, WA 98059 tel: (425) 761-6853 (party of record) ]on Newman 8070 Langston Road S Seattle, WA 98178 (party of record) Dion Coleman 5821 NE 8th Street Renton, WA 98059 (party of record) John Nelson 12865 47th Place Bellevue, WA 98006 (party of record) Updated: 04/04/11 eml: billf@finkbeinerdevelopment.com (applicant / contact) Dinah Prather 709 Rosario Place NE Renton, WA 98059 (party of record) Jarrod Faehnrich 751 Orcas Avenue NE Renton, WA 98059 tel; (425) 241-0703 eml: jarrodf@freethought.org (party of record) Karen Walter Watersheds and Land Use Team Leader Muckleshoot Indian Tribe Fisheries Division 39015 172nd Avenue SE Auburn, WA 98092 (party of record) Michael Krohn 457 Pasco Place NE Renton, WA 98059 tel: (425) 890-6918 eml: mkrohn129@gmail.com (party of record) Robert ]ohnseine 9805 NE 116th Street ste: #7499 Kirkland, WA 98034 (party of record) Kerry & Shana Curran 715 Rosario Place NE Renton, WA 98059 tel: (425) 466-8395 (party of record) Mina Fletcher 667 Rosario Place NE Renton, WA 98059 eml: vin_ mina875@msn.com (party of record) Kevin VanFlandern 600 Pasco Place NE Renton, WA 98059 (party of record) (Page 1 of 1) 0 . i f PUBLIC HEARING CITY OF RENTON HEARING EXAMINER RENTON, WASHINGTON A Public Hearing will be held by the Renton Hearing Examiner in the Council Chambers on the seventh floor of Renton City Hall, 1055 South Grady Way, Renton, Washington, on April 19, 2011 at 1:00 PM to consider the following petitions: Olympus Villa Preliminary Plat FILE NO. LUA10-090, ECF, PP Location: 122XX 148" Avenue SE (Parcel #1123059065). Description: The applicant is requesting Preliminary Plat approval for the subdivision of an existing 6.72 acre parcel into 11 lots for the future construction of single family residences. The project site is located within the Residential - 4 (R-4) dwelling units per acre zoning designation. FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON HEARING EXAMINER'S OFFICE AT 425-430-6510 DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION Please include the project NUMBER when calling for proper file identification. I Denis Law _.. City of, Mayor � � I_ rtf l Department of Community and Economic Development March 16, 2011 Alex Pietsch, Administrator Bill Finkbeiner Finkbeiner Development 12011 Bel -Red Road ste: #206 Bellevue, WA 98005 SUBJECT: Olympus Villa Preliminary Plat LUA10-090, ECF, PP Dear Mr. Finkbeiner: This letter is to inform you that the appeal period ended February 18, 2011 for the Environmental Review Committee's (ERC) Determination of Non -Significance - Mitigated for the above -referenced project. No appeals were filed on the ERC determination therefore, this decision is final and the applicant must comply with all ERC Mitigation Measures outlined in the Report and Decision dated January 31, 2011. Also, a Hearing Examiner Public Hearing has been scheduled for April 19, 2011 at 1.:00 p.m., where Site Plan Conditions may be issued. The applicant or representatives) of the applicant are required to be present. Enclosed is a copy of a Draft Preliminary Report to the Hearing Examiner for your review. If you have any questions, please feel free to contact me at (425) 430-7219. For the Environmental Review Committee, Roc a Timmons As ciate Planner Enclosure cc Robert Anderson & Gale Miner / Owner(s) Raymond Woo, Pastor David Shenk, Dinah Prather, Robert Johnseine, Ken Bouvier, Jarrod Faehnrich, Kerry & Shana Curran, John Newman, Karen Walter, Mina Fletcher, Dion Coleman, Michael Krohn, Kevin Van Flandern, John Nelson / Party(ies) of Record Renton City Hall . * 1055 South Grady Way a Renton, Washington 98057 • rentonwa.gov DEPARTMENT OF COMIN ITY city of AND ECONOMIC DEVELOPMENT DRAFT PRELIMINARY REPORT TO THE HEARING EXAMINER A. SUMMARYAND PURPOSE OF REQUEST REPORT DATE. March 16, 2011 Project Name: Olympus Villa Preliminary Plat Owner: Robert Anderson & Gale Miner; 13607 -461st Ave 5E; North Bend, WA 95045 Applicant/Contact: Bill Finkbeiner, Finkbeiner Development; 12011 Bel -Red Rd, Ste #206; Bellevue, WA 95005 File Number: LUA10-090, PP, ECF Project Manager: Rocale Timmons; Associate Planner Project Summary: The applicant is requesting Preliminary Plat approval for the subdivision of a 6.72 acre parcel into 11 lots for the future construction of single family residences. The project site is located within the Residential - 4 (R-4) dwelling units per acre zoning designation. The proposed lots would range in size from 5,563 square feet in area to 5,706 square feet. Four tracts are proposed for drainage, critical areas and open space. Access to the lots would be provided via an extension of Pasco PI NE eventually connecting to Nile Ave NE. The applicant is proposing clustering for Lots 1-5 due to existing road alignments and critical areas on site whereby R -S development standards can be applied. The site contains a Category 2 and 3 wetland. The applicant is proposing to fill the smaller Category 3 wetland. Mitigation is proposed in the form of the creation of new wetland adjacent to the larger Category 2 wetland along the eastern portion of the site, in addition to buffer enhancement. Project Location: Parcel ID #112305-9065 Site Area: 293,152 square feet (6.72 ac) Project Location Mop R1= PORT. doc City of Renton Department of Comoity & Economic Development AdOstrative Short Plat Report & Decision OLYMPUS VILLA PRELIMINARY PLAT LUA10-090, PP, ECF Report of March 16, 2011 Page 2 of 12 LBEXHIBITS: Exhibit 1: Project file ("yellow file") containing the application, reports, staff comments, and other material pertinent to the review of the project Exhibit 2: Zoning Map Exhibit 3: Preliminary Plat Plan Exhibit 4: Landscape Plan Exhibit 5: Aerial Photograph Exhibit 6: Preliminary Drainage Report Exhibit 7: Critical Areas Report Exhibit 8 SEPA Determination Exhibit 9: Comment Letters C GENERAL INFORMATION: Robert Anderson & Gale Miner 1. Owner(s) of Record: 13607 -461st Ave 5E North Bend, WA 98045 2. Zoning Designation: Residential — 4 du/ac (R-4) 3. Comprehensive Plan Land Use Designation: Residential Low Density 4. Existing Site Use: Vacant 5. Neighborhood Characteristics: a. North: Single Family Residential (R-4 zone) b. East: Single Family Residential (R-4 zone) c. South: Single Family Residential (R-4 zone) d. West: Single Family Residential (R,4 zone) 6. Access: Lot 1 would gain access from the extended portion of Pasco PI NE. Lots 2-5 would gain access from two 12 -foot wide access easements extended from the proposed east/west internal road (NE 7th PI). The remaining lots, Lots 6-11, would have direct access from the proposed east/west internal road (NE 71h PI). 7. Site Area: 293,152 square feet (6.72 ac) D. HISTORICAL/BACKGROUND: Action Land Use File No. Ordinance No. Date Comprehensive Plan N/A 5099 11/01/04 Zoning N/A 5100 11/01/04 Annexation N/A 5459 7/05/09 REPORT.doc DEPARTMENT OF COMIN&ITY City of s <- AND ECONOMIC DEVELOPMENT r � (j r i =E -PUBLIC SERVICES:-� 1. Utilities a. Water: This site is located in the Water District 90 water service boundary. This site is not located in the Aquifer Protection Zone. b. Sewer: There is an existing 8" sanitary sewer main Pasco PI NE. c. Surface/Storm Water: There are existing storm drainage facilities in Pasco PI NE. 2. Streets: There is currently a partially improved public right-of-way along the frontage of the site. 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 2. Chapter 3 Environmental Regulations and Overlay Districts a. Section 4-3-050: Critical Areas Regulations 3. Chapter 4 Property Development Standards a. Section 4-4-030: Development Guidelines and Regulations b. Section 4-4-130: Tree Cutting and Land Clearing Regulations 4. Chapter 6 Streets and Utility Standards a. Section 4-6-060: Street Standards S. Chapter 7 Subdivision Regulations a. Section 4-7-080: Detailed Procedures for 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 d. Section 4-7-160: Residential Blocks — General Requirements and Minimum Standards e. Section 4-7-170: Residential Lots—General Requirements and Minimum Standards S. Chapter 9 Procedures and Review Criteria 6. Chapter 11 Definitions Project Location Map REPORT. doc City of Renton Department of Comity & Economic Development Adlestrative Short Plat Report & Decision OLYMPUS VILLA PRELIMINARY PLAT LUA10-090, PP, ECF Report of March 16, 2011 Page 4 of 12 G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element: 2. Community Design Element: H. DEPARTMENT ANALYSIS: 1. Project Description/Background The applicant is requesting a preliminary plat in order to subdivide a 6.72 acre site into 11 single family lots and tracts for stormwater (Tract B), critical areas (Tract A) and open space (Tracts C & D). The proposal would result in a density of 2.6 du/ac. The proposed plat would be located in northeast Renton, on the east side of Nile Ave NE just north of NE 6th St. The property is in the Residential Low Density (RLD) Comprehensive Plan land use designation and the Residential 4 (R-4) zoning designation. As part of the Preliminary Plat the applicant is requesting the clustering of Lots 1-5 due to the alignment of existing roads and critical areas on site. Clustering would allow the lots to be developed with R-8 development standards, including lot size, width and depth. The proposed subdivision would result in 11 lots ranging in lot size from 5,563 to 8,706 square feet_ Lot 1 would gain access from the extended portion of Pasco PI NE. Lots 2-5 would gain access from two 12 - foot wide access easements extended from the proposed east/west internal road (NE 7th PI). The remaining lots, Lots 6-11, would have direct access from the proposed east/west internal road (NE 7th PI). There is a Category 2 (Wetland A) and Category 3 (Wetland B) wetland located on the project site. Wetland A is located along the east side of the site which is heavily forested with deciduous canopy. Wetland B is located at the west end of the site which is primarily pasture land. The proposed project includes the filling of Wetland B and its buffer. Mitigation in the form of wetland creation, adjacent to Wetland A, along with buffer enhancement is proposed. The overall elevation change within the site is about 12 feet, sloping down from the northern portion of the site to the west. The slopes throughout the majority of the site are approximately 2.5 percent or less and range up to 5 percent in the central portion of the site. The project would result in approximately 800 cubic yards of grading which will be used to create the internal road and storm detention pond. The site is vegetated primarily with grass lawns, shrubs and trees. A tree inventory indicates a total of 95 trees on the site, of which 19 trees would remain following development. The applicant is not proposing the development of Tract D as part of the preliminary plat request in that there is no access to the tract. The tract would be set aside as open space until such time it could be developed. The applicant would be required to obtain the appropriate land use entitlements in order to develop the tract in the future. 2. Environmental Review Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on January 31, 2011, the Environmental Review Committee issued a Determination of Non -Significance - Mitigated (DNS -M) for the Olympus Villa Preliminary Plat. The DNS -M included 3 mitigation measures. A 14 -day appeal period commenced on February 4, 2011 and ended on February 18, 2011. No appeals of the threshold determination were been filed. REPORT. d oc City of Renton Department of Comity & Economic Development Ad-trative Short Plot Report & Decision OLYMPUS VILLA PRELIMINARY PLAT LUA10-090, PP, ECF Report of March 16, 2011 Page 5 of 12 3. Compliance with ERC Conditions Based on an analysis of probable impacts from the proposal, the Environmental Review Committee (ERC) issued the following mitigation measure with the Determination of Non -Significance — Mitigated: 1. The applicant shall pay a Parks and Recreation Impact fee, as determined by the Renton Municipal Code at the time of payment_ The fee shall be payable to the City as specified by the Renton Municipal Code at the time of Final Plat Recording. 2. The applicant shall pay a Transportation Impact fee, as determined by the Renton Municipal Code at the time of payment. The fee shall be payable to the City as specified by the Renton Municipal Code at the time of Final Plat Recording. 3. The applicant shall pay a Fire Impact fee, as determined by the Renton Municipal Code at the time of payment. The fee shall be payable to the City as specified by the Renton Municipal Code at the time of Final Plat Recording. 4. Staff Review Comments Representatives from various city departments have reviewed the application materials to identify and address issues raised by the proposed development. These comments are contained in the official file, and the essence of the comments has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of this report. 5. Consistency with Preliminary Plat Criteria Approval of a plat is based upon several factors. The following preliminary plat criteria have been established to assist decision=makers in the review of the plat: a) Compliance with the Comprehensive Designation The site is designated Residential Low Density (RLD) on the Comprehensive Pian Land Use Map. Lands in the RLD designation are intended to guide development on land appropriate for a range of low intensity residential where land is either constrained by sensitive areas or where the City has the opportunity to add larger -lot housing stock, at urban densities of 4 du/net acre, to its inventory. The proposal is consistent with the following Comprehensive Plan Land Use and Community Design Element policies: Policy LU -143. Within the Residential 4 du/acre zoned area allow a maximum density of 4 units per net acre to encourage larger lot development and increase the supply of upper income housing consistent with the City's Housing Element. ® Policy Objective Met ❑ Not Met Policy LU -146. Interpret development standards to support provision of landscape features as well as innovative site planning. Criteria should include: 1) Attractive residential streetscapes with landscaped front yards that are visible from the street; 2) Landscaping, preferably with drought- resistant plant materials, 3) Large caliper street trees; 4) Irrigated landscape planting strips, 5) Low -impact development using landscaped buffers, open spaces, and other pervious surfaces for surface water runoff; and 6) Significant native tree and vegetation retention and/or replacement. REPORT.doc City of Renton Department of Corn0ity & Economic Development Ad estrative Short Plat Report & Decision OLYMPUS ViLLA PRELIMINARY PLAT LUA10-090, PP, ECF Report of March 16, 2011 Page 6 of 12 ® Policy Objective Met ❑ Not Met Policy U1-152. Single-family lot size, lot width, setbacks, and impervious surface should be sufficient to allow private open space, landscaping to provide buffers/privacy without extensive fencing, and sufficient area for maintenance activities. ® Policy Objective Met ❑ Not Met 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 property values. ® Policy Objective Met ❑ Not Met 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 Objective Met ❑ Not Met Policy CD -13. Infill development should be reflective of the existing character of established neighborhoods even when designed using different architectural styles, and /or 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 plonning and scale of existing areas. ® Policy Objective Met ❑ Not Met b) Compliance with the Underlying Zoning Designation The subject site is designated R-4 on the City of Renton Zoning Map however the applicant is proposing a combination of lots which either conform to the R-4 zoning designation development standards (Lots 6-11)or small lot cluster of which the lots would conform with the R-8 zoning designation development standards (Lots 1-5). Small lot clusters of up to a maximum of fifty lots are allowed within the R-4 zone, when at least thirty percent of the site is permanently set aside as "significant open space." Such open space shall be situated to act as a visual buffer between small lot clusters and other development in the zone. The applicant is proposing the preservation of Wetland A, along with its buffer and additional area, in a Native Growth Protection Easement tract (Tract A) as permanent open space. The tract is located to the east of the proposed clustered lots which would serve as a visual buffer between the smaller lots and the existing community; specifically, the Maureen Highlands R-4 subdivision to the east and possible development within Tract D_ However, the area of Tract A would not result in 30% of the site being permanently set aside (87,618 SF / 293,152 SF = 29.88%). While Tract D is proposed for open space it is not proposed to be set aside as permanent open space and would not counted towards the open space requirement. Tract C is also dedicated as open space, however, the tract is not located in an area which would serve as a visual buffer between the small lot cluster and other development in the area. In order to comply with the open space requirement for clustering, additional area is needed. Therefore, staff recommends as a condition of approval the applicant be required to place additional area within Tract A in order to comply with the 30% permanent open space requirement for clustering. The easement shall be recorded prior to or concurrently with the Final Plat. The proposed development would allow for the future construction of eleven new single-family dwelling units. Density: The maximum density permitted in the R-4 zone is 4.0 dwelling units per net acre. Net density is calculated after the deduction of critical areas, areas intended for public right-of-way, and REPORT. d oc City of Renton Department of Community & Economic Development OLYMPUS VILLA PRELIMINARf*T Report of March 16, 2011 REPORT. doc istrative Short Plot Report & Decision I LUA10-090, PP, ECF Page 7 of 12 private access easements. After subtracting approximately 43,777 square feet for right-of-way dedications, 1,610 square feet for private access easements, and 64,379 square feet for critical areas; the net square footage would be 109,766 square feet (4.2 net acres). The eleven lot proposal would arrive at a net density of 2.6 dwelling units per acre (11 units / 4.2 acres = 2.6 du/ac), which falls within the permitted density range for the R-4 zone. Lot Dimensions: The minimum lot size permitted in the R-4 zoning designation is 5,000 square feet. A minimum lot width of 70 feet is required for interior lots and 80 feet for corner lots. Lot depth is required to be a minimum of 80 feet. For small a lot cluster development in the R-4 zone, R-8 lot dimension standards would apply. Therefore the minimum lot size permitted, for Lots 1-5, is 5,000 square feet in area. A minimum lot width of 50 feet is required for interior lots and 60 feet for corner lots. Lot depth is required to be a minimum of 65 feet. As demonstrated in the table below, all lots meet the requirements for minimum lot size, depth, and width. As Proposed Lot Size Width Depth Lot 1 6,907 SF 70 feet 96 feet Lot 2 5,563 SF 74 feet 80 feet Lot 3 5,909 SF (5,050 SF net) 72 feet 80 feet Lot 4 6,264 SF (5,491 SF nett 64 feet 102 feet Lot S 6,326 SF 60 feet 102 feet Lot 6 8, 706 SF 70 feet 124 feet Lot 7 8,706 SF 70 feet 124 feet Lot 8 8, 706 SF 70 feet 124 feet Lot 9 8,706 SF 70 feet 124 feet Lot 10 8,706 SF 70 feet 124 feet Lot 11 8,706 SF 70 feet 124 feet Setbacks: Setbacks in the R-4 zone are the following: front yard is 30 feet; a side yard along the street is 20 feet; interior side yard is 5 feet; the rear yard is 25 feet. For small lot cluster developments in R-4 zone (Lots 1-5), R-8 setback standards apply. The required setbacks are as follows: front yard is 15 feet for the primary structure and 20 feet for an attached garage; interior side yard is 5 feet; side yard along a street is 15 feet for the primary structure and 20 feet for an attached garage; and the rear yard is 20 feet. The proposed lots appear to contain adequate area to provide all the required setback areas. Compliance with building setback requirements would be reviewed at the time of building permit review. In order to ensure the appropriate setbacks are applied appropriately at the time of building permit staff recommends, as a condition of approval, the applicant place on the face of the plat a covenant noting the R-8 zone setbacks apply on the clustered lots (Lots 1-5). The covenant shall be recorded concurrently with the Final Plat. Building Standards: The R-4 zone permits one residential structure per lot. Each of the proposed lots would support the construction of one detached unit. Accessory structures are permitted at a maximum number of two per lot at 720 square feet each, or one per lot at 1,000 square feet in size. Building height in the R-4 zone is limited to 2 stories and 30 feet for primary structures and 15 feet for detached accessory structures. The allowed building lot coverage for lots over 5,000 SF in size in the R-4 zone is 35 percent or 2,500 SF, whichever is greater. All dwelling units shall provide City of Renton Department of Com OLYMPUS VILLA PRELIMINARY) Report of March 16, 2011 T & Economic Development istrative Short Plat Report & Decision LUA10-090, PP, ECF Page 8 of 12 vertical facade modulation at least every 20 horizontal feet, including front, side and rear facades when visible from a street. The building standards for the proposed lots would be verified at the time of building permit review. cj Community Assets The site is primarily flat and vegetated primarily with shrubs, groundcover and 95 trees of which 76 are proposed for removal. Renton Municipal Code requires that 30% of the trees on site be retained. Of the 95 trees on site there are 51 trees located within in proposed public roads and/or access easements. Additionally, 15 trees are located within the proposed Native Growth Protection Easement. Those trees located within the proposed public roads, access easements, and/or Native Growth Protection Easements are excluded from the retention rate. Of the 29 trees remaining, nine trees are required to be retained at the 30% retention rate. A tree inventory submitted by the applicant indicates five trees would be retained outside of the critical area tract. Therefore the applicant would be required to plant a total of 24 trees, at a 6:1 ratio, in order to meet the tree retention requirements of the code. The proposed conceptual landscape plan depicts a total of 66 trees to be planted; of which 32 would have a two-inch caliper and could be used as replacement trees to meet the retention requirement. As proposed the applicant would comply with the tree retention requirements of the code. The applicant will be required to comply with protection measures for retained trees as set forth in RMC 4-4-130H8 during construction. The City's landscaping regulations require ten feet of on-site landscaping along all public street frontages, with the exception of areas for required walkways and driveways. The landscaping proposed shall either consist of drought resistant vegetation or shall be irrigated appropriately. The conceptual landscape plan submitted with the application includes the installation of two street trees in the front yards of each lot in addition to trees located within the proposed 8 -foot planter and the stormwater tract. Vegetation proposed includes: Purpleblow maple, Chinese kousa dogwood, Jacquemonti birch, Deodor cedar, American hornbeam and Autumn applause ash trees. Groundcover consist of kinnickinnick and the applicant is proposing the planting of 51 David's vibernum shrubs. As proposed the conceptual landscape plan demonstrate compliance with the landscaping regulations of the code. The applicant is required to submit and have approved a detailed landscape plan prior to Final Plat recording. d) Compliance with Subdivision Regulations Streets: The site is fronted on the west by a partially improved right-of-way of Nile Ave NE and Pasco PI NE terminates at the southern property boundary of the site. The applicant is proposing the extension of Pasco PI NE to the north boundary of the site. Pasco PI NE is transected by a proposed east/west road along the southern boundary of the site, NE 7th PI, which eventually connects to Nile Ave NE. NE 7th PI would be constructed with half -street improvements until such time the property to south developed. Staff received comments from the property owner to the south and the location of the half -street improvement as it ultimately would require a dedication of his property in the future. The Development Services Division found the location of the proposed road is appropriate. The proposed plat is anticipated to generate additional traffic on the City's street system. A Transportation Impact Fee, per net new average daily trip attributed to the project, with credit given for the existing single-family residence, was recommended as part of the SEPA review. The fee would be used to mitigate the proposal's potential impacts to City's transportation system and is payable to the City as specified by the Renton Municipal Code. All wire utilities shall be installed underground per the City of Renton UnderGrounding Ordinance. If three or more poles are required to be moved by the development design, all existing overhead REPORT. doc City of Renton Department of Comi OLYMPUS VILLA PRELIMINARY] Report of March 16, 2011 T & Economic Development A istrative Short Plat Report & Decision I LUA10-090, PP, ECF Page 9 of 12 utilities shall be placed underground. Construction of these franchise utilities must be inspected and approved by a City of Renton public works inspector prior to recording of the plat. Blocks: No new blocks will be created as part of the proposed short plat. Lots: The shape, orientation, and arrangement of the proposed lots comply with the requirements of the Subdivision Regulations and the clustering development standards of the R-4 zone. In addition the proposal allows for reasonable infill of developable land. All 11 lots are rectangular in shape. In order to maintain the pattern of surrounding development staff recommends the following condition of approval: a note shall be placed on the face of the plat requiring that the front yard for Lots 1-5 face toward extended Pasco PI NE. The note shall be recorded concurrently with the Final Plat. The rear yard for each of the lots is required to be opposite the front yard. All 11 lots appear to have sufficient building area for the development of detached single-family residences. e) Reasonableness of Proposed Boundaries Access: Lot 1 would gain access from the extended portion of Pasco PI NE. Lots 2-5 would gain access from two 12 -foot wide access easements extended from the proposed east/west internal road (NE 7th PI). The remaining lots, Lots 6-11, would have direct access from the proposed east/west internal road (NE 7th PI). In order to limit the number of curb cuts along Pasco PI NE staff recommends, as a condition of approval, a note be placed on the face of the plat requiring proposed Lots 2-5 gain access from the proposed access easements extended from NE 7th PI. The note shall be recorded concurrently with the Final Plat. Topography: The overall elevation change within the site is approximately 12 feet, sloping from the upper portion of the property to the west. The slope throughout the majority of the site is less than 2.5% with the steepest slope at approximately 5% within the center portion of the property. The applicant has stated approximately 800 cubic yards of material will be removed in order to construct the proposed stormwater pond. The proposed roadway would be constructed using the existing material on site. No fill material is anticipated to be brought onto the site. Relationship to Existing Uses: The properties surrounding the subject site are single-family residences. The surrounding properties are designated R-4 either on the City's zoning map. The proposal is similar to existing development patterns in the area and is consistent with the Comprehensive Plan and Zoning Code, which encourage residential infill development. The neighboring community, to the east, has expressed concerns with potential development on Tract D and its possible impacts on the enjoyment of their property, the abutting wetland and drainage in the area. As discussed, the applicant is not proposing development at this time on Tract D. f) Availability and Impact on Public Services (Timeliness) Police and Fire: Police and Fire Prevention staff indicate that sufficient resources exist to furnish services to the proposed development; subject to the condition that the applicant provides Code required improvements and fees. A Fire Impact Fee, based on new single-family lot with credit given for the existing single-family residence, was recommended as part of the SEPA review, in order to mitigate the proposal's potential impacts to City emergency services. The fee is payable to the City as specified by the Renton Municipal Code. Schools: According to the Draft Environmental Impact Statement for the City of Renton Land Use Element (January 16, 1992), the City of Renton has a student generation factor of 0.44 students per single-family residential dwelling. Based on the student generation factor, the proposed short plat would result in 0.88 additional students (0.44 X 2 new lots = 0.88) to the local schools. It is REPORT. doc City of Renton Department of Community & Economic Development OLYMPUS VILLA PRELIMINARYST Report of March 16, 2011 istrative Short Plat Report & Decision LUA10-090, PP, ECF Page 10 of 12 anticipated that the Issaquah School District can accommodate any additional students generated by this proposal at the following schools: Apollo Elementary, Maywood Middle School and Liberty High School. A School Impact Fee, based on new single-family lot, will be required in order to mitigate the proposal's potential impacts to Issaquah School District. The fee is payable to the City as specified by the Renton Municipal Code_ Currently the fee is assessed at $3,344.00 Storm Water: The site lies within the Maplewood Creek sub -basin of the Cedar River/Lake Washington watershed. Currently the property has two points of discharge. The easterly side of the property flows to the southeast corner. The westerly side of the property sheet flows to the west and into a drainage ditch along Nile Ave NE. The ground slopes from the upper portion of the property to the west and into the ditch along Nile Ave NE. The drainage along Nile Ave NE slopes from centerline to the existing roadside open ditch to the easterly side. The open ditch continues to flow to the south from the site to the intersection of NE 4th St. The applicant submitted a Preliminary Drainage Report prepared by Offe Engineers, PLLC, dated December 9, 2010. The report states that the proposed project would be required to provide detention for the impervious areas on site. A stormwater wetpond is proposed on the westerly side of the property in order to collect and discharge flows per the 2009 King County Surface Water Design Manual as amended by the City of Renton. The easterly side of the site is not proposed to be developed with the exception of Lot 1 which will utilize fill dispersion of runoff continuing into the existing wetlands and flowing to the southeast. The conceptual plan and report did not include conceptual sizing calculations for the detention nor did it address the individual lot treatments. As a condition of preliminary plat approval, staff recommends the applicant be required to revise the drainage report to include conceptual sizing calculations for the detention and address the individual lot treatments. The revised plan shall be submitted to and approved by the Plan Reviewer prior to construction permit approval. Water and Sanitary Sewer Utilities: The site is served by the Water District 90. A Certificate of Water and Availability from Water District 90 was not submitted with the application. Staff recommends as a condition of approval that the applicant obtain a Certificate of Water Availability from Water District 90 prior to the approval of any utility construction permits. All plats are required by City Code to provide a fire hydrant with a minimum fire flow requirement of 1,000 GPM within 300 feet of any proposed single-family structure. If the proposed single-family structures exceed 3,600 square feet, the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 feet of the structure. Per the City Fire Marshal, Lots 6 - 11 are required to be sprinklered, which requires a minimum f- inch water meter and not a %-inch meter. Therefore staff recommends, as a condition of preliminary plat approval, the applicant be required to revise the utility plan to depict a 1 -inch water meter and not a %-inch meter to serve Lots 6 — 11. The revised plan shall be submitted to and approved by the Plan Reviewer prior to Final Plat recording. Any existing hydrants to be counted towards the fire flow requirements shall be field verified. The applicant will show the location and distance of all existing fire hydrants within 300 feet of the site. Existing and new hydrants will be required to be retrofitted with Storz "quick disconnect" fittings, if not already in place. g) Compliance With Critical Area Regulations The applicant submitted a Critical Areas Report, prepared by Sewell Wetland Consulting, Inc. (dated December 16, 2010), identifying two wetlands located on the subject site; Wetlands A and B (see Exhibit 4). Wetland A is located along the east side of the site, and is heavily forested with a deciduous canopy. According to the report Wetland A is classified as a Category 2 wetland. Category 2 wetlands are required to have a 50 -foot buffer measured from the wetland edge. Wetland B is located at the west end of the site. According to the report Wetland B is classified as REPORT.doc City of Renton Deportment of Community & Economic Development .4d+ OLYMPUS VILLA PRFLIMINARIbT I Report of March 16, 2011 REPORT. doc istrative Short Plot Report & Decision LUA30-030, PP, ECF Page it of 12 a Category 3 wetland. Additionally, the report states that this wetland has been highly disturbed due to evidence of past excavation and placement of old concrete, and has been isolated with a dike/berm along its south side. Category 3 wetlands are required to have a 25 -foot buffer measured form the wetland edge. The applicant is proposing access to the site from Nile Ave NE which would require encroachment into south portion of Wetland B and its buffer. Additionally, due to topography the applicant is proposing the placement of the required storm facility where Wetland B currently exists. Therefore, the applicant is proposing to fill Wetland B, approximately 4,200 square feet, and its buffer, approximately 9,900 square feet, and provide mitigation for its lost functions elsewhere on site. A Conceptual Wetland Mitigation Plan was included in the Critical Areas Report. In order to compensate for the impacts stated above the applicant is proposing the creation of wetland, along the southwest side of Wetland A, in the amount of 6,300 square feet. The applicant is also proposing some minor buffer averaging for the western buffer of Wetland A. Enhancement, of approximately 18,491 square feet, of the buffer associated with Wetland A is proposed in order to mitigate impacts. The applicant would be required to comply with IZMC 4-3-050 Critical Area regulations in order to mitigate for any impacts permitted to the wetland and it's buffer. Staff recommends approval of the buffer averaging proposal subject to conditions. The applicant would be required to submit and have approved a Final Wetland Mitigation Plan prior to the recording of the Final Plat. The following conditions of approval are recommended by staff: 1. The applicant shall establish and record a permanent and irrevocable easement on the property title of the tract containing the critical area and its buffer prior to Final Plat recording. The protective easement shall be held by current and future property owners, shall run with the land, and shall prohibit development, alteration, and disturbance within the easement except for purposes of habitat enhancement as part of an enhancement project. The enhancement project shall receive prior written approval from the City, and from any other agency with jurisdiction over such activity. 2. A covenant shall be placed on the tract restricting its separate sale prior to Final Plat recording. Each abutting lot owner, within the short plat, shall have an undivided interest in the tract. 3. The common boundary between the native growth protection tract and the abutting land must be permanently identified. This identification shall include a permanent wood split rail fence and metal signs on treated or metal posts. The permanent wood split rail fence and signs shall be installed prior to Final Plat recording. 4. The following note shall appear on the face of the Final Plat and shall also be recorded as a covenant running with the land on the title of record for all affected lots on the title: "MAINTENANCE RESPONSIBILITY: All owners of lots created or benefitting from this City action abutting or including a native growth protection tract are responsible for maintenance and protection of the tract. Maintenance includes ensuring that no alterations occur within the tract and that all vegetation remains undisturbed unless the express written authorization of the City has been received." City of Renton Department of Community & Economic Development A OLYMPUS VILLA PRELIMINARVftT Report of March 16, 2011 rative Short Plat Report & Decision LUA10-090, PP, ECF Page 12 of 12 !. RECOMMENDATIONS: Staff recommends approval of the Olympus Villa Preliminary Plat, Project File No. LUA10-090, PP, ECF subject to the following conditions: 1. The applicant shall comply with the three mitigation measures issued as part of the Determination of Non -Significance Mitigated, dated February 4, 2011. 2. The applicant shall be required to place additional area within Tract A in order to comply with the 30% permanent open space requirement for clustering. The permanent open space easement shall be recorded prior to or concurrently with the Final Plat. 3. The applicant shall place on the face of the plat a covenant noting the R-8 zone setbacks apply on the clustered lots (Lots 1-5). The covenant shall be recorded concurrently with the Final Plat. 4. A note shall be placed on the face of the plat requiring proposed Lots 2-5 gain access from the proposed access easements extended from NE 7 1 PI. The note shall be recorded concurrently with the Final Plat. 5_ The applicant shall be required to revise the drainage report to include conceptual sizing calculations for the detention pond and address the individual lot treatments. The revised plan shall be submitted to and approved by the Engineering Plan Reviewer prior to construction permit approval. 6. The applicant shall be required to revise the utility plan to depict a 1 -inch water meter and not a %-inch meter to serve Lots 6 — 11. The revised plan shall be submitted to and approved by the Engineering Plan Reviewer prior to Final Plat recording_ 7_ The applicant shall establish and record a permanent and irrevocable easement on the property title of the tract containing the critical area and its buffer prior to Final Plat recording. The protective easement shall be held by current and future property owners, shall run with the land, and shall prohibit development, alteration, and disturbance within the easement except for purposes of habitat enhancement as part of an enhancement project. The enhancement project shall receive prior written approval from the City, and from any other agency with jurisdiction over such activity_ 8. A covenant shall be placed on the tract restricting its separate sale prior to Final Plat recording. Each abutting lot owner, within the plat, shall have an undivided interest in the tract. 9. The common boundary between the native growth protection tract and the abutting land must be permanently identified. This identification shall include a permanent wood split rail fence and metal signs on treated or metal posts. The permanent wood split rail fence and signs shall be installed prior to Final Plat recording. 10. The following note shall appear on the face of the Final Plat and shall also be recorded as a covenant running with the land on the title of record for all affected lots on the title: "MAINTENANCE RESPONSIBILITY: All owners of lots created or benefitting from this City action abutting or including a native growth protection tract are responsible for maintenance and protection of the tract. Maintenance includes ensuring that no alterations occur within the tract and that all vegetation remains undisturbed unless the express written authorization of the City has been received." REPORT. doc n "7 n 1 'r'? I XT D z -v W 111 ZONING MAP BOOK F7 -14 T23N R5E W 1/2 PW TECHNICAL SERVICES PRINTED ON 11/13/09 ins k a yaPhk rprneriurbn mt Ni mertl brumvrrwury, ardbheea on rna her in6moem xw4 W u o11M dee shown. m e.c a•:a.�aa.b4 w.aa..wm��+s 6 200 400 City of _ Feet [ r't 1:4.800 16 E7 11 T23N R5E W 112 5311 �I OLYMPUSVILLA W 1/4. SW 1/4. SEC, 11. T. 23 N.. R. 5 E., WAL CRY OF poffON. Kw COMM. W " Ila \ ` f AL km ft i .4a YWIN IL� M _ » R TRAMC �,— PWL Milk�- -(OFCW ?PAC0r BAN 16 f,.... � _ `. , `,_•----- � _ Jim uarMw42 ! ►r, n:.. I �' .m 24 dr Nor pm � r' - :� v v • J I ' � 1 � •:�_Sh�''"�-tip• � r � � 1 s 1 1 ..,,;,....�.� w.. EXHIBIT 3 :..:`:. �s ■ wWW r w s rrirr s •�•• ~ � ,' �(,3sr Mead G#mw & Assoc. � ,� .�� .� P.o. BOX 2W,rrpaoMrnuF. +� six 0 - - — i RIN& (420) NO -I= "K (4W 40"1 -- -----383A4'' - I P U En MW 1— m x W L aw S2 J �0. ❑ [j7 Z C3 c 73 ❑ LLI paz LNR aLLJ : 'It B µ jEiE¢YI i i I P U En MW 1— m x W L aw S2 J �0. ❑ [j7 Z C3 c 73 ❑ LLI paz LNR aLLJ : 'It r • �q15 ' j' L � r N m . } N n C 67 l6 yY - L C N Z N m a m E o m W .• 1 N V N t N -p N mm Q— Y Y f 2 R' f15 Ul H Ir 0 m OcuU O d_j d (A 2 U7 d d d o '-X Uzi J C? ❑ i Z w _ 1 F. Vii. c 9 d z f � a� m S ,,1 LD w LU OR LL "W Eom 17 , kAz, :r jusarto I uj L N � -. f f a � �' � �„• �.f� A -'tit � - c ` � _ v CLLL Cd Ln 75 Cl h. n , { i cn - _ � .. ,�� ani y%8J'1 " " � - J:t� a.��.• �fj;t, - "` 1 ..4 t Y P 9 OLYMPUS VILLA LUA 10-xxx NE 7"' PLACE and NILE AVENUE NE Renton, Washington PRELIMINARY DRAINAGE REPORT December 9, 2010 Prepared for: Bill Finkbeiner 12011 Bel -Red Road Suite 206 Bellevue, Washington 98005 (425) 454-7777 office Submitted/ Prepared by: Offe Engineers, PLLC Attn. Darrell Offe, P.E. 13932 SE 159"' Place Renton, Washington 98058-7832 (425) 260-3412 office (425) 988-0292 fpx EXHIBIT 6 city Of t R r1t., I./;Si Of) �D V(0 OLYMPUS VILLA CITY OF RENTON CRITICAL AREAS REPORT r, an L�,��nsson SA i Prepared For: Bill Finkbeiner 12011 Bel -Red Road Bellevue 48005 EXHIBIT 7 December 16, 2010 Job#10-144 5e�,vall Wtgland C'onsultuig, Inc Phone: 253-859-055 27641 Covumton Way SF. IQ Vin,.. 253-852-4732 Covington. WA 0 illilillililljllllIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII DEPARTMENT OF COMMUNITY D "City Of (� 1 AND ECO NOMIC DEVELOPMENT ENVIRONMENTAL (SEPA) DETERMINATION OF NON -SIGNIFICANCE - MITIGATED (DNS -M) APPLICATION NO(S): LUA10-090, ECF, PP APPLICANT: Bill Finkbeiner Development PROJECT NAME: Olympus villa Preliminary Plat DESCRIPTION OF PROPOSAL: The applicant is requesting Preliminary Plat approval and Environmental (SEPA) Review for the subdivision of an existing 6.72 acre parcel into 11 lots for the future construction of single family residences. LOCATION OF PROPOSAL: 122XX 148t' Avenue SE LEAD AGENCY: City of Renton Environmental Review Committee Department of Community & Economic Development The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21C•030(2)(c). Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of Section 4-6-6 Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified during the environmental review process. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on February 18, 2011. ...A Pea must be filed in writin together with the required fee with: Hearing Examiner, City of Renton, 1055 South a:d g Y Way, Renton, WA 98057. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8- '' Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) X10. DATE: February 4, 2011 ilN: January 31, 2001 minr to Mark eter son, dministrator Date Date t Fi & Emergency Services 7_6 �1 t 3ti strator Aex P sc , Admi 'strator ent Date Department of Com unity & Ite -; Economic Development is } EXHIBIT 8 0 March 1, 2011 Office of Development Services Rocale Timmons io55 South Grady Way Renton, WA 98057 Dear Rocale Timmons, LJ I'm writing this letter on behalf of the Windwood Homes neighborhood HOA (Home Owners Association) in reference to the proposed land use notification we received named "Olympus Villas Preliminary Plat"; land use number LUAto-ogo, EFC, PP. There are two specific concerns we would like to address which 1 have outlined in greater detail below: 1) Concern #1: Use of "Pasco PL NE" for construction traffic 2) Concern #2: Extending and connecting "Pasco PL NE" to allow traffic flow from proposed neighborhood 1) Concern #i: We would request that traffic related to construction on the "Olympus Villa Preliminary Plat" not be permitted access to the Windwood neighborhood unless special exceptions are required. Sans no obvious significant economic, traffic related, or ecological benefits to route traffic through "Pasco PL NE" and the Windwood Homes neighborhood, we request the project confine itself to using Nile (148t' st) for all traffic for the duration of construction. I've listed the general concerns in abbreviated bullets; see attached image, and reference 6th and Pasco, and north end of "Pasco PL NE" attaching to new complex. a. Traffic volume b. Noise c. Cleanliness d. Access to street e. Access to limited parking f. General safety for children and pets 2) Concern #2: Additionally, the Windwood Homes neighborhood would respectfully ask that the "Pasco PL NE" street not be connected through to the Olympus Villa Preliminary Plat at all, for vehicle access. Instead we would like to see that access be pedestrian and bicycle access only. EXHIBIT 9 Though we do acknowledge a general benefit to Renton Police and Fire, we are very concerned that extending this street will further increase the speed of and volume of vehicles using" Pasco PL NE", "61h st", and "Rosario Ave NE" respectively, as well as the rest of the streets in the neighborhood, exasperating the safety issues existing today. History: When Morine Highlands (neighborhood east of "Rosario Ave N") opened - 5 years ago, 6`h street was extended from "Rosario Ave NE", to "Shadow Ave"_ That change significantly impacted the integrity and safety of 6th street. The number of cars using this street went up three fold. Additionally, because of the length of the street, without turns, (according to the traffic study performed by the City of Renton) the speed of the traffic went up by approximately -30%. In the first year of the new neighborhood access, three pets were killed, two in a one month period on the intersection of 6 1 and Pasco. Also, there has been damage to vehicles from being side-swiped by speeding cars and malicious vandalism to properties along that street. Shortly after the animal incidents, the problem was reported to the Renton Police department resulting in increased police awareness and an official traffic study. The end result; after several years of data gathering and analysis, was to add stop signs in a pattern designed to deter speeding. Though that has helped some, the stop signs at "6th and "Pasco PL NE" are routinely ignored. The neighborhood has also deployed "slowdown, children playing" signs along Pasco to deter speeders. Because the benefit to Morine Highlands and the City is so obvious, the Windwood HOA has not asked the city to revoke this access as we continue to work to resolve this issue. In summary, looking at a map, it is not clear what inconvenience the residence of Olympus Villa Plat would experience by using "Nile/148`h" as opposed to "Pasco PL NE" as a general means of egress. It does seem more clear however, that there is very little benefit to using the Windwood Homes and Morine Highlands streets in terms of efficiency unless the intent was to avoid or ignore the posted speed and traffic stops. Thank you very much in advance for your consideration and attention to this matter. If I can provide you with any additional details, or information; or if you would like to speak in person, please feel free to contact meat 425-761-5502. Sincerely, Kevin Van Flandern 600 Pasco PL NE Renton, WA 98059 425-761-S5o2 kevinvf@hotmai[.com St y cn 1F. a NE F quest. All a Nothrough Veh le Traffic Pedestrian an and Bike only „ s MW qrw IM It 34 I�- - k �i �'w� �� � ¢ ��` � � } �. � � per. •.1! G _ � x L i x g _ 5E .12 tH St „� of t&71m d INS ACV `NE 5th —m ` z 1tr.4th Pt A 0,70 ” - � 1 vs V.%o pr 2JArl4ri"m 40 A q�.rk�c Y 1.• 71 r4 1 caemy SNE 4thSt � � 3 15th and Pam becomm ng q�.rk�c Y 1.• 71 r4 1 caemy SNE 4thSt 0 0 From the Desk of Kerry M. Curran January 27`", 2011 Project # LUA10-090, ECF -PP Dear Mr. Timmons: City of pe ntn �trr�9 df �rs1�� JAp, 111� a Ve'0 I have lived at 715 Rosario Place NE for five years. I would like to propose the following for this development. Given that three deer and a fawn live in the greenbelt and adjacent proposed development site, these deer need a buffer zone between the greenbelt and other green areas. 1 propose a 60 foot green zone for the deer to walk and habitate as diagramed on the proposed site map. Please take this in to consideration when determining the development of the site. I will make this proposal again at the March 15`. meeting. 425-466-8395 Rocale Timmons From: VINCE AND MINA FLETCHER [vin_min875@msn.com] Sent: Tuesday, January 25, 2011 31:23 AM To: Rocale Timmons Subject: Olympus Villa Preliminary Plat, Land Use # LUA10-099, ECF, PP Mrs. Mina Fletcher 667 Rosario Pt. NE Renton, WA 98059 January 25, 2011 Rocale Timmons, Associate Planner Planning Division, 1055 South Grady Way Renton, WA 98057 Dear Associate Planner Rocale Timmons, My name is Mina Fletcher, currently homeowner in the Maureen Highlands development. Me and my husband five on Rosario PL NE next to the green belt for almost 6 years. We do enjoy the trees in our back yard deers and different kinds of animals live in the green belt, too. If city going to cut down those trees and build more houses, where those animals going to survive? Plus those trees growing for years. We should protect trees for the earth. Thank you for your time and please do consider to protect the trees, earth and remain natural. Mrs. Mina Fletcher 0 Pastor/Elder David Clayton Shenk Awesome Yah Church, Church of Yah in Christ Church Headquarters 702 Nile Ave NE Renton, WA 98059 (425)445-6971 Rocale Timmons City of Renton - Current Planning Associate Planner 1055 South Grady Way Renton, WA 98057 Tel: (425) 430-7219 Fax: (425) 430-7300 Attn: Rocale Timmons, Project Manager/Associate Planner CITY OF RENITON RECEIVED BUIIrBhmC, DIVISION Hello, we are concerned about 2 land developments: proposed north of the 702 Nile Ave NE property Olympus Villa; and the Pleasant Path, south of the 702 Nile Ave NE property. First when looking at the road proposed along the northern property line of 702 Nile Ave NE, We see that it has already been proposed by Bill Finkbeiner to build this road's pavement right up to northern property line. Usually roads have a space on both sides of the road for sidewalks and planters/grass. This road's space for sidewalks and planters/grass is proposed to be on the 702 Nile Ave NE property, impinging 18 feet into it. This will not be allowed by the owner, since the 702 Nile Ave NE property hasn't been sold to anyone by the owner, nor is there any plan proposed to do so by the owner. The entire road and the space on both sides of the proposed road need to be completely contained on the property north of 702 Nile Ave NE, and not any part of it on 702 Nile Ave NE. Second, on the South East corner of the 702 Nile Ave NE property, it appears from the drawing of OLYPUS VILLA that the Eastern property line has been impinged upon by the proposed development. This will not be allowed by the owner of the 702 Nile Ave -NE -property. Third, it will be necessary for Robert Johnseine the developer of the Pleasant Path development to build a road through his own wetland in order to gain access to the buildable land at the back of his property TRACT -D. And it will be necessary for the city of Renton to approve such an access road if they want Robert Johnseine to be able to gain access to the buildable portion that is not yet platted TRACT -D. No access through 702 Nile Ave NE will be allowed. Nor will the City of Renton be allowed to force such a road through the 702 Nile Ave NE property at any time in the future. As Project Manager/Associate Planner for the City of Renton please be advised of the above encroachments and potential encroachments by current and future road and housing developments, and plan to correct the errors by prohibiting such encroachments. Sincerely, lqz�l Pastor David Clayton Shenk 1/19/2011 X C r C Am, T xj O LI m�m 'V ryryJ,^ V v I CITY fI7,z''-a.N FAIT,) -yIP IVE 4 i L X11; • `iJ" )-� O-XKOLYMPUS \4UA NW 1/4, SW 1/4. SEC. 11, T. 23 N.. R. 5 E., W.M. CITY OF RENTON, KING COUNTY, WASHINGTON PA&= NO. FdBC,CL xo. lvasossosz xl �pertcra xo. 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WOODINVUE, WA 98072 �MwI mo- {aa�) +es -1252 Fiuc (425) 4o"loa 9 0 L f March 1, 2011 Office of Development Services Rocale Timmons so55 South Grady Way Renton, WA 98o57 Dear Rocale Timmons, I'm writing this letter on behalf of the Windwood Homes neighborhood HOA (Home Owners Association) in reference to the proposed land use notification we received named "Olympus Villas Preliminary Plat"; land use number LUA10-ogo, EFC, PP. There are two specific concerns we would like to address which I have outlined in greater detail below: 1) Concern #1: Use of "Pasco PL NE" for construction traffic 2) Concern #2: Extending and connecting "Pasco PL NE" to allow traffic flow from proposed neighborhood 1) Concern #1: We would request that traffic related to construction on the "Olympus Villa Preliminary Plat" not be permitted access to the Windwood neighborhood unless special exceptions are required. Sans no obvious significant economic, traffic related, or ecological benefits to route traffic through "Pasco PL NE" and the Windwood Homes neighborhood, we request the project confine itself to using Nile (148th st) for all traffic for the duration of construction. I've listed the general concerns in abbreviated bullets; see attached image, and reference 6ch and Pasco, and north end of "Pasco PL NE" attaching to new complex_ a. Traffic volume b. Noise c. Cleanliness d. Access to street e. Access to limited parking f. General safety for children and pets 2) Concern #2: Additionally, the Windwood Homes neighborhood would respectfully ask that the "Pasco PL NE" street not be connected through to the Olympus Villa Preliminary Plat at all, for vehicle access. Instead we would like to see that access be pedestrian and bicycle access only. Though we do acknowledge a general benefit to Renton Police and Fire, we are very concerned that extending this street will further increase the speed of and volume of vehicles using" Pasco PL NE", "6th st", and "Rosario Ave NE" respectively, as well as the rest of the streets in the neighborhood, exasperating the safety issues existing today. History_ When Morine Highlands (neighborhood east of "Rosario Ave N") opened - 5 years ago, 6th street was extended from "Rosario Ave NE", to "Shadow Ave". That change significantly impacted the integrity and safety of 6th street. The number of cars using this street went up three fold. Additionally, because of the length of the street, without turns, (according to the traffic study performed by the City of Renton) the speed of the traffic went up by approximately --3o0/a. In the first year of the new neighborhood access, three pets were killed, two in a one month period on the intersection of 6th and Pasco. Also, there has been damage to vehicles from being side-swiped by speeding cars and malicious vandalism to properties along that street. Shortly after the animal incidents, the problem was reported to the Renton Police department resulting in increased police awareness and an official traffic study. The end result; after several years of data gathering and analysis, was to add stop signs in a pattern designed to deter speeding. Though that has helped some, the stop signs at "6th' and "Pasco PL NE" are routinely ignored. The neighborhood has also deployed "slow down, children playing" signs along Pasco to deter speeders. Because the benefit to Morine Highlands and the City is so obvious, the Windwood HOA has not asked the city to revoke this access as we continue to work to resolve this issue. In summary, looking at a map, it is not clear what inconvenience the residence of Olympus Villa Plat would experience by using "Nilej1481h" as opposed to "Pasco PL NE" as a general means of egress. It does seem more clear however, that there is very little benefit to using the Windwood Homes and Marine Highlands streets in terms of efficiency unless the intent was to avoid or ignore the posted speed and traffic stops. Thank you very much in advance for your consideration and attention to this matter. If I can provide you with any additional details, or information; or if you would like to speak in person, please feel free to contact me at 425-762-5502. Sincerely, Kevin Van Flandern 600 Pasco PL NE Renton, WA 98059 4�5-76i-55o2 kevinvf@hotmail.com low ., C rt li q ns rJi`Ct. Nothrough Vehicle Traffic -P e destrian and Bike m E. v DsY��Q� Art% fthLd&#A NE pith St, 0 0 k Denis Law City al N.Y Mayor Department of Community and Economic Development Alex Pietsch, Administrator February 23, 2011 Bill Finkbeiner Finkbeiner Development 12011 Bel -Red Road #206 Bellevue, WA 98005 Subject: Notice of Hearing Cancellation Olympus Villa Preliminary Plat, LUA10-090, ECF, PP Dear Mr. Korve (and Parties of Record): On February 14, 2011, you were notified in a letter from Rocale Timmons, Associate Planner, of the date and time set for a Public Hearing regarding the above referenced matter. You are hereby notified that the hearing, scheduled to take place March 15, 2011, has been cancelled due to unavailability of a Hearing Examiner. As soon as rescheduled, you and all.parties of record will receive prior written notice of the date and time that the hearing(s) will be held to address the preliminary plat. We apologize for this postponement and any inconvenience. If.I can provide further information or assistance, please feel free to contact me. Sincerely, Roca Timmons Ass ciate Planner cc: David Petrie, Property Owner Parties of Record (11) Renton City Hall • 1055 South Grady way • Renton, Washington 98057 • rentonwa.gov ciry DC, ,s ---l-ggg"�1 ..NOTICE OF ENVIRONMENTAL DETERMINATION AND PUBLIC HEARING ISSUANCE OF A DETERMINATION OF NON -SIGNIFICANCE - MITIGATEO (DNSM) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACT1pN PR OIECT NAME; Olympas WI. PMIIMl PROFECT NUMBER: ^yl' PIN LUA30�090, ECF, PP LOU71ON: 32M 1"'Avenua SE IPvsal e1115pSpd55) DESCRIPTION: The aPPil"M Is mquetdng Pre Wh'M Plat aPPmeal and Enelmnmental (SEPA) ReNew Fpr the wbdN"6' of an arlsd-6 i.ii ave Percal into 11 Tots fpr the futua m,utry�Uon of'I"k FamM rustle h.s. The Pmj'a age Is ""ad Wmlin the Resldendal .e IRs) dualling Units Per a mNng - desl[niHON. TM prapnad lots Woold range In she F— 5,553 square feet In ares to 8,705 squan Net. A—, to the hots Would se provided Na a ,Mlon of Pasco PI NE eventually conneolfng to Nil. Ave NE 7th PL The aPpll.nt is proppsing duatering For Sots 1-5 due W avlsdng road all[mmeand [intoM ! areasan #ta WnSy R-8 development standards sen be applied. hu THE CITY OF RENTON ENVIRONMENTAL REVIrw COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOE5 NOT HAVEA SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT, Appeals of the envlmnmental determfnaHon must 6e filed In Writing an or before SAa P.m. on February 15, 2011. Appeals muse be filed In wnting together with the required fee With: Hearing Emmineq City of Renton, 1055 South Gody Way, Renton, WA 513057. Appeals to the Examiner are governed by qty of Renton Munidpal Code Section e -19-110.B. Addldonai Inforneatlon regarding 1he appeal process may be obtained from the Renton CRY Clerk. office, [425? 430-Ulo. A PUBLIC HEARING WILL BE SCHEDULED AND PUBLISHED AT A LATER DATE. IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, THE APPEAL WILL BE HEARD AS PART OF THIS pi mi Ir usv_.,- FOR FURTHER INFORMATION PLEASE COCOMMUNITY & NTACf THE CI OF RE�NTO 0, DEPARTMENT OF DO NOT REMOVETHIS NO-TICE DFVELOPMENTAT ;l430-7200. WITHOUT PROPER AUTHORIZATION Please indude the project NUMBER when calling for proper file Identiflcallon. CERTIFICATION Ihereby certify that copies of the above document were posted in S conspicuous places or near a descri d ro ert Date: .946111 STATE OF. SWINGTON ) SS COUNTY OF KING I certify that I know or have satisfactory evidence that I c�o , 5 , signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses ,11I� ;purposes mentioned in the instrument. rr ti M e a Notary Public in and for the State of Washington Notary (Print): -VI C, e _L rf My appointment expires:J c CITY OF RENTON DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT - PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 2nd day of February, 2011, 1 deposited in the mails of the United States, a sealed envelope containing ERC Determination documents. This information was sent to: Name Representing Agencies See Attached Bill Finkbeiner Contact/Applicant Robert Anderson & Gale Miner Owners Raymond Woo Party ofRecord David Shenk Party of Record Robert Johnseine Party of Record Ken Bouvier Party of Record Jarrod Faehnrich Party of Record Dinah Prather Party of Record Kerry & Shana Curran Party of Record (Signature of Sender): L STATE OF WASHINGTON ) SS COUNTY OF KING ) r, �.~ ARF •%i '` I certify that 1 know or have satisfactory evidence that Stacy M. Tucker -will signed this instrument and acknowledged it to be his/her/their free and voluntary act for the mentioned in the instrument. Dated:.t; it Notary Public in and for the State of Washington Notary (Print): ( 6 f . .- My appointment expires: ;�s {- . j t �� t3 Project Name: Olympus Villa Preliminary Plat Project Number: LUA10-090, ECF, PP template - affidavit of service by mailing purposes i AGENCY (DQE) LETTER MAILING (ERC DETERMINATIONS) Dept_ of Ecology * WDFW - Larry Fisher* Muckleshoot Indian Tribe Fisheries Dept. Environmental Review Section 1775 12th Ave. NW Suite 201 Attn: Karen Walter or SEPA Reviewer PO Box 47703 Issaquah, WA 98027 39015-172 nd Avenue SE Olympia, WA 98504-7703 Auburn, WA 98092 WSDOT Northwest Region * Duwamish Tribal Office * Muckleshoot Cultural Resources Program Attn: Ramin Pazooki 4717 W Marginal Way SW Attn: Ms Melissa Calvert King Area Dev. Serv., MS -240 Seattle, WA 98106-1514 39015 172nd Avenue 5E PO Box 330310 Auburn, WA 98092-9763 Seattle, WA 98133-9710 US Army Corp. of Engineers * KC Wastewater Treatment Division * Office of Archaeology & Historic Preservation* Seattle District Office Environmental Planning Supervisor Attn: Gretchen Kaehler Attn: SEPA Reviewer Ms. Shirley Marroquin PO Box 48343 PO Box C-3755 201 S. Jackson ST, MS KSC-NR-050 Olympia, WA 98504-8343 Seattle, WA 98124 Seattle, WA 98104-3855 Boyd Powers * Depart. of Natural Resources PO Box 47015 Olympia, WA 98504-7015 KC Dev. & Environmental Serv. City of Newcastle City of Kent Attn: SEPA Section Attn: Steve Roberge Attn: Mr. Fred Satterstrom, AICP 900 Oakesdale Ave. SW Director of Community Development Acting Community Dev. Director Renton, WA 98055-1219 13020 Newcastle Way 220 Fourth Avenue South Newcastle, WA 98059 Kent, WA 98032-5895 Metro Transit Puget Sound Energy City of Tukwila Senior Environmental Planner Municipal Liaison Manager Steve Lancaster, Responsible Official Gary Kriedt Joe Jainga 6200 5outhcenter Blvd. 201 South Jackson Street KSC-TR-0431 PO Box 90868, MS: XRD-01W Tukwila, WA 98188 Seattle, WA 98104-3856 Bellevue, WA 98009-0868 Seattle Public Utilities Real Estate Services Attn: SEPA Coordinator 700 Fifth Avenue, Suite 4900 PO Box 34018 Seattle, WA 98124-4018 *Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and cities will need to be sent a copy of the checklist, Site Plan PMT, and the notice of application. template - affidavit of service by mailing 0 0 City of ►L', o C r I rl r OF ENVIRONMENTAL DETERMINATION AND PUBLIC HEARING ISSUANCE OF A DETERMINATION OF NON -SIGNIFICANCE - MITIGATED (DNS -M) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: Olympus Villa Preliminary Plat PROJECT NUMBER: LUA10-090, ECF, PP LOCATION: 122XX 148th Avenue SE (Parcel #1123059065) DESCRIPTION: The applicant Is requesting Preliminary Plat approval and Environmental (SEPA) Review for the subdivision of an existing 6.72 acre parcel into it lots for the future construction of single family residences. The project site is located within the Residential - 4 (R-4) dwelling units per acre zoning designation. The proposed lots would range in size from 5,563 square feet In area to 8,706 square feet. Access to the lots would be provided via extension of Pasco P1 NE eventually connecting to Nile Ave NE 7th Pl. The applicant is proposing clustering for Lots 1-5 due to existing road alignments and critical areas on site whereby R-8 development standards can be applied. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on February 18, 2011. Appeals must be filed In writing together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. A PUBLIC HEARING WILL BE SCHEDULED AND PUBLISHED AT A LATER DATE. IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, THE APPEAL WILL BE HEARD AS PART OF THIS PUBLIC HEARING. FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT AT (425) 430-7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION Please include the project NUMBER when calling for proper file identification. Denis Law Mayor _.. �1 Of, %a r f ir r Department of Community and Economic Development February 2, 2011 Alex Pietsch, Administrator Bill Finkbeiner Finkbeiner Development 12011 Bel -Red Road #206 Bellevue, WA 98005 SUBJECT: ENVIRONMENTAL THRESHOLD (SEPA) DETERMINATION Olympus Villa Preliminary Plat, LUA10-090, ECF, PP Dear Mr. Finkbeiner: This letter is written on behalf of the Environmental Review Committee (ERC) to advise you that they have completed their review of the subject project and have issued a threshold Determination of Non -Significance -Mitigated with Mitigation Measures. Please refer to the enclosed ERC Report and Decision, Part 2, Section B for a list of the Mitigation Measures. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on February 18, 2011. Appeals must be filed in writing together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 9805.7. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8- 110.6. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. As in my previous correspondence, this project has been place on -hold, therefore, a public hearing will be scheduled and published at a later date and all parties will be notified. The applicant or representative(s) of the applicant is required to be present at the public hearing. A copy of the staff report will be mailed to you prior to the hearing. if the Environmental Determination is appealed, the appeal will be heard as part of this public hearing. The preceding information will assist you in planning for implementation of your project and enable you to exercise your appeal rights more fully, if you choose to do so. if you have any questions or desire clarification of the above, please call me at (425) 430-7219. Renton City Hall 9 1055 South Grady Way * Renton, Washington 98057 • rentonwa.gov Bill Finkbeiner Page 2 of 2 February 2, 2011 For the Environmental Review Committee, Roca e Timmo Ass date Planner Enclosure cc: Robert Anderson & Gale Miner/ owner(s) Raymond Woo, David Shenk, Dinah Prather, Robert Johnseine, Ken Bouvier, Jarrod Faehnrich, Kerry & Shana Curran / Party(ies) of Record ERC Determination Ltr 10-090.doc Denis Law City of Mayor Al Department of Community and Economic Development February 2, 2011 Alex Pietsch, Administrator Washington State Department of Ecology Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 Subject: ENVIRONMENTAL (SEPA) DETERMINATION Transmitted herewith is a copy of the Environmental Determination for the following project reviewed by the Environmental Review Committee (ERC) on January 31, 2011: DETERMINATION OF NON -SIGNIFICANCE -MITIGATED PROJECT NAME: Olympus Villa Preliminary.Plat PROJECT NUMBER: LUA10-090, ECF, PP LOCATION: 122XX 14St" Avenue SE DESCRIPTION: The applicant is requesting Preliminary Plat approval and Environmental (SEPA) Review for the subdivision of an existing 6.72 acre parcel into 11 lots for the future construction of single family residences. Appeals of the environmental determination must be filed in writing on or before 5.00 p.m. on February 18, 2011. Appeals must be filed in writing together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8- 110.6. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. Please refer to the enclosed Notice of Environmental Determination for complete details. if you have questions, please call me at (425) 430-7219. For the Environmental Review Committee, Ro le Timmons Associate Planner Enclosure Renton City Hall • 1055 South Grady Way 9 Renton, Washington 98057 0 rentonwa.gov Washington State DepartmeoEcology Page 2 of 2 February 2, 2011 cc: King County Wastewater Treatment Division Ramin Pazooki, WSDOT, NW Region Boyd Powers, Department of Natural Resources Larry Fisher, WDFW Karen Walter, Fisheries, Muckleshoot Indian Tribe Duwamish Tribal Office. Melissa Calvert, Muckleshoot Cultural Resources Program U5 Army Corp. of Engineers Gretchen Kaehler, Office of Archaeology & Historic Preservation DEPARTMENT OF COMMUNITY city of AND ECONOMIC DEVELOPMENT DETERMINATION OF NON -SIGNIFICANCE -MITIGATED MITIGATION MEASURES APPLICATION NO(S): LUA10-090, ECF, PP APPLICANT: Bill Finkbeiner Development PROJECT NAME: Olympus Villa Preliminary Plat DESCRIPTION OF PROPOSAL: The applicant is requesting Preliminary Plat approval and Environmental (SEPA) Review for the subdivision of an existing 6.72 acre parcel into 11 lots for the future construction of single family residences. LOCATION OF PROPOSAL: 122XX 148th Avenue SE LEAD AGENCY: The City of Renton Department of Community & Economic Development Planning Division MITIGATION MEASURES: 1. The applicant shall pay a Parks and Recreation Impact fee, as determined by the Renton Municipal Code at the time of payment. The fee shall be payable to the City as specified by the Renton Municipal Code at the time of Final Plat Recording. 2. The applicant shall pay a Transportation Impact fee, as determined by the Renton Municipal Code at the time of payment. The fee shall be payable to the City as specified by the Renton Municipal Code at the time of Final Plat Recording. 3. The applicant shall pay a Fire Impact fee, as determined by the Renton Municipal Code at the time of payment. The fee shall be payable to the City as specified by the Renton Municipal Code at the time of Final Plat Recording. ERC Mitigation Measures Page 1 of 1 DEPARTMENT OF COMMUNITY D city0f AND ECONOMIC DEVELOPMENT] DETERMINATION OF NON -SIGNIFICANCE -MITIGATED ADVISORY NOTES APPLICATION NO(S): LUA10-090, ECF, PP APPLICANT: Bill Finkbeiner Development PROJECT NAME: Olympus Villa Preliminary Plat DESCRIPTION OF PROPOSAL: The applicant is requesting Preliminary Plat approval and Environmental (SEPA) Review for the subdivision of an existing 6.72 acre parcel into 11 lots for the future construction of single family residences. LOCATION OF PROPOSAL: 122XX 1481h Avenue SE LEAD AGENCY: The City of Renton Department of Community & Economic Development Planning Division Advisory Notes to Applicant: The following notes are supplemental information provided in conjunction with the environmental determination. Because these notes are provided as information only, they are not subject to the appeal process for environmental determinations. Planning: 1. RMC section 4-4-030.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. The applicant will be required to establish a Native Growth Protection Tract over that part of the site encompassing the stream/wetland and buffer area. Sensitive area tract boundaries must be clearly marked with bright orange construction and silt fencing prior to construction or site clearing activities. The boundaries shall remain marked until construction is complete. 4. A detailed final plan to mitigate for impacts from any alterations to critical areas will be required to be reviewed and approved, prior to the approval of the plat engineering plans. Water: 1. Per the City Fire Marshal, the preliminary 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. Lateral spacing of fire hydrants is predicated on hydrants being located at street intersections (also capable of delivering a minimum of 1,000 GPM) within 300 feet of the structure. This distance is measured along the travel route. ERC Advisory Notes Page 1 of 2 2. Per the City Fire Marshal, lots 6 through 11 shall be sprinklered, which requires a minimum 1 -inch water meter and not a %-inch meter, as called out on the conceptual utility plan. Sewer: 1. The proposed development is required to install a new sewer main in Pasco PI NE extended to the north property line, and a sewer main extended to the west the full length of the roadway. The conceptual sewer plan does show that as required. 2. This parcel is located in East Renton Special Assessment District (SAD) 002. The fee is $316.80 per new lot and is paid at the time a construction permit is issued. 3. The Sanitary Sewer System Development Charges are based on the size of the domestic water meter. These fees are collected at the time a construction permit is issued. Streets: 1. Street improvements including curb, gutter, sidewalk, and paving will be required to be installed on Nile Ave NE across the full frontage of the parcel being developed. 2. The project needs to provide right-of-way vehicular access from Nile Ave NE, through the plat to Pasco Ave NE also with curb, gutter, and sidewalk. 3. Street lighting will be required to be installed. 4. All roadways are required to have a minimum of 25 -foot inside and 45 -foot outside turning radius. S. All lot corners at intersections of dedicated public rights-of-way shall have minimum radius of fifteen feet. G. 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 public works inspector prior to recording the plat. Drainage: 1. The Surface Water SDC fees are $1,012 per lot. These fees are collected at the time a construction permit is issued. General: 1. All required utility, drainage, and street improvements will require separate plan submittals, prepared according to City of Renton drafting standards, by a licensed Civil Engineer. 2. All plans shall be tied to a minimum of two of the City of Renton 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 Drafting Standards. ERC Advisory Notes Page 2 of 2 DEPARTMENT OF COMMUNITY D City of t AND ECONOMIC DEVELOPMENT ENVIRONMENTAL (SEPA) DETERMINATION OF NON -SIGNIFICANCE - MITIGATED (DNS -M) APPLICATION NO(S): LUA10-090, ECF, PP APPLICANT: Bill Finkbeiner Development PROJECT NAME: Olympus Villa Preliminary Plat DESCRIPTION OF PROPOSAL: The applicant is requesting Preliminary Plat approval and Environmental (SEPA) Review for the subdivision of an existing 6.72 acre parcel into 11 lots for the future construction of single family residences. LOCATION OF PROPOSAL: 122XX 1481h Avenue SE LEAD AGENCY: City of Renton Environmental Review Committee Department of Community & Economic Development The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21C.030(2)(c). Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of Section 4-6-6 Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified during the environmental review process. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on February 18, 2011. Appeals must be filed in writing together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8- 110.8. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. PUBLICATION DATE: DATE OF DECISION: SIGNATURES: February 4, 2011 January 31, 2001 Gregg Zi me 2rp n, dmin r to Public Works ment Date I... A L_ J_- 4 /3 1.) Z I� Terry Higashiyama, Administrator Community Services Department Date l 6111 1 �i Mark eterson, Administrator FiW & Emergency Services Date ex Pftiscr, Admi �strator Department of Co unity & Ite Economic Development DEPARTMENT OF COMMU C4 of AND ECONOMIC DEVELOPMENT ENVIRONMENTAL REVIEW COMMITTEE REPORT ERC MEETING DATE, January 31, 2011 Project Name: Olympus Villa Preliminary Plat Owner. Robert Anderson & Gale Miner; 13607 4615` Ave SE; North Bend, WA 98045 Applicant: Bill Finkbeiner; Finkbeiner Development; 12011 Bel -Red Road, Ste #206; Bellevue, WA 98005 File Number: LUA10-090, PP, ECF Project Manager: Rocale Timmons, Associate Planner Project Summary: The applicant is requesting Preliminary Plat approval and Environmental (SEPA) Review for the subdivision of an existing 6.72 acre parcel into 11 lots for the future construction of single family residences. The project site is located within the Residential - 4 (R-4) dwelling units per acre zoning designation. The proposed lots would range in size from 5,563 square feet in area to 8,706 square feet. Access to the lots would be provided via extension of Pasco PI NE eventually connecting to Nile Ave NE 7th Pl. The applicant is proposing clustering for Lots 1-5 due to existing road alignments and critical areas on site whereby R-8 development standards can be applied. The site contains a Category 2 and 3 wetland. The applicant is proposing to fill the smaller Category 3 wetland. Mitigation is proposed in the form of the creation of new wetland adjacent to the larger Category 2 wetland along the eastern portion of the site, in addition to buffer enhancement. Project Location: Parcel ID #112305-9065 Site Area: 6.73 ac (293,152 SF) STAFF Staff Recommends that the Environmental Review Committee issue a Determination RECOMMENDATION. of Non -Significance - Mitigated (DNS -M). Project Location Map ERC Report.doc City of Renton Department of Commu* Economic Development 116ronmental Review Committee Report OLYMPUS VILLA PRELIMINARY PLAT LUA20-090, PP, ECF Report of January 31, 2b11 Page 2 of 6 PART ONE: PROJECT DESCRIPTION / BACKGROUND The applicant is requesting Environmental (SEPA) Review in order to subdivide a 6.73 acre site into 11 single family lots and a tract for stormwater resulting in a density of 2.6 du/ac. In addition to the Environmental Review a Preliminary Plat has also been requested. The proposed plat would be located in northeast Renton, on the east side of Nile Ave NE just north of NE 6th St. The property is in the Residential Low Density (RLD) Comprehensive Plan land use designation and the Residential 4 (R-4) zoning designation. As part of the Preliminary Plat the applicant is requesting clustering for Lots 1-5 due to the alignment of existing roads and critical areas on site. Clustering would allow the lots to be developed with R-8 development standards, including lot size, width and depth. The proposed subdivision would result in 11 lots ranging in lot size from 5,563 to 8,706 square feet. Lot 1 would gain access from the extended portion of Pasco Ave NE. Lots 2-5 would gain access from two 12 -foot wide access easements extended from the proposed east/west internal road (NE 7th PI). The remaining lots, Lots 6-11, would have direct access from the proposed east/west internal road (NE 7th PI). There is a Category 2 (Wetland A) and Category 3 (Wetland B) wetland located on the project site. Wetland A is located along the east side of the site which is heavily forested with deciduous canopy. Wetland B is located at the west end of the site. The proposed project includes the filling of Wetland B and its buffer. Mitigation in the form of wetland creation, adjacent to Wetland A, along with buffer enhancement is proposed. The overall elevation change within the site is about 12 feet, sloping down from the northern portion of the site to the west. The slopes throughout the majority of the site are approximately 2.5 percent or less and range up to 5 percent in the central portion of the site. The project would result in approximately 800 cubic yards of grading which will be used to create the internal road and storm detention pond. The site is vegetated primarily with grass lawns, shrubs and trees. A tree inventory indicates a total of 95 trees on the site, of which 5 percent would remain following development. PART TWO: ENVIRONMENTAL REVIEW In compliance with RCW 43.21C.240, the following environmental (SEPA) review addresses only those project impacts that are not adequately addressed under existing development standards and environmental regulations. A. Environmental Threshold Recommendation Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials: Issue a DNS -M with a 14 -day Appeal Period. B. Mitigation Measures 1. The applicant shall pay a Parks and Recreation Impact fee, as determined by the Renton Municipal Code at the time of payment. The fee shall be payable to the City as specified by the Renton Municipal Code at the time of Final Plat Recording. 2. The applicant shall pay a Transportation Impact fee, as determined by the Renton Municipal Code at the time of payment. The fee shall be payable to the City as specified by the Renton Municipal Code at the time of Final Plat Recording. 3. The applicant shall pay a Fire Impact fee, as determined by the Renton Municipal Code at the time of payment. The fee shall be payable to the City as specified by the Renton Municipal Code at the time of Final Plat Recording. ERC Report.doc City of Renton Department of Comm u* Economic Development W onmental Review Committee Report OLYMPUS VILLA PRELIMINARY PLAT LUA10-090, PP, ECF Report of January 31, 2011 Page 3 of 6 C. Exhibits Exhibit 1 Zoning Map Exhibit 2 Preliminary Plat Map Exhibit 3 Drainage Control Plan Exhibit 4 Conceptual Wetland Mitigation Plan Exhibit S Aerial Photo D. Environmental Impacts The Proposal was circulated and reviewed by various City Departments and Divisions to determine whether the applicant has adequately identified and addressed environmental impacts anticipated to occur in conjunction with the proposed development. Staff reviewers hove identified that the proposal is likely to hove the following probable impacts: 1. Earth Impacts: The overall elevation change within the site is approximately 12 feet, sloping from the upper portion of the property to the west. The slope throughout the majority of the site is less than 2.5 percent with the steepest slope at approximately 5 percent within the center portion of the property. The applicant has stated approximately 800 cubic yards of material will be removed in order to construct the proposed -stormwater pond. The proposed roadway would be constructed using the existing material on site. No fill material is anticipated to be brought onto the site. The soils on the site are classified as Alderwood gravelly and loam (agB). The applicant will be required to design a Temporary Erosion and Sedimentation Control Plan (TESCP) pursuant to the 2009 King County Surface Water Design Manual Erosion and Sediment Control Requirements. Mitigation Measures: No further mitigation needed Nexus: Not Applicable 2. Water a. Wetland, Streams, Lakes Impacts: The applicant submitted a Critical Areas Report, prepared by Sewell Wetland Consulting, Inc. (dated December 16, 2010), identifying two wetlands located on the subject site; Wetlands A and B (see Exhibit 4). Wetland A is located along the east side of the site, and is heavily forested with a deciduous canopy. Vegetation in this wetland consists of an overstory of red alder with an understory comprised of vine maple, red -osier dogwood, salmonberry, and a substantial amount of Himalayn blackberry. According to the report Wetland A is classified as a Category 2 wetland. Category 2 wetlands are required to have a 50 -foot buffer measured from the wetland edge. Wetland B is located at the west end of the site. The wetland is dominated by a mix of hardhack, timothy, and fescue. According to the report Wetland B is classified as a Category 3 wetland. Additionally, the report states that this wetland has been highly disturbed due to evidence of past excavation and placement of old concrete, and has been isolated with a dike/berm along its south side. Category 3 wetlands are required to have a 25 -foot buffer measured form the wetland edge. The applicant is proposing access to the site from Nile Ave NE which would require encroachment into south portion of Wetland B and its buffer. Additionally, due to topography the applicant is proposing the placement of the required storm facility where Wetland B currently exists. Therefore, the applicant is proposing to fill Wetland B, approximately 4,200 square feet, and its buffer, approximately 9,900 square feet, and provide mitigation for its lost functions elsewhere on site. A Conceptual Wetland Mitigation Plan was included in the Critical Areas Report- In order to compensate for the impacts stated above the applicant is proposing the creation of wetland, along the southwest side of ERC Report.doc City of Renton Deportment of Commu* Economic Development *ronmental Review Committee Report OLYMPUS VILLA PRELIMINARY PLAT LUA10-090, PP, ECF Report of January 31, 2011 Page 4 of 6 Wetland A, in the amount of 6,300 square feet. The applicant is also proposing some minor buffer averaging for the western buffer of Wetland A. Enhancement, of approximately 18,491 square feet, of the buffer associated with Wetland A is proposed in order to mitigate impacts. The applicant will be required to comply with RMC 4-3-050 Critical Areas regulations to mitigate for any impacts permitted to the wetland and stream buffer. Staff will be recommending approval of the buffer averaging proposal subject to conditions. In order to preserve and protect the wetland and its buffer the applicant will be required, as part of the Preliminary Plat approval, to establish a Native Growth Protection Easement over that part of the site encompassing the stream/wetland and buffer area. Conditions associated with preliminary plat approval will likely include a review and approval of a final wetland mitigation plan, wetland signage and fencing, buffer enhancement, etc., as allowed per City Code. Mitigation Measures: No further mitigation needed Nexus: Not applicable b. Storm Water Impacts: The site lies within the Maplewood Creels sub -basin of the Cedar River/Lake Washington watershed. Currently the property has two points of discharge. The easterly side of the property flows to the southeast corner. The westerly side of the property sheet flows to the west and into a drainage ditch along Nile Ave NE. The ground slopes from the upper portion of the property to the west and into the ditch along Nile Ave NE. The drainage along Nile Ave NE slopes from centerline to the existing roadside open ditch to the easterly side. The open ditch continues to flow to the south from the site to the intersection of NE 4th St. The applicant submitted a Preliminary Drainage Report prepared by Offe Engineers, PLLC, dated December 9, 2010. The report states that the proposed project would be required to provide detention for the impervious areas on site. A stormwater wetpond is proposed on the westerly side of the property in order to collect and discharge flows per the 2009 King County Surface Water Design Manual as amended by the City of Renton. The easterly side of the site is not proposed to be developed with the exception of Lot 1 which will utilize fill dispersion of runoff continuing into the existing wetlands and flowing to the southeast. The conceptual plan and report did not include conceptual sizing calculations for the detention nor did it address the individual lot treatments. As a condition of preliminary plat approval the applicant will be required to revise the drainage report to include this information. Mitigation Measures: No further mitigation needed Nexus: Not applicable 3. Parks and Recreation Impacts: It is anticipated that the proposed development would generate future demand on existing City parks and recreational facilities and programs. Therefore, staff recommends a mitigation measure requiring the applicant to pay an appropriate Parks Impact Fee. Currently this fee is assessed at $530.76 per each new single-family lot with credit given for the existing single-family lot. However, the City is planning an adjustment to the Parks and Recreation impact fee in the near future. Therefore the fee, as determined by the Renton Municipal Code at the time of payment, shall be payable to the City as specified by the Renton Municipal Code at the time of Final Plat Recording. Mitigation Measures: The applicant shall pay a Parks and Recreation Impact fee, as determined by the Renton Municipal Code at the time of payment. The fee shall be payable to the City as specified by the Renton Municipal Code at the time of Final Plat Recording. Nexus: SEPA Environmental Regulations, Resolution 3082, RMC 4-1 Administration and Enforcement ERC Report.doc City of Renton Department of Commune Economic Development Sronmental Review Committee Report OLYMPUS VILLA_ PRELIMINARY PLAT LUA10-090, PP, ECF Report of January 31, 2011 — - - - Page 5 of 6 4. Transportation Impacts: Lot 1 would gain access from the extended portion of Pasco Ave NE. Lots 2 through 5 would gain access from two 12 -foot wide access easements extended from the proposed east/west internal road (NE 7" PI). The remaining Lots 6-11 would have direct access from the proposed east/west internal road (NE 7th PI). It is anticipated that the proposed project would result in impacts to the City's street system. In order to mitigate transportation impacts, staff recommends a mitigation measure requiring the applicant to pay an appropriate Transportation Impact Fee. Currently this fee is assessed at $75.40 per net new average daily trip attributed to the project. However, the City is planning an adjustment to the Transportation impact fees in the near future. Therefore the fee, as determined by the Renton Municipal Code at the time of payment, shall be payable to the City as specified by the Renton Municipal Code at the time of Final Plat Recording. Mitigation Measures: The applicant shall pay a Transportation Impact fee, as determined by the Renton Municipal Code at the time of payment. The fee shall be payable to the City as specified by the Renton Municipal Code at the time of Final Plat Recording. Nexus: SEPA Environmental Regulations, Resolution 3100, RMC 4-1 Administration and Enforcement 5. Fire & Police Impacts: Police and Fire Prevention staff indicated that sufficient resources exist to furnish services to the proposed development; subject to the condition that the applicant provides Code required improvements and fees. Therefore, staff recommends a mitigation measure requiring the applicant to pay an appropriate Fire Impact Fee. Currently this fee is assessed at $488.00 per each new single-family lot with credit given for the existing single-family lot. However, the City is planning an adjustment to the Fire Impact Fee in the near future. The fee, as determined by the Renton Municipal Code at the time of payment. The fee shall be payable to the City as specified by the Renton Municipal Code at the time of Final Plat Recording. Mitigation Measures: The applicant shall pay a Fire Impact fee, as determined by the Renton Municipal Code at the time of payment. The fee shall be payable to the City as specified by the Renton Municipal Code at the time of Final Plat Recording. Nexus: Fire Impact Fee Resolution 2895, SEPA Environmental Regulations, RMC 4-1 Administration and Enforcement E. Comments of Reviewing Departments The proposal has been circulated to City Department and Division Reviewers. Where applicable, their comments have been incorporated into the text of this report and/or "Advisory Notes to Applicant." ✓ Copies of all Review Comments are contained in the Official File and may be attached to this report. ]Environmental Determination Appeal Process: Appeals of the environmental determination must be filed in writing on or before 5:00 PM, February 18, 2011. Renton Municipal Code Section 4-8-110.8 governs appeals to the Hearing Examiner. Appeals must be filed in writing at the City Clerk's office along with the required fee. Additional information regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall - 7th Floor, 1055 S. Grady Way, Renton WA 98057. ADVISORY NOTES TO APPLICANT The following notes are 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 ERC Report.doc City of Renton Department of Common & Economic Development OLYMPUS VILLA PRELIMINARYPL Report of January 31, 2011 ronmental Review Committee Report LUA10-090, PP, ECF Page 6 of 6 approved by the Development Services Division_ 2. The applicant will be required to establish a Native Growth Protection Tract over that part of the site encompassing the stream/wetland and buffer area. 3. Sensitive area tract boundaries must be clearly marked with bright orange construction and silt fencing prior to construction or site clearing activities. The boundaries shall remain marked until construction is complete. 4. A detailed final plan to mitigate for impacts from any alterations to critical areas will be required to be reviewed and approved, prior to the approval of the plat engineering plans. Water: 1. Per the City Fire Marshal, the preliminary 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. Lateral spacing of fire hydrants is predicated on hydrants being located at street intersections (also capable of delivering a minimum of 1,000 GPM) within 300 feet of the structure. This distance is measured along the travel route. 2. Per the City Fire Marshal, lots 6 through 11 shall be sprinklered, which requires a minimum 1 -inch water meter and not a Y. -inch meter, as called out on the conceptual utility plan. Sewer: 1. The proposed development is required to install a new sewer main in Pasco PI NE extended to the north property line, and a sewer main extended to the west the full length of the roadway. The conceptual sewer plan does show that as required_ 2. This parcel is located in East Renton Special Assessment District (SAD) 002. The fee is $316.80 per new lot and is paid at the time a construction permit is issued. 3. The Sanitary Sewer System Development Charges are based on the size of the domestic water meter. These fees are collected at the time a construction permit is issued. Streets: 1_ Street improvements including curb, gutter, sidewalk, and paving will be required to be installed on Nile Ave NE across the full frontage of the parcel being developed. I The project needs to provide right-of-way vehicular access from Nile Ave NE, through the plat to Pasco Ave NE also with curb, gutter, and sidewalk. 3. Street lighting will be required to be installed. 4. All roadways are required to have a minimum of 25 -foot inside and 45 -foot outside turning radius. 5. All lot corners at intersections of dedicated public rights-of-way shall have minimum radius of fifteen feet. 6. 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 public works inspector prior to recording the plat. Drainage: 1. The Surface Water SDC fees are $1,012 per lot. These fees are collected at the time a construction permit is issued. General: 1. All required utility, drainage, and street improvements will require separate plan submittals, prepared according to City of Renton drafting standards, by a licensed Civil Engineer_ 2. All plans shall be tied to a minimum of two of the City of Renton Horizontal and Vertical Control Network. 3. Permit application must include an itemized cost estimate for these improvements. Half of the fee must be paid upon application for building and construction permits, and the remainder when the permits are issued. There may be additional fees for water service related expenses. See Drafting Standards_ ERC Report.doc U/ - UL 1 L.51N Kul+; W 11L ZONING MAP BOOK F7 - 14 T23N R5E W 1/2 PW TECHNICAL SERVICES PRINTED ON 11/13/04 the bnl inbrmallm.vaWhk caf [Fe 4aiesFown. moo. .mea ��fayp.�R�i„ 0 200 440 Ci y d Feet L [-'r r, 1:4,800 N E7 11 T23N R5E W 112 5311 :...... _.. .... 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R5E:; 26 T24N Fi5E 94 Y Y 4551N i _ "' 458 464 h ,i i �:�� , - .a 1C2'CSS ��C7 35T24NIR4E' 36 T24N R4E 31 T24N R5E '`. 4N`RSE 35 T24N R5E i 3 [I l�flTy 307w0$ T�3Q9 i-8 a ZIL,lam �� ��� � 14 '� 2 � � ' J D i �^' r.�//l y�i_J �. - _� �' l 3 IT S23i I' r7 - 6T23N R5E T23N-p 4 T23N R5E ,3'1-23N R5E 2 T23N R5E 3117 349 369 I ` 8051 $D6 rt Y7 7 IE5 1 T MA4E 12 T23N1i4E. `I �l T- r fl('� T29N R5E I?3 R5E 9i23N R6Er F 10 T23N N R5E 1 32 326 327 .370 I Ti 1 _ J _�. T 47 5 23r+i\ A RE4'T23NIF4RI4f 18T23NRSEi 17 t f5E _- 2JN ' w R5E'c, 14. z \335 �,, r 336J 337 . I 371 Y 815-f, Si fi 2 I t — T23N R4E-7--.24 T23N R4E I 19 T23N R lEi 20.T29N R5E _ °;= 21 T23hYfi5E 22 T23 R5E - p3 T23N 2 44 — 34 — 600 ' I 6D1 L X02 820 821 1 - r I it 1 1 _ If t.; T23N R4E 3-': 25 ?23 1 R4E 30.T23N R5E' i1 29 TY3N'R5E 28 T23N R5E -!: I. T23N RSE26 T23 , N , __J f - R5E 25 0 __ 651E X04111 11605,82511 8216fi � • tea- l� ii - 1 3 E 36 T23N R4E7 31 T23 I R5E III--: i 34 T23N FI5E 3fi 3223N R5E 33 T23N 35 T23N R5E -� 607_ 608 16j10 .'632 833 - J, -6, J2 /7 = f 22N 'Y- p4E 1 T22N i34E= 6 T22N R _ �� �I 5�2 R5E 4 TSN f�,5E ;� 3 T22N R5E 2 T22N R5E 1 T RESIDENTIAL MIXED USE CENTERS INDUSTRIAL (RC) Resource Conservation r (CV) Center Village [IL) Industrial -Light R -i (R-1) Residential 1 du/ac uc-°41 (UC -N1) Urban Center - North 1 itl (IM) Industrial - Medium FF _-4 (R-4) Residential 4 du/ac ucuc nR (UC -N2) Urban Center - North 2 It (IH) Industrial -Heavy _-a (R-8) Residential 8 du/ac co (CD) Center Downtown Rwy (RMH) Residential Manufactured Homes -m (R-10)Residential 10 du/ac COMMERCIAL R -i` (R-14) Residential 14 du/ac ----- Renton City Limits FN:-ri (RM -F) Residential Multi -Family cTR (COR) Commercial/Office/Residential __ — Adjacent L'ifr i.imits RM -T (RM -T) Residential Multi -Family Traditional a (CA) Commercial Arterial RM -u (RM -U) Residential Multi -Family Urban Center rij (CO) Commercial Office KROLL PAGE �w (CN) Commercial Neighborhood PAGE# INDEX mss °°er oct 5 ° �'Op^,ea`l�a.l°:imosa;l qiy!°°a ed A,a o. IFe bnmoron, c I; n,�� °roe � a -msP, vl�yc rvose. °ply. SERnoW14mw4�E i i W� OLYMPUS VILLA NW 1/4, SW 1/4, SEC. 11. T. 23 N., R. 5 E., W.M. CITY OF RENTON, KING COUNTY, WASHINGTON PARCEL N0. MEL N0. 1 I7$806880b# � 25068032 , ARCEL N0. CATW V 7 WEI WTH 25' 9977E71. SEE WEANU Ixroer.XO- I s � 1 � � 5 9 �,} 7 0.726 w h 706 8. 1 D fL a7tJ6 ++F n. 10. 4 7 IL 0.7os7n1 n �i 4 6 ,cr s6d.9r ` OF s III MAY VUFLW40 TRACT C , . --1-�-----�--�- ---- -- �_ -_' » IL OPEN- SPAGC-) PARCEL 90. fi$306H002 � � I l � r`taaoasoio �� 2a K FL ease w rt a4h SF 24 \ 2 6.553 4 tL Its N. 1 I 27 I 8$ WMTEIM/W Now of Menton C1 X91- 100M C2 714. 1599'19' Imm Scale 1' = 50' ?',ii),I '��fi��. DiV1Slofl p 1x15 759'22' loam G 3&16 5'179,' 251 smc Halt o44xo6n,e SYSTEM Ow 67/911 U 103M x W17y6- f Zr� i3 l9 9607 x R2F21" w 14B xr� rNZ �: Gilman & Assoc. EXHIBIT 2 °�A0 ,��� Qional Land Surveyors 289, WOODIWLLE, WA 98072 in � lam5) 186-1252 FAX! 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'00 y i 4 m yY4 +.F,b r s�` r R V v \i\ ` V } F- rfv m 0 0 c: tea' rk_ �1 t -p 11lNa t N . et 11 11 tiJ P 0 � — � �} � � � --- � ' Z � : � � \ . - ' � � .. — % � - �_ �� • � �� a A 0 0 � \ � . � `7 ��� } � 7 � � � ƒ � \� - : { �. I � } � � � t � � \ 1 �| ta —\ Cu ' 1-5 \ 4L" C -N \� | � ! � \ � - � � \ `tet-' � � - ,a - _:= ._, � rc o VM;� -m g7qpu a he E. AM -.. �.�'�-elks=• �_,n �»- '-- .�' �a, =�- '- IW � a' �� �l�� ice. VI F 11 RE -® �f.. r, - ��� y��� � g��l. " •� - Wit.. ��t�-' _ ..t' -fir "r ~ -i 70 gghg WR th NOW MM . y }'•ay�s'B' _ - 3�' r�rSL MI— 6rrs;n�,.ir, .. ps,Y. x I t - �� - ,.'vP �` .. �,••r8^r� -�-� pj n -a wor - :�'�� r''r.' gri!, }gym q---- x f _ 52. rWO e-1Mr T t ��"�5 i E M""-" -11 �,�='G��i ai nff Lam` moi€ r �+ � �� �'f( r r . O Z � pcp 0 y � � Y c '^ '� UCi .d ¢. ar � J 3 `!' .� J .G ^ — ^a �-a Y Q, °� saCCUa a� o nZ �` �.� cc v r °Zi E L o- Gx7Zv3 � o �� N `n^ C:] o � o ,,,;,�UU � ae`5 [z .z OW Q�FQx c o o S� a� v ^ v _ ^� auk G� Feu] Z F^ G� ), E J o b. c <n 0 3 c_ rG f b J ti n. y 7 "r ���Q o:o �w- G o� U„ L 7 ory S'S as y y_�L M eU S zyEWLi-z ? yy L^wo �gcy�A covXv U�^5o G o uQmCooL ti L N w'- U •y Z p 3 G ..� a. O o [ - �• LI] Rs -C �.' �A W :..� C M d. y W Z64 Z v c '� ^ n'u iy v W ca9 c c c p c c>c 7a �j .rn cd d UQ v ��°-��a, y¢ v -S¢ 3� c 3zcCCC :J :n ,S c.� v tiC �'�°'Y7k Denis Law -- Mayor City O TWI -Y _y rte - Department of Community and Economic Development Alex Pietsch, Administrator February 14, 2011 Bill Finkbeiner Finkbeiner Development 12011 Bel -Red Road #206 Bellevue, WA 98005 SUBJECT: "Off Hold" Notice Olympus Villa Preliminary Plat / LUA10-090, ECF, PP Dear Mr. Finkbeiner: Thank you for submitting the additional materials requested in the February 1, 2011 letter from the City. Your project has been taken off hold and the City will continue review of the Olympus Villa Preliminary Plat project. The Preliminary Plat has been rescheduled to go before the Dearing Examiner on March 15, 2011 at 9:00 a.m. If you have any questions, please contact me at (425) 430-7219. Sincerely, , Roc Timmons Associate Planner cc Robert Anderson & Gale Miner /owner(s) Party(ies) of Record File No. LUAIO-090 Renton City Hall 9 1055 South Grady Way • Renton, Washington 98057 + rentonwa.gov Denis Law W. CltY O Mayor !'"r Department of Community and Economic Development February 14, 2011 Alex Pietsch, Administrator Kerry M. Curran 715 Rosario PL NE Renton, WA 98059 Subject: Comment Response Letter Olympus Villa Preliminary Plat, LUA10-090, ECF, Pp Dear Kerry Curran: Thank you for your comments related to the Olympus Villa Preliminary Plat; dated January 27, 2011. Your letter has been included in the official project file and you have been made a party of record. The applicant, Finkbeiner Development, is not proposing the removal of any trees adjacent to the Maureen Highlands subdivision. The wetland, referred to in your comment letter, would be placed in a Native Growth Protection Easement, and would not be adversely impacted as part of the proposal. The applicant is proposing to increase and enhance the wetland and its buffer area along its western edge (please see the attached Mitigation Plan). As a separate note, this matter is tentatively rescheduled for a Public Hearing on March 15, 2011 at 9:00 a.m., Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton.. Please feel free to attend. If you have any further questions regarding this project feel free to contact me at (425) 430- 7219. Sincerely, Roc e Timm As ciate Planner cc: File WA10-094, PP, ECF Renton City Hall 9 1055 South Grady Way 9 Renton, Washington 98057 9 rentonwa.gov Denis Law 0 Mayor City Cy A. -r t ��1 Department of Community and Economic Development February 14, 2011 Alex Pietsch, Administrator Pastor/ Elder David Clayton Shenk Awesome Yah Church, Church of Yah in Christ 702 Nile Ave NE Renton, WA 98059 . Subject: Comment Response Letter Olympus Villa Preliminary Plat, LUA10-090, ECF, PP Pleasant Path Preliminary Plat, LUA09-120, PP, ECF (KC File No.LOSSR020) Dear Pastor Shenk: Thank you for your comments and photos related to the Olympus Villa Preliminary Plat; dated January 19, 2011. Your letter has been included in the official project file and you have been made a party of record. Your comments and questions will be considered by the reviewing official before making a decision on this project. In addition, this matter is tentatively rescheduled for a Public Hearing on March 15, 2011 at 9:00 a.m.; Council Chambers, Seventh Floor, Renton City full, 1055 South Grady Way, Renton. The Pleasant Path Preliminary Plat was approved on January 25, 2008 by King County Department of Development and Environmental Services prior to annexation into the City. While your comments cannot be considered in the preliminary plat decision you have been added as a party of record and will receive any future correspondence related to the project. If you have any further questions regarding this project feel free to contact me at (425) 430- 7219. Sincerely, Roc e Timmo As ciate Planner cc: File LUA10-090, PP, ECF Renton City Hall • 1055 South Grady Way * Renton,Washington 98057 9 rentonwa.gov Denis Law — - City of or Department of Community and Economic Development February 14, 2011 Alex Pietsch, Administrator Mina Fletcher 667 Rosario PL NE Renton, WA 98059 Subject: Comment Response Letter Olympus Villa Preliminary Plat, LUA10-090, ECF, PP Dear Mrs. Flethcher: Thank you for your comments and photos related to the Olympus Villa Preliminary Plat; dated January 25, 2011. Your letter/email has been included in the official project file and you have been made a party of record. The applicant, Finkbeiner Development, is not proposing the removal of any trees adjacent to the Maureen Highlands subdivision. The wetland, referred to in your comment letter, would be placed in a Native Growth Protection Easement, and would not be adversely impacted as part of the proposal. The applicant is proposing to increase and enhance the wetland and its buffer area along its western edge (please see the attached Mitigation Plan). As a separate note, this matter is tentatively rescheduled for a Public Hearing on March 15, 2011 at 9:00 a.m., Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton. Please feel free to attend. If you have any further questions regarding this project feel free to contact me at (425) 430- 7219. Sincerely, Roc e Timmo As ciate Planner cc: File LUA10-090, PP, ECF Renton City Hall • 1055 South Grady Way * Renton, Washington 98057. • rentonwa.gov Denis Law- -MW Mayor City of Department of Community and Economic Development February I, 2011 Alex Pietsch, Administrator Bill Finkbeiner Finkbeiner Development 12011 Bel -Red Road #206 Bellevue, WA 98005 SUBJECT: "On Hold" Notice Olympus Viiia Preliminary Plat / I,UA10-090, ECF, PP Dear Mr. Finkbeiner: The Planning Division of the City of Renton accepted the above master application for review on January 7, 2011, During our review, staff has determined that additional information is necessary in order to proceed further. The following information will need to be submitted before February 28, 2.011 so that we may continue the review of the above subject application: - * Secondary Critical Areas Report Review. The applicant submitted a Critical Areas Report, prepared by Sewell Wetland Consulting, Inc. (dated December 16, 2010), identifying two wetlands; A and B. Wetland A, the larger of the two, is located along the east side of the site and Wetland B is located at the west end of the site. Comments were received from the Muckleshoot Indian Tribe Fisheries Division regarding the characterization of Wetland B and descrepancies in delineation. Per RMC 4-3-050F7 the Reviewing Official may require the applicant to fund analyses including evaluation by. an independent qualified professional regarding the applicant's submitted analysis and the effectiveness of any proposed mitigating measures or programs, and to include any recommendations as appropriate. This review would be paid at the applicant's expense. Due to the comments received, secondary review of the submitted wetland report prepared by Sewell Wetland Consulting, Inc. will be conducted by the City's contractor, Otak, Inc. At this time, your project has been placed "on hold" and public hearing postponed pending receipt of the requested information. Please contact me at (425) 430-7219 if you have any questions. Sincerely, :x Reale Timmons Associate Planner cc Robert Anderson & Gale Miner / Owner(s) Party(ies) of Record File No. LUA10-090 Renton City Hall • 1055 South Grady Way + Renton, Washington 98057 • rentonwa_gov Pastor/Elder David Clayton Shenk Awesome Yah Church, Church of Yah in Christ Church Headquarters 702 Nile Ave NE Renton, WA 98059 (425)445-6971 Rocale Timmons City of Renton - Current Planning Associate Planner 1055 South Grady Way Renton, WA 98057 Tel: (425) 430-7219 Fax: (425) 430-7300 Attn: Rocale Timmons, Project Manager/Associate Planner :rrr a� �rNrQnJ E 0l�:lVE D BUILDING, 01VISION Hello, we are concerned about 2 land developments: proposed north of the 702 Nile Ave NE property Olympus Villa; and the Pleasant Path, south of the 702 Nile Ave NE property. First when looking at the road proposed along the northern property line of 702 Nile Ave NE, We see that it has already been proposed by Bill Finkbeiner to build this road's pavement right up to northern property line. Usually roads have a space on both sides of the road for sidewalks and planters/grass. This road's space for sidewalks and planters rass is proposed to be on the 702 Nile Ave NE property, impinging 18 feet into it. This will not be allowed by the owner, since the 702 Nile Ave NE property hasn't been sold to anyone by the owner, nor is there any plan proposed to do so by the owner. The entire road and the space on both sides of the proposed road need to be completely contained on the property north of 702 Nile Ave NE, and not any part of it on 702 Nile Ave NE. Second, on the South East corner of the 702 Nile Ave NE property, it appears from the drawing of _. OLYPUS_VILLA that the Eastern property line has been impinged upon b,y_the proposed development.„ This will not be allowed by the owner of the 702 Nile Ave NE property. Third, it will be necessary for Robert Johnseine the developer of the Pleasant Path development to build a road through his own wetland in order to gain access to the buildable land at the back of his property TRACT -D. And it will be necessary for the city of Renton to approve such an access road if they want Robert Johnseine to be able to gain access to the buildable portion that is not yet platted TRACT -D. No access through 702 Nile Ave NE will be allowed. Nor will the City of Renton be allowed to force such a road through the 702 Nile Ave NE property at any time in the future. R� As Project Manager/Associate Planner for the City of Renton please be advised of the above encroachments and potential encroachments by current and future road and housing developments, and plan to correct the errors by prohibiting such encroachments. Sincerely, ��� �� ,�J �j�� y✓ Pastor David Clayton Shenk 1/19/2011 i 19. r- WA-XX-XXX—FP mOLYMPUS VILLA VJi NW 1/4, SW 1/4, SEC. 11. T. 23 N.. R. 5 E., W.M. CITY OF RENTON, KING COUNTY. WASHINGTON PARCYL A6. fi' 1!f$0$BBOai� 1169G89 \ 1 aoEo4n 3 WFOAM .af, 2F L 1w Yeww ,eD6rtr. I ` , 1 �' \ \= r i \ �axca; j F. 1 1 1 5 ` r 0 WAX +o n e26• IG ,Lw R = a.�aa .�; ,or / / ` f 4 C 9r NIL" JOP€ SP1 rD dot ,� lta Aim, . /v7,1ce- A" r6 1 ! l2swom ` I S' rs 1LA h 5- 27 AC T--) as 1 of Renton — 6 � � N f Y U 1Cb nb I Ld66, 6IR61n,LA.gp� nu.,s � Scale 1" 50'LA "M MI COWAN" srsie, 3r6 "1) aF 70.19 R,T,i' 77666 a" Ll 1m I1 aalr7e' [' J 7�ff �LY 962/ M CTtY71' • �11E L7 7141 Y !nn! - E_ L4 TM 3 967456' w d 6w>c!,>x w. ter v „a,ai1 w�s,9a wart x.Ic (6192,91. Ld4Fi M 66lICA!]i AT h¢ ..,.,r ynE,es�nw a sE. ,�ot,1 ar. Au6 taex (/ FW$f61107�� Mead Gilman & Assoc. P.W.FW 6M 0 T NQRI~ ENe Professional Land Surveyors T9i - s �N9, rrxlcw ao.a r, nc M9imawzr ' P_o. BOX 289. WOODIWLLE, WA 86072 _ ct Os,am , %(x 1G7rb plwhEEL- (423) 486-1232 FAY- (423) 4"-61n6 1&NUMMAY SHEET 2 OF 2 6 • From the Desk of Kerry M. Curran Of v sio". January 27`x', 2011 Project # LUA10-090, ECF -PP Dear Mr. Timmons: I have lived at 715 Rosario Place NE for five years. I would like to propose the following for this development. Given that three deer and a fawn live in the greenbelt and adjacent proposed development site, these deer need a buffer zone between the greenbelt and other green areas. I propose a 60 foot green zone for the deer to walk and habitate as diagramed on the proposed site map. Please take this into consideration when determining the development of the site. I will make this proposal again at the March 1". meeting. Th , erry M. Cu 425-465-8395 0 7�V Rocale Timmons 0 From: Carrie Koperski [ckoperski@hotmail.comj Sent: Monday, January 24, 2011 12:35 PM To: Rocale Timmons; Carrie Koperski Subject: Olympus Villa Preliminary Plat, Land Use # LUA10-090, ECF, PP Mrs. Carrie Koperski 662 Rosario PI NE Renton, WA 98059 January 24, 2011 Rocale Timmons, Associate Planner Planning Division, 1055 South Grady Way Renton, WA 98057 Dear Associate Planner Rocale Timmons, We apologize for submitting our written comments a few days after the January 21, 2011 deadline. Thank you for notifying our family regarding the proposed construction of new homes in our area. After taking a careful review of the document you sent, we would like to express the following concerns: *Please consider drainage implications for adjacent properties. We are currently homeowners in the Maureen Highlands development, behind the land under consideration. We live on Rosario Place NE, facing the property in question. We are fortunate in that we are across the street from the green belt and wetlands on the property. We enjoy the view, with the beautiful trees and singing birds throughout most of the year. We also appreciate that these trees block some of the intense afternoon sun that hits the front of our house. We are concerned about what removal of the green belt and filling in of wetlands may due to add to drainage issues for our neighbors. Several of them have had standing water in their backyards and have had to take significant steps to prevent damage to their foundations/crawl spaces as a result. We wanted to bring this to your attention as you decide whether to allow the filling of the category three wetland, determine what type of buffer needs to be provided, and choose what actions are required to mitigate the loss of that wetland. *Please consider traffic flow/safety as you determine the layout of the development. Currently, the Windwood neighborhood works hard to encourage drivers to watch out for young children playing ball and riding bikes on our residential streets. Having Pasco Place extended would likely encourage higher speeds, as we have seen with longer stretches of road in the Maureen Highlands. Perhaps additional stop signs would help, or providing cul de sacs, etc. We know many families from our own neighborhood will be tempted to turn right onto Pasco Place and go through the new development to get onto Nile, both to go to Apollo Elementary and for northbound commutes. *If Nile needs to be blocked at some point because of the construction project, please consider school bus schedules for Apollo Elementary. We have had several new homes built in this area in recent months and years, and those closest to the school can cause delays for students because there is no alternative route. *Finally, we know the economy is weak and everyone can benefit from the jobs that are generated from new home construction. However, we need a balanced approach to development. The homes on 128th/4th and Jericho are right on top of each other, with hardly any yards, parks, playgrounds or green space at all. Our tall evergreens are being cut down and now all we see to see in many directions is houses and roads. We are thankful in the Maureen Highlands development that Harbor Homes allotted for adequate yards for each lot, but no park,/playground was provided and the common areas are wetlands. We are less than a mile from an elementary school and so most families here have young children who need places outdoors to play together. Please consider the need for wooded areas, grassy areas and open spaces, especially as you take this project into consideration in light of all the other development going on nearby. We have homes that may not be brand new but are less than 7 years old, some of which have been foreclosed, and they have not sold for months. Do we need more houses built in this area? We understand this is private property and we appreciate what the city has done to encourage homeowners on Nile to make improvements to their homes, especially such steps as junk removal, repairs, etc. We just want to make sure that this area continues to be a great place for young families, especially because of its proximity to Apollo Elementary School. Thank you for your consideration. G amily is not available to attend the MarcAhearing, but we would appreciate being kept up to date on this case. Thanks again, Mrs. Carrie Koperski 0 cty oe r DEPARTMENT OF COMMUNITY D{v� AND ECONOMIC DEVELOPMENT M E M Q R A N D U M DATE: January 25, 2011 TO: Rocale Timmons, Planner FROM: Arneta Henninger, Plan Review /�� SUBJECT: OLYMPUS VILLA PLAT NILE AVE NE & NE 7T" PL & PASCO PL NE LUA 10-090, PARCEL #1123059065 I have completed a review for the above -referenced 11 lot plat proposal located in the vicinity of Nile Ave NE, NE 7tt' PI & Pasco PI NE, all in SW % of Sect. 11, Twp 23N Rng 5 E. The following comments are based on the application submittal made to the City of Renton by the applicant. EXISTING CONDITIONS WATER: This site is located in the Water District 90 water service boundary. A water availability certificate is required from King County Water District 90. This site is not located in the Aquifer Protection Zone. SANITARY SEWER: There is an existing 8" sanitary sewer main Pasco PI NE. See City of Renton engineering plans # 5-2790 for the AsBuilt. STORM: There are existing storm drainage facilities in Pasco PI NE. See drawing # R-2790. CODE REQUIREMENTS WATER 1. Per the City Fire Marshal, the preliminary 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. Lateral spacing of fire hydrants is predicated on hydrants being located at street intersections (also capable of delivering a minimum of 1,000 GPM) within 300 feet of the structure. This distance is measured along the travel route. 2. Per the City Fire Marshal, lots 6 through 11 shall be sprinklered, which requires a minimum 1 -inch water meter and not a %-inch meter, as called out on the conceptual utility plan. SANITARY SEWER 1. The proposed development is required to install a new sewer main in Pasco PI NE extended to the north property line, and a sewer main extended to the west the full length of the roadway. The conceptual sewer plan does show that as required. Diympus villa Plat — LUA 10-090 Page 2 of 2 January 25, 2011 2. This parcel is located in East Renton Special Assessment District (SAD) 002. The fee is $316.80 per new lot and is paid at the time a construction permit is issued. 3. The Sanitary Sewer System Development Charges are based on the size of the domestic water meter. These fees are collected at the time a construction permit is issued. STREET IMPROVEMENTS: 1. Street improvements including curb, gutter, sidewalk, and paving will be required to be installed on Nile Ave NE across the full frontage of the parcel being developed. 2. The project needs to provide right-of-way vehicular access from Nile Ave NE, through the plat to Pasco Ave NE also with curb, gutter, and sidewalk. 3. Street lighting will be required to be installed. 4. All roadways are required to have a minimum of 25 -foot inside and 45 -foot outside turning radius. 5. All lot corners at intersections of dedicated public rights-of-way shall have minimum radius of fifteen feet. 6. Traffic mitigation fees of $7,895.25 will be required prior to recording of the plat as a condition of the plat. 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 public works inspector prior to recording the plat. STORM DRAINAGE 1. A conceptual drainage plan and report is required to be submitted with the formal application for the plat. The project will be required to verify that the existing storm drainage system meets the criteria of the proposal. A drainage control plan, designed per the City of Renton Amendments to the King County Surface Water Manual 2009, is required. 2. The conceptual drainage report and plan submitted did not include conceptual sizing calculations for the detention. The plan and report did not address the individual lot treatment. Both requirements are a condition for preliminary plat approval. 3. The storm drainage plan needs to address how the roof runoff from the new lots will be handled. 4. The Surface Water SDC fees are $1,012 per lot. These fees are collected at the time a construction permit is issued. GENERAL 1. All required utility, drainage, and street improvements will require separate plan submittals, prepared according to City of Renton drafting standards, by a licensed Civil Engineer. 2. All plans shall be tied to a minimum of two of the City of Renton 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 Drafting Standards. City o4ton Department of Community & Economic4selopment ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: I . °^ •� -� COMMENTS DUE: JANUARY 21, 2011 APPLICATION NO: LUA10-090, ECF, PVP DATE CIRCULATED: JANUARY 7, 2411 APPLICANT: Bill Finkbeiner PROJECT MANAGER: Rocale Timmons PROJECT TITLE: Olympus Villa Preliminary Plat PROJECT REVIEWER: Arneta Henninger SITE AREA: 293,152 square feet EXISTING BLDG AREA (gross): N/A LOCATION: 12xx 148`s Avenue NE (parcel # 1123459065) PROPOSED BLDG AREA (gross) N/A SUMMARY OF PROPOSAL: The applicant is requesting Preliminary Plat approval and Environmental (SEPA) Review for the subdivision of an existing 6.72 acre parcel into 11 lots for the future construction of single family residences. The project site is located within the Residential - 4 (R-4) dwelling units per acre zoning designation. The proposed lots would range in size from 5,563 square feet in area to 8,706 square feet. Access to the lots would be provided via extension oPasco PI NE eventually connecting to Nile Ave NE. The applicant is proposing clustering for Lots 1-5, due to existing road alignments and critical areas on site, whereby R-8 development standards can be applied. The site contains a Category 2 and Category 3 wetland. The applicant is proposing to fill the smaller Category 3 wetland. Mitigation is propsoed in the form of the creation of new wetland adjacent to the larger Category 2 wetland in addition to buffer enhancement. 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/ 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 ht/Glore Recreation utilities Transportation Public Services Histaric/Culturai Preservation 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 additional iipformotion is needed to properly assess this proposal. 5It- Wit/ Signature df Doctor or Authorized-RepresentatW Date 1 0 0 S# 878 JL t XT T O TRANSPORTATION MITIGATION FEE Project Name: Olympus Villa PP - Project Address: 12xx 148'h Avenue NE Contact Person: Bill Finkbeiner Permit Number: LUA 10-990 Project Description: Land Use Type: X Residential ❑ Retail ❑ Non -retail Calculation: (11)9.57 = 105.27 ADT 11 lot SFR preliminary plat home 105.27 x $75.00 = $7,895.25 Transportation Mitigation Fee: Calculated by: Date of Payment: Method of Calculation: X ITE Trip Generation Manual, 81" Edition ❑ Traffic Study ❑ Other (210) SFR 9.57 trips / du $7,895.25 K. Kittrick Date: 1/11/11 City o rr ton Department of Community & Economic elopment ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT:' lie. I,'— COMMENTS DUE: JANUARY 21, 2011 APPLICATION NO: LUA10-090, ECF, PP DATE CIRCULATED: JANUARY 7, 2011 APPLICANT: Bill Finkbeiner PROJECT MANAGER: Rocale Timmons PROJECT TITLE: Olympus Villa Preliminary Plat PROJECT REVIEWER: Arneta Henninger { SITE AREA: 293,152 square feet EXISTING BLDG AREA (gross): N/A LOCATION: 12xx 148th Avenue NE (parcel # 1123059065) PROPOSED BLDG AREA (gross) N/A SUMMARY OF PROPOSAL: The applicant is requesting Preliminary Plat approval and Environmental (SERA) Review for the subdivision of an existing 6.72 acre parcel into 11 lots for the future construction of single family residences. The project site is located within the Residential - 4 (R-4) dwelling units per acre zoning designation. The proposed lots would range in size from 5,563 square feet in area to 8,706 square feet. Access to the lots would be provided via extension oPasco PI NE eventually connecting to Nile Ave NE_ The applicant is proposing clustering for Lots 1-5, due to existing road alignments and critical areas on site, whereby R-8 development standards can be applied. The site contains a Category 2 and Category 3 wetland. The applicant is proposing to fill the smaller Category 3 wetland. Mitigation is propsoed in the form of the creation of new wetland adjacent to the larger Category 2 wetland in addition to buffer enhancement. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Environment Probable Probable More Minor Major information Imports impacts Necessary Earth Air Water Plants Land/Shoreline Use Animals Environmental Health Energy/ Natural Resources i �A V 41k1E`ET x6l Ei 7,?�, )C. L-� 1/11/11 S. POLICY -RELATED COMMENTS C. CODE -RELATED COMMENTS Element of the Probable Probable More Environment Minor Major information impacts impacts Necessary Housing Aesthetics Li hi/Glare Recreation Utilities Transportation Public Services Historic/Cultural Preservation Airport Environment 10, ODD Feet 14,WO 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 additional information is needed to properly assess this proposal. Signature of Director or Authorized Representative Date City o4ton Department of Community & EconomAelopment ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT:ft COMMENTS DUE: JANUARY 21, 2011 APPLICATION NO: LUA10-090, ECF, PP DATE CIRCULATED: JANUARY 7, 2011 APPLICANT: Bill Finkbeiner PROJECT MANAGER: Ro e Ti ns PROJECT TITLE: Olympus Villa Preliminary Plat PROJECT REVIEWER: irneta Henninger rr SITE AREA: 293,152 square feet EXISTING BLDG AREA gross): N/A LOCATION: 12xx 148th Avenue NE (parcel # 1123059065) PROPOSED BLDG AREA (gross) N/A SUMMARY OF PROPOSAL: The applicant is requesting Preliminary Plat approval and Environmental (SEPA) Review for the subdivision of an existing 6.72 acre parcel into 11 lots for the future construction of single family residences. The project site is located within the Residential - 4 (R-4) dwelling units per acre zoning designation. The proposed lots would range in size from 5,563 square feet in area to 8,706 square feet. Access to the lots would be provided via extension oPasco PI NE eventually connecting to Nile Ave NE. The applicant is proposing clustering for Lots 1-5, due to existing road alignments and critical areas on site, whereby R-8 development standards can be applied. The site contains a Category 2 and Category 3 wetland. The applicant is proposing to fill the smaller Category 3 wetland_ Mitigation is propsoed in the form of the creation of new wetland adjacent to the larger Category 2 wetland in addition to buffer enhancement. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Elementof the Environment Probable Probable More Minor major Information Impacts Impacts Necessary Forth Air water Plants Lond/Shorel6e use Animals Environments! Health Energy/ Naturol Resources B. POLICY -RELATED COMMENTS C. CODE -RELATED COMMENTS Elementof the Probable Probable More Environment Minor Major Information impacts Impacts Necessary Housing Aesthetics Li ht/GlGre Recreation utilities Transportation Public Services Historic/Cultural Preservation 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 additional informatiorAt needed to prlpperly assess this proposal. Signature of Director or Authorized Representative Date 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 Foe City oJ&ton Department of Community & Economi4relopment ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: par' � COMMENTS DUE: JANUARY 21, 2011 APPLICATION NO: LUA10-090, ECF, PP DATE CIRCULATED: JANUARY 7, 2011 APPLICANT: Bill Finkbeiner PROJECT MANAGER: Rocale Timmons PROJECT TITLE: Olympus Villa Preliminary Plat PROJECT REVIEWER: Arneta Henninger SITE AREA: 293,152 square feet EXISTING BLDG AREA (gross): N/A LOCATION: 12xx 1481h Avenue NE (parcel # 1123059065) PROPOSED BLDG AREA (gross) N/A SUMMARY OF PROPOSAL: The applicant is requesting Preliminary Plat approval and Environmental (SEPA) Review for the subdivision of an existing 6.72 acre parcel into 11 lots for the future construction of single family residences. The project site is located within the Residential - 4 (R-4) dwelling units per acre zoning designation. The proposed lots would range in size from 5,563 square feet in area to 8,706 square feet. Access to the lots would be provided via extension oPasco PI NE eventually connecting to Nile Ave NE. The applicant is proposing clustering for Lots 1-5, due to existing road alignments and critical areas on site, whereby R-8 development standards can be applied_ The site contains a Category 2 and Category 3 wetland. The applicant is proposing to fill the smaller Category 3 wetland_ Mitigation is propsoed in the form of the creation of new wetland adjacent to the larger Category 2 wetland in addition to buffer enhancement. 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 Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Housin Aesthetics Light/Glare Recreation Utilities Transportation Public Services Historic/Cultural Preservation Airport Fnvironment 1 0 DOO Feet 14,OOOFeet C. CODE -RELATED COMMENTS �' i 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 gdditional information is needed to properly assess this proposal. i_ :nate of Director or presentative Date 1-24 / LETTER OF TRANS&TAL To: City of Renton Attention: Olympus Villa PreliminarKl t Date: ]an 19, 2011 Subject: Olympus Villa PreliminarKl t o RFV! .lob No. 08606.10.38 1j Transmittal is Via: ❑ US Mail ❑ Courier ❑ Hand -Carried We are sending you the following: ❑ Attached ❑ Under separate cover ❑ Shop Drawings ❑ Prints ❑ Plans ❑ Samples ❑ Copy of Letter ❑ Change Order ❑ Copies Date No. Description Green folder with comment letter and markups THESE ARE TRANSMITTED as checked below: ❑ Specification ❑ For approval ❑ Approved as submitted ❑ For your use ❑ Approved as noted ❑ As requested ❑ Returned for corrections ❑ For review and comments ❑ Remarks: Signed: DR✓%d R. Fulfodt. P L..S. Copy To: If enclosures are not as noted, please notify us at once < _. �._ , w k... W.d PACE Engineers, Inc. luV Q ?[! 11255 Kirkland Way, Suite 300 PACE Kirkland WA 98033 BUILDING DIVISION Phone: 425.827.2014 Fax: 425.827.5043 PACE Ai Engineering Seances Company Olympus Villa Preliminary Plat LUAIO-090 Prepared and reviewed by Fred Williamson & David Fulton P.L.S. 9 32429 PACE Engineers, Inc. Job 4 08606.10.38 11255 Kirkland Way Suite 300 Kirkland, Wa. 98033-6715 Document Review: Completed general review of preliminary plat. Sheet 1: Engineers Planners Surveyors Al January 18, 2011'x/ ■ Legal has minor errors based on property description contained in Commonwealth Title commitment Order No. NWRT-40052244. ■ Restriction No. 3 has error in recording number. ■ Scale of text and north arrow shown on Vicinity Map should be scaled up to 0.08" high. ■ See sheet 1 mark-ups for these edits q}1PPt ?. ■ Need to shown basis of bearings and ties to City of Renton control points used. ■ Easements over Lots 3 and 4 should be dimensioned and we are not sure why there are A and B designations shown. Are they to be keyed to notes on Sheet 1 or 2? ■ Various text for lot numbers or tax parcels should be moved. ■ Right of Way widths should be added at transition points. ■ See sheet 2 mark-ups for these edits. General comments: ■ Dimensions for the exterior boundary shown on sheet 2 closes mathematically. ■ All Tracts and Critical Areas appear to be shown and labeled. Olympus Villa Preliminary Plat LUA-xx-xxx PACE Engineers, Inc. Page 1 Kirkland Office 11255 Kirkland Way I Suite 300 1 Kirkland, WA 98033 p 425.827.2014 1 ; 425.827.5043 paccengrs.com Carrie Olson From: Carrie Olson Sent: Thursday, January 20, 2011 11:37 AM To: Bob MacOnie Cc: 'David Fulton'; Rocale Timmons Subject: RE: Preliminary Plat Approval for Olympus Villa Preliminary Plat Attachments: IP048501.TIF; ]p048502.TIF; 1p048503.TIF Hi Bob, Please find attached, the property services review comments on this preliminary plat for your review. I will forward these comments on to Rocale Timmons. I also made a folder and used the next Land Record File Number for plats which is LND-10-0485 for this project. Please let us know if you have additional comments. Thanks. Rocale, Besides the comments above I noticed the following comment should be included: Note the City of Renton land use action number and land record number, LUA-10-090-FP and LND- 10-0485 respectively, on the final plat submittal (all submittal sheets). Carrie K.Olson Engineering Specialist Community & Economic Development Dept. 1055 South Grady Way Renton WA 98057 colson@rentonwa.gov 425-430-7235 Office 425-430-7300 FAX -----Original Message ----- From: Carrie Olson Sent: Thursday, January 13, 2011 12:05 PM To: 'David Fulton' Cc: Bob MacOnie Subject: RE: Preliminary Plat Approval for Olympus Villa Preliminary Plat Hi David, It was nice to meet you today. Thanks for picking up the green folder this morning. You predicted you would complete the review and have the comments back to me by next Wednesday, January 19, 2011. Also, I am attaching the drawings you requested me to send to you via e-mail. I decided to send them all. If you need more information or drawings, let me know. Have a good day. Carrie K.Olson Engineering Specialist Community & Economic Development Dept. 1055 South Grady Way Renton WA 98057 colson@rentonwa.Rov 425-430-7235 Office 425-430-7300 FAX -----Original Message ----- From: David Fulton fmailto:davidf(,p aceengrs.coml Sent: Wednesday, January 12, 2011 3:07 PM To: Carrie Olson; Bob MacOnie Cc: Fred Williamson Subject: RE: Preliminary Plat Approval for Olympus Villa Preliminary Plat Hi Carrie, I can stop by and pick the package up tomorrow about 10:30. David R. Fulton P.L.S. PACE Engineers, Inc. 11255 Kirkland Way Suite 300 Kirkland, WA 98033 p. 425.827.2014 1 f. 425.827.5043 paceengrs.com -----Original Message ----- From: Carrie Olson [mailto:COlson@Rentonwa.gov] Sent: Wednesday, January 12, 2011 2:12 PM To: Bob MacOnie Cc: David Fulton Subject: Preliminary Plat Approval for Olympus Villa Preliminary Plat Hi Bob, Please find attached this project's review sheet for your information. I left a phone message for David Fulton from PACE to pick up this Green Folder Review. Carrie K.Olson Engineering Specialist Community & Economic Development Dept. 1055 South Grady Way Renton WA 98057 colson@rentonwa.gov 425-430-7235 Office 425-430-7300 FAX -----Original Message ----- From: pdecopv(@rentonwa.gov jmailto:pdecopy rentonwa.gov1 Sent: Wednesday, January 12, 2011 1:53 PM To: Carrie Olson Subject: This E-mail was sent from "DevelopmentServices" (Aficio MP 4000). Scan Date: 01.12.2011 13:53:17 (-0800) Queries to: pdecopy@rentonwa.gov 2 City o*ton Department of Community & Economi#elopment ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: `��} /�<" COMMENTS DUE. JANUARY 21, 2011 APPLICATION NO: LUA10-090, ECF, PP DATE CIRCULATED: JANUARY 7, 2011 APPLICANT: Bill Finkbeiner PROJECT MANAGER: Rocale Timmons PROJECT TITLE: Olympus Villa Preliminary Plat PROJECT REVIEWER: Arneta Henninger SITE AREA: 293,152 square feet EXISTING BLDG AREA (gross): N/A LOCATION: 12xx 148`h Avenue NE (parcel # 1123059065) PROPOSED BLDG AREA (gross) N/A SUMMARY OF PROPOSAL: The applicant is requesting Preliminary Plat approval and Environmental (SEPA) Review for the subdivision of an existing 6.72 acre parcel into 11 lots for the future construction of single family residences. The project site is located within the Residential - 4 (R-4) dwelling units per acre zoning designation. The proposed lots would range in size from 5,563 square feet in area to 8,706 square feet. Access to the lots would be provided via extension oPasco PI NE eventually connecting to Nile Ave NE. The applicant is proposing clustering for Lots 1-5, due to existing road alignments and critical areas on site, whereby R-8 development standards can be applied. The site contains a Category 2 and Category 3 wetland. The applicant is proposing to fill the smaller Category 3 wetland. Mitigation is propsoed in the form of the creation of new wetland adjacent to the larger Category 2 wetland in addition to buffer enhancement. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Probable Environment Minor Impacts Probable More Major information Impacts Necessary Earth Air Water Plan is Land/Shoreline Use Animals Environmentof Health Energy/ Natural Resources Airport Environment 10, 000 Feet I4, 000 Feet B. POLICY -RELATED COMMENTS C. CODE -RELATED COMMENTS Element of the Environment Probable Probable More Minor Major information Impacts Impacts Necessary Housing Aesthetics Li hVGlare Recreation Utilities Transportation Public Services Historic/cultural Preservation 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 additional information is needed to properly assess this proposal. Signature of Director or Authorized Representative Date City ojeton Department of Community & Economi4elopment ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: - ` 'l.: �''1` COMMENTS DUE: JANUARY 21, 2011 APPLICATION NO: LUA10-090, ECF, PP DATE CIRCULATED: JANUARY 7, 2011 APPLICANT: Bill Finkbeiner PROJECT MANAGER: Rocale Timmons PROJECT TITLE. Olympus Villa Preliminary Plat PROJECT REVIEWER: Arneta Henninger SITE AREA: 293,152 square feet EXISTING BLDG AREA (gross): N/A LOCATION: 12xx 148`h Avenue NE (parcel # 1123059065) PROPOSED BLDG AREA (gross) N/A SUMMARY OF PROPOSAL_ The applicant is requesting Preliminary Plat approval and Environmental (SEPA) Review for the subdivision of an existing 6.72 acre parcel into 11 lots for the future construction of single family residences. The project site is located within the Residential - 4 (R-4) dwelling units per acre zoning designation. The proposed lots would range in size from 5,563 square feet in area to 8,706 square feet. Access to the lots would be provided via extension oPasco PI NE eventually connecting to Nile Ave NE. The applicant is proposing clustering for Lots 1-5, due to existing road alignments and critical areas on site, whereby R-8 development standards can be applied. The site contains a Category 2 and Category 3 wetland. The applicant is proposing to fill the smaller Category 3 wetland. Mitigation is propsoed in the form of the creation of new wetland adjacent to the larger Category 2 wetland in addition to buffer enhancement. 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/ Natural Resources B. POLICY -RELATED COMMENTS C. CODE -RELATED COMMENTS Element of the Probable Probable More Environment Minor Major information Impacts impacts Necessary Nousin Aesthetics Li ht/Glore Recreation utilities Transportation Public Services Historic/Cultural Preservation 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 areaswh a additional information is needed to properly assess this proposal. l Signature of DireCto r Authorized Representative Date CITY OF RENTON 0 FIRE PREVENTION BUREAU MEMORANDUM DATE: January 19, 2011 TO: Rocale Timmons, Associate Planner FROM: Corey Thomas, Plans Review Inspector SUBJECT: Preliminary Comments for Olympus Villa Preliminary Plat Environmental Impact Comments: 1. 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. 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. Lots 6 through 11 shall have a minimum of 1 -inch water meters to accommodate their required fire sprinkler systems. A water availability certificate is required from Icing County Water District 90. 2. Per city street standards, all proposed homes on lots 6 through 11 shall require an approved fire sprinkler system due to narrow street standard. All fire access roadways are required to have a minimum of 25 -foot inside and 45 -foot outside turning radius. CT:ct olympussp :OF City 00ton Department of Community & Econom*elopment ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: F- COMMENTS DUE: JANUARY 21, 2011 APPLICATION NO: LUA10-090, ECF, PP DATE CIRCULATED: JANUARY 7, 2011 APPLICANT: Bill Finkbeiner PROJECT MANAGER: Rocale Timmons PROJECT TITLE: Olympus Villa Preliminary Plat PROJECT REVIEWER: Arneta Henninger SITE AREA: 293,152 square feet EXISTING BLDG AREA (gross). N/A LOCATION: 12xx 148th Avenue NE (parcel It 1123059065) PROPOSED BLDG AREA (gross) N/A SUMMARY OF PROPOSAL: The applicant is requesting Preliminary Plat approval and Environmental (SEPA) Review for the subdivision of an existing 6.72 acre parcel into 11 lots for the future construction of single family residences. The project site is located within the Residential - 4 (R-4) dwelling units per acre zoning designation. The proposed lots would range in size from 5,563 square feet in area to 8,706 square feet. Access to the lots would be provided via extension oPasco PI NE eventually connecting to Nile Ave NE. The applicant is proposing clustering for Lots 1-5, due to existing road alignments and critical areas on site, whereby R-8 development standards can be applied. The site contains a Category 2 and Category 3 wetland. The applicant is proposing to fill the smaller Category 3 wetland. Mitigation is propsoed in the form of the creation of new wetland adjacent to the larger Category 2 wetland in addition to buffer enhancement. 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/ 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 hi/Glare Recreation Utilities Transportation Public Services Historic/Cultural Preservation Airport Environment 10,000 Feet 14,000 Feet wo /Ve We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Signature of Director or Authorized Zh2z Date Denis Law lt O Mayor l January 7, 2011 Department of Community and Economic Development Alex Pietsch, Administrator Gayle Morgan Routing Coordinator Issaquah School District #411 8052 nd Avenue NW Issaquah, WA 98027 Subject: Olympus Villa Preliminary Plat LUA10-090, ECF, PP The City of Renton's Department of Community and Economic Development (CED) has received an application for an 11 -lot single-family development located at 12xx 148th Avenue Please see the enclosed Notice of Application for further details. 1 5 In order to process this application, CED needs to know which Issaquah schools would be attended by children living in residences at the location indicated above. Please fill in the appropriate schools on the list below and return this letter to my attention, City of Renton, GED, Planning Division, 1055 South Grady Way, Renton, Washington 98057 by January 21, 2011_ Elementary 5 Middle Schoc High School: Will the schools you have indicated be able to handle the impact of the additional students estimated to come from the proposed development? Yes No Any Com Thank you for providing this important information. If you have any questions regarding this project, please contact me at (425) 430-7219. Sincerely, lRolce Timmons Associate Planner Enclosure Renton City Hail • 1055 South Grady Way • Renton, Washington 98057 0 rentonwa.gov City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: �. COMMENTS DUE: JANUARY 211 2011 APPLICATION NO: LUA10-090, ECF, PP DATE CIRCULATED: JANUARY 7, 2011 APPLICANT: Bill Finkbeiner PROJECT MANAGER: Rocale Timmons PROJECT TITLE: Olympus Villa Preliminary Plat PROJECT REVIEWER: Arneta Henninger SITE AREA: 293,152 square feet EXISTING BLDG AREA (gross): N/A LOCATION: 12xx 148th Avenue NE (parcel # 1123059065) PROPOSED BLDG AREA (gross) N/A SUMMARY OF PROPOSAL: The applicant is requesting Preliminary Plat approval and Environmental (SEPA) Review for the subdivision of an existing 6.72 acre parcel into I 1 lots for the future construction of single family residences. The project site is located within the Residential - 4 (R-4) dwelling units per acre zoning designation. The proposed lots would range in size from 5,563 square feet in area to A,7ja6_5quare feet. Access to the lots would be provided via extension oPasco PI NE eventually connecting to dile Ave NE. The applicant is proposing clustering for Lots 1-5, due to existing road alignments and critical areas on site, whereby R-8 development standards can be applied_ The site ins a Category 2 and Category 3 wetland. The applicant is proposing to fill the smaller Category 3 wetland. Mitigation i propsoed in the form of the creation of new wetland adjacent to the larger Category 2 wetland in addition to buffer enhancement. 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 E=nergy/ 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 Trans ortotion Public Services Historic/Cultural Preservation 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 additional information is needed to properly assess this proposal. '11 I w/i1 Signature Dir or or Authorized kepresentative r i date CON5157I OVERYIE W: 2orring/i Use: The subJert'lie Le designated Firlds11W 4 dwelling grits per acre JR -41 on the City , r Renton Comprehensive land Use Map and ReiHizo4 a:'— Den Slly IRLDI on the Giw' 7aning Ni fn.lrenmenpi D ... men+a that Evaluate the Praposed Project: r—cunni-tal ISEPAI ChecI Daelopment Regulations Us" Far Prolact Mlttaii The project wT be subject to the CltysSEPA Ordinance. RMC 4-2-11CA and Other applicable cores...d regulations as appropriate. Ptnppsld Mitri,m an Measure.: The IOIIOwing Mltlgadon Measures will III be imposed on the proposed ecl. prajThese rec9mmended Mlttgatir,n Measures address protect impacts not covered by limung codes and regulatlnns as cited above, • the opolicnnr mrilrepiinclJo ppy rhe Poproperme Tmnspron'tron rdn'l rian Tea, • the scpFiconc Will 6e regoired it pey the oopnap' oc. Fire mitiyoNm Fee; end • The app Ji 'AV b<required Inppy the wpral pii nkS Mhivripn Feel Comment, on the aba.. applkatmn most Jr. submltied in -El +a Parole Tlmenam, Ap-1.11¢ Pla mar, CEO — Flanning Dal$ton, 1055 South Grady Wax, Pardon, WA SB057, by 5:00 PM on Mini 21, loll. Tho molter I. N. to ntatlaely scheduled fof a public hearing p. March 1, 2011. at 9:W a.m.. Cpnncll Chambers. $Lamb Floor, Renton City half, 1055 . th Grady Way. R4 Man. N you are inlerested in atl,nding the hearing. plea'¢ contact the Develerme it services Lnvlsion to ensue{ has the hearing has not been rescheduled at (42514-24-7282 !r comments cannot be mbmltted In went,{ by the date Indicated otic-, you may still appear at the hearing and p—em your comments an the proposal before the Nearing Eonhher IfV.o have questions armor this proposal, or .;ah to be made a party of record and rete we addi ...I hformaLlon by all. please contact the Pini—manager. Anyone who submits written mmil M11 automatically Inatome a party of record and will be noti Red aF any dallier, on this project. CONTACT PERSON: Racale Timmons, Associate Planner; Tel: 1425) 430.7219; Erol: rtlmmans@reritonwa.gov PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION �4 = p TEFL irk u, ,;-•�,.`: 'j• ..,. �PelvtpN:AY.Eno as THE cuxvl:, �a 0 City aF ji . 1 NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON -SIGNIFICANCE -MITIGATED (DNS -M) GATE: January 7, 2011 LANO D5E NUMBER: LUA10o90, ECF, PP PROJECT NAME: Olymcosvilli Predminary Plat PROJECT DESCRIPTION: The applicant Is req,il llrlg Preliminary plat approval and Emin-mental ISEPAI Reelew'or the subdivision of an uITting 677 are parcel Into 31 lot, let the fulurl cnnstructl— pl single family d­7h. proiecl mi Is Ili Wilhin the Residenlla{ - 4 ll dwe;ling tmil, per tore ineing d,atraldCn- The proposed Ines will ranee In size From 5.561 square feet in area to 3,706 square leet- Aocel. W the lots would Se prolided.la e—holm, miPl NE ii—Willy, connerling to Nile Ave NE. The applicant 1, proposing 6tintring for Lots 1-5. due ti, eshting road alignments aid :6tical ares. on alta, whereby I drrrlopment standards can he applied. The site romalm , category 2 and Category 3 wltiand. The appllcanl b proposing t, fill the smaller Category 3 wadiTd. M30gatlon Is proproad in the form of the aeation of raw wetland adjacent to the larger Calizi 2 wetland In addition to berrer enhancement. PROJECT LOCATION: Ila, 14e Avenue N£ OPTIONAL DETERMINATION OF NON-SIGNIFICAPICtE, MITIGATED IONS-Mj: As the Lead Agency. the Nry of Renton has determined that signi!Icant mofe,,mi impacts ere unlikely to result From the proposed project- ThenFore. a. permltced are the RCN 43.21[.110, the City or Perlin Is using the Optional ON5-M process to Inotice that a DNS - M is alinly, iq be Isol Comment periods for the prpleof and the proposed Cli a integrated Imo a single cirrimal period. There will be no comment period tolliti the Ls.uar,ce of the Ttral ld Delermination of Non SIgNRcance.MiNRated {DNS�MJ. A S4 -day appeal perlad 411 fallow the IS'W nce Ct the DNSM. PERMIT APPLICJ.TION DAT[: December 72, 2010 NOTICE OF COMPLETE APPUCb TION: January 7. 2011 APPLICANT/PROJECT CONTACT PERSON: Wil FlAbelner, Flnbel., De.alapini 12011 Bel -Rad Road ii Bellew., WA halos; Eml: billf@IMgbeinerd—I.I himt.rnm Plimiloil low Requeeted: Enelro—i(SEPAI Ravlew, Prallmlmary Plat approval all Perrnila which may he requleed: Building and Conetroegnn Parini Beque.tad Sbadlea: Welland SAbdy and Dralruge Real Loratll where applicitlan mar, be renewed. Depanrnent of Cpmmo it a E-namk Development i Itaknning ol.blon, Sixth Flaor Renton City Hall, 1055 South Grady Way, flim. WA 91 PUBLIC NEARING:�j hllc hearine Es hn[a0v¢!. s[hltlNedlpr Mam_ja] 2011 before [he Rer,mr, Nearin[ E.aminer In Ramon Cauncll Chambers floor Hearings begin at 9:DD a.m. on the 7th r of the new Raman City Nall locatad at 1055 South Grady way IF ypa would Ilk, al be made a party of record tc receive Arher aemcermitum on this proposed pr lea. complete this Fpem and return to: Gty or Seri CEO - Panning Division, 1055 SO - Geady Way, Renton, WA 96057. N.,mil le Nu.: Olympus Will preliminary PhULUA10-090, ECF, PP NAME —T MAILING ADDRESS: TELEPHONE NO: CERTIFICATION I,iL hereby certify that --�3 copies of the above document were posted in conspicuous places or nearby a descrl ed property o Date: Signe Signe STATE OF WASHINGTON ) Ss COUNTY OF KING ) I certify that I know or have satisfactory evidence that 3) c:ji t- ex -ii, 1AV t\ s ori signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. D ••.ouvilklill Olj s`g eNotary Public in and for the State of Washington T= .40 so A r • V.. Notary (Print):er A �rara �, My appointment expires: 0 0 CITY OF RENTON DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT - PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 7th day of January, 2011, 1 deposited in the mails of the United States, a sealed envelope containing Acceptance Letter, NOA, Environmental Checklist, Site Plan documents. This information was sent to: Name Representing Agencies See Attached Bill Finkbeiner Contact/Applicant Robert Anderson & Gale Miner Owners 300' Surrounding Property Owners - NOA only See attached (Signature of Sender): STATE OF WASH INGTO COUNTY OF KING I certify that I know or I signed this instrument Q11M u...,..,...b. u ,� �.. w. ,.,�, -••--_-_..__. , ___ _ _. _. _ mentioned in the instrument. Dated: J'3tti 1f Notary is in and for the State of Washington Notary (Print): My appointment expires: Project Name: Olympus Villa Preliminary Plat Project Number: LUA10-090, ECF, PP template - affidavit of service by mailing 0 0 City of NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON -SIGNIFICANCE -MITIGATED (DNS -M) DATE: January 7, 2011 LAND USE NUMBER: LUA10-090, ECF, PP PROJECT NAME: Olympus Villa Preliminary Plat PROJECT DESCRIPTION: The applicant is requesting Preliminary Plat approval and Environmental (SEPA) Review for the subdivision of an existing 6.72 acre parcel into 11 lots for the future construction of single family residences. The project site is located within the Residential - 4 (R-4) dwelling units per acre zoning designation. The proposed lots would range in size from 5,563 square feet in area to 8,705 square feet. Access to the lots would be provided via extension oPasco PI NE eventually connecting to Nile Ave NE. The applicant is proposing clustering for Lots 1-5, due to existing road alignments and critical areas on site, whereby R-8 development standards can be applied. The site contains a Category 2 and Category 3 wetland. The applicant is proposing to FP the smaller Category 3 wetland. Mitigation is propsoed in the form of the creation of new wetland adjacent to the larger Category 2 wetland in addition to buffer enhancement. PROJECT LOCATION: 12xx 148" Avenue NE OPTIONAL DETERMINATION OF NON -SIGNIFICANCE, MITIGATED (DNS -M): As the Lead Agency, the City of Renton has determined that significant environmental impacts are unlikely to result from the proposed project. Therefore, as permitted under the RCW 43.21C.110, the City of Renton is using the Optional DNS -M process to give notice that a DNS - M is likely to be issued. Comment periods for the project and the proposed DNS -M are integrated into a single comment period. There will be no comment period following the issuance of the Threshold Determination of Non - Significance -Mitigated (DNS -M), A 14 -day appeal period will follow the issuance of the DNS -M. PERMIT APPLICATION DATE: December 22, 2010 NOTICE OF COMPLETE APPLICATION: January 7, 2011 APPLICANT/PROJECT CONTACT PERSON: Bill Finkbeiner, Finbeiner Development; 12011 Bel -Red Road 6206; Bellevue, WA 98005; Eml: billf@finkbeinerdevelopment.com Permits/Review Requested: Environmental (SEPA) Review, Preliminary Plat approval Other Permits which may be required: Building and Construction Permits Requested Studies: Wetland Study and Drainage Report Location where application may be reviewed: Department of Community & Economic Development {CED} — Planning Division, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA 98057 PUBLIC HEARING: Public hearing is tentatively scheduled for March 1. 2021 before the Renton Hearing Examiner in Renton Council Chambers. Hearings begin at 9:00 a.m. on the 7th floor of the new Renton City Hail located at 1055 South Grady Way. 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 So. Grady Way, Renton, WA 98057, Name/File No.: Olympus Villa Preliminary Plat/LUA10-090, ECF, PP NAME: MAILING ADDRESS: TELEPHONE NO.: 0 0 CONSISTENCY OVERVIEW: Zoning/Land Use: The subject site is designated Residential -4 dwelling units per acre (R-4) on the City of Renton Comprehensive Land Use Map and Residential Low Density IRLD} on the City's Zoning Map. Environmental Documents that Evaluate the Proposed Project: Environmental (SEPA) Checklist Development Regulations Used For Project Mitigation: The project will be subject to the City's SEPA ordinance, RMC 4-2-110A and other appiicabie codes and regulations as appropriate. Proposed Mitigation Measures: The following Mitigation Measures will likely be imposed on the proposed project. These recommended Mitigation Measures address project impacts not covered by existing codes and regulations as cited above. • The applicant will be required to pay the appropriate Transportation Mitigation Fee; • The applicant will be required to pay the appropriate Fire Mitigation Fee; and The applicant will be required to pay the appropriate Parks Mitigation Fee. Comments on the above application must be submitted in writing to Rocaie Timmons, Associate Planner, CED — Planning Division, 1055 South Grady Way, Renton, WA 98057, by 5:00 PM on January 21, 2011. This matter is also tentatively scheduled for a public hearing on March 1, 2011, at 9:00 a.m., Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton. If you are interested in attending the hearing, please contact the Development Services Division to ensure that the hearing has not been rescheduled at (425) 430-7282. If comments cannot be submitted in writing by the date indicated above, you may still appear at the hearing and present your comments on the proposal before the Hearing Examiner. If you have questions about this proposal, or wish to be made a party of record and receive additional information by mail, please contact the project manager. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. CONTACT PERSON: Rocale Timmons, Associate Planner; Tel: (425) 430-7219; Eml: rtimmons@rentonwa.gov PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION I Wup ms`s �anr°�'. i;. s,ci +sr 0 AGENCY (DOE) LETTER MAILING (ERC DETERMINATIONS) Dept. of Ecology * WDFW - Larry Fisher* Muckleshoot Indian Tribe Fisheries Dept. " Environmental Review Section 1775 12th Ave. NW Suite 201 Attn: Karen Walter or SEPA Reviewer PO Box 47703 Issaquah, WA 98027 39015-172 nd Avenue SE Olympia, WA 98504-7703 Auburn, WA 98092 WSDOT Northwest Region * Duwamish Tribal Office * Muckleshoot Cultural Resources Program Attn: Ramin Paxooki 4717 W Marginal Way SW Attn: Ms Melissa Calvert King Area Dev. Serv., MS -240 Seattle, WA 98106-1514 39015 172"d Avenue SE PO Box 330310 Auburn, WA 98092-9763 Seattle, WA 98133-9710 US Army Corp. of Engineers * KC Wastewater Treatment Division * Office of Archaeology & Historic Preservation" Seattle District Office Environmental Planning Supervisor Attn: Gretchen Kaehler Attn: SEPA Reviewer Ms. Shirley Marroquin PO Box 48343 PO Box C-3755 201 S. Jackson ST, MS KSC-NR-050 Olympia, WA 98504-8343 Seattle, WA 98124 Seattle, WA 98104-3855 Boyd Powers * Depart. of Natural Resources PO Box 47015 Olympia, WA 98504-7015 KC Dev. & Environmental Serv. City of Newcastle City of Kent Attn: SEPA Section Attn.- Steve Roberge Attn: Mr, Fred Satterstrom, AICP 900 Oakesdale Ave. SW Director of Community Development Acting Community Dev. Director Renton, WA 98055-1219 13020 Newcastle Way 220 Fourth Avenue South Newcastle, WA 98059 Kent, WA 98032-5895 Metro Transit Puget Sound Energy City of Tukwila Senior Environmental Planner Municipal Liaison Manager Steve Lancaster, Responsible Official Gary Kriedt Joe Jainga 6200 Southcenter Blvd. 201 South Jackson Street KSC-TR-0431 PO Box 90868, MS: XRD-01W Tukwila, WA 98188 Seattle, WA 98104-3856 Bellevue, WA 98009-0868 Seattle Public Utilities Real Estate Services Attn: SEPA Coordinator 700 Fifth Avenue, Suite 4900 PO Box 34018 Seattle, WA 98124-4018 *Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and cities will need to be sent a copy of the checklist, Site Plan PMT, and the notice of application. template - affidavit of service by mailing 1023059021 1023059023WEST EAST RENTON LLC 1023059189 CAM WEGNER BRETT+MARY K CAM MERIC CAMPBELL RICK BURNSTEAD CONSTRUCTION 665 NILE AVE NE 5605 NE 7TH PL RENTON WA 98059 9720 NE 120TH PL #100 RENTON WA 98059 KIRKLAND WA 98034 1023059259 1023059368 1123059002 POWERS JACK M+DENISE T RICK BURNSTEAD CONSTRUCTION SHENK DAVID 703 NILE AVE NE 11980 NE 24TH ST #200 702 NILE AVE NE RENTON WA 98059 BELLEVUE WA 98005 RENTON WA 98059 1123059010 1123059032 1123059034 JOHNSEINE ROBERT A FAEHNRICH JARROD+MELANIE ELLIOTT TIMOTHY A+BARBARA 764 NILE AVE NE 751 ORCAS AVE NE 5735 NE STH ST RENTON WA 98059 RENTON WA 98059 RENTON WA 98059 1123059035 1123059038 1123059039 COLEMAN DION P CHILDS RITA KRISTINE WOO RAYMOND 5821 NE 8TH ST 764 NILE AVE NE 14404 SE 87TH ST RENTON WA 98059 RENTON WA 98059 NEWCASTLE WA 98059 1123059040 1123059049 1123059053 WELLS BRENTON T NEWHART MANFRED & MARTA HOOVER RODDIE 5865 NE 8TH ST 5841 NE 8TH ST 758 NILE AVE NE RENTON WA 98059 RENTON WA 98059 RENTON WA 98059 1123059061 1123059065 1123059066 WOO RAYMOND ANDERSON ROBERT HILLS WALTER W 764 ORCAS AVE NE PO BOX 353 763 ORCAS AVE NE RENTON WA 98059 MAPLE VALLEY WA 98038 RENTON WA 98059 1123059068 1123059071 1123059077 NEWMAN JON+LINDA CHILDS KEITH L+RITA K MITCHELL FLORENCE 8070 LANGSTON RD S 12004 148TH AVE SE PO BOX 2374 SEATTLE WA 98178 RENTON WA 98056 RENTON WA 98056 1123059084 1123059086 1123059087 DHALIWAL MAJOR+BRAR BHUPIND LAWLESS LEE LOUIS WINTERMYER EDWARD 12202 148TH AVE SE 757 ORCAS AVE NE 12050 148TH AVE SE RENTON WA 98059 RENTON WA 98059 RENTON WA 98059 1123059092 5214500770 5214510020 JOHNSEINE ROBERT A MAUREEN HIGHLANDS HOA INC LOCKE WESLEY+M SUSANNE C 684 NILE AVE NE C/O BRINK PROP MGMT 656 ROSARIO PL NE RENTON WA 98059 11555 SE STH ST #130 RENTON WA 98059 BELLEVUE WA 98004 5214510030 5214510040 5214510050 CHUNG KAYU+CARRIE KOPERSKI OJERIO ALBERT M+AMIE I PARMAR CHETAN N+GEETA YADAV 662 ROSARIO PL NE 668 ROSARIO PL NE 674 ROSARIO PL NE RENTON WA 98059 RENTON WA 98059 RENTON WA 98059 5214510060 MCINTYRE BRANDEN 702 ROSARIO PL NE RENTON WA 98059 5214510090 KITCHEN MONICA R+MICKEL C+T 713 SHADOW AVE NE RENTON WA 98059 5214510120 PLUNTZE JANET E+GHOLSTON JE 677 SHADOW AVE NE RENTON WA 98059 5214510170 KRAIL ROBERT J 651 ROSARIO PL NE RENTON WA 98059 5214510200 FLETCHER MINA L+WILLIAM V 667 ROSARIO PL NE RENTON WA 98059 5214510230 DEAVENPORT TRACEY 703 ROSARIO PL NE RENTON WA 98059 9 5214510070 CHISM BILL+ANNA 708 ROSARIO PL NE RENTON WA 98059 5214510100 MENGUITA VOLTAIRE C+MYLAINE 707 SHADOW AVE NE RENTON WA 98059 5214510130 AGUILA ALEXIS C+MICHELLE P 671 SHADOW AVE NE RENTON WA 98059 5214510180 CUNNINGHAM ROBERT G+JOANNA 657 ROSARIO PL NE RENTON WA 98059 5214510210 FAN STEVE T 673 ROSARIO PL NE RENTON WA 98059 5214510240 A PRATHER ANDREW M+DINAH M 709 ROSARIO PL NE RENTON WA 98059 5214510260 BOUVIER KENNETH D+CHRISTINA 721 ROSARIO PL NE RENTON WA 98059 5214510290 HUYNH JASON T 6122 NE 7TH PL RENTON WA 98059 5214520020 NADOYAN KLAVDIYA 769 ROSARIO PL NE RENTON WA 98059 5214510270 MILLS CARMON 751 ROSARIO PL NE RENTON WA 98059 5214510300 HONG KHA H+UT T PHAN 6128 NE 7TH PL RENTON WA 98059 5214520030 KOUZMANOV NIKOLAY+DRINGOVA 775 ROSARIO PL NE RENTON WA 98059 5214510080 LAM YU KEI+CINDY FANG 692 ROSARIO PL NE RENTON WA 98059 5214510110 WONG KENNETH 701 SHADOW AVE NE RENTON WA 98059 5214510140 TRAN KENNEDY+KIM DINH 665 SHADOW AVE NE RENTON WA 98059 5214510190 HAMMOND ANDREW C+KRISTI 663 ROSARIO PL NE RENTON WA 98059 5214510220 ZAMORA FABIO A JR+LENNIE MA 679 ROSARIO PL NE RENTON WA 98059 5214510250 CURRAN KERRY M+ZHAO XIA 715 ROSARIO PL NE RENTON WA 98059 5214510280 BENJAMIN MARIA C 757 ROSARIO PL NE RENTON WA 98059 5214520010 HAMMOND RYAN+WANG YANXIN 763 ROSARIO PL NE RENTON WA 98059 5214520040 VISWANATHAN CLEMENT E+ADLIN 6200 NE 7TH CT RENTON WA 98059 5214520180 5214520190 7708201180 TRAN TIMOTHY SHANE MARK R+TANYA M PALANCHUK GEORGIY&NATALYA 6129 NE 7TH CT 6123 NE 7TH CT 715 NILE AVE NE RENTON WA 98059 RENTON WA 98059 RENTON WA 98059 0 0 9477930150 9477940160 9477940170 BEYAZ LEYLA DEA ROGER HARRIS MICHAEL J+VALERIE K 631 QUINCY AVE NE 652 PASCO PL NE 658 PASCO PL NE RENTON WA 98059 RENTON WA 98059 RENTON WA 98059 9477940180 CREWS RICHARD E+NORMA R 5920 NE 7TH ST RENTON WA 98059 9477940210 HU HONGGANG 677 PASCO PL NE RENTON WA 98059 9477940190 PANG TUREN 5914 NE 7TH ST RENTON WA 98059 9477940220 CHAN LOUISE YIN LEE 671 PASCO PL NE RENTON WA 98059 9477940200 TSE CHUN HING 5908 NE 7TH ST RENTON WA 98059 9477940230 LU DAT H+CHIEM MY THU 665 PASCO PL NE RENTON WA 98059 9477940240 9477940250 9477940540 BALZER ]ERRY R+DEASON 30LI S RACINE MARC A+KIMBERLY G WINDWOOD HOMEOWNERS ASSOC 659 PASCO PL NE 653 PASCO PL NE PO BOX 3506 RENTON WA 98059 RENTON WA 98059 RENTON WA 98056 Denis Law Mayor City L Department of Community and Economic Development January 7, 2011 Alex Pietsch, Administrator Bill Finkbeiner Finkbeiner Development 12011 Bel -Red Road #206 Bellevue, WA 98005 Subject: Notice of Com plete Application Olympus Villa Preliminary Plat, LUA10-090, ECF, PP Dear Mr. Finkbeiner: The Planning Division of the City of Renton has determined that the subject application is complete according to submittal requirements and, therefore, is accepted for review. It is tentatively scheduled for consideration by the Environmental Review Committee on January 31, 2011. Prior to that review, you will be notified if any additional information is required to continue processing your application. In addition, this matter is tentatively scheduled for a Public Hearing on March 1, 2011 at 9:00 a.m., Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton. The applicant or representative(s) of the applicant are required to be present at the public hearing. A copy of the staff report will be mailed to you prior to the scheduled hearing. Please contact me at (425) 430-7219 if you have any questions. Sincerely, Roc le Timmons As ociate Planner cc: Robert Anderson & Gale Miner/ owner(s) Renton City Hall • 1055 South Grady way • Renton, Washington 98057 • rentonwa.gov dir City of Renton LAND USE PERMIT, .f MASTER -APPLICATI011"lli PROPERTY OWNER(S) NAME: Robert Anderson and Gale Miner ADDRESS: 13607 4615' Ave SE CITY: North Bend ZIP: 98045 TELEPHONE NUMBER: APPLICANT (if other than owner) NAME: Bill Finkbeiner COMPANY (if applicable): ADDRESS: 12011 Bel —Red Road, Suite 206 CITY: Bellevue ZIP: 98005 TELEPHONE NUMBER: 425.454.7777 CONTACT PERSON NAME: Bill Finkbeiner COMPANY (if applicable): ADDRESS: CITY: ZIP: TELEPHONE NUMBER AND EMAIL ADDRESS: PROJECT INFORMATION PROJECT OR DEVELOPMENT NAME: Olympus Villa PROJECTIADDRESS (S)/LOCATION AND ZIP CODE: 12xxx 1481h Ave NE, Renton 98059 KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): 1123059065 EXISTING LAND USE(S): Vacant PROPOSED LAND USE(S): 11 lot residential plat EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: RLD (Residential Low Density) PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable) EXISTING ZONING: R4 PROPOSED ZONING (if applicable): SITE AREA (in square feet):�� , SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE DEDICATED: y_g, SQ FT SQUARE FOOTAGE OF PRIVATE ACCE=SS EASEMENTS: 11 6/0 5ck FT PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET ACRE (if applicable) ;t.6 units/acre NUMBER OF PROPOSED LOTS (if applicable) 11 NUMBER OF NEW DWELLING UNITS (if applicable): t I CAI)ocuments and Settingslthollenbeck\L.ocal Settingffemporary Internet FileSlContent.OutlooklZ4LW2MVR1Aiiderson Miner masterapp.doc - I - PR CT INFORMA1 NUMBER OF EXISTING DWELLING UNITS (if applicable): 0 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): NET FLOOR AREA ON NON-RESIDENTIAL BUILDINGS (if applicable): NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): is ION (continued) PROJECT VALUE: + LL - IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): ❑ AQUIFIER PROTECTION AREA ONE ❑ AQUIFIER PROTECTION AREA TWO ❑ FLOOD HAZARD AREA sq. ft. ❑ GEOLOGIC HAZARD sq. ft. ❑ HABITAT CONSERVATION sq. ft. ❑ SHORELINE STREAMS & LAKES sq. ft. 6ya=0 WETLANDS aprox iE sq. ft. LEGAL DESCRIPTION OF PROPERTY Attach legal description on separate sheet with the following information included SITUATE IN THE _SW_ QUARTER OF SECTION _11_, TOWNSHIP _23_, RANGE _5_, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON TYPE OF APPLICATION & FEES List all land use applications being applied for: 1. Pi _6i-1 A41, ,"e- y 1 ''kj T 3. 2.Nl%e DNS-rENTA Staff will calculate applicable fees and postage: $ -54°'�9 4. AFFIDAVIT OF OWNERSHIP I, (Print Namels) (fi 1 I�fASf_4 L_ MtYO—A , declare under penalty of perjury under the laws of the State of Washington that I am (please check one) tf the current owner of the prop for a corporation (please attach proof of authorization) and that the foregoing in all respects true and correct to the best of my knowledge and belief. I ce sigr involved in this application or the authorized representative to act ements and answers herein contained and the information herewith are �F1 know or have sfactory eviden - sinstrument and c le i to is�/h�e+r�/thLe,ir free and vo un ar uses and pur. o a nti ed it th �Fb( &Lt. HOLLENBECK STATE OF WASHINGTON jr / NOTARY PUBLIC btic in a f to a of was inMynC4MMIS5ION EXPIRES -26-14 Notary(Print) fes` L L "" My appointment expires: C:1Documents and SettingslthollenbecfilLocal settingslTemporary Internet FiieslContell t.OutlookVALW2MVR1Anderson Miner masterapp.doc - 2 - 41 PREAPPLICATION MEETING FOREST HILLS PLAT NE 7th Place & Pasco Avenue NE CITY 4F RENTON Department of Community and Economic Development' Current Planning Division PREI O-033 September 09, 2010 Contact Information: Planner Rocale Timmons Phone: 425.430.7219 Public Works Reviewer: Kayren Kittrick Phone: Fire Prevention Reviewer: Dave Pargas Phone: 425.430.7023 Building Department Reviewer: Craig Burnelf Phone: 425.430.7290 Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before making all of the required copies. The pre -application meeting is informal and non --binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision -makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community and Economic Development Administrator, Public Works Administrator and City Council). w y a i CITY OF RENTON ' FIRE PREVENTION BUREAU 'NTo/� MEMORANDUM DATE: September 9, 2010 TO: Rocale Timmons, Associate Planner FROM: Corey Thomas, Plans Review Inspector SUBJECT: Preliminary Comments for Forest Hill Short Plat 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. A water availability certificate is required from King County Water District 90. 2. 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. 3. City street standards do not allow dead end streets that exceed 700 -feet in length. Secondary emergency access is required as this proposed plat greatly exceeds 700 - feet. Dead end streets between the lengths of 300 and 700 -feet require full cul-de- sac turnaround with a minimum of 90 -foot diameters. All fire access roadways are required to be a minimum of 20 -feet wide with 25 -foot inside and 45 -foot outside turning radius. CT:ct foresthillsp f ty of DEPARTMENT OF COMMUNITY ���e AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: September 1, 2010 TO: Rocale Timmons, Planner FROM: Arneta Henninger, Plan Reviewer 4W SUBJECT: Forest Hills Plat Nile Ave NE & NE 7th PI & Pasco PI NE - Parcel #117-3059065 PRE 10-033 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. have completed a preliminary review for the above -referenced 11 lot plat proposal located in the vicinity of Nile Ave NE, NE 7th PI & Pasco PI NE all in SW % of Sect. 11, Twp 23N Rng 5 E. The following comments are based on the pre -application submittal made to the City of Renton by the applicant. WATER: • This site is located in the Water District 90 water service boundary. A water availability certificate is required from King County Water District 90. • This site is not located in the Aquifer Protection Zone. • The project will need to provide domestic service and fire service to serve the proposed development. • Per the City Fire Marshal, the preliminary 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. Lateral spacing of fire hydrants is predicated on hydrants being located at street intersections. SANITARY SEWER: There is an existing S" sanitary sewer main Pasco PI NE. See City of Renton engineering plans # S-2790 for the as -built. Forest Hills Plat Page 2 of 2 September 1, 2010 • The proposed project needs to show how they propose to serve the new development with sanitary sewer service to all of the lots. • The proposed development will be required to install a sewer main in Pasco PI NE extended to the north property line, and a sewer main extended to the west, the full length of the roadway. The Sanitary Sewer System Development Charges are based on the size of the (each and all) domestic water meter(s). These fees are collected at the time a construction permit is issued. STREET IMPROVEMENTS: • Street improvements including curb, gutter, sidewalk, and paving will be required to be installed on Nile Ave NE across the full frontage of the parcel being developed. • The project needs to provide right-of-way vehicular access, from Nile Ave NE through the plat to Pasco Ave NE, with curb, gutter, and sidewalk. • Street lighting will be required to be installed. • 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 plat as a condition of the plat_ • 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 public works inspector prior to recording the plat. STORM DRAINAGE: • There are existing storm drainage facilities in Pasco PI NE. See drawing # R-2790. • A conceptual drainage plan and report is required to be submitted with the formal application for the plat. The project will be required to verify that the existing storm drainage system meets the criteria of the proposal. A drainage control plan designed per the City of Renton Amendments to the King County Surface Water Manual 2009 is required. • The conceptual storm drainage plan needs to address how the roof runoff from the new lots will be handled. • 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 will be additional fees for water service related expenses. See Drafting Standards_ 0 DEPARTMENT OF COMMUNITY 11111 rocityof AND ECONOMIC DEVELOPMENT ------------ Q M E M Q R A N D U M DATE: September 9, 2010 TO: Pre -Application File No. 10-033 FROM: Rocale Timmons, Associate Planner SUBJECT: Forest Hills Plat (PRE10-033) 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_ ov Project Proposal: The subject property is located on the east side of Nile Ave NE just north of NE 6th St at the termination of the Pasco PI NE. The project site totals 6.65 acres (289,674 square feet) in area and is zoned Residential -4 dwelling units per net acre (R-4). The proposal is to subdivide the vacant parcel into 11 single family lots and two tracts for drainage and a native growth protection easement. Proposed Lots 1-10 would be accessed via an extension of Pasco PI NE with an east/west connection that terminates in a hammerhead turnaround. Lot 11 is proposed to be accessed directly from Nile Ave NE. Category 2 and 3 wetlands have been identified on the subject property_ Current Use: Vacant. Zoning: Small lot clusters of up to a maximum of fifty lots are allowed within the R-4 zone, when at least thirty percent of the site is permanently set aside as "significant open space." Such open space shall be situated to act as a visual buffer between small lot clusters and other development in the zone. It appears that more than thirty percent of the site is permanently set aside as "significant open space". The applicant will need to adequately demonstrate that the proposed "significant open space" acts as a visual buffer between the small lot cluster and other development in the zone. Development Standards: The project would be subject to RMC 4-2-110A, "Development Standards for Single Family Zoning Designations" effective at the time of complete application (noted as "R-4 standards" herein). A copy of these standards is included herewith. h:\ced�planning\current planning�preapps\10-033.rocale\1"33 (r4 11 -lot cluster wetlands).doc Forest hills, PRE10-033 Page 2 of 4 September 4, 2010 Type of StandardJ_ Minimum Standard Proposed Density Minimum Density Minimum Density. none 4.00 du/ac Maximum Density Maximum Density 4 du/ac Lot Standards Lot Size 8,000 sq ft, except for small lot clusters then Not Applicable 4,500 sq ft Lot Width 70 ft for interior lots and 80 ft for corner lots, Not Applicable except for small lot clusters then 50 ft for interior lots and 60 ft for corner lots. Lot Depth 80 ft, except for small lot clusters then 65 ft. Not Applicable Setbacks Min Front Yard 30 ft, except for small lot clusters then 15 ft. Not applicable Unit with Alley Access Garage: The front yard setback of the primary structure may be reduced to 20 ft. if all parking is provided in the rear yard of the lot with access from a public right-of-way or alley; 10 feet for small lot clusters. Side Yard 5 ft Not applicable Rear Yard 25 ft, except 20 ft is allowed in small lot clusters. Not applicable Side Yard Along -A- 20 ft except 15 ft is allowed in small lot clusters. Not applicable Street Building Standards Building Coverage 35 % for lots greater than 5,000 sq ft or 2,500 sq Not applicable Ratio ft., whichever is greater. 50% for lots 5,000 sq ft or less. Maximum Impervious 55% Not applicable Area Height 30 ft Not applicable Landscaping On -Site Street 10 ft Unknown Frontage *Except for walk and driveways. Tree Retention 30 % of significant trees Unknown Density Requirements —The maximum density for this property would be 4.0 dwelling units per net acre (du/ac). 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. The proposal or 11 residential units on the 254,267 square foot (5.837 acre) site arrives at a net h:\ced\planning\current planning\preapps\10-033.rocale\10-033 (r411 -lot clusterwetlands).doc Forest hills, PRE10-033 Page 3 of 4 5epternber 9, 2010 density of 4.0 du/ac (11 lots / 2.751 acre = 3.998 du/ac), with deductions for critical areas and proposed access. The proposal falls within the permitted density range for the R-4. Minimum Lot Size, Width and Depth — The proposal appears to comply with the lot size, width and depth requirements of the zone if the applicant can demonstrate compliance with the criteria for cluster developments. Setbacks -- The setbacks for the new residences would be verified at the time of building permit. Lot Coverage — The proposal's compliance with the lot coverage standards would be verified at the time of building permit review. Hem — The proposal's compliance with the height standards would be verified at the time of building permit review. 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. Tree requirements for plats includes at least two (2) trees of a City approved species with a minimum caliper of 1 % inches per tree must be planted in the front yard or planting strip of every lot prior to building occupancy. A conceptual landscape plan must be provided with the formal land use application as prepared by a registered Landscape Architect, a certified nurseryman or other certified professional. All landscaped areas must either be comprised of drought resistant vegetation or irrigated. Please refer to landscape regulations (RMC 4-4-070 and RMC 4-4-080F.7) for further general and specific landscape requirements (enclosed). Access/Parking: City street standards prohibit dead end streets that exceed 700 -feet in length. Secondary emergency access is required as access for the proposed plat exceeds 700 -feet. Staff would consider a proposal to fill the small Category 3 wetland located on the western portion of the site, in order to provide secondary access from Nile Ave NE. Mitigation for the filling of the smaller wetland would be required to include appropriate wetland creation adjacent to the larger wetland, on the eastern portion of the site, along with enhancement to the existing wetland and its buffer. The applicant is required to develop all internal streets to the Limited Residential Standard(RMC 4-6-060), including curb, gutter, sidewalk, and paving (see enclosed). Each unit is required to accommodate off street parking for a minimum of two vehicles. Garages and carports must provide a minimum of 24 ft. of back -out room, either on site or counting improved alley surface or other improved right-of-way surface. The applicant will be required at the time of formal land use application to provide detailed parking information. Significant Tree Retention: If significant trees (greater than 6 -inch caliper) are proposed to be removed a tree inventory and a tree retention plan along with a tree retention worksheet shall be provided with the formal land use application. The tree retention plan must show preservation of at least 30 percent of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained. If the trees cannot be retained, they may be replaced with minimum 2 inch caliper trees at a ratio of six to one. h;\ced\planning\current plan ning\preapps\10-033_rocale\10-033 (r4 11 -lot cluster wetlands).doc Forest hills, PPE10-033 Page 4 of 4 September 9, 2010 Critical Areas: The site appears to contain wetlands. A wetland report delineating and classifying the wetland is required to be submitted with the formal land use application. Secondary review of the wetland report may be required by one of the individuals listed on the attached roster at the applicant's expense. All critical areas and buffers are required to be placed in a Native Growth Protection Easement (NGPE). Environmental Review: Environmental (SEPA) Review would be required for the project. SEPA review is required for projects ten lots/tracts or greater, or on sites that contain critical areas. Permit Requirements: The project would require Preliminary Plat review and Environmental (SEPA) Review. With concurrent review of these applications, the process would take an estimated time frame of 12 weeks. After the required notification period, the Environmental Review Committee would issue a Threshold Determination for the project. When the required two-week appeal period is completed, the project would go before the Hearing Examiner. Once the Hearing Examiner issues a decision a two-week appeal period will commence. The fee for the Preliminary Plat is $4,000.00 and the fee for Environmental Review is $1,000.00. The applicant will be required to install a public information sign on the property. Detailed information regarding the land use application submittal requirements is provided in the attached handouts. Once Preliminary Plat approval is obtained, the applicant must complete the required improvements and dedications, as well as satisfy any conditions of the preliminary approval before submitting for Final Plat review. Once final approval is received, the plat may be recorded_ The newly created lots may only be sold after the plat has been recorded_ Once the preliminary plat application materials are complete, the applicant is encouraged to have one copy of the application materials pre-screened at the &"' floor front counter prior to submitting the complete application package. Fees - In addition to the fees for review of the fand-use, construction and building permits, the fees would be required prior to the recording of the plat. • A Transportation Mitigation Fee based on $75.00 per each new average daily trip attributable to the project; • A Fire Mitigation Fee based on $488.00 per new single-family lot; • Parks Mitigation Fee based on $530.76 per new single family lot; and • School Mitigation Fee based on $6,310.00 per new single family lot. A handout listing all of the City's Development related fees in attached for your review. Expiration - Upon preliminary approval, the preliminary plat approval is valid for five years with a possible one-year extension if requested in writing prior to the expiration. h_\ced\planning current planning\preapps\10-033_rocale\10-033 (r4 11 -lot cluster wetlands).doc PLANNING DIVISION WAIVROF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS This requirement may be waived by: 1. Property Services Section PROJECT NAME 2. Public Works Plan Review Section 3_ BuildingSection DATE: 1-2-11' f `� 4. Planning Section Q:IWE B%PW%aEVSERVIForms%Planning%waiverofsubmittalregs.xls 02108 ! PLANNING DIVISION WAIVER OF SUBMITTAL REQUIR MENTS FOR LAND USE APPLICATIONS This requirement maybe waived by: 1. Property Services Section 2. Public Works Plan Review Section I Building Section 4. Planning Section PROJECT NAME:'E`����1 DATE: G T QAWEBTWIDEVSERV1FormslPlanninglwaiverofsubmittalregs.xls 02/08 Bill Finkbeiner From: "Rocale Timmons" <RTimmons@Rentonwa.gov> Date: Monday, November 01, 2010 9:50 AM To: "'Bill Finkbeiner"'<billf@finkbeinerdevelopment.com> Subject: FW: Waivers for PRE10-033 Rocale T. From: Arneta J. Henninger Sent: Monday, November 01, 2010 10:50 AM To: Rocale Timmons Subject: RE: Waivers for PRE10-033 iPage l of 2 Hi, sorry it took me so long_ Yes, I looked it over and I will waive the Geo & the Traffic Study. Arneta From: Rocale Timmons Sent: Tuesday, October 25, 2010 8:15 AM To: 'Bill Finkbeiner' Cc: Darrell Offe; Arneta J. Henninger Subject: RE: Waivers for PRE10-033 You will just want to bring a blank copy. However, I am not sure all will be waived. Arneta will need to waive the Geotech Report and Transpo Report. Everything else will be waived. Rocale T_ From: Bill Finkbeiner [ma iIto:biIIf@finkbeinerdevelopment.com] Sent: Monday, October 25, 2010 1:11 PM To: Rocale Timmons Cc: Darrell Offe Subject: Waivers for PRE10-033 Rocale, Thank you for taking the time to meet with Darrell Offe, Ed Sewall, and myself last Weds Oct 20th re the proposed Forrest Hills plat (PRE10-033). I know you are busy so I appreciate your time and willingness to get such quick answers to our questions. When we reviewed the submittal requirements checklist we discussed the materials that could be waived for our plats submittal. I've included that list below to make sure I have it right. - Draft legal documents - Rezone Variance Modification - Stream or Lake Study - Flood Hazard Data - Habitat Data Report 12/20/2010 Pro] ect Narrative for Proposed Olympus Villa When developed the proposed plat will create a quality residential neighborhood consisting of 11 single family lots with approximately 30% of the site set a side as open space. The project is located in what is now unimproved vacant land between Nile Ave NE and Pasco Place NE at NE 7th Street. The property is approximately 293,152 square feet (aprox 6.7 acres) and is zoned R- 4. The plat is designed to enhance the quality of life of residents by making the wetlands, open space, and storm detention tracts into amenities that can be enjoyed by the residents with viewing benches looking over the water quality pond. We are also proposing to enhance and expand wetlands buffers to improve their appearance from the road while enhancing the functionality of the wetland. The flow of the neighborhood is important to future residents and our neighbors to the South. There are some space constraints caused by the existing road connection (Pasco Pl. N.E.) and the Eastern wetland (Tract A). These constraints restrict this area to be developed in a normal R-4 layout, therefore we are proposing to utilize the clustering provisions within the code to provide a diverse make-up of housing in this development. Driving North on Pasco Place into this development, the houses and frontage will appear to be similar in size and quality. To accomplish this our layout shows lots 2-5 fronting the street and using shared access easements to allow for an `alley load' house plan. This plan gives a more attractive street view and more pedestrian friendly atmosphere while at the same time smoothing the transition from the plat and the neighborhood to the South whose lots are much smaller than the majority of our proposed lots. Lot 1 meets the width requirements within the R-4 zoning standards (70') but because of the constraint between the road and the wetland it is slightly less deep (96') providing for a lot size of 6,700 square feet. It has been included in the cluster because we believe the shorter depth will allow for full extension of the wetlands buffer while integrating nicely with the rest of the lots fronting the access street running West to East. To the future owners the lot will feel large because most of the back yard will be looking directly into the open space in Tract A, an open space that covers a large percentage of the plat area. Currently the site is flat and sparsely wooded with much of the area covered in shrubs and Himalayan blackberry. Soils are Alderwood gravely sandy loam, a moderately well drained soil. Due to the wet conditions of the Eastern part of the property much of the area will be deeded back to the city thus creating an effective density of 2.6 lots per acre. The neighborhood would take access both from Nile Ave and from Pasco Place NE allowing through access both for residents of this plat and from residents of the neighborhood to the South easier access onto Nile. The portion of the site fronting Nile Ave NE will be improved. Currently there are 95 trees on the site that are more than 6" in diameter, of those 15 are located within critical areas or their buffers and will be retained and 51 are located in the street or easement rights of way and must be removed. Of the remaining 29 trees we plan on removing 20 of them and replacing them with approximately 24 trees of a minimum 2" caliper. There are currently two wetlands located on the site. The smaller wetland is a Category III wetland (wetland B) is located inconveniently and blocks both the access road required by the City and also blocks the only logical point on the property that could be used for a stormwater facility. Because of these constraints and because the wetland meets the definition of `significantly disturbed' we are proposing to replace it with the stormwater facility and enhance and expand the much larger wetland to the East (wetland A). Specifically we are proposing to create 6,300 sq.ft. of new Category I1 wetland on the SouthWest side of the wetland A and to enhance the buffers around wetland A. Expanding and enhancing the larger wetland will ultimately exceed the value of wetland B for several reasons, first it replaces 150% of the wetland that is removed, second it replaces a Category III wetland with a higher quality Category II, and thirdly it expands a larger more valuable wetland than the smaller wetland in tract B. This enhancement will have long term benefits on surrounding areas as we remove a significant amount of invasive blackberry and replace them with native trees and shrubs thus decreasing the risk of the invasive species spreading to adjacent parcels. Cost of construction and future value of the lots created are impossible to determine because of fluctuations in the market, but given the large lot sizes and our dedication to quality development the neighborhood will be a net asset to the local area and serve to increase the market value of nearby homes. DENSITY r WORKSHEET City of Denton Development Services Division 1055 South Grady Way -Renton, WA 98055 Phone: 425-430-7200 Fax: 425-430-7231 1. Gross area of property: 1. s9I 3 , /5_a 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 T for net area 4. Divide line 3 by 43,560 for net acreage: 5. Number of dwelling units or lots planned: 6. Divide line 5 by line 4 for net density: 1191 square feet 10 10 square feet _ G q& 3J square feet 2. 10I, -4-6 6 square feet 3. ! 6 square feet 4. acres 5. % units/lots 6. = dwelling units/acre *Critical Areas are defined as "Areas determined by the City to be not suitable for development and which are subject to the City's Critical Areas Regulations including very high landslide areas, protected slopes, wetlands or floodways," Critical areas buffers are not deducted/excluded. ** Alleys (public or private) do not have to be excluded. R:IPWIDEVSERV1Forms\Planningldensity.doc Last updated: 11/OW2004 1 Construction Mitigation Description for Olympus Villa Plat The current market is chaotic and so setting an exact timeline for construction of the plat is difficult, although it is our hope to begin construction late spring or early summer of 2011 and be completed by fall of 2011. Applicant is currently in contract discussions with a construction company that has a record of working with neighborhoods and communities to reduce impact of their construction work. They will comply with all city codes and ordinances and will take measures to ensure there is a minimum impact on the local community. The location of the proposed road provides a buffer between most of the existing homes in the neighborhood and the location of the majority of the work. Hauling routes will most likely exit access directly onto Nile Ave NE. Mitigation measures will be used to ensure that a minimal amount of mud will be tracked onto any connecting roads. Construction workers will follow city ordinances to keep noise to a minimum and unless an extreme circumstance arises we have every reason to expect that the crews will work within the standard Sam to 5pm work hours Monday through Friday. Traffic control may be necessary during utility construction in and along Nile Ave NE. During that time flaggers and traffic control materials will be used to ensure safety of drivers and construction workers. Traffic mitigation will be up to city traffic standards and when feasible will be used outside of busy transportation hours both to maximize safety for drivers and construction workers and to minimize time delay impacts on drivers. 0 OLYMPUS VILLA ENVIRONMENTAL CHECKLIST Purpose of checklist: L-A The State Environmental Act (SEPA), chapter 43.210 RCW, requires all governmental agencies to consider the environmental impacts of a proposal before making decisions. An environmental impact statement (EIS) must be prepared for all proposals with probable significant adverse impacts on the quality of the environment. The purpose of this checklist is to provide information to help you and the agency identifies impacts from your proposal (and to reduce or avoid impacts from the proposal, if it can be done) and to help the agency decide whether an EIS is required. A. Background 1. Name of proposed project, if applicable: Olympus Villa 2. Name of applicant: Bill Finkbeiner 3. Address and phone number of applicants and contact person: Applicant: Bill Fink6einer 12011 Bel -Red Road Suite 206 Bellevue, Washington 98005 4. Date checklist prepared: December 4, 2010 5. Agency requesting checklist: City of Renton Contact: Bill Finkbeiner 425-434-7777 (office) 6. Proposed timing or schedule(including phasing, if applicable): Preliminary Appro val — Spring 2011 Construction Drawing Approval - Summer 2011 Construction Start - Summer 2011 7. Do you have any plans for future additions, expansions, or further activity related to or connected with this proposal? If yes explain: Not at this time 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal: Wetland Assessment prepared by Ed Sewall and Associates as part of the plat application 9. Do you know whether applications are pending for government approvals of other proposals directly affecting the property covered by your proposal? If yes Explain: No 0 0 10. List any government approvals or permits that will be needed for your proposal, if known: City of Renton approval of platting, engineering plan approval, utility construction permits, and building permits King County Water District #90 Developer Extension agreement may be required. 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. There are several questions later in this checklist that ask you to describe certain aspects of your proposal. You do not need to repeat those answers on this page. (Lead agencies may modify this form to include additional specific information on project description.) The proposal is to develop an existing 6 acre urban zoned parcel into 11 single-family residential building lots. The lots range from 3,000 to 8, 600 square feet. 12. Location of the proposal. Give sufficient information for a person to understand theprecise location of your proposed project, including street address, if any, and section, township, and range, if known. If a proposal would occur over a range of area, provide the range of boundaries of the site(s). Provide a legal description, site plan. vicinity map and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. he site is locaW in northeast Renton Highlands; east of Nile Avenue NE and at NE 7"" Place. The site will take access off both Nile Avenue NE and Pasco Avenue NE. The property is currently an overgrown pasture /and with sparse trees. The project is within the NW '/a of the SW % of Sec 11, MN, RSE, W, M. B. Environmental Elements 1. Earth a. General description of the site (circle one) Flat, rolling, hilly, portion steep, slopes, mountainous. other b. What is the steepest slope on the site (approximate percent slope)? 5% along the central portion of the property c. What general types of soil are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any prime farmland: Glacial Till— Alderwood Series Soil d. Are there surface indications of or history of unstable soils in the immediate vicinity? If so, describe: No e. Describe the purpose, type and approximate quantities of any filling or grading proposed. Indicate source of fill: Approximately 800 cu. yds, of material will he removed from the proposed storm water pond. The proposed roadway will be constructed using the existing material on site. The pond excess will he placed on site as buffer mitigation and lot fill. No fill material is anticipated to be brought onto the site for construction. 2 f, Could erosion occur as a result of clearing, construction or use? If so, generally describe: Yes, erosion could occur during construction, g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? 25% h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: Silt fabric fencing, sedimentation traps, and swales will he utilized during construction. 2. Air a. What types of emissions to the air would result from the proposal (i.e., dust, automobile odors, industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known : Emissions from construction equipment, dust during construction. b. Are there any off-site sources of emissions or odor that may affect your proposal? If so, generally describe: No c. Proposed measures to reduce or control emissions or other impacts to air, if any: Construction equipment will meet current State and Federal emission requirements; dust control (water) will he provided during construction. 3. Water a. Surface: 1) Is there any surface water body on or in the immediate vicinity of the site (includingyear-round and seasonal streams, saltwater, lakes, ponds and wetland? If yes describe type and provide names. If appropriate, state what stream or river it chows into: A Class 2 wetlands exists on the easterly side of the parcel. The drainage from the wetland flows to the south and into Maplewood Creek which is a tributary to the Cedar River. 2) Will the project require any work over, in or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans: Yes Site improvements (road, drainage, utilities, grading, and water service) will be installed within 206 feet of the wetland. No work is proposed within the wetland. Buffer mitigation is proposed within the 50 buffer surrounding the wetlands 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface waters or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material: none 4) Will the proposal require surface water withdrawals or diversions? Give general description , purpose, and approximate quantities if known: NO. 0 0 5) Does the proposal lie within a 100 -year floodplain? If so, note location on the site plan: No G) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge: No. b. Ground: 1) Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities if known: No. 2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage: industrial. containing the following chemicals...: agricultural: etc). Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve: N/A c. Water runoff (including storm water); 1) Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow into other waters? If so describe: Runoff will occur from the future roadways and houses. Storm runoff from the developed project will be either be dispersed or collected and discharged into the roadside ditch along Nile Avenue NE. 2) Could waste materials enter ground or surface waters? If so, generally explain: Household spills could enter the storm system. d. Proposed measures to reduce or control surface, ground and runoff water impacts. If any: Storm water BMP's (Best Management Practice] will he incorporated into the project to minimize surface and ground water impacts during and after construction. City of Renton standards for BMP'; will be incorporated and shown on the utility plan. 4. Plants a. check or circle types of vegetation found on the site: XXX deciduous tree: cottonwood )QrX evergreen tree: Douglas fr _XXX shrubs.' blackberries grass: _ADIDIC pa stu re crop or grain _XXX wet soil plants: cattail, buttercup, bulrush, skunk cabbage, other water plants: water lily, eelgrass, milfoil, other other types of vegetation 0 0 b. What kind and amount of vegetation will be removed or altered? AM vegetation within road rights-of-way will he removed. Approximately 3g% of the site will be cleared and re graded as part of thhe house construction. c. List threatened or endangered species known to be on or near the site: Na d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: Landscaping will be provided by the developer and homeowners S. Animals a. Circle any birds and animals which have been observed on or near the site or are known to be on or near the site: birds: hawk, heron, eagle, sonnbirds, other mammals: deer, bear, elk, beaver, other fish: bass, salmon, trout, herring, shellfish, other b. List any threatened or endangered or endangered species known to near or on the site: None known. c. Is the site part of a migration route? If so, explain: No. d. Proposed measures to preserve or enhance wildlife if any: Wetland and buffer preservation together withi buffer mitigation 6. Energy and Natural Resources a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used for heating, manufacturing, etc.: Electricity and natural gas will be used to meet the project's energy needs. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe: No. c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: Homes will be constructed to Washington State energy code requirements. 5 7. Environmental Health a. Are there any environmental health hazards, including exposure to toxic chemicals risk of fire and explosion, spill, or hazardous waste, that could occur as a result 0> this proposal? If so, describe: Unknown at this time 1) Describe special emergency services that might be required. N/A 2) Proposed measures to reduce or control environmental health hazards, if any: N/A b. Noise 1) What types of noise exist in the area which may affect your project (for example: Traffic, equipment, operation, other)? Trak 2) What types and levels of noise would be created by or associated with the project on a short-term or a long-term basis (for example: traffic, construction, operation, other)? Indicate what hours noise would come from the site. Short term noise associated with construction equipment. Long term noise associated with ii new single family homes. 3) Proposed measures to reduce or control noise impacts if any: Construction equipment will meet State and Federal noise regulations 8. Land and Shoreline Use a. What is the current use of the site and adjacent properties? Surrounding property to north is subdivided into larger parcels with existing homes; to the south and east are developed lots from earlier development; to the west across Nile is a newer project being constructed. b. Has the site been used for agriculture? If so, describe: No c. Describe any structures on the site: N/A d. Will any structures be demolished? If so, what? N/A e. What is the current zoning classification of the site: R-4 Low Density Residential f. What is the current comprehensive plan designation of the site? Residential Single Family g. If applicable, what is the current shoreline master program designation of the site? N/A h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify: Yes, as described earlier in this document. i. Approximately how many people would reside or work in the completed project? ,24 j, Approximately how many people would the completed project displace? None k. Proposed measures to avoid or reduce displacement impacts, if any: None 1. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: Proposal conforms to Comprehensive Plan and Zoning Code. 9. Housing a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing: .i1 new middle income. b. Approximately how many units, if any would be eliminated? Indicate whether high, middle, or low-income housing: N/A c. Proposed measures to reduce or control housing impacts, if any: Mitigation Fees. 10. Aesthetics a. What is the tallest height of any proposed structure(s). not including antennas: what is the principle exterior building material(s) proposed? 30 -0 foot Wood, concrete, wood products b. What views in the immediate vicinity would be altered or obstructed? None. c. Proposed measures to reduce or control aesthetic impacts, if any: None. 11. Light and Glare a. What type of light or glare will the proposal produce? What time of day would it mainly occur? Light and glare associated with 11 new homes b. Could light or glare from the finished project be a safety hazard or interfere with views. No 7 0 c. What existing off-site sources of light or glare may affect your proposal? None d. proposed measures to reduce or control light and glare impacts, if any: None. 12. Recreation a. What designated and informal recreational opportunities are in the immediate vicinl ? Coal ,Feld Party Maplewood Party Heather Downs Parry Gene Coulon Beach and Party and Renton Recreational Center and Pool b. Would the proposed project displace and existing recreational uses? If so, describe: No c. Proposed measures to reduce or control impacts on recreational opportunities to be provided by the project or applicant, if any: Pay City of Renton Park Fee Developer proposes to create recreational opportunities on site around the storm water pond and near the wetland bunters on the east side 13. Historic and Cultural Preservation a. Are there any places or objects listed on, or proposed for, national, state, or local preservation registers known to be on or next to the site? If so, generally describe: None known. b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site: None known. c. Proposed measures to reduce or control impacts, if any: N/A 14. Transportation a. Identify public streets and highways serving the site, and describe proposed access to the existing street system. Show on site plans, if any: The property abuts Nile Avenue NE to the West and Pasco Place NE to the South. Internally Pasco Ave NE will be extended to the northerly boundary and NE 70 Place will extend from Nile A ve to Pasco Place. b. Is site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? No c. How many parking spaces would the completed project have? How many would the project eliminate? Two parking spaces per lot plus the garage, 0 d. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe (indicate whether public or private). Yes. The extension of Pasco A venue NE and new construction of NE 7th Place both with curb, gutter, landscaping and sidewalk. e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. No f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur: The project would generate 90 average daily trips. g. Proposed measures to reduce or control transportation impacts, if an The project will pay Traffic impact fees to the City for the traffic impacts from this project: 15. Public Services a. Would the project result in an increased need for public services (for example: fire protection, police protection, health care, schools, other)? If so, generally describe: The project will result in an increased need for all public services. b. Proposed measures to reduce or control direct impacts on public services, if any: Increased tax base pays for services. Parks, fire, sewer and storm water mitigation fees will also be paid. 16. Utilities a. Circle utilities currently available at the site: electricity, natural as water. refuse service, to%yhone, sanitaryserver, septic system, other. b. Describe the utilities that are proposed for the project, the utility providing the service and the general construction activities on the site or in the immediate vicinity which might be needed. Sewer and Public Access - City of Renton Power and Natural Gas - Puget Sound Energy Water -- WD #90 Phone - Qwest Cable Television - Comcast Internet Access - Comcast C. SIGNATURE The above answers are true and complete to the best of my knowledge. I understand that the lead agency is relying on them to make a decision. Signature: Name Printed: 6ttc Gtr V ZCinjf�k _....._.,__-. Date Submitted: iZl7—ol za 0 0 PLAT NAME RESERVATION CERTIFICATE TO: BILL FINKBEINER 92019 BEL -RED RD, SUITE 206 BELLEVUE, WA 98005 PLAT RESERVATION EFFECTIVE DATE: October 22, 2010 The plat name, OLYMPUS VILLA has been reserved for future use by GO FEVER LLC. I certify that I have checked the records of previously issued and reserved plat names. The requested name has not been previously used in King County nor is it currently reserved by any party_ This reservation will expire October 22, 2019, one year from today_ It may be renewed one year at a time. If the plat has not been recorded or the reservation renewed by the above date it will be deleted. T Deputy Agar King Count I] OLYMPUS VILLA LUA 10-xxx NE 7th PLACE and NILE AVENUE NE Renton, Washington 0 PRELIMINARY DRAINAGE REPORT December 9, 2010 Prepared for. Bill Finkbeiner 12011 Bel -Red Road Suite 206 Bellevue, Washington 98005 (425) 454-7777 office Submitted/ Prepared by: Offe Engineers, PLLC Attn: Darrell Offe, P.E. 13932 SE 159th Place Renton, Washington 98058-7832 (425) 260-3412 office (425) 988-0292 fax �(0 rj :"Jon Project Description The purpose of this report is to present a preliminary assessment of the site and downstream drainage system for the proposed 11 -lot preliminary plat of Olympus Villa. This project is a proposed single family plat located in the Renton Highlands at the intersection of Nile Avenue NE and (proposed) NE r Place. The project also takes access off the existing road of Pasco Place NE within the City limits of Renton. The Olympus Villa project is a proposal to create 11 single family lots from an existing 6 acre parcel zoned R-4. The project is currently consist of over -grown pasture land with sparse trees. On the east side of the property is a large Class 2 wetland that extends off the property to the south and east. No work is proposed within the buffers of the Class 2 wetlands. There are no existing buildings on the property. The existing King County Tax Parcel number is 112305-9065. The parcel is bounded to the West by Nile Avenue NE; to the north by large parcels with single family homes; to the east and south by resent single family developments. Review of Resources Critical Drainage Area Map • Maplewood Creek / Cedar River / Lake Washington Watershed Flood plain/floodway (FEMA) Maps • There is no mapped floodplain in the immediate area per the available FEMA map. Sensitive Areas • Wetlands — There are wetlands located on the project; they consist of a Class 2 wetlands to the east side of the property that continues off site to the south and east, there is a smaller un -regulated wetland on the west side of the property. See the Sensitive Areas study prepared by Ed Sewall and Assoc. as part of the preliminary plat submittal package. • Streams and 100 Year Flood Plains -- There are no streams or floodplains on or near the project. • Erosion Hazard Areas — There are no landslide hazard areas on this project. • Landslide Hazard Areas — There are no designated sensitive slopes on or adjoining the property. • Seismic Hazard Areas — The area is not mapped as a seismic hazard area. • Coal Mine Hazard Areas — The property does not appear to be located within a designed coalmine hazard area. -2- !I ! U.S. Department of Agriculture, King County Soils Survey • The soils on the site are classified as Alderwood gravelly and loam (Ag8), 5 to 10 percent slopes. These soils types are described in the Soil Survey of King County Area, Washington (Soil Conservation Service [SCS], 1973). Alderwood soils are characterized as gravelly sandy loam to a depth of 12 inches and gravelly, sand loam with organics between 12 and 27 inches. This gravelly, sand loam structure is underlain by weekly to strongly consolidated till to a depth of 60 inches. Permeability is moderately rapid in the surface layers and very slow in the till layer, runoff is slow to medium, and the potential for erosion is moderate. Flow Control / Water Quality design -- The project would be required to meet the 2009 KC Drainage Manual (Modified by the City of Renton) for design and sizing. Field Inspection Offe Engineers has visited the site on several occasions during the summer and fall of 2010. The most resent visit occurred the morning of December 7, 2010. The weather conditions were dry, warm, and clear. The ground slopes from the upper portion of the property to the west and into the ditch along Nile Avenue NE. The drainage along Nile Ave. NE slopes from centerline to the existing roadside open ditch on the easterly side. The open ditch continues to flow to the south from the site to the intersection of NE 4t' Street (appox. 2600 feet downstream). The ditch has several cross culverts for access use into property. Near NE 6"' St. the ditch is enclosed within conveyance pipes for about 150 feet then continues within the open ditch. During the several site visits, there is no indication of overtopping or capacity problems within the open ditch (culvert) system. Photos of the system can be found in this report under Appendix A, figure 4. Review of the S Core Requirements and S Special Requirements of the 2009 King County Surface Water Design Manual Offe Engineers has reviewed the Core and Special Requirements in Chapter 1 of the King County Surface Water Design Manual, and addresses each of the requirements as follows Care Requirement No. 1-- Dis iarge at Natural Location The current property has two points of discharge; easterly side — the easterly wetlands flows to the southeast corner (this drainage break is approximately along the easterly side of the proposed extension of Pasco Place NE), westerly side — the balance of the property sheet flows to the west and into the drainage ditch along Nile avenue NE. The easterly side - no proposed development is to occur except lot 1 which will utilize full dispersion of runoff continuing into the existing wetlands and flowing to the southeast; the westerly side — this flow will be collected into a wet pond and discharged into the existing roadside ditch along Nile Avenue NE. -3- Core Requirement. 2 — Oftite Analysis 0 There are no upstream basins that contribute to the site. Nile Avenue NE has a ridge line (high point) just to the north of the property where the drainage flows north. This property appears to be the northerly extents of the basin on Nile that flows south. The wetland to the east is proposed to be left un -disturbed with no changes occurring in this basin. Corse Requirement No. 3 — flow Control The proposed project will be required to provide detention for the impervious areas. A storm water facility is proposed on the westerly side to collect and discharge flows per the 2009 Manual. All the proposed roadways onsite (NE 7th and Pasco Ave NE) will be collected and conveyed to the storm water facility. Lot 1 on the east will utilize full dispersion with a 100 foot flow path for flow control within the easterly basin. Core Requirement No. 4 — Conveyance System The proposed on-site conveyance improvements will include curb, catch basins and a pipe network for collection of surface runoff from landscape, driveways, roadways, and sidewalks. Roof downspouts will be connected via tight line to the conveyance system. Come Requiremwat No. 5 — Erosion and Sediment ConhW A Temporary Erosion and Sediment Control Plan implementing the Best Management Practices will be designed as part of the final engineering plans for the project in accordance with City of Renton requirements. Core Requirement No. 6 — Maintenance and Operations The Maintenance and Operations Manual for the Olympus Villa Subdivision will be included in the Final Storm Drainage Report as part of the final engineering design for the project. Core Requirement No: 7 — Financial Guaranftes and Liability The Financial Guarantees and Liabilities will be required prior to the project being finalized by the City of Renton. Core Requirement No. S — Water Qualify The project will provide the required water quality facility as part of the final engineering design per the 2009 Manual. The site is located in the basic water quality treatment area. Special Requirement No. 1— Adopfred Area Spey Uk Requirements There is no special overlay or requirements within the City of Renton that affect this property. Special Requirement No. 2 — Floodplain/Floodway Delineation This requirement does not apply. .Special Requirement No. 3 — Flood Protection Fadlibes This requirement does not apply. Special Requirement No. 4 — Soourae Controls This requirement does not apply because the project is located in the basic water quality treatment area. Special Requirement No 5 — Oil Control This requirement does not apply. -4- AppendPA AFigures � 1. Proposed Site Plan 2. Drainage System Table/Map 3. Photo Key Map 4. Photos WC w U] LU LO co N u1 U) cfl 111 E7NW - 11T23N R05E NW 114 1 —common no � r h 530, l ` � h N-us� k - - j - 1654 J~� o� - - f ,' -- 16523 r' 1.4 1 18555 r.�� 52a ,B54a 21YE 7th Ct- 1 - 18581'- _1653.1 C_ ,BSI, 1017 16519 185291 18664 - I,. ,8534 iBSeS_ - g } 1052 18531 + 16519 _1 18524 -�_ 2287 71872 St i so _ ,8581 S N _ 530 k 152V `pro / _ 1 .16828 ,!4 j ,l t 87 22876 f -rte.. I - j Y : -�4 \•'� �, - l I `J�415527 ,, •,,` ` /� r 77 9 6 22857_. a� 18511 , 75 P1194 520 11112" 111o a84e .I I. ...178 —_ 23054 72639 ,thy 1185BS !r 0 1 11 1 t r - — E 61h St 22aea Z9556 P,B B3 85 —� �"_ _ ,8508-J 23 '_ �� 5y u _ ?2u4 22866 :� 2288,_ ' 1 22841 ,8596 - -lel 71 18572 +Blas + L,i SE 124th St -�--'_ - - . 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'+ 1 P17511-- IB000� •24296,4-_"'1 l a Structures Conveyance Flow Control Facility Renton Renton Renton o Inlet — Pipe ® Pond a Type 1 — Culvert Tank 0 Type 2 Private Vault 0 Vault — Pipe Private ('P' Prefix) ® Pump Station Culvert E Pond Private ('P' Prefix) King County IQ Tank ■ Inlet — Pipe ® Vault ■ Type 1 — Culvert King County + Type 2 WSDOT Pond ■ Vault — Pipe Tank King County — Culvert Miscellaneous ■ Inlet Other � =rn�r—rJ Renton Limits Type 7 — Channel PAA O Type 2 Ditch — ; Quarter Section WSDOT Flow Park/Open Space rI Type 1 Flow Control -- 1Oft Contour 0 Type 2 — Infiltration 1 — 6ioswale — F7NW - 14T 23N R05E NW 114 A3 AO AT A8 ' 25 5330 98` ..- O -. 5425 R2 83 66 88 95 4 5433 5434 2135 5436 C -*' C6 C7 CS 90 05 5 5, 03 5p2 5301 �6 C8 312 T 09 5310. 11 f~ E2 E E5 �6 E8 3 `2 F 5316 F5 1 5 f3' -� — F8 5320 5321 323 5534 3 G5 ! - " 3 12 H 5329 Fj4 5328 H5 5 7 6 1 I H7 C ¢� 12 3 J5 212 T 5208 520' Disclaimer: This inventory information is schematic only. It was compiled from numerous sources. It Is the best Information available at this time and should be used for general guidance only. The City of Renton Is not responsible for errors or omissions. When this information is used for planning, design, and/or construction purposes, users are to field verify this information. City of Surface Water Utility Asset Inventory May 2009 0 150 300 600 Feet 117 23N R05E SW 1/4 5311 E7SW FIGURE 1 Proposed Site Plan w m j. i aFam- s OLYMPUS VILLA �OFFEENGINEERS 0 o� BILL FINKBEINER e� _ �cer�im g• �F�u. or rtcumer DRAINAGE CONTROL PLAN tto FIGURE 2 Drainage System Table /Map WIM r LJ ME CO' .wi C4 M O v d U) fli d L °oo Q U) El C = L L r a L" CL y Cl] rj _O = m +s ++ Q Mss v ov L) 04 ->' o o 0 a o o 00 L- v v Cm)o .` > �0 N E c c o v "o p ao o o mt G s a "V- c o C C c fltu o a o O z z z z �►mE2 -0-9 j C U) c E C N EL m ami 2 m X a inoa,-0 a'co o �m LU "' Z El z z z�°yam w o L� C 00 p� O d 0 =0 Ii I �+ 00 E O v Ot ..c.. �' N ❑ \ � V) v] cn U] d a ' Vl m �r o o2t avi Ln 0 QOIC a L y s rn y p O U 1 N U a O f..' �t U❑ O m Ll U �. �h a'"i v v¢> v d 3 y v «. y a o W O d? v N O v OCL �, Z d 0 °7 di LX ma) 41F -•N C� oc`°-o`° a o _Cc �t 3 �' O Nw _o L ❑ O. Eon rob v O. E n o ozp a O a E y L' FIGURE 3 Photo Key Map 0 .I -_.. PRAIJV 16 53p 48 1 580 18 2287 22872 f sit S 5 ��p 52v~�f k � 22875 iM I j :-j., W 3 1 181 b0 j 2287$. I j = �r C) f ;, i 4Ql 2Z839 tY t494e 1094?SE . 24th St �' E 6th St 22e5o 2 N O lT J �•a _ ,.f nen Y v♦ !," Ips -c:s P 2; ' -=:i `1 � •�� .� I� i Y !. , 3 � lig I: --1 �r ! t _i'� .�y Im, I � 1 � o-, � .. � .� � ti 185: 22893 22888 \" 22907 22847—' 22846 1389 - �i1 ' S JVV�� 8544 ..�•� 1 485. at :!1 L1B5 22897 22849--'.j 49. 1 17898 4th Pl' -ie136 iBi 181—l�1BT2z i nB52 2ZB51 ` Base 7NE 4th PI 1az41- i{. V/ 943 s pj r o P17 ` .. r 18 72903 r P) o - 7�8.63 P11 �� ` 153 P18805P9195 ' ,; P17901 , P388 141 17948 .18140 18720 _�� i ?2813 e III A; P18143_ » .,.. _ Ej FIGURE 4 Photos 0 -M - T4. VA 9 Photo 3 Downstream roadside ditch with driveway culverts Photo 4 Downstream roadside ditch with driveway culverts Photo 5 Intersection of NE 6th street and Nile Ave NE Photo 6 Downstream of intersection 0 Photo 7 Pasco Ave NE viewing North and second entry 0 0 Appendix B Technical Information Worksheet -6- 0 City of Renton TECHNICAL INFORMATION REPORT (TIR) WORKSHEET Part 1 PROJECT OWNER AND PROJECT ENGINEER Project Owner: Bill Finkbeiner Address: 12011 Bel -Red Road Suite #206 Bellevue, WA 98005 Phone: (425) 454-7777 Project Engineer: Darrell Offe, P.E. Company: Offe Engineers, PLLC Address/Phone: 13932 SE 159th Platte Renton, WA 98058 (425) 260-3412 Part 3 TYPE OF PERMIT APPLICATION X Subdivision ❑ Short Subdivision ❑ Grading LJ Commercial ❑ Other Part 2 PROJECT LOCATION AND DESCRIPTION Project Name: Olympus Villa Location Township: 23 North Range: 5 East Section: 11 Part 4 OTHER REVIEWS AND PERMITS ❑ DFW HPA ❑ COE 404 ❑ DOE Dam Safety ❑ FEMA Floodplain ❑ COE Wetlands Part 5 SITE COMMUNITY AND DRAINAGE BASIN Community North Renton Drainage Basin Maplewood Creek / Cedar River / Lake Washington Part 6 SITE CHARACTERISTICS ❑ River ❑ Stream ❑ Critical Stream Reach ❑ Depressions/Swales ❑ Lake ❑ Steep Slopes ❑ Shoreline Management Rockery ❑ Structural Vaults ❑ Other ❑ Floodplain X Wetlands Class 2 ❑ Seeps/Springs ❑ High Groundwater Table ❑ Groundwater Recharge ❑ Other Part 7 SOILS Soil Type AgB 0 0 Slopes Erosion Potential Erosive Velcoties 5--10% ❑ Additional Sheets Attached Part S DEVELOPMENT LIMITATIONS REFERENCE ❑ Ch. 4 — Downstream Analysis 11 ❑ Ll ❑ Additional Sheets Attached Passible LIMITATION/SITE CONSTRAINT Part 9 ESC REQUIREMENTS MINIMUM ESC REQUIREMENTS MINIMUM ESC REQUIREMENTS DURING CONSTRUCTION AFTER CONSTRUCTION ❑ Sedimentation Facilities ❑ Stabilize Exposed Surface ❑ Stabilized Construction Entrance ❑ Remove and Restore Temporary ESC Facilities ❑ Perimeter Runoff Control ❑ Clean and Remove All Silt and Debris ❑ Clearing and Grading Restrictions ❑ Ensure Operation of Permanent Facilities ❑ Cover Practices ❑ Flag Limits of SAO and open space ❑ Construction Sequence preservation areas ❑ Other ❑ Other Part 10 SURFACE WATER SYSTEM ❑ Grass Lined ❑ Tank ❑ Channel ❑ Vault ❑ Pipe System ❑ Energy Dissapator ❑ Open Channel ❑ Compensation/Mitigati ❑ Wetland ❑ Dry Pond ❑ Stream X Wet Pond ❑ Infiltration Method of Analysis Retaining Wall ❑ 2009 KC Manual ❑ Depression Other KCRTS ❑ Flow Dispersal ❑ Compensation/Mitigati Waiver on of Eliminated Site ❑ Regional Storage Detention Brief Description of System Operation: Catch basins within curb line of street, conveyance to wet pond on westerly side of property The discharge will into the existing roadside ditch along Nile Avenue NE Facility Related Site Limitations Reference Facility Limitation Part i 1 STRUCTURAL ANALYSIS ❑ Cast in Place Vault Retaining Wall ❑ Rockery ? 4' High ❑ Structural on Steep Slope Other Part 12 EASEMENTSlTRACTS ❑ Drainage Easement ❑ Access Easement X Native Growth Protection Easement X Tract ❑ Other Part 13 SIGNATURE OF PROFESSIONAL ENGINEER or a civil engineer under my supervision my supervision have visited the site. Actual site conditions as observed were incorporated into this worksheet and the attachments. To the best of my knowledge the information provided here is accurate. Signed/Date i commonwealth LAND TITLE COMPANY OF PUGET SOUND, LLC Northpoint Escrow and Title Norma Brown 570 Kirkland Way Ste 100 Kirkland, WA 98033 14450 N,E, 29th PI., #200 r Bellevue, WA 98007 Phone: 688-267-2301 Fax: 425-646-3513 SUPPLEMENTAL NO, 4 OF 2ND TITLE COMMITMENT NO. NWR3 - 40052244 Re: File No.: NWR3 - 40052244 - TO Title Officer: Nathan Warwick Reference: Buyer/Borrower(s): William Finkbeiner Seller(s): Robert Anderson Subject Property: NA, Renton, WA Special Exceptions No. 8 & 12 have been eliminated. The vesting has been amended to read as follows: Robert Lynn Anderson and Gale Lee Anderson, aka Gale Lee Miner, As Tenants in Common, DBA Genesis Grounds Maintenance EXCEPT as to the matters reported herein above, the title to the property covered by this order has NOT been re-examined. Dated: December 6, 2010 RGJ Supplemental Page 1 of 1 E Commonwealth Land Title Co of Puget Sound, LLC 14450 Northeast 29th Place Suite 200 Bellevue, WA 98007 14450 N.E. 29"' PL, #200 Bellevue, WA 98007 Phone: 888-267-2301 Fax: 42S-646-3513 SUPPLEMENTAL NO. 3 TO SECOND TITLE COMMITMENT NO. NWRJ - 40052244 Re: File No.: Title Officer: Reference: Buyer/Borrower(s) Seller(s): Subject Property: NWRJ - 40052244 - TO Nathan Warwick William Finkbeiner Robert Anderson NA, Renton, WA Special Exception No. 9 has been eliminated. EXCEPT as to the matters reported herein above, the title to the property covered by this order has NOT been re-examined. Dated: December 3, 2010 NWW Supplemental Page 1 of 1 commonwealth. LAND TITLE COMPANY OF PUGET SOUND, LLC Northpoint Escrow and Title Norma Brown 570 Kirkland Way Ste 100 Kirkland, WA 98033 0 14450 N.E. 29th PI., #200 Bellevue, WA 98007 Phone: 888-267-2301 Fax: 425-646-3513 SUPPLEMENTAL NO. 2 OF 2ND TITLE COMMITMENT NO. NWR] - 40052244 Re: File No.: Title Officer: Reference: Buyer/Borrower(s) Seller(s): Subject Property: N W R3 - 4005 2244 - TO Nathan Warwick William Finkbeiner Robert Anderson NA, Renton, WA The following Special Exception has been added: 12. PENDING ACTION IN King COUNTY: SUPERIOR COURT CAUSE NO.: 10-2-33758-0 BEING AN ACTION TO: Quite title PLAINTIFF: Robert Lynn Anderson and Gale Lee Anderson DEFENDANT: Melvin lack Rothrock and Pei Tzu Rothrock and Retta L Beauchamp ATTORNEY FOR PLAINTIFF: James D McBride (425) 885 4066 Lis Pendens thereof recorded on September 27, 2010 as Recording No. 20100927000020. EXCEPT as to the matters reported herein above, the title to the property covered by this order has NOT been re-examined. Dated: September 30, 2010 RG3 Supplemental Page 1 of 1 0 LAND TI'TL'E: COiMPANY OF PUGE"L SOUND, LLC 0 Order No.; NWR3 - 40052244 SECOND COMMITMENT FOR TITLE INSURANCE SCHEDULE A 14450 N.E. 29t' Pl., X200 Bellevue, WA 98007 Phone. 888-257-2301 Fax. 425-646-3513 1. Effective Date: August 5, 2010 at 8:00 a.m. Commitment No.: NWR3 - 40052244 2. Policy or Policies to be issued: ALTA 2003 Homeowner's Policy General Schedule Rate Proposed Insured: William Finkbeiner Amount: $200,000.00 Premium: $ 689.00 Agent Portion of $620.10 Premium: Tax: $ 65.46 Underwriter $68.90 Portion of Premium Total, $ 754.46 ALTA 2006 Loan Policy - Simultaneous Issue Proposed Insured: To Be Determined Amount: TO COME Premium: $ 0.00 Agent Portion of $0.00 Premium: Tax: $ 0.00 Underwriter $0.00 Portion of Premium: Total: $ 0.00 3. Title to the fee simple estate or interest in the land described or referred to in this Commitment is at the effective elate hereof vested in: Retta L. Beauchamp, as her separate estate 4. The land referred to in this Commitment is described as follows; See Exhibit "A" attached hereto. Preliminary Commitment Page 1 0 0 Order No. NWR3 - 40052244 EXHIBIT „A„ THE PORTION OF THE NORTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 11, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHWEST CORNER OF THE SOUTHWEST QUARTER OF SAID SECTION 11; THENCE SOUTH ALONG THE WEST LINE OF SAID SUBDIVISION, 330 FEET TO THE TRUE POINT OF BEGINNING, THENCE EAST 1320 FEET, MORE OR LESS, TO THE EAST LINE OF SAID SUBDIVISION; THENCE SOUTH, ALONG SAID EAST LINE, 315 FEET; THENCE WEST 645 FEET; THENCE NORTH 157.5 FEET; THENCE WEST 675 FEET, MORE OR LESS, TO THE WEST LINE OF SAID SUBDIVISION; THENCE NORTH ALONG SAID WEST LINE, 157.5 FEETTO THE TRUE POINT OF BEGINNING; EXCEPT THE WEST 30 FEET THEREOF FOR ROAD AND EXCEPT THE NORTH 103.00 FEET OF THE WEST 95.00 FEET. SITUATE IN THE COUNTY OF KING, STATE OF WASHINGTON. 0 SCHEDULE B i Order No. NWR7 - 40052244 REQUIREMENTS- Instruments necessary to create the estate or interest to be properly executed, delivered and duly filed for record. EXCEPTIONS: Schedule B of the. Policy or Policies to be Issued will contain exceptions to the following matters unless the same are disposed of to the satisfaction of the Company. A. Standard exceptions set forth on the Commitment Cover, B. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public records or attaching subsequent to the effective date hereof but prior to the date the proposed Insured acquires for value of record the estate or interest or mortgage thereon covered by this Commitment. SPECIAL EXCEPTIONS: REAL ESTATE EXCISE TAX PURSUANT TO THE AUTHORITY OF RCW CHAPTER 82.45 AND SUBSEQUENT AMENDMENTS THERETO. AS OF THE DATE HEREIN, THE TAX RATE FOR SAID PROPERTY IS 1.78%. FOR ALL TRANSACTIONS RECORDED ON OR AFTER JULY 1, 2005: • A FEE OF $10.04 WILL BE CHARGED ON ALL EXEMPT TRANSACTIONS; • A FEE OF $5.00 WILL BE CHARGED ON ALL TAXABLE TRANSACTIONS IN ADDITION TO THE EXCISE TAX DUE; GENERAL PROPERTY TAXES AND SERVICE CHARGES, AS FOLLOWS, TOGETHER WITH INTEREST", PENALTY AND STATUTORY FORECLOSURE COSTS, IF ANY, AFTER DELINQUENCY: (IST HALF DELINQUENT ON MAY 1; 2ND HALF DELINQUENT ON NOVEMBER 1) TAX ACCOUNT NO_: 112305 9065 YEAR BILLED PAID BALANCE 2010 $7,981.55 $0.00 $7,981.55 2009 $8,335.59 $0.00 $8,335,59 2008 $7,816.17 $3,908.09 $3,908,08 TOTAL AMOUNT DUE, NOT INCLUDING INTEREST AND PENALTY: $20,225.22. LEVY CODE: 6855 ASSESSED VALUE LAND: $680,000,00 ASSESSED VALUE IMPROVEMENTS: $0.00 3. FORECLOSURE COSTS, IF ANY, RESULTING FROM POSSIBLE TAX FORECLOSURE PROCEEDINGS. CONTACT TH E KING COUNTY COMPTROLLER`S OFFICE TO DETERMINE WHETHER THERE ARE ANY FORECLOSURE COSTS, WHICH ARE IN ADDITION TO INTEREST AND PENALTIES THAT MAY BE DUE. COMPTROLLER'S PHONE NO.; 206-296-4184, Page 3 0 9 Order- No. NWR] - 40052244 SCHEDULE B — continued 4. RESERVATIONS CONTAINED IN DEED FROM THE NORTHERN PACIFIC RAILROAD COMPANY RECORDED 110890, UNDER RECORDING NO. 66514, AS FOLLOWS: RESERVING AND EXCEPTING FROM SAID LANDS SO MUCH OR SUCH PORTIONS THEREOF AS ARE OR MAY BE MINERAL LANDS OR CONTAIN COAL OR IRON, AND ALSO THE USE AND THE RIGHT AND TITLE TO THE USE OF SUCH SURFACE GROUND AS MAY BE NECESSARY FOR MINING OPERATIONS, AND THE RIGHT OF ACCESS TO SUCH RESERVED AND EXCEPTED MINERAL LANDS, INCLUDING LANDS CONTAINING COAL OR IRON FOR THE PURPOSE OF EXPLORING, DEVELOPING AND WORKING THE SAME. S_ DECLARATION OF COVENANT IMPOSED BY INSTRUMENT RECORDED ON MARCH 19, 1981, UNDER RECORDING NO. 8103190403. 6. MATTERS DISCLOSED BY SURVEY: RECORDED: AUGUST 07, 1995 RECORDING NO.: 9508079012 7, TERMS AND CONDITIONS OF CITY OF RENTON ORDINANCE NO. 4612 IMPOSED BY INSTRUMENT RECORDED ON JUNE 21, 1996, UNDER RECORDING NO. 9606210966. 8_ REAL ESTATE CONTRACT AND THE TERMS AND CONDITIONS THEREOF: SELLER: RETTA L. BEAUCHAMP, AS HER SEPARATE ESTATE PURCHASER: MELVIN J. ROTHROCK, JR. AND PEI TZU ROTHROCK, HUSBAND AND WIFE RECORDED: JANUARY 23, 1975 RECORDING NO.: 7501230048 EXCISE RECEIPT NO.: E283717 PURCHASER'S INTEREST IS NOW HELD BY ROBERT ANDERSON AND GALE ANDERSON, PRESUMPTIVELY SUBJECT TO THE COMMUNITY INTEREST OF THEIR RESPECTIVE SPOUSES IF MARRIED SINCE OCTOBER 06, 2000, DATE OF ACQUIRING THEIR INTEREST. PURSUANT TO RECORDING NOS.: 8804181153, 20400705000252, 20000928000371 AND 20001006000842 MATTERS OF RECORD AGAINST THE CONTRACT PURCHASER, OR PERSONS WITH SIMILAR NAMES. THE CONTRACT PURCHASER IS ROBERT ANDERSON. NUMEROUS MATTERS OF RECORD ARE FOUND AGAINST PERSONS WITH SIMILAR NAMES. THE EFFECTS OF THESE MATTERS, IF ANY, ON THE SUBJECT PROPERTY CANNOT BE DETERMINED WITHOUT FURTHER INFORMATION. TO DETERMINE THE EFFECTS OF THESE MATTERS, IF ANY, ON THE SUBJECT PROPERTY, THE VESTED PARTY MUST PROVIDE THE COMPANY WITH A PROPERLY COMPLETED IDENTITY AFFIDAVIT PRIOR TO THE DATE OF RECORDING. AFTER THE COMPANY EXAMINES THE AFFIDAVIT, A SUPPLEMENTAL REPORT WILL BE ISSUED. Page 4 0 0 Order No. NWR3 - 40052244 SCHEDULE B — continued 10. UNRECORDED LEASEHOLDS, IF ANY; RIGHTS OF VENDORS AND HOLDERS OF SECURITY INTERESTS ON PERSONAL PROPERTY INSTALLED UPON THE LAND; AND RIGHTS OF TENANTS TO REMOVE TRADE FIXTURES AT THE EXPIRATION OF THE TERM. 11. OUR INSPECTION MADE ON APRIL 2, 2010, DISCLOSED THE FOLLOWING: THE LAND IS UNIMPROVED. PROVIDED NO CONSTRUCTION AS BEGUN PRIOR TO CLOSING ALTA MATTERS WILL BE CLEAR FOR THE LOAN POLICY, IF ANY, TO ISSUE. NOTE 1: IN THE PAST 24 MONTHS, THERE HAVE BEEN NO CONVEYANCES OF RECORD FOR THE PROPERTY DESCRIBED IN SCHEDULE A HEREIN. TITLE WAS ACQUIRED BY RETTA L. BEAUCHAMP, AS HER SEPARATE ESTATE BY DEED RECORDED UNDER RECORDING NO. 6256362, NOTE 2: THE COMPANY HAS BEEN ASKED TO ISSUE A LENDER'S POLICY WITHOUT DISCLOSURE OF THE LIABILITY AMOUNT. THIS COMMITMENT SHALL BE EFFECTIVE ONLY WHEN THE AMOUNT OF THE POLICY COMMITTED FOR HAS BEEN INSERTED IN SCHEDULE A HEREOF. THE COMPANY MAY HAVE FURTHER REQUIREMENTS IF THE UNDISCLOSED AMOUNT TO BE INSURED EXCEEDS THE CURRENT ASSESSED VALUATION. NOTE 3: ACCORDING TO THE APPLICATION FOR TITLE INSURANCE, THE PROPOSED INSURED IS WILLIAM FINKBEINER, WHO WILL ACQUIRE TITLE PRESUMPTIVELY SUBJECT TO THE COMMUNITY INTEREST OF HIS OR HER SPOUSE, IF MARRIED. WE FIND NO PERTINENT MATTERS OF RECORD AGAINST THE NAME OF SAID PARTY; HOWEVER, THE COMPANY HAS BEEN UNABLE TO SEARCH FOR AND DOES NOT INSURE AGAINST MATTERS, IF ANY, RELATING TO THE SPOUSE, WHICH MATTERS MAY ENCUMBER THE TITLE TO THE PROPERTY TO BE ACQUIRED. NOTE 4: BASED ON INFORMATION PROVIDED TO THE COMPANY, ON THE DATE OF THIS COMMITMENT IT APPEARS THAT THERE IS LOCATED ON THE LAND: VACANT LAND LOCATED IN: ISSAQUAH, WA NOTE 5: IF YOU WOULD LIKE THE COMPANY TO ACT AS TRUSTEE IN THE PROPOSED DEED OF TRUST, PLEASE NOTE THAT "COMMONWEALTH LAND TITLE COMPANY OF PUGEf SOUND, LLC" MAY ACT AS TRUSTEE OF A DEED OF TRUST UNDER RCW 61.24.010(1), Page 5 9 0 Order No. NWR3 - 40052244 SCHEDULE 8 - continued NOTE 6: THE COMPANY REQUIRES THE PROPOSED INSURED TO VERIFY THAT THE LAND COVERED BY THIS COMMITMENT IS THE LAND INTENDED TO BE CONVEYED IN THIS TRANSACTION. THE DESCRIPTION OF THE LAND MAY BE INCORRECT, IF THE APPLICATION FOR TITLE INSURANCE CONTAINED INCOMPLETE OR INACCURATE INFORMATION. NOTIFY THE COMPANY WELL BEFORE CLOSING IF CHANGES ARE NECESSARY. CLOSING INSTRUCTIONS MUST INDICATE THAT THE LEGAL DESCRIPTION HAS BEEN REVIEWED AND APPROVED BY ALL PARTIES. NOTE 7: THE FOLLOWING MAY BE USED AS AN ABBREVIATED LEGAL DESCRIPTION ON THE DOCUMENTS TO BE RECORDED, PER AMENDED RCW 65.04. SAID ABBREVIATED LEGAL DESCRIPTION IS NOT A SUBSTITUTE FOR A COMPLETE LEGAL DESCRIPTION WITHIN THE BODY OF THE DOCUMENT. PTN NW1/4 SWI/5 STR 11 -23 -USE TAX LOT 9065 NOTE S. WHEN SENDING DOCUMENTS FOR RECORDING, VIA U.S. MAIL OR SPECIAL COURIER SERVICE, PLEASE SEND TO THE FOLLOWING ADDRESS, UNLESS SPECIFIC ARRANGEMENTS HAVE BEEN MADE WITH YOUR TITLE UNIT: COMMONWEALTH LAND TITLE COMPANY OF PUGET SOUND 1501 - 4TH AVENUE, SUITE 340 SEATTLE, WA 98101 ATTN: RECORDING DEPT. COMMONWEALTH PRE -ADDRESSED ENVELOPES MAY STILL BE USED WHEN SENDING DOCUMENTS VIA TDS (TITLE DELIVERY SERVICE) TO THE ADDRESS ON THE FACE OF THE COMMITMENT COVER PAGE OR TO THE ABOVE ADDRESS. NOTE 9: IN THE EVENT THAT THE COMMITMENT JACKET IS NOT ATTACHED HERETO, ALL OF THE TERMS, CONDITIONS AND PROVISIONS CONTAINED IN SAID ]ACKET ARE INCORPORATED HEREIN, THE COMMITMENT JACKET IS AVAILABLE FOR INSPECTION AT ANY COMPANY OFFICE. NOTE 10: THE POLICY(S) OF INSURANCE MAY CONTAIN A CLAUSE PERMITTING ARBITRATION OF CLAIMS AT THE REQUEST OF EITHER THE INSURED OR THE COMPANY, UPON REQUEST, THE COMPANY WILL PROVIDE A COPY OF THIS CLAUSE AND THE ACCOMPANYING ARBITRATION RULES PRIOR TO THE CLOSING OF THE. TRANSACTION. Page 6 Order No. NWR] - 40052244 SCHEDULE B — continued (END OF EXCEPTIONS) Investigation should be made to determine if there are any sewer treatment capacity charges or if there are any service, installation, maintenance, or construction charges for sewer, water or electricity. In the event this transaction fails to close, a cancellation fee will be charged for services rendered in accordance with our rate schedule. Unless otherwise requested or specified herein, the Forms of policy to be issued in connection with this Commitment will be the ALTA 2003 Homeowner's Policy, the ALTA 2006 Loan Policy, or, in the case of standard lenders coverage, the ALTA 2006 Standard Loan Policy. The Policy committed for or requested may be examined by inquiry at the office that issued the Commitment. A specimen copy of the Policy form(s) referred to in this Commitment will be furnished promptly upon request. BSK/SM3 Enclosures: Sketch Vesting Deed Paragraphs: All recorded documents Page 7 10 9 ll�lm ro Commonwealth' LAND TITLE INSURANCE C04PANY Comurunwe;dth Land'I'itle Insurarrce Com AM Comm l'I'AII. i, FOR TI'I'I.F, IN-AIRANCF Commonwealth Laud Title Insurance Company, a Nebraska corporation, herein called the Company, for a valuable consideration, hereby commits to issue its policy or policies of title insurance, as identified in Schedule A, in favor of the proposed Insured named in Schedule A, as owner or mortgagee of the estate or interest covered hereby in the land described or referred to in Schedule A, upon payment of the premiums and charges therefor; all subject to the exceptions and conditions and stipulations shown herein, the Exclusions from Coverage, the Schedule B exceptions, and the conditions and stipulations of the policy or polities requested. (See the fallowing pages for printed Exclusions from Coverage and Schedule R exceptions contained in various policy forms.) This Commitment shall be effective only when the identity of the proposed Insured and the amount of the policy or policies committed for have been Inserted in Schedule A hereof by the Company, either at the time of the issuance of this Commitment or by subsequent endorsement and is subject to the Conditions and Stipulations. This Commitment is preliminary to the issuance of such policy or policies of title insurance and all liability and obligations hereunder shall cease and terminate 100 days after the effective date hereof or when the policy or policies committed for shall issue, whichever first occurs, provided that the failure to issue such policy or policies is not tate fault of the Company. NOTE: THE POLICY COMMITTED FOR MAY BE EXAMINED BY INQUIRY AT THE OFFICE WHICH ISSUED THE COMMITMENT, AND A SPECIMEN COPY OF THE POLICY FORM (OR FORMS) REFERRED TO IN THIS COMMITMENT WILL BE FURNISHED PROMPTLY UPON REQUEST. COMMONWEALTH LAND TITLE INSURANCE COMPAMY �� . -•..., ���k 3( it 4.1 [j�r T�� COMMITMENT CONDITIONS AND STIPULATIONS 1. The term mortgage, when used herein, shall Include deed of trust, trust deed, or other security instrument. Z. If the proposed Insured has or acquires actual knowledge of any defect, lien, encumbrance, adverse claim or other matter affecting the estate or interest or mortgage thereon covered by this Commitment other than those shown in Schedule 6 hereof, and shall fail to disclose such knowledge to the Company in writing, the Company shall be relieved from liability for any loss or damage resulting from any act of reliance heraon to the extent the Company is prejudiced by failure to so disclose such knowledge. If the proposed Insured shall disclose such knowledge to the Company, or if the Company otherwise acquires actual knowledge of any such defect, lien, encumbrance, adverse claim or other matter, the Company at Its option may amend Schedule 9 of this Commitment accordingly, but such amendment shall not relieve the Company from liability previously incurred pursuant to paragraph 3 of these Conditions and Stipulations. 3. Liability of the Company under this Commitment shall be only to the named proposed Insured and such parties included under the definition of Insured in the form of policy or policies committed for and only for actual loss incurred in reliance hereon in undertaking in good faith (a) to comply with the requirements hereof, or (b) to eliminate exceptions shown in Schedule B, or (c) to acquire or create the estate or interest or mortgage thereon covered by this Commitment. In no event shall such liability exceed the amount stated in Schedule A for the policy or policies committed for and such liability is subject to the insuring provisions and Conditions and Stipulations and the Exclusions from Coverage of the form of policy or policies committed for in favor of the proposed Insured which are hereby incorporated by reference and are made a part of this Commitment except as expressly modified herein - d. Any action or actions or rights of action that the proposed Insured may have or may bring against the Company arising out of the status of the title to the estate or interest or the status of the mortgage thereon covered by this Commitment must be based on and are subject to the provisions of this Commitment. 5, The policy to be issued contains are arbitration clause. Ali arbitrable matters svhar, the Amount of insurance: is 52.000.000 or Jess shall be arbitrated at the option of either the Company or the insured as the exclusive remedy of the parties. You may review a copy of the arbitration mias at< htrn:hWv;w.alta.ortth. Commitment Cover- WA (Revised 8-07) 0 0 SCHEDULE OF EXCLUSIONS FROM COVERAGE AMERICAN LAND TITLE ASSOCIATION LOAN POLICY (06-17-06) EXCLUSIONS FROM COVERAGE The following matters are expressly excluded from the coverage of this policy, and the Company will not pay loss or damage, costs, attorneys' fees, or expenses that arise by reason of: 1. (a) Any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) restricting, regulating, prohibiting, or relating to (i) the occupancy, use, or enjoyment of the Land; (ii) the character, dimensions, or locations of any improvement erected on the Land; (iii) the subdivision of land; or (iv) environmental protection; or the effect of any violation of these laws, ordinances, or governmental regulations. This Exclusion 1(a) does not modify or limit the coverage provided under Covered Risk 5, (b) Any governmental police power. This Exclusion 1(b) does not modify or limit the coverage provided under Covered Risk 6. Z. Rights of eminent domain. This Exclusion does not modify or limit the coverage provided under Covered Risk 7 or B. 3. Defects, liens, encumbrances, adverse claims, or other matters (a) created, suffered, assumed, or agreed to by the Insured Claimant; (b) not Known to the Company, not recorded in the Public Records at Date of Pal€Cyr but Known to the Insured Claimant and not disclosed in writing to the Company by the Insured Claimant prior to the date the Insured Claimant became an Insured under this policy; (c) resulting in no loss or damage to the Insured Claimant; (d) attaching or created subsequent to Date of Policy (however, this does not modify or limit the coverage provided under Covered Risk 11, 13, or 14); or (e) resulting in loss or damage that would not have been sustained if the Insured Claimant had paid value for the Insured Mortgage. 4. Unenforceability of the lien of the Insured Mortgage because of the inability or failure of an Insured to comply with applicable doing -business laws of the state where the Land is situated. 5. Invalidity or unenforceability €n whole or in part of the lien of the Insured Mortgage that arises out of the transaction evidenced by the Insured Mortgage and Is based upon usury or any consumer credit protection or truth -int -lending law. 5. Any claim, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors' rights laws, that the transaction creating the lien of the Insured Mortgage, is (a) a fraudulent conveyance or fraudulent transfer, or (b) a preferential transfer for any reason not stated in Covered Risk 13(b) of this policy. 7. Any lien on the Title for real estate taxes or assessments imposed by governmental authority and created or attaching between Date of Policy and the date of recording of the Insured Mortgage in the Public Records. This Exclusion does not modify or limit the coverage provided under Covered Ri;k 11(b). C'{+minitu1ent C'k,%cr - ',i .� i V_N ixed N-1!71 SCHEDULE OF EXCLUSIONS ]FROM COVERAGE (continued) AMERICAN LAND TITLE ASSOCIATION OWNER'S POLICY (06-17-06) EXCLUSIONS FROM COVERAGE The following matters are expressly excluded from the coverage of this policy, and the Company will not pay loss or damage, costs, attorneys' fees, or expenses that arise by reason of: 1. (a) Any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) restricting, regulating, prohibiting, or relating to (i) the occupancy, use, or enjoyment of the Land; (ii) the character, dimensions, or location of any improvement erected on the Land; (iii) the subdivision of land; or (iv) environmental protection; or the effect of any violation of these laws, ordinances, or governmental regulations. This Exclusion 1(a) does not modify or limit the coverage provided under Covered Risk 5. (b) Any governmental police power. This Exclusion 1(b) does not modify or limit the coverage provided under Covered Risk 6. 2. Rights of eminent domain. This Exclusion does not modify or limit the coverage provided under Covered Risk 7 or 8. 3. Defects, liens, encumbrances, adverse claims, or other matters (a) created, suffered, assumed, or agreed to by the Insured Claimant; (b) not Known to the Company, not recorded in the Public Records at Date of Policy, but Known to the Insured Claimant and not disclosed in writing to the Company by the Insured Claimant prior to the date the Insured Claimant became an Insured under this policy; (c) resulting in no loss or damage to the Insured Claimant; (d) attaching or created subsequent to Date of Policy (however, this does not modify or limit the coverage provided under Covered Risk 9 and 10); or (e) resulting in loss or damage that would not have been sustained if the Insured Claimant had paid value for the Title, 4. Any claim, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors' rights laws, that the transaction vesting the Title as shown in Schedule A, is (a) a fraudulent conveyance or fraudulent transfer; or (b) a preferential transfar for any reason not stated in Covered Risk 9 of this policy. 5. Any lien on the Title for real estate taxes or assessments imposed by governmental authority and created or attaching between Rate of Policy and the date of recording of the deed or other instrument of transfer in the Public Records that vests Title as shown in Schedule A. Commitment Cover - WA (Revised 8-07) SCHEDULE OF EXC'LUMONS FROM COVERAGE (con inised) AMERICAN LAND TITLE ASSOCIATION HOMEOWNER'S POLICY OF TITLE INSURANCE FOR A ONE -TO -FOUR FAMILY RESIDENCE (10-22-03) In addition to the Exceptions in Schedule B, You are not insured against loss, costs, attorneys' fees, and expenses resulting from: 1. Governmental police power, and the existence or violation of any law or government regulation. This includes ordinances, laws and regulations concerning: (a) building (b) zoning (c) Land use (d) improvements on the C.and (e) Land division (f) environmental protection This Exclusion does not apply to violations or the enforcement of these matters if notice of the violation or enforcement appears in the Public Records at the Policy Date. This Exclusion does not limit the coverage described in Covered Risk 14, 15 16, 17 or 24. 2. The failure of Your existing structures, or any part of them, to be constructed in accordance with applicable building codes. This Exclusion does not apply to violations of building codes if notice of the violation appears in the Public Records at the Policy Date, 3. The right to take the Land by condemning it, unless: (a) a notice of exercising the right appears in the Public Records at the Policy Date; or (b) the taking happened before the Policy date and is binding on You if You bought the land without Knowing of the taking. 4. Risks: (a) that are created, allowed, or agreed to by You, whether or not they appear in the Public records; (b) that are Known to You at the Policy Date, but not to Us, unless they appeared in the Public Records at the Policy Date; (c) that result in no loss to You; or, (d) that first occur after the Policy Date y- this does not limit the coverage described in Covered Risk 7, 8.d, 22r 23, 24 or 25. S. Failure to pay value for Your Title. 6. Lack of a right: (a) to any Land outside the area specifically described and referred to in paragraph 3 of Schedule A; and (b) in streets, alleys, or waterways that touch the Land. This Exclusion does not limit the coverage described in Covered Risk 11 or 18. Commitment Cover - WA (Revised 8-07) 0 0 The matter; kstei beloww, each poiicy fo-rn are expressly excepted ronin t€he coverage of that policy and that poticy duffs net insure against kens or damage {aryl the CamE�any Mil not pay ,_acts, attorneys' fees-cr expense -5; vihi,h arise. by reason. thereof. SCHEDULE B EXCEPTIONS APPEARING IN ALTA OWNER'S POLICY — STANDARD COVERAGE AND STANDARD COVERAGE LOAN POLICY 1. Taxes cr assessments which are nM oro payable or which are not shown as existing herbs by the rewords of any taxing arAh-.nty that levies taxes or assessments on rest prop?rty or by the puNic records; praceedrngs by a pu85c agency ,which may result in taxes or assessments, or notices of such pro_eej?nras, .theth=r ar not shown by the records of such agency a, by the public records. -`n'} fads, rig`ts• interc�ts or clarrr3 whi,^.h rr6 not sh7�+n by t public re corti5 but hhich ccvtd be au:ertained by are inspe,:tson of thE- larwj or :which may tie n:s=rt d by tvrsons in prssesscn, or cknmin.7 to ie �o poc,e55irn, thescaf, 3. 5asernerm kers or �rcumbrances, er dams the,-aof, ;,teach are nat shown by the. pubi=c re_ords. A. any enCr3a&,ment, encumbrance, violation, vanabon, or adverse c;r-um3tanc? affecting the Title that would tv drscicsed by an accurate and coma i_te land survey of the Land, and that is not shown by the Public R=r.-ards, S. Any lien, or right t0 a Jer5, For labor, ntateffai, s=r+ices or oquipment, or for Contributions to employee €:ehetit plans, or liens u=nder Workmar3 Cnnhpj insaticn Acts, not disclosed by th0 public racorcts. 5. (a) Unpatented rr�nirvg cdaims; ;L-) reserrabcns or excek-terns in patents or Ln Acts author¢rrxg the issuance thereof; (c) Indian treaty cr aboriginal rights, mcluding, but rrot limned to, easements or equitable senjitucles; or, td) nater rights, dawns or title to neater, uheth?r 3r not the rnatters ex(:eRted under (a), (b#, (c) or !d) are shown by the public records. 7. Right of use, control or rQ(fcimton by the UrNited States of America in the exerose of po•,aers over navigation; any prohibition or limitation on the use, of upancy or rmprz?vement of the land resulting firm the rights of the public or riparian ovmers to use. any waters which may cove.' the land or to use any portion of the land a hrrh ;s nov: or may formerly have been coffered by water. S. Any ser�ir'e, in5tallaUcn.-crnecbon. maintenance or r,,.mtructr.n charges far sewer, nater, electr <". or garbage collection or disposal, nr -Alai uv!iNes unless disclosed as an existing Icer by the public records. SCHEDULE B EXCEPTIONS APPEARING IN ALTA OWNER'S POLICY — EXTENDED COVERAGE t, Taxes or assessnhents rthrch are not now payabl.? Dr which are net shown as existing diens by the records of airy taxing authority that levies tares or' assessments on re4 property cr by the public records; proceedings by a pWic agency hhrch may result in taxes or assessments; or notices of such proceedings, whether nr not shown by the records of such ag3ncy or by the public records. 2. U)wterground easerrlents, servitudes or ii stabations which are not discksed by the public records. 3, (a) unpatented Mt Nng claims; (b) reservat;ons or exceptions in patents or in Acts authorizing the usuanoe theraaf; (c) Indian treaty or aboriginal nghts, including, but not Limited to, easements or equitable servitudes; or, td) water rights, clams or title to water, whether or not the matters excepted under fa), fh ), (c) or (d) are shovin t<y the public records. 'O'Cr regulatrcn by the hirced Srates of Arnenea in the exorcise of powers aver naargation; any proltrtmuon or kmitatrcni on the 4. night of use, CO�t use, ocr_upan4Y ar inrprovement of the land resulting frau the right; of the public or riparian owners to use any waters which may cover the land or to use any pontic n of the land which is nq%v or may formerly have been covered by water, 5. -fry s?rvr.:e, rnstal€atrcn, connection, maintenance or construction charges for sewer, water, electrx-rty, or garbage collection or disposal, or oth-�r uioMt es unless disclosed is an exi5hng lien by the puhli; re-crds- SCHEDULE B EXCEPTIONS APPEARING IN EXTENDED COVERAGE ALTA LOAN POLICY (06-17-06) and ALTA HOMEOWNER'S POLICY OF TITLE INSURANCE (10-22-03) w q�neral eXcr 7 cr appy r ii, these ,:Fvkcy fon;is. Commitment Cover -SNA (Revised 8-07) 0 9 °3 14450 N.E. 29"' PI., #200 { �.1,. Of Bellevue, WA 98007 -T .r3 1 i C -)H -P C1.0 Pl,�r,. r 'a l Phone: 888-267-2301 1VIe trax: 42S-646-3513 Windermere Real Estate Diane Charouhas 737 Market Street Kirkland, WA 98033 SUPPLEMENTAL NO. 1 OF THE SECOND COMMITMENT TITLE COMMITMENT NO. NWR] - 40052244 Re: File No.: NWR3 - 40052244 - TO Title Officer: Nathan Warwick Reference: Buyer/Borrower(s): William Finkbeiner Seller(s): Robert Anderson Subject Property: NA, Renton, WA The following Note has been amended to read as follows: Note 4: Based on information provided to the company, on the date of this commitment it appears that there is located on the land: a Vacant Land known as: NA Renton, WA EXCEPT as to the matters reported herein above, the title to the property covered by this order has NOT been re-examined. Dated: August 16, 2010 DWH Supplemental Page 1 of 1 q V! Know all men by tho?Se Presents; that we (1) the underskined, owners in fee. Y siamle of the land describe re ad herein, Kerebv declare this covenant an nla4_ T%j. same on record. -19 A. We (1) are (,am) the Owner($) In fee simple of the follottinq described real estate situated if, Kinq County. State of Vashinaton, Tn wit-. pp 011 WHICK WE (1) desire a single family residence serviced by a septic tack and drairfield. NOMHEPEFORE, we (1) agree and covenant that said cwnPr(s), their successors and assigns will not construct or maintain, single family residence on less than WD an one half aceas JZ 112). unless such second and subseauent residences are connected and receive sewer service from a legally constituted sewer district of m6nicipalfty. These covenants shall run with the lard and shall tte binding on all Parties having or accluirina any right, title, or interest in the land described herein or any naet thereof, until a release of covenant is filed by the Seattle - King County DeDartmwnt of Public Health nr its successor. witness our bands this ay a Nners i<ErC� F 71. :'c State of Washington -:PSI County, of King I, the undersigned, a Notary Public in and for the above named rountv And State, do hereby certify that on this day of to me known to be the individuals described in and who executed the within iimtruchemt, and acknowledge that they signed and sealed the same as (his)(her) (their) free and VDIUnt4tV act and deed, fa: the uses and purposes her1n mentioned. Biwn under ny hand and official seat the day and year last above written. Notar and for the State of Washington 7 v publd reg dina at 79L.'--4;___' FILED for Record at ReqUeStof FRIO, AU -4, 'j oeeartrler+t of Records and Elections Room 311 County administration MY. Ames's j L r5 3rd and James ..................... F. Seattle. Washington, 98104 )7 - ........... ,.S Phoge 344 4215 % .. �. Gx' �:ina"t�la,%v3fG�`Tiffs'.+cr.�t;tit"ny�F'�r+��:�'�a7F5�?-::.7 �wi,:T: - S*} T I r it I Y = "N' .01Lpr7 � ?5 _�• a -1 � S*} T I r it I Y = "N' � ?5 _�• a -1 10.7 � a l�aY�Sf��+e.�ra']`.�, ;;lAay�w��a:7 ^cRt•�•i �`"�k��1`- i'[ z�, L1rL 4,,qi'� ', , (:1:111;1+hh_I,li1.11:1! til,' ft!'Y'UhlH•;� �. KNOW ALL kt N' 13Y THESE. PRGSE{s1T5, That MEtVYN ,TACK ROTi[IIUL`K� bas Made, vonstitulted aucE .,1+lmiulrtl, .till I,y Llrr•:ar, 173'011cntn [it ,;!; 131.,1.,,, y' r 'Coa'stitute and appoint MBLVIN JACK ROT"ROCX, SR. his true anti ' awful attorney,. for 170, and ir, his name, place. and stead, and '. Far. his use and benefit, and to ask, deman<Z, sue for. recover, called' L and receive. all such rums .gf money, debts, dues, accounts, legacies,- ; bequests, interests, dividends, annuities and ciemane's ,:hatsoever, as CSD } are now or shall hereafter become due, owing, cal'a51e o= be 10 r to :. er MELVIN JACK PAT11POCK, JR, , iln.l brave, liar d11ia t irAr' 231.1 wfit i ' and means in his name, or otherwise, for the recovery thereof, by y_ t=: attachmcrcea, arrest, distress or OL!teYW9C, ;incl tri compromise a11d agree h� ' for the same, and to make, sign, seal and dciiver a c�cluittancr.s, or . ether sufficient discharges for tt:e same; :or him and in his nnwe, 7., - to bargaini contract, a ree far, : g purchase, roceive and take isncis tenements,.hereditAMents, and accept tlse sci7.inq and pt►sseseior; nE .111 r= r7 lands, and all deeds, and other assurances in the law. therefor; - i 1; arid. to. iedse, let, demise, bargain, sell', remise, release, conv%-v, mortgage and hypothecate lands, tenements, and hereditaments, ut+on such terms and conditions and ua�t or such covenants as It e shall tfji11F; { fit;. to assign and transfer any mote or mortgage; to dedicate any :i street, avenue, alley, nlae0, way or Park for public uses. ALSO, to g: bargain'and agree far, buy., sell, mortgage,-htlpothecate, and in ariy and -every Fray and mhnner'd,±al in and with roods, wares and merchandise, `3 choses in action and other property, in possession or in actinn, and. to release inartgages on lands or chattels, and to Tjallce, do and r i ' transact. all and eirery kind of bur.1ness al' whatsoever 'nature and kind, ANii, also, for him and in his name, and as li.s act and s des '. '.to .sign,' seal, execute, deliver and ack CVL g= such deeds, `f b ti leases and assignments of leases, -covenants, 111dFnturrs, agrC[`merltR, martgayr.s, hYPOUldcatLolls, 1rutLom ins, c11.3rt@r pas t i.rs, Ui Lls a {' '7. euaaRy, RccwtRa JORrr>to" a CURRAN -} A oil TCTS RT NAW oF. lttnrnay R.�, we.w ie0y, -- f etiY?�C`3e-..'u�Y",3., 7�tC+°i•.a' - .. � .}:. ,r. ISA"-...-_-_...._� � _ -A�p i r� C; 2z day of June 14 76. lading, bills,' bands, note., rrr-pil+tS,. ��V.ide?nr�?r: r,C �9chC,'rr.liasr•:: ,�n,i +K in the ,presence of. I sal fill ir4:11,111H d j 1]1&gt11nhi!1, '11VI 41111-1. 1--1A r?, .ihll .i1j,114 6111,.1 r instruments in writing, of whotsoever kind or nature, as may brt k ''nacGssary or 73 roper- in the prumi ncs: k` < r -K {,Ivm. Am.) [;RANfiNG un[.n his said attorney full power and f aulfidr.ity to do and perform a11. and ev,:ry act aild thing wheitgoavo r .' :. Yequ s'site .,nd necesn3r7 to be do. -u is a.hd about the premises at; Cully , COUNTY M . .to all intents and purposes as he might or could do, if personally.: Signed-. a•Notaryy an or.tEle of �- present; MELV1N JACK itOTHRO'CK, JR. Hereby ratiEVing and F; cia- : confirming allthat his said attorney shall lawfully da or cause uses-and'purposes:therein mentioned. g. . to be done, by virtue of these presents. IN WITNESS WHER60F , � have hereunto set my hand and 'seal the 2z day of June 14 76. Sign@d and sealed artd'deiivered Melvin• Jack Rothrock, Jr.' in the ,presence of. I A ,i.. STATE OF WASHINGTON) 'OF COUNTY M . on this day of J 19�, before rne, the under-' ' Public in State Washington, 'duly Signed-. a•Notaryy an or.tEle of Ca miesionecl .olid sworn, personally appeared MELVIN JACK. ROTHROCK, 7R., to me known -to- be'the individual 'des ceibed in and.who executed the f6regoing-in5trur6enf, and acknowledged to'me'-that he sign@d'and seale th+r said`insirurnentLas 'I. is free and vOluntary act and deed for the uses-and'purposes:therein mentioned. [,iiTN$SS my hand and. official seal hereto affixed 'the day and year `.n thio certificate Shove -written. - :Yc NCffrARyBLIC in na or t e,StatX of WaL gton, .re icling at CURRAN. HL[rrwa: JONN�ON-� CYNISAM - 'nr KWr. Nf/n RE911 - pagc 2 Power ni' nttnrnm,. 4 AFFIDAVIT OF INSTALLATION OF PUBLIC INFORMATION SIGN City of Renton Planning Division 1055 South Grady Way, Renton, WA 98057 '-;'rt Phone: 425-430-7200 Fax: 425-430-7231 )f ) STATE OF WASHINGTON COUNTY OF ICING being first duly sworn on oath, deposes and says: 1. On the day of� , 20_L�:L_, I installed public information ign(s) and plastic fl", ly o on the property located at i L �fo`r�hefollowing pr ject: Pr ject name r----> LLL ,.Aj EeEA3 11- 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) was/were constructed and installed in locations in conformance with the requirements of Chapter 7 Title 4 of Renton Municipal Code and the City's "Public Information Si s fns Ration" handout package. Installer Signature SUBSCRIBED AND SWORN to before rre-this day of i , 20� . Notary Public ' State of Washington DONNA J R11 OTARY PUBLIC in and for the State of Washington, My Appointment Expires Dec 28, 2013 esiding at 4 My commission expires on rt H:%CED\Data\Forms-Templates�Self--Help Handouts\Planninglpubsign.doc - 3 - 0310612009 0 6 NOTES: I Uso4'X4'x12'POSTS a I- PROPOSED LAND USE ACTION e f � x (Provided by APPlicni) Type of Aatiarl: (Prods -- SITE MAP_ _ _ _ _ _ — Project Name: (Provided byAppllcant) Laminated t €+ � If Site Address: (Provided by Applicant) ; t �c installed by AppGcant YoSUBlutITCOMMENTS OROBTAIN L ------------------ J AD101 ifONAL INFORMATION PLEASE O CONTACT CITY OF: RENTON STAFF AT: � v Oevelaptnent Services Division - — i 1055 South Grady Way reserved far � i PLASTIC i Renlon, Washington 98055 i City provided ; CASE o (425) 430-7200 PUBLIC j ! Installed by F r' NOTICE applicant Please reference the pmject number- If no 5'X14'' number is listed reference the projecl name. Installer Ir.structAors: Please ensure the bottom of the sign does not exceed 48" frcrl the grciAnd. X 97 NOTES: I Uso4'X4'x12'POSTS Use 4'x 8'x 1.2" PLYWOOD Use 112" 3" GALV. LAG BOLTS- W+VIIASHZRS f � x LETTERING: � Use HELVETICA LETTERING, €+ � If 13LACK ON WHITE BACKGRDUND. �c T)7LE WALL CAPS 4' OTHFR 1112" CAPS and t" LOWER CASE H:%CED1DataTorms-Templates\Seif-Help HandoutsTfanninglgubsign.dm -4- 03/06/2009 Pzintcd: 12-22-2010 CITY OF RENTON 1055 S. Grady Way Renton, WA 98055 Land Use Actions 3f u}i RECEIPT , Permit#: LUA10-090 ;, , Payment Made: 12/22/2010 02:15 PM Receipt Number: R1005591 Total Payment: 5,150.00 Payee: WILLIAM EDWARD AND KRISTEN STIENHAUSEN FINKBEINER Current Payment Made to the Following Items: Trans Account Code Description Amount ------ 3080 ------------------ 503.000000.004.322 ------------------------------ Technology Fee ---------------- 150.00 5010 000.000000.007.345 Environmental Review 1,000.00 5011 000.000000.007.345 Prelim/Tentative Plat 4,000.00 Payments made for this receipt Trans Method Description Amount ---------- -------- ---- Payment Check 1020 Account Balances Trans Account Code Description 3021 303.000000.020.345 Park Mitigation Fee 3080 503.000000.004.322 Technology Fee 5006 000.000000.007.345 Annexation Fees 5007 000.000000.011.345 Appeals/Waivers 5008 000.000000.007.345 Sinding Site/Short Plat 5009 000.000000.007.345 Conditional Use Fees 5010 000.000000.007.345 Environmental Review 5011 000.000000.007.345 Prelim/Tentative Plat 5012 000.000000.007.345 Final Plat 5013 000.000000.007.345 PUD 5014 000.000000.007.345 Grading & Filling Fees 5015 000.000000.007.345 Lot Line Adjustment 5016 000.000000.007.345 Mobile Home Parks 5017 000.000000.007.345 Rezone 5018 000.000000.007.345 Routine Vegetation Mgmt 5019 000.000000.007.345 Shoreline Subst Dev 5020 000.000000.007.345 Site Plan Approval 5021 000.000000.007.345 Temp Use, Hobbyk, Fence 5022 000.000000.007.345 Variance Fees 5024 000.000000.007.345 Conditional Approval Fee 5036 000.000000.007.345 Comprehensive Plan Amend 5909 000.000000.002.341 Booklets/EIS/Copies 5941 000.000000.007.341 Maps (Taxable) 5954 650.237.00.00.0000 DO NOT USE - USE 3954 5998 000.000000.000.231 Tax 5,150.00 Balance Due --------------- .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 Remaining Balance Due; $0.00 - LU A-- XX- XXX- FP LND-XX-XXXX 13 NA, -�.i_.fit,.. -&`;,-�.}:s-'-b,::_ :.,. ^. .,.�.kE:�.s` ""� ,'e. `<�'_ �""�.". yi':-rNWS ;�mS=WT-R W. M . C ITY��0-:5-,REN T NAKI NG:.0 U N 1Y WASHINGTON . _FGA!_ DE. EASEMENT PROVISIONS /� ES: TH S 0TH1S.. RELIINAR: PLAT::ARE.,.FOR'_.THE .LIMITED PURPOSES . s T.'< UARIER OF....THE_ SOU .HW ST. UA TE OE ..SECTION 1,1 TQWNSNIP 23 E...EA E EN S..� . THAT a ORT 0 .OF. T E NORTHWES < .. E R ,.. _ _ M - T T �_ _ A: s rs<? �c .•r.. •s1r. ... .: �._,st.�,�„ t;..a,: ,yesxN y t*,: ,+:.. '" S.%ke< v.. .. -.._ .. H. .... .... .... ... `c .'. +..-....., .r ., .. .:. .;1 d,...> thi�..'e. .. P.. • .-l... :.�`.......- ..:.c .:.. ,..-- .- h - „• ,.+:c.^ --j'r. R'..'..r , ^- -ems .c. _`s. {'Y• ...J _.-ia ',�: •: NORTH==RANGEF-5.-uEAST;aLW:M:;;SIN -KING BOUNTY;WASHINGTON;�—DESCRIBED AS FOLLOWS:—�= ���- ��:� LISTED -BELOW AND SHALL BE� CONVEYED FOLLOWING- THE RECORDING OFA I AL P .- BEGINNING. AT THE NORTHWEST CORNER OF THE SOUTHWEST QUARTER OF SAID SECTION 11., THENCE SOUTH AN EASEMENT IS HEREBY GRANTED AND CONVEYED TO THE . CITY OF RENTON KING COUNTY WATER DISTRICT ALONG THE WEST 'LINE OF SAID SUBDIVISION, 330 FEET TO THE TRUE POINT OF BEGINNING; ,u P�r,�.ry rA-< ,.- THENCE EAST 1320 FEET, MORE 'OR LESS, TO THE. EAST LINE OFSUBDIVlSION;#90,PUGETSOUND 'ENERGY, QWEST, COMCAST, THE OWNERS OF ALL LOTS WITHIN THIS PLAT AND THEIR THENCE SOUTH, ALONG SAID EAST LINE, 315 FEET; RESPECTIVE. SUCCESSORS AND ASSIGNS, UNDER, OVER AND UPON THOSE EASEMENTS DESIGNATED AS THENCE WEST 645 FEET; _ "UTILITY EASEMENT", THE EXTERIOR 10 FEET PARALLEL WITH AND ADJOINING THE STREET ' FRONTAGE OF ALL THENCE NORTH 157.5 FEET; LOTS AND TRACTS IN WHICH.-TO INSTALL, LAY CONSTRUCT, RENEW, OPERATE AND MAINTAIN UNDERGROUND . THENCE WEST 675 FEET, MORE OR LESS, TO THE WEST LINE OF SAID SUBDIVISION; CONDUITS, CABLE, PIPELINE, AND WIRES WITH THE NECESSARY FACILITIES AND OTHER EQUIPMENT FOR THE THENCE NORTH ALONG SAID WEST LINE, 157.5:FEET TO THE TRUE. POINT OF BEGINNING; PURPOSE OF SERVICE TO THIS SUBDIVISION AND OTHER PROPERTY WITH ELECTRIC, TELEPHONE, GAS, CABLE T.V. SERVICE, SEWER, WATER AND DRAINAGE TOGETHER WITH THE RIGHT TO ENTER UPON THE EASEMENTS EXCEPT THE WEST 30 FEET THEREOF FOR .ROAD; AT ALL TIMES FOR THE PURPOSES STATED. NO LINES OR WIRES FOR THE TRANSMISSION OF ELECTRIC CURRENT, OR FOR TELEPHONE USE, CABLE TELEVISION, FIRE OR POLICE SIGNAL FOR OTHER PURPOSES, AND EXCEPT THE NORTH �F.EET OF THE WEST " FEET; SHALL BE PLACED ' UPON ANY LOT UNLESS THE SAME SHALL BE UNDERGROUND OR IN CONDUIT ATTACHED - TO A BUILDING 2. THE 12 PRIVATE ACCESS=`EASEMENTS OVER LOTS 3 AND 4 ARE FOR THE BENEFIT OF LOTS 2 AND 5 RESPECTIVELY. MAINTENANCE OF SAID EASEMENTS SHALL BE SHARED IN EQUAL PARTS BY THE OWNERS OF RESTRICTIONS OF R CORD LOTS 2 AND 3 . AND THE OWNERS OF LOTS 4 AND 5 FOR THEIR RESPECTIVE EASEMENTS. �=�PER��COMMONWEAL .H ORDER:` NUMBER,, 40,052244, . RECORDED. YF.UNDER .RECORDING 1. SUBJECT TO ESERVATIONS CONTAINED l D.E.ED FROM PRR C� . P_ . xn�:: > NUMBER6fi514 RESERVIING MINERAL` AND OTHER RIGHTS: SAID RESERV,4TION SIS X'' BLANKET AND NOT RESTRICTIONS 1= �R CRITICALAREA TRACT AND CRITICALAR AN BUFFERS PLOTTABLE. z ?= -,,: TRACT/CRITICAL AREA AND. BUFFER CONVEYS TO, THE PUBLIC A BENEFICIAL 0F, A,�CRITICAL,..AREA. C L a ...:, DEDICATION. / OVE A T . LM _:'OS D BYw:-I ST, U E RECORDED `UN.DER RECORDING, , .,...,::.�.._ ..r..._<. 2 �.�,:S.UBJ QCT TO •-DECLARATION r,DF,�,C, .._ NN P E ..... .,,. N... R M NT ,_. .. _ .� . �� �. . , .. . .r.. ., -�..k, z.......,.,. . b.. u.:.,. _., ...v „<..... z. . , ..! .....,r: ..._x...�. .s.. "F.-a.....,,,._._._ .,�,::- tt',= 2U::i%. e=s a;...S.:a.K...::._.k,.caa=x.. r., .....,.. _ ':3: :'r: r -"�: . INTEREST IN �yTHE--LAND- WITHIN ,THE TRACT CRITICAL .AREA AND BUFFER.. THIS INTEREST INCLUDES THE `NUMBER 8103190403:`-'``NOT PLOTTABLE. ., TRACT/ CRITICAL OF NATIVE VEGETATION FOR ALL PURPOSES. THAT BENEFIT THE PUBLIC HEALTH, SAFETY' AND 3. SUBJECT TO THE TERMS ND. CONDITIONS OF CITY OF RENTON ORDINANCE NO. 461.2, AS RECORDED UNDER.. WELFARE, INCLUDING CONTROL OF SURFACE WATER AND EROSION, MAINTENANCE OF SLOPE STABILITY, AND RECORDING NUMBER9fi 62109-66 PROTECTION OF. PLANT AND ANIMAL HABITAT. THE CRITICAL AREAS TRACT/CRITICAL AREA AND BUFFER IMPOSES _ UPON ALL PRESENT AND FUTURE OWNERS AND OCCUPIERS OF THE LAND SUBJECT TO THE TRACT/CRITICAL AREA AND BUFFER THE OBLIGATION,. ENFORCEABLE ON BEHALF OF THE PUBLIC BY CITY OF RENTON, TO LEAVE 0 UNDISTURBED ALL TREES. AND OTHER VEGETATION WITHIN THE TRACT/CRITICAL . AREA AND BUFFER. THE VEGETATION WITHIN THE -TRACT/.CRITICAL AREA AND BUFFER MAY NOT BE CUT, PRUNED, COVERED BY FILL, REMOVED. OR DAMAGED WITHOUT APPROVAL IN WRITING. FROM THE CITY OF RENTON COMMUNITY AND ECONOMIC DEVELOPMENT 'OR VESTED OWNERS. ITS SUCCESSOR AGENCY, UNLESS OTHERWISE PROVIDED BY LAW. ROBERT LYNN = & GALE LEE ANDERSON THE COMMON BOUNDARY BETWEEN THE TRACT/CRITICAL AREA AND BUFFER AND THE AREA OF DEVELOPMENT i 3607g,,4 --AVENUE SE ACTIVITY MUST BE MARKED OR OTHERWISE FLAGGED. TO THE SATISFACTION. OF CITY OF RENTON PRIOR TO ANY .,..� f � NORJ END, WA.. 98045.: CLEARING, GRADING, BUILDING CONSTRUCTION OR OTHER DEVELOPMENT 'ACTIVITY: ON A LOT 'SUBJECT TO THE CRITICAL AREA TRACT/CRITICAL AREA AND BUFFER. : THE REQUIRED MARKING OR FLAGGING SHALL REMAIN IN PLACE. UNTIL ALL DEVELOPMENT PROPOSAL ACTIVITIES IN THE VICINITY OF THE. CRITICAL AREA ARE COMPLETED. OLympu Vi LLA ENGINEER: NO BUILDING FOUNDATIONS ARE ALLOWED BEYOND THE 15-FOOT BUILDING SETBACK LINE UNLESS OTHERWISE .OFFS ENGINEERS, PLLC - PROVIDED BY LAW. C/0 DARREL Z4b_ FFE, PE 13932 t SE -'159TH PLACE RENT,ON; WA..98045 LUA-XX-XXX-FP LND-XX-XXXX 7:11I.I.I.I.I.I.I.I.I.I.I.I.I.........,. ::� wM TYPE 1 B 3.36 IES 515.02 514.96 J NW 1/4, S 1/4, SEC. 11 T. 23 N., R. 5 E., W.M. CITY OF. RENTON, KING COUNTY, WASHINGTON PARCEL N0. I �ARCEL N0. 11230599084 23059032 CATEGORY 3 WETLAND- WITH 25 \ 1310FFER. SEE WETLAND REPORT: \ PARCEL NO. 123059039 \ 1 1 ,,,.. 16 A I 7n'_.�.,���. 111 0 5 6,326 sq. ft. 101 ■■ 2"CONC(N)IE=515.57 , 2"CONC(S)IE=515.02 ITt l L CL` L1YV1.123059 04.-3059040 2$ \12"A 70' 109. 18'cw �� �� _.8.• 7f .; 2 "CW S A� 20-c f�' :......: 278' 0 12"a P' .► -�_ 199' 12"A -- J _ fit. 26.5 6 `•A \ `M` .. . /•f.'1- u- - -- -- ---- - Z� ;�7 - - - -- g"q `, �q,3L6 SCS. 1-2 ' 127A 1 .. .., �DQ2 -A 1 N " 18C 1 8,706 sq. f` r o ,4 A / •1 �f �+ 14-A � •'•'.'.. '•'.'�'•', EASTERN WETL4N N !� LOCA O 16"cw "A e-�'ROVID N �``' ` •��BOLINDARYPROViDED BY Bl OG `t fi 2fi4 s ft. -.� .�.� .....�. .y �• .. 5,491 sq.9ft.(NET) "� l.•.....•....y... , ......•,:.� ;�,..•.•.,1 \ 0 26. �-, A�$. .: ' F R •WET • E� •. '� �� 70' `5 6"A F�EPpRT.:•:.'.` `...;• :::'•'•'•'•'•' '•.{ " -' Nt 24 W •A r 10.5 U3 ;�-.:•:•;•:.;•;•:`�•..-.... .... -;- C3 " . �. / 1 36.24'��`�'4 c `- :B7�s a.•sq:.•f .•. •� �, 293.,1 2 s ft. LL,J R`�F `I U __ _--___ k V 2 2 S.F. ,•.•.•.. -� f, .. 25 v 18"cw 12 "cYl `. ; . , 1 0 1 �. ., / ;:. . , ,.': •# TRA 14"cW 7 5 s ft. 1 _QT � q• r` 5,909 sq. Q p '� �.•,•. ..-. .� �-- { 5,050 sq. ft.(NE'" S30 .:.3..:.:.. ts- / �, . a /rte 16"4w f •' •� \ ' 1 _ - (p . �1 A\ 53563 sq: ft. '� , s, 23 14 6 � 1 / 012A t :ul / �-�--- 3' 26.5' 26.5' c p) �r 22 QL _ N.s727-21 " �-- � 199 ..TOP EL -531.78 INV. EL.= -+/--521.78. 22 G TABLE TAG # LENGTH DIRECTION/DELTA RADIUS Cl 35.91 20634'22" 100.00 C2 31.98 18' 19'19" 100.00 C3 10.45 5'59'22" 100.00 C4 36.16 8' 17' 11 " 250.00 1 103.08 N '00* 17'36.' E L2 95.07 N 87'27'21 " W L3. 54.42. N 00' 17'36" E L4 .7.64 S 00' 14'50" W