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Home My WebLink AboutReport 1SOOS CREEK WATER & SEWER DISTRICT 14616 S.E. 192nd St. • PO. Box 58039 • Renton, WA 98058-1039 • Phone (253) 630-9900 • Fax (253) 630-5289 Certification of Water Availability .for the Plat of: Rosa Meadows Soos Creek Water and Sewer District certffles herewith that the water SJ'Stem inslalled in the referenced p/111 has been accepted for maintenance mul operation. 11tis water l)'Stem has been incorporated into the Dislrict's water !J)lstem and serPice will be provided to tile connecting properties on the same basis and under the same conditions as all other customers oftlt.e water di.rtrict. Alf /o/.1"/1111its witl,in the plat'!(: Rosa Meadows now have wmer available by service co11nectio11. A water meter applicmion muJt he obtained at the Soos Creek Water and Sewer District ,i{fice prior to cmmection. /(c,n -~ee,c:_ Ro11 Speer ~ District Afanager cc Local Fire ./Jeparl111e111 r,w.wluy. October tJ7, J0/4 />age I of J www.sooscreek.com LAND USE HEARING SIGN-IN SHEET Rosa Meadows Preliminary Plat/LUA 13-001537 PLEASE PRINT LEGIBLY \/ 1/\V\ I ADDRESS NAME (including City & Zip) ·;:,. e ul. tJ//1 ;f ,1 A SO:JJ .JF 2~1 JJ I&-fr.. 57~"' }-,9 ,ff ' E. vAN ,v\ 0nv >-) "':,1 c/oi) 'l' ,,._ Ave SC {ek,,,./ /vhf ')~co; E.12...,c i ~b2.J.<=s 1-i.3 "'la;;, B rZ Li oc S · ('"..J.,7./ [Jc, 4 'i' D:Ll3 v~~ (]'kcme J 7 L/ 'f c"1_ t,<J A.1f--e_y e-vt W ,4-t,f c'('&)'to 1l> f'A: o v E/71 ·1 p,o IY DCj 5o . 2 7 'Th s;..7 e'en11;>i0 CJ 'if. . · I . i 111)1 '--l s /\;f i .• ,, , . {," Dev 5cvc1 , cf 1) I /. l / L , V 'i'--- - Phone # with oreo code (optional} '-f)s-t/17 boJ'-( i..s~ ~sH-G.i tJ Z53 · ~g-l:,tf 3 -zob &1"1 zce,1-z_ -;z,o "" ~-3 '5,, -?5~ "'/70'/ Email (optional) {3Yc (T) ,e., nut..-~ a-,.., ev ... ").y1. J'V'."'\Yln ~ e~e1\i/,l.() ~ -er-, (. 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" " • • STA• 1!+1111.2!1 ""i [UY • ii:i.S7 • 1i " • 'i ---,· ~ :] ·$ l· r. 11_1 I ! i· -I·· ;• ,, II· 1 ' a ~1 D rn B ~ I• < -< ~ -·r I Ii, ~1m ,_;_" l'I Jr,,!!'" J_,J, . ., I " .. ~ .. ~ I I : z I ~ i •" I [" z ti ~ 8 <1H I ~L~,~ - O,Q,6 • g ,22,a ,i,.• l:1 •iJ~, • ,,11.• r· ; ~ I ,3., i' z §Io f f'"'- 8 <,1/1,L ~ 4'Q,6 .. ,. ~ • • ... ).~ I' Uij7 • 4</!.1 8 1- " " I I \ l I I \ I I: -\1 l .. L 1\ ! I ' \ ! I ' ( • • • \ --\1-------\' !' ---\ ; I . ti : \ -r- • 1---·liJ I --, \ ! \ \ r", ;I !I • ,\ I '\ \ " • I I I -I I I -I I I • • > • a " -< 6 z a ~ -< ,: m z ~ i a • "' m n -< 6 z " .• -< ~ ~ " " z " 0 m • .m " z • 0 n a C z -< .< ~ i l~i ' ~ C ~ > ' ~ ,-'1-,i ! i i ct]. ~ ~ ., rf } ' !~~ I i I' ' CONNER HOMES mlZI """ ,~~, ...... " s rmrrn • ' -a ~ : ~ ' I =.,~;:-w.,"""" I e 1 • 1.-1 ... 'ti "~ ~i ~ 0 ~ f cm"OfREffl"ON ROSA MEADOWS --=-· ~ 'j . I ; '11'11'11,HmCMl.eom -rr ~ -i;:: ~ " ; ! ~ ,! PRELIMINARY STREET PROFU..ES w...si!INGT(]N ~~,., I ~-=-I ~~ i : I , • • • _______ , ___ ·- .. -----'Ji~-~ ,' • ~ . • ! ' i ~-,----·t· ....1.1:Qtt.... ! i ' I I:·-. -+-· ·-rK I ' ' g ~i C w p " w • J • < " 0 u I • ~ 8 ----L l~- 1 I 11 N ! ! --j / I I ' ' _Q_l _D~· D l'r W ' I I I _ --I t -- "' z Q ~ ~ < I i i • I . • '~ • ' • • -........... """""",...,., ...... .. ,,-.. ---. ..... ,,,._,,, __ ... "_""J\\o,J ' . b ~ U} i ~ ' . , I . ' ~.ee,--<~=r. -. e ~ ;j ' ! I I _JQ:;. / I 11 ", I ~ j' ~ ! .. -. I I i I I I I , I . oLeaaa STlH ','llc!O,L:.,f/\ ·' I I I C, 0 I I I ! 2 3 4 5 6 7 8 9 10 11 12 13 14 15 BEFORE THE HEARING EXAMINER FOR THE CITY OF RENTON RE: Rosa Meadows Preliminary Plat LUAI3-001537, ECF, PP ) ) ) FINAL DECISION ) ) ) ) ) SUMMARY 16 The applicant requests preliminary plat approval for a 21 lot residential subdivision. The preliminary plat is approved with conditions. 17 18 19 20 21 TESTIMONY Staff Testimony Elizabeth Higgins, senior planner, summarized the staff report for the project. She referenced the revised site plan (exhibit 16) in discussing the three tracts planned. She noted that the original staff 22 report included incorrect lot sizes, but it has since been revised. She asked that the final recommendation of the staff report be struck because it was made due to a typographical error regarding the lot size of lot 17 on the preliminary plat. The City of Renton will provide sewer connections which is contrary to what the staff report states. In regard to the coal mine hazard, the "moderate" designation is described in the city's mapping system. The system provides a range of hazard designations from serious to low. In regard to open space, the City Code has no specific 23 24 25 26 PRELIMINARY PLAT -1 I 2 3 4 5 6 7 8 9 JO 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 requirements. In regard to emergency vehicle access, the Fire Department reviewed and approved the plan. Applicant Testimony Eric LaBrie, ESM Engineering, stated the applicants have worked closely with the City to develop the project. The applicants agree with the conditions of approval set by Renton staff. Additionally, the site is close to several large areas of open space at a nearby elementary school, and tracts B and C will be landscaped open space. The elementary school is in walking distance of the project, and there are continuous sidewalks and shoulders to the School. Staff Testimony Ms. Higgins noted that the walking conditions for children were not assessed in the staff report, but staff concurs there are adequate conditions for children to walk to the school. The children can access the school via 28th Street. Public Testimony Brad D'Emidio stated he has lived at 1409 S 27'h Street since 1995. His property abuts proposed lots 1 and 2. Currently, the line of sight behind his property is a greenbelt, but, with the development of these new lots, he will be looking into homes. He asked what the setbacks for the homes will be from his lot and if there will be balconies on the new homes. His home and the new lots are on flat land. Additionally, he asked when construction will begin and if there is a drainage plan for the new development. Staff Rebuttal Ms. Higgins testified that the rear-yard setback is 20ft and balconies cannot extend into this setback area. Neil Watts, Development Services, stated that the Fire Department reviews all preliminary plats and construction drawings to ensure there is adequate access to the development based on the City Code. According to the Code, single, dead-end access roads do not require a turnaround as long as they are 300ft or Jess because the truck can be backed-up. In regard to storm drainage, the sizing for vaults is prescribed by the King County Surface Water Manual. Renton will review the retention ponds to ensure they meet all standards. The maintenance of the ponds will be conducted by the City because they serve public streets. The ownership of the tracts will remain with the Homeowners Association, and the city will have an easement to maintain tl1e drainage facilities. In regard to design, there are no restrictions from the City regarding balconies. In regard to private streets, generally, Renton will not allow a street to be private if it believes the street will be extended in the future. If the street will only serve four land-locked parcels or less, then the City allows it to be a private street. Renton prefers public, grid systems, but the street width requirements are much greater, resulting in very small lot SIZCS. PRELIMINARY PLAT-2 I 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 Ms. Higgins noted that no preliminary landscaping is required for the projects. There are not many trees on the site, currently. Applicant Rebuttal Eric LaBrie stated that the builder plans on installing a cedar fence along the north boundary of the site. Construction of the site is expected to start in the summer of 2014. Homes will possibly be completed by the end of 2015. The exact home plans have not been finalized, but the homes may have balconies. The applicant does not object to a condition requiring a fence along the north boundary. Neil Watts noted that Renton's maintenance department may object to the fence requirement because of graffiti and other vandalism. Public Testimony Brad D'Emidio asked if standing water will be treated for mosquitoes. He also asked if the fence could be taller than 6ft or if trees could be planted along the northern boundary. He is also concerned for children walking to the elementary school because there are no sidewalks along S 28th Street. Staff Rebuttal Mr. Watts said that the water is not treated. The City is limited in what types of chemicals it can use in drainage ponds. The City has done mosquito abatement in larger wetland areas. Ms. Higgins stated that Renton only allows fences to be 6ft tall. In regard to school walking conditions, S 28th Street will be put through to Benson. Frontage improvements, including sidewalks, will be placed along Benson as part of this development project. S 27th Street will be receiving frontage improvements, including sidewalks, as part of a separate development project. This will leave a small section of street between S 28th and S 28th Street with no sidewalks. However, City Council has just approved a new development standard that requires single-family in-fill development to include full frontage improvements. This could potentially place sidewalks in the section of street between 27th and 28'h. Mr. Watts added that Benson has sidewalks along the road all the way to the school. There is a pedestrian right-of-way connecting 27th to Benson. Mr. LaBrie noted that the backyards of the lots are not large enough to plant big trees. EXHIBITS Exhibits 1-15 listed on page 2 of the January 7, 2014 Staff Report, in addition to the Staff Report itself (Ex. 1 ), were admitted into evidence during the public hearing. Additional exhibits admitted during the hearing are the following: PRELTh1INARY PLAT -3 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 Exhibit 16: Revised Preliminary Plat Map Exhibit l 7: Staff Report errata sheet dated 1/6/14 FINDINGS OF FACT Procedural: I. Applicant. Rob Risinger, Conner Homes. 2. Hearing. The Examiner held a hearing on the subject application on January 7, 2014 in the City of Renton Council City Chambers. 3. Project Description. The applicant is requesting preliminary plat approval for a 21 lot subdivision with lots ranging in size from 4,500 square feet to 10,661 square feet. The site is located in southeast Renton (Exhibit 2), in the Talbot Hill Planning Area. The subdivision would include three tracts. Tract 'A' would be dedicated for storm drainage control (Exhibit 7), Tract 'B' for signage, and Tract 'C' for open space. The density of the project would be 6.31 dwelling units per net acre. The site is 4.15 acres in size, consists of 4 tax parcels and has 2 residential structures and associated outbuildings that were constructed in 1958 and 1962 (Exhibit 4). Access to the plat would be from Benson Rd S by means of a new east-west road that would connect to an existing road, S 28'h St, to the east. An existing alley right-of-way would be improved to allow rear access to lots abutting the alley. 4. Adequacy of Infrastructure/Public Services. The project will be served by adequate infrastructure and public services as follows: A. Water and Sewer Service. Water and would be provided by the Soos Creek Water and Sewer District (SCWSD) and sewer by the City of Renton. Certificates of Water and Sewer Availability were provided with the land use application (Exhibit 14). Water and sewer main extensions within the interior roads will be required during civil plan review (the engineering review between preliminary and final plat approval). B. Police and Fire Protection. Police and fire service would be provided by the Renton Police Department and Renton Fire Departments, respectively. The Police Department has commented that police impacts would be minimal. Fire system needs are addressed by the City's fire impact fees. The access and road system proposed for the preliminary plat has been reviewed and approved by the Renton Fire Department. The number and location of fire hydrants will be subject to approval of the Fire Department during civil review. PRELIMINARY PLAT-4 I 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 C. Drainage. The proposal provides for adequate stormwater drainage facilities. During civil plan review the applicant will be required to demonstrate compliance with the 2009 King County Surface Water Manual and the 2009 City of Renton Amendments to the KCSWM, Chapter I and 2. Compliance with these regulations will assure that the proposal will not create any increase in off-site stormwater flows. Rosa Meadows Preliminary Technical Information Report (TIR) dated 10/28/2013, was submitted by ESM Consulting Engineers (Exhibit 13). As established in the TIR, adequate space has been reserved in the preliminary plat for all needed stromwater facilities via the dedication of Tract A for that purpose. The TIR proposes a design for a combined detention and water quality pond to be located in Tract A. System drainage system needs will be addressed by the City's water system development fee, which is $1,228.00 per lot. D. Parks/Open Space. City ordinances require the payment of park impact fees prior to building permit issuance. RMC 4-2-115, which governs open space requirements for residential development, does not have any specific requirements for open space for residential development in the R-8 district. The impact fees provide for adequate parks and open space. E. Streets. The proposal provides for adequate streets. The proposal fronts Benson Street and a new internal access through road will connect Benson Street, bordering the plat on the west side, to S 28 1 h St, located on the east side of the plat. An existing alley right-of- way would be improved to allow rear access to lots abutting the alley. The proposed street alignment has been reviewed and approved by the City's public works department. Road A will be required to develop with a 47-foot wide right-of-way with 20-foot pavement width, 0.5 foot vertical curb, gutter, 8-foot wide landscape strip, and 5-foot wide sidewalk on both sides. There are currently no frontage improvements along Benson Street. Frontage improvements will be required along the west side of Benson Rd S, which include the installation of a 5-foot bike lane ( as per the Benson Road/Main Avenue South Bicycle Lanes plan in the adopted Trails and Bicycle Master Plan, Exhibit 15), 0.5 wide vertical curb, gutter, 8-foot wide landscape strip, and an 8-foot wide sidewalk. F. Parking. Sufficient area exists, on each lot, to accommodate required off street parking for a minimum of two vehicles. PREL™INARY PLAT-5 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 G. Schools. The project area is adequately served by the Renton School District and there are safe and adequate pedestrian facilities for students that will have to walk to and from school 1. According to the staff report, it is anticipated that the Renton School District can accommodate additional students generated by this proposal at the following schools: Cascade Elementary, Nelson Middle School, and Lindbergh High School. A school impact fee, assessed per single-family residence, is required by City code to mitigate the proposal's potential impacts to Renton School District. According to testimony during the hearing, there is a school within walking distance of the subdivision and school children will be able to walk safely to that school using existing sidewalks and those required to be built for the subdivision. There will be a small section without sidewalks between the project and the school but new sidewalks will be required as new frontage improvements for any development or redevelopment of that section area. 5. Adverse Impacts. There are no adverse impacts associated with the proposal. As discussed in Finding of Fact No. 4, the proposal provides for adequate infrastructure and is served by adequate public services. The site is within an area known for potential hazards from abandoned coal mines and is mapped by the City as a moderate hazard mining area. There is no evidence available to indicate that the project would be constructed over such mines. Pertinent mining records have been evaluated and it has been verified that the proposal will not be constructed over any mine hazard area. See "Preliminary Coal Mine Hazard Evaluation," by ESNW, dated September 24, 2013 (Exhibit 8). The MDNS requires that a note be placed on the plat identifying the plat area as having a moderate hazard from coal mining activities and/or abandoned coal mine shafts. There are no critical areas on site, but the City's tree retention regulations do require the preservation of some trees categorized as "significant". There are approximately 54 trees that qualify as "significant" ( over 6 inches in diameter) under city regulations on the site (Exhibit 11 ). Of these, none have been determined to be dead, diseased, or dangerous. The tree retention formula, as per RMC 4-4-130H, for the R-8 zone, requires that 17 trees must be retained. The project proposal indicates that 7 trees would be retained. Therefore, 10 trees, or 120 "replacement inches" (60 two- inch diameter trees) are required. Aesthetic impacts are primarily addressed by the City's landscaping standards. The applicant's proposed landscaping measures fall short of City standards as identified at page 7 of the staff report and the conditions of approval require modifications to be made to the applicant's landscaping plan in order to achieve compliance. 1 RCW 58.17.110(2) provides that no subdivision may be approved without making a written finding adequate 26 provision is made to ensure that there are safe walking conditions for students that walk to and from school. PRELIMINARY PLAT-6 2 3 4 5 6 7 8 9 10 11 12 13 14 15 Conclusions of Law I. Authority. RMC 4-7-020(C) and 4-7-050(D)(5) provide that the Hearing Examiner shall hold a hearing and issue a final decision on preliminary plat applications. 2. Zoning/Comprehensive Plan Designations. The subject property is zoned Residential 8 dwelling units per net acre (R-8). The comprehensive plan map land use designation is Residential Single-Family (RSF). 3. Review Criteria. Chapter 4-7 RMC governs the criteria for subdivision review. Applicable standards are quoted below in italics and applied through corresponding conclusions oflaw. RMC 4-7-0SO(B): A subdivision shall be consistent with thefollowing 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.ffood, 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 16 supplies and sanitary wastes. 17 4. As noted in Finding of Fact 5, this criterion is not satisfied with respect to landscaping 18 19 20 21 22 23 24 25 requirements. The conditions of approval will require revision of the landscaping plan to conform to applicable landscaping standards. Beyond this the proposed lots comply with all other requirements of the R-8 zoning district as detailed by Staff at pages 6-8 of the Staff Report, which is adopted and incorporated by this reference as if set forth in full except that the reference to the substandard size of Lot 17 shall be deleted per Ex. 17 2. As shown on the preliminary plat map, Ex. 16, each lot will access a public road, either via Road A or the eastern alley. There are no critical areas on site. The developable site has physical characteristics suitable for development since it has been verified that there are no actual mines below the site, there are no critical areas on-site and the site is fairly flat as shown in the topographical lines of Ex. 7. As determined in the Finding of Fact No. 4, and as conditioned, the proposal makes adequate provision for drainage, streets water and sewer. 2 This deletion is based upon the requirement that the plat map be revised to increase the lot size of Lot 17 to 4,500 26 square feet. PRELIMINARY PLAT-7 2 3 4 5 6 RMC 4-7-080(1)(1): ... The Hearing Examiner shall assure conformance with the general purposes of the Comprehensive Plan and adopted standards ... 5. The proposed preliminary play is consistent with the Renton Comprehensive Plan as outlined in page 6 of the staff report, which is incorporated by this reference as if set forth in full. RMC 4-7-120(A): No plan for the replatting, subdivision, or dedication of any areas shall be approved by the Hearing Examiner unless the streets shown therein are connected by surfaced road or street (according to City specifications) to an existing street or highway. Road A will connect to both Benson and Road S and S 28th St. 7 6. 8 RMC 4-7-120(B): The location of all streets shall conform to any adopted plans for streets in the 9 City. 10 7. The City's adopted street plans are not addressed in the staff report or anywhere else in the 11 12 13 administrative record. However, the only public road in the vicinity that could possibly be extended through the preliminary plat area would be S. 28th St., and that is being accomplished in this proposal through the construction of Road A. RMC 4-7-120(C): If a subdivision is located in the area of an officially designed {sic} trail, 14 provisions shall be made for reservation of the right-of way or for easements to the City for trail 15 16 17 18 19 20 21 22 23 24 25 26 purposes. 8. Street improvements along the west side of Benson Rd S will include the installation of a 5- foot bike lane as per the Benson Road/Main Avenue South Bicycle Lanes plan in the adopted Trails and Bicycle Master Plan, Exhibit 15. RMC 4-7-130(C): A plat, short plat, subdivision or dedication shall be prepared in conformance with the following provisions: 1. Land Unsuitable for Subdivision: Land which is found to be unsuitable for subdivision includes land with features likely to be harmful to the safety and general health of the future residents (such as lands adversely affected by flooding, steep slopes, or rock formations). Land which the Department or the Hearing Examiner considers inappropriate for subdivision shall not be subdivided unless adequate safeguards are provided against these adverse conditions. a. Flooding/inundation: If any portion of the land within the boundary of a preliminary plat is subject to flooding or inundation, that portion of the subdivision must have the approval of the State according to chapter 86.16 RCW before the Department and the Hearing Examiner shall consider sue h subdivision. PRELIMINARY PLAT-8 1 2 b. Steep Slopes: A plat, short plat, subdivision or dedication which would result in the creation of a lot or lots that primarily have slopes forty percent (40%) or greater as measured per RMC 4-3- 050] 1 a, without adequate area at lesser slopes upon which development may occur, shall not be 3 approved. 4 5 6 7 8 9 10 1 I 12 13 14 15 3. Land Clearing and Tree Retention: Shall comply with RMC 4-4-130, Tree Retention and Land Clearing Regulations. 4. Streams: a. Preservation: Every reasonable effort shall be made to preserve existing streams, bodies of water, and wetland areas. b. Method: If a stream passes through any of the subject property, a plan shall be presented which indicates how the stream will be preserved. The methodologies used should include an ove,jlow area, and an attempt to minimize the disturbance of the natural channel and stream bed. c. Culverting: The piping or tunneling of water shall be discouraged and allowed only when going under streets. d. Clean Water: Every effort shall be made to keep all streams and bodies of water clear of debris and pollutants. 16 9. As discussed m Conclusion of Law No. 4, and as conditioned, the land is suitable for 17 18 19 20 21 22 23 24 25 26 development. The property is not designated as a floodplain and there are no critical areas on-site. Although there are no critical areas on site, the City's tree retention regulations do require the preservation of some trees categorized as "significant". There are approximately 54 trees that qualify as "significant" ( over 6 inches in diameter) under city regulations on the site (Exhibit 11 ). Of these, none have been determined to be dead, diseased, or dangerous. The tree retention formula, as per RMC 4-4-130H, for the R-8 zone, requires that 17 trees must be retained. The project proposal indicates that 7 trees would be retained. Therefore, IO trees, or 120 "replacement inches" (60 two- inch diameter trees) are required. Compliance with these tree retention requirements will be made a condition of approval. RMC 4-7-140: Approval of all subdivisions located in either single family residential or multi- family residential zones as defined in the Zoning Code shall be contingent upon the subdivider 's dedication of land or providing fees in lieu of dedication to the City, all as necessary to mitigate the adverse effects of development upon the existing park and recreation service levels. The PRELIMINARY PLAT-9 2 3 4 5 6 7 8 requirements and procedures for this mitigation shall be per the City of Renton Parks Mitigation Resolution. 10. City ordinances require the payment of park impact fees prior to building permit issuance. RMC 4-7-lSO(A): The proposed street system shall extend and create connections between existing streets unless otherwise approved by the Public Works Department. Prior to approving a street system that does not extend or connect, the Reviewing Official shall find that such exception shall meet the requirements of subsection E3 of this Section. The roadway classifications shall be as defined and designated by the Department. 11. The internal road, Road A will connect Benson Road S. to S. 28th St. 9 RMC 4-7-150(8): All proposed street names shall be approved by the City. As conditioned. 10 12. 11 RMC 4-7-lSO(C): Streets intersecting with existing or proposed public highways, major or 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 secondary arterials shall be held to a minimum. 13. There is no intersection with a public highway or major or secondary arterial. RMC 4-7-150(0): The alignment of all streets shall be reviewed and approved by the Public Works Department. The street standards set by RMC 4-6-060 shall apply unless otherwise approved. Street alignment offsets of less than one hundred twenty five feet (125') are not desirable, but may be approved by the Department upon a showing of need but only after provision of all necessary safety measures. 14. As determined in Finding of Fact 4, the Public Works Department has reviewed and approved the street alignment. RMC 4-7-lSO(E): I. Grid: A grid street pattern shall be used to connect existing and new development and shall be the predominant street pattern in any subdivision permitted by this Section. 2. Linkages: Linkages, including streets, sidewalks, pedestrian or bike paths, shall be provided within and between neighborhoods when they can create a continuous and interconnected network of roads and pathways. Implementation of this requirement shall comply with Comprehensive Plan Transportation Element Objective T-A and Policies T-9 through T-16 and Community Design Element, Objective CD-Mand Policies CD-50 and CD-60. 3. Exceptions: PRELIMINARY PLAT-10 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 a. The grid pattern may be adjusted to a "flexible grid" by reducing the number of linkages or the alignment between roads, where the following factors are present on site: i. Infeasible due to topographical/environmental constraints; and/or ii. Substantial improvements are existing. 4. Connections: Prior to adoption of a complete grid street plan, reasonable connections that link existing portions of the grid system shall be made. At a minimum, stub streets shall be required within subdivisions to allow future connectivity. 5. Alley Access: Alley access is the preferred street pattern except for properties in the Residential Low Density land use designation. The Residential Low Density land use designation includes the RC, R-1, and R-4 zones. Prior to approval of a plat without alley access, the Reviewing Official shall evaluate an alley layout and determine that the use of alley(s) is not feasible ... 6. Alternative Configurations: Offiet or loop roads are the preferred alternative con,figurations. 7. Cul-de-Sac Streets: Cul-de-sac streets may only be permitted by the Reviewing Official where due to demonstrable physical constraints no future connection to a larger street pattern is physically possible. 15. The project provides a grid connection by connecting the internal street, Road A, to Benson and S. 28th Streets. There are no other public street connections available due to the presence of intervening, already existing lots. As testified by the public works director, the internal private cul- de-sac was permitted since no additional physical connections are possible. Alley access will be provided along the eastern alley. RMC 4-7-lSO(F): All adjacent rights-of-way and new rights-of-way dedicated as part of the plat, 19 including streets, roads, and alleys, shall be graded to their full width and the pavement and 20 sideviJalks shall be constructed as specified in the street standards or deferred by the Planning/Building/Public Works Administrator or his/her designee. 21 22 23 24 25 26 16. As proposed. RMC 4-7-lSO(G): Streets that may be extended in the event of future adjacent platting shall be required to be dedicated to the plat boundary line. Extensions of greater depth than an average lot shall be improved with temporary turnarounds. Dedication of a full-width boundary street shall be required in certain instances to facilitate future development. 17. There are no further street extensions possible for the proposed subdivision. PRELIMINARY PLAT-11 1 2 3 4 5 6 RMC 4-7-170(A): Insofar as practical, side lot lines shall be at right angles to street lines or radial to curved street lines. 18. As depicted in Ex. 16, the side lines are in conformance with the requirement quoted above. RMC 4-7-l 70(B): Each lot must have access to a public street or road. Access may be by private access easement street per the requirements of the street standards. 19. As previously determined, each lot has access to a public street or road. 7 RMC 4-7-170(C): The size, shape, and orientation of lots shall meet the minimum area and width requirements of the applicable zoning classification and shall be appropriate for the type of 8 development and use contemplated. Further subdivision of lots within a plat approved through the 9 provisions of this Chapter must be consistent with the then-current applicable maximum density 10 11 12 13 14 15 16 17 18 requirement as measured within the plat as a whole. 20. As previously determined, the proposed lots comply with the zoning standards of the R-8 zone, which includes area, width and density. RMC 4-7-170(D): Width between side lot lines at their foremost points (i.e., the points where the side lot lines intersect with the street right-of way line) shall not be less than eighty percent (80%) of the required lot width except in the cases of (1) pipestem lots, which shall have a minimum width of twenty feet (20') and (2) lots on a street curve or the turning circle of cul-de-sac (radial lots), which shall be a minimum of thirty five feet (35'). 21. As shown in Ex. 16, the requirement is satisfied. RMC 4-7-l 70(E): All lot corners at intersections of dedicated public rights-of way, except alleys, shall have minimum radius of fifteen feet (15'). As conditioned. 19 22. 20 RMC 4-7-190(A): Due regard shall be shown to all natural features such as large trees, watercourses, and similar community assets. Such natural features should be preserved, thereby 21 22 23 24 25 26 adding attractiveness and value to the property. 23. As discussed in Finding of Fact No. 5, there are no critical areas on site. Significant trees are required to be retained by the conditions of approval as required by the City's tree retention code requirements. RMC 4-7-200(A): Unless septic tanks are specifically approved by the Public Works Department and the King County Health Department, sanitary sewers shall be provided by the developer at no PRELIMINARY PLAT -12 I 2 3 4 5 6 7 cost to the City and designed in accordance with City standards. Side sewer lines shall be installed eight feet (8') into each lot if sanitary sewer mains are available, or provided with the subdivision development. 24. As conditioned. RMC 4-7-200(8): An adequate drainage system shall be provided for the proper drainage of all swface water. Cross drains shall be provided to accommodate all natural water flow and shall be of sufficient length to permit full-width roadway and required slopes. The drainage system shall be designed per the requirements of RMC 4-6-030, Drainage (Suiface Water) Standards. The drainage system shall include detention capacity for the new street areas. Residential plats shall also include 8 detention capacity for future development of the lots. Water qualityfeatures shall also be designed to 9 provide capacity for the new street paving for the plat. 10 11 12 13 14 15 16 17 25. The proposal provides for adequate drainage that is in conformance with applicable City drainage standards as determined in Finding of Fact No. 4c. The City's stormwater standards, which are incorporated into the TIR report and will be further implemented during civil plan review, ensure compliance with all of the standards in the criterion quoted above. RMC 4-7-200(C): The water distribution system including the locations of fire hydrants shall be designed and installed in accordance with City standards as defined by the Department and Fire Department requirements. 26. As noted in the staff report, this will be addressed during civil plan review. RMC 4-7-200(D): All utilities designed to serve the subdivision shall be placed underground. Any utilities installed in the parking strip shall be placed in such a manner and depth to permit the 18 planting of trees. Those utilities to be located beneath paved surfaces shall be installed, including all 19 20 service connections, as approved by the Department. Such installation shall be completed and approved prior to the application of any suiface material. Easements may be required for the maintenance and operation of utilities as specified by the Department. 21 27. As conditioned. 22 23 24 25 26 RMC 4-7-200(E): Any cable TV conduits shall be undergrounded at the same time as other basic utilities are installed to serve each lot. Conduit for service connections shall be laid to each lot line by subdivider as to obviate the necessity for disturbing the street area, including sidewalks, or alley improvements when such service connections are extended to serve any building. The cost of trenching, conduit, pedestals and/or vaults and laterals as well as easements therefore required to bring service to the development shall be borne by the developer and/or land owner. The subdivider shall be responsible only for conduit to serve his development. Conduit ends shall be elbowed to PRELIMINARY PLAT -13 2 3 4 5 6 7 8 9 final ground elevation and capped. The cable TV company shall provide maps and specifications to the subdivider and shall inspect the conduit and certify to the City that it is properly installed. 28. As conditioned. RMC 4-7-210: A. MONUMENTS: Concrete permanent control monuments shall be established at each and every controlling corner of the subdivision. Interior monuments shall be located as determined by the Department. All surveys shall be per the City of Renton surveying standards. B. SURVEY: 10 All other lot corners shall be marked per the City surveying standards. 11 C. STREET SIGNS: 12 The subdivider shall install all street name signs necessary in the subdivision. 13 14 15 16 17 18 19 20 21 22 23 24 25 29. As conditioned. DECISION The proposed preliminary plat as depicted in Ex. 16 3 and described in this decision is approved, subject to the following conditions: 1. The applicant shall comply with mitigation measures issued as part of the Mitigated Determination of Non-Significance for the proposal. 2. All proposed street names shall be approved by the City. 3. All lot comers at intersections of dedicated public rights-of-way, except alleys, shall have minimum radius of fifteen feet (15'). 4. Side sewer lines shall be installed eight feet (8') into each lot if sanitary sewer mains are available, or provided with the subdivision development. 26 3 With the area of Lot 17 revised to 4,500 square feet as outlined in Ex. 17. PRELIMINARY PLAT-14 I 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 5. All utilities designed to serve the subdivision shall be placed underground. Any utilities installed in the parking strip shall be placed in such a manner and depth to permit the planting of trees. Those utilities to be located beneath paved surfaces shall be installed, including all service connections, as approved by the Department of Public Works. Such installation shall be completed and approved prior to the application of any surface material. Easements may be required for the maintenance and operation of utilities as specified by the Department of Public Works. 6. Any cable TV conduits shall be undergrounded at the same time as other basic utilities are installed to serve each lot. Conduit for service connections shall be laid to each lot line by Applicant as to obviate the necessity for disturbing the street area, including sidewalks, or alley improvements when such service connections are extended to serve any building. The cost of trenching, conduit, pedestals and/or vaults and laterals as well as easements therefore required to bring service to the development shall be borne by the developer and/or land owner. The applicant shall be responsible only for conduit to serve his development. Conduit ends shall be elbowed to final ground elevation and capped. The cable TV company shall provide maps and specifications to the applicant and shall inspect the conduit and certify to the City that it is properly installed. 7. The applicant shall install all street name signs necessary in the subdivision prior to final plat approval. 8. The applicant shall obtain a demolition permit and all required inspections for the removal of the existing single family residences prior to Final Plat recording. 9. The applicant shall be required to submit a revised landscape plan, depicting a IO-foot wide on-site landscape strip for all lots. The final detailed landscape shall be submitted to and approved by the Current Planning Project Manager prior to Final Plat recording. 10. The applicant shall comply with the City's tree retention requirements, as applied in Ex. 11. DATED this 22nd day of January, 2014. City of Renton Hearing Examiner PRELTh1INARY PLAT -15 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 Appeal Right and Valuation Notices RMC 4-8-11 O(E)(9) provides that the final decision of the hearing examiner is subject to appeal to the Renton City Council. RMC 4-8-11 O(E)(9) requires appeals of the hearing examiner's decision to be filed within fourteen (14) calendar days from the date of the hearing examiner's decision. A request for reconsideration to the hearing e examiner may also be filed within this 14 day appeal period as identified in RMC 4-8-l lO(E)(S) and RMC 4-8-100(G)(4). A new fourteen (14) day appeal period shall commence upon the issuance of the reconsideration. Additional information regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall -7th floor, ( 425) 430-65 l 0. Affected property owners may request a change m valuation for property tax purposes notwithstanding any program of revaluation. PRELIMINARYPLAT-16 Laureen M. Nicolay From: Sent: To: Cc: Subject: Elizabeth Higgins Wednesday, May 21, 2014 3:30 PM Dereck and Holly Martin Jennifer T. Henning; Vanessa Dolbee; Laureen M. Nicolay; Kamran Yazdidoost; Steve Lee; RobR@connerhomes.com Extention of S 28th St I have been asked to respond to your email of Monday, May 19th regarding project LUA13-001537, the Rosa Preliminary Plat. Notification An application for land use permits that would allow subdivision of the 4.15 property called "Rosa Meadows" was submitted on November 5, 2013. Mailings, consisting of the application acceptance letter (acknowledgment that a complete application was submitted to the Department of Community and Economic Development) and Notice of Application (description of the proposed project) were sent on November 7, 2013, to property owners within 300' of the boundaries of the proposed project. We have verified that this mailing included all of the property owners on S 28th S (also known as SE 165th St), not all of whom live on S 28th St. Notices are not sent to residents. The notice for your address was sent to: Tax parcel #3378100060 WEBB BRIAN 1518 S 28th St Renton WA 98055 Also on that day, bright pink "Notice of Application" signs were posted in 4 prominent locations around the neighborhood of the project site. One of these was placed on the south side of S 28th Street at its intersection with 108th Ave SE. Others were placed on S 29th St, Benson Rd S, and on the project site facing Benson Rd S. Both the mailing and the posted signs included the name, telephone number, and email address of the City of Renton contact person. The mailing included a form to be returned to the City in order to become a Party of Record for the project (to receive additional information in the future). A 2 week comment period followed these postings. Regardless of this minimum time period, additional comments could have been submitted up to the date of the public hearing, at which testimony was taken from interested parties. The public hearing was held on January 7, 2014. The Hearing Examiner issued a decision approving the site plan on January 22, 2014. A two week period followed this decision during which an appeal could have been filed. There having been no appeals filed, the decision became final. South 28'" Street During review of the project application, the City of Renton determined that the existing street, S 28th St, should be extended westward to connect with Benson Road. South 28th St, as you are aware, dead-ends at the east boundary of the Rosa Meadows site. It is considered by the City to be an incomplete street, not a cul-de-sac. The diameter of a cu I- de-sac, in order to meet City standards is 90 feet. It is the policy of the City to provide through streets wherever possible in order to improve circulation patterns. The volume of traffic on S 28th Street may increase, but correspondingly, the volume on S 29th should decrease. Unfortunately, the alignment of the existing street requires removal of the tree currently located in the right-of-way. 1 Online Development Project Inform 1 The project is currently included at the City of Renton website on the Department of Community and Economic Development page, "Development Projects" under Single Family Listings, 2013. If this response has not answered your questions, please do not hesitate to contact me. Elizabeth Higgins, Senior Planner Department of Community and Economic Development City of Renton 1055 South Grady Way Renton WA 98057 425-430-6581 2 Laureen M. Nicolay From: Sent: To: Cc: Subject: dereckmartin@gmail.com Monday, May 19, 2014 6:16 PM Laureen M. Nicolay dereckmartin@gmail.com Zoning Land Use Information Request Public Works/Utility Inquiry Data from form "Zoning and Land Use Information Request" was received on 5/19/2014 6:16:25 PM. Zoning and Land Use Information Request Field Sender's Name Sender's Address 1 Sender's Address 2 Sender's City, State, Zip Value Holly Martin 1518 S 28th St Renton, WA 98055 Sender's Phone 253 508-2457 Sender's Email dereckmartin@gmail.com From: To: Holly Martin, 1518 S 28th St, Renton WA 98055; 253-508-2457 Camron, kyazdidoost@rentonwa.gov; 425 430-7382; And others in Renton City Planning Department as it applies; 425 430-7200 To Whom It May Concern - I wanted to get down in writing my concerns about the Rosa Meadows/ Plat project that is currently about to start development. This development is located at 16424 Question Benson Rd S (Parcel ID: 0087000080) and 2724 Benson Rd s (Parcel ID: 0087000075). I was recently notified that the city has approved a thru-street that connects 28th street (also seen on some maps as SE 165th ST) all the way through from East to West to meet with Benson Road S. We are a small but very connected neighborhood who ,frequently spends evenings together on the street, conversing, building community relationships and bonds and playing with all of our small children (11 children in total live on 28th street) all under the age of 12. My wife grew up on the street since she was 3 years old. We specifically moved into this house due to the cul-de- sac to provide a similar experience as she had to our three children all under the 1 Field Value age of four years old. I am disappointed in the lack of communication about this plan to myself and all those who live on 28th street. It was revealed to us last week by the contractor Conner Homes by a representative that drove out to our house, that a thru street is planned to take place, taking away our beloved cul-de-sac. We had never received any notification from the city about this plan and neither did any of the neighbors along 28th street. The Renton City website for Notice of Land Use Applications itself does not even have the Rosa Meadows/ Plat listed as a development that is taking place (see link below where we are looking for this information): http,//rentonwa.gov/business/default.aspx?id=5458 Additionally, the "COR" renton city map utility also has no information about this Rosa Plat development when either parcel ID is selected on the interactive map (we only see the demolition permit for the two houses): http,//www.rentonweb.org:BOBO/SilverlightPublic/Viewer.html?Viewer=C0R-Maps (you must use a internet explorer to open COR map viewer, it apparently may have problems with mobile devices) Without any communication to us or our neighbors, we were surprised when Conner Homes employees had surveyors come out at the end of last week to mark out the location of this thru street. This immediately brought up three serious concerns with this whole plan, 1. Safety of the street for our small children due to frequent anticipated access to Nelson Middle School and Spring Glen Elementary School. Currently all Nelson Middle School and Spring Glen school traffic is concentrated on the 108th Ave SE and 166th St with access out to Benson. With this thru street in place, rest assured all southbound traffic on Benson (traveling up the hill) will want to take our '1 new" thru street to then take a left at the end of 28th street to head towards Nelson Middle School. 2. Access to our home, located at 1518 s 28th St throughout this construction process. Please reference the pictures I've attached to this e-mail. The current surveyor stakes that Connor Homes left for the clearing and sidewalk start leaves us iwith no access to our home or garage during the entire construction project. 'Furthermore, according to some state laws, we have had held, maintained, and controlled continuous use of this driveway for the past 26 years, which by Adverse Possession Law means we cannot lose the driveway property rights. 3. There is an extremely rare giant redwood tree that has a 45' branch span ,directly at the end of the cul-de-sac. The tree is scheduled to be cut down on 'wednesday 5/21 by Connor Homes employees. The entire neighborhood and city would suffer from a loss of such an amazing rare tree. As stated above, if our tight knit cul-de-sac community had received proper notification of this thru street plan, we would have together voiced our concerns long ago. We would like to pursue any appeal process we can to stop the thru street 1 from creating a safety hazard for our children, and preventing us from having access 1 to our property during construction. I am planning on providing this printed e-mail to other neighbors on 28th street to \voice their concerns as well. I appreciate your time and thoughtfulness in this matter ... :Sincerely - Holly Martin Adverse Posession law -where when you use and maintain property for 10 years you ,have rights to own it: 2 Field Sender's Name Value • http://wiki.answers.com/Q/What_is_the_law_governing_adverse_possession_in_Washington 1518 S 28th ST Email uzoning Land Use Information Request" originally sent to lnicolav@rentonwa.eov from dereckmartin(Wgrnail.com on 5119/2014 6: 16:25 PM. The following were also sent a copy: dereckmanin@gmail.com. 3 ~ITY OF RENTON DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT MEMORANDUM Date: December 31, 2013 To: City Clerk's Office From: Lisa M. Mcelrea Subject: Land Use File Closeout Please complete the following information to facilitate project closeout and indexing by the City Clerk's Office Project Name: Rosa Meadows Preliminary Plat LUA (file) Number: LUA-13-001537; ECF, PP Cross-References: AKA's: Rosa Preliminary Plat, Rosa Meadows Preliminary Plat Project Manager: Elizabeth Higgins Acceptance Date: November 7, 2013 Applicant: Rob Risinger Owner: David and Pamela Rosa, James Rosa, David and Cathy Rosa Contact: Evan Mann PID Number: 0087000075, 0087000080, 0087000070, 0087000081 ERC Determination: DNS-M Date: December 9, 2013 Anneal Period Ends: December 27, 2013 Administrative Decision: Date: Anneal Period Ends: Public Hearing Date: January 7, 2014 Date Appealed to HEX: By Whom: HEX Decision: Date: Anneal Period Ends: Date Appealed to Council: By Whom: Council Decision: Date: Mylar Recording Number: Project Description: An application has been submitted requesting approval of a proposed land subdivision at 2724 and 16424 Benson Road S. The Preliminary Plat would consist of 21 lots and 1 tract. The property is designated Residential Single-Family in the Comprehensive Land Use Plan and zoned Residential 8 (density of 8 dwelling units per net acre). The property is 180,562 sf feet in size. Access would be from Benson Road S and an extended S 28th Street. Location: 2724 and 16424 Benson Road S. Comments: .. ERC Determination Types: DNS -Determination of Non-S1gnif1cance; DNS-M -Determ1nat1on of Non-Significance-Mitigated; DS -Determination of Significance. PLAN REVIEW COMMENTS (LUA 001537) PLAN ADDRESS: DESCRIPTION: 2724 BENSON S RD RENTON, WA 98055-5114 APPLICATION DATE: 11/05/2013 An application has been submitted requesting approval of a proposed land subdivision al 2724 and 16424 Benson Road S. The Preliminary Plat would consist of 21 lots and 1 tract. The property is designated Residential Single-Family in the Comprehensive Land Use Plan and zoned Residential 8 {density of 8 dwelling units per net acre). The property is 180,562 sf feet in size. Access would be from Benson Road S and an extended S 28th Street Fire Review. Construction Corey Thomas Ph: 425-430-7024 email: cthomas@rentonwa.gov Recommendations: Environmental Impact Comments: Technical Services December 31, 2013 1. The fire impact fees are applicable at the rate of $479.28 per single family unit. This fee is paid at building permit issuance. Credi! will be granted for the removal of the two existing homes. Code Related Comments: 1. The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square feet {including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300-feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. Existing fire hydrants can be counted toward the requirements as long as they meet current code including 5-inch storz fittings. A water availability certificate is required from Soos Creek Water and Sewer District. 2. Fire department apparatus access roadways and alleys are required to be a minimum of 20-feet wide fully paved, with 25 -feet inside and 45-feet outside turning radius. Fire access roadways shall be constructed to support a 30-ton vehicle with 322 -psi point loading. Access is required within 150-feet of all points on the buildings. An approved turnaround is required for all dead end streets exceeding 150-feet In length. The proposed street shall be connected to the existing dead end street to the east, South 28th Street (SE 165th St) so as to avoid forming additional dead end streets. Bob MacOnie Ph: 425-430-7369 email: bmaconie@rentonwa.gov Recommendations: Note the City of Renton land use action number and land record number, LUA13-001537 and LND-10-0505, respectively, on the final plat submittal. The type size used for the land record number should be smaller than that used for the land use action number. Please note that the land use action number provided will change when this subdivision changes from preliminary to final plat status. Show two ties lo lhe City of Renton Survey Control Network. The geometry will be checked by the city when the ties have been provided. Provide sufficient information to determine how the plat boundary was established. Include a statement of equipment and procedures used, per WAC32-130-100. Note the date the existing city monuments were visited and what was found, per WAC 332-130-150. Provide lot closure calculations. Indicate what has been, or is to be, set at the corners of the proposed lots. Note discrepancies between bearings and distances of record and those measured or calculated, if any. The lot addresses will be provided when the final plat is submitted. Note said addresses and the street name on the plat drawing. On the final plat submittal, remo¥e all references pertaining to utilities facilities, trees, concrete, gravel, decks and other items not dirnctly impacting the subdivision. These items are provided only for preliminary plat approval. Do note encroachments. Remove from the "LEGENDn block all tree items, utilities facilities and mailbox references, but do include in said "LEGEND" block the symbols and their details that are used in the plat drawing. Do not include a utility provider's block, an owner's block, an engineer/surveyor block and an architect block. Do not include any references to use, density or zoning on the final submittal If the abutting properties are platted, note the lot numbers and plat name on the drawing otherwise note them as 'Unplatted'. Remo¥e the building setback lines from the proposed lots. Setbacks will be determined at the time that building permits are Page 1 of2 Police Review December 31, 2013 issued. Note thE! research resources on " plat submittal. Note all easements, covenants and agreements of record on the plat drawing. The City of Renton "APPROVALS" blocks for the City of Renton Administrator, Public Works Department, the Mayor, City Clerk and the Finance Director. A pertinent approval block is also needed for the King County Assessor's Office. Provide signature lines as required. If there is a Restrictive Covenants, Conditions & Restrictions document for this plat, then reference the same on the plat drawing and provide a space for the recording number thereof. Note that if there are restrictive covenants, agreements or easements to others {neighboring property owners, etc.) as part of this subdivision, they can be recorded concurrently with the plal. The plat drawings and the associated document(s} are to be given to the Project Manager as a package. The plat document will be recorded first (with King County). The recording number(s} for the associated document(s) (said documents recorded concurrently with, but following the plat) need to be referenced on the plat drawings. There needs to be language regarding the conveyance of the Tracts created by the plat; please check with the Stormwater Utility to see if they will require that the City be the owner of Tract 'A' if not and if there is to be a Homeowners' Association (HOA) created for this plat, the following language concerning ownership of "Tract A" (Storm Drainage) applies lo this plat and should be noted on the final plat drawing as follows: Upon the recording of this plat, Tract A is hereby granted and conveyed to the Rosa Meadows Homeowners' Association (HOA) for a stormwater treatment and detention fadlily. All necessary maintenance activities for said Tract will be the responsibility of the HOA In the event that the HOA is dissolved or otherwise fails to meet its property tax obligations, as evidenced by non-payment of property taxes for a period of eighteen (18) months, then each lot in this plat shall assume and have an equal and undivided ownership interest in the Tract previously owned by the HOA and have the attendant financial and maintenance responsibilities. Otherwise, use the following language on the final plat drawing: Lots 1 through 21, indusive, shall have an equal and undivided 1121st ownership interest in "Tract A". The foregoing statements are to be accompanied by language defining the maintenance responsibilities for any infrastructure located on the Tract serving the plat or reference to a separate recording instrument detailing the same. Similar language is required for the other Tracts with respect to ownership and maintenance responsibilities. Please discuss with the Stormwater Utility any other language requirements regarding surface water BMPs and other rights and responsibilities. All vested owner(s) of the subject plat, at the time of recording, need to sign the final plat. For the street dedication process, include a current title report noting the vested property owner. Recommendations: Estimated CFS Annually: 20 Minimal impact on Police Services. Cyndie Parks Ph: 425-430-7521 email: cparks@rentonwa.gov Page 2 of 2 Phil Olbrechts Hearing Examiner Evan Mann, ESM Consulting Engineers Contact David and Pamela Rosa Owners James Rosa, David and Cathy Rosa Owners Rob Risinger Applicant Brad D'Emidio, Cynthia Burns, Joseph Schemnitzer Parties of Record (Signature of Sender): _'--"•i#tc'L-,-_:)::....__\/(_.:.._i_lccC,:....t.i.--"'t.;;;.; -"[_.~----------.--.......,- STATE OF WASHINGTON 55 COUNTY OF KING Notary (Print): __ __,\u.A_.,0_,,\_,_~J"I--. _:f--'-'oJ..1.,.,,.,, .z..,,c,;-s;,._ ___________ _ My appointment expires: AuJ ,,,_i\ cl-°t, ;)o, "t Rosa Meadows Preliminary Plat LUAB-001537; ECF, PP December 31, 2013 Evan Mann ESM Consulting Engineers 33400 81h Ave S. Federal\Nay,\NA 98003 Department of Community and Economic Development C.E."Chip"Vincent, Administrator SUBJECT: Rosa Meadows.Preliminary Plat LUA13-001537; ECF, PP Dear Mr. Mann: This .letter is to inform you that the appeal period ended December 27, 2013 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. The applicant must comply with all ERC Mitigation Measures outlined in the Report and Decision dated December 9, 2013. Also, a Hearing Examin.er Public Hearing has been scheduled for January 7, 2014, where. conditions. may be issued. The applicant or representative(s) of the applicant are requ'ired 'to be present. Enclosed is a copy of the Pre_liminary 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, Elizabeth Higgins Senior Planner Enclosure. cc: · David and Pamela Rosa, James· Rosa, David and Cathy Rosa/ Owner{s) Rob Risinger / Applicant Brad D'Emidio, Cynthia B.urns;JosE!ph Schemnitzer / Party(ies) of record Renton City Hall '. 1055 South Grady Way • Renton.Washington 98057 , rentonwa.gov DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT 11:00AM PROJECT NAME: PROJECT NUMBER: HEARING EXAMINER PUBLIC HEARING January 7, 2014 AGENDA COUNCIL CHAMBERS, 7TH FLOOR, RENTON CITY HALL Rosa Meadows Preliminary Plat LUA13-001537, ECF,PP PROJECT LOCATION: 2724 Benson Rd S & 16424 Benson Rd 5. PROJECT DESCRIPTION: An application has been submitted for a 17-lot subdivision, which requires a public hearing before the City of Renton Hearing Examiner. An environmental determination of non-significance, mitigated (DNS-M) was issued by the City of Renton Environmental Review Committee. The property has the Comprehensive Plan designation of Residential Single-family (RSF) and is correspondingly zoned Residential 8 (R-8). The site is within an area known for potential hazards from abandoned coal mines. 1:00 PM PROJECT NAME: Rylee's Place Preliminary Plat PROJECT NUMBER: LUAB-001455, ECF, PP PROJECT LOCATION: 18842 118th Ave SE, 18851 & 19003 120'h Ave SE. PROJECT DESCRIPTION: An application has submitted for a 17-lot subdivision, which requires a public hearing before the City of Renton Hearing Examiner. An environmental determination of non-significance, · mitigated (DNS-M) was issued by the City of Renton Environmental Review Committee. The property has the Comprehensive Plan designation of Residential Low Density (RLD) and is correspondingly zoned Residential 4 (R-4). There are no known critical areas on the proposed project site. HEX Agenda 01-07-14.doc DEPARTMENT OF COMI ~ITV .P CityoL .. ·.. ~,, ; __ __.,,,,,.,,.,..-... , ... P f l r C I r I ~;~} ---.....,,, __ -..,; J_--' -.,-1 AND ECONOMIC DEVELOPMENT REPORT TO THE HEARING EXAMINER A. SUMMARY AND PURPOSE OF REQUEST HEARING DATE: Project Nome: Owners: Applicant: Contact: File Number: Project Manager: Project Summary: Project Location: Site Area: January 7, 2014 Rosa Meadows Preliminary Plat David B. and Cathy Rosa, 17407 -161" Ave SE, Renton WA 98058; James V. Rosa and Pamela Rosa, 32130-llSth Ave SE, Auburn WA 98092 Rob Risinger, Conner Homes, 846-108th Ave NE, Suite 200, Bellevue WA 98004 Evan Mann, ESM Consulting Engineers, 33400-8'" Ave S, Federal Way 98003 LUAB-001537; ECF, PP Elizabeth Higgins, Senior Planner An application has submitted for a 17-lot subdivision, which requires a public hearing before the City of Renton Hearing Examiner. An environmental determination of non-significance, mitigated (DNS-M) was issued by the City of Renton Environmental Review Committee. The property has the Comprehensive Plan designation of Residential Single-family (RSF) and is correspondingly zoned Residential 8 (R-8). The site is within an area known for potential hazards from abandoned coal mines. 2724 Benson Rd Sand 16424 Benson Rd s, Renton 98058 180,562 sf (4.15 acres) Project Location Map HEX Report 13-001537 City of Renton Department of Com ity & Economic Development Preliminary Plat Report & Decision LUA13-001537; ECF, PP ROSA MEADOWS PRELIMINARY PLAT Hearing Date January 7, 2014 Page 2 of 12 [a. EXHIBITS: Exhibit 1: Exhibit 2: Exhibit 3: Exhibit 4: Exhibit 5: Exhibit 6: Exhibit 7: Exhibit 8: Exhibit 9: Exhibit 10: Exhibit 11: Exhibit 12: Exhibit 13: Exhibit 14: Exhibit 15: Report to the Hearing Examiner Vicinity Map Zoning Map Site Aerial Photograph Environmental Determination Preliminary Plat Plan (10/28/2013) Drainage Control Plan (10/28/2013) Preliminary Coal Mine Hazard Evaluation (9/24/13) Density Worksheet Geotechnical Engineering Study Proposed Rosa Plat, 2724 Benson Road South, Renton Washington, by Earth Solutions NW, dated September 10, 2013 Tree Cutting/ Land Clearing Plan Preliminary Landscape Plan (10/28/13) Rosa Meadows Preliminary Technical Information Report, October 28, 2013, by ESM Consulting Engineers, LLC Soos Creek Water and Sewer District Certificates of Water and Sewer Availability Benson Road/Main Avenue South Bicycle Lanes C. GENERAL INFORMATION: 1. Owner(s) of Record: 2. Zoning Designation: David B. and Cathy Rosa, 17407-161" Ave SE, Renton WA 98058; James V. Rosa and Pamela Rosa, 32130 - 115th Ave SE, Auburn WA 98092 Residential 8 (R-8) 3. Comprehensive Land Use Plan Designation: Residential Single-family (RSF) 4. Existing Site Use: Single family residenial 5. Neighborhood Characteristics: a. North: b. East: c. South: d. West: 6. Access: 7. Site Area: Olympic View Terrace single family residential {R-8 zone) Hilltop Heights single family residential (R-8 zone) Low density single family residential (R-8 zone) low density single family residential {R-8 zone) Access to the plat would be from Benson Rd S by means of a new east-west road that would connect to an existing road, S 281h St, to the east. An existing alley right-of-way would be improved to allow rear access to lots abutting the alley. 180,562 sf (4.15 acres) I D. HISTORICAL/BACKGROUND: Action Comprehensive Plan Zoning HEX Report 13-001537 Land Use File No. N/A N/A Ordinance No. 5099 5100 11/01/04 . 11/01/04 City of Renton Department of Cam ROSA MEADOWS PRELIMINAI nity & Economic Development AT Prefimina,y Plat Report & Decision LUA13-001S37; ECF, PP Hearing Date January 7, 2014 Page 3 of 12 Annexation (Ashley) N/A 3742 8/17/83 I E. PUBLIC SERVICES: 1. Utilities a. Water: This site is located in the Soos Creek Water and Sewer District (SCWSD). b. Sewer: The site is also provided sanitary sewer service by SCWSD. c. Surface/Storm Water: There is no drainage conveyance system in Benson Road S. 2. Streets: There are no street frontage improvements in Benson Road fronting the site. 3. Fire Protection: City of Renton Fire Department F. PROJECT NARRATIVE: On November 5, 2013, a land use permit master application for a Preliminary Plat subdivision, Rosa Meadows, was submitted for review. The site is located in southeast Renton (Exhibit 2), in the Talbot Hill Planning Area. The property has the Comprehensive Plan designation of Residential Single-family (RSF) and is correspondingly zoned Residential 8 (Exhibit 3). The site consists of 4 tax parcels and has 2 residential structures and associated outbuildings that were constructed in 1958 and 1962 (Exhibit 4). An environmental determination of non-significance, mitigated (DNS-M) was issued by the City of Renton Environmental Review Committee on December 9, 2013 (Exhibit 5). There were no appeals of the DNS-M that was issued. If approved, the project would result in the subdivision· of a 4.15 acre property into 21 lots suitable for single-family residential development (Exhibit 6). The density of the project would be 6.31 dwelling units per net acre. Tract 'A' would be dedicated for storm drainage control (Exhibit 7), Tract 'B' for signage, and Tract 'C' for open space. Although the site is within an area known for potential hazards from abandoned coal mines, there is no evidence available to indicate that the project would be constructed over such mines. A report of verification was submitted with the application, "Preliminary Coal Mine Hazard Evaluation," by ESNW, dated September 24, 2013 (Exhibit 8). G. 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 5. Chapter 7 Subdivision Regulations a. Section 4-7-080: Detailed Procedures for Subdivisions HEX Report 13-001537 City of Renton Department of Coe ity & Economic Development ROSA MEADOWS PRELIMINARY PLAT Hearing Date January 7, 2014 Preliminary Plat Report & Decision LUA13-001S37; £CF, PP Page 4 of 12 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 H. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element 2. Community Design Element I 1. FINDINGS OF FACT: 1. The project proponent submitted a land use master application for a preliminary plat subdivision of a 4.15 acre site consisting of 4 tax parcels into 21 lots and 1 tract. The proposal would have a density of 6.31 dwelling units per net acre (Exhibit 9). 2. The Planning Division of the City of Renton accepted the above land use permit master application for review on November 5, 2013, and determined the application complete on November 7, 2013. The project complies with the 120-day review period. 3. The proposed plat would be located on the east side of Benson Rd S, north of S 1661h St. 4, The property has the Residential Single-family (RSF) Comprehensive Plan land use designation, the policies of which are implemented by the regulations and standards of the Residential 8 (R-8) zoning classification. The RSF designation is intended to be used for quality detached residential development organized into neighborhoods at urban densities. 5, The proposed lots would range in size from 8,000 sfto 19,714 sf. 6. The site has 2 existing single-family residences, both of which would be removed. 7, The site is rhomboid in shape, with the smallest tax parcel surrounded on 3 sides by the northern-most parcel. 8. The following are proposed lot sizes and approximate dimensions for Lots 1-21 and Tract A: Lot Size Width Depth (Minimum 50 ft, except Lots (Minimum 4,500 sf) (Minimum 65 ft) 60 ft for corner lots) Lot 1 4,881 sf 50 feet 91 feet (average) Lot 2 4,512 sf 50 feet 91 feet (average) Lot 3 4,500 sf 50 feet 90 feet Lot4 4,500 sf 50 feet 90 feet Lot 5 4,500 sf 50 feet 90 feet Lot 6 4,536 sf 50 feet 91.5 feet (average) Lot 7 4,851sf 50 feet 97.5 feet (average) Lot8 6,550 sf 61.5 feet (average) 120.5 feet (average) HEX Report 13-001537 City of Renton Department of Com ity & Economic Development ROSA MEADOWS PRELIMINARY PLAT Hearing Date January 7, 2014 Lot 9 5,752 sf 66.5 feet {average) Lot 10 4,992 sf 53 feet {average) Lot 11 5,641 sf 55.5 feet (average) Lot 12 4,938 sf 50.5 feet (average) Lot 13 5,479 sf 50.5 feet (average) Lot 14 5,000 sf 50 feet Lot 15 6,950 nsf 50 feet 10,611 gsf Lot 16 6,177 sf 50 feet lot 17 4,499 sf• 50 feet Lot 18 4,500 sf 50 feet Lot 19 4,500 sf 50 feet Lot 20 10,224 sf Triangular shaped Lot 21 6,212 sf 67 sf Tract A 23,761 sf Tract B 1,209 sf Tract C 6,321 sf • Lot does not meet minimum size requirement. Preliminary Plat Report & Decision LUA13-001537; ECF, PP Page 5 of 12 94.5 feet (average) 100 feet 105 feet 98.5 feet (average) 109 feet (average) 100 feet 100 feet 119 feet 90 feet 90 feet 90 feet 92 feet (average) 9. Proposed Lots 1-7, 12-13, and 17-21 would be directly accessed from Road A (S 28th St); Lots 8-11 would be accessed from the alley to the east; and Lots 14-16 and 20 would be accessed from a pipestem or pipestem private access easement. Tracts A, B, and C would be accessed from Road A. 10. Topographically, the site can best be characterized as level to rolling with slopes that range from 5 to 8 percent, generally sloping downward from east to west. Overall topographic relief is approximately 40 feet across the property. A geotechnical report for the site was submitted, "Geotechnical Engineering Study Proposed Rosa Plat, 2724 Benson Road South, Renton Washington," by Earth Solutions NW (ESNW), dated September 10, 2013 (Exhibit 10). The report states that there are no geotechnical conditions on site that would preclude the proposed development. It is anticipated that 3,290 cubic yards (cy) of topsoil would be stripped and reused on site. There would be approximately 6,410 cy of cut material and 6,970 cy of fill. 11. There are 54 significant trees on the site. Of these, 17 most be retained or replaced. The Tree Cutting/ Land Clearing Plan (Exhibit 11) indicates 7 trees would be retained. The plan proposes that 60 two-inch caliper replacement trees (120 caliper inches) would be planted on the site. 12. The preliminary landscape plan indicates street trees would be planted along the frontage of the project at Benson Rd Sand on Road A (S 28th St) (Exhibit 12). Additional landscaping is proposed at the perimeter of Drainage Tract A. 13. A drainage plan and drainage report, "Rosa Meadows Preliminary Technical Information Report, October 28, 2013," by ESM Consulting Engineers, LLC, was submitted with the application (Exhibit 13). The report addresses compliance with 2009 King County Surface Water Manual. 14. Water and Sanitary Service would be provided by the Soos Creek Water and Sewer District (SCWSD). Certificates of Water and Sewer Availability from SCWSD were provided with the land use application (Exhibit 14). 15. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on December 9, 2013, the Environmental Review Committee issued a Determination of Non- Significance -Mitigated (DNS-M) for the Rosa Meadows Preliminary Plat (Exhibit 5). The DNS-M HEX Report 13-001537 City of Renton Department of Con ity & Economic Development Preliminary Plat Report & Decision LUA13-001537; ECF, PP ROSA MEADOWS PRELIMINARY PLAT Hearing Date January 7, 2014 Page 6 of 12 included 2 mitigation measures. A 14-day appeal period commenced on December 13, 2013 and ended on December 27, 2013. No appeals of the threshold determination were filed. 16. 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: a. The recommendations in the geotechnical report, "Geotechnical Engineering Study Proposed Rosa Plat, 2724 Benson Road South, Renton Washington," by Earth Solutions NW, dated September 10, 2013, shall be followed prior to, during, and following construction. b. A note shall be placed on the face of the plat, prior to recording, stating the following, "Portions of this plat have been identified as having a moderate hazard from coal mining activities and/or abandoned coal mine shafts." 17. There were no comments received during public comment periods or decision appeal periods. 18. 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. I J. CONCLUSIONS: PRELIMINARY PLAT REVIEW CRITERIA: Approval of land subdivision is based upon several factors. The following criteria have been established to assist decision-makers in the review of the plat. (,/' Compliant; Note 1: Partially compliant; Note 2: Not compliant; Note 3: Compliance not yet demonstrated) 1. CONFORMANCE WITH THE COMPREHENSIVE PLAN: The site is designated Residential Single-family (RSF) on the Comprehensive Plan Land Use Map. The proposal is consistent with the following Comprehensive Plan Land Use and Community Design Element policies if compliant with all regulations and conditions of approval. ,I' Policy LU-158. Net development densities should fall within a range of 4.0 to 8.0 dwelling units per acre in Residential Single Family Neighborhoods. Policy CD-25. Streets, sidewalks, and pedestrian or bike paths should be arranged as an interconnecting network. Dead-end streets and cul-de-sacs should be discouraged. A grid or "flexible grid" pattern of streets and pathways, with a hierarchy of widths an corresponding ,I' traffic volumes, should be used. Staff Comment: The original plan was revised, at the direction of the City, to eliminate a proposed cut-de-sac in lieu of connection to S 28'" St, an existing street to the east. Lots abutting the alley shall be accessed from the alley at the rear of the lot. 2. COMPLIANCE WITH THE UNDERLYING ZONING DESIGNATION: The site is classified Residential 8 (R-8) on the City of Renton Zoning Map. RMC 4-2-llOA provides development standards for development within the R-4 zoning classification. The proposal is consistent with the following development standards if compliant with all regulations and conditions of approval. Density: The minimum density allowed in the R-8 zone is 4 dwelling units per net acre (du/a). The maximum density permitted in the R-8 zone is 8.0 du/a. Net density is calculated ,I' after the deduction of critical areas, areas intended for public rights-of-way, and private access easements. Staff Comment: After subtracting 35,577 square feet for proposed right-of-way dedications, the net ore of the site would be 144,985 square feet {3.33 net acres). The 21 lot plot would HEX Report 13-001537 I City of Renton Department of Com ity & Economic Development Preliminary Plat Report & Decision LUA13-001537; ECF, PP ROSA MEADOWS PRELIMINARY PLAT Hearing Date January 7, 2014 Page 7 of 12 have a net density of 6.31 dwelling units per acre, which is within the allowed range. Lot Dimensions: The minimum lot size permitted in the R-8, for parcels larger than 1 acre before subdivision, is 4,500 sf. A minimum lot width of 50 feet for interior lots and 60 feet for corner lots, as well as a minimum lot depth of 65 feet, is also required. Insofar as "' practical, side lot lines shall be at right angles to street lines or radial to curved street lines. Staff Comment: As demonstrated in the table above, all but one of lots meet the requirements for minimum lot size, depth, and width. Lot 17 is below the minimum lot size. The lot lines of the plat must be adjusted to increase the size of Lot 17 to the minimum lot size prior to recording the Final Plat. Setbacks: The required setbacks in the R-8 zone are as follows: The minimum front yard setback is 15 feet; minimum side yard is 5 feet and, if along a public street, 15 feet for the "' primary structure; minimum rear yard is 20 feet. Staff Comment: Setbacks are not dimensioned on the Preliminary Plot plan. Setbacks would be verified, however, at the time of building permit review. It appears most of the lots would meet the setback requirements. Building Standards: Building height is restricted to 30 feet and 2-stories. Detached accessory structures must remain below a height of 15 feet and one-story. The allowed building lot coverage for lots over 5,000 sf in size in the R-8 zone is 35 percent Note or 2,500 sf, whichever is greater. For lots 5,000 sf or less, the maximum coverage allowed is 3 50 percent. The allowed impervious surface coverage is 75 percent. Stoff Comment: The building standards for the proposed lots would be verified at the time of building permit review. Landscaping: On-site Landscaping Requirements: Ten feet of on-site landscaping is required along all public street frontages, including sideyards that abut public streets, with the exception of areas for required walkways and driveways per RMC 4-4-070. Landscaping Requirements Within the Public Right-of-Way: A landscaped area with the minimum dimension of 8 feet in width is required abutting Benson Rd Sand Road A (Minor Arterial and Limited Residential Access, respectively, as per RMC 4-6-060F) Yards abutting public streets must have all pervious areas landscaped in accordance with RMC 4-4-070. Staff Comment: Street trees are shown on the preliminary= landscape plan, as is Tract 'A' perimeter landscaping. The conceptual landscape plan (Exhibit 12}, however, does not demonstrate compliance with the 10-foot wide on-site landscape requirement (no on-site Note 1 landscaping shown on plan). The planting strip, between curb and sidewalk in the Public Right-of-Way does not have landscaping shown. Street trees on Benson Rd S should not be Callery Pear and Hedge Maple, as shown on landscape plan. Use only species/cultivars that attain a large-at-maturity size. Use 'Redmond' Linden on Benson Rd Sand Blue Ash on Road A (S 28'• St). There is no landscaping shown in yards facing public streets. Therefore, staff recommends, as a condition of approval, the applicant be required to submit a revised landscape plan, meeting all landscape requirements. The final detailed landscape shall be submitted to and approved by the Current Planning Project Manager prior to Final Plat recording. Parking: Each unit is required to accommodate off street parking for a minimum of two vehicles. HEX Report 13-001537 City of Renton Department of Com ity & Economic Development Preliminary Plat Report & Decision LUAB-001537; ECF, PP ROSA MEADOWS PRELIMINARY PlAT Hearing Date January 7, 2014 Page 8 of 12 -~ Staff Comment: Sufficient area exists, on each lat, ta accommodate off-street parking far a minimum of two vehicles. 3. DESIGN STANDARDS: RMC 4-2-115 delineates residential and open space standards for development within the R-8 zoning classification. The proposal is consistent with the following design standards if compliant with all conditions of approval. Garages: The minimization of the visual impact of garages contributes to creating communities that are oriented to people and pedestrians, as opposed to automobiles. One of the following is required (some options are not listed here due to lack of site feasibility, i.e. garages accessed from alleys): 1. Recessed from the front of the house and/or front porch at least 8 feet, or 2. Located so the roof extends at least S feet (excluding eaves) beyond the front of the garage for at least the width of the garage, plus the porch/stoop area, or Note Sized so that it represents no greater than 50 percent of the width of the front fa~ade 3 3. at ground level, or 4. Detached. The portion of the garage wider than 26 feet across the front shall be set back at least 2 feet. Staff Comment: Building plans, which would be used ta determine visual impact af garages, have not been submitted. They would be submitted far building permit review (compliance not demonstrated). Primary Entry: Entrances to houses shall be a focal point and allow space for social interaction. One of the following is required: l. Stoop: minimum 4 feet by 6 feet and 12 inches above grade, or Note 2. Porch: minimum 5 feet deep and 12 inches above grade. 3 Exception: An ADA accessible route may be taken from a front driveway. Staff Comment: Building designs, which would be used ta evaluate design of entrances, have not been submitted. They would be submitted for building permit review (compliance not demonstrated). Fa~ade Modulation: Buildings shall not have monotonous facades along public areas. One of the following is required: 1. An offset of at least one story that is at least 10 feet wide and 2 feet in depth on Note fa~ades visible from the street, or 3 2. At least a 2-foot offset of second story from first story on one street-facing fa,ade. Stoff Comment: Building designs, which would be used to evaluate design of entrances, hove not been submitted. They would be submitted for building permit review (compliance not demonstrated}. Windows and Doors: Windows and front doors are an integral part of the architectural character of a house. Windows and doors shall constitute 25 percent of all fa,ades facing Note street frontage. 3 Stoff Comment: Building designs, which would be used to evaluate design of entrances, have not been submitted. They would be submitted for building permit review (compliance not demonstrated}. Scale, Bulk, and Character:_ Neighborhoods shall have a variety of home sizes and character. Abutting houses shall have differing architectural elevations. Both of the following are HEX Report 13-001537 City of Renton Department of Con ity & Economic Development Preliminary Plat Report & Decision LUAB-001537; £CF, PP ROSA MEADOWS PRELIMINARY PLAT Hearing Date January 7, 2014 Page 9 of 12 Note 3 Note 3 Note 3 Note 3 Note 3 required: 1. A minimum of three differing home models for each ten contiguous abutting homes, and 2. Abutting houses must have differing architectural elevations. Staff Comment: Building designs, which would be used to evaluate design of entrances, hove not been submitted. They would be submitted for building permit review (compliance not demonstrated}. Roofs: Roof forms and profiles are an important architectural component. One of the following is required: 1. Hip or gabled roof with at least a 6:12 pitch for the prominent form of the roof (dormers, etc.) may have lesser pitch, or 2. Shed roof. Staff Comment: Building designs, which would be used to evaluate design of entrances, have not been submitted. They would be submitted for building permit review (compliance not demonstrated}. Eaves: Eaves and overhangs act as unifying elements in the architectural character of a house. Both of the following are required: 1. Eaves projecting from the roof of the entire building at least 12 inches with horizontal fascia or fascia gutter at least S inches deep on the face of all eaves, and 2. Rakes on gable ends must extend a minimum of 2 inches from the surface of exterior siding materials. Staff Comment: Building designs, which would be used to evaluate design of entrances, have not been submitted. They would be submitted for building permit review (compliance not demonstrated}. Architectural Detailing: Architectural detailing contributes to the visual appeal of a house and the community. If one siding material is used on any side of the dwelling that is two stories or greater in height, a horizontal band that measures at least 8 inches is required between the first and second story. Also, one of the following is required: 1. Minimum 3-1/2 inch trim surrounds all windows and details all doors, or 2. A combination of shutters and minimum 3-1/2 inch trim details all windows and minimum 3-1/2 inch details all doors. Staff Comment: Building designs, which would be used to evaluate design of entrances, have not been submitted. They would be submitted for building permit review (compliance not demonstrated}. Materials and Color: A variety of materials and color contributes to the diversity of housing in the community. Abutting houses shall be different colors. Color palettes for all new dwellings, coded to the building ele1>ations, shall be submitted for approval. Additionally, one of the following is required: 1. A minimum of 2 colors shall be used on the building (a main color with different trim color is acceptable), or 2. A minimum of 2 different siding materials shall be used on the building. One siding material shall comprise a minimum 30 percent of the street-facing fai;ade. If masonry siding is used, it shall wrap the corners no less than 24 inches. Staff Comment: Building designs, which would be used to evaluate design of entrances, have HEX Report 13-001537 City of Renton Deportment of Com ity & Economic Development Preliminary Plat Report & Decision LUA13-001537; ECF, PP ROSA MEADOWS PRELIMINARY PLAT Hearing Date January 7, 2014 Page 10 of 12 not been submitted._ They would be submitted for building permit review (compliance not demonstrated). 4. CRITICAL AREAS: There are no known critical areas on or near the project site. 5. COMMUNITY ASSETS: The proposal is consistent with the following community asset requirements: Tree Retention: RMC 4-4-130 states 30 percent of the trees shall be retained in a residential development. Staff Comments: There are approximately 54 trees deemed to be "significant" (over 6 inches in diameter) an the site (Exhibit 11/. Of these, none have been determined to be dead, diseased, or dangerous. The tree retention formula, as per RMC 4-4-130H, for the R-8 zone, ,/ requires that 17 trees must be retained. The project proposal indicates that 7 trees would be retained. Therefore, 10 trees, or 120 "replacement inches" (60 two-inch diameter trees) are required. A detailed landscape plan must be submitted prior to issuance of the street and utility construction permits. Tree protection measures shall be required as per RMC 4-4-130HB and 9. 6. COMPLIANCE WITH SUBDIVISION REGULATIONS: RMC 4-7 Provides review criteria for subdivisions. The proposal is consistent with the following subdivision regulations if compliant with all regulations and conditions of approval. ,/ Access: Each lot must have access to a public street or road. Access may be by private access easement street per the requirements ofthe street standards. Blocks: Blocks shall be deep enough to allow two tiers of lots. Stoff Comment: No new blocks would be created. Streets: The proposed street system shall extend and create connections between existing streets per the Street Standards outlined in RMC 4-6-060 Street Standards. Street lighting is required. Improvements that meet street standards are required. Stoff Comment: The primary access road, Road A, shall connect to the existing S 2B'h St, at the east boundary of the new subdivision. The alley will be improved from the south to provide access to the rear of lots abutting the alley. ,/ Street improvements along the west side of Benson Rd S shall include the installation of a 5- foot bike lane (as per the Benson Road/Main Avenue South Bicycle lanes plan in the adopted Trails and Bicycle Master Plan, Exhibit 15}, 0.5 wide vertical curb, gutter, 8-foot wide landscape strip, and an 8-foot wide sidewalk. As a residential collector street, 12o'h Ave SE requires a minimum paved width of 26 feet (20-foot wide travel land and 6-faot wide parking area). Road A, the limited Residential Access Road, requires a 47-foot wide right-of-way with 20- foot pavement width, 0.5 foot vertical curb, gutter, 8-foot wide landscape strip, and 5-foot wide sidewalk on both sides. Relationship to Existing Uses: The proposed project is compatible with existing surrounding uses. ,/ Staff Comment: The properties surrounding the subject site are single-family residences and are designated R-8 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. 7. AVAILABILITY AND IMPACT ON PUBLC SERVICES: ,/ Police: Service would be provided by the Renton Police Department. HEX Report 13-001537 City of Renton Deportment of Com ity & Economic Development Preliminary Plat Report & Decision LUA13-001537; ECF, PP ROSA MEADOWS PRELIMINARY PLAT Hearing Date January 7, 2014 Page 11 of 12 .. Staff Comment: The Renton Police Department has commented that there would be minimal impacts from the project. Fire: Service would be provided by the Renton Fire Department. Staff Comment: 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 the number of new ~ single-family lots with credit given for the three existing single-family residences, is required to be paid prior to issuance of building permits, 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. The Fire Impact Fee, as of January 1, 2014, will be $479.28 per new single- family residential unit. Schools: The proposed project is located within the Renton School District. Staff Comment: It is anticipated that the Renton School District can accommodate additional students generated by this proposal at the following schools: Cascade Elementary, Nelson ~ Middle School, and Lindbergh High School. A School Impact Fee, based on new single-family lots, will be required in order to mitigate the proposal's potential impacts to Renton School District. The fee is payable to the City as specified by the Renton Municipal Code. The fee is assessed per single family residence with credit given for the existing residences. As of January 1, 2014, the fee for single-family residential units is $5,455.00 each. Parks: The proposed project would add residents who may use City of Renton Parks and Recreation facilities. ~ Staff Comment: Although there would be no significant impacts to the City of Renton Park System anticipated from the proposed project, a Park Impact Fee is required of all new residential development. The Park Impact Fee shall be paid prior to building permit issuance. As of January 1, 2014, the Park Impact Fee is $963.01 per new single-family residence. Storm Water: An adequate drainage system shall be provided for the proper drainage of all surface water. Staff Comment: This 21 lot subdivision is required to comply with the 2009 King County Surface Water Manual and the 2009 City of Renton Amendments to the KCSWM, Chapter 1 and 2. Based on the City's flow control map, this site foils within the Fiow Control Duration Standard, Forested Conditions. The 4.15 acre site is subject to full drainage review. Rosa Meadows Preliminary Technical Information Report (TIR) dated 10/28/2013, was submitted by ESM Consulting Engineers (Exhibit 13}. The project is required ta provide detention and ~ water quality under the current King County Surface Water Manual. The engineer has provided a design for a combined detention and water quality pond to be located in the northwest corner of the site. The use of the Filterra system is subject to approval by the city. A request in writing shall be submitted to plan review requesting approval through the adjustment process. A Construction Storm water General Permit from Department of Ecology will be required for the grading and clearing of the site since it exceeds one acre. The surface water system development fee is $1,228.00 per lot. Credit will be given to existing home(s). Fees are payable prior to issuance of the construction permit. Water: The project would be served by the Soos Creek Water and Sewer District (SCWSD). ~ Staff Comment: The applicant has obtained a certificate of water availability from SCWSD (Exhibit 14/. Water main extension within the interior roads will be required to provide fire protection and HEX Report 13-001537 City of Renton Department of Car ity & Economic Development Preliminary Plat Report & Decision LUAlJ-001537; ECF, PP ROSA MEADOWS PRELIMINARY PLAT Hearing Date January 7, 2014 Page 12 of 12 domestic water services to all lots within the proposed plat. The number and location of the fire hydrants must be approved by Renton Fire Prevention Department. Civil plans for the water main extension must be approved by the District and a copy of the approved plans must be submitted to the City. Sanitary Sewer: The project would be served by the Soos Creek Water and Sewer District {SCWSD). Staff Comments: The applicant must provide a certificate of sewer availability from SCWSD. ~ Sewer main extension within the interior roads will be required along with a sewer stub for each lot within the proposed plat. Civil engineering plans for the sewer main extension must be approved by the District and a copy of the approved plans must be submitted to the City. Transportation: Impacts to the city transportation system are expected due to increased vehicle trips to and from the proposed project. Staff Comments: Impacts from the development on the transportation system shall be ~ mitigated by payment of Transportation Impact Fees. As of January 1, 2014, the Transportation Impact Fee rate is $1,430.72 per single family house. Payment of the transportation impact fee is due at the time of issuance of the building permit. Credit will be given for the existing residences. I K. RECOMMENDATIONS: Staff recommends approval of the Rosa Meadows Preliminary Plat, as depicted in Exhibit 6, subject to the following conditions: 1. The applicant shall comply with the mitigation measures issued as part of the Determination of Non- Significance Mitigated, dated December 13, 2013 (Exhibit 5). 2. The applicant shall obtain a demolition permit and all required inspections for the removal of the existing single family residences prior to Final Plat recording. 3. The applicant shall be required to submit a revised landscape plan, depicting a 10-foot wide on-site landscape strip for all lots. The final detailed landscape shall be submitted to and approved by the Current Planning Project Manager prior to Final Plat recording. 4. The lot lines of the plat must be adjusted to increase the size of Lot 17 to the minimum lot size of 4,500 sf prior to recording the Final Plat. HEX Report 13-001537 SE 16 /:t S 27TH ST n UJ "' w ~ "' ~ 0 i § ~ "' !)! < S 166TH ST i!: "' 0 ( ~ VICINITY MAP NOTTO SCALE EXHIBIT 2 ~ w w "' ct'. z M "' >- 0 M w M I R-1 \ \fl.-8 ZONING MAP BOOK PLANNING· TECHNICAL SERVICES PRINTED DATE: 10/03/2013 This document is a 11aphio::: representation, net {lllll"OOleed ID S1Jrvey aCCU";q, illld is based IY1 the best infofTllation available as at the date shown. This map is intende<j hr oty <ispllrj p.irposes onf,: Community&. Economic De-velopmrmt C.£."Cl\y>~V'-Adrian.oAi,,,,~ .,.,,.,._ ..is~·ior -----~ r-r;!~ t :; Fi R-14 G4W 20T23N R5EW1/2 RM-F S PUGETDF( G R-8 R-8 ... CA 0 420 14W 32 T23N R5E W 1/2 bi--/ City limits c::J(C CJ RENTON D ~· Zoning Designation c::J ~l c:J(CA) CommercialArlsial DOI D (CD) Center Downi::>wn CJ (R D (CNJ Commercial Neigl-bclhood c:J {R D (CO) Commercial Office CJ (R c:J (COR) CommerciaL'Olf'lce/Resid"en~al c:J (R 1:9,520 840 ! Fee --R-8 R-8 -- R-8 ·R-14 H4W 29 T23N R5E W 1/2 PilQe 62 of 80 EXHIBIT 3 I .... m "' "' --< "' "' z ;o "' m m -"' N t 159 m >< :c 1-1 ~ 1-1 -I .i:::,. 0 Rosa Meadows Preliminary Plat Site 79 159 Feet WGS_ 198-1_ l.fl/eb _.\,1ercatcr _Auxili;i::,• ~.Sphe,·e Information Technology w GJS Renton M apS upport@Re r.tonwa. gov 12/04/2013 This map is a user generated static output from an Internet mapping site and is for reference only, Data layers that appear on this map may or may not be accurate, current, or otherwise reliable. THIS MAP IS NOT TO BE USED FOR NAVIGATION Legend City and County Labels City and County Boundary Otl1er [) City of Renton 0 Parcels None 0 1: 1,902 Cityof~ Finance & IT Division DEPARTMENT OF COi UNITY AND ECONOMIC DEVELOPMENT DETERMTNATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) MITIGATION MEASURES PROJECT NUMBER: APPLICANT: PROJECT NAME: PROJECT DESCRIPTION: LUA13-001537,ECF,PP Rob Risinger, Connor Homes Rosa Meadows Preliminary Plat The project proponent has submitted an application for a Preliminary Plat subdivision, which requires an environmental review by the City of Renton Environmental Review Committee. If approved, the project would result in the subdivision of a 4.15 acre property, located in the Benson planning area of the City, into 21 lots suitable for single-family residential use. In addition, Tract 'A' would be dedicated for storm drainage control. The property has the Comprehensive Plan designation of Residential Single-family (RSF) and is correspondlingly zoned Residential 8 (R-8). Two residential structures would be removed. The site is within an area known for potential hazards from abandoned coal mines. PROJECT LOCATION: LEAD AGENCY: MITIGATION MEASURES: 2724 Benson Road The City of Renton Department of Community & Economic Development Planning Division 1. The recommendations in the geotechnical report, "Geotechnical Engineering Study Proposed Rosa Plat, 2724 Benson Road South, Renton Washington," by Earth Solutions NW, dated September 10, 2013, shall be followed prior to, during, and following construction. 2. A note shall be placed on the face of the plat, prior to recording, stating the following, "Portions of this plat have been identified as having a moderate hazard from coal mining activities and/or abandoned coal mine shafts." EXHIBIT 5 }.!,_flf, D§!Cf\lPJION ~-::.. '..:'i:'":;,': ::...-=:: ::.:.::."-• -N m >< ::c 1-1 0:, , .......... -, ... _, ..... -..... · · ......... .,,,_ ,., __ ,_,, __ ,,_,.., A PORTION OF THE NW 1/4 OF SECTION 29, TWP. 23 N., RGE. 5 E, KING COUNTY, WA S 27TH STREET (•H-M.l<ffitl LS 28TH STREET , __ n SCALE: 1" -40' VICINITY MAP MOI 6ilQiiJ! ~ CONTOUR INTI.AVAL• i' SITE DATA PUTIW,lf.a -M- t:m' nu:-· .... Slff"'°""'ll'7Hlll!NIOl,IRQOD5 PARCn -llDlllM-001", -0015, -Ml!O. MIii sm: Mt>, , •• ,.u r.r c•.11 N:l ZQNl!IQ: R-1 (IIDIDEIITW. SNJ.E-FN,RL'(.I EXISTl<O \In, SINOl[ r.llll.Y IIE!;IOtHIW. NICI ll,>C.lt<1' i:xsmo SIROCTUIICS: 1,1.L EXISTII(] MOl/5£5 ro et RCMCMD -IJ?E: 21-LOl HfOU: (oJII..T. fDIOe<!IM. SIJ8DMSIOO DEVELOPMENT STANDARDS {R-6) MU. DEIISITT; I OIJ/HE'f »; MK I.DT sru, 4-,5oe ~ ~ MIN. Lal' MDllll Iii' IIITDIIOfl IO' C:0'"'[" ll>l'$ MIii, LOI' DrPl!t W IIIJI\Dl!«l~: '11:0Nl\ ,~· H;I(, I' KIE !11':llTJ 10' """'''"' Ll.l>ll!I.MMl:lCHT,lD' 1,1,1,X. ar:o COVEil, UlTS Q~[Attll t)Wj 1,000 !.I'; WIS S,OOCI Sf' OR IJ35l W.X. ll!l'. COO/Elt: 7H' DESK:~ 5TAIIDMlli or RMC •-l-110 11'1'\.Y UTILITY PROVIDERS Sl:Wtll, CIT'I or REtm»I WAttll, !COS CIIEDI 'NATDI, AIIJ U:'OER QlffllCT POWE"' f'IJOCT !11.U<D Ol[Jm'r GAS, 1'1/0ET SOll>III DIIJICY l!\D!~ eom,R'fl.111< rv,(i <;tN o, A'1/TOO SCHOOL, ~OITIIII SCHOO.. IJSIRICT fo!OJ :IS~ 00 1,600 Sf t::~= 15 ORLITI'.~) f 1-1 -I oac. I 1.JSE ll T AREA TABLE \ $.F ,m AA&\ !.f'. AREA TABLE /,RU, ($.F.) SHEET NO. ~P-01 PP-02. PP-OJ PP-04 PP-05 PP-06 PP-07 DESCRIPTION PRELIMINARY PtAT PLAN EXISTING CONDtTIONS F'ROPERTV OWNERS /Wle!U ooe:roo-co1c, oc1a, 0010 ,jlMEJ'NIJPAA!tl,I./I05A PLANNER/ENGIINEEAJSURVEYOR EN CONSIJlTI'iC [!flllHU/II, W:. ~, " t,1J(I O'I I ,.,11 " a.4n ,_ " ·-,.-" ~~~ 1,IDD <= " un <M< " ···" -·1--T1IOC1'B SIQ1Wl1:TIIAC1' uw;f~~S,,,a;lll>C1" -~ ll<ltir<H',,AY OMT l'IWm: _,, U,S(Ut\'ff U)TI --1.17T AA.fl,, (l,f;l) -AA- n.111 I.IOI o,:IZ\ 31,111 3,011 J21.JD lmt N/F. SE .._,11>.IMU IWIC!l. n11oc~ooe1, oo:,n, DD1a twtll>NIJt.ln<(""911 11,n11111T=2 R!NltlNWADIOel! »•oo = ~vi: 90U1H, ,io,i ro,u,N. 'NAT, 'NA D$00;l OIJI -~•11J e,wf,cr: "'"' w,AJ[, '" TREE CUITlNG / LAND CIT.ARING Pl.>.N PRELIMINARY GRADING PLAN PRELIMINARY ROAD & UTILITY PLAN DRAINAGE CONTROL PLAN PRELIMINARY STREIT PROFlLES PRELIMINARY STREET PROFILES PREWMINARY LANDSCAPE PLAN PRELIMINARY LANDSC.a.PE PtAN DETAILS !~ i.fii :i0 10:U~ I =1<. ~. '"°'"~ s.r .• 4,1& ~ j l'l'-Df l'Kt.LIMINI\KY :SIKtt.l l'KV~ILt.::> DEVELOPER GEOTECH ENGINEER l u,i i• un pp. "n .,., .. , ..... ,u,.., .,..,, .. C'T .,., ...... ., .. ., 'll(Nn), llJ,10 u. • UI IC. pp-nn Plll'I 11 .. m.u.nv I ANn<:;C":API' Pl AN !U 1081H A\l'E />t. 1200 1= !af1H' l'\.,la ~ ''"' pp . il IXIP<rl<lT!l<ENT-°""'"""""".,...,.,,...._ ~~ " != "" ·O!I PP-09 . ,o CRITCAI. ... .,, 11\imflS 11J,,O~ 0 lVJl<.,lffV.•IIIO, & NOTES ~~~ ,1:::.,.-:,:- _j .:. l G - 'i 11 I ij , I 'l l i! ;L ! - m iii d ! ' I Cf) Cl) ~ w O ~ ;; 0 ~ <( ~ er W ~ ~ ~ 5 <( 0 Cf) ~ 0 r:r: ! ' ' 8 ::""·"-"'" = = -· ~ PP-01 1 ., 1 a,....., 1; ' -, Ii =· omnrt _,. TREAlm. BIJI" NOT DCT.QIED OHs<l(o\llfk TltEAIUIAIIOD0""'€0 TRACT A STORM DRAINAGE FACILILTY ~JltOU""" Ormmtlll />1100.,Dm, IIATiiJIQIJMJn"-l'll; JIAltJI......._,,.,._ m >< :c 1-1 c:, .111.rroc, •2.670 CF l,...,,, Cl' '3,100 Cl' = --·-----__ , __ ~ --!DfER PIEnHO W...ltll --.,,.-,.-·- l'IIOl'O&D-UI[ -- ~ "-,I f ~------ -:..-;- ; . JN l lNlf ~~F TYPE 3 A PORTION OF THE NW 1/4 OF SECTION 29, TWP, 23 N .• AGE. 5 E, KING COUNTY, WA ,,...,_..i.w.. \ ( 11 "= . ,<rl'r.,-'1["-;l ·C.. 1. i I /I ,0,-1 ; . I / i --J 4:; : ! !5 ,· i / J' -~-7 11-----·-ROSA MEADOWS ..... ~ ! : . ' , 1 ' • 6 1:.?g~~r¢~Yi.§ __ _:; . -==-=-_:-l I Of'f'SITE: BASIN I .. , )..\-S 28~~EET J BASIN · 7- "'~-~-Jl!I~ ,1 < -pl it J ,I ! i L. \ .,.,:;..-:;,_,...;~~ JI , . . .... ·: r ~)-'.-'······· .... ,. ~ '~ " ' 1 I :::::.::-r=·,),.. .. . '/\" .. ~l ! di~--. ;-,-. ~ .I ' ;!:\,,.,.~_::;:. ROSA MEADOWS OFFSTT.E BASJN ·----:/ 7"~ n SCALE: 1" M 40' CONTOUR INTI1RVAL -1• .,, l_:_T_T-,--,-:-~ i I i I 400 ' : i l I !I' I '" I 1 -: ~ 1 ~!1 1·~ I i!+_J--+ ___ ··-J!-t---1 «0 -r ---·--L----j I•' 1'00< IIW.I. I ~coo.J..i I i <>O 1---!---' --l ~ )---~-l.-~---i"~ ··t---j--/'-l--1 "' -1-2o 1-------i---__ J_ -1' I ' I .1\, if-, I I -' -, ·---·I <>o ' I .(10 1--------:------+·-·· ..., «<>l·--j~b--~:'1---i--- -----l ___ 1 _____ 1---i---, .,, . ,-;· ; j I _,.J_J_ ··-'1-----· ---·+--j .,, ffll 1---1···-. : ~-: I . ' T--1---i·-I"' 410 1---I I i I I I ... -\--f---+----1,,o !!0+-00 50-l-l!O .M +oo li2-t-ro 70+00 70+80 71+-SO ,,.., POND ceoss .. s:ez:10N A-A IICAl.E: ,.:,r....-. POND CROSS SECTION R-B 9CAI..E: :::::: =L O [ ,Oi""N" .... 1! I j] l•l l, ii ! - fl iji li!I 1! Bl ::; 0 I 0: w z z 0 () m ! (f) 3: 3 o~ o~ <{ 0 w~ ~ ;;; ~ 0 a: ! ' 5 -""' .. ,._, ... ,, --------- PP-06 6 ,,. 10 ...... September 24, 2013 ES-2972.02 Conner Homes Group 846 -108th Ave Northeast, Suite205 Bellevue, Washington 98005 Attention: Mr. Kyle Kittelman Subject: Preliminary Coal Mine Hazard Evaluation Proposed Residential Development 2724 Benson Road South Renton, Washington Reference: Earth Solutions NW, LLC Geotechnical Engineering Study ES-2972, dated September 10, 2013 Dear Mr. Kittelman: Earth Solutions NW LLC • Geotechnical Engineering • Construction Monitoring • Environmental Sciences In accordance with your request, Earth Solutions NW, LLD (ESNW) has prepared this letter providing a summary of our preliminary coalmine hazard evaluation for the subject property. Records Review The subject property is located along the east side of Benson Road South in Renton, Washington. This general area has been identified as a potential coal mine hazard area due to historic mining records. We reviewed maps K32a through K32e of the King County Coal Mine Maps inventory. Based on review, it appears that the Benson Mine was located north of the subject site about 400 feet The majority of the mining activity appears to hi:f\li'j:beer;::lp,c~tei;L. north of South Puget Drive and to the east of Benson Road South. ' ' ,_I.;_.,.'--' V LU NOV O 5 2Dlj-Summary and Opinion - Based on our review of readily available coal mine maps for the area, in our o~l)fd~:-:rn1fsutijecf,J site is not located within a coal mine hazard area. Consistent with section 4-3~tl$d?jle1'6f,'the Renton Municipal Code, the site should be classified as a Low Coal Mine Hazard area. LIMITATIONS The recommendations and conclusions provided in· this letter are professional oprnrons consistent with the level of care and skill that is typical of other members in the profession currently practicing under similar conditions in this area. A warranty is not expressed or implied. Variations in the soil and groundwater conditions observed at the test site locations may exist, and may not become evident until construction. ESNW should reevaluate the conclusions in this preliminary geotechnical summary if variations are encountered. 1805 -136th Place N.E., Suite 201 • Bellevue, WA 98005 • (425) 449-4 EXHIBIT 8 Conner Homes Group September 24, 2013 ES-2792.02 Page 2 We trust this geotechnical summary meets your current needs. If you have any questions, or if additional information is required, please call. · Sincerely, EARTH SOLUTIONS NW, LLC l ~ ~ ctS~~-~ rojec!~~r Kyle R. Campbell, P.E. Principal Earth Solutions NW, UC DENSITY WORKSHEET City of Renton Planning Division 1055 South Grady Way-Renton, WA 98057 Phone: 425--430-7200 Fax: 425--430-7231 1. Gross area of property: 1. 180,562 square feet · 2. Deductions: Certain areas are excluded from density calculations. These include: Public streets** Private access easements** Critical Areas* Total excluded area: 3. Subtract line 2 from line 1 for net area: 4. Divide line 3 by 43,560 for net acreage: 5. Number of dwelling units or lots planned: 6. Divide line 5 by line 4 for net density: 31 916 3 661 0 2. 3. 4. 5. 6. square feet square feet square feet 35 577 square feet 144 985 square feet 3.33 acres 21 units/lots 6.31 = 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. RECEIVED ** Alleys (public or private) do not have to be excluded. "IOV O 5 2013 \\Esm8\engr\ESM-JOBS\1670\004\0J3\document\density.doc -l - EXHIBIT 9 Geotechnica( Engineering Geology Environmental Scientists Construction Monitoring ' --... , · GEOTECHNICAL ENGINEERING STUDY. PROPOSED ROSA PLAT 2724 BENSON ROAD seu::rH RENTON, WASHINGTON.·. ES-2972 EXHIBIT 10 PREPARED FOR . CONNER HOMES GROUP, LLC c/o WESTPAC DEVELOPMENT September 10, 2013 ~- Kyle R. Campbell, P.E. Principal GEOTECHNICAL ENGINEERING STUDY PROPOSED ROSA PLAT 2724 BENSON ROAD SOUTH RENTON, WASHINGTON ES-2972 Earth Solutions NW, LLC 1805 -136th Pl. Northeast, Suite 201 Bellevue, Washington 98005 Ph: 425-449-4704 Fax: 425-449-4711 Toll Free: 866-336-8710 f 'I ii ~ ! H I --=.., ""!::: .I •• ,.::::: .. ;-:::;: N'ild ONIOOl:) CNVl SMOOV=1V'J VSOlcl ==--= S3V'JOH 83NN08 b • i:: e~ e ' ! ! l i • ! (1\0 0 0 < ~ >' ,_ z ::> 0 0 " z " w ~ ui " a: z t ~ \ N ~ ~ ,_ <> N z 0 ~ 0 w ,_ "' w ~ w 0 a: ~ I- "' ~ J: z I:: w N I "' I- ~ 0 z 0 ~ a: 0 ~ < EXHIBIT 11 P e ~ +-- \ I ll' 0 g ~ I ~ ~ e ~ ~ w -t . ~ m ~ g 0 • EXHIBIT 12 _, ..... .._ .. _, __ ------, ... c ROSA MEADOWS Preliminary Technical Information Report October 28. 2013 Prepared for Conner Homes 846-108th Avenue NE. Suite 200 Bellevue. WA 98004 Submitted by ESM Consulting Engineers. LLC 33400 8th Avenue S. Suite 205 FederalVilay.VilA 98003 253.838.6113 tel 253.838. 7104 fax www.esm~Jv.i~ RECE\ t.U EXHIBIT 13 I October 28, 2013 Approved By: City of Renton PRELIMINARY TECHNICAL INFORMATION REPORT FOR ROSA MEADOWS Prepared for: Conner Homes 846-1081h Avenue NE, Suite 200 Bellewe, WA 98004 Prepared by: ESM Consulting Engineers 33400 8th Avenue S, Suite 205 Federal Way, WA 98003 Job No. 1670-004-013 Date SOOS CREEK WATER & SEWER DISIRICT 14616 S.E. 192nd St. • P.O. Box 58039 • Renton, WA 98058-1039 • Phone (253) 630-9900 • Fax (253} 630-5289 October 4, 2013 ESM Consulting Engineers Attn: Evan Mann 33400 8th Ave S Federal Way, WA 98003 Re: Parcel No. 008700 0070, 0075, 0080, 0081 Rosa Plat -20 Single Family Residences Dear Evan, ncr O 7 '''°'}.·· l.,l . I l.JI. Enclosed is the Certificate of Water Availability for the above referenced parcels that you requested. If you have not had a chance to visit our web site yet I would recommend you and your Engineer review the Development information we have available at www.sooscreek.com, then click on New Connections. We have all of our design requirements, plan examples and specs and standards on the site for your reference. When you are ready, your next step is to submit a site plan of your project and schedule a pre-application meeting with the District. I have enclosed our Process and Timeframe Sheet for your reference. If you have any questions please call (253) 630-9900 extension 107. Sincerely, Darci McConnell Supervisor, Development Administration Soos Creek Water and Sewer District Dmcconnell@sooscreek.com 253-630-9900 Ext. 107 www.sooscreek.rom EXHIBIT 14 This certificate provides Information necessaty to evaluate development proposals. Certificate : 4540 SOOS CREEK WATER AND SEWER DISTRICT CERTIFICATE OF WATER AVAILABILITY Type: Preliminary Plat or PUD : Applicant's Name: Evan Mann· ESM Consulting Engineer, Proposed Use: 20 Single Fatnily Residences " Rosa Plat" Location: Lot: 20 Block: Development: ROSA PRELIMINARY PLAT Parcel: 008700 0070 Address: 2724 Benson Road S. Information: lncllllles parcels 008700 0075, 0080 and 0081. WATER PURVEYOR INFORMATION 1. a ~ Water will be provided by service connectiot1. only to an existing 8" DI water main, 14' feet from the site, b ~ Water service will require m improvement to the water system of: Water service to the proposcd plat will require the installation of onsitc water main to serve the plat. Final water layout and requirements will be determined based on final site development plans and the F'.n Marshal rcquimneots. All plens must be approved by the City of Renton, Fire Marshal and Soos Creek W atz:r and Sewer District. 2. a ~ The water" system is in confonmmce with a County approved water comprehensive plan. b D Toe water system improvement will require a water comprehensive plan amendment. 3. a ~ The p~ project is'within the corporate limits of the district, or bBS been granted Boundary Review Board approval for extension of service outside the district or city, or is within the County approved service area of a private water purveyor. b D Annexation or Boundary Review Board approval will be necessary to provide service. 4. a ~ Wau:r is/or will be available at the rate of flow !lld duration indicated below atno less than 20 psi measured at the nearest fire hydrant 5' feet from the building/property (or as marked on the attached map): Rate or Flow: 1,000 gpm Dundon~ 2 b D Watersystemi.snotcapableofprovidingfircflow. S. Sen>lce b subjcd to tbe following; • Iii'! bli'l Connection Charge: Yes including but D.ot limited to Llltecomcr # 112 Easement(,): Onsitc easements may be required. C fill Other: A right of WJJY permit will be required for any road Work. CroH Connection Control devices must be in conformance with state laws. houn Service is subject to the applicants agreement to comply and perform to make such installatioll and/or connections to the standards, regulations, requirements and conditions of this District and such other agency or agencies having jurisdiction. This District is not representing that its facilities will be extended or otherwise modified to make such service available to the applicant It is the responsibility of the applicant to make any required extension of facilities to serve their property. I hereby certify that the above water purveyor information lt true. This certification shall be valid for one year from date of sigoatare.. SOOS CREEK WATER & SEWER DISTRICT Ag,:ocyName Development Coordinator Title Darci McConnell 10/412013 Signalory Name m >< :c 1-1 ci::i :t ..... u, --· ------·--· -----·-----·--·--··-··-··-------~------· ---·--·----·--· MAP_ (scale varies) "'""'~" ~'~~,-- ,,., _,n.,- ~e 'i . . -----.:·:. ,. ·, r ___ .jl ~.--,;.;:;-.11 . 11! •.i ,:I ..;-I :111r -J: .... ·. ·::)i,c:,--. /J ·, .... !!~"-.:-.) ~ ... ' ·,,i...,, .~:, ,, ·~ ',-;,-,i i . -·-1' ---:.,---~ 11 " (! ' ·:. _i -~-. ' Ii :, • L-c-J . "' .;i, '41.._· ·" 7 .. :,f" '-'~ .: t ,. I /l'-.. i~#' \i\, ·;1·. ·!::-;r;·.: __ ~~--.'/ ___ }i ~-:;r ··1_:1_•:. TYPICAL CROSS-SECTION(s) -).< RIG-e!T-OF-,s;A'r ~IDTµ VARIES .. '*<··~---; "~~" "" "~.!. ,.,. • . ,,., .... '•!~ ",_,, .. , . ..,.· ·~ ' I-~.-... . . ., -...... '._, \iL::°::,·,· :; ., _':'.', Ii,~'.:~--, :~.\'. I' 0.,"~ • .. ~ SIDE- i-;ALK fl 1.. Ti. AVEL i TRAVEL 'fj i LANE I LANE ' ; !"'IN. i MIN_ I Q 8 SID~- i,;A_LK 1 -, O''i 11'-01' l ''1 0 11 i:.t O' J,/ LI.:) -l ,~ ;;, 11 -~:.; -v r -n--------7!""-=-----r ;.: r ,i , e Renton Trails and Bicycle Master Plan Proposed Improvements BENSON ROAD/MAIN AVENUE SOUTH BICYCLE LANES Project Status Origin and Destination Project Length Existing Condition Proposed Cross-section User Groups Connections Project Description Constraints and Considerations PROPOSED Main Street South and South Grady Way to SE 1 76th Street 2.3 miles Minor arterial Bicycle lanes t\ 111111111 /11111111 Bicyclists, with pedestrians on sidewalks City Hall PARKS AND SCHOOLS: Thomas Teasdale Park, Nel- son Middle School TRAILS: Cascade BICYCLE LAN ES: Puget Drive SE, SE 176th Street A north-south route providing neighborhood ac- cess. Slope. 1-405 Redevelopment could provide oppor- tunities to enhance overpass. 103 Agencies Evan Mann Rob Risinger See attached See attached (Signature of Sender): STATE OF WASHINGTON COUNTY OF KING See Attached Contact Applicant Owner Parties of Record vn~ ss I certify that I know or have satisfactory evidence that Lisa M. McElrea "v•'-"' signed this instrument and acknowledged it to be his/her/their free and voluntary act for,i'?;2i~ _tfrposes 'il;\'fi," mentioned in the instrument. ''AS,,,._,~ Dated: ,J ·<,:,t,,.(q It ,/bl 3 • j \ a y Public in and for the State of Washington Notary (Print): ____ LJilu.c.'..J.l,/µ.4+-. -fl--'-'C'.1akf...,h'ct.•'..c:aL.-.-.------------- My appointment expires: A .J L ,; ·, · /-::, . VJV5 ( ?(1) ,.,,:(j I Rosa Meadows Preliminary Plat LUAB-001537, ECF, PP template -affidavit of service by mailing Dept. of Ecology" Environmental Review Section PO Box47703 Olympia, WA 98504-7703 WSDOT Northwest Region * Attn: Ramin Pazooki King Area Dev. Serv., MS-240 PO Box 330310 Seattle, WA 98133-9710 us Army Corp. of Engineers* Seattle District Office Attn: SEPA Reviewer PO Box C-37SS Seattle, WA 98124 Boyd Powers • Depart. of Natural Resources PO Box 47015 Olympia, WA 98504-7015 KC Dev. & Environmental Serv. Attn: SEPA Section 900 Oakesdale Ave. SW Renton, WA 98055-1219 Metro Transit Senior Environmental Planner Gary Kriedt 201 South Jackson Street KSC-TR-0431 Seattle, WA 98104-3856 Seattle Public Utilities Real Estate Services Attn: SEPA Coordinator 700 Fifth Avenue 1 Suite 4900 PO Box 34018 Seattle, WA 98124-4018 AGENCY {DOE) LETTER MAILING (ERC DETERMINATIONS) WDFW -Larry Fisher* 1775 12th Ave. NW Suite 201 Issaquah, WA 98027 Ouwamish Tribal Office * 4717 w Marginal Way SW Seattle, WA 98106-1514 KC Wastewater Treatment Division* Environmental Planning Supervisor Ms. Shirley Marroquin 201 S. Jackson ST, MS KSC-NR-050 Seattle, WA 98104-3855 City of Newcastle Attn: Steve Roberge Director of Community Development 13020 Newcastle Way Newcastle, WA 98059 Puget Sound Energy Municipal Liaison Manager Joe Jainga PO Box 90868, MS: XRD-OlW Bellevue, WA 98009-0868 Muckleshoot Indian Tribe Fisheries Dept.* Attn: Karen Walter or SEPA Reviewer 39015 -172''" Avenue SE Auburn, WA 98092 Muckleshoot Cultural Resources Program* Attn: Ms Melissa Calvert 39015 172"' Avenue SE Auburn, WA 98092-9763 Office of Archaeology & Historic Preservation* Attn: Gretchen Kaehler PO Box 48343 Olympia, WA 98504-8343 City of Kent Attn: Mr. Fred Satterstrom, AICP Acting Community Dev. Director 220 Fourth Avenue South Kent, WA 98032-5895 City of Tukwila Steve Lancaster, Responsible Official 6200 Southcenter Blvd. Tukwila, WA 98188 *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 Environmental Checklist, Site Plan PMT, and the Notice of Application. *"'Department of Ecology is emailed a copy of the Environmental Checklist, Site Plan PMT, & Notice to the following email address: sepaunit@ecy.wa.gov template -affidavit of service by mailing Rob Risinger 846 108th Ave, 200 Bellevue, WA 98004 (425) 646-4435 James Rosa 32130 115th Ave SE Auburn, WA 98092 Renton, WA 98055 (206) 351-9704 Rosa Meadows Preliminary Plat LUA 13-001537 PARTIES OF RECORD Evan Mann David and Pamela Rosa 33400 8th Ave S, Suite 205 32130 115th Ave SE Federal Way, WA 98003 Auburn, (253) 878-5125 David and Cathy Rosa Joseph Schemnitzer 17407 161st Ave SE 1405 S 27th St Renton, WA 98058 Renton, WA 98055 Renton, WA 98056 Page 1 of 1 OF ENVIRONMENTAL DETERMINATION ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE -MITIGATED (DNS-M) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: PROJECT NUMBER: LOCATION: Rosa Meadows Preliminary Plat LUA13-001537; ECF, PP 2724 Benson Road DESCRIPTION: The project proponent has submitted an application for a Prellminary Plat subdivision, which requires an environmental review by the City of Renton Environmental Review Committee. If approved, the project would result in the subdivision of a 4.15 acre property, located in the Benson planning area of the City, into 21 lots suitable for single-family residential use. In addition, Tract 'A' would be dedicated for storm drainage control. The property has the Comprehensive Plan designation of Residential Single-family (RSF) and is correspondlingly zoned Residential 8 (R·B). Two residential structures would be removed. The site is within an area known for potential hazards from abandoned coal mines. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ER() 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 S:00 p.m, on December 27, 2013, 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 RMC 4·8·110 and information regarding the appeal process may be obtained from the Renton City Clerk's Office, 1425) 430·6S10. A PUBLIC HEARING Will BE HELD BY THE RENTON HEARING EXAMINER AT HIS REGULAR MEETING IN THE COUNCIL CHAMBERS ON THE 7TH FLOOR OF CITY HALL, 1055 SOUTH GRADY WAY, RENTON, WASHINGTON, ON JANUARY 7, 2014 AT 11:00AM TO CONSIDER THE PRELIMINARY PLAT. 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 December 11, 2013 Evan Mann ESM Consulting Engineers 33400 8th Ave S, Suite 205 Federal Way, WA 98003 Department of Community and Economic Development C.E. "Chip"Vincent, Administrator SUBJECT: · . ENVIRONMENTAL /SEPAl THRESHOLD DETERMINATION Rosa Meadows Preliminary Plat, LUA13-001537, ECF, PP Dear Mr. Mann: This letter is written on behalf of the Environmental Review Committee (ER() to advise you that they have completed their review of the subject project and have issued a threshold Determination of Non- Significance-Mitigated (DNS-M) with Mitigation Measures. Please refer to the enclosed ERC Report, for a list of the Mitigation Measures. Appeals of ihe environmental determination must be filed in writing on or before 5:00 p.m. on December 27, 2013, 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 RMC 4-8-110.and information regarding the appeal process may be obtained from the City Clerk's Office, (425) 430-6510. Also, a public hearing has been scheduled by the Hearing Examiner in the Council Chambers on the seventh floor of City Hall on January 7, 2014 at 11:00AM to consider the Preliminary Plat. The applicant or representative(s) of the applicant is required to be present at the public hearing. A copy of the staff recommendation 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. If you have any further questions, please call me at (425) 430-6581. For the Environmental Review CommiUee, t:¥~~J~ Elizabeth Higgins Senior· Planner Enclosure cc: David & Pamela Rosa, James Rosa, David and Cathy Rosa/ Owner(s) Rob Risinger/ Applicant Brad D'Emidio, Cynthia Burns / Party(ies) of Record Renton City Hall • 1055 South Grady Way • Renton.Washington 98057 • rentonwa.gov Denis Law Mayor December 11, 2013 Community and Economic Development Department C. E.'Chip"Vincent, Administrator Washington State Department of Ecology Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 Subject: ENVIRONMENTAL (SEPAi THRESHOLD DETERMINATION Transmitted herewith is a copy of the Environmental Determination for the following project reviewed by the Environmental Review Committee (ERC) on December 9, 2013: SEPA DETERMINATION: Determination of Non-Significance -Mitigated {DNS-M) PROJECT NAME: Rosa Meadows Preliminary Plat PROJECT NUMBER: LUAB-001537, ECF, PP Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on 12/27/13, 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 RMC 4-8-110 and information regarding the appeal process may be obtained from the 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) 430-6581. For the Environmental Review Committee, Elizabeth Higgins Senior Planner Enclosure cc: King County Wastewater Treatment Division Boyd Powers, Department of Natural Resources Karen Walter, Fisheries, Muckleshoot Indian Tribe Melissa Calvert, Muckleshoot Cultural Resources Program Gretchen Kaehler, Office of Archaeology & Historic Preservation Ramin Pazooki, WSDOT, NW Region Larry Fisher, WDFW Duwarnish Tribal Office US Army Corp. of Engineers Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) MITIGATION MEASURES PROJECT NUMBER: APPLICANT: PROJECT NAME: LUAB-001537, ECF, PP Rob Risinger, Connor Homes Rosa Meadows Preliminary Plat PROJECT DESCRIPTION: The project proponent has submitted an application for a Preliminary Plat subdivision, which requires an environmental review by the City of Renton Environmental Review Committee. If approved, the project would result in the subdivision of a 4.15 acre property, located in the Benson planning area of the City, into 21 lots suitable for single-family residential use. In addition, Tract 'A' would be dedicated for storm drainage control. The property has the Comprehensive Plan designation of Residential Single-family (RSF) and is correspondlingly zoned Residential 8 (R-8). Two residential structures would be removed. The site is within an area known for potential hazards from abandoned coal mines. PROJECT LOCATION: LEAD AGENCY: MITIGATION MEASURES: 2724 Benson Road The City of Renton Department of Community & Economic Development Planning Division 1. The recommendations in the geotechnical report, "Geotechnical Engineering Study Proposed Rosa Plat, 2724 Benson Road South, Renton Washington," by Earth Solutions NW, dated September 10, 2013, shall be followed prior to, during, and following construction. 2. A note shall be placed on the face of the plat, prior to recording, stating the following, "Portions of this plat have been identified as having a moderate hazard from coal mining activities and/or abandoned coal mine shafts." DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ENVIRONMENTAL (SEPA) DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) PROJECT NUMBER: APPLICANT: PROJECT NAME: LUA13-001537; ECF, PP Rob Risinger, Connor Homes Rosa Meadows Preliminary Plat PROJECT DESCRIPTION: The project proponent has submitted an application for a Preliminary Plat subdivision, which requires an environmental review by the City of Renton Environmental Review Committee. If approved, the project would result in the subdivision of a 4.15 acre property, located in the Benson planning area of the City, into 21 lots suitable for single-family residential use. In addition, Tract 'A' would be dedicated for storm drainage control. The property has the Comprehensive Plan designation of Residential Single-family (RSF) and is correspondlingly zoned Residential 8 (R-8). Two residential structures would be removed. The site is within an area known for potential hazards from abandoned coal mines. PROJECT LOCATION: LEAD AGENCY: 2724 Benson Road 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 4-9-0700 Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified during the environmental review process. Because other agencies of jurisdiction may be involved, the lead agency will not act on this proposal for fourteen (14) days. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on December 27, 2013. 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 RMC 4-8-110 and more information may be obtained from the Renton City Clerk's Office, (425) 430-6510. PUBLICATION DATE: DATE OF DECISION: SIGNATURES: Gregg Zi er n, Administrator Public Wor s Department Terry Higashiyama, Administrator Community Services Department December 13, 2013 December 9, 2013 JZ/1//3 Date I ' .., , c, I '7, i '-/ -[ ( V Date Peterson, Administrator Fire & Emergency Services I i ' / ( . '2-\j l---. C.E. "Chip" Vincent, Administrat Department of Community & Economic Development ;z.,/1 /;J r, Date P-f:t /zo,3 I I Date DEPARTMENT OF COMMUN, 1 Y AND ECONOMIC DEVELOPMENT ENVIRONMENTAL COMMITIEE REVIEW REPORT ERC MEETING DA TE: Project Name: Project Number: Project Manager: Owners: Applicant: Contact: Project Location: Project Summary: Site Area: December 9, 2013 Rosa Meadows Preliminary Plat LUAB-001537; ECF, PP Elizabeth Higgins, Senior Planner David B. and Cathy Rosa, 17407 -161'1 Ave SE, Renton WA 98058; James V. Rosa and Pamela Rosa, 32130-llS'h Ave SE, Auburn WA 98092 Rob Risinger, Conner Homes, 846-1081h Ave NE, Suite 200, Bellevue WA 98004 Evan Mann, ESM Consulting Engineers, 33400 -8'h Ave S, Federal Way WA 98003 2724 Benson Rd S and 16424 Benson Rd S, Renton 98058 The project proponent has submitted an application for a Preliminary Plat subdivision, which requires an environmental review by the City of Renton Environmental Review Committee. If approved, the project would result in the subdivision of a 4.15 acre property, located in the Benson planning area of the City, into 21 lots suitable for single-family residential use. In addition, Tract 'A' would be dedicated for storm drainage control. The property has the Comprehensive Plan designation of Residential Single-family (RSF) and is correspondlingly zoned Residential 8 (R-8). Two residential structures would be removed. The site is within an area known for potential hazards from abandoned coal mines. 180,562 sf (4.15 acres) Buildings to remain: Buildings to be demolished Project Location Map 0 2 City of Renton Department of Communi ROSA MEADOWS PRELIMINARY PLAT Economic Development E nmental Review Committee Report LUA13-001537; ECF, PP Report of December 9, 2013 PART ONE: PROJECT DESCRIPTION / BACKGROUND A. EXHIBITS: Exhibit 1: Exhibit 2: Exhibit 3: Exhibit 4: Exhibit 5: Exhibit 6: Exhibit 7: Exhibit 8: Exhibit 9: Exhibit 10: Exhibit 11: Environmental Review Committee Report and Decision Vicinity Map Zoning Map Preliminary Road and Utility Plan Preliminary Plat Site Coal Mine Hazard Areas Geotechnical Engineering Study (full report available in the project file) Test Pit Location Plan Preliminary Coal Mine Hazard Evaluation Drainage Control Plan Preliminary Technical Information Report B. GENERAL INFORMATION: Page 2 of 5 1. Owner(s) of Record: David B. and Cathy Rosa, 17407 -161'1 Ave SE, Renton WA 98058; James V. Rosa and Pamela Rosa, 32130-llS'h Ave SE, Auburn WA 98092 C. 2. Comprehensive Plan Land Use Designation: Residential Single-family {RSF) 3. Zoning Designation: Residential 8 (R-8) 4. Existing Site Use: Low Density Residential S. Neighborhood Characteristics: a. North: Residential development {R-8 zone) b. East: c. South: d. West: 6. Access: 7. Site Area: Residential development {R-8 zone) Residential development {R-8 zone) Residential development (R-8 zone) Benson Rd S 180,562 sf (4.15 acres) HISTORICAL/BACKGROUND: Action Land Use File No. Ordinance No. Comprehensive Plan N/A 5100 Zoning N/A 5100 Annexation N/A 3742 ERC Report 13-001537 Date 11/01/04 11/01/04 8/17/83 City of Renton Department of Communi ROSA MEADOWS PRELIMINARY PLAT Report of December 9, 2013 D. PROJECT DESCRIPTION: Economic Development E nmental Review Committee Report LUA13-001S37; ECF, PP Page 3 of 5 The project proponent has requested approval of a subdivision of 4.15 acres of land into 21 lots, that would subsequently be developed for single-family residential use. The site currently consists of four tax parcels. Due to the size of the project, review by the Environmental Review Committee is required prior to consideration ofthe land division. The property is located in southeast Renton (Exhibit 2) within the Benson Planning Area and is designated Residential Single-family (RSF) on the Comprehensive Plan Land Use map. Goals, objectives, and policies of this designation are implemented by the regulations and standards of the Residential 8 zones (Exhibit 3). The proposed density of the project would be 6.31 dwelling units per net acre. The land, located between S 27'h St and S zg•h St, fronts on Benson Rd S, which would provide primary access to the new subdivision (Exhibit 4). A second access would be available by extension of S 281 h St from the east. Two residential structures, built in 1958 and 1962, would be removed. The site is primarily cleared of vegetation, except for extensive lawn area (Exhibit 5). Most of the site, and extending to the north, has been identified as potentially hazardous from abandoned coal mines (Exhibit 6). I PART TWO: ENVIRONMENTAL REVIEW In compliance with RCW 43.21C.240, the following State Environmental Policy Act (SEPA) -compliant environmental review addresses only those project impacts that may not be adequately addressed under existing Renton Municipal Code 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. 8. MITIGATION MEASURES 1. The recommendations in the geotechnical report, "Geotechnical Engineering Study Proposed Rosa Plat, 2724 Benson Road South, Renton Washington," by Earth Solutions NW, dated September 10, 2013, shall be followed prior to, during, and following construction. 2. A note shall be placed on the face of the plat, prior to recording, stating the following, "Portions of this plat have been identified as having a moderate hazard from coal mining activities and/or abandoned coal mine shafts." C. ENVIRONMENTAL IMPACTS The Proposal was circulated and reviewed by various City Departments and Divisions and appropriate state agencies to determine whether the applicant has adequately identified and addressed environmental impacts anticipated to occur in conjunction with the proposed development. Staff and state reviewers have identified that the proposal is likely to have the following probable impacts: £RC Report 13-001537 City of Renton Department of Communi., _ Economic Development ROSA MEADOWS PRELIMINARY PLAT Report of December 9, 2013 1. Earth En nmental Review Committee Report LUAlJ-001537; ECF, PP Page 4 of 5 Impacts: The site has level to rolling topography with a grade differential of approximately 40 feet across the site (S to 8 percent slopes). The highest elevation is about 454 feet. A geotechnical report, "Geotechnical Engineering Study Proposed Rosa Plat, 2724 Benson Road South, Renton Washington," by Earth Solutions NW (ESNW), dated September 10, 2013, was submitted with the land use application materials (Exhibit 7). The subsurface investigation was based on material sampled from four test pits (Exhibit 8). Based on observation, it appears that fills were placed on the site to a depth of up to four feet where residential development occurred. Subsurface conditions, as determined from material excavated from test pits indicate that topsoil was found at depths of approximately 6 inches. At test pit 4, fill to a depth of about one foot and chunks of old concrete foundation were found. The fill was primarily medium dense silty sand with varying amounts of gravel. Native soil underlying the topsoil and fill consisted of dense to very dense silty sand with gravel, generally associated with weathered and unweathered glacial deposits. Soil relative density appeared to increase with depth. Dense conditions were encountered at depths up to three-1/2 feet below existing grades. It is anticipated that 3,290 cubic yards (CY) would be stripped and reused on site. There would be approximately 6,410 CY of cut material and 6,970 CY of fill. In the opinion ofthe geotechnical engineer, residential development of the site is feasible from a geotechnical standpoint. ESNW recommendations regarding site preparation, grading, excavation, and slab-on-grade construction should be followed during site and building construction. Therefore, staff recommends that the mitigation measures found in the report, "Geotechnical Engineering Study Proposed Rosa Plat, 2724 Benson Road South, Renton Washington," by Earth Solutions NW (ESNW), dated September 10, 2013, be made conditions of approval. In addition to general geotechnical review of the project site, a "Preliminary Coal Mine Hazard Evaluation," by ESNW, dated September 24, 2013 was submitted (Exhibit 9). This report is based on review of documents, and not actual subsurface investigation. According to available historic mining records (maps K32a through K32e of the King County Coal Mine Maps inventory), the Benson Mine was located north of the site about 400 feet. This opinion notwithstanding, there is an awareness in Renton that mining activities were not accurately recorded at the time they were taking place. The property is within an area identified to have a "moderate" level of hazard and approximately 110 feet from a "high" hazard area (Exhibit 6). For these reasons, staff recommends that a note be placed on the face of the plat, prior to recording, stating the following, "Portions of this plat have been identified as having a moderate hazard from coal mining activities and/or abandoned coal mine shafts." Mitigation Measures: 1. The recommendations in the geotechnical report, "Geotechnical Engineering Study Proposed Rosa Plat, 2724 Benson Road South, Renton Washington," by Earth Solutions NW, dated September 10, 2013, shall be followed prior to, during, and following construction. 2. A note shall be placed on the face of the plat, prior to recording, stating the following, "Portions ofthis plat have been identified as having a moderate hazard from coal mining activities and abandoned coal mine shafts." ERC Report 13-001537 City of Renton Deportment of Communi_, _ Economic Development ROSA MEADOWS PRELIMINARY PLAT Report of December 9, 2013 E _ onmental Review Committee Report LUA13-001S37; ECF, PP Page 5 of 5 Nexus: State Environmental Policy Act (SEPA) Environmental Review; RMC 4-3-050 Critical Areas Regulations; RMC 4-4-060 Grading, Excavation, and Mining Regulations. 2. Stormwater Impacts: On-site stormwater runoff would be generated from rooftops, driveways and other residential paved areas, and roads. Stormwater would be collected, routed through required water quality treatment facilities in Tract 'A' (northwest corner of the site), and discharged to a roadside ditch along the east side of Benson Rd S (Exhibit 10). A drainage report, "Rosa Meadows Preliminary Technical Information Report, October 28, 2013, by ESM Consulting Engineers, LLC, was submitted with the land use application (Exhibit 11). The proposed project is subject to full drainage review per the City of Renton 2009 Surface Water Design Manual Amendments and the 2009 King County Surface Water Design Manual. Mitigation Measures: None required Nexus: N/A D. 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. ,/ Copies of all review comments are contained in the official file and may be attached to this report. The Environmental Determination decision will become final if the decision is not appealed within the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Environmental Determination Appeal Process: Appeals of the environmental determination must be filed in writing together with the required fee to: Hearing Examiner; City of Renton; 1055 South Grady Way; Renton, WA 98057, on or before 5:00 pm on Friday, December 27, 2013. RMC 4-8-110 governs appeals to the Hearing Examiner and additional information regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall -7'h floor, (425)430-6510. £RC Report 13.(){)1537 SE 16411l s 2m sr n !:l "' ~ "' ~ "' i ~ !:l < s 1661H sr iii 0 - VICINITY MAP NOTTO SCALE EXHIBIT 2 ~ LJ.J LJ.J "' a:: z "" N I- 0 "" LJ.J "" I R-8 R-1 ZONING MAP BOOK PLANNING· TECHNICAL SERVICES PRINTED DATE: 10/03/2013 This document isa i,-aphic r!!flrttsenla!ion, not guwaite&d to survey acwacy, aid Is bll&ed on the bast ilWrmation available as of the date shown. This map is intended fa" City oisplay PIJIJ)OSIIS!lnly: Community & EcOflomic Oevetopment C.£..-cr,;p~~ ~~ ~mm'<'~ 1/;1$,.0=9':f .,...,..t~"""' ~-' ----~ J 1 .. -t:JJ t fj.f 1 <:·;:; R-8 R-14 G4W 20 T23N R5E W 1/2 PUGET DR C R-8 RM-F "I' R-8 a:: ~~ ~~ !,jn ~~ " RM-F "' I;! ::,'ACRD l! ! ii' r R-8 R-8 R-8 R-10 R-8 R-8 .R-8 R-14 0 420 840 14W 32 T23N R5E W 1 /2 j,--...!...---1 ----I Feet H4W Cltyl!mlts c:)(C' CJ RENTON D QI Zoning Designation c::J QL 0fCA)QimmercialArta-ial Dor D (CD) Center Duwnk:lwn c:J (R D (CN} Commerclal Nalghbomooct D (R D (CO) Commer~ial Officn c:J (R D (COR) Commereial/Offiee/Re&idential D (R 1:9,620 29 T23N R5E W 1/2 Page62ol80 EXHIBIT 3 I ... m "' "' .... "' "" z ::0 "' m m ~ ;;:; N t ' ' :! '. 1:1 e ~ \ ~ I '/: \ z ~ 0 u G I z ~ \ ui ~ w G ~ i I ~ I ~ ~ ,; I N z \ 0 F u w ~ ~ 1t.i 0 ~ \~' ~ z ~i w I f-N ~ Io, 0 z I 0 ~ 0 ~ <· I \ I I I \ I I b . • 'I e • -~ '8 • ~·~ ?1·· h1 IS11h ~· !hft: I§ d IUIU~el! 0 ! l l !IL* I ! i 111 f- EXHIBIT 4 __ .......... ..-----·--- Rosa Meadows Prelimin ary Plat Site Legend City and County Labels City and County Boundary Other •• --1 : I 159 0 79 159 Feet WGS_ 1984_Web_Mercator_Auxiliary _Sphere [j City of Re nton 0 Parcels I .. I ~ ;' ll " ~z II · Ii ,J II, . ( ~~ ~..... ,~,. ! f )\ 111 : .· Information Technology · GIS RentonMapSupport@Rentonwa.gov 12/04/2013 This map is a user generated static output from an Intern et mapping site and is for reference only. Data layers that appear on this map may or may not be accurate, current, or otherwise rel iable . THIS MAP IS NOT TO BE USED FOR NAVIGATION 0 1: 1,902 Cityof~ Finance & IT Division •• u· '!:i' :,• • 317 0 159 3 17 Feet WGS_ 1984_ Web_Mercato r_Auxiliary_Sphere Coal Mine Hazard Areas ~!" 'i'J ,; ,:, ,.., -: Information Tec hnology -GIS RentonMapSupport@Rentonwa.g ov 12/04/2013 -f.l , ,, This map is a user generated static output from a n Internet mapping site a nd is for reference only . Data layers that appear o n this map may o r may not be accurate, current, or otherwise rel iable . THIS MAP IS NOT TO BE USED FOR NAVIGATION I Legend Coalmine • H IG H fil!j MODERATE [_J UNCLASSIFIED • . 0 1: 3,804 Cityof~ Finance & IT Division Geotechnical Engineeri ng Geology Environmental Scientists Construction Monit oring ' .. . {,: .:··_. GEOTECHNICAL ENGINEERING STUDY ... '"\,.t PROPOSED ROSA PLAT 2724 BENSON ROAD ·S~U~H.. •._ ...... { I RENTON, WASHINC3TON,,: ES-2972 EXHIBIT 7 PREPARED FOR CONNER HOMES GROUP, LLC c/o WESTPAC DEVELOPMENT September 10, 2013 ~- Kyle R. Campbell, P.E. Principal GEOTECHNICAL ENGINEERING STUDY PROPOSED ROSA PLAT 2724 BENSON ROAD SOUTH RENTON, WASHINGTON ES-2972 Earth Solutions NW, LLC 1805 -1361h Pl. Northeast, Suite 201 Bellevue, Washington 98005 Ph: 425-4494704 Fax: 4254494711 Toll Free: 866-336-8710 7-/ r========================~ ~-----------------------,---\ "' Storm Traci I I I I I I I I B \ \ , I 111213141s1a171 \' '"-. -hP-1 I I I I I I I 9----~\ ', I_, I, _L_L_Jl=-_1 __ L_~u1 9 '~\ "-. , Y -I TP-2 --... ' --..__ \ \ ' .,.,. __ ----'\"""" ____ _ · "'-:, 1-----11--1---1 -11------\S. 28TH ST .6'z:';1 • "\ 22 I I 20 I 19 I 18 I I I -, -1 -\ ----- , l(S;Q , I I I I I '§I I \ \ q; "' I I _L I J8114 I 13. I I 10 ~\ ~o '"1 ---,-1~1 I : : ~\ 1-<f() , 21 I 1<o 1----1 1 --~ , q '" TP-4 l-1 17 I I 15 : : 11 \ \ LEGEND TP-1-t-Approximate Location of ESNW Test Pit, Proj. No. ES-2972, Aug. 2013 ,---1 , ___ I Subject Site 4 Proposed Lot Number NOTE: The graphics shown on this plate are not intended for design purposes or precise scale measurements, but only to illustrate the approximate test locations relative to the approximate locations of existing and/ or proposed site features. The information illustrated is largely based on data provided by the ciient at the time of our study. ESNW cannot be responsible for sub513quent design changes or interpretation of the data by others. NOTE: This plate may contain areas of color. ESNW cannot be responsible for any subsequent misinterpretation of the information resutting from black & white reproductions of this plate. ', 1 1 1 -----1 ----_\ \ "-. I I 16 Jl_ 12 \\ \ '·, I I IITP-3 \ ....__ ______ , __ .,__ ____ . \ NORTH 8 Not -To -Scale •;_:_'.:_.\···. ,.,"';'. 1---------"" Test Pit Location Plan Drwn. GLS Checked SCW o ........... 0 .. ,.. .............. EXHIBIT 8 I September 24, 2013 ES-2972.02 Conner Homes Group 846-1081h Ave Northeast, Suite 205 Bellevue, Washington 98005 Attention: Mr. Kyle Kittelman Subject: Preliminary Coal Mine Hazard Evaluation Proposed Residential Development 2724 Benson Road South Renton, Washington Reference: Earth Solutions NW, LLC Geotechnical Engineering Study ES-2972, dated September 10, 2013 Dear Mr. Kittelman: • Earth Solutions NW LLC • Geotechnical Engineering • Construction Monitoring • Environmental Sciences In accordance with your request, Earth Solutions NW, LLD (ESNW) has prepared this letter providing a summary of our preliminary coalmine hazard evaluation for the subject property. Records Review The subject property is located along the east side of Benson Road South in Renton, Washington. This general area has been identified as a potential coal mine hazard area due to historic mining records. We reviewed maps K32a through K32e of the King County Coal Mine Maps inventory. Based on review, it appears that the Benson Mine was located north of the subject site about 400 feet. The majority of the mining activity appears to hcf~.e-~~,::IACl,l!e~ north of South Puget Drive and to the east of Benson Road South. ' ''-"''··I V CU Summary and Opinion ........ _c,-.. ,, , Based on our review of readily available coal mine maps for the area, in our o~lq!dn;tl'iesu~fecf,, site is not located within a coal mine hazard area. Consistent with section 4-3~d5tfJHi1'df'the Renton Municipal Code, the site should be classified as a Low Coal Mine Hazard area. LIMITATIONS The recommendations and conclusions provided in this letter are professional opinions consistent with the level of care and skill that is typical of other members in the profession currently practicing under similar conditions in this area. A warranty is not expressed or implied. Variations in the soil and groundwater conditions observed at the test site locations may exist, and may not become evident until construction. ESNW should reevaluate the conclusions in this preliminary geotechnical summary if variations are encountered. 1805 · 136th Place N.E., Suite 201 • Bellevue, WA 98005 • (425) 449-4 EXHIBIT 9 Conner Homes Group September 24, 2013 ES-2792.02 Page2 We trust this geotechnical summary meets your current needs. If you have any questions, or if additional information is required, please call. Sincerely, EARTH SOLUTIONS NW, LLC , ,s~c:zV roject=~r Kyle R. Campbell, P.E. Principal Earth Solutions lffl, LLC 11 ,!; I • I l Ii A PORTION OF THE NW 1/4 OF SECTION 29, TWP. 23 N .• AGE. !5 E, KING COUNTY, WA =· CWF111t _,. TIIDltm. eor ""'" llE'l.o.r«o --~P,ODEl'....m TRACT A STORM DRAINAGE FAClLILTY = -------w•JUOUIUn'PR- m >< :c 1-1 m ~ ..... 0 39,17!1 CF <= a --•--oa:sBlll SfORN DIWNIOI: ""'a U;700 c, --•--OQS1IHQ Wtll'N!f ----~-------PROl'05lll 1l ... ro:M'lll--.o£ ··············--L.WE ~·-· [_S:;::~ :,--;;d'-,----{ '-- ~ -=@ f~ ;, \IN bl~ ~~E TIPE a 450 , 4&0 +co i--·-·--r ' 4JO 1-----+- 1,.- 420 1-····--+·-· 410 1---- ,_ I I Is· AOCf: "' -~-\,--!---i---1 410 !IO+IID !11+00 ""' POND CR0SS}JJf.?.!19N A--A 50AI.E: ,-.,r -· 'I ./ _,/ /· ~·;c.>=~-.-.. £. . n SCALE: 1" -40' CONTDURINTERYAJ... I' "" '" ""' = -i---r--1= 420 1-----r---· I .-.,, ,--·· l """ "'" 71-1-llO PONO CROSS SECTION B-8 ec.w':: 1::::: :::." I I _ t-·---i 420 I --!-------! 410 I i ,,.., •I:.....~ -----1:!. .! ii • II -I !H I I I l ] ii '! ii m I 11 !I I Cl) IB ~ ~ ::; ~ O Cl J I <( ~ a: w ~ w • z • z 0 <... ~ Q 8 C a: I ' ~ -...... ------- PP-06 a .. 10_.,. •' ROSA MEADOWS Pretiminary Technical Information Report October 28, 2013 Prepared for Conner Homes 846-lOBth Avenue NE. Suite 200 Bellevue. WA 98004 Submitted by ESM Consulting Engineers. LLC 33400 8"' Avenue S. Suite 205 Federal\Yay. \YA 98003 253.838.6113 tel 253.838.7104 fax ~.eS[lj~i'{i~ RtCE1v EXHIBIT 11 October 28, 2013 Approved By: City of Renton PRB.JMINARY TECHNICAL INFORMATION REPORT FOR ROSA MEADOWS Prepared for. Conner Homes 846-108111 Avenue NE, Suite 200 Bellewe, WA 98004 Prepared by: ESM Consulting Engineers 33400 8111 Avenue S, Suite 205 Federal Way, WA 98003 1 Job No. 1670-004-013 Date Elizabeth Higgins From: Elizabeth Higgins Sent: To: Monday, December 09, 2013 10:11 AM 'Brad Demidio' Subject: Rosa Meadows Preliminary Plat Attachments: Preliminary Plat Plan.pdf; ERC Report 13-001537.pdf; LUAB-001437 ERC staff report exhibits.pd! Yes, I received it. I was out of the office Thursday and Friday. You have been made a party of record for the project and will receive updates as they are available. Included herewith is a copy of the Preliminary Plat plan and the Environmental Review Committee staff report. The project is scheduled for a public hearing before the Hearing Examiner at 11 am on January 71 h in the Council Chambers of Renton City Hall, J'h floor, at 1055 S Grady Way. You may testify at that time if you wish. We have not seen examples of the structures that will be constructed, but you may contact the project proponent in this regard. The project must be Residential Design Standards as required by the Renton Municipal Code. Please contact me if you have questions. Elizabeth Higgins, Senior Planner Department of Community and Economic Development City of Renton 1055 South Grady Way Renton WA 98057 425-430-6581 From: Brad Demidio [mailto:btdemidio@yahoo.com] Sent: Sunday, December 08, 2013 11:06 AM To: Elizabeth Higgins Cc: Brad Subject: Re: Project Number: LUAB-001537, ECF, PP Rose Meadows Preliminary Plat Just checking to see if you rec'd this message. On Thursday, December 5, 2013 12:09 PM, Brad Demidio <btdemidio@yahoo.com> wrote: Elizabeth, I wish to be made a party of record for Project Number: LUA13-001537, ECF, PP Rose Meadows Preliminary Plat . I would like to be kept informed of all aspects of this project. I live at 1409 So. 27th Street. This project will butt up to my backyard property line. I am very interested in how this will impact my current living situation and the view folks living in their high two story homes will have as they peer into my backyard and household windows. 1 Do you have a website where , van view the proposed plat design in , , ,ore detail. If so please forward it to me. Also, is their any information available that shows the design of the houses that are being build? Thanks Elizabeth Brad D'Emidio 1409 So. 27th St Renton, WA 98055 206-351-9704 Btdemidio@yahoo.coom 2 NOTICE Of APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE-MmGATED (DNS-M] .,,_,_ ... ____ w ..... _ .. _&l--*- laDl---..... 0.,of-.Tho---... --... __, --.... .,,-... ......,,""" _,,.:,,;,,:, """1l-<Oll'7.!CI' ... ___ ... , ''""'"'-... ._ ................ _ __..,.-~ .. -~·,,.----~""'-"""'--~,, ........ ,._"",..,...,h ·-----..... -.. --... -... --.1'1<-"" ........ ;::;.::_-, .......... ..,.,.....,,._., ......... _,,_ .. __ .... , ..... ....-.. -..,_,,~°""'"""· .... --,..-,,. ....... -.... °" .. ......., ... .. _""'"'"""""---.... -..... --... ----.. ---NJICW•U>C.l!0. ... 0,,-ol_h_ ... __ ,._.,,....,_, .... ,o.;. Mh_., .. ___ ,.. ... __ ... _ _...,. ............... ,_""""'"" ......_-. ......... ___ ... __ ., ... __ .. ___ ......... 1 ....... /.A_,,.. .. ..,... ... _,..._ ...... _ -~,_,..,,,......,.,, ___ ._..._ ........... ~ .......... ___ ... ....,, ·---· .----.---...... ___ .. ___ ....... _ ......... ---------·-· ---___ ,,.., _ ............... 6-. ........... ,iao}-... _ ::;';"' ___ a., ....... ,....,,......,. __ ....... .,. • .... __ _ ........ ,,,. __ ---· CONTACT Pf,tSQ,.-; £11,abeth Hip,, S..nlorl'ionn~ Tel: j42Sj4J0-65.81· Eml: ehlulns@rentonw~..:ov ' CERTI FICA Tl ON I, f;.1--17,.Al?,fc FH HI &6--/A/5 hereby certify that f copies of the above document were posted in __ conspicuous places or nearby the described property on 7 STATE OF WASHINGTON ss COUNTY OF KING I certify that I know or have satisfactory evidence that _...i;;..J..L~;;._.:i:;=~-.ll.!a.1(-'iµLr~--- signed this instrument and acknowledged it to be his/her/their free and volunta ' I act for the Public in and for the State of Washington Notary (Print): ll · \ ----'=1·..cl '"J+--'~1-''-'' 1.1.1 w' ./:.·)-+---------- My appointment expires:. _ ___,;A;JJ\.i.ejjli..:; S..;tc_ ... a,._q.L),--,;'2"'-(Cl).Lt ±::1-· ------ Agencies See Attached Evan Mann David & Pamela Rosa David & Cathy Rosa James Rosa Rob Risinger (Signature of Sender): ~ ~Ww STATE OF WASHINGTON See Attached 300' surrounding property owners Contact Owner Owner Owner Applicant ry Public in and for the State of Washington Notary (Print): ____ l-+~o~l~\~--l?'.~01~& )(....._vs:,__ ___________ _ My appointment expires: [\ :J qi ao G T·~W Rosa Meadows Preliminary Plat LUAB-001537, PP template -affidavit of service by mailing Dept. of Ecology •• Environmental Review Section PD Box47703 Olympia, WA 98504-7703 WSDOT Northwest Region * Attn: Ramin Pazooki King Area Dev. Serv., MS-240 PO Box 330310 Seattle, WA 98133-9710 US Army Corp. of Engineers• Seattle District Office Attn: SEPA Reviewer PO Box C-37SS Seattle, WA 98124 Boyd Powers * Depart. of Natural Resources PO Box 47015 Olympia, WA 98504-7015 KC Dev. & Environmental Serv. Attn: SEPA Section 900 Oakesdale Ave. SW Renton, WA 98055-1219 Metro Transit Senior Environmental Planner Gary Krledt 201 South Jackson Street KSC-TR-0431 Seattle, WA 98104-3856 Seattle Public Utilities Real Estate Services Attn: SEPA Coordinator 700 Fifth Avenue, Suite 4900 PO Box 34018 Seattle, WA 98124-4018 AGENCY (DOE) LETTER MAILING (ERC DETERMINATIONS) WDFW -Larry Fisher• Muckleshoot Indian Tribe Fisheries Dept.* 1775 12th Ave. NW Suite 201 Attn: Karen Walter or SEPA Reviewer Issaquah, WA 98027 39015-172nd Avenue SE Auburn, WA 98092 Duwamish Tribal Office* Muckleshoot Cultural Resources Program • 4717 W Marginal Way SW Attn: Ms Melissa Calvert Seattle, WA 98106-1S14 39015 172nd Avenue SE Auburn, WA 98092-9763 KC Wastewater Treatment Division * Office of Archaeology & Historic Preservation* Environmental Planning Supervisor Attn: Gretchen Kaehler Ms. Shirley Marroquin PO Box 48343 201 S. Jackson ST, MS KSC-NR-050 Olympia, WA 98504-8343 Seattle, WA 98104-3855 City of Newcastle City of Kent Attn: Steve Roberge Attn: Mr. Fred Satterstrom, AlCP Director of Community Development Acting Community Dev. Director 13020 Newcastle Way 220 Fourth Avenue South Newcastle, WA 98059 Kent, WA 98032-5895 Puget Sound Energy City ofTukwila Municipal Liaison Manager Steve Lancaster, Responsible Official Joe Jainga 6200 Southcenter Blvd. PO Box 90868, MS: XRD-OlW Tukwila, WA 98188 Bellevue, WA 98009-0868 . . *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 Environmental Checklist, Site Plan PMT, and the Notice of Application. **Department of Ecology is emailed a copy of the Environmental Checklist, Site Plan PMT, & Notice to the following email address: sepaunit@ecy.wa.gov template -affidavit of service by mailing 87000·337' 87000030 3378100070 FETESCU VALERIY+JESUS THE S SHAFAR GERTRUDE SI DEBOTHAM COLLIN+ JAN ELLE 16611 BENSON RD S 1709 SE 29TH ST 10745 SE 165TH ST RENTON, WA 98055 RENTON, WA 98055 RENTON, WA 98055 87000156 87000221 87000228 HOLMES DONNA GOODS DOUGLAS V GONZALEZ GERMAN 312 SMITHERS AVES 16602 106TH AVE SE 16609 BENSON RD S RENTON, WA 98055 RENTON, WA 98055 RENTON, WA 98055 87000226 87000024 87000220 FAUCETIE BOBBIE+CAROL CANTU CARYN L+LEOPOLDO J SCHMIDT BRANDON L+PERRY-SCH 16605 BENSON RD S 16561106TH AVE SE 14945 ROSEWOOD ST RENTON, WA 98055 RENTON, WA 980S5 LEAWOOD, KS 66224 87000068 87000069 87000020 NGUYEN VU HUY DIEP HOANG T + TH UONG T NGUYEN BUTLER DONALD & ROSALIE 1509 S 28TH PL 35327 13TH PL SW 10502 SE 166TH ST RENTON, WA 98055 FEDERAL WAY, WA 98023 RENTON, WA 98055 87000061 87000060 87000066 I NGRID-BERETH-ELISE MARCHETII STEVEN J CHENJAY 10730 SE 166TH ST 10640 SE 166TH ST 2824 BENSON RD S RENTON, WA 98055 RENTON, WA 98055 RENTON, WA 98055 87000067 87000028 87000029 GIZAW SOPHONIAS+SAID ANNAM STOCKMAN HENRY S+ALICIA M TRANSFORMATION DEVLOP ENTER 1508 S 28TH PL 16551106TH AVE SE 411108TH AVE NE #1970 RENTON, WA 98055 RENTON, WA 98055 BELLEVUE, WA 98004 87000009 87000058 87000057 SINGH DILBAG GRESHOCK ANDREW T +LEIGHANNA BAHIA MANINDER K+BALWANT S 6035 18TH AVE SW 16521108TH SE 16517 108TH AVE SE SEATILE, WA 98106 RENTON, WA 98055 RENTON, WA 98055 87000021 87000019 87000070 RYAN MARY PATRICIA LAU TAT W NG ANNA ROSA JAMES V+DAVID B+PAMELA 123 MAIN AVES 2924 72ND AVE SE 32130 15TH AVE SE RENTON, WA 98057 MERCER ISLAND, WA 98040 AUBURN, WA 98092 8898701380 3378100110 3378100090 SWAIN REMUS B ROMERO SAMUELL ASHLEY GOLDIE E 2804 CEDAR AVES 1820 N 5TH #306 10725 SE 165TH RENTON, WA 98055 CANON CITY, CO 81212 RENTON, WA 98055 87000010 3378100080 8898701370 MUNOZ REMIGIO & RALNA LEIGH BUSTER-BURNS CYNTHIA M SUNER GARABET 16435 BENSON RD S 2007 NE 12TH ST 27026 SE 22ND WAY RENTON, WA 98055 RENTON, WA 98056 SAMMAMISH, WA 98075 8700007"5 8898701360 3378100060 ROSA JAMES V KUBIK WILLIAM J WEBB BRIAN 32130 115TH AVE SE 2714 CEDAR AVES 1518 S 28TH ST AUBURN, WA 98092 RENTON, WA 98055 RENTON, WA 98055 3378100050 3378100040 3378100030 KNAPP KARL+EVA TRAN TRUNG DINH ROBERTSON KEVIN PO BOX 58422 10724 SE 165TH ST 32914170TH PL SE RENTON, WA 98058 RENTON, WA 98055 AUBURN, WA 98092 3378100020 6387000120 6387000110 SWEENEY DAVID M+NAOMI K SCHEMNITZER JOSEPH DEMIDIO BRADLEY T +YELSA WIL 1516 NE 168TH ST 1405 S 27TH ST 1409 S 27TH ST SHORELINE, WA 98155 RENTON, WA 98055 RENTON, WA 98055 6387000070 6387000060 6387000050 MANZ MICHAELA D POWERS SANDRA ANCHORS SANDRA L 1511 S 27TH ST 1517 S 27TH ST 1523 S 27TH RENTON, WA 98055 RENTON, WA 98055 RENTON,WA 98055 6387000040 6387000030 8898701330 DUPUIS TERI L SCHULTZ DONALD E ESPINOSA ORLANDO M+ELEANOR 1601 S 27TH ST 1607 S 27TH 2626 CEDAR AVES RENTON, WA 98055 RENTON, WA 98055 RENTON, WA 98055 87000007 8898701350 8898701340 KOLBY SENT FERRER-MCNEAL ELMA S LEONG scon+HUANG QING YU 16427 BENSON RD PO BOX 58372 2702 CEDAR AVES RENTON, WA 98055 RENTON, WA 98058 RENTON, WA 98055 2923059106 87000065 87000005 DAVIS AARON ATHIENO ROSE JANE SAIREZ TEODOLFO (+GAILY 2705 BENSON RDS 300 VU EM ONT PL NE #D-166 16501 BENSON RD S RENTON, WA 98055 RENTON, WA 98056 RENTON, WA 98055 2923059105 87000006 6387000130 SPATH VELMA L FABER MICHIKO CUMMINGS GLENN R+RUTH A 16415 BENSON RD S 16425 BENSON RD S 1307 S 277TH ST RENTON, WA 98055 RENTON, WA 98055 RENTON, WA 98055 6387000140 2923059049 87000081 HILLESTAD STEVE+DEBRA PATU-OWENS VIRGINIA F ROSA DAVID+CATHY L 1305 S 27TH ST PO BOX 18996 17407 161ST AVE SE RENTON, WA 98055 SEATILE,WA 98118 RENTON, WA 98058 6387000090 6387000100 6387000080 ZIMMERMAN ADAM AVILA SHELAH N+ALFREDO B MILLER GERALD D 1417 S 27TH ST 1413 S 27TH ST 1505 S 27TH ST RENTON, WA 98055 RENTON, WA 98055 RENTON, WA 98055 292305~061 RENTON SCHOOL DIST 403 300 SW 7TH ST RENTON, WA 98055 2923059102 FIRST PRESBYTERIAN CHURCH 2640 BENSON RD S RENTON, WA 98055 • NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) A Master Application has been flied and accepted with the Department of Community & Economic Development (CED) -Planning Division of the City of Renton. The following briefly describes the application and the necessary Public Approvals. DATE OF NOTICE OF APPLICATION: November 7, 2013 LAND USE NUMBER: LUAB-001537, ECF, PP PROJECT NAME: Rosa Meadows Preliminary Plat PROJECT DESCRIPTION: An application has been submitted requesting approval of a proposed land subdivision at 2724 and 16424 Benson Road S. The Preliminary Plat would consist of 21 lots and 1 tract. The property is designated Residential Single-Family In the Comprehensive Land Use Plan and zoned Residential 8 {density of 8 dwelling units per net acre). The property is 180,562 square feet in size. Access would be from Benson Road Sand an extension of S 28th Street. PROJECT LOCATION: 2724 and 16424 Benson Road South 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: November 5, 2013 NOTICE OF COMPLETE APPLICATION: November 7, 2013 APPLICANT /PROJECT CONT ACT PERSON: Evan Mann, ESM Consulting Engineers, 33440 8th Ave S, Suite 203, Federal Way, WA 98003 Permits/Review Requested: Other Permits which may be required: Requested Studies: Location where application may be reviewed: PUBLIC HEARING, Environmental (SEPA) Review, Preliminary Plat Review Building, Construction, and Fire Permits Coal Mine Hazard Assessment, Drainage Report, Geotechnical Report, Transportation Study Department of Community & Economic Development (CED)-Planning Division, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA 9BOS7 Public hearing is tentatively scheduled for January 7, 2014 before the Renton Hearing Examiner in Renton Council Chambers at 11:00 AM on the 7th floor of Renton City Hall 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.: Rosa Meadows Preliminary Plat/LUAB-001537, ECF, PP NAME: MAILING ADDRESS: ________________ City/State/Zip:---------'----- TELEPHONE NO., -------------- CONSISTENCY OVERVIEW: Zoning/Land Use: Environmental Documents that Evaluate the Proposed Project: Development Regulations Used For Project Mitigation: Proposed Mitigation Measures: The subject site is designated Residential Family (COMP-RCF) on the City of Renton Comprehensive Land Use Map and Residential 8 dwelling units per acre (R-8) on the City's Zoning Map. Environmental \SEPA) Checklist The project will be subject to the City's SEPA ordinance, RMC 4-2, 4-3, 4-4, 4-6, 4-9, and 4-11 and other applicable codes and regulations as appropriate. 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. 1. lots abutting the alley shall have rear-loaded garages. 2. The alley along the east property boundary shall be improved to meet City of Renton standards for alleys. 3. The project proponent will be required to extend S 28th St from the east property boundary to Benson Rd. Comments on the above application must be submitted in writing to Elizabeth Higgins, Planner, CED -Planning Division, 1055 South Grady Way, Renton 1 WA 98057, by 5:00 PM on November 21, 2013. This matter is also tentatively scheduled for a public hearing on January 7, 2014, at 11:00 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 Planning Division to ensure that the hearing has not been rescheduled at (425) 430-7282. lf 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 dedsi!)n on this project. CONTACT PERSON: Elizabeth Higgins, Senior Planner; Tel: (425) 430-6581; Eml: ehiggins@rentonwa.gov PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION Denis Law Mayor November 7, 2013 Evan Mann ESM Consulting Engineers 33400 3th Ave 5 Federal Way, WA 98003 Department of Community and Economic Development CE."Chip"Vincent, Administrator Subject: Notice of Complete Application . Rosa Meadows Preliminary Plat, LUAB-001537, PP Dear Mr. Mann: . The Planning Division of the City of Renton has determined that the above-referenced application is complete according to submittal requirements and, therefore, is accepted for review. It is tenfatively scheduled for consideration by the Environmental Review Committee on December 9, 2013. 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 January 7, 2014 at 11:00 a.m., Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton. The applicant or represeritative(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) 430-6581 if you have any questions: Sincerely, M~~J~ Elizabeth Higgins Associate Planner cc: David & Pamela R0sa, David & Cathy Rosa, James Rosa/ Owner(s) Rob Risinger; Coniior Homes/ Applicant Renton City Hall •, 1055 South Grady Way • Renton, Washington 98057 • rentonwa:gov Denis Law Mayor November 7, 2013 Nancy Rawls Department of Transportation Renton School District · 420 Park Avenue N Renton, WA 98055 ... , t; .) f',.......,.._,.., __ .J, Department of Community and Economic Development C.E. "Chip"Vincent, Administrator Subject: Rosa Meadows Preliminary Plat LUA13-001537, PP The City of Renton's Department of Community and Economic Development (CED) has received an application for a Preliminary Plat located at 2724 & 16424 Benson Road South. Please see the enclosed Notice of Application for further details. In order to process this application, CED needs to know ·which Renton schools would be attended by children living in residences at the location indicated above. Please fill in the appropriate schools on the list below and return this letter to my attention, City of Renton, CED, Planning Division, 1055 South Grady Way, Renton, Washington 98057 or fax to (425) 430-7300, by November 21, 2013. Elementary.School: ___________________________ _ MiddleSchool: ---------------------------- HighSchool: ------------------------------ 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 Comments:.~~~--------------------------- Thank you for providi.ng this important information. If you have any questions regarding this project, please contact me at (425) 430-6581. Sincerely, i:M~~J~ Elizabeth Higgins Planner Enclosure Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 , rentonwa.gov City of Renton LAND USE PERMIT MASTER APPLICATION PROPERTY OWNER(S) PROJECT INFORMATION SEE ATTACHED PROJECT OR DEVELOPMENT NAME: NAME: Rosa Meadows Preliminary Plat PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE: ADDRESS: 2724 Benson Rd S 16424 Benson Rd S CITY: ZIP: KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): TELEPHONE NUMBER: 008700-0070, -0071, -0080, -0081 APPLICANT (if other than owner) Rob Risinger EXISTING LAND USE(S): NAME: 2 Single-Family Residences (to be removed) Conner Homes PROPOSED LAND USE(S): COMPANY (if applicable): 21 new Single-Family Residences 846 108th Ave NE Ste 200 EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: ADDRESS: RSF -Residential Single Family Bellevue, WA 98004 PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION CITY: ZIP: (if applicable) NIA 425-455-9280 EXISTING ZONING: TELEPHONE NUMBER: R-8 CONTACT PERSON PROPOSED ZONING (if applicable): N/A Evan Mann SITE AREA (in square feet): NAME: 180,562 sq ft ESM Consulting Engineers SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE COMPANY (if applicable): DEDICATED: 31,916 SF 33400 8"' Ave S, Suite 205 SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: ADDRESS: 3,661 SF Federal Way, WA 98003 PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET CITY: ZIP: ACRE (if applicable) 6 du/acre TELEPHONE NUMBER AND EMAIL ADDRESS: NUMBER OF PROPOSED LOTS (if applicable) 21 (253) 838-6113 evan.mann@esmcivil.com NUMBER OF NEW DWELLING UNITS (if applicable): 21 Dr· ,-, r· i,, n-~--,~-) 1-l -~:·~I \,; ~ · ! \\Esm8\engr\ESM-JOBS\1670\004\013\document\Rosa Meadows -Master Application.doc NOV O 5 ?013 -I - r· .. 'l '-· PL,c\:<:,; · ,-. ·, '.., :.__:,\1 PROJECT INFORMATION (continued) --~-----~----------- NUMBER OF EXISTING DWELLING UNITS (if applicable): PROJECT VALUE: TBD 2 SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): TBD IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): NIA SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): NIA D AQUIFIER PROTECTION AREA ONE SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL D AQUIFIER PROTECTION AREA TWO BUILDINGS (if applicable): NIA D FLOOD HAZARD AREA sq. ft SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): NIA D GEOLOGIC HAZARD sq. ft. NET FLOOR AREA ON NON-RESIDENTIAL BUILDINGS (if D HABITAT CONSERVATION sq. ft. applicable): NIA D SHORELINE STREAMS & LAKES sq. ft. NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): NIA D WETLANDS sq. ft. LEGAL DESCRIPTION OF PROPERTY I Attach leaal descriotion on seoarate sheet with the followina information included\ SITUATE IN THE NW QUARTER OF SECTION _lL, TOWNSHIP 23N , RANGE __§L, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON AFFIDAVIT OF OWNERSHIP = l ---::, f-:<;_, "-., ''Y"' I, (Print Name/s) l"<e11t Bel I y111an , declare under penalty of pe~ury under the laws of the State of Washington that I am (please check one) __ the current owner of the property involved in this application or _x_ the authorized representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers herein contained and the information herewith are in all respects true and correct to the best of my knowledge and belief. STATE OF WASHINGTON ) COUNTY OF KING ) ss ) Date ~ 1,,, Signature of Owner/R;~i '''•, Date tff~~\\ --11+:.~J.\l ~ t ~ ~ ~ ' :;: ~ A._ C, :: ~ ~'"'"'"" l:, <Jl ~ US\.~ "'~ = I certify that I know or have satisfactory evidence that -',""-','-c"'----1-"""....,_-':1--=-,","-'c--~ ~ \i 1 .., i O : signed this instrument and acknowledge it to be his/her/their free and voluntary for the ~' ..,>. 11,,,p .. 09 .. \,$ ,§-f uses and purpose mentioned in the instrument. '•,,,.f o;.."\"'"'~~ __...- "i, WAS ... - d(\L h&J'i J;, llYJe4'l f~ .. tjiV " Oc+. ,:;211 1 2:0)':7 Dated Notary Public rn and for the State ofWasrngton Notary (Print) 5 hCL('t)fl l/ · 'B(y)ef}CL() My appointment expires: -~'~c~) .... /_9~_,_/il _±,__ _________ _ \\Esm8\engr\ESM-JOBS\1670\004\013\document\Rosa Meadows -Master Application.doc -2 - PROPERTY OWNER AUTHORIZATION FORM Name of Project: Rosa Meadows Preliminary Plat Street Address: 16424 Benson Rd S Parcel Numbers: 008700-0070. 008700-0080. 008700-008 l Property Owner's Name: D=av,.,i.,.d.,,B:.:.. . ..,R,,,o..,sa,...._ ________________ _ Property Owner's Company Name (if applieable):N eci.eO:,..t ,,.ap"'o""li""cab"""le,,_,. ________ _ Applicant's Name: .,R,.,o,,b.eRi,,,,·s""in"'g"'e"-r ___________________ _ Applicant's Company Name (if applicable): Conner Homes/WestPac Development I, David B. Rosa , authorize Rob Risinger to act on my behalf for the Rosa Meadows Prelimilll!rY Plat Application for the above referenced property. ~/#Ml) STATE OF WASHINGTON ) ss COUNTY OF KING ) I certify that I know or have satisfactory evidence that David B. Rosa signed this instrument and acknowledge it to be hi&'her/their free and voluntary act for and purpose mentioned in the instrument. )6J ~012013 Date } \ ... .a··. ":;,. S fo l'\OTAAy \·~ ~ s • 0 <lli' ' ~ ! --·-: ~ ' , ~ C • ' ""-"' •• ..-ua1..1 .: ;;: ~ ";;...,... ,_ ,·o~ "'--,,·• • .f/,02-W,•" ,._ l1 -,;,_ •o ,• 'A ,, -............ ~..,, -:....,9,.. w ~,vi.,,,,,, ....,,,~111111 on 'f\\JLL My appointment expires: ----"""--___ J_._',.::5'::..,,_,, NOV05rJL PROPERTY OWNER AUTHORIZATION FORM Name of Project: Rosa Meadows Preliminary Plat Street Address: 16424 Benson Rd S Parcel Numbers: ,,,00,,,.8'-'-7,,,00""'-""00,,,.8,.,1 __________ _ Property Owner's Name: .,:C,.ath"""-y-"L,.,_. "'&"'o"'sa,.._ ________________ _ Property Owner's Company Name (if applicable):N "-"'o"'"t a,,,.p""n"'li""ca"'b"'le..,. ________ _ Applicant's Name: .:R,,,o,,_b-"Ri"'·s,.in.,.g""e"-r ___________________ _ Applicant's Company Name (if applicable): Conner Homes/WestPac Development I, Cathy L. Rosa , authorize Rob Risinger to act on my behalf for the Rosa Meadows Preliminary Plat Application for the above referenced property. STATE OF WASHINGTON ) ss COUNTY OF KING ) Io/ l, / 11 Date I certify that I know or have satisfactory evidence that Cathy L. Rosa signed this instrument and acknowledge it to be his/her/their free and voluntary act for the uses and purpose mentioned in the instrument. DEBBIE J. SIMPSON ""NOTARY PUBLIC STATE OF WASHINGTON COMMISSION EXPIRES JULY13 2016 tary Public in for the State of Washington Notary(Print): ~bb; t.::f W /Xr::,N , My appointment expires: /· IS· / W PROPERTY OWNER AUTHORIZATION FORM Name of Project: Rosa Meadows Preliminary Plat Street Address: 16424 Benson Rd S Parcel Numbers: 008700-0070 008700-0080 Property Owner's Name: ._Pam=e,,.l,,_a,,,R"'o"'sa,...._ ________________ _ Property Owner's Company Name (if applicable): o;Nc,,O:,,_ct a.,,.p,..p,..Ji""ca.,,b,.,,le"'.--------- Applicant's Name: .,R"'ob"---"'Ri,,'s,,,in,.,g.,,er,__ ___________________ _ Applicant's Company Name (if applicable): Conner Homes/WestPac Development I, Pamela Rosa , authorize Rob Risinger to act on my behalf for the Rosa Meadows Preliminary Plat Application for the above referenced property. Signature of Owner STATE OF WASHINGTON ) ss COUNTY OF KING ) to, 9,1.1s r Date I certify that I know or have satisfactory evidence that Pamela Rosa signed this instrument and acknowledge it to be his/her/their free and vohmtary act for the uses and purpose mentioned in the instrument. DEBBIE J. SIMPSON' "'NOTARY PUBL1C STATE OF WASHiNGTON COMMISSIOtl EXPIRES . · JULY 13 2016 Dated otary Public in d for the S te of Washington Notary(Print): ~bbi.e J. s:01QS'c)N I My appointment expires: _l:...·_,_1_3~-.,_/ ...,(o..,__ _____ _ (.: -.~., PROPERTY OWNER AUTHORIZATION FORM Name of Project: Rosa Meadows Preliminary Plat Street Address: 2724 Benson Rd S, 16424 Benson Rd S Parcel Numbers: 008700-0070 008700-0075 008700-0080 Property Owner's Name: J.,arn"""e"-s--'V--'R"'o"'s"'a _________________ _ Property Owner's Company Name (if applicable): N"--'-"ot,_,a,,.p,..,p""li""ca.,b,.,le"'-. ________ _ Applicant's Name: .,R,,,ob"-"Ri,,·s,.,in,!J!g;><er.___ ___________________ _ Applicant's Company Name (if applicable): Conner Hornes/WestPac Development I, James V. Rosa , authorize Rob Risinger to act on my behalf for the Rosa Meadows Preliminary Plat Application for the above referenced property. STATE OF WASHINGTON ) ss COUNTY OF KING ) I certify that I know or have satisfactory evidence that James V. Rosa signed this instrument and acknowledge it to be his/her/their free and voluntary act for the uses and purpose mentioned in the instrument. 11~ '1·13 NOTARY PUBLIC STATE OF WASHiNGTON COMMISSION EXPIRES . JULY 13 2016 Dated NQtary Pubhc · State of Washington Notary (Print): Ob6,.e I~ ~J ~, My appointment expires: _/J,,_r.,_/ .,..3~p.,_1 ~<,:,.,__ _____ _ PROJECT INFORMATION (continued) --~----~----------NUMBER OF EXISTING DWELLING UNITS (If applicable): PROJECT VALUE: TBD 2 SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (ff applicable): TBD IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (If applicable): NIA SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (If applicable): N/A IJ AQUIFtER PROTECTION AREA ONE SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL IJ AQUIFIER PROTECTION AREA TWO BUILDINGS (ff applicable): NIA IJ FLOOD HAZARD AREA sq. ft. SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (ff applicable): NIA IJ GEOLOGIC HAZARD sq. ft. NET FLOOR AREA ON NON-RESIDENTIAL BUILDINGS (If 0 HABITAT CONSERVATION sq. fl applicable): NIA 0 SHORELINE STREAMS & LAKES sq. ft. NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (ff applicable): N/A IJ WETLANDS sq. ft. LEGAL DESCRIPTION OF PROPERTY {Attach leaal descriotlon on seoarate sheet with the followina lnfonnatlon Included) SITUATE IN THE t:jW QUARTER OF SECTION _2L, TOWNSHIP 2~t:j , RANGE __§g_, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON AFFIDAVIT OF OWNERSHIP STATE OF WASHINGTON ) COUNTY OF KING l ss lli u;d Ro'5fl, Cr+-,-f!Y KClS,4, -:Ji'tY'lf8 ~q ' I certify that I know or have satisfactory evidence that '<t Pw (;l.fl R,~ . signed this Instrument and acknowledge H to be his/her/their free and voluntary act for the uses and purpose mentioned In the Instrument. 1t-tf-L3 Dated DEBBIE J. SIMPSON "NOTARY PUBLIC STATE OF WASHINGTON COM\11SSION EXPIRES JULY 13. 2016 My appointment expires: _7..,_,,/.,_t...i'Sufe+{..,.(fj.•'"-' ----------- \\Esm81ensr\]lSM-/0BSll670\004\0l31do<ument\Rooa Moadows • M""er Appli,ation.doc . 2. 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This requirement may be waived by: 1. Property Services 2. Public Works Plan Review 3. Building 4. Planning - . ' . ' PROJECT NAME: (2.e>t;,t,_ $1.1 !,,ti V j St fY\ DATE: A:p !"'i \ '2.9:, 2 o I Q ftz.e1"7-ti"0 411 H:\CED\Data\Forms-Te01]lates\Sef.tielp Hanclouts'Plannfng\walverofsubm!ttalreqs.xls 06/09 ' PREAPPLICATION MEETING FOR Rosa Subdivision 2724 Benson Road S PRE 13-000414 · CITY OF RENTON Department of Community & Economic Development Planning Division April 25, 2013 Contact Information: Planner: Elizabeth Higgins, 425.430.6581 Public Works Plan Reviewer: Jan Illian, 425.430.7216 Fire Prevention Reviewer: Corey Thomas, 425.430.7024 Building Department Reviewer: Craig Burnell, 425.430.7290 PECE!VED cnv OF RtNiON Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before making all of the required copies. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). Fire & Emergency Se, /~es Department DATE: TO: FROM: SUBJECT: MEMORANDUM 4/8/2013 12:00:00AM Elizabeth Higgins, Senior Planner Corey Thomas, Plan Review/Inspector (Rosa Preliminary Plat Preapplication) PRE13-000414 1. The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300-feet of the proposed buildings and two hydrants ifthe fire flow goes up to 1,500 gpm. Existing fire hydrants can be counted toward the requirements as long as they meet current code including 5-inch storz fittings. A water availability certificate is required from Soos Creek Water and Sewer District. 2. The fire impact fees are applicable at the rate of $479.28 per single family unit. This fee is paid at building permit issuance. Credit will be granted for the removal of the two existing homes. 3. Fire department apparatus access roadways are required to be a minimum of 20-feet wide fully paved, with 25-feet inside and 45-feet outside turning radius. Fire access roadways shall be constructed to support a 30 -ton vehicle with 322-psi point loading. Access is required within 150-feet of all points on the buildings. An approved turnaround is required for all dead end streets exceeding 150-feet in length. The proposed street shall be connected to the existing dead end street to the east, South 28th Street (SE 165th St) so as to avoid forming additional dead end streets. ti o r 11 I 1.,,,,f'e,( -~ W~ t t tifl!U\ 19i 1 Page 1 of 1 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT MEMORANDUM DATE: April 24, 2013 TO: FROM: Elizabeth Higgins, Planner Jan Illian, Plan Review g2, Rosa Subdivision SUBJECT: 2724 -Benson Road S. PRE13-000414 NOTE: The applicant is cautioned that information contained in this summary is preliminary and non· binding and may be subject to modification and/or concurrence by official city decision-makers. Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. I have completed a preliminary review for the above-referenced proposal. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER Water service will be provided by Soos Creek Water and Sewer District. A water availability certificate will be required to be submitted to the City with the site plan application. SANITARY SEWER , /..! v ('7'JwL f<!.,[ ClA t1 "-'} ~ w//fcr','7 ,.._ f,,.,,..,_.,I°<-\· 1. Sewer service will be provided by the City of Renton. There is an 8-inch sewer main in Benson Road, which extends through the site to the east and continues south in the 20-foot alley. ~2- / 3. The 8-inch sewer main in Benson will be required to be extended to the southern property line. System development fee for sewer is based on the.size of the new domestic water to serve the new home on each new lot. Sewer fee for a %-inch or 1-inch meter install is $1,812.00. Credit will be given to the existing homes if connected to sewer. 4. All plats shall provide separate side sewer stubs to each building lot. Side sewers shall be a minimum 2% slope. . a '5-wt Ly ~ f ~ ti/~ t"2"" ~ SURFACE WATER 1. There is no existing storm water conveyance system in Benson Road S. 2. A drainage plan and drainage report will be required with the site plan application. The report shall comply with the City adopted 2009 King County Surface Water Manual and the 2009 City of Rosa Subdivision -PRE 13-000414 Page 2 o/3 April 24, 2013 Renton Amendments to the KCSWM, Chapters 1 and 2. All core and any special requirements shall be contained in the report. Based on the City's flow control map, this site falls within the Flow Control Duration Standard, Forested Site Conditions. The drainage report will need to follow the area specific flow control requirements under Core Requirement #3. 3. A geotechnical report for the site is required. Information on the water table and soil permeability with recommendations of appropriate flow control BMP options with typical designs for the site from the geotechnical engineer shall be submitted with the application. 4. Surface water system development fee is $1,120.00 for each new lot. Credit will be given to the existing homes. This is payable prior to issuance of the construction permit. 5. Separate structural plans will be required to be submitted for review and approval under a building permit for detention and/or water quality vault. Special inspection from the building department is required. 6. A Construction Stormwater General Permit from Department of Ecology is required if clearing and grading of the site exceeds one acre. The application is included with the pre-application packet. TRANSPORTATION 1. Existing right-of-way width in Benson Road South fronting the site is 60 feet. Benson Road is classified as a Minor Arterial. To meet the City's complete street standards, street improvements including a pavement width of 29.5 feet from centerline, curb and gutter, an 8- foot planter strip, 8-foot sidewalk, and storm drainage improvements are required to be constructed in the right-of-way fronting the site per City code 4-6-060. To build this street section, approximately 15 feet of right-of-way will be required to be dedicated to the City along the project side in Benson Road. This would provide a 91-foot right-of-way. 2. Applicant may submit an application to the City requesting a modification of the street frontage improvements as outlined in City code 4-9-250C5d. Staff would support a 44-foot wide roadway on Benson Road to accommodate one through traffic lane in each direction, a two-way left turn lane, and bike lanes In each direction (bike lanes recommended in the adopted Renton Trails and Bicycle Master Plan). Based on the 44-foot wide roadway, the new curb line abutting the development site would be located 22 feet from the right-of-way centerline with an 8-foot planter and an 8-foot sidewalk along the project frontage. This cross section will require an approximately 8-foot dedication depending on final survey. Providing a wider roadway for this Minor Arterial as specified in the Complete Street standards (4, 5, 6 lanes) does not seem feasible due to slope problems and impacts on adjacent properties on the south side of Benson. 3. The internal roadway into the plat as shown on the site plan is classified as a Limited Residential Access street. To meet the City's complete street standards, street improvements including a pavement width of 18 feet, curb and gutter, an 8-foot planter strip, 5-foot sidewalk, and storm drainage improvements are required to be constructed per City code 4-6-060. Street section will be a 45-foot right-of-way. 4. LED street lighting will be required per City of Renton Standards. 5. Payment of the transportation impact fee is applicable on the construction of the single family houses at the time of application for the building permit. The current rate of transportation H:\CED\Planning\Current Planning\PREAPPS\13-000414.Elizabeth\Plan Review Comments PREB-000414.doc • Rosa Subdivision-PRE 13-000414' Page 3 of 3 April 24. 2013 impact fee is $717.75 per single family house. The impact fee for this type of land use will increase on 1/1/2014 to $1,430.72 per single family house. The transportation impact fee that is current at the time of building permit application will be levied, payable at building permit issue. 6. A traffic impact analysis is required when estimated vehicular traffic generated from a proposed development exceeds 20 vehicles per hour in either the AM (6:00 -9:00} or PM (3:00-6:00) peak periods. A peak hour volume of 20 vehicles per hour would relate to daily volume of approximately 200 vehicles per day. Generally, this includes residential plats of 20 lots or more and commercial sites that generate 20 vehicles per hour. Traffic study guidelines are included with the pre-application packet. GENERAL COMMENTS Any proposed rockeries or retaining walls greater than four feet (4') in height will require a separate building permit. structural plans, and special inspection. H:\CED\Planning\Current Plannlng\PREAPPS\13-000414.Elizabeth\Plan Review Comments PRE13-000414.doc DEPARTMENT OF CC..,v "1UNITY AND ECONOMIC DEVELOPMENT DATE: TO: FROM: SUBJECT: MEMORANDUM 4/25/2013 12:00:00AM Pre-Application File No. PRE13-000414 Elizabeth Higgins, Senior Planner {Rosa Preliminary Plat Preapplication) PRE13-000414 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 applicant is cautioned that information contained in this summary may be subject to modification and /or concurrence by official decision-makers (e.ge, Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, Development Services Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. the applicant is encouraged to review all applicable sections of the Renton Municipal Code. The development Regulations are available for purchase for $50.00 plus tax, from the Finance Division on the first floor of City Hall or online at www .. rentonwa.gov. Project Proposal: The proposed project site is located on the east side of Benson Road S, between S 27th and S 29th Streets, in the Benson Community Planning Area. The site area is approximately 180,966 sf {4.15 acres). The project proposal is to subdivide the property into 23 lots suitable for single-family residential development. Five lots would be accessed from an existing alley. Current Use: The land, consisting of 4 tax parcels, has two existing single-family residences constructed in 1958 and 1962. All structures and associated features would be removed. Zoning: The area, including this property, has a Comprehensive Plan land use designation of Residential Single Family {RSF} and is zoned Residential 8 (R-8). Access: Access to the majority of the lots is proposed from a new public street from Benson Road S terminating in a cul-de-sac. The proximity of S 28th Street, however, a public street that dead-ends at the east property line, will require construction of S 28th St to Benson Road S, through the proposed project, as per RMC 4-6-0GOH.1: H. Dead End Streets 1. Limited Application: Cul-de-sac and dead end streets are limited in application and may only be permitted by the Reviewing Official where, due to demonstrable physical constraints, no future connection to a larger street pattern is physically possible. Also, the subdivision regulations, RMC 4-7-150, require: E. Street Pattern 1. Grid: A grid street pattern shall be used to connect existing and new development and shall be the predominant street pattern in any subdivision permitted by this section. Lots 9 through 13, however, would have garages facing and vehicular access from High Ave S, the alley Page 1 of 3 Refer to landscape regulation MC 4-4-070, attached) for additional g al and specific landscape requirements If 30 percent of existing trees cannot be retained, they may be replaced with minimum 2 inch caliper trees at a rate of six to one. Parking-Regulations pertaining to parking can be found at RMC 4-4-080. The minimum requirement for off-street parking is 2 spaces per lot. Building Design Standards -Compliance with the Residential Design and Open Space Standards is required. See the attached checklist and Renton Municipal Code 4-2-115, attached. Residential Design Review occurs as part ofthe Building Permit Review and the Design Checklist shall be submitted as part of the building permit application. Critical Areas: Based on City of Renton Critical Area maps, there are slopes in excess of 15 percent on the site and potential underlying coal mine hazard areas (see enclosed maps). A geotechnical report and topographic map will be required at time of application submittal. These potential geologic hazard areas will require submittal of a geotechnical report with the land use master application. Regulations pertaining to these special areas are included in RMC 4-3-050] "Geologic Hazards." Environmental Review: The project will be subject to environmental review, due to the size of the project and the before-mentioned potential critical areas on site. Permit Requirements: As a subdivision with more than 9 lots, the proposed project would require Preliminary Plat approval, which is a Hearing Examiner review process. The time from receipt of a complete application to the close of the Hearing Examiner decision appeal period is approximately 12 weeks. Construction of residential structures would follow installation of infrastructure and recording of the Final Plat . Fees: The Environmental Checklist Review fee.is $1,000 and the Preliminary Plat application fee is $4,000. There is an additional 3% technology fee at the time of land use application. Detailed information regarding the land use application submittal is provided in the attached handouts. Impact Fees: Impact fees for new residential units include fees for transportation, fire, parks, and schools (see Impact Fee handout, attached). Impact fees are due at issuance of building permits. Impact fee credit would be given for the 2 existing structures. In addition to the required land use permits, separate construction and building permits would be required. Expiration: Upon preliminary plat approval, the project proponent has seven years to comply with all conditions of approval and to submit the plat for recording before the approval becomes null and void , The approval body that approved the original application may grant a single one -year extension. The approval body may require a public hearing for such extension. Attachments: · Rosa Subdivision -Regulated Slopes Rosa Subdivision -Coal Mine Hazard Areas Zoning Map Environmental Review Submittal Requirements Preliminary Plat Submittal Requirements RMC 4-2-llOA Development Standards for Residential Zoning. RMC 4-2-115 Residential Design and Open Space Standards RMC 4-4-070 Landscaping Page 3 of 3 2 3 4 5 6 7 8 9 10 I 1 12 13 14 15 BEFORE THE HEARING EXAMINER FOR THE CITY OF RENTON RE: Rosa Meadows Preliminary Plat LUA13-001537, ECF, PP ) ) ) FINAL DECISION ) ) ) ) ) SUMMARY 16 The applicant requests preliminary plat approval for a 21 lot residential subdivision. The preliminary plat is approved with conditions. 17 18 19 20 21 22 23 24 25 26 TESTIMONY Staff Testimony Elizabeth Higgins, senior planner, summarized the staff report for the project. She referenced the revised site plan (exhibit 16) in discussing the three tracts planned. She noted that the original staff report included incorrect lot sizes, but it has since been revised. She asked that the final recommendation of the staff report be struck because it was made due to a typographical error regarding the lot size of lot 17 on the preliminary plat. The City of Renton will provide sewer connections which is contrary to what the staff report states. In regard to the coal mine hazard, the "moderate" designation is described in the city's mapping system. The system provides a range of hazard designations from serious to low. In regard to open space, the City Code has no specific PRELIMINARY PLAT -1 2 3 4 5 6 7 8 9 10 11 12 13 requirements. In regard to emergency vehicle access, the Fire Department reviewed and approved the plan. Applicant Testimony Eric LaBrie, ESM Engineering, stated the applicants have worked closely with the City to develop the project. The applicants agree with the conditions of approval set by Renton staff. Additionally, the site is close to several large areas of open space at a nearby elementary school, and tracts B and C will be landscaped open space. The elementary school is in walking distance of the project, and there are continuous sidewalks and shoulders to the School. Staff Testimony Ms. Higgins noted that the walking conditions for children were not assessed in the staff report, but staff concurs there are adequate conditions for children to walk to the school. The children can access the school via 28th Street. Public Testimony Brad D'Emidio stated he has lived at 1409 S 27th Street since 1995. His property abuts proposed lots I and 2. Currently, the line of sight behind his property is a greenbelt, but, with the development of these new lots, he will be looking into homes. He asked what the setbacks for the homes will be from his lot and if there will be balconies on the new homes. His home and the new lots are on flat land. 14 Additionally, he asked when construction will begin and if there is a drainage plan for the new development. 15 16 17 18 19 20 21 22 23 24 25 26 Staff Rebuttal Ms. Higgins testified that the rear-yard setback is 20ft and balconies cannot extend into this setback area. Neil Watts, Development Services, stated that the Fire Department reviews all preliminary plats and construction drawings to ensure there is adequate access to the development based on the City Code. According to the Code, single, dead-end access roads do not require a turnaround as long as they are 300ft or less because the truck can be backed-up. In regard to storm drainage, the sizing for vaults is prescribed by the King County Surface Water Manual. Renton will review the retention ponds to ensure they meet all standards. The maintenance of the ponds will be conducted by the City because they serve public streets. The ownership of the tracts will remain with the Homeowners Association, and the city will have an easement to maintain the drainage facilities. In regard to design, there are no restrictions from the City regarding balconies. In regard to private streets, generally, Renton will not allow a street to be private if it believes the street will be extended in the future. If the street will only serve four land-locked parcels or less, then the City allows it to be a private street. Renton prefers public, grid systems, but the street width requirements are much greater, resulting in very small lot sizes. PRELIMINARY PLAT-2 2 3 4 5 6 Ms. Higgins noted that no preliminary landscaping is required for the projects. There are not many trees on the site, currently. Applicant Rebuttal Eric LaBrie stated that the builder plans on installing a cedar fence along the north boundary of the site. Construction of the site is expected to start in the summer of 2014. Homes will possibly be completed by the end of 2015. The exact home plans have not been finalized, but the homes may have balconies. The applicant does not object to a condition requiring a fence along the north boundary. 7 Neil Watts noted that Renton's maintenance department may object to the fence requirement because of graffiti and other vandalism. 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 Public Testimony Brad D'Emidio asked if standing water will be treated for mosquitoes. He also asked if the fence could be taller than 6ft or if trees could be planted along the northern boundary. He is also concerned for children walking to the elementary school because there are no sidewalks along S 28th Street. Staff Rebuttal Mr. Watts said that the water is not treated. The City is limited in what types of chemicals it can use in drainage ponds. The City has done mosquito abatement in larger wetland areas. Ms. Higgins stated that Renton only allows fences to be 6ft tall. In regard to school walking conditions, S 28th Street will be put through to Benson. Frontage improvements, including sidewalks, will be placed along Benson as part of this development project. S 27th Street will be receiving frontage improvements, including sidewalks, as part of a separate development project. This will leave a small section of street between S 28th and S 28th Street with no sidewalks. However, City Council has just approved a new development standard that requires single-family in-fill development to include full frontage improvements. This could potentially place sidewalks in the section of street between 27th and 28th. Mr. Watts added that Benson has sidewalks along the road all the way to the school. There is a pedestrian right-of-way connecting 27th to Benson. Mr. LaBrie noted that the backyards of the lots are not large enough to plant big trees. EXHIBITS Exhibits 1-15 listed on page 2 of the January 7, 2014 Staff Report, in addition to the Staff Report itself (Ex. I), were admitted into evidence during the public hearing. Additional exhibits admitted during the hearing are the following: PRELIMINARY PLAT-3 • • Exhibit 16: Revised Preliminary Plat Map Exhibit 17: 2 Staff Report errata sheet dated 1/6/14 FINDINGS OF FACT 3 4 Procedural: 5 I. Applicant. Rob Risinger, Conner Homes. 6 7 2. Hearing. The Examiner held a hearing on the subject application on January 7, 2014 in the City of Renton Council City Chambers. 8 3. Project Description. The applicant is requesting preliminary plat approval for a 21 lot 9 subdivision with lots ranging in size from 4,500 square feet to 10,661 square feet. The site is located in southeast Renton (Exhibit 2), in the Talbot Hill Planning Area. The subdivision would include 10 three tracts. Tract 'A' would be dedicated for storm drainage control (Exhibit 7), Tract 'B' for signage, and Tract 'C' for open space. The density of the project would be 6.31 dwelling units per 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 net acre. The site is 4.15 acres in size, consists of 4 tax parcels and has 2 residential structures and associated outbuildings that were constructed in 1958 and 1962 (Exhibit 4). Access to the plat would be from Benson Rd S by means of a new east-west road that would connect to an existing road, S 28th St, to the east. An existing alley right-of-way would be improved to allow rear access to lots abutting the alley. 4. Adequacy of Infrastructure/Public Services. The project will be served by adequate infrastructure and public services as follows: A. Water and Sewer Service. Water and would be provided by the Soos Creek Water and Sewer District (SCWSD) and sewer by the City of Renton. Certificates of Water and Sewer Availability were provided with the land use application (Exhibit 14). Water and sewer main extensions within the interior roads will be required during civil plan review (the engineering review between preliminary and final plat approval). B. Police and Fire Protection. Police and fire service would be provided by the Renton Police Department and Renton Fire Departments, respectively. The Police Department has commented that police impacts would be minimal. Fire system needs are addressed by the City's fire impact fees. The access and road system proposed for the preliminary plat has been reviewed and approved by the Renton Fire Department. The number and location of fire hydrants will be subject to approval of the Fire Department during civil review. PRELIMINARY PLAT -4 I 2 3 4 5 6 7 8 9 10 II 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 • C. Drainage. The proposal provides for adequate stormwater drainage facilities. During civil plan review the applicant will be required to demonstrate compliance with the 2009 King County Surface Water Manual and the 2009 City of Renton Amendments to the KCSWM, Chapter 1 and 2. Compliance with these regulations will assure that the proposal will not create any increase in off-site stormwater flows. Rosa Meadows Preliminary Technical Information Report (TIR) dated 10/28/2013, was submitted by ESM Consulting Engineers (Exhibit 13). As established in the TIR, adequate space has been reserved in the preliminary plat for all needed stromwater facilities via the dedication of Tract A for that purpose. The TIR proposes a design for a combined detention and water quality pond to be located in Tract A. System drainage system needs will be addressed by the City's water system development fee, which is $1,228.00 per lot. D. Parks/Open Space. City ordinances require the payment of park impact fees prior to building permit issuance. RMC 4-2-115, which governs open space requirements for residential development, does not have any specific requirements for open space for residential development in the R-8 district. The impact fees provide for adequate parks and open space. E. Streets. The proposal provides for adequate streets. The proposal fronts Benson Street and a new internal access through road will connect Benson Street, bordering the plat on the west side, to S 28th St, located on the east side of the plat. An existing alley right-of- way would be improved to allow rear access to lots abutting the alley. The proposed street alignment has been reviewed and approved by the City's public works department. Road A will be required to develop with a 47-foot wide right-of-way with 20-foot pavement width, 0.5 foot vertical curb, gutter, 8-foot wide landscape strip, and 5-foot wide sidewalk on both sides. There are currently no frontage improvements along Benson Street. Frontage improvements will be required along the west side of Benson Rd S, which include the installation of a 5-foot bike lane (as per the Benson Road/Main Avenue South Bicycle Lanes plan in the adopted Trails and Bicycle Master Plan, Exhibit 15), 0.5 wide vertical curb, gutter, 8-foot wide landscape strip, and an 8-foot wide sidewalk. F. Parking. Sufficient area exists, on each lot, to accommodate required off street parking for a minimum of two vehicles. PRELIMINARY PLAT -5 I 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 • G. Schools. The project area is adequately served by the Renton School District and there are safe and adequate pedestrian facilities for students that will have to walk to and from school 1. According to the staff report, it is anticipated that the Renton School District can accommodate additional students generated by this proposal at the following schools: Cascade Elementary, Nelson Middle School, and Lindbergh High School. A school impact fee, assessed per single-family residence, is required by City code to mitigate the proposal's potential impacts to Renton School District. According to testimony during the hearing, there is a school within walking distance of the subdivision and school children will be able to walk safely to that school using existing sidewalks and those required to be built for the subdivision. There will be a small section without sidewalks between the project and the school but new sidewalks will be required as new frontage improvements for any development or redevelopment of that section area. 5. Adverse Impacts. There are no adverse impacts associated with the proposal. As discussed in Finding of Fact No. 4, the proposal provides for adequate infrastructure and is served by adequate public services. The site is within an area known for potential hazards from abandoned coal mines and is mapped by the City as a moderate hazard mining area. There is no evidence available to indicate that the project would be constructed over such mines. Pertinent mining records have been evaluated and it has been verified that the proposal will not be constructed over any mine hazard area. See "Preliminary Coal Mine Hazard Evaluation," by ESNW, dated September 24, 2013 (Exhibit 8). The MDNS requires that a note be placed on the plat identifying the plat area as having a moderate hazard from coal mining activities and/or abandoned coal mine shafts. There are no critical areas on site, but the City's tree retention regulations do require the preservation of some trees categorized as "significant". There are approximately 54 trees that qualify as "significant" (over 6 inches in diameter) under city regulations on the site (Exhibit 11). Of these, none have been determined to be dead, diseased, or dangerous. The tree retention formula, as per RMC 4-4-130H, for the R-8 zone, requires that 17 trees must be retained. The project proposal indicates that 7 trees would be retained. Therefore, 10 trees, or 120 "replacement inches" (60 two- inch diameter trees) are required. Aesthetic impacts are primarily addressed by the City's landscaping standards. The applicant's proposed landscaping measures fall short of City standards as identified at page 7 of the staff report and the conditions of approval require modifications to be made to the applicant's landscaping plan in order to achieve compliance. 1 RCW 58.17.110(2) provides that no subdivision may be approved without making a written finding adequate 26 provision is made to ensure that there are safe walking conditions for students that walk to and from school. PRELIMINARY PLAT -6 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 Conclusions of Law I. Authority. RMC 4-7-020(C) and 4-7-050(D)(5) provide that the Hearing Examiner shall hold a hearing and issue a final decision on preliminary plat applications. 2. Zoning/Comprehensive Plan Designations. The subject property is zoned Residential 8 dwelling units per net acre (R-8). The comprehensive plan map land use designation is Residential Single-Family (RSF). 3. Review Criteria. Chapter 4-7 RMC governs the criteria for subdivision review. Applicable standards are quoted below in italics and applied through corresponding conclusions oflaw. RMC 4-7-0SO(B): 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/or 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. 4. As noted in Finding of Fact 5, this criterion is not satisfied with respect to landscaping requirements. The conditions of approval will require revision of the landscaping plan to conform to applicable landscaping standards. Beyond this the proposed lots comply with all other requirements of the R-8 zoning district as detailed by Staff at pages 6-8 of the Staff Report, which is adopted and incorporated by this reference as if set forth in full except that the reference to the substandard size of Lot 17 shall be deleted per Ex. Ii. As shown on the preliminary plat map, Ex. 16, each lot will access a public road, either via Road A or the eastern alley. There are no critical areas on site. The developable site has physical characteristics suitable for development since it has been verified that there are no actual mines below the site, there are no critical areas on-site and the site is fairly flat as shown in the topographical lines of Ex. 7. As determined in the Finding of Fact No. 4, and as conditioned, the proposal makes adequate provision for drainage, streets water and sewer. 2 This deletion is based upon the requirement that the plat map be revised to increase the lot size of Lot 17 to 4,500 square feet. PRELIMINARY PLAT -7 2 3 4 5 6 RMC 4-7-080(1)(1): ... The Hearing Examiner shall assure confi,rmance with the general purposes of the Comprehensive Plan and adopted standards ... 5. The proposed preliminary play is consistent with the Renton Comprehensive Plan as outlined in page 6 of the staff report, which is incorporated by this reference as if set forth in full. RMC 4-7-120(A): No plan for the replatting, subdivision, or dedication of any areas shall be approved by the Hearing Examiner unless the streets shown therein are connected by surfaced road or street (according to City specifications) to an existing street or highway. 7 6. Road A will connect to both Benson and Road S and S 28th St. 8 9 10 I I 12 13 RMC 4-7-120(B): The location of all streets shall conform to any adopted plans for streets in the City. 7. The City's adopted street plans are not addressed in the staff report or anywhere else in the administrative record. However, the only public road in the vicinity that could possibly be extended through the preliminary plat area would be S. 28th St., and that is being accomplished in this proposal through the construction of Road A. RMC 4-7-120(C): ff a subdivision is located in the area of an officially designed [sic} trail, 14 provisions shall be made for reservation of the right-o_Fway or for easements to the City for trail 15 16 17 18 purposes. 8. Street improvements along the west side of Benson Rd S will include the installation of a 5- foot bike lane as per the Benson Road/Main Avenue South Bicycle Lanes plan in the adopted Trails and Bicycle Master Plan, Exhibit 15. RMC 4-7-130(C): A plat, short plat, subdivision or dedication shall be prepared in conformance 19 with the following provisions: 20 21 22 23 24 25 26 1. Land Unsuitable for Subdivision: Land which is found to be unsuitable for subdivision includes land with features likely to be harmful to the safety and general health of the future residents (such as lands adversely affected by flooding, steep slopes, or rock formations). Land which the Department or the Hearing Examiner considers inappropriate for subdivision shall not be subdivided unless adequate safeguards are provided against these adverse conditions. a. Flooding/Inundation: ff any portion of the land within the boundary of a preliminary plat is subject to flooding or inundation, that portion of the subdivision must have the approval of the State according to chapter 86.16 RCW before the Department and the Hearing Examiner shall consider such subdivision. PRELIMINARY PLAT -8 2 b. Steep Slopes: A plat, short plat, subdivision or dedication which would result in the creation of a lot or lots that primarily have slopes forty percent (40%) or greater as measured per RMC 4-3- 050Jla, without adequate area at lesser slopes upon which development may occur, shall not be 3 approved. 4 5 6 7 8 9 10 11 12 13 14 15 3. Land Clearing and Tree Retention: Shall comply with RMC 4-4-130, Tree Retention and Land Clearing Regulations. 4. Streams: a. Preservation: Every reasonable effort shall be made to preserve existing streams, bodies of water, and wetland areas. b. Method: If a stream passes through any of the subject property, a plan shall be presented which indicates how the stream will be preserved. The methodologies used should include an overflow area, and an attempt to minimize the disturbance of the natural channel and stream bed. c. Culverting: The piping or tunneling of water shall be discouraged and allowed only when going under streets. d. Clean Water: Every effort shall be made to keep all streams and bodies of water clear of debris and pollutants. 16 9. As discussed m Conclusion of Law No. 4, and as conditioned, the land is suitable for 17 18 19 20 21 22 23 development. The property is not designated as a floodplain and there are no critical areas on-site. Although there are no critical areas on site, the City's tree retention regulations do require the preservation of some trees categorized as "significant". There are approximately 54 trees that qualify as "significant" (over 6 inches in diameter) under city regulations on the site (Exhibit 11 ). Of these, none have been determined to be dead, diseased, or dangerous. The tree retention formula, as per RMC 4-4-l 30H, for the R-8 zone, requires that 17 trees must be retained. The project proposal indicates that 7 trees would be retained. Therefore, 10 trees, or 120 "replacement inches" (60 two- inch diameter trees) are required. Compliance with these tree retention requirements will be made a condition of approval. RMC 4-7-140: Approval of all subdivisions located in either single family residential or multi- 24 family residential zones as defined in the Zoning Code shall be contingent upon the subdivider 's 25 26 dedication of land or providing fees in lieu of dedication to the City, all as necessary to mitigate the adverse effects of development upon the existing park and recreation service levels. The PRELIMINARY PLAT -9 2 3 4 5 6 7 8 requirements and procedures for this mitigation shall be per the City of Renton Parks Mitigation Resolution. IO. City ordinances require the payment of park impact fees prior to building permit issuance. RMC 4-7-lSO(A): The proposed street system shall extend and create connections between existing streets unless otherwise approved by the Public Works Department. Prior to approving a street system that does not extend or connect, the Reviewing Official shall find that such exception shall meet the requirements of subsection E3 of this Section. The roadway classifications shall be as defined and designated by the Department. II. The internal road, Road A will connect Benson Road S. to S. 28'h St. 9 RMC 4-7-150(8): All proposed street names shall be approved by the City. IO 12. As conditioned. 11 12 13 14 15 RMC 4-7-lSO(C): Streets intersecting with existing or proposed public highways, major or secondary arterials shall be held to a minimum. 13. There is no intersection with a public highway or major or secondary arterial. RMC 4-7-lSO(D): The alignment of all streets shall be reviewed and approved by the Public Works Department. The street standards set by RMC 4-6-060 shall apply unless otherwise approved. Street alignment offsets of less than one hundred twenty five feet (J 25') are not desirable, but may be 16 approved by the Department upon a showing of need but only after provision of all necessary safety 17 18 19 20 21 22 23 24 25 26 measures. 14. As determined in Finding of Fact 4, the Public Works Department has reviewed and approved the street alignment. RMC 4-7-lSO(E): J. Grid: A grid street pattern shall be used to connect existing and new development and shall be the predominant street pattern in any subdivision permitted by this Section. 2. Linkages: Linkages, including streets, sidewalks, pedestrian or bike paths, shall be provided within and between neighborhoods when they can create a continuous and interconnected network of roads and pathways. Implementation of this requirement shall comply with Comprehensive Plan Transportation Element Objective T-A and Policies T-9 through T-16 and Community Design Element, Objective CD-Mand Policies CD-50 and CD-60. 3. Exceptions: PRELIMINARY PLAT-IO 2 3 4 5 6 7 8 9 10 II 12 13 14 15 16 17 18 a. The grid pattern may be adjusted to a "flexible grid" by reducing the number of linkages or the alignment between roads, where the following factors are present on site: i. Infeasible due to topographical/environmental constraints; and/or ii. Substantial improvements are existing. 4. Connections: Prior to adoption of a complete grid street plan, reasonable connections that link existing portions of the grid system shall be made. At a minimum, stub streets shall be required within subdivisions to allow future connectivity. 5. Alley Access: Alley access is the preferred street pattern except for properties in the Residential Low Density land use designation. The Residential Low Density land use designation includes the RC. R-1, and R-4 zones. Prior to approval of a plat without alley access, the Reviewing Official shall evaluate an alley layout and determine that the use of alley(s) is not feasible ... 6. Alternative Configurations: Offset or loop roads are the preferred alternative configurations. 7. Cul-de-Sac Streets: Cul-de-sac streets may only be permitted by the Reviewing Official where due to demonstrable physical constraints no future connection to a larger street pattern is physically possible. 15. The project provides a grid connection by connecting the internal street, Road A, to Benson and S. 28th Streets. There are no other public street connections available due to the presence of intervening, already existing lots. As testified by the public works director, the internal private cul- de-sac was permitted since no additional physical connections are possible. Alley access will be provided along the eastern alley. RMC 4-7-lSO(F): All adjacent rights-of-way and new rights-of-way dedicated as part of the plat, 19 including streets, roads, and alleys, shall be graded to their full width and the pavement and 20 sidewalks shall be constructed as specified in the street standards or deferred by the 21 22 23 24 25 26 Planning/Building/Public Works Administrator or his/her designee. 16. As proposed. RMC 4-7-lSO(G): Streets that may be extended in the event of fature adjacent platting shall be required to be dedicated to the plat boundary line. Extensions of greater depth than an average lot shall be improved with temporary turnarounds. Dedication of a full-width boundary street shall be required in certain instances to facilitate fature development. 17. There are no further street extensions possible for the proposed subdivision. PRELIMINARY PLAT -11 1 2 RMC 4-7-170(A): Insofar as practical, side lot lines shall be at right angles to street lines or radial to curved street lines. 3 18. As depicted in Ex. 16, the side lines are in conformance with the requirement quoted above. 4 5 6 7 8 RMC 4-7-170(8): Each lot must have access to a public street or road. Access may be by private access easement street per the requirements of the street standards. 19. As previously determined, each lot has access to a public street or road. RMC 4-7-170(C): The size, shape, and orientation of lots shall meet the minimum area and width requirements of the applicable zoning classification and shall be appropriate for the type of development and use contemplated. Further subdivision of lots within a plat approved through the 9 provisions of this Chapter must be consistent with the then-current applicable maximum density 10 II 12 13 14 15 16 17 18 requirement as measured within the plat as a whole. 20. As previously determined, the proposed lots comply with the zoning standards of the R-8 zone, which includes area, width and density. RMC 4-7-170(D): Width between side lot lines at their foremost points (i.e., the points where the side lot lines intersect with the street right-of way line) shall not be less than eighty percent (80%) of the required lot width except in the cases of (1) pipestem lots, which shall have a minimum width of twenty feet (20') and (2) lots on a street curve or the turning circle of cul-de-sac (radial lots), which shall be a minimum of thirty five feet (35'). 21. As shown in Ex. 16, the requirement is satisfied. RMC 4-7-170(E): All lot corners at intersections of dedicated public rights-of way, except alleys, shall have minimum radius offifteenfeet (15'). As conditioned. 19 22. 20 RMC 4-7-190(A): Due regard shall be shown to all natural features such as large trees, watercourses, and similar community assets. Such natural features should be preserved, thereby 21 22 23 24 25 26 adding attractiveness and value to the property. 23. As discussed in Finding of Fact No. 5, there are no critical areas on site. Significant trees are required to be retained by the conditions of approval as required by the City's tree retention code requirements. RMC 4-7-200(A): Unless septic tanks are specifically approved by the Public Works Department and the King County Health Department, sanitary sewers shall be provided by the developer at no PRELIMINARY PLAT-12 2 3 4 5 6 7 8 cost to the City and designed in accordance with City standards. Side sewer lines shall be installed eight feet (SJ into each lot if sanitary sewer mains are available, or provided with the subdivision development. 24. As conditioned. RMC 4-7-200(8): An adequate drainage system shall be provided for the proper drainage of all surface water. Cross drains shall be provided to accommodate all natural water flow and shall be of sufficient length to permit fall-width roadway and required slopes. The drainage system shall be designed per the requirements of RMC 4-6-030, Drainage (Surface Water) Standards. The drainage system shall include detention capacity for the new street areas. Residential plats shall also include detention capacity for future development of the lots. Water quality features shall also be designed to 9 provide capacity for the new street paving for the plat. 10 11 12 13 14 15 16 25. The proposal provides for adequate drainage that is in conformance with applicable City drainage standards as determined in Finding of Fact No. 4c. The City's stonnwater standards, which are incorporated into the TIR report and will be further implemented during civil plan review, ensure compliance with all of the standards in the criterion quoted above. RMC 4-7-200(C): The water distribution system including the locations of fire hydrants shall be designed and installed in accordance with City standards as defined by the Department and Fire Department requirements. 26. As noted in the staff report, this will be addressed during civil plan review. RMC 4-7-200(D): All utilities designed to serve the subdivision shall be placed underground. Any 17 utilities installed in the parking strip shall be placed in such a manner and depth to permit the I 8 planting of trees. Those utilities to be located beneath paved surfaces shall be installed, including all 19 20 service connections, as approved by the Department. Such installation shall be completed and approved prior to the application of any surface material. Easements may be required for the maintenance and operation of utilities as specified by the Department. As conditioned. 21 27. 22 RMC 4-7-200(E): Any cable TV conduits shall be undergrounded at the same time as other basic utilities are installed to serve each lot. Conduit for service connections shall be laid to each lot line by subdivider as to obviate the necessity for disturbing the street area, including sidewalks, or alley improvements when such service connections are extended to serve any building. The cost of trenching, conduit, pedestals and/or vaults and laterals as well as easements therefore required to bring service to the development shall be borne by the developer and/or land owner. The subdivider shall be responsible only for conduit to serve his development. Conduit ends shall be elbowed to 23 24 25 26 PRELIMINARY PLAT -13 2 3 final ground elevation and capped. The cable TV company shall provide maps and specifications to the subdivider and shall inspect the conduit and certify to the City that it is properly installed. 28. As conditioned. 4 RMC 4-7-210: 5 A. MONUMENTS: 6 7 8 9 Concrete permanent control monuments shall be established at each and every controlling corner of the subdivision. Interior monuments shall be located as determined by the Department. All surveys shall be per the City of Renton surveying standards. B. SURVEY- 10 All other lot corners shall be marked per the City surveying standardY. 11 C. STREET SIGNS: 12 The subdivider shall install all street name signs necessary in the subdivision. 13 14 15 16 17 18 19 20 21 22 23 24 25 29. As conditioned. DECISION The proposed preliminary plat as depicted in Ex. 16 3 and described in this decision is approved, subject to the following conditions: l. The applicant shall comply with mitigation measures issued as part of the Mitigated Determination of Non-Significance for the proposal. 2. All proposed street names shall be approved by the City. 3. All lot comers at intersections of dedicated public rights-of-way, except alleys, shall have minimum radius of fifteen feet (15'). 4. Side sewer lines shall be installed eight feet (8') into each lot if sanitary sewer mains are available, or provided with the subdivision development. 26 3 With the area of Lot 17 revised to 4,500 square feet as outlined in Ex. 17. PRELIMINARY PLAT-14 I 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 5. All utilities designed to serve the subdivision shall be placed underground. Any utilities installed in the parking strip shall be placed in such a manner and depth to permit the planting of trees. Those utilities to be located beneath paved surfaces shall be installed, including all service connections, as approved by the Department of Public Works. Such installation shall be completed and approved prior to the application of any surface material. Easements may be required for the maintenance and operation of utilities as specified by the Department of Public Works. 6. Any cable TV conduits shall be undergrounded at the same time as other basic utilities are installed to serve each lot. Conduit for service connections shall be laid to each lot line by Applicant as to obviate the necessity for disturbing the street area, including sidewalks, or alley improvements when such service connections are extended to serve any building. The cost of trenching, conduit, pedestals and/or vaults and laterals as well as easements therefore required to bring service to the development shall be borne by the developer and/or land owner. The applicant shall be responsible only for conduit to serve his development. Conduit ends shall be elbowed to final ground elevation and capped. The cable TV company shall provide maps and specifications to the applicant and shall inspect the conduit and certify to the City that it is properly installed. 7. The applicant shall install all street name signs necessary in the subdivision prior to final plat approval. 8. The applicant shall obtain a demolition permit and all required inspections for the removal of the existing single family residences prior to Final Plat recording. 9. The applicant shall be required to submit a revised landscape plan, depicting a I 0-foot wide on-site landscape strip for all lots. The final detailed landscape shall be submitted to and approved by the Current Planning Project Manager prior to Final Plat recording. 10. The applicant shall comply with the City's tree retention requirements, as applied in Ex. 11. DATED this 22nd day of January, 2014. PRELIMINARY PLAT-15 . ·-)-.. ;£_ ?" {. ('"-2 c.i,-::'··· .. __ <=,,;~ Ph, A. Ollm:dlt• City of Renton Hearing Examiner 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 Appeal Right and Valuation Notices RMC 4-8-l lO(E)(9) provides that the final decision of the hearing examiner is subject to appeal to the Renton City Council. RMC 4-8-l lO(E)(9) requires appeals of the hearing examiner's decision to be filed within fourteen (14) calendar days from the date of the hearing examiner's decision. A request for reconsideration to the hearing e examiner may also be filed within this 14 day appeal period as identified in RMC 4-8-1 lO(E)(S) and RMC 4-8-100(G)(4). A new fourteen (14) day appeal period shall commence upon the issuance of the reconsideration. Additional information regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall -7th floor, (425) 430-6510. Affected property owners may request a change m valuation for property tax purposes notwithstanding any program of revaluation. PRELIMINARY PLAT-16 October 30, 2013 Job No. 1670-004-013 Ms. Elizabeth Higgins Senior Planner City of Renton Planning and Development Department 1055 South Grady Way Renton, WA 98057 RE: Rosa Meadows Preliminary Plat Application Project Narrative Dear Elizabeth: We are submitting to the City of Renton a Preliminary Plat application for your review. Please find all the necessary materials for the application enclosed with this project narrative. The proposal is to create a 21 lot plat in R-8 zone in the southern end of the City of Renton. The site consists of four parcels: 008700-0080, -0081, -0070, & -0075. The parcels total an area of approximately 4.15 acres in size and the proposed 21 lots will each be roughly 4,500 s.f. each. The net density of this proposal is 6 dwelling units per acre. Currently, there are two single family homes and a small shed on the site. All structures on the site will be removed. Surrounding uses are as follows: • North -Residential • West -Residential • South -Residential • East -Residential The properties are covered in grass and trees with the majority of the trees being situated in the northwest corner of the parcels. There are 54 trees that are 6" DBH on the property. The species vary and include: Douglas Fir, Maple, Cedar and several other species of trees in smaller numbers. 7 trees are proposed to be retained and an additional 60 trees will be planted along the streets and in the storm tract All trees that are proposed to be retained will be fenced and signed 'to be retained" during construction as requireq..l;>I::~ E VE City of Renton. I< L ,._., . I D ESM Fed.,al Way lUQO 8th Ave S. Ste 205 Federal Way. WA 98003 253.838.6113 tel ID0.345.5694 toll lree 253.838. 7104 ru ESM Evtrl!II 1010 SE EHrett Mall Way. Slit 210 herelt. WA 98208 4.25.297.'900 tel 866.4i15.6Ui4 toll lrH 425.297.9'01 fax ::,.,1 [ ·,9 ,~~''' 'l , a~d Su.-H':''"9 j,~ LJ,cr S.:1n,1 rs NOV O 5 2013 L-,nci~:~p,• A,ch,lercu-~ '31S ... Ms. Elizabeth Higgin. October 30, 2013 Page 2 The site will be served by a proposed local residential street that will extend west into the center of the site from Benson Rd S to S 281h St The road will be improved to include curb, gutter, and sidewalk on both sides, and a private access easement is proposed for access to lots 14, 15, & 16. Alley access is proposed for lots 9, 1 0, & 11. Frontage improvements (curb, gutter, sidewalk, storm drainage, planter strips, etc) along Benson Rd S will also be included with this proposal. The purpose of proposed grading/filling will be to accommodate the home pads and access road. Final filling or grading quantities will be prepared as part of the clearing and grading permit However, it is anticipated that filling/grading will be approximately as follows: Stripping = 3,290 CY, Cut = 6,410 CY, Fill = 6,970 CY. The soil type in this area is typically glacial till and allows little to no infiltration opportunities. Stormwater will be collected and conveyed to a storm detention pond that is situated in the northwestern corner of the property. After being detained and treated for water quality, we propose that the water will be released into the existing City of Renton stormwater system on the east side of Benson Rd S. The site is currently served by the Soos Creek Water and Sewer District for water and extensions into the site for service are proposed. Water is readily available within Benson Rd S. Sewer service will be provided by City of Renton and is on the site. There are no known environmental constraints on the property. A thorough review of City and County data revealed no critical areas that would encumber this project On September 24, 2013 a Preliminary Coal Mine Hazard Evaluation was performed by Earth Solutions NW. It was determined that there are no coal mine hazards on or near the site that would affect the development Please see the letter from Earth Solutions NW included with this submittal. A Geotechnical Report dated September 10, 2013 has been prepared by Earth Solutions NW. Based on their findings there are no geotechnical issues that would hinder this project We feel that this proposed preliminary plat will be a quality residential development with the City and will provide a public benefit to the area We look forward to meeting with you to discuss the project in more detail. Should you have any questions, or require additional information, please contact me directly at 253- 838-6113. Sincerely, Enclosures llesm8\engr\esm-jobsl 1670\004\013\documentlrosa meadows project narrative & cover letter.doc ,As•,.~C~D~H~5~P~L~I~l~H~B~E~N~B~I ~N~E~E~K,...5~•~•,...t~---r-----r----~ ~~---~ 1~1·1~1 FedenlWrf, WA 98003 QiW" W V TO: FROM: Cl1Y OF RENTON EVAN MANN MEMORANDUM SUBJECT: JOB NO: ROSA MEADOWS PLAT CONSTRUCTION MITIGATION DESCRIPTION 1670-003-013 DATE: 10/28/2013 The Rosa Meadows Plat is located in the City of Renton and proposes subdividing 4 parcels in 21 lots with a public roadway connected from Benson Road S to 28th Street SE and stormwater pond on the northwest comer of the site. Two existing dwellings will be demolished on site. The project is approximately scheduled to begin construction in May, 2014 and end in December, 2014. Construction hours of operation will follow the City of Renton Municipal Code Section 4-4-030.C.3.b. This limits construction activities to between 7:00am and 8:00pm Monday through Friday, and 9:00am to 8:00pm on Saturdays. No work is permitted on Sundays. No special hours are proposed for construction or hauling. Generally the construction traffic will head north on Benson Road S until reaching S Grady Way, where traffic will head west and connect with Highway 167 approximately one mile. Construction routes will vary depending on where the workers are coming from and where they are going. During clearing and grading more specific haul routes will be established. Best Management Practices from the Washington State Department of Ecology Manual will be used to control dust, traffic and transportation impacts, erosion, mud, noise and other noxious characteristics. BM P's that will be used on site include, but are not limited to: BMP C105: Stabilized Construction Entrance BMP C120: Temporary and Permanent Seeding BMP C123: Plastic Covering BMP C140: Dust Control BMP C151: Concrete Handling BMP C200: Interceptor Dike and Swale BMP C220: Storm Drain Inlet Protection BMP C240: Sediment Trap NOV fl 5 2013 During clearing, all trees to be retained will be fenced and signed per AMC 4-4-1301.8.b. Benson Road S is a Minor Arterial Road and the proposed through road is a Limited Residential Access Road. A stop sign is proposed for traffic on the roadway entering Benson Road S. Additionally, there is a proposed street light before the intersection to satisfy stopping sight distance at night. Civil Engineering • Land Surveying • Project Management • Public Works • Land Planning • landscape Architecture Phone 253.838.6113 800.345-5694 Fax 253.838.7104 PLANNING DIVISION ENVIRONMENTAL CHECKLIST PURPOSE OF CHECKLIST: City of Renton Planning Division 1055 South Grady Way-Renton, WA 98057 Phone: 425-430-7200 Fax: 425-430-7231 The State Environmental Policy Act (SEPA), Chapter 43.21C RCW, requires all governmental agencies to consider the environmental impacts of a proposal before making decisions. An Environmental Impact Statement (EIS) must be prepared for all proposals with probable significant adverse impacts on the quality of the environment. The purpose of this checklist is to provide information to help you and the agency identify impacts from your proposal (and to reduce or avoid impacts from the proposal, if it can be done) and to help the agency decide whether an EIS is required. INSTRUCTIONS FOR APPLICANTS: This environmental checklist asks you to describe some basic information about your proposal. Governmental agencies use this checklist to determine whether the environmental impacts of your proposal are significant, requiring preparation of an EIS. Answer the questions briefly, with the most precise information known, or give the best description you can. You must answer each question accurately and carefully, to the best of your knowledge. In most cases, you should be able to answer the questions from your own observations or project plans without the need to hire experts. If you really do not know the answer, or if a question does not apply to your proposal, write "do not know" or "does not apply". Complete answers to the questions now may avoid unnecessary delays later. Some questions ask about governmental regulations, such as zoning, shoreline, and landmark designations. Answer these questions if you can. If you have problems, the governmental agencies can assist you. The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of time or on different parcels of land. Attach any additional information that will help describe your proposal or its environmental effects. The agency to which you submit this checklist may ask you to explain your answers or provide additional information reasonably related to determining itthere may be significant adverse impact. RE c:· E i \IE D USE OF CHECKLIST FOR NONPROJECT PROPOSALS: N1''1 0 5 r1-:.J V CL,. j Complete this checklist for nonproject proposals, even though question~.fyi'.Bii iiiivi@f(I "does not apply." IN ADDITION, complete the SUPPLEMENTAL SHEET ffiR,rN<ilJ\J:JtRO;!JE.CT ACTIONS (part D). For nonproject actions (actions involving decisions on policies, plans and programs), the references in the checklist to the words "project," "applicant," and "property or site" should be read as "proposal," "proposer," and "affected geographic area," respectively. -1 -06/09 \\Esm8\engr\ES M-JOBS\ 1670\004\013\document\envchlst.doc A. BACKGROUND 1. Name of proposed project, if applicable: Rosa Meadows Preliminary Plat 2. Name of applicant: Conner Homes Group, LLC 3. Address and phone number of applicant and contact person: Applicant: Rob Risinger, Conner Homes Group, LLC 846 108th Ave NE Ste 200 Bellevue WA 98004 {425) 646-4435 4. Date checklist prepared: October 29, 2013 5. Agency requesting checklist: City of Renton 6. Proposed timing or schedule (including phasing, if applicable): It is anticipated that the project will take approximately 4 months to obtain approval for the preliminary plat. Upon approval, construction will begin in the summer of 2014 and be completed in a single phase. After final plat approval construction of homes will likely begin in 2015. 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. None at this time. 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. Geotechnical Engineering Report -Earth Solutions NW, LLC prepared September 10, 2013. Coal Mine Hazard Evaluation -Earth Solutions NW, LLC prepared September 24, 2013. Preliminary Storm Drainage Report -ESM Consulting Engineers prepared October 28, 2013. 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. None are known at this time. 10. List any governmental approvals or permits that will be needed for your proposal, if known. Preliminary Plat Approval, SEPA Approval, Clearing and Grading Permit, Site Development/Road and Storm Drainage Approval, Final Plat, Building Permits. • 2 • 06/09 \\Esm8\engr\ESM-J0BS\ 1670\004\013\document\envchlst.doc 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. The proposal is to subdivide 4 parcels made up of 4.15 acres into 21 lots for single family homes. The site is located in the City of Renton at 2724 Benson Rd S and 16424 Benson Rd S. The property is zoned R-4 and currently has 2 existing homes. Both of the existing homes and all other structures will be removed as part of this proposal. The minimum average lot size proposed will be approximately 4,500 SF. All utilities will be extended through the site to serve the homes. These include water, sewer, power, natural gas, and telephone. Access to the site will be provided via a new road connection extending S 281h Street to the west connecting with Benson Rd S. The proposed right of way will be 53 feet wide and will be classified as a residential access. All stormwater will be collected and conveyed to a storm detention pond in the northwest corner of the property where it will be treated for water quality and released to match the existing drainage patterns. 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, and section, township, and range if known. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. The subject property is located in the City of Renton in King County. It can be found in the NW 1' Section 29, Township 23 North, Range 5 East W.M. The site is on the east side of Benson Rd S approximately 250 feet north of the intersection with SE 166th Street. It has approximately 600 linear feet of frontage along Benson Rd S. Please refer to the Assessors Map, Site Plans, and Vicinity Map on the site plans. B. ENVIRONMENTAL ELEMENTS 1. EARTH a. General description of the site (circle one)Q~f)tgmny hilly, steep slopes, mountainous, other . The site slopes gently to the south and west with some undulations. Please see the existing conditions drawing submitted with the preliminary plat. b. What is the steepest slope on the site (approximate percent slope?) The steepest slope of the property is approximately 5-8%. c. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any prime farmland. The USDA Natural Resources Conservation Service geologic map of the area identifies the soil type as Alderwood Gravelly Sandy Loam 6-15% slopes (Ag() throughout the site and surrounding area. Based on the results of the subsurface investigation, the native soils observed at the test pit locations are generally consistent. -3-06109 \\Esm8\engr\ESM-J0BS\ 1670\004\013\document\envchlst.doc d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. There are no surface indications or history of unstable soils on or in the immediate vicinity of the project. e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. The purpose of proposed grading/filling will be to accommodate the home pads and access road. Final filling or grading quantities will be prepared as part of the clearing and grading permit. However, it is anticipated that filling/grading will be approximately as follows: Stripping= 3,290 CY, Cut= 6,410 CY, Fill = 6,970 CY. f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. Some erosion could occur on-site as a result of construction activities; however, temporary erosion and sedimentation control measures to be approved by the City of Renton will be employed during construction to reduce erosion impacts. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? The site will not exceed the maximum impervious surface coverage as allowed by the Renton Municipal Code. The final impervious surface area proposed will be determined during final engineering. Currently it is estimated that approximately 7S% of the site will be covered in impervious surfaces. h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: During construction, the contractor will follow an approved temporary erosion and sedimentation control plan meeting City of Renton standards. Typical measures, which may be employed, include the use of silt fences, straw bales, and temporary storm drainage features. Hydroseeding exposed soils and cleared areas after construction will also reduce the potential for erosion. 2. AIR a. What types of emissions to the air would result from the proposal (i.e., dust, automobile, odors, industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known. Some heavy machinery exhaust and dust particulates generated primarily by construction equipment will be produced during the construction phase of this project. The amount of emissions to the air will be minimal and will occur during the actual construction of the development. After construction any emissions would be that of a typical residential development. b. Are there any off-site sources of emission or odor that may affect your proposal? If so, generally describe. None known. -4 -06/09 \\Esm8\engr\ESM-J0BS\ 1670\004\013\document\envchlst. doc c. Proposed measures to reduce or control emissions or other impacts to air, if any: All construction equipment will be in proper working order and regulated for emissions by the manufacturer and local emission laws. Vehicles entering and leaving the site will also be regulated for emissions by state and local emission laws. During construction the site will be watered as necessary to keep any dust from impacting surrounding air quality. 3. WATER a. Surface Water: 1) Is there any surface water body on or in the immediate vicinity of the site (including year-round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. No surface water bodies are on or in the immediate vicinity of the project. 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. Not applicable. 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. Not applicable. 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. No the proposal will not require surface water withdrawals or diversions. 5) Does the proposal lie within a 100-year flood plain? If so, note location on the site plan. No. 6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. No. b. Ground Water: 1) Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities if known. No ground water will be withdrawn nor will water be discharged to ground water. 2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage; industrial, -5-06109 I\Esm8\engr\ESM-J08S\ 16701004101 3\document\envchlstdoc 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. Not applicable. No on-site septic or treatment is proposed. 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. On-site stormwater runoff will primarily be generated from rooftops, driveways, and the proposed road. Stormwater will be collected, routed through required storm water quality treatment facilities and discharged to an existing conveyance system to the west. The proposal includes the use of a large water quality and detention pond where the water will be treated, detained, and released at pre-developed rates. Please see the Preliminary Utility Plan and Downstream Analysis. 2) Could waste material enter ground or surface waters? If so, generally describe. No waste materials are anticipated to enter ground or surface waters. The proposed site stormwater drainage design will ensure that all water pollution generating impervious surfaces will be treated in water quality facilities prior to its release. Best Management Practices will be used throughout the construction of the proposal to ensure protection of ground water quality. d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: The storm water runoff will be collected and conveyed to the existing detention pond in conformance with the City of Renton standards. Please see the Preliminary Storm Drainage Report and Preliminary Utility Plan prepared by ESM Consulting Engineers. 4. PLANTS a. Check or circle types of vegetation found on the site: _X_ deciduous tree: alder, maple, aspen, other _X_ evergreen tree: fir, cedar, pine, other _X_ shrubs _X_ grass __ pasture __ crop or grain __ wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other __ water plants: water lily, eel grass, milfoil, other __ other types of vegetation b. What kind and amount of vegetation will be removed or altered? A majority of the site will be cleared of vegetation for the construction of the access road and building pads. A Preliminary Tree Protection and Replacement Plan has been prepared by ESM Consulting Engineers to address this issue. There are S4 mixed variety trees on the site. Of those trees 7 are proposed to be retained and 60 new -6 -06/09 \\Esm8\eng r\ESM-JOBS\ 1670\004\013\document\envchlst.doc trees will be planted along the streets and around the storm pond. All trees that are going to be retained will be fenced and signed "to be retained" during the construction process. c. List threatened or endangered species known to be on or near the site. None present. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: Street trees will be planted at regular intervals along the proposed road within the plat and along the frontage. Additional trees may be provided on individual lots as necessary. 5. ANIMALS a. Circle any birds and animals, which have been observed on or near the site or are known to be on or near the site: Birds: hawk, heron, eagle,~other ________ _ Mammals: deer, bear, elk, beaver, other _________ _ Fish: bass, salmon, trout, herring, shellfish, other ______ _ b. List any threatened or endangered species known to be on or near the site. None known. c. Is the site part of a migration route? If so, explain This entire region is known to be part of the Pacific Flyway. The Pacific Flyway includes Alaska and the Aleutian Islands and the Rocky Mountain and Pacific coast regions of Canada, the United States and Mexico, south to where it becomes blended with other flyways in Central and South America. However, the site is not known to be used by migratory fowl. d. Proposed measures to preserve or enhance wildlife, if any: Installation of native landscaping will provide coverage and habitat for urban tolerant wildlife. 6. ENERGY AND NATURAL RESOURCES a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. Electrical energy will be the primary source of power serving the needs of the project and natural gas will be made available for the purpose of heating and other needs associated with the residential development. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. No. -7-06/09 \\Esm8\engr\ESM-J0BS\1670\004\013\document\envchlst.doc 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: The homes that will be constructed as a result of this project will meet or exceed the applicable energy conservation consumption requirements of the City of Renton and the Uniform Building Code in effect at the time of construction. 7. ENVIRONMENTAL HEALTH a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so, describe. No. 1) Describe special emergency services that might be required. None anticipated. 2) Proposed measures to reduce or control environmental health hazards, if any: State regulations regarding safety and the handling of hazardous materials will be followed during the construction process. Equipment refueling areas would be located in areas where a spill could be quickly contained and where the risk of hazardous materials entering surface water is minimized. b. Noise 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? The primary noise source near the project site is from vehicular traffic on Benson Rd S. The traffic noise along this roadway is not project related or generated, and is not anticipated to greatly affect the proposed project. 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 impacts would result from the use of construction equipment during site development. Construction would occur during permitted construction hours and always in compliance with the City of Renton noise regulations. Long-term impacts would be those associated with the increase in vehicular traffic from future home owners and typical residential noise. 3) Proposed measures to reduce or control noise impacts, if any: Construction activity will be limited to permitted construction hours and construction equipment will not be allowed to idle for continuous periods of time, which will help to mitigate the impacts of potential construction noise. 8. LAND AND SHORELINE USE a. What is the current use of the site and adjacent properties? -8 - \\Esm8\engr\ESM-J08S\ 1670\004\013\document\envchlst. doc 06/09 The current uses of the site and adjacent properties are as follows: SITE: 2 Single Family Homes NORTH: Single Family Residential SOUTH: Single Family Residential, Benson Rd S. EAST: Single Family Residential WEST: Single Family Residential, Benson Rd S. b. Has the site been used for agriculture? If so, describe. No. c. Describe any structures on the site. On parcel 008700-0080 there is a single family home that was built in 1962. It is an average quality home and is approximately 2,720 SF. There is also a small shed associated with this home. On parcel 008700-007S there is a single family home that was built in 1958. It is an average quality home and is approximately 2,450 SF. There are no accessory structures related to this home. d. Will any structures be demolished? If so, what? All structures will be removed. e. What is the current zoning classification of the site? R-8 (Residential Single-Family) 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? Not Applicable. h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. No part of the site has been classified as "environmentally sensitive". i. Approximately how many people would reside or work in the completed project? Using the multiplier of 2.54 people per dwelling unit; approximately 53 people with reside in this plat upon completion. j. Approximately how many people would the completed project displace? It is estimated that approximately 5 people will be displaced. k. Proposed measures to avoid or reduce displacement impacts, if any: .g. 06/09 \\Esm8\engr\ESM·JOBS\ 1670\004\013\documentlenvchlst.doc None proposed. The owners of the homes will be selling their property and will move of their own free will. I. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: The project will be developed in accordance with applicable City of Renton development and land use codes to ensure the project is consistent with the goals and policies of the Comprehensive Plan and applicable Development Regulations in effect at the time of the Preliminary Plat application. 9. HOUSING a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. 21 new units will be provided and they will be of mid to high income housing. b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. 2 middle income homes will be eliminated. c. Proposed measures to reduce or control housing impacts, if any: None proposed. 10. AESTHETICS a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed. The maximum building height will be 30' as prescribed in the Renton Municipal Code. b. What views in the immediate vicinity would be altered or obstructed? None. c. Proposed measures to reduce or control aesthetic impacts, if any: A full landscape plan has been submitted with this proposal. The landscape proposed should help to mitigate visual impacts. All homes will be subject to City of Renton Design Standards for aesthetic appeal. 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 produced from this project will be typical of a residential development in an urban environment. Light and glare from the site would primarily consist of street lighting, security lighting for each home, and vehicle headlights entering and leaving the property. -10 -06/09 \\Esm8\eng r\ESM-JOBS\ 1670\004\013\docu ment\envchlst. doc b. Could light or glare from the finished project be a safety hazard or interfere with views? No. c. What existing off-site sources of light or glare may affect your proposal? None. d. Proposed measures to reduce or control light and glare impacts, if any: Providing the required setbacks of the proposed homes from the property lines and installation of landscaping will help to alleviate some of the light and glare created by the new development from the adjacent properties and roadways. The proposed project and subsequent lighting is consistent with the land use regulations and compatible to the existing adjacent land uses. 12. RECREATION a. What designated and informal recreational opportunities are in the immediate vicinity? There are no designated or informal recreation opportunities on the site but here are several parks in the relatively near vicinity. Namely Thomas Teasdale Park is to the northwest approximately 1 mile. b. Would the proposed project displace any existing recreational uses? If so, describe. No. c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: None proposed. The size and scope of this project are very limited and will not require on-site recreation space be provided. Parks and services in the near vicinity will provide recreation opportunities as necessary for the new residents. 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. Not applicable. c. Proposed measures to reduce or control impacts, if any: None proposed. 14. TRANSPORTATION -11 -06/09 \\Esm8\engr\ESM-J08S\ 1670\004\013\docu ment\envchlst. doc 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 proposed road to serve this plat will take access from Benson Rd Sand connect to the east with S 28th St. Please see site plan for details. b. Is site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? No the site is not served by public transit. c. How many parking spaces would the completed project have? How many would the project eliminate? The new project will provide a minimum of 2 parking spaces per unit and will be eliminating approximately 4 spaces. Total net parking to be added is approximately 38 spaces. d. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe (indicate whether public or private? The proposal includes the construction of a new road to serve this plat. The new right- of-way will be 53 feet wide. The road enters eastward onto the sight from Benson Rd 5 and connects to the east with S 28th St. Please see the Preliminary Road and Utility Plan. 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. It is anticipated that when the project is completed there will be approximately 210 ADTs. As there are 2 existing homes already on the property then the total net increase will be 190 ADT. g. Proposed measures to reduce or control transportation impacts, if any: No special measures are proposed. The applicant will pay all traffic impact fees as required by the City of Renton at the time of building permit. 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 plat would result in an increased need for public services to include fire protection, police protection, health care, and schools. The additional need would be commensurate with the addition of 19 homes to the service areas for the listed services. -12 -06/09 \\Esm8\engr\ESM-J08S\ 1670\004\013\document\envch I st.doc b. Proposed measures to reduce or control direct impacts on public services, if any. This increase in demand will be offset by fees, levies, and taxes required to be paid by the applicant as part of this development and future home owners. Also the proposal has been designed in a manner that will provide adequate access for fire, medic, and police vehicles. 16. UTILITIES a. 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: City of Renton Water: Soos Creek Water and Sewer District Power: Puget Sound Energy Gas: Puget Sound Energy Telephone: Century Link Fire: City of Renton School: Renton School District #403 Sewer and water will be extended through the site to serve the lots. Construction will be coordinated with the City of Renton and Soos Creek Water and Sewer District. Natural Gas and Electricity will be extended by Puget Sound Energy and they typically manage their own construction projects. C. SIGNATURE I, the undersigned, declare under penalty of perjury under the laws of the State of Washington that to the best of my knowledge the above information is true, correct, and complete. It is understood that the lead agency may withdraw any declaration of non-significance that it might issue in reliance upon this checklist should there be any willful misrepresentation or willful lack of full disclosure on my part. Proponent Signature:~-------- Name Printed: _E_vA_-' _ _,l"\=Al.CN"'>J'----------- Date: /O-Z'1-1 -13 -06/09 \\Esm8\eng r\ESM·JOBS\ 1670\004\013\document\envchlst.doc ' , September 24, 2013 ES-2972.02 Conner Homes Group 846 -1081h Ave Northeast, Suite 205 Bellevue, Washington 98005 Attention: Mr. Kyle Kittelman Subject: Preliminary Coal Mine Hazard Evaluation Proposed Residential Development 2724 Benson Road South Renton, Washington Reference: Earth Solutions NW, LLC Geotechnical Engineering Study ES-2972, dated September 10, 2013 Dear Mr. Kittelman: Earth Solutions NW LLC • Geotechnical Engineering • Construction Monitoring • Environmental Sciences In accordance with your request, Earth Solutions NW, LLD (ESNW) has prepared this letter providing a summary of our preliminary coalmine hazard evaluation for the subject property. Records Review The subject property is located along the east side of Benson Road South in Renton, Washington. This general area has been identified as a potential coal mine hazard area due to historic mining records. We reviewed maps K32a through K32e of the King County Coal Mine Maps inventory. Based on review, it appears that the Benson Mine was located north of the subject site about 400 feet. The majority of the mining activity appears to have been located north of South Puget Drive and to the east of Benson Road South. Summary and Opinion Based on our review of readily available coal mine maps for the area, in our opinion, the subject site is not located within a coal mine hazard area. Consistent with section 4-3-050 J1e of the Renton Municipal Code, the site should be classified as a Low Coal Mine Hazard area. LIMITATIONS The recommendations and conclusions provided in this letter are professional opinions consistent with the level of care and skill that is typical of other members in the profession currently practicing under similar conditions in this area. A warranty is not expressed or implied. Variations in the soil and groundwater conditions observed at the test site locations may exist, and may not become evident until construction. ESNW should r~~t /\ii,.--,--\ conclusions in this preliminary geotechnical summary if variations are encountered." '--·· -·' -·' · ·: ,..,; NOVO 5 2CJJ 1805 -'136th Place N.E., Suite 201 • Bellevue, WA 98005 • 14251449-4704 • FAX (425) 449-4711 Ci, t Conner Homes Group September 24, 2013 ES-2792.02 Page2 We trust this geotechnical summary meets your current needs. If you have any questions, or if additional information is required, please call. Sincerely, EARTH SOLUTIONS NW, LLC Kyle R. Campbell, P.E. Principal Earth Solutions tm, LLC DENSITY WORKSHEET City of Renton Planning Division 1055 South Grady Way-Renton, WA 98057 Phone: 425-430-7200 Fax: 425-430-7231 1. Gross area of property: 1. 180.562 square feet 2. Deductions: Certain areas are excluded from density calculations. These include: Public streets** 31.916 square feet Private access easements** 3 661 square feet Critical Areas* 0 square feet Total excluded area: 2. 35 577 square feet 3. Subtract line 2 from line 1 for net area: 3. 144 985 square feet 4. Divide line 3 by 43,560 for net acreage: 4. 3.33 acres 5. Number of dwelling units or lots planned: 5. 21 units/lots 6. Divide line 5 by line 4 for net density: 6. 6.31 = 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. RE(~ Fl 'Jr-_: )J ** Alleys (public or private) do not have to be excluded. NOV 052[11:i \\EsmS\engr\ESM-JOBS\1670\004\0!3\document\density.doc -l • 03/08 SOOS CREEK WATER & SEWER DISTRICT 14616 S.E. 192nd St. • P.O. Box 58039 • Renton, WA 98058-1039 • Phone (2.53) 630-9900 • Fax (2.53) 630-5289 October 4, 2013 ESM Consulting Engineers Attn: Evan Mann 33400 8th Ave S Federal Way, WA98003 Re: Parcel No. 008700 0070, 0075, 0080, 0081 Rosa Plat -20 Single Family Residences Dear Evan, OCT O 7 2U;J E.S1\J1 C!T\' cv· •. . .,. p,:,\l'"O ,., . ,,.,. i N Enclosed is the Certificate of Water Availability for the above referenced parcels that you requested. If you have not had a chance to visit our web site yet I would recommend you and your Engineer review the Development information we have available at www.sooscreek.com, then click on New Connections. We have all of our design requirements, plan examples and specs and standards on the site for your reference. When you are ready, your next step is to submit a site plan of your project and schedule a pre-application meeting with the District. I have enclosed our Process and Timeframe Sheet for your reference. If you have any questions please call (253) 630-9900 extension 107. Sincerely, Darci McConnell Supervisor, Development Administration Soos Creek Water and Sewer District Dmcconnell@sooscreek.com 253-630-9900 Ext. 107 www.sooscreek.com This certificate provides Information necenary to evaluate development propoaa/s. Certificate : 4540 SOOS CREEK WATER AND SEWER DISTRICT CERTIFICATE OF WATER AVAILABILITY Type: Preliminary Plat or PUD : Applicant's Name: Evan Mann -ESM Consulting Engineers Proposed Use: 20 Single Family Residences II Rosa Plat" Location: Lot: 20 Block: Development: ROSA PRELIMINARY PLAT Parcel: 008700 0070 Address: 2724 Benson Road .S. Information: Includes parcels 008700 0075, 0080 and 0081. WATER PURVEYOR INFORMATION 1. a li2I Water will be provided by service connection only to an existing 8" DI water main, 14' feet from the site. b li2I Water service will require an improvement to the water system of: Water service to the proposed plat will require the installation of onsite water main to serve the plat. Final water layout and requirements will be determined based on final site development plans and the Fire Marshal requirements . Alt plans must be approved by the City of Renton, Fire Marshal and Soos Creek Water and Sewer District. 2. a li2I The water system is in conformance with a County approved water comprehensive plan. b D The water system improvement wilt require a water comprehensive plan amendment J, a li2I The proposed project is'within the corporate limits of the district, or has been granted Boundary Review Board approval for extension of service outside the district or city, or is within the County approved service area of a private water plll'Veyor. b O Annexation or Boundary Review Board approval will be necessary to provide service. 4. a li2I Water is/or will be available at the rate of flow and duration indicated below at no less than 20 psi measured at the nearest fire hydrant S' feet from the building/property ( or as marked on the attached map): Rate of Flow: 1,000 gpm Duration: 2 houn b O Water system is not capable of providing fire flow. 5. Service 11 subject to the following: • ~ Conncctioo Charge: Yes including but not limited to Latecomer# 112 b ~ Easement (s): Onsite easements may be required. C li2I Other: A right of way permit will be required for any road work. Cross Connection Control devices must be in conformance with state laws. Service is subject to the applicants agreement to comply and perform to make such installation and/or connections to the standards, regulations, requirements and conditions of this District and such other agency or agencies having jurisdiction. This District is not representing that its facilities will be extended or otherwise modified to make such service available to the applicant. It is the responsibility of the applicant to make any required extension of facilities to serve their property. I hereby certify that the above water purveyor information b true. Tlw certification shall be valid for one year from date of slpature. SOOS CREEK WATER& SEWER DISTRICT AaencyNamc Development Coordinator Title Darci McConnell Signatory Namo 10/4/2013 Date Renton ROSA SUBDIVISION TRIP GENERATION, ACCESS REVIEW AND TIF TRAFFIC LETTER RENTOt~ ..... ~~...1z-..: . .1. .... ~ October 29, 2013 JTE . Jake Traffic Engineering, Inc. Mark J. Jacobs, PE, PTOE, President 2614 39th Ave SW -Seattle, WA 98116 -2503 Tel. 206. 762.1978 -Cell 206. 799.5692 E-mail t,iketraffic@comcast.net RJ::C'--IVED NOV O 5 2013 JTE . Jan Traffic Eiptriag, Inc. . •' t C :, =•oo;• Nark J. Jacobs, PE, PTOE President 1614 19• Ave. IW -\tattle, WA 98116 -1503 Tel. 206.762.1978 · Cell 206.1995692 E -m•il 1•km,ffic@<0mwtnet October 29, 2013 CONNER HOMES Attn: Rob Risinger, Development Project Manager 846 108'" Ave NE Bellevue, WA 98004 Re: Rosa Subdivision -Renton Renton Pre-application #13-000414 Trip Generation, Access Review and TIF Traffic letter Dear Mr. Risinger, I am pleased to present this Trip Generation, Access and TIF Traffic letter for the 22 lot (20 net new) Rosa Subdivision located at 2724 Benson Road S. in Renton. Access to the site is proposed via a new street intersection with Benson Road SE and a connection to S. 28'" St. to the east. I conducted a field review the site and surrounding street system. The study scope was determined pursuant to prior work in the City of Renton on a similar project, review of the City's TIA Guidelines for new developments and the Pre-application Meeting Notes, April 25. 2013 notes. The City peak hour trip threshold is 20 trips. The general format of this report is to describe the proposed project, calculate the traffic that would be generated by the project, review the site accesses and ascertain the Traffic Impact Fee for the project PROJECT INFORMATION Figure 1 is a vicinity map showing the location of the proposed site and surrounding street network. Below is an aerial image of the site obtained from King County !Map: figure 2 shows a preliminary site plan prepared by ESM Consulting Engineers, llC. The site plan consists of the 22 lot (20 net new) Rosa Subdivision development and internal circulation. Access to the site is proposed via a new street intersection with Benson Road SE and a connection to S. 28"' St. to the east. Full development and occupancy of the proposed Rosa Subdivision project is anticipated to occur by .,.,..,..,o,, '-·~·· -·~'·.:!·:., ,,.,,._., .\-.,,,,..,.. •rn.•c """:!<!"""'"·"'.ff.•'•" OOLOO COPY ONl ~ CONNER HOMES Attn: Rob Risinger, Development Project Manager October 29, 2013 Page -2- JTE, Inc. 2014/2015, presuming the permits are issued in a timely manner. EXISTING ENVIRONMENT Project Site The project site is presently developed with two single family detached homes that are to be removed to make way for the proposed development. Street System The primary streets within the study area and their classifications per the City of Renton Comprehensive Plan Figure 1-6 are depicted in the graphic to the right: Benson Rd. S. (S. Grady Way to SR -515) is a Minor Arterial with a posted speed limit of 35 MPH. Adjacent to the site it is 2~anes wide. Traffic Volumes The City of Renton Traffic Flow Map, 2010 pertinent section depicted to the right, shows the 2010 daily traffic on Benson Rd. S. at 14,000 vpd in the site vicinity. Pedestrian Facilities Paved shoulder exists on Benson Rd. S. in the site vicinity. Additionally a pedestrian path exists that provides a pedestrian connection between Benson Rd. S. and S. 271" Street. Schools Renton School District identified students living in the subdivision would attend the following schools: C;ty I 1m1: Rcr,10~ P,ar;rir.g Arec: P~1rv.::1pal Aner1a 1 -r9--+·-' Minor Arter1,1! 1 ---i. -- fi .c. ,. '· t ..... _ .. _·_ -~·-~ ~ ... ·· J' ,I~ 7,w l'~J = .... ·' ~ ~ .. --~ ~~ ~-·' I . -. • '~-qi, \ • I , •• .., •. ,,~ ·.,,,.w,,·.,,z, c,,._ "·"'~'' · · • '••·•• ...,.,~,.,.,._, .... ,s.,..._,.,,,,,~•·•-" COlOll COPY DNL Y CONNER HOMES Attn: Rob Risinger, Development Project Manager October 29, 2013 Page -3- :.-Cascade Elementary -16022 116th Ave SE Renton WA 98058 ',, Nelsen Middle School -2403 Jones Ave S Renton WA 98055 ',, Lindbergh High School -16426 -128th Ave S.E. Renton WA 98058 JTE, Inc. Students attending Cascade Elementary and Nelson Middle School would walk to school. The high school students would be bussed. Accident History WSDOT electronically provided 3 years (January 1, 2010 to December 31, 2012) of accident data for Benson Rd. S. in the vicinity of the development site. I have reviewed the data, in particular in the site vicinity. Six incidents are noted at the Benson Rd. S/S. 26'" St. intersection, one occurred at S. 28'" St. and three at S. 29"' St. intersections. The accident rates at the intersections is less than one incident per million entering vehicles. The WSDOT 2011 Washington State Collision Data Summary identifies a collision rate of 2.07 and 2.57 incidents per million vehicle miles for Urban Principal and Minor Arterials, respectively. The above WSDOT accident rates are per million vehicle miles. The rates I calculated at the intersections are per million entering vehicles. Accident rates of less than 1 per million entering vehicles at intersections typically indicate that the intersection is operating satisfactorily and over 2 a more detailed review is appropriate. No apparent safety item is noted on Benson Rd. S. in the site area. STREET IMPROVEMENT PROJECTS The City of Renton 6 year Transportation Improvement Program, 2012 to 2017 was J"••e-;,~ r-,,o,.1r-·.IC110'1 n,.,,-,• Co,oo ,,.,,., o.,,,~-·-""'" ........ "'""'H"""'"'"' COlOf'l coPY ONl 'I JTE, Inc. CONNER HOMES Attn: Rob Risinger, Development Project Manager October 29, 2013 Page -4- reviewed. A portion of Exhibit 'A' from the program is depicted to the right:No TIP project is noted on Benson Road South. I have included the project map index in the Appendix of this letter. The 6 year TIP is available on the City's web site. TRIP GENERATION AND DISTRIBUTION Definitions Project Site 41 9 ~ ~ ,' • ' ' A vehicle trip is defined as a single or one direction vehicle movement with either the origin or destination (existing or entering) inside the proposed development. ' • ' • • • • ~ • ' Traffic generated by development projects consists of the following types: 1,1 r--• Pass-By Trips: Diverted Link Trips: Captured Trips: Primary (New) Trips: Trip Generation Trips made as intermediate stops on the way from an origin to a primary trip destination Trips attracted from the traffic volume on a roadway within the vicinity of the generator but which require a diversion from that roadway to another roadway in order to gain access to the site. Site trips shared by more than one land use in a multi-use development. Trips made for the specific purpose of using the services of the project. The project site is currently developed with 2 single family detached homes that are to be removed to make way for the proposed development. I have taken into account the trips associated with the existing uses and have credited them towards the trips generated by the proposed development. The proposed Rosa Subdivision is expected to generate the vehicular trips during the average weekday, street traffic AM and PM peak hours as shown in Table 1. The trip generation for the project is calculated using trip rates from the Institute of Transportation Engineers (ITE) Trip Generation, 9'" Edition, for Single Family Detached Housing (ITE Land •ot<•,<''" •• ,,·,,. ~,,,.,,., '"°'' ·-• ,_,,,_....,,._."'" r~,..,m...,,• COLOR OOP'I' ONl.,. CONNER HOMES Attn: Rob Risinger, Development Project Manager October 29, 2013 Page -5- JTE, Inc. Use Codes 210). All site trips made by all vehicles for all purposes, including commuter, visitor, and service and delivery vehicle trips are included in the trip generation values. Based on my analysis, the trips generated by the Rosa Subdivision are calculated to be 190, 15 and 20 trips during the weekday, AM and PM peak hour, respectively. Trip Distribution The site traffic would is projected disperse to the north and south on Benson Rd. S. with a likely split of 60 and 30%, respectively. No more than 10% of the site traffic would be to and from the east, and would mostly be associated with school activities. Renton's traffic effect threshold is 20 peak hour trips. No significant City intersections would be effected by site traffic. SITE ACCESS Sight Access Visibility: Per prior project work in the City of Renton, I understand the American Association of State Highway and Transportation Officials (AASHTO) criteria for sight distance is used. The posted speed limit on Benson Rd. S. is 35 MPH. The AASHTO sight line requirements for a 35 MPH speed are 250' stopping sight distance (275' downgrade, traffic approaching the site from the south (NB) travel downgrade (-8%)) and 390' entering sight distance. The stopping and entering sight distance were obtained from the American Association of State Highway and Transportation Officials (AASHTO) A Policy on Geometric Design of Highways an Streets. 2001 Fourth Edition "Exhibit 9-55. The photographs below were taken in the vicinity of the proposed site access intersection with Benson Road South. I field inspected, using a measuring wheel. the available stopping sight distance (SSD) and entering sight distance (ESD) at the proposed site access. My initial field inspection of the •·,-.,.,-,..,,«•»"',o<"<•o,, COlOl>C0i>YONLY CONNER HOMES Attn: Rob Risinger, Development Project Manager October 29, 2013 Page-6- JTE, Inc. available sight lines indicates with pruning of vegetation and the imposition of a sight line easement in the northwest corner (storm track) of the proposed access intersection with Benson Rd. S. that AASHTO sight lines would be met. Survey verification of the sight lines is recommended prior to Preliminary Plat Approval. Street Connection: The proposed Rasa Subdivision is required by the City to connect to S. 28'" St. to the east. With this connection there would be a new street connection between Benson Rd. S. and Jones Avenue South. Review of the site, existing street network and aerial data indicates that the traffic effect of this new street connection would be minimal. Access Intersection Review: The project site traffic during the PM peak hour is projected at 22 PMPHT's (20 net new) with 14 entering the site and 8 exiting the site. I have reviewed the need for auxiliary channelization at the proposed Benson Rd. S. intersection. WSDOT Design Manual Figure 910-15 "Right Turn Lane Guidelines" and Figure 910-12a "Left Turn Storage Guidelines: 2- Lane Unsignalized" were reviewed. Based on the WSDOT right turn figure a right turn radius would be appropriate. Right turning traffic is well below the minimum 20 PMPHT threshold needed to warrant a right turn pocket. A copy of the WSDOT figure is attached. Daily traffic volumes on Benson Rd. S. are about 14,000 vehicles per day. The PM peak hour typically comprises 10% of the daily traffic; thus about 1,400 PM peak trips use Benson Rd. S. during the PM peak hour. It is estimated that about 8 (60% x 14 PMPHT's) would turn left into the site from Benson Road South. These 8 trips are less than one percent of the traffic and extending the WSDOT left turn graph data indicates that left turn storage would not be needed for capacity. The development of the Rosa Plat will include half street frontage improvements to Benson Road South. The street frontage improvement would provide half of the future two way left turn lane. Benson Road South Street Frontage: Renton Ave. S. is a Minor Arterial. Renton Municipal Code identifies the standards for streets based on classification. Title IV Chapter 6 provides the Street Standards. Per the RMC a "Minor Arterial" can be between 4 and 7 -lanes. Benson Road South is 2- lanes adjacent to the site with a daily traffic volume of about 14,000 vpd. City staff commented on the street frontage in Pre-application Meeting Notes as follows: J"t•-<•,o·, ..,,, •. _. """-""'·~1' •c.,r•" ·~·"•"''"'''" ..,....,..,,.....,.._r,l.., .. - OOLOR COPY ONLY CONNER HOMES Attn: Rob Risinger, Development Project Manager October 29, 2013 Page-7- JTE, Inc. l. Existing right-of-way width in Benson Road South fronting the site is 60 feet Benson Road is classified as a Minor Arterial. To meet the City's complete street standards, street improvements including a pavement width of 29.5 feet from centerline, curb and guller, an 8- foot planter strip, 8-foot sidewalk, and storm drainage improvements are required to be constructed in the right-of-way fronting tho, site per City code 4-6-060. To build this street section, approximately 15 feet of right-of-way will be required to be dedicated to the City along the project side in Benson Road. This would provide a 91-foot right-of-way. 2. Applicant may submit an application to the City requesting a modification of the street frontage improvements as outlined in City code 4-9-250C5d. Staff would support a 44-foot wide roadway on Benson Road to accommodate one through traffic lane in each direction, a two-way left turn lane, and bike lanes in each direction (bike lanes recommended in the adopted Renton Trails and Bicycle Master Plan). Based on the 44-foot wide roadway, the new curb line abutting the development site would be located 22 feet from the right-of-way centerline with an 8-foot planter and an 8-foot sidewalk along the project frontage. This cross section will require an approximately 8-foot dedication depending on final survey. Providing a wider roadway for this Minor Arterial as specified in the Complete Street standards (4, 5, 6 lanes) does not seem feasible due to slope problems and impacts on adjacent properties on the south side of Benson. I concur with the City that a 44' wide street width as being appropriate for Benson Road South (as a side note: I had commented to the team that a 44' street section as being appropriate prior to seeing the City comment stating the same thing!). A 3-lane street has a daily capacity of 18,000 vpd or more that is more than sufficient to meet the need of the street. AGENCY TRAFFIC IMPACT MITIGATION REQUIREMENTS The City of Renton has a Traffic Impact Fee program per Ordinance #5670 effective January 1, 2013. The TIF is scheduled to be phased in over time. The Pre-application Meeting Notes identify the 2013 TIF at $717.75 per SFDU; thus a TIF of $14,355 is determined. This fee adjusts annually and is scheduled to go up in 2014. Street frontage and access improvements per City requirements will be required. Renton Ave. S. is a Minor Arterial. A modification to City street standards will be required to allow the curb line be set at 22' from centerline as noted in Pre-application Meeting Notes. Construct the internal street in conformance to City requirements. SUMMARY AND CONCLUSION This letter was prepared to identify the Trip Generation of the proposed project, review the Site Access Sight Lines and calculate the City's Traffic Impact Fee. Based on my analysis the proposed Rosa Subdivision project is expected to generate 190 net new daily and 20 PM peak hour trips. The City trip threshold is 20 peak hour trips, no City classified intersection would be effected by site traffic. Sight lines at the proposed accesses on Benson Rd. S. ,·"11>"""'"'·" "'"'"''',..J"JlJOM ,, .. ,,.. r,,.,_~,-, •-«",l',;H"ll-'*lf-1.no,o,,c COLOR COP'1' O~l Y JTE, Inc. CONNER HOMES Attn: Rob Risinger. Development Project Manager October 29, 2013 Page ~8~ appear to meet City criteria with provision of a sight line easement. A traffic impact fee of $14,355 is calculated to be contributed to the City of Renton's traffic impact fee program. Based on my analysis I recommend that Rosa Subdivision be allowed with the following traffic impact mitigation measures. ',, Construct site in accordance with applicable City requirements. ,-Conduct a survey to verify the site access sight lines prior to Preliminary Plat Approval. ,-Provide an appropriate sight line easement in the northwest corner of the proposed site access/Benson Rd. S. intersection. ,-Pay lawful traffic impact mitigation fee. ,-Prepare a formal street modification request to allow the Benson Rd. S. curb line to be set at 22' from centerline. ,-Dedicate appropriate ROW and construct street frontage to Benson Rd. S. to applicable City requirements. ,-Construct the internal subdivision street to City requirements No other traffic mitigation should be necessary. Please contact me at 206.762.1978 or email me at jaketraffic@comcast.net if you have any questions. MJJ: mij Sincerely, Mark J. Jacobs, PE, PTOE, President JAKE TRAFFIC ENGINEERING, INC /(). 2C,. lO 11 ''"J'""-'•'~· ·--···-·"'"·''" ." .. '"" -'"'·"··-~· ·-,-.. -.... ~ .. ,.-,.u,,.....: COt.Oft COFY Or.it Y JTE, Inc. VEHICULAR TRIP GENERATION TABLE 1 ROSA SUBDIVISION -RENTON TRIP GENERATION, ACCESS REVIEW AND TIF TRAFFIC LETTER TIME TRIP TRIPS TRIPS TOTAL PERIOD RATE ENTERING EXITING Single Family Detached Housing (ITE land Use Code 210, 20 net new lots) Average T= 9.52X 95 (50%) 95 (50%) Weekday AM Peak T = 0.75X 4 (25%) 11 (75%) Hour PM peak T = 1.0X 12 (63%) 8 (37%) Hour T = trips; X = number of net new lots (29) A vehicle trip is defined as a single or one direction vehicle movement with either the origin or destination (existing or entering) inside the study site. The above trip generation values account for all the site trips made by all vehicles for all purposes, including commuter, visitor, recreation, and service and delivery vehicle trips 190 15 20 ,,,:_,,,·~ ~,, .... ,..,,,"~' ~, ........ ,........,.'""", ..... .,..,..,. ... .,.,,.......,,...,~, ... .,_ COi.OR COPY ONl r l(CV' "-,1,-.... ,·v··~. I~ S.l:)'olgit n~ fh,•1:'C,t-1) ... 1,.-- l~Lit<J)I. 8 SBL T's and a DHV -1.400 PMPHT's ' :® ' ' 111 I '1' I I __ , At<nll f.a1'V.:.. I iMl ~· ft.f"?')r..o, oU'\ill~!.IS. ,i 11 - ri.c.'.'l"fl"l"M"1hl ,' I ,' 11 ,' '1 ' ' / 1 I I ,' I ' I I I I : I I I ' •: 1-----+ .c,·il"'~_.::,:__ __ _,..4-=-,~~f-----+ _...---- -------- ---- --- ,. ~·l"'.J'.'Tl. ·_...--------- j,) !l r, [1J °'"""· is talli ll'DWJl'e1ftl.m DOit, dreaar,:. P'l---- Lift-Tum Slorag• Gu-: lW<>-Un•. Uftllg-eG RtJtn,ffO,.fZ• 11M Rr.t '"'' .. :, :r 0 • J o.,gn..,.., •D4f.lU No..•••• Jtlll1 JTE, Inc. •_\}_,,,, .... _..,,,,...~'v\l(>lJ ••».1'10: 'A"'"•'"'-' a,-..,,.,_...,..,....,.,...,,r,.,,,.,," COLOR COPY ONt ~ JTE, Inc. ,an I I ~ Consider right.tum lane 11 80 " E _;;i 0 > 60 E = E °' ii'. Cot1&tder tighf.t\lm ~ ~ pocket Of taper ""1 ~ ~ "' ~ ~ 4 NBRT's and an approach volume 700 PMPHT's Ii 40 :c -"' m ~ 20 ~ (half of the PM peak traffic) Radou• only o; ~ I ~ D D 100 200 300 400 500 600 700 Peak Hour Approach Volume (DDHV J ''' -:1] For rwo-lane highways, vse lhe ~ak hOur OOHV (through+ nghMum) F-or mvltil.ane. high-spffd n.gnways l posted 5,Pffd ..,5 ,y,,ph or above i. use the night-lane peak hour .a~ voium. lthrnuoh + nght-tuml [2] 'N"len .all ~ of the following conctinons ,a,. met. reduce the nght-tum DDHV by 20 Tiw pos1ed sPffd is 45 mph or-~s • The nght-tl.llTI \l'CMYme is gn.a»r than 40 VPH • Tile pe-D hoi..r approach vo!Jme (DDHV) ,s leu than 300 VPH [3] For nght..tum comer~. we FIQUl'9 g10-11 (4] For ngnt-tum pocqt: or taper design, se,e Ftgurie Q10-lC. !'] For nght-tu:m 1ane Ofsigl'!., ,.. Figur9 QI 0-17 (e] For a,ddrl,on.i gutet.anot. 1ff Qi10.07{3) Right-Tum Lane Guidelineslll F;gu,• 9'0-15 OerfignM.anval M 22-01.02 Page 910-37 Howrne..r 2007 ~"•·-•-'•···"'"•n·, .. ·,,-,,,,,,. u,-•'•' '"'~<"R""" -•osl/l ... , .. ,~ .. ""',.,wl..<IW- COLOP COf"r'"ONl'f' Project: Rosa Subdivision -Renton Location: 2724 Benson Road S. ROSA SUBDIVISION -RENTON NORTH JTE, Inc. FIGURE 1 TRIP GENERATION, ACCESS REVIEW AND TIF TRAFFIC LETTER VICINITY MAP Project: Rosa Subdivision -Renton Location: 2724 Benson Road S. .. "-"• ,,_, .... , --.... ~ ,._. .. -·· --..... ·,,•·I ,,;,,-.H, ~ -----\,. < ~ '\ , e'H ~'"'"' ··-. -· ... ,_~ -·~--· ' ·, .. ~·~·· -~-~ .. --~-.. • ,,,.., .. ,, . . -\~ - -\ ', ' n I .. I .. -r--1 Note: An 8.5 1111~ copy of the site plan IS included with this Letter Report ROSA SUBDIVISION -RENTON t NORTH JTE, Inc. FIGURE 2 TRIP GENERATION, ACCESS REVIEW AND TIF TRAFFIC LETTER SITE PLAN rro· :::=c. -- ~'11"!:>WU' ....... ':"' ~!.~J .. r:Wc,1iiii IEEII I i::--e-e -<:i,.--e~ ~ j J. "6 r w 1- 1 I ' ~I ~I N "' g § -' S3V>IOH ll3NNOO f ,i I' iL • ! ! I l I. . I ' I r • I I • i ,.j, . I ~ 1l1i I !Ol,!i!, I i ! I .. ' II I ' i i d i!il1!1 nliif I ~!Iii :1 / ( I " I I I. 1· 1· I ; ! ,1 I ; ! ' I t 11 • ~ l I l ! ; .1• , '11 i : , 'I 'I 'I . ' I ~ I ' I r r t P .• ~ ~· ' ' ' 'i I >;O ,• •4 I o,> I I !. ' I , • Jf '} ! ti• 1 i lj• 1· ••• 1 • ! ... l;! :! ;!.j;.: m 1: il-i m ~i If lfjs~-'1 '?~ ~I 1!:; '~' 1! i, l•1"' ,,., ··11., ,,., ' ' ,•'11-• ., •' jl' .5: .!: J:i·,; -m ·I ··i; ~m ,, 1:i 1:nh;,1111 1i1ll1-11111 ... '· ' t t _ r ~ <? 0 ' ' 0.. -11 ·1 . ~ . t; I 11 • " ~ > " 0 ~l I ~r I ; ii I ~ ii I ,, h ,, x 1S!11 ·11\H I E !· ~ l!iil ~1!iil ~ !! . I' I ~ ~I i ~ !1 I ~ ;,;1 1:11 p, I 11' s,;;;• h!i~ ; jjjJ Iii! i1 i•~~~r .. I ,.lJ, r----------,_---- w ,~ ~ ~ I r ~ ! 1,111'11; ~ 11li1h1 ! . . ""• t . JI iiiil! t . ff • • 1 !§! ~amii i ~ ' ~ ~ ~:::-:=-=~J!J!2:.. ! ~ ' ~. il!!!~i!!!! i a § '·····--··" I APPENDIX PREAPPLICATION MEETING FOR Rosa Subdivision 2724 Benson Road S PRE 13-000414 CITY OF RENTON f e.---t,',..,..J f<-5Cf OV' I 1 Department of Community & Economic Development Planning Division April 25, 2013 Contact Information: Planner: Elizabeth Higgins, 425.430.6581 Public Works Plan Reviewer: Jan Illian, 425.430.7216 Fire Prevention Reviewer: Corey Thomas, 425.430.7024 Building Department Reviewer: Craig Burnell, 425.430.7290 Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before making all of the required copies. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). (f) Rosa Subdivisk>n -PR£ 13-000414 Page 2 of 3 April 24, 2013 Renton Amendments to the KCSWM, Chapters 1 and 2. All core and any special requirements shall be contained in the report. Based on the City's flow control map, this site falls within the Flow Control Duration Standard, Forested Site Conditions. The drainage report will need to follow the area specific flow control requirements under Core Requirement #3. 3. A geotechnical report for the site is required. Information on the water table and soil permeability with recommendations of appropriate flow control BMP options with typical designs for the site from the geotechnical engineer shall be submitted with the application. 4. Surface water system development fee is $1,120.00 for each new lot. Credit will be given to the existing homes. This is payable prior to issuance of the construction permit. 5. Separate structural plans will be required to be submitted for review and approval under a building permit for detention and/or water quality vault. Special inspection from the building department is required. 6. A Construction Stormwater General Permit from Department of Ecology is required if clearing and grading of the site exceeds one acre. The application is included with the pre-application packet. TRANSPORTATION 1. Existing right-of-way width in Benson Road South fronting the site is 60 feet. Benson Road is classified as a Minor Arterial. To meet the City's complete street standards, street improvements including a pavement width of 29.S feet from centerline, curb and gutter, an 8- foot planter strip, 8-foot sidewalk, and storm drainage improvements are required to be constructed in the right-of-way fronting the site per C"rty code 4-6-060. To build this street section, approximately 15 feet of right-of-way will be required to be dedicated to the City along the project side in Benson Road. This would provide a 91-foot right-of-way. ~.rI_ '--.~f ;; "'"'l,j V·i}r•• 2. Applicant may submit an application to the City requesting a modification of the street frontage improvements as outlined in City code 4-9-2SOC5d. Staff would support a 44-foot wide roadway on Benson Road to accommodate one through traffic lane in each direction, a two-way left turn lane, and bike lanes in each direction (bike lanes recommended in the adopted Renton Trails and Bicycle Master Plan). Based on the 44-foot wide roadway, the new curb line abutting the development site would be located 22 feet from the right-of-way centerline with an 8-foot planter and an 8-foot sidewalk along the project frontage. This cross section will require an approximately 8-foot dedication depending on final survey. Providing a wider roadway for this Minor Arterial as specified in the Complete Street standards (4, 5, 6 lanes) does not seem feasible due to slope problems and impacts on adjacent properties on the south side of Benson. 3. The internal roadway into the plat as shown on the site plan is classified as a Limited Residential Access street. To meet the City's complete street standards, street improvements including a pavement width of 18 feet, curb and gutter, an 8-foot planter strip, 5-foot sidewalk, and storm drainage improvements are required to be constructed per City code 4-6-060. Street section will be a 45-foot right-of-way. 4. LED street lighting will be required per City of Renton Standards. 5. Payment of the transportation Impact fee is applicable on the construction of the single family houses at the time of application for the building permit. The current rate of transportation H :\CED\Plannlng\Current Planning\PRE.A.PPS\13-000414. E lizabeth\Pla n Review Comments PREB-()()0414.doc Mark J Jacobs, PE, PTO From: Sent: To: Cc: Subject: Mark J Jacobs, PE. PTO [JakeTraffic@comcast.net) Thursday, September 26, 201311:16AM 'BrianneGastfield@ESMCivil.com' 'Peter@westpacdevelopment.com'; 'Travis' 2013.033 -Rosa/2013.034 -Panther Page I of I Attachments: Rosa Concept 9-9-13.pdt, Layout Panther -Krueger 33-5-29-13.pdf; D-20_Drafl Street Standards_Apdf Brianne As I mentioned I am preparing the Traffic Letters for the Rosa and Panther projects in SE Renton. The Client provided me preliminary site plans, see attached. Please provide me updated SP's if available. Benson Rd S. is a Minor Arterial adjacent to the Rosa Subdivision Review of the City's draft Street Standards indicates a 4 lane street section with a curb set at 27' from centerline. Frankly, I see the street ultimately being a typical 3-lane street with a curb to curb width of 44' that sets the curb line at 22' from centerline. Has the City made any indications on what they will be requiring (I did not see anything on this in the pre-app notes)? Mark fL. ...... k/ ,e-f f.. 10/30/2013 Rosa Subdruision -PRE 13-000414 Page 3 of 3 April 24, 2013 impact fee is $717. 75 per single family house. The impact fee for this type of land use will increase on 1/1/2014 to $1,430.72 per single family house. The transportation impact fee that is current at the time of building permit application will be levied, payable at building permit issue. 6. A traffic impact analysis is required when _estimated vehicular traffic generated from a proposed development exceeds 20 vehicles per hour in either the AM (6:00 • 9:00) or PM (3:00 -6:00) peak periods. A peak hour volume of 20 vehicles per hour would relate to daily volume of approximately 200 vehicles per day. Generally. this includes residential plats of 20 lots or more and commercial sites that generate 20 vehicles per hour. Traffic study guidelines are included with the pre-application packet. GENERAL COMMENTS Any proposed rockeries or retaining walls greater than four feet (4') in height will require a separate building permit, structural plans, and special inspection. H:\CEO\Plannlng\Current Plannlng\PREAPPS\13-000414.Elizabeth\Pl.an Review Comments PREB--000414.doc DEPARTMENT OF COfv'l~1UNITY AND ECONOMIC DEVELOPMENT DATE: TO: FROM: SUBJECT: MEMORANDUM 4/25/2013 12:00:00AM Pre-Application File No. PREB-000414 Elizabeth Higgins, Senior Planner (Rosa Preliminary Plat Preapplication) PREB-000414 __...;, r: ... City of , --r-,,2 ri r'C r1 -------u._ - 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 applicant is cautioned that information contained in this summary may be subject to modification and /or concurrence by official decision-makers (e.ge, 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 ss·o.oo plus tax, from the Finance Division on the first floor of City Hall or online at www_.rentonwa.gov. Project Proposal: The proposed project site is located on the east side of Benson Road S, between S 27th and S 29th Streets, in the Benson Community Planning Area. The site area is approximately 180,966 sf (4.15 acres). The project proposal is to subdivide the property into 23 lots suitable for single-family residential development. Five lots would be accessed from an existing alley. Current Use: The land, consisting of 4 tax parcels, has two existing single-family residences constructed in 1958 and 1962. All structures and associated features would be removed. Zoning: The area, including this property, has a Comprehensive Plan land use designation of Residential Single Family (RSF) and is zoned Residential 8 (R-8). Access: Access to the majority of the lots is proposed from a new public street from Benson Road S terminating in a cul-de-sac. The proximity of S 28th Street, however, a public street that dead-ends at the east property line, will require construction of S 28th St to Benson Road S, through the proposed project, as per RMC 4-6-0GOH. l: H. Dead End Streets 1. Limited Application: Cul-de-sac and dead end streets are limited in application and may only be permitted by the Reviewing Official where, due to demonstrable physical constraints, no future connection to a larger street pattern is physically possible. Also, the subdivision regulations, RMC 4-7-150, require: E. Street Pattern 1. Grid: A grid street pattern shall be used to connect existing and new development and shall be the predominant street pattern in any subdivision permitted by this section . Lots 9 through 13, however, would have garages facing and vehicular access from High Ave S, the alley Page 1 of 3 Refer to landscape regulation_ ,-.MC 4-4-070, attached) for additional gen_ and specific landscape requirements If 30 percent of existing trees cannot be retained, they may be replaced with minimum 2 inch caliper trees at a rate of six to one. Parking -Regulations pertaining to parking can be found at RMC 4-4-080. The minimum requirement for off-street parking is 2 spaces per lot. Building Design Standards -Compliance with the Residential Design and Open Space Standards is required. Seethe attached checklist and Renton Municipal Code 4-2-115, attached. Residential Design Review occurs as part of the Building Permit Review and the Design Checklist shall be submitted as part of the building permit application. Critical Areas: Based on City of Renton Critical Area maps, there are slopes in excess of 15 percent on the site and potential underlying coal mine hazard areas (see enclosed maps). A geotechnical report and topographic map will be required at time of application submittal. These potential geologic hazard areas will require submittal of a geotechnical report with the land use master application. Regulations pertaining to these special areas are included in RMC 4-3-0SOJ "Geologic Hazards." Environmental Review: The project will be subject to environmental review, due to the size of the project and the before-mentioned potential critical areas on site. Permit Requirements: As a subdivision with more than 9 lots, the proposed project would require Preliminary Plat approval, which is a Hearing Examiner review process. The time from receipt of a complete application to the close of the Hearing Examiner decision appeal period is approximately 12 weeks. Construction of residential structures would follow installation of infrastructure and recording of the Final Plat. Fees: The Environmental Checklist Review fee.is $1,000 and the Preliminary Plat application fee is $4,000. There is an additional 3% technology fee at the time of land use application. Detailed information regarding the land use application submittal is provided in the attached handouts. Impact Fees: Impact fees for new residential units include fees for transportation, fire, parks, and schools (see Impact Fee handout, attached). Impact fees are due at issuance of building permits. Impact fee credit would be given for the 2 existing structures. In addition to the required land use permits, separate construction and building permits would be required. Expiration: Upon preliminary plat approval, the project proponent has seven years to comply with all conditions of approval and to submit the plat for recording before the approval becomes null and void . The approval body that approved the original application may grant a single one -year extension. The approval body may require a public hearing for such extension. Attachments: Rosa Subdivision -Regulated Slopes Rosa Subdivision -Coal Mine Hazard Areas Zoning Map Environmental Review Submittal Requirements Preliminary Plat Submittal Requirements RMC 4-2-llOA Development Standards for Residential Zoning RMC 4-2-115 Residential Design and Open Space Standards RMC 4-4-070 Landscaping Page 3 of 3 Washington State Department of Transportation Lynn Peterson Secretary of Ttans.portat1or1 Octoher 8. 20 I 3 '.\fr. :V1ark Jambs -.ITL Inc. 2014 :,l,rh A\'~ S \~/ Seattle. WA 981 I (1 Re: Collision Data Dear ~r. Jacobs: 'Tr;in~portat1on Bu1ldmq ]JC W:.ip,e Park. A~e,i,ic> ::..t. P.U tlm: .V:\tll:. Q\~11;;_,,u WA 90'.,~:,.;. 73~: 360-70S 7000 TTY 1-800-BJ.3-6Jhtl W""'Vo wsdot.wa.go~ In rcsponsi..:' to your '.'-,t.'pli...'.ll1hl·r 25 request. we ha\(.' prepared a history nf reported collisions that occurred on State Routes 1, tmp -1.S I tn 6.28) from SL 186th St to S 23rJ St. on or in the vicinity of SF Carr Rd bct\\CCn Talbot Rd S to I 16th Ave SI: and on or in the ,icinitv of Benson Rd S between SR 515 and S Puget Dr in Renton ..... 20 IO -20 I 2 FeJcral la\\ 2.1 l!nitcd States Code Section -109 i;nwms use of the data you requested. I !nder this la". data maintained fi.lr purposes of C\'alualing potential highway safety enhancements: .. ,hall 110, he suhit't'I to disn>1·~1~v or adrniucd into evidence in a federal or state court rroccc<ling or considered f(J1' of her prn·poscs m wn· acrion for danWJ!t!S arising from an; occurrcnCl' al a lol'ation mentioned or addr1..·sscJ in such reports. suf\cys. schedules. lists. or daia." f l:1111>h,1.,i., added. I The Washington State lkpartrnent of Transportation t WSDOll is releasing this data to )OU with the Ltndcrc.;tanding thal >ou \\ ill not use this Jata contrar: lo the restrictions in Section 409. which means you will not use this data in Jisnl\ery or as cvidern:\!' at trial in any attion fllr damages against the \VSDOT. the Stale of \Vashing.ton. or an; uthcr jurisdiction im ol\-cd in the locations mention1:d in the Jata. If ;vou should atkmpt 1,, use this data in an ;u.:ti,m for damages against \VSDOT. the Stak of Washington. or any other jurisdiction in\'ol\'ed in the locations mentioned in the <lala. these.~ entities t'xpn:ssly n:scnt.:' the right. under Section -HN. to nhjed lo the.• use oflhe Jata. including an~ opinion~ drawn from !he data. If we may be of an, further assistance. please contact myself or Mr. Dan Da,is. Collision Data and Analysis Supen·isllr. at ( )60 t 5 70-~45 J. or t.•-mail address J.avisd;~i wsdot.wa.~o,. Sinccrclv . . --~ )·.,,'/r., .-·· //£··/'> : . -----.· Michael E. Acrnard Collision Data :\nalysl State\\idc Tra,el & c,,Jlision D"la Oniet· Slrategi'-= Planning Di\·ision Cn,c: :\alisa Pcshta; & Lauretta Lew. WSDOT Nortlmcst Rc~ion Rfll9lftd colHslons that OttUlttd op Stat, Rec* 5JS Imp ... SJ to 6.28/ from SE lRtlt Sr ro S ZJrd St 9ft P! Ill tt!t llfdnlty of SE Can' Rd l,ftlffl!II Talltot Rd S to lJ6itll AW SEOftd BfftSOn Rd 5 M!mP 5R 515 and S fVOc:C Dr In 8!atm, ,2010-2012 IJ#OOI ZJ UN''TED ST~_;_&™ Q. .fflil~OT f{ WP JN QIKOlffll'Y 01i AS fV1P(1KT AT r•w IN ANY ACTION' fQII QAMAGil AGA.IN,511Hl W5DOl OlfANTMISDICTIQW IIIV0LV£DIN THE DATA COMP DIST o .. FROM FROM PRIMARY MILE BLOCK INTERSECTING REF "' R[f~POINT REPORT MOSTS£VERE JURISDICTION TRAfflCWAY POST NUMBER TAAFFICWAV POU<T Ml or FT PO<NT / NAMf NUMBER DATE TIME 111WIRYTYPE ""' ,m IVEH ""'°' OtyStrttt BENSON RDS ' .. , F SI S26TH '"""'°' 03/13/11 10:45 P No lnjurv D D 1 City Street eENSON RDS / 1900 "' F SE ST E1S43l2 02/13/12 S:QDPM No lnjurv/ a a ' City Street SE CA.RA AD \ ,~ 80 F SW 03RD A.VE Si 307"99] 12/07/U l1:9GAM -lnJUI)' ' a ' City Street Sf CARR RD 10000 100 F SW 103RD AVE SE £178616 06/30/12 6:00 ,,~ a a 1 City Street SE CARR RD 10000 300 F SW 103RD A.VE SE E.160895 03/19/12 5:04 AM No Injury a a 1 -SE CARR RO 10000 100 F SW 103RD A.'11£.SE [160892 03/24/12 12:15 AM Evident lnjurv 1 a 1 ...... SE CARR RO 10000 198 F SW 103RD AVE SE 31()6561 01/05/10 2:30PM Possible lniurv 1 a 3 nN Street st:CARRRO 10000 01 M w 103RD /1,,1/E SE ro6525l 08/17/10 3;39 PM No tnjury 0 0 1 Citv Street SE CARR RD 10000 14S F SW 103RD A.VE SE 3070298 01/12/10 7:55AM Pos5ite WI jury 1 0 1 City Street SE CARR RO 10100 100 F NE 103RD A.VE SE EIS0717 Ol/17/12 7:'8PM No Injury a a 3 City Street SE CA.RR RD 10200 419 F NE 103RD AVE. SE [082964 12/18/10 1:00PM No Injury 0 0 1 City Street 5£ CARR RD 10200 100 F SW 103RD AV( sr £129509 10/07/11 4:30AM No 1n;ury 0 0 1 mv""" Sf CARR RO 10300 E 103RD A.VE S£ fl11018 06/17/11 5:55 PM No lnjurv 0 0 ' City Street SE CARR RO 9800 0.12 M w 103RD A.VE. SE El9l698 O'J/12/12 3:22 PM Pcrssible Injury 1 0 1 City Street SE CARR RD 9800 0.11 .. w 103RD A.VI: SE 3106545 03/19/12 5:17AM Ser~lnjury 1 0 1 CrtyS,-S£ CARR RO 9900 "' F SW 103RO AVE SE [056679 06/20/10 5:52 PM No lnJury a 0 1 ""'"-SE CARR RD 9900 4S4 F w 103RO AVE SE E0914841 02/14/11 7:57PM Ewidetit lniurv ' D ' City SCreet SE CARR RD 100 F SW 105TH Pl SE E17774l 06/06/12 8:0S PM NotnJury a a 1 City Street SE CARR RD 80 F SW 105TH Pl SE [086362 01/07/11 1:00PM Possible In. 1 0 3 City Street SE CARR RD 10300 390 F SW 105TH Pl SE 3106838 06/1'110 4:45PM Possible Injury I a 1 ""'""" SE CARR AD 10300 277 F SW 105TH Pl SE E094352 02/28/11 7:35PM Possible lniuN l a 2 ""'""" SE CARR RO 10SOO 30 F NE 105TH Pl SE El01809 04/24/11 9:24AM No ln,ury 0 0 1 City Street SE CARR RO 12S F E 106 PLS£ E127334 09/27/11 5;15 PM No Injury 0 0 2 City StrN't BENSON ROS / ""° I 30 F NW 1D6TH AVE SE E039534 01/08/10 3:34PM HQ lniury 0 0 2 Prepared by: WSOOT/STCDO/COAB/_\... / "" I -10/08/13 10190 I -{II !IP9flrdcoffMlm tnat OCWfffdonSt.ob! Route 515 (mp ... 51 to fi2BJ(romSE JB6thSt to .S23n1St. on,orJn tfJf rddnitvofSEConRdkmfp Tqlllof RdS W µ@11AwS£and@non Rd .S Cenm:m $8 $JS Pm#,$ ew,t Pc Ip BmCPa WP· ZOU UIWD(1f lJ j.lHIT{{)_U~T~_:_j(~--~-'--Jffl_~ DA TA CANNOT IE USED IN OOCQVUY Off A,!i fVIP(NqAT TRIAL /N AJIIY Al11QN' fQII ?HHf[S A§NNST TH{ WS00T (MANY ,MflSOIOJ«iW WVO(.VEOIN THE DATA COMP "'" DOR FROM FROM PRIMARY Mllf BLOC~ INTERSECTING REF REF REFERENO: POINT REPORT JURISDICTION TRAFFICWAY POST l-,-·;MeER I TRAFF1CWAY "°'NT Ml or FT '°'NT NAME NUMBER DATE TIME 1Y. .. OST~~ IN.JURY ""' •FAT OVEH mos °"""" BENSON RDS 7 City !.treet SE CARR RD \ ,..,.__ Street $E CARR RO City~t SE 168TH ST ertv~-SE 174TH ST ~-S[ 116TH ST City Street SE CARR RO ertv-SE vUlR RD City Street SE CARR RO City Street SE CARR RD ~-SE l76THST City Street SE l76TH ST Qty Slrff'I SE 176THST ~-· SE l'l61H ST ~ .. ., SE 176THST """ SE PETIIO\l!TSICY RO OtyStrttt SE 176TH ST C"rty Stree-t SE 176Tli ST 01V ,.,... SE 176TH ST ertv,_ SE P£TR0VITTKY RO a-=-street SE PETROVITSKY RO City Slrff'I DAVIS AVES Otv Slreet DAVIS AVES ~,.., TALBOT ROS ~~by: WSOOT/STCD0/C0AB/M8 10/08/13 2800 ,o ' 16700 10700 10800 10600 10700 10700 10700 10800 10900 11000 11300 11400 11600 11SOO 11SOO 11SOO 11600 11600 '300 300 18000 200 F SE "" F SW ISO F ' !SO F N 153 F w "' F ' 100 F w 261 F w 259 F w "' F w 130 F w '" F ' ' " F ' 334.3 F ' 75 F ' ., F w 100 F w 100 F w 80.2 F E " F E 100 F ' 75 F s 56 F s 106TH AVE SE 3105828 05/26/10 9:22 Nolnjury / 0 0 2 106TH PLSE E1U596 01/12/11 '' ~ Nolnju 0 • ' 106TH PLSE ''''"" 12/08/10 8:5 0 0 ' 108TH AVE SE 3052867 09/25/11 3:15 PM No lniury 0 0 ' 108TH AVE SE E077101 11/15/10 6:09 PM No lniury 0 0 ' 108TH AVE SE £191762 09/11/12 8:46 PM No Injury 0 0 ' 108THAVE SE £123045 08/25/11 6:30 PM Noln;u,... 0 • ' 108TH AVE SE UM-49:3 08/04/ll 9:37PM No Injury 0 0 ' 108TH AVE SE E07112S 10/09/10 11:lS AM Possible Injury 1 0 ' 108TH AVE SE [181738 07/19/12 11:03 PM No Injury 0 0 ' 109TH AVE SE Ell2177 06/14/11 10:26AM Possible lniury ' 0 4 109TH AVE SE 3107083 01/31/11 S:26 PM Possible lniury 1 0 1 1 llOTI-1 AVE SE £145539 12/23/11 10:27 AM No Injury 0 0 ' 113TH PLSE 0076912 11/14/10 6:16 PM Pouible in· 1 0 ' 1 EITH PL SE £165792 04/18/12 S:o9 PM No Injury 0 0 ' U6AVSE E116852 07/27/11 1:10 PM No ln;ury 0 0 ' 116THAVE SE E0687:30 09/24/10 5;23 PM No ln<un. 0 0 ' U6THAVESE E217387 12/29/12 4:52 PM No Injury 0 0 l 116THAVE SE "''"""' 07/26/10 7:58 PM No Injury 0 0 l 116TH AVE SE E155299 02/21/12 4:14 PM Possible Injury 1 0 ' 116TH AVE SE E093305 02/CS/ll 8:28AM Pos.sible Jniury 1 0 3 43ROS1" E099835 04/D9/11 11:58PM No Injury D 0 I 43RD ST E071130 10/10/10 11:44PM No Injury 0 0 2 43RO ST 310685S 08/13/10 2:10PM EWldent Injury ' 0 ' 7af90 RfPOl'.ltd tollls/o,g INt oct&m'fd on SW, Route 5.15 /mp :f,SJ to WI from 8 Jl§th St tp S Pal St. on o, ln U,, yldn{ty of SE Can Rd MWMt Talbot Rd 5 to ll6th Aw SE gnd 8fOf9!! Rd S kt1rtm Sir SJ5 and S Puwt Qr ht Bm«Pnw JQJO • lQ,Z UND(lt ZJ (.INITfQSTAT[S CQOE .$E(TIQN40f THISQATA f.NMQTl!I( UXO~YQRAS OIP(NqA[ 1fflN fNANYA~ FGWl'AYMG£5AGNHS11HE WJDOt Olll'ANYJt.lllilli'CTXW PRIM.AR," MILE JURISDICTION TRAFFICWAY POST Oty5"Ht SCARR RD ~ "'"' SE CARR RD SUttl SE CARR RD Oty-1 SE CARR RD OtySlreet SE CARR RD Oty5""1 SlSTHST Oty5"Ht S PUGET DR City Street SPUGO DR Strttt S PUGET DR 0ty5""1 S PUGET DR Oty 51:rieet S43 ST Oty5""1 SW43R0Sl Qty Strfft BENSON ROS City Sl:rtt! BENSON RDS 0-:: Street BENSON ROS Qty Stteel BEttSON ROS -· TALBOT RDS OtySt~ AL.SOT RDS OtyS,-frALBOTRDS City Strft!t TAL.80TRDS Qty Sttff! TAlBOT RO 5 City Street TALBOT RDS City Streel ALBOTRD S Ctry Strtel TALBOT RDS P~rrd by: WSD0T/STCD0/C0A8/M8 10/oS/13 BLOCK NUMBER 600 10000 10000 -9900 100 1800 1800 4700 5400 2200 noo 2400 2500 17800 17800 17900 18000 18000 18000 18000 18000 01ST FROM INTERSECTING REF TRAFFICWAY P<>NT 200 0.11 0.1 100 300 ,. 0.1 m .. 78 100 --.-; 500 -' " ' ... o., .< 246.4 100 0.5 .... , 118 m '" 89 170 "' IIWVOtVl'D M IN ~TA COMP "" FROM REF RHERENCE POINT REPORT MOST SEVERE Ml or FT POINT NAM! NUMBER DAT£ TIME INJURY TYPE #INJ #FAT IMH ""'"' F SW 98THAV£S £152617 01/27/12 2:29AM Possible Injury 1 0 1 M ' 98.THAVES £010546 00/27/10 12:01 AM Evideot Injury 1 0 1 M ' 98TH AV£S £121307 08/17/11 6:20PM Pouible lniury 1 0 1 F E 98TH AVES [072496 10/19/10 9:14 PM No lniurv 0 0 1 ' ' 98Tli AVES [098107 03/26/11 8:!&PM NolnjU!"/ 0 0 1 ' w BENSON DRS E09658li 03/16/11 3:00PM No tniury 0 0 l M SE BENSON DRS 3106764 04/21/10 7:59AM Noln;U!"/ 0 0 l ' ' BENSON ORS uoo:ns 10/22/12 2:43 PM No lniu"'i' 0 0 l F ' BENSON ORS £179026 07/04/12 11:20 PM Possible Injury 1 0 3 ' ' BENSON ORS E178855 07/04/12 6:30PM No Injury 0 0 l F w OAVJSAV S £120850 08/18/11 1:31 PM No Injury 0 0 l ' w LIND AVE ~W 062004 03/31/12 1:34 AM Possible Injury l 0 ' M ' PUGET DRS E132174 10/19/11 7:00AM Pouiblll! Injury l 0 ' M ' S23RO ST £166455 04/27/12 1:55AM Evident lniurv 1 0 l ' s S26 ST Ell6984 07/23/11 6:50AM No Injury 0 0 1 ' N S 26TH ST E107300 05/30/11 S:4S PM Nolniun, 0 0 2 M N S4:!IRO ST Ell0562 06/16/11 11:03 AM Nolniun, 0 0 2 ' N SCARR RD 3069836 05/16/12 5:05 PM l'osslble In"= 1 0 l F N SCARR RD E068m 09/24/10 7:34 PM No Injury 0 0 ' F s SCARR RD <ossno 07/04/10 1:55 PM Pos.sible lnjYri, 1 0 ' ' s 5 CARA RD [166545 04/27/12 7:0SAM Evident lniuni l 0 1 F s SCARR RD £105334 05/18/11 5:26 PM Eviclent lmuni 1 0 1 ' 5 SCARR RD !10£.ne. 02/10/10 7:00AM Possible tniu"'i' l 0 ' F s 5 CARR AD El93601 09/19/11 1:29 PM No Injury 0 0 ' 13 of 90 Rr,o,ted colHsloM tllot OCCJHl]'d on Jfpff RautJ SJS Imp 4,51 to &.lll from SE 1H St to s 23nl St on or in m, Wdnik ol SE ca,r Rd bftwnn Talbot Rd S to u§ffl Aw SE and kman Rd S IJffwffn SR 515 PmtS fV9¢Pt'Jn ftmCW! W0-2011 IMQfR n UNf[fD STATES COQf. ,RCTl(W <f0l ous DATA CANNOT M usro,,, OOCQV(RT ()lit AS EVIP0CI ,,u fJtW /~ON fQII MMt'§E.5 A§AINST Tfff MPQT ()fl AAIYJLWl$D!Cm:w PRIM ... R'I' MllE IURISDtCTION TRAFFICWAY ""' Cit\' Street BENSON RDS Cit\' Street BENSON RDS Oty Street BENSON RDS City Street 108TH AV£. SE Qty Stret!t BENSON RDS City Stlfft 106TH PL !.E Oty Stffil!t ll6lH AV£. SE City Street 4311.DST City Strttt 43RD Sl Oty Street S43 ST Citv Street 543 ST Otv Street SCARR RD ""'""'' SC.ARR RO City Stl'ffl: SCARR RD City St!Nt SCARR RO m,,._ SCARR RO Qty~t SCARR RD ""'""' SCARR RO Qty Street SCARR RD City Stret!t SE CARR RD "" ..... SE CARR RO City Street SE CARR RO Citv Street SE CARR RO Oty St,-t SE CARR RO ~~red by: WSD0T/'StCDO/CDA8/M!I 10/08/13 BLOC< NUMBER 2000 2000 2200 17100 16600 1D!i00 "400 500 9800 500 ""' ""' ""' 9400 10100 10100 10100 10100 10100 - \. () \.,' D>ST I' FROM !NTERSEcn~ REF TRAH,ICWAY ,O,NT '" 200 I 1.000 I 191 114 123 24 100 200 123 SD 50 34S.6 "' 300 141 409 ... '" 23 103RD "VE SE 103RD AVE Sf 103RD AVE SE 103RO AVE SE 103RD AVE !.E INV'OtVEDIN THE DATA COMe °'' FROM REF REFERENCE POINT """" MOST SEVERE Mlorn PO>NT NAME NUMBER DATE TIME INJURYTYPf #INJ #FAT #VEH #PEOS F N S PUGET DR E2l2S36 12/10/12 4;30 PM Possible lni 1 0 2 F 5 S PUGET DR £158409 03/11/12 8:30 PM "°' 0 D 2 F N S PUGET Dfl 3070999 06/01/12 9:09AM Serious Injury 2 0 2 F 5 SE 172NDSl £138073 11/21/11 5:20 PM No ln}Ury 0 D ' F SW SE 29TH ST E202S31 10/31/12 5:15 PM Pouible mjury 1 0 ' F NW SE CARR RD E07«o3 10/29/10 1:33 PM No lniury 0 0 2 F N SE PETROVITSIO' RO 3052857 ~/26/10 6:40 PM No hiiurv 0 0 1 F w TALBOT ROS [113069 09/01/11 12:40 PM Poflible lniUfV 1 0 2 F w TALBOT ROS E047167 03/28/10 4:31 PM ~Injury 1 0 2 F E TALBOT RDS Ell7139 07/18/11 4:54 PM Pmsible lmury 1 D ' F w TALBOT RDS E12'676 10/08/11 11:20AM Pos.sible In· 2 0 ' F E TALBOT RDS E172121 OS/2U12 11:37 AM No Injury 0 0 ' F E TALBOT RDS E0S1S64 05/07/10 3:10 PM No Injury ' 0 2 F E TALBOT RDS E133610 10/30/11 12:30 PM No lniurY 0 0 ' F ' TALBOT ROS ElS98SO 03/19/12 11:SS AM No lniury ' D ' F E AL.BOT RDS E160100 03/13/12 2:30 PM Serious lniul)I ' D 2 r E TALBOT ROS EQ9.11622 03/04/11 6:S4AM htdent lnJury ' D 2 F ' ALSOT ROS 3106826 05/06/10 3:31 PM Ne Injury 0 0 ' F SE "L.BOT RDS [104035 OS/OS/11 4:58 PM No lniury 0 0 2 3070361 10/06/10 11:55AM Evident lnju,y 1 D ' E06760l 09/16/10 2:44 PM No lniurv ' ' ' E192312 09/14/12 3:30 PM No lniury D D 2 E05204S 05/11/10 12:04 PM No Injury 0 ' ' E065249 08/17/10 3:211 PM Pouible lnj,Jry ' 0 2 19of90 8fflN:tn'co{/isipn5 rtl9C omwndon Stm "outf S.15 /mp ,.5J to 6,28/from SE .IB6dtSt to523n1St, on 9!/n d!t vldnlty olSECen:RdbftwHn TolbotlJ.dS tD 116th AW SE0ltd8Mson Ila S kJwnn SR $15 and$ fWct Dr ,a BmMm: -WO· 20U ~lil1JJ!"JJ.f.Q..1MID.MXX·~~~_QA'_MrnPf_"l.a..AT.Jlfl~ffl.Mr_~Q1.....QIY.J~p.,u,tAGESAGNNSTTHEWSDQT Q8ANYJUJIIISOICOON IHVOl.VEDIN THI lli4TA PRIMARY MILE JURISDICTION TRAfFICWAY POST City Street S PUGfT DR City Stfftt S PUG£T DR c~~-S PUG£T DR City St,-t S PUG£T DR City St~ S PlJG[T DR °"~-43RD ST -SE CARR RD City StllM!t BENSON RDS City Street BENSON RDS °"-BENSON RDS City Street BENSON RDS -BENSON RDS City Street BENSON ROS ,,..., SENSON ROS Citv Street BENSON RDS °"-BENSON RDS °""'""' BENSON ROS Oty-BENSON ROS °""'""' BENSON ROS Oty Street BENSON RDS ,=,. .... 108TH AVE S,f City St!"M't 108TH AVE SE City Strftt 108TH AV£ SE City Street BENSON RDS ~~ by: WSOOT/STC00/CDA8/M8 10/08/13 Bt.OCK NUMBER 10100 3100 3100 3100 3100 2000 16800 16- COMP DIST D,R FROM FROM INTERSECTING REF REF TAAFFICWAY '°'"' MlwfT ,om BENSON ROS BENSON ROS BENSON RDS BENSON RO 5 BENSON ROS DAVIS AVES MILLAY£ S S 26TI-I ST . M S 26TH ST - S 26TH ST S 26TH ST S 26TH ST - S PUG£T DR . ,, S PUG[T DR S PUGET DR S PUG£T OR S PUGET OR M S PUG£T DR S PUGfT OR S PUGET OR SE 168TH ST SE 170TH ST SE 172ND 5T SE 29TH ST ( REFERENCE POINT REPO!!T MOST S£VERE NAME NUMBfR DATI TIME INJURY TYPE #[NJ ,tF,U Ill/EH WPEOS 3107051 07/29/10 8:57AM Possible Injury 1 D ' El22341 08/28/ll 7:33 PM No lniurv 0 0 2 £074982 10/2'9/lD 3:26 PM No lniurv 0 0 ' £101410 04/20/11 5:10 PM No lnjurv 0 0 2 £090114 02/01/11 4:00 PM Possible lnJury ' 0 2 '135669 11/04/11 2:25 PM Possible I 1 0 2 31059S2 03/19/10 7:49AM "~ 0 0 l E1S375,4 02/11/12 6:11 P"' "tile lnj ; l 0 ' £1801!.8 07/0f./12 ll:2S -Possible lnjuQ{ 1 0 2 [049027 04/141/10 1:2 M Nolfliu 0 0 2 EOSl875 05/15/10 10:5, AM ~ I 2 0 l E071995 10/16/10 11:4!. p1.1 ·t,1e l~iurv 1 0 2 £0756SS 11/06/10 3:21 PM No Injury 0 0 2 E042522 02/13/10 10:50 PM No lniury 0 0 2 E210100 11/02/12 12:51 PM No Injury 0 0 2 E129188 10/01/11 2:44AM No lniury 0 0 ' E162990 03/26/12 9:48PM No lnJury 0 0 2 U06279 04/241/10 2:11 AM Evident Injury ' 0 ' E203707 11/05/12 6:45AM No lniury 0 0 2 E122196 08/30/11 4:39 PM No Injury 0 0 2 !069841 06/01/ll 2:38PM Eliident In ' 0 2 m,, ... 01/04/10 8:35AM No Injury 0 0 2 E14'3731 12/17/11 12:25 PM Possible Injury 1 0 2 El68020 05/06/12 12:54 PM Evident lniurv 2 0 l 37 of 9Cl (~'' J Ra,G,Wmlfi:dpm: tf)qtogyydpn,$tptf 1Wfr5I5 (mp ,f,SI to 6.ZBJ fn>m.5EIHtltSt toSllnlSt; an or/n dw r(dnltygfSECpn:RdbefWMI Talbot Rd$ tc JJ6#!Aw SEondfmEen Rd s bftwnn SR :us emts t'VPct Dr In Rpttq,1=,ma-zm, UNQfR lJUNITfDSTATES C@ -HC110'4409. THtSLMTA CANNOT IE U5fD lrt.QtK~A,S £V1DINC{AT TRIAL INANYA{TIQHFQR P!M9WAGAINST [Hf wspor; Ql'l'ANY JUll'IW,Q1£W INVOl:VfDI# Tfff OIITA COMP "" DOR FROM FROM PRIMARY MIL£ BLOCK INTERSECTING REF Rff REFERENCE POINT REPORT MOST SEVERE JURISDICTIOt.l TRAFFICWAY POST NUMBER TAAFFICWAY POINT Ml or FT POINT NAME NUMBER DATE TIME 1...-n1JURYnPE IINJ IFAT #VEH #PEDS ""'" .... BENSON RDS City Sti'M't BENSON RDS City Stfft'C 103RDAVESE ""'-106TH Pi SE Qty S1:ree1 106TH Pl SE """' 106TH Pl SE r,.._, Stl'ft1 106TH Pt.SE °"-106TH Pl SE an. SttHt 106TH Pl SE Qty Stfft'C "1.BOT ROS Gey Street lUiTHAVE SE °"" .... 116THAVE SE ""',..... ll6THAVE SE City St.--t 116TH AVE SE City St.--t 116TH AVE SE City SC.--t. 116TH AVf S( c~.-116THA\lf. SE. City Street ll~AVESE °"-ll6THAVE S£ City Street 116TH AVES£ ""'""'"' 116TH AVE SE ""'""'"' 116TH AVE SE City Strtet CARR RD City Street SCARR RD Pr~ by: WSOOT/STroo/COAB/MB 10/08/B 2800 2800 moo 9800 11600 11600 17400 17400 17400 17400 moo 17400 moo moo moo 600 4200 SE 29TH ST e2on1s 11/20/U SE 29TH ST E0954S7 03/09/11 SE CARR RO ..,, ... 05/19/10 SE CARR RD El71B50 05/26/12 SE CARR RO [193259 09/19/12 SE CARR RO [203331',, 11/02/12 SE CARR RD .,...., 03/05/11 SE.CARR RO E0(,1339 07/28/10 SE CARR RO El41694 1.2/06/11 SE CARR RO [115700 07/13/11 SE P£TRO\IITSKY RD [146720 Ol/04/12 SE PETROVfT5KY RO Ell8022 fM/02/11 SE PETROVITSKY RD E14030l 11/19/11 SE PETRO\IITSICY RO E040571 01/17/10 5~ F'ETROVITSKY RO El66252 04/'25/12 SE P£TROVITSKY RD E082961 12/14/10 Sf PETROVITSKY RD El14128 07/08/11 SE PETROVITSKY RD EOJs.421 11/04/10 SE PffflOVrTSKY RD E1""84 03/07/12 S[ PETilOVITSKY RD '"""'' 02/02/11 SE PETRO\IITSO" RD El85626 08/10{12 SE PE"TROVITSl<Y RO 3106870 07/14/11 SMITHERS AVE 5 E142634 11/30/11 SMITHERS AVES 24521115 11/16/11 C9 5:01 ~No Lniury J 0 0 ' 12:24 lniury / 0 0 ' S:S2 PM Noln" 0 0 2 7:17 PM -..tlniury 1 0 1 1 6:00 PM No lniu,... 0 0 2 8:0S PM Evidlml Injury 1 0 1 1 12:52 PM No lniurv 0 0 2 7:21 PM Evident Injury 1 0 1 1 5:14 PM No lnJury 0 0 2 4:23 PM No lniury 0 0 2 7:52 PM Nolniul"'I 0 0 l 7:11 PM Nclniul"'I 0 0 ' 6:18 PM No Injury 0 0 l 1:53AM No Injury 0 0 ' 7:11 PM No Injury 0 0 l 5:59PM Noln;llf)' 0 0 ' 4:48PM Evident ln"'l"'I ' 0 ' 7:33 PM No lniury 0 0 2 8:41AM No lniury 0 0 ' 4:57 PM Poulble Injury 1 0 2 10:23 PM Evident Injury • 0 2 11:20AM No lnjU!"'I 0 0 ' 9:52AM No Injury 0 0 2 5:19 PM Pouible lf'liury ' 0 2 43 of90 Geotec hni ca l Eng ineering Geo logy Environm ent a l Sc ienti sts Co nstru cti on Mo nitoring , · GEOTECHNICAL ENGINEERING STUDY PROPOSED ROSA PLAT 2724 BENSON ROAD SOUTH RENTON, wAsH1N J~ r:\V ft_ ~ - ES-2972 PREPARED FOR CONNER HOMES GROUP, LLC clo WESTPAC DEVELOPMENT September 10, 2013 Kyle R. Campbell, P.E. Principal GEOTECHNICAL ENGINEERING STUDY PROPOSED ROSA PLAT 2724 BENSON ROAD SOUTH RENTON, WASHINGTON ES-2972 Earth Solutions NW, LLC 1805 -1361h Pl. Northeast, Suite 201 Bellevue, Washington 98005 Ph: 425-449-4704 Fax: 425-449-4711 Toll Free: 866-336-8710 Important lnlormation About Your Geotechnical Engineering Report 51l/JS.Jrfc11._ I? /1!1i/Jlf,1r,:, dff-! ct {Jfl/7' rpal Gc!',V-.: Of CC f1~'/i/!(/l(n'.' Lft.)/c(\!'i Clh/ 1}1/Pfl/JIJ) i','/,~/171,\ c1!11i {/1)1JU/1 S • Tne ttJl/0111/1[/ 1IJorrriJf1r1 ~ 1s ,';fOinC:ed to /11;lp Juli rnanags; our 11sl(s Geotecllllcal Services Are Perfor•d tor Speclflc Purposes, PlrlllllS, and Projects Geoteclmical engineers structure their services to meet the specific needs of their clients. A geotechnical engineering study conducted for a civil eng~ neer may not fulfill the needs of a construction contractor or ll\len another civil engineer. Because each geoteclmlcal engineering study is unique, each geotechnical engineering report is unique, prepared solelyfor the client. No one except you should rely on your geotechnical engineering report without first conferring with the geotechnical engineer who prepared it. And no one -not even you -should apply the report for any purpose or project except the one originally conlerr¢!ted. Rud the Fm! Report Serious problems have occurred because those relying on a geotechnical engineering report did not read it all. Do not rely on an executive summary. Do not read selected elements only. A GaollclllllCII ~--:rt Is 11118d on A Umque Sat of P,oJect factol'S Geotechnical engineers consider a number of unique. project-specific fac- tors wlien establishing the scope of a study. Typical factors include: the client's goals, objectives, and risk management preferences; the general nature of the structure involved, Its size, and configuration; the location of the structure on the site; and other planned or existing site improvements, such as access roads, parking lots, and underground utiltties. Unless the geotechnical engineer who conducted the study specifir.ally indicates oth- erwise, do not rely on a geotechnical engineering report that was: • not prepared for you, • not prepared for your project, • not prepared for the specific site explored, or • completed before important project changes were made. Typical changes that can erode the reliability of an existing geotechnical engineering report include those that affect: • the function of the proposed structure, as when it's changed from a parking garage to an office building, or from a light industrial plant to a refrigerated warehouse, • elevation, configuration, location, orientation, or weight ol the proposed structure, • composition of the design team, or • project ownership. As a general rule, always inform your geotechnical engineer of project changes--,wen minor ones-and request an assessment of their impoct. Georeclmical engineers can/101 accept msponsibility or liability for problems that occur because 1/ieir reports do not consider developments of wflich 1/ie'f were not informed. Sublllrlace Conllllilns Gal Challe A geotechnical engineering report is based on conditions that existed at the lime the study was performed. Do not roly on a geotechnical engineer- ing repoltwhose adequacy may have been affected by: the passage of time; by man-made events, such as construction on or adjacent to the site; or by natural events, such as floods, earthquakes, or groundwalerfluctua- tions. Always contact the geotechnical engineer before applying the report to determine if it is still reliable. A minor amount of additional testing or analysis could prevent major problems. Most Gelt1lcld:al FilldinBI 111'1 Pl'lfes8lml ........ Site exploration identifies subsurface conditions only at those points where subsurface tests are conducted or samples are taken. Geotechnical engi- neers review field and laboratory data and then apply their professional jud(Jllent to render an opinion about subsurface conditions throughout the site. Actual subsurface conditions may differ-sometimes significantly-- from those indicated in your report. Retaining the geotechnical engineer who developed your report to provide construction observation is the most effective method of managing the risks associated with urmticipated conditions. A Repart's Recummenda1lons Are Nat FFnal Do not overrely on the constJuction recommendations included in your report. Those recommendations are not final, because geotechnical engi- neers develop them principally from judgment and opinion. Geotechnical engineers can finalize their recommendations only by observing actual subsurface conditions revealed during construction. The geotechnical engineer who developed your report cannot assume responsibility or liability tor /he report's mcommendations if that engineer does not perform constmction observation. A Geoteclllllcal En__.lnl Report Is Sub)ect to MiBIRIBl'lll'ltlllion Other design team members' misinterpretation of geotechnical engineering reports has resulted in costly problems. Lower that risk by having your goo- technical engineer confer with apprOl)riate members of the design team after submitting the report Also retain your geotechnical engineer to review perti- nent elements of the design team's plans and specttications. Contractors can also misinterpret a geotechnical engineering report. Reduce that risk by having your geotechnical engineer participate in prebid and preconstruction conferences, and by providing construction observation. Do Not Redraw the Engineer's Logs Geotechnical engineers prepare final boring and testing logs based upon their interpretation of field logs and laboratory data. To prevent errors or omissions, the logs included in a geotechnical engineering report should never be redrawn for inclusion in arcllitectural or other design drawings. Only photographic or electronic reproduction is acceptable, but recognize /hilt Sepa[i!ting logs from the repo,t can elevate risk. Give Conll'ICIIJ's a COIIQllete Report and Glidlllce Some owners and design professionals mistakenly believe they can make contractors liable for unanticipated subsurface conditions by limiting what they provide for bid preparaion. To help prevent costly problems, give con- tractors the complete geolechnical engineering report, bu/preface it with a clearly written letter of transmittal. In that letter, advise contractors that the report was not prepared for purposes of bid development and that the report's accuracy is limited; encourage them to confer with the geotechnical engineer wllo prepared the report (a modest fee may be required) and/or to conduct additional study to obtain the specific types of informalion they need or prefer. A prebid conference can also be valuable. Be sure con/me- /ors have sufficient lime to perform additional study. Only then might you be in a position to give contractors the best information available to you, while requiring them to at least share some of the financial responsibilities stemming from unanticipated conditions. Raad Respai ... l~ Pl'avlslool Closely Some clients, design professionals, and contractors do not recognize that geotectmical engineering is far less exact than other engineering disci- plines. This lack of underslanding has created unrealistic expectations that have led to disappointments, claims, and disputes. To help reduce the risk of such outcomes, geotechnical engineers commonly include a variety of explanatory provisions in their reports. Sometimes labeled 'limitations' many of these provisions indicate where geotechnical engineers' responsi- bilities begin and end, to help others recognize their own responsibilities and risks. Read these provisions closely. Ask questions. Your geotechnical engineer should respond fully and frankly. Geoenvironmenlll concerns Ara Not Covered The equipment, techniques, and personnel used to perform a geoenviron- mentaf study differ significantly from those used to pertorm a geotechnical study. For that reason, a geotechnical engineering report does not usually relate any geoenvironmental tindings, conclusions, or recommendations; e.g., aboutthe likelihood of encountering underground storage tanks or regulated contaminants. Unanticipated environmental problems have led ID numerous project failures. If you have not yet obrained your own geoen- vironmental information, ask your geotechnical consultant tor risk man- agement guidance. Do not rely on an environmenlal report prepared tor someone else. Obtain Prolassiolllll Assistllncl To Deal wllb Mold Diverse strategies can be applied during building design, construction, operation, and maintenance to prevent significant amounts of mold from growing on indoor surfaces. To be effective, all soch strategies should be devised for the express purpose of mold prevention, integrated into a com- prehensive plan, and executed with diligent oversight by a professional mold prevention consultant. Because just a small amount of water or moisture can lead to the development of severe mold intestations, a num- ber of mold prevention strategies focus on keeping building surfaces dry. While groundwater, water infiltration, and similar issues may have been addressed as part of the geotechnical engineering study whose findings are conveyed in-this report, the geotechnical engineer in charge of this project is not a mold prevention consultant; none of the services p,r- tormtHJ In connection wllh /fie geo/ef/hnit:al 11nginB11r's study WBr8 designed or i:ondudlld tor /fie purpose of mold pre'lfJn· lion. PnJper Implementation of 11111 m:o,nmendillians 111J1WByed in /his ,epart will not of /ISBN llll lllffic/ent to f/18llllnt mold from growing In or on lfls structure lnvohnnl. · 8811 Colesville Road/Suite G106, Silver Spring, MD 20910 Telephone: 301/565-2733 Facsimile: 301/589-2017 e-mail: lnfo@asfe.org www.asfe.org Copyright 2004 by ASFE, Inc. DupllcatJon, mproduction, ar copying of this dol:IHrJent. In wfloJB ar In part, by any means whalm1vt1r, is strictly prohlbitN, except wllh ASFE's specific wrlltsn fl'l"'isskJn. fx<efpllna, quo~ng, or othorwis<1 ,_ wonting from Ill~ document Is pwnl1l8d onfy w/ffJ Ille "'f}l8$S wrm.n pemr/ssion of ASFE. and only for purpost& of schdarly march or book rmew. Only msmb6,s of ASFE may use Mis documsm as a complement to or as an llemfflt of a g,ol6chnlca/ ,noineuing report. Any oth!r firm, lndMdual, or other entity that so uses Mis documtHlt without bma an ASFE member could be cammlttilJQ negligMt or Intentional (fraudul8nt) misreprssentalion. IIGER06045.0M September 10, 2013 ES-2972 Conner Homes Group, LLC c/o WestPac Development 7449 West Mercer Way Mercer Island, Washington Attention: Mr. Peter O'Kane Dear Mr. O'Kane: Earth Solutions NW LLC • Ceotcchnical Engineering • Con!>lructiun Monitoring • Environmenl.il Sciences Earth Solutions NW, LLC (ESNW) is pleased to present this report titled "Geotechnical Engineering Study, Proposed Rosa Plat, 2724 Benson Road South, Renton, Washington". Based on the results of the geotechnical investigation, the proposed residential development is feasible from a geotechnical standpoint. The soil underlying the site consists predominantly of native weathered and unweathered glacial till deposits. The proposed residential structures can be supported on conventional foundations bearing on competent native soils generally encountered at depths of one to two feet below existing grade or structural fill placed as part of the site grading activities. Recommendations for foundation design, earthwork, and other pertinent geotechnical recommendations are provided in this report. A site plan was not available at the time of this report. If you have any questions regarding the content of this geotechnical engineering study, please contact us. Sincerely, EARTH SOLUTIONS NW, LLC r,t(.~0 Watson, E.I.~ ineer "1805 -'136th Place N.E., Suite 201 • Bellevue, WA 98005 • (425) 449-4704 • FAX (425) 449-4711 TABLE OF CONTENTS ES-2972 PAGE INTRODUCTION . . . .. . . . . . . . . . . . . . . .. .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... 1 General .................................................................... ...... 1 Project Description .. . . .. . . . . . . . . . . .. . . . . .. . . . . . . . . . . . . . . . . .. . . . . . . . . . . . .. . .. . 1 Surface............................................................................ 1 Subsurface....................................................................... 2 Geologic Setting....................................................... 2 Groundwater...................................................................... 2 DISCUSSION AND RECOMMENDATIONS ....................................... 2 General ............................................................................. 2 Site Preparation and Earthwork............................................ 3 Temporary Erosion Control....................................... 3 In-situ Soils.............................................................. 3 Structural Fill Placement........................................... 3 Subgrade Preparation............................................... 4 Foundations..................................................................... 4 Slab-on-Grade Floors......................................................... 5 Seismic Considerations......................... .. . .. . .. .. .. .. . . .. . .. . . .. .. . .. .. 5 Excavations and Slopes .. . . . . .. . .. . .. .. .. .. .. .. .. .. .. .. .. .. .. .. . .. .. . . .. . .. 6 Utility Trench Backfill......................................................... 6 Drainage........................................................................... 6 Retaining Wall .. . .. .. .. . .. .. . . . .. . .. . . .. . .. . . . .. .. .. .. . . .. . .. . . . .. . . . . . . . . . . . . . . 7 Pavement Sections............................................................ 7 LIMITATIONS.............................................................................. 8 Additional Services............................................................ 8 Earth Solutions NW. LLC GRAPHICS Plate 1 Plate 2 Plate 3 APPENDICES Appendix A Appendix B TABLE OF CONTENTS Cont'd ES-2972 Vicinity Map Test Pit Location Plan Typical Footing Drain Detail Subsurface Exploration Test Pit Logs Laboratory Test Results Grain Size Distribution Earth Solutions WI, LLC General GEOTECHNICAL ENGINEERING STUDY PROPOSED ROSA PLAT 2724 BENSON ROAD SOUTH RENTON, WASHINGTON ES-2972 INTRODUCTION This geotechnical engineering study was prepared for the proposed residential development to be constructed off of Benson Road South Renton, Washington. The approximate location of the subject property is illustrated on the Vicinity Map (Plate 1 ). The purpose of this study was to develop geotechnical recommendations for the proposed project. The scope of services for completing this geotechnical engineering study included the following: • Subsurface exploration consisting of observing, logging and sampling four test pits excavated within accessible areas of the development envelope; • Engineering analysis; and, • Preparation of this report. Project Description The subject site is located southeast of the intersection Benson Road South and South 2yth Street in Renton, Washington. The subject site consists of four adjoining tax parcels totaling approximately 4.2 acres. Existing structures onsite include two houses. A cursory review of an available geologic map indicates the site is underlain by Vashon subglacial till (Qvt). We understand the existing structures will be removed and the site will be redeveloped into residential lots, access roads, and associated utility improvements Surface The existing vegetation consists of tree cover concentrated near the northwest corner of the site and a large grass field for the remainder of the site. Site topography descends northwest at a moderate slope, with approximately forty feet of elevation change across the site. The topography surrounding the two existing single-family structures suggest fills of up to four feet were placed during construction of the buildings. Earth Solutions NW, LLC Conner Homes Group, LLC c/o WestPac Development September 10, 2013 Subsurface ES-2972 Page2 An ESNW representative observed, logged and sampled four test pits excavated at the site for purposes of assessing soil and groundwater conditions. The approximate locations of the test pits are illustrated on the Test Pit Location Plan (Plate 2). Please refer to the test pit logs provided in Appendix A for a more detailed description of the subsurface conditions. Topsoil was encountered to depths of approximately six inches. Fill was encountered at test pit location TP-4 to a depth of about one foot below existing grade. Chunks of old concrete foundation were also observed in fill areas at TP-4. Fill consisted primarily of medium dense silty sand with varying amounts of gravel (Unified Soil Classification SM). Native soils underlying the topsoil and fill were comprised primarily of dense to very dense silty sand with gravel (SM) associated with weathered and unweathered glacial deposits. Soil relative density generally increased with depth. In general, dense conditions were encountered at depths up to three and one-half feet below existing grades. Geologic Setting The geologic map of the area identifies glacial till (Qvt) deposits throughout the site and surrounding area. Based on the results of the subsurface investigation, the soils observed at the lest sites are generally consistent with the glacial till. Groundwater No seepage was observed at test pit locations (August 2013). However, groundwater seepage should be expected in site excavations, given the observed soil conditions. Groundwater seepage rates and elevations fluctuate depending on many factors, including precipitation duration and intensity, the time of year, and soil conditions. DISCUSSION AND RECOMMENDATIONS General Based on the results of our study, the residential development on the subject site is feasible from a geotechnical standpoint. The proposed residential structures can be supported on competent native soil generally encountered at depth of one to two feet below existing grades or on structural fill placed as part of the site grading activities. Where fill areas are proposed, compaction of the existing fill soils to structural fill specifications described later in this study will be necessary. This study has been prepared for the exclusive use of Conner Homes Group, LLC, and their representatives. No warranty, expressed or implied, is made. This study has been prepared in a manner consistent with the level of care and skill ordinarily exercised by other members of the profession currently practicing under similar conditions in this area. Earth Solutions NW, LLC Conner Homes Group, LLC c/o WestPac Development September 10, 2013 Site Preparation and Earthwork ES-2972 Page 3 Site preparation activities will likely include removing the existing structure and associated improvements from the development envelope, establishing clearing limits and installing temporary erosion control measures. The primary geotechnical considerations during the proposed site preparation and earthwork activities will involve the overall cut and fill activities, structural fill placement and compaction, underground utility installations, and final building and pavement area subgrade preparation. We anticipate the mass grading will utilize a balanced approach, with cut soils used as structural fill elsewhere on-site. Temporary Erosion Control Temporary erosion control measures should include, at a minimum, silt fencing placed along the downslope perimeter of the construction envelope, and a construction entrance consisting of quarry spalls to minimize off-site soil tracking and to provide a firm surface. Surface water must not be allowed to flow over, or collect above, temporary or permanent slopes. Interceptor drains or swales should be considered for controlling surface water flow patterns. ESNW should observe the erosion control measures, and provide supplement recommendations for minimizing erosion during construction. In-situ Soils From a geotechnical standpoint, the silty sand deposits encountered at the test pit locations are generally suitable for use as structural fill provided the soil moisture content at the time of grading allows compaction to the levels specified below. The moisture sensitivity of the silty sand deposits anticipated to be exposed during grading activities can generally be characterized as moderate to high. Due to the moisture sensitive nature of the silty sand soil, successful use of the soil will largely be dictated by the moisture content at the time of placement and compaction. If the on-site soils cannot be successfully compacted, the use of an imported soil may be necessary. Imported soil intended for use as structural fill should consist of a well graded granular soil with a maximum aggregate grain size of six inches, and a moisture content that is at or near the optimum level. During wet weather conditions, imported soil intended for use as structural fill should consist of a well graded granular soil with a fines content of 5 percent or less defined as the percent passing the #200 sieve, based on the minus three-quarter inch fraction. Structural FIii Placement In general, areas to receive structural fill should be sufficiently stripped of organic matter and other deleterious material. Overstripping of the site and proposed fill surfaces should be avoided. ESNW should observe cleared and stripped areas of the site prior to structural fill placement. Ea~h Solutions NW, LLC Conner Homes Group, LLC c/o WestPac Development September 10, 2013 ES-2972 Page4 Structural fill is defined as compacted soil placed in foundation, slab-on-grade, and onsite roadway areas. Fills placed to construct permanent slopes and throughout rockery, retaining wall, and utility trench backfill areas are also considered structural fill. Soils placed in structural areas should be placed in maximum 12 inch lifts and compacted to a relative compaction of 90 percent, based on the maximum dry density as determined by the Modified Proctor Method (ASTM D-1557-02). In pavement areas, the upper 12 inches of the structural fill should be compacted to a relative compaction of at least 95 percent. City, county, or other jurisdiction compaction requirements may supercede the above recommendations in right-of-way areas. Subgrade Preparation Following site stripping and removal of the existing structural improvements, cuts and fills will be completed to establish the proposed subgrade levels throughout the site. Existing fill placed during the construction of the existing structures may need to be compacted to the requirements of structural fill, depending on field conditions. ESNW should observe the subgrade during the initial site preparation activities to confirm soil conditions and to provide supplemental recommendations for subgrade preparation, if necessary. The process of removing the existing building structure may produce voids where the old foundations are removed, and where basement or crawl space areas may have been present. Thorough restoration of voids from old foundation and basement areas must be completed as part of the overall subgrade and building pad preparation activities. The following guidelines for preparing the building subgrade areas should be incorporated into the final design: • Where voids and related demolition disturbances extend below the planned subgrade level, restoration of these areas should be completed. Structural fill should be used to restore voids or unstable areas resulting from the existing building removal. • Re-compact or overexcavate and replace areas of existing fill (if present) exposed at the building subgrade elevation. ESNW should confirm subgrade conditions and the required level of re-compaction or overexcavation and replacement during the site preparation activities. Overexcavations should extend to competent (medium dense) native soils and replaced with structural fill. • ESNW should confirm overall suitability of the prepared subgrade areas following the site work activities. Foundations The proposed residential structures can be supported on conventional spread and continuous footings bearing on competent native soil or structural fill. We anticipate competent native soil suitable for support of foundations will generally be encountered at depths of one to two feet below existing grades. Building pad fill areas should be compacted to the specifications of structural fill previously described in this report. Where loose or unsuitable soil conditions are encountered at foundation subgrade elevations, compaction of the soils to the specifications of structural fill, or overexcavation and replacement with structural fill may be necessary. Earth Solutions NW, LLC Conner Homes Group, LLC c/o WestPac Development September 10, 2013 For design the following parameters can be used for the foundation design: • Allowable soil bearing capacity • Passive earth pressure • Coefficient of friction 2,500 psf 350 pcf 0.40 ES-2972 Page 5 The passive earth pressure value provided above assumes the foundations are backfilled with structural fill. A factor-of-safety of 1.5 has been applied to these passive resistance and friction values. For short term wind and seismic loading, a one-third increase in the allowable soil bearing capacity can be assumed. With structural loading as expected, total settlement in the range of one inch is anticipated, with differential settlement of approximately one-half of an inch. The majority of the settlements should occur during construction, as dead loads are applied. Slab-On-Grade Floors Slab-on-grade floors for residential structures should be supported on competent native soil or structural fill. Unstable or yielding areas of the subgrade should be recompacted or overexcavated and replaced with suitable structural fill prior to construction of the slab. A capillary break consisting of a minimum of four inches of free draining crushed rock or gravel should be placed below the slab. The free draining material should have a fines content of 5 percent or less (percent passing the #200 sieve, based on the minus three-quarter inch fraction). In areas where slab moisture is undesirable, installation of a vapor barrier below the slab should be considered. If a vapor barrier is used it should consist of a material specifically designed for that use and be installed in accordance with the manufacturer's specifications. Seismic Considerations The 2009 International Building Code specifies several soil profiles that are used as a basis for seismic design of structures. If the project will be permitted using the 2009 IBC, based on the soil conditions observed at the test sites, Site Class D, from table 1613.5.2, should be used for design. The 2012 IBC recognizes ASCE for seismic site class definitions. If the project will be permitted under the 2012 IBC, in accordance with Table 20.3-1 of ASCE, Minimum Design Loads for Buildings and Other Structures, Site Class D, should be used for design. In our opinion, liquefaction susceptibility at this site is low. The relative density of the site soils and the absence of a uniform, shallow groundwater table is the primary basis for this designation. Earth Solutions J,N,/, LLC Conner Homes Group, LLC c/o WestPac Development September 10, 2013 Excavations and Slopes ES-2972 Page6 The Federal and state Occupation Safety and Health Administration (OSHA/WISHA} classifies soils in terms of minimum safe slope inclinations. Based on the soil conditions encountered during our fieldwork, fill, weathered native soil and where groundwater is exposed would be classified by OSHA/WISHA as Type C. Temporary slopes over four feet in height in Type C soils should be sloped no steeper than 1.5H:1V (Horizontal:Vertical). Dense glacial till soils would be classified by OSHA/WISHA as Type A. Temporary slopes over four feet in height in Type A soils should be sloped no steeper than 0.75H:1V (Horizontal:Vertical). Temporary slopes steeper than the OSHA/WISHA guidelines detailed above may be acceptable depending on the actual conditions exposed during grading activities. ESNW should observe temporary and permanent slopes to confirm that the inclination is appropriate for the soil type exposed, and to provide additional grading recommendations, as necessary. If temporary slopes cannot be constructed in accordance with OSHA/WISHA guidelines, temporary shoring may be necessary. Permanent slopes should maintain a gradient of 2H: 1V, or flatter, and should be planted with an appropriate species of vegetation to enhance stability and to minimize erosion. Utility Support and Trench Backfill In our opinion, the soils observed at the test pit locations are generally suitable for support of utilities. Excessively loose, organic, or otherwise unsuitable soils encountered in the trench excavations should not be used for supporting utilities. In general, the on-site soils observed at the test pit locations should be suitable for use as structural backfill in the utility trench excavations, provided the soil is at or near the optimum moisture content at the time of placement and compaction. Moisture conditioning of the soils may be necessary at some locations prior to use as structural fill. Utility trench backfill should be placed and compacted to the specifications of structural fill provided in this report, or to the applicable specifications of the County or other applicable jurisdiction or agency. Drainage Groundwater seepage was not encountered at the time of our fieldwork (August 2013). However, the presence of perched groundwater seepage should be anticipated during site excavations, particularly in the late fall, winter, spring and early summer months. Temporary measures to control groundwater seepage and surface water runoff during construction will likely involve interceptor trenches and sumps, as necessary. In our opinion, the proposed residential structures should incorporate footing drains around the outside perimeter of the foundations. A typical footing drain detail is provided on Plate 3 of this report. Surface grades adjacent to structures should slope away from the structures at a gradient of at least 2 percent. Earth Solutions NW, LLC Conner Homes Group, LLC c/o WestPac Development September 10, 2013 Retaining Walls ES-2972 Page 7 Retaining walls should be designed to resist earth pressures and applicable surcharge loads. The following parameters can be used for preliminary retaining wall design: • Active earth pressure (yielding condition) 35 pcf (equivalent fluid) • At-rest earth pressure (restrained condition) 55 pcf • Traffic surcharge (passenger vehicles) 70 psf (rectangular distribution) • Passive pressure 250 pcf (equivalent fluid) • Coefficient of friction 0.40 • Seismic surcharge 6H" (yielding condition) 14H* (restrained condition) *Where H equals the retained height Additional surcharge loading from foundations, sloped backfill, or other loading should be included in the retaining wall design. Drainage should be provided behind retaining walls such that hydrostatic pressures do not develop. If drainage is not provided, hydrostatic pressures should be included in the wall design. ESNW should review any retaining wall designs to verify that appropriate earth pressure values have been incorporated into design and to provide additional recommendations. Retaining walls should be backfilled with free draining material that extends along the height of the wall, and a distance of at least 18 inches behind the wall. The upper one foot of the wall backfill can consist of a less permeable (surface seal) soil, if desired. A rigid, perforated drain pipe should be placed along the base of the wall, and connected to an approved discharge location. Pavement Sections The performance of site pavements is largely related to the condition of the underlying subgrade. To ensure adequate pavement performance, the subgrade should be in a firm and unyielding condition when subjected to proofrolling with a loaded dump truck. Structural fill in pavement areas should be compacted to the specifications previously detailed in this report. It is possible that soft, wet, or otherwise unsuitable subgrade areas may still exist after base grading activities. Areas containing unsuitable or yielding subgrade conditions will require remedial measures such as overexcavation and thicker crushed rock or structural fill sections prior to pavement. For lightly loaded pavement areas subjected primarily to passenger vehicles, the following preliminary pavement sections can be considered: Earth Solutions l>M/, LLC Conner Homes Group, LLC c/o WestPac Development September 10, 2013 ES-2972 Page 8 • Two inches of hot mix asphalt (HMA) placed over four inches of crushed rock base (CRB), or; • Two inches of HMA placed over three inches of asphalt treated base (ATB). For relatively high volume, heavily loaded pavements subjected to occasional truck traffic, the following preliminary pavement sections can be considered: • Three inches of HMA placed over six inches of CRB, or; • Three inches of HMA placed over four inches of ATB. The HMA, ATB and CRB materials should conform to WSDOT specifications. All soil base material should be compacted to at least 95 percent of the maximum dry density. Final pavement design recommendations can be provided once final traffic loading has been determined. City of Renton road standards may supersede the recommendations provided in th is report. LIMITATIONS The recommendations and conclusions provided in this geotechnical engineering study are professional opinions consistent with the level of care and skill that is typical of other members in the profession currently practicing under similar conditions in this area. A warranty is not expressed or implied. Variations in the soil and groundwater conditions observed at the test sites may exist, and may not become evident until construction. ESNW should reevaluate the conclusions in this geotechnical engineering study if variations are encountered. Additional Services ESNW should have an opportunity to review the final design with respect to the geotechnical recommendations provided in this report. ESNW should also be retained to provide testing and consultation services during construction. Earth Solutions NW, LLC Reference: King Count y, Washing to n Map 656 By The Thomas Guide Rand McNally 32nd Edition NOTE: This plate may conta in areas of co lor. ESNW ca nnot be responsib le for any subsequent misinterpre tation of the information resu lting from black & white reproduct ions of this plate. • ,: l-' Solutions NWLLc nical Engineering. Construction Monitonng and Environmental Sciences Vicinity Map Rosa Property Re nton , Washington Drwn . G LS Date 08 /29/2013 Proj . No. 2972 Checked sew Date Aug . 2013 Plate 1 --:----I ! I "' .'>'tc,nn 1 ::,ici 1 • 2 I 'i -•-t I I---_-----I ' \ I ' \~ ITP-1 '-) \Y; ._,/--i. --! ---J ____ ' - \ -•- ITP-2 -\ , I i 8-t-~ '"'~ 22 20 I 19 1 B I \S. 28TH ST. \ (s;()JA. '' • I : 'sl , . -,•_-, .. V '-' I I I IQ 14 10 '"' -----__ J~! I 1 \ I 10 7 .. ' \{y I(;°)_, '1() , 21 I c3 1 ----------i '" TP-4!-1 17 I 15 I ,-----~ 11 \ LEGEND TP-1-!-Approximate Location of I ESNW Test Pit, Proj. No. ES-2972, Aug. 2013 ---i I I Subject Site '--- 4 Proposed Lot Number NOTE: The graphics shown on this plate are not intended for design purposes or precise scale measurements, but only to illustrate the approximate test locations relative to the approximate locations of existing and/ or proposed site features. The information illustrated is largely based on data provided by the client at the time of our study. ESNW cannot be responsible for subsequent design changes or interpretation of the data by others. NOTE: This plate may contain areas of color. ESNW cannot be responsible for any subsequent misinterpretation of the information resulting from black & white reproductions of this plate. ',~ : --16---1 -JC-12 -\\ '·, , I Ji TP-3 ~------·---·-----" • NORTH 8 Not -To -Scale • Solutions NWuc Engineering Construction Mo111w1 111g ~'end Environmental Sciences Test Pit Location Plan Rosa Property Renton, Washington Drwn. GLS Date 08/29/2013 Proj. No. 2972 Checked sew Date Aug. 2013 Plate 2 Slope .... -t 2" (Min.) Perforated Rigid Drain Pipe (Surround with 1" Rock) NOTES: • Do NOT tie roof downspouts to Footing Drain. • Surface Seal to consist of 12" of less permeable, suitable soil. Slope away from building. LEGEND: Surface Seal; native soil or other low permeability material. 1" Drain Rock SCHEMATIC ONLY -NOTTO SCALE NOT A CONSTRUCTION DRAWING • -' · h Solutions NW1u 'cal Engineering Cons[1·uct1011 Mon1to111 i , and Environmental Sciences -, Drwn. GLS FOOTING DRAIN DETAIL Rosa Property Renton, Washington Date 09/10/2013 Proj. No. 2972 Checked sew Date Sept. 2013 Plate 3 Appendix A Subsurface Exploration ES-2972 The subsurface conditions at the site were explored by excavating four test pits at the approximate locations illustrated on Plate 2 of this report. The test pit logs are provided in this Appendix. The subsurface exploration was completed in August 28, 2013. The final logs represent the interpretations of the field logs and the results of laboratory analyses. The stratification lines on the logs represent the approximate boundaries between soil types. In actuality, the transitions may be more gradual. Earth Solutions NW, LLC Earth Solutions NWLLc SOIL CLASSIFICATION CHART MAJOR DIVISIONS SYMBOLS GRAPH LEITER TYPICAL DESCRIPTIONS COARSE GRAINED SOILS MORE THAN 50% OF MATERIAL IS LARGER THAN NO. 200 SIEVE SIZE FINE GRAINED SOILS MORE THAN 50% OF !MTERIAL IS SMALLIER THAN NO. 200 SIEVE SIZE GRAVEL AND GRAVELLY SOILS MORE THAN 50% OF COARSE FRACTION RETAINED ON NO. 4SIEVE SAND AND SANDY SOILS CLEAN GRAVELS GRAVELS WITH FINES (APPRECIABLE AMOUNT OF FINES) CLEAN SANDS (LITTLE OR NO Fll"ES) SANDS WITH MORE THAN 50% FINES OF COARSE FRACTION PASSING ON NO. 4 SIEVE (APPRECIASLIE SILTS AND CLAYS SILTS AND CLAYS AMOUNT OF FINES) UQUIOUMIT LESSTHAN50 UQLID LIMIT GREATER 1HAN 50 HIGHLY ORGANIC SOILS GW GP GM GC SW SP SM SC ML CL OL MH CH OH PT WELL-GRADED GRAVELS, GRAVEL· SAND MIXTURES, LITTLE OR NO FINES POORLY-GAADED GRAVELS. GRAVEL -SANO MIXTURES, LITTLE OR NO FINES SILTY GRAVELS, GRAVEL-SAND - SILT MIXllJRES CLAYEY GRAVELS, GRAVEL-SAND. CLAY MIXTURES WEU.-GRADEO SANDS, GRAVEU Y SANOS, UTILE OR NO FINES POORLY-GRADED SANOS. GAAVELL Y SAND. LITTLE OR NO FINES SILTY SANDS. SANO-SILT MIXTURES CLAYEY SANOS, SANO· CLAY MIXTURES INORGANIC SILTS ANO VERY FINE SANDS, ROCK FLOUR, SIL TY OR CLAYEY FINE SANOS OR CLAYEY SLTS WITH SUGtlT PlASTICITY INORGANIC CLAYS OF LOW TO MED1UMPLASTICITY, GRAVELLY CLAYS, SANDY CLAYS, SILTY CLAYS, LEAN CLAYS ORGANIC SIL TS AND ORGANIC Sil TY CLAYS OF LOW PLASTICITY INORGANIC SILTS, MICAOEOUS OR DIATOMACEOUS FINE SANl OR SILTY SOILS INORGANIC CLAYS OF HlGH PLASTICITY ORGANIC Cl.AYS Of MEOIW TO HIGH PLASTICITY, ORGANIC SIL TS PEAT, HUMUS. SWNIIP SOILS WITH HIGH ORGANIC CONTENTS DUAL SYMBOLS are used to indicate borderline soil classifications. The discussion in the text of this report is necessary for a proper understanding of the nature of the material presented in the attached logs. ~ i b " m => ~ ~ ~ ~ ~ % ~ i • Earth Solutions NW 1805136th Place N.E., Suite 201 Bellevue, Washington 98005 Telephone: 425-284-3300 TEST PIT NUMBER TP-1 PAGE 1 OF 1 CLIENT Conner Homes Group ______ __________ PROJECT NAME 0 R~o~s~a~P~ro~p~e~rty~------------·- 1-'P'-'RC.:O:cJ::E:.:C:.:T:.:Nc.:U:.:M::B:cE:cR~=29=7=2'=='''"~~~=========c..'P':.'.R'."0:'.:J~E::'C"T"L::'OC""A".Tl"O,,,N Renton, Washington DATE STARTED 8128113 COMPLETED ~8e,12,,8,,_/1,_,3'---~ TEST PIT SIZE _____ _ EXCAVATION CONTRACTOR NW Excavating_ __ . GROUNDELEVATION_4~3=5~ft~-- GROUND WATER LEVELS: ATTIME OF EXCAVATION -EXCAVATION METHOD --------------------------- LOGGED BY ~s~c~w~-----CHECKED BY _,s,,C,,W::,_ __ _ AT END OF EXCAVATION ---------------- AFTER EXCAVATION NOTES Depth of Topsoil & l:,o_d 6'': forest duff w a. :,: ~ ffi fug wm ..J::. 0 a.::, ~z TESTS 0 -- --MC=S.30% -- r . MC= 9.40% ~ r . r - r -MC= 8.80% o:i c.i o:i ::i MA TE RIAL DESCRIPTION TPSL "-" ' 0.5 TOPSOIL, scattered roots _________ .:,434=-'l.5 SM - SM 8.5 Tan silty SANO with gravel, medium dense, damp -partially cemented ------------------------------432.0 Gray siHy SAND with gravel, dense, moist -becomes very dense -scattered cobbles Test pit terminated at 8.5 feet below existing grade. No groundwater encountered during excavation. Bottom of test pit at 8.5 feet. 426.5 ~ C,L__..L._ _ __J__J _____ _,__..J..._ _ _L_ _____________________________ __J • Earth Solutions NW TEST PIT NUMBER TP-2 1805136th Place N.E., Suite 201 PAGE 1 OF 1 Bellevue, Washington 98005 Telephone: 425-284-3300 CLIENT _Conner Hon,es Grouo PRO.JECT NAME Rosa Prope~---------------- PRO.JECT NUMBER 2972 PRO.JECT LOCATION Renton, Washington ---·---- DATE STARTED Jl!i!811~_ COMPLETED 8/28113 GROUND ELEVATION 453 ft TEST PIT SIZE -- EXCAVATION CONTRACTOR J':lW_ Excavating GROUND WATER LEVELS: -- EXCAVATION METHOO . -------AT TIME OF EXCAVATION ---------·----- LOGGED BY sew CHECKED BY sew AT END OF EXCAVATION NOTES Deoth of TODSoil & Sod 6": grass AFTER EXCAVATION w 0.. 0 ~ii= ~ ffi ui ii: 8 w<D TESTS c.i MA TE RIAL DESCRIPTION w-.J::; 0 ~.J 0..:::, " ::!'z :::, Cl < ,,, 0 ll'SL ~:. 0.:5 TOPSOIL. scattered roots ~~ ~--. Brown silty SANO With gravel, medium dense, damp -- SM -becomes dense --MC =7.20% -~ ~.o 450.0 e -Gray silty SAND with gra\181, dense, molst e --scattered cobbles e---L SM -- -- MC• 10.40% 8.0 -·-~ --Test pit terminated ·31: 8.0 feet below existing grade. No groondwater encountered during excavation. Bottom of test ptt at 8.0 feet. • Earth Solutions NW TEST PIT NUMBER TP-3 1805136th Place N.E., Suite 201 PAGE 1 OF 1 Bellevue, Washington 98005 Telephone: 425-284-3300 CUEIIT Conner Homes Grou~ PROJECT NAME Rosa Pro~emc ---- PROJECT IIUMBER 2972 PROJECT LOCATIOII Renton, Washin.91QD__ -·-··-·----------- DATE STARTED 8128/13 COMPLETED 8/28113 --GROUIID ELEVATION 451 ft TEST PIT SIZE - EXCAVATION CONTRACTOR NW Excavating GROUIIO WATER LEVELS: -- EXCAVATION METHOD -··--------------AT TIME OF EXCAVATIOII --- LOGGED BY sew CHECKED BY sew AT END OF EXCAVATION - NOTES ~h of To~'!(li! & Sod 6": thick grass -----AFTER EXCAVATIOII -- ~ 0 :c j!: ffi en !i: ii? wm u 'i: Cl w-...J:::E TESTS en ~g MATERIAL DESCRIPTION Cl ~~ :i Cl 0 TPSL ~~ 0.5 TOPSOIL, roots "450.5 Ekown silty SANO with gravel, medium dense; damp -- SM -- a.o -becomes moist ___ 4~-.C! --MC= 12.10% -- Gray silty SAND With gravel, dense, moist f-. -partially cemented ,_.....L -scattered cobbles SM f-. -become& very dense f-. MC= 9.20% 7.5 Test pit tenninated at 7.5 feet below existing grade: No groundwater encountered during -~ excavation. Bottom of test pit at 7 .5 feet. • Earth Solutions NW TEST PIT NUMBER TP-4 1805136th Place N.E., Sutte 201 PAGE 1 OF 1 Bellevue, Washington 98005 Telephone: 425-284-3300 CLIENT Ccmri:!£ Hom~s Grouo PROJECT NAME Rosa Proper)y ____ _ _ ·---- PROJECT NUMBER 2972 -----------PROJECT LOCATION Renton, Washington ---- DATE STARTED 8/28113 COMPLETED 8/28/13 GROUND ELEVATION 450 ft -~ TEST PIT SIZE -------·· -- EXCAVATION CONTRACTOR NW E•cavatlng -----------· GROUND WATER LEVELS: EXCAVATION METHOD -·· ---------·---·------· --AT TIME OF EXCAVATION -----~----------- LOGGED BY sew _ CHECKED BY sew AT END OF EXCAVATION --------· NOTES . Depth ofTopsoH & Sod 6": grass AFTER EXCAVATION w ~g ~ ffi .; !,! wlll TESTS 0 5:8 MATERIAL DESCRIPTION ...,:;; en ~...J C n.::, :j ~z Cl VJ 0 SM (Concrete obstruction~ moved excavation 3' \YeSt} Brown silty SAND, medium dense, moist (Fill), concrete chunks 1.0 449.0 ··---• -Brown silty SAND with gravel, medium dense, moist .. MC= 8.80% SM .. -~ ~~o 447.0 GFay-silty SAND with gravel, dense, -moist .. -MC= 11.80% -partially cemented __L SM ~scattered cobbles . --becomes very dense . - MC= 10.50% 7.5 442.5 Tesi pit temninated at 7.5 feet below existing grade. No groundwater encountered during excavation. Bottom of test pit at 7.5 feet. Appendix B Laboratory Test Results ES-2972 Earth Solutions NW, LLC • Earth Solutions NW GRAIN SIZE DISTRIBUTION 1805-136th Place N.E., Su~e 201 BelleVtle, WA 98005 . Telephone: 42&-284-3300 CLIENT Conner Homes Grou(.;! LLC PROJECT NAME Rosa PROJECT NUMBER ES-2972 PROJECT LOCATION Renton U.S. SIEVE OPENING IN INCHES I U.S. SIEVE NUMBERS I HYDROMETER 6 4 3 2 1 5 1 ,.. 1/2318 3 4 6 810 1416 20 30 40 50 60 100 140 200 100 I ~ I I I I I I 95 ~ f'--..._ 90 ~" "' 85 ~ ;.. 80 ' 75 ' 70 f\ \ .t \ .... 65 l)l :,: Cl 60 -iii ~ !l: 1\ >-55 ~ ., a: w 50 \\ ;;; .. .... 45 \ z w ii 40 w ll. 35 30 25 20 15 10 5 0 100 10 1 0.1 0.01 0.001 GRAIN SIZE IN MIWMETERS COBBLES GRAVEL I SAND SILT OR CLAY coarse fine I coarse medium fine Specimen Identification Classification LL PL Pl Cc Cu 0 TP-1 2.0ft. USDA: Brown Sandy Loam. uses: SM. 0 TP-3 3.0ft. USDA: Brown Loam. uses: SM. l1 TP-4 7.5ft. USDA: Brown Gravelly Sandy Loam. uses: SM. Specimen Identification D100 D60 D30 010 %Silt %Clay 0 TP-1 2.0ft. 19 0.194 44.0 0 TP-3 3.0ft. 19 0.212 44.9 [:, TP-4 7.5ft. 37.5 0.278 36.9 EMAIL ONLY Distribution ES-2972 Conner Homes Group, LLC c/o WestPac Development 7449 West Mercer Way Mercer Island, Washington 98040 Attention: Mr. Peter O'Kane Earth Solutions NW, LLC AFFIDAVIT OF INSTALLATION OF PUBLIC INFORMATION SIGN City of Renton Planning Division 1055 South Grady Way, Renton, WA 98057 Phone: 425-430-7200 Fax: 425-430-7231 STATE OF WASHINGTON COUNTY OF KING duly sworn on oath, deposes and says: being first 1" A I 1. On the / day of /VwEt)[!£R. , 20-12._, I installed-~-public information sign(s) and plastic flyer box on the property located at Zl l4 IS~s-l<.c S for the following project: Ko.\,'\ v'V1cAOOWI PRC-P0r Project name Co~AG,-f.lo"'l~\ b,~17 Owner Name 2. I have attached a copy of the neighborhood detail map marked with an "X" to indicate the location of the installed sign. 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 Sign Inst lation' handout package. SUBSCRIBED AND SWORN to before me this l!.!:_ day of /J"v•-n--)x-c: , 20_ll_. NOTARYPBLIC in and for the State of Washington, residing at A J,-.,.,..u, . My commission expires on <.o / (, / I (..., ,\JOV O 5 2C'3 H : \C ED\Data \Fonns-Temp lates\Sel f-Help Handouts\Planning\pubsign.doc -3-03/12 · SOOS CREEK WAT...,~_ & SEWER DISTRI.CT 14616 S.E 192nd SL • PO. Box 58039 • Renton, WA 98058-1039 • Phone (253) 630-9900 • Fax (253) 630-5289 October 4, 2013 ESM Consulting Engineers Attn: Evan Mann 33400 8th Ave S Federal Way, WA 98003 Re: Parcel No. 008700 0070, 0075, 0080, 0081 Rosa Plat -20 Single Family Residences Dear Evan, -1i,--·1 --. \ ,, . I C.~ •.• J ., . ' \., I : i :..,._,,..,. Enclosed is the Certificate of Water Availability for the above referenced parcels that you requested. If you have not had a chance to visit our web site yet I would recommend you and your Engineer review the Development information we have available at v,·ww.sooscreek.com , then click on New Connections. We have all of our design requirements, plan examples and specs and standards on the site for your reference. When you are ready, your next step is to submit a site plan of your project and schedule a pre-application meeting with the District. I have enclosed our Process and Timeframe Sheet for your reference. If you have any questions please call (253) 630-9900 extension 107. Sincerely, ~~ c---A:\:\C_( ~ 3/lL \..C~ I ' \ ~ n viQ_Q_ IL _ Darci McConnell Supervisor, Development Administration Soos Creek Water and Sewer District Dmcconnell@sooscreek.com 253-630-9900 Ext. 107 www.sooscreek.com RECEIVED Nov o 5 zori • • Certificate : 4540 This certificate provides information necessary to evaluate development proposals. SOOS CREEK WATER AND SEWER DISTRICT CERTIFICATE OF WATER AVAILABILITY Type: Preliminary Plat or PUD : Applicant's Name: Evan Mann -ESM Consulting Engineers Proposed Use: 20 Single Family Residences " Rosa Plat" Location: Lot: 20 Block: Parcel: 008700 0070 Development: ROSA PRELIMINARY PLAT Address: 2724 Benson Road S. Information: Includes parcels 008700 0075, 0080 and 0081. WATER PURVEYOR INFORMATION I. a I>'] Water will be provided by service connection only to an existing 8" DI water main, 14' feet from the site. b i>'I Water service will require an improvement to the water system of: Water service to the proposed plat will require the installation of onsite water main to serve the plat. Final water layout and requirements will be determined based on final site development plans and the Fire Marshal requirements. All plans must be approved by the City of Renton, Fire Marshal and Soos Creek Water and Sewer District. 2. a I>'] The water system is in conformance with a County approved water comprehensive plan. b D The water system improvement will require a water comprehensive plan amendment. 3. a I>'] The proposed project is within the corporate limits of the district, or has been granted Boundary Review Board approval for extension of service outside the district or city, or is within the County approved service area of a private water purveyor. b D Annexation or Boundary Review Board approval will be necessary to provide service. 4. a I>'] Water is/or will be available at the rate of flow and duration indicated below at no less than 20 psi measured at the nearest fire hydrant 5' feet from the building/property ( or as marked on the attached map): Rate of Flow: 1,000 gpm Duration: 2 b D Water system is not capable of providing fire flow. 5. Service is subject to the following: a I>'] Connection Charge: Yes including but not limited to Latecomer# 112 b Ill Easement (s): c ~ Other: Onsite easements may be required. A right of way permit will be required for any road work. Cross Connection Control devices must be in conformance with state laws. hours Service is subject to the applicants agreement to comply and perform to make such installation and/or connections to the standards, regulations, requirements and conditions of this District and such other agency or agencies having jurisdiction. This District is not representing that its facilities will be extended or otherwise modified to make such service available to rhe appiicant. It is the responsibility of the applicant to make any required extension of facilities to serve their property. I hereby certify that the above water purveyor information is true. This certification shall be valid for one year from date of signature. SOOS CREEK WATER & SEWER DISTRICT Agency Name Development Coordinator Title Soos Creek Water & Sev.-er District "rptA,·a1IS1ngleParceLAddWater" 2/6196 Darci McConnell Signatory Name 10/4/2013 Date ~ First American --~ • American Title Insurance Company 818 Stewart St, Ste 800 Seattle, WA 98101 Phn -(206)615-3206 Fax -(425)551-4107 ESCROW COMPANY INFORMATION: Escrow Officer/Closer: LUCAS A. TALLY ltally@firstam.com First American Title Insurance Company 11400 SE 8th St, Ste 250, Bellevue, WA 98004 Phone: (425)455-3400 -Fax: (800)363-0756 Kristi K Mathis Title Officer (206) 615-3206 kkmathis@firstam.com Title Team Four Fax No. (866) 859-0429 Michelle Treherne Title Officer ( 425) 635-2100 mtreherne@firstam.com Note: Please send King County Recordings to 818 Stewart Street #800, Seattle, WA 98101 To: WestPac Development LLC 7449 W Mercer WAY Mercer Island, WA 98040 Attn: Travis Defoor Re: Property Address: 4 Lots, Renton, WA 98055 Second Report first American Tltle File No.: 4243-2059547 Your Ref No.: RECE!\IED NOVO 5 2013 CITY 0.F R!:i\lTON Pi_AJ\Ji\11·\',-. .; J~-,. i).'V61()r\' Form No. 1068-2 ALTA Plain Language Commitment COMMITMENT FOR TITLE INSURANCE Issued by mmitment No: 4243~2059547 Page 2 of 11 FIRST AMERICAN TITLE INSURANCE COMPANY Agreement to Issue Policy We agree to issue a policy to you according to the terms of this Commitment. When we show the policy amount and your name as the proposed insured in Schedule A, this Commitment becomes effective as of the Commitment Date shown in Schedule A. If the Requirements shown in this Commitment have not been met within six months after the Commitment Date, our obligation under this Commitment will end. Also, our obligation under this Commitment will end when the Policy is issued and then our obligation to you will be under the Policy. Our obligation under this Commitment is limited by the following: The Provisions in Schedule A. The Requirements in Schedule B-1. The General Exceptions and Exceptions in Schedule B-11. The Conditions. This Commitment is not valid without Schedule A and Section I and II of Schedule B. First American Title Insurance Company Jl_ Kristi Mathis, Title Officer Rrst Amerian T,tJe Form No. 1068-2 ALTA Plain language Commitment SCHEDULE A 1. Commitment Date: October 24, 2013 at 7:30 A.M. 2. Policy or Policies to be issued: General Schedule Rate with 10% Combination Discount AMOUNT Extended Owner's Policy $ 1,500,000.00 $ Proposed Insured: Westpac Development, LLC, a Washington limited liability company 1mitment No.: 4243-2059547 Page 3 of 11 PREMIUM TAX 4,043.00 $ 3. (A) The estate or interest in the land described in this Commitment is: Fee Simple (B) Title to said estate or interest at the date hereof is vested in: James V. Rosa, David B. Rosa and Pamela M. Rosa, each as a separate estate, as tenants in common, as to Parcels A and C and the East 78 feet of Parcel B; 384.09 James V. Rosa and Linda J. Rosa, husband and wife, David B. Rosa and Cathy L. Rosa, husband and wife, and Pamela M. Rosa, as her sole and separate property, as to Parcel B, except the East 78 feet; and David B. Rosa and Cathy L. Rosa, husband and wife, as to Parcel D 4. The land referred to in this Commitment is described as follows: Real property in the County of King, State of Washington, described as follows: The land referred to in this report is described in Exhibit A attached hereto. First American T,t/e Form No. 1068-2 ALTA Plain language Commitment The following requirements must be met: SCHEDULE B SECTION I REQUIREMENTS nmitment No.: 4243-2059547 Page 4 of 11 (A) Pay the agreed amounts for the interest in the land and/or the mortgage to be insured. (B) Pay us the premiums, fees and charges for the policy. (C) Documents satisfactory to us creating the interest in the land and/or the mortgage to be insured must be signed, delivered and recorded: (D) You must tell us in writing the name of anyone not referred to in this Commitment who will get an interest in the land or who will make a loan on the land. We may then make additional requirements or exceptions. (E) Releases(s) or Reconveyance(s) of ltem(s): (F) Other: (G) You must give us the following info1111ation: PART ONE: 1. Any off record leases, surveys, etc. 2. Statement(s) of Identity, all parties. 3. other: SCHEDULE B SECTION II GENERAL EXCEPTIONS A. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records. B. Any facts, rights, interests, or claims which are not shown by the public records but which could be ascertained by an inspection of said land or by making inquiry of persons in possession thereof. C. Easements, claims of easement or encumbrances which are not shown by the public records. D. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, or any other facts which a correct survey would disclose, and which are not shown by the public records. E. (A) Unpatented mining claims; (B) Reservations or exceptions in patents or in Acts authorizing the issuance thereof; (C) Water rights, claims or title to water; whether or not the matters excepted under (A), (B) or (C) are shown by the public records; (D) Indian Tribal Codes or Regulations, Indian Treaty or Aboriginal Rights, including easements or equitable servitudes. F. Any lien, or right to a lien, for services, labor or materials or medical assistance heretofore or hereafter furnished, imposed by law and not shown by the public records. G. Any service, installation, connection, maintenance, construction, tap or reimbursement charges/costs for sewer, water, garbage or electricity. H. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public records or attaching subsequent to the effective date hereof, but prior to the date the proposed insured acquires of record for value the escrow or interest or mortgage(s) thereon covered by this Commitment. First American TJtle Form No. 1068~2 ALTA Plain Language Commitment 1mitment No : 4243-2059547 Page 5 of 11 PART TWO: SCHEDULE B SECTION II EXCEPTIONS Any policy we issue will have the following exceptions unless they are taken care of to our satisfaction. The printed exceptions and exclusions from the coverage of the policy or policies are available from the office which issued this Commitment. Copies of the policy forms should be read. 1. lien of the Real Estate Excise Sales Tax and Surcharge upon any sale of said premises, if unpaid. As of the date herein, the excise tax rate for the City of Renton is at 1.78 %. Levy/Area Code: 2132 2. General Taxes for the year 2013. The first half becomes delinquent after April 30th. The second half becomes delinquent after October 31st. Tax Account No.: 008700-0070-01 1st Half Amount Billed: $ 1,213.42 Amount Paid: $ 1,213.42 Amount Due: $ 0.00 Assessed Land Value: $ 170,000.00 Assessed Improvement Value: $ 0.00 2nd Half Amount Billed: $ 1,213.41 Amount Paid: $ 0.00 Amount Due: $ 1,213.41 Assessed Land Value: $ 170,000.00 Assessed Improvement Value: $ 0.00 Affects: Parcel A 3. General Taxes for the year 2013. The first half becomes delinquent after April 30th. The second half becomes delinquent after October 31st. Tax Account No.: 008700-0075-06 1st Half Amount Billed: $ 1,882.67 Amount Paid: $ 1,882.67 Amount Due: $ 0.00 Assessed Land Value: $ 190,000.00 Assessed Improvement Value: $ 74,000.00 2nd Half Amount Billed: $ 1,882.66 Amount Paid: $ 0.00 Amount Due: $ 1,882.66 Assessed Land Value: $ 190,000.00 Assessed Improvement Value: $ 74,000.00 Affects: Parcel B 4. General Taxes for the year 2013. The first half becomes delinquent after April 3oth. The second half becomes delinquent after October 31st. Rrst American Title Form No. 1068-2 1mitment No : 4243-2059547 Page 6 of 11 ALTA Plain Language Commitment Tax Account No.: Amount Billed: Amount Paid: Amount Due: Assessed Land Value: Assessed Improvement Value: Amount Billed: Amount Paid: Amount Due: Assessed Land Value: Assessed Improvement Value: Affects: 008700-0080-09 1st Half $ 1,711.93 $ 1,711.93 $ 0.00 $ $ 210,000.00 30,000.00 2nd Half $ 1,711.92 $ 0.00 $ $ $ 1,711.92 210,000.00 30,000.00 Parcel C 5. General Taxes for the year 2013. The first half becomes delinquent after April 30th. The second half becomes delinquent after October 31st. 6. 7. 8. 9. Tax Account No.: 008700-0081-08 Amount Billed: Amount Paid: Amount Due: Assessed Land Value: Assessed Improvement Value: Amount Billed: Amount Paid: Amount Due: Assessed Land Value: Assessed Improvement Value: Affects: 1st Half $ 508.74 $ 508.74 $ $ $ 0.00 71,000.00 0.00 2nd Half $ 508.73 $ 0.00 $ $ $ Parcel D 508.73 71,000.00 0.00 Facility Charges, if any, including but not limited to hook-up, or connection charges and latecomer charges for sewer, water and public facilities of Soos Creek Water & Sewer District as disclosed by instrument recorded under recording no. 20001114000732. Taxes which may be assessed and extended on any subsequent roll for the tax year 2013, with respect to new improvements and the first occupancy which may be included on the regular assessment roll and which are an accruing lien not yet due or payable. Evidence of the authority of the individual(s) to execute the forthcoming document for Westpac Development, LLC, copies of the current operating agreement should be submitted prior to closing. Matters of extended owner/purchaser coverage which are dependent upon an inspection and an ALTA survey of the property for determination of insurability. Please submit a copy of the ALTA Survey at your earliest convenience for review. Our inspection will be held pending our review of the ALTA Survey and the result of said inspection will be furnished by supplemental report. 10. Potential lien rights as a result of labor and/or materials used, or to be used, for improvements to the premises. The Company reserves the right to make additional requirements prior to Rrst American Title Form No. 1068-2 mitment No.; 4243·2059547 Page 7 of 11 ALTA Plain Language Commitment insuring. An indemnity agreement to be completed by Westpac Development, LLC, is being sent to the Closing Escrow and must be submitted to us prior to closing for our review and approval. All other matters regarding extended coverage have been cleared for mortgagee's policy. Items A through E and G and H on Exhibit B herein will be omitted in said extended coverage mortgagee's policy. Toe coverage contemplated by this paragraph will not be afforded in any forthcoming owner's standard coverage policy to be issued. 11. Any and all offers of dedication, conditions, restrictions, easements, fence line/boundary discrepancies, notes and/or provisions shown or disclosed by Short Plat or Plat Aker's Farms No. 5 recorded in Volume 40 of Plats, Page(s) 27. 12. Easement, including terms and Recorded: Recording Information: In Favor Of: For: Affects: provisions contained therein: September 27, 1962 5485481 Puget Sound Energy, Inc., a Washington corporation Electric transmission and/or distribution system Parcels C and D 13. Easement, including terms and provisions contained therein: Recording Information: 5816385, November 27, 1964 In Favor of: Owners of Parcels B and C For: Private roadway Affects: Northerly 25 feet of Parcel B and Southerly 25 feet of Parcel C 14. Easement, including terms and provisions contained therein: Recording Information: 7703010785 In Favor of: Toe City of Renton, a Municipal Corporation of King County For: Public utilities (including water and sewer) with necessary appurtenances Affects: North 5 feet of Parcel B 15. Easement, including terms and provisions contained therein: Recording Information: 7703010786 In Favor of: Toe City of Renton, a Municipal Corporation of King County For: Public utilities (including water and sewer) with necessary appurtenances Affects: South 5 feet of Parcel C Rrst American Title Form No. 1068-2 Al TA Plain language Commitment INFORMATIONAL NOTES mitment No.: 4243-2059547 Page 8 of 11 A. Potential charges, for the King County Sewage Treatment Capacity Charge, as authorized under RCW 35.58 and King County Code 28.84.050. Said charges could apply for any property that connected to the King County Sewer Service area on or alter February 1, 1990. Note: Properties located in Snohomish County may be subject to the King County Sewage Treatment capacity Charges. B. Effective January 1, 1997, and pursuant to amendment of Washington State Statutes relating to standardization of recorded documents, the following format and content requirements must be met. Failure to comply may result in rejection of the document by the recorder. C. Any sketch attached hereto is done so as a courtesy only and is not part of any title commitment or policy. It is furnished solely for the purpose of assisting in locating the premises and First American expressly disclaims any liability which may result from reliance made upon it. D. The description can be abbreviated as suggested below if necessary to meet standardization requirements. The full text of the description must appear in the document(s) to be insured. Lots 7-9, Block 1, Aker's Farms No. 5, Vol 40, pg 27, King County APN: 008700-0070-01 APN: 008700-0075-06 APN: 008700-0080-09 APN: 008700-0081-08 E. The following deeds affecting the property herein described have been recorded within 36 months of the effective date of this commitment: NONE Property Address: 4 Lots, Renton, WA 98055 NOTE: The forthcoming Mortgagee's Policy will be the ALTA 2006 Policy unless otherwise noted on Schedule A herein. NOTE: We find no judgments or Federal tax liens against the vestee herein, unless otherwise shown as a numbered exception above. NOTE: A FEE WILL BE CHARGED UPON THE CANCELLATION OF THIS COMMITMENT PURSUANT TO WASHINGTON STATE INSURANCE CODE AND THE FILED RATE SCHEDULE OF THIS COMPANY. R!St Amerian Title Form No. 1068-2 ALTA Plain Language Commitment CONDITIONS 1. DEFINITIONS (a)"Mortgage" means mortgage, deed of trust or other security instrument. mitment No.: 4243-2059547 Page 9 of 11 (b)"Public Records" means title records that give constructive notice of matters affecting the title according to the state law where the land is located. 2. LATER DEFECTS The Exceptions in Schedule B -Section II may be amended to show any defects, liens or encumbrances that appear for the first time in the public records or are created or attached between the Commitment Date and the date on which all of the Requirements (a) and (c) of Schedule B -Section I are met. We shall have no liability to you because of this amendment. 3. EXISTING DEFECTS If any defects, liens or encumbrances existing at Commitment Date are not shown in Schedule B, we may amend Schedule B to show them. If we do amend Schedule B to show these defects, liens or encumbrances, we shall be liable to you according to Paragraph 4 below unless you knew of this information and did not tell us about it in writing. 4. LIMITATION OF OUR LIABILITY Our only obligation is to issue to you the Policy referred to in this Commitment, when you have met its Requirements. If we have any liability to you for any loss you incur because of an error in this Commitment, our liability will be limited to your actual loss caused by your relying on this Commitment when you acted in good faith to: comply with the Requirements shown in Schedule B -Section I or eliminate with our written consent any Exceptions shown in Schedule B -Section II. We shall not be liable for more than the Policy Amount shown in Schedule A of this Commitment and our liability is subject to the terms of the Policy form to be issued to you. 5. CLAIMS MUST BE BASED ON THIS COMMITMENT Any claim, whether or not based on negligence, which you may have against us concerning the title to the land must be based on this commitment and is subject to its terms. cc: WESTPAC DEVELOPMENT, LLC. cc: James Rosa Arst American T,t/e form No. 1068-2 ALTA Plain language Commitment ~ ~# First American :;,j¥ I Fust American 1itle Privacy Information We Are Committed to Safeguarding Customer Information mitment No.: 4243-2059547 Page 10 of 11 First American Title Insurance Company 818 Stewart St, Ste 800 Seattle, WA 98101 Phn -(206)615-3206 Fax -(425)551-4107 In order to better serve your needs now and In the future, we may ask you to provide us with certain information. We understand that you may be concerned about what we will do with such information -particularly any personal or financial information. We agree that you have a right to know how we will utilize the personal information you provide to us. Therefore, together with our subsidiaries we have adopted this Privacy Policy to govern the use and handling of your personal Information. Applicability This Privacy Policy governs our use of the information that you provide to us. It does not govern the manner in which we may use infonnation we have obtained from any other source, such as mfom@tion obtained from a public record or from another person or entity. First American has also adopted broader guidelines that govern our use of personal Information regardless of its source. First American calls these guidelines its Fair [nformation Values. Types of Information Depending upon which of our services you are utilizing, the types of nonpublic personal information that we may collect include: • Information we receive from you on applications, forms and in other communications to us, whether in writing, in person, by telephone or any other means; • Information about your transactions with us, our affiliated companies, or others; and • Information we receive from a consumer reporting agency. Use of Information We request information from you for our own legitimate business IXJrposes and not for the benefit of any nonaffillated party. Therefore, we will not release your information to nonaffiliated parties except: (1) as necessary for us to provide the product or service you have requested of us; or (2) as permitted by law. We may, however, store such information indefinitely, including the periocl after whtch any customer relatlonship has ceased. Such information may be used for any internal purpose, such as quality control efforts or customer analysis. We may also provide all of the types of nonpublic personal information listed above to one or more of our affiliated companies. Such affiliated comparnes include fimmrnil service providers, such as title insurers, property and casualty insuren., and trust and investment advisory companies, or companies involved in real estate services, such as appraisal companies, home warranty companies and escrow companies. Furthermore, we may also provide all the information we collect, as described above, to companies that perform marketing services on our behalf, on behalf of our affiliated companies or to other financial institutions with whom we or our affiliated companies have joint marketing agreements. Former Customers Even if you are no longer our customer, our Pnvacy Policy will continue to apply to you. Confidentialltv and Security We will use our best efforts to ensure that no unauthorized parties have aocess to any of your information. We restrict access to nonpublic personal information about you to those individuals and entities who need to know that information to provide products or services to you. We will use our best efforts to train and oversee our employees and agents to ensure that your information will be handled responsibly and in accordance with this Privacy Policy and First American's Fair Information Values. We currently maintain physica(, electronic, and procedural safeguards that comply with federal regulations to guard your nonpublic personal information. Information Obtained Through Our Web Site First American Financial corporation is sensitive to privacy issues on the Internet. We believe it is important you know how we treat the information about you we receive on the Internet. In general, you can visit First American or its affiliates' Web sites on the World Wide Web without telling us who you are or revealing any Information about yourself. Our Web servers collect the domain names, not the e-mail addresses, of visitors. This information is aggregated to measure the number of visits, average time spent on the site, pages viewed and similar information. First American uses this information to measure the use of our site and to develop ideas to improve the content of our site. There are times, however, when we may need Information from you, such as your name and email address. When information is needed, we will use our best efforts to let you know at the time of collection how we will use the personal information. Usually, the personal information we collect is used only by us to respond to your inquiry, process an order or allow you to access speciflC account;lprofile information. If you choose to share any personal Information with us, we will only use it in accordance with the policies outlined above. B111iness Relationships First American Financial Corporation's site and its affiliates' sites may contain links to other Web sites. While we try to link only to sites that share our high standards and respect for privacy, we are not responsible for the content or the privacy practices employed by other sites. Cookies Some of First Amelican's Web sites may make use of 'cookie" technology to measure site activity and to customize information to your personal tastes. A cookie is an element of data that a Web site can send to your browser, which may then store the cookie on your hard drive. FirstAm com uses stored cookies. The goal of this technology is to better serve you when visiting our site, save you time when you are here and to provide you with a more meaningful and productive Web site experience. Fair Information Values Fairness We consider consumer expectations aOOut their priVacy In all our businesses. We only offer products and services that assure a favorable balance between consumer benefits and consumer plivacy. Public Record We believe that an open public record creates significant value for society, enhances consumer choice and creates. consumer opportunity. We actively support an open public record and emphasize its importance and contribution to our economy. Use We believe we should behave responsibly when we use information about a consumer in our business. We will obey the laws governing the collection, use and dissemination of data. AIXW'llcy We will take reasonable steps to help assure the accuracy of the data we collect, use and disseminate. Where possible, we will take reasonable steps to correct Inaccurate information. When, as with the public record, we cannot correct inaccurate Information, we will take all reasonable steps to assist consumers in identifying the source of the erroneous data so that the consumer can secure the required corrections. Education We endeavor to educate the users of our products and services, our employees and others in our industry about the importal'ICe of consumer privacy. We will Instruct our employees on our fair information ~alues and on the responsible collection and use of data. We will encourage others in our industry to collect and use information in a responsible manner. Security We will maintain appropriate facilities and systems to protect against unauthorized access to and corruptiCfl of the data we maintain, Form 50-PRIVAC!' (8/1/09) Page 1 of 1 Privacy Information (2001-2010 First American Financial Corporation) Form No. 1068-2 ALTA Plain Language Commitment nitment No.: 4243-2059547 Page 11 of 11 FIRST AMERICAN TITLE INSURANCE COMPANY Exhibit 11 A11 Vested Owner: James V. Rosa, David B. Rosa and Pamela M. Rosa, each as a separate estate, as tenants in common, as to Parcels A and C and the East 78 feet of Parcel B; James V. Rosa and Linda J. Rosa, husband and wife, David B. Rosa and Cathy L. Rosa, husband and wife, and Pamela M. Rosa, as her sole and separate property, as to Parcel B, except the East 78 feet; and David B. Rosa and cathy L. Rosa, husband and wife, as to Parcel D Real property in the County of King, State of Washington, described as follows: Parcel A: Lot 7, Block 1, Aker's Farms No. 5, according to the plat thereof, recorded in Volume 40 of Plats, page 27, in King County, Washington. Parcel B: Lot 8, Block 1, Aker's Farms No. 5, according to the plat thereof, recorded in Volume 40 of Plats, page 27, in King County, Washington. Parcel C: Lot 9, Block 1, Aker's Farms No. 5, according to the plat thereof, recorded in Volume 40 of Plats, page 27, in King County, Washington; Except that portion described as follows: Beginning at the Northeast corner of said Lot 9; Thence South 88°16'39" West, along the Northerly line of said lot, a distance of 135.17 feet to the true point of beginning; Thence continuing South 88°16'39" West, along said Northerly line of said lot, a distance of 80.00 feet; Thence South 1°43'21" East, a distance of 95 feet; Thence North 88° 16'39" East, a distance of 80.00 feet; Thence North 1°43'21" West, a distance of 95 feet to the true point of beginning. Parcel D: That portion of Lot 9, Block 1, Aker's Farms No. 5, according to the plat thereof recorded in Volume 40 of plats, page 27, in King County, Washington, described as follows: Beginning at the Northeast corner of said Lot 9; Thence South 88°16'39" West, along the Northerly line of said lot, a distance of 135.17 feet to the true point of beginning; Thence continuing South 88°16'39" West, along said Northerly line of said lot, a distance of 80.00 feet; Thence South 1043•21" East, a distance of 95 feet; Thence North 88016'39" East, a distance of 80.00 feet; Thence North 1 °43'21" West, a distance of 95 feet to the true point of beginning. Tax Parcel Number: 008700-0070-01, 008700-0075-06, 008700-0080-09 and 008700-0081-08 Situs Address: 4 Lots, Renton, WA 98055 First American Title • -'::' "''"' ~· -,;,.,, Order No. 2059547 IMPORTANT, convenience streets and hereon. This is not a Plat of Survey. to locate the land indicated It is furnished as a hereon with reference to other land. No liability is assumed by reason of reliance N Branch :FAW,User :PA02 Comment: Station Id :B0Zl ' ., KING.WA Document: DED QCL 2008.0414.002673 When recorded return to: Gary P'. Faull Attorney at Law 321 Burnett Avenue South, Suite 202 Renton, Washington 98057 , Document Title: Reference No.: Gran tor /Borrower: Grantee/ Assignee/ Beneficiary: Legal Description: Assessor's Tax Parcel lD No.: 20080414002673.001 1111111111111111 20080414002673 FAULL GH'I , aco ~ 43. ae ;i:~~~ ,Quit Claim Deed James V. Rosa, ExPR of Estate of James D. Rosa James V. Rosa, David B. Rosa. and Pamela M. Rosa' Lot 7, Block 1, Aker's Far-ms No. 5 .0087000070 · PAGEeot OF .. I l Page I of2 Printed on 3/26/2013 l l :30:08 AM Branch :FAW,User :PA02 Comment: Station Id :BOZI KING,WA Docwnent: DED QCL 2008.0414.002673 20080414002673.002 QUIT CLAIM DEED THE ORANTOR, James V. Ro88., ExPR of the Estate of James D. Rosa, for and in consideration of distribution or estate under King Cour\ty Superior Court probate file number 08-4~01113·2 KNT, conveys and quits claim to James V, Rosa, a single man, David B. Rosa, a married man, and Pamela M. Rosa, a single woman, as tenants in common, the following described real estate, situated in the County of King, State of Washington, including any interest therein which Grantor may hereafter acquire: Lot 7, Block 1, Aker's Farms No. 5, according to the plat thereof, recorded in Volume 40 of ?lats, page 27, in King County, WA Subject to Restrictions, Easements and Reservations of record. DATED this _J_ day of April, 2008. STATE OF WASHJNGTON ) ) ss COUNTY OF KING ) On this day personally appeared before me James V. Rosa1 to me known to be tht: individual described in and who executed the within and foregoing instrument, and aclmowl- edged the.the signed the same as his free and voluntary~nd deed for the uses and pu'TJ)Oses therein mentioned. • \ I~~~ GNEN un~.,,.. ~::::!""~ official _4 ___ day of April, 2008. § .!!l,~N''i"''1~, Af,, \: : £..~$ IO~,,,, "'f'. \ f g~ "-or"'~~i<\ :F :(.i 'L Ji I ~ ~ ~ ~~ J % ~, -<> "'ff i \ ,:.:-., d' &euc ff = \ \"" ,,,,~,02~11. ~~ JI ~,, ~ 1111mw .. w-+~v,,$'$ "i11i 1 WA.SH\~G r h~I\\\\\\\'"''""'° Page2 of2 2 Printed on 3/26/2013 11:30:08 AM ,. Quit Claim Deecl , 'I " Ymt;r,!i:' ,;(~'.~:, ~ rlh:r.ltt 1!11\ll Ori ,-;.,f ,:, 1V'.0~ ••t:' •1•1,,r !.•• ,Ju~· ir, 19~i!', dnt.n of 1wm·•m11. M .. 1"111!':", -,~;,,1 ~;.'!";'t,. -~. 1i0i~A, ht,:, ,dffl' lovf' ""'' o:·rnct.µln Lot, 61 . blocik 1, Akff:r-111 Fll'IIII Mo. !i, oaconlillG t!'P p:Lot. l"Ocordod :Ln YOl.UM JiO ot pl;it.a, pago . 27, ill 111.ni, ~~. Wuhlllgtan. · If. 3o bee' 2nd STAT& UF '1,'ASHll'rlf.i'l'OH, I ... C'.-1, or '1n6:. °" ...... ___ _ VINCF.NT RlSA and EDITHEi c:. ROSA ICI ...... ta lie lllf ~fl .............. whn ~ultd I ....... .-f ~ fn"""""5t, .... 1 II.I"-U.., ..... llfwu tMir ,__.........,_.._..._.,,., .. _ _...,... ..... _._._ l i Branch :FAW,User :PA02 Comment: • ...._ Gi1rJ P. ,-U., 111:te-z: ..... 3Zl llillfflrt"t .... fja HD.I, . oa, ..... ..-. ----"' • ..., ...... .., ........ ._ _____ _ • I t • Station Id :BOZ! ~":-~-~-----..;.; • .;,;.;_;;,_;_i;i.;.,,,.;;;.....!==============:::!.:! KING,WA ,, :, g 0 --- ~ ................... Tl!li UUMS Rb anD QXII NI> VN,4M&£ c:JtliUfJIA1'ltNi ii ........ _,_ .. __ MG" v. 11:&1. ... l.DD J ..... bLlllb!DI,.., vi.ff'; lllYICI •• IV»-(11111 o.nff ~. QI., buabm:1 -.1 VU.1 aid MW1A K. IICSi\, a ~ ptwCIQ __ .,...._.. Lot 8, Blodr l, Allm"'t. Ftm1B :t::,, S, &llXIEd..inljl to th!' 1>laf ttw'ffot' no:a-W in VOJ..-40 ot Pl.111:S, Jag!!' 21. ifl lJnQ Ccaatt.y, ~tsi: EID!P!' , .. aat 76 !wt tNaOf. SJ8JICT 10 ca.mJUOIIS, (U,IDINIIS, WliUCilUI, .UJLICS Nm £IL'!ZJIEl!5 OF 111C011D A2'DCIB lliMfO ,.S DKDlT •A• Jllm BY !H1S IIIRaCE ,WZ A l'Mr -· Page I of2 Document: DED WAR 1995.1030.0719 • I. • ·': . Ii Printed on 3/26/2013 11:30:08 AM Branch :FAW,User :PA02 -- . : -- 1: , Comment: • CIIIUlrt ••• BASUtlll'f AND TRB Trm, NID oaumms Wwww.&b 1WIN, IIICUIDim, 8Uf NO'r lollUTSD TO, na ~t ...... RB<UIDEllo RICORDIIIGI ...mt: Pacific 'flelepbmie " Tl!llegrapll. ~ hle Iha ff.-Nai:riDt.laa C011taf.Gadl tblrein i• not 11Uffideat to dl!lt.erai.ae lts euet locatlcm •1~1• tbe prcpert.y ber~in deR'ribed. January 13, 192J Junary Z4, lUJ 15t22H £MllldH1' AIID 11m T8RJIIS AJII) OlllDlTICJIS ~ 111BllUN, r-=LUDIMJ, 8U? IIIOT LINITIID 'ro, ~ tDLLaftlm 1 .....,.., PURPOSB: Cit.y of bntoo, • Jl.ullc:lpll C'mporiltlon t,l Xiag County, llaPiagtun fubll~ Utllitlell, IJacllld.M:lg ... t.~ and a.-T, "1th ---..ry ~e<e• Tboa. ao&'tJl 5 ,. ... of -id lot I -.re\ 1. uni TIDH1DlH, assnJCTlCW ~IIID ml TIIB .. ~ av ,.. l'IAT AS FOU.Olf!h au lote h tb!e pliat an: reatdcted to S•l 18'lbllrl::ranl d~ UC'eJit i.ot• 1 to t. iKlulve, Block 1, Lota J to 10, ioclualve, lloek l, Lot.a J llml I, Block •A•, Lot l, Block •a• aDll Lota 4 and S, Block 1. •hic:11 are reaitrlcted to R-1 fhdderlce) UH. 'Na lot or portion of • lat aball be dbided md. Nld or s-eaold ar owneJ•hip eblinged or tranefernd wl'lereby t.Jte DIIDllnhtp of aay portion af thb plat Oillll he 1 ... tlla U1,000 ~re .fflt fOr &-1 UIIC aor Jeu thm IOOID ...-re l"Nt 11"4 SCI left ill •Jdtll. far R-1 UN nd llllbject further to ttie DrOVialaae or n~ Qlunty la a:,. 1414 ,and 911) ;aant wlldlmil• tlNrrato. S,.... di9PONJ -aepl:.11!! tanks, lf9lllt of th public to u.b INN:9Hllry alapea l:ar r:uu or Ull• upan Nid preaJNa in tba nNOnable odglaal vra:Uag of .trMr.•, ....... •1lep ~ road!J. H declicetedl lii ti. plat . a,a, Dlmil!' .... Station Id :BOZI r I. . ~e:eiifr -; . ·gt sl. ··g KING,WA Page 2 of2 Printed on 3/26/2013 11:30:09 AM Document: DED WAR 1995.1030.0719 Branch :FAW,User :PA02 Comment: Station Id :BOZI KING,WA Document: DED QCL 2008.0414.002675 when recorded return to: Ga,y F. Faull Attorney at Law 321 Burnett Avenue South, Suite 202 Renton, Washington 98057 Documeqt Title: 1 Reference No.: Oran tor/ Borrower: Grantee/ Assignee/Benelicia,y: Legal Deseription: Assessor's Tax Paroel IO No.: ' 20080414002675.001 1111111111111111 20080414102675 GMV F ICD 44.N a, en ea 1&:111 KING NTY, WA , Quit Cwm Deed James V. Rosa, ExPR of Estate of James D. Rosa James V. Rosa, David B. Rosa, and Pamela M. Rosa . Akers Farms l# 5 LESS BEG S 88· I6-39 etc. 008700080 s~~~iis1 Kil/B COL.WTY, u,, s~ Ill ... 18 · ff PAc;n,11 OF IIIU 1 .. . . ., Page I of3 Printed on 3/26/2013 11 :32:03 AM Branch :FAW,User :PA02 • Comment: Station Id :BOZI KING,WA Document: OED QCL 2008.0414.002675 20080414002676.002 QUIT CLAIM DEED THE GRANTOR, James V. Rosa, ExPR of the Estate of James D. Rosa, for and in consideration of djetrJbution of estate under King County Superior Court probate file number 08-4-01113-2 KNT, conveys and quits claim to James V. Rosa, a single man, David B. Rosa, a married man, end Pamela M. Rosa, a single woman, aa tenants in common, the following descr'ibed real estate, situated ih the county of King, State df Washihgton, including any'intere~t therein which Grantor may hereafter acquire: Legal description attached hereto. DATED this _j_ day of April, 2008. STATE OF WASHINGTON ) ) .. COUNTY OF KING ) On this day personally appeared before me James V. Rosa, to me known to be the individual described in and who executed the within an~egoing instrument, and acknowl- edged that he signed the same as hhi free and voluntary t and deed for the uses and purposes therein mentioned. \ 11,.,,,,,\\\\\1111, Y . ' GIVEN under ~" tf'aB,\'llPf'IJiial seal this _...._ ___ day of April, 2008. ~ """"''"'1t1~( t ff ~~!,\OIY ~~ \t_ i !! ~o 1A~,. ~{.\ ~J . i !O (Jlj I i :: \ ~\ "°(15\.\(.i !~ - :,~,. 4fi:!11 6 -02~" ~~G.-.;: .ff ,,, • ('~ 1111111m"".......,: ~, 111 11,1 ~ WA.S~~.t< t11,n,\"''"'"'i Page 2 of3 2 Printed on 3/26/2013 11 :32:03 AM Branch :FAW,User :PA02 KING,WA Document: OED QCL 2008.0414.002675 Comment: Station Id :BOZI 20080414002675.003 AKERS FARMS# 5 LESS BEGS 88-16-39 W ALON LN 135.17 FT TH S . 01-43-21 E 95 FTTH S 88-16-39 W 80 FTTH N 01-43-21 W 95 FTTH N" 88-16-39 E 80 FT TO BEG 3 Page 3 of3 Printed on]/26/2013 11:32:03 AM Branch :FAW,User :PA02 KING,WA Document: OED WAR 2007.1217.001922 Comment: Station Id :BOZI 200712170019:ZZDD1 WHEN AEOOADED REfUPN TO MVIONm OATH't' ROSA 17«11 ,1118rA\ENIJS~ FefTON, WASH~8IIOSI .,,, IU.~~ ..... E2325108 11'1,~!'iil' s:J JHl:11 -• .. "' @_cm_CA_oo __ 11_1L_E_1N_s_URAN __ CE_co_M_P_ANY __ --;:=~- ~ ......... , 6) .-'1 STATUTORY WARRANTY DEED TIIB GRANTOR(S) GM.£ F. JANNSEN. AN UNMMIRIS, PERSON N«J..m.J.. M. ZMMERMAH, A IWAEDPEASON NI. Mlifil SEPARA.TE mATE ' for ud HII <:uuidmition of 191 DOUARSN«I OTtreR GOOOAND VAUW1LE COHS1De:RA110N in had paid,~ and wanantato DAVD FIOSANteCAn.rv L.. ROSA, lt~NGWIFE StateotW~ THATPORTIONOFLOTl,8l.OCK1,AK.ERSFAPMSti10.11,.aoooAClllQTOTHEPlAT~.~~IN W>I.UME40 Of' PLAfS; PK'JE.%1, 111 KING COUN1Y, WA$-IIIIIJTOH, DeSCAlleDAS fOLLOWS: BEG1NNB AT THE NORTHEAST CORlrilER OF &W LOT 8; T'HiNCE GOlmtU 1nl"wt:Sr, M.ONOi THIE! HOJIJHEN.Y UNEOF 8AIIJ LOT, AQITANC& OF 1as,.17f!Ef TO TtE TIWE Pat«" Of BmNIING: YHENCE OONTINIJNi3 80\JIH 111hr YliUT, Al.040.8.V) '40RTHEFL V LINE CF S,f,lO LOT. A DISTANCE OFI0.00 .... , TliE1C! SOUTH 1 4571·~. A DISfN«:E OJ= N FEET; TJiENCE ftORJH II tnt' EAS't, A DISTANCE OF IIO.OOFEET: THENCE: NORfH 1 4ft1•Wl:$T, A DISTANCE OF'5 FEET TO THI: TN.E POM' o, 8fGINMNG; Page I of4 Printed on 3/26/2013 11:31:59 AM Branch :FAW,User :PA02 KING.WA Document: OED WAR 2007.1217.001922 ' Comment: Station Id :BOZI 41tll 12110a 1m.G02 CHICAOOTITLElNSURANCl!COMPANY EXHIBITA 'IOOETHER WITH Alf l?ASaU:NT FOR INGRESS, 83RBSS AND \II'JLt't:U:S OVER. AND ACROSS THE NORTffnt.Y 25 PEET OF LOT 8 AND OVER AND ACROSS SAU> LOT 9; SllCBPT nf! NORTHBRl.,Y 95 FEET THERBOP, ALL IN BLOCK 1, AKERS PAMERS NO. 5, AC'CoRDIWG 1.'0 THE PLAT 11:IEREOP, RECORDED IN VOLUMI$ ,tO OP PIATS, PAGE 27, IN JUiia COtJNTY. WASHUrc:m::11. SUBJECT TO; SX:CBM"IONS SET PORTH ON ATL\OISD BXKIBlT •A" ANO BY THIS RBPEJlEM'CB IVJ>E A PART HEREOF AS IF PULLY lNCORPORA1'ED 118R:BJN • Page 2 of4 . Printed on 3/26/2013 11 :31 :59 AM Branch :FAW,User :PA02 KING,WA Document: DED WAR 2007. 1217.001922 . • Comment: Station Id :BOZJ 2001 i21T001SU,003 S'l'ATB OP MASHINGTON COUNTY OF RING •• ss ON nus 11'!!-m..Y OF DECEMBJ=:Jt, 200, B!:PORB ME, TliB UNDERSIGNED, A MCrl'ARY PUBLIC IN AND FOR ffiJI: STATE OP WASHINGTON, tlULY ect1MISSI0N6D AND Sti'OJ'W, PERSONA.LL~ APPEP.Rm JJ'l,l, M, 2.INMCPNM' KNafN TO ME TO SE THE INDIVIDUAL(S) DESCRIBBD IN 1'ND WHO 2UCIJTm> THE WlntIN INSTIU.M:NT AND AC~ED THAT SHE AND SSR.LED THE SAM£ I\S HER PR.BS ANO VOUltf'I7JlY Ar::r AND DBEO, FOR THI!: USl!:S PURKISBS HERBit,I MBNTIOHBD. Page 3 of4 Printed on 3/26/2013 11 :31 :S9 AM Branch :FAW.User :PA02 KING,WA Document: OED WAR 2007. l 2 l7.00l922 Comment: Station Id :BOZI 200T 111T8011M.OIW. CHICAGO T1TLS lliSURANCE COMl'ANY EXIDBrT A C'OVEHANTS, C'OMDinONS, kESTRICTIOOS, F.AS'iMENTS, NO?ES, DBDICATtONS AND SB"l'BACKS, tP AlfY, SE'1' FOR'llf IN OR 0El>INEA.TBD ON SA.to PLAT. GRANTEE: PU;R'I' SOUHD POKER; • LIGHT COMPANY, A MASSACKUSE'l"l'B COQOAATION PUJUIOsB: DISTRIIUTION LJNB ARBA. AFFECTED: AS OONS'J'RUCTBD PARALl,EL WlTH THE SOUTHBIU.Y I,INB OF SA.ID LOT RECORDED1· SEPTEMBER .27, ltU RBCORDlf!KJ NUMBER1 SU5"81 NATER Sl>ttJAI.. CONNKC'l'ION OlUOS #112 J:RCLUDJNG THE T2RMS AND PR.OVJSJONS THEREOF~ ~ \ . ' TtECORDED: NOVEMBER li, 2000 RECORPIW NUMBBR1 200<111140007.32 . \ \ \ Page 4 of 4 -- Printed on 3/26/2013 11:32:00 AM u c.:; r:, ,. ' .-.. Filed for Record at the request of SOOS CREEK WATER AND SEWER DJSTRJCT 14616 SE 192nd St PO Box 58039 Renton, Waslnngton 98058-1039 Document Tltle(s} WATER SPECIAL CONNECTION CHARGE #112 Reference Number(s) of Documents assigned or released NIA Additmnal reference numbers on page_ of document(s) Grantor{s) NIA Add1tional names on page_ of document Grantee(s) SOOS CREEK WATER AND SEWER DISTRICT Add1tional names on page_ of document Legal Descnption N/ A Add1ttonal legal ts on page _I_ of document Assessor's Property Tax Parcel/Account Number(s) See Exh1b1t "B" Description: King,WA Document -Year.Month.Day.DocID 2000.1114.732 Page: 1 of 6 Order: wa Comment: 13.N Ill SOOS CREEK WATER AND SEWER DISTRICT KING COUNTY, WASHINGTON RESOWTION N0.1887-W A RESOLUTION of the Board of Commissioners of Soos Creek Water and Sewer D1stnct, King County, Washington, establishing Special Connection Charge #112 due Soos Creek Water and Sewer District for Contract 17-96W WHEREAS, water mains and fac1lrt1es have heretofore been installed as part of the project commonly known as Contract 17-96W, and WHEREAS, said water tac•lties WIii pl'Dl/lde benefits and seMces to the properties described 1n Exhibit "A" attached hereto, which 1s made a part hereof by this reference thereto, and WHEREAS, rt 1s the policy of Soos Creek Water and Sewer Dtstnct to require reimbursement for any fac1lrt1es built by the Dlstnct and/or by an 1nd1v1dual when said fac1lit1es provide benefit and seMCe to other properties, and WHEREAS, the D1stnct engineer has determined the properties benef1tted and computed = the value of said benefit as applied to said properties, and WHEREAS, the Board of Comm1Ss1oners finds said benefits and the cost thereof to be reasonable, and the Special Connecbon Charge Ra1e based thereupon to be a fair allocation of such benefits and costs, NOW, THEREFORE, BE IT RESOLVED by the Board of Comm1ss10ners of Soos Creek Water and Sewer D1stnct as follows SECTION 1: That Water Special Connection Charge No 112 1s hereby established for the properties and 1n the amounts shown 1n Exh1b1t "A", which 1s incorporated herein by this reference Said rate does not include cost of eomectmg, stub service, permits or inspections, general facd1t1es charges, or other latecomers that may be due on the properties RESOLUTION N0.1887-W SUBJECT: Estabhshmg Water Special Connection Charge #112 Due SCWSD Pertaining to Corrtract 17-96W PAGE-1 Description: KingrH'A Document -Year.Month.Day.DocID 2000.1114.732 Page: 2 of 6 Order: wa Comment: = = = r-., SECTION 2: That no service shall be proVlded to any of the property descnbed 1n EXh1blt "A" pnor to payment to the DIS!nct of the above established charges for all property held by the apphcant which lies within the area descnbed 1n Exhibit "A• SECTION 3: That a Notice of the adoption of this Resolution as SpeCJal Connection Charge shall be recorded with the King County D1v1sion of Records and Electtons ADOPTED by the Board of Comm1ss1oners of Soos Creek Water and Sewer D1stnct, King County, Washington, at a regular open pubhc meeting th I -' RESOLUTION NO. 1887-W SUBJECT: Establishing Water Special Connection Charge #112 Due SCWSD Perta1mng to Contract 17-96W PAGE-2 Description: King,WA Document -Year.Month.Day.DocID 2000.1114.732 Page: 3 of 6 Order: wa Comment: SIZE 8" 8" a· a· 8" EXHIBIT A Exhibit NA" SOOS CREEK WATER & SEWER DISTRICT WATER SPECIAL CONNECTION CHARGE NO. 112 Con1ract 17-96W, Aker's Fann No. 5 Water Main Replacement Base Maps B-2, 3 & C-2 ON FROM TO Benson Road Intersection of Benson Intersection of Benson Road Road and S. 27th Street and S.E. 31st Avenue 1 06th Avenue S.E. lntersect10n of 106th Intersection of 106th Avenue S.E. and Benson Avenue S.E. and S.E. 166th Road Street S.E. 166th Street Intersection of S.E. 166th Intersection of S.E. 166th Street and 106th Avenue Street and 104th Avenue S.E. S.E. 105th Avenue S.E. Intersection of 105th 2 00 + /-feet North of the Avenue S.E. and S.E Intersection of 1 05th 166th Street Avenue and S.E. 172nd Street 106th Avenue S.E Intersection of 106th 100 + /· feet North of the Avenue S.E. and S.E. intersection of 106th 166th Street Avenue and S.E. 172nd Street F 1121014103\SCCl 12a doc -D3/2S/lli Description: King,WA Docwnent -Year.Month.Day.DocID 2000.1114.732 Page: 4 of 6 Order: wa Comment: ~ •.. ~- Exlubit "B• SOOS CREEK WATER & SEWER DISTRICT WATER SPECIAL CONNECTION CHARGE NO 1 12 Contract 17-96W, Aker' s Fann No 5 Water Main Replacement Base Maps B-2, 3 & C-2 All properties benefited by new water service connectrons and/or meters, and wlucl1 l1e w11h1n 150 feet of the ex1st1ng water mains as described 1n Exhibit "A". and which he w1th1n the foilow1ng described parcels of land Base Map B·Z Those port,ons of the Southeast quarter of the Northwest quarter of S«ctton 29. Townsh11> 23 North, Range 5 East, WM , in King County, Washmgton described as follows Lot 14. Olympic Vaew Terrace, according to the plat thoroof as re<..urdcd m Volurrm 64 of Plats. Page 69, records of Ktng County, Washington, TOGETHER WITH the Southwesterly 150 feet of Lots 6 through 9, Block 1. Aker's Farm No 5, accorchng to the plat thereof as reconJed m Volume 40 of Plats. Page 27. records of King County, Washington as measured parallel with the Southwesterly hne thereof, TOGETHER WITH lots 1 and 2, Block B. Aker's Fmm Na 5, according to tho plot thereof as recorded 1n Volume 40 of Plats, Page 27 records of King County, Wash1ngton. TOGETHER WITH the North 100 foot of the East 100 feet of the Southwest quarter of .said Northwest quarter of SectK>n 29 and also the North 200 feet of ttial portion of the Southeast quarter of said Northwest quarter or Section 29 lying Westerly of Benson Road, TOGETHER WITH the Northeasterly 150 feet of Lots 1, o 4, 5, Block /1, /Iker', F.1111> No 5. according to tlla plat thereof as rP.t.Or'ded in Volume 40 of Pl~H~, P,1.ue 27, rec()'dS or King County, Washington as mea,;ured pilrallPI with lhc Nor!he.istPrly lmP thereor, TOGETHER WITH the Southerly 150 feel of Lois 2, 4 dnd 5, Block A, Aker's Far111 No 5, according to the plat thereof as recorded 1n Volume 40 of Plats, Page 27, reco,ds of King County, Washington as measured parallel with 1he Southerly lrne thereof TOGETHER WITH Lot 3, Block A, Aker's farm No 5, i1{,t.01d111g to 1hr. plaz thc,cof .:1-; ,ecorded rn Volume 40 of Pia ls, Page 27. records of K111g County, W.1sh111gton, TOGETHER WITH Lot 1. Block 2, Aker's Farm No 5, ,1ccortf1ng to the plat thernof ,is Iecorded ,n Volume 40 or Prats, Page 27. recDfds or King C()unty, Wa~l,1ngton, TOGETHER WITH the EJst half of Lots 2 through 5, Block Z, Aker's Fa11n No 5, acc01d1ng to the plat thereof as recorded 1n Volume 4 0 of Plats, Paue 27. ret.ords of Kmg County, Washmgron, TOGETHER WITH Lots 1 thmugh 5, Block 3, Aker',; Farrn No 5, ac-cordmo 10 tile pl;it thereof as recorded m Volt.me 40 of Plats, Page 27, records of King Couuty, Washington. TOGETHER WITH the West 150 feel of Lots 1, 3, 4 and 5, Block 4, Aker's Farm No 5, according to the plat thereof as recorded m VoJumP 40 of Pl.ats, Paqe 27, re<..ords of King County, Washmgtoo, Page 1 of 2 r 1i1c14103\<;CC117h1Jur 04/0G/'J9 Description: King,WA Document -Year.Month.Day.DocID 2000.1114.732 Page: S of 6 Order: wa Comment: TOGETHER WITH the Northeasterly and Easterly 150 feet of Lois 2, 23,24 and 25, Block 4, Aker's Farm No 5, according to the plat thereof as recorded m Volume 40 of Plats, Page 27, records of Kmg County, Washington as measured paraHel with the Northeast8/ly and Easterly lme thereof, Base Map B-3 Those port,ons of the Southwest quarter of the Northeast quarter of Section 29, Township 23 North, Range 5 East, WM, 111 King County, Wasfungton descrrbed as follows The Westerly 150 feet of Lot 8, Block B, Aker's Fann No 6, accor<J,ng to the plat thereof as recorded m Volume 42 of Plats, Page 15, records or King County, Washmgton, TOGETHER WITH the Westerly 125 feet of tho North 104 4 7 feet al Lot 7, Block 8, Aker's. Farm No 6, accordmg to the pJat 1hereof as recorded m Volumo 42 of Plats, Page 15, records of King County, Washmgton, Base Map c-i Those portions of the Northeast quarter of the Southwest ~uarter or Section 29, Township 23 North, Range 5 East, WM, m King County, Washington tlescribed .is follows The East half of Lots 5 throughl 2, Block 2, Ake1's Fa,m No 5, acrn1d11l<J to the plat thereof as recorded 111 Volume 40 of Plats, Pclge 27. 1ccorrts of K111g Cou111y, Washington. TOGETHER WITH Lots 5 through 12, Block 3, aml the North 75 feet of \he East 140 feet of Lot 13, Block 3, Aker's Fann No 5, accord111g to the plat thereof as recorded in Voiume 40 of Plats, Page 27, records or K111q County. W.1i;;h1JKJtor1, TOGETHER WITH tl1e Wost 150 feet or Lots 5 tl,ro1,qh 12, Block 4, a11cl !11•, North 60 feet of the West 130 feet of Lot 13, Bio, k 4, Ak1•1's Fmm No 'i according to the pfat thereof as recorded m Volume 40 of Plats. P,1ge 27. record~ m King County, Washu,gton, SPECIAL CONNECTION CHARGE $37 79 per Front Foot Page 2 or 2 r \ 1 i\O 14\0J\Sf'C'l l 2b tklr 04/01';{!)9 Description: KingrJiiA Document -Year.Month.Day.DocID 2000.1114.732 Page: 6 of 6 Order: wa Comment: 0 z (/) • C( w ~ <( ~-"' w F "'' '. r • • • . •) ·• • ' ' . ' • i • • • 3 •••• UN(';. !<"T ,. I! [1 • = = (D = • ' ·~ ~. ' (,..,. ' ' ..,. .. : ' . I :l ' I ., ! I l 1 : I l o, 1~ r 1 ,:[ J 'f. ' ~ I" -1,- 1 Nl~ ltr.UJ,,, t,Jllf. lftHt tlHI µ l"-fllf "' &t>%1fn1. A ,t6j --· .. Jfu(.1.11.J!.. }&.M .. ~.-LL.w ... i 1<-'h ... 1w..._ _______ . ·--• -·-~ .,... -·-·--~-··-,----------------\''. ~,.,, h•·• ..... ,.~, Ullf'II GI Ul\l)r. Ind rvotT ,Or.:NO 1'01t.'f.li' uott:,· COMP,Of'I', • ·~··-"::. ,,-1 1,. t•!,· , " .. r~u,.1111 ,1111,.4 Ct•i,1-t,. tm1 ------·-·-,.·-·------·-__ -~- ··-·-· --·---~ ____ _.... .. .., .• ------·---t11tt,.1ti-ti .. , rilll•d Mr.,·111.ittot, ~ i.\'1{,., lf51:"f II 'Tr..t 11 I OHU!trllUOn nf On• u .. , ... ,. !911 ••Ml qlh•r Y•l1.11b/fl t'ffl•l ... ralll)flfi, flOlpt ot•Mcfl lfl hl't.b)I .-,t..m111-lf'd, .-d, thfo 1r11M11r har•by 1r•nt., •f!Ct c.,a .. i,y11 tl'.J ,~ rr•m••, U• 1uc:t•1111>ra and •••ten•, tM , .. t,1 1(1ef'nn~1n,, 1, ,,.n,..••u·u~t. tn\,itiw•, ur11r, ma1n.!1111 and D,-ni•---•lflt.1tl4; 01.1,nkMn·, l,11•-11:onilh•Unc ol polH 'Wilt. Mc•11uy ltrat•i, 1iay1 IMI •neni>", r.'811i,. &rnH, uu11,1.4:iiou~ dl1lr1•vllOfl lftd 1lllft•J win•, tnlYlktrattl W dihtr nW•••.,1' ,i.t """"""1,.,,1 fH11l11u •f'cl ~vtpffltnt a"•t at1d 1erou lh• lf1U""lfW deKtlblad le,-1 IN1tfd In -t~;.r-r.;ne Cn-1,1ntr, rua1ec (lfWuil,.ton; Lot~ r,.,, It] l\Cr<"l'l'U· ~ t,.,, Uio r,!11.t oi' Ah1r•t rn.ra, !Zc. ) tit r~n,-!11', 'n ,01ubit li!: ~~.,or r.:tii..n, ,.1'11'./'.'Td!l r,f r.1t1r. C~mnty, v,u,htn,tll)n. ~tolmd pa.rfl.l.lftl v! th r:utuat conl!iE!llt. the JHU:: lJ line .... .,.N#r ... V ,.,J --, _,;r,,dllf a:!' 1111\d l<'t or at: M:f 'ho relocn.tf'd by Gr••·•• •haH l'tt•• I~ rtaht of aecieN .IICl'OH lhie Hj•cm lalld of l,..1r111tar tft Clfdff ~,. HttCl• lH ri,:hl11r•m•d 1.,. tMI 1-nMtllffltftl:, lllCIWII .. 1ht t'lpt 10 eo•nu:t, lllllntalll ud IIN a,... •• rON .... ccmffnltnt IMalial'I. wllh Ne.t .. ar, brlda:1!& UNI 1atH. Gr~ltlH 1h1II halVf' IM r~1N. at any Incl 111 UmM, lt c:111, top W/ar trim lfl)' and: Ill bruatlorlreu '""' or M>rr.ifl•r .,.,,.andl,. or 1r-ln1 'IIPOfl &aid l1•1C1 or adjacent land of tM' 1ra~or -"tich ar• or ffllf W ,..-1u11n uu•nty-li~• (25} fe.1111 thfo Ulld ctnl.r IIM"---· •nd allO Uw rlald tn rut, • .:,p ..Uor trim u, lH•11 •IKffl :11a1d I.nil or •rttacl'nl land of HUI ir•ntor whlet\1 In faUI .. , eould tOWW wllhla HHn (11 '"1 rd an, ol thf' poh•11,~ 11xturrs, IUJ'S, Conduclora OI' othu facllillH nf th.fl snnlH ur In any 11111nrwr bl' 11. m•nariP or h.i:r..ard tlwr•lo. Uramor ~h~li •wt plet"P, 1·c,nstruC'I or mainta,11 ""J' buUdl• OT ou .. r 1otrYcl'IIH Wllhln )0 •ffl c:,,i ~Id rrn'l""r ho• ;i,tld 111111 dtl ""bl&stll'I. w.·hat,i~"" •ithi11 • •iatanr.f' ol JOO fHt froffl qkf lhw ulna rrJ.Onablf" notWI" 1hfor'.ol ha,. b.t1n Urs11\Vln h> 1rimlff ln wr(lffll. Thr ri,1;hh hn,.1n r:ra"tt'd to 1h• 1n1110 !Illa.It tcin11"u' ID 1orct" until Buch Umt' ",..,.. ,rulN, hs JI.UC"~••~,. or a"1111cn•, •hall r.urnpl"1C"lf remt,Vf' ii• 11th1d11rn •nd ~ulplllNll holl!I uid land..,. .-SI atMr•lllf' pi:"rn1;11,rnUy ;ib1ndo11 tt,l' :o11•rn•. Upon such rf'tllO'W11I °' abandonment r.U rll:111• 1K-rwbJ 1r.nll'd st.ail 1,,m1na1• • ""'n»n&..-f' •,n MW land h,p)d by Ow roortf .. "' IS hfreb')' r•IHSf'd II) nw .. ,cn1, b-,if. onl)' tu UV Hll'nl, 1llf'i:HHl'J ta •\ll)ordhtMC' th" said mor11q• ,u tM r•ht• h•rfbr rr•111f'd •o tt.. crantM,• §lilt[ Of WASHING10N I .. aiuttv Of /(I.Kl,-. 0..111, • ., .. ..-1,,. • ....,.,.....__ p-~l#E 'Jto,5/4 NII -,...,_. le "9 .... tftilll¥1Ml ... llffLiieid ltt ... .ha \ff\>.it tha wlthll'I...., l11N90illf l111trMJWII, •11111 adi,..w...., .... .ltt&.11 ..... W ....... tia."-t-4 'ffl~y 8' -... fe,, .... 111••• WNi ~ ........ Mt .......... . ' " ' ,., ' -\ ,, ~. " . , I , r. Th1 :1 1 udfut.urr. ••d" t.tM / l. 1t•7 nt NOW'llltllt, 1?61,, lMJWNn ,mrT1iv. i!O:iA, ~irat. party,, iind .J4tMi, u, k 1 nA Alld iJl·)iTHUPK r.. IUS!IA, hit •lf•, -.1.10M 11•rt,, !itnHlt9f.ht •'KMU.:1i:;, Th!I f1t"r.t. p.,.t..>" 111 t.h~ c1Mfflr 1'1 t110 "h1pl't ral' U.. tollov!un :t"i,ct'tbl,f, r1t11l property dl.m,t.e So Un1,~ Cow1t,JJ :;tat,n or *•h1.flfltm1, T'o •U-1 ar.d, WKfJIW, both parU•• heNto are dtt.S.1'0\18 ot crNt1ag a 1111\mal. print.a l'ONR7 ea1otml\ Uong vie OCIIIIOft bomldary 11.ce or Hid real prepen.1e1 bJ' p111UDI; ad aonveyinc Noh t.o -U. ot.ber the 1'1pt, ta Ue tor roadaJ JIUl"'PON• tbl ltClllt4poull 2S f'NI: alr1.pa al.on• and 'borduilW add •-NUlda17 UM ao H t.o ONetl anll ... int;ain a printe roadwoJ' 5D fN\ in wi.nll OVaddJ.tflg \I» -_..,. lSa *"°'\ ..,. Jll!l'II.GaJ.rl:r -11 "" ...-11 IS -or 1o1 8 • .u o1 1o1 p •mei>\ 11o 1. ,Sf\. "'-'>t, .u la llllt, 1, .u.r•, -lo. J, w. 110 or plate, -n. Nov t.lli• 1-\uN and -11Unio .. t11 -., 11 _._.u..., of tt.. -- r,r11ni., ecmtnlfllU, fl:nd prClllli••• eaah to "-othar .adti1 the ftret Pffti, lmw"r grants unto aecond P3l't7 hl.l and !NO l'ilht. and t•thontr to oona\nltt.1 •""11 and 11,'1.SC! H a pri.••W road 1pplZl"tenant to H1d Nc.c:md pa"1"•a Nd Jll"OP9r'li1 till !ollowin• ducribod •trip or real proport.7 in nnc Cowlt>', Slota ot .eolll.-, Lot. '• Blook 1 1 Aker'• Fara IID• $ ........ to Pln NCIGtlled: ill Volw 40 ,t M.•N, P•p 2'11t1 On« eo.nt.,, llfuh:l ..... ud: Mc:orr.1 party cra:rt.9 unto NHt Pins' !\Ill end f'Ne .a:-ieht end ntl••UJ ta oon•traot~ naintdn and UH H a prinW l'Oad"'7 •~aant to seid tire\ Pff\,11 na1 PN- port.J t.hO roU-•~ de•crilled a\11.p of real propor\7 1n a .. Oolult,J', n11a of _ ... ,,._. t.t a. Bloak 1, ._..,. ,.,. 1o. S: •••rr:ttnc '° Pl.a' noea:did lit Yolw laO or Pl-, Pap 2T Ill Attg ec,am,,, -1111 ... ; -l ~ A I .·. 'j : : '. '{1 • -~ . '!. , ...... , .. ,• ... •.·. 111lS IISTIIUlt:NT, 111d, 1"1 s __ dty _________ 1, --· ., .. ,, --. . .... _________ _ ~1~ ~:-----'- ____________ .. d. _________ ___ .... , .. fter <41led "G, .. to,(s)'; .. d .h c,n OF IIENTOII, • lllntdpal tot,ont1aii ef lfftt COUit;)', 11ast1trt,i;1ton,.heretuftu e11led •Grantee•. · MIMSS[111: That uld Grontor(s),. for a,d tn c•111tderation of the •• of $,...., __ _ ·Dlt-d by Grantee, and other walulltle C111111iiiiiil•, "e~_-.i)_tliese ___ p,e_sen_ts-,-gr-.. -.Jf, b1"91in,. sel.1, C011'8)', "tnd wtrnnt 1111D the Hid lriillt, tu suca,sson .1nd 1utg:1,, "' u-t for Pllbllc utilttfts (lnc1udht 111111r.M4 seer) Wtt'1 neces11ry 1ppurten111_at1 Over, tit,...., ·ICJ'OU Md.,. • fa11wtng discrtDed p"""'rt;y tn Ktng c...,1,y, lllshtn,ton, oora ~rt1 .. 1atl1 --·· foll .... : . .. --'* I '-' of _Lot 1, II** 1, Mc'• .... •• 1, ·aa ........_ In 'IIOlali_ • of •1.ata, ..... ff' noordli ., . lial OlaCJ'. '!'*' rt:-• 111,~EXQSET::..-=.o • ' Dtput, . To,olhe, wtlll • .. ,.,,. canstn1c:Uan •ll-•ulllld •: --10-oru._u_o,u14r.,c1, · Slid _.,,,. ~tructlon .. ...,t 1hal1 .-tn,,lo , ..... .,., -,tnict1on ... •t11 ,udl tt• as the ut1ltt1H a,d appurtenacas llaWI 1'oln -11d for Ille ...,.ti.., ... Ntnc.nanca i,y Ille G,.."9 ,ut not 11tor 1111n -----,--- .. --·----·· ·---''----- 1 i I I i i t ., ' !. ' ; i I i I I I ... .• •. .... • =~--"""'asaa"""""'""'""'""""""..._....,....,....,_..., __ ----. . .. . - s.td 111 .. tofore -itone,d 9,-tee, Its 1ceessors ar .. ,1911, 111,11 hlWI Ula '1f'Jt. w1tltout prtor notice or p~ceedf1111t lw, et udi ttas • ai, N .._., le mlar -Hid •• dlscrt111d ,..,.rcy ,.... tlle purpose ef c:an- stN<tl"t. •l•catnl••• ..,.1r1n1, allerfn1·or -tl"IIC\l"I 111d \ltll1'1. or ., .. ""' -t1-tllelWllli, Md SOD --t..r.•l•talntog. n,p.trfng; . 1ltarfn1 or --1• ot sud! lllllltJ sh-Ill bl oc-11-I•. sucll a -• Wt DI ,rt_ ,,.,._u ell11tln1 In Ille rlflt rftllt(l}-of-shall'not be· dhton1le<I or -...,, or In Ille ·-lliay ar1 dl,-d.,.r -.,.d. lliay wll I 111-...,1--:,,,,a,,·c.lllltf• "'t11eJ 11trt 1-1t.l1 Nfora CINI p-ry ""' ~1!'.'!~!!.!"-"1}!!!.~--. . ..... fl!l lrwtt«...sDlfi. fii111 IIS&. and tnJO)' IINo lfo-a111td proa!IIS, . . li1<l..ilot .tllf,r1•"' ntaln Ulo rti,,t "'use. Ille surtam of said. rf"gllt-of111 lf .. s!'Cfl -..... !lits.n l111"rle,w with lostall•tl• ..... 1 •. 1ao .... ol Ille utility '.11".: ;......,,...,,..,..s11o11 oot em:t butldlo,s or strvctur.1 over. undar or ...... Ille rfglt-of-w~. during Ille uhtanm .of such-..tlllty • . . . TIiis -· ... 11 lie a ...... .;., ·...;., •• wt'• th! 1.i11d and shin be b1of- i .. a 11,e -•· his Hccessors, hefts Md ... 1,... -.Cfll,tors co-t -tllot ·a., 11'1 tho 1 •M '"'""" Of Ille 000,e p,-rt1n Md that Ille)' •-· I good llld ~~·~ ~··:: --~--'··---------, STIit 01 IIASffll&TGI CIIUl1Y OF llll "-----------~-~ < SS• llld .... .. ·-··----.·· 1 I .• I f i ' . . ~ •· :,-· -;,,.-.,. ': t .. ";. • ,, ~ ,;/, -,.: . '·' . · .... ,. '-.:. Branch :FAW,User :PA02 :,/~f ·.·-., ... ,.. I 1 KING,WA Comment: --·--------------... ---· -· ------·-··---·-----· --2114 ._.. Jld, •• -..-.,• MOU ~!H.H!l 1NI5 U15TIUPIT. -* tilts _. d#Jy of _________ !,I_, ., ... --.-------~ .. ·---------- -~------------'"'. ----------- -"8u.d1,4~11Jt..aR.1, ......... ~"""'¥"""'II"""'----' .... _______ _, ---'----------''"'·-----------' liltnfMft:e,. calllflli •arantor(s)•. and thl cm Of Elfflll, 1 ,1111c1-.1 C01'911'1t1• Of' ltq Cmnt;r, Washtilgton. llerel11d"Wr ca11N ....... · · lflllESSElll: l1llt. Hf4 $Nfttor(s); for 11111 tri const•nttan of .. 1• of Sb,.·=== Dltd bJ 6l"llltel 1 Md olNr Hllllltl• -.fii,ifion. , • .---..,,,,..,aiii=,:-..,p"""...ti="',....,1r"on=l!f, b1,.,.tn, sal1 1 QIMIJ', ad ••,,...t 111111 U. 11td ll'iiitlN, lt.i sltCWISGn and u51SIM, mi hSflaillmt fvr !Mltlltc uttlttt .. (t•icl.tl"f w111f" Md lllfllr) Wttll "'ot1HI)' qpvrte11111C111S DNr, througll, Kntll ad -.an 1111 tallartng dncMlaecl P .. rtr 1PI Kt-, Count,. WIS:hilllfton, mN pM"ttC111l1r1J matbldn ~llaws: ~ _. I r-t. of·loat t, ~ I, ._ •• "-1111. S·u _....... La"'-to Of ,1.1i1:i1 ..... ~, niiillda eil U-. o.t,', P•M ta.., ,~f(.~~;~= . r..-. .... .,...... • • • • . . . ..................... 15 fat.., ..... ,. ·s.td tasao~•'>' CM\ltruettM use-at 1'9111 Nllll'ht ti fora artq amt~tfan IN 11111t11 sloldi t1• as. tN ut.1\ttfu lftd app11rt11n•m1 haw._.. tcafMlld fir CM •"'*'" Md NfftUflanet by tlle Gt'Mtel Ht ltlt later tMn -------- I ,. I : . j Station Id :BOZI · '/ -.;;·, Pagel of3 Printed on 3/26/2013 ll:3L55 AM Document: EAS 1977.0301.0786 Branch :FAW.User :PA02 KING,WA . . .. '"'' ; . ' Document: EAS 1977.0301.0786 Comment STAT£ Of ldSIIUllil'III a;um ar 11.s; ------- ss ·.-·· .. d w ------------ Station Id :BOZI I ., !. '. r I Page2 of3 Printed on 3/26/2013 I I :3 I :56 AM r-; :'\/ LI) u w o: Z " :t " u " ~ .. . .,,.. ' ,_ ' "' ... ··"'-',i Y.;;_ r •. . , ...... ... ' , i;Nl"i..J,JTE~' .... ,. .. • • • 9' = ~ ...... . ....... ,~ .. ,~-l-- • 0 • • • < ~;;'. ... ... \~ .!: -h1~;'1 ~ f:i ":- © ! l I I * *WARNING* * PLEASE READ THE FOLLOWING PRIOR TO CREATING THIS INDEMNITY AGREEMENT. • You MUST obtain a signature from an Advisory Title Officer or Underwriter (as applicable in your state and/or county), on the bottom of this page, indicating their approval as to the form and content of the Indemnity Agreement PRIOR to delivery of the document to the Indemnitor for execution ; AND • You MUST indicate, on the bottom of this page, if the basic provisions of the Indemnity Agreement form have been modified from its standard form. NOTE: If the Indemnitor requests or makes any modifications to the approved Indemnity Agreement, those modifications must be specifically approved by a State Underwriter. ************************************************************************************* Prepared by: __________ _ (print name) Standard Form: [ ] Yes [ ] No If No is checked, indicate the Paragraph Number(s) that contain the modified information: THIS INDEMNITY AGREEMENT FORM HAS BEEN APPROVED FOR DELIVERY TO THE INDEMNITOR THIS ___ DAY OF ________ ~ 20 __ _ BY: ______________ _ Authorized Signatory (print name) RETAIN Tl-.--SIGNED COPY OF THIS PA<,_ .:N YOUR FILE. THIS DOCUMENT IS FOR INTERNAL USE ONLY --DO NOT SEND WITH INDEMNITY AGREEMENT Accepting Office: First American Title Insurance Company Address: 818 Stewart St, Ste 800, Seattle, WA 98101 OR: 4243-2059547 Fi Ii ng Reference: INDEMNITY AGREEMENT I (Mechanics' Liens} THIS INDEMNITY AGREEMENT (this "Agreement") is made and entered into this Twenty-ninth day of October, 2013, by James Rosa and David Rosa, hereinafter (individually and collectively, the "Indemnitor"), in favor of First American Title Insurance Company, a CA corporation and its agents and employees (collectively "First American Title Insurance Company "). RECITALS: A. Indemnitor is the owner of, and/or has, either directly or indirectly, an interest in, the Property or in a transaction involving the Property. B. Construction of certain improvements has or will commence on the Property. C. In connection with a contemplated transaction involving the Property, First American Title Insurance Company has been requested to issue one or more Title Policies in respect to the Property insuring against loss by reason of Mechanics' Liens. D. In connection with future transactions, First American Title Insurance Company may issue one or more Title Policies insuring against Mechanics' Liens and if First American Title Insurance Company , at its sole discretion, elects to so issue a ntle Policy for the Property, it will do so in material reliance on each of the covenants, agreements, representations and warranties of Indemnitor set forth in this Agreement. NOW, THEREFORE, the parties hereto agree as follows: AGREEMENT: 1. DEFINITIONS: As used herein, the following terms shall have the following meanings: TERM: Construction: Construction Costs: Effective Date: Mechanics' Liens Pol icy Date: Property: State: Title Policy(ies}: DEFINITION: Any and all work, construction and/or replacement or segregation of materials which may give rise to the right for liens to be filed against the Property under the applicable statutes and/or equitable laws of the State. All costs, fees, expenses and/or obligations for labor, materials and/or services for or in connection with, the Construction. The date this Agreement becomes effective in accordance with Paragraph 3 below. All liens or rights to lien existing against the Property or which subsequently attach or are claimed against the Property due to Construction. The date of issuance of a Title Policy for the Property. That certain real property as described on Exhibit A attached hereto and incorporated herein by reference. The state in which the Property is located. Policy or policies of title insurance issued by First American Title Insurance Company with respect to the Property insuring against loss or damage due to Mechanics' Liens. 2. REPRESENTATIONS. WARRANTIES AND COVENANTS. As of the Effective Date, Indemnitor shall be deemed to represent, warrant and covenant to First American Title Insurance Company as to the Property that (a) all sums due and owing for Construction on the Property have been paid or will be paid promptly and in full before the respective times for filing Mechanics' Liens affecting the Property; (b) Indemnitor has funds sufficient to pay all Construction Costs applicable to the Property; and (c) there are no Mechanics' Liens or potential Page 1 c2001 First American Tlt:le Insurance Company All Rights Reserved Mechanics' Liens against the erty except as previously specified by In nitor in writing to First American Title Insurance Company. All representations, warranties and covenants contained herein are material to First American Title Insurance Company decision to issue a Title Policy for the Property. 3. EFFECTIVE DATE. Delivery of this Agreement by Indemnitor to First American Title Insurance Company shall not be deemed acceptance of this Agreement by First American Title Insurance Company or a commitment to issue a Title Policy for the Property. First American Title Insurance Company has no duty to Indemnitor to accept this Agreement or, in the future, to agree to issue a Title Policy for the Property. Upon acceptance of this Agreement by First American Title Insurance Company as evidenced by the issuance of a Title Policy, this Agreement shall remain in effect as long as First American Title Insurance Company has any possible liability under any Title Policy issued at any time in reliance on this Agreement. First American Title Insurance Company may rely on this Agreement to issue Title Policies at any time without notice to or further consent by Indemnitor. 4. MULTIPLE INDEMNITORS. 4.1 Joint and Several. If there is more than one Indemnitor under this Agreement, all of the obligations contained in this Agreement shall be the joint and several obligations of each and every Indemnitor. Each lndemnitor shall be fully liable to First American Title Insurance Company even if another lndemnitor is not liable for any reason, including the failure of such lndemnitor to execute this Agreement. 4.2 Waiver and Release. First American Title Insurance Company has the right, in its sole and absolute discretion and without notice to or consent by lndemnitor, to (a) waive any provision of this Agreement as it relates to any lndemnitor, at any time or from time to time, without providing the same or similar waiver for the benefit of any other Indemnitor, and/or (b) release any Indemnitor from any or all obligations under this Agreement at any time or from time to time, without releasing any other Indemnitor. 5. INDEMNIFICATION OBLIGATIONS. 5.1. Payment of Construction Costs. Indemnitor covenants and agrees that all Construction Costs on the Property shall be paid promptly and in full before the respective times for filing Mechanics' Liens affecting the Property. 5.2. Indemnity. In addition to any other rights or remedies available to First American Title Insurance Company, at law or in equity, lndemnitor agrees to pay, protect, defend, indemnify, hold and save harmless First American Title Insurance Company from and against any and all liabilities, claims of liability, obligations, losses, costs, charges, expenses, causes of action, suits, demands, judgments and damages of any kind or character whatsoever, including, but not limited to, reasonable attorneys' fees and costs (including appellate fees and costs) incurred or sustained by First American Title Insurance Company, and actual attorneys' fees and costs awarded against First American Title Insurance Company , directly or indirectly, by reason of, or arising under any Title Policy relating to Mechanics' Liens, or in any other action at law or in equity under any theory of recovery as a result of the existence of Mechanics' Liens. 5.3. Duty to Notify First American Title Insurance Company. In the event that (a) lndemnitor is in any manner notified of a claim which could affect the interests of First American Title Insurance Company under a Title Policy relating to Mechanics' Liens, or (b) any action is filed at law or in equity or any judicial or non-judicial proceeding (including arbitration) is commenced against the Property relating to Mechanics' Liens, Indemnitor agrees to promptly notify First American Title Insurance Company in writing of such claim, action or proceeding as soon as possible of Indemnitor's acquisition of knowledge thereof but, in no event, later than seven (7) days from receipt of said knowledge. 5.4. Rights and Obligations. Upon the filing of any action at law or in equity or the assertion of any claim, cause of action or judicial or non-judicial proceeding relating to Mechanics' Liens, or at any other time which First American Title Insurance Company shall, in its opinion, deem it reasonable to protect itself or its insured(s) under a Title Policy, First American Title Insurance Company shall have the right, but not the obligation, (a) to take such action as First American Title Insurance Company deems reasonable to protect its interest and that of its insured under any Title Policy, and/or (b) to demand that Indemnitor, at Indemnitor's sole cost and expense, promptly do, one or more of the following: (a) Cause a properly executed release of the Mechanics' Lien to be filed of record in the proper governmental office. (b) Cause to be recorded with respect to the Mechanics' Lien a bond releasing the Property from the effect of the Mechanics' Lien, should such bond be available and effective in removing the effect of such Mechanics' Lien from the Property as a matter of law. ( c) In situations where affirmative legal action or proceedings at law or in equity are necessary to discharge, eliminate, or remove the Mechanics' Lien with respect to the Property, Indemnitor shall cause (1) counsel selected by First American Title Insurance Company to institute such action or proceeding as is necessary to discharge, eliminate or remove the Mechanics' Liens as to Page 2 c2001 First American Title Insurance Company All Rights Reserved the Property; (2) such counsel to deliver to First Ameri itle Insurance Company a written representation in a form reasonably satisfactory to First American Title Insurance Company that such counsel (i) has accepted employment as counsel to commence and vigorously prosecute to conclusion such action or procedure, (ii) will promptly undertake any and all steps reasonably necessary to diligently prosecute such action, and (iii) will keep informed as to the status of such action or procedure as reasonably requested by First American Title Insurance Company, at no cost or expense to First American Title Insurance Company. Indemnitor may object to First American Title Insurance Company choice of counsel for reasonable cause. (d) If an action or proceeding concerning the Mechanics' Lien is instituted by a third party, Indemnitor shall cause (1) such action or proceeding to be timely defended and resisted by counsel selected by First American Title Insurance Company which counsel will protect First American Title Insurance Company and any and all insured(s) to whom First American Title Insurance Company may have possible liability as a result of the issuance of a Title Policy; and (2) such counsel to deliver to First American Title Insurance Company a written representation, in a form reasonably satisfactory to First American Title Insurance Company to the effect that such counsel (i) has accepted employment as counsel to defend any such action or resist any such proceeding, (ii) will promptly undertake any and all reasonable steps to protect First American Title Insurance Company and its insured(s), and (iii) will keep informed as to the status of such action or procedure as reasonably requested by First American Title Insurance Company, at no cost or expense to First American Title Insurance Company. Indemnitor may object to First American Title Insurance Company choice of counsel for reasonable cause. (e) If the payment of a sum of money will discharge, eliminate or remove the effect of the Mechanics' Lien as to the Property, Indemnitor shall pay such sum as is sufficient to discharge, eliminate or remove the Mechanics' Lien in a manner legally sufficient to effect the release of the Mechanics' Lien of record and shall deliver documents to First American Title Insurance Company, in a form reasonably satisfactory to First American Title Insurance Company . (f) Indemnitor shall take such action with respect to the Mechanics' Lien as First American Title Insurance Company shall, in its discretion, authorize Indemnitor in writing to undertake, provided that any such authority shall not be a waiver by First American Title Insurance Company to require Indemnitor at any time to comply with the foregoing subparagraphs of this Paragraph above, within ten (10) days of First American Title Insurance Company written revocation of authority to take action other than that under any other subparagraphs of this Paragraph, and demand that Indemnitor comply with any other subparagraphs of this Paragraph. 5.5. Interest. Indemnitor agrees that any sums which might be advanced or incurred by First American Title Insurance Company pursuant to this Agreement or by its exercise of any rights hereunder shall be repaid by Indemnitor to First American Title Insurance Company within ten (10) days of Indemnitor's receipt of First American Title Insurance Company written demand, together with interest thereon at four percent (4%) above the reference rate as charged by Bank of America as of the date such sum was advanced by First American Title Insurance Company and continuing until it is repaid in full, but in no event, shall such rate of interest exceed the lesser of: (a) ten percent (10%) per annum, or (b) the maximum rate permitted by law. 5.6. Determination of Coverage. Any determination of coverage by First American Title Insurance Company shall be conclusive evidence that the matter is within the Title Policy coverage as to the Mechanics' Liens for purposes of this Agreement. If First American Title Insurance Company accepts the defense of a matter within the Title Policy as to the Mechanics' Liens with a reservation of rights, all costs, damages, expenses and legal fees incurred by First American Title Insurance Company shall be deemed within the terms and obligations of Indemnitor under this Agreement even if the matter is subsequently determined by a court to not be within the Title Policy as to the Mechanics' Liens. 6. REMEDIES. Indemnitor specifically acknowledges that upon any default by any Indemnitor under this Agreement after demand by First American Title Insurance Company, First American Title Insurance Company shall have the right to exercise any and all remedies available at law, in equity or under this Agreement against any and all of the Indemnitors, including, but not limited to, injunctive relief, specific performance, damages, self-help and/or resort to any collateral held by First American Title Insurance Company to secure the obligations of Indemnitor under this Agreement. 7. SUBROGATION AND SUBORDINATION. Indemnitor hereby unconditionally grants to First American Title Insurance Company any and all rights of subrogation Indemnitor may have with respect to the Mechanics' Liens and agrees to promptly execute any documents with respect to the Mechanics' Liens or any other matter relating to this Agreement request by First American Title Insurance Company with respect to such right of subrogation and to deliver same to First American Title Insurance Company. Page 3 c2001 First American Trt:le Insurance Company All Rights Reserved Indemnitor hereby subordina dny and all debts owed to any Indemnit om any other Indemnitor to the obligations owed to First American Title Insurance Company under this Agreement. 8. FINANCIAL INFORMATION. Each Indemnitor represents and warrants to First American Title Insurance Company as of the date of delivery of the financial statements that the statements delivered to First American Title Insurance Company with respect to that Indemnitor: (a) were prepared in accordance with generally accepted accounting principles ("GAAP") unless otherwise noted therein; (b) are true, complete and correct in all material respects; (c) disclose all material financial information regarding Indemnitor; (d) fairly represent and present the financial condition and operations of Indemnitor; (e) if said statements were not prepared in accordance with GAAP, no GAAP statements and/or audited financial statements exist; and (f) since the date of the financial statements delivered to First American Title Insurance Company , there has been no material adverse change in the financial condition, operations, assets, liabilities, properties or business prospects of Indemnitor. Each Indemnitor agrees to promptly notify (but in no event later than ten (10) days after Indemnitor learns, by any means, of such event) First American Title Insurance Company in writing of any event which would reasonably be anticipated to, or which, in any event, would materially alter or in any material respect change said financial condition, operations, assets, liabilities, properties or business prospects. Upon request by First American Title Insurance Company, each Indemnitor further agrees to deliver to First American Title Insurance Company current financial statements and that by delivery of same, such Indemnitor shall be deemed to make all the same representations and warranties as to the new financial statements as set forth herein above except as otherwise disclosed in writing to First American Title Insurance Company concurrently with the delivery of the financial statements. Each Indemnitor hereby specifically grants to First American Title Insurance Company and its agents, representatives, and professionals, the right, at any time and from time to time, at the sole cost and expense of Indemnitor, to (a) examine the books, accounts, records and property of Indemnitor pertaining to the financial condition of Indemnitor, (b) furnish to First American Title Insurance Company for examination and copying all such books, accounts, records and other pertinent information, and/or (c) provide such further assurances as may be reasonably demanded by First American Title Insurance Company . In the event of more than one Indemnitor, each Indemnitor shall independently comply with this paragraph. 9. WAIVERS AND COVENANTS. In the event that Indemnitor is indemnifying First American Title Insurance Company with respect to a Property which is not directly owned by Indemnitor, Indemnitor understands and agrees that First American Title Insurance Company has no obligation to secure an indemnity from the owner(s) of the Property ("Owner"). Indemnitor agrees that the validity of this Agreement and the obligations of Indemnitor hereunder shall in no way be terminated, affected, limited or impaired by reason of (a) the assertion by First American Title Insurance Company of any rights or remedies which it may have under any other indemnity agreement or against any person or entity obligated thereunder or against the Owner, (b) First American Title Insurance Company failure to exercise, or delay in exercising, any such right or remedy or any right or remedy First American Title Insurance Company may have hereunder or in respect to this Agreement, (c) the commencement of a case under the Bankruptcy Code by or against the Owner or any person or entity obligated under the law or any other indemnity agreement, or (d) Indemnitor owning less than the entire interest in the Property. Indemnitor further covenants that this Agreement shall remain and continue in full force and effect as to any Title Policies issued at any time by First American Title Insurance Company with respect to the Property and that First American Title Insurance Company shall not be under a duty to protect, secure, insure, or enforce any rights it may have under any indemnity agreement or any other right against any third party, and that other indulgences or forbearance may be granted under any or all of such documents, all of which may be made, done or suffered without notice to, or further consent of, Indemnitor. First American Title Insurance Company may, at its option, proceed directly and at once, without notice, against any Indemnitor to collect and recover the full amount of the liability hereunder or any portion thereof, without proceeding against the Owner or any other person or entity. Indemnitor hereby waives and relinquishes (a) any right or claim of right to cause a marshalling of any Indemnitor's assets; (b) all rights and remedies accorded by applicable law to indemnitors or guarantors, except any rights of subrogation which Indemnitor may have, provided that the assurances and obligations provided for hereunder shall not be contingent upon the existence of any such rights of subrogation; (c) notice of acceptance hereof and of any action taken or omitted in reliance hereon; (d) presentment for payment, demand of payment, protest or notice of nonpayment or failure to perform or observe, or other proof, or notice or demand; (e) any defense based upon and election of remedies by First American Title Insurance Company, including without limitation an election to proceed in a manner which has impaired, eliminated or otherwise destroyed Indemnitor's rights of subrogation and reimbursement, if any, against the Owner or any third party; (f) any defense based upon any statute or rule of law which provides that the obligation of a surety must be neither larger in amount nor in other respects more burdensome than that of the principal; (g) the defense of Page 4 c2001 First American Title Insurance Company All Rights Reserved the statute of limitations in action hereunder or in any action for t _ collection or performance of any obligations covered by this Agreement; (h) and any duty on the part of First American Title Insurance Company to disclose to Indemnitor any facts First American Title Insurance Company may now or hereafter know about the Owner, since Indemnitor acknowledges that Indemnitor is fully responsible for being and keeping informed of the financial condition of the Owner and of all circumstances bearing on the risk of nonperformance of any obligations covered by this Agreement. 10. NOTICE. Any notices, demands or communications under this Agreement between Indemnitor and First American Title Insurance Company shall be in writing, shall include a reasonable identification of the Property together with First American Title Insurance Company order number, and may be given either by personal service, by overnight delivery, or by mailing via United Stated mail, certified mail, postage prepaid, return receipt requested, addressed to each party as set forth on the signature page of this Agreement. If the address for First American Title Insurance Company is not completed on the signature page, notice to First American Title Insurance Company shall be given to First American Title Insurance Company State office. All notices given in accordance with the requirements in this Paragraph shall be deemed to be received as of the earlier of actual receipt by the addressee thereof or the expiration of ninety-six (96) hours after depositing same in the United States Postal System. 11. MISCELLANEOUS. 11.1. No Waiver. No delay or omission by First American Title Insurance Company in exercising any right or power under this Agreement shall impair any such right or power or be construed to be a waiver thereof. A waiver by First American Title Insurance Company of a breach of any of the covenants, agreements, restrictions, obligations or conditions of this Agreement to be perfonmed by the Indemnitor shall not be construed as a waiver of any succeeding breach of the same or other covenants, agreements, restrictions, obligations or conditions under this Agreement. Furthermore, in order to be effective, any waiver must be in writing executed by First American Title Insurance Company . 11.2. No Third Party Beneficiaries. This Agreement is only between Indemnitor and First American Title Insurance Company , and is not intended to be, nor shall it be construed as being, for the benefit of any third party. 11.3. Partial Invalidity. In any term, provision, condition or covenant of this Agreement or the application thereof to any party or circumstance shall, to any extent, be held invalid or unenforceable, the remainder of this Agreement, or the application of such term, provision, condition or covenant to persons or circumstances other than those as to whom or which it is held invalid or unenforceable, shall not be affected thereby, and each term and provision of this Agreement shall be valid and enforceable to the fullest extend permitted by law. 11.4. Modification or Amendment. Any alteration, change, modification or amendment of this Agreement or any documents incorporated herein, in order to become effective, shall be made by written instrument executed by all parties hereto. 11.5. Execution in Counterpart. This Agreement and any modification, amendment or supplement to this Agreement may be executed by Indemnitor in several counterparts, and as so executed, shall constitute one Agreement binding on all Indemnitors, notwithstanding that all Indemnitors are not signatories to the original or the same counterpart. 11.6. Qualification; Authority. Each individual executing this Agreement on behalf of an Indemnitor which is an entity, represents, warrants and covenants to First American Title Insurance Company that (a) such entity is duly fonmed and authorized to do business in the State, (b) such person is duly authorized to execute and deliver this Agreement on behalf of such entity in accordance with authority granted under the organizational documents of such entity, and (c) such entity is bound under the terms of this Agreement. 11.7. Merger of Prior Agreements and Understandings. This Agreement and other documents incorporated herein by reference contain the entire understanding and agreement between the parties relating to the obligations of the parties with respect to Mechanics' Liens for future transactions involving the Property and all prior or contemporaneous agreements, understandings, representations and statements, oral or written, shall be of no force or effect. 11.8. Other. This Agreement shall be construed according to its fair meaning as if prepared by all parties to this Agreement. This Agreement shall be interpreted in accordance with the laws of the State and Indemnitor hereby agrees to submit to the jurisdiction of any state or federal court of First American Title Insurance Company choosing having competent jurisdiction, and to make no objection to venue therein should any action at law or in equity be necessary to enforce or interpret this Agreement. If any action at law or in equity is necessary to enforce or interpret the terms of this Agreement, the prevailing party in such action shall be entitled to have and to recover from the other party its reasonable attorneys' fees and other reasonable expenses in connection with such action or proceeding in addition to its recoverable court costs. Titles and captions are for convenience only and shall not constitute a portion of this Agreement. Page 5 c2001 First American Tlt:le Insurance company All Rights Reserved The recitals set forth hereina , are incorporated into this Agreement. , __ sed in this Agreement, masculine, feminine or neuter gender and the singular or plural number shall be deemed to include the others wherever and whenever the context so dictates. This Agreement shall inure to the benefit of and bind the personal representatives, successors and assigns of the parties hereto. 12. SECURITY. Indemnitor has or will provide security for this Agreement to First American Title Insurance Company as follows: [ ] None at this time Security Agreement* (Non cash) Security Agreement* (cash) Security Agreement (Letter of Credit) * Requires a UCC Financing Statement to be executed and filed. ] Letter of Credit Agreement with Sight Draft Form Control Agreement Deed of Trust Mortgage A breach by an obligor, pledgor or debtor under any of the foregoing documents as well as any documents which may be referenced in such documents shall be deemed a breach by lndemnitor under this Agreement. Unless otherwise agreed in writing, any sums held by First American Title Insurance Company as security may be held by First American Title Insurance Company in its general accounts and not deposited into an interest bearing account. Indemnitor understands that as a result of maintaining its accounts with a financial institution and its on-going banking relationship with the specific financial institution, First American Title Insurance Company may receive certain financial benefits such as an array of bank services, accommodations, loans or other business transactions from the financial institution ("collateral benefits"). Indemnitor agrees that any and all such collateral benefits shall belong solely to First American Title Insurance Company and First American Title Insurance Company shall have no obligation to account to Indemnitor for the value of any such collateral benefits. If the funds are deposited into a special interest bearing account, all such interest shall be added to and retained in the account as part of the security for First American Title Insurance Company . Any such interest earned shall be attributed for tax purposes to the Indemnitor depositing same. (Note: If security is to be taken, additional forms must be executed. Please be advised that additional documents may be needed to perfect a personal property security interest. Please follow directions on said forms as to additional requirements or consult your local underwriter.) 13. ESTOPPEL. NOTWITHSTANDING ANY POSSIBLE DIFFERENCE IN THE PARI7Y OF THE PARTIES HERETO, INDEMNITOR UNDERSTANDS THAT FIRST AMERICAN TITlE INSURANCE COMPANY IS UNDERTAKING A RISK SIGNIFICANll.Y GREATER THAN THAT UNDERTAKEN IN THE NORMAL COURSE OF PROVIDING TITLE INSURANCE POUCIES AND RELATED SERVICES BY ENTERING INTO THIS AGREEMENT AND ISSUING POLICIES OF Tlll.E INSURANCE IN RELIANCE ON THIS AGREEMENT, AND, THEREFORE, INDEMNITOR HEREBY DECLARES ITS WILUNGNESS TO ENTER INTO THIS AGREEMENT AND TO INDUCE FIRST AMERICAN TITlE INSURANCE COMPANY TO ACCEPT THIS AGREEMENT, REAUZING THAT INDEMNITOR'S BEST INTEREST, IN THE OPINION OF INDEMNITOR, IS BEING SERVED THEREBY. NOTICE: THIS AGREEMENT CONTAINS PROVISIONS WHICH PERSONALLY OBLIGATE INDEMNITOR. IT IS STRONGLY RECOMMENDED THAT INDEMNITOR CONSULT LEGAL COUNSEL PRIOR TO EXECUTING THIS AGREEMENT. INDEMNITOR,: Page 6 c2001 First American Title Insurance Company All Rights Reserved James Rosa David Rosa 1 All persons/entities executing this Agreement shall be deemed named parties to this Agreement as if their name also appeared in the introductory paragraph on page 1. Social Security or Tax ID No. _____ _ Notice Address:----------- Social Security or Tax ID No. ------ Notice Address:----------- ADDRESS FOR NOTICE TO FIRST AMERICAN TITLE INSURANCE COMPANY : (If this information is not completed, please see Paragraph 10.) Notice Address: 818 Stewart St, Ste 800 Seattle, WA 98101 Page 7 Notice Address: c2001 First American Trtle Insurance Company All Rights Reserved • EXHIBIT A DESCRIPTION OF PROPERTY Order No. 4243-2059547 (REQUIRED) Street Address: 4 Lots, Renton, Washington 98055 Legal Description: Parcel A: Lot 7, Block 1, Aker's Farms No. 5, according to the plat thereof, recorded in Volume 40 of Plats, page 27, in King County, Washington. Parcel B: Lot 8, Block 1, Aker's Farms No. 5, according to the plat thereof, recorded in Volume 40 of Plats, page 27, in King County, Washington. Parcel C: Lot 9, Block 1, Aker's Farms No. 5, according to the plat thereof, recorded in Volume 40 of Plats, page 27, in King County, Washington; Except that portion described as follows: Beginning at the Northeast corner of said Lot 9; Thence South 88016'39" West, along the Northerly line of said lot, a distance of 135.17 feet to the true point of beginning; Thence continuing South 88016'39" West, along said Northerly line of said lot, a distance of 80.00 feet; Thence South 1°43'21" East, a distance of 95 feet; Thence North 88016'39" East, a distance of 80.00 feet; Thence North 1043•21 • West, a distance of 95 feet to the true point of beginning. Parcel D: That portion of Lot 9, Block 1, Aker's Farms No. 5, according to the plat thereof recorded in Volume 40 of plats, page 27, in King County, Washington, described as follows: Beginning at the Northeast corner of said Lot 9; Thence South 88016'39" West, along the Northerly line of said lot, a distance of 135.17 feet to the true point of beginning; Thence continuing South 88016'39" West, along said Northerly line of said lot, a distance of 80.00 feet; Thence South 1°43'21" East, a distance of 95 feet; Thence North 88016'39" East, a distance of 80.00 feet; Thence North 1043•21• West, a distance of 95 feet to the true point of beginning. A.P.N. 008700-0070-01 and 008700-0075-06 and 008700-0080-09 and 008700-0081-08 Pages c2001 First American Title Insurance Company All Rights Reserved tQ King County Records and Elections Division Recorder's Office Dcpa1tmcnt of Executive Services King County Administration Building 500 Fourth A venue, Room 311 Seattle, WA 98104-2337 (206) 296-1570 (206) 296-0109 TDD (206) 205-8396 FAX Plat and Condominium Name Reservation Request Please NOTE: There is a $50.00 fee.for this transaction Reservation Type: lQ PLAT Q CONDOMINIUM Name Reserved: Reserved by: Contact: Telephone: Address: City, State, Zip: Rosa Meadows ESM Consulting Engineers Evan Mann 253-838-6113 33400 8th Ave S Federal Way WA 98003 Section: _2=9~---~Township: 23 North Range: -~0~5~E~a~s~t ______ _ Quarter: NW Quarter: _____________ _ Tax Parcel Number: 008700-0070 -0075 -0080 -0081 Comments: Signed: __________________ (Developer) This name reservation will expire one year from the date this request is filed with the KING COUNTY RECORDERS OFFICE. If the condominium or plat has not been declared within this time, and reservation of this name is still desired, a new NAME RESERVATION REQUEST must be tiled. The fee for Plat and Condo Name Reservations is $50.00 per KCO 2.12.120.D FOR RECORDERS USE ONLY: Approved: Date Filed: Date Reservation Expires: Sent to Assessor's: ______ (Records) ______ (Assessor) 1~CV O 5 -~ ' ' Li RECEIPT EG00015722 BILLING CONTACT Rob Risinger Conner Homes Group, LLC 846 108TH AVE, 200 BELLEVUE, WA 98004 REFERENCE NUMBER FEE NAME LUA 13-001537 PLAN -Environmental Review PLAN -Preliminary Plat Fee Technology Fee Printed On: 111512013 Prepared By: Elizabeth Higgins 6 ~-··r ;JS . City of. ------..,r 1 2 ti rt ri TRANSACTION TYPE Fee Payment Fee Payment Fee Payment --_, ---l)_ ·- Transaction Date: November 05, 2013 PAYMENT METHOD AMOUNT PAID Check #98-862 Check #98-862 Check #98-862 SUBTOTAL TOTAL RECEIVED NOV O 5 2013 crry OF RENro Pi ArvrvwG· ,, N '"IV/S/Otv $1,000.00 $4,000.00 $150.00 $5,150.00 $5,150.00 Page 1 of 1 '