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HomeMy WebLinkAboutReport 01... E.><h1·0,+.3 :;c_lllil!'C~j11n11111 , 111o~f--------Denis Lavv March 5, 2015 Mr. Jamie Waltier Harbour Homes, LLC 1441 North 34th Street, Suite 200 Seattle, WA 98103 r 1 ~· f Ir C rl __ .;.._ ·----;,.., _:) ---' Community & Economic Development Department CE."Chip"Vincent, Administrator SUBJECT: MINOR AMENDMENT TO WELMAN PRELIMINARY PLAT (LUAOS-107, ECF, PP) Dear Mr. Waltier: Background. Harbour Homes acquired the Welman Preliminary Plat (aka: Woodbridge Plat) from a previous owner (Michael Romano). The plat application was originally filed with King County by Michael Feuerborm of MJF Holdings, Inc. prior to its annexation to Renton in 2008 as part of the Benson Hill Annexation. The preliminary plat was approved by the Hearing Examiner on December 8, 2008, subject to conditions of approval. The plat was subsequently acquired by Michael Romano (Centurion Development Services). On November 20, 2009, at Michael Romano's request, minor revisions were approved with regard to a planter strip and sidewalk on the west of 11s'" Ave SE; joint-use driveways for lots 1-4; the extension of a planter strip through Lot 13; and the inclusion of a 6-foot wide trail and picnic area within the storm/critical area tract. In addition, the approval area noted the City's expectation that a 5-foot wide planter strip be included along 1161h Ave SE; and, that if lots abutting 116 1 h Ave SE were not fronting on 1161h, then a modulated fence and landscaping would be installed along 1161h. These revisions were approved via a formal decision (modification letter) on December 10, 2010. After Harbour Homes acquired the plat, a minor amendment to the Welman Preliminary Plat was approved on February 15, 2013. This modification approved revisions to the phrasing of the plat conditions to clarify City of Renton requirements for approval of the final plat. This approval included street design modification, clarification of the required impact fees and added a condition to comply with Renton's Residential Design Guidelines. Renton City Hall ~ 1055 South Grady Way , Renton, Washington 98057 • rentonwa.gov Jamie Waltier March 4, 2015 Page 2 Request. Harbour Homes is nearing completion of the required plat improvements and has requested additional minor modifications to reflect as-built conditions. The specific request is to remove two of the previously requested modifications: 1) the request (approved December 10, 2010) to extend the planter strip along the cul-de-sac through Lot 13; and 2) the request (also approved December 10, 2010) to allow joint-use driveways for Lots 1-4. In addition, Harbour Homes is requesting to be allowed to retain a 6-foot high wood fence with stone columns at regular intervals, rather than a modulated fence. Landscaping is provided in front of the fence. Analysis. The requested revisions and comments were incorporated into the revised plans submitted during engineering construction plan review. These revisions, plus Harbour Homes letter of February 13, 2015, constitute an application for a minor amendment to the Welman Preliminary Plat (LUA08-107), which was approved with conditions on December 8, 2008 and revised through requests for minor amendments on November 20, 2009 and December 10, 2010. Further clarification was provided on February 15, 2013. Per RMC 4-7-080M, at any time after a preliminary approval and before final approval, the applicant may submit an application that proposed an amendment to the approved or conditionally approved preliminary plat. To be considered a minor amendment, the application must comply with the following criteria: • Not result in or have the effect of decreasing the aggregated area of open space in the subdivision by 10 percent or more; • Not result in increasing the number of lots in the subdivision beyond the number previously approved; • Not result or have the effect of reducing the residential dwelling unit density for the site below the allowed minimum density; • Not result in the relocation of any roadway access point to an exterior street from the plat; • Not propose phasing of plat development; and • Not significantly increase any adverse impacts or undesirable effect on the plat. The proposed revisions have been reviewed and are found to not decrease open space; the revisions do not increase the number of lots; the revisions do not reduce the residential density below the allowed minimum density; the revisions do not relocate a roadway to an external access point; the revisions do not propose phasing; the revisions do not significantly increase any adverse impacts or undesirable effects of the plat. The elimination of the planter strip was allowed in the original decision from the Hearing • Jamie Waltier March 4, 2015 Page 3 Examiner (Condition No. 11 of the Hearing Examiner's Decision states: "The planter islands (if any} within the cul-de-sacs shall be maintained by the abutting lot owners or homeowners association. This shall be stated on the face of the plat." This condition was also stated in the February 15, 2013 letter. Finally, the modulation effect of the fence is achieved via the stone columns provided between fence sections. Therefore, this revision is also acceptable. Decision. The decision to approve the minor amendment to the Welman Preliminary Plat is subject to a 14-day appeal period from the date of this letter. Any appeals of the administrative decision must be filed with the City of Renton Hearing Examiner by 5:00 pm, March 19, 2015. If you have questions regarding this letter, please contact me at 425-430-7286 or Jan Illian, Plan Reviewer at 425-430-7216. Sincerely, -/ ·' ' . \. [, I V Jennifer Henning, AICP Planning Director cc: Chip Vincent, CED Administrator Vanessa Dolbee, Current Planning Manager Steve Lee, Development Engineering Manager Jan Illian, Plan Reviewer Parties of Record Denis Law Mayor. February 15; 2()13 Mr. Jamie Waltier Harbour Homes; LLC 1441 N. 34th Street, Suite 200 Seattle, WA 98103 ··t · ......... ci~rof, l ..... ··.···· .... - . .. · t\ ;~· rlTrc,~1 rl ·-~:....l:.,J,~~ .... D~partment of Commuhity and Economic Development C.E;"Chip"Vincent, Admill.istrator · RE: Minor Amend.men! Approval -Welman Preliminary Plat 18417 -116" Avenue SE LUA-08•107 Dear Mr. Waltier: We have reviewed the approved Welma.n preliminary plat. The preliminary plat is for 25 residential Jots, and located on the west side.of116'h Avenue SE. We have .reviewed the list of ·project conditions established by the. Renton He.a ring Examiner following annexation of the property to Renton, and are approving revisions to the phtasing of the platconditions to clarify Rentonrequirements for approval of the final plat. These requests anc! revisions are approved · as part of a minor amendrtient to the.preliminary plat, as allow.ed by Renton Municipal Code (RMC) 4-7-0BOM. The approved amended preliminary plat conditions are listed below. A worksheet listing the original conditions and revised cond.itions.is attached. ·The approved revisions include approval of street design modifications, clarificatio·n of required impact fees and a condition fo(compliance withHenton'sResidentia.1 Design Guidelines. Review. of Criteria for Street Modification Approval The s.treet modifications fonhe adjacent exrsting right-o(way and for the new internal street system were evaluated and approved underRMC (Renton Municipal Code) Section 4-9-2500. The original street standards We(e based on King County street standards, The approved modifications resu.lt.iri design stan.dard.s closer to the applicable Renton street standards for these streets, while maintaining the same or .less right-of-way dedication forthe proje.ct. The modifications reduce the amount of new impervious pavement, expand important planting strip opportonities, improve pedestrian access, while maintaining .appropriate level of improvements for vehicular access, emergency vehicle access and on-street parking opportunities. The approved street imprOvementmodifications are [n_·conform_ance to the m_odification decision criteria listed in RMC 4-9-250D.2. a. Substantially imp.lements the policy direction of the policies and obiectives of the Comprehensive Plan Land Use Eiement and the Community Design Element and the proposed modification is the mi"nimu"'? Odjustment_-ne·~essOry to inipterTlent these po/ides and objectives~. The Community Design Element has applicable policies listed .under a separate section la.be led Streets, Sidewalks and Streetscapes. These policies are address walkable neighborhoods,safety · and shared uses. Two specific policies support the decision to modify the street standards for greater.planting strip use, and for narrower pavement width. These policies are· Policy CD-102 and PolicyCD-103. Land Use Element Goals include three related items in #7 for new developmentiThe goal is to promote new development that"are walkable places", "support Renton City. Hall • 1055 South Grady Way • Rentor\,Washington 98057 • rentonwa.gov Mr. Jamie Wa1tier Page2of8 Fcbn,;ary 15, 2013 grid and flexible grid street and pathway patterns''., and "are visually attractive, safe, and healthy environments". The approved street modifications are consistent with these policy guidelines, b: Will meet the obiectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements. based upon sound engineering iudgmep1. The modified street improvements are in conformance to adopted Renton street standards for pavement width andon-street parking requirements. The sidewalk standards are modified to come closer to meeting current city standards, with the exception of only sidewalk on one side for the new internal roadway. The sidewalk in ·this situation meets the needs of the limited number of r.esidents relying on this sidewalk for access to the greater neighborhood. · c. Will not be iniurious ttJ other property(ies) in the vicinity. The improvements will provide an upgrade to current conditions, with. the addition of new sidewalks and additional on-street parking opportunities. The improvements on 1l6'h Ave SE will be consistent with other improveme.nts on \his Renton arterial, and will meet the standards.for safe vehicular, bike and pedestrian use. d. Conforms to the intent and purpose of the Code. These modifications from the prior King County standards are substantially .closer to existing city street standards for these streets, including adjustments to pavement width, planting strips and sidewalk location. e. Con be shown to be iustified and required for the use and situation intended. The revi.sed street standards provide a safer design for vehicles, bikes and pedestrians, and wil_l enhance the attractiveness of the new development. LI/viii not create adverse i;,,pacts to other property(ies) in the vicinity. There are no identified adverse impacts from these modifications of rural county street standards to something closer to standards designed for urban applications. Amended Conditions of Approval for the Welman Preliminary Plat The proposed subdivision of Welman Plat, as accepted by King County for complete application on March 26, 2006, and granted preliminary plat approval by the City of Renton on January 26, 2009 is granted approval of minor amendments to the preliminary plat, subject to the following rnnditions of final plat approval: 1. Compliance with all platting provisions of the Renton Municipal Code (RM() 4-8-110. 2. Original condifion deleted. King County staff has been unable to provide any information on the content or intention of the referenced King County Council Motion No. 5952.· 3. The plat shaHcomply with the King County base density {and minimum density) requirements of the R-8 zone classification in place in King County on March 26, 2006. All lots shall meet the · minimum dimensional requirements of the applicable King County R-8 zone classification and shall be generally as shown on the face of the approved preliminary plat, except that minor revisions to the plat w.hich do not result in su.bstantial changes may be approved at the discretion of the City of Renton Community & Ec~nomic Development Department. Ail future houses within the plat shall substantially conform to the guidelines .listed in Renton Municipal Code (RMC) 4-2,115 Residential Design and Open Space Requirements. The City shall.review and approve mod1ficotions from strict adherence to the prescribed standards Mr. Jamie Waltier Page3Df8 February 15, ~0\3 provided the applicant demonstrates design alternates meeting the spirit and intent of the guidelines. The houses shall o.therwise be in conformance with applicable vested King County setback requirements and other associated land use standards for development. Any. plat boundary discrepancy shall be resolved to the satisfaction of the City of Renton Community & Economic Development Department prior.to the submittal of the final plat documents. As used in this col1ditioi1, "discrepancy" is a· boundary hiatys, ·an o':'e.rlapping boundary or a physical aPpurtenance which indicates an encroachment, lfne.s of possession or ·a conflict of title. 4. All construction and upg;ading of publicand private roads shall be done ·in accordance with the King County Road Standards established and adopted by Ordinanc_e No. 11187, as amended (1993 KCRS), or as otherwise modified by agreement between the City of Renton Development Services Division and th_e applicant per RMC4-9-250D. 5. The applicant must obtain the approval of the Renton Fire Department for the adequacy of the fire hydrant, water main, and fire flow standards of RMC 4-5-_070. · · .6. Final plat approval shall require full compliance with the drainage provisions set forth in King County Code 9_.04. Compliance may result in reducing the number and/or location of lots as s.hown on the preliminary approved plat. Preliminary review has identified the following conditions of approval which represent portions of the drainage requirements. All other applicable requirements in KCC 9.04 and the Surface Water Design Manual (SWDM) must also be satisfied during engineering and fina_l review. a. Drainage plans and analysis shall complywith the 2005 King County Surface Water Design Manual and applicable updates adopted by King County. City of Renton Community & Economic Development Department approval of the drainaee.and roadway plans is required prior to any cons~ruction. b. Stand.ard plan notes as listed in the 2005 KCSWMshall be shown on the engineering plans. c. The following note shall be shown on the final recorded. plat: "Al/ building downspouts, footing drains, and drainsfrom·a/1 impervious surfaces such as patios and driveways shall be connected to the permanent storm drain ·outlet as shown on the approved construction drawings# · · on file with the City of Renton. This pion shall be submitted with the application of any building permit. All connections of the drains.must be constructed and approved prior to the final building inspection approval. For.those lots that are designated/or individual lot infiltration systems, the systems shall be constructed at the time of.the building permit and shall comply with plans onfile." d. The drainage facilities shall meet the requirements of the 2005 King County Surface Water Design Manual {KCSWDM). The drainage design shall meet at a minimu·m the Conservation Flow Control and Basic Water Quality requirements in the KCSWDM. e .. D_rainage adjustment L07V0085 was approved for this project. All conditions of approval for this adjustment shall be met prior to engineering plan approval. f. To implement the required Best Management Practices (BMPs)fortreatment of storm water, the final engineering plans and technical information report (TIR) shall clearly demonstrate compliance with all applicable design stan.dards. The requirements for best management practices are outlined in Chapter 5 of the 2005 KCSWDM. The design engineer shall address the applicable requirements on theflnal engineering plans and Mr. Jamie Wi31tier Page 4-of 8 February 15, 2013 provide all necessary documents for implementation. The final recorded pl_at shall include all required covenants, easements, notes-, and other details to implement the required BMPs for site development. 8. The following road improvements are required to be constructed in lieu of the original King County street standards: a. The internal access road (115th Place-SE) shall be improved with 26 feet of paving, · vertical curbs and gutters on both sides, a six foot planting strip and a five foot side walk. The new right-of-way width shall be a minimum of 37 feet in width. -The planting strip_and sidewalk shall be on the east side of the street, and parking shall be limited to only the east side of the street. - b. Future driveway widths for th_e plat must meet current City of Renton standards, with a maximum width of nine.feet for a single car width garage and 18 feet for a double car width garage. Driveways shall be configured to allow for a maximum number of on street parking spaces between ihe new driveways. c. The dead-end of 115'" Piace SE shall_ be improved w_ith a cul-de-sac, with a minimum radius of 50 feet dedicated right-of-way and paved width of 43 feet. A minimum five foot sidewalk is required aiong the northerly and easterly portion of the cul-de-sac extended through the west side of proposed Lot 13. The sidewalk within the cul-de-sac area only may be adjacent to the new curb, and rolled curb shall be used in the cul-de- sac area only. d. The project entryway frontage along SE 184th Street shall be improved with 20 feet of pavement with a 30 right-of-way dedication. A vertical curb and five foot sidewalk is required on the south side of the street. The north side of the pavement shall be a thickened edge, not extruded curb. e. The frontage .improvements along 1161h Ave SE shall include a new vertical curb and gutter 22 feet from centerline of the right-of-way. An eight foot planting strip (from face of curb to edge of sidewalk) and five·toot concrete sidewalk are also required. These improvements will require dedication of a minimum of five (5) feet of additional right-of-way. The radius imp'rovements at the intersection wfth SE 184th St must be per City of Renton requirements, along with any ~ssociated right-of-way dedicatio·n for the radius. f. . Street modifications may be approved by City of Renton Development Services Division, according to the modification procedures of Renton Municipal Code 4-9-250D. 8. All utilities within proposed rights-of'way must be bui-lt and approved perHMC 4-7-2UD prior to final plat recording. 9. The applicant shall pay the Renton Transportation Mitigation fee or Impact Fee in place at time of required payment. The current transportation mitigation fee requires full payment prior to recording of the _plat. If the new transportation impact fees are adopted prior to recording of the plat, the applicant shall pay those newly adopted fees at the time stipulated in the newly adopted impact fee r_egulations. -- 10. Lots within this subdivision are subject to Renton Municipal Code 4-1-150, which imposes impact fees to fund school system improvements needed to serve new developr:nent. As a condition offinal approval, fifty percent (50%) of the impact fees d.u_e for the plat shall be assessed and collected immediately prior to the 'recording, using the fee schedules in effect Mr. Jamie Waltier Page 5 of B February 1.'l, 2013 when the plat receives final approval. The balance of the assessed fee shall be allocated evenly to the dwelling units in the plat and shall be collected prior to the building permit issuance . . 11. The planter islands (if any) within the cul-de-sacs shall be maintained by the abutting lot owners or homeowners association. This shall be stated on the face of the final plat. 12, The proposed subdivision shall comply with the Critical Areas Code as outlined in KCC 21A.24. Permanent survey marking and signs as specified in KCC21A.24.160 shall also be addressed prior tofinal plat approva I. Temporary marking of critical areas and their buffers (e.g.,with bright orange construction fencing) shall be placed on the site and shall remain in place until all construction activities are completed. Preliminary plat review has identified the following specific requirements which apply to this project. All other applicable requirements from KCC 21A.24 shall also be addressed by the applicant. a: The Category IV wetland, less than 2,So'O square feet, shall have a 50 foot buffer as shown on the preliminary site plans. The buffer maybe reduced to 25 feet provided · the remaining buffer area is enhanced with native vegetation. b. The impacts to Critical Areas and buffers may be allowed for the construction of proposed Road 'A' and retention/detention pond provided a final mitigation plan is submitted during engineering re'view .. Con·struction techniques to minimize impacts to critical areas and buffer shall be considered during final road design. Techniques may include the use of retaining walls within the right-of-way. c. The wetland and buffer shall be placed in Critical Area Tracts (CAT) for long term protection. A four foot high split r~iled fence or similar shall be instal_led along the CAT boundary. Critical Area signs, one per lot or>those lots that abut the CAT, shall be installed on or near the fence. d. A,15' building set back line (BSBL) is required from the edge of Critical Area Tra_cts and shall be shown on all affected lots. e. Impacts to wetlands may require approval/permits from other.review agencies. It will be the applicant's responsibility to obtain approvals from other review agencies and submit the approvals/permits during engineering review. f. Prior to construction or clearing activities on site.the CAT boundaries shall be clearly marked-with orange'co.nstruction fen_cing or similar, and shown-on the enginc.ering plans. The fencing shall remain in place until all clearing or construction is completed. g. The engineering plans shall be submitted and reviewed by the City of Renton Community & Economic Deve.lopmenl staff. h. The following note shall be shown on the final engineering plan and recorded plat: RESTRICTIONS .FQR CRITICAL AREA TRACTS AND CRITICAL AREAS AND BUFFERS Dedication of a critical area tract/critical area and buffer conveys to the public a beneficial interest in the lahd within the tract/critical area and buffer. This interest includes the preservation of native vegetation for all purposes that benefit the public health, safety and welfare, including control of surface water and erosion, maintenance of slope stability, and protection of plant and animal habitat. The critical area tract/criticai area and buffer imposes upon all present and future owners and occupiers of the land subject to the tract/critical area and buffer the obligation, enforceable on behalfofthe public by the(ity of Renton, Mr. Jarnie Waltier .Page 6 of 8 · February 15, 2013 to leave undisturbed all trees and other vegetation within the tract/critical area and buffer. The.vegetation within the tract/critical area and buffer may not be cat, pruned, covered by fill, removed or damaged wit/rout approval in writing from the City of Renton Community & Economic DevelopmentDepartment or its successor ogericy/ _unless otherwise provided by law. The common boundary between the tract/critical area and buffer and the area of development activity must be marked or otherwise flagged to the satisfaction of the City of Renton.Community & Economic Development - Department prior to any clearing, grading, building construction or other development activity on a lot subject to the critical area tract/critical area a_nd buffer. The required marking or flagging shall remain in place until all development proposal activities in the vicinity of the sensitive area are completed. No building foundations are allowed beyond the required 15-foot · building setback fine, unless otherwise provided by law. 13. A suitable recreation space shall be provided within the combined drainage/ recreation tract. The recreation space may be placed above the vault. The recreation area must be accessible and consistent with.the requirements of KCC 21A.14.180 and KCC 21/\.14.190 (i.e.,. sport court[s], children's play equipment, pirnic table[s], benches, etc.) and landscaping of KCC 21A.16. In lieu of providing these improvements, the applicant may choose to pay the Parks Mitigation or ln1pact fees prior to the final plat recording, using the fee schedules in effect when the plat receives final approval. If t_he applicant opts to provide suitable recreation space _on- site, then the following conditions must be met. a. A detailed recreation sp·ace plan (i.e., landscape specs consistent with 21A.14 and KCC 21A.16) shall be subm_itted for review and approval by the City of Renton Community & Economic Development Department and'city of Renton Parks Department concurrent with the submittal of the engineering plans. This plan shall include location, area calculatieins, dimensiolls, finished grades, access to underground vault (access grate) and genera1 improvements, i.e., landscaping, fencing, and trail. b. All land·s·caping shall be maintained in good condition and be irrigated. The landscape plan shall include the method of irrigation. 14. A homeowners' association or other workable organization shall be established, to the satisfaction of the City of Renton Community & Economic Development Department, which provides for the ownership and continued maintenance of the recreation, open space and/or sensitive_ area tract(s). 15. Street trees shall be provided as follows: a. Trees shall be planted at,a rate of one tree for every 40 feet of frontage along SE <h 184 Place. Spacing may be modified to accommodate sight distance requirements for driveways and intersections. b. Trees shall be located within the street right-of-way and planted in accordance with Drawing No. 5-009 of the 2007 King County Road Standards, unless the City of Renton Development Services Division determines that trees should not be located in the street right-of-way. Mr. Jamie Waltier Page 7 of B Februat)' 15, 2013 c. If the City of Renton determines that the required street trees should not be located· within the right-of-way, they shall be located no more than 20 feet frnm-the street right-of-way line. d. The trees shall be owned and maintained by the abutting lot owners or the homeowners association or other workable organization unless the City of Renton has adopted a mainten_ance program. This shall be noted on the face of the final recorded plat. e. The species oftrees shall be approved by the City of Renton Community & Economic Development Department if located within the right-of.way, and shall not include poplar, cottonwood, soft maples, gum, any fruit-bearing trees, or any other tree or shrub whose roots are likely to obstruct sanitary or storm sewers, or that is not compatible with overhead utility lines. f. The applicant shall _submit a_ street tree plan and bond quantity sheet for review and approval by the City of Renton Community & Economic Development prior to engineering plan approval. g. The applicant shall contact Metro Service Planning at 206-684-1622 to determine if th ' th 116 Avenue SE is on _a bus route. If 116 Avenue SE is a bus route, the street tree plan shall also be reviewed by Metro. . · h. The streettrees must be installed and inspected, ora performance bond posted prior to recording of the plat. If a performance bond is posted, the street trees must be installed and inspected within one year of recording of the plat. At the time of inspection, if the trees are found to be installed per the approved plan, a maintenance bond must be submitted or the performance bond replaced with a maintenance bond, and held for one year. After one year, the maintenance bond may be released after the Community & Economic Development Department has completed a second inspection and determined that the trees _have been kept healthy and thriving. i. _A landscape inspection fee shall also be submitted prior to ·µlat recording if the City of Renton fee schedule includes this fee at the time of recording. 16. To implement appropriate tree retention standards under RM( 4-4-130, a detailed tree retention plan shall be submitted with the enginee,ing plans for the subject plat The tree retention plan (and engineering plans) shall be consistent with the requirements of RMC 4-4- 130. No clearing of the subject property is permitted until the final tree rete.nti.on plan is a pp roved by Renton Development Services Division. Flagging and temporary fencing of trees to be retained shall be provided, consistent with RMC 4-4-130. The placement of impervious surfaces, fill material., excavation work, or.the. storage of constructlOn mate~i.als i? prOhibi~ed within the fenced areas arou_nd the preserved trees, except for grading work permitted pursuant to RMC 4-4-BO. No clearing or grading of the site shall occur until CED approves the detailed tree retention plan. 17. All.future residences constructed within this subdivision [except those constructed on Lots 1 ·and 2) are required to be sprinklered (NFPA 13D) unless all portions of the exterior walis of structures will be within 150 feet(as a person would walk via an approved route arnund the building) from a minimum 20-loot wide, unobstructed driving surface. To qualify for removal of the sprinkler r.equi,rement, driving surfaces betwee·n curbs must be a minimum, of 26. f_eet in Mr. Jamie Waltier Page 8 of 8 February 15, 2013 width when parking is allowed on one side of the roadway, and atleast 32 feet in width when parking is permitted on both sides. 18. In the event that any archaeological objects ilre. uncovered on ·the site, the applicant shall comply with RCW Chapter 27.53, Archaeological Sites and Resources. Im.mediate notification and consultation with the State Office of Archaeology and Historical Preservation, King c;ou nty Office of Cultural Resources and relevanttribes (including the Suquamish, Puyallup and Muckleshoot tribes)is required if discovered materials are prehistoric and a site is present. This decision to approve the minor amendment to the Welman Preliminary Plat is subject to a fourteen (14) day appeal period from the date of this letter. Any appeals of the administrative decision must be filed with the City of Renton Hearing Examiner by 5:00 pm, March 1, 2013. If you have additional questions regarding requirements for this project, please contact Jan lflian at 425-430-7215. Sincerely, Ned w;;ttr Neil Watts, Director Development Services Division. cc: Chip Vincent, Community & Economic D~velopmeht Administrator Ka·yren Kittrick, Development Engineering Supervisor Jennifer Henning, Current Planning Mc1nager Jan Illian, Plan Reviewer ;f!rry Wasser, Associate Planner Denis Law Mayor December 10, 2010 Michael J. Romano 15904 NE 83rd Street Redmond, WA 98073 r J. City of , . -~·rt.Wll Department of Community and Economic Development Alex Pietsch, Administrator SUBJECT: WELMAN PRELIMINARY PLAT {LUAOB-107, ECF, PP} Dear Mr. Romano: On November 20, 2009 we acknowledged receipt of your October 1, 2009 letter and the revised sketch (attached} for the Welman Preliminary Plat. The revisions and comments at that time were: • 5-foot wide planter strip, plus 5-foot wide concrete sidewalk on west side of 11s•h Avenue SE. We felt that this revision was acceptable. The landscape strip and sidewalk is to be extended along the frontage of Lots 1-4 where the joint-use driveways are not punctuating the curb. y.. • Joint-use driveways for Lots 1-4. Joint-use driveways for Lots 1 and 2, and Lots 3 and 4 are supported, however, the width of the joint-use driveway cannot exceed a combined total of 20-feet, from the bottom of the curb tapers. By limiting the combined driveway to 20-feet, additional landscaping can be provided in the planting strips along the street frontage. ~-· • Extension of planter strip through Lot 13. The extension of the planter strip along the cul-de-sac through Lot 13 is acceptable. Appropriate trees are to be planted in the planter strip. • 6-foot wide trail and picnic area within storm/critical area tract. The 6-foot wide trail and picnic area within the stormwater tract would consist of crushed gravel. This is acceptable, and the City requests additional e"nhancement plantings in the stormwater tract. The trail in the critical area would be soft- surface wood chips in the wetland buffer. A wooden pedestrian bridge would cross the wetland. The trail is appropriate provided that it is extended to provide for a loop through the critical areas tract. This will require a second pedestrian wooden bridge. Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov Letter to Michael Romano Welman Preliminary Plat December 10, 2010 2 In addition to the above requested revisions and comments, it is the City's expectation that the 5-foot wide planter strip would be included along 1161 h Avenue SE. Because the proposed houses on the lots abutting 1161h Avenue SE are not fronting on 1161 h Avenue SE, it is the City's expectation that a modulated fence and landscaping would be installed along 1161h Avenue SE. The requested revisions and comments were incorporated into revised plans which were submitted to the City on April 7, 2010. These revisions constitute an application for a Minor Amendment to the Welman Preliminary Plat (LUA08-107) which was conditionally approved subject to conditions on December 8, 2008. Per RMC 4-7-080M at any time after preliminary approval and before final approval, the applicant may submit an application that proposes an amendment to the approved or conditionally approved preliminary plat. To be considered a minor amendment the amendment, the application must comply with the following criteria: • Not result in or have the effect of decreasing the aggregate area of open space in the subdivision by 10 percent or more; • Not result in increasing the number of lots in the subdivision beyond the number previously approved; • Not result or have the effect of reducing the residential dwelling unit density for the site below the allowed minimum density; • Not result in the relocation of any roadway access point to an exterior street from the plat; • Not propose phasing of plat development; and • Not significantly increase any adverse impacts or undesirable effects on the plat. The proposed revisions do not decrease the aggregate area of open space and the reconfigured open space tract would have the effect of further protecting the onsite wetland. The proposed number of lots would remain the same as approved by the Hearing Examiner and the residential unit density would not be reduced below the allowed minimum density. Furthermore, the roadway access point remains the same from 1161h Avenue SE. As originally proposed the project does not include phasing and the reconfigured lot arrangement and internal circulation pattern would decrease any adverse impacts or undesirable effects on the plat. Please be aware that the Hearing Examiner's recommendation for approval of the Welman Preliminary Plat contained conditions which referenced King County reviews and approvals. Prior to Final Plat approval the Hearing Examiner after conducting a public hearing must address the appropriateness of converting those conditions to reflect City of Renton reviews and approvals. .. Leiter to Michael Romano Welman Preliminary Plat December 10, 2010 Should you have additional questions, please contact Gerald Wasser at gwasser@ci.renton.wa.us or (425) 430-7382. Sin~erely, V ./ C" , (___---C-' '-"---.,,....- C. E. "Chip" Vincent Planning Director cc: File Jennifer Henning, Planning Manager Gerald Wasser, Associate Planner 3 .. '· , :! 1,1 ~&r'N•L l ,,.. l \ ~ ~ ' ( F :t ? J.: }§}'*' ... ......,.,...._/- fl/!:fUl,4? ~··1 :W:~;,,4 1ft (F \ \~ / I I~ • \-I~/ ~· ,t \ I [/:::30 I j\ / A/ / • 15904 NE 83'd ST P.O. Box 2668 Redmond, WA 98073 CENTURION DEVELOPMENT SERVICES November 17, 2010 Jennifer Henning, Planning Manager City of Renton 1055 Grady Way Renton, WA 98055 RE: Welman Plat Dear Jennifer: f.i-107 ( 425) 896-8392 OFF ( 425) 968-5596 FAX michael.romano@comcast.net On behalf of my client, MJF Holdings, Inc., due to market conditions we request that the City suspend review of the referenced project and place it on hold until further notice. Please call me at (425) 896-8392 if you have any questions or concerns. Cc: MJF Holdings, Inc. Attn: Michael J. Feuerborn Sincerely, CENT~RION D ~;;ZNT SERVICES ---11;· I / . /IL ---- Michael J. Romano Land Consultant "/,et us take the load" • ' '.L '.·-" (425) 896-8392 OFF 15904 NE 83'' ST P.O. Box 2668 Redmond. WA 98073 CENTURION DEVELOPMENT (425) 968-5596 FAX Jennifer Henning. City of Renton 1055 Grady Way Renton, WA 98055 RE: Welman P-Plat Revised Layout Dear Jennifer: SERVICES michacl.romano@comqst.I!e.! July 22, 2009 In accordance with our various discussions and meeting in your offices on June 1 o'", 2009 enclosed for your review and comment please find 4 copies of a revised road and lot layout for the referenced preliminary plat. We request that the City review this revised layout for in-house staff approval so that we may proceed directly to engineering. The revisions include relocating the stonn water detention tract to the NW corner of the property north of the wetland area, revising the alignment of the north-south portion of the plat access road about 140' west and revising the lots to a more user-friendly configuration designed with the builders' product line and end user utility in mind. Please note that the lot count is unchanged. In addition, we are proposing dedicating 3' for ROW purposes along 116th Ave. SE. This will provide sufficient room to allow widening the road improvements to accommodate the Urban Minor Arterial standards required by plat approval condition as well as a 5' wide planter strip per the City's request. Please note that the plat entry point and half street access road at SE 1841h Street has been maintained in accordance with the p-plat approval conditions. This serves to ensure future connectivity and access to developable properties adjacent to and north of the subject site in proper alignment with the existing east leg of SE 1841" Street. In order to accommodate City of Renton open space preferences we are proposing providing planter strips along 1161h Ave. SE, SE 184th Street (within plat) and the west side of SE 1151" Place around the cul-de-sac to the east line of proposed lot 14. In addition, we propose providing a planted open space area over the proposed detention vault for passive use. This results in provision of just under 17,000 SF of planted space in addition to the approximately 7,240 SF of open space provided by Critical Areas Tract 'G'. It should be noted that this revised layout results in a net reduction in direct wetland and wetland buffer impacts. Wetland impacts are reduced approximately 410 SF and wetland buffer impacts are reduced approximately 940 SF. In addition, roughly 775 SF of additional enhanced buffer is roposed along with enhancement of approximately 6,000 SF of existing buffer. "Let us take the load " Jennifer Henning July 22, 2009 Page 2 of 2 • We believe this revised layout results in significant improvements relative to the original approved preliminary plat for all parties involved including the City, the developer and the general public while meeting the letter and intent of the Hearing Examiners' Conditions of Approval. We appreciate this opportunity to work with the City of Renton on this project and look forward to providing a final product that meets all parties' needs. Please call me at (425) 896-8392 if you have any questions or comments. Enclosures CC: '~-i, ~Ir',,.--~ Sincerely, CENTUR,ION DEVEL~VICES 11tt-/ Th----- Michael J. Romano Land Consultant "Let us take the load " STATE OF WASHINGTON, COUNTY OF KING } AFFIDAVIT OF PUBLICATION PUBLIC NOTICE Linda M Mills, being first duly sworn on oath that she is the Legal Advertising Representative of the Renton Reporter a bi-weekly newspaper, which newspaper is a legal newspaper of general circulation and is now and has been for more than six months prior to the date of publication hereinafter referred to, published in the English language continuously as a bi-weekly newspaper in King County, Washington. The Renton Reporter has been approved as a Legal Newspaper by order of the Superior Court of the State of Washington for King County. The notice in the exact form annexed was published in regular issues of the Renton Reporter (and not in supplement form) which was regularly distributed to its subscribers during the below stated period. The annexed notice, a: Public Notice was published on, November I, 2008. The full amount of the fee charged for said foregoing publication is the sum of $133.00. /y~t #J7Jf'cb. ~ da M. Mills Legal Advertising Representative, Renton Reporter Su~ed and swo to me this 3rd day of November, 2008. Kathy Dais , otary Publi or t e State of Washington, Residing in Covington, Washington P. 0. Number: "''"'""'' ,, ,,,,~ OALS~ 1111,t _£:° ~ ''""\\\111,,, Q ~ .::-" ...... ,'t,ON l:~.1:,''1,, {,; = ,,. .::--~":,~ ~ 1,,,. ~ _ u:~ 0 ~Alf; ~ ~ ~ : ""-=-.:r ~ (;P ~ -.,, -Eo ~ • -::: Z ,::; ~ §u -c, g O ~ ~ ~ •11 •""" ..... = J.:. := /. "I: 1\,...:-c:,-/, (J), ,,, 10 19· ,,: -"' : ';.,.,,, ~ ..... ~- 11 "'9 )-. 11 11,,,\\"''''"' 'X"'" .;::- 11111 I,' Or: WP."',.,,-:- 1, :,o.." ''''''"'"'" NOTICE OF ENVIRONMENTAL DETERMINATION ENVIRONMENTAL REVIEW COMMITTEE AND PUBUC HEARING RENTON,WASHINGTON The Environmental Review Conuninee ha~ issued a Determination of Non- Significance for the following project under the authority of the Renton Municipal Code. Welman Preliminary Plat LUA08-107, ECF, PP (KC File No. L06P0009) Location: 18417 I 16th Avenue SE. The applicant is requesting Environmemal (SEPA) Review & approval of a Preliminary Plat for the subdivision of a 3.24-acrc site into 25-lots for the eventual development of single- family residences with tracts for Native Growth Protection Area, stormwater detention, recreation, private access, & joint use driveways. The project is vested to King County regulations, is zoned R-8 and is being processed by the City of Renton. Proposed density is 7. 14 d.u per gross acre. Lots would range 3,000 to 4.100 s.f. Access: would be from I 16th Avenue SE via new Roads "A" and "B" and ending in a cul-de-sac. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on November 17, 2008. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton. I05.' South Grady Way, Renton, V · 98057. Appeals to the Exami are governed by City of Rento,. Municipal Code Section 4-8- 110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. A Public Hearing will be held by the Renton Hearing Examiner in the Council Chambers, City Hall, on November 25, 2008 at 9:00 AM to consider the Preliminary Plat. If the Environmental Detennination is appealed, the appeal will be heard as part of this public hearing. Interested parties are invited to attend the public hearing. Published in the Renton Reporter on November I. 2008. #I35349. ~ < Denis Law, Mayor January 27, 2009 Michael Feuerborn MJF Holdings, Inc. 3502 B Street NW Auburn, WA 98001 CITY Re: Welman Preliminary Plat, File LUA-08-107, PP, ECF 18417 116th Avenue SE Dear Mr. Feuerborn: )F RENTON City Clerk Bonnie I. Walton At the regular Council meeting of January 26, 2009, the Renton City Council adopted the recommendation of the hearing examiner to approve the referenced preliminary plat, as outlined in the Hearing Examiner's Report and Recommendation dated December 8, 2008. Pursuant to RCW, a final plat meeting all requirements of State law and Renton Municipal Code shall be submitted to the City for approval within five years of the date of preliminary plat approval. If I can provide additional information or assistance, please feel free to call. Sincerely, Bonnie I. Walton City Clerk cc: Mayor Denis Law Council President Randy Cotman Jennifer Hellling, Principal PlaIU1er Parties of Record (27) -l-05_5_S_o_ut_h_G_r_ad_y_W_a_y ___ R_e-nt-on-,-W-a-sh-i-ngt_o_n_98_0_5_7 _--( 4-2-5)_4_3-0--6-51_0_/_F_A_X_(_42_5_)-43-0--6-5-l 6~ ~ AHEAD OF.THE CURVE ® This paper contains 50% recycled material. 30% post consumer Michael Romano Centurion Development Services PO Box 2668 Redmond, WA 98073 Dan & Mary Kay Owen 11445 SE 185 1h Place Renton, WA 98055 Ron & Tammi Burroughs 11449 SE 185 1h Place Renton, WA 98055 Trisha Bull PPMill CPLN LUSD ME OAK DE 0100 Kelly Whiting, KC DOT RD SERV DIV MS KSC TR 0231 Steve Townsend, Supervisor LUIS LUSD ME OAK DE 0100 Arlene Mariano, PPM! CPNLN LUSD MS OAK DE 0100 Jolin E. Stubb 18418 l 16'h Avenue SE Renton, WA 98058 Jennifer McCall Lozier Homes 1203 l 14'h Ave SE Bellevue, WA 98004 Roger Cecil Site Development Assoc., LLC 10117 Main Street Bothell, WA 98011 Mark & Mary Asman 11412 SE 1841h Street Renton, WA 98055 Steve Bottheim, Supervisor CPLN LUSD ME OAK DE 0100 Nick Gillen, Env Scientist CAS LUSD ME OAK DE 0100 Bruce Whittaker, Sr. Engr. ERS LUSD ME OAK DE 0100 King County DOES Land Use Services Division 900 Oakesdale Ave SW Renton, WA 98057 Lisa Dinsmore CPLN LUSD ME OAK DE 0100 Patricia Clayton 11426 SE l 86'h Street Renton, WA 98055 Chris Nepcan PO Box 9852 Spokane, WA 99209 MJF Holdings, Inc Michael Feuerborn 3502 B Street NW Auburn, WA 98001 John Baskin 11419 SE 186'h Street Renton, WA 98055 Kim Claussen, PPMIII CPLN LUSD ME OAK DE 0100 Shirley Goll, ASII CPLN LUSD ME OAK DE 0100 Kris Langley, Sr. Engr Traffic CPLN LUSE ME OAD DE 0100 Larry West, Env Scientist CAS LUSD ME OAK DE 0100 Seattle KC Health Dept E Environ Health 14350 SE Eastgate Way Bellevue, WA 98007 Bev Miller JayMarc Development 555 S Renton Village Place, Ste. 775 Renton, WA 98057 AFFIDAVIT OF SERVICE BY MAILING ST A TE OF WASHING TON ) ) ss. County of King ) Nancy Thompson being first duly sworn, upon oath, deposes and states: That on the 9 1" day of December 2008, affiant deposited via the United States Mail a sealed envelope(s) containing a decision or recommendation with postage prepaid, addressed to the parties of record in the below entitled application or petition. Signature: SUBSCRIBED AND SWORN to before me this l day of Qt.'4:'fybl' r·, 2008. Not Public iz:iror the State of Washington Re ding at ,.._,,_, /zr-r, , therein. , The Decision or Recommendation contains a complete list of the Parties of Record. HEARING EXAMINER'S REPORT },anuary 26, 2009 Plat: Welman, I 16th Ave SE, PP-08-l 07 Police: Training Officer, Washington State Criminal Justice Training Commission Police: Regional Misdemeanant Jail Facility, SCORE Creation & Interlocal Agreement Police: Lateral Police Officer Hire at Step D Transportation: FlexPass Program, King County & Sound Transit & Pierce Transit Transportation: South County Transportation Board (SCA TBd) Agreement Transportation: Eastside T ranspo1iation Partnership (ETP) Agreement Airport: BHC Inc Lease Addendum, LAG-93-004 Utility: Wash Wise Rebate Program, Portland Energy Conservation Utility: Monitoring Wells Repair & Improvement, Pacific Groundwater Group Separate Consideration Item 7.i. Legal: City Attorney Compensation Renton City Council Minutes Page 27 Hearing Examiner recommended approval, with conditions, of the Welman Preliminary Plat; a 25 lot subdivision located at 18417 116th Ave. SE. Council concur. Police Department recommended approval of a contract with the Washington State Criminal Justice Training Commission to utilize Jailer Alford Erwin in the capacity of a Training Officer through 1/l/2011. All salary and benefits will be reimbursed by the Washington State Criminal Justice Training Commiss10n. Council concur. Police Department recommended creation by ordinance of the South Correctional Entity (SCORE) and the SCORE Public Development Authority, and approval of the interlocal agreement with six other SCORE cities. Council concur. (See page 30 for ordinances.) Police Department requested authorization to hire a lateral police officer at Step D of the salary range, effective 1/16/2009. Council concur. Transportation Systems Division recommended approval of a contract with King County, Sound Transit, and Pierce Transit to continue the FlexPass Commute Trip Reduction Program for City employees in the amount of$37,950 for 2009-20 I 0. Council concur. Transportation Systems Division recommended approval of an agreement with the South County Transportation Board (SCA TBd), a South King County forum for inforniation sharing, coordination, and consensus building for regional transportation decisions for 2009 through 2012. Annual dues are $100. Council concur. (See page 30 for resolution.) Transportation Systems Division recommended approval of the Eastside Transportation Partnership (ETP) agreement, an Eastside forum for information sharing, consensus building, and coordination for regional transportation decision for 2009 through 2012. Annual dues are $200. Council concur. (See page 30 for resolution.) Transportation Systems Division recommended approval of an addendum to airport lease LAG-93-004, with BHC, Inc., to increase the total ground lease rate per appraisal by $9,365.47 annually through 10/28/2013, and to readjust the rate thereafter using the CPI index. Council concur. Utility Systems Division recommended approval ofan agreement in the amount of$30,314 with Portland Energy Conservation, Inc. for implementation of the 2009 Wash Wise rebate program in Renton. Council concur. Utility Systems Division recommended approval of a contract in the amount of $44,018 with Pacific Groundwater Group for engineering services related to repairing and improving monitoring wells in the Cedar River Aquifer. Council concur. MOVED BY CORMAN, SECONDED BY PERSSON, COUNCIL APPROVE THE CONSENT AGENDA AS AMENDED TO REMOVE ITEMS 7.b., 7.c., and 7.i. FOR SEPARATE CONSIDERATION. CARRIED. Legal Services Department recommended repealing sections of Title Ill of City Code regarding City Attorney compensation related to the City Attorney Office transition from contract services to City employment. Refer te FiHaRee ~i.!t.fil'.. Council concur. OF RENTON COUNCIL AGENDA ., I Al#: Submitting Data: For Agenda of: 1/26/2009 Dept/Div/Board .. Hearing Examiner Staff Contact. ..... Fred J. Kaufman, ext. 6515 Agenda Status Consent.. ............ X Subject: Public Hearing .. Correspondence .. Welman Preliminary Plat Ordinance ............. File No. LUA-08-107, ECF, PP Resolution ............ Old Business ........ Exhibits: New Business ....... Hearing Examiner's Report and Recommendation and Study Sessions ...... Zoning Map Information ......... Recommended Action: Approvals: Legal Dept ........ . Council Concur Finance Dept.. ... . Other. ............. . Fiscal Impact: Expenditure Required .. N/A Transfer/ Amendment ...... . Amount Budgeted ...... . Revenue Generated ........ . Total Project Budget City Share Total Project.. SUMMARY OF ACTION: I The hearing was held on November 25, 2008. The Hearing Examiner's Report and Rccormnendation 011 I the Welman Preliminary Plan was published on December 8, 2008. The appeal period ended on December 22, 2008. No appeals were filed. STAFF RECOMMENDATION: Approve the Welman Preliminary Plan as outlined in the Examiner's Report and Recommendation. Rcntonnet/agnb1Il/ hh Minutes APPLICANT/OWNER: CONTACT: LOCATION: SUMMARY OF REQUEST: SUMMARY OF ACTION: OFFICE OF THE HEARING EXAMINER CITY OF RENTON Michael Feuerborn MJF Holdings, Inc 3502 B Street NW Auburn, WA 9800 I Site Development Associates, LCC IO 117 Main Street Bothell, WA 98011 Welman Preliminary Plat File No.: LUA 08-107, PP, ECF 18417 116" Avenue SE December 8,,2008 Requesting Preliminary Plat approval for the subdivision of a 3.24-acre parcel into 25 lots for the eventual development of single-family residences, with tracts for Native Growth Protection Area, stormwater detention, recreation, private access, and joint use driveways. Development Services Recommendation: Approve subject to conditions. DEVELOPMENT SERVICES REPORT: The Development Services Report was received by the Examiner on November 18, 2008. PUBLIC HEARING: After reviewing the Development Services Report, examining available information on file with the application, field checking the property and surrounding area; the Examiner conducted a public hearing on the subject as follows: MINUTES The following minutes are a summary of the November 25, 2008 hearing. The legal record is recorded on CD. The hearing opened on Tuesday, November 25, 2008, at 10:24 a.m. in the Council Chambers on the seventh floor of the Renton City Hall. Parties wishing to testify were affirmed by the Examiner. The following exhibits were entered into the record: Exhibit No.1: Yellow file containing the original application, proof of posting, proof of publication and other documentation pertinent to this reauest. Exhibit No. 2: Vicinity Map and Preliminary Plat Map ,. I i I ', Welman Preliminary Plat File No.: LUA-08-107, PP, EC!· December 8, 2008 Page 2 Exhibit No. 3: Zoninv Map Exhibit No. 4: Topographic Man Exhibit No. 5: Conceptual Drainage with Preliminary Exhibit No. 6: Tree Retention/Replacement Map Utilities Exhibit No. 7: ERC Advisory Notes The hearing opened with a presentation of the staff report by Gerald Wasser, Associate Planner, Community and Economic Development Department, City of Renton, 1055 S Grady Way, Renton, Washington 98055. The Welman Preliminary Plat is a project that is vested in King County and is being processed by the City of Renton. King County prepared a preliminary report and recommendations to the City of Renton upon which the report to the Hearing Examiner is based. The property is 3 .24 acres and 25 proposed lots that range in size from approximately 3,003 to 4,081 square feet. The King County zoning is R-8 and the proposed density would be 7.14 dweJling units per gross acre. The site would be accessed from 116th Avenue SE, some lots would be accessed via private access tracts and joint use driveways, One combined recreation and stormwater tract, a second recreation tract and a Native Growth Protection tract all are proposed to be on site The site also contains a Category 4 Wetland part of which will be retained and enhanced in Tract B. A portion of the wetland will be removed for Road A and for the stonnwater detention/recreation tract. Environmental Review Committee issued a Determination of Non-Significance. No appeals were filed, The site is designated as Urban in the 1994 King County Comprehensive Plan, it is also in the Soos Creek Area Community Plan and is in compliance with the goals, objecti vcs and policies of those plans. The proposed lots comply with the development standards of King County, The lot pattern and internal circulation also comply with the King County Subdivision requirements, The Renton School District has stated that they can accommodate the additional students generated by this proposal. The Soos Creek Water and Sewer District has indicated its ability to serve this proposed project in terms of sewage disposal and water supply and water is available to meet the King County water flow standards. Adequate drainage measures are proposed to satisfy the requirements of King County Surface Water Development Manual. Michael Romano, PO Box 2668, Redmond 98073 stated that he was not representing any party in this matter, but he would be able to answer questions when necessary regarding King County requirements. Dan Owen, 11445 SE 185tl' Place, Renton 98055 stated that they live adjacent to the Native Growth Protection tract in that approximate area. Currently there is a gravel private road that provides access to residences north and west of the subject site. He wondered how the private road would work along side the proposed Road B since there is quite a bit of elevation difference. Secondly, Mr. Welman had installed a chain link fence along the west end of the property, would that fence remain or be removed? Welman Preliminary Plat File No.: LUA-08-107, PP, ECF December 8, 2008 Page 3 Lastly, the land is a bit rolling with various elevations, how much grading would take place? The Examiner stated that on page 3 of 12 indicates that there would be balanced on-site fill and grade. No import or export would done. Mary Kay Owen, 11445 SE 185th Place, Renton 98055 stated that in 2006 they received a plat map from King County, very similar to Exhibit 5. She wanted to make sure that Tract B, which is like a wetland would remain in this proposal. There is so much wildlife in the trees in that area, she hopes that all the trees, or as many as possible can be saved. Mr. Romano stated that he is somewhat familiar with King County Code and regarding the second access and extending the cul-de-sac to 116th. Since! 16th is a minor arterial according to King County road standards, they have a minimum intersection spacing requirement. In this case, as an arterial it is 1,000 feet. That is done to eliminate side friction as much as possible on arterials in order to maintain traffic flow. The access for the plat is located on the north side because that half street very closely matches up to an existing street on the east side of 116'h and that is a requirement that the County would have imposed, they want the center lines to match up, they don't like off-setting intersections. There appears to be high ground to the east of the cul-de-sac and that would need to be cut about two feet, they may cut that more than that. That material will be pushed over to the west side, south of Tract D where the rockery is indicated along the west property line. There will also be a retaining wall constructed along the west line of plat access road west of Tract A along Tract B due to the ravine that contains the wetland. Grade will have to be maintained in tbat location. Drainage from this site goes into a detention vault that will generate enough material that will be used to balance out the site. The drainage from that vault will discharge to that wetland, the wetland drains into Emerald Glen. Emerald Glen is a plat that he worked on in the early 1990' s, the drainage system there is an infiltration pond, where the water goes underground, disappears and does not show up in the County's drainage pond at 112'' and 184"'. Mr. Wasser stated that in the wetland all trees will be retained, the tract would be enhanced with more vegetation. The recreation tracts will be planted with grass and will have other vegetation as well as play and picnic equipment. Street trees will be required along all frontage streets. Kayren Kittrick, Community and Economic Development stated that they will take a good look at the private access tracts and most likely they will change to easement and be included in the property lots. They will also closely look at internal street designs and Fire will make sure that if any signage is necessary, it will be included. There is a lot more review to be done by the City of Renton. Road B is supposed to be full width. 1993 King County Road Standards allow a 30' road, with rolled curb and sidewalk on one side, it will be fully checked out. The plat shows 20' of pavement on Road B and 24' pavement throughout the roadway, allowing for two-way traffic and according to King County this would also allow parking. This does meet King County standards, which this plat is vested to. The recharge of the wetland is being handled by the retention/detention pond. It is controlled by the detention vault and cannot be overflooded, it has to retain. Mr. Romano stated that the 1993 King County Road Standards for minor access road is 24-feet paving flow line to flow line with either rolled or vertical curb and a sidewalk on one side. The access road that runs north/south and terminates in the cul-de-sac is designed to meet that standard. The half street road, which is allowed by Welman Preliminary Plat , File No.: LUA-08-107, PP, ECF December 8, 2008 Page 4 King County and required in the case is a 20-foot paved road with a sidewalk and curb and gutter on one side, in this case would be the south side. That is constructed with a 2% slope across the entire paved surface. When a property owner to the north comes in with an application they would be required to saw cut that existing paving at what would be the new center line of the roadway and construct a crown section. The Examiner called for further testimony regarding this project. There was no one else wishing to speak, and no further comments from staff. The hearing closed at 11 :02 a.m. FINDINGS, CONCLUSIONS & RECOMMENDATION Having reviewed the record in this matter, the Examiner now makes and enters the following: FINDINGS: I. The applicant, Michael Feuerborn, MJF Holdings, Inc., filed a request for a Preliminary Plat. 2. The yellow file containing the staff report, the State Environmental Policy Act (SEP A) documentation and other pertinent materials was entered into the record as Exhibit #1. 3. The Environmental Review Committee (EKC), the City's responsible official issued a Detenrnnat,on oC Non-Significance (DNS). 4. The subject proposal was reviewed by all departments with an interest in the matter. 5. The subject site is located at 18417 I 16th Avenue SE. The subject site is located on the west side of I 16th Avenue just north of SE 186th Street. 6. The subject site is zoned R-8 (Single Family Residential). 7. The subject site is part of the Benson Hill annexation. The application was submitted while the prope1ty was still under King County's jurisdiction and is, therefore, entitled to be developed under King County's zoning regulations. The subject site is considered vested to King County zoning. Lot size, yard dimensions and street width and sidewalk regulation are all governed by the King County standards. 8. The map element of the Comprehensive Plan designates the area in which the subject site is located as suitable for the development of detached single-family uses, but does not mandate such development without consideration of other policies of the Plan. 9. The subject site was annexed to the City with the adoption of Ordinance 5327 enacted in March 2008. 10. The subject site is approximately 3.24 acres. The subject site is approximately 350 feet deep by 380 feet wide (north to south) along 116th. 11. The subject site slopes generally downward to the northwest. 12. The dovmward slope to the northwest leads to a Category 4 wetlands in that corner of the subject site. 13. Trees are located in the wetland areas and those will be retained in a Native Growth Protection Welman Preliminary Plat File No.: LUA-08-107, PP, ECF December 8, 2008 Page 5 Easement. The applicant will be enhancing the wetland as provided by King County regulations. 14. The applicant proposes dividing the property into 25 lots for housing as well as a number of tracts for the wetland, Tract B, and open space, recreation and storm water detention, Tracts A and C. The applicant has also proposed a number of tracts for access roadways and joint use driveways. The City will review these later tracts, for access, and determine if they should be easements across fee owned property to spell-out ownership, access and maintenance responsibility 15. The proposed lots will be arranged in groups around a new public roadway ending in a cul-de-sac in the south central area of the plat. The roadway will run west from 116th and tum south just east of Tract B and then turn east to end in the cul-de-sac. The applicant proposed a number of smaller access tracts to provide ingress and egress to interior lots. As noted above, the City may require these tracts to be easements or shared driveways. 16. The proposed lots will range in size from 3,003 square feet to 4,081 square feet. 17. The applicant did not attend the public hearing. 18. The density for the plat would be 7 .14 dwelling units per gross acre. It meets King County standards. 19. A private road parallels the new road proposed along the north properly line. The expectation is that it will be paved and made public with future development in the area. 20. The subject site is located within the Renton School District. The project is expected to generate approximately 11 or 12 school age children. These students would be spread across the grades and would be assigned on a space available basis. 21. The development will generate approximately 10 vehicle trips per unit or approximately 250 trips for the 25 single-family homes. Approximately ten percent of the trips, or approximately 25 additional peak hour trips will be generated in the morning and evening. 22. The applicant will provide on-site recreation in lieu of contributing to a parks fund, which complies with King County code 23. Stormwater will be handled by a detention system along the north portion of the plat. A drainage adjustment was approved by King County, which combined drainage basins. Flows to the south and southwest will be diverted to the northern system. There were stormwater related complaints to the west. King County made adjustments to their existing systems and with the proposed on-site system, no additional incidents are anticipated. 24. Sewer and water will be provided by the Soos Creek District. 25. The plat was reviewed by King County's Subdivision Technical Committee and their report forms the basis of the City's information. City staff reviewed the report and made a general recommendation following King County's guidance. CONCLUSIONS: 1. The proposed plat appears to serve the public use and interest. It has been reviewed by King County's technical staff and in the main the recommendations of those staff have been followed by Rcnton's staff. Welman Preliminary Plat ,File No.: LUA-08-107, PP, ECF December 8, 2008 Page 6 The plat and its proposed lots meet the requirements for density, lot and roadway dimensions and development standards. 2. The development of the plat will add to the available base of detached single-family homes. It will do so in an area where urban services such as water and sewer are available. 3. The development will add to the tax base of the City and help offset the impacts of the additional population. The applicant will be providing on-site recreational opportunities lessening the burden on nearby parks. 4. The plat will be protecting its wetland and trees in that area in a Native Growth Protection Easement. Storm water will be appropriately directed according to King County standards lessening the potential for down steam flood events. 5. In conclusion, the plat should be approved by the City Council subject to the conditions recommended by King County staff and Renton staff. RECOMMENDATION: The City Council should approve the plat subject to the following conditions: I. Compliance with all platting provisions ofTitle 19A of the King County Code. 2. All persons having an ownership interest in the subject property shall sign on the face of the final plat a dedication which includes the language set forth in King County Council Motion No. 5952. 3. lbe plat shall comply with the density requirements of the R-8 zone classification. All lots shall meet the minimum dimensional requirements of the R-8 zone classification or shall be as shown on the face of the approved preliminary plat, whichever is larger, except that minor revisions to the plat which do not result in substantial changes may be approved at the discretion of the City of Renton Community & Economic Development Department. 4. All construction and upgrading of public and private roads shall be done in accordance with the King County Road Standards established and adopted by Ordinance No. 11187, as amended (1993 KCRS). 5. The applicant must obtain the approval of the City of Renton Fire Marshall for the adequacy of the fire hydrant, water main, and fire flow standards of Chapter 17 .08 of the King County Code. 6. Final plat approval shall require full compliance with the drainage provisions set forth in King County Code 9.04. Compliance may result in reducing the number and/or location of lots as shown on the preliminary approved plat. Preliminary review has identified the following conditions of approval, which represent portions of the drainage requirements. All other applicable requirements in KCC 9.04 and the Surface Water Design Manual (SWDM) must also be satisfied during engineering and final review. a. Drainage plans and analysis shall comply with the 2005 King County Surface Water Design Manual and applicable updates adopted by King County. City of Renton Welman Preliminary Plat File No.: LUA-08-107, PP, ECF December 8, 2008 Page 7 Community & Economic Development Department approval of the drainage and roadway plans is required prior to any construction. b. Current standard plan notes and ESC notes, as established by the King County Department of Development and Environmental Services (DDES) Engineering Review, shall be shown on the engineering plans. c. The following note shall be shown on the final recorded plat: "All building downspouts, footing drains, and drains from all impervious surfaces such as patws and driveways shall be connected to the permanent storm drain outlet as shown on the approved construction drawings # on file with DDES and/or the King County Department of Transportation. This plan shall be submitted with the application of any building permit. All connections of the drains must be constructed and approved prior to the final building inspection approval. For those lots that are designated for individual lot infiltration systems, the systems shall be constructed at the time of the building permit and shall comply with plans on file." d. The drainage facilities shall meet the requirements of the 2005 King County Surface Water Design Manual (KCSWDM). The drainage design shall meet at a minimum the Conservation Flow Control and Basic Water Quality requirements in the KCSWDM. e. Drainage adjustment L07V0085 was approved for this project. All conditions of approval for this adjustment shall be met prior to engineering plan approval. f. To implement the required Best Management Practices (BMPs) for treatment of storm water, the final engineering plans and technical information report (TIR) shall clearly demonstrate compliance with all applicable design standards. The requirements for best management practices are outlined in Chapter 5 of the 2005 KCSWDM. The design engineer shall address the applicable requirements on the final engineering plans and provide all necessary documents for implementation. The final recorded plat shall include all required covenants, easements, notes, and other details to implement the required BMPs for site development. 7. The proposed subdivision shall comply with the 1993 King County Road Standards (KCRS) including the following requirements: a. b. C. Road A from Road B to the cul-de-sac shall be improved at a minimum to the urban subaccess street standard. th th Road B (the westerly extension of SE 184 Street) froml 16 Avenue SE to Tract B shall be improved at a minimum to the urban one-half street standard. The option to construct Road B to a full-width subaccess street, (partially on the properties to the north) is also acceptable; provided that right-of-way from the offsite owner(s) on the north side can be obtained. • . ili fu OFFSITE: Road B shall be aligned with the east leg of SE 184 St at the 116 Avenue SE intersection in general conformance with the Offsite Improvement Plan received Weiman Preliminary Plat . File N·o.: LUA-08-107. PP, ECF December 8, 2008 Page 8 th May 27 , 2008, unless otherwise approved by the reviewing agency. This th improvement changes the alignment of the existing improved portions of SE 184 Street southerly to align with proposed Road B. This improvement shall meet the overlay requirements in Section 4.01(!) of the KCRS. If the option to improve Road B to a full width subaccess street is selected (Condition o, 7.b. above) and aligned ,vith existing SE 184 Street, the above offsite realignment of th SE 184 Street is not required. th d. FRONTAGE: The 116 Avenue SE frontage shall be improved at a minimum to the urban minor arterial street standard on the west side. This improvement shall meet the overlay requirements in Section 4.0l(f) of the KCRS. e. The joint use driveways and private access tracts shall be improved per Section 3 .0 I and 2.09 of the KCRS. These Tracts shall be owned and maintained by the Lot owners served. f. Modifications to the above road conditions may be considered according to the variance provisions in Section 1.08 of the KCRS. 8. All utilities within proposed rights-of-way must be included within a franchise approved by the City of Renton prior to final plat recording. 9. The applicant or subsequent owner shall comply with King County Code 14.75, M1tigat1on Payment System (MPS), by paying the required MPS fee and administration fee as determined by the applicable fee ordinance. The applicant has the option to either:(!) pay the MPS fee at final plat recording, or (2) pay the MPS fee at the time of building permit issuance. If the first option is chosen, the fee paid shall be the fee in effect at the time of plat application and a note shall be placed on the face of the plat that reads, "All fees required by King County Code 14.75, Mitigation Payment System (MPS), have been paid." If the second option is chosen, the fee paid shall be the amount in effect as of the date of building permit application. 10. Lots within this subdivision are subject to King County Code 21A.43, which imposes impact fees to fund school system improvements needed to serve new development. As a condition of final approval, fifty percent (50%) of the impact fees due for the plat shall be assessed and collected immediately prior to recording, using the fee schedules in effect when the plat receives final approval. The balance of the assessed fee shall be allocated evenly to the dwelling units in the plat and shall be collected prior to building permit issuance. 11. The planter islands (if any) within the cul-de-sacs shall be maintained by the abutting lot owners or homeowners association. This shall be stated on the face of the final plat. 12. The proposed subdivision shall comply with the Critical Areas Code as outlined in KCC 2IA.24. Permanent survey marking and signs as specified in KCC 2 IA.24.160 shall also be addressed prior to final plat approval. Temporary marking of critical areas and their buffers (e.g., with bright orange construction fencing) shall be placed on the site and shall remain in place until all construction activities are completed. Welman Preliminary Plat File No.: LUA-08-107, PP, ECF December 8, 2008 Page 9 Preliminary plat review has identified the following specific requirements, which apply to this project. All other applicable requirements from KCC 21A.24 shall also be addressed by the applicant. Wetlands a. The Category IV wetland, less than 2,500 square feet, shall have a 50 foot buffer as shown on the preliminary site plans. The buffer maybe reduced to 25 feet provided the remaining buffer area is enhanced "~th native vegetation. b. The impacts to Critical Areas and buffers may be allowed for the construction of proposed Road 'A' and retention/detention pond provided a final mitigation plan is submitted during engineering review. Construction techniques to minimize impacts to critical areas and buffer shall be considered during final road design. Techniques may include the use of retaining walls within the nght-of-way. c. The wetland and buffer shall be placed in Critical Area Tracts (CAT) for long-term protection. A four-foot high split railed fence or similar shall be installed along the CAT boundary. Critical Area signs, one per lot on those lots that abut the CAT, shall be installed on or near the fence. d. A 15' building set back line (BSBL) is required from the edge of Critical Area Tracts and shall be shown on all affected lots. e. Impacts to wetlands may require approval/permits from other review agencies. It will be the applicant's responsibility to obtain approvals from other review agencies and submit the approvals/permits during engineering review. f. Prior to construction or clearing activities on site the CAT boundaries shall be clearly marked with orange construction fencing or similar, and shown on the engineering plans. The fencing shall remain in place until all clearing or construction is completed. g. The engineering plans shall be submitted and reviewed by the City of Renton Community & Economic Development staff. h. The following note shall be shown on the final engineering plan and recorded plat: RESTRICTIONS FOR CRITICAL AREA TRACTS AND CRITICAL AREAS AND BUFFERS Dedication of a critical area tract/critical area and buffer conveys to the public a beneficial interest in the land within the tract/critical area and buffer. This interest includes the preservation of native vegetation for all purposes that benefit the public health, safety and welfare, including control of surface water and erosion, maintenance of slope stability, and protection of plant and animal habitat. The critical area tract/critical area and buffer imposes upon all present and future owners and occupiers of the land subject to the tract/critical area and buffer the obligation, enforceable on behalf of the public by the City of Renton, to leave undisturbed all trees and other vegetation within the tracVcritical area and buffer. The vegetation within the tract/critical area and buffer may not be cut, pruned, covered by fill, removed or damaged without approval in writing from the City of Renton Community & Welm_an Preliminary Plat File No.: LUA-08-107, PP, ECF December 8, 2008 Page 10 Economic Development Department or its successor agency, unless otherwise provided by law. The common boundary between the tract/critical area and buffer and the area of development activity must be marked or otherwise flagged to the satisfaction of the City of Renton Community & Economic Development Department prior to any clearing, grading, building construction or other development activity on a lot subject to the critical area tract/critical area and buffer. The required marking or flagging shall remain in place until all development proposal activities in the vicinity of the sensitive area are completed. No building foundations are allowed beyond the required 15-foot building setback line, unless otherwise provided by law. 13. Suitable recreation space shall be provided consistent with the requirements ofKCC 2 lA.14.180 and KCC 2 IA.14.190 (i.e., sport court[ s ], children's play equipment, picnic table[s], benches, etc.). a. A detailed recreation space plan (i.e. area calculations, dimensions, landscape specifications, equipment specifications, etc.) shall he submitted for review and approval by the City of Renton Community & Economic Development Department and Parks Department prior to or concurrent with the submittal of the engineering plan. b. A performance bond for recreation space improvements shall be posted prior to recording of the plat. 14. A homeowners' association or other workable organization shall be established, to the satisfaction of the City of Renton C01mmmity & Economic Development Department, which provides for the ownership and continued maintenance of the recreation, open space and/or sensitive area tract(s). 15. Street trees shall be provided as follows (per KCRS 5.03 and KCC 21A.16.050): a. Trees shall be planted at a rate of one tree for every 40 feet of frontage along all roads. Spacing may be modified to acconunodale sight distance requirements for driveways and intersections. b. Trees shall be located within the street right-of-way and planted in accordance with Drawing No. 5-009 of the 1993 King County Road Standards, unless King County Department of Transportation determines that trees should not be located in the street right-of-way. c. If the City of Renton determines that the required street trees should not be located within the right-of-way, they shall be located no more than 20 feet from the street right- of-way line. d. The trees shall be owned and maintained by the abutting lot owners or the homeowners association or other workable organization unless the City of Renton has adopted a maintenance program. Ownership and maintenance shall be noted on the face of the final recorded plat. e. The species of trees shall be approved by the City of Renton Community & Economic Welman Preliminary Plat File No.: LUA-08-107, PP, ECF December 8, 2008 Page 11 Development Department iflocated within the right-of-way, and shall not include poplar, cottonwood, soft maples, gum, any fruit-bearing trees, or any other tree or shrub whose roots are likely to obstruct sanitary or storm sewers, or that is not compatible with overhead utility lines. f. The applicant shall submit a street tree plan and bond quantity sheet for review and approval by the City of Renton Community & Economic Development Department prior to engineering plan approval. g. The applicant shall contact Metro Service Planning at 206-684-1622 to determine if fu fu 116 Avenue SE is on a bus route. If 116 Avenue SE is a bus route, the street tree plan shall also be reviewed by Metro. h. The street trees must be installed and inspected, or a performance bond posted prior to recording of the plat. If a performance bond is posted, the street trees must be installed and inspected within one year of recording of the plat. At the time of inspection, if the trees are found to be installed per the approved plan, a maintenance bond must be submitted or the performance bond replaced with a maintenance bond, and held for one year. After one year, the maintenance bond may be released after the City of Renton Community & Economic Development Department has completed a second inspection and determined that the trees have been kept healthy and thriving. 1. A landscape inspection fee shall also be submitted prior to plat recording. The inspection fee is subject to change based on the current County fees. 16. The applicant shall comply with all applicable provisions ofKCC Chapter 16.82, concerning the preservation of"significant trees" on subdivisions located in the King County "Urban" designated area. A detailed tree retention plan, which complies with KCC 16.82.156B2 and other applicable requirements of this Code section, shall be submitted to the City of Renton Community & Economic Development Department (CED) for review and approval prior to engineering plan approval. Bonding may be required by CED to assure implementation of the tree retention plan. No clearing or grading of the site shall occur until CED approves the detailed tree retention plan. 17. SPRINKLER REQUIREMENT: All future residences constructed within this subdivision ( except those constructed on lots I and 2) are required to be sprinkled NFP A 13D unless the requirement is removed by the City of Renton Fire Marshal or his/her designee. The Fire Code requires all portions of the exterior walls of structures to be within 150 feet (as a person would walk via an approved route around the building) from a minimum 20-foot wide, unobstructed driving surface. To qualify for removal of the sprinkler requirement driving surfaces between curbs must be a minimum of 28 feet in width when parking is allowed on one side of the roadway, and at least 36 feet in width when parking is permitted on both sides. Additionally, the driving surface of the access tracts within this subdivision must have minimum unobstructed widths of20 feet (no parking permitted); or respective lots accessed by those tracts will have to be sprinkled. 18. In the event that any archaeological objects are uncovered on the site, the applicant shall comply with RCW Chapter 27.53, Archaeological Sites and Resources. Immediate notification and Welman Preliminary Plat File No.: LUA-08-107, PP, ECF December 8, 2008 Page 12 consultation with the State Office of Archaeology and Historical Preservation, King County Office of Cultural Resources and relevant tribes (including the Suquamish, Puyallup and Muckleshoot tribes) is required if discovered materials are prehistoric and a site is present. ORDERED TlllS 8th day of December 2008. FREDJ.KAUF HEARINGEXA TRANSMl1TED THIS 8'h day of December 2008 to the parties of record: Gerald Wasser Development Services Renton, WA 98057 Roger Cecil Site Development Associates, LCC 10117 Main Street Bothell, WA 98011 Mark & Mary Asman 11412 SE 184'h Street Renton, WA 98055 Steve Bottheim, Supervisor CPLN LUSD MS OAK DE 0100 Nick Gillen, Env Scientist CAS LUSD ME OAK DE 0100 Bruce Whittaker, Sr. Engr. ERS LUSD ME OAK DE 0100 King County DOES Land Use Services Division 900 Oakesdale Ave SW Renton, WA 98057 Jolin E. Stubb 18418 1161h Avenue SE Renton, WA 98058 Jennifer McCall Lozier Homes 1203 114'" Ave SE Bellevue, WA 98004 Kayren Kittrick Development Services Renton, WA 98057 M.J.F. Holdings, Inc. Michael Feuerborn 3502 B Street NW Auburn, WA 98001 John Baskin 11419 SE 186'" Street Renton, WA 98055 Trisha Bull, PPMIII CPLN LUSD ME OAK DE 0100 Shirley Goll, ASII CPLN LUSD ME OAK DE 0100 Kris Langley, Sr. Engr Traffic CPLN LUSD MS OAK DE 0100 Lan-y West, Env Scientist CAS LUSD MS OAK DE 0100 Lisa Dinsmore CPLN LUSD MS OAK DE 0100 Patricia Clayton 11426 SE 186th Street Renton, WA 98055 Chris Nepean PO Box 9852 Spokane, WA 99209 Michael Romano Centurion Development Services PO Box 2668 Redmond, WA 98073 Dan & Mary Kay Owen 11445 SE 185"' Place Renton, WA 98055 Ron & Tammi BmToughs 11449 SE 185'h Place Renton, WA 98055 Kim Claussen, PPMlll CPLN LUSK ME OAK DE O 100 Kelly Whiting, KC DOT RD SERV DIV MS KSC TR 0231 Steve Townsend, Supervisor LUIS LUSD MS OAK DE 0100 Arlene Mariano, PPM! CPNLN LUSD MS OAK DE O 100 Seattle KC Health Dept E Environ Health 14350 SE Eastgate Way Bellevue, WA 98007 Bev Miller JayMarc Development 555 S Renton village Place, Ste. 775 Renton, WA 98055 Welman Preliminary Plat File No.: LUA-08-107, PP, ECF December 8, 2008 Page 13 TRANSMITTED THIS 8'" day of December 2008 to the following: Mayor Denis Law Jay Covington, Chief Administrative Officer Julia Medzegian, Council Liaison Gregg Zimmerman, PBPW Administrator Alex Pietsch, Economic Development Jennifer Henning, Development Services Stacy Tucker, Development Services Marty Wine, Assistant CAO Dave Pargas, Fire Larry Meckling, Building Official Planning Commission Transportation Division Utilities Division Neil Watts, Development Services Janet Conklin, Development Services Renton Reporter Pursuant to Title IV, Chapter 8, Section lOOGofthe City's Code, request for reconsideration must be filed in writing on or before 5:00 p.m., December 22. 2008. Any aggrieved person feeling that the decision of the Examiner is ambiguous or based on erroneous procedure, errors of law or fact, error in judgment, or the discovery of new evidence which could not be reasonably available at the prior hearing may make a written request for a review by the Examiner within fourteen (14) days from the date of the Examiner's decision. This request shall set forth the specific ambiguities or errors discovered by such appellant, and the Examiner may, after review of the record, take further action as he deems proper. An appeal to the City Council is governed by Title IV, Chapter 8, Section 110, which requires that such appeal be filed with the City Clerk, accompanying a filing fee of$75.00 and meeting other specified requirements. Copies of this ordinance are available for inspection or purchase in the Finance Department, first floor of City Hall. An appeal must be filed in writing on or before 5:00 p.m., December 22, 2008. If the Examiner's Recommendation or Decision contains the requirement for Restrictive Covenants, the executed Covenants will be required prior to approval by City Council or final processing of the file. You may contact this office for information on formatting covenants. The Appearance of Fairness Doctrine provides that no ex parte (private one-on-one) communications may occur concerning pending land use decisions. This means that parties to a land use decision may not communicate in private with any decision-maker concerning the proposal. Decision-makers in the land use process include both the Hearing Examiner and members of the City Council. All communications concerning the proposal must be made in public. This public communication permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence. Any violation of this doctrine would result in the invalidation of the request by the Court. The Doctrine applies not only to the initial public hearing but to all Requests for Reconsideration as well as Appeals to the City Council. • Project Location: Hexrp/08-107.doc CA RMH R-B H4 -29 T23N RSE E 1/2 CA CA R-!l ' . 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'-, I ,40° cENTfR F R:\Proiects\ 136 (Drecmcroft)\005-05 (Welman )\Dwg\sheels\pplat\WM-osO 1 .dwg Scale· 3C ,._jlfO c:~r, £(£:) • Minutes APPLICANT/OWNER: COJ\11ACT: LOCATION: SUMMARY OF REQUEST: SUMMARY OF ACTION: OFFICE OF THE HEARING EXAMINER CITY OF RENTON Michael Feuerborn MJF Holdings, Inc 3502 B Street NW Auburn, WA 98001 Site Development Associates, LCC 10117 Main Street Bothell, WA 98011 Welman Preliminary Plat File No.: LUA 08-107, PP, ECF 18417 l 16'h Avenue SE December 8, 2008 Requesting Preliminary Plat approval for the subdivision of a 3.24-acre parcel into 25 Jots for the eventual development of single-family residences, with tracts for Native Growth Protection Area, stormwater detention, recreation, private access, and joint use driveways. Development Services Recommendation: Approve subject to conditions. DEVELOPMENT SERVICES REPORT: The Development Services Report was received by the Examiner on November 18, 2008. PUBLIC HEARING: After reviewing the Development Services Report, examining available information on file with the application, field checking the property and surrounding area; the Examiner conducted a public hearing on the subject as follows: MINUTES The following minutes are a summary of the November 25, 2008 hearing. The legal record is recorded on CD. The hearing opened on Tuesday, November 25, 2008, at 10:24 a.m. in the Council Chambers on the seventh floor of the Renton City Hall. Parties wishing to testify were affirmed by the Examiner. The following exhibits were entered into the record: Exhibit No. 1: Yellow file containing the original Exhibit No. 2: Vicinity Map and Preliminary Plat application, proof of posting, proof of publication and Map other documentation pertinent to this request. .. Welman Preliminary Plat File No.: LUA-08-107, PP, ECF December 8, 2008 Page 2 Exhibit No. 3: Zoning Mao Exhibit No. 5: Conceptual Drainage with Preliminary Utilities Exhibit No. 7: ERC Advisory Notes Exhibit No. 4: Topoo-raohic Mao Exhibit No. 6: Tree Retention/Replacement Map The hearing opened with a presentation of the staff report by Gerald Wasser, Associate Planner, Community and Economic Development Department, City of Renton, 1055 S Grady Way, Renton, Washington 98055. The Welman Preliminary Plat is a project that is vested in King County and is being processed by the City of Renton. King County prepared a preliminary report and recommendations to the City of Renton upon which the report to the Hearing Examiner is based. The property is 3 .24 acres and 25 proposed lots that range in size from approximately 3,003 to 4,081 square feet. The King County zoning is R-8 and the proposed density would he 7.14 dwelling units per gross acre. The site would be accessed from I 16th A venue SE, some lots would be accessed via private access tracts and joint use driveways. One combined recreation and stormwater tract, a second recreation tract and a Native Growth Protection tract all are proposed to be on site The site also contains a Category 4 Wetland part of which will be retained and enhanced in Tract B. A portion of the wetland will be removed for Road A and for the stormwater detention/recreation tract. Environmental Review Committee issued a Determination of Non-Significance. No appeals were filed. The site is designated as Urban in the 1994 King County Comprehensive Plan, it is also in the Soos Creek Area Community Plan and is in compliance with the goals, objectives and policies of those plans. The proposed lots comply with the development standards of King County. The lot pattern and internal circulation also comply with the King County Subdivision requirements. The Renton School District has stated that they can accommodate the additional students generated by this proposal. The Soos Creek Water and Sewer District has indicated its ability to serve this proposed project in terms of sewage disposal and water supply and water is available to meet the King County water flow standards. Adequate drainage measures are proposed to satisfy the requirements of King County Surface Water Development Manual. Michael Romano, PO Box 2668, Redmond 98073 stated that he was not representing any party in this matter, but he would be able to answer questions when necessary regarding King County requirements. Dan Owen, 11445 SE !85'h Place, Renton 98055 stated that they live adjacent to the Native Growth Protection tract in that approximate area. Currently there is a gravel private road that provides access to residences north and west of the subject site. He wondered how the private road would work along side the proposed Road B since there is quite a bit of elevation difference. Secondly, Mr. Welman had installed a chain link fence along the west end of the property, would that fence remain or be removed? Welman Preliminary Plat File No.: LUA-08-107, PP, ECF December 8, 2008 Page 3 Lastly, the land is a bit rolling with various elevations, how much grading would take place? The Examiner stated that on page 3 of 12 indicates that there would be balanced on-site fill and grade. No import or export would done. Mary Kay Owen, 11445 SE 185'h Place, Renton 98055 stated that in 2006 they received a plat map from King County, very similar to Exhibit 5. She wanted to make sure that Tract B, which is like a wetland would remain in this proposal. There is so much wildlife in the trees in that area, she hopes that all the trees, or as many as possible can be saved. Mr. Romano stated that he is somewhat familiar with King County Code and regarding the second access and extending the cul-de-sac to 116th. Since I 16th is a minor arterial according to King County road standards, they have a minimum intersection spacing requirement. In this case, as an arterial it is 1,000 feet. That is done to eliminate side friction as much as possible on arterials in order to maintain traffic flow. The access for the plat is located on the north side because that half street very closely matches up to an existing street on the east side of 116 1h and that is a requirement that the County would have imposed, they want the center lines to match up, they don't like off-setting intersections. There appears to be high ground to the east of the cul-de-sac and that would need to be cut about two feet, they may cut that more than that. That material will be pushed over to the west side, south of Tract D where the rockery is indicated along the west property line. There will also be a retaining wall constructed along the west line of plat access road west of Tract A along Tract B due to the ravine that contains the wetland. Grade will have to be maintained in that location. Drainage from this site goes into a detention vault that will generate enough material that will be used to balance out the site. The drainage from that vault will discharge to that wetland, the wetland drains into Emerald Glen. Emerald Glen is a plat that he worked on in the early 1990's, the drainage system there is an infiltration pond, where the water goes underground, disappears and does not show up in the County's drainage pond at 112'" and 1841h. Mr. Wasser stated that in the wetland all trees will be retained, the tract would be enhanced with more vegetation. The recreation tracts will be planted with grass and will have other vegetation as well as play and picnic equipment. Street trees will be required along all frontage streets. Kayren Kittrick, Community and Economic Development stated that they will take a good look at the private access tracts and most likely they will change to easement and be included in the property lots. They will also closely look at internal street designs and Fire will make sure that if any signage is necessary, it will be included. There is a lot more review to be done by the City of Renton. Road Bis supposed to be full width. 1993 King County Road Standards allow a 30' road, with rolled curb and sidewalk on one side, it will be fully checked out. The plat shows 20' of pavement on Road Band 24' pavement throughout the roadway, allowing for two-way traffic and according to King County this would also allow parking. This does meet King County standards, which this plat is vested to. The recharge of the wetland is being handled by the retention/detention pond. It is controlled by the detention vault and cannot be overflooded, it has to retain. Mr. Romano stated that the 1993 King County Road Standards for minor access road is 24-feet paving flow line to flow line with either rolled or vertical curb and a sidewalk on one side. The access road that runs north/south and terminates in the cul-de-sac is designed to meet that standard. The half street road, which is allowed by Welman Preliminary Plat File No.: LUA-08-107, PP, ECF December 8, 2008 Page 4 King County and required in the case is a 20-foot paved road with a sidewalk and curb and gutter on one side, in this case would be the south side. That is constructed with a 2% slope across the entire paved surface. When a property owner to the north comes in with an application they would be required to saw cut that existing paving at what would be the new center line of the roadway and construct a crown section. The Examiner called for further testimony regarding this project. There was no one else wishing to speak, and no further comments from staff. The hearing closed at 11 :02 a.m. FINDINGS, CONCLUSIONS & RECOMMENDATION Having reviewed the record in this matter, the Examiner now makes and enters the following: FINDINGS: 1. The applicant, Michael Feuerborn, MJF Holdings, Inc., filed a request for a Preliminary Plat. 2. The yellow file containing the staff report, the State Environmental Policy Act (SEPA) documentation and other pertinent materials was entered into the record as Exhibit #1. 3. The Environmental Review Committee (ERC), the City's responsible official issued a Determination of Non-Significance (DNS). 4. The subject proposal was reviewed by all departments with an interest in the matter. 5. The subject site is located at 18417 116th Avenue SE. The subject site is located on the west side of I 16th A venue just north of SE 186th Street. 6. The subject site is zoned R-8 (Single Family Residential). 7. The subject site is part of the Benson Hill annexation. The application was submitted while the property was still under King County's jurisdiction and is, therefore, entitled to be developed under King County's zoning regulations. The subject site is considered vested to King County zoning. Lot size, yard dimensions and street width and sidewalk regulation are all governed by the King County standards. 8. The map element of the Comprehensive Plan designates the area in which the subject site is located as suitable for the development of detached single-family uses, but does not mandate such development without consideration of other policies of the Plan. 9. The subject site was annexed to the City with the adoption of Ordinance 5327 enacted in March 2008. 10. The subject site is approximately 3.24 acres. The subject site is approximately 350 feet deep by 3 80 feet wide (north to south) along 116th. 11. The subject site slopes generally downward to the northwest. 12. The downward slope to the northwest leads to a Category 4 wetlands in that corner of the subject site. 13. Trees are located in the wetland areas and those will be retained in a Native Growth Protection Welman Preliminary Plat File No.: LUA-08-107, PP, ECF December 8, 2008 Page 5 Easement. The applicant will be enhancing the wetland as provided by King County regulations. 14. The applicant proposes dividing the property into 25 lots for housing as well as a number of tracts for the wetland, Tract B, and open space, recreation and storm water detention, Tracts A and C. The applicant has also proposed a number of tracts for access roadways and joint use driveways. The City will review these later tracts, for access, and determine if they should be easements across fee owned property to spell-out ownership, access and maintenance responsibility 15. The proposed lots will be arranged in groups around a new public roadway ending in a cul-de-sac in the south central area of the plat. The roadway will run west from 116th and tum south just east of Tract B and then tum east to end in the cul-de-sac. The applicant proposed a number of smaller access tracts to provide ingress and egress to interior lots. As noted above, the City may require these tracts to be easements or shared driveways. 16. The proposed lots will range in size from 3,003 square feet to 4,081 square feet. 17. The applicant did not attend the public hearing. 18. The density for the plat would be 7.14 dwelling units per gross acre. It meets King County standards. 19. A private road parallels the new road proposed along the north property line. The expectation is that it will be paved and made public with future development in the area. 20. The subject site is located within the Renton School District. The project is expected lo generate approximately 11 or 12 school age children. These students would be spread across the grades and would be assigned on a space available basis. 21. The development will generate approximately IO vehicle trips per unit or approximately 250 trips for the 25 single-family homes. Approximately ten percent of the trips, or approximately 25 additional peak hour trips will be generated in the morning and evening. 22. The applicant will provide on-site recreation in lieu of contributing to a parks fund, which complies with King County code 23. Stormwater will be handled by a detention system along the north portion of the plat. A drainage adjustment was approved by King County, which combined drainage basins. Flows to the south and southwest will be diverted to the northern system. There were stormwater related complaints to the west. King County made adjustments to their existing systems and with the proposed on-site system, no additional incidents are anticipated. 24. Sewer and water will be provided by the Soos Creek District. 25. The plat was reviewed by King County's Subdivision Technical Committee and their report forms the basis of the City's information. City staff reviewed the report and made a general recommendation following King County's guidance. CONCLUSIONS: 1. The proposed plat appears to serve the public use and interest. It has been reviewed by King County's technical staff and in the main the recommendations of those staff have been followed by Renton's staff. Welman Preliminary Plat File No.: LUA-08-107, PP, ECF December 8, 2008 Page 6 The plat and its proposed lots meet the requirements for density, lot and roadway dimensions and development standards. 2. The development of the plat will add to the available base of detached single-family homes. It will do so in an area where urban services such as water and sewer are available. 3. The development will add to the tax base of the City and help offset the impacts of the additional population. The applicant will be providing on-site recreational opportunities lessening the burden on nearby parks. 4. The plat will be protecting its wetland and trees in that area in a Native Growth Protection Easement. Storm water will be appropriately directed according to King County standards lessening the potential for down steam flood events. 5. In conclusion, the plat should be approved by the City Council subject to the conditions recommended by King County staff and Renton staff. RECOMMENDATION: The City Council should approve the plat subject to the following conditions: I. Compliance with all platting provisions of Title 19A of the King County Code. 2. All persons having an ownership interest in the subject property shall sign on the face of the final plat a dedication which includes the language set forth in King County Council Motion No. 5952. 3. The plat shall comply with the density requirements of the R-8 zone classification. All lots shall meet the minimum dimensional requirements of the R-8 zone classification or shall be as shown on the face of the approved preliminary plat, whichever is larger, except that minor revisions to the plat which do not result in substantial changes may be approved at the discretion of the City of Renton Community & Economic Development Department. 4. All construction and upgrading of public and private roads shall be done in accordance with the King County Road Standards established and adopted by Ordinance No. 11187, as amended (1993 KCRS). 5. The applicant must obtain the approval of the City of Renton Fire Marshall for the adequacy of the fire hydrant, water main, and fire flow standards of Chapter 17.08 of the King County Code. 6. Final plat approval shall require full compliance with the drainage provisions set forth in King County Code 9.04. Compliance may result in reducing the number and/or location of lots as shown on the preliminary approved plat. Preliminary review has identified the following conditions of approval, which represent portions of the drainage requirements. All other applicable requirements in KCC 9.04 and the Surface Water Design Manual (SWDM) must also be satisfied during engineering and fmal review. a. Drainage plans and analysis shall comply with the 2005 King County Surface Water Design Manual and applicable updates adopted by King County. City of Renton Welman Preliminary Plat File No.: LUA-08-107, PP, ECF December 8, 2008 Page 7 Community & Economic Development Department approval of the drainage and roadway plans is required prior to any construction. b. Current standard plan notes and ESC notes, as established by the King County Department of Development and Environmental Services (DDES) Engineering Review, shall be shown on the engineering plans. c. The following note shall be shown on the final recorded plat: "All building dovmspouts, footing drains, and drains from all impervious surfaces such as patios and driveways shall be connected to the permanent storm drain outlet as shown on the approved construction drawings # on file with ODES and/or the King County Department of Transportation. This plan shall be submitted with the application of any building permit. All connections of the drains must be constructed and approved prior to the final building inspection approval. For those lots that are designated for individual lot infiltration systems, the systems shall be constructed at the time of the building permit and shall comply with plans on file.11 d. The drainage facilities shall meet the requirements of the 2005 King County Surface Water Design Manual (KCSWDM). The drainage design shall meet at a minimum the Conservation Flow Control and Basic Water Quality requirements in the KCSWDM. e. Drainage adjustment L07V0085 was approved for this project. All conditions of approval for this adjustment shall be met prior to engineering plan approval. f. To implement the required Best Management Practices (BMPs) for treatment of storm water, the final engineering plans and technical information report (TIR) shall clearly demonstrate compliance with all applicable design standards. The requirements for best management practices are outlined in Chapter 5 of the 2005 KCSWDM. The design engineer shall address the applicable requirements on the final engineering plans and provide all necessary documents for implementation. The final recorded plat shall include all required covenants, easements, notes, and other details to implement the required BMPs for site development. 7. The proposed subdivision shall comply with the 1993 King County Road Standards (KCRS) including the following requirements: a. b. C. Road A from Road B to the cul-de-sac shall be improved at a minimum to the urban subaccess street standard. th th Road B (the westerly extension of SE 184 Street) from! 16 Avenue SE to Tract B sha11 be improved at a minimum to the urban one-half street standard. The option to construct Road B to a full-width subaccess street, (partially on the properties to the north) is also acceptable; provided that right-of-way from the offsite owncr(s) on the north side can be obtained. th tl, OFFSITE: Road B shall be aligned with the east leg of SE 184 St at the 116 Avenue SE intersection in general conformance with the Offsite Improvement Plan received Welman Preliminary Plat File No.: LUA-08-107, PP, ECF December 8, 2008 Page 8 d. e. ti, May 27 , 2008, unless otherwise approved by the reviewing agency. This th improvement changes the alignment of the existing improved portions of SE 184 Street southerly to align with proposed Road B. This improvement shall meet the overlay requirements in Section 4.0l(f) of the KCRS. If the option to improve Road B to a full width subaccess street is selected (Condition th 7.b. above) and aligned with existing SE 184 Street, the above offsite realignment of th SE 184 Street is not required. th FRONTAGE: The 116 Avenue SE frontage shall be improved at a minimum to the urban minor arterial street standard on the west side. This improvement shall meet the overlay requirements in Section 4.0l(f) of the KCRS. The joint use driveways and private access tracts shall be improved per Section 3.01 and 2.09 of the KCRS. These Tracts shall be owned and maintained by the Lot owners served. f. Modifications to the above road conditions may be considered according to the variance provisions in Section 1.08 of the KCRS. 8. All utilities within proposed rights-of-way must be included within a franchise approved by the City of Renton prior to final plat recording. 9. The applicant or subsequent owner shall comply with King County Code 14.75, Mitigation Payment System (MPS), by paying the required MPS fee and administration fee as determined by the applicable fee ordinance. The applicant has the option to either: (!) pay the MPS fee at final plat recording, or (2) pay the MPS fee at the time of building permit issuance. If the first option is chosen, the fee paid shall be the fee in effect at the time of plat application and a note shall be placed on the face of the plat that reads, "All fees required by King County Code 14.75, Mitigation Payment System (MPS), have been paid." If the second option is chosen, the fee paid shall be the amount in effect as of the date of building permit application. 10. Lots within this subdivision are subject to King County Code 2 lA.43, which imposes impact fees to fund school system improvements needed to serve new development. As a condition of final approval, fifty percent (50%) of the impact fees due for the plat shall be assessed and collected immediately prior to recording, using the fee schedules in effect when the plat receives final approval. The balance of the assessed fee shall be allocated evenly to the dwelling units in the plat and shall be collected prior to building permit issuance. 11. The planter islands (if any) within the cul-de-sacs shall be maintained by the abutting lot owners or homeowners association. This shall be stated on the face of the final plat. 12. The proposed subdivision shall comply with the Critical Areas Code as outlined in KCC 2 lA.24. Permanent survey marking and signs as specified in KCC 2 IA.24.160 shall also be addressed prior to final plat approval. Temporary marking of critical areas and their huffers ( e.g., with bright orange construction fencing) shall be placed on the site and shall remain in place until all construction activities are completed. Welman Preliminary Plat File No.: LUA-08-107, PP, ECF December 8, 2008 Page 9 Preliminary plat review has identified the following specific requirements, which apply to this project. All other applicable requirements from KCC 2 IA.24 shall also be addressed by the applicant. Wetlands a. The Category IV wetland, less than 2,500 square feet, shall have a 50 foot buffer as shown on the preliminary site plans. The buffer maybe reduced to 25 feet provided the remaining buffer area is enhanced with native vegetation. b. The impacts to Critical Areas and buffers may be allowed for the construction of proposed Road 'A' and retention/detention pond provided a final mitigation plan is submitted during engineering review. Construction techniques to minimize impacts to critical areas and buffer shall be considered during final road design. Techniques may include the use ofretaining walls within the right-of-way. c. The wetland and buffer shall be placed in Critical Area Tracts (CAT) for long-term protection. A four-foot high split railed fence or similar shall be installed along the CAT boundary. Critical Area signs, one per lot on those lots that abut the CAT, shall be installed on or near the fence. d. A 15' building set back line (BSBL) is required from the edge of Critical Area Tracts and shall be shown on all affected lots. e. Impacts to wetlands may require approval/permits from other review agencies. It will be the applicant's responsibility to obtain approvals from other review agencies and submit the approvals/permits during engineering review. f. Prior to construction or clearing activities on site the CAT boundaries shall be clearly marked with orange construction fencing or similar, and shown on the engineering plans. The fencing shall remain in place until all clearing or construction is completed. g. The engineering plans shall be submitted and reviewed by the City of Renton Community & Economic Development staff. h. The following note shall be shown on the final engineering plan and recorded plat: RESTRICTIONS FOR CRITICAL AREA TRACTS AND CRITICAL AREAS AND BUFFERS Dedication of a critical area tract/critical area and buffer conveys to the public a beneficial interest in the land within the tract/critical area and buffer. This interest includes the preservation of native vegetation for all purposes that benefit the public health, safety and welfare, including control of surface water and erosion, maintenance of slope stability, and protection of plant and animal habitat. The critical area tract/critical area and buffer imposes upon all present and future owners and occupiers of the land subject to the tract/critical area and buffer the obligation, enforceable on behalf of the public by the City of Renton, to leave undisturbed all trees and other vegetation within the tract/critical area and buffer. The vegetation within the tract/critical area and buffer may not be cut, pruned, covered by fill, removed or damaged without approval in writing from the City of Renton Community & Welman Preliminary Plat File No.: LUA-08-107, PP, ECF December 8, 2008 Page 10 Economic Development Department or its successor agency, unless othetwise provided by law. The common boundary between the tracVcritical area and buffer and the area of development activity must be marked or otherwise flagged to the satisfaction of the City of Renton Community & Economic Development Department prior to any clearing, grading, building construction or other development activity on a lot subject to the critical area tracVcritical area and buffer. The required marking or flagging shall remain in place until all development proposal activities in the vicinity of the sensitive area are completed. No building foundations are allowed beyond the required 15-foot building setback line, unless otherwise provided by law. 13. Suitable recreation space shall be provided consistent with the requirements ofKCC 2 lA.14.180 and KCC 2 IA. 14. 190 (i.e., sport court[s ], children's play equipment, picnic table[s], benches, etc.). a. A detailed recreation space plan (i.e. area calculations, dimensions, landscape specifications, equipment specifications, etc.) shall be submitted for review and approval by the City of Renton Community & Economic Development Department and Parks Department prior to or concurrent with the submittal of the engineering plan. b. A performance bond for recreation space improvements shall be posted prior to recording of the plat. 14. A homeowners' association or other workable organization shall be established, to the satisfaction of the City of Renton Community & Economic Development Department, which provides for the ownership and continued maintenance of the recreation, open space and/or sensitive area tract(s). 15. Street trees shall be provided as follows (per KCRS 5.03 and KCC 21A.16.050): a. Trees shall be planted at a rate of one tree for every 40 feet of frontage along all roads. Spacing may be modified to accommodate sight distance requirements for driveways and intersections. b. Trees shall be located within the street right-of-way and planted in accordance with Drawing No. 5-009 of the 1993 King County Road Standards, unless King County Department of Transportation determines that trees should not be located in the street right-of-way. c. If the City of Renton determines that the required street trees should not be located within the right-of-way, they shall be located no more than 20 feet from the street right- of-way line. d. The trees shall be owned and maintained by the abutting lot owners or the homeowners association or other workable organization unless the City of Renton has adopted a maintenance program. Ownership and maintenance shall be noted on the face of the final recorded plat. e. The species of trees shall be approved by the City of Renton Community & Economic Welman Preliminary Plat File No.: LUA-08-107, PP, ECF December 8, 2008 Page 11 Development Department iflocated within the right-of-way, and shall not include poplar, cottonwood, soft maples, gum, any fruit-bearing trees, or any other tree or shrub whose roots are likely to obstruct sanitary or storm sewers, or that is not compatible with overhead utility lines. f. The applicant shall submit a street tree plan and bond quantity sheet for review and approval by the City of Renton Community & Economic Development Department prior to engineering plan approval. g. The applicant shall contact Metro Service Planning at 206-684-1622 to determine if ili ili 116 Avenue SE is on a bus route. If 116 Avenue SE is a bus route, the street tree plan shall also be reviewed by Metro. h. The street trees must be installed and inspected, or a performance bond posted prior to recording of the plat. If a performance bond is posted, the street trees must be installed and inspected within one year ofrecording of the plat. At the time of inspection, if the trees are found to be installed per the approved plan, a maintenance bond must be submitted or the performance bond replaced with a maintenance bond, and held for one year. After one year, the maintenance bond may be released after the City of Renton Community & Economic Development Department has completed a second inspection and determined that the trees have been kept healthy and thriving. 1. A landscape inspection fee shall also be submitted prior to plat recording. The inspection fee is subject to change based on the current County fees. 16. The applicant shall comply with all applicable provisions ofKCC Chapter 16.82, concerning the preservation of "significant trees" on subdivisions located in the King County "Urban" designated area. A detailed tree retention plan, which complies with KCC 16.82.156B2 and other applicable requirements of this Code section, shall be submitted to the City of Renton Community & Economic Development Department (CED) for review and approval prior to engineering plan approval. Bonding may be required by CED to assure implementation of the tree retention plan. No clearing or grading of the site shall occur until CED approves the detailed tree retention plan. 17. SPRINKLER REQUIREMENT: All future residences constructed within this subdivision (except those constructed on lots 1 and 2) are required to be sprinkled NFPA 13D unless the requirement is removed by the City of Renton Fire Marshal or his/her designee. The Fire Code requires all portions of the exterior walls of structures to be within 150 feet (as a person would walk via an approved route around the building) from a minimum 20-foot wide, unobstructed driving surface. To qualify for removal of the sprinkler requirement driving surfaces between curbs must be a minimum of 28 feet in width when parking is allowed on one side of the roadway, and at least 36 feet in width when parking is permitted on both sides. Additionally, the driving surface of the access tracts within this subdivision must have minimum unobstructed widths of 20 feet (no parking permitted); or respective lots accessed by those tracts will have to be sprinkled. 18. In the event that any archaeological objects are uncovered on the site, the applicant shall comply with RCW Chapter 27 .53, Archaeological Sites and Resources. Immediate notification and Welman Preliminary Plat File No.: LUA-08-107, PP, ECF December 8, 2008 Page 12 consultation with the State Office of Archaeology and Historical Preservation, King County Office of Cultural Resources and relevant tribes (including the Suquamish, Puyallup and Muckleshoot tribes) is required if discovered materials are prehistoric and a site is present. ORDERED THIS 8th day of December 2008. TRANSMITTED THIS 81 • day of December 2008 to the parties of record: Gerald Wasser Development Services Renton, WA 98057 Roger Cecil Site Development Associates, LCC 10117 Main Street Bothell, WA 98011 Mark & Mary Asman 11412 SE 184th Street Renton, WA 98055 Steve Bottheim, Supervisor CPLN LUSD MS OAK DE O I 00 Nick Gillen, Env Scientist CAS LUSD ME OAK DE 0100 Bruce Whittaker, Sr. Engr. ERS LUSD ME OAK DE 0100 King County DDES Land Use Services Division 900 Oakesdale Ave SW Renton, WA 98057 Jolin E. Stubb 18418 ! !61 • Avenue SE Renton, WA 98058 Jennifer McCall Lozier Homes 1203 I 14th Ave SE Bellevue, WA 98004 Kayren Kittrick Development Services Renton, WA 98057 M.J.F. Holdings, Inc. Michael Feuerborn 3502 B Street NW Auburn, WA 98001 John Baskin 11419 SE 186"' Street Renton, WA 98055 Trisha Bull, PPMIII CPLN LUSD ME OAK DE 0100 Shirley Goll, ASH CPLN LUSD ME OAK DE 0100 Kris Langley, Sr. Engr Traffic CPLN LUSD MS OAK DE 0100 Larry West, Env Scientist CAS LUSD MS OAK DE 0100 Lisa Dinsmore CPLN LUSD MS OAK DE O I 00 Patricia Clayton 11426 SE 186th Street Renton, WA 98055 Chris Nepean PO Box 9852 Spokane, WA 99209 Michael Romano Centurion Development Services PO Box 2668 Redmond, WA 98073 Dan & Mary Kay Owen 11445 SE 185th Place Renton, WA 98055 Ron & Tammi Burroughs 11449 SE 185th Place Renton, WA 98055 Kim Claussen, PPMIII CPLN LUSK ME OAK DE 0100 Kelly Whiting, KC DOT RD SERV DIV MS KSC TR 0231 Steve Townsend, Supervisor LUIS LUSD MS OAK DE 0100 Arlene Mariano, PPMI CPNLN LUSD MS OAK DE 0100 Seattle KC Health Dept E Environ Health 14350 SE Eastgate Way Bellevue, WA 98007 Bev Miller JayMarc Development 555 S Renton village Place, Ste. 775 Renton, WA 98055 Welman Preliminary Plat File No.: LUA-08-107, PP, ECF December 8, 2008 Page 13 TRANSMITTED THIS 8th day of December 2008 to the following: Mayor Denis Law Jay Covington, Chief Administrative Officer Julia Medzegian, Council Liaison Gregg Zimmerman, PBPW Administrator Alex Pietsch, Economic Development Jennifer Henning, Development Services Stacy Tucker, Development Services Marty Wine, Assistant CAO Dave Pargas, Fire Larry Meckling, Building Official Planning Commission Transportation Division Utilities Division Neil Watts, Development Services Janet Conklin, Development Services Renton Reporter Pursuant to Title IV, Chapter 8, Section IOOGofthe City's Code, request for reconsideration must be filed in writing on or before 5:00 p.m., December 22, 2008. Any aggrieved person feeling that the decision of the Examiner is ambiguous or based on erroneous procedure, errors oflaw or fact, error in judgment, or the discovery of new evidence which could not be reasonably available at the prior hearing may make a written request for a review by the Examiner within fourteen (14) days from the date of the Examiner's decision. This request shall set forth the specific ambiguities or errors discovered by such appellant, and the Examiner may, after review of the record, take further action as he deems proper. An appeal to the City Council is governed by Title IV, Chapter 8, Section 110, which requires that such appeal be filed with the City Clerk, accompanying a filing fee of $75.00 and meeting other specified requirements. Copies of this ordinance are available for inspection or purchase in the Finance Department, first floor of City Hall. An appeal must be filed in writing on or before 5:00 p.m., December 22, 2008. If the Examiner's Recommendation or Decision contains the requirement for Restrictive Covenants, the executed Covenants will be required prior to approval by City Council or final processing of the file. You may contact this office for information on formatting covenants. The Appearance of Fairness Doctrine provides that no ex parte (private one-on-one) communications may occur concerning pending land use decisions. This means that parties to a land use decision may not communicate in private with any decision-maker concerning the proposal. Decision-makers in the land use process include both the Hearing Examiner and members of the City Council. All communications concerning the proposal must be made in public. This public communication permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence. Any violation of this doctrine would result in the invalidation of the request by the Court. The Doctrine applies not only to the initial public hearing but to all Requests for Reconsideration as well as Appeals to the City Council. Project Location: -18417 116'" Avenue SE Hexrp/08-107,doc N --,-< ~ r.::i "' i:i::: z <') N f,-< N <') 'T -R-8 " R-8 CA CN ., ' ' CA CA R-S SE 179th Pl R-8 R-14. · R-14 N N -~Y o ~~~~ ~~~;, ZONING PW TECHJ'\TICA.L SERVICF.S P.1vcr:O 07115/08 I-14 -29 T23N RSE E 1/2 ' R-S SE \7~. st SE 1114lh-A R-8 ''""'" "j~ SE 18!llhPI R~8 J4 -05 T22N RSE E 1/2 ~ -{ k 0 200 400 ~ ~ / Feel 1:4.800 EXHIBIT 3 LJ SE Ha!!, f~ R8 R~ SE 180th 51 .... u, t;; t;; ;j ~~--~-....Jt;; ,-4-,,---,>fE 1/WIJo SI z ~ (zj ~ R-' SE IB!l'h Si SE 188\h 51 14 32 T23N RSE E 1/2 5332 i l I l ; ./ /. \ I '. -\ I / ,. / ,. / I _I,/ / / / ~~1'1\,; I/ ;J~ / Ji1 / ,;/ _ ____.. I / ;1 / ,;-l / / --· -/ T~.(c:T EV . / .. 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I ! ~ 0 I I I I • 6 / J" /TRACT F "' I , J.U.D.T. o/ ,~-~l ____ ,~--1 o I /·r "' / 502--i--C--__L-i: ~ t ; ; r l. \ -~ -i ~ --------i I ,; 1\ \ f -, --,-' i " I \ • , '· R:\Proieds\ 136 (Dreamcraft)\005-05 (Welmon)\Dwg\sheets\pplat\WM-os01.dwg -Scale: 30 R=2! -jjT'C) ,_;0\T, 1E(£) ..... CITY OF RENTON DEPARTMENT OF COMMUNTY & ECONOMIC DEVELOPMENT -PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 18th day of November, 2008, I deposited in the mails of the United States, a sealed envelope containing Prelminary Report to the Hearing Examiner documents. This information was sent to: Name Parties of Record Owner/Applicant (Signature of Sender): 7 K'O'~~ STATE OF WASHINGTON ) ) ss COUNTY OF KING ) See Attached See Attached I certify that I know or have satisfactory evidence that Stacy Tucker Representina signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. Dated: \\ I 1'2lloe ' Notary Public in and fort Notary (Print): \'i@g.C L '( n O HQ </.4vv-c.l" My appointment expires: 3-1 'f'-1 o ':JI"'""'"'··"· --Welman Preliminary Plat < Pr9Jec,$f~:.':". ... ,.,--._~-----,~~ ·jt:,,1;~~ .,.; ., 0 • LUAOS-107, ECF, pp ',3f(!J~~~14mailG,; ... ,.I Michael J. Feuerborn M.J.F. Holdings, Inc 3502 'B' Street NW Auburn, WA 98001 tel: (253) 859-9697 (owner/ applicant) John Baskin 11419 SE 186th Street Renton, WA 98055 (party of record) Jennifer McCall Lozier Homes 1203 114th Avenue SE Bellevue, WA 98004 (party of record) Steve Bottheim, Supervisor CPLN LUSD MS OAK DE 0100 ' (party of record) Nick Gillen, Env Scientist CAS LUSD MS OAK DE 0100 ' (party of record) Steve Townsend, Supervisor LUIS LUSD MS OAK DE 0100 ' (party of record) Bruce Whittaker, Sr Engr ERS LUSD MS OAK DE 0100 ' (party of record) Lisa Dinsmore CPLN LUSD MS OAK DE 0100 ' (party of record) Updated: 11/18/08 PARTIES OF RECORD WELMAN PRELIMINARY PLAT LUA08-107, PP, ECF Roger Cecil Site Development Associates, LLC 10117 Main Street Bothell, WA 98011 tel: ( 425) 486-6533 (contact) Ron & Tammi Burroughs 11449 SE 185th Place Renton, WA 98055 (party of record) Bev Miller JayMarc Development 555 S Renton Village Place ste: #775 Renton, WA 98055 (party of record) Trishah Bull, PPMJII CPLN LUSD MS OAK DE 0100 ' (party of record) Shirely Goll, ASII CPLN LUSD MS OAK DE 0100 ' (party of record) Larry West, Env Scientist CAS LUSD MS OAK DE 0100 ' (party of record) Seattle KC Health Dept E Environ Health 14350 SE Eastgate Way Bellevue, WA 98007 (party of record) Jolin E Stubb 18418 116th Avenue SE Renton, WA 98058 tel: ( 425) 226-6058 (party of record) Mark & Mary Asman 11412 SE 184th Street Renton, WA 98055 (party of record) Patricia Clayton 11426 SE 186th Street Renton, WA 98055 (party of record) Chris Nepean PO Box 9852 Spokane, WA 99209-9852 (party of record) Kim Claussen, PPMIII CPLN LUSD MS OAK DE 0100 ' (party of record) Kris Langley, Sr Engr Traffic CPLN LUSD MS OAK DE 0100 ' (party of record) Kelly Whiting, KC DOT RD SERV DIV MS KSC TR 0231 ' (party of record) Arlene Mariano, PPM! CPNLN LUSD MS OAK DE 0100 ' (party of record) (Page 1 of l} CIT,--:>F RENTON 0~~1<0 ,. e + •• + + Department of Community and Economic Development ..u. " ~ -K Denis I ,aw, Mayor Alex Pietsch, Administrator -~N~O·'..'-~~~~~~~~~~~~~~~~~~~~~~- November 18, 2008 Michael J. Feuerborn M.J.F. Holdings, Inc. 3502 'B' Street NW Auburn, WA 98001 SUBJECT: Welman Preliminary Plat LUAOS-107, ECF, PP Dear Mr. Feuerborn: This letter is to inform you that the appeal period ended November 17, 2008 for the Environmental Review Committee's (ERC) Determination of Non-Significance 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 October 27, 2008. A Hearing Examiner Public Hearing has been scheduled for November 25, 2008, where Site Plan conditions may be issued. The applicant or represen!ative(s) of the applicant are required to be present. Enclosed is a copy of the Preliminary Report to the Hearing Examiner for your review. If you have any questions, please feel free to contact me at (425) 430-7382. For the Environmental Review Committee, .. ff /e~ l6erald C. Wasser Associate Planner Enclosure cc: See Attached I Party(ies) of Record -------IO_S_S_So_u_th_G_r_a-dy_W_a)-. --R-e-n-to_n_, W-as_h_in-gt_o_n_9_8_05_7 ______ ~- @ This paper c.ont;irns 50% recycled material, 30% post curisu111er i\HEAD OF THE CURVE Michael J. Feuerborn M.J.F. Holdings, Inc 3502 'B' Street NW Auburn, WA 98001 tel: (253) 859-9697 (owner/ applicant) John Baskin 11419 SE 186th Street Renton, WA 98055 (party of record) Jennifer McCall Lozier Homes 1203 114th Avenue SE Bellevue, WA 98004 (party of record) Steve Bottheim, Supervisor CPLN LUSD MS OAK DE 0100 ' (party of record) Nick Gillen, Env Scientist CAS LUSD MS OAK DE 0100 ' (party of record) Steve Townsend, Supervisor LUIS LUSD MS OAK DE 0100 ' (party of record) Bruce Whittaker, Sr Engr ERS LUSD MS OAK DE 0100 ' (party of record) Lisa Dinsmore CPLN LUSD MS OAK DE 0100 ' (party of record) Updated: 11/18/08 PARTIES OF RECORD WELMAN PRELIMINARY PLAT LUA08-107, PP, ECF Roger Cecil Site Development Associates, LLC 10117 Main Street Bothell, WA 98011 tel: ( 425) 486-6533 (contact) Ron & Tammi Burroughs 11449 SE 185th Place Renton, WA 98055 (party of record) Bev Miller JayMarc Development 555 S Renton Village Place ste: #775 Renton, WA 98055 (party of record) Trishah Bull, PPMIII CPLN LUSD MS OAK DE 0100 ' (party of record) Shirely Goll, ASII CPLN LUSD MS OAK DE 0100 ' (party of record) Larry West, Env Scientist CAS LUSD MS OAK DE 0100 ' (party of record) Seattle KC Health Dept E Environ Health 14350 SE Eastgate Way Bellevue, WA 98007 (party of record) Jolin E Stubb 18418 116th Avenue SE Renton, WA 98058 tel: ( 425) 226-6058 (party of record) Mark & Mary Asman 11412 SE 184th Street Renton, WA 98055 (party of record) Patricia Clayton 11426 SE 186th Street Renton, WA 98055 (party of record) Chris Nepean PO Box 9852 Spokane, WA 99209-9852 (party of record) Kim Claussen, PPMIII CPLN LUSD MS OAK DE 0100 ' (party of record) Kris Langley, Sr Engr Traffic CPLN LUSD MS OAK DE 0100 ' (party of record) Kelly Whiting, KC DOT RD SERV DIV MS KSC TR 0231 ' (party of record) Arlene Mariano, PPM! CPNLN LUSD MS OAK DE 0100 ' (party of record) (Page 1 of 1) COMMENCING AT 9:00 AM, CITY OF RENTON HEARING EXAMINER PUBLIC HEARING November 25, 2008 AGENDA COUNCIL CHAMBERS, 7TH FLOOR, RENTON CITY HALL The application(s) listed are in order of application number only and not necessarily the order in which they will be heard. Items will be called for hearing at the discretion of the Hearing Examiner. PROJECT NAME: Altmyer Preliminary Plat PROJECT NUMBER: LUAOS-107, ECF, PP PROJECT DESCRIPTION: The applicant is requesting Preliminary Plat approval for the subdivision of 3.08 acres into 21 lots for the eventual development of single-family residences with tracts for recreation, stormwater, private access, and joint use driveways. The site is generally flat. The project is vested to King County regulations and is being processed by the City of Renton. King County applicable zoning is R-8. The proposed density would be 8-dwelling units per gross acre. Lots would range in size from 3,400 to 5,855 square feet. The site would be accessed via SE 184th Place and some of the lots would be accessed via private access tracts and joint use driveways from SE 184th Place. PROJECT NAME: Welman Preliminary Plat PROJECT NUMBER: LUA08-107, ECF, PP PROJECT DESCRIPTION: The applicant is requesting the approval of a Preliminary Plat for the subdivision of a 3.24-acre site into 25-lots for the eventual development of single-family residences with tracts for Native Growth Protection Area, stormwater detention, recreation, private access, and joint use driveways. A Category 4 Wetland is located in the northeast portion of the project site. The site generally slopes to the north and west. The project is vested to King County regulations and is being processed in the City of Renton. King County applicable zoning is R-8. The proposed density is 7.14 dwelling units per gross acre. Lots would range in size from 3,003 to 4,081 square feet. The site would be accessed from 116th Avenue SE via new Roads "A" and "B" and ending in a cul-de- sac. HEX Agenda 11-25-08.doc PUBLIC HEARING City of Renton Department of Community & Economic Development PRELIMINARY REPORT TO THE HEARING EXAMINER A. SUMMARY AND PURPOSE OF REQUEST: Public Hearing Date: Project Name: Applicant Owner: Contact: File Number: Project Description: Project Location: November 25, 2008 Welman Preliminary Plat Michael Feuerborn, MJF Holdings, Inc., 3502 B Street NW, Auburn, WA 98001 Same as above. Site Development Associates, LLC, 10117 Main Street, Bothell. WA 98011 LUA-08-107, PP, ECF Project Manager: Gerald Wasser, Associate Planner The applicant is requesting the approval of a Preliminary Plat for the subdivision of a 3.24-acre site into 25-lots for the eventual development of single-family residences with tracts for Native Growth Protection Area, stormwater detention, recreation, private access, and joint use driveways. A Category 4 Wetland is located in the northeast portion of the project site. The site generally slopes to the north and west. The project is vested to King County regulations and is being processed in the City of Renton. King County applicable zoning is R-8. The proposed density is 7.14 dwelling units per gross acre. Lots would range in size from 3,003 to 4,081 square feet. The site would be accessed from 116th Avenue SE via new Roads "A" and "B" and ending in a cul-de-sac. 18417 116"' Avenue SE Hexrpto8-107.doc City of Renton CED Department WELMAN PRELIMINARY PLAT PUBLIC HEARING DA TE. November 25, 2008 Preliminary Report to the Hearing Examiner LUA-08-107, PP, ECF Page 2 of 12 8. HEARING EXHIBITS: Exhibit 1: Project file ("yellow file'') containing the application, reports, staff comments, and other material pertinent to the review of the project. Exhibit 2 Exhibit 3 Exhibit 4: Exhibit 5 Exhibit 6 Exhibit 7 Vicinity Map and Preliminary Plat Map Zoning Map Topographic Map Conceptual Drainage with Preliminary Utilities Tree Retention/Replacement Map ERC Advisory Notes C. GENERAL INFORMATION: 1. Owner of Record: Michael Feuerborn, MJF Holdings, Inc., 3502 B Street NW, Auburn, WA 98001 2. Zoning Designation: Residential -8 (R-8) Dwelling Units per Gross Acre (King County Zoning) 3. Comprehensive Plan Land Use Designation: NIA 4. Existing Site Use: Three existing residential and accessory buildings to be removed. 5. Neighborhood Characteristics: North: Single family residential; R-8 zoning (City of Renton) East: Single family residential; R-4 zoning (City of Renton) South: Single family residential; R-8 zoning (City of Renton) West: Single family residential; R-8 zoning (City of Renton) 6. Access: The site would be accessed from 116th Avenue SE via new Roads "A" and "B" and ending in a cul-de-sac. 7. Site Area: 3.24 acres 8. Pro1ect Data: Area Existing Building Area: NIA New Building Area: N/A Total Building Area: N/A D. HISTORICAUBACKGROUND: Action Annexation Land Use Fife No. NIA Hexrpt 08-107.doc Ordinance No. 5327 Comments N/A N/A N/A Date 3/1/2008 PUBLIC HEARING City of Renton Department of Community & Economic Development PRELIMINARY REPORT TO THE HEARING EXAMINER A. SUMMARY AND PURPOSE OF REQUEST: Public Hearing Date: Project Name: Applicant: Owner: Contact: File Number: Project Description. Project Location : No vember 25 . 2008 Welman Prel im in ary Pl a t Michae l Feuerborn , MJF Hol dings , Inc., 3502 B Street NW , Auburn, WA 98001 Same as above. Site Development Associates, L LC , 10117 Main Street. Bothell. WA 98011 LUA-08-107 , PP , ECF Project Manager. Gerald Wasser, Associate Pl anner The app l ica nt is requesting th e approval of a Pre lim in ary Plat for the s ub division of a 3.24 -a cre site into 25-lots fo r the eventual development of single-fam ily re side nces with tracts for Native Growth Protection Area, stormwater dete ntio n, recrea tion, private access , and joint use driveways . A Category 4 Wetland is located in the northeast portion of t he proj ect site . The site genera ll y slopes to the no rth and west . The project is vested to King County r eg ul a ti ons and is being processed in the City of Renton. King County a ppli cable zoning is R-8 . The proposed dens ity is 7.14 dwelling units per gross acre. Lots would range in size from 3 ,003 to 4,081 square feet . The site would be accessed from 1 16th Avenue SE via new Roads "A" and "B" and ending in a cu l-de-sac. 18417 1161 h Avenue SE Hexrp/08-107.doc City of Renton CED Department WELMAN PRELIMINA RY PLAT Preliminary Report to the Hearing Examiner LUA-08-107, PP, ECF PUBLIC H EARING DA TE November 25 . 2008 Page 2 of 12 B . HEARING EXHIBITS : Exhibit 1: ProJect file ("ye llow file ") containing the application , reports . staff comments. and other mate r ial pertinent to the review of the project. Exhibit 2 : Exhibit 3 : Exhibit 4: Exhibit 5: E xhibit 6: Exhib it 7 Vicinity Map and Pre li m ina ry P lat Map Zoning Ma p Topographic Map Conceptual Drainage with Preliminary Ut il it ies Tree Retention /Replacement Map ER C Advisory Notes C. GENERAL INFORMATION: 1. Owner of Record : Michael Feuerborn , MJF Hold ings , Inc., 3502 B Street NW , Auburn , WA 98001 2 . Zon ing Des ignat ion : Residential -8 (R-8) Dwelling U nits per Gross Acre (K ing County Zoning) 3 . Comprehensive Plan L and Us e Designa tion : N/A 4. Ex isting Site U se: Three existing residential and accessory buildings to be removed . 5. Neighborhood Characteristics North: Sing le family res idential ; R-8 zoning (City of Renton) East: Sing le family residential ; R-4 zoning (Ci ty of Renton) Sou t h : Sing le fami ly res idential; R-8 zon ing (C ity of Renton) West: Single fami ly residential; R -8 zoning (City of Ren ton) 6. Access T he s ite would be accessed from 116th Avenue SE via new Roads "A" a nd "B" and ending in a c u l-de-sac. 7. Site Area: 3 .24 acres 8 . ProJec t D ata: Area Existing Building Area: N/A New Building Area. N/A Total Building Area: N/A D. HISTORICA U BACKGROUND: Action Annexation Land Use File No. N /A Hexrpt 08-107.doc Ordinance No . 5327 Comments N/A N/A N/A Date 3/1/2008 City of Ren ton CED Department WELMAN PRELIMINARY PLAT P reliminary Report to th e Hearin g Exammer LUA-08-107, PP, ECF PUBLIC Hl:::A R ING DA TE. November 25. 2008 E. APPLICABLE KING COUNTY CODE, STANDARDS, MANUALS AND REGULATIONS: 1. King County Code , Title 19A: Land Segregation 2. King County Code , Title 21A: Zoning Section 21A.28 , Adequ a cy of Public Facilities and Services (School Adequacy) Se ction 21A.43 , Impact Fees Section 21A.14.180 , On-site recreation -space required Section 21A.14.190 , On-site recreation -play a reas re quired Section 21 A.16.050 , Landsc a ping -street frontages Section 21A.38 .230 , Tree retention 3. 2007 King County Road Design a nd Construction Standards (KCRDCS) 4 . 2005 King County Surface Water Development Manual (KCSWDM) 5. King County Code 14.70 , Tra nsportation Concurrency Man agement 6. King County Code 14.75, Traffic Mitigation Payment System 7 . King County Code 14.80 , Intersection Sta nd a rds F. APPLICABLE COMPREHENSIVE PLAN: 1. 1994 KING COUNTY COMPREHENSIVE PLAN 2. SOOS CREEK COMMUNITY PLAN G. DEPARTMENT ANAL YS/S : 1. PROJECT DESCRIPTION /BACKGROUND P age 3 of 12 The applicant is request ing Prel im inary Plat approval for the su bdivision of a 3 .24-acre parcel in to 25-lots for the eventua l development of sing le-famil y res idences with tracts for Native Growth Protect ion Area , recreat ion , stormwater , pr iva te access and joi nt use driveways. T his project is vested to K ing County r egulations and is be i ng processed by the City of Renton . The ap pli can t filed a K ing County App li cat io n for L and Use Perm its for the proposed project on M a rch 23, 20 06 . T he proposed proj ect is w ithin the Benson H ill /Cascade C ommun ity. Th e Benson H ill/Cascade Comm u nity ann exation was app roved by voters in N ovember 2007 and the a nnexatio n to the City of Rent on became effective on March 1 , 2008. As specif ied in l nte r loca l Ag reement No. CAG -08-027 , the Ci ty of Re nton w il l process, using King Cou nt y regu lations , those proj ects vested in King County pri or to the effective date of t he Benson Hill/Cascade Commu nity a nnexat ion. King County app li cable zon ing is R-8. The dens ity would b e 7.14 dwell i ng un its per gross acre . Lo ts r ange in size from 3 ,003 to 4 ,081 squa re f eet . The lots would be acce ss ed from a new road sys tem wh ich wou ld extend westerly from 1 16t h Avenu e S E and from private access and join t use dr iv eway tracts . T he s ite is gener ally fl at wi th a max imum 10 % slope i n the northwest port ion . A Category 4 Wetland exists in the northeast port io n of the proj ect site . Grading is proposed to c reate road s and bu il d in g pads . No import is proposed as c uts an d fi ll would be balanced on-site . A Leve l One Downstr eam Ana lysis , a cr it ica l area report for we tlan d s , a nd a wetland m it igation repo rt were subm itted w ith the proj ect appli cation . Additio nally, th e Ki ng Coun ty D epa rtment of Develo pment and Hexrpt 08-10 7.doc City o f Renton C E D Department W[LlvlAN PRELIMINARY PLA T P UBLIC /-/EARIN G DA TE. Nove m ber 25. 2008 Preliminary Rep ort to th e I /e aring Examiner LUA-08-107, PP, ECF P a ge 4 o f 12 Environmental Services , Land Use Services Division prepared a Pre liminary Report Recommendations to the C ity of Renton on August 27 , 2008 . The Subdivision Technica l Comm ittee (ST C) of King County has conducted an on-s ite examination of the subject property. The STC has d iscussed the pro posed deve lopment with the app licant to clarify technica l deta il s of the a p plication, and to determine the compat ibil ity of this project with app licable King County plans . codes , and other officia l documents reg ul ating th is developme nt. As a result of pr e lim ina r y d iscussions , the appl icant presented the Technic al Comm ittee with a revised p lat on May 27 , 2008. The primary mod ifications include label ing the Crit ical Areas Tract and provid ing add itional information regard ing road alignment. The site was annexed into the C ity of R enton , effective March 1 . 2008 . 2 . ENVIRONMENTAL REVIEW Pursuant to the C ity of Renton's Env ironmenta l O r dinance and SEPA (RCW 43 .21 C , 1971 as amended), on Octobe r 27, 2008, the Environmental Review Commi tt ee issued a Determination of Non-S ig nificance for the Welman Prel iminary Plat . A 14-day appeal pe ri od commenced on November 3 , 2008 and ended on November 17, 2008. As of the com position of th is report no appeals of the thres ho ld deter mination have been fi led . 3. STAFF REVIEW COMMENTS Representat ives from va r ious State, County, and C ity departments, as well as spec ial distric ts have rev iewed the app l icat ion materia ls to identify and addres s s ite p lan issues from the proposed development. T hese comments are conta ined in the officia l file , a nd the ess ence of the comments ha s been incorporated into the appropriate sections of this report a nd the Departmenta l Recommendation at the end of the report. 4. CONSISTENCY WITH PRELIMINARY PLAT CRITERIA: Approval o f a p lat is ba s ed upon several f actors. The foll owin g p reli m inary plat criter ia have bee n establ ished to assist decis ion maker s in the review of the subd iv is ion A . Compliance with the Comprehensive Plan. T he subj ect site is des ignated as "Urban" in t he 1994 King County Comprehens ive Pl an. T he proposed preliminary plat would no t be in confl ict w ith the pol ic ies of this Compr ehensive Plan. The proposed project is within the King County Soos Creek Community Plann ing A rea . It is not in conflict witl1 the goa ls, guidelines , and policies of the Community Plan fo r the Soos Creek Area . B. Compliance with the Underlying Zoning Designation . T he 3.24 acre si te is des ignated Res idential -8 Dwel l ing U n its pe r Gross Acre (R-8) on the King County Zoni ng Map Th e pu r pose of the R-8 zone is to imple m ent King Coun ty Comprehens ive Plan goa ls and po l icies for housing quality, d iversity and affordabil ity, and to effi c iently use ur ban reside ntial land , pub lic serv ices and ene rgy. The R-8 zone provides for predom ina ntly sin gle detached dwell ing u nits on ur ban lands that are predom inantly env ironmenta ll y unconstrained and are served at the t ime of development by adequate p ublic sewers , water supply , roads and other needed public f aci l ities and services . The proposed development wou ld a ll ow for the future construc t ion of 25 new sing le-f amily residentia l units. The lots in the proposed subdiv ision comply with the m ini mum requirements of the R-8 zone . 1/exrp t 08-107.doc City of Renton CED Department WELMAN PRtLIMINARY PLAT P UBLIC HEAHING DA TE. Novem ber 25, 2008 Lot/Tract Size (sg. 1 3.188 2 3,010 3 3 ,010 4 3 ,998 5 3 ,326 6 3 ,348 7 3,485 8 2,754 9 2 ,782 10 3 ,678 11 3,455 12 3,186 13 3,760 14 3,003 15 3,416 16 3 ,063 17 3 ,081 18 3 ,099 19 3,344 20 I 3. 117 21 3,115 22 4 ,081 23 3,342 24 3,156 25 3 ,913 Tract A 7 .537 -- Tract B 14,852 Tract C 6 ,26 5 Tract D 1,314 Tract E 835 Tract F 991 Tract G _ _(3 76 Tract H 1,143 ft.) Access Road B -- Road B Road B Road B Ro ad A ~ Road A Road A Tract D Tract D & E Tract D & E Road A Road A Tract H Tract H Road A Roa d A Roa d A Road A Road A Tract G Tract F & G TractF&G Road A Road A Road A Road A & B Ro ad A i Road A ·--- Road A Tract D Tract G Road A Roa d A C . Compliance with Subdivision Regul ation s Preliminary Report to tho Hearing Ex aminer LUA-08 -1 07, PP, E CF Page 5 of 12 --- Note Rectangu lar Rect angular Rectanqu lar Corner lot Rect angula r Re c tangula r _Rectangular Rectangular Rectanqu lar I Rectangular ' Recta ng ular Rectangu lar Rect angu lar -- Rectangular Recta ng ular Rectangular Rectanqular _f3e_ctangular Rectangu lar Rectangu lar Rectangu lar _Rectangul ar Re c tangu la r -- Rectangul a r Rectangular R ecrea tion/Storm water N ative Growth Protection Area Recreation ! Private access Joint use driveway I Joint use dr iveway Private access j Joint use driveway The recommended conditions of approval would in sure compliance with t he requ irements of the Kin g County and State Platt ing Codes and Statutes. Subd iv is ion design standards: Lot Pattern and Den sity: The zoning of the subj ect property is R -8. The proposed subdivis ion meets the density and d imension requ irements of the R-8 zone. Interna l C irculation and Roadway Section: The proposed subdivision would be served by a new road system th which extends westerly from 116 Avenue SE. Road A from Road B to the cu l-de-sac would be improved, at a minimum, to the urban subaccess st reet standard with a 30 -foot width . Road B (the westerly extension of SE t h t h 184 Street ) from 116 Avenue SE to Trac t B wou ld be improved at a m inimum to the urban one -ha lf street standard . Hexrpt 08-107.doc City of Renton CED Department Wl:::.LMAN PRl:::.LIM /NARY P LAT Preliminary Report to the Hearing Examiner LUA-08-107, PP, ECF PUBLIC HEARING DA TE : November 25. 2008 Page 6 of 12 D. Availability and Impact on Public Services Fire: The Certificate of Water Availability from Soos Creek Water and Sewer District in d icates that water is presently ava ilab le to the si te in suffic ient quantity to satisfy Kin g County Fir e Flow Standards. Prior to f ina l record ing of the plat , the water service fac ilities must be reviewed and approved per Kin g County Fire F low Standar ds . Parks and Recreati o n Space T he nearest public park is Boulevard L ane Park, located at the northeastern nd t h corner of the SE 192 Street and 124 Avenue SE intersect ion . KCC 21 A.14 requires subd iv isions in t he UR and R zone classifications to e ither provide on -site recre ation space or pay a fee to the Parks Di v ision for establishment and ma in tenance of neighborh ood pa rk s. A t this time , the applicant is proposing to prov ide suitable recreation space T he Subdivis ion Technical Committee concurred with the app licant's proposal KCC 21 A 14 190 requires subdivisions to provide tot/children p lay areas within the recreat io n space on-site T he proposal includes a ch il dren 's play area , sports fie ld, and bench /table areas. Schools This proposal has been reviewed under RCW 58 17 110 and King County Code 21 A .28 (Schoo l Adequacy). a Schoo l Facilities: T he subject subd ivision wou ld be served by Benson Hill El ementary, Nelsen Middle , and Lindber gh Senior High Schools, all located within the Renton School D istrict. b. School Capacity: The Renton School Board has adopted capac ity figu re s which ind icate their abi li ty to accommodate additional studen ts. c. School Impact Fees No ord inance requiring im pact fees for this school district has been adopted. d School Access: The Dis trict has ind icated that t he f uture students from th is subdivision would walk to Benson Hill Elementary and be bussed to Nelsen Midd le and Lindber gh Senior H igh Schools. Walk way conditions to Benson Hill Elementary would inclu de s idewa lks (in clud ing those provided with proposed development) and paved shoulders. t h Walkway conditions to the bus stop for Nelsen Middle School, located at 116 Avenue SE and SE th 186 Street include sidewalks and paved shou lders. th Wa lkway cond itions to the bus stop fo r Lindbergh Sen ior High School , located at 116 Avenue S E t h and SE 188 Street include sidewalks and paved shoulders . The Renton School Di strict has indicated that it would be able to accommodate additional students coming from the proposed development Storm Drainage/Surface Water: The Welman subd ivis ion is located in the B lack R iver Drainage Basin. T he sit e is subject to the conservation flow control and basic water quality requirements of the 2005 KCSWDM . Curr ent ly the s ite d isc harges to the northwest, sou th west, and south . Discharge from the north portion of the si te travels via overla nd flow to the northwest th rou gh a small swale , wh ich drains into the Emera ld Glen subdivision, adjacent and to the west . This swale has been identified as a King County C lass 4 Wetland . D ischa rge from the southwest portion of the site travels via overla nd flow to the southwest corner of the site. t h th Runoff then trave ls west down SE 186 Street to 114 Ave SE, where it turns north and joins wi th the runoff tha t exits th e site along the northwest corner. Discharge from the southeast port ion of the site travels v ia th t h over land flow to the south . Runoff the n travels west down SE 186 Street to 114 Ave S E, where it turns north and joins with the runoff that exits the site along t he northwest corner. All runoff from the site is routed Hcxrpt 08-107.doc City of Renton CED Department W ELMAN PRELIMINARY PLAT Preliminary R eport to tho Hearing Exa m iner LUA-08-107, PP, ECF PUBLIC 1-JEAR!NG D A TE . Nov e m ber 25, 2008 Page 7 of 12 througl1 an infiltrati on f ac il ity buil t for the Emera ld Glen su bd iv is ion . The point where the t hree down stream flow paths combine is le ss than 400 feet downstream of the site . T he r e is no upstream runoff t ha t enters the site. The p ro posal is to collect most r unoff from the project site and direct it to a single dete nt ion an d water qua l ity fac ilit y located at the northwest corner of the propert y . T he allowed re lease would then be d ischa rged to the existing ons ite wet la nd . A Dr ainage Ad j ustm en t (L07V0084) was app roved to combine the onsite drainage basins into one pos t-deve lope d facility. T his adjustment ap prova l wou ld allow e l iminat io n of flows to the southwes t and sou th of the project. The Level O ne D ownstr eam Ana ly sis ident ifi ed dra in age complaints in the immediate downstream route west of the s it e. The Conservat ion Flow Contro l sta nda rd is adequate mit iga tion fo r these comp lain ts per Core Re9uirement 2 of the KCSWDM. There is also a history of dra inage complaints fu r the r downstream, between h t h ~ 112 Avenue SE and 108 Avenue SE in t he v ic ini ty of SE 183 Court. The se co m pl aints we re located in the Map le Glen area. su rrou nding two county d ra in age detent ion faci lities The County constructed a Cap ita l Improvemen t Projec t (CI P), Ru ddel l Dr a inage Improve men t Project, to enlarge an d improve these fac il ities in 1998. T he fac ili t ie s ha ve si nce operated w ithout any new complaints , including during heavy ra i nfa ll events in 2007 and 2008. T he proposed Conservation Flow Control is , therefore, adequate mit igation pe r the KCSW DM . H. RECOMMENDATION: Staff recommends APPROVA L of the Welman Pre li minary Plat , Pro j ect File No. LUA-08-107, PP , ECF subject to the following con d itions 1. Compliance w ith all pl atting prov isions of Title 19A o f the K ing County Code. 2. All pers on s having an own ership int erest in t he s ubj ec t property shall sig n on the face o f the final plat a ded icatio n which inclu des the language set fort h in King Count y Council Mot ion N o. 5952. 3. The plat shal l com p ly w ith the density r equ irements of the R-8 zone classification. All lots sh all meet th e m inimum dimensiona l requ ire men ts of the R-8 zone class ifica tion or sha l l be as shown on the face of t he app roved pre l iminary pla t, wh ichev er is large r. e xcept th at m in or re vis ions to the pla t which do not resu lt in substantial changes may be approved at t he discretion of the C ity of Renton Community & Econ o m ic Development Department. 4. All construction and upg rad in g of p ub lic a nd private roa d s sha ll be done in accordance with the King County Ro ad Standards estab lished and ado pted by Ordinance No. 1 1187, as amended (1993 KCRS ) 5 . T he appl ica nt m ust ob ta in the app rova l of the City of Renton Fire Marshall for the adequacy of the fire hyd rant , wat er ma in , and fir e flow standards of Chapter 17 .08 of t he King Cou nty Code. 6 . Final p la t approva l sha ll r equ ire full compliance w ith the drai nage prov is ions set forth in K in g County Code 9 .04. Compliance may res ul t in reducing the number and /o r location of lo ts as shown on the p re lim inary appro ved plat Pre l im ina ry rev ie w has identified the follow ing conditions of approval which rep resent po r tio ns of the dra ina ge requ iremen ts. A ll other app licable requirements in KCC 9.04 and the Surface Water Des ig n Manual (SWDM) must a lso be satisfied d uring engineering and fina l review. Hexrpt 08-f 07. doc a. Drainage plans and analysis shall comply w ith t he 2005 K ing County Surface Water De sig n Ma nua l and appli cable u pdates adopted by K ing County. City of Rento n Community & Econom ic Development D epart men t approva l of the d rainage and roadway plans is r equired pr io r to any construction City of Rento n CED Depa11ment WELMAN PRELIMINARY PLA I P re liminary Report to /h e Hearing E xaminer LUA-0 8-107, PP, ECF PUBLIC HEARING DA TE: November 25. 2008 P age 8 o; 12 b. Current standard plan notes and ESC notes , as establ ished by the King County Department of Developmen t an d Env ironmental Services (D DES) Eng ineeri ng Review, sha ll be shown on the engineer ing plans . c. The fo ll owing note shal l be shown on the fi na l recorded plat "All bu ild ing downspouts , foot ing drains , and dra ins from a ll impervious surfaces such as patios and dr iveways shall be connected to the permanent storm dra in outlet as shown on the approved construct ion drawings# on fi le with DD ES and /o r the King County D epartment of T ransportat ion. This p lan shal l be subm itted w ith the application of any bu ilding pe r mit. All connect ions of the drains must be constructed and approved pr ior to the final bu il ding inspection approval. For those lots t ha t are designated fo r ind ividual lot infil tration systems, the systems shall be constructed at the time of the bu ilding permit and shall comply w ith plans on fi le." d. T he dra inage facil ities sha ll meet the requirements of the 2005 K ing County Surface Water Des ign Manual (KCSWDM). T he drainage des ign sha ll meet at a min imum the Conservation Flow Contro l and Basic Water Quality requ irements in the KCSWDM . e. Dra inage adjustment L07V0085 was approved for th is proj ect . All condi t ions of approval for this adjustment shall be met prio r to e ng ine e r ing plan approval. f. To implement the requ ired Best Management Prac tices (BMPs) for treatment of storm water, the fi nal engineering plans and techn ical informatio n report (TIR) shall clearly demons trate compliance with all app licable design standa rds . The requ irements for best m anagement pr actices are outl ined in Chapter 5 of the 2005 KCSWDM. The design eng ineer shall add ress the applicab le requ irements on the fi na l eng ineering plans and prov ide a ll necessary documents for im p lementation. The f inal recorded plat shall include all required covenants , easeme nts, notes , and other detai ls to implement the requ ired BMPs for site development. 7. The proposed subd ivis ion sha ll comply w ith the 1993 K ing County Road Standards (KCRS) inc luding the fo ll owing requ irements: Hexrpt 08-107.doc a. Road A from Road B to t he cul -de-sac shall be improved at a m in imum to the urban subaccess street standard. th th b. Road B (the westerly extension of SE 184 Street) from1 16 Avenue SE to Tract B shall be improved at a minimum to tt1e urban one-half street standard. The option to construct Road B to a full -w idth subaccess street, (partially on the propert ies to the no rt h) is also acceptable; provided that r ight-of-way from the offsi te owner(s) on the north side can be obtained. th th c. OFFS IT E : Road B shall be aligned with the east leg of S E 184 St at the 116 Avenue SE intersection in general confor mance with t he Offs ite Improvement Plan recei ved th May 27 , 2008 , unless otherwise approved by the reviewing agencv. This improvement tf, changes the al ignment of the existing improved portions of SE 184 Street southerly to align w ith proposed Road B . This improvement shal l meet the overlay r equ irements in Section 4.0 1 (f) of the KCRS. If the option to improve Road B to a fu ll width subaccess st r eet is selected (Cond iti on 7.b. t h th above) and a li gned with existing SE 184 Street, the above offs ite realignment of SE 184 Street is not required . City of Renton CED Department WCLMAN PRE LIMI NARY PLAT Preliminary Report to the /-/earing Ex aminer LUA-08-10 7, PP , ECF PUBLIC f-lEARING DA TE. N ovember 25, 2008 Page 9 of 12 th d. FRO NTAGE Tl1e 116 Avenue S E frontage sha ll be improved at a min imum to the urban minor arter ial street standa rd on t he west s ide. This improvem ent sha ll meet the overlay requirement s in Section 4.0 1 (f) of the KCRS . e. T he j oint use dr iveways and private access tracts shall be improved per Section 3 01 and 2.09 of the KCRS. These Tracts shall be owned and maintained by the Lot owners served . f. Modifications to the above r oad conditions may be cons idered acc ording to the variance prov isions in Section 1 .08 of the KC RS . 8. All util ities w ithin proposed r ights-of-way must be included w ithin a franchise approved by the C ity of Renton prior to final pla t recording. 9. The app licant or subseq uent owner sha ll comply w ith King County Code 14.75, M it ig at ion Payment System (MPS), by paying the required MPS fee and administration fee as determined by the applicable fee ordinance . The applicant has the option to either: (1) pay the MPS fee at f ina l p la t record ing . or (2) pay the MPS fee at the t ime of bu ilding permit issuance. If t he f irst option is chosen, the fee paid sha ll be t he fee in effect at the time of plat application and a note shall be placed on the face of the plat that reads, "All fees required by King County Code 14.75, M it iga tion Paym ent System (MPS), have been paid ." If th e seco nd option is chosen , the fee paid sha ll be the amount in effect as of t he date of bu ilding perm it app licat ion 10. Lots w ithin th is subdivision are subj ect to King County Code 21 A.43, wh ich im poses impact fees to fu nd school system improvements needed to serve new development. As a cond ition of f inal approval, f ifty percent (50 %) of t he impact fees due for the plat shall be assessed and collected immediately pr ior to record i ng , using the fee schedules in effect when the plat rece ives fina l approval. T he ba lance of the assessed fee sl1a ll be allocated even ly to the dwe ll ing units in the plat and shall be collected prior to bu il ding permit issua nce. 1 1. The planter is lands (if any) with in the cul-de-sacs shall be ma inta ined by the abutti ng lot owners or homeown ers assoc iation T his shall be stated on the face of the fin al plat. 12. The proposed subdivision shall comply with the C r itic al Areas Code as out lined in KCC 21 A.24. Per manent survey marking and signs as specif ied in KCC 21 A.24 .160 shall also be addressed prior to fina l plat approval . Tempora r y ma r king of crit ical areas and th ei r buffers (e.g., wi t h br ight orange constr uction fencing ) shall be placed on the site and sha ll remain in place un t il all construction act ivities are completed . Pre l imin ary p lat review has ident ified the following specific requirements which apply to th is project. All other applicable r equ ir emen ts from KCC 21 A.24 shall a lso be addressed by t he appl icant. Wetlands a. The Category IV wetland , less tha n 2,500 sq uare feet, sha ll have a 50 foot buffer as shown on t he preliminary s ite plans. The buffer maybe r educed to 25 feet provide d the rema ining buffer a rea is enhanced with n ative vegetation . b. The impacts to C r it ica l Areas and buffers may be allowed for the construction of proposed Road 'A ' and retention/detention pond provided a f ina l mitigation plan is submitted du r ing engineering review . Construction techniques to min imize im pacts to critical areas and buffer shall be considered during fina l road des ign. T echniques m ay i nclude the use of reta i ning walls w ithin the r ig ht-of-way. c. T he wetl and and bu ffer sha ll be p laced in Critica l Area Tracts (CAT) for long term protection . A four foot h igh split r a il ed fence o r similar sha ll be insta ll ed along t he CAT boundary. C r iti cal Area signs , one pe r lot on t hose lots that abut the CAT, sha ll be installed on o r near the fence . f-lexrpt 08-107.doc Ci ty of Renton CED Departmen t WF/ MAN P R E LIMINARY PLAT Prelimi nary R ep ort to the f-leanng e xam ine r LUA-08 -107, PP, ECF PUBLIC /-!EARIN G DA TE. N ovember 25, 2008 Page 10 of 12 d. A 15· building set back l ine (BSB L ) is r equired from the edge of Crit ical Area T ra c ts and shall be shown on all affected lots. e . Impacts to wet la nds m ay require approval/permits from other re v iew agencies . It will be the applicant's responsibi li ty to obtain approvals from other review agencie s and s ubmi t the appr ova ls /perm its du ri ng eng i neering review . f. Prio r to c o nstruction or c learing act ivities on s ite the CAT boundaries sha ll be c learly marked with orange construction fencing or s imila r , and s hown on the engineerin g plans The fencing sha ll remain in p lace until a ll clearing or constr uct ion is comple ted. g The e ngi n eerin g plans shall be subm itted and reviewed by the C ity of Renton Community & E conomic D eve lopment staff. h . The fo ll owing not e shal l be s hown on the fina l engineering plan and recorded plat: RESTRICTIONS FOR CRIT ICAL A RE A T RACTS A ND C RITIC AL AREAS A N D BUFFERS D edication of a c ri tic al a r ea tract/critic al a rea and bu ffer conveys t o the publ ic a benefi cia l interes t in t he land with in the tract/c riti c al are a a nd buffer. T hi s interest incl udes the prese rvation of native veget ation for al l purposes that benef it the public health, safety and we lf a re , incl ud ing control of surface wa ter and erosion , m aintena nce of slope stab il ity, and protection of plant a nd an ima l h ab itat The crit ical ar ea tract/crit ic al area and buffer imposes upon a l l present and futur e owner s and occupie rs of the land s u bject to the tr act/crit ica l a rea and buffe r the o blig at ion, e nfo rc ea ble on be half of th e publ ic by the City of Rento n, to leave und isturbed all trees and other veg etation w ithin the tract/critica l are a an d buffer. Th e vegetation w it h in the tract/critical are a and buffer may not b e cut, pr uned , covered by fill , remov ed or damaged w it hout approval in writing from t he C ity of Renton Community & Eco no m ic Development Department or its successo r agency, unless otherwise prov ided by law. T he common bounda ry between t he tract/cr it ical area and buffer and the a rea of development activi ty must be marked o r otherw is e f lagged to t he sa t isfaction of the C ity of R e nton Comm u nity & Economic Devel o pment Department prio r to any cleari ng , g rad ing , bui ld ing construct ion or other development activity on a lot subj ect to th e critica l area tract/crit ica l a rea a nd bu ffer. T he required mark in g o r flagg ing s h a ll rema in in place until all development proposa l act ivi ti es in the vic inity of the sens it ive a r ea are completed . No bu ilding fo undations a r e al lowed beyond the requ ired 15-foot bui lding setback line , unless other wise pro vi ded by la w. 13 . Suita b le r ecreati on space sh al l be provided consis tent w ith the requ ir ement s of K CC 2 1A.14 .180 and KCC 21A.14.190 (ie., sport co urt[s], children 's play equi pm en t, picnic table [s ]. benches , e tc.). a. A detai led recreation space plan (i e . area calculations , dimen s io ns , landsca p e specifica tions, equ ipment specifications , etc ) sha ll be subm itted for rev iew a nd approva l by the City of Re nton Co mmunity & Economic Deve lopment Depa rtme nt an d P a rks D epa rtm en t pri or to or concu rrent w ith the sub m ittal of the eng inee ri ng plan. b . A performance bond for recrea t ion space improvements sha ll be posted prior to recording of th e pla t 14 . A homeowners' associatio n o r o th e r workab le organization shal l be establi s hed , to the sat isfaction of the Ci ty of Renton Community & Ec onom ic D evelo p ment Department, which p rovides fo r th e owner s h ip and continued main ten ance of the re c rea tion , open space and/or sensi t ive area tract(s). H e xrpl 08-1 0 7. ci oc C,ty of Renton CED Department WELMAN PRELIMINARY P LAT Prelimin ary Report to the /-fearing Exami ner LUA -08-10 7, PP, ECF PUBLIC HEA RING DA I E : November 2o. 2008 Page 1 1 of 12 15. Street trees sha ll be prov ided as follows (per KCRS 5.03 and KCC 21A.16.050 ): a. T r ees sha ll be planted at a rate of one tree for every 40 feet of frontage along al l road s . Spacing may be modified to accommodate s ight distance requ irements for dr iveways an d intersec t ions. b. Tree s sha ll be located w ithin the st ree t ri ght-of-way an d plante d in accordance with Dra wing No. 5-009 of the 1993 King County Road St a ndards , un less K ing Cou nty D epartm ent of T ranspo r tat ion determin es that tr ees sh ou ld not be located in the street rig ht-of-way c. If the City of Renton determi nes tha t the req ui re d st reet tree s should not be located within the right-of-way , th ey s hall b e located no more than 20 feet from the street righ t-of-way l ine. d. The trees shall be owned and ma inta ined by the abutt ing lot owners or th e hom eowne rs association or o ther workable organization unless the City of Rento n has adopted a ma intenance program. Ownership and maintenance shal l be noted on t he face of the fin al recorded pla t. e The specie s of trees sha l l be appr oved by t he City of Renton Community & Econom ic Development Dep art ment if located with in the righ t-of-way , and shall not in cl ude pop la r , cottonwood , soft maples , gum , any fruit-be ari ng trees , or any other tree or s hrub whose roots are likely to obstruct sa nit ary or storm sewers , or that is not compatible w ith overhea d uti l ity l ines . f. The appl icant shall s ubmit a st r eet tree pl an and bond quantity sheet for review and approva l by the City of Renton Community & Economic Develo pm ent Department prior to eng in eer ing plan approva l. Iii g. The a p pl icant sha ll contact Metro Service Plann ing at 206-684-1622 to determine if 116 Ill Aven ue SE is on a bus route . If 116 Avenue SE is a bus route. the str ee t tree plan shal l also be rev iewed by M e tro. h. The street tree s mus t be insta ll ed and inspected , or a performance bond posted prio r to record ing of the plat . If a perfor mance bond is pos ted , the street trees must be installed and ins pected wi th in one year of re cord ing of the plat. At the time of i nspect ion, if t he trees are found to be insta lled per t he approved p la n , a maintenance bond must be submitted or t he performance bond r ep la ced with a m aintenance bond , and he ld fo r one year. After one yea r , the m aintena nce bond may be released after t he City of Rento n Community & Econom ic Development Department h as com p leted a second ins pec t ion and d ete rm ined th at th e trees hav e been kept hea lthy and t hr iving. i. A landscape inspect ion fee shall a lso be submitted prior to plat record ing. The inspection fee is s ubject to change based on the cur rent County fees. 16. T he applicant shall comply with all appl icable provisions of KCC Chapter 16.82, concerning the preservatio n of "sig nifi cant trees " on subdivisions located in the K in g County "Urban " des ignated area. A detailed tree reten ti on pla n, which complies w ith KCC 16 .82.156 B2 and other applicable requ irements of th is Code section , shall be subm itted to the C ity of Ren ton Community & Economic Development Department (C ED ) fo r review and approval prior to eng in eering p lan approva l. Bond ing may be required by CED to assure impl emen tation of the tree retention plan . No clearing or grading of t he s ite shall occur until CED approves th e detailed tr ee r etentio n plan. 17. SPRINKLER REQU I REM ENT All future residences constr ucted wi th in this subd ivision (except those constructed on lots 1 and 2) are required to be sprinkled N FPA 1 3D un less the requ irement is removed by the C ity of Renton Fire Marshal or his/her des ignee. The Fire Code requ ir es all portions of the exterio r walls of structures to be w ithin 150 feet (as a pe rson woul d walk via an approved route aroun d the H e xrpt 08-107.doc Ci ty of Renton CED Department WEL MAN PRELIMINARY PLAT PUBLIC HCA RING DA TE. November 25. 2008 Preliminary Report to the Hearing E xam in er LUA-08-107, PP, ECF Page 12 o f 12 bui ld ing ) from a minimum 20-foot wide , unobstructed driving surface. To qua l ify fo r removal of t he spr inkler requ ire ment dr iv in g surfaces between cu r bs must be a minimum of 28 feet in width when park ing is allowed on one side of the roadway , and at least 36 feet in wi d th when pa rkin g is permitted on both sides. Addit iona ll y , the d r iv ing surface of the access tracts wi t hin th is subd ivision must have mi nimum unobstr ucted w idths of 20 feet (no parking perm itted); o r respecti ve lots accessed by those tracts wil l have to be sprink led . 18 . In the event that any a rchaeo logica l objects are uncove red o n th e s ite, the applica nt sha ll comply w it h RCW Chapter 27.53 , A rchaeolog ical S ites and Resources. I mmed iate notificat ion and consu ltat ion with the Sta te Office of Archaeology a nd H is tori ca l Prese rvat ion , King Cou nty Office of Cu ltura l Resou rces and rel evant tribes (includi ng the Suq uam ish . Puyallup and M uckleshoot tr ibes) is requ ired if d iscovered m ate r ials a re pr e hi sto ri c and a s ite is present. EXPIRATION PERIODS: Preliminary Plats (PP): Five (5) years from final approval (signature) date . Hexrpt 08-107.doc z Or- -<( (f) _J > 0... c..l <( . "' J >-. I >--a ! ~1· ·2 > : .. - r C I u ir -.f N --~ t:..l in ~ z r. N t""' N ~ "".t' - iHl SE ':'Stn J.:I SE 18~!.h s: tE '7S'" s,.~r ·~.s, R-8 " a: ,.<I' !: ,,f!' ·-~"' R·8 R~/,.. Sf ra ·~1s~ [ Jr - C • R 6 R 14 51 1~C'1S: H 4 -29 T23N R SE E 1/2 ., f ~ C s: l ~l' :·. R·8 EXHIBIT 3 [J S E 1 73f'" P1 R·8 R-4 SE 1a:1h s:, t/l w w -l N ~------1 l;.l --...,....~,t ,...1"4_.,....:''.;_' ---~ ::z ~ Ul ~ ~ SE tM:hS! L R·8 !)~ 16-;lh l · St ·;~ J' R -1t. R -S '-L-____ ..,..-----l__.,------1 -~~----~----<-.. 62J _.__ _ _, ZO'.'I I NG I'\\' n :c H."il C..\ L ~F R\'l(TS 11"15:08 o 200 ~oo ~ lre et , '-.800 14 32 T23N RS£ E l /2 ~332 I,": : .LJ ) .) > 1 EXH .. -IT 4 I I -, ·-1 _I __ Ul I() a: z N "' (.) LJ.J (I) , .. , ,_ w (f) U.1 z I , I ;~--· -.-_-_;-.--. •I .... 'i ' ; J' \ ,'"-, ·---·--· Ill'>< "'"~""-"J·~ 1 •·l•~~ ,.~ ... ~--".L!CI )1) ·~~!t:O:iS~"i 1.1.;,wjo1a.•~Q riJ') EXHIBIT 5 . .,, ~ I ~~ - I • --,--- ,') ~ ,. _:.. .~---:·-- ·-----------···----··----- tl .I ·11 I l z EB ~ , / ~1 , V, •, ' ~ i ' ; EXHIBIT 6 3S 3 .'~\r Hl;)U =:::;::;;;:;:~,,,~,.,J:.1, -------------,---, '' '"' '·'"'/ N'v'ld lN3~3 8Vld3H '"""''" "'L /NO llN3l3H 33Hl ,;:',:".'~'~,;.:1-UO!S!fl!PQnS ·~:~::··,; .. ~.:::.~1 u B w I e M -==~ ~----- • ',r ~ a f:J § § -9 ~ ~I ' • I ~!- 1·, z t-- ' 1z 1 I~, a ~ ~ " ,>, u l.U ' w ,a: a .. il;t~ po ~t>; ,•· ·<4 -'~'<''i ,• l ,.,,, T""" 0 I ] I / ,y i: 0 a~ g "' 1~ ;,( ~ . g .£> 3 CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE ADVISORY NOTES EXHIBIT 7 A PPLICAT IO N NUMBER APPLI CANT P RO J ECT NAME L UA08-107, EC F , PP (KC FI LE N O. L 06P0009) M ichae l Feuerborn Welman Prel imi na ry Plat D ESC RI PTIO N O F PROPOSAL The app lican t is requesting Erw rron menta l (SEPA) Review and the app rova l of a Prelimina r y Plat for the subdi visio n of a 3.24 -acre s ite into 25 -lots for the even tu a l deve lopmen t of s ing le -fam ily r esidences with tracts fo r N at ive G rowt h Protection Are a. stormwate r detention, recrea tion , priva te access, and joint use d r iveways. T h e s it e genera ll y slo pes to the north and wes t. T h e proJect is vested to Ki ng County regu lat io ns a nd is being processed in th e Ci ty of Renton . Ki ng County app li ca bl e zon ing is R-8. T he p roposed density is 7 .14 dwel ling units per acre . Lots wou ld range in s ize from 3,000 to 4 .100 sq uare feel. T he s ite wou ld be accessed fr om 116th Aven u e S E via n ew Roads "A" and "B" and e nding in a cul -d e-sac LOCAT IO N OF PR OPOSAL: L EAD AG EN CY 184 17116th Avenue SE T he C it y of Renton Depart men t of Commu ni ty & Eco nomic Deve lopment Pla nn ing Di vision Advis o ry Notes to Applican t : Th e fo llowin g n o tes a re supplemen ta l inform a tio n p rovided in conj unc tion w it h th e e n viron m en ta l d e t ermin a tion . B eca u se these n o tes a re p rovided as informa ti on only, they a re not su bj ect to th e ap peal process for e n vironment a l d e te rmina ti on s. Ki ng Coun ty: It is recommen ded th a t the subject subdivisio n , revised and rece ived May 27, 2008 , be gran ted prelimi na ry app rova l subject to t he fol lowing c o nd iti o n s of fin al approva l : 1 Compli ance with al l p latting provisions of T itle 19A of th e Ki ng Cou nt y Code. 2 . Al l pe rsons having a n owne rs hip interest in the s u bject p rope rty s ha ll s ign o n the face of the fina l p lat a ded ication wh ic h inc ludes the lan g u age se t fort h in Ki ng Cou nty Cou nc i l Motio n No. 5952. 3 . T he pl a t shal l co m p ly with the de ns it y requirements of the R-8 zo ne c lassifica t ion. All lots sha ll meet th e mi n im u m dim e ns io nal req u ireme nts of th e R -8 zone c lass ifica tio n o r s hall be as show n o n the face of the approved preli mina ry plat, w hichever i s la rge r, except that minor rev isio ns to the pla t w h ich do no t resu lt in su b st antial c h anges may be approved at the d i scre tio n of t he Departm ent of Developm ent a nd En v iron m e nta l Services. 4. A ll constru ct io n and up g rad in g o f pu blic a nd p rivate roads shall be d one in accorda n ce w ith tt1 e K ing Cou nty R oad St a ndards es ta blis hed and adopted by O rdi nance No. 1 118 7, as ame nded (1993 K CRS ). 5. Tt1 e a p pl ican t m us t obt ai n th e approval of th e K ing Co un ty Fire Protection E ng ineer for the ade q uacy o f the fi re hyd ra nt , wa te r m ain, a nd fi re f low s ta ndard s of C hapter 17.08 of th e Ki ng Cou nt y Code. 6 . Fi nal p la t a p prova l sha ll requi re full comp lia nce w ith th e dra in age provis io n s set fo rth in K ing Co unt y Code 9 .04 . C o mp lia nce may res u lt in redu c in g the num ber a nd/o r loca ti o n of lots as shown on the pre li m in ary approved pl a t. Prel im ina ry review has ide ntified the fo ll ow in g co n diti o ns of approva l wh ich represe nt po rtio ns of th e d rain age req uireme nts . All other appl icab le requ i re m en ts in K CC 9 .0 4 and th e Su rface Wate r Desig n Ma n ua l (SWDM ) m ust a lso be satisfied d uring e ng ineeri n g and fi na l review. a . Dra in ag e plans and a na lysis sha ll co m p ly w it h th e 2005 King Cou nty Surface Wate r D es ig n Man ua l and a pp lica ble upda t es adopted by K ing County. ODE S approva l of the dra inage a nd roadway p la ns is requ ired p rior to any co ns tr uct io n . b. C urren t standa rd p lan no tes a nd ESC notes, as es ta blished by DOE S Enginee r ing Review , s ha ll be shown on the e nginee ri ng pl a ns. ERC Advisory Notes Page 1 of 5 c. The fo ll owing note sha ll b own on the final recorded pl a t: All bu il d in g dow nspo uts, footing d rains, and drains fr o m a l l im pervio us s urfaces suc h as patios a nd d ri veways shal l be co n nec ted to the permanent sto rm d ra in outlet as s hown on the a pproved construc ti on d rawings # on file wi th ODES a nd/or the Kin g County D epa rtm e nt of Tran spo rt ati o n. T his plan s hal l be subm itt ed with th e application of any bu ild ing permit. A ll co nnectio ns of the drains m ust be cons tructed and approved p ri o r to th e f inal b uild ing inspection approva l. For those lots tha t are des ignated fo r individual lot in fi lt rati on syste m s, the sys tem s sha ll be constructed at the t ime of the bu ild in g permit and sha ll com pl y w ith plans on fi le " d. T he d rainage f acili ti es s ha ll meet the requirements of the 2005 K ing Cou nty Surfa ce Water De sign Ma nu al (K CSWD M ). T he dra i nage design sha ll meet at a m in imum the Co n serva ti on Flow Contro l a nd B as ic Water Quality req ui rements in the K CSWD M. e . Dra inage adj us tm ent L07V0085 is approved for this project. All co nd itions of ap proval for this adjustmen t s ha ll be met prior t o e ng inee ri ng p lan approval. f. T o impleme nt the re q uired Be sl Management Practices (BMP 's) for trea tment of sto rm wa te r , th e fi nal engineering plans and techn ical in forma tio n repo rt (TIR ) sha l l c learly demons tra te co mplian ce w ith a ll app licab le design sta nda rds. T he require me nts fo r best management pract ices a re ou tlin ed in Chapter 5 of the 2005 KCSWDM . T he design eng ineer sha ll address the app lica ble requirements o n the f in a l e ng in eeri ng plans and provide a ll necessary documents f or impl e mentation . T he fi nal re co rded plat sha ll include all requi red cove na nt s, easeme nts , notes, a nd oth e r det ails t o implement the required BMP 's fo r site developme nt . 7. T he proposed subdivision s ha ll co mply with th e 1993 Kin g Count y Road Standa rd s (KCR S) includi ng th e following requirements a . Road A from Road B to th e c u l-d e -sac sha ll be improved at a mi nimum to the urban subaccess street standard. b. Road B (the wes terly ex tension of SE 184th St reet ) fr om 1 16th Avenue SE l o T ract B s h a ll be improved at a min imum to th e u rban one -ha lf street sta ndard. Th e option to constru c t R oa d B to a fu ll -w idth subaccess stree t. (partially o n th e properties to th e north ) is also acceptable; provided th at ri g h t-of-way fro m th e offsi te owner(s ) o n th e north side ca n be ob tained. c. O F FS ITE: Road B s hal l be aligned w ith th e east leg of SE 184th Str eet at t he 1 16th Av~ 1 nue S E inte rsectio n in genera l conformance with the Offsite Improvement Pl a n rece ived May 27 , 2008 , unless otherwise approved by the review in g agency. T his improvement changes th e al ig nment of the ex is ti ng improved portions o f SE 184 th Street southerly to a li gn wi th proposed R oad B. Th is improvement sha ll meet the ove rla y requirements in Section 4 0 1 (f) of the KCRS. If the option to i mprove R oad B to a full w idt h subaccess street is se lected (Cond iti on 7.b . above) and a li gned with ex isting SE 184 1h Street, the above o ffsi t e rea lignme nt of S E 184th Street i s not required. d. FR O NTAGE: The 1 16th Ave nu e S E f ron tage sha ll be im proved at a mi n im um to the urban m ino r arterial street standa rd on the west s ide. Th is improvement s hall meet the ove rlay requirem e nts in Sect ion 4.01(f ) of the KCRS . e . Th e jo int use d ri veways and p ri vate access tr acts s ha ll be im proved per Section 3 .01 a nd 2.09 o f th e KCRS . Th ese Tracts shall be owned and mainta ined by the Lot owners served. f. Modifications to the above road cond itio ns may be cons idered accordi ng to the va ria nce provisions in Section 1.08 of the KCRS. 8 . A ll uti lities wit hi n proposed rig ht s-of -way must be incl uded with in a franchise approved by t he K ing Cou nt y Cou nc i l prior to f inal plat recording. 9. T he app li cant o r subsequent owner shall comply with K ing Co un ty Code 14.75, Mitigatio n P aym ent System (MPS), by paying th e re q uired MPS fee a nd adm inistra ti o n f ee as dete rm ined by the appl icab le fee ord inance. T he appl icant has the o pt ion to e ithe r : (1 ) pay the MPS f ee at f inal plat record ing, or (2) pay the MPS fee a t the time of building permit issua nce If t he first option i s chosen, th e f ee pai d sha ll be the fee in eff ect a t the l ime of plat appl ica ti on a nd a n ote sha ll be placed on the face of th e plat that read s, "All f ees ERC Adviso ry Nol es Pa ge 2of5 required by King County Co 4. 75, Mitigation P ayment System (M , have been pa i d." If the second opti on is chosen, the fee paid sha ll be th e amou n t in effect as of the da t e of building permit application. 10. Lots w ithin this subdivision a re subj ect t o King County Code 2 1 A.43, which imposes impa ct fees to fund school system improvements needed to serve new development. As a cond ition of final approval , fifty pe rce nt (50%) of the impact fees due fo r the pla t sha ll be assessed and co ll ec ted immediate ly prior l o reco rd ing, using the fee schedu les in effect when t he plat rece ives final approval. The balance of the assessed fee shall be al located evenly lo the dwell ing units in the plat and shall be col le cted prior to build ing perm it issuance. 1 1. The pl anter i slands (if any ) with in th e cu l-de-sacs shall be maintained by the abutt in g lot owners or homeowners association . This shall be st ated o n the face of the fi na l plat. 12. T he proposed subdivis ion shal l co mpl y with the C ritical Areas Code as outl i ned in KCC 21A.24. P e rmanen t survey marking and s igns as specified in KCC 21A.2 4 .160 shall also be addressed prior to fin al plat approval. Temporary mark in g of critical areas and the ir buffers (e.g., w ith bright orange construction fen cing) s hall be placed on the si te and sha ll rema in in place un ti l al l cons tructi o n ac ti v ities are c omp leted . Preliminary pl at review has id entified the following specific requ irements which apply to th is pro ject. All othe r applicable requirements from KCC 2 1A.24 shall also be addressed by the applicant. Wetlands a. The Catego ry IV we tl and , less tha n 2 ,500 square feet, shal l have a 50-foot bu ffer as shown on the prelim in ary site pla ns. The buffer maybe reduced to 25 feet provided the remai nin g buffer area is enhanced with native vegetation. b . Th e impacts to Crit ical Areas and buffers may be allowed f or the construct ion of proposed Road A and retent ion /detention pond provided a fi nal mit igation plan is submitted du ri ng engineering rev iew. Construction te c hniqu es to minimize i mpacts to critical areas and buffer shall be co n sid ered d u ring fin al road design . Te chniques may i nc lude the use of reta ining walls within the right -of-way. c. The we tl and and b uffer shal l be placed in Critical Area Tracts (CAT ) for long -term protection A four- foot high split railed fence or s im ilar s hall be insta lled along the CAT boundary. Critical Area s igns , one per lot on those lots that ab ut the CAT , sha l l be insta ll ed on or near th e f ence. d. A 15 ' bu ilding set back line (BSB L ) is required from the edge o f Critical Area T racts and shall be shown o n a ll affected lots. e . Impacts to wetl ands m ay requ ire approva l/permits from other review agencies . It will be the app licant's respons ib ility to obta in approvals from ot her review agencies and sub mit th e approva ls/perm its du ri ng eng in eering review . f . Prior t o constructi on or clearing activities on s ite the CAT boundaries s h a ll be c learly marked w ith orange construction fenci ng or s im ilar, a nd shown on the e ngi neering plans. Th e fencing s hall remai n in place until all clearing or const r uctio n is completed . g. The e ngineering plans shall be submi tted and reviewed by Cri ti ca l Areas Sta f f. h . The following note s hall be s hown on the final engineeri ng plan and recorded p lat: RESTRICTIONS FOR CRITI CA L AREA TRACTS AND CR ITICAL AREAS A ND BUFFERS Ded ication of a critical area tract/critica l area and buffe r conveys to the publ ic a benefi cial interest in th e land w ithin the tra ct/c riti ca l area and buffer. Thi s interest in cludes t he preservation of native vegetation for al l purposes that benefit the public hea lth, sa f et y, and welfare, including c ontrol of su rfa ce wa ter and erosion, main t ena nce of slope st abi lit y, and protection of pla nt and anima l habitat . The c ri tical area tra ct/crit ical area and buffer imposes upon all present and future owners and occupiers of the land subject to the tract/cri tical area a nd buffe r the obligation, enforceable on be half of the pub li c by Ki ng County, to leave undisturbed all trees and othe r vegetat ion within the tract/cri tical a rea and buffer. The vegeta tion with in the trac t/c riti ca l area and buffer may not be cut, pruned, covered by fi ll, removed or damaged without approval i n wri ti ng from th e King County Department of D eve lopme nt and En viro nm enta l Services or it s successor agency, un less otherwise provided by law. ER C A d v is or y No tes P aqc3of 5 Th e commo n boundar_ tween the tract/critica l area and buff, . 1d the are a of development activity must be marked o r otherwise fl agged t o the sa ti sfa ction of K ing Co unty prior to a ny clearing, grading, bu ild ing constru ction or oth e r deve lopment activity o n a lot subject t o th e critical a rea tract/critical area and buffer. T he required marking or flagging s ha ll remain in place until all development proposa l activit ies in t he vic inity of th e se n sitive area are complet ed. No bui ld ing foundatio ns are allowed beyond the requ ired 15-foot b ui ldi ng setback line , un less otherwise provided by law. 13 . Sui table recrea tion space shall be provided co n s iste nt with the requ iremen ts of KCC 21 A.14.180 and KCC 21A.14 .190 (i.e., sport court[s], ch ildren 's play equ ipment, picnic l ab le [s], benches, etc.). a. A de tai led recreatio n space plan (i .e . area calcu lat ions, dimens io ns, landscape specifi ca ti o n s, eq ui p me nt specifications, e tc.) sha ll be s ubmitted for review and approval by ODES and Kin g Co un ty Park s pr io r to or co n cu rrent with th e s ubmittal of the engi ne eri ng plan . b . A performance bond for recreation space improve m e nts s ha ll be posted prio r t o recording of the plat . 14. A homeowne rs' associa ti o n o r other wo rk able organ izat io n s ha ll be establ is hed t o th e sat isfact ion of DOES w hi ch provi des for the owners h ip a nd conti nu ed ma intenance of th e recreation, ope n space and /o r sens itive area tract(s). 15. Street trees shall be provide d as fo ll ows (per K CRS 5 .03 and K CC 21A.16 .050): a . T rees sha ll be planted at a rate o f one tr ee for every 40 f ee t of fr on tage a long al l roa ds. Spacing may be modified l o accommodate s ig ht d istance requirements fo r driveways and intersections. b. T rees shall be located within th e street right-of-way and plante d in accord ance wi th Draw ing No. 5-009 of the 1993 K ing County R oad St andards. unless Kin g Cou n ty Departm en t of Transportation determ in es that trees should not be located in the street right-of -way. c . If Ki ng County determines th at the required s treet trees shou ld not be locate d with in the ri g ht-of-way, they sha ll be located no more t han 20 f eet from the street ri g ht-of-way line. d. The trees shall be owned and ma inta i ned by the abutting lo t own ers or the homeowners associatio n or other wor kabl e organization unless the Cou nty has adopted a maintenance program. Own ersh ip and maintenance shall be noted on the face of the fina l recorded plat. e. T he species of trees s hall be approved by DOES if located wit hin the right-of-way, an d s ha ll not in c lude poplar, co ttonwood , soft map les, gum , any fruit-bearing trees , or any o ther tree or shrub w hose roots are likely to obstruct sanita ry or st orm sewers, or th a t is not compatib le w ith overhead ut ility lines. f. T he app lica nt shall subm it a street tree pl an and bo nd quantity sheet fo r review and approval by ODES prior to eng in ee r ing plan appro va l. g . The applicant shall co ntact fvle tro Serv ice Planning at 206-684-1622 to dete rm ine if 1 16th Avenue SE is on a bus route. If 116th Ave n ue SE is a bu s route , th e s treet tree pla n shall also be rev iewed by fvletro. h. T he street t rees must be insta ll ed and inspected , or a pe rfo rm ance bond post ed prio r to recording of the plat. If a performance bond is posted, th e stree t trees must be ins talled a nd inspected w ithi n o ne yea r of reco rdi ng of th e plat. At the time of inspectio n , if t he trees are found to be ins t alled per the approved plan , a ma intenance bond must be s ubmitte d o r the performance bond repl aced with a ma intenance bond , and held for one yea r . Afte r one year, the ma in tenance bo nd may be released aft er DOES has completed a second inspection and dete rm ined th at the trees have been kept health y and thr ivin g. 1. A la ndscape in spectio n f ee s ha ll a lso be subm itted prior t o plat recordi n g . The i nspect ion f ee is subj ect to change based on the curren t County fe es . 16. The appl ica nt shall comply wi th all app licable provis ions of KCC Chapter 16 .82, conce rn ing the p reservat ion of ·'s ig nifi ca nt trees " o n s ubdi visions located in the King C ou nty "Ur ban" d esig nated a rea A detailed tree retent ion plan. wh ic h compl ies with KCC 16.82 .15682 and other app licable requ ire m en ts of this Code section , sha ll be subm itted to ODES for review and approval prior to enginee ri ng plan approval. Bo nd ing may be req ui red by ODES to ass ure implementation of the tree retenti on plan. No c leari ng or g rad in g of the s ite s ha ll occur un ti l DOES approves the deta iled tree retent ion p la n . ERC A dv isory Notes Page 4 of 5 17. S PRINKLER RE QU IREMEt di futu re residences con structed with. . 1is s ubdivis io n (except th ose co nst ru c ted on lots 1 a nd 2) a re re q uired to be sp rinkl ed NFP A 13 D unless the require m e nt is rem oved by the King County Fi re Marshal or his/her desig nee . Th e Fire Code requ ires a ll porti ons of the exterior wa ll s of struct ures to be with in 15 0 fee t (as a pe rson wou ld walk via an approved route a rou nd the bu il d ing) from a minimum 20 -foot w ide, unobstru cted d ri ving surface . To qua lif y for removal of th e sprink ler requirement driving surfaces between cu rb s must be a m inimum of 28 feet in w idth w hen park ing is allowed on o ne side of th e roadway, and at least 36 feet in w id th when parking is pe rmitt ed on both s ides . Additional ly, the dri vin g s urface of the access tract s w ith in this subd ivision must have minimum unobstructed widths of 20 feet (no pa rki ng perm itted ); o r respective lots accessed by th ose tracts w ill have to be spri nk led . 18 . In the eve nt tha t any archaeolog ical objects are uncovered on the s it e, the appl icant s h al l comply with RC W C hapte r 27 .53, A rchaeologica l Sites , and Resou rces. Immediate notification and consul tati on w it h th e Sta te Office of Archaeo logy and H istorical Pre se rvation , King County Office of Cul t ura l Resources and releva nt tribes (inc luding the Suq uami sh, Pu yal lup and Mu c kl es hoot tri bes) is requi red if discovered mate ria ls are p re his tor ic and a site is present. OT HER CO N S IDERATI ONS: 1. The subd ivis ion shal l co nform to KCC 16.8 2 relating to grading on private property. 2. Development of the subJect property m ay requi re reg is tratio n wit h the Wash ington State De partmen t of Li cens ing, R eal Estate Division. 3. Prelim in ary approva l of this appl ication does not limit the applicant's responsibi lity to obt ain a n y requ ired permit o r license from the Stale or ot h er regu latory body. Th is may inc lu de, but is not li mi ted to th e following: a. Fores t Pr acti c e Permit f rom the Wash i ng ton State Dept. of Na tura l Reso u rces. b. N a ti ona l P ol lutant Discharge El iminatio n Sys tem (NPDES) Pe rm it from WSDO E. c . Wate r Qual ity Mod ifi ca ti o n Perm it from WSDOE . d . Water Quality Certif icat io n (401) Permit from U.S. Army Corps of Engi neers E RC A dvisory No les P;,ge 5 of 5 CIT1 OF RENTON Department of Community and Economic Development l)enis I ,aw, Mayor Alex Pietsch, Administrator November 12, 2008 Karen Walter Watersheds and Land Use Team Leader Muckleshoot Indian Tribe Fisheries Division 39015 t 72nd Avenue SE Auburn, WA 98092 SUBJECT: \VELMAN PRELIMINARY PLAT (LUA08-107, ECF, PP) Dear Ms. Walter: The City of Renton is in receipt of your email of October 17, 2008 regarding the above- captioned project. Following are responses to your questions and comments on the environmental documentation for this project. Roger Cecil of Site Development Associates has assisted us in addressing your questions and comments. Your comments are paraphrased below, followed by our responses. /. ls it possible to get a copy of the site plan showing the proposed layout, including stormwater facilities, and the critical areas on site? Our copy of the materials did not include the s ite plan . A copy of the site plan is enclosed . 2. How will storm water be managed for this project? Th e response in th e environmental checklist, under item 3. c.1, seems to describe how storm water is currently managed with the single family residence but does not discuss the 25 single family housing lots. The applicant states that stonnwater would be managed via a stormwatcr detention vault, as prescribed in the King County Surface Water Design Manual. The detained outflow from the vault would discharge into the v,:etland area on-site ( on the subject property). The on- site \Vetland is adjacent to a p1i vate tract on the neighboring property to the west. The sto rm flows would continue through that tract, and into the street drainage system for the subdivi sion to the \Vest. A copy of th e Conceptual Drainage Plan is enclosed. 3. Please clarify where the existing 52 trees that will be r emoved are. A copy of the Tree Retention/Replacement Plan is enclosed. 4. Please provide the analysis that demonstrates that mitigation sequencing has been followed for this project and that there is no alternative that would avoid filling 48% of the onsite ivetland and 5 0 % of its r egulated buffer. The app Ii cant states that mitigation sequencing uses a series of steps to avoid and minimize project impacts. This analysis is --------10_5_5_S-.,->u-th_G_~_ra_d_y_W_a_y ___ R_e_n_to_n_, \,\- 1 a-sl-1i-ng_t_o1_1 _9_8_05_7 _______ ~ @ Th ,s paper con taw1s !>ff% recycled mate na !, 30% post conswner A HE ,\D o r TIIE C CRV[ Letter to Karen Walter Welman Preliminary Plat November 12 , 2008 2 broadly based in local regulations and requires effort in avoidance and minimization, but implies a level of practicality. The applicant states that ,vetland impacts were unavoidable due to King County's requirement to locate road access al ong the north edge of the project, aligning with SE 184th Street. Th.is requirement was driven by traffic circulation and safety issues. The access road, as it turns south into the neighborhood, would be aligned with a proposed street to the north, ,vhich is part of another plat. The County requires the alignment of street intersections wherever possible for new developments. The resulting location of the access road bisects the wetland leaving a small portion isolated. The road and sidewalk would fill about 340 square feet or about a third of the total wetland fill. A small pocket of wetland (780 square feet) would be left isolated from the other wetland area and bordered on two sides by road . The small size of the remnant wetland area wou ld significantl y reduce its abil ity to function properly, if at all, as a wetland. The applicant states that Department of Ecology and Army Corps of Engineers Guidance (Wet land Mitigation in Washington State, Part 1, see Section 3.6 Indirect Impacts) directs project proponents to consider these remnant wetlands as a loss and require mitigation for these impacts. Enhancement of a reduced buffer was not part of the mitigation sequencing since this is typically allowed in local Critical Area Ordinances separate from the miti gation sequencmg process. 5 . Please clarify if the entire wetland will be graded/or its length or just a portion of the onsite wetland. The applicant states that all the impact areas would be graded. Some grading would occur in the wetland buffer and along the edge of the wetland. Grading depth would be only a few feet and would avoid large trees. 6. Please explain why two rock weirs are needed to maintain the hydrology of th is wetland if the project's stormwater is routed to this wetland. The rock weirs proposed in the wetland area are intended to retain water in the wetland to increase wetland functions, such as water quality and flood control 7. If a forested wetland is the desired outcome of the mitigation for this project (see Goal 1 of Conceptual Mitigation Plan, Page 9), then the wetland monitoring should be in creased to at least 10 years to ensure that a forested canopy has developed. The applicant's consultant believes that five years is enough to assure mitigation success and planting survival in the first five years is very predictive of survival in the n ext five years. Therefore, th e consultant believes that five years of monitoring and success provides a high assurance of success for the next five years and beyond. If the wetland does not meet its success standards additional yearly monitoring would be required until success standards are met. Letter to Karen Walter Welman Preliminary Plat November 12 , 2008 It is hoped that your comments and concerns have been adequately addressed. Should you have additional questions , please contact me at g\vasser@ci.renton.wa.us or ( 425 ) 430-7382 . /~1(1--~ a ser Associate Planner Enclosures. cc: File Chip Vincent, Planning Director J e nnifer H enning, Planning Manager 3 "'°J'~ .lJ.11,8",'""yt.l' !:IJ.IIJS lf ~Jl'ii,_ lrU,,.:1,"'IS-1¥.i.lh'll'IIUiT ,===,--~ ... _._=-= . ;-.QJ]i w II) ci z ('J N N ('J u w U) ..;" .;:: w U) w z JU,,,;.;il,.,Jt,p•""'-" i 0)~¥~:· ADj \t";?~~!f .. :)!f,j~ --- Jl)Q~U<>!~1:,,,,.l.JQq}f'tA0Ml-"'\.ltJ.i t(.f"il )11 ·sa+oqossv ,~.auJdo1a".JO a1!S z 0 ;::I ., ii 6 ~I I i i~ ~ I ·'. 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CJ1.'; :'\.i ;., 5 ----- J J ··,}.( I ·.-:C."''_j~~ ## ... - ., .. }I .-,---;:-:;1 ,i:,,::._ :;,1,1 . ~ I ~: ··n·· i . ~i lz lo , o ' ~I ~ LUI "' a:: " I j;. ,, J ENVIRONMENTAL DETERMINATION AND PUBLIC HEARING ISSUANCE O F A DETERMINATION O F NON-S IGNIFICANCE (DNS) P OSTED T(.) NOTI FY INTERESTED PERSONS OF AN EN VI RUNME NTAL ACTION PROJECT NAME Welman Prelim in ,u)' Plat PROJECT NUMBER: LUAOB -101, ECf. PP (K C FILE NO . L06P0009) LOCATION: 1&417 116lh Avenue SE DESCRJPTION: Th& applicant is r eques t ing Envirnnmcntal {SE PAJ r:it,viaw and the appr oval of a Preliminilr;i Plat for th e subdivisi on of a 3.24-.icrc site into 25-lols for the evenluill dew!lopmonl o l single- family residences w ith tracts tor Native Growlh Pr otection Area !!ilorrnwater detention. r ecrl:!::il ion, priv3tc access, and joint use driveways . T he site 9cner;1lly slopes to the north stnd west. T he projc-ct is vested to K ing County regulatlo ns and i s bei ng processed in th1;i City of Renton. King Co unty applicable z oning 1s R-8 The proposed density is 7. 1-1 dwelling units per 3Cre. Lot s wo u l d range in s ize frorn 3,000 to 4,1 00 squ3re feet Tlu.1 s ite WQt.Jld t,e accessed from 116th Av enue SE v ta new Ro <1d s "A" .:and ··a ·· and ending i n a cu l-de-Sile. THE CITY O F R EN TON ENVIRONMENTAL R EVIEW COMMITIEE (ERC1 H AS DETERMIN ED T HAT THE P RO PO SED AC TION DOES NOT H AVE t, S IGNIFICANT ADVE RS E IMPACT O N TIIE ENVI RONMENT Appeals of t he en·Jiromn ental determination m ust be f iled in w riting on 01 before 5:00 1-'M on NnvttmlHn 17 , 2008 Appeals must be f iled i n writing t ogether w ith the r1:n1u i rcd $75.00 .:ipp (1caho n fee with; Hearing E x aminer, Ci1y uf Rento n , 10 55 So uth G rady W<1y , Renton. \'\'A 98057 Apµual s to the Examiner ;.111:t ~011e rncd by City of Renton Muni c ip3I Code Section 4·8-11 0 8 Addit ionill i nf ormation reg <mli11g t h e appc .il process m;,iy bu o btai ned f rom the RentQn Ci t ~· Cl erk's Office. (415) 430-6510. A PUB LIC HEARING WIL L BE HELD BY T HE RENTOI\ H [ARING EXAM INE R AT HIS REGUL,AR MEETING IN l HE CO U~J C IL CH AMBERS 01\ THE 7TI I FLOOR (.)F CIT Y 111\Ll · 055 S(.)U r H GR A)Y WAY, RE NTON WASHINGTON or,. NOVEMBER 25, 2008 AT n CO AM TO CONSIDC R TH E PRELIMINARY PLAT. IF THE ENVIRO NMEN fAL D ETERMIN~T ION IS AP PEAL[C T HE Al'Pl:AL W ILL BE HEARD A S PART O F THIS PUl:l l!C H E,\RING FOR FURTHER INFORMATIO N. PLEAS c CONTACT T HE CIT Y OF RENT(.)N, DEPARTMFNT or COMMUNITY & ECO NOMIC DE VELOPMENT AT (42 5 ) 4 30-7200 DO NOT REMOVE T HI S NOTICE WITHOUT PR OPER AUT HOR IZATION Please i nclude the project NUMBER when calling for proper file identification. a CERTIFICATION /-/ ~L,/) -~reby certify that 3_ copi were pos ted by fu~ conspicuous places or nearby 9,d DATE/6/37ka:l f ('Il rel _,,,5...,__,,_e-'=>Au.H.u....:1 '€.--:!i..=:::_• on the _2 <lay of b)c \,)12.VY\Ue...C ENVIRONMENTAL DETERMINATION AND PUBLIC HEARING ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE (DNS) POSTED T O NOTIFY INTEREST ED PERSONS OF AN EN VI RONMENT A L ACTION PROJECT NAME: Welman Prelimin ar y Plat PROJECT NUMBER: LUA08-107, ECF , PP (KC FILE NO. L06P0009) LOCATION : 18417116th Avenue SE DESCRIPTION : The appli cant is req uesting Envi ronme ntal (SEPA) Review and the approval of a Pre liminary Pl at for the subdivision of a 3.24-acre site into 25-lots for the eventual development of s ing le- family res iden c es w ith tract s for Native Growth Protectio n Area, stormwater detent i on , r ecr eation , private access , and j o int use driveways. The s ite generally s lopes to the north and west. Th e project i s vested t o King County r egulations and i s b eing processed in the City of Renton. King County applicable zoning is R-8. The proposed den s ity is 7.14 dwelling units per acre . Lots would r a nge in size from 3,000 to 4 ,100 s qu are feet. The sit e would be accessed from 116th A venue SE v ia new Road s "A" and "B" and ending i n a c ul-de-sac. THE C ITY OF RENTON EN VI RONME NT A L REVIEW COMMITTE E (ERC) HAS DE TE R M INED THAT THE PROPOSED ACTI ON DOE S NOT HAVE A SIGN I FICANT ADVERS E IMPACT ON THE EN VIRONMENT . Appeals of the e nvironm e ntal d et erminat ion must be filed in w rit ing on or before 5 :00 PM o n N ovember 17, 2008. Appea l s must be filed in w riting together w ith the re q uired $75.00 application fee w ith : Hearing Examiner, City of Re nt o n, 1055 South Grady W ay, Renton , WA 98057. Appeals to the Examiner ar e governed b y City of R ento n Municipal Code Section 4-8-11 0.8. Additional informati on regarding t he appeal p rocess may be o btained from the Renton City C lerk 's Offic e, (425) 430-65 10. A PUBLI C HEARING W ILL BE HELD BY THE RENTON H EARING EXAMINER AT HIS REG ULAR MEETING IN THE CO UN CI L CHAMBERS ON TH E 7TH F LOOR OF C ITY HAL L . 1055 S OUTH GRADY WAY, RENTO N , WAS HI NGTON , ON NOVEMBER 25 , 2008 AT 9 00 AM TO CONS I DER THE PRELIMINA RY P LAT . IF TH E ENVIR ONMENTAL DETER rvllNATION IS APPEALED, THE APPEAL W ILL BE H EARD AS PART OF T H IS PUBLIC HEARI NG. FOR FURTHER INFORMATION , PLEASE CONT ACT T H E CITY OF RENTON . DEPARTMEN T OF COMMUN ITY & ECONOMIC DEVE LOPMENT AT (425 ) 430 -72 00. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION Please include the project NUMBER when calling for proper file identification. October 29, 2008 Michael J. Feuerborn M.J.F Holdin gs, In c. 3502 'B' Street NW Auburn, WA 9800 I SUBJECT: Welman Preliminary Plat CITY LUAOS -107 , ECF, PP (KC File No. L06P0009) Dear Mr. Feuerborn: >F RENTON Department of Co mmunity and Economic Development Alex Pietsch , Administrator This lette r is writte n on behalf of th e Environmental Review Committee (ERC) and is to infom1 you that th ey have c omple ted th e ir review of th e environmenta l impacts of th e above-re feren ced proj ec t. T he Committee, on October 27, 2008, decided th a t your project wi ll be issued a Determination of Non- Significance. T he C ity of Renton E R C has determined that it does not have a probab le s ig nifi cant adve rse impact on the environment. An Environmental Imp act State m e n t (E IS) is not require d unde r R CW 43.21C.03 0(2 )(c). This decis ion was m ade by the ER C under th e a utho ri ty of Section 4-6-6, R e nton Municipal Code, after rev iew o f a comp le ted e n v ironmental c heckli st a nd other informatio n, o n file w ith the lead agency . This in format io n is avail ab le to the public on reques t. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on November 17 , 2008. Appea ls must be fil ed in writing together with the required $75 .00 app li cation fee w ith: Hearing Exam in e r, C ity of Renton, I 055 South Grady \Vay, Renton, WA 98057. Appeals to the Exam in er are govern ed by C ity of R enton Municipal Cod e Section 4-8-110.8. Addit ional informat ion regarding the appeal process may be obtained from the Renton C ity Clerk's Office, ( 425) 4 30-65 10. A Public Hearing will be h e ld by the Renton H eari ng Examiner in the Coun c il C h ambe rs on the seventh fl oo r of C ity Hall, 1055 South Grady Way, Renton, Washington, on November 25, 2008 a t 9:00 J\M to consider th e Preliminary Plat. The ap pl icant or represe ntative(s) of the applicant is required to be present at th e public hearing. A copy of th e staff repo,i will be mailed to you one week before the hearin g. If th e Environmental Determination is a ppealed, th e appeal will be heard as p art of thi s publi c h ear ing. If you have any questions o r desire clarification of the above, please call me at (425 ) 4 30-7382. Gerald C. Wass er Associate Pl a nn er cc: See Attac hed / Parties of Record -------1-0-5.-5 -So-u-th-G-ra_d_y_W_a_y ___ R_e-nt-o-n,-V.- 1 -as-h-in_gt_o_n_9_8_0_5 _7 ------~ @ 1 his pape r contains 5 0% ,ecyc le d m..ite ri al. 30% post consumer A IIEAD OF THF C URV E CITY _)F RENTON Department of Community and Economic Development Alex Pietsch, Administrator October 29, 2008 Washington State Department of Ecology Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 Subject: Environmental Determination Transmitted h erewith is a copy of the Environmental Determination for the following proj ect reviewed by the Environme ntal Rev iew Committee (ERC) on October 27, 2008: DETERMINA TJON OF NON-SIGNIFICANCE PROJECT NAME: PROJECT NUMBER: LOCATION: Welman Preliminary Plat LUA08-107, ECF, PP (KC FILE NO. L06P0009) 18417116th Avenue SE DESCRIPTION: The applicant is requesting Environmental (SEPA) Review and the approval of a Preliminary Plat for the subdivision of a 3.24-acre site into 25-lots for the eventual development of single-family residences with tracts for Native Growth Protection Area, stormvrnter detention, recreation, private access, and joint use driveways. The site generally slopes to the north and west. The project is vested to King County regulations and is being processed in the City of Renton. King County applicable zoning is R-8. The proposed density is 7.14 dwelling units per acre. Lots would range in size from 3 ,000 to 4 ,100 square feet. The site would be accessed from 116th Avenue SE via new Roads "A" and "ll'' and ending in a cul-de-sac. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on November 17, 2008. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, I 055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.8. Additional infom1ation regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510 . Please refer lo the enclos ed Notice of Environmental Determination for complete details. If you hav e questions, please call me at ( 425) 430-7382. For the Environmenta l Review Committee, Gerald C. Wasser Associate Planner Enclosure cc: King County \Vastewater Treatment Division WDFW, Stewart Reinbold David F. Dietzman, WDNR WSDOT, Northwest Region Duwamish Tribal Office US Army C orp. of Engineers Melissa Calvert, Muckleshoot Cultural Res. Pg m Karen Walter, Fisheries, Muckleshoot Indian Tribe ~ ____ S_t_ep_h_a_n_ie_~-;-;-~-:-~-:-l~-:-:-:-:-f-:-:-:-~-:-:-:-:o-:-·,-:-i:-:-~-:~-;-:-:-se_~_ 8 :-~-i:_n _______ RENTON @ T his p;:iper contains 50 '% recycled m aterial, 30% post con sumer AH EA D O F TH E ClJ RV f CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE APPLICATION NUMBER: LUA08-107, ECF , PP (KC FILE NO. L06P0009) APPLICANT: PROJECT NAME: Michael Feuerborn Welma n Preliminary Plat DESCRIPTION OF PROPOSAL: The applicant is requesting Env ironmental (S EPA) Review and the approval of a Pre liminary Plat for the subdivision of a 3.24-acre site into 25-lots for the eventual development of single-family residences with tracts for Native Growth Protection Area, stormwater detention, recre ation, private access, and joint use driveways. The site gene rall y slopes to the north and west. The project is vested t o King County regulations and is being processed in th e City of Renton. King County applicable zoning is R-8 . Th e proposed density is 7.14 dwelling units per acre. Lots would range in size from 3,000 to 4,100 square feet. Th e site would be accessed from 116th Avenue SE via new Roads "A" and "B" and ending in a cul-de-sac LOCATION OF PROPOSAL: LEAD AGENCY: 18417116thAvenueSE City of Renton Depa rtment of Community & Economic Development Planning Division This Determination of Non-Significance is issued under WAC 197-11-340. Because other agencies of jurisdiction may be in volved, the lead agency will not act on this proposal for fourteen (1 4) days. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on November 17, 2008. Appeals must be filed in w rit ing together with the requ ired $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.8. Additional information regarding the appeal process may be obtained from the Renton City Clerk 's Office, (425) 430-6510. PUBLICATION DATE: DATE OF DECISION : SIGNATURES: Te rry Higashiya ma , Administrator Community Services November 1, 2008 October 27, 2008 ~f/).?h 61~~ Fire & Erne en Services / ·10)~, 10 b / Date \ (, \ { ·-+ ( L-t:· Date CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE ADVISORY NOTES APPLICATION NUMBER: LUAOS-107, ECF, PP (KC FILE NO. L06P0009) APPLICANT: PROJECT NAME: Michael Feuerborn Welman Preliminary Plat DESCRIPTION OF PROPOSAL: The applicant is reques ting Environmental (SEPA) Review and the approval of a Preliminary Plat for the subdivision of a 3.24-acre site into 25-lots for the eventual development of single-family residences with tracts for Native Growth Protection Area, stormwater detention, recreation, private access, and joint use driveways. The site generally slopes to the north and west. The project is vested to King County regulations and is being processed in the City of Renton . King County applicable zoning is R-8. The proposed density is 7.14 dwelling units per acre. Lots would range in size from 3,000 to 4,100 square feet. Th e site would be accessed from 116th Avenue SE via new Roads "A" and "B" and ending in a cul-de-sac LOCATION OF PROPOSAL: LEAD AGENCY: 18417 116th Avenue SE The City of Renton Department of Community & Economic Development Planning Division Advisory Notes to Applicant: The following notes are supplemental information provided in conjunction with the environmental determination. Because these notes are provided as information only, they are not subject to the appeal process for environmental determinations. King County: It is recommended that the subject subdivision, revised and received May 27, 2008, be granted preliminary app roval subject to the following conditions of final approval: 1. Compliance with all platting provisions of Title 19A of the King County Code. 2. All persons having an ownership interest in the subject property shall sign on the face of the final plat a dedication which includes the language set forth in King County Council Motion No. 5952. 3. The plat shall comply with the density requirements of the R-8 zone classification. All lots shall meet the minimum dimensional requirements of the R-8 zone classification or shall be as shown on the face of the approved preliminary plat, whichever is larger, except that minor revisions to the plat which do not result in substantial changes may be approved at the discretion of the Department of Development and Environmental Services. 4 . All construction and upgrading of public and private roads shall be done in accordance with the King County Road Standards established and adopted by Ordinance No. 11187, as amended (1993 KCRS). 5. The applicant must obtain the approval of the King County Fire Protection Engineer for the adequacy of th e fire hydrant, water main, and fire flow standards of Chapter 17.08 of the King County Code. 6. Final plat approval shall require full compliance with the drainage provisions set forth in King County Code 9.04. Compliance may result in reducing the number and/or location of lots as shown on the preliminary approved plat. Preliminary review has identified the following conditions of approval which repre sent portions of the drainage requirements. All other applicable requirements in KCC 9.04 and the Surface Water Design Manual (SWDM) must also be satisfied during engineering and final review. a. Drainage plans and analysis shall comply with the 2005 King County Surface Water Design Manual and applicable updates adopted by King County. DOES approval of the drainage and roadway plans is required prior to any construction. b. Current standard plan notes and ESC notes, as established by ODES Engineering Review, shall be shown on the engineering plans. ERC Advisory Notes Pa ge 1 of 5 c. The following note shall be snown on the final recorded plat: All building downspouts, footing drains, and drains from all impervious surfaces such as patios and driveways shall be connected to the permanent storm drain outlet as shown on the approved construction drawings# on file with DOES and/or the King County Department of Transportation. This plan shall be submitted with the application of any building permit. All connections of the drains must be constructed and approved prior to the final building inspection approval. For those lots that are designated for individual lot infiltration systems, the systems shall be constructed at the time of the building permit and shall comply with plans on file." d. The drainage facilities shall meet the requirements of the 2005 King County Surface Water Design Manual (KCSWDM). The drainage design shall meet at a minimum the Conservation Flow Control and Basic Water Quality requirements in the KCSWDM. e. Drainage adjustment L07V0085 is approved for this project. All conditions of approval for this adjustment shall be met prior to engineering plan approval. f. To implement the required Best Management Practices (BMP's) for treatment of storm water, the final engineering plans and technical information report (TIR) shall clearly demonstrate compliance with all applicable design standards. The requirements for best management practices are outlined in Chapter 5 of the 2005 KCSWDM. The design engineer shall address the applicable requirements on the final engineering plans and provide all necessary documents for implementation. The final recorded plat shall include all required covenants, easements, notes, and other details to implement the required BMP's for site development. 7. The proposed subd ivis ion shall comply with the 1993 King County Road Standards (KCRS) including t he following requirements: a. Road A from Road B to the cul-de-sac shall be improved at a minimum to the urban subaccess street standard. b . Road B (the westerly extension of SE 184th Street) from116th Avenue SE to Tract B shall be improved at a minimum to the urban one-half street standard. The option to construct Road B to a full-width subaccess street, (p artially on the properties to the north) is also acceptable ; provided that right-of-way from the offsite owner(s) on the north side can be obtained. c. OFFSITE: Road B shall be aligned with the east leg of SE 184th Street at the 116th Avinue SE intersection in general conformance with the Offsite Improvement Plan received May 27 , 2008, unless otherwise approved by the reviewing agency. This improvement changes the alignment of the existing improved portions of SE 184th Street southerly to align with proposed Road B. This improvement sha ll meet the overlay requirements in Section 4.01 (f) of the KCRS. If the option to improve Road B to a full width subaccess street is selected (Condition 7.b. above) and aligned with existing SE 1841 h Street, the above offsite realignment of SE 184th Street is not required. d. FRONTAGE: The 116th Avenue SE frontage shall be improved at a minimum to the urban min o r arterial street standard on the west side. This improvement shall meet the overlay requirements in Section 4.01 (f) of the KCRS. e. The joint use driveways and private access tracts shall be improved per Section 3.01 and 2.09 of the KCRS. These Tracts shall be owned and maintained by the Lot owners served. f. Modifications to the above road conditions may be considered according to the variance provisions in Section 1.08 of the KCRS . 8. All utilities within proposed rights-of-way must be included within a franchise approved by the King County Council prior to final plat recording. 9. The applicant or subsequent owner shall comply with King County Code 14.75 , Mitigation Paym e nt System (MPS), by paying the required MPS fee and administration fee as determined by the applicable fee ordinance. The applicant has the option to either: (1) pay the MPS fee at final plat recording , or (2) pay th e MPS fee at the time of building permit issuance. If the first option is chosen, the fee paid shall be the fee in effect at the time of plat application and a note shall be placed on the face of the plat that reads, "All fees ERC Advisory Notes Page 2 of 5 required by King County Code 14.75, Mitigation Payment System (MPSJ, have been paid." If the second option is chosen , the fee paid shall be the amount in effect as of the date of building permit application. 10. Lots within this subdivision are subject to King County Code 21 A.43, which imposes impact fees to fund school system improvements needed to serve new development. As a condition of final approval, fifty percent (50%) of the impact fees due for the plat shall be assessed and collected immediately prior to recording, using the fee schedules in effect when the plat receives final approval. The balance of the assessed fee shall be allocated evenly to the dwelling units in the plat and shall be collected prior to building permit issuance. 11 . The planter islands (if any) within the cul-de-sacs shall be maintained by the abutting lot owners or homeowners association. This shall be stated on the face of the final plat. 12 . The proposed subdivision shall comply with the Critical Areas Code as outlined in KCC 21A.24 . Permanent survey marking and signs as specified in KCC 21 A.24 .160 shall also be addressed prior to final plat approval. Temporary marking of critical areas and their buffers (e.g., with bright orange construction fencing) shall be placed on the site and shall remain in place until all construction activities are completed . Preliminary plat review has identified the following specific requirements which apply to this project. All other applicable requirements from KCC 21A.24 shall also be addressed by the applicant. Wetlands a . The Category IV wetland, less than 2,500 square feet , shall have a 50-foot buffer as shown on the preliminary site plans. The buffer maybe reduced to 25 feet provided the remaining buffer area is enhanced with native vegetation . b . Th e impacts to Critical Areas and buffers may be allowed for the construction of proposed Road 'A ' and retention/detention pond provided a final mitigation plan is submitted during engineering review. Construction techniques to minimize impacts to critical areas and buffer shall be considered during fin al road design. Techniques may include the use of retaining walls within the right-of-way . c . The wetland and buffer shall be placed in Critical Area Tracts (CAT) for long-term protection . A four- foot high split railed fence or similar shall be installed along the CAT boundary. Critical Area signs , on e per lot on those lots that abut the CAT, shall be installed on or near the fence. d. A 15' building set back line (BSBL) is required from the edge of Critical Area Tracts and shall be shown on all affected lots . e. Impacts to wetlands may require approval/permits from other review agencies. It will be the applicant's responsibility to obtain approvals from other review agencies and submit the approvals/permits during engineering review. f. Prior to construction or clearing activities on site the CAT boundaries shall be clearly marked with orange construction fencing or similar, and shown on the engineering plans. The fencing shall remain in place until all clearing or construction is completed. g . The engineering plans shall be submitted and reviewed by Critical Areas Staff. h . The following note shall be shown on the final engineering plan and recorded plat: RESTRICTIONS FOR CRITICAL AREA TRACTS AND CRITICAL AREAS AND BUFFERS Dedication of a critical area tract/critical area and buffer conveys to the public a beneficial interest in the land within the tract/critical area and buffer. This interest includes the preservation of native vegetation for all purposes that benefit the public health , safety, and welfare, including control of surface water and erosion , maintenance of slope stability, and protection of plant and animal habitat. The critical area tract/critical area and buffer imposes upon all present and future owners and occupiers of the land subject to the tract/critical area and buffer the obligation, enforceable on behalf of the public by King County, to leave undisturbed all trees and other vegetation within the tract/critical area and buffer. The vegetation within the tract/critical area and buffer may not be cut, pruned, covered by fill, removed or damaged without approval in writing from the King County Department of De v elopment and Environmental Services or its successor agency , unless otherwise provided by law. E RC A d visory Notes Page 3 of 5 The common boundary belween the tractlcritical area and buffer anu the area of development activity must be marked or otherwise flagged to the satisfaction of King County prior to any clearing, grading, building construction or other development activity on a lot subject to the critical area tractlcritical area and buffer. The required marking or flagging shall remain in place until all development proposal activities in the vicinity of the sensitive area are completed. No building foundations are allowed beyond the required 15-foot building setback line, unless otherwise provided by law. 13. Suitable recreation space shall be provided consistent with the requirements of KCC 21A.14.180 and KCC 21 A.14 .190 (i.e., sport court(s], children's play equipment, picnic table(s], benches, etc.). a. A detailed recreation space plan (i.e. area calculations, dimensions, landscape specifications, equipment specifications, etc.) shall be submitted for review and approval by DOES and King County Parks prior to or concurrent with the submittal of the engineering plan. b. A performance bond for recreation space improvements shall be posted prior to recording of the plat. 14. A homeowners' association or other workable organization shall be established to the satisfaction of ODES which provides for the ownership and continued maintenance of the recreation, open space and /or sensitive area tract( s ). 15. Street trees shall be provided as follows (per KCRS 5 .03 and KCC 21A.16.050): a. Trees shall be planted at a rate of one tree for every 40 feet of frontage along all roads. Spacing may be modified to accommodate sight distance requirements for driveways and intersections. b. Trees shall be located within the street right-of-way and planted in accordance with Drawing No. 5-009 of the 1993 King County Road Standards, unless King County Department of Transportation determines that trees should not be located in the street ri ght-of-way. c. If King County determines that the required street trees should not be located within the right-of-way, they shall be located no more than 20 feet from the street right-of-way line . d . The trees shall be owned and maintained by the abutting lot owners or the homeowners association or other workable organization unless the County has adopted a maintenance program. Ownership and maintenance shall be noted on the face of the final recorded plat. e . The species of trees shall be approved by DOES if located within the right-of-way, and shall not include poplar, cottonwood , soft maples, gum, any fruit-bearing trees, or any other tree or shrub whose roots are likely to obstruct sanitary or storm sewers, or that is not compatible with overhead utility lines. f. The applicant shall submit a street tree plan and bond quantity sheet for review and approval by DOES prior to engineering plan approv al. g . The applicant shall contact Metro Service Planning at 206-684-1622 to determine if 116th Avenue SE is on a bus route . If 116th Avenue SE is a bus route, the street tree plan shall also be reviewed by Metro. h. The street trees must be installed and inspected, or a performance bond posted prior to recording of the plat. If a performance bond is posted, the street trees must be installed and inspected within one year of recording of the plat. At the time of inspection, if the trees are found to be installed per the approved plan, a maintenance bond must be submitted or the performance bond replaced with a maintenance bond, and held for one year. After one year, the maintenance bond may be released after ODES has completed a second inspection and determined that the trees have been kept healthy and thriving. i. A landscape inspection fee shall also be submitted prior to plat recording. The inspection fee is subject to change based on the current County fees. 16. The applicant shall comply with all applicable provisions of KCC Chapter 16.82, concerning the preservation of "significant trees" on subdivisions located in the King County "Urban" designated area. A detailed tree retention plan , which complies with KCC 16.82.15682 and other applicable requirements of this Code section, shall be submitted to DOES for review and approval prior to engineering plan approval. Bonding may be required by DOES to assure implementation of the tree retention plan. No clearing or grading of the site shall occur until DOES approves the detailed tree retention plan. E RG Ad v isory Note s Pag'e 4 of 5 17. SPRINKLER REQUIREMEN·,. , ,II future residences constructed within ... ts subdivision (except those constructed on lots 1 and 2) are required to be sprinkled NFPA 130 unless the requirement is removed by the King County Fire Marshal or his/her designee. The Fire Code requires all portions of the exterior walls of structures to be within 150 feet (as a person would walk via an approved route around the building) from a minimum 20-foot wide, unobstructed driving surface. To qualify for removal of the sprinkler requirement driving surfaces between curbs must be a minimum of 28 feet in width when parking is allowed on one side of the roadway, and at least 36 feet in width when parking is permitted on both sides. Additionally, the driving surface of the access tracts within this subdivision must have minimum unobstructed widths of 20 feet (no parking permitted); or respective lots accessed by those tracts will have to be sprinkled . 18. In the event that any archaeological objects are uncovered on the site, the applicant shall comply with RCW Chapter 27.53, Archaeological Sites, and Resources. Immediate notification and consultation with the State Office of Archaeology and Historical Preservation, King County Office of Cultural Resources and relevant tribes (including the Suquamish, Puyallup and Muckleshoot tribes) is required if discovered materials are prehistoric and a site is present. OTHER CONSIDERATIONS: 1. The subdivision shall conform to KCC 16.82 relating to grading on private property . 2. Development of the subject property may require registration with the Washington State Departm ent of Licensing, Real Estate Division. 3. Preliminary approval of this application does not limit the applicant's responsibility to obtain any required permit or license from the State or other regulatory body. This may include, but is not limited to the following: a. Forest Practice Permit from the Washington State Dept. of Natural Resources. b. National Pollutant Discharge Elimination System (NPDES ) Permit from WSDOE. c. Water Quality Modification Permit from WSDOE. d. Water Quality Certification (401) Permit from U.S. Army Corps of Engineers ERC Advisory Notes Page 5 of 5 ENVIRONMENTAL REVIEW COMMITTEE MEETING NOTICE October 27, 2008 To: Gregg Zimmerman, Public Works Administrator Terry Higashiyama, Community Services Administrator I. David Daniels, Fire Chief Alex Pietsch, CED Administrator From: Jennifer Henning, CED Planning Manager Meeting Date: Monday , October 27, 2008 Time: 3:00 PM Location: Sixth Floor Conference Room #620 Agenda listed below . 2008 Comprehensive Plan Amendments (Planner Last Name) LUAOB-104, ECF Location: Citywide. #2008-M-01 LAKE WASHINGTON BOULEVARD: Proposed Map Amendment from Commercial Neighborhood (CN Zoning) and Employment Area -Industrial (IH Zoning) to Urban Center North (UC-N2 Zoning). The owner of two parcels initiated this Comprehensive Plan Amendment and the City expanded the area to include two additional parcels. The four parcels total 4 .83 acres in size. This is a non-project action and there is no proposed use or project at this time. #2008-M-02 BUSINESS DISTRICT OVERLAYS : Proposed Amendment to eliminate Business District Overlays primarily in the Commercial Arterial (CA) zone and Commercial Corridor (CC) Comprehensive Plan designation. The proposal also includes changes to the Title IV (Development) Regulations to amend allowed uses and development regulations in the CA zone to get rid of the distinction between areas inside or outside of business districts. Most significantly, the proposal would allow increased development at 60 dwelling units per net acre throughout the CA zone in Commercial Corridors. #2008-M-03 BENSON HILL COMMUNITIES: Proposed Map Amendment to change the Comprehensive Plan Land Use Designation for three parcels (.54 acres) in the Cascade area from a designation of Residential Single Family (with Residential 8 Zoning) to Commercial Corridor (with Commercial Arterial Zoning). This corrects an error in the Comprehensive Plan Map made during the 2007 Comprehensive Plan Amendments, related to the Benson Hill Communities Annexation , which incorrectly designated existing commercial development to a residential designation. #2008-M-04 PETROVITSKY-FAIRWOOD-RED MILL: The proposed map amendments associated with this application are applying the existing King County zoning, existing development, and City of Renton criteria to most accurately designate the area with City of Renton Comprehensive Plan designations. The existing designations include: Residential Low Density, Residential Single Family, Residential Medium Density, and Commercial Corridor. Proposed designations include: all of the existing designations and the Residential Multi-Family designation. The area is 5.52 square miles in size. This is a non-project action and there is no proposed use or proj ect at this time. #2008-T-01 HOUSEKEEPING UPDATES: Proposed "housekeeping" amendments to correct formatting and scrivener's errors and to update the Comprehensive Plan to be consistent with Council adopted plans, such as the Six-Year Transportation Improvement Plan (6 year TIP), and to update figures, maps, and/or service areas to reflect changes to City limits related to annexations. #2008-T-02 AMENDMENTS RELATED TO COMMUNITY PLANNING: Proposed changes to the Comprehensive Plan to include policies for Community Planning in the Introduction and Vision Element of the Comprehensive Plan. A new Community Planning E lement will be added. Policies that are currently in the Land Use Element (residential, commercial, centers, and employment area sections) will be reorganized by topic, and thus redistributed both within the Land Use Element and to other Comprehensive Plan Elements. ENVIRONMENTAL REVIEW COMMITTEE MEETING NOTICE OCTOBER 27, 2008 PAGE2 Altmyer Preliminary Plat (Wasser) LUAOB-106, ECF, PP Location: 11022 SE 184th Place. The applicant is requesting Environmental (SEPA) Review and Preliminary Plat appr oval for the subdivision of 3.08 acres into 21 lots for the eventual development of single-family residences with tracts for recreation , stormwater, private access, and joint use driveways. The site is generally flat. The proj ect is vested to King County regul ations and is being processed by the City of Renton. King County applicable zoning is R- 8. The proposed density would be 8-dwelling units per gross acre. Lots would range in size from 3,400 to 5,855 square feet. The site would be accessed via SE 184th Place and some of the lots wo uld be accessed via private access tracts and joint use driveways from SE 184th Place. Welman Preliminary Plat (Wasser) LUA08-107, ECF, PP Location : 18417 1161h Avenue SE . The applicant is requesting Environmental (SEPA) Review and the approval of a Preliminary Plat for the subdivision of a 3 .24-acre site into 25-lots for the event ual development of single-family res idences with tracts for Native Growth Protection Area , stormwater detention, recreat ion, private access, and joint use driveways. The site generally slopes to the north and west. The project is vested to King County regu lations and is being processed in the City of Renton. K ing County applicable zoning is R-8 . The proposed density is 7.14 dwelling units per acre. Lots would range in size from 3,000 to 4,100 square feet. The site would be accessed from 116th Avenue SE via new Roads "A" and "B" and ending in a cul-de-sac cc: D . Law, Mayor J. Covington , Chi ef Adm in istrative Officer S. Dale Estey. C ED Di rector ® D . Pargas, Assi sta nt Fire Marshall N. Watts. Development Services Director ® F. Kaufman, Hearing Examiner C . Duffy, Deputy Chief/Fire Marsh al ® J. Medzegian, Council P. Hahn, Transportation Sys tems Director C. Vi ncent, CED Planni ng Director ® L. Warren. City Attorney ® ERG REPORT ERC MEETING DATE : 01rncr.· AJJJJ !icant: Cunto c r.· File Nwnher: Proje ct /v!u nager: Project Su1111111uT · Prnjcct Location: Lxist. Bldg Area SF. Si1 e ,Jr ca· STA FF RECO:'v!ME 1VDAT!ON: City of Renton Department of Community and Economic Development ENVIRONMENTAL REVIEW COMMITTEE REPORT O c tob er 27. 2008 \Velrnc1n Pre I irninary Pla t M ic ha el Feuerb orn, l'vtJ F H oldings, Inc., 3502 8 St ree t N \V, Auburn, \\/J\ 9800 1 Sc1rne as a bove. Site Oevelopm ent Associates, I.LC. 10 117 l'vl ai n Street. Bothe ll. \V A 980 11 LUA08-l 07. l:C F , PP (K ing County File No. L06 J>0009) Gera ld \Va sser, Associate Planner The a ppl ica nt is request in g F nvironmental (S EP A) Review and t he approva l o f a Preliminary Plat for the su bdivision o t' a 3.24 -acrc s ite into 25 -lots fo r t he event ual develo pment of si nglc-fom il y residences with tracts for Native Growth Protectio n Arca, stormwatcr detention. rcc rc,1tio n, p ri vate access, an d j o in t use dr ivew,iys. The site generally s lo pes to the nort h an d \.ves t. The project is vested to Kin g County re gulati o ns and is being processed in the Ci ty of Kenton. King Cou nty app li cable zo n ing is R-8. The p roposed dens ity is 7.14 d we lling uni ts per gross acre. Lots would range in s ize from 3.000 to 4, I 00 sq ua re feet. The s it e would be accessed from 1 16th Avenue SE vi a new· Roa d s "A" a nd "B" a nd ending in a cu l- de-sac. 184 l 7 116 111 ;\venu e SE T hree exist in g reside ntial a nd accessory buildings wou ld be removed. 3 .24 acres J>mposecl lv'e\1' Blclg Area (f()O/j)rinr). Proposed tv'c\l· Bldg .,},-('({ (gross).· Total Building 1Jr co GSF.· N /A Ni i\ N i i\ S taff Recommends that the Environmental Review Committee issue a netermination of Non-Significance (J)l\S). Proj cct Lo ca t ion rvr a p ErcRpt _TYelnwn. due Citr of R en/on /)epan111en1 o(Cum in· & Economic /)('l'<'fopmen l IVhLMA :V PRELIMINA RF PLAT Report or Oc tober 27. 20011 lli ART ONE: PROJECT DESCRIPTION / BACKGROUND 011111enrnf Rnie\\ Co11111//1/('C RcJJOrt f.l7~08-10 7, F.CF, PP Pa ge 2 of I 0 T he a p pl ic a nt is requesting E11Yironmc11 ta l (S EP A ) Rev iew a nd Prel iminary Plat ,t pproval for t he subdiv isio n o r a 3.24-acrc parcel in to 25-lots for t he event ua l developmen t of s in gle-fa mil y res id e nces w ith t ra cts lor Na ti ve Growth Protec tion Arca , rec reat io n , storm w at e r, priva te access and joint use d rivcvmy s. T his project is ves te d to K ing Coun ty regul a ti ons an d is be in g process ed by the C it y of Re n to n. T he a p pl ica nt filed a Kin g Cou nt y A pp li cation fo r La nd Use Permit s fo r t he propos ed p roject on M a rc h 23 . 2006 . The prop osed projec t is w ithin the Be nson Hi ll/Cascad e Comm unit y . The Brnso n I !ill /Cascade Com mu n ity annexat ion w a s a p p rove d by voters in November 2 007 an d the aru 1cx at io11 to th e C ity or Renton beca me effective 011 Ma rch I , 2008 . /\s s pcc i ti ed i 11 l nterloc al Agreement No . C ACi-08 -027 . t he C ity o r Re nton w i 11 pro cess. us in g Ki ng County regula t io ns, those p rojects vested in K ing Co un ty p r io r lo t he efJccl ivc date of t he B e nso n I li ll!Cascade Co mmuni ty annexati o n. King Count y applica ble zo ning is R-8. The densi ty would be 7 .1 4 chvclling units p e r gross a c re. L ots ra nge in s i7e fr om 3,000 to 4 .1 00 sq uare lcct. T he lots would be accessed fr om a new road syste m whic h wo u ld ex te nd wester ly l!·o m 1 l 6i11 A ve nue S E ,me! fro m pri va tc ac cess a nd joint use clri vcw ,1y t rncts. The site is ge neral ly fla t w ith a max imum l 0°/c) s lo p e in th e no rth west portion . G rad in g is pro posed to create road s and bu ilding pads. ).'o im port is proposed as cut s a nd til l wou ld be b,tl ,m c ccl o n-si te. A Leve l One Downstr eam A nalysis, a c rit ica l a rea report !"o r wet lands, and a wct l,md 111 itig at io 11 re port we re su b111 ittcd w it h the projec t app li c a ti on. Addit io na ll y, the Kin g Coun ty f)epa 1t rn en t of f)eve loprne nt c1n d Env iron me nt a l Se rv ices, Lmd Use Services Divis ion pre pared a Prel imi nary Report Recommendat io ns to the City o r Rento n on Aug ust 27 . 2008. T he Subdi vis io n Tec hni cal Com m it tee (STC) o f Ki ng Co un ty has condu c t ed a n o n-site e xam ina t io n of t he subject property. T he STC has di scu ssed t he p roposed develo pm en t \V it h t he a ppli cant to cla rit)' lcc hni c a l detai ls of the a pp lication, a nd to determin e the compati bili ty of th is p rojec t wit h a p p li c a bl e K ing Co un ty p la ns, codes, an d ot her o ffic ia l doc u me nts regu la t in g this develo pmen t . .:\s a result o f pre l imi na ry d iscussions . t he appl ican t prese nt ed t he T ech ni ca l Comm it tee wit h a revise d plat o n [\,fay 27, 2008 . The pri ma ry mod ificat io n s in c lu de label in g th e C riti cal A rea s T ract a nd providing addi t io nal ttdormatio n rcga rd i11 g ro,td a l ign men t. PART TWO : E~VIRON\H:NTAL Rl:VIEW In comp lia nce wit h R C \\/ 43.2 1 C.240, t he fo llowing e n v ir o nme nta l (S EP A) rev iew addresses o nly tho se proj ect imp acts t ha t are no t adeq uately addressed un der exis ting develo pm e nt stan da rds a nd e nv iro nme nta l regulat ions . A. Environmental Threshold Recommendation B ased o n ana lys is o f p robab le impac ts fr o m the pro posa L st,1ff recomme nd s t hat the Res p o ns ib le Offic ia ls: Jssue a L>NS with a 14-day· Appeal Period. B. Mitigation Measures No further mi t iga ti o n is ne cessary . C Exhibits l::xhi bit 1 Exhi b it 2 Exhi b it 3 Ex hibit 4 Ex hi bit 5 V ic init y tvlap and Prel iminary Plat f'vfap Zo ning Topograph ic Ma p Conceptua l f)ra in age P la n w ith Pre lim ina ry Ut il iti es Tree Rete nti on/Re p lacement Pla n ERC RF;PO R T08-107.doc Cirr o/R e111 011 /)1pau me111 o/Co111 1 1-Vl :L :HAN PHJ:..L/:\1/l:\'ARY PL A T Report of O cto b e r 27 . 2008 D. Environm e ntal Imp a cts r & Eco 11 011uc /)e1·efo1mwn1 E i nme,ua/ R el'i c1r Comm i11 e1' Re11nr1 L UA OS-/0 7. E CF. PP Page 3 o f I 0 Th e p 1·opos a l 1rns n Tie 11 ·ed hr 1he Ki ng C ou ntr /)ep urlment of !)e1ielop11 1en1 and F,111>iron111 en ta l Se n •ices. Lan d U1·c S er,·i ces Di1 •isio11 10 dc1e m1ine 1r/l('i/wr //1e a1 111li canl hus ade111wlelv irlenr i/ierl and wldre.1.1ed e m •irnn m e n ta/ im11ucrs 011lic1j){//erl to occur in con ju n cr ion \.1·i 1h the 11ro17osed d e1·e lo1111 1e11 1. !liar re1·ie11· is d esuilwd in t h e "Preli11 1in arr Re;)()/'/ Recomm enda t ion s to th e C ity of'R emon .. dute d A 11g 11 s1 2Y. 2 008 . Jl,c rep or t p rc';1a1nl hv Ki 11 g Co 11 ntr stof/i.1 t he hmis/iJr th e e m'iro nm emal wwln'is . I. Na tural Environment Impacts: T opography: T he si te ge n e ra lly s lo pes to the nort h and west w ith t he steepest s lope ap p ro x it11atcl y I 0%. T he southe rn lrn l!' o f the s it e is o n ,1 rela ti vely fla t, grassy platea u a nd cont.ii ns a n ex isti ng ho use, a g;1ra ge. an d ,l ca rpo rt. \v l11c h a rc loca te d in the cente r o f th e prope rt y . The no rt he rn hal f o f th e pro p e rt y is a lso cha rac te r ized by l.i rge ly g rass a rea s, a nd s lo p es dow n fr o m t he south e rn p la teau tmva rd a wet land w hi c h d rains into t he subdiv isio n adj ac ent a nd to t he w est. T he maj ority o f't he sit e is gra ssy pa sture wit h sc,ittcrc d trees o f va ryi ng s ize . So ils: Pr i1m 1r ily Grou nd Mora ine Deposits . .Ag B a nd AgC surfo ce so il s are foun d o n t hi s s ite pe r K ing Cou nty So il Su rvey , 1973 . .A g l1 -A lct e rwood gra \e ly, sa nd y loam; 0 -6~'0 s lo pes. Ru noff is slow and th e erosio n ha z ard is s li g ht . Thi s sni l ty p e has a modera te l imita tio n Co r low bu il d in g fo und a tio ns d ue to a sea sona lly hi g h water ta bl e, ,rnd severe lim ita tio ns fo r sept ic ta nk filter fi e lds du e to ve ry s lm.v pe rme abil ity in the sub st ra tum . .A gC -A lde rwo od gra ve ly, sa nd y lo,n n ; 6 -15% s lo pes . Ru no ff is s low to rne d iu 111 an d t he haza rd or e ros io n is m od e ra te. T h is so il has a mod erate lim ita t io n fo r fo u nd a ti o n s. due to a se aso nally hi g h water ta b le a nd slo pe . It ha s a severe lim it at io n J'o r septi c tan k filte r fi el ds due to ve ry s low p c n 11c1b i lity in the su bs tra tu m. Wet la nd/st rea ms: .A c rit ic a l a rea re po rt \.v as pre pared by l!ead wate rs l:n v ironmen tal Consu lt ing. Inc . O ne wet la nd w a s fo und on s ite . The wetla nd \Va s categoriz ed us ing the revised Was hi ng ton Swte We tlan d Ra t ing Syste m as a Catego ry 4 wet la nd wi th a h,ib it a t scor e o r 5 . Vegeta ti o n: T hi s s ite is p rima ri ly covered in p as ture g ra sse s. Sc attered everg reen/d ec id uous trees an d brus h occ ur in lirni1cd n ull\bcrs. Eve rgre en tre es are fir s : decid uous trees a re ma p les : w e t so il p la nts are butt e rcu p, K e nt ucky b lueg ra ss an d re el re sc ue . \Vild li fe: S ma ll b ird s an ct a nim a ls undoubt ed ly in hab it t h is site; however_ t he ir popul at io n and s pec ies arc l imi t ed d ue to nea rby develo pmen t. !\'litigation IVkasurcs: No fur th er mi tigat io n is necessary. N exus: NIA 2. \Val e r Impact s: Dra inage : T he W elman sub division is loe,itcd in the Bl ac k Riv e r D rai na ge Bas in. T he s it e is subj e c t to th e C o nse rva tio n fl ow c o ntro l a nd Ha sic wa te r qu a I ity req uirem e nt s of the 20 05 Ki ng Co un ty Surfocc Water Des ign Ma nua l (KCSWD l\:l ). C u rre nt ly t he site di scha rges to t he no rt h vves t, southwest, a nd so uth. • Di sc harg e from th e no rt h po rti o n of the s ite t rav el s via overla nd fl ow t o t he no rt h\ve st t h ro u gh a sma ll s walc. w hic h cl r,1 in s int o th e Eme rald G len subd iv is io n, adj acen t a nd to th e w est. T hi s swa le ha s been icl c nt ilicd as a Cl ass 4 \Ve t land . • Di sc harge fr o m th e sou th west po rti o n of t he site tra vel s via overland fl o w to the so ut h w est c orner o f the s ite. Runoff th e n tra ve ls w est dow n S c 186th St reet to 114 t h J\vc SE . w h ere it t urn s nort h a ndjoi ns w ith the run o fTt ha t ex it s the s ite al ong t he no rth west corne r. • D isc harge fr o m th e southea st p o rt ion o f t he si te t ra v e ls v ia overl a nd fl o w to th e south. Runoff then tra ve ls west d ow n Sr 186t h Street to I 14th Ave SI:, v.1 he re it t urns no 1ih and j o ins w ith the ru noii t ha t e x its t he site alo ng th e no1i hwest c orn er. £R C REPOR T08-107.doc Ciir o/Re 111011 De;)(lr{/1/('II{ o(Con itr & l:'c /J/1/)11/iC i)(')"('/opme11/ 1t'El.:\!I/I /V PREU,W I N.4R )! PL.-1 J' Repo rt of Oc tobe r 27 . 2008 rnnmenw! R e1·i l!1\I Co11 1m i 11 ee R('fJOrt LUA OS-10 7, ECF, PP Pa ge4of l0 • A ll runoff fr o m the s it e is routed thro ugh a n infi ltratio n facil it y bui lt fur the Emerald Glct1 s ubdi v is io n . The poi nt w here the t hree dow nsr re;1rn ll mv paths com bin e is less tha n 400 (eet downstream o f'the si te. There is no up st re a m ru noff th;:i t e nt ers th e site . The proposa l is to col lec t most runoff lJ·orn the projec t site an d direct it to a s ing le de te ntio n an d \vater quality fac il ity located at the northwest corner o f t he property . The a llowed release w ou ld th e n be di scharged to the existing o nsi tc wetland. A Dra in age Adjus tm e nt (L0 7V0084) is a pp roved to comb in e the o ns itc drainage basins in to one post-develo p ed facil it y . Th is adju s tm ent a pproval would a llo w e limin at io t1 of l1 ow·s to the southwest and south o i'th e p roject . The Leve l One D ow nst ream Ana lys is identi t1 ed drain age co mp la int s in t he imme diat e downs tr eam rou te \.vest or the s it e . The Conservrition rlow Control stan dard is adequate mi tiga tio n for these cott1pb i11t s per Core Requ irement 2 o i'th e KC S\VD\1. There is also a his to ry of d rainage comp laint s ft.1rther downs tr ea m, betwee n I 12t h Avenue St and I 08th Ave nu e SC in t he vic ini ty of Sr 183 rd Court . Th ese comp la in ts we re loca ted in the Maple Glen area, s urrounding tw o count y drainage dete nti on fac ilit ies. The co unt y con struc ted a C IP projec t (Ruddell D ra imige Im provemen t Project) lo enlarge and imp rove th ese facilities in I 998. lite fac ili ties hc1ve s ince o perated ,vitlll)ut any new co mp laint s, inclu din g d ur in g li c;wy ra infall events in 200 7 a nd 2008 . T he propos ed Co nservati on F low Co n trol is the refo re adequat e miti ga tion pe r the KCSW D1v1. l\'l i t igation Measures: :\o fu11h cr mitigation is nccessc1ry . Ne xu s: ".i i\ 3. Parks and Recreation Impacts: Parks a nd Recreation S pace: The nearest puhl ic park is Bouleva rd Lan e Pa rk. located at th e northc ,is tcrn co rn e r of t he S F I 92n d S tr eet and I 24th A ve nu e SI: in tersect io n. KCC 21 J\. 14 rcqu i res subdivi s io ns in th e U R and R 10 ne class ifi c ati ons to e ithe r prov ide o n-s it e rec reat io n s pace o r pa y a fee to th e Park s Di v is ion fo r estab lis hme nt and m ai n tenan ce oCneig hbo rh ood parks. A t t hi s t im e. the a pp lica nt is proposing to pro vide suit able rc crec1 ti on space. The Subdivision T ec hn ical Commi ttee co ncu rs with the a ppl ic an t's p roposri l. K CC 21 A.14 .190 requires subdi visions to provide lot /c hild re n pl ay a reas w it h in th e recreation space o n-s it e. The proposal in c lud es a c hildren 's play area, s po rt,; fie ld . an d benc h/t able a reas . Mitigation Meas u res: No further rnitigation is requi red . Nexu s: N/A 4 . Transportati on I mpacts: Loi Pallcrn and De nsi ty: The 10n in g of t he subject property is R-8 . The proposed s ubdi v ision a ppea rs to meet t he dens it y and dimens ion req uire me nt s of the R-8 zone . Internal C ircu lation and Road\vay S ecti o n: T he proposed su bdi vis ion ,vill be served by a new road sys tem w hi c h extends westerly fr o m I 16th A venue S r. Ro ad A fro rn Road B to t he c ul-de-sac shall be im p roved at a minimum to the urban suba ccess s treet sta nd ard. Road B (the westerly ex ten sio n o f SE I 84 th St reet) fr o 111 l l 6th Aven ue SE to T raci B sha ll be im proved a l a minimulll lo the urban one-h al f st reet sta nd ard. Trnn s port,ilion Pl a ns : The subject subdi v ision is n ot in confli c t w ith the King County Tran sporlc1t ion Plan . Reg io nal Trail Pl an , o r Non rn otorized Trans po rt ation Plan. Subdi vis io n Access: The proposed subdi v isio n w ill be served by a new road systcrn whi c h ex tend s westerly fr om I 16t h Avenue SI::. Road A fr o m Road B to the cul-de-sac wo ul d be improv ed at a minimum to th e urban subaccess street stan dard. Road B (t he wes terl y ex tension of SI:: 184th Street) from I 16th i\ venue SE to Trac i B shall be improved at a min imum to the urb an one-h alf st r eet st and a rd. Traffic Generatio n: It is expected th at approximately 250 veh icle trip s pe r day w il l be g en erated with fu ll d ev elopment of th e proposed subdivi s io n . This calcu latio n in c lud es service vehicles (i.e .. mail deli very, ga rb age p ick -up , sc ho o l bu s) whic h may c urrentl y serve this ne ig hb o rh ood. as we ll as work t rips . shopp in g, et c . ER C RlPO JU-0 8 -JUlduc Ci1_r o/Renton Depa/'/m cn / of Con .i1_1 · & Eco110111 ic Dn ·c/o/JIIICIII WE LMAN PR ELIMJN/tH Y Pl.ll T R.cpon of' Octobe r 27 . 2008 mm1en tc rl R e ,-ie ll' Commiltce R eport L UA08 -1 0i, ECF, PP Pag e 5 o f 10 A dequacy of Atierial Road s : Thi s proposa l ha s been reviewed under the c riteria in King Coun ty Cod e 14.70, T ra ns portat io n Concurrency Man a gemen t; 14 .80, Int e rsect io n Standards: a nd K ing County Code 14.75; [\:l itiga ti o n Payment Sys tem. a. King County Code 14 . 70 -T rans portation Concurrency \,1anagcmen t: T he Tran sportat io n Certificate of Conc urrency dated July 12. 2006. indi ca tes that t ran s porta tio n im provement s or s trategics wil l be in place at the tin ic o f developmen t, o r that a fimllleia l commitment is in ph1cc to complete the irnpro ve rnent s or stra tegies within six (6) yea rs . according to RC\V 36.70/\.070(6). b. King Cou nty Code 14 .80 -Intersectio n Standa rds: The traffi c generated by thi s subdi vis ion falls bel ow t he th re sho ld requirin g mi tiga ti o n . The existing arter ia l syste111 \.vill accommodate th e increased traffi c vo lume ge nerated by th is proposa l. c . King County Code 14 .75 -Miti ga tion Pa yrncnt Sys tem: Kmg Cou nt y Co de 14.75, Mi t iga ti on Pay ment System (MPS), requires t he payrnent ofa tr a fti c imp ac t miti gat io n fee (tvlPS fee) and an administrat io n fe e fo r each s in gle fam il y res iden t ial lot or unit c reat ed . MPS fee s a re detennined by the zone in \.vhi c h t he s it e is lo ca ted. Thi s si te is in Zone 34 1 per th e M P S/Q uartersection list. 1'v1P S fees may be pa id a t the time of final plat rec o rding, or defe rred until building permits a rc issued. The amoun t o f th e Cee will be determ in ed by t he ,1p p lic a blc fe e o rdina nce ,11 the t im e the i"c c is collected . !\.,l itigation Meas ures : No furt her mitigat io n is necessa ry . Nex u s: N/A 5 . F ire Im p acts : The Certific a te o r Water Ava ila b il ity Crom Soos Creek Water and Sew e r Di str ic t indicates that wa te r is prese ntly a vai lable to the s ite in suffici e n t quantity to sa ti sfy King C o un ty Fire Flow Standards . Pr ior to final record ing oJ' the pl,1t. the water s ervice facilities mu st be review ed a nd a pproved per King County Fire Fl ow St a ndards. \'litigation M eas ures: No furth e r m iti ga t ion is necessary . l\exu s : N I A 6 . Public Ser vices Im pac ts: School s : Thi s pro posal ha s been rev ie w e d und e r RCW 58 .17.110 and Kin g County Code 21 A.28 (Schoo l Adequacy). a . Schoo l Facilities: T he subject subdi vis io n will be served by He nson ll i ll J-:leme ntary, \:elsen Middle . and L indbergh Senior High Schools, a l l located w ith in the Renton Schoo l D istri ct. b. Schoo l Capacity: The Re nton Schoo l Hoard ha s adopted capacity figures whic h ind icate their ab ilit y to accommodate add it ional st udent s. c. School lmpact Fees: '.'<o ordinance requi ri ng impac t fe es for t his sc h oo l di stri ct ha s b een adopted. cl . School Access: The Di s trict has indi c ated that th e future students from thi s su b di v ision w il l walk to Be nson I Jill Elementary and he bu ssed to \!elsen !Vl iddle and Lindbe rgh Senior I li gh School s . Walkway co ndit ions to 11 e nson II ill r:leme ntary will include sidewa lks (in c luding those provided with proposed deve lopment) and paved shoulders . Wa lkwa y condit ions to the bu s stop for Ne lsen Midd le School, lo cated at I 16th Avenue SE a nd SE 186th Street include si dewa lk s and paved shoulder s. W<t lkwa y co nditio ns to the bu s stop for l inclhergh Sen io r I ligh Schoo l. loca ted at I 16 t h Ave nue SE a nd SJ-: 188 th Street include s ide ,valks and pa ved s hou lders . :\l iti gati o n Meas ures : No further mitigation is necessa ry . Nexu s : NIA !:RC RF:PORT OR-I Oi.doc Cin· o/Ne111011 /)('/)([r/lJ/Ulf of Co n in· & Eco110111i c D n ·f'lop111ent I VLL!IL l :Y PRELIMl,V.4.RY Pl.4 T Report or October 27. :!008 7. Ltilities Impacts: 1m11111'111 a! H1Tie 1r Commit 1ee H epou L UA 08-/0 7, t ;C/:, Pl' Pagc<iof l O Sewage Disposal: The a ppl icc111 t pro p oses t o serve t he su bj ect s ubd iv is io n b y rnea ns ot·a pub l ic sewe r syste m Sewage Di s po sal: The appl icant proposes to ser ve t he subj ect s ub d i v is i 0 11 by me an s o r a pub I ic sewe r sys te m rnanag.ed by Soos Creek \Vale r and Sewer D is tri c t. /\ Ccrti ti ca te t)f Scvve r Avai lab ility . d ated March 9. 2006. in dicates t h is sewer dis tr ict's capabi lit y to s erve the proposed deve lo pme nt. \:V aler S uppl~·: Th e appl ic an t prop oses to serve the s ubject su bdi v is io n wit h a public wa ter s upp ly and di:;trib ution sys tem ma naged by Soos Cree k \Va t er and Sewer Di st r ict . A Ce rtilic a tc o f\Vatcr Ava il abili ty . d;c1t ccl 1V!:i rch <J. 200(,. in dicates th is di st r ict's c,1pa bi l ity t o serve t he p roposed develop men t. Mitigation IVlcasu res : No furt her m iti ga tio n is necessa ry . Ne xus: NI A E. Comments of R evi ewing Oepartmcnts T he pwposal has bee n ci rculat ed to C it y l)epa rtment and Di vision Rev iewers . Where appli cable. thei r eornmc nts h;1ve bee n inco rporated in to t he text o f t hi s repo rt a nd/or ··Ad v iso ry Notes to Ap pl ica nt ... ./ C opies of all Rcviclv Comm ents arc contained in the Official Fik and may be attached to this report. E nvironmental Oetennination Appeal Process: A ppea ls of the e nviron mental determination must be filed in writing o n or before 5:00 Pl\l , :\'ovember 17, 2008. Re nt o 11 tvt unici p nl Code Sec ti on 4 -8-l l 0.1:3 go verns appea ls to the I !ea r ing Exam in e r. Appe als m ust be i'ilcd in writin g at th e Ci ty Clerk ·s o ffi ce along wi th a $75.00 app li cati o n fee. Additional in fo rm a ti o 11 rega rd in g th e appeal process may be obwincd fro m th e Cit y C lerk's Offi ce, Ken ton City l-l ,111 -7th r:loor. 10 55 S . Grndy Wa y. Re nt o n \Vi\ 98 057 . A DVISORY /VOTES TO A PPLICANT The following notes are s uppl e mental information provided in co njun ction with the administrative land use action. /J cu111se 1/J cse no t es rJrc /Jt m ·ided as i 11(omwrio11 011/v. thev ore n ot .rnhjcct to t/1e appeul /Jmcess/m · the land us e a ctions. Ki ng County: It is recomme nde d that th e subj ect su bdiv ision , revised and received May 2 7 , 2008, be granted prel im in a ry approva l subject to the following condit ion s of f ina l approva l: 1. Compli ance w ith al l plattin g provisions of Title 19A of the Kin g Coun ty Code . 2. Al l persons having a n ownership in tere st in the su bject property shall s ig n on the face of the fin al pla t a ded ic ation which includes the la nguage set forth in King Cou nt y Council Motion No . 5952. 3. The p lat shall com ply with th e den s ity requ irements of t he R-8 zone classif ication . All lots shall meet the m inimum dimens io nal requirements of the R-8 zo ne cla ssificat ion or sha ll b e as shown on t he f ace of th e approved preliminary plat , wh ichever is larger, except that minor revision s to the plat which do no t result in su bsta nti a l cha ng es may be ap proved at the discreti on of th e Depa r tment of Development and Envi ronmenta l Services. 4 . Al l cons t ruct ion and up grad ing of public and private road s sha ll be done in accordance with t he Ki ng County Road Standards est ab lishe d a nd adopte d by Ordina nce No . 11187, as am en ded (1993 KCRS ). 5 . The appl icant must obtain t he app roval of the King County Fi re Prot ect io n En gin eer for th e adequacy of the fi re hydra nt, water ma in , and f ire fl ow stand ard s of Chap ter 17.08 of th e King County Code. 6. Fina l p lat approval shall req uire full compliance with the d ra in age provisions se t fo rth in King County Code 9.04 . Compl iance may res ul t in reduci ng th e number a nd/or locat ion of lots as shown on t he pr el imi nary approved p la t. Preliminary rev iew has identified the fo ll owing conditions of approval which repr ese nt portion s of the drai nage requi rements . All other applica b le requi rem ents in KCC 9.04 and the Surface Water Des ig n Manua l (SWDMJ must a lso be satisfied durin g engineering and_f_in_a_l _re_v_i_e_w_. __________ _J ERC RlPORT 0~-107.doc Ci11 · o/'Ne1110 11 Depu /'/1111!11/ o/Co111 it\ & 1;co nom i c Dr:T i!lop 111 c 11 1 JVF /,,H/I N PRELIMISARY PLAT ·on ml!11 tul R1!1·iell' Co111111 i 11ee Rl'p orr LUAOS-107, ECF, PP Report o f O cto b er 27 . 2008 Pa ge 7 or l 0 a Drainage p lans and analysis sha ll comply w ith the 2005 King County Surface Water Design Manual and app licable updates adopted by King County. DOES approva l of the drainage and roadway plans is required prior to any construction. b. Current standard plan notes and ESC notes , as established by DOES Eng ineering Review, shall be shown on the eng ineering plans. c . The following note shall be shown on the final recorded plat: A ll bu il d i ng downspouts , foot ing dra i ns , and drains from a ll impervious surfaces such as patios and driveways shall be connected to the permanent storm dra in outlet as shown on the approved construction drawings # on file w ith ODES and /or the King County Department of Transportation. This plan shal l be subm itted with the appl ication of any bu ilding pe r mit. All connections of the drains must be constr ucted and approved p r ior to the final building inspection approva l. For those lots that are des ignated for individual lot infi ltrat ion systems , the systems shall be constructed at the time of the bu il d ing permit and shal l comply with plans on fi le." d. The drainage facilities shal l meet t he requirements of the 2005 K ing County Surface Water Des ign Manual (KCSWDM) The drainage design sha ll meet at a minimum the Conservat ion Flow Control and Basic Water Qua lity requ irements in the KCSWDM . e. Dra inage adjus tment L07V0085 is approved for th is project. All condit ions of approval for th is adj ustment s hal l be met prior to engineering plan approval. f. To implement the requ ired Best Management Practices (BMP 's ) for treatment of sto r m water. the fin al engineering p lans a nd technica l informa ti on report (TIR) s hall clearly demonstrate compliance with all applicable design standards. T he requirements for best ma nagement practice s are outl ined in Chapter 5 of the 2005 KCSWDM. The design engineer shall address the applicab le requ irements on the final e ngineering p lans and provide a l l necessary documents for implementation. The fina l recorded plat shall include a ll requi red covenants , easements, notes, and other detai ls to implement the required BMP 's for site deve lopment 7. The proposed subdivision shall comply wi t h the 1993 King County Road Standards (KCRS) including the following requirements: a . Road A from Ro ad B to the cu l-de-sac shall be improved at a minimum to the urban subaccess street standard. b. Road B (the westerly extension of SE 184th Street) from 116th Avenue SE to T ract B shall be improved at a m i nimum to the urban one -ha lf street standard. The option to construct Road B to a full -width subaccess street , (partially on th e properties to the north) is a lso acceptable; provided that r ight-of-way from the offs ite owner(s) on the no rth side can be obtained. c. OFFSIT E: Road B shall be aligned wi t h the east leg of SE 184th Street at the 116th Avenue SE t h i ntersection in general conformance with the Offsite Improvement P lan received May 27 , 2008, un less otherwise approved by the reviewing agency. This improvement changes the al ignment of the existing improved portions of SE 184th Street southerly to align wi th proposed Road B. This improvement sha ll meet the overlay requirements in Section 4 .01 (f) of the KCRS . If the option to im prove Road B to a full width subaccess street is se lected (Condition 7 .b. above) and al igned w ith exist ing SE 18411i Street, the above offsite r eal ignment of SE 184th Street is not required. d. FRONT AG E : The 116th Avenue SE frontage shal l be improved at a minimum to the urban m inor arter ial st reet standard on the west side . T his improvement shal l mee t the overlay requirements in Section 4.01 (f) of the KCRS. e. The joint use driveways and private access tracts shal l be im proved per Section 3 .01 and 2.09 of the KCRS. T hese Tracts shall be owned and ma inta i ned by the Lot owner s served. f. Modifications to the above road conditions may be cons idered according to the variance provisions in Section 1.08 of the KCRS. 8. Al l utilities within proposed rights -of-way must be i ncluded w ithin a franchise approved by the King County Cou ncil prior to final plat reco rding. 9. T he appl icant or subsequent owner shall comply w ith King County Code 14 .75, Mitigation Payment System MPS , b a in the re ui red M PS fee and administr ation fee as determ ined by the applicable fee ___ ~ E R C REI'ORT08-10 7.doc Cur of Hen t on Depar1111 em o(Co1111 Ir & Economic Dcn'lop nwnt IVL Uvf A :V PREL/!11/NA R Y PL/I 1' E .Jl?lllr'nta! /?('1·ic11 • Comm iller' lfrport LUA 08-!07, LCF, PP R e p o rt o f O c tolx:r n. :2008 Pa ge R of 10 ordinance. T he applicant has the option to either (1) pay the MPS fee at fi na l plat recording, or (2) pay the MPS fee at the t ime of bu ilding pe r m it issuance. If the f irst option is chosen , the fee paid sha ll be the fee in effect at the time of plat application and a note shal l be placed on the face of the plat that reads, "Al l f ees required by K ing County Code 1475, M itigation Payment System (M PS ), have been paid." If the second option is chosen , the fee paid shall be the amount in effect as of the date of building pe r mi t appl ication IO. Lots w ithin this subdivision a re subJect to Kin g County Code 21 A.43, which imposes impact fees to fund school system improve men ts needed to serve new deve lopment. As a condition of final approval, f ifty percent (50 %) of the impac t fees due fo r the plat sha ll be assessed and co llected immediate ly prior to reco r ding , using the fee schedu les in effect when the plat receives final approval. The balance of t he assessed fee shall be a ll ocated eve nl y to the dwe lli ng units in the plat an d shall be collected prio r to building pe rm it issuance. I I. The planter isla nds (if any) within the cul-de-sacs shall be ma intained by the abutting lot owners o r homeowners assoc iation. T h is shall be stated on the face of the fin al plat. 12. The proposed subd ivis ion shall comply with the Crit ical Areas Code as out lined i n KCC 21A.24. Pe r manent survey ma rking and s igns as specified in KCC 21 A.24 .160 sha l l also be addressed prior to fina l plat approval. Temporary mark ing of critical areas an d the ir buffers (e .g., with bright o r ange construction fenc ing) shall be p laced on the site and sha l l rema in in place until all construction activ ities are completed. Pre liminary plat rev iew has identified the fol lowi ng specific requirements which apply to this project. All other applicable requirements from KCC 21 A .24 shall a lso be addressed by the applicant. Wetlands a. The Category IV wetland, less than 2,500 square feet , sha ll have a 50-foot buffer as shown on the prelimin ary s ite plans . The buffer maybe reduced to 25 feet provided the remain ing buffer area is en hanced with native vegetation. b. The impacts to Critical Areas and buffer s may be allowed for the construction of proposed Road 'A' and retention/detention pond prov ided a fina l m itigation plan is submitted during engineeri ng review. Construction te chn iques to minimize impacts to critica l areas and buffer shal l be considered dur ing fina l road design . T echniques may include the use of retain ing walls w ithin the right-of -way. c. The wetland and buffer shall be p laced in Crit ical A rea T racts (CAT) for long-term protec tion. A four-foot high split rai led fence or sim il ar shall be insta ll ed a long the CAT boundary. Critical Area s igns, one per lot on those lot s that abut t he CAT, shall be installed on or near the fe nce . d . A 15' building set back lin e (BSBL) is req ui red from the edge of Critical Area Tracts and shal l be shown on al l affected lots. e. Impacts to wetlands may require approva l/permi ts from other re view agencies. It wi l l be the a p plicant's respons ibi l ity to obtain approvals from other rev iew agencies and submi t the approva ls/pe r mits during engineering review. f . Prior to construction or clearing act iv ities on site the CAT boundar ies shall be clearly marked wi t h o range construction fencing or similar , and shown on the engineering plans. The fencing shal l remain in place until al l clearing or construction is completed . g. The engineering plans sha ll be submitted and reviewed by Critica l Areas Staff. h. The followi ng note sha ll be shown on the final engineer ing plan and recorded plat: RESTRICTIONS FOR CR ITICAL AREA TRACTS AND CR ITI CAL AREAS AND BU F FE RS Dedicati on of a critica l a r ea tract/cr it ica l a rea and buffer conveys to the public a beneficia l i nterest in the land within the tract/c r it ical a rea and buffer. T his interest includes the preservation of na tive vegetation for all purposes that benefit the public health , safety, and we lfare , including con tro l o f surface water and erosion. ma in tenance of slope stabil ity , and protect ion of plant and animal hab itat. T he critical area tract/critical area and buffer imposes upon a ll present and future owner s and occupie r s of the land subject to the tract/cr itical area and buffer the obli gation , enforceab le on behalf of t he pub lic by Ki ng County, to leave undisturbed a ll trees and other vegetat ion within the tract/crit ical area and buffer. T he vegetation within the tract/cri tical a rea and buffer may not be cut, pruned , covered by fill, removed or damaged without approval in wr it ing from the Ki ng Cou nty Depart ment of Development and Envi r onmenta l Services o r its successor a e nc , unless otherwise rov ided by law. £RC REPORTOS-10 7.d oc Ci[_I' of R rn 1011 Depor1111 1!111 ujCon in· & J:"c onomi c D e1·e/01111 1e1 11 WELMAN PR ELI:'vlINA RF PL A T Re po rl o i' Oc to ber 27 . 2008 ·011111e11/(// Rei"icil' Co111111i11ee N1'f)ort L L:A08 -1 07. ECF, PP Pa ge 9 o f 10 The common boundary between the tract/crit ical area and buffer and the area of development activity m ust be marked or otherw ise fl agged to the satisfac tion of Kin g County pr ior to any c learing , grad ing, building construction or other development activ ity on a lot subject to t he criti cal a r ea tr act/cri tical area and buffer. T he requ ir ed marking or flagg in g shall rema in in p lace unt il all development proposal activ it ies in t he v icinit y of the sens itive area are completed. No bu ild i ng foundat ions are allowed beyond the req ui red 15-foot bui lding setback lin e, unless ot herw ise provided by law. 13. Su itabl e rec reation space s ha ll be provided con s istent w ith the requirement s of KCC 21 A 14.180 and KCC 2 1A 14.190 (i .e ., spo rt cou rt [s]. chi ldren 's p lay equipmen t, picn ic table[s], be nches, etc.). a . A deta iled recre at ion space plan (i .e. area calcula ti ons , d i mens ions , landscape specifications , equ ip ment s pecificat ions , etc ) sha ll be submitted for re view an d approva l by DOES and K in g County Pa rk s prior to or concu rrent with the s ubm ittal of the engineer ing pl an. b . A performance bond fo r recreatio n space im provement s sha ll be posted pr ior to recording of t he plat. 14 . A homeowners' association o r oth e r worka b le o rganization shal l b e established to the satisf action of DO ES which provides fo r the ownersh ip and con ti nued m aintenance of the rec reation , open space an d/or sens it ive area t ract(s ). 15. St reet trees sha ll be provided as fo llows (per KCRS 5.03 a nd KCC 21 A.16 050): a. Trees shall be plan t ed at a rate of one tr ee for every 40 f eet of frontage a long al l roads . Spacing may be modified to accommodate sight d istance req uireme nts for dr iveways and intersection s . b. Trees sha ll be located with i n the str eet rig ht-of-way and planted in accordance w ith Drawing N o. 5-009 of the 1993 K ing County Road Standards . unless Ki ng County Department of Transportation determ in es that tree s shou ld not be located in t he street right-of-way. c . If Kin g Count y determ ines tha t the requ ired street trees shou ld not be located w it hi n the right-of -way, they sha ll be located no m ore th an 20 f eet from the street rig ht -of-way lin e. d . T he t rees sha ll be owne d and ma in tained by the abutt i ng lot owners or th e hom eowners association or othe r workab le organizat ion u nless the County has adopted a ma intenance progr am. Owners hip a nd ma in tenance sha ll be noted on t he face of the f in al reco rde d p lat . e. T he species of tr ees shal l be a pp roved by ODE S if located with in the r igh t-o f-way, and sha ll not include poplar , cottonwood , soft maples , g u m , any fruit-bea rin g tree s, o r any other tree or shr ub whose r oots are likely to obstruct sa nit ary o r storm sewers , or tha t is not compat ib le w ith over head ut il it y lin es. f. Th e app li cant shall su bmit a s treet tree plan an d bond quantity sheet for review and a pprova l by ODES pri or to e ng in eering plan a pprov al. g. The app licant shal l contact Metro Service Pl a nni ng at 206-684-1622 to determine if 1 16th Avenue SE is on a bu s route. If 116th Avenue SE is a bus route, t he street tree plan sh all also be reviewed by Metro. h . T he street trees must be install ed and in spected , o r a pe rformance bond posted prior to recordin g of the plat. If a pe rfo rmance bond is posted , the street trees must be install ed a nd inspected w ithin one yea r of record ing of the plat. A t the tim e of inspection , if t he trees a re found to be installed pe r the a pproved pla n , a maintenance bond must be s u bm itted or the performance bond replaced wi t h a mainten ance bon d , and hel d fo r one year A ft er on e yea r , t he maintenance bo nd may be rele as ed after ODES has completed a second inspec t ion and determined th at the t rees have been kept healthy and thr iv ing . ,. A landscape in spection fee sh all a lso be s u bmitted pr ior to plat recording . Th e in spect io n fee is su bj ect to change based on th e cu r rent County fees. 16. The appl ica nt sha l l comply wit h al l appl icab le prov isio ns of KCC Chapter 16 .82, concerning the preservation of "signifi cant trees" on sub divis ion s loca ted in th e King County "Urb an" designat ed area . A deta il ed tree retenti on plan , wh ich co m pl ie s with KCC 16.82.156B2 and other appl icable r equ irements of t his Co de section , sha l l be subm itted to DO ES for review and approva l prior to engineerin g plan approval. Bon d in g may be required by ODES to assu re implementati on of the tree retention plan . No clearing o r grad in g of the site s ha ll occur until DOES approves t he detai le d tree r etention plan 17. SPRIN KLER REQUIREMENT: All future r esidences constructed w ith in this subdiv ision (except those constructed on lots 1 and 2 a re re uired to be s rinkle d N FP A 130 un les s the re uire ment is removed b LR C HLPOH r 08-107.cluc Cur of Re111on Dl'/JU/'/111e111 uf Con i[\ & Eco11()111i(· l>!Telopm e nr ·011 111 e11wl Re,'iell· Co111111i!lee R epol'! 1//LUv!AN PRELl:l!f/iVARY PL A T L U.4.08-10 7, £CF, Pl' R e p o rt or O cwh cr27 . 2008 Page 10 o i' 10 t he King County Fi re Marsha l or his/her de signee. T he F ire Code requires all po rt ions of the exterior w alls of stru ctures to be w it h in 150 fee t (as a pe rso n would walk v ia an approved r oute around t he bu il ding) from a m ini mum 20-foot w id e , unobstr ucted driving surface. T o qual ify fo r remova l of th e sp ri nkler req u ire ment driving surfaces betwee n curbs must be a min im um of 2 8 feet in width whe n parking is al lowed on one side of th e roadway, and a t least 36 fee t in wid th w hen p arkin g is pe rmitted on both sides . Add iti o na lly, the dr iv ing surface of the access tracts w ithi n th is subd ivis ion m ust have m inim um uno bstructed w idths o f 20 fee t (no park in g permi tted ); o r re spec ti ve lots accessed by those tracts w ill have to be spri nkl ed . 18 . I n the event t ha t any arch aeologi cal objects a re uncovered on the s it e, the a p plicant sha ll comply with RCW C hapter 27.53 , Arc haeologica l S ites , and Re so urces. I mmediate notifi catio n an d consultat ion w ith t he State Office of Archaeology an d Histo rica l Preservation , King County Office of Cu ltural R es ource s an d re leva nt tribes (i nclu ding th e Suquamish , Puya ll up and Mu ck leshoot tr i bes ) is re qui r ed if d iscovered materi a ls are prehistori c and a site is present. O TH ER CONS IDERATIONS: 1 . T he subd ivision shal l conform to KCC 16 .82 rela t i ng to g rading on pr iva te propert y. 2. Developm en t of the subjec t propert y may r equ ire regi s t ra tion wi th the Was hin g to n State Depa rt m ent of Licensing , Real Estate D ivis ion . 3. Pre l im inary approval of thi s application do e s not lim it the applicant's re sponsibi l ity to obta in a ny required pe r mi t o r license from the State or othe r regulatory body. Thi s may include, but is not limited to the following: a . Fo res t Practice Perm it from th e Was hingto n St ate D ept . of Natural Reso urces. b. N at io na l Pollu tant Discharge Eli minat ion Sys tem (NPDES) Permit from WSDOE . c. Water Qual ity Mod if ic ation Permit from WSDOE. d . Wate r Quali t Cert if ication (40 1) Permi t from US. A r my Corps of Engin ee r s £RC Rf PORT 08-107.doc ,;, ::: ~ -~") ii_;~-' / ·.J,:.•--··· NE 1/4 , SE 1/4 , SEC . 3 2, TWP. 2 3 N ., R . 5 E., W.M. WELMAN SUBDIVISION PRELIMINARY PLAT ;,;;~;.-::-<cC_1_';},·c. '' "{'~-,~~,:·<=-:_~~ -1(0__ d· . ~;-;.-~ ., ,, J ,, =1~,c'~ c~-'=-ac-" , I ~.;{,:' ~;,C~'T <~t1~1-f -::;:rf:.:·:~~,:":.:, '> ~' ~-~ ·, 7-~r / ,;--....::../! -' • "'--,. '" 1· I ~ / ·1 '·-~..-_,_"'" ,. '-. ~ -~-'---' :.__-:_ '':'.:' • i'"i / , ....,, ........... _ ....... , \ ,'..\,'\.' ,i\,1 \., ,,fl . , _\I .-~ ·-l fU ,CrA -' ~: 4~ JI .,, c-rn,mc'I/C~r ... .-.f'~c, U /'(~~~ ~ ~ ~-~_.~;;~~H ~ ~ ~~t;-~,: ~r~:~~---l:: ~., ,,i -.. -- r \-L 1 Ul "-; ~ I~~ I ~ I}! I i :,_, I +-' ;,.,.·r.,,,_,_. rr -,,:,··ci' . •. I , ,-• ,l(r . I r ' ' • ]\ ~~ ., 1 1 -I \. 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C s·~•CT: -~-~f'-,ON( SflMCe ~OW[I! ~~J~:".( REHTO'\: ,r,r-1ocL DIS'TR•Cl o(C ~•o ~51 C()\f,.tU1',l0,TIO!'f<: "UG::1 5C:,tJ1,(, FrFl<'l:'( BEVIS10~ ..,~ ..... 'If:-"°"-"' R~C C tVE:J JU~ i S ?0(17 f' •iC CQ.Jt","v ' .... ~. J!.{ ~{fl~ :.~ 'l 'I..~ N /']'' ' ---4 '·~...;...,/' 1~ I .,; _ 2ft, 0" g; ~i "g ~I E a 1111] Q_. _Q t a; ~ :11 i,,~ Cl. If ~~1 ' ~- I I • : . ~ z ~::;;: ! ~ i ~ : ~E i i ~ • : [;J .., ...... C >- c.~ cc i .1 ~ ~I, i5 ro (/) <( E ·-z ::E >----::E f-- © u l ::i <I'. :s: .0 UJ ...J :::::s cc 0.. (f) a. ! -~~-!.S~~_l _ '"-, ( ,~· JC 30 ,c I C:: I _n 1 CA SE ,ao!h S: S f 176111 St :SE '(!c,t.SI Ul "' ii'. (l\ ~-"'._,,#' . RMH R-8 SE. 1oou, CN R-14 CA s: 19Cth & i:: 100th Pl ZONING CA R~ R-8 R-14 P\\' TF.Cl-1:',"I C AI. S F.R\'ICES 07/15/08 H4 -29 T23N R5E E 1/2 R-8 SE 164\.tJ ?i R-8 J4 -05 T22N RSE E 1/2 (\_ ) -~ ~ :'/, 0 200 400 /• _) \~ ~ I Feet ~ 1:4,800 EXHIBIT 2 [J R -4 s~ 11sth P1 6 r1 i,.... VI w w .., N w E 1841i': Si '.Z ~ VI tzj ~ lo- R-4 -N .... s:;. 1ee,., st SE ~S81h St R-8 Sf 189'J1 Ln SE 190t~ Ln N R-8 14 32 T23N RSE E 1/2 S332 I I I tlONING MAP BO K ---~441....C.,-+i'Oi t~ ,~ -.. I 74W 92 !93 455 r I ~56 -""' j 459 L __ ::~-<1?'-1 _;· ··-I ' ---i 8 1 82 83 ' 95· -1 86 -l3 7 ---l 1 B4 ' I ,~ .. ,.,,... I I 26 T24N R4E I 25 T24N R4E 30 T24N RSE i9T24N RS ~ 28 T24N RSI: 27 T24N RSE J 26 T24N fl-SE , 81 94W 455W )457 I 458 460 .464 .J I I : C1 C2 ·C3 l . I C4 ~~ C5 C6 -c 7 .I 36 T24N R4E 31 T24N RSE ( 32 T24N RSE -3~N~..5£-·--~T~&L__ I 35 T24N R4E 35 Ti24N R5E J 307 o,;;m ,r@f)8 --' 306 309 36B1-L.., .,~-~ 800 801 I r I D1 1:·D2 D3 \\04 ·DB D6~-D7 c,) I r--- 2 T23N R4E 1 T23N R4E 16 T23N RSE 5 T23N R5E 4 T23ti. RSE 3 T23N RSE I _ _,; 2 T23N RSE 3 16 _3_17, 318---··· 3 19 369 ... 805 -· 806 I ' -I E6 /-._-.E;1 E2 ~3 E4 I ES -r E7 I ! ___..J 19 T 23N RSE ' I I 11 T23N R4E 12 T23N R4 E --'I T23N RSE ~"'"" 10 T23N RSE ~-~11 T23N RSE .325' I 326 ~j 2!-.. 328 I 370 810 8 ~-1 I I I ··F1 ··'-·· ·--:F2 -r -,=3 l F4 l FS -·---r:~L·-F7 r 1~ T23N RSE 1 14 T23N RSE 14 T23N R4E \ 13T23N R4E i8 T23N RSE 117 T23N RSE I 16 T23N RSE 1 334 \335 I 336 l 337 i 3 71 I 8 15 L --~--~: 816 t '-I G1 G2 G3 l 1 G4 I G 5 __ J-/'G-6~-J·-G·:Z __ .. I h T23N R4E 24 T23N R4E 19 T23N RSE I 20 T23N RSE 21 T23N RSE ', I 22 T23,-RSE i l 23 T23N R5E'' 2· 3 44 I 50 1 602 '-~ 820 -- 345 I 600 82 1 /E I I ,'c I H5 /';'H6 H1 ~H2 H3 I H4 H7 1fr23N R4 E [ 29 T23 N R5E I I 25 T23ill R4E 30 T23N RSE 28 T23N RSE ,--• j-27 T 23N R5E 26 T23N RSE 25 ~~o 5351 , J 603 _ I 604 605 I 825 826 8 I '--.. ,-.. -------I L, J i , L1 / 12 13 14 15-· I 16 17 ' ' ' I ''-,,-·- 131 T23N RSE 132 T23N RSE 33 T23ti. R~ 134 TnN R5E I fzmf¥E 36 T23N R4E 35 T23N R5E 36 oe-...,· 607 608 I ...J' ! ! · .. ._j 609 610 632 833 I s --J3 -+sf .. _ U1 J2 JS J6 J7 I I f22N R4E 6 T22N R5E I 5 T22N RSE 13 T22N RSE LAfL YOl..1 1 T22 N R4E L_ - RESIDENT IAL t"'l (RC) R esource Conservation ~ (R-1) Residential 1 dulac B (R-4 ) Res ident ial 4 du/ac ~ (R-8) Resid enbal 8 du/ac - ~ (RMH) Res id enti al Ma nufactured H omes ~ (R-10) Residential 10 du/ac El (R-1 4 ) Residential 14 duiac J RM -,] (RM-F) R esident ial Multi-Family ~ (RM-T) Residentia l Mult1-Fam1ly T raditional ~ (RM-U) Residential Multi-Family Urt>an Cent er - 4 T22N RSE - MIXED USE CENTEBS 0 (CV ) Cent er V illag e ~:-.,,J (UC-N1) Urt:>an Center -North 1 [uc -,2J (UC-N2) Urban Ce nt er· North 2 ~ (CD ) Center Downtown COMMERCIAL I w• j (COR) Commerc1al/Office/Residential c • j (CA) Commercial Arteria l [§] (CO) Commercial Office ~ (CN ) Commercial N eighborhood 2 T22 N R5 E 11 T 2 INDUST RIAL r,;;-i (IL) Indust ria l -Light 0 (I M) Industrial • Medium Q (IH) Industrial • Heavy -----Renton City Llm1 ts -·-·-·-AdJacent Cit.v Lim it s KROll P AGE PAGE# INDEX I I I I I Q ilillV I ... :--.U I I ,:/. 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':i 11:or..,;,,o r~-"'J>o ~L~)Vo,O.,t?~ m >< ::c ..... Cl ..... -I w ,;;;o_,,;;r I ! II .., I I . KC. D D.E.S I)', L'(.WC I ~:.·. IN" i t LO{oPoo:J9 1, ""'1 I 'IE 114 SE I 4 SEC.32 T . 2 3 N. R. 5 !; . W.M. '~-:-~·;J.C)-o ~;',~!Jc --::_·.F_:~&r~-.~-----·-----'I I f<rN <..i C()L'NT Y.°WAS H tNGTON -:..-'k..5.----y-----------·---,-- I ;;« ~· _ .,,. ·_.-l:__ RF V I SI ON_s __ ---------I ~f\. l'A t'W I<..: GE0MATI<.: Sl-~JCES, IN<.: I s•tHT ur. r. . • "' , loK,~. R~_t.:_ff('Kf~_RGrl .,._,_ -~·---I"" DESUUl'III~ •• ,,,., ~ -'11· ~ -~ ... ,-.......... V""<U TOPO(,RA PH I( SIJRV ~) r . • J<; • ~ ----------------------( 'l) .._~_...,s,.....,.tot.or.1nf'K..N1 SCALE .1-W}O' _, . / :~, ·-__ __ _ __ __ _ _ _ _ --i-, wr.I.MAN PRO l'ERT Y ~ -----I I , ~ r , , "o, ... ..,.,,ur,..m ».. 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Ei--'\ .. , ) -ll")to:) -- i' P- >• -, L b ~; i;~~; ti l il NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE (DNS) DATE: Oc1ooe, J m:e L ANO use NUMBER: PROJ ECT NAME: P ROJ ECT OESCRlf'l l ON Tre .api;lcJr"lt ,s recucst1.-.a E:.rit1tonr-et'H31,!)l::I-',\) Hele .... 31,0 th• <!l;p•cv.,;I d A Prchmmarf Pf.11 fo, lr\e subd~1tsoo c: a 3 2.:. acr e-s11e inf::> ZS.Jots fG< : ... ,c C\'Cr,1.1,.;a ce\cl,;>-cr, cl ~ rg1e-'a roi •y ·es,:r9r,ce .. with lracts lcr t....111 .. c Gro.-.1h Protcc:1,0., A•e.> s 1o ·m.,.,at~· cctc'l: on. recreation p ·i•,o tc .1ccess .. ,re ;en: ute j,1-.,e,..,..1 1 !.: The sire gn'lcra,ly slopes 10 !tic no·lh ard \•,est n-,c pro,0:-:1 1s ~e..,:ec to -<,19 Cour1', rcgJrar1ors a,:r 1~ be1n~ prcce;.tec 1t1 li)t!: Cnr of Renlo'l K 109 C:>Jil/ app'1:::atle :>'Ornn9 s R-a H P. ,ll'-::>;>os1t.J dP'lSC/ is. 7 i .:1 CY.'CI 1no .Jnl!S :>er a~e lot·· wc.;uld rari :J t: 111 ~1.tt!' 'rom J,000 In 4.100 ~Qunr e ft1e1 Tht! ~ I~ l'oUll cJ t ,. ;.;c:< t-'~"Ht! fr1.1n i l filh A~cnue SE via re,.. Re.a d~ ·A· anc ·s .. w td "rcuig rn .i ud-dt-•l'>;tt: PROJECT LOC ATION, OPTIONAL DETERMINATION OF NON-SIGNIFICANCE IONS). As :nc Lead A~cncv ihc City of Re,:on h;:,~ ce1erm11ec Iha: ::,'!)tl ~Ca'l! en,;ironmcnla. rn1pacls are u n',kcl)' to esuU from :'lt,> ;)(D:x>Sed projecl ~ncre'°'c . as pc·m1::cd t.rdc· :he RCW 43 'l~C 1 iO, :he C ,,. o l Renlon is .JSl!)Q th1t Opt1D •1n/ ONS p1vt:11<1:-, 10 gi~,~ n<lh<'f: that ;i ONS s U:c y to be tSSJCC Corrmum1 PttJ cd:,, fo, !h e :)(OJ@<CI ant Ille p 11J.l(::,,f"C ONS ,ire 11·1~!.l'<t l~:l ,nru ..t ~lfl(ilfJ 1.::>m•"JP1)l p~·ioc ~rt.ere ...,,:1 be ,c co,nrrert per r.;U fol uw,ng !'10, 1ssu;mr: .. o ' tt~ Thrt-stKJJd O~ttH m1 11,c111or· of Nur,-S1sr1 (i,;;m G ... i'DNS) /.. ,a.ca~ .a::::iea p,:noo v.1./ fo,lr:r..., tile ,s:s u<tr 1<:e ul 1'1~ O "'J S, P ERMIT APPLICATION DATE: Kmt C:)11r,1y M,111:h 73. 70:lf.:Cih :-,I RP.1torr: Scptcnibc• ') 20<:8 NOT ICE OF CO MPLETE APPLICATION · K 11y C3Jr ty Mmch iJ. ;w-.if) .' Ci t: of Re·,ic,11 0,·10!,t!· 1 7COA AP PLICANTJPROJE CT CONTACT P E RSON Micho1cl J Feuel'born, M J F. Holdings. Inc:.; Tc-I: (2531859-25 6J Perm1ts. 1 Review Requested· Envi,onmenta/ (S EPA/ Rev e w, Prel1min:uy Pia! Ruviv,,., Ot hvr Pvrmits: w hich m .ay b e required. Cons11ucli1Jn .111d Buildir,g Pc1111it:. Requested S1ud1o$ Criric.il A reas Wetland M1t1gat ion. and Lever One Orarna9e Rc;)ons Loc.3t1o n where appl1 c:-i t i on m:ty be reviewed PUBLIC HEARING CO NSISTENCY OVERVIEW : Zon ing!L;md Use E n vironment al Documents th at Evaluate the Pr1Jpond P roJecl. Dovelo pn,ent Regul.ttions Us ed For Project Mil gatron· Ocp.lnmcnc of Ccmmuoiry & Economic Development 1CC01 -Planning Oivi s,on, S i xth Floor Rent on City H:111, 1055 Suul h Gr,1dy Way, Rent on, V./A 98057 Pl,~I C nc;r ng IJ fQrtar1'J C '( ::iChcdulc,~ tor No•cmbcr 25 200 8 bero·e Ir\,;> Hs;rum .!jcartris E•.im,,cr_!l RP.'l "~ Counci Ct-am~rs r c,n ..... 1:. bean a: 9 CO .:a,-. or lhc so~·cnlh r ccr cf RP.n:cm C1tr H,l I 1oca:cd dt 105~ Sou·.i-Gr.i:,t \\'ar Tre subJ":<'I s IP. 1s d .. sw.;1•,11"'.1 .J,b,n 01 K 1·;,; :"::).lfi', r.. Cu .,.r,r('hcrs -.·c LJriJ Js.,: M,1p ... r ,! Rt,,1:lf-!·1ti-t r -8 •R-e1 o r· ~1n.; Cu.1 ri1y~ Zin,111; f,1,i r, H·e :>ro, eel w,11 :i,e ~t..tt!C I :o lhe ,:.; I; ot Rerlon s ~re Kin:i (;~·Jnl:,:s ~EP.:. :;>rd1 n,wce K. rQ ::oi..r 1v·s De\cl:>:>r-e rt RtXH.IJt ons and c;the· a:>pl,cn::ile (Oder a"lC re,g1,.1a:ons JS a~pro,:r,a1 c - CON TACT PER SON : Gerald C. W asser, Associate P lanner: Tel : {425) 430-7382; Em!: gwa sser@ci.renton.wa.us I PLEASE INC LUDE THE PROJECT NUMBER WHEN CALLING FOR PRO PER FILE ID ENTIFICATION NM1E MAIL ,NG A:JlJRES S TELEPHONE NO CERTIFICATIO N e po st ed by me in co ns p ic uo us places DATE/(? fo~a0,9 ; A 1TEST, s,L d an d sworn bcfm, m,. , Norn ,y e,hhc. m "'' fm the Stote of W ashmgtm , n,s,d ,ctg i ~ "', ~ ~t CITY OF RENTON DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT • PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 3rd day of October, 2008 , I deposited in the mails of the United States, a sealed envelope containing Acceptance Letter, Notice of Application , Environmental Checklist, Site Plan documents. This information was sent to: Name Reoresentina Agencies -NOA, Env. Checklist, Site Plan See Attached Surrounding Property Owners -NOA only See Attached Parties of Record -Accpt Ltr & NOA only See Attached h ~,,<j -;?J/{_. f-/ -b, / (Signature of Sender)-'-: _'4Cl/Z_---=./T--.4-----~-::___=--<-'L/v'....;;;__;;__ _________ _ STATE OF WASHINGTON ) ) ss COUNTY OF KING ) I certify that I know or have satisfactory evidence that Stacy Tucker signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. Notary (Print): Amloie.c L'I h n My appointment expires: ~ .... \<t, -\O Project Name: Welman Preliminary Plat Project Number: LUA08-107, ECF, PP (KC FILE NO. L06P0009) template -affida vi t of serv ice by mai ling Dept. of Ecology * Environmental Review Section PO Box 47703 O ly mpia, WA 98504-7703 WS DOT Northwest Region * Attn: Ramin Pazooki King Area Dev. Serv., MS-240 PO Box 330310 Seattle, WA 98133-9710 US Army Corp. of Engineers * Seattle Di strict Office Attn: SEPA Rev iewer PO Box C-3755 Seattle, WA 98124 Boyd Powers * Depart. of Natural Resources PO Box 47015 Olympia, WA 98504-7015 KC D ev. & En vironmental Serv. Attn: SEPA Section 900 Oakesdale Ave. SW Renton, WA 98055-1219 Metro T ransit Senior Environmental Planner Gary Kriedt AGENCY (DOE) LETTER MAILING (ERC DETERMINATIONS) WDFW -Larry Fisher* Muckleshoot Indian Tribe Fisheries D ept. * 1775 12th Ave. NW Suite 201 Attn: Karen Walter or SEPA Reviewer Issaquah, WA 98027 39015 -172"d Avenue SE Auburn, WA 98092 Duwamish Tribal Office• Muckleshoot Cultural Resources Program * 4717 W Marginal Way SW Attn: Ms Melissa Calvert Seattle, WA 98106-1514 39015 172nd Avenue SE Auburn, WA 98092-9763 KC Wastewater Treatment Division * Office of Archaeology & Historic En vironmental Planning Supervisor Preservation* Ms. Shirley Marroquin Attn: Stephanie Kramer 201 S. Jackson ST, MS KSC-NR-050 PO Bo x 48343 Seattle, WA 98104-3855 Olympia, WA 98504-8343 City of Newcastle City of Kent Attn: Mr. Micheal E. Nicholson Attn: Mr. Fred Satterstrom, AICP Director of Community Development Acting Community Dev. Director 13020 SE 72nd Place 220 Fourth Avenue South Newcastle , WA 98059 Kent, WA 98032-5895 Puget Sound Energy City of Tukwila Municipal Liaison Manager Steve Lan caster, Respons ible Official Joe Jainga 6200 Southcenter Blvd. 201 South Jackson Street KSC-TR-0431 PO Box 90868, MS: XRD-01W Tu kwila, WA 98188 Seattle, WA 98104-3856 Bellevue, WA 98009-0868 Seattle Public Utilities State Department of Ecology Real Estate Services NW Regional Office Title Examiner 3190 1601h Avenue SE 700 Fifth Avenue, Suite 4900 Bellevue, WA 98008-5452 PO Box 34018 Seattle, WA 98124-4018 *Note: If the Notice of Application states that it is an "Optional DNS ", the marked agencies and cities will need t o be sent a copy of the checklist, Site Plan PMT , and the notice of application. template -affidavit of service by mailing Michael J. Feuerborn M.J.F. Holdings, Inc 3502 'B' Street Auburn, WA 98001 tel: (253) 859-9697 (owner/ applicant) John Baskin 11419 SE 186th Street Renton, WA 98055 (party of record) Jennifer McCall Lozier Homes 1203 114th Avenue SE Bellevue, WA 98004 (party of record) Steve Bottheim, Supervisor CPLN LUSD MS OAK DE 0100 I (party of record) Nick Gillen, Env Scientist CAS LUSD MS OAK DE 0100 I (party of record) Steve Townsend, Supervisor LUIS LUSD MS OAK DE 0100 I (party of record) Bruce Whittaker, Sr Engr ERS LUSD MS OAK DE 0100 I (party of record) Lisa Dinsmore CPLN LUSD MS OAK DE 0100 I (party of record) Updated: 10/06/08 PARTIES OF RECORD WELMAN PRELIMINARY PLAT LUA08-107, PP, ECF Roger Cecil Site Development Associates, LLC 18322 Bothell Way NE Bothell, WA 98011 tel: ( 425) 486-6533 ( contact) Ron & Tammi Burroughs 11449 SE 185th Place Renton, WA 98055 (party of record) Bev Miller JayMarc Development 555 S Renton Village Place ste: #775 Renton, WA 98055 (party of record) Trishah Bull, PPMIII CPLN LUSD MS OAK DE 0100 I (party of record) Shirely Goll, ASII CPLN LUSD MS OAK DE 0100 I (party of record) Larry West, Env Scientist CAS LUSD MS OAK DE 0100 I (party of record) Seattle KC Health Dept E Environ Health 14350 SE Eastgate Way Bellevue, WA 98007 (party of record) Mark & Mary Asman 11412 SE 184th Street Renton, WA 98055 (party of record) Patricia Clayton 11426 SE 186th Street Renton, WA 98055 (party of record) Chris Nepean PO Box 59532 Renton, WA 98058-2532 (party of record) Kim Claussen, PPMIII CPLN LUSD MS OAK DE 0100 I (party of record) Kris Langley, Sr Engr Traffic CPLN LUSD MS OAK DE 0100 I (party of record) Kelly Whiting, KC DOT RD SERV DIV MS KSC TR 0231 I (party of record) Arlene Mariano, PPMI CPNLN LUSD MS OAK DE 0100 I (party of record) (Page 1 of 1) 2 329850120 ALTMAYER MR & MRS 1 1440 SE 185TH PL REN TON WA 98055 2 329850020 A POLONIO ARCHIE A+IMELDA R 1 1409 SE 185TH PL RENTON WA 98055 9 117000200 BASKIN JOHN 11419 SE 186TH ST RENTON WA 98055 3 223059013 BERNARDS IRENE A 18225 116TH AVE SE RENTON WA 98058 9 117000210 BOLIN RICHARD N+BOLIN GRACE 11413 SE 186TH ST RENTON WA 98055 6 197800082 BROWN MABEL L 18444 116TH AVE SE RENTON WA 98058 4 193100050 CAHILL PATRICK RYAN 18444 114TH AVE SE RENTON WA 98055 23 29850250 CHUPAKIN EVGENY+CHUPAKINA L 18543 114TH AVE SE RENTON WA 98055 6 1978 00041 CLAUSEN EC 18427 118TH AVE SE RENTON WA 98058 2 329850210 COOP ER LESLIE JR+ TAMISHA 18521 114TH AVE SE RENTON WA 98055 9117000230 ANDERSON KYLE D+LORI L 11257 SE 186TH ST RENTON WA 98055 3223059015 ASMAN MARKE 11412 SE 184TH ST RENTON WA 98055 3223059230 BEAN NIGEL H S 18223 114TH AVE SE RENTON WA 98055 2329850200 BERTRAND HUGHES A+OLGA 18517 114TH AVE SE RENTON WA 98055 2329850160 BOUCHEY JEFFERY DAVID+XIN L 18524 114TH AVE SE RENTON WA 98055 6197800065 BRYAN scon D+BRENDA M 18434 116TH AVE SE RENTON WA 98058 9117000180 CASTRO JULLIAN C+WILLIE M JR 11435 SE 186TH ST RENTON WA 98055 3223059282 CHURCHILL BRETI J+JO M 18624 114TH AVE SE RENTON WA 98055 9117000050 CLAYTON PATRICIA L 11426 SE 186TH ST RENTON WA 98055 6197800080 DAY OWEN 2025 OAKGROVE DR ALBANY OR 97321 e 2329850130 AOANAN CARMELO P+MARY U 11416 SE 185TH PL RENTON WA 98055 3223059014 BAPLA HARIN DER 18311 116TH AVE SE RENTON WA 98058 4193100060 BENTLER GERALD L & JODIE R 18450 114TH AVE SE RENTON WA 98055 6197200125 BISJAK-HERRON BARBARA J 18226 116TH AVE SE RENTON WA 98058 9117000070 BRADLEY ROBERT F JR 11412 SE 186TH ST RENTON WA 98055 2329850080 ~-(ol ~i.y St Ac; BURROUGHS RONALD W+ TAMMI A 11449 SE 185TH PL RENTON WA 98055 9117000190 CHO JIMMY H 11427 SE 186TH ST RENTON WA 98055 8906100135 CLAIR RYAN & MELONIE 11447 SE 182ND ST RENTON WA 98055 3223059275 CLEMENT CURTIS A JR 18329 116TH AVE SE RENTON WA 98058 2329850110 DE VERA JERRY A+NOEMI M 11448 SE 185TH PL RENTON WA 98055 6 197200181 DECHURCH CHARLES A 11648 SE 184TH ST RENTON WA 98058 6 197800100 DEMARIA JEFFERY 18608 116TH AVE SE RENTON WA 98058 6 197800025 FAIRCHILD JOE C 18408 116TH AVE SE RENTON WA 98058 9 117000040 FO LEY FRANCIS J 1 1434 SE 186TH ST RENTON WA 98055 9 117000100 GIRON JAMES R+DELEE A 1 1248 SE 186TH ST RENTON WA 98055 3 223059206 GUZMAN CRESCENCIO P 18218 114TH AVE SE RENTON WA 98055 2 329850030 HOOD TAUNA M 1 1415 SE 185TH PL RENTON WA 98055 6 197200140 JOHNSON CAROLS 18306 116TH AVE SE RENTON WA 98058 6 197800024 LUCKIE JEFFREY S+ TERRI L 11631 SE 184TH ST RENTON WA 98058 9 117000220 MCNEILLY CAROL 1 1403 SE 186TH ST RENTON WA 98055 2329850190 DELANEY DONALD P+COLLEEN B 18511 114TH AVE SE RENTON WA 98055 6197800101 ELMORE GLORIA G 18612 116TH AVE SE RENTON WA 98058 6197800023 FAIRCHILD MARK V 18416 116TH AVE SE RENTON WA 98058 9117000110 FOY RANDALL 0 11242 SE 186TH ST RENTON WA 98055 6197800042 GREYWOLF DEBRA L 11633 SE 184TH ST RENTON WA 98058 9117000170 HARRIS JOAN 11443 SE 186TH ST RENTON WA 98055 3223059189 IRELAND KATARINA L 18226 114TH AVE SE RENTON WA 98055 4193100030 KUN DINAH N+ANNA N 18436 114TH AVE SE RENTON WA 98055 9117000240 LUENG JENNIFER 11249 SE 186TH ST RENTON WA 98055 6197800125 MITCHELL RICHARD E+ROBERTA 18626 116TH AVE SE RENTON WA 98058 6197200222 DELAPPE MYRA J 18221 118TH AVE SE RENTON WA 98058 3223059182 ERLENBORN LOUISA 18307 114TH AVE SE RENTON WA 98055 6197200180 FERNANDEZ RENATO C ET AL 11638 SE 184TH ST RENTON WA 98058 3223059281 FRANKLIN MARY H+SAMUEL L 18619 114TH AVE SE RENTON WA 98055 6197800044 GRIFFIN BJ 11637 SE 184TH ST RENTON WA 98058 2329850050 HEFNY SABRY SALEH+WEISNER LESLIE A 11425 SE 185TH PL RENTON WA 98055 2329850260 ISLA RESTITUTO P+ALICIA M 18549 114TH AVE SE RENTON WA 98055 2329850240 LEE JAMES GIAN-KUE!+ THERESA 18537 114TH AVE SE RENTON WA 98055 2329850220 MARQUEZ B JOSE DE JESUS+JUV 18525 114TH AVE SE RENTON WA 98055 3223059033 MJF HOLDINGS INC 3502 'B' ST AUBURN WA 98001 3 223059113 NGUYEN CHUC T +BUI YVONNE T 18621 116TH AVE SE RENTON WA 98058 2329850070 OW EN DANIEL A+MARY KAYE 11445 SE 185TH PL RENTON WA 98055 9 117000090 PHAM CHUNG P 1 1254 SE 186TH ST RENTON WA 98055 4193100040 QUACH THANH VAN 18440 114TH AVE SE RENTON WA 98055 9 117000010 REY ES MARIAM 11456 SE 186TH ST REN TON WA 98055 3 223059147 RUGA SHEILA+NOVELITO 18605 116TH AVE SE RENTON WA 98058 6 197200200 SAND HU KULWANT S+SANTOKH K 18231 118TH AVE SE RENTON WA 98058 6 197200100 SINGH ISHAR+KAUR HARVINDER 18204 116TH AVE SE RENTON WA 98058 2 329850230 S MITH SHERYL A+ONIE M 18529 114TH AVE SE RENTON WA 98055 2329850060 TESFAMICHAEL ZERBABIEL Y+EMBAYE 11429 SE 185TH PL RENTON WA 98055 2329850040 NGUYEN DINH D+HUONG T 11421 SE 185TH PL RENTON WA 98055 6197800045 PATIERSON HOWARD F+MADELINE 11649 SE 184TH ST RENTON WA 98058 9117000030 PODAR MARIUS+MONICA 11442 SE 186TH ST RENTON WA 98055 4193100010 QUINTEROS JORGE+AREEDONDO JUANA 18426 114TH AVE SE RENTON WA 98055 2329850090 RICHARDS JEFFREY T 11453 SE 185TH PL RENTON WA 98055 6197800020 SACHEZ JUAN PAEZ 11619 SE 184TH ST RENTON WA 98058 3223059280 SCHLOSSTEIN HUGH R+JEANNE E 18615 114TH AVE SE RENTON WA 98055 2329850170 SINGH MALKIT +KAUR SURJIT +SINGH PAWANADEEP+SARABJIT 18516 114TH AVE SE RENTON WA 98055 9117000080 STERNOD JACQUELINE A 11404 SE 186TH ST RENTON WA 98055 6197200160 TON THUNG 11626 SE 184TH ST RENTON WA 98058 4193100070 NGUYEN LOC 18485 114TH AVE SE RENTON WA 98055 6197200145 PETROSOV ELINA+VADIE 18340 116TH AVE SE RENTON WA 98058 2329850010 PREPOTENTE JOHN-MICHAEL B+ ALMA 11403 SE 185TH PL RENTON WA 98055 3223059172 REEVES ANDREW DAVID 18325 116TH AVE SE RENTON WA 98058 2329850140 RODRIGUEZ ZOILA E 18538 114TH AVE SE RENTON WA 98055 2329850100 SANDHU KUUINDER S+PARMJIT 11452 SE 185TH PL RENTON WA 98055 6197200120 SHAMRAY ANATOLIY+VELENA 18220 116TH AVE SE RENTON WA 98058 4193100020 SMALLING GREG G 18430 114TH AVE SE RENTON WA 98055 6197800022 STUBB JOHN E 18418 116TH AVE SE RENTON WA 98058 3223059283 TRAN LISA 18310 114TH AVE SE RENTON WA 98055 9 117000060 VALBUSH HOWARD M+BRENDA LC 11420 SE 186TH ST RENTON WA 98055 2 329850180 WIGGINS JOHN 18510 114TH AVE SE RENTON WA 98055 9 117000020 Z EMANEK GREGG 1 1448 SE 186TH ST RENTON WA 98055 4193100120 VANG YANG M 18461 114TH AVE SE RENTON WA 98055 6197800060 YERMAKOV PAVEL 18433 118TH AVE SE RENTON WA 98058 2329850150 VUONG KEVIN+JANIE WONG 18532 114TH AVE SE RENTON WA 98055 6197800021 YOPPOLO JOSEPH J+KATHLEEN M 11625 SE 184TH ST RENTON WA 98058 9117000190/L06P0009 AKERS JULIE A 11427 SE 186TH ST RENTON WA 98055 2329850130/L06P0009 AOANAN CARMELO P+MARY U 11416 SE 185TH PL RENTON WA 98055 3223059015/L06P0009 ASMAN MARKE 11412 SE 184TH ST RENTON WA 98055 3223059230/L06P0009 BEAN NIGEL H S 18 223 114TH AV SE RENTON WA 98055 3223059013/L06P0009 BERNARD CLARENCE 18225 116TH SE RENTON WA 98055 9117000210/L06P0 009 BOLIN RICHARD N+BOLIN GRACE 25716 SE 398TH ENUMCLAW WA 98022 6 197800082/L06P0009 BROWN MABEL L 18444 116TH AV SE RENTON WA 98058 2329850080/L06 P000 9 BURROUGHS RONALD W+ TAMMI A 11449 SE 185TH PL RENTON WA 98055 3223059282/L06P0009 CHURCHILL BRETT J+ JO M 18624 114TH AV SE RENTON WA 98055 8906100135 /L06P0009 CLAIR RYAN & MELONIE 11447 SE 182ND ST RENTON WA 98055 2329850020/L06P0009 APOLONIO ARCHIE A+IMELDA R 11409 SE 185TH PL RENTON WA 98055 32230590 14/L06P0009 BAPLA HARINDER 9501 S 207TH PL KENT WA 98031 4193100060/L06P0009 BENTLER GERALD L & JODIE R 18450 114TH AV SE RENTON WA 98055 2329850200/L06P0009 BERTRAND HUGHES A+OLGA 18517 114TH AV SE RENTON WA 98055 9117000090/L06P0009 BOUNYAVONG KHIO+KHAMPONE 11254 SE 186TH ST RENTON WA 98055 6197800065/L06P0009 BRYAN SCOTT D+BRENDA M 18434 116TH AV SE RENTON WA 98058 9117000180/L06P0009 CASTRO JULLIAN (+WILLIE M JR 11435 SE 186TH ST RENTON WA 98055 PL33/L06P0 009 CITY OF RENTON ECONOMIC DEVELOPMENT DIVISION 1055 SOUTH GRADY WAY RENTON WA 98055 6197800041/L06P0009 CLAUSEN EC 11661 SE 184TH ST RENTON WA 98058 9117000230/L06P0009 ANDERSON KYLE D+LORI L 11257 SE 186TH ST RENTON WA 98055 3223059147/L06P0009 ARMSTRONG BENNETT ]+YASMIN 18605 116TH AV SE RENTON WA 98058 9117000200/L06P0009 BASKIN JOHN 11419 SE 186TH ST RENTON WA 98055 3223059130/L06P0009 BERNARD CLARENCE J 18225 116TH SE RENTON WA 98055 6197200125/L06P0009 BISJAK-HERRON BARBARA J 18226 116TH AV SE RENTON WA 98058 9117000070/L06P0009 BRADLEY ROBERT F JR 11412 SE 186TH ST RENTON WA 98055 4193100040/L06P0009 BUI TRI THANH 18440 114TH AV SE RENTON WA 98055 2329850250/L06P0009 CHUPAKIN EVGENY+CHUPAKINA L 18543 114TH AV SE RENTON WA 98055 PL50/L06P00 09 CITY OF RENTON DEVELOPMENT SERVICES DIVISION 1055 SOUTH GRADY WAY RENTON WA 98055 9117000050/L06P0009 CLAYTON PATRICIA L 11426 SE 186TH ST RENTON WA 98055 2329850210/L06P0009 COOPER LESLIE JR+ TAMISHA 18521 114TH AV SE RENTON WA 98058 6197200181 /L06P0009 DECHURCH CHARLES A 11648 SE 184TH RENTON WA 98058 6197800101 /L06P0009 ELMORE GLORIA G 18612 116TH AV SE RENTON WA 98058 6197800025/L06P0009 FAIRCHILD JOE C 18408 116TH AV SE RENTON WA 98058 9117000110/L06P0009 FOY RANDALL 0 11242 SE 186TH RENTON WA 98055 6197200100 /L06P0009 GILBERT GRANT +ROSE PO BOX 58702 RENTON WA 98058 6197800044/L06P0009 GRIFFIN BJ 11637 SE 184TH RENTON WA 98055 2329850050 /L06P0009 HEFNY SABRY SALEH 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SE RENTON WA 98055 6197200222 /L06P0 009 DELAPPE MYRA J 18221 118TH AV SE RENTON WA 98058 3223059149/L06P0009 FACILITIES & OPERATIONS CTR OFFICE OF THE EXECUTIVE DIR 300 SW 7TH ST RENTON WA 98055 9117000040/L06P0 009 FOLEY FRANCIS J 11434 SE 186TH RENTON WA 98055 9117000010/L06P0009 GAMEZ DAVID A 11456 SE 186TH ST RENTON WA 98055 6197800042 /L06P0009 GREYWOLF DEBRA L 11633 SE 184TH ST RENTON WA 98058 9117000170/L06P0009 HARRIS JOAN PO BOX 1023 MAPLE VALLEY WA 98038 2329850030/L06P0009 HOODTAUNA M 11415 SE 185TH PL RENTON WA 98055 2329850260/L06P0009 ISLA RESTITUTO P+ALICIA M 18549 114TH AV SE RENTON WA 98055 2329 850240/L06P0009 LEE JAMES GIAN-KUE!+ THERESA 18537 114TH AV SE RENTON WA 98055 6197800024/L06P0009 LUCKIE JEFFREY S+ TERRI L 11631 SE 184TH ST RENTON WA 98058 2329850220/L06P0009 MARQUEZ B JOSE DE JESUS+JU V 18525 114TH AV SE RENTON WA 98055 3223059033/L06P0009 MJF HOLDINGS INC 215 E MEEKER KE NT WA 98032 2329850040/L06 P00 09 NGUYEN DINH D+HUO NG T 11 421 SE 185TH PL RENTON 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98058 2329850090/L06P0009 RICHARDS JEFFREY T 11453 SE 185TH PL RENTON WA 98055 2329850100/L06P0009 SANDHU KULJINDER S+PARMJIT 11452 SE 185TH PL RENTON WA 98055 6197200120/L06P0009 SHAMRAY ANATOLIY+VELENA 18220 116TH AV SE RENTON WA 98058 3223059206/L06P0009 MANN EARL W+ TOSHIKO 9903 178TH AV SE RENTON WA 9805 9 619 7800 125/L0 6P0009 MITCHELL RICHARD E+ROBERTA PO BOX 20291 SEATILE WA 98102 4193100030/L06P0009 NGUYEN AN Q 9615 50T H AV S SEATILE WA 98118 3223059283/L06P0009 NGU YEN VICTOR+LIS A TRA N 18310 114TH AV SE RENTON WA 98055 6197 8000 45 /L06P00 09 PATIERSON HOWARD F+MADELI NE 11649 SE 184TH ST RENTON WA 98055 9 11700003 0/L06P0009 PODAR MARIUS+MONICA 11442 SE 186TH ST RENTON WA 98055 SD13/L06P0009 R. STRACKE, FACILITIES & PLA NNING RENTON SCHOOL DISTRICT #403 1220 N 4T H ST RENTON WA 9805 5 2329850140/L06P0009 RODRIG UEZ ZOILA E 18538 114TH AV SE RENTON WA 98055 6197200200/L06P0009 SANDHU KULWANT S+SANTO KH K 18231118TH AV SE RENTON WA 98058 6197800100/L06P0009 SINGH BALJINDER +JOHAL KAR NAIL S 18608 116TH AV SE RENTON WA 98058 23L9850170/L06P0009 SINGH MALKIT +KAUR SURJIT +SINGH PAWANADEEP+SARABJIT 18516 114TH ST RENTON WA 98055 9117000080/L06P0009 STERNOD JACQUELINE A 11404 SE 186TH ST RENTON WA 98055 9117000060/L06P0009 VALBUSH HOWARD M+BRENDA LC 11420 SE 186TH ST RENTON WA 98005 2329850180/L06P0009 WIGGINS JOHN 18510 114TH AV SE RENTON WA 98055 9117000020/L06P0009 ZEMANEK GREGG 11448 SE 186TH ST RENTON WA 98055 4193100020/L06P0009 SMALLING GREGG 18430 114TH AV SE RENTON WA 98055 6197800022 /L06P0009 STUBB JOHN E 18418 116TH SE RENTON WA 98055 4193100120/L06P0009 VANG YANG M 18461 114TH AV SE RENTON WA 98055 6197800060 /L06P0009 YERMAKOV PAVEL 11659 SE 184TH ST RENTON WA 98058 2329850230/L0 6P0009 SMITH SHERYL A+ONIE M 18529 114TH AV SE RENTON WA 98055 2329850060/L06P0009 TESFAMICHAEL ZERBABIEL Y+EMBAYE 11429 SE 185TH PL RENTON WA 98055 2329850150/L06P0009 VUONG KEVIN+JANIE WONG 18532 114TH AV SE RENTON WA 98055 6197800021/L06P0009 YOPPOLO JOSEPH ]+KATHLEEN M 10026 WATERS AV S SEATTLE WA 98178 (E Ren'tun) FD25 (Spring Glen ) FD40 Fire Protection Dist #25 Fire Protection Dist #40 P.O. Box 2925 10828 SE 176th St Renton WA 98056-0925 Renton WA 98055 MS: KSC-TR-0431 KC27 LI15 Gary Kriedt Fairwood Library KC Metro Envirn. Planning 17009 -140th Av SE Renton WA 98058 LI20 LI 23 Highlands Library Kent Regional Library 2902 NE 12th St 212 --2nd Av N Renton WA 98056 Kent WA 98032-4482 Documents Dept. Librarian LI24 ATTN: Edward White PUS King County Library System Kent Engineering Dept 960 Newport Way NW 220 -4th Av S Issaquah , WA 98027 Kent WA 98032 PL19 City of Renton PL33 Kent Planning Dept Economic Development Dept. 220 -4th Av S 1055 S. Grady Way Kent WA 98032 Renton WA 98055 Clinton G. Marsh, Director Fae. & Const. Dept SD9 R. Stracke, Facilities & Ping SD13 Kent School District # 415 Renton Schoo l Dist # 403 12033 SE 256th St. Bldg B 1220 N 4th St Kent WA 98031-6643 Renton WA 98055 Administrator SES Environmental Review Section ST2 Kent Sewer Utility WA State Dept of Ecology 220 -4th Av S PO Bo x 47703 Kent WA 98032 Olympia WA 98504 -7703 Habitat Biologist, Rod Malcom TRl Russ Ladley, Fisheries Biologist TR2 Muckleshoot Indian Tribe Puyallup Tribe 39015 -172nd Av SE 6824 Pioneer Wy E Auburn WA 98002 Puyallup WA 98371 TR3 Fisheries Habitat/En vironment TRS Snoqualmie Tribe Suquamish Indian Tribe PO Box 280 PO Box 498 Carnation WA 98014-0280 Suquamish WA 98392 Richard Young TR4 WD12 Tulalip Tribe Cedar River Water/Sewer Dist 7615 Totem Beach Rd 18300 SE Lk Youngs Rd Marysville WA 98271 Renton WA 8058-9799 Public Works btr Kent Water Dist 220 -4th Av S Kent WA 98032 Soos Creek Water/Sewer Dist PO Bo x 58039 Renton WA 98058-1039 Coal Creek Utility District 6801 132nd Place SE Newcastle, WA 98059 WA State Dept. of Wildlife 16018 Mill Creek Bl vd. Mill Creek, WA 98012 WA State Dept. of Ecology NW Regional Office 3190 -160th Ave SE Bellevue, WA 98008-545 2 WA St. Ecology Dept/WQSW Unit Linda Matlock PO Bo x 47696 Olympia, WA 98504-7696 Eleanor Moon KC Executive Horse Council 1223 0 NE 61st Kirkland , WA 98033 WD23 WD41 WD57 City of Renton, Public Works Dept. WD32 Development Services Div. 1055 South Grady Way Renton WA 98055 WD55 Water Dist #90 15606 SE 128th St Renton WA 98059-8522 WD58 Water Dist # 111 27224 -144th Av SE Kent WA 98042-9058 WA State Dept. of Wildlife Habitat Mgmt. Division P.O. Bo x 43155 Olympia, WA 98504-3155 WSDOT NW Region SnoKing Area MS-240 15700 Dayton Ave No. PO Box 330310 Seattle, WA 98133-9710 Roger Dorstad PO Bo x 375 Redmond, WA 98073 NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE (DNS) DATE : October 3, 2008 LAND USE NUMBER: LUA08-1 07, EC F, PP (KC F il e No LOG P0009) PROJECT NAME : \J\/e lrn;,m Prel1rn 1r1;;ry Plat PROJEC T DESCRIPTION: The appl icant is reques ting Enviro nmental (SEPA) Review and the approval o f a Prelim i nary Pl a l for th e subd ivis ion o f a 3 24-acre site into 25-lots for the eventual development of sing le-family re sidences w ith tracts for N ative Growth Protec ti on Area . storrnwater deter1t 1on , r ecre;.it1on, pr ivate access. and joint use driveways. The site generally slopes to th e north and west. T he project is vested to King County re gu lations and 1s being processed in the City of Renton . K in g County applicable zon ing is R-8 . T he proposed dens ity is 7.1 4 dwelling units per acre . Lots would r ange in size from 3,000 to 4 .100 square feei. The site would be accessed fr om 116th Avenue S E v 10 new Roacs ''A" and "B" a nd end ing in a cu l-de-sac PROJECT LOCATION : 1841 7 11 6th f\venue SE OPTIONAL DETERMINATION OF NON-SIGN IFI CANCE (DNS ): As th P. Lead Agency, the C ity of Renton has determined tt1a t significant environment al impacts are u nl ike ly to resul t from the proposed proJect . Therefore, as permitted u nder the RCW 43 .21C.11 0, the C ty of Renton is using til e Optional DNS process to give notice that a DNS is likely to !)e issued Cornrnent pe ri ods for the project and t ne proposed DNS are integrated into a s ingle comment period n·er e w ill be no comment period followi ng the issuance o' tr1e I hreshold Dete rmination of N on -S ignifi cance (DNS). A · 4-day appeal period will f ollow the issuance of the DNS . PERMIT APP LI CATI ON DATE : King County. Ma rch 23. 200() i Ci ty of Re nton September 9, 2008 NOTICE OF COM PLETE APPLICATI ON : K in g County fvl a rch 23. 2006 i City of Renton October 3 . 2008 APP LI CANT/PROJECT CONTACT PERSON: Michae l J. Feuerborn , M.J.F. Holdings , Inc.; T el : {253) 859-2563 Permits/Rev iew Request e d : Environmental (SEPA) Review , Preliminary Pl at Review Oth er Permits which rrniy be req uired : Construction and Building Permits R equested Stud ies : C r it i cal Areas , Wetland Mitigation , and Level One Drainage Reports Location where applicat ion may be reviewed: PUBLIC HEARING: CON SISTENCY OVERVIEW: Zoning/L and Use: Environmental Documents that Evaluate th e Proposed Pr oject: Development Regulations U sed For Proj ec t Mitigation: Department of Comm unity & Economic Development (C ED ) -Pl anning Div ision , Sixth Floor R enton C ity Hall, 1 055 South Grady Way, Renton, WA 98057 Public tiearir1u 1s tel'lcitivelv sched uled for November 25, 2008 before the Renter Hearing Examiner in R enton Council Chambers. Hearings begin at 9 .00 am or· the seventh iloor of R enton C ity Hall located at 1055 S o uth Grady Way . The suoi ect site 1s designated Urban on King County's Comprehensive Land Use Map a nd Res identia l -8 (R-8) on K ing C oun ty's Zoni ng fvlap . Environmental (SEPA) Checklis t The project wi ll be subject to the City of Renton s and K ing County's SEPA ordinance, Kin g County's Development Regu lations, and other applicable codes and regu lat ions as appropr iote . Comments on t he above applicati on must be submitted in writing to Gerald W-.:isser, A ssociate Plan n er , CED - Pl an ning Divi s i on , 1 055 South Gr ady Wc1y , R enton, WA 98057. by 5:00 PM on October 17, 2008 . This matter is c1 l so tentati ve l y schedu led for a p ubli c hearing o n November 25, 2008, c1t 9 :00 AM Council ChJ rn bers, Seventh Floo r . Renton City HJI I. 1055 Sou th Grady Wa'f, Ren to n. If you are 1n l erestec 1n attencing the hearing . pleGse con,act the Deve lo pment Ser vices Divisio n to en sure thot the heming l~a s not ber-,n reschec;u led cit (425) 430-7282. II com ments ca 1111ot be suorn 1t ted r· vmting by the date 1ncicated above, yo u may stil l i'lppear at the hearinq a 11 d present yodr comments 0 11 th e pr oposal before the I fea rin g Examiner. If you nave c;ues tions about ,his proposal . O' wisl-to be nrnde a party of record and receive addi tional i n'o rmat1on by mail. please con tacl til e project rr-;;na ger Anyore wro submits wr itten comments will c1u torn ci ti ca lly become a pa rty of record and •,vii i be notifi ed of any decis ion 011 th is projec t CONTACT PERSON: Gerald C . Wasser, As soc iate Planner; T e l : (425) 430-7382; Eml: gwasser@ci.renton.wa.us PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFI CATION If you w o u ld like t o be ma de a pa r ty of r e c ord to receive fu rther i nform atio n on th i s pro po sed project. complete this fo r m and retu rn t o : City of Ren ton. C ED-P la nn in g Divisio n , 1055 So. G rady Way, R ento n. WA 980 5 7 . Nam e/File N o .. Welman Prel im inary Plat/L UA08-1 0 7, ECF, PP (KC File N o. L06P0009) NAME MAIL ING ADDRESS: TELEPHONE NO.: CIT OF RENTON Department of Community and Economic Development Denis Law , Ma yor Alex Pietsch, Administrator October 3, 2008 Michael J. Feuerborn M.J.F Holdings , Inc. 3502 'B' Street Auburn , WA 98001 Subject: \Velman Preliminary Plat LUAOS-107, ECF, PP (KC File No. L06P0009) Dear Mr. Feuerborn: The letter is to notify you that the Planning Division of the City of Renton has received the above subject applic ation from the King County Department of Development and Environmental Services (DDES) for review and approval. The City of Renton has tentatively scheduled the preliminary plat for consideration by the City's Environmental Review Committee on October 2 7, 2008. Prior to that review, you will be notified if any additional information is required. In addition, this matter is tentatively scheduled for a Public Hearing on November 25, 2008 at 9:00 a.m. to review King County's recommendation to the Hearing Examiner. The applicant or representative(s) of the applicant are required to be present at the public hearing. A copy of the staff report will be mailed to you prior to the scheduled hearing. All Public Hearings are held in the Council Chambers, Seventh Floor, Renton City Hall , 10 55 South Grady Way, Renton. If you have any questions, please contact me at ( 425) 430-7382. Sincerely, ~c~ Gerald C. Wasser A ss ociate Planner cc: See Attached / Party(ie s) of Record -------1-0-5)-_ -So-u-th_C_1_ra_d_y_W_a_y ___ R_e-nt-o-n,-\-'v'-as-h-in-g-to_n_9_8_0_57 _______ ~ @ T his paper contai ns 50~'u re cycled m ate ri al. :.me;(' post con su mer A H I ·. ,\ D O F T 11 F C U H \' F Site Development Associates, LLC 10117 Main Stre e t, Both e ll, Washin g ton 98011 www .sdae ngineers.com May 23, 2008 LO lo P{)()() "J King County Dept. of Development and Environmental Services l Land Use Services Division R ~-.-r-= v I s I o N Trishah Bull, Project/Program Manager 111, Current Planning Section 1.-~· _____ t · . 900 Oakesdale Avenue Southwest L ... _ Renton, WA 98057-5212 RE: Welman Subdivision -LUSD File No. L06P0009 Response to Additional Information Request Dear Trishah: RECEIVED MAY 2 7 2003 KING COUNTY LAND USE SERVICES The following letter is in response to the Plat Screening Transmittal dated 03/04/2006. Each item below addresses the corresponding comment in the letter, our responses are in italics: Roads (from May 25, 2006): The proposed half-street, Road "B, does not align with the existing SE 184th Street to the east. Either obtain off-site permission and letters of intent, from the property owners to the north, to align the road, construct off-site improvements on the eastern leg of the intersection (eastern side of 1161h Avenue SE), or obtain a road variance for intersection alignment. Provide a letter from the property owners to the north, Parcel ID 322305-9275 and 322305- 9015, in which they agree to have the driveway connection relocated to proposed Road "B". The Subdivision Technical Committee's preference is to align SE 1841h Street to the east. Please advise if the property owners to the north were contacted. The property to the north (along 116th Avenue South) has had a pre-application meeting held. After attempting to contact all neighbors to the north of the project, we have established that the neighbors have no desire to cooperate with the applicant. We have also been working with Kristen Langlev, DOT Road Services Division to identify the County's preferred solution to this issue. Based on our work with Ms. Langley, we are proposing to widen the east leg of SE 1841 h to the south, so that it lines up with our proposed half street with an acceptable in tersection offset. Please see the attached Off-Site Improvements Plan. No on-site revisions are required for this proposed solution. O ffi ce 425.486 .6533 Fax 425 .48 6 .6593 Wetlands (from October 11 2007): Please contact Nick Gillen at 206-296-7141 if you have further questions. 1. The on-site wetland is shown as a Categ ory IV with a 25 foot buffer. Wetland rating forms and wetland report are needed for a formal verification of the wetland area. A wetland report was submitted to King County, but in the copying and submittal process the rating form and wetland delineation datasheets were left out. We apologize for any inconvenience and have in cluded these in Appendix B and C of the Critical Areas Report. The 25 foot buffer assumes enhancement of the standard 50 foot buffer. 2 . The proposal is to cross the wetland with a road . Because there is no existing road right-of- way a liner alteration e x ception (AE) is requ ired . The AE permit can be reviewed concurrently with the plat application. For this AE process justification is required for the road location, i.e ., no feasible alternative with less or no impact. Refer to ICCC 21.24.070, Alteration Exceptions , for additional criteria . Our interpretation of KCC 2 1.24.335(c) allows for wetland alterations, without alteration exceptions, if the wetland is a Category IV wetland and less than 2,500 square feet. We understand that you have not been able to verify e ither the category or the size of the wetland without the appropriate information in the Critical Areas Report. 3 . In addition the proposal includes the alteration of the wetland for the retention detention (RD) system . This is not an allowed alteration. The applicant would need to apply for a Reasonable Use Exception (RUE). Per the RUE the Director may approve the alteration if the application of this chapter would deny all reasonable use of the property (2 1A.24.070B). It is the responsibility of the applicant to demonstrate there would be no reasonable use of the property by relocating the RD system. Our interpretation of KCC 21 .24 .335(c) allows for wetland alterations, without reasonable use exception, if the wetland is a Category IV wetland and less than 2,500 square feet. We understand that you have not been able to verify either the category or th e s ize of the wetland without the appropriate information in th e Critical Areas Report. 4 . Wetlands and buffers are placed in Critical Area Tracts (CAT) as opposed to an NGPA as shown on the site p lan . A cknowledged. The designation for this area has been changed to "Critical Area Tract " on the plans. 5 . Revise the site plans and/or submit the additional permit forms . Site plans have been revised as appropriate, and are submitted herewith. No additional p ermit forms are needed. Please see responses to comments above. Pag e 2 If there are any additional questions or concerns , please feel free to contact me at 425-486- 6533. Thank you . Regards, Roger J . Cecil, P.E. Page 3 .... ' King County Department of Development and Environmental Servi ces 900 Oakesdale Avenue SW Renton, WA 98055-1219 March 4 , 2008 Alliso n S hcka Site Deve lopment Assoc iates, LLC I O 117 Main S lre et Bothe ll , WA 980 11 RE: Notice of Request for Additional Informatio n or Stu d ies App li cati o n No. L06 P0009 ·-V./e lm an S ubdi visio n Dear Ms. Shcka: Th e purpose of this lett er is to noti fy you pursuant King County Code Title 20 , that the Land Use Services Di vis ion is requ esti ng add itional info1rn atio n and/or studi es to com pl e te Lh e review of yo ur proj ect. Pl ease see the attached Screen ing Transmi ttal. When s ubmittin g the requested inform al io n, include a copy of the plat sc re e nin g transmit ta l and retain a co py fo r yo ur records. Provide a co ve r letter, which lists ho w eac h item, was ad dressed. Any clarifi cat ion or ex pl anat ion of lhe sub mi tta l can a lso be included in the cover let te r. Pl ease s ubm it the in fo rn1 at ion to: King Cou nl y Dept. or Deve lopme nt and Envi ro nm enta l Services Land Use Services Di v ision ATTN: T rishah Bull, Project/P rogram Manage r llf, Curren t P lanni ng Section 900 Oak esda le A venue South west Renton , WA 98057 -52 12 Ir the s ub mittal is han d delivered, s ubmit at th e ad dress abo ve. The deadline for th e s ubmitta l of th e necessary information is Jun e 4, 2008 . In th e eve nt yo u fee l extenuating c ir c um stances ex ist, which ma y justify an extension of t his date, yo u ma y s ubmit s uc h request, in wr iting , fo r considerat ion by th is Depart men t. Fai lure to mee t th e deadl in e s ha ll be cause fo r the Depart ment to ca ncel or deny th e applica ti on . I f you have any ques ti o ns, regarding the ad diti ona l infonnation or t he sub m itta l deadline, please call me at (206) 296 -6 758. ... \ S incere ly, T~~rrr f7uil C un-e nt P l anning Secti on , L US D Cc: A ppli cati o n F il e ,® K 111g Co unt) Dcpanmem of Dcvdop111ent a ml [11·;i11.H11 11e11ta l Sen·i ccs Lam! Cs e Ser \·tc..:s Div is ion 900 Oakc~uak :\ ve nue S0ut.l1wl.'st R~mo n. Washi ngt o n <)8 055-1 2 l 9 Plat Screening Transmittal Preliminary Plat Application ...,, Welman Subdivision LUSD File No. L06P0009 Date of Information Request: March 4, 2008 Deadline for Submittal of Information: June 4, 2008 Pl ease su bm it ten (10) cop ies of th e follow ing unless ot herwise not e d : Roads (from l\lav 25. 200 6): The prop osed half-s treet, Road "B ", docs not a li g n w ith the ex ist ing SE 184 1 1, St reet to th e eas t. E i ther o bt a in off-site perm iss ion and le tt ers o f inte nt , fr o m th e pro p erty owners to th e north , to al ig n the road , construct o ff-s ite imp rovemen ts o n th e easte rn le g o f th e intersecti o n (e as te rn s id e of I 161 h A ve nu e SE), o r o bt a in a road v aria n ce for int ersec ti o n a li gnme nt. Provide a letter from the pro pe rty ov.r n ers to th e no rth, P arce l JD 322305-9275 a nd 322305-90'15 , in wh ic h th ey ag ree to have the dri vew ay conn ection re located to proposed Road "B ". The Subdivision Technical Committee 's preference is to align SE 184 111 Str eet to the ea s t. Pl ease advise if the p.-opcrty owners to the north were contacted . The property to the north (along 116 111 Av enue South) ha s bad a pre-application meeting held. ·wetland s (from October 1. 2007): Pl eas e contact Nic k Gi ll en at 206-296-7 14 1 i f you h ave fu rth e r q uest ions. I . The o n-s ite we tl an d is shown as a Category IV w ith a 25 foo t buffe r. We tl a nd rat in g fo rm s an d wetl an d report are needed fo r a fo nna l ve r i ficatio n of' th e wet la nd area. 2. The proposa l is to cro ss the we t land with a road. Becau se ther e is no ex is tin g roa d r igh t-of-way a li ner alt erati on exce ptio n (J\E) is req ui red. T he AE perm i t can he rev ie\ved co nc urrentl y w ith the pl at app li cati o n. Fo r thi s AE process j us tifi cati o n is required fo r th e roa d lo catio n, i.e., no feasib le a lt ern ati ve w ith less or no im pac t. Refer to KCC 2 1.24.070 , Al te ra t io n Exc e pti o ns, for additi o nal cr iteri a. 3. [n addition the p ro posal inc lu des the al terati on of th e we tl and fo r th e r ete nt io n/dete nti on (RD ) sys te m . Thi s is no t a n a llowe d alterat io n . The app li cant wou ld n eed to app ly fo r a R easonab le Use Excepti o n (RUE). Pe r the RCE th e D irector may approve th e alterat io n i f the appli ca ti o n of thi s c hapter wo ul d d eny all reasonabl e us e o f th e pro pe rty (2 l A.24.070 8 ). It is th e re spons ib ilit y of th e ap pli cant to d emo nstra te th ere wo uld be no · re aso nabl e u se of the pro p erty by re locating the RD sys tem. 4. Wet lan d s a nd bu ffers are placed in C r iti ca l Ar ea Trac ts (CAT) as oppose d to a n NGPA as s hown o n the s it e pl an. 5. Rev ise th e si te pl ans a nd/o r sub m it th e add iti onal p ennit fom1s. Revised Preliminary Plat: Pro v id e 25 co pi es of a rev ised pre limin ary pl at, as necessary, as a res ult of th e re fer e nced req ues ts for ad d itio na l in fom1at i on. Include 2 copies 011 l egal-size paper. As a re su lt of the review of the in forma ti o n, ad d iti o na l inform ati on (s tu d ies, revisio ns, etc.) m ay be re qu ested at a later da te. Furth e r evaluati o n o f th ese iss ues m ay res ult in th e reco nfi gu ra ti on/redu cti o n in lots . . scr LF /Plat SCR.S ub 2 /24 /9 8 c l c ® King County Department of Development and Environmental Services 900 Oakesdale Avenue SW Renton, WA 98055-1219 August 3, 2007 Ken McIntyre Site Development Associates, LLC I O 117 Main Street Bothell, WA 98011 RE: Notice of Request for Additional Information or Studies Application No. L06P0009 -Welman Subdivision Dear Mr. Mclntryrc: The purpose of this letter is to notify you pursuant King County Code Title 20, that the Land Use Services Division is requesting additional information and/or studies to complete the review of your project. Please note the following: • Upon checking the computer system, it has been noted that a formal KC Surface Water Design Manual Adjustment was not properly submitted. Enclosed is a copy of what was submitted with your response to our Request for Additional information (May 25, 2006). Please review the highlighted section that details how the Adjustment must be submitted. The deadline for the submittal of the necessary information is September 17, 2007. In the event you feel extenuating circumstances exist, which may justify an extension of this date, you may submit such request, in ,witing, for consideration by this Department. Failure to meet the deadline shall be cause for the Department to cancel or deny the application. If you have any questions, regarding the additional information or the submittal deadline, please call me at (206) 296-6758. Sincerely, / EXAMINER copy a:. Boll Pl=odl Current Planning Section, LUSD Cc: Bruce Whittaker, Senior Engineer, Engineering Review Section, LUSD Kim Claussen, Planner ill, Current Planning Section, LUSD Application File Site Development Associates, LLC 10117 Main Street, Bothell, Washington 98011 www.sdaenginoers.com June 13, 2007 King County DOES Land Use Services Division Attn: Trishah Bull, Planner II 900 Oakesdale Ave, SW Renton, WA 98055-1219 RE: Notice of Request for Additional Information or Studies Application No. L06P0009 -Welman Subdivision Dear Ms. Bull: 'REVISION\ RECEIVED JUN 2 8 20C7 KING COUNTY LAND USE SERVICES I am writing in response to your letter dated May 25, 2006, which requested additional information in regards to the Welman Subdivision. I am pleased to submit the requested information, along with this letter, in order to restart processing of the project application. The following is a list of the requests contained in your letter (plain italics), as well as a response to demonstrate how each request was addressed (bold italics). Drainage: The Level 1 Analysis shows the west subbasin downstream flow continuing north on 112'h Ave. SE toward SE 182"d St After our field review, it appears that the flow turns west, crossing under 112'h Ave SE at approximately SE 184 1h PL, and continuing westerly. Please re-evaluate the downstream drainage course and correct the Analysis as needed. Include a more detailed downstream map to accurately show the downstream course (at least 1 inch equals 200 feet scale). We have enclosed our estimated downstream map for your reference. The downstream flowpath was re-investigated, and the County's assessment appears to be correct. The downstream analysis report was modified to show the correct downstream flowpath. Many of the drainage complaints included in the Analysis are not relevant to the downstream drainage courses, Please include a Task 5 narrative for each relevant drainage complaint that categorizes the complaints (Type 1, 2, or 3) and describes how the drainage proposal mitigates the complaint. Please evaluate the complaints per Core Requirement 2 of the KCSWDM Please show each drainage complaint on the downstream map in relation to the downstream drainage courses. All complaints which were not relevant to this project were removed from the drainage report. EXAMINER COPY Office: !12b.486.6533 Fax: 425.486.6593 ' .. Please interview the downstream properly owner at 18504 11 :z'h Ave and investigate her drainage complaint. During our field review, she complained of flooding problems from the drainage facility in Emerald Glen. Please include this complaint in the Task 5 Narrative. SDA contacted Judy Bryant, who is the property owner, and she indicated that the property had experienced periodic nuisance flooding issues. There is a 10' drainage easement which extends across the back of the lots immediately south of her property. Presumably, there is a drainage pipe in these lots which is intended to convey flow westerly. The pipe could not be located during the field- reconnaissance, and it is possible that the pipe is buried, and not functioning properly. Location and maintenance of the pipe would be the first recommended step in alleviating the above-referenced drainage problems. A drainage adjustment is required from Core Requirement 1 to combine the onsite subbasins into one post-developed facility. A drainage adjustment application is attached with this letter. Conceptual Drainage Plan -Show how the proposed drainage vault will meet the 3:1 length to width water quality ratio. Revise the drainage plan if needed. The drainage plan was revised to show how the vault can meet the 3:1 length to width water quality ratio. The vault will be separated into three distinct chambers in order to accommodate the hollow-core lid planks. Catch basins will be placed at either end of all three chambers to allow for an equal portion of flow through the three chambers. This concludes our response to the May 25th letter. Please feel free to contact me with any questions, or if I can provide anything further. Thank you, SITE DEVELOPMENT ASSOCIATES, LLC. Ken McIntyre, P.E. ' • • f .,. ftiC!lvi::.O JUN 2 8 2007 Web Oate: 11/16/2005 KING COUNTY LANO USE SERVICES King County Dapartment of Development and Environmental Sorvices 900 Oakesdale Avenue Southwest SURFACE WATER DESIGN MANUAL REQUIREMENTS/ STANDARDS ADJUSTMENT~REQUEST Renton, Washington 98055-1219 206-296-6600 TlY 206-296-7217 For alternate formats, call 206-296-6600. Project Name: Walmari Subdivision Project Address: 18417 115th Avenue SE, Renton ODES Project File No: ODES Engineer/Pl@nner Name: Design Engineer: Ken McIntyre Phone: 425-486-6533 Appllcant/Agent0 : Phone: eer: D.:1te: Michael Feuerborn (253.:.)_8_5_9_9_6_9_7 __ 1-_:___:,e_:_::___::::.:__.L ________ _:.?=--·-'..::!!_·_e::>_7 __ _j App 4~/)w([Date. Engineering Firm Name: LJ-1!_!'1.1':f.,lj.6.JL U1/:J4 "'-· C, • 1 'f • o 7 Site Deve_lo_p_rn_e_n_t_A_s_s_o_c_:a_te_s_._L_L_c _________ __, Address: City, State, ZIP· J Address City, State, ZIP: 3502 "8" Street NW Auburn, WA 98001 10117 Main Street Bolhell, WA 9B011 INSTRUCTIONS TO APPLICANT/DESIGN ENGINEER: Please be sure to include all materia,s (Level One Downstream Analysis, Certification of Applicant Status. sketches, photos. and mops) that may assist in complete review and consideration of this adjustment request. Failure to provide ~II pertinent information may result in delayed processing or denial of reque.sL Please submit two cotnplets copies of this request. application form, and applicable fee to the Department of Development and Envirorimental Services, 900 Oakesdale Ave SW, Rentori, WA 98055-1219_ For more information, contact Mark Bergam, P .E., at 206-296-7270 . .,.Appllcant/Agent Is tho lndlvldual financl:ally res.pons Ible for all fua:s f:r-1REFER TO}qHI\P/Tl=R!1 ; <S§C'1'!10N',~4 tlj;J"l!f.E: S.l!IRF},\:SEWA'1jER,p5Sl§N1M.fiNIJAL .12t:lR;J!,bJUS:tMEl'f PS:,:$ ·· .. ,j DESCRIPTION OF ADJUSTMENT REQU!::ST: [81 Standard O Cornplex O ExperimentBI ll Olanket O Pre·applic;atlon Combine two existing on-~lte basins inio a: single on-sfte basin APPLICAl:lLE VERSION KCSWDM: D 1990 (11/95)' D 1998 (9/98J [2J 2005 (1/05) "'(Noto: the torm "variancr..iff replaced by ''adjustment") APPLICABLE SECTION(S) OF STANDARDS: Core Requirement #1 J£XAMlltiR ~RYswDM SECTION 1.4.2: [81 Sea attachments listed below. Both existing downstream flowpaths combine within 1/4-mile from the site, so the project lies within a single threshold discharge basin. See attached Justification, AUTHORIZATION SIGNATURES: D Denial DET~RMINA.TION: 0 Approval 0 DNRP/WLRD Approval Signed: D Conrlitlon,;11 Apvovar (see be{ow) Date: (Experlment.31 & Blanket only) ODES Staff Recomrnendation Signed: Conditions of Approval: D See att;:Jched memo dated: ODES DIRECTOR/ DESIGNEE: ODES, LUSO, Englntmrlng Review Supervisor: Signed: Date: DOES, BSD, Site Engineering & Planning Sup8f"V1sor Sl~ned: Date- Check out the ODES Web site at www.metrokc.gov/ddes We!man Drainage Ad/ustrnent.doc le-info-surwa-ddj .pdf 11/161:2005 P.:;igt, 1 of 1 68 H 100/100 d !U-l 8DZS-l'58·E5Z+ S3~0H lJV~l~V3~0-ljO~J ~VBE' SD lODZ-rl-Nnr '. . ' ' Justification for Surlace Water Design Manual Adjustment The proposed Welman Subdivision requests an adjustment from Core Requirement #1, as outlined in the 2005 King County Surface Water Design Manual. Core requirement #1 states that all surface water runoff must discharge at the natural location so as not to be diverted onto or away from downstream properties, It further states that the manner in which runoff is discharged must not create a significant adverse impact to downhill properties or drainage systems. - In the pre-developed condition, the site contains two distinct surface discharge locations. The first location is through a wetland area near the northwest corner of the project site, as shown in the attached exhibits, Runoff which leaves the site at this location continues west into the adjacent subdivision until reaching 114u, Ave SE. The second existing discharge point is near the southwest corner of the property, Runoff which leaves the site from this location discharges overland to a number of existing residential lots to the south and west of the project Runoff appears to flow westerly across these residential lots, before reaching 114'h Ave, SE. Once the existing runoff from both locations reaches 1141h Ave SE, the flow recombines, and is routed to an existing detention faclility. The point where the two downstream flopaths combine is less than 400 feet downstream of the Welman project site, The proposed development calls for all stormwater runoff to be discharged through the northern discharge point This is proposed for the following reasons: 1. This is expected to significantly reduce construction costs, by not requiring the installation of two separate storm detention & treatement facilities, 2, This is expected to eliminate the possibility of potential flooding problems on the lots to the southwest of the project. Since no conveyance mechanism currently exists on these downstream lots, runoff could potentially inundate the adjacent yards. By diverting this flow to an engineered conveyance system, the likelihood of future drainage complaints is reduced. 3. Both existing downstream flowpaths combine relatively near the site, so the proposal is expected to have a minimal impact to the downstream hydrology. 4, Since the proposed point of discharge is directly to a wetland area, the small amount of additional flow in this area may provide some hydration benefit. July 14, 2006 Trishah Bull Project Manager II L.OZJ Department of Development and Environmental Services 900 Oaksdale Avenue Southwest Renton, WA 98055-1219 Dear Ms. Bull: RE:CE:t\Qi:O JUL 11 l.JiJ.i KING COUNfV LAND USE SERVIC~S I am writing to request that I be made a Party of Record on King County File Number L06P0009, known as Welman. Thank you. Sincerely, LOZIER HOMES CORPORATION _;;,er:,_.,~ ·-;t,1ceae,t Jennifer McCall Land Acquisitions Assistant cc: file l PAk1YOf RECORD , EXAMINER COPY LOZIER HOMES CORPORATIOJ\ 1203 I 14TII AVEI\UE SOUTHEAST HELLEYUE,WA 98004 425 454-8690 LOZIEHC315MM PAX 425 646-8695 -~.,· ® King County Department of Oevefopment and Environmental Services Land Use Servlcu Dlvh>lon 900 Oakesdacle Avenue Southwest Ren1on, Washington 98055·1219 206-296-6600 TIY 206-296-7217 Application Nurnber(s): LdoPaoo:} Application for Land Use Permits Alternative formats available t MAR 2 3 2006 K.C. 0.0.E.S. Date Received: Stam DO-NOTW.ffl!ABdVE fA.HH!iJvib.ER I (We) request the following permit(s) or approval(s): 0 D D D D 0 D D D D D D D D D 0 Building Permit 0 Clearing & Grading Permit D Temporary Use Permit D Binding Site Plan D Site Development Permit O Boundary Line Adjustment 0 Short Subdivision 0 Formal Subdivision 0 Urban Planned Development !J Plat Alteration D Plat Vacation D Road Variance 0 Drainage Variance or Adjustment 0 Right-of-Way Use Permit 0 Shoreline Exemption D Critical Areas Alteration Exception 0 Linear D Non-linear Shoreline Substantial Development Permit Shoreline Conditional Use Permit Shoreline Variance Shoreline Redesignation Zoning Variance Conditional Use Permit Reuse of Public Schools Special Use Permit Zone Reclassification Site Specific Comprehensive Plan Amendment P-Suffix Amendment Special District Overlay Removal Reasonable Use Exception Public Agency & Utility Exception Period Review for Mining Sites MI c.ll.g.e. l f.eU..£Y' born , b€ing duly sworn, state that I am the owner or (prtnt name) officer of the corporation owning property described in the legal description filed with this application and that ! have reviewed the rules and regulations of the Department of Development and Environmental Ser.;ices (ODES) regarding the preparation and filing of this application and that al! statements, answers and information submitted with this application are in all respects true, accurate and complete to the best of my knowledge and belief. During the review of this application, it may be necessary for ODES staff to make one or more site visits. By signing this application form, you are giving permission for these visits. If it is rental property, the owner hereby agrees to notify tenants of possible site visits. ~· ~ M,t..lA.Ae.L :Ee.«Hvbo<r'.l ~~)-· printed name ignature 3 5" D 2. "13 N C.,T. N i,,J Nf • .::r. F. Ho 1,'b(N(,,lj, tJJ<.. ' mailing address corporation or company name Av,.0w 'I ioo I 12-$'3 • ~5'1-9, '17 city state zip telephone If applicable, state below, the name, address and telephone number of the authorized applicant for this application as stmwn on the Certification and Transfer of App!icallon Status form filed with this application Name mailing address Telephone city state zip Application for Land Use Pem1i1sLglFORM 2/04/05 Page 1 of2 • / ' ",,. --------------------------------------- For Formal Subdivisions only: WfU::lA,\J S0Bt>1V\S\ON Name of Subdivision :P..c ,Fie, GicoµAT1c Scev1ccs, /oc., Registered Land Surveyor Engineer M, :r. F. /.lo 1-t>1N~, INC. Developer Land Surveyor's Certification I hereby certify that the accompanying p!al has been inspected by me and conforms to all rules and regulations of the platting resolution and standards for &.a [liLLl,•,lil:.t) R~f'I{~&/ Name (d.(1$ 31(1'7 tl S-,-SW Su,-r,;?xY+ Address and Zip ' Telephone Number t'M'J:J, Tu-rHE/J WAY Ali lirrfJC LL, ~VA qro 1 1 Address and Zip MI cJ14L{ f..eu.e( hof'() Name Address and Zip <'Z-~3-~S~ -'1C. 'i7 Telephone Number Land Surveyor Saal :::'"~ Date &.?'.-~ The fees for the application will be paid: deposit at submittal and remainder to be paid upon receipt of fee estimate deposit at submittal and remainder through a monthly installment plan (maximum of 9 months) Note: Application forms and submittal requirements are subject to revision without notice. Check out the DDES Web site at www.metrokc.gov/ddes Ap[Jlic:ation for Lilnd \Jse PermitsLglFORM k;·app·luper.pd! :?104105 Page2 of 2 ® King County Department of Development and Environmental Services 900 Oakesdale Avenue Southwest Certification ofX.AMl Applicant Status Renton, Washington 98055-1219 206-296-6600 TIY 206-296-7217 For alternate formats, call 206-296-6600. Permit Number: Activity Number: LO w Pooo9 Permit Name: FOR INDIVIDUALS: I,--------------------(print name), hereby certify that I am the/an owner of the property which is the subject of this permit. If I am not the sole owner of the property, I certify that I am authorized to represent all other owners of the property. My mailing address is: I further certify that I am the "Applicant" for this permit and as such am financially responsible for all fees and will receive any refunds paid. I shall remain the "Applicant" for the duration of this permit unless I transfer mv "applicant" status in writing on a form provided by DOES. * Signature of Applicant Date Signed -OR- FOR CORPORATIONS/BUSINESS ASSOCIATIONS: I, M 1cJiae..( ::T. F'.eu ~v bcn'I P~ES (print name), hereby certify that I am an authorized agent of M · T. F. /i-01-:p 1/JC.-S, INC.. , a corporation or other business association authorized to do business in the State of Washington, which is the sole owner of the property that is the subject of this permit. If this corporation or business association is not the sole owner of the property, I certify that this corporation/business association is authorized to represent all other owners of the property. The mailing address of this corporation/business association is: M . .:r. F. f-tt/..-\)IN<',·S, INC., I, 13" ~TR££, N i,J I further certify that the above named corporation/business association is the "Applicant" for this permit and as such is financially responsible for all fees and will receive any refunds paid. This corporation/business association shall remain the "Applicant" for the duration of this permit unless it transfers its applicant status in writing on a form provided by DOES. · ~fuJ~-1~fl Sig ature of Applicant's Ag.frit Date Signed * By signing as the Applicant or the Applicant's Agent, I certify under penalty of perjury under the laws of the State of Washington that the information provided above is true and car.re~_, , r , ~-@ 10)~10~u\iJ@ n Certification of Applicant StatusFORM lc-cer-apstat.pdf 01/08/04 Lru MAR 2 3 2006 4 ge 1 of 2 K.C. O.D.E.S. • NOTICE TO APPLICANTS: By law, this department returns all engineering and other plans to the applicant. If, however, you wish to authorize the department to return engineering and other plans directly to the engineer, architect, or other consultant for the limited purpose of making corrections, please designate below: ----QJ I authorize this department to return plans directly to my consultant(s) for the limited purpose of making corrections as designated on this form. CONSULTANTS: Assr:ic,c-J:d.r [~ 322.. fstl~l{} wtl.j N"fi So-ti, t 1/ ,· It/A , 8' D ! , Check out the DDES Web site at www.metrokc.gov/ddes Certification of Applicant StatusFORM lc-cer-apstal.pdf 01/08104 Page 2 of 2 Fire District Receipt EXAMINER crl.f.rt.y Department of Development and Environmental Services 900 Oakesdale Avenue Renton, WA 98055·1219 Fire District# __ ®~'---- ' ) 0 ' Name of Project/ Proposal ____,~'---'L"---t,"'-" .-'---!-'-'\ /Yt--''-1,1_,___..\)...-.::.L_dc:._oc._·u/ ,'_.1/'-l'---~.::..c...\ C'I-'------),__ _____________ _ Location of Project/ Proposal ------'i_s' rL,JL--'---(_7_'-'-/ _/ (p_·_11_1 _ _,_A_,_VLt=------~J""'-''c~.-------------- (Address, parcel number, tax account number, legal description)* *One of these required for processing of application SEC____,,c'.:cAc....,)c.__ __ TWN _.:..._/?_ ___ _ RNG. -----"~"". ·c.::t'----'----KROLL PAGE _____ _ Name of Applicant _c__0_,l~J'_CF _ _,_Hc_:_. =--' 1:..::d:'...!;_.'._n-"09-1--· -----=·Jc:c..'-Cn:>c('_,_. ----------------- Address of Applicant _c3=.::::i_:c:c,,;;ic::_:__--'=-£)'----'S_7+,'--·-e_t_·._,_+_N~L_d _________________ _ Telephone Number _,'},'----'-'_)"'3'---~8_'.'_j_r:~l_·_· _cLJ~(.,,~C~'l~'l~----------------------- Description: Type of Project/ Proposal Check appropriate box(es) D Conditional Use D Unconditional Use D Apartment/ Multifamily D Commercial/ Industrial D Retail 0Duplex Ji, Subdivision D Short Subdivision / Short Plat D Planned Unit Development D School / Classroom D Residential: Single Family Re idence D Rezone D Other (describe) ;/, , IA::rt .S D Storz couplings required on Fire Hydrants Issuance of this receipt does not imply an approval. disapproval nor review of referenced project/ proposal. This receipt shall be valid for 30 days from date of signature. t!'· ~T)dtgo Title Distribution: White: Applicant (see below) Yellow: King County Building Services Division Pink: Fire District Note Applicant: at the time of application to ODES the white copy must be presented with project/ proposal submittal. 0178 (Rev. 11/02) Fire District: mail yellow copy to: King County Building Services Division 900 Oakesdale Avenue Renton, WA 98055-12~ n n i-iF·012@) I::, '," ;c I \•: LS D Attn: Fire Engineering D t= \.:::7 D " u f\J MAR 2 3 2006 K.C. 0.0.E.S. LOloPooo'1 ® 00\M\NER COP'1 King County Department of Development and Environmental Services Land Use Services Division Affidavit Concerriing Critical .A,r,~as camptiijnee 900 Oakesdale Avenue SW Renton, WA 98055-1219 206-296-6600 TTY-206-296-7217 For alternate formats, call 206-296-6600. STATE OF WASHINGTON ) ) ss COUNTY OF KING ) File Number: LotoP0009 Application Name: ---'/Vl'---'--=J---', F'--. _ __,/+'-'----'0:...:1..-=-l>:::..:.:I IJ=&S-=--<,....:t-=AJ'-C..-, _______ _ Project Location: The undersigned, being first duly sworn on oath deposes and says: 1. That the affiant is competent to be a witness herein; 2. That the affiant is the applicant for the above project; 3. That to the best of the affiant's knowledge the critical areas on the development proposal site have not been illegally altered; and 4. That the affiant has not previously been found to be in violation of critical areas regulations for any property in King County, or alternatively, that if there have been any violations, such violations have been/are being cured to the satisfaction of King County. ~!fl· Applicant Signature Date and Place (City and State) I certify under penalty of perjury under the laws of the State of Washington that the foregoing is true and correct. Check out the DDES Web site at www.metrokc.gov/ddeJ<. C. D. D. E. S. AffidavitSensitiveCriticalAreasCompliance lc-aff-sacomp.pdf 12/19/03 Page 1 of 1 King County Road Services Division Department of Transportation 201 South Jackson Street Seattle, WA 98104-3856 TYPE OF CERTIFICATE ~ORIGINAL 0 CONDITIONAL July 12, 2005 Certificate # 01788 File Number: 05-07-01-02 Expires: Julv 12, 2006 CERTIFICATE OF TRANSPORTATION CONCURRENCY D Specific conditions are described on the reverse side of this certificate. Pursuant to King County Code, Chapter 14. 70 as amended, this certificate confirms that the level of service standard used in the Transportation Concurrency Management program has been satisfied. IMPORTANT: This certificate does not guarantee a development permit. Other transportation improvements and mitigation will be required to comply with Intersection Standards, Mitigation Payment System, King County road standards, and/or safety needs. I. Applicant Name and Address: Michael Feuerborn, Dreamcraft Homes 215 E. Meeker, Kent, WA 98032 2. Property Location: a. Property Address: 18417116thAve. SE b. Development Name: c. Parcel Number: 3223059033 3. Type of Development Permit To Be Requested: Format Plat 4. Proposed Land Use: Single Family Residential 5. Zone Location and Reserved Units: a. Concurrency Zone: 796 Community Planning Area: Soos Creek i. Commercial Project -Total Square Feet: 0 ii. Multi-family-Number of Units: 0 iii. Single family -Number of Units: 26 6. This Certificate is subject to the following general conditions: a. This Certificate of Concurrency runs with the land and is transferable only to subsequent owners of the same property for the stated development, subject to the terms, conditions and expiration date listed herein. This Certificate of Concurrency is not transferable to any other property and has no commercial value. This Certificate Expires: July 12, 2006 unless you apply for the development permit described above, prior to that date. If this requirement is not met the King County Department of Transportation reserves the option to cancel your certificate and capacity reservation. When you apply for a development permit with King County's Department of Development and Environmental Services (DOES), bring this Certificate of Transportation Concurrency as part of the development application package. If you have any questions, please call (206) 263-4759. Linda Dougherty, Director, Road Services I)j,,....,,...,, Department of Transportation King County, Wash in gt on LOtt,PoooCJ R.· (("' ~ r \\J7f~ In\. l_c'.\::)lc;J ,j l.5l0 MAR 2 3 2006 L K.C. D.D.E.S. ® King County Department of Development and Environmental Services Land Use Services Division 900 Oakesdale Avenue Southwest Renton, Washington 98055-1219 206-296-6600 TIY 206-296-7217 Alternative formats available upon request c;::J ,-, i= • I \' 0 ,2 In\ 1sl0LS U ·:} Is~ MAR 2 3 2006 L Ol&>Pooo:, File Number K.C. D.D.E.S. (To be filled in by DDES) PRELIMINARY SUBDIVISION WORKSHEET RELATING TO DENSITY AND DIMENSIONS Several development regulations play a role in the creation of a subdivision within King County. Determining the allowable density, minimum density, and a lot width on a piece of property can be confusing. This worksheet will assist you in correctly applying specific portions of the code and will be used to determine if a proposed subdivision or short subdivision meets the density and dimensions provisions of the King County Zoning Code (Title 21A). This worksheet is designed to assist applicants and does not replace compliance with adopted local, state and federal laws. Pre-application conferences are required prior to submittal of a subdivision or short subdivision. These conferences help to clarify issues and answer questions. They may save you both time and money by eliminating delays resulting from requests for additional information and revisions. You may call 206-296-6600 to find out how to arrange for a pre-application conference. WorksheetPreparedBy: Ro3,ae _(12,e,'d 1 f.&. Date: 3-IS-QG, (PnntName) Subdivision Name: -~WILl!.,_ti::;.";,~L=-Y'Y)L.L.l...L:.Awt--.f=-_ __,,S,!..:ulL+-f>.i.,;lJ!.L..J)....l\L/ .1.( ::.S~t ~O:...iN-=----- Comprehensive Plan Land Use Designation: _ ........ lA,,_,_M....,_ _________ _ Zoning: _ ___,,fs_._--'g"---------------________ _ If more than one Comprehensive Plan Land Use designation or zone classification exists for the property, show the boundary between the land uses or zones and the area within each on the preliminary plat map. If a single lot is divided by a zone boundary, transferring density across zones on that lot may be permitted subject to the provisions of K.C.C. 21A.12.200. Please complete only the applicable portions of this form I. Site Area (K.C.C. 21A.06.1172) also see (K.C.C. 21A.12.080): Site area (in square feet) is the gross horizontal area of the project site, less submerged lands as defined by K.C.C. 21A.06. 1265, and less areas which are required to be dedicated on the perimeter of a project site for the public rights-of-way. + = __ -{!}-___ square feet in submerged land (any land below the ordinary high water mark-see K.C.C. 21A.06.825) _ ___,O"---square feet in perimeter rights-of-way which will be required to be dedicated __ e)-"'-----Total Check out the DDES Web site at www.metrokc.gov/ddes -a ... , ,..nd Dimension Calculations lc-cal-subden.pdf 12110103 Page 1 of 6 --------------- Calculation: 14 f , 0 D '6 Gross horizontal area of the project site • __ O~--Total submerged lands and rights-of-way 141,063'. Site area in square feet NOTE: To continue calculations. convert site area in square feet to acres by dividing by 43,560 Site area in acres NOTE: When calculating the site area for parcels in the RA Zone. if the site area should result in a fraction of an acre, the following shall apply: Fractions of .50 or above shall be rounded up to the next whole number and fractions below .50 shall be rounded down. Example: If the site area in acres is 19.5 acres (less the submerged land and less the area that is required to be dedicated on the perimeter of a project site for public right-of-way) the site area can be rounded up to 20 acres. No further rounding is allowed. (See K.C.C. 21A.12.080) II. Base Density (K.C.C. 21A.12.030 -.040 tables): The base density is determined by the zone designations(s) for the lot. __ CZ~--du/acre Ill. Allowable Dwelling Units and Rounding (K.C.C. 21A.12.070l: The base number of dwelling units is calculated by multiplying the site area by the base density in dwelling units per acre (from K.C.C. 21A.12.030 -.040 tables). 3. 2. '°' site area in acres (see Section 1.) X _ __,,Q.,___ base density (see Section II) = c9 5 . 1 :J... allowable dwelling units Except as noted below, when calculations result in a fraction, the fraction is rounded to the nearest whole number as follows: A. Fractions of .50 or above shall be rounded up; and B. Fractions below .50 shall be rounded down. NOTE: For parcels in the RA Zone, no rounding is allowed when calculating the allowable number of dwelling units. For example. if the caicuiation of the number of dwelling units equaled 2.75, the result would be 2 dwelling units. Rounding up to 3 is not allowed. (See K.C.C. 21A.12.070(E)). IV. Required On-site Recreation Space (K.C.C. 21A.14.180): This section must be completed only if the proposal is a residential development if more than four dwelling units in the UR and R zones, stand-alone townhouses in the NB zone on property designated Commercial Outside of Center if more than four units. or any mixed use development if more than four units. Recreation space must be computed by Check out the ODES Web site at www.metrokc.gov/ddes Subdivision Density and Dimension Calculations lc-ca~subden.pdf 12/10/03 Page 2 of 6 multiplying the recreation space requirement per unit type by the proposed number of such dwelling units (K.C.C. 21A.14.180). Note: King County has the discretion to accept a fee in lieu of all or a portion of the required recreation space per K.C.C. 21A.14.185. Apartments and town houses developed at a density greater than eight units per acre, and mixed use must provide recreational space as follows: 90 square feet X ___ proposed number of studio and one bedroom units 170 square feet X proposed number of two bedroom units + 170 square feet X proposed number of three or more bedroom units + Recreation space requirement = Residential subdivisions, townhouses and apartments developed at a density of eight units or less per acre must provide recreational space as follows: 390 square feet X '9. S"" proposed number of units = 1,750 I Mobile home parks shall provide recreational space as follows: 260 square feet X ___ proposed number of units = V. Net Buildable Area (K.C.C. 21A.06.797): This section is used for computing minimum density and must be completed only if the site is located in the R-4 through R-48 zones and designated Urban by the King County Comprehensive Plan. The net buildable area is the site area (see Section I) less the following areas: areas within a project site which are required to be dedicated for public rights-of-way in ----excess of sixty (60') of width + 11 i SJ.. sensitive areas and their buffers, to the extent they are required by King County to 1 remain undeveloped + -E9-areas required for above ground stormwater control facilities including, but not limited to, retention/detention ponds, biofiltration swales and setbacks from such ponds and swales + (q .t '3 7 areas required by King County to be dedicated or reserved as on-site recreation areas. ' [i)educt area within stormwater control facility if requesting recreation space credit as allowed by K.C.C. 21A.14.180 (see Section IV) + regional utility corridors, and + other areas, excluding setbacks, required by King County to remain undeveloped = .;). J 1 '7 'l + Total reductions Calculation: /41 , {J Cl g site area in square feet (see Section1) • -~ Total reductions = 1.1_!1,..3...1. Net buildable area in square feet NOTE: convert site area is square feet to acres by dividing by 43,560 = ;J, 7 4 Net buildable area in acres Check out the DOES Web site at www.metrokc.gov/ddes Subdivision Density and Dimension Calculations lc-cal,subden.pdf 12/10/03 Page 3 of6 + + + + + + + = = VI. Minimum Urban Residential Density (K.C.C. 21A.12.060): The minimum density requirement applies only to the R-4 through R-48 zones. Minimum density is determined by multiplying the base density in dwelling units per acre (see Section II) by the net buildable area of the site in acres (see Section V) and then multiplying the resulting product by the minimum density percentage from the K.C.C. 21A.12.030 table. The minimum density requirements may be phased or waived by King County in certain cases. (See K.C.C. 21A.12.060.) Also, the minimum density requirement does not apply to properties zoned R-4 located within the rural town of Fall City. (See K.C.C. 21A.12.030(B)12.) Calculation: '? base density in du/ac {see Section II) X :J ,] '{ Net buildable area in acres (see Section V) = al/, Cf:) X minimum density% set forth in K.C.C. 21A.12.030 or as adjusted in Section VII ( 8'5°/) = / 'i?:', t., 3 minimum dwelling units required f • VII. Minimum Density Adjustments for Moderate Slopes {K.C.C. 21A.12.087): Residential developments in the R-4, R-6 and R-8 zones may modify the minimum density factor in K.C.C. 21A.12.030 based on the weighted average slope of the net buildable area of the site (see Section V). To determine the weighted average slope, a topographic survey is required to calculate the net buildable area(s) within each of the following slope increments and then multiplying the number of square feet in each slope increment by the median slope value of each slope increment as follows: ----sq. ft 0-5% slope increment X 2.5% median slope value = ----sq. ft 5-10% slope increment X 7.5% median slope value= + -----sq. ft 10-15% slope increment X 12.5% median slope value= ----+ ---------sq. ft 15-20% slope increment X 17.5% median slope value= + -----sq. ft 20-25% slope increment X 22.5% median slope value= ----+ -----sq. ft 25-30% slope increment X 27.5% median slope value= ----+ ---------sq. ft 30-35% slope increment X 32.5% median slope value = + -----sq. ft 35-40% slope increment X 37.5% median slope value = ----+ ----- ----Total square feet -----Total square feet in net buildable area adjusted for slope Calculation: ____ total square feet adjusted for slope divided by total square feet in net buildable area ----weighted average slope of net buildable area ----% (Note: multiply by 100 to convert to percent -round up to nearest whole percent) Use the table below to determine the minimum density factor. This density is substituted for the minimum density factor in K.C.C. 21A.12.030 table when calculating the minimum density as shown in Section VI of this worksheet. Weighted Average Slope of Net Minimum Density Factor Buildable Area/sl of Site: 0% --less than 5% 85% 5% --less than 15% 83%, less 1.5% each 1 % of averaqe slope in excess of 5% 15% --less than 40% 66%, less 2.0% for each 1 % of averaqe slope in excess of 15% Check out the DDES Web site at www.metrokc.gov/ddes Subdivision Density and Dimension Calculations lc-cal-subden.pdf 12/10/03 Page 4 of6 + + + + + + + EXAMPLE CALCULATION FOR MINIMUM DENSITY ADJUSTMENTS FOR MODERATE SLOPES: sq. ft 0-5% slope increment X 2.5% median slope value = 10,000 sq. ft 5-10% slope increment X 7.5% median slope value= 750 + 20,000 sq. ft 10-15% slope increment X 12.5% median slope value= 2,500 + sq. ft 15-20% slope increment X 17.5% median slope value = + sq. ft 20-25% slope increment X 22.5% median slope value= + sq. ft 25-30% slope increment X 27.5% median slope value= + sq. ft 30-35% slope increment X 32.5% median slope value= + sq. ft. 35-40% slope increment X 37.5 % median slope value = ~~=----+ ~~c_:__-Total square feet 3,250 Total square feet 30,000 in net buildable area adjusted for slope 3,250 Total square feet adjusted for slope divided by 30,000 Total square feet in net buildable area = . 108333 Weighted average slope of net buildable area = 11 % (Note: multiply by 100 to convert to percent -round up to nearest whole percent) Using the table above, an 11 % weighted average slope of net buildable area falls within the 5% --less than 15% range which has a minimum density factor of 83%, less 1.5% for each 1 % of average slope in excess of 5%. Since 11 % is 6% above 5%, multiply 6 times 1.5 which would equal 9%. Subtract 9% from 83% for an adjusted minimum density factor of 74%. This replaces the minimum density factor in K.C.C. 21A.12.030 table. VIII. Maximum Dwelling Units Allowed (K.C.C. 21A.12.030 -.040): This section should be completed only if the proposal includes application of residential density incentives (K.C.C. 21A.34) or transfer of density rights (K.C.C. 21A.37). Maximum density is calculated by adding the bonus or transfer units authorized to the base units calculated in Section Ill of this worksheet. The maximum density permitted through residential density incentives is 150 percent of the base density (see Section II) of the underlying zoning of the development or 200 percent of the base density for proposals with 100 percent affordable units. The maximum density permitted through transfer of density rights is 150 percent of the base density (see Section II) of the underlying zoning of the development. ____ base density in dwelling units per acre see (Section II) X 150% = maximum density maximum density in dwelling units per acre X site area in acres = ----maximum dwelling units allowed utilizing density incentives (K.C.C. 21A.34) ____ base density in dwelling units per acre (see Section II) X 200% = maximum density maximum density in dwelling units per acre X site area in acres = --~-maximum dwelling units allowed utilizing density incentives with 100 percent affordable units (K.C.C. 21A.34) ____ base density in dwelling units per acre (see Section II) X 150% = maximum density ____ maximum density in dwelling units per acre X site area in acres = maximum dwelling units allowed utilizing density transfers (K.C.C. 21A.37) Calculation: + + _____ base allowable dwelling units calculated in Section Ill _____ bonus units authorized by K.C.C. 21A.34 transfer units authorized by K.C.C. 21A.37 total dwelling units (cannot exceed maximum calculated above) Check out the DOES Web site at www.metrokc.gov/ddes Subdivision Density and Dimension Calculations lc-ca~subden.pdf 12/10/03 Page 5 of6 \ •. IX. Minimum Lot Area For Construction (K.C.C. 21A.12.100): Except as provided for nonconformances in K.C.C. 21A.32: A. In the UR and R zones, no construction shall be permitted on a lot that contains an area of less than 2,500 square feet or that does not comply with the applicable minimum lot width, except for townhouse developments, zero- lot-line subdivisions, or lots created prior to February 2, 1995, in a recorded subdivision or short subdivision which complied with applicable laws, and; B. In the A, F, or RA Zones: 1. Construction shall not be permitted on a lot containing less than 5,000 square feet; and 2. Construction shall be limited to one dwelling unit and residential accessory uses for lots containing greater than 5,000 square feet, but less than 12,500 square feet. (K.C.C. 21A.12. 100) X. Lot Width (K.C.C. 21A.12.050(Bll: Lot widths shall be measured by scaling a circle of the applicable diameter within the boundaries of the lot as shown below, provided than an access easement shall not be included within the circle. (See K.C.C. 21A.12.050). I I Lot Width Circle I I • -• ·-·-·-·-·-·-·-·-·-·i·-·-·-·---·~ Lot Width Measurement Check out the ODES Web site at www.metrokc.gov/ddes Subdivision Density and Dimension Calculations lc-cal-subden.pdf 12110/03 Page 6 of6 This certificate provides information necessary to evaluate development proposals. Certificate : 4 726 soos CREEK w ATER AND SEWER DISTruc?AMINER COPY CERTIFICATE OF SEWER AVAILABILITY Type: Prelimin~ry Plat or PUD Applicant's Name: MJF Holdings Inc Proposed Use: 25 Single Family Residences Location: Lot: 33 Block: Development: STR 32 23 5 Parcel: 322305 9033 Information: Address: 18417 116ffl!fVE SE, RENTON ( Attach map & Legal description if necessary ) SEWER PURVEYOR INFORMATION 1. a D Sewer service will be provided by service connection only to an existing sewer main Null feet from the site and the sewer system has the capacity to serve the proposed area. b ~ Other (describe): Sewer service to the proposed plat will require the installation of onsite sanitary sewer main, connecting to existing sewer located at the northwest property line as shown on the attached layout. Relocation of the existing sewer main in I 16th Ave SE may be required due to frontage improvement requirements. Final sewer layout and requirements will be determined based on final site development plan, road, street and storm. All plans must be approved by and meet the requirements ofKCWTD and Soos Creek Water and Sewer District. 2. • ~ The sewer system is in conformance with a County approveds"ewifr'cornprehensive plan. b D The sewer system improvement will require a sewer comprehensive plan amendment. 3. , ~ 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. b D Annexation or Boundary Review Board approval will be necessary to provide service. 4. Service is subject to the following: a ~ Connection Charge: Yes b ~ Easement (s): c ~ Other: Onsite easements required. fo) ~ce~u 1E@@ lfu MAR 2 3 2006 . See item 1 b above and conditions below. K.C. o.o.E.S. Service is subject tot.lie applicants agreement to CQmp!y 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 it's facilities will be extended or otherwise modified to make such s-ervice 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 sewer purveyor information is true. This certification shall be valid for one year from date of signature. SOOS CREEK WATER & SEWER DISTRICT ~gencyName Supervisor, Development Administration Title Sooa Creek Water & Sewer District 'rptAvai!Sing\eParcelAddSi:wer" 216/96 Alice R Marshall 3/9/20~ ------Signatory Name Date LolPPooo~ ,,,..c • l ,., ~ -~ ' 9 • z 11~e· ... , E,IC • .sw& . I Hlfl fl/J HAY ,.aEIVJ TO '5E @ TR. "8" I ECATl!A TO 2 1 JT""n:eET ~i STOfU.1 l! ' ~ ,,.,,.rz._ "' @ 2/ I ~ ~ r l! ~ ''@ -11' 100.42' ......... 1ll.1.3' ULJD 55 BOUNDA ; ~ i , ~"1" ll a I ' -, ,, ..... ~ ,,#' >· ' ~ • @ ,.,_,.,. ALT. SVC. •• >N HILL ,. This certificate provides information necessary to evaluate development proposals. EXAMINER COPY Certificate : 3994 SOOS CREEK WATER AND SEWER DISTRICT CERTIFICATE OF WATER AVAILABILITY Type: Prelil)linary Plat or PUD : Applicant's Name: MJF Holdings Inc Proposed Use: 25 Single Family Residences Location: Lot: 33 Block: Development: STR 32 23 5 Parcel: 322305 9033 . ,Mld~ss: .· NMi7·M6'm AVE . .SE .. ,RENTON . ' . ' . . Information: WATER PURVEYOR INFORMATION 1. a ·D Water will be provided by service connection only to an existing Null inch water main, Null feet from the site. 2. 3. 4. And/Other b ~ Water service will require an improvemnt to the water system of: a ~ b D a ~ b D a~ Water service to the proposed plat will require the installation ofonsite water main, connecting to the existing water main in ! 16th Ave SE and looping through the plalas shown on the attached layout. Final water layout and requirements will be determined based on final site development plans. All plans must be approved by the KC Fire Marshal and Soos Creek Water and Sewer District. The water system is in conformance with a County approved water comprehensive plan. The water system improvement will require a water comprehensive plan amendment. 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. Annexation or Boundary Review Board approval will be necessary to provide service. 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 tire hydrant 110 feet from the building/property ( or as marked on the attached map): Rate of Flow: 1,000 gpm Duration: 2 hours b [J Water systems is not capable of providing fire flow. Cross Connection Control devices must be in conformance with state laws. Service is subject tcrthe applicants agreement to comply and perform to make such installation and/or cotifiections to the standards, regulations; requirements and eenditions·ofthl&-District and such other agency or agencies having jurisdiction. This District is not representing that it's 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 is true. This certification shall be valid for one year from date of signature. Alice R Marshall 3/9/2001,:, SOOS CREEK WATER & SEWER DISTRICT Agency Name Supervisor, Development Administration Title Signatory Name Date ~,#..tl2 3/t_(pp Soos CrtekWater & Si:wer District "rptAvailSingJcPart(:JAddWater" 1J6196 ID} ~©~~\~~[Q) ln} MAR 2 3 2006 LolPPooc9 K.C. D.D.E.S. "'·" 8 22 g 0220 &5.o.,· 3 \12..ii' 10~· 1-6'" DCD 8ACl(Fl0W PREVEN110N ASSY. IN 10' ESMT. -4-4'-e"~ :LD 1-5~'"R-I ASSY. ""IN rn-· 'MDE ~T I l" ltt (M""'1) 24' -• ,v (fuNJ) • DI O" GV (M-J) -e• OI "Mil DI IJ g_[[I,£ ,• DI <G"REll, (MJ,MJ) ,. Of DC VAULT (MJxMJ) .,. 12.111.2! i J, I ULID 16 BOUNDA!sY \_l-i>C 6 5 4 #' ~ ;~ t i ~ ,. 4 4•r.H. • ,s,.P ,,.., 88J.!'o!!' .s-rrz _ , ,, .. H4"x10"ltE (fuNJ) 2-1 o·ov (FtxMJ) 1-10• RED. (FlxMJ) ¥€ST 3 76.06' ~ . 0,10 .,,~t!' @) 71!1.U' 302.ftt5:I: FUTCl~E 12." hJ: &.vT~\t° HA-8J ~ ~ g .,. ii g ,, t /4.2· I I I I f I I ' 0 FRANKLIN ADDITION CONTRACtoR I SCOTTY SUPPUER : 'l'ESlEA ~· w~ :, ?.: ~ l• ~ ~ ~ ' LO I M UTIUTIE MUELL£ MUEUE US & F N EB I M M 3: Cl) 12~ Fl 12" ND F\. 'f~ ~ x8 • '?i. I Ot '"" "ICS 'c,,oss,H r-·a~. "ff· PExH 4• CV, 1-1 4"PW~E3" J ENVIRONMENTAL CHECKLIST A. BACKGROUND 1. Name of proposed project, if applicable: Welman Subdivision 2. Name of applicant: Dreamcraft Homes 3. Address and phone number of applicant and contact person: Applicant: Contact: Mr. Michael Feuerborn Dreamcraft Homes 215 East Meeker Street Kent, WA 98032 Roger Cecil, P.E. Site Development Associates, LLC 18322 Bothell Way NE Bothell, WA 98011 (425) 486-6533 4. Date checklist prepared: February 22, 2006 5. Agency requesting checklist: King County 6. Proposed timing or schedule (including phasing, if applicable): Site development and recording of final plat will be completed within 5 years of preliminary plat approval. There is no phasing planned for the project at this time. 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. No. 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. A Wetland Mitigation Report was prepared by Headwaters Environmental Consulting, Inc. 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. EXAMINER COPY No. [m [2;©~1W1~[ID MAR 2 3 2006 SDA Job No. I 36-005-05 Page I of 14 R:\projects\136 (Dreamcraft)\005--05 (We\man)\Documents\ Welman_ SEP A.doc K.C. D.D.E.S Welman Subd1vis1on • Renton, WA 98058 Parcel No. 3223059033 10. List any government approvals or permits that will be needed for your proposal, if known. Preliminary and Final Plat Approvals through King County Grading Permits SEP A Approval Building permits 11. Give a brief, complete description of your proposal, including the proposed uses and the size of the project and site. The proposed project will subdivide the 3.24 acre site into 25 single-family housing lots. In addition to the roadways, the proposed project will include all utilities and other improvements necessary to accommodate the new lots. All of these lots will gain access from a newly constructed public road that runs through the subdivision, 116h Ave SE. 12. Location of the proposal, including street address, if any, and section, township and range; legal description; site plan; vicinity map; and topographical map, if reasonably available: The 3.24 acre project site is located at 18417 l 16'h Avenue SE, Renton in unincorporated King County. The tax parcels number is 3223059033. The legal description is 322305 33 E 383 FT OF NY, OF NEY, OF SEY.. LESS S 300 FT LESS CO RD TGW C/M RGTS IN S 300 FT OF N Y, OF NE Y.. OF SE Y... B. ENVIRONMENTAL ELEMENTS 1. Earth a. General description of the site (underline one): Flat, rolling, hilly, steep slopes, mountainous, other: b. What is the steepest slope on the site (approximate percent slope)? Approximately I 0% c. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? Specify the classification of agricultural soils and note any prime farmland. The soils on the site are predominantly Ground Moraine Deposits (Qgt). d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. SDA Job No. 136-005-05 Page 2 of 14 No. R:\Projccts\ 136 (Dreamcraft)\005-05 (Welman)\Documents\ Welman_ SEPA.doc Welman Subdivision Renton, WA 98058 Parcel No. 3223059033 2. Air e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. The proposal anticipates minimal earthwork. Efforts will be made to balance the site, therefore no off-site materials will be imported. f. Could erosion occur as a result of clearing, construction or use? If so, generally describe. Erosion potential will be increased during the site improvement construction due to the clearing and grading activities but should be minimal due to the flat grade of the site. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt, concrete or buildings)? Maximum Lot coverage is 75% (total site coverage including roads, homes, etc is 2.5 acres-approximately 75% of the site) h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: In order to protect the downstream conditions from sediments, several erosion control Best Management Practices (BMP's) from the King County Surface Water Design Manual will be utilized. During and after grading, and during house construction, the site will be stabilized with appropriate BMP's consisting of silt fencing, mulching and hydroseeding. Additional erosion control measures by individual builders are recommended during construction of houses. These should include installation of a silt fence at the roadside, placing a bed of builder's sand between the house and the street, and covering stockpiles. 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. Dust and automobile emissions to the air will result from the site construction. This would be temporary. b. Are there any off-site sources of emissions or odor that may affect your proposal? If so, generally describe. No. SDA Job No 136-005-05 Page 3 of 14 Welman Subdivision Renton, WA 98058 Parcel No. 3223059033 R:\Projects\136 (Dreamcraft)\005--05 (Welman )\Documents\ Welman_ SEP A.doc c. Proposed measures to reduce or coutrol emissions or other impacts to air, if any: Measures to control dust will be implemented during construction. 3. Water a. Surface 1. Is there any surface water body on or in the immediate vicinity of the site (including year-round and seasonal streams, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. There is a wetland located on the project site. A wetland report, completed in February 2006 by Headwaters Environmental Consulting, indicates that a 2,316 square foot Category 4 Wetland is present on the site. 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. A portion of the on-site wetland would be filled in order to provide access to the site. On-site mitigation would be provided in accordance with King County Sensitive Areas Regulations. The mitigation goals are to create forested wetland and enhance existing wetland and buffer areas. Please see the Wetland Mitigation Report by Headwaters Environmental Consulting, February 15th, 2006 for more details. 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. The area of wetland that would be affected is approximately 1,122 square feet. The buffer would be reduced from 50 feet to 25 feet in accordance with the King County Code. For the mitigation ratios and rationale, please see the Wetland Mitigation Report by Headwaters Environmental Consulting, February 15th, 2006. 4. Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. No. SDA Job No. 136-005-05 Page 4 of 14 R:\Projects\ 136 (Dreamcraft)\005-05 (Welman)\Documcnts\Welman _ SEP A.doc Welman Subdivision Renton, WA 98058 Parcel No. 3223059033 5. Does the proposal lie within a 100-year floodplain? 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. Groundwater 1. Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities if known. No. 2. Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage; industrial, containing the following chemicals ... ; agricultural; etc.). Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve. Not Applicable. 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 the water flow? Will this water flow into other waters? If so, describe. The majority of the site drains towards the northwest to a swale classified as a Class 4 wetland, located near the western boundary of the site. These wetlands flow offsite to the west where they drain into the enclosed drainage system for the Emerald Glen Plat. This system conveys southwest down SE 185th Place, then south down I 14th Avenue SE. Runoff then turns west and enters a detention pond constructed as part of the Emerald Glen Plat. After leaving the detention pond runoff travels via overland flow through several private properties before heading north along I 12th Avenue. 2. Could waste materials enter ground or surface waters"? If so, generally describe. Oil and grease from neighborhood vehicles, along with lawn fertilizers could be introduced to the storm collection system via runoff. SDA Job No. 136-005-05 Page 5 of 14 R:\.Projects\ l 36 (Dreamcraft)\005-05 (Welman)\Documents\ Welman_ SEP A doc Welman Subdivision Renton, WA 98058 Parcel No. 3223059033 d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: None. 4. Plants a. Check or circle types of vegetation found on the site: deciduous trees: alder, maple, aspen, other: cottonwood, Lombardi poplar evergreen trees: fir, cedar, pine, other shrubs: native undergrowth, salmonbeny, Himalayan blackbeny grass: present pasture: present wet soil plants: cattail, buttercup, skunk cabbage, other: red-osier dogwood, red alder, black cottonwood, Kentucky bluegrass, velvet grass, red fescue water plants: water lily, eelgrass, milfoil, other other types of vegetation b. What kind and amount of vegetation will be removed or altered? All of the grass on the site will be removed, but replaced with landscaping after construction of the homes. In addition, 52 trees will be removed and mitigated and six trees will be removed, but no replacement is required for these six trees. c. List threatened or endangered species known to be on or near the site. None. d. Describe proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: This is yet to be determined. SDA Job No. 136-005-05 Page 6 of 14 R:\Projects\136 (Dreamcraft)\005-05 (Welman)\Documents\ Welman_ S EPA.doc Welman Subdivisiun Renton, WA 98058 Parcel No. 3223059033 5. Animals a. Identify any birds and animals which have been observed on or near the site or are known to be on or near the site: invertebrates: insects, millipedes, centipedes, worms, other: fish: bass, salmon, trout, herring, shellfish, other: amphibians: frogs, salamanders, other: reptiles: snakes birds: hawk, heron, eagle, songbirds, other: mammals: deer, bear, elk, beaver, rodents, other: raccoon, coyote, rabbit fish: bass, salmon, trout, herring, shellfish, other: b. List any threatened or endangered species known to be on or near the site None. c. Is the site part of a migration route? If so, explain. No. d. Proposed measures to preserve or enhance wildlife, if any: None. 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 nsed for heating, manufacturing, etc. Electricity, natural gas, and wood stoves are potential sources of energy in the new homes, providing heat, power, and light. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. No. c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: All applicable building and energy codes will govern the construction of the new homes. SDA Job No. 136-005-05 Page 7 of 14 R:\Projects\136 (Dreamcraft)\005-05 (Welman )\Documents\ Welman_ SEP A.doc Welman Subdivision Renton, WA 98058 Parcel No. 3223059033 7. Environmental health a. Are there any environmental health hazards, including exposnre to toxic chemicals, risk of fire and explosion, spill, or hazardons waste, that could occur as a result of this proposal? If so, describe. No. 1. Describe special emergency services that might be required. None. 2. Proposed measures to reduce or control environmental health hazards, if any. None. b. Noise 1. What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? Traffic on 116th A venue SE. 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. In the short term, additional noise is expected during the construction of the project, due to construction. In the long term, additional noise from vehicle traffic is expected. 3. Proposed measures to reduce or control noise impacts, if any: None. 8. Land and shoreline use a. What is the current use of the site and adjacent properties? The project site and the properties to the north, west, and south are all zoned R-8. The property adjacent and to the west, known as Emerald Glen, was platted in 1996, and is fully built out. The properties to the south, along SE 186th Street, have been developed into single-family residential lots. To the north, there are some larger, undeveloped parcels. The properties to the east of I 16th Ave SE are zoned R-6, and are partially developed, with several homes on large parcels. SDA Job No. 136-005-05 Page 8 of 14 R:\Projccts\136 (Dreamcraft)\005-05 (Welman)\Documents\Welman_SEPA.doc Welman Subdivision Renton, WA 98058 Parcel No. 3223059033 b. Has the site been used for agriculture? If so describe. No. c. Describe any structures on the site. Currently, the site contains a garage, carport, and one single family residence. d. Will any structures be demolished? If so, which ones? All three structures will be demolished. e. What is the current zoning classification of the site? The site is currently zoned R-8. f. What is the current comprehensive plan designation of the site? King County Comprehensive Plan designates this site as Residential. 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. The existing Category 4 wetland is classified as an environmentally sensitive area. i. Approximately how many people would reside or work in the completed project? Given 25 lots, and assuming 2.5 people/lot, there would be approximately 63 people. j. Approximately how many people would the completed project displace? Given the one existing single family residence that will be demolished, and assuming 2.5 people/lot, there would be approximately 3 people displaced. k. Proposed measures to avoid or reduce displacement impacts, if any: Not Applicable SDA Job No. I 36-005-05 Page 9 of 14 R:\Projects\ 136 (Dreamcraft)\005-05 (Welman)\Documents\ Welman_ SEP A.doc Welman Subdivision Renton, WA 98058 Parcel No. 3223059033 I. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: 9. Housing The project will be in compliance with King County Code and other applicable regulations. a. Approximately how many units would be provided, if any? 25 new units would be provided. b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle or low-income housing. One existing unit would be eliminated. c. Proposed measures to reduce or control housing impacts, if any: None. 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 allowed height for buildings will be 35' (or 45' if building footprint on a slope greater than 15%), and they will most likely be sided with wood, stone, or composite materials. b. What views in the immediate vicinity would be altered or obstructed? None. c. Proposed measures to reduce or control aesthetic impacts, if any: None. 11. Light and glare a. What type of light or glare will the proposal produce? What time of day would it mainly occur? Light and glare would mainly occur during the night hours, including yard lights and vehicle headlights. SDA Job No. I 36-005-05 Page 10 of14 R:\Projects\136 (Dreamcraft)\005-05 (Welman)\Documents\ Welman_SEP A.doc Welman Subdivision Renton, WA 98058 Parcel No. 3223059033 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: Not Applicable 12. Recreation a. What designated and informal recreational opportunities are in the immediate vicinity? Boulevard Lane Park is less than half of a mile to the east of the proposed project site. Fairwood Golf and Country Club is located just 2.5 miles northeast of the project site and Gary Grant Soos Creek Park is located one mile south. b. Would the proposed project displace any existing recreational uses? If so, describe. No. c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: The open space tract in the project site will be designated as a recreational area, as required by King County. 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. No. b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. None. SDA Job No. 136-005-05 Page 11 ofl4 R:\Projects\136 (Dreamcraft)\005-05 (W clman)\Documents\ Welman_ SEP A.doc Welman Subdivision Renton, WA 98058 Parcel No. 3223059033 c. Proposed measures to reduce or control impacts, if any: None. 14. Transportation a. Identify public streets and highways serving the site, and describe proposed access to the existing street system. Show on-site plans, if any. Access to the site will be provided by I 16th Avenue SE. See preliminary plat map. b. Is site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? King County Metro Route 155 runs from Southcenter Mall to Fairwood and the closest transit stop to the project site is located 1 mile north at the intersection of 116"' Avenue SE and SE 168th Street. Also, Route 169 runs from the Renton Transit Center to Kent Station Transit Center and the nearest transit stop is located I mile northwest of the project site at the intersection of SE 176th Street and 108th Avenue SE. c. How many parking spaces would the completed project have? How many would the project eliminate? Given 25 lots, and 4 spaces per lot (2 in garage, 2 in driveway), there will be 100 proposed parking spaces. Approximately 4 existing parking spaces would be eliminated (I existing home to be removed with an estimate of 4 parking 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). Access to the proposed lots will be by means of a new public road that will run east-west along the north property line. This road will turn south and then east within the plat to serve all proposed lots. 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. This is yet to be determined. SDA Job No. 136-005-05 Page 12ofl4 R:\Projects\136 (Dreamcraft)\005-05 (Welman)\Documents\Welman_SEPA.doc Welman Subdivision Renton, WA 98058 Parcel No. 3223059033 g. Proposed measures to reduce or control transportation impacts, if any: None. 15. Public services a. Would the project result in an increased need for public services (for example: fire protection, police protection, health care, schools, recreation facilities, other)? If so, generally describe. None. b. Proposed measures to reduce or control direct impacts on public services, if any. None. 16. Utilities a. Underline utilities currently available at the site: electricity, natural gas, water, refuse service, telephone, sanitary sewer, septic system, other. b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. Electricity: Natural Gas: Water: Sewer: Telephone: SDA Job No. 136-005-05 Page 13 of 14 Puget Sound Energy Puget Sound Energy Soos Creek Water and Sewer District Soos Creek Water and Sewer District Comcast Cable / Qwest Communications R:\Projects\136 (Dreamcraft)\005-05 (W etman)\Documents\ Welman_ SEPA.doc Welman Subdivision Renton, WA 98058 Parcel No. 3223059033 C. SIGNATURE The above answers are true and complete to the best of my knowledge. I understand that the lead agency is rel on the to make its decision. Scott A. Mesic, P.E. Site Development Associates, LLC 18322 Bothell Way NE Bothell, WA 98011 (425) 486-6533 SDA Job No. 136-005-05 Page 14 ofl4 R:\Proj ects\ 136 (Dreamcraft)\005-05 (Welman)\Documents\ Welman_ SEP A.doc Welman Subdivision Renton, WA 98058 Parcel No. 3223059033 Michael J. Feuerborn M.J.F. Holdings, Inc 3502 'B' Street NW Auburn, WA 98001 tel: (253) 859-9697 (owner/ applicant) John Baskin 11419 SE 186th Street Renton, WA 98055 (party of record) Jennifer McCall Lozier Homes 1203 114th Avenue SE Bellevue, WA 98004 (party of record) Steve Bottheim, Supervisor CPLN LUSD MS OAK DE 0100 ' (party of record) Nick Gillen, Env Scientist CAS LUSD MS OAK DE 0100 ' (party of record) Steve Townsend, Supervisor LUIS LUSD MS OAK DE 0100 ' (party of record) Bruce Whittaker, Sr Engr ERS LUSD MS OAK DE 0100 ' (party of record) Lisa Dinsmore CPLN LUSD MS OAK DE 0100 ' (party of record) Updated: 11/05/08 PARTIES OF RECORD WELMAN PRELIMINARY PLAT LUA08-107, PP, ECF Roger Cecil Site Development Associates, LLC 10117 Main Street Bothell, WA 98011 tel: ( 425) 486-6533 (contact) Ron & Tammi Burroughs 11449 SE 185th Place Renton, WA 98055 (party of record) Bev Miller JayMarc Development 555 S Renton Village Place ste: #775 Renton, WA 98055 (party of record) Trishah Bull, PPMIII CPLN LUSD MS OAK DE 0100 ' (party of record) Shirely Goll, ASII CPLN LUSD MS OAK DE 0100 ' (party of record) Larry West, Env Scientist CAS LUSD MS OAK DE 0100 ' (party of record) Seattle KC Health Dept E Environ Health 14350 SE Eastgate Way Bellevue, WA 98007 (party of record) Jolin E Stubb 18418 116th Avenue SE Renton, WA 98058 tel: ( 425) 226-6058 (party of record) Mark & Mary Asman 11412 SE 184th Street Renton, WA 98055 (party of record) Patricia Clayton 11426 SE 186th Street Renton, WA 98055 (party of record) Chris Nepean PO Box 9852 Spokane, WA 99209-9852 (party of record) Kim Claussen, PPMIII CPLN LUSD MS OAK DE 0100 ' (party of record) Kris Langley, Sr Engr Traffic CPLN LUSD MS OAK DE 0100 ' (party of record) Kelly Whiting, KC DOT RD SERV DIV MS KSC TR 0231 ' (party of record) Arlene Mariano, PPM! CPNLN LUSD MS OAK DE 0100 ' (party of record) (Page 1 of 1) ® King County Department of Development and Environmental Services Land Use Services Division Notice of Application 900 Oakesdale Avenue Southwest Renton, Washington 98055-1219 Applicant: Michael Feuerborn MJF Holdings 3502 B Street NW Auburn, WA 98001 253-859-9697 File No.: L06P0009 -Welman Plat DDES Project Manager: Trishah Bull Telephone No.: 206-296-6758 e-mail: trishah.bull@metrokc gov (Type 3) Date Application Filed: March 23, 2006 Date Determined Complete: April 20, 2006 Project Location: The property is located at 18417 116th Avenue SE, approximately 150 feet north of the SE 1861 h Street and 1161" Avenue SE intersection. Project Description: Subdivision of approximately 3.24 acres into 25 lots for the development of single- family detached residences in the R-8 zone. The proposed lots range in size from approximately 3,000 to 4,000 square feet. Permits requested in this application: Formal subdivision Relevant environmental documents are available at the address below: Environmental checklist, drainage study, wetland reconnaissance Development regulations to be used for project mitigation, known at this time: KCC 21A, including critical area regulations, road standards and surface water design manual. Consistency with applicable County plans and regulations: This proposal will be reviewed for compliance with all applicable King County Codes, including those noted above Other permits not included in this application, known at this time: None A public hearing before the King County Hearing Examiner is required for this application. Notification of the public hearing date will occur approximately 30 days prior to the scheduled hearing date. The Department of Development and Environmental Services (ODES) will issue a report and recommendation to the Hearing Examiner two (2) weeks prior to the scheduled public hearing. Following the close of the public hearing, the Hearing Examiner will issue a written decision which may be appealed to the Metropolitan- King County Council. Details of the appeal process will be included in the notice of recommendation. Any person wishing additional information on this proposed project should contact the Project Manager at the address listed above. Written comments may also be submitted to ODES. You may review the application and any environmental documents or studies in our Renton office. NOTE: If you require this material in braille, audio cassette, or large print, please call 206-296-6600 (voice) or 206-296-7217 {TTY). Department of Development and Environmental Services Land Use Services Division 900 Oakesdale Avenue Southwest Renton, Washington 98055-1219 Date of Mailing: May 31, 2006 ------------===-------============================ Please send me notification of the public hearing and other official notices concerning this application. File No: L06P0009 -Welman Plat ( Please print ) Name: __________________________________ _ Address: --------------------------------- Te I e phone No.: -------- King County has received an application to develop property at the address listed above. You are receiving this notice because our records indicate that you own property within approximately 500 feet of the proposal. Type 3 NOA i i ,,. q (J] ' I 0 !:::: ... ·~~. ,~ --1!--:~. ·i~. . ..................... ~.0.,Q.fl ... ........... ........ ~:J,M .. i g_j . ...... , ........... to~ji:/. :c • ,:;@}". (,-_ : .......... ·:::.:,;:~:""j"p~'>'·~~~- ._..,,_ --~ PLAT MAP allill L06PQ_009 '.~t~Tl'I .,;1:,1£ _,sr (Ml~-Oii '.IR"TER1AL) ..... .'1, ~~) ,-.-' 108 ....... ,a it' ,I k; -~ 1 1,-r'""-r'~ ~~UJ r I l----' '.S K.C. o.o.E.S. J~: S§~Ifm6nfAss-OCicit8S.-ffC U) C) z z rn N '" z "on obi 11 " 0 King County Department of Development and Environmental Services. 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'•',L',·,. ~~~··~--~-~~6i~z12is /1, J, ,J,, I, II,,,, I ,I,, I, I,,,, 11,, I ,I,, ,/1 I, I,, I, I,, I, I»,, I, I I ® King County Department of Development and Environmental Services Land Use Services Division Notice of Application 900 Oakesdale Avenue Southwest Renton, Washington 98055-1219 Applicant: Michael Feuerborn MJF Holdings 3502 B Street NW Auburn, WA 98001 253-859-9697 File No.: L06P0009 -Welman Plat DOES Project Manager: Trishah Bull Telephone No.: 206-296-6758 e-mail: trishah.bull@metrokc.gov (Type 3) Date Application Filed: March 23, 2006 Date Determined Complete: April 20, 2006 Project Location: The property is located at 18417 116th Avenue SE, approximately 150 feet north of the SE 1861h Street and 1161h Avenue SE intersection. Project Description: Subdivision of approximately 3.24 acres into 25 lots for the development of single- family detached residences in the R-8 zone. The proposed lots range in size from approximately 3,000 to 4,000 square feet. Permits requested in this application: Formal subdivision Relevant environmental documents are available at the address below: Environmental checklist, drainage study, wetland reconnaissance Development regulations to be used for project mitigation, known at this time: KCC 21A, including critical area regulations, road standards and surface water design manual. Consistency with applicable County plans and regulations: This proposal will be reviewed for compliance with all applicable King County Codes, including those noted above Other permits not included in this application, known at this time: None A public hearing before the King County Hearing Examiner is required for this application. Notification of the public hearing date will occur approximately 30 days prior to the scheduled hearing date. The Department of Development and Environmental Services (ODES) will issue a report and recommendation to the Hearing Examiner two (2) weeks prior to the scheduled public hearing. Following the close of the public hearing, the Hearing Examiner will issue a written decision which may be appealed to the Metropolitan- King County Council. Details of the appeal process will be included in the notice of recommendation. Any person wishing additional information on this proposed project should contact the Project Manager at the address listed above. Written comments may also be submitted to ODES. You may review the application and any environmental documents or studies in our Renton office. NOTE: If you require this material in braille, audio cassette, or large print, please call 206-296-6600 (voice) or 206-296-7217 (TTY). Department of Development and Environmental Services Land Use Services Division 900 Oakesdale Avenue Southwest Renton, Washington 98055-1219 Date of Mailing: May 31, 2006 -----------------------============---============ Please send me notification of the public hearing and other official notices concerning this application. File No: L06P0009 -Welman Plat ( Please print) Name: _________________________________ _ Address: ________________________________ _ Telephone No.: _______ _ King County has received an application to develop property at the address listed above. You are receiving this notice because our records indicate that you own property within approximately 500 feet of the proposal. 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' • < ' ~ •,' ' ~l-,) :,; g .• (J) w = >-S2 = f-> = za: ~a ::JW ,..._ QlfJ "" (_) w ~ (9~ z __, :::E" 2G z ,-:r; I I I I ~' &I ij I I ' J Si~ r . } 0 ' 0 0 ~ I :;; i J l " 1 ,~- ' 9 ,, I ,':, •O ~ t ,, I ® King County Department of Development and Environmental Services Land Use Services Division Notice of Application 900 Oakesdale Avenue Southwest Renton, Washington 98055-1219 ; Applicant: Michael Feuerborn MJF·Holdings 3502 B Street NW Auburn, WA sa:oo1 253ca5$.9697 File No.: L06P0009-Welman Plat DOES ProiectManager; Trishah Bull Telephone No.: 206-296-6758 e-mail: trishah.bull@metrokc.gov (Type 3) Date Application Filed: March.23, 2006 Date Determined Complete: April 20, 2006 Project Location: The property is located .it 18417 1161h Avenue SE, approximately 150 feet north of the SE 1861h Street and 1161h Avenue SE intersection. Project Description: Subdivision of approximately 3.24 acres into 25 lots for the development of single- family detached residences in the R-8 zone. The proposed Jots range in size from approximately 3,000 to 4,000 square feet. Permit& r!!quested in this application: Formal subdivision Relevantenvironmental documents are available at.the. address below; Environmental checklist, drainage study, wetland reconnaissance Development regulations to be used for project mitigation, known at this time: KCC 21A, including critical area regulations, road standards and surface. water design manual. Consistencywith applicable County plans and regulations; This proposal will be reviewed for compliance with all appl.icable King County Codes, including those noted above Gtber.;permits not included in this application, known at this time; None A public hearing before the King County Hearing Examiner is required for this application. Notification of the public hearing date will occur approximately 30 days prior to the scheduled hearing date. The Department of Development and Environmental Services (ODES) will issue a report and recommendation to the Hearing Examiner two (2) weeks prior to the scheduled public hearing. Following the close of the public hearing, the Hearing Examiner will issue a written decision which may be appealed to the Metropolitan- King County Council. Details of the appeal process will be included in the notice of recommendation. Any person wishing additional information on this proposed project should contact the Project Manager at the address listed above. Written comments may also be submitted to ODES. You may review the application and any environmental documents or studies in our Renton office. NOTE: If you require this material in braille, audio cassette, or large print, please call 206-296-6600 (voice) or 206-296-7217 (TIY). Department of Development and Environmental Services Land Use Services Division 900 Oakesdale Avenue Southwest Renton, Washington 98055-1219 Date of Mailing; May 31, 2006 Please send me notification of the public hearing and other official notices concerning this application. File Ncr L06P0009 -Welman Plat ( Please print ) Name:_'---------------------------------- Address:. ________________________________ _ Telephone No.: _______ _ King County has received an application to develop property at the address listed above. You are receiving this notice because our records indicate that you own property within approximately 500 feet of the proposal. Type 3 NOA / ")·i=--..~=--; ~~:--t-=-.. ......................... .1Q~\-.~:.,< )®"'.' .......... ::;,-'·····whc· -:..t_-/ _j~ (_/) ' I 0 ----·'"" ---'·"'"' --"'"' -----Q•\O -~ -""'' ---U','' ---C···-, '"" > ~ .... I !mil :;;;~! ! ~" ' 1:!i ~! ' S\i~t~ ~ ;,,!" rd "'ii i11~ j'iil m,~~e: .iii . f~ I -,,1r i -j\, " C iliiJ i : g ~r,.-::2:l ~ ~.i: ·~, ·p .. ~,w§ ~ iu; 1-1i. ," -~~ d~t • • ,!i'i .. :.~ ~~~, 11 ;1: ~S-~~ ~~;~~ 1i ti z mj m ' ','_.; i ~ ~ i I ! j I i ' ~ ij • ~ s We I m a n ,;;;~_., ,.m .. Su bdl·v·,s,·on ""' ,., .. ,'" Auburn, W~ 9nD55 r----'===-'=-'--'-'.o'-'-'='.-'-'----_jTol. :1.M.a59,9~~7 PRELIMINARY """· 25 J.S5U 208 PLAT MAP Rogec J Co9! P f Conil>d L06P0909 JA.c&'H" .~,4!';f£ .5$E: .. (MINOR·-~IALf"---.. -----.,,. ' ,1· I a ~~{ ~ ~'"' z ili• ;! d~ r c; ~~ :e- ~"1 2 ~~ ~ ,, zl "§ t~ '" ?,/> K.C. O.D.E,S, Blllli S1te 08V8iopmeri1 Associates, ·uc i=-WGYM!:-~ 9111011 ·om;;.·~~-425-~ -~---;;; U) 0 :z z en (/) en " <. ® King County Department of Development and Environmental Services CAK-DE-0100 900 Oakesdale Avenue Southwest Renton, WA 98055 9117000020/L06P0009 ZEMANEK GREGG 11448 SE 18GTH ST RENTON WA 98055 ·-· -· -·--·--' --· ... : ;.:. ·r -~ ·-· 980.5 5,: ;1 ':219 • • 1·"' (.<i ( --/1. Ill;'-~~%.,'--. __ ,u:t+if/;-•Oll•'illu\4;,;.,.':','l,\ • ...... ///1 ---..... """'" !.~i1"""""~'t;;w'tttlll)ll~,·~~,,,.:w=11w" ,·,.,1~,t~,~·· 3 :1. i''•'i' !\ ~"( ,:.u(.r(; F-··r ... , 2 ~r ~~~W..\l111t11111ii'fi! ~"'~-,,,s__.i1>l!'~i1>,,~,f,'..aw,---:'·: N:tX:tE. sao "· ''••"'-.;;~l\ii••· • ' "'R i :~·-) ~-, :t if ··/ C c.· ,,- 0~ OtS./0~/ 05 RETURN TO SENDER ATTEMPTED -NOT MNOWN UNADL.E TO F'ORWl'>RD ec: sao.s.s.1 ::21 sisisi •2s2s-oa311--31-43 J JI I 11 l 11) 1 ! ! , 111 l I I 11 J, l, 111 J J 1, I I I 111 I I I I I 11 I I I 11 I I I 1,, 1 I I I I l ,,. ~. lfl ' L06P0009 ~ : ........... ::.:x~::·· .. fc{; W:.:: ~ ,~'-.~~L~ ·· .. ~---~-- / ' ~---- -c,,.,,_ ~ .... I ~!!I!!~ r ~~··~· ~ ~~i n~ 1:11 . ~"15cl Al i~; t~''l•·Zl =::! ~~= I~ ~ u ;::;.• ~g~ i'iil 7!~§§;8 0 ,, !jii .. <'"f ~ !§~ ii· :,,,i:: z ' ,,~ , I~ ifil • ~"1z~~ , .. ~,~,g !~:; ii.I ~!; ~..:-.rn15~ czr--J •~•I =~i·· i~~I ~1 ~r 1il 0 ffiz ~ ""~~ ~~ . ' . ~~c,)J i§ 1~1 ' "!, z;;; ~ • " i i • : • Q ' PRELIMINARY Fo,. 253.B54.52GB PLAT MAP Rogo• J Cooll P_< __ _ Cootoct i!l ! _.:-z i:ioE ----1 a~ r ~~ ~ s~ 1c:! "'E i-= ~M , .. §~ ~: ,, ,1 "' ~j [iJ iii el 1"H}'Pl1,:A·V[ .,SE -(!JiNOF> ·,,:R'TRIA()" Site DeveloPment AsS0CiCtes:m~ ;aJl:l llolrlfl!Wcy "~ 8o1hoi, Woo""'Qton ,eo, 1 om;~, ~l1.-1U.iSJJ ~ "'2.1.-1&6.m°:i"-.;,:;;.:~dc~fVO'N".~orn 8 ,i::__~c~ .,~- -~?~~;~~' .-.~ ·-·,;,- --/7@ t'.~ h ! ' 'J ~ "' z )> ::::0 -< u i )> -j K.C. o.o.e.s. "'l(J REVISIONS Koo,.~"" ~ 1 o .. 1gntd Ely ~ z C, " _.,. (/) C, " ,-" (/) C, n Ul "' ·" C -, "' rn w N 0 '" z < cl '" CJ) :'1 -- "" 0 "' z i Vert Se<11e ~td By 1136-005-05 ::;...,,..; By P.,,jioct No. ~ 1 olilf nd S.Wu <M>llablll 11 ~ ~ ® King County Department of Development and Environmental Services Land Use Services Division Notice of Application 900 Oakesdale Avenue Southwest Renton, Washington 98055-1219 Applicant: Michael Feuerborn MJF Holdings 3502 B Street NW Auburn, WA 98001 253-859-9697 File No.: L06P0009 -Welman Plat DOES Project Manager: Trishah Bull Telephone No.: 206-296-6758 e-mail: trishah.bull@metrokc.gov (Type 3) Date Application Filed: March 23, 2006 Date Determined Complete: April 20, 2006 Project Location: The property is located at 18417 116th Avenue SE, approximately 150 feet north of the SE 1861 h Street and 1161h Avenue SE intersection. Project Description: Subdivision of approximately 3.24 acres into 25 lots for the development of single- family detached residences in the R-8 zone. The proposed lots range in size from approximately 3,000 to 4,000 square feet. Permits requested in this application: Formal subdivision Relevant environmental documents are available at the address below: Environmental checklist, drainage study, wetland reconnaissance Development regulations to be used for project mitigation, known at this time: KCC 21A, including critical area regulations, road standards and surface water design manual. Consistency with applicable County plans and regulations: This proposal will be reviewed for compliance with all applicable King County Codes, including those noted above Other permits not included in this application, known at this time: None A public hearing before the King County Hearing Examiner is required for this application. Notification of the public hearing date will occur approximately 30 days prior to the scheduled hearing date. The Department of Development and Environmental Services (DOES) will issue a report and recommendation to the Hearing Examiner two (2) weeks prior to the scheduled public hearing. Following the close of the public hearing, the Hearing Examiner will issue a written decision which may be appealed to the Metropolitan- King County Council. Details of the appeal process will be included in the notice of recommendation. Any person wishing additional information on this proposed project should contact the Project Manager at the address listed above. Written comments may also be submitted to DOES. You may review the application and any environmental documents or studies in our Renton office. NOTE: If you require this material in braille, audio cassette, or large print, please call 206-296-6600 (voice) or 206-296-7217 (TIY). Department of Development and Environmental Services Land Use Services Division 900 Oakesdale Avenue Southwest Renton, Washington 98055-1219 Date of Mailing: May 31, 2006 Please send me notification of the public hearing and other official notices concerning this application. File No: L06P0009 -Welman Plat ( Please print) Name: _________________________________ _ Address: ________________________________ _ Telephone No.: _______ _ King County has received an application to develop property at the address listed above. You are receiving this notice because our records indicate that you own property within approximately 500 feet of the proposal. Type 3 NOA @ King County Department of Development and Environmental Services OAK-Df-8100 900 Oakesdale Avenue Southwest Renton, WA 98055 3223059283/L06P0009 NGUYEN V!CTOR+LISA TRAN 18310 114TH AV SE RENTON WA 98055 =':...:·-·:::. ~ .. ,._ ;Jo·.1sr.12~1s " SE./\TTLL v~:./\ 9til _\, ~ ' 1 ·:. C>C'-::::; t~t--1 ~1 ';... N:xx IE 900 l. P~. -~~11>!11,;;~. '"__..¥ "''••.»-!''" M.;,U~i...,_ d,,(,ii11',!l'.llml»1>J1\·\\:w ' -7"",£~1""" ··~,;,-i;,i;.\)1-c"' w',-'°""' ~..,-~ '!-~pr,-·-.ni~21)(~ ·-· ,,.,-... ;, "~;,· -~~·="· --·~~·,:;.~·,, .. '-·-, r ,··1 , . --. ..:; 'c:') '.J Ol. 015/03/06 ~ETU~N TO SENDER A"rTEMPTEO -NOT KNO\,iN UNAEIL.E' TO F"OR\,)AJ:;.>O EiC: 980.55.1.:;:.1;99 ·~326-02473-31-43 I) 1) 11 I 11), II, i , , /, I; i I, I I II I I),, I I I I I I 111, I , i I, I, , I, I, , i i I, II ~\)'\\\~ NO~ 9117000010/L06P0009 GAMEZ DAVID A 11456 SE 186TH ST RENTON WA 98055 NlXIE ,,,,.,,,.~;,,,_ · · ,_ ·,,,cr,im,;,·,,.;_ri' ...• ~~"''" ,.-~'~, .. --~,,::;::: . 'P'/','< : ;, . ::"'":::~"".""';;~:: ~~:::--"'"°' I-·. sieo 1 01.. Oe!,/(,7/0!5 RETURN TO SENDER NO SUCH NUMl:lER UNABLE TO FORWARD ec, ;;,eo.ss:1-;;1-;;oo *~826-08063-S~·-43 -::!tf~Y.:-~;.-r~~5:~ % .1 ~12 ll, 1)1 ))) L ll, 1)) I, J J 1 ), ))) )) ) In I, In 1 I In I, 111101II,"I11111 ® King County Department of ""'1m%.-. "';;.,M'tl~)l1tq,. ,,., .,.,;,i, . ._.,.\l.~~-lr.ani.:rnriH//lr . · "· *'l·cu.,Jlll.ll1J 1/J~·- Development and Environmental Services. SEA·r· ... ct.E \/v'.L~ ~<:z .l -~"""'..__~~''~>••••"w••e<""'" OAK-LJE-0100 900 Oake<;dale Avenue Southwest Renton, WA 98055 :::~ -~ !''·! ,i\-! ::~(};__'~,':,, ~? 6 :::..:::::::~'7'~~·,,:::"::: 6197200200/L06P0009 SANDHU KULWANT S~:···~-., .. ., 18231118TH AV SE \f\ rJ) i 0 ~~ l~ RENTON WA 98058 li'.CXI£, Sl&O ~ 01 05/ 03./ ()6 ·~£i.:c::::.~+§§6~sr.;12J. 9 RETURN TO SENDER NOT DEL~VERASLE AS ADDRESSED UNASLE TO FORWARD ac: goo..s.s:1.~.19sis, *2~2G··D6~S3-31-4·9 II, } II } II } I )I,, II } I I, I I I } I 111 JI II Ii I, II 111, I , ' I, Ir I I , I , I I I I , 11