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[ n J ,___________� IB"YAI[R C45ELENT I I I I + LOT-7 I I ,1� ':I LOT 7 437 .0 I I B {f g P� � r Yd I I � _ _ _ ' i 1 i •Y., _ — _ — 7' I p . I F� OT I w V„ l�l 75 ><150 xi S"'lAllL' .DRAINAGE TRACT Lj aRITAGr H3.m INC I F CALL 40 HDY,'-: I BEF0<_ CJ ❑IG r y r F 7—IBCO 4- - 5555� I I E�DHC CIVIL ENGINEERING LTD. aRaccf CITY OF RENTON BOUN PHANNY SHORT PLAT SITE INFORMATION pppcFLi IGS305313R ZONN6 RA LOT PREA 5T.B615f (1.]14 �=1 FxSTINO CONDITIONS ON&TE BUILDING 500 SF ON&TL WIVEWAYAREA I)SF OFF�iJB slOtvulx aRFn P5F TOTALL STING IMPERVIOUS J Ilk SOSF 10.05`I TPfaL ExISfIR[iYCRwca)a aREn 5a,52. SF( Y.31x1 TOTAy,ARFA SR.BLi 5F 0.31.5�1 PROPOSED CONDITIONS eN SI r. 5L0 AAEA Zr 72L Si' �slc AOA�war 9Y£ Slui xw is ! n`ZYtA: i �.a�oo� S, !V lAt pAupuS'cu INI'Lxti• S —A 30.ZW g (0.7 «) IOTA PRCPOSrS PERNOIIS AR_A . J.. sF (c.cc 10TAi A4CA 59.VYM1 SF (FZS acf A L.rnV 1 n�. cmaal Nr p.. NGSNOM. ASPHALT WEDGE CURE DETAIL NTs- p' a' suuAUNi ItN M�L[.w r5u w, xAL Io+ CV uNSc ue N=E CWRSE TYPICAL CHELAN PILL NE & ALLEY SECTION I (:% .s 3 1 12 CL �m c� a - r 3 � '3'N =nN3nv — 'llvn nCl _� U ' I r e sage 90M WON tm *xxv� v un NORTIIEAsr 1/4, NORTHWEST 1/4 Of SECTION 10, TOWNSHIP 23 NOR 11. RANGE 5 EAS1 W.V., KING COUNTY, WASHINGTON No.c R I I _ s ..I at , DHC CIVIL ENGINEERING LTD. 64X NC 15eµ s,,. K.nmu.. wn aao�e m. 2o6-.v9-,aa� eao,[ci CITY U= RENTON BOUN PHANNY SHORT PLAT 1 D6 • 3 T23N R5E W 1/2 w z r` o )th Ct. Q5 ... R-8 R-8 V__. .... . . . ......... .. _.. th Ct. -- NE 8th R- t, R-8 NE .'7th St � ..$- _$ . Q`6th NE rz I D i-1: `. M R —14 -ia CA CA z R-B� L R-8 NE 7tti St. � R-14 N&Wel —14 QR10 CA R$� CA .......... CA ..NE h1D,St a o CA W _Z CA R-1 F6 • 15 TZ3N R5E W 1/2 ��o ZONING _.. _ _ pearl, City � L"00 E6 c`''i 10 T23N R5E W 1/2 53 Denis Law Mayor City of.". - s f Department of Community and Economic Development G E."Cc hip"Vin ent,Administrator December 17- 2012. Mr. 5hirnon 5hriki ; Gallil .Development-LLC' PD Box 17.71 SUBJECT": Request for E ktension of Proje&s Period of Validity Boun Phanny Short Plat."/ City of Renton File LUA,07-135, SHPL=H PeaMr. Shriki: This better is sent in response to your regbQst for an.additionai extension (dated, . - December 11, 2012). of the ;above referenced projecVs approved period of-validrty- Section 4-7-070M of the Renton Municipal Code, relating to short plats, authorizes the i l City to approve a single one=year.extension of the usual -two. -year expiration, In l addition, for a period of time Ending last December, the Planning Director was allowed. to approve an additional two-year extension. beyond the standard extensions possible under the Code for.any: subdivision project that was valid on or after Apri[ 1, 2009: Our records indicate that.this project has already received the. standard one-year extension and the additional two-year extensions under Ordinance No'_ 5452. Therefore, no additional extensions are possible_ You have until February .14, 201.3 to, record this. Project. You should. be aware that if the; project,is'not recorded bythe.expiration date it will become null and void and you.wil need.to resubmit all application materials: You may call Laureen Nicolay at (425) 430=7294,if you. have any further.questio.ns. Sincerely, C.E. "Chip„ Vincent. Planning Director City of Renton File Na. LUA07-13s .Boun Phanny JennYferHenning,Planning .-9617'12' Ave West.- Kayreh K9ttrick, Plan -Review Lynnwood, WA 98636 . Renton City Hall 1055 South Grady Way Renton, Washington 980S7 Pentonwa.gow 12/11 /2012 Mr. Shimon Shriki Gallil Development LLC. P.O. Box 1771 Seattle, WA 98111 Ph:206-669-6969 Re: Boun Phanny Short Plat File No.: LUA-07-135, SHPL-H Jennifer Henning, Planning Manager Development Services, City Of Renton 1055 S Grady Way Renton, WA 98055 Dear Ms. Henning, I am writing to request an extension to complete the plans per city comments and revisions, to get permit for construction and record the plat. We are planning to submit the revised permit plans by end of December 2012. We were unable to finish the plans on time due some challenges we met with our previous engineering company. Now we hired a new firm who will work to complete project and meet new submittals deadlines. This plat was approved on February 14, 2008, and it has an expiration date of February 15�h , 2013. Thank you for you time and cooperation, and we look forward to continue working with you on this project. Sincerely Shimon Shriki Gallil Development LLC. Denis Law � Mayor �litY of Department of Community and Economic Development C.E."Chip"Vincent, Administrator December 17, 2012 Mr. Shimon Shriki Gallil Development LLC PO Box 1771 Seattle, WA 98111 SUBJECT: Request for Extension of Project's Period of Validity Boun Phanny Short Plat / City of Renton File LUA07-135, SHPL-H Dear Mr. Shriki: This letter is sent in response to your request for an additional extension (dated December 11, 2012) of the above referenced project's approved period of validity. Section 4-7-070M of the Renton Municipal Code, relating to short plats, authorizes the City to approve a single one-year extension of the usual two-year expiration. In addition, for a period of time ending last December, the Planning Director was allowed to approve an additional two-year extension beyond the standard extensions possible under the Code for any subdivision project that was valid on or after April 1, 2009. Our records indicate that this project has already received the standard one-year extension and the additional two-year extension under Ordinance No. 5452. Therefore, no additional extensions are possible. You have until February 14, 2013 to record this project. You should be aware that if the project is not recorded by the expiration date it will becorne null and void and you will need to resubmit all application materials. You may call Laureen Nicolay at (425) 430-7294 if you have any further questions.. Sincerely, \J �__J C.E. "Chip" Vincent Planning Director cc: City of Renton File No. LUA07-135 Boun Phanny Jennifer Henning, Planning 19617 1Z 6 Ave west Kayren Kittrick, Plan Review Lynnwood, WA 99036 . Renton City Hall - 1055 South Grady Way • Renton, Washington 98057 . rentonwa.gov PARTIES OF RECORD BOUN PHANNY SHORT PLAT LUA07-135, SHPL-H Robert & Rosemary Key Shriki Shimon Gary Lang 1008 Anacortes Avenue NE Galil Development LLC 1070 Chelan Avenue NE Renton, WA 98059 1424 4th Avenue ste: #610 Renton, WA 98059 (party of record) Seattle, WA 98101 tel: (425) 226-8076 (contact) (party of record) Boun Phanny 19617 12th Avenue SW Lynnwood, WA 98036 (owner) Updated: 01/16/08 (Page 1 of 1) Denis Law, Mayor March 3, 2008 Shimon Shriki Galil Development LLC 1424 4' Ave, #610 Seattle, WA 98101 SUBJECT: Boun Phanny Short Plat LUA-07-135, SHPL-H Dear Mr. Shriki: Hearing Examiner Fred J. Kaufman This letter is to inform you that the appeal period has ended for the Hearing Examiner's Boun Phanny Short Plat approval. No appeals were filed. This decision is final and you may proceed with the next step of the short plat process. The enclosed handout, titled: "Short Plat Recording," provides detailed information for this process. The conditions listed in the City of Renton Hearing Examiner Report & Decision must be satisfied before the short plat can be recorded. If you have any questions regarding the recording process or any other matters for the short plat, as well as for submitting revised plans, you may contact Carrie OIsen at (425) 430-7235. Sincerely, Nancy Thompson r Secretary to Hearing Examiner cc: Elizabeth Higgins, Development Services Jennifer Henning, Development Services Phanny Boun, Owner Enclosure 1055 South Grady Way - Renton, Washington 98057 - (425) 430-6515 G) This papercontains 5C % recycke f materiaE 300/, posi consumer E N T AFFIDAVIT OF SERVICE BY MAILING STATE OF WASHINGTON ) ss. County of King ) Nancy Thompson being first duly sworn, upon oath, deposes and states: That on the 14`h day of February 2008, affiant deposited via the United States Mail a sealed envelope(s) containing a decision or recommendation with postage prepaid, addressed to the parties of record in the below entitled application or petition. Signature: SUBSCRIBED AND SWORN to before me this i dkay of re 2008. Notary NW65 and for the State of hington Residing A _ , therein. Application, Petition or Case No.: Boun Phanny Short Plat LUA 07-135, SHPL-H The Decision or Recommendation contains a complete list of the Parties of Record. HEARING EXAMINER'S REPORT Project Location: Duvall Avenue NE north of NE 10' St Note: "applicant" is the project proponent and applicant for the current land use action. References to future responsibilities of the "applicant" should be interpreted to mean Future landowner, developer, or project proponent. Development approvals and conditions of approval are associated with the project/property and not individuals. � � D•� ? ±�� � %�� a��� � y\ ■� .� � • �� � �t =- �7 i. • \y@" w7 S<© z i .w • e � - « 7;� y _ � v » « :.� \� \ . \d�l\ ?c .................- / d\ 3-U .1.0 . D6 3 T23N ME W 1/2 CL) i R-11 i L R-8 R NE. 9th CAT C CA CA i'R 1 Fl I F615 T23N RM W I/Z a [EXHIBIT Renton City Limito � PIWM TECHNICAL SERVICES uv 02/2am? 10 T23N ME 5 99608f9 'pry 'p3i1 -3-N 3f1N3AV 1-1VA a ------- -------------- . avaawa .ava lbW. j '3-N 3nN3AV NVI:3HO February 14, 2008 OFFICE OF THE HEARING EXAMINER CITY OF RENTON Minutes OWNER: CONTACT: LOCATION: SUMMARY OF REQUEST: SUMMARY OF ACTION: DEVELOPMENT SERVICES REPORT: Phanny Boun 19617-12"' Ave W Lynnwood, WA 98036-7157 Shimon Shriki Galil Development LLC 14244' Ave, #610 Seattle, WA 98101 Boun Phanny Short Plat LUA-07-135, SHPL-H Duvall Avenue NE North of NE 106' Street Hearing Examiner Short Plat approval of a subdivision of 1.324 acres into 8 lots suitable for single-family residential development. Development Services Recommendation: Approve subject to conditions. The Development Services Report was received by the Examiner on January 15, 2008. PUBLIC HEARING: After reviewing the Development Services Report, examining available information on file with the application, field checking the property and surrounding area; the Examiner conducted a public hearing on the subject as follows: MINUTES The following minutes are a summary of the January 22, 2008 hearing. The legal record is recorded on CD. The hearing opened on Tuesday, January 22, 2008, at 9:15 a-m. in the Council Chambers on the seventh floor of the Renton City Hall. Parties wishing to testify were affirmed by the Examiner. The following exhibits were entered into the record: Exhibit No. 1: Yellow file containing the original application, proof of posting, proof of publication and other documentation pertinent to this request. Exhibit No. 2: Vicinity Map Exhibit No. 3: Aerial Photograph of Vicinity Exhibit No. 4: ,Short Plat i Exhibit No. 5: Zoning Map Exhibit No. 6: Sensitive Areas Map Boun Phanny Short Plat File No.: LUA-07-135, SHPL-H February 14, 2008 Page 2 Exhibit No. L. Topographic Survey Exhibit No. 8: Preliminary Landscape Plan Exhibit No. 9: School Location Map Exhibit No. 10: Hand Drawn Site Plans using east/west cul-de-sac. The hearing opened with a presentation of the staff report by Elizabeth Higgins, Senior Planner, Development Services, City of Renton, 1055 S Grady Way, Renton, Washington 98055. The project being a short plat and not having critical areas was exempt from environmental review. The project is located in northeast Renton, in the northwest quadrant of the intersection of NE 10a' Street and Duvall Avenue NE. The proposal is to subdivide the property into 8 lots and one tract_ To the south is the Duvall Short Plat that was previously approved and the Vuong Plat to the southwest also previously approved. There have been some delays in construction of these plats, which is one of the issues regarding access to the current project. The access roads would be Chelan Place NE through the Duvall Short Plat and Chelan Avenue NE between the other two plats up to the Boun Phanny Short Plat. This project is in the Residcntial-8 zone in the Residential Single -Family Comprehensive Plan area, it allows a density range of 4-8 dwelling units per acre. The project does not have any critical areas that would be deducted. The density for this project is 6.95 dwelling units per acre. There is a very gentle slope across most of the property, slopes of approximately 6% are located in the southwest corner. The plat meets the criteria in terms of the Land Use Element and Community Design Element. It is the type of infill project that the City anticipates with this designation and the more urban parts of the City. A detailed landscape plan needs to be submitted. Landscaping would be required along the 20-foot alleyways, Chelan Place NE and NE 100' Place. The project also complies with the underlying zoning designation, the lot dimensions and sizes are within the minimum required by the development standards. The setbacks are incorrect, the front setbacks are shown as 20-foot setbacks for the building footprint and they only need to be 15 feet. The side yard setbacks along the street need to be 15 feet for the primary structure, the rear setbacks are shown as 5 feet and need to be 20 feet. The access will most likely be via the alley. The footprint will have to be changed and that will be reviewed at the time the building permits are issued. The footprints when adjusted would still support the construction of one single-family detached unit per lot. The lots are arranged in a logical manner. Transportation has requested that there be no curb cuts on Duvall Avenue, all lots within the short plat would have to be accessed from 10"' and Chelan via the alleys interior to the property. There is a problem if this project were to proceed with the development of the infrastructure prior to the construction of the Duvall and Vuong short plats, there would be no access available other than the one that is not allowed to be permanent off of Duvall. This project would have to construct the improvements in the Chelan right-of-way and the Chelan Place NE right-of-way from the site down to NE 10"` Street prior to being able to record the plat. There was a discussion on the use of alleys and their access to plats. There are regulations that state that alleys are not to be a form of access, but in this case it was requested by the Department of Transportation. There further is a policy that states that lots should not be double loaded, these lots are double loaded in that they have streets both on the front and the back. It appears that at some point in time Chelan Place NE would continue to the north and south, leaving an entire series of lots that violate the policy. Further discussion led to the fact that Boun Phanny Short Plat File No__ LUA-07-135, SHPL-H February I4, 2008 Page 3 primary access is not supposed to be via an alley. This plat may be violating code, however it was a requirement and they were told to plan it this way. Transportation, Park and Fire Mitigation fees are required for this project. The development is in the Renton School District and the new students would have to be transported to McKnight Middle School and Maplewood Heights Elementary School. The tract at the southwest corner of the property would be used as a drainage tract for water quality treatment and detention. They should use the 2005 King County Surface Water manual. The project's water and sewer service would be provided by the City of Renton. There is a requirement of the construction permit that the section of Duvall on this plat needs to be designed with a 5-foot wide bike lane adjacent to the curb on the west side of Duvall, two 11-foot lanes in the west half of a 12-foot wide two-way left turn lane, channelization and street lighting. Both alleyways would have to be dedicated. The Examiner asked if the lots fronting on Duvall would have an adequate back yard or would they be losing their private open space? Ms. Higgins stated that the front yards should face Duvall with a 15-foot setback. The rear yard would be abutting the alley and they would be accessing the garage from the alley. The backyard could be fenced but they would need some break in fencing and not include the driveway, or perhaps a gate across the driveway. It was suggested that a sign be placed at the end of the new Chelan Place NE street stating that this street could become a through street. No parking would be allowed along the alleys. The Examiner stated that this did not appear to be a well thought out project, there are no cross streets to Duvall, the people from the north are not able to get to streets where there are sidewalks and will have to use the alleyway, there are no internal sidewalks. Shimon Shriki, Galil Development LLC, 1424-4a` Avenue #610, Seattle, WA 98101 stated that he was told the building permit would only be approved when the neighbors to the south or they themselves complete the access roads. Certificate of Occupancy should be subject to finishing that, by then the neighbors to the south might have completed their portion and this proposal could then finish their portion. Originally the proposal included a cul-de-sac and a 40-foot wide road entering with a turn around large enough for the Fire Department. They were required by the City to do the alley, which does not make sense to have two alleys instead of one wide road with proper turns and a public access for walking onto Duvall between two lots. Ms. Higgins showed a plan that was submitted for the pre -application conference, it shows a cul-de-sac entering off of Duvall. This would avoid the completion of Chelan on the west side. Kayren Kittrick, Development Services stated that the only lots that are out of strict compliance with primary access are Lots 5 and 6. Lots 1-4 primary access is via Duvall, Lots 7 and 8 would be via Chelan, and Lots 5 and 6 the two interior lots technically meet the Fire requirements with 20-foot wide right of way access. The alleyway configuration and cross section is wider than typical. Sidewalks will be on Chelan and Duvall_ Lots 5 and 6 would not have direct sidewalk access. There would be no parking on the alleyways. Boun Phanny Short Plat File No.: LUA-07-135, SHPL-H February 14, 2008 Page d The Examiner stated that they seem to be continuing to the north with a very unorthodox pattern, and questioned why not use the cul-de-sac with a more traditional pattern for the street? Ms. Kittrick stated that she wondered about that herself, the cul-de-sac plan was never presented to her as an option. The cul-de-sac options would most likely meet some objections from the Fire Department because of the length and the turn around being truly wide enough for the fire trucks. Earlier, the discussion had been that the section of Chelan on the west side of the project by the dogleg required dedication. She was told that it was already dedicated, which means that the drawing is incorrect. That is supposed to be dedicated and she had been assured previously that it already was dedicated. The Examiner stated that there were enough questions regarding the proposal and time needs to be given to answer these questions. It was further asked that the parties explore the cul-de-sac options. At 10:22 am, the hearing was held open and continued to January 29, 2008 at 9:00 am. January 29, 2008 The hearing re -convened on Tuesday, January 29, 2008, at 9:00 a.m. in the Council Chambers on the seventh floor of the Renton City Hall. Parties wishing to testify were affirmed by the Examiner. The following Exhibits were entered into the record: Exhibit No. 12: Concept Drawn by Plan Review Exhibit No. 13: New Short Plat Exhibit No. 14: Revised Density Worksheet The hearing reopened with a report by Elizabeth Hi ins, Senior Planner, Development Services, City of Renton, 1055 S Grady Way, Renton, Washington 98055. The question that came up during the hearing last week was the amount of area of the proposed project that would need to be dedicated in order to have a serviceable public right-of-way on the west side of the plat. Given the timing and dedications of the surrounding proposed developments, a concept has been drawn by the plan review section showing the dedication from the Vuong Short Plat, which is in the northwest corner of the intersection of Chelan Avenue NE and NE 10`h Street. This was the first subdivision proposed, so the greater amount of the dedication was their responsibility. Adjacent to the Vuong Short Plat is the Duvall Short Plat, they were required to dedicate 7-feet along their west property line in order to get the necessary right-of-way. An 18-foot dedication will be requested of the Boun Phanny Short Plat, which with the 12-feet of right-of-way already dedicated, there would be a 30-foot public right-of-way that would be sufficient for a road. The Examiner stated that there also was some question regarding the ownership, the map shows there was a pipestern toward the north along the western edge of the property. Ms. Higgins stated that the thin strip of the Boun Phanny property is part of their property and that area was used in the overall calculation for density. The yellow area on Exhibit 12 shows property that is currently dedicated to the City of Renton. It is a public right-of-way. Boun Phanny Short Plat File No.: LUA-07-135, SHPL-H February 14, 2008 Page 5 The dedication would require a realignment of the property lines. The original west boundary is not in the public right-of-way, the new property line would be 18-feet to the east on Lots 7 and 8. In order to meet the minimum lot width, the east boundaries of Lots 7 and 8 would be realigned farther to the east. The footprints would be the same size as Lots 1-4, but would be shaped a little differently. The new Short Plat drawing shows all the setbacks to the property dimensions. The 20-foot wide public streets, function as alleys but are not called alleys, they are actually public streets. The area was originally calculated in the density in the early stages, they do need to be renamed on the plat and the new density worksheet shows the net area to be 1.01 acres with 8 units, the density is still below the maximum allowed of 8 dwelling units per acre (7.94 du/ac). The Examiner questioned the narrow streets now that they are not alleys. When has a street been allowed to be only 20-feet wide as opposed to the 40-feet required. Ms. Higgins stated that what has happened is the desire to avoid curb cuts on Duvall, which is a high volume, high speed arterial in this location. Curb cuts would be close to the intersection of NE 10"' and Duvall. There will eventually be a connection to the south through the Duvall Short Plat. The applicant did request a modification prior to submittal of the application, which was approved. Pedestrian access between the interior streets and Duvall was discussed last week, a pedestrian easement could be required between two lots or along the north property boundary. The regulations would require a 15-foot building setback from the edge of the easement, which would narrow the building footprint an additional 10-feet off the side yard setback. There is some potential that the properties to the north would be developed and that would open up connection to Duvall. Eventually another east/west through street would be required. There are policies that support connecting streets and not cul-de-sacs. Neil Watts, Director of Development Services stated that there have been discussions regarding the grid system road area for this particular area. Duvall is a regional arterial and something that they want to limit access points to, they have installed a signal at Duvall and NE 10`h Street. They are trying to direct the traffic from these lots as they develop, to route them down Chelan and down the narrow street system and then access to Duvall would be at the signal. Maintenance, Transportation and Fire groups worked together and decided that this section of interior streets would be allowed to be narrower since there would be a limited number of houses coming off of it. Alleys in the code are not allowed for primary access, for this particular street system, it will provide primary Emergency Access to three lots at this point. Therefore, it is important to remain a street designation. Some houses that are landlocked in this plat have no access to a sidewalk, they have access to a 20- foot wide street section. This is an unorthodox situation based on the existing platting, existing roadway system with Duvall and its restrictions, and the physical dimensions from that street to the street to the west, it just doesn't fit in. There is a City owned drainage pond and it is likely that they will never get platted out, there are some limitations that allow for this unique situation, this appears to be a solution for this particular plat. The Examiner called for further testimony regarding this project. There was no one else wishing to speak, and no further comments from staff. The hearing closed at 9:25 a.m. FINDINGS, CONCLUSIONS & RECOMMENDATION Having reviewed the record in this matter, the Examiner now makes and enters the following: Boun Phanny Short Plat File No.: LUA-07-135, SHPL-H February 14, 2008 Page 6 FINDINGS: The applicant, Shimon Shriki, Galil Development LLC, filed a request for a Short Plat. The yellow file containing the staff report, the State Environmental Policy Act (SEPA) documentation and other pertinent materials was entered into the record as Exhibit #1. The Environmental Review Committee (ERC), the City's responsible official determined that the proposal is exempt from environmental review. 4. The subject proposal was reviewed by all departments with an interest in the matter. The subject site is located on the west side of Duvall Avenue Northeast one parcel north of Northeast loth Street. Chelan Avenue Northeast (as extended) runs along the west edge of the subject site. 6. The map element of the Comprehensive Plan designates the area in which the subject site is located as suitable for the development of detached single-family uses, but does not mandate such development without consideration of other policies of the Plan. The subject site is currently zoned R-8 (Single Family - 8 dwelling units/acre). 8. The subject site was annexed to the City with the adoption of Ordinance 5161 enacted in November 2005. 9. The subject site is approximately 57,664 square feet or 1.324 acres. The subject site is approximately 286 feet deep (east to west) by approximately 200 feet wide. There is a long, narrow dogleg that runs north from the northwest corner of the parcel in or near the alignment of Chelan Avenue NE. 10. The subject site is generally level dropping about 6 feet toward the southwest. 11. There are no trees on the site, which is vegetated mainly with pasture grasses. 12. The Transportation Division was concerned about creating any new intersections with Duvall Avenue NE in this location. This road continues to the north to become Coal Creek Parkway_ While Duvall appears to be designated a minor arterial, staff indicates that it carries significant traffic loads between Renton and Bellevue. 13. The applicant proposes dividing the subject site into eight lots for detached single family uses. The applicant originally proposed creating a cul-de-sac roadway that would have created one tier of lots along the north side of the road and another tier south of the road. This would have resulted in a more traditional arrangement of homes along a block facing one another. The cul-de-sac bulb could have been at either the east or west end but since an intersection to Duvall was opposed by Transportation, the intersection would probably have come from Chelan on the west. In addition to the limitation on access to Duvall, the City has approved a plat immediately south of the subject site that would create an interior north -south right-of-way that was to be extended to the subject site and then continue north_ This north -south right-of-way would be twenty feet (20') wide. Staff has determined that this less than standard width roadway would not be an alley as originally reported in the staff analysis. 14. Due to Transportation's concern, the applicant has submitted an eight -lot plat with the entry road from the west, from Chelan. This east -west road would be NE 10th Place. It would also be a less than Boun Phanny Short Plat File No.: LUA-07-135, SHPL-H February 14, 2008 Page 7 standard 20 feet wide and have no sidewalks. It would also have restricted parking. That roadway then forms a T- intersection with a north -south roadway that connects to the south and 10th and would be continued to the north. The east -west roadway would have two lots north of it and two lots south of it_ The north -south roadway would be 20 feet wide. As noted above, staff has determined this is a road and not an alley, as originally defined. There would be no sidewalks along this 20-foot wide street and staff suggested that "no parking" signs would prohibit parking. A tier of four lots would be located along the east side of the roadway and would be sandwiched between this roadway, probably Chelan Place NE on the west and Duvall on the east. Staff has recommended that this tier of homes face Duvall. 15. After the original hearing, the matter was continued to do research on the narrow dogleg and issues of whether it was a right-of-way and where the established right-of-way was located. Upon reconvening, staff noted that a dedication would be required but that it would not affect the ability of the property to be divided into eight lots, as it would still meet the density standards. The density after the new analysis would be 7.94 units per acre with approximately 13,802 square feet dedicated for roads. 16. A drainage tract would be located in the southwest corner of the plat. 17. The subject site is located within the Renton School District. The project is expected to generate approximately 4 school age children. These students would be spread across the grades and would be assigned on a space available basis. 18. The development will increase traffic approximately 10 trips per unit or approximately 80 trips for the 8 single-family homes. Approximately ten percent of the trips, or approximately 8 additional peak hour trips would be generated in the morning and evening. 19. The subject site is located in the May Creek Drainage Basin. The stormwater analysis indicates that the site flows to the southwest generally but also toward Duvall on the east. A detention tract was proposed for the southwest corner of the plat. 20. The subject site is served by the City of Renton for water and sewer. 21. The proposed plat will depend on the development of Chelan Avenue by approved plats located to its south. If these plats do not progress as anticipated appropriate streets and access would not be in place to allow access to the subject site. Therefore, for life safety and fire protection, staff noted that the applicant would be required to complete Chelan Avenue between the subject site and NE 10th Street as a full 32-foot pavement section with 5 foot sidewalks. 22. The City has adopted mitigation fees for transportation improvements, fire services and parks and recreational needs based on an analysis of the needs and costs of those services. These fees are applied to new development to help offset the impacts new homes and residents have on the existing community and the additional demand for services. CONCLUSIONS: The property's location not far from the intersection of NE loth and Duvall and the Transportation Division's objection to creating a new intersection with Duvall, a busy road, results in the creation of rather unorthodox, narrow roadways, Chelan Place NE and NE 10"' Place. The roadways are not only narrow but will provide primary access to a series of single-family homes and it lacks sidewalks. The absence of a sidewalk on either side of this proposed roadways would relegate pedestrians and worse, school children to walking in the roadway. This new north -south interior street will also not have any Boun Phanny Short Plat File No.: LUA-07-135, SHPL-H February 14, 2008 Page 8 through connection to Duvall for what might be a few blocks if the pattern were to be continued to the north. If the pattern were to continue it would create a poor precedent depriving new residents of a sidewalk and link to services including bus transportation along Duvall. Further, this roadway concept also creates a long tier of lots that have streets both in the front and back. It creates a nearly untenable situation. It certainly seems that an east -west cul-de-sac roadway would provide a more traditional block arrangement. An east -west cul-de-sac would also provide a sidewalk for general pedestrians and school children. There might even be an opportunity to open a pedestrian easement between the cul-de- sac bulb and Duvall. 2. Given the above conclusion, the eight -lot plat should be created with a cul-de-sac roadway that enters from Chelan Avenue and runs to its end on the east. The plat should have a tier of lots along the north side of this new roadway and another tier along its south side. The applicant shall be required to provide a pedestrian pathway from the cul-de-sac to Duvall, if possible. Another issue that the T-intersection/narrow street design created is the homes should front Duvall according to staff. While this might provide a more enhanced image of Duvall for passers-by, it would create front yards that face a busy street. It would also tend to isolate these new homes from the rest of the homes in the plat. If that were the design chosen, maybe the homes should look inward and actually face the community they will be part of rather than facing the high traffic street of Duvall. Staff really cannot have it both ways. Duvall has too much traffic to allow any intersections but then force these homes to face all of that traffic. 4. The plat will obviously need some redesign work to accommodate a detention area. The plat will also have to accommodate the dedication along Chelan Avenue NE. 5. There should be no driveway access to Duvall no matter which plat design ultimately prevails. 6. Erosion and construction management techniques will be required while construction is underway. 7. In addition, as noted above, access along Chelan Avenue will depend on the development of properties to the south. Construction may occur on rudimentary roads if approved by the Fire Department but all access shall be subject to the City's determination on safety. There shall be no occupancy permitted until roads are fully improved providing both residents and emergency services safe, legal access. The development will increase the demands on the City's parks, roads and emergency services. The applicant shall therefore help offset those impacts by providing mitigation that matches the fees established by the City. DECISION: The proposed plat is approved subject to the following conditions: The eight -lot plat shall be created with a cul-de-sac roadway that enters from Chelan Avenue and runs to its end on the east. The plat shall have a tier of lots along the north side of this new roadway and another tier along its south side. 2. The applicant shall be required to provide a pedestrian pathway from the cul-de-sac to Duvall, if possible. The applicant shall be required to complete Chelan between the subject site and NE 10th Street as a full Boun Phanny Short Plat File No.: LUA-07-135, SHPL-H February 14, 2008 Page 9 32-foot pavement section with 5-foot sidewalks if that has not occurred prior to occupancy. There shall be no occupancy permitted until roads are fully improved providing both residents and emergency services safe, legal access. 4. Construction may occur on rudimentary roads but such temporary/construction access shall be approved by the Fire Department and all access shall be subject to the City's determination on safety. No curb cuts shall be provided on Duvall Ave NE for either individual driveways or an access road to the project 6. The applicant shall demonstrate either that street improvements to Chelan have been completed by others, or shall include plans for street improvements for Chelan Avenue NE, north from its intersection with NE 104' Street, with the plans submitted for a construction permit for the Boun Phanny Short Plat. The applicant shall pay a Transportation Mitigation Fee based on $75.00 per net new average daily trip attributed to the project, estimated to be $3,904.00. The fee is payable prior to the recording of the Short Plat. A Temporary Erosion and Sedimentation Control Plat (TESCP) shall be required. The TESCP shall be designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined in Volume II of the most recent Department of Ecology Stormwater Management Manual. This condition shall be subject to the review and approval of the Development Services Division. 9. A detailed landscape plan shall be submitted to the Development Services Division, prior to issuance of the construction permits; it shall be approved prior to the recording of the Short Plat; and shall be installed prior to occupancy. 10. A Homeowners' Association shall be formed, prior to recording the Short Plat, to maintain landscaping, including costs of replacement of plants and irrigation system operation and maintenance costs. 11. A Fire Mitigation Fee, based on $488.00 per new single family lot, estimated at $3,904.00 shall be payable prior to the recording of the Short Plat. 12. A parks Mitigation Fee of $530.76 per each new single family lot, estimated at $4,246.08, shall be payable prior to the recording of the Short Plat. 13. The 2005 King County Surface Water Design Manual would be applicable. ORDERED THIS 14"' day of February 2008 FRED J. KAUFMAN HEARING EX ER TRANSMITTED THIS 14t" day of February 2008 to the parties of record: Elizabeth Higgins Kayren Kittrick Phanny Boun 1055 S Grady Way Development Services 1967 12`h Avenue SW Renton, WA 98055 City of Renton Lynnwood, WA 98059 Boun Phanny Short Plat File No.: LUA-07-135, SHPL-H February 14, 2008 Page 10 Robert & Rosemary Key 1008 Anacortes Ave NE Renton, WA 98059 Shriki Shimon Galil Development LLC 1424 4'h Avenue, Ste. 610 Seattle, WA 98101 TRANSMITTED THIS 14`h day of February 2008 to the following; Gary Long 1070 Chelan Avenue NE Renton, WA 98059 Mayor Denis Law Dave Pargas, Fire Jay Covington, Chief Administrative Officer Larry Meckling, Building Official Julia Medzegian, Council Liaison Planning Commission Gregg Zimmerman, PBPW Administrator Transportation Division Alex Pietsch, Economic Development Utilities Division Jennifer Henning, Development Services Neil Watts, Development Services Stacy Tucker, Development Services Janet Conklin, Development Services Renton Reporter Pursuant to Title IV, Chapter 8, Section 100Gof the City's Code, request for reconsideration_mu_st be filed in writing on or before 5:00 p.m., February 28, 2008. Any aggrieved person feeling that the decision of the Examiner is ambiguous or based on erroneous procedure, errors of law or fact, error in judgment, or the discovery of new evidence which could not be reasonably available at the prior hearing may make a written request for a review by the Examiner within fourteen (14) days from the date of the Examiner's decision. This request shall set forth the specific ambiguities or errors discovered by such appellant, and the Examiner may, after review of the record, take further action as he deems proper. An appeal to the City Council is governed by Title 1V, Chapter 8, Section 110, which requires that such appeal be filed with the City Clerk, accompanying a filing fee of $75.00 and meeting other specified requirements. Copies of this ordinance are available for inspection or purchase in the Finance Department, first floor of City Hall. An appeal must be filed in writing on or before 5:00 p.m., February 28, 2008. If the Examiner's Recommendation or Decision contains the requirement for Restrictive Covenants, the executed Covenants will be required prior to approval by City Council or final_processine of the file. You may contact this office for information on formatting covenants. The Appearance of Fairness Doctrine provides that no ex parte (private one-on-one) communications may occur concerning pending land use decisions. This means that parties to a land use decision may not communicate in private with any decision -maker concerning the proposal. Decision -makers in the land use process include both the Hearing Examiner and members of the City Council All communications concerning the proposal must be made in public. This public communication permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence. Any violation of this doctrine would result in the invalidation of the request by the Court. The Doctrine applies not only to the initial public hearing but to all Requests for Reconsideration as well as Appeals to the City Council. Denis Law Mayor City Of r January 27, 2010 Department of Community and Economic Development Alex Pietsch, Administrator Shimon Shriki The SEl Company 1424 4th Avenue, Suite 610 Seattle, WA 98101 SUBJECT: Request for Extension of Projects Period of Validity Boun Phanny Short Plat / City of Renton File LUA07-135, SHPL-H Dear Mr. Shriki: This letter is sent in response to your request for an extension of the above referenced project's approved period of validity. Section 4-7-070M of the Renton Municipal Code, relating to short plats, authorizes the City to approve a single one-year extension of the usual two-year expiration. Under Ordinance No. 5452 (RMC 4-1-080F) authorization has been given. to the Planning Director to approve an additional two-year extension beyond the standard extensions possible under the Code for any land use or subdivision project that was valid on or after April 1, 2009. Our records indicate that this.project will expire on February 14, 2010. We understand that you are still working to complete this project and will require additional time.. Therefore, your request for the standard one-year extension and the additional two- year extension under Ordinance No. 5452 is hereby granted. You now have until February 14, 2013 to record this project. You should be aware this is a one-time only extension and if.the project is not recorded by the new expiration date it will become null and void and you will need to resubmit all application materials. 1 hope this extension meets your needs and that your project can be completed. You may call Laureen Nicolay at (425) 430-7294 if you have any further questions. Sincerely, •' - C.E. "Chip" Vincent Planning Director cc: Boun Phanny / Owner(s) City of Renton File No. LUA07-135, SHPL-H Jennifer Henning, Current Planning Manager Kayren Kittrick, Plan Review Renton City Hall • 1055 South Grady Way 9 Renton, Washington 98057. • rentonwa.gov 01/18/10 Jennifer Henning, Planning Manager Development Services, City 4f Renton 1055 S Grady Way Renton, WA 98055 The SEI Company 1424 4tn Ave. suite 610 Seattle, WA 98101 Ph:206-669-6969 Re: Boun Phanny Short Plat File No.: LUA-07-135, SHPL-H Dear Ms Henning, pity of Renton Planning I)ivisic)r,, JAN 9 L IMO MEWEM I am writing to request an extension to file for construction permit for the Boun Phanny short plat. This plat was approved on February 14, 2008, and due to the current recession we are unable to meet the deadline date of February 15, 2010 to submit all the required documents to apply for a construction permit. Please let us know if you have any question, and we look forward to continue working with you on this project in the near future. Sincerely Shimon Shriki The SEI company Sh;mon Shriki The SEI Company 1424 4th Ave. Suite 610 Seattle, WA 98101 Jennifer Henning, Planning Manager Development Services, City Of Renton 1 055 S Grady Way Renton, WA 98055 ll[lr[frrlrlirtart[tritrrlar��trllr�FrllFrrlr�rar�rrltfrratl�i CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS MEMORANDUM DATE: January 10, 2008 TO: Elizabeth Higgins FROM: Sonja J. Fesserj� SUBJECT: Boun Phanny Short Plat, LUA-07-I35-SHPL Format and Legal Description Review Bob Mac Onie and i have reviewed the above referenced short plat submittal and have the following comments: Comments for the Applicant: It appears that there is to be a dedication to the city of the 20' public right of way alleys (Sheet 2 of 2). If this is the case, then it should be noted that the dedication of land for street purposes on short plats requires approval by the City Council. Said dedication is achieved via a recorded City of Renton Dedication Deed document. If the dedication is to be recorded with the short plat, the dedication process needs to be timed in such a way that Council approval and all other matters pertaining to the dedication have been addressed and resolved, and said document is ready to record. The Deed of Dedication document includes both a legal description exhibit and a map exhibit_ The legal description exhibit should be prepared, stamped, dated and signed by the applicant's surveyor. The surveyor should also prepare the map exhibit. The dedication process requires an updated Plat Certificate dated within 45 days of Council action on said dedication. Talk to the Project Manager if there are questions, or if further information is needed. Currently, it is not made clear on the drawing (Sheet 2 of 2) that the 20` public right of way alleys are to be dedicated to the city for street purposes. Provide spaces, on Sheet 2 of 2, for reference(s) to said dedication and provide spaces for the recording number(s) of said dedication. The dedication must be via a separate instrument, a Deed of Dedication. Please note that this short plat can't be approved until the rights of way therein are connected to existing City right of way_ The City has requested that King County note that the strip of land owned by the City (PID # 1023059424) adjoining the subject property to the east be treated as right of way. Unfortunately, this will still not connect the subject property to existing right of way until there is a dedication of additional right of way by the properties to the east and south, as proposed in the Vuong and Nguyen short plats. AlTile Sys1LND - Umd Subdivision & Surveying RecordslLND-24 - Short Plats%051 f IRV080134.doc January 30, 2008 Page 2 Information needed for final short plat approval includes the following: Note the City of Renton land use action number and land record number, LUA-07-135-SHPL and LND-20-05I 1, respectively, on the drawings in the spaces already provided. The NW corner of Section 10 and the North quarter corner are not, respectively, City of Renton Monuments Nos. 1894 and 1844. The "SECTION BREAKDOWN" does not show the correct relationship to the two City of Renton monuments that are claimed as being used. Please revise the statements and section control diagram to reflect how the coordinates were established for the site. Add street names to the "SECTION BREAKDOWN" map to establish a correlation with the "VICINITY MAP". The geometry will be checked when the ties are provided. See the attachment for corrections/additions needed (portion of Sheet 2 of 2). The arrow, pointing to that portion of right of way (Chelan Ave NE) to be improved by the Vuong Short Plat, is shown incorrectly (Sheet 2 of 2). Said portion to be improved is on the west side of the 12' city -held strip — said arrow should be redirected as needed. The type size of the text noted under the "TITLE REPORT SPECIAL EXCEPTIONS NOTE:" (shown on Lot 7, Sheet 2 of 2) does not conform to WAC 332-130-050 (B) (d) (iii). See the attachment for the "DECLARATION" block (revised for one property owner) Add a north arrow to the "VICINITY MAP". Note what was found when visiting the existing monuments. Indicate what has been, or is to be, set at the corners of the proposed lots. Note discrepancies between bearings and distances of record and those measured or calculated, if any. The notary blocks are currently setup for corporate ownership. The title is vested in a single owner, therefore, the one notary block needed, should to be changed to an "Individual" format. Note all easements, covenants and agreements of record on the drawing. The title report for this short plat submittal notes the right to make necessary slopes for cuts and fills (Rec. No. 6380985). Note whether the properties to the north and south of the subject parcel are platted (note plat name and lot numbers) or "UNPLATTED". Tax Lot Numbers are not needed. Remove all references to zoning, density and contour intervals from Sheet 1 of 2. Remove the "VERTICAL DATUM" and `BENCHMARK" blocks from Sheet 1 of 2. The addresses for the proposed lots are shown on the attachment. Note said addresses on the short plat drawing. HAFi[e Sys\LND - Land Subdivision & Suewying Recuds\LND-20 - Short P1ats1051 I\RV080130.doc\cor January 30, 2008 Page 3 The date (15) noted within the "TITLE REPORT" block is incorrect- change to August 20, 2007 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 short plat. The 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 short plat drawing. Provide spaces for the recording numbers thereof. Note on the drawing who is to be the owner of Tract A. Also include maintenance comments regarding said Tract as needed. If there is a Homeowners' Association (HOA) for this short plat and said HOA is to own said Tract A, then the following statement concerning ownership of the drainage tract applies to this short plat, and should be noted on the final short plat drawing as follows: Upon the recording of this short plat, Tract A is hereby granted and conveyed to the Boun Phanny Short Plat Homeowners Association (HOA) for a drainage tract. Ownership and maintenance of said Tract shall be the responsibility of the HOA. In the event that the HOA is dissolved or otherwise fails to meet its property tax obligations as evidenced by non-payment of property taxes for a period of eighteen (18) months, then each lot in this short plat shall assume and have an equal and undivided ownership interest in the Tract previously owned by the HOA and have the attendant financial and maintenance responsibilities. Fee Review Comments: The Fee Review Sheet for this review of the preliminary short plat is provided for your use and information. HAFile Syr\LND - Land Subdivision & Surveying RecordslLND-20 - Short Plats105111RV080130.docicor AUNTY, WASHINGTON Nsas4'1a•w I Mot' I Lam. IL 11604,E 4-2& A 14 }8 IA &IY. 1A NJ< 1/4. LIE 1/4, SEC 10-23-5 I I 9E k { — 'TITLE REPORT SPECIAL EXCEPTIONS NOTE: I c W NOTE 3 DESCIMS AN AM.LMENT AND THE TERMS AND CONDITIONS THEREOF: BY. ALBERT F, NEVIN AND LLOYD RONGHOLT AND NAY RONHOLT RECORDED' APML 11, 1990 I N RECORDING NUMBER; 9004111113 fiARY A. ASE Y REGARDING INDEMNIFICATION REWRDINO THE USE OF AN L Dam m9Y. LH 1958 IE E S EASEMENT OVER PROPERTY ADJACENT ON THE WEST. 332 NOTE, THE BDOMAL EASEMENT MENTIONED THE1 EiEN WAY NOT I BE USABLE BY OUR PROPERTY AS THE CITY OF RENTON OWNS THE IREST 12 FEET ADJACENT. W Z � W Z Z 4 J V zzq Vol W?E1F 1r'ipRo� � f YDOW4 L I & UK. K RO&54', E I ' 1A St 1/4 ILL 1/4, NAC 1/0. sm NF21^5 LOT B I ; X FT.: I I' LOT 447ffi SQ. FT. } .,M ACRES I $1 LOT 5s98A 0.110 ACRES0.202 Sa FT 0.137 ACRESL—_—__—J _-_J L_-_.�I JL L-S1,4V : r — ---- ,50.76'� I 1 g LOT 3 1 18 VALTER EASEMENT ^ mmvw $ 20• W 119.52' PUBLIC iL RIGHT, J,s3e so. FT. 0 1 4,7g4 $0. Fr.. 6109 ACRES 1 REC. N0. 4732272 OA73 ACRES i N O WAY ALLEY 1 I N ,5ryo c4 R• 69�78' � { 59�78Op ♦ .D O. k bfb m a _ r - - — U i 1 LOT 2 j I 1 4.764 1 I gl I a I� �s 1 LOT 7 6,A50 Sp. FT 1 ^ I d.148 XfAES 1 I I T 6 I, 5,917050 1 jN Q 0.152 ACRES ] ,� N I 1 _ L _ _ — — _ NML q l ! I I I 9s F — y9:— — — — I— — 7978 -J + � I LOT 1 I -TAC7� A' Nam 159.5r I 1100% Y I I d 3,191 go. FT, DRAINAGE TRACT Ai 0.073 ACRES 1 A L . HEid'EII¢ IDES 1FIG K UK & 2W. E 1/2. IJ 10 9005 �7 µ • .w 1A 'A 11� +, ks 2 54EE�:f 2 aF 2 7 i fT 4 I I 42' h KE AJqD Suuwo 1 P,a so F.d.-M p.s Ild T FAY (25 CITY of Kr N I UN LAND U. . ,CTION NO.LUA--XX--X9Z-SH�' LND-XX-XXXX KING COUNTY, WASHINGTON DECLARATION KNOW ALL MEN BY THESE PRESENTS THAT THE U J& SIGNED OWNER OF THE LAND HEREIN DESCRIBED D EBY MAKE A SHORTS ION THEREOF' PURSUANT TO RCW 58.17.060 AND DECLARE IS SHORT SUBDIVISION TO BE THE GRAPHIC REPRE-f-SENTAMN OF THE SAME, AND THAT SAID SUBDIVISION IS MADE WITH THE FREE CONSENT AND IN ACCORDANCE WITH THE DESIRES OF THE OWNERWAN IN "ESS WHEREOFA SET -(WR HAN PHANNY BOUN CITY OF RENTON APPROVED THIS DAY ADMINISTRATOR: PLANNING/BUIL PROJECT INFORMATION: ADDRESS: PARCEL NUMBER: ZONING: .SITE AREA; IEQL DEEM=: THE EAST HALF OF THE SOUTHWES' 23 NORTH, RANGE 5 EAST, W. M., I EXCEPT THE SOUTH 200 FEET; AND EXCEPT THE WEST 12 FEET; AND EXCEPT THE NORTH 110.04 FE AND EXCEPT THE SOUTH 148 FEET PROPERTY c S FEE REVIEW FOR SUBDIVISIO 007 - _55_ APPLICANT: RECEIVED FROM _.....__ _. (date) JOB ADDRESS: _241aeaEq A TJ -1-1 NATURE OF WORK: 1�%Ou J.. PRELIMINARY REVIEI'4' F SUBDIVISION .ONG PLAT, NEED MO 'INFO ATION: LEGAL DESCRIPTION SHORT PLAT, BINDING SITE PLAN, ETC. PID #'s VICINITY MAP FINAL REVIEW OF SUBDIVISION, THIS REVIEW REPLACES SQUARE FOOTAGE OTHER PRELIMINARY FEE REVIEW DATED FRONT FOOTAGE SUBJECT PROPERTY PARENT PID# 1C7Za-Q� )5 - ItSG NEW KING CO. TAX ACCT.#(s) are required when assigned by King County. It is the intent of this development fee analysis to put the developer/owner on nodes, that the fees quoted below may be applicable to the subject site upon development of the property. All quoted fees are potential charges that may be due and payable at the time the construction permit is issued to install the on -site and off -site improvements (ix, underground utilities, street improvements, etc.) Triggering mechanisms for the SDC fees will be based on current City ordinances and determined by the applicable Utility Section. Please note that these fees are subject to change without notice. Final fees will be based on rates in effect at time of Building Permit/Construction Perntit application. The existing house on SP Lot # , addressed as _ has not previously paid SDC fees, due to connection to City utilities prior to existance of SDC fee Ord. SP Lot# will be subject to future SDC fees if triggering mechanisms are touched within current City Ordinances. We understand that this subdivision is in the preliminary stage and that we will have the opportunity to review it again before recordation. The following quoted fees do NOT include inspection fees, side sewer permits, r/w permit fees or the cost of water meters. SPECIAL ASSESSMENT DISTRICTS DISTRICT NO. PARCEL NO. METHOD OF ASSESSMENT ASSESSMENT UNITS ASSESSMF,NT OR FEE Latecomer Agreement vt) WATER Q - Latecomer Agreement (vt) WASTEWATER - a Latecomer Agreement ( vt) OTHER - C� Special Assessment District/WATER i " f� "C"F�Y cis . SAtD Special Assessment District/WASTEWATER 2QGa.0►'� Joint Use A reement (METRO) Local Improvement District Traffic Benefit Zones $75.00 PER TRIP, CALCULATED BY TRANSPORTATION FUTURE OBLIGATIONS I - SYSTEM DEVELOPMENT CHARGE - WATER "" Estimated Pd Prev. - Partially Pd (Ltd Exemption) Never Pd # OF UNITS/ SQ. FTG. SDC FEE Single family residential $1,9561unit x -- 1 Mobile home dwelling unit $1,956/unit in park t Apartment, Condo $1,174/unit not in CD or COR zones x Commercial/Industrial, $0.273/sq. ft. of property (not less than $1,956.00) x Boeing, by Special Agreement/Footprint of B[dg plus 15 ft perimeter (2,800 GPM threshold) DEVELOPMENT CHARGE - WASTEWATER - Estimated rev. Partiall Pd (Ltd [ xem tion) Never Pd famil residential $1,017/unit x 1 roQ home dwellin unit $1,017/unit x k ment, Condo $610/unit not in CD or CDR zones x ercial/Industrial $0.142/s . ft. of ra a x(not less than $1,017.00) DEVELOPMENT CHARGE - SURFACEWATER - Estimated " Pd Prev. - Partiall Pd (Ltd Exemption) "" Never Pd Sin a family residential and mobile home dwelling unit $759/unit x 0-M,0 All other properties $0.265/sq ft of new impervious area of property x (not less than $759,00) PRELIMINARY TOTAL � � N O 7 J Signatu Rev e mg Authority ATL� j t n *If subject property is within an LID, it is developers responsibility to check with the Finance Dept. for paid/un-paid status. r Square footage figures are taken from the King County Assessor's map and are subject to change. R Current City SDC fee charges apply to a EFFECTIVE January 2, 2006 RECORDING NUMBER: 9004111113 GARY A. 16 nE?IiSE Y. L6ii6 REGARDING: INDEMNIFICATION REGARDING THE USE OF AN €M CIE M AVEINIE HE EASEMENT OVER PROPERTY ADJACENT ON THE NEST. 15 96'32 NOTE: THE 804MCIAL EASEMENT MENTIONED THEREIN MAY NOT BE USABLE BY OUR PROPERTY AS THE CITY OF RENTON OWNS THE WEST 12 FEET ADJACENT. I ! LOT 8 1 8,806 SQ. FT. 0,202 ACRES ! ----- J L-31.4Y' h-9o'D�DW 50.78 18' WATER EASEMENT 2 V RFC. NO. 47$2272 0. 1107E t OFSf1M AM ElFE1tlC� =I" oa'Ip6lrilpN s- Ummy om 1Mnl'mmm 1�xan1 a 7114 �ROPORn ! I I �3 LOT 7 6.450 SO. FT. I 0.148 ACRES I ! I ! I � I I I I I LOT 5 1 5,984 SO. FT. 0,137 0.137 ACRES L---- _ P1U BLI dt'Atd?T WAY ALLEY 0.173 AC! I— se—ib' a=g„ zo 9 W ri S. LM IL 25W, E IA &W IA M.E. IA k1< 1/4, SM 10-23-5 I 6,517 SO. T. gla I 0.152 ACRES W Z I w 5 woo f0 137 ---- a 1 b I LOT 4 ! 'A 4 "� 0.110 ACRES I y I 1 LOT 3 1 4,764 SO. FT. 1 0.109 ACRES L— — — — — — I I ( LOT 2 I 4.764 SO. FT. 1 0.109 ACRES I L— — — — — J I I i; r — -- --1 L_I J LOT 1 1 1-1 Nx934r 59.57 79.78F TRACT „A. 0709 ACRES DRAINAGE TRACT s,1 M I I ! 3,191 SO. Ff. I 4.073 ACRES 159.56' `e L — — — — J HMAX HM DC SDK 1/4, RE lV4, Kit 1/4 SEA 429 KENNETH R. ANDERSON AND ASSOCIATES. INC. S--Aw AkppkW and [And PA-nAvp P.O. "4173 I DWN. FaGeraf Way, N1arfMnybon 1:107-4173 fi C flp Wl 7x �1 AVE-110.0 City a on Department of Planning / Building / P . b s ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: NOVEMBER 26, 2007 APPLICATION NO: LUA07-135, SHPL-H DATE CIRCULATED: NOVEMBER 9, 2007 APPLICANT: Shimon Shriki PROJECT MANAGER: Elizabeth Higgins PROJECT TITLE: Boun Phanny Short Plat PLAN REVIEW: Arneta Henninger SITE AREA: 57,664 square feet BUILDING AREA ross : NIA uiv LOCATION: NE 10" Street & Duvall Avenue NE WORK ORDER NO: 77842 C9OE REN30N cTF AS SUMMARY OF PROPOSAL: The applicant has requested review and approval of subdivision of 1.37 acres of land located generally at the northwest corner of NE 10th Street and Duvall Ave NE. The zoning is Residential 8 dwelling units per net acre. A Short Plat would result in 8 lots. Access would be via either NE 1 oth St or Chelan Ave NE. A modification of street standards is required for 20 foot -wide public rights -of -way within the plat. A public hearing is required. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Environment Probable Minor Impacts Probable Major Impacts More Information Necessary Earth Air Water Plants Land/Shoreline Use Animals Environmental Health Energy/ Natural Resources B. POLICY -RELATED COMMENTS C. CODE-RELA TED COMMENTS Element of the Environment Probable Minor Impacts Probable Major Impacts More Information Necessary Housin Aesthetics Light/Glare Recreation utilities Transportation Public Services Historic/Cultural Preservation Airport Environment 10,000 Feet 14, 000 Feet We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable Impact or areas where additional information is needed to property assess this proposal. Signature of Director or Authorized Representative Date CITY ' RENTON Planning/Building/PublicWorks Department Gregg Zimmerman P.E., Administrator February 5, 2008 Shriki Shimon Galil Development LLC 1424 4th Avenue ste: #610 Seattle, WA 98101 SUBJECT: Boun Phanny Short Plat LUA07-135, SHPL-H Dear Mr. Shimon: Please find enclosed, comments from the City's Property Services Department. These comments will guide you in the preparation of the Short Plat for recording, The project manager assigned to the above referenced project is no longer at. the City of Renton, therefore, if you have any questions. please contact the Planning Manager, Jennifer Henning at (425) 430-7286. Sincerely, Stacy . Tucker Development Planning Secretary Enclosure .. cc: Bouts Pitanny./ Owner 1055 South Grady Way - Renton, Washington 98057 This paper mntains 509/6.recycled material, 30%postcpnsumer RENTON' AHEAD OF THE CURVE: �4uw�nu IYumuLm: wuugllllw REGARDING: INDEMNIMMION REGARDING THE USE OF AN EASEMENT OVER PROPERTY ADJACENT ON THE WEST. NOTE: THE BENEFICIAL EASEMENT MENTIONED THETtE}N MAY NOT BE USABLE 13Y OUR PROPERTY AS THE CITY OF RENTON OWNS TkE WEST 12 FEET ADJACENT. I I I 1 1 (� LOT 8 0,202 ACRES I I I 11 1 �1 LOT 5 I I� I I 5,984 SQ. FT. D-ia7 Ac>zEs ! _ J L— Lb31R-21.<2' (fir f b-go 00' C4 L e•eovD'o6• / (L k ' L� o$ N89A'S3'1F 119.5Y 20' PUBLICI 4T Q. IB' WATER EASEMENT REC. NO. 2 1 ' N89 WAY ALLEY ,538 0.173 ACJ J OQ, 59.78' 53'w 119.s2' 5 _ , olti 4,76' e.aOR -V ptP01[T �FC1U fXCxPT}AN[ unto d ' PCN{IOM OF 14R marnrc 6 1 � i 11LOT 7 I 6.450 SQ. FT 1 1 0.4a ACRES I I I i TRACT 'A' NNW. I I I I LOT 6 1 I r 8.617SO. FT �a 0.152 ACRES 1 9 I ; } I —fib I L---- 1 JMI SO. FT. DRAINAGE TRACT 0,D73 ACRES GORY A L 1104SE Y, LOHG T'= C ELAN AVENUE HE &�,/v � N, IZSQOi. �;. I ] IRMC ?A SEC 10-27-s �f a z to r — — — — <1,9]r---- < Z h sQ4FT. I J V) cS v� 7 f;'LO 0.1I1) ACRES I I g I � } r HERITAGE MKS, iNC us spa 'Y.LO t Lo l .5 1 IL $ 4764 S0. FT. � 63D9 I 0 ACRE H D 1 I ` _ 6.28 � I U I 1 � 0LOT 2 I a I I4,764 SQ FT, 1 g' 0.109 ACRES L— —— — —_- i 95.28 I I� I LOT 9 I � L01' DUB' 1 I 1 4,76# SQ. FT. I D.109 ACHES I 1 t/2. "x 1 42' KENNETH R. ANDERSUN AND ASSOCIATES, II*IC. Surwy/ny, 1Fvpp7ny and Land Plonn/ny P.O. BLl>r 4773 Fedsryf Way, WvshlnQtan 96063-#f73' fs.. LLJn.. M411 Alt -lion BTU SH AWN. BY DATE CJS 08/Z M gryplatmailing 02/12/2008 LOT ISTREET NO STRE STREET NAME SUBDIV 1 1022 CHELAN PL NE BOUN PHANNY SHORT PLAT 2 1028 CHELAN PL NE BOUN PHANNY SHORT PLAT 3 1052 CHELAN PL NE BOUN PHANNY SHORT PLAT 4 1056 CHELAN PL NE BOUN PHANNY SHORT PLAT 5 1055 CHELAN PL NE BOUN PHANNY SHORT PLAT 5 4610 NE 10TH PL BOUN PHANNY SHORT PLAT 6 1023 CHELAN PL NE BOUN PHANNY SHORT PLAT 6 4611 NE 10TH PL BOUN PHANNY SHORT PLAT 7 1038 CHELAN AVE NE BOUN PHANNY SHORT PLAT 7 4605 NE 10TH PL BOUN PHANNY SHORT PLAT 8 1050 CHELAN AVE NE BOUN PHANNY SHORT PLAT 8 1 4604 NE 110TH PL IBOUN PHANNY SHORT PLAT Page 1 STATE OF WASHINGTON, COUNTY OF KING } AFFIDAVIT OF PUBLICATION PUBLIC NOTICE Linda M Mills, being first duly sworn on oath that she is the Legal NOTICE OF PUBLIC HEARING Advertising Representative of the RENTON HEARING EXAMINER RENTON,WASHINGTON A Public Hearing will be held by the Rentort Hearing Examiner in the Council Renton Reporter Chambers on the seventh floor of Renton City Hall, 1055 South Grady Way, Renton, Washington, on January 22, 2009 at 9:00 AM to consider the following petitions: Boun Phanny Short Plat a bi-weekly newspaper, which newspaper is a legal newspaper of LUA07-135, SHPL-H ii �eneral circulation and is now and has been for more than six months Location: IOth Street & Duvall d Avenue NE.. The applicant has requested prior to the date of publication hereinafter referred to, published in review and Hearing Examiner approval the English language continuously as a bi-weekly newspaper in King of subdivision of 1.37 acres of land County, Washington. The Renton Reporter has been approved as located generally at the northwest corner of NE 10th Street and Duvall a Legal Newspaper by order of the Superior Court of the State of Ave NE, The zoning is Residential 8 Washington for King County. dwelling units per net acre_ A Short Plat would result in $lots_ Access would be The notice in the exact form annexed was published in regular issues via either NE I Oth Sc or Chelan Ave NE. of the Renton Reporter (and not in supplement form) which was re modification of street standards is required for 20 foot -wide public rights - regularly distributed to its subscribers during the below stated period. of -way within the plat. A public hearing The annexed notice, a: is required. Public Notice All interested persons are invited to be present at the Public Hearing to express their opinions. Questions should he directed to the Hearing Examiner at 425-430-6515. Publication Date: January 12, 2008 was published on January 12' 2008. Published in the Renton Reporter on January 12,200T 437601 The full amount of the fee charged for said foregoing publication is the sum of $88.20. Linda M. Mills Legal Advertising Representative, Renton Reporter ,�`f4p oKAR} Subscribed and sworn to me this 25th day of January, 2008. o i cr - O �N 5 l� 10-19`�-1' Patfiy Da,/,Washington14iaryblic fo e Slate of Washington, Residing ,It,IIF,OF,W PS in P. O. Number: CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 14`hday of January, 2008, 1 deposited in the mails of the United States, a sealed envelope containing Preliminary Report to the Hearing Examiner documents. This information was sent to. - Name Representing Boun Phanny Owner Shriki Shimon Contact Gary Long Party of Record Robert & Rosemary Key Party of Record (Signature of Sender)_ STATE OF WASHINGTON ) SS COUNTY OF KING ) I certify that I know or have satisfactory evidence that Stacy Tucker signed this instrument and acknowledged it to be his/her/their free and voluntary act purposes mentioned in the instrument.�,�r`!iy� Dated: Notary Flublic in and r the State of Washington _y Notary (Print): r�oQ r L My appointment expires: @ -lc(_ 1,IA• Project Name: Boun Phanny Short Plat Project Number: LUA07-135, SHPL-H CITY OF RENTON HEARING EXAMINER PUBLIC HEARING January 22, 2008 AGENDA COMMENCING AT 9:00 AM, COUNCIL CHAMBERS, 7TH FLOOR, RENTON CITY HALL The application(s) listed are in order of application number only and not necessarily the Order in which they will be heard. Items will be called for hearing at the discretion of the Hearing Examiner. PROJECT NAME: Boun Phanny Short Plat PROJECT NUMBER: LUA-07-135, SHPL-H PROJECT DESCRIPTION: The applicant is requesting approval of a subdivision (Short Plat) of one parcel of land totalling 57,664 sf (1.324 acres) into lots suitable for single-family residential development. The property is located north of NE 10th St between Chelan and Duvall Avenues NE. The land is currently undeveloped. The proposed subdivision would create 8 lots suitable for single- family residential development, a drainage tract, and public alleys. The density of the plat would be 6.95 dwelling units per net acre, which is within the range allowed by the Residential 8 zone. HEX Agenda 1-22-08.doc PUBLIC City of Renton Department of Planning / Building / Public Works HEARING PRELIMINARY REPORT TO THE HEARING EXAMINER A. SUMMARY AND PURPOSE OF REQUEST: Public Hearing Date: January 22, 2008 Project Name: Boun Phanny Short Plat Owners: Phanny Boun; 19617 — 121h Ave W; Lynnwood WA 98036-7157 Contact: Shimon Shriki; Galil Development LLC; 1424 — 4th Ave #610; Seattle WA 98101 File Number: LUA-07-135, SHPL-H Project Manager.- Elizabeth Higgins, AICP Project Summary: The applicant* is requesting approval of a subdivision (Short Plat) of one parcel of land totalling 57,664 sf (1.324 acres) into lots suitable for single- family residential development. The property is located north of NE 10`h St between Chelan and Duvall Avenues NE. The land is currently undeveloped. The proposed subdivision would create 8 lots suitable for single-family residential development, a drainage tract, and public alleys. The density of the plat would be 6.95 dwelling units per net acre, which is within the range allowed by the Residential 8 zone. Project Location: Duvall Avenue NE north of NE 101h St t Note: "applicant" is the project proponent and applicant for the current land use action. References to future responsibilities of the "applicant" should be interpreted to mean future landowner, developer, or project proponent. Development approvals and conditions of approval are associated with the project/property and not individuals. City of Renton P/BAPW Department Preliminary Report to the Hearing Examiner BOUN PHANNY SHORT PLAT LUA 07-135, SHPL-H PUBLIC HEARING DAT1=., JANUARY 22. 2008 Page 2 of 11 B. EXHIBITS: Exhibit 1: Project file ("yellow file") containing the application, reports, staff comments, and other material pertinent to the review of the project. Exhibit 2: Vicinity Map Exhibit 3: Aerial Photograph of Vicinity Exhibit 4: Short Plat Exhibit 5: Zoning Map (02/28/07) Exhibit 6: Sensitive Areas Map Exhibit 7: Topographic Survey Exhibit 8: Preliminary Landscape Plan Exhibit 9: School Location Map C. GENERAL INFORMATION: 1. Owner of Record. Phanny Boun; 19617 — 12th Ave W; Lynnwood WA 98036 2. Zoning Designation: Residential — 8 Dwelling Units per Acre (R-8) 3. Comprehensive Plan Residential Single -Family (RSF) Land Use Designation: 4. Existing Site Use: The site is currently undeveloped. 5. Neighborhood Characteristics: North: Large -lot, single family residential; zoned R-8 East: Subdivided and developed as single family residential; zoned R-8 South: Preliminary subdivision approved for single family residential development; zoned R-8 West. Preliminary subdivision approved for single family residential development; zoned R-8 6. Access: Chelan Ave NE and through the undeveloped subdivision to the south 7. Site Area: 57,664 sf (1.324 acres) 8. Project Data: area Existing Building Area: N/A New Building Area: N/A Total Building Area: N/A D. HISTORICAL/BACKGROUND: Action Annexation Comprehensive Plan Zoning Land Use File No. N/A N/A NIA comments NIA NIA NIA Ordinance No. Date 5161 11 /27/2005 5099 11 /01 /2004 5171 12/05/2005 HEX report 07-135.doe City of Renton P/B/PW Department Preliminary Report to the Hearing Examiner BOUN PHANNY SHORT PLAT LUA 07-135, SHPL-H PUBLIC HEARING DATE: JANUARY 22, 2008 Page 3 of I E. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts Section 4-2-020: Purpose and Intent of Zoning Districts Section 4-2-070: Zoning Use Table Section 4-2-110: Residential Development Standards 2. Chapter 4 Property Development Standards Section 4-4-030: Development Guidelines and Regulations Section 4-4-060: Grading, Excavation and Mining Regulations Section 4-4-080: Parking, Loading and Driveway Regulations Section 4-4-130: Tree Cutting and Land Clearing Regulations 4. Chapter 6 Streets and Utility Standards Section 4-6-060. Street Standards 5. Chapter 7 Subdivision Regulations Section 4-7-050: General Outline of Subdivision, Short Plat and Lot Line Adjustment Procedures Section 4-7-070: Detailed Procedures for Short Subdivisions Section 4-7-120: Compatibility with Existing Land Use and Plan -General Requirements and Minimum Standards Section 4-7-150: Streets — General Requirements and Minimum Standards Section 4-7-160: Residential Blocks — General Requirements and Minimum Standards Section 4-7-170: Residential Lots — General Requirements and Minimum Standards 6. Chapter 9 Procedures and Review Criteria 7. Chapter 11 Definitions F. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element: Residential Single Family, objectives and policies. 2. Community Design Element: New Development G. DEPARTMENT ANALYSIS: 1. PROJECT DESCRIPTION/BACKGROUND The proposed project is located in northeast Renton (Exhibit 2) between the unimproved Chelan Ave NE right-of-way and Duvall Avenue NE. (Exhibit 3) The property, which was annexed into Renton in 2005, has been a pasture associated with the abutting property to the north. The proposal is to subdivide one 57,664 sf tax parcel into 8 lots, (Exhibit 4) The proposed lots are intended for the future construction of single family residences. The area of the property is within the Residential Single-family Comprehensive Plan designation, which is implemented by Residential 8 (R-8) zoning_ (Exhibit 5) The density range for the R-8 zone is between 4 and 8 dwelling units per net acre (dula). The proposed project would have a density of 6.95 du/a. There are no known critical areas on the property. (Exhibit 6) HEX report 07-135.doc City of Renton PIRIPW Department Preliminary Report to the Hearing Examiner BOUN PHANNY SHORT PLAT LUA 07-135, SHPL-H PUBLIC HEARING DATE: JANUARY 22, 2008 Page 4 of 11 The property is nearly level, except at the southwest comer where the topography slopes down to the southwest at a grade of about 8 to 10 percent, (Exhibit 7). The overall difference in elevation across the site is about 5 feet between the northeast and southwest corners of the property, The land vegetated primarily with pasture grasses. There are no trees on the property. A conceptual landscape plan has been submitted indicating that required landscaping, including trees, would be provided for each lot. (Exhibit 8) The property to be subdivided lies between a partial right-of-way for Chelan Ave NE (abutting on the west) and Duvall Ave NE, a minor arterial, on the east. The Duvall Short Plat (LUA06-031) lies immediately to the south. Access to the proposed project would be from Chelan on the west and through the Duvall Short Plat on the south. There would be no access from Duvall Ave NE (see "Access," below). Access, egress, and internal circulation would be by two public alleys. The subdivision would result in a 3,191 sf drainage tract (Tract'A') and 8 lots with the following acreages: Lot Size (sf) Lot 1 4,764 Lot 2 4,764 Lot 3 4,764 Lot 4 4,785 Lot 5 5,984 Lot 6 6,617 Lot 7 6,450 Lot 8 8.806 Total 46,934 2. ENVIRONMENTAL REVIEW Except when located on lands covered by water or sensitive areas, short plats are exempt from SEPA Environmental Review pursuant to WAC 197-11-800(6)(a). 3. COMPLIANCE WITH ERC MITIGATION MEASURES NIA 4. STAFF REVIEW COMMENTS Representatives from various city departments have reviewed the application materials to identify and address site plan issues from the proposed development. These comments are contained in the official file, and the essence of the comments have been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of the report. HEX report 07-135.doc City of Renton PfB/Pw Department Preliminary Report to the Nearing Examiner BOUN PHANNY SHORT PLAT L. UA 07-135, SHPL-H PUBLIC HEARING DATE: JANUARY 22, 2008 Page 5 of 11 5. CONSISTENCY WITH SHORT PLAT CRITERIA: Approval of a short plat is based upon several factors. The following criteria have been established to assist decision makers in the review of the subdivision: a. Compliance with the Comprehensive Plan Designation The site is designated Residential Single Family (RSF) on the Comprehensive Plan Land Use Map. The objective established by the RSF designation is to protect and enhance single-family neighborhoods. The proposal is consistent with the RSF designation in that it would provide for the future construction of single-family homes. The proposed plat is consistent with the following Comprehensive Plan objectives and policies for Residential Single Family Land Use and Community Design Elements: Land Use Element Policy LU-147. Net development densities should fall within a range of 4.0 to 8.0 dwelling units per acre in Residential Single Family neighborhoods. The proposed project for 8 lots would have a net density of 6.95 dwelling units per net acre, which is within the density range required. Policy LU-148. A minimum lot size of 5,000 sf should be allowed on infill parcels of less than one acre (43,560 sq. ft.) in single-family designations. Allow a reduction on lot size to 4,500 sf on parcels greater than one acre to create an incentive for aggregation of land. The minimum lot size is not intended to set the standard for density in the designation, but to provide flexibility in subdivision/plat design and facilitate development within the allowed density range. The property is more than an acre in size_ All of the proposed lots exceed the minimum lot size of 4,500 sf Policy LU-152. Single-family lot size, lot width, setbacks, and impervious surface should be sufficient to allow private open space, landscaping to provide buffers/privacy without extensive fencing, and sufficient area for maintenance activities. The proposed new lots would exceed the required lot size, width, depth, and setbacks to create sufficient front, rear, and side yard areas. Policy LU-154. Interpret development standards to support new plats and infill project designs incorporating street locations, lot configurations, and building envelopes that address privacy and quality of life for existing residents. The proposed lots are rectangular in shape and oriented such that all of the lots would have access to a public right-of-way. Approval of this application would not decrease the quality of life for residents in the immediate vicinity. Community Design Element Policy CD-12. Infill development, defined as new short plats of nine or fewer lots, should be encouraged in order to add variety, updated housing stock, and new vitality to neighborhoods. The proposed short plat would subdivide an existing undeveloped parcel into 8 lots. Eight new residences would be constructed on the new lots, increasing the housing stock in the existing neighborhood with new homes. Policy CD-16. During land division, all lots should front on streets or parks. Discourage single - tier lots with rear yards backing onto a street. It is unclear if all lots would meet this policy. Staff recommends a condition that would require lots abutting Duvall Ave NE (Lots 1 through4) be accessed from the rear (west) and have the front of the primary structure face east so that the "front yard" abuts Duvall Ave NE. Objective CD-K: Site plans for new development projects for all uses, including residential subdivisions, should include landscape plans. HEX report 07-135.doc City of Renton P/B/PwDepartment Preliminary Report to the Hearing Examiner BOUN PHANNY SHORT PLAT LUA 07-135, SHPL-H PUBLIC HEARING DATE: JANUARY 22, 2008 Page 6 of 11 A preliminary landscape plan has been submitted by the applicant. It indicates that the minimum of 2 trees per lot would be planted, but other required landscaping was not specified. Completion of the landscaping prior to occupation is required (see "Landscaping, " below). b. Compliance with the Underlying Zoning Designation The 1.32 acre site is zoned Residential — 8 dwelling units per net acre. The proposed development would allow for the future construction of up to 8 new dwelling units and associated plat improvements. 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 acre. Net density is calculated after the deduction of sensitive areas, areas intended for public rights -of -way, and private access easements. The applicant provided calculations deducting the area of public rights -of -way (7,538 sf for public alleys). Therefore, the net area would be 50,126 sf and net density would be 6.95 du/a, which is within the density range permitted for the R-8 zone. Lot Dimensions: The minimum lot size permitted in the R-8 zone is 4,500 sf for parcels more than one acre in area. A minimum lot width of 50 feet is required for interior lots and 60 feet for corner lots. Lot depth is required to be a minimum of 65 feet. All proposed lots would exceed the minimum lot dimension requirements and the proposed lots would be adequate for the construction of single family residences. Setbacks: The required setbacks for the R-8 zone are 15 feet in front for the primary structure and 20 feet for the attached garage, 5 feet along interior side yards, 15 feet for the primary structure for side yards along streets (including access easements) and 20 feet for the attached garage for side yards along streets (including access easements), and 20 feet for rear yards. Side setbacks for the primary structure, 15 feet, are shown correctly, however front and rear setbacks are not correct. Some building area may be gained by applying 15 foot setbacks for the primary structure at the front of the lot (instead of 20 feet as shown, which is applicable to the garage setback only). The rear setbacks, however, are shown on Lots 5 through 8 at 5 feet instead of the required 20 feet. The setbacks would be verified at the time of building permit review. Buildinq Standards: The R-8 zone permits one single-family residential structure per lot. Accessory structures are permitted at a maximum number of two per lot at 720 sf each, or one per lot at 1,000 sf in size. Each of the proposed lots would support the construction of one detached unit. Building height in the R-8 zone is limited to 2 stories and 30 feet for primary structures and 15 feet for detached accessory structures. Maximum building coverage is limited to 50 percent for lots less than 5,000 sf in area and 35 percent of the lot area or 2,500 sf, whichever is greater, for lots over 5,000 sf in size. Project compliance with each of these building standards would be verified prior to the issuance of building permits for each individual structure. Parking: Each detached dwelling unit is required to provide two off-street parking stalls per unit. The proposed building pads appear to be adequately sized for the provision of the required parking. Verification of two off-street parking stalls will be necessary at the time of building permit review. HEX report 07-135.doc City of Renton P/B/PW Department Preliminary Report to the Hearing Examiner BOUN PHANNY SHORT PLAT LUA 07-135, SHPL-H PUBLIC HEARING DATE: JANUARY 22, 2008 Page 7 of 11 c. Compliance with Subdivision Regulations Lot Arrangemen#: Side lot lines are to be at right angles to street lines, and each lot must have access to a public street or road. Access may be by private access easement per the requirements of the Street improvement Ordinance. The side lot lines of the proposed lots are at right angles to public alleys. All lots would gain access indirectly from either Chelan Ave NE, a currently unimproved public roadway, or from NE Idh St, through the Duvall Short Plat. As proposed, lots comply with arrangement and access requirements of the Subdivision Regulations. Lots: The size, shape and orientation of lots shall meet the minimum area and width requirements of the applicable zoning classification and shall be appropriate for the type of development and use contemplated. Each of the proposed lots satisfies the minimum lot area, width, and depth requirements of the R- 8 zone. When considering the required setbacks, as well as access points for each lot, the proposed lots appear to have sufficient building area for the development of suitable detached single-family homes. All of the proposed lots are rectangular in shape. The lots are oriented to provide front yards facing either Duvall Ave NE (Lots 1 through 4) or a public alley (Lots 5 through 8). Property Corners at Intersections: All lot corners at intersections of dedicated public rights -of -way, except alleys, shall have minimum radius of 15 feet. Property corners to be dedicated for public rights -of -way would have radii of 20 feet. d. Reasonableness of Proposed Boundaries Access and Street Improvements: Review of the proposed project resulted in the request, by the Transportation Division of the Planning/Building/Public Works Department, that no direct access be provided from Duvall Ave NE, due to volume of traffic and traffic speed (40 mph). Therefore, access would be provided indirectly by means of public alleys from Chelan Ave NE and NE 101h Street (through the Duvall Short Plat). Improvements to Chelan by others, which is assumed by the applicant, depend on both development of the Duvall Short Plat (LUA06-031), which abuts the south side of the proposed project, and the Vuong Short Plat (LUA05-156), which is located in the northwest quadrant of Chelan Ave NE and NE 10ih St. These two plats are required to dedicate right-of-way and construct street improvements between NE 1091 St and the proposed project. Access to the proposed project would be limited until these improvements are completed. It is recommended that a condition be placed on the plat so that no curb cuts are provided on Duvall Ave NE for either individual driveways or an access road to the project. Should development of the proposed project precede the completion of improvements to Chelan by the abutting and adjacent projects, the developer of the Boun Phanny Short Plat would have the responsibility to obtain dedications and complete construction of Chelan north from its intersection with NE 101h St. Staff recommends a condition of approval that the applicant HEX report 07-135.doc City of Renton P/BIPW Department Preliminary Report to the Hearing Examiner BOON PHANNY SHORT PLAT LUA 07-135, SHPL-H PUBLIC HEARING DATE: JANUARY 22, 2008 Page 8 of f I demonstrate either that street improvements to Chelan have been completed by others, or include street improvements for Chelan north from its intersection With NE Id" St with the plans submitted for a construction permit for the Boun Phanny Short Plat. Duvall Ave NE is a paved public street, but there are no other street improvements at this location. Therefore, the applicant must either install a curb, gutter, streetlights, and sidewalks along the frontage of Duvall Ave NE or request to pay a "fee in lieu" of such installation. Similar improvements would be required along Chelan Ave NE. The proposed short plat is anticipated to generate additional traffic on the City's street system. In order to mitigate transportation impacts, staff recommends a condition of approval be placed on the project requiring payment of a Transportation Mitigation Fee based on $75.00 per net new average daily trip attributed to the project. Each new lot is expected to generate approximately 9.57 new average weekday trips. The fee for the proposed short plat is estimated at $1,435.50 ($75.00 x 9.57 trips x 8 lots = $5,742) and would be payable prior to the recording of the Short Plat. Topography: The amount of cut and fill required for the project is unknown. If balanced cut and fill is not possible, a source statement would be required if use of fill is necessary. The City's Critical Areas maps do not i6dicate the presence of protected slopes or other critical areas on site. There may, however, be runoff from stormwater during site construction that could impact public streets or nearby properties. Therefore, staff recommends as a condition of approval that the short plat be conditioned to include implementation of a Temporary Erosion and Sediment Control Plan (TESCP) and the use of Best Management Practices to mitigate potential erosion and off -site sedimentation impacts. The Temporary Erosion and Sedimentation Control Plan (TESCP) shall be designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined in Volume ll of the most recent Department of Ecology Stormwater Management Manual_ This condition shall be subject to the review and approval of the Development Services Division. Construction Mitigation: A Construction Mitigation Plan has been submitted and will be subject to final approval prior to the issuance of construction permits for the project. Landscaping: RMC 4-4-070 requires that all pervious areas of the development be landscaped. Although the preliminary landscape plan, submitted by the applicant, indicates trees would be planted on each lot, as is required, additional landscaping is necessary in order to meet the code requirements. In addition to on -site landscaping, the public right-of-way must have a 5 foot deep landscaped area where it abuts the project (see 'Community Assets,' below). The applicant will be required to plant two ornamental trees, a minimum caliper of 1-1/2 inches (deciduous) or 6 — 8 feet in height (conifer), within the front yard or planting strip of each proposed lot. Red maples, which have been specified on the preliminary landscape plan, would require an automated irrigation system. For plantings in the public rights -of -way, a community -based irrigation system would require a dedicated water meter. Staff recommends that a detailed landscape plan be submitted to the Development Services Division, prior to issuance of the construction permits; that it be approved prior to the recording of the Short Plat; and be installed prior to occupancy. Staff further recommends a Homeowners' Association be formed, prior to recording the Short Plat, to maintain landscaping, including costs of replacement of plants, and irrigation system operation and maintenance costs. Relationship to Existing Uses: The site is currently undeveloped_ The surrounding area includes large lot (undivided) single-family residences and other subdivisions approved, but not yet developed. The proposed lots are compatible with existing and pending lots in this area of the City. The proposal is consistent with the intent of both the Comprehensive Plan and Zoning Code and would not be out of character with the existing or recent development in the area. HEX report 07-135.doc City of Renton P/B/PW Department Preliminary Report to the Hearing Examiner BOUN PHANNY SHORT PLAT LUA 07-135, SHPL-H PUBLIC HEARING DA TE: JANUARY 22, 2008 Page 9 of 11 Community Assets: The City's landscape regulations require the installation of landscaping within the abutting public right-of-way (Chelan and Duvall). The minimum amount of landscaping required for sites abutting a non -arterial public street is 5 feet, provided that if there is additional undeveloped right-of-way in excess of 5 feet, this shall also be landscaped. A determination has been made that if no additional area is available within the public right-of-way due to required improvements, all or a part of the 5-foot landscaped strip may be located within private property abutting the public right-of-way. The landscaping proposed shall either consist of drought resistant vegetation or shall be irrigated appropriately. All new electrical, telephone, and cable service must be underground. Construction of these franchise utilities must be inspected and approved by a City of Renton public works inspector prior to the recording of the Short Plat. e. Availability and Impact on Public Services (Timeliness) Police and Fire: The Fire and Emergency Services Department denied approval of the plan as submitted, due to the distance from Duvall Ave NE to proposed structures on Lots 5 through 8. Access must be available from a road at least 20 feet wide to within 150 feet of the farthest corner of a structure. See `Access and Street Improvements,' above for a condition that addresses this situation. Police and Fire and Emergency Services Department staff indicate, the issue of access notwithstanding, that sufficient resources exist to furnish services to the proposed development, subject to the condition that the applicant provide Code required improvements and pay mitigation fees_ These fees would help offset any additional impacts to emergency services generated from this development. A Fire Mitigation Fee, based on $488.00 per new single family lot, is recommended in order to mitigate the proposal's potential impacts to City emergency services. The fee is estimated at $3,904,00 ($488 x 8) and is payable prior to the recording of the Short Plat. A fire hydrant with 1000 GPM fire flow is required within 300 feet of all new single-family structures. If the building square footage exceeds 3600 sf in area, the minimum fire flow increases to 1500 gpm and requires two hydrants within 300 feet of the structure. A 5-inch quick -disconnect fitting will be required to be installed on all new hydrants (see "Water utility', below). Any existing hydrant counted as fire protection will require installation of a "Storz" quick disconnect fitting if not already in place. Street addresses must be visible from a public street. Schools: According to the Draft Environmental Impact Statement for the City of Renton Land Use Element (January 16, 1992), the City of Renton has a student generation factor of 0.44 students per single family residential dwelling. Therefore, it is anticipated that the proposed short plat would result in 4 (0.44 X 8) new children to the local schools. The Renton School District has indicated they can accommodate the additional students generated by this proposal at Maplewood Heights Elementary School, McKnight Middle School, and Hazen High School, (Exhibit 9) Parks: It is anticipated that the proposed development would generate future residents that would utilize existing City park and recreation facilities and programs. The City has adopted a Parks Mitigation Fee of $530.76 per each new single family lot to address these potential impacts. Therefore, a fee estimated at $4,246.08 ($530.76 X 8) would be payable prior to the recording of the Short Plat. Storm Water: The project site is within the May Creek Drainage Basin. A Preliminary Technical Information Report prepared by Dennis Cheung, PE, dated December 5, 2007, was submitted by the applicant. According to this report, the property drains as sheet flow in a southwesterly direction toward the Chelan Ave NE right-of-way and also into a ditch along Duvall Ave NE (to the east). HEX report 07-135.doo City of Renton P/B/PW Department Preliminary Report to the Hearing Examiner BOLIN PHANNY SHORTPLAT LUA 07-135, SHPL-H PUBLIC HEARING DATE: JANUARY 22, 2008 Page 10 of 1 i Water quality treatment, in accordance with the 2005 King County Surface Water Manual, would be required as would level 2 flow control. A 3,191 sf stormwater tract, Tract `A', is located in the southwest corner of the property. A "media filter vault" would be provided downstream of the detention facility to provide water quality treatment. A Surface Water System Development Charges (SDC) would be required, however. SDC are based on a rate of $1,012.00 per new single-family lot. Payment of this fee would be required prior to issuance of a utility construction permit. Water Utility: The proposed project is located within the City of Renton water service area. It is within the 565 Water Pressure Zone. There is an existing 10-inch watermain in NE 10t" St (see City of Renton drawing W2950 for detailed engineering plans). There is an existing 16 inch watermain located in Duvall Ave NE. An extension of the 10-inch watermain would be required as would installation of additional fire hydrants. The new water main would be required to be installed through the proposed plat to the far plat boundary and located in the new dedicated right-of-way on the west side of the project. In addition, an 8-inch watermain would also be required to be installed on the east side of the new dedicated internal road to the farthest plat boundary. Additional fire hydrants shall be located at street intersections. All short plats shall provide a separate water service stub to each building lot prior to recording of the plat. System Development Charges are between $2,236 (5/8 or 3/4-inch water meter) and $5,589 (1- inch water meter). Sanitary Sewer Utility: There is an existing 8-inch sanitary sewer main in NE 10" St. A 8-inch sewer main must be extended to the farthest point of the plat to serve the new lots in both new public dedicated rights -of -way with the associated manholes. Individual side sewer connections would be required (dual side sewers would not be allowed). The applicant is responsible for securing the necessary easements to serve this short plat with sanitary sewer service. This project is located in the Honey Creek Assessment District (SAD 8611). A fee in the amount of $250 plus interest per new unit would be due at the time a construction permit is issued. The City of Renton Sewer System Development Charge of between $1,591 and $3,977, depending on meter size, per new single-family residence would be due at the time a construction permit is issued. Streets: The project would be required to install curb, gutters, sidewalks, and dedicate area for a turn lane in Duvall Ave NE, and a bike lane along the Duvall Ave NE road edge, across the full frontage of the parcel being developed. The project shall be required to dedicate 20 feet of right-of-way in the middle and install a 20 foot pavement section with a 5 foot sidewalk and a 5 foot easement at Chelan Ave NE. Prior to recording the Short Plat, the applicant shall be required to complete Chelan Ave NE to the full 32 foot pavement section and 5 foot sidewalks, from NE 10t" St, if it has not already been completed by others. Street lights, as per City of Renton specifications, must be installed on both Chelan and Duvall Ave NE. All new electrical, telephone, and cable services and lines must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton public works inspector prior to recording the plat. HEX report 07-135.doe City of Renton P/B/PW Department Preliminary Report to the Hearing Examiner BOUN PHA NNY SHORT PLAT LUA 07-135, SHPL-H PUBLIC HEARING DATE. JANUARY 22. 2008 Page 1 i of 1 t H. RECOMMENDATION: Staff recommends approval of the Boun Phanny Short Plat, Project File No. LLIA07-135, SHPL-H subject to the following conditions: 1. The front yards (east facades of structures) for Lots 1 through 4 (lots abutting Duvall Avenue NE) shall front on Duvall Avenue NE. 2. No curb cuts shall be provided on Duvall Ave NE for either individual driveways or an access road to the project. 3. The applicant shall demonstrate either that street improvements to Chelan have been completed by others, or shall include plans for street improvements for Chelan Avenue NE, north from its intersection with NE 10th St, with the plans submitted for a construction permit for the Boun Phanny Short Plat, 4. The applicant shall pay a Transportation Mitigation Fee based on $75.00 per net new average daily trip attributed to the project, estimated to be $3,904.00_ The fee is payable prior to the recording of the Short Plat. 5. A Temporary Erosion and Sedimentation Control Plan (TESCP) shall be required. The TESCP shall be designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined in Volume II of the most recent Department of Ecology Stormwater Management Manual. This condition shall be subject to the review and approval of the Development Services Division. 6. A detailed landscape plan shall be submitted to the Development Services Division, prior to issuance of the construction permits; it shall be approved prior to the recording of the Short Plat; and shall be installed prior to occupancy. 7. A Homeowners' Association shall be formed, prior to recording the Short Plat, to maintain landscaping, including costs of replacement of plants and irrigation system operation and maintenance costs. 8, A Fire Mitigation Fee, based on $488.00 per new single family lot, estimated at $3,904.00, shall be payable prior to the recording of the Short Plat. 9. A Parks Mitigation Fee of $530.76 per each new single family lot, estimated at $4,246.08, shall be payable prior to the recording of the Short Plat. EXPIRATION PERIODS: Short Plats (SHPL): If the short plat is not filed within two years from date of approval (RMC 4-7- 070.M), the short plat shall become null and void. HEX report 07-135.doc NORTHEAST 1/4, NORTHWEST 1/4 OF SECTION 10, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., KING COUNTY, WASHINGTON wry w r¢e IN raacc nhiEIGHB0RH000 0ET0.1L fl�t3-07 .�E OHC CIVIL ENGINEERING LTD. n14 BOLIN PHANNY SHORT PLAT "Mcr OTT of REN70N Renton --- Renton City Limit; Parcels t- sLkDa-r FLAT 200 0 200 400 FEET r EXHIBIT 3 http://rentonnet.org/MapGuide/maps/Parse€.mwf Monday, January 14, 2008 7:41 AM CITY OF RENTON + 3 LAND USE ACTION o ,o NO.LIU—XX-XXX—, HPL um—xx.—X KING COUNTY, WASHINGTON tj T 7� z g 2 biVb e ;a Ix m P 6PR OF Fy W OE 7UY TO BE MAT. B BT NIGNG SICAT Pur. i ii ID s uIE k t14Dr• i I I Kll 1M JFiC to-aE I I IWS CRe Y� I 0 gm'n-E REPORT SPECIAL IXCFPTIONS N(llT AVE{ueNr uro NE mRNs wo JnlM� IY: ALEUT F. MPM AND IEDID ROIIGICLT AND KAY MKLT REC0113M APRIO If. IRRO RECOIIOMG N11111M ROONTIm EM A i DG� L LOG I PECAPLIIQ 0604F1CATION REGARMS TIIE 315E OF AN tole CIE1.W AVUM HE EA'A[1IT GLEN PROPERTY ACAACITIT CH ME NEST. NOTE ,I¢ EOUICIAL EA-47E1R YFHTI M TNERUl MAY NM 10M5 I'm BE OSABfE KY QLA PROPERTY AS THE COY OF WON DINS THE *EST 12 rEET AD ACFNT. I I1�IGE h+Allli N*E 1%{ I I 4EC�E Sa n� i E I 9 I am ACRES LOT 5 I a�4 AMS IIamw b*w1l o a a II---541E -_- L ya 15NA r UBLIC 2 RIGHT I REC NO. 4711P2 O W Y ALLEY HE95 LSN sa F. 0.1]5 AfAFS iIl a: 5I.70T` MA76' B.Rd� O� e+. Yomm� Klima �� N I d I LOT 7 1 sil LOT B ! I I o14a I f U152AaEFTs. 1 I I I ! fib O 9 Ig N I I I I }-iR,1a•---2 L - -- - J iJ 1 I I NEE7y- -'wO' TRACT 'A" 3.111 s0. Fr.ES DRAINAGE TRACT g Q07 aGN ACRES � SE' FEAITAM HDU W- SO=9m r --— — —— - I A1.9S f I LOT 4 aim AACV$ f I � L- - - - - - - I I LOT 34.I g 1 I alop AALFES 7-7 SS pp I I LOT 2 I 4,TR4 s4 FT. a 09 ACRES � I L- _ _ _ - - J Rase I I LOT I b 4.764 SO, Ft. Woo AQIFs I 1 L- - - - - - J ��•//���,, JE KK I 424 RECORDING NO. I VOL/PAGE SCALE. i twit _ w rr. -D R6 8. 48 6o rE EO PORTION OF -11<1/4 of A6LI/4, s 10 L T.23Jv., R--E_W.N. KENNETH R. ANDERSON AND ASSOCK&TES. mc. P.O. Aw 41m [Y�'i WAkA� (aST} L111-A7�F17J T.m.e (l81� 171-RC.V A Y EXHIBIT 4 �PP BOUN PHANNY SHORT PLAT OWR. BY DATE: JOR FiO. cis Os/2a/o7 07---026 D6•3T23NMEW1/2 CA.: o CA Z CA R-1 W F6 • 15 T23N ME W 1/2 4 a 90 EXHI1 ZONING Renton city umits U"00 " `�"'' �V`� 10 T23N ME 5 3IT Renton Renton City Limits Parcels iii Wetlands Landslide Hazard Areas High Moderate UNCLASSIFIED Very High A ui er f Protection Zones -Zone 1 Zone 2 Flood Hazard Areas . L-71 Seismic Hazard Areas "Re elated Slopes 11 <-= 25 25 <= 40 Regulated 40 <= 90 Regulated 90 Regulated Coal Mine Hazard Areas 7 High Moderate Unclassified Renton Aerial N SCALE 1 :1,632 100 0 100 200 300 FEET A/ EXHIBIT 6 http-,//rentannet,org/MapGuide/maps/Parcel.mwf Friday, January 11, 2008 9:34 AM .w1 y wu-m Icsr �* �a NNVHd Nf169 � " cq nP 1Vld -LN0HS kNNVHd KOS ,� aru •ssa�zaossv axr r 3 A ^ I SUOS2334NTgT '� FF.L�NN3}� A31tMM dHdVN90d01 % AMVaNnCS �C a e 5 - P i g3 C p 8 @ 1i ?a � M 4 S 4i � ---- �y— LLI w Z N IIf O I O c.1 s W Ln aE L L a g aumf.- = . —A---ram — — �a w N N k bpo%Q's aM C-ai r a F 4D $ E GGGD®F9 'ZN 'D3u (35 3AV ruesu '3"N 3nN3ny I-11Vnn❑ '3'N 3nN3nV NV-1:]HO �g Renton --- Renton City Limits Parcels 2.000 0 "e v,,l t/ -0 T "I.nS)Le cb-CAC,IDL— FXHIBIT Ae &qr s-�- �. 9 http://rentonnet.org/MapGuide/maps/Parcei.mwf Tuesday, January 15, 2008 8:43 AM D'7- 3 REftm"" DEC 172087 "ECEIyE® Preliminary Technical Information Report Boun Phanny Short Plat 1050 Duvall Ave NE Renton, WA 5 `f'r, �5R103 �V4 IEXPIRES 01 J26% Prepared by: Dennis Cheung, P.E. Dated: December 5, 2007 TABLE OF CONTENTS I. PROJECT OVERVIEW II. CONDITIONS AND REQUIREMENTS SUMMARY III. OFF -SITE ANALYSIS IV. FLOW CONTROL AND WATER QUALITY ANALYSIS AND DESIGN V. CONVEYANCE SYSTEM ANALYSIS & DESIGN VI. SPECIAL REQUIREMENTS VII. SPECIAL REPORT AND STUDIES VIII. EROSION/SEDIMENTATION CONTROL DESIGN IX. BOND QUANTITIES, FACILITY SUMMARIES, AND DECLARATION OF COVENANT X. OPERATIONS AND MAINTENANCE MANUAL Section I —Project Overview This project involves the subdivision of a 132 acre parcel (zoned as R8) into 8 lots. The parcel is bounded to the west by a proposed short plat called Vuong Short Plat currently under construction, to the south by a proposed short plat called Nguyen Short Plat currently on file at the City of Renton, to the east are Duvall Ave NE and the property to the north is undeveloped large lot with open fields. There is no existing house on the project site. The project site is generally fiat with runoff flows from northeast corner of the property to the southwest corner of the property with an average slope of about 6.0%. Grass lawn and underbrush mainly covers the site. Upstream runoff is intercepted by roadway drainage system in Duvall Avenue NE. Existing natural discharge location of the project site is at the southwest corner of the development, then sheet flow and dispersed into the adjoining private properties, Chelan Ave NE and NE 1Oth Street. The drainage from the project area, such as roof and the driveway will be collected by a new conveyance system to the existing storm ystem in Chelan Ave NE. Thence the flow is directed to the existing storm system in NE 1Ot Street and discharges into an existing pond about 150 feet west of Chelan Ave NE. N —LiEL- LT FFI� L= LA W Q PROJECT Z / SITE 8tn sT PR(AfSYT NAXP: FIG-- 11 BOUN PFIANNY SHORT PLAT VICINITY MAP RENTON, WA �,A SCALE = N.T.S. Section 2 - Conditions and Requirements Summary The City of Renton adopts the 2005 King County Surface Water Manual {KCSWDM} for stormwater facilities for new and re -development. The proposed project is required to provide level two flow control of the proposed house and driveways as per KCSWDM. The allowable outflow from this site will be discharge to its natural location which is sheet flow into the existing ditch along Duvall Ave NE and into the road storm system in Chelan Ave NE. This drainage pattern will remain unaltered. Water quality treatment is designed to meet the King County Basic water quality standard. A media filter vault will be provided downstream of detention to provide treatment. Section 3 — Offsite Analysis Task 1 — Study area Definition and Maps This Off -Site analysis investigates the condition of the downstream runoff conveyance system as prescribed by the King County surface Water Design Manual (Level 1). Task 2 -- Resource Review This section discusses applicable findings from a review of a available resources. Adopted Basin Plans — The project is within the May Creek Drainage Basin. 2. FEMA Maps — There are no floodplains identified on -site or adjacent to the project site. 3. Wetlands There are no wetlands identified on -site or adjacent to the project site. 4. Erosion Hazard Areas - There are no erosion hazards areas identified on -site or adjacent to the project site. 5. Landslide Hazard Areas - There are no landslide hazards areas identified on -site or adjacent to the project site. 6. USDA-SCS Soil Survey Maps — The SCS Soil Survey Maps indicates Alderwood AgC, Glacial Till on the property which confirmed by PanGEO Geotechnical Engineers in their Geotechnical Report. 7. Other Off -site Analysis — The off -site analysis for nearby subdivision projects (Vuong SP LUA05-156 and Nguyen SP LUA 06-031) were reviewed since there is a common downstream flow path. Task 3 — Field Reconnaissance A field reconnaissance was conducted on July 6, 2007. The weather was overcast with temperatures in the 70's. The downstream conveyance system was followed from the Site south to NE 10'h Street and west to the existing pond constructed by City of Renton in 2004. Task 4 — Drainage System Description and Problem Screening The proposed site is bound on the cast and west by existing roads; Duvall Ave and Chelan Ave NE. The site currently discharges via sheet flow to the ditch along the west side of Duvall Ave and sheet flows to the gravel road then into the storm conveyance system in NE 1 O'h Street. There do not appear to be any drainage or erosion problems on the site or within the existing ditches. Task 5 — Conclusion Resource review and field reconnaissance revealed no evidence of existing or potential problems within a'f7 mile flow path from the project site. This site development should not create or aggravate any problems within this downstream area. Section 4 — Flow Control and Water Quality Analysis and Design Existinw Conditions. Runoff from the site sheet flows southwest and disperses into the adjoining private properties. Impervious areas consist of one existing shed. Overgrown blackberries and underbrush covers the remainder of the site. The downstream drainage system generally flows through private properties, road side ditches, culverts and pipe system within the public right-of-way. Developed Conditions: Site development will include the addition of new impervious areas from roof tops, driveway, sidewalks and street improvements. A level two flow control structure design to match the developed peak discharge flow duration to 50 percent of 2-year existing site condition flow duration and 50-year existing site condition flow duration will be provided within the drainage tract at the southwest corner of the site. Water quality treatment will be provided to meet the King County Basic water quality standard. A media filter vault is provided downstream of detention to provide treatment. The water quality treatment flow rate is equal to the 2-year detained flow rate, or 0.061 cfs (28gpm). This requires four (4) filter cartridges at 9gpm/eartridge AREA SUMMARY OnSite area = 57664 SF (1.32ac) Offsite development area = 1360 SF (0.03ac) Total Development area = 59024 SF (1.35ac) Existing Conditions On -site buildings = 500 SF On -site driveway = 0 SF Off -site sidewalk — 0 SF Total Existing Impervious Area = 500 SF (0.0lac) Total Existing Pervious area = 58524 SF (1.34ac) Proposed Conditions On -site buildings = 21720 SF On -site roadway = 7200 SF Off -site sidewalk & asphalt area — 1360 SF Total Proposed Impervious Area = 30280 SF (0.7ac) Total Proposed Pervious area = 28744 SF (0.65ac) Total area = 59024 SF (1.35ac) Section S — Conveyance System analysis and Design The Conveyance system will be designed using the rational method as presented in the 2005 KCSWDM. Section G — Special Reguiretnents Special Requirements #1 Adopted Area Specific Requirements The proposed site falls within the /May Creek Drainage Basin. Special Requirements 42 NIA Special Requirements 43 NIA Special Requirements 44 N/A Special Requirements #5 IUMM. Delineation of the 100-yr Flood Plain Flood Protection Facilities Source Control Oil Control Section_? — Special Reports and Studies A Soil exploration was conducted in July, 2007 by PanGEO Geotechnical Engineers_ The report is submitted to the City as part of this short plat application. Section S -- ESC Analysis and Design A Temporary Erosion and Sediment Control Plan implementing the Best Management Practices will be designed as part of the final engineering plans for the project in accordance with the City of Renton requirements. Section. 9 — Bond Quantities, Facilities Summaries and Declaration of Covenant This Section is not included in the preliminary report. The Bond amount will be determined and submitted to the City at the final engineering design. Section 14 — Operations and Maintenance Manual The Maintenance and Operation Manual will be provided in the Final Technical Information Report (TIR). GARY LONG 00 1070 CHELAN AVENUE NE 102305 9332 I 42 } y v I I 1 f q ;l 3 •fls1; ,,N2 I I (° GMY A, m OEIMSE Y. LONG . :.,. 10M @{ELAN AVEMLIE ME r` 102305 9332 3 e it II I Li g ^ F f 1 •.y:' a � I II',/ � i I Q EXISTIND CONDITIONS 7, � ON SITE BUILDING 500 SF < a — ON SITE DRIVEWAY AREA 0 SF - OFFSITE SIDEWALK AREA 0 SF w I I �1.,Alll E .T TOTAL EXISTING IMPERVIOIIS.AREA 500 SF (0.01 ac) - TOTAL EXISTING PERVIOUS AREA 58.524 SF (1.31 ac) f I ` TOTAL AREA 59.024 SF (1.324 ac) I � = 1I _ I f � '42' 4v. [ Ir I 2&f_26' 3T--j-- — I HENTAGE HOMES; ING w. - �. E, fill ID23G5 V4. SE A -2- i�.w. 4f1. SEC FL t J I I. Ab 42 €� 0 PRAlSCf NAYS: FIG.— 2.1 BOUN PWANNY SHORT PLAT EXISTING CONDITION RENTON, WA ��N SCALE = N.T.S. 3 is A i GARY LONG 1070 CHELM AVENUE NE 102305 9332 WY A. & DENISE Y. LONG 1058 CHUM AVENUE NE 102305 9332 PROPOSED CONDIVONS ON SITE BLW AREA 0.720 SF CW STE ROADWAY 7.200 wr OW WE SIDEWALK & ASCHALT 1.3130 SF TOTAL PROPOSED NPERWOUS AREA 3UBO SF (a7 oc) TOTAL PROPOSED PERVOUS AREA 2%744 SF (CLWw) TOTAL AREA 5RO24 SF (7.3ff cc) F —_I --I LOT 4 Li z . z w < w l�s 'I LOTS z i I I I I LOT 5 > w LOT 3 i ww l < SL _j <Sg W Ir VA70 EASWNT _ is un LOT 2 LOT 7 LOT 6 r LOT 1 _j '9'341 8.26' HEAITAIX HOAXES, INC 102-IM M PRUEff JV"E FIG.- 3.1 BOUN PHANNY SHORT PLAT PROPOSED DEVELOPMENT CONDITION RENTON, WA SCALE = N.T.S. Flow Frequency Analysis Time series File:predev_tsf Project Location:Sea-Tac ---Annual Flow Rate (CFS) 0.096 0.037 0.089 0.010 0.050 0.083 0.080 0.166 Peak Flow Rates --- Rank Time of Peak Computed Peaks 2 2/09/01 18:00 7 1/05/02 16:00 3 2/28/03 3:00 8 3/24/04 19:00 6 1/05/05 8:00 4 1/18/06 16:00 5 11/24/06 4:00 1 1/09/08 6:00 -----Flow Frequency - - Peaks - - Rank (CFS) 0.166 1 0.096 2 0.089 3 0.083 4 0.080 5 0.050 6 0.037 7 0.010 8 0.143 Analysis------- ReturnProb Period 100.00 0.990 25.00 0.960 10.00 0.900 5.00 0.800 3.00 0.667 2.00 0.500 1.30 0.231 1.10 0.091 50.00 0.980 Flow Frequency Analysis Time Series File:postdev.tsf Project Lacation:Sea-Tac ---Annual Peak Flow Rates--- -----Flow Frequency Analysis------- FlowRate Rank Time of Peak - - Peaks - - Rank Return Prob (CFS) (CPS) Period 0.228 5 2/09/01 2:00 0.470 1 100.00 0.990 0.180 8 1/05/02 16:00 0.276 2 25.00 0.960 0.276 2 2/27/03 7:00 0.271 3 10.00 0.900 0.187 7 8/26/04 2:00 0.242 4 5.00 0.800 0.227 6 10/28/04 16:00 0.228 5 3.00 0.667 0.242 4 1/18/06 16:00 0.227 6 2.00 0.500 0.271 3 10/26/06 0:00 0.187 7 1.30 0.231 0.470 1 1/09/08 6:00 0.180 8 1.10 0.091 Computed Peaks 0.405 50.00 0.980 Retention/Detention Facility Type of Facility: Detention Vault Facility Length: 150.00 ft Facility Width: 15.00 ft Facility Area: 2250_ sq. ft Effective Storage Depth: 4.50 ft Stage 0 Elevation: 0.00 ft Storage Volume: 10125. cu. ft Riser Head: 4.50 ft Riser Diameter: 12.00 inches Number of orifices: 2 Full Head Pipe Orifice # Height Diameter Discharge Diameter (ft) (in) (CFS) (in) 1 0.00 0.68 0.027 2 3.50 1.50 0.061 4.0 Top Notch Weir: None Outflow Rating Curve: None Stage Elevation Storage Discharge Percolation (ft) (ft) (cu. ft) (ac-ft) (cfs) (cfs) 0.00 0.00 0. 0.000 0.000 0.00 0.01 0.01 23. 0.001 0.001 0.00 0.02 0.02 45. 0.001 0.002 0.00 0.03 0.03 68. 0.002 0.002 0.00 0.04 0.04 90. 0.002 0.003 0.00 0.05 0,05 113. O.D03 0,003 0.00 0.06 0.06 135. 0.003 0,003 0.00 0,16 0.16 360. 0.008 0.005 0.00 0.26 0.26 585. 0.013 0.006 0.00 0.36 0.36 810. 0.019 0,007 0.00 0.46 0.46 1035. 0.024 0.008 0.00 0.56 0.56 1260. 0.029 0.009 0.00 0.66 0.66 1485. 0.034 0.010 D.00 0.76 0.76 1710. 0.039 0.011 0.00 0.86 0.86 1935. 0.044 0.012 0.00 0.96 0.96 2160. 0.050 0,012 0.00 1.06 1.06 2385. 0.055 0.013 0.00 1.16 1.16 2610. 0.060 0.013 0.00 1.26 1.26 2835, 0.065 0.014 0.00 1.36 1.36 3060. 0.070 0.015 0.00 1.46 1.46 3285. 0.075 0.015 0.00 1.56 1.56 3510. 0.081 0.016 0.00 1.66 1.66 3735. 0.086 0.016 0.00 1.76 1.76 3960. 0.091 0.017 0.00 1.86 1.86 4185, 0.096 0.017 0.00 1.96 1.96 4410. 0.101 0.017 0.00 2.06 2.06 4635. D_106 0.018 0.00 2.16 2.16 4860. 0.112 0.018 0.00 2.26 2.26 5085. 0.117 0.019 0.00 2.36 2.36 5310. 0.122 0.019 0.00 2.46 2.46 5535, 0,127 0.020 0.00 2.56 2.56 5760. 0.132 0.020 0.00 8 0.18 ******* 0.02 2.83 2.83 6371. 0.146 ---------------------------------- Route Time Series through Facility Inflow Time Series File:postdev_tsf Outflow Time Series File:VAULT Inflow/Outflow Analysis Peak Inflow Discharge: 0.470 CFS at 6:00 on Jan 9 in Year 8 Peak Outflow Discharge: 0.417 CFS at 8:00 on Jan 9 in Year 8 Peak Reservoir Stage: 4.60 Ft Peak Reservoir Elev: 4.60 Ft Peak Reservoir Storage: 10357. Cu-Ft 0.238 Ac-Ft Flow Duration from Time Series File:vault.tsf Cutoff Count Frequency CDF Exceedence_Probability CFS g 0.003 38369 62.572 62.572 37.428 0.374E+00 0.008 12088 19.713 82.285 17.715 0.177E+00 0.013 6543 10.670 92.955 7.045 0.705E-01 0.018 2591 4.225 97.180 2.820 0.282E-01 0.023 1507 2.458 99.638 0.362 0.362E-02 0.028 41 0.067 99.705 0.295 0.295E-02 0.034 17 0.028 99.733 0.267 0.267E-02 0.039 7 0.011 99.744 0.256 0.256E-02 0.044 11 0.018 99.762 0.238 0.238E-02 0.049 21 0.034 99.796 0.204 0.204E-02 0.054 17 0.028 99.824 0.176 0.176E-02 0.059 21 0.034 99.858 0.142 0.142E-02 0.064 21 0.034 99.892 0.108 0.108E-02 0.069 15 0.024 99.917 0.083 0.832E-03 0.075 15 0.024 99.941 0.059 0.587E-03 0.080 12 0.020 99.961 0.039 0.391E-03 0.085 8 0.013 99.974 0.026 0.261E-03 0.090 5 0.008 99.982 0.018 0.179E-03 0.095 1 0.002 99.984 0.016 0.163E-03 0.100 0 0.000 99.984 0.016 0.163E-03 0.105 1 0.002 99.985 0.015 0.147E-03 0.110 0 0.000 99.985 0.015 0.147E-03 0.116 1 0.002 99.987 0.013 0.130E-03 0.121 0 0.000 99.987 0.013 0.130E-03 0.126 1 0.002 99.989 0.011 0.114E-03 0.131 0 0.000 99.989 0.011 0.114E-03 0.136 1 0.002 99.990 0.010 0.978E-04 0.141 0 0.000 99.990 0.010 0.978E-04 0.146 2 0.003 99.993 0.007 0.652E-04 0.151 2 0.003 99.997 0.003 0.326E-04 0.157 0 0.000 99.997 0.003 0.326E-04 0.162 0 0.000 99.997 0.003 0.326E-04 0.167 1 0.002 99.998 0.002 0.163E-04 0.172 0 0.000 99.998 0.002 0.163E-04 0.177 0 0.000 99.998 0.002 0.163E-04 0.182 0 0.000 99.998 0.002 0.163E-04 TARGET.DUR Flow Duration from TiMe series File:predev.tsf cutoff Count Frequency CDF Exceedence_Probability CF5 % % % 0.025 60802 99.155 99.155 0.845 0.845E-02 0.028 98 0.160 99.315 0.685 0.685E-02 0.031 55 0.090 99.405 0.595 0.595E-02 0.034 48 0.078 99.483 0.517 0.517E-02 0.037 39 0.064 99.547 0.453 0.453E-02 0.040 46 0.075 99.622 0.378 0.378E-02 0.043 34 0.055 99.677 0.323 0.323E-02 0.046 25 0.041 99.718 0.282 0.282E-02 0.049 24 0.039 99.757 0.243 0.243E-02 0.052 22 0.036 99.793 0.207 0.207E-02 0.055 22 0.036 99.829 0.171 0.171E-02 0.058 18 0.029 99.858 0.142 0.142E-02 0.061 13 0.021 99.879 0.121 0.121E-02 0.064 14 0.023 99.902 0.098 0.978E-03 0.067 11 0.018 99.920 0.080 0.799E-03 0.070 9 0.015 99.935 0.065 0.652E-03 0.073 9 0.015 99.949 0.051 0.506E-03 0.076 7 0.011 99.961 0.039 0.391E-03 0.079 8 0.013 99.974 0.026 0.261E-03 0.082 4 0.007 99.980 0.020 0.196E-03 0.085 3 0.005 99.985 0.015 0.147E-03 0.088 1 0.002 99.987 0.013 0.130E-03 0.091 4 0.007 99.993 0.007 0.652E-04 0.094 2 0.003 99.997 0.003 0.326E-04 0.097 2 0.003 100.000 0.000 0.000E+00 0.100 0 0.000 100.000 0.000 O.00OE+00 0.103 0 0.000 100.000 0.000 O.00OE+00 0.106 0 0.000 100.000 0.000 O.00OE+00 0.109 0 0.000 100.000 0.000 O.00OE+00 0.112 0 0.000 100.000 0.000 O.00OE+00 0.115 0 0.000 100.000 0.000 O.O00E+00 0.118 0 0.000 100.000 0.000 0.000E+00 0.121 0 0.000 100.000 0.000 0.000E+00 0.124 0 0.000 100.000 0.000 0.000E+00 0.127 0 0.000 100.000 0.000 0.000E+00 0.130 0 0.000 100.000 0.000 0.000E+00 Page 1 VAULT.DUR Flow Duration from Time series File:vault.tsf cutoff count Frequency CDF Exceedence_Probability CFS % % % 0.003 38369 62.572 62.572 37.428 0.374E+00 0.008 12088 19.713 82.285 17.715 0.177E+00 0.013 6543 10.670 92.955 7.045 0.705E-01 0.018 2591 4.225 97.180 2.820 0.282E-01 0.023 1507 2.458 99.638 0.362 0.362E-02 0.028 41 0.067 99.705 0.295 0.295E-02 0.034 17 0.028 99.733 0.267 0.267E-02 0.039 7 0.011 99.744 0.256 0.256E-02 0.044 11 0.018 99.762 0.238 0.238E-02 0.049 21 0.034 99.796 0.204 0.204E-02 0.054 17 0.028 99.824 0.176 0.176E-02 0.059 21 0.034 99.858 0.142 0.142E-02 0.064 21 0.034 99.892 0.108 0.108E-02 0.069 15 0.024 99.917 0.083 0.832E-03 0.075 15 0.024 99.941 0.059 0.587E-03 0.080 12 0.020 99.961 0.039 0.391E-03 0.085 8 0.013 99.974 0.026 0.261E-03 0.090 5 0.008 99.982 0.018 0.179E-03 0.095 1 0.002 99.984 0.016 0.163E-03 0.100 0 0.000 99.984 0.016 0.163E-03 0.105 1 0.002 99.985 0.015 0.147E-03 0.110 0 0.000 99.985 0.015 0.147E-03 0.116 1 0.002 99.987 0.013 0.130E-03 0.121 0 0.000 99.987 0.013 0.130E-03 0.126 1 0.002 99.989 0.011 0.114E-03 0.131 0 0.000 99.989 0.011 0.114E-03 0.136 1 0.002 99.990 0.010 0.978E-04 0.141 0 0.000 99.990 0.010 0.978E-04 0.146 2 0.003 99.993 0.007 0.652E-04 0.151 2 0.003 99.997 0.003 0.326E-04 0.157 0 0.000 99.997 0.003 0.326E-04 0.162 0 0.000 99.997 0.003 0.326E-04 0.167 1 0.002 99.998 0.002 0.163E-04 0.172 0 0.000 99.998 0.002 0.163E-04 0.177 0 0.000 99.998 0.002 0.163E-04 0.182 0 0.000 99.998 0.002 0.163E-04 Page 1 IN 0 T 777.1 TTi-- 10 -s 10 -a rdout.dur TARGET.dur r� Cn ._.._..i._. i.T-F I...._._ _I ,_ I I I I f I f � 10 -3 10 -2 10 1 100 Probability Exceedence King County Department of Development and Environmental Services TECHNICAL INFORMATION REPORT (TIR) WORKSHEET Part I PROJECT OWNER AND PROJECT ENGINEER Project Own r �v�' Address Phone Pro ect Engineer _ Company ) Address/Phone 64-zL 11-C,C �. Part 3 TYPE OF PERMIT APPLICATION Subdivison x Short Subdivision Grading Commercial Other Part 2 PROJECT LOCATION AND DESCRIPTION Project Name Location r Township 2 ljy 1 Range rt .............Section Part 4 OTHER REVIEWS AND PERMITS DFW HPA COE 404 DOE Dam Safety FEMA Floodplain COE Wetlands Part 5 SITE COMMUNITY AND :DRAINAGE BASIN Community Drainage Basin Part 6 SITE CHARACTERISTICS River Stream Critical Stream Reach Depressions/Swaies Lake Steep Slopes Floodplain Wetlands Shoreline Management Rockery Structural Vaults Other Seeps/Springs High Groundwater Table Groundwater Recharge f )(Other Part 7 SOILS Soil Type Slopes Erosion Potential Additional Sheets Attached Part 8 DEVELOPMENT LIMITATIONS Ch. 4 — Downstream Analysis Additional Sheets Attached Part 9 ESC REQUIREMENTS MINIMUM ESC REQUIREMENTS DURING CONSTRUCTION Sedimentation Facilities % Stabilized Construction Entrance yC Perimeter Runoff Control Clearing and Graing Restrictions Cover Practices Construction Sequence Other Erosive Velcoties LIMITATIONISITE CONSTRAINT MINIMUM ESC REQUIREMENTS AFTER CONSTRUCTION Stabilize Exposed Surface Remove and Restore Temporary ESC Facilities Clean and Remove All Silt and Debris Ensure Operation of Permanent Facilities Flag Limits of SAO and open space preservation areas Other Part-10 SURFACE WATER SYSTEM Grass Lined Channel �( Pipe System Open Channel Dry Pond Wet Pond Tank Vault Energy Dissapator Wetland Stream Brief Description of System Operation C_rz. nk [xc ,,.A,k U-. RWIJ � I�12,��r. Facility Related Site Limitations �`'v Reference Facility Limitation Part'11 STRUCTURAL ANALYSIS Cast in Place Vault Retaining Wall Rockery > 4' High Structural on Steep Slope Other i'C a)-61 t raI&I Infiltration Depression Flow Dispersal Waiver Regional Detention I ,L, r -iJ Y S, Method of Analysis Lg vz Compensation/Mitigati on of Eliminated Site Storage I Part12. EASEMENTSITRACTS Drainage Easement Access Easement Native Growth Protection Easement Tract Other Part:13 SIGNATURE OF PROFESSIONAL ENGINEER 1 or a civil engineer under my supervision my supervision have visited the site. Actual site conditions as observed were incorporated into this worksheet and the attachments. To the best of my knowledge the information provided here is accurate. 4-1 7 h CITY OF RENTON MEMORANDUM DATE: December 14, 2007 TO: Elizabeth Higgins FROM: Arneta Henninger X7298 SUBJECT: BOUN PHANNY SHORT PLAT APPLICATION LUA 07-135 WEST OF DUVALL AVE NE NORTH OF NE LOTH ST I have reviewed the application for this 8 lot short plat on the north side of NE 10th St west of Duvall Ave NE and adjacent to and north of LUA05-156 all in Section 10-23N-5E and have the following comments. Existing Conditions Water -- The proposed short plat is located in the City of Renton Water Service Area. This site is located in the City of Renton 565 Water Pressure Zones. There is an existing 10" City of Renton watermain in NE 10th St_ See City of Renton drawing W2950 for detailed engineering plans. There is an existing 16" watermain located in Duvall Ave NE. Sanitary Sewer -- There is an existing 8" sanitary sewer main in NE 10th St. Storm -- There are storm drainage facilities in NE loth St and in Duvall Ave NE. This project site is in the Honey Creek drainage basin. The site is not located in the Aquifer Protection Zone CODE REQUIREMENTS WATER: A 10" watermain extension and additional fire hydrants will be required to be installed by this short plat in order to serve the new lots with domestic water and fire protection. This new watermain shall be installed thru the plat to the extreme plat boundary and located in the new dedicated right-of-way on the west side of the project. In addition the project shall install an 8" watermain on the east side of the new dedicated internal road also to the extreme plat boundary. The project shall also install new fire hydrants per City of Renton code. • All plats are required by City code to provide a fire hydrant with a minimum fire flow requirement of 1,000 GPM within 300 feet of any proposed single-family structure. This distance is measured along a travel route. If the proposed single-family structures exceed 3,600 square feet (including the garage), the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 feet of the structure. Additional fire hydrants may be required as a part of this project to meet this criterion. The fire hydrants must meet all current City of Renton standards. Boun Phanny Short Plat Application • Lateral spacing of fire hydrants shall be predicated on hydrants being located at street intersections. + The utility plan needs to be modified to reflect the above criteria. + System Development Charges (SDC) are $1956 per new unit_ These fees are collected at the time a construction permit is issued and prior to recording the short plat_ These fees are subject to increase in 2008. SANITARY SEWER; • This project shall install an 8" sanitary sewer main extension to the most northerly point of the property line of the parcel being developed to serve the new lots in both new public dedicated right of ways along with the associated manholes. • Individual sidesewers will be required to be installed to serve the new lots. Dual sidesewers will not be allowed. • The applicant is responsible for securing the necessary easements to serve this short plat with sanitary sewer. + This project is located in the Honey Creek Special Assessment District (SAD 8611). These fees are $250 plus interest per new unit and shall be paid prior to issuance of a construction permit and recording of the short plat. • System Development Charges (SDC) are $1017 per new unit. These fees are (subject to increase in 2008) collected at the time a construction permit is issued and prior to recording the short plat. STREET IMPROVEMENTS: • The project will be required to install curb, gutters and sidewalks for future 5 lane road and a bike lane in Duvall Ave NE across the full frontage of the parcel being developed. • The project shall be required to dedicate 20' right -way in the middle and install a 20' pavement section with a 5' sidewalk and a 5' easement. • Prior to recording this short plat the applicant shall be required to complete Chelan Ave NE to the full 32' pavement section and 5' sidewalks if it has not already been completed. + Per City of Renton code projects that are 5 to 20 residential units in size shall install street lights on Duvall Av NE and the new Chelan Ave NE. All street lighting shall be per City of Renton standards and specifications. Private street lighting systems are not allowed. All lot corners at intersections of dedicated public rights -of -way shall have minimum radius of 15 feet. All new electrical, phone and cable services and lines must be undergrounded. The construction of these franchise utilities must be inspected and approved by a City of Renton public works inspector prior to recording the plat_ • The applicant shall pay the Traffic Mitigation Fee of $5742 prior to recording the short plat. This is a condition of the plat. Bolin Phanny Short Plat Application STORM DRAINAGE: • A drainage control plan designed per the King County Surface Water Manual will be required for this project. The water quality treatment and detention shall be designed to be in compliance with the 2005 King County Surface Water Manual to meet both detention (Conservation Flow control - a.k.a. Level 2) and water quality improvements. Per the storm report submitted by the engineer states in his storm report submitted with the formal application no water quality facility is proposed as it already exists west of Chelan_ Prior to approval of the plans this project provide water quality. The new lots will be required to provide conveyance to address the storm water runoff from the individual lots_ • The Surface Water SDC fees (subject to increase in 2008) of $759 per new single family house are required to be paid. These fees are collected at the time a construction permit is issued_ GENERAL: + All required utility, drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer_ • All projects are required to be tied to a minimum of two of the City of Renton current horizontal and vertical control network. Permit application must include an itemized cost estimate for these improvements. Half of the fee must be paid upon application for building and construction permits, and the remainder when the permits are issued. There may be additional fees for water service related expenses. See Drafting Standards. BOUNPHANNYSHPIGF City o.. _enton Department of Planning / Building / Pubs,, . Vorks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: NOVEMBER 26, 2007 APPLICATION NO: LUA07-135, SHPL-H DATE CIRCULATED: NOVEMBER 9, 2007 APPLICANT: Shimon Shriki PROJECT MANAGER: Elizabeth Higgins PROJECT TITLE: Boun Phanny Short Plat PLAN REVIEW: Arneta Henninger SITE AREA: 57,664 square feet BUILDING AREA (gross): NIA LOCATION: NE 10" Street & Duvall Avenue NE � WORK ORDER NO: 77842 SUMMARY OF PROPOSAL: The applicant has requested review and approval of subdivision of 1.37 acres of land located generally at the northwest corner of NE 10th Street and Duvall Ave NE. The zoning is Residential 8 dwelling units per net acre. A Short Plat would result in 8 lots. Access would be via either NE 1 Oth St or Chelan Ave NE. A modification of street standards is required for 20 foot -wide public rights -of -way within the plat. A public hearing is required. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS E'tement of the Environment Probable Minor impacts Probable Major Impacts More Information Necessary Earth Air Water Plants Land/Shorekne Use Animals Environmentaf Health Energy/ Natural Resources B. POLICY -RELATED COMMENTS C. CODE-RELA TED COMMENTS Element of the Environment Probable Minor Impacts Probable Major impacts More Information Necessary Housing Aesthetics Li ht/G1are Recreation Utilities Transportation Public Services Historic/Cultural Preservation Airport Environment 10, 000 Feet 14, 000 Feet We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additioflal information is needed to properly assess this proposal. Signature of Difectbr-or Authorized Date I# �?87 , (*4tiR N ry Project Name: UI) ?" mi L, Project Address: K or tie logo /J��OV_ALL_ Contact Person: S4Iqotl.) Sµ P-kKI Permit Number: WN 07- 1')5 Project Description: LoT !S 2R i Land Use Type: Type: Method of Calculation: E Residential J�IIITE Trip Generation Manual, 7th Edition ❑ Retail ❑ Traffic Study ❑ Non -retail ❑ Other Calculation: (Zlo) x �I S-7= 7 U, 5 U A®`i` ofW_ N c:.�` -�y - , 6D Transportation Mitigation Fee: �� LI 2 w �1 Calculated by: Date of Payment: Date: 1 j Z 14 1 aoo:4= City o. Renton Department of Planning / Building / Pubac Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: r COMMENTS DUE: NOVEMBER 26, 2007 APPLICATION NO: LUA07-135, SHPL-H DATE CIRCULATED: NOVEMBER 9. 2007 APPLICANT: Shimon Shriki PROJECT MANAGER: Elizabeth Hi WLGEI= " \; PROJECT TITLE: Boun Phanny Short Plat ED PLAN REVIEW: Arneta Henninger SITE AREA: 57,664 square feet BUILDING AREA (gross): N/A LOCATION: NE 10" Street & Duvall Avenue NE WORK ORDER NO: 77842 8L/iLDIN(:i ')IVi SUMMARY OF PROPOSAL: The applicant has requested review and approval of subdivision of 1.37 acres of land located generally at the northwest comer of NE 10th Street and Duvall Ave NE. The zoning is Residential 8 dwelling units per net acre. A Short Plat would result in 8 lots. Access would be via either NE 10th St or Chelan Ave NE. A modification of street standards is required for 20 foot -wide public rights -of -way within the plat. A public hearing is required. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Environment Probable Minor Orpacts Probable Major Impacts More Information Necessary Earth Air Water Piants Land/Shoreline Use Animais Environmental Health Energy/ Natural Resources B. POLICY -RELATED COMMENTS C. CODE-RELA TED COMMENTS Element of the Environment Probable Minor Impacts Probable Major Impacts More Information Necessary Housing Aesthetics Li hUGlare Recreation Utilities Transportation Public Services Historic/Cultural Preservation Airport Environment 10,000 Feet 14,000 Feet We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Signature of Director or Authorized Representative Date FIRE DEPARTMENT +, M E M Q R A N D U M DATE: November 16, 2007 TO: Elizabeth Higgins, Senior Planner FROM: Camille Walls, Lead Fire Inspector SUBJECT: Short Plat - Boun Phanny Short Plat — NE 1 Oth & Duvall Ave NE Fire Department Comments: 1. A fire hydrant with 1000 GPM fire flow is required within 300 feet of all new single- family structures. If the building square footage exceeds 3600 square feet in area, the minimum fire flow increases to 1500 GPM and requires two hydrants within 300 feet of the structure. 2. A fire mitigation fee of $3,904.00 is required as calculated by $488.00 for all new single-family structures. 3. Fire department access roadways are required to within 150 feet of all portions of the building exterior. Roadways are a minimum 20 feet in width with a turning radius of 45 feet outside and 25 feet inside. 4. Access as shown does not meet code. Due to dead end access, a 20 foot paved street is required all the way to NE 10`h Street with a 90' Cul-De-Sac not a hammer -head turn- around. 5. All building addresses shall be visible from or posted at the public street. 6. Plat as proposed will not be approved. Please feel free to contact me if you have any questions. cadocuments and settingslcwa11sldesktoplp1a1l.doc FIRE APPARATUS ACCESS ROADS RENTON FIRE PREVENTION BUREAU x y;5--y-40-7000 i :�y. �it -:s •t {' - d W � •�" s � `'�-� . � S: 'HE �'��: f� '-'`�x�5'���.�'••R� T r�� �F��5+ �' t' .c`�3�`-}'�%'�� - - 'x•�" �� �i � "! .'A�'-». f,... '� - Cam,*r,3+ r '�:�a A�`fivi`.c':I ♦. --ti �.t•J �- �t i.��� ��. ""- '-_� %�- 1-.-� � �,. - >,�c �✓''i:�Y � - .� ��'Y�,"x-�'..z •,t^. Yt r .�',, �' :a �F[=-- :�- -,;.j- ,4f,. �e .5NVr -� j _ • `"Ai Jam:` ;: 3Y�-,�#'�� '�5 T„'�, �,;� `�,^h•r �`,*�}s; � a,_ � ya. ,.�MX `''^��#.+�-- y"�•r �.'4��` - ,��wi `'M1[-)�,.: Fes: �" 41e'��� �, '* _ r ��-?� ••,- �Is,, r+� '� 1 �; �`, -. Nr '� � y.: �`�' �' -.r t�i'�. � y..t,2_�r. •PL R --�'.ti v�-+t�sy`,e�t�-.-.�i�..�.*�,:i'_ �„1! �-�~-i�'_. '�:r�-1 � - '�`'z� � ��=+��.� y�k:�r�r�r,�' fix• 'ca�'4'��f� ""�1��=x.�'��' -1 �.; -NIX� ��� �4��� ..r� -•' errs �,, '. EMERGENCY VEHICLE TURNAROUND -- LUG- DE -SIC City o...enton Department of Planning / Building / Pub,, Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: ,T:-- `Y'-C COMMENTS DUE: NOVEMBER 26, 2007 APPLICATION NO: LUA07-135, SHPL-H DATE CIRCULATED: NOVEMBER 9, 2007 APPLICANT: Shimon Shriki PROJECT MANAGER: Elizabeth.H' 'ns _- - PROJECT TITLE: Boun Phann Short Plat n PLAN REVIEW: Arneta H nin er, -., SITE AREA: 57,664 square feet BUILDING AREA (gross): N/A r LOCATION: NE 10`h Street & Duvall Avenue NE WORK ORDER NO: 77842+, �i�v 9 2007 SUMMARY OF PROPOSAL: The applicant has requested review and approval of subdivision f 1,37 acres of land for leri.�sraerally at the northwest corner of NE 10th Street and Duvall Ave NE. The zoning is Residential 8 dw Iling pgFfW ?sr�i;A�Short Plat would result in 8 lots. Access would be via either NE 10th St or Chelan Ave NE. A modification of street sjanda{ds is required for 20 foot -wide public rights -of -way within the lat. A public hearing is required. P 9 Y P P 9� q A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Environment Probable Minor Impacts Probable Major impacts More Information Necessary Earth Air Water Plants Land/Shoreline Use Animals Environmental Health Energy/ Natural Resources B. POLICY -RELATED COMMENTS C. CODE-RELA TED COMMENTS , A /9 // '� A , ".' , A A Element of the Environment Probable Minor Impacts Probable Major impacts More Information Necessary Housing Aesthetics Light/Glare Recreation Utifities Transportation Public Services Historic/Cultural Preservation Airport Environment 10,000 Feet 14,000 Feet We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. ture of Director or Authorized Representative `J 1.ftL - &,,, , 200 -7 Date Kathy Keolker, Mayor November 27, 2007 Shriki Shimon Galil Development LLC 1424 4th Avenue #610 Seattle, WA 98101 SUBJECT: Boun Phanny Short Plat LUA07-135, SHPL-H Dear Mr. Shimon: CITY . F RENTON Planning/Building/Public Works Department Gregg Zimmerman P.E., Administrator This letter is to inform you that the public hearing scheduled for December 4, 2007 for the above subject project has been rescheduled for January 22, 2008. The applicant or representative(s) of the applicant are required to be present at the public hearing.. A copy of the staff report will be mailed to you prior to the scheduled hearing. If you have any questions, please contact me at (425) 430-7382. Sincerely, Elizabeth Higgins, AICP Senior Planner cc: Robert & Rosemary Key-/ Party(ies) of Record 1055 South.Grady Way = Renton, Washington 98057 This papercorrtains 50%recycled material, 30%postconsumer RENTON AHEAD OF THE CURVE City of —enton Department of Planning / Building / Pu, . larks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: E� s COMMENTS DUE: NOVEMBER 26, 2007 APPLICATION NO: LUA07-135, SHPL-H DATE CIRCULATED: NOVEM Q7_ APPLICANT: Shimon Shriki PROJECT MANAGE lizabeth Higgins., -' PROJECT TITLE: Boun Phanny Short Plat PLAN REVIEW: Arn SITE AREA: 57,664 square feet BUILDING AREA lnrncQV NIA LOCATION: NE 101h Street & Duvall Avenue NE WORK ORDER NO: 77842 SUMMARY OF PROPOSAL: The applicant has requested review and approval of subdivision of 1.37 acres of land located generally at the northwest corner of NE 10th Street and Duvall Ave NE. The zoning is Residential 8 dwelling units per net acre. A Short Plat would result in 8 lots. Access would be via either NE 10th St or Chelan Ave NE. A modification of street standards is required for 20 foot -wide public rights -of -way within the plat. A public hearing is required. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Environment Probable Minor Impacts Probable Major Impacts More Information Necessary Earth Air Water Plants Land/Shoreline Use Animals Environmental Health Energy/ Natural Resources B. POLICY -RELATED COMMENTS C. CODE -RELATED COMMENTS Element of the Environment Probable Minor Impacts Probable Major Impacts More Information Necessary Housing Aesthetics Li hVGiare Recreation Utilities Transportation Public Services ✓ Historic/Cultural Preservation Airport Environment 10,000 Feet 14, 000 Feet We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Signature of Director 6r Authorized Representative Date A. City of ►�enton Department of Planning / Building / Pu,bl,L, Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: 00—ric-S COMMENTS DUE: NOVEMBER 26, 2007 D APPLICATION NO: LUA07-135, SHPL-H DATE CIRCULATED: NOVEMBER 9, 2007 Mc: APPLICANT: Shimon Shriki PROJECT MANAGER: Elizabeth Higgins �� O PROJECT TITLE: Boun Phanny Short Plat PLAN REVIEW: Arneta Henninger -<n- Cr SITE AREA: 57,664 square feet BUILDING AREA (gross): N/A m 7: LOCATION: NE 101h Street & Duvall Avenue NE WORK ORDER NO: 77842 0Z m ITI SUMMARY OF PROPOSAL: The applicant has requested review and approval of subdivision of 1.37 acres of land lofted genera at the northwest corner of NE 10th Street and Duvall Ave NE. The zoning is Residential 8 dwelling units per net acre. A Short Plat would result in 8 lots, Access would be via either NE 10th St or Chelan Ave NE. A modification of street standards is required for 20 foot -wide public rights -of -way within the plat. A public hearing is required. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Environment Probable Minor Impacts Probable Major Impacts More Information Necessary Eatlh Air Water Plants Land/Shoreline use Animais Environmental Health Enerrgyl Natural Resources 8. POLICY -RELATED COMMENTS Element of the Environment Probable Minor Impacts Probable Major Impacts More Information Necessary Housing Aesthetics Ugh lare Recreation utilities Transportation Public Services Hi'storic/Cuftural Preservation Airport Environment 10.000 Feet 14.000 Feet 1k, a" , �) 1�09eo- C. CODE -RELATED COMMENTS G7 � 7b 16� Ao We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is go-Tded to properly assess this proposal. Signature of Director or / 3 s^7 Date A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS "It is anticipated that the proposed development would generate future residents that would utilize existing City park and recreation facilities and programs. The City has adopted a Parks Mitigation Fee of $530.76 per each new single family lot to address these potential impacts." 7 Parks Mitigation Fee City of icenton Department of Planning / Building / PUb,L. Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: N - .3 COMMENTS DUE: NOVEMBER 26, 2007 APPLICATION NO: LUA07-135, SHPL-H DATE CIRCULATED: NOVEMBER 9, 2007 APPLICANT: Shimon Shriki PROJECT MANAGER: Elizabeth Higgins PROJECT TITLE: Boun Phanny Short Plat PLAN REVIEW: Arneta Henninger SITE AREA: 57,664 square feet BUILDING AREA (gross): NIA r LOCATION: NE 10" Street & Duvall Avenue NE I WORK ORDER NO: 77842 kInt, r..t SUMMARY OF PROPOSAL: The applicant has requested review and approval of subdivision of 1.37 acres of land located generally at the northwest comer of NE 10th Street and Duvall Ave NE_ The zoning is Residential 8 dwelling unitq r r��c��� Short Plat would result in 8 lots. Access would be via either NE 10th St or Chelan Ave NE. A modification of streets n 2 44 61vd,for 20 foot -wide public rights -of -way within the plat. A public hearing is required. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Environment Probable Minor Impacts Probable Major Impacts More Information Necessary Earth Air Water Plants Land/Shoreline Use Animals Environmental Health Energyl Natural Resources B. POLICY -RELATED COMMENTS Alif)lqL C. CODE -RELATED COMMENTS NON Element of the Environment Probable Minor Impacts Probable Major Impacts More Information Necessary Nausio Aesthetics Light/Glare Recreation Utilities Transportation Public Services NistoriclCultural Preservation Airport Environment 10, 000 Feet 14, 000 Feet We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas'11/1wh a additional information is needed to properly assess this proposal. < y /1/A S _ ature of Direvl6r or Authorfiz-ed Represents ve Date r CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 9'h day of November, 2007, 1 deposited in the mails of the United States, a sealed envelope containing Acceptance Letter & NOA documents. This information was sent to: Name Representing Shimon Shriki Contact/Applicant Phanny Boun Owner 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 Stacy Tucker signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. i11;i Dated: �U r Notary PLIblic in bnd/V the State of d ivirA Notary (Print): My appointment expires: "�, c�`•,, u��- c. //01, I 0� W +t��� 1101\i Project Name: Boun Phanny Short Plat Project Number: LUA07-135, SHPL-H 102305913901 730310010006 730310012002 BOON PHANNY CHAMBERS DAVID F+MARY T CHEN AMY 19617 12TH AVE W 1054 DUVALL PL NE 1066 DUVALL PL NE LYNNWOOD WA 98036 RENTON WA 98059 RENTON WA 98059 102305927703 730310003001 102305912408 FACILITIES & OPERATIONS CTR FACTORA MICHAEL C+ZENAIDA GREGGS JANICE K OFFICE OF THE EXECUTIVE DIR CANLAS 8721 116TH AVE SE 300 SW 7TH ST 1012 DUVALL PL NE NEWCASTLE WA 98056 RENTON WA 98055 RENTON WA 98059 102305910709 102305912903 730310011004 HAZEN MILDRED M HERITAGE HOMES INC HUYNH CHRIS T 11235 137TH AVE SE 4325 SE 323RD ST 1060 DUVALL PL NE RENTON WA 98059 FEDERAL WAY WA 98023 RENTON WA 98059 730310015005 102305913802 730310008000 IONESCU FLORENTIN JORGENSEN HAROLD A & MARY 0 KAUR SUKHMANDER+SINGH 1065 DUVALL PL NE 2411 GARDEN CT N KULWINDER1042 DUVALL PL NE RENTON WA 98059 RENTON WA 98056 RENTON WA 98059 102305924908 730310018009 730310023009 KEITZMAN CHARLES N SR KOSTENYUK SERGEY+RIMMA+EUGE LAM TONY H 1124 CHELAN AVE NE 1047 DUVALL PL NE NGUYEN HANNAH1001 DUVALL PL NE RENTON WA 98059 RENTON WA 98059 RENTON WA 98059 730310002003 102305933206 730310001005 LIN ZHOU PEI LONG GARY A+DENISE Y LUCAS ERIC+YUKI 1006 DUVALL PL NE 11404 137TH AVE SE 1000 DUVALL PL NE RENTON WA 98059 RENTON WA 98059 RENTON WA 98059 102305907507 730310004009 102305916805 M L KING JR BAPTISH CHURCH MACINO DANIELLE R+PHILLIP MARTIN LUTHER KING JR PO BOX 2145 1018 DUVALL PL NE MEMORIAL BAPTIST CHURCH RENTON WA 98055 RENTON WA 98059 PO BOX 2145 KENT WA 98055 730310006004 730310005006 730310007002 MOON, SUNG DO NEUMANN VERONICA NGO YUK SIU+NGAN YING CHAN 1030 DUVALL PL NE 1024 DUVALL PL NE 1036 DUVALL PL NE RENTON WA 98059 RENTON WA 98059 RENTON WA 98059 730310009008 730310014008NGUYEN THUONG M+TRAN KELLY 730310016003 NGUYEN ANNA+PHAM VIET THUY PIERSON LIN 1048 DUVALL PL NE PO BOX 2672 RENTON WA 98059 1071 DUVALL PL NE RENTON WA 96056 RENTON WA 98059 102305911202 730310017001 730310022001 REDDEKOPP AARON J RICHMAND HOWARD III RISTUCCIA PAUL L 13725 SE 116TH ST 1053 DUVALL PL NE 1029 DUVALL PL NE RENTON WA 98059 RENTON WA 98059 RENTON WA 98059 102305910808 730310019007 143765023005 ROBERTS DIANA K SANCHEZ ARMANDO SIA RAYMOND PO BOX 3415 1023 DUVALL PL NE HUANG SHU-LING pO BOX 20805 RENTON WA 98056 RENTON WA 98059 SAN DOSE 80 95160 730310020005 SIUTA GREGORY A#HEATHER M 1041 DUVALL PL NE RENTON WA 98059 730310021003 YASINSKIY ROMAN+YASINSKAYA 1035 DUVALL PL NE RENTON WA 98059 730310013000 SOKOURENKO VELIMIR 7214 VASHON AVE NE RENTON WA 98059 102305913307 THAMI ABDERRAHMANE+MAURA E 11425 137TH AVE SE RENTON WA 98056 NOTICE OF APPLICATION A blaster Application has been filed and Accepted with the Development Services Division of the City of Renton. The following briiii describes the appilcatbon and the n&rmaary PuhliC Approvel8. PROJECT NAMENUMBER; Boun Phanny Shot Fiat f LUAl 135, SHPL-H PROJECT DESMPTION: The aplKicaat has requested review and approval of stbdivlsion of 1 37 axles of land located generally at the northwest corner of NE ICM Street and Duvall Ave NE. The zoning ,s Residenna 0 dwi ing urits per -eL aci A Short Plat would result in 8 lots_ Access would be via either NE loth St or Chelan Ave NE. A modification of street standards is required for 20 toet-wida pui nghe;-of-way wil the plat A public ? aarngl is required. PROJECT LOCATION: NE t0`` S1rW s Duvall avenue NE PUBLIC APPROVALS- Hearing Examiner Short Plat approval APPLICAMTfPROJECT CONTACT PERSON 91l Shriki, Galil Development Ll Tel {206} 669.6969 Eml s shnkiQuomcast net PUBLIC HEARING; io IrWid¢ to Ieni lift6ufed for Dtoembar 4. 20QToefere the Rerdon Hearrng Examiner in Renton Council Chambers. Hearings begin al AAA on the Ah. Hon¢ of the row Ra ilon City Hal located at 1058 Soul Grady Way. Gontmanta on the above app7;cation must be submitted In wrWng to Elizabeth HfygEla, Sanlor Planner, pavewpment Swvtcas Division, 1055 South Grady Way, Renton, WA Ili by 510 PM on November 26, 2007. This nralter is else tentatively scheduled for a pubile hearing on December 4. 2007, at 9:00 AM, Council Chambers, Seventh Flow, Renick City Hall. 1055 South Grady Way, Ranters. If you are interested in attending the hearing, please cor:tacl the Development Serrices Div,saan to ensure that the hearing has rot been m5cheduted at (425) 4312-7292, 11 comments cannol be submilted in wr!bng Icy the dale indicated alxlve, you may still appear at the hearng and present your oomments on the proposal before the Hearing Examiner, If you have questions about this proposal, or wish to be made a party of record and receive adddionai informative: by exalt, please contact the protect manager at (425t 430-7382. Anyone who subirls written comments will anfonel become a party of record and ve,A be notil}gd of any decrs,on on this project, DATE OF APPLICATION; November S, 2007 NOTICE OF COMPLETE APPLICATIOW November 9, 2007 DATE OF NOTICE OF If you would like to be made a parry of record to recan:g fu-ther Information an this proposed project, oomplete 1111s form and return to. Crty of Renton. Development Planr:ing. 1055 Satire Grady Way, Renton, WA "057. File Name r No: Bono Phanny Short Plat i #_UA07-135, SH Pt-H NAME _ ........,,..,�� MAILING ADDRESS TELEPHONE NO.: CERTIFICATION r�tit�\\#11�k1�x. I, '3E-r-H , hereby certify that J3 _ copies of the above doculnen`t � posted by in conspicuous places or nearby the described property on y= OTA+ " �Z DATE: Signed: f j _ J Zr ATTEST: Subscribed and sworn before me, a Notary Public; in and for the State of WashingtViri kt711 ���r� n�7 t i�i + t1 on the (� day of Lb Q cbrk� Lam( < < NOT RY UYLIC SlGNA E r�— NOTICE OF APPLICATION A Master Application has been filed and accepted with the Development Services Division of the City of Renton. The following briefly describes the application and the necessary Public Approvals. PROJECT NAMEINUMBER: Boun Phanny Short Plat! LUA07-135, SHPL-H PROJECT DESCRIPTION: The applicant has requested review and approval of subdivision of 1.37 acres of land located generally at the northwest corner of NE 10th Street and Duvall Ave NE. The zoning is Residential 8 dwelling units per net acre. A Short Plat would result in 8 lots. Access would be via either NE 10th St or Chelan Ave NE. A modification of street standards is required for 20 foot -wide public rights -of -way within the plat. A public hearing is required. PROJECT LOCATION: NE 10`h Street & Duvall Avenue NE PUBLIC APPROVALS: Hearing Examiner Short Plat approval APPLICANTIPROJECT CONTACT PERSON: Shiman 8hriki, Galil Development, LLC; Tel: (206) 669-6969; Erril- s.shriki@comcast.net PUBLIC HEARING: Public hearing is tentatively scheduled for December 4, 2007before the Renton Hearing Examiner in Renton Council Chambers. Hearings begin at 9:00 AM on the 7th floor of the new Renton City Hall located at 1055 South Grady Way. Comments on the above application must be submitted in writing to Elizabeth Higgins, Senior Planner, Development Services Division, 1055 South Grady Way, Renton, WA 98057, by 5:00 PM on November 26, 2007. This matter is also tentatively scheduled for a public hearing on December 4, 2007, at 9:00 AM, Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton. If you are interested in attending the hearing, please contact the Development Services Division to ensure that the hearing has not been rescheduled at (425) 430-7282. If comments cannot be submitted in writing by the date indicated above, you may still appear at the hearing and present your comments on the proposal before the Hearing Examiner. If you have questions about this proposal, or wish to be made a party of record and receive additional information by mail, please contact the project manager at (425) 430-7382 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: November 5, 2007 NOTICE OF COMPLETE APPLICATION: November 9, 2007 DATE OF NOTICE OF APPLICATION: November 9, 2007 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, Development Planning, 1055 South Grady Way, Renton, WA 9B057. File Name / No.: Boun Phanny Short Plat 1 LkJA07-135, SHPL-H NAME: MAILING ADDRESS: TELEPHONE NO.: Y CIT' OF RENTON Kathy Kcolker, Mayor November 9, 2007 Shimon Sbriki Galil Development, LLC 1424 4tn Avenue #610 Seattle, WA 98101 Subject: Boun Phanny Short Plat LUA07-135, SHPL-H Dear Mr. Shriki: Planning/Building/PublicWorks Department Gregg Zimmerman P.E., Administrator The Development Planning Section 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. In addition, this matter is tentatively scheduled for a Public Hearing on December 4, 2007 at 9:00 AM, Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton. The applicant or representative(s) of the applicant are required to be present at the public hearing. A copy of the staff report will be mailed to you prior to the scheduled hearing. Please contact me at (425) 430-7382 if you have any questions, Sincerely, Elizabeth Higgins, AICP Senior Planner cc Phanny Boun / Owner 1055 South Grady Way - Renton, Washington 98057 R E N T N This paper AHEAD OF THE CURVE p pe recycled material, 30%post consumer Kathy Keolker, Mayor November 9, 2007 Michael Fortson Department of Transportation Renton School District 1220 N 4"' Street Renton, WA 98055 Subject: Bonn Phanny Short Plat LUA07-135, SHPL-H CITY" fF RENTON Planning/Building/Public Works Department Gregg Zimmerman P.E., Administrator The City of Renton Development Services Division has received an application for a 8-lot single-family subdivision located at NE 10"' Street & Duvall Avenue NE. Please see the enclosed Notice of Application for further details. In order to process this application, the Development Services Division needs to know which Renton schools would be attended by children living in residences at the location indicated above. Please fill in the appropriate schools on the list below and return this letter to my attention, Development Services Division, City of Renton, 1055 South Grady Way, Renton, Washington 99057 by November 26, 2007. Elementary School: Middle School: High School: Will the schools you have indicated be able to handle the impact of the additional students estimated to come from the proposed development? Yes M No Any Comments: Thank you for providing this important information. If you have any questions regarding this project, please contact me at (425) 430-7382. Sincerely, Elizabeth Higgins, AICP Senior Planner Encl. 1055 South Grady Way - Renton, Washington 98057 This paper contains 5Din recycled matennl, 30? o pnst consumer RENTON A H F \ U I I P '1I-1 P. C. U H V P, City of Renton LAND USE PERMIT MASTER APPLICATION' PROPERTY OWNER(S) NAME: ��d 6vu.J ADDRE S:' CITY: ZIP: WOOD TELEPHONE NUMBER: APPLICANT (if other than owner) NAME: COMPANY (if applicable): ADDRESS: CITY: ZIP: TELEPHONE NUMBER CONTACT PERSON NAME: S}1� Sf�il COMPANY (if applicable):rAt-ar GL � ADDRESS: y vc Rio CITY: ZIP: S�RTrG� q� l c7 I TELEPHONE UMBER AD E-MAIL ADDRESS: goC,*C6 q-679'1 S, s14 R.I I Q2 CAs'�.jcT PROJECT INFORMATION PROJECT OR DEVELOPMENT NAME: PROJECT/ADDRESS )/LOCATION AND ZIP CODE: �l I U t S f V V lull( Av e- q�C KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): EXISTING LAND USE(S): PROPOSED LAND USE(S): C—,7j 1A & L EXISTING COMPREHENSIVULAN MAP DESIGNATION: PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable): EXISTING ZONING: PROPOSED ZONING (if applicable): 45 0(--;,,A ../ SITE AREA (in square feet): 1j -' 1 (6, - SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE DEDICATED: SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET ACRE (if applicable): - �F NUMBER OF PROPOSED LOTS (if applicable): NUMBER OF NEW DWELLING UNITS (if applicable): .a Q:web/pwldevservlforms/planning/masterapp.doe 1 -ti.► 07/29/05 PRt. ECT INFORMA NUMBER OF EXISTING DWELLING UNITS (if applicable): SQUARE SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): ' rA SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): IJA SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL BUILDINGS (if applicable): W14 SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): Q A NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (if applicable): N NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): II(3N contin..,.cl PROJECT VALUE: `72f IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): ❑ AQUIFER PROTECTION AREA ONE ❑ AQUIFER PROTECTION AREA TWO ❑ FLOOD HAZARD AREA sq. ft. ❑ GEOLOGIC HAZARD sq. ft. ❑ HABITAT CONSERVATION sq. ft. Cl SHORELINE STREAMS AND LAKES sq. ft. ❑ WETLANDS sq. ft. LEGAL DESCRIPTION OF PROPERTY (Attach legal description on separate sheet with the following information included) SITUATE IN THE QUARTER OF SECTION, TOWNSHIP ANGE IN THE CITY OF RENTON, KING COUNTY, WASHINGTON. TYPE OF APPLICATION & FEES List all land use applications being applied for: 3- 2. Staff will calculate applicable fees and postage: $ F— AFFIDAVIT OF OWNERSHIP r1 1, (Print Names) f �(joal �S�ff P4 declare that I am (please check one) _ the current owner of the property involved in this application or the authorized representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers he E contained and the information herewith are in all respects true and correct to the best of my knowledge and belief. I certify that I know or have satisfactory evidence that 5H I f%" rV 5H TZJ ► -- } signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument (Signature of Owner/Representative) (Signature of Owner/Representative) Notary Public ' for the State of Washington Notary (Print)M&7 77IEr.J 63 L#? 61'-- r• My appointment expires: ZA*J LAferLY IS , 7-O +- Q:web/pw/devserv/forms/planning/imsterapp.doc 2 07/29/05 City of Renton LAND USE PERMIT r MASTER APPLICATION PROPERTY OWNER(S) NAME be r � /j ADDRESS: t CITY: ZIP: TEL HONE NUMBER: APPLICANT (if other than owner) NAME: I 4 COMPANY (if applicable): ADDRESS: G NO-Y Ll -- AGAL 1#61 u CITY: fli kAln ZIP: a } TELEPHONE NUMBER �y/� �j I CONTACT PERSON NAME: COMPANY (if applicable): ADDRESS: CITY: ZIP: TELEPHONE NUMBE-R, AND E-MAIL ADDRESS: S, Sly M I°'-r Carl c44s1 , ,J C=T PROJECT INFORMATION PROJECT OR DEVELOPMENT NAME: PROJECTIADDRESS(S)/LOCATION AND ZIP CODE: KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S)-- EXISTING LAND USE(S): PROPOSED LAND USE(S): EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable): EXISTING ZONING: PROPOSED ZONING (if applicable): SITE AREA (in square feet): SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE DEDICATED: SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET ACRE (if applicable): NUMBER OF PROPOSED LOTS (if applicable): NUMBER OF NEW DWELLING UNITS (if applicable): H.,FunnS Ylaiwiuglmasterapp,clue - 1 - 08/07 PR( ,:CT INFOF NUMBER OF EXISTING DWELLING UNITS (if applicable): SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL BUILDINGS (if applicable): SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (if applicable): NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): MATION contin 1 . PROJECT VALUE: IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): Ll AQUIFER PROTECTION AREA ONE ❑ AQUIFER PROTECTION AREA TWO ❑ FLOOD HAZARD AREA sq. ft. © GEOLOGIC HAZARD sq. ft. o HABITAT CONSERVATION sq. ft. Ca SHORELINE STREAMS AND LAKES sq_ ft. ❑ WETLANDS sq. ft. LEGAL DESCRIPTION OF PROPERTY (Attach legal description on separate sheet with the following information included) SITUATE IN THE QUARTER OF SECTION , TOWNSHIP, RANGE_, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON. List all land use applications being applied for: 1. 3. Z 4. Staff will calculate applicable fees and postage: $ I AFFIDAVIT OF OWNERSHIP I I, (Print Name/s) « 151 P-j I`_L ; involved in this application or the authorize statements and answers herein contained and the i (Signature of Owner/Representative) 1 fkt-.,1, declare that I am (please check one) - the current owner of the property tative to act for a corporation (please attach proof of authorization) and that the foregoing herewith are in all respects true and correct to the best of my knowledge and belief. L + ► (3y h40LJl/y\an t I know or have satisfactory evidence that S wryre mil„ V'i fLi instrument and acknowledged it to be his/herltheir free and voluntary act for the O� usturposes mentioned in the instrument. -.OTARk -:1,R�g6 cpZ a�0F W A` (Sign ure f ner/Representative) Public in the State of Washington Notary (Print)_ !� _ ] I L e My appointment expires: A ,, �f H:",Fogns,Plaruiing\inasterapp.dac - 2 - 081'07 Pre -application meeting for the '! Boun Phanny Short Plat NE loth Street and Duvall Avenue Northeast PRE06-081 City of Renton Development Services Division July 27, 2006 Contact information Planner: Elizabeth Higgins, AICP, (425) 430-7382 Public Works Plan Reviewer: Arneta Henninger, (425) 430-72986 Fire Prevention Reviewer: James Gray (425) 430-7023 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, Pre-screening: When you have the project ready for submittal, 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, Zoning Administrator, Public Works Administrator, and City Council). RECUE~iVED JUL 0 6 2006 BUILDfNG D 8iC)N MEMORANDUM DATE: Z:me- % TO: Construction Services, Fire Prevention, Economic Development, Plan Review, Project Planner FROM: Neil Watts, Development Services Division Director SUBJECT: New Preliminary Application: LOCATION: ja.Ay— 6 N _ --- PREAPP NO.� i A meeting with the applicant has been scheduled for L• d 6 , Thursday, na, 2 _ _, in one of the 6"h floor conference rooms. If this NJ meeting is scheduled at 10:00 AM, the MEETING MUST BE CONCLUDED PRIOR TO 11:00 AM to allow time to prepare for the 11:00 AM meeting. Please review the attached project plans prior to the scheduled meeting with the applicant. You will not need to do a thorough "permit level" review at this time. Note only major issues that must be resolved prrorto formal land use and/or building permit application submittal. Plan Reviewer assigned is Please submit your written comments to least two (2) days before the meeting. Thank you. 7 /,/34 1iADivision. sTevelop.serTev & Plan. inffernplate\Preapp2 Revised 1-05 (Planner) at DATE: z:s C6 TO: Construction Services, Fire Probrition, Economic Development, Plan Review, Project Pianne FROM: Neil Watts, Development Services Division Director SUBJECT: New Preliminary Application: �V\ VVA VIAL � • � LOCATION: �C( 1_ PREAPP NO. ()� `021 A meeting with the applicant has been scheduled for•/Q d , Thursday, �,l h 7 _ , in one of the 6 h floor conference rooms. If this 14 meeting is scheduled at 10:00 AM, the MEETING MUST BE CONCLUDED PRIOR TO 11:00 AM to allow time to prepare for the 11:00 AM meeting. Please review the attached project plans prior to the scheduled meeting with the applicant. You will not need to do a thorough "permit level" review at this time. Note only major issues that must be resolved prior to formal land use and/or building permit application submittal. Plan Reviewer assigned is di, U�, (2) days before the meeting. Thank you. H:1Division-slDevelop.ser\Dev & Plan-ingJeniplateTreapp2 Revised 1-05 FIRE DEPARTMENT #) M E M O R A N D U M DATE: July 7, 2006 TO: Elizabeth Higgins, Senior PIanner FROM: .lames Gray, Assistant Fire Marsha SUBJECT: Bun Phanny Short Plat, Duvall Av E & NE 10`h St. Fire Department Comments: 1. A fire hydrant with 1000 GPM fire flow is required within 300 feet of all new single- family structures. If the building square footage exceeds 3600 square feet in area, the minimum fire flow increases to 1500 GPM and requires two hydrants within 300 feet of the structure. 2. A fire mitigation fee of $488.00 is required for all new single-family structures. 3. Fire department access roadways require a minimum 20-foot wide paved roadway. Fire department turnarounds are required for roads over 150 feet in length. The turnaround shall meet the minimum dimensions shown on the attached diagram. 4. All building addresses shall be visible from a public street. Please feel free to contact me if you have any questions. i:lbunphannysp.doc FIRE APPARATUS ACCESS ROADS RENTON FIRE PREVENTION BUREAU x y;g'-y-40--70p0 f A' Y l ±.yM.-aiT RxT!•~I- yyX_ — :i�x 3Yj � S w� v `!' �';'Z"-�C -a,} -a � -k �r �•c, ,,r $ ' �.� `-. �t...7 � - .iL-✓ r �,�f s fa"•i�,yY .ram c'-_' }�r" _ �ih .,�>•- ,} -7- s {.�3r�-t �a Q7 — tl y •t d t s_ � cEi ? r r t T'r t � zsi � { c_ 'Q _ . ? J "} � r �h ��GY,>'. _ -� .F. a?r'!;� x?-i h' Y+".� •v 47 r t...tF 3� � �ti vr.� .3,e:�x+y� a r _ �-k - � 4�- ^� '-:-'y���k;F'k.t �.:�•``y:.d fix � � ,�>. �.'T '! l -L.w�,� �? --r'$- r>` ;s'•� s �-•. k.:tKs� ors {f,_ d,.t., . r;� ;t i�,6 �y.� '• MAI jar' +ice !r� o •O.-� '' y' EMERGENGY VEHICLE TURNAROUNb -- CUL-DE-SAC CITY OF RENTON MEMORANDUM DATE: July 11, 2006 TO: Elizabeth Higgins FROM: Ameta Henninger X7298 SUBJECT: BOUN PHANNY SHORT PLAT PREAPPLICATION 06-08I NE IOTH ST & DUVALL AV NE NOTE ON PRELIMINARY REVIEW COMMENTS CONTAINED IN THIS REPORT: The following comments on development and permitting issues are based on the pre - application submittals made to the City of Renton by the applicant. 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, Boards of Adjustment, Board of Public Works and City Council). Review comments may also need to be revised based on site planning and other design changes required by the City or made by the applicant. I have reviewed the preliminary application for this proposed 8 lot short plat generally located north of the Duvall Short Plat (LUA 06-031) in Section 10-23N-5E and have the following comments: WATER: • The site is not located in the Aquifer Protection "Lone. • The project site is located in the 565 Pressure Zone. • The subject property is within the City of Renton's water service area. • There is an existing 10" waterrnain in NE loth St. See City of Renton water drawing W2950. There is an existing 16" watermain located in Duvall Ave NL'. • A 10" watermain extension and additional fire hydrants will be required to be installed by this short plat in order to serve the new Iots with domestic water and fire protection. This new watermain shall be installed thru the plat to the extreme plat boundary and located in the new dedicated right-of-way on the west side of the project. In addition the project shall install an 8" watemiain on the east side of the new dedicated alley also to the extreme plat boundary. • All plats are required by City code to provide a fire hydrant with a minimum fire flow requirement of 1,000 GPM within 300 feet of any proposed single-family structure. This distance is measured along a travel route. If the proposed single-family structures exceed 3,600 square fect, the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 feet of the structure. Additional fire hydrants will be required as a part of this project to meet this criterion. The fire hydrants must meet all current City of Renton standards. Bun Phanny Shor[ Pkt Preapplication Page 2 • Water System Development Charges of $1956 per each new lot will be required for this project. The Development Charges are collected as part of the construction permit prior to recording the short plat. SEWER: There is an existing 8" sanitary sewer main NE 10th St. This project shall install an $" sanitary sewer main extension to the most northerly point of the property line of the parcel being developed to serve the new lots in both new public dedicated right of ways along with the associated manholes. • Individual sidesewers will be required to be installed to serve the new lots. Dual sidesewers will not be allowed. • This property is located in the Honey Creek Interceptor Special Assessment District (SAD). These fees are $250 per unit and are collected at the time a construction permit is issued. • System Development Charges (SDC) are $1017 per new lot. These fees are collected at the time a construction permit is issued and prior to recording the short plat. STREET IMPROVEMENTS: • The project will be required to install curb, gutters and sidewalks for future 5 lane road and a bike lane in Duvall Ave NE across the full frontage of the parcel being developed. • The project shall be required to dedicate right -way in the middle and install a 20' pavement section with a 5' sidewalk and a 5' easement. • The project shall be required to dedicate a 35' road section on the west side of the side for Chelan Ave NE_ Prior to recording this short plat the applicant shall be required to complete Chelan Ave NF to the full 32' pavement section and 5' sidewalks. • Per City of Renton code projects that are 5 to 20 residential units in size shall install street lights on Duvall Av NE and the new Chelan Ave NE. All street lighting shall be per City of Renton standards and specifications. Private street lighting systems are not allowed. • All new electrical, phone and cable services and lines must be undergrounded. The construction of these franchise utilities must be inspected and approved by a City of' Renton public works inspector prior to recording the plat. • The Traffic Mitigation Fee of approximately $750 per new lot shall be paid prior to the recording of the plat. STORM DRAINAGE: • There are storm drainage facilities in NE 10th St. 0 There are storm drainage facilities in Duvall Av NE. Hun Yharinv Short Plat Preapplicanon • A drainage control plan designed per the King County Surface Water Manual will be required for this project. The water quality treatment and detention shall be designed to he in compliance with the 2005 King County Surface Water Manual. • The Surface Water SDC fees of $759 per new lot are required to be paid. These fees are collected at the time a construction permit is issued. C-VNFR A I .- • All required utility, drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. • All plans shall be tied to a minimum of two of the City of Renton horizontal and vertical control network. • Permit application must include an itemized cost estimate for these improvements. The fee for review and inspection of these improvements is 5% of the first $100,000 of the estimated construction costs; 4% of anything over $100,000 but less than $200,000, and 3% of anything over $200,000. Half of the fee must be paid upon application for building and construction permits, and the remainder when the permits are issued. There may be additional fees for water service related expenses. See Drafting Standards. BounphannyShPIPA CITY OF RENTON Planning/Building/Public Works MEMORANDUM DATE: July 27, 2006 TO: Pre -Application File No. PRE06-081 FROM: Elizabeth Higgins, Senior Planner, (425) 430-7382 SUBJECT: Bun Phanny Short Plat, NE 10`h St and Duvall Avenue NE General: We have completed a preliminary review of 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 elate 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, Zoning Administrator, Development Services Director, Planning/Building/Public Works Administrator, 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 and are available on the City of Renton website (www.renton.ci.wams). Project Proposal: The subject property is located on the west side of Duvall Avenue NE, one parcel north of NE 1 Oth Street. Duvall is a principal arterial. The proposal is to subdivide the 1.32 acre parcel into 8 single-family residential lots. Current Use: The 57,499 (or 54,959?, see below) square foot parcel is currently vacant. Comprehensive Plan Land Use Designation: The property is located 'within the Residential Single Family Comprehensive Plan land use designation. Zoning- The property is located in the Residential 8 (R-8) zone. Single-family residential is the primary use in the R-8 zone. The density range in the R-8 zone is between a minimum of 4 dwelling units per net acre (du/a) and 8 du,'a. "Net density" is a calculation of the number of housing units and/or lots that would be allowed on a property after critical areas, public rights -of -way, and legally recorded private access easements are subtracted from the gross area of the property. Environmental Review: The proposed project may be exempt from Washington State Environmental Policy Act (SEPA) review due to the number of proposed units (nine or fewer lots). There may be jurisdictional wetlands on the property, however, which would remove the exemption from enviroiunental review. A wetland reconnaissance will be required prior to project plan submittal to ensure that wetlands do not exist on the property. A letter from a H:'Divisiun s'Develop. ser'Dev&plan.ing'•,1 RH1Preapplication reports',2.006 Preapplications\06-081Bun Yhanny (R8, 8 SPR).dDc Bun Phanny Short Plat Preapp on Meeting July 27, 2006 Page 2 of 5 certified wetland biologist or other qualified professional, verifying that jurisdictional wetlands do not exist on the property, must be submitted with the Land Use Master Application. Encroachments and Easements: If there are any encroachment issues with neighboring lots, we recommend that the applicant address these prior to commencing to develop the property. A property survey, which is required with the land use master application submittal, will indicate such encroachments. Density: The minimum housing density in the R-8 zone is 4 units per acre and the maximum is 8 units per acre. According to the King County Tax Assessor the Iot is 57,499 square feet (1.32 acres) in size and has a different configuration than shown on the conceptual plan submitted for the preapplication conference. According to the dimensions shown on the conceptual plan, the parcel size is approximately 54,959 square feet (1.26 acres). A development of 8 dwelling units, with no deductions for casements, would have a density of 6.35 dwelling units per acre, and therefore would he within the allowed density range for the zone. Critical Areas: The site may have wetlands present, but is otherwise not located in or near known critical areas. It is the applicant's responsibility to ascertain whether critical areas, such as wetlands, are present on the site. If so, the proposal would need to be revised accordingly (see above). Archaeological Areas: If any excavation is done on the site, the applicant is required to inform their contractor in writing that the site is located in a potential archaeologically significant area and is required to halt excavation activities, and immediately notify the Washington State Office of Archaeology and Historic Preservation at (360) 586-3056, should any archaeological deposits or human remains be encountered_ A copy of the letter shall also be provided to the project manager with the Development Services Division of the City of Renton. Development Standards; RMC 4-2-110A, "Development Standards for Single Family Zoning Designations" apply to new development on the site. A copy of the development standards, RMC 4-2-110A is being provided at the pre -application meeting. Lot size and dimensions — The proposed single-family development narrative indicates that the property will be subdivided into individual lots. The R-8 zone requires a minimum lot size of 4,500 sq_ ft. for parcels greater than one acre in size prior to subdivision. The minimum width is 50 feet for interior lots and 60 feet for corner lots. The minimum lot depth is 65 feet. Although lots on the conceptual plan are not dimensioned, they appear to be within these limits. Lot coverage The R-8 zone allows a maximum building coverage of 35% or 2,500 sq_ R. on lots 5,000 sq. ft. or greater and 50% on lots less than 5,000 sq. It. The conceptual plan indicates both situations will apply at this site. Setbacks -- Setbacks are the distance between the building and the property line or any private access easement. Setbacks are different for the front, side, and rear yards. The fayades Bun Phanny Short Plat Preappl n Mecting July 27, 2006 Pagc 3 of 5 fronting on the access street will be considered the front. The front yard setback is required to be a minimum of 15 feet for the primary structure and 20 feet for an attached garage accessed from the front or side yard street, although no access other than the new public street will be allowed off Duvall Avenue NE or Chelan Avenue NE. The minimum required side yard setback is 15 feet for the lots that have Duvall and/or Chelan along one side. The interior lots require 5 foot side yard setbacks. The minimum rear yard setback is 20 feet. Building height - Building height is restricted to 20 feet and 2 stories in the R-8 zone. Landscaping: The development standards require that all pervious areas be landscaped. All landscape areas are to include an underground irrigation system. Some of the other aspects of landscaping that must be addressed include: the type and location of trees and other plants. Please refer to landscape regulations (RMC 4-4-070) for further general and specific landscape requirements. A conceptual landscape plan shall be submitted at the time of application. Access: The conceptual plan shows a cul-de-sac at the west terminus of the new public street. This configuration will not be permitted. Due to other pending developments in the vicinity, it is anticipated that Chelan will be available for access and completion of the new public street as a through road (see Plan Review comments). Permit Requirements: Short plats of five or more lots require a public hearing before the Renton Hearing Examiner. After completion of the public hearing, the Examiner would make a recommendation on approval, approval with conditions, or denial of the short plat. The process requires approximately six to eight weeks, If the preliminary short plat is approved, the applicant must complete the required improvements and satisfy any conditions of the preliminary approval before the plat can be recorded. The newly created lots may be sold only after the plat has been recorded_ Fees: In addition to the applicable building and construction permit fees, the following mitigation fees would be required prior to the recording of the plat: A Transportation Mitigation Fee based on $75.00 per each new average daily trip attributable to the project. A fire mitigation fee of $488.00 per new unit (single-family) A park and recreation fee of $530.76. per new unit (multi -family) Please see the comments from the Fire Prevention plans reviewer and Public Works plans reviewer for a breakdown of the fees. A handout listing all of the City's Development related fees is also attached for reference. Expiration: Upon preliminary short plat approval, the preliminary short plat approval is valid for two years with a possible one-year extension_ Consistency with. the Comprehensive Plan: The existing development is located within the Residential Single Family (RSF) Comprehensive PIan Land Use designation. The following proposed policies are applicable to the proposal: Bun Phanny Short Plat Preappli Meeting July 27, 2006 Pagc 4 of S Land Use Element Objective LU-FF: Encourage re -investment and rehabilitation of existing housing, and development of new residential plats resulting in quality neighborhoods that: 1. Are planned at urban densities and implement Growth Management targets, 2. Promote expansion and use of public transportation; and 3. Make more efficient use of urban services and infrastructure. Policy LU-147. Net development densities should fall within a range of4.0 to 8.0 dwelling units per acre in Residential Single Family neighborhoods. Policy LU-148. A minimum lot size of 5,000 square feet should be allowed on in -fill parcels of less than one acre (43,560 sq. ft.) in single-family designations. Allow a reduction on lot size to 4,500 square feet on parcels greater than one acre to create an incentive for aggregation of land. The minimum lot size is not intended to set the standard for density in the designation, but to provide flexibility in subdivision/plat design and facilitate development within the allowed density range. Policy LU-149. Lot size should exclude private sidewalks, easements, private road, and driveway easements, except alley easements. Policy LU-150. Required setbacks should exclude public or private legal access areas, established through or to a lot, and parking areas. Policy LU-152. Single-family lot size, lot width, setbacks, and impervious surface should be sufficient to allow private open space, landscaping to provide buffers/privacy without extensive fencing, and sufficient area for maintenance activities. Policy LU-154. Interpret development standards to support new plats and infill project designs incorporating street locations, lot configurations, and building envelopes that address privacy and duality of life for existing residents. Community Design Element Policy CD-12. Infill development, defined as new short plats of nine or fewer lots, should be encouraged in order to add variety, updated housing stock, and new vitality to neighborhoods. The following policies are advisory and are intended to inform the applicant of the City Council's desired outcome for infill development. Code implementing these policies is on the department's work program and may be adopted prior to formal review of projects now at the pre -application stage. Policy CD-13. Infill development should be reflective of the existing character of established neighborhoods even when designed using different architectural styles, and/or responding to more urban setbacks, height or lot requirements. Infill development should draw on elements of existing development such as placement of structures, vegetation, and location of entrees and walkways, to reflect the site planning and scale of existing areas. Policy CD-14. Architecture of new structures in established areas should be visually compatible with other structures on the site and with adjacent development. Visual compatibility should be evaluated using the following criteria: Bun Phanny Short Plat Preapp in Meeting July 27, 2006 Page 5 of 5 a. Where there are differences in height (e.g., new two-story development adjacent to single -story structures), the architecture of the new structure should include details and elements of design such as window treatment, roof type, entries, or porches that reduce the visual mass of the structure. b. Garages, whether attached or detached, should be constructed using the same pattern of development established in the vicinity. Structures should have entries, windows, and doors located to maintain privacy in neighboring yards and buildings. In advance of submitting the full application package, applicants are strongly encouraged to bring in one copy of each application item for a pre-screening to the customer service counter to help ensure that the application is complete prior to making all copies. cc: Jennifer Henning DEVELOPMENT SERVICES DIVISION WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS LAND USE PERMIT SUBMITTAL .. . REQUIREMENTS: WAIVED . MODIrIED . COMMENTS: BY: 8Y: Parking, Lot Coverage & Landscaping Analysis a Plan Reductions (PMTs) 4 Plat Name Reservation 4 Postage 4 Preapplication Meeting Summary 4 Public Works Approval Letter Rehabilitation Plan 4 Screening Detail a Site Plan 2AND4 .. Stream or Lake Study, Standard 4 Stream or Lake Study, Supplemental 1d Stream or Lake Mitigation Plan 4 Street Profiles 2 Title Report or Plat Certificate 4 Topography Map 3 Traffic Study 2 Tree Cutting/Land Clearing Plan 4 Urban Center Design Overlay District Report 4 Utilities Plan, Generalized 2 Wetlands Mitigation Plan, Final4s�ff' Wetlands Mitigation Plan, Preliminary 4 Wetlands Report/Delineation 4 �� Wireless: Applicant Agreement Statement 2 AND 3 Inventory of Existing Sites 2 AND 3 Lease Agreement, Draft 2AND 3 Map of Existing Site Conditions 2 AND 3 Map of View Area 2 AND 3 Photosimulations 2 AND 3 This requirement may be waived by: ; 1- Property Services Section PROJECT NAME: 2. Public Works Plan Review Section g S 3. Building auction DATE: 4. Development Planning Section - • � . � : Y.y � � G Lam/ ��- S�y��G QAWEMPMDEVSERVTorms\Planninglwaiver.As 11/04/2005 ti OT DEVELOPMENT SERVICES DIVISION '1--riCt:,, 1tti.r WAIVER OF SUBMITTAL REQUIREMENTS Nov 5 200? FOR LAND USE APPLICATIONS, LAND US:E PERM1TSUBMITTAL WAIVED MODIFIED BY: BY: COMMENTS: Calculations 1 Colored Maps for Display 4 Construction Mitigation Description 2AND4 Deed of Right -of --Way Dedication 2 Density Worksheet 4 Drainage Control Plan z Drainage Report 2 Elevations, Architectural s AND 4 Environmental Checklist 4 02F Ex}sting Covenants (Recorded Copy).4 Existing Easements (Recorded Copy) 4 Flood Hazard Data.a.. -- Floor Plans 3AW4 Geotechnical Report2AND s Grading Plan, Conceptual z Grading plan, Detailed 2 Habitat Data Report 4 Improvement Deferral z - Irrigation Plan 4 King County Assessor's Map Irydicating'S4e Landscape Plan, Conceptual4 Landscape Plan, Detailed 4 Legal Description 4 List of Surrounding Property Owners 4 Mailing Labels for Property Owners 4 Map of Existing Site Conditions 4 Master Application Form 4 Monument Cards (on e per monument) i Neighborhood Detail Map 4 This requirement may be waived by: 1. Property Services Section PROJECT NAME: 061 ) pi-2s4 �'e yr� 2. Public Works Plan Review Section 3. Building Section DATE: f� 4. Development Planning.Section Q1WEBIPWIDEVSERV1FormslPlanninglwaiver.xis 11104/2005 DENSITY WORKSHEET AIOV 200 ..:w5 City of Renton Development Services Division 1055 South Grady Way -Renton, WA 98055 Phone: 425430-7200 Fax: 425A30-7231 1. Gross area of property: 1. square feet 2. Deductions: Certain areas are excluded from density calculations. These include: Public streets** Private access easements" Critical Areas* Total excluded area: 3. Subtract line 2 from line 7 for net area 4. Divide line 3 by 43,560 for net acreage: 5. Number of dwelling units or lots planned 6. Divide line 5 by line 4 for net density: square feet square feet square feet 2. square feet NY 3. M4 square feet 4. acres 5. Q 5 units/lots M 6. = dwelling units/acre *Critical Areas are defined as "Areas determined by the City to be not suitable for development and which are subject to the City's Critical Areas Regulations including very high landslide areas, protected slopes, wetlands or floodways." Critical areas buffers are not deducted/excluded. ** Alleys (public or private) do not have to be excluded. Q.%WEBTWIDEVSERVTormsTianningldensity.doe last updated: 1 i/OMW4 PROJECT NARRATIVE For: Boun Phanny Short Plat, Duval Av. NEME 101h St. Renton, Washington Boun Phanny short plat is a proposal to subdivide 1.37 acre parcel into eight single family residential lots. The project is located on the west side of Duval Avenue NE, one parcel north of NE 10th street. This project requires a city of Renton Preliminary Short Plat Land Use application. The property is located in the Residential (R-8) zone, The property is currently vacant and has an unoccupied old small shed that will be demolished prior to developing the site. The site topography is generally level except at the south west corner of the parcel where the land gently slopes down about 8% towards the west boundary. There are no wet lands on the site. The site is currently covered with native grass, weeds, miscellaneous brushes and trees. The bulk of soil types of the site are weathered glacial till. This type of soil is characterized by high strength and good draining characteristics. The property will be subdivided into eight lots, with sizes ranging between 4,764 squarefeet (.109 acres) to 8,806 squarefeet (.202 acres). The subdivision will have a net density of 7.56 units/acres. New single family detached residences will be built in the new subdivision. They will be accessed via a public street that is connected to Chelan Ave, on the west side of the property. A secondary public access will be via a north south road which is an extension of the alley currently being developed on the neighboring property south of Boun Phanny site. The intersection of the main access road with the public alley will provide for fire turning requirement- (04) four lots will have Duval Avenue street frontage with garages located along the public alley. The remaining four other lots will have interior street frontage, with garages access from the public alley as well as from the main access road. A drainage tract, to install a storm water vault will be located on the south west part of the parcel. The land that will be occupied by the proposed drainage tract, the access road, the public alley, will be dedicated to the city. There will be no land dedication to Chelan avenue. Currently, the city of Renton owns the existing Chelan 12 feet right of way all along the west side of Boun Phanny property, and the remaining 35 feet is dedicated by the Vuong short plat, that is currently under construction_ The proposed development will be connected to the city of Renton storm and sanitary sewer. New sidewalks will be built per city of Renton standards along the proposed access streets, and Chelan avenue. Curb, gutters and sidewalks will be installed across the full street frontage of the Boun Phanny development along Duval Avenue. New street lighting will be installed per city of Renton requirements along Chelan and Duval avenue. A new fire hydrant will be installed per city of Renton requirements on the proposed development as well. The street layout shown on the preliminary short plat has been provided as requested by the city of Renton planning department at the initial pre-app review. Modification of the current standards is required. Currently there are no significant or marketable trees on site, but a cover of brushes, wild grass and miscellaneous small trees that will all be cleared for site development. Due to the relatively level site topography, anticipated fill and excavation will be minimal, as new buildings will be built near or at existing grade. The current total cost and fair market value of this project is estimated around $3,500,000. CONSTRUCTION MITIGATION PLAN For: Boun Phany Short Plat, Duval Av. N EM E I oth St. Renton, Washington Proposed construction Dates i ter. NOV - 5 2007 E.CC z'1D The proposed construction of private roads and utilities on the project will proceed once the final construction drawings are approved by the City of Renton, This construction will be performed under one contract for the entire development without phasing. Extension of construction time may be required. The construction of the houses will begin after the road and utilities have been completed and accepted by the City. Hours of Operation The hours pf operation will be limited to hours between 7:OOAM and 8:00PM. From Monday thru Friday and from 9:OOAM to 8:OOPM on Saturdays. These hours may be shortened or lengthened with the approval of the City of Renton Department of Public Works. Typically, construction of this nature will occur during the daytime hours, 6 or 6 days a week. Proposed Hauling /transportation routes The earthwork anticipated on this project is minimal, and encompasses excavation of proposed streets and drainage facilities that will serve proposed single family lots. The excavation of material is estimated at less than 150 cubic yards. The amount of cut and fill material will be balanced. All vegetation and non -marketable small trees will be chipped and hauled off site to an approved disposal site. Top soil will be cleared from the site area depending on the quality of the material. All stripped materials will be properly disposed off -site as allowed by the City of Renton, or be wasted on site in non structural landscaping areas. The hauling and transportation routes will be mainly via NE1 Oth St, and east to Duvall Avenue NE. The hauling will be limited to excavated access material and new material to be used in construction of the plat improvements. Construction mitigation Construction equipment used on this site will be typical backhoes, a small CAT and grader, and roller. The equipments will be used in accordance with the City of Renton requirements. The measures to be implemented to minimize dust, traffic and transportation impacts, mud, noise, etc will strictly adhered to during construction. Erosion control measures will be implemented during construction, such as silt fences. Detail erosion plans will be prepared showing control facilities. 2 KENNETH R. ANDERSON AND ASSOCIATES, INC., P.S. August 29, 2007 SUBJECT. PHANNY BOUN, LOT CLOSURE CALCULATIONS Parcel name: Boundary North: 185353.4580 East.- 1313293.3552 Line Course: S 00-00-29 W Length: 200.35 North: 185153.1060 East: 1313293.3270 Line Course: N 88-29-34 W Length: 274.85 North: 185160.3374 East: 1313018.5721 Line Course: N 00-00-07 E Length: 348.02 North: 185508.3574 East: 1313018,5839 Line Course: S 88-34-18 E Length: 18.01 North: 185507.9085 East : 1313036.5883 Line Course: S 00-00-07 W Length: 148.05 North: 185359.8585 East: 1313036.5833 Line Course: S 88-34-18 E Length: 256.86 North: 185353.4558 East : 1313293.3635 Perimeter: 1246.14 Area: 57,664 SQ. FT. 1.324ACRES Mapcheck Closure - (Uses listed courses, radii, and deltas) Error Closure: 0.0086 Course: S 75-14-29 E Error North:-0.00219 East : 0.00831 Precision 1: 144,900.00 Parcel name: LOT1 North: 185203.1215 East: 1313293.3340 Line Course: S 00-00-29 W Length: 50.02 North: 185153.1015 East: 1313293.3270 Line Course: N 88-29-34 W Length: 95.28 North: 185155.6077 East: 1313198.0799 Line Course: N 00-00-29 E Length: 50.02 North: 185205.6277 East: 1313198.0870 Line Course: S 88-29-34 E Length: 95.28 North: 185203.1215 East: 1313293.3340 Perimeter: 290.60 Area: 4,764 SO. FT 0.109ACRES Mapcheck Closure - (Uses listed courses, radii, and deltas) Error Closure: 0.0000 Course: S 90-00-00 E Error North: 0.00000 East : 0.00000 Precision 1:290,600,000.00 Nov 52007 1720 SO. 341sr PL., SI;ITE C-4• FEDERAL WAY, WASHINGTON • 98023 DES MOINES; 253/838-1199 • TACOMA: 253/272-9858 • TOLL FREE: 1-888-838-1199 FAX: 253/ 838-8164 KENNETH R. ANDERSON AND ASSOCIATES, INC., P.S. Parcel name: LOT2 North: 185253.1386 East: 1313293.3410 Line Course: S 00-00-29 W Length: 50.02 North: 185203.1186 East: 1313293.3340 Line Course: N 88-29-34 W Length: 95.28 North: 185205.6248 East: 1313198,0870 Line Course: N 00-00-29 E Length: 50.02 North: 185255.6448 East: 1313198,0940 Line Course: S 88-29-34 E Length: 95.28 North: 185253.1386 East: 1313293.3410 Perimeter. 290.60 Area: 4,764 SQ. FT. 0.109 ACRES Mapcheck Closure - (Uses listed courses, radii, and deltas) Error Closure: 0.0000 Course: S 90-00-00 E Error North: 0.00000 East: 0,00000 Precision 1:290,600,000.00 Parcel name: LOT3 North: 185303.1558 East: 1313293.3481 Line Course: S 00-00-29 W Length: 50.02 North: 185253.1358 East: 1313293.3410 Line Course: N 88-29-34 W Length: 95.28 North: 185255.6419 East : 1313198.0940 Line Course: N 00-00-29 E Length: 50.02 North: 185305.6619 East : 1313198.1010 Line Course: S 88-29-34 E Length: 95.28 North: 185303.1558 East: 1313293.3481 Perimeter: 290.60 Area: 4,764 SQ, FT 0.109ACRES Mapcheck Closure - (Uses listed courses, radii, and deltas) Error Closure: 0.0000 Course: S 90-00-00 E Error North: 0.00000 East : 0.00000 Precision 1:290,600,000.00 KENNETH R. ANDERSON AND ASSOCIATES, INC., P.S. Parcel name: LOT 4 North: 185353.4580 East : 1313293.3552 Line Course; S 00-00-29 W Length: 50.30 North: 185303.1580 East: 1313293.3481 Line Course: N 88-29-34 W Length: 95.28 North: 185305.6642 East : 1313198.1011 Line Course: N 00-00-29 E Length: 50.17 North: 185355.8342 East: 1313198.1081 Line Course: S 88-34-18 E Length: 95.28 North: 185353.4592 East : 1313293.3585 Perimeter. 291.03 Area: 4,785 SQ. FT 0.110 ACRES Mapcheck Closure - (Uses listed courses, radii, and deltas) Error Closure: 0.0035 Course: N 71-05-07 E Error North: 0.00115 East : 0.00334 Precision 1:83,151.43 Parcel name: LOT 5 North: 185356.3315 East: 1313176.1056 Line Course: S 00-00-29 W Length: 55.10 North: 185301.2315 East : 1313178.0978 Curve Length: 31.41 Radius: 20.00 Delta:89-59-38 Tangent:20.00 Chord: 28.28 Course: S 45-00-18 W Course In: N 89-59-31 W Course Out; S 00-00-07 W RP North: 185301.2343 East : 1313158.0978 End North: 185281.2343 East: 1313158.0971 Line Course: N 89-59-53 W Length: 59.76 North: 185281.2364 East: 1313098.3371 Line Course: N 00-00-07 E Length: 77.08 North: 185358.3164 East: 1313098.3398 Line Course: S 88-34-18 E Length: 79.80 North: 185356.3272 East : 1313178.1150 Perimeter: 303.16 Area: 5,984 SQ. FT 0.137 ACRES Mapcheck Closure - (Uses listed courses, radii, and deltas) Error Closure: 0.0103 Course: S 65-25-20 E Error North: -0.00430 East: 0.00940 Precision 1:29,432.04 KENNETH R. ANDERSON AND ASSOCIATES, INC., P.S. Parcel name: LOT 6 North: 185261.2350 East : 1313158.0901 Curve Length:31.42 Radius:20.00 Delta:90-00-22 Tangent:20.00 Chord: 28.29 Course: S 44-59-42 E Course In: S 00-00-07 W Course Out: S 89-59-31 E RP North: 185241.2350 East: 1313158.0894 End North: 185241.2321 East : 1313178.0894 Line Course: S 00-00-29 W Length: 65.09 North: 185176.1422 East: 1313178.0802 Line Course: N 88-29-34 W Length: 79.78 North: 185178,2406 East: 1313098.3278 Line Course: N 00-00-07 E Length: 82.99 North: 185261.2306 East : 1313098.3307 Line Course: S 89-59-53 E Length: 59.76 North: 185261.2286 East: 1313158.0907 Perimeter: 319.04 Area: 6,617 SQ. FT 0.152 ACRES Mapcheck Closure - (Uses listed courses, radii, and deltas) Error Closure: 0.0064 Course: S 05-15-46 E Error North: -0.00639 East: 0.00059 Precision 1:49,850.00 Parcel name: LOT 7 North: 185261.2371 East : 1313098.3316 Line Course: S 00-00-07 W Length: 82.99 North: 185178,2471 East: 1313098.3288 Line Course: N 88-29-34 W Length: 79.79 North: 185180.3458 East: 1313018.5664 Line Course: N 00-00-07 E Length: 60.90 North: 185241.2458 East : 1313018.5685 Curve Length: 31.42 Radius: 20.00 Delta:90-00-00 Tangent:20.00 Chord: 28.28 Course: N 45-00-07 E Course In: S 89-59-53 E Course Out: N 00-00-07 E RP North: 185241.2451 East: 1313038.5685 End North: 185261.2451 East : 1313038.5691 Line Course: S 89-59-53 E Length: 59.76 North: 185261.2431 East: 1313098.3291 Perimeter: 314.86 Area: 6,450 SQ. FT 0.148 ACRES Mapcheck Closure - (Uses listed courses, radii, and deltas) Error Closure: 0.0065 Course: N 22-18-51 W Error North: 0.00601 East: -0.00247 Precision 1:48,440.00 KENNETH R. ANDERSON AND ASSOCIATES, INC., F.S. Parcel name: LOT 8 North: 185358.3204 East : 1313098.3350 Line Course: S 00-00-07 W Length: 77.08 North: 185281.2404 East : 1313098.3324 Line Course: N 89-59-53 W Length: 59.76 North: 185281.2425 East: 1313038.5724 Curve Length: 31.42 Radius:20.00 Delta:90-00-01 Tangent:20.00 Chord: 28.28 Course: N 44-59-52 W Course In: N 00-00-07 E Course Out: N 89-59-52 W RP North: 185301.2425 East: 1313038.5731 End North: 185301.2432 East: 1313018.5731 Line Course: N 00-00-07 E Length: 207.11 North: 185508.3532 East: 1313018.6801 Line Course: S 88-34-18 E Length: 18.01 North: 185507.9043 East : 1313036.5845 Line Course: S 00-00-07 W Length: 148.05 North: 185359.8543 East : 1313036.5795 Line Course: S 88-34-18 E Length: 61.78 North: 185358.3144 East: 1313098.3403 Perimeter: 603.21 Area: 8,806 SQ. FT 0.202 ACRES Mapcheck Closure - (Uses listed courses, radii, and deltas) Error Closure: 0.0081 Course: S 40-55-30 E Error North: -0.00608 East: 0.00528 Precision 1:74,470.37 KENNETH R. ANDERSON AND ASSOCIATES, INC., P.S. Parcel name: STREETS North: 185355.8329 East : 1313198.1055 Line Course: S 00-00-29 W Length: 200.22 North: 185155.6129 East: 1313198.0773 Line Course: N 88-29-34 W Length: 20.01 North: 185156.1392 East: 1313178.0743 Line Course: N 00-00-29 E Length: 85.10 North: 185241.2392 East: 1313178.0862 Curve Length:31.42 Radius:20.00 Delta:90-00-22 Tangent:20.00 Chord: 28.29 Course: N 44-59-42 W Course In: N 89-09-31 W Course Out: N 00-00-07 E RP North: 185241,2420 East: 1313158.0862 End North: 185261.2420 East: 1313158.0869 Line Course: N 89-59-53 W Length: 119.52 North: 185261.2461 East: 1313038.5669 Curve Length:31.42 Radius: 20.00 Delta:90-00-00 Tangent:20.00 Chord: 28.28 Course: S 45-00-07 W Course In: S 00-00-07 W Course Out: N 89-59-53 W RP North: 185241.2461 East: 1313038.5662 End North: 185241.2467 East : 1313018.5662 Line Course: N 00-00-07 E Length: 60.00 North: 1853012467 East : 1313018,5683 Curve Length:31.42 Radius:20.00 Delta:90-00-01 Tangent:20.00 Chord: 28.28 Course: S 44-59-52 E Course In: S 89-59-52 E Course Out: S 00-00-07 W RP North: 185301.2460 East: 1313038,5683 End North: 185281.2460 East: 1313038.5676 Line Course: S 89-59-53 E Length: 119.52 North: 185281.2419 East : 1313158.0876 Curve Length: 31.41 Radius:20.00 Delta:89-59-38 Tangent:20.00 Chord: 28.28 Course: N 45-00-18 E Course In: N 00-00-07 E Course Out: S 89-59-31 E RP North: 185301.2419 East: 1313158.0883 End North: 185301.2391 Last: 1313178.0883 Line Course: N 00-00-29 E Length: 55.10 North: 185356.3391 East: 1313178,0960 Line Course: S 88-34-18 E Length: 20.01 North: 185355.8403 East: 13.13198.0998 Perimeter. 805.14 Area: 7,538 SQ. FT 0.173 ACRES Mapcheck Closure - (Uses listed courses, radii, and deltas) Error Closure: 0.0094 Course: N 37-25-09 W Error North: 0.00745 East :-0.00570 Precision 1:85,654.26 KENNETH R. A.NDERSON AND ASSOCIATES, INC., P.S. Parcel name: TRACT "A" North: 185176.1438 East : 1313178.0802 Line Course: S 00-00-29 W Length: 20.01 North: 185156.1338 East: 1313178.0774 Line Course: N 88-29-34 W Length: 159.56 North: 185160,3307 East: 1313018.5726 Line Course: N 00-00-07 E Length: 20.01 North: 185180.3407 East: 1313018.5733 Line Course: S 88-29-04 E Length: 159.57 North: 185176.1436 East: 1313178.0881 Perimeter. 359.15 Area: 3191 SQ. FT. 0.073 ACRES Mapcheck Closure - (Uses listed courses, radii, and deltas) Error Closure: 0.0079 Course: S 88-05-07 E Error North: -0.00026 East : 0.00786 Precision 1:45,462.03 S:lprojects12007 Projects107-026 SEI Company Short Plat%lots107-026 Plat Lot Calcs.doc a l'�\l'.[k�l{'. S<)121FI\\'I•..til' 1l'I'I.I�. TO: SEI Company 215 CGrlum% Street 1.424 4" Ave. Ste- 610 Sea(de, WAiinglun Seattle T,tiA. 92101 93104 Attn: Shimon Shrik SUPPLEMENTAL REPORT #1 DWI Ordor Number: 016799 Seller: Puyer/Lorrower: The following matters affect the property covered by this order: • A Full Update of the Short Plat CertificaLe fwum IVLarch 10, V006 L trough August 15, 2007 at 8:00 a.m. has dismc;snd the tol-owing: • Paragraph 5 of the commitment is/are out, 2006 taxes are paid in full. • I'he follo)wlnd has hecn added as paragraph 6: 6. AENERA! AND SPECIAL TAXES AND CHARGES: FIRST PKIF DELINQUENT MAY 1, IF UNPAID: SECOND HALM RELiNQU}?NT Vfi'` YMPRP 1, FP UNPAID: YEAR: 2007 TAX ACCOUNT NUMBER: 102305-9139-01 LEVY CODE: 21J 5 CURRENT ASSESSED VALUK7 Land: $227,COO.00 Impruvennats: $0.00 AMOUNT BILLS['; CEIIERIvL TAKES: c�2, 514 .21 SFECIAI DISTPICT: ri ? TOTAL BILLED: $2,536.36 PAID: $1,279.26 TOTAL DUE: $1,257.10 SUPPLEMENTi�,L TITLE REPORT Page Order No. 06798 • There has been no change in the title to the property covered hy this order since March 10, 2006, EXCEPT the matters noted hereinabove . • Except as to the matters reported her inabove, the title Lo -h property covered by this order _""ras NOT been re-examined Fated as of August 20, 200? at 5:00 a.m. PACIFIC NORTHWEST TITLE COMPANY By: Curtis Goodman Title Officer Phone Number: 206-343-1327 RC TO: SEI Company 1424 4`' Ave. Ste, 610 Seattle WA. 98101 Attn: Shimon Shrik *t __ VWWO_VedariWWTTtM, 215 Coltuubia Street Seattle. Washi genii 98104 SUPPLEMENTAL REPORT #2 PNWT Order Number: 616798 seller: Buyer% Pcrrower _ The fallowing -natters affect the property covered by this order: • A Full Update of the short PiaL Certificate from August 14, 2001 through October 8, 2007 at 8:DO a.m. has disclosed the following: ■ NO CHANGES • There has been nn c anq in Lnc t i t l p to : he ptoperLy covered b;r this order since AugAst 1 . 001, EXCEPT :_'tie matters noted herc i nab< n;� _ - Dated as of tic; shot J 2 , 200V a'_ 8 : - 0 a , m. PACIFIC NORTHWEST TITLE COMPANY By: Curtis Goodman Title Officer Phone Number: 206-343-1327 mB PACIFIC NORTHWEST TITLE CCMPANY OF WASHING' -ON, IP;C _ 215 Columbia Street Seattle, Washington 98104-151-_ Senor Title Officer, Mike Sharkey i�tiiceshariceycwpnwt.crm) Title Officer, Curtis Goodman (curt wgoodman9prwt-wQ Assistant 'Title Officer, Charlie Bell ( charlinbell`ypnwt . com) Unit No_ 12 FAX No. i2G6j34?-I?30 Teiephone Number (200}343-1327 SEI Company Title Grdr_r No. 616798 1424 4`}' Avenue, Suite 610 CERTIFICATE FOR Seattle, Washington 98101 FILING PROPOSED PLAT Attention: Shimon Shrik Your Ref.: Duval Ave. Subdivision 200535 SHORT PLAT CERTIFICATE SCHEDULE A I<10084116111aff In the matter of the plat submitted for yoAr appr,val, this Ccmnany has examined the records of th.e County AHdi for and Cnunty Clerk of King C,-,u ty Washington, and the records of 7ne Clerk ct the United MnneLz Courts holding tc_rms in said County, and Crom such examination hereby certifies that ac_:ord'ng w said reEords the title to the tcliowin{, :described land: As on Schedule A, page 2, attachod . 1S NESTED IN. ?li=jl]IdY BOUC: , as hei separate estate SUPJ;-!('T TO TEE FOLIO[^ TNG EXCEPTIONS: As on Schntnie R, wrached hereto. C'HhR�E: �25G.G0 TAX: c 22.00 TCTAL CHARGE: $2 72 . 00 RECORDS EXAMINED TO: March 10, 20D6 at 9:00 a.m_ P'AC'1 F -C NORTHWEST TITLE COMPANY OP WASFINSTON, INC. Mike Shark: Spr_icr TirIn Otticer Unit No. 12 0-rder No. 616-79L8 51^RT PLAT CERTIFICATE SCIIEDULE A Page 2 In the matter of the plat submitted for your approval, this Company has examined the rrcoecis of the County Auditor and County Clerk f King County, WashingLun, and the records of the Clerk of the United 5ta:_es Courts holding terms in said County, and from such examination hereby certifies that according t_D sai.d records Lhe title t_ the F<all.of;irlg described land: The east- half of the south est quarter of he northeast quarter (;f tl-e northwest quarter, Section 10, Township: 23 N:;rth, Range 5 East, W.M., in King , cu_Ity, Washington; EXCEPT the south 200 feet; AND EXCEPT the west 12 feet; ANI) F'.X.CF;PT the north 110.04 11f1D EXCEPT the s:uLh 14 feet of Lhe no-Lh 2 feet, EXCEPT 7.he east 18 feet of the west 30 feet; AND EXCN,NT that porn c�)n c:unveyed Lu King Cnunty k,y dfe 3 Recordin,, Number 6380983. END OF SCHEDULE A SHORT PLAT CFRTTFIC�=,'1'F Schedu=e B GENER.T�L EXCEPTIONS Order No_ 616798 1. Rights of claims of parties in possession nut shown y the puhiic records. 2, or pri-vate easements, or claims of easements, .yet shown by t.h� public reco_cl. 3. Lncroaciimenr_ ovcTr'1-aps, bnundary lin�- lip ales, or other matters whir_'h ' ^Ltd c3 be disclosed by an accurate surVOe ,: or inspection of the premise. lien, o_ right to a Lien, for services, labor ur. -material Yterr_ofore c7 hereafter furnishe—J, i:y law and riot shown by the public reccra:7, cr lJe_ls under Ltie Wor,4=n's Compensation Act. net by the puhli- records_ _ t t - - 41 .] 1, - •1„-�I; .-i rr hiY - ,_1 ou15 (3overnments or other entities, tc tide lands, lands complisillq the whores or bottcros of naviaak.�le rivers, ar_es, ;. n c,l snun:3, c•r lands be}ond the line of t_le harb..r r ,t _she'd J_irijed by the U_li-__ 3t<]t^S ;iovcrllnie°nr _ [lr_F�;icc_� _ni:t,j (:I IiMs; i`� x'.-_- ati_-hs or "�xc .:t.i,I in -=7_L = _ ]j3i.v .`; L1 L. lJori-Zi .-4 l: i1C: 1 :�'i;, :7a C: i�: t-he-L e(A ; i. �1j w ite:'r L i, i;i::: , ':.a llll' f.i.t�.(: P,n'r r,ri:..-, � _<<ticn, -.onr::C:tiC;n, rna 'Lnl_enar:ce, capacity,-, or con_�:_ru::�i::n r.kl,3rcaa5 for s��v�er, water, electricit-,r orarrr� rerl<:>val. ,=: ,_al r _ict now .:�avaLle or nlr,r.t., r r.r.,iatinc tc: special �,�_..�sut�_nt:= an,i tifrer:'._, i l '•✓ir. i` �rn.�, prece63i.n0 the sane b2 rt lion. �;tdz<c_r r_rik�aI C'c�ies •�- r-gulal_ions, =ndi:zri t_eaty �,_ ;bnr-_lina' 1 ,# o l i=t•:�_ a•:r_rt- but no-_ _iln:it.= .� t,„ <:.�.:c: rents r Ovde» � . GIr79R SHORT PLAT 2222I2: ?E SEszmm2 a Eage 2 gPECIAL EXCEPTIONS: :. EASEMENT D THE TERMS AND CONDITIONS REEERENCTD z 7REIN, TNCL T CI , BUT NOT GTMITED TO, THE FO o «wlmG: Gam!?! z2: Puget Sound tom _ & LighT Company, ; raseac % w etts :Orpurdv.iorl PURPOSE: ETect«ic r«ansmissi ar3/nx alet«iKatioz system £R» a£y3clsD: 9aalecloese gclLioo o< sa:a premises RECORDED: Jaly s, 194: RECORD:«! MRER: las3±a9 2. SEMENT AND THE TERMS ZND 20RDITIONS RE222E ED --HEREIN, Iwo D:nc. yy NOT LIMITED TO, THE En w aw7oG: J NTER: Kiag 2oa=ty water Dist=i=t No. 2. PUP POSx: ware« pipe: AREA AFFECTED: «earevly portion of said premises RECORDED: segremE»: 21, :235 RECORDING � !: PB32: 4 7 3 2 2 7 " :. xSR'EFMF 2 TFE IEPMS &92 ECITI s IaezeaE: By: z:se/t 2. Oev a: a mi S:c2u RmyGs:t una � y Rca� It RzcCRSEe: Apt- 11, 1990 EZCSR2I o� !B! PER: 96:411I::: RED RDTNG: om crrin :ficat<on «ega«2:I, r-I use of an caeczcnr o eI gIc)1)T y aajacemt a: Ebe wear NOTE: The beaeficZal »a:e>car cwriurea tKe=o:n may a ? be u:z>1r by cuz 2=ope�Ey as s ie 2i:y of R w2 w: oe=e 2 a xee:leer adjacent. Order No. 0'16M SHORT PLAT CERTIFTCATE SC HEW&E F', Page I 4. RIGHT TO MAKE NECESSARY SLOPES FOR W S OR FILLS UPON PROPERTY HEREIN DESCRIBED AS GRANTED IN DEED: RECORDED: Juiy 22, 1968 RECORDING NUMDER: 63r?0981y GRANTEE: King County, Washington 5. GENERAL AND SPECT5n TAXES AND CHORGES : FIRST HAAF `)r,�.I NQUENT MAY 1, TF UNPAID: SECOND HALF DELINQUENT NGVEFPRk I, IF UNPAID - YEAR: 2006 TAX ACCOUNT NUMBER: 102305-9130-01 LEVY CODE: 434E CURRENT ASSESSED VALUE: Laid: ?15,0c w.00 I mDruvemen s : _ 0i) AMOUNT R f I,W) GENERAL TAXES: $2,677.96 SPECIAL DIS7RICT: $1.59 $10.50 TOTAL BILLED: $2,700.12 PAID: $0.00 END OF SCHKAUlk 11 7t L l p tc this pr-,pe ruy was x_ mi_nq! h,., TOTAL DUE: $2,700.12 Hyron sizer Any in a _ies Mould be d_z,_cr.ed on ona Phn i.C.- DELicars set tomY Portion NE V4 NW 1/ 10 -23 -5 `-�� 15fi3 Sr m �2 lL LA 485043 77 N LULLJ a E1 AM1 < V6 ?'� } O I N 379=7 5 ci I QF o U7 A! iv to O m 4 �S7F.: goo ! d r-I 57579 dF F it N^ Lri H w � ,.. AC ` I lLL1 of % N fiJ AC _=1?...c' I,k 200` 0729800009 - — r Order No. 616798 PACIFIC: NTC)PCI-[-R`I-:.ST_ rY1TLI-,' i�on���nm• irl'�Vasl7inclun, Inc. IMPOPTAW: This ;s not a Plat of Survpy It is furnished as a oL Mienc, to locate ; he land indicated harpon with refereaze Co street:- ana :ether nand. No Kability is assumed by reasun of plianc:� !=7C ^T�`!iq•F .=•�a....�"': .F� ;, K;:.'% -'' -°fie �,. r, �,y'�' ` 5 45r• ^ 3483199 i c % T. CrOzier and Dora arozler,hwf �t t am,Iej oor,p Ot to vp Its g*a,the right-r--smaa fl?.Ao.29700090-- of the Wh of the NIJ of the N1* of Sao 10 Tp 23 N xue; ai4i Of s pxiv.ato road alg .he W 914c of ad $ �F� M�lt par to B1a8t}w mig z�m �Cim -roz i or 'arADoxe Crozier,bef BdvoardP.'Ttwilag R, t�e�n'+�1.rSlta sip Cit y Y 348 32 00 .& :ram gfit' Oompa y,a Maea o orp ;plt •tD pp its e8catha right ,privilego 8- AMR aft leNo, 4 " Af ro•mar of the, W-Nif of the Nit: a x Boo 10 Tp 23 -prJLVste- r oad alg the hest aide of adt.t 0.0 rM-pro'zler and Maggie Grozier,bof 'Elwin P.Thwing `ab3-47 alto sp City 201 aZ m left Go pore ti o n, a USerAC or p h �. ,.,.r file U& .3483190--reo 10-30--IM '06k&" �Vn22'-i5- iblto furs.Bess Martin 140h1 Des Vvines (2886440 ) GeV —1 0 Eamt Sept 21 -56 4732269 Aug 14-gym $1 .0D and By .ard betw William P. Jackson and Virgonia D. Jackso' R To Ung Cour1t;� Water Diatr{ ct:.�D, a municipal co KCIW �J ry PI, do by these preEenta grant, bargain, sell, car and eonfi�` unto the ap a right of way or esmt for water pipes with the nec appurtidnanoets over, t;hru, aorosa and upon the Mg des pty sit KCW, parti^,.,larly daf: Tht part of Sec 13-23-r" ew%, dad`: The WIY 15 fir of the NWi of the NE of. the SWJ, L+98a hetN i5. ft, W 15 ft, and S 15 ft. Sd sp shall have the right, without prior institution of any suit or - proceeding at law, at such times as may be nee, to ontr u; on t►d. pt V rar the purl) of constructing, repairing, alterl r.a or reconstructing ad waterpipes or making any curne3tlons .thrwith, without incurring any 1o_rga1 Obligation or liability thrfor; prov tht such oonstru.. cting, repair, altering or reconstructing of ad Water __pipes shall be accompliuhd. i,n such a manner tht the privates', inprovmta xistg in this right of way shall not be djstrurbd',. (r destroyd, or in ovent tht they are d' -.turbd or Qestro•d, that' *ill be rm iacetA in ae.good a oondtion a.a They atre i iat".1y bef the pty was antrd upon by Ems A 16-56 By and betw: Lloyd A. Rongholt and htvf rn-- and KC Water D:istriot 4, a mun a pa corp of K�iF' am as 4732269--Water Pipes_KC--- Ttst part of See I0-23--5 Owra;'. daf : The Wly 30 ft of the E of the SWJ of the Nzj of the Yews W 12 ft thra , leers the S 200. ft Sd sp shall have the right, ----Y Water Pipes --Water pipes--`�..� IrCK OK Ml to Brightman, Roberts 3c Holm PO Box 90 Renton, Wn { y: Ys b" ok August 9, 2007 PanGEO Project No. 07-107 Mr. Shimon Shriki Galil Development, LLC 1424 Fourth Avenue, Suite 610 Seattle, Washington 98101 Subject: GEOTECHNICAL REPORT Proposed Boon-Phany Short Plat Chelan Avenue NE near SE 116'11 Street Renton, Washington Dear Mr. Shriki, PanGEO)C O" h O" A 7■ n Cec;r,Omical & Eatinruake Frigmeenng Consultants NOV - 5 2007 RECEIVED As requested, PanGEO has completed a geotechnical engineering study for the proposed Boon- Phany short plat planned just north of the intersection of Chelan Avenue NE and SE 1 16"' Street in Renton \x1,.. llington. This utu�� ;:'av ne 1"Ct^ rPd rn acc�rd�nce ;th ..,:r n.�utuull rroed „5 y V y scope of work outlined in our proposal dated July ), 2007. The proposal was subsequently approved by you on July 5 2007. Our service scope included reviewing readily available geologic data, a site reconnaissance, excavating five test pits at the site, and developing the conclusions and recommendations presented in this report SITE AND PROJECT DESCRIPTION The project site is located on the east side of Chelan Avenue NE approximately 170 feet north of the intersection of Chelan Avenue NE and SE 116°' Street in Renton, Washington (see Figure 1, Vicinity Map). Review of a preliminary site plan indicates that the vacant 1. 12-acre, rectangular site extends approximately 200 feet in a north -south direction and approximately 285 feet in an east -west direction. The site is bound to the north by a single-family residential lot, to the south by an undeveloped parcel, to the east by Duvall Avenue NE, and to the west by an unimproved section of the Chelan Avenue NE right-of-way. The Chelan Avenue NE right-of-way was being was being developed at the time of our field exploration (.July 2007) e Galil Development, LLk-, Geotechnical Report — Proposed Boon-Phany Short Plat August 9, 2007 As currently planned, the proposed development will create eight single-family residential lots, a stormwater drainage tract, and associated asphalt -paved access roads. We anticipate the buildings will be of lightly loaded wood frame construction with a combination of wood joist and slab -on -grade floors. Based on our experience with similar projects, we anticipate perimeter footing loads will be on order of 2- to 4-kips per lineal foot and slab -on -grade floor loading on the order of 150 pounds per square foot (psf). An east -west trending stormwater drainage tract is planned along the western half of the southern property line. At the time of this report, we understand that a detention vault will be utilized for stormwater/surfacewater management. Preliminary vault design information was not available at the time of this report. Depending on the location and sizing of the vault, temporary excavations to reach construction elevations may extend off -site to the south and west. As such, it may be necessary to obtain temporary construction easements from the respective neighbor. Based on the topographic survey provided for our review, much of the site is relatively level except for the southwestern quarter of the site. In general, the southwestern quarter of the site slopes to the southwest at gradients in the estimated range of S to 10 percent. Overall, there is an approximate elevation difference of 5 feet between the northeastern and southwestern site corners, Due to the relatively level site topography, we anticipate the new buildings will be constructed at or near existing grades. Cuts and fills in the southwestern quarter of the site may be on the order of 2 to 4 feet. The northern -central portion of the site is currently occupied by a small shed that will be razed prior to redeveloping the site. The site is primarily vegetated with tall grass, miscellaneous trees and shrubs, and localized areas of blackberry brambles. SUBSURFACE EXPLORATIONS Five test pits (TP-] to TP-5) were excavated at the approximate locations shown on Figure 2. The test pits were excavated on July 23, 2007, using a Cat 330 tracked excavator owned and operated by Northwest Excavating of Mill Creek, WA. The test pits were excavated to depths ranging from S to 12 feet below the existing ground surface. A PanGEO geologist was present throughout the field exploration to observe the test pits, to assist in sampling, and to prepare descriptive logs of the explorations. The relative density and consistency of the underlying soil was estimated based on probing the walls of the excavation and the difficulty of completing the excavations The soils observed in the test pits were classified in the field, and a summary of the subsurface conditions is presented in Appendix A of this report. 07-107 C lwlan -�%c Yion Hal. Renton Pare 2 PanGEO, Inc. Galil Development, LLC Geotechnical Report --- Proposed Boon-Phany Short Plat August 9, 2007 SITE GEOLOGY AND SUBSURFACE CONDITIONS Review of the geologic map of the Renton Quadrangle (Mullineaux, 1965) indicated the subject site and its vicinity are underlain by ground moraine deposits (Map Unit Qgt). Today, this unit is described as glacial till. Glacial till is a very dense heterogeneous mixture of silt, sand, and gravel laid down at the base of an advancing glacial ice sheet. Glacial till typically exhibits low compressibility and high strength characteristics. The test pits excavated at the site generally confirmed the mapped stratigraphy. Based on the results of our subsurface exploration, the site is underlain by a surficial laver of loose to medium dense weathered glacial till that extends up to approximately 21/2 to 5 feet below existing site grades. The weathered glacial till typically consisted of light brown silty sand with gravel. The weathered till contained occasional cobbles and was generally dry to moist. Underlying the surficial layer of weathered glacial till, dense glacial till consisted of silty sand with gravel was encountered to the maximum exploration depth of about 12 feet. The glacial till was typically gray, moist, and contained sandy lenses and occasional cobbles. It should be noted that thin layers of loose existing fill with a varying organic content may be encountered at the site, as evidenced in Test Pit TP-5 Groundwater/seepage was not encountered in the test pits at the time of the excavations. However, iron oxide staining was typically observed near the contact with dense glacial till. The iron oxide stained zone is likely indicative of groundwater collecting above the low permeability glacial till. In addition, limited amounts of groundwater seepage are often present in sanely and gravelly zones of glacial till. It should be noted that groundwater elevations are likely to vary depending on the season, local subsurface conditions, and other factors. Groundwater levels are normally highest during the winter and early spring. SEISMIC DESIGN CONSIDERATIONS Seismic Design Parameters Seismic design parameters for the site should be in conformance with the 2003 and later editions of the International Building Code (IBC), which specifics a design earthquake having a 2% probability of occurrence in 50 years (return interval of 2,475 years). Based on the subsurface conditions encountered at the test pits, it is our opinion that IBC Site Class (." should be used used for seismic design. 07-107 Chelan A% Short Plat. Renion Page J PanGEO, Inc. c Galil Development, LL_ Geotechnical Report —Proposed Boon-Phany Short Plat August 9, 2007 Liquefaction Assessment Soil liquefaction is a condition where saturated cohesionless soils undergo a substantial loss of strength due to the build-up of excess pore water pressures resulting from cyclic stress applications induced by earthquakes. Soils most susceptible to liquefaction are loose, uniformly graded sands and loose silts with little cohesion. Due to the presence of dense soils at shallow depths and based on the lack of a shallow groundwater table at the site, the susceptibility of the site to earthquake -induced soil liquefaction is considered to be negligible. Special design considerations associated with soil liquefaction are not necessary for this project. EARTHWORK CONSIDERATIONS Site Preparation Site preparation includes striping and clearing of topsoil and sod, surface vegetation, root balls, existing foundations, and any other deleterious materials within the proposed development area and excavating to the design subgrade. All stripped materials should be properly disposed off -site or be "wasted" on site in non-structural landscaping areas. Based on the thickness of topsoil and sod observed at the test pit locations, we estimate stripping depths will be in the range of 4 to 9 inches. Soil disturbed during stripping and clearing activities should be compacted to a firm and unyielding condition. Following the removal of deleterious and unsuitable materials, the exposed subgrade within the development area, such as building foundation, slab, and pavement areas, should be proof -rolled with a fully -loaded dump truck or a smooth roller compactor The proof rolling operation should be observed by a representative of PanGEO. if loose or unstable subgrade soils are observed during the proof roll, the soil should be over -excavated and replaced with structural fill. Temporary and Permanent Slopes All temporary excavations should be performed in accordance Nvith Part N of WAC (Washington Administrative Code) 296-157. The contractor is responsible for maintaining safe excavation slopes and/or shoring. Excavations more than 4 feet deep should be properly shored or sloped. For planning purposes, it is our opinion that termporary excavations may be sloped as steep as 3/,H- IV (Horizontal: Verti cal). The inclination of temporary slopes should be re-evaluated in the field during construction based on actual observed soil conditions. Permanent cut and fill slopes should be graded no steeper than 2K I V and should promptly be planted with an appropriate species of vegetation. Fill slopes should be constructed using S- to 12-inch thick lifts with each lift compacted to a dense and unyielding condition prior to placing a subsequent lift. 47-107 Chelan :lie. Short Plat. Renton Page 4 PanGEO, Inc. Galil Development, LLC, Geotechnical Report — Proposed Boon-Phany Short Plat August 9, 2007 Structural Fill and Compaction In the context of this report, structural fill is defined as non -organic compacted fill placed under buildings, roadways, slabs, pavements, or other load -bearing areas. It may be possible to reuse some of existing site soils for structural backfill during periods of dry weather, provided the soil can be properly moisture conditioned and adequately compacted. However, due to the moderate to high fines content of the on -site soils, the soils should be considered moisture sensitive and generally unsuitable for use during wet weather construction. Imported structural fill, if needed, should consist of well -graded granular soils such as Gravel Borrow (WSDOT 9-03.14(1)), or an approved equivalent. PanGEO should review import material intended for use as structural fill prior to placement. Structural fill should be moisture conditioned to within about 3 percent of optimum moisture content, placed in loose, horizontal lifts less than S inches in thickness, and systematically compacted to a dense and relatively unyielding condition and to at least 95 percent of the maximum dry density, as determined using test method ASTM D 1557 (Modified Proctor). The procedure to achieve proper density of a compacted fill depends on the size and type of compacting equipment, the number of passes, thickness of the laver being compacted, and certain soil properties. When size of the excavation restricts the use of heavy equipment, smaller equipment can be used, but the soil must be placed in thin enough layers to achieve the required degree of compaction. Generally, inadequately compacted soils result from poor workmanship or soils placed at improper moisture content. Soils with a high percentage of silt or clay are particularly susceptible to becoming too vet, and coarse -grained materials easily become too dry for proper compaction Silty or clayey soils with a moisture content too high for adequate compaction should be dried as necessary, or moisture conditioned by mixing with drier materials. UTILITIES Trenching Utility trenches greater than 4 feet deep should be properly sloped. Temporary slope recommendations can be found on Page 4 of this report Alternatively, conventional trench shoring systems such as trench boxes or steel sheets utilizing hydraulic bracing are considered feasible for this project. For shoring design purposes, the contractor may utilize an equivalent fluid weight of 35 pcf to represent the lateral earth pressures on the shoring. This pressure should be increased for backslopes above the shoring or to account for soil stockpiles and/or equipment traffic surcharges within a horizontal distance equal to the depth of the excavation. 07-107 Chelan Aw Short NaL ReW011 Pare 5 PanGEO, Inc. GaIil Development, LLL Geotechnical Report — Proposed Boon-Phany Short Plat August 9, 2007 Bedding General recommendations relative to pipe bedding and backfill are presented below. Pipe bedding material, placement, compaction, and shaping should be in accordance with the project specifications and the pipe manufacturer's recommendations. As a minimum, the pipe bedding should meet the gradation requirements for Gravel Backfill for Pipe Zone Bedding, Section 9-03.12(3) of the 2006 WSDOT Sonciw-d Specifications; 0 Pipe bedding should be placed on relatively undisturbed native soils, or on compacted fill. If the native subgrades are disturbed, the disturbed material should be removed and replaced with compacted bedding material; • 1f the trench bottom encounters soft or unsuitable soils, it may be necessary to over - excavate the unsuitable material and backfill with pipe bedding material, 0 Pipe bedding should provide a firm, uniform cradle for the pipe We recommend that a minimum 4-inch thickness of bedding material beneath the pipe be provided. Larger thicknesses may be necessary to prevent loosening and softening orthe natural soils during pipe placement; • Prinr to the n1"ceme11t of the nine the nine betiding zhn„ d ha chanpd to fit the inwf-r part of the pipe exterior with reasonable closeness to provide continuous support along the pipe; • Pipe bedding material and/or backfill around the pipe should be placed in layers and tamped to obtain complete contact with the pipe. In areas where a trench box is used, the bedding material should be placed before the trench box is advanced. Trench Backfill In areas supporting pavements, trench backfill should be placed in S- to 12-inch, loose lifts and compacted using mechanical equipment, If the trench backfill will consist of imported granular structural fill, the backfill should be compacted to at least 90 percent of its maximum dry density, as determined by test method ASTM D1557 (Modified Proctor). The upper 2 feet of backfill should be compacted to at least 95 percent of its laboratory determined maximum dry density. 07-107 Chelan Ave. Shunt Plat, Rcikton Page 6 PanGEO, Inc. Galil Development, LI.0 Geotechnical Report _. Proposed Boon-Phany Short Plat August 9, 2007 It is our opinion that the on -site till soils may be considered for use as trench backfill provided the soil can be compacted to the requirements of trench backfill. Because the on -site till soils are moisture sensitive, it may not be feasible to use the on -site soils as trench backfill in wet weather. Where used in structural areas, all trench backfill derived from the on -site soils should be compacted to 95 percent of its maximum dry density as determined by test method ASTM D1557 (Modified Proctor). We also recommend that trenches backfilled with the on -site fill be capped with at least 12 inches of imported granular structural fill. In non-structural areas where settlement of the trench backfill will not affect the use of the area, the trench backfill may be compacted to 85% of the materials maximum dry density. During placement of the initial lifts, the trench backfill should not be bulldozed into the trench or dropped directly on the pipe. Furthermore, heavy vibratory equipment should not be permitted to operate directly over the pipe until a minimum of 2 feet of backfill has been placed above the crown. Boulders and large sized cobbles should be removed from material to be used as trench backfill. PAVEMENT We anticipate that the future traffics in the development will be limited to light passenger -type vehicles. For lightly loaded pavement areas, we suggest a pavement section consisting of 2112- 1_ fi A fin / A .. __1.�ia: .. nw _._i.. n_ \ 1..:�._ .. n 1_ .i_: ".L 1�_.r F,..-. 1. ,, .J 1111•I1CJ (ll ti 1. I� ll1 �t11141111: Concrete I"[1VeE11 G1'111, l)vel ly llIg a Y-ILIGiI 1.1111.-ri 1Qy Gr lJl GI Us1LGu surfacing top course (CSTC) or crushed surfacing base course (CSBC), overlying a properly compacted subgrade. The crushed rock base should be compacted to a minimum of 95 % of the materials maximum dry density determined in accordance with ASTM D1557 (Modified Proctor). Prior to placing the crushed rock, the pavement subgrade should be proof rolled using a fully loaded dump truck. The proof rol l should be conducted under observation of a PanGFO representative. Any soft soils identified during the proof rolling should be removed and replaced with properly compacted structural fill. BUILDING FOUNDATIONS Based on the subsurface conditions encountered at the site, the new buildings may be supported on conventional spread and continuous footings bearing on competent native soils, or on properly compacted newly placed structural fill. Based on the results of our subsurface exploration, we anticipate competent native soils (glacial till) to be 2�2 to 5 feet deep. Any loose soil should be compacted to a dense condition. If loose soil cannot be adequately compacted, it should be overexcavated and replaced with a granular structural fill. On site soils should not be used as structural till below the footings Allowable Bearing Pressure - We. recommend that an allowable soil bearing pressure of 2,000 (pst) be used to size the footings. For allowable stress desiUn, the recommended bearing pressure may be increased by one-third for transient loading, such as wind or seismic forces 07-107 Chelan .I+e. Short PlaL. R.nwn Page 7 PanGFO, Inc. Galil Development, LL,, Geotechnical Report -- Proposed Boon-Phany Short Plat August 9, 2007 Footing Embedment — For frost heave considerations, exterior footings should be placed at a minimum depth of 18 inches below final exterior grade. Interior spread foundations should be placed at a minimum depth of 12 inches below the top of slab. Estimated Settlement - Footings designed and constructed in accordance with the above should experience total settlement of less than one inch and differential settlement less than about'/z inch. Most of the anticipated settlement should occur during construction as dead loads are applied. Lateral Load Resistance - Lateral loads on the structure may be resisted by passive earth pressure developed against the embedded near -vertical faces of the foundation system and by frictional resistance developed between the bottom of the foundation and the supporting subgrade soils. For footings bearing on competent native soil or on structural fill, a frictional coefficient of 0.5 may be used to evaluate sliding resistance developed between the concrete and the subgrade soil. Passive soil resistance may be calculated using an equivalent fluid weight of 300 pcf, assuming the footings are backfilled with structural fill. The above values include a factor of safety of 1,5. Unless covered by pavements or slabs, the passive resistance in the upper 12 inches of soil should be neglected. Footing Drain — We recommend that a 4-inch diameter, schedule 40 PVC or S.DR 35, perforated pipe embedded in pea gravel and wrapped in filter fabric be installed at the base of the perimeter footings to direct collected water to an appropriate outlet. Under no circumstances should roof downspout drain lines be connected to the footing drain systems. Roof downspouts must be separately tightlined to an appropriate discharge. Cleanouts should be installed to allow for periodic maintenance of the footing drain and downspout tightline systems. Footing Excavation - All footing excavations should be trimmed as neat as possible. Prior to placing rebar or structural fill, the exposed footing subgrades should be compacted to a dense, unyielding condition. The adequacy of the footing subgrade should be verified by PanGEO prior to placing forms or reinforcing steel. If the footing subgrade is still loose or yielding after re - compaction, it should be overexcavated down to competent native soil and replaced with structural fill or lean mix concrete. The overexcavation width should extend at least one-half the overexcavation depth beyond the edge of footing. p7-[O7Chwlan AN,. Shore Phil. Renlon Page 8 PanG> O, Inc. Galil Development, LLC Geotechni cal Report — Proposed Boon-Phany Short Plat August 9, 2007 FLOOR SLABS It is our opinion that conventional concrete slab -on -grade floors are appropriate for this site. Depending on the finished floor elevations, the floor slabs may be founded on the native soil compacted in -place to the requirements of structural fill or on newly placed structural fill. Interior concrete slab -on -grade floors should be underlain by a capillary break consisting of at least 4 inches of compacted 3/4-inch, clean crushed rock (less than 3 percent fines). The capillary break material should also have no more than 10 percent passing the No. 4 sieve and less than 5 percent by weight of the material passing the U.S. Standard No. 100 sieve. The capillary break should be placed on a subgrade that has been compacted to a dense and unyielding condition. A 10-mil polyethylene vapor barrier should also be placed directly below the slab. RETAINING WALLS Based on our understanding of the current design concept and the lack of significant topographic relief at the site, we do not anticipate the need for retaining walls. However, depending on the final grading plan, short retaining walls may be needed to achieve the design grade. Given the competent foundation soils at the site, various wall types may be considered, including conventional cast -in -place concrete walls, gravity block walls such as Ultra Blocks or gabions, or mechanically stabilized earth (MSE) walls, Selection of wall types will largely depend on the desired aesthetics and cost considerations. [n general, these walls should be designed to resist an active earth pressure of 35 pcf, and a uniform pressure of 5H pounds per square foot (pst) to account for the seismic loading condition, where H is the exposed wall height in feet. Lateral pressures from surface surcharges located within a distance equal to the exposed wall height should be estimated using a lateral pressure coefficient of 0.3 (i.e. the ratio of lateral pressure to vertical pressure). Where applicable, a lateral uniform pressure of 80 psf should be used to account for traffic surcharge. Proper drainage provisions such as weep holes or 4-inch perforated drain pipes should be incorporated into the design and construction of all retaining walls For the design and construction of retaining wall foundations, the recommendations provided in the Burldh7g Foundations section of this report are applicable. 07-107Chehill ANQ, short Plat. R nton Page 9 PanGEO, Inc. Galil Development, Ll_ Geotechnica.] Report Proposed Boon-Phany Short flat August 9, 2007 DETENTION VAULT DESIGN PARAMETERS Foundation - We anticipate the bottom of the detention vault will be at least 5 feet below existing site grades. As such, dense glacial till is expected to be encountered at the vault foundation level. The detention vault should be supported on dense glacial till and/or granular structural till. An allowable soil bearing capacity of 4,000 psf may be used for footings bearing on the dense to very dense glacial till and/or granular structural fill. If the vault foundation will straddle cross dense glacial till and granular structural fill, we recommend that the dense till be over -excavated 6 inches and replaced with crushed rock for a uniform support. The 6-inch crush rock should also be placed in the structural fill area. For allowable stress design, the recommended bearing pressure may be increased by one-third for transient loading, such as wind or seismic forces. Total footing settlement of less than one inch is anticipated with differential movement of less than ?h inch. Most of the anticipated settlement should occur during construction as dead loads are applied. If loose/soft soil is encountered at the vault foundation level, it should be overexcavated down to dense native till soil and replaced with granular structural fill and/or lean mix concrete. Vault foundation subgrade should be observed by a representative of PanGEO, prior to placing forms or rebar, to verify that conditions are as anticipated in this report. Lateral Earth Pressures - Detention vault walls should be properly designed to resist the lateral earth pressures exerted by the soils behind the wall. The below grade portions of the walls with level backslopes should be designed for a static lateral earth pressure based upon an equivalent fluid weight of 50 pcf. A uniform lateral pressure of 7H psf should be added to reflect the increase loading for seismic conditions, where H corresponds to the buried depth of the wall. The recommended lateral pressures assume that the backfill behind the wall consists of adequately compacted free draining backfill and a footing drain. The portion of the wall located beneath the drainpipe, if any, should be designed to withstand a lateral pressure of 90 pcf to account for the potential accumulation of water behind the vault walls. Surcharge loads, where present, should also be included in the design of the vault walls. We recommend that a lateral load coefficient of 0.35 be used to compute the lateral pressure on the wall face resulting from surcharge loads located within a horizontal distance of one-half wall height. Lateral Resistance - Lateral forces from seismic loading and unbalanced lateral earth pressures may be resisted by a combination of passive earth pressures and by friction acting on the base of the foundations. Passive resistance values may be determined using an equivalent fluid weight of 350 pcf. This value includes a factor of safety of 1.5, assuming the footing is poured against dense native soil or structural fill adjacent to the sides of footing has been compacted. A friction coefficient of 0.5 may be used to determine the frictional resistance at the base of the footings. These values include a factor safety of 1.5. 67-107 Chelan Ave. Short Plat. Reaton Page 10 PanGEO, Inc. Galil Development, LLC Geotechnical Report Proposed Boon-Phany Short Plat August 9, 2007 Vault Baekfill - Vault backfill should consist of free draining granular soils such as Gravel Borrow (WSDOT 9-03.14(1)}. Vault backfill should be moisture conditioned to within about 3 percent of optimum moisture content, placed in loose, horizontal lifts less than 8 inches in thickness, and systematically compacted to a dense and relatively unyielding condition and to at least 95 percent of the maximum dry density, as determined using test method ASTM D 1557. Within 5 feet of the wall, the backfill should be compacted to 90 percent of the maximum dry density. Vault Drainage — We recommend that a 4-inch diameter, schedule 40 PVC or SDR 35, perforated pipe embedded in pea gravel and wrapped in filter fabric be installed as low on the vault walls as possible to direct collected water to an appropriate outlet. Cleanouts should be installed to allow for periodic maintenance of the footing drain. SURFACE DRAINAGE AND EROSION CONSIDERATIONS Adequate drainage provisions are imperative and we recommend both short and long term draina<ge measures be incorporated into the project design and construction. Sur -face runoff can be controlled during construction by careful grading practices. Typically, this includes the construction of shallow, upgrade perimeter ditches or low earthen berms to collect runoff and prevent water from entering the excavation, All collected water should be directed under control to a positive and permanent discharge system. r 1 the _ !".. _ _ 1 _ 1 :. _ _ J _ _ :._ . _ A 'equate Permanent control or surface water should be incurporateu 1rr tyre iloaL gj-aULL1� UC�I YAU surface gradients and drainage systems should be incorporated into the design such that surface runoff is directed away from structures. Potential problerns associated with erosion may also be reduced by establishing vegetation within disturbed areas immediately following grading operations. WET SEASON CONSTRUCTION General recommendations relative to earthwork performed in wet weather or in wet conditions are presented below. Because the site soils are considered moisture sensitive due to a relatively high fines content, grading i.s not recommended during periods of wet weather. The following procedures are best management practices recommended for use in wet weather construction; • Earthwork should be performed in small areas to minimize subgrade exposure to wet weather. Excavation or the removal of unsuitable soil should be followed promptly by the placement and compaction of clean structural fill. The size and type of construction equipment used may have to be limited to reduce soil disturbance. • During wet weather, the allowable fines content of the structural fill should be reduced to no more than 5 percent by weight based on the portion passing 3/4-inch sieve. The fines should be non -plastic. 07-107 Chelan Ave. Short Plat. Renton Page I I PanGEO, Inc. Galil Development, LLC Geotechnical Report Proposed Boon-Phany Short Plat August 9, 2007 • The ground surface within the construction area should be graded to promote run-off of surface water and to prevent the ponding of water. • Bales of straw and/or geotextile silt fences should be strategically located to control erosion and the movement of soil. Excavation slopes and soils stockpiled on site should also be covered with plastic sheets. Under no circumstances should water be allowed to pond immediately adjacent to paved areas or foundations. All pavement drainage should be directed into conduits which carry runoff away from the pavement into storm drain systems or other appropriate outlets. UNCERTAINTY AND LIMITATIONS We have prepared this report for use by Galil Development; LLC and their project team. Kecommendations contained in this report are based on a site reconnaissance, a subsurface exploration program, review of pertinent subsurface information, and our understanding of the project. The study was perfonned using a mutually agreed -upon scope of work Variations in soil conditions may exist between the locations of the explorations and the actual conditions underlying the site. The nature and extent of soil variations may not be evident until construction occurs. If any soil conditions are encountered at the site that are different from those described in this report, we should be notified immediately to review the applicability of our recommendations. Additionally, we should also be notified to review the applicability of our recommendations if there are any changes in the project scope. The scope of our work does not include services related to construction safety precautions. Our recommendations are not intended to direct the contractors' methods, techniques, sequences or procedures, except as specifically described in our report for consideration in design. Additionally, the scope of our work specifically excludes the assessment of environmental characteristics, particularly those involving hazardous substances. We are not mold consultants nor are our recommendations to be interpreted as being preventative of mold development. A mold specialist should be consulted for all mold -related issues. This report may be used only by the client and for the purposes stated, within a reasonable time from its issuance. Land use, site conditions (both off and on -site), or other factors including advances in our understanding of applied science, may change over time and could materially affect our findings. Therefore, this report should not be relied upon after 24 months from its issuance. PanGEO should be notified if the project is delayed by more than 24 months from the date of this report so that we may review the applicability of our conclusions considering the time lapse. 07-107 Chelan Ave. Short Plat, Renton Page 12 PanGEO, Inc. Galil Development, LLC Geotechnical Report — Proposed [boon-Plhany Short Plat August 9, 2007 It is the client's responsibility to see that all parties to this project, including the designer, contractor, subcontractors, etc., are made aware of this report in its entirety. The use of information contained in this report for bidding purposes should be done at the contractor's option and risk. Any party other than the client who wishes to use this report shall notify PanGEO of such intended use and for permission to copy this report. Based on the intended use of the report, PanGEO may require that additional work. be performed and that an updated report be reissued. Noncompliance with any of these requirements will release PanGEO from any liability resulting from the use this report. Within the limitation of scope, schedule and budget, PanGEO engages in the practice of geotechnical engineering and endeavors to perform its services in accordance with generally accepted professional principles and practices at the time the Report or its contents were prepared. No warranty, express or implied, is made. We appreciate the opportunity to be of service to you on this project. Please feel free to contact our office with any questions you have regarding our study, this report, or any geotechnical engineering related project issues. We appreciate the opportunity to be of service. Sincerely, Steven T. Swenson, L.G. Senior Staff Geologist Enclosures: Figure 1 Vicinity Map Figure 2 Site and Exploration Plan Appendix A Logs of Test Pits TP-1 through TP-5 7PiRE4 01 / 12! ZL=C Siew L. Tan, P.E. Principal Geotechnical Engineer 07-107 Chelan Ave. Short Plat, Renton Page 13 PanGEO, Inc. Gall] Development, LLC Geotechnical Report Proposed Boon-Phanv Short Plat August 9, 2007 REFERENCES International Building Code (IBC), 2003, International Code Council. Mullineaux, D. R., 1965, Geologic Map of The Renton Quadrangle, King County, Washington — Department of the Interior, U.S. Geologic Survey, scale I:24,000. Washington State Department of Transportation/American Public Works Association, 2006, S'�crr►cicrrcl51�ecificcrticltr.s fvf Rocrc% Bridges, (mdMimiciperl Cufislructiorr. 07•107 Chelan Ave. Shoil Plat, Renton Page 14 PanGEO, Inc. Approx. Scale: 1" = 1/2 mile GE@� Ave. NE Boy Short Plat Chelan Ave. NE near SE 116th St, I N C O R P O R A r E 0 Renton, Washington VICINITY MAP Project No. 07-107 igure No. 07-107 Boon- Phan ny Short Plat Site Plan grt 8/WG7 S7 S Approx. Scale 1"=50' Legend: ® Approx. Test Pit Location / CARY A. A, MMSE r. LONC, 1058 CNELAN AVENUE NE 762305 9312 }y 1 f TP-2`' �x LOT 4 I LOT e LOT 5 4 -- J I 4- -�-----1� I L----- - - - - -J - - - ---- - - ,--- I LOT 3 ^,on ik a I o!� �� EI\ GNY MIMIq SrNhV Iw•A FxTMmn LOT 2 I \! I 1701,I\ I I I I Lrl'�' ` � I `il LOT `7 ram, i j `�0" LOT 6�` ; �` _ 1 — — —_ h--— — — — — —— ---TP-S-- --= W `�' _ LOT I TP-3 -Subject Site f �Ht'TtITA Hf ESy INC. -�1"' t. tl2 Gin 900 _ u. IA, i� sLc Ip s Note: Preliminary site plan provided by client. fbnGEBoon-Phanny Short Plat SITE AND EXPLORATION PLAN (D � Chelan Ave. NE near SE 116th St. t o c o a P o a A r i o Renton, Washington Project No. 07-107 gtarc No. APPENDIX A SUMMARY OF SUBSURFACE CONDITIONS 2(1?_ L 4-Minor Avaii <c Fast SctatlLc, WA 9�102 i 71]612Ci2-ir.7?0 Test Pit TP-I Approximate ground surface elevation: 437 feet Ground Surface Conditions Tall grass Depth (ft) Material Description 0 4 Loose to medium dense, dry to moist, rusty -brown, silty SAND with gravel, iron oxide staining (Weathered Glacial Till). i 4-10 Dense, moist, gray, silty SAND with gravel and trace cobbles Till). -occasional sandy lenses (Glacial Test Pit terminated approximately 10 feet below ground surface. No groundwater/seepage observed in the test pit. Notes: Test pits excavated using a Cat 330 tracked excavator owned and operated by Northwest Excavating. Test pit elevations based on topographic information provided on a preliminary site plan Test Pit TP-2 07-107 Chelan Ave. Short Plat, Renton PanGEQ, Inc. Approximate ground surface clevatiow 437 feet Ground Surface Conditions: Tall grass Depth (ft) Material Description 0-5 Loose to medium dense, moist to wet, brown, silty SAND with some gravel (Weathered Glacial Till). j 5 - 10 Dense moist gray, silty SAND with gravel, trace cobbles (Glacial Till). Test .Pit terminated approximately 10 feet below ground surface. No groundwater/seepage observed in the test pit. Notes: Test pits excavated using a Cat 330 tracked excavator owned and operated by Northwest Excavating, Test pit elevations based on topographic information provided on a preliminary site plan. Test Pit TP-3 Approximate around surface elevation_ 438 feet 07-107 Chelan Ave. Short Plat, Renton PanGEQ, Inc. Ground Surface Conditions: Blackben-v brambles Depth (ft) Material Description 0 — 21 Loose to medium dense, moist, rusty -brown, silty SAND with gravel (Weathered Glacial Till). -Iron oxide staining near contact. j 2'/2-8 Dense; moist, gray, silty SAND with gravel, trace cobbles (Glacial Till). -Becomes very dense around 6 feet Test Pit terminated approximately S feet below ground surface. No groundwater/seep1e observed in the test pit. _ 1 Notes: Test pits excavated using a Cat 330 tracked excavator owned and operated by Northwest Excavating. Test pit elevations based on topographic information provided on a preliminary site plan. 07-107 Chelan Ave. Short Plat, Renton PanGED, Inc. Test Pit TP-4 Approximate ground surface elevation 438 feet 1-1 Ground Surface Conditions: Tall <arass Depth (ft) Material Description 0-4 Loose to medium dense, dry, light brown, silty SAND with gravel (Weathered Glacial Till). -Localized pockets of clean sand 4-10 Dense, rnoist, gray; silty SAND with gravel, contains cobbles (Glacial Till). -Increase in sand content and moisture content around 8 feet. Test Pit terminated approximately 10 feet below ground surface. No groundwaterisee page observed in the test pit. Notes: Test pits excavated using a Cat 330 tracked excavator owned and operated by Northwest Excavating. Test pit elevations based on topographic information provided on a preliminary site plan. 07-107 Chelan Ave. short Plat, Kenion PanGEO, Inc. Test Pit TP-5 .Approximate ground surface elevation: 433 feet Ground Surface Conditions: Blackberry brambles Depth (ft) 0 — 1.5 Material Description Loose, moist, dark brown, silty SAND with abundant organics (Topsoil & Fill). Medium dense- moist, relatively clean sand and gravel, iron oxide stainirig (Oiatwash). - - Dense, moist, gray, silty SAND with gravel, trace cobbles (Glacial Till). -contains occasional silt and relatively clean sand lenses Test Pit terminated approximately 12 feet below ground surface. No groundwaterlseepage observed in the test pit. _ Notes: Test pits excavated using a Cat. 330 tracked excavator awned and operated by Northa,vest Excavating. TPct nit P1Pvatinnc hacPri nn tnnnnranliir infnrmatinn nrovirlPrl nn a nrPliminntA, cite nlnn Date Test Pits Excavated: July 23, 2007 Test Pits Logged by: STS 07-107 Chelan Ave. Short Plat. Renlon PanGEO. Inc. AFFIDAVIT OF INSTALLATION OF PUBLIC INFORMATION SIGN City of Renton Development Services Division 1055 South Grady Way, Renton, WA 98055 Phone: 425-430-7200 Fax: 425-430-7231' STATE OF WASHINGTON ) " 2,907 COUNTY OF KING ) ` 1 being first duly sworn on oath, deposes and says: 1. On the day of 0 c=MP� 209 1 installed public information sign(s) and plastic flyer box on the property located at for the following project: RA AA Project nam /-'� Z Owne 2. 1 have attached a copy of the neighborhood detail map marked with an "X" to indicate the location of the installed sign. 3. This/these public information sign(s) was/were constructed and installed in locations in conformance with the requirements of Chapter 7 Title 4 of Renton Municipal Code. nst Signature SUBSCRIBE_QAiN&QV'ORN to before me this -3 day of e--c7cy , 20C)� °T A qr —0R. — NOTARY P in and for the State of Washington, residin t-9 f\ mission expires on ibt 7ea;o . G:"] orms'Tlanninglpubsign.doc 08/3F04 Printed: 11-05-2007 CITY OF RENTON 1055 S. Grady Way Renton, WA 98055 Land Use Actions RECEIPT Permit#: LUA07-135 Payment Made: 11/05/2007 04:42 PM Total Payment: 1,000.00 Current Payment Made to the Following Items: Receipt Number: NOV , 200r R0705971 Payee: GALIL DEVELOPMENT LLC Trans Account Code Description Amount 5008 000.345.81.00.0004 Binding Site/Short Plat 1,000.00 Payments made for this receipt Trans Method Description Amount ---------- ----------------------------------- --------------- Payment Check #5012 1,000.00 Account Balances Trans Account Code Description Balance Due 3021 303.000,00.345.85 Park Mitigation Fee .00 5006 000.345.81.00.0002 Annexation Fees .00 5007 000.345.81.00.0003 Appeals/Waivers .00 5008 000.345.81.00.0004 Binding Site/Short Plat .00 5009 000.345.81.00.0006 Conditional Use Fees .00 5010 000.345.81.00.0007 Environmental Review .00 5011 000.345.81.00.0008 Prelim/Tentative Plat .00 5012 000.345,81.00.0009 Final Plat .00 5013 000.345.81.00.0010 PUD .00 5014 000.345.81.00.0011 Grading & Filling Fees .00 5015 000.345.81.00.0012 Lot Line Adjustment .00 5016 000.345.81.00.0013 Mobile Home Parks .00 5017 000.345.81.00.0014 Rezone .00 5018 000.345.81.00.0015 Routine Vegetation Mgmt .00 5019 000.345.81.00.0016 Shoreline Subst Dev .00 5020 000.345-81.00.0017 Site Plan Approval .00 5021 000.345.81.00.0018 Temp Use, Hobbyk, Fence .00 5022 000.345.81.00.0019 Variance Fees 00 5024 000.345.81.00.0024 Conditional Approval Fee .00 5036 000.345.81.00.0005 Comprehensive Plan Amend .00 5909 000.341.60.00.0024 Booklets/EIS/Copies .00 5941 000.341.50.00.0000 Maps (Taxable) .00 5954 650,237.00.00.0000 Special Deposits .00 5955 000.05.519.90.42.1 Postage .00 5998 000.231.70.00.0000 Tax .00 Remaining Balance Due: $0.00