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HomeMy WebLinkAboutReport 01Zoning Map Book Black & White Community & Economic Development Planning. Technical Services Prodooed by: MTllLnaA. AbramovlCh, GIS Analy$t Date: 1211&n015 o 100200 -<00 ",.1 "'0 ReErence Scale: 1:7,200 1.000 1 TNI dot;lJmeri l:;. "",h~ 'epreU/lf~ nIlf gvfnli.HtJ b ~. _.. _, ......... r..,ClrttCr/!lffdis"......J""u.A!'"~ ..... IIIb.l<l . 'I cdU.dm,}xr1lll Th~1II4J1.MtMdtdfcrCilyflll;Qy . J E5W 28 ,."".."... 09 T23N R5E W 1/2 WIXOM SHORT PLAT PAE16-Q0034.4 , "'''',''', l ~!iii~~ ! ~~~~ I "'-~~ , i ~~.-;~~~ n'l I i f:i~ r ! ! §"~ !I:i ' Ii !~I! ~ I II ! ~il' ~! ~~~ i-I ! f" ! il~~ II I ~ ..... ;,,~< , 0·· ~ "'~fi if; t:h .-... ~t5'" . 1'-!llj , ~_6 Ii 1,1 .li--~ ! I~~ --l ! \< --_ • ..fli! . Ii!! I I 1-----j;I-~I!! f ~I LAKEVIEW AVE (VACATED) TREE RETENTION SURVEY " WrXOM SHORT PLAT roo GARY BERG ': am CITY OF ~ RENTON HANSEN !U!':;;:'.';;.,'::':"~ULTI'C 5.32 EDMONDS "'\IE NE REN10N, WASHINGTON ~It CITY OF RENTON WIXOM SHORT PLAT FILE NO. LUA_ -___ , SHPL-A LAND RF.CQRD NO. LND-- OWNER'S DECLARATION ~~~ ':.:~ ~LESnw .. ~ &f~ A~S) $I.IBIlMSIOfj, 1HEI!EFORE DECLIoAE TMS ..." 10 Bi TK GIW'HC ~lIl1ON Of" 1K. SOME, .oHD THoI.T !WI) Sl.alIIIISION I'; 11M)( ~ f1i[ flII£[ CCIMSDIT NCl 1'1 ACXXlI!DoOHC( lIml l»E OESRES Of THE C/IIIINER(s). 1'1 WITl€SS ~ ~ HNIE S£T OUR IWIDS NIl) &.OiI..S. -, SlAn:or~l~ COl..tIlY Of ~ '* 'IllS DAY PERSCINAlLY .lI'PE~ ~~ iiroC~iO'_iiF.",,..,,,,,,,,,,) '~Ui" EX£CIJ1tD 1liE fOflECaNQ ~T. AICl ~ mAr SAl! tIS1RUUDIT 10 BE TIlE fREE ...,., ...cLUNTiOIIY .leT AICl DEED Of !}£ SAl) PlJ!SIl't(S). FOR. lItE USES ,oK) I'IJRI'QSES 1HUI[JN 1IIDmOHED, NCl CIt DAm STAltD mAr MY 'IVl[ iOoI/'Tt1ICIRIZEtl ro O(£CVT'£ 1liE SAl) I'IS1'RINENT. QYEH ~ liT HAICl NIl SEAl. lHIS __ DAY OF ____ M_ STAlE Of .~l~ c:cuIlY Of" IClNG MOTMY PUBLIC ~ ANtl FOA. 1HE SlAtE OF WA5HlNGTON JIESlICINC AT ____ _ CM ms DAY I'OISONAU.Y ~~ ~~ ''''''~'''_''''''''''=='")-'~'''' EJCECU'l[[! 11-1[ FORtGaNG 1NS1RUM(MT. AND ACI<NO'M..£IlGEO THA' SAD IHSl'Rl.IIo£Nl TO B£ llf£ fREE ANI YClt.UffTAAY ItCT NIl) Dn:O 01' 1liE SMl PERS(»I(SJ. FtlR 1H[ USES NID Pt..II!POS($ 1I£REIf WOIllONED. NID ON OA 1M STATED lHAT lMEY _ AUlMOIiIZID TO [)(£CUTE THE SAl) ~. (l!'<Oo' _ IIY HAtCl NCl ~ lHI$ __ DAr Of ____ ,,_ STATE Of w.t.5HINGmHl~ ~lY(I'KI<IG MOTNlY POax: "" ...,., f(lR THi' sTAlE OfF _NGlUI RESIDING AT ____ _ (»I 116 !JAy PERSQtJ,LLY ~ ~ ~ ii"C .. ","_iiF.""",,"'""") '~Ui" EXEcvml 1HE FOREOOlfG INSTiMIDIT. NIl) ~ ltiAr SAl) INSlR\JIIIENT to BE lHE FREE ..IIC) ~TAAY .lCT NID DUD Of 1M[ SMl POI:SC»I($). fOR: THE USES ANtI ~ MEREIfI WENllOIIElI. AND ON OATH ST.I,ltD llIAT THEY WER£ AU~ TO EJCECI.fIl: hiE SMl 1'ISlIII.IIiIEM_ GI'\IEN UNDER IN H""IJ NID S(,lL MS __ DAY Of ____ M_ "orMY PUlIJC IN ANO HII lItE STAlE or_llI'IRESIC*ICAr LAND SURVEYOR'S CERTIFICATE l'II5 _ CORRa:Tl.Y ~ A ~ 1MD£ ff( t€ OA IlMDf:R ..,. DIRECOON .. ~ 'M1}1 lHE REQtJIREMD(TS Of ltfE ~ RtCORDN: /lCf AT lHE REQUEST OF GARY BER<l IN ..u.y. 2015. iU.",. ~ ROllW£'J G. IWCSOI c:EJmFl:,A.l[ ~. 214&4 PORTION OF THE SW 1/4, SW 1/4, SECTION 9, TWP. 23 N., RGE. 5 E .. 1f.M. em OF REliTON, KlHG COUNTY. WASHINGTON VOL/PAGE LEGAL DESCRlPTlON PER FJtST _ mu: ~ COIIII'.oHY SU8OMSIOI4 GUNWIT'EE I«IYBflI 2lRI4147 £WID .A),.; 17, 2014. ID1' ~, B.DC1< 1, ~ ioCIIES. ACCOROINCl TO lHE PLlT THlREOF" A£IXlItOED ... II01..IAIE 14 ~ PV<lS. PAOE 21. ,. KING COUNlY. III'ISH1NGTOIt. [)(C(PT J)E SOOTH 105 fEET lHEIIEOf". ~ 5~ IDIION05 »IE Nt. ~, w. _ EASI!!llEHT TABlJ!: f'fR FJtST NII£lItNI lTn.£ ~ cx:JjIE'Nlr SU1OMSION Gl.WIANl'EE !jUlleEl! _147 [».1£.0 ..... 17. 2018. I'lUI IIE~ 1UIDDI ~ WI... 14. PG. 21 • """ FlESE!NATlONS JrM) ox:El"IIJ1E" N;:I.J..II)H; lJ.£ ~ NID """""' ...... ,~- Nfr JrM) ,tU 0fTtRS ~ D£III)lllON. CClMDIl'J:lI«l R£SIIIIC11OIoIS EASDIEN1$. DOt--.. ~ 011 ~ NOrrs .oMI/OA PIIO/I!S1ONS SH!MI 011 DISCl.OSEI) ff( SHORT PLAT (Naf lDCAT.<ra£) V1ClNlTY ItAP (MOT '10 !C.UZ) • :I~ """."",; ~ ~~~ \ • ~ """"'" ~I CTME: '\ , DECLARATION OF COVENANT lHE OWNERS ~ mE I.NtD 0IIIIII<CfX) wmwN lltS SItO!1T PVJ. ~ RETURN fOR lHE ~ BD&lf to NXI!U£ f'/I(1II lli1$ SOOOMSIOOI. ff( ~ ~ ~ .IlCI .oQEE to CIlfIY[Y mE IIEHUlCW. tmJ!£ST .. lHE ,.... E.O.SOeIT SI10WN ON 1MIS _ PVJ TO Nrr .-m H.l F1.IlURE PIJRCIiOS[RS ~ TIl!: Wts. OR ~ I«'f ~ THERtIlf". lli1$ ~ SHOU. RUN WI1H J)E UIIID AS SHOWN ON TItS SHORT PlJIT. =, =, =~ LOT AREAS , , L 11.5(U.4 SJ'. 011 0.2&4 N:RES +/- 4M!.4 S.r. OR 0.104 oICRE'S +/- 1&.044.' !i.F. 011 0 .• 1IIC'RES +/- ADDRESS TABLE ~ ~ = QlIIOII)S NIE tIE. RDfTON. w. -1 SUBJECT PROPERTY NO'I'&S lOIE: R-& O(NSI'IY PROPosED 5.43 DU/iICRE DOfSm' .fII.l.CMEO ff( lONE 11.0 DU/K:S£ APPROVAlS CITY OF RENTON DU'MTloIENf ~ PUeUC WORICi ,-, ",""",,,,"" __ MY Of .2<L- CITY or RO<fON ~TOR. ~ or PUIIUC ~ KING COUNTY DEPARTIIENT OF ASSlSSllENTS s.. £l!AII1IN[D AI«) API'R(NED 1HI5 _ MY or , 2ll......- RECORDER'S CERT1FICATE ALnI RlIt I![DJRD fH1S ___ ." ~=::::;::;;;;::::,=.; 2<1....--~T __ " • ~ ___ ~ ~T f>AQE(5) AT lHE REQUEST Of IIOI'lNEY G. IWISDI. ~ ~. Of Aa:QII!)5 ejlS/le LATEST ~, 11/111/18 -~~ -~~ RECORDING NO. Pl:tPIJIKD BY: PORTION OF: A sw 1/4, SW 1/"~ SEC. 9, 11fP. 23 N., RGE. 5 c.. W.w. WIXOM SHORT PLAT LUA_-___ SHPL-A UlD--_-__ HANSEN SURVEYlNG ""'" T""",,",,' I.UID SUIMnO&9 ... OOR!ULTAJmJ DRAWK BY: RF DATE; 1I/9/UI JOB NO.: 21622 ma. ICImI A'" SI. JIIIII _ .roll .A., -1'::-:::-:::--:-::--1-::::::---::::---1-::=:---:--::::-::"""'1 ftL ~-2:1&-_ r.u oU!!i-l!lI&-OiII!1I!1 CHKD BY: RGH SCAlJ!: N/A SHEET: 1 or 2 ~ ~ ~ ~~ CITY OF RENTON ... WIXOM -SHORT PLAT FILE NO. LUA~ -__ ~. SHPL-A LAND RECORD NO. LND B"-' I ~ , \ \ fOIJHO _. ON CAS( CITY OF RENTON "9~ J/S-COPPEll "I.l!G >H "'~~2iI~r' PORTION OF THE SII' 1/4. Slf 1/4. SECTION 9. TlI'P. 23 N .• ROE. 5 E .• If.M. CJn" OF BENTON; KING COUNTY, WASHINGTON SUIMY ~ OR [XCE£DS THE ~ OI'"/Pi: 112-llO-O9O. ~ USED: '" rot .... $TAlJON SlJINtY r.EtHOD: I'DD 'JIII\V£RSE VOL/PAGE 1 MVoTM: I'OSmON'l. l'IJl[IW«:E 01' SET COI!ND!S: +/-0. " -.- #"", ~'¥o 'Pt '/." V,\ 'I-~'" ,/>V'C «G?' ., .'0 ~OV \ , 1" -30' O· 30' 60' 56IS 01' ~ ~ art Of AEIIlI'lN (lMD11I8.V91) TAX PAACD. N\JIoIB£lII 112~ sm: _ lll.oo-.-S SY. OR O.JS8 .oa!E'S +/- LEGEND • .. $El.:TION COIItO I .. IIIJoIII1I'tR COI'IM:R e .. f"OtH) YON. IN (:O.SE PAACU or ~ -~~ COI.IflY~·S ~~ ~ " o .. fOI.NI PROP. COl\. N; NO![[) .. SET '/2" I.R. wteN> 121.064 COR .. CITY Of IIO{T()N SP _SKIIITPVJREC.I«).~ ("f'f'ROXlIoIATE BOUNIW!T) .' --t'~;1.i~ _........... \IIFIH!'t.WCH :r-- [(l (OM = '""''' -------------~~~~, . __ _._ £~_5TH PL --~-~ in ---------N -~ir.;.""" ~ """',,,-• J ~ .. '~,.-~, ----' WM·"-• 'U,,'.., . . :~.~~ " .."". ,_. ,..... I -.' . .--..-,' I "... ~ I~;: . Mro ~,--' --~ • . " ' ~ _ "'; 8' . ". A=--, 30.30' , ~~ ~ ,~. ~, 0 ~ ",. "' , ' N ._ _ __ I_I, L-= ... -' -' 0 I ' . __ ,' " -,--, -, 2 ~ : WT 1 l ~ .: : I ""~'" • "" ~~'''' ~ , '[) ~~;I LOT 2 I I ~ ... CONe. ...... P 1 >-" --. ' .-"'-." ~ _ I 9JI[lM; roBICI' ::0 ~O '_". " • ~ 0 WT A I """" ',,"'" ! -,'--,. ~ -~, . o ~ i " ",,,,., -.,;,--" '..... I .,,~ :> " ":__ ,..=' __ :'--U'.t"'?:l ~.= Jil! « .' .... ,'"_.,'. I' _ <",' I l! : ~ ~ lin <";..(J'\", \:'~ .,. 0<;;'';*' : i II ""':;;'" ~ 0 ' 0 r.;;;;;;,., HO~ ,~'¥o0 I ........ -~ 7/201E) • HOUSE ¢-c r;: ~ I ~ ~ WTB.BlDCKI I" -." w -LOT 5, BLOCK 1 c¢-'" \ -I I ~ ~~ II '/. -" 'p ,,,,'I-yu.· ;: ;; ;; _ ~'" \' ~ UlT B ~c'l-9'/.\ I !:2 r;;e r \ ' ."OV i; sr-\~«-yG· I j _...... ,__ • '1-1' \' , • _ '~n' ,~.~~ _-~ov + I 30 SIlr~06-[ + " """.". ,""--,! '~n' -1 ~,...., --'-"-'" i 2 --~ 3 I~ ~ _ .. , U' ",-..t1 ,. II.t PO ,~" ... = ~ ? j.\l~ ,~., .", RTlON ., --------+---;r,.~~,J;'~ I \\lG\\ll\J~GS 46-47 ~: \ A "" 1/'. s~ 1/'. SEC • r-k~Crfzi>I":r vOL. \44-I ~.~ .•. T'WP. 23 N .. RGK 5 E.. •.• ~. ~~~~~~/ ~;;or.o~'j.TON:;' ~ HANSEN SURVEYING LUA~w~'~ s?I:r-A ~ L.llID 9UIlVE1tl .... 0-~/18/1I1 17JIIl lDIm! lIS 6. COteULTaJn9 RDITO-WASRDfCTO J1ISl.PIIII2OII JIIII'fta. DRAD BY-RF I • m.: 426--~~ r~ 426--::-~ . 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'* 1.; , , ~o ~ ~ EB~ • • Gary Berg Applicant/Contact Janet Wixom Owner 300 Surrounding Property Owners See Attached (Signature of Sender): STATE OF WASHINGTON ) ) SS COUNTY OF KING ) I certify that I know or have satisfactory evidence that Sabrina Mirante signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. Dated: J, p J"",,&,.., :2\ .2.0l(, I Notary (print): _____ ~I:!JIf_=~~IdL."l!i'----____,~,.\_,~...,z___.!I\1_ My appointment expires: Wixom Short Plat lUA16-000718, SHPl-A, MOD template -affidavit of service by mailing 7227502135 PACECCA ROCCO+GIULIA 3870 80TH AVE SE MERCER 15LAND, WA 98040 7227502185 PRET5 CAROL 16123 SE 145TH PL RENTON, WA 98059 9476200425 SALAS LUIS E 509 WINDSOR PL NE RENTON, WA 98056 3291800140 STEARN-TANTICO MARIA 471 NE EDMONDS CT RENTON, WA 98056 7126300062 TEEL ROBERT I 2525 NE 5TH PL RENTON, WA 98056 7227502170 TIMMERMAN GREGORY E 2514 NE 5TH PL RENTON, WA 98056 9476200605 WHITEHALL PROPERTIES LLC 4580 KLAHANIE DR 5E #242 ISSAQUAH, WA 98029 9476200566 YOST AILEEN M 304 SW 292ND ST FEDERAL WAY, WA 98023 • 9476200580 PASCHKE DEVIN 554 WINDSOR PL NE RENTON, WA 98056 7227502200 RENTON CITY OF 10555 GRADY WAY RENTON, WA 98055 9476200570 SAMP MAX P+MARIANNE PO BOX 29 RIVERSIDE, WA 98849 9476200585 SUTHERLAND JEFF+MCBURNEY ME 510 WINDSOR PL NE RENTON, WA 98025 3291800350 THANT SAMUEL+LENORA X WANG 2628 NE 5TH CT RENTON, WA 98056 7227502150 TRUJILLO ALAN 2604 NE 5TH PL RENTON, WA 98056 7126300050 WIXOMJ 6038 34TH AVE NE SEATTLE, WA 98115 • 7227502155 PECK KEITH L 2528 NE 5TH PL RENTON, WA 98056 9476200420 SAADE JAROSLAVA+CHRISTOPHER 507 WINDSOR PL NE RENTON, WA 98056 9476200560 SHARPE CHRISTOPHER D 570 WINDSOR PL NE RENTON, WA 98056 7227502140 SWANBERG REVOCABLE LIVING T 2612 NE 5TH PL RENTON, WA 98056 9476200590 THUNDER RIDGE 9 LLC 15510 NE 3RD ST BELLEVUE, WA 98007 7227502190 TRUONG HUNG TUAN 572 EDMONDS AVE NE RENTON, WA 98056 3291800340 YEE STUART M+MONICA Y 2616 NE 5TH CT RENTON, WA 98056 9476200565 ADAMS CLINT J 566 WINDSOR AVE NE RENTON, WA 98056 9476200595 BROWNLOW HEATHER 1204 N 10TH PL #2345 RENTON, WA 98057 7126300061 DO NGA TUYETTHI+DOMOTO KEN 2519 NE 5TH PL RENTON, WA 98056 7126300060 GIBSON JOHN 3261 KINDRED AVE PO BOX 72 TOKELAND, WA 98590 7227502110 GUTIERREZ FRANCISCO J 2523 NE 6TH PL RENTON, WA 98056 9476200575 HIMMELMAN TYLER K 558 WINDSOR PL NE RENTON, WA 98056 7227502125 KEELER SCOTT 2609 NE 6TH PL RENTON, WA 98056 9476200430 LETTERLY JOSUAH 551 WINDSOR PL NE RENTON, WA 98056 7227502165 MCPEAK MARIE 932 LYNNWOOD AVE NE RENTON, WA 98056 3291800400 MERFALEN GALE BARON 1706 DAYTON AVE NE RENTON, WA 98056 • 9476700115 BELLEAU MADELINE 3770 TERRACE DR ANCHORAGE, AK 99502 3291800130 BUI TAN DINH & THU MAl 10210 SE 186TH ST RENTON, WA 98055 3291800040 DUAZO REYNALDO D PO BOX 3493 RENTON, WA 98056 7227502145 GRIFFIN JON F+YOLANDA M 2809 204TH AV SE SAMMAMISH, WA 98075 3291800020 HENG SAMKHANN Y 522 EDMONDS CT NE RENTON, WA 98056 7227502175 HOLLIDAY BRUCE D 2508 NE 5TH PL RENTON, WA 98056 9476200410 KURAMOTO TOM Y 5750 SUNRISE BLVD #250 CITRUS HEIGHTS, CA 95610 3291800330 MACDONALD JESSI M PO BOX 1021 RENTON, WA 98057 9476200435 MEDGARD VERNON H+5ARA A 555 WINDSOR PL NE RENTON, WA 98056 9476200600 MOHR RONDA L+GUELLO SAMUEL 504 WINDSOR PL NE RENTON, WA 98056 • 7227502105 BISHOP AUTRY B+JEAN L (TRUS 8223 S 122N D ST SEATTLE, WA 98178 7227502180 COLLODI FLORIO & PATRICIA A 26024 SE 220TH ST MAPLE VALLEY, WA 98038 7227502120 FORBES EDWARD DARRELL 2605 NE 6TH PL RENTON, WA 98056 3291800030 GROTH DEREK+LEANNA ROSE WAL 516 EDMONDS CT NE RENTON, WA 98056 3291800010 HERRERA JOSE JESUS+SILVIA 504 EDMONDS AVE NE RENTON, WA 98056 7227502115 KARDASHEVA YORDANKA 2601 NE 6TH PL RENTON, WA 98056 9476200415 KURAMOTO TOM Y 505 WINDSOR PL NE RENTON, WA 98056 3291800050 MCANDRIES CHARLES T JR+ELlZ 474 EDMONDS CT NE RENTON, WA 98056 7126300051 MERCHANT MEENA+SHEPHERD MIT 528 EDMONDS AVE NE RENTON, WA 98056 7227502160 NOON PAT O+SUSAN J 14209 SE 144TH ST RENTON, WA 98059 ", • • ------~Kenton l® NOTICE OF APPLICATION J\ M ..... Appllcallon .... boo .. mid ,.lIliCIIPt.d 1011/1 ",~. D'~."I GI Co",",III1l~ • konomlc: o..:~l~p';"nl =~_on.f1ll.at:'af~.nton.,TlIo"'II<IlYIqbrWly_a"",.pp/ll:olfon'ndllll-'" D"~ OF N~ OJ N'PU~TION: s.pto ..... n,: ZIIII PROller NAMI/NUMSnu , -.., WIIIG", Short PI,t/lVA16-1l00111, SIIPL-A, MOO APl"IXANTtpllOJlCTCONTACT !"ElISON, Glry III ... 16451 n s.r PI. I, ....... , w" ilOCl/106o-lSS-9111/ . p",.bqGo~..... '. . C.m ........ ':' 1110 ,bow .ppllmlan ...... boo ,.bm_ in _ .. ;.; MctIo IINI,' s......: ""'-, D .... ~ .... af ~ ---"llI5S_~w.y.-'-'W"!IID$1,IIyU'CI",,,,,,,tIcloII.rS.Z01L If Y"" ~."" qu ..... n •• boull~l. pr • ..,..~ or wish to b, ""'~ I party 01 ,..cord Inll IW:,.v. Idlllllon,l n"'I!!Q~"" by "'"I~ contlct \III ""'Ilct M'n,JW 01 (IU) 4l1J.1UII. "'''YOM """ ,ubmJII...m.n .......... 11 ... 111 .WlmOlk:llfy bocomo. ~af~ *'CI.~ loll nodlltd 01 ..... '*Won .... Ihb projoQ.. PLEASE INCLUDE THE PROJECTNUM8ER WHEN CALUNG fOR PROPER FIL~ IDENTIFICATION UPTfMIEJI U, 2011 If~ou walk! UQ I. b. mId, • pony.f rfalnj to ._ .. furth.'I"form.~o" an till. ,,",~ .. d p~~ compllto !hI, f.r", Ind 'otum I" Cltv of ~.nl.". CEO. PI.nnlnl ONi.lon, lOSS South GI ..... W'V. I\onlon. WA ~~Sl. Fli. N.mo' No.; WI""m Silo" Pt.'/lUAlfi·OOOl1l. SI-IPL.A. MOO NAME. MAIIiNGADORE5S; ___________ CllY/5TATE/lIP,, ______ _ CERTIFICATION I, ~T«/itN Jj;<,"'''NJ IJb hereby certify that ~ copies of the above document were posted in ~ conspicuous places or nearby the described property on 9/u/ir-r£ Signed: ~ 1:::t-:-Date: I STATE OF WASHINGTON SS COUNTY OF KING I certify that I know or have satisfactory evidence that __ ..:::S2..!+~-<~"'-4it...:::..--..>!2:J!:l'.l!:l,2tl..i..~-­ signed this instrument and acknowledged it to be his/her/their free and voluntary act for e mentioned in the instrument. Notary (print): __ --'tbfkJl.I!.7'u'+-_13./....aw~~$.::L----- My a ppointment expires:. ___ ~~!jW;~).:1+=------"C2~C{..l..yt--"f)..b=.!('-'l~ __ ---------------------------------- Leslie Betlach • 4il, _ ---------.. Renton ® Plan Review Routing Slip Plan Number: LUA16-000718 Name: Wixom Short Plat Site Address: 532 EDMONDS AVE NE Description: The applicant is requesting a 2-lot short plat located at 532 Edmonds Avenue NE. The subject property is 16,044 square feet (0.368 acre) in size and located in the R-8 zone. The existing home on Lot 1 will remain on a 11,503 square foot lot; the existing carport and attached shed on Lot 1 will be removed as part of the development. The proposed Lot 2 is 4,541 square feet in size, which meets the residential development standards, and is proposing access off of NE 5th Place. There are no critical areas on site. All existing trees are to remain with additional landscaping proposed. The drainage plan proposes full infiltration. Road modifications are being reviewed concurrently with this short plat to allow for existing improvements along the project frontage to remain as -is on Edmonds Avenue and eliminate frontage improvements on NE 5th Place. • Review Type: Community Services Review-Version 1 Date Assigned: 09/21/2016 Date Due: 10/05/2016 Project Manager: Mona Davis Environmental Impact Earth Animals Li ght/GI a re Historic/Cultural Preservation Air Environmental Health Recreation Ai rport Envi ronmenta I Water Energy/Natural Resources Utilities 10,000 Feet Plants Housing Transportation 14,000 Feet La nd/Shorel i ne Use Aesthetics Public Service Where to enter your comments: Manage My Reviews Which types of comments should be entered: Recommendation -Comments that impact the project including any of the Enivornmentallmpacts above. Correction -Corrections to the project that need to be made before the review can be completed and lor requesting submittal of additional documentation and/or resubmittal of existing documentation. What statuses should be used: Reviewed -I have reviewed the project and have no comments. Reviewed with Comments -I have reviewed the project and and I have comments entered in Recommendations. Correction/Resubmit -I have reviewed the project and the applicant needs to submit and/or resubmit documentation and I have added Signature of Director or Authorized epresentative • • -Terry Flatley ----~--Renton e Plan Review Routing Slip Plan Number: LUA16-000718 Name: Wixom Short Plat Site Address: 532 EDMONDS AVE NE Descrlptfon: The applicant Is requesting a 2-Iot short plat located at 532 Edmonds Avenue NE. The subject property Is 16,044 square feet (0.368 acre) in size and located in the R-8 zone. The existing home on Lot 1 will remain on a 11,503 square foot lot; the existing carport and attached shed on Lot 1 will be removed as part of the development. The proposed Lot 21s 4,541 square feet in size, which meets the residential development standards, and Is proposing access off of NE 5th Place. There are no critical areas on site. All existing trees are to remain with additional landscaping proposed. The drainage plan proposes full infiltration. Road modifications are being reviewed concurrently with this short plat to allow for existing improvements along the project frontage to remain as -Is on Edmonds Avenue and eliminate frontage improvements on NE 5th Place. • Review Type: Community Services Review-Version 1 Date Assigned: 09/21/2016 Date Due: 10/05/2016 Project Manager: Mona Davis Environmental Impact Earth Animals Ught/Glare Historic/Cultural Preservation fAi.:.r:.... ________ -t;:;En"'v"'irc:o"'n"m;,:e"nt:;;a"'l ",H;:;ea"l",th:.... __ +R:,:;ec:::r..::e:;,at::;1 o:::n:.... _____ --iAj rport Envi ronmental Water Ener /Natural Resources Utilities 10,000 Feet Plants Transportation 14,000 Feet Land/Shoreline Use Public Service Where to enter your comments: Manage My Reviews Which types of comments should be entered: Recommendation -Comments that Impact the project Including any of the Enlvornmentallmpacts above. Correction -Corrections to the project that need to be made before the review can be completed and lor requesting submittal of additional documentation and/or resubmittaJ of existing documentation. What statuses should be used: Reviewed -I have reviewed the project and have no comments. Reviewed with Comments -I have reviewed the project and and I have comments entered In Recommendations. Correction/Resubmit -I have reviewed the project and the applicant needs to submit and/or resubmit documentation and I have added Install an 8-foot wide planting strip along NE 5 Place using the existing road that passes close to the house (not on the curve portion) as there is a very wide right of way at that location. Install 4 blue ash (Fraxinus quadrangulata) street trees in that planting strip spaced a minimum distance of 50 feet on-center. If a planting strip is not required, then place the trees in the boulevard (but at least 15 feet from the edge of the street). Signature of Director or Authorized epresentative ... _--------------------- • • • • Denis Law Mayor Community & Economic Development C. E. "Chip" Vincent, Administrator September 21, 2016 Gary Berg 16458 SE 58th PI Bellevue, WA 98006 Subject: Notice of Complete Application Wixom Short Plat, lUA16-000718, SHPL-A, MOD Dear Mr. Berg: The Planning Division of the City of Renton has determined that the subject application is complete according to submittal requirements and, therefore, is accepted for review. You will be notified if any additional information is required to continue processing your application. Please contact me at (425) 430-7246 if you have any questions. Sincerely, Mona Davis Senior Planner cc: Janet Wixom / Owner(s) ---_._-- 1055 South Grady Way, Renton, WA 98057· rentonwa.gov • • enton@) • NOTICE OF APPLICATION A Master Application has been filed and accepted with the Department of Community & Economic Development (CEO) -Plan"i"s Division of the City of Renton. The following briefly describes the application and the necessary PublIc Approvals. DATE OF NOTICE OF APPUCATION: September 21, 2016 PROJECT NAME/NUMBER: Wixom Short Plat / LUA16-000718, 5HPL-A, MOD PROJECT DESCRIPTION: The applicant Is requesting a 2-lot short plat located at 532 Edmonds Avenue NE. The subject property is 16,044 square feet (0.368 acre) in size and located in the R-8 zone. The existing home on Lot 1 will remain on a 11,503 square foot lC?t; the existing carport and attached shed on lot 1 will be removed as part of the development. The proposed lot 2 is 4,541 square feet in size, which meets the residential development standards, and is proposing access off of NE 5th Place. There are no critical areas on site. All existing trees are to remain with additional landscaping proposed. The drainage plan proposes full infiltration. Road modifications are being reviewed concurrently with this short plat to allow for existing improvements along the project frontage to remain as·is on Edmonds Avenue and eliminate frontage improvements on NE 5th Place. PROJECT LOCATION: 532 Edmonds Ave NE PERMITS/REVIEW REQUESTED: Administrative Short Plat, Modification APPLICANT/PROJECT CONTACT PERSON: Gary Berg, 16458 SE 58'" PL, Believue, WA 98006/206-255-9181/ gary.berg@salinasconcrete.com Comments on the above application must be submitted In writing to Mona Davis, Senior Planner, Department of Community & Economic Development, 1055 South Grady Way, Renton, WA 98057, by 5:00 p.m. on October 5, 2016. If you have questions about this proposal, or wish to be made a party of record and receive additional notification by mail, contact the Project Manager at (425) 430-7246. Anyone who submits written comments will automatically become a party of reco~d and will be notified of any decision on this project. PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION DATE OF APPLICATION: SEPTEMBER 13, 2016 NOTICE OF COMPLETE APPLICATION: SEPTEMBER 21, 2016 If you would like to be made a party of record to receive further information on this proposed project, complete this form and return to: City of Renton, CEO, Planning Division, 1055 South Grady Way, Renton, WA 98057. File Name / No.: Wixom Short Plat / LUA16·000718, SHPL·A, MOD NAME: MAILING ADDRESS: _______________ CITY/5TATE/ZIP: _________ _ TELEPHONE NO.: ~PAi1rMENT OF COMM.ITY AND ECONOMIC DEVELOPMENT Planning Division LAND USE PERMIT MASTER APPLICATION PROPERTY OWNER(S) PROJECT INFORMATION NAME:Trustee of Living Trust PROJECT OR DEVELOPMENT NAME: Wixom Short Plat ADDRESS:6038 34th Avenue NE PROJECT/ADDRESS(~/LOCATION AND ZIP CODE: 532 Edmonds Avenue N Renton, WA 98056 CITY: Seattle ZIP:98115 TELEPHONE NUMBER: (206) 255-9181 KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): 712630-0050 APPLICANT (if other than owner) NAME: Gary Berg EXISTING LAND USE(S): Single Family COMPANY (if applicable): Husband of trustee PROPOSED LAND USE(S): Same EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: ADDRESS:6038 34th Avenue NE Medium Density Single Family PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION CITY: Seattle ZIP: 98115 (if applicable) Same TELEPHONE NUMBER: (206) 255-9181 EXISTING ZONING: R-8 CONTACT PERSON PROPOSED ZONING (if applicable): Same NAME: Applicant SITE AREA (in square feet): 16,044 SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE COMPANY (if applicable): DEDICATED: 0 SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: ADDRESS: 0 PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET CITY: ZIP: ACRE (if applicable) 5.43 TELEPHONE NUMBER AND EMAIL ADDRESS: NUMBER OF PROPOSED LOTS (if applicable) 2 NUMBER OF NEW DWELLING UNITS (if applicable): I 1 nr::,.......r:n b'1L~ , 1 H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Master Application.doc Rev: 08/2015 . , . ' , ,~I ''1j c . PU <1\1\ j'o"'" [..,. J ,,;,.,ON ·OJECT INFORMATION (cO~ued) ~~~~~~L-______________ -. NUMBER OF EXISTING DWELLING UNITS (if applicable): 1 SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): 3200 , - SQUARE FOOTAGE:OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): 1750 SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL BUILDINGS (if applicable): nfa SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): nfa NET FLOOR AREA ON NON-RESIDENTIAL BUILDINGS (if applicable): nfa PROJECT VALUE: 150,000 IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA. PLEASE INCLUDE SQUARE FOOTAGE (if applicable): CJ AQUIFIER PROTECTION AREA ONE CJ AQUIFIER PROTECTION AREA TWO CJ FLOOD HAZARD AREA sq. ft. CJ GEOLOGIC HAZARD sq. ft. CJ HABITAT CONSERVATION sq. ft. CJ SHORELINE STREAMS & LAKES sq. ft. NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): nfa CJ WETLANDS sq. ft. LEGAL DESCRIPTION OF PROPERTY (Attach le!lal description on separate sheet with the followin!l information included) SITUATE IN THE SW QUARTER OF SECTION _9_, TOWNSHIP ~, RANGE~, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON AFFIDAVIT OF OWNERSHIP I. (Print Name/s) J N I I) • declare under penalty of pe~ury und~ laws of the State of Washington that I am (please check one) the current owner of the property involved in this application or U the authorized representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers herein contained and the information herewith are in all respects true and correct to the best of my knowledge and belief. 9- Date ) SS COUNTY OF KING ) STATE OF WASHINGTON ) \ . r'": f.f.'f~6! I certify that I know or h ve satisfactory evidence that 7<'." ,,:1 \;It I X 0,., sig ed thi nstrument and acknowledge it to be~free and voluntary act for the uses and purpose mentioned in the instr men. {~ l41. ti-1; ~ Dated LOREN M. ANTONIO STAlE OF WASHINGTON NOTARY PUBLIC MY COMMISSION EXPIRES 04-17-19 Notary (Print): My appointment expires: 2 H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Master Application.doc 1.(-/7-1 • • .,' •• I O'MOTMA .M M3ROJ I-1!)TOMIH(!AW ~ ?IrATe OIJ8UQ YRATOM <!3RIQX3 I-IOI2C!IMMO::l VM et·H·o.o • • CERTIFICATION OF TRUST I, JANET M. WIXOM and RITA A. BERG, Trustees of the Robert J. Wixom and Josephine R. Wixom Trust. executed February I, 1994, !'ereby certifY as follows: (I) The Robert J. Wixom and Josephine R. Wixom Trust is presently in existence. It was executed on February I, 1994. (2) The Trustors of the Trust are ROBERT J. WIXOM AND JOSEPHINE R. WIXOM, and the current acting Trustees of the Trust are JANET M. WIXOM and RITA A. BERG. (3) Under the terms of the Trust agreement, the Trustees is given powers, including but not limited to, granted a Trustee under RCW 11.98.070. (4) The mailing address of the currently acting Trustees are: Janet M. Wixom 6038 34ili Ave. NE Seattle, WA 98115 Rita A. Berg 16458 SE 58 th PI. Bellevue, W A 98006 (5) The Trust is revocable by the Trustor. Only the Trustor can revoke the Trust. (6) The Trust can be modified, amended, or revoked by only the Trustor. (7) The Trustees designated in item (2) above are the acting Trustees, and have the authority to exercise Trust powers. (8) The Trust taxpayer identification number is ***-**-1318. (9) The Trust property is to be titled as follows: JANET M. WIXOM and RITA A. BERG, Trustees of the Robert J. Wixom and Josephine R. Wixom Trust, executed February I, 1994, and any amendments thereto. (10) The Trust has not been revoked, modified, or amended in any manner that would cause the representations contained in this certification to be incorrect. I hereby certifY the above to be true as of this date. Dated: June 11,2015. ~rulf:!~ STATEOFWASHlNGTON ) ) County of King ) JOHN K. LARSON. NOTARY PUBLIC STATE OF WASHINGTON COMMISSION EXPIRES MAY 22,2018 The foregoing Certification of Trust was acknowledged before me on II day of June, 2015, by JANET M. WIXOM, Trustee. ~CZv3o~ <taA:Berg, Trustee STATE OF WASHINGTON ) ) County of King ) The foregoing Certification of Trust was acknowledged before me on Ij day of June, 2015, by RITA A. BERG, Trustee. MATtHEW TURNER STATE .OF WASHINGTON NOTARY PUBLIC MY COMMISSION EXPIRES 11-13-15 Not~ngton •. z" -,- My Commission Expires:_--LI L(_':,l:::J __ W __ _ D.~PARTMENT OF COMMelTV AND ECONOMIC DEVELOPMENT WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS Planning Division 1055 South Grady Way-Renton, WA 98057 Phone: 425-430-7200 I www.rentonwa.gov LAND USE PERMIT SUBMITTAL REQUIREMENTS: WAIVED BY: MODIFIED BY: ............ ~~:.; ... ",:,.' .. "" """._. ' ..... J'-,',,~.: .~,'> ~'·'·~."'I ,,' -, .. :"~,,., ~,',' •• Biological Assessment.; ,_ .,c. ,',",' '.,' ,_" • . ····"n~ ...... . '.1", v-".. Calculations 1 .. ' . Construction Mitigation Description 2 AND 4 Density Worksheet 4 '" : -.,,' -" -. -\. ,'" ~,"": . Drainage Cont~ol Plan 2 . Drainage Report 2 Elev~tions,Arthii:ectJraI3AN04 . Environmental Checklist 4 Existing Easements (Recorded Copy) 1AN04 Floor Plans 3AN04 . Grading Elevations & Plan, Conceptual 2 Habitat Data Report 4 I m'provementDeferral 2 Irrigation Plan 4 .... COMMENTS; . . \ t, '. .. PROJECT NAME: VVI '<-OM <;;rt:pL DATE: £>'/15 (lie ~~.--.-... : t,-_ . 1 C:F 8 1 v . , , . .... -.,". H:\CED\Data\Forms-Templates\Self-Help Handouls\Planning\Waiversubmittalreqs.docx Rev: 08/2015 :1 I·~.· . ..... ,. '.'::.::0J • • LAND USE PERMIT SUBMIITAL REQUIREMENTS: WAIVED MODIFIED COMMENTS: BY: BY: "-,,,. ~ - King County Assessor's Map Indicating Site. " . , , . ' .• ~ ". ~,', 't' " ,-, <'. • _ •• , ' Landscape Plan, Conceptual. Limdsc~pe PI~n~.D~tailed. :'", "-' ' ,-' .. " , , . ~ ,.' " ' " Legal Description. Letter Of unde'rstandingof GeologiCal Risk. ' ' , • ,,' -u_ • _ " ., ','._',' Map of Existing Site Conditions. Mast~r Applicatlbn Form. ' "" .. ,. . " . ' ''':, ;,-",0 , " ' .,-. '. . '-. "," . .: . .. , , ' ' " ","<\""".' , Monument Cards (one per monument) 1 N~'ig~borh6~~, DetaiiMap. i:'r-:r·'· j'-. . , " , , ' , ,,' '" Overall Plat Plan. Parking;L(Jt C~verage ~ Land~capingAri~,lysis. " . .,-, Plan Reductions (PMTs) • Post Office App~olial , ' ' " .. ,",' , ., Plat Name Reservation. Plat'Plan 4 ," , Preapplication Meeting Summary • Public Works Approval L!!tt~r' , , " Rehabilitation Plan. Screening Deta{1 ~ " Shoreline Tracking Worksheet. Site Pla'n 'A~O' Stream or Lake Study, Standard. ~ Stream or La~e Study, Suppiemental. , Stream or Lake Mitigation Plan. I, /~ Street Profiles, ~ Title Report or Plat Certificate lAND. , 'c.- Topography Map 3" . Traffic Study, Tree Cutting/Lan~ Clearing Plan. ' .,. Urban Design Regulations Analysis. Utilities Plan;'Gimeralized 2 Wetlands Mitigation Plan, Final. ~ Wetlands Mitigation Plan, Preliminary 4 I~ , 2 H:\CED\Data\Forms·Templates\5elf·Help Handouts\Planning\Waiversubmittalreqs,docx Rev: 08/2015 • .,-' , LAND USE PERMIT SUBM h'I;'-+I":i'~,' " ' " , v,vo: "~"U,~, "O:l1v, ".'"'~', I_,j ~>,' ',' ",,' Wireless: A -", mt Statement, AND' of Sites 'AND' Lease Draft 'AND' Map of Fxidinp Site Conditions 'AND' Map of View Area ZAND' Photosimulations ZAND' This Requirement may be waived by: 1. Property Services 2 Development Engineering Plan Review 3 Building 4 Planning WAIVED " :.: BY: BY: ib'7 :: ,',", ' ,,' " 3 H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Waiversubmittalreqs,docx COMMENTS: ' " , , , , " " Rev: 08/2015 • • PREAPPLICATION MEETING FOR WIXOM SHORT PLAT PRE 16-000344 CITY OF RENTON Department of Community & Economic Development Planning Division May 26,2016 Contact Information: Planner: Rocale Timmons, 425.430.7219 Public Works Plan Reviewer: Ian Fitz-James, 425.430.7288 :pJZyf.JG 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 aU 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). R j-,,'-" ,-1""\ --. 1-:.1 ,\L.~ ,,_ .. _!. _1-0 f;. . .. ·;~-:':C:··J :'U\.·;, . "·Ie DIVISION '. • DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT • MEMORANDUM DATE: May 26, 2016 TO: Rocale Timmons, Senior Planner FROM: Ian Fitz-James, Civil Plan Reviewer SUBJECT: Utility and Transportation Comments for Wixom Short Plat PRE 16-000344 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 of the application for the Wixom Short Plat. The site address is 532 Edmonds Avenue NE. The King County Parcel Number is 7126300050. The applicant is proposing to subdivide the lot Into 'two parcels. One of the subdivided lots would contain the existing home while the other would be a buildable lot for a future single family home. WATER COMMENTS 1. Water service is provided by the City of Renton. It is in the Highlands service area in the 435' hydraulic pressure zone. The approximate static water pressure is 65 psi at a ground elevation of 286'. 2. There is an existing 8" water main north of the site in NE 5th Place. Reference Project File WTR2703673 in COR Maps for record drawings. There is also an existing 16" water main west of the site in Edmonds Avenue NE. Reference Project File WTR2700241 in COR Maps for record drawings. 3. There is an existing 1" water service serving the existing home. Since this home will remain, no new water service is needed for this lot. An additional water service will be needed to serve the new lot. The new service shall be 1". 4. No water main extensions would be required. H:\CED\Plannlng\Current Plannlng\PREAPPS\2016 Preapps\PRE16-000344.Rocale\16-0526 PRE16-000344 Civil Pre-App Comments.docx I i i I I I ---------------------------- • Wixom Short plat-PRE16-000344 Page 2 of4 May 26, 20.16 S. No additional fire hydrants would be required. • FYI: There are two existing fire hydrants In the parcel vicinity. One is located approximately 90' northwest of the site's northwest corner along the western frontage of Edmonds Avenue NE. The other is located approximately 165' northeast of the site's northeast corner along the northern frontage of NE 5th Place. 6. The new lot requires a separate 1" water metedor service. The service line and meter would be installed by the City of Renton. The current (2016) fee to install this service line and meter would be $3,310.00. The current system development charge (SOC) for a 1" meter would be $3,245.00. +-{J;-r-r--. j J ~~ ~ -:::> J -t-p~ }-r"'::;. 'Y ~.......:-(- SEWER COMMENTS '~ 1. Sewer service is provided by the City of Renton. 2. There is an existing 12" PVC se~er running ·east to west/northwest north ofthe site in NE 5th Place. Reference Project File WWP270114 in COR Maps for record drawings. 3. There is an existing sewer service for the existing home. Since this home will remain, no new sewer service is needed for this lot; A new 6" PVC sewer service will be needed to serve the new lot. 4. If the existing home Is demollshed;an additlonal·new 6" PVC service will be·required, The existing sewer service would not be permitted for reuse. S. No sewer main extensions would be required. 6. The development would be subject to a system development charge (SOC) for sewer service. The.5DC for sewer service is based on the size of the domestic water service. The current SOC for sewer service with a 1" water meter installation Is $2,242.00. +-'"R:)"l./'AO'olTS , LA9~ 7. The new lot will also be subject to a Special Assessment District (SAD) fee. The site is located in the East Renton Interceptor SAD. The fee associated with this SAD is $3~*.80. STORM DRAINAGE COMMENTS 1. There is an existing 24" storm drain running east to west/northwest north of the site in NE 5th Place. There is no storm drainage infrastructure north of the site on the access road or west of the site along the Edmonds Avenue NE frontage. Drainage from the site either infiltrates or sheet flows to the west. Drainage that Is conveyed west to Edmonds Avenue NE is then dire~ted south by a shallow ditch along the eastern frontage of Edmonds Avenue NE. 2. Refer to Figure 1.1.2.A -Flow Chart to determine what type of drainage review is required for this site. The site falls within the City's Peak Rate Flow Control Standard (Existing Site Conditions). The site falls within the East Lake Washington basin. Drainage plans and a drainage H:\CED\Plannlng\Current Plannlng\PREAPPS\2016 Preapps\PRE16-000344.Ro,ale\16-0526 PRE16-000344 Civil Pre-App Comments.docx • Wixom Short Plat -PRE1&'000344 Page 3 of 4 ~ __ May 26, 20~:port complying with the adopted 2009 King County Surface Water Design Manual (KCSWDM) ~\ and the 2010 City of Renton amendments will be required. \ 3. Flow Control BMPs will be required for the site per Section 5.2 of the 2009 KCSWDM. 4. Drainage improvements along the Edmonds Avenue NE frontage will be required to conform to the City's street standards. S. 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. )' -tl ' 6. The development would be subject to system development charges (SDC). The current SDCs are @'m~~~;OQ .. p_e~,lot. Fees are payable at the time of permit issuance. TRANSPORTATION/STREET COMMENTS 1. The current transportation impact fee 199E~'per single family home. Fees are payable at the time of permit issuance. • (\ i?<J(<-I>~ '"G~ It 2. NE 5th Place is classified as a residential access street. Per RMC 4-6-060, the minimum right of way width for a residential access street is 53'. The minimum paved roadway width is 26' including 20' of travel lanes (i lanes) and 6' of parking on one side. A 0.5' curb, 8' planter, and 5' sidewalk are required. The King County Assessor's MaP shows a minimum current right of way width of approximately 53'. The amount of current right of way along the NE 5th place frontage increases as you go from east to west across the project frontage. No dedication would be required along the NE 5th Place frontage. Edmonds Avenue NE is classified as a residential collector street. Per RMC 4-6-060, the minimum right of way width for a residential collector street with 2 lanes is 83'. The minimum paved roadway width is 30' of travel lanes (2 lanes) and 8' of parking on both sides. A 0.5' curb, 8' planter, and 5' sidewalk are required. The King County Assessor's Map shows a current right of way width of approximately 60'. A dedication of approximately 11.5' would be required along the Edmonds Avenue NE frontage to give a half street right of way width of 41.5'. Fy-in I right of way dedication will be determined by survey. ~~ 1'\A.o~, -h -~J 0 oDO ,oj 1 1..--1 UJr 3. The applicant may submit a street modification request for reviewJor deviatfun from requW" c1p- street frontage improvements and right of way dedication. \ tI \ 4. Per RMC 4-4-080, the maximum width of a single loaded garage driveway is 9' and the maximum width of a double loaded garage driveway is 16'. If a garage is not present, the maximum driveway width is 16'. Driveways shall not be closer than 5' to any property line. 5. No street lighting is required as the project is smaller than four residential units. 6. Paving and trench restoration within the City of Renton right of way shall comply with the City's Restoration and Overlay requirements. H:\CED\Plannlng\Current Plann Ing\PREAPPS\2016 Preapps\PRE16-000344.Rocale\16-0526 PRE16-000344 Civil Pre-App Comments.docx l..-_______ _ _ • Wixom Short Plat -PRE16-000344 Page 4 of4 May 26, 2016 GENERAL COMMENTS • 1. The SOC,s listed are for 2016. The fees that are current at the time of the utility permit application will be levied. Please see the City of Renton website for current SOCs. 2. Retaining walls that are 4' or taller from bottom of footing will require a separate building permit. Structural calculations and plans prepared by a licensed engineer will be required. 3. The survey and all civil plans shall conform to the current City of Renton survey and drafting standards. Current drafting standards can be found on the City of Renton website. 4. A final survey that is stamped and signed by the professional land surveyor of record will need to be provided. All existing utilities need-to be surveyed-and shown. Please reference COR Maps for mapping and records of existing utilities in the project vicinity. 5. Separate plan submittals will be required for construction permits for utility work and street improvements. All plans shall be prepared by a licensed -Civil Engineer-in the State -of Washington. 6. Wh.en utility plans are comple~e, please sUbmitfo{§)p~es oft?e~lans; tw~ (2) ~oples of the dramage report, an -electrOniC copy of each, the-permit apphcatlon; an ItemIZed cost of construction estimate; and application fee to the counter on the sixth floor. H:\CED\Plannlng\Current Plannlng\PREAPPS\2016 Preapps\PRE16-Q00344.Rocale\16·0526 PRE16-Q00344 Civil Pre-App Comments.docx • • DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT -----.... Kenton ® MEMORAN DUM DATE: May 26, 2016 TO: Pre-Application File No. 16-000344 FROM: Rocale Timmons, Senior Planner SUBJECT: Wixom Short Plat -532 Edmonds Ave NE 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, P.ublic Works Administrator, Planning Director, Development Services Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant: The applicant Is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available for purchase for $50.00 plus tax, from the Finance Division on the first floor of City Hall or online at www.rentonwa.gov Project Proposal: The subject property is located in the southeast corner of NE 5th Place and Edmonds Ave NE at 532 Edmonds Ave NE. The site has a Comprehensive Plan Land Use of Designation of Residential Medium Density and a zoning designation of Residential-8 (R-8) dwelling units per net acre (dulac). The applicant is proposing a two lot short plat of a 0.37-acre (16,044 sq. ft.) parcel Into two single family residential lots. The submitted plat plan includes four site configurations in an attempt to meeting access, setback and lot size requirements of the zone. The applicant is proposing the retention of the existing house. Sensitive slopes, ranging from 25% to less than 40%, are located on site. The site Is also located within a high erosion hazard area and a landslide hazard area. There appear to be no critical areas located on site. Current Use: A single family home is currently located on site and is proposed to be retained. Zoning: The property is located within the Residential -8 (R-8) zoning designation. Detached residential development Is permitted within the R-8 designation, provided the proposal complies with the density range specified by the zone. Development Standards: The project would be subject to RMC 4-2-110A, "Development Standards for Residential Zoning Designations" effective at the time of complete application (noted as "R-8 standards" herein). c:\users\rtimmons\appdata\local\microsoft\windows\temporary internet files\content.outlook\bqw42ym8\16-000344 (r8-210t subdivision) (2).doc / Wixom Short Plat Page 20fS May 26, 2016. • • Density: The area of public and·private streets and critical areas would be deducted from the gross site area to determine the "net" site area prior to calculating density. It Is unclear how much area would be deducted for required right-of-way dedications and access easements. A 2-lot proposal would result in a gross density of 5.45 dulacre (2 lots I 0.37 acres = 5.45 dulac). The applicant would be required·to demonstrate co~nce with the density range of the R-B zone using net density calculations. --7 -5 cja ,,= 1 Development Standards: The project would be subject to RMC 4-2-11OA, "Development Standards for Residential Zoning Designations" effective at the. time of complete application (noted as "R-8 standards" herein). A copy of these standards is included herewith. The proposal appears to comply with the following development standards '. R-8 Minimum Standard Lot Size 5,000 SF, For short plats of parcels smaller than one acre, one parcel may be allowed to be smaller than the. required min\mUm lot size to a minimum . of4,500SF ~ \ . . . I j Lot Width Interior: 50 feet Corner: 60 feet Lot Depth 80 feet Min Front Yard setilack 15 fe!!t except the garage shall be setback 20 feet. Max Front Yard setback None . Side Yard setback . 5 feet Rear Yard setback 20 feet Side Yard Alcihg-A-Street 15 feet Building Coverage 50 % maximum Impervious Surface Area 65% maximum Maximum Wall Plate The maximum wall plate height Is restricted to 24. Height feet, and the buildings shall be not more than two stories. Option A meets the lot size, width,. and depth requirements of the zone when using the footnote that allows one parcel may be allowed to be smaller than the required minimum lot size to a minimum of 4,500 SF. Therefore Options Band C are unnecessary as a means to create additional area to meet minimum lot size requirements. The front yard setback, for the existing home, would be assessed from Edmonds Ave NE. As a result, the existing· carport does not tileet the rear setback of the R-B zane. Therefore, the existing carport would be required to be removed and the existing home would be required to maintain a 20-foot setback from the proposed eastern property line. If the applicant intends on constructing a detached accessory structure it should be noted accessory structures shall not be located between the primary structure and public street (Administrative Interpretation c/-79}. Wixom Short Plat Page 3 of5 May 26, 2016 • ------------~-------------------------- • Access/Parking: Access to the new lot is proposed to be gained from a driveway extended from NE 5th Place. Access to the existing home is currently being provided via a driveway extended from NE 5th Place. It is unclear if access to the existing home will continue to be provided via the existing curb cut once the carport is removed. Additionally, a minimum of 2 parking stalls are required for each home including the existing residence. The applicant will be required to demonstrate compliance with the parking and driveway standards (RMC 4-4-080) 01 the code lor the existing residence as part 01 the short plat application. Landscaping -Except for critical areas, all portions of the development area which are not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought-resistant vegetative cover. The minimum on-site landscape width required along street frontages is 10 feet. Please refer to landscape regulations (RMC 4-4-070 and RMC 4-4-080F.7) for further general and specific landscape requirements (enclosed). A conceptual landscape plan and landscape analysis meeting the requirements in RMC 4-8-120D.12, shall be submitted at the time olland use application. Tree Retention: If significant trees (greater than 6-inch caliper or 8-caliper Inches for alders and cottonwoods) are proposed to be removed, a tree inventory and a tree retention plan along with an arborist report, tree retention plan and tree retention worksheet shall be provided with the formal land use application as defined in RMC 4-8-120. The tree retention plan must show preservation of at least 30% of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained (RMC 4- 4-130H1.a). When the required number of protected trees cannot be retained, replacement trees, with at least a two-inch (2") caliper or an evergreen at least six feet (6') tall, shall be planted at a rate of twelve (12) caliper inches of new trees to replace each protected tree removed. The Administrator may authorize the planting 01 replacement trees on the site illt can be demonstrated to the Administrator's sotlsloctlon that an Insufficient number 01 trees can be retained. In addition to retaining 30 percent of existing significant trees, each new lot would be required to provide a minimum tree density of 2 trees per 5,000 square feet of lot area onsite. Pratected trees that do not cantribute to a lat's required minimum tree density shall be held in perpetuity within a tree protection tract. Significant trees shall be retained In the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); Significant trees adjacent to critical areas and their associated buffers; and Significant trees over sixty feet (60') in height or greater than eighteen inches ( 18") caliper. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; Other significant native evergreen or deciduous trees; and Other significant non-native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer .. The Administrator may require independent review of any land use application that involves tree removal and land clearing at the City's discretion. A lormal tree retention plan would be reviewed at the time 01 Short Plat application. • Wixom Short Plat Page 4 of5 May 26" 2016 Ferices/Retalning Walls: If the applicant intends to install any fences as part of this p~ciject, the location must be designated on the landscape plan. A fence taller than six feet (6') requires a Quilding per~it. A fence 'shail not be constructed on'top of a retaining wall unless the total combined height of the retaining wall and the fence does not exceed the allowed height of a standalone fence. New or existing fencIng would need to comply with the fence requirements of the code (RMC 4-4-040). Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other masonry product that complements the proposed buildi"ng and site development. There shall be a minimum three-foot (3') landscaped' setback at the base of retaining walls abutting public rights-of-way. Please refer to retaining wall standards (RMC 4-4-040) for additional information about fences and retaining walls, ' Critieal A:re~9: P&e 9ritiealbJ eus HI C 51,e1f~~i, ~I,e eily;S Ci lileal Areas liiap. Drliteways: The maximum driveway slopes cannot exceed 15%. If the grade exceedS 15%, a variance is required. The maximum width of singie loaded garage driveways shall not exceed 9 feet and double ,Ioad'ed garage driveway~ shall not exceed 16 feet. Building Design Standards Compliance with Residential Design Reg~latlons shall be required for the new reSidence, see RMC 4-2-115. Below are some of the identified design standards that need to be ~ddressed in the proposal: ' 1. One of the following is requlredLthe garage must be: , , a. Recessed from the front of the house and/or front porch at least eight feet (8'/, or b. Detached. 2. The entry shall tal<e access from and face a street, park. common green, pocket park; pedestrian easement, or open space, and a. The entry shallinciude one of the following: I. Stoop: minimum size four feet by six feet, (4' x 6') and minimum height twelve inches (12") above grade, or ii. Porch: minimum five feet (5'l' deep and minimum height twelve inches (12") above grade. 3. The primary building elevation oriented toward the street or common green shall have at least one articulation or change In plime of at least two feet (2') in depth; and 4, A minimum one side articulation that measures at least one foot (1') in depth shall occur for all facades faCing streets or public spaces. 5. The primary building form shall be the dominating form and elements such as porches, principal dormers, or other significant features shall not dominate. 6. Primary roof pitch shall be a minimum six to twelve (-4:12). If a gable roof is used, exit access from a third floor must face a public right of way for emergency access. I I i I I I . . Wixom Short Plat page 5 of5 May 26, 2016 • • Critical Areas: The site contains sensitive slopes (25% -40%). Additionally, the site is located in an erosion hazard area and a moderate landslide hazard area. Therefore a geotechnical hazard study would be required at the time of land use applicatIon. The report will be required to address the following: • The proposal will not Increase the threat of the geological hazards to adjacent or abutting praperties beyond pre-development conditions; • The proposal will not adversely impact other critical areas; and • The development can be safely accommodated an the site. Environmental Review: Except when located in sensitive areas (such as wetland) or lands covered by water, short plats of 9 or fewer residential lots are categorically exempt from Environmental {SEPAl Review per WAC 197-11. Therefore SEPA would not be required for the proposed subdivision. Permit Requirements: The proposal would require approval of an administrative short plat. The administrative short plat request would be reviewed within an estimated time frame of six to eight weeks. The fee for a short plat application is @O:OO,plus a 3% technology surcharge fee. Detailed information regarding the land use application submittal items have been provided in the attached handouts or are also available online. The applicant will be required to install a public information sign on the property. Once preliminary Short Plat approval is obtained, the applicant must complete the required improvements and dedications, as well as satisfy any conditions of the preliminary approval before submitting for Final Short Plat review. Once final approval is received, the plat may be recorded. The newly created lots may only be sold after the plat has been recorded. Fees: In addition to the applicable building and construction fees, impact fees would be required. Such fees would apply to all projects and would be calculated at the time of building permit application and payable prior to building permit issuance. The 2016 application fees are as follows: • • • • A Transportation Impact Fee based on $2,951'ilTper each ~ single family residence; A Parks Impact Fee based on $1~887:94 per each new single family residence; A Fire Impact fee of$495c10per each ~ single family residence; and Renton School District Impact Fee is$?&'1~.O.O.p.!!r each ~ single family residence. .,'. A handout listing Renton's development-related fees is available on the City of Renton websit . r· for your review. Note: When the formal application materials are complete, the applicant is strongly encouraged to have one copy of the application materials pre-screened at the 6th floor front counter prior to submitting the complete application package. Please call Rocale Timmons, Senior Planner at 4Z5-430-7219 for an appointment. Expiration: Upon approval, the short plat is valid for two years with a possible one year extension (RMC 4-7-070M). 'I' .' Wixom Short Plat 532 Edmonds Avenue NE 2 Single Family Residence PROJECT NARRATIVE • This proposal is to create 2 single family lots from this 16,044 square foot (0.368 acre) property located in the Renton Highlands, just west of the Renton Vocational College. The current property is a large single family lot with an existing house, carport, and shed located on the northerly side of the property. The property abuts Edmonds Avenue NE to the west and NE 5'h Place (unimproved right-of-way) to the north. The property Is currently landscaped with a few trees located to the south of the existing house. The proposed development is to sub-divide the property into two single family lots. One lot (Lot 1) would consist of 11,503 square foot property where the existing house would be retained. The second lot (Lot 2) would be the easterly portion of the property consisting of 4,541 square feet of property. The existing carport and attached shed would be removed since these features would be lOcated within the future rear-building setback area of Lot 1. Proposed Lot 2 would have access from a paved portion of NE 5th Place. The necessary utilities (water and sewer) are located along the southerly portion of NE 5th Place. A new sewer stub and water service, for Lot 2, will be located along the northerly portion of Lot 2. These services will need to be installed as part of the short plat improvements. The existing house (532 Edmonds Avenue NE) will be retained. The existing utility services to the house will be retained. No improvement is proposed on Lot 1 other than the removal of the carport and shed. Soil logs were performed on Lot 2 for the evaluation of storm water infiltration. The soils were found to be dry, medium sands and loose gravel. These soils will allow for the "full infiltration" of the developed runoff from Lot 2. Permits required: Road Modification approval, City of Renton short plat approval, Land Use Action permit, Utility permits, and Building permit Zoning designation: The property is zoned Single Family Residential R-8. The surrounding area is zoned and developed as R-8 in the City of Renton. Current Use: Single Family residence Special features: No sensitive areas or special features are on or near the property. Soil Type/Drainage: The property is underlined with dry, medium sands and gravels. The soils would be classified as Recessional Deposits (Qvr), medium sands. The developed drainage from Lot 2 will be placed within infiltration dry wells for full infiltration. The drainage runoff from Lot i (existing house) will continues to sheet flow onto the existing landscaping and infiltrate or disperse over the landscaping towards Edmonds Avenue NE. Proposed use: 2 single family residences Access: Public access to the project will be from NE 5th Place for Lot 2. Proposed Off site improvements: A road deviation request will be submitted with the application to request for the elimination of frontage improvements along NE 5th Place. Edmonds Avenue NE is fully improved with curb, gutter, and Sidewalk. No improvements are proposed for Edmonds Avenue NE. A Road Modification has been submitted, as part of this application, to 'allow for the existing improvements along the project frontage (Edmonds Avenue and NE 5'h Place) to remain as-Is. Total estimated cost / Fair market value: Estimated construction cost $8,500; Market value (completed homes) $500,000. Estimated quantities: No excavation or fill is proposed for this project. Trees removed: There are 3 existing Significant trees on the site, all located on future Lot 1. These three trees are proposed to be retained. Dedication to the City: No dedication is proposed. Proposed Size, number and range: The lots range from 11,503 to 4,541 square feet gross area. There are 2 lots proposed. ( '-, I • Setbacks: The side yard setback for the new Lot 1, along NE 5th place, would be 15 feet. The existing residence on Lot 1 was constructed in the 1950's. A portion of the kitchen (within the existing residence) extends into the 15 foot setback. The house footprint is 'grandfathered" in as existing prior to the building setback Code changes. No modifications are proposed for the existing residence; just the removal of the carport and shed. lob shacks, sales trailers, and model home: None proposed Zoning Map Book Black & White Community & Economic Development Planning. Technical Services Prtldul;Cd by: Add8ll.A. Alnmovlch, GlSAnalySt Date: 12l16/2tl15 --------------, "", o 100200 0400 600 000· 1,000 _ i Reference Scale: 1:7,200 T1U documM ~e V'fhk'~WltM.ioll, rid ~ .... ., _y ~~<nOCy IItJd II: h"".d ~,,/hl "".t iIIf""IN~WIIl~,.,,,, c,o/I" diIffo ,holm This /II1f' • intMdod fcf Clydltpfay p!dp4!.'flllIy. , . 09 T23N R5E W 1/2 • • Wixom Short Plat 532 Edmonds Avenue NE 2 Single Family Residence CONSTRUCTION MITIGATION Proposed Construction Dates (begin and end dates): Start of construction is proposed for the fall of 2016 with the demolition of existing carport and shed. The installation of the' utilities (services) for the second lot is proposed to occur shortly after the demolition of the existing features. Hours and days of operation: 7:30 am to 3:30 pm, Monday through Friday or as otherwise allowed by City of Renton. Proposed Hauling/ Transportation routes: Materials and labor to the site are proposed off of NE 5th Place onto the proposed new Lot 2. Parking and material storage will occur on the northerly side of the proposed Lot 2. The demolition and haul off of the existing carport and shed will be from NE 5th Place. No excavation or fill material is necessary to provide the utility services for Lot i. Measures to minimize construction activities: All construction activities are proposed to be on the north side of Lot 2 and the removal the demolition of the existing features. The utilities services for Lot 2 will be from the existing utilities within NE 5th Place which are located along the frontage (and on the same side of the street) of Lot 2. There is no plan at this time to disturb traffic on NE 5th Place to install the utilities. Special hours: No special hours are necessary to complete construction. Preliminary Traffic Control Plan: No traffic control is necessary to provide the utility connections for proposed Lot 2. There is no plan to be within the traffiC lanes on NE 5th Place. ". \ \ EXlSTING HOUSE fF~E.1.9 +/-PEAA W.-m.9 +/- <j>- I ~TmG HOUS~ PEI\I( ELEV._2I1'U +/- PlANt 5CHrt7UU~ BOrfNUI. fJAMt COMIION NNII' Of'( 0-o=me5 A:.er freen'3ll 'Altum Blaze' '" Map< • PIfl6 callentena 'Ci¢a'-'" Flo..-erh7, P 0" 5I-fl1)5 mJ URruJO CUVl'R @ '-'" """ '~'. o.a-f"""",""'" , § 1i:!1doIri::h::n~. '~te"'. ~Oat.Gra5i 1 ~ ~~I5thrl:>er~If"i' ReJeof B"""" 2 ~ }}~ A-~ uva.,..~ K....". 21 }'~~~ saa 21 }}~ Froq;rla chirensl5""" O""~ 21 *Un;¥kred thu:tt tderaJt h P~lfi'.; Nt:rt.hw~o;t au ~Isre-d •• e~ ~rq to reman. Proted o:U-h;J ~ """' ,. """'" nw<'''''---"' 'I IN NURSffir ~ .......... FINISH / ~~~YN!._O~ESANO TOP '/3 OF BURI.A? '" r---rnmuzER TABmS/SPECS ~ Obi? [-",'0.".1 IO'VI10111CAII05Ci'I'EN'fER 1\ nDr.lrNA .. SHRUB PLANTING DETAIL • • mE fa BE ~WUO_ lWk:.'/. 5IZE REIIo"aS 1-1/2" cJ. fuN a1d MatJ,h7, 1-1/2" cJ. Full a-d foAatd,hq 2 ,.,., Fu1.:rJ Matchh7, 2,.,., fill a1d Mat.chh:j 2"b. flAl a-d Matchh:j I,.,., f,J.:rJ ~ Plat 70' OJ:. I ,.,., fLll a-d Mat.chhql PI,;,t X)" OJ:. 1<;01", flAl a-d Mat.chhql P!;ri X)" o.c. NOT TO SCALE I ~ ~~---tJ 1F1 --~ PI.ONI" TREE ,·-2· ~------... "--.~ WA~ _------...". ~~ ...:m: DO NOt ~ TREE ~ ImH TIIE£ STJ,KES DECIDUOUS TREE PLANTING & STAKING DETAIL ~m~ ~AND5C,APE: N0Tt5 1. CONTRACTOR SHALl BE RESPONSIBLE FOR FAMIlIARIZING THEMSELVES WIn-! ALL OTHER SITE IMPROVEMENTS AND CONDmONS PRIOR TO STARTING LANDSCAPE WORK. 2. CONTRACTOR SI-Wl. USE CAUTION WHILE EXCAVATING TO AVOID OISTURBING ANY UTIUTlES ENCOUNTERED. CONTRACTOR IS TO PROMPTLY ADVISE OWNER OF fW( DISTURBED UTIUTIES. LOCATION SERVICE PHONE 1-800-424-5555 3. CONTRACTOR SI-Wl. MAlNTAIN AND WATER ALL PlANT MATERIAL FOR 1 YEAR OR UNTIL FlNAL INSPEcnON AND ACCEPTANCE BY OWNER. 4. CONTRACTOR SI-Wl. BE RESPONSIBLE fOR COt.1PUTlNG SPECIFlC QUANTTTlES OF GROUND COVERS AND PlANT MATERIALS UTIUZING ON-CENTER SPACING fOR PlANTS fJS STATED ON THE LANDSCAPE PlAN AND MINIt.1Ut.1 PlANllNG DISTANCES I.s SPECIFlED BELOW IN THESE NOTES. 5. CONTRACTOR SHAlL BE RESPONSIBLE FOR PROVIDING THE QUANTmES OF PlANTS THAT ARE REPRESENT£{) BY SYI>1BOLS ON THE ORAWINGS. 6. SUBGRADE IS TO BE WITHIN 1/10· Of ONE fOOT fJ.S PROVIDED BY OTHERS. ALL PLANTING AREAS TO BE CLEARED Of" ALL CONSTRUCTION MATERIAL AND ROCKS AND STICKS lARGER THAN 2·' DtAMETER. 7. 4" DEPTH NEW TOPSOil IN NEW BEDS SHOWN. ROTOTILL INTO TOP 6" OF SOIL 8. AU BEDS TO RECEIVE A MINlt.1Ut.1 OF 2" FINE FlR BARK . 9. ALL PLANT MATERIAL SHAll BE fERTILIZED WITH AGRO TRANSPLANT fERTILIZER 4-2-2 PER MANUFACTURER'S SPECIfiCATIONS. 10. ALl.. PlANT MATERIAL SI-Wl. CONFORt.1 TO AAN STANDARDS fOR NURSERY STOCK. LATEST EDmON. I>N( REPI.AC[t.1ENTS MADE AT ONCE.. A. GENERAl: ALL PlANT t.1ATERIAL FURNISHED SHALL BE HEALTHY REPRESENTATIVES, TYPICAL OF THEIR SPECIES OR VARIETY AND S~LL ~VE A NORt.1AL GROWTH HABIT. THEY SHAlL BE fUll. WELL BRANCHED, WELL PROPORTIONED. AND ~VE A VIGOROUS. WELL DEVELOPED ROOT SYSlEt.1. ALL PlANTS SHALL BE HARDY UNDER CliMATIC CONomONS SIMIlAR TO THOSE IN THE LOCAUTY OF THE PROJECT. B. TREES, SHRUBS, AND GROUND COVER: aUANTITIES, SPECIES. AND VARIETIES. SIZES AND CONDITlONS fJS SHOWN ON THE PlANTING PlAN. PlANTS TO BE HEAlTHY. VIGOROUS. WELL fOUATED WHEN IN LEAF. FREE OF DISEASE. INJURY. INSECTS. DECAY. HARMfUL DEFECTS. AND All WEEDS. NO SUBSTITUTIONS SHALL MADE WITHOUT WRITTEN APPROVAL FROio! lANDSCAPE ARCHITECT OR OWNER. 11. NO PERMANENT IRRIGATION SYSTEt.1 IS PROPOSED, TREES LOCATED ON THE PROPOSED LOTS WILL BE IRRIGATED· BY FUTURE HOMEOWNERS. LANDSCAPE STRIP PlANT MATERIAL IS CONSIDERED l00~ DROUGHT TOLERANT AND SI-Wl. BE PROVIDED TEt.1PORARY. IRRIGATION FOR THE FlRST TWO (2) YEARS. 12. HOME BUILDER SHAlL BE RESPONSIBLE fOR INSTALLING PROPOSED LOT TREES UPON COt.1PLEllON OF THE PROPOSED HDt.1ES. STREETSCAPE PLANT MATERIAL SHALL BE INSTALLED BY DEVELOPER. E9 • o 20 40 ee ) 80 NCRfH 5C.Al.f I" -20' -0" 22" 04" 5itff N ~ ~ ~ -' IL ID ~ Do ~ -' L-1 SHffi 1 or 1 llo September 8, 2016 Jennifer Henning lOSS So Grady Way Renton WA 98057 Attn: Jan Illian • • J. HANSON CONSULTING LLC Subject: Modification for off-site improvements on NE 5th ST. And Edmonds Ave NE Dear Mrs. Henning: We are applying for a Modification for curbs, gutters, sidewalks, paving and street drainage along NE 5th ST. and Edmonds Ave NE, Wixom Short Plat. No such improvements are now existing along NE 5 ST. Edmonds Ave Ne has existing 36 foot paved asphalt with curb and gutter and 5 foot sidewalk which matches the rest of Edmonds Ave. We wish to keep the street improvements as is since NE 5th St only serves the subject property and is adequate. The improvements on Edmonds Ave NE matches the other improvements along Edmonds. RMC Section 4-9-060 allows for a Modification for street improvements under special conditions. Justification for the Modification is as follows: a. NE 5 St now provides adequate facilities for access both for emergency services and residents. NE 5th street has no curbs, gutters, sidewalks or storm drainage on the south side or on NE 5th Pi. NE 5th St at this location only serves for access to the subject property. The main street used is NESth PI which is adjacent to NE 5th St. Edmonds Ave has existing curb, gutter and sidewalk which are adequate for use in the area. The other improvements along Edmonds match the existing improvements fronting the subject property. b. Will meet safety, function and appearance requirements for an infilllot on a basic residential street. Construction of full street improvements will create a safety and appearance problem since the street improvements will be significantly different than all other properties on NE 5h At or other streets in the area. The existing improvements along Edmonds Ae NE meet safety, function and appearance requirements. c. The proposal will not be injurious to other properties in the vicinity since NE 5th ST at this location only serves the subject property. Edmonds Ave NE improvements left as is will not be injurious to other properties since they all have the same improvements fronting their property. d. Will conform to the intent of the code by providing adequate access to one new lot and keeping use full improvements along Edmonds Ave NE. e. Leaving the street improvements as they are plus landscaping is justified since all other lots along NE 5th ST and NE 5th PL on the south side are developed in the .. 17446 Mallard Cove Lane, Mt Vernon WA 98274. 360-422-5056. jchanson@frontier.com " .. same way, ~ssue is only for one infilliot. Edmon.ve improvements as is are adequate for access to the short plat and traffic along Edmonds Ave NE f, Other properties will not be adversely impacted since NE 5th St at this location only serves the subject property and the improvements on Edmonds Ave NE will match adjacent improvements and provide adequate access by foot and auto, Please review the application and if additional information is needed or if you have any questions please contact us, Thank You: Jim Hanson 17446 Mallard Cove Lane, Mt Vernon WA 98274,360-422-5056, jchanson@frontier,com • July 27, 2016 City of Renton Development Services Division 1055 South Grady Way, 6th Floor Renton, Washington 98057 RE: Developer Letter of Understanding Geologic Risk Wixom Short Plat 532 Edmonds Avenue NE PRE 16-000344 • This letter acknowledges that we, the owners, of the property referenced above may contain areas of geological hazards. As the developer, we hereby acknowledge, understand and accept the risk of developing in an area of possible unstable soils. We will advise, in writing of this potential risk, to any prospective purchasers of the site, or any prospective purchasers of structures or portions of structures on the site, of the possible geological hazards on the property. c • • • OFFE ENGINEERS, PLLC July 22, 2016 Mr. Gary Berg 532 Edmonds Avenue NE Renton, Washington 98059 Re: Geotechnical Report Soil Evaluation for Storm Water Discharge Proposed Residential Development 532 Edmonds Avenue NE Renton, Washington Dear Mr. Berg, This report provides an evaluation of the onsite soils and "falling head percolation test" results for the subject property. This report can be used to size onsite storm water infiltration for the new (easterly) lot within your proposed short plat. The proposed development on the subject property is to create a second lot on the east side of the property and retain the existing house on a separate lot to the west. Soil Properties/Percolation Testing The soils on the subject property have been identified by Soil Survey Map, City of Renton (Reference ll-C) and the Soils Conservation Service (SCS) (1973) map, as Indianola Series Solis (InA). Indianola Series Solis are characterized as being well drained; permeability is rapid, erosion hazard slight, and suitable for urban development. In July 2016 the property was visited with a small excavator to dig test holes. The two test holes were excavated on the proposed new lot (to the east of the existing house). Each hole was excavated to 6 feet and a "falling head percolation test" performed In the bottom. The test results are as, follows: Exploration Test Results Test Holes Soils Characteristics #1 Top soil/sOd -2" (thin layer of sod -dry) Dry, tan, loose sands and silts -18" MOist, light brown, firm medium sands -72" No groundwater In bottom of excavation No molting found within excavation Falling Head TIme to drain hole 12 minutes Measured rate= 30"lhour #2 Top soil/sod -2" (dry-dusty) 10 minutes Offe Bngineers, PLLC DarreU,offe@comcast.net 13932 SE 159" Place Dry, tan, loose sands -22" Measured rate=36"/hour Moist, compact, light brown medium sands -72" . ~,) No groundwater In bottom of excavation No molting found within excavation 7 ", '') '1 Renton, Washington 9~058 • • • Based upon the site exploration, geologic research, and falling head tests, the onsite soils are well drained, medium sands. These soils are adequate to provide nfull infiltration type storm water mitigation" in accordance with Appendix C.2.2 of the 2010 City of Renton Amendments to the King County Surface Design Manual. The soils on the proposed new lot are classified as medium sands in accordance with the Manual. The field measured percolation rate ranges from 30-36 inches per hour. The maximum percolation (infiltration) rate for medium sands, per the Manual, is 12 inches per hour. Please feel free to call or email me If you have any questions. Offe Engineers, PLLC Darrell.ofl'e@comcastnet 13932 SE 159'" Place Renton., Washington 98058 • DEPARTMENT OF COMMUNITY R CITY OF ~ AND ECONOMIC DEVELOPMENT .. enton ~ 1. 2. 3. 4. 5. 6. 7. 8. v/lXO~ 0~~ ~ TREE RETENTION WORKSHEET Planning Division 1055 South Grady Way-Renton, WA 98057 Phone: 425-430-7200 I www.rentonwa.gov Total number of trees over 6" diameter" or alder or cottonwood trees at least 8" in diameter on project site Deductions: Certain trees are excluded from the retention calculation: Trees that are dangerous 2 Trees in proposed public streets Trees in proposed private access easements/tracts Trees in critical areas' and buffers Total number of excluded trees: Subtract line 2 from line 1: 3 0 0 0 0 0 3 Next, to determine the number of trees that must be retalned 4, multiply line 3 by: 0.3 in zones Re, R-l, R-4, R-6 or R-8 0.2 in all other residential zones 0.1 in all commercial and industrial zones 1 List the number of 6" in diameter, or alder or cottonwood trees over 8" in diameter that you are proposingS to retain': 3 Subtract line 5 from line 4 for trees to be replaced: -21' (if line 6 Is zero or less, stop here. No replacement trees are required) Multiply line 6 by 12" for number of required replacement inches: ~ trees trees trees trees trees trees trees trees trees trees inches Proposed size of trees to meet additional planting requirement: (Minimum 2" caliper trees required) inches per tree 9. Divide line 7 by line 8 for number of replacement trees6 : (If remainder is .5 or greater, round up to the next whole number) I~ trees 1 Measured at 4.5' above grade. . 2 A tree certified, in a written report, as dead, terminally diseased, damaged, or otherwise dangerous to persons or property by a licensed landscape architect. or certified arborlst, and approved by the City. 3 Critical areas, such as wetlands, streams, floodplains and protected slopes, are defined In t\MC 4~3-o50. 4 Count only those trees to be retained outside of critical areas and buffers. 5 The City may require modification of the tree retention plan to ensure retention of the maximum number of trees per RMC 44130H7a. I; When the required number of protected trees cannot be retained, replacement trees, with at least a two·inch (2") caliper or an evergreen at least six feet (6') tall, shall be planted. See RMC 4-4-130.H.l.e.{ii) for prohibited type:s of replacement trees. 1 H:\CED\Data\Forms·Tempiates\5elf-Help Handouts\Plannlng\Tree Retention Worlcsheet.dQCl( 08/2015 \..----------------------------_._------.. -.. _. . 1 • DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ----------",Renton e DENSITY WORKSHEET Planning Division 1055 South Grady Way-Renton, WA 98057 Phone: 425-430-7200 I www.rentonwa.gov 1. Gross area of property _1_6..;.,0_4_4 ___ square feet 2. Deductions: Certain areas are excluded from density calculations. These include: Public Streets'. ..:0 _____ square feet Private access easements' _0 _____ square feet Critical Areas" ______ square feet Total excluded area: ° square feet ------ 3. Subtract line 2 (total excluded area) from line 1 for net area 16,044 square feet 4. Divide line 3 by 43,560 for net acreage 0_3683 acres 5. Number of dwelling units or lots planned 2 units/lots 6. Divide line 5 by line 4 for net density 5.4301 = dwelling units/acre 'Alleys (public or private) do not have to be excluded, "Critical Areas are defined as "Areas determined by the City to be not suitable for development and which are subject to the City's Critical Areas Regulations including very high landslide areas, protected slopes, wetlands, or flaodways," Critical Areas buffers are not deducted/excluded, -(·1' I 1 H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\denslty.doc Rev:OB/201S • Wixom Short Plat 532 Edmonds Avenue NE Renton, Washington 98056 PRE 16-000344 DRAINAGE REPORT August 1, 2016 Prepared for: Gary Berg Via email: gary.bera@salinasconcrete.com Prepared by: Offe Engineers, PLLC Darrell Offe, P.E. 13932 SE IS9th Place Renton, Washington 98058-7832 (425) 260-3412 office darrell.offe@comcastnet • r~ ... "--.-. _.~ , ) ; I.) , . -" Cf l "-'?"'" \oJ L. 1 II ",) • Ta",e of Contents • Section 1: Project Overview • Section 2: Drainage Review Requirements • .Maps • Figures • 0IlSite Soil Evaluation , Proposed BMP • Covenant and Restrictions • • • Section 1: Project OvelView , The proposal is to create two single family lots from this 16,044 square foot parcel located in the Highlands area of the City of Renton. The property Is a rectangular shaped property with frontage on Edmonds Avenue NE and NE 5'" Place. The current residence, built in the early 1950's, fronts towards Edmonds Avenue NE, but has access from NE 5th Place. The existing nesldence on the property will remain (on new Lot 1). A new lot is proposed to the east of the existing house. The property is identified as King County tax parcel number 712630-0050. The proposed development would be to cneate a new single family lot on the easterly Side of the property. Access to the new lot would be off NE 5'" Place. The upper portion of the property (new Lot 2) is flat with very little grade; the lower area (new Lot 1) slopes form the east towards Edmonds Avenue NE to the west. The property is located within the "Peak Rate Flow Control Standard (Existing Site Conditions)" area of the drainage basin map. The proposal is to remove the existing carport and shed on new Lot 1 and construct a new house. on new Lot 2. The new Lot 2 is proposed to have a maximum of 3,500 square feet of new impervious surface. There are no sensitive areas on the project· site. The soils on the site have been identified as "medium sands". These soils are suitable for Full Infiltration of storm water runoff. A storm drainage system will be sized per the 2010 City of Renton Amendment to the King County Surface Water Design Manual. • Section 2: Drainage Review Requirements Project Characteristics: Total Site Area = 16,044 square feet Offsite Improvements: None proposed New Impervious surfaces = 3,500 square feet • Total Developed Impervious surfaces added after 1/8/2001 = 3,500 square feet Drainage Review: Based upon Table 1.1.2.A. and Table C.1.1.A, the project will result in less than 10,000 square feet of total impervious surfaces (3,500) after 1/8/2001; the project results in less than 5,000 square feet of new impervious surfaces (3,500); therefore the project is subject to Small Project Orainil!le Review. Apply Flow COntrol BMP's: Based upon the 2010 City of Renton Amendments to the King County Surfaces Water Design Manual, the following steps are required to determine the mitigation for storm water runoff of the developed project: Full Dispersion -N/G (no good) -the property does not have 100 feet of flow path available on each new lot; Full Infiltration -acceptable-The soils on the property are medium sands and well drained. These soils should provide adequate depth for full infiltration. The proposed storm water flow control BMP is to fully infiltrate the developed runoff from the new lot using infiltration dry wells. The soils were determined to be "medium sands" based upon the attached soil review by Darrell Offe, Jr., P.E. Design: Proposed impervious Lot 2 3,100 sq. feet of roof area and patio 400 sq. feet of driveway (P.G.I.S.) Mitigation using full infiltration per Section C.2.2. Dry well -90 cubic feet of gravel per 1,000 square feet of impervious surface. 4 dry wells will be used to mitigate the proposed Impervfous surfaces. The project meets Flow Control BMP's Apply ESC Measures: The overall proposal for the property is to install a sewer and water service from NE Sth Place (to the north) the new lot being provided. No frontage improvements are proposed. The removal of the existing carport and shed will be completed under a demolition permit and erosion control provided as part of that permit. Erosion control should be provided as part of the installation of the public utilities within NE 5'" Place. At the time of building permit submittal of the new residence, a flow control and ERC plan will be submitted to construct the new residence on Lot 2. A total of 4,000 square feet of property is proposed to be disturbed to install and construct the new residence. • Lv': W.1~)"r"H'n s, VI-lO:.rWY r; r t '.;. .... ~2"IV'SI .~ , ~ I ~ S"34thSl "/ @ z . ~ ~ " ., k , t. N eth SI = , < ~ " • Reference 11-A SI: 60th 5! Flow Control Standards ------fJ'==~: Peak Rate Flow CClnIl'OI standard (EQsting Site Cl;lndltloRs) o F1owConlrOl Duration Sl~ (EldUlg Sit. Cancitionsj iii Flow Con!n)1 OuRition Standard (Foreatad Condition~l _ Flood Pnlblem Flow o Onneorparaled King County Flow ConIrol Standards r~:l Romon City Umlls C:J Potential ArmexaUon Area -.... _------- Flow Control Application Map .• ' Date: 01/09/2014 , o 2 --==-_=:i. ______ Mlles Reference 11-8 Wellfteld Capture Zones r:::J Ona Ye.rCapture Zone Aquifer Protection Area Zones f&];zo ... , c:::J FIve Year Capture Zone CJ Tlln Yeer Captura Zone Cedar Valley Sole Source Aquifer Project Revlew Area (ZJ Z<>na 1 Mod!1lotd ~Zo1lO2 Network Structure • ProcaIctlan WeI SlTaamllow SoI,lI'Cll Area • Springbrook Spring. Cedar Valle)' Sole Source AqJ!Ier C] RenDR City IinII$ r::-J Pol1lntlalAnnexalion MIa , , <. Groundwater Protection Areas w+, Date: 0110912014 o 2 --c::J_-===-_______ Miles • • 1.1.2 DRAINAGE REVIEW lYPES AND REQUIREMENTS FIGURE 1.1.2.A FLOW CHART FOR DETERMINING TYPE OF DRAINAGE REVIEW REQUIRED Is the project a single family residential or agricultural project that results SMALL PROJEer DRAINAGE in ~,OOO sf of new and/or rep/aced Impervious surface or ~7,OOO sf of REVIEW land disturbing BCIivIly. AND meets one of the following criteria? Section 1.1.2.1 • The project results in :.0;;10,000 sf of total impervious surface added since Note: The project maya/so be 118101, s;5,OOO sf of new ImpeIV surface, and .:!>35,OOO sf of new pervious subject to Targeted Drainage surface (for RA. F, or As/tes, new pervious surface is s:52,500 sf or c:: Review as detenn/ned be/ow. remainder of site jf ~5% is preserved in natiVe vegetation), OR ) • The project results in siD,OOO sf of total impervious surface added since 1/8/01 and new pervious surface is :s;35,QOO -3.25 x new Impervious ~ surface (for sites C!:22,OOO sf, use 2.25, and for RA, F, fJf A sites, increase by 50% or use remainder of site if ~5% is preserved in native vegetation), OR • The project results in ::;4% total imperv surface and s;15% new pervious surface on a single parcel site zoned RA or F, or a single/multiple parcel site zoned A, and all Impervious area on the site, except 10,000 sf of it, will be set back from natural location of site discharge at least 100ft per 10,000 sf of total impervious surface? Nol 1 Does the project result in ;a,ooo sf of Ooes the project have the characteristics of one or more of the follOwing new andlor replaced Impetvlous categories of projects (see more detailed threshold language on p. 1-15)? surface or ~7,OOO sf of new pervious 1. Projects containing or adjacent to a Rood, erosion, or steep slope surface, OR is the project a hazaro ama; projects within a CritICal Drainage Area or Landslide rudevelopmenf project on 8 parcel or Hazard Drainage Area; or projects that propose ~7,OOO sf (1 Be if combination of parceJs in which new No project is in Small Project Drainage Review) of land disturbing plus replaced impervious surface -aclivlly. totals ~5,OOO sf and whose valuation of 2. Projects proposing to construct or modify a drainage pipe/ditch that proposed improvements (excluding is 12" or larger or receives runoff from a 12" or larger drainage required mitigation and frontage pipe/ditch. improvements) is >50% of the assessed 3. Redevelopment projects proposing ~$1 00,000 in improvements to value of existing improvements? an existing high-use site. Ves Ny' l.Yes Reas~ess whether TARGETED DRAINAGE REVIEW drainage review is Section 1.1.2.2 required per Section 1.1.1 (p. 1-9). Is the project an Urban Planned Development (UPD), OR FULL DRAINAGE REVIEW does it result in ~50 acres of new Impervious surface No section 1.1.2.3 within a subbasin or multiple subbasins that are hydraulically connected, OR does it have a project site ~50 acres V!ithin a crttJcal aquifer recharge area? Ves LARGE PROJECT DRAINAGE REVIEW Section 1.1.2.4 2009 Surtllce Water Design Manual 1/912009 HI • • SECfION C. I SMALL PROJECf DRAINAGE REVIEW REQUIREMENTS stamped by a civil engineer. For more information on how Targeted Drainage Review relates to Small Project Drainage Review, see Reference Section C.S.l (p. C-121). Use Section c.l.l (below) to detennine the scope of requirements, if any, that must be addressed by a civil engineer and/or County engineering review staff under Targeted Drainage Review, and learn where to look to determine the scope of requirements for application of flow control BMPs and ESC measures and submittal of information necessary for Small Project Drainage Review. c.l.l PROCEDURE FOR DETERMINING REQUIREMENTS 1/912009 The following questionnairelflow chart (Table C.l.l.A) is intended to be a guide for determining the scope of requirements that will apply to a project in Small Project Drainage Review, and Targeted Drainage Review if applicable. It will refer Of direct you to more specifi:c information on the appJication of requirements found in subsequent subsections, and in some cases, King County Code. TABLE C.I.I.A QUESTIONNAIRE/FLOW CHART FOR DETERMINING REQUIREMENTS No. Question If YES If NO 1. Is the proposed project Go to the next question. The project does not need to subject to drainage review as meet the requirements of the determined by consulting DOES> or Section 1.1.1 of the SWDM or this appendix. SWDM. 2. Is the project subject to Small Step through the following Full Drainage Review, Targeted Project Drainage Review as questions to (1) determine the Drainage Review, or Large determined in Section C.1 (p. scope of reqUirements, if any, Project Drainage Review is C-5) and confirmed with that must be addressed by a required as specified in the DOES? civil engineer andlor DOES SWDM, and engineering plans under Targeted Drainage signed and stamped by a civil Review, and (2) learn where to engineer must be submitted to look to determine the scope of DOES. Use the SWDM and not requirements for application of this appendix to determine flow control BMPs and ESC drainage review requirements. measures and submittal of information necessary for Small Project Drainage Review. 3. Does the site contain or is it A notice on title will be required Skip to Question 7 (p. C-B). adjacent to a "ood hazard as specified in KCC 21A.24.170 area as determined by DOES and associated public rule, and through a "critical area review" any proposed structures or per KCC 21 A.24.1 OO? substantial improvements within the 1 ~O-year floodplain will require a FEMA Elevation Certificate completed by a civil engineer or land surveyor per KCC 21A.24.270. See Section C.1.2.1 (p. C-10} for further details. Go to the next Question. 2 DDES means the King County Department of Development and Environmental Services, which Is the department responsible for. conducting drainage review of proposed projects that are subject to a King County development pennit or approval. Applicants for a permit or approval should contact DOES permit review staff prior to submittal 10 detennlne/confirm that drainage review Is required, and if so, what type of drainage review Is appropriate. Applicants may also arrange a predesign meeting with DOES permit review staff to confirm the type of drainage review and scope of drainage requirements that apply to the proposed project. 2009 Surface Waler Design Manual-Appendix C C-6 • • C.1.1 PROCEDURE FOR DETERMINING REQUIREMENTS TABLE C.I.I.A QUESTIONNAIRE/FLOW CHART FOR DETERMINING REQUIREMENTS No. Question If YES If NO 4. Has the 1 Oo-year floodplain The floodplain boundary and A floodplain study in accordance boundary and base flood base flood elevation must be with Section 4.4.2 of the SWDM elevation3 been detennined shown on the project's site must be completed by a civil for the flood hazard area plans and on the face of any engineer (or authorized based on available flood recorded documents if the agency) to determine the hazard data and deemed project is a subdivision. See appropriate floodplain boundary acceptable by DDES in Section C.1.2.1 (p. C-l0) for and base flood elevation that accordance with KCC further details. Go to the next will be used by DDES to 21A.24.230? question. evaluate the proposed project's compliance with the "ood hazard area development standards in KCC 21A.24. See Section C.l.2.1 (p. C-10) for further details and requirements. Go to the next Question. 5. Is the project site portion of Go to the next question. The project site must be the site located on land that is relocated to land that is outside entirely outside of the 100-of the 1 DO-year floodplain and year floodplain boundary and above the base flood elevation, above the base flood elevation or a civil engineer must determined in Question 1? evaluate and modify the project as needed to comply with the standards in KCC 21A.24 for development within the floodplain. This may require a major floodplain study in accordance with Section 4.4.2 of the SWDM to determine the floodway boundary of the "ood hazard area. See Section C.1.2.1 (p. C-10) for further details and requirements. Go to the next Question. 6. Has a channel migration The severe and moderate Go to the next question. zone' been mapped by King channel migration hazard area County for the flood hazard boundaries must be delineated area? on the project's site plans and on any recorded documents if the project is a subdivision. DDES will review the proposed project for compliance with the channel migration zone development standards in KCC 21A.24.27S. Go to the next I auestion. 3 Base flood elevation Is the elevation of the 1 ao-year floodplain, at the project site, that haa been determined in accordance with the standards in Kec 21A.24.230. , Channel migration zone means those areas within Ule lateral extent of likely stream channel movement that are subjed to risk due to stream bank destabilization, rapid stream Incision. stream bank erosion and shifts in the location of stream channels, as shown on King County's Channel Migration Zone maps. The channel migration zone includes two additional components, the severe channel migration hazard area, which includes the present channel width plus the area at greatest risk of lateral movement. and the moderate ch:mn.1 migration hazerd ares. which is the remaining portion of the channel migration zone. 2009 Surface Water Design Manual-Appendix C 11912009 C-7 • OFFE ENGINEERS, PLLC July 22, 2016 Mr. Gary Berg 532 Edmonds Avenue NE Renton, Washington 98059 Re: Soil Evaluation for Storm Water Discharge Proposed Residential Development 532 Edmonds Avenue NE Renton, Washington Dear Mr. Berg, • This report provides an evaluation of the onsite soils and "falling head percolation test" results for the subject property. This report can be used to size onsite storm water infiltration for the new (easterly) lot within your proposed short plat. The proposed development on the subject property is to create a second lot on the east side of the property and retain the existing house on a separate lot to the west. Soil Properties/Percolation Testing The soils on the subject property have been identified by Soil Survey Map, aty of Renton (Reference ll-C) and the Soils Conservation Service (SCS) (1973) map, as Indianola Series Soils (InA). Indianola Series Soils are characterized as being well drained; permeability is rapid, erosion hazard slight, and suitable for urban development. In July 2016 the property was visited with a small excavator to dig test holes. The two test holes were excavated on the proposed new lot (to the east of the existing house). Each hole was excavated to 6 feet and a "falling head percolation test" performed in the bottom. The test results are as follows: Exploration Test Results Test Holes Soils Characteristics #1 Top soil/sod -2" (thin layer of sod -dry) Dry, tan, loose sands and silts -18" Moist, light brown, firm medium sands -72" No groundwater in bottom of excavation No molting found within excavation Falling Head TIme to drain hole 12 minutes Measured rate= 30"/hour #2 Top soil/sod -2" (dry-dusty) 10 minutes Offe Engineers, PLLC DarreILoffe@comcast.net Dry, tan, loose sands -22" Measured rate=36"/hour MOist, compact, light brown medium sands -72" No groundwater in bottom of excavation No molting found within excavation 13932 SE 159"' Place Renton, Washington 98058 • • 'Based upon the site exploration, geologic research, and falling head tests, the onsite soils are well drained, medium sands. These soilS are adequate to provide "full infiltration type storm water mitigation" in accordance with Appendix C.2.2 of the 2010 City of Renton Amendments to the King County Surface Design Manual. The soils on the proposed new lot are classified as medium sands in accordance with the Manual. The field measured percolation rate ranges from 30-36 inches per hour. The maximum percolation (infiltration) rate for medium sands, per the Manual, is 12 inches per hour. Please feel free to call or email me if you have any questions, ...-"""S'''f,d s ~r!tt" "A--Y Principal Offe Engineers, PLLC Darrell.offe@comcast.net 13932 SE 159th Place Renton, Washington 98058 "'"' ':",~Ji,.,J"'\lr"!I • SNoil Survey Reference 11-C ".' 0 2 s .. _=::II_IC= ... _____ ~Miles • Date: 0110912014 I l I I / / I / I / ~I U -:::t: ......:l 0-.1 ::r: E-< lDl ~ Z • • in : ................................... j~ ~ ., .,y 0.s- c'/"" --'", '<'di< ~' :>.. ~, ~<Y~ . ........................ ..... . "0 N ........... , ....... . ....................................................... o o ,OZ .t If) -,£ • • C.2.2 FULL INFILTRATION F1GURE C2.2.C TYPICAL DRYWELL INFlLTRATlON SYSTEM i Roof Downspout House / -'C Roaf Downspout -.. flow House Roof Downspout Splash Block -+ flow Fine Mesh Screen Catch Basin (Yard Drain) DRY WELL PLAN VIEW NTS Catch Basin (Yard Drain) Min. 4" dia. PVC Pipe Sides of Hole lined wHh Fi~er Fabric 1----------15' min. --------~"Cl> 2009 Surface Water Design Manual -Appendix C DRY WELL SECTION NTS C-47 Mark Center of Hole wtth 1" Capped PVC or Other means Rush with Surface 48 Inch Diameter Hole Filled wHh N2-3"Washed Drain Rock Varies Min. l' above Seasonal High Groundwater Table t 11912009 • RECORDING REQUESTED BY AND WHEN RECORDED MAIL TO: CITY CLERK'S OFFICE CITY OF RENTON J055 SOUTH GRADY WAY RENTON, WA 98057 DECLARATION OF COVENANT • FOR MAINTENANCE AND INSPECTION OF FLOW CONTROL BMPS Grantor: ____________ _ Grantee: City of Renton Legal Description: _________________________ _ Additional Legal(s) on: ________________________ _ Assessor's Tax ParcellD#: _______________________ _ IN CONSIDERATION of the approved City of Renton( check one ofthe following) 0 residential building permit, [J commercial building permit, [J clearing and grading permit, [J subdivision permit, or [J short subdivision permit for Application File No. LUNSWP ________ relating to the real property ("Property") described above, the GrantorCs), the ownerCs) in fee of that Property, hereby ---------- • • covenants(covenant) with City or Renton, a political subdivision of the state of Washington, that helshe(they) will observe, consent to, and abide by the conditions and obligations set forth and described in Paragraphs I through 8 below with regard to the Property. Grantor(s) hereby grants(grant), covenants(covenant), and agrees(agree) as follows: I. Grantor(s) or his/her(their) successors in interest and assigns ("Owners") shall retain, uphold, and protect the stormwater management devices, features, pathways, limits, and restrictions, known as flow control best management practices ("BMPs"), shown on the approved Flow Control BMP Site Plan for the Property attached hereto and incorporated herein as Exhibit A. 2. The Owners shall at their own cost, operate, maintain, and keep in good repair, the Property's BMPs as described in the approved Design and Maintenance Details for each BMP attached hereto and incorporated herein as Exhibit B. 3. City or Renton shall provide at least 30 days written notice to the Owners that entry on the Property is planned for the inspection of the BMPs. After the 30 days, the Owners shall allow the City of Renton to enter for the sole purpose of inspecting the BMPs. In lieu of inspection by the City, the Owners may elect to engage a licensed civil engineer registered in the state of Washington who has expertise in drainage to inspect the BMPs and provide a written report describing their condition. If the engineer option is chosen, the Owners shall provide written notice to the City of Renton within fifteen days of receiving the City's notice of inspection. Within 30 days of giving this notice, the Owners, or the engineer on behalf ofthe Owners, shall provide the engineer's report to the City of Renton. If the report is not provided in a timely manner as specified above, the City of Renton may inspect the BMPs without further notice. 4. If the City determines from its inspection, or from an engineer's report provided in accordance with Paragraph 3, that maintenance, repair, restoration, and/or mitigation work is required for the BMPs, The City shall noti/)' the Owners of the specific maintenance, repair, restoration, andlor mitigation work (Work) required under RMC 4-6-030. The City shall also set a reasonable deadline for completing the Work or providing an engineer's report that verifies completion ofthe Work. After the deadline has • • passed, the Owners shall allow the City access to re-inspect the BMPs unless an engineer's report bas been provided verifying completion of the Work. If the work is not completed properly within the time frame set by the City, the City may initiate an enforcement action. Failure to properly maintain the BMPs is a violation of RMC 4-6-030 and may subject the Owners to enforcement under the RMC 1-3, including fines and penalties. 5. Apart from performing routine landscape maintenance, the Owners are hereby required to obtain written approval from the City or Renton before performing any alterations or modifications to the BMPs. 6. Any notice or approval required to be given by one party to the other under the provisions of this Declaration of Covenant shall be effective upon personal delivery to the other party, or after three (3) days from the date that the notice or approval is mailed with delivery confirmation to the current address on record with each Party. The parties shall notify each other of any change to their addresses. 7. This Declaration of Covenant is intended to promote the efficient and effect~ve management of surface water drainage on the Property, and it shall inure to the benefit of all the citizens of the City of Renton and its successors and assigns. This Declaration of Covenant shall run with the land and be binding upon Grantor{s), and Grantor's(s') successors in interest and assigns. 8. This Declaration of Covenant may be terminated by execution of a written agreement by the Owners and the City of Renton that is recorded by King County in its real property records. • • IN WITNESS WHEREOF, this Declaration of Covenant for the Maintenance and Inspection of Flow Control BMPs is executed this __ day of ________ ~, 20 __ . GRANTOR, owner of the Property GRANTOR, owner orthe Property STATE OF WASHINGTON ) COUNTY OF KING )ss. On this day personally appeared before me: --:--:-----,-,.--c:-:-::--:-:----,--~' to me known to be the individual(s) described in and who executed the within and foregoing instrument and acknowledged that they signed the same as their free and voluntary act and deed, for the uses and purposes therein stated. Given under my hand and official seal this __ day of ________ -', 20 __ . Printed name Notary Public in and for the State of Washington, residing at My appointment expires _________ _ • OFFE ENGINEERS, PLLC July 22, 2016 Mr. Gary Berg 532 Edmonds Avenue NE Renton, Washington 98059 Re: Soil Evaluation for Storm Water Discharge Proposed Residential Development 532 Edmonds Avenue NE Renton, Washington Dear Mr. Berg, • This report provides an evaluation of the onsite soils and "falling head percolation test" results for the subject property. This report can be used to size onsite storm water infiltration for the new (easterly) lot within your proposed short plat. The proposed development on the subject property is to create a second lot on the east side of the property and retain the existing house on a separate lot to the west. Soil Properties/Percolation Testing The soils on the subject property have been identified by Soil Survey Map, City of Renton (Reference ll-C) and the Soils Conservation Service (SCS) (1973) map, as Indianola Series Soils (InA). Indianola Series Soils are characterized as being well drained; permeability is rapid, erosion hazard slight, and suitable for urban development. In July 2016 the property was viSited with a small excavator to dig test holes. The two test holes were excavated on the proposed new lot (to the east of the existing house). Each hole was excavated to 6 feet and a "falling head percolation test" performed in the bottom. The test results are as fOllows: Exploration Test Results Test Holes Soils Characteristics #1 Top soil/sod -2" (thin layer of sod -dry) Dry, tan, loose sands and silts -18" MOist, light brown, firm medium sands -72" No groundwater in bottom of excavation No molting found within excavation Falling Head Time to drain holl'! 12 minutes Measured rate~ 30"/hour #2 Top SOil/sod -2" (dry-dusty) 10 minutes Dry, tan, loose sands -22" Measured rate~36"/hour Moist, compact, light brown medium sands -72" No groundwater in bottom of excavation No molting found within excavation Offe Engineers. PLLC Darrell.offe@comcast.net 13932 SE 159" Place Renton, Washington 98058 • • Based upon the site exploration, geologic research, and falling head tests, the onsite soils are well drained, medium sands. These soils are adequate to provide "full infiltration type storm water mitigation" in accordance with Appendix C.2.2 of the 2010 City of Renton Amendments to the King County Surface Design Manual. The soils on the proposed new lot are classified as medium sands in accordance with the Manual. The field measured percolation rate ranges from 30-36 inches per hour. The maximum percolation (infiltration) rate for medium sands, per the Manual, is 12 inches per hour. Please feel free to call or email me if you have any questions, .--""'9'''1 ds (2iftt.. f/k'~ Principal Offe Engineers, PLLC Darrell.offe@comcast.net 13932 SE 159'" Place Renton, Washington 98058 • Reference 11-C • ~,'l" •• ' ~ l:lm'(1j1ll11 .'\ w .. Ite )~~ ~"'''.: ;",', S.oil Survey Dale: 01I09I2014 .tt, . o"'-=~m= ___ -.;2 _ Miles: / / I / I / j l ~I U j P-.I ~I E-<I 1.01 • • 'b ~.'OZ \\\. -----= .. ~C' • ..................... ....................... !.: 'b N . .. ,.. I. 'b o ,OZ .,: LO ........... : -.-.......... , -: .. ~: :.;:.: ',' -;" ........ , .... ;.: ............. . . " ", .',; . -.~ .. '-.', 'P .. • First American First American Title Insurance Company July 18, 2016 Janet Wixom 6038 34th Avenue NE Seattle, WA 98115 Phone: Fax: TItle Officer: Phone: Fax No.: E-Mail: Order 'Number: Escrow Number: Buyer: Owner: Property: 818 Stewart St, Ste 800 Seattle, WA 98101 TIm Daniels (425)635-2100 (425)635-2101 tdaniels@firstam.com 2684147 2684147 Wixom 532 Edmonds Ave NE Renton, Washington 98056 Attached please find the following item(s): Guarantee Thank You for your confidence and support. We at First American TItle Insurance Company maintain the fundamental principle: Customer First! Form 5003353 (7-1-14) Page 1 of8 uarantee Number: 2684147 . ,,·· .. v ... · .I .-- , . I" ... " '" ellA #14 Subdivi~on Guarantee (4-10-75) Washington First American Subdivision ISSUED BY First American Title Insurance Company Guarantee GUARANTEE NUMBER 5003353-2684147 SUBJEcr TO THE EXCLUSIONS FROM COVERAGE, THE UMITS OF UABIUTY AND THE CONDmONS AND STIPULATIONS OF THIS GUARANTEE, FIRST AMERICAN TITLE INSURANCE COMPANY a Nebraska corporation, herein called the Company GUARANTEES lanetWixom the Assured named in Schedule A against actual monetary loss or damage not exceeding the liability stated in Schedule A, which the Assured shall sustain by reason of any incorrectness in the assurances set forth in Schedule A. First American Title Insurance Company gr//f~ Oennis J, Gilmer/) Pmsictent Jeffrey S. Robinson Secrelory Form 5003353 (7-1-14) Page 2 of8 This jacket was created electronically and constitutes an original document uarantee Number: 2684147 CLTA #14 Subdivision Guarantee (4-10-75) Washington ,----------------------- SCHED! OF EXCLUSIONS FROM COVERAGE OF THaUARANTEE 1. Except to the extent that specific assurances are provided in Schedule A of this Guarantee, the Company assumes no liability for loss or damage by reason of the following: (a) Defects, liens, encumbrances, adverse claims or other matters against the title, whether or not shown by the public records. (b) (1) Taxes or assessments of any taxing authority that levies taxes or assessments on real property; or, (2) Proceedings by a public agency which may result in taxes or assessments, or notices of such proceedings, whether or not the matters excluded under (1) or (2) are shown by the records of the taxing authority or by the public records. (c) (1) Unpatented mining claims; (2) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (3) water rights, claims or title to water, whether or not the matters excluded under (1), (2) or (3) are shown by the public records. 2. Notwithstanding any specific assurances which are provided in Schedule A of this Guarantee, the Company assumes no liability for loss or damage by reason of the following: (a) Defects, liens, encumbrances, adverse claims or other matters affecting the title to any property beyond the lines of the land expressly described in the description set forth in Schedule (A), (C) or in Part 2 of this Guarantee, or title to streets, roads, avenues, lanes, ways or waterways to which such land abuts, or the right to maintain therein vaults, tunnels, ramps or any structure or improvements; or any rights or easements therein, unless such property, rights or easements are expressly and specifically set forth in said description. (b) Defects, liens, encumbrances, adverse claims or other matters, whether or not shown by the public records; (1) which are created, suffered, assumed or agreed to by one or more of the Assureds; (2) which result in no loss to the Assured; or (3) which do not result in the invalidity or potential invalidity of any judicial or non-judicial proceeding which is within the scope and purpose of the assurances provided. (c) The identity of any party shown or referred to in Schedule A. (d) The validity, legal effect or priority of any matter shown or referred to in this Guarantee. GUARANTEE CONDITIONS AND STIPULATIONS 1. Definition of Terms. The following terms when used in the Guarantee mean: (a) the "Assured": the party or parties named as the Assured in this Guarantee, or on a supplemental writing executed by the Company. (b) "land": the land described or referred to In Schedule (A)(C) or in Part 2, and improvements affixed thereto which by law consbtute real property. The term "land" does not include any property beyond the lines of the area described or-referred to in Schedule (A)(C) or in Part 2, nor any right, title/ interest, estate or easement in abutting streets, roads, avenues, alleys, lanes, ways or waterways. (c) "mortgage": mortgage, deed of trust, trust deed, or other security instrument. (d) "public records": records established under state statutes at Date of Guarantee for the purpose of imparting constructive notice of matters relating to real property to purchasers for value and without knowledge. (e) "date": the effective date. 2. Notice of Claim to be Given by Assured Claimant. An Assured shall notify the Company promptly in writing in case knowledge shall come to an Assured hereunder of any claim of title or interest which is adverse to the title to the estate or interest, as stated herein, and which might cause loss or damage for which the Company may be liable by virtue of this Guarantee. If prompt notice shall not be given to the Company, then all liability of the Company shall terminate with regard to the matter or matters for which prompt notice is required; provided, however, that failure to notify the Company shall in no case prejudice the rights of any Assured unless the Company shall be prejudiced by the failure and then only to the extent of the prejudice. 3. No Duty to Defend or Prosecute. The Company shall have no duty to defend or prosecute any action or proceeding to which the Assured is a party, notwithstanding the nature of 'any allegation in such action or proceeding. 4. Company's Option to Defend or Prosecute Actions; Duty of Assured Claimant to Cooperate, Even though the Company has no duty to defend or prosecute as set forth In Paragraph 3 above: (a) The Company shall have the right, at its sole option and cost, to institute and prosecute any action or proceeding, interpose a defense, as limited in (b), or to do any other act which in its opinion may be necessary or desirable to establish the title to the estate or interest as stated herein, or to establish the lien rights of the Assured, or to prevent or reduce loss or damage to the Assured. The Company may take any appropriate action under the terms of this Guarantee, whether or not it shall be liable hereunder, and shall not thereby concede liability or waive any provision of this Guarantee. If the Company shall exercise its rights under this paragraph, it shall do so diligently. (b) If the Company elects to exercise its options as stated in Paragraph 4(a) the Company shall have the right to select counsel of its choice (subject to the right of such Assured to object for reasonable cause) to represent the Assured and shall not be liable for and will not pay the fees of any other counsel, nor will the Company pay any fees, costs or expenses incurred by an Assured in the defense of those causes of action which allege matters not covered by this Guarantee. (c) Whenever the Company shall have brought an action or interposed a defense as permitted by the provisions of this Guarantee, the Company may pursue any litigation to final determination by a court of competent jurisdiction and expressly reserves the right, in its sole discretion, to appeal from an adverse judgment or order. (d) In all cases where this Guarantee permits the Company to prosecute or provide for the defense of any action or proceeding, an Assured shall secure to the Company the right to so prosecute or provide for the defense of any action or proceeding, and all appeals therein, and permit the Company to use, at its option, the name of such Assured for this purpose. Whenever requested by the Company, an Assured, at the Company's expense, shall give the Company all Form 5003353 (7-1-14) Page 3 of B uarantee Number: 2684147 CLTA #14 Subdivision Guarantee (4-10-75) Washington GU&TEE CONDITIONS AND STIPULATIONS .inUed} reasonable aid in any action or proceeding, securing evidence, obtaining witnesses, prosecuting or defending the action or lawful act which in the opinion of the Company may be necessary or desirable to establish the title to the estate or interest as stated herein, or to establish the lien rights of the Assured. If the Company is prejudiced by the failure of the Assured to furnish the required cooperation, the Company's obligations to the Assured under the Guarantee shall terminate. S. Proof of Loss or Damage. In addition to and after the notiCes required under Section 2 of these Conditions and Stipulations have been provided to the Company, a proof of loss or damage signed and sworn to by the Assured shall be furnished to the Company within ninety (90) days after the Assured shall ascertain the facts giving rise to the loss or damage. The proof of loss or damage shall describe the matters covered by this Guarantee which constitute the basis of loss or damage and shall state, to the extent pOSSible, the basis of calculating the amount of the loss or damage. If the Company is prejudiced by the failure of the Assured to provide the required proof of loss or damage, the Company's obligation to such assured under the Guarantee shall terminate. In addition, the Assured may reasonably be required to submit to examination under oath by any authorized representative of the Company and shall produce for examination, inspection and copying, at such reasonable times and places as may be designated by any authorized representative of the Company, all records, books, ledgers, checks, correspondence and memoranda, whether bearing a date before or after Date of Guarantee, which reasonably pertain to the loss or damage. Further, if requested by any authorized representative of the Company, the Assured shall grant its permission, in writing, for any authorized representative of the Company to examine, inspect and copy all records, books, ledgers, checks, correspondence and memoranda in the custody or control of a third party, which reasonably pertain to the loss or damage. All information designated as confidential by the Assured provided to the Company pursuant to this Section shall not be disclosed to others unless, in the reasonable judgment of the Company, it is necessary in the administration of the claim. Failure of the Assured to submit for examination under oath, produce other reasonably requested information or grant permission to secure reasonably necessary information from third parties as required in the above paragraph, unless prohibited by law or governmental regulation, shall terminate any liability of the Company under this Guarantee to the Assured for that claim. 6. OptiOns to Payor Otherwise Settle Claims: Termination of Liability. In case of a claim under this Guarantee, the Company shall have the following additional options: (a) To Payor Tender Payment of the Amount of Liability or to Purchase the Indebtedness. The Company shall have the op~on to payor settle or compromise for or in the name of the Assured any claim which could result in loss to the Assured within the coverage of this Guarantee, or to pay the full amount of this Guarantee or, if this GUarantee is issued for the benefit of a holder of a mortgage or a lienholder, the Company shall have the option to purchase the indebtedness secured by said mortgage or said lien for the amount owing thereon, together with any costs, reasonable attorneys' fees and expenses incurred by the Assured claimant which were authorized by the Company up to the time of purchase. Such purchase, payment or tender of payment of the full amount of the Guarantee shall terminate all liability of the Company hereunder. In the event after notice of claim has been given to the Company by the Assured the Company offers to purchase said indebtedness, the owner of such indebtedness shall transfer and assign said indebtedness, together with any collateral security, to the Company upon payment of the purchase price. Upon the exercise by the Company of the option provided for in Paragraph (a) the Company's obligation to the Assured under this Guarantee for the claimed loss or damage, other than to make the payment required in that paragraph, shall terminate, induding any obligation to continue the defense or prosecution of any litigation for which the Company has exercised its options under Paragraph 4, and the Guarantee shall be surrendered to the Company for cancellation. (b) To Payor Otherwise Settle With Parties Other Than the Assured or With the Assured Claimant. To payor otherwise settle with other parties for or in the name of an Assured claimant any claim assured against under this Guarantee, together with any costs, attorneys' fees and expenses incurred by the Assured claimant which were authorized by the Company up to the time of payment and which the Company is obligated to pay. Upon the exercise by the Company of the option provided for in Paragraph (b) the Company's obligation to the Assured under this Guarantee for the claimed loss or damage, other than to make the payment required in that paragraph, shall terminate, including any obligation to continue the defense or prosection of any litigation for which the COmpany has exercised its options under Paragraph 4. 7. Determination and Extent of Liability. This Guarantee is a contract of Indemnity against actual monetary loss or damage sustained or incurred by the Assured claimant who has suffered loss or damage by reason of reliance upon the assurances set forth in this GUarantee and only to the extent herein described, and subject to the Exclusions From Coverage of This Guarantee. The liability of the Company under this Guarantee to the Assured shall not exceed the least of: (a) the amount of liability stated in Schedule A or in Part 2; (b) the amount of the unpaid principal indebtedness secured by the mortgage of an Assured mortgagee, as limited or provided under Section 6 of these .Conditions and Stipulations or as reduced under Section 9 of these Conditions and Stipulations, at the time the loss or damage assured against by this Guarantee occurs, together with interest thereon; or (c) the difference between the value of the estate or interest covered hereby as stated herein and the value of the estate or interest subject to any defect, lien or encumbrance assured against by this Guarantee. S. Limitation of Liability. ia) If the Company establishes the title, or removes the alleged defect, lien or encumbrance, or cures any other matter assured against by this Guarantee in a reasonably diligent manner by Form 5003353 (7-1-14) Page 4 of B uarantee Number: 2684147 CLTA #14 Subdivision Guarantee (4-10-75) Washington GUaTEE CONDITIONS AND STIPULATIONS .inUed) any method, including litigation and the completion of any appeals therefrom, It shall have fully performed its obligations with respect to that matter and shall not be liable for any loss or damage caused thereby. (b) In the event of any litigation by the Company or with the Company's consent, the Company shall have no liability for loss or damage until there has been a final determination by a court of competent jurisdiction, and disposition of all appeals therefrom, adverse to the title, as stated herein. (c) The Company shall not be liable for loss or damage to any Assured for liability voluntarily assumed by the Assured in settling any claim or suit without the prior written consent of the Company. 9. Reduction of Liability or Termination of Liability. All payments under this Guarantee, except payments made for costs, attorneys' fees and expenses pursuant to Paragraph 4 shall reduce the amount of liability pro tanto. 10. Payment of Loss. (a) No payment shall be made without producing this Guarantee for endorsement of the payment unless the Guarantee has been lost or destroyed, in which case proof of loss or destruction shall be furnished to the satisfaction of the Company. (b) When liability and the extent of loss or damage has been definitely fixed in accordance with these Conditions and Stipulations, the loss or damage shall be payable within thirty (30) days thereafter. 11. Subrogation Upon Payment or Settlement. Whenever the Company shall have settled and paid a claim under this Guarantee, all right of subrogation shall vest in the Company unaffected by any act of the Assured claimant. The Company shall be subrogated to and be entitled to all rights and remedies which the Assured would have had against any person or property in respect to the claim had this Guarantee not been issued. If recuested by the Company, the Assured shall transfer to the Company all rights and remedies against any person or property necessary in order to perfect this right of subrogation. The Assured shall permit the Company to sue, compromise or settle in the name of the Assured and to use the name of the Assured in any transaction or litigation Involving these rights or remedies. If a payment on account of a claim does not fully cover the loss of the Assured the Company shall be subrogated to all rights and remedies of the Assured after the Assured shall have recovered its principal, interest, and costs of collection. 12. Arbitration. Unless prohibited by applicable law, either the Company or the Assured may demand arbitration pursuant to the Title Insurance Arbitration Rules of the American Land 1itle Association. Arbitrable matters may include, but are not limited to, any controversy or claim between the Company and the Assured arising out of or relating to this Guarantee, any service of the Company in connection with its issuance or the breach of a Guarantee provision or other obligation. All arbitrable matters when the Amount of Liability Is $2,000,000 or less shall be arbitrated at the option of either the Company or the Assured. All arbitrable matters when the amount of liability is in excess of $2,000,000 shall be arbitrated only when agreed to by both the Company and the Assured. The Rules in effect at Date of Guarantee shall be binding upon the parties. The award may include attorneys' fees onty if the laws of the state in which the land is located permits a court to award attorneys' fees to a prevailing parity. Judgment upon the award rendered by the Arbitrator(s) may be entered in any court having jurisdiction thereof. The law of the situs of the land shall apply to an arbitration under the Title Insurance Arbitration Rules. A copy of the Rules may be obtained from the Company upon recuest. 13. Liability Limited to This Guarantee; Guarantee Entire Contract. (a) This Guarantee together with all endorsements, if any, attached hereto by the Company is the entire Guarantee and contract between the Assured and the Company. In interpreting any provision of this Guarantee, this Guarantee shall be construed as a whole. (b) Any claim of loss or damage, whether or not based on negligence, or any action asserting such claim, shall be restricted to this Guarantee. (c) No amendment of or endorsement to this Guarantee can be made except by a writing endorsed hereon or attached hereto signed by either the PreSident, a Vice PreSident, the Secretary, an Assistant Secretary, or validating officer or authorized Signatory of the Company. 14. Notices, Where Sent. All notices required to be given the Company and any statement in writing required to be furnished the COmpany shall include the number of this Guarantee and shall be addressed to the Company at First American Title Insurance Company, Attn: Claims National Intake Center, 1 First American Way, Santa Ana, California 92707 Claims.NIC@firstam.com Phone: 888-632- 1642 Fax: 877-804-7606 First American Title Form 5003353 (7-1-14) Page 5 of8 uarantee Number: 2684147 CLTA #14 Subdivision Guarantee (4-10-75) Washington First American Subdivision ISSUED BY Schedule A First American Title Insurance Company GUARAI'ITEE NUMBER 2684147 Order No.: 2684147 Liability: $2,000.00 Name of Assured: Janet Wixom Date of Guarantee: July 13, 2016 The assurances referred to on the face page hereof are: 1. Title is vested in: Fee: $350.00 Tax: $33.60 The successor trustee of the Robert J. Wixom and Josephine R. Wixom Living Trust, executed the 1st day of February, 1994 2. That, according to the public records relative to the land described in Schedule C attached hereto (including those records maintained and indexed by name), there are no other documents affecting title to said land or any portion thereof, other than those shown under Record Matters in Schedule B. 3. The following matters are excluded from the coverage of this Guarantee A. Unpatented Mining Claims, reservations or exceptions in patents or in acts authorizing the issuance thereof. B. Water rights, claims or title to water. C. Tax Deeds to the State of Washington. D. Documents pertaining to mineral estates. 4. No guarantee is given nor liability assumed with respect to the validity, legal effect or priority of any matter shown herein. 5. This Guarantee is restricted to the use of the Assured for the purpose of providing title evidence as may be required when subdividing land pursuant to the provisions of Chapter 58.17, R.C.W., and the local regulations and ordinances adopted pursuant to said statute. It is not to be used as a basis for closing any transaction affecting title to said property. 6. Any sketch attached hereto is done so as a courtesy only and is not part of any title commitment, guarantee or policy. It is furnished solely for the purpose of assisting in locating the premises and First American expressly disclaims any liability which may result from reliance made upon it. orm 5003353 (7-1-14) Page 6 of 8 uarantee Number: 2684147 CLTA #14 Subdivi~on Guarantee (4-10-75) Washington ISSUED BY ~ First American ""' Subdivision Schedule B First American Title Insurance Company GUARANTEE NUMBER 2684147 RECORD MATTERS 1. General Taxes for the year 2016. The first half becomes delinquent after April 30th. The seoond half becomes delinquent after October 31st. Tax Acoount No.: 712630005007 1st Half Amount Billed: $ 2,557.78 Amount Paid: $ 2,557.78 Amount Due: $ 0.00 Assessed Land Value: $ 205,000.00 Assessed Improvement Value: $ 181,000.00 2nd Half Amount Billed: $ 2,557.78 Amount Paid: $ 0.00 Amount Due: $ 2,557.78 Assessed Land Value: $ 205,000.00 Assessed Improvement Value: $ 181,000.00 2. Reservations and exceptions, including the terms and conditions thereof: Reserving: Minerals Reserved By: Weyerhaeuser Timber Co., a Washington corporation Reoorded: July 2, 1906 Recording Information: 404032 We note no examination has been made regarding the transfer or taxation of the reserved rights. 3. Any and all offers of dedication, conditions, restrictions, easements, boundary discrepancies or encroachments, notes and/or provisions shown or disclosed by Short Plat or Plat of Rainier Acres recorded in Volume 14 of Plats, Page(s) 21. Informational Notes, if any orm S003353 (7-1-14) age 7 of 8 uarantee Number: 2684147 CLTA #14 Subdivision Guarantee (4-10-75) Washington • • .:.J!ic First American ISSUED BY Subdivision Guarantee Schedule C Firsf American Title Insurance Company GUARANTEE NUMBER 2684147 The land in the County of King, State of Washington, described as follows: LOT 5, BLOCK 1, RAINIER ACRES, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 14 OF PLATS, PAGE 21, IN KING COUN1Y, WASHINGTON; EXCEPT THE SOUTH 105 FEET THEREOF. Form 5003353 (7-1-14) Page 8 of 8 uarantee Number: 2684147 CLTA #14 Subdivision Guarantee (4-10-75) Washington \ '-., • I .• . DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT AFFIDAVIT OF INSTALLATION OF PUBLIC INFORMATION SIGN Planning Division 1055 South Grady Way, Renton, WA 98057 Phone: 425-430-7200 I www.rentonwa.gov STATE OF WASHINGTON ) ) SS COUNTY OF KING ) \A:-.e= ~ \-.V ~/f3~ . being first duly sworn on oath, deposes and says: 1. On the ') day of A.;0if:;:C , 20J£. I installed ~ public i"formation sign(s) and plastic flyer box on the property located at lj??Z--g? NO~ tb Mf:..-NE--for the following project: Project Name 2. I have attached a copy of the neighborhood detail map marked with an "X" to indicate the location of the installed sign. 3. This/these public information sign(s) was/were constructed and installed in locations in conformance with the requirements of Chapter 7 Title 4 of Renton Municipal Code and the City's "Public Infor Ion Sig s Insta atlon" handout p e. Installer Sig SUBSCRIBED AND SWORN to before me this 1 day of A "IS 4<>+ ,20~ . ... ,,'\\\\\\11111 ,_ , r $-'" 'I.,.\.. Y Po IIIII au-< r;At" 5 -<-o~""\"\""'" 'ti-"" It,. UBUC in and for the State of Was -$-~,j&BIo~ ~'1~ 'i! ~ :3 =tT .. or .. _ ~".. '" "" residing at (Q5""L S. 6 m '!J uti> ... Eu'''' ,.~ ",.~ \jI' ~ --11' -m~ ;;of. :;; en i ... • ... coi ~ ~ ..... ~ "" ::-. ~ ~" "sue. J ::: ;,.~ ~"+q,r,'29-11 .,.~ ff I" O~ .... n"\\'\\"'Il" r:,A:. ;,£: My commission expires on -,A--'7fJ'f""'I<">'..;LC_--",:),-,;,...;>",'",,)lwl,-- !'" ~ASI-\\~ ~.:::-,. ,~ 'I!'~\"'.'.'.\"" 7 H:\CED\Data\Forms~Templates\Self~Help Handouts\Planning\Pub Info Sign Handout.docx .. , Rev. 04/2016 • • ,"--"' • I , ... 0 ~~ y '" "! --~r-:=-- ::'1 ,-- J ~ "-./ ~ ~I ~~ I ~1n.UlI ~ ~ .!Q 'i! WI-.......-' ~ ~ ~~ ~ N ~ ~e 0, I \ .' "-----' . , ~I rb, ::DI S5 \. '-....-.--' ~.'" >.1-! I~ 0, z 01 ;::s, •• 0 o ,------ ~I ""' '" ______ c __ _ ~ t?tL t! o " " in '" " "'>o~ NE EXISTING HOUSE FF-X7 .9 +/- PEAl< ~~· .... 290.9 +/- ",0· ~I 1 EXISTING HOUSEl PEAK ELEV."2S9.2 +/- '- ~ , EXISTING HOUSE PEAl< ELEV.",,3Q3.0 +/- \Jj IXfYM ~~~ 'PeAT 0~2---~~~ NJ~Ns... ~Vt~ (0.66' SOL LOT A o~ C\'\'l.~O~ S~O ~1->C - RECEIPT EG00059320 • BILLING CONTACT Gary Berg 16458 S E 58th PI Bellevue, WA 98006 REFERENCE NUMBER FEE NAME LUA16-00071B PLAN -Modification PLAN -Short Pial Fee Technology Fee Printed On: September 13. 2016 Prepared Bv: Mona Davis 10555 Grady Way, Renton, WA 98057 TRANSACTION TYPE Fee Payment Fee Payment Fee Payment Transaction Date: September 13, 2016 PAYMENT METHOD Credit Card Credit Card Credit Card SUB TOTAL TOTAL AMOUNT PAID $300.00 $2,000.00 $69.00 $2,369.00 :112,369.00 Page 1 of 1 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT A. ADMINISTRATIVE REPORT & DECISION DECISION: REPORT DATE: Project Name: Owner/Applicant: Contact: File Number: Project Manager: Praject Summary: Project Lacation: Site Area: o APPROVED [8J APPROVED SUBJECT TO CONDITIONS o DENIED December 30, 2016 Wixom Short Plat Janet Wixom and Rita Berg, 6038 34'h Avenue NE, Seattle, WA 98115 Gary Berg, 16458 SE 58'h Place, Bellevue, WA 98006 LUA16-000718, SHPL-A, MOD Mona Davis, Senior Planner The applicant is requesting a 2-lot short plat located at 532 Edmonds Avenue NE. The subject property is 16,044 square feet (0.368 acre) in size and located in the R-8 zone. The existing home on Lot 1 will remain on an 11,503 square foot lot; the existing carport and attached shed on Lot 1 will be removed as part of the development. The proposed Lot 2 is 4,541 square feet in size, which meets the residential development standards, and is proposing access off of NE 5th Place. There are no critical areas on site. All existing trees are to remain with additional landscaping proposed as part of the development. The drainage plan proposes full infiltration. Road modifications are being reviewed concurrently with this short plat. This will allow for existing improvements along the project frontage to remain as-is on Edmonds Avenue NE and eliminate frontage improvements on NE 5'h Place. 532 Edmonds Ave NE, Renton WA 98056 (APN 712630-0050) 16,044 Square Feet (0,368 acres) ;.-~~ J:_.' . :r9'W " I' , ,. , ~ Project Location Map Project Location Map Admin Report Decision City of Renton Department of Community & Economic Development WIXOM SHORT PLA T Administrative Report & Decision LUA16-00071B, SHPL-A, MOD December 30, 2016 Page 2 of 18 I B_ EXHIBITS: Exhibit 1: Staff Report Exhibit 2: Short Plat Plan (Sheets 1 & 2) Exhibit 3: Landscape Plan (Sheet L-l) Exhibit 4: Tree Retention Survey Exhibit 5: Utility/Drainage Control Plan Exhibit 6: Drainage Report prepared by Offe Engineers, PLLC (dated August 1, 2016) Exhibit 7: Preliminary Geotechnical Report prepared by Offe Engineers, PLLC (dated July 22, 2016) Exhibit 8: Developer Letter of Understanding Geologic Risk (dated July 27, 2016) Exhibit 9: Neighborhood Detail Map Exhibit 10: Construction Mitigation Description Exhibit 11: Street Modification Request Exhibit 12: Advisory Notes to Applicant I C_ GENERAL INFORMATION: 1. Owner(s) of Record: 2. Zoning Classification: 3. Comprehensive Plan Land Use Designation: 4. Existing Site Use: 5. Critical Areas: 6. Neighborhood Characteristics: a. North: Single Family Residential, R-B b. East: Single Family Residential, R-B c. South: Single Family Residential, R-B d. West: Single Family Residential, R-B 6. Site Area: 0.26 acres I D. HISTORICAL/BACKGROUND: Action Comprehensive Plan Zoning Tonda Annexation Admin Report Decision Land Use File No. N/A N/A A-54-006 Janet Wixom & Rita Berg, 6038 34 th Ave NE, Seattle, WA 98115 Residential-8 (R-8) Residential Medium Density (RMD) Single Family Residence Erosion Hazard Area, Sensitive Slopes, High Landslide Hazard Ordinance No. 5758 5758 1498 Date 06/22/2015 06/22/2015 11/11/1954 City of Renton Department of Community & Economic Development WIXOM SHORT PLA T December 30, 2016 I Eo PUBLIC SERVICES: 1. Existing Utilities a. Water: Water service is provided by the City of Renton. b. Sewer: Sewer service is provided by the City of Renton. Administrative Report & Decision WA16-000718, SHPL-A, MOO Page 3 of 18 c. Surface/Storm Water: There is an existing 24" storm drain flowing east to west/northwest north of the site in NE 5th Place. There is no storm drainage infrastructure north of the site in the alley or west of the site along the Edmonds Avenue NE frontage. Drainage from the site either infiltrates or sheet flows to the west. Drainage that makes it to Edmonds Avenue NE is directed south by a shallow ditch along the eastern frontage of Edmonds Avenue NE. 2_ Streets: The proposed development fronts on NE 5th Place. NE 5th Place is classified as a Residential Access Street. The NE 5th Place street section consists of a pavement width of 28 feet with a travel lane in each direction (east and west). A 4-foot sidewalk at the same grade of the street is located along the northern street frontage. The alley extension from NE 5th Place contains an asphalt travel surface of approximately 12 feet. The site also borders on Edmonds Avenue NE to the west, which is classified as a Residential Collector Street. The Edmonds Avenue NE street section consists of a pavement width of 32 feet with a travel lane in each direction (north and south). A rolled asphalt curb with a 6-foot asphalt walk is located along the western street frontage. A concrete curb with 5-foot concrete sidewalk is located along the eastern street frontage of Edmonds Avenue NE. 3. Fire Protection: Renton Regional Fire Authority. F_ APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts a. Section 4-2-020: Purpose and Intent of Zoning Districts b. Section 4-2-060: Zoning Use Table -Uses Allowed in Zoning Designations c. Section 4-2-110: Residential Development Standards d. Section 4-2-115: Residential Design and Open Space Standards 2. Chapter 3 Environmental Regulations and Overlay Districts a. Section 4-3-050: Critical Areas Regulations 3. Chapter 4 City-Wide Property Development Standards 4_ Chapter 6 Streets and Utility Standards a. Section 4-6-060: Street Standards 5_ Chapter 7 Subdivision Regulations a. Section 4-7-070: Detailed Procedures for Short Subdivision 6. Chapter 11 Definitions Admin Report Decision .--------------------------------------------------------------------------------------~-----~------- City of Renton Department of Community & Economic Development WIXOM SHORT PLA T December 30, 2016 G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element I H. FINDINGS OF FACT (FOF): Administrative Report & Decision LUA16-00071B, SHPL-A, MOD Page 4 of 18 1. The Planning Division of the City of Renton accepted the above master application for review on September 13, 2016 and determined the application complete on September 21, 2016. The project complies with the 120-day review period. 2. The project site is located at 532 Edmonds Avenue NE, Renton, WA 98056 (APN 712630-0050), on the corner of NE 5th Place and Edmonds Avenue NE (Exhibit 9). 3. The project site is currently developed with a 1,710 square foot single family home with a 310 square foot carport and a 182 square foot shed. The carport and shed are proposed to be removed as part of the development. The existing house is proposed to be retained (Exhibit 2). 4. Access to the site would be provided via a new driveway off of NE 5th Place. The applicant submitted a formal street modification request dated September 8, 2016 for modification of street standards on both the NE 5th Place and Edmonds Avenue NE frontages. The applicant is requesting to keep the adjacent street frontages in their current condition as part of this project. 5. The property is located within the Residential Medium Density (RMD) Comprehensive Plan land use designation. 6. The site is located within the Residential-8 (R-8) zoning classification. 7. There are three (3) significant trees located on site; the applicant is proposing to retain all three trees. No trees are proposed to be removed as part of the short plat development (Exhibit 4). 8. The site is mapped with erosion hazard areas, regulated slopes between 15-25% and a small High Landslide Hazard area in the southwest corner of the site. 9. Grading quantities were not identified on the preliminary application; however, minimal fill is expected for required construction associated with infrastructure installation. 10. The applicant is proposing to begin construction and complete utility/infrastructure installation in early 2017. A new single family home is likely to be constructed mid-2017. 11. No public or agency comments were received. 12. 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 th~ 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. 13. Comprehensive Plan Compliance: The site is designated Residential Medium Density (RMD) on the City's Comprehensive Plan Map. The purpose of the RMD designation is to allow a variety of single-family and multi-family development types, with continuity created through the application of design guidelines, the organization of roadways, sidewalks, public spaces, and the placement of community gathering places and civic amenities. The proposal is compliant with the following Comprehensive Plan Goals and Policies if 2!! conditions of approval are met: Admin Report Decision City of Renton Department of Community & Economic Development WIXOM SHORT PLA T Administrative Report & Decision LUA16-000718, SHPL-A, MOD December 30, 2016 Page 5 of 18 C~mpliance, Comprehensive ~lanAnalysis_ , . , . .... .' .' ,/ Policy L-3: Encourage infill development of single-family units as a growth targets and provide new housing. means to meet Goal L-I: Utilize mUltiple strategies to accommodate residential growth, including: ,/ • Infill development on vacant and underutilized land in established neighborhoods and multi-family areas. Policy L-33: Emphasize the use of open ponding and detention, vegetated swales, rain ,/ gardens, clean roof run-off, right-of-way landscape strips, open space, and stormwater management techniques that mimic natural systems, maximize water quality and infiltration where appropriate, and which will not endanger groundwater quality. Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new ,/ development is designed to be functional and attractive. Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas ,/ and neighborhoods through quality design and development. Policy L-49: Address privacy and quality of life for existing residents by considering ,/ scale and context in infill project design. Policy L-S6: Preserve natural landforms, vegetation, distinctive stands of trees, natural ,/ slopes, and scenic areas that contribute to the City's identity, preserve property values, and visually define the community and neighborhoods. 14. Zoning Development Standard Compliance: The site is classified Residential-8 (R-8) on the City's Zoning Map. Development in the R-8 zone is intended to create opportunities for new single family residential neighborhoods and to facilitate high-quality infill development that promotes reinvestment in existing single family neighborhoods. It is intended to accommodate uses that are compatible with and support a high-quality residential environment and add to a sense of community. The proposal is compliant with the following development standards if all conditions of approval are met: Compliance' R-8Zone Develop Standards and Analysis . Density: The allowed density range in the R-8 zone is a minimum of 4.0 to a maximum of 8.0 dwelling units per net acre. Net density is calculated after the deduction of sensitive areas, areas intended for public right-of-way, and ,/ private access easements. Staff Comment: Based on a net density of 16,044 square feet, the proposal for two residential lots on the project site would result in a net density of 5.43 dwelling units per acre (2 lots I 0.368 acres = 5.43 dulac), which meets the minimum and maximum density requirements of the R-B zone. Lot Dimensions: The minimum lot size permitted in the R-8 zone is 5,000 sq. ft. A ,/ minimum lot width of 50 feet is required (60 feet for corner lots) and a minimum lot depth of 80 feet is required. The following table identifies the proposed approximate dimensions for Lots 1-2: Admin Report Decision City of Renton Department of Community & Economic Development WIXOM SHORT PLA T Administrative Report & Decision LUA16-00071B, SHPL-A, MOD December 30, 2016 Page 6 of 18 Proposed Lot Lot Size (sq. ft.) Lot Width (feet) Lot Depth (feet) lot 1 11,503 136.78 84.10 lot 2 4,541 54.00 84.10 Staff Comment: The proposed lots would comply with the minimum lot size, width, and depth requirements of the R-B zone (Exhibit 2). RMC 4-2-1100 provides for short plats of parcels smaller than one acre to allow one parcel within the development be smaller than the required minimum lot size. If all other parcels meet the required minimum lot size standard of the zone, one parcel may be allowed to meet the reduced minimum lot size of 4,SOO square feet in the R-B zone. Proposed Lot 2 would meet the reduced lot size allowance of 4,SOO square feet. Setbacks: The required setbacks in the R-8 zone are as follows: front yard is 20 feet, side yard is 5 feet, side yard along the street 15 feet, and the rear yard is 20 feet. Staff Comment: The existing single family home on Lot 1 would continue to face the public street and is proposing to retain direct access to NE Sth Place. The existing Compliant if home is to remain, but the carport and shed will be removed to provide for a 20-foot Conditions of rear yard setback. The existing residence on Lot 1 was constructed in the 19S0s and Approval are is considered to be legally established and will maintain a minimum 20 foot front yard met setback fronting Edmands Avenue NE and a minimum S-foot side yard setback where it abuts the alley. To ensure that the new Lot 1 is compliant with the 20 foot rear yard setback, staff recommends as a condition of approval that a demolition permit and final inspection be approved for the removal of the carport and shed prior to final short plat approval. Building Standards: The R-8 zone has a maximum building coverage of 50% and a maximum impervious surface coverage of 65%. In the R-8 zone, a maximum building height of 2 stories with a wall plate height of 24 feet is permitted. Roofs with a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet from the maximum wall plate height. If the height of wall plates on a building are less than the stated maximum the roof may project higher to account for the difference, yet the combined height of both features shall not exceed the combined maximums. Common rooftop features, such as chimneys, may project an additional four (4) vertical feet from the roof surface. Non-exempt vertical projections (e.g., roofs Compliance pitched less than 4:12, decks, railings, etc.) may extend up to six (6) vertical feet not yet above the maximum wall plate height if the projection is stepped back one-and-a- demonstrated half (1.5) horizontal feet from each minimum building setback line for each one (1) vertical foot above the maximum wall plate height. Wall plates supporting a primary roof surface that has only one (1) sloping plane (e.g., shed roof) may exceed the stated maximum if the average of wall plate heights is equal or less than the maximum wall plate height allowed. Staff Comment: The existing home does not exceed the maximum building height, maximum building coverage and/or impervious sUrface coverage limitations. Building height, building coverage, and impervious sUrface coverage for the new single family residences would be verified at the time of building permit review. Admin Report Decision City of Renton Department of Community & Economic Development WIXOM SHORT PLA T Administrative Report & Decision LUA16-00071B, SHPL-A, MOD December 30, 2016 Compliant if Conditions of Approval are met Compliant 1/ conditions o/appraval are met Admin Report Decision Page 7 of 18 Landscaping: The City's landscape regulations (RMC 4-4-070) require a lO-foot landscape strip along all public street frontages. Additional minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover, are to be located in this area when present. Spacing standards shall be as stipulated by the Department of Community and Economic Development, provided there shall be a minimum of one street tree planted per address. Any additional undeveloped right-of-way areas shall be landscaped unless otherwise determined by the Administrator. Where there is insufficient right-of-way space or no public frontage, street trees are required in the front yard subject to approval of the Administrator. A minimum of two trees are to be located in the front yard prior to final inspection for the new Single Family Residence. Staff Comment: A conceptual Landscape Plan, prepared by Jeff Varley, was submitted with the short plat materials (Exhibit 3). A la-foot landscape strip is proposed along the street frontage of NE 5 th Place for Lot 2. Landscaping is nat required for lots abutting an alley, but is required for lots abutting a public street; therefore, la-feet of landscaping is required along Edmands Avenue NE. A plant schedule was included an the landscape plan that meets the landscape requirements of RMC 4-4-070 for proposed Lot 2, but does not provide for the la-foot on-site landscape strip along Edmonds Avenue NE. It appears that the existing lot does have landscaping along Edmonds Avenue NE. However, it is not clear if the existing landscaping would meet the code requirements of a mixture of trees, shrubs, and ground cover. It appears trees would be required to be added to the 10 foot on-site landscape strip. As such, staff recommends a Condition of Approval that the applicant provide a revised landscape plan depicting 10 feet of on-site landscaping on the street frontage of Edmonds Ave NE for Lot 1 that contains a mixture of trees, shrubs, and ground cover. Landscaping required for Lot 1 shall be installed prior to short plat recording. On-site landscaping for Lot 2 shall be provided with the building permit and installed prior to final occupancy for the individual home. Tree Retention: The City's adopted Tree Retention and Land Clearing Regulations require the retention of 30 percent of trees in a residential development. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); Significant trees adjacent to critical areas and their associated buffers; and Significant trees over sixty feet (60') in height or greater than eighteen inches ( 18") caliper. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and Other significant non-native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. A minimum tree density shall be maintained on each residentially zoned lot. For detached single family development, the minimum tree density is two (2) significant trees for every five thousand (5,000) square feet. The tree density may consist of existing trees, replacement trees, trees required pursuant to RMC 4-4-070F1, Street City of Renton Department of Community & Economic Development WIXOM SHORT PLA T Administrative Report & Decision WA16-000718, SHPL-A, MOD December 30, 2016 Compliant 1/ conditions a/approval are met Page 8 of 18 Frontage landscaping Required, or a combination. Staf( Comment: A tree retention plan was submitted with the project application materials. According to the plan, three trees ranging in size from 14" DBH to 18" DBH, are located on site and are proposed to be retained. As a result, the applicant is proposing to retain 100 percent of the significant trees, thereby, meeting the minimum tree retention requirements of the R-8 zone. To comply with the minimum tree density requirements, the applicant is required to retain or plant two (2) significont trees per 5,000 square feet of lot area. Based on the lot area proposed, the applicant would be required to plant two (2) additional trees an Lot 1 (to achieve a total of 5 trees required on an 11,503 square foot lot) and two (2) additional trees on Lot 2 in order to meet the minimum tree density requirements. The provided conceptual Landscape Plan did not demonstrate compliance with the minimum tree density; therefore, staff recommends as a condition of approval that a detailed landscape plan be submitted with the construction permit application identifying compliance with the minimum tree density requirements of both lots. Parking: Parking regulations require that a minimum of two parking spaces be provided for each detached dwelling. Driveway cuts are required to be a minimum of 5 feet from property lines and new driveways may be a maximum of 16 feet in width at the property line (9 feet if no garage is present). Maximum driveway slopes shall not exceed fifteen percent (15%); provided, that driveways exceeding eight percent (8%) shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the garage/residence or crossing any public sidewalk. Staff Comment: The existing carport is being demolished and a new garage is not proposed on Lot 1 as part of the development; instead, the two parking stalls will be retained by providing a parking pad on Lot 1 in approximately the same location as the existing carport. Due to the removal of the carport, staff recommends as a condition of approval that the existing driveway to serve Lot 1 be revised to be no closer than 5 feet to the property line and reduce the width to a maximum of 9 feet at the property line. The driveway to serve Lot 2 shall be no closer than 5 feet to any praperty line. Maximum driveway width will be verified at the time of single family building permit for the new house on Lot 2. There is sufficient space on both lots to provide a minimum of two parking spaces. Fences and Retaining Walls: In any residential district, the maximum height of any fence, hedge or retaining wall shall be seventy two inches (72"), except in the front yard and side yard along a street setback where the fence shall not exceed forty eight inches (48") in height. There shall be a minimum three-foot (3') landscaped setback.at the base of retaining demonstrated walls abutting public rights-of-way. Compliance not yet Admin Report Decision Staff Comment: No retaining walls or fences are proposed. Any new fences proposed will be reviewed as part of the building permit. ,----------------------------- City of Renton Department of Community & Economic Development WIXOM SHORT PLA T Administrative Report & Decision WA16-00071B, SHPL-A, MOD December 30, 2016 Page 9 of 18 15. Design Standards: Residential Design and Open Space Standards (RMC 4-2-115) are applicable in the R- 8 zone. The Standards implement policies established in the land Use Element of the Comprehensive Plan. Compliance with Site Design Standards must be demonstrated prior to approval of the subdivision. Compliance with Residential Design Standards would be verified prior to issuance of the building permit for the new single family homes. The proposal is consistent with the following design standards, unless noted otherwise: N/A Complionce not yet demonstrated Compliance not yet demonstrated Admin Report Decision Lot Configuration: One of the following is required: 1. lot width variation of 10 feet (10') minimum of one per four (4) abutting street-fronting lots, or 2. Minimum of four (4) lot sizes (minimum of four hundred (400) gross square feet size difference), or 3. A front yard setback variation of at least five feet (5') minimum for at least every four (4) abutting street fronting lots. Staff Comment: N/A Garages: One ofthe following is required; the garage is: 1. Recessed from the front of the house and/or front porch at least eight feet (8'), or 2. located so that the roof extends at least five feet (5') (not including eaves) beyond the front of the garage for at least the width of the garage plus the porch/stoop area, or 3. Alley accessed, or 4. located so that the entry does not face a public and/or private street or an access easement, or 5. Sized so that it represents no greater than fifty percent (50%) of the width of the front facade at ground level, or 6. Detached. The portion of the garage wider than twenty six-feet (26') across the front shall be set back at least two feet (2'). . _.~ Staff Comment: No changes are proposed to the existing single-family home on Lot 1; therefore, compliance with this section is not required at this time. Compliance for the new home on Lot 2 would be verified at the time of building permit review. Primary Entry: One of the following is required: 1. Stoop: minimum size four feet by six feet (4' x 6') and minimum height twelve inches (12") above grade, or 2. Porch: minimum size five feet (5') deep and minimum height twelve inches (12") above grade. Exception: in cases where accessibility (ADA) is a priority, an accessible route may be taken from a front driveway. . ~ Staff Comment: No changes are proposed to the existing Single-family home on Lot 1; therefore, compliance with this section is not required at this time. Compliance for the new home on Lot 2 would be verified at the time of building permit review. ---------------------------------------------------------------- City of Renton Department of Community & Economic Development WIXOM SHORT PLA T Administrative Report & Decision LUA16-00071B, SHPL-A, MOD December 30, 2016 Page 10 of 18 Fa~ade Modulation: One of the following is required: 1. An offset of at least one story that is at least ten feet (10') wide and two Compliance feet (2') in depth on facades visible from the street, or nat yet 2. At least two feet (2') offset of second story from first story on one street demonstrated facing facade. Staff Comment: No changes are proposed to the existing single-family home on Lot 1; therefore, compliance with this section is not required at this time. Compliance for the new home on Lot 2 would be verified at the time of building permit review. Windows and Doors: Windows and doors shall constitute twenty-five percent (25%) Compliance of all facades facing street frontage or public spaces. not yet Staff Comment: No changes are proposed to the existing single-family home on Lot 1; demonstrated therefore, compliance with this section is not required at this time. Compliance for the new home on Lot 2 would be verified at the time of building permit review. N/A Scale, Bulk, and Character: N/A Roofs: One of the following is required for all development: 1. Hip or gabled with at least a six to twelve (6:12) pitch for the prominent Compliance form of the roof (dormers, etc., may have lesser pitch), or nat yet 2. Shed roof. demonstrated Staff Comment: No changes are proposed to the existing single-family home on Lot 1; therefore, compliance with this section is not required at this time. Compliance for the new home on Lot 2 would be verified at the time of building permit review. Eaves: Both of the following are required: 1. Eaves projecting from the roof of the entire building at least twelve inches (12") with horizontal fascia or fascia gutter at least five inches (5") Compliance deep on the face of all eaves, and not yet 2. Rakes on gable ends must extend a minimum of two inches (2") from the demonstrated surface of exterior siding materials. Staff Comment: No changes are proposed to the existing single-family home on Lot 1; therefore, compliance with this section is not required at this time. Compliance for the new home on Lot 2 would be verified ot the time of building permit review. Architectural Detailing: If one siding material is used on any side of the dwelling that is two stories or greater in height, a horizontal band that measures at least eight inches (8") is required between the first and second story. Additionally, one of the following is required: Compliance 1. Three and one half inch (3 1/2") minimum trim surrounds all windows not yet and details all doors, or demonstrated 2. A combination of shutters and three and one half inches (3 1/2") minimum trim details all windows, and three and one half inches (3 1/2") minimum trim details all doors. Staff Comment: No changes are proposed to the existing Single-family home on Lot 1; therefore, compliance with this section is not required at this time. Compliance for the new home on Lot 2 would be verified cit the time of building permit review. Admin Report Decision City of Renton Department of Community & Economic Development WIXOM SHORT PLAT Administrative Report & Decision LUA16-00071B, SHPL-A, MOD December 30, 2016 Compliance nat yet demonstrated Page 11 of 18 Materials and Color: For subdivisions and short plats, abutting homes shall be of differing color. Color palettes for all new dwellings, coded to the home elevations, shall be submitted for approval. Additionally, one of the following is required: 1. A minimum of two (2) colors is used on the home (body with different color trim is acceptable), or 2. A minimum oftwo (2) differing siding materials (horizontal siding and shingles, siding and masonry or masonry-like material, etc.) is used on the home. One alternative siding material must comprise a minimum of thirty percent (30%) of the street facing facade. If masonry siding is used, it shall wrap the corners no less than twenty four inches (24"). Staff Comment: No changes are proposed to the existing Single-family home on Lot 1; therefore, compliance with this section is not required at this time. Compliance for the new home on Lot 2 would be verified at the time af building permit review. 16. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas Regulations (RMC 4-3-050). Based on City of Renton Critical Areas Maps, a portion of the site is located within an Erosion Hazard Area and landslide hazard area. According to the submitted geotechnical report, no critical areas exist on the subject site. The proposal is consistent with the Critical Areas Regulations. Compliant il condition 01 approval is met Geologically Hazardous Areas: Based upon the results of a geotechnical report and/or independent review, conditions of approval for developments may include buffers and/or setbacks from buffers. A standard 15-foot building setback is required for all structures from Protected Slope areas. A 50-foot buffer and 15-foot building setback are required from Very High Landslide Hazard Areas. Staff Comment: Based on the City of Renton GIS Maps, the site is located in an area identified to contain Erosion Hazards, Sensitive Slopes, and High Landslide Hazards. A geotechnical report was submitted with the application prepared by Offe Engineers, PLLC dated July 22, 2016. The report evaluated soils and percolation testing, however, the provided report did not address the critical areas identified on the City of Renton GIS Maps. Therefore, prior to construction permit issuance, a new geotechnical study shall be provided that meets the requirements of RMC 4-8-120 and 4-3-050. Staff recommends as a condition of approval that the developer submit an updated geotechnical report that addresses the regulations outlined in RMC 4-8- 120D, Table 18 for the geologically hazardous areas, and RMC 4-3-050 prior to construction permit approval. 17. Compliance with Subdivision Regulations: RMC 4-7 provides review criteria for subdivisions. The proposal is consistent with the following subdivision regulations if all conditions of approval are complied with: Compliance' Subdivision Regulations and Analysis Access: Each lot must have access to a public street or road. Access may be by a shared driveway per the requirements of the street standards. >'" The maximum width of single loaded garage driveways shall not exceed nine feet (9') and double loaded garage driveways shall not exceed sixteen feet (16'). Statt Comment: The applicant is proposing to maintain the existing access to proposed Admin Report Decision City of Renton Department of Community & Economic Development WIXOM SHORT PLA T Administrative Report & Decision LUA16-00071S, SHPL-A, MOD December 30, 2016 N/A Admin Report Decision Page 12 of 18 Lot 1 off the olley and a new curb cut for propased Lot 2 off of NE 5 th Place. No access is proposed from Edmonds Avenue NE. As noted above under FOF 14 -Parking, staff recommends as a condition of approval that the maximum width of the driveway to serve Lot 1 shall not exceed 9 feet. The width of the driveway to serve Lot 2 will be reviewed with the building permit. There is an alley off of NE 5 th Place that continues directly west from the curve in NE 5 th Place to farm a perpendicular intersection with Edmonds Avenue NE. The existing residence at 532 Edmands Avenue NE (Lot 1) tokes access from this alley and is the only residence that takes access from this alley. Right of way width along the alley frontage is 50 feet per the King Caunty Assessor's map. The triangular parcel of land that exists between the curved portion of NE 5 th Place and the alley is of unknown ownership. The alley street section consists of approximately a 12 foot travel lane, which meets RMC 4- 6-060 standards. Lot 2 is considered to front NE 5 th Place rather than the alley. Blocks: Blocks shall be deep enough to allow two tiers of lots. Staff Comment: No blocks are proposed. lots: The size, shape, orientation, and arrangement of the proposed lots comply with the requirements of the Subdivision Regulations and the Development Standards of the R-8 zone and allow for reasonable infill of developable land. All of the proposed lots meet the requirements for minimum lot size, depth, and width. Width between side lot lines at their foremost points (i.e., the points where the side lot lines intersect with the street right-of-way line) shall not be less than eighty percent (80%) of the required lot width except in the cases of (1) pipestem lots, which shall have a minimum width of twenty feet (20') and (2) lots on a street curve or the turning circle of cul-de-sac (radial lots), which shall be a minimum of thirty five feet (35'). Staff Comment: As discussed above under Finding of Fact 14, all lots meet the minimum lot dimensional requirements in the R-8 zone. The proposed lots are rectangular in shape. The orientation of Lot 1 has a front yard setback on Edmonds Ave NE, with side access off the alley. Lot 2 will have the front yard facing north towards NE 5 th Place. Access to the existing single family home would retain access to NE 5 th Place via the existing paved driveway. The proposed driveway width of the new residence accessing off of NE 5 th Place, as well as associated building setbacks and lot width, will be reviewed at the time of building permit application. Streets: The proposed street system shall extend and create connections between existing streets per the Street Standards outlined in RMC 4-6-060 Street Standards. Staff Comment: NE 5th Place adjacent to Lot 2 is classified as a residential access street. Per RMC 4-6-060, a residential access street shall have a right of way width of 53' with 20' of travel lanes (2 lanes) and 6' of parking on one side of the road. A 0.5' curb, 8' planter strip, and 8' sidewalk are required on both sides of the pavement. NE 5 th Place adjacent to Lot 2 has a right of way width of at least 51' per the King County Assessor's Map and site survey prepared by Hansen Surveying and Consulting. The right of way width expands from east to west due to the curve in NE 5 th Place prior to the intersection with Edmonds Avenue NE approximately 215' north of the site. There is an alley off of NE 5 th Place that continues directly west from the curve in NE 5th Place to form a perpendicular intersection with Edmonds Avenue NE. The existing residence at 532 Edmonds Avenue NE (Lot 1) takes access from this alley. The northern frontage of Lot 1 is considered alley frontage. The residence at 532 Edmonds Avenue NE is the only residence that takes access from this alley. Right of way width along the City of Renton Department of Community & Economic Development WIXOM SHORT PLA T Administrative Report & Decision LUA16-00071B, SHPL-A, MOD December 30, 2016 Page 13 of 18 alley frantage is 50' per the King County Assessor's Map. Also per the Assessor's Map, the triangular parcel of land that exists between the curved portion of NE 5th Place and the alley is of unknown ownership. The NE 5 th Place street section consists of 28' of asphalt travel lanes and a 4' cancrete sidewalk that is at the same elevation of the roadway along the northern frantage. The alley street section consists of approximately a 12' travel lane. Per RMC 4-6-060, a residential alley street section requires a 12' pavement width with no curbs, planters, or sidewalks. The current alley meets these standards. Therefore, no street modification is needed for the Lot 1 alley frontage. Lot 2 is considered to frant NE 5th Place rather than the alley. Per RMC 4-9-0608.9, a fee in lieu of the required street impravements can be requested as part of the short plat appraval process. The City is in support of a fee in lieu for the entirety of the northern Lot 2 frontage. The current fee in lieu is $101 per linear foot of frantage. The street modification criteria and analysis below (FOF 18) pertains only to the Edmonds Avenue NE frontage. Payment of the transportation impact fee is applicable on the construction of the new single family house at the time of application for the building permit. The current rate of transportation impact fee is $2,951.17 per new single family house. Fees are subject to change. The transportation impact fee that is current at the time of building permit application would be levied. Relationship to Existing Uses: The proposed project is compatible with existing surrounding uses. Staff Comment: The praposed short plat is surrounded by existing detached single family residences, all located in the R-B zone. Therefore, the proposal would be in harmony with the existing uses. The proposed lots are similar in size and shape to the existing surrounding development pattern in the area and would be consistent with the Comprehensive Plan and Zoning Code, which encourages residential infill development. 18. Street Modification Analysis: The applicant is requesting a modification from RMC 4-6-060F.2 "Minimum Design Standards Table for Public Streets and Alleys" to maintain the existing street section and right-of-way width along the site's Edmonds Avenue NE. The requested modification would remove the requirements for approximately 11.5 feet of dedication along the street frontage, 8 foot parking lane, reduce the sidewalk from 8 feet to 5 feet, and eliminate the 8 foot planter strip between the curb and the sidewalk. The proposal is compliant with the following modification criteria, pursuant to RMC 4-9- 2500, if all conditions of approval are met. Therefore, staff recommends approval of the requested modification as noted below: Compliance Street Modification Criteria and Analysis . a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan land Use 'Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives. ,/' Staff Comment: The Comprehensive Plan Land Use Element has applicable policies listed under a separate section labeled Promoting a Safe, Healthy, and Attractive Community. These policies address walkable neighborhoods, safety and shared uses. The intent of the policies is to pramote new development with walkable places that support grid and Admin Report Decision ----------------------------------------------------- City of Renton Department of Community & Economic Development WIXOM SHORT PLA T Administrative Report & Decision WA16-000718, SHPL-A, MOD December 30, 2016 Page 14 of 18 flexible grid street and pathway patterns, and are visually attractive, safe, and healthy environments. The requested street modification is generolly consistent with these policy guidelines provided that the londscoping behind the sidewalk within the existing right-of-woy shall be considered to provide complete streets. b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment. Statt Comment: The City's Public Works Tronsportation section and Economic Development section have reviewed Edmonds Avenue NE and the surrounding area and have determined that a Compliant if modified collector arterial street section is more suitable for the portion of Edmonds condition of Avenue NE adjacent to the site. The determination was based on the fact that the approval is roadway is directly adjacent to single family residences and there is insufficient space met between the existing right of way and existing homes to expand the roadway section to meet the neighborhood collector arterial standards. However, the existing improvements should be updated to comply with current standords for curb romps to ensure ADA safety and meet the objectives of safety, function, and a{Jpearonce. Therefore, staff recommends as a condition of approval that a curb romp per WSDOT standards is installed at the northern terminus of the sidewalk along the Edmonds Avenue NE frontage. c. Will not be injurious to other property(ies) in the vicinity. ,/' Stat( Comment: The modified collector orteriol stondards will meet the requirements for sofe vehicular and pedestrian use within the right of way. d. Conforms to the intent and purpose of the Code. ,/' Stat( Comment: The modification provides a safe pedestrian route in and araund the existing neighborhaod. e. Can be shown to be justified and required for the use and situation intended; and ,/' Staft Comment: The revised street standards provide a safe design for vehicles and pedestrians. f. Will not create adverse impacts to other property(ies) in the vicinity. Staft Comment: ,/' There are no identified adverse impacts from this madification to modify Edmonds Avenue NE from a neighborhood collector arteriol street stondord to a modified collector arterial standard. Admin Report Decision '----------------------------------------------------- City of Renton Department of Community & Economic Development WIXOM SHORT PLAT Administrative Report & Decision LUA16-000718, SHPL-A, MOD December 30, 2016 Page 15 of 18 19. Availability and Impact on Public Services: Compliance Availability and Impact on' Public Services Analysis Admin Report Decision Police and Fire: Police and Fire Prevention staff indicates that sufficient resources exist to furnish services to the proposed development; subject to the condition that the applicant provides Code required improvements and fees. Fire impact fees are currently assessed at the rate of $49S.10 per single family unit. This fee is paid at time of building permit issuance. Fees are subject to change. The fire impact fee that is current at the time of building permit application would be levied. Schools: It is anticipated that the Renton School District can accommodate any additional students generated by this proposal at the following schools: Highlands Elementary, Dimmitt Middle School and Renton High School. Any new students from the proposed development would walk to the elementary school and be bussed to the middle and high schools. The bus stop is located approximately 0.02 miles from the project site at the corner of Edmonds Ave NE & NE Sth Place, where there is a safe walking route along the shoulder or the existing sidewalk on the north side of NE 5th Place. Students would walk to the elementary school through neighborhood collector streets on existing sidewalks. A School Impact Fee, based on new single-family lots, will be required in order to mitigate the proposal's potential impacts to the Renton School District. The fee is payable to the City as specified by the Renton Municipal Code. Currently the fee is assessed at $S,643.00 per single family residence. The School Impact Fee that is current at the time of building permit application would be levied. Parks: Although there would be no significant impacts to the City of Renton Park System anticipated from the proposed project, a Park Impact Fee is required of all new residential development. The current Park Impact Fee is $1,887.94 per new residence and is payable at the time of building permit issuance. Fees are subject to change. The park impact fee that is current at the time of building permit application would be levied. Storm Water: An adequate drainage system shall be provided for the proper drainage of all surface water. Staff Comment: A Preliminary Drainage Plan and Technical Information Report (TlR), dated August 1, 2016, was prepared and submitted with the short plot application by Darrell Offe, P.E., Offe Engineers, PLLC (Exhibit 6). The site is locoted in the City's Peak Rate Flow Contral Standard (existing site conditions) and the East Lake Washington basin. The project qualifies for Small Praject Drainage Review. The praject proposes full infiltration for all roof runoff to comply with the Small Lat BMP requirements. The new lot is proposed to have an area af 4,541 square feet with 3,500 square feet of impervious surface. This wauld create an impervious sUrface coverage of 77.1%. Per RMC 4.2.110A, the maximum imperviaus lot caverage in the R-8 zane is 65%. The impervious surface coverage will be reviewed at building permit and required ta comply with the development standards. Effective january 2, 2017, the City of Renton will be adopting a new stormwater manual which will be based on the 2016 King County Surface Water Design Manual. All prajects vested after January 2, 2017 will be subject ta these new storm water requirements. A geotechnical report evaluating soil conditions for storm water retention was submitted with the TlR. The geotechnical report was also completed by Offe Engineers. Offe Engineers evaluated an-site sails for infiltration using the 'Jailing head percolation test" ,------------------------------------ City of Renton Department of Community & Economic Development WIXOM SHORT PLA T Administrative Report & Decision LUA16-000718, SHPL-A, MOD December 30, 2016 Page 16 of 18 with test holes 6-feet in depth. The soils consisted of well-drained medium sands with measured infiltration rates of over 30" per hour. The report concludes that the site can use full infiltration for a flow control BMP. The development is subject to stormwater system development charges (SOC). The current SOC is $1,485.00 per lot. The SOC fee will only apply to the new lot. Water: The existing home is proposed to remain; therefore no new water service is needed for Lot 1. A new water service to serve the new lot is shown on the site plan. The new service shall be 1-inch (1"). The new service line from the main and water ,/ meter will be installed by the City of Renton. The current (2016) fee to install this service line and meter is $3,310.00. The new lot is subject to a system development charge (SOC) for water service. The current SOC for water service with a %" or 1" meter is $3,245.00. Sanitary Sewer: The existing home is proposed to remain; therefore no new sewer service is needed for Lot 1. A new 6" PVC sewer service to serve the new lot is shown. ,/ The new lot is subject to a system development charge (SOC) for sewer service. The SOC for sewer service is based on the size of the domestic water service. The current SOC for sewer service with a %" or 1" water main is $2,242.00. The new lot is subject to a Special Assessment District (SAD) fee. The site is located in the East Renton Interceptor SAD. The fee associated with this SAD is $316.S0. II. CONCLUSIONS: 1. The subject site is located in the Residential Medium Density (RMD) Comprehensive Plan designation and complies with the goals and policies established with this designation if all conditions of approval are met (see FOF 13). 2. The subject site is located in the Residential-S (R-S) zoning designation and complies with the zoning and development standards established with this designation provided the applicant complies with City Code and conditions of approval (see FOF 14). 3. The proposed short plat complies with the Residential Design and Open Space Standards provided the applicant complies with City Code and conditions of approval (see FOF 15). 4. The proposed short plat complies with the Critical Areas Regulations provided the applicant complies with City Code and Conditions of Approval (see FOF 16). 5. The proposed short plat complies with the subdivision regulations as established by City Code and state law provided all advisory notes and conditions are complied with (see FOF 17). 6. The proposed short plat complies with the street standards as established by City Code, provided the project complies with all advisory notes and conditions of approval contained herein (see FOF lS). 7. There are safe walking routes to the elementary school and bus stops (see FOF 19). S. There are adequate public services and facilities to accommodate the proposed short plat (see FOF 19). 9. The requested street modification meets the six (6) criteria to be considered in making a decision on a modification request as specified in RMC 4-9-250. The analysis of the proposal according to the criteria is found in the body of the staff report (see FOF lS). Admin Report Decision City of Renton Department of Community & Economic Development WIXOM SHORT PLA T December 30, 2016 I J. DECISION: Administrative Report & Decision LUA16-000718, SHPL-A, MOO Page 17 of 18 The Wixom Short Plat, File No. LUA16-000718, SHPL-A, MOD, as depicted in Exhibit 2, is approved and is subject to the following conditions: 1. The applicant shall obtain a demolition permit and complete a final inspection from the City for the removal of the carport and shed located on Lot 1 in order to comply with Residential-8 (R-8) minimum rear yard setback (20 feet) prior to final plat approval. 2. The applicant shall be limited to single loaded garage driveway cut, not to exceed nine feet (9') in width, at the property line along NE 5th Place to serve the existing single family home on Lot 1. The revised driveway curb cut shall be identified on the construction permit plan for review and approval by the City of Renton Current Planning Project Manager prior to construction permit approval. 3. The applicant shall submit a detailed landscape plan that complies with RMC 4-8-120D.12 at the time of utility construction permit application to the Current Planning Project Manager for review and approval. Landscaping within the right of way and landscaping within the 10-foot wide landscape strip shall be detailed on the landscape plan. On-site landscaping on Lot 1 must be installed prior to short plat recording. Landscaping on Lot 2 shall be reviewed at building permit and installed prior to final occupancy for the single family building permit. 4. The applicant shall submit a detailed landscape plan that complies with the minimum tree density requirements of both lots at the time of utility construction permit application to the Current Planning Project Manager for review and approval pursuant to RMC 4-4-1309.d prior to construction permit issuance. 5. The applicant shall install a curb ramp per WSDOT standards at the northern terminus of the sidewalk along the Edmonds Avenue NE frontage. The curb ramp direction shall be coordinated with the Plan Review Project Manager at the time of utility construction permit review. Final curb ramp design shall be reviewed and approved by the Plan Review Project Manager prior to construction permit issuance. 6. The applicant shall provide an updated Geotechnical Engineering Study that addresses content requirements outlined in RMC 4-8-1200, Table 18, and RMC 4-3-050, for review and approval prior to utility construction permit approval. If any additional conditions are recommended in the updated study, the project shall comply with the recommendations. DATE OF DECISION ON LAND USE ACTION: SIGNATURE: Jennifer Henning, Planning Director TRANSMITTED this 30th day af December, 2016 to the Owner/Applicant/Contact: Owner/Applicant: Janet Wixom & Rita Berg 6038 34th Avenue NE Seattle, WA 98115 Admin Report Decision Contact: Gary Berg 16458 SE 58th Place Bellevue, WA 98006 City of Renton Department of Community & Economic Development WIXOM SHORT PLA T December 30, 2016 TRANSMITTED this 30'h day af December, 2016 ta the Parties af Record: None TRANSMITTED this 30th day af December, 2016 to the following: Chip Vincent, CED Administrator Brianne Bonnworth, Development Engineering Manager Ian Fitz-James, Civil Engineer Vanessa Dolbee, Current Planning Monager Fire Marshal Administrative Report & Decision LUA16-00071B, SHPL-A, MOD Page 18 of 18 K. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERA TlON, & EXPIRATION: The administrative land use decision will become final if the decision is not appealed within 14 days of the decision date. APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing Examiner on or before 5:00 PM on January 13, 2017. An appeal ofthe decision must be filed within the 14- day appeal period (RCW 43.21.C.075(3); WAC 197-11-680), together with the required fee to the Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. RMC 4-8-110.B governs appeals to the Hearing Examiner and additional information regarding the appeal process may be obtained from the City Clerk's Office, (425) 430-6510. EXPIRATION: The administrative short plat decision will expire two (2) years from the date of decision. A single one (1) year extension may be requested pursuant to RMC 4-7-070.M. EXPIRATION: The Modification decision will expire two (2) years from the date of decision. A single one (1) year extension may be requested pursuant to RMC 4-9-250. RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened by the approval body. The approval body may modify his decision if material evidence not readily discoverable prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal within the 14-day appeal time frame. THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing through the Hearing Examiner. All communications are public record and this permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence in writing. Any violation of this doctrine could result in the invalidation of the appeal by the Court. Admin Report Decision ADVISORY NOTES TO APPLICANT LUA16-000718 ----,..",.....-.. Renton e ~~~~fffi~~~~,~~~ can as~r=~7 process. The City in support of a fee in lieu for the entirety of the northern Lot 2 frontage. The current fee In lieu is $101 per linear foot of frontage. The street modifiCation criteria and analysis below pertains only to the Edmonds Avenue NE frontage. To summarize, the applicant Is pursuing a modified collector arterial street section for the Edmonds Avenue NE street frontage. The modified collector arterial street section contains 32' of asphalt travel lanes with e 0.5' concrete curb and 5' concrete sidewalk along the eastern frontage and a 0.5' rolled asphalt curb and 5' asphalt walk along the western frontage. The proposal is comRlIant with the following modification criteria, pursuant to RMC 4 9 2500, if the condition of approval is met. Therefore, staff is recommending approval of the requested modification, subject to conditions as noted below: RECOMMENDED CONDITION 1. A curb ramp per WSDOT standardS Is installed at the northern terminus of the sidewalk along the Edmonds Avenue NE frontage. The curib ramp direction shall be coordinated with the Community and Economic Development (CEO) Project Manager at the time of utility construction permit review. Compliance Street Modification Criteria and Analysis Partially Complies a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives. Staff Comment: The Comprehensive Plan Land Use Element has applicable policies listed under a separate section labeled Promoting a Safe, Healthy, and Attractive Community. These policies address walkable neighborhoods, safety and shared uses. These policies address walkable neighborhoods, safety and shared uses. The intent of the policies is to promote new development with walkable places that support grid and flexible grid street and pathway patterns, and are visually attractive, safe, and healthy environments. The requested street modiflcation Is generally consistent with these policy guidelines. However, one specific policy does not support the modification request. This policy is Policy L 58 which states that the goal is to provide "complete street" that "locate planter strips between the curb and the sidewalk in order to provide separation between cars and pedestrians." b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability Intended by the Code requirements, based upon sound engineering judgment. Staff Comment: The City's Public Works Transportation section and Economic Development section have reviewed Edmonds Avenue NE and the surrounding area and have determined that a modified collector arterial street section is more suitable for the portion of Edmonds Avenue NE adjacent to the site. The determination was based on the fact that the roadway is directly adjacent to singte family residences and there Is insufficient space between the existing right of way and existing homes to expand the roadway section to meet the neighborhood collector arterial standards. c. Will not be injurious to other proper!y(ies) in the vicinity. Staff Comment: The modified collector arterial standards will meet the requirements for safe vehicular and pedestrian use within the right of way. d. Conforms to the Intent and purpose of the Code. Staff Comment: The modification provides a safe pedestrian route in and around the existing neighborhood. e. Can be shown to be justified and required for the use and situation intended; and Staff Comment: The revised street standards provide a safe design for vehicles and pedestrians. f. Will not create adverse impacts to other i in the vicinity. Staff Comment: There are no Identified this modification to modify Edmonds Avenue NE from a neighborhood collector Ran: December 3D, 2016 Page 4 of 4 ADVISORY NOTES TO APPLICANT LUA16-000718 ---------.. Renton ® PLAN· Planni Review· Land Use I lieu amount Is $101 per linear foot of frontage. The fee would apply for the entire Lot 2 frontage. 4. Per RMC 4 4 080, the maximum width of a single loaded garage driveway is g' and the maximum width of a double loaded garage driveway Is 16'. If a garage is not present, the maximum driveway width is 16'. Driveways shall not be closer than S' to any property line. S. No street lighting is required as the project is smaller than four residential units. 6. Paving and trench restoration within the City of Renton right of way shall comply with the City's Restoration and Overlay requirements. GENERAL COMMENTS 1. The SDCs listed are for 2016. The fees that are current at the time of the utility permit application will be levied. Please see the City of Renton website for current SDCs. 2. The survey and all civil plans shall conform to the current City of Renton survey and drafting standards. Current drafting standards can be found on the City of Renton website. 3. A final survey that is stamped and signed by the professional land surveyor of record will need to be provided. All existing utilities need to be surveyed and shown. Please reference COR Maps for mapping and records of existing utilities in the project vicinity. 4. Separate plan submittals will be required for construction permits for utility work and street Improvements. All plans shall be prepared by a licensed Civil Engineer in the State of Washington. S. When utility plans are complete please contact me to set up a plan Intake meeting. Please bring four (4) copies of the plans, two (2) of the drainage report, an electronic copy of each, the permit application, an ilemized cost of construction estimate, and application Erig'neerlng~iivleW'C.Qmm~nts .. ¢o.lJtllC;t:B!illrjij~lianD~a.i'!~:f:{2~43ci:1~9:f!?fut.hr)~~tih@r;'n.\Q!J~;~ii~;] Recommendations: street Modification Analysis: Pursuant to Renton Municipal Code .(RMC) 4 g 2S0D the applicant is requesting an Administrative Modification from RMC 4 6 060 Street Standards for Edmonds Avenue NE, a neighborhood collector arterial, and NE 5th Place, a residenlial access slreel, as part of Wixom Short Pial. The modificalion request is described below: Maintain the existing street section and right of way width along the site's Edmonds Avenue NE and NE 5th Place frontages. Background: Edmonds Avenue NE adjacent to the project site is classified as a neighborhood collector arterial. Per RMC 46 060, a neighborhood collector arterial shall have a right of way width of 83' with 30' of travel lanes (2 tanes) and 8' of parking on both sides of the road. A 0.5' curb, 8' planter strip, and 8' sidewalk are required on both sides of the pavement. Edmonds Avenue NE adjacent to the project site hes a righl of way width of 60' per the King County Assessor's Map. A right of way dedication of approximately 11 .5' would be required along the site's frontage to conform 10 RMC 4 6 060. The street section contains 32' of asphalt travel lanes with a 0.5" concrete curb and 5' concrete sidewalk along the eastern frontage and a 0.5' rolled asphalt curb and 5' asphalt walk along the western frontage. The concrete sidewalk's northem limit coincides with an extension of the northern property line. A 4' concrete sidewalk that is at the same elevation as the asphalt roadway begins adjacent to the pavement section approximately 250' north of the site. The concrete sidewalk adjacent to the curb extends approximately 100' south of the site where a 3' planter begins between the curb and sidewalk. The existing residence at 532 Edmonds Avenue NE is approximately 62' from the edge of right of way. However numerous homes north and south of the site along the eastem frontage of Edmonds Avenue NE are wilh 20' of the current right of way limits. NE 5th Place adjacent to Lot 2 is classified as a residential access street. Per RMC 4 6 060, a residential access street shall have a right of way width of 53' with 20' of travel lanes (2 lanes) and 6' of parking on one side of the road. A 0.5' curb, 8' planter strip, and 8' sidewalk are required on both sides of the pavement. NE 5th Place adjacent to Lot 2 has a right of way width of at least 51' per the King County Assessor's Map and site survey prepared by Hansen Surveying and Consulting. The right of way width expands from east to west due to the curve in NE 5th Place prior to the intersection with Edmonds Avenue NE approximalely 215' north of the site. There Is an alley off of NE 51h Place that continues directly west from the curve In NE 5th Place to form a perpendicular intersection with Edmonds Avenue NE. The existing residence at 532 Edmonds Avenue NE (Lot 1) takes access from this alley. The northern frontage of Lot 1 Is considered alley frontage. The residence at 532 Edmonds Avenue NE Is the only residence that takes access from this alley. Right of way width along the alley frontage is 50' per the King County Assessor's Map. Also per Ihe Assessor's Map, the triangular parcel of land that exists between the curved portion of NE 5th Place and the alley is of unknown ownership. The NE 5th Place street section consists of 28' of asphalt travel lanes and a 4' concrete sidewalk that Is at the same elevation of the roadway along the northem frontage. The alley street section consists of approximately a 12' travel lane. Per RMC 4 6 060, a residential alley streel section requires a 12' pavement width with no curbs, planters, or sidewalks. The current alley meets these standards. Therefore, no street modification is needed for the Lot 1 alley frontage. Lot 2 Is considered to front NE 5th Place Ran: December 30,2016 Page 3 of 4 ADVISORY NOTES TO APPLICANT LUA16-000718 ----~ ... Renton ® service line and meter is $3,310.00. The new lot is subject to a system development charge (SDC) for water service. water service with a 3/4" or 1" meter is $3,245.00. SEWER COMMENTS 1. Since the existing home will remain, no new sewer service Is needed for that lot. A new 6" PVC sewer service to serve the new lot is shown. 2. The new lot is subject to a system development charge (SDC) for sewer service. The SDC for sewer service is based on the size of the domestic water service. The current SOC for sewer service with a 3/4" or 1" water meter is $2,242.00. 3. The new lot is subject to a Special Assessment District (SAD) fee. The site Is located in the East Renton Interceptor SAD. The fee associated with this SAD is S316.80. STORM DRAINAGE COMMENTS 1. A Preliminary Drainage Plan and Technical Information Report (TIR) completed by Offe Engineers were submitted to the City on September 13, 2016. The site is located in the City's Peak Rate Flow Control Standard (Existing Site Conditions). The site is located in the East Lake Washington basin. The project qualifies for Small Project Drainage Review. The project proposes full infiltration for all roof runoff to comply with the Small Lot BMP requirements. The new lot is proposed to have an area of 4,541 square feet with 3,500 square feet of Impervious surface. This would create an impervious surface coverage of 77.1 %. Per RMC 4 2 110A, the maximum Impervious lot coverage in the R 8 zone is 65%. 2. Effective January 2,2017, the City of Renton will be adopting a new stormwater manual which will be based on the 2016 King County Surface Water Design Manual. All projects vested after January 2,2017 will be subject to these new stonnwater requirements. Please refer to RMC 4 1 045 for information regarding project vesting. 3. A geotechnical report evaluating soil conditions for storm water retention was submitted with the TIR. The geotechnical report was also completed by Offe Engineers. Offe Engineers evaluated onsite soils for infiltration using the "falling head percolation test" with test holes 6' in depth. The soils consisted of well drained medium sands with measured infiltration rates of over 30· per hour. The report concludes that the site can use full infiltration for a flow control BMP. 4. No drainage Improvements along the Edmonds Avenue NE or NE 5th Place street frontages were proposed. 5. The development is subject to stormwater system development charges (SOC). The current SOC is $1 ,485.00 per lot. The SOC fee will only apply to the new lot. TRANSPORTATION /STREET COMMENTS 1. The project is subject to a transportation impact fee. The current transportation impact fee is $2,951.17 per single family home. The transportation impact fee will only apply to the new lot. 2. NE 5th Place is classified as a residential access street. Per RMC 4 6 060, the minimum right of way width for a residential access street is 53'. The minimum paved roadway width is 26' including 20' of travel lanes (2 lanes) and 6' of parking on one side. A 0.5' curb, 8' planter, and 5' sidewalk are required. The King County Assessor's Map shows a minimum current right of way width of approximately 51' at the site's eastern boundary. The amount of current right of way along the NE 5th Place frontage Increases as you go from east to west across the project frontage due to a curve in NE 5th Place. Along the western portion of the frontage, the approximate right of way width Is 50' due to a parcel of unknown ownership separating two right of way paths for NE 5th Place and the alley extension of NE 5th Place. Edmonds Avenue NE is classified as a residential collector street. Per RMC 4 6 060, the minimum right of way width for a residential collector street with 2 lanes is 83'. The minimum paved roadway width is 30' of travel lanes (2 lanes) and 8' of parking on both sides. A 0.5' curb, 8' planter, and 5' sidewalk are required. The King County Assessor's Map shows a current right of way width of approximately 60'. 3. The applicant submitted a fonnal modification request dated September 8,2016 for modification of street standard on both the NE 5th Place and Edmonds Avenue NE frontages. The applicant is requesting to keep the adjacent street frontages in their current condition as part of this project. No street frontage improvements or right of way dedication are proposed. a. City staff is recommending approval of the applicant's modification request with the condition that a curb ramp per WSDOT standards is Installed at the northern terminus of the sidewalk along the Edmonds Avenue NE frontage. Please see the fonnal response to the modification request for more infonnation on the approval. . Ran: December 30, 2016 Page 2 of 4 ADVISORY NOTES TO APPLICANT LUA16-000718 Application Date: September 13,2016 Name: Wixom Short Plat Site Address: 532 Edmonds Ave NE Renton, WA 98056-3636 PLAN -Planning Review -Land Use Version 1 I December 23, 2016 Recommendations: Dt:;!"AR_'. ~t:N' Ot-CUMMUN' , Y AND ECONOMIC DEVELOPMENT M E M 0 RAN DUM DATE: October 17, 2016 TO: Mona Davis, Senior Planner FROM: Ian Fltz James, Civil Plan Reviewer SUBJECT: Utility and Transportation Comments for Wixom Short Plat LUA 16 000718 I have reviewed the application for Wixom Short Plat located at 532 Edmonds Avenue NE and have the following comments. EXISTING CONDITIONS The site is approximately 0.37 acres in size and is rectangular In shape. The site contains an existing single family residence and associated landscaping and lawn areas. WATER: Water service is provided by the City of Renton. The site is in the Highlands service area in the 435' hydraulic·pressure zone. The approximate static water pressure is 65 psi at a ground elevation of 286'. There is an existing 8" water main north of the site in NE 5th Place. Reference Project File WTR2703673 In COR Maps for record drawings. Thene is also an existing 16" water main west of the site in Edmonds Avenue NE. Reference Project File WTR2700241 in COR Maps for record drawings. There are two existing fire hydrants in the site vicinity. One is located approximately 90' northwest of the site's northwest corner along the western frontage of Edmonds Avenue NE (COR Facility ID: HYD NE 00277). The other Is located approximately 165' northeast olthe site's northeast corner along the northern frontage of NE 5th Place (COR Facility ID: HYD NE 00790). The existing home is served by an existing 1" water service. SEWER: Sewer service Is provided by the City of Renton. There is an existing 12" PVC sewer flowing east to west/northwest north of the site in NE 5th Place. Reference Project File WWP2702041 in COR Maps for record drawings. The existing home is served by an existing concrete rubber gasket sewer service. STORM DRAINGE: There is an existing 24" storm drain flowing east to west/northwest north of the site in NE 5th Place. There is no storm drainage infrastructure north of the site in the alley or west of the site along the Edmonds Avenue NE frontage. Drainage from the site either infiltrates or sheet flows to the west. Drainage that makes It to the Edmonds Avenue NE is directed south by a shallow ditch along the eastern frontage of Edmonds Avenue NE. STREETS: NE 5th Place is classified as a residential access street. The NE 5th Place street section consists of a pavement width of 28' with a traveliane in each direction (east and west). A 4' concrete sidewalk at the same grade of the street is located along the northern street frontage. The alley extension from NE 5th Place contains an asphalt travel surface of approximately 12'. Edmonds Avenue NE is classified as a residential collector street. The Edmonds Avenue NE street section consists of a pavement width of 32' with a travel lane in each direction (north and south). A rolled asphalt curb with a 6' asphalt walk is located along the western street frontage. A concrete curb with 5' concrete sidewalk Is located along the eastern street frontage. WATER COMMENTS 1. Since the existing home will remain, no new water service is needed for that lot. A new water service to serve the new lot is shown. The new service shall be 1". Exhibit Ran: December 30, 2016 12 Page 1 of4 same way. This issue is only for one infill lot. Edmonds Ave improvements as is are adequate for access to the short plat and traffic along Edmonds Ave NE f. Other properties will not be adversely impacted since NE 5th St at this location only serves the subject property and the improvements on Edmonds Ave NE will match adjacent improvements and provide adequate access by foot and auto. Please review the application and if additional information is needed or if you have any questions please contact us. Thank You: IimHanson . 17446 Mallard Cove Lane, Mt Vernon WA 98274. 360-422-5056. j,h!!~_~Q!!@!l:Qmj~r&Qm September 8, 2016 Jennifer Henning lOSS So Grady Way Renton W A 98057 Attn: Jan lilian J. HANSON CONSULTING LLC Subject: Modification for off-site improvements on NE 5th ST. And Edmonds Ave NE Dear Mrs. Henning: We are applying for a Modification for curbs, gutters, sidewalks, paving and street drainage along NE 5th ST. and Edmonds Ave NE, Wixom Short Plat. No such improvements are now existing along NE 5 ST. Edmonds Ave Ne has existing 36 foot paved asphalt with curb and gutter and 5 foot sidewalk which matches the rest of Edmonds Ave. We wish to keep the street improvements as is since NE 5th St only serves the subject property and is adequate. The improvements on Edmonds Ave NE matches the other improvements along Edmonds. RMC Section 4-9-060 allows for a Modification for street improvements under special conditions. Justification for the Modification is as follows: a. NE 5 St now provides adequate facilities for access both for emergency services and residents. NE 5th street has no curbs, gutters, sidewalks or storm drainage on the south side or on NE 5th PI. NE 5th St at this location only serves for access to. the subject property. The main street used is NE5th PI which is adjacent to NE 5 th St. Edmonds Ave has existing curb, gutter and sidewalk which are adequate for use in the area. The other improvements along Edmonds match the existing improvements fronting the subject property. b. Will meet safety, function and appearance requirements for an infilliot on a basic residential street. Construction of full street improvements will create a safety and appearance problem since the street improvements will be significantly different than all other properties on NE 5h At or other streets in the area. The existing improvements along Edmonds Ae NE meet safety, function and appearance requirements. c. The proposal will not be injurious to other properties in the vicinity since NE 5th ST at this location only serves the subject property. Edmonds Ave NE improvements left as is will not be injurious to other properties since they all have the same improvements fronting their property. d. Will conform to the intent of the code by providing adequate access to one new lot and keeping use full improvements along Edmonds Ave NE. e. Leaving the street improvements as they are plus landscaping is justified since all other lots along NE 5th ST and NE 5th PL on the south side are developed in the 17446 Mallard Cove Lane, Mt Vernon WA 98274. 360-422-5056. jchansQrl@fronticr.com. Exhibit 11 ,---------------------------------------------------------------------------------------- Wixom Short Plat 532 Edmonds Avenue NE 25ingle Family Residence CONSTRUCTION MITIGA TION Proposed Construction Dates (begin and end dates): Start of construction is proposed for the fall of 2016 with the demolition of existing carport and shed. The installation of the utilities (services) for the second lot is proposed to occur shortly after the demolition of the existing features. Hours and days of operation: 7:30 am to 3:30 pm, Monday through Friday or as otherwise allowed by City of Renton. Proposed Hauling/ Transportation routes: Materials and labor to the Site are proposed off of NE 5'h • Place onto the proposed new Lot 2. Parking and material storage will occur on the northerly side of the proposed Lot 2. The demolition and haul off of the existing carport and shed will be from NE 5th Place. No excavation or fill material is necessary to provide the utility services for Lot 2. Measures to minimize construction activities: All construction activities are proposed to be on the north side of Lot 2 and the removal the demolition of the existing features. The utilities services for Lot 2 will be from the existing utilities within NE 5th Place which are located along the frontage (and on the same side of the street) of Lot 2. There is no plan at this time to disturb traffic on NE 5th Place to install the utilities. Special hours: No special hours are necessary to complete construction. Preliminary Traffic Control Plan: No traffic control is necessary to ~rovide the utility connections for proposed Lot 2. There is no plan to be within the traffic lanes on NE 5' Place. Exhibit 10 Zoning Map Book Black & White Community & Economic Development Planning· Technical Services Produced by: MriDnll A. Abramo~ictl, GtS Analyst Date: 12/1612015 ~ , • , I , . ~ .... 04 T23N R5E W 112 o 100 200 -Feet 400 600 000 Reference Scale: 1:7,:00 7'/11. d(K!.'rlmt I~ II grep/lk; I~~m~'~msl'lr.:lI!, I)oi fIIllII1Il!i?ed ill /""""y,o;:<:J..fitl:y ,,,,dW h&$""~" /"., l"'sli,~('J(,,~,bM '!o:>iJ"bl!! itt ",'j1lf tf.aro srown Tlti'!II~ il in:er~d fe! Citydl!pi8'/ i!"'IP,13Ull;l¥ 1.000 i E5W IEX~ibitl 28 09 T23N R5E W 112 July 27, 2016 City of Renton Development Services Division 1055 South Grady Way, 6th Floor Renton, Washington 98057 RE: Developer Letter of Understanding Geologic Risk Wixom Short Plat 532 Edmonds Avenue NE PRE 16-000344 This letter acknowledges that we, the owners, of the property referenced above may contain areas of geological hazards. As the developer, we hereby acknowledge, understand and accept the risk of developing In an area of possible unstable soils. We will advise, in writing of this potential risk, to any prospective purchasers of the site, or any prospective purchasers of structures or portions of structures on the Site, of the possible geological hazards on the property. Respectfully, Name: Title: Based upon the site exploration, geologic research, and falling head tests, the onsite soils are well drained, medium sands. These soils are adequate to provide "full infiltration type storm water mitigation" in accordance with Appendix C.2.2 of the 2010 City of Renton Amendments to the King County Surface Design Manual. The soils on the proposed new lot are classified as medium sands in accordance with the Manual. The field measured percolation rate ranges from 30-36 inches per hour. The maximum percolation (Infiltration) rate for medium sands, per the Manual, is 12 inches per hour. Please feel free to call or email me if you have any questions. Off. Engineers, PLLC Darrell.offe@comcast.nel 13932 SE 1591h Place Renton, Washington 98058 OFFE ENGINEERS, PLLC July 22, 2016 Mr. Gary Berg 532 Edmonds Avenue NE Renton, Washington 98059 Re: Geotechnical Report Soil Evaluation for Storm Water Discharge Proposed Residential Development 532 Edmonds Avenue NE Renton, Washington Dear Mr. Berg, This report provides an evaluation of the onsite soils and. "falling head percolation test" results for the subject property. This report can be used to size onsite storm water infiltration for the new (easterly) lot within your proposed short plat. The proposed development on the subject property is to create a second lot on the eastside of the property and retain the existing house ona separate lot to the west. Soil Properties/Percolation Testing The soils on the subject property have been identified by Soil Survey Map, City of Renton (Reference ll-C) and the Soils Conservation Service (SCS) (1973) map, as Indianola Series Soils (InA). Indianola Series Soils are characterized as being well drained; permeability is rapid, erosion hazard slight, and suitable for urban development. In July 2016 the property was visited with a small excavator to dig test holes. The two test holes were excavated on the proposed new lot (to the east of the existing house). Each hole was excavated to 6 feet and a "falling head percolation test" performed in the bottom. The test results are as follows: Exploration Test Results Falling Head Test Holes Soils Characteristics Time to drain hole 12 minutes Measured rate= 30"/hour #1 Top soil/sod -2" (thin layer of sod -dry) Dry, tan, loose sands and silts -18" #2 Orre Eng;neers, PLLC Darrell.offe@comcast.net 13932 SE 159th Place MOist, light brown, firm medium sands -72" No groundwater in bottom of excavation No molting found within excavation Top soil/sod -2" (dry-dusty) 10 minutes Dry, tan, loose sands -22" Measured rate=36"/hour MOist, compact, light brown medium sands -72" No groundwater in bottom of excavation ffi No molting found within excavation EX~ibit Renton, Washington 98058 IN WITNESS WHEREOF, this Declamtion of Covenant for the Maintenance and Inspection of Flow Control BMPs is executed this __ day of ________ -'' 20 __ . GRANTOR, owner of the Property GRANTOR, owner of the Property STATE OF WASHINGTON ) COUNTY OF KrNG )ss. On this day personally appeared before me: __________________ ~, to me known 10 be the individUaI(s) described in and who executed the within and foregoing instrument and acknowledged that they signed the same as their free and voluntary act and deed, for the lIses and purposes therein stated. Given under my hand and official seal this __ day of _________ ., 20 __ . Pri nted name Notary Public in and for the State of Washington, residing at My appointment expires _________ _ passed, the Owners shall allow the City access to re-inspect the BMPs unless an engineer's report has been provided verifying completion of the Work. If the work is not completed properly within the time frame set by the City, the City may initiate an enforcement action. Failure to properly maintain the BMPs is a violation of RMC 4-6-030 and may subject the Owners to enforcement under the RMCI-3, includitlg fines and penalties. S. Apart from performing routine landscape maintenance, the Owners are hereby required to obtain written approval from the City or Renton before performing any alterations or modifications to the BMPs. 6. Any notice or approval required to be given by one party to. the other under the provisions of this Declaration of Covenant shall he effective upon personal delivery to the other party, or after three (3) daysirom the date that the notice or approval is mailed with delivery confirmationto the current address on record with each Party. The parties shall notifY each other of any change to their addresses. 7. ·This Declaration orCovenant is intended to promote the efficienland effective management of surface water drainage on the Property, and it shall inure to the benefit of all the citizens of the City of Renton and its successors and assigns. This Declaration of Covenant shall run with lhe land and be binding upon Grantor(s), and Grantor's(s') successors in interest and assigns. 8. This Declaration of Covenant may be terminated by execution of a written agreement by the Owners and the City of Renton that is recorded by King County in itHeDI property records. covenants(covenant) with City or Renton, a political subdivision of the state of Washington, that hc/shc(they) will observe, consent to, and abide by the conditions and obligations set forth and described in Paragraphs 1 through 8 below with regard to the Property. Grantor(s) hereby grants(t,'1"llnt), covenants(covenant), and agrees(agree) as follows: I. Grantor(s) or hislher(their) successors in interest and assigns ("Owners") shall retain, uphold, and protect the stormwater management devices, features, pathways. limits, and restrictions, known as flow control best management practices ("BMPs"), shown on the approved Flow Control BMP Site Plan for the Property attached hereto and incorporated herein as Exhibit A. 2. The Owners shall at their own cost, operate, maintain, and keep in good repair, the Property's BMPs as described in the approved Design and Maintenance Details for each BMP attached hereto and incorporated herein as Exhibit B. 3. City or Renton shall provide at least 30 days written notice to the Owners that entty on the Property is planned tbr the inspection of the BMPs. After the 30 days, the Owners shall allow the City of Renton to enter for the sole purpose of inspecting the BMPs. In lieu of inspection by the City, the Owners may elect to engage a licensed civil engineer registered in the state of Washington who has expertise in drainage to inspect the BMPs and provide a written report describing their condition. If the engineer option is chosen, the Owners shall provide written notice to the City of Renton withintifteen days of receiving the City's notice of inspection. Within 30 days of giving this notice, the Owners, or the engineer on behalf of the Owners, shall provide the enginee~s report to the City of Renton. If the report is not provided in a timely manner as specified above, the City of Renton may inspect the BMPs without further notice. 4. If the City determines from its inspection, or from an cnginee~s report provided in accordance with Paragraph 3, that maintenance, repair, restoration, andlor mitigalion work is required for the BMPs, The City shall notify the Owners of the specific maintenance, rcpair,. restoration, andlor mitigation work (Work) required under RMC 4-6-030. The City shall also set a rea,onable deadline for completing the Work or providing an engineer's report that verifies completion of the Work. After the deadline has RECORDING REQUESTED BY AND WHEN RECORDED MAIL TO: CITY CLERK'S OFFICE CITY OF RENTON 1055 SOUTH GRADY WAY RENTON, W A 98057 DECLARATION OF COVENANT FOR MAINTENANCE AND INSP.ECTION OF FLOW CONTROL BMPS Grantor: _____________ _ Grantee: City of Renton Legal Description: ____________ ~ _____________ _ Additional Legal(s) on: __ ~ ______________________ _ Assessor's Tax ParceIID#: ________________________ _ IN CONSIDERATION of the approved City of Renton(check one of the following) Q residential building pennit, Q commercial building pennit, Q clearing and grading pennit, Q subdivision pennit, or Q short subdivision permit for Application File No. LUAJS WP ________ relating to lhe real property ("Property") described above, the Grantor(s), the owner(s) in fcc of that Property, hereby C.Z.Z FULL INFU;lRAI10N FIGURE C.2.2.C TYPICAL DRYWELL lNFILTRATION SYSTEM House / Roof Downspout Roof Downspout -+ How Roof Downspout House' rOverHow ""I , Splash Block -+ flow Fine Mesh Screen DRY WELL PLAN VIEW NTS Catch Basin (Yard Drain) Min.4"dia. PVC Pipe Sides of Hole Lined with Filter Fabric o 48 Inch Diameter Hole Filled with 1'/2-3" Washed Drain Rock Mark Center of Hole with 1" Capped PVC or Other means Rush with Surface Varies ~-------------------lSmin.----------------~~~~ 2009 Surface Wa1.er Design Manual -APJ'X-'t1dix C DRY WELL SECTION NTS C-47 Min. I' above Seasonal High Groundwater Table t WI2009 .... ; ./ I' I I ; , , " ; ! ~ oj" i ! /, ", '. ' ::r::. .""" E-< 1O :.J .• ;'" i i i " If; " I \ \ I , I , \ , a N .... ~ . . ~-.. ". .". ) ! \ '" .0S G':; f" _,-,j \u. ~~i £; ~\ -_...,L __ _ 3H-3:flN-aAV--SG-N0WG3: ____ .1.-•.• ____ ._ •• . r.",,,~,,,,,, __ ,,, I .. l '.,".~", ',itC" ,)W . ~ ·';~':.j4th.$t ,".if ,'~ , I SNoil Survey Reference 11-C w61ll:l, o~=--== ___ ~2 ~ _ Miles , Oate: 0110912014 ~~~~~~~~~~~~~~~~~~~------------- Based upon the site exploration, geologic research, and falling head tests, the onsite soils are well drained, medium sands. These soils are adequate to provide "full infiltration type storm water mitigation" in accordance with Appendix C.2.2 of the 2010 City of Renton Amendments to the King County Surface Design Manual. The soils on the proposed new lot are classified as medium sands in accordance with the Manual. The field measured percolation rate ranges from 30-36 inches per hour. The maximum percolation (infiltration) rate for medium sands, per the Manual, is 12 inches per hour. Please feel free to call or email me if you have any questions, ~<e!l'Qfds r o1!i~, '/~Y" Principal Offe Engineers, PLLC Darrell.offe@comcast.net 13932 SE 159th Place Renton, Washington 98058 OFFE ENGINEERS, PLLC July 22, 2016 Mr. Gary Berg 532 Edmonds Avenue NE Renton, Washington 98059 Re: Soil Evaluation for Storm Water Discharge Proposed Residential Development 532 Edmonds Avenue NE Renton, Washington Dear Mr. Berg, This report provides an evaluation of the onsite soils and "falling head percolation test" results for the subject property. This report can be used to size onsite storm water infiltration for the new (easterly) lot within your proposed short plat. The proposed development on the subject property is to create a second lot on the east side of the property and retain the existing house on a separate lot to the west. Soil Properties/Percolation Testing The soils on the subject property have been identified by Soil Survey Map, City of Renton (Reference ll-C) and the Soils Conservation Service (SCS) (1973) map, as Indianola Series Soils (InA). Indianola Series Soils are characterized as being well drained; permeability is rapid, erosion hazard Slight, and suitable for urban development. In July 2016 the property was visited with a small excavator to dig test holes. The two test holes were excavated on the proposed new lot (to the east of the existing house). Each hole was excavated to 6 feet and a "falling head percolation test" performed in the bottom. The test results are as follows: Exploration Test Results Test Holes Soils Characteristics #1 Top soil/sod -2" (thin layer of sad -dry) Dry, tan, loose sands and silts -18" MOist, light brown, firm medium sands -72" No groundwater in bottom of excavation No molting found within excavation Falling Head lime to drain hole 12 minutes Measured rate= 30"/hour #2 Top soil/sod -2" (dry-dusty) 10 minutes Offe Engineers, PLLe Darrell.otfe@comcast.net Dry, tan, loose sands -22" Measured rate=36"/hour Moist, compact, light brown medium sands -72" No groundwater in bottom of excavation No molting found within excavation 13932 SE 159'h Place Renton, Washington 98058 ----------------------------- Wixom Short Plat 532 Edmonds Avenue NE Renton, Washington 98056 PRE 16-000344 DRAINAGE REPORT August 1, 2016 Prepared for: Gary Berg Via email: gary.bera@salinasconcrete.com Prepared by: Offe Engineers, PLLC Darrell Offe, P.E. 13932 SE 159th Place Renton, Washington 98058-7832 (425) 260-3412 office darre//.offe(ii)comcast.net , I I ]IJ'IJ,-- \ .... \'''''' -,---'-' -" --- \ II " " • Vll,1l0C ! ~lii?Z~ I ),!-.,;;; ; :B;~ i ~~~~ , ~~§~ ! ~o~g F"'c Z C~~ ; iii 8M :ga·~ ig~ ow ;:1~O ~~g 0·· ... cn i;~8 ~~ ~~o OM' .~ 0 • WIXOM SHORT PLAT PRE16-000344 , • n'l Ii I I • , ! ! , ' Ii ;; ' II P , l~~ 1 h! c' , ~ • hI , , , ! , j I am CITY OF ~ RENTON I' -----~\. § ~\·-:a:-----------~ <; - ----------------------- LAKEVIEW AVE (VACATED) TREE RETENTION SURVEY " WIXOM SHORT PLAT roo GARY BERG HANSEN SURVEYING & CONSULTING ".,..II1T'I~U£ .... --,,-....- .a.OOtIIII_ ...... c ... 532 E:DMONOS AVE: NE RENTON. 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WIIH ll£ lNt1 M 90N ON n6 _ !'\.AT. co,,, co,,, "", WT AREAS II,5Ol-4 U". OIl cue.. J(:R($ +-/- 4541.4 SF. OR 0.104 N.:R£S +/- Te.D44.a Sf. OR 0" #C:R£S +/- ADDRESS TABLE , P;; sit £DYOHOS If(f. NE.~-W'" _I SUBJECT PROPERTY ~ r··· -_.--.~ DEHSItT f'ROroSED 5.43 00/1Cif£ 00G1Y ~ lIT ZOI£ a.o DU/JCRE G PORTIO};' OF: CITY OF RENTON IlO'MlMDfT OF P\BX WOIIIG ~"" __ OAYC'IF .~ mY OF RDmJPI ADI&MISI'IWOII. IlEI'MnIEJfr Of' PlB.JC lIONCS COUNTY DEPAR11(ENT OF ASSESSMENTS NID N'f'fICNED MS _ !MY OF 20..-. ~""""--""""'-RECORDING NO. S1f 1/4, S1I" 1/4, SEC. 9, TWP. 23 N., RGE. 5 E., lUL -------------------------------------, DEPARTMENT OF COMMIIiTY AND ECONOMIC DEVELOPMENT -----,.,,-.. ften ton 8 A. ADMINISTRATIVE REPORT & DECISION DECISION: o APPROVED DENIED REPORT DATE : March 10, 2016 Project Name : Merritt Short Plat I:8J APPROVED SUBJECT TO CONDITIONS o Owner/Applicant/Contact: Michael and Cynthia Merritt, 2505 Lyons Avenue NE, Renton, WA 98059 File Number: LUA16-000022, SHPL-A Project Manager: Jill Ding, Senior Planner Project Summary: The applicant is requesting preliminary short plat approval for the subdivision of an existing 210,567 square foot (4 .83 acre) site into 5 lots and 3 tracts (Tracts A, B, and C). The project site is located within the Residential-1 (R-1) zone and the May Valley Urban Separator. The proposed lots would have areas of: 14,822 sq . ft. (Lot 1), 14,252 sq . ft . (Lot 2), 16,188 sq. ft. (Lot 3), 23,664 sq. ft . (Lot 4), and 27 ,378 sq . ft . (Lot 5). Tract A is proposed as an open space tract, Tract B is proposed as an irrigation pump house tract, Tract C is proposed as a shared driveway. Access to the proposed lots would be provided via a 26-foot wide shared driveway (Tract C), which terminates in a hammerhead turnaround . An existing single family residence is proposed to remain on Lot 4, the existing asphalt driveway serving Lot 4 would be removed as part of the short plat development, and a new access driveway would be provided off of the proposed shared driveway (Tract C). Sensitive slopes (slopes with grades between 25 and 40 percent) and a high erosion hazard area are mapped on the project site . Project Location : 2505 Lyons Avenue NE Site Area: 210,567 square feet (4 .83 acres) Project Location Map Admin Report City of Renton Department of com_ty & Economic Development MERRITT SHORT PLAT • Administrative Report & Decision WA16-000022 March 10, 2016 Page 2 of 18 I B_ EXHIBITS: Exhibit 1: Staff Report Exhibit 2: Short Plat Plan Exhibit 3: Landscape Plan Exhibit 4: Arborist Report Exhibit 5: Tree Removal Plan Exhibit 6: Drainage Report, prepared by Offe Engineers, PLLC (November 20, 2015) Exhibit 7: Conceptual Drainage/Utilities Plan Exhibit 8: Conceptual Grading Plan Exhibit 9: Geotechnical Services Report, prepared by Gary A. Flowers, PLLC (date October 22,2015) Exhibit 10: Public Comment email from Betsy Reamy Exhibit 11: Public Comment emails and letter from Claudia Donnelly Exhibit 12: Staff Response to Betsy Reamy Exhibit 13: Staff Response to Claudia Donnelly Exhibit 14: Building Height Code Interpretation (CI-73) Exhibit 15: Tree Retention Worksheet Exhibit 16: Advisory Notes to Applicant I C. GENERALINFORMATION: 1. Owner(s) of Record: 2. 20ning Classification: 3. Comprehensive Plan land Use Designation: 4. Existing Site Use: 5. Critical Areas: 6. Neighborhood Characteristics: a. North: Single Family Residential, R-l b. East: Single Family Residential, R-l c. South: Single Family Residential, R-l d. West: Single Family Residential, R-l 6. Site Area: 4.83 acres ! D. HISTORICAL/BACKGROUND: Land Use File No. Admin Report Michael and Cynthia Merritt 2505 Lyons Avenue NE Renton, WA 98059 Residential-1 (R-1), May Valley Urban Separator Residential Low Density (LD) Existing single family residence (proposed to remain), two sheds (one to remain and one to be removed), and a pump house (proposed to remain). Sensitive slopes and a high erosion hazard area are mapped on the project site. Ordinance No. City of Renton Department of comW'ty & Economic Development MERRITT SHORT PLAT March 10, 2016 Comprehensive Plan Zoning Annexation I E-PUBLIC SERVICES: L Existing Utilities N/A N/A N/A 5758 5758 5142 a. Water: Water service will be provided by the Water District 90. • Administrative Report & Decision LUA16-000022 Page 3 of 18 06/22/2015 06/22/2015 06/01/2005 b. Sewer: Sewer service is provided by the City of Renton. There is an existing' sewer main in Lyons Avenue NE. c. Surface/Storm Water: There are stormwater mains located in Lyons Avenue NE fronting the subject property. Z_ Streets: The subject property fronts on Lyons Avenue NE, which is classified as a residential access street. 3_ Fire Protection: City of Renton Fire Department F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter Z land Use Districts a. Section 4-2-020: Purpose and Intent of Zoning Districts b. Section 4-2-070: Zoning Use Table c. Section 4-2-110: Residential Development Standards d. Section 4-2-115: Residential Design and Open Space Standards 2. Chapter 3 Environmental Regulations a. Section 4-3-050: Critical Area Regulations 3. Chapter 4 Property Development Standards 4. Chapter 6 Streets and Utility Standards a. Section 4-6-060: Street Standards 5. Chapter 7 Subdivision Regulations a. Section 4-7-070: Detailed Procedures for Short Subdivision 6. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element I H. FINDINGS OF FACT (FOF): 1. The Planning Division of the City of Renton accepted the above master application for review on January 14, 2016 and determined the application complete on January 28, 2016. The project complies with the 120-day review period. 2. The project site is located at 2505 Lyons Avenue NE. Admin Report L-_________________________________________________________________ _ City of Renton Department of comW"tY & Economic Development MERRITT SHORT PLAT • Administrative Report & Decision LUA16-000022 March 10, 2016 Page 4 of 18 3. The project site is currently developed with an existing single family residence (proposed to remain), two sheds (one to remain and one to be removed), and a pump house (proposed to remain). 4. Access to the site would be provided via a new 26-foot wide shared driveway off of Lyons Avenue NE. 5. The property is located within the Residential Low Density (LD) Comprehensive Plan land use designation. 6. The site is located within the Residential-1 (R-1) zoning classification and the May Valley Urban Separator. 7. There are approximately 64 trees located within the proposed development area of Lots 1-5. All but 5 of these trees will be removed as part of the development of the short plat. In addition, there are well over 100 trees (75+ over 12 inches in calier) within the proposed open space tract (Tract A) that would be retained as part of the development of the short plat. 8. The site is mapped with sensitive slopes and a high erosion hazard area. 9. Approximately 785 cubic yards of material would be cut on site and approximately 115 cubic yards of fill is proposed to be brought into the site. 10. The applicant is proposing to begin construction in winter/spring of 2016 and end in summer/fall of 2016. 11. Staff received two public comment letters (Exhibits 10 & 11). To address public comments the following report contains analysis related to drainage, tree retention, density, and lot size. 12. 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. 13. Comprehensive Plan Compliance: The site is designated Residential Low Density (LD) on the City's Comprehensive Plan Map. Lands constrained by sensitive areas, those intended to provide transition to the rural area, or those appropriate for larger lot housing are placed within the Residential Low Density land use designation to allow for a range of lifestyles. The proposal is compliant with the following Comprehensive Plan Goals and Policies if ~ conditions of approval are met: Compliance Comprehensive Plan Analysis "". Policy L-3: Encourage infill development of single-family units as a means to meet growth targets and provide new housing. Goal L-I: Utilize multiple strategies to accommodate residential growth, including: • Development of new single-family neighborhoods on large tracts of land outside the City Center, "". • Development of new multi-family and mixed-use in the City Center and in the Residential High Density and Commercial Mixed Use designations, and • Infill development on vacant and underutilized land in established neighborhoods and multi-family areas. "". Goal L-T: Create a functioning and exemplary urban forest that is managed at optimum levels for canopy, health, and diversity. "". Policy L-25: Manage urban forests to maximize ecosystem services such as stormwater management, air quality, aquifer recharge, other ecosystem services, and wildlife Admin Report ----------------------------------------------------- City of Renton Department of com.ity & Economic Development MERRITT SHORT PLAT • Administrative Report & Decision WA16-000022 March 10, 2016 Page 5 of 18 habitat . .I" Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new development is designed to be functional and attractive . .I" Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas and neighborhoods through quality design and development. .I" Policy L-49: Address privacy and quality of life for existing residents by considering scale and context in infill project design . .I" Policy L-S6: Preserve natural landforms, vegetation, distinctive stands of trees, natural slopes, and scenic areas that contribute to the City's identity, preserve property values, and visually define the community and neighborhoods. 14. Zoning Development Standard Compliance: The site is classified Residential-l (R-l) on the City's Zoning Map. The Residential-l Zone (R-l) is established to provide and protect suitable environments for residential development of lands characterized by pervasive critical areas where limited residential development will not compromise critical areas. It is intended to implement the low Density Residential Comprehensive Plan designation. The zone provides for suburban estate single family and clustered single family residential dwellings, at a maximum density of one dwelling unit per net acre, and allows for small scale farming associated with residential use. Density bonus provisions, of up to eighteen (18) dwelling units per acre, are intended to allow assisted living to develop with higher densities within the zone. It is further intended to protect critical areas, provide separation between neighboring jurisdictions through designation of urban separators as adopted by the Countywide Policies, and prohibit the development of incompatible uses that may be detrimental to the residential or natural environment.The proposal is compliant with the following development standards if all conditions of approval are met: Compliance R-l Zone Develop Standards and Analysis , Density: There is no minimum density required in the R-l zone. For parcels that are in designated urban separators in the R-l zone, up to one unit per gross acre may be permitted. All fractions which result from density calculations shall be truncated at two (2) numbers past the decimal (e.g., 4.5678 becomes 4.56). Calculations for minimum or maximum density which result in a fraction that is 0.50 or greater shall be ,/ rounded up to the nearest whole number. Those density calculations resulting in a fraction that is less than 0.50 shall be rounded down to the nearest whole number. Staff Comment: Based an the 210,567 square foot gross site area, the proposal for 5 lots on the project site would result in a net density of 1.04 dwelling units per acre (5 lots 14.83 acres = 1.04 dulac), which meets the maximum density requirements of the R-1 lone. Lot Dimensions: The minimum lot size permitted in the R-l zone is 1 acre, within designated urban separators, clustering is required; individual lots shall not be less than 10,000 sq. ft. Cluster development in the R-l zone, shall comply with the R-4 ,/ development standards for lot width and lot depth. A minimum lot width for cluster development of 70 feet is required (80 feet for corner lots) and a minimum lot depth of 100 feet is required. The following table identifies the proposed approximate dimensions for Lots 1-5 and Tracts A, B, and C. Admin Report City of Renton Department of com.ty & Economic Development MERRITT SHORT PLA T • Administrative Report & Decision WA16-0000ZZ March 10, 2016 Page 6 of 18 Proposed Lot Lot Size (sq_ ft.) Lot Width (feet) Lot Depth (feet) Lot 1 14,822 130.01 114.01 Lot 2 14,252 125.01 114.01 Lot 3 16,188 124.29 114.01 Lot 4 23,664 140.D1 143.01 Lot 5 27,378 184.00 127.00 Tract A 105,284 N/A N/A Tract B 191 N/A N/A Tract C 8,789 N/A N/A Staff Comment: The proposed lots would comply with the minimum lot size, width, ond depth requirements for cfuster development in the R-1 zone. Setbacks: The required setbacks for the R-1 zone are as follows: front yard is 30 feet, side yard is 15 feet, side yard along the street 30 feet, and the rear yard is 30 feet. Staff Comment: The existing residence proposed to remoin on Lot 4 would maintain a 50-foot front yard setback, a 45-faot rear setback, and a minimum 15-foat side yard setback, which complies with the setback requirements for the R-1 zane. The setbacks ~ for the residences prapased to be constructed on Lots 1-3 and 5 would be verified at the time of building permit review. An existing shed is loco ted within Open Space Tract A and would be removed as part of the short plat development. Staff recommends, as a condition of appraval, that a demolition permit be obtained and all required inspections be completed for the removal of the shed within Tract A prior to short plat recording. Building Standards: The R-1 zone has a maximum building coverage of 20% and a maximum impervious surface coverage of 25%. A Code Interpretation (CI-73) (Exhibit 14) was adopted regarding building height requirements. In the R-1 zone, a maximum building height of 2 stories with a wall plate height of 24 feet is permitted. Roofs with a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet from the maximum wall plate height; common rooftop features, such as chimneys, may project an additional four (4) vertical feet from the roof surface. Non-exempt vertical projections (e.g., decks, railings, etc.) shall not extend above the maximum wall plate height unless the projection is stepped back one-and-a-half (1.5) horizontal Compliant if feet from each fa~ade for each one (1) vertical foot above the maximum wall plate condition of height. approval is met Wall plates supporting a roof with only one (1) sloping plane (e.g., shed roof) may exceed the stated maximum if the average of wall plate heights is equal or less than the maximum wall plate height allowed. Staff Comment: The existing single family residence praposed to remain on Lot 4 would have a building coverage of 15 percent (3,620 square foot building foot print / 23,664 square foot lot area = 15%) and an impervious surface coverage of 27 percent (6,410 square feet of impervious surface / 23,664 square foot lot area = 27%). The existing single family residence would comply with the building coverage requirements of the R-1 zone; however it would exceed the maximum impervious surface requirements. Building height, building coverage, and impervious surface coverage for Admin Report City of Renton Deportment of comWity & Economic Development MERRITT SHORT PLAT • Administrative Report & Decision WA16-0000ZZ March 10, 2016 Compliant if condition of approval is met Compliant if condition of approval is met Admin Report Page 7 of 18 the new single family residences wauld be verified at the time of building permit review. Staff recammends, as a condition of approval, that the short plat layout be revised, by adjusting the size of proposed Lots 1 -3 or removal of existing impervious surface on Lat 4, to ensure that the existing residence proposed to remain on Lot 4 camplies with the maximum impervious surface requirements of the R-l zane. Compliance with this condition shall not be met by reducing the size of open space in Tract A. A revised short plat layout and impervious surface calculations shall be submitted to the Current Planning Project Manager at the time of Utility Construction Permit review for review and approval. Landscaping: The City's landscape regulations (RMC 4-4-070) require a 10-foot landscape strip along all public street frontages. Additional minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover, are to be located in this area when present. Spacing standards shall be as stipulated by the Department of Community and Economic Development, provided there shall be a minimum of one street tree planted per address. Any additional undeveloped right-of-way areas shall be landscaped unless otherwise determined by the Administrator. Where there is insufficient right-of-way space or no public frontage, street trees are required in the front yard subject to approval of the Administrator. A minimum of two trees are to be located in the front yard prior to final inspection for the new Single Family Residence. Stoff Comment: A Conceptual Landscape Plan (Exhibit 3) was submitted with the short plot application materials. A lO-foot onsite landscape strip is proposed along the site's Lyons Avenue NE street frontage. A Plant Schedule was included on the Landscape Plan (Exhibit 3), the following plants are praposed within the onsite landscape strip: Western Red Cedar, dwarf burning bush, low Oregon grape, redleaf barberry, and kinnikinnick. In addition, the existing trees and lawn within the undeveloped right-of-way between the project site and sidewalk is proposed to remain. Any lawn area disturbed as a result of constructian activities is proposed to be replaced. The propased Conceptual Landscape Plan complies with the City's landscaping regulations. Staff recommends, as a condition of approval, that a detailed landscape plan be submitted at the time of Utility Construction Permit Review for review and approval by the Current Planning Project Manager. On-site landscaping shall be installed prior to Certificate of Occupancy for the individual homes, landscaping within the right-ot-way shall be installed prior to short plat recording. Tree Retention: The City's adopted Tree Retention and Land Clearing Regulations require the retention of 30 percent of trees in a residential development. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); Significant trees adjacent to critical areas and their associated buffers; and Significant trees over sixty feet (60') in height or greater than eighteen inches ( 18") caliper. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and Other significant non- City of Renton Department of com.·ty & Economic Development MERRITT SHORT PLA T • Administrative Report & Decision LUA16-0000Zl March 10, 2016 Admin Report Page 8 of 18 native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. A minimum tree density shall be maintained on each residentially zoned lot. For detached single family development, the minimum tree density is two (2) significant trees for every five thousand (5,000) square feet. The tree density may consist of existing trees, replacement trees, trees required pursuant to RMC 4-4-070Fl, Street Frontage Landscaping Required, or a combination. Staff Comment: A Tree Retention Plan (Exhibit 5), Tree Retention Worksheet (Exhibit 15), and Conceptual Landscape Plan (Exhibit 3) were submitted with the project application materials. According to the Tree Retention Worksheet (Exhibit 15), a totol of 64 trees are located within the vicinity of the developable portion of the project site (note: there are more than 64 trees located on the project site, the 64 tree that are mapped are the trees located closest to the developable area and were counted to demonstrate the proposal's compliance with the tree retention requirements. The additional trees that were not counted are located within the northern portion of proposed Open Space Tract A and would be retained). Of the existing 64 trees, three were deemed dangerous (see Arborist Report, Exhibit 4) and ten are within the shared driveway tract (Tract C). Of the 51 remaining trees, 30% or 15 trees are required to be retained. The applicant is proposing to retain 22 trees, which is more than the minimum requirement. Per RMC 4-4-070 G. 3 where possible, existing trees, rock outcroppings, and mature ornamental landscaping shall be preserved and incorporated in the landscape layout and can be counted towards required landscaping. Development or redevelopment of properties shall retain existing trees when possible and minimize the impact of tree 1055 during development. There are some healthy trees located along the east side of Lots 1 and 5 that appear viable for retention, specifically trees identified with the following numbers: 27-30, 39, 40, 50, and 60-64. Staff recammends, as a condition of approval, that the applicant provide a final tree retention plan included the following additional trees for retention: 27-30, 39, 40, 50, and 60-64. The final tree retention plan shall be submitted at the time of Utility Construction Permit review for review and approval by the Current Planning Project Manager. In addition, a tree planting plan was included on the Conceptual Landscape Plan (Exhibit 3). To meet the minimum tree density requirements, the applicant is proposing to plant two trees (minimum 1 M inch caliper) on each new lot and retain a total of 5 trees on Lot 5. To comply with the minimum tree density requirements, the applicant is required to retain or plant 2 significant trees, or gross equivalent caliper inches, per 5,000 square feet of lot area. Based on the lot areas proposed, the applicant would be required to provide a minimum of 6 trees on Lots 1-3,9 trees on Lot 4, and 11 trees on Lot 5. Compliance with this requirement may be achieved through the installation of additional trees, retention of existing trees, or a combination thereof In order to comply with the minimum tree density requirements, staff recommends, as a condition of approval, that a detailed landscape plan be submitted at the time of Utility Construction Permit Application. The detailed landscape plan shall demonstrate compliance with minimum tree density requirement. Compliance with this requirement may be accomplished through the installation of minimum 2 inch caliper trees or City of Renton Department of com.ity & Economic Development MERRITT SHORT PLA T • Administrative Report & Decision WA16-000022 March 10, 2016 Campliant if conditian af approval is met N/A Page 9 of 18 through the retention of existing trees or a combination thereof. The revised landscape plan shall be submitted to the Current Planning Project Manager for review and approval. The trees shall be installed priar to the issuance of a Certificate of Occupancy for the new homes. Parking: Parking regulations require that a minimum of two parking spaces be provided for each detached dwelling. Driveway cuts are required to be a minimum of 5 feet from property lines and new driveways may be a maximum of 16 feet in width at the property line. Maximum driveway slopes shall not exceed fifteen percent (15%); provided, that driveways exceeding eight percent (8%) shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the garage/residence or crossing any public sidewalk. Staff Camment: The existing single family residence proposed to remain on Lot 4 provides adequate area for the parking of a minimum of two vehicles. The current driveway access located along the south property line would be removed and a new driveway would extend off the end of the proposed shored driveway (Tract C). There is an existing slope in the area of the proposed driveway with a grade of approximately 22 percent. To ensure that the new driveway to the existing residence complies with the driveway standards, stoff recammends, as a condition of approval, that the applicant pravide a grading plan and profile for the new driveway on Lot 4 demonstrating campliance with the maximum 15 percent driveway slope requirements, if the driveway slope exceeds 8 percent a slatted drain shall be provided at the lower end of the driveway. A detailed grading plan shall be submitted at the time of Utility Construction Permit review far review and approval by the Current Planning Project Manager prior to the issuance of the Construction Permit. Parking requirements and driveway grades for the new residences proposed on Lots 1- 3 and 5 wauld be verified at the time of building permit review. Fences and Retaining Walls: In any residential district, the maximum height of any fence, hedge or retaining wall shall be seventy two inches (72"). Except in the front yard and side yard along a street setback where the fence shall not exceed forty eight inches (48") in height. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. Staff Comment: No fences or retaining walls are prapased. 15. Design Standards: Not applicable in the R-1 zoning designation. 16. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas Regulations (RMC 4-3-050). The proposal is consistent with the Critical Areas Regulations, if all conditions of approval are complied with: Admin Report Geologically Hazardous Areas: Based upon the results of a geotechnical report and/or independent review, conditions of approval for developments may include N/A buffers and/or setbacks from buffers. Staff Comment: Sensitive slopes are mapped on the western portion of the project site. Sensitive slopes arilslopes with a grade that exceeds 25 percent, but is less than --------------------- City of Renton Department of com.ty & Economic Development MERRITT SHORT PLAT • Administrative Report & Decision WA16-000022 March 10, 2016 Page 10 of 18 40 percent. A Geotechnical Services Report (Exhibit 9), prepared by Gary A. Flowers, PLLC, dated October 22, 2015 was provided with the short plat application materials. According to the submitted report (Exhibit 9), the steepest slopes on the project site have grades less than 25 percent. Slopes with grades less than 25 percent do not qUalify as sensitive slopes, therefore there are no critical areas located on the project site. 17. Compliance with Subdivision Regulations: RMC 4-7 Provides review criteria for the subdivisions. The proposal is consistent with the following subdivision regulations if all conditions of approval are complied with: Compliance Subdivision Regulations and Analysis Compliant i/ condition a/approval is met N/A Compliant i/ condition a/approval is met Admin Report . Access: Each lot must have access to a public street or road. Access may be by a shared driveway per the requirements of the street standards. The maximum width of single loaded garage driveways shall not exceed nine feet (9') and double loaded garage driveways shall not exceed sixteen feet (16'). Staff Comment: Access to the proposed lots would be provided via a 26-foot wide shared driveway which terminates in a hammerhead turnaround. The praposed 26-foot wide shared driveway exceeds the minimum 20-faat width requirement far emergency access. The shared driveway wauld have a length 0/ 300 feet, which exceeds the maximum length of 200 feet permitted for a shared driveway. A modification to the driveway standards may be requested for a driveway which exceeds the maximum 200- foot length requirement. Staff recommends, as a condition of approval, that the applicant submit a modification request to the shared driveway standards in accordance with RMC 4-9-250 to exceed the maximum length permitted of 200 feet for a shared driveway. This modification request shall be submitted to the Current Planning Project Manager at the time of or prior to Utility Construction Permit review for review. Lots 1 and 5 have frontage along Lyons Avenue NE, however to reduce the number of curb cuts on Lyons Avenue NE, staff recammends, as a candition of approval, that Lots 1 and 5 be required to take access from the proposed shared driveway. A nate to this effect shall be recorded on the face of the short plat. The width of the individual driveways would be verified at the time of building permit review for the new residences. Blocks: Blocks shall be deep enough to allow two tiers of lots. Staff Comment: No blocks are proposed. Lots: The size, shape, orientation, and arrangement of the proposed lots comply with the requirements of the Subdivision Regulations and the Development Standards of the R-1 zone and allow for reasonable infill of developable land. All of the proposed lots meet the requirements for minimum lot size, depth, and width. Staff Comment: The proposed lots are rectangular in shope and are oriented to provide front yard areas facing the shared'driveway. As discussed above under FOF 14 all lots meet the minimum dimensional requirements for Cluster Development within the May Volley Urban Separator in the R-1 zone. Lot 4 is currently designed as a pipestem lot. Per RMC 4-7-170 G. Pipestem lots may be permitted for new plats to achieve the minimum density within the Zoning Code when there is no other feaSible alternative to achieving the minimum density. There is no City of Renton Department of Comnaty & Economic Development • Administrative Report & Decision WA16-000022 MERRITT SHORT PLAT .. March 10, 2016 Campliant if canditian of approval is met Page 11 of 18 minimum density requirement in the R-1 zone, therefore the pipestem serving Lot 4 sholl be eliminoted. Staff recommends as a condition of approval, that the shared driveway be extended further to the west eliminating the pipstem proposed to serve Lot 4, this extension should be reflected in the driveway modification request noted above under "Access", Streets: The proposed street system shall extend and create connections between existing streets per the Street Standards outlined in RMC 4-6-060 Street Standards. Staff Comment: The proposed project fronts Lyons Ave NE, which is classified as a residential access street. The minimum right-of-way (ROW) width required for this street classification is 53 feet. The existing right of way width in Lyons Ave NE varies from 48 feet to 78 feet, the narrowest ROW being at the southeast corner of the property. ROW dedication will be required to provide a minimum of 53 feet of ROW across the full length of the property. This dedication will vary from approximately 5 feet to 0 feet depending on final survey. To meet the City's complete street standards, street improvements, including a pavement width of 26 feet from the center line, curb, gutter, an 8-foot planter strip, 5- foot sidewalk, and storm drainage improvements are required to be constructed in the right-of-way fronting the site per RMC 4-6-060. The applicant may submit an application to the City requesting a modification to keep the existing street frontage improvements and existing ROW width in Lyons Ave NE as outlined in RMC 4-9-2500. Staff recommends, as a condition of approval, that the applicant either submit plans showing the required right-of-way dedication and frontage improvements at the time of Utility Construction Permit review or submit a modification request to keep the existing frontage improvements as outlined in RMC 4-9-2500. Payment of the transportation impact fee is applicable on the construction of the single family houses at the time of application for the building permit. The current rote of tronsportation impact fee is $2,951.17 per new single family house. Troffic impact fees will be owed at the time of building permit issuance. Based on the City's current fee schedule, estimated traffic impact fees for the proposed development will be $11,804.68. Fees are subject to change. The transportation impact fee that is current at the time of building permit application will be levied. Relationship to Existing Uses: The proposed project is compatible with existing surrounding uses. "" Staff Comment: The proposed short plat is surrounded by existing detached single family residences located within the R-1 zone. In addition, praperties to the north and west are also located within the May Valley Urban Separator. The proposed lots are similar in size and shape to the existing surrounding development pattern. Admin Report Compatibility: If a subdivision is located in the area of an officially designed trail, provisions shall be made for reservation of the right-of-way or for easements to the City for trail purposes. Staff Comment: Per RMC 4-7-120C, if a subdivision is located in the area of an officially designated trail, provision shall be made for reservation of the right-of-way or for easement to the City for trail purposes. The City of Renton Community Services Department has reviewed the proposal and has determined the site is located in an area officially designated for a trail; therefore a 15-foot wide trail easement is needed acrass the Open Space Tract A to provide a trail connection from the existing trail system constructed on the Langley Ridge Plat (City File No. LUA07-059, King County Recording City of Renton Deportment of Com6ity & Economic Development • Administrative Report & Decision LUA16-000022 MERRITT SHORT PLAT .. March 10, 2016 Page 12 of 18 No. 20080212000465) to Lyons Avenue NE. Stoff recommends, as 0 condition of approval, that the Renton Community Services Department be permitted to construct a troil ond record a perpetuol easement for trail over Open Space Tract A. The owners sholl upon the recording of this short plat, dedicate a public 15-foot wide pedestrian trail easement across Open Space Troct A. The troil shall be for future construction by the City to be accessible to the public. The Open Space Tract A shall be posted with signs indicating the area as non-revocable open space and site for a future public trail connection. The maintenance agreement and responsible party(ies) shall be noted on the face of the plat and added to the CC&R's. 18. Urban Separator Overlay: The project site is located within the May Valley Urban Separator Overlay. Compliance Urban Separator Overlay Analysis Compliant i/ condition a/approval is met Admin Report Dedication of Open Space Required: Approval of a plat, and/or building permit on an undeveloped legal lot in the May Valley Urban Separator Overlay shall require dedication of fifty percent (50%) of the gross land area of the parcel or parcels as a non- revocable open space tract retained by the property owner, or dedicated to a homeowners association or other suitable organization as determined by the Administrator. Staff Comment: The total site area is 210,567 square feet. To comply with the required open space dedication requirement, the opplicant would be required to dedicate 105,284 squore feet within an open space tract. The applicant is proposing to retain 105,284 square feet of the total project within an open space tract (Tract A), which would be dedicated to a Home Owners Association upon recording of the short plot. Staff recommends, as a condition of approval, that a Home Owners Association be established prior to recording of the short plat. The Home Owners Association shall be responsible for the ownership and maintenance of all cammon improvements. Standards Within Entire Urban Separator: Forest/vegetation clearing shall be limited to a maximum of thirty five percent (35%) of the gross acreage of the site. Forest/vegetation clearing greater than thirty five percent (35%) of individual building sites may be approved to allow grading for a home site; provided, that: (a) A landscape plan is provided for each building site showing compensating replanting of species with the same or better water retention and erosion control functions; (b) Five percent (5%) additional replacement landscaping per site is provided; (c) Plant caliper is sufficient to achieve needed water retention and erosion control functions; (d) Individual trees or stands of trees are retained when feasible. Feasibility is defined as locations and tree health sufficient to ensure continued viability of the tree and safety of structures within the developed portion of the lot; and (e) The landscape plan provides massing of plant material to create either a connection to required open space or is of sufficient size to create functional wildlife habitat. Staff Comment: To demonstrate campliance with this requirement, clearing of the site would either be limited to 35% of the gross site acreage, or 73,698 square feet. As an alternative, the applicant may elect to submit a landscape plan mitigating far the replacement of vegetation beyond the 35% grass site area. Staff recammends, as a candition of approval, that the applicant demonstrate compliance with the Urban Separator standards outlined under RMC 4-3-110E.5 prior to the issuance of the Utility Construction Permit. Staff further recommends that a note be recorded on the face of ------------------- City of Renton Department of com,,*y & Economic Development • Administrative Report & Decision LUA16-000022 MERRITT SHORT PLAT .. March 10, 2016 Page 13 of 18 the final short plat identifying the maximum clearing areas available on each individual lot. Modification of Mapped Contiguous Open Space: Modification of the open space configuration may be approved where: a. Site specific data confirms that the adopted contiguous open space corridor map includes more than the required gross area for any parcel; or b. The applicant can demonstrate a configuration of contiguous open space that provides better or equal provision of the open space requirement. Modifications Compliant to the contiguous open space corridor shall be remapped during the City's annual RMC if condition Title 4 review process. a/approval is met Staff Comment: The proposed short plot layout includes a modification of the open space configuration as mapped under RMC 4-3-110C.1. Staff recommends, as a condition of approval, that the applicant submit a request to modify the open space configuration as mapped in RMC 4-3-110C.1. The modification request shall address the criteria outlined under RMC 4-3-110E.6 and shall be submitted at the time of Utility Construction Permit Review to the Current Planning Project Manager for review and approval. 19. Availability and Impact on Public Services: Compliance Availability and Impact on Public Services Analysis Police and Fire: Police and Fire Prevention staff indicates that sufficient resources exist ,/ to furnish services to the proposed development; subject to the condition that the applicant provides Code required improvements and fees. Fire impact fees are applicable at the rate of $495.10 per single family unit. This fee is paid at time of building permit issuance. Schools: It is anticipated that the Issaquah School District can accommodate any additional students generated by this proposal at the following schools: Newcastle Elementary, Maywood Middle School and Liberty High School. Any new students from the proposed development would be bussed to their schools. The stop is located approximately 0.16 miles from the project site at NE 26'h Street and Nile Avenue NE. Students would walk to the north along the existing sidewalk along Lyons Avenue ,/ NE then west along the existing sidewalk along NE 26'h Street to the intersection with Nile Avenue NE. The existing sidewalks provide a safe walking route to the school bus stop. A School Impact Fee, based on new single-family lots, will be required in order to mitigate the proposal's potential impacts to the Issaquah School District. The fee is payable to the City as specified by the Renton Municipal Code. Currently the fee is assessed at $4,635.00 per single family residence. Parks: A Park Impact Fee would be required for the new single family homes. The ,/ current Park Impact Fee is $1,887.94. The fee in effect at the time of building permit application is applicable to this project and is payable at the time of building permit issuance. ,/ Storm Water: An adequate drainage system shall be provided for the proper drainage of all surface water. Stott Comment: A Drainage Report, dated November 20, 2015, was submitted by Offe Admin Report City of Renton Department of com.-ity & Economic Development MERRITT SHORT PLAT • Administrative Report & Decision LUA16-000022 March 10, 2016 Page 14 of 18 Engineers, PLLC (Exhibit 6) with the short plot application. Based on the City of Renton's flow control mop, this site falls within the Flow Control Duration Standard for Forested Conditions. The development is subject to Full Droinage Review in accordance with the 2009 King County Surface Water Design Manual (KCSWDM) and the City of Renton Amendments to the KCSWDM. All core and special requirements have been discussed in the provided drainage report (Exhibit 6). The subject property has two separate discharge points. The southerly portion of the property discharges to the south into a ditch which runs along the southern property line. From there is flows downstream, into Greene's Creek and finally into a large wetland area associated with May Creek. The remaining runoff from the existing site includes one single family residence which contains infiltrotion trenches to mitigate the roof run off from the property. The remaining area of the property sheet flows into the public storm system along the west side of Lyons Ave NE. The location of the existing infiltrotion trenches for the existing residence is not evident on the plans. If the existing trenches services the existing residence fall outside of the proposed boundary line for the lot, an easement will be required. The development proposes the use of infiltration trenches to be lacoted on each new property to mitigate the added impervious surfaces created by the subject property. Based on the drainage report provided, the project is exempt from providing additional flow control facilities since the increase in the developed runoff from the existing runoff is less than 0.10 cfs in the existing 100 year peak flaw. Should any changes in the proposed project result in an increase to the 100 year peak flow, the use of onsite flow control facilities will need to be reevaluated at that time. As currently designed, the project creates less than 5,000 square feet of new pollution generating impervious surface (PGIS), and is therefore exempt from water quality treatment as defined in the 2009 KCSWDM. Should any changes in the proposed project result in an increase to the PGIS, the use of onsite water quality facilities will need to be reevaluated at that time. No downstream flooding or erosion issues were identified in the drainage report. A surface water development fee of $1,485.00 per new dwelling unit will apply. The project proposes the addition of (4) new single family residences. The total fee is $5,940.00. This is payable prior to issuance of the utility construction permit. Water: The applicant shall provide a water availability certificate from Water District 90. A copy of the approved water plan from Water District 90 shall be provided to the City prior to approval of the Utility Construction Permit. A pump house is currently located on the project site. The applicant is proposing to retain the pump house within a tract (Tract B) for landscape irrigation purposes. Tract B is a landlocked tract within the open space tract (Tract A). If access is required to the .r pump house over Tract A, an access easement is required. Per RMC 4-3-110E.3, small and medium utilities and large underground utilities are permitted within the open space tract (Tract A); therefore it does not appear that a separate tract is required for the pump house. In addition, utilities easements and emergency service access roads are permitted within the open space tract (Tract A), in accordance with RMC 4-3- llDE.3.f. Staff recommends, as a condition of approval, that the short plat be revised to either remove Tract B from the short plat or that an access easement be provided to Tract B. The revised short plat shall be submitted at the time of Utility Construction Permit Review for review and approval by the Current Planning Project Manager. .r Sanitary Sewer: There is an 8 inch sanitary sewer main in Lyons Ave NE. The applicant Admin Report -----~ City of Renton Department of comm.· & Economic Development • Administrative Report & Decision MERRITT SHORT PLA T _____ -=::.... _____ ~LU:::A~1~6:::-0:.::0::::00:::2~2;.. March 10, 2016 Page 15 of 18 II. CONCLUSIONS: has proposed an 8 inch extension from the sanitary sewer main in Lyons Ave NE through the development in order to provide sanitary sewer services to each of the 5 proposed lots. Wastewater system development charges (SOC) are applicable to each lot. SOC fee for sewer is based on the size of the new domestic water meters to serve the project. SOC fees for up to a 1 inch meter is $2,242.00 per meter. The Honey Creek Sewer Interceptor Special Assessment District (SAD) fee is applicable to the proposed development. The SAD fee is $250.00 per lot. The development is proposing connection of 4 new homes and 1 existing home to the public sewer system. The total fee is $12,460.00. This is payable prior to issuance of the utility construction permit. 1. The subject site is located in the Residential Low Density (LD) Comprehensive Plan designation and complies with the goals and policies established with this designation of all conditions of approval are met, see FOF 13. 2. The subject site is located in the R-1 zoning designation and complies with the zoning and development standards established with this designation provided the applicant complies with City Code and conditions of approval, see FOF 14. 3. The Residential Design and Open Space Standards are not applicable to development in the R-1 zone, see FOF 15. 4. There are no Critical Areas located on the project site, see FOF 16. 5. The proposed short plat complies with the subdivision regulations as established by City Code and state law provided all advisory notes and conditions are complied with, see FOF 17. 6. The proposed short plat complies with the street standards as established by City Code, provided the project complies with all advisory notes and conditions of approval contained herein, see FOF 17. 7. The proposed short plat complies with the Urban Separator Overlay Regulations, see FOF 18. 8. There are safe walking routes to the school bus stop, see FOF 19. 9. There are adequate public services and facilities to accommodate the proposed short plat, see FOF 19. I 1. DECISION: The Merritt Preliminary Short Plat, File No. LUA16-000022, as depicted in Exhibit 2, is approved and is subject to the following conditions: 1. A demolition permit shall be obtained and all required inspections be completed for the removal of the shed within Tract A prior to short plat recording. 2. The short plat layout shall be revised, by adjusting the size of proposed Lots 1-3 or removal of existing impervious surface on Lot 4, to ensure that the existing residence proposed to remain on Lot 4 complies with the maximum impervious surface requirements of the R-1 zone. Compliance with this condition shall not be met by reducing the size of open space in Tract A. A revised short plat layout and impervious surface calculations shall be submitted to the Current Planning Project Manager at the time of Utility Construction Permit review for review and approval prior to issuance of the construction permit. 3. A detailed landscape plan shall be submitted at the time of Utility Construction Permit Application. The detailed landscape plan shall demonstrate compliance with minimum tree density requirement. Compliance with this requirement may be accomplished through the installation of minimum 2 inch Admin Report City of Renton Department of Co".ity & Economic Development MERRITT SHORT PLAT .. March 10, 2016 • Administrative Report & Decision LUA16-000022 Page 16 of 18 caliper trees or through the retention of existing trees or a combination thereof. The revised landscape plan shall be submitted to the Current Planning Project Manager for review and approval. The trees shall be installed prior to the issuance of a Certificate of Occupancy for the new homes. 4. The applicant shall provide a final tree retention plan included the following additional trees for retention: 27-30, 39, 40,50, and 60-64. The final tree retention plan shall be submitted at the time of Utility Construction Permit review for review and approval by the Current Planning Project Manager. 5. The applicant shall provide a grading plan and profile for the new driveway on Lot 4 demonstrating compliance with the maximum 15 percent driveway slope requirements, provided if the driveway slope exceeds 8 percent a slotted drain shall be provided at the lower end of the driveway. A detailed grading plan shall be submitted at the time of Utility Construction Permit review for review and approval by the Current Planning Project Manager prior to the issuance of the Construction Permit. 6. The applicant shall submit a modification request to the shared driveway standards in accordance with RMC 4-9-250 to exceed the maximum length permitted of 200 feet for a shared driveway and accommodate condition 7. This modification request shall be submitted to the Current Planning Project Manager at the time of Utility Construction Permit review for review and approval. 7. The shared driveway shall be extended further to the west eliminating the pipstem proposed to serve Lot 4, unless is it determined by the Fire Department that the driveway cannot be extended without a cul-de-sac. 8. Lots 1 and 5 shall be required to take access from the proposed shared driveway. A note to this effect shall be recorded on the face of the short plat. 9. The applicant shall either submit plans showing the required right-of-way dedication and frontage improvements along Lyons Avenue NE at the time of Utility Construction Permit review or submit and receive approval of a modification request to keep the existing frontage improvements as outlined in RMC 4-9-2S0D. 10. The Renton Community Services Department shall be permitted to construct a trail and record a perpetual easement for trail over Open Space Tract A. The owners shall upon the recording of this short plat, dedicate a public 15-foot wide pedestrian trail easement across Open Space Tract A. The trail shall be for future construction by the City to be accessible to the public. The Open Space Tract A shall be posted with signs indicating the area as non-revocable open space and site for a future public trail connection. The maintenance agreement and responsible party(ies) shall be noted on the face of the plat and added to the CC&R's. 11. A Home Owners Association shall be established prior to recording of the short plat. The Home Owners Association shall be responsible for the ownership and maintenance of all common improvements. HOA documents shall be submitted for review and approval by the Current Planning Project Manager and the City Attorney prior to short plat recording. 12. The applicant shall demonstrate compliance with the Urban Separator standards outlined under RMC 4- 3-110E.5 prior to the issuance of the Utility Construction Permit. In addition, a note shall be recorded on the face of the final short plat identifying the maximum clearing areas available on each individual lot. 13. The applicant shall submit a request to modify the open space configuration as mapped in RMC 4-3- 110C.1. The modification request shall address the criteria outlined under RMC 4-3-110E.6 and shall be submitted at the time of or before the Utility Construction Permit application to the Current Planning Project Manager for review and approval. 14. The short plat shall be revised to either remove Tract B from the short plat or an access easement be provided to Tract B. The revised short plat shall be submitted at the time of Utility Construction Permit application for review and approval by the Current Planning Project Manager. Admin Report City of Renton Department of comm. & Economic Development MERRITT SHORT PLAT March 10, 2016 DATE OF DECISION ON LAND USE ACTION: SIGNATURE: --------------------- • Administrative Report & Decision WA16-000022 Page 17 of 18 Date TRANSMITTED this 1dh day of March, 2016 to the Owner/Applicant/Contoct: Owner/Applicant/Contact: Michael and Cynthia Merritt 2505 Lyons Avenue NE Renton, WA 98059 TRANSMITTED this 10th doy of Morch, 2016 to the Porties of Record: Jeanne Gammon 1626 Grant Avenue 5, 0203 Renton, WA 98055 John Todderud 5316 NE 24'h Court Renton, WA 98059 Charles Reamy 2502 Lyons Avenue NE Renton, WA 98059 Claudio Donnelly 10415 14th Avenue SE Renton, WA 98059 TRANSMITTED this 10'h doy of March, 2016 to the following: Chip Vincent, CED Administrator Brianne Bannworth, Development Engineering Manager Jan Conklin, Development Services Vanesso Dolbee, Current Plonning Manager Fire Marshol Paul Hays 5304 NE 24" Court Renton, WA 98059 Howard Friedrich 2401 Lyons Avenue NE Renton, WA 98059 K. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION: The administrative land use decision will become final if the decision is not appealed within 14 days of the decision date. APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing Examiner on or before 5:00 PM on March 24, 2016. An appeal of the decision must be filed within the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680), together with the required fee to the Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. RMC 4-8-110.B governs appeals to the Hearing Examiner and additional information regarding the appeal process may be obtained from the City Clerk's Office, (425) 430-6510. EXPIRATION: The administrative short plat decision will expire two (2) years from the date of decision. A single one (1) year extension may be requested pursuant to RMC 4-7-070.M. RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened by the approval body. The approval body may modify his decision if material evidence not readily discoverable prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will Admin Report City of Renton Department of Co~ity & Economic Development MERRITT SHORT PLAT .. March 10, 2016 • Administrative Report & Decision WA16-000011 Page 18 of 18 be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal within the 14-day appeal time frame. THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing through the Hearing Examiner. All communications are public record and this permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence in writing. Any violation of this doctrine could result in the invalidation of the appeal by the Court. Admin Report ] ] ] ] ] J ] ] J ] ] j I d z o z ~ .... __ ._---------------------------------------. I~ I " I • o z w ~ c: • I, EXHIBIT 2 o o o J ] ] ] ] J ] ] ] J J ] o " o > • ..; " " z o , 5 w , ~ z o is 6 ~ z ~ w 0 ~ z c::: '5 : s! ,I <' :;! , , , , --'- ----- u il JS ].\'f' /tilltL • j , ! 9 " ~I--_'''''O>'''-'' -..!.~,IO':=:'IO!!..' --i--l-l ~ ~ --- u o o ~ ~ J J ] ] ] ] ] ] ] ] L :1 :1 I:\::J I: :1 , \ '1"- l1iJ . g . g EXHIBIT 3 J J ] ] ] } Mike and Cindy Merritt 2505 Lyons Avenue NE • October 17, 2015, revised December 9,2015 Mike and Cindy Merritt 2505 Lyons Avenue NE Renton, WA 98059 • SUBJECT: PROPERTY AT 2505 LYONS AVENUE NE, RENTON, WA, EXISTING TREE EVALUATION I conducted a site visit at the above-referenced site on October 12th and 13th to evaluate the overall health of each tree per the City of Renton's Municipal Code Section 4-4-130. Following are the existing significant trees found on the site along with their species, dbh, drip line (radius), overall health. See also Tree Retention Plan Sheet L-1 and L-2. As discussed with Mike Merritt during a visit prior to October 12th/13th, a portion of the property will be deeded to City of Renton. As such, not all trees were surveyed though a visual inventory was made by myself. The homeowner counted 75+ trees of >12" caliper in Tract A. Only those trees needed to show no replacement trees were included in the tree inventory. TREE RETENTION/REPLACEMENT CALCUAL TIONS 1. TOTAL TREES: 2. DEDUCTIONS: A. Trees that are dangerous: B. Trees in proposed public streets: C. Trees in proposed private access tracts: D. Trees in critical areas and buffers: 3. Subtract line 2 from line 1: 4. Project is in the R-1 zone: 51 trees x 0.3 = 5. Quantity of trees proposed to be retained: 64 3 o 10 o 51 15.3 22 6. Subtract line 5 from line 4 for trees to be replaced: -7 (If line 6 is zero or less, no replacement trees are required) EXHIBIT 4 D • • 0 Mike and Cindy Merritt 2505 Lyons Avenue NE 0 MERR1TI SHORT PLAT TREE INVENTORY 0 Dripiine, RETAIN or Tree No. DBH Species Radius REMOVE Notes 001 48" Douglas Fir 20' Remove Healthy 0 002 12~ Red Alder 12' retain Healthy 003 10" Big Leaf Maple 14' retain Healthy 004 12~ Douglas Fir 12' retain Healthy 0057",8" Serviceberry 10' retain Healthy 0 006 18" Douglas Fir 15' retain Healthy 0076",r,7" Big Leaf Maple 18' retain Healthy 00836" Douglas Fir 20' retain Healthy 009 12" Douglas Fir 15' retain Healthy 01018" Red Alder 15' retain Healthy. leaning trunk 0 011 18" Red Alder 15' Remove Severely leaning trunk 01224" Douglas Fir 20' retain Healthy 01336" Douglas Fir 20' retain Healthy 01420" Red Alder 15' Remove Unsurveyed, severe trunk lean 0 015 40" Western Red Cedar 25' retain Healthy 01636" Douglas Fjr 25' retain Healthy 017 48" Western Red Cedar 25' retain Healthy 01848" Western Red Cedar 25' retain Healthy a 01948" Douglas Fir 25' retain Healthy 02048" Douglas Fir 25' retain Healthy 021 8",9",14" Red Alder 12' retain Healthy 022 16" Red Alder 15' retain Healthy 023 18" Red Alder 15' retain Healthy Q 024 36" Douglas Fir 20' Remove Healthy 025 18" Douglas Fir 12' retain Healthy 0268" Douglas Fir 10' retain Healthy 027 11~.12~ Red Alder 15' Remove Healthy J 0288" Deciduous 10' Remove Healthy 029 10" Red Alder 12' Remove Healthy 0309" Red Alder 10' Remove Healthy 031 18" Red Alder 15' Remove Healthy J 0329" Deciduous 10' Remove Healthy 0336",7",8" Deciduous 10' Remove Trunk damage, tree sap 034 8~.8M Deciduous 10' Remove Double trunk, tree sap 035 18" Red Alder 15' Remove UnsulVeyed, Healthy 036 16" Red Alder 15' Remove Healthy; future access tract a 037 12" Red Alder 12' Remove Healthy; future access tract 038 14" Red Alder 15' Remove Healthy 039 12" Deciduous 15' Remove Healthy 0408" Deciduous 10' Remove Healthy ] 041 12" Red Alder 12' Remove Healthy 042 12" Red Alder 12' Remove Healthy 0439" Red Alder 10' Remove Healthy; future access tract 0449" Red Alder 10' Remove Healthy; future access tract ] 0459" Red Alder 10' Remove Healthy; future access tract 0469" Red Alder 10' Remove Healthy; future access tract Missed by surveyor, future I 0479" Red Alder 10' Remove access tract ] ] ] ] D o o o o o o J J ] ] J ] ] ] ] ] ------------------------ Mike and Cindy Merritt 2505 Lyons Avenue NE 04B S" 049 II" 050 II" 051 g" 052 8" 053 B" 054 g" 05540" 056 24" 05724" 058 3D" OSg 36" 060 36~ 061 g" 062 12" 0637" 0648" 065 7" 066 10" 067 10" 06812" 0697" 0707" 071 10M • Red Alder Red Alder Red Alder Red Alder Red Alder Red Alder Rad Alder Big Leaf Maple Douglas Fir Douglas Fir Douglas Fir Western Red Cedar Douglas Fir Big Leaf Maple Red Alder Douglas Fir Douglas Fir Maple Maple Deodar Cedar Maple Deodar Cedar Western Red Cedar Maple ------------------------------ • Healing trunk wound, healthy: 10' Remove future access tract 12' Remove Healthy 12' Remove Healthy 10' Remove Healthy. dead waler sprouts 10' Remove Healthy. dead waler sprouts 10' Remove Healthy 10' Remove Healthy 25' Remove Healthy 20' Remove Healthy 20' Remove Healthy 25' Remove Healthy 25' Remove Healthy 25' Remove Healthy 10' Remove Healthy IS' Remove Healthy 10' Remove Healthy 10' Remove Healthy 10' Healthy; Lyons Ave right-of-way 10' Healthy; lyons Ave right-of-way Mostly dead, girdling roots: 8' Lyons Ave right-of·way IS' Remove Future access tract B' Remove Future access tract 10' Right..-of·way 10' Right·of·way o o J J J J ] J ] J ] ] ] ] ~ ] J ] Mike and Cindy Merritt 2505 Lyons Avenue NE TREE SPECIES: • Douglas Fir: Pseudotsuga menziesii Western Red Cedar: Thuja plicata Big Leaf Maple: Acer macrophyllum Red Alder: Alnus rubra Maple: Acer rubrum, cultivar unknown Deodar Cedar: Cedrus deodora Serviceberry: Amelanchier alnifolia ASSUMPTIONS: --------------------------, • 1. Only the numbered trees in this report have been examined. This report reflects the condition of the trees at the time of the site visit. There is no warranty or guarantee, expressed or implied that problems or deficiencies of the subject tree may not arise in the future. . 2. All trees may fail at any time, with or without obvious defects, and with or without applied stress. A complete evaluation of the potential for this (a) tree to fail required excavation and examination of the base of the subject tree. Regards, VARLEY VARLEY VARLEY Jeff Varley Landscape Architect 12743 NE 170th Lane Woodinville, WA 98072 phone: 425-466-9430 email: varleyjeff@hotmail.com ] ] ] ] ] ] ] ] ] J ] ] ~ ) J I I I I / , .,' I Ii ,- I -.J EXHIBIT 5 ] ] ] ] ] ] ] I ] ~ 1 ] l ] I I I • Merritt Short Plat PRE 14-000470 2505 Lyons Avenue NE Renton, Washington 98059 King County Tax #032305-9018 DRAINAGE REPORT November 20, 2015 Prepared for: Mike & Cindy Merritt 2505 Lyons Avenue NE Renton, Washington 98059 (206) 251-4537 mikeandcindymerritt@msn.com Prepared by: Offe Engineers, PLLC Darrell Offe, P.E. 13932 SE 159th Place Renton, Washington 98058-7832 (425) 260-3412 office darrell.offe@comcast.net • Full Document Available upon Request // .. \ ,,0 k(l {t; EXHIBIT 6 ~o-y\ 1 ] ] ] ] ] ] ] ~~ :l \ , :1 .:i I ] .', ~c !ii, ':f:88 il'" !i~~~ ] ~~ D ~ ". ~~ rS '-' ·11 is ~! => 0 i ~ >-~~ w '" 0 0 ~ = w CD ;;; OLvODQ-vl 3!:::1d IVld ltlOHS lil!::l1::l3V'l EXHIBIT 7 ] - ] ] ] ! ] ] ] ] ] ] ] ] , ] ] ] gJ t:l~p (:i ~~rg is ~I h :J ~ jU 0 >-"-l~ § w n: ~ 0 ] ] 1'<t1d ll:::lOHS lil!:ll:::l3lf1l '4 W ; m '" ~ ~ "" U ] = D o J ] ] ] ] ] J ] l'fld 1l::lOHS 1.l11:n::l3~ vlvl 00 >->- ::5::i uu """ OC>-,,"- ~ I I o -<r~ o::::>~ ClUG: r; is ::::> 0 >- w '" 0 "-w ro co ~ "'"I • "'" . z r~ t3qi aii'8~ g;~I·~ '" 0 = EXHIBIT 8 '37-(01 o D o o o J J ] ] ] ] ] ] ] ] ] ] October 22, 2015 Project No. 15-064 Mr. Mike Merritt 2505 Lyons Ave NE Renton. W A 98059 • J, • Gary A. Flowers, PLLC Geological & Geotechnical Consulting 19532 121h A,'cnue NE Shoreline, \VA 98155-1\ 06 Subject: Geotechnical Services Report Planned 5 Lot Plat 2505 Lyons Ave NE Renton, WA Dear Mr. Merritt: This report provides recommendations for onsite storm water infiltration on this proposed 5 lot subdivision located on the west side of Lyons Avenue NE bdween SE 99,10 Street and NE 24th Court in Renton. It is our understanding that the existing residence at 2505 Lyons Avenue NE will remain and that the property will be subdivided into 5 individual building lots. Each lot is planned to have a separate intlltration facility, either trenches or dry wells. Existing Site Conditions This rectangular propet1y covers nearly live acres of land, of which the approximate southcm one-half will be developed into the 5 ncw building lots. The property slopes downward from not1heast to southwest. Lots 1, 2 and 5 have very gentle slopes on the order ofless than 1 percent up to about 4 percent gradient. Lots 3 and 4 have gentle slopes on the order of 10 to 15 percent gradient. Much of the southern portion of the property is clemed meadowland. The entire northern pot1ion of the property is heavily vegetated with trees and a grove of trees is also located in the southeast corner. The paved driveway for the existing residence at 2505 Lynns Ave SE fonns the southern. boundary of the propeliy. The northern and castem edges of the property arc bordered by SE 99 110 Street and Lyons Avenue NE, respectively. The entire properll' is surrounded on all sides by single family residential development. Mappings The Geologic Map of King County, by Booth, 7)'oosl and Wisher. 20C Full Document interactive Gcoiogy Map shows this area of Renton is underlain by rc Available upon Request consisting of nonnally consolidated silty sands, sands and gravels (Q' 19532 \2UI AH;nuc Nt: Gary A. Flowers, PLLC Shoreline, Washingf01l98155·1106 EXHIBIT 9 Jill Ding From: Sent: To: Subject: Hi Jill, • betsyreamy@yahoo.com Thursday, February 11, 20164:30 PM Jill Ding Merritt Short Plat Comments • Per our conversation regarding the Merritt Short Plat I am emailing items which I believe are important and would ask to be addressed: 1. Drainage -the new residences will eliminate some of the natural absorption for rain water. We like to ensure that provisions (ie additional drainage, retention pond) are made to address this as the new lots are on a downward slope that continues across the street to our property. 2. Construction vehicles -given the location of the Merritt Property, we believe that it will be important to address the large trucks and equipment that will be brought in for the work along with the construction workers' cars. Lyons Avenue is busy and the Merritt property is just beyond a curve in the road. Having large trucks and equipment parked on that street will make an already delicate area worse. Planning for an alternate parking spot for trucks/equipment/vehicles would help to address this. 3. There are some very tall trees that border the Merritt property on Lyons Ave. If those are taken down as part of the coming development we would ask that we be given some advance notice for safety's sake. Thanks for your time. Please let me know if you have any questions regarding the above information. Betsy Reamy Sent from my iPhone EXHIBIT 10 1 Jill Ding From: Sent: To: Cc: Subject: Dear Ms. Ding: 10415 -147'h Avenue SE Renton, W A 98059 February 15, ,2016 J. Ding Renton Planner 1055 S. Grady Way Renton, W A 98057 re: LUA-000022 SHPL-A Dear Ms. Ding: • Claudia Donnelly <thedonnellys@oo.net> Wednesday, February 17, 2016 9:35 AM Jill Ding • Jennifer T. Henning; Chip Vincent; Council; Denis Law comment letter I live in King County and have approximately 19,000 square feet to my property. King County says that is just under a half acre. One acre amounts to 43,560 square feet. I don't want to stop Mike and Cindy Merritt from building on their property, but does Renton know what measurements mean? The property that they own is approximately 4.83 acres or 210,567 square feet. (This is where I goofed -which comes from having a stroke.) R-l zoning to me -and to most rational people means I house per acre If you subtract 14,822, 14,252,16,188, 23,664 and 27,378 from 210,567, that leaves you 114,263 square feet. 114,263 divided by 43,560 equals: 2.62 houses. I am sure that since it is in the Separator that they can get 3 houses out of this property. My concern is that where is the detention pond/vault going to go in order to protect May Creek? Thank you. Sincerely, EXHIBIT 11 1 i 1. Ding Renton Planner 1055 S. Grady Way Renton, WA 98057 • 10415 -147th Avenue SE Renton, WA 98059 February 15, , 2016 • re: LUA-000022 SHPL-A Dear Ms. Ding: I live in King County and have approximately 19,000 square feet to my property. King County says that is just under a half acre. One acre amounts to 43,560 square feet. I don't want to stop Mike and Cindy Merritt from building on their property, but does Renton know what measurements mean? The property that they own is approximately 4.83 acres or 210,567 square feet. (This is where I goofed -which comes from having a stroke.) R-1 zoning to me -and to most rational people means I house per acre If you subtract 14,822, 14,252,16,188, 23,664 and 27,378 from 210,567, that leaves you 114,263 square feet. 114,263 divided by 43,560 equals: 2.62 houses. I am sure that since it is in the Separator that they can get 3 houses out of this property. My concern is that where is the detention pond/vault going to go in order to protect May Creek? Thank you. Sincerely, _ . (!1IiMdi:· V&n ~ .. Claudia Donn~lly' . ,"., . . ,', , .' • ," '(_ I :' -,.' .••• , c. . , '. -, " ',' .. ~ ".'-. Jill Ding From: Sent: To: Cc: Subject: • Claudia Donnelly <thedonnellys@oo.net> Monday, February 29, 2016 8:51 AM Jill Ding Chip Vincent; Council Re: Proposed Merritt plans .- On Feb 29, 2016, at 8:03 AM, Claudia Donnelly <thedonnellys@oo.net> wrote: Dear Ms. Ding: I don't know if this is a result of my sending a letter to you about the proposed Merritt plans or not. Last Monday, my mail box was not damaged; but on Tuesday, I noted that the handle we use to open it was nussmg. I've had a lot of stuff like that happen when Renton officials don't like me questioning their actions. I also noted that our side fence had been pushed in like someone tried to open it to let our dog out? Among the many things that have happened: 1. I saw a map in 1998 that showed a sewer line going down Greenes Stream to my property and then traversing my back yard to my side yard and then down 147th to Stonegate. I'm told 'Not to worry, we do this all the time". 2. Last summer, we had a lot of real estate agents calling us -from Renton to Woodinville -one weekend to say they got an email from us -using an old email that only 2 other individuals know about -saying they would help us plan our move to Yakima. Then I had a local realtor agent call me and asked me what I wanted to talk to him about - I have never met the man nor do I know where he lives. Then this past summer, his wife? tailgated me down to Coal Creek Parkway where she called my psycho and gave me the finger. Or what about when Comcast called us because a Renton official drove our neighborhood and didn't like the way our Comcast wire was attached to our roof. The AG's office told me to tell Renton officials to mind their own business. And then last Tuesday, I needed a screw driver to get into my mail box because the handle was broken off. We will be watching our property and if need be, report it to the Sheriff's office. U.S. leaders -President Obama and Sheriff John Urquhart in public service messages have said that if you see anything out of the ordinary to report it and let others deal with it. That's all I am doing -and if Renton officials don't want to obey state or city laws/ordinances, that's your problem - I will continue to speak out. You might want to show the Merritts' Renton ordinance 4667 -which is the May Valley Prezone ordinance passed by the City Council in 1997. I am attaching an annexation case from 1995 where Renton broke the law and got caught.. Have a good day. Thank you. Claudia Donnelly 1 Jill Ding From: Sent: To: Subject: Betsy, • Jill Ding Thursday, February 18, 2016 11:17 AM 'betsyreamy@yahoo.com' RE: Merritt Short Plat Comments • Thank you for your comments, they have been included in the official file for consideration by the decision maker. Below are my responses to your questions: 1. Drainage: A drainage plan and report were submitted with the project application. Based on the submitted information, the applicant is proposing to infiltrate any stormwater generated by the project onsite via infiltration trenches. Any storm drainage improvements will be required to comply with the 2009 King County Surface Water Design Manual (KCSWDM) and City of Renton Amendment to the KCSWDM. 2. Construction Vehicles: According to the applicant's construction mitigation description, vehicle parking and material storage are proposed to be accommodated onsite. A formal traffic control plan will be reviewed and approved at the time of Utility Construction Permit review. 3. Trees: A tree retention plan was submitted with the application materials. The tree retention plan indicates that all trees located along Lyons Ave NE would be retained as part of the short plat development. Please let me know if I can be of further assistance. Thank you, Jill Ding Senior Planner CED City of Renton (425) 430-6598 jding@rentonwa.gov -----Original Message----- From: betsyreamy@yahoo.com [mailto:betsyreamy@yahoo.com] Sent: Thursday, February 11, 20164:30 PM To: Jill Ding Subject: Merritt Short Plat Comments Hi Jill, Per our conversation regarding the Merritt Short Plat I am emailing items which I believe are important and would ask to be addressed: EXHIBIT 12 1 1. Drainage -the new residences will !inate some of the natural absorption foln water. We like to ensure that provisions (ie additional drainage, retention pond) are made to address this as the new lots are on a downward slope that continues across the street to our property. 2. Construction vehicles -given the location of the Merritt Property, we believe that it will be important to address the large trucks and equipment that will be brought in for the work along with the construction workers' cars. lyons Avenue is busy and the Merritt property is just beyond a curve in the road. Having large trucks and equipment parked on that street will make an already delicate area worse. Planning for an alternate parking spot for trucks/equipment/vehicles would help to address this. 3. There are some very tall trees that border the Merritt property on lyons Ave. If those are taken down as part of the coming development we would ask that we be given some advance notice for safety'S sake. Thanks for your time. Please let me know if you have any questions regarding the above information. Betsy Reamy Sent from my iPhone 2 Jill Ding From: Sent: To: Cc: Subject: Ms. Donnelly, • Jill Ding Thursday, February 18, 2016 11:21 AM 'Claudia Donnelly' • Jennifer T. Henning; Chip Vincent; Council; Denis Law RE: comment letter Thank you for your comments on the Merritt Short Plat (LUA16-000022). Your comments have been included in the official land use file for consideration by the decision maker. In addition, you have been made a party of record for this project. As a party of record, you will receive a copy of the Administrative Decision for this short plat. Sincerely, Jill Ding Senior Planner CED City of Renton (425) 430-6598 jding@rentonwa.gov From: Claudia Donnelly [mailto:thedonnellys@oo.netj Sent: Wednesday, February 17, 20169:35 AM To: Jill Ding Cc: Jennifer T. Henning; Chip Vincent; Council; Denis Law Subject: comment letter Dear Ms. Ding: 10415 -147th Avenue SE Renton, W A 98059 February IS, ,2016 J. Ding Renton Planner 1055 S. Grady Way Renton, W A 98057 EXHIBIT 13 1 • • re: LUA-000022 SHPL-A Dear Ms. Ding: I live in King County and have approximately 19,000 square feet to my property. King County says that isjust under a half acre. One acre amounts to 43,560 square feet. I don't want to stop Mike and Cindy Merritt from building on their property, but does Renton know what measurements mean? The property that they own is approximately 4.83 acres or 210,567 square feet. (This is where I goofed -which comes from having a stroke.) R-I zoning to me -and to most rational people means I house per acre If you subtract 14,822, 14,252,16,188, 23,664 and 27,378 from 210,567, that leaves you 114,263 square feet. 114,263 divided by 43,560 equals: 2.62 houses. I am sure that since it is in the Separator that they can get 3 houses out of this property. My concern is that where is the detention pond/vault going to go in order to protect May Creek? Thank you. Sincerely, Claudia Donnelly 2 ~~~~~~~~~~~~~~~~~~~--~~~~~~~--~~~~~~~~~~~~-----~-• • Department of Community and Economic Development Planning Division ADMINISTRATIVE POLICY/CODE INTERPRETATION ADMINISTRATIVE POLICY/CODE INTERPRETATION #: CI-73 -REVISED MUNICIPAL CODE SECTIONS: 4-2-110.A, 4-2-110.B, 4-2-110.0, 4-2-115, 4-11-020, and 4-11-230 REFERENCE: SUBJECT: BACKGROUND: Residential Building Height (RC thru RMF) Erratum Statement: CI-73 implemented changes to the method of height measurement for structures in the RC through RMF zones. This erratum statement affects the two-story limitation for R-14 zoned properties by increasing it to three. Docket #116 advocates for increased height and story limits for select zones, including the RMF zone. The R-14 zone is transitional between the R-IO and RMF, and therefore R-14 standards are intended to offer a compromise between the restrictions of the R-lO and the allowances of the RMF zone. By limiting wall plate height to 24' yet allowing three stories, the R-14 zone would provide an appropriate transition between the R-IO and RMF zones with respect to building height. By definition, the current method to determine a building's height is to measure the average height of the highest roof surface from the grade plane (i.e., average grade). The maximum height allowed in the RC through R-14 zones is 30 feet (35' in the RMF). The implementation of a "maximum height" (RMC 4-2-110.A) as applied to roofed buildings is inconsistent and contradictory with the intent and purpose statements of Title IV related to residential design (RMC 4-2-115). Further, regulating the height of non-roofed structures is unenforceable by Title IV (except for Building Code). The ambiguity and contradictory aspects of the code exist for two reasons: 1. Height is measured to the midpoint of a rool Full Document t 2. Flat roofs are able to be as tall as buildings", Available upon Reques increases the building's massing. H:\CED\Planning\Title IV\Docket\Administrative Policy Code Interpretation\CI-73\Code Interp EXHIBIT 14 -----~~- ] J ] ] ] ] ] ] ] ~ ] ] J ] J 1 ] J , ] IlillllllllllilliillllllJilJlllJllllJlllJlllll1 ! ~j!PfPP~if!P~ n • £ ~&~!%~§!J&j~£jj H :;. ~~~~~~~~2~~~~~~~~~~ ,,~: 0: ;> ~ ! • i ' ~ , • ~ • Ii • ~ • ! l' ! 5It~jlt~"-"''''"<X'' ~li:u. u u" I 1< ~lifj~flllfA' ~.~J h ! linn" jI i •• L" ~~~~""l~ ~ ,~ ~~ , A_b~b~~ ~b~~~~~_~_~_~t~~~~b ~~~~~ ~~~b~~~bb&~~~ ~ ~~~~~~~~kk~kk~b~~~~ ~b~~~ §§g~~§ @§!~~E~Ela~E@ij6~~~~ ~~6~~ 19~i~~~~~i~~~ i ~~~i~~~Eli~!~i~ii~* i§~~g , I N-' I ' --"':" , W, \}72 EXHIBIT 15 ADVISORY NOTES TO APPteANT LUA 16-000022 Application Date: January 14, 2016 Name: Merritt Subdivision Review -Land Use ~i I II ~.p CJ~ .CitY.O~~., --------~l!$1ID Site Address: 2505 Lyons Ave NE Renton, WA 98059-4113 Version 1 I March 10, 2016 I I have reviewed the above referenced preliminary short plat ,"I)milll~1 Information needed for final short plat approval includes the following: Note the City of Renton land use action number and land record number, LUA16 000022 and LND 20 0626, respectively, on the final short plat submittal. The type size used for the land record number should be smaller than that used for the land use action number. Provide short plat and lot closure calculations. The city will provide addresses for the proposed lots as soon as possible. Note said addresses on the final short plat drawing. Do note encroachments, if any. Note all easements, covenants and agreements of record on the drawing. The City of Renton Administrator, PublicWorks Department, is the only city official who signs the final short plat. Provide an appropriate approval block and signature line. Pertinent King County approval blocks also need to be noted on the drawing. All vested owner(s) of the subject final short plat need to sign the final short plat drawing. Include notary blocks as needed. Note that if there are easements, restrictive covenants or agreements to others (City of Renton, etc.) as part of this subdivision, they can be recorded concurrently with the final short plat. The final short plat drawing and the associated document(s) are to be given to the Project Manager as a package. The recording number(s) for the associated document(s) are to be referenced on the final short plat drawing. thereof. otherwise approved by the Development Services Division. 2. Commercial, multi family, new single family and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be permitted on Sundays. 3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1 st and March 31 st of each year. The Development Services Division's approval of this work is required prior to final inspection and approval of the permit. 4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is being cleared. 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. 6. The applicant shall erect and maintain six foot (6') high chain link temporary construction fenCing around the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be placed on fencing every fifty feet (50') indicating the words, "NO TRESPASSING -Protected Trees" or on each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the applicant shall provide supervision whenever equipment or trucks are moving near trees. 7. This permit is shall comply with the Bald and Golden Eagle Protection Act. The permitted is responsible for adhering to the U.S. Fish and Wildlife Service National Bald Guidelines and lor U.S. i and EXHIBIT 16 Ran: March 10, 2016 ADVISORY NOTES TO APpeANT LUA 16-000022 PLAN -Planning Review -Land Use e City °ThIDrm e Version 1 I March 10, 2016 :"'j, Fiti;~?i:%.0;,(i;i;~~:i;;~;k:¥.i!' •. '.·._.'f:rm~t(¢%.,J;()V;:~.~:';:~."i:~.tHfAA.~· .. ;s;. :W~~·::: :;:i, '~}:'~.~fflw.":qi;"'iU; /N~,jV't:/4~;!f:il;,:;;1·~":1r£:~;"":~·~;X'~',\ffR%p':I,<1j4ti:J';,tM~:?h7AJt(~#:.f~#:'~1¥'!J~pjf~'~f,,~;:,..;1j~2,>Uf;\%I.~~~~;;';·,4d Engineering ~e\!le.w)p~!1lments Ji!'4l!:i': l~,&,iXiii~%i,JJ,,~Sj\?l i '!ii; ... ··.'··'~!6\Contact: i~l)n.'Fo.wI.El!'J1 ;,!25~43P',7382jl·afowle(.@r.entonwa:gov; Recommendations: Engineering Review: I have reviewed the application for the Merritt Subdivision at 2505 Lyons Ave NE and have the following comments: EXISTING CONDITIONS Water Water service is provided by the KC Water District 90. Sewer Waslewater service is provided by the Cily of Renlon. Storm The existing property does not contain stormwater facilities. There are stormwater mains located in Lyons Ave NE fronting the subject property. CODE REQUIREMENTS WATER 1. The applicant shall provide a water availability certificate from KC Water District 90. A copy of the approved water plan from KC Water District 90 shall be provided to the City prior to approval of the Utility Construction Permit. SEWER 1. There is an 8 inch sanitary sewer main in Lyons Ave NE. The applicant has proposed an 8 inch extension from the sanitary sewer main in Lyons Ave NE through the development in order to provide sanitary sewer services to each of the 5 proposed lots. 2. Wastewater system development charges (SOC) are applicable to each lot. SOC fee for sewer is based on the size of the new domestic water meters to serve the project. SOC fees for up to a 1 inch meter is $2,242.00/meter. 3. The Honey Creek Sewer Interceptor Special Assessment District (SAD) fee is applicable to the proposed development. The SAD fee is $250.00 per lot. 4. The development is proposing connection of (4) new homes and (1) existing home to the public sewer system. The total fee is $12,460.00. This is payable prior to issuance of the utility construction permit. SURFACE WATER 1. A suriace water development fee of $1,485.00 per new dwelling unit will apply. The project proposes the addition of (4) new single family residences. The total fee is $5,940.00. This is payable prior to issuance of the utilily construction permit. 2. A drainage report, dated November 20, 2015, was submitted by Ofte Engineers, PLLC with the site plan application. Based on the City of Renton's flow control map, this site falls within the Flow Control Duration Standard for Forested Conditions. The development is subject to Full Drainage Review in accordance with the 2009 King County Suriace Water Design Manual (KCSWDM) and the City of Renton Amendments to the KCSWDM. All core and special requirements have been discussed in the provided drainage report. 3. The subject property has two separate discharge paints. The southerly portion of the property discharges to the south into a ditch which runs along the southern property line. From there is flows downstream, into Greene's Creek and finally into a large wetland area associated with May Creek. The remaining runoft from the existing site includes one single family residence which contains infiltration trenches to mitigate the roof run oft from the property. The remaining area of the property sheet flows into the public storm system along the west side of Lyons Ave NE. 4. The location of the existing infiltration trenches for the existing residence is not evident on the plans. If the existing trenches services the existing residence will fall outside of the proposed boundary line for the lot, an easement will be required. 5. The development proposes the use of infiltration trenches to be located on each new property to mitigate the added impervious suriaces created by the subject property. Based on the drainage report provided, the project is exempt from providing additional flow control facilities since the increase in the developed runoft from the existing runoft is less than 0.10 cfs in the existing 100 year peak flow. Should any changes in the proposed project result in an increase to the 100 year peak flow, the use of on site flow control facilities will need to be re evaluated at that time. 6. As currently designed, the project creates less than 5,000 square feet of new pollution generating impervious suriace (PGIS), and is therefore exempt from water qualily treatment as defined in the 2009 KCSWDM. Should any changes in the proposed project result in an increase to the PGIS, the use of on site water quality facilities will need to be re evaluated at that time. 7. No downstream flooding or erosion issues were identified in the drainage report. TRANSPORTATION 1. The proposed project fronts Lyons Ave NE, which is classified as a residential access street. Minimum right of way width for this street classification is 53 feet. Existing right of way width in Lyons Ave NE varies from 48 feet to 78 feet, the narrowest ROW being at the southeast corner of the property. ROW dedication will be required to provide a minimum of 53 feet of ROW across the full length of the property. This dedication will vary from approximately 5 feet to 0 feet depending on final survey. 2. To meet the City's complete street standards, street improvements, including a pavement width of 26 feet from the center line, curb, gutter, and 8 foot planter strip, 5 foot sidewalk, and storm drainage improvements are required to be constructed in the right of way fronting the site per City code 4 6 060. 3. The applicant may submit an application to the City requesting a modification to keep the existing street frontage improvements and existing ROW width in Lyons Ave NE as outlined in City code 49 250C5d. 4. Private access streets are allowed for access to six or fewer lots provided at least two lots abut a public right of way. As currently Ran: March 10, 2016 Page 2 of 4 ---------------_ .. _---------------------- ADVISORY NOTES TO APP.ANT LUA 16-000022 Review -Land Use I == access street. 5. Private streets must meet requirements for emergency services access and must provide a turnaround in compliance with City code 460601. a. Emergency access is required within 150 feet of all points on the buildings. b. Hammerhead turnaround shall have a design approved by the Administrator and Fire and Emergency Services. c. The private street is required to have a minimum 20 foot wide paved roadway and shall be constructed to support emergency vehicles. d. The private street shall be constructed in accordance with City standards, including a minimum of 4" asphalt over 6" crushed rock. e. No sidewalks are required for private streets. f. Drainage improvements are required. g. The maximum driveway grade for a private street shall not exceed 15%. h. Developer will be required to install street signage for the private street in accordance with City standards. i. An easement will be required to create the private street. j. The private street must be installed prior to recording of the plat. 6. Street lighting and street trees are required to meet current city standards. 7. Payment of the transportation impact fee is applicable on the construction of the single family houses at the time of application for the building permit. The current rate of transportation impact fee is $2,951.17 per new single family house. Traffic impact fees will be owed at the time of building permit issuance. Based on the City's current fee schedule, estimated traffic impact fees for the proposed development will be $11,804.68. Fees are subject to change. The transportation impact fee that is current at the time of building permit application will be levied. 8. Paving and trench restoration shall comply with the City's Trench Restoration and Overlay Requirements. 9. Tract B -Pump house appears to be land locked. If access to the pump house will be required, an access easement should be provided. GENERAL COMMENTS 1. Adequate separation between utilities shall be provided in accordance with code requirements. 2. All construction utility permits for drainage and street improvements will require separate plan submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. i I I Each I on sheets. Recommendations: i mpact Comnnerlts: 1. The fire impact fees are applicable at the rate of $495.10 per single family unit. This fee is paid at time of building permit. Credit would be granted for one existing home. Code Related Comments: 1. The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300 feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. Existing hydrants can be counted toward the requirement as long as they meet current code, including 5 inch storz fittings. Existing hydrants are not within 300 feet of the furthest proposed dwellings, so new hydrants are required. A water availability certificate is required from King County Water District 90. Fire sprinklers may have to be installed for larger homes due to likely dead end water main installed in this plat. 2. Fire department apparatus access roadways are required to be minimum 20 feet wide fully paved, with 25 feet inside and 45 feet outside turning radius. Fire access roadways shall be constructed to support a 30 ton vehicle with 75 psi point loading. Access is required within 150 feet of all points on the buildings. Dead end streets that exceed 150 feet are required to have an approved turnaround. Recommendations: 1. Parks Impact per Onjiina"ce 2. Provide trail/sidewalk connection to recorded trail easment (Langley Ridge at May Creek 20080212000465) for connetion to Park and May Creek Trail 3. Trail/sidewalk connectionn to connect to Lyons Ave .lNE 26th to the East. Ran: March 10, 2016 Page 3 of 4 ADVISORY NOTES TO APP.ANT LUA 16-000022 Ran: March 10, 2016 Page 4 of 4 ., DEPARTMENT OF COMMUNITY AND ECONOMIC DEVElOPMENT A. ADMINISTRATIVE REPORT & DECISION DECISION: o APPROVED DENIED REPORT DATE: March 10, 2016 Project Name: Merritt Short Plat --------------------• CITY OF ~APPROVED Owner/Applicant/Contact: Michael and Cynthia Merritt, 2S05 Lyons Avenue NE, Renton, WA 98059 File Number: LUA16-000022, SHPL-A Project Manager: Jill Ding, Senior Planner Project Summary: The applicant is requesting preliminary short plat approval for the subdivision of an existing 210,567 square foot (4.83 acre) site into 5 lots and 3 tracts (Tracts A, B, and C). The project site is located within the Residential-l (R-l) zone and the May Valley Urban Separator. The proposed lots would have areas of: 14,822 sq. ft. (Lot 1), 14,252 sq. ft. (Lot 2), 16,188 sq. ft. (Lot 3), 23,664 sq. ft. (Lot 4), and 27,378 sq. ft. (Lot 5). Tract A is proposed as an open space tract, Tract B is proposed as an irrigation pump house tract, Tract C is proposed as a shared driveway. Access to the proposed lots would be provided via a 26-foot wide shared driveway (Tract C), which terminates in a hammerhead turnaround. An existing single family residence is proposed to remain on Lot 4, the existing asphalt driveway serving Lot 4 would be removed as part of the short plat development, and a new access driveway would be provided off of the proposed shared driveway (Tract C). Sensitive slopes (slopes with grades between 25 and 40 percent) and a high erosion hazard area are mapped on the project site. Project Location: 2505 Lyons Avenue NE Site Area: 210,567 square feet (4.83 acres) Project Location Map Admin Report 1. Ding Renton Planner 1055 S.Grady Way Renton, WA 98057 • 10415 -147th Avenue SE Renton, WA 98059 February 15, , 2016 • re: LUA-000022 SHPL-A Dear Ms. Ding: I live in King County and have approximately 19,000 square feet to my property. King County says that is just under a half acre. One acre amounts.to 43,560 square feet. I don't want to stop Mike and Cindy Merritt from building on their property, but does Renton know what measurements mean? The property that they own is approximately 4.83 acres br 210,567 square feet. (This is where I goofed -:-which comes from having a stroke.) R-1 zoning to me -and to most rational people means I house per acre If you subtract 14,822, 14,252,16,188, 23,664 and 27,378 from 210,567, that leaves you 114,263 square feet. 114,263 divided by 43,560 equals: 2.62 houses. I am sure that since it is in the Separator that they can get 3 houses out of this property. My concern is that where is the det~ntion pondlvai.Ilt going to go in order to protect May Creek? Thank you. Sincerely, ·'r!!d~1i:'.V6n,~ ClaudIa Donnelly ,.' ......., '. .," . ' '.'" ,-" ". . 'j,' Denis Law Mayor February 1, 2016 Tim Locke' King County Housing Authority 600 Andover ParkWest Seattle,WA 98188:: ,', c~";m~~i~ & Econ~mii: Development Dep,artment , C.E."Chip:'Vincent,Administrator , SUBJECT: REQUESTFORSIGNED PLAN SETS AND NOTICE OF LOT LINE:, , ADJUSTMENT APPROVAL " '" .,' ',',' , LUA14"0002i6;lLAI Van~age Point Apartments Dear Mr. Locke: The City of Renton has finished reviewing your' proposed lot ,line 'adjustment and is riow , ready.to send the final version for recording.Please,submit fi~e sets of original signed" lot line adjustment pl~ri sets' and a check for $31.62 mad~ out to Postal Express to my" 'atteritioriat the sixth floor counter of City Hall;, Please verify that the plan sets have been signed by alLowners of record and:have been ' notarized, with ah ink stamp (n()t embossed)::, Alsoph!ase note that all dates should be, changed to reflect 2016; " The ink, stamp' must be legible so that King County will ' promptly r~cord the lot line adjustmimt.' ' This decision to ~pprovethe proposed lot line adjustment is subject to a fourteen (14) day appeal period, from' the date 'of this letter. Any appeals of the administrative decision must be filed with the City of 'Renton Hearing Examiner:' by 5:00 pm, February , 15, 2016. Appeals 'must be filed in writing together with the required fee with: Hearing Examiner" City of Renton,lOss South Grady Way, ~entori; WA 98057; 'Appeals to the Examiner are governed by RMC 4-8-110 and information on the appeal process may,be obtained from the'City Clerk's Office, (425) 430-6510., If you have further questions regarding this project, please call me at (425) 430-7219. :;?~~ ;OC~I Timmons Senior Planner Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov Jill Ding From: Sent: To: Subject: Betsy, • Jill Ding Thursday, February 18, 2016 11:17 AM 'betsyreamy@yahoo.com' RE: Merritt Short Plat Comments --------------------------------- • l-.1..lA {(,,-0000 ~ Thank you for your comments, they have been included in the official file for consideration by the decision maker. Below are my responses to your questions: 1. Drainage: A drainage plan and report were submitted with the project application. Based on the submitted information, the applicant is proposing to infiltrate any stormwater generated by the project onsite via infiltration trenches. Any storm drainage improvements will be required to comply with the 2009 King County Surface Water Design Manual (KCSWDM) and City of Renton Amendment to the KCSWDM. 2. Construction Vehicles: According to the applicant's construction mitigation description, vehicle parking and material storage are proposed to be accommodated onsite. A formal traffic control plan will be reviewed and approved at the time of Utility Construction Permit review. 3. Trees: A tree retention plan was submitted with the application materials. The tree retention plan indicates that all trees located along Lyons Ave NE would be retained as part of the short plat development. Please let me know if I can be of further assistance. Thank you, Jill Ding Senior Planner CED City of Renton (425) 430-6598 jding@rentonwa.gov -----Original Message----- From: betsyreamy@yahoo.com [mailto:betsyreamy@yahoo.com] Sent: ThurSday, February 11, 20164:30 PM To: Jill Ding Subject: Merritt Short Plat Comments Hi Jill, Per our conversation regarding the Merritt Short Plat I am emailing items which I believe are important and would ask to be addressed: 1 • • 1. Drainage -the new residences will eliminate some of the natural absorption for rain water. We like to ensure that provisions (ie additional drainage, retention pond) are made to address this as the new lots are on a downward slope that continues across the street to our property. 2. Construction vehicles -given the location of the Merritt Property, we believe that it will be important to address the large trucks and equipment that will be brought in for the work along with the construction workers' cars. Lyons Avenue is busy and the Merritt property is just beyond a curve in the road. Having large trucks and equipment parked on that street will make an already delicate area worse. Planning for an alternate parking spot for trucks/equipment/vehicles would help to address this. 3. There are some very tall trees that border the Merritt property on Lyons Ave. If those are taken down as part of the coming development we would ask that we be given some advance notice for safety's sake. Thanks for your time. Please let me know if you have any questions regarding the above information. Betsy Reamy Sent from my iPhone 2 .--------------------------------------------- Jill Ding From: Sent: To: Cc: Subject: Ms. Donnelly, • Jill Ding Thursday, February 18, 2016 11:21 AM 'Claudia Donnelly' • Jennifer T. Henning; Chip Vincent; Council; Denis Law RE: comment letter LVJ>. tl..-OOOO~ Thank you for your comments on the Merritt Short Plat (LUA16-000022). Your comments have been included in the official land use file for consideration by the decision maker. In addition, you have been made a party of record for this project. As a party of record, you will receive a copy of the Administrative Decision for this short plat. Sincerely, Jill Ding Senior Planner CED City of Renton (425) 430-6598 jding@rentonwa.gov From: Claudia Donnelly [mailto:thedonnellys@oo.net) Sent: Wednesday, February 17, 2016 9:35 AM To: Jill Ding Cc: Jennifer T. Henning; Chip Vincent; Council; Denis Law Subject: comment letter Dear Ms. Ding: 10415 -147'h Avenue SE Renton, W A 98059 February 15, , 2016 J. Ding Renton Planner 1055 S. Grady Way Renton, W A 98057 1 • • re: LUA-000022 SHPL-A Dear Ms. Ding: I live in King County and have approximately 19,000 square feet to my property. King County says that is just under a half acre. One acre amounts to 43,560 square feet. I don't want to stop Mike and Cindy Merritt from building on their property, but does Renton know what measurements mean? The property that they own is approximately 4.83 acres or 210,567 square feet. (This is where I goofed -which comes from having a stroke.) R-l zoning to me -and to most rational people means I house per acre If you subtract 14,822, 14,252,16,188, 23,664 and 27,378 from 210,567, that leaves you 114,263 square feet. 114,263 divided by 43,560 equals: 2.62 houses. I am sure that since it is in the Separator that they can get 3 houses out of this property. My concern is that where is the detention pond/vault going to go in order to protect May Creek? Thank you. Sincerely, Claudia Donnelly 2 Leslie Betlach Plan Review Routing Slip Plan Number: LUA16-000022 Name: Merritt Subdivision Site Address: 2505 LYONS AVE N E Description: The applicant is requesting preliminary short plat approval for the subdivision of an existing 210,567 square foot (4.83 acre) site into Slots and 3 tracts (Tracts A, B, and C). The project site is located within the' Residential-1 (R-1) zone and the May Valley Urban Separator. The proposed lots would have areas of: 14,822 sq. ft. (Lot 1), 14,252 sq. ft. (Lot 2), 16,188 sq. ft. (Lot 3), 23,664 sq. ft. (Lot 4), and 27,378 sq. ft. (Lot 5). Tract A is proposed as an open space tract, Tract B is proposed as an irrigation pump house tract, Tract C is proposed as a private street. Access to the proposed lots would be provided via a 26-foot wide private street (Tract C), which terminates in a hammerhead turnaround. An existing Single family residence is proposed to remain on Lot 4, the existing asphalt driveway serving Lot 4 would be removed as part of the short plat development, and a new access driveway would be provided off of the proposed private street (Tract C). Sensitive slopes (slopes with grades between 25 and 40 percent) and a high erosion hazard area are mapped on the project site. Review Type: Community Services Review-Version 1 Date Assigned: Date Due: 01/28/2016 02/11/2016 Project Manager: Jill Ding Environmental Impact Earth Air Water Pia nts Land/Shoreline Use Animals Environmental Health Energy/Natural Resources Housing Aesthetics Where to enter your comments: Manage My Reviews Which types of comments should be entered: Light/GI a re Historic/Cultural Preservation Recreation Airport Environmental Utilities 10,000 Feet Tra ns portation 14,000 Feet Public Service Recommendation -Comments that impact the project including any of the Enivornmentallmpacts above. Correction -Corrections to the project that need to be made before the review can be completed and lor requesting submittal of additional documentation and/or resubmittal of existing documentation. What statuses should be used: Reviewed -I have reviewed the project and have no comments. Reviewed with Comments -I have reviewed the project and and I have comments entered in Recommendations. Correction/Resubmit -I have reviewed the project and the applicant needs to submit and/or resubmit documentation and I have added corrections in Corrections. l. 'PW1~ 1m pcxe-f-~.-pc.Y O'-Zl,1/Yle?VJ~ ~7D appf/~~ c5< ~vld.R.--~ ( I ~ lei -ewcd ft., ~ 0 nn.e.c..hcJVl fo ;-eclnolu:>! -ffai I Q=iD __ • vY\£N'It (LOl~tll~ 12-t~ af-Hr:~ Clteel<-2ooSor>tl ZOOO'1~) tH C(lt'\~ W\ fb < 11;1v1lC. lh.{;'1()( M:;:r Uu« 1::, Ii va,; / :3. -rril If ~I pi e.wa( t.. eo nYl,Ld-iM '-It; CdYllUcf 10 r ,fx Irlc M~ fr,~&a,q-:- 4 K~I\ <>f-f'fbM ~ vtfJ 1 ( I\·~ Jrro ~ (I<~ ~ stfee £-;/-//£ ~~ Signa ure a Director or Authori ed Representative Date ~ ~ , s: .1 w I '" I 0::: Z [:l I-.., C> s: CO 0 H-.10 RM-F ZONING MAP BOOK PLANNING -TECHNICAL SERVICES PRINTED DATE: 1010212013 This document is a graphic reprosent:rtion, not gua(rltead to survey aectrac:y, lJld is based on tho best information al'3itabla as of the date mawn. This map is intended ICf City display DUflloseS ontv. Community & Economic Development R-8 C6E 34 T24N R5E E 1/2 R'Il ---- o 420 E6E 10 T23N R5E E 1/2 es:---' 1:8,820 --____ -1 I .. j ." ... ; -RECEIVED JAN 1 4 2016 DIVISION 840 D6E ! Feet 03 T23N R5E E 112 Page 160180 City Limits 0 (COR) Commorc:iaVOlficaIReside!1tial 0 (R·4) Residential4dUlac C:: REnTON D (CV) Center Vi~e D (R-B) Re:;identialSdulac o PotentialAnne~ation Nea 0 (IH) Industrial He3O'y D (RC) ResOIlrce Conservation Zoning Designatil)ll 0 Ql) Inrustrial light 0 {RM-F} Residential t.tJ1ti.famil)' o (CAJ CommercialArterial 0 (1M! Industrial Medium CJ (RM-T) Res;. Mllti-Family Traditional o (CD) Center Downlown D (R-I) Residentialldulac D (RM-U) Res;. MJIti.fa-nily lkb .... Center D (eN) CommefcialNeighborhood 0 (R-IO) ResidentiailOdulac 0 (RMH) Residential Manufactured Homes D (CO) Commercial Office 0 (R·14) Residential 14du/ac D (Ue-NI) Urban Center North 1 o (UC-N2) Urban Ceoter Na1h 2 N t • • Michael & Cynthia Merritt Owner/Applicant Charles Reamy Party of Record 300' Surrounding Properties See Attached (Signature of Sender): STATE OF WASHINGTON COUNTY OF KING I certify that I know or have satisfactory evidence that Sabrina Mirante signed this instrument and acknowledged it to be his/her/their free and voluntary act for the YSE~!1S mentioned in the instrument. Dated: &11!!\ II 0 ~ in and for the State of Notary (print): ____ ...;~~Q!...:\:~~-""?...l...I<2Z-l:!VJ>L!:e.~r!...:s:>----------- My appointment expires: ~ J,.. ~q I .":2oq Merritt Short Plat LUA16-000022, SHPL-A template -affidavit of service by mailing 323059106 AN MALCOM+JACQUELINE 5516 NE 23RD ST RENTON, WA 98059 323059038 BONWELLJAMES L+JULIE P 2914 LYONS AVE NE RENTON, WA 98059 4187200310 BROUGHTON ERIK+TORI 5308 NE 26TH ST RENTON, WA 98059 323059317 CULBERTSON JASON ET AL 20211126TH PL SE KENT, WA 98031 4187200160 FARRIS CRAIG A+JENNIFER DAW 5212 NE 25TH ST RENTON, WA 98059 6061400210 HAYES RANDALL 5220 NE 24TH ST RENTON, WA 98059 4187200300 HOLMES ROBERT AJR+COURTNEY 5302 N E 26TH ST RENTON, WA 98059 8035400050 KIM BARO 5500 NE 26TH ST RENTON, WA 98059 4187200130 LAPIT2ADAM 5207 NE 25TH ST RENTON, WA 98059 323059108 MERRITT MICHAEL M+CYNTHIA L 2505 LYONS AVE NE RENTON, WA 98059 • 323059102 BENSON EDWARD A+JAYME L 5416 NE 26TH ST RENTON, WA 98059 323059038 BONWELLJAMES L+JULIE P 9616 Lyons Ave NE Renton,WA 98059 4187200120 CHAN ANTHONY K 5201 NE 25TH ST RENTON, WA 98059 6061400230 CURTIN TRUDY M 25409 LK WILDERNESS CC DR SE MAPLE VALLEY, WA 98038 8035400480 FOHRELL WILLIAM B & JAN E 2400 LYONS AVE NE RENTON, WA 98059 6061400200 HAYES RANDALL K 14322 SE 100TH PL RENTON, WA 98056 4187200320 HOLMES ROBERT A SR+TAMARA J 5320 NE 26TH ST RENTON, WA 98059 8035400490 KIM YOON JUN+KYUNG YOUNG LE 2406 LYONS AVE NE RENTON, WA 98059 4187200150 LOKENJENERRA+RYAN 5219 NE 25TH ST RENTON, WA 98059 8035400470 MUTTART GEORGE M+GINGER A R 2310 LYONS AVE NE RENTON, WA 98059 • 323059102 BENSON EDWARD A+JAYME L 5416 NE 26TH ST RENTON, WA 98059 8035400510 BOYDSTON TAMIE 2508 LYONS AVE NE RENTON, WA 98059 8035400530 CHRISTOPHERSON BRUCE K 5502 NE 24TH CT RENTON, WA 98059 8035400110 DALY MICHAEL 5305 NE 24TH CT RENTON, WA 98059 8035400060 FRIEDRICH HOWARD R+BARBARA 2401 LYONS AVE NE RENTON, WA 98059 8035400100 HAYS PAUL T 5304 NE 24TH CT RENTON, WA 98059 6061400170 JACKMAN DONALD C JR 14319 SE 100TH PL RENTON, WA 98059 6061400180 KRUGER KARL D+BERNADETTE M 2780 N VISTA GRANDE AVE PALM SPRINGS, CA 92262 8035400130 LONGFELLOW HAPPY D+CHRISTIN 5405 NE 24TH CT RENTON, WA 98059 4187200180 NGUYEN TIM+TRANG H LE 5200 NE 25TH ST RENTON, WA 98059 ~--------------------------------------------- • 6061400160 PHAM JACQUELINE T +NGUYEN JE 5209 NE 24TH ST RENTON, WA 98059 8035400090 SCHWART2 MICHAEL A 5310 NE 24TH CT RENTON, WA 98059 8035400040 · SPIER ROBERT J 5506 NE 26TH ST RENTON, WA 98059 8035400080 TODDERUD JOHN D+BRIDGET M 5316 NE 24TH CT · RENTON, WA 98059 • 8035400500 REAMY ELIZABETH A+REAMY CHA 2502 LYONS AV NE RENTON, WA 98059 4187200170 SIMMONS JAMIE+ TRICIA 5206 NE 25TH ST RENTON, WA 98059 8035400550 STONEGATE HOMEOWNERS ASSOC PO BOX 2691 RENTON, WA 98056 8035400070 VADNEY BRYAN L+KENDRA A 5404 NE 24TH CT RENTON, WA 98059 • 8035400030 SALAS MELISSA 5512 NE 26TH ST RENTON, WA 98059 4187200140 SLUGEN JURAJ 5213 NE 25TH ST RENTON, WA 98059 6061400220 TABERT SHAWN 5208 N E 24TH ST RENTON, WA 98059 8035400120 WINGERSON MICHELE E 5311 NE 24TH CT RENTON, WA 98059 _1lIRIlIIwWIIIUIJ'Mll!1gllllll!lllReJM1ltmllJlIIIIBMijiJllliljll!lllllle Charles Reamy Michael & Cynthia Merritt 2502 Lyons AYe NE 2505 Lyons AYe NE Renton. WA 98059 Renton. WA 98059 ,-----------------------------------------------------.-------------------------------------- • • ----"-R'"enton® NOTICE OF APPLICATION A Mutt' AppU .. d ... hi' "'"n fII,d '"" .<npt.~ wlllI tho Dopo.tmortl .1 C ..... unlty II r,anomle O""opm,n' IUDI-P ........ _ .. iNOtyol_ n..-....._IIr_II>I.ppIIQ_ ..... lllln......., Publ]cAPI" .... ... DAq Of HOTJCI! OIAPPUCATlON: to.....-,D,JDU PlOJ!Cf NIoMf/t.lUMllR' PlOJrcrDElCllIP11DN, Tho Ipplfanl I. ,oq ....... proHm'n,'V I."'" 1'101 __ .1 for 1M ,.bdl.",,,,, .1,. 01 .. .,. no,." '~LII" faot (4 13 .a.I.I~ 1m. 5 krtIlnd 1 tr'I<t> (Tracto A, ~, Ind q. Th. pr.jla 'It I j._willllntM_~I(R.ll ...... ndll>o"'_YV.IWrUrbans.;r.r.IOr,n..ptO.IIOAdlioll_..ld~atI&I 01: 11,812 'Q. It. (loIII. 14,2.51 ~ It. (Lot 11. 1&,188 sq, It. (1OI11. 13.664 .... It. (lDIoj. 'na 11.311 .... It. (Lot.). TroCl A I, ptOpoood II on op'. ~ .... <1. TrlCl e 1. propo...:! .. In Imlldan !>limp hou •• "ocr. T,.<I C I, prop.oed II • pt/YauI ........ _ 111II1II pIOposH loa ....... bI...-via Il~ _ ptMlI.ttHt (TtKt C)._ '''mlnolO,ln" hlmmo,hu. IurniIr"und. An .. 1 .. lnl'lIIII_ Iomify .-..id,n .. I. plOpO.oIIl11 .. mlm on Lot 4. It.. ,>isljnl .. phol< doivow"" >OM.,. Lot • would b ... """",", •• !>In 01 til, ,h.n pl., .... Iopmont, and • """' .au. _"'0'/ _ bI p,_offo'III. "",,,,,,",, ",,",," _ (TnoaQ. __ '*"-C .......... Ith.,adlll_ IS ond 4Q ~n:."tl'od • hll~ ',clkln nlta,d ....... ",,_II "" th. p,cjO<lI~'. P!RMITS/lIfV1EW IlEQUESTID, ShortPI.t APPUCANT/ ... DJICT CONTACT P~IISDIII: MI •• 'CIndy Momn /lS05 LVG"" A .. N~' R."", •• WA IICSg "l~·n1· 4403} ml ... ",II:lndymom"Om,n.oom <:omm_ "n th ...... 1",,110111 ... m ..... " tubmlttod In _. to.llll DI.1. 5_ PI,."." D .... nm ... of Com .... nily. Eca.Dml< D ... I"""' ..... lD!1 SDUtit G .. dy W..,. M •• ", .. WA 180S1. iI'I ':DO ....... D. '8"'" 11. lOP. 1f\'OU_quut_~tIt~~ ... _"'bo_,portyofroconlond_odd_I'IIIfj_1r¥ m.ii. ""."co: tho l'To)e<t Mo.op, ot (4lSl 41IH!lgl. AnyO,," w,," .u!>m ... "';"111 ,"",,,,,.," WIll ootom.\l<IItf bK<> ...... porty D' ", ... II,.d w~1 b. notilloci o',ny lIoc~lon on ,ill. prol.d.. PLEASE INCLUDE THE PROJECT NUMBER WHEN CALUNG FOR PROPER FILE IDENTIFICATION DATE Of APPUCATlON: JANUARY 14, lCIll NDTta OF COIW't.rn APPUCATlON, JANUAAV II, 201i "IOU would II •• to b. m.d •• party 01 'KCrd '0 n".~. furthor Inlorm.tlon on ,hi. pmpo"d p,cl'<:I. «>mlll.,. 'h" rOlm ,.d "tum '0: CHy or Ronton. CEO. PlannlnJ 0 ..... ,"". LOSS Sou'" G"dv W, •• R.n'on. WA gUD51 fll, N.m.} No.: M'm'" Inort rio' /LUAI6-1XIOl/22. SIlPL·A CERTIFICATION I, ,) ,'liP: ~ , hereby certify that 3 copies of the above document were"'posted in ~ conspicuous places or nearby the described property on Date:_...!,jcl--pl8l1l11L.!....:llo~ __ _ 5;""7 PI J?-:; STATE OF WASHINGTON SS COUNTY OF KING "' I certify that I know or have satisfactory evidence that __ .c\,~" .!..-, \l:\'---_"Dl.L!,.c.Qu:~'<__---_-----­ Signed this instrument and acknowledged it to be his/her/fileir free and ~Iuntary act for the uses and purposes mentioned in the instrument, ,.'-~'" \, \ \ I, " ./iQW 11,/ ... v~ lO..""'~\\'1 0' :~OII '~~ ~ -.:r: ff~ o~M,. ~ ii:' ~ ," Z ~ ::0 0 ::: ~'" .p" J;. ..... \ .ou.~~ 0·E 'J' "'/// 8. Z~· ~ = ~.,., Ihll\\\\"~~".,?>.:ii' ~ ~OF~~ ,,~ .' Notary (Print) :_---...:y..,,=~UL+--'1':.l-'"CZW!..ll><;S;.f0"'q...-----­ My appointment expires: b*, +6+ ~q ?o! 3- U j I. I I • ___ D2e~~:~~r~aw ... , ' .... --0.",., --.:1j~l() January28,2016 Mike & Cindy Merritt 2505 Lyons Ave NE Renton, WA' 98059 Community &EconomicDevelcipmentDepartmerit CE."Chip"Vincent,Administrator, " Subject:" Notice of Complete Application ,,' MerrittShortPlati LUA16-000022,SHPL-A ' DearMr.&.Mrs Merritt: , ThePlanriing Division of the City of Renton has determined that t~e s~bjectapplication isc~mpleteaccordingto submittal requirements and, ther~fore, is accepted for review.'. , ' --, ,.' , . '\ You will be notified if any additional information is reqUired~o continue~rocesSing your application .. , Please contact me at(425) 430-6598 if you have any questions. ,.' , . . . . " . Sincerely, Jill Ding , Senior Planner cc: Charles Reamy / Party of Record Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov ------------------------------ NOTICE OF APPLICATION A Master Application has been filed and accepted with the Department of Community & Economic Development (CEO) -Planninl Division of the City of Renton. The followinl briefly describes the application and the necessary Public Approvals. DATE OF NOTICE OF APPLICATION: January 28, 2016 PROJECT NAME/NUMBER: Merritt Short Plat / lUA16-000022, SHPl-A PROJECT DESCRIPTION: The applicant is requesting preliminary short plat approval for the subdivision of an existing 210,567 square foot (4.83 acre) site into 5 lots and 3 tracts (Tracts A, e, and C). The project site is located within the Residential-l (R-l) zone and the May Valley Urban Separator. The proposed lots would have areas of: 14,822 sq. ft. (lot 1), 14,252 sq. ft. (lot 2),16,188 sq. ft. (lot 3), 23,664 sq. ft. (lot 4), and 27,378 sq. ft. (lot 5). Tract A is proposed as an open space tract, Tract 8 is proposed as an irrigation pump house tract, Tract C is proposed as a private street. Access to the proposed lots would be provided via a 26-foot wide private street (Tract C), which terminates in a hammerhead turnaround. An existing single family residence is proposed to remain on lot 4, the existing asphalt driveway serving lot 4 would be removed as part of the short plat development, and a new access driveway would be provided off of the proposed private street (Tract C). Sensitive slopes (slopes with grades between 25 and 40 percent) and a high erosion hazard area are mapped on the project site. PROJECT LOCATION: 2505 lyons Ave NE PERMITS/REVIEW REQUESTEO: Short Plat APPLICANT/PROJECT CONTACT PERSON: Mike & Cindy Merritt / 2505 lyons Ave NE / Renton, WA 98059/425-271- 4408/ mikeandclndymerritt@msn.com Comments on the above application must be submitted in writing to Jill Dinl, Senior Planner, Department of Community & Economic Development, 1055 South Grady Way, Renton, WA 98057, by 5:00 p.m. on February 11, 2016. If you have questions about this proposal, or wish to be made a party of record and receiVe addItIonal notification by mail, contact the Project Manager at (425) 430-6598. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION DATE OF APPLICATION: JANUARY 14, 2016 NOTICE OF COMPLETE APPLICATION: JANUARY 28, 2016 If you would like to be made a party of record to receive further information on this proposed project, complete this form and return to: City of Renton, CEO, Planning Division, 1055 South Grady Way, Renton, WA 98057. File Name / No.: Merritt Short Piat!lUA16-000022, SHPl-A NAME: __________________________________________________________________ __ MAILING ADDRESS: _______________ City!Stale/Zip: ___________ _ TELEPHONE NO.: J.,~. • DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT •. --------;;:;::-;::;;-------......--·Renton ® Planning Division LAND USE PERMIT MASTER APPLICATION PROPERTY OWNER(S) NAME: Michael and Cynthia Merritt ADDRESS: 2505 Lyons Avenue NE CITY: ZIP: Renton 98059 TELEPHONE NUMBER: 425-271-4408 APPLICANT (if other than owner) NAME: Owner COMPANY (if applicable): ADDRESS: CITY: ZIP: TELEPHONE NUMBER: CONTACT PERSON NAME: Mike or Cindv Merritt COMPANY (if applicable): N/A ADDRESS: 2505 Lyons Ave NE CITY: ZIP: Renton 98059 TELEPHONE NUMBER AND EMAIL ADDRESS: 425-271-4408 mikeandcindymerritt@msn.com 1 E:\Personal\Final files\03 Land Use app form.docx Rev: 08/2015 PROJECT INFORMATION PROJECT OR DEVELOPMENT NAME: Merritt Short Plat PROJECT/ADDRESS(S)ILOCATION AND ZIP CODE: 2505 Lyons Avenue NE Renton, Wa 98059 KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): 032305910807 Parcel # 0323059108 EXISTING LAND USE(S): Single Family Residents PROPOSED LAND USE(S): Short Plat 5 lots, 50% open space per May Valley Urban Separator EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: Residential Low Density PROPOSED COMPREHENSIVE PLAN MAP DESIGNA liON (if applicable) N/A EXISTING ZONING: R-1 Urban Separator, granted R-4 when clustering over 10,000 sq foot lots) PROPOSED ZONING (if applicable): N/A SITE AREA (in square feet): 210,567 SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE DEDICATED: 0 . SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: 8,789 PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET ACRE (if applicable) 1.06 dw/ac NUMBER OF PROPOSED LOTS (if applicable) 5 NUMBER OF NEW DWELLING UNITS (if applicable): 4 ." Ir 1""'\ ~tCt.\ V \.-L-' R JI\N 1 4 20\6 CIT'l Of REN'TON PLANNING DiVISION ~ J. ", • • = PROJECT INFORMATI,=O..:...:NCJ.(-=-lco::..:n..:...:tc;...in:..::uc::.ed.=,I)L-______ ------, NUMBER OF EXISTING DWELLING UNITS (if applicable): PROJECT VALUE: 1 SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): N/A 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): 4700 o AQUIFIER PROTECTION AREA ONE SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL o AQUIFIER PROTECTION AREA TWO BUILDINGS (if applicable): N/A 0 FLOOD HAZARD AREA __ sq.ft. SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): 120 0 GEOLOGIC HAZARD __ sq. ft. NET FLOOR AREA ON NON-RESIDENTIAL BUILDINGS ('if 0 HABITAT CONSERVATION __ sq. ft. applicable): , 0 SHORELINE STREAMS & LAKES __ sq.ft. NUMBER OF EMPLOYEES TO B.E EMPLOYED BY THE NEW PROJECT (if applicable): 0 WETLANDS __ sq.ft. LEGAL DESCRIPTION OF PROPERTY (Attach legal description on separate sheet with the following Information included) SITUATE IN THE WEST 548 FEET OF GOVERNAMENT LOT 1 QUARTER OF SECTION}, TOWNSHIP NORHT, RANGE 5 EAST, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON AFFIDAVIT OF OWNERSHIP I, (Print Name/s) Michael and Cynthia Merritt, declare under penalty of perjury under the laws of the State of Washington that I am (please check one) t8J the current owner of the property involved in this application or 0 the authorized representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers herein contained and the information herewith are in all respects true and correct to the best of my knowledge and bellef. 6"e~ Signature of Owner/Representative Date S STATE OF WASHINGTON) ) SS COUNTY OF KING ) I certify that I know or have satisfactory evidence that m,(hce11'Y1 flla rn 'f/-",,,j (!ri~ /Ilwr;+t.igned this instrument and acknowledge it to be ;,miller/their free and voluntary act for the uses and purpose men'!iOned in the instrument. Dated' jJ..o I b -. I" "", , • " 5; SHOBI:\NA GAUTAM-PRA JAP: ,,~ sTATE OF WASHINGTON ,NOTARY PUBLIC , MY COMMISSION EXPIRES . 04-19-17 .. E:\Personal\Final flles\03 Land Use app form.docx J/B;l4 ;t~~b-lic-i-n~a-nd~fu-r-th-e-S-ta-te--of-W--as-h-in-g-to-n----------------- Sl-xhL,Y'Q, CC«J~&Y1-PY",,+o. r Notary (Print): My apPOintment expires: If /Iq /;ZO I 1- 2 Rev: 08/2015 • - • ctATAAA·MATIJJ,U) Al(MSQHa f>!OTtllo1lHZAW ~ nATe OUtll)q YflATOIII 23~lqXj 1010122IMMOO YM H·et·M & " ," -.. -"'I . ' ------------------------------- #, • • '- i ~ First American I Subdivision Guarantee ISSUED BY Schedule C GUARANTEE NUMBER First American Title Insurance Company 2363645 The land in the County of King, State of Washington, described as follows: PARCEL A: THE WEST 548 FEET OF GOVERNMENT LOT 1, SECTION 3, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., IN KING COUN1Y WASHINGTON; EXCEPT THE NORTH 744,708 FEET THEREOF. AND EXCEPT COUN1Y ROAD LESS ALL COAL AND MINERALS AND THE RIGHT TO EXPLORE FOR AND MINE THE SAME. PARCEL B: A NON-EXCLUSIVE EASEMENT FOR ROADWAY PURPOSES OVER AND ACROSS THAT PORTION OF THE SOUTH 15 FEET OF SAID NORTHEAST QUARTER OF THE NORTHEAST QUARTER LYlNG EAST OF A UNE WHICH IS 563 FEET EAST OF AND PARALLEL TO THE WEST UNE OF SAID SUBDIVISION; EXCEPT COUN1Y ROAD. PARCEL C: A NON-EXCLUSIVE EASEMENT FOR ROADWAY PURPOSES AS A MEANS OF INGRESS AND EGRESS OVER AND ACROSS A STRIP OF LAND 30 FEET IN WIDTH, THE CENTER UNE OF WHICH IS DESCRIBED AS FOLLOWS: BEGINNING AT A POINT ON THE SOUTH UNE OF SAID NORTHEAST QUARTER OF THE NORTHEAST QUARTER WHICH IS 548 FEET EAST OF THE SOUTHWEST CORNER THEREOF; AND RUNNING THENCE NORTH PARALUEL TO THE WEST UNE OF SAID SUBDIVISION TO TERMINATE AT A POINT WHICHIS 744.708 FEET SOUTH AND 548 FEET EAST OF THE NORTHWEST CORNER OF SAID SUBDIVISION. AND EXCEPT ALL COAL AND MINERALS AND THE RIGHT TO EXPLORE FOR AND MINE THE SAME, AS RESERVED BY DEED RECORDED UNDER KING COUN1Y RECORDING NO. 192931. SITUATE IN THE COUN1Y OF KING, STATE OF WASHINGTON. , torm 5003353 (7-H4) tage 9 of9 ruarantee Number: 2363645 CLTA ,# 14 Subdivision Guarantee (4-1O-7S) Washington 10 -0'i L-____________________________________________ ~ • MERRITT SHORT PLAT 2505 LyonsAve NE 55ingle Family Residence PROJECT NARRA TIVE • The proposal is to construct 4 new homes on the property located in the eastern portion of the Renton Highlands west of Lyons Avenue NE, just south ofNE 26th Street. There is currently I home on the property making the fifth lot. The said property is contained in the Urban Separator where 50% of the property is required to be open space which will be its own Tract (A) and be owned and managed through the CC&R' s. The natural drainage from the property would be to the east towards Lyons Ave. Currently everything drains naturally with the property sandy loam. The property is flat with a 5% grade towards Lyons Avenue. The drainage enters the City system on Lyons Avenue NE and continues to flow south. The drainage will be using well systems and only street water draining to Lyons Avenue then to May Valley creek. Permits required: Land Use Action permit, Utility permits, and Building permits Zoning designation: The property is zoned Single Family Residential R-l but is allowed to use R-4 designation (4-2-110.D #32) and clustering the lots to a portion of the 4.83 acres. The surrounding area is zoned single-family residential. Current Use: Residential single family & pump house to stay for irrigation only. Special features: No sensitive areas or special features are on or near the property. Soil Type/Drainage: The drainage design for the proposed short plat would use a gravel filled trench infiltration system to collect the runofffrom future impervious areas and infiltrate into the under lying sands. Proposed use: 5 single family residences with lots greater than 10,000 sq ft. (I of the 5 residences already exists) Access: Access to the project would be from LYDns Avenue NE from a prDpDsed private road internal tD the project and suppDrted with CC&R's. AlllDts wDuld access off the proposed pri vate road. Proposed Offsite improvements: ND Dffsite improvements are proposed. LYDns Avenue NE alDng the frDntage has been improved to the full roadway sectiDn as part Df the Stonegate develDpment. Sewer, water, and stDrm are IDcated within LYDns Avenue along the frontage of the project. ND offsite imprDvements are necess'ary tD provide public services tD this property. All other improvements are propDsed tD be Dn site or frontage. Total estimated cost / Fair market value: Estimated cDnstructiDn CDst $100,000; Market value (cDmpleted hDmes) $5,000,000 Estimated quantities: 785 cubic yards Df cut material and 115 cubic yards of fill material will be generated during the installatiDn Dfthe private road and utilities. ND excess material will be remDved from the site. A temporary stockpile area has been set aside Dn LDt 5. This excess (stockpiled) material will be used to backfill the new houses as they are being constructed. Trees removed: There are 64 existing trees on lots 1-5, all but 5 trees on these lots will be removed as part ofrDad, utilities, and building site areas. 2 will be removed to provide private access tD the rear lots. Based upon required tree retention, 18 trees are required to be saved or planted. There are 10 existing trees being proposed to be saved along the nDrtherly propelty and RECEIVED JAN 1 4 2016 CITY OF RENTON PLANNING DIVISION ------~ ------~ • • the existing home. We are proposing to plant 8 trees; (2) trees per lot; I 1/2" caliper trees within the project after the completion of each house for landscaping purposes. Tract (A) open space will retain well over 100 trees, 75+ to be greater than 12 inches. Dedication to the City: NI A Proposed size, number and range: Tract A consists of 105,285 sq feet, heavily treed, Lots 1-5 will be greater than 10,000 square feet Job shacks, sales trailers, and model home: No proposal at this time DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS Planning Division 1055 South Grady Way-Renton, WA 98057 Phone' 425 430 7200 I www rentonw' gov -., LAND USE PERMIT SUBMITTAL REQUIREMENTS: WAIVED MODIFIED COMMENTS: BY: BY: ---- Arborist Report 4 Biological Assessment 4 Jc9-. Calculations 1 Colored Maps for Display, m -- Construction Mitigation Description 2AN04 .-- Deed of Right-of-Way Dedication 1 Density Worksheet, j-- Drainage Control Plan z Drainage Report, -- Elevations, Architectural 3 AND 4 Environmental Checklist 4 III Existing Covenants (Recorded Copy) lAN04 Existing Easements (Recorded Copy) lAN04 .. _- Flood Hazard Data, )& Floor Plans 'AND' _ ... -"----------------- Geotechnical Report lAND' -- Grading Elevations & Plan, Conceptual, Grading Elevations & Plan, Detailed 1 Habitat Data Report, ~_\9.-- -~----'---_.0-------- Improvement Deferral, -~-- Irrigation Plan, PROJECT NAME: _-I-'M--'-"'M'rLL1u'H-'-___________ _ DATE: ---'-~.:..::( 5'-1-')' .... 5'--_______ _ Ii: \ efl)\ Oil til \F or ms-Tern p 1M e.r. \5e I f·H e Ip H a ndoIJ t s\ Pia n n i n g\ Waive rSli bm itta Ireqs. rJocx RE~~lY,l~D JAN 1 4 2016 CIl'i Of RENTON PLANNING DIVISION • • -----------------------------------.. -------.. ~--. LAND USE PERMIT SUDMIITAL REQUIREMENTS: WAIVED MODIFIED COMMENTS: BY: BY: 1--.---------~-,-.---,------------.----.. ---.. ---- King County Assessor's Map Indicating Site, Landscape Plan, Conceptual, -- Landscape Plan, Detailed. Legal Description. - Letter of Understanding of Geological Risk, -~ Map of Existing Site Conditions, Master Application Form, Monument Cards (one per monument), Neighborhood Detail Map. - Overall Plat Plan, SbL------- Parking, Lot Coverage & Landscaping Analysis, Plan Reductions (PMTs), Post Office Approval, Plat Name Reservation, ------ Plat Plan. Preapplication Meeting Summary. Public Works Approval Letter> Rehabilitation Plan. Screening Detail • Shoreline Tracking Worksheet, Site Plan 'AND' ---- Stream or Lake Study, Standard, ~O- Stream or Lake Study, Supplemental, Stream or Lake Mitigation Plan, Street Profiles, Title Report or Plat Certificate lAND' ----,----"._ .. --- Topography Map, ------- Traffic Study, •. ". __ .-.. -.• -- Tree Cutting/Land Clearing Plan. --_ .• ---"--- Urban Design l1egulations Analysis. ------,----- Utilities Plan, Generalized, -.-.---.. -._, .. , .... _-_ .. '- Wetlands Mitigation plan, Final. --t-----------------------_ .. _. Wetlands Mitigation Plan, Preliminary. -------------------------------------- 2 H:\CED\OClla\Form!,-Temptates\Self.Help Hilndout5\PliJnning\Wiliv£!rsubrniltillreq~.dnc)( Hcv:08/2015 LAND USE PERMIT SUBMITIAL REQUIREMENTS: Wetlands Report/Delineation 4 Wireless: Applicant Agreement Statement 'AND' Inventory of Existing Sites 'AND' Lease Agreement! Draft lAND3 Map of Existing Site Conditions 'AND' Map o(View Area 'AND' Photosimulations, AND' This Requirement may be waived by: 1. Property Services 2 Development Engineering Plan Review 3 Building 4 Planning WAIVED MODIFIED BY: BY: }'Jl I 1:\CED\Oata\Forms-Templates\Self-He Ip H 1'1 ndouts\Planning\ Waiversubmittalreqs. docx - COMMENTS: .--.. o1e.o..'JI-rw" ... I'A. ~ Wf...tl""""-'l I I K..<:..onh ~' Hev: 08/1.:0.1!i PR'APPllCATION MEETING'OR Merritt Subdivision 2505 lyons Avenue NE PRE 14-000470 CITY OF RENTON ---. -.---~"~--~---~ Department of Community & Economic Development Planning Division May 15, 2014 Contact Information: Planner: Jill Ding, 425.430.6598 Public Works Plan Reviewer: Rohini Nair, 425.430.7298 Fire Prevention Reviewer: Corey Thomas, 425.430.7024 -------BLiJ!ging,Qeparfmentg~~i¢wer:;~f~'fifBUr:r)ill~~4i!?A30.i290' ~._"', ,~~-;:., .. -':.~.'::o,.-... ,· 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). RECEIVED JAN 1 4 2016 CITY Of RENTON PLANNING DIVISION UCrI-\f\ IIVICI'J I VI""" L.VIV.IUI\l11 Y AND ECONOMIC DEVtr'OPMENT DATE: TO: FROM: SUBJECT: MEMORANDUM 5/13/2014 12:00:00AM Jill Ding, Senior Planner Rohini Nair, plan Reviewer (Merritt Subdivision) PRE14-000470 NOTE: The applicant is cautioned that information contained in this summary is preliminary and non -binding and may not 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. 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 , Th e Ii roposi;!d ,de:VeJopmeotiswithi&,fbe~Wat~~D.istr.ii:t gO (WD90j,Water.5er.viCe area;, <W<itar;serviGe,'. . . ',.jC.","~, .• ,. availability certificate from the WD90 must be provided to the City during the land use application. Approved water plans from WD90 must be provided to the City during the Utility Construction permit review. Please note that Water District 90 may require the use of a separate water meter (separate from the domestic water meter) if a residential fire sprinkler system is required for the new homes. SANITARY SEWER 1. Sewer service is provided by the City of Renton. There is an 8-inch sewer main in the Lyons Ave 2. 8-inch sewer main extension is required in the proposed internal road upto the east property line of proposed Lot 5. Individual sewer stubs and individual side sewers to serve each house will be required. 3. The development is subject to a wastewater system development charge (SOC) fee. SOC fee for sewer is based on the size of the new domestic waters to serve the project. The current sewerfee for a I-inch meter install is $2,033.00. 4. The HoneyCreek Sewer Interceptor Special Assessment District (SAD) fee is applicable. This SAD fee is $250 per lot. SURFACE WATER 1. A drainage report complying with the City adopted 2009 King County Surface Water Manual and City Amendments will be required. Based on the City's flow control map, the site falls within the Flow Control Duration Standard, Forested Site Conditions. Refer to Figure 1.1.2.A -Flow chart for determining the type of drainage review required in the City of Renton 2009 Surface Water Design Manual Amendment. The drainage report must account for all the improvements provided, by the project. Stormwater improvements based on tr drainage report study will be required to be provided by the developer. 2. The project must construct its own on-site stormwater facility based on the drainage study for the Page 1 of 3 p'yposea snort plat. Ille ~tone. plat stormwater tacility was deSigned. different standards . .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. The geotech report must include information stating whether the soil is suitable/not suitable for infiltration. 4. Surface water system development fee per single family lot is $1,228.00. Credit will be given to the existing home .. 5. A Construction Stormwater Permit from Department of Ecology is required if clearing and grading of the site exceeds one acre . . : _ l\~RANSPORTATION .' ~ 1. Payment of the transportation impact fee is applicable on the development at the time of building permit . 'Vf. issuance. The current transportation impact fee rate for single family is $1,430.72 per house. The ¥ _ transportation impact fee that is current at the time of building permit application will be levied, payable at ~1 issuance of building permit. Credit is applicable to the existing dwelling. 2. Lyon Ave NE is a residential street. As per King County assessor map, the existing right of way (ROW) on the frontage on Lyons Ave NE varies from 48 feet to 78 feet. As per RMC 4-6-060, the right of way width required on a residential street is 53 feet. Therefore, the ROW dedication applicable to provide the 53 feet ROW width on the site frontage on Lyons Ave SE is required. This dedication may vary from approximately 6 feet to ° feet depending on final survey. AS per RMC 4-6-060, street improvements including 26 feet wide paved road, 0.5 feet wide curb, 8 feet Wide landscaped planter, and 5 feet wide sidewalk is required on residential street. Therefore, a half street paved width of either 13 feet or a width matching the existing half street paved width along the corridor (the larger number is applicable) is required on Lyons Ave Nt:. 0.5 feet wide curb, 8 feet wide landscaped planter, and 5 feet wide sidewalk, are the required frontage improven1ents on Lyons Ave NE .. ::~. )6.·~Ii1'ter~ncil~cc"e';"ss"{· ~ 1''''''r:~ .... .2:~,;·",,·-·-~··;i:t.-:·.:... ";'.~~7o-,:,~.,~.~.~'.'_·'~!",'~·i· '~~ 7·;,·-:"'·:·.·r'~;:;:i'~·:.::,~. ,"" ;.:-",,~;; Option A: As per RMC 4-6-060, private streets are allowed for access to six or fewer lots, provided atleast 2 of the 6 lots abut the public right of way. The minimum access easement width for a private street is 26 feet. Fire Department will require a minimum paved width of 20 feet for a private street. 'Drainage improvements are required on private streets. A pavement thickness including minimum 4" asphalt over 6" of crushed rock i required on the private street. Road name sign will be required to be provided by the developer at the intersection of the private street with Lyons Ave NE. As per RMC 4-6-060, a hammerhead or wide sac turnaround (and meeting Fire Department requiremeilt) is required on dead end streets. Maximum slope of any access is 15%. Or Option B: The preapp submittal drawing shows a 42 feet wide access as the internal access street. The developer can provide a limited access residential public street as the internal access. The minimum required ROW width on a limited access residential street is 45 feet. However, the paved width along it is only 18 feet, therefore a modification request may be submitted for a 47 feet ROW width with 20 feet paved width to serV( as the internal.access. 7. As per RMC 4-6-060, street lighting is required from the development which includes more than 4 residential units. 6. Refer to City code 4-4-080 regarding driveway regulations regarding location, slope, width, etc. Minimum separation of driveway from property line is 5 feet. Will the existing access to the existing house be abandoned? 7. All utilities serving the site are required to be undergrounded. Page 2 of 3 I:'" Ajlco-n~~ru~~i;r~'o~ service u. permits for drainage and street imprcAnents will require separate pl'1I1 submittals. All utility plans shall conform to the Renton Drafting Standard~Plans shall be prepared by a licensed Civil Engineer. 2. When utility plans are complete, please submit three (3) copies of the draWings, two (2) copies ofthc drainage report, the permit application, an itemized cost of construction estimate, and application fee at the counter on the sixth floor. 3. All sewer stubs, water services and storm connections are required to be provided to each lot prior to recording of the short plat. . . . ~,.j.,\.7 •. ::-_.:.:/,_-.•• ;.-:'t:~1 ;.."t! ... t, Page 3 of 3 .': • DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT DATE: TO: FROM: SUBJECT: MEMORANDUM May 15, 2014 Pre-application File No. 14-000470 Jill Ding, Senior Planner Merritt Subdivision General: We have completed a preliminary review of the pre-application for the above- referenced development proposal. The following comr:nents 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,fe)l!.s..~.cti,bp?e.!J or siteplanni{lg.en,dp,t~er gesign ch1!11$es.C?51.l!Jr,~cJ.,by CiW S,taff:.Qr;·.,.".,.c •. , iii'iitlebythe 'a-pplicant. N€'applitant'ise'ricburage1l'tb'reviewall applicablf!"setti6hs 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 project site is located on the west side of Lyons Avenue NE between NE 24th Street and NE 26 th Street at 2505 Lyons Avenue NE (parcel no. 032305- 9108). The property is located within the Residential 1 dwelling unit per acre (R-l) zoning designation and is within the May Valley Urban Separator. The site area is approximately 209,524 sf (4.81 acres). The proposal is to subdivide the property into 5 lots. An existing residence is proposed to remain on proposed Lot 1. Access to the proposed lots would be provided via a new 42-foot wide road terminating in a cul-de- sac. There is sensitive slopes and erosion hazards on the project site, and a potential for wetlands. Current Use: The property has one existing Single-family residence proposed to remain. Zoning: The area, including this property, has a Comprehensive Plan land use designation of Residential Low Density (RLD) and is zoned Residential 1 dwelling unit per acre (R-l). h:\ced\planning\current planning\preapps\14-000470. jill\pre14-000470 -current planning comments.doc ."~-";."':::::. !{ Merritt Subdivision, PRE14.70 Page 2 of 6 . May 15, 2014 • Development Standards: The project is subject to RMC 4-2-110A, "Development Standards for Residential Zoning Designations" effective at the time of complete application (noted as "R-l standards'~ herei~). Density -There are no minimum density requirements in the R-l zone. The maximum density permitted is 1 dwelling unit per net acre, except that in designated Urban Separators density of up to 1 unit per gross acre may be permitted subject to conditions in RMC 4-3-110, Urban Separator Overlay Regulations. The area of public and private streets and critical areas would be deducted from the gross site area to determine the "net" site area prior to calculating density. All fractions which result from net density calculations shall be truncated at two (2) numbers past the decimal (e.g., 4.5678 becomes 4.56). Calculations for minimum or maximum density which result in a fraction that is 0.50 or greater shall be rounded up to the nearest whole number. Those density calculations resulting in a fraction that is less than 0.50 shall be rounded down to the nearest whole number. Area within the proposed 42-foot wide street was not provided with the PrE;- application materials, therefore staff was unable to calculate the net site area. Using the gross square footage of the property (209,524 square feet), the proposal would result in a gross density of 1.04 du/acre (5 lots / 4.81 gross ac = 1.04 du/acre), which exceeds the maximum density permitted in the R-l zone. Per RMC 4-2-1~OD.2 "Use- related provisions that are not eligible for a variance include: building size, units per structure/lot, or densities." Therefore the proposal would need to be revised to a , ,'""'l.o :", .Z'·"·' : .. ;" . ~.:;~,~~~:'Aillxiiifti;n:Qf4,jotS.to (;Qmiiiy.wittn'he'mijximWifdlliisltv~er;';;H:t~~1itihtit.'.i-.)b.·.c.n.'.e.-,·. ' ..•... :;.;. I ' "'!;. :~i~:.~·i..:....·.::;:~;,·~~·',;-~_:~ .. ,::,~ Lot Size -The minimum lot size permitted in the R-l zone is 1 acre, except 10,000 square feet may be permitted for cluster development. Within designated urban separators, clustering is required; individual lots shall not be less than 10,000 square feet and development shall be consistent with RMC 4-3-110, Urban Separator Overlay Regulations. No information was provided with the application regarding the ·sizes of the proposed lots; therefore staff was' unable to verify compliance with this requirement. i Lot Width and Depth -The minimum lot width is 75 feet for interior lots and 85 feet for corner lots, except for cluster development which permits a minimum lot width of 70 feet for interior lots and 80 feet for corner lots. The minimum lot depth is 85 feet, except for cluster development which permits a minimum lot depth of 80 feet. No lot dimensions were provided with the submitted pre-application materials, therefore staff was unable to verify compliance with the minimum lot width and depth requirements. Setbacks -Setbacks are the distance between the building and the property line or any private access easement. Setback requirements in the R-l zone are as follows: minimum front yard, 30 feet; minimum side yard, 15 feet; minimum side yard along a street, 20 feet; minimum rear yard, 25 feet. No dimensions were provided with the h:\ced\planningklill.~lanning\preaQQs\14-00047D. ji!!.\Qrg11:DDD470 -current planning comments.doch:\,ed\~laAAiAg\'"rreAt ~la~(""pps\l~ gg~Hl14-99W9!f-.wffeflt-j>l_g c.emmeflts,aeG Merritt Subdivision, PREl.0470 Page 3 of6 May 15, 2014 • submitted pre-application materials; therefore staff was unable to verify compliance with the setback requirements. Building Height -The maximum building height allowed is 30 feet. Building height would be verified at the time of building permit review. Building Coverage -The maximum coverage of a lot by primary and accessory buildings is 20 percent. Building coverage requirements would be verified at the time of building permit review. Impervious Surface Area -The maximum amount of impervious surface allowed in the R-l zone is 30 percent. Impervious surface requirements would be verified at the time of building permit review. Residential Design and Open Space Standards: All single family residences would be subject to the Residential Design Standards outlined in RMC 4-2-115. Residential Design Review occurs as part ofthe Building Permit Review. Landscaping: The development standards require that all pervious areas within the property boundaries be landscaped. Therefore, all areas of the site not covered by structures, required parking, access, circulation or patios, must be landscaped with native, drought-resistant vegetative cover. Ten feet (10') of on-site landscaping is required along all public st(eet frontages, with the exception of areas for required walkways and driveways. In addition, two trees are required in the front yard setback ',_ , 'C,'" ,pJea of ,each lot "Yhe.o ... there, are no st[~t. treE:~,. within, the,str.ee~ .rigbt~of7way. as """ '.' , ..• :.' r~ferenced'inlheiilridstape ;'eg~l~tion;'(RMCC"4:4-:'076F) ...... "'. ',.,:." '., ..... "":" .. _.,, .. , •. ' Please refer to landscape regulations (RMC.4-4-070) for furth er general and specific landscape requirements. A conceptual landscape plan would be required at the time of formal Short Plat application. Significant Tree Retention: If significant trees (greater than 6-inch caliper) are proposed to be removed a tree inventory and a tree retention plan along with a tree retention worksheet shall be provided with the formal land use application. The tree retention plan must show preservation of at least 30 percent of significant trees, and indicate how proposed building footprints would be site~ to accommodate preservation of significant trees that would be retained. If the trees cannot be retained, they may be replaced with minimum 2 inch caliper trees at a ratio of six to one. Access/Parking: Access to the proposed lots would be proVided via a new 42-foot wide street terminating in a cul-de-sac turnaround. Per RMC 4-6-060 private streets may be permitted for access up to 6 or fewer lots, provided at least 2 of the 6 lots abut a public right-of-way. Such private streets shall consist of a minimum of a 26-foot easement with a 12-foot pavemen't width (unless required :for emergency access then the paving requirement increases to 20 feet), A shared driveway may be permitted for access up to a maximum of 4 lots. Up to 3 of the lots may use the driveway as primary emergency access, The private access easement shall be a minimum of 16 feet in Width, with a h:\cedlplanninglcurrent planning\preappS\14·000470, jililpre14·000470· current planning comments.doclr.\Eeo\planning\€ufreAt plaAning\preapps\14 000399\pre14 000399 G~g eemmeA·ts:-GB€ Merritt Subdivision, PREl.470 Page 4 of 6 May 15, 2014 • maximum 12 feet of paving, unless required for emergency access then the paving requirement increases to 20 feet within a 20-foot easement. It appears the proposed lots could be served by a shared driveway as a maximum of 4 lots would be permitted on the project site, Two off street parking spaces are required for each proposed lot. Regulations pertaining to parking can be found at RMC 4-4-080. Driveways: The maximum driveway slopes cannot exceed 15%, provided that driveways exceeding 8% are to provide slotted drains at the lower end of the driveway. If the grade exceeds 15%, a variance is required. The maximum width of single loaded garage driveways shall not exceed nine feet (9') and double loaded garage driveways shall not exceed sixteen feet (16'). Compliance with driveway requirements would be verified at the time of building permit review. Urban Separator Overlay: The project site is located within the May Valley Urban Separator Overlay. According to the May Valley Urban Separator Overlay map, the northern half of the project site is encumbered by an area mapped as Contiguous Open Space. Approval of a plat on an undeveloped legal lot in the May Valley Urban Separator Overlay shall require dedication of 50% of the gross land area of the parcel or parcels as a non-revocable open space tract dedicated to a homeowners association. Forest/vegetation clearing shall be limited'to a maximum of 35 percent of the gross acreage ofthe site except: ... ,.,~,.... .•••• ' ". .;, ... : -:-:~ -:-:. -. ..-'»';: ,~: .. -,,-:"","~":::-: .... ~~' ..... :. :-. -.'.~"[ ,: ........ ,....... .,:: • .. , ,. t"·'~"Y' I. The·-p'e~cferitiigil"of·:fbrest/vegetattof'(-"CbVerage i·may be'In'treased'tci 'qualifyrfoJ'-"1:n'e··'" ,,0/>,. '_'0 ... density bonus allowed in RMC 4-2-1100. ii. Modification of the percentage of forest/vegetation retention may be approved if determined necessary to meet the surface water retention/detention standards of subsection E5d of this Section. iii. Forest/vegetation clearing greater than thirty five percent (35%) of individual building sites may be approved to allow grading for a home site; prOVided, that: (a) A landscape plan is provided for each bUilding site showing compensating replanting of species with the same or better water retention and erosion control functions; (b) Five percent (5%) additional replacement landscaping per site is provided; (c) Plant caliper is sufficient to achieve needed water retention and erosion control functions; (d) Individual trees or stands of trees are retained when feasible. Feasibility is defined as locations and tree health sufficient to ensure continued viability of the tree and safety of structures within the developed portion of the lot; and (e) The landscape plan provides massing of plant material to create either a connection to required open space or is of sufficient size to create functional wildlife habitat. h:\ced\planning\current planning\Qreapps\14-000470. jill\pre14-000470 -current planning comments.docR:\cee\~laAAiAg\C"ffeAt ph3AAiAg\j>fea~~s\14-fJOO399\~re14 000399 c"rr""~ €9ffiffl€ nts. doc 7 Merritt Subdivision, PREAo470 Page S of 6 May 15, 2014 • b. If the existing cleared area of a site, as of Mar'ch 21, 2005, is greater than thirty five percent (35%), approval of a plat shall require replanting of forest/vegetative cover. c. Forest/vegetation cover may include a combination of Northwest native vegetation including conifer, deciduous trees and shrubs sufficient to provide water retention and erosion control. If existing vegetation is found to be insufficient to meet forest/vegetation coverage standards, additional plantings shall be required. d. Stormwater management shall comply with the Surface Water Design Manual. (Ord. 5526, 2-1-2010) e. Private access easements and improvements shall be established at the minimum standard needed to meet public safety requirements. f. landscape plans required in RMC 4-4-070 shall include retention/replanting plans as applicable, consistent with standards and plant lists in King County Department of Natural Resources and Parks Water and land Resources Division Publication "Going Native." (Ord. 5676, 12-3-2012) Critical Areas: Based on City of Renton Critical Area maps, the site may contain areas identified as Sensitive Slopes and erosion hazards. Slopes between 25 percent and 40 percent are classified as "sensitive." A geotechnical report and topographic map will be required at time of short plat submittal!...The study shall demonstrate that the proposal . _. will.no.t incrE'!asgShe !hr<:!at"ofcth~:geologicaJ~!lz~rdwadjacentproperties I:!~yo.nd·th.e " ·:,_.-.:c~;;·:,,:,,:,:,-:,", ... ,·. ~'":I'; '\' I 'r··'''#··'''':-~·'':·''·''·.l -!. , .. ··-·I..,....:·::--= . .,,;',";:·I·"-'·~., \ ..... ,~_ ........ , ... ;.~.,-_.; "1,1 .-.. ":,_ - . pr'e~development conditions, the proposal will not adversely impa'cfcither critical area's, and the development can be safely accommodated on the site. In addition, the study shall assess soil conditions and detail construction measures to assure building stability There are many wetlands in the vicinity of the project site; as such a wetland reconnaissance shall be prOVided, clarifying the presence of wetlands on site. If wetlands are, determine to be located on or near the subject site, a wetland assessment and delineation would also be required. Environmental Review: Short Plats are exempt from SEPA Environmental Review pursuant to WAC 197-11-800, unless it is determined that there is a wetland located on the project site. Permit Requirements:.As a 4 lot subdivision, the proposed project will require Administrative Short Plat approval. The time from complete application to the close of the Administrative appeal period is approximately 6 weeks. The Short Plat application fee is $1,400. There is an additional 3% technology fee at the time of land use application. Detailed information regarding the land use application submittal is provided in the attached handouts. Construction of residential structures would follow installation of infrastructure and recording of the Final Short Plat. h:\ced\pla nn ing\cu rrent pJanning\preapps\14 -Q004 7.QJl!!lpre14-0004 70 -current planning comments.doc;A:\EeEi\plaRRiRg\<:-l!{-r-eAt-j>lafl~j~gl,pr-eapj>S\±4-DO039~G9:>f)9 E""eRt ~Ian";flg €_~ .:' .. Merritt Subdivision, PREla470 Poge 6 of6 May 15, 2014 ---------- • Fees: In addition to the applicable building and construction fees, impact fees would be required. Such fees would 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 2014 are as follows (credit will be given for the existing home): • Transportation Impact Fee -$1,430.72 per new single-family house; • Park Impact Fee -$963.01 per new single-family house; and • Fire Impact Fee -$479.28 per new single-family house, A handout listing the impact fees is attached. A Renton School District Impact Fee, which is currently $5,455.00 per new home, would be payable prior to building permit issuance. Note: When the formal application materials are complete, the applicant is strongly encouraged to have one copy of the application materials pre-screened at the 6th floor front counter prior to submitting the complete application package. Please contact Jill Ding, Senior Planner at jding@rentonwa.gov for an appointment. Expiration: Upon preliminary short plat approval, the project proponent has two years to comply with all conditions of approval and to submit the Short Plat for recording before the approval becomes null and void. The approval body that approved the original application may grant a single one-year extension. The approval body may require a public hearing for such extension. ;"". ~!;"., ",' . r : -;! ,,' :' ,-\. .' h:\ced\planning\current planning\preapps\14-000470. jill\pre14-000470 -current planning comments.docR :\ce9\~',aAA;,Agl,curreAt ~laAA~ea~~5\11 9Q9.99\prelQ 999.99 curr<>flt-j>l""fli"ll E8mmeAts.8sE '1 "'! ~ ;;: w I '" a: :z , .., '" l- I .., 0 I ;;: <0 Cl CA 11-_~.R,8 RM-F ZONING MAP BOOK PLANNING -TECHNICAL SERVICES PRINTED DATE: 10/0212013 Ttis document is a !1aphic represef1tation, not !;'l<ralteed to sulYey acclJ"acy, aJd is basad 00 the best information evaltablo as of !he date shown. This map is intended for City display pufl)0s8s onlY. Community & Economic Development R-8 • ., .. .1 I i RECEIVED JAN 1 4 20\6 E6E 10 T23N R5E E 112 o 420 840 h~1ii6~--!~iiiiiiiiiiiiiiiiil! Fee' 1:8,820 D6E 03 T23N RSE E 1/2 Page 16of80 City Limits D (COR) CommelciaVOlficelResiden~al 0 (R-4) Residential4dulac C] RENTON 0 (eV) Cenler Village 0 (R-B) Residential Bdulac [~Pot&ntiaIAMexaUOIl Aroa CJ (IH) Industrial Heavy 0 (RC) Re$O\lrce Conservation Zoning Dulgnation 0 Pl) Industrial Ugllt D (RM-F) Residential Multi.family o (CA) CommercialArlerial 0 (1M) Indusjrial MedIum 0 (RM-T) Resi. J.IlJlti·Family Tradi~onal o (CD) Center Oownbwo 0 (R-Il Residentialldulac CJ (RM-U) Resi, MJllrFam!ly !)bal Center D (eN) Commercial Neighborhood 0 (R·IO) Residentiall0dulac 0 (RIv'J1) Residential Maooladured Homes o (CO) Commercial Office 0 (R·14) Residential 14dulac 0 (UC.f41)Urban Genie!" NCO"th 1 o (UG-N2) Urba'l GentE{ NortI'l2 N t • MERRITT SHORT PLAT 2505 Lyons Ave NE 5 Single Family Residence CONSTRUCTION MITIGATION • Proposed Construction Dates (begin and end dates): Start of construction is proposed for the Winter/Spring of 20 16 with the demolition of 2 existing structures (bam, wood shed) and installation of utilities. New private road improvements along Lyons Avenue NE will cause disruption to traffic patterns in and around the project site. These frontage improvements will include: grinding and overlaying the streets, side sewer extensions, water service extensions, curb/gutter and sidewalk adjustments for new private road. Hours and days of operation: Monday through Friday or as otherwise allowed by City of Renton. Hours allowed by City of Renton. Proposed Hauling/ Transportation routes: Materials and labor to the site are proposed off of' Nile to 26 th to Lyons access. Parking and material storage will be on Lyons Avenue NE and on existing property. Vehicle parking and backfill material storage are proposed to be onsite. Parking will be available on Lyons this property has 200ft of existing frontage and on site as there is another access at this time. Material storage space will be available on site. Measures to minimize construction activities: The minimum construction activity will occur to provide the necessary public and private improvements for the project. Minimal grading is necessary to provide sub-grade for the private road. The soils arc clean sands and will provide excellent filtration of construction runoff. The frontage improvements will create the greatest amount of disruption to the community since the road needs to be inserted. Special hours: No special hours are necessary to complete construction. Weekend work may be necessary to complete the project on schedule; this will be determined by owner, contractor, and City of Renton. Preliminary Traffic Control Plan: Coordination with the City of Renton staff will be necessary to minimize disruption to traffic on Lyons Avenue NE. Once a contractor is selected, a traffic control plan will be submitted and approved prior to the pre-construction meeting with the City of Renton. This plan will be implemented prior to any construction activities. RECEIVED JAN 1 4 2016 CITY O~ ~1?t.,JYON PLANNING DIVISION J • • d ~. , ! , 'I .' I Ig I I > I , > ,~ -. 'z !~ 0 0 ~ " • r o UJ 2: UJ o LU ~ Mike and Cindy Merritt 2505 Lyons Avenue NE • October 17, 2015, revised December 9,2015 Mike and Cindy Merritt 2505 Lyons Avenue NE Renton, WA 98059 • SUBJECT: PROPERTY AT 2505 LYONS AVENUE NE, RENTON, WA, EXISTING TREE EVALUATION I conducted a site visit at the above-referenced site on October 12th and 13th to evaluate the overall health of each tree per the City of Renton's Municipal Code Section 4-4-130. Following are the existing significant trees found on the site along with their species, dbh, drip line (radius), overall health. See also Tree Retention Plan Sheet L-1 and L-2. As discussed with Mike Merritt during a visit prior to October 12th/13th, a portion of the property will be deeded to City of Renton. As such, not all trees were surveyed though a visual inventory was made by myself. The homeowner counted 75+ trees of >12" caliper in Tract A. Only those trees needed to show no replacement trees were included in the tree inventory. TREE RETENTION/REPLACEMENT CALCUAL TIONS 1. TOTAL TREES: 2. DEDUCTIONS: A. Trees that are dangerous: B. Trees in proposed public streets: C. Trees in proposed private access tracts: D. Trees in critical areas and buffers: 3. Subtract line 2 from line 1: 4. Project is in the R-1 zone: 51 trees x 0.3 = 5. Quantity of trees proposed to be retained: 6. Subtract line 5 from line 4 for trees to be replaced: (If line 6 is zero or less, no replacement trees are required) 64 3 o 10 o 51 15.3 22 -7 RECEIVED JAN 14 20\6 erN OIF RENTON PLANNING DIVISION Mike and Cindy Merritt 2505 Lyons Avenue NE • MERRITT SHORT PLAT TREE INVENTORY Tree No. DBH Species 001 48-Douglas Fir 002 12" Red Alder 003 10" Big Leaf Maple 004 12" Douglas Fir 0057",8" Serviceberry 006 18" Douglas Fir 0076",7",7" Big Leaf Maple 00836" Douglas Fir 009 12M Douglas Fir 010 18-Red Alder 011 18" Red AJder 01224" Douglas Fir 013 36" Douglas Fir 01420" Red Alder 01540" Western Red Cedar 01636" Douglas Fir 017 48" Western Red Cedar 01848-Western Red Cedar 01948" Douglas Fir 02048" Douglas Fir 0218",9",14" Red Alder 022 16" Red Alder 02318" Red Alder 02436" Douglas Fir 025 18" Douglas Fir 0268" Douglas Fir 02711",12" Red Alder 0288" Deciduous 029 10" Red Alder 0309" Red Alder 031 18" Red Alder 032 g" Deciduous 0336",7",8" Deciduous 0348",8" Deciduous 035 18" Red Alder 036 16" Red Alder 037 12" Red Alder 03814" Red Alder 039 12" Deciduous 0408" Deciduous 041 12" Red Aider 042 12" Red Alder 043 g" Red Alder 0449" Red Alder 045 g" Red Alder 0469" Red Alder 0479" Red Alder • Dripline, RETAIN or Radius REMOVE Notes 20' Remove Healthy 12' retain Healthy 14' retain Healthy 12' retain Healthy 10' retain Healthy 15' retain Healthy 18' retain Healthy 20' retain Healthy 15' retain Healthy 15' retain Healthy, leaning trunk 15' Remove Severely leaning trunk 20' retain Healthy 20' retain Healthy 15' Remove Unsurveyed, severe trunk lean 25' retain Healthy 25' retain Healthy 25' retain Healthy 25' retain Healthy 25' retain Healthy 25' retain Healthy 12' retain Healthy 15' retain Healthy 15' retain Heallhy 20' Remove Healthy 12' retain Healthy 10' retain Healthy 15' Remove Healthy 10' Remove Healthy 12' Remove Healthy 10' Remove Healthy 15' Remove Healthy 10' Remove Healthy 10' Remove Trunk damage, tree sap 10' Remove Double trunk, tree sap 15' Remove UnsulVoyed, Healthy 15' Remove Healthy; future access tract 12' Remove Healthy: future access tract 15' Remove Healthy 15' Remove Healthy 10' Remove Healthy 12' Remove Healthy 12' Remove Healthy 10' Remove Healthy; future access tract 10' Remove Healthy; future access tract 10' Remove Healthy: future access tracl 10' Remove Healthy; future access tract Missed by surveyor, future 10' Remove access tract ' .. Mike and Cindy Merritt 2505 Lyons Avenue NE 0488" 049 11M 050 "" 051 9" 0528" 0538" 0549" 05540" 056 24" 05724" 05830" 059 36" 06036" 061 g" 062 12" 0637" 0648" 065 7" 066 10" 067 10" 068 12" 0697" 070 7" 071 10· • Red Alder Red Alder Red Alder Red Alder Red Alder Red Alder Red Alder Big Leaf Maple Douglas Fir Douglas Fir Douglas Fir Western Red Cedar Douglas Fir Big Leaf Maple Red Alder Douglas Fir Douglas Fir Maple Maple Deodar Cedar Maple Deodar Cedar Western Red Cedar Maple • Healing trunk wound, healthy; 10' Remove future access tract 12' Remove Healthy 12' Remove Healthy 10' Remove Healthy. dead water sprouts 10' Remove Healthy. dead water sprouls 10' Remove Healthy 10' Remove Healthy 25' Remove Healthy 20' Remove Healthy 20' Remove Healthy 25' Remove Healthy 25' Remove Healthy 25' Remove Healthy 10' Remove Healthy 15' Remove Healthy 10' Remove Healthy 10' Remove Healthy 10' Healthy; lyons Ave right·of-way 10' Healthy; Lyons Ave righl-of-way Mostly dead, girdling roots: 8' Lyons Ave right-of-way 15' Remove Future access tract 8' Remove Future access tract 10' Right-of-way 10' Right·of-way • DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT DENSITY WORKSHEET 1. 2. 3. 4. 5. 6. Planning Division 1055 South Grady Way-Renton, WA 98057 Phone: 425-430-7200 I www.rentonwa.gov Gross area of property 210,567 Deductions: Certain areas are excluded from density calculations. These include: Public Streets' square feet Private access easements' 8,769 square feet Critical Areas" square feet Total excluded area: 8,769 Subtract line 2 (total excluded area) from line 1 for net area 201,798 Divide line 3 by 43,560 for net acreage 4.6326 Number of dwelling units or lots planned 5 Divide line 5 by line 4 for net density 1.0793 'Alleys (public or private) do not have to be excluded. square feet square feet square feet acres units/lots = dwelling units/acre "Critical Areas are defined as "Areas determined by the City to be not suitable for development and which are subject to the City's Critical Areas Regulations including very high -' .-landslide areas, protected slopes,. wetlands, or f/oodways." Critical Areas buffers are not 'C -deducted/excluded. RECEIVED JAN 1 4 Z016 1 CITY OF RENTON I H : \ CE D\Data \For m s-Tern p la tes \Self -Hel p Hand outs \Pla n n i ng\density.d OC F~ev:IOg/20f5'VISION / i , " . , Mike and Cindy Merritt 2505 Lyons Avenue NE TREE SPECIES: • Douglas Fir: Pseudotsuga menziesii Western Red Cedar: Thuja plicata Big Leaf Maple: Acer macrophyllum Red Alder: Alnus rubra Maple: Acer rubrum, cultivar unknown Deodar Cedar: Cedrus deodora Serviceberry: Amelanchier alnifolia ASSUMPTIONS: • 1. Only the numbered trees in this report have been examined. This report reflects the condition of the trees at the time of the site visit. There is no warranty or guarantee, expressed or implied that problems or deficiencies of the subject tree may not arise in the future. 2. All trees may fail atany time, with or without obvious defects, and with or without applied stress. A complete evaluation of the potential for this (a) tree to fail required excavation and examination of the base of the subject tree. Regards, VARLEY VARLEY VARLEY Jeff Varley Landscape Architect 12743 NE 170th Lane Woodinville, WA 98072 phone: 425-466-9430 email: varleyjeff@hotmail.com • Sewall Wetland Consulting. Inc. December 10, 2015 Michael Merritt 2505 Lyons Avenue NE Renton, Washington 98059 fDBox880 Fall 01)', W A <m24 RE: Parcel #0323059108 -Critical Area Report City of Renton, Washington SWC Job #15-192 Dear Michael, Phone: 25&\59-0515 This report describes our observations of jurisdictional wetlands, streams and/or buffers on or within 225' of Parcel # 0323059108, located at 2505 Lyons Avenue NE, in the City of Renton, Washington. EIVED JAN 1 4 2016 CITY 0;:: ~r.:!I!TON PLANNING DIVISION • • Merrittl# 15-192 Sewall Wetland Consulting, Inc. December 10.2015 Page 2 The site consists of a rectangular shaped parcel containing a single family home with a total area of 4.81 acres and located within the NE '/4 of Section 3, Township 23 North, Range 5 East of the W.M. METHODOLOGY Ed Sewall of Sewall Wetland Consulting. Inc. inspected the site on December 10,2015. The site was reviewed using methodology described in the Washington State Wetlands Identification Manual (WADOE, March 1997). This is the methodology currently recognized by the City of Renton and the State of Washington for wetland determinations and delineations. The site was also inspected using the methodology described in the Corps of Engineers Wetlands Delineation Manual (Environmental Laboratory, 1987), and the Western Mountains, Valleys and Coast region Supplement (Version 2.0) dated June 24,2010, as required by the US Army Corps of Engineers. Soil colors were identified using the 1990 Edited and Revised Edition of the Munsell Soil Color Charts (Kollmorgen Instruments Corp. 1990). OBSERVATIONS The site consists of an easterly sloping property with a high point on the west near the existing single family home. A large lawn area is located on the eastern side of the site and a forested area is located along the north side of the site. The site is surrounded by development with existing subdivisions locate immediately to the south, west, and north. Lyons Avenue NE abuts the eastern side of the site. Vegetation on the site consists of typical upland northwest forest species including douglas fir, western red cedar, bitter cherry, big leaf maple and red alder. Understory species in the forested area of the site includes salmonberry, vine maple, Himalayan blackberry and red elderberry. Soil pits excavated throughout the site revealed high chroma, dry sandy loarns and loarn sand which did not contain any wetland or hydric soil characteristics. • • Merritt/# 15-192 Sewall Wetland Consulting, Inc. December 10, 2015 Page 3 No wetlands or streams were found on the site, The closest off-site critical area is a stream, located east of the site and east of existing homes and Lyons Avenue, This stream is 180' at its closest point to the site which greatly exceeds the largest stream buffer width (115') used by the City of Renton. Conclusion No wetlands, streams or buffers are located on the site. If you have any questions in regards to this report or need additional information, please feel free to contact me at (253) 859-0515 or at esewall@sewallwc.com. Sincerely, Sewall Wetland Consulting, Inc. Ed Sewall Senior Wetlands Ecologist ,--------------------------------------------------------------------------------------- • REFERENCES • MerrittI#15-192 Sewall Wetland Consulting, Inc. December 10, 2015 Page 4 Cowardin, L., V. Carter, F. Golet, and E. LaRoe. 1979. Classification of Wetlands and Deepwater Habitats of the United States. U.S. Fish and Wildlife Service, FWSjOBS-79-31, Washington, D. C. Environmental Laboratory. 1987. Corps of Engineers Wetlands Delineation Manual, Technical Report Y-87-1. U. S. Army Corps of Engineers Waterways Experiment Station, Vicksburg, Mississippi. Muller-Dombois, D. and H. Ellenberg. 1974. Aims and Methods of Vegetation Ecology. John Wiley & Sons, Inc. New York, New York. Munsell Color. 1988. Munsell Soil Color Charts. Kollmorgen Instruments Corp., Baltimore, Maryland. National Technical Committee for Hydric Soils. 1991. Hydric Soils of the United States. USDA Misc. Publ. No. 1491. Reed, P., Jr. 1988. National List of Plant Species that Occur in Wetlands: Northwest (Region 9). 1988. U. S. Fish and Wildlife Service, Inland Freshwater Ecology Section, st. Petersburg, Florida. Reed, P.B. Jr. 1993. 1993 Supplement to the list of plant species that occur in wetlands: Northwest (Region 9). USFWS supplement to BioI. Rpt. 88(26.9) May 1988. USDA NRCS & National Technical Committee for Hydric Soils, September 1995. Field Indicators of Hydric Soils in the United States -Version 2.1 Washington State Wetland Rating System for Western Washington, Washington State Department of Ecology Publication No. 14-06-029, published October 2014 • • wETLAND DETERMINATION DATA FORM -Western.tllountalns,ValIeys,andCoastReglon l. -. ;.Lr l"? , /V ,~ -IO~ ,r-ProjecVSUe: __ +n=.LN=:.;..'.!... 1'-__________ CIty/County; _-"..::; <-v-~..:ro"::,,,-_---:-_ ~Dmpnng 'Pate: -,-,~",-~=-.:.Y-" D IN flt-Sampling Point: bPtt-1 Applicant/OWner. __ 0'-,-__ :::-__ -,-,-_______________ Stat~! Invesllgator(s): __ ..:-Z=""-:::...; __ S=.;:<.."'""_"'"-=.;\,,I ______ . Section, Township, Rang.: _____ ~ ____ --'-___ ~- ~andform (hlUstope, terrace, etc.): ___________ Local relief (concave; convex. hOne): _______ Slope (%): __ _ Subregion (LRR): _.,-_'-____ ~-~-_ Lot: c----'---'--Long: . Datum: ___ _ Soli Map Unit Name:-NWI ~a~lficat1on: ________ _ Ara'cllmaUc'l hydrolC?gl~ conditfons'Oll'th~'s![e,typrhai ror't~'s'flrne-o(year?":Yes 7 Ni::l_·. __ (I(no, eXplaIn In R~,matks.) Are Vegetation --' Salt _, or Hydrology __ $lgnlflcantty disturbed? Are ~ormal cfrcurristance6.~ present? Yes ............... NO __ Are Vegetation --' SoU __ , or Hydrology __ naturally problematic? (If needed,"explaln"any answers In RemarkS.) SUMMARY OF FINDINGS -Attach site map showing samplingpoin\Iocations, transects, Important features, etc. HydrophytlCVegetaUon Present? Yes ~ --.:;;::-::: Is the 'Sampled Area No· ----- Hydric Soli Prel'lerit? Yes __ ._ NO~ within a We-tland'? Yes Weiland Hydrology Present? 'Yes No. . --- Remarks: VEGETATION·-Use scientific names of plants. Absotula DomInant IndIcator Dominance Test worksh&&t: Tree Stratum (PlOt sae: .) % Cover S~eg!es? Status Numbero! Dominant Spacles 1. If/~vJ rw/br~ lf3%--P-+c That Are OSL, FACW. or FAC: Z IA) 2. y,..L:";v~" ,,,,-,.,~IC "PI-Tota'[ Number of Dominant . .,' "3 3. ------Species Across All Strahl! (8) 4. ---p~rcent o'f Pomlnant Specfes = Total Cover That Are OE}L, FACW, orFAC;. ~~ (AlB) §,rull1og{Shrub Stratum (Plot &l2:e: ) 1. 12t.</z ~J: ~1"<J...h4.J .M..... Ft'K-Prevale~e Inde-x worksheet: 2. ---Iotal "& Cover or-Multi~b~ 3. ---OBL:5peciC3 .1- 4; ------FACW species x2- 5. ------FACspecles x:3= = Total Cover j::ACU species .4- Herb Stra!Um (Plot size: ) UPL specl~s x5= 1. ---Column Totals: IA) (8) 2. --- 3. Prev,aleryce Index ;:: BIA = --- 4. H~hyti~ Vegetation tnd!cators! 5. ------'_ ominance Test is >50% 6. ----Prevalence Index rs.~.ol 7. _ Morphologlcaj'Adaplattons1.(Provlde StJpporting B. . data In Remarks or on· a separate sheet) 9; _ Wetland N~n:-Vascular Pfants.1 10. ._ ·Problematic HydrophyUc Vegetation I (~p1aln) 11n dlcatofs of hydric·son arid wetland hydrology must 11. ---be present, u.nless dis;turbed or·problemaUc. = Total Cover !YQ2~::l :iloe Strn!Y1ll (Plot size: ) 1. Hydrophl'tic Yes, /' NO __ 2. Vegetation Present? '" Tolal Cover % Bare Ground In Herb Stratum Remarks: US Army Corps of Eng!neers W~stemM~unlalns.'V~.Ueys, and C~l,-Inlerfm VerslOh • • SOIL sa r P 11 mptn9 on: Profilll' Oescrlptlon: (~SCrfi;)e to the-depth needed to document, the Indicator or conflrm ~e absence of Indicators.) Oeplh MS!trl~ . B~~E~alliw ~ Loci Ondies) Color (moiSt) % COlor (mclsQ % Texture Bemarks j(p /. 'i~I7...J.Si.;;L ---------/"-, ,.../ ------------ ------------ ------.------ ------------ ---------_._- ------------ ~ --------- 'Type:. C=Concantratlon, D=DepleUon; RM~Reduced Matrix..',CS=Covered or Coated Sand GraIns. J Loc8tloh: PL=Pore LlnlnJ:l. M=Matrix. Hydric SolHndlcators: (Appllcable to all LR~s,_l!nless othel"'Ntse noted.) Indlcafo~ for Problerryatl~ Hydr'l~ 501153 : _ Hisiowl (A 1) _ Sandy Redox (S5). _ 2 em Muck (Al0) _ HI.llc Eplpedon(A2) _ S1rlpped .f,1alrlx (S6) _ Red Paren' Maler!aj. (TF2)· _ Black Hls!lc(A3) _ Loamy. Mucky Minerai (F1) (exceptMLRA 1) _ Other (Expl.aln,ln Remarks) _ Hydrogen Sulfide (M) _ Loamy Gleyed Matrix (F2) _ Depleted Selow Dark: Surface-(A 11) _ Oepleted Malrix (f3Y _ ThIck Dark Surface (A12) • _ RedOX Dark Suiface (F6)· 31ndIcators"of hydrophytlc vegetation and" _ Sandy Mucky Mineral (51) _ Dopi.eled Dark Surface (F7) wetland hydrology mu!!t be present. Sandy Gleyed Matrix (S4) R~ox DepreS6Ions"(F8) unless "dlsturood or,problemaflc. RestrIctive layer (if present): Type: Depth (inches); Hydrlo Soli P~ent? YeS No·/ Remar1<:s: ..,......, /,...,1, .. ...1>-..:1 HYDROLOGY Wetland Hydrology tndlcators! . Ed!Jl!!rt !OdTcajof) C!!l1!Jiroum of Q!Je ~:ylced' 9Jft!:i~ 'iilil tb~i aQQ1~l §~odaClI[K!I~lo!l! (2 O( more [cgufrcd) _ Surface Water (A1) _ Water-Stained leaves (89) (e~6ept'M~RA _ Water-Stained Leaves (Bli) (MLRA 1,2, _ High Waler Tablo·(A2) 1,2. 4A, and 46) 4A, and 46) _ Satura~on (AS) _ Salt Crust (B11) _. Drainage Pa:~ef!1S'(81a~ _ WaterMarks (51) _ ,Aquatic Invertebrai,es (B 13) _ Ory-Seeson W.terTable (C2) _ Sediment Depesns (82) __ Hydrogen Sulfide Od,?f (C1) _ SafuraIJonV1Slbie on Aerfallmagery (C~) _ Dlift DepoSit,S (83) _ Oxidized Rhlzospheres along UvlngRoolS (C3) _ G<.omorphJc Posl'on (02) _. Alg·al Mal Or Crus\(S4) _ Presence of Reduced Iron (04) _ Shallow Aqullard (O3} _ Iron Deposits (as) '_ Recent Iron Reduction In TIlled Solts (C6) _ FAC-N...,lral Test (05) _ Surface Soli Cracks .(B!?) _ Stunted or Stressed'Plants (01) (LRR A) _ Raised Ani Mounds (06) (LRR A) --"-InundBUon Visible on Aerial Imagery. (87) :-. other (Explain In Remarks) _ ~rost-Heave Hummocks (D7) _ Sparsely.vegetated Concave SurfaCe {SS} Flold Obsarvatl"ons: Yes __ No ...;'-flepth (Inches): Surface Water Present? WalerTable Present? Yes __ No~e)ilh Onches): No""'" Saturation Present? Yes __ No __ Depth (InChes): Wetland Hydrology Present? y"" --(Include. capillary fringe) De,scribe Recorded Data (stream gauge, monitoring well, aerial photos, previous Inspections), if available: . Remarks: .,..,..,1,;~.5 ./VOI . US Army Corps of 'Engmee~ . October 22, 2015 Project No. 15-064 Mr. Mike Merritt 2505 Lyon~ Ave NE Renton. W A 98059 • • Gary A. Flowers, PLLC Geological & Geotechnical Consulting 19532 12th Avenue NE Shoreline, WA 98155-1106 Subject: Geotechnical Services Report Planned 5 Lot Plat 2505 Lyons Ave NE Renton, WA Dear Mr. Merritt: This report provides recommendations for onsite storm water infiltration on this proposed 5 lot subdivision located on the west side of Lyons Avenue NE between SE 99'10 Street and NE 24th Court in Renton. It is our understanding that the existing residence at 2505 Lyons Avenue NE will remain and that the property will be subdivided into 5 individual building lots. Each lot is planned to have a separate infiltration facility, either trenches or dry wells. Existing Site Conditions This rectangular property covers nearly five acres of land, of which the approximate southern one-half will be developed into the 5 new building lots. The property slopes downward from norlheast to southwest. Lots 1,2 and 5 have very gentle slopes on the order ofless than 1 percent up to aboul4 percent gradient. Lots 3 and 4 have gentle slopes on the order of 10 to 15 percent gradient. Much ofthe southern portion of the property is cleared meadowland. The entire northern portion ofthe property is heavily vegetated with trees and a grove of trees is also located in the southeast corner. 'rhe paved driveway for the existing residence at 2505 Lyons Ave SE fOlms the southern boundary orthe property. The northern and eastern edges of the property arc bordered by SE 99th Street and Lyons Avenuc N·E, respectively. The entire propert), is surrounded on all sides by single fanlily residential development. Mappings The Geologic Map of King County, by Booth, Troost and Wisher. 2007 and the Washington Stale Interactive Geology Map shows this area of Renton is underlain by recessional outwash deposits consisting of normally consolidated silty sands, sands and gravels (Qvr). 19532 12'h Avenue Nt: Gary A. Flowe,'s, PLLC Shnrc1in~\ Washington 98155·110(; crrv O~ ~aJroN PLANNING DIVISION ,-,,--,---------------~.=--,_._----'.- • • Merrill -<;lIori Pial 2505 Lyons Ave NE, Renlon, Washington Geotechnical Service.\" Leifer Subsurface Conditions On October 3,2015 a series of 5 exploration pits were excavated with a client provided trackhoc. The pits were logged by a licensed engineering geologist and representative samples were obtained for further review and testing, as needed. Typically the observed subsurface conditions consisred of loose to medium dense, slightly silty, line sand that was very uniform (poorly sorted or open graded). Below a depth of 5 feet in EP-3, EI'-4 and EP-5 some interfingering of very tine sandy silt was observed. We interpret these sediments to be recessional outwash sediments as shown on the published maps orthe area. Logs of the exploration pits are attached to this report. A site plmt indicating the locations of the respective exploration pits is also attached. Hydrology No indication of standing or flowing water was present on the subject parcel at the time of our lield work. There was no evidence of erosion anywhere on the site. No hydrophilic or water loving plants were observed on the property. Ground water was not encountered in any of the 5 exploration pits completed lor this study. Very subtle indications of soil mottling was observed where sandy silt interfingering was encountered. Infiltration Potential The site soils arc generally granular in nature (fine to medium sand). Some interfingering of 1111c sandy silt was observed below a depth of 5 feet in EP-3, EP-4 and EP-5. The tine to medium sand was very unitorm throughout the site. As such, a single representative sieve analyses (copy attached) of a soil sample taken tram exploration pit EP-2 at a depth of 5 feet was completed to verify that the observed subsurface sand soils are comprised or slightly silty, fine to medium sand with only 6 to 7 percent silt sized particles. In·order to determine an infiltration rate lor the receptor soils, we utilized both the USDA Textural Triangle and gradation testing. Both of these methods are approved by Washington State Department of Ecology (Ecology) in their 2001 Manual. By using both methods for correlation we have a higher degree of confidence in the results than we would by using either method alone. A copy of the laboratory veriJication sieve analysis is attached with this report. Based on the Textural Triangle the receptor soils arc classified as Sand. The short-term infiltration rate for Sand, as per Table 3.7, is 8 inches/hour. However, some interlayers of fine sandy silt were observed in EP-3, EPA and EP-5. The fine sandy silt was observed at an approximate elevation of 339.5 and 337 in EP-3, 335.5 in EP-4 and 342.5 in EP-5 and was 8 feet or deeper except in EP- 5 where it was observed at a depth of 5 fcet. Therefore, the receptor soils cannot be considered homogenous. A minimum factor of safety of 2 is required lor analysis based on the Textural Triangle. Based on our lindings it is our opinion that the design engineer should be conservative and use a correction factor of 4. At this location a long term design infiltration rate of 2.0 inches/hour would be suitable based on this methodology. 1953212 111 Awnuc t-.'E Gary A. Flower" PLLC Shoreline. Wlishington 98155·1106 2 ... _ ... __ .....•. _----------_._------_ .. _------_._---_ ... _._._. __ .. _---_._._ .. _ ..• _ .•.. _ ... _ ... _-_. ~------------------------------------------ ---- ------------ • • Merritt Shorr Plllt 25U5 Lyons Ave NE, Renton, Washington Geotechnical Services Leifer Based on the gradation testing method, the dlO size tb( the laboratory veri lication sample tested was O.9mm. From Table 3.8, the estimated long-term (design) infiltration rate for the receptor soils would be 1.9 incheslhour. This correlates very well with our analysis using the Textural Triangle method. It should be understood that the design infiltration rate is also dependent upon proper long term maintenance or the facilities to prevent long telm clogging due to siltation and biomass buildup in the infiltration facility. In addition, we recommend that infiltration trenches are the preferred methodology on this site and that the bottom of the planned facilities should be no deeper than 4 feet below existing ground surface in order to stay above the fine sandy silt interfingers that were observed in three of the exploration pits. Should you have any questions please do not hesitate to call our office. Respectfully submitted, Gary A. Flowers, P.G., P.E.G. Principal Engineering Geologist Attachments: Exploration Pits Logs Figure I: Site & Exploration Plan Laboratory Sieve Analysis 19532 121h Avenue NE Gar)' A. flowers, PLLC Shoreline, WashingtOil 98155·1106 206417·7640 • • Merrill Short Plat 2505 Lrons Ave NE, Remon, Washington Geotechnical Services I.Nler EP-l 0.0' -1.2' \.2' -4.4' 4.4' -8.0 EI'-2 0.0' ·-1.0' 1.0' -4.0' 4.0' -8.0' EI'-3 0.0' -2.0' 2.0' -3.5' 3.5' -5.0' 5.0' -. 6.0' 6.0' -7.5' 7.5' -8.2' EXPLORA TION PIT LOGS MERRIH SHORT PLAT 2205 LYONS A VENUE NE RENTON, WASHINGTON Located in NE Y. of Lot 3. Surface elevation approximately 349 feet. Sod and tine roots over loose, damp, silty fine SAND, disturbed matrix (modi tied ground) Loose, damp, brown, slightly silty, tine SAND, poorly sorted Loose to medium dense, damp (to moist with depth), greyish-brown, slightly silty tine SAND, poorly sorted T.D. @8.0feet, 10-3-15. No ground water encountered. Located in NE '/4 of Lot 2. Suriace elevation approximately 346.5 feet. Sod and fine roots over loose, damp, silty line SAND, disturbed matrix (modified ground) Loose, damp, brown, slightly silty, tine SAND, poorly sorted Loose to medium dense, damp (to moist with depth), greyish-brown, slightly silty fine sand, poorly sortcd T.D. @ 8.0 feet, 10-3-15. No ground water encountered. Located in NE Y. of Lot I. Surface elevation approximately 344.5 feet. Sod and tine roots over loose, damp, silty line SAND, disturbed matrix (moditied ground) Loose, damp, brown, slightly silty, tine SAND, poorly sorted Loose to meclium dense, damp (to moist with depth), greyish-brown, slightly silty fine SAND, poorly sorted Medium stin~ moist, greyish-brown, lightly mottled, very line sandy SILT Loose to medium dense, moist, greyish-brown, slightly silty fine SAN]), poorly sorted Medium stiff, moist, greyish-brown, lightly mottled, very tine sandy SILT T.D. @8.2feet, 10-3-15. No ground water encountered. 19532 l::!tl' Avenue NE Gary A. Flowers, PLLC Shoreline, Washin!,.1on 98155·1106 206·4 I 7·764() 4 • • Merritt Shorl Plat 2505 l.yons Ave NE. Renton. Washington Geotechnical Sen,ices Lefler TP-4 0.0' -1.1' 1.1'-3.5' 3.5' -8.0' 8.0' -8.2' TP-5 0.0' -2.4' 2.4' -3.6' 3.6' -8.0' 8.0 -8.2 Located in NE y, of Lot 5. Surface elevation approximately 343.5 feet. Sod and fine roots over loose, damp, brown, silty fine SAND, disturbed matr;" (modified ground) Loose, damp, brown, slightly silty fine SAN 0, poorly sorted Loose to medium dense, damp (to moist with depth), greyish-brown, slightly silt)' tine SAND, poorly sorted Medium stiff, moist, greyish-brown, lightly mottled, very fine sandy SILT. 1'.0. @ 8.2 feet, 10-3-15. No ground water encountered. Located near S edge of Trac( A (opposite NW Y.. of Lo( 3). Surface elevation approximately 350.5 feet. Sod and fine roots over loose to medium dcnse, damp, brown and dark brown, intermixed, silty SAND with scattered gravel (Jill) Loose to medium dense, damp, brown, slightly silty tine SAND, poorly sorted Loose (0 medium dense, damp, greyish-brown, slightly silty fine SAND, poorly sorted MelliulTI stifl: moist, greyish-brown, lightly mottled, very line sandy SILT. 1'.0. @ 8.2 feet, 10-3-15. No ground water encountered. FINIS 19532 12'1> Avenue NI'~ Gary A. Flowers, PLLC Shoreline, Washington 98155~II06 5 -----------.-~.----- n !,: .. 1 :; "", .) tf) LtJ :-:: f·· ....:: .~- ,., . .' • • -". --------------- ~ .) 0' !;C 0 f. I/) v ..... .,. p ~ £ V ..J .J c- ,.- V"l ct vJ ~ 0 ,..J ~ . A 7' i:I .A \) vJ ::J. i? 1 .n .;t. :J. '7 0 7" ... ...J 7- 0 \!) v o ~ VJ \P ("6r:t :r S> 0 '!) c -:J. 4-" .J ~ ~ 0 .t CY MAYES TESTING ENGINEERS, INC. *' 5; ib::k~~~X~!~' L· 20225 Cedar VaHey Road, Sulte 110 Ph 425--742-9360 Lynnwood, WA 98036 Fa)(425--745-1737 Sieve Analysis Sieve AnalysIs [,' Size opening in Inches I Nu~!,_~r of Mesh Eer Inch, US Standard "'--'==:1 ASTM C 136/ASTM C117 100 4 _ ~ .... _. 2 1.5 ., 3:4 1~~3~_ 4 .. Bi 16 30 .40 _ ,.§O .~_.lQQ _,_ .. 200 Sieve Size % Passing Specs· .. " _ ... -min max , ----, .--< 90 ~ -' : , #4 100 . .. .. I .. , ~ #8 99 80 ~ .. . , . ., ~ #10 98 70 ~. 60 I . ~ #16 95 ~ ~ . #30 89 ~ 50 . ~ . .. III . #40 82 " 40 I . #50 62 30 I . #100 21 , ZO #200 6.4 10 • ~ 0 100 10 1 0.1 0.01 Material: Brown fine sand with silt Grain Size (mm) • Corps of Engineers Uniform Soil Ctasstficatlon Source: TP-2 Lot 2 5' Client Gary A. Flowers , Samp.le Number Depth (ft) Classification Project: Merritt Short Plat 7539 5' Poorly graded sand with silt, SP-SM Project #: Q 14025 Date Rec'd: 10/8/2015 .-~J.:t (t' " ~.f> "...7V Tested By: K. Burke Date Tested: 10/9/2015 Reviewed l..Jy: --:-J'(-;:. /~.? to//' Information In U'IS report applIes only to the actual samples tested and shan not be reproduced excepllfl ful~ Wittloullhe approval of Mayes Test!f1g Eng!l'1eers, Inc • 101)315_ Q 14025_ SlEVE_ SlEVE_7 5391 Q/13f2015 MTE FOfln #143, Rev 2. 6-02 MA YES TESTING ENGINEERS, INC. b Rbi£!-'" {hi .... ",!",,:-"::."':s~~:'J 20225 CedarVaUey Road. SUJle 110 Ph 425-742-9360 lynnwood, WA98036 Fax425-745-1737 Sieve Analysis L ___ cSl,,'z~inq In lome_s r N~~er oLM~~[.la,,,,,,,-"U"ScS","aO"Qda.,,dL. ________ -l 100 90 60 70 ~ 60 =--=-===-r=--------=--"'= ""--= ..... , • l.....J......>.-'------" __ ' __ ........ __ .~ 50 If 40 "" 30 20 10 10 0.1 Grain Size {mm) ... Corps of Engineers Unrtorm Soil Classification Tested By: K. Burke Date Tested: 10/9/2015 0.01 Reviewed Information in this re;>ort applies onty to the actual samples tested and soa. not be reproduced ellcepl in fuB, viithoul the approval of Mayes Testing Engineers, tnc. 100315_0 14025_SIEVE_SIEVE_7539.passing#1 Oi 0/13;20 15 • • I".Hf. Form #143. Rev 2, 6-02 I • Merritt Short Plat PRE 14-000470 2505 Lyons Avenue NE Renton, Washington 98059 King County Tax #032305-9018 DRAINAGE REPORT November 20, 2015 Prepared for: Mike & Cindy Merritt 2505 Lyons Avenue NE Renton, Washington 98059 (206) 251-4537 mikeandcindvmerritt@msn.com Prepared by: Offe Engineers, PLLC Darrell Offe, P.E. 13932 SE 159th Place Renton, Washington 98058-7832 (425) 260-3412 office darrell.offe@comcast.net • RECEIVED JAN 1 4 2016 CITY OIF RfENlON PLANNING DIVISION • • Table of Contents • Technical Information Worksheet • Section 1: Project Overview • Section 2: Drainage Review Requirements (CORE requirement review) • Section 3: Special Reports and Studies • Section 4: Other Permits • Section 5: Declaration of Covenant(s) • • City of Renton TECHNICAL INFORMATION REPORT (TIR) WORKSHEET Part 1 PROJECT OWNER AND PROJECT ENGINEER Project Owner: Mike and Cindy Merritt Address: 2505 Lyons Avenue NE Renton, WA 98059 Phone: Project Engineer: Darrell Offe, P.E. Company: Offe Engineers, PLLC Address/Phone: 13932 SE 159th Place Renton, WA 98058 (425) 260-3412 Part 3 TYPE OF PERMIT APPLICATION Subdivision X Short Subdivision o Grading o Commercial o Other _______ _ Part 2 PROJECT LOCATION AND DESCRIPTION Project Name: Merritt Short Plat Location Township: 23 North Range: 5 East Section: 3 Part 4 OTHER REVIEWS AND PERMITS o DFWHPA o COE404 o DOE Dam Safety o FEMA Floodplain o COE Wetlands o Shoreline Management Rockery Structural Vaults Part 5 SITE COMMUNITY AND DRAINAGE BASIN Community North Renton Drainage Basin May Creek I La~e Washington Part 6 SITE CHARACTERISTICS. DRiver o Floodplain ________ _ o Stream o Critical Stream Reach o Depressions/Swales o Lake __________ _ o Seeps/Springs o High Groundwater Table o Groundwater Recharge o Other ________ _ o Steep Slopes • Part 7 SOILS Soil Type Slopes Qvr 5 -15% o Add itional Sheets Attached PartS DEVEL OPMENT LIMITATIONS REFEREN CE 0 Ch.4-00 wnstream Analysis 0 0 0 0 0 0 Additional S heets Attached Part9 ESC RE QUIREMENTS MINIMUM DURIN ESC REQUIREMENTS G CONSTRUCTION ~edimentati Stabilized C on Facilities onstruction Entrance unoff Control . 0 Perimeter R ~Iearingan ~over Practi Constructio d Grading Restrictions n Sequence ces o Other • Erosion Potential Erosive Velocities minor LIMITATION/SITE CONSTRAINT MINIMUM ESC REQUIREMENTS / AFTER CONSTRUCTION I!t Stabilize Exposed Surface o Remove and Restore Temporary ESC Facilities o Clean and Remove All Silt and Debris o )=nsure Operation of Permanent Facilities r:;;( Flag Limits of SAO and open space preservation areas L pC/JC-\ I-.\c')) o Other • • Part 10 SURFACE WATER SYSTEM / 0 Grass Lined Dispersion r.[infiltration Method of Analysis Channel 0 Energy Dissipater 0 Depression 2009 City of Renton Manual 0 Pipe System 0 Wetland 0 Flow Dispersal 0 Open Channel 0 Waiver Compensation/Mitigati 0 Stream on of Eliminated Site 0 Dry Pond 0 Regional Storage Detention Brief Description of System Operation: New catch basins Installed within access road to convey to Infiltration trenches. New houses and driveways to Install Individual conveyance and infiltration systems on each lot. Facility Related Site Limitations Reference Facility Part 11 STRUCTURAL ANALYSIS Cast in Place Vault o Retaining Wall Rockery > 4' High o Structural on Steep Slope o Other Limitation Part 12 EASEMENTSITRACTS 9tainage Easement ~~~. Tract o Other Part 13 SIGNATURE OF PROFESSIONAL ENGINEER I or a civil engineer under my supervision my supervision have viSited the site. Actual site conditions as observed were incorporated into this worksheet and the attachments. To the best of my knowledge the intonnation provided here is accurate. ·IZ . Si nedIDate ~----------------------------------------- • • Section 1: Project Overview The following drainage review is for a five (5) lot short plat project located in the northeast porton of the City of Renton. Access to the property is from Lyons Avenue NE in the 2500 block. The current site address is 2505 Lyons Avenue NE, Renton. The project will be reviewed for existing and developed runoff based the 2009 King County Surface Water Drainage Manual and the City of Renton Amendments. The proposed project is a subdivision of one a large 4.83 acre parcel. The subject property is zoned R-l. The Said property is contained within the Urban Separator where 50% of the property is required to be open space which will be Tract A and will be owned and maintained through C, C, &R's. An interview with Mike Merritt, the property owner, was used to establish the historical use and characteristics of the property. Mike grew up in north Renton and has been associated with this property since the late 1970's. The subject property was acquired by Cindy Merritt in the late 1970's for agricultural use; horse pasturing and storage. In 1979 at the time of purchase, a mobile home 16' x 66' was located where the existing house is today -SW corner of property. The property owners used a septic system and potable water well for utilities at that time. The property was fenced and used as a pasture. A gravel road accessed the property from 148'h Avenue (Nile Avenue) directly east through the Horne Property. The gravel road was also used by the property owner to the north -currently today the Holmes property; the gravel road had a "Y" located at the SE corner of the Merritt property which then ran due north along the east line of the Merritt property into the Holmes property. This gravel road exists today, just under the under story. In 1994, the mobile home was removed and a new house and driveway was installed. The construction of the Stonegate development abutting to the east in 1995 changed the access through the Horne property. Stonegate development also brought public utilities to the property. The gravel road through the Horne property was no longer used by the Merritt's -public access to the property was from the new paved road (Lyons Avenue NE). The subject property today refiects the conditions that have on the property since the early 1990's. ..... co (L t o ..c (j) • • 1-------- I ! r·'· / I / i / / ' .- .,JI/ I L ___ .. __ _ i , I • \. \ \ , I \ , \ '.. u '" c '" I • • Section 2: Drainage Review Requirements Project Characteristics: Total Site Area = 210,566 square feet (4.83 Acres) Offslte Improvements: No offslte Improvements proposed Total Improvement: Value of re-development In excess of $500,000 Developed Impervious = 28,330 square feet (new plus replaced) Drainage Review: Based upon Figure 1.1.2.A., Flow Chart for Determining Type of Drainage Required -the project drainage review meets "Full Drainage Review". Sections Attached: Core Requirement #1-Discharge Natural Location Core Requirement #2 -Offsite Analysis Core Requirement #3 -Flow Control COre Requirement #4 -Conveyance System Core Requirement #5 -Erosion lit Sediment Control Core Requirement #6 -Maintenance lit Operations Core Requirement #7 -Financial Guarantees lit Liability Core Requirement #8 -Water Quality Special Requirement #1-Other Adopted Requirements Special Requirement #2 -Flood Hazard Area Delineation Special Requirement #3 -Flood Protection Facilities Special Requirement #4 -Source Control Special Requirement #5 -011 Control Special Requirement #6 -Aquifer Protection Requirements • • 1.1.2 DRAINAGE REVIEW TYPES AND REQUIREMENTS I'IGURE 1.1.2.A FLOW CHART I'OR DETERMINING TYPE 01' DRAINAGE REVIIlW REQUIRED Is the project a single family residential or agricultural project that results SMALL PROJECT DRAINACiE in ~2,OOO sf of new and/or replaced impervious surface or 2:7,000 sf of REVIEW land disturbing activity, AND meets one of the following criteria? Section 1.1.2.1 • The project results in $10,000 sf of total impervious surface added since Note: The project may also be 1/8/01,55,000 sf of new Imperv surface, and ~35,OOO sf of new pervious subject to Targeted Dralnaga surface (for RA, F, or A sites, new pervious surface is ~52,500 sf or Review as determined below. remainder of site if ~65% is preserved in native vegetation), OR • The project results in $10,000 sf of total impervious surface added since 1/8/01 and new pelV;ous surface is :s35,QOO -3.25 x new impervious I Yes surface (for sites ~22,OOO sf, use 2.25, and for RA, F, or A sites, increase by 50% or use remainder of site if ~5% is preserved in native vegetarian), OR • The project results in ~4% total imperv surface and :5:15% new pelVious surface on a single parcel site zoned RA or F, or a single/multiple parcel site zoned A, and all impervious area on the site, except 10,000 sf of it. will be set back from natural location of site discharge at least 100 ft per 10,000 sf of total impervious surface? {N~ 1 Does the project result in C:!:2,OOO sf of Does the project have the characteristics of one or more of the following new andlor rep/aced impelVious categories of projects (see more detailed threshold language on p. 1·15)? surface or ;::7,000 sf of new pelVious 1. Projects containing or adjacent to a flood, erosion, or steep slope surface, OR is the project a hazard Bres; projects within a Critical Drainage Area or Landslide redevelopment project on a parcel or Hazard Drainage Area; or projecls that propose 27,000 sf (1 ac if combination of parcels in which new No project is in Small Project Drainage Review) of land disturbing plus replaced ImpelVious surface f--< acllvlty. totals ~5,OOO sf and whose valuation of 2. Projects proposing to construct or modify a drainage pipe/ditch that proposed improvements (excluding is 12" or larger or receives runoff from a 12" or larger drainage required mitigation and frontage pipe/ditch. improvements) is >50% of the assessed 3. Redevelopment projects proposing 1!;$1 00,000 in improvements to value of existing improvements? an existing high-use site. -~ Ny 1 Yes Reassess whether TARGETED DRAINAGE REVIEW drainage review is Section 1.1.2.2 required per Section 1.1.1 (p. 1-9). - Is the project an Urnan Planned Development (U PD), OR ~ FULL DRAINAGE REVIEW does it result in ~50 acres of new ImpelVious surface t Section 1.1.2.3 within a subbasin or multiple subbasins that are hydraulically connected, OR does it have a project site "2:50 \ acres within a critical aquifer recharge Brea? ,v Yes LARGE PROJECT DRAINAGI, REVIEW Section 1.1.2.4 1009 Surfac(! Water D\:~ign Manual 1/9/2009 J -J J • • Core Requirement #1 -Discharge at Natural Location The subject property has two separate discharge points which come together less than '14 mile downstream. The southerly area on the property (mainly the asphalt driveway on the south property line) sheet flows to the south and into an asphalt lined ditch. This ditch flows east and is collected into a bypass system built by Stonegate, City catch basin #115494. The area contributing to this bypass system is approximately 9,000 square feet. This bypass system built by Stonegate conveys flows downstream and Into Greene's Creek before crossing NE 25 th Street. Greene's Creek continues north and Into a large wetland area aSSOCiated with May Creek. The remainder of the subject property sheet flows to the east and is collected by a public storm system along the west side of Lyons Avenue NE within City catch basin #115466. This public system conveys flows from the road and contributing area and flows Into a storm water pond within the Stonegate development located on the north end of the development. The storm water pond discharges to the east and into an open channel that connects to Greene's Creek upstream of the wetland on May Creek. This would be the point of confluence of the two separate subject property discharges. Based upon the site characteristics, walking the easterly boundary of the property, and the soil types, the subject property discharge Is minimal. The proposed discharge of the subject property Is to infiltrate the majority of impervious surfaces using City approved BMP's (Best Management Practices); remove the asphalt road along the southerly edge and replace with landscaping; and minimize discharge from the developed property. Any discharge from the subject property would be sheet flow and would enter the City storm system at catch basin #115466. This would be the natural discharge location for the subject property. • • Core Requirement #2 -OffsilB Analysis The subject property discharges into has two separate points along the downstream City (public) storm system; CB# 115494 (bypass) and CB# 115466. This system was constructed in 1995-96 by the Stonegate development. These two systems convey flows downstream Into Greene's Creek before entering a wetland associated with May Creek, to the north. The CB#115494 (bypass) system enters Greene's Creek upstream of a crossing under NE 25"' Street. This system appears to be adequate and is not over topping the public road. The Subject property contributing flow into the CB#115494 system will be reduced below existing flow rates. The existing asphalt driveway, along the south property line, will be removed and replaced with top soil and landscaping. The downstream system below CB# 115494 will receive less flow from the subject property after development. The remaining balance of the subject property sheet flows to the east and Is collected into CB#115466. The proposed development will utilize City approved BMP's to reduce the developed runoff. These BMP's will allow for the future development to provide on-site infiltration trenches to collect and Infiltrate runoff Into the under lying sands. Thlswill reduce the future runoff and mitigate downstream flows from this development. The City storm system below CB# 115466 conveys flow Into a storm water pond located behind houses along the north side of NE 25"' Street. Access was not possible into the storm water pond do to a locked gate. Evaluation of the pond and the downstream point of connection to Greene's Creek were not possible at this time. Based upon the proposed use of City flow control BMP's, the elimination of the existing asphalt driveway, and the dedication of 50% open space, the subject development should not have any adverse effect on the public downstream system. • • Core Requirement #3 -Flow Control The property is located within the City of Renton Flow Control Duration Standard (Forested Conditions) basin from· Reference Map ll-A. Based upon the City Drainage Manual, the following steps are required to determine the mitigation of storm water runoff of the developed project: Full Dispersion -N/G (no good) -Full Dispersion requires a minimum of 100 feet of vegetated flow path downstream of the proposed mitigation. The proposed lots are not large enough to provide the necessary flow path lengths needed to meet Full Dispersion. Full Infiltration -USE -The solis have been classified by the Geotechnical Engineer as "Medium sands" and well provide good Infiltration within the upper layer of the existing site conditions. These solis are adequate to provide the necessary storm water mitigation for the developed project. Full Infiltration Runoff (Section C.2.2) Use (Section C.2.2.3) to mitigate developed storm water runoff and retain treatment within the upper layer of the existing solis. Medium Sands per Section C.2.2.3.1 require a minimum of 30 feet of gravel filled trench per 1,000 square feet of Impervious surface runoff. Based upon discussions with the Geotechnical Engineer, a longer trench length would be preferred by the Geotechnical Engineer. The use of 50 feet of trench (or 200 cubiC feet of gravel) will be used for 1,000 square feet of impervious surface runoff. The proposed lots have been evaluated for Row control using 4,000 square feet per lot future/developed runoff, see fiow chart attached for Lot development and assumptions. Lot 4, the existing residence (built In 1994), has two existing gravel filled trenches on the property, as shown on the proposed drainage plan. These trenches were installed at the time of the new residence construction. According to the owner, Mike Merritt, who has lived on the property since early 1980's, the gravel filled Infiltration trenches have never overrun or overtopped. Therefore, no further mitigation Is proposed for the existing residence on future lot 4. Evaluate for Flow Control using Full Infiltration design: Attached is the lot "rea breakdown of existing and developed conditions. From this information, the KCRTS model was used to compute the existing and developed runoffs from the project. Existing Condition (runoff) 100 year -0.390 cfs Mitigated Developed Condition (runoff) 100 year -0.436 cfs The difference between 100 year "Mitigated Developed Condition" and "Existing Condition" is 0.436 -0.390 = 0.046 ds. Based upon Section 1.2.3.1.B. EXCEPTIONS 2 -the project Is exempt from fiow control since the DIFFERENCE In the developed runoff from the existing runoff is less than 0.10 cfs In a 100 year storm event. /,)' '.1,"'-" :v .. " • • Reference 11-A Flow Control Standards .! Peek Rale Fklw Control St;amlard (Exilling 5:111 Cpndmcn~) c::.-.. ] FIowCOntrol Ourelion Sland~rd (Exi$~ng Site Cond.tions) g FlowConliul OIJrlllio<' SIII,,(jllrd (Forulti'd Condilion~) _ Fkloo Problem Flow L~_'.J Uni"l:orP'Qraled Kino County Flow Conlroi Standards C:::l R,nlon ell., limits [::J Pol&nL~IAI1nex.ationAfeD , ~-', ,~ Flow Control Application Map w@" Date: 0110912014 , o 2 _.=:l __ -=::::i ______ Miles Merritt Short Plat (2) (3) (4) Area Breakdown Fully Impervious Pervious m Mitigated Impervious Surface Surface Developed Condition LotArea Impervious Surfaces Runoff Runoff Area Breakdown {!i!I.. feetl {!i!I.. feet} {so. feetl {f{b feetl {!i!I.. feet} «1)-(2» Lots Lot 1 14820 Proposed House w/eaves 2580 2580 0 Driveway (PGIS) 660 660 0 landscaping 4000 4000 • Pasture 7580 7580 14820 0 11580 Lot 2 14250 Proposed House w/eaves 3340 3340 0 Driveway (PGIS) 660 660 0 Landscaping 4000 4000 Pasture 6250 6250 14250 0 10250 Lot 3 15707 Proposed House w/eaves 3130 3130 0 Driveway (PGlS) 870 870 0 Landscaping 4000 4000 Pasture 7707 7707 15707 0 11707 • lot 4 24143 Existing House w/eaves 3620 3620 0 Ex. D/W plus new (PGIS) 2790 2790 0 Landscaping 4000 4000 Pasture 13733 13733 24143 0 17733 tot 5 Proposed House w/eaves Driveway landscaping Pasture Tract A Open Space (forested) Tract B Shed (well house) Pasture Tract C Acress road landscaping --------~-----! LotArea {!lib feet} 27345 (PGIS) 105285 191 8821 (PGIS) (2) Fully (Z) Mitigated Impervious Impervious Surfaces {!l!I.. l'eet} {!l!I.. feet} 3340 3340 660 660 4000 19345 27345 127 0 64 7120 6680 1701 DevelooedRunoff Conditions Impervious Landscape (grass) Pasture Forested Mitigated Impervious runoff (3) Impervious Surface Runoff {!l!I.. feet} «Z)-(2» 0 0 0 127 127 440 440 (sq. feet) S67 2Z70Z 54679 Z05285 28330 (4) Pervious Surface Runoff {!l!I.. feet} 4000 19345 23345 105285 64 64 0 1701 1701 (acres) O.OZ 0.50 Z.26 2.42 I • • , d B , , • § '< " ~ , • S § . , Vl w u « u.. 0:: ::> Vl , MERRIlT SHORT PLAT (FORESTED CONDITION) [?~~;;~~;?if;\';~i,y)H'x1?;~tfy)~:{;&;:~Z:~'i,;,J::~~',;--". ka~~ '-'./---~!».;~:.&k~~ ;-..., ... ..:--...;.'~ _,'~:. _.' 1 •. o·Area--o---" Till Forestl 4.83 acresl I 1 Till pasturel 0.00 acres! Till GraSSI 0.00 acresl Outwash Forestl 0.00 acresl I . Outwash pasturel 0.00 acresl Outwash Grassi 0.00' acres. Wetlandl 0.00 acresl ImperviousL_~~~.:'.:~ed r ·Total----1 4.83' acresl l L-. ______ . Scale Factor: 1.00 Hourly Reduced • -: ,;. '. Ti me .Se ries: "I M-:-e-rr-:-i tt-=S"'h-o-r-I =P-:-I a-I-:I-:-I o-r-c-s-te-d"'-c-o-n"'d:-ih:-' 0-0"'1'1 ; > I Compute Time Series' I Modify User Input. I Flow Fl'equency ~\l\alysis -------------------------------------------------------- Tiw.= Series File: IfIe:'rl'itt short.. plQt ( forested condi t i on ) . P:roject ioea t ion: Sea-Tae ---,1111)1.1;::.1 Peak Flow Rotes--------Flow Frequency Ano 1 y:sis------- Flo',1 Rat.e Rank Tillie of Peak --Peaks -Rank Return Prob (CFS) (CFS) Period 0 305 2 2/09/01 18 00 0 390 1 100.00 0 .990 0.033 7 1/06/02 3 :00 .30 ., . I 0 .226 <1 2/28/03 3 :00 0 . 234 3 10. 00 O. 900 0 .008 8 3/24/0,\ 20:00 0 .226 4 5 .00 0 .SOO 0 134 6 V05/05 8:00 O. 197 5 3 .00 0 .667 0 ,234 3 )/18/06 21 00 O. 134 6 0 .00 0 .500 • 0 .197 5 11/24/06 4:00 0 . 083 7 1 .30 O. 231 O. 390 1 1/09/08 9:00 0 008 e 1 ,10 0.091 Cor.tp~lted Pc-aks 0 .361 50. 00 0.980 '1 11 • MERRllT SHORT PLAT (DEVELOPED CONDITION) r1~""1ff>';\«~~X'" ,;:r"""':'''T''''"":rr''7Y7,""'''",'''' 7":'"'''' b¥~~~~.:~l~1~~k~x,i~;di" k:N.;d~;.;.::,,-:.¢~, __ ,;~:"I "."j." ,'" r Area --'--'--1 . I I Till Foresti 2.42 acres I Till p~s. turel ·1.26 acres Till Grass 0.50 acres i Outwash .Forest l , .0.00 acres Outwash Pasture O.OOacresj Outwash,Grass o.oo,.acresl Wetland 0;00 acres, Imperviousl . 0.01 acresi ,. , .. --.-"~. ~'-'"-'~'. ,~--,.I I~Total-----'i 1 4.19 acresi . L_ ... ,,_, .. _ ..... ,.J Scale Factor: 1.00 Hourly Reduced • Time Series: (Merli" Short Plat {Developed) 1»\ Compute Time Series I -----,-..::..:.:.:;;~==~-.:..-----,.--- Modify User Input .\ I' I Flot.;o Frequency Analysis Ti f~e Ser i.:?s File:m.erritt short plat (developed).tsf Project Loea. t ion: Sea-Ta.::: --·~linnual P~~k Flov R"tes--------Flm~ Frequency Analysis------- Flow R.;tte Rank Time of Peak - -Pe~ks Rank Return Prob (CFS) (CFS) Period O,28,j 2 2/09/01 IS, 00 0.436 1 100,00 0,990 0.097 7 1/05/02 16 ,00 , , L5, 0 0,960 0.2,18 3 2/28/03 3 ,00 O. 248 3 10,00 0.900 0.023 8 3/2.V04 19, 00 O. 231 4 5,00 0.800 0.139 6 1/05/05 8 ,00 O. 214 5 3,00 0 .667 0.231 4 )/18/06 10, 00 O. 139 6 2. 00 0 .500 0.214 5 11/24./06 4 ,00 0 0'37 7 1 ,30 0, 231 o.no 1 )/09/0B 6 '00 O. 023 8 1 ,1O 0 ,091 Cor.lPU ted Peaks o. 385 50, 00 O. 980 -I ~0~ ~ • • C.2.2 FULL INFILTRATION C.2.2 FULL INFILTRATION presents the minimum requirements and design specifications for "full infiltration" of runoff from impervious surfaces. Full infiltration means the use ofBMPs that can "fully and reliably" infiltrate (Le., soak) runoff into the ground. "Fully" in this context means all the runoff from nearly all storm events is soaked into the ground. "Reliably" means that the soil conditions are favorable enough to assure that the device used to soak water into the ground (e.g., gravel filled trench, drywell, etc.) will perform as expected for a reasonable number of years before having to be replaced. Applicable Surfaces Full infiltration may be applied to any impervious surmce (e.g., roof, driveway, parking area, or road) subject to the minimum design requirements and specifications in this section. Operation and Maintenance See Section C.2.2.6 (p. C-44). C.2.2.1 REQUIRED SOILS REPORT Many locations in King County have soils that are underlain by a compacted layer of soil (i.e., glacial till or hardpan) which severely limits soaking capacity and causes water to perch on the relatively impervious layer during the wet season. This can make full infiltration of runoff impracticable, cost prohibitive, unreliable, or all three. Thus, a soils report is necessary to identify soil types and depth to impermeable layers (hardpan) or the maximum wet season groundwater level. For the purposes of determining if full infiltration of roof runoff is mandatory as outlined in Section C. 1.3, the report is a requirement for any sitellot where full dispersion of runoff from target impervious surface is not feasible or applicable as specified in the individual lot BMP requirements in Sections C. 1.3. I and C. I .3.2. The report is also required for any optional use offull infiltration. Soils reports for individual lots must include at least one soils log for each proposed infiltration location. Each log shall be a minimum of 4 feet deep (6 feet for drywells). The report shall describe the SCS series of the soil and the textural class of each horizon through the depth of the log, and it shall include notes of any evidence of a high groundwater table, such as mottling. Soils reports must be prepared by or under the direction of a licensed onsite sewage system designer, civil engineer, engineering geologist, or geotechnical engineer. A soils report produced for siting and design of an onsite sewage system may also be used to satisfy this soils report requirement, provided that (a) the depth of the soil log(s) is at least 4 feet, (b) the depth to seasonal high water table is determined, and (c) the location of the soil logs is adequate to determine the feasibility of the infiltration system. Note: soils reports for a single infiltration system serving more than one lot must be prepared in accordance with the standards contained in Section 5.4 of the SwnM C.2.2.2 MINIMUM DESIGN REQUIREMENTS FOR FULL INFIL TRA TION All ofthe following requirements must be met in order for full infiltration to be feasible and applicable to a target impervious surface: 1. As determined from the soils report required in Section C.2.2.1, all ofthe following soil conditions must be met in vicinity of where the infiltration system would be located: a) Existing soils must be coarse sands or cobbles or medium sands and cannot be comprised offill materials where the infiltration device will be located. Note: full infiltration may be possible in 2009 Surface Water Design Manual-Appendix C 11912009 C-41 • • SECTION C.2 FLOW CONTROL BMPs other types of soils or fill materials if designed by a civil engineer in accordance with the infiltration facility standards in Section 5.4 of the SWDM b) For purposes of detennining whether full infiltration of roof runoff is mandatory as outlined in Section C.I.3, the depth of soil to the maximum wet season water table or hardpan must be at least 3 feet. For any optional or mandatory application offull infiltration, the depth of soil to the maximum wet season water table or hardpan must be at least I foot below the bottom of a gravel filled infiltration system and at least 3 feet below the bottom of ground surface depression used for full infiltration. 2. For purposes of determining whether full infiltration of roof runoff is mandatory as outlined in Section C.I.3, one of the following Infiltration devices must be used in accordance with the design specifications for each device set forth in Sections C.2.2.3, C.2.2.4, and C.2.2.S. Note:full infiltration may be possible using other types and sizes of infiltration devices if designed by a civil engineer in accordance with the in filtration facility standards in Section 5.4 of the SWDM • Gravel filled trenches (see Section C.2.2.3, p. C-42) • Drywells (see Section C.2.2.4, p. C-43) • Ground surface depressions (see Section C.2.2.S, p.C-43) 3. A minimum S-foot setback shall be maintained between any part of an infiltration device and any structure or property line. Larger setbacks from structures may be specified in the design specifications for each infiltration device. Infiltration devices may not be placed in sensitive area buffers. A SO-foot setback is required between an infiltration device and a steep slope hazard area or landslide hazard area (this may be reduced if approved by a geotechnical engineer or engineering geologist and DDES). 4. Infiltration devices are not a110wed in critica1 area buffers or on slopes steeper than 25% (4 horizontal to I vertical). Infiltration devices proposed on slopes steeper than 15% or within 50 feet of a landslide hazard area or steep slope hazard area must be approved by a geotechnical engineer or engineering geologist unless otherwise approved by the DDES staff geologist. 5. For sites with septic systems, infiltration devices must be located downgradient of the primary and reserve drainfield areas. DDES pennit review staff Can waive this requirement if site topography Clearly prohibits subsurface flows from intersecting the drainfield. 6. The infiltration of runoff must not create flooding or erosion impacts as detennined by DDES. If runoff is infil)rated near a landslide hazard area, erosion hazard area, steep slope hal,ard area, or a slope steeper than 15%, DDES may require evaluation and approval of the proposal by a geotechnical engineer or engineering geologist. C.2.2.3 USE OF GRAVEL FILLED TRENCHES FOR FULL INFILTRATION Gravel filled trenches (also called "infiltration trenches") are a good option where the depth to the maximum wet-season water table or hardpan is between 3 and 6 feet. Figure C.2.2.A (p. C-45) and Figure C.2.2.B (p. C-46) illustrate the specifications for gravel filled trench systems as outlined below: --?l. When located in coarse sands or cobbles, infiltration trenches must be at least 20 feet in length per 1,000 square feet of impervious surface served. When located in medium sands, infiltration trenches must be at least 30 feet in length per 1,000 square feet of impervious surface served. 1/9/2009 2. Maximum trench length must not exceed 100 feet from the inlet sump. 3. The trencb wldtb must be a minimum of2 feet. 4. The trench must be filled with at least 18 inches of'I.-inch to ll/,-inch wasbed drain rock. The drain rock may be covered with backfill material as shown in Figure C.2.2.A or remain exposed at least 6 inches below the lowest surrounding ground surface as shown in Figure C.2.2.B. 2009 Surface Water Design Manual-Appendix C C-42 • • C.2.2 FULL INFfLTRA TION 5. Filter fabric (geotextile) must be placed on top ofthe drain rock (if proposed to be covered with backfill material) and on the trench sides prior to filling with the drain rock. 6. Spacing between trench centerlines must be at least 6 feet. 7. Infiltration trenches must be setback at least 15 feet from buildings with crawl space or basement elevations that are below the overflow point of the infiltration system. 8. To prevent damage to overlying pavement, trenches located beneath pavement shall be constructed such that the trench pipe is connected to a small yard drain or catch basin with a grate cover so that if the trench infiltration capacity is exceeded, the overflow would occur out of the catch basin at an elevation at least one foot below that of any overlying pavement, and in a location that provides a safe path for the overflow. . 9. Runoff from roadways, driveways, and parking areas shall pass through a yard drain or catch basin fitted with a down-turned elbow prior to entering the infiltration trench (see Figure C.2.2.B, p. C- 46). The elbow is intended to trap spilled material in the catch basin sump so that the spilled material can be cleaned up more easily by the homeowner. C.2.2.4 USE OF DRYWELLS FOR FULL INFILTRATION Drywells are gravel filled holes as opposed to trenches and therefore may allow for a more compact design in areas where the depth to the maximum wet-season water table is relatively deep (e.g., 6 feet or greater). Figure C.2.2.C on page C-47 illustrates the specifications for drywell infiltration systems as outlined below: 1. When located in coarse sands and cobbles, drywells must contain a volume of gravel equal to or greater than 60 cubic feet per 1,000 square feet of impervious surface served. When located in medium sands, drywells must contain at least 90 cubic feet of gravel per 1,000 square feet of impervious surface served. 2. Drywells must be at least 48 inches in diameter and deep enough to contain the gravel amounts specified above for the soil type and impervious surface area served. 3. The gravel used for drywells must be 1'/,-inch to 3-inch washed drain rock. The drain rock may be covered with backfill material as shown in Figure C.2.2.C (p. C-47) or remain exposed at least 6 inches below the lowest surrounding ground surface. 4. Filter fabric (geoteXlile) must be placed on top of the drain rock (if proposed to be covered with backfill material) and on the drywell sides prior to filling with the drain rock. 5. Spacing between drywells shall be a minimum of 10 feet. 6. Drywells must be setback at least 15 feet from buildings with cmwl space or basement elevations that are below the overflow point of the drywell. C.2.2.S USE OF GROUND SURFACE DEPRESSIONS FOR FULL INFILTRATION Ground surface depressions (also called "infiltration depressions") are another option for full infiltration if the maximum wet-season water table or hardpan is at least 3 feet below the bottom of the depression . . Figure C.2.2.D illustrates the specifications for infiltmtion depressions as outlined below: I. When located in coarse sands or cobbles, infiltration depressions must be able to store at least 40 cubic feet of stormwater per 1,000 square· feet of impervious surface served. When located in medium sands, ground surface depressions must be able to store at least 60 cubic feet of stormwater per 1,000 square feet of impervious surface served. This volume of water storage must be achieved through the excavation of existing native soil, not through the construction of berms. 2. The stormwater storage areas of infiltration depressions must be at least 12 inches in deptb with a minimum 6 inches of freeboard before overflow. 2009 Surface Water Design Manual-Appendix C 11912009 C-43 • • C.2.2 FULLlNFILTRATION FIGURE C.2.2.A TYPICAL TRENCH INFILTRATION SYSTEM PLAN VIEW NTS to •••••• -_. -••••••••• _. _ •••• -.-•• _ •••••••• ---• "'\ .................................................. 0" infiltration trench PLAN VIEW NTS 4" rigid or 6" flexible perforated pipe overflow splash block roof drain sump wlsolid lid roof drain 6"n~~/-- 6" •••• W' •••••• :'0 0 ' , .c~[:::::::==~~~~:;::~~r:::~~ b • . : 6.. 6., washed rock 6. 0 r-C\ ~ 1112".3J4"· 0 0 • 01'7 {J ; ... n····ln.~.~ ... ~~~~.~ .. h.'.9 .. ~ ... fine mesh cu',_,., "'-CB sump w/solid lid \;"--'7"l7:7-W""----compacted backfill SECTION A NTS ____ 4" rigid or 6" flexible perforated pipe ..<'<1-----washed rock 1 112"·3/4" 2009 Surface Water Design Manual-Appendix C C·45 1/9/2009 L-____________________________________________________ _ • Reference 11-C • .,' I 'f-> \."" . .~ .. , '-;' ,;~~ " 1., '(~:f\ ~ Spil Survey Datc: 01f09120:4 ""®I: (l'_C:=J __ =:;:; ______ ...;2 Miles , . • Effective FEMA Flood Insurance Rate Map ,:..:'J~~~~~g~ 'i. - . "¥;.'-: ~.ighla,n"s·~ . ~ ;SE'16~tHS'T' Benson "SE f68THS'r Legend C:: l RIInlcn eM,-Um"- _lonlAE,A,AH,AO_RtgUlllDry ~ ZorII X· Non ~.Iory o 0.25 0.5 1 Miles • • . ~:' I" Intonnation Ted1nology -GIS mapauPport@rentonwe.gov Printed on: 1111212014 Data Sources: City of Ranton, King County • This document Is 8 graphic represenlallon, not guaranteed to survey acCtlracy, and Is based on the best Information available BS 01 the dale shown. This map Is Intended for City display purposes only. COM1lnIlIIl $yIlltm: NAO tQBJ HARN SlIlMP/llnll Wuhlngltln Notth FIPS 4601 ""' Projection: /..JImbOlt COnIotm~ Conic Datum: N<;Jt1h AmonCtln 19B.] HARN ~JJ .. " III Renton City Limits EducaUon Fire Station Valley Medical Center • City of Renton Sensitive Areas . "'Pi :--~--'. Aquifer Protection Zone 1 ::~~;£~~ Zone 1 Modified Zone 2 i I I • • Core Requirement #4 -Conveyance System The proposed on-site conveyance Improvements will consist of: (A) new access road -Install catch basins within the proposed curb line on the north side of the proposed road to collect runoff; convey the runoff to the north and into Infiltration trenches located with Tract A. These Improvements will be provided as part of the short plat Improvements. (B) Individual lots -at the time of building permit, each lot will install a yard drain to collect the runoff from the driveway with a down-turn elbow. The yard drain will then be connected to the house downspout/footing drain system and conveyed Into Infiltration trenches located on the lots. These Improvements will be Installed at the time of each individual building permit. The design/sizing of the new access road conveyance system will be provided at the time of final engineering plan submittal. • • Core Requirement #5 -Erosion and Sediment Control A Temporary Erosion and Sediment Control Plan implementing the Best Management Practices will be included within the final engineering plan submittal. This project will require a State Department of Ecology NPDES penmit due to the amount of proposed land disturbance necessary for all the Improvements and future home construction. A SWPPP (Stonm Water Pollution Prevention Plan) will be provided to the State DOE and City of Renton at time of final engineering submittal. • • Core Requirement #6 -Maintenance and Operations The on-site storm systems will be owner and maintained privately. The maintenance and operations for this system will be included within the Declaration of Covenants for the Individual BMP's provided on the project. • • SECTION C.2 FLOW CONTROL BMPs 3. The depression overflow point must be at least 6 inches below any adjacent pavement area and must be situated so that overflow does not cause erosion damage or unplanned inundation. 4. The depression side slopes must be no steeper than 3 horizontal to I vertical. 5. Spacing between multiple infiltration depressions shall be a minimum of 4 feet. 6. Infiltration depressions must be setback at least 15 feet from buildings with crawl space or basement elevations that are below the overflow point of the infiltration depression. 7. Infiltration depressions may be any size or sbape provided the above specifications and the minimum requirements in Section C.2.2.1 are met. 8. The ground surface of the infiltration depression must be vegetated with grass or other dense ground cover. C.2.2.6 MAINTENANCE INSTRUCTIONS FOR FULL INFILTRATION 119/2009 If the full infiltration flow control BMP is proposed for a project, the foUowing maintenance and operation instructions must be recorded as an attachment to the required declaration of covenant and grant of easement per Requirement 3 of Section C.l.3.3 (p. C-IS). The intent of these instructions is to explain to future property owners, the purpose ofthe BMP and how it must be maintained and operated. These instructions are intended to be a minimum; DOES may require additional instructions based on site- specific conditions. Also, as the County gains more experience with the maintenance and operation of these BMPs, future updates to the instructions will be posted on King County's Surface Water Design Manual website. CJ TEXT OF INSTRU.CTIONS Your property contains a stormwater management flow control BMP (best management practice) called '~ull infiltration," which was installed to mitigate the stormwater quantity and quality impacts of some or all of the impervious surfaces on your property. Full infiltration is a method of soaking runoff from impervious area (such as paved areas and roofs) into the ground. If prope~y installed and maintained, full infiltration can manage runoff so that a majority of precipitation events are absorbed. Infiltration devices, such as gravel filled trenches, drywells, and ground surface depressions, facilitate this process by putting runoff in direct contact with the soil and holding the runoff long enough to soak most of it into the ground. To be successful, the soli condition around the infiltration device must be reliebly able to soak water into the ground for a reasonable number of years. The Infiltration devices used on your property include the following as indicated on the flow control BMP site plan: 0 gravel filled trenches, 0 drywells, 0 ground surface depressions. The size, placement, and composition of these devices as depicted by the flow control BMP site plan and design details must be maintained and may not be changed without written approval either from the King County Water and Land Resources Division or through a future development permit from King County. Infiltration devices must be inspected annually and after major storm events to identify and repair any physical defects. Maintenance and operation of the system should focus on ensuring the system's viability by preventing sediment-laden flows from entering the device. Excessive sedimentation will result in a plugged or non-functioning facility. lIthe infiltration device has a catch basin, sediment accumulation must be removed on a yea~y basis or more frequently if necessary. Prolonged ponding around or atop a device may indicate a plugged facility. If the device becom~s plugged, it must be replaced. Keeping the areas that drain to infiltration devices well swept and clean will enhance the longevity of these devices. For roofs, frequent cleaning of gutters will reduce sediment loads to these devices. 2009 Surface Water Design Manual-Appendix C C-44 • • Core Requirement #7 -Financial Guarantees and Liability The Financial Guarantees and Liabilities will be required prior to the project being finalized by the City of Renton. Bond Quantity worksheets will be provided at time of final engineering plan submittal. • • Core Requirement #8 -Water Quality The proposed project will Include the Installation of four (4) new homes, five (5) driveways (PGI5), a new access road (PGIS), and publiC/private utilities. The prosed project will include the installation of 12,760 square feet of new plus replaced impervious surfaces subject to vehicular access (PGIS). The existing site conditions in 1994 included the paving of an access road and parking area along the south side of the property to provide access to the existing house. This area was and Is subject to vehicular access (PGIS). A large portion of this asphalt (PGIS) will be removed and replaced with top soil and planting. The existing asphalt (PGIS) proposed to be removed Is 8,108 square feet. Based upon water quality requirements under Section 1.2.8.1 of the Drainage Manual, the project is exempt from water quality treatment. Sect/on :1.2.8.:1 Surf"ace Area Exemptions: a) Project creates less than 5,000 square feet of new PGIS (12,760-8,108=4,652 proposed) b) Project creates less than 5,000 square feet of new plus replaced PGIS (12,760-8,108=4,652 proposed) c) Project has less than 35,000 square feet of PGPS (5 lots * 4,000 SF landscaping per lot= 20,000 proposed PGPS) =~ 1,<;1 ~, "'ACT 'c' l()T US ... Ii • . --.-u,' , • , • , •• , ••••. ~ . 70-"""-E ~OT " • ". W'~ ~ Il.l'2JCl~Ol o .,. ... ~ . .. .~ ... C'a"oca. _.....,.. ... :~.--7~:---- ~ . .. ... -.... ,.".....,...,..,.~ • '.1-,,- lOT 7 ,~. PRE -DEVELOPED I POLLUTION GENERATING IMPERVIOUS ACES (PGIS) IR-.cr'C' .. " IJO Or'l r< rr'l Cr --<0 o-"D------ z8 G'J() r'lo Zz r'l0 ::0_ J>:::! :::!o zz G'J ;:: IJ _ ... _ .... __ _ r'l :0 ::;; o C (j) (j) C ::0 ""'1 J> () r'l Ul···- q " , ~ !:l • • , " , ; • Special Core Requirements Special Requirement #1 -Other Adopted Requirements There are no other adopted site specific plans for this property Special Requirement #2 -Flood Hazard Area Delineation • The proposed project Is NOT located In or adjacent to a lOO-year flood plain Special Requirement #3 -Flood Protection Facilities The project does not rely on a flood control facility as part of the discharge to May Creek I Lake Washington Special Requirement #4 -Source Control This project is a single-family residence. It is NOT a commercial project subject to possible pollutants. Project is exempt from source control. Special Requirement #5 -Oil Control The project is NOT a high-use site or the re-clevelopment of a high-use site. Project Is exempt from oil control. Special Requirement #6 -Aquifer Protection Area This project is NOT located within an Aquifer Protection Area based upon Reference Map 11-B. Project is exempt from Aquifer Protection Area requirements. • • Reference 11-8 We/lfleld Capture Zones D One YeurC~Plure lOM CI Five YeorC~plure 20M CJ ren YU"' CapllJru 1..one Cedar Valley Sole Source Aquifer Project Review Area S!rellmflow Source Area Aquifer Protection Area Zones ~lr;",ej f22l Zone j Modifill<l rnJ len/!2 Network Structure o Product.on Well CIt Springbrook Sptinos Cedar Valley Solo Soo~ A"""f~r r:::J Renton Oly Limlll r:~:J Polenr,.IAnnballon Area \ ,. ->i", , t?· Groundwater Protection Areas Dale: 01109/2014 o 2 III_==-a-===-_______ Miles • Section 3: Special Reports and Studies Geotechnical Report by Gary A. Flowers, PLLC, dated October 22, 2015 • October 22, 2015 Project No. 15-064 Mr. Mike Merritt 2505 Lyons Ave NE Renton, W A 98059 • • Gary A. Flowers, PLLC Geological & Geotechnical Consulting 19532 12tb Avenue NE Shoreline, WA 98155-1106 Subject: Geotechnical Services Report Planned 5 Lot Plat 2505 Lyons Ave NE Renton, WA Dear Mr. Merritt: This report provides recommendations for onsite stonn water infiltration on this proposed 5 lot subdivision located on the west side of Lyons Avenue NE between SE 99th Street and NE 24th Court in Renton. It is our understanding that the existing residence at 2505 Lyons Avenue NE will remain and that the property will be subdivided into 5 individual building lots. Each lot is planned to have a separate infiltration facility, either trenches or dry wells. Existing Site Conditions This rectangular property covers nearly five acres ofland, of which the approximate southern one-half will be developed into the 5 new building lots. The property slopes downward from northeast to southwest. Lots 1, 2 and 5 have very gentle slopes on the order of less than 1 percent up to about 4 percent gradient. Lots 3 and 4 have gentle slopes on the order of 10 to 15 percent gradient. Much of the southern portion of the property is cleared meadowland. The entire northern portion of the property is heavily vegetated with trees and a grove of trees is also located in the southeast comer. The paved driveway for the existing residence at 2505 Lyons Ave SE forms the southern boundary of the property. The northern and eastern edges of the property are bordered by SE 99 th Street and Lyons Avenue NE, respectively. The entire property is surrounded on all sides by single family residential development. Mappings The Geologic Map of King County, by Booth, Troost and Wisher, 2007 and the Washington State Interactive Geology Map shows this area of Renton is underlain by recessional outwash deposits consisting of normally consolidated silty sands, sands and gravels (Qvr). 19532 12U, Avenue Nfl Gary A. Flowers, PLLC Shorciine, Washington 981SS~1 106 206417·7640 • • Merritt Short Plat 2505 Lyons Ave NE, Renton, Washington Geotechnical Services Letter Subsurface Conditions On October 3, 2015 a series of 5 exploration pits were excavated with a client provided trackhoe. The pits were logged by a licensed engineering geologist and representative samples were obtained for further review and testing, as needed. Typically the observed subsurface conditions consisted of loose to medium dense, slightly silty, fme sand that was very uniform (poorly sorted or open graded). Below a depth of 5 feet in EP-3, EP-4 and EP-5 some interfingering of very fine sandy silt was observed. We interpret these sediments to be recessional outwash sediments as shown on the published maps of the area. Logs ofthe exploration pits are attached to this report. A site plan indicating the locations of the respective exploration pits is also attached. Hydrology No indication of standing or flowing water was present on the subject parcel at the time of our field work. There was no evidence of erosion anywhere on the site. No hydrophilic or water loving plants were observed on the property. Ground water was not encountered in any of the 5 exploration pits completed for this study. Very subtle indications of soil mottling was observed where sandy silt interfingering was encountered. Infiltration Potential The site soils are generally granular in nature (fine to medium sand). Some interfingering of tine sandy silt was observed below a depth of 5 feet in EP-3, EP-4 and EP-5. The fine to medium sand was very uniform throughout the site, As such, a single representative sieve analyses (copy attached) of a soil sample taken from exploration pit EP-2 at a depth of 5 feet was completed to verify that the observed subsurface sand soils are comprised of slightly silty, fine to medium sand with only 6 to 7 percent silt sized particles. In order to determine an infiltration rate for the receptor soils, we utilized both the USDA Textural Triangle and gradation testing. Both of these methods are approved by Washington State Department of Ecology (Ecology) in their 200 I Manual, By using both methods for correlation we have a higher degree of confidence in the results than we would by using either method alone. A copy of the laboratory verification sieve analysis is attached with this report. Based on the Textural Triangle the receptor soils are classified as Sand. The short-term infiltration rate for Sand, as per Table 3.7, is 8 inchesfhour. However, some interlayers offme sandy silt were observed in EP-3, EP-4 and EP-5. The fme sandy silt was observed at an approximate elevation of339.5 and 337 in EP-3, 335.5 in EP-4 and 342.5 in EP-5 and was 8 feet or deeper except in EP- 5 where it was observed at a depth of 5 feet. Therefore, the receptor soils cannot be considered homogenous. A minimum factor of safety of 2 is required for analysis based on the Textural Triangle. Based on our fmdings it is our opinion that the design engineer should be conservative and use a correction factor of 4. At this location a long term design infiltration rate of 2.0 inchesfhour would be suitable based on this methodology, 19532 12lh Avenue NE Gary A. Flowers, PLLC Shoreline. Washington 98155-1106 2 206-417·7640 • • :'vlerritl.)'horl Pial }5£:.~'!-;{;;:!:~/J}:;-,,!~~~, ~:!!.lO!l, Washington Based on the gradation testing method, tlte dll) size lor the laboratory verilieation sample tesled was O.9mm. From Table 3.8, the estimated long-term (design) infiltration rate Ii)!" the receptor soib would be 1.9 inches/hour. This correlates very well with Olii analysis using the Textural Triangle method. It should be understood that the design infiltration rate is also dependent upon proper long term maintenance orihe facilities to prevent long telm clogging due to siltntioll and biomass buildup in the inliltrutiun lacility. In addition, we recommend that inliltration trenches are the preferred methodology un this site and that the bottom of the planned facilities should be no deeper than 'I reel below existing ground surrace in order to stay above the fine sandy silt interfingers that wcrl' observed in three of the exploration pits. Should you have any questions please do not hesitate to call our office. Respecifully submitted, Gary A. Flowers, P.G., P.E.G. Principal Engineering Geologist Attachments: Exploration Pits Logs Figure 1: Site & Exploration Plan Laboratory Sieve Analysis 195::;2 !l'h Avenue NE Gury A. Flowers, PLLC ShtH¢linc. Washingl011 9fl155·! 106 .1 ===~ .. ~-~-~-~= 2(j6-·~ 17-7(i"o • • Merritt Short Plat 2505 Lyons Ave NE, Renton, Washington Geotechnical Services Leiter EP-l 0.0' -1.2' 1.2' -4.4' 4.4' -8.0 EP-2 0.0' -1.0' 1.0' -4.0' 4.0' -8.0' EP-3 0.0' -2.0' 2.0' -3.5' 3.5' -5.0' 5.0' -6.0' 6.0' -7.5' 7.5' -8.2' EXPLORATION PIT LOGS MERRITT SHORT PLAT 2205 LYONS AVENUE NE RENTON, WASHINGTON Located in NE Y. of Lot 3. Surface elevation approximately 349 feet. Sod and fme roots over loose, damp, silty fine SAND, disturbed matrix (modified ground) Loose, damp, brown, slightly silty, fine SAND, poorly sorted Loose to medium dense, damp (to moist with depth), greyish-brown, slightly silty fme SAND, poorly sorted T.D. @8.0feet, 10-3-1S. No ground water encountered. Located in NE Y. of Lot 2. Surface elevation approximately 346.5 feet. Sod and fine roots over loose, damp, silty fine SAND, disturbed matrix (modified ground) Loose, damp, brown, slightly silty, fine SAND, poorly sorted Loose to medium dense, damp (to moist with depth), greyish-brown, slightly silty fine sand, poorly sorted T.D. @ 8.0 feet, 1O-3-1S. No ground water encountered. Located in NE Y. of Lot I. Surface elevation approximately 344.S feet. Sod and fine roots over loose, damp, silty fine SAND, disturbed matrix (modified ground) Loose, damp, brown, slightly silty, fine SAND, poorly sorted Loose to medium dense, damp (to moist with depth), greyish-brown, slightly silty fine SAND, poorly sorted Medium stiff, moist, greyish-brown, lightly mottled, very fine sandy SILT Loose to medium dense, moist, greyish-brown, slightly silty fine SAND, poorly sorted Medium stiff, moist, greyish-brown, lightly mottled, very fine sandy SILT T.D. @ 8.2 feet, 10-3-IS. No ground water encountered. 1953212111 Avenue NE Gary A. Flowers, PLLC Shoreline, Washington 98155·1106 206417-7640 4 • • Me"itt Short Plat 2505 Lyons Ave NE. Renlon. Washington Geotechnical Services Leller TP-4 0.0' -\.I' \.I' -3.5' 3.5' -8.0' 8.0' -8.2' TP-5 0.0' -2.4' 2.4' -3.6' 3.6' -8.0' 8.0 -8.2 Located in NE Y. of Lot 5. Surface elevation approximately 343.5 feet. Sod and fine roots over loose, damp, brown, silty fme SAND, disturbed matrix (modified ground) Loose, damp, brown, slightly silty fine SAND, poorly sorted Loose to medium dense, damp (to moist with depth), greyish-brown, slightly silty fine SAND, poorly sorted Medium stiff, moist, greyish-brown, lightly mottled, very fine sandy SILT. T.D. @8.2 feet, 10-3-15. No ground water encountered. Located near S edge of Tract A (opposite NW Y. of Lot 3). Surface elevation approximately 350.5 feet. Sod and fine roots over loose to medium dense, damp, brown and dark brown, intermixed, silty SAND with scattered gravel (fill) Loose to medium dense, damp, brown, slightly silty fine SAND, poorly sorted Loose to mediwn dense, damp, greyish-brown, slightly silty fine SAND, poorly sorted Mediwn stiff, moist, greyish-brown, lightly mottled, very fine sandy SILT. T.D. @ 8.2 feet, 10-3-15. No ground water encountered. FINIS 19532 J2 t1o Avenue NE Gary A. Flowers, PLLC Shoreline, Washington 98155-1106 206411-7640 5 . '" :,,',"- "',';" " ~'~:. 0';· ~. ,,',' .;. 'if \Gs~1I..." i. -S YH.. ~ \.. '" ~ Lu~" , "\T"~" . ....,.-. I:"') :\1 l" ~~. i'iOTD . ~"'l"c,~" e,rJ.~C"'" ~,,-iv~~ TO \o"J~ ",,,-"" ",,,-00' l""';\-( 0 ~'\ . \..c,\ e,o· A'/>' \0"'- l"'" '.1; 'T~A~~ 8:'_ '-: -.' ',<~,:,~.~;.'" A191-SO."~!'-l (HOA) .: .. ; ". :"-U~."" ·'-264.~~; . ~s " o '" '~. ',:- 'r· ','26' -. "'::,-: :248:01": -'." .:_,'. • • <0 . ... ~ N 125.58' - .:.,:; .. f.'~li ......•. ~ .. '\':~~.~o,~.~~~ ..... ·0." :'"--.~.i~~-)··'· ''';';'.0 ~.: ••••• . ..i.$~ \ 0'\ 'J. 0,0' '" '1' 01 .. . ", . . ~\ . o .. OF S:' .<-.' T :-C'~ I"'" LC L""'): :'_,' . __ 1"-•. -' \1 i j'.j: II:L.I :'/:7' D:: E.P --184.00: . ·t""~ e· ", 0· . ,"-0'\ J, 0,0' '.' A1 :> -'?'-~" 125.0,' .". .~ 277.80': . TRACT C' A==B.B21 SO., FEET (HOA) . • i.9. '), ~~. ;\ 7,. 0,0 :; \..07,.,,0 • -\". 1'''' o .::: 'j;: ",., 100.00' >.' ,. ,.:".,' '.'30,O~: :. • . ····i.F~0: ;\\0,0:, .... \..°,/>'1-° . h .•• '~\~/''. ,'G;' ·",'.~:~01·. .~f·;: '. ..1,5000·.··: .. ,,~ .. '. .... ..•. ..'~5'Di· . . .:: '. '. .'300'" <,}, / '. ",,' ~<.':~' c:j~~~ '~~c;t~t'6 q\.~/' ..•.. .,' \.-tC;'-~i·':' \.f~~·.-'.\(~1~\JIi~~\~,,·"~~~,\:., . '.\~.(~\ ~ .... , \ . .,. ......... . G ,., 9..." JI... ~ \.()\Io)~v.s \ 9 \.. \..(. ~ M~'\l..c..'\' ~I). \So(,\.\ ~~o..~\"n Sv-.ot..'\' ~ \.~, J:o...~'t ~"i. d.5ClS \..'IO\l~ R~w~~" \ "'» ~ • • MA YES TESTING ENGINEERS, INC, £&did& S: .. 20225 Cec2r VaHEy Ronc, Swto 110 Ph 425-742-9360 L~nnwood. WA 93C30 Fax 425-7.t5,1737 '00 Sieve hnalysls L ____ ~_ize 0E?'~;! ir. !n~~~~-T_~ __ ~_--===-~j~~(~r ~~~h~I~,~t;,-ui~s_,~~_~~===-~~-=~~~~'=~=--< 1.5 ,1 ,';J4 112 318 B 10 _ 16__ 30 40 _ 60 100 Sieve Anailisis ASTM C 135/ASTM C 117 -.---I Specs ~ Sieve Size % PassiQQ 90 #4 100 30 118 99 70 #10 98 60 .[ 50 ~ ~ 40 " 30 ;>0 10 0 0.01 100 -----~-'~;:=~'Jt~&~I'tlii_ IIJ~ '.'P!':;=.::::c(---.~~ ~ . .:J¥!='j$-'--:..=1--~ -~E-.-Ei -=i=-~ __ :t. '-,!:,"" -":.i="_ =r-=: _. -1 . 10 #16 95 #30 89 .40 82 .50 62 #100 21 '200 5.4 Material: Brown fme sand with silt Source: TP~2 Lot 2 5' Client: Gary A. Flowers Grail SIZe (lnm) -Corps ct Engineers Ur.~'ofm Soil ClassifICation Sample NurnberJq~pth (ft) Classification Project: t-,1erri!t Short Plat 7539 15' Poc~l1:!ded sand with silt. SP-SM Project #: Q14025 Date Rec'd: 1018/2015 Tested By: K. Burne Date Tesled: 10/912015 Revie_ "Y ~:~:%-~)~~-? . ___ _ ... -,- tlll(;rma!ion in Ulb f!':!)<Jrt applies only tc the (letl"ll samples tc~:aed ilnd shar, nol be roPCOOIICI'!:l excejl in iun. l'Ii:IF)"llop. appro .... ;:;! of Mayes TesHIl:t E1gineer5. Inc. 100315_0 14025_SIEVE_S1E\I[353910!131?,O"i 5 t~ H: F~;ron # 1":3. R€,' :-. f:-02 • • , , , • • Section 5: Declaration of Covenants The proposed storm water BMP covenants will be provided as part of the final engineering plan submittal for City review and approval. • • , , ® King County . ODES DEPARTMENT OF DEVELOPMENT AND ENVIRONMENTAL SERVICES' . 900 Oakesdale Avenue Southwest Renton, Wa 980~5-1219 , This certificate provides the Seattle King, County [)epartment o!.PubliC Health and the Department of Development and Environmental Services with information necessary to evaluate development . proposals. '",' King County Certificate of Water Availability . .1' . . I 00 00' write '0 'hi' ~, .. number o Building Permit o Short Subdivision name IZI Preliminary Plat or PUD . o Rezone or other-,-..,.-.,-'-~~~~-,-_ . , . Applicant's name: Merritt, Michael&tindy (Contact: Michael Merritt 425-271~4408) Proposed use: Merritt Platt DE . Single Family Residences -5 Lots Location: 2505 Lyons Ave NE Renton, WA 98059 . Parcel#0323059108 ap and legal description if necessary) , '" t , ' Water purveyor Jnformation: ,. , , 1. 0 a. Water will be provided by service connectlon only to an existing (8") water main that is fronting the site. OR/AND IZI b. Water service will req~ire an improvement to the wate~ system of:· ... 0.(1) feet of watermain to reach the site; and/or" IZI (2). The construction of a distribution system on the site; and/or . . . 0 LU > -LJJ 0 LU fr: IZI (3) .Other (describe) Developer Extension Required. System requirements will be determined at pre design meeting. District will require Developer Extension Agreement and Deposit, Certificate of Insurance, Performance Bond (if necessary) and all related easements prior to construction. 2. IZI a. The water system is in' conformance with a County approved water comprehensive plan. OR ....... ..... '", .... '. o b. The water system improvement is not in conformance with a County approved water comprehensive plan and will require a water comprehensive plan amendment. (This may cause a delay in issuance of a permit or approval). ".---'.-: ~ , .... -"--.~~ . '-.~ ••. ~-. -', ,l.,., ..• : ,' .. : .• , -... c.;..... .. , ___ ...... _ .'0' 3. IZI a. The proposed project is within the corporate limits of the district, or has been granted Boundary Review Board approval for extension of service outside the district or city, or is within the County approved service area of a private water purVeyor. . . '. . OR o b. . Annexation or Boundary Review Board (BRB) approval will be necessary to provide service. . -' ' ',' 4. IRI a. Water will be available at the rate of flow and duration .indicated below at no less than 20 psi measured at the· nearest fire hydrants within 300 feet frqm all buildings/property (or as. marked on the attached map):'. OR 0 b. 5. IZI a. OR 0 b. Rate of flow at Peak Demand o less than 500 gpm (approx. __ --.:gpm) o 500 to 999 gpm IZI 1000 gpm or more o flow test of ':--~~~~~~_ gpm o calculation of gpm DUration ' . . 0 less tllan 1 hour . 0.1 hour tq 2 hours IRI 2 hours or more .' o other. --,-~-",-:-__ . (Note:.· Commercial building permits which includes multifamily 'structures require flow test or calcUlatiqn.) . '.. . . . Water system is not capable of providing fire flow. . ,. I Water system has certificates of water right or water right claims sufficient to provide service. . . " ., . ',' " '. . Water system dOes not currently have necessary wat~rrights or water right claims. . . " Comments/conditions: WAC @ $300.00 = Total fees = $300.00. Fees per lot: WAC @ $125, GFC @ $4000, SPUFC @ $936, 5/8" . , . -.' '. . Meter Drop @ $500 = Total fees per lot: $5561. FEES SUBJECT TO CHANGE WITHOUT PRIOR NOTICE. Paving Dlus 20% . .... . i to be billed separately where applicable . . I certify that the above water purveyor information is true .. Thiscertificatlon shall .be valid for 1 year from date of signature. KING COUNTY WATER DISTRICT#90 Joshua Deraitus RENEWAL FEES: WI IN 1 YEAR $50.00 . o::~:",g" .. .. . .. ··.~m . ARE::,V:" $125.00 Title anature. . .... Date " ' , "",;:k ,.' '.' , \lkcwd90.local\data\Com~anyDalaIEngineering\Water Availability CertificatcslWatcr AvailabilitylMcrrin PlaulMcrritt Platt DE· 2505 Lyons Ave NE-. ParccIIl0323059J08.doc"·" :' .. :' .. ',''';.'':.' . . ... :.' .. ' ...... ' ... ' '.,'. . • <' \ ~ " ;z <.0 OZ = o-Q "" ,~ u;~ ~ Q:!:0 -... o z O~ <t i::~ -, -Q () " , • • First American First American Title Insurance Company December 19, 2014 Cynthia Merritt John L Scott Real Estate 4735 NE 4th Street Renton, WA 98059 Phone: (425)227-9200 Fax: (425)227-5224 Title Officer: Phone: Fax No.: E-Mail: Order Number: Escrow Number: Buyer: Owner: Property: 818 Stewart St, Ste 800 Seattle, WA 98101 Tim Daniels (425)635-2100 (425)635-2101 tdaniels@firstam.com 2363645 2363645 Merritt 2505 Lyons Ave NE Renton, Washington 98059 Attached please find the following item(s): Guarantee Thank You for your confidence and support. We at First American Title Insurance Company maintain the fundamental principle: Customer First! RECEIVED JAN 1 4 2016 CITY 01r RENTON PLANNING DIVISION For=.~O·O-3~3S~3~(7_--1-~4_) _Ipa -_ge_l~~~9. ____ ..LIG_ua_ra_n_te._e _Nu_m_be_r._. 2_36_3_64_S __ L-___ CL_TA_#_1_4_SU_b_di_Vis_io_n _Gu_ar::g;~:[~~1 .. • • . --------... -----r--c--:--:-:----.--.. -.. -----------_ .... _-----_. ;-,~:;~-~ */(. '" I ~ First American i ~',,~ Subdivision Guarantee ISSUED BY l.~~arantee First American Title Insurance Company GUARANTEE NUMBER 5003353-2363645 SUBJECT TO THE EXCLUSIONS FROM COVERAGE, THE LIMITS OF LIABILITY AND THE CONDmONS AND STIPULATIONS OF THIS GUARANTEE, FIRST AMERICAN TITLE INSURANCE COMPANY a Nebraska corporation, herein called the Company GUARANTEES John L Scott Real Estate the Assured named in Schedule A against actual monetary loss or damage not exceeding the liability stated in Schedule A, which the Assured shall sustain by reason of any incorrectness in the assurances set forth in Schedule A. First American Title Insurance Company ]j/-~/IfL 0":'111\10; ,I Gih110rO Pr.:,: 1:1(·0( ,Jel1f";y S. Uot'!lnson :';.O«((Jry This Jacket was created electronically and constitutes an original document rrm_~~~3.3~~_(~.1'14) jpage 2_0_f 9 ____ --1.f_uarantee ~umber_: 2_3_63_64_S __ -'-____ C_L_TA_#_14_SUbdivision GUarante~~;~:~;~;~i • • SCHEDULE OF EXCLUSIONS FROM COVERAGE OF THIS GUARANTEE 1. Except to the extent that specific assurances are provided In Schedule A of this Guarantee, the Company assumes no liability for loss or damage by reason of the following: (a) Defects, liens, encumbrances, adverse claims or other matters against the title, whether or not shown by the public records, (b) (1) Taxes or assessments of any taxing autho(lty that levies taxes or assessments on real property; or, (2) Proceedings by a public agency which may result in taxes or assessments, or notices of such proceedings, whether or not the matters excluded under (1) or (2) are shown by the records of the taxing authority or by the public records, (c) (1) Unpatented mining claims; (2) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (3) water rights, claims or title to water, whether or not the matters excluded under (1), (2) or (3) are shown by the public records. 2. Notwithstanding any specific assurances which are provided in Schedule A of this Guarantee, the Company assumes no liability for loss or damage by reason of the following: (a) Defects, liens, encumbrances, adverse claims or other matters affecting the title to any property beyond the lines of the land expressly described in the description set forth in Schedule (A), (C) or in Part 2 of this Guarantee, or title to streets, roads, avenues, lanes, ways or waterways to which such land abuts, or the right to maintain therein vaults, tunnels, ramps or any structure or improvements; or any rights or easements therein, unless such property, rights or easements are expressly and specifically set forth in said description. (b) Defects, liens, encumbrances, adverse claims or other matters, whether or not shown by the public records; (1) which are created, suffered, assumed or agreed to by one or more of the Assureds~ (2) which result in no loss to the Assured; or (3) which do not result in the invalidity or potential invalidity of any judicial or non-judicial proceeding which is within the scope and purpose of the assurances provided. (c) The identity of any party shown or referred to in Schedule A. (d) The validity, legal effect or priority of any matter shown or referred to in this Guarantee. GUARANTEE CONDITIONS AND STIPULATIONS 1. Definition of Terms. The following terms when used in the Guarantee mean: (a) the "Assured": the party or parties named as the Assured in this Guarantee, or on a supplemental writing executed by the Company. (b) "land": the land described or referred to in schedule (A)(C) or in Part 2, and improvements affixed thereto which by law constitute real property. The term "land" does not include any property beyond the lines of the area described or referred to in Schedule (A)(C) or in Part 2, nor any right, title, interest, estate or easement in abutting streets, roads, avenues, alleys, lanes, ways or waterways. (c) "mortgage": mortgage, deed of trust, trust deed, or other security instrument. (d) "public records": records established under state statutes at Date of Guarantee for the purpose of imparting constructive notice of matters relating to real property to purchasers for value and without knowledge. (e) "date": the effective date. 2. Notice of Claim to be Given by Assured Claimant. An Assured shall notify the Company promptly in writing in case knowledge shall come to an Assured hereunder of any claim of title or interest which is adverse to the title to the estate or interest, as stated herein, and which might cause loss or damage for which the Company may be liable by virtue of this Guarantee. If prompt notice shall not be given to the Company, then all liability of the Company shall terminate with regard to the matter or matters for which prompt notice is required; provided, however, that failure to notify the Company shall in no case prejudice the rights of any Assured unless the Company shall be prejudiced by the failure and then only to the extent of the prejudice. 3. No Duty to Defend or Prosecute. The Company shall have no duty to defend or prosecute any action or proceeding to which the Assured is a party, notwithstanding the nature of any allegation in such action or proceeding. 4. Company's Option to Defend or Prosecute Actions; Duty of Assured Claimant to Cooperate. Even though the Company has no duty to defend or prosecute as set forth in Paragraph 3 above: (a) The Company shall have the right, at its sole option and cost, to institute and prosecute any action or proceeding, interpose a defense, as limited in (b), or to do any other act which in its opinion may be necessary or desirable to establish the title to the estate or interest as stated herein, or to establish the lien rights of the Assured, or to prevent or reduce loss or damage to the Assured. The Company may take any appropriate action under the terms of this Guarantee, whether or not it shall be liable hereunder, and shall not thereby concede liability or waive any provision of this Guarantee. If the Company shall exercise its rights under this paragraph, it shall do so diligently. (b) If the Company elects to exercise its options as stated in Paragraph 4(a) the Company shall have the right to select counsel of its choice (subject to the right of such Assured to object for reasonable cause) to represent the Assured and shall not be liable for and will not pay the fees of any other counsel, nor will the Company pay any fees, costs or expenses incurred by an Assured in the defense of those causes of action which allege matters not covered by this Guarantee. (c) Whenever the Company shall have brought an action or interposed a defense as permitted by the provisions of this Guarantee, the Company may pursue any litigation to final determination by a court of competent jurisdiction and expressly reserves the right, in its sale discretion, to appeal from an adverse judgment or order. (d) In all cases where this Guarantee permits the Company to prosecute or provide for the defense of any action or proceeding, an Assured shall secure to the Company the right to so prosecute or provide for the defense of any action or proceeding, and all appeals therein, and permit the Company to use, at its option, the name of such Assured for this purpose. Whenever requested by the Company, an Assured, at the Company's expense, shaH give the Company aU !Guarantee Number: 2363645 ClTA #14 SubdiviSion Guarantee (4-10-7~ Washington " GUA~EE CONDITIONS AND STIPULATIONS (C~'nUed) reasonable aid in any action or proceeding, securing evidence, obtaining witnesses, prosecuting or defending the action or lawful act which in the opinion of the Company may be necessary or desirable to establish the title to the estate or interest as stated herein, or to establish the lien rights of the Assured, If the Company is prejudiced by the failure of the Assured to furnish the required cooperation, the Company's obligations to the Assured under the Guarantee shall terminate. S. Proof of Loss or Damage. In addition to and after the notices required under Section 2 of these Conditions and Stipulations have been provided to the Company, a proof of loss or damage signed and sworn to by the Assured shall be furnished to the Company within ninety (90) days after the Assured shall ascertain the facts giving rise to the loss or damage. The proof of loss or damage shall describe the matters covered by this Guarantee which constitute the basis of loss or damage and shall state, to the extent pOSSible, the basis of calculating the amount of the loss or damage, If the Company is prejud·,ced by the failure of the Assured to provide the required proof of loss or damage, the Company's obligation to such assured under the Guarantee shaJJ terminate. In addition, the Assured may reasonably be required to submit to examination under oath by any authorized representative of the Company and shall produce for examinatlon, inspection and copying, at such reasonable times and places as may be deSignated by any authorized representative of the Company, all records, books, ledgers, checks, correspondence and memoranda, whether bearing a date before or after Date of Guarantee, which reasonably pertain to the loss or damage, Further, if requested by any authorized representative of the Company, the Assured shall grant its permission, in writing, for any authorized representative of the Company to examine, inspect and copy all records, books, ledgers, checks, correspondence and memoranda in the custody or control of a third party, which reasonably pertain to the loss or damage, AU information designated as confidential by the Assured provided to the Company pursuant to this Section shall not be disclosed to others unless, in the reasonable judgment of the Company, it is necessary in the administration of the claim. Failure of the Assured to submit for examination under oath, produce other reasonably requested information or grant permission to secure reasonably necessary information from third parties as required in the above paragraph, unless prohibited by law or governmental regulation, shall terminate any liability of the Company under this Guarantee to the Assured for that claim, 6, Options to Payor Otherwise Settle Claims: Termination of Liability. In case of a claim under this Guarantee, the Company shall have the following additional options: (a) To Payor Tender Payment of the Amount of liability or to Purchase the Indebtedness, The Company shall have the option to payor settle or compromise for or in the name of the Assured any claim which could result In loss to the Assured within the coverage of this Guarantee, or to pay the full amount of this Guarantee or, if this Guarantee is issued for the benefit of a holder of a mortgage or a lienholder, the Company shall have the option to purchase the indebtedness secured by said mortgage or said lien for the amount owing thereon, together with any costs, reasonable attorneys' fees and expenses incurred by the Assured claimant which were authorized by the Company up to the time of purchase, Such purchase, payment or tender of payment of the full amount of the Guarantee shall terminate all liability of the Company hereunder, In the event after notice of claim has been given to the Company by the Assured the Company offers to purchase said indebtedness, the owner of such indebtedness shall transfer and assign said indebtedness, together with any collateral security, to the Company upon payment of the purchase price, Upon the exercise by the Company of the option provided for in Paragraph (a) the Company's obligation to the Assured under this Guarantee for the claimed loss or damage, other than to make the payment required in that paragraph, shall terminate, including any obligation to continue the defense or prosecution of any litigation for which the Company has exercised its options under Paragraph 4, and the Guarantee shall be surrendered to the Company for cancellation, (b) To Payor Othenwise Settle With Parties Other Than the Assured or With the Assured Claimant To payor otherwise settle with other parties for or in the name of an Assured claimant any claim assured against under this Guarantee, together with any costs, attorneys' fees and expenses incurred by the Assured claimant which were authorized by the Company up to the time of payment and which the Company is obligated to pay, Upon the exercise by the Company of the option provided for in Paragraph (b) the Company's obligation to the Assured under thiS Guarantee for the claimed loss or damage, other than to make the payment required in that paragraph, shall terminate, including any obligation to continue the defense or prosection of any litigation for which the Company has exercised its options under Paragraph 4. 7. Determination and Extent of Liability, This Guarantee is a contract of Indemnity against actual monetary loss or damage sustained or incurred by the Assured claimant who has suffered loss or damage by reason of reliance upon the assurances set forth in this Guarantee and only to the extent herein described, a'nd subject to the Exclusions From Coverage of This Guarantee, The liability of the Company under this Guarantee to the Assured shall not exceed the least of: (a) the amount of liability stated in Schedule A or in Part 2; (b) the amount of the unpaid principal indebtedness secured by the mortgage of an Assured mortgagee, as limited or provided under Section 6 of these Conditions and Stipulations or as reduced under Section 9 of these Conditions and Stipulations, at the time the loss or damage assured against by this Guarantee occurs, together with interest thereon; or (c) the difference between the value of the estate or interest covered hereby as stated herein and the value of the estate or interest subject to any defect, lien or encumbrance assured against by this Guarantee. S. Limitation of Liability. (a) If the Company establishes the title, or removes the alleged defect, lien or encumbrance, or cures any other matter assured against by this Guarantee in a reasonably diHgent manner by 'IGuarantee Number: 236.3_64.5 elTA #14 Subdivision Guarantee (4-10-75)] . . ___ !.-______________ ~_c:s_~~~tonj GUA&EE CONDITIONS AND STIPULATIONS (c.nued) any method, including litigation and the completion of any appeals therefrom, it shall have fully performed its obligations with respect to that matter and shall not be liable for any loss or damage caused thereby. (b) In the event of any litigation by the Company or with the Company's consent, the Company shall have no liability for loss or damage until there has been a final determination by a court of competent jurisdiction, and disposition of all appeals therefrom, adverse to the title, as stated herein. (c) The Company shall not be liable for loss or damage to any Assured for liability voluntarily assumed by the Assured in settling any claim or suit without the prior written consent of the Company. 9. Reduction of Liability or Termination of Liability. All payments under this Guarantee, except payments made for costs, attorneys' fees and expenses pursuant to Paragraph 4 shall reduce the amount of liability pro tanto. 10. Payment of Loss. (a) No payment shall be made without producing this Guarantee for endorsement of the payment unless the Guarantee has been lost or destroyed, in which case proof of loss or destruction shall be furnished to the satisfaction of the Company. (b) When liability and the extent of loss or damage has been definitely fixed in accordance with these Conditions and Stipulations, the loss or damage shall be payable within thirty (30) days thereafter. 11. Subrogation Upon Payment or Settlement. Whenever the Company shall have settled and paid a claim under this Guarantee, all right of subrogation shall vest in the Company unaffected by any act of the Assured claimant. The Company shall be subrogated to and be entitled to all rights and remedies which the Assured would have had against any person or property in respect to the claim had this Guarantee not been issued. If requested by the Company, the Assured shall transfer to the Company all rights and remedies against any person or property necessary in order to perfect this right of subrogation. The Assured shall permit the Company to sue, compromise or settle in the name of the Assured and to use the name of the Assured in any transaction or litigation involving these rights or remedies. If a payment on account of a claim does not fully cover the loss of the Assured the Company shall be subrogated to all rights and remedies of the Assured after the Assured shall have recovered its principal, interest, and costs of collection. 12. Arbitration. Unless prohibited by applicable law, either the Company or the Assured may demand arbitration pursuant to the Title Insurance Arbitration Rules of the American Land Title Association. Arbitrable matters may include, but are not limited to, any controversy or claim between the Company and the Assured arising out of or relating to this Guarantee, any service of the Company in connection with its issuance or the breach of a Guarantee provision or other obligation. All arbitrable matters when the Amount of liability is $2,000,000 or less shall be arbitrated at the option of either the Company or the Assured. All arbitrable matters when the amount of liability is in excess of $2,000,000 shall be arbitrated only when agreed to by both the Company and the Assured. The Rules in effect at Date of Guarantee shall be binding upon the parties. The award may include attorneys' fees only if the laws of the state in which the land is located permits a court to award attorneys' fees to a prevailing party. Judgment upon the award rendered by the Arbitrator(s) may be entered in any court having jurisdiction thereof. The law of the situs of the land shall apply to an arbitration under the Title Insurance Arbitration Rules. A copy of the Rules may be obtained from the Company upon request. 13. liability Limited to This Guarantee; Guarantee Entire Contract. (a) This Guarantee together with all endorsements,lf any, attached hereto by the Company is the entire Guarantee and contract between the Assured and the Company. In interpreting any provision of this Guarantee, this Guarantee shall be construed as a whole. (b) Any claim of loss or damage, whether or not based on negligence, or any action asserting such claim, shall be restricted to this Guarantee. (c) No amendment of or endorsement to this Guarantee can be made except by a writing endorsed hereon or attached hereto signed by either the President, a Vice President, the Secretary, an Assistant Secretary, or validating officer or authorized signatory of the Company. 14. Notices, Where Sent. All notices required to be given the Company and any statement in writing required to be furnished the Company shall include the number of thiS Guarantee and shall be addressed to the Company at First American Title Insurance Company, Attn: Claims National Intake Center, 1 First American Way, Santa Ana, California 92707 Cfajms.NIC@ficstam.com Phone: 888-632- 1642 Fax: 877-804-7606 First American Title Form 5003353 (7-1-14) Page 50f9 Guarantee Number: 2363645 --aTA #14 Subdivision Guarantee (4--iQ.:i5)) Washington! _______ .......! ___________ '-___________________ . __ I Subdivision . ~ .. , I .' ~ '. I~ First Alnerjc~an ISSUED BY I i Schedule A First American Title Insurance Company GUARANTEE NUMBER 2363645 Order No.: 2363645 Liability: $1,000.00 Name of Assured: John L Scott Real Estate Date of Guarantee: December 11, 2014 The assurances referred to on the face page hereof are: 1. lltle is vested in: Michael M. Merritt and Cynthia L. Merritt, husband and wife Fee: $350.00 Tax: $33.25 2. That, according to the public records relative to the land described in Schedule C attached hereto (including those records maintained and indexed by name), there are no other documents affecting title to said land or any portion thereof, other than those shown under Record Matters in Schedule B. 3. The following matters are excluded from the coverage of this Guarantee A. Unpatented Mining Claims, reservations or exceptions in patents or in acts authorizing the issuance thereof. B. Water rights, claims or title to water. C. Tax Deeds to the State of Washington. D. Documents pertaining to mineral estates. 4. No guarantee is given nor liability assumed with respect to the validity, legal effect or priority of any matter shown herein. 5. This Guarantee is restricted to the use of the Assured for the purpose of providing title evidence as may be required when subdividing land pursuant to the provisions of Chapter 58.17, R.C.W., and the local regulations and ordinances adopted pursuant to said statute. It is not to be used as a basis for closing any transaction affecting title to said property. 6. Any sketch attached hereto is done so as a courtesy only and is not part of any title commitment, guarantee or policy. It is furnished solely for the purpose of assisting in locating the premises and First American expressly disclaims any liability which may result from reliance made upon it. CLTA #14 Subdivision Guarantee (4-10-75)1 Washington.) · -_ .. First AmerIcan Subdivision Guarante. ISSUED BY First American Title Insurance Company GUARANTEE NUMBER 2363645 RECORD MATTERS 1. Deed of Trust and the terms and conditions thereof. Grantor/Trustor: Grantee/Beneficiary: Trustee: Amount: Recorded: Recording Infonmation: Michael M Merritt and Cynthia L Merritt, husband and wife Mortgage Electronic Registration Systems, Inc., "MERS" solely as a nominee for Cobalt Mortgage, Inc., its successors and assigns Stewart Title $286,000.00 August 21, 2012 20120821001846 2. Reservations and exceptions contained in deed from Northern Pacific Railroad Company: Auditor's File No.: 193931 As follows: Reserving and excepting from said lands so much or such portions thereof as are or may be mineral lands or contain coal or iron, and also the use and the right and title to the use of such surface ground as may be necessary for mining operations and the right of access to such reserved and excepted mineral lands, including lands containing coal or iron, for the purpose of exploring, developing and working the same. Note: We have made no examination of the present holder of said reservations. 3. Easement, including terms and provisions contained therein: Recording Information: 4590943 In Favor of: For: Robert N. Bradley and Rose I. Bradley Roadway purposes, ingress and egress 4. Drainage Release and the terms and conditions thereof: Between: Virgil B. Gooden and Sally M. Gooden And: King County Recording Information: 6451736 5. Restrictions limiting the use of that portion of the property herein described lying within 100 feet from a water well as imposed by instrument recorded under Recording Number 7805040877. 6. Easement, including terms and Recorded: Recording Information: In Favor Of: For: provisions contained therein: July 05, 1979 7907050891 Puget Sound Energy, Inc., a Washington corporation Electric transmission and/or distribution system 7. The terms and provisions contained in: the document entitled "Letter Regarding Road Maintenance" }'o"rm5CJ033S3 (7-1-14) Page 7 of9 Guarantee Number: 2363645 -: ------r CLTA #14 Subdivision Guarantee(4'!O'75~ Washington. .----,---,----~~ " , Recorded: Recording No,: • June 17, 1988 8806170657 • 8, Agreement Relinquishing Certain Easement Rights and the terms and conditions thereof: Between: Mike and Cindy Merritt And: Stonegate limited Recording Information: 9503011180 9, Certificate of Future Connection and the terms and conditions thereof: Between: King County Water District #90 And: Michael Merritt Recording Information: 9507240645 10, Reimbursement Agreement and the terms and conditions thereof: Between: King County Water District No, 90, a Washington municipal corporation And: Robert A. Holmes Recording Information: 20080321001073 Informational Notes, if any A. General taxes for the year 2014, which have been paid. Tax Account No,: 03230591O~07 Code Area: Amount: Assessed Land Value: Assessed Improvement Value: 2163 $ $ $ 7,379,53 300,000.00 270,000,00 Form 5003353 (7-1-14) Page 8 of9 I uarantee Number: 2363645 CLTA #14 Subdivision Guarantee (4:-i0-7SB 1_. _______ -'-_______ .!.....__ 0., __________ ,_______ Washingto~ • i~ First American : Schedule C • Subdivision Guarantee ISSUED BY First American Title Insurance Company GUARANTEE NUMBER 2363645 -----------_._------------------------------- The land in the County of King, State of Washington, described as follows: THE WEST 548 FEET OF GOVERNMENT LOT 1, SECTION 3, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., IN KING COUNTY WASHINGTON; EXCEPT THE NORTH 744.708 FEET THEREOF. AND EXCEPT ANY PORTION, IF ANY, WITHIN COUNTY ROAD. L_orms~~33s~~~~_-1_4_) .LIP_a9_e_9_o_f 9 ____ ..!iG_u_a_ra_nt_ee_N_U_m_be_r:_2_36_3_64_S __ ..L ___ C_L_TA_#_1_4_S_Ub_d_iVi_sio_n Guarante;~~~t~~I;~1 • '. • ..~ ...... , ,ioucph ii. Itl •• SIC'/UIl "till l.ou1:1;' C. ;:;laYe"lI, =an ane! dr. to Ho\;c;rt N. 1ll'lHlIey (lI,d I. fi":le I. Uradle" hwf au SI'ltlit , cy and ".-lil" I ill I, pt'l or fractional ".,;: of Ule II:,: or :lee ,.\-23-5 OWIII., ._~ heg lit lr'i(! Nil Ctlr of ad Buhdl'!, til !; 536 rt th f. 548 (t to tI'" t,'ue;:ol) of th .. l,'a01 t:"in dOli; lh ~: :m8.70a rt th ... 20B. '(OS Cl t/. /I ;'08.,/013 n~h r: 2011.708 rt to tcholl'uepob; tg~ an easement ro~ r'4dwa, pv~po~e3 10 a eean:! or lr.gro3~ !HIII ",;rofl5 UYltr un pIn of tile S 1:; n or the 11£ of the !lEt- or see 3-23-~ fl"m., hlflg l-: " 8 1.7 well til 563 rt ~ and pIll the" III or :Ie 1I11bOlv axc theeo raba. and Over elle! eel'oal> 1\ tHI'Ip of land )0 rt tTl • .l'ltl,. :lle Cit;,!';." 1n or weh 111 du n:J fls; Saap on tnt!! S 111 of !ld :"I~<1I'1 · .. eli to !i~B rt r; or the ::'01 cor tllr,.r rUlln!IIlj,lt'. II pllt the II In or lid ftubIJlv to tel'mlnot., lit a pt we!l hi ~36 rt ~; and ,.I:l J't e or the 'i'" cor or 5d lJllt>dt\' • .(C rl ok ".loon. Z:it. Hk. btJIJtl'.'ue. Wn ',' c' ; , -, . ~'. ., .... -~.~-' ~ ---"-"'- . ; rR DRUW"U.lSt.SE '. ~ '!'B.r,s G:'.AIfI!.· mado at> .... 4::.0.=:·"':$..,=.::::;;.... ____________ • H'clDb1.r.gtc..r. ~: ~ and. 'botuoon -.llo.. t.'le !..,. It dBr or_"-7~7''''@=-~' __ ..-_....,- /J1&j<:!t Ii 41~<-.y ~ and ~~r-.Lifd-~~:>u- _ ,EUS~D AliD!!ii'E, HIllI!:."iilt.F'!':1i CALU;i) TilE l'IRST Q 1;m:IClPAL 'CORPOPATIOIl, liEREIlIAFTSR CALLED litE ei:C~;lD PARTY, and " ... l,"1tEru;:.st rtr.:st portioa :rOtll"'.;)DGnt oncl UOltrc ... n.t Ul!11.. t.ho,.. arl,) the O''i:(;;:'!J (tenant, l:IOrtgngeo) of th,at cortaln paroel 01' land 'ascribed n. feU, .. ": W1!t~~:~~.t::~~ -rH/f!. ....::>. ~"''i''''& Gc .. '.I.. .. r I, '1,;c 5 .,-:11>(0./, .f{SI!--.<, ..".. ",.r·t IN K,A.Je c. ..... ~.,..r ~qs:HhV~"I""'COI'll.J L';5s rU£N. 7 <1'#. "10f ~-'l' ,.( ... <ON * S -rt.,;( t.o T /0 ~ • :7 is i,-:n;,\t.LY ,'dE;:~ .. :: POLLe'S: t.h!!t ,tilt: 9Q.ld ?iJ'l:'>t : ·I,·t~ '::::C~!3c.",t ... 0 tciu n'~tlJ["l.&.l .. 1-:" 01' !lurl'(~c(,! t:'l.t.",,,' ~;-Oll, ~.lici rb"~ t:. c.: :'r. !.' .. ':j I1n't'JJ'n1 chnn"1f'l .,cl'C':.s th...., propi..rt.y 01' tIle ~'tl'::it r'n:"":.ll.~: lH~ld r.1nc County blo!";>!lt:;'r1 for Ilr.y dru,"co thnt. :!:.=:; bo <:I.h~f;c.! ~7 ':.l_:' ~r-:tr ... :ca i'lc"<1j find t'llr-convc:rnncc :Jhnll bo tl co'lonltnt rU:'l.~!n~" \':~h .' ~ ,",r! :.~ci 91:'\11 l"o blnrllT'~ U:lCI'! 1'121 pnrc1c!l and thcl~ he!.l;'!l "'",.1 _:.: ~ ". :: '~$iT" SJ< ':;':;_S,LO:;' t:1C :-.... rt:c:J :-.~:"£:~n h'vt.: r.(;rcunto sot th!~!~ '_nt. :.C':!l~ ~ .. tr:o on: .. !.t,":t. yt:.:1 !'~~=t 3i:CVtJ '· ... 1ti.t n_ :::"~,2~: ~J: ____________________ , ____ _ I i I ..... ..... CO ~ CO ,- • • "nov aU n:en br t.ho .. pr ... nt, that I (q) tho unc!n'~(n.d, OWTltr_ tn ttl 'il!lpb of the land detcrlbed he~Ln, her_by rttclar. thi. aoven.nt tr.d plao, "Mt on r.cord. I (v.), .n (an} the ovnn Ln r .. lI1aplt o.f Can tnt .... t in) the to1l.ov1nc duerlb'd !'0I1 utatt .itllitid 1n ________________ . County, Stat-of ' .... ehln!f\on, to VitI -- CoPy h-tta,b .. J o:l lthlch I, (ft) own and opor.h .. voll ar vatervol''Ir. "'lppl.yinq wahr tor pt"lnh d03OstLo Ulu located en 141d r.ll ,.tlt" to VitI Qf-F 47',::::;jtt£ Lhe It 18 the purpo •• or th.,. (rant. and oaYenAnt. to. pr.vent ~.rtaln practlcla h.reln.tter anu.er.tod in tb. Ill. of ,ILd land which ~tbt conla~ln.t. ,.ld vlttr .upp11' NCW, THnUQtl./IJ w .,rot. and COY'nant that nid CNntr , h18 (her) (their) aueeonora and)-?a" cnSiil'n not con.truel, maintl1n, o.r 1'Ut!.rTii be oan.tNoted or Qintalned upon the ,lid land or the owner vtthtn too ( ) teet ot tho 'If011 herein duor1bed. any of the tol.1ow1ni1*l.!.upoola, .. ",r., rn"ty!u, •• pHo tanks, dr.inrttida, or any other receptacle. tor tho d1,poI.l of a.wa~ •• Tho,. cQ~anant. ahall run with the land and ,hal\ be bLndln, on .It part i., haline 01" .cqulrinll an, r18ht. tUle, or intertlt 1n th. land dt'o1'"1btd h.rdn or any pnt thereot, " tons u ,aid well or vatorvora 1:: \Jud tor the purpo •• of I\lppl11n1 potablo vater. ' -",..---::;-,..---...,,---;:;,,--n----(S.o\) 'l?.!f':.~f!l w, £j e a-4iklk (9 .. \) St.t. ot WUh~;J Count,. of c;.. l .. I, !l!. undanll(11Od, a Notary P~bl1o and tor thll .bove do hereby cert117 that on th1l. :=::ti:l~"L'8:1.~rli:=~~::!i:ljiZi:~iS:i=:: __ _ Plt.on,lly appeared b.for. ~ _ to '" known to be th. lnd1\~.=at l1uorlbtd 1ft ... -o;;r-. t.J:d aolmovl.c1p that no ~icn.d and ",tt ~oluntary aot .nd d •• d, tor the v •••• nd purp ., ~IV?JI undor l!Iy hand and 0(ttol"1 .011 t~ ••• r,,1din l Dtpartl",r.t ot Rooorcf. ard ~L.ot1ont ~OO~ SOO,. County A~ir.l.trattcn Bulletinl lrd /., JaM' s •• ttl., W •• hlniton 9g1~ Phor..t 344·421S .' . • Policy No. H7661 Plao 4 • 4. DBSCRIPTION or TII8 RnAL DnTATn ll1TII RnaPHeT TO lIflIc: TillS POLICY IS 18sun~ W.lt &40 l •• t of Gov.rnment Lot 1, ~.ctlon 3, Town.hlp 13 Horth, nan,. 5 UOIt, W.II., III Klnn County, w ••• lnuton; UXCDPT tho north 744.708 f.ot thorof! TOGDTllnn WITII an .... "'ent for rOAdway purpo ... avor md aero .. thDt portion of tho louth IS t.ot of aald northlOlt qunrtor or the northeast quurtar lyina OOtt ut • line which 11 56S toot ORlt of Atld I'Qral101 to tho wo.t lino of .aid .ubdlvlolon, U)(~Ul'T County ROAd. - 1 I l , ·1 • J \ I (".l q =r ..... = 0 r-,... <n 0 .;:r 0 tI\ 0 to .... on :>' n 0 0 : ,... f? T '"= "" • • RECORDED KC RECOIlOr. :-;. :-. EABEMEm POll UNDEIIGaOUND ELEC11IIC SVSTEM , DONALp W, BRADDOC' l"GraslloI''' .... tein). pUta. CDft'H)'l and WWNCII ao PUCEI' SOUND POWER .. lJGHT COMPANY •• W~oa COl- poration (,'Granlee" hemn). 'Dr !he ~ ~ Jet lor1b. I paJIONaI NMmmI UDder. ~ and (MIt dli fol- lowtna dMcribed ,...1 prop'Irty (the ''Properly'' htNIrI) KIng: County, Wuh!nal:on. West S4B feet of Government Lot 1, Section 3, Town- ship 23 North, Ranqe 5 East, W.M., in Kin9 County, Washinqton; EXCEPT the north 744.708 feet thereof. " .. ",' I d!b:BI'uWiileF The south 15 feet of the above described Property. L ..,... GJ'IJlfoo ,ball baYI the rlPl.., cotIIIb'W:\, operata, malJltain, repu, rtpItce aDd ealarp ID uaderpouadelec;tric tnIJRI1iIItoo and/or distrlbuti!l'\l)'Item upon IDd UDder !be RJahI-of-WIY laird*' with III DODIIIIUy ot ameaieDl lPO pw1Inah08I therefor. wbkb may tDcludo but are nollimlled to !be foUowint: anderpuund coaduitt. cabIeI. coramunlcttioD lina: vaul ... 1IWIboI •• fWilchclt.lQd tramformert: IDIlIIIIDi-buriecI or polUld IDOUDtecI rldlllllL FoUowma!be luilial COD- IttUctloo of III flci.llliel, Grantel IU)' from time to dm:t COIIItNct IUdI addItkDal fadlill. u \I IDly require. a. AI;c8a Grantee thaD ban the riahl 01 ~ to tbe RlthHl-WIY OWl' aMliCIOII1he Property to nableGnntee to oer- cUe Itl rfabtl bcrreander, provided. dw Grma. ..a ~ Gninlor for aD}' damIp to the Property ClUMd by the ner- ciM ~ aid riCbt 01 acQIII. .. A' , n.. riabta beNln If1J1I8d Ihall mntinue unt1l.uch time .. Grantee OMNI to \1M the RlahI~I.Way for I period or flYI f5)IUc:celllve,..an. In whJcn evenllhll,.uemellhalilennlnale and an rtaflta hereunder lhalI revert to CrllJlo lor, provided thaI no lbenoonmenl Ihal1 be dHmed to have ocx:urred by' 'taUlm of Grantee', fallurfllo Initial)' Irwtall ill f&dlttles on the Rtghl-<lf.W.y wllhiD lUI)'" period of time from the dlle t.enoof. 7. ~ IDd AIIIIDL The rflbll and obllplionl<O' the perlin ahalll~ure 10 the bene'il of 'aM be b1ndlnaupon Iheir tespectil'o IUCClUOR and .....,.. R-10 73 FILED FOR RECORD AT REOUEST OF; 44/KJ PlJGET POWER 131649 REAL ESTATE DMSION 110. E.X'JS~ TAX NOT REr","R'.~ 235/9 PUGET POWER BLOG. KlRl Co, R~cO!:I~ DIVISion BEUE\lUe. WASHlNGT()I; II8DOII n /.1 - A'l"!'ElITlOH, ~ACX AQUllIO ~ -r _., D"',~ Description: King,WA Document -Year.Mon .Day.DocID 1979.705.891 Page: Order: ss Comment: = i , i , l ;-::. ----,--' ------e--- I~ j FirATEOFWASIIiNGTON I I ~UNTYOF KING ~ I .... '" '" o "' o 0-o 0-.... n on N o o On Ihle day penonally appeared before me to me known 10 be the individual _ d-=ribed In and who exec;u.ted the within and f~ lDIttumml. ad t£bowJcdaed lhal ____ liIned lhe tame u 'NIt and voI\ID&aJ'y ICC &Dd deed for the ~ BId puI'pOIIM lbenrin mentioned. GIVEN under ray !\and and alfidallllla! IhiI ___ do, '" .10 __ _ STATE Of WASHiNGTON I SS allJNn' OF' I Notary pgblk: ID Iftd for the sa.. 01 W~ ~~al _______________ _ On ,hi. day penonally appeared before m" , 10 mil kft(M1l to be die Indlvtdual_ delcribod In and wi» •• auad the wilhlD lDd fc:nsoinllDltrwDenl. and ~ chat ____ IdI!Md the IaIIlt U 'nil! and voluntary ad and deed for the \11M UId putpoMI tbenm mcmtkaed. CIVEN under my hand and offlda1 aeallhil ___ day rI .10-__ - S'fATEQFWASHING'rON 1 SS COUNTYQF I 0" Il;i. day of Notary Public in Iud for tht Stall 01. W~ ~ .. ---~----------------- COIU'ORAT6 ACI<.NOWLBDGMBNT . 10 __ • before me. the ~ per.ollllly appetnld ond --========-:-;;~ ""~m:'~k:":":W:"~Ic::"':,:'h:'~======:::;===="':'~nd _ . rapectively, of _ the corpontlon lhal euculM! Ihe forasoina iflltrumenl. and acknowl. .1Rlld 1he IJld lrutrumlnllo be the free and vol'mtery aeland deed of uld corporation, for the UJea and purpoaes therein mpnlion~. and on oath Ilated \hal luthcdzed 10 execule the laid In"n.ment and thai the ~III IIfrbmd i8 the rorporale M.l 01 Mid corpOr.tion. ",i'nl>lla m)" h,IIW and official sui herelo .ffi!l.ed tho day and year (iral above wrllll!n. Notlry Public In and for the 81el, of Waahington. tfl.idin,;, .t _. ______ ._.~ • U; 1"01 $.J. lOOt. 5~. I.-tee. W.$.i~,tOQ ,aDs, £lP....-'I)6.~! 7 !i>ECV :::- ':'R~~ • ,. ti ... 4er.i,u,. ,.rc\, •• rl of the abo •• ".cribeC '~.i. actao.le4ge tll. e"CII,at [Oild. to oar p[opert,-.... Ie-c.-i_; ar;Jt paIr lbe ",Clperty ." UI l>lUclLulag kt HedDII' on JleirhlHx to th. Do.-U,. stu. the ,ut,. too till DCKtll .. ill DOt '9ree to jot. 1a alit .i.,. ••• tad uiateJio&DCI ~r""Dt foe uta rGad ... Hub qn. to .cc~t aDd. ..ahtda "i4 road r~ •• t ~ ... i., IOU •• bt ••• oci III'U...nt reip1reMat. !'he otl..r CWD4rS oa t\h roa.! 11, .... cc .... tt'QII '''til 'Inu •••• aD' t •• retore are Rot )ealfit., )y tlia acces.. (coPJ of •• p laclc.04 to belp ea,lai, tbe .It.at1oa). Tntl JClun. (.~~@V<l8 liclla.l •• Kurttt r-------- Description: King,WA Document -Year.Month.Day.DocID 1988.517.557 Page: 1 of 2 Order: ss Comment: • [- ... • I I. \11 I , I~ I ' ,'--- • • .. ~:o, <. - <t Description: King,WA Document -Year.Month.Day.DocID 1988.617.657 Page: 2 of 2 Order: ss Comment: • • : < • [- r [ , • • • • KINO COUHTY WA"IUIt UISIIUC.T 1110 ANO _.:::l.~.:lk~ _____ =~ ________ _ ll'ltUl'l!IUV UWNIlIt) .J'j-'t9_L_.:1_L __ -'-"-G'-th_A.t __ •.. _~.J...ll'L'llilS'l LOC"'IUN J Ll!GA', Ul:SCRII'I'\ON AN UtREV(JCAUU!. AGlU;EMENT III\S Uct:N I~Nl mEl) II-flO 1'llUVIUINO TIIAT11IE I'RUI'I~1l1 r ~lli\U.IJE (UNN~Clt:U 'tu \'UIlUl" SL:WI:I!S UI'UN AVAILIIUIUI') 01' SUC! I 5UW(!IlS ANO 'IIIAT TI m I'RureR'. y UWMl!it 511,\1.(, 1'1\ \' ALL COSTS OF ("ONNEClIUN. -IIIE AI'I'I.ICAN"I' flNI) 1115 urIAN! I!ES AUREI:10 rI\RUCU'AlE IN "I'm NUl' !'IIUIr:sr"nm runMhTlot' OF 1\ urnJrY IJJCAI. IMl'nUVI;MI!NT ulsrRlcr lULl!); Oil lOCAl. J~II'1tUVI!t.lI!Nr VISlllilT (LillI Ull UTILrry I'UR'iEYOIlI'ROlElT WlllClI1S VESlliNl!1J '10 I'UUVIUI; rUUlK SllWJ!Il siln VIOlS "I U 'lin: I'RUI'ERTY. '1lIIS eml lj'It'i\TE SIlAI.I.llI~ !lELUltUElJ 1M 'tilE nt,\L l'IIU1'I.;ItTY :U;CUIWS 01' 1\1/'10 (UUNTY ANt) lillALL m~ 1\ 1'[:l:MANt:tfr (UNIJIIIUN ON ., I It: I',u),'mnv IIlJNNING WI '" 1 Iia LAf'l1J UNl'L SlJe, I 'I [ME AS'IIIE (051S 1'011 rONNl!cnON AIt!: I'Ul.l.Y r,\lUl0·'11E l'URVrrYUR _7.lt!1L~.§.._ iJATJ; ~g;~c ~ PROPERTY OWNER AS 1111; rnOf'mUY OWNER: I LIN!)! iT ..... ND n',s MY ItESI'ONSlU!LlrY TOP.ECl)1ID11I'S ~~~s-..c.. ____ . __ ._._. __ .. _ I'ROI'r:nrv UWN!;,! Description: King,WA Document -Year.Month.Day.DocID 1995.724.645 Page: 1 of Z Order: ss Comment: I • • I I r .-~-----~---. • • 1-- • • • :;: .. :u.'II~ " '- -. '. i ). Description: King,WA Document -Year.Month.Day.DocID 1995.724.645 Page: 2 of 2 Order: ss Comment: ·i •• • • Filed at Request of: KING COUNTY WATER DISTRICT #90 15606 SE 128th Street Renton W A 98059 REIMBURSEMENT AGREEMENT Grantor: King County Water District No. 90 Grantec: Robert A. Holmes • Abbreviated Legal Description: Ptn. of Section 3, Township 23 North, Range 5 E. Tax Parcel No. 0323059108 20080321001073.:: THIS AGREEMENT, made and entered into by and between KING COUNTY WATER DISTRICT NO. 90, a Washington municipal corporation, hereinafter referred to as "District" and ROBERT A. HOLMES, hereinafter referred to as "Owner/Developer". WIT N E SSE T H: WHEREAS, the Owner/Developer has installed a water main and improvements to serve certain property within King County Water District No. 90, and having fully completed the installation and tcndered to the District a Bill of Sale; and WHEREAS, the District has, by and through its Commissioners, adopted a resolution providing for the execution of a Contract to reimburse the Owner/Developer pursuant to the provisions hereinafter set forth and RCW 57.22.010 £1 seg.; and WHEREAS, the District has accepted the Bill of Sale for the extension and the Board of Commissioners has formulated a reimbursement area based upon a determination of which parcels within that area will require similar water improvements upon development; NOW, TIIElmFORE, IT IS AGREED: l. That all properties directly connccted to the improvement and/or property owners allowed to connect by use oflalerals or branches, which have been determined by the Board of Commissioners to be parcels which will require similar water improvements upon development, shall pay a fair pro-rate ·share of the cost of the cOl1struction of said Description: King,WA Document -Year.Month.Day.DocID 2008.321.1073 Page: 1 of 5 Order: BS Comment: , . 20080321 001 07~.':"·' . , ,,," • • improvements. The improvements are specifically described as set forth in Exhibit "A" attached hereto. 2. The parcels within the reimbursement area as determined by the Board of Commissioners as parcels that will require similar improvements upon development and to which reimbursement charges shall apply are described as set forth in Exhibit "B". attached hereto. 3. The reimbursement which each of the parcels described in Exhibit "B" shall pay upon connection to or use of the water facilities as hereafter set forth in this Agrecment, is a pro-rata share of design, construction and reimbursement of contract administration costs in the amount of: Parcel No. 0323059108 ~ $19,463.64 4. That the OwnerlDeveloper shall be entitled to receive the amount of reimbursement set forth in Paragraph 3 hereinabove from the properties set forth in Exhibit "B", for a period of fifteen (15) years commencing from January 31, 2008 in accordance with the terms of this Agreement. 5. The Owner/Developer agrees with the District's determination of the pro-rata share of design, construction and reimbursement of contract administration costs which each parcel shall pay and further agrees that this pro-rata share is based upon the total cost of construction of the improvements as determined from the records provided by the Owner/Developer to the District. 6. The parties agree that the District shall have the right to provide for one segregation for each parcel owner within the reimbursement area. PROVIDED, that said segregation shall be limited to a single family dwelling andlor resident, and shall contain not less than 100 feet of frontage. 7. It is agreed that all sums received by the District pursuant to this Reimbursement Agreement shall be subject to the reasonable administrative charge of fifteen (15%) percent and upon the District's collection of any funds from the benefited real property owner, the District shall have the right to deduct said 15% prior to remittance to the Owner/Developer. PROVIDED, that if for any reason the Owner/Developer and/or the Owner's assigns, express a desire to waive payment by any and/or all parcels benefited hereby, then in that event the District shall be entitled to collect the 15% at its sale option. 8. The duty of the District to reimburse the Owner/Developer shall terminate on the 31 st day of January, 2023, and all reimbursements collected thereafter shan be the sale and exclusive property of the District; it being understood that after such period of Description: King,WA Document -Year.Month.Day.DocID 2008.321.1073 Page: 2 of 5 Order: ss Comment: ., .,." ... • • time the District maintenance and operation of said facility and/or water main over said extended period of time would entitle the District to the user's contribution to said improvements and/or facility. 9. The Owner/Developer agrees that the District's duty to enforce the reimbursement contract will be limited to actual utilization of facilities by real property owners and that any non-utilization resulting from the real property owner's design of a system and/or redesign of the system contemplated pursuant to this construction contract shall not be subject to this reimbursement. Provided further, that any costs for the enforcement of this Reimbursement Agreement, including but not limited to reasonable attorney's fees, shall be chargeable to the Owner/Developer and shall be deducted from payments received by the District from benefited property owners, prior to the District having any duty to pay over to the Owner/Developer. () 71J IV7 DATED this /0 day of....L~/1c=""'."'~.,, _____ , 2008. OWN;rn~ELOPER: ov:1li ROBERT A. HOI.MES - Description: King,WA Document Y Order: ss Comment: -ear.Montb,Day.DocID 2008.321.1073 Pags: 3 of 5 ,. • • Description: King,wA Document -Year.Month,Day.DOCID 2008.321.1073 Page: 4 of 5 Order: ss Comment: 20080321001073,:: . ' • • EXlIIBIT "B" Parcel No. 0323059108 Description: Klng,WA Document -Year.Month.Day.DocID 2008.321.1073 Page: 5 of 5 Order: BB Comment: 20080321001073.':"_'- f ....... • DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT AFFIDAVIT OF INSTALLATION OF PUBLIC INFORMATION SIGN Planning Division 1055 South Grady Way, Renton, WA 98057 Phone: 425-430-7200 I www.rentonwa.gov STATE OF WASHINGTON ) ) SS COUNTY OF KING ) (Y\', ~.Q.\ m tf\ eorv • * duly sworn on oath, deposes and says: being first 1. On the 10 day of J(.(\L'C4N , 20...D£, I installed ___ public information sign(s) and plastic flyer box on the property located at -'"2::..::?-=O-=5'----=L,:Jy-=o::.!tJ=-S.:::::......:.A'-'V::..:c"--.L:N:.:e""--=~="'_'_"b\IJ""_ for th e foil owi ng project: Project Name (Y\ ; chQ..J ~ ~ y.th 14 '(Y\ ... .,. r .' t-\- Owner Name 2. I have attached a copy of the neighborhood detail map marked with an "X" to indicate the location of the installed sign. 3. This/these public information sign(s) was/were constructed and installed in locations in conformance with the requirements of Chapter 7 Title 4 of Renton Municipal Code and the City's "Public Information Si stallation" handout package. 1 /,. /tCJllD Installer Signature SUBSCRIBED AND SWORN to before me this 0,11" day of ~C"'tlk:!~ . ". i.· .. . ... 1i¥~;::fV---L-------- S.H08HNA GAUTAM-PRATAp·.1" NOTARY PUBLIC in and for the State of Washington, STATE OF WASHINGTON residing at ~~""-1.®.:...::'-L __________ _ ,20~. NOTARY PUBLIC . MY COMMISSlON EXPIRES· My commission expires on __ tl.:..+l.:..ICf..:;.L/oo-=.:...I"1--...:... __ _ . 04-19-17 ... c_ RECEIVED 6 H:\CED\Data\Forms·Templates\Self·Help Handouts\Planning\pubsign.doc JAN 1 4 iie'(,\'Os/2015 C!TY Of RENTON PLANNING DIVISION I I I I ! \ I I \ I I I • • q~TAAq.MATUAD fd1}tB0H2 IAOT<>I<IHaAW '10 ;;TATe OIJ8UQ YflATOIII e3~lqX3 ~\oree\MMOO YM ~t·er . .o • ," •. "It CA R,tO 11-_-'1: ~R,8 RM-F ZONING MAP BOOK PLANNING -TECHNICAL SERVICES PRINTED DATE: 10/0212013 This document is II grllphicrepreseotation. not gull"anteed to SUmlY 8CC11"acy, a'ld Is based on the best Infonnation Bvaila~ as d the ~te mown. Tills map il intended for City display pUrposes onlv. Community & Economic: Development 'C.,_, R-8 ------~---------....... C6E 34 T24N R5E E 1/2 :::::::::==::~~~U1~gc::~~::::~~~TERD if ,~ R-1 ·!'ri-,--r-rj- 'I-'H'-f~":''''''''o '.--,~": ''''''-'. "'., " '. E6E 10 T23N R5E E 1/2 o 420 840 I!h'!'li6~-!~~iiiiiiiiiiiill F", 1:8,820 03 T23N R5E E 1/2 D6E Page16ofBO City Umlt. D (COR) CommerdaL'Oft"1C81Residential 0 (R·4) RosldenUal4dulac CJ RENTON 0 (CV) CeIlIEl( V1l1a'Je D (R-f!) ResldentialBdula<; o PotentialAnne;o;ation AJea 0 (IH) Inoostrial Heavy CJ (Re) Resource COlI$8rvatlon Zoning Deslgn~lIon CJ (IL) Inroamsl Light D (RM-F) Residential MJIti.famlly D (CAl CommercialArterial 0 ~M) fooustrial Medium 0 (RM-T) Resl. MJIII·Family Tradiional D (CD) Center Downtlwn 0 (R-t) Resid8lltialldu/ac 0 (RM-U) R&si. r.t.l1ti.flll11ily lXb!ll"l Centll( o (eN) CommercialNeigliborllood 0 (R-1O) Residen~all0dula::: 0 (RMH) Residential Manufactured Homes o CCO) Commercial Oltce 0 (R-14) Rosidential 14dula::: DCUC-NI) Urban Center North I o (UC-N2) UrbiVI Center North 2 N t -------------------------------------------- RECEIPT EG00048003 BILLING CONTACT Michael & Cynthia Merritt 2505 Lyons Ave NE Renton, WA 98059 REFERENCE NUMBER FEE NAME • LUA 16-000022 PLAN -Short Plat Fee Technology Fee Printed On: January 14,2016 Prepared Bv: Jill DinQ • ----------... Renton e 1055 S Grady Way, Renton, WA 98057 TRANSACTION TYPE Fee Payment Fee Payment Transaction Dale: January 14, 2016 PAYMENT METHOD AMOUNT PAID Credit Card $2,000.00 Credit Card $60.00 SUB TOTAL $2,060.00 TOTAL $2,OtiiU.UU RECE\VED J{).i! 1 4 2016 e\lY OF RENTON PLANNING DIVISION Page 1 of 1