HomeMy WebLinkAboutReport 1w
'} z
\J
lJI I
~-~
~ t
II r
}
z
I--~-
\1'-~
~'.\ t1J
",
~ ~) i:;;
<0
'" L,
" Ir;,)~' , .
L ~,j ~, ?:i
" !; .' :,; ,-~
': 1,
l
, , ~ I , , , ,
!
0"'~""-
'll \0'·-
0 0 ~~
~i "
~ " c,~
ji-
~<r> ,
~§
.:'" ~ ~t ~ :j!:!
li g
< " i~ i i, ~
"'~
'1
.C! ()
, &~ , ~~
, t. " , , 5
~ , . ~ , c ,
f 'l \ , ,
~ ~ i ~ , ,
f , ,
!
,
1 ~
l • l !
" . ~,,,~ . [ .
I ,
1 i 1 I I
j j" I 'Q Vt~· i~ (i r I" [
1 ~ i ~ ! ! ! ,
----,-,
8 f MIl ARC HIT E C T S 18010'1_0 A\lENlUE IP.KTE 100
;Ij; ~ IIW NOR T H W EST ~...l~:='00
----~
J ,
;1-; ,
H ~l! ~ ~ , ~~ ~ ~~ -l ,",'1 , ,0
J ::0 " ~! :iE ~j ~ m -,,)i; 0 m :!lii :'>', n .
[§ , ::0 :OS S'?,: Q:<J. , " m. ~~ , en -l • i , l l~ ::r m g g I m z 0
i ~ !:!I :::! ~ , 0 ,
z , , I~ I ! ,-
1"\ I ,
:i";;,';i • ~ II :l ,
WOODINVIlLE, WA98Q7'2
FAX: (425) 487-85115 --
I'
• 0; _, -
~~' ---"",1' ,,! !' . . , I
l
I
. i , ,
1
!
:
"
54XX NE 10th STREET 1--,~~.~l
, , l' "
" ," ! , t: 1':
'I-;:~~ I :'.-" J1d
:~----~', ~,
~\
CITY OF RENTON
DEPARTMENT OF COMMUNITY & ECONOMIC
DEVELOPMENT
MEMORANDUM
Date: April 14, 2014
To: City Clerk's Office
From: Lisa Marie Mcelrea
Subject: Land Use File Closeout
Please complete the following information to facilitate project closeout and indexing by the City
Clerk's Office
Project Name: Sierra Homes Variance
LUA (file) Number: LUA-13-00 1694
CrOSS-References:
AKA's:
Project Manager: Kris Sorensen
Acceptance Date: December 19, 2013
Applicant: Dan Finkbeiner, Sierra Homes
Owner: George Shaut
Contact: Dan Finkbeiner, Sierra Homes
PID Number: 0886700130
ERC Determination: DNS-M Date: March 24, 2014
Appeal Period Ends: April 11 2014
Administrative Decision: Approved with Cond itions Date: March 24, 2014
Appeal Period Ends: April 11 2014
Public Hearing Date:
Date Appealed to HEX:
By Whom:
HEX Decision: Date:
Appeal Period Ends:
Date Appealed to Council:
By Whom:
Council DeciSion: Date:
Mylar Recording Number:
Project Description: The applicant has requested SEPA Environmental Review and Site Plan
Review to add a new parking lot to service the Boeing office building 25-20. The new parking lot is
needed due to an increase in office density at the existing 25-20 building.
Location: 5400 Block of NE 10th
Comments:
.. ERC Determination Types: DNS -Determination of Non-Significance; DNS-M -Determination of
Non-Significance-Mitigated; DS -Determination of Significance.
PLAN REVIEW COMMENTS (LUA 13-001722~) ______ lfIIIIIIII'tfIIIIIII"rI"'i: rt~!ilYO:"r··.· .(. · ...... <C .. il!~!'""Jj ,-"L)_J
PLAN ADDRESS:
DESCRIPTION:
Engineering Review
Police Review
April 14, 2014
APPLICATION DATE: 12/20/2013
The applicant has requested SEPA Environmental Review and Site Plan Review to add a new parking lot to service the Boeing office
building 25·20. The new parking lot is needed due to an Increase in office density at the existing 25-20 building. The new parking lot
would be designed with permeable pavement to handle a 100-year storm event and would contain 155 parking stalls; 28 of which would
be compact stalls. The subject site is a vacant lot totaling 4.22 acres in size and is located on parcel 0886700130 which is zoned
Commercial Office (CO). The parking lot WOUld impact 1.21 acres of the 4.22 acre lot The site is located in the 100 year flood plan of
Spring Brook Creek, a seismic hazard area, and within the vicinity of wetlands. A Biological Assessment, Wetland Determination,
Stormwater Report induding a compensatory storage analysis, Geotechnical Ana~sis and a Traffic Study was provided with the
application. As a result of the project one tree would be removed with replacement trees proposed.
Jan lilian Ph: 425-43().7216 email: jillian@rentonwa.gov
Recommendations: EXISTING CONDITIONS
SURFACE There are private storm drainage improvements within the project location.
CODE REQUIREMENTS
SURFACE WATER
1. A drainage plan and drainage report dated December 11, 2013 was submitted Lasting Engineering Group. The report complies
with the 2009 King County Surface Water Manual and the City of Renton Amendments to the KCSWM, Chapters 1 and 2. All core
requirements and special requirements are included in the report. This site falls within the Flow Control Duration Standard,
Existed Conditions. The site is located within the Black River Basin and is inside the 1 OD-year flood plain. The project is subject to
Full Drainage Review.
2. The parking lot expansion is located at the Boeing longacres site at 1901 Oakesdale Ave Sw. Construction of the proposed
1.21 acre site will consist of a 125 foot by 425 foot long parking lot. Improvements will include permeable paving, a bioswale and
landscaping. The site is located within 1 DO-year flood plain. Compensatory storage will be provided to offset the impact to Ihe
floodplain with a bisoswale. The permeable pavement has been modeled to infiltrate the entire 1 o().year storm event. The
permeable pavement will provide flow control and water quality in compliance with the KCSWM using the low impact
development techniques and will be constructed in accordance with the 2012 Low Impact Development Guidance Manual for
Puget Sound.
3. A geotechnical report daled November 15, 2013 was submitted by GeoEngineers. The site is level. Vegetation across the site
consists of brush and tali grass. Soils consist of sill and medium dense silty fine sand that extends approximately two feet
below the surface. Groundwater seepage was observed in several test pits. It is the geotechs opinion that the parking lot
addition can be satisfactory designed and constructed as proposed.
4. A Construction Siormwater General Permit from Department of Ecology will be required if grading and dearing of the site
exceeds one acre
5. Suliace Water System Development fees of $0.491 per square foot of new impervious surface will apply. This is payable
prior to issuance of the construction permit.
EROSION CONTROL
1. Erosion Control shall be installed and monitored in accordance with Storm Water Pollution Prevention Plan and the KCSWM.
GENERAL COMMENTS
1. Separate permits and fees for storm water ccnnections will be required.
2. All construction utility permits for drainage and street improvements will require separate plan submittals. All utility plans
shall conform to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans.
Cyndie Parks Ph: 425-430-7521 email: cparks@rentonwa.gov
Recommendations: Nothing to add
Page 1 of 1
OF ENVIRONMENTAL DETERMINATION
ISSUANCE OF A DETERMINATION OF NON·SIGNIFICANCE· MITIGATED (DNS-M)
POSTED TO NOTIFY INTERESTED PERSONS Of AN ENVIRONMENTAL ACTION
PROJfcr NAME: Sierra Hom,. Variance
PROJfCT NUMBER: LUA13.Q01694, V_A, ECF
LOCATION, 5400 block of NE 10'" Street (APN 1023059364)
DESCRIPnON: Th. applicant Is requesting approval an Admlnhr.tratlv8 VllInancB
from RMC 4-2_110.60 IlIgulating front yard setbacke for prllTlllry and attached leee,sory
structurel In the Raaidential • 4 dwelling units par ...... (R-4) lone. Tha applicant III propolling
a 20-loot front yard .etback, where iI 3D foot front yard setback Is requited, to accommodate.
future 1'101,1 .. tc be conaiructad on tho sit.. A CategOf)' 2 Wetland II located on the project
site. A portion of the proposed hous, would IIncroach Into the wlltland buffer. Watland
buffer averagIng for a portion of the ,Ite Is pl'Opa"d with II 2;1 buffer IInhllnCllmllnll1lllia. The
appl":;,.nt 18 11180 requilsting EnVironmental {SEPAl RllvllllW.
THE CITY Of RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERq HAS DETERMINED THAT THE PROPOSED
ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT.
Appells of thlll environmental determination must be filed In writing on or before 5:00 p.m. on April 11,
2014, to,ether with the required fee with: Hearlnll Examinlr, City of Ro:nton, 1055 South GRId., WIV, Rent"",
WA 98057. Appeals to the Hurln, Examiner ilre governed by RMC 4-8-110 and mOl,. Information may be
obtillned from the Renton City Clerk's OffiCII, (4251 430·6510.
IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, A PUBLIC HEARING WILL BE SET AND ALL PARTIES
NOTIfiED.
FOR FURTHER INFORMATIN, PLEASE CONTACT THE CITY OF RENTON, DEPARTMENT Of COMMUNITY &
ECONOMIC DEVELOPMENT AT 14251430-7200.
DO NOT RIMOVETHts NOTICE WITHOUT PROPER AUTHORIZATION
PUASE INCWOe THE PROJECT NUMBER WHEN CALUNG FOR PROPER FlLf IDENTIFICATION
CERTIFICATION
I, -'-.l!.'f4.~~'--.:~Wd::~l!I2>"'l~.:.., hereby certify that ~ copies of the above document
_L-conspicuous places or nearby the described property on
Date: 'J-2-1-/'f Signed: ~{J~
STATE OF WASHINGTON
55
COUNTY OF KING
I certify that I know or have satisfactory evidence that A ~-e\ e 0-LQ, if~ hom
signed this instrument and acknowledged it to be his/her/ti": r free and voluntary act for the
mentioned in the instrument.
lic in and for the State of Washington
Notary (Print): IJ~ 'f;
My appoi ntment expi res:=====::~:,:, :(=, :;:;:":/:g:'-~. ~::=;;;:=O=I=t==========
Agencies See Attached
(Signature of Sender): .~ ~
STATE OF WASHINGTON )
) 55
COUNTY OF KING )
I certify that I know or have satisfactory evidence that Lisa M. McElrea ; \. 'f; ~. -z
signed this instrument and aCknowledged it to be his/her/their free and voluntary a\!ll.~l tb!f~ ~ ~Q,urposes .., l" 11~" P" mentioned in the instrument. , )O<!" '''',",,,,,,, ~"\~
Dated: m a,reL J8 dO/I.(
}
0" Wp..,S
Public in and for the State of Washington
Notary (Print): ___ -"~-'-'-"'-'+---t.LO=::..:cw"-'eF""-..l.s=-------------
My appointment expires: ~vS+ d 9, ;) 0 I'rf-
Sierra Homes Variance
LUA13-001694
template -affidavit of service by mailing
Dept. of Ecology **
Environmental Review Section
PO Box 47703
Olympia, WA 98504-7703
WSDOT Northwest Region *
Attn: Ramin Pazooki
King Area Dev. Serv., MS-240
PO Box 330310
Seattle, WA 98133-9710
US Army Corp. of Engineers'"
Seattle District Office
Attn: SEPA Reviewer
PO Box C-3755
Seattle, WA 98124
Boyd Powers *"'*
Depart. of Natural Resources
PO Box 47015
Olympia, WA 98504-7015
KC Dev. & Environmental Servo
Attn: SEPA Section
900 Oakesdale Ave. SW
Renton, WA 98055-1219
Metro Transit
Senior Environmental Planner
Gary Kriedt
201 South Jackson Street K5C-TR-0431
Seattle, WA 98104-3856
Seattle Public Utilities
Real Estate Services
Attn: SEPA Coordinator
700 Fifth Avenue, Suite 4900
PO Box 34018
Seattle, WA 98124-4018
AGENCY (DOE) LEITER MAILING
(ERe DETERMINATIONS)
WDFW -Larry Fisher'" Muckleshoot Indian Tribe Fisheries Dept ....
1775 12th Ave. NW Suite 201 Attn: Karen Walter or SEPA Reviewer
Issaquah, WA 98027 39015 _l72od Avenue SE
Auburn, WA 98092
Duwamish Tribal Office'" Muckleshoot Cultural Resources Program ...
4717 W Marginal Way SW Attn: Ms Melissa Calvert
Seattle, WA98106-1514 390151720d Avenue 5E
Auburn, WA 98092-9763
KC Wastewater Treatment Division * Office of Archaeology & Historic Preservation'"
Environmental Planning Supervisor Attn: Gretchen Kaehler
Ms. Shirley Marroquin PO Box 48343
201 5. Jackson 5T, MS KSC-NR-050 Olympia, WA 98504-8343
Seattle, WA 98104-3855
City of Newcastle City of Kent
Attn: Steve Roberge Attn: Mr. Fred Satterstrom, AICP
Director of Community Development Acting Community Dev. Director
13020 Newcastle Way 220 Fourth Avenue South
Newcastle, WA 98059 Kent, WA 98032-5895
Puget Sound Energy City of Tukwila
Municipal Liaison Manager Steve Lancaster, Responsible Official
Joe Jainga 6200 50uthcenter Blvd.
PO Box 90868, MS: XRD-01W Tukwila, WA 98188
Bellevue, WA 98009-0868
*Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and cities
will need to be sent a copy of the Environmental Checklist, Site Plan PMT, and the Notice of
Application.
**Department of Ecology is emailed a copy of the Environmental Checklist, Site Plan PMT, & Notice to
the following email address: sepaunit@ecv,wa.gov
***Department of Natural Resources is emailed a copy of the Environmental Checklist, Site Plan PMT,
& Notice the following email address: sepacenter@dnr,wa.gov
template -affidavit of service by mailing
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 weekly newspaper, which newspaper is a legal newspaper of
general circulation and is now and has been for more than six months
prior to the date of publication hereinafter referred to, published in
the English language continuously as a weekly newspaper in King
County, Washington. The Renton Reporter has been approved as
a Legal Newspaper by order of the Superior Court of the State of
Washington for King County.
The notice in the exact form annexed was published in regular issues
of the Renton Reporter (and not in supplement form) which was
regularly distributed to its subscribers during the below stated period.
The annexed notice, a:
Public Notice
was published on March 28, 2014,
The full amount of the fee charged for said foregoing publication is
the sum of $10 1.50. ,
/~t& /l; ?J1W-z-
1:fnda M. Mills
Legal Advertising Representative, Renton Reporter
Subscribed and sworn to me this 28th day of March, 2014.
,IYt ~k{.:e ,,-. ((9Li~ m~(.,",-
Kathleen C. Sherman, Notary Public for the State of Washington,
Residing in Buckley, Washington
, "''''\\\\\\\\' "'.;.;;.....·'.'CWr=D~,l!111
_i' .... C ...... T1CI\A1 1/:,
. Y" .J ,,'-.:,\\I.\\~;\'. ,1 .. I, _-:-_~.~'" ..:;::-':'--" CXf-.;'.~:;i "V I,
;: .,:/ ;c,.::-.... 0"11;"-. '''':~!I' 'I .... ~ 1..0 ;'>j~ ,f; ~R Y .j1"i, 'I ¥xl;L~?~~'" %-Z-~ "'r-:-:~:;z ::::0:;-; .d ~d: .. () ;:.. j-. ~
#' •. ~ __ ) ..... r :': (n ::: ~ --J,.. '/,.,,0 PU~v .::;> =-:.::: ; l' 'I ->-~-
I, tl/ 4/\'-!l ~~~ :: '/ III ........ '....., -'1/ &_ II\\\\\\,~_" ..... ,-.:· ,?'" .... -2"
1/// r-'1,E 0" ,"' ~", III \ , ......... "'-
It hl\\,\ \\\.\", ..... "
NOTICE OF
ENVIRONME"iTAL
DETERMINATION
ENVIRONME:\TAL
REVIEW COMMITTEE
RENTO'i, WAS""'GTON
The Environmental Review
Committee has issued a Determi-
nation of Non Sigmficancc Miti-
gated (DNS M) for the followmg
project under the authority or the
Renton municipal code
Sierra Homes Variance
LUA 13 OU 16Y4
Location 5400 block of NE
10th St The (lppllcant is
requesting SEPA review and
approval for a Variancc from
RMC 4 2 110. regulating front
yard setbacks R-4 zone rhe
appl kant is proposing a 20 !{.lot
hont yard setback where a 30
foot -front vard setback IS
reqUIred per" code. due to
the presence of a Category ::
Wetland on sile A portion of
the proposed house wault! en-
croach into the wctland buller
Bulfer avemging for a portion
of the site is proposed, with a
2.1 butler enhancement ratio to
accommodate the construction
of the home
Appeals of the O:\S M must
be Iiled in w.-iting 41n or before
5:00 p.m. on April 11. 2014.
Appeals must be filed in writing
together with the requircd fcc
with: Hearing ~'::>o;aminer c/o City
Clerk, City of Renton, [055 S
Grady Way, Renton, WA 98057 .
Appeals to the Hearing Examiner
are governed by RMC 4 8 110
and more mformation m(lV be
obtained from the Renton" City
Clerk's Otliec, 425 430 6510.
PuhliC(ltlOn Date:March 28. 2014
in Renton Reporter. #1014694
Denis Law
Mayor
April 1, 2014
Dan Finkbeiner
Sierra Homes
POBox 3069
Issaquah; WA 98027
Department of Community and Economic Development
C.E. "Chip"Vincent, Administrator
SUBJECT: ENVIRONMENTAL (SEPAl THRESHOLD DETERMINATION
Sierra Homes Variance, LUA13-001694, V-A, ECF
DearMr. Finkbeiner:
This letter is written on behalf ofthe Environmental Review Comrnittee(ERCj to advise
you that they have completed theirreview of the subject project and have issued a
threshold Determination of Non-Significance-Mitigated with Mitigation Measures.
Please refer to the enclosed ERC Report, for a list of the Mitigation Measures.
Appeals of the environmentaldetermination must be filed in writing on or before 5:00
p.m. on April 11, 2014, together with the required fee with: HearingExaminer, City of .
Renton, 1055 South Grady WaY,Renton, WA 98057. Appeals to the Examiner are
governed by RMC 4-8-110 and information regarding the appeal process may be
obtained from the City Clerk'sOffice, (425) 430-6510.
If the Environmental Determination is appealed, a'public hearing date will be set and all
parties notified.
If you have any further questions, please call me at (425) 430-6593.
For the Environmental Review Committee,
.~~~.
Associate Planner
Enclosure
cc: George Shaut / Owner!s)
Bria.nne Leet, Mcuk and Renee Engbaum / Party{ies) of Record
Renton City Hall • 1055 South GradyWay • Renton,Washington 98057 • rentonwa.gov
DEPARTMENT OF COMMUNI. T
AND ECONOMIC DEVELOPMENT
rr1f ,.. "" City of , __ ..--~-l<~jr·'·1 r r· r" I -.r. . t. I
,--' '''"'', --'" ""'" -' ,.J/!\ ,'J ___ ""'"
ENVIRONMENTAL REVIEW COMMITTEE REPORT AND
ADMINISTRATIVE VARIANCE REPORT & DECISION
ERC MEETING DA TE:
Project Number:
Project Nome:
Project Manager:
Owner:
Applicant:
Contact:
Project Location:
Project Summary:
Exist. Bldg. Area SF:
Site Area:
STAFF
RECOMMENDATION:
March 24, 2014
LUA13-001694, V-A, ECF
Sierra Homes Variance
Kris Sorensen, Associate Planner
George Shaut
10119 SE 206 th Street SE
Kent, WA 98031
Dan Finkbeiner
Sierra Homes
PO Box 3069
Issaquah, WA 98027
Same as above
5400 block of NE 10th Street (APN 1023059364)
The applicant is requesting approval an Administrative Variance from RMC 4-2-
110A regulating front yard setbacks for primary and attached accessory
structures in the Residential - 4 dwelling units per acre (R-4) zone. The
applicant is proposing a 20-foot front yard setback, where a 30 foot front yard
setback is required, to accommodate a future house to be constructed on the
site. A Category 2 Wetland is located on the project site. A portion of the
proposed house would encroach into the wetland buffer. Wetland buffer
averaging for a portion of the site is proposed with a 2:1 buffer enhancement
ratio. The applicant is also requesting Environmental (SEPA) Review.
N/A
33,519 sf
Proposed New Bldg. Area (footprint):
Proposed New Bldg. Area (gross):
Total Building Area GSF:
2,603 sf
2,875 sf
2,875 sf
Staff Recommends that the Environmental Review Committee issue a
Determination of Non-Significance -Mitigated (DNS-MI.
Project Location Map Var & ERe Repart_13-001694
City of Renton Department of Community & _L_ omic Development
SIERRA HOMES VARIANCE
Report of March 24, 2014
PART ONE: PROJECT DESCRIPTION I BACKGROUND
A. EXHIBITS:
Exhibit 1: Staff Report (dated March 24, 2014)
ERe and inistrative Variance Report & Decision
WA13-001694, V-A, ECF
Page 2 of 9
Exhibit 2: Revised Critical Areas Study, dated February 26, 2014, for 54XX NE 10th Street, Renton,
WA, Parcel 1023059364.
Exhibit 3: Buffer Averaging Plan
Exhibit 3A: Split Rail Fence Location
Exhibit 4: Zoning Map
Exhibit 5: Aerial Photo
Exhibit 6: Site Plan
Exhibit 7: Landscape Plan
Exhibit 8: Elevation Drawings
Exhibit 9: Letter from Mark and Renee Engbaum
B. GENERAL INFORMATION:
• Owner(s) of Record:
• Zoning Designation:
• Comprehensive Plan Land Use Designation:
• Existing Site Use:
• Neighborhood Characteristics:
a. North: Vacant (R-4)
George Schaut, 10119 SE 206th Street, Kent, WA
98031
Residential-4 dwelling units per acre (RA)
Residential Low Density (RLD)
Vacant
b. East: Single-family Residential (R-4)
c. South: Single-family Residential and Vacant (R-4)
d. West: Single-family Residential (R-4)
6. Access: NE 10th Street
7. Site Area: 33,519 sf
C. HISTORICAL/BACKGROUND:
Action
Comprehensive Plan
Zoning
Annexation
Va, & ERC Report_13-001694
Land Use File No.
N/A
N/A
N/A
Ordinance No.
5099
5100
5147
Date
11/01/2004
11/01/2004
07/04/2005
City oj Renton Department of Community &
SIERRA HOMES VARIANCE
omic Development ERe and .. _J. .inistrative Variance Report & Decision
LUA13-001694, V-A, ECF
Report of March 24, 2014 Page30f9
D. PUBLIC SERVICES:
1. Utilities
a. Water: Water service would be provided by Water District 90.
b. Sewer: Sewer service would be provided by the City of Renton. There is an 8-inch sewer main
in NE 10th Street.
c. Surface/Storm Water: There is a storm drainage conveyance system on NE 10th Street.
2. Streets: NE 10th Street is along the southern property line. Frontage improvements include 2 feet
additional asphalt for travel lane, curb and cutter,S feet sidewalk, with 7.5 feet planting strip
within already existing public-right-of-way.
3. Fire Protection: Fire and emergency services would be provided by the City of Renton Fire
Department.
I PART TWO: ENVIRONMENTAL REVIEW
In compliance with RCW 43.21C.240, the following environmental (SEPA) review addresses only those
project impacts that are not adequately addressed under existing development standards and
environmental regulations.
A. ENVIRONMENTAL THRESHOLD RECOMMENDATION
Based on analysis of probable impacts from the proposal, staff recommends that the Responsible
Officials:
Issue a DNS-M with a 14-day Appeal Period.
B. MITIGATION MEASURES
l.The applicant shall comply with the conclusions stated in the Revised Critical Areas Study, dated for
54XX NE 10th Street, Renton, WA, Parcel 102305-9364, prepared by Altmann Oliver Associates, LLC,
dated February 26, 2014 (Exhibit 2).
2. A split rail fence with appropriate permanent signage shall be installed along the wetland buffer
edge. Such fence shall be installed prior to issuance ofthe building permit for the Single-family house.
C. ENVIRONMENTAL IMPACTS
The Proposal was circulated and reviewed by various City Departments and Divisions to determine
whether the applicant has adequately identified and addressed environmental impacts anticipated to
occur in conjunction with the proposed development. Staff reviewers have identified that the proposal
is likely to have the following probable impacts:
1. Water
a. Wetland, Streams, Lakes
Impacts: A Revised Critical Areas Study, for 54XX NE 10th Street, Renton, WA, Parcel 102305-9364, was
prepared by Altmann Oliver Associates, LLC, dated February 26, 2014. The Study states that a wetland
has been identified on the project site (Exhibit 2). The project site is currently forested and
undeveloped. Topography slopes moderately downward from west to east, toward the wetland which
is at the toe ofthe slope. The onsite wetland is part of a larger wetland which extends off-site to the
Va, & ERe Repart_13-001694
City of Renton Department of Community & E mic Development ERe and inistrative Variance Report & Decision
SIERRA HOMES VARIANCE WA13-001694, V-A, ECF
Report of March 24, 2014 Page 4 of 9
north and east. Vegetation within the wetland consists of palustrine and a forested scrub-shrub plant
communities that include willow, red alder, black twin berry, red-osier dogwood, lady fern, skunk
cabbage, and water parsley. The Study also indicates that borings taken throughout the wetland
indicate low chroma hydric soils that were saturated near the surface. Also, surface staining indicates
shallow seasonal ponding. Therefore, the Study concludes that the wetland meets the criteria for a
Category 2 wetland which requires a 50-foot buffer area. The Study further points out that an off-site
stream located to the east is a seasonal Class 4 stream which requires a 35-foot buffer area. Because
the Class 4 stream and its buffer area are located entirely within the Category 2 wetland and its buffer,
the wetland buffer is more restrictive.
In order to allow for maintenance around the entire proposed structure, the applicant is proposing a
buffer reduction of 691 square feet on-site. In order to construct the required frontage improvements,
an additional buffer reduction of 417 square feet is also required for the proposed new single family
residence. According to the Study, the southwest corner ofthe parcel located immediately to the east
has been historically disturbed adjacent to the wetland with a garden and associated landscaping. The
proposed buffer reduction area would occur closer to NE 10th Street and this disturbed area would be
adjacent to the narrowest portion of the onsite wetland. The proposed buffer averaging plan includes
replacement of 1,799 square feet which is a 2:1 replacement to loss ratio on-site and 1:1 replacement
to loss ratio for right-of-way buffer area reduction. The proposed buffer averaging plan is in
conformity with RMC 4-3-050M6.f.i -vii. Furthermore, this replacement area would be located
adjacent to the wider portion of the wetland where habitat disturbance is less likely. The dense
vegetation currently located between the wetland and the proposed buffer reduction area would
continue to provide a physical and visual screen to the wetland from the proposed structure.
Installation of a split rail fence along the buffer boundary would limit pedestrian intrusion and
therefore, the buffer averaging would not impact wetland function (Exhibit 3). To further minimize
potential impacts to wildlife, all outside lighting associated with the proposed residence would be
directed downward and not into the wetland buffer area.
The proposed buffer averaging plan would increase the total buffer area over existing conditions and
would provide a large habitat area throughout the undisturbed northern portion of the site. The
proposed buffer area would continue to provide protective screening functions to the wetland. It
should be noted that the proposed buffer would not be reduced by less than 50 percent and would be
33 feet wide at its narrowest point and that the buffer area between the wetland and the proposed
structure is currently densely vegetated primarily with a primarily native forested plant community and
would not require enhancement.
Mitigation Measures:
1. The applicant shall comply with the conclusions stated in the Revised Critical Areas Study for 54XX
NE 10th Street, Renton, WA, Parcel 102305-9364, prepared by Altmann Oliver Associates, LLC,
dated February 26, 2014 (Exhibit 2).
2. A split rail fence with appropriate permanent signage shall be installed along the wetland buffer
edge. Such fence shall be installed prior to issuance of the building permit for the single-family
house.
Nexus: SEPA Environmental Regulations, RMC 4-3-050 Critical Areas.
Var & ERe Report_13·001694
City of Renton Department of Community & E mic Development ERe and inistrative Variance Report & Decision
SIERRA HOMES VARIANCE LUA13-001694, V-A, ECF
Report of March 24, 2014 Page 5 of 9
D. COMMENTS OF REVIEWING DEPARTMENTS
The proposal has been circulated to City Department and Division Reviewers. Where applicable, their
comments have been incorporated into the text of this report and/or "Advisory Notes to Applicant."
,/ Copies of all Review Comments are contained in the Official File and may be attached to this
report.
PART THREE: ADMINISTRATIVE VARIANCE REVIEW
A. DEPARTMENT ANALYSIS:
1. Compliance with ERC Conditions
The applicant shall comply with the 2 SEPA mitigation measures.
2. Staff Review Comments
Representatives from various city departments have reviewed the application materials to identify
and address issues raised by the proposed development. These comments are contained in the
official file and the essence of the comments has been incorporated into the appropriate sections
of this report and the Departmental Recommendation at the end of this report.
3. Consistency with Variance Criteria
Section 4-9-250B.5.a. Lists 4 criteria that the Planning Director is asked to consider, along with all
other relevant information, in making a decision on an Administrative Variance application. These
include the following:
The Planning Director shall have authority to grant an administrative variance upon making a
determination, in writing, that the conditions specified below have been found to exist:
a. That the applicant suffers practical difficulties and undue hardship and the variance is
necessary because of special circumstances applicable to subject property, including size,
shape, topography, location or surroundings of the subject property, and the strict
application of the Zoning Code is found to deprive subject property owner of rights and
privileges enjoyed by other property owners in the vicinity and under identical zone
classification:
The applicant maintains that special circumstances apply to the subject site because an onsite
Category 2 wetland and its buffer area occupy more than 75 percent ofthe project site which
substantially restricts the building area. Reducing the front yard setback from the required 30
feet to the proposed 20 feet would allow the room necessary for constructing an adequately
sized house for this R-4 property.
The size of the subject property is similar in size to other lots in the vicinity (Exhibit 4 and 5);
however, because of the configuration of the Category 2 wetland and its buffer area, the
buildable area of each lot in the neighborhood is different. The applicant is proposing to
remove 691 square feet of wetland buffer on-site to accommodate the proposed house and
replacing it with 1,799 square feet of buffer area which would provide a 2:1 replacement to loss
ratio for the 691 square feet of buffer loss on-site. A 1:1 replacement to loss ratio of buffer loss
Va, & ERe Repo'C13-D01694
City of Renton Department of Community & E mic Development
SIERRA HOMES VARIANCE
Report of March 24, 2014
ERCand "nistrative Variance Report & Decision
WA13-001694, V-A, ECF
Page6of9
for the wetland buffer within the right-of-way is proposed, where the frontage improvements
to be installed as part ofthis project will be located. The frontage improvements to be installed
as part of the proposal include asphalt for drive lane, curb, gutter, sidewalk, and planter strip.
The requested residence size would still require a front yard setback reduction from 30 feet to
20 feet. Because of the size of the lot (33,519 square feet) and the configuration of the onsite
wetland (Exhibit 3) and its buffer area, staff concurs with the applicant that adhering to the
required front yard setback would impose an undue hardship on the applicant. The applicant
would adhere to side and rear yard setback requirements.
b. That the granting of the variance will not be materially detrimental to the public welfare or
injurious to the property or improvements in the vicinity and zone in which subject property
is situated:
The applicant contends that the front yard setback variance from 30 feet to 20 feet would not
be detrimental to the public welfare or injurious to the property or improvements in the vicinity
and zone in which the property is situated. The side and rear yards of the proposed project
would adhere to the side and rear yard requirements of the R-4 zone (Exhibit 6).
Comments were received from a neighboring property owner to the east who expressed
concern about drainage issues and encroachment into the wetland buffer area (Exhibit 9). A
storm drainage report was submitted with the application materials and is included as part of
the project file. The suggested drainage methods for the project appear adequate. The
applicant has proposed to replace the wetland buffer lost on-site due to project encroachment
at a 2:1 replacement to loss ratio and wetland buffer lost in the right-of-way with a 1:1
replacement to loss ratio.
Because the applicant would adhere to the required side and rear yard setbacks as well as
providing for protection of the onsite Category 2 wetland and its buffer, staff concurs with the
applicant that the proposal would not be materially detrimental to the public health or
injurious to the property or improvements in the vicinity and zone.
c. That approval shall not constitute a grant of special privilege inconsistent with the limitation
upon uses of other properties in the vicinity and zone in which the subject property is
situated:
The applicant contends that the proposed front yard setback variance would not constitute a
grant of special privilege. Other properties to the east (5514, 5526, and 5604) along the north
side of NE 10th Street on the same block have front yard setbacks of less than 30 feet (Exhibit 5).
Therefore, staff believes that approval of a reduced front yard setback would not constitute a
grant of special privilege. Additionally, given the importance of wetland function and value on-
site, an average size home for the block if required to meet the 30 foot required setback would
be located further into the wetland buffer, decreasing the opportunity to keep the wetland
functioning in its current state. This front setback reduction is consistent with to R-4 zone plats
or short plats in Renton that are allowed to use R-8 zone setback standards through clustering
standards due to on-site critical areas such as wetlands, where the front yard setback would be
reduced from 30 feet to less.
d. That the approval as determined by the Planning Director is a minimum variance that will
accomplish the desired purpose:
Var & ERe Report_13-001694
City of Renton Department of Community &
SIERRA HOMES VARIANCE
Report 01 March 24, 2014
~mic Development ERe and inistrative Variance Report & Decision
WA13-001694, V-A, fCF
Page 7 019
The applicant contends that a 20-foot front yard setback is the minimum variance needed to
accomplish the goal of constructing a future single-family residence.
While a house with a smaller footprint which would satiSfy the required front yard setback
could be built on the subject site, the requested variance for a 20-foot front yard setback is the
minimum variance that would accomplish the applicant's desired purpose of constructing a
reasonably sized single-family residence. Therefore, staff agrees with the applicant and
supports the variance for less than the required 30-foot front yard setback in the R-4 zone.
B. FINDINGS:
Having reviewed the written record in the matter, the City now makes and enters the following:
1. Request: The applicant has requested approval of an administrative variance from RMC 4-2-110A
for less than the required front yard setback (20 feet where 30 feet is required) for a single-family
residence.
2. Administrative Variance: The applicant's administrative variance submittal materials comply with
the requirements necessary to process a variance request. The applicant's site plan, landscape
plan, and elevation drawings are provided as Exhibits 6 through 8.
3. Existing Land Use: The subject parcel is surrounded on all sides by single-family houses and vacant
lots which will have future single-family houses constructed on them (Exhibit 5).
4. Zoning: The subject property is within the Residential-4 dwelling units per acre (R-4) zone (Exhibit
4).
5, Topography: The site slopes moderately from west to east.
6. Lots and Building Size of Home Proposed: The proposed structure is located in the southwest
portion ofthe property.
7. Due to the presence of a wetland, Environmental (SEPA) Review was conducted and a DNS-M was
issued on March 24, 2014 (Exhibit 1).
8. The proposal complies with RMC 4-3-050M.6.f .. i -vii for buffer averaging per Exhibit 2.
C. CONCLUSIONS:
1. The proposal would meet the development standards of the R-4 zone with the exception of the
front yard setback for which the variance from RMC 4-2-110A is being sought.
2. The applicant's proposal for less than the allowable front yard setback meets the four criteria to be
considered in making a decision on a variance request as specified in RMC 4-9-250B.5: (a) The
applicant suffers practical difficulty and undue hardship and the variance is necessary because of
special circumstances applicable to subject property, including size, shape, topography, location or
surroundings of the subject property, and the strict application of the Zoning Code is found to
deprive subject property owner of rights and privileges enjoyed by other property owners in the
vicinity and under identical zone classification; (b) The granting of the variance will not be
materially detrimental to the public welfare or injurious to the property or improvements in the
vicinity and zone in which subject property is situated; (c) That approval shall not constitute a grant
of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and
zone in which the subject property is situated; (d) That the approval as determined by the Planning
Director is a minimum variance that will accomplish the desired purpose.
Var & ERC Report_13-001694
City of Renton Department of Community &
SIERRA HOMES VARIANCE
Report of March 24, 2014
Imic Development ERe and inistrative Variance Report & Decision
WA13-001694, V-A, EeF
Page 8 of 9
3. The analysis of the proposal according to variance criteria is found in the body ofthe Staff Report.
4. Staff recommends approval with a condition for a variance from RMC 4-2-110A to allow a front
yard setback of 20 feet which is less than the 30-foot front yard setback allowed in the R-4 zone.
D_ DECISION:
The Administrative Variance for the Sierra Homes Variance, File No. lUA13-001694, V-A, ERe, is
approved and is subject to the following condition:
• The applicant shall comply with the mitigation measures for the Determination of Non-Significance
-Mitigated, issued on March 24,2014.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
CE-"Chip" Vincent, Administrator
Department of Community & Economic Development
TRANSMITTED this 24" day of March, 2014 to the Contact/Applicant/Owner:
Contact:
Dan Finkbeiner
Sierra Homes
PO Box 3069
Issaquah, WA 98027
Applicant:
Same as contact
TRANSMITTED this 24th day of March, 2014 to the Parties of Record:
Mark and Renee Engbaum
5424 NE 10th Street
Renton, WA 98059
Brianne Leet
5514 NE 10" Street
Renton, WA 98059
TRANSMITTED this 24th day of March, 2014 to the following:
Chip Vincent, CEO Administrator
Neil Watts, Development Services Director
Craig Burnell, Building Official
Jennifer Henning~ Planning Director
Vanessa Dolbee~ Current Planning Manager
Fire Marshal
Var & ERe Report_13-001694
I rPt, It
Do e I
Owner!s}:
George Schaut
10119 SE 206'h Street
Kent, WA 98031
City of Renton Department of Community & £ mic Development ERC and inistrative Variance Report & Decision
SIERRA HOMES VARIANCE LUA13-001694, V-A, ECF
Report of March 24, 2014 Page 9 of 10
E. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION:
The Environmental Determination and the Administrative Variance Review decisions will become final if
the decisions are not appealed within the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680).
Environmental Determination Appeal: Appeals of the environmental determination must be filed in
writing to the Hearing Examiner on or before 5:00 p_m. on April 11, 2014.
Administrative Variance Approval Appeal: Appeals of the administrative site development plan review
decision must be filed in writing to the Hearing Examiner on or before 5:00 p.m. on April 11, 2014.
APPEALS: The above land use decisions will become final if not appealed in writing together with the
required fee to: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. RMC 4-8-
110 governs appeals to the Hearing Examiner and additional information regarding the appeal process may
be obtained from the City Clerk's Office, Renton City Hall-7th Floor, (425) 430-6510.
RECONSIDERATION: Within 14 days ofthe effective date of decision, any party may request that the
decision be reopened by the approval body. The approval body may modify his decision if material
evidence not readily discoverable prior to the original decision is found or if he finds there was
misrepresentation of fact. After review of the reconsideration request, if the approval body finds sufficient
evidence to amend the original decision, there will be no further extension of the appeal period. Any
person wishing to take further action must file a formal appeal within the 14-day appeal time frame.
EXPIRATION: The administrative variance approval will become null and void ifthe applicant or owner of
the subject property which a variance has been requested has failed to commence construction or
otherwise implement effectively the variance granted within a period of two (2) years after such variance
has been issued. A one (I) year extension may be requested pursuant to RMC 4-9-250B.18.
THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one)
communications may occur concerning the land use decision. The Doctrine applies not only to the initial
decision, but to Appeals to the Hearing Examiner as well. All communications after the decision/approval
date must be made in writing through the Hearing Examiner. All communications are public record and
this permits all interested parties to know the contents of the communication and would allow them to
openly rebut the evidence in writing. Any violation of this doctrine could result in the invalidation of the
appeal by the Court.
ADVISORY NOTES TO APPLICANT
The following notes are supplemental information provided in conjunction with the administrative land
use action. Because these notes are provided as information only, they are not subject to the appeal
pracess for the land use actions.
PLANNING:
1. Two street trees shall be planted within the public right-of-way per sizing and spaCing requirements
stipulated in RMC 4-4-070. The planting strip shall have groundcover at minimum per RMC 4-4-070F.2.
An approved tree list is available on the city website:
http://rentonwa.gov/business/default.aspx?id-724.
2. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless
otherwise approved by the Development Services Division.
Var & ERe Repart_13-001694
City of Renton Department of Community &
SIERRA HOMES VARIANCE
Report of March 24, 2014
mic Development ERe and inistrative Variance Report & Decision
LUA13-001694, V-A, ECF
Page 10 of 10
3. Construction activities shall be restricted to the hours between 7 am and 8 pm, Monday through Friday. Work
on Saturdays shall be restricted to the hours between 9 am and 8 pm. No work shall be permitted on Sundays.
4. Within 30 days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground
cover over any portion ofthe site that is graded or cleared of vegetation and where no further construction
work will occur within 90 days. Alternative measures such as mulch, sodding, or plastic covering as specified in
the current King County Surface Water Management Design Manual as adopted by the City of Renton may be
proposed between the dates of November 1" and March 31" of each year. The Development Services Division's
approval of this work is required prior to final inspection and approval of the permit.
5. The applicant may not fill, excavate, stack, or store any equipment, dispose of any materials, supplies, or fluids,
operate any equipment, install impervious surfaces, or compact the earth in any way within the area defined by
the drip line of any tree to be retained.
Var & ERC Report_13-001694
JL s it i f I 7 ~\ -ft-tf ell.1 ":Y> fwv.t.
iJV 17'l11tr' 1/ ~, n~1i1 StOVI PI, :.;~«
hW/e (C V/sil
EXHIBIT 2
Altmann Oliver Associates, LLC
Fa" (1~;11 'u:q~)(J~~ Fnvirollllll'lllaJ
February 26,2014
Dan Finkbeiner
Sierra Homes, Inc.
danfinkbeiner@comcastnet
Planning &
Landscape
Architecture
AOA-3961
SUBJECT: Revised Critical Areas Study for 54xx NE 10th Street, Renton, WA
Parcel 102305-9364 (File No, PRE13-000892)
I<ECEIVED
Dear Dan: FEB 27 2014
CiTY OF RENTON
Background and Methodology "IMJ'··"'r; DIVISIO,\i
On August 18, 2010 I conducted an initial wetland and stream reconnaissance on
the undeveloped subject property. One wetland (Wetland A) was identified and
delineated throughout the northeast portion of the site during the site visit This
wetland boundary was subsequently surveyed by Schroeter Surveying, Inc. and is
depicted on Figure 1.
In addition, a small stream channel was observed off-site to the east. This channel
was dry at the time of the initial site visit and appears to convey seasonal runoff from
south to north.
On September 23, 2013 I conducted a review of the wetland delineation utilizing the
methodology outlined in the 1997 Washington State Wetlands Identification and
Delineation Manual and the May 2010 Regional Supplement to the Corps of
Engineers Wetland Delineation Manual: Western Mountains, Valleys, and Coast
Region (Version 2.0). Based on this site visit the wetland delineation remained valid.
Existing Conditions
The site is currently forested and undeveloped. Topography on the site generally
slopes moderately down from west to east, toward Wetland A which is located near
the toe of the slope. Wetland A is part of a larger wetland that extends off-site to the
north and east Vegetation within the wetland contained a mix of palustrine forested
and scrub-shrub plant communities that included willow (Salix sp.), red alder (Alnus
rubra), black !winberry (Lonicera involucrata), red-osier dogwood (Comus sericea),
lady fern (Athyrium filix-femina), skunk cabbage (Lysichiton americanum), and water
parsley (Oenanthe sarmentosa).
Dan Finkbeiner
February 26,2014
Page 2
Borings taken throughout the wetland revealed low chroma hydric soils that were
saturated near the surface. Surface staining indicating shallow seasonal ponding
was also observed. Attachment A contains data sheets prepared for a
representative location in both the upland and wetland adjacent Wetland A. These
data sheets document the vegetation, soils, and hydrology information that aided in
the wetland boundary determination.
Wetland A appears to meet the criteria for a Category 2 wetland per RMC 4-3-
050M.1.a.ii(d) and would require a 50-foot standard buffer per RMC 4-3-050M.6.c.
The stream located off-site to the east is seasonal and would be considered a Class
4 stream per RMC 4-3-050L.1 .a.iv. Class 4 streams require a standard 35-foot
buffer per RMC 4-3-050L.5.a.i(c). However, since the stream buffer is located
entirely within the wetland and its buffer, the wetland buffer is more restrictive.
Wetland Functions and Values
Wetlands, in general, provide many valuable ecological and social functions,
including stormwater storage, water quality protection, groundwater
recharge and discharge, and wildlife habitat. Wetland A on the site provides
some stormwater storage capacity that traps sediments and other pollutants.
The trapping of sediments and pollutants within the wetland helps maintain
water quality in downstream areas. The wetlands may also provide further
benefit to wildlife by releasing water slowly during the summer months,
thereby contributing to the base flow of the stream.
In addition to its hydrologic functions, the wetland also provides biological functions.
As a component of the riparian corridor, the wetland and stream provide habitat for a
variety of wildlife species. Another biologic function of the wetlands is the transport
of nutrients (via the stream channel) to downstream areas. Nutrients transported to
downstream areas provide biological support for fish and other aquatic wildlife.
Although privately owned, the on-site wetland does provide some limited
cultural wetland functions as part of the overall open space associated with
the riparian corridor. The wetland also contains some passive recreational
opportunities such as wildlife viewing.
Proposed Project
The proposed project consists of the construction of a moderately sized single-family
residence in the southwest corner of the site. Due to wetland buffer constraints, it is
my understanding that you are requesting a variance to allow the 30-foot front yard
setback to be reduced down to 20 feet. In addition, buffer averaging is proposed to
allow for access and long-term maintenance around the structure. A rail fence
would then be installed along the entire buffer line to prevent pedestrian intrusion.
Without the buffer averaging for the maintenance access, the rail fence would
necessarily be installed immediately adjacent to the structure and there would be no
separation between the buffer vegetation and the house.
Dan Finkbeiner
February 26, 2014
Page 3
Additional buffer averaging is also proposed for the required street improvements
within the right-of-way for N E 10th Street.
Wetland buffer averaging is allowed by the City of Renton if the following conditions
outlined in RMC 4-3-050M.6.f are met:
• That the wetland contains variations in ecological sensitivity or there are
existing physical improvements in or near the wetland and buffer; and
The southwest corner of the parcel located immediately to the east has been
historically disturbed adjacent the wetland with a garden and associated landscape.
The proposed buffer reduction area for the house would occur closer to NE 10th
Street and this disturbed area and would be adjacent the narrowest portion of the
on-site wetland. In addition, the proposed buffer reduction within the NE 10th Street
right-of-way has also been historically disturbed. The proposed buffer replacement
area would occur adjacent the wider portion of the wetland where the wildlife habitat
is potentially less disturbed.
• That width averaging will not adversely impact the wetland function and
values; and
The dense vegetation currently located between the wetland and the proposed
buffer reduction areas will continue to provide a physical and visual screen to the
wetland from the proposed residence and the street. With installation of a fence
along the buffer boundary to limit pedestrian intrusion, the buffer averaging plan
should not impact the functions of the wetland. To further minimize potential impacts
to wildlife, all outside lighting associated with the residence should be directed
downward and not out into the buffer area.
• That the total area contained within the wetland buffer after averaging is no
less than Ihal conlained wilhin Ihe required standard buffer prior 10 averaging;
and
Under the proposed buffer averaging plan, 1,108 s.f. of buffer area would be
reduced and replaced with 1,799 s.f. of additional forested buffer to the north of the
residence. Thus the buffer averaging plan will achieve a 2: 1 buffer replacement-to-
loss ratio for the residence and a 1:1 replacement-la-loss ratio for the right-of-way
improvements.
Dan Finkbeiner
February 26, 2014
Page 4
• A site specific evaluation and documentation of buffer adequacy based upon
The Science of Wetland Buffers and Its Implications for the Management of
Wetlands, McMillan 2000, or similar approaches have been conducted. The
proposed buffer standard is based on consideration of the best available
science as described in WAC 365-195-905; or where there is an absence of
valid scientific information, the steps in RMC 4-9-250F are followed.
The proposed buffer averaging plan would increase the total buffer area over
existing conditions and would provide a large habitat area throughout the
undisturbed northern portion of the site. The proposed buffer area would continue to
provide protective and screening functions to the wetland and would be in
accordance with best available science.
• In no instance shall the buffer width be reduced by more than fifty percent
(50%) of the standard buffer or be less than twenty five feet (25') wide.
Greater buffer width reductions require review as a variance per subsection
N3 of this Section and RMC 4-9-250B; and
The proposed buffer would not be reduced by more than fifty percent of the standard
buffer and would be a minimum of 33 feet wide at its narrowest point on the site.
• Buffer enhancement in the areas where the buffer is reduced shall be
required on a case-by-case basis where appropriate to site conditions,
wetland sensitivity, and proposed land development characteristics.
The buffer area between the wetland and the proposed residence is currently
densely vegetated with a primarily native forested plant community and does not
require enhancement.
• Notification may be required pursuant to subsection F8 of this Section.
Not applicable.
Dan Finkbeiner
February 26,2014
Page 5
Conclusion
•
The proposed buffer averaging plan would increase the total buffer area on the site
and would not be reduced beyond 50% or 25 feet wide at any point. Implementation
of the plan and fence along the buffer boundary should allow the buffer to continue
to provide a physical and visual screen to the wetlands with no loss in functional
value.
If you have any questions, please give me a call.
Sincerely,
ALTMANN OLIVER ASSOCIATES, LLC
John Altmann
Ecologist
Attachments
/
,---
---'
,/
APPROXIMATE OFF-SITE /'
GATE60RY 4 STREAM LOCATION ~ _ .. _",._ ... _ "-'" .. /'./
/ .. ,). ................ .,./
I' '-, /
I /' ~ - -,.../ ,, ___ ~FFER REDUCTION
I /' 2'1'121 ............ -_---FORROHIMPAGTS~'
.. .,r-... -. r~ ______________________ NOOOQ~'4B"E__ -411 SF ~
,I ---------~Y"----T-J~
/ ,,/ : -.-
I ,... ,~, .--:
I HETLAND A / 20 BSBL i ~:::::
-1
1
50' BUFFER ' t----(GATEGORY '2) / PORCH I "/----
~ ,
_ ~ <> DRIVEHAY : /// III l-
f" 1 ."" _._._.-.-' <::3', t ~I ~
G,.... I Lr-,O' [t ;-'fl,'-! 0=-1 I-
",0, '~\ 'ci'" "' o f\I. ." 0 "~I ....... =dJl dJ,.. -:-:-:-,:-<£),
oJ)...... /---,-,-I.f)
I ..... PROPOSED :~:::::--
L .... · '0 BUILDING ~0? I
1 '" /~-/ , ,
L-------------4'L4
PLAN LEGEND
BUFfER REPLACEMENT -I ,l'~Cj SF
(2: I FOR HOUSE .t I: I FOR
RIGHT -OF-HAY IMPROVEMENTS)
PROPERlY LINE
C=:=:=:=]HETLAND A
-"'-,.,-"'-APPROXIMATE STREAH LOGATION
--- - - - -STANDARD 50' Jr.IETLAND BUFFER
GARAGE
, , : , , ,
5'-~~::7----~ -~'-;L~;; S~I; =*
6.5' CURB, GUTTER ,f:
51DEHALK
2' NEH ASPHALT
NOTES
'" 2
w z
---/
- - - - - - -PROPOSED HETLAND BUFFER
-------6SBL
I. 35' STREAM BUFFER LOGATED ENTIRELY WITHIN
WETLAND BUFFER.
IMPAG T LEGEND
1 __ ~::::::lBUFFER REQUGTION 1,108 SF
MITIGATION LEGEND
f</??'i~Z>-;>:>J BUFFER REPLACEMENT 1,1<1<1 SF
6RAPHIG SCALE
(IN FEET)
I "'I o qO
SGALE,!:30
He
2. SPLIT-RAIL FENGE TO BE INSTALLED ALONG
BUFFER B:?UNDARY.
~",I
&!~!
~
~
~ " '" "'z ~ ·N)O ...... vIJI--cr~U\1J)
W _()~
!l..\J)n)I
ILWNtf)
"'LO<
W°it:I .':I , ----'z ~~::J~
"'O'O'z IllW<W iIi]'jD...~
~ 1w
~ I ." ! ,;; ,
,~ ! ! I
~ , ,-,
is '
J ! < 1
!
~ ~
!
ATTACHMENT A
DATA SHEETS
)
8·2
Ty:d \
DATA FORM
ROUTINE ONSITE DETERMINATION METHODI
F .. 1d Invesl",a:or(,): P. .... -rM"'y.;J Dale: _~8/'{-,lI.£'B",/...!I-'O!-____ _ Proi.c'JS~.: ';Vr;, IG<~ (': .. ,.1-,.,.> Sial.: wi\ County: -'V"--'-'r"'=I0'--____ _
AppliC3nI,..Qwlisr: f-rJ ..... ~b!:.!,,,j{t-Plant Community ~Mame: __ ,.,-,-:-_-,----,-____ _
NO:B~ If a more dalail&d site des.crlp:ion is necessary. use the bad<. 01 data form or a field noloOOok.
00 normalanvironmanlal condilions axisl allh. planl communny?
Yos __ X_ No __ (If no, .xplain on back)
Has Iha Y"IIelalion, soils. andlor hydrology bean signilicanlly dislurbed?
Yes ____ No 1-(II yes, explain on back)
Dominant Plant Spscies
1. A/nos ,'''h
2. l?-""v S Sf""'"'\'" \;5
3. &r(1ys S'<:'~\"'<I::::~
4. L..,Sill.... . .h ...... "G1Y""(--, (t:;."\UVlo"l.
S. t\"~'-~\I)\" tl'f· ~i .... ",
6. OtN. ..... ~t.· S"c'(I"'\(o'ttc.<J.t\
7. S. ________ _
9. ________ _
10. ________ ___
Indica lor
Sialus
rl\c.
f",c..
f'ALvJ
Cf;.,-
'fA~
01;(.
VEGETATION
Stratum Dominant Plant SpeciS's .. 11.
5 12.
S 13.
(" 14.
G 15.
0 16.
17.
18.
19.
20.-
Percenl 01 domiMnl $pOci,s Ihal are OSL, FACW, andlor FAC _. \:..:G,,-'o:::·~ ____ _
Is the hydrophy1ic vegatation crnerion mel? Yes J( No
Indicalor
Status Stratum --------------------
----------
-----
-----
Ralionala:~----::-;---:-____ -,-__________________ "':"" ______ __
":1 sc'/r. rAe.. C::~ W!SI'i£!<..
SOILS
Series/phase: Subgroup:2 ____________ _
Is the soil on 1he hydrk: soils lisl? Yes No Undelermined __ -.,,.,-__ _
Is the soil a Hislosol? Yes ~ No ___ Hislk: epip>edon prasent? Yes ___ No __
Is tha soil: Monlad? Yes No '" Gloyed? Yos No 7-
Matrix Color: ~O'<?-"'2.-/, --;::;y(~ ---M0l11e Colors-:-----
Othar hydric soil indicators:
Is lhe hydrk: soil crilarion mal? Yos >< No
Rationale: ___ ~ ______________________________ _
L"w (.. ~ (l..ck",\.A-fV'\0 (K.....
HYDROLOGY
Is the ground suri.co inundated? Yos No ~ Suriaee water depth: __________ _
Is Ine soil saluralad? Yes)( No
Deplh 10 fraa·slanding waler in piVsoil probe hole: _S'~,Jc::l-!.{c::A",C!:~,-________________ _
List olhel field eyjdenca 01 surface inundation or soil saturation.
Is the weiland hydrology crilerion mel? Yes '" No
Rationale: -------
oj)(~f=.JA"I""IJ cf--s,,',,-"il\.,..u!eA'T,-Or"\
JURISDlcnONAL DETERMINATION AND.RATIONALE
Is Ihe plant cammunity a weiland? Yes X No
Ralionare for'jurisdiC1 ienal decision: -0---------=----=--=--=--=-------------------
A\..\..-"3 c.~\ "t{ ~\A M'i--(
I This dala form can be used for IheHydric Soil Assessmenl Procedure and Ina Planl Commun~y
Assessment ProcodU/Q.
ZClassific.1lion according 10 'Soil Taxonomy:
.,
J
8·2
Tp .ti 2
DATA FORM
ROUTINE ON SITE DETERMINATION hIETHOD'
F",kJ Investilalor{s): Ac",,,,,,,,,,,,J Dale: -,g¥/~,~/jC1/_I:.:v~· ____ _
Projec'JSne: 'bit. 1.,:.11... !!-';:rJ-;o,J Slate: W . .t\ County: _'''-i-'<----'-I,J=b''''-_____ _
Applicant,Qwner: VI,.,I><-"' ...... ISrc-Plant Community ~lNam.: __ -,,--:-:-_---,-_,--___ _
NO'fa: H a more detailed site rktscrip:ion is necessary, use Ihe back of dala form or a riekf nolebook.
Do normal environmental conditions axisl at the plant cDmmun~y?
Yas 1-No __ (If no, .xplain on back)
Has the ve<,;elation, soils, andlor hydrology been significanlly dislurb<ld?
Yes __ No ~ (II y.s, .xplain on back)
VEGETATION
Indica lor
Dominant Plant Sp9'Cies Slatus Stl2tum Dominant Plant Specl9'S
~~(u -r 11. _________ _
l'i\e-$ 12, ----------
"""-s 13. -----_____ _
I'1<CJ "" 14, ---_____ _
file u " 15. ________ _
16. _________ _
17. ________ _
18.~ _______ _
19, ________ _
20,· _________ _
?ercenl of do",in.nl s,.",ass Ih.1 are OSL, FACW, .ndlor FAC _--,'1:..:G~ _____ _
Is the hydiophy1ic yegelation crnerion mel? Yes No ~
Indicator
Slatus Stratum
Ralianale: _____________________________ -'-, ______ _
Nt.\" .,. S-t./s. ~(".. (I.e-W'-.'T .... "C\.
SOILS
Series/ph.se: _________________ Subgroup:2 ____________ _
Is the soil on· the hydric soils list? Yes __ No __ Undetermined ___ .,.,-_.,--_
Is the soil a Hislosol? Yes __ No ~ Histic epipedon present? Yes __ No ~
Is :ho soil: Monied? YesJ;r---No ~ Gloyed? Yos __ No _x __
Matrix Color: _.J1.J6U'(~It"-::J'1'.l_J~_=_=_=_=_=_=_=_=_=_=_=_=-=-~M~o~~~le~c~o~lo~rs~:-================== Other hydric soil indic210ts:-
Is the hydtic soil crilerion met? Yas No~
Rationale: ___ ~----------------------------------rJ' (, H C \If-'''.''''''
HYDROLOGY
Is the ground sunace inunda:ed? Yes No ~ Surface wale, depth: __________ _
Is the soil salur.led? Yes No _" __
Dopth to free·slanding wat~r in pi\!soil probe hole: ______________________ _
List other field evidence 01 surface inundalion or soil saluralion.
JURISDICTIOHAL DETERMINATION AND.RATIONALE
Is Ihe plant community a wolland7 Yes __ No 1-
Rationale ror'jurisdic1ional decision: ___________________________ _
N<J \F .. , n!",A ""10 T
I This dala form can bo used for tho Hydric Soil Assessment Procedure and the Plant Communny
Assessmenl PICCO dura.
Z Classification accordinQ 10 ·Soil Taxonomy:
tv')
I-
'""' £0
'""' l: >< w
,/
APPROXIMATE OFF-SITE '\
CATEGORY 4 STREAM LOGATION .. _--.----_ ..
... --............
,/
/'
./
---" I .~-.-••• ---.. • ,./ ,,'/ ~._._. r~------2qq21 -------"13uFFER REDUCTION ________________ NOooQ~ 48 E__ -..-FOR ROit-l IMPAcTS --------------. .,,-----~.:::
I / '
I / '
I
WETLAND A ,..../: 50' BUFFER / 20' BSBL~:
(CATEGORY 2) / I -:. PORCH\ i , ,
b-J ~0 ~)
2~1' /, ..........
oJl /'
I • /".
--
L / '
,/
/ -'-'-'-'-'-
/
/
BUFFER REDUCTION
-bClI SF
COVERED DECK
PROPOSED
BUILDING
I ~
: \ ...-:"/ T1,T7~/.7/7/7//;;:>-:-o/} .. -rJ GARAGE
""" //C:;"'//:// '/0' //, /;"'1
/
W
u--.Q
o~ ".-=:~I "',
,0 I
L
7"/;';'/// // /-0~//·j< /
//? / /~/ ///""'///'/;// // n// ///-'/A I ~/// ;/j /f /://:;"--:;';>4~:>"~/ j<;>';///// //-... ---n----:~_7-----""=-~-~-=~-=--JI ' ----------~.;,/-::/.:.-'~--.. ~~......;;..;;;;.'-/..:~/ 1 J
II BUFFER REPLACEMENT _ Ilqq SF ~ SO~~~52~? 'r! - --5-' ~~B--L ---- ---15 -P-L-A-N-T;; S-TR-I;-
I (2:1 FOR HOUSE ~ I: I FOR 6.5' CURB, SUTTER!
I RIGHT -OF-WAY IMPROVEMENTS) SIDEWALK
2' NEH ASPHALT
PLAN LE6END
PROPERTY LINE C:=:=:=:=]NETLAND A
-_ .. _ ... _ ... -APPROXIMATE STREAM LOCATION NOTES
- - - - - - -STANDARD 50' HETLAND BUFFER
-1
e-
~
iI:
Sl
W z
--I
I
- - - - - - -PROPOSED HETLAND BUFFER
BSBL
35' STREAM BUFFER LOCATED ENTIRELY HITHIN
HETLAND BUFFER.
MITI6ATION LE6END
L/ ////.-·/~~;'22JBUFFER REPLACEMENT 1,1'1'1 SF
GRAPHIC SGALE
(IN FEET) e
o 15 30 45 60 '10 N
SCALE: 1:30
2. SPLIT-RAIL FENCE TO BE INSTALLED ALONG
BUFFER EOUNDARY
0-a'" ~:1;
[jJ :!
e-'" ' Cl -'" ~ .,z ~IilN :iO~\S'I~r;'~N c.1S)",-<Ci-~C)
z
<{
([
~
~
'" "' ~.~W5 V,e-
rt:;m\[)
llJ -0:; It([]N~
"'L: Cl<{ IllQ#"I
"':':I--JZ
W<{WCl Cia::: 0f-"''''rtz IDW<{llJ
IT:J'iD-1l
SlIm
u'
:j i g! .-! g !
~ i
°1' ~ i
~
'"
f
I
!
«
M
APPROXIMATE OFF-SITE ~ /'
GATE60RY 4 STREAM LOGATION ).. __ .. _".-. __ .. __ .............. .,/
/" ", /
/'
/
l-
I-! r:a
I-!
,-",-"--,,,/'" "". -'----BUFFER REDUGTION~
,/ NOO'05'48"E -411 S~ ~
,./'" 2'1'1.21' -' ............ _.,,_, .. ___ ... ...----FOR R.O.v-.!. IMPACT. S 16'
~-r~--------------------------------------~~~--/: BS~L-~i * -1
::c >< w
HETLAND A ./: f I
50' BUFFER ./ PORGH: / /
(CATEGORY 2) .... DRIVEHA Y : +~
--.JI / I _. ___ ._ ..:Y r WI
I ~, I _ I
,u 1"'-u,O • ,.... BUFFER REDUCTION 0-1
Cl," \--_ 6"' SF Nt' f! ~: .......... COVERED DECK = 2 :
"'=1 --'"I '" .--'n __
1 __ ---~ L._.__ ~ _~/
I __ ----*'_ -'tARAGE -.-. I ~/. )( 'f 1 L--------~:*_¥.%-~5;V&if~~-~-~=---=-:.-7:-.---------~
I ~ 2C;Q 21 5' BSBL ~ 15' PLANTER STRIP /
BUFFER REPLACEMENT -1,1ClC! SF 65 CURB, GUTTER ~
(2:1 FOR HOUSE 4 1:1 FOR SIDEWALK
RIGHT -QF-WA. Y I MPROVEHENTS) 2' NEH ASPHALT
PLAN LEGEND
PROPERTY LINE C:=:=:=:=:JHETLAND A
_···_··,-··--APPROXIMATE STREAM LOC-ATION
--- - - - -STANDARD 50' HETLAND BUFFER NOTES
f--
~
" " '!i
I I
L_.J
~
W-~
0-.1
~~
t:-\-~
l.! .-.1
~~ .J IJ)
II
x.
- - - - - - -PROPOSED HETLAND BUFFER
--~6SBL
I. 35' STREAM BUFFER LOCATED ENTIRELY lAllTHIN
HETLAND BUFFER
IMPACT LEGEND
[:~ -~:JBUFFER REDUCTION 1,108 SF
MITIGATION LEGEND
[ , ,,-,/'1 BUFFER REPLACEMENT l,l<1<1 SF
eRAPHIC SCALE
(IN FEET)
[--I I -I 1 j
o 15 30 45 60 gO
SCALE,I:30
N8
2, SPLIT-RAIL FENCE TO BE INSTALLED ALON6
BUFFER BOUNDARY,
~ \1) ~
~ ~ ~!iI~ s8~~~~~8
::(
c[
~
~
[)' ,,-~ ,(f:z <1Ju-8 n:?;u\\!)
LU .0:;
LLoJl(1):::c
LLLUN>J)
'" Z Cl« a.JO#""K
....:.::::c -Jz'
lU <: '" () Q<:[tIJt-
"'OOOOz I.1JW-<{llJ
LLJ)Q..[l
C§ !Hl <Ill
u' -' 1 :-i
.~ ~
j I
,g
5
~ EI' " I ." ,
£::I
~
So
w
~
Z ,.,
'" >-
~
So
<0
W
CA CA
RM-F R-10
R-8 RM-F
R-8
RM-F
ZON ING MAP BOOK
PLANNING -TECHNICAL SERVICES
PRINTED DATE: 1010212013
This document is II \1aphic representation, not
gu::rantood to survey aCCLJ"ooy, and is based
on the bust rnonnation available as of the dale
mown. This map is intended for City displ"f
ouroosesonlv.
Community & Economic Development
c.t. ·Ch4>·...u.....r AoIrirmvAlII!mioI.odt
t.a"~"~""""" <>I,4K::t!j::,
~ ... """'('''<'! ".,-~---~-j~<:;'J.ttf)il:::':"
R-8
EXHIBIT 4
R-4
R-8
S€l17TH ST
SE 11BTH Sf
R4
R-4
R-4
R-4
F6E 15 T23N R5E E 1/2
o 420
Io-w4-' E6E 840
! Feel ------ -1:9,430 10 T23N RSE E 1/2
Page 25 cfao
City Limits 0 [COR) CommerciaVOfflCelRasidenHal 0 (R-4) Residential4dulac
CJ RENTON D[cV) C6nterViliage o (R-B) Residential8dulac
C.=l Potenttal Annexation Area D (IH) IndJslrial Heavy D (RC) Resourcu Conservation
Zonln" Desl"na\lon D (IL) IndJstrial Ught D (RM-F) Residantial M.l1ti-FamUy o (CA) COmmercial Arterial D (1M) Industrial Medium D (RM-T) ResL M.!1ti-Family Traditional
D (CD) Center Down1:Jwn 0 (R-I) Residentialldulac o (RM-U) ResL MlIti-FfIlliiy lXban Center
D (CN) Commercial NeighborhOod 0 (R-l0) ResidenHall0dJiac 0 (RMH) ResidBntial Manufadurud Homes o [CO) Commercia] OfficB 0 (R-14) ResidenUel14dJiac o (UC-Nl) Urban Center North 1
D (UC-N2) Urb;:n Center North 2
m .... ::;:
~
~
--< '" c.' :z
;U o:.n m
::;:
~
'"
N
t
Residential D (RC) Resource Conservation
D (R-1) Residential 1du/ac
D (R-4) Residenlial4dulac
D (R-8) Residential 8dulac
D (R-10) Residential.10dulac
D (R-14) Residential 14dulac
D (RM-F) Residential Multi-Family
D (RM-D Res Multi-Family Traditional
D (RM-U) Res Multi-Family Urban Center
D (RMH) Res Manufactured Homes
Mixed Use Centers D (CV) Center Village
D (CD) Center Downtown
D (UC-N1) Urban Center North 1
D (UC-N2) Urban Center North 2
Commercial D (CA) Commercial Arterial
D (eN) Commercial Neighborhood
D (CO) Commercial Office
D (COR) CommerciaVOffice/Residential
Industrial D (IL) Industrial Light
D (1M) Industrial Medium
D (IH) Industrial Heavy
[-::'-::'1 RENTON
[~ __ 1 Potential Annexation Area
PAGE
INDEX
Page
Number
SecVTownfRange
None
o
128 o 64 128 Fee-t
GS _1984_ Web_Mercator _ AuxiliarL Sphere
City of Renton,:
Finance & IT Division
LUA 13-001694
Legend
City and County Boundary
Other
City or Renton
Addresses
Parcels
In1onnatlon Technology. GIS
RentonMapSupport@Rentonwa_90v
311412014
EXHIBIT 5
Til b Td;; l~ C\ user ge'leraled st311~ outpul "O~, ilr Irtm~"'t rll'lrrl~:J sd(' ilrrl
is for 'eFerelce en,y Dat;-, laye"s :'1;]1 Rrr·fl'H n1 this rn8p rr8/ or rnay not bt;l
<'Gel"a!", curren:. 0' olh,rwib<: le11dl.Jl ...
THIS MAP IS NOT TO BE USED FOR NAVIGATION
\D
I-
1-1
£Xl
1-1 :r:
X w
OY'lNER
=-It:t.:t-:A HOMES, INC-
P.O, OOX 5~56
RENTON. V'lA '1W'!5e
SITE ADDRESS
PARCEL -10:<305-'1:164
RENTON, Y'lA
LOT AREA
TOTA," LOT AREA ~ ::;~.sl<l SF
f"(ETLANO AReA = Ilpt'>251'
6IJFFER AREA • 1':;,12<1 SF
TOTA!... ElUrrER AND !"ETLAND
RJ::MANIN6 AREA. 1,r08 '..OF
25.811 SF
BUILDING COVERAGE
LOT AREA (NET) 621:>25 F
HOIJ5E/COV'D AREA .224<1 '" F
HT. CALC
DA1lJM ELEV.
AV6 ROOF ELEV
431'
45<0.64'
PROPOSED BLDoS I;T • 21 84'
MAX BLD6 HT • 03500'
(SEE FRONT ELEVATION ON SHEET eo)
LEGAL DESCRIPTION
THE EAST 112 FEET OF TilE !'EST "'"It> FEET OF THE
5O\JTH 10 ACRES OF THE NORTHEAST QUARTER OF THE'
NORTl'iEA5T QUARTER OF SEC. TION 10, TOHNSHI? .23
NORTH, RAN6E 5 EA5T,If'jM" IN K:NG COUNT'(.
f"(A5HIN6TON, EXC.EPT TIiE SOUTH 90 FEET
417 SF BuFFER
R£OucnON FOR
R,O W
LOT (,0. ~~~"'" ... ~ 35_80l11 ./e~I~~""_~ __ .,,/ /
299.27' . ''/'
NUIYO~'48"E .....-1-----------------------------------------:././.---; ------:
I t4( .>'" / '"."~ I ----e """'" c,e~"" j 41~ / ,e?.':>". ~l 591 Sf BWPER ~ ~( ~ " I,. .. --/ r? RfDUC)'IOf.! ARf"j ~I",,.
"""Q'01-j -,/ 0 _-~ ,;J.It",. .. """'"
"o;<t .~ ." ~
1 '/lt1L I>I<\) ~e---.::..,.-------~-
0",1 ---. ____ ;.;--------.----, -'-.,,~ -~-.:--
~~/ j ... '. ~ ·'0 ro .. ~"I \ J;,:-::, ~---------------'120--
'!-t_/-----,,<~/,: . "--""" ~ftl\"j>.[l£" ~
0r·~-~-J;V.., --b -l
._ __-----._. /" ~.-'<:(. ---~ -t ~ -:!~
~
~
Of ~ ,
~.f
'0/
.'
''iL*'' . • g"' .'
I ~~ ,.-??" /-7:>~~ ~ "'~" .. 4-;/7P--~~~,.1S';{:;>,~~~"/ 'S 1 < -4'~~~~ :: 1 ~~I~"\t ~; ~ ~ / / /~/"7:t;Jj '///. ~ {' ~ -~j6r ". ~~ __ .
,. c;. / //;-;.;? // /:%"1"1: / // y. {Tioo<J~rr-J I :1 Ii I .. ' {~ < __ 4"'rr~~~7.-r" ___ ~,;i.. __ ~_~ _____ +__ JLQL' .' ~ _ .~,.. ~.7'_. //:::.::,< ,-/ / '"/ / / //;5 SIDE SETBACK / ----3 .01' e -e\lP~-------~7-~-----':"';-5~W----~::t::-----I ->t, --
/ 29927' ::"~~~
BUfFER REP ACO~[NT -I 799 sf
(21 FOR HOUSt &: I 1 fOR RfldAINING Afl[A = 7.70B _ 1.799 _ 5.909 sf
RIGHT-Of-WAY IMPROIIDdENTS) ~
~TE,
FIRE HYDRANT IS LGC.AnD SO' TO n-!E
SOJTH OF THE !-OT ON,CC":c::'OCrn",, __ -,
!
2
~~~-
SITE PLAN
~ALE I"' :;\0'-0"
, = bO° o I~' so
,
'I " :'I..,.j'
g
" 0'-
'", :;'~
~ 1\ 11
~~r-
II"'''' E~~ ·c _~_~
Q
~
?lCU~\:-0
,rc?' ~ 1 l~\\
("I" ,..,1." ~.!~l'\\ON
C"'
SHEET
~
Ii! E
m 8 ~ ~s:
ui~~
;l ~ Al > :c z ~o
15 *~ ~~~
e
w 5 8
",0-o~ w mN Z ., ~
~" "'j~~
z~ .
w~> (\J .• <~t±l
~ Uj IE
N SJ -l v ~~ -~o .0 0 ....
m
(/')1-
I-(/')
U UJ
UJ$ ::I
II-
uO:::
0:::0
«Z
~ ~
ANI-"!...I06 NO
1/41130245
,"'" I ,
::r:~ :h
1-,
I
i ,
-,
" ,
"'JU !I~
'I~ 'f~ i< »
-l
CJ ,z
7"1 ,-'-.. ;
8 J.I9IHX3
ii, d
I ,,!
II I
iIi 111111 iI",l III,
i I
I"'i III~ II,i
'I I ,'J ,"i I' ,~
'i II '~IIWfl'IIII~~ " I -;---;11: ! 1,,1111: Ii 1':<" 4"
. j ' ............
.-'" '" ,. : "1"11 '" ~ i ~'~I~ I!',ll, 1~IW, mm ~', 71 r-----,,;, "" ,L7i,,~\i"-,~ ~"'s~~ "l!r~>.~F" .IU I . ~~I:\"'\S$i"!i:;<~:;!~;;~'i.': ; 1\ " ,.-i'''")' ."., -V !':~~~ '!<~~"l"l-~Z'
"" ,,"' 'j-~~~~~g ~~;{t.;' ~ ~ -' ~_~~ .. ~~n~ ~ _ I ;~,n!i~ ~r.~~~ ~ t -I rn i$~ ~n !,'?5i; s: ... , \ &H a:;: ~~~J-~ i-r .,,," ," •. ~ '" m "'R', '1,-, " , ~1'!S~2~i~~i < !' :'U)! \I"' ~~ <l ~ ~ :.~: ~~ ~~ ~ ~ » ~a~i;~~] ::! <,~ !,,' ,. "
"1 ",-' '," IV ~~ ~~ ~ ~ Z
'~3! Ir' ~~~~
I,
Ii ,
I'
I
Ii I
01 ) !
Ii I I
'I,il :1 1iIII"'II" II ! Ii
I I II
'I 'i , II , I
Iii
zi (),
-I
f--! <{' >1
JU
--I
III
Gerald Was'ser, Associate Planner
CED -PlanningOivision
1055 South Grady Way
Renton, WA 98057
EXHIBIT 9
December 31, 2013
RE: Sierra Homes Variance, #LUA13-{)01694, ECF, VAR
Dear Mr. Wasser:
Please add us, Mark and Renee Engbaum (5424 NE 10th St., Renton, WA 98059, cell: 425-941-3525), as a
party of record to the Sierra Homes Variance Project, #lUA13-001694, ECF, VAR.
We also respectfully submit the following comments on this project for your consideration:
We, Mark and Renee Engbaum, are the property and homeowners directly on the east side of the above
mentioned project site. We are also on the downhill slope of said project. When our home was built it
was placed on the property such that it did not encroach on the wetland or wetland buffer. Through the
years we have been mindful ofthe wetland and have been good stewards of the property. We are
concerned that a neighboring home and "other" structures would be allowed to encroach into the
wetland buffer. This could eaSily result in drainage issues with the potential to directly impact our
property due to the elevation change between our lots. We respect the right to develop property, but
such development should not have a negative impact on neighboring properties.
Thank you for your consideration of our comments.
Sincerely,
~mrf¥-~~
Mark and Renee Engbaum
5424 NE 10'" 5T
Renton, WA 98059
425-941-3525
Dan Finkbeiner Contact, Applicant
George Schaut Owner
Mark & Remne Engbaum, Brianne Leet Parties of Record
(Signature of Sender):
STATE OF WASHINGTON
COUNTY OF KING
I certify that I know or have satisfactory evidence that Lisa M. MCElreaj stoLl I N :llXj/'){?,v' .
signed this instrument and aCknowledged it to be his/her/their free an voluntary act for the uses and purposes
mentioned in the instrument. -j 111//;'.1'~/,,,,
, 1111/1(..\'" R '---
Ii -"~ •••••••• ;.'ltO--:.
III -I.. ~ •• , !'>SiON ~'" )...""-,.' +. ", -:::.. Dated: S-:;Xj--/l("
lie in nd for t Sta of iJ!!a II' .. ~ ~
I I.~' (~~; ...... i ~
. __ \ -V '" \ PUBLIC ,."'" ~ Notary (Pri nt) :.----'-.... "-"-~'-T"""-"".--"<,...-. _-'---'l---"",+"~<I>~.:.."-_= .. ",,,~,,,-;-(.,,-,_
My appointment expires: '\/1 ' !' ~ 1'A'" '27~ •• ' ~ II ~ ?l '":V,l, -:. (;' ............ ~ II
U'--... _ OF W,..SVo.\1111
" //1 """.////111
Sierra Homes Variance
LUA13-001694
•
April 28, 2014
Dan Finkbeiner
Sierra Homes
PO Box 3069
Issaquah, WA98027
Community & Economic Development Department
C.E. "Chip"Vincent, Administrator
SUBJECT: Sierra Homes Variance
LUA13-001694, V-A, ECF
Dear Mr. Finkbeiner:
This letter is to inform you that the appeal period ended April 11, 2014 for the
Administrative Variance approval. No appeals were filed, therefore, this decision is final
and application for the appropriately required permits may proceed.
TheappJicant should be aware that the Administrative Variance decision will expire two
(2) years from the decision date of March 24, 2014. If they are. unable to commence
construction or otherwise implement effectively, the variance granted within the two-
year time-frame, a single one (1) year extension may be requested in writing, pursuant
to RMC 4-9-250B.18.
If you have any questions regarding the report and decision issued for this variance
proposal, please call me at (425) 430-6593.
Sincerely,
Kris Sorensen
Associate Planner
cc: George Schaut I Owner{s)·
Mark and Renee Engbaum, Br'ianne leetl
Party!ies} of Record
Renton City Hall. 1055 South Grady Way • Renton,Washington 98057 , rentonwa.gov
Contact
DAN FINKBEINER
SIERRA HOMES INC
PO BOX 3069
ISSAQUAH, WA 98027-0139
Party ot"Record
Mark & Remnee Engbaum
5424 NE 10th St
Renton, WA 98059
(425) 941-3525
Jierra Homes VariancL
LUA 13-001694
PARTIES OF RECORD
Owner
George Schaut
10119 SE 206th St
Kent, WA 98031
Party of Record
Brianne Leet
5514 NE 10th St
Renton, WA 98059
Page 1 of 1
Denis Law
Mayor
March 28, 2014 Community and Economic Development Department
C. E."Chip"Vincent, Administrator
Washington State
Department of Ecology
Environmental Review Section
PO Box 47703
Olympia, WA 98504-7703
Subject: ENVIRONMENTAL (SEPAl THRESHOLD DETERMINATION
Transmitted herewith is a copy of the Environmental Determination for the following
project reviewed by the Environmental Review Committee (ERe) on March 24, 2014:
SEPA DETERMINATION: Determination of Non-Significance Mitigated (DNSM)
PROJECT NAME: Sierra Homes Variance
PROJECT NUMBER: LUA13-001694
Appeals of the environmental determination must be filed in writing on or before S:OO
p.m_ on April 11, 2014, together with the required fee with: Hearing Examiner, City of
Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are
governed by RMC 4-8-110 and information regarding the appeal process may be
obtained from the City Clerk's Office, (425) 430-6510.
Please refer to the enclosed Notice of Environmental Determination for complete
details. If you have questions, please call me at (425) 430-6593.
For the Environmental Review Committee,
cf:=lv5~~
Kris Sorensen
Associate Planner
Enclosure
cc: King County Wastewater Treatment Division
Boyd Powers, Department of Natural Resources
Karen Walter, Fisheries, Muckleshoot Indian Tribe
Melissa Calvert, Muckleshoot Cultural Resources Program
Gretchen Kaehler, Office of Archaeology & Historic Preservation
Ramin Pazooki, WSDOT, NW Region
larry Flsher, WDFW
Duwamish Tribal Office
US Army Corp. of Engineers
Renton City Hall. 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov
OF ENVIRONMENTAL DETERMINATION
ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE -MITIGATED (DNS-M)
POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION
PROJECT NAME: Sierra Homes Variance
PROJECT NUMBER: LUA13'()01694, V·A, EeF
LOCATION: 5400 block of NE 10'h Street (APN 10230593641
DESCRIPTION: The applicant is requesting approval an Administrative Variance
from RMC 4·2·110A regulating front yard setbacks for primary and attached accessory
structures in the Residential· 4 dwelling units per acre (R·4) zone. The applicant is proposing
a 20·foot front yard setback, where a 30 foot front yard setback is required, to accommodate a
future house to be constructed on the site. A Category 2 Wetland Is located on the project
site. A portion of the proposed house would encroach into the wetland buffer. Wetland
buffer averaging for a portion of the site is proposed with a 2:1 buffer enhancement ratio. The
applicant is also requesting Environmental (SEPA) Review.
THE ClTV OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERe) HAS DETERMINED THAT THE PROPOSED
ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT.
Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on April 11,
2014, together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton,
WA 98057. Appeals to the Hearing Examiner are governed by RMC 4-8-110 and more Information may be
obtained from the Renton City Clerk's Office, (425) 430-6510.
IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, A PUBLIC HEARING WILL BE SET AND ALL PARTIES
NOTIFIED.
FOR FURTHER INFORMATIN, PLEASE CONTACT THE CITV OF RENTON, DEPARTMENT OF COMMUNITY &
ECONOMIC DEVELOPMENT AT (425) 430·7200.
DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION
PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNSM)
MITIGATION MEASURES AND ADVISORY NOTES
PROJECT NUMBER: LUA13-001694
APPLICANT: Dan Finkbeiner
PROJECT NAME: Sierra Homes Variance
PROJECT DESCRIPTION: The applicant is requesting SEPA review and approval a
Variance from RMC 4-2-110A regulating front yard setbacks R-4 zone. The applicant is
proposing a 20 foot front yard setback where a 30 foot front yard setback is required per code,
due to the presence of a Category 2 Wetland on site. A portion .of the proposed house would
encroach into the wetland buffer; buffer averaging for a portion of the site is proposed with a
2:1 buffer enhancement ratio to accommodate the construction of the home.
PROJECT LOCATION:
LEAD AGENCY:
MITIGATION MEASURES:
5400 Block of NE 10th St.
The City of Renton
Department of Community & Economic Development
Planning Division
1. The applicant shall comply with the conclusions stated in the Revised Critical Areas Study,
dated for 54XX NE 10th Street, Renton, WA, Parcel 102305-9364, prepared by Altmann
Oliver Associates, LLC, dated February 26, 2014 (Exhibit 2).
2. A split rail fence with appropriate permanent signage shall be installed along the wetland
buffer edge. Such fence shall be installed prior to issuance of the building permit for the
Single-family house.
ADIVISORY NOTES:
The following notes are supplemental information provided in conjunction with the
administrative land use action. Because these notes are provided as information only, they are
not subject to the appeal process for the land use actions.
PLANNING:
1. Two street trees shall be planted within the public right-of-way per sizing and spacing requirements
stipulated in RMC 4·4-070. The planting strip shall have groundcover at minimum per RMC 4-4-
070F.2. An approved tree list is available on the city website:
http:// rento nwa .gov /b us i ness/ defa u It. a spx ?id= 724.
2. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday
unless otherwise approved by the Development Services Division.
3. Construction activities shall be restricted to the hours between 7 am and 8 pm, Monday through
Friday. Work on Saturdays shall be restricted to the hours between 9 am and 8 pm. No work shall be
permitted on Sundays.
4. Within 30 days of completion of grading work, the applicant shall hydroseed or plant an appropriate
ground cover over any portion of the site that is graded or cleared of vegetation and where no
further construction work will occur within 90 days. Alternative measures such as mulch, sodding, or
plastic covering as specified in the current King County Surface Water Management Design Manual
as adopted by the City of Renton may be proposed between the dates of November 1st and March
31st of each year. The Development Services Division's approval of this work is required prior to
final inspection and approval of the permit.
5. The applicant may not fill, excavate, stack, or store any equipment, dispose of any materials,
supplies, or fluids, operate any equipment, install impervious surfaces, or compact the earth in any
way within the area defined by the drip line of any tree to be retained.
ERe Mitigation Measures and Advisory Notes Page 2 of 2
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
ENVIRONMENTAL (SEPA) DETERMINATION OF
NON-SIGNIFICANCE-MITIGATED (DNS-M)
PROJECT NUMBER: LUA13-001694
APPLICANT: Dan Finkbeiner
PROJECT NAME: Sierra Homes Variance
PROJECT DESCRIPTION: The applicant is requesting approval an Administrative Variance from
RMC 4 2 110A regulating front yard setbacks for primary and attached accessory structures in the Residential 4
dwelling units per acre (R 4) zone. The applicant is proposing a 20 foot front yard setback where a 30 foot front
yard setback is required to accommodate a future house to be constructed on the site. A Category 2 Wetland is
located on the project site. A portion of the proposed house would encroach into the wetland buffer. Wetland
buffer averaging for a portion of the site is proposed with a 2:1 buffer enhancement ratio. The applicant is also
requesting Environmental (SEPA) Review.
PROJECT LOCATION: 5400 block of NE 10th St
LEAD AGENCY: City of Renton
Environmental Review Committee
Department of Community & Economic Development
The City of Renton Environmental Review Committee has determined that it does not have a probable significant
adverse impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW
43.21C.030(2)(c). Conditions were imposed as mitigation measures by the Environmental Review Committee under
their authority of Section 4-9-070D Renton Municipal Code. These conditions are necessary to mitigate environmental
impacts identified during the environmental review process. Because other agencies of jurisdiction may be involved, the
lead agency will not act on this proposal for fourteen (14) days.
Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on April 11, 2014.
Appeals must be filed in writing together with the required fee with: Hearing Examiner, City of Renton, 1055 South
Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and more information may be
obtained from the Renton City Clerk's Office, (425) 430-6510.
PUBLICATION DATE:
DATE OF DECISION:
SIGNATURES:
r n, Administrator
epartment
Community Services Department
March 28, 2014
March 24, 2014
Date
inistrator
Fire & Emergency Services
C.E. "Chip" Vincent, Administrator
Department of Community &
Economic Development
~rJLI
Date
Date
Denis Law
Mayor
March 7, 2014
Dan Finkbeiner
Sierra Homes
PO Box 3069
Issaquah, WA 98027
Department of Community and Economic Development
C.E. "Ch ip"Vi ncent, Ad min istrator
Subject: Notice of Complete Application -Additional Information Provided.
Sierra Homes Variance, 13-001694, ECF, VAR
Dear Mr. Finkbeiner:
The Planning Division of tHe City of Renton has determined that the subject application
is complete according to submittal requirements and additional information' provided,
therefore, is accepted for review. The. project is no longer considered "on-hold."
Please contact me at (425) 430-6593 if you have any questions.
Sincerely,
~
KrisSorensen
Associate Planner
cc: George Schaut I Owner(s)
Renton City Hall • '055 South GradyWay • Renton, Washington 98057 • rentonwa.gov
February 26,2014
Kris Sorensen
City of Renton
SIERRA HOMES, INC.
PO BOX 3069
Issaquah, W A 98027
Ph (425) 471-3472
Department of Development and Economic Development
1055 South Grady Way
Renton, W A 98057
RE: Sierra Homes Variance I LUA13-001694
Dear Mr. Sorensen:
Sierra Homes requests a right-of-way modification to reduce the required additional 4 feet
of right-of-way along NE 10th Street. We also request a modification to the street
frontage improvements to reduce the required pavement width, 8-foot planter strip as well
as the location of the curb, gutter, sidewalk and planter strip.
S~
Dan Finkbeiner
President
Sierra Homes, Inc.
Denis Law
" M~YDr--:'
February 7,2014
Dan Finkbeiner
Sierra Homes
PO Box 3069
Issaquah,WA 98021' .-
SUBjEct: "On Hold" Notif:e
Department of Community and Economic Develop'ment',
. ,CE_~'Chip"Vinc"nt, Admin-istrator
Sierra Homes Variance /LuAi3-001694
Dear Mr. Finkbeiner: ,
The Planning Division of the City of ~entonaccepted the~boven1aSter application for
~eview on Dece~ber 16, 2013:' During ouueview, staff has determined that additional . . ' . . --". -, " .
information is necessary in order to proceed further.
The foJlowing information will 'need to be submitted befo re M3Y 8, 2014so thatwe may
. continue the r~view of the above subject application: ' "
• A right-of-WilY modification request to reduce the required additional 4f~et of
-, th" right-of-wayalongNE10 Street;
_. . A street frontage improv~merit;;modification" req\.lestto reduce the (equired :.
pavement width,Kfoot pla~terstrip as v,cll 35 the location ofthe curb, guit~r,
sidewalk, and planter strip;-' , " _ " '" .-
• 'Revised pr~ns which indicate a new planter strip and a S:foot sidewalkadj3cent
tn the south property line ofthe sl.ibject p"rQperty; and .• " '., . '.,
• 'Revised, Critical Areas Study for S4Xx'-NE 10th Street,Renton WA, Parcel10230S'
9364 (File No: PRE13-000892), prepared by Altmann Oliver Associates, LlC; dated
October 3, 2013. This st,udyrTlUst be-updated to reflect the impact ofthe above
required street "frontage improvements on the wetlan'd/wetland ~uffer· area
within the subject property'
• • Page 1 of 1
http://t3.gstatic.comiimages?q=tbn:ANd9GcQG-elrlhX435v21Jw ... 2/17/2014
Denis Law
Mayor
February 7,2014
Dan Finkbeiner
Sierra Homes
PO Box 3069
Issaquah,WA 98027
Department of Community and Economic Development
C.E. "Chi p"Vi ncent, Ad mi n istrator
SUBJECT: "On Hold" Notice .' .
Sierra Homes Variance I LUA13-001694
Dear Mr. Finkbeiner:
. .
The Planning Division of the City of Renton accepted the above master application for
review on December 16, 2013;' During our review, staff has determined that additional
. information is necessary in order to proceed further.
The following information will need tobe submitted before May 8,2014 so that we may
continue the review of the above subject application:
• . A right-of-way modification request to reduce the required additional 4 feet of
right-of:way along NE 10th Street;
• A street frontage improvements modification request to reduce the required
pavement Width, 8,foot planter strip as well as the location of the curb, gutter,
sidewalk, and planter strip;
• Revised plans which indicate a new planter strip and a 5-foot sidewalk adjacent
to the south property line of the subject p"roperty; and
• Revised Critical Areas Study for 54xx NE 10th Street, Renton WA, Parcel 102305-
9364 (File No: PRE13-000892), prepared by Altmann Oliver Associates, LLC, dated
October 3, 2013. This study must be updated to refled the impact of the above
required street frontage improvements on the wetland/wetland buffer area
within the subject property.
Renton City Hall. 1055 South Grady Way • Renton,Washington 98057 • rentonwa.gov .
Page 2 of 2
Dan Finkbeiner
Sierra Homes Variance
At this time, your project has been placed "on hold" pending receipt o(the requested
information. Please contact me at (425) 430-7382 if you have any questions.
SincereJy,
~ff~"'-/Geraldc.~C. ~
Associate Planner
cc: George Schaut / Owner'
Brianne Leet / P~rty of Record
Mark & Renee Engbaum / Parties of Record
City of Re.,.on Department of Community & Economic DevellJpment
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
REVIEWING DEPARTMENT: COMMUNITY SERVICES COMMENTS DUE: JANUARY 2, 2014
APPLICATION NO: LUA13-001694, ECF, VAR DATE CIRCULATED: DECEMBER 19, 2013
APPLICANT: Dan Finkbeiner, Sierra Homes PROJECT MANAGER: Jerry Wasser
PROJECT TITLE: Sierra Homes Variance PROJECT REVIEWER: Jan lilian
SITE AREA: 30,500 square feet EXISTING BLDG AREA (gross): nja
LOCATION: 5400 block of NE 10th St PROPOSED BLDG AREA (gross) 2,875 square feet
W ::.
:!,..,
W
. --
\'-:;':-l'
;:--...!
.~ ...
~
l::O:
Z a:
IJ.-
:>c.
0-.
SUMMARY OF PROPOSAL: The applicant is requesting approval an Administrative Variance from RMC 4-2-110A regulating front yard
setbacks for primary and attached accessory structures in the Residential -4 dwelling units per acre (R-4) zone. The applicant is
proposing a 20-foot front yard setback where a 3D-foot front yard setback is required to accommodate a future house to be
constructed on the site, A Category 2 Wetland is located on the project site. A portion of the proposed house would encroach into
the wetland buffer. Wetland buffer averaging for a portion of the site is proposed with a 2:1 buffer enhancement ratio. The
applicant is also requesting Environmental (SEPA) Review.
A. ENVIRONMENTAL IMPACT (e.g. Non·Code) COMMENTS
Element of the Probable Probable More
Environment Minor Major Information
Impacts Impacts Necessary
Element of the Probable Probable More
Environment Minor Major Informatjon
Impacts Impacts Necessary
Eanh Housing
Air Aesthetics
Water U ht/Glare
Plants Recreation
Land/Shoreline Use Utilities
Animals TransPQrtation
Environmental Health Public Services
Energy/ Historic/Cultural
Natural Resources Preservation
Airport Environment
10,000 Feet
14,000 Feet
B. POLICY-RELATED COMMENTS
C. CODE-RELATED COMMENTS
~ 0vU.-U6 j/VY7f!a-cj:; fa
We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact
or areas where additional intor ion is needed to properly assess this proposal.
1&-20-13 • Date
tJ"j, w u
> a:
W
Ul
~
Z
i
~
Gerald Wasser, Associate Planner
CED -Planning Division
1055 South Grady Way
Renton, WA 98057
December 31, 2013
RE: Sierra Homes Variance, #LUA13-001694, ECF, VAR
Dear Mr. Wasser:
Please add us, Mark and Renee Engbaum (5424 NE 10th St., Renton, WA 98059, cell: 425-941-3525), as a
party of record to the Sierra Homes Variance Project, #LUA13-001694, ECF, VAR.
We also respectfully submit the following comments on this project for your consideration:
We, Mark and Renee Engbaum, are the property and homeowners directly on the east side of the above
mentioned project site. We are also on the downhill slope of said project. When our home was built it
was placed on the property such that it did not encroach on the wetland or wetland buffer. Through the
years we have been mindful of the wetland and have been good stewards of the property. We are
concerned that a neighboring home and "other" structures would be allowed to encroach into the
wetland buffer. This could easily result in drainage issues with the potential to directly impact our
property due to the elevation change between our lots. We respect the right to develop property, but
such development should not have a negative impact on neighboring properties.
Thank you for your consideration of our comments.
Sincerely,
'f1a1¥-~~
Mark and Renee Engbaum
5424 NE 10th ST
Renton, WA 98059
425-941-3525
/
NOTICE Of APPLICATION AND·PROPOSED DETERM'NATION Of
NON-SIGNifiCANCE (DNS)
A M"la, A~pli'''~no h~. b<:en ~I.d and a«epl'd with thl! a'pm",en! o/Community & Ec" ... mic Development
(CEO) PlannlnH OI .. r,lon 01 In. ~ily 01 Ren!o>n. Th. following oneflV d'iC"b.~ the ,ppl <olion .nd the r.eCO"""I
Public Appl(I\I.I ••
DATE OF NOTICE OF APPLICATION
lAND USE NUMBI:R '_'JA13-oo10Q4, EG. liAR
P~OJEcr lOCATION: 5400 bio.ck 01 !liE 10th"
PERMIT A!'PUCATION DATE: OeCEmber 16, 1013
NOTICE OF COMPLETE APPUCATION: Oec.m~ .. lq, lOll
APPLICANT !PROJECT CONTACT PERSON' O.n Finkbeiner, Sle"a Home,
PermlhjNeview Request.d,
othor permit< wnkh may be reGulrod,
"",.llon w~'" .ppllutlon may
~,..,vl.w.~:
(O'lSISTE'ICV OVERVIEW:
Zanin!:ll.nd U .. :
Envlronm.ntal Oocum.nu thaL
E".I~."lh. prupo,.d Prefoct:
O ... lapm.nt Relulati<>n.
u •• d Far Proloct Mltls,tlan'
Envi,onmental (nPA) R .... iew
Oep.rtment of Community Ko Economic Oe"elopm_"! (CIOi-Pia Mini
OMolon, Sixth Floo, lIenton (lty Hall, 1055 South Gr>dy~, Ronlan, WA
9a057
Tn~ .ubJ@ct'itoj,de,ign"edCOMI'-RLO !te,ldtntl.llow IhIn,lty on the City
of Ronton Compren@n'i".LandUseMap,ndR-4 Re,kI."tI.14 unit dweflln;,
por."e on the City" <onln~ M.p.
E""ironm.nt.1 (SEPA) (Medlin
The prOject will be ,ulliect 10 the City', SEPA ordinance, RMC 4·1·110.0. .n~
oth ... pplic.ble cod~, .nd re~ulation' ... pp,opM.o;e
Comm~nts on the ,oovo .ppli"llon mu" b. submltt@o In wrltln, to ~."k W.".r, A .. odot" PI,nn@r, no -
Pl,nnlng Dlv"bn,lOSS So~tn G"dy W'Y. Renton, W '>1, by S:OO Pr>'. on : •. ,u.ry 1. ZQ14. II IOU h,ve quo,,'o",
.Lout t,js pr~pOS'I. or WISh In b. m,d., party of re' receive addItional nclif,catlcn by m,i:. wntdol1h. Pfoie,~
Ma,"oger. Anyoo. who ,ubmits "'fitt.n c~mmen~l wll :1<,lIy becom •• party of [Omrd and will toe nctified 01 any
d.tI<lon on :1'.;' pro:«t
CONTACT PERSON: Gerald WaHer, Associate Planner; Tel: (42S) 430-7382
Eml: gwasser@renton.wa.gov
PLEASE INCLUDE THE PROJECT NUMBER WHEN CALUNG FOR PROPER FILE IDENTIF1CATION
CERTIFICATION
I, \ .. \ C{l(\ S'n <> \ 0 , hereby certify that:S copies of the above document
were posted in __ conspicuous places or nearby the described property on
Date: 16 I \Q I \ .~ Signed: &trYd.Q S;QQ! ~<:
STATE OF WASHINGTON
SS
COUNTY OF KING
I certify that I know or have satisfactory evidence that _~_-..>JIIL.:",,,:,A,,-,,o ...... ,_,-6-L··":·O>..L'·Llk,,,, ... 2:....... ___ _
Signed this instrument and acknowledged it to be his/her/their free and voluntary act for the
uses and purpoSe~,~l;l,t.iR~~d in the instrument.
,.,' '" ., Dated: ..-:---. .... , $. ...... Ii
-------4~~~~~~~~---------
nd for the State of Washington
e Notary (Print): " .. / o _~\~\~f-'~\\~~~_~\~C~"~l~ALlf~¥~>---_____ _
~ointment ex Pires: ______ f:.!../"':1'"""Lf,l-',x!UQ<..L1 Ll _____ __
Agencies See Attached
Dan Finkbeiner Contact/Applicant
George Schaut Owner
See Attached 300' surrounding property owners
(Signature of Sender):
STATE OF WASHINGTON
SS
COUNTY OF KING
I certify that I know or have satisfactory evidence that Lisa M. McElrea
signed this instrument and acknowledged it to be his/her/their free and voluntary actG!.r~?l'i'i~!!
mentioned in the instrument.
~,
Dated: J..ie"kWiM /) dOl3
Notary (print): ____ ---Lt,JJ!,:.J"4.LLt-' _?'LLC:':'"U,; ",; '<:,.' t!..-S~ __________ '-:-
My appointment expires: 0 8'1:2 q I ~Di 1-
Sierra Homes Variance
LUA13-001694; ECF, VAR
template -affidavit of service by mailing
Dept. of Ecology U
Environmental Review Section
PO Box 47703
Olympia, WA 98504-7703
WSDOT Northwest Region '"
Attn: Ramin Pazooki
King Area Dev. Serv., MS-240
PO Box 330310
Seattle, WA 98133-9710
US Army Corp. of Engineers '"
Seattle District Office
Attn: SEPA Reviewer
PO Box C-3755
Seattle, WA 98124
Boyd Powers u'"
Depart. of Natural Resources
PO Box 47015
Olympia, WA 98504-7015
KC Dev. & Environmental Servo
Attn: SEPA Section
900 Oakesdale Ave. SW
Renton, WA 98055-1219
Metro Transit
Senior Environmental Planner
Gary Kriedt
201 South Jackson Street K5C-TR-0431
Seattle, WA 98104-3856
Seattle Public Utilities
Real Estate Services
Attn: SEPA Coordinator
700 Fifth Avenue, Suite 4900
PO Box 34018
Seattle, WA 98124-4018
AGENCY (DOE) LETTER MAILING
(ERe DETERMINATIONS)
WDFW -Larry Fisher' Muckleshoot Indian Tribe Fisheries Dept. '"
1775 12th Ave. NW Suite 201 Attn: Karen Walter or SEPA Reviewer
Issaquah, WA 98027 39015 _172nd Avenue SE
Auburn, WA 98092
Duwamish Tribal Office IjI 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 Preservation'"
Environmental Planning Supervisor Attn: Gretchen Kaehler
Ms. Shirley Marroquin PO Box 48343
201 S. Jackson ST, MS KSC-NR-050 Olympia, WA 98504-8343
Seattle, WA 98104-3855
City of Newcastle City of Kent
Attn: Steve Roberge Attn: Mr. Fred Satterstrom, AICP
Director of Community Development Acting Community Dev. Director
13020 Newcastle Way 220 Fourth Avenue South
Newcastle, WA 98059 Kent, WA 98032-5895
Puget Sound Energy City of Tukwila
Municipal liaison Manager Steve Lancaster, Responsible Official
Joe Jainga 6200 South center Blvd.
PO Box 90868, MS: XRD-01 W Tukwila, WA 98188
Bellevue, WA 98009-0868
*Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and cities
will need to be sent a copy of the Environmental Checklist, Site Plan PMT, and the Notice of
Application.
UDepartment of Ecology is emailed a copy of the Environmental Checklist, Site Plan PMT, & Notice to
the follOWing email address: sepaunit@ecy.wa.gov
"'·"'Department of Natural Resources is emailed a copy of the Environmental Checklist, Site Plan PMT,
& Notice the following email address: sepacenter@dnr.wa.gov
template -affidavit of service by mailing
Denis Law
_ _ :Mayo:..., _---~,:r
.l,
December 19, 2013
Dan Finkbeiner
Sierra Homes
PO Box 3069
Issaquah, WA 98027
.~ '-...i"-"~""'_
Department of Community and Economic Development
C.E, "Ch i p"Vi ncent, Ad m in istrato r
Subject: Notice of Complete Application
Sierra Homes Variance, 13-001694, ECF, VAR
Dear ML Finkbeiner:
. The Planning Division of the City of Renton has determined that the subject application
is complete according to submittal requirements and, therefore, is accepted for review.
It is tentatively scheduled for consideration by the EnvironmentaL Review Committee on
January 20,2014. Prior to that review, you will be notified if any additional information
is required to continue processing your application.
Please contact me at (425) 430'7382 if you have any questions.
Sincere y,
Associate Planner
cc: George Schaut / Owner(s)
Renton City Hall • 1055 South Grady Way • Renton,Washington 98057 • rentonw •. gov
NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF
NON-SIGNIFICANCE (DNS)
A Master Application has been filed and accepted with the Department of Community & Economic Development
(CEO) -Planning Division of the City of Renton. The following briefly describes the application and the necessary
Public Approvals.
DATE OF NOTICE OF APPLICATION: December 19, 2013
LAND USE NUMBER: LUA13-0D1694, ECF, VAR
PROJECT NAME: Sierra Homes Variance
PROJECT DESCRIPTION: The applicant is requesting approval af an Administrative Variance from RMC 4-
2-110A regulating front yard setbacks far primary and attached accessory structures in the Residential-4 dwelling units
per acre (R·4) zone. The applicant is proposing a 20-foot front yard setback where a 30-foot front yard setback is
required to accommodate a future house to be constructed on the site. A Category 2 Wetland is located on the project
site. A portion of the proposed house would encroach into the wetland buffer. Wetland buffer averaging for a portion
of the site is proposed with a 2:1 buffer enhancement ratio. The applicant is also requesting Environmental {SEPAl
Review.
PROJECT LOCATION: 5400 block of NE 10th St
OPTIONAL DETERMINATION OF NON-SIGNIFICANCE (DNS): As the lead Agency, the City of Renton has determined that
significant environmental impacts are unlikely to result from the proposed project. Therefore, as permitted under the
RCW 43.21C.110, the City of Renton is using the Optional DNS process to give notice that a DNS is likely to be issued.
Comment periods for the project and the proposed DNS are integrated into a single comment period. There will be no
comment period following the issuance of the Threshold Determination of Non-Significance (DNS). A 14-day appeal
period will follow the issuance of the DNS.
PERMIT APPUCATION DATE: December 16, 2013
NOTICE OF COMPLETE APPLICATION: December 19, 2013
APPLICANT/PROJECT CONTACT PERSON: Dan Finkbeiner, Sierra Homes
Permits/Review Requested:
Other Permits which may be required:
Requested Studies:
location where applicatIon may
be reviewed:
CONSISTENCY OVERVIEW:
Zoning/land Use:
Environmental Documents that
Evaluate the Proposed Project:
Development Regulations
Used For Project MitigatIon:
Environmental (SEPA) Review
Building, Construction
Wetlands Assessment
Department of Community & Economic Development (CEO) -Planning
Division, Sixth Floor Renton City Hall. 10S5 South Grady Way. Renton, WA
98057
The subject site is designated COMP-RlD -Residential low Density on the City
of Renton Comprehensive Land Use Map and R-4 -Residential 4 unit dwellings
per acre on the City's Zoning Map.
Environmental {SEPAl Checklist
The project will be subject to the City's SEPA ordinance, RMC 4-2-110A and
other applicable codes and regulations as appropriate.
Comments on the above application must be submitted in writing to Gerald Wasser, Associate Planner, CEO -
Planning Division, 1055 South Grady Way, Renton, WA 98057, by 5:00 PM on January 2. 2014. If you have questions
about this proposal, or wish to be made a party of record and receive additional notification by mail, contact the Project
Manager. Anyone who submits written comments will automatically become a party of record and wilt be notified of any
decision on this project.
CONTACT PERSON: Gerald Wasser, Associate Planner; Tel: (425) 430-7382
Eml: gwasser@renton.wa.gov
PLEASE INClUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION
City of Renton
LAND USE PERMIT
MASTER APPLICATION
PROPERTY OWNER(S) PROJECT INFORMATION
PROJECT OR DEVELOPMENT NAME:
NAME: « ' 9£(J<i6;l 5c:..H"" trr 'S\~ ~:'> S, .... G.\JL ~VV\14
ADDRESS: 10119 5£ t9. Db -it->r
PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE: r
5'-100 D~ N£ V'\\\ s-u , ,
CITY: ~Nr WA-ZIP: 9803( ~N 9'8a5~
KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S):
TELEPHONE NUMBER: :253 ~ V6s1)
APPLICANT (if other than owner)
(01...s05 '15 G'-1
NAME:
EXISTING LAND USE(S): _
"f\~\
COMPANY (if applicable): s,(~C\ \~\M£s,.
PROPOSED LAND USE(S):
,. ... J£.N 'i:.i='L
ADDRESS: '} U 0cnc 306'1 \. . .'
EXISTING COMPREHENSIVE PLAN MAP DESIGNATION:
t.::-£.S IO~fl""l.....
PROPOSEO COMPREHENSIVE PLAN MAP DESIGNATION
CITY: I (,~,0..,4'~ ZIP: 9 8 u Z(' (if applicable)
TELEPHONE NUMBER: Y ~ 5"-Y 11 -') '-i I L EXISTING ZONING: \2..-y
CONTACT PERSON PROPOSED ZONING (if applicable): r-....J(r:>.,
O~ ,.--.,
NAME: hN~lNQ
SITE AREA (in square feet): so,5'YO?
SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE
COMPANY (if applicable): ;; I ~ \Ao~ DEDICATED: N(C>.,
ADDRESS: f. O. ~'fC. ~oE)~ SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS:
N(Pr
CITY: l -;''f:Y.::\~ ZIP: 't'bu-q
PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET
ACRE (if applicable) I
TELEPHONE NUMBER AND EMAIL ADDRESS:
L(l""l '-f?( -?''-t1L
NUMBER OF PROPOSED LOTS (if applicable)
N {P>r
O~ k"'~8NfL Q. ~~ r¥'~ NUMBER OF NEW DWELLING UNITS (if applicable):
l
H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Master Application.doc -1-
PR!ECT INFORMATION JConti.td) ,-__ ~ ________ L-__________________ -,
NUMBER OF EXISTING DWELLING UNITS (if applicable): PROJECT VALUE:
0
SQUARE FOOTAGE OF PROPOSED RESIDENTIAL
BUILDINGS (if applicable): -Z I '6 '7 S-J;Z1
IS THE SITE LOCATED IN ANY TYPE OF
ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE
SQUARE FOOTAGE (if applicable):
SQUARE FOOTAGE OF EXISTING RESIDENTIAL
BUILDINGS TO REMAIN (if applicable): r-J(f>., o AQUIFIER PROTECTION AREA ONE
SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL o AQUIFIER PROTECTION AREA TWO
BUILDINGS (if applicable): N(Pr .
0 FLOOD HAZARD AREA sq. ft.
SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL
BUILDINGS TO REMAIN (if applicable): .J(Dr 0 GEOLOGIC HAZARD sq. ft.
NET FLOOR AREA ON NON-RESIDENTIAL BUILDINGS (if 0 HABITAT CONSERVATION sq. ft.
applicable): oJ{P<s
0 SHORELINE STREAMS & LAKES sq. ft.
NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW ,
PROJECT (if applicable): rJ(C>,-Jit WETLANDS ·.11, O'Zsq. ft.
LEGAL DESCRIPTION OF PROPERTY
(Attach legal description on separate sheet with the following information included)
SITUATE IN THE NL QUARTER OF SECTION (0, TOWNSHIP 2.:) r-: RANGE SL, IN THE CITY ---- --OF RENTON, KING COUNTY, WASHINGTON
AFFIDAVIT OF OWNERSHIP
I, (Print Name/s) ,declare under penalty of perjury under the laws of the State of
Washington that I am (please check one) __ the current owner of the property involved in this application or __ the authorized
representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers herein
STATE OF WASHINGTON)
) SS
COUNTY OF KING )
spects true and correct to the best of my knowledge and belief.
. (J / ;1../;3
, I
Date Signature of Owner/Representative
I certify that I know or have satisfactory evidence that S~ .. t, iV, t S ( 'h B \ i \-
signed this instrument and acknowledge it to be hislhertl eir free'and voluntary act for the
uses and purpose mentioned in the instrument.
Dated"
I.
Date
,.I"IuA J TIMMERMAN
Notary PubliC
""te of Washington
My Commission Expires
November 28,2015
Notary (Print): _--,L~''''"''''J.>J-'''B''''_-----C---L\ .L', .u"-"v'-'-".u'L..,Il-=fY)"-'-O"'....J"='-____ _
My appOintment expires: __ lw\LfjJ"-'S'-iI~,2"-'\'-"'_'_1_5'__ _________ _
H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Master Application.doc -2-
,
P l._J ECT I N FORMA TrcIO=-:N,-=--,-, (Ic=-=o-=-::n=t,=-=-" .J=e=-=d'-L-) ______ --,
NUMBER OF EXISTING DWELLING UNITS (if applicable): PROJECT VALUE:
,'-~ .
~
SQUARE FOOTAGE OF PROPOSED RESIDENTIAL
BUILDINGS Cif applicable): '7 0'7"-';tl -,0 => .'
IS THE SITE LOCATED IN ANY TYPE OF
ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE
SQUARE FOOTAGE (if applicable):
SQUARE FOOTAGE OF EXISTING RESIDENTIAL
BUILDINGS TO REMAIN (if applicable): r-JI~ o AQUIFIER PROTECTION AREA ONE
SQUARE FOOTAGE OF PROPOSED NON·RESIDENTIAL o AQUIFIER PROTECTION AREA TWO
BUILDINGS Cif applicable): N(P~ ,
0 FLOOD HAZARD AREA sq. ft,
SQUARE FOOTAGE OF EXISTING NON·RESIDENTIAL
BUILDINGS TO REMAIN (if applicable): ..J/o, 0 GEOLOGIC HAZARD sq. ft.
NET FLOOR AREA ON NON·RESIDENTIAL BUILDINGS (if
applicable): <>J(f-\
0 HABITAT. CONSERV~TION sq. ft,
0 SHORELINE STREAMS & LAKES sq. ft.
NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW
PROJECT (if applicable): i'.j fl-'\-t( WETlANDS ' , "'Ii, oSZ-sq, ft.
, ,
LEGAL DESCRIPTION OF PROPERTY' , ,.
(Attach legal description on separate sheet with the following infonnation included)
SITUATE IN THE N£.... QUARTER OF SECTION (=, TOWNSHIP 2')": RANGE Sf... , IN THE CITY ------OF RENTON, KING COUNTY, WASHINGTON
AFFIDAVIT OF OWNERSHIP
I, (Print Name/s) 9£0~, ~~-..r'\ , declare under penalty of pe~ury under the laws of the State of
Washington that I am (please check one) .p"... the current owner of the property involved in this application or __ the authorized
representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers herein
contained and the information herewith are in al spects true and correct to the best of my knowledge and belief.
STATE OF WASHINGTON )
) SS
COUNTY OF KING )
1:1 / ;z../;3
r I
Date Signature of Owner/Representative
I certify that I know or have satisfactory evidence that ~ c, 'U,. c)' \., f.) , -, t=
signed this instrument and acknowledge it to be hislhe, ir freeland voluntary act for the
uses and purpose mentioned in the instrument.
I ;
Dated U~ ClA J TIMMERMAN
Notary PubliC
~", <'elle of Washington
I: My Commission Expires
Date
l~, ~~N~Orv~e~m~b~e.r_2~8_,~2.0_1~5 __ .J My appointment expires: --'w\'t'! ''"-)-''4' /_2"'('-''''1_;::,'--_________ _
H:\CED\Data\Forms-T em plates\Self-Help Handouts\Planning\Master Application.doc -2·
, .
\
Order No.: 00612091
EXHIBIT "A"
THE EAST 112 FEET OF THE WEST 478 FEET OF THE SOUTH 10 ACRES OF THE NORTHEAST
QUARTER OF THE NORTHEAST QUARTER OF SECTION 10, TOWNSHIP 23 NORTH, RANGE 5 EAST,
W.M., KING COUNTY, WASHINGTON;
EXCEPT THE SOUTH 30 FEET THEREOF;
SITUATE IN THE CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON.
PLANNING DIVISION
WAIVEk OF SUBMITTAL REQUIReMENTS
FOR LAND USE APPLICATIONS
This requirement may be waived by:
1. Property Services
2. Public Works Plan Review
3. Building
4. Planning
DATE: --''4---'Y--'='~=-'--='=-------
H:\CEO\Data\Fonns-Templatss\Self-Help Handouts\Planning\waiverofsubmittaJreqs.xls 06f09
· . PLANNING DIVISION
WAIVEn. OF SUBMITTAL REQUIReMENTS
FOR LAND USE APPLICATIONS
Applicant Agreement Statement 2 AND 3
Inventory of Existing Sites 2AND3
Lease Agreement, Draft 2 AND 3
Map of Existing Site Conditions 2 AND 3
Map of View Area 2 AND 3
Photosim 2AND3
This requirement may be waived by:
1. Property Services
2. Public Works Plan Review
3. Building
4. Planning
H:\CEO\Data\Fonns-Templates\SeJf-Help HandautslPlanning\waiverofsubmittalreqs.x1s 06109
• PREAPPLICATION MEETING FOR
Sierra Homes Single-Family with Wetland
5400 Block of NE 10th Street
PRE 13-000892
CITY OF RENTON
Department of Community & Economic Development
Planning Division
August 8, 2013
Contact Information:
Planner: Gerald Wasser, 425.430.7382
Public Works Plan Reviewer: Jan lilian, 425.430.7216
Fire Prevention Reviewer: Corey Thomas, 425.430.7024
Building Department Reviewer: Craig Burnell, 425.430.7290
Please retain this packet throughout the course of your project as a reference. Consider
giving copies of it to any engineers, architects, and contractors who work on the
project. You will need to submit a copy of this packet when you apply for land use
and/or environmental permits.
Pre-screening; When you have the project application ready for submittal, call and
schedule an appointment with the project manager to have it pre-screened before
making all of the required copies.
The pre-application meeting is informal and non-binding. The comments provided on
the proposal are based on the codes and policies in effect at the time of review. The
applicant is cautioned that the development regulations are regularly amended and the
proposal will be formally reviewed under the regulations in effect at the time of project
submittal. The information contained in this summary is subject to modification and/or
concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director,
Development Services Director, Department of Community & Economic Development
Administrator, Public Works Administrator and City Council).
Fire & Emergency Ser' -'-es
Department
C'
MEMORANDUM
DATE:
TO:
FROM:
SUBJECT:
7/16/2013 12:00:00AM
Gerald Wasser, Associate Planner
Corey Thomas, Plan Review/Inspector
(Sierra Homes SF w/ Wetlands) PRE13-000892
No comments and will not attend this meeting.
Page 1 of 1
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
MEMORANDUM
DATE: August 6, 2013
TO: Jerry Wasser, Planner
FROM: Jan lilian, Plan Review ~
SUBJECT: Sierra Homes
Parcel 1023059364
PRE 13-000892
NOTE: The applicant is cautioned that information contained in this summary is preliminary and non-
binding and may be subject to modification and/or concurrence by official city decision-makers. Review
comments may also need to be revised based on site planning and other design changes required by
City staff or made by the applicant.
I have completed a preliminary review for the above-referenced proposal. The following comments are
based on the pre-application submittal made to the City of Renton by the applicant.
Water
1. Water service is provided by Water District 90. Applicant shall provide a water availably certificate at
building permit application
Sanitary Sewer
1. Sewer service is provided by the City of Renton. There is an 8-inch sewer main in NE 10th Street.
2. System development fee for sewer is based on the size of the new domestic water to serve the new
home. Sewer fee for a %-inch or I-inch meter install is $1,812.00.
3. This parcel lies within the sewer special assessment district, Honey Creek Interceptor. Fee is $250.
Storm Drainage
1. There is drainage conveyance system in NE 10th Street.
2. Small project drainage review is required for any single-family residential project that will result in
2,000 square feet or more of new impervious surface, replaced impervious surface, or new plus replaced
impervious surface, or 7,000 square feet of land disturbing activity. If the project exceeds one of these
thresholds, a drainage plan and drainage report will be required with the building permit application.
3. A geotechnical report for the site is required. Information on the water table and soil permeability
with recommendations of appropriate flow control BMP options with typical designs for the site from
the geotechnical engineer shall be submitted with the application.
Sierra Homes PRE 13-000892
Page 2 of 2
August 5, 2013
4. Surface water system development fee is $1,120.00 for the new home.
5. A Construction Stormwater Permit from Department of Ecology is required if clearing and grading of
the site exceeds one acre.
Transportation/Street
1. The current transportation impact fee rate is $717.75 per single family house. The impact fee for this
type of land use will increase on January 1, 2014, to $1,430.72 per single family house. The
transportation impact fee that is current at the time of building permit application will be levied.
Payment of the transportation impact fee is due at the time of issuance of the building permit.
General Comments
1. All construction utility permits for drainage and street improvements will require separate plan
submittals. All utility plans shall conform to the Renton Drafting Standards. Plans shall be prepared by a
licensed Civil Engineer.
2. Separate permit and fees will be required for the water meter installation, side sewer connection and
storm water connection.
3. Water service, sewer stub and a drainage flow control bmp is required to be provided to the new lot
prior to recording of the short plat.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M 0 RAN D U
DATE: August 8, 2013
TO: Pre-application File No. 13-000892
FROM: Gerald Wasser,
M
SUBJECT: Sierra Homes Single-family with Wetland
General: We have completed a preliminary review of the pre-application for the above-
referenced development proposal. The following comments on development and
permitting issues are based on the pre-application submittals made to the City of
Renton by the applicant and the codes in effect on the date of review. The applicant is
cautioned that information contained in this summary may be subject to modification
and/or concurrence by official decision-makers (e.g., Hearing Examiner, Community &
Economic Development Administrator, Public Works Administrator, Planning Director,
Development Services Director, and City Council). Review comments may also need to
be revised based on site planning and other design changes required by City staff or
made by the applicant. The applicant is encouraged to review all applicable sections of
the Renton Municipal Code. The Development Regulations are available for purchase
for $100.00 plus tax, from the Finance Division on the first floor of City Hall or online at
www.rentonwa.gov
Project Proposal: The subject property is located on the north side ofthe 5400 block of
NE 10th Street in the East Plateau area (APN 1023059364) between Nile Avenue NE and
. Jericho Place NE. The project site is approximately 30,540.5 square feet in area (0.70
acre) and is zoned Residential-4 dwelling units per acre (R-4). The proposal is to
construct one single-family house on the subject property. The applicant has stated
that a wetland with its associated 50-foot buffer area (presumed by staff to be a
Category 2 Wetland) occupies much of the subject site. This critical area and its buffer
are oriented diagonally from southeast to northwest. The applicant has asked whether
staff is supportive of a variance for a 20-foot front yard setback where 30-feet are
required. Because the proposed house would encroach approximately 50 square feet
into the wetland buffer area (even if a front yard variance is approved for 20 feet), the
applicant wants to know if buffer averaging would be possible to accommodate such an
encroachment. Access to the site is proposed via a new driveway from N E 10th Street.
Current Use: The property is vacant parcel.
h;\ced\planning\current planning\preapps\13·000892.jerry\pre013·000892, sierra hames single-family with wetland,
r-4.doc
Sierra Homes SF with Well , PRE13-000892
Page 2 of6
August 8, 2013
Zoning/Density Requirements: The subject property is zoned Residential-4 dwelling
units per acre (R-4). There is no minimum density in the R-4 zone and the maximum
density is 4.0 dwelling units per net acre (du/ac).
Note: A single-family house is permitted on any legal lot in the R-4 zone if all
development and residential design standards are satisfied,
Development Standards: The project would be subject to RMC 4-2-110A, "Development
Standards for Single Family Zoning Designations" effective at the time of complete
. application.
Building Standards -The R-4 zone allows a maximum building coverage of 35% of the lot
area or 2,500 square feet, whichever is greater for lots over 5,000 square feet in size.
The maximum impervious coverage in the R-4 zone is 55%. Building height is restricted
to 30 feet. Detached accessory structures must remain below a height of 15 feet and
one-story. Accessory structures are also included in building lot coverage calculations.
Compliance with the maximum building coverage and maximum impervious coverage
requirements would be verified at the time of building permit review.
Setbacks -Setbacks are the minimum required distance between the building footprint
and the property line. The required setbacks in Zone R-4 are:
Front yard -30 feet for the primary structure.
Note: The submitted narrative and site plan indicates that because the subject
property is encumbered by a Category 2 Wetland and its associated buffer area, the
applicant is requesting a 20-foot front yard setback in order to accommodate a
reasonably sized building envelope and future house with an outdoor patio. Staff
would be supportive of a variance for a 20-foot front yard setback.
The applicant further states that they would like to use buffer averaging because a
variance for a 20-foot front yard variance would still require an approximate 50
square foot encroachment into the buffer area. RMC 4-3-050M.6.f permits buffer
averaging if all of the following criteria are satisfied:
• That the wetland contains variations in ecological sensitivity or there are
existing physical improvements in or near the wetland and buffer; and
• That width averaging will not adversely impact the wetland function and
values; and
• That the tatal area cantained within the wetland buffer after averaging is no
less than that cantained within the required standard buffer prior to averaging;
and
• A site specific evaluation and documentation of buffer adequacy based upon
The Science of Wetland Buffers and Its Implications for the Management of
h:\ced\planning\current planning\preapps\13-000892.jerry\pre013-000892, sierra homes single-family
with wetland, r-4.doc
Sierra Homes SF with Wetla,
Page 3 of 6
August 8, 2013
RE13-000892
Wetlands, McMillan 2000, or similar approaches have been conducted. The
proposed buffer standord is based on consideration of the best available
science as described in WAC 365-195-905; or where there is an absence of valid
scientific information, the steps in RMC 4-9-250F are followed.
• In no instance shall the buffer width be reduced by more than fifty percent
(50%) of the standard buffer or be less than twenty five feet (25') wide. Greater
buffer width reductions require review as a variance per subsection N3 of this
Section and RMC 4-9-250B; and
• Buffer enhancement in the areas where the buffer is reduced shall be required
on a case-by-case basis where appropriate to site conditions, wetland
sensitivity, and proposed land development characteristics.
• Notification may be required pursuant to subsection F8 of this Section.
In the alternative, the applicant should consider reconfiguring the back yard patio so
that no encroachment would take place should a variance for a 20-foot front yard
setback be approved. Please be advised that this alternative would also require the
creation of a Native Growth Protection Easement (NGPE) as specified in RMC 4-3-
050M.7.
A handout showing Wetland Regulations is provided for your review.
Rear yard -25 feet. The submitted site plan indicates that the rear yard of the
proposed single-family house would far exceed this minimum standard.
Side yards -5-feet, except IS-feet for side yards along a street or access easement. The
submitted site plan indicates conformance to this standard.
Setbacks are verified at the time of building permit review.
Residential Design and Open Space Standards: The Residential Design and Open Space
Standards contained in RMC 4-2-115 would be applicable to any new residential
structures. A handout indicating the applicable guidelines and standards is enclosed.
Note: An architectural rendering of the proposed house was submitted with the pre-
application materials. It is apparent that this rendering would not conform to the
Residential Design Standards, at least, for roof pitch (which requires a 6:12 minimum
pitch for the prominent form of the roof). However, the roof design could be approved
via a Residential Design Modification. Please be advised that a modification process is
in place for deviations from the Residential Design Standards.
Access/Parking: Access is proposed to be via a new driveway from NE 10th Street. Two
off-street parking spaces are required. The maximum driveway width for a two-car
garage is 16 feet at the front property line.
h:\ced\planning\current planning\preapps\13-000892.jerry\pre013·000892, sierra homes single·family
with wetland, r-4.doc
Sierra Homes SF with Wet , PRE13-000892
Page 4 of 6
August 8, 2013
landscaping: Except for critical areas, all portions of a development area not covered
by structures, required parking, access, circulation or service areas, must be landscaped
with native, drought-resistant, vegetative cover. Development standards require that all
pervious areas within the property boundaries be landscaped. The minimum on-site
landscape width required along street frontages is 10 feet. In addition, if there is no
landscape strip within the right-of-way, then two ornamental trees are required in the
front yard setback area of each lot. These trees would need to be planted prior to the
final inspection of the building permit.
Please refer to landscape regulations (RMC 4-4-070) for further general and specific
landscape requirements. A conceptual landscape plan would be required at the time of
formal Variance and/or building permit application.
Significant Tree Retention: Note: It appears that several significant trees would be
removed to accammodate the single-family house in the proposed location. Please be
advised that tree removal would not be allowed in the onsite wetland or its buffer
area. If significant trees (greater than 6-inch caliper) are proposed to be removed, a
tree inventory and a tree retention plan along with a tree retention worksheet shall be
provided with the formal land use application and/or building permit. The tree
retention plan must show preservation of at least 30 percent of significant trees, and
indicate how proposed building footprints would be sited to accommodate preservation
of significant trees that would be retained. If staff determines that the trees cannot be
retained, they may be replaced with minimum 2 inch caliper trees at a ratio of six to
one.
Critical Areas: Although there is no mapped wetland on the project site, the applicant
has indicated that a wetland study has been conducted. Plans which show the location
of an onsite wetland and a 50-foot buffer (which would imply that the onsite wetland is
a Category 2 wetland) have been submitted with the pre-application materials. Note:
While such plans have been submitted, a copy of the wetland study would be required
ot the time of formal land use and/or building permit applications. The study should
indicate when it was conducted and the classification of the onsite wetland. When
buffer averaging is used, the study must satisfy RMC 4-3-050M.f.iv which states:
• A site specific evaluation and documentation of buffer adequacy based upon
The Science of Wetland Buffers and Its Implications for the Management of
Wetlands, McMillan 2000, or similar approaches have been conducted. The
proposed buffer standard is based on consideration of the best available
science as described in WAC 365-195-905; or where there is an absence of valid
scientific information, the steps in RMC 4-9-250F are followed.
As indicated earlier in this report, a NGPE would be required as part of any land use
action and/or building permit application. In addition, a split rail fence with
appropriate signage must be installed along the buffer area boundary in order to
protect the wetland, stream, and their associated buffer areas.
h:\ced\plann',ng\current planning\preapps\13-000892.jerry\pre013-000892, sierra homes single-family
with wetland, r-4,doc
Sierra Homes SF with Wetla,
Page S of 6
August 8, 2013
RE13-000892
In addition, City of Renton aerial photos and maps indicate the presence af a Closs 4
Stream in the northeast corner of the site. The wetland study must also include
information about the onsite stream including where it is located, its classification and
the limits of its buffer area.
The project site also includes areas of sensitive slopes. These areas appear to be
located within the identified wetland buffer area and would not be affected by the
proposed single-family house.
Environmental Review: Short plats are exempt from Environmental (SEPA) Review
unless they contain critical areas. Note: The proposed project site contains a wetland,
a wetland buffer, and a stream; therefore, Environmental (SEPA) Review would be
required,
Permit Requirements: An Administrative Variance for a reduction of the front yard
setback would be required for the project as proposed. If deviations from the
Residential Design Standards are requested, approved Residential Design Standard
Modifications would be necessary.
The fee for an Administrative Variance application is $1,236.00 ($1,200.00 plus 3%
Technology Surcharge Fee).
The fee for Environmental (SEPA) Review is $1,030.00 ($1,000.00 plus 3% Technology
Surcharge Fee).
The fee for each Residential Design Standard Modification request is $103.00 ($100.00
plus 3% Technology Surcharge Fee).
The administrative variance request and the environmental review would be processed
concurrently within a time frame of 6 to 8 weeks.
Fees: In addition to the applicable building and construction fees, impact fees are
required. Such fees apply to all projects and would be calculated at the time of building
permit application and payable prior to building permit issuance. The fees for 2013 are
as follows:
• Transportation Impact Fee -$717.75 per new single-family house;
• Park Impact Fee -$530.76 per new single-family house; and
• Fire Impact Fee -$479.28 per new single-family house.
A Renton School District Impact Fee, which is currently $6,395.00 per new home, would
be payable prior to building permit issuance.
A handout listing all ofthe City's Development related fees is provided for your review.
Note: When formal application materials are complete, the applicant must make an
appointment with the project manager, Gerald Wasser, to have one copy of the
h:\ced\planning\current planning\preapps\13-000892.jerry\pre013-000892, sierra homes single-family
with wetland, r·4.doc
Sierra Homes SF with Wet , PRE13-000892
Page 6 of 6
August 8, 2013
applicatian materials pre-screened at the 6th public caunter priar to submitting the
complete application package. Mr. Wasser may be contacted at (425) 430-7382 or
gwasser@rentonwa.gov.
Expiration: Upon approval, variances are valid for two years with a possible two-year
extension.
h:\ced\planning\current planning\preapps\13-000892.jerry\pre013-000892, sierra homes single-family
with wetland, r-4.doc
PRE13-000o~2 Sierra Homes Sil,~le-Family
Notes
NC:;8
o
1: 2,532
211 o 105 211 f'88t
W3S _ 19114_'Neb_MeTalor_Auxlliary_Sphere
City of R:errfon G)
Finance & IT Division
Legend
City and County Labels
City and County Boundary
C"rec
[1 City of Renton
Addresses
Parcels
Environment Designations o \Jatural
G SI-vel fie High ,~tensily
n S110'811n9 Isolated Hiqr Irtersily
Information Technology -GIS
RentonManSut)port@Rentonwa gov
81512013
This mClp ,5;] 1J5~r gClcr;n~d sj;:!IC o~tp~t fr:ln ,in In:Cf1cl rr,;]pp n,~ site and
IS '0: reference on 1 Dala ,ayers thai appea, on this map 'lla~' or ma,' not be
a'~c'~rale, CUTent, O~ olhe~ise reliab e
THIS MAP IS NOTTO BE USED FOR NAVIGATIO:-.J
CA
RNI-F
/r-':
--. ~-~~~:
I, ~~._ •••
ZONING MAP BOOK
PW TECHNICAL SERVICES
PRINTED ON 11/13/09
TIQ""'u"-~,I" __ '"
_..-...... _""""-.nd~_""
R-8
.... _10 ___ .. ., .... __
lhi''''''' __ .'''" .... _ ... '''''' .. .ny.
SE112t11St
D6 -03 T23N R5E E 112
....
R-4
..
.
R-8' ..
F6 -15 T23N R5E E 112
o 200 400
N IF,,,
1:4,800
. at' .. 1
,5: __ .:.:
f
!l~'12111Sl.,._
E6
10 T23N RSE E 112
5310
Justification for Variance Request
City of Renton, Washington
For
Sierra Homes, Inc.
5400 Block of NE 10th Street
K.c. Parcel #1023059364
Renton, Washington
'~-.' .
• The variance for the front yard setback is necessary due to the special
circumstances associated with the property. The subject property has a large
category two wetland that, with the buffer, occupies 77% of the site. The wetland
and the 50 foot buffer substantially restrict the building area. A 20 foot front yard
setback would allow the extra room needed to construct a new home on the
restricted lot.
• The front yard setback variance will not be materially detrimental to the public
welfare or injurious to the property or surrounding area. The variance will allow
the property to be developed to its highest and best use and be in conformance
with the surrounding residential neighborhood. The proposal has no detrimental
effects on the subject property. Of the 33,519 square feet of area, only 7.708
square feet will be disturbed. A rail fence will be installed along the entire wetland
buffer line. The variance will allow for the property to be developed and the
wetland to be protected.
• The variance will not be inconsistent with the surrounding properties or zone. The
surrounding properties are zoned residential R-4 and R-8. The majority of the
property to the west of the subject property is zoned R-8, including the
neighborhood located only half a block to the west. The front yard setback in the
R-8 zone is 15 feet. The proposed 20 setback would be in conformance with the
surrounding homes.
• A 20 foot front yard setback is the minimum needed to construct the proposed
residence with minimal impact to the wetland buffer. The 20 foot setback provides
the minimum space needed for the new residence. Even with the 20 foot setback,
buffer averaging will be necessary to accommodate the buffer encroachment.
.' -
Variance Narrative
City of Renton, Washington
For
Sierra Homes, Inc.
5400 Block of NE 10 th Street
K.C. Parcel #1023059364
Renton, Washington
!". ", '
I.
.' .
Project Narrative:
Sierra Homes is requesting a setback variance for the construction of a single Hunily house
on the 5400 block ofNE 10th Street. The subject property is located in the R-4 residential
zone. The front yard setback in the R·4 zone is 30 feet. The variance we are requesting is
for a 20 foot tront yard setback.
The subject property is located on the north side of the 5400 block of NE lOti' Street in the
East Plateau area between Nile Avenue NE and Jericho Place NE. The site is
approximately 33,519 square feet and is zoned R-4 Residential. The surrounding
neighborhood is also zoned residential. The proposal is to obtain a building permit to
construct one single family house on the southeast portion of the property with
construction costs of approximately $210,000 and market value of approximately
$600,000.
Access to the site is proposed via a new driveway from NE 10th Street.
The site is currently forested and undeveloped and slopes down from west to east towards
a category 2 wetland. As part of the development, six trees will be removed including: 5
cedars sizes 13", 30",22",24",24" and one 14" fir. The Category 2 wetland runs
generally diagonally from southeast to northwest and is part of a larger wetland that
extends offsite to the north and east. The proposed residence would be approximately 43
feet from the wetland at the closest point. There is also an offsite class 4 stream located to
the east of the property. The proposed residence would be approximately 55 feet from the
stream at the closest point. Even with the reduced front yard setback, a portion of the
Northeast corner of the proposed house will still encroach into the wetland buffer, so we
are proposing buffer averaging for a portion of the site with a 2: 1 buffer replacement ratio.
The site currently drains from east to west and the soils are generally fine sand or silty fine
sand with gravel content down to a depth of 3.5 to 4.5 feet. The proposed storm water
drainage for the developed impervious surface is to utilize the landscape areas (lawn) on
the front and back of the property to sheet flow runoff from the driveway and walkways.
The lawn in these areas will be a minimum of 25 feet from the east property line. The
utilization of a infiltration trench will be used for the runoff of the house downspouts.
PLANNING DIVISION
ENVIRONMENTAL CHECKLIST
Pl!RPOSE OF CHECKLIST:
City of Renton Planning Division
1055 South Grady WaY-Renton, WA 98057
Phone: 425-430-7200 Fax: 425-430-7231
The State Environmental Policy Act (SEPA), Chapter 43.21C RCW, requires all governmental
agencies to consider the environmental impacts of a proposal before making decisions. An
Environmental Impact Statement (EIS) must be prepared for all proposals with probable
significant adverse impacts on the quality of the environment. The purpose ofthis checklist is
to provide information to help you and the agency identify impacts from your proposal (and to
reduce or avoid impacts from the proposal, if it can be done) and to help the agency decide
whether an EIS is required.
"INSTRUCTIONS FOR APPLICANTS:
This environmental checklist asks you to describe some basic information about your proposal.
Governmental agencies use this checklist to determ,ine whether the environmental impacts of
your proposal are significant, requiring preparation of an EIS. Answer the questions briefly,
with the most precise information known, or give the best description you can.
You must answer each question accurately and carefully, to the best of your knowledge. In
most Cases, you should be able to answer the questions from your own observations or project
plans without the need to hire experts. If you really do not know the answer, or if a question
does not apply to your proposal, write "do not knol(ll" or "does not apply". Complete answers
to the questions now may avoid unnecessary delays later.
Some questions ask about governmental regulations, such as zoning, shoreline, and landmark
designations. Answer these questions if you can. If you have problems, the governmental
agencies can assist you.
The checklist questions apply to all parts of your proposal, even if you plan to do them over a
period of time or on different parcels of land. Attach any additional information that will help
describe your proposal or its environmental effects. The agency to which you submit this
checklist may ask you to explain your answers or provide additional information reasonably
related to determining ifthere may be significant adverse impact. I'-)~--. -',
••• .1'
< c'
USE OF CHECKLIST FOR NONPROJECT PROPOSALS:
_ ~:... i J:" \.: /, ; J
Complete this checklist for non-project proposals, even though questions' may b~ answered
"does not apply." IN ADDITION, complete the SUPPLEMENTAL SHEET FOR NONilROJEtT
ACTIONS (part D).
For non-project actions (actions involving decisions on policies, plans and programs); the
references in the checklist to the words "project," "applicant," and "property or site" should be
read as "proposal," "proposer," and "affected geographic area," respectively.
-1 -06/09
H:\CED\Data\Fonns-Templates\Self-Help Handouts\Planning\Environmentai Checklistdoc
A_ BACKGROUND
1. Name of proposed project, if applicable:
Sl~ l-\o-N""L SlNCs.1....IL-
2. Name of applicant:
s.t~ ~, (...J<:....
3. Address and phone number of applicant and contact person:
\:b,..J ~ ..... I..<..\>£t","~ f. <.:I , UO)C ~o 6.~
t..1z.S--"'-1\-~~ft..... I~S.qq....J"~ II"t>O, cc tgcZ7
4. Date checklist prepared:
11/ f>/ n
5. Agency requesting checklist:
Llry e>P ~
6. Proposed timing or schedule (including phasing, if applicable):
s;.~ SPQ.. ~~QN ~o,.-.l I ·Zc:.c,-(
7. Do you have any plans for future additions, expansion, or further activity related to or
connected with this proposal? If yes, explain.
8.
9.
List any environmental information you know about that has been prepared, or will be
prepared, directly related to this proposal.
c..~c:A-'-(¥Z£.t::I, ~y ~..iQ '-..lQ.~"'JC
G,~~,-b"t'Uo,t' .
Do you know whether applications are pending for governmental approvals of other
proposals directly affecting the property covered by your proposal? If yes, explain.
10. List any governmental approvals or permits that will be needed for your proposal, if
know$-~ 11\.n'-.O,~ f~~\
V~~~
11. Give brief, complete description of your proposal, including the proposed uses and the
size of the project and site.
c..c-)~ ~ 2., euO s.~ ~
Pt-50, ~'"tO . S~ ~ ~-r-"...~~ Pr
~~') -r~ ~.
-2-
H:\CEO\Data\Fonns-. Tempiates\Self·Help Handouts\Planning\Environmental Checklistdoc
04/12
12. Location of the proposal. Give sufficient information for a person to understand the
precise location of your proposed project, including a street address, if any, and section,
township, and range if known. If a proposal would occur over a range of area, provide
the range or boundaries of the site(s}. Provide a legal description, site plan, vicinity
map, and topographic map, if reasonably available. While you should submit any plans
required by the agency, you are not required to duplicate maps or detailed plans
submitted with any permit applications related to this checklist ..
Sl.{co ~ rcL lC~ S, e~ 6;: iC"2.."3o~36'-{
B. ENVIRONMENTAL ELEMENTS
1. EARTH
a.
b.
c.
d.
e.
f.
g.
h.
General des~e (circle one); flat, rolling, hilly, steep slopes,
mountainou other Y> """",",~--L SL;..r~
What is the steepest slope on the site (approximate percent slope?)
:>e>Q/o
What general types of soils are found on the site (for example, clay, sand, gravel,
peat,muck)? If you know the classification of agricultural soils, specify them and
note any prime farmland. I
h' .... L p..,...o $\~ C:;rocC... ~ ~~~
Are there surface indications or history of unstable soils in the immediate
Vicinity? If so, describe.
r:) <Pa;c£Jc:: ,S t1~S
NO
is ! • r ('i££\ fC.3
Describe the purpose, type, and approximate quantities of any filling or grading
proposed. Indicate source of fill.
No;" ,:::;' ... '-., f'I\, ....... it. G.IlAo<~ h:.-fL ,v£""" l~
Could erosion occur as a result of clearing, construction, or use? If so, generally
describe.
'""'.~iL ~.,...J
\3.£...-~n.~'\'"'9?
~ l.A~~ c.~\~ "",".I, .. ,-",\--""' ...........
i~X-~f~ Cc.~ .~...rIZ€S
About what percent of the site will be covered with impervious surfaces after
project construction (for example, asphalt or buildings)?
/0 % oL S(CX><;.:> S~ ~
Proposed measures to reduce or control erosion, or other impacts to the earth,
if any:
I) I~~~ e..,c'·QO G..-C;;~~ ~
z.1 ~l~ ~tNU.... f. s r:.} ~!>T'I.<' Co-..r"-lll~ ~ A-'-''-. O~, ~"Rl.~ <<.6
'-t) 1N\" ..... u.\ C()v4f4~-~ i? ........... O{S"{l.o~~~ A0Vt-.s 04/12
H:\CED\Data\Forms-Templates\Self-He\p Handouts\Planning\Environmental Checklisldoc
2. AIR
a.
b.
What types of emissions to the air would result from the proposal (Le., dust,
automobile, odors, industrial wood smoke) during construction and when the
project is completed? If any, generally describe and give approximate quantities
if known.
Are there any off-site sources of emission or odor that may affect your
proposal? If so, generally describe.
,.-.Jo.
c. Proposed measures to reduce or control emissions or other impacts to air, if
any:
3. WATER
a. Surface Water:
1) Is there any surface water body on or in the immediate vicinity of the site
(including year-round and seasonal streams, saltwater, lakes, ponds, wetlands)?
If yes, describe type and provide names. If appropriate, state what stream or
river it flows into: ~ ~_
~Mor~ i:o..--. UA 'f>'.:> 't S~ o~T"£.-1b ,
2) Will the project require any work over, in, or adjacent to (within 200 feet) the
des-cribed\"';aters? Iryes, please desuibe an.cl il.ttach available plans.
t:>,O~ ~ S~ -C">SC$I W-r.o. ~-mQ", -
Pn... _ ~(". '71...N St't"'L (::> ~ ~
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.
~.:..~
4) Will the proposal require surface water withdrawals or diversions? Give general
description, purpose, and approximate quantities if known.
. :, ".
5) Does the proposal lie within a 100-year flood plain? If so, note location on the
site plan.
6) Does the proposal involve any discharges of waste materials to surface waters?
If so, describe the type of waste and anticip~ted volume of discharge.
·4· 04112
H:\CED\Data\Fonns-Templates\Self~Help Handouts\Planning\Environmental Checklistdoc
b.
1)
Ground Water:
Will ground water be withdrawn, or will water be discharged to ground water?
Give general description, purpose, and approximate quantities if known.
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 ..
c.
1)
2)
Water Runoff (including storm water):
Describe the source of runoff (including storm water) and method of collection
and disposal, if any (include quantities, if known). Where will this water flow?
Will this water flow into other waters, If so, describe.
'i2-..t2 0.......-..sP~ v-..~v-~,TO C,""1'-~ Jrl
~ ~ ~(~o.\\.\A-.."...l .s..~ s.,@£ ~ ,..e I~ Sf;
Could waste material enter ground or surface waters? If so, generally describe.
d. Proposed measures to reduce or control surface, ground, and runoff water
impacts, if any: ~"l--l-A..,...-lj """""--=. c.a-~ £~"Cl!l..-~~'C ...
4. PLANTS
a.
b.
c.
Check or circle types of vegetation found on the site: --2S: deciduous tree: alder, maple, aspen; other
~ evergreen tree: fir, cedar, pine, other ----F sh ru bs
__ grass
__ pasture
crop or grain
~ wet scil1'jiI:ants: cattail, buttercup, bullrush, skunk cabbage, other
__ water plants: water lily, eel grass, milfoil, other
__ other types of vegetation
What kind and amount of vegetation will be removed or altered? ,( .-. _ ;::;'<"€-c.~ c.?J*.S ~ I)" ~ z.4<; oo-A:-1'1 he. «~£;.~
~-v? Scf~-S~-6S·-.c~5., b~"£.5, \l1M..~
List threatened or endangered species known to be on or near the site.
f'l~ L'M ~
-5-04112
H:\CED\Data\Forms-Templates\SeIf-Help Handouts\Planning\Environmental Checklist.doc
d. Proposed landscaping, use of native plants, or other measures to preserve or
enhance vegetation on the site, if any: S~'---Q~ .. ~ ~5 I-..J ~ ~ ~ {~) .~
c..teoeK, ~ac.. ~ \:\@L~ A-1 ~~t:\Z",,---., ~)
5. ANIMALS
a. Circle any birds and animals, which have been observed on or near the site or
are known to be on or near the site:
Birds: hawk, heron, eagle, songbirds, other ________ _
Mammals: deer, bear, elk, beaver, other:--....,.,._~_~ ___ _
Fish: bass, salmon, trout, herring, shellfish, other _____ _
b. List any threatened or endangered species known to be on or near the site.
~ .(.,c~..... I
j . :. .' '. ' ......
c. Is the site part of a migration route? If so, explain ,
.()orJr ~
d, Proposed measures to preserve or enhance wildlife, if any: .
s;.ft"., e..... .. '-. ~ (>.,1 .lI (o.. ~. ~"'~,::'C:IL
6. ENERGY AND NATURAL RESOURCES
a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to
meet the completed project's energy needs? Describe whether it will be used
for heating, manufacturing, etc. . . r . ~ _ •• t _
~. o.,...S t~~, t~~ Ar'"'t'? ~ ..............
£, G<.J::'fZ..J..Cf'f'.-~ £..<""~
b. Would your project affect the potential use of solar energy by adjacent
properties? If so, generally describe.
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: q5"1-~c;.,(~ 6I-4}+£
. ~"4Vf S~fL ""Pf~...ste.S ( ,;;:; u~ g-..u.>~
7. ENVIRONMENTAL HEALTH
a. Are there any environmental health hazards, including exposure to toxic
chemicals, risk of fire and explosion, spill, or hazardous waste, that could occur
as a result of this proposal? If so, describe .
. f-..io
1) Describe special emergency serviCes that might be required.
~'--
·6· 04/12
H:\CED\Oata'Forms~Templates\Self~Help Handouts\Planning\Environmental Checklist.doc
2) Proposed measures to reduce or control environmental health hazards, if any:
b. Noise
1) What types of noise exist in the area which may affect your project (for
example: traffic, equipment, operation, other)?
~
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.
<;~ \£<tN-C<S>-b~ ·-"~L.
"""'" -(::! '3 ~ 00:> P:r-___ -'-I ~..... e vv-... •
3) Proposed measures to reduce or control noise impacts, if any:
8. LAND AND SHORELINE USE
a. What is the current use of the site and adjacent properties?
~..s~~, ~l\""L. ~ ~
~!.-~ fa..P-~i:.~ .rvc6~ ~(~,~ v~
b. Has the site been used for agriculture? If so, describe.
\. ~~
c. Describe any structures on the site.
d. Will any structures be demolished? If so, what?
e. What is the current zoning classification of the Site.?
f. What is the current comprehensive plan designation of the site?
g. If applicable, what is the current shoreline master program designation of the
site?
h. Has any part of the site been classified as an "environmentally sensitive" area?
If so, specify. (J...,$; ~
-7-04/12
H:\CEO\Data\Forms-Templates\Self-Help Handouts\Planning\Environmental Checkilsldoc
i. Approximately how many people would reside or work in the completed
project?
j. Approximately how many people would the completed project displace?
~
k. Proposed measures to avoid or reduce displacement impacts, if any:
I. Proposed measures to ensure the proposal is compatible with existing and
projected land uses and plans, if any:
~ SIZa..... l'So ~("'f\1.C>'€-
9. HOUSING
a. Approximately how many units would be provided, if any? Indicate whether
high, middle, or low-income housing.
Or-.L -IAAt.QI]\.4..... ~
b. Approximately how many units, if any, would be eliminated? Indicate whether
high, 'rtliddle, or low-income housing.
,...oN!l.--
c. Proposed measures to reduce or control housing impacts, if any:
~
10. AESTHETICS
a. What is the tal/est height of any proposed structure(s), not including antennas;
what is the principal exterior bUilding material(s) proposed.
"t,.S-(
L,n".p 5<QV'..J .. _),_I$~
b. What views in the immediate vicinity would be altered or obstructed?
,...<»J'i.-.
c. Proposed measures to reduce or control aesthetic impacts, if any:
11. LIGHT AND GLARE
a .. What type of light or glare will the proposal produce? What time of day would it
mainly occur?
-8-04112
H:\CED\Data\FormS~Templates\Self-Help Handouts\Planning\Environmental Checklisldoc
, '
b. Could light or glare from the finished project be a safety hazard or interfere with
views?
c. What existing off-site sources of light or glare may affect your proposal?
ND....r~
d. Proposed measures to reduce or control light and glare impacts, if any:
,....mrJC-
12. RECREATION
a. What designated and informal recreational opportunities are in the immediate
vicinity? I~ ~<>.~ sr ..... ~~ (.1 .... ""'Y" 0-.:..-.1 ~~<-H£.i..Y.?..,)
c...~~ ~ ,
b. ,Would the proposed project displace any existing recreational' uses? If so,
describe.
c. Proposed measures to reduce or control impacts on recreation, including
recreation opportunities to be provided by the project or applicant, if any:
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.
b. Generally describe any landmarks or evidence of historic, archaeological,
scientific, or cultural importance khown to be on or next to the site. '
c, Proposed measures to reduce or control impacts, if any:
N(~
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.
',..r--z:;o.J t~ \f'o,/'\~ ~~ ~\, elUL ~ lQ,-n-\ ~T7'
V,oPT-I!\ ",<: ~ LJt2tv.t;~
·9-04112
H:\cED\Data\Forms-Tempiates\Self-Help Handouts\Planning\Environmental Checklist.doc
b. Is site currently served by public transit?
distance to the nearest transit stop?
If not, what is the approximate
f'b -L>-..S ,>ruf Wy:
c. How many parking spaces would the completed project have? How many would
the project eliminate? I
_ ~ L ~""""'l~~-0
d. Will the proposal require any new roads or streets, or improvements to existing
roads or streets, not including driveways? If so, generally describe (indicate
whether public or private?
/'lO
e. Will the project use (or occur in the immediate vicinity of) water, rail, or air
transportation? If so, genera.lly describe.
~
f. How many vehicular-trips per day would be generated by the completed
project? If known, indicate when peak volumes would occur. -
oNL... .:./L ~ wa
g. Proposed measures to reduce or control transportation impacts, if any:
r-Jb~
15. PUBLIC SERVICES
a. Would the project result in an increased need for public services (for example:
fire protection, police protection, health care, -schools, other)? If so, generally
describe. n "-. \<-c """>-S\.<.Q.-ot: I:¥UL ,.....L f~ f'lO _ ~,,_ ".o..1u--. C>'~ _ J _
_ b. Proposed measures to reduce or control direct impacts on public services, if any.
~
16. UTILITIES
a.
b.
Circle utilities :~ available he site:<!fect~ IlE@fWg~t ~ ~, ~~ s ary sewer, .eptic system, other.
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. -
ts£--Ut+5> p,MJ GS;;:~L-
t' .
-10-04/12
H:\CED\Data\Forms-Templa.tes\Self-Help Handouts\Planning\Environmental Checklist-doc
C. SIGNATURE
I, the undersigned, declare under penalty of perjury under the laws of the State of
Washington that to the best of my knowledge the above information is true, correct,
and complete. It is understood that the lead agency may withdraw any declaration of
non-significance that it might issue in reliance upon this checklist should there be any
willful misrepresentation "llfullack _ II . los e on my part .
. Propon ent Signature: --e~~~:::::.---I-::::'::!...."':::=---==--
00,.-1 h.-.v-;o~,y'"-cL Name Printed:
Date:
_,D. SUPPLEMENTAL SHEETS FOR NONPROJECT ACTIONS
Because these questions are very general, it may be helpful to read them in conjunction
with the list ofthe elements of the environment.
When answering these questions, be aware of the extent the proposal, or the types of
activities likely to result from the proposal, would affect the item at a greater intensity
or at a faster rate than if the proposal were not implemented. Respond briefly and in
general terms.
1. How would the proposal be likely to increase discharge to water; emissions to air;
production, storage, or release of toxic or hazardous substances; or production of
noise?
Proposed measures to avoid or reduce such increases are:
2. How would the proposal be likely to affect plants, animals, fish, or marine life?
Proposed measures to pro~ect or conserve plants, animals, fish, or marine life
are:
3. How would the proposal be likely to deplete energy or natural resources?
• 11 -04/12
H:\cEO\Data\Forms-Templates\Self-Help Handouts\Planning\Environmental Checklisldoc
Proposed measures to protect or conserve energy and natural resources are:
4. How would the proposal be likely to use or affect environmentally sensitive areas or
areas designated (or eligible or under study) for governmental protection; such as
parks, wilderness, wild and scenic rivers, threatened or endangered species habitat,
historic or cultural sites, wetlands, flood plains, or prime farmlands?
Proposed mea~ures to protect such resources or to avoid or reduce impacts are:
5. How would the proposal be likely to affect land and shoreline use, including whether it
would allow or encourage land or shoreline uses incompatible with existing plans?
Proposed measuresto avoid or reduce shoreline and land u~e impacts are:
6. How would the proposal be likely to increase demands on transportation or public
services and utilities?
Proposed measures to reduce or respond to such demand(s) are: .
7. Identify, if possible, whether the proposal may conflict with local, state, or federal laws
or requirements for the protection ofthe environment.
SIGNATURE
I, the undersigned, declare under penalty of perjury under the laws of the State of
Washington that to the best of my knowledge the above information is true, correct,
and complete. It is understood that the lead agency may withdraw any declaration of
non-significance that it might issue in reliance upon this checklist should there be any
willful misrepresentation or willful lack of full disclosure on my part.
Proponent Signature: _______________ _
Name Printed:
Date:
-2-04112
H:\CED\Data\F orms-T emplates\Self-Help Handouts\Planning\Environmental Checldlstdoc
City of Renton
TREE RETENTION
WORKSHEET
1. Total number of trees over 6" in diameter1 on project site: 1. 2. '-I trees --_ ... _-
2. Deductions: Certain trees are excluded from the retention calculation:
Trees that are dead, diseased or dangerous2 trees
Trees in proposed public streets trees
Trees in proposed private access easements/tracts trees
Trees in critical areas 3 and buffers is-trees -Total number of excluded trees: 2. __ --'--I '> __ trees
3. Subtract line 2 from line 1: 3. ___ 9-,-__ trees
4. Next, to determine the number of trees that must be retained4 , multiply line 3 by:
0.3 in zones Re, R-1, R-4, or R-B
0.1 in all olher residenlial zones
0.05 in all commercial and industrial zones 4. trees
5. List the number of 6" or larger trees that you are proposing 5 to retain".;
5. .~3,-----_ trees
6. Subtract line 5 from line 4 for trees to be replaced:
(If line 6 is less than zero, stop here. No replacement trees are required)
6.
7. Multiply line 6 by 12" for number of required replacement inches:
7.
8. Proposed size of trees to meet additional planting requirement:
tMinimum 2" calipertrees required) 8.
9. Divide line 7 by line 8 for number of replacement trees6 :
(if remainder is .5 or greater. round up to the next lNhole number)
1 Measured at chest height.
9.
o trees
0 inches
c...> inches
per tree
-U trees
2. Dead, diseased or dangerous trees must be certilied as such by a forester, registered landscape architect, or
certified arborist, and approved by the CITy_
J Crirical Areas, such as wetlands, streams, ftoodplains and protected slopes, are defined in Section 4-3-050 of
the Renton Municipal Code (RMC).
~ Count only those trees to be retained outside of critical areas and bullers
The City may require rnodilication of the tree retention plan to ensure retention of the maximum number of
trees per RMC4-4-130H7a
~. Inches 01 street trees, inches of trees added to critical areas/buffers, and inches of trees retained on site that
are less than 6 R but are greater than 2" can be used to meet the tree replacement reqUirement.
11 :\C EJ)\Da ta \I-·onn~-Temp late~\Sdf-lld jl Ilandout~\Plannillg\Tf('L'"Rctcnt ion W()rk "h .... "'Ldoc 12/0S
D6 -03 T23N R5E E 112 ..
CA R'4
/1
J
SE1'2II>SI
RM-F
E6
53)0
•
Altn1ann Oliver Associates, LLC
October 3, 2013
Dan Finkbeiner
Sierra Homes, Inc.
danfinkbeiner@comcast.net
'"i-'
AOA
\·'.11 \ i : I !1111Jt 'Il i. Ii
I !;Ltll:lill:~ ;\.:
1_~i.JHhL1JH·
:\ 1'( ! I i In ! \ 1)"1 .. '
AOA-3961
SUBJECT: Critical Areas Study for 54xx NE 10th Street, Renton, WA
Parcel 102305-9364 (File No. PRE13-000892)
Dear Dan:
Background and Methodology
On August 18, 2010 I conducted an initial wetland and stream reconnaissance on
the undeveloped subject property. One wetland (Wetland A) was identified and
delineated throughout the northeast portion of the site during the site visit. This
wetland boundary was subsequently surveyed by Schroeter Surveying, Inc. and is
depicted on Figure 1.
In addition, a small stream channel was observed off-site to the east. This channel
was dry at the time of the initial site visit and appears to convey seasonal runoff from
south to north.
On September 23, 2013 I conducted a review of the weiland delineation utilizing the
methodology outlined in the 1997 Washington State Wetlands Identification and
Delineation Manual and the May 2010 Regional Supplement to the Corps of
Engineers Wetland Delineation Manual: Westem Mountains, Valleys, and Coast
Region (Version 2.0). Based on this site visit the weiland delineation remained valid.
Existing Conditions
The site is currently forested and undeveloped. Topography on the site generally
slopes moderately down from west to east, toward Wetland A which is located near
the toe of the slope. Wetland A is part of a larger weiland that extends off-site to the
north and east. Vegetation within the weiland contained a mix of palustrine forested
and scrub-shrub plant communities that included willow (Salix sp.), red alder (Alnus
rubra) , black !winberry (Lonicera involucrata), red-osier dogwood (Comus sericea),
lady fern (Athyrium filix-femina), skunk cabbage (Lysichiton americanum), and water
parsley (Oenanthe sarmentosa).
, '
Dan Finkbeiner
October 3, 2013
Page 2
Borings taken throughout the wetland revealed low chroma hydric soils that were
saturated near the surface. Surface staining indicating shallow seasonal ponding
was also observed. Attachment A contains data sheets prepared for a
representative location in both the upland and wetland adjacent Wetland A. These
data sheets document the vegetation, soils, and hydrology information that aided in
the wetland boundary determination.
Wetland A appears to meet the criteria for a Category 2 wetland per RMC 4-3-
050M.1.a.ii(d) and would require a 50-foot standard buffer per RMC 4-3-050M.6.c.
The stream located off-site to the east is seasonal and would be considered a Class
4 stream per RMC 4-3-050L.1.a.iv. Class 4 streams require a standard 35-foot
buffer per RMC 4-3-050L.5.a.i(c). However, since the stream buffer is located
entirely within the wetland and its buffer, the wetland buffer is more restrictive.
Wetland Functions and Values
Wetlands, in general, provide many valuable ecological and social functions,
including stormwater storage, water quality protection, groundwater
recharge and discharge, and wildlife habitat. Wetland A on the site provides
some stormwater storage capacity that traps sediments and other pollutants
The trapping of sediments and pollutants within the wetland helps maintain
water quality in downstream areas. The wetlands may also provide further
benefit to wildlife by releasing water slowly during the summer months,
thereby contributing to the base flow of the stream.
I n addition to its hydrologic functions, the wetland also provides biological functions.
As a component of the riparian corridor, the wetland and stream provide habitat for a
variety of wildlife species. Another biologic function of the wetlands is the transport
of nutrients (via the stream channel) to downstream areas. Nutrients transported to
downstream areas provide biological support for fish and other aquatic wildlife.
Although privately owned, the on-site wetland does provide some limited
cultural wetland functions as part of the overall open space associated with
the riparian corridor. The wetland also contains some passive recreational
opportunities such as wildlife viewing.
Proposed Project
The proposed project consists of the construction of a moderately sized single-family
residence in the northeast comer of the site. Due to wetland buffer constraints, it is
my understanding that you are requesting a variance to allow the 30-foot front yard
setback to be reduced down to 20 feet. In addition, buffer averaging is proposed to
allow for access and long-term maintenance around the structure. A rail fence
would then be installed along the entire buffer line to prevent pedestrian intrusion.
Without the buffer averaging for the maintenance access, the rail fence would
necessarily be installed immediately adjacent to the structure and there would be no
separation between the buffer vegetation and the house.
Dan Finkbeiner
October 3, 2013
Page 3
Wetland buffer averaging is allowed by the City of Renton if the following conditions
outlined in RMC 4-3-050M.6.f are met:
• That the wetland contains variations in ecological sensitivity or there are
existing physical improvements in or near the wetland and buffer; and
The southwest corner of the parcel located immediately to the east has been
historically disturbed adjacent the wetland with a garden and associated landscape.
The proposed buffer reduction area would occur closer to N E 10 th Street and this
disturbed area and would be adjacent the narrowest portion of the on-site wetland.
The proposed buffer replacement area would occur adjacent the wider portion of the
wetland where the wildlife habitat is potentially less disturbed.
• That width averaging will not adversely impact the wetland function and
values; and
The dense vegetation currently located between the wetland and the proposed
buffer reduction area will continue to provide a physical and visual screen to the
wetland from the proposed residence. With installation of a fence along the buffer
boundary to limit pedestrian intrusion, the buffer averaging plan should not impact
the functions of the wetland. To further minimize potential impacts to wildlife, all
outside lighting associated with the residence should be directed downward and not
out into the buffer area.
• That the total area contained within the wetland buffer after averaging is no
less than that contained within the required standard buffer prior to averaging;
and
Under the proposed buffer averaging plan, 713 s.f. of buffer area would be reduced
and replaced with 1,426 s.f. of additional forested buffer to the north of the
residence. Thus the buffer averaging plan will achieve a 2: 1 buffer replacement-to-
loss ratio.
Dan Finkbeiner
October 3, 2013
Page 4
• A site specific evaluation and documentation of buffer adequacy based upon
The Science of Wetland Buffers and Its Implications for the Management of
Wetlands, McMillan 2000, or similar approaches have been conducted. The
proposed buffer standard is based on consideration of the best available
science as described in WAC 365-195-905; or where there is an absence of
valid scientific information, the steps in RMC 4-9-250F are followed.
The proposed buffer averaging plan would increase the total buffer area over
existing conditions and would provide a large habitat area throughout the
undisturbed northern portion of the site, The proposed buffer area would continue to
provide protective and screening functions to the wetland and would be in
accordance with best available science.
• In no instance shall the buffer width be reduced by more than fifty percent
(50%) of the standard buffer or be less than twenty five feet (25J wide.
Greater buffer width reductions require review as a variance per subsection
N3 of this Section and RMC 4-9-250B; and
The proposed buffer would not be reduced by more than fifty percent of the standard
buffer and would be a minimum of 33 feet wide at its narrowest point.
• Buffer enhancement in the areas where the buffer is reduced shall be
required on a case-by-case basis where appropriate to site conditions,
wetland sensitivity, and proposed land development characteristics.
The buffer area between the wetland and the proposed residence is currently
densely vegetated with a primarily native forested plant community and does not
require enhancement.
• Notification may be required pursuant to subsection F8 of this Section.
Not applicable,
Dan Finkbeiner
October 3,2013
Page 5
Conclusion
The proposed buffer averaging plan would increase the total buffer area on the site
and would not be reduced beyond 50% or 25 feet wide at any pOint. Implementation
of the plan and fence along the buffer boundary should allow the buffer to continue
to provide a physical and visual screen to the wetlands with no loss in functional
value.
If you have any questions, please give me a call.
Sincerely,
ALTMANN OLIVER ASSOCIATES, LLC
John Altmann
Ecologist
Attachments
/
/' --
I
/
/'
/' APPROXIMATE OfF-SITE ~
GATE60RY 4 STREAH LOCATION ,) _ .. __ . _"'_ .. _ /'
/' '-
/' / "-..
. .,,---,-,.,--/ " ./
.. _ ....... ,/" i'L _~~:~_.~~:.., .~, ---_.,.-" ---_
~ r~--------------------------------------~~-/:. ~L-~-!
: HETLAND AI" "
(GATE60RY 2) _ .......
• ~. DRIVEwAY \ \
I 50' BUFFER / PORCH ~
• _.-._....... .i'.j> -\oJ '.'.1 ...... "..-._._._._._. BUFFERREDUGTION-,>:' /--: ~-.. ~-i I:lr\~ ..
• ~.-.<: !t> C),,
, :','1 '\ 113 SF / C. "j ".v 2~'---!1 .,.-I~;_
'-"/' PATIO I I-c ~? -'= ..... ,.,. 15' I: ~;:
/ ,
L.
I
/
/' '0
'"
PRDPOSED--........
BUILDING_ -'
,
L
I
:... I
----------'-----r---. _____ L__---.I..
BUFFER REPLACEMENT _ 1,426 SF J 'JC_'.:;~~~:[)"'" -:~~~~--------------
cSARA6E
(2:1 FOR BUffER REDi.JCTloN)
PLAN LEGEND
PROPERTY LINE
[ . ] "ETLAND A
NOTES
~
~
'>'
. -" -APPRQxlHA TE STREAM LOGA TlON
STANDARD 50' Y-JETLAND BUFFER
- - - - - - -PROPOSED WETLAND BUFFER
BSBL
35' STREAM BuFFER LOCATED ENTIRELY NITHIN
WETLAND BUFFER
Itv1PAG-T LEGEND
I : BUFFER REDUCTION 113 SF
tv1ITIGATION LEGI'"ND
[--. .-'. _ ~ ~-~ ~J BUFFER REPLACEMENT 1,426 SF
6RAPti IC SCALE
(IN FEET)
1--iii
015304560 '-10
SCALE,I,;:30
2.
'8
SPLIT-RAIL FENCE TO BE INSTALLED ALON6
BUFFER BOUNDARY.
i<' Iii
f~
, I 0 ~ "'I CO ~ _ z a
~a':;\J)~ ,
:: \.fIi' -i : 9
~
0'
\Il z
~ oc u ... ~0,tlz <[fiW~
r.:t:: QIJ~ Ib
lWoJ)O~
lt~~~
[loc'l<c w.:r ....:.;~---Jz
wwwC) ~I!l"flill'z Z<cw U:U:D...Ci
:r.
¥ ;;
gj
-::t,
" ~i
" " §
:::::
ATTACHMENT A
DATA SHEETS
. '
)
8·2
Tr ':Pc \ AT 1\
DATAFDRM
ROUTINE ONSITE DETERMINATION METH001
F",\:J Invest~ator(s): A<-'fM/'c • .JJ Date: _,,8'(./-,1L!'(';"I/'-., "I C"--_____ __ ProjecJS~e: . ,")r;. /c,.."" ...... r-?~,.I\~,J . Stale: ,-VA County: ...,Jt&t::.,C,"'''',,'o''-_____ _
Applic:a.nLDwner: fiNj..c.Pt!...IY--Plant Community rIName-: ___ -,--...,..-_-,--, ____ __
Hot(j.~ H' a more detailed site descriplian is necessary. use the back of data form or a Held notebook.
Do normal env'ironmental conditions axisl a\ the plant communi1y?
Ye, ~ No ____ (I' no, explain on back)
Has the v9Qetation. soils, andlor hydrology been significantly disturbed?
Yes ____ No ~(If yes, explain onb.ck)
VEGETATION
Indicalor
Dominant Plant Species Status Stratum Domina.nt Plant Specie·s
1. AI" ... S '<..fln. (""C-o t1. --_____ _
2. I!.A." "f'<'\"\.' \;~
3. ecr",yS S"e·. ;d;~~
4. L)Sll\..,.,.h:. ...... ·q~,·;{:c.'\lJW\
S. A"'"'1r~"'M tl of-~i,",~
5. O-(r'o'." ..... t~'!: 5"'l"M(.t1+,..,S!,.
ft..c.. 5
AA~vi ~
ue. ... --"-fAt..... G
O~L b
12. ------___ _
13. ----=-____ _
14. ------__ 15. _______ _
16. ---____________ __
7. ________________ _ 17. ________________ __
a. ____________ __ lB. ~ ____ ~--
9. __________ _ 19. -----__________ __
10. __________________ _ 20 .. --________ _
Percent of dor.:inant s,....-....acias that are OBl. FAGIN, andlor FAC __ ·1:..0~v~ ____ __
Is t~a hydiOphytic vege(alion criterion met? Yes ,t;, No
Indicator
Stalus. Stratum
Ral~n.le:~~7·_~-----_~ _______________________________ ~-'--____________ __
"'5(;.'/11 fAe. ~K Wf.T--r'-tt.
SOilS
Series/phase: Subgroup:2 _______________ _
Is th. soil on Ihe hydric soils li,l? Yes No Undelermined_· ______ _
Is tlie soi! a Histosol? Yes ~ No _ Hislic epipedon present? Yes ___ No __ _
Isth.soil: MOMled? y •. , ___ No __ ",_GIByed? YBS ___ No~
Mattix Color: \ 0 {f '2../, My<.. \.0::.. Monle ColefS:
Othaf hydric: soil indicators:
Is lhe hyddc soil criterion mel? Yes >< No
Rationale: __ -:--:-:.-:-_;:-__ -::--:--__________________________ _
L.;;,.o".,J (.. K ?c.k"V\A-,V"I..; (V_
HYDROLOGY
rs the ~round surlaca inundaled? Yas No ~ Suriace water depth: ___________ _
Is Ihe soil saturated? Yes)< No
Depth 10 free·slanding wi-Ier in piVsoit pr'Qb;ji"oJe: ~(',,~!:: .. :!f::."~C!(o:;... __________________ _
List olher rield .evidence 01 surface inundalion or soil salutation.
Is the wetland hydrology crilerion met? Yas _""___ No __ _
Ralion.le: _____ -,-_---,_---'----,.----'""""'-------------------Or.(~f:,JA..,.I ..... J ,r-SC\..... ..1A.,.u~A-,.~ol.j,
JURISDICTIONAL DETERMINA nON AND RA nONAlE
Is the plant community a weIland? Yes X No
Ralionale forjurisdictional decision: -:;-_-=--=--=::: __ ::::::~_-_______________ -----
ALL... "3 (.(1-\ "{of ,....\A-V\J\~-(
I This da(a form can boo used for Iha ·Hydric Soil Assessmenl Procedure and the Plant Commun~y
As.sessmant Plocodu(o.
2 Classific..a.tion accordinQ to ·Soil Taxonomy:
B·2
Tp ;:ti2
DATA FORM
ROUnNE ONSITE DETERMINATION hlETHODl
F",kllnvosti;jator(s): A vr.,v;,c.,.J,j Date: g!,I',! 1 c
ProjeC'JSite: 'Nt.. h,;,:f ...... ~~...,.-v~ Slate: WA: County-:-"'I;V'--:'-""',J':-:-b-=------
AppficaotlOwner: PI Nv...£..!G-tp.jC.(L Plant Community ~lName: __ -::-:-:-_--:----: ____ _
NO:(J.~ H a more detailed site descnp:ion is necessa:y. use the back of dala form 01 a field notebook,
Do normal environmental conditions exist at the plant c.ommunity?
Yos -.L No __ (If no. explain on back)
Has the V&QslaLion, soils, and/or hydrology been significanUy disturbed?
Ye, __ No ~ (II YO,. oxplain on back)
---------------------------------------------------
Domina.nt Plant Sp·ades
1. fs:('y.}\>=!5"'fJ"~ 1\«tt.II'\'t.i{"S~:
2. ---:::-1<"'2-'>-" -"..,. i"''''"',l-'~~~'''l'fY'<''''''':''''_--
3. ~~~~~u~,~,~~<~<~~~~~~,,~·,~~
4. 't~ \.v)4kl...,,;'" ............... A";,,..,
5. __ J~~u~~~~""~-~r2'~ .. ~'~~~, ____ ___ 6. ________________ __
7. ___________________ __
S. ----------______ _
9.
10.
VEGETAnON
Indicator
S1atus Stratum Dominanl Plaot Speci9's
f,l,.c...:-
l'Ac-
"""'-
FA:CJ
l"A,"
s ---S ---
\:7
._v __
11. ____________ _
12. --______ _
13. ______________ _
14. ____________ ___
15. ________________ ___
15. ________________ __
17. ___________ ___
16. ~ ______ ~----
19. ____________________ _
20." _______________________ _
?ercent 01 do,"inent """ciss that ara OSLo FACW. and/or FAG __ '1.!...:G_· _____ _
ls the hydrophytic vegetation criten"on met? Yes __ No ~
tndicator
SIaM Slratum
Rationale: ____________________________ --'--,--______ _
, .. h·1 ., '5 .. 79 11t.'-g#-"""Ii...T~itl.
SOILS
Series/ph .. e: ____________________ Subgroup:2 ____________ ___
I, the soil on'the hydric soils list? Yes No Undelermined
Is lha soil a Hislosol? Yes No x. Histic epipedon presenl? Yas-=..-_-_-_-N,.,-o-X--:---
Is lhe soil: Monied? Yes
/
== No ~ Gleyed? Yes No L-
Matrix Color: IO'fit..., ~'":::======~M~o~r~,Je~C~O~lo:rs~:~================= Other hydric soil indicatofs:-
Is the hyddc sail criterion mat? Yes No~
Rationale: -~T~-:-:-:-::-:--;:-------------------------------
tI'!>H C\\f:o"."p,
HYDROLOGY
Is the ground surlace inund2!ad7 Yes No ~ Surface wale( depth:
Is the ,ail salurated? Yo, No "
Depth 10 freeoslandil'lg waler in pitlsoil probe hole: ___ :;-_____ -' ______________ _
Usl olher Held' evidence cl surlace il1undalion or soil saturalion.
JURISOlcnOHAL DETERMINAnON AND.RAnONALE
Is Iha plant oommuniry a w,61Iand? Yes __ No 1-
Ralionale_'o['jurisdiaiol'Jaldecision: -----------------------------Nu Ut\ t£(L( A ~"t: 'I
1 This data form can 00 used for the Hydric Soil Assessment Procedure and the Plant Community
Alsessmel'Jl Procoduto.
:2 C!assi1ic..alion according to ·Soil Taxonomy.·
GEOSPEC..tUM CONSUL4NTS, INC~
f,7ec:.f6"chnical Engineering and Eorth Scii.:;r;cco',s·
October 30,2013
Me Dan Finkbeiner
Sierra Homes
P. 0, Box 3069
Issaquah, WA 98027
SUBJECT: STORM WATER INFILTRATION EVALUATIONS
Proposed Residential Storm Water Infiltration
KePN 1023059364, NE 10th Street
Renton, Washington
Project No. 13-132-01
Dear Dan,
This report presents the results of our evaluation for storm water infiltration for your
residence at the subject lot. Our work was performed in accordance with the conditions
of our proposal dated September 4, 2013. The purpose of our work was to evatuate the
feasibility of onsite storm water infiltration for the proposed residential development.
We understand that site development will include one home in the southwest comer of
the property. Based on discussions with you and review of the site map provided we
understand that most of the site is included in wetland buffer and therefore the
proposed storm water infiltration system will be located along the western margin north
of the house or in the area southeast of the proposed residence.
Po. Box 276. Issaquah, WA 98027-0276· Phone: (425) 391-4228 Fax (425) 391-.122D
i·
Sierra Homes • October 30,2013
SCOPE OF WORK
Our scope of work included site reconnaissance, subsurface explorations, engineering
evaluations and the preparation of this report. The scope of work included the following
specific tasks:
o Reviewed published USDA soil mapping and geologic mapping of the site
vicinity.
o Performed a site reconnaissance to observe the surface conditions at the
site.
o Excavated three test pits to observe and sample the subsurface
conditions. Approximate locations of the test pits are shown on Figure 2
and logs of the test pits are included in Appendix A.
o Performed laboratory testing including moisture content and grain size
analyses.
o Performed engineering evaluations of the site conditions observed and
encountered in our explorations and results of our laboratory testing to
develop our opinions and recommendations regarding storm water
infiltration at the site.
o Prepared this geotechnical report summarizing our findings and
conclusions.
OBSERVED SITE CONDITIONS
Surface Conditions
The site is located along the north side of NE 10th Street, (see Figure 1 and please note
that the SE 116th Street label is the street name in the un-incorporated King County
areas east of the site). The site vicinity is gently to moderately inclined down to the a
drainage stream that crosses the northeast quadrant of the property. Based on the
topographic mapping of Figure 2, the property has about 22 feet of elevation difference
across the site.
Vegetation on the site includes blackberries, salmon berries, sword fern, maple and
alder saplings up to about 6" and occasional cedar and maple trees up to about 2 to 3
feet in diameter.
Project No. 13-132-01 Page 2
Sierra Homes October 30,2013
Subsoils
Subsurface conditions were explored by three test pits excavated within the site area.
The approximate locations of the test pits are shown on Figure 2. More detailed
descriptions of the subsurface conditions encountered at each test pit as well as
laboratory test results are presented in Appendix A.
Our observations of the soil samples from the test pits indicated that the subsoils were
generally fine sand or silty fine sand with gravel content ranging from occasional gravel
to gravelly which became cemented and hard at depths of about 3.5 to 4.5 feet. The
upper soils were generally light brown and brown in color grading to gray-brown and
gray and we noted minor layers of red-brown soils Test Pits 1 and 2. The cemented
natural soils were gray.
Results of our sieve analyses of samples from the upper natural soils of TP-1, TP-2 and
TP-3 (see Figure A-3) indicate that the natural soils contain about contain about 15 to
50 percent gravel and coarse sand and about 40 to 65 percent fine to medium sand
and 10 to 20 percent fines (silt). Considering the minus #10 sieve fraction, the USDA
soil classification is Loamy Sand for all of the samples tested.
Surface and Subsurface Water
No surface seepage or springs were observed on the site and no free ground water was
observed in any of the test pits. The soils were classified in the field as moist to slightly
moist. Measured moisture contents ranged from about 4.6 to 16.2 percent of dry
weight.
Subsurface Variations
Based on our experience, it is our opinion that some variation in the continuity and
depth of subsoil deposits and ground water levels should be anticipated due to natural
deposition variations and previous onsite grading. Due to seasonal moisture changes,
ground water conditions should be expected to change with time. Care should be
exercised when interpolating or extrapolating subsurface soils and ground water
conditions between or beyond our test pits.
Project No. 13-132-01 Page 3
Sierra Homes October 30,2013
SITE EVALUATION
General
Review of USDA soil survey mapping of the site area (see Figure 1) indicates the site
area to expose Alderwood gravelly sandy loam (Ag) soils. The USDAlNRCS soil
mapping presented on Figure 1 includes sub-classifications of Age and AgD which
indicated slopes of 6 to 15 percent and 15 to 30 percent respectively. Although the site
lies within the area mapped as AgC, the site topography of Figure 2 indicates that the
AgD classification would be more appropriate. In addition, our grain size analyses
indicate that the USDA classification of the onsite soils is Loamy Sand not sandy loam.
Review of published geologic mapping of the site vicinity indicates surface soils at the
site to be glacial till (at) deposited during the most recent glaciation (Vashon) which
covered the Puget Sound area about 13,500 to 15,000 years ago.
Storm Water Infiltration Feasibility
Based on our review of soil mapping and our site explorations, we conclude that the
subsoils in the site vicinity are mixtures of sand, silt and gravel materials. Our grain
size analyses indicate that the USDA classification of the on site soils is consistently
Loamy Sand.
In our opinion the upper natural soils at the site are suitable for limited infiltration in
accordance with Section C.2.3.2 of the 2009 KCSWDM. The deeper natural soils are
similar in texture to the upper soils but became very dense/hard at depths of about 3.5
to 4.5 feet below the existing ground at our test pit locations. The very dense/hard
soils are considered essentially impermeable but the depth to the cemented soils is
greater than the 3 foot minimum required by the 2009 KCSWDM and therefore the site
conditions are suitable for limited onsite infiltration using shallow infiltration trenches.
The base of the infiltration trenches should be kept at least 1 foot above the surface of
the deeper very dense/hard cemented natural soils per the requirements of Section
C.2.2.2 of the 2009 KCSWDM. Section C.2.2.2 of the 2009 KCSWDM also requires
geotechnical approval for infiltration trenches located in sloped areas with gradients
greater than 15 percent. In our opinion, infiltration trenches on this site may be located
with sloped areas with gradients up to 25 percent. Trenches should set back at least
15 feet from slope areas located below the trench locations that exceed 25 percent
gradients.
Design of the storm water infiltration system should be in general accordance with
Appendix C of the 2009 KCSWDM which has been adopted by the City of Renton.
Section C.2.3.3 of the 2009 KCSWDM requires at least 75 feet of infiltration trench
length per 1000 square feet of impervious surface for trenches located within Loamy
Sand soils.
Project No. 13-132-01 Page 4
Sierra Homes October 30,2013
Considering the permeable nature and generally low moisture content of the upper
natural soils and the minor amount of soil color mottling observed in our explorations,
the risk of high ground water levels is considered to be low, however a temporary high
ground water level would limit site infiltration. We recommend that the infiltration
system(s) include an overflow outlet to the storm drain system or surface dispersion per
the 2009 KCSWDM. Final grades around the structures in general should be sloped
to drain away from the structure and dispersed storm flow should not be directed
towards the structure.
The storm water system must include adequate de-silting to remove suspended fines
from the water. Silt deposition from dirty storm water will reduce the infiltration
capability of the system. Periodic cleaning of the de-silting system should be
performed to maintain the system capability.
Plan Review
This report has been prepared to aid in the evaluation of this site and to assist the
owners and their consultants in the design and construction of the project. It is
recommended that this office be provided the opportunity to review the final design
drawings and specifications to determine if the recommendations of this report have
been properly implemented and to make any supplemental design recommendations
which may be required.
Project No. 13-1 32-01 Page 5
Sierra Homes October 30,2013
CLOSURE
This report was prepared for specific application to the subject site and for the exclusive
use of Sierra Homes and their representatives. The findings and conclusions of this
report were prepared with the skill and care ordinarily exercised by local members of
the geotechnical profession practicing under similar conditions in the same locality.
We make no other warranty, either express or implied.
Variations may exist in site conditions between those described in this report and actual
conditions encountered during construction. Unanticipated subsurface conditions
commonly occur and cannot be prevented by merely making explorations and
performing reconnaissance. Such unexpected conditions frequently require additional
expenditures to achieve a properly constructed project. If conditions encountered
during construction appear to be different from those indicated in this report, our office
should be notified.
Respectfully submitted,
GEOSPECTRUM CONSULTANTS, INC.
\J~C
James A. Doolittle
Principal Engineer
Encl: Figures 1 and 2
Appendix A
Dist: 2/Addressee
Project No. 13-132-01 Page 6
/.,) ,)~
:!-'ft'_1I1. ,,'\'t1J i'1e'hl)' C0!T'~'rC)Jcl:r'c't;~, ;'j~:':"'-".!. l,,_"j~' ~~ ",n·1 70r'1:' 10:" ',\IC;'::":';';
rEi: USDA/NRC:;, 201 3
GEOSPECTRUM CONSULTANTS, INC. I ·············m; I
SITE AREA SOIL MAPPING
Infiltration Feasibility Evaluations
K(~ 1023059364, N~ 10th street
Renton, Nashinqton
ProJ. No.U-U2 Date 10/13 Figure 1
..... ,,' ,",' ,,<.' " .... 4 ""' .. rer"lco;:
---~,-
FOo..>nd 1/~· p~l -!"tf) CIlP
0.08' ~~1 of eah·,uk,tcd
tDmM pg:.il,,,,,.
GEOSPECTRUM CONSULTANTS, INC.
" , '., ~
\ "
" 0
v
~
·0
5
~ , , .
£ .,
'C
] , ,
$ ,
;~
':x
ii~
"" & .~ < . -z _n
ON •• '. _0 ..
~~
--8' '" .", ~>< ~~
~ ]]
.fS!-<o
Q)'" -+' >< ~ II Q) :
~ll~
tIlOi
.-l
U~nl :a ~
@''@ '0
~a~ ~ ~!-<
""' ~
SITE EXPLORATION PLAN
Infiltration Feasibility Evaluations
Kcm 1023059364, NE 10th street
Renton, Washington
Proj. N0.13-132 Date 10/13 Figure 2
APPENDIX A
FIELD EXPLORATION
Our field exploration included a site reconnaissance and subsurface exploration
program. During the site reconnaissance, the surface site conditions were
noted, and the locations of the test pits were approximately determined (see
Figure 2).
Test pits were excavated using a small trackhoe. Soils were continuously logged
and classified in the field by visual examination, in accordance with the ASTM
Soil Classification system.
Logs of the test pits are presented on the test pit summary sheets A-1 and A-2.
The test pit summaries include descriptions of the soils and pertinent field data.
Soil consistency and moisture conditions indicated on the logs are interpretations
based on the conditions observed in the field. Boundaries between soil strata
indicated on the logs are approximate and actual transitions between strata may
be gradual.
Results of our Grain Size Analyses tests are presented on Figure A-3.
TEST PIT NO.1
Logged by JAD
Date: 10/23/13 Elevation: 427'
Depth Blows Class. Soil Description Consistency Moisture Color W(%) Comments
0 OL : duff & ivy '" loose moist brown -_ ...
1 -SM Silty Sand, f:lie ...... ~~ht vila undant roots to 1-)1,"
dllnsE!
own
-.. -.--_ ........ --_ .... ---_ ....... --.....
2-dense 14.5
-
3-....... . .. ..........
ve~ ," -de se ... ~,~, ...... "
, "
4-
cemented hard -gray
5
-
6-Maximum depth 5 feet.
-No ground water observed.
7-
-
TEST PIT NO. 2
Logged by JAD
Date: 10/23/13 Elevation: 429'
Depth Blows Class, Soil Description Consistency Moisture Color W(%) Comments
0 IOl : duff loose moist gw,n -
1 -SM Silty fine Sand wlocc gravel" ~ ht ~own -..................
2-f.lll dense 162 -dense I·
3-red-brn
-cemented hard gray
4
-Maximum depth 4 ft.
5-No ground water observed,
-
6-
-
7-
-
~ Infiltration Feasibility Evaluations
I ...•. KCPN 1023059364, NE 10th Street
f:. R .... enton, WYUv' '" 'lj'UIl
Proj. No. 13-132 Date 10/13 J Figure A-1
TEST PIT NO.3
Logged by JAD
Date: 10/23/13
Depth Blows Class. Soil Description
o . . tapsoilw/abu ndant roots to.y,;: ..
Silly San~, fine w/occ roots to '/,"
1 & occ gravel
2
w/occ. gravel to 4"
3
4 'graveilyi06'i
Consistency
.loose ..
medium ense
Elevation 427'
Moisture Color W(%) Comments
moist 8~aJ brn
brown 14.8
slial1¥y m IS wa~ ro n
...... " ..
gray 8.9
4.6
cemeiiieif 5r---~-r----------------~-----+----~-----+---+----~
Maximum depth 5feet.
No ground water encountered. 6
7
Infiltration Feasibility Evaluation
KePN 1023059364, NE 10 th Street
Renton, Wlishinatan
Proj. No. 13-132 Date 10/1 Figure A-2
. ' .
SIZE OF OPENING IN INCHES u.s. STANDARD SIEVe SIZE HYDROMETER
100 100
90 00
80
70 70 ... :::
!l! .. 60 ?:
>-
III
IZ: 50 III
'" .. ... z 40 w
'" 0: .. ...
30
20
10
0
1000 100 10 1.0 0.1 0.01 0.001
GRAIN SIZE IN MIWME1'ERS
Coarse FIne -F .... SI1 Clay
COBBLES GRAVEL SAND FINE GRAINED
,
Symbol Location Sample , Depth % Moisture 1; Passing 1200
• TP-1 1.5-2.5 14.5 19.7
• TP-2 1.5-2.5 16.2 17.7
Y TP-3 2.5-3.5 8.9 1,4.9
• TP-3 4-5 4.6 9.6
GRAIN SIZE ANALYSES RESULTS
GEOSPECTRUM CONSULTANTS, INC.
Infiltration Feasibility EValuations
Kern 1023059364, NE 10th street
Renton, Washington
Proj. No. 13-13 Dale 10/13 FIgUre A-3
I' .
1.
WFG National Title Company
""-.. _d a "Villi~l\'11 h!1~J1~lill (jruup Clllllp;,my
Order No.: 00612091
10800 NE 8'" Street, Suite 200
Bellevue, WA 98004
Phone: 425-739-8887
Fax: 425-468-9125
COMMITMENT FOR TITLE INSURANCE
SCHEDULE A
Effective Date: June 26, 2013 at 8:30 a.m. Commitment No.: 00612091
2. Policy or Policies to be issued:
ALTA Standard Owners Policy with Combo Discount applied
Standard Owners Rate
Proposed Insured: Sierra Homes, Inc., a corporation
Amount: $120,000.00
Premium: $ 432.00
Tax: $ 41.04
Total: $ 473.04
3. Title to the fee simple estate or interest in the land described or referred to in this
Commitment is at the effective date hereof vested in:
George L. Schaut and Gay Schaut, husband and wife
4. The land referred to in this Commitment is described as follows:
See Exhibit "A" attached hereto.
WFG National Title Company of Washington, LLC as agent
for WFG National TItle Insurance Company
By ~ It.. fl,-a 0) t7lf Authomed srs~re
Lynn M. Riedel
Preliminary Commitment Page 1
Order "0.: 00612091
EXHIBIT "A"
THE EAST 112 FEET OF THE WEST 478 FEET OF THE SOUTH 10 ACRES OF THE NORTHEAST
QUARTER OF THE NORTHEAST QUARTER OF SECTION 10, TOWNSHIP 23 NORTH, RANGE 5 EAST,
W.M., KING COUNTY, WASHINGTON;
EXCEPT THE SOUTH 30 FEET THEREOF;
SITUATE IN THE CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON.
Order '10.:00612091
SCHEDULE B
REQUIREMENTS: Instruments necessary to create the estate or interest to be properly executed,
delivered and duly filed for record.
EXCEPTIONS:
Schedule B of the Policy or Policies to be issued will contain exceptions to the following matters unless
the same are disposed of to the satisfaction of the Company.
GENERAL EXCEPTlOl'lS:
A. Rights or claims of parties in possession, or claiming possession, not shown by the Public
Records.
B. Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the
Title that would be disclosed by an accurate and complete land survey of the Land.
e. Easements, prescriptive rights, rights-of-way, liens or encumbrances, or claims thereof, not
shown by the Public Records.
D. Any lien, or right to a lien, for contributions to employee benefit funds, or for state workers'
compensation, or for services, labor, or material heretofore or hereafter furnished, all as
imposed by law, and not shown by the Public Records.
E. Taxes or special assessments which are not yet payable or which are not shown as existing
liens by the Public Records.
F. Any lien for service, installation, connection, maintenance, tap, capacity, or construction or
similar charges for sewer, water, electricity, natural gas Or other utilities, or for garbage
collection and disposal not shown by the Public Records.
G. Unpatented mining claims, and all rights relating thereto.
H. Reservations and exceptions in United States Patents or in Acts authorizing the issuance
thereof.
I. Indian tribal codes or regulations, Indian treaty or aboriginal rights, including easements or
equitable servitudes.
J. Water rights, claims or title to water.
K. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing
in the Public Records, or attaching subsequent to the effective date hereof but prior to the
date the proposed Insured acquires of record for value the estate or interest or mortgage
thereon covered by this Commitment.
SPECIAL EXCEPTIONS:
1. REAL ESTATE EXCISE TAX PURSUANT TO THE AUTHORITY OF RCW CHAPTER 82.45 AND
SUBSEQUENT AMENDMENTS THERETO.
AS OF THE DATE HEREIN, THE TAX RATE FOR SAID PROPERTY IS 1. 78%.
FOR ALL TRANSACTIONS RECORDED ON OR AFTER JULY 1, 2005:
• A FEE OF $10.00 WILL BE CHARGED ON ALL EXEMPT TRANSACTIONS;
• A FEE OF $5.00 WILL BE CHARGED ON ALL TAXABLE TRANSACTIONS IN ADDITION TO
THE EXCISE TAX DUE;
Preliminary Commitment Form
Page 3
Order No.: 00612091
SCHEDULE B -continued
2. GENERAL PROPERTY TAXES AND SERVICE CHARGES, AS FOLLOWS, TOGETHER WITH
INTEREST, PENALTY AND STATUTORY FORECLOSURE COSTS, IF ANY, AFTER DELINQUENCY:
(1ST HALF DELINQUENT ON MAY 1; 2ND HALF DELINQUENT ON NOVEMBER 1)
TAX ACCOUNT NO.:
YEAR
2013
BILLED
$1,542.04
1023059364
PAID
$771.02
BALANCE
$771.02
TOTAL AMOUNT DUE, NOT INCLUDING INTEREST AND PENALTY: $771.02.
LEVY CODE: 2163
ASSESSED VALUE LAND: $117,000.00
$0.00 ASSESSED VALUE IMPROVEMENTS:
3. EASEMENT AND THE TERMS AND CONDITIONS THEREOF:
GRANTEE:
PURPOSE:
AREA AFFECTED:
RECORDED:
RECORDING NO.:
CHICAGO, MILWAUKEE & ST. PAUL RAILWAY CO
ELECTRIC TRANSMISSION LINE
A PORTION OF SAID PREMISES
OCTOBER 17, 1918
1253714
DEED AND BILL OF SALE AND THE TERMS AND CONDITIONS THEREOF:
GRANTEE:
RECORDED:
RECORDING NO.:
PUGET SOUND POWER & LIGHT co.
NOVEMBER 10, 1955
4636034
4. EASEMENT AND THE TERMS AND CONDITIONS THEREOF:
PURPOSE:
AREA AFFECTED:
RECORDED:
RECORDING NO.:
UTILITIES
A PORTION OF SAID PREMISES
JANUARY 15, 1971
6608279
5. EASEMENT AND THE TERMS AND CONDITIONS THEREOF:
PURPOSE:
AREA AFFECTED:
RECORDED:
RECORDING NO.:
ROADWAY FOR INGRESS, EGRESS AND UTILITIES
A PORTION OF SAID PREMISES
JULY 2, 1975
7507020432
6. RIGHT TO MAKE NECESSARY SLOPES FOR CUTS OR FILLS UPON THE LAND HEREIN
DESCRIBED AS GRANTED TO COUNTY OF KING BY DEED RECORDED UNDER RECORDING NO.
8506050789.
7. CITY OF RENTON ORDINANCE NO. 4025 AND THE TERMS AND CONDITIONS THEREOF:
RECORDED:
RECORDING NO.:
DECEMBER 3, 1986
198612031455
Page 4
Order NO.:00612091
SCHEDULE B -continued
NOTE 9: THE POLICY(S) OF INSURANCE MAY CONTAIN A CLAUSE PERMITTING ARBITRATION OF
CLAIMS AT THE REQUEST OF EITHER THE INSURED OR THE COMPANY. UPON REQUEST,
THE COMPANY WILL PROVIDE A COPY OF THIS CLAUSE AND THE ACCOMPANYING
ARBITRATION RULES PRIOR TO THE CLOSING OF THE TRANSACTION.
(END OF EXCEPTIONS)
Investigation should be made to determine if there are any sewer treatment capacity charges or if
there are any service, installation, maintenance l or construction charges for sewer, water or
electricity.
In the event this transaction fails to close, a cancellation fee will be charged for services rendered in
accordance with our rate schedule.
Unless otherwise requested or specified herein, the forms of policy to be issued in connection with this
Commitment will be the ALTA 2010 Homeowner's Policy, the ALTA 2006 Extended Loan Policy, or, in
the case of standard lender's coverage, the ALTA 2006 Standard Loan Policy
Order No.:00612091
SCHEDULE B -continued
8. CITY OF RENTON ORDINANCE NO. 5147 AND THE TERMS AND CONDITIONS THEREOF:
RECORDED:
RECORDING NO.:
SEPTEMBER 15, 2005
20050915000745
9. RIGHT, TITLE AND INTEREST OF MARGARET SCHAUT, AS DISCLOSED BY THE APPLICATION
FOR TITLE INSURANCE.
WE FIND NO CONVEYANCES OF RECORD INTO SAID PARTY.
WE FIND NO PERTINENT MATTERS OF RECORD AGAINST THE NAME OF SAID PARTY.
NOTE 1: IN THE PAST 24 MONTHS, THERE HAVE BEEN NO CONVEYANCES OF RECORD FOR THE
PROPERTY DESCRIBED IN SCHEDULE A HEREIN. TITLE WAS ACQUIRED BY VESTEES
HEREIN BY DEED RECORDED UNDER RECORDING NO. 7101140143.
NOTE 2: ACCORDING TO THE APPLICATION FOR TITLE INSURANCE, THE PROPOSED INSURED IS
Sierra Homes, Inc., a corporation. WE FIND NO PERTINENT MATTERS OF RECORD
AGAINST THE NAME(S) OF SAID PARTY(IES).
NOTE 3: EVIDENCE AND AUTHORITY OF THE OFFICERS OF SIERRA HOMES, INC., A WASHINGTON
CORPORATION, TO EXECUTE THE FORTHCOMING INSTRUMENT SHOULD BE SUBMITTED.
NOTE 4: IF YOU WOULD LIKE THE COMPANY TO ACT AS TRUSTEE IN THE PROPOSED DEED OF
TRUST, PLEASE NOTE THAT WFG NATIONAL TITLE COMPANY, A WASHINGTON LIMITED
LIABILITY COMPANY MAY ACT AS TRUSTEE OF A DEED OF TRUST UNDER RCW
61.24.010(1).
NOTE 5: THE COMPANY REQUIRES THE PROPOSED INSURED TO VERIFY THAT THE LAND COVERED
BY THIS COMMITMENT IS THE LAND INTENDED TO BE CONVEYED IN THIS TRANSACTION.
THE DESCRIPTION OF THE LAND MAY BE INCORRECT, IF THE APPLICATION FOR TITLE
INSURANCE CONTAINED INCOMPLETE OR INACCURATE INFORMATION. NOTIFY THE
COMPANY WELL BEFORE CLOSING IF CHANGES ARE NECESSARY. CLOSING
INSTRUCTIONS MUST INDICATE THAT THE LEGAL DESCRIPTION HAS BEEN REVIEWED
AND APPROVED BY ALL PARTIES.
NOTE 6: THE FOLLOWING MAY BE USED AS AN ABBREVIATED LEGAL DESCRIPTION ON THE
DOCUMENTS TO BE RECORDED, PER AMENDED RCW 65.04. SAID ABBREVIATED LEGAL
DESCRIPTION IS NOT A SUBSTITUTE FOR A COMPLETE LEGAL DESCRIPTION WITHIN THE
BODY OF THE DOCUMENT.
PTN NE 1/4 OF NE 1/4 SEC 10, TWN 23N, RGE 5E
NOTE 7: WHEN SENDING DOCUMENTS FOR RECORDING, VIA U.S. MAIL OR SPECIAL COURIER
SERVICE, PLEASE SEND TO THE FOLLOWING ADDRESS, UNLESS SPECIFIC
ARRANGEMENTS HAVE BEEN MADE WITH YOUR TITLE UNIT:
WFG NATIONAL TITLE COMPANY
155 NE 100TH STREET
SUITE 200
SEATTLE, WA 98125
ATTN: RECORDING DEPT.
NOTE 8: IN THE EVENT THAT THE COMMITMENT JACKET IS NOT ATTACHED HERETO, ALL OF THE
TERMS, CONDITIONS AND PROVISIONS CONTAINED IN SAID JACKET ARE
INCORPORATED HEREIN. THE COMMITMENT JACKET IS AVAILABLE FOR INSPECTION AT
ANY COMPANY OFFICE.
Page 5
Order No. :00612091
SCHEDULE B -continued
NOTE 9: THE POLICY(S) OF INSURANCE MAY CONTAIN A CLAUSE PERMITTING ARBITRATION OF
CLAIMS AT THE REQUEST OF EITHER THE INSURED OR THE COMPANY. UPON REQUEST,
THE COMPANY WILL PROVIDE A COPY OF THIS CLAUSE AND THE ACCOMPANYING
ARBITRATION RULES PRIOR TO THE CLOSING OF THE TRANSACTION.
(END OF EXCEPTIONS)
Investigation should be made to determine if there are any sewer treatment capacity charges or if
there are any service, installation, maintenance, or construction charges for sewer, water or
electricity.
In the event this transaction fails to close, a cancellation fee will be charged for services rendered in
accordance with our rate schedule.
Unless otherwise requested or specified herein, the forms of policy to be issued in connection with this
Commitment will be the ALTA 2010 Homeowner's Policy, the ALTA 2006 Extended Loan Policy, or, in
the case of standard lender's coverage, the ALTA 2006 Standard Loan Policy
The policy committed for or requested may be examined by inquiry at the office that issued the
Commitment. A specimen copy of the Policy form(s) referred to in this Commitment will be furnished
promptly upon request.
SP8
Enclosures:
Sketch
Vesting Deed
Paragraphs ALL RECORDED MATTERS
Page 6
COMMITMENT FOR TITLE INSURANCE
Issued by
WFG National Title Insurance Company
WFG National Title Insurance Company, a South Carolina corporation ("Company"), for a valuable
consideration, commits to issue its policy or policies of title insurance, as identified in Schedule A, in favor of
the Proposed Insured named in Schedule A, as owner or mortgagee of the estate or interest in the land
described or referred to in Schedule A, upon payment of the premiums and charges and compliance with the
Requirements; all subject to the provisions of Schedules A and B and to the Conditions of this Commitment.
This Commitment shall be effective only when the identity of the Proposed Insured and the amount of the
policy or policies committed for have been inserted in Schedule A by the Company.
All liability and obligations under this Commitment shall cease and terminate ninety (90) days after the
Effective Date or when the poliCy or policies committed for shall issue, whichever first occurs, provided that
the failure to issue the policy or policies is not the fault of the Company.
The Company will provide a sample of the policy form upon request.
IN WITNESS WHEREOF, WFG National Title Insurance Company has caused its corporate name and seal to be
affixed by the duly authorized officers on the date shown in Schedule A.
WFG National Title Company of Washington, LLC, as
agent for WFG National Title Insurance Company
BV'-/,I-Y~~ ''"7M'''--"c. -J'j.l),u..' f1~' "",,0 )~_ ~horlzed s~re
Lynn M. Riedel
Preliminary Commitment Form
WFr::; hlA nONAL TITLe INSURANce COWPANV
, " -~/ ,~~-----------
Authorized Signature
Page 7
RECEIPT EG00016971
Transaction Date: December 16,2013
BILLING CONTACT
DAN FINKBEINER
SIERRA HOMES INC
PO BOX 3069
ISSAQUAH, WA 98027-0139
REFERENCE NUMBER FEE NAME TRANSACTION
TYPE
PAYMENT
METHOD
LUA13-001694 PLAN -Environmental Review Fee Payment ~redit Card
PLAN· Variance Fee Payment predit Card
Technology Fee Fee Payment Fredit Card
SUB TOTAL
TOTAL
AMOUNT PAID
$1.000.00
$1.200.00
$66.00
$2,266.00
'---------->
$2,266.00
.........----,." ...... , .... _." -..... ~ ."-•.. -.--~ .• -.-... -.. -.-,, ....• --........ -.-." .. ~.-.. -~-... " .. -.... ~ .--~-.. --.~~.~~--...•... -~~--~.
Printed On: 12/16/2013 Prepared By: Stacy Tucker Page 1 of 1