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Home My WebLink AboutLUA-04-085Cottages at Honey Creek Sec. 3, Township 23 N, Rarige 5 E. DEVELOPMENT PLANNING CITY OF RENTON JUL 1 5 2004 RECEIVED 4821 Sunset Blvd. NE RENTON, WASHINGTON DRAINAGE REPORT PREPARRED For: Davis Consulting Inc. 27013 Pacific Highway South PMB #353 Des Moines, Washington 98198 (425) 228-5959 Attn: Mike Davis PREPARED By: OFFE ENGINEERS, PLLC 13932 SE 159th Place Renton, Washington 98058-7832 (425) 260-3412 Darrell Offe, P .E. June 27, 2004 Drainage Report -CQttages at Honey Creek TECHNICAL INFORMATION REPORT (TIRl <) C) City of Renton TECHNICAL INFORMATION REPORT (TIR) WORKSHEET Project Owner: Davis COnsulting Inc. Address: 27013 Padfic Highway South PMB#353 Des Moines, WA98198 Phone: (425) 228-5959 attn: Mike Davis Project Engineer: Darrell Offe, P.E. Company: Offe Engineers, PLLC Address/Phone: 13932 SE 159th Place Renton,WA 98058-7832 (425) 260-3412 ',.' , Project Name: COttages at Honey Creek Location Township: 23, North Range: 5 East Section: 3 ;1 Subdivison ~ DFW HPA D Shoreline Man'agement o Short Subdivision o Grading o Commercial ,0 Other --~-------------- D COE 404 ~ Rockery o DOE Dam Safety p! Structural Vaults' o FEMA Floodplain D Other 0-COE Wetlands ~~~;~}'}{~!'~~~~!~M:N!~~~~:~q~'Ngq~!~~~I~;:I'tL~::j, ,.' ",:,o",j',:':!:,'8-f::Y?\>'" 'c", :.!~ , Community , North Renton Drainage Basin Honey Creek I May Creek I Lake Washington ;:~~'rr~,'!'sifg~~ii~~T~RI~fi6s . ', .. ,;. ':'.! . ~~. ~~,' " '". . ':.:' DRiver 0 Floodplain ~ Stream Honey Creek o Critical Stream Reach o Depressions/Swales o Lake __________________ _ 0 Wetlands 0 Seeps/Springs 0 High Groundwater Table, 0 Groundwater Recharge 0 Other o Steep Slopes ________ _ 0 Soil Type , Slopes Age 15-300/0 o Additional Sheets Attached 0 0 0 0 0 0 0 REFERENCE Ch. 4 -Downstream Analvsis Additional Sheets Attached MINIMUM ESC REQUIREMENTS DURING CONSTRUCTION ]( Sedimentation Facilities )( Stabilized Construction Entrance o Perimeter Runoff Control o Clearing and Graing Restrictions o Cover Practices X Construction Sequence o Other Erosion Potentiai Erosive Velcoties Possible ,",',:,',';,,:"- ,-"'<,' ",,:,:c;";\ -"::<'.i'i,". " , \,,-,'-' ,. ,'-" ,', LIMITATION/SITE CONSTRAINT Honey Creek , MINIMUM ESC REQUIREMENTS AFTER CONSTRUCTION o Stabilize Exposed Surface o Remove and Restore Temporary ESC Facilities o Clean and Remove All Silt and Debris )( Ensur~ Operation of Permanent Facilities ~ Flag Limits,of SAO and open space preservation areas o Other 0 Grass Lined o Tank 0 Infiltration Method of Analysis Channel % Vault 0 Depression ~1Z-1"? YaJaZ. ;q Pipe System \ Compensation/Mitigati 0 Energy Dissapator 0 Flow Dispersal 0 Open Channel on of Eliminated Site 0 Wetland 0 Waiver ' Storage 0 Dry Pond 0 Stream 0 Regional 0 Wet Pond Detention Brief Description of System Operation: catch basins within curb line of street, conveyance to wet vault located near crossing of Honey Creek, wet vault discharge at crossing of creek Facility Related Site Limitations Reference Facility Limitation ~', ":.:' '. i~~~':1~i:,S}~H~!.'~~&1~~~~~~~~',;, «', ,.'; ~ Cast in Place Vault ,0 Retaining Wall o Rockery > 4' High o 'Structural on Steep Slope o Other o ' Drainage Easement o Access Easement o Native Growth Protection ~asement ' }if Tract o Other / I or a civil engineer under my supervision my supervision have v,isited 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. ' SignedlDate Drainage Report -Cottages at Honey Creek CORE AND SPECIAL REQUIREMENTS o Drainage Report -Cottages at Honey Creek Core Requirement #1 -Discharge at Natural Location: The existing site sheet flows within the limited under-story on site towards Honey Creek. The proposed development will discharge within a "new" crossing under the proposed roadbed. Core Requirement #2 -Off Site Analysis: Upstream Drainage Basin: The Honey Creek tributary basin is least 100-acres where the creek crosses the Site. There is some additional upstream area adjacent to the south property line that drains onto the south part of the site. The proposed onsite stream crossing will be sized to accommodate the flows. Downstream Drainage Basin: The site drains into Honey Creek channel where it crosses the site. Flows continue West through the overgrown natural stream channel about 300' where they enter a 72'')(44'' arch-culvert crossing west across Duvall Avenue NE. This culvert continues West, crossing under a large parking lot, crossing under Anacortes Avenue NE, then under a McOonalds parking lot before discharging into an overgrown, but constructed channel, about Y4 mile downstream from the site. This channel continues West another about 350', entering into what the Citymaps show to be dual 58''X36'' arch-culverts. These pipes continue West, crossing under Whitman COurt NE, under a couple of strip malls, then across NE Sunset Boulevard and Union Avenue NE to where flows re-enter another overgrown channel, about Y2 mile downstream from the site. There are no obvious drainage problems along this downstream drainage system. ' Refer to "Off-site Analysis" section for a detailed description of the storm system. Core Requirement #3 -Flow Control: Storm water detention and water quality controls will be, provided within a wet vault located in the northerly portion of the project near Honey Creek. A preliminary design of this system can be found on the Drainage Plans and the attached section , labeled "Preliminary and Conceptual Design Calculations". Core Requirement #4 -Conveyance System: The proposed <;:e>nveyance system will consist of catch basins and underground Storm pipes, which will collect and convey surface water runoff from the new impervious and pervious areas to the wet vault indicated above in section "Flow Control".' Core Requirement #5 -Temporary Erosion and Sedimentation Control: 'Prior to any clearing and grading on Site, a temporary erosion control plan will be designed, approved and implemented in accordance with City of Renton standards. The plan wilL utilize Best Management Practices to provide maximum stream protection during site construction. This project is proposed to be constructed summer 2005 which will help reduce erosion during the dry season. Special Requirement #1 -Other Adopted Area Specific Requirements: The project is not located within any designed critical drainage basin or part of any master drainage plan. The project will be subject to restrictions due to location in an Aquifer Protection Zone 2. Special Requirement #2 -Floodplain I Floodway Delineation: The project is not located within a designated floodplain or floodway; however Honey Creek is located on the site and the approximate 100 year elevation has been shown on the Flood Hazard Plan. () Drainage Report -Cottages at Honey Creek Special Requirement #3 -Flood Protection facilities: The project is not located within a floodplain or floodway and therefore no flood protection will be provided. To minimize impacts from future upstreamdevelopment,.the "new" crossing of Honey Creek will be sized fora fully . developed lOO-year storm event. Special Requirement #4 -Source Control: The proposed development is not subject to source control requirements. . Special Requirement #5 -Oil Control: A spill control device will be incorporated into the final design of the storm water system for the areas subject to pollution generating impervious surfaces to collect and contain oil and other floatable containments. Drainage RePort -Cottages at Honey Creek WET VAULT SIZING PRELIMINARY AND CONCEPTUAL DESIGN CALCULATIONS ~ " v May 10, 2004 Cottages at Honey Creek 4821 NE Sunset Boulevard Renton Location Description (Existing) 4821 NE Sunset Blvd. house / garage outbuildings compacted driveway (PGIS) compacted storage area (heavy equipment, etc.) laWn, pas~ure, landscaping Honey Creek/Buffer area trees -cleared understory Description (Proposed) Total Acres Honey Creek/Buffer area trees· cleared understory road/curb/gutter (PGIS) sidewalk Proposed Lots (typ.) house driveway (20x20) lawn , ' V, . Existing Area (sq. ft.) 3139 1167 14820 19721 29450 27070 66379 161746 3.71 ( undisturbed) ( undisturbed) -27 (Impervious -typ.) (pervious -typ.) 1400 400 1200 Proposed Area (sq. ft.) 27070 30256 22800 620 37800 10800 32400 Total 161746 Acres 3.71 \.) (pervious -typ.) (Impervious -typ.) o 4' Deep KCRTS Level 2 Detention Vault Retention/Detention Facility Type of Facility: Facility Length: Facility Width: Facility Area: Effective Storage Depth: Stage 0 Elevation: Stora<;fe Volume: Riser Head: Riser Diameter: Number of orifices: Detention Vault 25.00 ft 100.00 ft 2500. sq. ft 4.00 ft 0.00 ft 10000. cu. ft 4.00 ft 12.00· inches 2 Orifice # Height (ft) 0.00 2.50 Diameter (in) 1. 92 1. 69 Full Head Discharge (CFS) 0.200 0.095 Pipe Diameter (in) 1 2 Top Notch Weir: None Outflow Rating Curve: None Stage (ft) 0.00 0.02 0.04 0.06 0.08 0.10 0.12 0.14 0.16 0.26 0.36 0.46 0.56 0.66 0.76 0.86 0.96 1.06 1.16 1.26 1. 36 1. 46 1. 56 1. 66 1. 76 1. 86 1. 96 2.06 2.16 2.26 Elevation (ft) 0.00 0.02 0.04 0.06 0.08 0.10 0.12 0.14 0.16 0.26 0.36 0.46 0.56 0.66 0.76 0.86 0.96 . 1. 06 1.16 1.26 1. 36 1. 46 1.56 1. 66 1. 76 1. 86 1. 96 2.06 2.16 2.26 Storage (cu. ft) (ac-ft) O. 0.000 50. 0.001 100. 150. 200. 250. 300. 350. 400. 650. 900. 1150. 1400. 1650. 1900: 2150. 2400. 2650. 2900. 3150. 3400. 3650. 3900. 4150. 4400. 4650. 4900. 5150. 5400. 5650. 0.002 0.003 0.005 0.006 0.007 0.008 0.009 0.015 0.021 0.026 0.032 0.038 0.044 0.049 0.055 0.061 0.067 0.072 0.078 0.084 0.090 0.095 0.101 0.107 0.112 0.118 0.124 0.130 4.0 Discharge (cfs) 0.000 0.014 0.020 0.024 0.028 0.032 0.035 0.037 0.040 0.051 0.060 0.068 0.075 0.081 0.087 0.093 0.098 0.103 0.108 0.112 0.117 0.121 0.125 0.129 0.133 0.136 0.140 0.144 0.147 0.150 Percolation (cfs) 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0·.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 OJ 2.36 2.36 5900. 0.135 0.154 0.00 2.46 2.46 6150. 0.141 0.157 0.00 2.50 2.50 6250. 0.143 0.158 0.00 2.52 2.52 6300. 0.145 0.159 0.00 2.54 2.54 6350. 0.146 0.162 0.00 2.55 2.55 6375. 0.146 0.165 0.00 2.57 2.57 6425. 0;147 0.170 0.00 2.59 2.59 6475. 0.149 0.175 0.00 2.61 2.61 6525. 0.150 0.182 0.00 2.62 2.62 6550. 0.150 0.189 0.00 2.64 2.64 6600. 0.152 0.191 0.00 2.74 2.74 6850. 0.157 0.203 0.00 2.84 2.84 7100. 0.163 0.214 0.00 2.94 2.94 7350. 0.169 0.223 0.00 3.04 3.04 7600. 0.174 0.231 0.00 3.14 3.14 7850. 0.180 0.239 0.00 3.24 3.24 8100. 0:186 0.246 0.00 3.34 3.34 8350. 0.192 0.254 0.00 3.44 3.44 8600. 0.197 0.260 0.00 3.54 3.54 8850. 0.203 0.267 0.00 3.64 3.64 9100. 0.209 0.273 0.00 3.74 3.74 9350. 0.215 0.279 0.00 3.84 3.84 9600. 0.220 0.285 0.00 3.94 3.94 9850. 0.226 0.291 0.00 4.00 4.00 10000. 0.230 0.295 0.00 4.10 4.10 10250. 0.235 ° 0.608 0.00 4.20 4.20 10500. 0.241 1.180 0.00 0 4.30 4.30 10750. 0.247 1. 910 0.00 4.40 4.40 1l000. 0.253 2.710 0.00 4.50 4.50 11250. 0.258 3.000 0.00 4.60 4.60 11500. 0.264 3.260 0.00 4.70 4.70 11750. 0.270 3.500 0.00 4.80 4.80 12000. 0.275 3.720 0.00 4.90 4.90 12250. 0.281 3.930 0.00 5.00 5.00 12500. 0.287 4.130 0.00 5.10 5.10 12750. 0.293 4.320 0.00 5.20 5.20 13000. 0.298 4.500 0.00 5.30 5.30 13250. 0.304 4.670 0.00 5.40 5.40 13500. 0.310 4.840 0.00 5.50 5.50 13750. 0.316 5.000 0.00 5.60 5.60 14000. 0.321 5.160 0.00 5.70 5.70 14250. 0.327 5.310 0.00 5.80 5.80 14500. 0.333 5.460 0.00 5.90 5.90 14750. 0.339 5.600 0.00 6.00 6.00 15000. 0.344 5.740 0.00 Hyd Inflow Outflow Peak Storage Target Calc Stage Elev (Cu-Ft) (Ac-Ft) 1 0.99 ******* 0.89 4.15 4.15 10374. 0.238 2 0.50 ******* 0.34 4.01 4.01 10033. 0.230 3 0.53 0.34 0.30 4.00 4.00 10001. 0.230 10-yr 4 0.49 ******* 0.32 4.01 4.01 10019. 0.230 5 0.59 ******* 0.25 3.23 3.23 8066. 0.185 6 0.31 0.27 0.16 2.53 2.53 6321. 0.145 2-yr 7 0.40 ******* 0.12 1. 54 1. 54 "'3851. 0.088 o~~) 8 0.43 ******* 0.12 1. 42 1. 42 3551. 0.082 0 " , ,~) Route Time Series through Faciiity Inflow Time Series File:2017d.tsf Outflow Time Series File:rdout Inflow/Outflow Analysis Peak Inflow Discharge: 0.988 Peak Outflow Discharge: 0.891 Peak Reservoir Stage: 4.15 Peak Reservoir Elev: 4.15 Peak Reservoir Storage: 10374. CFS at 6:00 on Jan 9 in Year 8 CFS at 8:00 on Jan 9 in Year 8 Ft Ft Cu-Ft 0.238 Ac-Ft Flow Frequency Analysis Time Series File:rdout.tsf Project Location:Sea-Tac ---Annual Peak Flow Rates-------~Flow Frequency Analysis------- Flow Rate Rank Time of Peak --Peaks --Rank Return Prob (CFS) (CFS) (ft) Period 0.318 3 2/09/01 19:00 0.891 4.15 1 100.00 0.990 0.124 7 1/05/02 18:00 0.336 4.01 2 25.00 0.960 0.245 5 3/06/03 20:00 0.318 4.01 3 10.00 0.900 0.119 8 8/23/04 23:00 0.297 4.00 4 5.00 0.800 0.160 6 1/05/05 10:00 0.245 3.23 5 3.00 0.667 0.297 4 1/18/06 21:00 0.160 2.53 6 2.00 0.500 0.336 2 11/24/06 5:00 0.124 1.54 7 1. 30 0.231 0.891 1 1/09/08 8:00 0.119 1. 42 8 1.10 0.091 Computed Peaks 0.706 4.12 50.00 0.980 Flow Duration from Time Series File:rdout.tif Cutoff Count Frequency CDF Exceedence_Probability CFS % % % 0.005 48104 78.447 78.447 21. 553 0.216E+00 0.014 4103" 6.691 85.139 14.861 0.149E+00 0.024 2303 3.756 88.894 11.106 o . 111E+00 0.033 1548 2.524 91. 419 8.581 0.858E-01 0.043 1343 2.190 93.609 6.391 0.639E-01 0.052 1050 1. 712 95.321 4.679 0.468E-01 0,.061 768 1. 252 96.574 3.426 ' 0.343E-01 0.071 591 0.964 97.538 2.462 0.246E-01 0.080 387 0.631 98.169 1.831 0.183E-01 0.090 268 0.437 98.606 1.394 o . 139E-Ol 0.099 253 0.413 99.018 0.982 0.982E-02 0.109 140 0.228 99.247 0.753 0.753E-02 0.118 100 0.163 99.410 0.590 0.590E-02 0.127 77 0.126 99.535 0.465 0.465E-02 0.137 69 0.113 99.648 0.352 0.352E-02 0.146 68 0.111 99.759 0.241 0.241E-02 0.156 43 0.070 99.829 0.171 0.171E-02 0.165 15 0.024 99.853 0.147 0.147E-02 0.175 5 0.008 99.861 0.139 o . 139E-02 0.184 5 0.008 99.870 0.130 0.130E-02 0.193 4 0.007 99.876 0.124 0.124E-02 0.203 6 0.010 99.886 0.114 0.114E-02 0.212 8 0.013 99.899 0.101 0.101E-02 0.222 7 0.011 99.910 0.090 0.897E-03 10-yr 2-yr ) 0.231 6 0.010 99.920 0.080 0.799E-03 0.241 8 0.013 99.933 0.067 0.669E-03 0.250 6 0.010 99.943 0.057 0.571E-03 0.260 7 0.011 99.954 0.046 0.457E-03 0.269 .8 0.013 99.967 0.033 0.326E-03 0.278 2 0.003 99.971 0.029 0.294E-03 0.288 7 0.011 99.982 0.018 0.179E-03 0.297 8 0.013 99.995 0.005 0.489E-04 0.307 0 0.000 99.995 0.005 0.489E-04 0.316 0 0.000 99.995 0.005 0.489E-04 0.326 2 0.003 99.998 0.002 0.163E-04 0.335 0 0.000 99.998 0.002 0.163E-04 ---------------------------------- () SECTION 5.3 DETENflON FACILITIES I flow 9/1/98 FIGURE S.3.3.A TYPICAL DETENfION VAULT NOTE: All vault areas must be within 50' of an access point p-~--'------------ I Access opening 5' , with OSHA b;:~;,d-;r ~ I confi!"ed space 5% warning 0 flow", I ~---------' outlet pipe l~~ ~I---~ I A I ..f I I I - - -r.--------~~-------------I ventillation pipe I I: , optional -l.1 I : 5' x 10' access vault I I II PLAN VIEW NTS may be used in I I lieu of top access ~ -=-...:-::. ~ I . ... ... NOTES: ames, grates and round solid covers mar1<ed "DRAIN" with locking bolts. See KCRS dwgs. 2-022, 2-023 for specification DESIGNW.S. ~handholdS, steps or ladder , see KCRS dwg. 2-011 " . SECTION A-A NTS 5' x 10' opening for vaults 1250 sf or greater floor area '1. All rnetalparts must be corrosion resistant. If substitutes not available, steel parts must be galvanized and asphalt coated (Treatment I or better). 2. Provide water stop at all cast-in-place construction joints. Precast vaults shall have approved rubber gasket system. 3. Vaults S; 10' wide must use removable lids. 4. Prefabricated vault sections may require structural modifications to support 5' x 10' opening over main vault. Alternatively, access can be provided via a side vestibule as shown. flow", capacity of outlet pipe not less than developed 1 O~yf design flow floor grate with 2' x 'Z hinged access door' W x 1/4" galvanized metal bars) I 1998 Surface Water Design Manual (Februaty 2004 Update Draft) . 5-36 Drainage Report -Cottages at Honey Creek LEVEL ONE OFF-SITE ANALYSIS "0 Basin: o OFF-SITE ANALYSIS DRAINAGE SYSTEM TABLE Surface Water Design Manual, Core Requirement #2 \ V Subbasin Name: Subbasin Number: tJ MrJf\lfi,.-· ~nAJ . L 1 Table,doc 1112192 Storm System PIBIPW TECHNICAL SERVICES Wl3/02 E6 .. 10 T23N RSE W 1/2 ~a iHTHi \U::'!ll, 9n· ,[8-1 y 200 "'yo 1:-'800 D6 3 T23N RSE W 1/2 5303 r \ V V 5303SD.xls \) 5303 STORM DRAINAGE AND OUTLET PIPE INVENTORY -SHEET 9 The inventory information for the storm drainage system was compiled from numerous sources and is the best information available at this time and should be used only for GENERAL guidance . The City of Renton is not responsible for errors or omissions when this information is used for engineering purpose. Designers are to field verify this Information. OWN OWN GRATE GRATE UPPER UPPER LOWER LOWER GRATE om PIPE PIPE LENGTH LENGTH STREAM STRUCT PLAN STRUCTURE INDEX l TYPE C8? ELEV EL[M] IE IE[M] IE IE[M] TYPE SEP. DIAM. TYPE [M] STRUCT INDEX # FILE 53032710 9,87-10 2-54. N 385.01 117.35 378.37 115.33 380.3 115.92 S N 24 CMP 14 4.27 DITCH DITCH 16-3-77 53032711 9,87-11 1 393.04 119.8 389.49 118.72 386.47 117.80 S 12 CC 124 37.80 53032712 9,87-12 2-3-210A 53032712 9,87-12 1 391.82 119.43 386.52 117.81 382.86 116.70 S 12 CMP 109 33.22 53032713 9,87-13 2-3-210A 53032713 9,87-13 2-54. Y 386.15 117.7 381.98 116.43 381.03 116.14 C N 36 CMP 128 39.01 53032714 9,87-14 2-3-201A 53032714 9,87-14 2-54. Y 386.38 117.77 381.03 116.14 381.11 116.16 C Y 12 CMP 9 2.74 53032715 9,87-15 2-3-210A 53032715 9,87-15 2-54. Y 385.48 117.5 380.18 115.88 C Y 12 53032716 9,87-16 273-210A 53032716 9,87-16 2 DITCH DITICH 2-3-210A 53032717 9,87-17 1 390.32 118.97 306 93.27 53032718 9,87-18 16-3-17 53032718 9,87-18 1 386.68 117.86 53032715 9,87-15 16-3-77 53032803 9,88-3 2-48, N 382.56 116.61 382.4 116.56 30 CC 38 11.58 HONEY CR HONEY CR WSDOTSR900 53032806 9,88-6 2-48. Y 392.6 119.67 383.92 117.02 383.4 116.86 S N 24 CC 169 51.51 53032808 9,88-8 2-1-302 53032807 9,88-7 1 391.8 119.42 386.76 117.89 385.08 117.37 S 18 CC 168 51.21 53032803 9,88-3 WSDOTSR900 53032808 9,88-8 2-48. Y 390.6 119.06 383.4 116.86 383.06 116.76 S N 24 CC 109 33.22 53032803 9,88-3 2-1-302 53032809 9,88-9 2-48. N 387.9 118.23 382.56 116.61· 382.4 116.56 C Y 30 CC 40 12.19 581X36"CUL 581X36"CUL 2-1-302 53032813 9,88-13 2-54. Y 391.4 119.3 385.89 117.62 385.7 117.56 C Y 8 CMP 10 3.05 53033820 9,C8-20 2-3-54. 53032814 9,88-14 2-48. Y 390.42 119 386.32 117.75 385.89 117.62 C N 24 CMP 130 39.62 53032813 9,88-13 2-3-54. 53032815 9,88-15 1 391.35 119.28 386.85 117.91 386.32 117.75 S 18 CMP 100 30.48 53032814 9,88-14 2-3-58. 53032816 9,88-16 1 389.29 118.66 384.66 117.25 384.42 117.17 S 15 CMP 153 46.63 53032817 9,88-17 2-3-210A 53032817 9,88-17 2-54. Y 287.15 87.524 282 .. 38 86.07 381.77 116.36 C N 30 CMP 134 40.84 53032818 9,88-18 2-3-210A 53032818 9,88-18 2-54. Y 386.57 117.83 381.87 116.4 381.46 116.27 C N 30/48 CMP 120 36.58 53032819 9,88-19 2-3-210A 53032819 9,8.8-19 2-54. Y 387.01 117.96 381.46 116.27 381.03 116.14 C N 12148. CMP 33 10.06 53032714 9,87-14 2-3-210A 53032820 9,88-CUL CUL 384.2 117.1 382.4 116.56 58"X3E SCPA 131 39.93 JT/HONEY CUT/HONEY C WSDOTSR900 53033304 9,C3-4 1 S 12 CC 55 16.76 53033305 9,C3-5 FIELD 53033305 9,C3-5 1 S 12 CC 190 57.91 53032308 9,83-8 FIELD 53033401 9,C4-1 2-48. Y 439.5 133.96 435 132.59 433.15 132.03 C N 12 CC 250 76.20 53033402 9,C4-2 2-1-252 53033402 9,C4-2 2-48. Y 437.85 133.46 433.75 132.21 428.79 130.70 C N 12 CC 200 60.96 53033403 9,C4-3 2-1-252 53033403 9,C4-3 2-48. Y 431.74 -131.6 428.79 130.7 427.45 130.29 C N 12 CMP 268 81.69 53034407 9,04-7 2-1-252 53033404 9,C4-4 2-48. Y 429.5 130.91 425.5 129.69 423 128.93 C N 12 CC 190 57.91 53033405 9,C4-5 2-1-252 53033405 9,C4-5 2-48. Y 427.08 130.18 422.75 128.86 420.17 128.07 C N 15 CC 332 101.19 53033504 9,C5-4 2-1-252 53033406 9,C4-6 2-48. Y 433.09 132.01 428.5 130.61 426.94 130.13 C N 18 CC 223 67.97 53033407 9,C4-7 2-1-252 53033407 9,C4-7 2-48. Y 431.5 131.52 426.94 130.13 425.95 129.83 C N 18 CC 141 42.98 53033508 9,C5-8 2-1-252 53033408 9,C4-8 2-48. Y 436.1 132.92 432 .131.68 430 .. 15 131.11 C N 12 CC 175 53.34 53033409 9,C4-9 2-1-252 53033409 9,C4-9 2-48. N 434.2 132.35 430.17 131.12 429 130.76 C N 12 CMP 146 44.50 53033406 9,C4-6 2-1-252 53033410 9,C4-10 2-48. N C N 12 CMP .120 36.58 53033411 9,C4-11 53033501 9,C5-1 2-60. Y 421.65 128.52 415.19 126.55 414.77 126.42 C N 30 CC 137.5 41.91 53033601 9,C6-1 16-1-576 53033502 . 9,C5-2 2-48. Y :430.35 131.17 424.86 129.5 416.91 127.08 C N 8 CC 265 80.77 53033503 9,C5-3 2-1-251 Mar, 2003 Page 3 o 5303S~) C'" u 5303 STORM DRAINAGE AND OUTLET PIPE INVENTORY -SHEET 9 The inventory· information for the storm drainage system was compiled from numerous sources and is. the best Information available at this time and should be used only for GENERAL guidance . The City of Renton is not responsible for errors or omissions when this information is used for engineering purpose. Designers are to field verify this information. DWN DWN GRATE GRATE UPPER UPPER LOWER LOWER GRATE OMi PIPE PIPE LENGTH LENGTH STREAM STRUCT PLAN STRUCTURE INDEX 1 TYPE CB? ELEV EL[M] IE IE[M] IE IE[M] TYPE SEP. DIAM. TYPE [M] STRUCT INDEX # FILE 53033503 9,C5~3 2-48. Y 423.85 I 129.19 416:91 127.08 414.85 126.45 C N 12 CC 257 78.33 53033501 9,C5-1 2-1-251 53033504 9,C5-4 2-48. Y 425 129.54 420.17 128.07 417.75 127.33 C N 15 CC . 288. 87.78 53033505 9,C5-5 2-1-252 53033505 9,C5-5 2-48. Y 422.91 128.9 417.5 127.26 415 126.49 C N 24 CC 253 77.12 53033501 9,C5-1 2-1-252 53033506 9.C5-6 2-48. Y 427.19 130.21 423 128.93 421.7 128.54 C N 12 CC 150 45.72 53033507 9,C5-7 2-1-252 53033507 9,C5-7 2-48. Y 425.33 129.64 421.2 128.38 417.5 127.26 C N 18 CC 264 80.47 53033505 9,C5-5 2-1-252 53033508 9.C5-8 2-48. N 430.9 131.34 425.95 129.83 425.16 129.59 C N 18 CC 113 34.44 53033509 9,C5-9 2-1-252 53033509 9,C5-9 2-48. Y 430.2 131.13 425.16 129.59 423.05 128.95 V N 18 CC 140 42.67 53033510 9,C5-10 2-1-252 53033510 9,C5-10 2-48. Y 426.27 129.93 423.05 128.95 421.2 128.38 C N 18 CC 185 56.39 53033507 9,C5-7 2-1-252 53033511 9,C5-11 2-48. Y 434.1 132.32 430.15 131.11 429 . 130.76 C N 12 CC 230 70.10 53033406 9,C4-6 2-1-252 53033601 9,C6-1 2-60. Y 420.74 128.24 414.54 126.35 413.49 126.03 C N 30 CC 281 85.65 53033602 9,C6-2 16-1-576 53033602 9,C6-2 2-60. Y 419.04 127.72 413.38 126 411.94 125.56 C N 30 CC 255 77.72 53033603 9,C6-3 16-1-576 53033603 9,C6-3 2-60. Y 417.56 127.27 411.85 125.53 411.31 125.37 C N 30 CC 84 25.60 53033604 9,C6-4 16-1-576 53033604 9,C6-4 2-60. Y 417.24 127.18 410.11 125 C Y 18 CC -16-1-576 53033605 9,C6-5 2-54. Y 416.6 126.98 412.64 125.77 412 ' 125.58 L Y 29X1€ CMP 160 48.77 53033606 9,C6-6 2-2-176. 53033606 9,C6-6 2-54. Y 418.6 127.59 411.81 125.52 411.01 125.28 L N 29X18 CMP 200 60.96 53033607 9,C6-7 2-2-176 53033607 9,C6-7 2-54. Y 420.8 128.26 411.01 125.28 410 124.97 L N 24 CMP 253 77.12 53032601 9,86-1 2-2-176 53033608 9,C6-8 2-48. Y 425.61 129.73 419.22 127.78417.71 127.32 C N 12 CC 300 91.44 53033609 9,C6-9 2-1-251 53033609 9,C6-9 2-48. N 422.1 128.66 417.72 127.32 416.91 127.08 C N 12 CC 159 48.46 53033503 9,C5-3 2-1-251 53033610 9,C6-10 2-48. Y 413.74 126.11 410.83 125.22 410.15 125.02 C N 8 CC 171 52.12 53033611 9,C6-11 2-1-251 53033611 9,C6-11 2-48. N 418.15 127.45 410.15 125.02 409.77 124.90 C N 8 CC 94 28.65 53033605 9,C6-5 2-1-2.51 53033701 9,C7-1 1 396.5 120.85 ·392.5 119.64 390.08 118.90 ' S 12 CC 178 54.26 53033816 9,C8-16 WSDOTSR900 53033702 9,C7-2 1 397 121.01 393.67 . 119.99 393.55 119.96 S 12 CC 30 9.14 53033703 9,C7-3 WSDOTSR900 53033703 9.C7-3 1 396.9 120.98 393.55 119.96 393.35 119.89 S 12 CC 51 15.54 53034721 9,D7-21 WSDOTSR900 53033704 9,C7-4 1 397 121.01 393.8 120.03 391.6 119.36 S 12 CC 268 81.69 53033705 9,C7-5 2-1-302 53033705 9,C7-5 1 396.2 120.76 391.69 119.39 388.65 118.46 S 12 CC 179 54.56 53033813 9,C8-13 2-1-302 53033706 9,C7-6 2-48. Y 403.45 122.97 398.6 121.49 393.98 120.09 S N 12 CMP 53033719 9,C7-19 16-4-121R-2135 53033707 9,C7-7 2-54. Y 406 123.75 399.05 121.63 398.6 121.49 C Y 12 CMP 89 27.13 53033706 9,C7-6 16-4-12 53033708 9,C7-8 2-54. Y 408.6 124.54 399.91 121.89 399.05 121.63 C N 42 CMP 162.5 49.53 53033707 9,C7-7 16-4-12 53033709 9,C7-9 1 403.15 122.88 400.22 121.99 399.05 121.63 S 12 CMP 33 10.06 53033707 9,C7-7 16-4-12 53033710 9,C7-10 CUL 410.71 125.18 407.31 124.15 12 CMP 64 19.51 53033711 9,C7-11 10-3-4. 53033711 9.C7-11 2-54. 411.15 125.32 405.31 123.54 408.82 124.61 C -iX51AF CMP 90 27.43 53033712 9,C7-12 10-3-4. 53033712 9,C7-12 2-54. 411.91 '125.55 404.82 123.39 . 404.32 123.24 C Y 12 CMP 55 16.76 53033713 9,C7-13 10-3-4. 53033713 9,C7-13 2-48. 410.42 125.1 404.32. 401.37 .122.34 C 12 CMP 53033714 9,C7-14 10-3-4. 53033714 9,C7-14 2 408.7 124.57 401.37 122.34 398.6 121.49 12 CMP 53033706 9,C7-6 10-3-4. 53033715 9,C7-15 CUL 403.41 122.96 401.39 122.34 12 CC 42 12.80 53033716 9,C7-16 R-2135 53033716 9,C7-16 2-54. N 406.25 123.83 401.39. 122.35·400.18 121.98 C N 12 CC 24 7.32 53033706 9,C7-6 R-2135 Mar, 2003 Page 4. 0 u v . , 5303SD.xls 5303 STORM DRAINAGE AND OUTLET PIPE INVENTORY -SHEET 9 The inventory information for the storm drainage system was compiled from numerous sources and is the best informa~ion available at this time and should be used only for GENERAL guidance . The City of Renton is not responsible for errors or omissions when this information is used for engineering purpose. Designers are to field verify this information. DWN DWN GRATE GRATE UPPER UPPER LOWER LOWER GRATE OMI PIPE PIPE LENGTH LENGTH STREAM STRUCT PLAN STRUCTURE INDEX I TYPE CB? ELEV EL[M] IE IE[M] IE IE[M] TYPE SEP. DIAM. TYPE [M] STRUCT INDEX # FILE 53033717 9,C7-17 1 396.93 120.99 394.43 120.22 394.15 ·120.14. S 8 53033718 . 9,C7-18 R-2135 53033718 9,C7-18 1 396.85 ·120.96 394.15 120.14 393.98 120.09 S 12 53033719 9,C7-19 R-2135 53033719 9,C7-19 1 397.73 121.23 393.98 120.09 393.63 119,98 S 12 53033702 9,C7-2 R~2135 53033801 9,C8-1 1-C 397.55 121.17 392.15 119.53 391.89 119.45 S 8 CC 60 18.29 53033802 9,C8-2 16-1-470 53033802 9,C8-2 2-54. Y 397.29 121.1 391.89 119.45 391.45 119.32 C N 30 CMP 100 30.48 53033803 9,C8-3 16-1-470 53033803 , 9,C8-3 2-54. Y 395.35 120.5 391.45 119.32 390.91 119.15 L N 24 CMP 56 17.07 53033804 9,C8-4 16-1-470 53033804 9,C8-4 2-48. N 395.5 120.55 390.91 119.15 390.85 119.13 L N 24 CMP 54 16.46 53033805 9,C8-5 16-1-470 53033805 9,C8-5 2-54. N 397.65 121.21 390.85 119.13 390.15 '118.92 L Y 8 CC 30. 9.14 HONEY CR. HONEY CR. 16-1-470 53033806 9,C8-6 CUL 387.2 118.02 386.77 117.89 12 CMP 99 30.18 53033807 ' 9,C8-7 16-1-471 53033807 9,C8-7 2-48. N 393.2 119.85 386.76 117.89 386.7 117.87 L N 12 DI 16 4.88 HONEY CR. HONEY CR. 16-1-471 53033808 9,C8-8 2-54. Y 398 121.31 388.97 118.56 387.75 118.19 L N 15 CC 243 74.07 53034809 9,D8-9 2-1-125 53033813 9,C8-13 1 394.8 120.34 388.65 118.46 385.47 117.49 S 12 CC .187 57.00 53033814 9,C8-14 2-1-302 53033814 9,C8-14 2-48. Y 394 120.09 384.47 117. 19 383.92 117.02 S N 24 CC 178 54.26. 53032806 9,B8-6 2-1-302 53033816 9,C8-16 1 395.1 120.43 390.08' 118.9 388.4 . 118.39 S 12 CC 134 40.84 . 53033817 9,C8-17 WSDOT SR900 53033817 9,C8-17 1 393.9 120.06 388.81 118.51 387.24 118.03 . S 15 CC 166 50.60 53032807 9,B8-7 2-1-302 53033818 9, C8-18 2-48. Y 389.8 118.81 386.5 117.81. 386.24 117.73 L N . 18 CC 58 17.68 53033819 9,C8-19 2-1-302 530338'19 9,C8-19 2-48. N 389.5. 118.72 383 116.74 383 116.74 L N 'HON2x CC 30 9.14 53033821 9,C8-21 2-1-302 53033820 9,C8-20A CUL 384.86 117.31 384.12 '117.08 58"X36 CMP 476 145.09 53033810 9,B8-10 2-1-313 53033820 9,C8-20B CUL 384.86 117.31 384.29 117.13 58"X36 CMP 476 145.09 53032810 9,68-10 2-1-313 53033821 9,C8-21 2-48. N 389.5 118.72 386.14 117.7 385.5 117.50 S N 18 CC 138 42.06 53033822 9,C8-22 2-1-302 53033822 9,C8-22 2-48. N 389.7 118.78 385.5 117.5 384.97 117.34 C N 18 CC 115 35.05 53033815 9,C8-'15 2-1-302 53033826 9,C8-26 CUL 71"X47 CMP 100 30.48 53033820 9,C8-20A,B 16-1-470 53034201 9.02-1 1 '. 381 116.13 377.5 115.06 371.5 113.23 S 12 ~IPRAF 50 15.24 OITCH OITCH 17-1-15 53034301 9,03-1 1 427.58 130.33 424.66 129.44 423.7 129.15 C 12 42 . 12.80 53034302 9,03-2 R-1907 53034302 9,03-2 2-54. Y 428.6 130.64 423.7 129.15 $18.88 127.68 S N 12 CMP 291 88.70 53034304 9,03-4 17-1-15 53034303 9,03-3 1 427.16 130.2 424.16 129.29 418.88 127.68 S 12 CMP 233 . 71.02 53034304 9,03-4 17-1-15 53034304 9,03-4 RISER Y 430 131.07 416.88 127.07 416.3 126.8~ L N 72 CMP 135 41.15 53034305 9,03-5 17-1-15. 53034305 9,03-5 2-54. Y 426.9 130.12 416.28 126.88 414.63 126.38 C Y 12 CMP 53034313 9,03-13. R-1907 53034306 9,03-6 S 8 CC 53034407 9,D4-7 FIELO 53034308 9,03-8 1 427.58 130.33 425 129.54 424.66 129.44 S 8 34 10.36 53034301 9,03-1 R-1907 53034310 9,03-10 1 427.03 130.16 424.9 129.51 424.65 129.43 .' S 8 20.5 6.25 53034309 9,03-9 R-1907 53034311 9,03-11 1 428.5 130.61 _ 424.6 129.42 422.83 128.88 S 12 CMP 48 14.63 53034312 9,03-12 R-2245 53034312 9,03-12 1 425.93 129.83 422.83 128.88 414.63 126.38 S 12 CMP 11 3.35 53034313 9,03-13 R-2245 53034313 9,03-13 2~48. N 422.73 128.85 414.63 126.38 . 377.5 115.06 C N 12 CMP . 53034201 9,02-1 R-1907 53034401 9,04-1 1 428.5 130.61 424 129.24 423.36 129.04 S 12 CMP 127 38.71 53034402 9,04-2 2-2-155 53034402 9,04-2 1-C 425.75 129.77 423.36 129.04 422.4 128.75 S 12 CMP 192 58.52 53034403 9,04-3 2-2-155 Mar, 2003 Page 5 5303S0 '""", 0 U 5303 STORM DRAINAGE AND OUTLET PIPE INVENTORY -SHEET 9 The inventory information for the storm drainage system was compiled from numerous sources and is the best information available at this time and should be used only for GENERAL guidance . The City of Renton is not responsible for errors or omissions when this information is used for engineering purpose. Oesigners are to field verify this information. OWN OWN GRATE GRATE UPPER UPPER LOWER LOWER GRATE OMi PIPE PIPE LENGTH LENGTH STREAM STRUCT PLAN STRUCTURE INOEX I TYPE CB? ELEV EL[M] IE IE[M] IE IE[M] TYPE SEP. OIAM. TYPE . [M] STRUCT INOEX# FILE 53034403 . 9,04-3 1-C 424.8 129.48 422.4 128.75 421.91 128.60 S 12 CMP 64 19.51 53034404 9,04-4 2-2-155 53034404 9,04-4 1 424.1 129.27 421.91 128.6 421.47 128.47 S 12 CMP 88 26.82 53034405 9,04-5 2-2-155 53034405 9,04-5 1 425.2 129.6 421.47 128.47 421.19 128.38 S 12 CMP 56 17.07 53034406 9,04-6 2-2-155 53034406 9,04-6 2-48. Y 426.4 129.97 421.19 128.38 420.4 128.14 L Y 12 CMP 186 56.69 53035401 9,E4-1 2-2-155 53034407 9,04-7 2-48. Y 430.2 131.13 427.45 130.29 427.2 130.21 C N 12 CMP 50 15.24 DITCH OITCH 2-1-252 53034408 9,04-8 2-48. Y 429.67 130.97 426.85 130.11 C N 12 CC 100 30.48 53034421 9,04-21 2-1-252 53034409 9,04-9 2-48. Y 428 .130.46 424.18 129.29 423 128.93 C N 12 CC 235 71.63 53033405 9,C4-5 2-1-252 53034410 9,04-10 1 S 12 CP 155 47.24 53034411 9,04-11 FIELO 53034411 9,04-11 1 S 12 CC 270 82.30 53034415 9,04-15 FIELO 53034412 9,04-12 1 S 12 CC 170 51.82 53034413 9,04-13 FIELO 53034413 9,04-13 1 S 12 CC 190 57.91 53034414 9,04-14 FIELO 53034414 9,04-14 1 S 12 CC 60 18.29 53034415 9,04-15 FIELO 53034416 9,04-16 1 S 12 CC 150 45.72 53034417 9,04-17 FIELO 53034417 9,04-17 1 S 12 CC 100 30.48 53034418 9,04-18 FIELO 53034418 9,04-18 1 '5 12 CC 260 79.25 53034419 9,04-19 FIELD 53034419 9,04-19 1 ';. S 12 CC 250 76.20 53034420 9,04-20 FIELO 53034420 9,04-20 1 S 12 CC 180 54.86 53034424 9,04-24 FIELO 53034421 9,04-21 1 S 12 CC 280 85.35 53034422 9,04-22 FIELD 53034422 9,04-22 1 S 12 CC 225 68.58 53034423 9,04-23 FIELD 53034423 9,04-23. 1 S 12 CC 150 45.72 53034424 9,04-24 FIELD 53034424 9,04-24 CUL 12 CC 50 15.24 FIELD 53034425 9,04-25 CUL 12 CC 50 15.24 DITCH OITCH FIELD 53034501 9,05-1 2-48. Y 422.33 128.73 418.47 127.55 416.29 126.89 C N 12 CC 181 55.17 53034502 9,05-2 17-1-17 53034502 9,05-2 2-48. Y 420.33 128.12 416.29 126.89 415.77. 126.73 C N 12 CC 52 15.85 53034503 9,05-3 17-1-17 53034503 9,05-3 2-48. Y 419.63 127.9 415.77 126.73 415.31 126.59 C N 12 CC 90 27.43 53034504 9,05-4 17-1-17 53034504 9,05-4 2-48. Y 419.25 127.79 415.31 126.59 414.43 126.32 C N 12 CC 176 53.65 53034604 9,06-4 17-1-17 53034506 9,05-6 2-48. Y 425.37 129.65 421.58 128.5 419.43 127.84 C N 12 CC 196 59.74 53034507 9,05-7 17-1-17 53034507 9,05-7 2-48. Y 4235 1290.8 419.43 127.84 417.63 127.30 C N 12 CC 204 62.18 53034601 9,06-1 17-1-17 53034508 9,05-8 2-48. Y 418 127.41 414.43 126.32 413.87 126.15 C N 15 CC 102 31.09 53034509 9,05-9 17-1-17 53034509 9,05-9 2-54. Y 419.2 127.77 413.87 126.15 412.69 125.79 L Y 15 CC 25 7.62 53034510 9,05-10 17-1-17 53034510 9,05-10 2-54. Y 419.85 127.97 412.69 125.79 412.28 125.66 L N 15 CC 46. 14.02 53035601 9,E6-1 17-1-17 53034511 9,05-11 1 421.6 128.51417.71 127.34 417.54 127.27 S' 12 CC 47 14.33 53035514 9,E5-14 17-1-17 53034512 9,05-12 1 426.23 129.92 423.03 128.94 422.3 128.72 S 12 CC 147 44.81 . 53034513 9,05-13 18-1-.1 53034513 9,05-13 2-48. Y 427.75 130.38 . 422.3 128.72 421.76 128.55 S N 12 CC 68 20.73 53034514 9,05-14 18-1-1 53034514 9,05-14 2-48. Y 426,76 130.08 421.76 128.55 421.03 128.33 S N 12 CC 161 49.07 53034515 9,05-15 18-1-1 53034515 9,05-15 1 424.59 129.42 421.03 128.33 420.1 128.05 S 12 CC 200 60.96 53034516 9,05-16 18-1-1 Mar, 2003 Page 6 v v \J 5303SD.xls 5303 STORM DRAINAGE AND OUTLET PIPE INVENTORY -SHEET 9 The inventory information for the storm drainage system was compiled from numerous sources and is the best information available at this time and should be used only for GENERAL guidance . The City of Renton is not responsible for errors or omissions when this information is used for engineering purpose. , , Designers are to field verify this information. OWN DWN GRATE GRATE UPPER UPPER LOWER LOWER GRATE ONJ PIPE PIPE LENGTH LENGTH STREAM STRUCT PLAN STRUCTURE INDEX 1 TYPE CB? ELEV EL[M] IE IE[M] IE IE[M] TYPE SEP. DIAM. TYPE [M] STRUCT INDEX # FILE 53034804 9,D8-4 1 405.9 123.72 401.3 122.32 398.45 121.45 S 15 CC 75 22.86 53034805 9,D8-5 2-1-125 53034805 9,D8-5 1 398.45 121.45 393.7 120.00 S 15 CC 125 38.10 53034806 9,D8-6 2-1-125 53034806 9,D8-6 1 398.6 121.49 393.7 120 387.83 118.21 S 15 CC 235 71.63 53034807 9,D8-7 2-1-125 53034807 9,D8-7 1 392 119.48 387.83 118.21 387.25 118.04 S 15 CC 23 7.01 '2"X44" CULV2"X44" CULV 2-1-125 53034809 9,D8-9 2-54. Y 395.2 120.46 390.75 119.1 390.6 119.06 L N 12 CC 15 4.57 72"X44" CUL 72"X44" CUL 2-1-125 53034810 9,D8-10 CUL 411.9 125.55 405.1 123.47 12 CC 200 60.96 53034811 9,D8-11 2-1-125 53034811 9,D8-11 1 411 125.27 ,405.1 123.48 401.2 122.29 S 12 CC 300 91.44 53034812 9,D8-12 2-1-125 53034812 9,D8-12 1 404.9 123.42 401.2 122.29 397.76 121.24 S 12 CC 265 80.77 53034701 9,D7-1 2-1-125 53034813 9,D8-13 2-48. 417.69 127.31 414.95 126.48 410.85 125.23 C 12 CMP 37 11.28 53034814 9,D8-14 16-1-580 53034814 9,D8-14 2 414 126.19 410.85 125.23 404.58 123.32 S 18 CMP 374 114.00 53034815 9,D8-15 16-1-580 53034815 9,D8-15 2-54. 408.58 124.54 404.58 123.32 399.71 121.83 C 18 CMP 218 66.45. 53034709 9,D7-9 16-1-580 53034816 9,D8-16 2-54. N 394.1 120.12 385.57 117.52 385.22 117.42 L N '2"X44 CMP 254 77.42 HONEY CR. HONEY CR. 2-1-125 53035301 9,E3-1 1 463 141.12 S 12 CC 53035302 9,E3-2 FIELD 53035303 9,E3-3 1 S 12 CC 53035304 9,E3-4 FIELD 53035304 9,E3-4 1 S 12 CC DITCH DITCH FIELD 53035305 9,E3-5 CUL 12 CC 50 15.24 DITCH DITCH FIELD 53035401 9,E4-1 1 422.3 128.72 420.4 128.14 419.98 128.01 S 12 CMP 30 9.14 DITCH DITCH 2-2-155 53035402 9,E4-2 1 451.57 137.64 447.71 136.46 436.63 133.09 ' S 12 CC 180 54.86 53035403 9,E4-3 16-3-51 53035403 9,E4-3 1 440.99 134.42 436.63 133.09 428.09 130.48 S 12 CC .125 38.10 53035404 9,E4-4 16-3-51 53035404 9,E4-4 1 431.29 131.46 428.09 130.48 417.38127.22 S 12 CC 150 45.72 53035504 9,E5-4 16-3-51 53035405 9,E4-5 1-C 420.2 128.08 415.53' 126.66 S 12 CC 10 3.05 OUTFALL OUTFALL 16-3-51 53035502 9,E5-2 1 425.78 129.78 422.63 128.82 422.37 128.74 S 12 CC 53035523 9,E5-23 18-1-1 53035503 9,E5-3 CUL 418.95 127.7 418.32 127.50 12 CC 125 38.10 53035502 9,E5-2 17-1-17 53035504 9,E5-4 2-48. N 422.48 128.77 417.38 127.22 415.79 126.73 C, N 18 CMP 155 47.24 53035507 9,E5-7 16-3-51 53035505 9,E5-5 1 418.55 127.58 416.26 126.88 415.79 126.73 S 18 CMP 90 27.43 53035507 9,E5-7 16-3-51 53035506 9,E5-6 2-48. N 429.03 130.77 414.68 126.4 C Y 18 CC 297 9,E5-15 16-3-51 53035507 9,E5-7 2-48. N 419.38 127.83 415.65 126.69 414.8 126.43 C N 18 CMP 175 53.34 53035506 9,E5-6 16-3-51 53035508 9,E5-8 2-48. Y 443 135.03 437.44 133.33 436.11 132.93 C N 12 CP 75 22.86 53035509 9,E5-9 16-3-51 53035509 9,E5-9 1 439.69 134.02 436.11 132.93 415.14 126.54 S 12 CC 105 32.00 ,E5-15NAUU,E5-15NAUL' 16-3-51 53035509 9,D5-9 2-54. Y 419.2 127.77 413.07 125.91413.02 125.89 L Y 24 CC 5' 1.52 VAULT VAULT 17-1-17 53035511 9,E5-11 1 422 128.63 417.1.1 127.14 416.23 126.87 S 12 CC 180 54.86 53035512 9,E5-12 16-3-51 53035512 9,E5-12 1 421.17 128.37 416.23 126.87 415.53 126.66 S 12 CC 170 51.82 53035405 9,E4-5 16-3-51 53035513 9,E5-13 2-48. Y 426.43 129.98 423.46 129.07 422.43 12,8.76 C N 12 CC 53035524 . 9,E5-24 17-1-17 53035514 9,E5-14 2-48. Y 421.6 128.51 417.54 127.27 412.25 125.66 C N 12 CC 206 62.79 53035601 9,E6-1 17-1-17/R-2856 53035514 9,E5-14 2 N 424.86 129.5 421.26 128.4 418.52 127.57 S 12 CC 113 34.44 53035540 9,E5-40 R-2856 53035515 9,E5-15 2-72. Y 418.83 127.66 411.48 125.42 411.62 125.46 C Y 21 CC 35 10.67 OUTFALL OUTFALL 16-3-51 Mar, 2003 Page 8 Geotechnical Engineering Report Sunset Boulevard Plat Renton, Washington Gough Development, Inc. ] 1 ] ] ] ] rnerstone Geotechnical, Inc. May 7,2004 Gough Development, Inc. c/o Davis Consulting, Inc. 27013 Pacific Highway South PMB #353 Des Moines, Washington 98198 Geotechnical Engineering Report Sunset Boulevard Plat Renton, Washington CG File No. 1628 Dear Mr. Davis: INTRODUCTION 17625-130th Ave. NE, C102, Woodinville, WA 98072 Phone: 425·844·1977 Fax: 425·844·1987 J ~ This report presents the results of our geotechnical engineering investigation at your proposed 33-10t residential development in Renton, Washington. The site is located at 4821 Sunset Boulevard NE, as ] J o o o ! J i L 'J', , , shown on the Vicinity Map in Figure 1. You have requested that we complete this report to evaluate subsurface conditions and provide recommendations for site development. For our use in preparing this report, we have been provided with ap electronic site survey, prepared by Anderson Surveyors. PROJECT DESCRIPTIPN We understand that the project will include development of 33 residential lots including access roads and utilities. We have not been provided with cut and fill information on the site. The majority of the site slopes down to Honey Creek, flowing through the northern portion of the property. Wetlands, delineated by others, are located on either side of Honey Creek. SCOPE The purpose of this study is to explore and characterize the subsurface conditions and provide recommendations for site development. Specifically, our scope of services for this report includes the following: "\ 1 l ]. -- ] J ] ] i1 LJ o o u o o U J Geotechnical Engineering Report Sunset Boulevard May 7,2004 CG File No. 1628 Page 2 Review available geologic maps for the site area. 1. 2. 3. 4. 5. 6. Explore the subsurface soil and ground water conditions with backhoe-excavated test pits. Provide recommendations for site preparation and grading. Provide recommendations for foundation support. Provide recommendations for minimizing disturbance to creek during construction. Prepare a geotechnical report summarizing our observations, conclusions and recommendations. SITE CONDITIONS Surface Conditions- The irregularly-shaped project site has a maximum dimension of 601 feet in the north to south direction and 330 feet in the east to west direction. The site is bordered by Sunset Boulevard to the north, multifamily residential property to the west, and wooded land to the south and east. A layout of the Site Plan is shown in Figure 2. From the southern end of the property, the ground surface is level, then slopes down at an approximately 30 degree angle? then gently grades downward to the creek. An existing residence is located toward the south end of the site, and is to be demolished for development. The site is littered with scattered debris and machinery. A portion of the upper, southern half of the site is covered with wood chips that extend out over the top ofthe steeply-sloping areas. Geology Most of the Puget Sound Region was affected by past intrusion of continental glaciation. The last period of glaciation, the Vashon Stade' of the Fraser Glaciation, ended approximately 10,000. to 11,000 years ago. Many of the geomorphic features seen today are a result of scouring and overriding by glacial ice. During the Vashon Stade, the Puget Sound region was overridden by over 3,000 feet of ice. Soil layers overridden by the ice sheet were compacted to a much greater extent than those that were not. Part of a typical glacial sequence includes recessional outwash sand underlain by glacial till. Our site explorations encountered glacial till. Glacial till is an unsorted mixture of sand, silt, and gravel that is deposited at the bottom of,the glacier, which is commonly referred to as "hardpan". The glacial till has been consolidated under the weight of the continental glaciers. The till exhibits both high strength and low permeability. Cornerstone Geotechnical, Inc, 1 1 ] ] ] . J J l J :] I· "" o o o o o U J Geotechnical Engineering Report Sunset Boulevard May 7,2004 CG File No. 1628 Page 3 Explorations Subsurface conditions were explored at the site on April 6, 2004, by excavating five test pits with a backhoe. The explorations were located in the field by a geologist from this firm who also examined the soils and geologic conditions encountered, and maintained logs of the test pits. The test pits were excavated to depths of 7.0 to 11.0 feet below the ground surface. The approximate locations of the test pits are shown on the Site Plan in Figure 2. The soils were visually classified in general accordance with the Unified Soil Classification System, a copy of which is presented as Figure 3. The logs ofthetest pits are presented in Figures 4 and 5. Subsurface Conditions A brief description of the conditions encountered in our explorations is included below. For a more detailed description of the soils encountered, review the test pit logs in Figure 4 and 5 . Our explorations typically encountered fill material that ranged from 1.0 to 9.0 feet in thickness. Test Pit 4 did not reach native material, meeting refusal on large concrete fragments, Test Pit 5, located immediately down slope of Test Pit 4, encountered fill for 4.5. feet overlying native silty sand with gravel. The fill consists of organic matter, wood scraps, metal, plastic, bottles, bricks, shingles, grass cuttings and concrete. This fill was encountered in all of our explorations, except Test Pit 2, located in the southwestern comer of the property. The topsoil at Test Pit 2 consisted of loose, dark brown silty sand with organics, gravel and roots, and the underl~ing material consisted of medium dense to very dense silty sands, consistent with glacial till. Hydrologic Conditions Ground water seepage was encountered in most. of our explorations. We consider this water to be perched. We also encountered rust-staining to various depths in most of our explorations. This mottled zone is a sign of perched water during the wet season. The thicklless of the mottled layer does not indicate full saturation of the unit. The dense to very dense till below this mottled zone is considered poorly draining. During the wetter times of the year, we expect perched water conditions will occur as pockets of water on top of the till layer. Perched water does not represent a regional ground water "tabie" within the upper soil horizons. Volumes of perched ground water vary depending upon the time of year and the upslope recharge conditions. The wetland areas are considered depressions in the till surface where perched water and surface water runoff can accumulate. Cornerstone Geotechnical, Inc. ] 1 1 J J J J , ]," , . o o o o lJ U Geotechnical Engineering Report Sunset Boulevard May 7, 2004 CG File No: 1628 Page 4 Erosion Hazard The erosion hazard criteria used for detennination of affected areas include soil type, slope gradient, vegetation cover, and ground water conditions. The erosion potential is related to vegetative cover and the specific surface soil types (group classification), which are related to the underlying geologic units. Over the majority of the site we consider the erosion hazard to be slight with vegetative cover in place and moderate when stripped of vegetation. Best management practices (BMPs) and applicable codes should be followed during site grading to limit potential for erosion. We do not expect this site will require unusual or extreme erosion management methods. Landslide Hazard The site does not show evidence of having significant slope stability problems. The terrain within the site is gently to moderately sloping, with no st~ep slopes other than existing fill embankments. 'Based on our explorations, it is our opinion that the core of the hillside is composed of dense glacial soils, and the subject site is' underlain by dense to very dense glacial till. The vertically-oriented trees at the site, taken with the age of the existing residence, indicate tha! the site has perfonned well for many years. We would expect that any failures associated with the slope to be a small, shallow slough-type movement. If these, failures did occur, we expect that they would not pose a significant ri~k to the planned development. CONCLUSIONS AND RECOMMENDATIONS General It is our opinion that the site is compatible with the planned development. The underlying medium dense to very dense glacial deposits are capable of supporting the planned structures and pavements. We recomniend that the foundations for the structures extend through any topsoil, artificial fill, loose, or disturbed soils, and bear on the underlying medium dense to very dense, native glacial soils, or on structural fill extending to these soils. The soils likely to be exposed during construction, are extremely moisture sensitive and will disturb easily when wet or during wet conditions. We recommend that construction take place during the drier summer months, if possible. If construction takes place during the wet season, additional expenses and delays should be expected due to the wet conditions. Additional expenses could include additional depth of site stripping, export of on-site soil, the import of clean granular soil for fill, and the need to place a blanket of rock spalls in the access roads and paved areas prior to placing structural fill. Cornerstone Geotechnical, Inc. J J J J ] J o o o o o u u Geotechnical Engineering Report Sunset Boulevard May 7, 2004 CG File No. 1628 Page 5 Site Preparations and Grading The first step of site preparation should be to strip the extensive amount of existing fill, topsoil, or loose soils on the southern portion of the property. The fill is up to approximately 8 to 9 feet thick, possibly thicker, and extends across much of the southern portion of the property. This material should be excavated and removed from the site to expose medium dense to very dense native soils. The resulting sub grade should be compacted to a firm, non-yielding condition. Areas observed to pump or weave should be repaired prior to placing hard surfaces. The on-site glacial till, or other silty soil likely to be exposed during construction, is considered extremely moisture sensitive, and the surface will disturb easily when wet. We expect these soils would be difficult, if not impossible, to compact to structural fill specifications in wet weather. We recommend that earthwork be conducted during the drier months. Additional expenses of wet weather or winter construction could include extra excavation and use of imported fill or rock spalls. During wet weather, alternative site preparation methods may b~ necessary. These methods may include utilizing a smooth- bucket trackhoe to complete site stripping and diverting construction traffic around prepared subgrades. Disturbance to the prepared ·subgrade may be minimized by placing it blanket of rock .spalls or imported sand and gravel in traffic and roadway areas. Cutoff drains or ditches can also be helpful in reducing grading costs during the wet season. These methods can be evaluated at the time of construction. Creek Disturbance The planned buffer should minimize disturbance to Honey Creek. We recommend best management practic~s be used and erosion control meas~es correspond to appropriate local and state guidelines. Silt fencing should be constructed and properly embedded downslope from all disturbed areas. Stockpiles that will be exposed for extended periods of time in the wet season should be covered with plastic. Storm water should be routed to an appropriate temporary storm water handling system. Outfall from this system should be dispersed through vegetated areas rather than in concentrated flows into the creek. Discharge from the temporary storm water system should be carefully monitored daily. If discharge water is found to concentrate or have silt content exceeding regulatory limits, corrections or improvements to the storm water system should be implemented immediately. Cornerstone Geotechnical, Inc. ] 1 1 J ] J ] J o o o o o o u Geotechnical Engineering Report Sunset Boulevard May 7, 2004 CG File No. 1628 Page 6 Structural Fill General: All fill placed beneath buildings, pavements or other settlement sensitive features should be placed as structural fill. Structural fill, by definition, is placed in accordance with prescribed methods and standards, and is monitored by an experienced geotechnical professional or soils technician. Field- monitoring procedures would include the performance of a representative number of in-place density tests to document the attainment of the desired degree of relative compaction. Materials: Imported structural fill should consist of a good quality, free-draining granular soil, free of organics and other deleterious material, and be well graded to a maximum size' of about 3 inches. Imported, all-weather structural fill should contain no more than 5 percent fines (soil finer than a Standard U.S. No. 200 sieve), based on that fraction passing the U.S.3/4-inch sieve. The on-site native soil can be used as structural fill, but its use will be dependent on moisture content control. Some drying of the native soils may be necessary in order to achieve compaction. During warm, sunny days this could be accomplished by spreading the material in thin lifts and compacting. Some aeration and/or. addition of moisture may also be necessary. We expect that compaction of the native soils to structural fill specifications would be difficult, if not impossible, during wet weather. The existing fill contains abundant organic material and debris and, in our opinion, should not be considered for use as structural fill. This can be evaluated during construction. Fill Placement: Following sub grade preparation, placement of the structural fill may proceed. Fill should be placed in 8-to lO-inch-thick uniform lifts, and each lift should be spread evenly and be thoroughly compacted pridr to placement of subsequent lifts. All structural fill underlying buiiding areas, and within a depth of 2 feet below pavement and sidewalk subgrade, should be compacted to at least 95 percent of its maximum dry density. Maximum dry density, in this report, refers to that density as determined by the ASTM D 1557 compaction test procedure. Fill more than 2 feet beneath sidewalks and pavement subgrades should be compacted to at least 90 percent of the maximum dry density. The moisture content of the soil to be compacted should be within about 2 percent of optimum so that a readily compactable condition exists. It may be necessary to overexcavate and remove wet surficial soils in cases where drying to a compactable condition is not feasible. All compaction should be accomplished by equipment of a type and size sufficient to attain the desired degree of compaction. Cornerstone Geotechnical, Inc. 1 1 1 J J ] ] ] ] J o o o u J Geotechnical Engineenng Report Sunset Boulevard May 7, 2004 CG File No. 1628 Page 7 Temporary and Permanent Slopes Temporary cut slope stability is a function of many factors, such as the type and consistency of soils, depth of the cut, surcharge loads adjacent to the excavation, length of time a cut remains open, and the presence of surface or ground water. It is exceedingly difficult under these variable conditions to estimate stable temporary' cut slope geometry. Therefore, it should be the responsibility of the contractor to maintain safe slope configurations, since the contractor is continuously at the job site, able to observe the nature and condition of the cut slopes, and able to monitor the subsurface materials and ground water conditions encountered. We anticipate temporary cuts for installation of utilities. For planning purposes, we recommend that temporary cuts in the near-surface weathered soils be no greater than 1 Horizontal to 1 Vertical (lH:IV). Cuts in the dense to very dense soils may stand at a IH: 1 V inclination or possibly steeper. If ground water-seepage is encountered, we would expect that flatter inclinations would be necessary. We recommend that cut slopes be protected from erosion. Measures taken may include covering cut slopes with plastic sheeting and diverting surface runoff away from the top of cut slopes. We do not recommend vertical slopes for cuts deeper than 4 feet, if worker access is necessary. We recommend that cut slope heights and inclinations conform to local and WISHNOSHA standards. Final slope inclinations for structural fill and the cuts in the native soils should be no steeper than 2H: 1 V. Lightly compacted fills or common fills should be no steeper than 3H: 1 V. Common fills are defined as fill material with some organics that are "trackrolled" into place. They would not meet the compaction specification of structural fill. Final slopes should be vegetated and covered with straw or jute netting. The vegetation should be maintained until it is established. Foundations Conventional, shallow spread foundations should be founded on undisturbed, medium dense to very dense, glacial soils, or be supported on structural fill extending to those soils. If the soil at the planned bottom of footing elevation is not medium dense to very dense, it should be overexcavated to expose suitable bearing soil, and the excavation should be filled with structural fill, or the footing may be overpoured with extra concrete. Cornerstone Geotechnical, Inc. OJ 1 l 1 ] ] ] ] , 1 bJ o o o o o o u u Geotechnical Engineering Report Sunset Boulevard May 7, 2004 CG File No. 1628 Page 8 Footings should extend at least 18 inches below the lowest adjacent finished ground surface for frost protection and bearing capacity considerations. Minimum foundation widths of 12 and 18 inches should be used for continuous and isolated spread footings, respectively. Standing water should not be allowed to accumulate in footing trenches. All loose or disturbed soil should be removed from the foundation excavation prior to placing concrete. For foundations constructed as outlined above, we recommend an allowable design bearing pressure of 2,000 pounds per square foot (psf) be used for the footing design. Uniform Building Code (UBC) guidelines should be followed when considering short-term transitory wind or seismic loads. Potential foundation settlement using the recommended allowable bearing ptessure is estimated to be less than l- inch total and ~-inch differential between footings or across a distance of about 40 feet. Higher soil bearing values may be appropriate for footings founded on unweathered till, and with wider footings. These higher values can be determined after a review of a specific design. Lateral loads can be resisted by friction between the foundation and subgrade soil, and by passive soil resistance acting on the below-grade portion of the foundation. For the latter, the foundation must be poured "neat" against undisturbed soil or backfilled with clean, free-draining, compacted structural fill. Passive resistance may be calculated as a triangular equivalent fluid pressure distribution. We recommend that an equivalent fluid density of 200 pounds per cubic foot (pcf) be used to calculate the allowable lateral passive resistance for the case of a level ground surface adjacent to the footing. An allowable coefficient of friction between footings and soil of 0.40 may be used, and should be applied to the vertical dead load only. A factor of safety of 2.0 has been applied to the resistance pressure to account for required movements t~ generate these pressures. The friction coefficient does not include a factor of safety. Slabs-Oo-Grade Slab-on-grade areas should be prepared as recommended in the Site Preparation and Grading subsection. Slabs should be supported on medium dense to very dense native soils, or on structural fill extending to these soils. Where moisture control is a concern, we recommend that slabs be underlain by 6 inches of free-draining coarse sand or pea gravel for use as a capillary break. A suitable vapor barrier, such as heavy plastic sheeting, should be placed over the capillary break. Cornerstone Geotechnical, Inc. J 1 l ] ] ] Q o o o o o Geotechnical Engineering Report Sunset Boulevard May 7, 2004 CG File No. 1628 Page 9 Drainage We recommend that runoff from impervious surfaces, such as roofs, driveway and access roadways, be collected and routed to an appropriate storm water discharge system. Final site grades should allow for drainage away from 'any buildings. We suggest that the finished ground surface be sloped at a gradient of 3 percent minimum for a distance of at least 10 feet away from the buildings. Surface water should be collected by permanent catch basins and drain lines, and be discharged into a storm drain system. We recotnrilend that footing drains be used around all of the structures where moisture control IS important. The underlying till will pond water that accumulates in the crawl space. It is good practice to use footing drains installed at least 1 foot below planned finished floor slab or crawl space elevation to provide drainage for the crawl space. At a minimum, the crawl space should be sloped to drain to an outlet tied to the, drainage system. If drains are omitted around slab-on-grade floors' where moisture control is important, the slab should be a minimum of 1 foot above surrounding grades. Where used, footing drains should consist of.4-inch-diameter, perforated PVC pipe that is surrounded by free-draining material, such as pea gravel. Footing drains should discharge into tightlines leading to an appropriate collection and discharge point. Crawl spaces should be sloped to drain, and a positive connection should be made into the foundation drainage system. For slabs-on-grade, a drainage path should be provided from the capillary break material to the footing drain system. Roof drains should not be connected to wall or footing drains. Utilities Our explorations indicate that specific deep dewatering will not be needed to install utilities. Anticipated ground water is expected to be handled with pumps in the trenches. We also expect that some ground water seepage may develop during and following the wetter times of the year. We expect this seepage to mostly occur in pockets. We do not expect significant volumes of water in these excavations. The soils likely to be exposed in utility trenches after site stripping are considered highly moisture sensitive. We recommend that they be considered for trench backfill during the drier portions of the year. Provided these soils are within 2 percent of their optimum moisture content, they should be suitable to meet compaction specifications. During the wet j>eason, it. may be difficult to achieve compaction specifications and soil amendment with }<.iln dust or cement may be needed to achieve proper compaction with the on-site materials. Cornerstone Geotechnical, Inc. '. ] 1 ] J ] ] J I. O · o o o o u u Geotechnical Engineering Report Sunset Boulevard May 7, 2004 CG File No. 1628 Page 10 Rockeries Rockeries may be used to face stable cuts in the dense or glacial native soils. We recommend that we review planned rockeries exceeding 6 feet in height without a backslope,or 4 feet in height with a backslope and/or retaining fill. We"recommend that rockeries be constructed to Associated Rockery Contractors (ARC) guidelines and appropriate local, standards. Rockeries retaining fill in excess of 4 feet " should be specifically designed, and may require the use of soil reinforcing. Design" of fill rockeries, which may require geotextile reinforcement, is outside the scope of this report. Pavement The performance of roadway pavement is critically related to the conditions of the underlying subgrade. We recommend that the sub grade soils within the roadways be treated and prepared as described in the ~ Site Preparation and Grading subsection of this report. Prior to placing base material, the subgrade soils should be compacted to a non-yielding state with a" vibratory roller compactor and then proof-rolled with a piece of heavy construction equipment, such as a fully-loaded dump truck. Any'"areas with excessive weaving or flexing should be overexcavated and recompacted" or replaced with a structural fill or crushed rock placed and compacted in accordance with recoqunendations provided in the Structural Fill subsection of this report. MONITORING We should be retained to provide monitoring and consultation services during construction to confirm that t~e conditions encountered are consistent with those indicated by the explorations, and to provide recommendations for design changes, should the conditions revealed during the work differ from those anticipated. As part of our services, we would also evaluate whether or not earthwork and foundation installation aCtivities comply with contract plans and specifications. USE OF THIS REPORT We have prepared this report for Gough Development, Inc., and its agents, for use in planning and design" of this project. The data and report should be provided to prospective contractors for their bidding and estimating purposes, but our report, conclusions and interpretations should not be construed as a warranty of subsurface conditions. The scope of our work does not include services related to construction safety precautions, and our I recommendations are not intended to direct the contractors' methods,techniques, sequences or Cornerstone Geotechnical, Inc. "1 "I J ] ] 1 J ] ] ] ] J ] ~ J ! ; L . U j J .. Geotechnical Engineering Report Sunset Boulevard May 7~ 2004 CG File No. 1628 Page 11 procedures, except as specifically described in our report, for consideration in design. There are possible variations in subsurface conditions. We recommend that project planning include contingencies in budget and schedule, should areas be found with conditions that vary from those described in this report. Within the limitations of scope, schedule and budget for our work, we have strived to take care that our work has been completed in accordance with generally accepted practices followed in this area at the time " this report was prepared. No other conditions, expressed or implied, should be understood. We appreciate the opportunity to be of service to you: If there are any questions concerning this report or if we can provide additional services, please call. . Sincerely, Corr-erstone Geotechnical, Inc. Kris Addis Staff Geologist Rick B. Powell, PE Principal KLA:JPL:RBP:nt Three Copies Submitted Five Figures Cornerstone Geotechnical, Inc. 1 ] ~ ~ ] ] ] ] ] ~. D o o D o D o Cornerstone Geotechnical, Inc. Vicinity Map Phone: (425) 844-1977 . Fax: (425) 844-1987 File Number N Sunset Boulevard J ~ ________ 1_76_25_-1_30_fu_Av_e_NE_,_C-_10_2._W_O_Od_inV_iIIe_,W_A_._9_80_72 ____ ~ ____________ ~ __________ ~ 1628 Figure I 1 o Reference: Site Plan based on scanned version of .,.1.,.,~trn,ni",1 File Number Site Plan LEGEND Number and Approximate Location of Test Pit 60 120 Scale 1" = 60' Sunset Boulevard Figure 1628 2 ] J J o o o o o o Unified Soil Classification System MAJOR DIVISIONS GROUP GROUP NAME SYMBOL GRAVEL CLEAN GRAVEL GW WELL-GRADED GRAVEL, FINE TO COARSE GRAVEL COARSE - GRAINED MORE THAN 50% OF GP POORLY-GRADED GRAVEL COARSE FRACTION SOILS RETAINED ON NO.4 GRAVEL GM SILTY GRAVEL SIEVE WITH FINES GC CLAYEY GRAVEL MORE THAN 50% CLEAN SAND RETAINED ON SAND SW WELL-GRADED SAND, FINE TO COARSE SAND number 200 SIEVE SP POORLY-GRADED SAND MORE THAN 50% OF COARSE FRACTION SAND PASSES NO.4 SIEVE WITH FINES SM SILTY SAND SC CLAYEY SAND SILT AND CLAY INORGANIC ML SILT FINE- GRAINED LIQUID LIMIT CL CLAY LESS THAN 50% SOILS ORGANIC OL ORGANIC SILT, ORGANIC CLAY MORE THAN 50% SILT AND CLAY INORGANIC SILT OF HIGH PLASTICITY, ELASTIC SILT PASSES NO. 200 SIEVE MH LIQUID LIMIT CH CLAY OF HIGH PLASTICITY, FAT CLAY 50% OR MORE ORGANIC OH ORGANIC CLAY, ORGANIC SILT HIGHLY ORGANIC SOILS PT PEAT NOTES: SOIL MOISTURE MODIFIERS 1) Field classification is based on Dry-Absence of moisture, dusty, dry visual examination of soil in general to the touch accordance with ASTM D 2488-83. , 2) Soil classification using laboratory Moist-Damp, but no visible water tests is based on ASTM D 2487-83. Wet-Visible free water or saturated, 3) Descriptions of soil density or usually soil is obtained from consistency are based on below water table interpretation of blowcount data, visual appearance of soils, and/or test data. Cornerstone Phone: (425)844-1977 Unified Soil Classification System Geotechnical, Inc. Fax: (425) 844-1987 Figure 3 17625-13Oth Ave N E, C-102 • Woodinville, WA' 98072 ] 1 1 J ] J ] J :1 J o o o o o U J DEPTH TEST PIT ONE 0.0 -1.0 1.0 -2.5 2.5-6.0 6.0 -10.0 10.0-11.0 TESTPITlWO 0.0 -1.5 1.5 -3.0 3.0-5.0 5.0-6.0 6.0-7.0 TEST PIT THREE 0.0-8.0 8.0-11.0 TEST PIT FOUR 0.0-9.0 usc ML SMIML SMlML SM SM SM SM SMIML SM SM SMIML SM LOG OF EXPLORATION SOIL DESCRIPTION· ASSORTED DEBRIS (WOOD SCRAPS, SHINGLES, CONCRETE) (FILL) DARK BROWN SANDY SILT WITH ORGANIC MATTER AND ROOTS (SOFT, MOIST) (TOPSOIL) RUST-STAINED GRAY-BROWN SANDY SILT WITH OCCASIONAL GRAVEL INTERBEDDED WITH BLUE GRAY SILTY SAND WITH TRACE ORGANICS (LOOSE TO MEDIUM,DENSE/SOFT TO MEDIUM STIFF, MOIST TO WET) RUST-STAINED BLUE GRAY SILTY SAND INTERBEDDED WITH RUST-STAINED GRAY SANDY SILT (MEDIUM DENSE/STIFF, WET) BROWN-GRAY SILTY SAND WITH GRAVEL (VERY DEf\jSE, MOIST) (TILL) SAMPLES WERE COLLECTED AT 1.0, 3.0,10.0 AND 11.0 FEET GROUND WATER SEEPAGE WAS ENCOUNTERED AT 4.0 FEET TEST PIT CAVING WAS ENCOUNTERED FROM 4.0 TO 5.0 FEET TEST PIT WAS COMPLETED AT 11.0 FEET ON 04/06/04 DARK BROWN SILTY SAND WITH ORGANICS, GRAVEL AND ROOTS (LOOSE, MOIST) (TOPSOIL) RED-BROWN SILTY SAND WITH GRAVEL AND ROOTS (LOOSE TO· MEDIUM DENSE, MOIST) (WEATHERED TILL) BROWN-GRAY SILTY FINE TO MEDIUM SAND WITH GRAVEL AND OCCASIONAL COBBLES (DENSE, WET) RUST-STAINED GRAY SILTY FINE SAND WITH SILT SEAMS (DENSE TO VERY DENSE, MOIST) GRAY BROWN SILTY SAND WITH GRAVEL (VERY DENSE, MOIST) (TILL) SAMPLES WERE COLLECTED AT 3.0, 3.5 AND 6.0 FEET SLIGHT GROUND WATER SEEPAGE WAS ENCOUNTERED AT 6.0 FEET TEST PIT CAVING WAS NOT ENCOUNTERED TEST PIT WAS COMPLETED AT 7.0 FEET ON 04/06/04 DARK BLUE-GRAY SILTY SAND WITH PURPLE-COLORED ORGANICS, CONCRETE, PLASTIC, BRICK, ROOTS, AND GRASS CUTTINGS (LOOSE, WET) (FILL) RUST-STAINED RED-BROWN SANDY SILT WITH ROOTS INTERBEDDED WITH RED BROWN SILTY FINE SAND (MEDIUM DENSE/STIFF, MOIST)· . SAMPLES WERE COLLECTED AT 4.0 AND 11.0 FEET GROUND WATER SEEPAGE WAS ENCOUNTERED AT 8.0 FEET . TEST PIT CAVING WAS NOT ENCOUNTERED TEST PIT WAS COMPLETED AT 11.0 FEET ON 04/06104 GRAY SILTY SAND WITH GRAVEL, BRICKS, GRASS CUTTINGS, PLASTIC BOTTLES, PLASTIC BAGS, WOOD, OCCASSIONAL COBBLES AND LARGE . BLOCKS OF CONCRETE (1 FT X 3 FT X 3 FT) (LOOSE, MOIST) (FILL) SAMPLE WAS COLLECTED AT 8.0 FEET GROUND WATER SEEPAGE WAS NOT ENCOUNTERED TEST PIT CAVING WAS NOT ENCOUNTERED TEST PIT WAS COMPLETED AT 9.0 FEET ON 04/06/04 CORNERSTONE GEOTECHNICAL, INC. . . FILE NO 1628 FIGURE 4 J 1 DEPTH 1 TEST PIT FIVE 0.0-2.0 ] ] ] ] r') bJ o o o o ·0 J 2.0-4.5 4.5-7.5 7.5-8.0 usc SM ML SM SM LOG OF EXPLORATION SOIL DESCRIPTION BROWN SILTY SAND WITH GRAVEL, METAL, WOOD, LARGE CONCRE.TE BLOCKS, PLASTIC,'ROOTS,.BRICK, ASPHALT (LOOSE, MOIST) (FILL) BROWN SANDY SILT WITH GRAVEL, A LARGE CEDAR STUMP AND ORGANIC MATTER (LOOSE, MOIST) (FILL) RUST-STAINED BLUE GRAY SILTY SAND WITH GRAVEL AND ORGANICS (MEDIUM DENSE, MOIST TO WET) BROWN GRAY SILTY SAND WITH GRAVEL,(DENSE TO VERY DENSE, MOIST) (TILL) NO SAMPLES WERE COLLECTED GROUND WATER SEEPAGE WAS ENCOUNTERED AT 6.0 FEET TEST PIT CAVING WAS NOT ENCOUNTERED TEST PIT WAS COMPLETED AT 8.0 FEET ON 04106/04 . CORNERSTONE GEOTECHNICAL, INC. , FILE NO 1628 FIGURE 5 -\ 140'~ LM~5f:l) _~flAJ-/tl){fZ!-I?,qTI{!(y' M£)D/RC-If71~_42t1~epr :'---_~ StJA/Sl3L ___ iif2Ml!JS:._ .s~~f)LV' SIOrJ_~_&Eti.1?N I I'f ~50 R2-1 7ihS ~r uP P/,.ANS /.$~ ~4-$el8HIr-, i. 7:At, piJl<-QfV~ '~HPtAT LIlA ,'1 --t:J6~ 6hiUI.< \J I I I AZA 3 .... " ........ .... , "" '\ r;;-~-- ',,-I~ '~ .... I~ 'l------ I I I 7----- _._._._ ......... 4\.1 6 noC' o = 4 -w-1 IbID (21 t--~-' ;: 3 a::> o::t 0 {) @ .::[ C ~ q 'V Hone Dew I' /Itt.' \ ~",., ® 1:\ ~~ Uf- ~§;1 Zr OVl I« f-" «2 VlO Wf-"z «W ~'" o U :H ~~ d E-o ~:2_ €:~ £~ -0:: ~5 u ~~ / ~~ <\111 h 0::0 ~@" 2~"" 20 ,,,:0 :!MA ,,_ CL~ rERc:~L C, C;~[K =7 /----1. '"=20' , . q c z I ~:I II iol ~I ·I'I.I~I~ illl TOP OF POND rnm> BonOM OF II DETENTION ?-E"L392.0--- ~, ~ EL r:J1R QU .... UTY "SEOII.IENT STOAAGE FINISHED GRADE CD !:2~·?'D.sECTION 12' I ':i~ I _____________ ~~--------DP~~~-- "-OF ~ 1 W .... TER QUALITY ------EL J92.0 ~~ENG 1!~~IJ~bOM'l.E[~O);.'~j.O~----' (.;:======= g EL388.D CD ;~~·~D,SECTION TOP OF POND rnm> _s:J' __ f"lNISHEO l' SEOIIoCENT GR.ADE STOAAGE RIM ELEVATION 400.00 I FRAME AND LOCKING COVER MARKED 'CRAIN", SEE C.O.R. STDPlAN BR29. RISER ElEVATION 397.90 J"x 0.90 GAUGE J'-O' eTRS. 10111'4 lB" CMP CROSS STA.ND PIPE. OUTLET PRlr.IARY ORlFK:E WITH ROUND CLEAN 1.J9 DIA.. ORIFICE CUT IN 12 GA. PLATE '" WELDED TO ALUM. CMP CROSS. EMERG£NCY~ OVERflOW WS ~:-J."" OVERFLOW ws ~1 ow t1398.5-~ l' ROCK UNING EL J98.5 EMERGENCY OVERFLOW WSJ ~ES;7£1b QVE~-~ CD E~;,RGENCY OVERFLOW SPILLWAY --------- GR.AVEL .ACCESS ROAD NOTE: EXISTlNG UnLiTY LOCATIONS SHOWN HEREON ARE APPRO)(I~ATE ONLY, IT SHAU BE THE CONTRACTOR'S RESPONSIBIUTY TO DET[R~INE THE EXACT VERTICAL AND HORIZONTAL LOCATION Of ALL EXISTING UNDERGROUND UTIUrTES PRIOR TO COMMENCING CONSTRUCTION. NO REPRESENTATION IS MAOE THAT ALL EXISTING UTILITIES ARE SHOWN HEREON. THE ENGINEER ASSUMES NO RESPONSIBILITY FOR UTILITIES NOT SHOWN OR UTILITIES NOT SHOWN IN THEIR PROPER LOCATION CALL BEFORE YOU DIG: 1-800-424-5555 wrTH ROUND CLE.Mr 2.". 0"'-DRIF1CE CUT IN 12 GA. PLATE &: WELDED TO ELBOW. REMOV .... BLE W .... TERTIGHT COUPUNG OR fLANGE. /' EI BOW RESTRICTOR pETAIL z ==. CLEANDUTI DfVJN (BENO ROD AS REQ. FOR VERnCAL ALIGNMENT wi COVER) SEE KCRS OWG. 53 CD CONTROL STRUCTURE ""-6" QUARRY SPALLS £~'~:~ GRADE CD RI~TsRAP PAD DETAIL R-324703 8y: Dote: By: Dote: CD;"'R-3211703 q~ ! ~ ! 5 5 5 egg UI ~ ~ ~ -'I ; ~I~ -~ ~ "'-rl~ ~~P @;U5 a31-11 ~In I~ ~ c..> Q) -' Q) -' ... ~ -' U w ~ w >-a: w Q) c..> 0 c >-0 0 w z I z 0 0 a. -:J: Z til !;;: 0 (/J i= Q) en z OJ w w (!) f-~ ~ w 0 0 U • c..> ~ i DAIT """"'" JOB NO. DWG NO SHEET 18 OF 18 ~ ~ 8["1"j ~~ ~ I ~.&;o. ~= ~~ N .&;0. -..l an if R£NTOM a:HTERSRESIOENTlAlBONUSDlSIRICr",." (R£SIOnAi. O£lIOOTRAflI)4 DISTRICT ",.") orr OF"RDHOO CENTERSR£SIODfllAL9CHJSIXSlRlC,"B" (RESIOENTlALDrUONSmAnONDISTRICT'B") SIJ\'IS'C1 B,-\}D \'It \ '_I £. S\)\\S£.I \-IIG\-I'Ilt>-'i) \.SR-9001 " .. ®[]1f[g [p~[M , -40'-0' LEt2AL DESCRIPTION "fRAC.T 6, .J05EPH P. MARSHALL TRAGTS ACCOFWIN6 TO THE PLATT TI-IEREOF REGOR.DED IN VOI...UMe ~ OF PLATS, PA6E (e) 50, RECORDS OF KINeS c.otJHTY' HA5H1~TON Lor CQ\{ERA6EI I © 5 © ~ lI== ~ I ~ tl: © © ! ~ f I ~ I f . i I S.E. 1/4, S.W. 1/4, SECTION 3, TWP. 23 N., RGE. 5 E., W.M. LAND USE ACTION NO. 04-085 >IOIW..I!.!f. 9C.IU:1".'/411lI S\.l~Sf'i e\..\Jt)· ~.t... ~) [. ~~~~WT -,." """ ><"'" ---_ .. '" ,~'-.... -:::'",;:", r \5\\_9 00 , \ .. _____ -' I, "A\!--"~" _ ~"~.-( .J .-.. .,,," .~ 1 ~ -------_____ ...----"'\' __ ,~_----~----l~ oJ : .... . ~ ... -' ~.,.' , . ,,,,,,,,'" . ,\ ~.'. ~ .. • • .-" .A .... " If ",,-.< ' ~ - L \' '. ! ,! .<~ ;;r;r"'-t,/...J-l : --'.~~ ~ ~f£ .' ~';"u • .f= ~ ~ ,,:~:JJ _.ft_ ;;; ... ~~""'M' ~ S1..=71f11W1.ll.C ~ a"~_~ j'~" r--",gg/''--1'r.",---;iFi'.rt~ _~=::; ~ ~ E ........ & S1JI(..W.t1LfnJl nil ~ '!!" 1.A'iJ; '''''uo,'. , ... ,';';, _._ ,,' .,~,:~~·,n'" -=~ ... ",'g'~"""'..../ ..... ~"'" if' ,"'"""""'\"= • i _-",,_ _' ~l ---"""'.,. ..... ..". .. """'.,., _ 27 B / """M u _::"1 -1; ,I ~ m; 26 I I"""'" a"l5't4'E JI 1I illDO' 1D£f::f~~TS AIXDS~ I I L ACCfSS'UllJIY. "'".," ~"""" 51"1I)-~ MW • 3 Jll'35'24"[ j88"3II')4'[ / .... ~ ;15 ~Ij 14il~ ~1~""~li ~I;--~I~ ~I= d ' g 13i~12i~'I1· 10' g- W'J9'O'"E3JO.U'{C) ....... """" 51"1O-001J /' alTOfAOllUl Dum., IIUIltJIY " .-~,. .. .. ~. ~~ m~ w, .. .. m,~ mIl' ml~ ml~ mI' ml~ ~I~ ml~ m~ ml~ m~ m~, .-mn m~ m~ m. me /).. APfIIIO'oUIIIIACT'1"', ili =:=Il~ TOTALS: CU'lR£NT~lIlAC1"8": CURRlHTIIEW-lIO<IIIACT"D": =\:~UQlfl!~7',1'n~.Oil: OFfIJI[)IC(~~5f'ACEIIR[A5. QOnAID AT IOIEYIJUII, LU: 4I2I!ilUOI:5llkW,II-L Jl£HIQI,WA_ CAI'IS NUL ESTAl[CIIIU',1NC. MII([DAIIS 2101JPACn:~,1.1J&l DESr«lKS, .... "'. 42S-22&-!ill!iII ~....". l:J1J25.[.I511HfII... ~-:,,~1Il2 l((NI£/H"'ANDf]tS(JItASSOaAlillNC.,PI r1205.l415TI'l.,SlJllEC-4 ftO£!lIlWAY,lIA1IIOCLl 2M-&l&-1111 4121 NLSPlSfTILIO. mnat,WA_ U(21RES1O£H11.1l.1CDMR1l1L) ~~~~ 1,14J SCI. n, 1,II7JSQ.FT. l._so.n. ~~~; 4,0111$0. n. 1,1IlI!SQ n ~s:a: !1:: ~. 4,4J2SQ.n, 4,50\0 $0. n. 4.8111 sa. n u2!lSQ.n. UI!SQ.n. to_SQ.", 1,0.7 SQ. n. 11l221lU/1oC 10DU/o\C..,.,....151lU/N:. ... ~ 1,.m; SQ.n, ""'-"U!. 21.'1ISQ.n. ~~;~~II:~. ~. f>U(l[TSOUNOENERDY I'UGE1SOUNDEN£ROV CITY Of RENTON PUIUC UTU1lElI CITY Of RENTON PUIIUC UttJTI£S OJ[ST COIoIWNICA~S CITY Of MNTON PUBUC u, ... rnES (800) :t22-0400 (l1li)225-15773 (IN) 2215-577J (425)-tJO-72J4 (4:B)4JO-72J4 (1OO)1oU-31U (UI5)4JO-n.l4 ! ""'. fID o 50 100 SCALE:l°.!50' Oil! 'IN' DI!!CI!IPI1QN, mACTS, J05£PHP. WARSHAl.1.1RACTS, ACCORDING lD THE PlAT lHERECF RHXJIDEO IN '¥tUNE J8 (J" PlATS, PAC£(S) 30, RECORDS (J" kING COUNTY, '/IASHHGTON; [(CEPTlHESOUTH5JOFt!TTHEflEOf; A~O EXCEPT THAT PORllON Of TRACT 8 or ..osEPH P. IoIARSHAll l1I:ACTS. VJlUIoIEJ8CJ"PlATS,PAG£(S)JO,DESCRIBEDASFOllOWS: B<:GlNNHG AT TliE NORTH UNE CF SAIO TRACT 8 AT A POOH 100 Ft!T '/lEST, AS W(ASJR[D AT RlGlT ANIllS, CF THE EAST UHE THEREOf: TIlENCESOUTtlPARAU.fLTOSAIO[ASTUHEAOISTANCECK200FIET: TIlENCEWESTPARAl.J.R.TOlHESClJlHUNECKSAIOlRACl'6AOISTANCECKI40 FEET: THENCE NORlH PARAUiL TO SAID EAST UNE CK SAID lRACT TO lHE NORlH UNE THER£CK: THENCE NORlHEASTERlY AlCJfC SAID NORlH UN[ TO lHE POtNT CK BEGlNMlNC: A~ EXCEPT lHAT ~1lCII CXHnINED IN lONG COUNTY Sl.IP£RIOR allAn CAUSE N:l. 741907, ITDI 6 BY THE STATE rs WASKNCTON fOR HIGHWAY SRfIOO. IiIIl..mWII: TIlE ABOIJE tICAl IlESCRIP-nON AND lHlS SURVEY AA£ BAS£D UPC»t STEWART mLECOI,jPANY, AlTA Ca.lMlliolENT ORDER NUMBER 20048J801,OATEOMARI>\12, 2X14 AT 8:00 At.I. IIJIIIIlWt K::AS-KlNCCOJNTY~lR(1SUR'<£Y,l.AWBERTCRIlcoattllNATES.PROOl.IIE)BY YtalKSPRO.£CTSADt.IINISlRATlON . . ............... BI,SfJ) UPON niE saJlH UHE rs lHE SOUlHWEST QUARTER or SEC-nON J. T 23 NR5E,'MoI: B~IIRINC: NII8'39'OI·W. eTY CK RENl()j SURVEYCOOlROl NET'MlRIC POINT NO. 1844 AHD PRO.ECT C)HlROI..BASEI..tIE~GIN.CllYOfR£Hl()jR£COROCOORDINATESlNmT:N 1"7285.151119,E1313391.5202- c·t eX" REHl()j SURIo£Y ,:QllROt t:En'lOO:; POI;;T tiD. 1~4 AtoJ PRCM::T C)NlROI..BASEUNE.ClTYOfREHTONCOOROINATESlNfE[T:NII111648.3767,E 1;111384.0407. CAlCULATED COOOOlNATES BAS£D UPON BASIS OfIlEARlHC IN FEE1': N lB664B.3~19, E 1311383.9651. ~ CITY Of RENTON '<£R-nCAlDATUW(NAW 111118) .-CITY Of RENTON BEN()t,IARI( MJItlBER 1844; TAO< IN C(KR£T[ fli£O 2' IRON PIPE IN CASE, AlINTERSEC-nON OfN.E SUNSETBI.\1). ANODUVAU.AV£..N.E. EIIVA-nON·409.379'. <lllIIIIIIUIDJII 2 FOOT n'" or !IJIA mmm· APRIL20,2004 ........... KHC COJNTY ASSESSORS MAPS Of" SI:Cl1ON 4, T. 23 N., R. 5 E., W.M. KlNC COUNTY CONlROI.. 9.JRVEY, OEPARliolDH Of" PlJElUC DlCS, SURIo£Y BRANCH, OCOCRAPHIC INfORWATlON SYSTDI, I.KINlIt.IENT INfORWAl1ON DATABASE. STATE or WASHINGTON RIGIT or WAY MWS fOR STATE ROOTE N~\IOO, 116lH A'MflJE5.E.TOll11lHA't9f1J(5.E.,ASDATEOJJNE19,I\16\1. R[CORI)Of"SURIo£YBYESIoI,INC.:RECOROINCNUWBER91P1109001. 11'1I!pgROlnm xm. UNDERGROUND WATER, SEWER, STORW, AND CAS Ul1Urn:S AND STRUCTURAl APf'IJRTENANCESARESHOIIINA$INOICATEOONREca!OSWAPSFURNISHEDBY OltOS AND VElIIflED lIHERE POSSIBLE BY rout() SURfACE rtAMIES LOCATED IN lHE fIElD. WE ASSUIolE NO UABIUTY fOR THE ACCURACY or Tl£S[ RECORDS. fOR R'IAl LOCA -nON Of lHESE AND OTHER O1Sl1NC Ulln£S IN AREAS CRll1CAJ.. TO DESIGN, CONTACT lHE UTlJTY O'itlER / AGENCY. ItJN PllI'IT4III' SCUQIH' -8-BrlCI" IICIPTIDIf!!' 1) l.!AY CRrnc nooo CDI'IlRo.. ZONE OISlRICT: REC. NO. MlWrlI3. 2: PUCET SOUND POWER AND UCliT COWPANY: REC. NO. 75111204a2. CALL 48 HOURS BEFORE YOU DIG 1-800-424-5555 il~lll~liltl ~ :g ~ ;:$ S b I!I ~~i~~~ ;:;~ ~ ~"~I~ §~.U~~ ~,"g~~~ §:~$i~ ~ d ~ ~ ~ H ~ § ~ § ~! U ~! ."'I"'I .... I...,INI_I~ z o fJJ Il: r.1 ~, Zu ~~ • <Ii ~~ :t::l ... u r.1~ Z'" z< r.1A ~~ "-0 f-:5 CL >-'" « z :> :J w '" CL :.: UJ UJ 0:: U >-UJ z 0 ::t: l-« Ul UJ (!) ;; I ~~!~ ,~ .H, • llj~~~ • lljf~ lil-;jf §!.!M u ;;; a.' :::J 0 '" " !oJ « f-(f) w -' « w Do: ~ " ~ ~ 8 !;1 " « (f) ~ 5 o « U 0 ~ ~ KRA 10f 1 '" w ~~ u>-~g ZI 0", I< " ~. Z ",0 W>-<.:lZ <tW 1="' 0 U r<.z 00 >< .... .... Z U~ " i z ~ Cl. W (.!) « Z ~ Cl 00 (.!) Z is ~ (.!) 2~ q~ ~ I ~:I -r!i a ;~\ " ., EARTHWQRK QUANTITIES 10,500 CUBIC YAROS FlLl. 10,500 CUBIC YAROS CUT ~n ~ :;; 12 ROOF " DOTING OR"'-N 12 (TYP.) '0 SWRM DRAINAGE PIPE NWE' IF ~INI'-4U'-4 OF 2 FEET OF COVER CAN NOT BE OBTAINED FOR STORM DRAINAGE PIPE; THEN DUCTILE IRON OR REINrORCEO CONCRETE PIPE REQUIRED. NOTE: [XISTING UTILITY LOCATIONS SHOWN HEREON ARE APPRQ)(It.lATE ONLY. IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO DETERMINE THE EXACT VERTICAL AND HORllONTAL LOCATION or ALL EXISTING UNDERGROUND UTILIITES PRIOR TO COMMENCING CONSTRUCTION NO REPRESENTATION IS MADE THAT ALL EXlsnNG UTILITIES ARE SHOWN HEREON. THE ENGINEER ASSUMES NO RESPONSIBILITY' FOR UTILITIES NOT SHOWN OR UTILfTlES NOT SHOWN IN THEIR PROPER LOCATION CALL BEFORE YOU DIG: 1-800-.2~-5555 / H~f.~ R-32I.J70h ~ 30 30 60 SCALE IN FEET J8 ~~~8Q:iAL Qate: I.{-Z;'I-or;" Dotll:~ Octe: '" Dote: 72· 3Z""'7cx-. IIII~ NI_I; • '0 J(~.,,, . ~)~ ~ ~;;; ... , I I !!Ill' I' ~;UI i all-II ~II r o ~ 11'- ~ 0 <ll ...J ...J Z <ll >:!: ~ .... () w Cl. w >-0:: W <ll 0 (.!) « c: ~ z 0 w ~ z I 0 -J: Cl til f-"" II) « (.!) <ll en z w is C) (.!) til « ~ :t:: ~ 0 (.!) () 0 I 0 i JOB NO. owe NO. __ "'_'_ ""tt 8 OF 18 t ""l ~ ~~ " I ~~ ~= < I ~tu N .j;;o.. -...l It f:i~ II i:~ ~~. -~ ~o::: Uil::~! !, ~ " cnlij J. ALL REOUIRED SEDIIoIENTAllON/EROSION CONTROL fACILmES MUST BE CONSTRUCTED AND IN OPERAnoN. PRIOR TO lAND CLEARING AND/OR OTHER CONSTRUCTION TO INSURE THAT SEDIMENT LADEN WA,TER DOES NOT ENTER THE NA,TlJRAL ORAlN.t.GE SYSTE.... AU. EROSION .'.NO SEDIIoIENT rACIUTlES SHALL BE IroIAINTAINED IN A, SAnSrACTORY CONDmON UHTlL SUCH nME THAT CLEARING A,NO/OR CONSffiUcnON IS COMPLETED AND POTEi'ITIAl toR ON-SITE EROSION H.fS PA.SSED. THE IMPLEMOOA,nON, I!I.AINTENJ.NCE, REPlACEMENT -"'NO ADDrTlONS TO EROSION/SEDI ... ENTA,nON CONTROL S'l'STthIS SHAIJ.. BE THE RESPONSIBIUTY or THE PERMITTEE. 4. THE EROSION lIND SEDIt.4ENTA,nON CONTROL SYSTEMS DEPICTED ON THIS DRA.WlNG ARE INTENDED TO BE WINI ... U ... REQUIROIEHTS TO WEEr ANTICIPAT[D SIT[ CONDrTlONS. AS CONSffiucnON PROGRESSES -"'NO UNEXPECTED OR SEASOI'W. CONDITIONS DICTATE, THE PERWITTEE SHALL AN'TlCIPA,TE THAT WORE EROSION -"'NO SEDIMENTATION CONTROl rACILrnES WILL BE NECESSARY TO INSURE COMPLETE SILTA,nON CONTROL ON THE PROPOSED SITE. DURING THE COURSE or CONSTRUcnON, IT SHALL lIE THE OBUGAnON AND R£SPONSIBIUYY or THE PERt.4ITTEE TO ADDRESS Nf'r NEW CONDITlONS THAT ...... Y BE CREATED BY HIS AClMTlES .'.NO TO PROVIDE AOomONAI. rAClunES, OVER AND J.8()IJ[ ... INIWUM REQUIRD.lENT'S, AS MAY BE NEEDED TO PROTECT -'OJI.CENT PROPERTIES AND WATER QUAlITY Of THE RECEMNG ORIIINAGE SYSTE .... S..y 1/4 OF SECTION 3, TOWNSHIP 23 N, RANBE 6 ~ ~ ~ ~ ~ \ \ i i \i\ ~ *'f, ~ \-. ~ f r , .. Iii \,U ~ , I I I "' I I" \ 1 I I I I) I ~ - 5. \PPROVAl OF THIS PLAN IS FOR EROSION/SEDIMENTATION CONTROL ONLY .... IT DOES NOr CONSTITUTE .'.N N>PROVAL OF STORM DRAINAGE DESIGN, SIZE NOR LOCATION OF PIPES, RESTRICTORS, CHANNElS, OR RETEHTlON FACILrnES. 6. DURING THE TI"'E PERIOD or OCTOBER 1 THROUGH APRIL JO, ALL PROJECT DISTURBED SOIL AAEAS GREATER THAN 5,000 SQUARE FEET. THAT ARE TO BE L£FT UNWORKED FOR WORE THAN TWELVE (12) HOURS, SHAI.L BE Ca.'ERED BY MULCH, SODDING, OR PlASTIC COVERING. 7. IN ANY AREA WHICH HAS BEEN STRIPPED OF VEGETAnON AND WHERE NO FURTHER WORK IS .ANTlCIPA,TED FOR A PERIOD OF 30 DAYS OR MORE, AU. DISTURBED AREAS !.lUST BE I ...... ED~TELY STABIUZEO WITH MULCHING, GRASS PlANTING OR OTHER A,PPROVEO EROSION CONTROL TREAn.lENT APPLICABLE TO THE TIME or IDR IN QUESTION. GRASS SEEDING ALONE WILL BE ACCEPTA,BLE ONLY DURING THE MONTHS OF APRIL THROUGH SEf'TEMBER INCLUSIVE. SEEDING w.y PROCEED, HOWEVER, WHENEVER IT IS IN THE INTEREST OF THE PERMITTEE, BUT MUST BE AUGMENTED WITH MULCHING, NETTlNG, OR OTHER TREAn.lENT N>PROVED BY THE CITY OF RENTON, OUTSIDE THE SPECIFIED n!.le: PERIOD. 8. FOR AU. EROSION/SEOIMENTA,nON CONTROL PONDS WHERE THE DEAD STORIIGE DEPTH EXCEEDS II INCHES, A, FENCE, A IolINI"'UM OF 3 FEET HIGH IS REQUIRED, WITH 3:1 SIDE SLOPES. GRAVEl CONSTRUCTION ENTRANCE, 24' X SO' X S" OF 4-TO 8-INCH auA,RRY BE LOCATED AT A,LL POINTS OF VEHICU!..AA INGRESS ANO EGRESS TO THE SITE. 5. CLEAR AND GRADING ACT1VfllES SHAlL COt.lPLY WITH RECOMMENDAnONS CONTAINED IN THE GEOTECHNICAL ENGINEERING REPORT DA.TED w.Y 7, 2004. R-3211101 EXISTING UTILITY LOCATIONS SHOWN HEREON ARE APPROXIMATE ONLY. IT SHALl BE THE CONTRACTOR'S RESPONSIBILITY TO OETERIoIINE THE EXACT VERTICAl AND HORIZONTAL LOCATION Of ALL EXISTING UNDERGROUND UTILIITES PRIOR TO COt.lMENCINC CONSTRUCTION NO REPRESENTATION IS MADE THAT ALL EXISTING UTIUTIES AAE SHOWN HEREON. THE ENGINEER ASSUtolES NO RESPONSIBILITY FOR unLiTIES NOT SHOWN OR UTILITIES NOT SHOWN IN THEIR PROPER LOCATION. CALl BEfORE YOU DIG: 1-800-.24-5555 ~2 ~~ LUEttQ .> o\f FILTER F~RIC FENCE r jm~ INTERCEPTOR DITCH ~ §,~ STRAW ROLLS ~ "" '" ~~~~G U~~ ~~~~~I-~ 2 ~:~ ~ ~ <' z ~ _ocr.lm 3~ 0011: ~~P ~iUI ili'l I .::t:. ~ () ~ c o J: -til JOB NO. OWG 1'10. __ "'_'_ SHFFl ~ t'!'j t 3~ ~ I l E ,&:.. e S = ~ I ~~ ,&:.. -..J Q 5~ ~l1 Zr O<fl ~~ <z: <flO Wf-"Z <w 1='" o u r..z 00 » .... .... z -~ u~ ~~ q ~ ~ ~ ~ il I 8 ~ 9 ~ ~ ... ".$o~:, .~ 420' <00' J90·· 0+00 1+:00 :1.+00 J+OO 4+00 W.M. if~ "~. t" g lIm , ~~B~ ~ ~~~I .~ '~ ~ PVI STA _ 4+75.00 PVl ElEV -+08.95 ... ". 0' .50~ove •.............. ~§ .•• 8 • 3ffi 8~ n §I~ ... ~ ~---.... _--.. ~. ~-.. -_ ... _ .. ":il ~ ~ 1;;1' .•... __ ..•.. ____ .•.. ______ ... _-'-____ .2.OQ." .~ / '/ ;. /' / '; .,' /~EXlsnNG ./' GRADE 5+00 t , I.ElWIIl ~ ~~~~TcONCRm CJ ~2~iMRE~ ~ 1. ALL DIMENSIONS SHOWN ARE TO FACE OF CURB UNLESS NOTED OTHERWISE. OCONSTRUCTION NOTES' 1 INSTALL STOP SIGN &: STREET SIGN :1. INSTALL PRIVATE ADDRESS SIGN R/W ,,' NOTE: [XlsnNG UTIUTY LOCATIONS SHOWN HEREON ARE APPROXIt.lATE ONLY. IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO DETERMINE THE EXACT VERTICAL AND HORIZONTAL LOCATlON OF ALL EXISTING UNDERGROUND UTILItTES PRIOR TO COMMENCING CONSTRUCTION. NO REPRESENTATION IS MADE THAT ALL EXISTING UTILITIES ARE SHOWN HEREON. THE ENGINEER ASSU~ES NO RESPONSIBILITY FOR UTILITIES NOT SHOWN OR UTIliTIES NOT SHOWN IN THEIR PROPER LOCATION CAlL BEFORE YOU DIG: 1-800-424-5555 ,,' 2~ ASPHALT CONCRffi PAVEMENT CLASS "B" 4" ATB OR 2" CLASS "B" R/W ED PUBLIC STREET SECTION -H,T ••• 40 1"=40' scale ~ 40 R-32470Q 80 feet ~~~~~~~ __ ~10 VERTICAL SCALE feet ,"=5' 40 0 40 80 1"",40' C!Q HORIZONTAL SCALE feet ~'O, .. q_06 :, Dete; SIIlH ______ Oete: By: Cb ~~. ~.~.,(j., III11 ~IIII ~RI ~ o I ..l<: () Q) ...J ...J ~ ,.: () W W >. ex: Q) () C ~ 0 w :::c z 0 CO :I: !;( C/) en Q) w OJ (!) (tJ ~ :t:: 0 () () II 5 5 ~ ~ U IIII~ ~ 1 W ...J u: 0 ex: a. 01! Z :'5 a. Cl « 0 a: ""'''''''' JOB NO. owe NO. __ e,_o _ -m=--6 OF 18 t ~ t'I'j ~ I "" = ~ N "" -..l !) U ," " ~ iI. ~ ~ ~ ~ ~ :t) • = 6 ~ ~ en -i ::D » ~:E ;, ::D o ,... ,... en "lJ m ::D ~ m -i m .::D ~UJ ·c ." ." m ::D ." m z o m :E m -i ,... » Z c .en ~i5 ·z z en -i » ,... ,... » -i 0 Z ~~ -" ~ ~~ ~~ ~. ;o;;!:j •• ~~ ~~ 90 o~ ~~ .~ ~~ ~~ ~z ". z. ~~ ~~ ~~ ~. ~o ~~ o~ .~ ~~ ~r U s;;~ 9~ Or ~~ d~ ~. ;::l~ ~~ ~~ ~ 9~ i ~ ~ Cottages at Honey Creek I~ II~ "-,,~ COTTAGES AT HONEY CREEK, LLC I\.) ~ SHEET CONTENT GRADING I EROSION CONTROL DETAILS LJ:>Z£ -OJ:> -G3.L I CHECKED BY DeO .~ :!! ,... -i m ::D ." » ID ~ 0 ." m Z 0 m c m -i ~ ,... .~ -i m s::: "lJ 0 ::D » ::D -< 0 0 Z en -i ::D c 0 -i 0 Z m z -i ::D » z 0 m '. en m c ~ m Z -i -i ::D » "lJ ""1 F~~ I~~ii "'!i!ji.t ~!ii: ~~' ~~'~ ~; i:~~ ~;! ! i 'i!~~ ~® l ~ ~ ;I!I i ill S ~ i I ~~ ;®I ~ ;I!n ill ~ i I ; I :~? .. I l .. iiI : ~~i ~l~ ---i:~" I i~ AI ~~ ~~ iq :1 '~ i~ ;~ ,! ;1 • , '''~ ii; Ii 'g'~ .i i! ~~~ !~~~ ~.~. ~~ ,! ~I ~s ~~'t .'t .. '0,' '. '§ ; '.0 0"0 i~ 'il'~" '! l!' ,~§ "1, 8, !' FF~ m b ~d!=:;! ;:10 ji ~n ;!!II ~CII ~i~~ ~ . ~ ~;~ ~~~ § .~'r g • • !~: ~,: ~.~: J! !i~ ~i8 ~ in~ F;:I ..... '"" l' . :il ~~~ : .• ~~ . !.! ~ ~ I ~~, ~ ~ ~ E ~:~ ~ I ~ '~ DIt[I)CErFPAIVOENT ~~ ~~ j!:& j!:"; ;! !~ i~ OS , "' !~ ~~ ;H: ~!i' ;~ 9 f~ '. ~8 ! RESPONSE TO CITY COMMENTS RESPONSE TO CITY COMMENTS ID ::IE .. 0 ." ID m 0 -I 0 z ¥ -I 0 ::IE Z ID :I: :;; '" Co> ~ ::JJ > z Q m 01 m > ID =" ~ ~ ~ 1; " m co ~ ~ !O I~ I ...... co ~. IE_~2.00. '2"' 1£_402.50, 6". IE=j"96.65,12", 1£-397.15. S", ~ Cottages at Honey Creek Ii cu,'" COTTAGES AT HONEY CREEK. LLC ~ SHEETCONTENT DRAINAGE PROFILES I.O]Ol.Ooh.i EffiI.JAilNOH.LVsa:O .... lJ.O.:) LJ:>Zf -OJ:> -<I:tlL ~ CITY OF ~ RENTON Plcnniflll/Buildinli/Public WOrQ Dept. COTIAGES AT HONEY CREEK RENTON, WASHINGTON DRAINAGE PROFILES RlW .... 22.'2 I 1£_419.12, 12". I IE-4'9.62, S", j j j //~ RlW_414.00 IE-410.1S, 12. ~~ ~~ CB 7-TYP 248" / I , I I z:] '\ 't \? It I' I j ICHECKEDB'f OLO RlW=396.00· . 1£=395.51. 15"' 1£-395.51, 12"' 1£=396.01,6"' CB B -m>£ 46" RlW-404.13 1£=394.75, 18"' 1£=395.00, IS·' IE=395.25, 12"' / ~ RIW_419.20 I 1£"415.70, 12"' I 1£=416.20,6", I / 02/22/2006 9"'8 'CD :IE , .. 0 .... CD m '0 .... (5 z $A .... 0 :IE z 'CD ::t ~ ., :'" z .::::u :> z :Ii) ;m 01 m > CD :' ~ ~ I f I 1 i !i \1OIIll.lI.\I' seuJ;:, •• 1/ • ...: O" ... ~ 1 COII[II!~-..s_T·A· (1It:~~_._DlS_'·.' ---~~:IOIPDI~~~w:J .... -'lCOOLDIUH.OW'ItIIl-OM. cmfSlIOIlIJII C[NI[lISRt1IJ[Ntw.a.:..ISDlJIlIItIT (JnIXN1W._lIJIlION1JIS1III;1'8') ""'CI:IlJoP"'lIIDIlS ~.10-~ IoCWS~A 4I1at--r"':'! ~ I I L ACaSStUIUIf. ~, -~ ~'_OOII I I I 14 13 IB 12 S8!'.)g·OI"[lJO.1J'(C) .... --SlIIl'IHIII71 S.E. 1/4, S.W. 1/4, SECTION 3, TWP. 23 N., RGE. 5 E., W.M. LAND USE ACTION NO. 04-085 I" ,~ , "tw' I: "Il\!I' Ii on Dr IlDlIOI 0»)1$'" tUIUIf " Pl!f!Jtct 'I!!!!IM,nQN' --~1. ., _. ~~ .. .. ~~ .. .. ~~ ~1' ~lt . -~I~ ~~ .. ~~ ~~ ~~ .. ~I~ ~n .-.~ ~a ~a .. 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TO SAID EoUt L.M: A mTAHC£ rx 200 FEET; lMENCl'lE51Po\lfALI£LroTHESOUTHUNEIJ"SAlDTRACTeAorsTANa:~UO fUT; neta: J«RlHPAllAUD. TOSAlO(ASTlMOF SAG TRACT T01I1(NORlHlJN( TI€R(~: TIOIC[ NORTl€AS1tIILl AlI»ICSM)NallH LINE TO 111( POIIT~ 8EGNCIIO; NtDExctPTTHATPORnCJICCtUIM:OINIONGCOJNlYSUf'{RIORCQURTCAUS£ 1tO.7(11107.llDIIOY1I1(SlAtl:OFWASHllGlONfORHll)fWAlSRlOO. IDII..mOII> 1I1(AlIIM: l£GAl.oo;aaPlION NtD MSSI.R'otYAII£lIASEOuPONSTEWAIIT nTlf COFMl, ..... fA CQAIIIVEHT IJID[R NUI&:R 2OIM8JI01, DATED tlAII0112. 2004 AT IHIO AM """"" KCAS-K!NGCOJNTYCQlTROLSUfI'o(Y,l.AItIB(RTGtIlICOORONAltS,PROOUC£D8Y dKSPRO.(CfSADIINIS11IA1ION • ~"'fkN~TH LJN[ ~ 1M( SIlllH'II(STQlJAllTEII ~ SECn3, T 23 11,115 t-. BEARWG:_lII'01"W . Oly OF RENTON SlII'tI[Y COI11IIl. NE"I"IO!K PONT ItO. 1144 AICl PRO.{CT COHTROLBASELllEOAIGtI.CllYOFlI[NlONRECORDCOOADINAmlNrtU·N 157Z&B19,[1.31.3l11lS202 . CllY.~A(NTONSI.R'o'EYCONTROLNE1WOAKPOIN1NO.IIII4A1C)PfIO.lCl IXtITROL8AStl.I€.01Y0FII[NTONCOCRDNA1ESlNrt£T·NI~J7e1.[ 1.311lU.0407.CAl.a .... UEDCOOADINAltSIlASEOI.PONBASlSOFBEAIINl .. Fttt: MlI1Ge4ll . .»1t,[1JlllBJ.1I651. IIIII<IIo.JIOII OTY OF RENTON 'otR1ICAi. DATUII ("",YO 11M) ......... OTY OF RENTON BENOftINIK IMI8EII 1844; TACK II COMCR£tt rum r IRCtI PI'[" C.t.5l AT INTtftS(ClION ~ N,[ !lINSET 11.'0() ANI) MALL A't{. NE. ruvAlION.409J79'. -2 fOOl -,."" &'c:.W·ASS£SSOIISYN'SOF SECOON •. T2JM.II.!>(., .... KDC ccum 1Xt11lICl. 9.11\(l, D(PAIIIW(NI OF P\8JC W(I!KS, SUINt, 8IWII)t. GEOGItAI'HICINF"ORIMfIONSTSlDI,"OIUI[NTN"ClRWAfIONOATA8AS[. STATIor~TONIlll)iI0F.AYlIN'SflII5IATIRQJTINo.tOO.IUllH A'o(NU( $.E. TO llaTH A'o(NU£ $.[., ASOATED.u« It, IQ69 AECORDOFSUMYBY£SW.INC.;A[~IUI8DtIlOl1011OOI. "S1OIIM,AIClCA$UflJT£5NtDSTRUClURAI. ASt(lICAtl:DONAECORDS"N'5nJRtr.iHED8Y POSSIIll[ 8lfOlNl SURrA« rtAl1A!ESlOCATED IN IA8lJlYf(ll1l1(~or1l1£S[A(COROS.flII ClO1W[R[XlSnt«:lUflJT£5INAII£ASCIII11CAI.TO bES1GN. CONTACT M: UTUTY ll'M'IER I AGENCY. IfON pwrrtU fII:BIQU!.I T apzgaL m;p!IQI!!t 1) ..... YCRE(KflO(llCOH11IOLZtH:\lISIRICT,MC.NO.5t4Mlll. !)PUGETSOIJN)POIERAIClUQITCOIIPANy,R£C.N07511120482. CALL 48 HOURS BEFORE YOU DIG 1-800-424-5555 z 0 rn ~ r.l Q . ~I~III~ I!!I:; 8 i ~ ; I !I! ~ i ~ a~~ § > § ·i· ii! ..,I",I-li ZU, ~Z, ~l ow! "~:" I ~i) r' ! r.lgllj~~' Zrn 0"li ~j::!;; Z ~ ;!l~~ r.l~Pili~1 ~.~§"!"O" § I :.: ~ UJ U UJ z 0:: - ~ o a: ::J >->-0 UJ a: :'i Z <.? ~ !l. o ~ § >-:I: .. a: .... iii .. g Z -< w 5: en ...J 0 a w l5 a: " a: !l. -< Vl 1= 5 o .. o " ~ ~ .,( KRA ;'0.106/091 e-015 lof 1 ~ ~ j ~ ~ i ;~n! i i~ jR in ~ , ~i~1 ~; ~;~ ~~ i@i Iii I~ i~ . ~ ~ ~ , ii" '": d:,· ?i~ ~ §§! H I ! ~ ,~ 5 ~~, i 'I ~i '1 I'§ § "§ §§ ~. 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''' .... -..... .,. ... .., ;<:; ~~ 1513 iI ;i t!! p;'; i~ 515 ., g~ Ii ~'" !i Uldl2ilB © Harvey Adams Davis Consulting Inc. 1201 Monster Road SW ste: #320 Renton, WA 98055 tel: (425) 228-5959 (applicant / contact) Maria Wolcott 2220 Ilwaco Ave. NE Renton, WA 98059 (party of record) Updated: 07/27/06 PARTIES OF RECORD~~~ COTTAGES AT HONEY CREEK LUA04-085, PP, SA-H, V-H, ECF Cottages at Honey Creek, LLC 1201 Monster Road SW ste: . #320 Renton, WA 98055 (owner) Phil & Verda Gesner 11025 142nd SE Renton, WA 98059 (party of record) (Page 1 of 1) .·\\T[i;}~ " 'J'". Kathy Keolker, Mayor January 29,2007 Mr. Harvey Adams Davis & Kurth 1201 Monster Road SW, Suite 320 Renton WA98055 "",:-'" Re: 'Cottages at Honey Creek, LUA04-085 Residential Setbacks and Commercial Use Dear Mr. Adams " f.,1/P. .f}. ':I -ofrC;-~II~ CITY. fF RKNTON° t°b- PlanningiBuildinglPublic Works Department Gr:egg Zimmerman P.E., Adminis!rator This letter is sent to clarify outstanding issues related to the above-referenced project. Regarding setbacks, we have reviewed the Renton Municipal Code in effect at the time the project was deemed complete in 2004. For residential projects within the Commercial Neighborhood Zone (CN), the development standards (to which the project is vested) for provides reference (note 26) to setbacks in Residential Demonstration District B. Although this classification does not occur in current code, again, the Cottages at Honey Creek project is vested to those special development standards. Note26 states that RMC 4-3-095, "Setbacks, General" would be applicable for residential projects in the CN zone and Demonstration District "R' RMC 4-3-095D specifies that the required side setback is three feet (3'). Regarding the use of Lot Cl for residential, without first floor commercial, it is our understanding that at the time the project was vested (2004) the lot was zoned so that residential use would be allowed, without ground floor commercial. Therefore, residential uses are allowed on Lot Cl of the Cottages at Honey Creek. If you have anyquestions regarding these matters, do not hesitate to contact me at 425- 430-7381. Sincerely fo/t·~ut-J4r- Elizabeth Higgins, AICP Senior Planner . Copy to file -~----, 1-O-55~So-u-th-G-r-ad-Y-W-a-:'y-' '~-R-e-nt-on-,-w-as-h-in-g-to-n-98-'~-57---'------~ ,),1';:, • '. ~ This paoer contains'SO% recycled m:.rerial, 30%'POSI consumer AHEAD OF THE CURVE · /Vpte. U> ~'s ~w: fo..f~ &-,L"'---~ /JA-~ .;...., /l--<-Ptrr C ~ M c t-VI'r 0 </--0 S-s-) .;, vn. ~Y~ .' ~ ~ LVA-aLI--/0 y- -------------~~---.. STATE OF WASHINGTON, COUNTY OF KING} AFFIDAVIT OF PUBLICATION PUBLIC NOTICE Jody L. Barton, being first duly sworn on oath that she is the Legal Advertising Representative of the King County Journal a daily newspaper, which newspaper is a legal newspaper· of general circulation and is now and has been for more than six months prior to the date of publication hereinafter referred to, published in the English language continuously as a daily newspaper in King County, Washington. The King County Journal has been approved as a Legal Newspaper by order of the Superior Court of the State of Washington for King County. The notice in the exact form annexed was published in regular issues of the King County Journal (and not in supplement form) which was regularly distributed to its subscribers during the below stated period. The annexed notice, a Public Notice was published on August 21,2006. The full amount of the fee charged for said foregoing publication is the sum of$147.00. J~rton "'" ega Advertising Representative, King County Jou;tt~ll\'I.t',i c:. rUIIII ... S scribed and sworn to me this 21 st day of Aug4.,S!>2096.? • ;:.~ :~10 ''l/ ~. '. .' (\,rnl.s~;. '. 1'0 :,.;. (] co.· /cP 0" ' . ., ~ . . . :: .. ,>~\. ~ <'r·.-:::. &.D ~/(TYJ < "."~ ;;10" . Q. -.'. Cf) .-. -B D Cantelon ~.. ': 7 ~ : =: Notary Public for the State of Washington, Re~}din!(~ KellS Yitshingt~1)t ~ PO Number: -':.~ ,,""' ";'" . d::·... ~ ~:; t.-'.0· ,.;, • ..... "';., 0" v / VVasn\{\';;'.· " ~:. /0 "~JoQ'.OO· 0 ~, "'.1,/ f'yl P b\\ \,,' "t",. U. \,\ v';"~uuOUU\i~~\ f NOTICE OF ENVIRONMENTAL Honey Creek bisects the site from DETERMINATION west to east. The site is zoned ENVIRONMENTAL REVIEW Commercial Arterial (CA) and has COMMITI'EE a Commercial Corridor Com pre- (& PUBLIC HEARING) hensive Plan designation. RENTON, WASHINGTON Appeals of the environmental The Environmental Review Com-determination must be filed in writing mittee has issued a Determination of on or before 5:00 PM on September 4, Non-Significance-Mitigated for the fol-2006. Appeals must be filed in writing lowing project under the authority of toge~he~ with the required $75.00 the Renton Municipal Code. ~pplica~lOn fee with: Hearing Exam- Major Modification of Approved mer, CIty of Renton, 1055 South Preliminary Plat of Cottages at Grady Way, Renton, WA 98055. Honey Creek App~als to the Examiner are governed LUA-04-085, ECF, PP, SA-H V-H ~y CIty of Renton Municipal Code Sec- Location: 4821 NE Sunset Blvd. tion 4-8-110.B. Additional information The applicant is requesting Envi-reg~ing the appeal process may be ronmental Review and Hearing obtamed from the Renton City Clerk's Examiner approval of Major Office, (425) 430-6510. Modifications of a previously-A Public Hell:ring will be held by the approved Preliminary Plat (see Rento~ Heanng Examiner in the Exhibit 1). The subdivision of a Councll Chambers, City Hall, on Sep-3.7~ arn; site into 27 single family t~mber 26, 2~06. at 9:00 AM. to con- reSIdential lots, one commercial SIder the Prehmmary Plat, SIte Plan, multi-family residential or mixed: and Variance. If the Environmental use lot, and several tracts for D~termination is appealed, the appeal either open space or stornlwater WIll ~e heard as part of this public detention was approved in Janu-hearmg. Interested parties are invited ary 2005. Access is proposed via to a~nd ~e publi~ hearing. l\TE Sunset Blvd. via a new public Pubhshed m the King County Journal street terminating in a cul-de-sac. August 21, 2006. #861359 • A ENVIRONMENTAL DETERMINATION (& PUBLIC HEARING) ~ ISSUANCE OF A DETERMINATION OF NON-5IGNIFICANCE (DNS) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: Major Modtflcatlon of Approved Preliminary Plat of Cottage. at Honey Creak PROJECT NUMBER: LUAQ4.485, ECF, PP, SA-H, V-H LOCATION: 4821 NE Sunset Blvd. DESCRIPTION: The applicant Is requastlng Environmental Review and Hearing examiner approval of Major Modtflcation8 of a prevloualy-approved Preliminary Plat (see exhibit 1). The subdivision of a 3.71 acra alte Into 27 single family residential lots, Dna commercial, multl..famlly residential or mlxed-u •• lot. and several tract. for either open apace or atonnwater detention was approved In January 2005. Ace ••• I. proposed via HE Suns.t Blvd. via a new public .treet terminating In a cul-de-sac. Honey Creak bls.cts the elta from wa.t to easL The alta '8 zoned Commercial Arterial (CA) and has a Commercial Corridor Comprehensive Plan designation. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITIEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. Appeals of the environmental determination must be flied In writing on or before 5:00 PM on September 4, 2006. Appeals must be flied In writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton. 1055 South Grady Way. Renton, WA 98055. Appeal. to the examiner are governed by City of Renton Municipal Code Section 4-3·110.8. Additional Information regarding the appeal process may be obtained from the Ronton City Clor1t'. om.o, (425) 430-6510. A PUBLIC HEARING WILL BE HELD BY THE RENTON HEARING EXAMINER AT HIS REGULAR MEETING IN THE COUNCIL CHAMBERS ON THE 7TH FLOOR OF CITY HALL, 1055 SOUTH GRADY WAY, RENTON, WASHINGTON, ON SEPTEMBER 26, 2006 AT 9:00 AM TO CONSIDER THE PRELIMINARY PLAT, SITE PLAN, AND VARIANCE. IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, THE APPEAL WILL BE HEARD AS PART OF THIS PUBLIC HEARING. FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEVELOPMENT SERVICES DIVISION AT (425) 430-7200. DO NOT REMOVE THIS NOTICE WITHOUT-PROPER AUTHORIZATION CERTIFICATION I, >=w 66./ $E.P5 , hereby certify that :s copies of the above document wer~ posted by me in ~ conspicuous places or nearby the described property on $"'~'N~\~'I'"". ~~ .::::-~ \,.. '>'~\\\\\"1~~ "I. .£._~ :: fi)...,::O-::, ,OP-J f!;tIII/ ~t_ DATE: <$-/8-1)6 SIGNED:~~='!i: )'A., ~~~~ ./ -:J;;"'~' )... ~~ ~ ~,~o .. "'~ ~ ATTEST: Subscribed and sworn before me, a Notary Public, in and for the State of Washington residing in~ ~o _. -i ~ ~ ~ .a f.J 5?: ~ () f:, t .~ I.fI 'I, US\. () ':,,0: 'rCl~ ~~ ~<!.... , on the Q t day of ~ , CLvw' A ~ H~~,~~,~~?f NO ARY P LIe SIGN '1 OF W,.,Sv:..,$ h\\,\\,\,,'" CIT~~F RENTON Kathy Keolker. Mayor November 14, 2006 Harvey Adams Davis Consulting Inc. 1201 Monster Rd. SW;#320 Renton,WA 98057 City Clerk Bonnie I. Walton . Re: Cottages at Honey Creek Preliminary Plat -Major Amendment, LUA-04-185, PP 4821 NE Sunset Boulevard Dear Applicant: At the. regular Countilmeeting of November 13, 2006, the Renton City Council adopted the October 5, 2006recomniendation of the hearing examiner to approve the referenced preliminary_plat major amendment, subject to conditions to be met at later stages of the platting process. . Pursuant to RCW, a final platnieetingall requirement~ of State law and Renton Municipal Code shall be submitted to the City for approval within five years of the date of the original preliminary plat approval. If I can provide additional information or assistance, please feel free to call. Sincerely, Bonnie I. Walton City Clerk cc: Mayor Kathy Keolker Council President Randy Corman Jennifer Henning, Principal Planner -1-O-55-S-0"-Uth-O-ra-'-d-y-W-a-y--R-· 'e-n-to-n,-w"-as-hin-g-to-n-9-8-0-57---(4-2-5-)4-3~O~-6"-5I-O-/~FAX--(4-2-5)-4-30---65-1-6 .~ * This PaPe' contains 5O%re<¥cIed mate';;'l, 30% post eonsu":"', AHEAD OF THE CURVE • November 13, 2006 AUDIENCE COMMENT Citizen Comment: Petersen- Various Citizen Comment: DeMastus - Prostitution Problems Citizen Comment: McOmber - Highlands Area Redevelopment Citizen Comment: Madson- Citizen Initiative, Fireworks Ordinance CONSENT AGENDA Council Meeting Minutes of 1116/2006 Community Ser:vices: Holiday Lights Program, Sun Lighting Comprehensive Plan: 2007 Amendments, Pre-Applications Utility: Sewer Moratorium in East Renton Plateau P AA Plat: Cottages at Honey Creek, NE Sunset Blvd, PP-04-j85 * 0 Police: Jail Inmate Health Services, Occupational Health Services Transportation: May Creek Bridge Replacement Design, Parametrix Renton City Council Minutes • Page 390 Inez Petersen, PO Box 1295, Renton, 98057, voiced her pleasure with the efforts of the Highlands Zoning Task Force. She expressed concern regarding due process issues pertaining to the Comprehensive Plan public hearings, noting that the ordinances adopted may be based on an invalid public hearing process. Ms. Petersen also questioned why non-Renton residents are allowed on the City's boards and commissions. Additionally, she indicated that while the Police Department has addressed some problems related to prostitution, there are more problems that need attention, especially one in an area near a church. Sandel DeMastus, Highlands Community Association Vice President, PO Box 2041, Renton, 98056, thanked the police for their work on addressing some prostitution problems, and expressed her hope that the work will continue. Howard McOmber, 475 Olympia Ave. NE, Renton, 98056, complimented all those who are working hard to improve the Highlands neighborhood. He noted that everyone has a right to express their opinions, Mr. McOmber stated that Renton is a wonderful place to live, and one of the reasons for that is the City's diverse population. " Lori Madson, 1301 SW 16th St., Renton, 98056, chair of the Committee to Keep Renton Safe, expressed her pleasure that Renton will maintain its ban on fireworks as a result of the vote on Renton Proposition 1. Additionally, she thanked those who campaigned against the proposition. Items on the consent agenda are adopted by one motion which follows the listing. At the request of Council President Corman, item 6.e. was removed for separate consideration Approval of Council meeting minutes of 11/6/2006. Council concur. Community Services Department recommended approval of a contract in the amount of $62,778.43 with Sun Lighting for the 2006 Holiday Lights Program. Council concur. Economic Development, Neighborhoods and Strategic Planning Department submitted two pre-applications for the 2007 Comprehensive Plan amendment pre-application review process. Refer to Planning and Development Committee. Economic Development, Neighborhoods and Strategic Planning Department recommended setting a public hearing on 11127/2006 to consider extending the moratorium on sewer availabilities for new subdivisions in the East Renton Plateau Potential Annexation Area. Council concur. Hearing Examiner recommended approval, with conditions, of the Cottages at Honey Creek Preliminary Plat Major Amendment; 4.17 acres located at 4821 NE Sunset Blvd. Council concur. Police Department recommended approval of a contract with Occupational "Health Services (Public Hospital District No.1 of King County) in the amount of $176,376 for health services for Renton jail inmates for 2007. Council concur. Transportation Systems Division recommended approval of a contract in the amount of$146,174 with Parametrix, Inc. for design of the May Creek Bridge Replacement Project. Council concur. ~ OF RENTON COUNCIL AGENDAeLL t. f I AI#: Submitting Data: For Agenda of: 1111312006 DeptlDi v!Board .. Hearing Examiner Staff Contact.. .... Fred J. Kaufinan, ext. 6515 Agenda Status Consent. ............. X Subject: Public Hearing .. Correspondence .. Cottages at Honey Creek Major Amendment Ordinance ............. File No. LUA-04-185, PP, SA-H, ECF Resolution ............ Old Business ........ Exhibits: New Business ....... Hearing Examiner's Report and Recommendation Study Sessions ...... Legal Description and Vicinity Map Information ......... Recommended Action: Approvals: Legal Dept.. ...... . Council Concur Finance Dept.. ... . Other .............. . Fiscal Impact: Expenditure Required .. . N/A Transfer/ Amendment. ..... . Amount Budgeted ...... . Revenue Generated ........ . Total Project Budget City Share Total Project.. SUMMARY OF ACTION: The hearing was held on September 26,2006. The Hearing Examiner's Report and Recommendation on the Cottages at Honey Creek Major Amendment was published on October 5, 2006. The appeal period ended on October 19, 2006. No appeals were filed. The Examiner recommends approval of the proposed major amendment subject to the conditions outlined on pages 6 & 7 of the Examiner's Report and Recommendation. Conditions placed on this project are to be met at later stages of the platting process. STAFF RECOMMENDATION: Approve the Cottages at Honey Creek Major Amendment with conditions as outlined in the Examiner's Report and Recommendation. RentonnetJagnbill! bh Minutes APPLICANT/CONTACT: LOCATION: SUMMARY OF REQUEST: SUMMARY OF ACTION: OFFICE OF THE HEARING EXAMINER CITY OF RENTON Harvey Adams Davis Consulting Inc. 1201 Monster Rd SW, #320 Renton, W A 98057 Cottages at Honey Creek Major Amendment File No.: LUA 04-185, PP, ECF 4821 NE Sunset Boulevard October 5,2006 Applicant requested amendment to the preliminary plat of The Cottages at Honey Creek, previously approved by the Hearing Examiner and City Council to allow 3 townhouse-style residential units and lot sizes for all lots to change. The entrance road to be realigned, the stormwater tract relocated and changed to an open pond and the commercial lot to be relocated. Development Services Recommendation: Approve with conditions DEVELOPMENT SERVICES REPORT: The Development Services Report was received by the Examiner on September 19,2006. 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 September 26, 2006 hearing. The legal record is recorded on CD. The hearing opened on Tuesday, September 26, 2006, at 9:44 a.m. in the Council Chambers on the seventh floor of the Renton City Hall. Parties wishing to testify were affirmed by the Examiner. The following exhibits were entered into the record: Exhibit No.1: Yellow file containing the original Exhibit No.2: Vicinity Map application, proof of posting, proof of publication and other documentation pertinent to this re_guest. Exhibit No.3: 2004 Preliminary Plat of The Cottages Exhibit No.4: Proposed Revisions to Plat of The at Honey Creek Cottages at Honey Creek · Cottages at Honey Creek MajO~endment File No.: LUA-04-085, PP, ECF October 5, 2006 Page 3 Mike Davis, 1201 Monster Rd SW, Ste. 320, Renton, WA 98057 stated that he is owner and applicant. On Condition #5 regarding the C-l lot, a site plan revision was submitted when the CA zone was adopted. The overlay for the 150-foot requirement making it a mixed use had not been adopted. They worked with Jennifer Henning and Neil Watts to make sure that the townhomes would be allowed. He would like to strike the portion of Condition 5 where it says: "Lot C-l will be mixed use/residential use in accordance with zoning" to state "Lot C-l will be in accordance with zoning requirements". He does not want the record to reflect that it has to be a mixed use in the event that that zoning would actually allow stand alone multi-family. Condition #7 refers to the various mitigation plans. At the time the preliminary plat was approved there was a mitigation plan in place. It does need to be revised based on this new information, which will be turned in later this week. The Examiner stated that he may have opinions on zoning and vesting but will only deal with the plat and site plan that is before him. DarreilOffe, 13932 SE 159th Place, Renton, WA 98058 stated that when the preliminary plat was originally submitted together with the site plan there was a reverse curve in the access road to provide access to Sunset Blvd. This layout was approved two years ago. At that time the Transportation Department denied the plan due to the need for tangents to extend the road. It was easier to acquire the WSDOT property than the City of Renton property, which is located on the other side. Staffwas in support of acquiring that WSDOT parcel in order to provide the straight road and the open pond. Ms. Higgins stated that she would like to have Recommendations #4 and #5 struck from the record. 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 10: 17 am. FINDINGS, CONCLUSIONS & RECOMMENDATION Having reviewed the record in this matter, the Examiner now makes and enters the following: FINDINGS: 1. The applicant, Harvey Adams, Davis Consulting Inc., filed a request for a Major Amendment of an approved Preliminary Plat. 2. The yellow file containing the staff report, the State Environmental Policy Act (SEPA) documentation and other pertinent materials was entered into the record as Exhibit #1. 3. The project was originally reviewed by the Environmental Review Committee (ERC), the City's responsible official, when it was first processed. The ERC issued a Determination of Non-Significance -Mitigated (DNS-M). No further review was conducted for this proposed change. 4. The subject proposal was reviewed by all departments with an interest in the matter. 5. The subject site is located at 4821 NE Sunset Boulevard. The subject site is located south of Sunset and east of Duvall Avenue NE. 6. The map element of the Comprehensive Plan designates the area in which the subject site is located as I Cottages at Honey Creek Majtlrnendment File No.: LUA-04-085, PP, ECF October 5,2006 Page 4 suitable for the development of Center Neighborhood uses, but does not mandate such development without consideration of other policies of the Plan. 7. The subject site is currently zoned CA (Commercial Arterial). When the plat was first approved the site was zoned CN (Center NeighborhoodlResidential Bonus Districts A and B). Staff determined that the proposal was vested in the prior CN Zoning. 8. The subject site was annexed to the City with the adoption of Ordinance 2945 enacted in July 1975. The Preliminary Plat the applicant proposes amending was approved on January 10,2005. 9. The subject site is approximately 4.17 acres. There was some initial question about the parcel's size. The subject site includes a rectangular addition that was owned by Washington State but now has been acquired by the applicant, subsequent to the Preliminary Plat approval. The original parcel was U- shaped with a dogleg to Sunset at the extreme east and west sides of the property. The subject site surrounded the state owned property on the west, south and east. With the acquisition of the state's parcel the subject site now has a contiguous frontage along Sunset, the parcel's north boundary. 10. Many of the findings below are adopted from the original report. 11. Honey Creek runs east to west through the northern third ofthe subject site. There are steep slopes along the creek channel that range,up to 30 percent. In order to provide access to the subject site the applicant will be constructing a road that has to cross Honey Creek. The applicant is also rebuilding the culvert system in that area. In order to work within 25 feet of the creek the applicant was granted a variance from the Tree Cutting and Land Clearing regulations. 12. There have been no changes to the number oflots that would be created. The applicant proposes , dividing the subject site into 28 lots. Twenty-seven lots would be for detached single-family homes while one lot would be for commercial development. The commercial lot that had been proposed for the western dogleg portion of the subject site would now be changed. The commercial lot would be located in the northeast comer of the parcel, east of a newly aligned roadway. This would permit the commercial lot to have its driveway along the new roadway rather than directly onto Sunset, reducing the number of curb cuts along this major roadway. 13. One ofthe issues with the original plat was the alignment of the cul-de-sac roadway. It was constrained by the location of the State's parcel. The roadway did not line up with another road north of Sunset and there were concerns that the offset intersection might create traffic problems. The acquisition of the State parcel has allowed the roadway to be moved west, to line up with the road north of Sunset and to widen the narrow remainder tract that had been located east of the roadway. That widened ,"tract" could now be a lot and that is what the applicant now proposes. The new lot would take the place of the commercial lot originally planned for the west side of the parcel. 14. In place of the western commercial lot, the applicant would now develop a surface, stormwater detention pond. The surface pond would replace a proposed vault that would have been located in the Honey Creek buffer. 15. The proposed residential lots originally ranged in size from approximately 2,748 square feet to 5,417 square feet. Those dimensions have changed modestly with the relocation of the roadway to the west. The relocation would allow slightly wider lots east of the road and narrower lots west of the road. Detached single-family homes would be constructed on each of the 27 residential lots. , Cottages at Honey Creek Majo.mendment File No.: LUA-04-085, PP, ECF October 5,2006 Page 5 16. There was discussion of what might be constructed on the commercial lot but that discussion can be left for a time when plans are submitted. The changed zoning could affect those plans and further changes could also affect those plans. The use of the commercial parcel is unnecessary to a discussion of a plat amendment. 17. The layout of the homes would follow the same arrangement as before. They would still be arranged around the generally north-south public road with one tier oflots along the eastern edge and another tier along the southern edge. Access easements would provide access to a number of interior lots along the western portion of the site. 18. The new roadway would be 42 feet wide and terminate in a cul-de-sac. 19. Proposed Lots 8,9, 10 (southeast comer), 14, 15, 16, 17 (southwest comer), 21, 22 and 23 (west central) would be accessed by easements. These three easements along with the driveways for Proposed Lots 6, 7, 11, 12, 13, 18, 19 and 20 would use the cul-de-sac for access. 20. The residential complex will be subject to site plan review due to its being located in Suburban Centers Residential Bonus District B. The buildings have identical floor plans as now proposed. That might have to be altered if shared driveways are necessary. In that case, it appears that mirror floor plans might work. The buildings would be 25 feet in height. A modification approved by the administrator allows the garages to be front-loaded. 21. An open space tract would be created south of the new commercial tract and north of the creek. Honey Creek will be located in a separate tract system. 22. Sewer and water are available or can be extended to serve the subject site. 23. The subject site currently sheet flows into Honey Creek. After appropriate treatment storm water from the developed site will still be discharged into Honey Creek. 24. The proposed development will generate approximately 270 vehicle trips per day. 25. The subject site is located within the Renton School District. Students will be assigned to schools on a space available basis. 26. The density of the plat will change as a result of the addition of acreage. It would now range between 6.99 and 9.64. Staff noted that is below the minimum. Site conditions do allow modifications of density and the parcel is bisected by Honey Creek with slopes on either side of it. Also, the applicant has realigned the entrance roadway to create a standard, four-way intersection rather than an offset intersection. The standard intersection is safer for a major arterial street such as Sunset. 27. The original ERC conditions as well as the original conditions imposed on the prior plat, as applicable, will again be applied to the amended plat. CONCLUSIONS: 1. The proposed plat amendment appears to serve the public use and interest. Its main attractions are a surface stormwater pond in place of a vault located in the wetland buffer and the creation of a more standard intersection along Sunset Boulevard in place of an offset intersection. The proposed plat still provides protections for Honey Creek, a critical area, in the form of buffers. The number oflots that I Cottages at Honey Creek MajLendment File No.: LUA-04-085, PP, ECF October 5,2006 Page 6 take access from the cul-de-sac will still create a complex driveway pattern and overly cut up sidewalk. 2. The plat complies with the Zoning Code and critical areas ordinances. The lots are appropriately sized for the CN Zone, the zoning in place when the plat was originally reviewed. The proposed lots are small but will offer homes and sites to those seeking smaller parcels in an area with both natural amenities and nearby urban services. As in similar lots with interior development potential, the interior lots will be somewhat hemmed in and surrounded by other lots with no visual access to an open streetscape. 3. In addition to providing additional residential choices, the plat is being developed in an area with appropriate utilities and will help avoid sprawl. The applicant will also be offsetting some of the impacts by paying mitigation fees for traffic, parks and fire services. 4. The lots are generally rectangular and meet the various setback standards for the CN zone. The applicant will be permitted to place garages in the setback area after being granted a modification by the City. 5. The relocation of the commercial lot to the east does not have any additional consequences other than allowing access to that lot from the new roadway rather than from another driveway along Sunset. 6. The plat, as amended, should be approved by the City Council. RECOMMENDATION: The City Council should approve the Preliminary Plat subject to the following conditions: 1. The applicant shall comply with the conditions imposed by the ERC. 2. Staff shall work with the applicant to reduce the number of driveways and easements that access the cul- de-sac and make use of shared driveways between adjacent homes. If this requires inverting the floor plans of those adjacent homes, the applicant shall invert those floor plans. 3. The applicant shall work with City staff and WSDOT to provide channelization for NE Sunset Boulevard (SR 900) ensuring turning movements for ingress and egress to the development meeting all applicable standards and requirements. 4. A homeowner's association or maintenance agreement shall be created concurrently with the recording of the final plat in order to establish maintenance responsibilities for all shared improvements, including fences, landscaping, utilities, private easements, etc. A draft of the document(s), if necessary, shall be submitted to the City of Renton Development Services Division for review and approval by the City Attorney and Property Services section prior to recording of the fmal plat. 5. The applicant shall incorporate tax lot 5169700071 into The Cottages at Honey Creek Preliminary Plat as a stormwater tract and access easement tract. The stormwater tract shall be dedicated to The Cottages at Honey Creek Homeowners' Association. The HOA shall be responsible for maintenance of the stormwater tract. 6. The applicant shall submit a revised landscape plan, which includes landscaping of the stormwater tract( s), for review by the project manager as a condition of approval of this Amendment. The landscape plan shall be submitted and approved prior to commencement of construction. · Cottages at Honey Creek Majoa.endment File No.: LUA-04-085, PP, ECF October 5, 2006 Page 7 7. The required landscaping of the stonnwater pond shall be installed prior to recording the final plat. 8. The applicant shall, as a condition of the approval of the Amendment, revise the site plan to demonstrate that all lots will meet the development standards of the zone. Said plan shall be submitted to the project manager for approval prior to commencement of construction. 9. The applicant shall submit for review as a condition of approval of this Ainendment and prior to the commencement of construction, the following: a. A stream buffer averaging plan showing areas where the buffer will be reduced from the 50-foot required buffer, b. A initigation plan compensation area for stream buffer averaging, c. A stream restoration plan (for construction work within the stream buffer), d. A stream buffer monitoring plan, and e. A stream buffer maintenance plan. 10. The mitigation installation and restoration for the stream buffer shall be complete prior to recording the final plat. ORDERED THIS 5th day of October 2006. HEARING E INER TRANSMITTED THIS 5th day of October 2006 to the parties of record: Elizabeth Higgins Senior Planner Development Services Division Darrell Offe 13932 SE 159th Place Renton, W A 98058 Maria Wolcott 2220 ilwaco Ave NE Renton, W A 98059 Harvey Adams Davis Consulting Inc. 1201 Monster Rd SW, #320 Renton, W A 98057 TRANSMITTED 5th day of October 2006 to the following: Mayor Kathy Keolker Stan Engler, Fire Mike Davis 1201 Monster Rd SW, Ste. 320 Renton, W A 98057 Phil & Yerda Gesner 11025 1420d SE Renton, W A 98059 Jay Covington, Chief Administrative Officer Julia Medzegian, Council Liaison Gregg Zimmennan, PBPW Administrator Larry Meckling, Building Official Planning Commission Transportation Division I Cottages at Honey Creek Ma.Amendment File No.: LUA-04-085, PP, ECF October 5,2006 Page 8 Alex Pietsch, Economic Development Jennifer Henning, Development Services Stacy" Tucker, Development Services King County Journal Utilities Division Neil Watts, Development Services Janet Conklin, Development Services Pursuant to Title IV, Chapter 8, Section 100Gofthe City's Code, request for reconsideration must be tlled in writing on or before 5:00 p.m., October 19,2006. Any aggrieved person feeling that the decision of the Examiner is ambiguous or based on erroneous procedure, errors of law or fact, error in judgment, or the discovery of new evidence which could not be reasonably available at the prior hearing may make a written .request for a review by the Examiner within fourteen (14) days from the date of the Examiner's decision. This request shall set forth the specific ambiguities or errors discovered by such appellant, and the Examiner may, after review of the record, take further action as he deems proper. An appeal to the City Council is governed by Title IV, Chapter 8, Section 110, which requires that such appeal be filed with the City Clerk,accompanying a: filing fee of$75.00 and meeting other specified requirements. Copies of this ordinance are available for inspection or purchase in the Finance Department, first floor of City Hall. An appeal must be tlled in writing on or before 5:00 p.Ili., October 19, 2006. If the Examiner's Recommendation or Decision contains the requirement for Restrictive Covenants, the executed Covenants will be required prior to approval by City Councll or final processing of the tlle. You may contact this office for information on formatting covenants. TheAppearanc~ 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 pennits all , interested parties to kriow the contents of the communication and would allow them to openly rebut the evidence. Any violation of this doctrine would result in the invalidation of the request by the Court. The Doctrine applies not only to the initial public hearing but to all Requests for Reconsideration as well as Appeals to the City Council. Project Location: 4821 NE Sunset Blvd 92 92 84 .. w , Z . w '~ ..J ...J <t > => o 1------_---.., 4 ... A 7 ~ ---SITe- 6 ~ 11\ " c q ',. 'Vf'1 'f .... @>..1-_ 0 <t 0 -=:t r(') ~ ..... '. o 'B 200 ,. 165.31 ... ~ Honey '" Dew ~ U <I: N LI'\ cO If) "E nJ E o U ~ u .3 :c I nJ cO "'0 ... 0 U 9'Z 18UO) @) (f) LLI > .c:{ ]~ i o.S;4c. ~ ( IMI IIIDIJI ~ EJ" -:-~:~ ~ @O ... , "0 ""L-8 .-.ft~.~. ____ . 01 .... __ ._. - ---Z Earl A.Weber 1'iMk5 ~ ~ 1.11 Ac. l~ *. O.,'l5ic. O.Sl Ac.~' _I ~ ~ ::: 1148 c;:;.. ® $A:-: I I@; 165 2' I~S.5~ :~: ,AO 150.79 ::: 2 es ~ I ~\~I~ 4.14 Ac. Gino J. Non 1.43 Ac . Florence 'B. Mathieson ;~; 1 . I Ac. I Ab . ~:~ I~ /lDfj EXHIBIT ® cp (j)) :~:l 2 ISO.54 60J . . "-E5)e-e!9-EI~::: ~.-._._.-1!'·PL-._ ''2 '2"'" N.C.. ",n ;::el, :~ m :.: I e e f-c ~ t:Q ~ \0 ::q :>< ~ I I I un ~ i ~ge§ 1 al ~ ; 1;1 IW 1/04 01' IICTION S, ~ i ~ ! aa N, RANG! II ;;! ~~~6O'rJ:.~"J:J.·~THlUMff s. ~~~IH~=.cw.:. ~ MPOM OAfID MAY 1. 1004, R-3211'?O/ M'i H1. ~Ir~~ ji~j sg -'- EXHIBIT 7 ,:,t. e (.,) ~ _ ... ,. . ;.' .:. }' ;: . . :':\':' .. ""'.~"'~"/ . .t{ EXHIBIT -A-l" ...... u·.~:. II' :~ .. .. .. . :. ...... " ".;.~;' .:' .: .' .' :' ... :' .' .... : .. ' .""'.;:. ':~. .•....•.... :. CLTIC NO.1 H710647 ..... • J '. wi:... • ... . .: .. ' .. •. ,.. '7 ; : .... ~ ..... ':;' . ':.:' .' " ':'. .•.. ;:. .:; .:. j .? '::;. ,,' .... ::: ... j .' i· i .. t f.' • • 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 5th day of October 2006, 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 5It, day of &~fo6e/ ,2006. Public in and fI eState of Washington ding at ku~ , therein. Cottages at Honey Creek Major Amendment LUA 04-185, ECF, PP The Decision or Recommendation contains a complete list of the Parties of Record. • • [~_H_E_A_RI_N_G_EXA_M_I_N_E_R_'S_RE_PO_R_T_~l Minutes APPLICANT/CONTACT: LOCATION: SUMMARY OF REQUEST: SUMMARY OF ACTION: • • October 5,2006 OFFICE OF THE HEARING EXAMINER CITY OF RENTON Harvey Adams Davis Consulting Inc. 1201 Monster Rd SW, #320 Renton, W A 98057 Cottages at Honey Creek Major Amendment File No.: LUA 04-185, PP, ECF 4821 NE Sunset Boulevard Applicant requested amendment to the preliminary plat of The Cottages at Honey Creek, previously approved by the Hearing Examiner and City Council to allow 3.townhouse-style residential units and lot sizes for all lots to change. The entrance road to be realigned, the stormwater tract relocated and changed to an open pond and the commercial lot to be relocated. Development Services Recommendation: Approve with conditions DEVELOPMENT SERVICES REPORT: The Development Services Report was received by the Examiner on September 19,2006. 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 September 26, 2006 hearing. The legal record is recorded on CD. The hearing opened on Tuesday, September 26, 2006, at 9:44 a.m. in the Council Chambers on the seventh floor of the Renton City Hall. Parties wishing to testify were affirmed by the Examiner. The following exhibits were entered into the record: Exhibit No.1: Yellow file containing the original Exhibit No.2: Vicinity Map application, proof of posting, proof of pUblication and other documentation pertinent to this request. Exhibit No.3: 2004 Preliminary Plat of The Cottages Exhibit No.4: Proposed Revisions to Plat of The at Honey Creek Cottages at Honey Creek • • Cottages at Honey Creek Major Amendment • File No.: LUA-04-085, PP, ECF October 5, 2006 Page 3 Mike Davis, 1201 Monster Rd SW, Ste. 320, Renton, WA 98057 stated that he is owner and applicant. On Condition #5 regarding the C-l lot, a site plan revision was submitted when the CA zone was adopted. The overlay for the 150-foot requirement making it a mixed use had not been adopted. They worked with Jennifer Henning and Neil Watts to make sure that the townhomes would be allowed. He would like to strike the portion of Condition 5 where it says: "Lot C-l will be mixed use/residential use in accordance with zoning" to state "Lot C-l will be in accordance with zoning requirements". He does not want the record to reflect that it has to be a mixed use in the event that that zoning would actually allow stand alone multi-family. Condition #7 refers to the various mitigation plans. At the time the preliminary plat was approved there was a mitigation plan in place. It does need to be revised based on this new information, which will be turned in later this week. The Examiner stated that he may have opinions on zoning and vesting but will only deal with the plat and site plan that is before him. Darrell Offe, 13932 SE 159th Place, Renton, WA 98058 stated that when the preliminary plat was originally submitted together with the site plan there was a reverse curve in the access road to provide access to Sunset Blvd. This layout was approved two years ago. At that time the Transportation Department denied the plan due to the need for tangents to extend the road. It was easier to acquire the WSDOT property than the City of Renton property, which is located on the other side. Staffwas in support of acquiring that WSDOT parcel in order to provide the straight road and the open pond. Ms. Higgins stated that she would like to have Recommendations #4 and #5 struck from the record. 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 10: 17 am. FINDINGS, CONCLUSIONS & RECOMMENDATION Havingreviewed the record in this matter, the Examiner now makes and enters the following: FINDINGS: 1. The applicant, Harvey Adams, Davis Consulting Inc., filed a request for a Major Amendment of an approved Preliminary Plat. 2. The yellow file containing the staff report, the State Environmental Policy Act (SEPA) documentation and other pertinent materials was entered into the record as Exhibit #1. 3. The project was originally reviewed by the Environmental Review Committee (ERC), the City's responsible official, when it was first processed. The ERC issued a Determination of Non-Significance -Mitigated (DNS-M). No further review was conducted for this proposed change. 4. The subject proposal was reviewed by all departments with an interest in the matter. 5. The subject site is located at 4821 NE Sunset Boulevard. The subject site is located south of Sunset and east of Duvall Avenue NE. 6. The map element of the Comprehensive Plan designates the area in which the subject site is located as Cottages at Honey Creek MajttAmendment File No.: LUA-04-085, PP, ECF • October 5,2006 Page 4 suitable for the development of Center Neighborhood uses, but does not mandate such development without consideration of other policies of the Plan. 7. The subject site is currently zoned CA (Commercial Arterial). When the plat was first approved the site was zoned CN (Center NeighborhoodlResidential Bonus Districts A and B). Staff determined that the proposal was vested in the prior CN Zoning. 8. The subject site was annexed to the City with the adoption of Ordinance 2945 enacted in July 1975. The Preliminary Plat the applicant proposes amending was approved on January 10, 2005. 9. The subject site is approximately 4.17 acres. There was some initial question about the parcel's size. The subject site includes a rectangular addition that was owned by Washington State but now has been acquired by the applicant, subsequent to the Preliminary Plat approval. The original parcel was U- shaped with a dogleg to Sunset at the extreme east and west sides ofthe property. The subject site surrounded the state owned property on the west, south and east. With the acquisition of the state's parcel the subject site now has a contiguous frontage along Sunset, the parcel's north boundary. 10. Many of the findings below are adopted from the original report. 11. Honey Creek runs east to west through the northern third of the subject site. There are steep slopes along the creek channel that range up to 30 percent. In order to provide access to the subject site the applicant will be constructing a road that has to cross Honey Creek. The applicant is also rebuilding the culvert system in that area. In order to work within 25 feet of the creek the applicant was granted a variance from the Tree Cutting and Land Clearing regulations. 12. There have been no changes to the number oflots that would be created. The applicant proposes dividing the subject site into 28 lots. Twenty-seven lots would be for detached single-family homes while one lot would be for commercial development. The commercial lot that had been proposed for the western dogleg portion of the subject site would now be changed. The cOmlnerciallot would be located in the northeast comer of the parcel, east of a newly aligned roadway. This would permit the commercial lot to have its driveway along the new roadway rather than directly onto Sunset, reducing the number of curb cuts along this major roadway. 13. One of the issues with the original plat was the alignment of the cul-de-sac roadway. It was constrained by the location of the State's parcel. The roadway did not line up with another road north of Sunset and there were concerns that the offset intersection might create traffic problems. The acquisition of the State parcel has allowed the roadway to be moved west, to line up with the road north of Sunset and to widen the narrow remainder tract that had been located east of the roadway. That widened "tract" could now be a lot and that is what the applicant now proposes. The new lot would take the place of the commercial lot originally planned for the west side of the parcel. 14. In place of the western commercial lot, the applicant would now develop a surface, stormwater . detention pond. The surface pond would replace a proposed vault that would have been located in the Honey Creek buffer. 15. The proposed residential lots originally ranged in size from approximately 2,748 square feet to 5,417 square feet. Those dimensions have changed modestly with the relocation of the roadway to the west. The relocation would allow slightly wider lots east of the road and narrower lots west of the road. Detached single-family homes would be constructed on each of the 27 residential lots. I , • • Cottages at Honey Creek Major Amendment e. File No.: LUA-04-085, PP, ECF October 5,2006 Page 5 16. There was discussion of what might be constructed on the commercial lot but that discussion can be left for a time when plans are submitted. The changed zoning could affect those plans and further changes could also affect those plans. The use of the commercial parcel is unnecessary to a discussion of a plat amendment. 17. The layout of the homes would follow the same arrangement as before. They would still be arranged around the generally north-south public road with one tier of lots along the eastern edge and another tier along the southern edge. Access easements would provide access to a number of interior lots along the western portion of the site. 18. The new roadway would be 42 feet wide and terminate in a cul-de-sac. 19. Proposed Lots 8, 9, 10 (southeast comer), 14, 15, 16, 17 (southwest comer), 21, 22 and 23 (west central) would be accessed by easements. These three easements along with the driveways for Proposed Lots 6, 7, 11, 12, 13, 18, 19 and 20 would use the cul-de-sac for access. 20. The residential complex will be subject to site plan review due to its being located in Suburban Centers Residential Bonus District B. The buildings have identical floor plans as now proposed. That might have to be altered if shared driveways are necessary. In that case, it appears that mirror floor plans might work. The buildings would be 25 feet in height. A modification approved by the administrator allows the garages to be front-loaded. 21. An open space tract would be created south of the new commercial tract and north of the creek. Honey Creek will be located in a separate tract system. 22. Sewer and water are available or can be extended to serve the subject site. 23. The subject site currently sheet flows into Honey Creek. After appropriate treatment storm water from the developed site will still be discharged into Honey Creek. 24. The proposed development will generate approximately 270 vehicle trips per day. 25. The subject site is located within the Renton School District. Students will be assigned to schools on a space available basis. 26. The density of the plat will change as a result of the addition of acreage. It would now range between 6.99 and 9.64. Staff noted that is below the minimum. Site conditions do allow modifications of density and the parcel is bisected by Honey Creek with slopes on either side of it. Also, the applicant has realigned the entrance roadway to create a standard, four-way intersection rather than an offset intersection. The standard intersection is safer for a major arterial street such as Sunset. 27. The original ERC conditions as well as the original conditions imposed on the prior plat, as applicable, will again be applied to the amended plat. CONCLUSIONS: 1. The proposed plat amendment appears to serve the public use and interest. Its main attractions are a surface stormwater pond in place of a vault located in the wetland buffer and the creation of a more standard intersection along Sunset Boulevard in place of an offset intersection. The proposed plat still provides protections for Honey Creek, a critical area, in the form of buffers. The number of lots that I • Cottages at Honey Creek Maj.Amendment File No.: LUA-04-085, PP, ECF • October 5, 2006 Page 6 take access from the cul-de-sac will still create a complex driveway pattern and overly cut up sidewalk. 2. The plat complies with the Zoning Code and critical areas ordinances. The lots are appropriately sized for the CN Zone, the zoning in place when the plat was originally reviewed. The proposed lots are small but will offer homes and sites to those seeking smaller parcels in an area with both natural amenities and nearby urban services. As in similar lots with interior development potential, the interior lots will be somewhat hemmed in and surrounded by other lots with no visual access to an open streetscape. 3. In addition to providing additional residential choices, the plat is being developed in an area with appropriate utilities and will help avoid sprawl. The applicant will also be offsetting some of the impacts by paying mitigation fees for traffic, parks and fire services. 4. The lots are generally rectangular and meet the various setback standards for the CN zone. The applicant will be permitted to place garages in the setback area after being granted a modification by the City. 5. The relocation of the commercial lot to the east does not have any additional consequences other than allowing access to that lot from the new roadway rather than from another driveway along Sunset. 6. The plat, as amended, should be approved by the City Council. RECOMMENDATION: The City Council should approve the Preliminary Plat subject to the following conditions: 1. The applicant shall comply with the conditions imposed by the ERC. 2. . . Staff shall work with the applicant to reduce the number of driveways and easements that access the cul- de-sac and make use of shared driveways between adjacent homes. If this requires inverting the floor plans of those adjacent homes, the applicant shall invert those floor plans. 3. The applicant shall work with City staff and WSDOT to provide channelization for NE Sunset Boulevard (SR 900) ensuring turning movements for ingress and egress to the development meeting all applicable standards and requirements. 4. A homeowner's association or maintenance agreement shall be created concurrently with the recording of the final plat in order to establish maintenance responsibilities for all shared improvements, including fences, landscaping, utilities, private easements, etc. A draft of the document(s), if necessary, shall be submitted to the City of Renton Development Services Division for review and approval by the City Attorney and Property Services section prior to recording of the final plat. 5. The applicant shall incorporate tax lot 5169700071 into The Cottages at Honey Creek Preliminary Plat as a stormwater tract and access easement tract. The stormwater tract shall be dedicated to The Cottages at Honey Creek Homeowners' Association. The HOA shall be responsible for maintenance of the stormwater tract. 6. The applicant shall submit a revised landscape plan, which includes landscaping of the stormwater tract(s), for review by the project manager as a condition of approval of this Amendment. The landscape plan shall be submitted and approved prior to commencement of construction . , • Cottages at Honey Creek Major Amendment • File No.: LUA-04-085, PP, ECF October 5, 2006 Page 7 7. The required landscaping of the stormwater pond shall be installed prior to recording the final plat. 8. The applicant shall, as a condition of the approval of the Amendment, revise the site plan to demonstrate that all lots will meet the development standards of the zone. Said plan shall be submitted to the project manager for approval prior to commencement of construction. 9. The applicant shall submit for review as a condition of approval of this Amendment and prior to the commencement of construction, the following: a. A stream buffer averaging plan showing areas where the buffer will be reduced from the 50-foot required buffer, b. A mitigation plan compensation area for stream buffer averaging, c. A stream restoration plan (for construction work within the stream buffer), d. A stream buffer monitoring plan, and e. A stream buffer maintenance plan. 10. The mitigation installation and restoration for the stream buffer shall be complete prior to recording the final plat. ORDERED THIS 5th day of October 2006. FRE~ AN J "'"' HEARING E AMINER TRANSMITTED THIS 5th day of October 2006 to the parties of record: Elizabeth Higgins Senior Planner Development Services Division Darrell Offe 13932 SE 159th Place Renton, W A 98058 Maria Wolcott 2220 ilwaco Ave NE Renton, W A 98059 Harvey Adams Davis Consulting Inc. 1201 Monster Rd SW, #320 Renton, W A 98057 TRANSMfITED 5th day of October 2006 to the following: Mayor Kathy Keolker Stan Engler, Fire Mike Davis 1201 Monster Rd SW, Ste. 320 Renton, W A 98057 Phil & Yerda Gesner 11025 142nd SE Renton, W A 98059 Jay Covington, Chief Administrative Officer Julia Medzegian, Council Liaison Gregg Zimmerman, PBPW Administrator Larry Meckling, Building Official Planning Commission Transportation Division I Cottages at Honey Creek M.f Amendment File No.: LUA-04-085, PP, ECF October 5,2006 Page 8 Alex Pietsch, Economic Development Jennifer Henning, Development Services Stacy Tucker, Development Services King County Journal • Utilities Division Neil Watts, Development Services Janet Conklin, Development Services Pursuant to Title IV, Chapter 8, Section 100Gofthe City's Code, request for reconsideration must be tued in writing on or before 5:00 p.m., October 19, 2006. 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 ofthe Examiner's decision. This request shall set forth the specific ambiguities or errors discovered by such appellant, and the Examiner may, after review of the record, take further action as he deems proper. An appeal to the City Council is governed by Title IV, Chapter 8, Section 110, which requires that such appeal be filed with the City Clerk, accompanying a filing fee of $75.00 and meeting other specified requirements. Copies of this ordinance are available for inspection or purchase in the Finance Department, first floor of City Hall. An appeal must be tued in writing on or before 5:00 p.m., <?ctober 19, 2006. If the Examiner's Recommendation or Decision contains the requirement for Restrictive Covenants, the executed Covenants will be required prior to approval by City Council or final processing of the tue. You may contact this office for information on formatting covenants. The Appearance of Fairness Doctrine provides that no ex parte (private one-on-one) communications may occur concerning pending land use decisions. This means that parties to a land use decision may not communicate in private with any decision-maker concerning the proposal. Decision-makers in the land use process include both the Hearing Examiner and members of the City Council. All communications concerning the proposal must be made in public. This public communication permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence. Any violation of this doctrine would result in the invalidation of the request by the Court. The Doctrine applies not only to the initial public hearing but to all Requests for Reconsideration as well as Appeals to the City Council. Project Location: 4821 NE Sunset Blvd 92 ;t, 92 84 . , W ~ , ~l Z w .;>-~I <t ~I'. .,j ...J <t > ::::> o 4-A " 2 ~~ 7 ~ ~SITe... 6 ~ In • c q " lL@ ....... ",-.. --. <:> ,~ Honey 0 <t N LI"I cO ~ OJ E QJ U QJ 'w 3 :I: l U 4: 0 o::t rO I' Dew ~ QJ cO "0 ... 0 U @) '::; ... ,::: ? c:: I':' ... ::: lLJ (/) I 9'l 18U'l1 I ~ c::t 200 ... ~ 16S.31 <rJ ~ 4.14 Ac. S b S ::: ~ ~ o.5;4c . .j :':11 \ ~ 1/lCIIJI-EJ',!e ~~~ 190 \: W. ~ ® "'1 ~ -8 ---8~. '-1------01 ---- ---Z IIIEarl A.Weber llll (';'ks ~:c 1.11 Ac. ~ ~ O.l~C. 0.51 Ac.~· ~I . ~ ; ::: liCE) t;;:.,s ,1;:;..';' I Iii9' ~ .0J;': 1!.31 165.2~ 1)5.5 ::: ,-- 150.79 :-: 0 e ':',0> /I 8 ~ I '~~~ N ~ Florence 'B, Mathieson ;~; I _ 1 Ac. I At) . ~:~ I~ IIOQ cp ® :~:I Gino J. Non 1.4~ Ac . EXHIBIT 2 ,... GlIO& 150.54 60J" :~e-e:::9-EI~." J..-,_._._._ .. _._ 'm ~'ii'i N.C.. I"n ))1, :~ . .. .. ib :~: I • • GT'r,, __ CD1IItt ........... CIIn1CT·.· ____ "A, CnY" .... --"""""""' ... ----'r'J SIJ~St.i B\..\}Q· ~.t.. t~-900) ttlJ .. S\ltlstt 1'\\Q\~to. '() I;-~ ;;~ so :;:> '""""",,,""CIIIJC p~ Lqt GQVI:lU"I!, EXHIBIT 6 I i ~ rI=== ~ I it 'I I I I rm ~ ~ ~ea§ I al t; \;1 aw 1/04 OF nOTION a, ~ ~ ~ ~ .;! 23 N, RANOI S t .• "rot~,~l*~or~ =-IS"=R~ = ~~IXCUDI to 0RNrU~ ~ 14' II 00' x a-OP' 4-TO t-1fCH QU,IM'( It ~fID AT AU. POINTI Of 'ft)tCUWt I"ORUS NCO aiRnl TO THE lilt. ... :- .. tJUlnNO nu. H01' II.RTAILf 10A IfRUCTUIUA, FI..L. I. ~=~a:::o~ .. ~~~~ rMCIIHURINo MPOtIT OATtD MAY 7, t004. R-32J1'?O/ Oete: __ _ EXHIBIT 7 PROJECT NAME: Cottages at Honey Creek Major Amendment PROJECT NUMBER: LUA04-085, PP, SA-H, ECF PROJECT DESCRIPTION: This proposed land use action addresses the applicant's request to amend the preliminary plat of The Cottages at Honey Creek, which was recommended for approval by the Hearing Examiner, with conditions, in his decision of November 23,2004 and subsequently approved by the Renton City Council January 2005. No change is proposed to the number of single-family residential lots (27), although 3 townhouse-style residential units are proposed to be added and the lot sizes for all lots are proposed to change. The entrance road has been proposed to be realigned. The stormwater tract proposed to be relocated and changed from a below grade vault to an open pond. The commercial lot has been proposed to be relocated through this amendment request. PROJECT NAME: Madison Place Short Plat PROJECT NUMBER: LUA06-072, SHPL-H PROJECT DESCRIPTION: The applicant is requesting Hearing Examiner Short Plat approval for the subdivision of a 77,255 sq ft (1.77 acre) vacant parcel zoned Residential - 4 dwelling units per acre (R-4) into six lots for the eventual development of detached single-family homes. The resulting density would be 3.70 du/acre. The proposed lot sizes range from 10,290 to 21,466 sq ft. Access to the new lots would be from Nile Ave. NE via a 26 ft. wide access easement running from east to west, ending with hammerhead. Surface water would be collected and treated in a detention pond in the southwestern corner of the site. Wetlands analysis has concluded that there are no wetlands on the site. The site is forested and the applicant will be required to retain 25% of the significant trees, or replace them if this is not possible. PROJECT NAME: Mt. Olivet Power Generation Facility PROJECT NUMBER: LUA06-083, SME, SA-H, V-H, ECF PROJECT DESCRIPTION: The applicant is requesting Site Plan approval, Variance approval, and Environmental (SEPA) Review for the construction of a 1,216 square foot power generator building to house one stationary and one mobile diesel powered generator on a Residential Multi-Family (RM-F) zoned property. The subject property totals 165,092 square feet in area. An existing 3 million gallon water reservoir and a booster pump station are located on the subject property. The proposed generators would provide emergency power to the existing booster pump station and wells 1, 2, and 3 when commercial power to these facilities is interrupted. The proposed power generator building would require a 5-foot deep cut into a protected slope area. A critical areas variance has been requested to alter a protected slope. HEX Agenda 9-26-06 PUBLIC HEARING City of Renton Department of Planning / Building / Public Works REPORT TO THE HEARING EXAMINER MAJOR AMENDMENT OF A PRELIMINARY PLA T A. SUMMARY AND PURPOSE OF REQUEST: Public Hearing Date: September 26, 2006 Project Name: Major Amendment of Approved Prelimin~ry Plat The Cottages at Honey Creek'- Owner: Cottages at Honey Creek LLC Applicant: Harvey Adams; Davis Consulting Inc.; 120.1 Monster Rd SW, #320, Renton, WA98055 Contact: Harvey Adams; 425-228-5959 File Number: LUA-04-185, ECF, PP Project Manager: Elizabeth Higgins, AICP Project Description: This proposed land use action addresses the applicant's request to amend the preliminary plat of The Cottages at Honey Creek, which was recommended for approval by the Hearing Examiner, with conditions, in his decision of November 23,2004 and subsequently approved by the Renton City Council January 2005. Project Location: No change is proposed to the number of single-family residential lots (27), although 3 townhouse-style residential units are proposed to be added and the lot sizes for all lots are proposed to change. The entrance road has been proposed to be realigned. The stormwater tract proposed to be relocated and changed from a below grade vault to an open pond. The commercial lot has been proposed to be relocated through this amendment request. 4821 NE Sunset Blvd • • CIty of Renton PIB/PW Department Preliminary Report to the Hearing Examiner LUA-04-085, ECF, PP MAJOR AMENDMENT OF THE COTTAGES AT HONEY CREEK PRELIMINARY PLA T PUBLIC HEARING DA TE: SEPTEMBER 26, 2006 Page 20f7 B. HEARING EXHIBITS: Exhibit 1: Project file ("yellow file") containing the application, reports, staff comments, and other material pertinent to the review of the project. Exhibit 2: Vicinity Map (no date) Exhibit 3: 2004 Preliminary Plat of The Cottages at Honey Creek (dated August 2004) Exhibit 4: Proposed Revisions to Plat of The Cottages at Honey Creek (dated August 2004) Exhibit 5: Revised Preliminary Plat of The Cottages at Honey Creek (revised 05/01/06) Exhibit 6: Revised Site Plan of The Cottages at Honey Creek (revised 2006) Exhibit 7: Revised Grading/Erosion Control Plan of The Cottages at Honey Creek (revised 09/28/06) Exhibit 8: Revised Grading & Drainage Plan of The Cottages at Honey Creek (revised 02122106) Exhibit 9: Detention Pond Detail for The Cottages at Honey Creek (1215/05) Exhibit 10: Zoning Map (dated 12104/03) Exhibit 11: Aerial Photograph (dated 08/11/2006) Exhibit 12: Memorandum from Lawrence J. Warren to Juliana Fries (dated 08/28/06) C. GENERAL INFORM A TION: 1. Owner of Record: 2. Zoning Designation: 3. Comprehensive Plan The Cottages at Honey Creek LLC Vested to Center Neighborhood (CN) zone and Residential Bonus Districts A and B Center Neighborhood Land Use Designation: 4. Existing Site Use: vacant 5. Neighborhood Characteristics: 6. 7. Access: Site Area: North: Tall Firs multi-family development; Residential Multi-Family (RM-F) zone East: Undeveloped city-owned property, zoned Commercial Arterial (CA) South: Hazen High School sports fields, R-8 zone West: Honey Creek apartments, Commercial Arterial (CA) zone NE Sunset Boulevard 4.14 acres (180,498 gross square feet) HEX report Cottages Major Amendment.doc City of Renton PIB/PW Department e MAJOR AMENDMENT OF THE COTTAGES AT HONEY CREEK PRELIMINARY PLA T Preliminary Report to the Hearing Examiner LUA-04-085, ECF, PP PUBLIC HEARING DA TE: SEPTEMBER 26, 2006 D. HISTORICAUBACKGROUND: Action Annexation Comprehensive Plan Zoning Preliminary Plat Land Use File No. N/A N/A N/A LUA04-085 Ordinance No'/Recording No. 2945 4498 4820 N/A E. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 7 Subdivision Regulations Page 30f7 Date 07107/1975 02/20/1995 12/15/1999 01/10/2005 Section 4-7-080: Detailed Procedures for Subdivision; Subsection M2. Major Amendments F. DEPARTMENT ANAL YSIS: 1. PROJECT DESCRIPTION/BACKGROUND The proposed Major Amendment to the approved preliminary plat of The Cottages at Honey Creek would result in the following changes: a. Use a parcel formerly owned by State of Washington to plat, b. Increase total property size from 3.71 acres to between 3.822 and 4.29 acres (size is uncertain due to conflicting information provided by the applicant), c. Move commercial tract from northwest corner to northeast corner of plat, d. Relocate stormwater detention area from Honey Creek buffer (so'uth of creek) to northwest corner and newly added parcel, e. Change the amount of area required for stream buffer averaging, f. Change stormwater facility from underground vault to above ground pond, g. Realign entrance road, h. Change lot dimensions and sizes, and i. Add 3 attached townhouse units to commercial lot. Additional Parcel At the Hearing Examiner review of the Preliminary Plat, the possibility of adding an out parcel owned by the State of WaShington was discussed. The Hearing Examiner expressed support because the additional land was located such that the Cottages at Honey Creek access road could be relocated. By moving the road onto the added parcel it would align the entrance to the Tall Firs development directly across Sunset Boulevard. This realignment would increase vehicular safety for both developments as well as traffic on Sunset. Condition 3 of the Hearing Examiner's decision of November 23, 2004 states: "The applicant will be permitted to shift the entrance roadway to the west if agreement can be reached with the owner of that adjoining western property. Any land freed on the east shall be added to open space." As noted, the land vacated by moving the access road approximately 26 feet to the west was to be added to the open space tract of the plat, but has been proposed to be added to a commercial lot. HEX report Cottages Major Amendment.doc , City of Renton PIB/PW Department • MAJOR AMENDMENT OF THE COTTAGES AT HONEY CREEK PRELIMINARY PLA T PUBLIC HEARING DATE: SEPTEMBER 26, 2006 Preliminary Report to the Hearing Examiner LUA-04-085, ECF, PP Page 4 of 7 The City of Renton Attorney, Mr. Larry Warren, has recommended that the additional parcel be included within the plat boundaries (not be a separate tax parcel). Engineering plan review staff has also recommended that this parcel be incorporated into the plat and dedicated to the Homeowners' Association. This would ensure enforcement of maintenance requirements of the stormwater facility included thereon. Recommended condition of approval: The applicant shall incorporate tax lot 5169700071 into The Cottages at Honey Creek Preliminary Plat as a stormwater tract and access easement tract. The stormwater tract shall be dedicated to The Cottages at Honey Creek Homeowners' Association. The HOA shall be responsible for maintenance of the stormwater tract. Open Space I Commercial Tract The original plat included an open space tract in the northeast corner of the development, abutting the access road, and a commercial tract in the northwest corner (see Exhibit 3). The Amendment proposes moving the commercial tract to the northeast corner where there previously was open space only. A portion of the original open space tract in the northeast corner would be retained south of the new commercial tract (see Exhibit 4). Stormwater Detention Tract The original stormwater detention area (see Tract 'C' on Exhibit 3 plan) was proposed as an underground vault located south of Honey Creek, abutting Lots 21 -23 and 27. The Amendment proposes relocating the stormwater detention facility to a location that includes the original commercial lot (Lot C1) and the added parcel (see Exhibit 8). The stormwater facility would be changed from an underground vault to an at grade pond. Lots 21 -23 and 27 are proposed to be extended to the north onto the former stormwater tract. Landscape regulations in place when The Cottages at Honey Creek received its vesting require that the stormwater tract be landscaped. A revised landscape plan that reflects the required landscaping shall be submitted for review. Recommended condition of approval: The applicant shall submit a revised landscape plan, which includes landscaping of the stormwater tract(s), for review by the project manager as a condition of approval of this Amendment. Said plan shall be submitted and approved prior to commencement of construction. Recommended condition of approval: The required landscaping of the stormwater pond shall be installed prior to recording the final plat. Density The Cottages at Honey Creek is vested to the Development Standards of the Center Neighborhood zone, which was in place at the time the application was deemed complete. Residential uses are allowed in the Center Neighborhood zone, subject to the density range of 10 to 15 dwelling units per net acre. The original plat met the minimum residential density for the Center Neighborhood (CN) zone. The proposed Amendment would add 19,880 to 25,584 gross square feet of land to the plat. Even with the addition of 3 additional residential units, however, the net density of 6.99 to 9.64 du/a would be below the minimum. Recommended condition of approval: The applicant shall, as a condition of the approval of this Amendment and prior to commencement of construction, either demonstrate how the minimum density will be met by the amended preliminary plat, or request a modification of the minimum density requirement. HEX report Cottages Major Amendment.doc City of Renton PIB/PW Department e MAJOR AMENDMENT OF THE COTTAGES AT HONEY CREEK PRELIMINARY PLA T Preliminary Report to the Hearing Examiner LUA-04-085, ECF, PP PUBLIC HEARING DATE: SEPTEMBER 26, 2006 Page 5 of? Land Use The approved Preliminary Plat, at the time it was submitted as a complete application was also subject to uses allowed in Center Neighborhood Residential Bonus Districts A and B. The open space, now proposed commercial tract, is located in District A and the single-family residential lots are located in District B. District A allows residential use (flats) when they are in a mixed- use structure that combines their residential use above the ground floor with first floor commercial use(s). The submittal does not indicate that this requirement would be met by the proposed Amendment (see Exhibit 5). Recommended condition of approval: The applicant shall revise the Preliminary Plat to demonstrate that the residential units on Lot C1 will be mixed-use commercial/residential in accordance with zoning requirements. Said plan shall be submitted to the project manager for approval prior to commencement of construction. Development Standards The approved plat is subject to both the CN zone development standards and those of the Bonus Districts. Only those standards that appear to be potentially compromised by the Amended plat plan are included herewith. The applicant should note that all required standards must be met by the Amended plat. Development standards for the CN zone include: • Setbacks mandated by the plat's proximity to a Residential 8 (R-8) zone. Specifically, lots 1 through 16, which abut the R-8 zone, require a minimum 15 foot rear setback. Additionally, Lot 8 requires a 15 side yard due to the abutting R-8 zone on its east side (see Exhibit 6). Development standards for Bonus District B: • Maximum lot coverage by buildings of 65 percent (see Exhibit 6). • Minimum 3 foot side setback is required and no projections are allowed (see Exhibit 6, Lots 2 -4,6 -9, 12, 14 -17, 19 -20,23,25 -27). Recommended condition of approval: The applicant shall, as a condition of the approval of the Amendment, revise the site plan to demonstrate that all lots will meet the development standards of the zone. Said plan shall be submitted to the project manager for approval prior to commencement of construction. Stream and Stream Buffer Due to the acquisition of the additional parcel that extends into the stream buffer area, realignment of the access road, relocation of the stormwater tract, and change in lot dimensions abutting the stream buffer, a new buffer averaging concept plan is required. Recommended condition of approval: The applicant shall submit for review as a condition of approval of this Amendment, the following: • A buffer averaging plan showing areas where the buffer will be reduced from the 50 foot required buffer, • A mitigation plan compensation area for buffer averaging, • A stream restoration plan (for construction work within the buffer), • A monitoring plan, and • A maintenance plan. HEX report Cottages Major Amendment.doc e City of Renton PIB/PW Department MAJOR AMENDMENT OF THE COTTAGES AT HONEY CREEK PRELIMINARY PtA T PUBLIC HEARING DATE: SEPTEMBER 26, 2006 Preliminary Report to the Hearing Examiner LUA-04-085, ECF, PP Page 60f7 These items shall be submitted to the project manager for approval prior to commencement of construction. Recommended condition of approval: The mitigation installation and restoration shall be complete pri~r to recording the final plat. 2. ENVIRONMENTAL REVIEW Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21 C, 1971 as amended), on August 14,2006, the Environmental Review Committee issued a Determination of Non-Significance (DNS) for a Major Amendment to The Cottages at Honey Creek Preliminary Plat. The DNS did not include mitigation measures. A 14-day appeal period commenced on August 21, 2006, and ended on September 4, 2006. No appeals were filed. 3. COMPLIANCE WITH ERC MITIGATION MEASURES The applicant will be required to comply with the mitigation measures of the original Preliminary Plat approval. 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 has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of the re~~ . G. RECOMMENDATION: Staff recommends approval of the Major Amendment of The Cottages at Honey Creek Preliminary plat, Project File No. LUA-04-085, ECF, PP subject to the previous applicable environmental mitigation requirements (Environmental Review Committee Conditions), the Hearing Examiner's recommended conditions of approval, and the following Major Amendment conditions: 1. The applicant shall incorporate tax lot 5169700071 into The Cottages at Honey Creek Preliminary Plat as a stormwater tract and access easement tract. The stormwater tract shall be dedicated to The Cottages at Honey Creek Homeowners' Association. The HOA shall be responsible for maintenance of the stormwater tract. 2. The applicant shall submit a revised landscape plan, which includes landscaping of the stormwater tract(s), for review by the project manager as a condition of approval of this Amendment. The landscape plan shall be submitted and approved prior to commencement of construction. 3. The required landscaping of the stormwater pond shall be installed prior to recording the final plat. 4. The applicant shall, as a condition of the approval of this Amendment and prior to commencement of construction, either demonstrate how the minimum density will be met by the amended preliminary plat, or request a modification of the minimum density requirement. HEX report Cottages Major Amendment.doc City of Renton PIB/PW Departmentfl MAJOR AMENDMENT OF THE COTTAGES AT HONEY CREEK PRELIMINARY PLA T PUBLIC HEARING DA TE: SEPTEMBER 26, 2006 Preliminary Report to the Hearing Examiner LUA-04-085, ECF, PP Page 70f7 5. The applicant shall revise the Preliminary Plat to demonstrate that the residential units on Lot C1 will be mixed-use commercial! residential in accordance with zoning requirements. Said plan shall be submitted to the project manager for approval prior to commencement of construction. 6. The applicant shall, as a condition of the approval of the Amendment, revise the site plan to demonstrate that all lots will meet the development standards of the zone. Said plan shall be submitted to the project manager for approval prior to commencement of construction. 7. The applicant shall submit for review as a condition of approval of this Amendment and prior to the commencement of construction, the following: • A stream buffer averaging plan showing areas where the buffer will be reduced from the 50 foot required buffer, • A mitigation plan compensation area for stream buffer averaging, • A stream restoration plan (for construction work within the stream buffer), • A stream buffer monitoring plan, and • A stream buffer maintenance plan. 8. The mitigation installation and restoration for the stream buffer shall be complete prior to recording the final plat. HEX report Cottages Major Amendment.doc ---- .0 ~ pe:J l!!JZ1! ~I ~, --_._. "i ll'I ~ 0 0 N I I I {S) 9Z1 <{ I V ..... _._ ... __ .... . _ .. _._.-._. __ .. ci .a: ~ ~ <J) <J) 0 DC s'Oz L- I v .D V 0 0 3= 4: CJ" Q) 0 <i -' ~ -- ''J\;J tV''C J.!dg I P.JO) ~ (l) ~ ,SI ~ ~ ~ ''J'V lS'S c u 0 Z .a: -:> to ~ 0 ,-: c: tD ® ~ ([J rfJ ~ : ~ ~ ~ ~ N ~ ~ ~ . ..... 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HmItR: FCliiT HO. 1§4 NU PRO.I:CT CJrfTIICI. 8ASOJCL aT'!' rI MMfQt CCIORDIfA1D IN mt: " 18III4I.J7I1, I: IJlIlM,CNCJ1. CAl.Ql.ATtD COCIIIIINA1D BAD I.PON BASIS Cf II[NIICO • n:tn "1~1"[1J11.)Q,1e1. DIImIUO!IDfl afTrllIIDfTON WltTlC.ti.OA'IUIiI (MA\CIIIN) 1-aTTrlREMlt*1IENCHU.RII1UlllElt1144; TACKI4CCNalETtrumrlRCl4 PIPE • CASE, AT 14'D5[C1D rill[ US[1' a'ICI. AN) DUVALL A'It. N.L C!VA1ION.4OI.J7I'. ~"_Ik =l~prm ~""""" .... " SEt11Ot .. T.21N.,IIL.LW .... KND COJNTY c:amtOl lIMY, DEJJMnDT (f f'UIUC fIOIatS, stJMT 8IWat. DmrlIW'tIC 1IF'CIIleA1ION mtDI, IIOUI:Jfr IWQWAtICIt ClATMW£ STATE f:I ~ IDfT f:I WAY UPS roJI STATE ltanl: IIIo.IOQ, IlIlN A'.tIM: I.L '10 13111t AWIU: IL. AS CIA'IDI .IJN[ 11, I .... REt'aII f:I !iUIMT BY [SM, IfC.; fIECiOIIDIMQ tuaJII 1I01101C101. Cl'5DI. CCJfTACT 'H II1IJtT 0'IIIJt I AIIDCY. lUI """ .... pmma X mrw. mmm!!!b ~~~~~==:i:::~ EXHIBIT 5 Z o ~ rol Q. ZtlJ <~ .oj Il:=] ~ I =iP iii tgl'ti~ ~~ lh; rolefllJa ::>d~ dJ ~! ~ ~I I!l i1 ;. It ~ /: >-:I: I!! !'i ~ ~ ~ 8 ~ c( ~ ~ :J (I) ...J i! ~ ~ ;j 0. '" 0: 1= ~ o « U 0 ! CJS I KRA , •• so' 106/09/04 a'04-015 10f 1 aTYflR[NTQN CENmtS R£SUNnAL IIOI«JS PSntICT 'A' (JttsIDENlIALDEWONS1RA11CIfDlSlRICT'A') CIlVCFROImM C[NTDIS IIDIODnIAI. IIOIIIS ImRICT ... (R[SI)[NnAL DDOS1RA11OM 0I!11IICT '81 S\..\~StJ B\. . .'J\)· ~.t.. !..SR~900) !..I-I.t. S\ll-lsti \\\G\\~"''1') @2f1F@ ~~lM ""'-. .......,. ~~~PTlQN ' ___ I v,~P,~'TRA(:.T& ~I~~~,r~ ".M!!! (&) eo, ~ ot-ICJNct GOUHT"( ~M5TON LOI~e, EXHIBIT 6 I © I © ~ {}::=l ~ I ~ ~ I@E '" I I '!. 4 ~<~ ~ .. ,h NI ~~~ I ~ ~ i I ~I ". SW 1/4 OF SECTION 3, TOWN ~ ~ ~ ~ ~ ¥, ~ ~ I" ~ . ()tJ)~ I·"S 'to ... ~: ~ I I N~ ';! ~ IS FOR EROSION/SEDlMENT..<r1ON corkot~LY. "'iT DOES rmr ~ ~.!.IJJ1l~_I'nA''!7..~!''-<"Ie:; D~~e..DIOH, SIZE NOR LOCATION Of PIPES, O. DURlNQ THE nME PERIOD OF OCTOBER 1 TMfI:OUCH APRIL JO, AU. Pfto.rtCT DISTURBED SOli .. .AREAS GREATER lJ.W( 5,000 SQlJ.f.RE Fm, THAT AR£ TO IE \..EFT UNWORlCEO FOR MORE THAN TWElVE (12) ~OURS, !l1-WJ. BE CCNERED B'I' Mtn.Ct1, SOODtHO. OR PlASTIC COYERINO. 1. IN NfV AAtA WHltH !'WI 8 AHTICIPATEO FOR A PERIOO 9TASlUZEO WI'lll MULCHING, APPUCABL£ TO THE TIlliE 01 ONLY DURING THE WONTH3 OF' APRIl THROUGH SEPTDIB[R INCI.IJSIVt. HOWEVER. WHENEVER rr IS IN THE INTEREST OF THE PERMmEt. 9l1T MULCHIHQ, NETTING, CIA arHER tRFA'NENT APPfitOYEO BY THE' CITY SPECIFIED TIME PERIOO. a. :OO1NCH~.~~iEf":c:r,'t:Nor~~ :~ISW::~~ :: l~E ~ EXctEDS ORA¥U CONST1WCTION ENTRAHCt. 24' X !IO' X a-OF 4-TO a-INCH QUAAR1 BE LOCATIO AT AU. POINTS OF VEIiIClILAA INOMSS N«) EGRESS TO TME ~TL 5. ClWI N4D GRADING ACTMTItS stW..1. COIIIPLy WIfH RECONMEHtM.T10HS CONTAINED IN THE OEtm:CHHICAL [NGINE'ERIHO REPORT ~TED WAY 7, 2004. R-32J/'?O/ EXHIBIT 7 1 r..z I ~~ Ii u~ ~ Q ~ ~ ~ £M1l1!!Q8K QlINfll!!f$ 10,500 CU8I<: 'I'.tRDS FILL 10,500 CV8IC YARDS CUT \ SW 1/4 OF SECTION 3, TOWNSHIP 23 N, RANGE II ~ ~ i a .... SIDfDL.DlWHAC.[ PIPE Iiiifi· IF IIIlNlMUil Of 2nEf Of' CCM:R CAN NOT BE OWTAIMED FOR STORM OAAINACE PIPE; THEN DUCTILE IRON OR RDlf'ORCtD COHCRm PIP! REQUIRED. .om £XlSTl...o unUTY LOCATIONS SHOWN HERE0t4 Nt[ Ni'PROlUNAT[ ONLY, IT stW..L. II[ THE CONTRAc'rCM's RE5POHSIBIJTY TO DETtRM1NE THE EXACT VDmCAL AND HORIZONTAl LOCiAnQN or AU. EXlST1NO UNDtRCROUNo UllUITtS PRIOR TO COW[NCIHQ CONSTRuCTION. NO REPftESOO,t.TlOH IS IMDE THAT AU. [J(1ST\NO UTlUTLES ARt SHOWN HEREON. THE 0t0INEIft ASSWES NO RESPONSIlIUTY FOR UT1I..I1lE5 NOT SHOWN Oft UTlUTIES MOl SHOWN IN TM£1R Pfa)PER LOCATIOM. CALl BEfORt YOU DIO: \ -aoo-'''':4-m5 "~" i'~ ,,~~ ~&~ ~ r ~ ~~~ ~ ~M -, 8i<'i! ~ H~ I :5Ei ... ~ c:-zt: EXHIBIT 8 ~~P IIII1 ~IIII I .:.! ~ (,.) ~ c: o J: f:S~ n ~~ ~. Ull: ~ . I '- 2~,." 20 ",~O :IMPTi C'NrE~NI-"~~ C~~~K .~'?' ~ ... o " SEDIMENT STORAGE FINISHED .,"''' ED ~~'~O,SECTION otTEHTl,. >,~'I:--- 12' "'CESS ROAD ~ TOPK""'" tI. j .6 i-EI. JIM R1NEl.£Y"~ 400.00 nw.cE AND LOCKIWC "DRAiN", SEE C.O.II:. STtIPI.ANBR2.8, RISER El.[V"TlON __ JI7.1O -~ CM:Rf'\.OW WS ~~'.~ " ROCK IJIrrHNG """"OW OS] . El.J9IU ~W$ ~:~~~~==~~~~~ .. ~~~K1' ED E~.f.RGENCY OVERFLOW SPILLWAY -6, --~T:-~ -----~-i-iLJII2.0--------~------------------ ---------"LELll ED ~~.~o.SECTION t' SEDIWEHT sro .... , NOT[: [lUSTlNQ UTlUlY I..OCATlONS SttOWN ttERtOM ARE APPROI(lNATE .l BE THE COMlAACTOR's R£'SPOHSIBIUTY TO EXACT vtR1'lCN. AND HORIZONTAL. LOCATION Of INOERQROUNO unUIT£S PRIOR to COWIIIEMClHC NO R'EPRESEKf.-.TlOH IS WAD( THAT AU.. IES ARE SHOWN HEREON. THE OtCINt£.R RESPONSI8IUT'I' FOR UTlUTJ[S NOT SHOWN OR NOT SttOWN IN THEIR PROP£R lOCATION. w.ttRTlOHT COUPIJNQ OR ~ENOV"" ~ ~ 1IIIIIjlrii ,.IIIAX. -' " 1M. 0RIF1Ct CUT IN 12 QA. PlATE ., WElDED TO EUIOW. E! RQW RrsrB1c!oR pOAII REa, FOR'VfJmCAL'AUOHMENT wI CCMR) SEt I(CItS owe. SJ CD ~T~NTROL STRUCTURE L"'~"'" "'~-----" /j S 1000-"""" """" 0UTrAU. ~pt FllTER FABRIC ED RI~T.sRAP PAD DETAIL R"'324703 ffi~p ilill §II'I I .:.t! ~ () ~ c: o :c ..J ~ o o ~ AICOMMENDeD '08 APPROVAL III. !U 11'1 EXHIBIT 9 ZONING PIBIPW TJIaIN1CAL SBllVICBS WOfJ03 E6 .. 10 T23N R5E W 112 - - - -Bentim. dIV UmlfIj ~N ~~IEXHIBIT 1_ 3 T23N' 10 Renton City Limits Parcels SCALE 1 : 2,728 Renton 200 0 200 400 600 FEET http://rentonnet.orglMapGuide/maps/Parcel.mwf EXHIBIT 11 Friday, August 11, 2006 11:10 AM CIT~F RENTON To: From: . Date: Kathy Keolker. Mayor . MEMORANDUM Juliana Fries, PBPW Lawrence J. Warren, City Attorney August 28, 2006 Cottages at Honey Creek -LUA06-041-FP . Officeofthe City Attorney . Lawrence J.Warren Senior Assistant City Attorneys Mark Barber . Zanetta L. Fontes Assistant City Attorneys Ann S. Nielsen . Garmon Newsom II Shawn E. Arthur .(...11 y Ur NCI'liIVI~ RECEIVED AUG 292006 BUILDING DiVISIOf\; Subject: Declaration of Covenants, C01;lditions and Restrictions for the Cottages at Honey Creek; LLC Homeowner's Association . LJW:trnj . cc: Jay Covington KayrenKittrick Gregg A ZimmeI1lUlll, PE EXHIBIT 12 -p-o-st...:.O-'-ffi:....c-e.;...B-o-x-62-6---R-en-t~on~,-W-as-h-in-gt-o...,..n';"'9-S-0S-7---(4-2-S)-2-S-S--S6-7-S-'-FAX--(4-2--'5)-2-S';"'S-'54';"'7-4-~ . . . . . - AHEAD OF THE CURVE ENVIRONMENTAL DETERMINATION (& PUBLIC HEARING) ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE (DNS) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: Major Modification of Approved Preliminary Plat of Cottages at Honey Creek PROJECT NUMBER: LUA04~85, ECF, PP, SA-H, V-H LOCATION: 4821 NE Sunset Blvd. DESCRIPTION: The applicant is requesting Environmental Review and Hearing Examiner approval of Major Modifications of a previously-approved Preliminary Plat (see Exhibit 1). The subdivision of a 3.71 acre site into 27 single family residential lots, one commercial, multi-family residential or mixed-use lot, and several tracts for either open space or stormwater detention was approved in January 2005. Access is proposed via NE Sunset Blvd. via a new public street terminating in a cul-de-sac. Honey Creek bisects the site from west to east. The site is zoned Commercial Arterial (CA) and has a Commercial Corridor Comprehensive Plan designation. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITIEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on September 4, 2006. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. A PUBLIC HEARING WILL BE HELD BY THE RENTON HEARING EXAMINER AT HIS REGULAR MEETING IN THE COUNCIL CHAMBERS ON THE 7TH FLOOR OF CITY HALL, 1055 SOUTH GRADY WAY, RENTON, WASHINGTON, ON SEPTEMBER 26, 2006 AT 9:00 AM TO CONSIDER THE PRELIMINARY PLAT, SITE PLAN, AND VARIANCE. IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, THE APPEAL WILL BE HEARD AS PART OF THIS PUBLIC HEARING. w it 7 J J .. > (:, ::l 0 Honey Dew_ ~_-~-r--£ .-------------. SITe.,. I 6 T @ ._._._ . ...!!Yl-. __ ._._ FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEVELOPMENT SERVICES DIVISION AT (425) 430-7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION August 18,2006 Harvey Adams Davis.Consulting Inc. 1201 Monster Road SW #320 Renton WA 98055 CIT~F RENTON' Planning/Buil~ing!P~blic Worlcs Department Gregg Zimmerman P .E., Administrator SUBJECT: Major Modification of Approved Preliminary Plat of Cottages at Honey Creek LUA-04-085, ECF, PP, SA-H, V-H Dear Mr. Adams: This letter is written on behalf of the Environmental: Revi,ew Committee (ERC) to advise you that they have completed their review of the subject project and have issued a threshold Determination of Non-' Significance~Mitigated with. Mitigation Measures. ' Appeals of the environmental determination must be filed in writing on or before 5:00·PM on September 4, 2006. APpeals must be 'filed in writing together with the required $75:00 application fee with: Hearing Examiner; City of Renton, 1055 Soutti Grady Way" Renton, WA 98055. Appeals to the Examiner are. governed by Cityot:R~nton Municipal, Code SeCtiori 4-8-110.B. Additional information' regarding the appeal process m~y be obtained from the Renton City Clerk's'Office, (425) 430-6510. A Public H~aring will be held by the Renton HearirigEx~ri1iner in the Council Cha'1l1be'rson the seventh floor cjf City Hall,1055South Grady way, Renton, Washington,on S~ptember 26,2006 at 9:00 ,AM to consider the PreliminarY Plat, Site Plan, and Variance. The applicant orrepresentative(s) of theapplicant, is required to be present at the public hearing. A copy of the staff report will be mailedto you one week before the hearing. 'If the Environment~1 Determination· is appealed, the appeal will be heard as part of this public hearing. The preceding information will assist you in planning for implementation of your project and enable YOl! to exercise your appeal 'rights more fully, if you choose t<;> dose>. If you have any questions or desire clarification of the 'above, please call me at (425) 430-7382. For the Envir6rimental R~vie~ Committee, Elizabeth Higgins Senior Planner cc: Cottages at Honey Creek, LLC/Owners Phil & Verda Gesner, Maria Wolcott I Parties of Record Enclosure ~ -----'---,----.,.----,.-l-O-SS-S-o-uth-Grad~y-W-ay---R-e-'-nt-on,-w-as-.,..hin-· -gt-,on-98-0-SS-"'------R E NTO N . ~ This Daoer contai~ Sook ~ material. 3OoA, r:iostcnn~llmp.r AHEAD OF THE CURVE August 18,2006 Washington State Department of Ecology Environmental Review Section PO Box 47703 Olympia, WA 98504·7703 CIT1~F RENTON Planning/Building/Public Works Department Gregg Zimmerman P.E., Administrator Subject: Environmental Determinations Transmitted herewith isa copy of the Environmental Determination for the following project reviewed by the Environmental Review Committee (ERC) on August 14, 2006: . DETERMINAtiON 'OF NON-SIGNIFICANCE -MITIGATED PROJECT NAME: . Major Modification of Approved Preliminary Plat of Cottages at Honey Creek PROJECT NUMBER: LUA-04-085;ECF, PP, SA-H, V~H 4821 NE Sunset Blvd. LOCATION: DESCRIPTION: The applicant is requesting Environmental Review and Hearing Examiner approval of Maj9r Modifications of a previously- approved Preliminary Plat (see. Exhibit 1). The subdivision . of a . 3.71 acre site into. 27 singl~ ·f.unilY residential: lots; one corrimerc::hll, multi-family residential. or. mixed-use lot, ~nd· several tracts for either open space 'or . ~tormwater detentionw~s approved in January 2005. Ac.cess,·is proposed via NESunset Blvd. via a' new public streetterminatirig in. a . cul-de-sac. Honey Creek bisects the site from west to east. The site is zoned Commercial Arterial (CA) and has . a Commercial Corridor Comprehensive Plan designation. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on September 4; 2006. Appeals must be filed in writing together with, the required. $75.00 application fee with: Hearing Examiner, City of Renton; 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner. are governed by City of Renton Municipal Code Section 4~a:.11 O.B. Additional. information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430~651b.·· .. If you have questions, pl~asecall me at (425) 430·7382. For the Environmental Rev!ew Committee, Elizabeth Higgins Senior Planner cc: King County Wastewater Treatment Division WDFW, stewa'rtReil1bold. , David F. Dietzman, Oepartrnent of Natural Resources WSDPT, 'Northwest Region Duwamish Tribal'Office Karen Walter, Fisheries,' Muckleshoot Indian Tribe (Ordinance) Melissa Calvert, "fV!uckieshoot Cultural Resources Program ~ ..... ---eE~A6e14le~Sit:llI::lFree-·---1-O~55-'-S-O-Uth-;.-Gra---d-Y,.,-W-a-y-.,..-R-en-t-on,-w-as-hln-·-gt-o-n-. 9...,....8-0""""55----.,.---'-----R E NT 0 N' tlR') '.This oanercnntainR SO% ~ m~1 ::lO% f'l('lC;f r.nn~llmpr . !.: . CITY OF RENtON' .' ... ,' .. , . ' DEtERMINA:FIONOF NON~S'IGNiF:ICAN'CE:MITIGATED '. '.' . '. ". 'MITIGAtl()NI\iIE:ASl:JR~S ~ '. . . ,', " ' .. " ,,;, . APPLICA TIONN()(S): APPLICANT: PROjECT NAME: L()CATIONOFPROPOSAL: LEAD AGENCY: . . . : LUA-04-085 ECF pp. SA-H V~H . . ". " ',' ,; H~ivey Adams; Davis Consulting Inc. . MajOr.MOdi~Cation of Approved Preliminary Plat' . of COttages at Honey Creek '........ ' . 4821 NESunset BI~d. " ",t:Tij.~'~r~:;~';~:~;6;~~"t~~"~~,,·· ' ,," Del>,.~rtmer;lt ofPlanninglBi.IllQihglPublicWorks· . ~ " . . .,: ",.'. f" Dev'el~pmentP,.I~nni~g SEfti0fJ!, . . . M~IGAtION.MEAsU~ES:// .. . .. ~ ll""':', '<~ ",',,"," ~'.",' .::'~%.',;,'.F-.'%.)~.'·.·~~.·.~'.l,:~·.: ... , •. · .. ,:·........ . .. :': C j. ~ . ':i~ . ~ .. ,. '" :~~:";!:~¥'~~:~0~~'{'§~; > <, • ~. '. .". . ." -," .. ~.: .. ' '"i:~i! ,.":'}Y .. ~. ~><;; ~ .,. 1.;:The project shall be designed, and~ G.oiri ' 'i',e,epa~o;tent-of EcoloQy's'£rosion andSedimentoCohtrol . ,·.:'RequirelTlents·aS:<;IlJtlined· inlyoI4~~e.~lofL:. tOfn;wc1t~r Man~gemerit~ManiJaL· .. '. : . . . .'. 2. 'Earthwork' ~ctiyities ~hall'b~~ lirlilt~d ~.~o.th~ ~ 'Ai ,.\,,~;~·'~Orith~;~;~'Uil!~~~,ih:ith~:Geote~hniCaIEngfne~dng Report d~t~~, ~ay 7; 2004~,(p~ge 5); ~'1!es~:ag" ~~d bYfm~.,peye~6ernent~~ryif&sDi"ision: .... ..-,'_ ' .', . ": '. . -., " ': ' ... ' '~>, ,. t_: :. . -"-, "". ',Sf' , .J! -~; .1>"1 < " : • .... ..' ••••• -' .' • • ,,', ' 3 .. The applicant'shCi",comply vviVltpeVfecQmmendations c6ntainyd~Jr,:i~!j;le' {?~ot~c~nical' Engineering.Reportdated . May7;2Q04, regarding "Si~EfPtepar~tion~,and Grading~, "Structura[FiU"9tfd~Utiliti~s". . ." . .. . " ' :" ' ... :-_ ':. ""'i;;. .;/ •• p "'?'-'., ",' . . ... " "\>'-:::;?;.' ""~i~ :~s.?'il .... . '. " ...... -~ , 4. The applicant shall-delineate, laD~I'anQ;'hote. On·constructio'1dral!v'ing~;timdonthe face of the final-pl,at a 50 foot . buffer from thedelineatedordinarYZJ'ljgli~atef';'11ark;"(OHWMtO~J::fdhey Creek on the southside ofthe buffer starting approximately 91 feet from the::w~st'pr9pertY lin~ .. · Th~.i.~tisfaction of this requir~mentshall be subject to .' the review,and approvalofthe DevelopmerWSer:yi~~l!> JJ!vision"prior to ,recording the final plat. ". . . . .' .. ' 1: .... -.' . ,:. ;" ~ : ..... -~:" ','. '. . _.'. ,'~'-"':~'J' ,'" ' _ . ',,' ," ',' _~. _. . .. ' 5~ ;T,~e appl[cantsl)'aILdelinf;!ate, label <:!nd noteoncqn!)ttuctiondrawings and on the face aftlie finalplateithera' 50 , .' .-foot buffer or an averaged :buffer from th~. ordinary high water mark'(OH'IV~)of Honey'Creek"Qn' the·both sides of . the Greek Jocated to theeastofthe new public streefahd north,ofnew Lot ·1.: The satisfaction qfthisrequirf;!ment. :·shall·be stJbjecn()t~e:reviErN and approval'of the DevelopmentSerVicespivision prior to recording the final plat 6. . -buringsitepre~ar8tion and construction. of' i~pro~ements and resid~~ces,the.appiicant shan install. silt:Jencing · '. With brightly colored coristructionflag~ to iildicate the boundaries. of the ~stream/creek buffer. The satisfCiction of . ~his requirement shall besubjec;fto the revieW arid approval of the Development Services Division and be completed prior to the issuanCe of construction/utility' permit!).' . . . 7 .. · After,the developn1eilt' of -roadway and' utility improvements, . the applicant shall install permanent fencing (Le. split-rail,Jence'orotherapptoved barrier) and signa.ge along the entire edge of the stream/creek buffer. Th~ · satisfaction of·this requirement shall be subject to the review and approval of the Development Services. Division prioi"t?ttie recording ofthe~nal piaL' . .' '," . ,. 8, "Theal;>plicarit shaILdesignthe.project.to comply with the 1998 King County Surface WaterD~sign ,Manual to '. · meet:bofh detention: (LeveL 2 flow Control)ahd water quality improvements: ' ", . ,.' . . .'. ,.... '. i' "-' 9 .. •.· •. ·The· ap~lica~t:shallp~ythe appropriate·'Fire.Mitigation' Fee based On a .r~te Of '$4e8.00 pernew.,sil1:gl~{famiIYlot,. " . '-;"$388';90 pe(riew m.ulti':family unit;·. aJid$O:9~ ,pe( grosssq,ft .. Qf ,new ~ornmercial:, area: . Creditisgivellfor'the .' '. :.)~i~ting r~Sid,e~ce:}~he Jeeshall be pal~ prior to the:recqrdingoHhefinai plat:· .:,... ... ' . ..' .:',; --. . . . .' " .' E'RG MitigCltion~sures ..... Page 1 of2 I ',,: , .::.. ,:.:r .;. -: :::.' " .;>,. . . ..' ":~.: .. 1o~~~k~I~H\iS~~II:~~~:1~~.rop~a1er~(ficMiiiga;iOn~e~.~~;~d'~~'.ooper~ai~.~i:~vet~~~~iI~~P ~." ·~assoGiated~·With,tIjE(P(()j~c~~ :Cre~:Iit.isgiven.f9r:··!f1~:e?<isting, reside.nce>T~e.f~~lihalFbe'Ra,i(tpribrtQ ttierecofdir'lg,', ': ..... ::onh~.'fin~i :'pli3t'F:e,~~'fCjr!h~' C()fT1~:~r.ciaJ:de.v~loprn~~t' w!Ii·b.~t>ayable: p~ICir,:to: th~ )sst:la,ric~ ,:01' a;buildiiig"p~rm it"': , .'. ,.'. 11', :,thf~;p~',i~~t.~~~!(' p.~f\';~'~ ap~r:9pri~!e.p.~{~~"¥'i.yg~tiq~: ~~~)~:~e~:;,?9\.~5.~O .1~ ,P~F'~~;\V}~.iH9i"t/~g1it~.:IO~:,:~~d; '. \-.. \~ ,: :. "':$3~4;~~1";~~f;;~~»":mY'Hff~mlly' unit.' Cre~lt Isgly..~D·forthe:;~Xls!If19;res.ldence:.'.Th~J~~ ~!1all'--Jje,y~ld .. pnor: t()';~~~e' ... ,. 'recordll'~g,:pftfl~,t!naLplat;': .. '" ........ . :: . "';'0' ." ' ...•• :,,>c,., .,::, . .' " <" ;," ' .. ~ . ' .. ·12 .. I~:thfr ~Veht~th~t.:arch~¢blogi~l:dep~iits~a;e founc;i:during:~xcavati'~~,:phd :c~n;stru'ctioni:wdrkshall stop~n(j th~ ~ ..• ';:,c6~traCtbr(ststl;:lIl'cOrifaCt the'St~t~:A~chaeolog!st at,'the' Sfate::ofVVashi.ngton·,Offlce'df,Archl:ieology'ClOd;.HisJodc, ",;.~tes~pj~·ij~h~p~~~e·,;{36'Q)'~,~~':~?6S~ :.'c' .:.;::~~:.:,:. ",,~;<;:,.-,,-. ,'; ",',.:,";";.:,,':::,~.':':: ,'< .. ' '. . ... '." :,f~;: Fire/:Traffic;an,d;'P~rl(mi~,gati6~JeesforLotCf;)fr~quire~; Will be:gqe"upondev~IQPtne'lt:Oftot'Cl. , ".: ",'. " ,~ .. : ...... ~>(:" .. i.-:::.· ... , ';-.; " "'.', '. . . .. ~: ..... :. :. t··, . '" '. '. . .,. '.:" c • .. -\. ':".' , ,. <' > ,'~: . ~. . '. ' .. ~ ':! '.\. , , ~.' :'.\ '. . "~" . '.;:-' ,:.-' .~ .. ',", '.:-' .. .: ... .',. -:;. ' .. :.:: .. : , .' ;", . ,', ' .. ';.' . ~. .,' "'.' ", ,. "".' ' :." ' .. ~.\ '. ':: ".,,', .. . :~ .'. '.;:'~ , ; ..... ",' , 'c." " " .. ,:,,;. 7· '.':. ... ~ ',," . ", '\:;" .... .. -: , ~. '.' " . :,. ~ .' ~ ...... , .... .t.,· ...... . ' . <:~ ' ..... ,: . . -:. '.' .; ~. '; .. . ' :~ : :./ :. ':', .: ..... . , ;: .. '( .";-. ' ..•. ;. ., ".:.' ... : : .... ,.: .. . ,'w: ",'''' . ,,' ":::" '.,,;. " .;-' ,., .. ',"') , "~:., . _., .. •• .' ~r. :-... ' .'" '. . ... ~ .. ...-'". :>. '" .. >J . .. ' . ':., :' '," . . '-~ ~ .. . \ . . ,.;." !' ... '.:. : " .' ..... " . ~ .\" . ',,-. :; . ':.'- ..... ' .. , . '-', .. , , . . .... , .'.'. .' ·.CITYOF-RENTON_ . DETERMINATION QF·:NON·~SIGNIF.ICANCE~MITIGATED ' . . ,< .. ', .' " '."'. ' .. : ''':AbViSORYNOTES: .... ..':'."". ':.' .' \ .... ' APPLICATION NO(S):' ." APPLlCAN'f: . .. .', . PROJECT NAME: LUA·04~085,ECF, PP,SA-H, V.,H . . HarVey Adams; Davis Consulting Inc. . "" ~M~jof Modification of Appi6V~d" Prelim!nary'P,lat. of Cottages at Honey Creek . , DESC~IPTIONOF PROPOSAL: ," The applicant is requesting. Envjro~~erital Review and Hearing Examiner.' approva.Lof Major Mocjifl~tionsof a'previously:approv~d, Preliminary Plat (see Exhibit 1). The supdivisionof a3. 71 acre siteirito27 . .singl~. family, residential lots, 'on~cornm.ercial,mlilti;.familyresider'1tiaror Illixed.;use lot, andseverartraCts for either open space orstormwatt)r: Cietenti(m Was,app'rovedinJanuary 2(j0!? Acces~'isproposed viaNESunsetBlvd. via a new public street terrniriatinginacLJI':'de-sac, Horiey Creek bisects the site'from' west to east The site is zoned (;ommercial . ArteJial (CA).~ arid .has aCornmercial Corrjdor' GOmprehensivePlan designation. . ' LOCAT'ION OF PROPOSAL:' 4821 NE Sunset Blvd. LEAD AGENCY: ',Th'~t~~~;:'~:~;6~':';<;i{;o;' ',' '. '. ' .. , .. ;. . .... ,N :Del>artm~~t of PlanniQg/eUi!<:ting/PublicWprks .;~;~ Development Plc:ml1i~gS~tio'r;l",', 'i.e,' ....... ', . '",;C: ,,' : "n" ",.~l't~'A;V;SO~ NotestO~~;Ii~;~iff;t,~iS':f' ',,;,',~,>: , ...• ,.,' '.,','., •. ', ", .. . ,'. : The fallowing notes' ate suppleirifm'lalinfonfiation pt;o:vid,edlinicoiJjuiJ'(;tion?vJith 'the;environmentaidetermiriiJtion . ... ',. ~, .... : .. :" ... '. " ~ .. , ....... ,' ... ;: .. ··:·'l'·· ·:>.·0f:·~;.,·-... ·."i< . ,':-•. -,' .... ' .... -;.;j;~;·;·.:·;..:5:~~:-r'"::;;·::>'};»,~~ •. :,; .. '\' .. ; ......... !'"i'.:'.-.".'.;:.:" '.:.': .... <.~ :~ .• --.. _ .• ,' .. <:. ' ...... ,. , Because the.se no,es areproVldedaf$' mfQrm..atiQlr'o'1!y;th~y'~re>not'$uIjJ~c( ,to ,the appeal process for -.• ----1. ---::~n~~pnCci30,c.2Iimi;{~~o::W:f;~8/:;~"·:::t.JdaYih~U9:FridaYunl'~'6th~~S' . -- approved ,by the '.DeveloPlTlentse~i~~,9i~i~ibn.j";~e~beveldPffi:ent :§~rVi92.s:,~iVJSi~i(f~S~iY~S the.rightto res<;:ind .the ." approved extended h~ulhoursat a~y\tlmeif co,mplalnts, are recelvf1p 'F" ~\> ,.,0 ifl ' ;. , . . ,." .. :-, '~·~1~"",, .:?{'<:'.< .. '~"''":' ... ,J;.'.O· .... ·:,,/f-· .,' F-. -'?:Ji, r ·.~;t ,.Ire ... ' '" __ . "c' __ ,.... . ~, • . '\ ',' :"," . ," .' ,-- 1. A fire hydrant with 1,000 GPM is required, within 300 .tt:of,all new ,~ir:igle-familystructures. If the building square footageex(!eeds 3;600 sq. ft:in' area, the mitlimuJTlfire'fJow incr~Sl~es'to 1,500 GPM and requires two hydrants within 300 feet-of the structures. " .' ".",,;,.,' . ','?,~>" ' ,. .' . . , " 2. ,Fire D~part,i:n~ntaccess;ro~ds,~te'required to be paved,20 ft. wiQe~. De~d' endro~dways. over 150 ft~ inl~n9th,a;e' . " requiredJ() have anapproved~ tlirnarounct ',' , , " ,.; '.' . '. .' , .. ', "?" 3. 'Street,addrkssesshall'be visible fr<;>m apLiblic street. . 4. All lots ove~500 ft; ori thedead'end roadway are required to be sprinklered: This, includ~s Lots' 8 through 23. ,,' c, ••• _. ,_ _.... '. • " .' •• ' • > Building 1. Dem()litionpermits are reqlJi(ed .. '. . . . , Plan Review -Surface'Water/Storm Drainage '. . . . , 1. The Surface Water System De\fel.opmentGharges (SDC)is $715 per bUildingl()t. This fee is payable at the time the . utility' construction permiJ:isissUed.·>' " ' ' . . -.' :-:. '.,," '.,,'. >: :.:" :Plan R~~ie",,:-W~ter . .-' ." ..' " ' ,'.. ' , , ... , '1.' 'Newwater'mains:w.m ,tle,req!Jire~.The,neiN water main shallconiiect'the' existing, {O-inchwatermain at tl1e:west·to • the:existlng12-iilch:water mairialongSunsetBlvd NE. ' . '." " ;':' ",,' ;.,' .. . "~ .... " . ... : ' ... ~.J ~ :'.':.':' .', .. ' '. " ~; :.' i. The"newwaterri1ain.~h~lI:heext~ri.~edtothe eastpropel1YHne; . ' "., ." ... .~. .. . . '3.'A15fee(~asem~nt:al()hg the new water rnains Will be required; : ., .. '. ,.1. -,-; _ '., .' .ERCAdvisoryNotes, ' .. -, , : .. ;.:-.. " •• , c '-~ -:0. • Pagetof,2 ." , .. , ..... .. '~. ~ , , ,'.'" . ,,~ .; .. . "" .. , ~ .. . . . t·. ;: . )., ;' .. ,;. ::,: "/Q'.:, .. '.'" ::f~hilly;per.buiiding lot..'This}ee.is'p~yaDle,a,~.fttletirneth,e utilityqoii~truction·p.'~t~in~.ls'Su~<i~?>.,' ",' '>;,'~"'., .; " • , •••. ;;,;, ... '. .' ...' , • , ., . ' : :'.~ '," '. .' '\ • '. ~ ..... : " '.. • '. "'." . " "'.J. • ','- .' ;...PI~~:Re~I~~"':S~tiitarvsewer. '->". . ,"~:':,::" ',:,,-.' ":'1:, ·.;s'ariitary SeVier ~a'in~fwiJrbe r~quired to 'serv~ the ~e~ single-family reSiden~e~,.. ' .. ~'2 ~.~~. :5,'. Thi~ patceti~' s~bje~t to'the, Hon.~Y·,¢reek··§pe~ial::AssEissinerifDistr!ct (SAD;$250Jj~0 p~r'!otr F~es are c~lIected at· . , .' " ·'thet1m·e thel.ltilitY~QhstniCtioii.'-petrnit.'is iS~L1e(:t:.:··· . . '., '~" .... , " . .,' . .'.., ",., .;;~: '1rb~ ·Sanitar;y se~er:sy~t~~:'p~~~iopme~'i'b'n~'rge~ (SDC) is $900 p'er b~ild·ing.lot:·:;'his·fee·.i~:p'~Ya~I~~t the tim~ t~e '~'" .' uti!ityco.nstr~ctio"npermiti~issued.,· .. : -,:. ,,'. . ' .' '. .: /; . ,,'" ... ,'.:. '. . ," ". . . ~';~"" '.. -" ... : .... .' ". " . ~ ",~ . . ."" ""., "., .. '. \ !-. ~ •• ~ <. : •• '<;~ . " ',:. :'~ : .. ;. ..... ,!' ..... :' . , . 'e ',.f ',... .., '. ' .. _ ~ '.: '. ,;: . '7 • '_" ,,: ':,~ d?I,~~:'R~View~ S,tie~~liri~;r~~~me~t~"":, ::,~#~~i:~tj:'!~:~:~~"";';":l,;i'~i;;.,y~:'· ·.··:<-"i :;-~~::.:': .:: .,/;~,':.;:~';~. ~'. ·t',:·· '~.::~.':'> . ' ... :'\.:: ~.'. /'t •. ,; ·?tr:~~t· im pro\ie.rn.en.~~";i,~·cly(ji.ng;;:!l~t.. n,<?r.IJ~!t~~"~)~Q~PCl~iQg, sideWaIRs~~~~r:b"and.; ,Qy~er"':'st6r~";drain! :I~.nds~~pe,. :~t~eet-.. •. . ··.:lJgh~lhg-anq·s.tfeet.s.lgns..wlll:be' requlre9~along:-SunsetJ~lvdNE;~ . ,ti'i'~:-." .f;"t~d' .'; •.. ' .. . 'J '. ,'.> ' ." ... ' .. " .", , • . .~ • 'A •• "., •• ~.( r. •• ':. ' .• / •• .. l .':':.' .- " -">'-'. -,.,' :,: '.' .. " .... : .. : .... '- •. ' :t:} . Please refer to CQhlmentS.ieasement'la,!J_9.!,!ag~ ahdi"f.ee"~t1~e.tp.r~0y:'de~~!tt~~~~eparc~te cover;" "'.';-.' ,," ': '> ....... '"~"'~~:;;"'4;.~;'t~;~jP ... ..... .'.. '." .. -:-".;; •... I',' :. ': : ,. :'.-." ~:~ ,:. " , -,,' ": " ,,'~' . , . '''', . .,., .. " ~ \,.' ':. ;'" .... ...... , ., : . "" . '" '. ,.:. ' .. .. , !: ~. . :. :~ • : ... '< ".-.. . '. ' . . -7-• . ~:.' /" ...... :: :,'. '-: ... ,: '. '.,' . .'-.', .' .. --";,:' . -.... , .. ..-,; DATE: TO: CC: FROM: STAFF CONTACT: SUBJECT: ISSUE: MAY 11 1006 PLANNINGIBUILDINGI RENTON CiTY CouNcil PUBLIC WORKS DEPARTMENT M E M 0 RAN DUM ClTYOFReNTON May 10, 2006 Dan Clawson, Chair Members of the Utilities Committee Kathy KooIker, Mayor Jay Covington, Chief Administrative Officer Gregg Zimmerm~ .tcfministrator . MAr , 2/'.7006 ayy&~FF'CF Abdoul Gafour, Water Utility Engineering Supervisor (ext. 7210) Request for Cost Reimbursement for Oversizing of Water Main at Cottages at Honey Creek Subdivision Should the City Council approve a request from Davis Real Estate Group, the developer of the Cottages at Honey Creek subdivision, for the reimbursement of $22,926.58 for costs related to the "oversizing" of a 12-inch diameter water line that will be installed by the developer at the City's request? RECOMMENDATION: Approve the reimbursement in the amount of $22,926.58 to Davis Real Estate Group for costs related to the oversizing of the water line in the Cottages at Honey Creek subdivision. BACKGROUND SUMMARY: During the review of the utilities improvement plans for the Cottages at Honey Creek subdivision (site map attached), the City's Water Utility section requested the developer install a larger, 12-inch diameter water main instead of an 8-inch diameter water line, which would normally be required for the subdivision. The "oversized" water line will be connected to the new Hazen 565-zone reservoir that the City is planning to construct in late 2006 to 2007. The 12-inch line will deliver adequate water capacity for fire protection and domestic uses to the Renton Highlands. City Code allows developers and property owners to request the City to participate in the cost of the utility improvement when the City requires that the utility be oversized for the best interest of the City and the general locality. The Water Utility has reviewed the difference in labor and material costs submitted by the developer for the installation of an 8-inch and 12-inch diameter water line and found that the requested amount of $22,926.58 is within the acceptable range of costs based on similar projects. I Clawson/Oversizing Cott.t Honey Creek a. May 10,2006 '.' . ., Page 2 of2 The Water Utility has budgeted sufficient funds in the 2006 Capital Improvements Program budget (account no. 425.00500.018.5960.0034.65.055515 for Hazen 565-zone reservoir) to pay for the oversizing cost of the water line. CONCLUSION: The installation of the 12-inch "oversized" water line by the developer of the Cottages at Honeycreek will provide additional fire protection to the Highlands area. The developer's request for City's reimbursement of $22,926.58 for the oversizing of the water line is within the acceptable range of costs for similar projects. Staff recommends that Council approve the developer's request for reimbursement for $22,926.58. Attachment < cc: Lys Hornsby, Utility Systems Director H:\File Sys\ WTR -Drinking Water Utility\ WTR-O 1 -General\cottages-at-honeycreek-watermain- oversizing.doc\AGtp ccs11""e, I« \{O~ ~U~l"\S\~~ Ciff eX !&wu R~t~\JoiR. DRAFT UTILITIES COMMITTEE COMMITTEE REPORT May 22, 2006 The Cottages at Honeycreek Subdivision Request for Reimbursement for Oversizing of Water Line (May 8, 2006) The Utilities Committee recommends concurrence in the staff recommendation to approve the request for reimbursement in the total amount of $22,926.58 from Davis Real Estate Group, for costs related to the oversizing of the water line within the subdivision as requested by the City's Water Utility section. City Code allows developers and property owners to request the City to participate in the cost of the utility improvement when the City requires that the utility be oversized for the best interest of the City and the general locality. Dan Clawson, Chair Terri Briere, Vice Chair Denis W. Law, Member cc: Lys Hornsby, Utility Systems Director Abdoul Gafour, Water Utility Supervisor H:\File Sys\WTR -Drinking Water Utility\WTR-OI -General\cottages-at-honeycreek-waterrnain-oversizing-utilities-committee- report.doc\AG May 22, 2006 Utility: Water Line Oversizing Reimbursement,_Cottages at Honey Creek, NE Sunset Blvd Wif -OY-D9~ Finance Committee Finance: Vouchers Finance: Temporary Interfund Loans RESOLUTIONS AND ORDINANCES Resolution #3811 Finance: Temporary Interfund Loans Utility: Billing Adjustments for Water Leaks AUDIENCE COMMENT Citizen Comment: Petersen - Highlands Subarea, Zoning Text & Zoning Map Amendments • Renton City Council Minutes tit Page 171 to City Code Sections 8-4 and 8-5. The Committee further recommended that the ordinance regarding this matter be presented for first reading. MOVED BY BRIERE, SECONDED BY LAW, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. (See later this page for ordinance.) Utilities Committee Vice Chair Briere presented a report regarding the reimbursement request for oversizing the water line for the Cottages at Honey Creek subdivision. The Committee recommended concurrence in the staff recommendation to approve the request for reimbursement in the total amount of $22,926.58 from Davis Real Estate Group for costs related to the oversizing of the water line within the subdivision as requested by the City's Utility Division . . City Code allows developers and property owners to request that the City participate in the cost of the utility improvement when the City requires that the utility be oversized for the best interest of the City and the general locality. MOVED BY BRIERE, SECONDED BY LAW, COUNCn., CONCUR IN THE COMMITTEE REPORT. CARRIED. Finance Committee Chair Persson presented a report recommending approval of Claim Vouchers 248437 -24886 and two wire transfers totaling . $3,278,559.21; and approval of Payroll Vouchers 63384 -63574, one wire transfer, and 622 direct deposits totaling $1,992,797.05. MOVED BY PERSSON, SECONDED BY CORMAN, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. Finance Committee Chair Persson presented a report regarding temporary interfund loans. The Committee recommended concurrence in the staff recommendation to approve the resolution granting authority for loans between City funds. The Committee further recommended that the resolution regarding this matter be presented for reading and adoption. MOVED BY PERSSON, SECONDED BY CORMAN, COUNCn., CONCUR IN THE COMMITTEE REPORT. CARRIED. (See below for resolution.) The following resolution was presented for reading and adoption: A resolution was read granting authority for loans between City funds. MOVED BY PERSSON, SECONDED BY CORMAN, COUNCn., ADOPT THE RESOLUTION AS READ. CARRIED. The following ordinance was presented for first reading and referred to the Council meeting of 6/5/2006 for second and final reading: An ordinance was read adding Sections 8-4-46 to Chapter 4, Water, and 8-5-23 to Chapter 5, Sewers, of Title vm (Health and Sanitation) of City Code allowing certain water and wastewater billing adjustments for water leaks. MOVED BY LAW, SECONDED BY BRIERE, COUNCIL REFER THE ORDINANCE FOR SECOND AND FINAL READING ON 6/5/2006. CARRIED. Inez Petersen, 3306 Lake Washington Blvd. N., #3, Renton, 98056, inquired as to what law the Council President was accused of breaking during the public hearing concerning the Highlands Subarea zoning proposal held at the April 17th Council meeting. Mayor Keolker indicated that the answer was given by the City Attorney that evening. Council President Corman stated for the record that he does not believe he broke the law that night. , ,. h ." .. ". ,', UTILITIES COMMITTEE COMMITTEE REPORT AFPROVEDBY'l·.·: '. CITY COUNCIL, , , . . 'I' Date 5:";?, ~-~000'( May 22, 2006 The Cottages at Honeycr:eek SubdiVision, .. Request for Reimbursement for OversiziDg of Water Line (M;iy8, 2006) . The Utilities Co~ittee reCommends concurrence in the sta.ff reconni1e~dation to approve the request for reimbursement in the total amount of$22,926.~8. from Da\,isRealEstate Group, for costs related to. the oversizing of the water line within tqestibdiVisionas requested by the .City's Water Utility section. . . . . City Code allows developers and proP~mr,"oWners,to;.rffiliest the Cityto partiCipate in the cost of the utility improvement when.tlfe":Citf·req'Uiies· th~t~t4y utility be oversized for the best ~nterest of the City and the gener~l H)c~~ity. t;' ",: '.;-;,. {" .' /\ .. ' ..... ' . . . ~ ·~L, .. cc: Lys Hornsby, Utility Systems Director Abdoul GafOUT, Water Utility Supervisor -~." . ,:", ... CITY OF RENTON • DETERMINATION OF NON-SIGNIFICANCE MITIGATED APPLICATION NO(S): LUA-04-085, ECF, PP, SA-H, V-H APPLICANT: PROJECT NAME: Harvey Adams; Davis Consulting Inc Major Modification of Approved Preliminary Plat of Cottages at Honey Creek DESCRIPTION OF PROPOSAL: The applicant is requesting Environmental Review and Hearing Examiner approval of Major Modifications of a previously-approved Preliminary Plat (see Exhibit 1). The subdivision of a 3.71 acre site into 27 single family residential lots, one commercial, multi-family residential or mixed-use lot, and several tracts for either open space or stormwater detention was approved in January 2005. Access is proposed via NE Sunset Blvd. via a new public street terminating in a cul-de-sac. Honey Creek bisects the site from west to east. The site is zoned Commercial Arterial..{CA) and has a Commercial Corridor Comprehensive Plan designation. LOCATION OF PROPOSAL: LEAD AGENCY: 4821 NE Sunset Blvd. The City of Renton Department of Planning/Building/Public Works Development Planning Section The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21C.030(2)(c). Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of Section 4-6-6 Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified during the environmental review process. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on September 4, 2006. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are' governed by City of Renton Municipal Code Section 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. PUBLICATION DATE: DATE OF DECISION: SIGNATURES: Gregg Zie n, f!( ministrator Planning/Building/Public Works Terry Higashiyama, Administrator Community Services August 21, 2006 August 14,2006 8-/7-0lo Date ~lt ~{ 0 lt7 Date ?L~ Date STAFF REPORT City of Renton Department of Planning / Building / Public Works ENVIRONMENTAL REVIEW COMMITTEE A. BACKGROUND ERC Meeting Date: Project Name: Owner: Applicant/Contact: File Number: Project Description: Project Location: Exist. Bldg. Area gsf: Site Area: RECOMMENDA TlON: 7 August14,2006 Major Modification of Approved Preliminary Plat of Cottages at Honey Creek Cottages at Honey Creek LLC; 1201 Monster Road SW, #320; Renton WA 98055 Harvey Adams; Davis Consulting Inc.; 1201 Monster Road SW, #320; Renton WA 98055 LUA-04-085, ECF, PP, SA-H, V-H Project Manager: Elizabeth Higgins, AICP The applicant is requesting Environmental Review and Hearing Examiner approval of Major Modifications of a previously-approved Preliminary Plat (see Exhibit 1). The subdivision of a 3.71 acre site into 27 single family residential lots, one commercial, multi-family residential or mixed-use lot, and several tracts for either open space or stormwater detention was approved in January 2005. Access is proposed via NE Sunset Blvd. via a new public street terminating in a cul-de-sac. Honey Creek bisects the site from west to east. The site is zoned Commercial Arterial (CA) and has a Commercial Corridor Comprehensive Plan designation. 4821 NE Sunset Blvd. All bldgs. to be removed. 3.71 acres (gross area) Continued on next page Proposed New Bldg. Area: Total Building Area gsf: 35,802 sq. ft. 35,802 sq. ft Staff recommends that the Environmental Review Committee Issue a Determination of Non-Significance (DNS). 1"" ~ .:; c u Ii~ '" .,@ 'u 1)21 ,.,. .. , '<s>, - v « ~ or> .,; $' c " E u U ~ 6 ~ I I :I' r I STAFF REPORT City of Renton Department of Planning / Building / Public Works ENVIRONMENTAL REVIEW COMMITTEE A. BACKGROUND ERC Meeting Date: Project Name: Owner: Applicant/Contact: File Number: Project Description: Project Location: Exist. Bldg. Area gsf: Site Area: RECOMMENDATION: (I) " .. .J .J ~ :> o August14,2006 Major Modification of Approved Preliminary Plat of Cottages at Honey Creek Cottages at Honey Creek LLC; 1201 Monster Road SW, #320; Renton WA 98055 Harvey Adams; Davis Consulting Inc.; 1201 Monster Road SW, #320; Renton WA 98055 LUA-04-085, ECF, PP, SA-H, V-H Project Manager: Elizabeth Higgins, AICP The applicant is requesting Environmental Review and Hearing Examiner approval of Major Modifications of a previously-approved Preliminary Plat (see Exhibit 1). The subdivision of a 3.71 acre site into 27 single family residential lots, one commercial, multi-family residential or mixed-use lot, and several tracts for either open space or stormwater detention was approved in January 2005. Access is proposed via NE Sunset Blvd. via a new public street terminating in a cul-de-sac. Honey Creek bisects the site from west to east. The site is zoned Commercial Arterial (CA) and has a Commercial Corridor Comprehensive Plan designation. 4821 NE Sunset Blvd. All bldgs. to be removed. 3.71 acres (gross area) Continued on next page Proposed New Bldg. Area: 35,802 sq. ft. Total Building Area gsf: 35,802 sq. ft Staff recommends that the Environmental Review Committee Issue a Determination of Non-Significance (DNS). 'I T" ;;:: .:; c ~ , " ,~ '" ® "'" , , 4-A - 7 '6 , ! ® ea"t>-$"''Q-.-._.-. = E:-t2TH-sTi_ Project Location M~p ERe Report Major Mod.doc City of Renton PIBIPW Department nm,Anr,::J1 Review Committee Staff Report COTTA AT HONEY CREEK SA-H MAJOR MODIFICA TlON REPORT OF AUGUST 14, 2006 Page 20f8 Project description, continued: The basis of the Major Modification request is a significant change that occurred following the Preliminary Plat approval. At the time of the earlier review, it was noted that negotiations were underway with the State of Washington, owner of an outparcel fronting on Sunset Boulevard NE (see Exhibit 2) so that the street providing access to the project from Sunset could be shifted approximately twenty-nine feet (29') to the west, thereby aligning with an existing private street north of Sunset. The street north of Sunset provides access to a 41-unit townhouse development, Tall Firs. It was demonstrated that the safety of people entering and exiting both projects, as well as vehicles using Sunset at this location, would be Significantly increased if these streets could be aligned rather than be offset. Therefore, Hearing Examiner endorsed this action by approving, in Condition 3 of the Report from the Hearing Examiner, the shift of the access road to the west if it could be accomplished: 3. The applicant will be permitted to shift the entrance roadway to the west if agreement can be reached with the owner of that adjoining western property. Any land freed on the east shall be added to open space. The negotiations were pursued with the result being acquisition of the 0.46 property from the State of Washington by the applicant. This allows the desired shift in the road to the west and alignment with the Tall Firs private street. The site has been cleared of structures to accommodate site development. There is no proposed change to the previously approved number of residential lots to be created by the subdivision (27). The previously approved location of the 6,560 s.f. commercial parcel (C1) was the northwest corner of the property. With this modification request, the applicant has requested that Lot C1 be relocated to the northeast corner of the project site. This would not meet the Hearing Examiner's condition of approval. The applicant is scheduled to address this issue before the Hearing Examiner on September 26,2006. In terms of environmental issues, however, staff supports this change. Although Lot C1 would be only 335 s.f. larger than the previous Lot C1, it would be approximately 29 feet wider. This increases the ability to develop the parcel for commercial or mixed-use (commercial and retail) as allowed by the zoning. More important, however, access could be from the new project street, rather than requiring an additional curb cut off Sunset Blvd, which would otherwise be necessary to access Lot C1 (see Exhibit 3). The applicant has also proposed, with this Modification request, that the stormwater detention facility be relocated to the previous location of the commercial Lot C1, in the northwest corner of the project site. The previously approved location for the stormwater facility was in an irregular-shaped tract south of Honey Creek and within the buffer of the Creek. The Revised Conceptual Drainage Plan indicates the new drainage facility would be located at the former Lot C1 location, extending onto the former State of Washington parcel (see Exhibit 4). Staff believes this change would result in less impact on Honey Creek and its buffer and provide a more efficient and less intrusive access to the stormwater facility for purposes of maintenance. The proposed changes would not result in an increase in the number of approved lots. The density of the project would remain within the range allowed by the zoning. No other significant changes or impacts are anticipated from the requested modifications. B. RECOMMENDATION Based on analysis of probable impacts from the modification proposal, staff recommends that the Responsible Officials make the following Environmental Determination: DETERMINATION OF NON-SIGNIFICANCE Issue DNS with 14 da A eal Period. Issue DNS with 15 day Comment Period with Concurrent 14 day Appeal Period. ERC Report Major Mod.doc DETERMINATION OF XX NON -SIGNIFICANCE -MITIGA TED. XX Issue DNS-M with 14 da A eal Period. Issue DNS-M with 15 day Comment Period with Concurrent 14 day Appeal Period. City of Renton PIB/PW Department .- COTTAGES AT HONEY CREEK .. REPORT OF AUGUST 14, 2006 C. MITIGATION MEASURES (REVISED) Eamenta/ Review Committee Staff Report LUA-04-0 CF, PP, SA-H MAJOR MOD/FICA TlON Page 30t8 1. The project shall be designed and comply with Department of Ecology's Erosion and Sediment Control Requirements as outlined in Volume II of the 2001 Stormwater Management Manual. 2. Earthwork activities shall be limited to the drier summer months as outlined in the Geotechnical Engineering Report dated May 7,2004 (page 5), unless approved by the Development Services Division. 3. The applicant shall comply with the recommendations contained in the Geotechnical Engineering Report dated May 7, 2004, regarding "Site Preparation and Grading", "Structural Fill" and "Utilities". 4. The applicant shall delineate, label and note on construction drawings and on the face of the final plat a 50 foot buffer from the delineated ordinary high water mark (OHWM) of Honey Creek on the south side of the buffer starting approximately 91 feet from the west property line .. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to recording the final plat. 5. The applicant shall delineate, label and note on construction drawings and on the face of the final plat either a 50 foot buffer or an averaged buffer from the ordinary high water mark (OHWM) of Honey Creek on the both sides of the Creek located to the east of the new public street and north of new Lot 1 .. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to recording the final plat. 6. During site preparation and construction of improvements and residences, the applicant shall install silt fencing with brightly colored construction flags to indicate the boundaries of the stream/creek buffer. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division and be completed prior to the issuance of construction/utility permits. 7. After the development of roadway and utility improvements, the applicant shall install permanent fencing (Le. split- rail fence or other approved barrier) and signage along the entire edge of the stream/creek buffer. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to the recording of the final plat. 8. The applicant shall design the project to comply with the 1998 King County Surface Water Design Manual to meet both detention (Level 2 flow control) and water quality improvements. 9. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 per new single family lot, $388.00 per new multi-family unit, and $0.52 per gross sq. ft. of new commercial area. Credit is given for the existing residence. The fee shall be paid prior to the recording of the final plat. 10. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip associated with the project. Credit is given for the existing residence. The fee shall be paid prior to the recording of the final plat. Fees for the commercial development will be payable prior to the issuance of a building permit. 11. The applicant shall pay the appropriate Parks Mitigation Fee based on $530.76 per new single family lot and $354.51 per new multi-family unit. Credit is given for the existing re~idence. The fee shall be paid prior to the recording of the final plat. 12. In the event that archaeological deposits are found during excavation and construction, work shall stop and the contractor(s) shall contact the State Archaeologist at the State of Washington Office of Archaeology and Historic Preservation, phone (360) 586-3065. 13. Fire, Traffic, and Park mitigation fees for Lot C1, if required, will be due upon development of Lot C1. Advisory Notes to Applicant: The fol/owing notes are supplemental information provided in conjunction with the environmental determination. Because these notes are provided as information only, they are not subject to the appeal process for environmental determinations. Planning 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. The Development Services Division reserves the right to rescind the approved extended haul hours at any time if complaints are received. Fire 1. A fire hydrant with 1,000 GPM is required within 300 ft. of all new single-family structures. If the building square foota e exceeds 3,600 s . ft. in area, the minimum fire flow increases to 1,500 GPM and re uires two h drants ERC Report Major Mod.doc City of Renton PIB/PW Department • COTTAGES AT HONEY CREEK . E.mental Review Committee Staff Report LUA·04·0 CF, PP, SA·H MAJOR MODIFICATION REPORT OF AUGUST 14, 2006 Page 40f8 within 300 feet of the structures. 2. Fire Department access roads are required to be paved, 20 ft. wide. Dead end roadways over 150 ft. in length are required to have an approved turnaround. 3. Street addresses shall be visible from a public street. 4. All lots over 500 ft. on the dead end roadway are required to be sprinklered. This includes Lots 8 through 23. Building 1. Demolition permits are required. Plan Review -Surface Water/Storm Drainage 1. The Surface Water System Development Charges (SDC) is $715 per building lot. This fee is payable at the time the utility construction permit is issued. Plan Review -Water 1. New water mains will be required. The new water main shall connect the existing 10·inch water main at the west to the existing 12-inch water main along Sunset Blvd N E. 2. The new water main shall be extended to the east property line. 3. A 15 feet easement along the new water mains will be required. 4. New water service stubs to each lot must be installed in conjunction with the above water main extension prior to recording of the plat. 5. Existing and new hydrants will be required to be retrofitted with Storz "quick disconnecf' fittings. 6. The Water System Development Charge (SDC) would be triggered at the single-family rate of $1,525 per new single-family per building lot. This fee is payable at the time the utility construction permit is issued. Plan Review -Sanitary Sewer 1. Sanitary sewer mains will be required to serve the new single-family residences. 2. A sewer main extension to the east and south property line, at a minimum slope will also be required. 3. A 15 feet easement along the new sewer main will be required. 4. Staff encourages the applicant to pursue easement along the northerly portion of Honey Creek Apartments for extension of sewer to serve the site. 5. This parcel is subject to the Honey Creek Special Assessment District (SAD= $250.00 per lot). Fees are collected at the time the utility construction permit is issued. 6. The Sanitary Sewer System Development Charges (SDC) is $900 per building lot. This fee is payable at the time the utility construction permit is issued. Plan Review -Street Improvements 1. Street improvements including, but not limited to paving, sidewalks, curb and gutter, storm drain, landscape, street lighting and street signs will be required along Sunset Blvd NE. 2. Street improvements including, but not limited to paving, sidewalks, curb and gutter, storm drain, landscape, street lighting and street signs will be required along the proposed new street. 3. Corner lot from the commercial site C2 shall dedicate a minimum radius of 25 feet with the proposed new Right-of- Way. Plan Review -General 1. All wire utilities shall be installed underground per the City of Renton Undergrounding Ordinance. D. ENVIRONMENTAL IMPACTS In compliance with RCW 43.21 C. 240, the following project environmental review addresses only those project impacts that are not adequately addressed under existing development standards and environmental regulations. ·1. Earth Impacts: The applicant has submitted a geotechnical engineering report prepared by Cornerstone Geotechnical, Inc., dated May 7, 2004 and a supplemental letter dated July 28, 2004. The site is hilly with slopes up to 30%. From NE Sunset Blvd. frontage, the site slopes downward, to the south, toward Honey Creek and then slopes upward to the south. A portion of the site appeared to contain steep slopes (protected); however, from prior review and administrative determination, these slopes were determined to be man-made and could therefore be graded for the subject plat (Determination of August 9, 2004). These slopes are located to the south of Test Pit 5 (TP5) and generally north of Test Pit 4 (TP4) as illustrated on Exhibit 1 at the end of this report. ERG Report Major Mod.doc City of Renton P/B/PW Department • COTTAGES AT HONEY CREEK ., REPORT OF AUGUST 14, 2006 Eamental Review Committee Staff Report LUA-04-0 CF, PP, SA-H MAJOR MODIFICATION Page 50f8 The property contains a variety of deciduous trees, evergreens and shrubs. These include: alder, maple, cottonwood, willow, Douglas Fir, cedar, hemlock, wild rose and blackberries, plus others. All vegetation would be removed except for that within the averaged creek buffer. As noted earlier, a variance to the Tree Cutting and Land Clearing regulations has been requested to remove those trees within 25 feet of the creek located where the new public road and creek box culvert would be constructed. The width of the clearing is intended to accommodate these site improvements. The soils found during site explorations revealed the presence of glacial till and fill material of depths of one to nine feet. Test Pit 4, located to the south and east portion of the site, did not reach native material, rather large concrete fragments were found. Test Pit 5, to the downslope of TP4, encountered fill of 4.5 feet consisting of a variety of debris. Ground water seepage was encountered in most of the explorations and considered to be perched on the underlying silt layer. The geotechnical report reviewed erosion and landslide hazards. The erosion potential was found to be slight with vegetative cover in place and moderate when stripped of vegetation. The report recommended utilizing best management practices during site grading to limit the potential for erosion. The report continues to state that the site does not show evidence of slope stability problems. If a slide would occur, they state it would be a small, shallow slough-type movement and would not pose a risk to the planned development. . The report states that the site is suitable for support of conventional, shallow spread footings found on undisturbed, medium dense to very dense glacial soils or be supported on structural fill extended to these soils. Work should be completed during the drier summer months to minimize grading costs. On-site native soils should be suitable for use as structural fill but their use would be dependent on moisture content control. For site preparation, the excessive fill should be stripped on the south portion of the site where the fill goes up to 9 feet thick. The tree cutting and land clearing plan submitted with the application identifies the location of larger diameter trees and the clearing area where development of the lots and street would take place. All vegetation outside of the proposed stream buffer would be removed for development of the building pads, roads and utility improvements. The environmental checklist states that approximately 2,000 cubic yards of fill would be imported for construction of the road base and general site fill. The site is located within the Aquifer Protection Area Zone 2; thus requiring a Fill Source Statement. . In order to reduce the potential for erosion and control sedimentation to the site and to adjacent properties, staff recommends additional mitigation including that the project be designed and comply with the Department of Ecology's Erosion and Sediment Control Requirements as outlined in Volume II of the 2001 Stormwater Management Manual. Mitigation Measures: • The project shall be designed and comply with Department of Ecology's Erosion and Sediment Control Requirements as outlined in Volume II of the 2001 Stormwater Management Manual. • Earthwork activities shall be limited to the drier summer months as outlined in the Geotechnical Engineering Report dated May 7,2004 (page 5), unless approved by the Development Services Division. • The applicant shall comply with the recommendations contained in the Geotechnical Engineering Report dated May 7,2004, regarding "Site Preparation and Grading", "Structural Fill" and "Utilities". Policy Nexus: SEPA Environmental Regulations 2. Streams/Shorelines Impacts: Honey Creek flows through the site. No tree cutting or clearing is permitted within 25 feet of the ordinary high water mark (OHWM) of the creek. The applicant is requesting buffer averaging of the required 50 foot buffer. Staff recommends approval only of that portion where averaging can be maintained on both sides of their property. The reduced buffer to 35 feet would not be permitted along that portion of the creek where the property to the north is not under the same ownership as this subject plat. It is owned by the State of Washington. The increased buffer on the north side of the creek for the first 91 ± from the west property line and the reduced buffer to 35 ft. for the same distance would total approximately 9,100 sq. ft of buffer area which is the same as providing 50 ft. on both sides of the creek for a distance of 91 ft. The creek buffer to the west of the new road and north of proposed Lot 1 is not delineated on the plat. To ensure that the slope to the creek remains undisturbed during and after construction, staff recommends the following mitigation measures: ERG Report Major Mod.doc City of Renton PIBIPW Deparlment a COTTAGES AT HONEY CREEK ., REPORT OF AUGUST 14. 2006 E*mentat Review Committee Staff Reporl LUA-04-0 CF, PP, SA-H MAJOR MODIFICATION Page 60f8 1} Delineate, label and note on construction drawings and on the face of the final plat a 50 foot buffer from the delineated ordinary high water mark (OHWM) of Honey Creek on the south side of the buffer starting approximately 91 feet from the west property line. 2} Delineate, label and note on construction drawings and on the face of the final plat either a 50 foot buffer or an averaged buffer from the ordinary high water mark (OHWM) of Honey Creek on both sides of the creek located to the east of the new public street and north of new Lot 1 . 3} Install silt fencing with brightly colored construction flags to indicate the boundaries of the stream/creek buffer prior to the issuance of construction permits. 4} A split rail fence or other approved barrier and signage will be also be required to be permanently installed along the stream/creek buffer to denote the critical area and prevent intrusion into the wetland area and buffers. Mitigation Measures: • The applicant shall delineate, label and note on construction drawings and on the face of the final plat a 50 foot buffer from the delineated ordinary high water mark (OHWM) of Honey Creek on the south side of the buffer starting approximately 91 feet from the west property line as illustrated in Exhibit 2. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to recording the final plat. • The applicant shall delineate, label and note on construction drawings and on the face of the final plat either a 50 foot buffer or an averaged buffer from the ordinary high water mark (OHWM) of Honey Creek on both sides of the creek located to the east of the new public street and north of new Lot 1 as illustrated in Exhibit 2 . The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to recording the final plat. • During site preparation and construction of improvements and residences, the applicant shall install silt fencing with brightly colored construction flags to indicate the boundaries of the stream/creek buffer. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division and be completed prior to the issuance of construction/utility permits. ' • After the development of roadway and utility improvements, the applicant shall install permanent fencing (Le. split- rail fence or other approved barrier) and signage along the entire edge of the stream/creek buffer. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to the recording of the final plat. Policy Nexus: SEPA Environmental Regulations 3. Surface Water Impacts: The applicant has submitted a Preliminary Technical Information Report (TIR) prepared by Offe Engineers, PLLC, dated June 27, 2004 with the land use application. The site sheet flows currently toward Honey Creek. The proposed development would discharge within a "new" crossing under the new roadbed. For the downstream analysis, flows continue west from the site through the natural stream channel for approximately 300 feet where it enters an arch-culvert crossing west across Duvall Ave. NE. The flow continues westerly and has been noted that no obvious drainage problems were found along the downstream drainage system. Storm water detention and water quality controls would be provided within a wet vault located in Tract C. The conveyance system would consist of catch basins and underground storm pipes to the wet vault. A spill control device would be incorporated into the final storm water system for areas subject to pollution generating impervious surfaces to collect and contain oil and other floatable contaminants. According to City of Renton records, Honey Creek crosses the northerly portion of the site. Due to downstream flooding and erosion problems, staff is recommending a SEPA condition requiring this project to comply with the 1998 King County Surface Water Design Manual to meet both detention (Level 2 flow control) and water quality improvements. Mitigation Measures: The applicant shall design the project to comply with the 1998 King County Surface Water Design Manual to meet both detention (Level 2 flow control) and water quality improvements. ERG Report Major Mod.doc City of Renton P/B/PW Department COTTAGES AT HONEY CREEK REPORT OF AUGUST 14, 2006 Policy Nexus: SEPA Environmental Regulations 4. Fire Protection E.menta/ Review Committee Staff Report LUA·04·0 CF, PP, SA·H MAJOR MOD/FICA TlON Page 70'8 Impacts: Fire Prevention staff indicates that the applicant provide required improvements and fees to offset the impacts associated with the new development. The proposal to add 27 new residential lots to the City would impact the City's Fire Emergency Services. Therefore, a Fire Mitigation Fee of $488.00 per new single-family lot with credit given for the existing residence is required. The fee is estimated at $12,688.00 (26 new lots x $488.00 = $12,688.00) and is required prior to the recording of the final plat. The fee for the commercial portion would be at the rate of $0.52 per gross foot of commercial area and/or $388.00 per multi·family unit. In addition, due to the length of the road, all lots located beyond 500 feet from the intersection with NE Sunset Blvd. are required to be sprinklered, this includes Lots 8 through 23. Mitigation Measures: The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 per new single-family lot, $388.00 per multi·family unit, and $0.52 per gross sq. ft. of new commercial area. Credit is given for the existing residence. The fee shall be paid prior to the recording of the final plat. Policy Nexus: SEPA Environmental Regulations; Fire Mitigation Fee Resolution No. 2913, Ordinance 4527. 5. AccessfTransportation Impacts: A Trip Generation & Access Analysis was prepared by Transportation Consulting Northwest, dated July 13, 2004. A sight distance analysis was conducted to determine the available sight distance at the plat's new access road with NE Sunset Blvd. (SR900). From the analysis, the east sight distance was measured as 545 feet and limited by a horizontal curve with trees and power poles being the blocking factor. To the west, the measured sight distance taken from the WSDOT plan sheet is approximately 780 feet and limited by a horizontal curve with trees being the blocking factor. Traffic queues greater than 4 car lengths beyond the Duvall traffic signal could easily be seen. The analysis continues to state that NE Sunset Blvd. (SR900) is posted at 35 mph in this vicinity. The curve to the east of the site is posted with a speed limit of 30 mph. Based on a WSDOT figure, the road approach sight distance for a posted speed limit of 35 mph is 270 feet which is less than the available sight distances of 545 and 780 feet. Channelization was also reviewed as part of the analysis. The report indicates that retaining an extending the two-way left turn lane would provide safety advantages over a current WSDOT design. The applicant's re-design was submitted to WSDOT for review. No reply from them has been indicated to date. The two-way left turn lane would provide for the existing apartments to the north, Tall Firs, and to the new public road to the subject plat. The site would be accessed via a new public right-of-way coming south from NE Sunset Blvd. and terminating in a cul-de-sac. A modification to the road width has been approved to be at a reduced right-of-way of 42 feet from the standard 50 feet for residential streets. Several private streets and driveways would come off of the new public road. It appears that each lot/dwelling would provide space for two parking spaces within interior garages plus space within each driveway. The proposal would result in an increase in traffic trips to the City's street system; therefore, the appropriate Traffic Mitigation Fee will be imposed. The Traffic Mitigation Fee is calculated at a rate of $75.00 per additional generated trip per new single-family lot at a rate of 9.57 trips per lot home. For the proposal, the Traffic Mitigation Fee is estimated at $18,600.00 (26 new lots x 9.57 trips x $75 per trip = $18,600.00) with credit given for the existing residence. The fee is payable prior to the recording of the final plat. The trip generation for the one commercial lot would be determined when developed. Mitigation Measures: The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip associated with the project. Credit is given for one existing residence. The fee shall be paid prior to the recording of the final plat. Fees for the commercial development will be payable prior to the issuance of a building permit. Policy Nexus: SEPA Environmental Regulations; Transportation Mitigation Fee Resolution No. 3100, Ordinance 4527. 6. Parks & Recreation Impacts: The proposal does not provide on-site recreation areas for future residents of the proposed plat. It is anticipated that the proposed development would generate new residents that would utilize the City's parks, ERC Report Major Mod.doc City of Renton PIB/PW Department COTTAGES AT HONEY CREEK E.mentat Review Committee Staff Report LUA-04-0 CF, PP, SA-H MAJOR MODIFICA TlON REPORT OF AUGUST 14, 2006 Page 80f8 recreational facilities and programs. Therefore, a Parks Mitigation Fee based on $530.76 per each new single-family lot would be required for the proposal. The fee is estimated at $13,799.76 (26 new lots x $530.76 = $13,799.76) and is payable prior to the recording of the final plat. If multi-family residential is developed on Lot C1 the park mitigation fee is $354.51 per multi-family unit. Mitigation Measures: The applicant shall pay the appropriate Parks Mitigation Fee based on $530.76 per new single- family lot and $354.51 per multi-family unit. Credit is given for one existing residence. The fee shall be paid prior to the recording of the final plat. Policy Nexus: SEPA Environmental Regulations; Parks Mitigation Fee Resolution No. 3082, Ordinance 4527. 7. Archaeological and Cultural Resources Impacts: A letter was received from the Office of Archaeology and Historic Preservation concerning the proposed project. The letter indicates that this subject site was not surveyed for resources. They indicate within their records that a wetland exists or formerly existed on-site and that Honey Creek flows through the project area. Archaeological predictive models have shown that proximity to water is the most consistent environmental factor associated with archaeological sites. Staff recommends as a mitigation measure that in the event that archaeological deposits are found during excavation and construction, work must stop and the contractor(s) must contact the Washington State Archaeologist. Mitigation Measures: In the event that archaeological deposits are found during excavation and construction, work shall stop and the contractor(s) shall contact the State Archaeologist at the State of Washington Office of Archaeology and Historic Preservation, phone (360) 586-3065. Policy Nexus: SEPA Environmental Regulations E. COMMENTS OF REVIEWING DEPARTMENTS The proposal has been circulated to City Departmental/Divisional Reviewers for their review. Where applicabie, these comments have been incorporated into the text of this report as Mitigation Measures and/or Notes to Applicant. 1-Copies of all Review Comments are contained in the Official File. Copies of all Review Comments are attached to this report. Environmental Determination Appeal Process Appeals of the environmental determination must be filed in writing on or before 5:00 PM September 4, 2006. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510.· ERe Report Major Mod.doc - !!1"b::I:n:I=~ .. ;;::;,;;;;.;:; .. =o·· ..... ",a. .... _ ~ mmmmrmmmmm f i!i!iiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiimiiiiiiii r mmmmmmmmmi nuu ... nununusnn·1 888888888SiHi8888888888S8888 I mmmilmmmm~~m I ~- S.E. 1/4, S.W. 1/4, SECTION 3, TWP. 23 N., RGE. 5 E., W.M. """"-"'" SCN.L:(_V41fU t7E r~r-lT \ o,..l 'T~" 'tUD1ICII_CMI,I' ....=\:I"~~ _./ll/XIJA.. ....-:--- ---\~..,. ",,,,~-~ ~ ... \~~ ~ C·, ..... .,t'~ \,IL --~l fD.IIIr ... N'l:flUII =.%'~r:lvMl. ~~JU.IIL""" _4/1/21*. e CIh'l1llOOtll -;r--WMDI~IJfL.PO~'!s=~ ~ .......... arr 17 IDIDI 1IJIlDII .............. IlISIICf ... 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Il0l .... __ 51 .. 11:10070 CN-CDIlIII~ ""-ZII("~'cr.:IIIIJIWI.) 3,1"IQ. n. l,DlQ.n. !,DlQ,n. l.04OlQ,n. 3JMOlQ.n. l,1..., 10. ". l,I7JlQ.n. .... ne Jr.m.", f"OIl",". .I,_IQ.". lIDIQ.". UMso.n. 4,011 IQ. ". 110110 ". UIIlQ,n. "" .. ne 3.1 ... IQ. ". 1IM1Q.". "-SQ.n. t.4lIIQ.n. 4.MIcn. .,,'SQ.". 4..mlQ.n. 2,11110. n. 2._.". l,Dt7SQ.n. 'U2fIJ/~ 'IIrJJ/lC ........ ,IIJJ/~~ 11.'71 SQ.n. 1"'1.'4.91. ",I1'IIl". ,,121 IQ. n. UIUUl. u. ... lQ."- """"""' ...... 1'\10(1 SCUID OP'OY alY at 1IlN1tfI NaJC UTUTIES alYarllltNTDM~UTU1IEI ,.., ....... ("'~I"' ( .. ) 20-1"' (42I)~n.u (421)~7U4 (a) JoQ-'1I' (UI)4.1O-nM I SCAI.llNfEET ~ 2$ 0 50 SCAI.l;I""SO' QlQ 'IIW, DBJIP!'tlI!! TAACTI,JOSlPHP.lU.RSHAlJ.lRAC'lS,ACCOIDINCTll1M:PlATTHDIEOF 1r~INWl.I.II£3IOFf'lATS,PAGE(S)3Q,AECCRlSOFICINCCXlJNN, ...... ,.. EKeEPT 'H SOImi 5JO FEET TiO£OF: A'Cl EXCIPT THAT PUlllON Of' lJIACT 15 Of' JOSEPH P. IIIMSKAl.l. mAtTS, WWW[3II0f'f'lATS,PAG(S)JO,ICCRI8[DASFtUDJIS: BEGINNINO ATM NOImt UN[ OF SAD llIACT II AT A PC*T 100 F([T lEST, AS t.IEA!ilJR[lJ ATRlGJiTAN(l[$, OFM EASTUNE ntEAEOF: THENc[ sount PARAUA TO SAID WT lICE A DlSTNfCE OF 200 FEET: THEHc[ 1ESTPMALJ..n.1l)1HE sountUNEOF SAIl TRACT I ADlSTANa: OF" 140 fin; noa: NCff1H PARAWl. TO SAl) EAST LINE OF SAD TRACT m 1M[ talH UN[ ."""'" noel: t«ImtEAS1[AlY ALCI4C!IM) IO'1H LIE TO M FQlTOF IIEQNIrIIMC; All) ot£PT 1MA T PUI1KII COfalND IN lONG OOJNN SI.I'fJIOt aurr CAUSE NO. 741eG7,ITalI BY THE STAlE Of WASHIttGTON F<M ltCIfWAy SRIOO. W'J:"rl~ DEStRFTlC»l NIl MS 9..IIMY « BASEl) \P(JI STEWART n1U" (:(UIANY, ALT ... CQAllnENT IlIIlER HlMIER 2OO4IJID1, D"'lED YARQ4 12, 2'104"'T8;COAW. -1(:AS-tCI40 CCUlN COI11I:Cl SlINEY, IJ,WIIERT GRf) c;«II()1N,llD, I'ROllUCtD 8Y 'MRCSPRo.Ects~n,*. aWl! or III4BDtCII! !l,5[l)lI'ONTHEsountlltEOFMso.mnr1ESTWARlDtOFSEClION3,T2l NR5E,1U; S;~NlI8"Jr01"W • Q1Y Of RENTON SUIMY conRa.. NElWORK P!XNT NO. 1844 AND PRO.E:CT ClrIlROL BASELINE OIIIJH. ON OF ROIlt){ RECCAD COCRJINATES IN fEET; N 11I72BS.1I81I1.EIlll101.DlO2. c.:'o' OF RENTON SUR'ItY-'lImlOI. t:El'\'m:; PQ:;;THO.1M4 N.JPRQ,(CT CJNlItU. IWlIJI£ alY OF RDlTON COCIRaNAlES II FEET: N 1!III4I.J7I7, E 1311lI4.0407. CALClJL.Alm COOIIOIHAlES BASED UP<W BASIS OF IIEARING IN FEU: Nll1M48.35'II,EIl"lUlIM, ~ aN OF RENTON 'OTICAL OATUt.t (MA\() laM) .......... alY OF RENTON I!DrICtIriIARK HJMBEA 1844: TAC)( IN CONCRElt FllED 2" IRON Pf'E1N CASE, AT INTERSEC'DON OFM.E SUNSET .. \(). NilOUVAU. AVl.NL El.fVAnoN.408.l'O'. ?~ JIlT! or !!lin rnmm _zo.2004 IIIIIIIIIII:III IQNO COJNlY ASlnSORS MAPS OF fiEC~" T.2lM~R.IiL, •. 111. I(JfGCQlNTYcomta..5lIMY,DEPNIlWENTOFPt.aJClIOIKS,9JII\(Y1IRANCJ\ GEOIlRN'IIC 1ft'IAW"'1ION S'tSlEY. IIKJUOT tlFt'lRl4AlKII O ... TA/WiE. STAll: OF WASNNCiltI4 RIGHT OF WAY WN"S FOR STAlE AOOlE No.IIOO, IIl1lH A'mM: 5.£. TO IlfIlH A~ S.L, AS DATED J..INE '" I ... RECXRO OF SIJ1MY BY £SN, tIC.; RECCRINC I«MIER ''0110Il001. tl!II!IRIII!QJllllZll! tHlERQKMI) WATER. SE1ER, STCIIt.I, Nil GAS APfIURTENNfCES AR£ SHOWN AS NlICATED tit I onos AND \OIfIED 'MO£ POSSIIILE BY FM ntE fIELD. 'M: ASSlIWENOUA81UTYFDR 1HE~ f1~AL I.OCAlICII r:I HSE NCl 0lt0 D2S1IIC I DE!J(III, canACT THE UllUTY O'HR I ADD«:Y, I'll! nmwrLI 'CBPP" X BP!CW. m:pDm I) WAY CREEl( flOOD CCIf1RCl. lONE DISTRICT; REC. NO. 50484U 2: PUGE1 SQJND PO'IIO N«) Ut)fT ttlPANY: REC. JrII. 7511120482. brH~'T 2. CALL 48 HOURS BEFORE YOU DIG 1-800-424-5555 Z 0 f/) Il: ~ ~. ZUr <~J oS I, I :x:;Hsi. ~gHi~~' Z ~ .• ~ll; ~~PiJH, ~ ~.R •• " ~ :.: ~ 1::1 ~ ex: - u.. u a.:- o >-5 I-LLI 0: ::i ~ " ~ a. I'! g >-:I: "" ~ ~ 5 ~ :i (/) ....J a w ~ 0: (!) 0: a. < Vl 1= 5 8 C3 ~ ~ iiin' KRA (00/ 15 10f 1 e OTY(SJlDnON C[N1[RS RBIDOUW. fICHJS [UlRIC' 'j.' (RESUHlI'lotlllONStIIA11ON DISTRICT 'A') e 0lY"'."", COITEllSR6IOEN1IAlIlONUSDISlRICTT (R[SUN1IAL0CIDISl1U.tION DlSlRIC'I "8') SIj\,\St.1 B\... \II). \'\.t.. , '" t s\.\\,\st.1 \'IIG\'I'Il" '/) I.SR-900/ \'" • tz.~Af2-. A~S Fl2-otvi t-.le.-W cerrrz..ee.. T I'LOD(, ~ll1F[g [pJ~[fl] ........ 1'.40'-0" LECjN. O=cgIPIIPN 'TRAGT 6,...IO!ePH P. ~ TRACTS ,tr,G.GORD1N5-TOnePI..AT1'~ ~ IN VOL.I.Jo1r! e6 0'" PLATS. P.Ar6e: (e) 90, ReCORDS t:IP KltoI5 c;.c:lI..t4TY ~I~TON LOT C.OYEBME. f:~"\t?IT 3 I © & © ~ F ~ I ~ ~. © © l [:;~ i i:~ j tl~ ~ ~ ~l -4 fAWWQR!( QlhyiDnFs 10.500 CUBIC YARDS FILL 10,500 CUBIC YARDS CUT \., SW 1/4 OF SECTION 3, TOWNSHIP 23 N, RANGE 6 ~ ~ ; ~ ~ \. .:.. IF MINIIIUM or-Trw OF COVER ~ NOT 8£ O81"AlN£D FOR STClfU.I OAAItwJE PIPE; THEN i'lUCTlLE IRON OR RDNfORCtD CONCftETt PIPE REOUIRED. c~ ~~W ~~b c -\ > ~f~ -'-i - -~~:3j.=7-lz,,~ , f ! '\. HOTE: EXISTING UnUTY LOCATlONS SHOWN HEREON ARE APPROKlNATE ONLY. IT SHALL BE THE CONTRACTOR'S RESPONSLBIUTY TO DETERMINE THE EXACT VERTICAl AND HORIZONTAL LOCATION OF AU. EXISTING UNDERGROUND UTlUITES PRIOR TO COWMENCING CONSTRUC1l0N. NO RE'PREstNTATlON IS MADE THAT AU. EXISTlNC ununcs ARE SHOWN HEREON. THE ENGINEER .ASSUMES NO RESPONSIBILITY FOR ununES NOT SHOWN OR UTILmES NOT SHOWN IN THEIR PROPER lOCA.TlON. CALL BEFORE YOU DIG: 1 -800--424-MSS H; E '1· " ~~~ ~ 8t:~ ~ ~~.~ i ~5~ ,., I~p (3IU1 ~I·II §Rn I ~ Q) !!? u >-Q) c: 0 J: - ~ w ~ ~ R-324706 til III Q) 011 Cl til = 0 60 I U ~ 30 30 SCAlE IN FEET IBy: f::'<~f1K:...,; Date: I./-U-or. I Dot.TE 1"'6f1ro!1!f.,>J4(II O""~ JOB NO OWG 00 __ "_·'_ Oat.: 18 c"Z):;QP· e ~ ~~ I ~ I ~ ~ ~ ... ~= -~~ N ... ....:J ,. NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE (DNS) DATE: LAND USE NUMBER: PROJECT NAME: July 27, 2006 LUA04-085, PP, SA-H, ECF (Major Amendment to a previously approved; . Preliminary Plat) Cottages at Honey Creek, Major Amendment PROJECT DESCRIPTION: The applicant is requesting Environmental (SEPA) Review and Determination and the Hearing Examiner's recommendation to approve a Major Amendment to a Preliminary Plat. Subdivision of the 3.71 acre site into 27 single family residential lots, one commercial lot, and several tracts was previously approved (January 2005) by the Renton City Council. The applicant has requested the following modifications to the approved Cottages at Honey Creek Preliminary Plat: relocate internal road 29 feet westward, relocate stormwater detention facility to northwest corner of the site, relocate commercial use lot to northeast corner of the site, revise Tracts 'B' and :0' to reflect relocations, reduce size of Tract 'A' to reflect the road relocation, and revise lot dimensions to accommodate relocation of tracts and roads. PROJECT LOCATION: 4821 NE Sunset Blvd OPTIONAL DETERMINATION OF NON-SIGNIFICANCE (DNS): As the Lead Agency, the City of Renton has determined that significant environmental impacts are unlikely to result from the proposed project. Therefore, as permitted under the RCW 43.21C:110, the City of Renton is using the Optional DNS process to give notice that a DNS is likely to be issued. Comment periods for the project and the proposed DNS are integrated into a single comment period. There will be no comment period following the issuance of the Threshold Determination of Non-Significance (DNS). A 14-day appeal period will follow the issuance of the DNS. PERMIT APPLICATION DATE: May 17, 2006 NOTICE OF COMPLETE APPLICATION: July 27,2006 APPLICANT/PROJECT CONTACT PERSON: Harvey Adams, Davis Consulting, Inc.; Tel: (425) 228-5959 Permits/Review Requested: Other Permits which may be required: Requested Studies: Location where application may be reviewed: PUBLIC HEARING: CONSISTENCY OVERVIEW: Zoning/Land Use: Environmental Documents that Evaluate the Proposed Project: Development Regulations Used For Project Mitigation: Environmental (SEPA) Review, Hearing Examiner recommendation for approval None for this action Drainage Report Planning/Building/Public Works Department, Development Services Division, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA 98055 A public hearing is tentativelv scheduled for September 26. 2006 before the Renton Hearing Examiner in Renton Council Chambers. Hearings begin at 9:00 AM on the 7th floor of Renton City Hall located at 1055 South Grady Way. The subject site is designated Commercial Corridor (CC) on the City of Renton Comprehensive Land Use Map and Commercial Arterial (CA) on the City's Zoning Map. Environmental (SEPA) Checklist The project will be subject to the City's SEPA ordinance, Zoning Code, Public Works Standards, Subdivision Regulations, Uniform Building & Fire Codes, and other applicable codes and regulations as appropriate. Proposed Mitigation Measures: No mitigation measures are anticipated for this Major Amendment. (Mitigation measures were previously required for the approved preliminary plat) Comments on the above application must be submitted in writing to Elizabeth Higgins, Senior Planner, Development Services Division, 1055 South Grady Way, Renton, WA 98055, by 5:00 PM on August 10, 2006. This matter is also tentatively scheduled for a public hearing on September 26, 2006 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. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. CONTACT PERSON: Elizabeth Higgins, AICP; Senior Planner; (425) 430-7382 I PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION I If you would like to be made a party of record to receive further information on this proposed project, complete this form and retum to: City of Renton, Development Planning, 1055 So. Grady Way, Renton, WA 98055. Name/File No.: Cottages at Honey Creek Major AmendmentlLUA04-085, PP, SA-H, ECF NAME: MAILING ADDRESS: TELEPHONE NO.: • •. CITY~F REN'TON PlanningIBuilding!PublicWorks,' O~partnient ' '. , . Gregg Zimmetman:P~E.;AdJriillistrator' . Kathy Keolker, Mayor July27,2006 Harvey AdCims, . Davis'Consulting Inc. 1201 Monster Road SW #320 Renton, WA 98055 . . ~ , ~". '. Subject: Cottages at Honey'Creek Major Amendrnent LUA04-0~5, PP, SA-H;'ECF'" . Dear Mr. Adam.s: The Development Planning Section of the' City of Henton has deterrnlnedtbat the' subject application is complete according to ,submittal requirements and,':thEm~f6re,is . accepted:forr:e\li~'N. . . "'; .. ,,' . . \~ . . .' I(is, te~tafively scheduled forcOnsiderati6n,'~yth~{Envir~nh,ental Review,Comrnitteepn Augus1.;1;4;2006. prior'to that review"you,"v'm':~e, notifiedifanyadditionaJ. inf6rrnationis reqlJjredtocoi1tiriueprOces~ingyoOrappli~tiori.,.;..-:··· ::.,.... . ': . ',' ;,> . . '. ., . . . . : . ,. . . . ~ , . .' . , . " , . ,'. . .'.' .',' "" ~"...' , In additlon',tbis matteristerttatively sch~duled-for'8PublicHearing onSeptt)mber26, , 2006. at'9':OO AM, CounCil Chambers, Seventh :Floor, Renton City H,all, 1d~5 South Grady Way, Renton.' The applicant or representative(s)of theapplicanrare required to b~ pres~nt at the public hearing. A copy of the staff report \Viii be mailed to you prior to the s¢h,e~uled hearing. . . '. - '. --.. ,. .", "',' _ple~s~co.nt~ct me at (425)'430:-7382 if you ha"ean'y!qu~stions; " ..... :- ~ :,'" . . /3J"i~J~ Elizabeth Higgins Senior, Planner cc: . Parties of Record . .... -----'-"-. -. -, l-O-SS-S-o-uth-G-rad-y-w.,-·.-ay.,....--R.e-·-nt-on,-..,.·.-w-as-hln'-· -gi-on-. '-98~O-SS---'------· ~ ... 1*\ ThOc. .... '!anQ~~.~·e ~oL ~~ ~~"~t ':lnO/_ ~+,""","ell'mQr . AH'EAD,OF .THE CURVE DATE: TO: FROM: SUBJECT: • CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS MEMORANDUM June 20, 2006 Sonja J. Fesser .if Cottages at Honey Creek (Major Site Plan Modification) LUA-04-08S,PP Format and Legal Description Review Bob Mac Onie and I have reviewed the above referenced plat submittal and have the following comments: Comments for the Applicant: Is this the final plat layout for the subject property? Is Tax Parcel #5169700071 to be included in said plat? Since the preliminary plat "LUA" number is being used again, we are assuming that our comments regarding our previous review of the preliminary plat can be used again. See the attachment for a copy of the review memo (revised somewhat for the current submittal). The Fee Review Sheet has been revised because of the addition of Tract Cl. .. f:3-V~ ~ l~ (/}o-I 101'1 ~t· hth /<ve,·/~ ~ ~ :> H~!Jy-~~~~ ~v~ \H:\File Sys\LND -Land Subdivision & Surveying Records\LND-JO -Plat~\0416\RV06062I.doc I~ .. ' PROPERTY SE~CES FEE REVIEW FOR SUBDIVISION~o. 2004 _5 ~ ~ ~ • If-' • IV. '. :~';" AFPLICANT: I nomaS Gouqh.{wfuw@ tJoouj ~f[..RECEIVEDFROM ~~(,J/~ J 7 U 7 ~~ ~~ JOB ADDRESS: 4~ Otl htf Su ~tB l V d , WO#7/ 2 ~ NATURE OF WORK: ~ 1-SEE 1: 1. (!RVlLf)'\\UlC'\a.\1 \~ LND # (0·-03 j <.e -PRELIMINARY REVIEW OF SUBDIVISION BY LONG PLAT, NEED MORE INFORMATION: -LEGAL DESCRIPTION SHORT PLAT, BINDING SITE PLAN, ETC, PID D's -VICINITY MAP -FINAL REVIEW OF SUBDIVISION, THIS REVIEW REPLACES SQUARE FOOTAGE -OTHER PRELIMINARY FEE REVIEW DATED FRONT FOOTAGE SUBJECT PROPERTY PARENT PID# 5 j ~ j "If-0 -06::;-0 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 notice, 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 (i.e. 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 Permit 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 LotH 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. d NOT· I d . ti·d I· ti th The following quoted fees 0 me u e Inspection ees, Sl e sewer permIts, r w permit ees or e cost of water meters. SPECIAL ASSESSMENT DISTRICT PARCEL METHOD OF ASSESSMENT ASSESSMENT DISTRICTS NO. NO. ASSESSMENT UNITS OR FEE Latecomer Agreement (pvt) WATER Latecomer Agreement (pvt) W ASTEW A TER Latecomer Agreement (pvt) OTHER "tCa \ \ ~ ;L5f/J. / IA.Vl iA-it+-to :=fSdJ Special Assessment DistrictlW ATER . , { Special Assessment DistrictIW ASTEWATER Joint Use Agreement (METRO) Local Improvement District' * Traffic Benefit Zones $75.00 PER TRIP, CALCULATED BY TRANSPORTATION FUTURE OBLIGATIONS SYSTEM DEVELOPMENT CHARGE -WATER .. Estimated #OFUNITS/ SDCFEE -Pd Prevo -Partially Pd (Ltd Exemption) -Never Pd SQ. FTG. , Single family residential $1,525/unit x 2(P /"6<1 \ (p 6<25 Mobile home dwelling unit $U20/unit in park Apartment, Condo $915/unit'not in CD or COR zones x CommerciailIndustrial, $0.213/sq. ft. of property (not less than $1,525.00) x N/A-~ Boeing, by Special Agreement/Footprint of Bldg plus 15 ft perimeter (2,800 GPM threshold) SYSTEM DEVELOPMENT CHARGE -WASTEWATER -Estimated -Pd Prevo -Partially Pd (Ltd Exemption) -Never Pd Single family residential $900/unit x ?-=J-'2 £.t '3a>~ Mobile home dwelling unit $720/unit x J Apartment, Condo $540/unit not in CD or COR zones x CommerciaVlndustrial$0.126/sq. ft. of property x(not less than $900.00) N/A~ SYSTEM DEVELOPMENT CHARGE -SURFACEWATER '. Estimated 2.u 9' scuj -Pd Prevo .. Partially Pd (Ltd Exemption) -Never Pd \ Sin~le family residential and mobile home dwelling unit $715/unit x / All other properties $0.249/sq ft of new impervious area of property x NL'A-.4 (not less than $715.00) cth{ 0,( Y!kdrlJ1lrtNi I PRELIMINARY TOTAL $ 59 2q <t> F- q/(("fD'f J { '< N (I) 0 III 0 (slgnftuYe of Reviewing Authority 11 DATE .,. 11 .. *If subject property is within an LID, it is developers respousibility to check with the Finance Dept. for paid/un-paid status. ~ .... Square footage figures are taken from the King County Assessor's map and are subject to change. ~ Current Citr SDC fee charges apply to . g rolC.:~/or;;, '* 1=EE:'6 ~.Lor Cl WILL~ CO.L..L.t=C:\l2:D .&TII~ Of"1:E.V, EFFECTIVE JanU~ry~OO4 ~'1 , i i. fI C .'" ~ r ''\\ rr: ~ n l 01 . 0 ~ I~". t ~'QC,,"_A ~ . cf ~ "0y tL \ ) lV~L.A ~ iT LlJt4' \i.4' 'IY I J (jC!JIJ.U. .' ( cd-'-h vYl1 ~ C\£L \fel~'lQ)~t- DATE: TO: FROM: SUBJECT: CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS MEMORANDUM March 25, 2004 ('Re:vise:d 0W"1e 2Z I 2.0::>~ \ 'Z Sonja Fesser Plat of the Cottages at Honey Creek, LUA-04-085, PP Format and Legal Description Review Bob Mac Onie and I have reviewed the above referenced preliminary plat submittal and have the following comments: Comments for the Applicant concerning the preliminary submittal: None. Information needed for final plat approval includes the following: Note the City of Renton land use action number and land record number, LUA-OX-XXX-FP and LND-1O-0416, respectively, on the drawing. The type size used for the land record number should be smaller than that used for the land use action number. Please note that the land use action number for the final plat will be different from the preliminary plat and is unknown as of this date. Tie the subject plat property directly to the City of Renton Survey Control Network. The city will check the geometry when the direct tie is provided. Provide plat and lot closure calculations. Complete City of Renton Monument Cards, with reference points of all new right of way monuments set as part of the plat. Include a statement of equipment and procedures used, per WAC 332-130-100. Indicate what has been, or is to be, set at the comers of the proposed lots. \H:\Fi\e Sys\LND -Land Subdivision & Surveying Records\LND-IO -P\ats\0416\RV040914.doc June 22, 2006 Page 2 Note the date the existing monuments were visited, per WAC 332-130-150, and what was found. Note discrepancies between bearings and distances of record and those measured or calculated, if any. Note whether the adjoining properties are platted (give plat name and lot number) or unplatted. The city will provide addresses for the proposed lots after the preliminary plat is approved. The addresses will need to be noted on the plat document.. Required City of Renton signatures, on the final plat document, include the Administrator of PlanningiBuildinglPublic Works, the Mayor and the City Clerk. In addition, an approval block for the city's Finance Director is required. The appropriate King County approvals need to be provided for also. All vested owners of the subject plat properties need to sign the final plat document. Include as many notary blocks as needed. Include a dedication/certification block on the drawing. If there are to be a Covenants, Conditions & Restrictions document, then reference the same on the plat drawing and provide a space for the recording number thereof. If there is to be a Home Owners Association (HOA) for the maintenance of the common areas this too needs to be referenced on the plat drawing. Note that if there are easements, agreements or restrictive covenants to others (neighboring property owners, etc.) as part of this subdivision, they can be recorded concurrently with the plat. The plat drawings and the associated document(s) are to be given to the Project Manager as a package. The plat document will be recorded first (with King County). The recording number(s) for the associated document(s) (said documents recorded concurrently with, but following the plat) need to be referenced on the plat drawings. If there is to be a HOA, the following language concerning ownership of open space and storm drainage tracts apply to this plat and should be noted on the final plat drawing as follows: Upon the recording of this plat, Tracts Band D are hereby granted and conveyed to the Plat of the Cottages at Honey Creek Homeowners' Association (HOA) for open spaces. All necessary maintenance activities for said Tracts will be the responsibility of the HOA. In the event that the HOA is dissolved or otherwise fails to meet its property tax obligations, as evidenced by non-payment of property taxes for a period of eighteen (18) months, then each lot in this plat shall assume and have an equal and undivided ownership interest in the Tracts previously owned by the HOA and have the attendant financial and maintenance responsibilities. Provide a similar block for the detention tract. Otherwise use the following language: H:\File Sys\LND -Land Subdivision & Surveying Records\LND-JO -Plats\0416\RV040914.doc\cor June 22, 2006 Page 3 • Lots 1 through 27 inclusive shall have an equal and undivided ownership interest in Tracts B, C and D. The foregoing statement is to be accompanied by language defining the maintenance responsibilities for any infrastructure located on the Tracts serving the plat or reference to a separate instrument detailing the same. The new private access/utility easements (noted over proposed Lots 9-11, 13-15, 19-20 and 22- 23) are for the benefit of future owners of the proposed Lots 8-10, 14-17 and 20-23 respectively. Since the new lots created via this plat are under common ownership at the time of plat recording, there can be no new easement created until ownership of the lots is conveyed to others, together with and/or subject to specific easement rights. Add the following Declaration of Covenant language on the face of the subject drawing, iJ:. the previous paragraph applies: DECLARATION OF COVENANT: The owner of the land embraced within this plat, in return for the benefit to accrue from this subdivision, by signing hereon covenants and agrees to convey the beneficial interest in the new easement shown on this plat to any and allfuture purchasers of the lots, or of any subdivisions thereof This covenant shall run with the land as shown on this plat. The new private access/utility easement requires a " NEW PRN ATE EASEMENT FOR INGRESS, EGRESS & UTILITIES MAINTENANCE AGREEMENT" statement noted on the plat drawing. See the attachment. The access and utilities easement across lots 13, 14 and 15 needs to be extended into lots 16 and 17 for their mutual use. Fee Review Comments: The Fee Review Sheet for this review of the preliminary plat is provided for your use and information. Tract Cl should have to pay fees. The revised Fee Review Sheet is attached. Comments for the Project Manager: None of the above comments addressed the "C1" tract. Why is it not Lot 28 of the plat? H:\File Sys\LND -Land Subdivision & Surveying Records\LND-IO -Plats\0416\RV040914.doc\cor • PLANNING/BUILDING/ PUBLIC WORKS DEPARTMENT MEMORANDUM DATE: June 7, 2006 Jennifer Henning Juliana Fries TO: FROM: SUBJECT: Cottages at Honey Creek -Major Plat Amendment - LUA04-085 I have reviewed the application for an amendment to the preliminary plat. I have not seen the description of the major plat amendment. According to the drawing submitted it appears to consist in swapping the C1 site (west side of the proposed street) with the detention tract (on the preliminary plat proposal). If this is not the case, please let me know. Following are my comments: Since a portion of the detention/water quality tract is laying outside the plat boundaries (as approved by preliminary plat), ownership of the tract (and non-payment of property tax obligations) and enforcement of the mainter:ance of the drainage facilities may by questionable. Similar projects have the detention tracts being dedicated to the HOA and a note on the face of the plat stating: "IN THE EVENT THAT THE HOMEOWNER'S ASSOCIATION IS DISSOLVED OR OTHERWISE FAILS TO MEET ITS PROPERTY TAX OBLIGATIONS, AS EVIDENCE BY NON-PAYMENT OF PROPERTY TAXES FOR A PERIOD OF 18 MONTHS, THEN EACH LOT IN THIS PLAT SHALL ASSUME AND HAVE AN EQUAL AND UNDIVIDED OWNERSHIP INTEREST IN THE TRACT PREVIOUSLY OWNED BY THE HOA AND HAVE THE ATTENDANT FINANCIAL AND MAINTENANCE RESPONSIBILITIES. " RECCOMENDED CONDITIONS Staff recommends that as part of the major amendment approval, the parcel No. 5169700071 (purchased by the developer after the preliminary plat approval) and now part of the detention tract for The Cottages at Honey Creek be incorporated to the plat and dedicated to the HOA. c:\hard work\cottages re-pJat\major amendment comments.doc DATE: TO: FROM: SUBJECT: • CITY OF RENTON MEMORANDUM May 16, 2006 Plan Review, Fire, Property Services Keri Weaver x 7382 Cottages at Honey Creek (Major Site Plan Modification) LUA-04-085 Attached is a proposal for a major modification of the approved Cottages at Honey Creek site plan, pursuant to Chapter 4-9-200, subsection J. Please review and provide your comments to me no later than May 30, 2006. • ... .:. CITV.F RENTON KatbyKeolker, Mayor, Planriirig/Buildirtgf.public Wodes Department ,Gregg Zimmen1lanp;.E~, .AdmiIiistratot May 17, 2006 MikeDavis , ' Davis Consulting hic. , 1202 Monstgr Rd. BW, Suite 320 Renton, WA 98055 . Subject: Cottages' at Honey Creek Major Preliminary Plat Amendment LUA04-085, PP, SA-H, V~H, ECF ' Dear Mr. Davis: f' " .' .. . .. ':' Thi3nk you for the documents you have ~ubmitted regarding c;l proposed major " preliminary plat amendment for the Cottages at Honey Creek (LUA04~085).Additiorlaf . 'informatic:m had been requested on March 15, 2006, iti order to complete the necessary , , submittal package. ' It is antiCipated that the proj¢ct will be cOflsider~d 'by. th~'EnvironrnentaIRev,iew Committee, on June 2(),2006. Priortp th~f 'reVieW, .yoLJwHlbe' netified if any additional ' , lilforTnatidnis required to 'continuepro6~ssing your applicatiort:,; ,', ,.', " " J : ;", • ;" • '.' , • ,: • ," ! . :. .' ' .. '. -.', ' .. ~. . ":_,' . ., .. ,' ... Aclditionaliy, 'the , project, has teljtatively been'schedt.i,leil for a public hearing at 9:00 am on Tuesday, July 18, 2006;inthe Council Chambers, Seventh Floor, Renton City Hall; f055 South Grady Way, Renton. The applicant or representative(s)' of the applicant are required to be present at,the publichearir'lg . .A copy of the staff report will .bemailed.toyou.priorto ttiehearing. . , ' " Please contactrrie at (425) 430~7382 if you ~'aveanY'~u~st'ions: -'. " " ',,(:.,-' r',' ,. , " "'Sintere1y, ,'" . . -. '. I(twjduJ~ Keri Weaver Senior Planner cc: Parties of Record ,.,;. .: ", '., --------lO-S-S-So-:-u-,-th-:-G-r-ad-Y-w-a..;...:.y.,.---R-en-to"--n'-', W"'--as-h"--fu-gt-on-' -9'-80-5-S -":.....' -.," -----'--... ~. , (i) This paper contains 500;' re~cled r'nate;i~1. 30% post cOnsumer U!EADOF THE CURVE DATE: TO: FROM: SUBJECT: CITY OF RENTON MEMORANDUM May 16, 2006 Plan Review, Fire, Property Services Keri Weaver x 7382 Cottages at Honey Creek (Major Site Plan Modification) LUA-04-085 Attached is a proposal for a major modification of the approved Cottages at Honey Creek site plan, pursuant to Chapter 4-9-200, subsection J. Please review and provide your comments to me no later than May 30, 2006. Printed: 05-16-2006 Payment Made: aCITY OF RENTON ., 1055 S. Grady Way Renton, WA 98055 Land Use Actions RECEIPT Permit#: LUA04-085 05/16/2006 10:28 AM Receipt Number: R0602474 Total Payment: 1,000.00 Payee: corr AGES AT HONEY CREEK LLC Current Payment Made to the Following Items: Trans Account Code Description Amount 5011 000.345.81.00.0008 Prelim/Tentative Plat 1,000.00 Payments made for this receipt Trans Method Description Amount Payment Check 1234 1,000.00 Account Balances Trans Account Code Description Balance Due 3021 303.000.00.345.85 5006 000.345.81.00.0002 5007 000.345.81.00.0003 5008 000.345.81.00.0004 5009 000.345.81.00.0006 5010 000.345.81.00.0007 5011 000.345.81.00.0008 5012 000.345.81.00.0009 5013 000.345.81.00.0010 5014 000.345.81.00.0011 5015 000.345.81.00.0012 5016 000.345.81.00.0013 5017 000.345.81.00.0014 5018 000.345.81.00.0015 5019 000.345.81.00.0016 5020 000.345.81.00.0017 5021 000.345.81.00.0018 5022 000.345.81.00.0019 5024 000.345.81.00.0024 5036 000.345.81.00.0005 5909 000.341.60.00.0024 5941 000.341.50.00.0000 5954 604.237.00.00.0000 5955 000.05.519.90.42.1 5998 000.231.70.00.0000 Park Mitigation Fee Annexation Fees Appeals/Waivers Binding Site/Short Plat Conditional Use Fees Environmental Review Prelim/Tentative Plat Final Plat PUD Grading & Filling Fees Lot Line Adjustment Mobile Home Parks Rezone Routine Vegetation Mgmt Shoreline Subst Dev Site Plan Approval Temp Use or Fence Review Variance Fees Conditional Approval Fee Comprehensive Plan Amend Booklets/ErS/Copies Maps (Taxable) Special Deposits Postage Tax Remaining Balance Due: $0.00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 Return Address-: Johns Monroe Mitsunaga PLLC ATTN: Duana Kolouskova 1500 114th Ave. SE, Suite 102 Bellevue, W A 98004 AUDITOR/RECORDER'S INDEXING FORM Document Title(s): 1. Easements for Drainage Reference Number(s) of Documents assigned or released: Grantor(s): 1. Cottages at Honey Creek, LLC D Additional names on page of document. Grantee(s): 1. Cottages at Honey Creek, LLC and heirs, successors and assigns D Additional names on page of document. Legal -Description: See attachments. (abbreviated) [!J Additional legal is on page See attachments of document. DEVELOPME (!fTY o!=~~~~NlNG MAY 16 2006 RECEIVED Assessor's Property Tax Parcel/Account Number: 516970-007105;516970-0071 EASEMENTS FOR DRAINAGE These Easements are hereby entered into by and between Cottages at Honey Creek, LLC ("Grantor") and Cottages at Honey Creek, LLC, a Washington limited liability corporation and its heirs, successors and assigns ("Grantee"). WHEREAS, Grantor is also the owner of certain real property which is legally described on Attachment "A" (hereinafter, the "Subject Property"); and WHEREAS, Grantee owns certain real property, legally described on Attachment "B" for which Grantee expects to receive preliminary plat approval from the City of Renton County to subdivide for a single family homes, commonly known as the Cottages at Honey Creek ("the Cottages"), under Renton file Number LUA04-085, pp, SA-H, V-H, ECF; and 10f5 WHEREAS, the Subject Property is located adjacent to the Cottages; and WHEREAS, the Subject Property is partially subject to the benefits and burdens of the preliminary plat approval for the Cottages; WHEREAS, both the Property and the Cottages will be directly benefited and burdened by the following Easements and Covenants; and NOW THEREFORE, Grantee and Grantor hereby agree as follows: 1. That Grantor, its heirs, successors, and assigns, and the Subject Property, grants to Grantee, its heirs, successors and assigns, and to the Cottages property, the following EASEMENT: 20f5 a. A permanent, non-exclusive easement for design, construction, maintenance and repair of drainage facilities over the entirety of the Subject Property, together with the right to dedicate said facilities to the City of Renton for maintenance and repair if the City of Renton so requests. b. Grantor understands and agrees that within the easement area, no structure, planting or other materials shall be placed or permitted to remain which may damage or interfere with the installation or maintenance of utilities or improvements constructed within the easements. Grantee shall have the right to remove any structure or vegetation that may damage or interfere with the installation or maintenance of utilities or improvements constructed within the easements c. In the event Grantee constructs improvements as described herein, it shall be Grantee's responsibility to ensure that all disturbed areas are stabilized and revegetated, except any trees removed during construction shall not be replaced or require restoration and Grantee shall not be required to compensate Grantor for any trees removed during construction. 2. The easements, covenants and all other rights contained herein shall run with and bind the land and shall inure to the benefit of and be binding upon the parties hereto, their heirs, successors and assigns. EXECUTED this \ 21-" day Of----+rnf-+-f"1¥f~--, 2006. GRANTOR: 3 of5 STATE OF WASHINGTON ) ss. COUNTY OF KING ) ) I certify that I know or have satisfactory evidence that Mike Davis is the person who appeared before me and said person acknowledged that he signed this instrument, on oath stated that he was authorized to execute the instrument and acknowledged it as the Managing Member of Grantor Cottages at Honey Creek, LLC, to be the free and voluntary act of such party for the uses and purposes mentioned in the instrument. 4 of5 DATED: ol/~c&2tJ~ --------~~7+~~/~~~~------ -a,,;. rvA'::J":.. ......... ... ,,\'\' ...... '-"-, ~,1J1i!fi!(PrintName) Residing at ~ Notary Publ~cA ~~ ~ My appointm..L.-,e~nc:..t ~exLp~i"""re"'s:M:~;IL-+~~t,~:""~~~~~- GRANTEE: STATE OF WASHINGTON ) ) ss. COUNTY OF KING ) I certify that I know or have satisfactory evidence that Mike Davis is the person who appeared before me and said person acknowledged that he signed this instrument, on oath stated that he was authorized to execute the instrument and acknowledged it as the Managing Member of Grantee Cottages at Honey Creek, LLC, to be the free and voluntary act of such party for the uses and purposes mentioned in the instrument. DATED: ___ ---=-0F+"1!~'_f_t~0a:::....o..<...VJ-¥"'-~-/ I ~~(PrintName) NOtaryPUbJ~ ~ ~&#-Resldmg atlJ.ta r~ My appointment expires. '-j/d/..ya//4 e 5 of5 Attachment "A" Legal Description (Tax ID # 516970-0071 (former WSDOT Property) THE NORTH 200 FEET (MEASURED ALONG THE EAST LINE) OF THE WEST 140 FEET OF THE EAST 240 FEET MEASURED AT RIGHT ANGLES TOTHE EAST LINE OF TRACT 6 OF JOSEPH P. MARSHALL TRACTS, AS PER PLAT RECORDED IN VOLUME 38 OF PLATS, PAGE 30, RECORDS OF KING COUNTY, WASHINGTON; EXCEPT THAT PORTION DEEDED TO THE STATE OF WASHINGTON IN KING COUNTY SUPERIOr~ COURT CAUSE NO l4·1901, LYING NORTHERLY OF A LINE DESCRIBED AS FOLLOWS BEGIN AT A POINT 7"0 FEET DISTANT SOUTHERL.Y, WHEN MEASURED AT RIGHT ANGLES FF~OM THE CENTER LINE SURVEY OF SR 900; 11611-1 AVE. S.L, TO 138TH AVE. S.L AT HIGHWAY ENGINEER'S STATION 180+00; THENCE EASTERLY 250 FEET, MORE OR LESS, TO A POINT 65 FEET DISTANT SOUTHERLY, WHEN MEASURED AT RIGHT ANGLES FROM SAID CENTER LINE AT HIGHWAY ENGINEER'S STATION 182··50, AND THE END OF THIS LINE DESCRIPTION. • Attachment "B" Legal Description (Tax 10 # 516~70-007105) TRACT 6, JOSEPH P. MARSHALL TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 38 OF PLATS, PAGE(S) 30, RECORDS OF KING COUNTY, WASHINGTON; EXCEPT THE SOUTH 530 FEET THEREOF; AND EXCEPT THAT PORTION OF TRACT 6 OF JOSEPH P. MARSHALL TRACTS, VOLUME 38 OF PLATS, PAGE(S) 30, DESCRIBED AS FOLLOWS: BEGINNING ON THE NORTH LINE OF SAID TRACT 6 AT A POINT 100 FEET WEST, AS MEASURED AT RIGHT ANGLES, OF THE EAST LINE THEREOF; THENCE SOUTH PARALLEL TO SAID EAST LINE A DISTANCE OF 200 FEET; THENCE WEST PARALLEL TO THE SOUTH LINE OF SAID TRACT 6 A DISTANCE OF 140 FEET; THENCE NORTH PARALLEL TO THE EAST LINE OF SAID TRACT TO THE NORTH LINE THEREOF; THENCE NORTHEASTERLY ALONG SAID NORTH LINE TO THE POINT OF BEGINNING; AND EXCEPT THAT PORTION CONDEMNED IN KING COUNTY SUPERIOR COURT CAUSE NO. 741907, ITEM 6 BY THE STATE OF WASHINGTON FOR HIGHWAY SR900. • C~~*F RENTON" Kathy Keolker, Mayor , i>lannii1g1BuildingIPublic\Vor~Department , " , ,Gregg'~mmermaDP.E~, AdmiDistrator " March 15, 2006 , Mike Davis Davis Consulting Inc: , 1202'Monster Rd, SW, Suite 320 RentOn, WA 98055 Subject: 'Cottages atHoney Creek Major Preliminary Plat Amendment LUA04-085, PP, SA-H, V-Hi ECF Dear Mr. Davis: Thank you for the docum:ents you have submitted regarding 'a proposed major preliminary plat amendment for the Cottages, at Honey 'Creek ,{LUA04-085}., The following information ahd/or revisions are necessary before the application can be found to be complete accOrding to the City's submittal requirements: .. The, lanclscape plan must include the entire project site. A"lO;.footirrigated landscape strip\is required along the entire frontage;~of.'~E:,St:Jriset BlVd. .The, proposed'stormwater detention ,tract or tracts located,along' NE: Sunset Blvd,as revised,musf also be landscaped,oLitside of the 'detenti9r1pOndarea. A 5-fbot" landscapingSttjpis required along the internal roadfrontingth.eresidential lots .. Further,requirements for landscaping will be applied to the cqrnmerCiallot when a, detailedsite;plan for proposed development is submittecL ' The landscap'ing plan' should be revisedto,.relfect the propQsed realignmentofthe internal road {cu'rrent plan shows approvedroad alignment}. ", ,,' <' -. , " , '. A fencin~rpl~ii,is' required' for tbe'storm water detention, pohd {Tract ',997}~ Fencing, shiilf I?econsi,stent with t~e requirements of the Kh'ig;County Surface WaterDesigrHy1~ri~c;tI.-' " • The, revis'ed design 'appears to show the proposed stormwate'r' detention pond and the onsitestream and buffer incorporated into a singleti'aCtarea. The plan ' must be re"isetl to"show, a separ~te stormwater detention tract Or'tracts, ancj separate open space tracts containing the stream and required-buffer areas.' All tracts andlots llJust be clearly labeled. ' .' ,-, • Provide a calculation of the proposed change in theamounf otopen space (stream aridbuff~r ,tract area) that was required in the approvedplan, versus what is proposed with th,e revision.' ", " ... ... ~ --...,----,--'---l-OS-S-S-O-uth.,...,-Qr"""'a-'d-y-w-'-a-y----R-en-'to-n-, w-' -as....:h-in"'--gt-o-n-9-80-S-S--'---'--~----"-'-~ REN TON ~ Thiii paper cantilin,; 50% r9cv~ material. 30% POSt consumer AHEAD OF THE CURV~E ,~~ . '" .' ~ <' . . " f', '.' .'~ ~r. • .'~ • • r " ' .. '- ;,Mik:e:pavis .... .... •. , " ' . . c.ottag~s.at 'H.qney Cieek(LlJA05~085r .. ' :" .. ". -r' ," "".'" ",' ',.' -.~, '<. '}>age2'bf2 .: : . .' ',:, ,'. . .", .'. . ., "'~. .' ~ ; < "': .... ' .. '. '. L' '. ,.... . .... .• : p,ro",ide~ri easement, le~~e ~~d!or" other dOCUrn~!1~a,tion:;ihclicating the '. 'app'iicanrs>righf tOLJtilize r a)("(;o.i51'6970-0071 to provide:st'ormwater detenti6n . , .fortnEL,Cottages '. at Honey·preek. ···'Th~.documentatiqTi~.n1lJst also'provide ·infor;mati.on ,orimaintenance.l:in(;fliabilityfo'rth~ site. If Tax 401 5t6970:'0071.Il)to , ',be,in:¢o{p6ratedinto the.the pre,lim,h~ryplat, the o'N~er of th~tpr6pertymustalsb . "Sign the.applicatiprifbrtheprelil1liri?,y"plat amendment. .. "..., ':': "', '>:' . :: EnClos'ed is. check #12:34 'fromtl1eCottages 8,t Honey Creek, LLG.,pteiis.e. (;9ntacfme af .. ,(425)430~7:382'if you have any questions. " , .{u:~. ,: ·K~tf A.We~ver, AICP" ···Senior Planner . Enclosure .. ;'" . /". ".,,' -',': ',' -'" :.,.';' '" .> ",l, .' ,. ',,>,' ., " . '. ;,'.: , .... , ... ,. ..... " , ,.' ." .... "'-:.,.:.' .J:.; " ,~. ':.;':,. : -2.~ ". .~ , "" ,,: .. : .; . ., ~ : .... ;'. -. "' .. '., .~ > . '" :. .1 ::1 ,/ I ., ·1 . ,; • February 10, 2006 Mike Davis Davis Real Estate Group 1201 Monster Road SW -Suite #320 Renton, W A 98055 CITye>F RENTON Planning/Building/Public Works Department Gregg Zimme~man: P.E., Admin.istrator' Subject: Additional Submittal Items Required for Preliminary Plat Amendmen'ts to Cottages at Honey Creek City of Renton File No. LUA04-085 Dear Mr. Davis: Thank you for your submittal of the revisions for the Cottages at Honey Creek. You previously submitted copies of the revised 1) Site Plan, 2) Utilities Plan, 3) Preliminary Plat Plan, and 4) Density Calculations. However, the number of submitted revisions does not match the City's requirements. Please submit the following to the attention of Laur~en Nicolay: 1. Landscape Plan (12 copies) 2., Utilities Plan (8 copies) 3. ,GradingPlan (12 copies) 4. Drainage Control Plan (8 copies) 5. Plan ReduCtions of each revised plan sheet ' We look forward to receiving this information as soon as possible so that your project may proceed. Please be advised that your project manager may also identify additional information or changes as necessary to ensure compliance with City code requirements. If you would like additional information please contact the project manager at 425-430-7382. Sincerely, Derek R. Jordan Development Services cc: File No. LUA04-085 Keri Weaver Laureen Nicolay -------l-,O-SS-s-o-u-th-G-r-a-dy-W-ay--R-e-n-to-n-, W-as-h-in-gt-o-n-9-8-0S-S-------,--.~ ~ This paper.contains 50% recycled material, 30% post consumer AHEAD OF'THE CURVE • - ENVIRONMENTAL CHECKLIST REVISED February 2, 2006 Purpose of checklist: ~~~~~N'NG FEB':' 7 2006 RECEIVED The State Environmental Act (SEPA), chapter 43.21C RCW, requires all governmental agencies to consider the environmental impacts of a proposal before making decisions. An environmental impact statement (EIS) must be prepared for all proposals with probable significant adverse impacts on the quality of the environment. The purpose of this checklist is to provide information to help you and the agency identifies impacts from your proposal (and to reduce or avoid impacts from the proposal, if it can be done) and to help the agency decide whether an EIS is required. A. Background 1. Name of proposed project, if applicable: Cottages at Honey Creek 2. Name of applicant: Davis Consulting, Inc. 3. Address and phone number of applicants and contact person: Applicant: Davis Consulting, Inc. 27013 Pacific Highway South PMB#353 Des Moines, WA 98198 Contact: Mike Davis 425-228-5959 4. Date checklist prepared:June 18, 2004 (Original) February 2,2006 (Revised) 5. Agency requesting checklist: City of Renton 6. Proposed timing or schedule (including phaSing, if applicable): Work started July 2005 7 .. Do you have any plans for future additions, expansions, or further activity related to or connected with this proposal? If yes explain: No 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal: Transportation Consulting NW has prepared a Traffic Study for the project dated May 31, 2004. . Comerstone Geotechnical, Inc. has prepared a Geotechnical Engineering Report for the project dated May 7, 2004. C:\Documents and Settings\Mike Davis\Local Settings\Temporary Internet Files\OLKBF\Sepa Checklist (revised).doc 9. Do you know whether applications are pending for government approvals of other proposals directly affecting the property covered by your proposal? If yes Explain: None known. 10. List any government approvals or permits that will be needed for your proposal, if known: City of Renton approval of platting, site plan al'Proval, engineering plan approval, utl7ity construction permits, and building permits. A WSDOT right-of-way permit may be required. 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. There are several questions later in this checklist that ask you to describe certain aspects of your proposal. You do not need to repeat those answers on this page. (Lead agencies may modify this form to include additional specific information on project description.) The eroposal is to develop an existing 3.17 acre parcel into 27 single- family residential building lots and One (1) commercial lot along Sunset Blvd. . 12. Location of the proposal. Give sufficient information for a person to understand the precise rocation of your proposed project, including street address, if any, and section, township, and range, if known. If a proposal would occur over a range of. area, provide the range of boundaries of the site(s). Provide a legal aescription, site plan. vicinity map and topographic map, if reasonably available. While you should submit any plans reqUired by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. The site is located in northeast Renton east of Duval Avenue NE and South of Sunset Blvd. NE. The site currently has an existing residence. The site address is 4821 Sunset Blvd. NE. Parcel 516970-0070 in the SE ~ of the SW % of Sec 3, T23N, R5E, w.N. B. Environmental Elements 1. Earth a. General description of the site (circle one) Flat, rolling, hilly, portion steep, slopes, mountainous. other . b.What is the steepest slope on the site (approximate percent slope)? 30% c. What general types of soil are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify fhem and note any prime farmland:_ Glacial Till d. Are there surface indications of or history of unstable soils in the immediate vicinity? If so, describe: No 2 C:\Documents and Settings\Mike Davis\Local Settings\Temporary Internet Files\OLKBF\Sepa Checklist (revised).doc e. Describe the purpose, type and approximate quantities of any filling or grading proposed. Indicate source of fill: . Approximately ~OOO cu yd of select imported fill material will be needed for road Dase and for general site fill f. Could erosion occur as a result of clearing, construction or use? If so, generally describe: Ye.s; erosion could occur during construction. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? 25% h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: Silt fabric fencinp, sedimentation pond.s; and swales will be utilized during construction. , 2. Air a. What types of emissions to the air would result from the proposal (Le., dust, automobile odors, industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known: Emissions from construction equipment, dust during construction. b. Are there any off-site sources of emissions or odor that may affect your proposal? If so, generally describe: No c. Proposed measures to reduce or control emissions or other impacts to air, if any: Construction equipment will meet current State and Federal emission requirements; dust control (water) will be provided during construction. 3. Water a. Surface: 1) Is there any surface water body on or in the immediate vicinity of the site (including year-round and seasonal streams, saltwater, lakes, ponds and wetlands)? If yesJ.. describe type and provide names. If appropriate, state what stream or river it nows into: , 3 C:\Documents and Settings\Mike Davis\Local Settings\Temporary Internet ,Files\OLKBF\Sepa Checklist (revised).doc Honey Creek is a seasonal (intermittent) stream that crosses through the northern part of the site. 2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans: Yes. New home and roads will be constructed within 200 feet of the stream. The existinp roadway crossing Honey Creek will be improved to provide 2-way mgress and egress across the creek. However, adefJuate buffers wl71 be provided for stream protection along the project area. 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface waters or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material: N/A. 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known: No. 5) Does the proposal lie within a lOO-year floodplain? If so, note location on the site plan: Not known 6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge: No. b. Ground: 1) Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities if known: No. 2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage: industrial. containing the following chemicals.~.: agricultural: etc). Describe tne general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve: N/A c. Water runoff (including storm water); 4 C:\Documents and Settings\MikeDavis\Locai Settings\Temporary Internet Files\OLKBF\Sepa Checklist (revised).doc 1) Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities; If known). Where will this water flow? Will this water flow into other waters? IT so describe: Storm runoff will be conveyed to a storm water pond located along .Sunsert Blvd. near the entry of the project. 2) Could waste materials enter ground or surface waters? If so, generally explain: Household spills could enter the storm system. d. Proposed measures to reduce or control surface, ground and runoff water impacts. If any: Storm water BMP's (Best Management Practice) will be incorporated into the project to minimize suiface and ground water impacts during and after construction. City of Renton standards for BMP's will lie incorporated and shown on the utility plan. 4. Plants a. check or circle types of vegetation found on the site: XXX deciduous tree: red alder, big leaf maple, black cottonwood, pacific willow XXX evergreen tree: Douglas fir, westem red cedar, western hemlock XXX shrubs: vine maple, Indian plum,· red elderberry, wild rose, salmonbeny, willows, twinbeny, hardhack, blackberries XXX grass: miscellaneous unidentified grasses and forbs. pasture __ crop or grain . __ wet soil plants: cattail, buttercup, bulrush, skunk cabbage, other __ water plants: water lily, eelgrass, milfoil, other __ other types of vegetation b. What kind and amount of vegetation will be removed or altered? All vegetation within road rights-of-way will be removed. ApproXimately 75% of the site will be cleared and regraded.. c. List threatened or endangered species known to be on or near the site: None known. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: Landscaping will be provided by homeowners. 5 C:\Documents and Settings\Mike Davis\LocaI Settings\Temporary Internet Files\OLKBF\Sepa Checklist (revised).doc 5. Animals a. Circle any birds and animals which have been observed on or near the site or are known to be on or near the site: birds: hawk, heron, eagle, songbirdshother ____ _ mammals: deer, bear, elk beaver, ot er fish: bass, salmon, trout, herring, shellfis"-h-, -o-:-:"th-e-r--- b. List any threatened or endangered or endangered species known to near or on the site: None known. Honey Creek does not appear to be a salmonid stream through this reach. c. Is the site part of a migration route? If so, explain: No. d. Proposed measures to preserve or enhance wildlife, if any: The stream corridor through the site will be preserved. Buffers will be provided as may be required. A new bridge will be constructed across Honey Creek to provide for a roadway crossmg and utility crossing. 6. Energy and Natural Resources , a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used for heating, manufacturing, etc.: . Electricity and natural gas will be used to meet the project's energy needs. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe: No~ c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: Homes will be constructed to Washington State energy code requirements. 7. Environmental Health 6 C:\Documents and Settings\Mike Davis\Local Settings\Temporarylnternet Files\OLKBF\Sepa Checklist (revised).doc a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so, describe: Unknown at this time 1) Describe special emergency services that might be required. N/A 2) Proposed measures to reduce or control environmental health hazards, if any: N/A b. Noise 1) What types of noise exist in the area which may affect your project (for example: Traffic, equipment, operation, other)? Traffic 2) What types and levels of noise would be created by or associated with the project on a short-term or a long-term basis (for example: traffic, construction, operation, other)? Indicate what hours noise would come from the site. Short term noise associated with construction equipment.· Long term noise associated with new single family homes. 3) Proposed measures to reduce or control noise impacts, if any: Construction equipment will meet State and Federal noise regulations. 8. Land and Shoreline Use a. What is the current use of the site and adjacent properties? Surrounding proJ!!!rty to the north (across Sunset) is single-family and muti-family dwellings, to the south is the baseball fields for Hazen High School, to the west is an existing multi-family project, to the east is an undeveloped parcel owned by tlie City of Renton. b. Has the site been used for agriculture? If so, describe: No c. Describe any structures on the site: There is an existing signle family residence on the site along with outbuildings and sheds d. Will any structures' be demolished? If so, what? . . ,7 C:\Documents and Settings\Mike Davis\Local Settings\Temporary Internet Files\OLKBF\Sepa Checklist (revised).doc ALL e. What is the current zoning classification of the site: C-N with a Residential Overlay District B f. What is the current comprehensive plan designation of the site? Center Neighborhood. g. If applicable, what is the current shoreline master program designation of the site? N/A h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify: . Yes. Honey Creek that flows intermittently through the northem part of the site may be classified as an ''environmentally sensitive" area. i. Approximately how many people would reside or work in the completed project? 2 j. Approximately how many people would the completed project displace? 2 k. Proposed measures to avoid or reduce displacement impacts, if any: None I. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: Proposal conforms to Comprehensive Plan and Zoning Code. 9. Housing a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing: 30 new middle income. b. Approximately how many units, if any would be eliminated? Indicate whether high, middle, or low-income housing: J -middle income 8 C:\Documents and Settings\Mike Davis\Local Settings\Temporary Internet Files\OLKBF\Sepa Checklist (revised).doc . ; ." . • • b. Describe the utilities that are proposed for the project, the utility providing the service and the general construction activities on the site or in the immeaiate vicinity which might be needed. . Sewer, Water and Public Acress -City of Renton Power and Natural Gas -Puget Sound Energy Phone -Owest Cable Television -Comcast Internet Acress -.Comcast c. SIGNATURE The above answers are true and complete to the best of my knowledge. I understand that the lead ge . ing on them to make a decision. Signature: Name printed: ____ --lIl1~' ..... k....o..::::._"'~~-'<--!'--'=""'-------_ , Date Submitted: ___ ---"Z~ .. _;"_-~O"'_JC:z~-------__ 12 C:\Documents and Settings\Mike Davis\Local Settings\Temporary Internet Files\OLKBF\Sepa Checklist (revised).doc February 3, 2006 Laureen Nicolay City of Renton • Development Services Division 1055 South Grady Way Renton, W A 98055 Re: Preliminary Plat Amendment to Cottages at Honey Creek City file #LUA04-085 Dear Laureen, g r 0 U P DEVELOPMENT PlANNING C rv OF RENTON FEB --7 2006 RECEIVED The Cottages at Honey Creek subdivision has been revised in response to the code revisions to the CA zone. Please note we were very tight meeting the minimum density requirement, and with the proposed triplex building on the C 1 lot we can maintain the minimum density of 10 per acre. Please note that we have.created no additional lots. The following items are included with this minor revision submittal per the "Revisions to Existing Land Use Applications" form: 1. Cover Letter -12 copies 2. Fees -$1,000 for SEPAreview 3. Revision (12 copies of the following) a. Preliminary plat map. b. SEP A checklist 4. Colored Drawings (1 copy) 5. PMT -will be submitted under a different cover. Additional plans were previously submitted with the site plan revision (12/05). Those plans included: Site Plan, Utilities Plan, Grading Plan, Density Cales. Please let me know if you require additional copies of those plans for this submittal. 1201 Monster Road SW -Suite #320 Renton, W A 98055 425-228-5959 (0) 425.226.9227 (0 _______ ...1 __ .: _____ ~~ · Please note the following revisions to the preliminary plat plan: Existing Lot or Tract Tract "A" Slope & Landscape Tract "B" Open Space Tract "C" Storm Water Tract "D" Open Space C 1 -Commercial Lot New Lot or Tract Tract "A" Right of way to be conveyed to Renton Tract "B" Open Space Tract "C" Storm Water Tract "D" Open Space C 1 -Commercial Lot Please let me know ASAP if you need any additional information for this submittal. , ' CITY. RENTO'N Planning/BliildinglPublic Works Department" Gregg ZimmermanP.E;, A~ministrat9r January 19, 2006 Mike Davis Davis Real Estate' Group 1201 Monster Road SW #320 . Renton, WA 98055 ,Subject: Requestfor Minor Amendment , Cottages at Honey Creek Approved Prelimin~ry Plat , File No. LUA04-085 ' ' bear Mr. Davis: . On December 28, 2005, you submitted a request for a minor amendment to the approved preliminary plat for the ·Co~tages . at Honey Creek The preliminary, plat was :approved by the City Council on January 10, 200.5. .,' '., You have requested six modifications assum'}larizedbeloyv: " . • The internal plat road is prpppsed: to' berel,ocated.Cipproximately29 feet westward.· . . . • Tract ',C (stormwater detent;6~)JS.· pro~osedto ,~e relocated t()the northwest-corner of the site. Site plans have 'recently been submitted to theRlan Review Section which 'indicate that YQupropose to use Tax Lot 516970-0011h, combination with the relocated Tr'act C for a stormwater detention pond. • The commercial lot is proposed,to be relocCited to~he northwest corner' of . the sitei " .' ,.' '. ' • ,':TractsB~ndP (open space) have been revised to reflect the relocation of the com~erchiliot and, storniwatedract. ". ' . '. , , • Tract A (sl9pe and landscape' tract) would be . reduced to reflect ,the relocatipn: of the road and dedication of fight-of~way. • Lot dimensions of all lots have been slightly revised to reflect the relocations of the tracts and roads. Renton Municipal Code (RMC) Section 4-7,:,OBOM, allows minor amendments to an 'approved subdivision/preliminaryplat, provided: ' 1. The . amendment does not result in . or would have the effect, of ,decreasing the aggregate area()f open space'in the subdivision~y ten percent(10%)'or more; or . '. 2. The amendment would not result in increasing the number of lots in the subdivision beyond the number previously approved; or ~----~~~-10-5-5-S-ou-ili-ili--a~~-W--~---R-e-m-oo-,-W-~-h-m-~-o-n-9-8-05~5------~----~ (i), This paper contains 00% iecyded material, 30% post consumer AHEAD OF THE CURVE I , .,.-'. ':, ~ . ", ' .. >:' .. '. , .. " . ", . " )' .. ~:'. E., ,._ ". '",'. '. .-'-' ~ .' ,,' . 3 .. The'amen9rrier1twouid::hqt 'resi.Jlt in()(h~ve·.the,~ffect ofteducingttlereSideiitial'..,,' ·:dwelHng:unifdensitYfqrthe,site.below the ,allowed minimum derisity;.or ;'."." '. '." .. 4: ,The' amehq'men{wout9nbt . r~sult .in. th~' ~~I~~ti6r)'any r6~'tjwat acdess';pbin(toah' ... exterior stre~t:froin:the pl~t;or' . " " . . '. . .' . '. ·5.iheani~ridmehlCtoesnot propo;ephas'ing,dfpl~t'deveroprne~ts;, or. .' '., ", '.~ 6.· The 'a'rnerli:fm~nt~oGlcl not, in theopi~iohofthe A~~inistrator;~igJiifiqi~tJy increase .. ariy:advers~irtip~Ct$orundeSirable,'effe<;;tsor1:theplat 'r' , . . i ... Analysi!;an'dJ~~~2iS~d~):' .•..... .' '. . . .... ,;.,; .:' The' preiirh,rl'ary:plat .-rn9d.!ficati9n~ -as 'shc;>WO iJ,;y()~r . S~'bA1i.it~I',()f:J~ecembet:?8, ;:200~,:; '.' haVe':beenCQmp~~~d :to'the preliminarYplaf iipprQv~d~ythe·CitYCouhcilon,Janucjfy. H);::' '., 2()05'. .Basep::b6Jbe,CiiY~s-ana,lysis~' ·staff 'has'q~tehnin,e_~"t6aithe "prQPo$'ed;dl~rige~.are', .' '. " .. ". ~:: ;, '. '.; .. ' .' ~,::" .. -. ':nbt,withJ~ th~,:,'p~ramete'rs definedBt;.tlll~",.:;~~nto~·.MuoicJp.aL "c;ode>jor:,a~mirlCj'r .:' " .aiT]endm~nt ;'. ;:: ,:. ; ~,-·.,:;,,~;'Y:<~~':~:;~;P~"'\;~0:!;Y7~'10,;~~./;': ' :::> , >1': ''->:: "', ~,:',~ \<.' ,,' . . ." . COhditiort3;,ofthe:pr~lirninCir:fpl~t~pprov@I'stat~s::;;;!!he"ap,blicant will be:'Pf!frrifttedtb. '" ."., .. " .. -. . ... " " .. ,. ,{.:l,' '!, "./..,""' ... ". .J.--,.~, __ v",: '_ :.. •• _ " •• *J~)(. ' .. :" ~cq:' '_. _. ,~"',, ..., _, .' """. :., .. , ., shift :the entrartce;loadwa.~Jo'J/Je W&§.t~it.agief1i!Jen,t,cah,fj~\.i~ache9witlrJhe 'QWner.,of . <,: . . ' .' that adj()rQjng:'we~t~rri : erQPerty'~\ ,Any-';;!nq fre~d'(:j(r,;fi1e:~9i4~{ sQal1' be'~dd~.d~td::QP'(3h'. ' ..• .,:"::_ .. ~,:~f:;~~:.~~i:c~~~:;f~.t~!~~t;~~:f~~r~l~ift"the .rQ~1~i~it~~~~~~:'!~~~a;J;~~f~~~~'.·· .• ·.·'· , .... :, :._., .. , . .",'; anadrriiriistrativE( d¢Wrminatiqh' tti"roug ~,*mtf1 J1plaf ~m$.ogniel)t,pro~s's,thatW9uld>',;', . ',' . ". ,'t:~~iJ.~~~~~i~;n~t;:~~lJ~;:II!;~~:~~i~g~~~ti:,i~~~~:ri~~X(' . '. ' ... ,:"'as. open , sp(ieiiCirjd'r)(~t.~pproved;'fc)r,~yelopmgnt ; wbt;!ICI ,~IS0tb¢con~ide.red~~{ :rii.ajOf, ",' . . ,.' ..,.change. •.•..... ... ";\~:::;i.>},':';";·"..·~~~>1t:·:;"tl , ...... , :.<,,,', .... i ' ..••. 'Therefore,. "h.e,;Propos:~dnt~[lcir ~Ql~Q,(jW~il)~UgJ~e,'qot~a~~s:: ~f,tH,9rleyCreekPrehmlri~ry, : ,:., .' '. " . :Platisdeni~~;;>~.·" 1~\",;'.':' . '7: }~.:~~:~:i{f,~',/;·,;.'·<" . :~: " '~' '; • ~ ok. :.,"§-""" '" • ..... • ,",. ._ ~.' ~ i. " , ',ThiS' deter.inin~tim:t'.Will" be fin';" ~tnfeSsrl' "a" ·wii'~. ~pp¢~r<'j'o'f'· thisadnliJ1i~'trativ~:", .' .' ',determinatjon,. a?~'mpanied by the, req~ired $,75.00', TIlin'g'-:fee, :"is "filed wlth)ti~ CitY'S' ....., , . ' , ' ',Hearing' Examiner vvithin 14 days of the ,date ofthis decision. ','. . , .,' ~ " ," " '--,.':. " .~ , . .·Shouldyou ':ha~eany :questions ·regardirigJbis .. ;~rres~()h~'~~'~:pleas~.'qOniact·kefi'" Weav~r.~t:(429}43()-i382. .' ", . ' .. ' ";' ,'" . ,',.' ' .. -'.' " •. , .'. , ~. _f, ;'. :.. r; " . "Sine,.' ¢r¢ly" :-." .... " '.:' ' .:,', : ,: .:.-.: '.:."'':' . ,'.,' io '~~.,.;;'. Netrt.i".ll1Jillr. , ......•.•. ~.;:.:.:.:::~ .... ; .. ,.. ".,. '" >~ . ,.' -' " ••• . ,':.~ ~' .. '. , .. ,' .~eil'VV~ttl5·· .-. ..." ' ... ' ,:,: ,:;~~v~,lopmentSeryic~s DireG~or· . . ':, . ..::. : : .. ' .' -'. ..... '-".'" ' '. ~'::,', ',~~ . ", . ' ...... " '.-'. :: -':-.,,' ~~ ': ',-. ····Cc: YelloWFHe . :~." .: ~-: , r' _ ~ . -., .. ,),. """ ",-' .. ,' . :~" '.:,. •. ~-" ,:.' j . -; I'> • , .. "'; J ,':';,?". '. , ',.-: : .. : ~ '. ", ,": ' , ... ' .... ;.. .... , ~ -'., '.. '. ~ , .;' .' ".,' : -' "'::' .. " ';. ,.; , "t', . -. < .. : .. ". .. ,~. , ' " : CIT-':>F RENTON Kathy Keolker-Wheeler, Mayor January 11, 2005 Mike Davis Davis Consulting 27013 Pacific Hwy. S., #353. Des Moines, W A 98198 City Clerk Bonnie I. Walton Re: Cottages at Honey Creek Preliminary Plat; LUA-04-085, 'PP, SA-H, V-H Dear Mr. Davis: At the regular Council meeting of January 10, 2005, the Renton City Council adopted the recommendation of the hearing examiner to approve'the referenced preliminary plat, subject to -conditions to be met at later stages of the platting process~ Pursuantto RCW, a final plat meeting all requirellleQts of State. law and Renton Municipal Code shall resu1:>Irutted-totheCityfor. approval WIthin five years of the date 'of preliminary plat approval. . ' . , If I can provide additional iriformation or assistance, please feel free to call. Sincerely, Bonnie!. Walton City Clerk cc: Mayor Kathy Keolker-Wheeler Council President Terri Briere Susan Fiala, SeniorPianner Fred Kaufman, Hearing Examiner -.: - Donald Richardson, 4821 NE Sunset Blvd., Renton, WA 98059 \,. --'I -. ,-,~ . -, -10-5--5--S-ou-t-:-h -':"G'-ra--:d-y :-::-W:-:-ay----:R::-e-n-to-n,-W-a-s":-:hi-ng-t-on-----:-98::-:0--5-5 -. (-42-5-) 4-3-Q-6---5-1O--:/-FAX--(4-2S--)-4-30--6-S-16-~ * This paper contains 50% recyded material, 30% post consumer AHEAD OF THE CURVE City of R~. Department of Planning / Building / Public v..s ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING"DEPARTMENT: COMMENTS DUE: JANUARY 11, 2006 APPLICATION NO: LUA04-085; REVISION TO PRELIM PLAT DATE CIRCULATED: DECEMBER 23,2005 APPLICANT: Mike Davis, Davis Real Estate Grou PROJECT MANAGER: Keri Weaver Cil''' OF fi6NTOhi PROJECT TITLE: Cotta Creek PLAN REVIEW: Juliana Fries SITE AREA: 166,486 sf BUILDING AREA ross: N/A LOCATION: 4821 NE Sunset Blvd. I WORK ORDER NO: BUILDING DIVISION SUMMARY OF PROPOSAL: Review of Minor Revision to Approved Preliminary Plat A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element ofthe Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housina Air Aesthetics Water LiahtlGlare Plants Recreation LandlShoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELA TED COMMENTS C. CODE-RELATED COMMENTS . I , 1\ f / /~ '?Y.~ ~ .fro ~ ~ ~d<.-~ '''0. a 6/f/-rc,K .M ~ ,M-'nU.-~~ ~ ~ 04.11' fo;:t..e. we4 c~ 'l.2(lO ~. Ii) We have reviewed this application ith particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where ditional informatio -' needed to properly assess this proposal. Date I~VELOPMENT PLANNING ~-" "'F C!E\'ITOr,J DEC 1 & 2005 RECEIVED DENSITY WORKSHEET City of Renton Development Services Division 1055 South Grady Way-Renton, WA 98055 Phone: 425-430-7200 Fax: 425-430-7231 r tP,4$(p 'I 1. Gross area of property: 1. 3) ~ square feet , 2. Deductions: Certain areas are excluded from density calculations. These include: Public streets** Private access easements" Critical Areas* Total excluded area: 3. Subtract line 2 from line 1 for net area: 4. Divide line 3 by 43,560 for net acreage: 5. Number of dwelling units or lots planned: 6. Divide line 5 by line 4 for net density: "t1 ~44-' square feet .&if I :...J.. 8 square feet 'Z • ' -; 5 square feet 2. 2~, ~~ square feet 3. rz,1 I P27.;; square feet 4. Z,~;4-acres 5. __ 3::....:0==---__ unitsllots 6. /1), Z2..-= 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. R:\PW\DEVSERV\Ponns\P\anningldensity.doc Last updated: 11/0812004 • 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 23rd day of November, 2004, 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 Mcl day of ~ V.ljyy\.,~ , 2004. -, ......... , .. ,', ---~ N~ "\ _-G\.t;;. t;;;.l.JA~', .. --~"V • • • • • • ''''A{, I -j.t~""isS\ON ~.t; .. ~t" ; ~:: ~.~ ~. ~ 1 :0 l'\OTARy ~.~ I ~ '0 _.-en' I i'! • • I ." ~. PUBl\C .: ~ 'I., • • '" , ~" .'~'-" "1~·.l!."9-()~.···~°-.f " • <:-~ •••••• -\.\:) -\\"Of: WflS-r.~_-- """'- Not~r~ Public i~~e State ofWa~hington Resldmg at , therem. Application, Petition or Case No.: Cottages at Honey Creek LUA 04-085, ECF, PP, SA-H, V-H The Decision or Recommendation contains a complete list of the Parties of Record. January 10,2005 CONSENT AGENDA Council Meeting Minutes of January 3, 2005 Release of Easement: Lakeshore Landing Site, Boeing, RE-04-001 Annexation: Anthone', Talbot Rd S & S 55th St Annexation: Maplewood Addition, Maple Valley Hwy Plat: Cottages at Honey Creek, NE Sunset Blvd, PP-04-085 CAG: 0~-168, Maplewood' Water Treatment Facility Improvements, Economic and Engineering Services UNFINISHED BUSINESS Finance Committee Finance: Vouchers NEW BUSINESS School District: Informal Meeting (1/13/2005) Council: Meeting (1/17/2005) -Renton City Council Minutes Page 13 approaches to the 1-405 Bellevue Nickel Project, 1-405 Renton Nickel Project, and two SR-518 projects. WSDOT will hold an open house in Renton on 1127/2005, from 4:00 p.m. to 7:00 p.rn., at Renton High School. Items on the consent agenda are adopted by one motion which follows the listing. Approval of Council meeting minutes of January 3, 2005. Council concur. City Clerk submitted City.,initiated request for release or partial release of seven easements and one agreement granted by The Boeing Company for the Lakeshore Landing site development project (RE-04-001; BSP-04-081). Refer to Planning and Development Committee. Economic Development, Neighborhoods and Strategic Planning Department submitted 60% Notice of Intent to annex petition for the proposed Anthone' Annexation, and rec.ommended a public hearing be set on 112412005 to consider the petition and future zoning; 4.84 acres located east of Talbot Rd. S. and south of S. 55th St. Refer issue of boundary expansion to Planning and Development Committee; set public hearing on 1/2412005. Economic Development, Neighborhoods and Strategic Planning Department submitted 10% Notice of Intent to annex petition for the proposed Maplewood Addition Annexation, and recommended a public meeting be set on 1/2412005 to consider the petition; 60.5 acres bounded by Maple Valley Hwy. and the Cedar River. Council concur. ( Hearing E~aminer recommended approval, with conditions, of the Cottages at Honey Creek Preliminary Plat; 27 single-family lots on 3.7 acres located at 4821 NE Sunset Blvd. (PP-04-085). Council concur. Utility Systems Division recommended approval of Addendum No: 2 to CAG- 03-168, contract with Economic and Engineering Services, Inc., for construction phase assistance in the amount of $116,510 for the Maplewood Water Treatment Improvements and Golf Course Improvements Project. Refer to Utilities Committee . . MOVED BY BRIERE, SECONDED BY CORMAN, COUNCIL APPROVE THE CONSENT AGENDA AS PRESENTED. CARRIED. Finance Committee Chair Persson presented a report recommending approval of Claim Vouchers 233148 -234008 and three wire transfers totaling $4,835,094.10; and approval of Payroll Vouchers 54878 -55313, two wire transfers, and 1137 direct deposits totaling $3,712,831.56. MOVED BY PERSSON, SECONDED BY NELSON, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. Council President Briere announced an informal meet and greet with the Renton School Board, Renton School District Administration, Issaquah School Board, Issaquah School District Administration, Renton City Council, and Renton Mayor at the Liberty High School library on January 13th, from 4:00 p.m. to 6:00 p.m. Ms. Briere also announced that Council will not meet on January 17th in observance of Martin Luther King, Jr. Day. C~ OF RENTON COUNCIL AGENDAILL Submitting Data: Dept/Di v /Board .. Hearing Examiner Staff Contact. ..... Fred J. Kaufman, ext. 6515 Subject: Cottages at Honey Creek Preliminary Plat File No. LUA-04-085, PP, SA-H, V-H, ECF Exhibits: Hearing Examiner's Report and Recommendation Legal Description and Vicinity Map Recommended Action: Council Concur Fiscal Impact: Expenditure Required... N/ A . Amount Budgeted .. : .... Total Project Budget SUMMARY OF ACTION: I AI#: &. e:. For Agenda of: 111012005 Agenda Status Consent. ............. Public Hearing .. Correspondence .. Ordinance ............. Resolution ............ Old Business ........ New Business ....... Study Sessions ...... Information ......... Approvals: Legal Dept.. ...... . Finance Dept ..... . Other .............. . Transfer/ Amendment ...... . Revenue·Generated· .. ·: .. : . ~ .. City Share Total Project.. The Hearing Examiner's Report and Recommendation on the Cottages at Honey Creek Preliminary Plat was published on November 23, 2004. The appeal period ended on December 7, 2004. The Examiner recommends approval of the proposed preliminary plat, site plan and variance subject to the conditions outlined on page 11 of the Examiner's Report and Recommendation. This office notes that the conditions placed on this project are to be met a later states of the platting process. STAFF RECOMMENDATION: Staff recommends approval of the Cottages at Honey Creek Preliminary Plat. RentonnetJagnbilil bh .' X November 23, 2004 OFFICE OF THE HEARING EXAMINER CITY OF RENTON Minutes APPLICANT: OWNER: LOCATION: SUMMARY OF REQUEST: , __ .. _, __ .... ___ .,.sUMMARY OEACTION:--- DEVELOPMENT SERVICES REPORT: PUBLIC HEARING: Mike Davis Davis Consulting 27013 Pacific Hwy. S. #353 Des Moines, W A 98198 Donald Richardson 4821 NE Sunset Blvd. Renton, W A 98059 Cottages at Honey Creek File No.: LUA 04-085, ECF, PP, SA-H, V-H 4821 NE Sunset Boulevard Approve site plan, preliminary plat, and variance to the tree cutting and land clearing regulations for a 3.7 acre site to be subdivided into 27 single family residentiallots,-one commercial lot and several tracts. Development.Services-Recommendation: Approve-with-------.-_ . conditions The Development Services Report was received by the Examiner on October 19,2004. 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 rhe following minutes are a summary of the October 26, 2004 hearing. rhe legal record is recorded on CD. The hearing opened on Tuesday, October 26, 2004, at 9:01a.m. in the Council Chambers on the seventh floor of the Renton City Hall. Parties wishing to testify were affirmed by the Examiner. The following exhibits were entered into the record: Exhibit No. 1: Yellow file containing the original Exhibit No.2: Preliminary Plat application, proof of posting, proof of publication and other documentation pertinent to this request. Exhibit No.3: Site Plan Exhibit No.4: Tree Cutting and Clearing Plan I Cottages at Honey Creek File No.: LUA~04-085, ECF, PP, SA-H, V-H November 23, 2004 Page 2 Exhibit No.5: Grading Plan Exhibit No.7: All Elevations of Plan Exhibit No.9: Neighborhood Detail Map Exhibit No. 11: WSDOT Channelization Plans for Sunset near the proposed complex Exhibit No.6: Utility Plan Exhibit No.8: First Floor Plat Exhibit No.1 0: Zoning Map Exhibit No. 12: Proposed Left Turn Lane Plan for access to Tall Firs and the Cottages at HoneyCreek The hearing opened with a presentation of the staff report by Susan Fiala, Senior Planner, Development Services, City of Renton, ] 055 S Grady Way, Renton, Washington 98055. The project is located in the eastern portion of the City of Renton, south ofNE Sunset Boulevard (SR 900), east of Duvall Avenue NE, and west of Hoquiam A venue NE. Honey Creek does cross the site from east to west and there are various slopes on the site. The project is zoned Center Neighborhood (CN). To the east of the site is a tract of land owned by the City of Renton which is proposed to be a water tower or reservoir. The site is also located in the Suburban Centers Residential Bonus Districts A and B, however, since this development is mostly residential located in District B, the District B standards apply. The applicant requested a modification to the District standards (garage location) which was approved .with condition on October ]2, 2004. The Environmental Review Committee issued a Determination of Non-Significance -Mitigated (DNS-M), no appeal were filed.' _. - --. ~ ....... ". The applicant has requested a variance from the Land Clearing and Tree Cutting regulations in order to clear vegetation, replace an existing culvert, install utility lines and construct a road across Honey Creek located near the site's northeastern property boundary. This is necessary because the only access to the subject site is from NE Sunset Boulevard. No access roads or easements were created for access to this site. The City of Renton owns the parcel to the east which is to be developed in the future as a water tower or reservoir. There are two 24-inch culverts existing on the location that overflow and flood the existing driveway when it rains. The applicant is upsizing the creek crossing capacity to handle a fully developed] OO-year storm event. The project has been designed pursuant to the 1998 King County Surface Water Design Manual. The proposal will provide infrastructure improvements. Staff does support this proposed variance. The Examiner inquired if the road could be narrower, no parking at the creek area, so that the minimum variance would be necessary for relief, which would provide access to the site but not necessarily having a full size road across the creek. Ms. Fiala stated that the reduced right-of way has already come from 52 feet to 42 feet, which allows for 32 feet of pavement and sidewalks on both sides. Sidewalks could be on one side only as long as curvature ofthe road is maintained and there is sufficient room for ingress and egress. The Fire Department has stated that the length of the road from NE Sunset is less than 700 feet and all properties that are beyond the 500 feet are required to be sprinklered. No secondary point of access is required for the subject plat. Site Plan review is required for any proposed development located within the CN zoning designation. The proposed project does meet all requirements. Landscaping requires a ten-foot wide on-site landscape strip along the street frontage ofNE Sunset Blvd. All requirements are met for District B. All landscaping will be fully irrigated. Cottages at Honey Creek File No.: LUA-04-085, ECF, PP, SA-H, V-H November 23, 2004 Page 3 In the site plan there are 27 single-family detached units proposed, the site would be accessed via a public road terminating in a cul-de-sac with several private access easements coming off the cul-de-sac. The applicant has tried to reduce the number of driveways by utilizing these private access easements, there would be sidewalks to NE Sunset Blvd. All structures comply with the District B standards and would be verified at the time of individual building permit review. Honey Creek crosses the site from east to west. A creek buffer with 50-feet widths and buffers averaged to no less than 35 feet was imposed as an ERC mitigation measure and would be provided to reduce impacts to the creek from construction activities and reduce erosion. The project is in compliance with preliminary plat criteria regarding housing and environmental m-::asures. The proposal has a net density of 10.03 dwelling units per acre which complies with the CN zoning designation. All setbacks and building coverage would be verified at the time of individual building permits. The proposed lots appear to have sufficient building area for the development of detached single-family homes. Private access easements would provide access to the lots from the new public street. Channelization was also reviewed and the report indicates that retaining and extending the two-way left turn lane would provide safety advantages over a current WSDOT design. The re-design was submitted to WSDOT, no reply has been indicated to date. Staff recommends the establishment of a homeowner's association or maintenance agreement for all common impro~e~ents. _. ----._-,.,., --• .--¥' • -•• ---~.,.--~.--.... _._-... • _._~ •• __ • __ • __ • H._ or '" • __ .... _ •• ___ N ....... _".'"'_'_''' "~'. _ ••• ,~. ~._. __ ". __ .~ •• _. , __ ••• __ •• __ ~ •• _" _"'._ ..... ~. "I-;:" ,. .~~ _. t, ~ ...... ~, ~~ The site is hilly with slopes up to 30%. From NE Sunset Blvd frontage, the site slopes downward to the south toward Honey Creek and then slopes upward to the south. Traffic, Fire anq Park Mitigation Fees were imposed by the ERe. The site is located within the boundaries of the Renton School District and they have indicated they could handle the new students. The project drains to May Creek basin, the site sheet flows currently toward Honey Creek and the proposed storm water detention and water quality controls would be provided within a wet vault and a conveyance system would consist of catch basins and underground storm pipes to the wet vault. Water main extensions are required to connect to existing water mains within NE Sunset Blvd. Each individual lot would be required to have water service stubs as well as side sewer stubs for each building lot. The Examiner inquired ifthere were not too many driveways, realizing that this could throw off the symmetry of this project. Would it be possible for Lots 18 and 19 to share,a common driveway? The building design would have to be flipped for ol)e of the homes in order to share the driveway. Lots 12 and 13 could also share a driveway. Ms. Fiala stated that applicant could look at that to try and reduce the driveways further. Staff approves the project with conditions. I • Cottages at Honey Creek File No.: LUA-04-085, ECF, PP, SA-H, V-H November 23,2004 Page 4 Mike Davis, 1201 Monster Road SW, Ste. 320, Renton, WA 98055 stated that regarding the clearing of the area, they have asked Honey Creek Apartments to allow them to access their property in order to install a new sewer line. In that case, they would be clearing the area. This would allow all the lots on this project to have gravity fed sewers as opposed to using the grinder pumps. It may be possible to provide an access to the City of Renton property through the dogleg to the southeast. It appears that the traffic would be very limited, access to the site would be approximately once per day. The civil engineer indicated that the City does have an easement for access along 1 i h A venue NE. With regard to Tract A, they are trying to work with WSDOT to have access to allow the project road to shift to the west to be on top of Tract A making the entrance road align with the Tall Firs Townhomes to the north. At this time there has not been much response from WSDOT, however, during the engineering period they will pressure WSDOT to at least give them an answer. It would be much better if the two entrances could align perfectly. The idea of the shared drives has been studied and is a popular idea, unfortunately it does not seem to work in this case because the distance between the curb line and the front of the garage is minimal, somewhere between 15 and 20 feet, it would be difficult to have the cars come in and park in front of the garages. Enough parking is necessary in order to keep vehicles from parking in the cul-de-sac. Timothy Miller, 1601 East Main Street, Auburn, WA 98002 state'd that he was with Transportation Consulting Northwest and that he prepared the report referenced in the project file. He has a copy of the DOT's channelization plans as they were proposed. The existing planwould be proposed to be no left turn'a~cess and would cut off the people who turn into the Tall Firs development and would also cut people off from turning into this proposed development. Currently there is a two-way left turn lane and the concern was that perhaps all aspects had not been considered. A plan was prepared that would retain that two-way left turn lane and submitted to DOT for their consideration. To date, there has not been any response from them. This is an issue that will have to be worked through, there could be some design standards that may change things and require further alterations. If there is some reason that the two-way left turn lane will not work, they would like to go ahead with the project with right turn only access, however that is not the preferred approach; the full access would be their first choice. Darrell Offe, Offe Engineers, 13932 SE 159th Place, Renton, WA 98058 stated that the City of Renton watershed property is about 9.5 acres to the east ofthis proposed project and currently has access off of Hoquiam within a 30-foot easement that is on the school district property. The property is to be used as a water tower or reservoir which normally would be put on the highest piece of property. The property currently starts at Honey Creek and works its way to the highest point which is along NE 12th, and that is where, from an engineering standpoint, the water tower should be located and that would give them access offofNE 12th onto Hoquiam. Maria Wolco!!, 2220 Ilwaco Ave., Renton, WA 98059 stated that she lived in Summer Wind and was concerned as to why another commercial lot was needed when so many of the businesses were closing down. Kayren Kittrick, Development Services Division stated that a narrower road over the creek could be done. It could be reduced to 28 feet which would allow 20 feet of pavement, sidewalk on one side, curb anti gutter on both sides and that would still allow enough room to put in guardrail over the creek, if necessary. Ms. Kittrick stated that she was very much in favor of shifting the road over closer to the WSDOT site . • ~ •.•• oS Cottages at Honey Creek File No.: LUA-04-085, ECF, PP, SA-H, V-H November 23,2004 Page 5 The City does not have any plans in place for the parcel of land to the east of this development. The water tower would most likely be sited as far south as possible and take access off of lth Avenue. Maintenance is mostly by telemonitoring on these sites, so therefore a visit anywhere from once a day to once a week if everything is quiet and functioning properly is all that is necessary. There is an unusual synergy going on between WSDOT and the City of Renton Public Works over the channelization of Sunset Blvd., in that WSDOT must approve everything, but they are asking for the City's opinions first. It tends to go in circles for a while. It is her belief that WSDOT is waiting on the City's development ofthe Duvall intersection to finalize their alignments. WSDOT demands the traffic studies and the calculations and then the design and then the construction. It does take a long time. . As to the shared driveways, it seems to be a matter of looking at all the driveways. There is a very unappealing sawtooth effect around the cul-de-sac with the small spaces between each of the driveways. There may be some alternatives with some of the driveways coming off the easements. There is a valid concern with the off-street parking although it does not seem deep enough for cars topark along the cul-de-sac. It will be a matter of looking at the constraints and seeing if it can, in fact, work. Susan Fiala stated that in regard to the commercial lot on NE Sunset Blvd., because it is in the Overlay District B and Center Neighborhood, the applicant was trying to provide the future opportunity for some commercial in the area. It is a very small parcel and he wanted to keep that opportunity open and it does assist with density of the overall plat. Mike Davis stated that anything north of Honey Creek.is in Overlay District A and requires commercial. At this .; pointthere' is 'no' option to putin a 'single:fa:irii lY'residenc'e-unde~r'c'Liftenr City Code: . . ...." .::'; , .....; ~~ . 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 10: 19 am. FINDINGS, CONCLUSIONS & RECOMMENDATION Having reviewed the record in this matter, the Examiner now makes and enters the following: FINDINGS: 1. The applicant, Mike Davis, Davis Consulting, filed a request for approval of a 27-lot residential and one commercial lot Preliminary Plat together with a Site Plan and a Variance from the Tree Cutting and Land Clearing Ordinance. 2. The yellow file containing the staff report, the State Environmental Policy Act (SEPA) documentation and other pertinent materials was entered into the record as Exhibit # 1. 3. The Environmental Review Committee (ERC), the City'S responsible official, issued a Declaration of Non-Significance -Mitigated (DNS-M) for the subject proposal. 4. The subject proposal was reviewed by all departments with an interest in the matter. 5. The subject site is located at 4821 NE Sunset Boulevard. The subject site is located on the south side of Sunset one parcel east of Duvall A venue NE. Field and Hoquiam A venues are east of the site. Cottages at Honey Creek File No.: LUA-04-085, ECF, PP, SA-H, V-H November 23, 2004 Page 6 6. The subject site wraps around third-party property, Washington State Department of Transportation property, with two doglegs that extend to Sunset from the property's east and west sides. With the exception of doglegs the subject site is generally rectangular. The parcel is approximately 60 I feet deep (north to south) by 330 feet wide. The subject site is 3.7 acres or 161,172 square feet. 7. Honey Creek runs east to west through the northern third of the subject site. There are steep slopes along the creek channel that range up to 30 percent. In order to provide access to the subject site the applicant will be constructing a road that has to cross Honey Creek. The applicant is also rebtiilding the culvert system in that area. In order to work within 25 feet of the creek the applicant has applied for a variance from the Tree Cutting and Land Clearing regulations. 8. The subject site contains a single family home and outbuildings. All structures would be removed if the plat is approved. 9. The applicant will be preserving trees and other vegetation located within an averaged 50-foot buffer of the ordinary high water mark of Honey Creek except those within the area of the variance if it is approved. The applicant proposes trying to save trees located along the western edge of the site. 10. The subject site was annexed to the City with the adoption of Ordinance 2945 enacted in July 1975. 11. The subject site is zoned CN (Center Neighborhood). 12. The map element of the Comprehensive Plan designates the area in which the subject site is located as --suitable for the development of commercial, light industrial and residential uses serving the immediate--' area and surrounding neighborhoods, but does not mandate such development without consideration of other policies of the Plan. 13. The applicant proposes dividing the subject site into 28 lots and 4 tracts. Twenty-seven lots would be for detached single-family homes while one lot would be for commercial development. 14. As noted, two dogleg extensions connect the main portion ofthe subject site to Sunset Boulevard. In order to provide access to the majority of the subject site and proposed single family plat the applicant has proposed bridging Honey Creek in the eastern dogleg. The applicant proposes creating a new public street that will enter the site at Sunset, cross the creek and then end in a cul-de-sac in the south central portion of the site. Access to the western dogleg parcel, a commercial pad, would be directly from Sunset. 15. The proposed residential lots range in size from approximately 2,748 square feet to 5,417 square feet. Detached single-family homes would be constructed on each of the 27 residential lots. Commercial development would occur on the 6,560 square foot commercial lot-fronting Sunset at the northwest corner of the site. 16. The homes would be arranged around the generally north-south public road with one tier of lots along the eastern edge and another tier along the southern edge. Access easements would provide access to a number of interior lots along the western portion of the site. 17. The new roadway would be 42 feet wide and terminate in a cul-de-sac. This office inquired if a narrower bridge across the creek would suffice. A narrower bridge would reduce the amount of property that would need to be cleared adjacent to the creek and reduce the variance. The 27 homes Cottages at Honey Creek File No.: LUA-04-085, ECF, PP, SA-H, V-H November 23, 2004 Page 7 • might be reasonably served by a right-of-way of less then 42 feet where it crosses the creek if the Fire Department finds it acceptable. 18. Approximately nine (9) individual driveways and easements would intersect the cul-de-sac. This office suggested that there might be too many driveways and easements on the cul-de-sac. The sidewalk would have to accommodate these crossings and there could be potentially conflicting maneuvers in and out of these multiple driveways. 19. A possible emergency access could be created at the southeast corner of the site between Proposed Lots 7 and 10. It would connect to a public street through neighboring property owned by the City. 20. Proposed Lots 8, 9, 10 (southeast corner), 14, 15, 16, 17 (southwest comer), 21, 22 and 23 (west central) would be accessed by easements. These three easements along with the driveways for Proposed Lots 6, 7, 11, 12, 13, 1 8, 19 and 20 wou Id use the cul-de-sac for access. 21. The residential complex will be subject to site plan review due to its being located in Suburban Centers Residential Bonus District B. The buildings have identical floor plans as now proposed. That might have to be altered if shared driveways are necessary. In that case, it appears that mirror floor plans might work. The buildings would be 25 feet in height. A modification approved by the administrator allows the garages to be front-loaded. 22. The CN Zone permits a density range of 10 dwelling units per acre to 15 dwelling units per acre. The applicant's proposal will have a density of 10 units per acre after reducing the gross acreage by sensitive .. . • 1 23. The entrance roadway will intersect Sunset slightly askew from the intersection on the north side that currently serves another development. Staff and the applicant are still trying to work with the state to allow the roadway to align more appropriately with the existing northern intersection. The State might also restrict the subject proposal and the development north of Sunset to right-in and right-out turns. 24. A narrow tract, Tract A, will be created on the west side ofthe entry roadway to provide a slope setback from the adjacent property. Tract B, C and D would provide open space and buffers for Honey Creek. 25. Sewer and water are available or can be extended to serve the subject site. 26. The subject site currently sheet flows into Honey Creek. After appropriate treatment storm water from the developed site will still be discharged into Honey Creek. 27. Two 24-inch culverts currently run under the driveway and provide access to the subject site, they would be replaced by a new, larger culvert. This replacement could potentially ease stormwater problems when backups occur at the narrower culverts. 28. The proposed development will generate approximately 270 vehicle trips per day. 29. The subject site is located within the Renton School District. Students will be assigned to schools on a space available basis. I • Cottages at Honey Creek File No.: LUA-04-085, ECF, PP, SA-H, V-H November 23,2004 Page 8 CONCLUSIONS: 1. Variances may be granted when the property generally satisfies all the conditions described in part below: a. The applicant suffers undue hardship caused by special circumstances such as: the size, shape, topography, or location where code enforcement would deprive the owner of rights and privileges enjoyed by others similarly situated; b. The granting of the variance would not materially harm either the public welfare or other property in the vicinity; c. The approval will not constitute a special privilege inconsistent with the limitations on other property in the vicinity; and d. The variance is the minimum variance necessary to allow reasonable development of the subject site. The applicant's property appears ripe for the variance requested. 2. The bulk of the site is south ofthe creek and the only reasonable access is from north of the creek. The site's location creates a unique limitation that ifnot overcome would limit the reasonable use of the subject site. Other 3.7 acre sites are developable since they are not separated from a public street by a 3. 4. major creek. . . -" . 0 • _-_0 -... • While clearing vegetation along a creek should be a last resort, in order to build a bridge, vegetation has to be removed. Vegetation removal apparently is the only way to allow reasonable use of the subject site. Approval of the variance will not harm other property in the zone and should have only a limited impact on the creek (see below where a narrow bridge can be used for access). Approval of a variance to allow clearing vegetation in this case will not grant the applicant a special privilege. The only reason to consider this variance is because there is no other reasonable way of allowing the applicant to reasonably use the majority ofthe site as permitted by zoning. 5. Staff has noted that the roadway could be narrowed and still meet the Fire Department's re'-]uirements in this case. As long as parking is not permitted on the bridge or narrower section of the new road, emergency access should not be impeded by a narrow bridge and road. It also appears that emergency access can probably be provided across City property. Preliminary Plat 6. The proposed plat appears to serve the public use and interest in most of its particulars. It provides protections for Honey Creek, a critical area, in the form of buffers. But the number oflots that take access from the cul-de-sac will create a complex driveway pattern and overly cut up sidewalk. 7. The plat complies with the Zoning Code and critical areas ordinances. The lots are appropriately sized for the CN Zone. The proposed lots are small but will offer homes and sites to those seeking smaller parcels in an area with both natural amenities and nearby urban services. As in similar lots with interior development potential, the interior lots will be somewhat hemmed in and surrounded by other lots with no visual access to an open streetscape. Cottages at Honey Creek File No.: LUA-04-085. ECF, PP, SA-H, V-H November 23, 2004 Page 9 8. In addition to providing additional residential choices, the plat is being developed in an area with appropriate utilities and will help avoid sprawl. The applicant will also be offsetting some of the impacts by paying mitigation fees for traffic, parks and fire services. 9. The lots are generally rectangular and meet the various setback standards for the CN zone. The applicant will be permitted to place garages in the setback area after being granted a modificalion by the City. 10. The plat should be approved by the City Council. Site Plan II. The CN Zone's overlay district requires Site Plan approval for the subject proposal. The site plan ordinance provides a number of specific criteria for reviewing a site plan. Those criteria are generally represented in part by the following enumeration: a. Conformance with the Comprehensive Plan; b. Conformance with the Building and Zoning Codes; c. Mitigation of impacts on surrounding properties and uses; d. Mitigation of the impacts of the proposal~)J1.the subject site itself; e. Conservation of property values; f. Provision for safe and efficient vehicle and pedestrian circulation; g. Provision of adequate light and air; h. Adequacy of public services to accommodate the proposed use; The proposed use satisfies these and other particulars of the ordinance. 12. The Comprehensive Plan allows detached residential uses, particularly if they do not usurp land better suited for commercial uses. The applicant will be developing a commercial lot along Sunset but the majority of the parcel is hidden from view and less amenable to commercial use since it is not visible from the stree~, Detached residential uses seem appropriate, although office use might have been reasonable even if retail uses were not suitable. 13. The residential uses meet the setback requirements for the CN zone. The buildings also are only 25 feet tall, which also meets code requirements. Building and Fire code compliance will be determined when an application with sufficient detail is submitted and reviewed. 14. The development of the site will increase noise and traffic to some extent but both of those impacts were anticipated when the Comprehensive Plan and Zoning were adopted. The buildings are well spaced on the site and should not impinge on neighboring properties. The reconstruction of the existing culvert system may even reduce stormwater problems that affect neighboring property. Cottages at Honey Creek File No.: LUA-04-085, ECF, PP, SA-H, V-H November 23,2004 Page 10 15. The applicant will be protecting both banks of Honey Creek with buffers on the western edge as well as buffers and, with staff approval, a reduced width crossing near the eastern edge of the site. 16. As noted above, the number of crossings, both driveways and easements, of the cul-de-sac are inappropriate. The sidewalk and curb will be overly rippled accommodating these crossings. There will potentially be conflicting in and out maneuvers over these access points. This can be modified although it probably will require that some floor plans be inverted so that adjacent homes can share driveways. This might actually add to the visual interest of the complex instead of having all of the homes having identical facades mimicking each other. 17. The redevelopment of the subject site should not have an adverse impact on property values. 18. It appears that circulation to the subject site is adequate. It would be better if the entrance could be aligned With the roadway north of Sunset creating a standard four-way intersection rather than one with an offset leg. It would appear that engineering staff believes that the 27 homes could be served by a slightly narrower bridge in order to reduce the intrusion into the Honey Creek buffer and slope vegetation. A narrower bridge would be appropriate if the Fire Department approves such a change. It would be helpful it the City itself could provide an emergency access across its adjoining property. 19. The homes are reasonably spaced for their small lot sizes. Each home will have its prerequisite open space. 20. The site can be served by existing or extended utilities. RECOMMENDATION: The City Council should approve the Preliminary Plat subject to the following conditions: 1. The applicant shall comply with the conditions imposed by the ERe. ·2. Staff shall work with the applicant to reduce the number of driveways and easements that access the cul- de-sac and make use of shared driveways between adjacent homes. If this requires inverting the floor plans of those adjacent homes, the applicant shall invert those floor plans. 3. The applicant will be permitted to shift the entrance roadway to the west if agreement can be reached with the owner of that adjoining western property. Any land freed on the east shall be added to open space. 4. The applicant shall obtain a demolition permit and complete all inspections and approvals for all buildings located on the property prior to therecording of the final plat. The satisfactionofthis requirement is subject to the review and approval of the Development Services Project Manager. 5. The applicant shall work with City staff and WSDOT to provide channelization for NE Sunset Boulevard (SR 900) ensuring turning movements for ingress and egress to the development meeting all applicable standards and requirements. 6. A homeowner's association or maintenance agreement shall be created concurrently with the recording of the final plat in order to establish maintenance responsibilities for all shared improvements, including fences, landscaping, utilities, private easements, etc. A draft of the document(s), if necessary, shall be Cottages at Honey Creek File No.: LUA-04-085, ECF, PP, SA-H, V-H November 23,2004 Page 11 • submitted to the City of Renton Development Services Division for review and approval by the City Attorney and Property Services section prior to recording of the final plat. DECISION: The Variance and Site Plan are approved subject to the following condition~: ] . The bridge and its north and south approaches shall be narrowed as determined appropriate by the City and as approved by the Fire Department. 2. The applicant shall reduce the number of driveways and easements on the cul-de-sac. ORDERED THIS 23 rd day of November, 2004. HEARING EX INER TRANSMITTED THIS 23 rd day of November, 2004 to the parties of record: Susan Fiala 1055 S Grady Way Renton, W A 98055 Timothy Miller 1607 E Main Street Auburn, W A 98002 Mike Davis 1201 Monster Road SW, Ste. 320 Renton, W A 98055 Darrell Offe Offe Engineers 13932 SE 159th Place Renton, WA 98058 TRANSMITTED THIS 23rd day of November, 2004 to the fol1owing: Mayor Kathy Keolker-Wheeler Stan Engler, Fire Donald Richardson 4821 NE Sunset Blvd. Renton, W A 98059 Maria Wolcott 2220 Ilwaco A venue Renton, W A 98059 Jay Covington, Chief Administrative Officer Julia Medzegian, Council Liaison Larry Warren, City Attorney Larry Meckling, Building Official Planning Commission Transportation Division Gregg Zimmerman, PBPW Administrator . Alex Pietsch, Economic Development Jennifer Henning, Development Services Stacy Tucker, Development Services Kayren Kittrick, Development Services Utilities Division Neil Watts, Development Services Janet Conklin, Development Services King County Journal Cottages at Honey Creek File No.: LUA-04-085, ECF, PP, SA-H, V-H November 23,2004 Page 12 Pursuant to Title IV, Chapter 8, Section 100Gofthe City's Code, request for reconsideration must be filed in writing on or before 5:00 p.m., December 7,2004. 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 .1 written request for a review by the Examiner within fourteen (14) days from the date of the Examiner's dec:ision. 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 N, Chapter 8, Section 110, which requires that such appeal be filed with the City Clerk, accompanying a filing fee of$75.00 and meeting other specified requirements. Copies of this ordinance are available for inspection or purchase in the Finance Department, first floor of City Hall. An appeal must be filed in writing on or before 5:00 p.m., December 7, 2004. If the Examiner's Recommendation or Decision contains the requirement for Restrictive Covenants, the executed Covenants will be required prior to approval by City Council or final processing of the file. You may contact this office for information on formatting covenants. The Appearance of Fairness Doctrine provides that no ex parte (private one-on-one) communications may occur- concerning pending land use decisions. This means that parties to a land use decision may not communicate in private with any decision-maker concerning the proposal. Decision-makers in the land use process include both the Hearing Examiner and members of the City Council. All communications concerning the proposal must be made in pUblic. This public communication pennits 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. Order Number. 200483801 EXHIBIT "A" TRACT 6, JOSEPH P. MARSHALL TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 38 OF PLATS, PAGE(S) 3D, RECORDS OF KING COUNTY, WASHINGTON; EXCEPT THE SOUTH 530 FEET THEREOF; AND EXCEPT THAT PORTION OF TRACT 6 OF JOSEPH P. MARSHALL TRACTS, VOLUME 38 OF PLATS, PAGE(S) 30, DESCRIBED AS FOLLOWS: BEGINNING ON THE NORTH LINE OF SAID TRACT 6 AT A POINT 100 FEET WEST, AS MEASURED AT RIGHT ANGLES, OF THE EAST LINE THEREOF; THENCE SOUTH PARALLEL TO SAID EAST LINE A DISTANCE OF 200 FEET; THENCE WEST PARALLEL TO THE SOUTH LINE OF SAID TRACT 6 A DISTANCE OF 140 FEET; THENCE NORTH PARALLEL TO THE EAST LINE OF SAID TRACT TO THE NORTH LINE THEREOF; THENCE NORTHEASTERLY ALONG SAID NORTH LINE TO THE POINT OF BEGINNING; AND EXCEPT THAT PORTION CONDEMNED IN KING COUNTY SUPERIOR COURT CAUSE NO.-741907, ITEM 6 BY THE STATE OF WASHINGTON FOR HIGHWAY SR90p . :. • oJ .. ~ . 1'. ": . "r • . 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S. #353 Des Moines, W A 98198 Donald Richardson 4821 NE Sunset Blvd. Renton, W A 98059 Cottages at Honey Creek File No.: LUA 04-085, ECF, PP, SA-H, V-H 4821 NE Sunset Boulevard Approve site plan, preliminary plat, and variance to the tree cutting and land clearing regulations for a 3.7 acre site to be subdivided into 27 single family residential lots, one commercial lot and several tracts. SUMMARY OF ACTION: Development Services Recommendation: Approve with '[) conditions DEVELOPMENT SERVICES REPORT: PUBLIC HEARING: The Development Services Report was received by the Examiner on October 19, 2004. 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 Thefollowing minutes are a summary of the October 26,2004 hearing. The legal record is recorded on CD. The hearing opened on Tuesday, October 26,2004, at 9:01 a.m. in the Council Chambers on the seventh floor of the Renton City Hall. Parties wishing to testify were affirmed by the Examiner. The following exhibits were entered into the record: Exhibit No. 1: Yellow file containing the original Exhibit No.2: Preliminary Plat - application, proof of posting, proof of publication and other documentation pertinent to this request. Exhibit No.3: Site Plan Exhibit No.4: Tree Cutting and Clearing Plan I Cottages at Honey Creek • File No.: LUA-04-085, ECF, PP, SA-H, V-H November 23,2004 Page 2 Exhibit No.5: Grading Plan Exhibit No.7: All Elevations of Plan Exhibit No.9: Neighborhood Detail Map Exhibit No. 11: WSDOT Channelization Plans for Sunset near the proposed complex • Exhibit No.6: Utility Plan Exhibit No.8: First Floor Plat Exhibit No. 10: Zoning Map Exhibit No. 12: Proposed Left Turn Lane Plan for access to Tall Firs and the Cottages at Honey Creek The hearing opened with a presentation of the staff report by Susan Fiala, Senior Planner, Development Services, City of Renton, 1055 S Grady Way, Renton, Washington 98055. The project is located in the eastern portion of the City of Renton, south ofNE Sunset Boulevard (SR 900), east of Duvall A venue NE, and west of Hoquiam A venue NE. Honey Creek does cross the site from east to west and there are various slopes on the site. The project is zoned Center Neighborhood (CN). To the east of the site is a tract of land owned by the City of Renton which is proposed to be a water tower or reservoir. The site is also located in the Suburban Centers Residential Bonus Districts A and B, however, since this development is mostly residential located in District B, the District B standards apply. The applicant requested a modification to the District standards (garage location) which was approved with condition on October 12, 2004. The Environmental Review Committee issued a Determination of Non-Significance -Mitigated (DNS-M), no appeal were filed. The applicant has requested a variance from the Land Clearing and Tree Cutting regulations in order to clear vegetation, replace an existing culvert, install utility lines and construct a road across Honey Creek located near the site's northeastern property boundary. This is necessary because the only access to the subject site is from NE Sunset Boulevard. No access roads or easements were created for access to this site. The City of Renton owns the parcel to the east which is to be developed in the future as a water tower or reservoir. There are two 24-inch culverts existing on the location that overflow and flood the existing driveway when it rains. The applicant is upsizing the creek crossing capacity to handle a fully developed I OO-year storm event. The project has been designed pursuant to the 1998 King County Surface Water Design Manual. The proposal will provide infrastructure improvements. Staff does support this proposed variance. The Examiner inquired if the road could be narrower, no parking at the creek area, so that tqe minimum variance would be necessary for relief, which would provide access to the site but not necessarily having a full size road across the creek. Ms. Fiaiastated that the reduced right-of way has already come from 52 feet to 42 feet, which allows tor 32 feet of pavement and sidewalks on both sides. Sidewalks could be on one side only as long as curvature of the road is maintained and there is sufficient room for ingress and egress. The Fire Department has stated that the length of the road from NE Sunset is less than 700 feet and all properties that are beyond the 500 feet are required to be sprinklered. No secondary point of access is required for the subject plat. Site Plan review is required for any proposed development located within the CN zoning designation. The proposed project does meet all requirements. Landscaping requires a ten-foot wide on-site landscape strip along the street frontage ofNE Sunset Blvd. All requirements are met for District B. All landscaping will be fully irrigated. Cottages at Honey Creek • File No.: LUA-04-085, ECF, PP, SA-H, V-H November 23, 2004 Page 3 • In the site plan there are 27 single-family detached units proposed, the site would be accessed via a public road terminating in a cul-de-sac with several private access easements coming off the cul-de-sac. The applicant has tried to reduce the nlllnber of driveways by utilizing these private access easements, there would be sidewalks to NE Sunset Blvd. All structures comply with the District B standards and would be verified at the time of individual building permit review. Honey Creek crosses the site from east to west. A creek buffer with 50-feet widths and buffers averaged to no less than 35 feet was imposed as an ERC mitigation measure and would be provided to reduce impacts to the creek from construction activities and reduce erosion. The project is in compliance with preliminary plat criteria regarding housing and environmental m-::asures. The proposal has a net density of 10.03 dwelling units per acre which complies with the CN zoning designation. All setbacks and building coverage would be verified at the time of individual building permits. The proposed lots appear to have sufficient building area for the development of detached single-family homes. Private access easements would provide access to the lots from the new public street. Channelization was also reviewed and the report indicates that retaining and extending the two-way left turn lane would provide safety advantages over a current WSDOT design. The re-design was submitted to WSDOT, no reply has been indicated to date. Staff recommends the establishment of a homeowner's association or maintenance agreement for all common improvements. The site is hilly with slopes up to 30%. From NE Sunset Blvd frontage, the site slopes downward to the south toward Honey Creek and then slopes upward to the south. Traffic, Fire and Park Mitigation Fees were imposed by the ERC. The site is located within the boundaries of the Renton School District and they have indicated they could handle the new students. The project drains to May Creek basin, the site sheet flows currently toward Honey Creek and the proposed storm water detention and water quality controls would be_provided within a wet vault and a conveyance system would consist of catch basins and underground storm pipes to the wet vault. Water main extensions are required to connect to existing water mains within NE Sunset Blvd. Each individual lot would be required to have water service stubs as well as side sewer stubs for each building lot. The Examiner inquired if there were not too many driveways, realizing that this could throw off the symmetry of this project. Would it be possible for Lots 18 and 19 to share a common driveway? The building design would have to be flipped for one of the homes in order to share the driveway. Lots 12 and 13 could also share a driveway. Ms. Fiala stated that applicant could look at that to try and reduce the driveways further. Staff approves the project with conditions. Cottages at Honey Creek • File No.: LUA-04-085, ECF, PP, SA-H, V-H November 23,2004 Page 4 • Mike Davis, 1201 Monster Road SW, Ste. 320, Renton, WA 98055 stated that regarding the clearing of the area, they have asked Honey Creek Apartments to allow them to access their property in order to install ::t new sewer line. In that case, they would be clearing the area. This would allow all the lots on this project to have gravity fed sewers as opposed to using the grinder pumps. It may be possible to provide an access to the City of Renton property through the dogleg to the southeast. It appears that the traffic would be very limited, access to the site would be approximately once per day. The civil engineer indicated that the City does have an easement for access along 12'h Avenue NE. With regard to Tract A, they are trying to work with WSDOT to have access to allow the project road to shift to the west to be on top of Tract A making the entrance road align with the Tall Firs Townhomes to the north. At this time there has not been much response from WSDOT, however, during the engineering period they will pressure WSDOT to at least give them an answer. It would be much better if the two entrances could align perfectly. The idea of the shared drives has been studied and is a popular idea, unfortunately it does not seem to work in this case because the distance between the curb line and the front of the garage is minimal, somewhere between 15 and 20 feet, it would be difficult to have the cars come in and park in front of the garages. Enough parking is necessary in order to keep vehicles from parking in the cul-de-sac. . Timothy Miller, 1607 East Main Street, Auburn, WA 98002 stated that he was with Transportation Consulting Northwest and that he prepared the report referenced in the project file. He has a copy of the DOT's channelization plans as they were proposed. The existing plan would be proposed to be no left turn a;::cess and would cut off the people who turn into the TaIl Firs development and would also cut people off from turning into this proposed development. Currently there is a two-way left turn lane and the concern was that perhaps all aspects had not been considered. A plan was prepared that would retain that two-way left turn lane and submitted to DOT for their consideration. To date, there has not been any response from them. This is an issue that will have to be worked through, there could be some design standards that may change things and require further alterations. If there is some reason that the two-way left turn lane will not work, they would like to go ahead with the project with right turn only access, however that is not the preferred approach, the fuIl access would be their first choice. Darrell Offe, Offe Engineers, 13932 SE 159th Place, Renton, W A 98058 stated that the City of Renton watershed property is about 9.5 acres to the east of this proposed project and currently has access off of Hoquiam within a 30-foot easement that is on the school district property. The property is to be used as a water tower or reservoir which normally would be put on the highest piece of property. The property currently starts at Honey Creek and works its way to the highest point which is along NE ] 2'h, and thatjs where, from an engineering standpoint, the water tower should be located and that would give them access off ofNE Ith onto Hoquiam. Maria Wolco!!, 2220 Ilwaco Ave., Renton, WA 98059 stated that she lived in Summer Wind and was concerned as to why another commercial lot was needed when so many of the businesses were closing down. Kayren Kittrick, Development Services Division stated that a narrower road over the creek could be done. It could be reduced to 28 feet which would allow 20 feet of pavement, sidewalk on one side, curb and gutter on . both sides and that would sti11 allow enough room to put in guardrail over the creek, if necessary. Ms. Kittrick stated that she was very much in favor of shifting the road over closer to the WSDOT site. • Cottages at Honey Creek File No.: LUA-04-085, ECF, PP, SA-H, V-H November 23, 2004 Page 5 • The City does not have any plans in place for the parcel ofland to the east of this development. The water tower would most I ikely be sited as far south as possible and take access off of 1 i" A venue. Maintenance is mostly by telemonitoring on these sites, so therefore a visit anywhere from once a day to once a week if everything is quiet and functioning properly is all that is necessary. There is an unusual synergy going on between WSDOT and the City of Renton Public Works over the channelization of Sunset Blvd., in that WSDOT must approve everything, but they are asking for the City's opinions first. It tends to go in circles for a while. It is her belief that WSDOT is waiting on the City's development of the Duvall intersection to finalize their alignments. WSDOT demands the traffic studies and the calculations and then the design and then the construction. It does take a long time. As to the shared driveways, it seems to be a matter of looking at all the driveways. There is a very unappealing sawtooth effect around the cul-de-sac with the small spaces between each of the driveways. There may be some alternatives with some of the driveways coming off the easements. There is a valid concern with the off-street parking although it does not seem deep enough for cars to park along the cul-de-sac. It will be a matter of looking at the constraints and seeing if it can, in fact, work. Susan Fiala stated that in regard to the commercial lot on NE Sunset Blvd., because it is in the Overlay District B and Center Neighborhood, the applicant was trying to provide the future opportunity for some commercial in the area. It is a very small parcel and he wanted to keep that opportunity open and it does assist with density of the overall plat. Mike Davis stated that anything north of Honey Creek is in Overlay District A and requires commercial. At this .point there is-no option to put in a single-family residence under current City Code. 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 10: 19 am. FINDINGS, CONCLUSIONS & RECOMMENDATION Having reviewed the record in this matter, the Examiner now makes and enters the following: FINDINGS: I. The applicant, Mike Davis, Davis Consulting, filed a request for approval of a 27-lot residential and one commercilillot Preliminary Plat together with a Site Plan and a Variance from the Tree Cutting and Land Clearing Ordinance. 2. The yellow file containing the staff report, the State Environmental Policy Act (SEPA) documentation and other pertinent materials was entered into the record as Exhibit # 1. 3. The Environmental Review Committee (ERC), the City's responsible official, issued a Declaration of Non-Significance -Mitigated (DNS-M) for the subject proposal. 4. The subject proposal was reviewed by all departments with an interest in the matter. 5. The subject site is located at 4821 NE Sunset Boulevard. The subject site is located on the south side of Sunset one parcel east of Duvall A venue NE. Field and Hoquiam A venues are east ofthe site. I • • Cottages at Honey Creek • File No.: LUA-04-085, ECF, PP, SA-H, V-H November 23, 20Q4 Page 6 6. The subject site wraps around third-party property, Washington State Department of Transportation property, with two doglegs that extend to Sunset from the property's east and west sides. With the· exception of doglegs the subject site is generally rectangular. The parcel is approximately 601 feet deep (north to south) by 330 feet wide. The subject site is 3.7 acres or 161,172 square feet. 7. Honey Creek runs east to west through the northern third of the subject site. There are steep slopes along the creek channel that range up to 30 percent. In order to provide access to the subject site the applicant will be constructing a road that has to cross Honey Creek. The applicant is also rebuilding the culvert system in that area. In order to work within 25 feet of the creek the applicant has applied for a variance from the Tree Cutting and Land Clearing regulations. 8. The subject site contains a single family home and outbuildings. All structures would be removed if the plat is approved. 9. The applicant will be preserving trees and other vegetation located within an averaged 50-foot buffer of the ordinary high water mark of Honey Creek except those within the area of the variance if it is approved. The applicant proposes trying to save trees located along the western edge of the site. 10. The subject site was annexed to the City with the adoption of Ordinance 2945 enacted in July 1975. 11. The subject site is zoned CN (Center Neighborhood). 12. The map element of the Comprehensive Plan designates the area in which the subject site is located as suitable for the development of commercial, light industrial and residential uses serving the immediate area and surrounding neighborhoods, but does not mandate such development without consideration of other policies of the Plan. 13. 14. The applicant proposes dividing the subject site into 28 lots and 4 tracts. Twenty-seven lots would be for detached single-family homes while one lot would be for commercial development. As noted, two dogleg extensions connect the main portion of the subject site to Sunset Boulevard. In order to provide access to the majority of the subject site and proposed single family plat the applicant has proposed bridging Honey Creek in the eastern dogleg. The applicant proposes creating a new public street that will enter the site at Sunset, cross the creek and then end in a cul-de-sac in the south central portion ofthe site. Access to the western dogleg parcel, a commercial pad, would be directly from Sunset. 15. The proposed residential lots range in size from approximately 2,748 square feet to 5,417 square feet. Detached single-family homes would be constructed on each of the 27 residential lots. Commercial development would occur on the 6,560 square foot commercial lot-fronting Sunset at the northwest corner of the site. 16.· The homes would be arranged around the g~nerally north-south public road with one tier of lots along the eastern edge and another tier along the southern edge. Access easements would provide access to a number of interior lots along the western portion of the site. 17. The new roadway would be 42 feet wide and terminate in a cul-de-sac. This office inquired if a narrower bridge across the creek would suffice. A narrower bridge would reduce the amount of property that would need to be cleared adjacent to the creek and reduce the variance. The 27 homes Cottages at Honey Creek • File No.: LUA-04-085, ECF, PP, SA-H, V-H November 23, 2004 Page 7 • might be reasonably served by a right-of-way of less then 42 feet where it crosses the creek if the Fire Department finds it acceptable. 18. Approximately nine (9) individual driveways and easements would intersect the cul-de-sac. This office suggested that there' might be too many driveways and easements on the cul-de-sac. The sidewalk would have to accommodate these crossings and there could be potentially conflicting maneuvers in and out of these multiple driveways. 19. A possible emergency access could be created at the southeast corner of the site between Proposed Lots 7 and 10. It would connect to a public street through neighboring property owned by the City. 20. Proposed Lots 8,9, 10 (southeast corner), 14, 15, 16, 17 (southwest corner), 21,22 and 23 (west central) would be accessed by easements. These three easements along with the driveways for Proposed Lots 6, 7, 11, 12, 13, 18, 19 and 20 wou Id use the cul-de-sac for access. 21. The residential complex will be subject to site plan review due to its being located in Suburban Centers Residential Bonus District B. The buildings have identical floor plans as now proposed. That might have to be altered if shared driveways are necessary. In that case, it appears that mirror floor plans might work. The buildings would be 25 feet in height. A modification approved by the administrator allows the garages to be front-loaded. 22. The CN Zone permits a density range of 10 dwelling units per acre to 15 dwelling units per acre. The applicant's proposal will have a density of 10 units per acre after reducing the gross acreage by sensitive areas. 23. The entrance roadway will intersect Sunset slightly askew from the intersection on the north side that currently serves another development. Staff and the applicant are still trying to work with the state to allow the roadway to align more appropriately with the existing northern intersection. The State might also restrict the subject proposal and the development north of Sunset to right-in and right-out turns. 24. A narrow tract, Tract A, will be created on the west side of the entry roadway to provide a slope setback from the adjacent property. Tract B, C and D would provide open space and buffers for Honey Creek. 25. Sewer and water are available or can be extended to serve the subject site. 26. The subject site currently sheet flows into Honey Creek. After appropriate treatment storm water from the developed site will still be discharged into Honey Creek. 27. Two 24-inch culverts currently run under the driveway and provide access to the subject site, they would be replaced by a new, larger culvert. This replacement could potentially ease storm water problems when backups occur at the narrower culverts. 28. The proposed development will generate approximately 270 vehicle trips per day. 29. The subject site is located within the Renton School District. Students will be assigned to schools on a space available basis. I • Cottages at Honey Creek • File No.: LUA-04-085, ECF, PP, SA-H, V-H November 23,2004 Page 8 CONCLUSIONS: 1. Variances may be granted when the property generally satisfies all the conditions described in part below: a. The applicant suffers undue hardship caused by special circumstances such as: the size, shape, topography, or location where code enforcement would deprive the owner of rights and privileges enjoyed by others similarly situated; b. The granting of the variance would not materially harm either the public welfare or other property in the vicinity; c. The approval will not constitute a special privilege inconsistent with the limitations on other property in the vicinity; and d. The variance is the minimum variance necessary to allow reasonable development of the subject site. The applicant's property appears ripe for the variance requested. 2. The bulk of the site is south of the creek and the only reasonable access is from north of the creek. The site's location creates a unique limitation that ifnot overcome would limit the reasonable use of the subject site. Other 3.7 acre sites are developable since they are not separated from a public street by a major creek. 3. 4. While clearing vegetation along a creek should be a last resort, in order to build a bridge, vegetation has to be removed. Vegetation removal apparently is the only way to allow reasonable use of the subject site. Approval of the variance will not harm other property in the zone and should have only a limited impact on the creek (see below where a narrow bridge can be used for access). Approval of a variance to allow clearing vegetation in this case will not grant the applicant a special privilege. The only reason to consider this variance is because there is no other reasonable way of allowing the applicant to reasonably use the majority of the site as permitted by zoning. 5. Staff has noted that the roadway could be narrowed and still meet the Fire Department's re'-}uirements in this case. As long as parking is not permitted on the bridge or narrower section of the new road, emergency access should not be impeded by a narrow bridge and road. It also appears that emergency access can probably be provided across City property. Preliminary Plat 6. The proposed plat appears to serve the public use and interest in most of its particulars. It provides protections for Honey Creek, a critical area, in the form of buffers. But the number of lots that take access from the cul-de-sac will create a complex driveway pattern and overly cut up sidewalk.. 7. The plat complies with the Zoning Code and critical areas ordinances. The lots are appropriately sized for the CN Zone. The proposed lots are small but will offer homes and sites to those seeking smaller parcels in an area with both natural amenities and nearby urban services. As in similar lots with interior development potential, the interior lots will be somewhat hemmed in and surrounded by other lots with no visual access to an open streetscape. Cottages at Honey Creek • File No.: LUA-04-085, ECF, PP, SA-H, V-H November 23,2004 Page 9 • 8. In addition to providing additional residential choices, the plat is being developed in an area with appropriate utilities and will help avoid sprawl. The applicant will also be offsetting some of the impacts by paying mitigation fees for traffic, parks and fire services. 9. The lots are generally rectangular and meet the various setback standards for the CN zone. The applicant will be permitted to place garages in the setback area after being granted a modificalion by the City. 10. The plat should be approved by the City Council. Site Plan 11. The CN Zone's overlay district requires Site Plan approval for the subject proposal. The site plan ordinance provides a number of specific criteria for reviewing a site plan. Those criteria are generally represented in part by the following enumeration: a. Conformance with the Comprehensive Plan; b. Conformance with the Building and Zoning Codes; c. Mitigation of impacts on surrounding properties and uses; d. Mitigation ofthe impacts of the proposal on the subject site itself; e. Conservation of property values; f. Provision for safe and efficient vehicle and pedestrian circulation; g. Provision of adequate light and air; h. Adequacy of public services to accommodate the proposed use; The proposed use satisfies these and other particulars of the ordinance. 12. The Comprehensive Plan allows detached residential uses, particularly ifthey do not usurp land better suited for commercial uses. The applicant will be developing a commercial lot along Sunset but the majority of the parcel is hidden from view and less amenable to commercial use since it is not visible from the street. Detached residential uses seem appropriate, although office use might have been reasonable even if retail uses were not suitable. 13. The residential uses meet the setback requirements for the CN zone. The buildings also are only 25 feet tall, which also meets code requirements. Building and Fire code compliance will be determined when an application with sufficient detail is submitted and reviewed. 14. The development of the site will increase noise and traffic to some extent but both of those impacts were anticipated when the Comprehensive Plan and Zoning were adopted. The buildings are well spaced on the site and should not impinge on neighboring properties. The reconstruction of the existing culvert system may even reduce storm water problems that affect neighboring property. Cottages at Honey Creek • File No.: LUA-04-085, ECF, PP, SA-H, V-H November 23, 2004 Page 10 • 15. The applicant will be protecting both banks of Honey Creek with buffers on the western edge as well as buffers and, with staff approval, a reduced width crossing near the eastern edge of the site. 16. As noted above, the number of crossings, both driveways and easements, of the cul-de-sac are inappropriate. The sidewalk and curb will be overly rippled accommodating these crossings. There will potentially be conflicting in and out maneuvers over these access points. This can be modified although it probably will require that some floor plans be inverted so that adjacent homes can share driveways. This might actually add to the visual interest of the complex instead of having all of the homes having . identical facades mimicking each other. 17. The redevelopment of the subject site should not have an adverse impact on property values. 18. It appears that circulation to the subject site is adequate. It would be better ifthe entrance could be aligned with the roadway north of Sunset creating a standard four-way intersection rather than one with an offset leg. It would appear that engineering staff believes that the 27 homes could be served by a slightly narrower bridge in order to reduce the intrusion into the Honey Creek buffer and slope vegetation. A narrower bridge would be appropriate if the Fire Department approves such a change. It would be helpful it the City itself could provide an emergency access across its adjoining property. 19. The homes are reasonably spaced for their small lot sizes. Each home will have its prerequisite open space. 20. The site can be served by existing or extended utilities. RECOMMENDATION: The City Council should approve the Preliminary Plat subject to the following conditions: 1. The applicant shall comply with the conditions imposed by the ERC. 2. Staff shall work with the applicant to reduce the number of driveways and easements that access the cul- de-sac and make use of shared driveways between adjacent homes. If this requires inverting the floor plans of those adjacent homes, the applicant shall invert those floor plans. 3. The applicant will be permitted to shift the entrance roadway to the west if agreement can be reached with the owner ofthat adjoining western property. Any land freed on the east shall be added to open space. 4. The applicant shall obtain a demolition permit and complete all inspections and approvals for all buildings located on the property prior to the recording of the final plat. The satisfaction of this requirement is subject to the review and approval of the Development Services Project Manager. 5. The applicant shall work with City staff and WSDOT to provide channelization for NE Sunset Boulevard (SR 900) ensuring turning movements for ingress and egress to the development meeting all applicable standards and requirements. 6. A homeowner's association or maintenance agreement shall be created concurrently with the recording of the final plat in order to establish maintenance responsibilities for all shared improvements, including fences, landscaping, utilities, private easements, etc. A draft of the document(s), if necessary, shall be • Cottages at Honey Creek File No.: LUA-04-085, ECF, PP, SA-H, V-H November 23,2004 Page 11 • submitted to the City of Renton Development Services Division for review and approval by the City Attorney and Property Services section prior to recording of the final plat. DECISION: The Variance and Site Plan are approved subject to the following conditions: 1 . The bridge and its north and south approaches shall be narrowed as determined appropriate by the City and as approved by the Fire Department. 2. The applicant shall reduce the number of driveways and easements on the cul-de-sac. ORDERED THIS 23rd day of November, 2004. HEARING EX INER TRANSMITTED THIS 23 rd day of November, 2004 to the parties of record: Susan Fiala 1055 S Grady Way Renton, WA 98055 Timothy Miller 1607 E Main Street Auburn, W A 98002 Mike Davis 1201 Monster Road SW, Ste. 320 Renton, W A 98055 Darrell Offe Offe Engineers 13932 SE 1 59th Place Renton, W A 98058 TRANSMITTED THIS 23 rd day of November, 2004 to the following: Mayor Kathy Keolker-Wheeler Stan Engler, Fire Donald Richardson 4821 NE Sunset Blvd. Renton, W A 98059 Maria Wolcott 2220 Ilwaco Avenue Renton, W A 98059 Jay Covington, Chief Administrative Officer Julia Medzegian, Council Liaison Larry Warren, City Attorney Larry Meckling, Building Official Planning Commission Transportation Division Gregg Zimmerman, PBPW Administrator Alex Pietsch, Economic Development Jennifer Henning, Development Services Stacy Tucker, Development Services Kayren Kittrick, Development Services Utilities Division Neil Watts, Development Services Janet Conklin, Development Services King County Journal Cottages at Honey Creek • File No.: LUA-04-085, ECF, PP, SA-H, V-H November 23,2004 Page 12 • Pursuant to Title IV, Chapter 8, Section I OOGof the City's Code, request for reconsideration must be filed in writing on or before 5:00 p.m., December 7, 2004. 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 :1 written request for a review by the Examiner within fourteen (14) days from the date of the Examiner's dec:ision. This request shaIl set forth the specific ambiguities or errors discovered by such appellant, and the Examiner may, after review of the record, take further action as he deems proper. An appeal to the City Council is governed by Title IV, Chapter 8, Section 11 0, which requires that such appeal be filed with the City Clerk, accompanying a filing fee of $75.00 and meeting other specified requirements. Copies ofthis ordinance are available for inspection or purchase in the Finance Department, first floor of City Hall. An appeal must be filed in writing on or before 5:00 p.m., December 7,2004. If the Examiner's Recommendation or Decision contains the requirement for Restrictive Covenants, the executed Covenants will be required prior to approval by City Council or final processing ofthe 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. • ~ [J17I;r R S . ~ rs:> <d-o 6 .::( ® a ~ q "'<t AZA 3 R 8 E6 -10 T23N R5E W 112 6 200 ""YO - - - -Renton Ility l.Imi'-1~OO D6 3 T23N R5E W 1/2 5303 ... ...0..1 - ~ !n""'(£) .In'>I(('S.) ;J<oIC"!( '! 1tC[~ 1foICJ'(~ (() >CI'l(1( f') • ... ..rt07 ITP>'t ~N' 1( .. ~.')'ln.()N(Rtl"(ls.) • NVld DNIw:n~NIll~ 33l:11_ ..... ~II al dnoJD oornnsu'Y.) SJI'I'O ....., S Ii ~: ~ ~ a Il -- ';;;~~i<"=--OTOf .... :5110 _~ot0290 W 11:_.04.13 1."'C0NCAllt: (III) 0;0 -41l-- _::0------ N • • ~~ ~~ ~ . . ~. M iU ~a ~~ j>: 3 ~~ g .1'1 51-! !!I •• rIlD'IJ;;.:;;;.;o:: ............ _ ! mmmiimmmimm f' iiiiiiiiiliiiiiiiiiiiiiiiiii r mmmmmmmmmi lununnuuuUfUiilill f iiiiiiiiiiiiiiiiiiiiiiiiiii I' iii!iii~i~ii~i~ii~i~i!~~s§a f ti~~ ! till ~ D I II n " []J=::~ II i i 11111 ~ ~~ I I I' II I 'I I " ,----------------------------------~ HEARING EXAMINER'S REPORT STATE OF WASHINGTON, COUNTY OF KING } AFFIDA VIT OF PUBLICATION PUBLIC NOTICE Lily Nguyen, being first duly sworn on oath that she is a Legal Advertising Representative of the King County Journal a daily newspaper, which newspaper is a legal newspaper of general circulation and is now and has been for more than six months prior to the date of publication hereinafter referred to, published in the English language continuously as a daily newspaper in King County, Washington. The King County Journal has been approved as a Legal Newspaper by order of the Superior Court of the State of Washington for King County. The notice in the exact form annexed was published in regular issues of the King County Journal (and not in supplement form) which was regularly distributed to its subscribers during the below stated period. The annexed notice, a Public Notice was published on Monday, 10/4/04 The full amount of the fee charged for said foregoing publication is the sum of $102.88 at the rate of $15.50 per inch for the first publication and N/A per inch for each~s~quent insertion. Lily Nguyen Legal AdverYSing Representative, King County Journal ZUbscr. ed a sworn to me this 4th day of October, 2004. . .. \\\\1\\1111111/11 "'''~\\\S\E..A.GH~ III//,z ~,::-".,. . ........... 'r 'l Tom A. Meagher.~' ,.,<;\01'1 EXPi";,,, ~ Notary Public for the State of Washington, Residing in Redmon_~; @' ~tlrn~~,\\ y oj' \ ~ Ad Number: 847123 P.O. Number: ~ !--f § ~\J ./ .~ '5 § Cost of publishing this notice includes an affidavit surcharge. ';:: ~ ./. \,'\'-> i I-== :: " P'\~ " .. 0:::: ::::." u o~ .. -~ .:::--:=;'<j)" q;.''';:--/ /' '" MAY '2., •• ' -<' ~ ~ -11' ............ \>-co ~ 1///1 ~ 0 F -..N \\\\'\, 111111/ /III \I 11\\\\ NOTICE OF ENVIRONMENTAL DETERMINATION ENVIRONMENTAL REVIEW COMMITTEE & PUBLIC HEARING RENTON, WASHINGTON The Environmental Review Committee has issued a Determination of Non-Significance- Mitigated for the following project under the authority of the Renton Municipal Code. , Cottages at Honey Creek LUA04-085, PP, SA-H, V-H, ECF Location: 4821 NE Sunset Blvd. The applicant is requesting Hearing Examiner Site Plan and Preliminary Plat approvals and a Variance to the Tree Cutting and Land Clearing regulations. The 3.71 acre site is proposed to be subdivided into 27 single family residential lots, one commercial lot and several tracts. Access is pro- posed via NE Sunset Blvd. to a new public street. Honey Creek crosses the site. Appeals of the environmental determination must be filed in writ- ing on or before 5:00 PM on October 18, 2004. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are gov- erned by City of Renton Municipal Code Section 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430- 6510. A Public Hearing will be held by the Renton Hearing Examiner in the Council Chambers, City Hall, on October 26, 2004 at 9:00 AM to con- sider the Preliminary Plat and Site Plan. If the Environmental Determination is appealed, the appeal will be heard as part of this public hearing. Interested parties are invited to attend the public hearing. Published in the King County Journal October 4, 2004. #847123 ... .,.-- • · ;;. .. ',;€llvt01S~BEN;n0N \\ •• ;;<; ~'~: ~:~, .,~.<~. '~~"'~~'~'''·f{ '~~~)r ~;.~~<:;:. ~< "t.:.~:.. ~ .;:," \ .. , :f·.·:~· ";rf,tE~IaI~~;"I;*~.M IN ER1 '. ; .pt.fBLIC{I8'E~F;h~G ; ... Octdber26,2004 AGENDA Theapplicallpn(s)listed'are in order of application number only and 'not necessarily the:order in Which,they will be heard, Items wilLbe called for hearing at'the discretion of the Hearing.:ExamineL . " '''. -~ '.. ,. } .;', ~ • , < • " :~~ , , PROJECT NAME: Cottages at Honey Creek PROJECT NUMBER: LUA-04-085, PP, SA-H, V-H, ECF PROJECT DESCRIPTION: The applicant is requesting Hearing Examiner Site Plan and Preliminary Plat approvals and a Variance to the Tree Cutting and Land Clearing regulations. The 3.7 acre site is proposed to be subdivided into 27 single family residential lots (ranging from 2,748 sq. ft. to 5,417 sq. ft.), one commercial lot and several tracts. Access is proposed via NE Sunset Blvd. to a new public street terminating in a cul-de-sac. Honey Creek crosses the site from west to east. The site is zoned Center Neighborhood and is located in the Centers Residential Bonus Districts A and B. HEX Agenda 10-26-04.doc • • City of Renton PUBLIC HEARING Department of Planning / Building / Public Works PRELIMINARY REPORT TO THE HEARING EXAMINER A. SUMMARY AND PURPOSE OF REQUEST: Public Hearing Date: October 26, 2004 Project Name: Cottages at Honey Creek Owner: Donald Richardson 4821 NE Sunset Blvd. Renton, WA 98059 Applicant/Contact: Mike Davis, Davis Consulting 27013 Pacific Hwy. So. # 353 Des Moines, WA 98198 File Number: LUA-04-085, ECF, PP, SA-H, V-H Project Manager: Susan Fiala,'AICP Project Description: The applicant is requesting Hearing Examiner Site Plan and Preliminary Plat approvals and a Variance to the Tree Cutting and Land Clearing regulations. The 3.7 acre site is proposed to be subdivided into 27 single family residential lots (ranging from 2,748 sq. ft. to 5,417 sq. ftJ, one commercial lot and several tracts. Access is proposed via NE Sunset Blvd. to a new public street terminating in a cUl-de-sac. Honey Creek crosses the site from west to east. The site is zoned Center Neighborhood and is located in the Centers Residential Bonus Districts A and B. Project Location: 4821 NE Sunset Blvd. City of Renton PIB/PW Department ~ COTTAGES AT HONEY CREEK p~eaty Report to the Hearing Examiner LUA-04-085 ECF, PP, SA-H, V-H PUBLIC HEARING DATE: OCTOBER 26, 2004 Page 2 of 14 B. VARIANCE DECISION 1 . Variance Decision Requested (a) The applicant has requested a variance from Renton Municipal Code 4-4-130.D.4.b. Tree C. Cutting and Land Clearing regulations. (b) The purpose of the variance is cut trees and clear within the required 25 foot buffer of the ordinary high water mark (OHWM) of Honey Creek in order to replace an existing culvert, install utility lines, provide access (a new public street) into the proposed plat. EXHIBITS Exhibit 1. Exhibit 2. Exhibit 3. Exhibit 4. Exhibit 5. Exhibit 6. Exhibit 7. Exhibit 8. Exhibit 9. Exhibit 10. Project file ("yellow file") containing the application, reports, staff comments, and other material pertinent to the review of the project. Preliminary Plat (dated August 27,2004) Site Plan (dated August 27, 2004) Sheet 2 of 5: Tree Cutting/Clearing Plan (July 15, 2004) Sheet 3 of 5: Grading Plan (August 27,2004) Sheet 5 of 5: Utility Plan (August 27, 2004) All Elevations of Plan 2156A12 (August 27, 2004) First Floor Plan 2156A2 (August 27,2004) Neighborhood Detail Map (July 15 2004) Zoning Map: Sheet 06 West (dated 12/04/2003) D. GENERAL INFORMATION: 1. Owner of Record: Donald Richardson 4821 NE Sunset Blvd. Renton, WA 98059 2. Zoning Designation: Center Neighborhood (CN) 3. Comprehensive Plan Center Neighborhood (CN) Land Use Designation: 4. Existing Sfte Use: Single family residential and outbuildings. 5. Neighborhood Characteristics: North: Multi family residential (Tall Firs Condos); RM-N zoning East: Undeveloped City of Renton property; R-8 zoning South: Recreation fields/Hazen High; R-8 zoning West: Multi family residential (Honey Creek Apts.) and Gas station; CN zoning 6. Access: New public street extending south from NE Sunset Blvd. 7. Site Area: 3.7 acres (161,172 sq. ft.) 8. Project Data: Existing Building Area: New Building Area: Total Building Area: HEXrpt_ Cottages.doc Area Comments N/A All structures to be removed/demolished. 35,802 sq. ft. Detached single family dwelling units. 35,802 sq. ft. Same (t'a City of Renton PIBIPW Department ~I" COTTAGES AT HONEY CREEK PI.aty Report to the Hearing Examiner LUA-04-085 ECF, PP, SA-H, V-H PUBLIC HEARING DATE: OCTOBER 26, 2004 E. HISTORICAUBACKGROUND: Action Annexation Comprehensive Plan Zoning Land Use File No. NIA NIA NIA Ordinance No. 2945 4498 4820 F. 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 3 Environmental Regulations and Overlay Districts Section 4-3-050: Critical Areas Regulations Section 4-3-095: Suburban and Neighborhood Center Residential Bonus District 3. 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 Page 3 of 14 Date 07/0711975 02/20/1995 12/15/1999 Section 4-7-050: General Outline of Subdivision, Short Plat and Lot Line Adjustment Procedures Section 4-7-080: Detailed Procedures for Subdivision 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 Section 4-9-200: Site Plan Review 7. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element: Center Neighborhood objectives and policies; Residential Streets objectives and policies; Subdivision of Land objectives and policies. 2. Housing Element 3. Environmental Element HEXrpt_ Cottages. doc r: ... City of Renton PIB/PW Department .. COTTAGES AT HONEY CREEK - PUBLIC HEARING DATE: OCTOBER 26, 2004 H. DEPARTMENT ANAL YSIS: 1. PROJECT DESCRIPTION/BACKGROUND p~aty Report to the Hearing Examiner LUA-04-085 ECF, PP, SA-H, V-H Page 4 of 14 The 3.7 acre site is proposed to be subdivided into 27 single family residential lots (ranging from 2,748 sq. ft. to 5,417 sq. ft.), one commercial lot and several tracts. Access is proposed via NE Sunset Blvd. to a new public street terminating in a cul-de-sac. Honey Creek crosses the site from west to east. The site is zoned Center Neighborhood and is located in the Centers Residential Bonus Districts A and B. The site currently contains a single-family residence and outbuildings which are proposed to be demolished to accommodate site development. The site would be subdivided into 27 lots for the eventual development of detached single-family homes and one commercial lot. The site is located within the Suburban Centers Residential Bonus Districts A and Band would be developed as residential. The residential portion of the site is within District B; thus the development standards of the Bonus District B apply. The single-family homes proposed would include the same floor plan and similar elevations throughout the development. The height of the residences is proposed to be 25 feet. The Single family homes would be front- loaded with two-car garages. The applicant requested a modification to the District standards (garage location) which was approved with condition on October 12, 2004. Access to the site would be via a new public street of 42 feet of right-of-way with 32 feet of pavement extending south from NE Sunset Blvd. and terminating in a cul-de-sac. Several private access easements would come off of the new public street. Honey Creek crosses the site from east to west. Steep slopes of up to 30 percent are located within the plat. A Variance to the Tree Cutting and Land Clearing regulations, in order to clear within 25 feet of Honey Creek to provide for a wider road crossing, has been requested by the applicant and will be reviewed concurrently with the site plan and preliminary plat. The culvert would be located near the site's northeastern property boundary. This variance to the regulations is necessary, as the only access to the subject site is from NE Sunset Blvd. Site preparation would include the removal of vegetation and trees for roadways, utilities and building pads except within the required creek buffer. Street improvements including curb, gutter, sidewalk and lighting are required along NE Sunset Blvd. and the new public street. The site is located within the Center Neighborhood (CN) zone and the Center Neighborhood (CN) Comprehensive Plan Land Use deSignation. The CN zone allows residential densities that range from a minimum of 10.0 dulac to a maximum of 15.0 dulac. The proposed plat would arrive at a net density of 10.0 dulac after the deduction of the public roads and private access easements and critical areas (creek/stream) from the gross acreage of the site. 2. .. ENVIRONMENTAL REVIEW Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended) on September 28, 2004 the Environmental Review Committee (ERC) issued a Determination of Non-Significance -Mitigated (DNS-M) for the Cottages at Honey Creek. The DNS-M included 12 mitigation measures. A 14-day appeal period commenced on October 4, 2004 and ended on October 18, 200. No appeals of the threshold determination were filed. 3. COMPLIANCE WITH ERC MITIGATION MEASURES Based on an analysis of probable impacts from the proposed project, the following mitigation measures were issued for the Determination of Non-Significance, Mitigated. HEXrpt_ Cottages.doc City of Renton PIB/PW Department • COTTAGES AT HONEY CREEK PUBLIC HEARING DATE: OCTOBER 26, 2004 pre_aTY Report to the Hearing Examiner LUA-04-085 ECF, PP, SA-H, V-H Page 5 of 14 1. The project shall be designed and comply with Department of Ecology's Erosion and Sediment Control Requirements as outlined in Volume /I of the 2001 Storm water Management Manual. 2. Earthwork activities shall be limited to the drier summer months as outlined in the Geotechnical Engineering Report dated May 7, 2004 (page 5), unless approved by the Development Services Division. 3. The applicant shall comply with the recommendations contained in the Geotechnical Engineering Report dated May 7, 2004, regarding "Site Preparation and Grading", "Structural Fill" and "Utilities". 4. The applicant shall delineate, label and note on construction drawings and on the face of the final plat a 50 foot buffer from the delineated ordinary high water mark (OHWM) of Honey Creek on the south side of the buffer starting approximately 91 feet from the west property line as illustrated in Exhibit 2. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to recording the final plat. 5. The applicant shall delineate, label and note on construction drawings and on the face of the final plat either a 50 foot buffer or an averaged buffer from the ordinary high water mark (OHWM) of Honey Creek on the both sides of the creek located to the east of the new public street and north of new Lot 1 as illustrated in Exhibit 2. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to recording the final plat. 6. During site preparation and construction of improvements and residences, the applicant shall install silt fencing with brightly colored construction flags to indicate the boundaries of the stream/creek buffer. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division and be completed prior to the issuance of construction/utility permits. 7. After the development of roadway and utility improvements, the applicant shall install permanent fencing (i.e. split-rail fence or other approved barrier) and signage along the entire edge of the stream/creek buffer. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to the recording of the final plat. 8. The applicant shall design the project to comply with the 1998 King County Surface Water Design Manual to meet both detention (Level 2 flow control) and water quality improvements. 9. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 per new single family lot and $0.52 per gross sq. ft. of new commercial area. Credit is given for the existing residence. The fee shall be paid prior to the recording of the final plat. 10. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip associated with the project. Credit is given for the existing residence. The fee shall be paid prior to the recording of the final plat. Fees for the commercial development will be payable prior to the issuance of a building permit. 11. The applicant shall pay the appropriate Parks Mitigation Fee based on $530.76 per new single family lot. Credit is given for the existing residence. The fee shall be paid prior to the recording of the final plat. HEXrpt_ Cottages.doc City of Renton PIB/PW Department e COTTAGES AT HONEY CREEK PUBLIC HEARING DA TE: OCTOBER 26, 2004 preeal}' Report to the Hearing Examiner LUA-04-085 ECF, PP, SA-H, V-H Page 6 of 14 12. In the event that archaeological deposits are found during excavation and construction, work shall stop and the contractor(s) shall contact the State Archaeologist at the State of Washington Office of Archaeology and Historic Preservation, phone (360) 586-3065. 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. 5. CONSISTENCY WITH VARIANCE DECISION CRITERIA The Reviewing Official shall have authority to grant a variance upon making a determination, in writing, that the conditions specified below have been found to exist (RMC 4-9-250B). (a) That the applicant suffers undue hardship and the variance is necessary because of special circumstances applicable to subject property, including size, shape, topography, location or surroundings of the subject property, and the strict application of the Zoning Code is found to deprive subject property owner of rights and privileges enjoyed by other property owners in the vicinity and under identical zone classification. The applicant has requested a variance from the Land Clearing and Tree Cutting regulations in order to clear vegetation, replace an existing culvert, install utility lines and construct a road across Honey Creek located near the site's northeastern property boundary. This is necessary, as the only access to the subject site is from NE Sunset Blvd. The applicant states that access to this parcel is limited due to past developments on the west and south property lines. No access roads or easements were created for access to this site except from NE Sunset Blvd. To the east, the City of Renton owns the parcel which is proposed to be developed in the future with a water tower or reservoir. An existing access to the site and residence is from NE Sunset Blvd. and this access currently crosses Honey Creek. Two 24 inch culverts exist at this location. During heavy rain, the Creek overflows the culverts and floods the existing driveway. To address plat requirements for street standards of a 42 foot right-of-way and address flooding, the applicant is upsizing the creek crossing capacity to handle a fully developed 100 year storm event. If the City did not allow a wider drainage course crossing, the applicant would be deprived of access to their property. Furthermore, the crossing would be designed to support emergency vehicles and address downstream drainage. Therefore, staff is in support of this proposed variance, as the crossing has been designed to minimize the impacts to the existing drainage course and addresses street subdivision standards. (b) That the granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which the subject property is situated. The proposed wider culvert would allow pedestrian and vehicular access to the property from NE Sunset Blvd. The project has been designed pursuant to the 1998 King County Stormwater Design Manual. The culvert, road and removal of additional vegetation is not expected to be injurious to this property or any neighboring property. In fact, the proposal would provide infrastructure improvements including addressing the issue of storm drainage and flooding of Honey Creek by widening the culvert to allow for water flow during storm events. The wider culvert would benefit the subject plat/site plan and properties along Honey Creek. Therefore, staff is in support of the proposed variance. HEXrpt_ Cottages.doc City of Renton PIB/PW Department _ COTTAGES AT HONEY CREEK PUBLIC HEARING DATE: OCTOBER 26, 2004 preary Report to the Hearing Examiner LUA-04-085 ECF, PP, SA-H, V-H Page 7 of 14 (c) That approval shall not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and zone in which the subject property is situated. The applicant has elected to locate the crossing in the same location as the two 24 inch existing culverts and the gravel driveway and that this location would pose the least impact to Honey Creek. The applicant states that access to this parcel is limited due to past developments on the west and south property lines. No access roads or easements were created for access to this site except from NE Sunset Blvd. To the east, the City of Renton owns the parcel which is proposed to be developed with a water tower or reservoir. An existing access to the site and residence is from NE Sunset Blvd. and this access currently crosses Honey Creek. Future access is not proposed from surrounding properties to the site. Granting the variance would allow the applicant to construct a culvert over a regulated drainage course, which in return would provide access to the property. Staff does not consider access to a property a grant of special privilege inconsistent with other properties and is therefore in support of the proposal. (d) That the approval, as determined by the Hearing Examiner, is a minimum variance that will accomplish the desired purpose. As the applicant has elected to locate the culvert in a location that posses the least amount of impacts to the regulated drainage course and because the applicant has only proposed one access point due to site constraints, staff considers this request to be the minimum necessary to accomplish the applicant's desired purpose. Furthermore, the wider culvert crossing addresses storm drainage issues for the subject site and other properties located along Honey Creek. The applicant is requesting only one drainage course crossing, which is the minimum necessary in order to access the subject site from a public road. Staff supports this variance. 6. CONSISTENCY WITH SITE PLAN CRITERIA In reviewing the proposal with respect to the Site Plan approval criteria set forth in RMC section 4-9-200.E of the Site Plan Regulations, the following issues have been identified by City Departmental reviewers and Divisional reviewers: Pursuant to the Site Plan Regulations, Site Plan review is required for any proposed development located within the CN zoning deSignation. (a) Conformance with the Comprehensive Plan, its elements & policies. As further discussed above under the Preliminary Plat portion of this report, the proposal is in compliance with the elements and policies established by the Land Use Element of the Comprehensive Plan for the Center Neighborhood (CN) deSignation. Those policies applicable to the site plan are discussed below. Land Use Element Policy LU-98. Allow stand alone residential development of various types and urban densities in portions of Centers not conducive to commercial development. The proposal would provide for 27 residential lots with future development of detached single family residences within the Residential Centers Overlay District B. This portion of the site is not conducive to commercial, rather it lends itself as a transition from the arterial and state road "character" of NE Sunset Blvd.(SR900) to the surrounding residential and undeveloped properties. HEXrpt_ Cottages.doc City of Renton PIB/PW Department e COTTAGES AT HONEY CREEK PUBLIC HEARING DATE: OCTOBER 26, 2004 p.aty Report to the Hearing Examiner LUA-04-085 ECF, PP, SA-H, V-H Page 8 of 14 Policy LU-114. Promote the clustering of neighborhood serving commercial uses and discourage the development of strip commercial areas. The proposal would provide residential and one commercial lot for future development and would be located in proximity to established commercial and residential areas. (b) Conformance with Land Use Regulations. The project's compliance with the development standards of the CN zone have been discussed in detail under the analysis of the preliminary plat's compliance with the underlying zoning designation. Further analysis of the pertinent standards related specifically to the proposed site plan is discussed below. Landscaping - A ten (10 ft.) foot wide on-site landscape strip is required along the street frontage of NE Sunset Blvd. The applicant would provide the 10 foot wide landscaped area along the site's frontage with the street. The plant materials proposed would include: Serviceberry, Rosy Glow Barberry and Oregon Grape. All landscaping is required to be fully irrigated. Building Height -The maximum building height permitted in District B is 35 feet. The residences proposed for all lots would have a building height of 25 feet, as measured to the midpoint of the gabled roof. All structures comply with the District B standard given the administrative approval of the modification. Building height would be verified at the time of individual building permit review. Suburban Center Overlay District -The subject site is located within the Suburban Center Overlay District A and B, the Overlay District B regulations are applicable to this project as the project has a residential component located within the District B overlay. Related development standards are discussed within each section where applicable. The applicant requested a modification from the development standards of District B to allow the attached garages of the homes to be built on all 27 residential to be located on the same fa9ade as the main entry to the building and on the front of the primary structure. The request was approved administratively on October 12, 2004. Building DeSign -Each structure is to provide modulation of vertical and horizontal facades at a minimum of 2 feet at an interval of a minimum offset of 40 feet on each building face. The elevations submitted provide modulation both vertically and horizontally through the use of stepped building footprints. Each elevation is enhanced through the use of varied building materials, window placement and size, and varied gabled rooflines. Pedestrian Access -The applicant is required to construct public sidewalks along both sides of the new public road. The five foot wide pedestrian sidewalks within the development would connect to the public sidewalk along NE Sunset Blvd. (c) Mitigation of impacts to surrounding properties and uses. The proposed development of the site is not anticipated to impact adjacent properties and uses. Potential short-term noise and traffic impacts would result from the initial construction of the project to adjacent properties. The applicant would be required to comply with existing code provisions that establish allowed hours of construction activities for projects within 300 feet of residential uses to weekdays between the hours of 7:00 am and 8:00 p.m. Construction activities are not permitted prior to 9:00 am on Saturdays and no work is permitted on Sundays. The surrounding developments include apartments and a gas station to the west, condominiums/townhouses and State of Washington property to the north, undeveloped City of Renton property to the east (potentially for water tower/reservoir) and open fields used for recreation/sport for Hazen High to the south. Once completed, the development may result in increased impacts to streets and noise from typical residential activities for existing residences, these impacts would not exceed those contemplated in the adoption of the Comprehensive Plan Land Use and Zoning designations for the site. HEXrpt_ Cottages.doc City of Renton PIB/PW Department e COTTAGES AT HONEY CREEK preal}' Report to the Hearing Examiner LUA-04-085 ECF, PP, SA-H, V-H PUBLIC HEARING DATE: OCTOBER 26, 2004 Page 9 of 14 (d) Mitigation of impacts of the proposed site plan to the site. The proposal is not expected to adversely impact the site. The scale, height and bulk of the residences are appropriate for the site. The detached buildings would be less than the permitted 35 feet of the Overlay District B. Public sidewalks would be provided to connect the development to public sidewalks located on NE Sunset Blvd. Honey Creek crosses the site from east to west. A creek buffer with 50 ft. widths and buffers averaged to no less than 35 ft. was imposed as an ERC mitigation measure and would be provided to reduce impacts to the creek from construction activities and reduce erosion. Potential impacts from the development of the site to Honey Creek will be appropriately mitigated by existing code provisions, as well as the SEPA mitigation measures placed on the project by the Environmental Review Committee, including the buffer/setback, permanent fencing and signage. Construction activities related to the initial development of the project would be required to utilize best management practices through code requirements for an approved temporary erosion and sedimentation control plan (TESCP). (e) Conservation of area-wide property values. The project would re-develop and improve an underutilized site. The proposal is anticipated to increase property ownership in the area and is, therefore, anticipated to conserve or enhance area-wide property values. (f) Safety and efficiency of vehicle and pedestrian circulation. As further discussed under the Preliminary Plat criteria, access to the subject site would be provided by a new public right-of-way extending south from NE Sunset Blvd. and terminating in a cul-de-sac. The 42 foot right-of-way would have 32 feet of pavement with 5-foot sidewalks on both sides of the street. The street would terminate in a cul-de-sac. Construction truck hauling hours are limited to between 8:30 a.m. to 3:30 p.m. under the Development Guidelines Ordinance in order to avoid conflicts with peak hour traffic. The Traffic Planning Section will review construction-related impacts prior to issuing final construction permits. (g) Provision of adequate light and air. The proposed residential buildings are required to be setback a minimum of 3 feet from property lines per District B guidelines. The minimum distance between structures would be six feet. The residential buildings would be 25 feet in height which would not create large shadows on neighboring properties. The detached units would include windows on all facades to allow light and air to enter each future residence. (h) Mitigation of noise, odors and other harmful or unhealthy conditions. It is anticipated that minimal noise and odor impacts would result from the initial construction of the site. These short-term impacts would be mitigated by the applicant's construction mitigation plan. The proposed development would not generate any harmful or unhealthy conditions. Noise impacts associated with increased traffic and activities resulting from the completed project would not increase significantly above eXisting conditions. (i) Availability of public services and facilities to accommodate the proposed use. Fire Department and Police staff has indicated existing facilities are adequate to accommodate the subject proposal, subject to the applicant's payment of the necessary impact fees. As imposed by the Environmental Review Committee, the applicant will be required to pay Fire and Traffic mitigation fees prior to the recording of the final plat. Adequate sanitary sewer, water seryice and other utilities would be extended as necessary for the development of the site. HEXrpt_ Cottages.doc City of Renton PIBIPW Department e COTTAGES AT HONEY CREEK PUBLIC HEARING DATE: OCTOBER 26, 2004 p.ary Report to the Hearing Examiner LUA-04-085 ECF, PP, SA-H, V-H Page 10 of 14 UJ Prevention of neighborhood deterioration and blight. The proposal would develop an underutilized property. The development of the site is anticipated to prevent neighborhood deterioration and blight. 7. CONSISTENCY WITH PRELIMINARY PLAT CRITERIA Approval of a preliminary plat is based upon several factors. The following preliminary plat criteria have been established to assist decision-makers in the review of the subdivision: (a) Compliance with the Comprehensive Plan Designation. The subject site is designated Center Neighborhood (CN) on the Comprehensive Plan Land Use Map. The objective established by the CN designation is to include commercial, light industrial and residential uses and to serve the basic, ongoing needs of the population in adjacent and surrounding neighborhoods. The proposal is consistent with the CN designation in that it would provide for the future construction of single family homes and would promote goals of infill development. The proposal also includes one lot designated for future commercial development. , The proposed plat is consistent with the following Center Neighborhood Comprehensive Plan policies: Housing Element Policy H-4. Encourage infill development as a means to increase capacity. The addition of 27 new single family homes would increase the City's housing supply, thereby furthering an objective of the City of Renton. Environmental Element Policy EN-6, "Develop land use regulations which establish and enhance setbacks along all waterways and intermittent stream courses. The purpose of the setbacks would be to retain an enhancement of the natural vegetation for infiltration, maintenance of wildlife and normal water temperatures, filtration, and the retardation of run-off and erosion. "The site is located within 200 feet of the ordinary high water mark of Honey Creek. The ERC issued a mitigation measure on the project to mitigate impacts including establishment of a creek buffer and erosion controls measures. (b) Compliance with the Underlying Zoning Designation. The 3.7 -acre site (gross area) consists of one parcel designated Center Neighborhood (CN) on the City of Renton Zoning Map. The proposed development allows for the future construction of up to 27 lots and dwelling units and one commercial lot along with associated plat improvements. The site currently contains a single family residence and outbuildings that are proposed to be demolished. As a condition of approval, staff recommends that demolition permits be obtained and inspections conducted for the removal of these buildings. Density -The allowed density range in the CN zone is a minimum of 10 dwelling units per acre (dulac) to a maximum of 15 dulac. Net density is calculated after public rights-of-way, private streets serving more than three lots, and critical areas are deducted from the gross acreage of the site. After the deduction of 43,953 sq. ft. from the 161,172 gross sq. ft. site (161,172 gross sq. ft. -43,953 sq. ft. total deducted area = 117,219 net sq. ft. I 2.69 net acres), the proposal would arrive at a net density of 10.03 dwelling units per acre (27 units I 2.69 acres = 10.03 dulac). The proposed plat complies with density requirements for the CN zoning deSignation. Lot Dimensions -There is no minimum lot size or dimensions in the Residential Centers Overlay District B which overrides the CN standards. The preliminary plat provides the following lot widths which range from 35 feet to 57 feet and lot depths from 78 to 134 feet. HEXrpt_ Cottages.doc City of Renton PIB/PW Department e COTTAGES AT HONEY CREEK PUBLIC HEARING DATE: OCTOBER 26, 2004 preeaIY Report to the Hearing Examiner LUA-04-085 ECF, PP, SA-H, V-H Page 11 of 14 The smallest lot would be 2,748 square feet and the largest lot would be 5,270 square feet. The plat would create 27 residential lots, one commercial lot and four tracts with the following sizes: LotlTract Area (sq. ft.) Proposed Access Lot Coverage Percentage (%) 1 3528 42 ft. public row 38 2 2999 42 ft. public row 44 3 2998 42 ft. public row 44 4 2997 42 ft. public row 44 5 2995 42 ft. public row 44 6 3183 42 ft. public row 42 7 3704 42 ft. public row 36 8 3288 Private access easement 40 9 3476 Private access easement 38 10 3923 Private access easement 34 11 3658 42 ft. public row 36 12 2873 42 ft. public row . 46 13 3129 Private access easement 42 14 3396 Private access easement 39 15 3552 Private access easement 37 16 3320 Private access easement 40 17 3560 Private access easement 37 18 2748 42 ft. Qublic row 48 19 2792 42 ft. public row 47 20 5417 Private access easement 24 21 4484 Private access easement 30 22 4500 Private access easement 29 23 5270 Private access easement 25 24 4194 42 ft. public row 32 25 2998 42 ft. public row 44 26 2998 42 ft. public row 44 27 3002 42 ft. public row 44 C1 6560 NE Sunset Blvd. Future Development Tracts A-D 39,557 N/A N/A Minimum Land Area per Dwelling Unit - A minimum of 1,200 sq. ft. must be provided for each dwelling unit, of which a minimum of 250 sq. ft. must be developed as landscaped yard abutting each unit. The proposal would place each detached unit within its own lot with the smallest lot being 2,748 sq. ft. with the minimum landscaped yard of 250 sq. ft.; thus the proposal complies with this requirement. Setbacks -The CN zone does require setbacks, however, District B development standards are applicable for this short plat. District B requires a minimum of a three foot side setback with no projections within the setback. All setbacks would be verified at the time of individual building permits. Lot Coverage -The maximum building coverage is 65%, please see the above table for lot coverage. The proposal's compliance with these building standards would be verified prior to the issuance of individual building permits. (c) Compliance with Subdivision Regulations. Lot Arrangement: 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 street lines. All lots would gain access to public roadways either directly or via private access easements. As proposed, lots comply with arrangement and access requirements of the Subdivision Regulations. HEXrpt_ Cottages.doc City of Renton PIBIPW Department e COTTAGES AT HONEY CREEK PUBLIC HEARING DATE: OCTOBER 26, 2004 p.ary Report to the Hearing Examiner LUA-04-085 ECF, PP, SA-H, V-H Page 12 of 14 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. The Overlay District B standards override the CN zone standards. There is no minimum lot size required for District B. The proposed lots appear to have sufficient building area for the development of detached single family homes. Property Corners at Intersections: All lot corners at intersections of dedicated public rights- of-way, except alleys, shall have minimum radius of 15 feet. The proposed subdivision would not create any residential lots to be located at the intersection of public rights-of-way. The proposed radius for Tract D intersections with NE Sunset Blvd. is required to meet code. (d) Reasonableness of Proposed Boundaries Access and Street Improvements: Access to the site is proposed via a new public right-of- way extending south from NE Sunset Blvd. and terminating in a cul-de-sac. The 42 foot right-of-way would have 32 feet of pavement with 5-foot sidewalks on both sides of the street. The street would terminate in a cul-de-sac. Private access easements would provide access to the lots from the new public street. A Trip Generation & Access Analysis was prepared by Transportation Consulting Northwest, dated July 13, 2004. A sight distance analysis was conducted to determine the available sight distance at the plat's new access road with NE Sunset Blvd. (SR900). From the analysis, the east sight distance was measured as 545 feet and limited by a horizontal curve with trees and power poles being the blocking factor. To the west, the measured sight distance taken from the WSDOT plan sheet is approximately 780 feet and limited by a horizontal curve with trees being the blocking factor. Traffic queues greater than four (4) car lengths beyond the Duvall traffic signal could easily be seen. The analysis continues to state that NE Sunset Blvd. (SR900) is posted at 35 mph in this vicinity. The curve to the east of the site is posted with a speed limit of 30 mph. Based on a WSDOT figure, the road approach sight distance for a posted speed limit of 35 mph is 270 feet which is less than the available sight distances of 545 and 780 feet. Channelization was also reviewed as part of the analysis. The report indicates that retaining and extending the two-way left turn lane would provide safety advantages over a current WSDOT design. The applicant's re-design was submitted to WSDOT for review. No reply from them has been indicated to date. The two-way left turn lane would provide for the existing apartments to the north, Tall Firs, and to the new public road to the subject plat. To ensure that turning movements for ingress and egress are provided with a continuous left turn lane, staff recommends that channelization along NE Sunset Blvd. be provided and the applicant is to work with both the City and WSDOT as a condition of plat approval. Staff recommends the establishment of a homeowner's association or maintenance agreement for all common improvements, including but not limited to: utility and access easements, stormwater facilities and tracts, as a condition of preliminary plat approval. Topography: The site is hilly with slopes up to 30%. From NE Sunset Blvd. frontage, the site slopes downward, to the south, toward Honey Creek and then slopes upward to the south. A portion of the site appeared to contain steep slopes (protected); however, from prior review and administrative determination, these slopes were determined to be man-made and could therefore be graded for the subject plat (Determination of August 9,2004). The property contains a variety of deciduous trees, evergreens and shrubs. These include: alder, maple, cottonwood, willow, Douglas Fir, cedar, hemlock, wild rose and blackberries, plus others. All vegetation would be removed except for that within the creek buffer. As discussed in a previous section, a variance to the Tree Cutting and Land Clearing regulations has been requested to remove those trees within 25 feet of the creek located where the new public road and culvert would be constructed. The width of the clearing is intended to accommodate these site improvements. HEXrpt_ Cottages. doc City of Renton PIB/PW Department e COTTAGES AT HONEY CREEK PUBLIC HEARING DATE: OCTOBER 26, 2004 p.ary Report to the Hearing Examiner LUA-04-085 ECF, PP, SA-H, V-H Page 13 of 14 Relationship to Existing Uses: The surrounding developments include the Honey Creek Apartments and a gas station to the west; Tall Firs condominiums/townhouses (across NE Sunset) and State of Washington property to the north; undeveloped City of Renton property to the east (potentially for water tower/reservoir) and open recreation/sport fields for Hazen High to the south. The proposed single family subdivision is compatible with these existing uses as is the future development of a commercial use along NE Sunset Blvd. (e) Availability and Impact on Public Services (Timeliness) Police and Fire: Police and Fire Prevention staff indicate that sufficient resources exist to furnish services to the proposed development, subject to the applicant's provision of Code required improvements and fees. The Environmental Review Committee imposed a Fire Mitigation Fee in order to mitigate the project's potential impacts to emergency services. Recreation: The proposal does not provide on-site recreation areas for future residents of the proposed plat. There are no existing city recreational facilities in the immediate vicinity of the subject property. May Valley County Park is to the east of the site. It is antiCipated that the proposed development would generate additional users of existing City park and recreational facilities and programs. As required by the Environmental Review Committee, a Parks Mitigation Fee will be required prior to the recording of the final plat. Schools: The site is located within the boundaries of the Renton School District No. 403. Based on the student generation factor, the proposed plat would potentially result in twelve (12) additional students (0.44 x 27 = 11.88). The schools would include: Honey Dew Elementary, McKnight Middle School and Hazen High School. Storm Drainage/Surface Water: The applicant submitted a Preliminary Technical Information Report (TIR) prepared by Offe Engineers, PLLC, dated June 27, 2004 with the land use application. The project drains to the May Creek basin. The site sheet flows currently toward Honey Creek. The proposed development would discharge within a "new" crossing under the new roadbed. Storm water detention and water quality controls would be provided within a wet vault. The conveyance system would consist of catch basins and underground storm pipes to the wet vault. A spill control device would be incorporated into the final storm water system for areas subject to pollution generating impervious surfaces to collect and contain oil and other floatable contaminants. Water and Sanitary Sewer Utilities: The proposed development is within the City of Renton water service area. Water main extensions are required to connect the existing 10-inch water main at the west to the 12-inch water main along NE Sunset Blvd. and must be connected to the east property line. New water service stubs to each lot must be installed in conjunction with the above water main extension. Existing and new hydrants are required to be retrofitted with Storz "quick disconnect" fittings. A sewer main extension to the east and south property lines is required and be extended to provide sewer to all lots. Separate side sewers stubs are required in each building lot. No dual side sewers are allowed. The site is subject to the Honey Creek Special Assessment District (SAD) and Sanitary Sewer System Development Charges (SDC) which are payable at the time the utility construction permit is issued. I. RECOMMENDATION: Staff recommends approval of the Cottages at Honey Creek, Project File No. LUA-04-085, ECF, PP, SA-H, V-H subject to the following conditions: 1. The applicant shall obtain a demolition permit and complete all inspections and approvals for all buildings located on the property prior to the recording of the final plat. The satisfaction of this requirement is subject to the review and approval of the Development Services Project Manager. HEXrpt_ Cottages.doc City of Renton PIB/PW Department e COTTAGES AT HONEY CREEK PUBLIC HEARING DATE: OCTOBER 26, 2004 pre_aty Report to the Hearing Examiner LUA-04-085 ECF, PP, SA-H, V-H Page 14 of 14 2. The applicant shall work with City staff and WSDOT to provide channelization for NE Sunset Blvd. (SR900) ensuring turning movements for ingress and egress to the development meeting all applicable standards and requirements. 3. A homeowner's association or maintenance agreement shall be created concurrently with the recording of the final plat in order to establish maintenance responsibilities for all shared improvements, including fences, landscaping, utilities, private easements, etc. A draft of the document(s}, if necessary, shall be submitted to the City of Renton Development Services Division for review and approval by the City Attorney and Property Services section prior to recording of the final plat. EXPIRATION PERIODS: Preliminary Plats (PP): Five (5) years from final approval (signature) date. Site Plan Approvals (SA): Two (2) years from the final approval (signature) date. Variance Approval (V): Two (2) years from the approval date, if construction has not commenced. 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'-.' r;; ----~, ,~ '':::::,1 .... ~----1 I 1 7----- ------ cO q 0 0 4: @> [J \D q "It d <X: .q- ~ (1) 6 ® \1~1fIJ' ® '. \ ~ ~ h·······r·q····:~-,~··;;:;;;I R 8 E6 .. 10 T23N R5E W 112 b 200 t.fO 1:4800 D6 ZONING ----_ton dlty lImllll 3 T23N R5E W 1/2 5303 ~NING'MAP SOeK RESIDENTIAL ~ Resource CODservation ~ Residential 1 dulac ~ Residential 5 dulac ~ Residential 8 dulac I RHH I Residential Manufactured Homes I R-IG I Residential 10 dulac I R-J.41 Residential 14 dulac I RM-] I Residential Multi-Family Infill I RM-N I Residential Multi-Family Neighborhood Center 'RH-C I Residential Multi-Family Suburban Center MIXED USE CENTER ~ Center Neighborhood- @] Center Suburban- ~ Urban Center -North ~ U~ban Center -N·orth 2 [§J Center Downtown- §] Center Office Residential COMMERCIAL o Commercial Arterial- ~ Commercial Office- ~ Convenience Commercial [!iiJ Industrial -Heavy o Industrial -Medium o Industrial -Light (P) Publicly owned ---Renton City Limits ---Adjacent City Limits _ Book Pages Boundary KROll PAGE IRH-T I Residential Multi-Family Traditional ~ • ~y include Overlay Districts. See Appendix I RH-U I Residential Multi-Family Urban C . ~~ ,IftBpS!\. For additional regulations in Overlay PAGE# INDEX e~ '.t --:--,\f .\'1/~istricts. please see RMC 4-3. ,\' . t SECTITO'WWRANGE ... '. \ 'I'l t \ .... ~ ';. Kathy' Keolker-Wheeler, Mayor CITV.F RENTON PlanningIBuildin!ifPublicWorks Department Gregg Zimmerman P .E.,Adminlstrator October 19,2004 . Mike Davis Davis Consulting 27013 PacificHwy S #353 Des MOlnes,WA 9~H 98 ' . . SUBJECT: Cottages at Honey Creek ..' LUA04-085, PP, SA-H, V-H;'ECF '. '. : De.ar Mr .. Davis . This . letter' is to inform you Jhcit the~~pealperiodhas,endedf&.theEnvironniental· Review Comrnittee's(ERC) . Determination of N()n:"~~g.nific;~nce ';"Mii~g:at~d for the abbve-reference(j .. project.' ,'. '. ' .. , This decision is final and applicationJofthe ~ppropriat'ely req~!(ed,permits m~yproceed: The applicant mListcomply with all. ERC. :Mitigation Mea:$ures.·A Hearing Examiner Public Hearing has been.schediJled for October 26, 2004.iwher~Site PlanConditibnsmaybe issqed. . If y~u have any'questions, please f~eif~ee t.() '~Orita~tme~t(4i5) 430-7382 . . .• 'For'ttte EnvironmehtalReview Committee;' . . ~ .. , •..... , ... : . ..•.... ........ ' .......... " 't,~ '''''.'''' . . .... " .' "." . ~ \ ... :' "~:d . .• , Susan A. Fiala, AICP Senior Planner ' cc: Donald Richardson / Owner Phil & Verda Gesner; Maria Wolcott / Parties bfRecord ·~.J.~qI6t.· .. ··· ..... la~ .... . . ------1:-:0:-0=5"::"'5 =~o-u-:th;-.G=r-a-:-dy-:W.==--ay---:R::-e-n-to....:.n,-::W.=-=a-s':'"'"hi;-n-gt-on---::9=80::-:5:-:5---,-----.~ . * ThiS ~rcontains 50% recycled material,,3o% ~tconsumer AHEAD OF THE CURVE STAFF REPORT BACKGROUND REPORT DATE Project Name Applicant/Contact File Number Project Description Project Location Exist. Bldg. Area SF: Site Area: City of Renton Department of Planning / Building / Public Works Modifications from the Suburban Centers Residential Demonstration District Development Standards -Report & Decision October 12, 2004 Cottages at Honey Creek Mike Davis, Davis Consulting 27013 Pacific Hwy. So. # 353 Des Moines, WA 981 .... ___ --' _____ .... LUA-04-085, ECF, SA-H, PP, V-H Project Manager Susan Fiala The applicant is seeking approval of a Hearing Examiner Site Plan, Preliminary Plat and a Variance to Tree Cutting and Land Clearing regulations for the development of 27 residential lots and one commercial lot. The subject property is located within Area B of the Centers Residential Demonstration District with an underlying zoning designation of Center Neighborhood (CN). The project would construct 27 single family structures. Each unit would be located within an individual lot to be created by the plat. The development includes the installation of landscape, utility and street improvements for the project. Site preparation activities would require the removal of vegetation and trees for the building pads, utilities and private street. The proposal also requires a modification from the Suburban Centers Residential Demonstration District in order to allow the attached garage on the same fa<;ade as the primary entry and allow garages to be located at the front of the primary structure. 4821 NE Sunset Blvd. All to be demolished. Proposed New Bldg. Area: 35,802 sq. ft. 3. 71-acres gross Total Building Area: 35,802 sq. ft. REQUESTED MODIFICATIONS In order to consider modifications requested in conjunction with projects located within the Suburban Centers Residential Demonstration District, a project must first demonstrate superior design as well as compliance with modification criteria established specifically for the demonstration district. The applicant has requested modifications to the following development standards of the Suburban Centers Residential Demonstration District: 1. Parking Location -Garage must be located on a different faqade from the main entry of the building. Parking must be located to the rear of the primary structure. The attached garages for all 27 lots are located on the same fa<;ade as the main entry to the residence and to the front of the primary structure. DECISION CRITERIA To provide greater flexibility in meeting the purpose of the Centers Residential Demonstration District, projects not meeting the special development standards of subsection 0 of 4-3-120 may be approved through a modification process when superior design is demonstrated. The proposal's compliance with the modification criteria pursuant to section 4-9-250.0.3 is discussed below. A. Project uses a modified street grid system where most buildings front on a street. Where no public streets exist, a private street grid system within the project is provided. The proposal includes Lots 1 through 7,11,12,13,18,19 and 24 through 27 fronting a new public street within the plat and the remaining lots face private access easements that would come off of the new public road. A grid system external to the project is not feasible due to existing developments (apartments to the west), the presence STAFF REPORT BACKGROUND REPORT DATE Project Name Applicant/Contact File Number Project Description Project Location Exist. Bldg. Area SF: Site Area: City of Renton Department of Planning / Building / Public Works Modifications from the Suburban Centers Residential Demonstration District Development Standards -Report & Decision October 12, 2004 Cottages at Honey Creek Mike Davis, Davis Consulting 27013 Pacific Hwy. So. # 353 Des Moines, WA 98198 LUA-04-085, ECF, SA-H, PP, V-H Project Manager Susan Fiala The applicant is seeking approval of a Hearing Examiner Site Plan, Preliminary Plat and a Variance to Tree Cutting and Land Clearing regulations for the development of 27 residential lots and one commercial lot. The subject property is located within Area B of the Centers Residential Demonstration District with an underlying zoning designation of Center Neighborhood (CN). The project would construct 27 single family structures. Each unit would be located within an individual lot to be created by the plat. The development includes the installation of landscape, utility and street improvements for the project. Site preparation activities would require the removal of vegetation and trees for the building pads, utilities and private street. The proposal also requires a modification from the Suburban Centers Residential Demonstration District in order to allow the attached garage on the same faCfade as the primary entry and allow garages to be located at the front of the primary structure. 4821 NE Sunset Blvd. All to be demolished. 3.71-acres gross Proposed New Bldg. Area: Total Building Area: 35,802 sq. ft. 35,802 sq. ft. REQUESTED MODIFICA TlONS In order to consider modifications requested in conjunction with projects located within the Suburban Centers Residential Demonstration District, a project must first demonstrate superior design as well as compliance with modification criteria established specifically for the demonstration district. The applicant has requested modifications to the following development standards of the Suburban Centers Residential Demonstration District: 1. Parking Location -Garage must be located on a different fartade from the main entry of the building. Parking must be located to the rear of the primary structure. The attached garages for all 27 lots are located on the same faCfade as the main entry to the residence and to the front of the primary structure. DECISION CRITERIA To provide greater flexibility in meeting the purpose of the Centers Residential Demonstration District, projects not meeting the special development standards of subsection D of 4-3-120 may be approved through a modification process when superior design is demonstrated. The proposal's compliance with the modification criteria pursuant to section 4·9·250.D.3 is discussed below. A. Project uses a modified street grid system where most buildings front on a street. Where no public streets exist, a private street grid system within the project is provided. The proposal includes Lots 1 through 7, 11, 12, 13, 18, 19 and 24 through 27 fronting a new public street within the plat and the remaining lots face private access easements that would come off of the new public road. A grid system external to the project is not feasible due to existing developments (apartments to the west), the presence City of Renton PIBIPW Depariment COTTAGES AT HONEY CREEK REPORT OF OCTOBER 12, 2004 • Urb~nter Design Overlay Regulations --CUA-04-085, ECF, SA-H, PP, V-H Page 20'3 of Honey Creek, and no existing or proposed grid to connect to; therefore, the buildings proposed on the lots would front either public or private streets internal to the development. B. Project orients residential developments to the street and has primary building entries facing the street. Entries are identified with a prominent feature or detail. The project complies with this requirement by providing distinctive entry features for the residences by utilizing covered entries and/or porches. All lots/residences would face either the new public street or the new private access easements. C. Parking garages are designed in a way which does not dominate the facade of the residential building. When garages must be located with vehicular access in the front due to physical constraints of the property, they are stepped back from the facade of the building. All lots would front either public roads or private access easements. The site is constrained due to the location of Honey Creek which crosses the property from east to west. The Environmental Review Committee placed a mitigation measure on the project requiring a minimum of a 50 foot creek buffer which further limits the developable area. The garage of each residence and the primary entry would face either the public street or private access easements. This design is typical of a single family neighborhood which is one of the Overlay District 8's stipulated development standards. Moreover, the addition of alleys to the plat would increase the amount of impervious surfaces and reduce the amount of developable land. Due to the presence of Honey Creek and to reduce the amount of impervious surfaces, the resulting limitations on the lot configuration and associated structures in effect creates buildings with garage entries on the same fagade as the main entry to the unit. For all new residences, the applicant has deSigned the front entry with· a gabled design element to reduce the visual impact of the double car garage door. D. Parking lots are oriented to minimize their visual impact on the site and are designed so that the size and landscaping support the residential character of the developments in contrast to adjacent commercial areas. There are no parking lots in this development. E. Project provides direct pedestrian access from the street fronting the building and from the back where parking is located. The applicant would provide sidewalks along both sides of the new public street connecting to NE Sunset 8lvd. F. Walkways through parking areas are well defined and provide access from public sidewalks into the site. Walkway width is a minimum of five feet (5,. Pavers, changes in color, texture or composition of paving are used. There are no parking areas or lots. Sidewalks would be five feet in width. G. Pedestrian connections are provided to the surrounding neighborhood. The proposed sidewalks within the plat would be connected to the existing sidewalk system that links the surrounding neighborhood. H. Distinctive building design is provided. No single architectural style is required, however, reliance on standardized "corporate" or "franchise" style is discouraged. The proposed residential buildings appear to have a high degree of architectural character and continuity. The building design for all lots is the same. However, each building would have a variety of fenestration, building materials, gable roof elements, porches, etc. The buildings could create a "cookie" cutter look, if each home would be of the same color scheme. Staff recommends as a condition of approval that the applicant provide a color palette and materials board of the proposed residences prior to recording of the final plat. I. Exterior materials are attractive even when viewed up close. These materials have texture, pattern, or lend themselves to a high level of quality and detailing. Exterior materials for the residential component of this project include the use of shingles, stone veneer, and horizontal lap siding presenting the use of a variety of materials and textures. City of Renton PIBIPW Department COTTAGES AT HONEY CREEK REPORT OF OCTOBER 12, 2004 Urb::&nter Design Overlay Regulations ~UA-04-085, ECF, SA-H, PP, V-H Page 30'3 J. A consistent visual identity is applied to all sides of buildings which can be seen by the general public. The detached single family residential units would be consistent in their visual identity. Each faCfade would contain a variety of materials, fenestration placement and entry design elements that create the appearance of a single family neighborhood. The structures would include gabled roofs and varied materials that is visible to the public. K. A superior level of quality is provided for materials, detailing and window placement. The residential buildings appear to have attractive detailing and window placement. The building materials would be varied including stone veneer, horizontal lap siding, and other quality materials. L. At least one of the following features is incorporated in structures containing three (3) or more attached dwellings: This is not applicable to this development. (i) For each dwelling unit, provide at least one architectural projection not less than two feet (2? from the wall plane and not less than four feet (4? wide, or (N) Incorporate building modulation to reduce the overall bulk and mass of buildings, or (iii) Vertical and horizontal modulation of roof lines and facades of a minimum of two feet (2? at an interval of a minimum of forty feet (40? on a building face or an equivalent standard which adds interest and quality to the project. ANALYSIS 1. Parking Location -All off street parking is proposed to be contained within individual attached garages. Due to the presence of Honey Creek and required buffer and the resulting limitations to the configuration of a feasible development, the structures on all lots within the preliminary plat have been designed with the garage entries on the same faCfade as the main entrance to the residence. For these units, additional emphasis has been given to the front facade by emphasizing the main entry by a gabled entry feature in order to reduce the visual dominance of the garage door. The project has demonstrated its compliance with the established modification criteria and appears to satiSfy the intent of the code through the proposed design of the structures. DECISION The Cottages at Honey Creek, File No. LUA-04-085, ECF, SA-H, PP, V-H has been determined to comply with the modification criteria for the Centers Residential Demonstration District Regulations and, therefore, the requested modification has been granted with the following condition. 1. The applicant shall provide a color palette and materials board of the proposed residences prior to recording of the final plat. The satisfaction of this requirement is subject to the review and approval of the Development Services Project Manager. EFFECTIVE DATE OF DECISION ON LAND USE ACTION: SIGNATURE: Neil Watts, Development Services Director date Land Use Decision Appeal Process Appeals of Urban Center Design Overlay Regulations decision must be filed in writing on or before 5:00 PM October 26, 2004. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. . AZA ... ... ~ ~ ,~, r;----~, I~ '~,I'--,J 'l-----~ I I I 1----- Hone Dew 6 INE.I~~td) ~\... ~: W~O&.l-O~S CtM..es • .J'.taF( CM:t. I aUiUlUftUlIIlllllUUUuuau I mmmummcmmw Jmmmmmmmmm j ~!!!!!!!!§!§~!g!!g!!!!§~!!! u ~a ~~ ~ ;..-~ H *~ m .~~ §~. ~g .' .~ §.s F~ H H H .~ is I!t:!' §j 0" .~ .. " " " " " " " " " " " I :: " . I " " " I :: I :: I :: I :: " " " " " " " " " " " " " " " " " " " " " " " " 11----{!---,-..;.r-g-t--"""1T?"77Tf I t-l " " ;, " " H , ~ ~ h ~ s ., I~==~~~~~rrn~ " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " , ( d ) .-----~------~----~n1nl : : ~ .!-i1 II II II II II II II II II II II II II II II II " II II II II II II II II II II II II II II II II II II II II II II II II II II II II II " II " ~~~~r-~~~ I~ II II <I Ci II H I ( d ) #~==~~~~~~rnf: II II II II II 1 ii II II II II II II " ~·~\'i II II II I • • Agencies See Attached Mike Davis Contact Donald Richardson Owner Maria Wolcott Party of Record Phil & Yerda Gesner Parties of Record ... :~~\s·sio,;.;· ... :0""" ~+." : :' (,j ~Oi.<f-9 ~ ... ~: <II>. J.. -;J)~ 11 ::(/): ..... m: '"' -\ • 101 • Ci) • 'i ~. uaLie : ~~" .. "" ~ ~'~~9-07 ...... ~~.: COUNTY OF KING " ~ ........ r...-<:" --. ., ',,' Io/ASH\~V .... -I certify that I know or have satisfactory eVidence that Stacy Tucker "ll\\ ...... " ............... .. signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. Dated: ru tJ-7 d.OYI -?7J~ ~ NOrYfiubiiCin 8ndfOi"thte of Washington Notary (Print): ___ --,MmvlA"'lI'IR:r.:;;llYNmllTT'IKAm:MmCL'HmEFFim"!""'l""7!l'\i\7'""" _________ _ My appointment expires: !ii1VAPruINIMENI EXPIRES fj:?QN Cottages at Honey Creek LUA04-085, PP, SA-H, V-H, ECF template -affidavit of service by mailing ,i'-::' ," • Dept. of Ecology * Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 WSDOT Northwest Region * Attn: Ramin Pazooki King Area Dev. Serv., MS-240 PO Box 330310 Seattle, WA 98133-9710 US Army Corp. of Engineers * Seattle District Office Attn: SEPA Reviewer PO Box C-3755 Seattle, WA 98124 Jamey Taylor * Depart. of Natural Resources PO Box 47015 Olympia, WA 98504-7015 KC Dev. & Environmental Servo Attn: SEPA Section 900 Oakesdale Ave. SW Renton, WA 98055-1219 Metro Transit Senior Environmental Planner Gary Kriedt • • AGENCY (DOE) LETTER MAILING (ERe DETERMINATIONS) WDFW -Stewart Reinbold * Muckleshoot Indian Tribe Fisheries Dept. c/o Department of Ecology * 3190 160th Ave SE Attn. SEPA Reviewer Bellevue, WA 98008 39015 -172nd Avenue SE Auburn, WA 98092 Duwamish Tribal Office * Muckleshoot Cultural Resources Program 4717 W Marginal Way SW * Seattle, WA 98106-1514 Attn: Ms Melissa Calvert 39015 172nd Avenue SE Auburn, WA 98092-9763 KC Wastewater Treatment Division * Office of Archaeology & Historic Environmental Planning Supervisor Preservation* Ms. Shirley Marroquin Attn: Stephanie Kramer 201 S. Jackson ST, MS KSC-NR-050 PO Box 48343 Seattle, WA 98104-3855 Olympia, WA 98504-8343 City of Newcastle City of Kent Attn: Mr. Micheal E. Nicholson Attn: Mr. Fred Satterstrom, AICP Director of Community Development Acting Community Dev. Director 13020 SE 72nd Place 220 Fourth Avenue South Newcastle, WA 98059 Kent, WA 98032-5895 Puget Sound Energy City of Tukwila Municipal Liason Manager Steve Lancaster, Responsible Official Joe Jainga 6300 Southcenter Blvd. 201 South Jackson Street KSC-TR-0431 PO Box 90868, MS: XRD-01W Tukwila, WA 98188 Seattle, WA 98104-3856 Bellevue, WA 98009-0868 Seattle Public Utilities Real Estate Services Title Examiner 700 Fifth Avenue, Suite 4900 PO Box 34018 Seattle, WA 98124-4018 Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and cities will need to be sent a copy of the checklist, PMT's, and the notice of application. * Also note, do not mail Jamey Taylor any of the notices she gets hers from the web. Only send her the ERC Determination paperwork. template -affidavit of service by mailing J • J -- ENVIRONMENTAL DETERMINATION & PUBLIC HEARING ISSUANCE OF A DETERMINATION OF NON·SIGNIFICANCE· MITIGATED (DNS-M) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: Cottages at Honey Creek PROJECT NUMBER: lUA0<Hl85, PP, SA-H, V-H, ECF lOCATION: 4821 NE Sun.el Boulevard DESCRIPTION: The applicant Is requesting Environmental Review, Hearing examiner Site Plan and Preliminary Plat approvals and a Variance to the Tree Cutting and Land Clearing regulations. The 3.71 acre site ,. proposed to be subdivided Into 27 single family rearden.lallots (rangIng from 2.995 sq. ft. to 5,417 sq. ft.), one commercial lot and several tracts. Access Is proposed via NE Sunset Blvd. to a new public street terminating In a CUkl&-S8C. Honey Creek bisects the site from west to east. The site Is zoned Center Neighborhood and Is located In the Centers Residential Bonus Districts A and B. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. Appeals of the environmental detennlnatlon must be flied In writing on or before 5:00 PM on October 18, 2004. Appeals must be flied In writing together with the required $75.00 appllcatlon~fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. AddltlonallnfonnatJon regarding the appeal process may be obtained from the Renlon City Clerk'. Olllce, (425) 430-6510. A PUBLIC HEARING WILL BE HELD BY THE RENTON HEARING EXAMINER AT HIS REGULAR MEETING IN THE COUNCIL CHAMBERS ON THE 7TH FLOOR OF CITY HALL, 1055 SOUTH GRADY WAY, RENTON, WASHINGTON, ON OCTOBER 26, 2004 AT 9:00 AM TO CONSIDER THE PRELIMINARY PLAT AND SITE PLAN. IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, THE APPEAL WILL BE HEARD AS PART OF THIS PUBLIC HEARING. FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEVELOPMENT SERVICES DIVISION AT (425) 430-7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION Pleaselilc:ludeJlie:proJect NUMBER when·calllilg·toq'roper file Identification. ... ............. """"', __ .:~ ~\. '{ N KJ:t~'I •• :--~\..·;t.\SSioAi· ... O~ \ ~_ ___ , •• ~ ~ •• -~ I, : :"0° ~OT-'1 +"9.\ "1\ ~ :: ~J."'."1\~ ,.: ~. m:, ~(I)~ ~ -0): ~ ~ ...-\ ~ V8l1C : : ~Y,.>.'" ... ~ "" ~ ··~c?9.07 · .... O~.; " O}:"··· ••••••••• c:>" .: I, Pg}-.... ; cL. l4>()u; n. ' hereby certify that"S copies of thi" WASH\~,. ........ "'''' -,\\\""" ......... above document were posted by me in ---,-=-_ conspICUOUS places on or nearb CERTIFICATION the described property on -4.J,O,!.~~"""''-'---------------.b--= ~/pJtAL ~ Si~ed~: ~~ ATT~s~sJl~~~bed. ~~ me, a Notary Pubh Washmgton resldmg I~ , on the 1:ti MARILYN KAMCHEFF MY APPOINl'MENT EXPIRES ".?Q.07 ENVIRONMENTAL DETERMINATION & PUBLIC HEARING ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE .. MITIGATED (DNS-M) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: Cottages at Honey Creek PROJECT NUMBER: LUA04-085, PP, SA-H, V-H, ECF LOCATION: 4821 NE Sunset Boulevard DESCRIPTION: The applicant Is requesting Environmental Review, Hearing Examiner Site Plan and Preliminary Plat approvals and a Variance to the Tree Cutting and Land Clearing regulations. The 3.71 acre site Is proposed to be subdivided into 27 single family residential lots (ranging from 2,995 sq. ft. to 5,417 sq. ft.), one commercial lot and several tracts. Access is proposed via NE Sunset Blvd. to a new public street terminating in a cul-de-sac. Honey Creek bisects the site from west to east. The site is zoned Center Neighborhood and is located In the Centers Residential Bonus Districts A and B. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERG) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. Appeals of the environmental determination must be filed In writing on or before 5:00 PM on October 18, 2004. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Additional Information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. A PUBLIC HEARING WILL BE HELD BY THE RENTON HEARING EXAMINER AT HIS REGULAR MEETING IN THE COUNCIL CHAMBERS ON THE 7TH FLOOR OF CITY HALL, 1055 SOUTH GRADY WAY, RENTON, WASHINGTON, ON OCTOBER 26, 2004 AT 9:00 AM TO' CONSIDER THE PRELIMINARY PLAT AND SITE PLAN. IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, THE APPEAL WILL BE HEARD AS PART OF THIS PUBLIC HEARING. / 6,ZA : I I. LAN 1-tJ ~ ...J ...J ~ ;:) o 6 FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEVELOPMENT SERVICES DIVISION AT (425) 430-7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION Kathy Keolker-Wheeler, Mayor September 29,2004 Mike Davis Davis Consulting 27013 Pacific Hwy S #353 Des Moines, WA 98198 SUBJECT: Dear Mr. Davis: Cottages at Honey Creek LUA04-085, PP, SA-H, V-H, ECF CITY ~F RENTON PlanningIBuildinglPublic Works Department Gregg Zimmerman P .E.,Administrator This letter is written on behalf of the Environmental Review Committee (ERG) and is to advise you that they have completed their review of the subject project. The ERC issued a threshold Determination of Non-Significance-Mitigated with Mitigation Measures. Please refer to the enclosed Mitigation Measures document. Appeals of the environmental determination must be filed in writing on or before 5:00 PM October 18, 2004. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner; City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. A Public Hearing will be held by the Renton Hearing Examiner in the Council Chambers on the seventh floor of City Hall,1 055 South Grady Way, Renton, Washington, on October 26, 2004 at 9:00 AM to consider the Preliminary Plat and Site Plan. The applicant or representative(s) of the applicant is required to be present at the public hearing. A copy of the staff report will be mailed to you one week before the hearing. If the Environmental Determination is appealed, the appeal will be heard as part of this public hearing. The preceding information will assist you in planning for implementation of your project and enable you to exercise your appeal rights more fully, if you choose to do so. If you have any questions or desire clarification of the above, please call me at (425) 430-7382. For the Environmental Review Committee, Susan A. Fiala, AICP Senior Planner cc: Maria Wolcott, Phil & Verda Gesner / Parties of Record Donald Richardson / Owner Enclosure -------lO-S-S-S-ou-th.,........-,G-ra-:d-y=W;-ay--R-e-n-to-n-, W:--=-as-:-h-:-in-g-to-n-:9C':"S7"OS=-S------~ * This paper co~tains 50% recycled material, 30% post consumer AHEAD OF THE CURVE Kathy KooIker-Wheeler, Mayor September 29,2004 Washington State Department of Ecology Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 CITY _F RENTON PlanningIBuildinglPublicWorks Department Gregg Zimmerman P.E., Administrator Subject: Environmental Determinations Transmitted herewith is a copy of the Environmental Determination for the following project reviewed by the Environmental Review Committee (ERC) on September 28, 2004: DETERMINATION OF NON-SIGNIFICANCE-MITIGATED PROJECT NAME: PROJECT NUMBER: LOCATION: DESCRIPTION: Cottages at Honey Creek LUA04-085, PP, SA-H, V-H, ECF 4821 NE Sunset Boulevard The applicant is requesting Environmental Review, Hearing Examiner Site Plan and Preliminary Plat approvals and a Variance to the Tree Cutting and Land Clearing regulations. The 3.71';'acre site is proposed to be subdivided into ?Tsingle-family residential lots (ranging from 2,995 sq. ft. to 5,417 sq. ft.), one commercial lot and several tracts. Access is proposed via NE Sunset Blvd. to a new public street terminating in a ciJl"de-sac. Honey Creek bisects the site from west to east. The site is zoned Center Neighborhood and is located in the Centers Residential Bonus Districts A and B. Appeals of the environmental determination must be filed in writing on or before 5:00 PM October 18, 2004. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton,WA 98055. Appeals to the Examiner are governed by City of Renton MuniCipal Code Section 4-8-11 O.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. . If youhave questions, please call me at (425) 430-7382 Susan A. Fiala, AICP Senior Planenr cc: King County Wastewater Treatment Division WDFW, Stewart Reinbold David F. Dietzman, Department of Natural Resources WSDOT, Northwest Region Duwamish Tribal Office Rod Malcom, Fisheries, Muckleshoot Indian Tribe (Ordinance) _E_n_c_lo_s_u_re ___ I_OS_S_S_O_U-=th_G=r_a-::"dY-,w:---"ay __ -R-e-n-to-n-, W==-as-::"h-=-in-g-to-n-9=-=8=-=O-=SS-::--------~ * This paper contains 50% recycled matenal, 30% post consumer AHEAD OF T'HE CURVE .' CITY OF RENTON e DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) APPLICATION NO(S): LUA04-085, PP, SA-H, V-H, ECF APPLICANT: Mike Davis PROJECT NAME: Cottages at Honey Creek DESCRIPTION OF PROPOSAL: The applicant is requesting Environmental Review, Hearing Examiner Site Plan and Preliminary Plat approvals and a Variance to the Tree Cutting and Land Clearing regulations. The 3.71 acre site is proposed to be subdivided into 27 single family residential lots (ranging from 2,995 sq. ft. to 5,417 sq. ft.), one commercial lot and several tracts. Access is proposed via NE Sunset Blvd. to a new public street terminating in a cul-de-sac. Honey Creek bisects the site from west to east. The site is zoned Center Neighborhood and is located in the Centers Residential Bonus Districts A and B. LOCATION OF PROPOSAL: LEAD AGENCY: 4821 NE Sunset Boulevard The City of Renton Department of Planning/Building/Public Works Development Planning Section The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21 C.030(2)(c). Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of Section 4-6-6 Renton MuniCipal Code. These conditions are necessary to mitigate environmental impacts identified during the environmental review process. Appeals of the environmental determination must be filed in writing on or before 5:00 PM October 18, 2004. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-11 O.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. PUBLICATION DATE: DATE OF DECISION: SIGNATURES: Dennis Culp, Administra Community Services ;' /~~ Renton Fire Department OCTOBER 4, 2004 SEPTEMBER 28, 2004 DATE DATE J / DATE CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE-MITIGATED MITIGATION MEASURES APPLICATION NO(S): LUA04-085, PP, SA-H, V-H, ECF PROJECT NAME: Cottages at Honey Creek APPLICANT: Mike Davis LOCATION OF PROPOSAL: 4821 NE Sunset Boulevard DESCRIPTION OF PROPOSAL: The applicant is requesting Environmental Review, Hearing Examiner Site Plan and Preliminary Plat approvals and a Variance to the Tree Cutting and Land Clearing regulations. The 3.71 acre site is proposed to be subdivided into 27 single family residential lots (ranging from 2,995 sq. ft. to 5,417 sq. ft.), one commercial lot and several tracts. Access is proposed via NE Sunset Blvd. to a new public street terminating in a cul-de-sac. Honey Creek bisects the site from west to east. The site is zoned Center Neighborhood and is located in the Centers Residential Bonus Districts A and B. LEAD AGENCY: MITIGATION MEASURES: The City of Renton Department of Planning/Building/Public Works Development Planning Section 1. The project shall be designed and comply with Department of Ecology's Erosion and Sediment Control Requirements as outlined in Volume II of the 2001 Stormwater Management Manual. 2. Earthwork activities shall be limited to the drier summer months as outlined in the Geotechnical Engineering Report dated May 7,2004 (page 5), unless approved by the Development Services Division. 3. The applicant shall comply with the recommendations contained in the Geotechnical Engineering Report dated May 7,2004, regarding "Site Preparation and Grading", "Structural Fill" and "Utilities". 4. The applicant shall delineate, label and note on construction drawings and on the face of the final plat a 50 foot buffer from the delineated ordinary high water mark (OHWM) of Honey Creek on the south side of the buffer starting approximately 91 feet from the west property line as illustrated in Exhibit 2. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to recording the final plat. 5. The applicant shall delineate, label and note on construction drawings and on the face of the final plat either a 50 foot buffer or an averaged buffer from the ordinary high water mark (OHWM) of Honey Creek on the both sides of the creek located to the east of the new public street and north of new Lot 1 as illustrated in Exhibit 2. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to recording the final plat. 6. During site preparation and construction of improvements and residences, the applicant shall install silt fencing with brightly colored construction flags to indicate the boundaries of the stream/creek buffer. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division and be completed prior to the issuance of construction/utility permits. 7. After the development of roadway and utility improvements, the applicant shall install permanent fencing (Le. split-rail fence or other approved barrier) and signage along the entire edge of the stream/creek buffer. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to the recording of the final plat. 8. The applicant shall design the project to comply with the 1998 King County Surface Water Design Manual to meet both detention (Level 2 flow control) and water quality improvements. 9. The applicant shall pay the.ropriate Fire Mitigation Fee based on a _Of $488.00 per new single family lot and $0.52 per gross sq. ft. of new commercial area. Credit is given for the existing residence. The fee shall be paid prior to the recording of the final plat. 10. The applicant shall pay the appropriate Traffic Mitigation Fee based on -$75.00 per each new average daily trip associated with the project. Credit is given for the existing residence. The fee shall be paid prior to the recording of the final plat. Fees for the commercial development will be payable prior to the issuance of a building permit. 11. The applicant shall pay the appropriate Parks Mitigation Fee based on $530.76 per new single family lot. Credit is given for the existing residence. The fee shall be paid prior to the recording of the final plat. 12. In the event that archaeological deposits are found during excavation and construction, work shall stop and the contractor(s} shall contact the State Archaeologist at the State of Washington Office of Archaeology and Historic Preservation, phone (360) 586-3065. CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE-MITIGATED ADVISORY NOTES APPLICATION NO(S): LUA04-085, PP, SA-H, V-H, ECF PROJECT NAME: Cottages at Honey Creek APPLICANT: Mike Davis LOCATION OF PROPOSAL: 4821 NE Sunset Boulevard DESCRIPTION OF PROPOSAL: The applicant is requesting Environmental Review, Hearing Examiner Site Plan and Preliminary Plat approvals and a Variance to the Tree Cutting and Land Clearing regulations. The 3.71 acre site is proposed to be subdivided into 27 single family residential lots (ranging from 2,995 sq. ft. to 5,417 sq. ft.), one commercial lot and several tracts. Access is proposed via NE Sunset Blvd. to a new public street terminating in a cul-de-sac. Honey Creek bisects the site from west to east. The site is zoned Center Neighborhood and is located in the Centers Residential Bonus Districts A and B. LEAD AGENCY: The City of Renton. Department of Planning/Building/Public Works Development Planning Section Advisory Notes to Applicant: The following notes are supplemental information provided in conjunction with the environmental determination. Because these notes are provided as information only, they are not subject to the appeal process for environmental determinations. Planning 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. The Development Services Division reserves the right to rescind the approved extended haul hours at any time if c·omplaints are received. Fire 1. A fire hydrant with 1,000 GPM is required within 300 ft. of all new single-family structures. If the building square footage exceeds 3,600 sq. ft. in area, the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 feet of the structures. 2. Fire Department access roads are required to be paved, 20 ft. wide. Dead end roadways over 150 ft. in length are required to have an approved turnaround. 3. Street addresses shall be visible from a public street. 4. All lots over 500 ft. on the dead end roadway are required to be sprinklered. This includes Lots 8 through 23. Building 1. Demolition permits are required. Plan Review -Surface Water/Storm Drainage 1. The Surface Water System Development Charges (SDC) is $715 per building lot. This fee is payable at the time the utility construction permit is issued. Plan Review -Water 1. New water mains will be required. The new water main shall connect the existing 10-inch water main at the west to the existing 12-inch water main along Sunset Blvd NE. 2. The new water main shall be extended to the east property line. 3. A 15 feet easement along the new water mains will be required. 4. New water service stubs to each lot must be installed in conjunction with the above water main extension prior to recording of the plat. 5. Existing and new hydrants "Ae required to be retrofitted with Storz "q.disconnect" fittings. 6. The Water System Development Charge (SOC) would be triggered at the single-family rate of $1,525 per new single-family per building lot. This fee is payable at the time the utility construction permit is issued. Plan Review -Sanitary Sewer 1. Sanitary sewer mains will be required to serve the new single-family residences. 2. A sewer main extension to the east and south property line, at a minimum slope will also be required. 3. A 15 feet easement along the new sewer main will be required. 4. Staff encourages the applicant to pursue easement along the northerly portion of Honey Creek Apartments for extension of sewer to serve the site. 5. This parcel is subject to the Honey Creek Special Assessment District (SAD= $250.00 per lot). Fees are collected at the time the utility construction permit is issued. 6. The Sanitary Sewer System Development Charges (SOC) is $900 per building lot. This fee is payable at the time the utility construction permit is issued. Plan Review -Street Improvements 1. Street improvements including, but not limited to paving, sidewalks, curb and gutter, storm drain, landscape, street lighting and street signs will be required along Sunset Blvd NE. 2. Street improvements including, but not limited to paving, sidewalks, curb and gutter, storm drain, landscape, street lighting and street signs will be required along the proposed new street. 3. Corner lot from the commercial site C2 shall dedicate a minimum radius of 25 feet with the proposed new Right-of-Way. Plan Review -General 1. All wire utilities shall be installed underground per the City of Renton Undergrounding Ordinance. Property Services 1. IliaielmfeitQ1~lOO:tlXelit$E$..lmmw&ittageW!tEllBlfttQMi~elJii:ime.«.t'ij1£:6V:ef! • • To: Gregg Zimmerman, Planning/Building/Public Works Administrator Dennis Culp, Community Services Administrator Lee Wheeler, Fire Chief From: Jennifer Henning, Development Planning Agenda listed below. Cottages at Honey Creek (Fiala) LUA04-085, PP, SA-H, V-H The applicant is requesting Environmental Review, Hearing Examiner Site Plan and Preliminary Plat approvals and a Variance to the Tree Cutting and Land Clearing regulations. The 3.71 acre site is proposed to be subdivided into 27 single family residential lots (ranging from 2,995 sq. ft. to 5,417 sq. ft.), one commercial lot and several tracts. Access is proposed via NE Sunset Blvd. to a new public street terminating in a cul-de-sac. Honey Creek bisects the site from west to east. The site is zoned Center Neighborhood and is located in the Centers Residential Bonus Districts A and B. Waterbury Short Plat (Wei/) LUA04-102, SHPL-A, ECF The applicant, Jeffrey Hamilton, is requesting administrative short plat approval and environmental review for a one- lot subdivision of a O.66-acre site located within the Residential-10 (R-10) dwelling units per acre zone. This vacant site was previously recorded as Tract A of Sunnybrook plat. Included in this proposal is a 30-foot easement abutting Tract A to the east. The site contains coal mine hazard area, however further testing revealed that a portion of Tract A is suitable for development. The applicant is requesting approval for one single-family lot and the residual site to remain as Tract A. Johnson 60% Annexation & Rezone (Erickson) LUA04-1 07, A, RZ, ECF The applicant, Kathy Johnson, has requested Environmental Review for the proposed rezoning of this 16.61-acre annexation site (excluding streets) from King County's R-4 Zone to Renton's R-8 Zone. cc: K. Keolker-Wheeler, Mayor J. Covington, Chief Administrative Officer A. Pietsch, EDNSP Administrator ® B. Wolters, EDNSP Director ® J. Gray, Fire Prevention N. Watts, P/B/PW Development Services Director ® F. Kaufman, Hearing Examiner S. Engler, Fire Prevention ® J. Medzegian, Council S. Meyer, P/B/PW Transportation Systems Director R. Lind, Economic Development L. Warren, City Attorney ® STAFF REPORT A. BACKGROUND ERe MEETING DATE Project Name: Owner: Applicant/Contact: File Number: Project Description: Project Location: Exist. Bldg. Area gsf: Site Area: RECOMMENDA TION: Project Location Map 4bl.1 7.11l • • City of Renton Department of Planning / Building / Public Works ENVIRONMENTAL REVIEW COMMITTEE September 28, 2004 Cottages at Honey Creek Donald Richardson 4821 NE Sunset Blvd. Renton, WA 98059 Mike Davis, Davis Consulting 27013 Pacific Hwy. So. # 353 Des Moines, WA 98198 LUA-04-085, ECF, PP, SA-H, V-H Project Manager: Susan Fiala, AICP The applicant is requesting Environmental Review, Hearing Examiner Site Plan arid Preliminary Plat approvals and a Variance to the Tree Cutting and Land Clearing regulations. The 3.71 acre site is proposed to be subdivided into 27 single family residential lots (ranging from 2,995 sq. ft. to 5,417 sq. ft.), one commercial lot and several tracts. Access is proposed via NE Sunset Blvd. to a new public street terminating in a cUl-de-sac. Honey Creek bisects the site from west to east. The site is zoned Center Neighborhood and is located in the Centers Residential Bonus Districts A and B. Continued on next page. 4821 NE Sunset Blvd. All bldgs. to be removed. 3.71 acres (gross area) Proposed New Bldg. Area: 35,802 sq. ft. Total Building Area gsf: 35,802 sq. ft Staff recommends that the Environmental Review Committee Issue a Determination of Non-Significance -Mitigated (DNS-M). 'ERC_Cottages.doc City of Renton PIBIPW Department COTTAGES AT HONEY CREEK REPORT OF SEPTEMBER 28, 2004 • Envir~ntal Review Committee Staff Report • LUA-04-085, ECF, PP, SA-H, V-H Page 20'8 Project description continued: The site currently contains a single-family home and outbuildings which are proposed to be demolished to accommodate site development. The site would be subdivided into 27 lots for the eventual development of detached single-family homes and one commercial lot. The site is located within the Suburban Centers Residential Bonus Districts A and B and would be developed as residential. The residential portion of the site is within District B; thus the development standards of the Bonus District B apply. The single-family homes proposed would include the same floor plan and elevations throughout the development. The applicant is requesting a modification to the District standards. Access to the site would be via a new public street of 42 feet of right-of-way with 32 feet of pavement from NE Sunset Blvd. terminating in a cul-de-sac. Several private streets and driveway easements would be provided within the plat. Honey Creek is located to the north portion of the site. Steep slopes of up to 30 percent are located within the plat. A Variance to the Tree Cutting and Land Clearing regulations in order to clear within 25 feet of the creek has been requested by the applicant and will be reviewed separately but as part of the public hearings with the site plan and preliminary plat. ' Site preparation would include the removal of vegetation and trees for roadways, utilities and building pads except within the required 50 ft. creek buffer. Street improvements including curb, gutter, sidewalk and lighting are required along NE Sunset Blvd. and the new public street. The site is located within the Center Neighborhood (CN) zone and the Center Neighborhood (CN) Comprehensive Plan Land Use designation. The CN zone allows residential densities that range from a minimum of 10.0 dulac to a maximum of 15.0 dulac. The proposed plat would arrive at a net density of 10.0 dulac after the deduction of the public roads and private access easements and critical areas (creek/stream) from the gross acreage of the site. B. RECOMMENDATION Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials make the following Environmental Determination: DETERMINATION OF NON-SIGNIFICANCE Issue DNS with 14 da A eal Period. Issue DNS with 15 day Comment Period with Concurrent 14 day Appeal Period. C. MITIGA TlON MEASURES DETERMINATION OF XX NON -SIGNIFICANCE -MITIGATED. XX Issue DNS-M with 14 da A eal Period. Issue DNS-M with 15 day Comment Period with Concurrent 14 day Appeal Period. 1. The project shall be designed and comply with Department of Ecology's Erosion and Sediment Control Requirements as outlined in Volume II of the 2001 Stormwater Management Manual. . 2. Earthwork activities shall be limited to the drier summer months as outlined in the Geotechnical Engineering Report dated May 7,2004 (page 5), unless approved by the Development Services Division. 3. The applicant shall comply with the recommendations contained in the Geotechnical Engineering Report dated May 7, 2004, regarding "Site Preparation and Grading", "Structural Fill" and "Utilities". 4. The applicant shall delineate, label and note on construction drawings and on the face of the final plat a 50 foot buffer from the delineated ordinary high water mark (OHWM) of Honey Creek on the south side of the buffer starting approximately 91 feet from the west property line as illustrated in Exhibit 2. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to recording the final plat. 5. The applicant shall delineate, label and note on construction drawings and on the face of the final plat either a 50 foot buffer or an averaged buffer from the ordinary high water mark (OHWM) of Honey Creek on the both sides of the creek located to the east of the new public street and north of new Lot 1 as illustrated in Exhibit 2. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to recording the final plat. ERC _ Cottages. doc City of Renton P/B/PW Oeparlment COTTAGES AT HONEY CREEK REPORT OF SEPTEMBER 28, 2004 Envir~ntal Review Committee Staff Report .. LUA-04-085, ECF, PP, SA-H, V-H Page 30(8 6. During site preparation and construction of improvements and residences, the applicant shall install silt fencing with brightly colored construction flags to indicate the boundaries of the stream/creek buffer. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division and be completed prior to the issuance of construction/utility permits. 7. After the development of roadway and utility improvements, the applicant shall install permanent fencing (Le. split- rail fence or other approved barrier) and sign age along the entire edge of the stream/creek buffer. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to the recording of the final plat. 8. The applicant shall design the project to comply with the 1998 King County Surface Water Design Manual to meet both detention (Level 2 flow control) and water quality improvements. 9. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 per new single family lot and $0.52 per gross sq. ft. of new commercial area. Credit is given for the existing residence. The fee shall be paid prior to the recording of the final plat. 10. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip associated with the project. Credit is given for the existing residence. The fee shall be paid prior to the recording of the final plat. Fees for the commercial development will be payable prior to the issuance of a building permit. 11. The applicant shall pay the appropriate Parks Mitigation Fee based on $530.76 per new single family lot. Credit is given for the existing residence. The fee shall be paid prior to the recording of the final plat. 12. In the event that archaeological deposits are found during excavation and construction, work shall stop'and the contractor(s) shall contact the State Archaeologist at the State of Washington Office of Archaeology and Historic Preservation, phone (360) 586-3065. Advisory Notes to Applicant: The following notes are supplemental information provided in conjunction with the environmental determination. Because these notes are provided as information only, they are not subject to the appeal process for environmental determinations. Planning 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. The Development Services Division reserves the right to rescind the approved extended haul hours at any time if complaints are received. Fire -1.-A fire hydrant with 1,000 GPM is required within 300 ft. of all new single-family structures. If the building square footage exceeds 3,600 sq. ft. in area, the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 feet of the structures. 2. Fire Department access roads are required to be paved, 20 ft. wide. Dead end roadways over 150 ft. in length are required to have an approved turnaround. 3. Street addresses shall be visible from a public street. 4. All lots over 500 ft. on the dead end roadway are required to be sprinklered. This includes Lots 8 through 23. Building 1. Demolition permits are required. Plan Review -Surface Water/Storm Drainage 1. The Surface Water System Development Charges (SDC) is $715 per building lot. This fee is payable at the time the utility construction permit is issued. Plan Review -Water 1. New water mains will be required. The new water main shall connect the existing 10-inch water main althe west to the existing 12-inch water main along Sunset Blvd NE. 2. The new water main shall be extended to the east property line. 3. A 15 feet easement along the new water mains will be required. 4. New water service stubs to each lot must be installed in conjunction with the above water main extension prior to recording of the plat. 5. EXisting and new hydrants will be required to be retrofitted with Storz "quick disconnecf' fittings. 6. The Water System Development Charge (SDC) would be triggered at the single-family rate of $1,525 per new sin le-famil er buildin lot. This fee is a able at the time the utilit construction ermit is issued. ERC_Cottages.doc City of Renton PIBIPW Deparlment COTTAGES AT HONEY CREEK EnvirtaPnta/ Review Committee Staff Reporl ., LUA-04-085, ECF, PP, SA-H, V-H REPORT OF SEPTEMBER 28, 2004 Page 4 0(8 Plan Review -Sanitary Sewer 1. Sanitary sewer mains will be required to serve the new single-family residences. 2. A sewer main extension to the east and south property line, at a minimum slope will also be required. 3. A 15 feet easement along the new sewer main will be required. 4. Staff encourages the applicant to pursue easement along the northerly portion of Honey Creek Apartments for extension of sewer to serve the site. 5. This parcel is subject to the Honey Creek Special Assessment District (SAD= $250.00 per lot). Fees are collected at the time the utility construction permit is issued. 6. The Sanitary Sewer System Development Charges (SDC) is $900 per building lot. This fee is payable at the time the utility construction permit is issued. Plan Review -Street Improvements 1. Street improvements including, but not limited to paving, sidewalks, curb and gutter, storm drain, landscape, street lighting and street signs will be required along Sunset Blvd NE. 2. Street improvements including, but not limited to' paving, sidewalks, curb and gutter, storm drain, landscape, street lighting and street signs will be required along the proposed new street. 3. Corner lot from the commercial site C2 shall dedicate a minimum radius of 25 feet with the proposed new Right-of- Way. Plan Review -General 1. All wire utilities shall be installed underground per the City of Renton Undergrounding Ordinance. Property Services 1 . Please refer to comments, easement Ian ua e and fee sheet rovided under se arate cover. D. ENVIRONMENTAL IMPACTS In compliance with RCW 43.21 C. 240, the fol/owing project environmental review addresses only those project impacts that are not adequately addressed under existing development standards and environmental regulations. 1. Earth Impacts: The applicant has submitted a geotechnical engineering report prepared by Cornerstone Geotechnical, Inc., dated May 7, 2004 and a supplemental letter dated July 28, 2004. The site is hilly with slopes up to 30%. From NE Sunset Blvd. frontage, the site slopes downward, to the south, toward Honey Creek and then slopes upward to the south. A portion of the site appeared to contain steep slopes (protected); however, from prior review and administrative determination, these slopes were determined to be man-made and could therefore be graded for the subject plat (Determination of August 9, 2004). These slopes are located to the south of Test Pit 5 (TP5) and generally north of Test Pit 4 (TP4) as illustrated on Exhibit 1 at the end of this report. The property contains a variety of deciduous trees, evergreens and shrubs. These include: alder, maple, cottonwood, willow, Douglas Fir, cedar, hemlock, wild rose and blackberries, plus others. All vegetation would be removed except for that within the averaged creek buffer. As noted earlier, a variance to the Tree Cutting and Land Clearing regulations has been requested to remove those trees within 25 feet of the creek located where the new public road and creek box culvert would be constructed. The width of the clearing is intended to accommodate these site improvements. The soils found during site explorations revealed the presence of glacial till and fill material of depths of one to nine feet. Test Pit 4, located to the south and east portion of the site, did not reach native material, rather large concrete fragments were found. Test Pit 5, to the downslope of TP4, encountered fill of 4.5 feet consisting of a variety of debris. Ground water seepage was encountered in most of the explorations and considered to be perched on the underlying silt layer. The geotechnical report reviewed erosion and landslide hazards. The erosion potential was found to be slight with vegetative cover in place and moderate when stripped of vegetation. The report recommended utilizing best management practices during site grading to limit the potential for erosion. The report continues to state that the site does not show evidence of slope stability problems. If a slide would occur, they state it would be a small, shallow slough-type movement and would not pose a risk to the planned development. The report states that the site is suitable for support of conventional, shallow spread footings found on undisturbed, medium dense to very dense glacial soils or be supported on structural fill extended to these soils. Work should be ERC _ Cottages.doc City of Renton PIBIPW Department COTTAGES AT HONEY CREEK REPORT OF SEPTEMBER 28, 2004 EnVi.ntal Review Committee Staff Report LUA-04-085, ECF, PP, SA-H, V-H Page 50f8 completed during the drier summer months to minimize grading costs. On-site native soils should be suitable for use as structural fill but their use would be dependent on moisture content control. For site preparation, the excessive fill should be stripped on the south portion of the site where the fill goes up to 9 feet thick. The tree cutting and land clearing plan submitted with the application identifies the location of larger diameter trees and the clearing area where development of the lots and street would take place. All vegetation outside of the proposed stream buffer would be removed for development of the building pads, roads and utility improvements. The environmental checklist states that approximately 2,000 cubic yards of fill would be imported for construction of the road base and general site fill. The site is located within the Aquifer Protection Area Zone 2; thus requiring a Fill Source Statement. In order to reduce the potential for erosion and control sedimentation to the site and to adjacent properties, staff recommends additional mitigation including that the project be designed and comply with the Department of Ecology's Erosion and Sediment Control Requirements as outlined in Volume II of the 2001 Stormwater Management Manual. Mitigation Measures: • The project shall be designed and comply with Department of Ecology's Erosion and Sediment Control Requirements as outlined in Volume II of the 2001 Stormwater Management Manual. • • Earthwork activities shall be limited to the drier summer months as outlined in the Geotechnical Engineering Report dated May 7, 2004 (page 5), unless approved by the Development Services Division. The applicant shall comply with the recommendations contained in the Geotechnical Engineering Report dat~d May 7,2004, regarding "Site Preparation and Grading", "Structural Fill" and "Utilities". " Policy Nexus: SEPA Environmental Regulations 2. Streams/Shorelines Impacts: Honey Creek flows through the site. No tree cutting or clearing is permitted within 25 feet of the ordinary high water mark (OHWM) of the creek. The applicant is requesting buffer averaging of the required 50 foot buffer. Staff recommends approval only of that portion where averaging can be maintained on both sides of their property. The reduced buffer to 35 feet would not be permitted along that portion of the creek where the property to the north is not under the same ownership as this subject plat. It is owned by the State of Washington. The increased buffer on the north side of the creek for the first 91 ± from the west property line and the reduced buffer to 35 ft. for the same distance would total approximately 9,100 sq. ft of buffer area which is the same as providing 50 ft. on both sides of the creek for a distance of 91 ft. The creek buffer to the west of the new road and north of proposed Lot 1 is not delineated on the plat. To ensure that the slope to the creek remains undisturbed during and after construction, staff recommends the following mitigation measures: 1) Delineate, label and note on construction drawings and on the face of the final plat a 50 foot buffer from the delineated ordinary high water mark (OHWM) of Honey Creek on the south side of the buffer starting approximately 91 feet from the west property line. 2) Delineate, label and note on construction drawings and on the face of the final plat either a 50 foot buffer or an averaged buffer from the ordinary high water mark (OHWM) of Honey Creek on both sides of the creek located to the east of the new public street and north of new Lot 1. 3) Install silt fencing with brightly colored construction flags to indicate the boundaries of the stream/creek buffer prior to the issuance of construction permits. 4) A split rail fence or other approved barrier and signage will be also be required to be permanently installed along the stream/creek buffer to denote the critical area and prevent intrusion into the wetland area and buffers. Mitigation Measures: • The applicant shall delineate, label and note on construction drawings and on the face of the final plat a 50 foot buffer from the delineated ordinary high water mark (OHWM) of Honey Creek on the south side of the buffer starting approximately 91 feet from the west property line as illustrated in Exhibit 2. The satisfaction of this ERC_Cottages.doc City of Renton PIBIPW Department COTTAGES AT HONEY CREEK REPORT OF SEPTEMBER 28, 2004 Envir~ntal Review Committee Staff Report • LUA-04-085, ECF, PP, SA-H, V-H Page 60'8 requirement shall be subject to the review and approval of the Development Services Division prior to recording the final plat. • The applicant shall delineate, label and note on construction drawings and on the face of the final plat either a 50 foot buffer or an averaged buffer from the ordinary high water mark (OHWM) of Honey Creek on both sides of the creek located to the east of the new public street and north of new Lot 1 as illustrated in Exhibit 2 . The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to recording the final plat. • During site preparation and construction of improvements and residences, the applicant shall install silt fencing with brightly colored construction flags to indicate the boundaries of the stream/creek buffer. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division and be completed prior to the issuance of construction/utility permits. • After the development of roadway and utility improvements, the applicant shall install permanent fencing (i.e. split- rail fence or other approved barrier) and sign age along the entire edge of ttie stream/creek buffer. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to the recording of the final plat. Policy Nexus: SEPA Environmental Regulations 3. Surface Water Impacts: The applicant has submitted a Preliminary Technical Information Report (TIR) prepared by Offe Engineers, PLLC, dated June 27,2004 with the land use application. The site sheet flows currently toward Honey Creek. The proposed development would discharge within a "new" crossing under the new roadbed. For the downstream analysis, flows continue west from the site through the natural stream channel for approximately 300 feet where it enters an arch-culvert crossing west across Duvall Ave. NE. The flow continues westerly and has been noted that no obvious drainage problems were found along the downstream drainage system. Storm water detention and water quality controls would be provided within a wet vault located in Tract C. The conveyance system would consist of catch basins and underground storm pipes to the wet vault. A spill control device would be incorporated into the final storm water system for areas subject to pollution generating impervious surfaces to collect and contain oil and other floatable contaminants. According to City of Renton records, Honey Creek crosses the northerly portion of the site. Due to downstream flooding and erosion problems, staff is recommending a SEPA condition requiring this project to comply with the 1998 King County Surface Water Design Manual to meet both detention (Level 2 flow control) and water quality improvements. Mitigation Measures: The applicant shall design the project to comply with the 1998 King County Surface Water Design Manual to meet both detention (Level 2 flow control) and water quality improvements. Policy Nexus: SEPA Environmental Regulations 4. Fire Protection Impacts: Fire Prevention staff indicates that the applicant provide required improvements and fees to offset the impacts associated with the new development. The proposal to add 27 new residential lots to the City would impact the City's Fire Emergency Services. Therefore, a Fire Mitigation Fee of $488.00 per new single-family lot with credit given for the existing residence is required. The fee is estimated at $12,688.00 (26 new lots x $488.00 = $12,688.00) and is required prior to the recording of the final plat. The fee for the commercial portion would be at the rate of $0.52 per gross foot of commercial area. In addition, due to the length of the road, all lots located beyond 500 feet from the intersection with NE Sunset Blvd. are required to be sprinklered, this includes Lots 8 through 23. Mitigation Measures: The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 per new single-family lot and $0.52 per gross sq. ft. of new commercial area. Credit is given for the existing residence. The fee shall be paid prior to the recording of the final plat. ERC _ Cottages.doc City of Renton PIBIPW Department COTTAGES AT HONEY CREEK REPORT OF SEPTEMBER 28, 2004 Envir~ntal Review Committee Staff Report • LUA-04-085, ECF, PP, SA-H, V-H Page 70f8 Policy Nexus: SEPA Environmental Regulations; Fire Mitigation Fee Resolution No. 2913, Ordinance 4527. 5. AccessfTransportation Impacts: A Trip Generation & Access Analysis was prepared by Transportation Consulting Northwest, dated July 13, 2004. A sight distance analysis was conducted to determine the available sight distance at the plat's new access road with NE Sunset Blvd. (SR900). From the analysis, the east sight distance was measured as 545 feet and limited by a horizontal curve with trees and power poles being the blocking factor. To the west, the measured sight distance taken from the WSDOT plan sheet is approximately 780 feet and limited by a horizontal curve with trees being the blocking factor. Traffic queues greater than 4 car lengths beyond the Duvall traffic signal could easily be seen. The analysis continues to state that NE Sunset Blvd. (SR900) is posted at 35 mph in this vicinity. The curve to the east of the site is posted with a speed limit of 30 mph. Based on a WSDOT figure, the road approach sight distance for a posted speed limit of 35 mph is 270 feet which is less than the available sight distances of 545 and 780 feet. Channelization was also reviewed as part of the analysis. The report indicates that retaining an extending the two-way left turn lane would provide safety advantages over a current WSDOT design. The applicant's re-design was submitted to WSDOT for review. No reply from them has been indicated to date. The two-way left turn lane would provide for the existing apartments to the north, Tall Firs, and to the new public road to the subject plat. The site would be accessed via a new public right-of-way coming south from NE Sunset Blvd. and terminating in a cul-de-sac. A modification to the road width has been approved to be at a reduced right-of-way of 42 feet from the standard 50 feet for residential streets. Several private streets and driveways would come off of the new public road. It appears that each 10Udwelling would provide space for two parking spaces within interior garages plus space within each driveway. The proposal would result in an increase in traffic trips to the City's street system; therefore, the appropriate Traffic Mitigation Fee will be imposed. The Traffic Mitigation Fee is calculated at a rate of $75.00 per additional generated trip per new single-family lot at a rate of 9.57 trips per lot home. For the proposal, the Traffic Mitigation Fee is estimated at $18,600.00 (26 new lots x 9.57 trips x $75 per trip = $18,600.00) with credit given for the existing residence. The fee is payable prior to the recording of the final plat. The trip generation for the one commercial lot would be determined when developed. Mitigation Measures: The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip associated with the project. Credit is given for one existing residence. The fee shall be paid prior to the recording of the final plat. Fees for the commercial development will be payable prior to the issuance of a building permit. Policy Nexus: SEPA Environmental Regulations; Transportation Mitigation Fee Resolution No. 3100, Ordinance 4527. 6. Parks & Recreation Impacts: The proposal does not provide on-site recreation areas for future residents of the proposed plat. It is anticipated that the proposed development would generate new residents' that would utilize the City's parks, recreational facilities and programs. Therefore, a Parks Mitigation Fee based on $530.76 per each new single-family lot would be required for the proposal. The fee is estimated at $13,799.76 (26 new lots x $530.76 = $13,799.76) and is payable prior to the recording of the final plat. Mitigation Measures: The applicant shall pay the appropriate Parks Mitigation Fee based on $530.76 per new single- family lot. Credit is given for one existing residence. The fee shall be paid prior to the recording of the final plat. Policy Nexus: SEPA Environmental Regulations; Parks Mitigation Fee Resolution No. 3082, Ordinance 4527. 7. Archaeological and Cultural Resources Impacts: A letter was received from the Office of Archaeology and Historic Preservation concerning the proposed project. The letter indicates that this subject site was not surveyed for resources. They indicate within their records that a wetland exists or formerly existed on-site and that Honey Creek flows through the project area. Archaeological predictive models have shown that proximity to water is the most consistent environmental factor associated with archaeological sites. ERC _ Cottages. doc City of Renton PIBIPW Department COTTAGES AT HONEY CREEK REPORT OF SEPTEMBER 28, 2004 Envir~ntal Review Committee Staff Report • LUA-04-085, ECF, PP, SA-H, V-H Page 80f8 Staff recommends as a mitigation measure that in the event that archaeological deposits are found during excavation and construction, work must stop and the contractor(s} must contact the Washington State Archaeologi'st. Mitigation Measures: In the event that archaeological deposits are found during excavation and construction, work shall stop and the contractor(s} shall contact the State Archaeologist at the State of Washington Office of Archaeology and Historic Preservation, phone (360) 586-3065. Policy Nexus: SEPA Environmental Regulations E. COMMENTS OF REVIEWING DEPARTMENTS The proposal has been circulated to City Departmental/Divisional Reviewers for their review. Where applicable, these comments have been incorporated into the text of this report as Mitigation Measures and/or Notes to Applicant . ...lS.-Copies of al/ Review Comments are contained in the Official File. Copies of al/ Review Comments are attached to this report. Environmental Determination Appeal Process Appeals of the environmental determination must be filed in writing on or before 5:00 PM October 18, 2004. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. ERC _ Cottages. doc ----_________ 4t~ ____________ _ / Approximate are ;AYfd -VM~\1fJ*, ~e oon-pYlJtt'a-eJc35 ~ .;;lve. .~V\~-e.. Reference: Site Plan based on scanned version of electronic site survey, provided by Anderson Surveyors I .. 6/111817 ---- r I II t L ! \ lLi =======-\------ USE ACTION NO. 04-085 LAND e . CftJI SPACE 1IACT CllYC6_ CWJO!I ... \ ...... -,... ""'''''''' PICJI05ED Ill" un,:. '"'-LOT. LOT" LOT" 12 .""r....L. ::r.: P.~V'lT. ::r.~ -;71 LOTI: . Oe. ~ .. ':. J!,o LOt 1t A\J(.:,. .. :~ o eew' r.::> :r.:: F" \.0' 1J: LOT .. .. ,'" LOT ... .. , .. .. ,'" .. ,'" LOT'" LO'''' .. '''' 1.0'27': S1lU1S -f\aJt "0.-.: .........,. ---- ...... -==:!-' 'll- :::i ~ W lf1 W (;) 0:: ~ Z ..., N cL ci :;: Z I-Z ...-) 0 i= z () 0 « i= w () (/) W (/) :;) <t-O Z "-« .....J ~ vi <t- "-- W vi NOl~NIHSVM 0'" "JNI 'dnO!J!) 31 ViS) lV3~ SII\VO )t33!10 A3NOH 1V S3DVllOO 30 1 Vld A~VNlrll13~d ~ ; i ; ~ II S I i I 1. ........ « ................ • e ~ i" I •• :I = t §§§§§§§§§§§§§§§§§§§§§§§§§§§§ § " B .. I II I "' :: ~ ::? :! N01N~ * ~ ; 6t11t~/7 3 .j • 0 I 1,-; i 1-,I II I ~mmmmm~5mmm ! !!~!!§!!!!!!!!!!!!!!!!!!!!! IIIUUIIUUftUUUUUBUUII Immmmmmmmm Jmmmmmmmmm J ·1I'!~!.;"·~!la·l!.e;H·!!" 'j :I •• iiI ri.h.of:t:J .... :l .. ::: ............. :J .. ~:: ~_...2!~!!!:eI'--_~!!.'!!~ __ ...t!!.!~~ ________ .• -..... 1 il NVld £INI~':>/£lNIl.1n:> 33aJ. III dnOJ£I 6u!llnsu<>:) S!l'ea .!'S" Ii 2 ~: ~ ~ ~ i! \ \ so' BUFTER REOUIREO AREA: 24.488 sq. ft. Cfllllbl1 {:; ,'. ,.'" .,_.' :.-.-:. : ..,,-:-" ,-0 • ..;;-.... .4"':-. ~---- . ::.: ,. ~ .•..• ,.<. SO' BUfFER REQUIRED AREA: 24.488 SQ. n . . ,~ .. " .... 0 ... ·". '. ;'.~ ®I~::'o~:i '®!i __ J' {li0~!-~~!~J .. . .-..::~\~:~" < r-:::r- ".t' .. ~ . '-~ . ~ '';''5 :;J ': ,,' Ii ~, ------ ------ SO' SUITER REOUIRED AREA: 24.488 sq. ft. -.'-. 61#/13/1 g ZONING P/BIPW TBCIINICAL SBB.VICB8 12I04I03 E6 -10 T23N RSE W 112 ----Renton div Umllll I\N R 8 o 200 .10 1~00 D6 3 T23N R5E W 1/2 toNING MAP S06K RESIDENTIAL ~ Resource Conservation 8 Residential 1 dulac §] Residential 5 dulac ~ Residential 8 dulac I RHH I Residential Manufactured Homes 10-10 I ResldenUal 10 dulac I R-141 Residential 14 dulac 10M-II Residential Multi-Family Infi!! MIXED USE CENTER o Center Neighborhood- ~ Center Suburban- ~ Urban Center -North ~ Urban Center -North 2 ~ Center Downtown- ~ Center Office Residential COMMERCIAL INDUSTR!AL ~ Industrial -Heavy o Industrial -Medium o Industrial -Light (P) Publicly owned ---Renton City limits ---Adjacent City Limits _ Book Pages Boundary I RH-N I Residential Multi-Family Neighborhood Center IRM-C I Residential Multi-Family Suburban Center o Commercial Arterial· ~ Commercial Orfice- ~ Convenience Commercial I KROll PAGE IRM-T I Residential Multi-Family Traditional .... ~t. I', I RM-U I Residential Multi-Family Urban C~.~~ ... j • May include Overlay Districts. See Appendix maps. For additional regulatioDs in Overlay Districts. please see RYe 4-3. PAGE# INDEX SECTrrOWN/AANGE STATE OF WASHINGTON Office of Archaeology and Historic Preservation 1063 S. Capitol Way, Suite 106 e PO Box 48343 • Olympia, Washington 98504-8343 • (360) 586-3065 Fax Number (360) 586-3067 ehttp://www.oahp.wa.gov Ms. Susan Fiala, Senior Planner City of Renton 1055 S. Grady Way Renton, W A 98055 Dear Ms. Fiala: September 8, 2004 SEP 102004 RECEIVED Re: LUA04-085 Cottages at Honey Creek Thank you for providing notification and a map of the proposed proj ect referenced above. This parcel has never been surveyed for archaeological resources, thus sufficient information to determine if there will be an impact is lacking. However, our records show there is currently a wetland on the project area, or there was formerly a wetland there. In addition, Honey Creek flows through the project area. Archaeological predictIve models have shown that proximity to water is the most consistent environmental factor associated with archaeological sites. For these reasons, and the large-scale earth moving activities that are proposed, we recommend a professional archaeological survey of those areas proposed for any excavation associated with the proposed project be required. We also recommend consultation with the concerned tribes cultural committees and staff regarding cultural resource issues. If any federal funds or permits are involved in this project, Section 106 ofthe National Historic Preservation Act, as amended, and its implementing regulations, 36CFR800, is required to determine if any of the proposed actions will have an adverse effect on historic properties, including archaeological sites. We look forward to receiving a copy of the survey report and commenting on the findings when it becomes available. These comments are based on the information available at the time of this review and on behalf of the State Historic Preservation Officer. Should additional information become available, our assessment may be revised. If you have any questions or concerns, please do not hesitate to contact me at (360) 586-3083 or by email at StephenieK@cted.wa.gov. cc: ' Donna Hogerhuis Richard Brooks Cecile Hansen s~'n; rely, '~W ' \ It/: \ I Stephe ~ e Kramer Assistant State Archaeologist (360) 586-3083 Email: StephenieK@cted.wa.gov DATE: TO: FROM: SUBJECT: • • CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS MEMORANDUM Susan Fiala Bob Mac onie~ Plat ofthe Cottages at Honey Creek, LUA-04-085, PP Format and Legal Description Review I have reviewed the above referenced preliminary plat submittal and have the following comments: Comments for the Applicant concerning the preliminary submittal: None. Information needed for final plat approval includes the following: Note the City of Renton land use action number and land record number, LUA-OX-XXX-FP and LND-l 0-0416, respectively, on the drawing. The type size used for the land record number should be smaller than that used for the land use action number. Please note that the land use action number for the final plat will be different from the preliminary plat and is unknown as of this date. Tie the subject plat property directly to the City of Renton Survey Control Network. The city will check the geometry when the direct tie is provided. Provide plat and lot closure calculations. Complete City of Renton Monument Cards, with reference points of all new right of way monuments set as part of the plat. Include a statement of equipment and procedures used, per WAC 332-130-100. Indicate what has been, or is to be, set at the comers of the proposed lots. \H:\File Sys\LND -Land Subdivision & Surveying Records\LND-IO -Plats\04I 6\RV040914.doc September 14, 2004 Page 2 Note the date the existing monuments were visited, per WAC 332-130-150, and what was found. Note discrepancies between bearings and distances of record and those measured or calculated, if any. Note whether the adjoining properties are platted (give plat name and lot number) or unplatted. The city will provide addresses for the proposed lots after the preliminary plat is approved. The addresses will need to be noted on the plat document. On the final plat submittal, remove all references to utility facilities, topog lines and other items not directly impacting the subdivision. These items are provided only for preliminary plat approval. Remove all references to the building setbacks (on the individual lots and elsewhere as noted). Setbacks are determined at the time that building permits are issued. Required City of Renton signatures, on the final plat document, include the Administrator of Planning/Building/Public Works, the Mayor and the City Clerk. In addition, an approval block for the city's Finance Director is required. The appropriate King County approvals need to be provided for also. All vested owners of the subject plat properties need to sign the final plat document. Include as many notary blocks as needed. Include a dedication/certification block on the drawing. If there are to be Covenants, Conditions & Restrictions reference the same on the plat drawing and provide a space for the recording number thereof. If there is to be a Home Owners Association (HOA) for the maintenance of the common areas this too needs to be referenced on the plat drawing. Note that if there are easements, agreements or restrictive covenants to others (neighboring property owners, etc.) as part ofthis subdivision, they can be recorded concurrently with the plat. The plat drawings and the associated document(s) are to be given to the Project Manager as a package. The plat document will be recorded first (with King County). The recording number(s) for the associated document(s) (said documents recorded concurrently with, but following the plat) need to be referenced on the plat drawings. If there is tobe a HOA for the following language concerning ownership of open space, park and storm drainage tracts apply to this plat and should be noted on the final plat drawing as follows: Upon the recording of this plat, Tracts A, B, C and D are hereby granted and conveyed to the Plat a/the Cottages at Honey Creek Homeowners' Association (HOA) for open spaces and parks. All necessary maintenance activities for said Tracts will be the responsibility of the HOA. In the event that the HOA is dissolved or otherwise fails to meet its property tax obligations, as evidenced by non-payment of property taxes for a period of eighteen (18) months, then each lot in this plat shall H:\File Sys\LND -Land Subdivision & Surveying Records\LND-IO -Plats\0416\RV040914.doc\rtm September 14, 2004 Page 3 • • assume and have an equal and undivided ownership interest in the Tracts previously owned by the HOA and have the attendant financial and maintenance responsibilities. Otherwise use the following language: Lots 1 through 27 inclusive shall have an equal and undivided ownership interest in Tracts A, B, C and D. The foregoing statement is to be accompanied by language defining the maintenance responsibilities for any infrastructure located on the Tracts serving the plat or reference to a separate instrument detailing the same. The new private access/utility easement (noted over proposed Lots 9-11, 13-15 and 20-22) is for the benefit of future owners of the proposed Lots 8-10, 14-17 and 21-23 respectively. Since the new lots created via this plat are under common ownership at the time of plat recording, there can be no new easement created until ownership of the lots is conveyed to others, together with and/or subject to specific easement rights. Add the following Declaration of Covenant language on the face of the subject drawing, ![the previous paragraph applies: DECLARATION OF COVENANT' The owner of the land embraced within this plat, in return for the benefit to accrue from this subdivision, by signing hereon covenants and agrees to convey the beneficial interest in the new easement shown on this plat to any and all future purchasers of the lots, or of any subdivisions thereof This covenant shall run with the land as shown on this plat. The new private access/utility easement requires a" NEW PRIVATE EASEMENT FOR INGRESS, EGRESS & UTILITIES MAINTENANCE AGREEMENT" statement noted on the plat drawing. See the attachment. The access and utilities easement across lots 13, 14 and 15 needs to be extended into lots 16 and 17 for their mutual use. Fee Review Comments: The Fee Review Sheet for this review ofthe preliminary plat is provided for your use and information. H:\File Sys\LND -Land Subdivision & Surveying Records\LND-IO -Plats\0416\RV040914.doc\rtm • Title for both of the following paragraphs: NEW PRIVATE EASEMENT FOR INGRESS, EGRESS & UTILITIES MAINTENANCE AGREEMENT Use the following paragraph if there are two or more lots participating in the agreement: NOTE: NEW PRIVATE EXCLUSIVE EASEMENT FOR INGRESS, EGRESS AND UTILITIES IS TO BE CREATED UPON THE SALE OF LOTS SHOWN ON THIS SHORT PLAT. THE OWNERS OF LOTS SHALL HA VE AN EQUAL AND UNDIVIDED INTEREST IN THE OWNERSHIP AND RESPONSIBILITY FOR MAINTENANCE OF THE PRIV ATE ACCESS EASEMENT APPURTENANCES. THESE APPURTENANCES AND MAINTENANCE RESPONSIBILITIES INCLUDE THE REPAIR AND MAINTENANCE OF THE PRIV ATE ACCESS ROAD, DRAINAGE PIPES, AND STORM WATER QUALITY AND/OR DETENTION FACILITIES WITHIN THIS EASEMENT, PRIVATE SIGNAGE, AND OTHER INFRASTRUCTURE NOT OWNED BY THE CITY OF RENTON OR OTHER UTILITY PROVIDERS. MAINTENANCE COSTS SHALL BE SHARED EQUALLY. PARKING ON THE PAVING IN THE ACCESS EASEMENT IS PROHIBITED, UNLESS PAVEMENT WIDTH IS GREATER THAN 20 FEET. Use the following paragraph if there is one lot subject to the agre~ment: NOTE: NEW PRIVATE EXCLUSIVE EASEMENT FOR INGRESS, EGRESS AND UTILITIES IS TO BE CREATED UPON THE SALE OF LOTS SHOWN ON THIS SHORT PLAT. THE OWNER OF LOT SHALL HAVE OWNERSHIP AND RESPONSIBILITY FOR MAINTENANCE OF THE PRIV ATE ACCESS EASEMENT APPURTENANCES. THESE APPURTENANCES AND MAINTENANCE RESPONSIBILITIES INCLUDE THE REPAIR AND MAINTENANCE OF THE PRIVATE ACCESS ROAD, DRAINAGE PIPES, AND STORM WATER QUALITY AND/OR D~TENTION FACILITIES WITHIN THIS EASEMENT, PRIV ATE SIGNAGE, AND OTHER INFRASTRUCTURE NOT OWNED BY THE CITY OF RENTON OR OTHER UTILITY PROVIDERS. MAINTENANCE COSTS SHALL BE SHARED EQUALLY .. PARKING ON THE PAVING IN THE ACCESS EASEMENT IS PROHIBITED, UNLESS PAVEMENT WIDTH IS GREATER THAN 20 FEET. PROPERTYSER REVIEW FOR SUBDIVISIONS No. ,5" ¢ . APPLICANT: ---+-~~~£'_-=G:..:.:O~~.f-=~!.<l...)'f.LL-~;J-ln.l!.l~--l....L!~""'" RECEIVED FROM &. ~~ iAJ{~ -::;;-:f (date) ~':'~~oa~~ 5if . &~ . \d-= ~# 10 -t'f~ -PRELIMINARY REVIEW OF SUBDIVISION BY LONG PLAT, NEED MORE INFORMATION: -LEGAL DESCRIPTION SHORT PLAT, BINDING SITE PLAN, ETC. PID D's -VICINITY MAP -FINAL REVIEW OF SUBDIVISION, THIS REVIEW REPLACES SQUARE FOOTAGE -OTHER PRELIMINARY FEE REVIEW DATED FRONT FOOTAGE SUBJECT PROPERTY PARENT PID# 5 / ~ j -:;:.' 0 -00.-:;-0 -NEW KING co. TAX ACCT .#(s) are required when assigned by King County. It is the intent of this development fee analysis to put thedeveloper/owner on notice, 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 (i.e. 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 Permit 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 LotH 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 followin~ Quoted fees do NOT include inspection fees, side sewer permits, r/w permit fees or the cost of water meters. SPECIAL ASSESSMENT DISTRICT PARCEL METHOD OF ASSESSMENT ASSESSMENT DISTRICTS NO. NO. ASSESSMENT UNITS OR FEE Latecomer A2reement (pvt) WATER Latecomer A2reement (pvt) W ASTEW ATER Latecomer ~reement (pvt) OTHER ~(Q \\ §; ;L5¢ / U-Vl Lt-~~ G:fsd> Special Assessment DistrictlW ATER , I Special Assessment DistrictlW ASTEW ATER Joint Use A2reement (METRO) Local Improvement District * Traffic Benefit Zones $75.00 PER TRIP, CALCULATED BY TRANSPORTATION FUTURE OBLIGATIONS SYSTEM DEVELOPMENT CHARGE -WATER .. Estimated # OF UNITS/ SDC FEE -Pd Prevo .. Partiallv Pd (Ltd Exemption) .. Never Pd SQ. FTG. ; Single family residential $1,525/unit x 2(P -'3 Cl \ (P (; (/J ~ Mobile home dwellin2 unit $1220/unit in park Apartment, Condo $915/unit not in CD or COR zones x Commercial/Industrial, $0.213/sq. ft. of property (not less than $1,525.00) x N/A '''f: Boeing, by Special Agreement/Footprint of Bldg plus 15 ft perimeter (2,800 GPM threshold) SYSTEM DEVELOPMENT CHARGE - W ASTEW ATER -Estimated .. Pd Prevo -Partiallv Pd (Ltd Exemption) .. Never Pd Sin21e family residential $900/unit x ?9--:-2Cr '3<P (/) Mobile home dwellin2 unit $720/unit x "1 Apartment, Condo $540/unit not in CD or COR zones x N/A~. Commercial/Industrial $0.126/sQ. ft. of property x(not less than $900.00) SYSTEM DEVELOPMENT CHARGE -SURFACEWATER .. Estimated ')U \~\5cUj -Pd Prevo -Partiallv Pd (Ltd Exemption) -Never Pd Sin2le family residential and mobile home dwellin2 unit $715/unit x I All other properties $0.249/sq ft of new impervious area of property x N/A-4 (not less than $715.00) ~(O 1. ~!ll(ljlj)J l PRELIMINARY TOTAL $ n cl 'Z q <t' ''F- q/( ~'-I1)<-t f !SignatuYe of Revi~~ing Authority , DATE ., *If subject property is uithin an LID, it is developers responsibility to check with the Finance Dept. for paid/un-paid status. Square footage figures are taken from the King County Assessor's map and are subject to change. Current City SDC fee charges apply to __________________ _ EFFECTIVE JanU~ry~2.004 C f ,i I, f) *" j i~$}1 '-\'1I\J: ". n-t C IS \K. \ }L(}\(~j qJ l ot L l):l>~ --It \')1 t ~ cla ~e1(K:)1}lQ.l,,--t- '< (!) PI t1 I$ 0 0 .". • -City of Renton Department of Planning / Building / Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET APPLICATION NO: LUA04-0a,5;,PP, SA-H, c_/ APPLICANT: Thomas Gou h - SITE AREA: 161, 738 s uare feet LOCATION: 4821 NE Sunset Blvd. Creek COMMENTS DUE: SEPTEMBER 15, 2004 DATE CIRCULATED: SEPTEMBER 1, 2004 C PROJECT MANAGER: Susan Fiala PLAN REVIEW: Juliana Fries SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review, Hearing Examiner Site Plan and Preliminary Plat approvals and a Variance to the Tree Cutting and Land Clearing regulations. The 3.71 acre site is proposed to be subdivided into 27 single family residential lots (ranging from 2,995 sq. ft. to 5,417 sq. ft.), one commercial lot and several tracts. Access is proposed via NE Sunset Blvd. to a new public street terminating in a cul-de-sac. Honey Creek bisects the site from west to east. The site is zoned Center Neighborhood and is located in the Centers Residential Bonus Districts A and B. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housinq Air Aesthetics Water UghtlG/are Plants Recreation LandlShoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELA TED COMMENTS 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 infonnation is needed to property assess this proposal. Signature of Director or Authorized Representative Date DATE: TO: FROM: SUBJECT: CITY OF RENTON MEMORANDUM September 15, 2004 Susan Fiala Juliana Fries (x: 7278) Cottages at Honey Creek Plat -LUA 04 -085 4821 Sunset Blvd NE I have reviewed the application for this 27-lot plat, located at 4821 Sunset Blvd NE and have the following comments: EXISTING CONDITIONS WATER SEWER STORM STREETS There is a 10-inch water main in the parcel adjacent to the west. This main runs north south along the parcel's east property line (Dwg W-0903). There is a 12-inch water main along Sunset Blvd NE (Dwg W-0315). The proposed project is located within the Aquifer Protection Zone 2. The derated fire flow in the vicinity is modeled at 3500 gpm with a static pressure varying from 70 psi. Pressure Zone is 565. There is an existing 8" sewer main on Sunset Blvd NE (Dwg S-1861). There is also an 8" sewer main on the property to the west, with an easement up to the subject site (Dwg S-0446 -Honey Creek Apartments). This project drains to the May Creek basin. Honey Creek crosses the northerly portion of the site. A storm drainage plan and drainage report was provided. The applicant is proposing a vault for detention and water quality. There are no curb/gutter (??), sidewalk or streetlights on Sunset Blvd NE fronting the site. CODE REQUIREMENTS WATER 1. New water mains will be required. The new water main shall connect the existing 10-inch water main at the west to the existing 12-inch water main along Sunset Blvd NE. 2. The new water main shall be extended to the east property line. 3. A 15 feet easement along the new water mains will be required. 4. New water service stubs to each lot must be installed in conjunction with the above water main extension prior to recording of the plat. 5. Existing and new hydrants will be required to be retrofitted with Storz "quick disconnect" fittings. 6. The Water System Development Charge (SOC) would be triggered at the single-family rate of $1,525 per new single-family per building lot. This fee is payable at the time the utility construction permit is issued. SANITARY SEWER • 1. Sanitary sewer mains will be required to serve the new single-family residences. 2. A sewer main extension to the east and south property line, at a minimum slope will also be required. 3. A 15 feet easement along the new sewer main will be required. 4. Staff encourage the applicant to pursue easement along the northerly portion of Honey Creek Apartments for extension of sewer to serve the site. 5. This parcel is subject to the Honey Creek Special Assessment District (SAD= $250.00 per lot). Fees are collected at the time the utility construction permit is issued. 6. The Sanitary Sewer System Development Charges (SDC) is $900 per building lot. This fee is payable at the time the utility construction permit is issued. SURFACE WATER 1. The Surface Water System Development Charges (SDC) is $715 per building lot. This fee is payable at the time the utility construction permit is issued. TRANSPORTATION , 1. Street improvements including, but not limited to paving, sidewalks, curb and gutter, storm drain, landscape, street lighting and street signs will be required along Sunset Blvd NE. 2. Street improvements including, but not limited to paving, sidewalks, curb and gutter, storm drain, landscape, street lighting and street signs will be required along the proposed new street. 3. Corner lot from the commercial site C2 shall dedicate a minimum radius of 25 feet with the proposed new Right-of-Way. 4. All wire utilities shall be installed underground per the City of Renton Undergrounding Ordinance. CONDITIONS 1. The traffic mitigation fee of $75 per additional generated daily trip shall be assessed at a rate of 9.57 trips per single-family residence. 2. According to City of Renton records, Honey Creek crosses the northerly portion of the site. Due to downstream flooding and erosion problems, staff is recommending a SEPA condition requiring this project to comply with the 1998 King County Surface Water Design Manual to meet both detention (Level 2 flow control) and water quality improvements. 3. This project shall comply with the erosion control measures per the 2001 Department of Ecology Manual. 4. The project shall provide channelization along Sunset Blvd NE. 5. Earthwork activities shall be limited to the drier summer months as outlined in the Geotechnical Engineering Report dated May 7,2004 (page 5), unless approved by the Development Services Division. 6. The applicant shall comply with the recommendations contained in the Geotechnical Engineering Report dated May 72004, regarding "Site Preparation and Grading", "Structural Fill" and "Utilities". cc: Kayren Kittrick -. .. City of Renton Department of Planning / Building / Public W~ ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: SEPTEMBER 15, 2004 APPLICATION NO: LUA04-085, PP, SA-H, V-H, ECF APPLICANT: Thomas Gou h Creek o SITE AREA: 161,738 s uare feet uare feet LOCATION: 4821 NE Sunset Blvd. SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review, Hearing Examiner Site Plan and Preliminary Plat approvals and a Variance to the Tree Cutting and Land Clearing regulations. The 3.71 acre site is proposed to be subdivided into 27 single family residential lots (ranging from 2,995 sq. ft. to 5,417 sq. ft.), one commercial lot and several tracts. Access is proposed via NE Sunset Blvd. to a new public street terminating in a cul-de-sac. Honey Creek bisects the site from west to east. The site is zoned Center Neighborhood and is located in the Centers Residential Bonus Districts A and B. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housing Air Aesthetics Water Ught/Glare Plants Recreation LandlShoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELA TED COMMENTS C. CODE-RELATED COMMENTS 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. Signal~f~ '" ff2. Re",.,.,nIa',e Date ( City of Renl Department of Planning / Building / Public .. ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: SEPTEMBER 15, 2004 APPLICATION NO: LUA04-085, PP, SA-H, V-H, ECF DATE CIRCULATED: SEPTEMBER 1, 2004 APPLICANT: Thomas Gou h PROJECT MANAGER: Susan Fiala Creek PLAN REVIEW: Juliana Fries SITE AREA: 161, 738 s uare feet BUILDING AREA uare feet LOCATION: 4821 NE Sunset Blvd. WORK ORDER NO: 77288 BUILDING SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review, Hearing Examiner Site Plan and Preliminary Plat approvals and a Variance to the Tree Cutting and Land Clearing regulations. The 3.71 acre site is proposed to be subdivided into 27 single family residential lots (ranging from 2,995 sq. ft. to 5,417 sq. ft.), one commercial lot and several tracts. Access is proposed via NE Sunset Blvd. to a new public street terminating in a cul-de-sac. Honey Creek bisects the site from west to east. The site is zoned Center Neighborhood and is located in the Centers Residential Bonus Districts A and B. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation LandlShoreline Use Utilities Animals Transportation Environmental Health Public SeNices Energy/ Natural Resources Historic/Cultural Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELA TED COMMENTS C. CODE-RELA TED COMMENTS ~~ We have reviewed this applicatio with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas whe additi?nal informaf is needed to properly assess this proposal. 9-15-0'/ Signal Dale e e City of Renton Department of Planning / Building / Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: n.O() Re,v\'euj COMMENTS DUE: SEPTEMBER 15, 2004 APPLICATION NO: LUA04-085, PP, SA-H, V-H, ECF DATE CIRCULATED: SEPTEMBER 1, 2004 " ci.,.,. APPLICANT: Thomas Gough PROJECT MANAGER: Susan Fiala PROJECT TITLE: Cottages at Honey Creek PLAN REVIEW: Juliana Fries SITE AREA: 161, 738 square feet BUILDING AREA (gross): 35,802 square fef!/.JILf) ... < <'004 LOCATION: 4821 NE Sunset Blvd. WORK ORDER NO: 77288 "IVO DIVIBJr. SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review, Hearing Examiner Site Plan and Preliminary Plat approvals and a Variance to the Tree Cutting and Land Clearing regulations. The 3.71 acre site is proposed to be subdivided into 27 single family residential lots (ranging from 2,995 sq. ft. to 5,417 sq. ft.), one commercial lot and several tracts. Access is proposed via NE Sunset Blvd. to a new public street terminating in a cul-de-sac. Honey Creek bisects the site from west to east. The site is zoned Center Neighborhood and is located in the Centers Residential Bonus Districts A and B. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housing Air Aesthetics Water UghVGlare Plants Recreation LandlShoreline Use Utilities Animals Transportation Environmental Health Public Services Energy! Historic/Cultural Natural Resources PreseNation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this appli n with particular attention to those areas in which we have expertise and have identified areas of probable impact or a on is needed to properly assess this proposal. Sign Date o. Project Name Cout\6\'tS ~ \1t>\.)\N e~ . . ~ \ Project A~dress 4~a..\ N8 S0~SBT fL\\)A Contact Person :Tt1DM(\S ~Q0&t\t Address _____________ _ Phone Number ._" __________ ~ Permit Number LVB -oy-oezs . " i .• Proj~~t Description. 0;;)]. S~ ~ Ye>\~c&. -\ c QV3A~V\ava~ . ~\ -W 'uR ck\q~ W~ ~<L~ I'> DuG l21!~Uu{'i) ~V\~ Qt-}\\A'B Stm 11> E:>e; ~~. . landU~: ° c9 Residential o Retail Method of Calculation: o ITE Trip Generation Manual ..a-traffic Study· . . T~l\~~. c..oUS\JLT\~ . ~ov~~ ~s.t-7 "~/?st50vJ o Non-retail o Other Transportation Mitigation Fee: $ t '6. 600. 00 , Calculated by: ""\M r&JjJv I iU' ° I Account Number: __________ _ Date of Payment ______ -:---___ _ e e City of Renton Department of Planning / Building / Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: SEPTEMBER 15, 2004R CITY OF RENTON APPLICATION NO: LUA04-085, PP, SA-H, V-H, ECF DATE CIRCULATED: SEPTEMBER 1, 2004 D APPLICANT: Thomas Gou h PROJECT MANAGER: Susan Fiala 200+ Creek PLAN REVIEW: Juliana Fries ~~~~~~~~~~~~=-----------~~~~~~==~~--------------~~~N SITE AREA: 161,738 s uare feet uare feet LOCATION: 4821 NE Sunset Blvd. SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review, Hearing Examiner Site Plan and Preliminary Plat approvals and a Variance to the Tree Cutting and Land Clearing regulations. The 3.71 acre site is proposed to be subdivided into 27 single family residential lots (ranging from 2,995 sq. ft. to 5,417 sq. ft.), one commercial lot and several tracts. Access is proposed via NE Sunset Blvd. to a new public street terminating in a cul-de-sac. Honey Creek bisects the site from west to east. The site is zoned Center Neighborhood and is located in the Centers Residential Bonus Districts A and 8. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable ,More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housinq Air Aesthetics Water UghtlGlare Plants Recreation LandlShoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Natural Resources Historic/Cultural Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELA TED COMMENTS ~~~ C. CODE-RELA TED COMMENTS 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 wh additional informatio needed to properly assess this proposal. 9-/s-ot( Date · " DATE: TO: FROM: SUBJECT: CITY OF RENTON FIRE PREVENTION BUREAU MEMORANDUM September 2,2004 Susan Fiala, Senior Planner Jim Gray, Assistant Fire Marshal tV t Cottages at Honey Creek, 4821 NE Sunset Blvd. MITIGATION ITEMS; 1. A fire mitigation fee of $488.00 is required for all new single-family structures. FIRE CODE REQUIREMENTS: 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 G PM and requires two hydrants within 300 feet of the structures. 2. Fire Department access roads are required to be paved, 20 wide. Dead end roadways over 150 feet in length are required to have an approved turnaround. 3. Street addresses shall be visible from a public street. 4. All lots over 500 feet on the dead end roadway are required to be sprinklered. Lots 8 thru 23. Please feel free to contact me if you have any questions. e e City of Renton Department of Planning / Building / Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATI N REVIEW REVIEWING DEPARTMENT: APPLICATION NO: LUA04-085, PP, SA-H, V-H, ECF APPLICANT: Thomas Gou h Creek SITE AREA: 161, 738 s uare feet LOCATION: 4821 NE Sunset Blvd. SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review, Hearing Examiner Site Plan and Preliminary Plat approvals and a Variance to the Tree Cutting and Land Clearing regulations. The 3.71 acre site is proposed to be subdivided into 27 single family residential lots (ranging from 2,995 sq. ft. to 5,417 sq. ft.), one commercial lot and several tracts. Access is proposed via NE Sunset Blvd. to a new public street terminating in a cul-de-sac. Honey Creek bisects the site from west to east. The site is zoned Center Neighborhood and is located in the Centers Residential Bonus Districts A and B. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housing Air Aesthetics Water UghflGlare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet ;H '4&-1;; /{)d iLt:-! - B. POLICY-RELATED COMMENTS C. CODE-RELA TED COMMENTS ~ ~ CJmWl€vt/s particular attention to those areas in which we have expertise and have identified areas of probable impact or dod to properly as"", /hIs proposal. # f Date • A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS "It is anticipated that the proposed development WOUI' 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." More information is necessary regarding the removal of mature trees and vegetation in close proximity to Honey Creek. Parks is concerned about the impacts of downstream siltation in Honey Creek and along the Honey Creek Trail. The Renton School District annually transplants salmon fry in Honey Creek immediately downstream of the Lift Station at Devil's Elbow. A well developed re-vegetation plan with a one year maintenance and guarantee is recommended. Plant species should be native. Evergreen trees should be 6' height, deciduous trees at least a 1" caliper and shrubs 3 gallon containers and ground cover in 1 gallon containers. Parks Mitigation Fee e • City of Renton Department of Planning / Building / Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: PaKILS COMMENTS DUE: SEPTEMBER 15, 2004 APPLICATION NO: LUA04-085, PP, SA-H, V-H, ECF DATE CIRCULATED: SEPTEMBER 1, 2004 APPLICANT: Thomas Gough PROJECT MANAGER: Susan Fiala PROJECT TITLE: Cottages at Honey Creek PLAN REVIEW: Juliana Fries SITE AREA: 161, 738 square feet BUILDING AREA (gross): 35,802 square feet LOCATION: 4821 NE Sunset Blvd. I WORK ORDER NO: 77288 SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review, Hearing Examiner Site Plan and Preliminary Plat approvals and a Variance to the Tree Cutting and Land Clearing regulations. The 3.71 acre site is proposed to be subdivided into 27 single family residential lots (ranging from 2,995 sq. ft. to 5,417 sq. ft.), one commercial lot and several tracts. Access is proposed via NE Sunset Blvd. to a new public street terminating in a cul-de-sac. Honey Creek bisects the site from west to east. The site is zoned Center Neighborhood and is located in the Centers Residential Bonus Districts A and B. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Environment Earth Air Water Plants LandlShoreiine Use Animals Environmental Health Energy/ Natural Resources bable Pro Min Imp or acts Probable More Major Infonnation Impacts Necessary .fl.. a~~~ - B. POLICY-RELA TED COMMENTS Element of the Probable Environment Minor Impacts Housing Aesthetics UghtlG/are Recreation Utilities Transportation Public Services Historic/Cultural Preservation Airport Environment 10,000 Feet 14.000 Feet ~~jl,{)~ ~ ~j0. C. Probable More Major Infonnation Impacts Necessary x. . We have reviewed this application with parlicular attention to those areas in which we have expertise and have identified areas of probable impact or areas where dditional info tion i eeded to properly assess this proposal. DATE: September 1, 2004 LAND USE NUMBER: LUA04~85. PP. SA·H. V-H. ECF PROJECT NAME: Cottages at Honey Creek PROJECT DESCRIPTION: The applicant Is requesting Environmental (SEPA) Review, Hearing Examiner Site Plan and Preliminary Plat approvals and a Variance to the Tree Cutting and Land Clearing regulations. The 3.71 acre site is proposed to be subdMded into 27 single family residential lots (ranging from 2,995 sq. ft. to 5,417 sq. ft.). one commercial lot Bnd several tracts. Access is proposed via NE Sunset Blvd. to a new public street terminating in a cul--de- sac. Honey Creek bisects the site from west to east. The site is zoned Center Neighborhood and is located in the Centers Residential Bonus Ofsbicts A and 8. PROJECT LOCATION: 4821 NE Sunset Blvd. OPTIONAL DETERMINATION OF NON-SIGNIFICANCE, MITIGATED (DNS·M): As the Lead Agency. the City 01 Renton has determined that significant environmental impacts are unlikely to result from the proposed project. Therefore, as permitted under the RCW 43.21 C.110, the City of Renton is using the Optional DNS-M process to give notice that a DNS- M is likely to be lssued. Comment periods for the project and the proposed DNS-M are lntegrated Into a single comment period. There will be no comment period following the issuance of the Threshold Determination of Non-Significance- Mitigated (DN5-M). A 14-day appeal period will follow the issuance of the DNS-M. PERMIT APPUCATION DATE: July 15. 2004 NonCE OF COMPLETE APPUCATION: September 1, 2004 APPUCANTIPROJECT CONTACT PERSON: Mike Davis, Davis Consulting Phone: (425) 228·5959 Permlts1Revlew Requested: Environmental (SEPA) Review, Preliminary Plat, Hearing Examiner Site Plan Review, Hearing Examiner Variance Other Permits which may be required: Building, Construction, and Fire Permits Requested Studies: Geotechnical Study, Drainage Report, Traffic Impact Anatysls Location where application may be reviewed: PlanninglBulldlnglPublic Works Department, Development Services Division, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton. WA 98055 PUBLIC HEARING: Public hearing scheduled for October 26, 2004 before 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. CONSISTENCY OVERVIEW: Zonlng/land Use: Environmental Documents that Evaluate the Proposed Project: Development Regulatfons Used For Project Mitigation: The subject site is designated Center Neighbomood on the City of Renton Comprehensive Land Use Map and Center Neighborhood (eN) on the City's Zoning Map. These designations permit single-family residential development at a net density range of 10.0 to 15.0 dulac. The proposal for 27 residential lots would result in a net density of 10.00 dulac after the deduction of lands for public and prtvate streets and aitical areas. Environmental (SEPA) Checklist The project will be subject to the Cfty's SEPA ordinance, Zoning Code. Public Works Standards, SubdMsion Regulations, Uniform Bunding and Fire Codes and other applicable codes and regulations as appropriate. Proposed MItigation Measures: The following recommended Mitigation Measures wDl Ukely be Imposed on the ~~~~:::::; =ss project Impacts not covered by.exfstlng codes and 1) The applIcant will be required to pay the appropriate Transportation Mitigation Fee. 2) The applicant will be required to pay the appropriate Fire MitlgatJon Fee. 3) The applicant will be required to pay the appropriate Parks Mitigation Fee. Comments on the above application must be submitted In writing to Susan Fiala, Senior Planner, Development Services Division, 1055 Sout~ Grady Way. Renton, WA 98055, by 5:00 PM on September 19, 2004. This matter is also scheduled for a public hearing on Octob.er 26 2004 at 9:00 AM. Council Chambers. Seventh Floor, Renton City Hall, 1~55 South Grady Way, Renton. If you are Interested in attending the hearing. please contact the Development Services D~lsion, (425) 430-7262. to enSure that the hearing has not been rescheduled. If comments cannot be submitted in writing b~ the date Indicated above, you ma~ sUIi appear at the hearing and present your comments on the proposal before the .~eanng Examiner. If you have questIOns about this proposal. or wish to be made a party of record and receive addlllOn~1 Infonnatlon by mail, please contact the project manager. Anyone who submits written comments WIll automatICally become a party of record and will be notified of any deciSion on this project. CONTACT PERSON: Susan Fiala Tel: (425) 430·7382 If you would like to be m~de a party of record to receive further information on this proposed project, complete this form and return to: City of Renton. Development Planning. 1055 So. Grady Way, Renton. WA 98055. File No.tName: LUA04"()85 I Cottages at Honey Creek NAME: __________________________________________ ___ ADDRESS: ____________________________________________ _ TELEPHONE NO.: ________________ __ ,"""""'\'\ .,. ...... ~\.."lN K..q "',,) .:-'?-~ 00.-·... 41" " CERTIFICATION .: ,~ <~\SSIO ... .i:;,:."'A-'" : '.'~' '""i':~ , ~ : 0 "iO'(' '-<1'0 \.!;. 1.(1 ,.. :(j \ .. 4..<;> ... ~-" ~ {no... '.' 'J. ~~:n. re\C. ~rk , herebY,Eertify that ~ copies of the \~.:. '~" ,',LlC (J)/abcJe document were posted by me in .:s conspicuous places on or nearby "I"Y~· .. :-;; ..... / 7 •• ···o·~described property on :SCr+c:.M)Qc:r-~«J..OOLf . " "0 . .c. ~ -0 .',(' .. I. " '/::' .......... 0' .:-'" t1.-J: <~;..t\~ .... -" ,' ....... ' .,. .... "\\\,"\r""",,~ Signed: --"~~=-=-71~~I'-.Ii!-~ ATTEST: Subscribed and sworn before me, a Notary Pu~lic, in and for_th~_"lP~ Washington residing €9?~ , on the .6 Cd day of 7.~~~L..--'::~~;U:::'::J. MARILYN KAMCHEFF MY APPO!.Nlm!T fXPIRfs 6-29-07 , I On the 1 sl day of September, 2004, I deposited in the mails of the United States, a sealed envelope containing Notice of Application documents. This information was sent to: Agencies See Attached John Lefotu & Ramin Pazooki Washington State DOT Superintendent Renton School District ~,,"""'''''''''\\\\, (Signature of _-_ ....... 'iN ~6tttt ~'" STATE OF WASHINGTON ) ~OTA~)--~\ ) SS • i COUNTY OF KING ) ~ ~ \ tlUsuc : j ~,-.. ..~; , 'A· 8. • :s-.. I certify that I know or have satisfactory evidence that Patrick Roduin "" ~ ~··:f.f!.-.9~.···~~: signed this instrument and acknowledged it to be his/her/their free and vOluntary·~(i(1.cW~lt~ and purposes mentioned in the instrument. \\\\\. ... , ........... Dated: __ ~.:...J\L.,.;..O=~~(O=--'-I+--_ f Washington Notary (Print): ___ .........IIMw::AwRIL"YN.ulUKYlAWIIMII.IICH~EFF;RO-_____________ _ My appointment expires: MY APPOINTMENT EXPIRES 6-29-07 Cottages at Honey Creek LUA04-085, PP, V-H, SA-H, ECF template -affidavit of service by mailing .-1 ',"" Dept. of Ecology * Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 WSDOT Northwest Region * Attn: Ramin Pazooki King Area Dev. Serv., MS-240 PO Box 330310 Seattle, WA 98133-9710 US Army Corp. of Engineers * Seattle District Office Attn: SEPA Reviewer PO Box C-3755 Seattle, WA 98124 Jamey Taylor * Depart. of Natural Resources PO Box47015 Olympia, WA 98504-7015 KC Dev. & Environmental Servo Attn: SEPA Section 900 Oakesdale Ave. SW Renton, WA 98055-1219 Metro Transit Senior Environmental Planner Gary Kriedt AGENCY (DOE) LETTER MAILING (ERe DETERMINATIONS) WDFW -Stewart Reinbold * Muckleshoot Indian Tribe Fisheries Dept. c/o Department of Ecology * 3190 160th Ave SE Attn. SEPA Reviewer Bellevue, WA 98008 39015 _172M Avenue SE Auburn, WA 98092 Duwamish Tribal Office * Muckleshoot Cultural Resources Program 4717 W Marginal Way SW * Seattle, WA 98106-1514 Attn: Ms Melissa Calvert 39015 172"d Avenue SE Auburn, WA 98092-9763 KC Wastewater Treatment Division * Office of Archaeology & Historic Environmental Planning Supervisor Preservation* Ms. Shirley Marroquin Attn: Stephanie Kramer 201 S. Jackson ST, MS KSC-NR-050 PO Box 48343 Seattle, WA 98104-3855 Olympia, WA 98504-8343 City of Newcastle City of Kent Attn: Mr. Micheal E. Nicholson Attn: Mr. Fred Satterstrom, AICP Director of Community Development Acting Community Dev. Director 13020 SE 72nd Place 220 Fourth Avenue South Newcastle, WA 98059 Kent, WA 98032-5895 Puget Sound Energy City of Tukwila Municipal Liason Manager Steve Lancaster, Responsible Official Joe Jainga 6300 Southcenter Blvd. 201 South Jackson Street KSC-TR-0431 PO Box 90868, MS: XRD-01W Tukwila, WA 98188 Seattle, WA 98104-3856 Bellevue, WA 98009-0868 Seattle Public Utilities Real Estate Services Title Examiner 700 Fifth Avenue, Suite 4900 PO Box 34018 Seattle, WA 98124-4018 Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and cities will need to be sent a copy of the checklist, PMT's, and the notice of application. * Also note, do not mail Jamey Taylor any of the notices she gets hers from the web. Only send her the ERC Determination paperwork. template -affidavit of service by mailing e, NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) DATE: September 1, 2004 LAND USE NUMBER: LUAO~85, PP, SA-H, V-H, ECF PROJECT NAME: Cottages at Honey Creek PROJECT DESCRIPTION: The applicant is requesting Environmental (SEPA) Review, Hearing Examiner Site Plan and Preliminary Plat approvals and a Variance to the Tree Cutting and Land Clearing regulations. The 3.71 acre site is proposed to be subdivided into 27 single family residential lots (ranging from 2,995 sq. ft. to 5,417 sq. ft.), one commercial lot and several tracts: Access is proposed via NE Sunset Blvd. to a new public street terminating in a cul-de- sac. Honey Creek bisects the site from west to east. The site is zoned Center Neighborhood and is located in the Centers Residential Bonus Districts A and B. PROJECT LOCATION: 4821 NE Sunset Blvd. OPTIONAL DETERMINATION OF NON-5IGNIFICANCE, MITIGATED (DNS-M): As the Lead Agency, the City of Renton has determined that significant environmental impacts are unlikely to result from the proposed project. Therefore, as permitted under the RCW 43.21C.110, the City of Renton is using the Optional DNS-M process to give notice that a DNS- M is likely to be Issued. Comment periods for the project and the proposed DNS-M are integrated into a single comment period. There will be no comment period following the issuance of the Threshold Determination of Non-Significance- Mitigated (DNs-M). A 14-day appeal period will follow the issuance of the DNS-M. PERMIT APPLICATION DATE: July 15, 2004 NOTICE OF COMPLETE APPLICATION: September 1, 2004 APPLICANTIPROJECT CONTACT PERSON: Mike Davis, Davis Consulting Phone: (425) 228-5959 PermitsJRevlew Requested: Other Permits which may be required: Requested Studies: Location where application may be reviewed: PUBLIC HEARING: CONSISTENCY OVERVIEW: ZonlnglLand Use: Environmental Documents that Evaluate the Proposed Project: Development Regulations Used For Project Mitigation: , Environmental (SEPA) Review, Preliminary Plat, Hearing Examiner Site Plan Review, Hearing Examiner Variance Building, Construction, and Fire Permits Geotechnical Study: Drainage Report~ Traffic Impact AAalySis _ .... Planning/Building/Public Works Department, Development Services Division, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA 98055 Public hearing scheduled for October 26, 2004 before 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. The subject site' is designated Center Neighborhood on the City of Renton Comprehensive Land Use Map and Center Neighborhood (CN) on the City's Zoning Map. These designations permit single-family residential development at a net density range of 10.0 to 15.0 dulac. The proposal for 27 residential lots would result in a net density of 10.00 dulac after the deduction of lands for public and private streets and critical areas. Environmental (SEPA) Checklist The project will be subject to the City's SEPA ordinance, Zoning Code, Public Works Standards, Subdivision Regulations, Uniform Building and Fire Codes and other applicable codes and regulations as appropriate. Proposed Mitigation Measures: The fag recommended Mitigation Measures will likely .posed on the proPo~:oject to address project impacts not covered by eXisting codes and regulations as cited above: 1) The applicant will be required to pay the appropriate Transportation Mitigation Fee. 2) The applicant will be required to pay the appropriate Fire Mitigation Fee. 3) The applicant will be required to pay the appropriate Parks Mitigation Fee. Comments on the above application must be submitted in writing to Susan Fiala, Senior Planner, Development Services Division, 1055 South Grady Way, Renton, WA 98055, by 5:00 PM on September 19, 2004. This matter is also scheduled for a public hearing on October 26. 2004. 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. (425) 430-7282, to ensure that the hearing has not been rescheduled. 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. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. CONTACT PERSON: Susan Fiala Tel: (425) 430-7382 I PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION I 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 So. Grady Way. Renton, WA 98055. File No./Name: LUA04-085 I Cottages at Honey Creek NAME: ________________________________________________ _ ADDRESS: ______________________________________________ _ TELEPHONE NO.: _______________ _ Kathy Keolker-Wbeeler, Mayor September 1, 2004 Attn: John Lefotu and Ramin Pazooki Washington State Department of Transportation 15700 Dayton Avenue North PO Box 330310 Seattle, WA 98133-9710 RE: Cottages at Honey Creek LUA04-085, PP, SA-H, V-H, ECF Dear Sirs: CITY .F RENTON PIanningIBuilding!PublicWorks Dep3rtment Gregg Zbnmerman P.E., Administrator The Development Plal)ning Section of the City of Renton has determined that the ,subject application is complete according to submittal requirements and, therefore, is , accepted for review. The Environmental Review Committee is scheduled for September 28, 2004.1 would appreciate your comments prior to the meeting, preferably by September 19, 2004, if possible to incorporate any comments into the staff report. ' Enclosed for your review, please find the ,Traffic Impact Analysis. Please contact me'at (425) 430-7382 or sfiala@ci.renton.wa.us if you have any questions. Susan Fiala Senior Planner cc: Project File Juliana Fries, Ci.ty of Renton -Plan Review Enel. ------~lO:-:S:-::-S-=S-ou-th~G-ra--=d-y=W:=-ay---:-R=-e-n-to-n--=, W:=-=-as7h=-in-gt-o-n-=9-=gO-=-S=-=S:-------~ . * This paper contains 50% recycled malenal, 30% posl consumer AHEAD OF THE CURVE Kathy Keolker-Wheeler, Mayor September 1, 2004 Superintendent's Office Renton School District #403 300 SW ttl Street Renton, WA 98055-2307 Subject: Cottages at Honey Creek LUA-04-085, PP, SA-H, V-H, ECF CITY eF RENTON PlanningIBuildinw'Puhlic Works Department Gregg Zimmerman·P.E.,Administrator· The City of Renton Development Services Division has received an application for a 28-lot Preliminary Plat located at 4821 NE Sunset Blvd. 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 98055. . . 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 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, Susan Fiala Senior Planner Enel. ~ ------1:-::0=-=S-::-S -=s-ou-th:--=G-ra-:dy---=W;~ay---:R=-e-n-to-n-:, W;:::-:a:-s7"hl~·n-gt-o-n-::9-::-80::-:S:-:S-:-------R E N TON ® This paper contains 50% recyded material, 30% post consumer AHEAD OF THE CURVE • CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 1 sl day of September, 2004, I deposited in the mails of the United States, a sealed envelope containing Acceptance Letter documents. This information was sent to: Mike Davis Contact Donald Richardson Owner Phil & Yerda Gesner Party of Record Maria Wolcott Party of Record "" .~.~·'tt ,~=---=--_~=-~=..::;----,=-~ _________ +-~~~\ .. S/O;';· ••• ~_\ (<'.-~, ,",,0'-4-9 ~ ... ~ ~ ... ).. :J)~ .." , ) SS .... m· , ~ -' ~ ~u. rn:: COUNTY OF KING ) ~ ~.... Sue ./ i " ~ .• ~.? •. ~ ... " 0 ··· .. '9-07 ••••• o~ : I certify that I know or have satisfactory evidence that Patrick Roduin "'It WASH\~(?):'~~--- signed this instrument and acknowledged it to be his/her/their free and voluntary act''Ib!'~&~es and purposes mentioned in the instrument. Dated: qlo 31oL( tate of Washington Notary (Print): ____ ~MAR~IL:~YN~KA;;:;M~C~HE=FF:_=::_::_:_:_---------- My appointment expires: MY APPOINTMENT EXPIRES 6-2C!..m Cottages at Honey Creek LUA04-085, PP, SA-H, V-H, ECF Kathy Keolker-Wheeler. Mayor CITY.F RENTON PlanningIBuildinglPublicWorks Departinent , Gregg Zimmerman P .E"9Administrator September 1, 2004 Mike Davis Davis Consulting Inc. 27013 PACIFIC HWY S'PMB#353 Des Moines, WA 98198 Subject: Cottages at Honey Creek LUA04-085, PP, SA-H, V-H, ECF Dear Mr. Davis: 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. . It is tentatively scheduled for consideration by the Environmental Review Committee on September 28, 2004. In addition, this matter is tentatively scheduled for a public hearing on October 26,. 2004, at9:00 AM, Council·Chamoers,Seventh'Floor, . Renton City Hall, 1055 South Grady Way, Renton. Prior to the hearing, you will be notified if any additional information is required to continue proCeSSing, your application. Please contact me at (425)' 430-7382 if you have any questions. Susan Fiala Senior Planner cc: Donald Richardson tOwner Phil & Verda Gesner, Maria Wolcott IParties of Record ----------~1~07SS~S~Q-u~ili~G~m-d~y~W~a-y--~Re-n-ro-n~,W~a~s7h1~.n-gt-on~9~80~S7S------------~ * This paper contains 50% recycfed material, 30% post consumer AHEAD OF THE CURVE .... .,.,Iu ... a-Wheeler. Mayor CITY. RENTON PIanninWBuilCijnglPublic Works Department Gregg Zimmerman P.E., Administrator August 10, 2004 Mike Davis Davis Consulting 27013 Pacific Highway S #353 Des Moines, WA 98198 Subject: Dear Mike: Cottages at Honey Creek -Slope Determination LUA-04-085, SA-H, PP, ECF. V-H The Development Planning Section of the City of Renton has determined that the "man- made" slopes on the subject site are not regulated slopes. Please find a copy of the Interpretation/Policy Decision endosed. . -. . . .. . B~sed on this determination, the i~suerelating·to grading ofthis slope will enable your proposal to be developed as proposed. . Please keep in . mind, staff awaits the submittal of the revisions outlined in previous correspondence in order to accept and process the land. use application. Please contact me at (425) 430-7382 if you have any questions. 2~ Susan Fiala, AICP Senior Planner -------------.~RE·NT·ON· . 1055 South Grady Way -Renton, Washington 98055 * This paper contains 50% recycled material, 30% post consumer AHEAD OF THE CURVE CITY OF RENTON DEVELOPMENT SERVICES DIVISIO 'f-~~~~~~ INTERPRETATION/POLICY DECI ~ ___ I~~~ MUNICIPAL CODE SECTION: RMC Section 4-3-050.J, Geologic Hazards -Protected Slopes; RMC 4- 11-190 Definitions -Slope and Steep Slope REFERENCE: NA SUBJECT: Clarification of slope located on property at 4821 NE Sunset Blvd. BACKGROUND: The city has received a land use application for a mixed-use development of a 29 lot subdivision with detached residential dwellings and future commercial. Based on the topography of the site, a portion of the land contains slopes equal to or greater than 40% with 15 feet of vertical which appears to meet the City's definition of "protected and/or sensitive slopes" per RMC 4-11-190. The proposal includes construction of buildings and a road where these "slopes" exist. The applicant has provided a geotechnical letter prepared by Cornerstone Geotechnical, Inc, dated July 28, 2004 discussing how the slope was created. JUSTIFICATION: The definition of steep slopes, and protected and sensitive slopes is limited by its description of the grade of the land. The intent of slope classification is to address safety, construction methods, erosion, drainage, etc. of land and building development. However, whether a slope was created naturally or by man is not described within the Code definitions for slopes. DECISION: In review of the geotechnical report and letter concerning the subject slopes, it is apparent that the slope on-site was created over a number of years by piling debris consisting of wood scraps, metal, plastic, bottles, bricks, shingles, grass cuttings and concrete. The geotechnical report recommends that this fill be removed to eliminate a safety hazard by the instability of this debris pile and fill on subject site. Exhibit A indicates the location of the fill area and topography of the subject slope in question. The land area noted on Exhibit A on the property addressed as 4821 NE Sunset Blvd. shall not be classified as either a "protected or sensitive" slope due to its man-made creation as a debris pile containing fill of glass, rocks, plastic, etc. This fill shall be removed and graded. . MUNICIPAL CITY OF RENTON DEVELOPMENT SERVICES DIVISION INTERPRET ATION/POLICY DECISION CODE SECTION: RMC Section 4-3-050.J, Geologic Hazards -Protected Slopes; RMC 4- 11-190 Definitions -Slope and Steep Slope REFERENCE: NA SUBJECT: Clarification of slope located on property at 4821 NE Sunset Blvd. BACKGROUND: The city has received a land use application for a mixed-use development of a 29 lot subdivision with detached residential dwellings and future commercial. Based on the topography of the site, a portion of the land contains slopes equal to or greater than 40% with 15 feet of vertical which appears to meet the City's definition of "protected and/or sensitive slopes" per RMC 4-11-190. The proposal includes construction of buildings and a road where these "slopes" exist. The applicant has provided a geotechnical letter prepared by Cornerstone Geotechnical, Inc, dated July 28, 2004 discussing how the slope was created. JUSTIFICATION: The definition of steep slopes, and protected and sensitive slopes is limited by its description of the grade of the land. The intent of slope classification is to address safety, construction methods, erosion, drainage, etc. of land and building development. However, whether a slope was created naturally or by man is not described within the Code definitions for slopes. DECISION: In review of the geotechnical report and letter concerning the subject slopes, it is apparent that the slope on-site was created over a number of years by piling debris consisting of wood scraps, metal, plastic, bottles, bricks, shingles, grass cuttings and concrete. The geotechnical report recommends that this fill be removed to eliminate a safety hazard by the instability of this debris pile and fill on subject site. Exhibit A indicates the location of the fill area and topography of the subject slope in question. The land area noted on Exhibit A on the property addressed as 4821 NE Sunset Blvd. shall not be classified as either a "protected or sensitive" slope due to its man-made creation as a debris pile containing fill of glass, rocks, plastic, etc. This fill shall be removed and graded. ZONING ADMINISTRATOR: DATE: APPEAL PROCESS: This administrative determination will be final unless a written appeal of this determination is filed with the City's Hearing Examiner within 14 days of the date of this decision. See Section 4-8-11 of the Renton Municipal Code for further information on the appeal process. \ \ \ I \ \ , Approximate are )'(eJJ in ~-Ih~ E'JChibitA Reference: Site Plan based on scanned version of electronic site survey, provided by Anderson Surveyors 07129/2004 09:07 425844198. Geotechnjca"i, Jne. July 28. 2004 Gough Development. Inc. c/o Davis Consulting, Inc. 27013 Pacific Highway South PMB#353 Des Moines, Washington 98198 Protected Slope Letter Sunset Boulevard Plat Renton, Washington CO File No. 1628 Dear Mr. Davis: aJRNERSTONEGEOTEW 17625-130111 Ave. NE, C102, Woodinville, WA 98072 Phone: 425-84401977 Fax: 425-844-1987 PAGE 02 This Jetter presents our comments regarding the steep slope within the proposed residential development at 4821 SUnset Boulevard NE, in Renton, Washington. We have previously prcpaIed a Geoteclmical Engineering Report for the site, dated May 7,-2004. We understand'that the City of Renton has designated a slope near the east side of the site as a "protected slope". requiring that a geotcclmic:al engineer provide an opinion regardiog the geoJogic hazard risk related to development on this slope. This letl:ef is intended to satisfy this requirement. During our geotechnical stndy, we performed test pits at the top and toe of this steep slope area (Test Pits 4 and S. respectively). Both test pits enco\Ultered substantial fill material that included significant amounts of debris and organic materiaJ. Based on the subsurface conctitions encolUltered in these ~ explorations. it is our opinion that this steep slope is man made. The SUlTOlmding tenain is moderately sloping 10 to 20 percent downward to the north and, in our opinion. reflects the original grade of the subject site prior to the placement of this fill. Furthermore, it is our opinion that the steep slope represents nothing more than the outer edge of a debris pile that has been built up and pushed outwa(d, over a period of many years. In our previous report, we recommended that this fill be removed. It is our opinion that the removal of this debris-and organic-laden fill will result in the removal of the man-made steep slope, eJiminatins the geologic hazard that this steep slope poses to the proposed development. The removal of the debris will 07129/2004 09:07 4258441987_ Protected Slope;: Letter Sunset Boulevard Plat July 28, 2004 CG File No. 1628 Page 2 CORNERSTONEGEOTE~ PAGE 03 also increase safety at the site. Therefore. we recommend that the "protected slope" designation be removed. and that development be allowed. We appreciate the opportunity to be of service to you. If there arc any questions concerning tbisletter or if we can provide additional services, please call. Sincet'Cly. Cornerstone Geotechnical. Inc. leffLaub Project Geologist I EXPIRES 08/16 I" I Rick B. Powell. PE Principal JPL:RBP:nt Three Copies Submitted Cornerstone Geotechnif'"31 I va. nco .. VU'O"". ,-vv-r ,·V"""I Affidavit of Seller Acknowledgement ! ! ; i In regard to Tract 6, Joseph P. Marhsall Tracts, 4821 Sl11iset Blvd. NE, Renton, King County: . I This affidavit hereby acknowledges that the slope area o~ the easterly property line was ''filled" and graded by the S~er, thus creating the po .. Iy protected slope area as defined by the City of Renton. Dated this t2 day of k;/, 2004. I ,..,' !'I .. Kathy Keolker-Wheeler, Mayor July 30, 2004 Mike Davis Davis Consulting, Inc. 27013Pacific Highway S. PMB 353 Des Moines, WA 98198 Subject: Dear Mike: Cottages at Honey Creek LUA-04~ ECF, V-H, SA-H, PP oe5 CITY ~F RENTON PlanningIBuilding/PublicWorksDepartmeilt Gregg Zimmerman P.E., AdminIstrator The Development Planning Section of the City of Renton has determined that the subject application is incomplete and has determined that additional information is needed to begin our review and process the application, therefore, the land use application is not accepted for review. The following outlines the additional information required to accept and process your application: . 1) Slopes ~ We are in receipt of the additional materials. Staff will be providing a written response to you concerning the determination of the slope issu·e. 2) Site Plan -The. Site Plan does 110t clearly provide the required information for a site plan' drawing. 'For example, the topography is nof needed on. the drawing as it makes the plan less readable. The streets are not labeled (Le.NE Sunset Blvd.). Please refer to RMC 4- 7-120 D: Site Plan for required items to be shown on a site plan. (a copy is included for your use) 3) Honey Creek -The ordinary high water mark is not labeled on the drawing. The centerline is labeled, however, the buffer distance starts at the OHWM, not the centerline. Please indicate where the OHWMis and measure the buffer from it. 4) Fire Department - a. Please provide the entire length of the dead end road includng the· distance of the .. access easements. The length is measured from the curb along NE Sunset Blvd. to the point where a fire truck can get a hose within 150 feet of the rear of the house. It initially appears that Lots 8, 16 and 21 may be close to a 700 foot dead end distance; thus requiring a second means of access. Please verify these distances for these lots and any other lots/buildings which may be close to the 700 foot measurement. b. Second, the road will traverse over Honey Creek, has the overpass/bridge/etc. been designed to support the weight of a fire truck? The Fire Dept. has indicated that they follow the State DOT regulations for bridge/ overpass design to support the weight offire trucks. Please provide information as to how you plan on compliance with WSDOT regulations and/or how the crossing will support fire trucks. IIiCOIfIPlettl_06S.COI!af}ijgfsouth Grady Way -Renton, Washington 98055 * This paperoontains 50% recycled material, 30% postoonsumer AHEAD OF THE CURVE Cottages at Sunset Page 2 of 2 5) Easements -The preliminary plat labels the access easements as tracts. The City of Renton requires private streets and shared driveways to be easements, not tracts. The land area is to be divided amount the abutting lots.' Easements are shown with dashed lines. Please revise accordingly and revise lot sizes. The area of the easement would continue to be deducted from the gross site area. 6) Suburban Centers Residential Overlay District -In addition to the· modification request concerning the garage location, are you also asking for a modification to the required modulation for the buildings? In review of the elevations and floor plans, the length of the building exceeds 40 feet which in effect requires two feet modulation vertically and horizontally. In lieu of a modification, would you prefer to revise the floor plans to address this requirement? Please provide justification and/or revised plans. 7) Street Grade - A street profile was submitted, however, the street grades were not provided. Please provide the proposed percentages of the roadway on the street profile drawing. 8) Driveways -Due to the number of proposed driveways to be located on the cul-de-sac, a driveway plan should be submittectto; address how the required widths, setback from property lines, obstructions (li!;Jhtpoles, cabinets, etC» would be dealt with. Please submit a plan illustrating the driveway locations, ¥Jidths, etc .• , . ' 9) Vault -The wet vault is n6t aUowedto be iocated within,the'first 25 ft. of the OHWM of the creek due to the tree cutting and land clearing requirem~nf As you are aware, ERC most likely will recommend a 5Qft. setbCick ,JrqfTl the OHWry1 of the;;'~reek. Thus, staff will also likely recommend as,a condition tria!,t~~t;"aultcancbe located wlJhin the outside 25 feet of the buffer, but not within the first~9P;'f¢.eC Please verify that this would work for your ,proposal or revise as.needed.<>;·c\,·,S> ,'. . .: ';{~; .'.~. ' 10)Deductions -The area of Hortey;'Gre~'k indudin,g onl~/that la~d of the OHWM is to be deducted from the site area. Howevef, the buffer'i~'" not;~el~;fucted. Please revise<the . density once the critical· area land area has been d~telliliriea .,Y . 11) Variance-The materials subrTii~ted do not provide'the",f;iecessary written justification outlined for each criteria for the variance. The submittabprovides very little to no written justification. It is the applicant'sburderi to provi(t~.'detailed written justification for the variance criteria of RMC4-9-250B.5:' for the Tre~ Cutting and Land Clearing Variance. Please compose all written justifications with compelling' reasons for each criteria. Staff . encourages the appliCant to NOT repeat same verbiage of criteria. When the revised drawings and information have been submitted and the written criteria justification received, staff will review for completeness whereupon your application 'may be formally accepted and processed or you may be further requested to provide additional information or revisions. Please contact me at (425) 430-7382 if you have any questions. Susan Fiala, AICP Senior Planner cc: Jennifer Henning Project File 4-8-1200 m. A legend listing the following in- cluded on the first sheet of the short plat plan: i. Short plat, ii. Proposed number of lots, iii. Zoning of the subject site, iv. Proposed square footage in each lot, and v. Percentage of land in streets and open space. (Amd. Ord. 4835, 3-27-2000) Sign Plans: A twenty four inch by thirty six inch (24" x 36") plan drawn by a State of Washington licensed architect at a scale of one inch equals twenty feet (1" = 20') or one inch equals forty feet (1" = 40') (or other size plan sheet or scale approved by the Building Official) clearly indicating the following: a. Footing connections to building, size of supports and materials used in sup- po"rts and sign itself, b. Elevation showing size and height of any proposed freestanding or projecting signs clearly indicating ground clearance and clearance to overhead power lines, and c. Elevation of building facade for any proposed wall signs showing dimensions of the building as well as existing and pro- posed wall signs. Site Plan: A single fully dimensioned plan sheet drawn at a scale of one inch equals twenty feet (1" = 20') (or other scale ap- proved by the Development Services Division Director) clearly indicating the following: a. Name of proposed project, b. Date, scale, and north arrow oriented to the top of the paper/plan sheet, c. Drawing of the subject property with all property lines dimensioned and names of adjacent streets, (Revised 2/04) 8 -58 d. Widths of all adjacent streets and al- leys, e. The location of all existing public im- provements including, but not limited to, curbs, gutters, sidewalks, median is- lands, street trees, fire hydrants, utility poles, etc., along the full property front- age, f. Location and dimensions of existing and proposed structures, parking and loading areas, driveways, existing on-site trees, existing or proposed fencing or re- taining walls, freestanding signs, ease- ments, refuse and recycling areas, freestanding liquid fixtures, utility junction boxes, public utility transformers, storage areas, buffer areas, open spaces, and landscaped areas, g. The location and dimensions of natu- ral features such as streams, lakes, marshes and wetlands, h. Ordinary high water mark, existing and proposed, if applicable, i. For wireless communication facilities, indicate type and locations of existing and new plant materials used to screen facility components and the proposed color(s) for the facility, j. A legend listing the following must be included on one of the site plan sheets: i. Total square footage of the site, ii. Square footage (by floor and overall total) of each individual build- ing and/or use, iii. Total square footage of all build- ings (footprint of each building), iv. Percentage of lot coverage, v. Square footage of alilandscap- ing (total, parking lot, and wildlife habitat), vi. Allowable and proposed building height,. vii. Building setbacks required by Code, viii. Proposed building setbacks, ix. Parking analysis, including: • Number of stalls required, by use; number of stalls provided, by use, • Sizes of stalls and angles, • Location and number of handi- cap stalls, compact, employee and/or guest parking stalls, • Location and size of curb cuts, • Traffic flow within the parking, loading, and maneuvering areas and ingress and egress, • Location of wheel stops, • Loading space, • Stacking space, • Location and dimensions of bicy- cle racks, carpool parking spaces, and other facilities de- signed to accommodate access . to the site, • Square footage of interior park- ing lot landscaping. k. Footprint of all proposed buildings showing the location of building en- trances, window openings, and land- scape features (required for Urban Center Design Overlay District review packet only), I. Footprint of all abutting and adjacent buildings showing the location of building entrances, window openings, and land- scape features (required for Urban Cen- ter Design Overlay District review packet only), m. For nonconforming use or structure rebuild approval permits: draw on the scaled plan the exact sizes and locations of existing structures and uses, whether 8 -59 4-8-1200 damaged or not; write on the scaled plan the dates these structures/uses were es- tablished; on a separate sheet, identify the subject property, abutting lots and buildings and list adjacent and abutting land uses. (Ord. 5028, 11-24-2003) Site Plan, Commercial, Industrial, Multi- Family: A twenty four inch by thirty six inch (24" x 36") plan drawn by a State of Washing- ton licensed architect at a scale of one inch equals twenty feet (1" = 20') or one inch equals forty feet (1" = 40') (or other size plan sheet or scale approved by the Building Offi- cial) clearly indicating the following: a. Scale and north arrow, b. Legal description, c. Location, identification, and dimen- sions of all buildings, property lines, set- backs, streets, alleys and easements, d. Condition of all public rights-of-way and verification of right to use ease- ments, e. Off-street parking layout and drive- ways, f. Curbs, gutters, sidewalks, paving, storm drainage, meters (domestic and fire), and grease interceptors, g. Grading plan showing proposed and existing contours and site elevations, h. Landscaped areas, irrigation meters, i. Lighting and sign structures (new and exist.ing), j. Location of garbage containers and recycling storage, k. Fire hydrant locations (new and ex- isting) within three hundred feet (300') of building, I. For wireless communication facilities, indicate type and locations of existing and new plant materials used to screen facility components and the proposed color(s) for the facility, (Revised 2104) ADDRESS: t.t e z. t N E ~ot1 0-BJ V d CITY: t<.evrh~V1 TELEPHONE NUMBER: NAME: fJ1111L 0 IJV I 6 COM'PANY (if applicable): tJ/HIl" GI1~ () I h 1IfJ, /1/ ADDRESS: 2. 701 3 PIk IF-' c. 'II. IJII4.f! ~ dtJf11 CITY: 00 /YlDlflt ~ TELEPHONE NUMBER f1 Z 5 -1-z ~ -SCJ 5" q NAME: /J1e fLl.. !J/t1It? COMPANY (if appiicable): f)nvl? tdn?ulltltf! ~ ,ft t.. ADDRESS: '], 701 ~ Pll-e.IJ=(.£. fI.I~ $. CITY:p M .. " ."". (~lIWII1~"" "" TELEPHONE NUMBER AND E-MAIL ADDRESS: "tj~7.~ 'k2-~ -.5'9 ':>? masterap.doc Revised Apri12001 KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): EXISTING LAND USE{S): ~ F PROPOSED LAND USE{S): ~ F PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION. (if applicable): It EXISTING ZONING: {~nh£ A1-ai~1toocI PROPOSED ZONING (if applicable): SITE AREA (in square feet): SQUARE FOOTAGE OF ROADWAYS TO BE DEDICATED FOR SUBDIVISIONS OR PRIVATE STREETS SERVING THREE LOTS OR MORE (if applicable): 212tO PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET ACRE (if applicable): " • NUMBER OF PROPOSED LOTS (if applicable): NUMBER OF NEW.DWELlING'UNITS (ifappiicable): 2 b NUMBER OF EXISTING DWELLING UNITS (if applicable): I LIST OF SURROUNDING • PROPERTY OWNERS WITHIN 300-FEET OF THE SUBJECT SITE City of Renton Development Services Division 1055 South Grady Way, Renton, WA 98055 Phone: 425-430-7200 Fax: 425-430-7231 PROJECT NAME: Lot1-ap7 td tfm.e¥ &t:eK. APPLICATION NO: oy -0'85 The following is a list of property owners within 300 feet of the subject site. The Development Services Division will notify these individuals of the proposed development NAME DEVELOPMENT PLANNING CITY OF RENTON \ JUL 1 5 2004 RECEIVED ADDRESS Q:\ WEB\PW\DEVSERV\Forms\Planning\owners.doc08129/03 ASSESSOR'S PARCEL NUMBE~ " ,-: .. I (Attach additional sheets, if necessary) NAME ADDRESS Applicant Certification I, 'm,lLe (Print Name) owners and their addresses were obtained from: Title Company Records Kin County Assessors Records \, Signed, ___ -'~."c.,.~~tL------- NOTARY ASSESSOR'S PARCEL NUMBER . : ATTESTED: Subscribed and sworn fore me, a Notary Public, in and !PJthe State of Washington, ~// residingi;t.9.l~~:a.u:~.:.L.Jt..L&......L:t.:..::u~,...a.t:!:1:.. on the --L-day of ~/N ,20./b:... . " pr ~ -For City of Renton Use- CERTIFICATION OF MAILING Q:\WEB\PW\DEVSERV\Forms\PJanning\owners.doc " 2 ~ ~~-...... \-......-.. ,./ '" .~ SYSDUTS W=LS01 A=LS01 S=SS08 MM MM CCCCCCCCCC IIIIIIIIII 00000000 444 11 CCCCCCCCCC 3333333333 MMM MMM CCCCCCCCCCCC IIIIIIIIII 0000000000 4444 111 CCCCCCCCCCCC 333333333333 MMMM MMMM CC CC II 00 0000 44 44 1111 CC CC 33 33 MM MM MM MM CC II 00 00 00 44 44 11 CC 33 MM MMMM MM CC II 00 00 00 44 44 11 CC 33 MM MM MM CC II 00 00 00 44444444444 11 CC 3333 MM MM CC II 00 00 00 444444444444 11 CC 3333 MM MM CC II 00 00 00 44 11 CC 33 MM MM CC II 0000 00 44 11 CC 33 MM MM CC CC II 000 00 44 11 CC CC 33 33 MM MM CCCCCCCCCCCC IIIIIIIIII 0000000000 44 1111111111 CCCCCCCCCCCC 333333333333 MM MM CCCCCCCCCC IIIIIIIIII 00000000 44 1111111111 CCCCCCCCCC 3333333333 e JJJJJJJJJJ 11 555555555555 3333333333 777777777777 AAAAAAAAAA JJJJJJJJJJ 111 555555555555 333333333333 77777777777 AAAAAAAAAAAA JJ 1111 55 33 33 77 77 AA AA JJ 11 55 33 77 AA AA JJ 11 55 33 77 AA AA JJ 11 555555555 3333 77 AAAAAAAAAAAA JJ 11 5555555555 3333 77 AAAAAAAAAAAA JJ 11 55 33 -77 AA AA JJ . JJ 11 55 33 77 AA AA JJ JJ 11 55 33 33 77 AA AA JJJJJJJJ 1111111111 555555555555 333333333333 77 AA AA JJJJJJ 1111111111 55555555555 3333333333 77 AA AA ~ Reports printed on RECYCLED paper The T&D Standards Manual is on the INTRANET kcweb/itsto ACTIVE 439999 COMMENTS ACTIVE 609999 COMMENTS e e e e 856190-0310-00 CUSTOMER NO. 856190-0320-08 CUSTOMER NO. ACTIVE ACTIVE ACTIVE ACTIVE ACTIVE ACTIVE ACTIVE ACTIVE IP YUN HAY+LAI PING 4808 NE SUNSET BLVD 679999 LIVINGSTON JEROME E+JACQUEL699999 4808 NE SUNSET BLVD NG101 K 609999 359999 099999 ODS022 169999 .,.~/ COMMENTS COMMENTS COMMENTS COMMENTS ~ U~~Y\ qlr1c~ COMMENTS COMMENTS COMMENTS COMMENTS e e ACTIVE ACTIVE ACTIVE ACTIVE ACTIVE ACTIVE ACTIVE ACTIVE ACTIVE SOMMEROORF TRACY M 4808 NE SUNSET BLVO 151957 COMMENTS 699999 COMMENTS 679999 COMMENTS 149999 COMMENTS 2N9999 COMMENTS 073224 COMMENTS 699999 COMMENTS 449999 COMMENTS 949999 COMMENTS e e 856190-0140-06 CUSTOMER NO. ACTIVE ACTIVE ACTIVE ACTIVE ACTIVE ACTIVE ACTIVE ACTIVE ACTIVE 30A013 COMMENTS COMMENTS 659999 COMMENTS 249999 COMMENTS 300586 COMMENTS 189999 COMMENTS 149999 COMMENTS 714635 COMMENTS 3N9999 COMMENTS e e 856190-0040-07 CUSTOMER NO. ACTIVE ACTIVE ACTIVE ACTIVE . ACTIVE ACTIVE ACTIVE ACTIVE ACTIVE 659999 669999 LINDA J+MUNOIE PRIC659999 SUNSET BLVD #B-101 :;:;:; .:;:;:;:;:;~~:~:;:;:;:;:;.: .... ;~;~;~;!;~;~;~;~;:~:~: 459999 M449999 439~99 849999 659999' COMMENTS COMMENTS COMMENTS COMMENTS COMMENTS COMMENTS COMMENTS COMMENTS COMMENTS e e 516970-0085-09 CUSTOMER NO. 807903-0460-09 CUSTOMER NO. 807903-0470-07 CUSTOMER NO. ACTIVE ACTIVE ACTIVE ACTIVE ACTIVE ACTIVE ACTIVE ACTIVE KAZEMI MANCOUCHEHR+LAURA A 399999 4715 NE SUNSET BL NAPOLITANO ANGELA 1609 FIELD AV NE 269999 339999 252046 439999 439999 659999 COMMENTS COMMENTS COMMENTS COMMENTS COMMENTS COMMENTS COMMENTS COMMENTS e e 032305-9061-02 CUSTOMER NO. 032305-9082-07 CUSTOMER NO. ACTIVE ACTIVE ACTIVE ACTIVE .-",/ CITY OF RENTON 110964 COMMENTS 1055 S GRADY WAY MORRIS 0 M 031453 COMMENTS 2133 EDMONDS AVE NE SHANNON VILLAGE G P 2N0645 COMMENTS PACIFIC ASSET ADVISORS COMMENTS o .." .." m m Z Ii) .... Z m m lO VI " :. Prin! Map Page ,. ... , Page 2 of2 Zipcode Zipcode. Taxpayer SHANNON Taxpayer STATE OF WASHINGTON VILLAGE G P Parcel Number 5169700073 Parcel Number 5169700075 . Address Address 1332 DUVALL AV NE Zipcode Zipcode Taxpayer FACILITIES & Taxpayer HONEY CREEK OPERATIONS CTR Parcel Number 5169700081 Parcel Number 5169700085 Address 1320 DUVALL AV Address 4601 NE SUNSET BL NE Zipcode 98055 Zipcode MCLAULIN Taxpayer KAZEMI MANCOUCHEHR+LAURA Taxpayer THOMAS EMMETI AETAL Parcel Number 8079030010 Parcel Number 8079030460 Address 1602 FIELD AV NE Address 1609 FIELD AV NE Zipcode 98056 Zipcode 98Q56 Taxpayer STONE GEORGE Taxpayer NAPOLITANO ANGELA Parcel Number 8079030470 Parcel Number 8079030480 Address 1605 FIELD AV NE Address 1601 FIELD AV NE Zipcode 98056 Zipcode 98056· Taxpayer WONG KAREN 5 Taxpayer BOYD JAMES R III ' , Parcel Number 8561900000 0010 -04(0 Address 4808 NE SUNSET -BL Zipcode Taxpayer King County I GIS Center I News I Services I Comments I Search By visiting this and other King County web pages, you expressly agree to be bound by terms and conditions of the site. The details. ," Prin! Map Page ® KIng County Home News '516970007.0 4821 "SUNSET BL NE 98055 Services Parcel Number Address Zipcode Taxpayer RICHARDSON DONALDSON on this map has been compiled by King County staff from a and is subject to Change without notice. King County makes no IrPn,r .. "",nt"tinn<: or warranties, express or implied, as to accuracy, completeness, to ~e use of such information. King County shall not be liable for any indirect, incidental, or consequential damages induding, but not limited revelnues or lost prpfits resulting from the use or misuse of the information lcontain.ed on this map. Any sale of this map or information on this map is prohibited written" • Parcel Number 0323059061 Parcel Number Address 4901 NE SUNSET Addres~ BLVD Zipcode Zipcode Taxpayer CITY OF RENTON Taxpayer Parcel Number 5169700040 Parcel Number "Address 1620 DUVALL AV Address NE Zipcode Zipcode Taxpayer SHANNON Taxpayer VILLAGE G P Parcel Number 5169700051 Address 1620 DUVALL AV Parcel Number NE Address Page 1 of2 Comments Search 0323059082 4915 NE SUNSET BL 98055 MORRISDM 5169700050 1520 DUVALL AV NE 98055 DOCHNAHLC DENNIS+DOCHNAHL BERNADENE 5169700071" " .... MCI040 REAL ESTATE INQUIRY BATCH REQUEST SHEET FORMAT = MCI040-1 • DATA ENTRY: BATCH: ------ ENTERED: -----'-- VERIFIED: Company or Customer Name:tilUJ· f 118_I£JL1J~LJ~ I e ~ n~~Z Atlentionof: nrlZil t7& . f{h: -4t7,,tr,P'8t/Iz..... ~ ~ 1-?1?? % 8rit P£ ~~7&1i CtI,A ~ ~ , ~ r ibSiJ-/$-3Z Address: PLEASE BE PREPARED TO PAY AT THE TIME OF PICK-UP , .. My signature belo,,: indicate.s that I agree to pa~ the cha!ges associated with this requ~st, that I have read ~ and understand the informatIOn on the reverse sid of this fonn, and that I am responsible for the 6 accuracy and e.a ch request. . ... C3 rn Sigried: Optional Bi 109 Infonnatlon: T Proj~t #: _-'-__ > (') c ================~==============================~====7¢==========a ~ Batch Request #; I E III ==It: t INQUIRY TYPE (Check one or more types as desired) . Pnnto1lt ofseiected tax roll list information. . .~ If this type is chosen, check one of the options below: o Tax Information Only. ~-. Name! Address Information Only . o . Legal Description Infonnation Only O· Compete Information (Tax, NI A, Legal) MAILING LABELS o 1 Name! Address sticker label per parcel. .~ 2 Name/Address sticker label per parcel. r 3 Name! Ad~ress sticker label per parcel. MCI 041 o Legal Description on sticker label. cj~ ============================================================.~ ~ By: (Clerk) _--.30...Q,.Lliv...f'F--King County Department of Assessments ~ rr.. Public Infonnation, Ph: 206-296-7300 Fax: 206-296-5107 Authorized: ~~...",.,~. -J. ~ ........ .=--=x=::....:. '---_ Date: S-/tofar DOA Form 40 (Rev. 9/00) DENSITY WORKSHEET City of Renton Development Services Division 1055 South Grady Way-Renton, WA 98055 Phone: 425-430-7200 Fax: 425-430-7231 1. Gross area of property: 1. \ ~ t,ll B square feet " S "0 ~lt\aclAi Lot 't, z. \, 1'1lJ\CT' (.' 8, l z." e~t~ 2. Certain areas are excluded from density calculations. 1., 0 S., C~c." These include public roadways, private access easements serving 3 or more dwelling units, and critical areas.* Total excluded area:** 3. Subtract line 2 from line 1 for net area: 4. Divide line 3 by 43,560 for net acreage: 5. Number of dwelling units or lots planned: 6. Divide line 5 by line 4 for net density: 21, Z,O ,iuct.$ 2. "19, lloq square feet 3. ll;, S 7'1 square feet . 4. 2. .. (", ., acres 5. 2.] units/lots 6. L 0 , -; S d.u.lacre 2" 1 lots or units would result in a net density of 10,3.5 dwelling units· per 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. http://www.ci.rentoD.wa.uslpw/devserv/forms/planningldensity .doc 1 Last updated DEVELOPMENT SERVICES DIVISIO~_ ... ---. WAIVEt< _ SUBMITTAL REQUIRE~NTS FOR LAND USE APPLICATIONS \/)/\)S'f~~:r::6t1:.r.:,g~~~S1;rfsUU>:(\·~~i~TB\C{f~:~Js~\)H\··/:UH\/i\·B9~~~~I#{·.··H·U:\·\U/( Calculations l' F.~j~r.~~:M#.~:~9:r:~~spl~Y::~::::::::::::::::::::::::::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: Construction Mitigation Description 2 AND 4 :t¥.~~!tY.~w.#.#~~~t~~::::::::::::::::::~::~::::::::::::::::::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: Drainage Control Plan 2 :P'#'j~~~~:~~~I::::::::::::::::::::::::::::~:::::::::::::::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::: :~::::::::::~::::::::::::::::::::::::::::::::::::::::::::::::::{:::::::::::::::::::::::::::::: Elevations, Architectural 3 AND 4 :~~~@.~~:¢~~~!i#:~::~:::~:::::::::::::::::::::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::: :::::::::::::/::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::~::::~::::::::::::::: Existing Covenants (Recorded Copy) 4 :~i~~g:~~~~~w.~~~~~~:¢8P.Y.h:::::::::::::::::::::::::::~ ::::::::::::::::}:::::\::: :::~::::::::::::::::::::::::::::: :::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::)::::::::::~:{::~:~~:~ Flood Hazard Data 4 .... ~ . :F!~~r::P~~:~:~~~::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::: :::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::/::::::::::::::::::::}:::::::: Geotechnical Reporb AND 3 :G.~~ding:f:ii~~;)j~~Pt~~(~:::):::::::::::::::::::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::: :::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::}:::::::: Grading Plan, Detailed 2 :~~~j§!:p~~:~§~~:::::\::::}::::::::::::::::::::::::::::::::::::::::::::::::::::: :JiI1.1;;f)::::: ::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::?::::::::: King County Assessor's Map Indicating Site 4 (~~~§p'i~~:fi~~~:~~~@i:~::::::}::::::::::::::::::::::::::::::::::: :::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::: :::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::}::::::::::::):::::::::::::::: Legal Description 4 i.i#8~:$~~~®~~~:ff.~:~@¥.~:::::::::::::::::::::::::::::::: :::::::::::::::::::::::::::::: :::::::::::::::::::::::::::::::~: ::::::::::::::::::::::::::~:::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: Mailing Labels for Property Owners 4 M~p.:~f::$j~~:~¥':@'~~~8#.:~:::::::::::::::::::::::::::::::::::::::::::: :::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::: :::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::»:::::<:::::<:::::::: Master Application Form 4 M9~~~#¢~~~i~~~~:~9~~th~~tf~:~:::::~::~::::::::::~::::: :::::~:~::~:::::::::::::::::::. ::::::::~::~:::::::::::::::}:: ::::::::::::~:::::::::::::::::::::::::::::::::::::::::::::::::::<::::::::::::::::::::::::::::: Neighborhood Detail Map 4 This requirement may be waived by: 1. Property Services Section 2. Public Works Plan Review Section 3. Building Section 4. Development Planning Section OEVELOPME CITY OF ~f,!;ANNING ''''ON JUL 15 2004 RECEIVED Q:\WEB\PW\DEVSERV\Forms\Planning\waiver.xls 01/06/2004 >EVELOPMENT SERVICES DIVISION WAIVER ~ SUBMITTAL REQUIRcl~NTS FOR LAND USE APPLICATIONS Parking, Lot Coverage & Landscaping Analysis 4 p.)~~:R.~~tf<?O~:~P:M1~}'~::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::: :::::::::::::::::::::::::::::::: ::::::::;:::;:;:::::;:;:;:::::;:::::;:;:::;:::::;:::::::::::::::::;:::::::::::::::;:::::::::::::: Postage 4 ~~ap'pii~~tj~8:M~ii~g:~~fi:i~ij:~:::::::::::::::::::::::::::;::::::::::: :::::::;:::::::::::::::;:;:;:;: ::::;:::::::;::;::;:;:::::;:;::: ;:;:::::::;:::::::::::;:::::::::::::::::::::::::::::::;:::::::::::::;:::::::::::::::::::::::::::~ Public Works Approval Letter2 R.~hat>l!iti,i~!#~:Rtfo~:f::::::::::::::::::::::::::::::::::::::::::::::::::::;:::;:::;:::::;:;::: :;;::;:::::::::::::;::::::::::; ::::;;;:::::::::::;:;:::::::;:;; ::;:;::/;:;:::::::::::::::::::;::::::::::::::::::;:::::::::::::::::::::::::::::::::::::::::::~ Screening Detail 4 ~ite:~I~~:~:~~~:::::;::::::::::::::::::::::::::::::::::;;;:;;;;:::;;::::::::;;:;:;:;::;;::;;:;:::;: ::;::;::::;:;:::::::::::::::::: :::;:;;::::::::::::;:::::::::::: ::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: Street Profiles 2 tti!¢:~¢P'P~:#.:?:i~~:9~#'~f~:~::::::::::::::::::::::::;:::::::::::;::::~::::: ::::::::::::::::::::::::::::::: :::::::::::::::::::::::::::::::: :::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::>:::::::::::::::::::::::::::: Topography Map3 i~~:~tg~i:~:::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::: :::::::::::::::::::::::::::::::: :::::::::::::::::::::::::::::::::::::::;:::::::::::::::<:;:::::::::::::::::::::::::::::::::::: Tree Cutting/Land Clearing Plan 4 1j~~lg~::P~19~:~~~~Y:P.~~9t:~~~~:::::::::;::: ::::::;;:::;::::;;::;:;:::::::: :::::::::::::::::::::::::::::::: ::::::}::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: Utilities Plan, Generalized 2 W~i~~:Mi~i~~:~:i:F.~:4::::::::::::::::::::::::::::::::::::::::::: ::%h~::::::::: ::>:::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::>: Wetlands Mitigation Plan, Preliminary 4 ~ We~!a~::R.ep.~!jtO~liil~a~~::::::::::::::::::::::::::::::::::::::::::::::::: :::::::::::::S~ :::::::::::::::::::::::::::::::: :::::::::::::::::::;:::::::::::::::::::::::::::::::::::::::;::::::::::::::::::::::::::::::::::::: Wireless: Applicant Agreement Statement 2 AND 3 Inventory of Existing Sites 2 AND 3 Lease Agreement, Draft 2 AND 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 3. Building Section DATE: ________________________ __ 4. Development Planning Section DEVELOPMENT CITY OF AErrr~~N/NG JUL 15 2004 1 ECEIVED Q:\WEB\PW\DEVSERV\Forms\Planning\waiver.xls 01106/2004 • 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 ) ) COUNTY OF KING ) ffJ, Ke ();w16> I!}IM/;? ~vI!tH1-. being first duly sworn on oath, deposes' and says: r -- 1. On the \3111 day of J'v Ii . ~t' ~ I installed I public infos:ation sign(s and plastic flyer box on the property located at '::L . . for the following project: (d~namnj ~ Ct:t:dL R.t chl'lf!-l) ?tW Owner Name 2. I. have attached a copy of the neighborhood detail map marked with an "X" to indicate the location of the installed sign. 3. This/these public information sign(s) was/were locations in conformance with the requirements of Ch~'t6f' Code. Washington, DEVELOPMENT PLANNING CITY OF RENTON residing My commission expires on ·.JUL 1 5 200~ RECEIVED Q:' WEB\PW\DEVSERV\Fonns\PJanning\pubsign.doc08/27/03 • • ··1 ? . • .. '~,;P.RO.POS&[)LAN£i;tJsli ACTION " - . . .. ':-. ;.,. ", r. .. ~. . o :r~-'ff~'rlf~l,if~'l' pr81lS8refe.'(ent~ ~ P.'OiElCi~. ~f IIOj , 8;5."»:14-. -I : .'.. /' "~~(~Ii~~fe~".:thl~:pn;~~'MO~, . . -V",', ' , .• ', V . Jll~t?lller: lnsfniCtiOri1i: '.' ,. ; . .~ .... I , Uso~-X ~.)t 1ZPOs~ , :~:~')("~1~~~~J? ',' ' , :'~1'r.cx3!i'~'V~ f;:.I\GB,~LTS.-WJWAsHER$ ,,5t~ __ , ... : .... ~ Q:' WEB\PW\DEVSERV\Fonm\Planning\pubsign.doc08/27/03 • .. . .". '.' : ., C) N ~,,'" J" ~,J ", •••. :. I" ... \.-, :1..'/ • Ii"; . :. , , ... - August 26, 2004 Laureen Nicolay City of Renton 1055 South Grady Way Renton, W A 98055 eELOPMENT CITY OF RE~~%N/NG AUG 2 7200~ RECEIVED Re: Cottages at Honey Creek Subdivision Variance -Tree cutting / land clearing Dear Laureen: g r 0 Up Please accept the following as my formal request for a tree cutting / land clearing variance. Variance Request: To replace an existing culvert, install utility lines (water, sewer, storm, cable, gas, power), and install curb, gutter, and sidewalk across Honey Creek. This work is required by the City of Renton to subdivide the subject property. The variance is required because some or all of the described work will take place within 15' of Honey Creek. Reasons / justifications for variance: Undue Hardship • Access to the Property: Access to this parcel was limited due to past development on the South and West property lines. No access roads or easements were established to allow this parcel access except from Sunset Blvd. (SR-900). The property to the East is owned by the City of Renton for a proposed water reservoir. No access is proposed from that side either. Therefore, the current and proposed access to the property is from Sunset Blvd. to the North. The existing and proposed access crosses Honey Creek which traverses the property from East to West. This ONLY location for access will require improvements to the Creek crossing. Currently the creek crosses the existing gravel driveway through two (2) 24" culverts. During heavy rain, the Creek overflows the culverts and floods 27013 Pacific Highway South -PMB #353 Des Moines, WA 98198 253.859.3750 Co) 253.859.3738 Cf) www.davisconsultinginc.com the existing driveway. The City Public Works Department has mentioned at the pre-application conference a plat requirement to upsize the Creek crossing capacity to handle a fully developed 100 year storm event. This will require either a large bottom-less culvert or a bridge to achieve this condition. In addition to the creek capacity requirement, a roadway section of 25 feet of asphalt, curb, gutter, and 5 foot sidewalk will be required to provide access and emergency services to the development. This combination of limited point of access, drainage capacity, and roadway section is driving the need to clear, grade and perform construction activities within the buffer of Honey Creek. • The applicant suffers undue hardship due to The City of Renton code requires the installation of a minimum roadway 42' wide to subdivide the subject property. An existing culvert (approx. 25' wide) crossing Honey Creek provides access to the existing home. The City of Renton code will not allow a 25' roadway to serve the proposed subdivision. • The applicant suffers undue hardship due to no other viable access to the subject property. The southerly property is Hazen High School, the westerly property is fully developed as apartments (Honey Creek apartments). The variance will not be materially detrimental to the public welfare. • The variance will not be materially detrimental to the public welfare. By providing additional housing to the public the granting of this variance will improve the public welfare. • The variance will not be materially detrimental to the public welfare. The subdivision proposal includes a pedestrian access from the subdivided lots to Sunset Blvd allowing safe pedestrian access to bus lines, schools, and shopping. Special Privilege • Other property owners (including governmental agencies) have accesses which cross Honey Creek (including public roadways such as Duvall A venue, and Sunset Blvd ). The granting of this variance will provide the same privilege to the applicant as other property owners. Minimum Variance • The existing culvert across Honey Creek is installed at the creek's minimum width. Therefore replacing the existing culvert and providing utility crossings at this location will be the least amount of impact on Honey Creek. -2- ..t • "'" JA , . • • The applicant is proposing the minimum road width as allowed by the City of Renton code (42') • The applicant will abide by the recommendations issued by the City of Renton ERC, to minimize the impacts to Honey Creek. Therefore I request your approval of this variance. Thank you for your attention to this matter. If you should have any questions please call me at the number listed above. -3- .--..... Roberta Martin From: Sent: To: Cc: Subject: Hello, • Nancy Weil [NWeil@ci.renton.wa.us] Thursday, July 15, 2004 9:21 AM Roberta Martin Laureen Nicolay Re: follow up • The variance justification was received. We are reviewing it this morning for acceptance. It has been determined that the variance request does require a fee of$250.00. We will not be able to accept the project until we this fee is received. Please contact me or Laureen Nickolay with further questions. Nancy Weil Associate Planner City of Renton Development Services 425-430-7270 nweil@ci.renton.wa.us »> "Roberta Martin" <RobertaM@davisreg.com> 07115/2004 8:10:19 AM »> Good morning Nancy, Mike has asked that I follow up to confirm that you received his e-mail re: variance application for the Cottages at Honey Creek. Could you let me know if you received that information please. Thank you so much. Roberta Martin, Exec. Asst. Davis Real Estate Group 1201 Monster Rd. Ste. 320 Renton, W A 98055 PH: 425-228-5959 FX: 425-226-9227 RobertaM@davisreg.com DEVELOPMENT PLANNING CITY OF RENTON JUL t 5 2004 RECEIVED This message has been scanned by the City of Renton's filtering gateway. 1 COTTAGES AT HONEY CREEK PROJECT NARRA TIVE The project is called Cottages at Honey Creek located at 4821 Sunset Blvd. NE., Renton. The project is to subdivide 3.71 acres of undeveloped property into 27 single-family residence and one commercial lot. Permits required: Land Use action approval, construction, utilities, building permits, Land clearing variance (work within 15' of the stream), Slope variance/modification (2tol created slope to "stage" equipment), Overlay District "B" modification for garage fac;ade, and parking location. Zoning designation: The project is zoned Center Neighborhood (CN) with residential zoning to the West and South, and CN again to the East. Current Use: Single family one residence with outbuildings and sheds Special features: Honey Creek crosses the northerly portion of the site Soil Type/Drainage: The site is comprised of Alderwood soils (see soils report). The southerly portion of the site drains towards the north over the ground into Honey Creek. The area along Sunset Blvd. Sheet flows through the vegetation into the creek. The existing gravel road drains over the vegetation and into the creek. Proposed use/access: The project is to develop the site into 27 single-family detached units and two commercial units along Sunset Blvd. The project is proposed to access off of Sunset Blvd. at or near the existing driveway access pOint. The project density is proposed at 10.46 units to the acre with lots ranging from 2,500 to 6,000 square feet. Proposed Off site improvements: Th~ frontage of the project is along Sunset Blvd. This section will widened to meet the City requirements with curb, gutter, sidewalk and streetlights. Total estimated cost / Fair market value: Estimated cost of construction $800,000/ Fair Market value of lots at completion: $3,200,000 Estimated quantities: Approximately 2000 cubic yards of material will be moved on site. This material is planned to remain on site for road, utility and house construction. Trees removed: The trees to be removed are various in size and type. A tree cutting and clearing plan have been provided to identify the number, type, and sizes. Dedication to the City: The proposed road, sewer, and water extensions are proposed to be dedicated or conveyed to the City upon completion and acceptance. Proposed size, number and range: The proposed lots range from 2,500 square feet to 6,000 square feet. The project proposes to create 27 single-family units and one commercial unit. lob shacks, sales trailers, and model home: A Job shack, sales trailer, or model home is not proposed at th-is time. 45.00' 44.7J 01 "w 134.54' " ) ~ 102.06' 62.06' 19 ~88°39'01 "w 71.98' 18 4- 9'01 "w 64.59' 0' I 27.59' /" 1 0 10 Aq-I ' q-!~ q- I"'") 4f"~o f-· ~~~ I ...... ~ q-~ _. 5"(0 NO ) 14 ~~13 24 N88°39'01 "w / 23.07' ~ (0 (0 I ~ ~. 50.00' ..r", q.,,Y .~. ~ .. ~ ~ N8B E N88°~ 37.( .~ ~~t-~ t- q-, (0. w (0 A I"'") q- A I"'") q-. "I CO :-1""--o -,.. 12 J-U (0. !,",O q-CO "I' ....... ...... co o 71! NLf) I"'")q- o ...... • 0'> ...... ...... q-, o "II"'") 11: z 10?'" 'I 9 ~WW~ ~LNncN 'SIl' ,~~ 1i? ~ .:xr ):. Qr-ITJ ~ ::<0 o Ci") o~ ITJ N 'Tlm -""'-I .:o~ m ~ ~~ ~ ~ 4i!l ~ " I . " , '':', ~~ l' '\: .. ~4... .. ~ " . '. .. '. -.... " ." . I\.' . ~ 1-; ",X\\ \ .. ' ' . r .' ') .J ~/ +-1 . / • COTTAGES AT HONEY CREEK CONSTRUCTION MITIGATION DESCRIPTION The proposed development is anticipated to start construction in the spring of 2005. The amount of construction necessary will require about four months of on site construction and utility installation. The construction will be performed between 7:00 AM -4:00 PM, Monday / through Friday until completed. The on-site construction of the street, storm water vault, and utilities will generate excess material. The excess material will be spread and compacted over the proposed lots to bring the house pads to a grade within two feet of the road surface. There is no anticipated export of material planned at this time. The site should have a balance of cut and fill during the design phase. Traffic control will be required on Sunset Blvd. A plan will be provided at the time of the construction pre-con allowing for contractor input. There is no plan of road blockage or closure. Construction access will enter and exit from Sunset Blvd. There is currently a center tum lane on Sunset that will allow construction traffic to minimize impacts to the normal traffic on Sunset. DEVELOPMENT PLANNING CITY OF RENTON . ,JUL 1 5 ~004 RECEIVED '. DEVELOPME CITY OF'tk~~~N/NG ENVIRONMENTAL CHECKLIST AUG 2 72004 . Purpose of checklist: ReceIVED The State Environmental Act (SEPA), chapter 43.21C RCW, requires all governmental agencies to consider the environmental impacts of a proposal before making decisions. An environmental impact statement (EIS) must be prepared for all proposals with probable significant adverse impacts on the quality of the environment. The purpose of this' checklist is to provide information to help you and the agency identifies impacts from your proposal (and to reduce or avoid impacts from the proposal, if it can be done) and to help the agency decide whether an EIS is required. .' A. Background 1. Name of proposed project, if applicable: Cottages at Honey Creek 2. Name of applicant: Davis Consulting, Inc. 3. Address and phone number of applicants and contact person: Applicant: Davis Consulting, Inc. 27013 Pacific Highway South PMB#353 . Des Moines, WA 98198 4. Date checklist prepared: August 24, 2004 5. Agency requesting checklist: City of Renton Contact: Mike Davis 425-228-5959 6. Proposed timing or schedule (including phaSing, if applicable): April2005 7. Do you have any plans for future additions, expansions, or further activity related to or connected with this proposal? If yes explain: . No' . . 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal: Transportation Consulting NW has prepared a Traffic Study for the project dated May 31, 2004. Cornerstone Geotechnical, Inc. has prepared a Engineering Report for the project dated May 7, 2004. 1 Geotechnical 9. Do you know Whe.r applications are pending for gov'nment approvals of other proposals directly affecting the property covered by your proposal? If yes Explain: None known. 10. List any government approvals or permits that will be needed for your proposal, if known: . City of Renton approval of platting, site plan approval, engineering plan approval, utJ7ity construction permits, and building permits. A WSDOT right-of-way permit may be required. 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. There are several questions later in this checklist that ask you to describe certain aspects of your proposal. You do not need to repeat those answers on this page. (Lead agencies may modify this form to include additional specific information on project description.) The eroposal is to develop an existing 3.17 acre parcel into 27 single- family residential building lots and one (1) commercial lots along Sunset Blvd. 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including street address, if any, and section, township, and range, if known. If a pro!)osal would occur over a range of area, provide the range of boundaries of the site(s). Provide a legal aescription, site plan. vicinity map and topographic map, if reasonably available. While you should submit any plans reqUIred by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. The site is located in northeast Renton east of Duval Avenue NE and South of Sunset Blvd. NE. The site currently has an existing residence. The site address is 4821 Sunset Blvd. NE. Parcel 516970-0070 in the SE * of the SW * of Sec 3, T23N, R5E, . w.M. B. Environmental Elements 1. Earth a. General description of the site (circle one) Flat, rolling, hilly, portion steep, slopes, mountainous. other . . . b. What is the steepest slope on the site (approximate percent slope)? 30% c. What general types of soil are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any prime farmland: Glacial Till 2 d. Are there surface i.cations of or history of unstable • in the immediate vicinity? If so, describe: No e. 'Describe the purpose, type and approximate quantities of any filling or grading proposed. Indicate source of fill: Approximately 2,000 cu yd of select imported fill material will be needed for road base and for general site fill f. Could erosion occur as a result of clearing, construction or use? If so, generally describe: Yes; erosion could occur during construction. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? 25% h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: 2. Air Silt fabric fencing, sedimentation ponds, and swales will be utilized during construction. a. What types of emissions to the air would result from the proposal (i.e., dust, automobile odors, industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known: Emissions from construction equipment, dust during construction. b. Are there any off-site sources of emissions or odor that may affect your proposal? If so, generally describe: , No c. Proposed measures to reduce or control emissions or other impacts to air, if any: Construction equipment will meet current State and Federal emission requirements; dust control (water) will be provided during construction. 3 3. Water a. Surface: 1) Is there any surface water body on or in the immediate vicinity of the site (including year-round and seasonal streams, saltwater, lakes, ponds and wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into: Honey Creek is a seasonal (intermittent) stream that crosses through the northern part of the site. 2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans: Yes. New home and roads will be constructed within 200 Feet of the stream. The existinp roadway crossing Honey Creek will be improved to provide 2-way Ingress and egress across the creek. However, adequate buffers wl11 be provided For stream protection along the project area. 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface waters or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material: N/A. " " 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known: No. 5) Does the proposal lie within a 100-year floodplain? If so, note location on the site plan: Not known 6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and antiCipated volume of discharge: "No. b. Ground: 1) Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities if known: No. 4 2) Describe waste ma_al that will be discharged into th40und from septic tanks or other sources, if any (for example: Domestic sewage: industrial. containing the following chemicals ... : agricultural: etc). Describe ttie general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve: N/A c. Water runoff (including storm water); 1) Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities,! if known). Where will this water flow? Will this water flow into other waters? IT so describe: . Storm runoff will be piped to a detention/water quality vault and then discharged back into the stream. 2) Could waste' materials enter ground or surface waters? If so, generally explain: . . Household spills could enter the storm system. d. Proposed measures to reduce or control surface, ground and runoff water impacts. If any: . Storm water BMP's (Best Management Practice) will be incorporated into the project to minimize suiface and ground water impacts during and after construction. City of Renton standards for BMP's will lie incorporated and shown on the utility plan. 4. Plants a. check or circle types of vegetation found on the site: XXX deciduous tree: red alder, big leaf inaole, black cottonwood, pacific willow XXX evergreen tree: Douglas fir, westem red cedar, westem hemlock XXX shrubs: vine maple, Indian plum, red elderberry, wild rose, salmonberry, willows, twinberry, hardhack, blackberries XXX grass: miscellaneous unidentified grasses and forbs. pasture __ crop or grain __ wet soil plants: cattail, buttercup, bulrush, skunk cabbage, other . __ water plants: water lily, eelgrass, milfoil, other __ other types of vegetation b. What kind and amount of vegetation will be removed or altered? All vegetation within road rights-of-way will be removed. ApproXimately 75% of the site will be cleared and re-graded. 5 c. List threatened or endangered species known to be on or near the site: None known. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: Landscaping will be provided by homeowners. 5. Animals a. Circle any birds and animals which have been obserVed on or near the site or are known to be on or near the site: birds: hawk, heron, eagle, SOnqbirds,hother ___ _ mammals: deer, bear, elk, beaver, ot er...,------;-; ___ _ fish: bass, salmon, trout, herring, shellfish, other ____ _ b. List any threatened or endangered or endangered species known to near or on the site: None known. Honey Creek does not appear to be a salmonid stream through this reach. . c; Is the site part of a .migration route? If so, explain: No. d. Proposed measures to preserve or enhance wildlife, if any: The stream corridor through the site will be preserved. Buffers will be provided as may be requirei[. A new box or arch culvert at the improved roadway crossing can provide an enhanced gravel bottom instead of the existing concrete pipe culverts at the existing road crossing . . . 6. Energy and Natural Resources a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used for heating, manufacturing, etc.: . Electricity and natural gas will be used to meet the project's energy needs. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe: No. 6 c. What kinds of enen.conservation features are include. the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: Homes will be constructed to Washington State energy code requirements. 7. Environmental Health a. Are there anr environmental health hazards, including exposure to toxic chemicals, risk 0 fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so, describe: Unknown at this time 1) Describe special emergency services that might be required. N/A 2) Proposed measures to reduce or control environmental health hazards, if any: N/A b. Noise 1) What types of noise exist in the area which may affect your project (for example: Traffic, equipment, operation, other)? Traffic 2) What types and levels of noise would be created by or associated with the project on a short-term or a long-term basiS (for example: traffic, construction, operation, other)? Indicate what hours noise would come from the site. Short ten» noise associated with construction equipment. Long term noise assodated with 27 new single Family homes. 3) Proposed measures to reduce or control noise impacts, if any: Construction equipment will meet State and Federal noise regulations. 8. Land and Shoreline Use a. What is the current use of the site and adjacent properties? Surrounding property to north, south and east is single-Family. To the west is a school b. Has the site been used for agriculture? If so, describe: 7 No e' c. Describe any structures on the site: There is an existing single family residence on the site along with outbuildings and sheds . d. Will any structures be demolished? If so, what? ALL e. What is the current zoning classification of the site: C-N with a Residential Overlay District B f. What is the current comprehensive plan designation of the site? Center Neighborhood. g. If applicable, what is the current shoreline master program designation of the . site? . N/A h. Has any part of the site been classified as an lIenvironmentally sensitivell area? If so, specify: Yes. Honey Creek that flows intermittently through the northem part of the site may be classified as an "environmentally sensitive" area. i. Approximately how many people would reside or work in the completed project? 2 j. Approximately how many people would the completed project displace? 2 k. Proposed measures to avoid or reduce displacement impacts, if any: None I. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: Proposal conforms to Comprehensive Plan and Zoning Code. 9. Housing a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing: 27 new middle income. 8 b. Approximately how many units, if any would be eliminated? Indicate whether high, middle, or low-income housing: 1 -middle income c. Proposed measures to reduce or control housing impacts, if any: Mitigation Fees. 10. Aesthetics a. What is the tallest height of any proposed structure(s). not including antennas: what is the principre exterior building material(s) proposed? 35 foot Woott. concrete, wood products b. What views in the immediate vicinity would be altered or obstructed? None. c. Proposed measures to r~duce or control aesthetic impacts, if any: None. 11. Light and Glare a. What type of light or glare will the proposal produce? What time of day would it mainly occur? Light and glare associated with 27 new homes plus st~et lighting. b. Could liqht or glare from the finished project be a safety hazard or interfere with views? . No c. What existing off-site sources of light or glare may affect your proposal? None. d. Proposed measures to reduce or control light and glare impacts, if any: None. 9 ., , . 12. Recreation a. What designated and informal recreational opportunities are in the immediate vicinity? Coal Creek Park, Gene Coulon· Park, Sierra Heights Park, Honey Creek Greenway b. Would the proposed project displace and existing recreational uses? If so, describe: No c. Proposed measures to reduce or control impacts on recreational opportunities to be provided by the project.or applicant, if any: Pay City of Renton Park Fee 13. Historic and Cultural PreselVation a. Are there any places or objects listed on, or proposed for, national, state, or local preservation registers known to be on or next to the site? If so, generally describe: None known. b. Generally describe any .Iandmarks or evidence of historic, archaeological, sCientific, or cultural importance known to be on or next to the site: None known. c. Proposed measures to reduce or control impacts, if any: N/A 14. Transportation a. Identify public streets and highways serving the site, and describe proposed access to the existing street system. Show on sIte plans, if any: The property abuts Sunset Highway (SR 900) just East of Duvall Ave. Access to the site will be from Sunset Highway From a newly constructed public street. 10 b. Is site currently se!d by public transit? If not, what~ the approximate distance to the nearest transit stop? . Metro Bus route MT 240 has a stop at the i(1tersection of Sunset & Duvall, approximately 0.10 mile west of the site. c. How many parking spaces would the completed project have? How many would the project eliminate? Two parking spaces per lot plus the garage. d. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe (indicate whether public or private). Yes. A new public road will be constructed to provide access to the ~~~m~~ . e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. No f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur: The project would generate 158 average daily trips. When the existing 10 dailY trips from the existing home to be displaced are taken into account, the :project will generate a net 148 average daily drips. The driveway volume will be 15 PM Peak hour trips and 12 AM peak hour trips. AM peak will occur sometime between 7:00 and 9:00 AM. PM peak will occur sometime between 4:00 PM and 6:00 PM. g. Proposed-measures to reduce or control transportation impacts, if any: No measures are needed or proposed. However, the project will be assessed a transportation impact fee of $11,100.00. We also request the City consider the alternate channelization concept included in the traffic impact analysis which retains the left tum access for this site as well as the opposite apartment complex while providing adequate queue storage at the adJacent Duvall intersection. 15. Public Services a. Would the project result in an increased need for public services (for example: fire protection, police protection, health care, schools, other)? If so, generally describe: The project will result in an increased need for all public services. 11 ~ . b. Proposed measures to reduce or control direct impacts on public services, if any: ' Increased tax base pal's for seIVices. Parks, fire, sewer and storm water mitigation fees will also be paid. 16. Utilities a. Circle utilities currently available at the site: electricity, natural gas, water, refuse seIVice, telephone, sanitary sewer, septic system, other. b. Describe the utilities that are proposed for the project, the utility providing the service and the general construction activities on the site or in the immediate vicinity which might be needed. Sewer, Water and Public Access -City of Renton Power and Natural Gas -Puget Sound Energy Phone -Owest Cable Television -Comcast Internet Access -Comcast c. SIGNATURE The, above answers are true and complete to the best of my knowledge. I understand that the lead agency is relying on them to make a decision. Signature: Name Printed: t}11 /L.-c [J:M~ Date Submitted: g/Zb /0 i I t 12 0' \ , ,,~, Decision Criteria for Overlay District B Project: Site Layout On site open space Minimum Land area Minimum lot size Maximum lot coverage Setbacks Setbacks Cottages at Honey Creek The design as submitted provides access and infrastructure to serve the single family dwellings as contained in the subdivision regulations. None required /50' stream buffer along Honey Creek Provided (see plat map) No minimum lot size required. All buildings comply with the 65% lot coverage. All buildings comply -5' planned / 3 ' required Detached accessory garages Not applicable Building design standards 1) Modulation 2) Private entry Max building length Building location DEVELOPMENT PLANNING CITY OF RENTON 0" JUL 1" 5 2004 RECEIVED Garage Structure Max units per building Max. Height Provided Provided Planned homes / buildings are less than 30' wide 100' is aliowed Appearance of a single family neighborhood -The project IS a single family neighborhood. Connection -all homes are connected with roads and sidewalks for pedestrian access. Front facades -The project complies with both criteria: the front fa9ade facing the road with a landscaped pedestrian connection, and the entry feature facing the front yard. The garage structures do not open directly onto a principle or minor arterial street. One unit per building planned / four units per building allowed. All buildings are less than the 35' height allowed. Parking location , ,,~. Enclosed structure -provided for each home Garage fa~ade -This requirement tends to contradict with the building location criteria. The idea of the appearance of a single family neighborhood is that the garage entry and the home entry (front door) are usually on the same fa~ade Therefore, the subject plan provides for a the appearance of a single family neighborhood with both the garage and front entry door on the same fa~ade. It appears this criteria is design for multiple dwelling units in the same building, the language "main entry" indicates that there are multiple entries. Modification will be required Guest spaces -Requirement .25 per dwelling unit / 2.0 provided. Each home has two guest parking spaces in the driveway Surface Parking -Not required or provided Parking location in relation to the building. The requirement is that the parking must be located to the rear of the primary structure or in a detached garage with rear access. The two lots facing Union Ave meet this requirement. The additional four lots to the rear do not meet this requirement. The idea of the appearance of a single family neighborhood is that the garage entry and the home entry (front door) are usually on the same fa~ade. It appears this criteria is design for multiple dwelling units in the same building, the language "main entry" indicates that there are multiple entries. Modification will be required. I .• I\,.' \~ e i: ) .~ CITY OF RENTON FIRE PREVENTION BUREAU MEMORANDUM DATE:· February 16, 2004 TO: Susan Fiala, Senior Planner FROM: Jim Gray, Assistant Fire Marshal SUBJECT: Sunset Town Homes, 4821 NE Sunset Blvd. ( REVISED) Fire Department Comments: 1. Afire 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 ar:ea, the minimum fire flow increases to 1500 GPM and requires two hydrants within 300 feet of the structure. The [mal fire flow requirements will be based on the total square footages of the attached town homes. The attached town homes will be considered one building for fire flow requirements. 2. A fire mitigation fee of $488.00 is required for all new single-family structures. 3. All lots over 500 on the dead end roadway are required to be sprinklered. Lots 11-23, and lots 28~9. If.any p~rtion is over 700 feet .on the dead end access, a secondary aCcess IS requIred. 4. All building addresses shall be visible from the public street Please feel free to contact me if you have any questions. DEVELOPMENT PLANNING CITY OF RENTON . JUL.1 5 2004 RECEIVED '. To: From: Date: Subject: ..~e ) Susan Fiala Juliana Fries CITY OF RENTON MEMO PUBLIC WORKS February 24, 2004 PreApplication Reyiew Comments PREAPP No. 04-020 Sunset Townhomes 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 the town homes, located at 4821 Sunset Blvd, and have the following comments: WATER i. . There is an existing 10-inch DI water main along the west property line (Dwg W -0903). 2. There is also a 12-inch water main along NE Sunset Blvd (see Dwg W-0315). 3. New water mains will de required to connect the existing water main (to the west) to the 12- inch water main in Sunset Blvd NE. A water main shall also be extended to the east property line. Size 0 f t he new water mains will depend on fire flow demand. A 15 feet easement along the water main will be required. 4. Fire flow was not determined at this time. More information is needed. Additional' fire hydrants will be required to provide fire protection to the development. 5. Static pressure in the vicinity is 70 psi. 6. The proposed project is located in the 565-water pressure zone and is within Aquifer Protection Zone 2. 4. The Water System Development Charge (SDC) of $ 1,525.00 per new lot will be required. A credit for the existing house will apply. SANITARY SEWER 1. There is an existing 8-inch sewer main on Sunset Blvd NE (see Dwg S-1861). 2. There is also a 8-inch sewer main on the property to the west, with an easement up to the subject site (see Dwg S-0446). 3. Sanitary sewer mains. will be required to serve the new town homes. A sewer main extension to the east arid south property line, at minimum slope will be required. \ Sunset Townhomes 02/2412004 ) Page 2 4. Individual side sewers are required for each new lot. 5. Existing ·septic systems shall be abandoned in accordance with King County Health Departrrient prior to recording of the plat. 6. This parcel is subject to the Honey Creek Special Assessment District (SAD == $250.00 per lot). Fees are collected at the time the utility construction permit is issued .. 7. The Sanitary Sewer System Development Charge (SDC) of $900.00 per single family residence will be required. This fee is payable at the time the utility construction permit is issued. SURFACE WATER 1. The site drains to Honey Creek. Due to downstream flooding and erosion problems, staff will recommend as a SEPA condition this project .to comply with the 1998 King County . Surface Water Design Manual to meet both detention (Level 2 flow control) and water quality (basic) improvements. 2. According to City of Renton records, Honey Creek crosses the's ite. The drainage report should address the drainage course, with an analysis of the upstream tributary area. 3. Any structure proposed to cross the creek will have to be sized considering flow from total tributary. area (full build out scenario of upstream tributary area). . 4. The Surface Water System Development Charges (SDC) of $715.00 per new single family lot will be required. STREET IMPROVEMENTS: /1. The project will be required to install curb/gutter, sidewalk, storm drainage, street paving, street signs and street lighting along the frontage of the parcel on Sunset Blvd NE (if not already in place). . TRANSPORTATION 1. The traffic mitigation fee of $75 per additional generated trip, at a rate of 9.57 trips per new single-family residence will be required .. 2. All wire utilities shall be installed underground per the City of Renton Undergrounding Ordinance .. GENERAL COMMENTS 1. All plans shall conform to the Renton Drafting Standards. 2. If you have any questions, please call me at (425) 430-7278 cc: Kayren Kittrick ) '# DATE: TO: FROM: SUBJECT: -e ) CITY OF RENTON Planning/Building/Public Works MEMORANDUM February 26, 2004 Pre-Application File No. 04-020 Susan Fiala, Senior Planner, (425) 430-7382 Sunset Townhomes General: We have completed a preliminary review of the pre-application for the above- referenced development proposal. The following comments on development and permitting , issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification andlor concurrence by official decision-makers (e.g., Hearing Examiner, Zoning Administrator, Board 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 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 $55, plus tax, from the Finance .Division' on the first floor of City Hall." Project Proposal: The subject site is addressed as 4821 Sunset Blvd. NE. The site is located east of Duvall Ave. NE and south of Sunset Blvd. NE and is approximately 3.69 acres (gross) in area. The parcel currently contains a single family residence and outbuildings which are proposed to be demolished. The proposal is to subdivide the land into 33 lots for eventual development of attached town homes. Honey Creek crosses the site from west to east with a 25 foot buffer proposed. A storm water detention facility is proposed to the south of the creek. Zoning: The subject property is located within the Center Neighborhood (CN) zoning designation and is in the Suburban Centers Residential Overlay Districts -Areas A and B. The intent of the CN zone is to provide suitable pedestrian oriented environments for neighborhood scale retail and commercial development, and to serve the needs of the neighborhood abutting or adjacent to the Center. Floor ar~a, heights and density are intended to recognize the function of the Center and surrounding neighborhoods. The use of the site for attached townhouses (up to 4 consecutively attached) would be considered a primary permitted use in the CN zone provided the site is developed in a manner that is consistent with the intent of the CN zone and the Overlay District development standards. The Comprehensive Plan Land Use deSignation is Center Neighborhood. The project's inclusion of residential and its location within the Suburban Centers Residential Overlay District would require the project's compliance with the standards of both the CN zone and the District overlays. The district standards are addressed in the memorandum provided by the City's Long Range Planning Section (see attached). ' Density Requirements: The allowed density range in the CN zone is a minimum of 10 dwelling units per acre (dulac) to a maximum of 15 dulac. The Centers Overlay District permits a density bonus of up to 36 dulac when architectural innovation is demonstrated in the design of the project. This may be accomplished through the modification process of RMC 4-3-095E and the design criteria of RMC 4-9-250D3. i Sunset Townhomes Pre-Application File No. 04-020 Page 2 of 5 Density was not provided' in the pre-application materials. However, staff estimated the proposed density for 33 lots/units on the site would be approximately 12.0± dulac which is within the required density range after estimating the required deduction for the public street.. In order to calculate net density, critical areas, public streets and private streets (serving 3 or more lots) are deducted from the gross area of the property. The square footage of those applic,able to the proposal would need to be provided at the time of formal submittal. Development Standard~: The. development of the site would require compliance with the applicable standards of the Residential Overlay District B criteria and the CN zone as discussed below. ' Lot Size -There is no minimum lot size required in District B. Minimum Land Area per Dwelli~g Unit - A minimum of 1,200 square feet of land area per unit, including 250 square feet of landscaped yard abutting the unit is to be provided. The average lot size proposed would be 2,100 sq. ft. . . Lot Dimensions -There are no minimum requirements for lot width or depth within the CN zone or the Residential Centers District. Lot Coverage -The maximum area permitted for building lot coverage is 65% of the lot area. Setbacks -The CN zone requires a minimum front yard setback of 10 feet and a maximum front yard setback of 15 feet. A side or rear yard setback is not required unless the property abuts a residentially zoned property, in which case a minimum setback of 15 feet is required. The site does abut a residentially zoned prpperty and thus is applicable in this case. . The minimum. setback may be reduced through the Site Plan Review Process. A request by the applicant for this modification would be required. The maximum setback may be increased if the project meets specific criteria outlined in the CN zoning development standards. Building Limitations -The building design standards of District B require variation or modulation of vertical and horizontal facades at a minimum width of 2 feet at intervals of 40 feet for each building face. In addition, private. residential entry features which are designed to provide individual' ground floor connection to the outside are required. Compliance can not be determined as no elevations have been provided. Garage entrances are not permitted to face an arterial. . Building Height - A maximum building height of 35 feet is permitted per the Bonus District B development standards. Since· no elevations have been submitted, compliance can not be determined. ' Landscaping - A 10 foot landscaped width along the street frontage would be required along Sunset Blvd NE. The width of the landscape strip may be reduced as allowed through the site plan review process. When a commercial lot is abutting a property zoned residential, in this case CN abuts R-8, a 15 foot wide landscaped visual barrier consistent with RMC 4-'11-120 is reqLiired or a 10 foot sign-obscuring landscape.strip may be allowed through the site plan review process. All landscape areas are to include an irrigation system. . .' Pedestrian Access -The CN zone requires a pedestrian connection from the street to the .. entrances of"the buildings. The provision of this connection must be shown and clearly noted (can be denoted by striping or use of materials) on the formal site plan. Pedestrian connections between parking areas, buildings, public sidewalks and adjacent properties are required as part of Site Plan Review. Screening ...:. Outdoor storage is not permitted . in the CN zone. Outdoor loading, repair, maintenance or' work areas, if any, must be screened' from adjacent or abutting residential properties with a fence, landscaping, landsc"aped berm, or combination thereof. All surface- mounted utility or mechanical equipment and rooftop equipment must be screened from public view. . . 020 _SunsetTownhomes.doc\ ·' Sunset Townhomes Pre-Application File No. 04-020 Page 3 of 5 -e ) Refuse/Recyciables -RMC4-4-090 provides standards for refuse and recyclables. Garbage . dumpsters, refuse compactor areas and recycling collection areas must be fenced or screened. Dumpsters are not permitted within required setback areas, as well as within 50 feet of a residentially zoned property. Staff suggests that the applicant check with Rainier Waste Management for approval of the location and access to the refuse and recyclable area(s). Access, Parking and Circulation: Access to the site would be from Sunset Blvd. NE coming from the northeast portion of the subject site. From the pre-application materials, it appears that a public street with a reduced right-of-way to 42 feet is proposed to serve the development. A request for a modification to street standards would be required to be submitted by the applicant for the proposed reduced right-of-way from 50 to 42 feet. The modification would be reviewed administratively. Private streets are allowed for access to six or less lots, with no more than 4 of the lots not abutting a public right-of-way. The street is to include a minimum easementwid~h of 26 feet with 20 feet of paving. Private driveways may serve a maximum of. two lots and must have a mi~lmum easement width of 20 feet with 12 feet of paving. It is not clear if the "lots" labeled A and B are access easements, if so, they may only serve two lots. At the time of formal land use application, these easements must be clearly dimensioned and labeled. Parking -Parking regulations are based on land use. Parking regulations require a minimum of 2.00 parking spaces per detached and semi-attached dwelling unit. For attached dwellings, 1.75 spaces per unit is required. Any changes in the proposed use would require different parking ratios. (See' RMC 4-4-080F) . . Furthermore, if a revision to the amount of parking is needed, a request for modifications to the parking requirements would be required to be submitted by the appliGant'with the formal land use application. The request woul!;! need to clearly demonstrate how the project provides a , sufficient amount of spaces. . Driveway and Street Grades: The maximum slope of a driveway can not exceed fifteen percent (15%), provided that driveways exceeding eight percent (8%) are to provide slotted drains at the lower end of the driveway. The Board of Public Works may allow a driveway to exceed 8% but not more than 15% slope upon proper application· in writing an for good cause shown. If the grade exceeds 15%, a variance from the Board .of Adjustment is required. The grade on any public street must not exceed 15% except for within ;:lpproved hillside subdivisions. . . Modification Procedures: In order to consider modifications requested in conjunction with projects lopated within the suburban centers residential overlay district, a project must tirst demonstrate superior design as well as compliance with modification criteria established specifically for the overlay district. ' Requests for modification must be submitted in writing with the formal land use application, or prior to formal application, if desired (staff recommends addressin'g these issues prior to application). The specific standard and reason for the requested modification must be provided. It must be demonstrated that the proposed modification conforms with the intent and purpose of the overlay district. Information regarding modifications is provided in the handouts. The modification request can be accomplished by providing City Staff with a detailed site plan and architectural elevations depicting the proposed project. In addition, the applicant would need to provide a project narrative with a detailed modification justification narrative, which would provide necessary support for the proposed modifications. SEPA/Environmental Issues: The project would require SEPA review due to the number of units (greater than 4 units) of the development. The proposal would be brought to the Environmental Review Committee for review as it is their charge to make threshold 020_ SunsetTownhomes.doc\ ,.-' Sunset Townhomes Pre-Application File No. 04-020 Page 4 of5 ) det~rminations for environmental checklists. Staff would likely recommend a Detennination of Non-Significance-Mitigated to the Environmental Review Committee. Mitigation of impacts is accomplished through fees related to issues such as transportation, parks, and fire. Sensitive Areas -Based on the City's Critical Areas Maps, the' site is located in the Aquifer Protection Zone 2 and contains steep slopes of 15%, 25%, and 40%. ' Streams -Honey Creek, which transects the site from east to west, is not a designated shoreline of the State and does not require a Shoreline Substantial Development Permit. However, code requires a 25 foot setback from the ordinary high water mark (OHWM) of this creek. No clearing or vegetation removal is permitted within 25 feet. Through the SEPA process, staff may recommend a greater setback (typically 50 feet) from the creek to address potential erosion, slopes and landslide hazards. . Geologic Hazards -Sensitive slopes have grades from 25% to 40%. Specific standards apply for development located within sensitive slopes and landslide' hazard areas. Protected slopes are defined as topographical features that slope in excess of 40% and have a vertical rise of 15 feet or more. Development is prohibited on protected slopes, please see RMC 4-3-050J for additional information. As required by the City's Critical Areas Reguiations, a slope deliJleation indicating the location of steep slopes will be required as part of the formal land use application. Pursuant to the Renton Municipal Code (RMC 4-3~050J) the applicant will be required to obtain a geotechnical report stamped and signed from a Geotechnical Engineer stating that the site 'is suitable for development and addresses soils, geology and other key elements. In addition, the report will need to address any special construction requirements deemed necessary by the Geotechnical Engineer. , Through the review process, the City may condition the approval. of the development in order to require mitigation of any potential hazards based on the results of the study. In addition, pursuant to RMC 4-3-050.J.~, the geotechnical report submitted with the. application may be required to undergo independent secondary review by a qualified specialist selected by the City at the applicant's expense. Tree Cutting and Land Clearing -If land clearing activities would be necessary for the proposed . construction, a variance from the City's Tree Cutting and Land Clearing regulations for construction work within the 25-foot setback area would be required for this proposal. Permit Requirements: All projects initiated that include four or more dwelling units are subject to State Environmental Policy Act (SEPA) review. All development in the CN Zone is subject to Levell Site Plan Review. The projeCt would require Hearing Examiner Level 1 SitePlan, Hearing Examiner Preliminary Plat and Environmental (SEPA) Review and would be reviewed in an estimated timeframe of i "2., weeks. The applicant may submit for each of these permits individually, however, concurrent review is recommended to better address potential impacts from the project as a whole. With concurrent review of these applications, the process would take an estimated time frame of. After the required notification period, the Environmental Review. Committee would issue a 'Threshold Determination for the project. When the required two-week appeal period is completec;1, the project would go before the Hearing -Examiner for a recommendation to the City Council on the Preliminary Plat and ,Level 1 Site· Plan review. The Hearing. Examiners recommendation, .as well as the decision issued by the City Council, would be subject to two- week appeal periods. The application fee for joint land use applications is full price for the most expensive permit and half off any subsequent permits. The Hearing Examin~r Site Plan review would be $2,000, ~ of " full ($1,000.00) fee for the Preliminary Plat $500.00 -% of full fee for SEPA Review 020_ SunsetTownhomes.doc\ " , , • I· Sunset Townhomes Pre-Application File No. 04-020 Page 5 of 5 (Environmental Checklist) which is dependent on project value: less than $100,000 is $200 (1/2 of $400.00 full fee) and project value over $100,000 is a $500.00 fee (1/2 of $1000.00 full fee). In addition, first class postage ($0.37 per mailing label).would be required for notification to surrounding property owners. The estimated land use application fees would be $3,000.00 exclusive of postage. Detailed information regarding the land use application submittal is provided in the attached handouts. The applicant will be required to install a public information sign ,on the property. Detailed information regarding the land use application submittal is provided in the packet. . Once preliminary approval is received, the applicant must complete the required improvements and satisfy any conditions of the preliminary approval before the plat can be recorded. It is the applicant's responsibility to initiate the final short plat process. The newly created lots may be sold only after the final short plat has been recorded. For your use, a copy of the short plat recording process to be completed after preliminary short plat approval is included in the informational packet. 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 Parks Mitigation Fee based on $530.76 per new single family residence; and, • A Fire Mitigation Fee based on $488.00 per new single family residence. Additional Comments: In advance of submitting the full application package, applicants are strongly encouraged to bring in o'necopy of each application material for a pre-screening to the customer service, counter to help ensure that the application is complete prior' to nf~king all ~~. ~ :!.~ c~: Jennifer Henning 020_SunsetTownhomes.doc\· '~. I MEMORANDUM' DATE: ~ -ll-ze»if ' .. TO: Construction Services,Rre Prevention, PIanHeview, EDNSP, . Project Planner FROM: Neil Watts, Development Services Division DireCtor SUBJECT~ New Preliminary Application: '<~ A&fnhJ/H2J LOCATION: /fD;?! tJ~~zytil.,-~~ .... ' . PREAPP NO. 0 4 ~ 02-0 A ~ the applicant~ ... beei1 scheduled tor . 1/ :<JOHN ,Thursday, t::_t;!~'!~{l'/~'Y 2m "t1"! in one of the 6'11 floor conference 'rooms (new City Hall). If this 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 me~ting with the, applicant. You will not need to do a thorough -permit lever review at this time. Note only major issues that must be resolved prior to formal land use' and/or building ~rmit application submittal. ' ' Plan Reviewer assigned is' '. 0u\\~ Please'submlt your written comments to ' S'l.QOO least two (2) days before the meeting. Thank you. 1/7// £1/J. ~ I.Y~/ , ~&(or H:\Division.s\DCvelop.serIDev & Plan.ing\Template\Preapp2 ' Revised 9/00' . (Planner) at ... ---,e . ) CITY OF RENTON ECONOMIC DEVELOPMENT NEIGHBORHOODS,.AND STRATEGIC PLANNING MEMORANDUM DATE: February 23, 2004 TO: Susw Fiala, Rei!cV~d FROM: STAFF CONTACT: Don Erickson SUBJECT: Sunset Townhomes, 4821 NE Sunset Blvd; PRE 04-020 The applicant is proposing to develop a 3.69-acre site into 33 lots with an average size per lot of 2,100 square feet. The applicant is proposing to develop townhouses on individual lots with zero lot lines on the side yards so that common walls between units fall on these property lines. There would be four units per building. The subject site is designated Center Neighborhood on the Comprehensive Plan Land Use Map and zoned CN. The site is also located in both Districts "A" and "B" of the Suburban and Neighborhood Center Residential Bonus Districts. Lots 1 and 2 are in District "A" and Lots 3-33 are in District "B". Honey Creek traverses across the front half of the site. Relevant land use policies are attached. Analysis: Since the Center Neighborhood is characterized by "suburban scale single-story development" it is unclear whether this proposal is consistent with the intent of this designation. The applicant did not provide elevations or plans indicating the number of stories proposed for each building. The applicant's proposal clearly does not comply with Policy LU-70 since it is laid out around a cul-de-sac. Presumably, with 33 lots, Fire will require some form of secondary access. Conceivably, a loop road could be provided since the site is 330-feet wide. It is unclear from this submittal where townhouse structures will be sited on the site or how many are proposed. It is also unclear whether parking will be enclosed in garages on the ground floor of each unit or provided elsewhere on site. It would appear that the proposal satisfies Policy LU-117 in that new multi- family garden style apartments are not proposed. In terms of compliance with relevant Centers Residential Bonus District standards it again is difficult to comment since the applicant has not provided building plans or elevations. It is unknown, for instance, whether buildings will be modulated, whether private residential entry features with access to the outside will be provided, and, whether the relationship of the dwellings, parking and the street will create the appearance of a single-family neighborhood. Recommendation: Because of insufficient information Staff cannot support this preliminary application at this time. Also, because the site is located in the Centers Residential Bonus District it is impossible to tell whether proposed buildings will comply with the development standards for District A and District B. This application fails to show where buildings will be sited and offers no typical plans or elevations for staff to evaluate. Attachments cc: Don Erickson -- H:\EDNSP\Interdepartmental\Deve!opment Review\Preapps\Comments\CN\Sunset Townhomes.doc\cor ) !, . Relevant Comprehensive,Plan Land Use Policies: Policy LU-70. Streets, sidewalks, pedestrian or bike paths in a neighborhood development should be arranged as an interconnecting network. The extensive or predominant use of cul-de-sacs and pipestems should be discouraged for new development. A "flexible grid" pattern of streets and pathways should be used to connect adjacent and future development. Policy LU-76. To visually improve the public, 'streetscape and the safety of perimeter sidewalks and facilitate off-street parking, construction of alleys providing rear access to,service entries and garages should be encouraged. Center Neighborhood is characterized by suburban scale single-story development supporting less intensive land use than the Center Suburban and serving primarily the surrounding neighborhood. Policy LU-114. Promote the clustering of neighborhood serving commercial uses aDd discourage the development of strip commercial areas. . Policy LU-IH,. While mixes of uses are allowed in the Center, commercial and office uses are the preferred uses for this area. ' Policy LU-117. New garden style multi-family development should be discouraged. , Relevant Centers Residential Bonus District, Area B Development Standards: e Variation or modulation of vertical and horizontal facades is required at a miirimum of 2 feet at an interval of a minimum of 40 feet on a building face. •. Private residential entry features, which are, designed, to provide individual ground floor conn~ction to the outside, are required. e The relationship of the dwelling, parking and the street shall create the appearance of a single- family neighborhood. eProntfaces of structures shall addTess the public street, private street or court by providing; a landscape~ pedestrian connection, and an entry feature facing the front yard. ,. H:\EDNSP\lnterdepartmental\Deveiopment Review\Preapps\Comments\CN\Sunset Townhomes.doc\cor , . \ . ~ TRANSPORTATION CONSULTING NORTHWEST 1607 E. Main St Auburn, WA 98002 ' Ph (253) 931-0506 Fax 253-333-2340 tmilier@tcninc.com www.tcninc.com September 22, 2004 Mike Davis Davis Real Estate Group 1201 Monster Road SW, Suite #320 Renton, W A 98055 • DEVELOPMENT PLANNING CITY OF RENTON SEP 2 2 .. 200\ . RECEIVED RE: Cottages at Honey Creek Trip Generation & Access Analysis Dear Mike: Per your request, Transportation Consulting Northwest (TCN) is pleased to submit this revised trip generation analysis for the proposed Cottages at Honey Creek (formerly Sunset Townhomes) on the south side of Sunset . Boulevard NE (SR 900), east of Duvall Ave NE in Renton,WA. The project consists of 27 single family homes with one private road driveway onto Sunset Boulevard NE. One existing single family home will be displaced. Trip Generation Trip generation for the site is estimated using data from the sixth edition of Trip Generation. The Institute of Transportation Engineers (ITE) compiling measured trip generation data from different land use types from locations across the US publishes this report. A copy 6fthe relevant pages from Trip Generation is attached. ~. LUC 210 (Single Family Detached Housing) was chosen as the land use for the development with Dwelling Units as the independent variable. As shown in Table 1, the project will generate 27 PM peak hour trips, 18 entering and 9 exiting. The project will generate 20 AM peak hour trips, 3 entering and 17 exiting. The project will also generate 258 daily trips. · . PM Peak Hour Trips Unit Size Rate Single Family Detached Housing CLUe 210) D.U. 27 1.01 Totals AM Peak Hour Trips Unit Size Rate Single Family Detached Housing CLUe 21Q} D.U. 27 0.75 Totals Daily Trips Unit Size Rate Single Family Detached Housing CLUe 21Q} D.U. 27 9.57 Totals Mitigation Fee 258 x $75 = $ Less Trips for Existing Home = 10 x $75 = $ 19,350.00 750.00 Net Fee Due $ 18,600.00 Gross Enter Exit Trips % Trips % Trips 27 67% 18 33% 9 27 18 9 Gross Enter Exit TriQs 0/0 Trips % Trips 20 17% 3 83% 17 20 3 17 Gross TriQs 258 258 The City's transportation impact mitigation fee is calculated by charging $75 per new daily trip. As seen above in Table 1 with a daily trip generation of 258 trips less 10 daily trips for the existing home, the mitigation fee for the project is $18,600.00. Sight Distance Analysis TCN conducted a field site investigation to determine the available entering sight distance at the site driveway onto SR 900. The driver's eye was set back 10' from an assumed 5' shoulder which was computed starting from the painted edge line. An observer was stationed at the driver's eye location and another observer was placed at the location the farthest that he could be seen when positioned in the middle of the approaching eastbound lane. The distance was then measured using an electronic measuring wheel. To the east the observed entering sight distance was measured at 545 feet. It was limited by a horizontal curve with trees and power poles being the blocking factor. To the west it was observed that a much greater sight distance was available. Traffic queues greater than 4 car lengths beyond the Duvall traffic signal could easily be seen. The measured sight distance taken from the WSDOT plan sheet is approximately 780 feet. The sight distance was limited by a horizontal curve with trees being the blocking factor. SR 900 is posted at 35 MPH in this vicinity. In addition, the curve to the east of the site is posted with an advisory speed limit of30 MPH. Using WSDOT Figure 920-6 (copy attached) we find Mr. Mike Davis Page 2 .J the road approach sight distance for a posted speed limit of 35 MPH is 270 feet. Thus the available sight distance greatly exceeds the requirement. LOS To determine the level of service impact to the adjacent intersection of Duvall & Sunset, TCN performed a LOS analysis. 2003 PM peak hour turning movement data was gathered from the project design plans for the signal revision plans for this intersection now being drawn up. We then applied a 2% annual growth factor to project traffic volumes that will exist in 2005. Using Synchro 6.0 we computed the LOS for the signal without the site generated trips. Then we added the site generated trips and computed the LOS again. The results are shown below in Table 2. Intersection Sunset & Duvall c 34.5 c 33.9 -0.6 11 Delay % -1.7% This analysis shows the LOS will remain C before and after the addition of site generated trips. The very slight improvement in delay (0.6 sec) is due to the site generated trips impacting lane groups that are not critical movements. Hence the intersection handles greater volume without delay, which lowers the overall delay per vehiCle. This small reduction in delay is inconsequential. We also performed a LOS analysis of the site driveway intersection to determine the operation of . that intersection. Two alternatives are included. The first and preferred option is based upon retention of the two-way left tum lane on SR 900. In this case, the computed NB left tum movement queue is only 6 feet, or negligible and operates at LOS D with 32.5 seconds of delay. This shows such a design will work well for this site access. However, if the City decides to eliminate the two-way left tum lane, then all left turns will be curtailed and the site access will have only right-in / right-out access. In this case the right-out movement will operate at LOS C. The right-in movement is free-flowing and has no LOS computed. Synchro reports are attached detailing all the computations. Channelization Options The channelization proposed on the plans now being designed will eliminate the existing left tum access at the site driveway. It appears that an alternate channelization design can be proposed that will continue to allow left tum access. This alternate channelization would modify the center lane channelization between the Field Avenue intersection and Duvall intersection by retaining and extending eastward the existing two-way left tum lane. Mr. Mike Davis Page 3 . .. This alternate channelization proposal is shown in Figure 1. This is a modification of the proposed channelization currently on the plans submitted to WSDOT for approval. Note that this design has the advantage of allowing extended WB left tum storage to utilize the two-way left tum lane should conditions develop (incident, etc.) that would cause a need for such. Analysis shows the 95% left tum queue will exceed 110 Feet. This alternate design provides 150 feet, plus the availability of the two-way left tum lane, should the need arise. Analysis also shows the 95% WB through queue will be 156 feet. The alternate design provides 180 feet of two WB lanes for this queue. Using a WSDOT standard 140 foot gap as the transition between the dedicated WB left tum pocket at the signal and the two-way left tum lane, we can create a two-way left tum lane of approximately 420 feet in length. Note that the two-way left tum lane will simply terminate at Field Ave per MUTCD Figure 3B-7 (copy attached) since Field Ave is a minor cross street. The retention of the two-way left tum lane has significant safety advantages over the channelization as currently designed. That is, because EB traffic merges from two to one lane in the vicinity of the Tall Firs driveway, traffic has been observed accelerating rapidly from the signal to try to get ahead of other traffic. For Tall Firs traffic to slow or wait for a gap in the left through lane would likely increase the incidence of rear-end accidents. Retaining the two-way left tum lane will eliminate this safety threat. We recommend the attached alternate channelization be implemented. Conclusion In conclusion the following conclusions can be made: • The site driveway will have 27 PM peak hour trips as well as 258 daily trips. • The mitigation fee for the project is $18,600.00. • Sight distance exceeds WSDOT design standards. • Level of service at the Duvall signal will remain at LOS C with the addition of the site generated trips. Level of service at the site driveway will be also LOS D. • Retaining and extending the existing two-way left tum lane has advantages and allows full access at the site driveway and at the opposite existing apartment driveway. We recommend the alternate design included in this report be implemented. Thank you again for allowing TCN to serve you on this project. !fyou have any questions, please feel free to call me at your convenience at 253-931-0506. Sincerely, TRANSPORTATION CONSULTING NORTHWEST Timothy Miller, PE Principal Mr. Mike Davis t EXPIR::s.21191 "6 Page 4 • ,?',. Singl.amily Detached Hou-.g (210) Average Vehicle Trip Ends vs: On a: Number of Studies: Avg. Number of Dwelling Units: Directional Distribution: Dwelling Units Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 4 and 6 p.m. 294 216 64% entering, 36% exiting Trip Generation per Dwelling Unit Average Rate Range of Rates Standard Deviation 1.01 0.42 2.98 1.05 Data Plot and Equation en -0 C ill 0. ~ Q) (3 :c Q) > Q) OJ ro m ~ II I-- 3.000 -.-------------------------------/-,-'-, X :;';';';' , , , , , , , , , , , , , , , , , , , , , X 2,000 -_. -_ .... _ .... _. - --- -.. _. -' ... _ .. -- -_ .. _. -_ .. _ ...... / .. --'" - --_. - - --. ---_. -- . X ,/,//" , , , X X;,;';' . - -. --.. -. --- -. -- - -. -.. --/~-: -. - ,~// 1,000 X o o 1000 , , , , , , , , , , , , , , , X x == Number of Dwelling Units X Actual Data Points ---Fitted Curve Fitted Curve Equation: Ln(T) = 0.901 Ln(X) + 0.527 2000 3000 - - - - - -Average Rate R2 = 0.91 Trip Generation, 6th Edition 265 Institute of Transportation Engineers Sin~-Family Detached Holling (210) Average Vehicle Trip Ends vs: On a: Number of Studies: Avg. Number of Dwelling Units: Directional Distribution: Dwelling Units Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 7 and 9 a.m. 271 202 25% entering, 75% exiting Trip Generation per Dwelling Unit Average Rate Range of Rates Standard Deviation 0.75 0.33 2.27 0.90 Data Plot and Equation en "0 C W Cl. ~ Q) u :c Q) >. Q) OJ t1l CD ~ II I- 3,000 ..,----------------------------------, 2,000 , " -. -. - -.. -.. --- -... -. - -. -. " -.. -. - -.. - ---. - -. --. -. ----', --- --. - -. -.. --. -...... :'. -. ..,. ... X X X ~,,~~'~~ . ~~ . ~~ .~~ ~~~~/~~~'" ~~~~,~~~"~ ~" X 1,000 ......................... '. -'.' ~~'-~>/' . --. --.. -.. ---".' .. --... -. -.. -.. -.. --... -- x o o 1000 2000 3000 x = Number of Dwelling Units X Actual Data Points ---Fitted Curve ------Average Rate Fitted Curve Equation: T = O.700(X) + 9.477 R2 = 0.89 Trip Generation, 6th Edition 264 Institute of Transportation Engineers Singl"=amily Detached Hou"g (210) Average Vehicle Trip Ends vs: Dwelling Units On a: Weekday Number of Studies: 348 Avg. Number of Dwelling Units: 198 Directional Distribution: 50% entering, 50% exiting Trip Generation per Dwelling Unit Average Rate Range of Rates Standard Deviation 9.57 4.31 -21.85 3.69 Data Plot and Equation rJl "0 C W c. ?= Q) U 1: Q) > Q) OJ ell Qj ~ II I- 30.000 -,-----------------------------------, / / / , / / / / . / / / / / / / / / / / , .X 20.000 ... -.. -. --.... -. - --. ~ -. -. < -.. -.. -. --.. ----..... - -.. --~ ..... :,..:"'''': -. -----_. . -.. --... -. - . / / , /~,,/>~/'~//. ...................... >~(.~ ................................................ . /~ .... / .... 10.000 x O~~~---r----~r---~--.------,------~-----~ o 1000 2000 3000 X :: Number of Dwelling Units X Actual Data Points ----Fitted Curve - ---- -Average Rate Fitted Curve Equation: Ln(T} = 0.920 Ln(X) + 2.707 R2:: 0.96 Trip Generation, 6th Edition 263 Institute of Transportation Engineers Percentages Sunset Townhomes PM Peak Trip Generation by PerL;t::::rlld!~e --27 Trips % Enter Exit Total % Enter ~xit Total 64& ~ ~~ 64% 136% 100% i~'_ Q .,"; .. : . ,. , , Q '51 9 5 14 2 0 0 1 52 9 5 14 3 1 0 1 53 ~ 5 14 4 1 0 1 54 9 5 15 5 1 0 1 55 10 5 15 6 1 1 ~ 56 1Q 5 15 7 1 1 ~ 57 1Q 6 15 8 1 1 ~ 58 1Q 6 16 9 2 1 2 59 10 6 16 1Q l 1 3 60 10 6 16 11 2 1 3 61 11 6 16 12 2 1 3 62 11 6 17 13 ~. 1 4 63 11 6 17 14 2 1 4 64 11 6 17 15 3 1 4 65 11 6 18 16 3 2 4 66 11 6 18 1"[ ~ ~ 5 67 ~ 7 18 18 3 2 5 68 12 7 18 19 3 2 5 69 12 7 19 20 3 2 5 70 12 7 19 21 4 2 ~ 71 12 7 19 ~ -± 2 6 72 12 7 19 23 4 2 6 73 13 7 20 24 4 2 6 74 13 7 20 '~ _1 ~ "1 75 13 7 20 .26 4 3 7 2~ 13 7 21 :27 5 3 7 77 13 7 ~1 '28 5 3 8 78 13 8 21 ~ ~ ~ 8 79 14 8 21 130 5 3 8 80 14 ~ ~2 31 5 3 8 81 14 8 22 :32 6 3 9 82 14 8 22 ?~ 6 ~ 9 83 14 8 22 2! 6 3 9 84 15 8 23 35 ' 6 3 9 85 15 8 23 I~ ~ ~ J_Q 86 15 8 23 37 6 4 10 87 15 8 23 3~ 7 4 10 88 15 9 24 39 7 ~ 11 89 15 9 24 1 40 7 4 11 90 16 9 24 141 7 4 11 91 16 9 25 ~ r ! 11 92 16 9 25 j43 7 4 E 93 16 9 25 144 8 4 12 94 16 9 25 ~ Ii ~ 12 95 16 9 26 146 .Ii ~ 1~ 9~ 17 9 ~6 ,47 8 5 13 97 17 9 26 I~ 8 5 13 98 17 10 26 49 8 5 13 99 17 10 J.J 50 9 5 14 100 17 10 J.J Page 2 Lanes, Volumes, Timings e 3: NE Sunset Blvd & Duvall Ave NE Lane Configurations Ide:~I,jF;'l9\y0fV'p~~H~;: Total Leist Time (s) ~~~qiffg5:1?:~t~g@f:}(fm" : Trailing Detector (ft) l:utni9§~§,p§¢d;€r:T'rPh)"")':" '"."",.,.u,.,','. Lane Util. Factor Fre······ Fit Protected $~tBt:ffi:(9W;(prot» . Fit Permitted S§tgk~i~l§w/(per~)i,' :. Right Turn on Red q,~,tcffRlqW.':CR:ffi@:~:)\;:··.:: t1+ 1'9'0'0 '1:90'0 .. ', . 'h' ~ ...... ,', ,<' 4.0 4.0 ,t5Q~·'., .' o 7/13/2004 "i tt+"i ttl 19QQ '19~Od.'1·§,b:9:·' ·.t~Qq\.' .J:~'Q'Q;:f9~b 4.0 4.0 4.0 4.0 '59:;; /$0" .. ,,)~]),.> o 0 0 0.950 0.950 .;. . ..... ·.cr ·.Ji7:;~pj:.;·$4A.4:· . '. . ,Q\·;~11~?i~,;f;i:~'~~~:~,: rMa, 0.950 0.950 ~::iq:,:t~i9':3:4A4i " ' ",:~'1~7'~0;::;3539;'~: J$t}3 Yes Yes 2005 PM Peak Hour wi Project 4:00 pm 5/31/2004 Joint Access Point T.Miller Synchro 6 Report Page 1 TCN, Inc. Lanes, Volumes, Timings e 3: NE Sunset Blvd & Duvall Ave NE Queue Length 50th (ft) -70 ~~~~~~~~1fg~fu);9·~!~(t{\ft)·~;;)i#;1~'~?;, Internal Link Dist (ft) f:~Pi11;§~Y~~~I)(~tfjt:(~)':' ' 'f.,' •• ;,' ". \' Base Capacity (vph) 352 1029 §J1tr¥~.tI9:~l§~plJK~'QXt~ftl····;<.···'SKQ;:: Spillback Cap Reductn 0 qt8~~~~~~~:P1j~~~~~:~fljt' ';':'~,Q;.' Reduced vic Ratio 1.01 Area Type: Other ~X8!~,~,W~fflg~bt;;§¢,,·.,' Actuated Cycle Length: Control Type: Actuated-Uncoordinated 7/13/2004 t ~~~Jmfill'!1r~ylqtBY~Ji~?!J~0,~~?:e:r:;:;~:{};\j"~;'>r:;:"'::;" "":'""''''',,,,,,,;,,,,, ',j.',"""',""'." "' •. ,,', }>,:~;,',,:(,;;I\;'~:!r':<l:;;Kt;if?~l;i(\;::';:~~~';;r.;:;ji\t:J~}t~:({:;,:ti:'!i2~::~;'~~;~;,"·::;i;~'¥.l"t;!: Intersection Signal Delay: 33.9 Intersection IQt~f;~~tjpmA~a,'p§,~iJYE®Jm?~tJ9'!~~§~i'~Plo;i) .. "'." .'. ;,,;,'t. ;f'~;,-;;:j'~W~~~~y~iJpf!:§e;r¥i~<6'''~~~~;7\:~;jt:t\\}::~i\;ir~·:~~':i,1;,;t:'x~: :V;';~:~;jr;,·;t;(!~;':\;:·/(;(~~i\~~;f· Analysis Period (min) 15 1~;'*~9Ig,Bl'~~~~§~~;Sj~~:~~@,~~~tJg,@~~f~jl(§;~flli~:gX@1l~~!JYf:i'fi)!!.Qi!~~'!ii;;,;!;,,·t~:'{~:i;Mi:~;'aDY:G:.~(;;~~\:~;;r~,~;;m(%~~;;;[j£~~t~{;i;'ii;:;,)~J.t:~{i;j:::t:i;:~~~5.0·':;I~}t; Queue shown is maximum after two cycles. M?EJ!~§IQ~R~tg<g!1ll(~1y:c£tH!m~1~,~§:~,~;S~1~~~!!y3Ig1J,~W:~Kl]~Y~Q~1iJ>,@g~,fft#jl)~;~ll~j:c~j*i;j~U~~r~kii~~!i;jl~~'rJ~~~W\~~}£~i~;~;,~~~%;i'~jk:i;~~£:<~~~.'f;)J?:£ . Queue shown is maximum after two cycles. 2005 PM Peak Hour wI Project 4:00 pm 5/31/2004 Joint Access Point T.Miller TeN. Inc. Synchro 6 Report Page 2 HCM Unsignalized Intersec_ Capacity Analysis 6: NE Sunset Blvd & Tall Firs DIW -'::''-:." .,' t 7/13/2004 '>;:'W;PJ~?· o .' ; .• >'~~~b';i;\: ", .... ' .7" /:\';";i.;~i~q:§~~f{?~rtJ~;'t~t:W}(§:W?~E·m'§;~9¥ji[~1:!3,'§;§'jE;'·;rZ§$ 922 922 756 756 ". ..•.• ....;:. 3;"" .. ::: .~ ~·<",,\<+;.:.;!r~;;;~,§:~~; \;:;~§§;i;;).;;;.;'t:~i;/J'-,;;~$~:~)~~¥L;i~§:~i~;';;;}".;;:: 756 901 1683 1679 892 1670 1688 756 Volume Left V91~:rfr~t!;{!9~r.;';1\ •. ~;;~;i;;;2:·.;·{;;···';; cSH 855 1700 1700 1 1 \{91.~ .. Q;(~i~gl~~~~§!tYL~:~};~·§;:9\!@~;\~i()J:s:~;'·r·~()1~@Q';:f%@~~} ;;\0,'1',@;§1{::;:fQ\f~'@\,;¥0Yii):.(j .;j;\j.~::;'~' ;.·.;%;;;F:~<k;:;~:\~:;· .~;<;y .·2 "; •.. :;.;~:Z;l·~O/·"; Queue Length 95th (ft) 1 0 0 0 6 0 <?()nm~!I!l5o~L~Y{~~§):~\);};~;'%;i;.;fdi;~/~,~'it;,~{Q;{t;:;~,:t@~QI;,,:A~::;@:i·;;q:~t2::'; <r@:IQ~;~l;r:;i;':;i~ , ',.,',,;;' Lane LOS A D A ~8;RJ8~:~~~,~~~Y~X§~tk';;.·~N~).}Q~gli?;·j· ".' ... ;.; Approach LOS . Average Delay . liit~f~~2JiQQ~~~J~?¢JMi!Mti.li~atjOIl. Anal~sis Period (min) D 2005 PM Peak Hour wI Project 4:00 pm 5/31/2004 Joint Access Point T.Miller CPf/!!'fI. '; - TeN, Inc. K~-;-A-IIJ S 2. ~AV t..ePt"" 7V,e/f/' ?AtVc:;; Synchro 6 Report Page 1 • ! HCM Unsignalized Intersece Capacity Analysis 6: NE Sunset Blvd & Tall Firs OIW f 7/13/2004 ~*Fe'ml!rli~~~~~I£B~I§BI;>~IB~I,~\11\'I,IBi5R!lli~'jB~~I;~i.IB~S:IBI.$sm=~ ~~;.;~~~~~M~f?J2~~e~~L,,,.,,~!lID)!~'!t=~~~Wt,,-,~1~9J&'i~1t~!l.~~--!~,. __ ~ ';;>b~.x9B~ Lane Configurations "i" '1+ . ..·.'tij·t· .' . '''i' . '. '(I ~igh;i~p~fr~I;'> ". ;lff~~}'!;:;,' ··,·,>,\,;')ffi;~~~'[<: '.' '" (.~t.q:r~;":/~>:$I~i1j; .•. Grade 0% 0% 0% 0% ~9j:\!(tXi:~\~'(·Y~l:Wq)F ,;. .. ·:ti4;'·',:,~~~)\ ·"i){~g\:'·:;iS@;~· .. 5rl?~~}< <:':i%,e)~J(.·.·· "':A9>':(':lQ,,<><;;@~'< '.,.\::.g;/' ::~Hqt>.,;,4 Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 HRWriIYiJI(jW;;ratei(yph);1;S· .. ,e$'3;; ···'·\1'a:t .. ,Q',,:;~§§:<;:;<~Q'!·····:'bi' ·;:1~1<··· ,·«IF .":,rcr,: ',;4 Pedestrians ~@~~Y;M[~@X~ftX:,; , .. Walking Speed (ft/s) ~~~~:~~~f!J:3)J:>'§K?g'$i' ..... . Right turn flare (veh) M~~i~:MitYp~. Median storage veh) tJ R~t~~'~'ri1:(~!gh~I!:~ft)~>. .' pX, platoon unblocked ·';twt.Tl. . ;.,,' .. ~' o vGg/.$t~g~{2:~~nryol.' , .... ,~'~$i:,<;~;~~}f_~,.:;~,'; vCu, unblocked vol 1681 1688 756 t§\:rsJQg;l~g(sh\ . tC, 2 stage (s) pO queue free % 98 100 100 100 97 100 100 99 q~,~§:~WSl!Y~(:[~;mZh~:!~i0;'·,;n?~~:§'§);i;eli'J.?';~!;";f'j~Wi~i{Nt~~~~~!~Z~~\~]~:rt';~~!St1s~i1lf§rt~~viiifi~~~~4f;;~t~z~'~~~i£3~~1~~:f~~1~?JJI;/;1~~;ill5,~lr1;(~ff:~~§' cSH 855 700 1 1700 1700 \,igIYm~:tg;~~{~R~2(iY;Li~?a?;"WO!9~R't*,~lQ~'§~~~~~~@.~~~~~;~~~~~W;?:o~~~W~~t2~Qt,~~,Ftqf;;~W;~?i;';~~£,:;0;f:;;,: . .';·i;:~;,:;,::(;;k':;;; ;,;', .. ::',.; .•... '.;;' .;.:.;i.:.;;~::,':" Queue Length 95th (ft) 1 0 0 0 0 3 ¢QQfrJ?'lf~~I~y~(§');:::'\S;@i;ti\.'{i,~,;:~t.:;::j?'!,~L9!f)0~;}~9t~}'i&;'~::(f@10,,~~(;;it:Q1Ql,;,,:;(:~l~,t~;2¥;~:;;;"'(:. : •• ··.·.i,.;;);<, .•.. , .. ;,;. Lane LOS A A C e.PR·[;9?~gi~~~.t~~~(~)'h;;;:;; ,;,~~l;2(;;;L,}·~'.f;;:)!i~Q.1:Q&;jt;i,:,;:(d;,;;?";,t§jgtX:"'··'·:··.··.~:,·>,'e;~;.;,:·':·.· ;'.,,';;' Approach LOS C Average Delay IDWt§~~ti9Btj$;@a~i.tylJ!Jti.IIz~ti.9n ,'; Analysis'Period (min) Err ··· .. ·'Et~f!c>«; ... ·:"iIPp;[~y~IOfSE;!r:vige, 15 2005 PM Peak Hour wi Project 4:00 pm 5/31/2004 Joint Access Point T.Miller Ar.AhJ '; TCN, Inc. C/t'H/vRI611'fltl!IZIblr:! r C/o( ~,v~ Synchro 6 Report Page 1 Sight distance *Not to exceed 18 ft from the edge of traveled way. Posted Speed 25 30 35 Limit (mph) Category I 150 180 230 Road Approach Category II 150 200 270 Road Approach 40 280 - 330 Edge of traveled way Edge of sidewalk or edge of shoulder 50 60 380 510 480 640 Road Approach Sight Distance (tt) These distances require an approaching vehicle to reduce speed or stop to prevent a collision. Design Category III road approach sight distance as an intersection (see Chapter 910). 70 630 860 For road approaches where left turns are not allowed, a sight triangle need only be provided to the left, as shown. For road approaches where left turns are allowed, provide a sight triangle to the right in addition to the one to the left. The sight distance to the right is measured along the center line of the roadway. For additional information on calculating the sight triangle, see Chapter 910. Road Approaches Page 920-8 Road Approach Sight Distance Figure 920-6 English Version Design Manual May 2001 n ____ .fi2'5 StJNSe"l}/-t?/f/led SLJ6D/vI SION -RfflTcrJ·· ?MJ7IfL ·0.JJP rc:::R Fo(3LtC. sT/2BB( / J If ~50 R2-1 .-.----_ .. _._---_.--- \ I / / '-"0" .' •• _ .... • December 2000 Page 3B-13 Figure 38-7. Typical Two-Way Left-Tum Lane Marking Applications J 0 ::r 1iJITo l L.,J ,j -n U * Optional ~ Direction of travel I MINOR CROSS STREET ~ ~ /' . 0 rn O~ 0 .-Ii Ii I \ 'I [I ! @ fl ' o 1)0 Dr 0 I Ii ! ;; n ----II --t-Typical Spacing j * III 2.4 -4.9 m I. (8 -16 ft) i~G------ __ 0 I!O G,l 0 :1 1:_ MAJOR CROSS STREET Sect. 38.03 DEVELOPMENT PLANNING CITY OF RENTON ·JUL 1 5 2004 RECEIVED ... , . , I COMMITMENT FOR TITLE INSURANCE ISSUED BY STEWART TITLE GUARANTY COMPANY, A Texas Corporation, herein called the Company, for· a valuable consideration, hereby commits to issue its policy or policies of title insurance, as identified in Schedule A, in favor of the proposed Insured named in· Schedule A, as owner or mortgagee of the estate or interest covered hereby in the land described or referred to in Schedule A, upon payment of the premiums and charges therefore; all subject to the provisions of Schedules A and 8 and to the Conditions and Stipulations hereof. This Commitment shall be effective only when the identity of the proposed Insured and the amount of the policy or policies committed for have been inserted in Schedule A hereof by the Company, either at the time of the issuance of this Commitment or by subsequentendorse~ent. This Commitment is preliminary to the issuance of such policy or policies of title insurance and all liability and obligations hereunder shall cease and terminate six months after the effective date hereof or when the policy or policies committed for shall issue, whichever first occurs, provided that the failure to issue such policy or policies is not the fault of the Company. IN WITNESS WHEREOF, Stewart Title Guaranty Company has caused its corporate name and seal to be hereunto affixed by its duly authorized officers on the date shown on Schedule A. Authorized Signatory STEWART TITLE Company SEATAC, WASHINGTON City, State I' I r r ) CONDITIONS AND STIPULATIONS 1. The term mortgage, when used herein, shall include deed of trust, trust deed, or other . security instrument. 2. If the proposed Insured has or acquires actual knowledge of any defect, lien, encumbrance,adverse claim or other matter affecting the estate or interest or mortgage. thereon covered by this Commitment other than those shown in Schedule 8 hereof, and shall fail to disclose such knowledge to the Company in writing, the Company shall be relieved from liability for any loss or damage resulting from any act of reliance hereon to the extent the Company is prejudiced by failure to so disclose such knowledge. If the proposed Insured shall disclose such knowledge to the Company, or if the Company otherwise acquires actual knowledge of any such defect, lien, encumbrance, adverse claim or other matter, the Company at its option may amend Schedule 8 of this Commitment accordingly, but such amendment shall not relieve the Company from liability previously incurred pursuant to paragraph 3 of these Conditions and Stipulations. 3. Liability of the Company under this Commitment shall be only.to the ·named proposed . Insured and such parties· included under the definition of Insured in the form of policy or policies committed for any only for actual loss incurred in reliance hereon in undertaking in good faith (a) to comply with the requirements hereof, or(b) to eliminate exceptions shown in Schedule B, or (c) to acquire or create the estate or interest or mortgage thereon covered by this Commitment. In no event shall such liability exceed the amount stated in Schedule A for the .policy or policies committed for and such liability is subject to the insuring provisions, the Conditions and Stipulations, and the Exclusions from Coverage of the form of policy or policies committed for in favor of the proposed Insured which are hereby incorporated. by reference and are made a part of this Commitment except' as expressly modified herein. . 4. Any action or actions or rights of action that the proposed Insured may have or may bring against the Company arising out of the status of the title to the estate or interest or the status of the mortgage thereon covered by this Commitment must be based on and are subject to the provisions of this Commitment. All notices required to be given the Company and any statement in writing required to be furnished the Company shall be addressed to it at P.O. Box 2029, Houston, Texas 77252. " e e /.----. ) / Stewart Title Guaranty Company, Stewart Title Insurance Company, Stewart Title Insurance Company of Oregon, National Land Title Insurance Company, Arkansas Title Insurance Company, Charter Land Title Insurance Company. Privacy Policy Notice PURPOSE OF THIS NOTICE Title V of the Gramm-Leach-Bliley Act (GLBA) generally prohibits any financial ,institution, directly or through its affiliates, from sharing nonpublic personal information about you with a nonaffiliated third party unless the institution provides you with a notice of its privacy policies and practices, such as the type of information that it collects about you and the categories of persons or entities to whom it may be disclosed. In compliance with the GLBA, we are providing you with this document, which notifies you of the privacy policies and practices of Stewart Title Guaranty Company, Stewart Title Insurance Company, Stewart Title Insurance Company of Oregon, National Land Title Insurance Company, Arkansas Title Insurance Company, Charter Land Title Insurance Company. We may collect nonpublic personal information about you from the following sources: • Information we receive from you, such as on applications or other forms. • Information about your transactions we secure from our files, or from our affiliates or others. • Information we receive from a consumer reporting agency. • ,Information that we receive from others involved in your transaction, such as the real estate agent or lender. ' Unless it is specifically stated otherwise in an amended Privacy Policy Notice, no additional nonpublic personal information will be collected about you. We may disclose any of the above information that we collect about our customers or former customers to our affiliates or to nonaffiliated third parties as permitted by law. We also may disclose this information about our customers or former customers to the following types 'of nonaffiliated companies that perform marketing services on our behalf or with whom we have, joint marketing agreements: • Financial service providers such as companies engaged in banking, consumer finance, securities and insurance. • Non-financial' companies such as envelope stuffers and other fulfillment service providers. WE DO NOT DISCLOSE ANY NON PUBLIC PERSONAL INFORMATION ABOUT YOU WITH ANYONE FOR ANY PURPOSE THAT IS NOT SPECIFICALLY PERMITTED BY LAW. We restrict access to nonpublic personal information about you to those employees who need to know that information in order to provide products or services to you. We maintain physical, electronic, and procedural safeguards that comply with federal regulations to guard your non public personal information. c§!:ewarf 18000 International Boulevard South, Suite 510 SeaTac, Washington 98188 . 206-770-8700 • 888-896-1443 fax 206-770-8703 .253-882-2033 Title Officer: Dave Conger Phone: (206) 770-8710 E-mail: dconger@stewart.com Your Stewart Closer will be: Nicole Johnson -Nicole Johnson Reference: RICHARDSON/DAVIS CONSULTING, INC. Order Number: 200483801 Escrow Number: 200483801 SECOND REPORT SCHEDULE A 1. Effective Date: April 5, 2004 at 8:00 a.m. 2. Policy Or Policies To Be Issued: (X) ALTA OWNER'S POLICY, (10/17/92) ( X ) STANDARD ( . ) EXTENDED ELECTRONIC ORDER RATE Amount: Premium: Tax: Total: Proposed Insured: DAVIS CONSULTING, INC, A WASHINGTON CORPORATION ( ) ALTALOAN POLICY TO BE DETERMINED Amount: Premium: . Tax: Total: 3. The estate or interest in thfi! land described or referred to in this Commitment and covered herein is: FEE SIMPLE ESTATE 4. Title to said estate or interest in said land is at the effective date hereof vested in: DONALD M. RICHARDSON, AS A SEPARATE ESTATE 5. The land referred to in this commitment is described in Exhibit "A". $750,000.00 $1,853.00 $163.06 $2,016.06 $ 0.00 Page 1 Order Number: 200483801 Order Number. 200483801 EXHIBIT "A" " TRACT 6, JOSEPH P. MARSHALL TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 38 OF PLATS, PAGE(S) 30, RECORDS OF KING COUNTY, WASHINGTON; EXCEPT THE SOUTH 530 FEET THEREOF; AND EXCEPT THAT PORTION OF TRACT 6 OF JOSEPH P. MARSHALL TRACTS, VOLUME 38 OF PLATS, PAGE(S) 30, DESCRIBED AS FOLLOWS: BEGINNING ON THE NORTH LINE OF SAID TRACT 6 AT A POINT 100 FEET WEST, AS MEASURED AT RIGHT ANGLES, OF THE EAST LINE THEREOF; THENCE SOUTH PARALLEL TO SAID EAST LINE A DISTANCE OF 200 FEET; THENCE WEST PARALLEL TO THE SOUTH LINE OF SAID TRACT 6 A DISTANCE OF 140 FEET; THENCE NORTH PARALLEL TO THE EAST LINE OF SAID TRACT TO THE NORTH LINE THEREOF; THENCE NORTHEASTERLY ALONG SAID NORTH LINE TO THE POINT OF BEGINNING; AND EXCEPT THAT PORTION CONDEMNED IN KING COUNTY SUPERIOR COURT CAUSE NO. 741907, ITEM 6 BY THE STATE OF WASHINGTON FOR HIGHWAY SR900. SCHEDULE B -SECTION 1 THE FOLLOWING ARE THE REQUIREMENTS TO BE COMPLIED WITH: ITEM (A) PAYMENT TO OR FOR THE ACCOUNT OF THE GRANTORS OR MORTGAGORS OF THE FULL CONSIDERATION FOR THE ESTATE OR INTEREST TO BE INSURED. ITEM (B) PROPER INSTRUMENT(S) CREATING THE ESTATE OR INTEREST TO BE INSURED MUST BE EXECUTED AND DULY FILED FOR RECORD NOTE: EFFECTIVE JANUARY 1, 1997, AND PURSUANT TO AMENDMENT OF WASHINGTON STATE STATUTES RELATING TO STANDARDIZATION OF RECORDED DOCUMENTS, THE FOLLOWING FORMAT AND CONTENT REQUIREMENTS MUST BE MET. FAILURE TO COMPLY MAY RESULT IN REJECTION OF THE DOCUMENT BY THE RECORDER. FORMAT: MARGINS TO BE 3~ ON TOP OF FIRST PAGE, 1" ON SIDES AND BOTTOM, 1" ON TOP, SIDES AND BOTTOM OF EACH SUCCEEDING PAGE. FONT SIZE OF 8 POINTS OR LARGER AND PAPER SIZE OF NO MORE THAN 8 %" BY ·14". NO ATTACHMENTS ON PAGES SUCH AS STAPLED OR TAPED NOTARY SEALS, PRESSURE SEALS MUST BE SMUDGED. . INFORMATION WHICH MUST APPEAR ON THE FIRST PAGE: Page 2 TITLE OR TITLES OF DOCUMENT. IF ASSIGNMENT OR RECONVEYANCE REFERENCE TO AUDITOR'S FILE NUMBER OR SUBJECT DEED OF TRUST . . NAMES OF GRANTOR(S) AND GRANTEE(S) WITH REFERENCE TO ADDITIONAL NAMES ON FOLLOWING PAGE(S), IF ANY. ABBREVIATED LEGAL DESCRIPTION (LOT, BLOCK, PLAT NAME OR SECTION, TOWNSHIP, RANGE AND QUARTER QUARTER SECTION FOR UNPLATTED). ASSESSOR'S TAX PARCEL NUMBER(S) , RETURN ADDRESS WHICH MAY APPEAR IN THE UPPER LEFT HAND 3" TOP MARGIN Order Number: 200483801 I ' < I .. .' SCHEDULE B -SECTION 2 GENERAL EXCEPTIONS THE POLICY OR POLICIES TO BE ISSUED WILL CONTAIN EXCEPTIONS TO THE FOLLOWING UNLESS THE SAME ARE DISPOSED OF TO THE SATISFACTION OF THE COMPANY. A. TAXES OR ASSESSMENTS WHICH ARE NOT SHOWN AS EXISTING LIENS BY THE RECORDS OF ANY TAXING AUTHORITY THAT LEVIES TAXES OR ASSESSMENTS ON REAL PROPERTY OR BY THE PUBLIC RECORDS. B. ANY FACTS, RIGHTS,INTEREST, OR CLAIMS WHICH ARE NOT SHOWN BY THE PUBLIC RECORDS BUT WHICH COULD BE ASCERTAINED BY AN INSPECTION OF SAID LAND OR BY MAKING INQUIRY OF PERSONS IN POSSESSION THEREOF. C. EASEMENTS, CLAIMS OF EASEMENT OR ENCUMBRANCES WHICH ARE NOT SHOWN BY THE PUBLIC RECORDS. D. DISCREPANCIES, CONFLICTS IN BOUNDARY LINES, SHORTAGE IN AREA, ENCROACHMENTS, OR ANY OTHER FACTS WHICH A CORRECT SURVEY WOULD DISCLOSE, AND WHICH ARE NOT SHOWN BY PUBLIC RECORDS. E. (A) UNPATENTED MINING CLAIMS, (B) RESERVATIONS OR EXCEPTIONS IN PATENTS OR IN ACTS AUTHORIZING THE ISSUANCE THEREOF; (C) WATER RIGHTS, CLAIMS OR TITLE TO WATER; WHETHER OR NOT THE MATTERS EXCEPTED ,UNDER (A), (B) OR (C) ARE SHOWN BY THE PUBLIC RECORDS, (D) INDIAN TRIBAL CODES OR REGULATIONS, INDIAN TREATY OR ABORIGINAL RIGHTS, INCLUDING EASEMENTS OR EQUITABLE SERVITUDES. F. ANYLlEN, OR RIGHT TO A LIEN, FOR SERVICES, LABOR OR MATERIAL THERETOFORE OR HEREAFTER FURNISHED, IMPOSED BY LAW AND NOT SHOWN BY THE PUBLIC RECORDS. G. ANY SERVICE, INSTALLATION, CONNECTION, MAINTENANCE, CONSTRUCTION, TAP OR REIMBURSEMENT CHARGES/COSTS FOR SEWER, WATER, GARBAGE' OR ELECTRICITY. . H. DEFECTS, LIENS, ENCUMBRANCES, ADVERSE CLAIMS OR OTHER MATTERS, IF ANY, CREATED, FIRST APPEARING IN THE PUBLIC RECORDS OR ATTACHING SUBSEQUENT TO THE EFFECTIVE DATE HEREOF BUT PRIOR TO THE DATE THE PROPOSED INSURED ACQUIRES OF RECORD FOR VALUE THE ESTATE OR INTEREST OR MORTGAGES THEREON COVERED BY THIS COMMITMENT. END OF GENERAL EXCEPTIONS Page 3 Order Number: 200483801 SCHEDULE B -SECTION 2 CONTINUED SPECIAL EXCEPTIONS 1. EASEMENT AND RIGHT OF WAY OVER AND UPON SAID PROPERTY TO CONSTRUCT AND MAINTAIN A CONSTRUCTED DRAINAGE CHANNEL AND/OR OTHER FLOOD CONTROL WORKS, INCLUDING RIGHT OF ACCESS OVER AND ADJOINING THE LANDS: GRANTED TO: MAY CREEK FLOOD CONTROL ZONE DISTRICT, A CREATED MUNICIPAL CORPORATION RECORDED: NOVEMBER 2, 1965 RECORDING NO.(S): 5948483 2. EASEMENT, INCLUDING TERMS AND PROVISIONS CONTAINED THEREIN: . RECORDED: . RECORDING NO.: IN FAVOR OF: FOR: AFFECTS: -. .. . NOVEMBER 12, 1975 7511120482 PUGET SOUND POWER AND LIGHT COMPANY, A WASHINGTON CORPORATION ELECTRIC TRANSMISSION AND/OR DISTRIBUTION SYSTEM AS NOW STAKED OR CONSTRUCTED WITHIN THE EAST 90 FEET OF THE NORTH 450 FEET 3. LIEN OF THE REAL ESTATE EXCISE SALES TAX AND SURCHARGE UPON ANY SALE OF SAID PREMISES, IF UNPAID. AS OF THE DATE HEREIN, THE EXCISE TAX RATE FOR CITY OF RENTON IS 1.78%. . 4. GENERAL TAXES. THE FIRST HALF BECOMES DELINQUENT AFTER APRIL 30TH• THE SECOND HALF BECOMES DELINQUENT AFTER OCTOBER 31 ST• Page 4 YEAR: 2004 AMOUNT BILLED: $3,376.19 AMOUNT PAID: $ 0.00 AMOUNT DUE: $3,376.19, PLUS INTEREST AND PENALTY, IF DELINQUENT LEVY CODE: 2100 TAX ACCOUNT NO.: 516970-0070-06 ASSESSED VALUATION: LAND: $147,000.00 IMPROVEMENTS: $146,000.00 NOTE: KING COUNTY TREASURER, 500 4TH AVENUE, 6TH FLOOR ADMIN. BLDG., SEATILE, WA 98104. (206) 296-7300 WEB ADDRESS: http://webapp.metrokc.gov/KCTaxinfo/. Order Number: 200483801 5. DEED OF TRUST AND THE TERMS AND CONDITIONS THEREOF: GRANTOR: DONALD M RICHARDSON, AS HIS SEPARATE ESTATE TRUSTEE: . COMMONWEALTH LAND TITLE INSURANCE COMPANY BENEFICIA'RY: CITY CREDIT UNION OF SEATTLE AMOUNT: $98,000.00 DATED: NOVEMBER 4, 1992 RECORDED: NOVEMBER 23, 1992 RECORDING NO.: 9211231418 6. OUR INSPECTION MADE APRIL 9, 2004 DISCLOSED SAID PREMISES TO BE UNIMPROVED. FURTHER INSPECTION WILL BE NECESSARY FOR DETERMINATION OF INSURABILITY FOR ALTA MORTGAGEE POLICY COVERAGE. PLEASE CALL THREE (3) TO FOUR (4) DAYS PRIOR TO CLOSING FOR REINSPECTION. 7. EVIDENCE OF THE AUTHORITY OF THE OFFICERS OF DAVIS CONSULTING, INC, A WASHINGTON CORPORATION" TO EXECUTE THE FORTHCOMING INSTRUMENT. COPIES OF THE CURRENT ARTICLES OF INCORPORATION, BY LAWS AND CERTIFIED COPIES OF APPROPRIATE RESOLUTIONS SHOULD BE SUBMITTED· PRIOR TO CLOSING. Page 5 Order Number: 200483801 · . \ " f .. NOTES: NOTE A: SO THAT WE MAY COMPLY WITH ALL LENDER REQUIREMENTS AND ENDORSEMENTS, PLEASE ENCLOSE A COMPLETE COPY OF THE LENDER'S INSTRUCTIONS WITH THE RECORDING PACKAGE. IN ORDER TO ASSURE TIMELY RECORDING ALL RECORDING PACKAGES SHOULD BE SENT TO: STEWART TITLE 18000 INTERNATIONAL BLVD., SUITE 510 SEATAC, WASHINGTON 98188 ATTN: RECORDER NOTE B: THE DESCRIPTION CAN BE ABBREVIATED AS SUGGESTED BELOW IF NECESSARY TO MEET STANDARDIZATION REQUIREMENTS. THE FULL TEXT OF THE DESCRIPTION MUST APPEAR IN THE DOCUMENT(S) TO BE INSURED. PTN. TR. 6, JOSEPH P. MARSHALL TRACTS, VOL. 38, PG. 30 NOTE C: ACCORDING TO THE APPLICATION FOR TITLE INSURANCE, TITLE IS TO VESTIN DAVIS CONSULTING, INC. EXAMINATION OF THE RECORDS DISCLOSES NO ·MATTERS PENDING AGAINST SAID PARTY(IES). END OF SCHEDULE B DC/HRF/OW Page 6 Order Number: 200483801 --,- Copies to: KELLER WILLIAMS SOUTHEAST 15 S GRADY WAY, SUITE #600 RENTON, WA 98055 ATTENTION: ADRIAN GALLARDO DAVIS REAL ESTATE GROUP 1201 MONSTER ROAD SOUTHWEST, SUITE 320 RENTON, WA 98055 ATTENTION: MIKE DAVIS/SARAH STEWART TITLE/SEATAC 18000 INTERNATIONAL BOULEVARD SOUTH, #510 SEATAC, WA 98188 ATTENTION: NICOLE JOHNSON Page 7 • ,r----;, } Order Number: 200483801 • ~ewart ':t • ~ _.' Ie _ , # . ·4'NDs .I ~ I6Ii - , :; '. . J f , It , I . Ii lit : ~ ... II i f ~ , I . .. ... 'II • ORDER NO:. 200483801 N .i .~ .~. ., IS -.... ..... --_ . _ .. _ .. -filii .. ----------. --; ... ~----r !!:.JI~'" ._-------- -----=--~ ------------!--•• <F ---- This sketch is provided without charge for information. It is not intended to show all matters related to the property including, but not limited to area, dimensions, encroachments or locations of boundaries. It's not a part of, nor does it modify, the commitment or policy to which it is attached. The company assumes NO LIABILITY for any matter related to this sketch. Reference should be made to an accurate survey for further information. '. i I / • c§!ewart • 18000 International Boulevard South, Suite 510. SeaTac, Washington 98188 206-770-8700.888-896-1443 fax 206-770-8703. 253-882-2033 COPIES OF DOCUMENTS ORDER NUMBER: 200483801 FOR PROPERTY ADDRESS: 4821 SUNSET BOULEVARD NORTHEAST, RENTON, WA 98059 ; / / • I j ~ -\ "-\ r--. ..t> <:--l. ~ ~ .. o .. 91 .... 0~ ... 29 REeD F TRUSTEE'S OUI'rCUI" DEED RF.CFFE 6.00 ?ClO .. CRSHSI. ..."' ... "'e.oo IN CONSIDERATION of ter. dollars ($10.00) and other valuable consideration, in ·hand paid, the Grantor herein, Edmund J. Wood, o.S the duly appointed, qualified and acting Successor Trustee for the bankruptcy estate of PAUL F. NIKOLAISEN, proceedings in the United states Bankruptcy Court For The Western District of Washington, at Seattle, Bankruptcy Case No. 8;-05913, does hereby GRANT, CONVEY, AND QUITCLAIM unto DONALD H. RICHARDSON, a single person, all 0:: the Granto"r's interest, and pursuant ~ to certain orders of the said Bankruptcy Court as entered in (Y'1 Adversary Case No. A89-04875 and Bankruptcy· Case No. 87- -lr' 05913, all right, title and interest of Sally M. m~ ~. Featherstone, formerly known as Sally M~ Nikolaisen, and _ David E. Zehm and Arleen· ZehJ:l, husband and wife, in the ~5 : 0"1 following described real estate, situated in the County of . Ciiiit:>:· I<ing, state of Washington, and legally described as follows: -" C (:j >-< Q <II "J: Q ""' ,.. w <.> .... a: / «> .. Tract 6. of Joseph P. Marshall Tracts, according t.o the plat thereof recorded in volume 38 of Plats. page 30, in I<ing. county, Washington: EXCEPT the south 530 feet thereof. AND EXCEPT that portion of Tract 6 of Joseph P. Marshall Tracts, VolUme 38, page 30, described as follows: O"J .; o. .. " 0' Beginning on the north line· of said Tract 6 at a point 100 feet '.lest, as measured at" right angles i of the east line· thereof; .. ~ .. thence south . parallel to said east· line a distance of 200 feet; thence west parallel to the south line of said Tract 6 a distance of 140 feet: thence north parallel to the east line of said Tract tv the north line thereof; thence northeasterly along said north line to the point of beginning. AND EXCEPT that portion condemned in King County Superior Court Cause No. 741907, Item 6 by the state of \~ashinqton for Highway SR9.00. --.. "" , :. , -. . - >-. .., = ... Subject to any and all easements, covenants, restrictions, reservations, rights of way and zoning ordinances, if any, enforceable in law or equity. Pursuant to an Order of the united States Bankruptcy Court For The \yestern District Of Washington, at Seattle, entered in Bankruptcy Case No. 81-05913, . this conveyance is made free and clear of all liens and encumbrances of record, provided that ;111 such liens and encumbrances shall attach ... 'X' . .J i$ n • • to the proceeds that the Trustee receives "from this conveyance with the validity and priority of the same to be determined by said Bankruptcy Court at a later date. The sale is "AS IS" and "WHERE IS" and the Grantor makes no warranties, express or implied. hereto sets his and seal this' ~~ __ ~ of On this" "ll? day of IYI ~ , 1991, before me the undersigned, a Notarypubllcinand for the state of Washington, duly commissioned and "sworn, personally appeared" Edm~nd J. Wood," to me known to be the individual described in and who executed the within instrument, and acknowledged that he signed and seated the same as his free and voluntary act and deed, in accordance with his statutory duty as Trufitee in ry the State of residing at ~1y commission -".,: ':-':'.:"" , - .';:.' I. ;.;.. .' A.!··iti~ Itff.n\;(l!i~t,a~u Il:: i){y CR~Uir UN~~ SE~rILf .:1> • 0\ il (] X t 9 .. a 5r:~·TTL.~ VIA ~8Lll-1928 /.' B~:,699If···\". . ,' . ,' " .~.r .' S:"-~"":"--."";/:"'.~::""""':"-'.::-. ------[I,.. AIIIM TIIII UIIe for --..... Datil ____________ _ :r .... :. .J'.: .>........ DEED OF TRUST .~.\.. ~.HIS.:·DEED OF T'imST ("SecuriIY Instrument") is made on ....... .ftI.o.V.EM.BER ......... 4 ........................ . ,\ 19 .. g,z .. ."The'.'gra,,(or is' .... DONA!"'!). M· Rt.CHA1U).l;ON .. " ..... '''' .......... ,. "'. '"'' ....... .. '" .... U~ .. H:iS ... ~E.P'·"RA.tE. .. f;s..rl\T.E .... ("Borrower"). The: trustee is .... COMMD.IWEAL.T.H LAJIID .............. . ··":~r..:;t . .n.LE· ... tn.S.UR:AN.C:( .• l:'Qr",p.:a.f(Y .................. " ................ " ..................... ("Trustee"). The bentficiary IS ... l;.I.T.Y:,:·.J:~.to.J.J. ... l,I.J\I.",o.N ... Qf. .. S.f..A.T.Uj..':·:···.'.: ................................... which is organized and ellisllng under th.'e la~s of.': .. S:T.:AH ... ,Q,f ... WIlS./:j.[,116:r.o,,· ... and IIIhose address is ..... P .•. O_ ... B.0.l{..192.8. .. .. Si·.o.lr.L4 ... WA .. ~8·lS1.1.",·1.9.~.S. .. ;; .... ~<~::>' ....... ,L .............................................................. ("Lender"). Borrower"o,Wes .Lend~!he p~nci~ 5uin f;f .... N:1.'iH.:t.·"";-{.Ii./:l.T ... THO.U.~ANO .. A.QI!) .. 0iUUH). .......... " ........ ..................... ~ .... ::· ... :~ ..... :i' ....... ;: ... Doltan (U.S;: S .,:;' .. 98 .• :,0.1il11l_80.1. This debt i$ evidenced by Borrower's nOlt dated the same ~"is Ihis SiicurjtY In~nI~nl ( .. ~;t. whic~ Prb1i;'des for monthly payments. with the full debt. if nOl paid earlier. due a'niI p8.yablt':ori .. "~i...) .... :,.O~.t:EMB~fi(,;"/1. • .,i:.2fIHU ........ ,, ...... ,, ............ '''''''''''''''''''' . This Security Instrument ~ure$ to Le,lider:::I.) t¥. ~tpayment ofthe~eb!i'evidcnccd by the Note. with inlerest. and all renewals. extensions and ~odifica~O&J:~ of ~,'NOlC..: (b) .!fte pa'y;mem o~iiaJ.L~~r sum~. willi i~ten:s(. advanced under parasraph 7 to protecl me securny of thiS S&",pr; Insln1men~ and (t) lhe Wfprml!.nce of Borrower s covenants and agreements under Ihis Security Instrument and the Note. For t,h'is pufpoK. $orco.wcr irrev~'ably grants and conveys to Truslee. in 111151. willt power of sale. lite following described pro~ny I~ated}n ... (K.rN.&/ ............ " ........... ;!.: .. " ........ County. Washinglon: SEE E XH 16 IT • A' A TT A JjH E.O HEiRE T.O A.ND .:'lN~;'O~'P·tlRA TEO.HER E I N BY RE FERE NeE. "." :;.:':/""/":: . .'/ ...... ::" ':'.. . .... {~ iMO nru: .:," .. ' .. "" .. ' \":;,'/ .. '; .... :.:: 425!.!! 800SIRm .::~. ~I" :.',::':'\... ":. ":;;""'':.:.. .' ..... :,.' .•... ~,. "~:, which has the addresS of .: :::,.;821.. N E.. .5.U. Pol S ~sS'lll L \I D~\;.:' . .. ')' . :! .... ; ... , .. , ....... :.:.:~::.~:~~~;? '?l~'I" ~./.' ':./' ..... . Washington ...... 9;~'HJ5::~.l.:i:·::: ("Propeny Addres.~:·i'> .. ·/.::··;. )' fOGETI:t~R w~:;~( th;:jmprO\lemems now Dr hereafter erected on ;~,,~J."Y .;~~~.a\; easi:e.£. ~t;unwam:es. Cl) and fixtures now or ,*eafter a part of Ihe property. AU replacements and additions ':Shall also be coveted !Iii Ihi~ Security ~ Instrument .. AJf of ~ foretoing;is referred 10 in this SecurilY Instrument as the "Ptl!pert):_~' :::./ ./ ~ BOR~6wu.:i::OV"NANrS thaq~p'rrower i~ lawfully seised orlbe estate hercby' c~;:;~iYcd'iru.J:··hilS .the right 10 granl . ~ and conveyiihe Prj;pert):,:'aod Wilt trn: Pr~y i~ unencumbc:rt'd. excepl fur encuinbrance., ·O{ .. ieccid. ~rrowc:r warrants .~ and will defend ge~~ly 1hc.lltle"ID the PrOeert)' agail1S1 all claims and demands. subject to any ~umbranccs nf reeonl. til . Tfiis.SECURITv ItoiSliU.iME!IIT .c,ombiiies uniform CDvenants for national use and non·uniform.cQ~cnanl.~ with limited .... variations by:j,llrisdittion !p" ca.hsti~ ~':unif~ securilY instrument covering real property. .::~ ~ USIFO~ . .c;;!?~Y.EN'"Nfs.:iIorriwer ;~J,:.t~ covenanl and agree as follows; ~ the Pri!ipa~;;u::ti!~:~~~~~:~r;;'~::-:.ot~a!!:y ~~:~;S~n~~o~~~ ~~~1!~~0:!1~.:e~ :i!e~~~e l. funds for Tues'~d InsuranCe":' Subjet~.lo applic.~ple law Dr to a wrinen waiver by Lender. Borrowe, shall pay 10 Lender on Iht day mnri.\,hly paym~'fare .~c ~r;;·the}~~e. un~il the NOIe is paid in full. a ~um ("Funds" I tpr; (a) yearly lnes and assessments·'\V,hich)ll.ay:attai9 pnonty.:p:ve~:ul\s $eeunty Instrumem as a hen on the Prnperty; (bl yurly leasehold payments nr ground rerii~"d'n the.J>ropeny. if any; (e) y~rly I!aPnl Or property insurance premiums; Cd) y~rlY flood insurance premiums. if any; leI yearly ~~ie insu'!lnce ~rcmiDmik.if any; and (() any sums payable by Borro er '10 Lender. in accordance wilh the provisio~ .. of piifagfi!ph 8::in li~u of die p2!.'Ym~.~1 of mortgage in~urdflCe premiums. . items are called •. Escrow Itcm~ ... Lender rna.,)'. at any liine':':oll~tl atl\f·hD"r'futidS:i~ an amounl not 10 exceed the ma.jm~m art!ll'!nt a lender for a federally related mOl"lpge 10I!1l" ~y re~uire fiir B9rrower's.::~~ow aCCOIInl under the federal Real Estate settlement Procedures A\:t of 1974 as ainended from time: U; lime'. Ii u.~.,e. f-2601 t!ISt!q. j··RESPA"). unless another law that applies tD the Funds ,Cis a le~ser amOl,iin. 1f"I>~, .. £en~er njay. at any time. collect and hold Funds in an amount not to exceed the: lesser amounl. Lender may e~limale !he arnount'of FGncfs due 'p,D'1hc: basis of currenl dala and reasonable eSlimates of expendilurn of futuTC Escrow Itl!.ms <;'.I'.:othcc,Wi"ll: in s,(co*",=e With aPPlicable law. 'The Fund~ ~hall be held In an institution who~e deposii5.:.'ilTe inSUred bf a fe~eral ~ncy. i~strumentality. Of entity (including Lender. jf under IS such an in.<t!lutionl or in any F~~iiI "ome.:Loan:.:Ban~·. t~ndc:r :shall apply the Fund.~ 10 pay the Escrow Item~. I...entIer may nol charge Borrower for holding:'amfapp!ying t;he F~nds::annu.iilly .. an:rl,."'.ing lhe escrow a.:count. or verifying the Escrow items. unless under. pays Borrowcr.n~~est;:on thf Fun.i1s a~ app.ti~~ble law Pc"."its undel 10 make such a charge. However. Len<ler may requIre Borrower to paY·:.!I'·One·ltmc .charge for: an mc1cpendenJ rcal (51ale \aX reporting service used by Lender in oonnection with thi~ loan. unless applicable}aw grovid,'i:s ~.rwise ... ~~ aii ag~ment is made or applicable law requires interest 10 be paid. under shall not he requi~ t* pay,. Borr.Dwer al)Yill:~resl:or .earilinl!s on the Funds. Borrower and Lender may agree in writing. however. thaI inleres(shaUjie IJa.i'd:'on w·F..uiids. L.:ndcr ~tiall .. gIve to Borrower. wllhou! Charge. an annual accounllng Ill' the Funds. showlO8 ~,.cdits and debits \0 !hi Fu~ ano' me purpoSe ": for which each debit to the Fund~ ,..a. made. fhe Funds are pledlled 8> addmonal security' for. all sums ~l!!'ed"1if tltis Security Insrrument. . '., .:~."., ':~:'" .' .;:""~"':: Iflhe Funds held by Lender exceed the amoun'" permitted In be held by applicable lalli. Lender shall accQul!tlo BorroWer for the excess Fund. in accordance wilh 1M rcquiremenlS nfapplicable law. If the amuunt of the··funds "~fd:'by Under::at any time IS not $ufficlent to pay the Escrow l1em~ when due. Lender may so notIfy Borrower 10 writillg': and. in such ciase Borrower shall pay to Lender the amOllnt necessary to make up Ihe deficJCnc),. Borrower shall make up the ~clenc:Y In. no mtlR: than Iweln monthly pavment.,. at Lender's sole discrelion. ...... :: .: Upon payment in full of .ill sums secured by litis Security Instrumenl. Lender shall promptly refund:·t(, Bo.rrow~ any Funds heid by Lender. If. under paragraph 21. Lender shall acquire or seU the Property. Lender. prior to the ac~isit~n or sale onlle Property. shall apply any Funds held by uDdeJ at the lime of acquisition or sale a~ a credit againsl the ... ~l.!m$ seGured by this Security Instrument. ".' WASHINGTON-Single famiy-F,JlJlII MltIfItOllI, _ UNIFORM INSTRUMENT form H lItO IP"l1 1014 "a;'s) J •..•• --:; 8 ill ... ... 8 :.' : .. ~ ...... .. . .' . .' , ;1 ... "··· .. ::· ~"I/ II ·.;,. .. \. ;.':::.3. ApplicaliOll or Paymmti. UnleS! applicable law provide~ OIherwi~e. all payments received by Lender under i parag.raphli I and 2 shall be applied: first. to any prepayment charges due onder the Note; second. to amounts payable onder : paragraph ~·: .... ,hird, 10 intere..: due; fourth. 10 principal due; and last. to any lare charges due under the Note. ,.i ,;' 4.;·Cbliran; LiellS. Borrower shall pay all taxes. IISl>essmcnts. charges. tines and impositions attributable 10 the Pf!iPeny :Which lilay anain priority over this Security Instrument. and leasellold payments or ground rents. if any. BorrDWer s\iB.1I pay:' these ilbligacions in the manner provided in paragraph 2. or if nOl paid in that manner. Borrower shall pay them .;in time':direcdY to the person owed payment. Borrower shall promptly furnish to Leoder all notices of amounts to be paid ";~er !iiis ~graph. If Borrower makes these payJneflU directly. Borrower shaJI promptly IUrnish to l.eodcr receipts evidencilli :.: the ~Ymen~. ::\" :;' ,,:-Bolio~ Sl\!I11 promptly discharge any lien which has priority over this Security In5trumeDt unless Borrower: (a) :' ~ in li'ritjilg to,·t)1e-·payment of the obligation secured by the lien in a manner acceptable to Lender; (b) contests in good :; \j¥h the tfen,:hy• ol/defen'd.s against enforcement of the lien in. legal proceedings which in the Lender'S opinion operate to t:rJ 'p~ev~nI;ihe ;t~fo~men( ot;~ lien; or (c) secures from the h~lder of the lien an agreement salisfactory to Le~r ~r- .. diDalIn.A Ib~ he1po '~IS ~rtty Instrument. If Lender delernunes that any part of the Propeny 1& subject to a Iten wbich ~"" ma.y,~~'~ri~ity Qyer ~u ~r~~ .. ln5tT1lme~l. LeDder may give ~r~ower a notice idenl.ilYing Ibe li~. Borrower shall ... ·",·.,~tSfy th.e hen' or take 0Iie 9f more Of. the acuonS .. M.tt ro·rth above Within 10 days of the gIVing of DOtJee. ell) $. Iliizani:'o.. ~rty Insurll.nce. Bp~rowh5ha1l keep the improvements. now Cllisling or hereafter erected on N the Projlerty,' iD>"ur:t<t agaiJ.iSl l~.·by fire':. hqB{ds incl!fdcct within the renn "elttended coverage" and any other hazards. ,.. including.I1~' 9r n~ng. f!if w~ich ,l.eQilCi' re'W~~p insurance. This insurance shall be maintained in the amounts and ... for the periOds \liat lfnd.'er rcijuirc,5' ~~ ~psuranc~: ~arrief.·p't\'IYitJ.ing the i~surance. shall be chosen by ~rrowcr subject to N Lender's appro~i11 ~hicl): sha!! nOl.be un.r-eas~nably W;¥IIht;l"d. If B~wer falls to mamtaln coverage described above. Lender 0') may. at Lender··i;9Pti06. oblain.tover.age ~o prote91 ,fAnder's ~rgh.ts:il,l the Property in accordanet with paragraph 7. All insuranCe poli.cies :.inci TCne~als .shall \;Ie. aljeptable'to'Lejider,iimd shall include a standard mortgage clause. Lender sball have the righl to hOI!!1hc polic~$ and'·rcnc;;iiai'S./lf LendC,f. TC<N.ire.&. Borrower shall promptly give to Lender all receipts of paid premium~ and renc.",aJ not!iC5. I.n the: .evcnt 'C1f 1055. ¥01J,9We} shall give: prom)?! noti"e to the: insurance carrier and Lender. Lender nllIy fTUl,ke ·p.QO("·of 1(~:iS if ')ill ma~c pr[)ffiptJr' t;y)klrmwer. Unless Lender aod Borrower (~erw~5e allrc:ii: in vti'iiing. in~iJrance proceed, shall be applied to restoralion or repair of the Property damaged. if the restoiation-.oor reJ),liir iso~on.omic.~1Jy feasible and Lendi;(s security is not lessened. If the restoration or repair is not economically' (easibl~.:or 14nde~··s ~urit)I··;iiOilht. be lesseno;a:"~e iosurance proceeds shall \Ie 'applied to !he ~ums secured by this Secllrlty:lnstru/ilCnt.:~ oj" not then due; ''''''ith any .~~ paid 10 Borrower. If Borrower . abandons lhe Property. or does not answer wi.fhin 30 day~ a oOti¢e from Len~r Iha"t~ i,nsurance carrier has offered 10 ,cule a claim. then Lender may collect the insur.a.nce.:proc:eeds.:W,<ier !pI\9:·u.~ I~e pr~eeds 10 repair or restore the Property or to pay sums secured by this Security lostrumeil!./ wh~ther .or "'iol th¢'n duii" TI:l'e 39~:·period will begin when the notice i50 glvc:n. .:: .:~""';: ".:::::;" :... ..f Unless Lender and Borrower otherwi~ a!lree "iir.:~iltinii. any application.~r pr:&c*··lo.p~ncipal shall not c)(lend or postpone the due da.le.of the monlhly payment, referred:lo i';"panil;'r!,-Jl)l~ I an9'2 "!:"cha!ige the iI~ounl oflhfgaymems. If under paragraph 2IJh~':f'.ropcn)" is acquired by Leoder. BOTT<r,Ner·si"iigJil.:!o aliy ins,urante. policies B!!d p~s :resulting nom damage to the ~operiY,.p'rior 10 the acquisition shall pass to ... Lender t9:th{extc;nt of thb:~ms:.sectlred by·thi(Security Instrument immroiatcly prior ill Ibe: acquisition. "':::,.. ../ :." .:,. , ...•. ' .... ,.... .:: ;: ,} ./ 6. Oa:u~cy, Preser~atlon, Majntena1lC(' and Prot~"'or 1'Je PrOpel)ty; Boi"t'OWu's;;"IA>!iit ~pplkatlon: Leaseholds. Botiower)i¥1 oc~py. establish. and use the Property as BO:~w.¢r·~;:'p1"inc!J'AI ... rc:si~cc.,Withiji sixty days after the ellccuti'1i1 of ~IS ~urii}' Instrument and shall continue 10 occupy il't~»roP,erty liS Bo,t'rower's principal residence for at leaS! onejyear I!.fter t!,le da!:'e of occupancy, unless Lender otherwise agrees i!l wti)i.9g·;· wb~ ~Onsc~i shall nOl be unreasonably ~thhcJlf. or unless extenuating circumstance5 ellist which are beyond ~rrower's control::' Boriower shall not destroy. da~e or i.mpair .ihe Pr.9Pcrty. allow I)x, Propcny 10 deterionite. or commit :W<!~.te YJ:l-the .,P~rty ,:'Borrower shall be in default)f any fOrfeit\ire acl,on or ~roceeding. whether civil or criminal. i~ begun thai"ltfLe1liJer/i. g~ faith judgmenl could resultJII forf~'iture ?flbe ~rtfdi"''ltherwise materially impair the lien created by this "S4;,cu.ritr.:lnstcomcnt or Lender', security ~Ci:reSl. ·~orr'?'wer m;i'y.t:'irre such·-a .. defauh and reinslale. as provided in paragraph f8 .. I>Y caUsing the action or proceedinil:~n be di~l1'1lssed wttb,a ruling that"rin Lender's good faith derennination. precludes forfe~u~ of Ibe Borrower's interest in ihJ;. Property or ,cith,e'r ma~e'ii·:I!. imJl!iirment of the lien created by this Security Instrument::br lender's security imere". ~rrow~r shall ~,s6 ~ in ®.fauh ... f Bq,trower.:"~uring Ibe I~n appliC8lion.proccss. ga~~.!?-f4Jr¥!Ul!'l~sF'~accurate mformauon or sta~~ptS to ~n~ (OTJail~ to jlrtlv1m:,I.-ender WIth any matenal mformatloi\) 1n7:'0~~~ With the loan evidenced hy the Note. including{but/iot liini~ to. repr'c;\Cntations concerning Borrower's OCCIjPiPtct of'tJle .Property as II principal r~idence. If this security r.nstrul)ie!ll is on II le~lIold. Borrower shall compl)' with all the jlroVisions oft!le lea~. If Borrower acquires fcc title:. to tJieoo Propc!"rty. t)x".lea~hol~ an~ .. ,he fee title shall not merge unless Lender agrees 10.lhe merger in writing. '\. ./' .:'.:' .":" .: .::":. I 7. Protection or LeacMr.:.~ ~llts}o t~~ Pro;e~ •.. :'If BOrrower fails to perform Ibe covenants and agreements cootained in this Securiry Inslrumenl:"or there i. 'flegal proa:ct!.ing tj;81 ~ji,~ignificantly atreel Lender', rights in lhe Pf~' (such as a proceediRl! in bankruptcy. prObai.c. foi .. ,~.~.ndcmnali6n OT'forf~iure:.~r 10 enforce Jaws or regulations). then r may do and pay for whatever is ne~essal)' t~.protect tl1e. 'oIalye oHhe Pr.Opc:~ at:I(Lender's righlS in the Property. Lend. r's actions may include paying any sums securcil .. by a lien.';;'hi~b b,!s pri<!tity Qver ,tlliS·!)ecurily Instrument, appearinll in COllrt. paying rcasoltll~le attorneys' fees and enteridg,,\m t~>!!' PrppectY 1.0 ~ake. fep8lrs. !,Olilol!gh Lender may take action under this paragrapb 7. Lender does nOl have 10 do sO'~v" ,,:' ': ;" :' .,' .:'/ "'::. .. . ..... -'" -_ ..... - Any amlRlnts disbursed Ity lender under this ~grBpli··il..sliaJl become additional debl .. of Borrower secured by this Security instrument. Unless Borrower and Lender agree:.to other terms"of payml:'iiL'Jhese lrrnOiUt.h shall bear interest from the date of di.bursc:ment al the: Note rate and shall be payaiJI~. w.i~ inte.rcst;'u~· noti~e from Lendo/ to Borrower requesling payment. . ... , . .-.:' .' ....:. .,....... :: 8. Mongage InsuraDte. If Lender required mortgal!~'iJ:lslli'an¢e as.:Ii e:on6itio!:"'of tnaking the !.~ secured by this SecurilY Instrument. Borrower shall pay the premiwns required to· ma.ln\ai~ the tOOnsage insu~nce'ln elf~1. If. for iII1)" reason. the mortgage insurance coverage required by Lender 11lJ>!Oe." or c~ •. in be.~ e~. ~rr~~r'shalJ pay·itIe premium, required to obtain coverage substantially equivalent to the mortgage insiir-ance pccviousl:t'in effect. al a.C05t substantially equivalent to the COSt to Borrower of the mortgage insurance: previously in effccI.JTOIT!::im al.iema,ie;iimnglije':i.nsur~r aw~Yed by Lender. If substantially equivalent mortgage insurance coverage is not available,~t>Wer shall pay·.t9 ~nder.:'Cach mOnth a !<Urn equaJ 10 one·lwelfth of the yearly mongage insurance premium being paid by' Bn(iow~r When.~·:iz.t:suratiCe.'Covct.ag~·'. ... 1ap6ed or ceased 10 be in effect. Lender will accept. use and retain the~ pa)'men~ ai.a I~ss ;'j-esef:"e io'li!!q/or mortgage ';:. insurance. Loss reserve payments may no longer be required. at the option of Lender, if.mort&age·:ip,~Jance cover~.(in the amounl and for the period thai Lender requires) provided by an insurer approved by Len~r again l:ie.:ortiies ~'aila~le and is obIained. Borrower shall pay the premiums required 10 maintain mortgage insurance in e~CI. or ,Iil pCovill~ ~ lc:isl; reserve, until the requiremenl for mortgage insurance ends in accordance with any wrinen agreei'G.~~I .. ~een Eiorr~~er and Lender or applicable law. .-. .;' :: 9. Inspection. Lender or its agent may make rea..nnable entries upon and inspe"liun.. of the Properly. ~nder.:~hal~·: gh;e Borrower notice til the time of or prior to an inspection specifying reasonable cause for the inspectio't). .... :'.= .' " :.i: 10. Condemnation. The proceeds of any award or claim for damages. direct or consequential. in coiiilectio'n with a:!y condemnation or o¢er laking otany pan of Ihe Property. or for conveyance in lieu of condemnation. are hereby ~sigril.d and shall be paid 10 Lender." '. \.- .,. ("",.2014 pa;u) •.... ,:. ;·.· .. r , . " "':. In'lIle event of a t01lll_ of the Property. !he proceeds shall be applied to lIle sums Ay lIli, Security Instrument. ::;"hei'i\er or not then due. willl any excess paid 10 Borrower. In the event of a partial taking of the Property in which the . ' fair q'iarkel value of q,c Propeny immediately before: the laking is equal to or greater thOln the iIltlount of the sums secured .S· by tjlis SecJlrity Instrument immediately before !he taking. unle.s Borrower and Lender OIherwise agree in wfilinl!. (he sums sec,iired by thiS"5ccurity Instrument shall be reduced by the amount of the proceeds mulliplied by lhe following rral.otion: (_1 the tow amOUnt of the sums .G(Cured immediarely before !he taking. divided by (b) the fair market "a1ue uf the Property i~med~iely ~fore the taking. Any balance shall be paid to Borrower. In the event of a panial taking ot'the Property in i~hich die fair.' markel value of (he Property immediately befnre the taking is less Ihan lhe amount of lIle sum~ .• eeured im- ..,;. media!ely b<::fore !he taking. unle~~ Borrower and Lender OIherwise agree in wriling or unless applicable law otherwise pro- ,; vides;' Ihc I#oc.~, shall be applied to the SUIlU secured by lIlis Security U!$trumcnt whether or not the ,urns are then due. :; .• " If rJie l"ro¢.11Y is abandoned by Borrnwer. or if, after notice by Lender to Borrower lIlat !he condemnor offers to :' rruUii: an ";"lIro ori~ltte..a claim for damage). Borrower fails to re.pond to Lender within 30 days after the dale the ooli<:c ··';"js,;given/i...e.Rder rr'aUlbof.iZed 10 collect and apply the proceeds. 81 its option. either 10 resloration or repair of the Property or to the sums secured by· this Security Insrrument. whether or not then due. ,:. .,·.'i.J"iess ~;;(j~r anif Borrower otherwise agree in writing. any application uf proceed5 10 principal shall not Cltto:nd -\'" or ~1~ thcidur: ilate ~f th~.JntIIl!l1ly paymenlli referred to in paragraphs I ~nd 2 or change Ihe amount of sucb paymmts . .... ,.", ... /. ~I. Borro"wer NOl.,Relrased; rO~lIra~. By Lel1der :'1101 II Waaver. Extension of the time for payment or modification:of amhrtil.;iiion of I~ sum.s secured'iiy 'Iili~ ScC'urily Instrument granted by Lender to any SUCL'CSSor in interest of Borrowe.r shal~:·nol.~Pifale t9-.r~.1ea"":.the ,~3.biliIY o(the (lriginal Borrower or Borrower's successors in inlere~t. lender shall ribI.~· requ.ired .(0 Jom~nc~:' pr~ec(.rig~ a8,~.r;tS1 any SIIC<:cssor in interest or refuse to e:ltlend time for payment or otherwisliitodifY amiirtf.laticf ofl~e SUfils.SeC'ured.pithis .. ,sel!'tlr~t~ In,trument by reason of any demand made by the original iJorrower or !¥rrower':S su~.ce»o.rs in,lnlt,resl-Ant ~o~arancr b:y Lender in exercising any right or remedy shall nOI be a waivcr of or 'jir~dud~ thc':exe.ri:i~ of al).y right.iir/nitncdy. f / .,\. lZ_ SIlCC~~ and:;t~si:n5/8oq;lid; J~!~t,.ilnd Seyl!'r.&1 pabllily; Co-signers_ The covenanls and agreements of this Security InSlrumen(s.hall bind ~ bcilefit~he"'iiccessofs:,!'lId'~sign. of Lender and Borrower. subject to tbe provisions of paragraph J 7. Borrower:;.~ ,:ov'1"onI5 and a~i'eeme!,ls shal~ib~:j!lii'ir!and se\leral. Any Borrower who co-signs this Security Instrument but does not e~eCule·(he NO,te: (ans co· sIgning t)'ii$:'S~rity lns:rument only to mongage. grant and !:onvey Ihal Borrower's interest in the Propcny u.Odcr ~fie lerrm nf .Inli ~curjt'y In.~trumcnl; (b) is not personally obligated to pay the sums secured t>y (his Security In.~[rum.ent: lind (c):"gr~'thal' Le~r and any other BOlT9wcr may agree to extend, modify, fllfhear (If make any a"t)tnlnodalion"'w_it~'Tegarc:\:!o th~terl).i\ of.this ~etur~1)i',!n.'trumentiift~e Note without that Borrower's ~onsenti3_ Loan Charxes. It the loa~::secU(~d bY-{hi~.·~4ii·;y.;'{~trument··;~ SUbje~C.o,~ law which ~ts maltimum loaJI charges. and that law is finally interpreled so ttw..t tile interest <ir ~her Ipliii::~har&es cgllecic<t or to be collected in connection Wilh the loan exceed lIle permitted Iimits_ lIlen: tatany .such I~' char~e shiil,l ~ re4Y~:by lhe amount necessary 10 reduce the charge 10 (he permined limil; and (b) any sums alteadr..'co!.lec~ from J!lQfrow.er v:hich exceeokd pennined limits will be refunded te Burrower. Lender may choose 10 make tl'ils,.(tfund \». reducing the pfinci~ ~cd'~r~er the Note or by making a direo:( payment to ~~,fower If a refund reduces principal. th,e rc:'d.l!.~~?n will}lC t~~ater.'a~ a pa~;~1 prepay~~ withom any prepayment charge un.~er lhe N me. .:.'. . , ':'.:. '." .:" "-:... .,'. .::.:1 14_ l'iotic~.;' Antllmicc to Borro ..... er provided for in':~his Sccu,iiy}nsmlinent sMJ,1"bh:,givt:n by .,cliviring it or. by mailing i! by Iir;;1 dass m~1! unle!..~ applicable law requires u:se,~f ~hc;.t mc:.!bod; .. :r.1lI; ... ~i<;C: "~11 bl{dire~ted tu the Prope"y Address .:or any other"~ddress Borro .... er designates by notice' to ~nde~,;' A~y notice"tl)"Lendcr $.haI1.~ given by tirst cla.", mailtO.:t..cnd"j-\ addrC5. ~taled herein or any other addrc:.\.\ Lendi:r de~ig~tc:s by}w.!ice to ;BorfOwe~: Any notice provided for in r,liis Sc~riiy Inst;:umenl shall be deemed to have been given 'to::~orr<,iweq~r Le.tider ~he~'giv~n as provided in this paragraph. :,' ;; :: .. ~~ :; .......... ;. ,;. / .," IS_ Govcmiflg LaW; Sf"erability. This Seeurit)· Inltromenl shall be govefl1Cd liy feder.lI l~w and the law of the jurisdiL1ion in'\"hicl);·ihe p~pt'ni is IOC2teC. In me event thaI any provision or c1ause·()(,his .. Secu~ky lilstrufficnt or the Note conflicts wilii appliiable law. sl;ich con f1i~1 shall nOI affect other provisions of this Seeu·i1iy.'lnstiumenl ot the Note which can be giv~~ eff"'!!\ wit~Out Ih~' copftidlntl, provibion. To this end the provisions of ihis set"!l:~ !nSllu.nenl and lIle Note are declared to ~. sev,·~able./ ./' ....... '.,' i' .,' 16:: BorriiWtii-'s CQjly/ 8orro ... ·er ~all be given one conformed copy ofthc NOte ami o('lIlis,5ccurity Instrument. 17,''=:.Transfer ortliePrope.rtf:(lr a:Benel1clallaterest in Borrower. 'If aU or any pan or the Propeny or any jntere~1 in ,t'iS:~ld nr tra~feii-o:a.l «(ir if i Ixntficial interest in Borrower i~ sold or transferred and Burrower is not a natural person) willlo~i':·4~.~d pri~r wi;nen,~onsinl. ,J..e'lllfe{ .. may. at its option. require immediarc payment in full of all sums secured by Ihis Security Instr:Umen,t. H~i.'Cvc;:r _ ~h'is option ~fiall not be cxercised by Lender if Cltercisc i~ prohibited by federal law'" uf the date of this ~curi,¥ lr-'tru~l)i. .:: If Lender exercises tIi~s option. Le!idtr sha\l"gi):'e Borro~r notice of acceleration. The nolice shall provide a peTied of 001 less than 30 da)'s frOllt;t.he dale l~ riOtice,l~ dll'i.yer~ at iil-~iled within which Borrower must pay all sums sccllred by III is Security Inslrument. Jfll9.lTO~!r f~ils t?: pay ~~'sums prior 10 lIle expiration of this period, Lender may invoke any remedies penniued by this Se:~\iriIY Illstrujllent wilhoutJurtl],er noii<;c: or demand on Borrower. ~ . l8_ Borm ... er'~ Right 10 Rrinst8~e_ If ~rro .... er ,neetS·certa.in C6.nditions. Borrower shall have tbe right to ave enforcement of thi5 Security [nstrument dij;contii'ii!ed.At anj lime pri.~r to.,(he.~rlier of: (a) Sdays (or such other .·cd as applicable law may specify for rein~tatement) befo~e'~ of.ihe ~.opert5' P'!rsiiapt 10 any power of sale contained in,this Security Instrument; or (h) entry of a judllrtiC!I.t el).f«Cini this SeC'.!!rity lti~rumc;mr'~ose condition~ are lhat Borrower: (a) pays Lenller all sums which Ihen .... ould be '<lilii und¢'r Ihi~ Sec~ritY:1nslrumeiir'and the Note as if no acceleration had occurred; (h) cures any default of an)' other covenants or agreemeQtii; (c)'\JlIy,5 all expenses Ilicurred in enforcing this Security ln~trument, including. but not limited to. reasonable ari~rneys' fees; .indJd) ta'keil,such ii£uo'n·.!IS Lender may reasonabl)' require to assure that the lien of thi~ Security Jnstrumen(::J.end~rs righL,:'in t~.e Prf!ilerty and B')rrower'~obligalion to pay the sum~ secured by this Security Instrument shall continue···tiil~hangoo_ UpOJfrein.~tem~o.! by Borrower. this Security In- strument and the obligations secured hereby shall remain fully··eff.e~liv~ as if no .cccl~tion haq:·OCCU!!~. However. this right to reinstate shall nOl apply in the ca.o;e of acceleration undef·pilf.itgraph 17." .:. ;' .;' .,.....; ... " f' >" . ... 19. Sale or Note: Change of Loan Servlcer _ The N Ole or a Parti", in\C7est iii tnc.,Not~·:(t9@elhcr with:mis Security Instrument) may be sold one or more times without prior notice to Borrower. :A salt m1JY reSllI,i in a c~.ange :in the entit)· (known II!I the --Loan Servicer") that collects mnnthly payments due under tlie Note an<! Ihis Securili instrWneni:':There also may be one or more ellanges of the Loan Serviccr unrelated to a sale of't~~:r-;ote. Ifihe're is·.'.i\ ~h~nlle:bf.fue tean Servieer. Borrower will be given written notice of the change in accordance witli·par4grap.h· \4 a~ve"~d apPi~abJdaw:'" The nO{ice will stale the name and address of the new Loan Servicer and the address.':to VIIilic!i payments"~hQuId be iii~dc. '::. """"."::' The notice will also conlain any other information required by appiicable law. .'. ..:.:,..... .. '': .. " .... ,.. """/: W. Hazardous Subst!ime5. Borrower shall not cause or permit the presence. us~. 'disposal. St<?fllge, or,"release· .,' of aoy Hazardous Substances on or in the Property. Borrower shall not do, nOT allow anyone el~. to do, !'iiylhing.arf~\ing .: the Property that i) in violation of any Environmental Law. TIlC preceding IWO sentence~ shall iiOl.,~pI'IY 00' the,prcseiice.· . .' "';.: .. use. or storage on the Property of small quantities of Hazardous Substances thai are generally recognized to' be ;ipprop;'iat~': ,;:- to normal resiokntiaJ uses and to nllIinteoance of lIle Propcny. .: .. , ,:' .' Borrower sIlaIJ promptly gi\le Lender written notice I)f any investigation. claim. demand. lawsuit otolliCr action ~y . .' any ll<'werDmental or regulatory agency or private pany involvlOg the Property and any Hazardous 'Substince .'Or Environmental Law of which.Borrower has actual knowledge. If Borrower learns. or is notified by any gove~ntaf or (;' regulato!)' authority, mar any removal or other remediation of any Hazardous Subs18nce affecting the Property is necessary,:: ., Borrower shall promptly lake all necessary remedial actions in accordance with Em'ironmental law. ~'. ..".', . Fe1m 31141 GI1IO (_.10/4 ";'ru} -'\;:. ./ ·s /i'::";"'::.:. A.s used in this parag!O. "Haurdous Subsunces" arc those substances defined a~. or hazaldou~ ~ubstances .:=' by El1vironmental Law and the following subslances: gasoline. kcr~nc. other namma'ole or tOllic petroleum products. tOllie -.:; peSli(:ide~ and. heJbicides. volatile solvents. materials containing ube~tos or formaldehyde. and radioactive materials. As ;:' ti~ in dli~:pa~~&raph 20. "Environmental Law" rncam; fcderallaws aJld laws of die juri!.dlction when: the Propeny is lociUed .' mill relatf to ~Ith. Slfety or enviroomental prOtection... , .. .:' IIiON-UJl/IFORM COVEIIOANTS. Borrower and under further covenan1 and agn:e as follows: /.'i·1. ~leralion: Remeclles. Lender ,ball gi .. e notice to Borro,,'er prior 10 IIC«lentlon followillil Borrowu's :,"breae!;' or a~y cO"ellllnt or qreetmnl in tbis Security Instrument (bul not prklr 10 acceleration under paragraph 17 :: u~ applPb.le·.J!I'III provides othuwitt). The IlIItl« shall spedfy: (allhe default; (bllhe action nqulred to CUR Ibe :, default; eel a:ilat~;·not Ies5 than 30 davs from the date tbe notice Is glvea to Borrower. b,· whidl the ddault must \ be.p.red.~lItf (d) i~n~lure to cure th; default on or before the dale specified in the notice may result ID aa:eleration ''=:,ill'tbe su.tns.iecut'td by this Security Instrument and sale of the Properly at public auction at I elate not less than 120 .,. days iniihe;fu~.r~.The riOtice shall further inform Borrower or the rlllht to reiDRllIe after IICccleration. lhe rlaht to ':. bring,. COOrl attiOO;tn asSerC Ihe Ilon-existen« or a default or an\' other defense of Borrower to acceleration and sale • . \.. IUld,dnvqiher.tnatltrs I"\!quir.ed·ro.be included in lhe noticc bv .~pticable Ia,,·. Ifthe default i.~ not cured on or hefore ··",."cite·'tlaie.:speC;lfled j-il thP·!l9Clc:c. Lf~r at its opt~ may require Jmmedlatf payment In full of all ~ums secured b~' tilt· this Sec:,.,it~·ln!illjJ.menl ~ithout furthu d~ an4l.ma~· invoM the power ot saJe and any ntber remedies permitted ... by applica~e Ia.r.: u.ii~r 5haJ.·~ en4tlecJ.1!I' Collec1'aU rxpemes incurred in pursuing the remedles provided In this 4IIf ~~:·:21. iiiciulli •• b~"noi'l~ie4:~l~: ~ablc.",~omeyl' fees IIId costs of title evIMnce. .. If te_ID':~ tb~ ~r of·~. Lellilfr ~ giVe~ritt~ notice to Trustee of the occurrence or an event ~ of default and:'qf ~nd.K·s:~Jec~n tii c~se ~e rr:~{!trlY tD.iJJe.,~d. Trustee and Leader ~D lake sud! action. ~ ... gardine noCice or·-ule ~d ~!I gi"f'sue,t\ not!~ .to·'Bon:~r::lln~.to other persons 11& applicable law may reqwre. After the time require'" by applk:~ iiiw B!id}.Rer pu~katftin 9' the notl.ce of sale. Trustee. without demand on ~ Borrower. shall sell the':.rroperty,,'t fI!:Iblic ~Ucd~~ 10 I~;'b~tbldder at the time and place and unckr the terms ~ desil;nated in the notice or:,~e)t. on~'or ~re wcds ~d .t~,any order Truster determines. Tru.Uee may postpone sale of the Property ror a per'iOd or pei'iods'permitted bY,.~p~licii~le law by public aooouncement at tbe lim!! and place nxed in the notke of sale. Lender 1M-its;ilesiPH maiy'pul-c~ the Propeny at aDY sale. ..... Trustee sbaII dellnr to the p~r ToIstee~~ dee.d co'!veyil!g.lJte Propct1y ~!WUt any connan( or warnnty. expressed or ImpHed. The recitals '*~~ Tru.ee·sdeed:·~·5balrbe,prima··r~ie evide.ike':"r the truth of the statements made therein. Trustee 5haI1 apply the pr~:or tb, sal~' in ttit fpUowin& ord.er. (a. ~ aII,.expmses of the sale. including. but not limited to, reasonable Tnlstee's IUld;atloo:neys.~; fee~;' (~) to .1J.~m5:.~ured::~ftbis Security Instrument; and (e) any exc:ess to the per_ or penons legally .. en~med,'·to IIiJr Jo thl;:.-tle~ or,~ ~penor Court of the county in which the sale took. plac:e. ""': :::.. . .' .:. :',.:: }' .::,; 22. Reconvt)'1lnc:e. Upon paymtnt (If all .~um;.; .. ;ec:UrcIJ by:!his Sccliniy ~J'l!i'nenl. Lender "hall requeSt Trustee 10 reconvc:y the Property lind shall surrend"r this Sc:curi'ry.!l\StrUmt:r!\ .and all nOleS ell~enciFl1faebl::~ured by ~is SecurilY Inslrumeo1 to Trustec,::lruslo:e 5ha1l reconvey the Property wiihou1·w,af1.i!nty al)il withouJ"dwgc to':,;he persofi"o~ per\Ons legally enlilled 1(1 it. .;Sucli)~er'on or persons shall pay any rec~rdadon 2~1S .. / ;,: ':":'" ...... ,. ':~" /' / 23. Substlt!lte Trusl~. In accordance with applicable law, Lendc~'ina)' rfO!1l time to'time appoii>1 a sv.C<:es$or trustee 10 any Truslee a~nted hereli~r who has ceased 10 act. Witholii''I;!?!llIiyal,lCc o~:thc.PrtJpcrt:c . ..Jl1e s"i:~jor t~slee shall succeed 10 alllhe.,fitle .. ~w<:r oipd duties conferred upon Trustee herein ~ by.:ac>J?,I'icable law. :: / ::' 14. UIC tir Proptmi• l'bc: Property is nOl used prinLipally for ag'~icul\ura\"or fa,Oning purposes. i 2S~ . Rid.irs to.:this·:~ui'i1Y .Instrument. If one or more riders. ate' '~*CUI~ by" Bori<>WC(;;'and::'rece#dcd together witll dlis Secur~y Insi,t'ume#.t. ~:c()venan{s and agreements of each ~uch rickr slllill. beillCOl'jlorauiit i.~·to a!:ld shall amend and lillpplcmcnfthc caVo:nanll; and agreements of this Secwlty Instrument as if !he rider1's}.were a part of thi$' Scclirity Instrument. {Check appli~ble 1)6l1(cslf i . ':'. ... :. .,' ::' ~JMi"\';~1c Ra'~ Jt.d.i : ....... §... Oradualed P~nl RW<:r § O.Uoon ~:"".:(. :i f .: Cona.omidium RiIler" /' :p'lonncd Uni' llc1i1:1opmcnl Rid.. Rate Inl~m.ni·:Ri<lcr.; .: 1-4 I'liilli!y,.lljdu /' . ~t1y rayment Rider, Seroud Home Rider :\ . . ,.O,hc;r(sHSpccilyl.':./ ...... \ BY S';ri'NJNG BEL9~. :k~~ ~cc:e~s and .~,grees to Ihe terms and covenanls contained In th:~ Security Instrument and in any ridc:r(s~'Col«<'Utcd .by af,rrowcr alid rc:ciudc:d. With It. W'~= ........... ....\::'~,'/'~'</~iC .. S . .. '::D«~" . ... .... ............... ............'~.~,:'.:. , ;}71"'t~,5'~~~·-··92.~...b \";: .. :.. .., .' ::.. .' .• :' .:, .... :.... " .' .' ,~", :,' S,*ial ~CU~iiyl~um~ .. :.:·!: ..... . . ~ ..... STATE OF WASKINQTO~. . ..•.•...•.....• _ ..... \.: ...... ):/~l!.i/ yi'. ~~~15S:::····-··: On this .... -~~~I?-.... dllY of . ~?:v.~1!~~ ....... 19;~}~'" b~ore.~e. I.h~ LUJd~~i8ned. a Notary Public in ano %,hc: IrRof ga~Pct:. duly "ommi~sioncd and sworn. pcnOnalll.p~am:l.; ... ::: .. i: ... / ... '<":":":"':: ........ . . . . n.a. .... : .. 'to ..•.• ¥.'~ .................. _ .......... ::':., .• '10 l1\iiknoWn t~ be th!l'lndividual(s) described in and who execuled the foregoing instrumenl. and acknowledged to m~1iiat . PoE! .:: .• ..:: •• ;: .;:'. siRl!f!d l1li1 sealed the said instrument as ..•.. l;l.i~ ......... free and volunlary act and deed. fo~:tbe.ii,es&nd PiJ.poses:~ii~in (r,entloned . ..•.... . :.: ;'. .. ,.' ~. ~'.:.~' . . ' ~. WITNESS my hand and official seal am,ecllhe day and year In this certificate abo~e "1i~. ::'. i:.· ... ' .... .' , ':,:1'\':' .C'au~£.~;~~i::;;L;: . y/» Mountlake ~~:~e :. .,: ::, .....• i·; . " .t···· .. · .. ~:. ·~··Il .' .' \~. .' :.\' ~-asdcr Crom lSI P1naal;\aJ Products (800) 413-4501 :~. fomI »II _ (ptlg.4iJ/4sit>g.S)'\. . .. :. ':; .. -.: ' .. :: ,,~ .. ,'; . { :.\., }. .. ' .~:~ ...... : .~" .e ( ( -. .-.. ' I. • '. CLTIC NO.: H710647 EXHIBIT RA_l" '::....,,: .. ···'::T~;'~{ .. 62~~·····JPSePh P. Marshall Tracts, according to the plat thereof " ;,.ec:orq~a':i in ~Volwne 38 of Plats, pa.ge 30, in King County, Wa.shington; .:\.:;:. .,.·'EXCEP~ tbe ~·o~~t·h···,~30 feet thereof; ....... ~ .. AND EXCE;:PT ,.:'tp·at pci'i;tion qf .. · .. :,f.ract 6 of Joseph P. Marshall Tracts, yQl~ej8 {:.:. paqe, ..... ~O, ·~:.de~9~ibe,p as follows ~ .:: ......... / j: .:;'.{ ::/' ~~; '::: i:r-."":§ •••• ~:if Bee}inn.'inq C;'>n J:he.{ no.t~h li~.e o~·· 'sa:~d Tract 6 at a point 100 feet west, as me<i·~u·red at t'igijt ····e,nglefs,r./of th~, ... east line thereof: thence "~ou~h ··para~.le!/ tq .. .!5~ia ~a~f1::/t~.ne a distance of 200 feet; thence wes~. para~.le]/ t~;::i'h,'e sou.t:h q.~pe of said Tract 6 a distance of 140 feet; ·o·!' ..... , .• ,o •• ,,· .. :: t :;;: :/ .r': ....... ,. thence north p'arallel ./to the .,etia-t ''line of said Tract to the north line thereo f ; . ./' ./. "," /:':/ .:t . thence northeaster'ly/ alqng .$a~d n.or~h·-·liJle to ~~ point of beqlnninq; AND EXCEPT that portion./coI.lde!lin~~ in Kinq.:.Cou~ty/su~rior Court Cause No. 741901, Item 6 by t)le/St~te/ot WC?r-sl\inqto~.·'f.<ir Hl.ghway SR900. ':'.:.:::: ./': .:" .... /. .:.:" " ~: ...... '.; . ..... .\1:. .'.~,:. ':::. END .' ... } .: ••.. ::!.:..~. ..( :.~ .. , ..• ~. :.:'i ,,;! ,.::: .... OF EXlIU~:l'T·:<~:.A-,J:,,:~ " .. , ............ ':";:,. .:..... .;= ,./ .;:::.:.\ ...... , .... :;::.: .. : . ·~::·~t .... , •...•.. ,.I:~f ...• y. " .. . ........... '~' .. -.;. .. ' .: .!' ::.~ .... :::/;.: :: .. -.. --.... ~; .' ' .. ;'. \. .~' .. ~'.:. • J . .: .. ' ., . ,. .. ,'-;- .~ .... ~ ..• ,. ;'" ;: .... -..... ';. " ....... ;": . , ...... , .. .... -.~' .... ....... ;. .;;' .,~.; ",:' .( i .. t I . .. ~::..:.:.~-; .':I ..... "····~:· ':':1' 0··· ..... . ,..... " ./-:'!;.(! .,:': \ .:' ./ ~/ ",;:. ':~. '-.\ ,1'- .f ". . ' . .:.~ .:~~:. : •... :: -" . . :( .:; IN 'l'HE SUPERIOR 1 ·IN AND POR 2 \THE STATE OF WASHINGTON, I Petit1oner, -l ,I I -vs- ., '-' 6 !AUBURN STUDENT LOAN ASSOCIATION, la Washington corpora tion; et a 1. , ) ) ) I ) ) ) ) ) ) 7 ) Re spor.clent s. ) ----~----~------------~-- s The St2te of MO'l'ION AND ORDER;' AS To ITEM NO' t: . . .. ~ .,' "' ! .! ~, .", . -" ·.· •.. , .. ~i;,:n~,t~( .•.. j •. by a ndttil;-ciug~it~#~'# ,'. .. . as to IteaFNo.,:t, Ii 1<.1 t.t lH'! 1'::: ::';, ilL' " (. by !;'('V '.';, t. Lt., L~ l)\,.l!'t f0l1 an order of d1smi.s$a¥1;(inth~ 1(' lent it: ed cat Se fo!' the 1'e""on that + co~tro.,:rsy,~~~~;~~~I'~ 1\ \<.JgreeablY settled to the satisfactionlof all parti~s .. 1:! ' I, i I· \.)-1 " , ! 1 I I 1;j Hi 17 --I lR :W .1 ~-.-.-----. -_ .. '-' .:.:.. '--~'.:" , RHL374 rklilf 548 ,!.tern 1 This ma~t:e~Jtg~~~ng ~eii~~~jJ! . ::~ .. :. ~ .. _ .. :~ ; ~r~t~:j?:;~~j: .. ' of the petitloher~ '~C$r <11 .:::i~fJ·iA,·-:;-,·e'.; and ~11es here;n.'>:~~~ . : .. ··/c··;·<' therefore. IT IS HF;ft~~X ORDERED as to IteatilNo:~ 1. missed/wit.hout pr:e~udice and wi . DONE IN OPEN COURT this Presented by; SLADE GORTON Attorney General 1 that portion, of tllfilf9,Uowing ~escr .' t;1bbd li ne : .' ~n3:H iii point 45 (()~.t M!'Itorly 3)lf,1 138i::h A·re. S.l!. 'C::f!nt!eirltfll~ survey ()~. , 'northerly, parallefwHh ll;c:l id cente' . tieer's Station 6&+00 on said center i1 . ~a~terly and oppos[t~HiGhwny cndof t~j9 llric de&crlbod. 3L "A": t4. JOSE-ph P. Marshall Tl';:JcL" accunHnij page 30 in Killg County, loJashir:gton; EXCEPT the north 162.99 feet. thereof. The lands beinR herein condt.'r,;~,'d contaln $p(>,ctfl~ dct/lllt~ connn'nins :11 I, of whlch IIt<ltQ I doflnit:e lOClllion no .... of reccd'd lind on (n" itH At Ol .. ,;1;}!..:\. 1l1l'.II'(;\arinfl. d<ltn <.; n\,provill. .hlna center 1 t II,; of I.Ih tell 1B 'j) 1:10 l;lle""11 U! l'l1conl ' r~cords of said county. 116th Ave. S.£. to Dath Ave. S.c:. " 1 2 3 IN THE surtlHoR IN AND FOR THE STATE OF WASHINGTON, Petit1ci'ner, 4 -vs- 5 AUBURN STUDENT LOAN ASSOCIATION, a Washington, corporation; et a!. 6 7 8, 9\ , 10\ I it\ . ~: Respondents. " This matter coming on ber Washington, appearing by Slade !.I.~~.~~~_.:.,_ ........ _._., A ,ft:1 1 ~,: t: ant At tor Js(':k A. S t:ewartand FrlfnCcs Pain,Jr .of Shellan, Pain, and th.: Jur'Y c)U MaY.l_I_. 21 ($ 12,262.32 ) 15 Just comrensat1 22prcperty and/or property ri~~;:·,t sas 23 No. __ 2 __ , nO\,1 , therefore, 8: b9Y: 7 '.' ,~t·~~!tney~<:: ••. ae~e:r.(l'~ •. ,. " and ~e'8J!pl!l~~n rtf; his .iH fe, .. ' t'r:' ~'li o· ~a:1~:irul;; : ,.' .:" . .' '" ~ : .. :; .!. : .: - . . ,': " ,', ..... . .- ,< "'. 1 IT IS ORDERED, ADJUDGED credit of Nine Thousand Seven Dollars ($ 9,725.00 ) use and possession. and of Two Thousand Five • Dollars ($ 2,537.32 1 ment of such balance 8 rights as described 10 Exhibit "A" attached 9 judgment. IT IS FURTHER OHDEHED, ADJUDQED AND sum of Two Thousand Five Hundred Dollars ($ 2,537.32 hereby ordered to satisfy said Jude¢ent ,andt~ '. ,"j; :' ,', distribution aul'Ject t(1 the further ;ord~r DONE IN OPEN COURT this 1'1'~' ,cCI: I, led t.:y: SLADE GORTON Attorney Gen~ral , tbat port ion of saldParCfI' "A" lying tl~nn'n~ o\\t a ooint S()~t(J:et Vplitfn: 1 Y '!ld . the l)Oll1 '.Vi,;. S."!. U!!e:1urvo;y or aa 8~rvey. to a polntopposittl Hi!,;h\oo'ay ~~int 30 feat w~&~~rly and oppo~itc and the end of'th19 lin\.! descriptl "A": Joseph P. l".an~hall Tracts. 8S records of King County; £PT the \';{!~t 110 fcp.t ID(l!8r.arcd nloog t'y ot K1IIt •• St.+'tQ of W4pld'\l'.lon, lands b~ing hercinc:on4ie,\lI.:J contain ·.~eelflc details concerning all of which a~e' loe:ltlon now of record and on fUe in the of beorlnSl dOlt€! of Ilpproval June 19. 19'J9. rev whfeh Is alco ~~Qwn ofreeord in Volume 4 0 ACCEP1'AfCCE Of' a£JIVICE ,tfi --.... , .-_. ; -----. ,--. ----, ----.. ~ _ .. --. ~ ----', -, --------"'"" -----.-'" , : " .. . IN THE SUPERIOR COURT' . :;~.: ~: ~ ~-'\ r·;: K:' ~.(' 1 IN AND ,FOR 2 THE STATE OF WASHINqTON, 3 Petitioner, 4 '-vs- 5 AUBURN STlTDENTLOAN ASSOCIATION, a Washington corporation; et a1., 6 7 8 {) 10 11 1. '\ a 1;) Hi 17 IS 19 20 :21 Respondents. The State of Washington, iattorneys, hereby moves the court i I~ntitled cause f0r th~ reason : satisfaction of all parties. I I rMotion & Order It. fn a' of Dismis~:al ~ , :i. t. ~o. i'.!lo.--4 ;:5-. R~\·. :.!:t!~.-~·69 of Ju.~uee:' ()1', ..... nl",,'.1 Wn. !l800}" , ~}t: .: .. : ..• ·M.·· ~ ..a..IJU ::~~~~ .j I ! "1;-' 'r 'r 1 ~, t1 ~'.' sa .'j, ~i, 8 if', , J' : 'Xi:; 5 If:·:·;· ~~ < 6 ;~:v· ;'.,,. ~;-r~: 1 ~l '7 ~! 8 9 ;l/10 l>: ~ ~~':'i 11 ~~ ~~ '. 12 ~1 ;~ 13 "1\ i~ 71: ~.' 14 iP, :(. 15 ~", ~ 16 ij ~11 .' f~ 17 " ~, 18 ~; *<' ~r 19 .~r·· ~~'; 20 ~ ~Z 21 ,1 22 f· l;~::. ': 23 =~.; ~~ , 24 K' 25 It' ~~ 26 Thltl mli\,t~l' o(')mln~ of the petitioner for dismissal. and files herein~, and having been therefore~ IT IS HEREBY ORDERED That missed w1t.l. "Jut prej uu ll!e a'tld without DONE IN OPEN COURT this Presented by: Sl.ADF. OOHTON Attorney Gen~l'al -:~a~ ~ H. B, ~ Assistant Attorney Gene~al , Attorneys for Petitioner m 7 ~r1ot on & Order :!.,of Dism1::;:::l1 i(' s. F. No. 99~II·i\-OS-l0-67, .\ ~. I " ...... : ';;'" . -'. __ 4 .... _ ... _ •.. ····M ... _~'~;~'~~.~.; ':;;f~ .. :. e lands be 1118 herein ~~Pd~~~ contain "cHic cct.:llls conccrnin'a.:i~~: of which oca lion no'.1 of record andQn;;~il1e in the bt.H1ng date of appro\raflhibe 19, 1 1ch is a 1so shuwn of recorcf~ib Volume 4 116th Ave. 7 S !) I Il li-; I J , ,,' J:! "1" 1 :1 I ! I .J 'f" Hi ~; ; ,t, .~ 't-~ : J 'i 1 S .;". ", , IH ~(I 'I I ~:f 23 '0. ....... ., ~ .. ,; """ .. "'· .. lAo ... t" ..... IN THE THE S'J'A'l' 1': OF' WASHINGTON. Petlt:1oncr s -vs- AUBURN STUDENTl.'lDAN ASSuCIATION, ,. Washington corpor8ti on; et. a\.. , IEl t LeJ['n('y s, I hCf'ctJy move:; t he court fori Ie/) l 1 t 1 r:. deLI U ;;. r,~ r () I" to he I' '': II ~I 0 II I sat i 8 fa c t ion 0 fall pa r" tie s . I I f ! that i~ ::r ---:j ! ,,'I ";:; 1 t.tutt portion of th" fo~!,w~flg r lb(:ld 1 t.Il" : ~!; .. tnnlng at Il Jlu1nt 4, f~i:$qutlll,llHltctly! the center U:w survey .9(SR 900. llQth He! with n:lid canter tine, to a point' U.L ... · .. ·•· ... ""terl" to it !,oi:nt '6(f·fe~.t &outhe4S t et: '. cente~ line; thene~;northf3stcrly pa Engineer IS St aUon '172+10 and the end "~\'1 : t p"rl ''In' of the S(j4th\t.~H }; (,lr rhi: $QUt'''III.Q.lI .. "il n!ll! S E.;::..~. \I,ll,. dC5c:rl!Jc¢ .liS 1'01 !-;: .• $: _'nn;"~ ~t t~~ ~n~~h~r,' rnr"~r f ~AI~ Se ct to the true ;;olr.tof !Jq:ionin] of th~ t . 5 t ';]0,60 fl.,e: to the S";)l:thc·.::~ t<.' r I y Ii r.e of & I . H' h h ' 'I'~" n(n~~:-:-SS'::~UDh .1,9 ,· .. ay; t "n~o! N?rtil 1J'i' . said hic· .. Jv. 3;::).£.0 ~t:et to t:~e E .. 5t line ' 1~12'(:);1 \ .• ~st. alor.:; "'lie Enst f I (l. Ie ~~~ •• ;,11 •. l .... I ';)t,} Id.t~f'.;t\ ~nJ 'r-' t I' ~ ; ",' \. .,::'. I !.I r " i "tJ • ~ \ .. ,,~ \,1 {- l' 111nJ $ b., t f1 jl j"H7C t n c onJcmoed c.; un In 1." ec{[lc details ~~n6ernlns all of whl~h are finite location now of record and on file t 01Y:~!rtll. Rf'docarlng date of-app'roval June 'Ct-nttH It",< ot ~I!lchlfl 41eo .ho"'n of record i 'UI I·' " 'HJn t. y. 1"0(.:(.'11 if: f( Vd t II II,., II<JIII '\> \111'4'1 HIH~n Ill!; !(>!;"tJmfo " ....... "' .. "10' i."provements ioc:l'ed whol)' CI partially upon the right of..,.~~y.!;,>", 1 2 3 " () Ii (1)7 ~8 .0 c.c 9 17 23 i " _;_' . ', ..... -, IN THE SUILIi lot~ . . ~ ... " I _~ ... ·co .O*.""'A;~!'!·,"'.iI·q., '. ," .> COUU'l' Ofo1 'ltHB":STA'l!K OF IN AND FOR KI~Cd';~' THE .!JTi\TE CW WA~li tNliTUll. J ) Pet it ioner, ') ) -vs-) ) AUJHIRN STUDf:N'f I.OAN ASSl)C rATION.) II Wilshl.1lgton co.'pot'Htlnn; t't 111 •• ) ) ) Ik;·l','n.:, :11:; _ ) 'l'hts m::ltt':T ,','1:,: :'10 011 before NO. J. JUDGMENT Of' APr AS TO Wa~dI1ngton, apPl':ari ;'f-t~' :::;lade (jorton, Attorney aEt:l'le~a llnuNI elll /{1.IH1'l.d I l:ulllllH fI1~d Ivn r>1. Col11na, I'ltlll, .1,·. pI" Shellall, I'll I II, Stune & Swan8oP, their .. !. -..... and ttle jury on JuntO 6, ____ ,192.4 having I Five Hundred Thlrt a~d no/lOa ---;------"-------- I ($ 9,530.00 ) is .Just con:: ,:n;:;atlon for the i SladeGQrton; '. t -It. -=;.;,:::,.=;;.:.;...;~.:.. 1 IT IS ORDERED, ADJUDGED I credit or 8 Dollars ($ , use and possessiOn, and 8 Dollars ($ 8,230.00 ). plus 1 ment of stich balance shall become t.he ow:ner 8 rights as described tn Exh~bit "A" attached 11 :5 urn ,) r _E_i =-___ -'-'-__________ --;-._-'-...... _____ ..... ___ ...... 12 Dollars ($ 8,230.00 >, plus 1nte~est~ 13 hereby ordered to satisfy said jud~ent t4 .ll:~\I·II,!I~ I'dl :.\lI·Jf~(-t t" tilt' rUI-ther, ord'or or thl~c-'-~~ .. ,~,.~:, .• 10 ! II ;II! .. ,I,;!. ~:L.~~~i,_~'.,I~~~i,~_~~l.:\" . .:.~'+~~.~~t,;r _~~~~~~ 16 17 18 Presented by: 19 :-;LACE GOH1'ON . :u, 26 NDO H W. URMSTON Assistant Attorney G;:tl'2'ral Attorneys for Petltl~ner ........ ·t~ .t1.1:'kP,irp,~~~il:.~ight. pe¥11Jf~.l K:D~'.I~W.:I;n.1IZ de9t!rJ;b"~d' 'l~n.ds • id;" he des 19nafed' a'nl:nahith"'_~' 1I1~t8 .i n e::c8".(': , :.':"/"',.: -';:' that part',of lilltd Tract:; Ii "A" endN~~th"r1y of 01 n ilt a pOint: 60 ltie'td~:8illnt Sou at Stat: ion 172+00; th~n~e North 64-, • more or less, to a p~tiit 83.67 feet add Ccnl:er Line Itt S,~~"~fon 17S-+12/ '. b .. lna hefl\ f.n C:On;de~l\cd feet. more or less • ••. The lands being herein crJ'itdeliined 1n fee ess. the. spec1flcdet~~~,}d~n::ern1ng at • deHnLtc 10C:4t 1011 no~Lt~tOrecord and on '. t Qlyr.\r~h.\o!il4h'r.6t4)n. '~i!~r~n~ dAtfi of . '-1\\' th", eenl.',' L'tl;'; Qf vbtOh 14 ~h(t ()f ,.<lonl" :0,1 Ii, i "UC\,)UII t y, ·9 "ato"" r ' tJa iI '\t,f\~ • "l16th 7 8 9 10 11 12 13 15 16 .' THE STAn:. OF ~~~GfON, ;, . Petitioner, -vs- A~tJRN. STlJDENTft)AN ASSO~IATION, . a Washington corpOration; et aL,\ IT IS ~EBl that the descriptiQtl as to Ito;u&'<,&.u apd jury . order adj udicattng(;pub 1 ic hereto and made ap.Ei;rt hereof, be entered amending.said DATED thiss6Z!day of. ___ .... Approved as to fo~ @nd Notice ofPrf!sentationwaived: ~Stip. & Order -As to It. #5 Z:jAmend. Descrip tion i.: Altof'mt¥ TemPltt Of OlyrnpUl,~ii. i1t t-""· .. --~.~(-- •• P.No.n:.....oS i -1-! ..;;,;. ....... 1,· ... 'C·< ••• jO'''''"''. f , 1 2 3 , 5 6 7 R 9 10 11 12 13 14 15 16 17 18 19 i,' 20 ~1. 22 23 24 25 26 • THIS MATTER comIng on and the court being advised in the pr~ml~~;~ and;, files herein, now therefore, IT IS the petition ORDERED That the descrlptlu .... ,~~ and jury juds-ri,tt!;; and order adjudicating P~bll . :: i' is amended to conform to Exhibit "A" attactte¢:'''··T'·~tfi'' hereof. DONE IN OPEN CO:';ET this Presented by: SLADE GORTON A-torney General / !~ , , I'! i / .. /," ,", /' f'J ' ;/ (t:-. 14,( / < II/ L/ .... rllJ)/r:; I '.. ,,"-.... " (, 1-r:;J'!;~ .. ~ "" RANDOLP, ' W. UR."1STON Assistalt Attorney Gen~ral Attorneys fer Petitlon~r to It.. #5 day of .. ! .. ;;2- -..... "'. 11'l.~ NO.5 !?i!SCKIPTION: All that part of the described as follows: Begin at a point 50 feet d.istant Southeaster Center Line Surve~ of SR 900, 116th ~ve. s. 2 . Statton 172+00 (all Hig~w.yellgineer'6l s thence North 64°56 '.OO"East 200 feet; point 65 .feet distant Southeaster',y. when Station 175+00; thence Southeuterly 60 f Easterly boundary of said T1:'DU "x" at a p rllhtangles frotl'l the 138th A"". S.P.. Una the fti\d of thh line deacripUn/l. TRACT "X" Tract 8 of Joseph P. I·larshall T of Pldts on Page 30, records of King County by' Judol!1cnt and Dec CDuse No. 701162. Situate fn tho The lands helng herein condem..led ~, ._ I~"R. t hf' 1;1'{!C f (Ie d~'f 9f. 10 ~ol1r:i!t'nln8 of de! tnLte locatioll nuw I)t r~cord .end Oil f at Olynpla. Washington, bearing date ·'Of appr1f)VliiJi: and the center line of which is also of . . ' records of lang County. State of Washlnston.;"" .. ! .~.,: /' t SR 900. 116th Ave. S.E. to B8tn' Ave. 5.1::. -5- < "f~' -"'. .~.-----.-'~ .. -------.:. .. ~ ... -.,"._--.. - IN THE SUPERIOR COURT OF: THE:'STATE OF 1 2 3 4 5 6 7 IN AND FOR KiNG THE STATE OF WASHINGTON, ) ) Petitioner, ) ) ·vs-) AUBURN STUDENT LOAN ASSOCIATION, ~ a Washington corpora tion; et a 1. , ) } ) Responde!1t s. ) 8 This matter comi~g on before 'NO. 141907 STIPU~4~p.,;;H:HnL: JUDGMENT AND,DEcttaEiL: OF APPRQPR~A,~riON:~~ti~f AS TO l~N9;'f~l~~;: 9 Wash ingtcn, appear in€: Ly Slade Gorton, Attorney G'7~~~t:;~'1:,?;t~}~~~, 10 Urmston , Assistant Attorney General. 11 I Albert Harr and Caro lyn Harr, his wife, appearing I:! of Shellan, Pain, Stone & Stone! their attorneys, ... 15 Hi ---.. _. ; / / 17 \'. 'r lS I .~~ ·-------------------------~----·~·~~"ci'~ I 19 I and :.he undersigned partie,~' :-.2.ving agr.eed that ~O~n~e~1:.!l~~~~ to I Hundred Fifty and no/ 100 "-----~-----------------------, ::!] I ($ 1,450.00 is just..-corr:, ,~:r:-sation for the ! . .9 ,}., pl"'rcr'ty ,!T1C/,)I' rl·L:I·!':·~~,··' ~.! '::; :~;i described t ~: (' ; . ~: :'. .a,~ .• ~.~ ... Stage Gorton :;.._ ..... of the foUo41lng .Rln Dt a point 50 f.et distant Southerly, . ~e Sur~cy of S~ 900, llGth t\e. ~.!" to . 8+75; therlc(~ :-:.lstcrly 126 ((:et, l:lore or 1 , . . • measure::i~:;: dght angle,s fron said C ." EasteI"lj' 250 feet, ::lore or less, to uredat rightangles {rem said Center L -Easterly 31 fcet~rnore or less, to an Tract "~' at a point 58.94 feet distant said Center Line, and the end of this . Tr~ct t of Joseph P. Marshall Tract~ .of Plats on n3ge 30~ records of King 'n.,,;'.,,·;+;Ul. EXCEPT th~ South 530 fcctthereoi; AND EXCEPT the !':orth 200 feet (m~as West l~O feet of the East 240 feet ~,--,,--,,'-'~".!Cl"'~"" East linc) thcreof; Situate i~ the C)unty of King, Tit .. ! ........ h< \"R h.'!"t·lll COt1dcmf;~:.! contllin an specific J~i;l}s concc£nlng all at whlch~ay lOC<ll10;trlo .. of record and 00 file in the v~' . .L,~~~, Washinston, bear ing date of spprOV8 1 J~Jne line of which is also of r~cord.io Vo~~me King County. Stace of i.fashingto?" TOC;:'T1!:':~~ '.nTH the right to e!'ter upon to rt:n:ove 1mprovcUlcnt.~ lOC4ltr,,1 wholy or ." 138th Ave. S.E. ",ee and p08seBslon. and Nollarei or ----~------~~~----~------~~~ Dollars ($ Non~ such balance sha.ll become the as described in Exhibit "An att~~.~~,w, IT IS FURTHER ORDERED, A the 3um of No Dollars and not Dollars ($ None the court, the clerk such sum of money for distribut court. " DONE IN OPEN COUH'l' th1s: ; -.-I~~. Presented by: SLADE GORTON . Attornf!Y Oenera-:t l .... /1 :. 1 2 :I 6 ,. I (i t-l u :'> .:~ 17 "C'4 i·:.:)_ ~'~:!-18 ;4 ;~ 19 ',':) " ,', : ! :to .. r_._. _____ ..• ~ __ IN THE SUP~RIOR ~OURT III AND FOR THE STATE Or' WASH INC';'ON. ) ) Pet J t ! OI1,<!'[', ) ) -v~-) ) AUBURN STUDENTLDAN ASSOCIATION, ) B Washington corporation; at al., Y ): ) Respon1ents. ) NO. This matter co~lng on befor~ ~he above ent Wash 1ngton, appear! n~: r,y S lade Gerton, Attorney Suyd • Assistant Russ(;~1l L.aVertH:.l Han-Hild Ruth E. Ha·rr, hts wife, Pain, Jr-. (.If Shellan, .Pain, St:one Bind Met ropo 1 i tan '. Fedcra I$;Rvi ngRolld 1. ... "snAssociott(,t10f : ... , ..... W:I~llIll).1.t(l11 cnq":\,rnl\u\l, clll'j1t:iu-tng by Edward W. f)liY .\ 'I'aylu!': I~:t-; Hll"'.llh:-:. .. and the ur}(.ict'~; I.e:n~d /fuml ... ·d 1I11d Ihl/ioo ($ 19,500.00 ~ ) l~' J·u.!c:t camp' nsat 10n for the .. -il,:t,'~ 21 • ".) I property and/or ... ·"'ropeP':.:,' !'lg:.t: s as described I 23 I No. _...;..1 __ 1, 2 3 " ~ 6 7 8 9 lU 11 I~ I :i , 14 15 1 fi I'" Iii 19 ~II ::, ''/ .. - 2:1 24 2r. 2tl .... .- 27 IT [S ORDERED, AOJ UI>GED AND Rum of Nln(!t."l'n Tho\IHJJnd flve Hund . I .. Do liars ':t~:~9 t ~'ll. ~..,...u~ tlt~ .. ll.~tf ,thfH,",lin. M; .1Ut4tt lHld uponsucb nha I 1 IWt'lllllt! lIw OWIl"I' 01 tilt: propqrty and/or pr.op"rty rl~btti in Exhibit "A" attached to and made a part of this judgme1?i. IT IS FURTHER ORDERED That the property describedit'" is sl1hjc>t't to a tHX 1 i ( 11 of King County in the amount: of cWt~ . ." .' '. TWt.·nl}'-St'V"1\ alld !,h l 1110 IJ.'\ luni ($127.46) and that the amOt,lllt 11"11 ShHl1 b(' wi thl", I.! I",' lH'titi~"l~r from thE' above rcfer"red to ('(III1\'CIIStll!(1I1 alld SiLl I I I", 1IIIId t.u t;he County TL"ca5UJ;tU; pu:rtliiant chal'ter ~V •• 60 RL'W. IT I~'; FtrHTIlt::H (1I{DU<EIl. ADJtlDGI.;t) AND DECRf:ED Tbat I Ill' :;'1\,1 "~I NIIlt'1. "','ll Th""s:'lld Thrt.:clhindred Sev(~nty-two and ~, " , . C~ 1'1 ,I/J.. ')I,) , 'ill ia~l·~iln~·~d,J~"_t tnto the r~gtstll'Y the Sill" clerk is hereby Ol-~iered to satisfy said judgtn~t¥~ .. I' IIlOII','\"~ fl!l' di"t~/fh\lt tOil Huhject to the further I I 11 1 t I / iT IS F l.'f{THER 'OI{()EIU]) AIU lIDGED AND DECREED That Statl." o.f washingt'~in"wi 11 not take possession of t:hf! subje.ct~ \ .. .. "'\,1-'; "I!' "II ',' Presented, ~,~ };lAIlE (;OHTPN AI \ "I'II,-V 1:~\Wl':t~ " , 'f t-I.l \' , ,\ \\ '"\ DA"l~ , ir~tiofo'·.~ ""/X Assistant Attorney General Attorneys tor.Petitioner i f'P.l1l 1972. ;:.,,-, 1 3 6 7 8 9 10 11 l:l 13 14 It'! IIi 17 18 ::\ 27 , for Respondent Me Savings and Loan Seattle -' .. .. ' .. ..• ~ . St1.p • .Judgm(~nt-,-... Item #7 I~ SWANsON i· ~ .. Harr In at a potllt 70 feet distant South~rly,· l.nc j'.Jrvey of SR 900, lluth Ave. ".f::. to S!}i 00: thf.:I'"", ;~all t.ed y 250 {~et I Mort' 0(' 1 en ll"UIf,UrL:J 11 c. r 19ht ·angles. f rcor, !l(' id Cent.cr.· '. nd tt:e end c.!' this Haedescriptio:1. . The North 200 feet (mea"sure? along t of the E~st 2':0 feet Ute,l~~nc:1 at ri 7'1-.:~ " . .,~ r: :.)!.." .J ' .. ::1 ~ p :.~ P. ~!:l:-~~ :: ~ .:.. _:~ ! r:: c t s .• (l f r 1 ~ t:;; c q P [l i! t' .) 0 • r c CtH (;:> 0 f Kin 1!. Si tuatl.! i r:. th.: CO ... lty of Kin::. State 0 .1 . ')('i:I~' t·.·.r"j~1 ':Q",~c::tn,···l C::>~;{2ir • .l~ aruj of a.p,-,ciJic d('(',j j., (;0:1( :",'.::;;' ,,1! c; '" :::l 1<J8y be ",'., .... " ..... ,.. .. 1 (.) -.. ' " 1 .. t c.q', n {.~, (,) r-r I. ~: u r ' i ;. j"pJ Q.tt 1 i 1 t" ~. i tho Q l f i ~ ..•• I l t)" ~ ~ l \oJ q f t. p ~ I ' .. <.' i ! J!1 fj Ql ' .... :,£ .. :: trl ltl".(t ~;! fC:H;Ol"(: 1,\ \J()iUt~H! I. "uit.~ of .. '.)"I:iIH'lD:I . . ' "" :/ .. .:.~ ... The oert taxea . above Q.t.l:tl'JU):4~ai 01 ,J..I.i..Q;:'" ')00, !l"th ·.f..ve. .• S.t::. to l:lljth It ....... 5.;~. .) " 5 6 ,., .. . .. ... ~ -, ~ -.... -. ~ ~ .... IN THE SUPERIOR COURT IN AND FOR THE STATE OF WASHINGTON, Petitioner, -vs- AUBURN STUalENT WAN ASSOCIATION, a Washington corporation; et a1., )j )1 7 1-'-----------,-;---___ ), s IT IS HEREBY S7IPULATED AND 1} that the j ~3crlpt ion :;15 to r tern No. , !"--~"!'""- 10 lorder' tdJudicatln..; pUI;l ~(; use te amerlied;..' ! 11 ~ereto and mad~ a part hereof, and t , , 12 :O~! en.t .. _.r~eJ 8Int;!!1Ij tng S~-i i d I l·t I' ! 1 j' f I IS i HI ! I I. i .!I •• r) 23 .. J < .' l't\,!'I':!1 , 11 \ "f': _2,."~ ,_ I ·~7· .. ! ( .~~ ~. ~ ... " ,.~ ,.' .. .. ~ . ,JtJy Llf THIS MATTER coming on and the court be1ng advised in f1les here1 ~J now therefore, IT IJ ORDERED That the the petition and order adJud1cating 1s amended to conform to Exhibit hereof. DONE IN OPEN COURT this I ·" . . J' SLAD!'; GORTON At tOf'T.ey Genera 1 .' .. ;;. ~ --. ... ITEM NO. 7 INTERESTED PARTIES: DESCRIPTION The North 200 feet {measured along the e~~; feet (measure"J at right angles to the ea$t:l Tracts, as per plat recorded in Volume 38: . . ; '". Situate in the County ofKinn. State of The lands being herein c9nde~ned contain an .. / '''c:o: ( . - .. ' SR 900, ll6th Ave. S.E. to 138th Ave. S.E. -7- ..-callC&or_ ---•• --.--.... ---------------.. -----.. -~ .. ---.. ---.-------•. -.-*.;jO..,.. 1 2 3 4 5 6 1 '. 8 9 10 11 12 13 14 15 16 ."1.1 1S 10 20 .. ! 23 IN THE SUPERIOR COURT Qt: ·'In'I~~,9~~ri:~~:I;~:~~~1 IN AND FOR THE STATE.OF WASHINGTON, Petitioner, -vs- AUBL"ml S'l'UDENTLOAN .ASSOC!ATION ~ a Washington corporation;et 81., IT IS HEREBY STIPULATED AND 'IACl!tEE:n that the description as t.o Item No.,'-" __ cQn~.~n~ order adjudicating public use be . heretO' and be entered amending said descri DATED this/~3 ~ay of _______ -!~!i~~~~ .' j / ./ I Slad, Gorton~ ,.-. §tip. & Order -It. tl:7 -mend. Description I Attom~y ~ s. ,.. No. H!I-OS .. 0'. Templ~ of ' ... ," .... :'.; Olymplil.: Wn. QR!IiIII':·.·::c:,.,-;-,,, ... =~ .. l~ j' .. 1 I '1'BISMATTER"com1~ on tor; I aDd the court 1).e~~~vlsed ~ ... 4 .t11ea. berem, no1f;~hererore,· . ..... . ,","; , I IT IS ORDERED That the 4e8'. :.,Slti1: • the pet1t1on and order adJud1ca T 18 19 20 tl·~ .. ' (" 22 1. amended to c,ontorm to Exh1b1 t. hereot. DORE IN OPEN CQUf"T this .. Presected by: SLADE GORTON Attorney General Assistant At~ol'nGiQ / YD Attorney General for Petitioner PESCRIPTION : "x" : ttie North 200 feet (measured a . o£ the East 2.40,feet(measured Tract 6 of Jos:ephP. Marchall of Plats on page 30, records of Situate in the County of King, .. ---~- ; / .. ~.: ( SR 900, 116th Ave. S.E. to 138lh Ave. S.E. • • T , .b· ---:.-". -... - -----.:: CJII·- • :!t.i,i' C~'Qt.·k ~1.c,,::/, ..... _-. __ ,~ , _ Z0'16 Dt:;t. -l!C~2Y G~.::~ 1'l'ej. 77(l-475-65 .. --.; R I~J 0' " !6 ~~~~~---!~ _ .. If .... PAUL F. NIIDLAISI;N and SALLY NUDWSEN, his wif~ "'Gran,,,r" henlal .......... e __ one! ..,... ..... 10 PUGET SOUND POWER. LlGIfT CONPANY. a WUibIJI&Ion _radon , .. onn ... •· herelnl. tor dle .... fIMIR.berel_r .. Iordla pe~oI _ .... under. ""ro .. one! """r 'lie loIl<lWI .. _r!bed r .... _'Y Idle "propeny" herelat &l.'8 Ccun.,.. Wutll ....... Tract 6 of Josqn P. Marshall TracU, as per plat recorded :n VolUJlle 18 of Plats, on 30 records of ling County; I!laPT the south 530 feet thereof; AND EXCE'T that ~CIIl' of Tract 6 of Joseph P. Marshall Tracts, Voltne 38, page 30, described as ~llOWS: Begimina on the north line of said Tract 6 at a point 100 feet west, .. as lIIlasured at right angles, of the east lir.e thereof; thence south para~lel to s~ld east line a dl.sta:nce of 200 feet; thence west parallel to the south lIne of sllld Tract 6 a distanee of 140 feet; tbence DOrth parallel to the east ~ine of said '!ract to dill ~ line thereof; thence northeasterly al~ said north lUU; to the POlJ1t of beginning. AND EXCEPT that portiClll amdeurled in ~ Cotmty Supenor Court Cause No. 741907, Itaa 6 by the State of Washington for Hihgway SR 900. Except as my be otherwise set forth herein Grantee's righU shall be exercised ~ that po~on of the Property (the "Right-of-Way" herein) described as follows: A kight .. of-Way 10 !eet X 450 feet described as follows: As now staked or constructed within the east 90 fret of the north 4s:! feet of the sbove ~cribed Property together with the right to extend to serve adjacent property. I ... _ Grantee IIhaIJ hove III. rtabl '" -.mia. opente. _tala. r..,alr. nploee one! ealora. on ~-oP1IWd oIctrIe 11'_ .. :0.. __ or dlotrIIUI ... __ --III. JUab.~ .. w.,.....-.. lilt all..-.....,. or -.real ... .............., _oIor. wIlIdI IDe)' _ .... or. DOC JlmJI8d 10 die loIlototIII: UIIderpuuIII _18, cobia • ..........-nu.; v8lllta. __ ... __ • _ tr~: l1>li -..ted or ...-_ed r.d1111ea. FCJIlowIJIi IIIe .... dol COlI' ..... edon or Ita loclJltIes. Gr ...... IDe)' lrom ...... _ dme -..a'" sudl _ loclJldeo IS I ..... ,. .--Ire. 2. -. G ........ obaII have III. rl&b&0I __ die R~'''''''W.y over l1>li aercu ..... Propeny '" _Ie' Gran'ee '" aerdae Ita rf&I>ta berllWlder. provided. dIa.Gnntae_1 ~ Gran .... lor In,. cIamap to Ibe Propeny __ by !be aerctoe 01_ r\iIII 01 _ ~. ~: __ ~ G_ IDe)' lrom Ume 10 dme .-e 11'_ .... Ib .. , Dr oilier obatructlono .'IIIIn IIIe RJaII_ .. W.,. ..... ....,. I .... one! .... die JUaIIl-oI .. W..,. to lite __ , -.,. to mrry IN' die PUflMlRO .. _ ID _ftFIt I _. p~. _ ~.." __ • a.-_." die __ y PfKd_e . ......... die Ie......, .... ..,. ID dlo caaII_ It _ ~, priar ID _ nrtL F~ die __ or er.... .• ~ IaeIUlIM. Gr ... IDe)' __ .." --..,. ""' ..... _ID die 1-..."" 01 !be RII/I.-oI·W.", provkl.lI dial ... ere. or _ pt.u obaJl be plaeed "'--__ be __ , -'ve or I""raetlcal lor Grantee 10 rea::ao¥e tn:S reMOn. t. _ ....... U .. 0I1I.l601-o1 ..... ' .. Gramor reoenws lIIe rf&I>t to UM iii. II .... ..,,·W.,. lor any purpoee 110' lneon.,., .... "'III die rf&I> .. bereln ...... ed. p"""-: dial GraD"" _ DOl ClDIWt\Ic:t Dr maintain .." "'UdIrw or oilier Itl1lCll.lre on die JO.I&II<~·Way whldI would laterlere willi IIIe uen:1 .. of die "1/118 bereln ......... ; dlat no dI.q1".. ", ... e1I", or odIer lorm 01 CIlIISt..'1tClIOD aetJvllJI _ be cIaoe on tile p~, whldI would dlolurb die ~ ... or uaearlh (;rontee·. I""illll .. on die Ilsh.-<ll·Way. or ",",-r olio lateral _" ID sald laelUda; and dial no blullni obaJl be done .11111.15 1_ 01 "'" Rlab''''''''''· S ..... ....ur. By accepting and recordlna Cbl. euemeat. Grantee -erNs to lndt!mnJly .... hold har.nJeu G";'tor 'rom <'" l1>li all. elallNl tor dam_ sutrer'" by any pereoo nidi may be _oed by Grlntee·. eoercIoe 01 !be rlabl8 herein lronted; provided. ilia' G..,lIee IhaII no. be r_.lbIe to crln"" lor any damq .. AouJIInc lro ... InJuri .. 10 any pen"" ea. .. by act. ar cml •• IQIW of Grantor . •• ~ , , .... The rtahb herein aTanta:I .t.I.J CIOIIlInue una! aadI ume u Grantf'/le C'eMe8 to UN die R!.U-af'-W.,. rOT • period at fJtp ". ~.h •. year~. In wh.lds went !hJ. euement shall terminele and aU rtpta hereunder Iball nrven ID Grantor. provMSed d\al no abendaament IhaJJ be deem .. 10 have G·~rred by renon or Gn.nlee'. f.Uure to lIlJUaUy lnatalJ lu I ... UIi ... .., die Rlab''''''Woy .11bIn ... ,. period or _ lro ... die date bereel. 7. ~~ ....... Anf ... 1b~ rlshtB and ~lIaadon .. or th~ penlu shall inuTe to the benefit -:>t and be blndil'li upon their rr~tlv!!: 'illttutu)r •• rd "$~!p"!;; 1 % EXCISE r. ... ': N(",T f:!:Ql.il:lED I',,,;, c.J. i\.:~::;':~ i:;;',islun n'!'l?a~~. :~ep.uty Sally ikolaisen , I I I ! Printed: 07-15-2004 DEVELOPMENT PLANNING CITY OF RENTON .. JUl 1 52004 RECEIVED ~OFRENTON 1055 S. Grady Way Renton, WA 98055 Land Use Actions RECEIPT Permit#: LUA04-085 Payment Made: 07/15/2004 12:29 PM Receipt Number: . R0403812 Total Payment: 250.00 Payee: MIKE AND SONJA DAVIS Current Payment Made to the Following Items: Trans Account Code Description 5022 000.345.81.00.0019 Variance Fees 5955 000.05.519.90.42.1 Postage Payments made for this receipt Amount 229.00 21.00 Trans Method Description Amount Payment Check 1018 250.00 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 Horne Parks .00 5017 000.345.81.00.0014 Rezone .00 5018 000.345.81.00.0015 Routine Vegetation Mgrnt .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 or Fence Review .00 5022 000.345.81.00.0019 Variance Fees .00 5023 0 .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 604.237.00.00.0000 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 Printed: 07-15-2004 DEVELOPMENT PLANNING CITY OF RENTON JUL 1 5 2004 RECEIVED ~OFRENTON 1055 S. Grady Way Renton, WA 98055 Land Use Actions RECEIPT Permit#: LUA04-085 Payment Made: 07/15/2004 12:21 PM Receipt Number: Total Payment: 3,521.00 Payee: THOMAS GOUGH Current Payment Made to the Following Items: Trans Account Code Description 5010 000.345.81.00.0007 Environmental Review 5011 000.345.81.00.0008 Prelim/Tentative Plat 5020 000.345.81.00.0017 Site Plan Approval 5022 000.345.81.00.0019 Variance Fees Payments made for this receipt Amount 500.00 2,000.00 1,000.00 21. 00 Trans Method Description Amount Payment Check 4562 3,521.00 Account Balances Trans Account Code 3021 5006 5007 5008 5009 5010 5011 5012 5013 5014 5015 5016 5017 5018 5019 5020 5021 5022 5023 5024 5036 5909 5941 5954 5955 5998 303.000.00.345.85 000.345.81.00.0002 000.345.81.00.0003 000.345.81.00.0004 000.345.81.00.0006 000.345.81.00.0007 000.345.81.00.0008 000.345.81.00.0009 000.345.81.00.0010 000.345.81.00.0011 000.345.81.00.0012 000.345.81.00.0013 000.345.81.00.0014 000.345.81.00.0015 000.345.81.00.0016 000.345.81.00.0017 000.345.81.00.0018 000.345.81.00.0019 o 000.345.81.00.0024 000.345.81.00.0005 000.341.60.00.0024 000.341.50.00.0000 604.237.00.00.0000 000.05.519.90.42.1 000.231.70.00.0000 Description Park Mitigation Fee Annexation Fees Appeals/Waivers Binding Site/Short Plat Conditional Use Fees Environmental Review Prelim/Tentative Plat Final Plat PUD Grading & Filling Fees Lot Line Adjustment Mobile Home Parks Rezone Routine Vegetation Mgmt Shoreline Subst Dev Site Plan Approval Temp Use or Fence Review Variance Fees Conditional Approval Fee Comprehensive Plan Amend Booklets/EIS/Copies Maps (Taxable) Special Deposits Postage Tax Balance Due .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 229.00 .00 .00 .00 .00 .00 .00 21.00 ""-~fr?~:=::::;;;;;:;;: . 0 0 L7 R0403811 u o 0. ) __ ---------~·~··--~Ijl n (~--c-j .' [J o \ \ • I I, I '/ I I \ .. ---~ ~--.... t \ \ I \ / ... 4 \ / V I • 0 """ . . ,.," ,.,/ .' _____ J .' .... ~, \ I.......... ' ..... _--/ \ \ \ \ \ \ 1 1 -1-1-- ..,-' I I , ,,-___ ----------.... I J -I I --_~. __ ..... --.--.t7~.-~;1r ------..... _--II I ' . >~.-...... Ir-.-.-------I I ... -------,.-', .... " -: -----,.........,..' --~ .... I / -I '.... ...."'" II",.... ./ -, .... o ....... I , \ \ \ / \ / " ( " ( \J 'l" .... _._-.-.-.., ... -.-.",".~----,....t/' :..-._.1..-·------(1215.0 -, " ' .... " I /' ,-,'''''' I ;' .... \', ........... / I -""'" '\ " ..... ..... --...., ..... ---_ ,-_.. '-.... ..... ___ J._'" ". '-..... '... ........... .... .... ~. -- I I I I I I I / ,--- / / I / / / I I ;/' ",,"'--:.. ........... ~.... ...... ..... ---"....;' <',,~, ...... -" /......... ......... ", --- "." / .......... .................. ..... .",." ,/ " ........... ' ............... -'··.-•. __ 1 ,,/ ..... ..... ...... ..... --...... ",'" ~~ .... ,......... .......... ----1.-_ .. ~_. __ .... ,,\'J ..............-_ >'1.'" /--" ..... -,\Q" .......... .... <" // .... ..... I / , I I \ \ 1 ". J 1 -\ ..... ::-__ 1 " '.... 1 --/ / .... ,,---/ I- I I , \ , " ( __ I .... / .•... _140.0- -" .... ...- ( ( " ----.... '~c I o D G=~D nn DOwllstrealll Drainage Map 1" = 100' '-NIB -- Req.IO' Ion dscope uffer . 'co " II"--- I": IN leD I ----f-----• \ C2 o o I I I I "( Ci I~ ,- gOO --- Existing Trees State Land N88°39'01"W 140.00'(C)(O) 14398' APPROXIMATE CENTERLINE OF CREEK- Plant Materials: SYM: QTY: 017 8 21 BOTANICAL NAME: Trees: Amelanchier x grandiflora Shrubs: Berberis thunbergii 'Rosy Glow' Mahonia aquifolium Grou n dcovers: r;:m As Req. Gaultheria shallon COMMON NAME: Serviceberry Rosy Glow Barberry Oregon Grape Salal • SIZE: 1 1/2" caliper -matched 2 gallon 2 gallon 4" pot @ 24" O.c. w ° o z I I I I I C1 o o () Landscape Notes: / /1 1"'- -remove all weeds from the planting area -blow course compost at 3" depth over planting area -pull some roots free of the rootball -the soil used to cover the roots will be the potting soil that falls from the rootball, the native or base soil and the compost. -spread a light application of a fertilizer 5-10-10 over root zon e on new plan ts water plants well planting / staking per details any clearing or grubbing by general contractor contractor to maintain & water plant material until owner's final acceptance GRAPHIC SCALE r~~T 4f~~~~I-D ( IN FEET) 1 inch = 20 ft. ----------------"- NOTES: TREE PjT SHALL ae EXCAVATED 10 TWICE THE DIAMETER Of ROOTBALL OR CONTAINER. TREE CROWN SHALL BEAR THE SAME RELATIONSHIP TO FINISHED GRADE AS IT DID IN CONTAINER OR NURSER)'. fERTILIZE AS SPECIFIED (2) 2X2XS' WOOD STAKES. 12 GAGE WIRE AND 3/4- RUBBER HOSE TO PROTECT TRUNK MULCH LAYER: DEPTH AS SPECIFIED REMOVE BURLAP FROM TOP 1/3 OF ROOTBALL. :;::;;;;;.:;;;:::::::=::j ~,?,,-4--<::;;j :0::;:;'::==== CUT 'MRE BASKETS BACKfiLL MIX: POTTING SOIL FROM ROOT BALL. ON SITE SOIL k BLO~ IN COMPOST UAKE SURE BonOM Of PLANT PIT IS WELL COMPACTED TO AVOID SETTLING Tree Stoking Dtl. -NTS NOTES: PLANT PIT SHALL BE EXCAVATED Tt.' TWICE THE DIAMETER OF ROOTBALL LlR CONTAINER, PLANT CRO'Mol SHALL BEAR THE SA~IE RELATIONSHIP TO FINISHED GRADE ,.S IT DID IN THE CONTAINER OR NURSER" INSTALL FERTIUZER AS SPEOFIED IN LANDSCAPE NOTES MULCH LAYER: DEptH AS SPECIFIED REtJOVE BURLAP FR\)M TOP 1/3 OF ROOTB .... LL ~;;;;;O::::::==:::::::::;=-~-..,::;::::::::s;;:;.;~ (REMOVE NON ORGANIC 1= BURLAP COMPLETEL '0') &: SCARIFY SIDES BACKFILL MIX: POTTING SOIL FROM ROOT BALL, ON sm SOIL &: BLOWN IN COMPOST Shrub Planting Detail No Scale CURBING OR EDGE OF BED NOTES: -GROUNDCOI,£R SHALL EXTEND INSIDE DECIDUOUS TREE CANOPIES -DO NOT PLANT GRQUNDCOVER INSIDE ORIPLINE OF SHRUBS OR EVG. TREES -fERTILIZE AS SPECifiED *-'-'*-.' :,.,' ", . " . :,' " " . . ". "',' ," < :~-'-'" ,,~ .. <~ ..... ~ ..... ,. X " . -. , > .' " , ' ,'. . _ X." x. '. . . . . :~~l-~.i··* .. ~ .... 1/2X , "" '-, ','. .'.'" .... ", ,' .. X -SPACING OF GROUNDCovtR IN LEGEND Groundcover Spacing Detail No Scale DEVELOPMENT PLANNING CITY OF RENTON JUL I 5 2004 RECEIVED --, 0 l- .. c 0' (fJ Q) 0 .Y Q) Q) --, 0 I-.. C :;:: 0 ~ 0 ~ 0 ""'-CD ~ ""'-U Q) CD :;:: Q) Q) .s; +' Q) 0 0::: 0 e o ~«-~5:~ o I Q) ~ eeL 0 0 -+--'-+--,U Oe(J) Q)U (J)u::e Q) 0 01 --.J o -+--' -+--' o U u c -------------.. ------ --~~~..-- ~--.--,---" CITY OF RENTON CENTERS RESIDENTIAL BONUS DISTRICT "A" (RESIDENTIAL DEMONSTRATION D1STRICr "A") CITY OF RENTON rFNTERS RESIDENTIAL BONUS DISTRICT "B" (1ir:';IDCNTIAl. DWONSTRA 1l0N DISTRICT "8") STORM WA Tl:R TRACT ACCESS & UTILITY EASEMENT ACCESS & UTILITY EASEMEN , ",,6"l1Q1."t 0-!~ C1 ;,. 0) • 0) ... d ~ "-... 'I.IJ I~ 5 Z *T.RA.CCS" OPEN SPACE TRACT "("I0NTI:RLlI~E OF CREEK 45.00' Lot # 1 2 3 4 5 6 SLOPE AND 7 LANDSCAPE TRACT 8 OPEN SPACE TRACT 9 N 10 '" ~ 0> ~ 11 d ~I 12 It) ~ 13 14 15 16 17 18 19 20 21 22 ·W t 23 24 25 26 27 N88'J9'Ol "W ,,-.ACCESS & UTILITY - ___ I LEGAL DESCRIPTION TRACT 6, JOSEPH P. MARSHALL TRACTS ACCORDING TO THE PLATT THEREOF RECORDED IN VOLUME S6 OF PLATS, PAeSE (S) SO, RECORDS OF KINeS COUNTY I"lASHI NeSTON LOT COVERAGE: Lot Area House Lot Cover Drive & Walk Patio Landscape 3.528 1326 38% 2,999 1326 44% 2,998 1326 44% 2,997 1326 44% 2,995 1326 44% 3,183 1326 42% 3,704 1326 36% 3,288 1326 40% 3,476 1326 38% 3,923 1326 34% 3,658 1326 36% 2,873 1326 46% 3,129 1326 42% 3,396 1326 39% 3,552 1326 37% 3,320 1326 40% 3,560 1326 37% 2,748 1326 48% 2,792 1326 47% 5,417 1326 24% 4,484 1326 30% 4,500 1326 29% 5,270 1326 25% 4,194 1326 32% 2,998 1326 44% 2,998 1326 44% 3,002 1326 44% 350 350 350 350 350 350 350 350 350 350 350 350 350 350 350 350 350 350 350 350 350 350 350 350 350 350 350 100 1 ,752 100 1 ,223 100 1 ,222 100 1 ,221 100 1 ,219 100 1,407 100 1,928 100 1,512 100 1,700 100 2,147 100 1,882 100 1,097 100 1,353 100 1,620 100 1,776 100 1,544 100 1,784 100 972 100 1,016 100 3,641 100 2,708 100 2,724 100 3,494 100 2,418 100 1,222 100 1,222 100 1,226 DEVELOPMENT CiTy OF RE~~~NJNG AUG 2 7 200~ RECEIVED DRAF'iER. D.FINNI<SAN @ DATEI oe/.24104 FIL..E #, 041~ S PRQ..J -, 041~ I r !Ie ... "'t .. <;()'" 16541 SF 0142 1 8 38 SF !Ie TR~ "'~357 SF 0Tl9 ~,·;",C~=:, 1 L.A. 19001 I 1 ~ 9385 SF 092 1 AC 626* iO N ... '" ... " It 42 "' 1-1- z . Z IJJ 42 ~ ,< I g '§ .*' LU I .,,;~ .. , 26596 0028 666921 Condo. r.JtifA.v TOWNHOMES PAR -C',!,> l.1li1371 W OJcc'O V.114O I as-eo Ph ... 2 "01142/21.28 Ph •• 3 .' _399,97 ~20 . 00 ---N.E. 18TH PL. ~~~~ 214. ge 35490 SF 0085 7 35860 SF 0041 37034 SF QO.4O 231022 SF 5.44 AC 0075 2.385A5~ 1034 r 00D-0200 866190 ONCO TALL FIRS TOWNHOMES C • PIl \VOl. 12111n·7B PH: I WI. ':11/78081 19BBO 0071 6 3.15 AC 137395 SF ~10 160619 SF 3.69 AC 0070 ---NE OF ~~~q~D ES~~ _______ ~~ __ ::~_~_~--_-_~~~ __________ ~ __ ~ ----329.63 _______ , ----------" ... ~,.. ... h.~-;;;--T I I ~ 60 \ 120.02 LOT 2 ....... ""'ilw 51580 SF -1.18 AC 21449 9OB2 COMMON TYPE II 120 S.LN. 15094 9G2 15331 9M3 30423 SF 10251 9217 4.06 AC 9090 24941 9BI S 99-12-09 W 9056 S uu 11 __ 24940 SF 9129 9.34 AC 9061 ----~ --:.. -------3-0-AD ....... ---------T3I.Og--- ---------------- 19600 SF 9146 --- .' 19613 SF 9174 ---------" ~ I ------;:- 1.11 AC 9119 ----- 22 9542 SF 0220 150718 SF 3.46 AC 9078 5.44 AC 905+ 130.01 LOT 221368. 5.0B AC 11048 KC 8LA LOOL0089 KCSP 486017 ()"> ?; ... ~() LOT 3 ()o,'/, KCLLA S92LO 103 42064 SF 263.99 20150 SF 9238 9270 339.5 FT. KCLLAjS81092 , I I , , I , r 8703039001 CORR e<; ~ L 0 ~'t<Q"'Z Kesp 6B4UI4- ()<; ~ LOT ~ ... "", "," 15050 SF 927B A2872* lI2.89 ~-- , .!.!----r:!5:'!r-l 25, 25 ;:! 135.59 ()<; ~S '1i 15050 SF 92BO -0 ., "'"'!-~~~ I-ID nil lLui ... 0 ... ,.. . ,.. . ,.. Z IC IL I 177666 SF Z ~ 4.08 AC ~:5 9021 ;5ui It> 1 1 lB175 SF 1 'i11I!1 ,-~~ -- ? = ----"----'" .. ~. I. ~f;:)--:-r:\~ 8708280960 8709231174 59670 SF 1.37 AC ffZ17 59210 SF 1.36 AC 927B w 6.00 AC 9028 === ----<'I 1 , , I . ,"0; S.E. 1/4, S.W. 1/4, SECTION 3, TWP. 23 N., RGE. 5 E., W.M. LAND USE ACTION NO. 04-085 rOUND lION IN CAiiE. 3· BRASS DISK W/T~CK IN CENTERLINE OF N.E. SIlNSET --BLVD. VISITED 4/12/2004. FOUNI) 2" IRON PIPE FILlED I W/COIIC. W/lACK AT ----INTERSECTION OF DUVALL AVE. ~.E '" N.E. SUNSET BLVD. InSlTl.O 4/9/2004. VICINITY MAP SCALE: ,. ~ 1/4 MILE OTY OF RENTON CENTERS RESIflENTIALl!ONUS DISTRICT ·A· (RESIOENnAL DEMONSTRAOON DISTRICT 'A") fOUND UON IN CASE N CENTERUNE OF RENTON ISSAQUAH ROAD. 184't EAST OF PRIVATE DRIVE. IASlTED 4/9/2004. ~ "\ \ I ~\fi\ '-:..' ~. \ 01 -... -\IA \ fii ---_ \;..t 1£\ ~ ______ Q)t __ -"tQf I __ V"~ ... .', I -J --8.'" I 4Il'l4~~~I.\d _---;:::-.,~ .,~I 1~"l.1·D~ . ------r "! ~\~.:;\S • I\~ _-----I IS ~~I6"t , .~ \ -,....----I 1\1~ ~. .-,----/ \ --1'!>UO \ -----,. ~ -\ _----I '2,6.,u r:::: \~ __ .,.--I 'N \V _---I IU) -l~-I _ I _-·0,,,,, ____ I I --'0 <> • .. _---0.\"" I ~ - I \ 1,!>'I,slo"ii ____ ____ - I 62.79'(:'-SLOPE AND ? ., lANOSCAPE TRACT ~ I ·~D· ---- I \S 1 -.-~ : NB5·32'26·E ,1\ '29.;~ I -*IBACJ "A" ...,.,....--= I .': ._~ ~ ~ OPEN SPACE TRACT 150.00' C1 STA IE OF WASHINGTON 516970-0071 ~ 8: I -~ .... • ~I I" 61 Z I -42.00' -"'" v r-~~/ 'mACT "e" 65' __ -!~~2!:::!,,!.i2;~~~~~~~I5";'P-1ii'" OPEN SPACE TRACT ~ N88'39'OI'W 140.00'(C)(Dt -.;" <> • '" ~~/ ".,0 ",0> -~~-~ ~-i"'':'~'''' J r'~' ~:f 'L~~·M·E -I-~.-. ~-~~-~"-\ ~ ",:.Yo, 58.95 ___ . -I---;;'~NE OF CREEK 35' :::j _ ~'!" en '" C) "! q) N88'Jt'l!I"W .... <> " • y--' t ..... ;: ~~ "'", 1 -J It _ "") 0) • __ ~ __ • CITY OF RENTON OVERLAY DISTRICT ...... _ ••. _ 79.14 .... • '" NH1!'.\O'01'w RE TON ~ -_Noo'",,'01"W '" ... ,f-'---'~'¥.!!-.L---l<:> BOUNDARY LINE; PER CITY P~ tOO5-44.70' * 27 .1-+'1-74.65' ;n MUNICIPAL CODE. nTLE IV. CHA N88'39'OI"W 89.84' ~"'_-l!~~:L_j'~iil .... ! g~ CENTERS RESlDENnAL BONUS DISTRICT "8. ~ CITY OF RENTON ~ 44.84' 45.00' .w .. 2 ~ (RESIDENTIAL DEIIONSTRAnON DISTRICT "8.) .g ~ 18.90. I __ ~N""~''''~··O~'I·.!!W~-I~ ~ ...: 8 26 81 I 14.97 ~ 'TRACT 'C" ;:!i. 21 ~. 22 ; 23 lli:lj !II I I~ ~ o~ STORII WATER TRACT :;; g f-8 8 1<: ...: N j'OI"W ~. 3 • _ ~ ~ f@ ~~ JI--'::::t-o-WII1;!78.~-.-t~. 8 ~t-_~N88'~3.!'ln·~'''W_-1 HONEY CREEK APARTMENTS 516970-0075 ACCESS '" unliTY EASEMENT ~ 0 g ~ 2 5 ~ S 2.'! 8 74.94 ~ ------/ N88·Jg·OI·W I 0 4 V>0 ~ I" 78.90' I 44.84' 45.00' 44.70' I V8 N88·39·01·W 134.54" .!:l ~ :lj 20 \; ~ 24 I ~ N88'39·01·W 102.06' I i> 40.00' 62.06' >-L ,.,.t,. (§:> R"lt,· 8 19 . / 8 ls:lj ~ ~ ,,' l1i .......... "i ~ ,,'? ~<:> .{/ 8 N ..... w·OI·W '" ~ N88':\9'OI"W \.",1~:". • I'W . 1 7 t: 71.98' ... 1:;; ~"')f\~ 88.83 8l ~ ~ 1 8 ~~<;. ! I\."'1~ 7 ~ z N88':\9'OI.W 64.59' .,.", 50.00 'Y,. • ~ , .. _........... 3700' 2759' ~l?oo .. '. ;.> N88'39'OI·W 80.19' 1-1 N88!!11l!:"~"··:llInli...!·"w!...i1 ... • • o' q;' 37 orr 35 00' 40.00 V-/.~. __ ..... .,t,." .. --.... NI!R'JO'nl"W 74.90 5 NAA'3!j'OI"W 74.90' 6 OTY OF RENTON 032305 9061 v,1----:----1-~ '-------r---- ACCESS '" unlll!........ ~ • I" t .. ~ ~ I" I'-~ACCESS '" unuTY EASEMENT ., 8 ~ g ~ "! '" t' ~ '!! JIl !ll . EASEMENT I I L THOMAS .. CLAUUN 516970-0061 I I I 1 ~ 16 ~:!!15 ~:!!14 ~~13 ~~ 12 JI! .. ~~ 11 ~-10 ~~ 9 ~~ 8 ~ f'I B"'" ~ Z 5 z z .... M· 35.00' ...J}.OO· 31.00' 588'39'01"E 330.13·(C) HAZEN HIGH SCHoo. 516970-0073 .\1 00' '" 00' I I I I -------- PROJECT INFORMATION: OWNER: DEVELOPER: ENGINEER: SURVEYOR: SITE ADDRESS: PARCEl. NUllllER: ZONING: SITE AREA: PROPOSED NO. OF LOts, LOT AREAS: LOT I: LOT 2: LOT 3: LOT 4: LOT 5: LOT 6: LOT 7: LOT 8: LOT 9: LOT 10: LOT 11: LOT 12: LOT 1.1: LOT 14: LOT 15: LOT 16, LOT 17: LOT 18: LOT 19: LOT 20: LOT 21, LOT 22: LOT 2.1: LOT 24: LOT 25: LOT 26: LOT 27: LOT CI: TRACts, CREEK: STREETS -PU8UC R.o.w.: EASEMENTS: DENSITY PROPOSED: DENSITY PERIIITTEO, UTUJD' PROVIDERS; CABLE TELEVISION: ELECTRICITY: GAS: SANITARY SE't.£R: STORM DRAIN: TELEPHONE, WATER: DONAlD RICHARDSON 4821 RE. SUNSET BLVD. RENTON. WA 98OS9 DAVIS REAL ESTATE GROUP. INC. 1111<£ DAVIS 27013 PACflC HWY. 5. ,353 DES MDlNES, WA 98198 425-228-5959 OFf[ ENCINEERS 1:\932 5.E. 159TH PL. RENTON. WA 98058-78J2 4250260-3412 KENNETH R. ANDERSON '" ASSOCtA TES, INC •• PS 1720 5. 34IST PL .. SUITE C-4 FEDERAL WAY. WA 98003 25J-BJB-1199 4821 N.E. SUNSET BLVD. RENTON. WA 98OS9 516970 0070 CN -CENTER _000 3.713 ACRES 28 (27 RESIOENnAl, 1 COMIiERClAL) .1.528 so. FT. 2,999 so. FT. 2,998 so. FT. 2.997 so. FT. 2.995 so. FT. loI83 SO. FT. lo704 so. FT. lo288 SO. n. lo476 SO. FT. 3.923 SO. FT. lo658 so. FT. 2,873 so. FT. 3.129 SO. FT. lo396 SO. FT. 3.552 so. FT. lo320 so. FT. 3.560 so. FT. 2,748 so. FT. 2.792 SO. FT. 5.417 SO. FT. 4.484 so. FT. 4.500 so. FT. 5.270 SO. FT. 4.194 so. FT. 2.998 so. FT. 2.998 so. FT. 3.002 so. FT. 6.560 SO. FT. 39.557 SQ. FT. 2.057 so. FT. 27,210 So. FT. 8.126 so. FT. 10.35 OU/AC 10 OU/AC MINIIiUM. IS DU/AC IIAX1MUM COMCAST CABLE PUGn SOUND ENERGY PUGET SOUND ENERGY CITY Of RENTON PUBLIC UnliTIES CITY Of RENTON PUBLIC UnLlTIES QUEST COMMUNICA nONS CITY Of RENTON PUBLIC unLiTIES (BOO) 222-0400 (888) 225-5773 (888) 225-5773 (425) 430-1234 (425) 430-7234 (BOO) 743-3793 (425) 430-7234 SCALE IN fEET i~I~~1 ~~I~iiiiiiiiiII! ~ ~ 0 ~ 100 SCALE : I" = 50' !.£GAL DESCRIPTION: TRACT 6. JOSEPH P. MARSHALL TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 38 OF PLATS. PAGE(S) 30. RECORDS OF KING COUNTY. WASHINGTON; EXCEPT THE SOUTH 530 FEET THEREOF; AND EXCEPT THAT PORTION OF TRACT 6 OF JOSEPH P. MARSHALL TRACTS. VOLUME 38 OF PLATS. PAGE(S) 30. DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTH LINE OF SAID TRACT 6 AT A POINT 100 FEET WEST. AS IIIEASURED AT RIGHT ANGLES. OF THE EAST LINE THEREOF; THENCE SOUTH PARALLEL TO SAID EAST LINE A DISTANCE OF 200 FEET; THENCE WEST PARALLEL TO THE SOUTH LINE OF SAID TRACT 6 A DISTANCE Of 140 FEET; THENCE NORTH PARALLEL TO SAID EAST LINE OF SAID TRACT TO THE NORTH LINE THEREOF; THENCE NORTHEASTERLY ALONG SAID NORTH LINE TO THE POINT OF BEGINNING; AND EXCEPT THAT PORTION CONDEMNED IN KING COUNTY SUPERIOR COURT CAUSE NO. 741907. ITEM 6 BY THE STATE OF WASHINGTON fOR HIGHWAY SR900. TITLE REPORT: THE ABOVE LEGAL DESCRIPTION AND THIS SURVEY ARE BASED UPON STEWART TITLE COMPANY. ALTA COMMITMENT ORDER NUMBER 200483801, DATED MARCH 12. 2004 AT 8:00 AM. MEIIDIAN: KCAS-KING COUNTY CONTROL SURVEY. LAMBERT GRID COORDINATES. PRODUCED BY WORKS PROJECTS ADMINISTRATION. BASIS or BEARINGS; BASED UPON THE SOUTH LINE OF THE SOUTHWEST QUARTER Of SECTION 3. T 23 N. R 5 E. WIoI; BEARING: N88'39·01·W. CITY OF RENTON SURVEY CONTROL NETWORK POINT NO. 1844 AND PROJECT CONTROL BASELINE ORIGIN. CITY OF RENTON RECORD COORDINATES IN FEET: N 187285.6819. E 1313391.5202. .'IY OF RENTON SURVEY CONTROL NETWORK POINT NO. 1894 AND PROJECT CONTROL BASELINE. CITY OF RENTON COORDINATES IN FEET: N 186648.3767. E 1311364.0407. CALCULATED COORDINATES BASED UPON BASIS OF BEARING IN FEET: N 186648.3519. E 1311363.9651. VEmCAL DAWM: CITY OF RENTON VERTICAL DATUM (NAVD 1988) BENCHMARK: CITY OF RENTON BENCHMARK NUMBER 1844; TACK IN CONCRETE FILLED 2" IRON PIPE IN CASE. AT INTERSECTION OF N.E SUNSET BLVD. AND DUVALL AVE. N.E. ELEVATION = 409.379'. CONTOUR INTBR\IAI,; 2 FOOT 011'11 OV I'1I1I.D APRIL 20. 2004 REFERENCES; KING COUNTY ASSESSORS MAPS OF SECTION 4. 1. 23 N .• R. 5 E.. W.M. KING COUNTY CONTROL SURVEY. DEPARTMENT OF PUBLIC WORKS. SURVEY BRANCH. GEOGRAPHIC INFORMATION SYSTEM. MONUMENT INFORMATION DATABASE. STATE OF WASHINGTON RIGHT OF WAY MAPS FOR STATE ROUTE No.900. 1I6TH AVENUE S.E. TO 138TH AVENUE S.£.. AS DATED JUNE 19. 1969. RECORD OF SURVEY BY ESM. INC.; RECORDING NUMBER 9101109001. UNDERGROUND NOTE; UNDERGROUND WATER. SEWER. STORM. AND GAS UTILITIES AND STRUCTURAL APPURTENANCES ARE SHOWN AS INDICATED ON RECORDS MAPS FURNISHED BY oTHERS AND VERIFIED WHERE POSSIBLE BY FOUND SURFACE FEATURES LOCATED IN THE fiELD. WE ASSUME NO LIABILITY FOR THE ACCURACY OF THESE RECORDS. fOR FINAL LOCATION OF THESE AND OTHER EXISTING UTILITIES IN AREAS CRITICAL TO DESIGN. CONTACT THE UTILITY O'6tolER / AGENCY. NON PLQ1TABLE SCHEPULE "B" SPECIAl, UC!!!PTlONS; 1) MAY CREEK FLOOD CONTROL ZONE DISTRICT; REC. NO. 5948483. ?) PUGET SOUND POWER ANO LIGHT COMPANY; REC. NO. 7511120482. CALL 48 HOURS BEFORE YOU DIG 1-800-424-5555 LL. o I-« -l 0... >-a:::: « z :::E -l W a:::: 0... DRA.WN QY: ~ lJ..I lJ..I 0:: U >-lJ..I Z o ::r:: I-« en lJ..I (,!) « ~ o u CJS SCALE: 1~lllt ~ I"") N .... d z u z -0... ::J o a:::: C) w I-« I- (f) W -l « W a:::: (f) > « o z o I-<.!> Z I Ul ~ >-I- Z :::> o u <.!> Z ~ z o I- Z W ~ CHECKED BY: KRA DATE: 1" = 50' 06/09/04 JOB'04-015 SH£ET 1 of 1 • \...",.._. ~ Existing Trees -----'---- Req,IO' landscape uffer C2 o o t~ '-,- ,- L-----------.~ APPROXIMATE CENTERLINE OF CREEK Plant Materials: SYM: QTY: 017 8 21 BOTANICAL NAME: Trees: Amelanchier x grandiflora Shrubs: Berberis thunbergii 'Rosy Glow' Mahonia aquifolium Grou n dcovers: V/%3 As Req. Gaultheria shallon COMMON NAME: Serviceberry Rosy Glow Barberry Oregon Grape Salol State Land N88°39'01 "w 140.00' C • 14398' SIZE: 1 1/2" caliper -matched 2 gallon 2 gallon 4" pot @ 24" o.C, -- D 'O"ss 1---ICD ~ _---I \ \ \ o u w CD n o o z C1 o o o Landscape Notes: -remove all weeds from the planting area -blow course compost at 3" depth over planting area -pull some roots free of the rootball -the soil used to cover the roots will be the potting soil that falls from the rootball, the native or base soil and the compost -spread a light application of a fertilizer 5-10-10 over root zon e on new pi an ts water plants well planting / staking per details any clearing or grubbing by general contractor contractor to maintain & water plant material until owner's final acceptance = N GRAPHIC SCALE f~ ~r 4h ( IN FEET) 1 inch -20 ft. NOTES: TREE PIT SHALL BE E)(CAVATEO TO TWICE THE DIAMETER or ROOTBALL OR CONTAINER. TREE CROWN SHALL BEAR THE SAME: RELATIONSHIP TO FlNI5HED GRADE AS IT DID IN CONTAINER OR NURSERY, FERTILIZE AS SPECIFIED (2) 2)(2)(6' WOOD STAKES, 12 GAGE ¥liRE AND J/4~ RUB8ER HOSE TO PROTECT TRUNK ,/ ~;"SPE:C;;t'ED' DE.'" REMOVE BURLAP FROM TOP 1 /3 OF ROOTBALL, CUT ",RE BASKETS BACKfilL MIX: POTTING SOIL FROM ROOT BALL. ON SITE SOIL &: BLO~ IN COMPOST MA.KE SURE BOTTOM OF PLANT PIT IS WELL COfdPACTED TO AVOID SETTLING Tree Staking Dtl. -NTS NOTES: PLANT PIT SHALL BE EXCAVATED T(, T'MCE THE DIAMETER Of ROOTBALL JR CONTAINEFt PLANT CROv.t4 SHALL BEAR THE SA.IE RELATIONSHIP TO FINISHED GRADE ~3 IT 010 IN THE CONTAINER OR NURSER) INSTALL fERTILIZER AS SPECIFIED IN LANDSCAPE NOTES MULCH LAYER: DEP,H AS SPECIFIED REMOVE BURLAP FR,)M TOP 1/3 Of ROOTBlU ~~~:=:::::7o-ll.L-"S:::>:~~ (REMOVE NON ORGANIC BURLAP CQMPLETEL ,;) &: SCARifY SIDES BACKFILL MIX: POTTING SOIL FROM ROOT BALL ON 3m SOIL &: BLOYIN IN COMPOST Shrub Planting Detail No Scale CURSING OR EDGE OF BED NOTES: -CROUNDCOVER SHALL EXTENt) INSIDE DECIDUOUS TREE CANOPIES -DO NOT PLANT GROUND COVER INSIDE DRIPLINE OF SHRUBS OR EVO. TREES -FERTILIZE AS SPEaflEO *""~ , ' ' ". '.' -.' .' ' .. " ....... ~*x~'~ ,. xx,' , ....... ~ .• ····~2jt •. t .. *. '" " I/:2 X, " x ... SPACING OF CROUNDCOVER IN LEGEND Groundcover Spacing Detail No Scale (QUi ), '/ ~.;1 (v/ .. . .. !, ~'I ."/{/~ _______ / ~1 '-, '.--~ l~iDanny W. Bowling..wci ~ 'I!!§:J #1.307 ••••• ..-Lifetime 0 I 0 ~ II : ~ ill 0 u (fl -:> 0 f- .. c 01 (/J (» 0 ..Y. (]) (]) L U .. U ill (/J 'S; ill n:: ..;- 0 '-. -:> <D 0 ~ f-'-. u (» <D c ~ ~ (» (» 0 'S; +' '-(» 0 0 n:: 0 (]) ~ C U 0 0 ---I-'---I-'U OC(J) (])v (J)o::::C (]) 0 01 ~ o ---I-' ---I-' o U . U C " ~ T WILL BE ALL EFFORpRESERVE TREES MADETO .. . I ~'I \ I \ \ I \ I I '" '" V: [f) -i » z o '" o o o ,., Cl Z o '" l I ~I \ I I I I . I I I r * ~S-'j+'>"Cfi'I-·1Jbr-I·-+---I-I-8r_i/ \ __ I / !i--\ '\ I I r 1~ I I \ \ "- / / I / ( 1~:'~·--~~f.~--5~m~1--~~f~-\:~-I I i1I I I • I I I I I I I 1 I ) I I I I "-"-"- I , "-j '\ , "-' "-"-.<'\ \\. / 1\ \\\1 I II \ \ \ I \ \ " I I I I I I \ \ I I I I I I I . I /' ) itt,MI I I I. /1 I'II "M" I ---" \ \ \ \ \ \ \ S01'24'36"W I I I I \ ~ 'I \ I I I I .0- f I I I I I \ \ \ \ \ \ \ \ \ I I I I / q, / \ I I .,. o m J J I I J \ "- '''-u ~ ~ \ \ \ l I I I \ \ I \ \ I .,. o .,. I I I <D <D <0 'f 'I j I \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ .J> ;?, I I ( \ .". o o I I J I I w I I w <0 CJ) I I I I I / I I I I J I \3 \ ;!Q \ -0 i3 '1$ \ s:: J> -l ,., 5 o o -0 r;;: Z \ J I I I I I OP~ ~PACE I I I I I \ \ \ \ \ O· \ . ();! -u 1\ .,.\ I ~, <.f) m I I I \ I I I / \ ~\ ~ :z ~\ \ 'eli '\ \ \ \ \ i \ / / I o \ \ \ \ \ '" /I 01 '" to X "J -0 o (/l C1 o CJ ;0 OJ C JJ iii o -l Cl ::;; -0 I o Z '" -- ~-o-----;: -U> , -~ .... --~O @ o"-! , . \ \ -!: \ 0 \ \. \ \ '. \ '. \ " \ , \ \ \ . \ \ \ . \ \ \ , \ --C. \..-~ Atat tJ" 3 ~,i'o\\'T~ \ \ , \ ' AREA WITHIN CLEA~~G LIMITSTO BE CLEARED AND GRA -i ;0 o \ cO~ '?', ~ . Q1~ '. \ ----<-~\ \ \ \ \ \ \ 30 \ 0 \~ - - \ \ \ \ \ \ \ o 30 60 --- SCALE IN FEET TPLANNING DEV~W~~~~ENTON JUL 1 5 2004 RECEIVED DATE JOB NO. a. ::J e (!) :.;::; ::J en C o o en .~ o 612112004 w !;;: Cl g Cl g o C2.0 DWG NO. ~;';==-i 2 OF 5 0 TI 01 ) ),,10 • \ \ "\ \ \ , , "\ "\ "\ \ '\.9Zt, \ 0' \)',-__ /_.:t:!.:I~ " / \ l:!Jlsl'i12/l' '\. i ~ --1>Z1>-, \ \ "\ " \, \ ,/ 0 ./ " " , -./ ....--Zl1>-..... " ,,, ,./ ....-" " " \ ./ N88"39'O "u • -", r-.<.---------1 .. • '\ '\ "\ ',-_ ./ 88:83· ----------- t"---" , "\ \ l ~ -~\) " "\ \ \ --... , \ "\ " ,I e __ -. ..... \ , \ \ 0 --./~ .... ''\'\.\\a ... ..-_'O\~ " " . \191> ~ / / --, ~ " N88"39'Ol"W ---" "" ------------------'.--~ __ -.--_..-" ,\ \ \ 74,90' / ~ -..-_<0\"; " ,,\ \ \ i I __ ------_,\\\ \\ la I --A\V---\ \ \ "_ ~~ / _-,,'J'\\' -__ \ ~\ _____ J / --------/ v-------" _. - / _-Zl \ - --- --¥---=----------------------------~ ---......... ~ 74_94 l-dS l'v'13I'4.1'< 91 ·Z6. == :3~1-=;:::::~~~@~ 3NOHd3131 031~n8 I:lO.:l Ji\d .. (; 03S0dX3 - ----./ --"" ~90~-~----i H c....: ..... @ ~/ '$I?, ' ./ .,' ..... /"./ " /" ' N88"J9:O,"~ • /" _.J I .... -I-·-------·--··--.--------~ --~Ov-'l.{S.90· _ - -::"./ / /F;®__ lav __ -f'\ _teD.-'" 1 - -, . I" .--... --...... '-' ~ - - -~ L. --.- _---00 -----oQ: I .> ---I -- ___ ,.~)9'itOt:--=_=-:.j ---@ ~ I _-----~,'-;;:..as------- • ..... (XI , uvVfV\ ."::1 ~ t; (M) ::llld.8 9l'<;;l1>=31 hI~~g <;;ZH1>=V'lI~ l:l 310HN'v'V'l / ~3M3S AI:l'9'1IN'I'5 ~~)--------------SS~~~--55 .. 9 ------..-r;;--M-M.Ol ]dld ONV1SSZ ,-.tt±:-+-_ 3::lN3.:l 000'" ,9 A4":"84'96' - 69 ;.6+' -1'6£ - I •• !DID J • ~ _ --/ p78_90. J"flI .Z .lI __ L...._~_-~ __ f) __ ._. _-.,.-(~~~~~2;~r-~k:"' ~~~~_~--=:!:~~,~_ .. ~ .. _~ ...... , ... , .. ". . . . . . . . . . . . . on .",.., ~ :0 r Z ,.., . . .... -------- -_____ ,h\, .... .68'06 _-------'-·-------~CLC;,6Z,9BN '1J 'bs 9gv'tl :V3C1V 03C1lnm~ Cl3J:lnS ,O~ (M) 313l:1JN( (]) 313l:1JNC (3N) 313l;1:)NC QI~.J. \ '. I ® , '--l '" ~ ~6r ---.~ ~ (N) dl'lJ"Bl £'£ 66.=31 -- (5) 313l:1::lNO::l.9l 98'£01>=31 (N) 3l3~::lNO::l.9l £TvOv=31 06-l0v=V'lI~ r :~~;~ NIS'9'8 HJ1\1J ------==:Qi1.~~;.~r -'$._::;..-" ------ i I I (II.) 313~:)NO::l .. Zl 90'901>=31 Z£'60v =1'I11:l NI".V'e H::llV',) -----~ -- , I I I __ ---..-..--_1--__ ------[-----__ g6~-:' ---: -.-----:: " ------,---, '.', ._____---. ;""1"--__ .---_ --_\j\J1 ----~ -_ ,." --------,---.----.. r·t----...... --.....-' -_ _ _ _ __ __ __ LV __ ---__ ...or-."':1-_____ \ V~ _. _~O"'r-__ --__ .--, '\'vA _-___ -v·.- ........ "''-'-----------..""'----./ ./ , \ \ --------~ --------- \'o~' ....... -----\ ,/.'" -.----' --, \ ---j..---__ -0\'1--\ -------.--.,... ----- ----- --(N) J/ld Zi £9'901>=31 0<;;-601> = V'l1~ NISV'e HJ1\l::l - ~ ;g~ Q~ fJfiS ;1 -"" 'fl", § ...... ilf~ c:; ~ ~? <?~ ! ~ ~ g IIJ ~ Z Z P P II! 0 ~ ~ i b C'I) ~ ..... rn ~ rR rn -t 0 (0) 0 ~ (S) 313I:l::lNO::l,,81 <;61>0" =31 (N) JAd .. ZI £0'<;;01>=31 Cottages at Honey Creek ClIENT Davis. C~~.ulting Group SHEET CONTENT DESIGNED BY E' Qee 11s'tS'cRQ UAp DLO DRAWN BY vs Jl\d.S 06'£01>=31 JAd.S f6-fOY=31 ''''.'111 1V'1. R v~'1P()7=11 r -Z (II CHECKED BY OLO I (M) JNOJ.SL [<;-901>=31 If:' \ _ ....... JL..-' 7: Lin t"lL'\ .. _."':11 ,-I ..., ''-' .. '''' •. __ -_ _ (3) l\11.3V'1 .. S 1>L'901> =31 NlS .. S H::lIV'::l eM) 1'1f13V'1.8 o rS01> =31 91>'SOv=NII:l REV, NO, DATE . r 1---7 __ ___ B)..i'-~ _ ~----=c (M) Ji\d.8 ( (N) JAd.9 £ ZL 310HN'lf1'l . (S) JAd.9 ! (3) Jlld.8 ' "-3l0HN'lfrl' DESCRIPTION I~ It l&i LAND USE ACTION [\iO, 04-085 FOUND lION IN CASE, 3· BRASS DISK W/TACK IN CENTtRUNE or N.E. SUNSET ---.. BLVD. VISITED 4/12/2004. FOi.tID 2' 1R()I PIPE FIllED ___ W/CONC. W/TACK AT INTERSECTI()I OF DUVAlL AVE. N.E '" N.E. SUNSET BLVD. VISITED 4/9/2004. VICINITY MAP SCAlE: 1'= 1/4 MILE CITY OF RENTON CENTERS RESiDErHiAl BONUS DISTRICT ·A· (RESIDENTIAl OEIIONSTRA nON OIST¢T ·10') 150.00' 'TRACT.:a: ';5' ~ ~~ ... 1 ~ 'TRACT "A" ----;; I ;"1 ~ SLOPE AND ~ ., LANDSCAPE TRACT ~ I ... - ~ STATt OF WASIINGTON 516970-0071 @ "g: ~I --~ w I ~ ..... 1 f'I 61 :z OPEN SPACE TRACT ~ N88'39'OI"W 140.00·(C)(D) ...- rd-.~/ ---7~1'*" -\-t· ~-=--~--\ ~ _____ --r----;;;~NE OF CREEK 35' ::1 ~ . • .,. .... FOUND liON IN CASE IN CENTtRUNE or RENTON ISSAQUAH ROAD, 184't EAST OF PRIVATE ORIVE. VlSlTtD 4/9/2004. ---~ !1RACl "l1" --- ~ OPEN SPACE TRACT 1 --~-------------j-;::~---lt-!lI~;W-::!-t.~-_-__ /-J i ~~: J N88··'Q·01·W " ... <:> ...J "-CITY or RENTON OVERLAY DISTRICT NAA"Q'01"w 79.74 ...J ~ BOUNDARY LINE; PER OTY OF RENTON I If 44.70 8 2 7 . j-. I- ~~ ::; 0," ~,f"'~-..!!I! N"'~""~Qm~" I-I'WlL_-Iu UUNICIPAl COOE, TITLE lV. CHAPTtR 3.095. V N88·J9·O'·W 89.84' ~ ; CITY or RENTON ~/J--4:-:4:':;'84::;'=':"r"c.=4"=5'::"00:::-' -N8839'OI.W •• CENTtRS RESiDENnAl BONUS DISTRICT 's' t---=~7arl9~0/...!!..----' (RESIDENTIAl DEIiONSTRATION DISTRICT "B') ~ ~ g 2 6 ~II 'TRACT ·C· ": 21.. 22 -23 10 lSI Jill STORM WATER TRACT ~ "8 ~ 8 g ~ ~ N88·3Q·nr:w. HONEY CREEK APARTIIENTS 516970-0075 :r: g " d g "'-r -·· ... ::-OJ----'''''7~ai'1;90*-'!!....--Il:! ...... 6 2 ~ ,...: ~ '" -~ I ~ 25 ~ ~ f'I / 6 I-------N88"Q'OI'W I '" I • 78.90 I 44.84' V-45.00' 44.70' V8 N88'39'01"w 134.54'" • ~ 24 ~ ~ 20 I:: 0;; I ~ /' N88'39'0I"W 102.06' I ~ 74.65 ~ .~ 2 ~ ~ ~ ~ , __ ..!lN~88I··:3~"'··~I011!...!"W!L._-f{;: I 74.97' !" I~ 3 ~~. 1of-_...!N~88I··:3~91··~101'.:!·WL-I g 74.94' -8 d I'" 4 N88'39'01"W 74.90 5 N ... ·.'"'nl"w ACCESS '" Ullll~!/ 40.00' 62.06' ). L :4Q'\,<' EASEMENT 0 / R~').Q· '" o 19 ' ~j 74.90" "8 gj 17 8~ ~ .,. ,,', 6 en ...... _. .•... ",' ~ 'I>~ <><> <{I '0:1 N ... ·'Q·O,·w '" .e; N88·39'OI·W \. .. " ~.. N ... ·'Q·Ol.W 71.98' 'r---..lll!!88~.83!f..~---l '" . '-8 I" . 18 sJill % 1'1. ~_ 7 N88·39'01·W 64.59' ./ boo 50.00 .~ • 1I!&I'39'OI'W 37.00' 27.59' *0-/ o,~ " • N~~:OI"W ~~.~. CITY OF RENTON 0323059061 40.00 ~ ;~ __ ..... ~." ... ACCESS'" unLiTY ...-~ ~ --l? ---;: '" ~ 1;:; '---: ---~ '----NCCESS '" UTILITY EASEIoIENT~ <0 8 ~ 8 ~ "! t 1:; \,: on if, • ~ • EASEIIENT I I L THOIIAS IoICLAULIN 516970-0081 I I ~ 16 ~~ 15 ~~14 ~~13 ~~ 12 Ez"~ 11 ~= 10 ~a 9 ~~ 8 ~ 5 z ~ % 40.00' '700' 35.13' :t~ 00' 37.00' 3U1l!' S88'39'01'E 330. I 3'( C) HAZEN HIGH SCHOOl. 516970-0073 37.00' J700' 3500' I I --~ ~ PRO.!ECT INFORMATION: OWNER: DEVELOPER: ENGINEER: SURVEYOR: SlTt ADDRESS: PARCEL NUMBER: ZONING: SlTt AREA: PROPOSED NO, or LOTS: LOT AREAS: LOT 1: LOT 2: LOT 3: LOT 4: LOT 5: LOT 6: LOT 7: LOT 8: LOT 9: LOT 10: LOT 11: LOT 12: LOT 13: LOT Tot: LOT 15: LOT 16: LOT 17: LOT 18: LOT 19: LOT 20: LOT 21: LOT 22: LOT 23: LOT 24: LOT 25: LOT 26: LOT 27: LOT Cl: TRACTS: CREEK: STREETS -PUBliC R.o.w.: EASEMENTS: DENSITY PROPOSED: DENSITY PERIIlllEO: UTIIJTY PROVIDERS; CABLE TELEVISION: ELECTRICITY: GAS: SANITARY SEWER: STORM DRAIN: TELEPHONE: WATER: DONALD RICHARDSON 4821 N.E. SUNSET BLVD. RENTON. WA 98059 DAVIS REAl ESTATt GROUP. INC. IIIKE DAVIS 27013 PACIf1C HWY. S. 1353 DES MOINES, WA 98198 425-228-5959 OFFE ENGINEERS 13932 5.E. 159TH PL. RENTON, WI. 98058-7832 4250260-3412 KENNETH R. ANDERSON '" ASSOCiATtS, INC., PS 1720 S. 341ST PL., SUiTt C-4 FEDERAl WAY. WA 9800J 253-838-1199 4821 N.E. SUNSET BLVD. RENTON. WA 98059 516970 0070 CN -CENTtR NEIGHBORHOOD 3.713 ACRES 28 (27 RESiDENnAL. I COIIIIERClAl) 3,528 SO. fT. 2,999 SO. FT. 2.998 SO. FT. 2.997 SO. FT. 2.995 so. fT. 3.183 SO. FT. 3.704 so. FT. 3.288 SO. FT. 3.476 So. fT. 3.923 SO. n. 3.658 SO. n. 2.873 SO. FT. 3.129 SO. FT. 3.395 SO. FT. 3.552 so. FT. 3.320 SO. FT. 3.580 so. FT. 2.748 so. FT. 2.792 SO. FT. 5.417 SO. fT. 4.484 SO. FT. 4.500 so. FT. 5,270 SO. rr. 4.194 SO. FT. 2.998 So. fT. 2,998 so. FT. 3.002 so. FT. 6.560 SQ. FT. 39.557 SO. FT. 2.057 so. FT. 27.210 SO. FT. 8.126 SO. FT. 10.35 DU/AC 10 OU/AC IIINIIlUU. 15 DU/AC IIAXIMUU COIolCAST CABLE PUCET SOUND ENERGY PUGET SOUND ENERGY CITY OF RENTON PUBLIC UTILITIES CITY OF RENTON PUBLIC UTILITIES QUEST COMMUNICATIONS CITY OF RENTON PUBLIC UTILITIES (800) 222-0400 (888) 225-5773 (888) 225-5773 (425) 430-1234 (425) 430-7234 (800) 743-3793 (425) 430-7234 LEGAL DESCRIPTION: TRACT 6. JOSEPH P. MARSHALL TRACTS. ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 38 Of PLATS. PAGE(S) 30. RECORDS Of KING COUNTY. WASHINGTON; EXCEPT THE SOUTH 530 fEET THEREOF; AND EXCEPT THAT PORTION Of TRACT 6 OF JOSEPH P. MARSHAll TRACTS. '!OLUME 38 Of PLATS. PAGE(S) 30, DESCRIBED AS fOLLOWS: BEGINNING AT THE NORTH LINE OF SAID TRACT 6 AT A POINT 100 FEET WEST, AS f..1EASUREO AT RIGHT ANGLES. Of THE EAST LINE THEREOf; lHENCE SOUTH PARALLEL TO SAID EAST LINE A DISTANCE Of 200 FEET; THENCE WEST PARALLEL TO THE SOUTH LINE OF SAID TRACT 6 A DISTANCE Of 140 FEET; THENCE NORTH PARALLEL TO SAID EAST LINE Of SAID TRACT TO THE NORTH LINE THEREOf; THENCE NORTHEASTERLY ALONG SAID NORTH LINE TO THE POIN T OF BEGINNING; AND EXCEPT THAT PORTION CONDEMNED IN KING COUNTY SUPERIOR COURT CAUSE NO. 741907, ITEM 6 BY THE STATE OF WASHINGTON FOR HIGHWAY SR900. TITLE REPORT: THE ABOVE LEGAL DESCRIPTION AND THIS SURVEY ARE BASED UPON STEWART TITLE COMPANY. ALTA COMMITMENT ORDER NUMBER 200483801. DATED MARCH 12. 2004 AT 8: 00 AM. MERIDIAN: KCAS-KING COUNTY CONTROL SURVEY. LAMBERT GRID COORDINATES, PRODUCED BY WORKS PROJECTS ADMINISTRATION. BASIS OF BEARINGS; BASED UPON THE SOUTH LINE Of THE SOUTHWEST QUARTER OF SECTION 3. T 23 N. R 5 E. 1\\4; BEARING: N88'39·01·W. CITY OF RENTON SURVEY CONTROL NETWORK POINT NO. 1844 AND PROJECT CONTROL BASELINE ORIGIN. CITY OF RENTON RECORD COORDINATES IN FEET: N 187285.6819. E 1313391.5202. JiTY OF RENTON SURVEY CONTROL NETWORK POINT NO. 1894 AND PROJlCT CONTROL BASELINE. CITY OF RENTON COORDINATES IN FEET: N 186648.3767. E 1311364.0407. CALCULATED COORDINATES BASED UPON BASIS OF BEARING IN FEET: N 186648.3519. E 1311363.9651. VERTICAL DATUM: CITY Of RENTON VERTICAL DATUM (NAYO 1988) BENCHMARK; CITY OF RENTON BENCH ... ARK NUMBER 1844; TACK IN CONCRETE FILLED 2" IRON PIPE IN CASE, AT INTERSECTION OF N.E SUNSET BLVD. AND DUVALL AVE. N.E. ELEVA TION = 409.379'. DATE OF FlEW SURVEY: APRIL 20, 2004 REFERENCES; KING COUNTY ASSESSORS MAPS Of SECTION 4. T. 23 N., R. 5 E.. W.M. KING COUNTY CONTROL SURVEY. DEPARTMENT OF PUBLIC WORKS. SURVEY BRANCH. GEOGRAPHIC INfORMATION SYSTEM .... ONUMENT INfORM A TlON DATABASE. STATE OF WASHINGTON RIGHT Of WAY MAPS FOR STATE ROUTE No.900. 116TH AVENUE S.E. TO 138TH AVENUE S.E.. AS DATED JUNE 19, 1969. RECORD Of SURVEY BY ES .... INC.; RECORDING NUMBER 9101109001. UNDERGRQUND NOTE: UNDERGROUND WATER. SEWER. STORM, AND GAS UTILITIES AND STRUCTURAL APPURTENANCES ARE SHOWN AS INDICA TED ON RECORDS ... APS FURNISHED BY OTHERS AND VERIFIED WHERE POSSIBLE BY FOUND SURF ACE fEATURES lOCATED IN THE FIELD. WE ASSUME NO LIABILITY FOR THE ACCURACY OF THESE RECORDS. fOR fiNAL LOCATION OF THESE AND OTHER EXISTING UTILITIES IN AREAS CRITICAL TO DESIGN. CONTACT THE UTILITY OWNER / AGENCY. NON PLOTIABLE SCHEDULE "B" SPECIAL EXCEPTIONS: 1) ... AY CREEK FLOOO CONTROL ZONE DISTRICT; REC. NO. 5948483. f) PUGET SOUND POWER AND LIGHT COMPANY; REC. NO. 7511120482. CALL 48 HOURS BEFORE YOU DIG 1-800-424-5555 I.J.. o I-« ---l 0.. >- 0::: « Z ::?: ---l W 0:: 0.. DRA.WW BY~ ~ W w a:::: () >-W Z o :c r « (/) w " « 1= o () CJS SCALE: t') N _ d z . U Z ~ 0.. ::J o 0:: C) W I-« I- (f) W ---l « w 0:: (f) > « o z o f-e.:> z J: Ul « ;: >-f- Z :::> o u e.:> z z o f- Z W a:: CH£CKE:O BY: KRA DATE.: 1" = 50' 06/09/0 JOB '04-015 SHE:ET 1 of 1 • " 0 0 FOUND lION IN CAsE, 3" BRASS DISK W/TACK IN CENTERUNE OF N.E. SlJNSET ----... BlVD. I'1SITEO 4/12/2004. FOUND 2" IRON PIPE FlU£D "___ W/CONC. W/TACK AT INTERSEcnON OF DUVALL AVE. N.E & N.E. SUNSET 8I.VD. "'SITED 4/9/2004. VICINITY MAP SCAlE: 1'= 1/4 MILE - -- CITY OF RENTON CENTERS !!ESlOENllAI.-l!ONUS DISTRICT "A" (RESlOENnAl DEIIONSTRA nON OISTRICT CITY OF RENTON OVERLAY DISTRICT J BOUNDARY LINE; PER CITY OF RENTON MUNICIPAL OOOE, nlLE IV. CHAPTER 3.095. CITY OF RENTON CENTERS RESiOENnAL BONUS DISTRICT "8" (RESIOENnAl OEIIONSTRA nON OISTRICT "B") STOIlll WATER TRACT HONEY CREEK APARTIIENTS 516970-0075 ACCESS & IITIII' Y /' I I THOIIAS MClAUlIN 516970-0081 L / / I 'TRACT "B" '"!!'n .... SPACE TRACT OF CREEK STAlE OF WASliNGTON 516970-0071 HA2EN HIGH SCHOOL 516970-0073 S.E. 1/4, S.W. 1/4, SECTION 3, TWP. 23 N., RGE. 5 E., W.M. LAND USE ACTION NO. 04-085 FOUND liON IN CASE IN CENTERUNE OF RENTON ISSAOUAH ROAD, 184'% EAST OF PRIVATE DRIVE. "'SITED 4/9/2004. ---- / / ---------- CITY OF RENTON 032305 9061 - --- ---- , PROJECT INFORMATION; ov.m:R: DEVELOPER: ENGINEER: SURVEYOR: SITE ADDRESS: PARCEL NUIl8ER: ZONING: SITE AREA: PROPOSED NO. OF LOTS: LOT AREAS: .1,,,44 wA'i$~g~ i " LOT 4: ..A If\.. .. tc LOT 5: r IW lOW LOT 6: LOT 7: LOT 8: LOT 9: LOT 10: LOT 11: LOT 12: LOT 13: LOT 14: LOT 15: LOT 16: LOT 17: LOT 18: LOT 19: LOT 20: LOT 21: LOT 22: LOT 23: LOT 24: LOT 25: LOT 26: LOT 27: LOT Cl: TRACTS: CREEK: STREETS -PUBUC RO.W:: EASEllENTS: OENSITY PROPOSED: OENSITY PERIIITTED: UTIijTY PROVIDERS: CABLE TELEVISION: ELECTRICITY: GAS: SANITARY SEWER: STORM DRAIN: TELEPHONE: WATER: DONAlD RICHARDSON 4821 N.E. SUNSET 8I.VD. RENTON. WA 98059 DAVIS REAl ESTATE GROUP, INC. IIIKE DAVIS 27013 PACflC HWY. S. 1353 OES MOINES, WA 98198 425-228-5959 ()Ff[ ENGINEERS 13932 S,E. 159TH PI.. RENTON, WA 98058-7832 4250260-3412 KENNETH R. AIIlERSON & ASSOCIATES, INC., PS 1720 S, 341ST Pl., SUITE C-4 FEDERAl WAY, WA 98003 253-838-1199 4821 N.E. SUNSET BlVD. RENTON, WI. 980S9 516970 0070 CN -CENTER NEIGHBORHOOD 3.713 ACRES 28 (27 RESiOENnAL. 1 CQMIIERClAL) 3,528 sa. FT. 2,999 sa. FT. 2,998 sa. FT. 2,997 sa. FT. 2,995 sa. FT. 3,183 SO. FT. 3,704 sa. FT. 3,288 so. FT. 3,476 sa. FT. 3,923 sa. FT. 3,658 sa. FT. 2,873 sa. n. 3,129 SO. FT. 3,396 SO. FT. 3.552 sa. FT. 3,320 sa. FT. 3,560 sa. FT. 2,748 sa. FT. 2,792 sa. FT. 5.417 so. FT. 4,484 sa. FT. 4,sao sa. FT. 5,270 sa. FT. 4,194 SO. FT. 2,998 so. fT. 2,998 SO. FT. 3,002 so. fT. 6,560 so. FT. 39.557 sa. FT. 2,057 so. FT. 27.210 SO. FT. 8,126 SO. FT. 10.35 DU/AC 10 DU/AC IIINlIIUII. 15 DulAC IIAXlllUli COMCAST CABLE PUGH SOUND ENERGY PUGET SOUND ENERGY CITY OF RENTOIN PUBLIC unLITIES CITY OF RENTON PUBLIC unLiTIES QUEST COIolIolUNICA nONS CITY OF RENTON PUBLIC unLiTIES (800) 222-0400 (888) 225-5773 (888) 225-5773 (425) 430-7234 (425) 430-1234 (800) 743-3793 (425) 430-7234 SCALE IN FEET .~ '!iIi-' illl"''''1 50 25 0 50 100 SCALE: I" = 50' LEGAL DESCRIPTION: TRACT 6, JOSEPH P. MARSHALL TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUUE 38 OF PLATS, PAGE(S) 30, RECORDS Of KING COUNTY, WASHINGTON; EXCEPT THE SOUTH 530 fEET THEREOF; AND EXCEPT THAT PORTION OF TRACT 6 OF JOSEPH P. MARSHALL TRACTS. VOLUME 38 Of PLATS, PAGE(S) 30, OESCRIBED AS fOLLOWS: BEGINNING AT THE NORTH LINE OF SAIO TRACT 6 AT A POINT 100 fEET WEST, AS UEASURED AT RIGHT ANGLES, OF THE EAST LINE THEREOF: THENCE SOUTH PARALLEL TO SAID EAST LINE A DISTANCE OF 200 fEET; THENCE WEST PARALLEL TO THE SOUTH LINE Of SAID TRACT 6 A OISTANCE OF 140 FEET; THENCE NORTH PARALLEL TO SAID EAST LINE OF SAlO TRACT TO THE NORTH LINE THEREOF; THENCE NORTHEASTERLY ALONG SAID NORTH LINE TO THE POINT OF BEGINNING; AND EXCEPT THAT PORTION CONOEUNEO IN KING COUNTY SUPERIOR COURT CAUSE NO. 741907, ITEM 6 BY THE STATE OF WASHINGTON FOR HIGHWAY SR900. TITLE REPORT: THE ABOVE LEGAL DESCRIPTION AND THIS SURVEY ARE BASED UPON STEWART TITLE COMPANY, ALTA CQUMITUENT ORDER NUMBER 200483801, DATED MARCH 12, 2004 AT 8: 00 AM. MERIDIAN: KCAS-KING COUNTY CONTROL SURVEY, LAMBERT GRID COOROINA TES, PRODUCED BY WORKS PROJECTS ADMINISTRATION. BASIS Of OEARINGS: BASED UPON THE SOUTH LINE OF THE SOUTHWEST QUARTER OF SECTION 3, T 23 N. R 5 E, WU; BEARING: N88'39'OI·W. CITY OF RENTON SURVEY CONTROL NETWORK POINT NO. 1844 AND PROJECT CONTROL BASELINE ORIGIN. CITY OF RENTON RECORD COORDINATES IN FEET: N '187285.6819, E 1313391.5202. <:LTY OF RENTON SURVEY CONTROL NETWORK POINT NO. 1894 AND PROJECT CONTROL BASELINE. CITY OF RENTON COORDINATES IN FEET: N 186648.3767, E 1311364.0407. CAlCULATED COORDINATES BASED UPON BASIS OF BEARING IN FEET: N 186648.3519, E 1311363.9651. VERTICAL DATUM; CITY OF RENTON VERTICAl DATUM (NAVO 1988) BENCHMARK: CITY OF RENTON BENCHUARK NUMBER 1844; TACK IN CONCRETE F"lLLEO 2" IRON PIPE IN CASE, AT INTERSECTION OF N.E SUNSET BLVD. AND DUVALL AVE. N.E. ELEVA TlON = 409.379'. CONTOUR INTERVAL; 2 FOOT DATE OF FIELD SURVEy: APRIL 20. 2004 ASSESSORS UAPS OF SECTION 4, 1. 23 N .• R. 5 E., W.M. KING COUNTY CONTROL SURVEY, DEPARTMENT OF PUBLIC WORKS, SURVEY BRANCH, GEOGRAPHIC INFORUA TlON SYSTEM, UONUMENT INFORMATION DATABASE. STATE OF WASHINGTON RIGHT OF WAY LlAPS FOR STATE ROUTE No.900, !16TH AVENUE S.E. TO 138TH A\lENUE S.E .• AS OATED JUNE 19, 1969. RECORO OF SURVEY BY ESM, INC.; RECOROING NUMBER 9101109001. SEWER, STORM, AND GAS UTILITIES AND STRUCTURAl APPURTENANCES ARE SHOWN AS INOICA TED ON RECORDS MAPS FURNISHED BY OTHERS AND VERIFIED WHERE POSSIBLE BY FOUND SURF ACE FEATURES LOCATED IN THE FIELD. WE ASSUME NO LIABILITY fOR THE ACCURACY OF THESE RECORDS. FOR FINAL LOCATION OF THESE AND OTHER EXISTING UTILITIES IN AREAS CRITlCAL TO DESIGN, CONTACT THE UTILITY OWNER / AGENCY. NON PLOTI'ARI,E SCHEDULE "0" SPECIAL EXCEPTIONS: I) MAY CREEK FLOOD CONTROL ZONE DISTRICT; REC. NO. 5948483. 2) PUGET SOUND POWER AND LIGHT COMPANY; REC. NO. 7511120482. ..... - CALL 48 HOURS BEFORE YOU DIG 1-800-424-5555 '" '" w w w w Z Z C3 :z C3 0 :z i= :z z w « w 0 a:: :::e a:: Vi w a:: w 5 a. 0 a. w .... '" z ;;:: is 0 i= >-F « u c( a:: i'£: '" ;::, >-;::, '" (/) '" G: is G: z :z 0 >-0 u « u ..... >-It: >-0 ~ 0 ..... ..... 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N \I) Z \ \ \ ~ \ ~ \ OJ '" .0 ...., ~ \ \ LEGEND :. • -----\'1/-- --55S·-- D <> 30 PROPOSED HYDRANT PROPOSED SEWER MANHOLE PROPOSED WATER MAIN PROPOSED SEWER MAIN SANITARY SERVICE BY GRAVITY SANITARY SERVICE BY PUMP o 30 60 SCALE IN FEET DEVELOPMENT PLANNING CITY OF RENTON AUG 272004 RECEIVED ti w ~ ~ j;.tJ °1 ~ ~ o ~ &l ::r: z o ~ ii" ~ w o ~ g ii:i c:: ~ ~ l:) ~\I U· z ~~ ;~i~i ~ z ~ P-t o ~ o o ~ o w z C!) ..::.:=: Q) ~ () ~ Q) C o I +-' ct:S en Q) C) $ +-' o () C. ::J e C9 Cl C :;:; -::J 00 c o () IlOO os; CO Cl ii5 w o ~ o U I-I-Z W W W -::r: d en DATE 811912004 JOB NO. DWGNO, CS.O g! ~ z :s a.. ~ --I -I- ::::> Last Soved on Tnu Aug 19 2004 0/ 09:25AV by Sl7vestre File Nome. P: I VS Drofting !From Work Vach,ne I v.S' Drafting lCAlJD1Projects I 102 -Olle £ng;n~rsl04-!O! -Cottages at Honey Creek lDwg lS!Jeets iHC-gr01. dwg Scale: 30 o '11 :0 m (') m -iii o C/) :::c m ~ ~ z 9 t-O IJI Z 9 .-------"--- PROJECT ~ m CLIENT \ " \ '\ \ \ \, \ '-'7' -\ \ ~-Y, ~ '\., ; ,--, (' '" oy.L~ t.I-.:JV\ • '\ \ . \ .. ....,/ -~ , \ \ \ / ~ --v ~ '--. . \ " -" \ ------~~~422------__ ~, \ \ " \ \ -----tOt----~. \ <::> \ I I / / / 0 /------------------------- @ Cottages at Honey Creek Davis Consulting Group OE OFFE ENGINEERS 13932 SOU1HEASl' lS9'IHPLACB Rl!N1ON, WASHINGI'ON 98058 PHONE: 42S-2fi0..3d2 CONTACI': DARRBLL OFFB, P.E. ~ ~ §r.S~H~E~E~T~C~O~N~TE~N~T~----------------------------------------------~D~E=S~IG~N=E=D~B~Y~-------r.D~RA~W~N~B~Y~--------~C=H~E~C=K=E=D~B~Y~------~ GRADING PLAN DLO VS DLO }../ r 1 i i / I --:---)-----"'T'1' 'I I'@ / I c N --l/ ! --I , ' , g)'f -"-'I ,i ~ J ,. " ::u o " o Ul ,." o ""'. ::u Q ,." ::u -< REV. NO. r-m G> m z o DATE ----~;s 1J31VMD,Z ------'--~--M-M"OL / / o (~t. ) (N) ;----- I :J/"L, 9 C J/\0,,8 ; O{ --. DESCRIPTION CITY OF RENTON CENTERS RESIDENTIAL BONUS DISTRICT" A" (RESIDENTIAL DEMONSTRATION DISTRlcr "A") CITY OF RENTON CENTERS RESIDENTIAL BONUS DISTRICT "B" (RESIDENTIAL DEMONSTRATION DISTRICT "8") STORM WATER TRACT ACCESS &. UTILITY ACCESS &. UTILITY *T.RACCS~ OPEN SPACE TRACT CENTE~LlNE OF CREEK SLOPE AND LANDSCAPE TRACT N88'39'Ol"W Loll 1 2 3 4 5 6 " 7 8 OPEN SPACE TRACT 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 . TRACT 6, JOSEPH P. MARSHALL TRACTS ACCORDIN<S> TO THE PLATT THeREOF RECORDeD IN VOLUME 9b OF PLATS, PA<s>e (S) 90, RECORDS OF KIN<s> COUNTY V'lASHIN<S>TON LOT COYERAcSE: L21Area House Lot Cover Drive & Walk Patio LaDdsC8ee 3,528 1326 38% 2,999 1326 44% 2,998 1326 44% 2,997 1326 44% 2,995 1326 44% 3,183 1326 42% 3,704 1326 36% 3,288 1326 40% 3,476 1326 38% 3,923 1326 34% 3,658 1326 36% 2,873 1326 46% 3,129 1326 42% 3,396 1326 39% 3,552 1326 37% 3,320 1326 40% 3,560 1326 37% 2,748 1326 48% 2,792 1326 47% 5,417 1326 24% 4,484 1326 30% 4,500 1326 29% 5,270 1326 25% 4,194 1326 32% 2,998 1326 44'% 2,998 1326 44% 3,002 1326 44% 350 350 350 350 350 350 350 350 350 350 350 350 350 350 350 350 350 350 350 350 350 350 350 350 350 350 350 100 1,752 100 1,223 100 1,222 100 1,221 100 1,219 100 1,407 100 1,928 100 1,512 100 1,700 100 2,147 100 1,882 100 1,097 100 1,353 100 1,620 100 1,776 100 1,544 100 1,784 100 972 100 1,016 100 3,641 100 2,708 100 2,724 100 3,494 100 2,418 100 1,222 100 1,222 100 1,226 DEVELOPMENT PLANNING CITY OF RENTON AUG 2 7 20a~ RECEIVED ~ © 2£ P ~ I @2) ~ p P © © OAAFrSt, P,FINNISAN @ PATE, oet:l.4104 FILE -, 04106b_S PROJ -I 04106b i Sl ;; .. ~ >~ " ~ 'l! 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'" "t '. \, \ i:'l'" ,j CENTERS RESIDENTIAL BONUS DISTRICT "B" CENTERS RESIDENTIAL BONUS DISTRICT \'A"'c" ''';?? ", '. x ! 3' ~ (RESIDENTIAL DEMONSTRATION DISTRICT "B") (RESIDENTIAL DEMONSTRATION DISTRICT oAf.) "iI:. " " ' , ;/, \;:~ \ ' " '"ltD , ,,-,l ~ i,<.D, , " \ , ' I / \ ' \ / \, / \ \ , \ I /' ... '\ " ':'i\~ \ ",/ "'\ \ / .\ ,n/ 1, k~" /' / _/' ,// /' ! l;g (') FLOOD PLAIN ':'. "I \ ",/ II \ .......... coo-·6~ '1)" T: .~ , " ;-~: _of , ; , ) '" c) , __ . --.. r" lj) I') 1'1 / / / ,/ \1 '" ~ \ \. '.\.1\, , ( /' I \ '\. \1 ,,/ I CENTERLINE \ /" ,150.00 , " \ --. \ \ " \ , ,[. \ I r\.:!tJ'-~ ~ ----, ;~---.-. _____ , __ ,!.Q~~Vl 1._, ,_,_~ ',-OF CRE~K I' / \, ,,\. \ \ \\' \ ,t ~\ / .:.;oC> ~ / r~ > \ I ./' ',~ :;: ',,':; , ./ .H< .' ,-~:" II n ' --<,,> .--.-fL.-> / (.-> Ci .J::. :T: .' .0' (IA'",,\)\ " ~,,;,,; 0', ,il '"Xl ACCESS '-.. 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" .~ • ... ..... u ........ 5 ~ ii': ~ w ~ o g rri a: ~ !!? ~ z ~ a.. w C!) « z -~ Cl ~ \ ~ ~ AUG 2 7 200~ DWG NO, C4.0 ~ ,j ? ,; \ RECEIVED SHEET ~L ____________________ ~_: _______________________________________________________ · __________________ ~~4 __ 0F~5~ ~ <5l 11 ~ g II • - z a iii ~ a: o :z .~ . '1 r ~J) '-" !>; ,,' " 1. :", :>. ~ .. / , I ! I I ; I N 20 o 20 40 1"=20' ------ scale feet 8onoM OF POND EL 387.0 6' TOP OF POND EL 399.0 , t',7 , .,~.- __ ". _.~. ~\ i EL 399.0 sz. EL .398.0 DETENTION ---------------sz. EL .392.0 I' SEDIMENT STORAGE --.--::: - --- ----~-- FINISHED GRADE --~ ... - RIP RAP PAD GRAVEL ACCESS ROAD 12' ACCESS ROAD --- PON D SECTION SCALE 1"= 1 O· SL EL 398.0 --I<) en . o P _Sij: I , I OVERFLOW Ws I k EMERGENCY OVERFLOW Ws l' ROCK LINING EL .398.5 EMERGENCY DESIGN WS ~"JL~=~O=V=ER=F=LO=W==WS=~~~~'M~ EL 398.0 _~S7_, = RIM ELEVATION 400.00 RISER ELEVATION 397.90 .3ft x 0.90 GAUGE SUPpoRT BRACKETs c .3' -0· CTRS. MIN. DIA. ORIFICE CUT IN 12 GA. PLATE & WELDED TO ALUM. cMp CROSS. EMERGENCY OVERFLOW SPILLWAY <J ED ED DETENTION -------------------------------------------------------------------------- -~ ~XISTING - --.;;;8""OTi-:iT,<!O-"iM"..O""F~,..".__--.... ~======W=AT=E=R=Q=UA=L=IT=Y======~SZ~E::L~39~2~.0==-..;' GRADE POND EL .387.0 ED PON D SECTION SCALE 1"= 10' I' SEDIMENT STORAGE FINISHED GRADE GRAVEL ACCESS ROAD ~--------- --~-- Nom EXISTING UTILITY LOCATIONS SHOWN HEREON ARE APPROXIMATE ONLY. IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO DETERMINE THE EXACT VERTICAL AND HORllONTAL LOCATION OF ALL EXISTING UNDERGROUND UTiLIiTES PRIOR TO coMMENCING CONSTRUCTION. No REPRESENTATION IS MADE THAT ALL EXISTING UTILITIES ARE SHoWN HEREON. THE ENGINEER AssuMES NO RESPONSIBILITY FOR UTILITIES NOT SHOWN OR UTILITIES NOT SHoWN IN THEIR PROPER LOCATION. CALL BEFORE YOU DIG! 1-800-424-5555 . - "I ====='2 "I ALU RESTRICTOR PLATE ITH ROuND CLEAN 2.44 DIA. ORIFICE CUT IN 12 GA. PLATE & WELDED TO ELBOW. REMOVABLE WATERTIGHT COUPLING OR FLANGE. ELBOW RESTRICTOR DETAIL REQ. FOR VERTICAL '\L.II .. '~'" COVER) SEE KCRS DWG. CONTROL STRUCTURE N.T.S. 4"-6" QuARRY SPALLS ,/ ,/ NON-WOVEN FILTER FA8RIC / OUTFALL PIPE RIP RAP PAD DETAIL ~u.S. R 1;: (; ..: i 'j ,_" _: NOV 1 ~ 2005 RECOMMENDED FOR APPROVAL 8y: --------Dote: "---- By: --------Dote: ._--- By: Dote: ------------ By: Dote: ------------- ~ ~;I ~ ~n8 z il o o ...J ...J ~ W w 0:: o iU z o J: ~ W W ~ o -l ~ W o o z o 0.. Z o -I- Z W I- W o DATE 04r.22I2005 g o JOB NO. ____ _ DWG NO. ____ _ 18 0F 18 ........... ~ W o:::Z uO I->-0 wZ ZI 0(1) I« I-~ «. Z (1)0 WI-oz «W 1-0::: I-o U ~Z 00 ~E-< E-<Z -~ uP::: i !, -it ~ ~ , 0 1<1 II • ~ f'. z :5 0... >-f- ...J f-=> .'-~o o.~ .,0 oz 1/1 lJloc "" .-t;E ~~ o • ':.::t.J .0. "0.. 0.. ....... c 0>0 . S E '0,-:=., "E ~E ~ c ·c 0'1 Co> 0., 0::0 > ¥ a!f ! ~~ ~.ia "'. Il:: 0.. 0.. -« w '< o :z o iii [5 Il:: d :z 440 430 ·420· 410 B" SEWER WIIN STEEL CASING UNDER ROCKERY ~ 8 .., '" :z: IX?, (") J: ~ :z: C :z: " .., '" :z: f;1 (") '" . SSMH #1, 48". RIM~432.09 : 1[=417.24 (8"W) "----.. '--... "-- .. .. - § IE 418.0 @ IFFE=422.ol IE fo-t8.f, \.!3) IFFE=422.01 IE 418.5 @ IFFE=422.01 IE 419.0 @ IFFE=424.0[ IE 419.0 CD [FFE=424.01 ." SSMH 1/2 54" TYPE B SHALL~IY RIM=421.50 . IE=416.S0 (8"E) IE=416.70 (S"W) r- / 1 ~ "--~ ,...----I) \.. --~/ .... -,-. - 113 LF S-0.50% 8" PVC . CASING UNDER ROCKERY 1/4 OF SECTION 3, TOWNSHIP 23 N, IFFE:404.01 4 -2 PYC .mbr. 1',1,~IIN:' . SOL 4-2" SCH. 80 PYC FORCE MAINS SOLYENT WELD. ~::J ill ~V @ IFFE:411·@'I~~~~f~12:~1[ITj3~Q] 6-2" SCH. 80 PYC FORCE MAINS SOLYENT WELD • SEWER FORCE MAINS SHALL BE PRiVATELY oWNED AND MAINTAINED, TYPICAL. EX. SSMH RI~-423.25 CONNECT TO EX SSMH IE=415.26 (S"NE) IE 415.16 (EX. 8" 1'1) SSMH 113 54~ TYPE B SHALLOyt RIM=425.00 IE=416.13 (8"N,E) IE=416.03 (S"W) SSMH 1/4 48" RIM=424.00 IE=415.61 (S"E) __ IE=415.51 (S"sW) --~ ~ ~ .. " S3 LF S 0.50% S" PYC 51 LF ·S" PYC SHALL GRINDER 0 440 430 420 .. 410 CD / --e -. \ , - - 4<·00 -----,....._-,_&W ':", ;-,1 J,l \~ \ \ i~ \ \ 'h,{ '.~ ,(4) SS H 2 54" TYPE B SHALLOW RIM=421.50 IE=416.80 (S"E,N) . =416.70 (S"W) ~ . ~~G.O~' 54" TYPE B rRIM =42R00 1:::=417.11 ~"N) IE=416.94 (S"~) S",0.50% 8" PVC PROFILE -S~:)MH· #1-EX.SSMH·· PROFILE -SSMH #2 -SSMH#5 ... I \ \ \ \ \ NOTE: EXISTING UTILITY LOCATIONS SHOWN HEREON ARE APPROXIMATE ONLY. IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO DETERMINE THE EXACT VERTICAL AND HORIZONTAL LOCATION OF ALL EXISTING UNDERGROUND UTiLIITES PRIOR TO coMMENCING CONSTRUCTION. NO REPRESENTATION IS MADE THAT ALL EXISTING UTILITIES ARE SHOWN HEREON. THE ENGINEER AssuMES NO RESPONSIBILITY FOR UTILITIES NOT SHOWN OR ---+--tfFH NOT SHOWN IN THEIR PROPFR LOCATlO",N"". __ _ 440 430 420 410 SSMH 3 54" TYPE B SHALLO RIM=423.00 IE=416.13 (S"N,E) IE=416.03 (S~) \ 70 LF = 8" PYC SS H 6 48" TYPE C EXTRA SHALLOW RIM=420.00 IE=416.65 (6"N) IE=416.48 (S"S) PROFILE -SSMH #3-SSMH #6 CALL BEFORE YOU DIG: 1-S00-424-5555 440 . 430 420 40 o 40 80 1"=40' -",---- 1 "=5' scale feet· 5 o 5 10 -------vertical scale 40 0 40 feet 80 1 "=40' --------horizontal scale feet 440 430 ·420· RECOMMENDED FOR APPROVAL By: Dote: --------------------------- By: Dote: --------------------------- By: Dote: -------------------------- By: Dote: --------------------------- ---. _. ------- ~ Q) Q) s.... () ~ Q) C 0 I +-' CO en Q) C) CO +-' +-' 0 () f-U W -, 0 Il:: 0.. DATE JOB NO. DWG NO. 15 f-Z w ::i u () --l --l -~ W W c:: () >-W z 0 I ~ C/) W (9 .:: f- 0 () ~ , L · , · ( ( E ( ~ L o , ( [ G L [ , , , 04/22/2( C7.2 OF •