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Home My WebLink AboutReport 1(lo~/ LAND USE HEARING SIGN-IN SHEET . V~1'f Alpine Nursery Preliminary Plat/LUAlS-000018, ECF, PP JJ- March 24 2015, 11:00 AM PLEASE PRINT LEGIBLY ADDRESS Phone# with area code Email NAME (including City & Zip} (optional} (optional} /I ·----IS oo 6' s~ /J'j J°I -de Co,<,. N',ff. /1 (} /v1 G rc:. r ,~ µ,r=-!ll_ Q ..q ..,+c, ,->'3 01 re;' ca.r /<? A/.1---r- '-5 +e u 8 l/ L y !Yl A,u I if c; o s -I(:; fl I-vi A v e 5 E 9'ftJS-f -5.J.-e 1..1 e c! h;';/ '1 C.O vi-d-r '( ,,.....-i +ra r {..oRJ • CIJ/111 . KA_0111JJ\; J in,vG 0-io 1nt 7'w kV~J_/J\_A_J q~ ~--MM'@ ,1v(~~A Q 'uM-- ,, 13-0 /f!k7c /n r /'-/'f23 f6o7bl !lvL0 5t:~ rt C);:,, r ;<01Y,31(r ;Ue-rc~~ @ C= ,+s,-. /v6.r . . ' :, I!!!' iii! Ill ! 111·· !!!!iii !11 ' ii !!!!Ill xxxx-xxx ,U:13SclnN 3Nldl'V i . ' I ' I mlml mill! _J '1::- 1 I i I I I= ~ d z § ~ ~ ! t:56 f ,_~ i ~w 00' ~J ! ~ @,IY I ~!I • •.1 I rf 1 ·r I • ' z ~ oz .... .;; = z~ "' 11,1 ~ "<!' QI! 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ED ALPINE I\IURSERY PRELIMINARY PLAT NE~IIORHOOO DETAllw.P DRS PROJECT NO. 14039 JAN 14 2015 CITY OF RENTON PLANNING DIVISION @ NORTH QR~'e<CS<,\LE C ,c,:, >o:l -- DEPARTMENT OF co .... .lUNITY AND ECONOMIC DEVELOPMENT -----=-=~---------Renton® ADMINISTRATIVE STREET MODIFICATION ~APPROVAL D DENIAL PROJECT NAME: PROJECT NUMBER: PROJECT MANAGER: APPLICANT: ZONING CLASSIFICATION: PROJECT LOCATION: SUMMARY OF REQUEST: EVALUATION FORM & DECISION Alpine Nursery LUAlS-000018, MOD Ann Fowler, Civil Engineer II Roy Boyer 14609-161" Avenue SE Renton, WA 98059 Residential Low Density (RLD) 16023 SE 144th St/14625 161" Ave SE Pursuant to RMC 4-9-250D the applicant is requesting an Administrative Modification from RMC 4-6-060 Street Standards for the following: 1. 160'h Avenue SE street cross section, south of SE 145'h Place, in order to realign the extension of 160'h Avenue SE to the west. 2. SE 1451h Place right-of-way reduction from 53 feet to 47 feet. BACKGROUND: The applicant has received preliminary plat approval for a 27 lot subdivision with three tracts for open space, tree retention, and drainage. The subject property is a collection of three parcels located on the south side of SE 144th St between 160th Ave SE and 161st Ave SE. The resulting 9.64-acre site is located within the Residential-4 dwelling units per acre (R-4) zoning classification. The 27 lots would result in a density of 3.98 dwelling units per acre. Lot sizes would range from 8,000 square feet to 13,369 square feet. Access to the plat is proposed via an extension of 161st Ave SE and 160th Ave SE. Internal circulation terminates in a cul-de-sac in the northern portion of the property. The southern portion of the site contains grid connections from 160th to 161st Ave SE aligned with SE 145th St and SE 146th Place. On April 6, 2015 the City's Hearing Examiner issued an approval of the Alpine Nursery Preliminary Plat subject to 15 conditions of approval. Specifically related to street standards Conditions #11 and #12 state: Condition 11: A street modification shall be submitted to, and approved by, the Current Planning Project Monoger prior to engineering permit approval for a City of Renton Department of Cai ity and Economic Development Admin. dification Request Report & Decision ALPINE NURSERY -STREET MODIFICATION LUAlS-000018, MDD Report of November 3, 2015 Page 2 of 4 modification of the 160th Ave SE street cross section, south of Road 'A', in order to realign the extension of 160th Ave SE to the west. Condition 12: A street modification shall be submitted to, and approved by, the Current Planning Project Manager, prior to engineering permit approval, for a modification to reduce the required right-of-way width of Road 'A' from 53 feet to 47 feet. 1601h Ave SE (Condition #111 RMC 4-6-060 requires the extension of 160th Ave SE to include 20 feet of pavement width to the face of the curb, 0.5-foot curb, 8-foot wide landscape planter, and a 5-foot wide sidewalk along the east side of the street. The original plan included an extension of the 160th Ave SE to the southern property line in the event of future platting to the south property line. However, the existing subdivision abutting the subject property to the south was constructed in the 1980's and is therefore not likely to be redeveloped in the near future. There is however, property immediately to the southwest which has potential to redevelop. As a result, staffs preliminary comments recommended 160th Ave SE be realigned in manner that would allow for the extension of 160th Ave SE to SE 148th St and not require dedications from the existing subdivision abutting the property to the south. The revised plat plan, submitted by the applicant includes a taper/realignment of 160th Ave SE to eliminate the need for the dedications from the properties abutting to the south (Exhibit 1). It was noted to the Hearing Examiner that City Staff would be supportive of a modification to the standards to the extent a pedestrian connection is provided from 160th Ave SE to 161st Ave SE along the southern portion boundary of the site as well as the revised design being a more desirable alignment to the City. The applicant has provided the pedestrian connection noted by Staff as well as provided a more desirable alignment to the City. SE 1451h Place formally Road 'A' (Condition #12) RMC 4-6-060 requires a right-of-way width for residential access streets of 53 feet, to allow for 26 feet of pavement, 5-foot wide sidewalks, 8,foot wide landscape planter strips, and 0.5-foot curbs on both side of the street. The original plat plan included an internal road network in compliance with RMC 4-6-060. However, in response to preliminary comments from City Staff related to lot orientation and the alignment of the extension of 160th Ave SE, the applicant submitted a revised plat plan to the City similar to Exhibit 1. The plan maintains the 53-foot cross section for the current Road 'A' (originally Road 'B'). However SE 1451h Place was reduced to a 47-foot wide cross section (20 feet of pavement width to the face of the curb, 0.5 foot curbs, 8-foot wide landscape planters, and 5-foot wide sidewalks along the both sides of the street). Additionally, a 21-foot wide public alley/unnamed road has been incorporated into the design to provide rear access to proposed Lots 17-20. It was noted to the Hearing Examiner that City Staff would be supportive of a reduction in the right-of-way width of SE 1451h Place from 53 feet to 47 feet to the extent it allows for rear access via the public alley to proposed Lots 17-20 and the elimination of curb cuts needed on SE 144th St. The applicant has provided the alley access to Lots 17-20 as noted by Staff. City of Renton Department of Cor . ity and Economic Development ALPINE NURSERY -STREET MOD/FICA TION Admin. ification Request Report & Decision LUAlS-000018, MOD Report of November 3, 2015 Page 3 of 4 EXHIBITS: Exhibit 1: Site Plan ANALYSIS OF REQUEST: The Section 4-6-0GOQ.1 allows the Administrator to grant modifications provided the modifications meet the following criteria (pursuant to RMC 4-9-250D.2): Criteria a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary ta implement these policies and objectives. Staff Comment: The Community Design Element has applicable policies listed under a separate section labeled Streets, Sidewalks and Streetscapes. These policies address walkable neighborhoods, safety and shared uses. Two specific policies support the decision to modify the street standards in order to realign 160'h Ave SE as well as reduce the right-of-way on SE 145th Place. These policies are Policy CD- 102 and Policy CD-103 which state that the goal is to promote new development with "walkable places," "support grid and flexible grid street and pathway patterns," and "are visually attractive, safe, and healthy environments." The requested street modifications are consistent with these policy guidelines. b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment; and Staff Comment: The modified street improvements will meet the objectives of a safe walkable environment. The improvements provide for a walkable path between 160'h Ave SE and 161 st Ave SE within Tract C along the east portion of the project which provide pedestrian connectivity. The reduction in right-of-way width in SE 145th Place allows for alley access to Lots 17-20 separating pedestrians from vehicular traffic along SE 144th Street. c. Will not be injurious to other property(ies) in the vicinity; and Staff Comment: The improvements will provide an upgrade to current conditions. The new improvements will meet the standards for safe vehicular and pedestrian use Criteria Met X X X City of Renton Department of Co1 1ity and Economic Development Admin. dification Request Report & Decision ALPINE NURSERY -STREET MODIFICATION WAlS-000018, MOO Report of November 3, 2015 Page4of4 within the existing and proposed roadways. d. Conform to the intent ond purpose of the Code; ond Staff Comment: X This modification provides a safe pedestrian route in and around the proposed neighborhood. e. Can be shown to be justified ond required for the use and situation intended; and Staff Comment: X The revised street standards provide a safe design for vehicles and pedestrians, and will enhance the attractiveness of the new development. f. Will not create adverse impacts to other property(ies) in the vicinity; and Staff Comment: There are no identified adverse impacts from this modification of the 160'h X Ave SE street cross section and realignment or the reduction in the SE 145th Place right-of-way width. DECISION The proposal satisfies 6 of the 6 criteria listed in RMC 4-9-250D.2 for the requested modification if all conditions of approval are met. Therefore, the street modifications of the Alpine Nursery project, Project Number LUA15-000018, MOD are approved and subject to the following condition of approval: 1. A pedestrian connection is provided from 160th Ave SE to 161st Ave SE along the southern portion boundary of the site. The connection shall be 5' wide soft surface trail that is constructed in a manner that disturbs as little existing vegetation as reasonably possible. hA~Dal\~, I t / I 'Brianne Bannwarth, Development Engineering Manager Date The decision to approve the modification(s) will become final if not appealed in writing together with the required fee to: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057 on or before 5:00 pm, on November 17, 2015. Additional information regarding the appeal process may be obtained from the Renton City Clerk's office, Renton City Hall -7'h Floor, (425) 430-6510. If you have any further questions regarding this decision, feel free to contact the project manager, Ann Fowler, at 425.430.7382 or afowler@rentonwa.gov. \ -- \ \ \ I ) -·L·-·--· ·-·-r·-·-..\ I \ I \ \\ I \ ~ I I \ I I ) -·-1·-·-·--· -·-·-T-·-·---.. r----------; l l I I I I I O> I I I \ I L---------..J r---"""] l I L <:, I l -I l I I I \ i L_ _______ ..J r-------, I l ""\ -! 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I I I J !_ ____ J ., , ' I l I l I I I I I L L I I L \ I ' ' .,.,,..------1 ( ' I "-I I I I i l l l-------.J r-------; I I I I I •-i I ~ I l I I I ~------...J r-------, I I I I I I l l() I I I I I l------.J r---------1 I I I I I I I I I S) I I "< I I I I I I I L _________ J -, I I I V '•"' • ,,. - I .LSHl.#J.38 I I I "tj ! \- ! ~ I --, r :S:. / I~ I I I I L I I I I I I I I I I _J 1- 1 I I I I ~ !L I i I I I I._._ I Bernie Wagar 14726 160th Pl SE Renton, WA 98059 - .,J15 PM 5 L 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 1 CEO -Planning Division 1 1055 So. Grady Way, Renton, WA 98057. RECEIVEDName/file No.: Alpine, Nursery Preliminary Plat /LUA15-000018, ECF, PP r,.!} .t\ [ ,c;(l~ APR 1 5 2015 NAME:~ ~~ - 1 MAILING ADDRESS: 2 D Pl ,s::£ City/State/Zip: /2t,n~ tJ) 11 CITY OF RENT01IJ.EPHONE NO.: 12 ,r ~ z z,,;. ~112 R f<;?o,1'1' PLANNING DIVISION 11 , j,i 1, i .. I, j ii, jp j i I i I i l in n1 ij, i, i, 11 11 ,ii',, 1, i j 1,, ii, ji I ij Phil Olbrechts Hearing Examiner Roy and Kim Boyer Contact Kim Smith Owner William and Mary Spiry Owner Parties of Record See Attached (Signature of Sender): STATE OF WASHINGTON ''""' 1111 11, ,, lr ,,' 0\..L y P ,,, COUNTY OF KING $ ~ ''''''"\''''' O"i:.111 .= ~~,._,,s,0+1,,111 ~ ~ = # "o ¥,0 r..,. ~+\. 1,:) I certify that I know or have satisfactory evidence that Sabrina Mirante 3 ei, f , ~ 1% (f) signed this instrument and acknowledged it to be his/her/their free and voluntary act tot§:~ \se~nd J)urJ:&ljes mentioned in the instrument. ~ i ~~~<'g•L,c. f . 1 a·.,,,., -17 ........ ~. 111 ,.. ,..!'h\\\''''"" ~o ~,· Dated: 1111 .,._.SHING ,,.:: Notary (Print): ___ ---'-l+,,_4,-'i-( "l='--f._.ew .. .=....?6-...------------ My appointment expires: U .Aicrvd ;)_ ~ Jo ( :C,. Alpine Nursery Preliminary Plat LUAlS-000018, ECF, PP template -affidavit of service by mailing Rav and Kim Baver 14609 161st Ave SE Renton. WA 98059 Maher Joudi D.R. Strong Consulting Eng. 620 7th Ave Kirkland, WA 98033 Kim Smith 14609 161st Ave SE Renton, WA 98059 Steve Lyman 14505 160th Ave SE Renton. WA 98059 Tim & Linda Corner 14611160th Ave SE Renton, WA 98059 William and Marv Soirv 16023 SE 144th St Renton. WA 98059 ROGER PAULSEN 6617 SE 5th Pl Renton. WA 98059 Denis Law Mayor April 9, 2015 Roy & Kim Boyer 14609 161'' Avenue SE Renton, WA 98059 Subject: Hearing Examiner's Final Decision City Clerk -Jason A. Seth, CMC RE: Alpine Nursery Preliminary Plat, LUA-lS-000018 Dear Mr. & Mrs. Boyer: The City of Renton's Hearing Examiner has issued a Final Decision dated April 6, 2015. These documents are immediately available: • Electronically on line at the City of Renton website (www.rentonwa.gov); • To be viewed at the City Clerk's office on the 7'h floor or Renton City Hall, 1055 South Grady Way, between 8 am and 4 pm. Ask for the project file by the above project number; and • For purchase at a copying charge of $0.15 per page. The estimated cost for the Hearing Examiner Documents is $2.55, plus a handling and postage cost (this cost is subject to change if documents are added). APPEAL DEADLINE: RMC 4-8-080 provides that the final decision of the Hearing Examiner is subject to appeal to the Renton City Council. RMC 4-8-110(E){14) requires appeals of the Hearing Examiner's decision to be filed within fourteen (14) calendar days from the date of the hearing examiner's decision. Appeals must be filed in writing together with the required fee to the City Council, City of Renton, 1055 South Grady Way, Renton, WA 98057. Additional information regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall -7th Floor, (425) 430-6510. RECONSIDERATION: A request for reconsideration to the Hearing Examiner may also be filed within this 14 day appeal period as identified in RMC 4-8-llO(E)(B) and RMC 4-8- 100(G)(9). Reconsiderations must be filed in writing to the Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Additional information regarding 1055 South Grady Way • Renton, Washington 98057 • (425) 43Q-6510 / Fax (425) 430-6516 • rentonwa.gov • the reconsideration process may be obtained from the City Clerk's Office, Renton City Hall -7th Floor, (425) 430-6510. A new fourteen (14) day appeal period shall commence upon the issuance of a reconsideration decision. I can be reached at (425) 430-6510 or jseth@rentonwa.gov. Thank you. cc: Hearing Examiner Roca le Timmons, Senior Planner Jennifer Henning, Planning Director Vanessa Dolbee, Current Planning Manager Steve lee, Development Engineering Manager Craig Burnell, Building Official Sabrina Mirante, Secretary, Planning Division Ed Prince, City Councilmember Julia Medzegian, City Council liaison William & Mary Spiry, Owner Parties of Record (7) r Denis Law r City of I -----~M:a:yo:r _________ ... ..1~·rrwr1 April 9, 2015 City Clerk -Jason A. Seth, CMC CERTIFICATE OF MAILING STATE OF WASHINGTON ) COUNTY OF KING ) § ) JASON A. SETH, City Clerk for the City of Renton, being first duly sworn on oath, deposes and says that he is a citizen of the United States and a resident of the State of Washington, over the age of 21 and not a party to nor interested in this matter. That on the 9th day of April, 2015, at the hour of 4:30 p.m. your affiant duly mailed and placed in the United States Post Office at Renton, King County, Washington, by first class mail the Hearing Examiner's Final Decision RE: Alpine Nursery Preliminary Plat (LUA-15-000018) to the attached parties of record. SUBSCRIBED AND SWORN TO BEFORE me this 9th day of April, 2015. "''"""11111, .::-'"" ~..._svM .:1 ,,,,, ·~ $ C)~ "''"\"11111111 0 ..$) ''1 1\\\ .= 0:-.-.,.,•''<i,~·lt-J•i,,, v6-'l,, --8 ,, z ·, ; : <? = r;,\''1 l'J J,:.. y ~ I -E ()" ;:,.(J)/ ' .... ,. -; - ·1 ~ ~j/) -• -.,, ., I 7 ----"?'.'--~ U,I C") E :.: C h . R •"'-. '-<,1,. 1110 £.-~ == ynt 1 . . ,v..,,ya 'l 6-'•,, *".. ss'~-_;;-,... = 1,, ~ J11,1 ,-.01 .,..,........... . J - Notary Public in and for the State or,11 O't -~""',~')..~"t'._f' Washington, residing in Renton 111 1111 111~w,,,,,,, My Commission expires: 8/27/2018 1055 South Grady Way • Renton, Washington 98057 • (425) 43D-651 O I Fax (425) 430-6516 • rentonwa.gov i Bob Metcalf 14423 160th Ave SE Renton. WA 98059 ROGER PAULSEN 6617 SE 5th Pl Renton, WA 98059 ~1~~"'!{Jl;flt;z:~!i#",1-it'.1:~2t'?,.t~~-1~ftl~?'f:t~i ~~-;!ii;:~-~\1;;;::'.C,?s<','..1',> .... \..,~·/.t:~-'--3.'··J,.,i;,;-,i•{l)_,:,i Tim & Linda Corner 14611160th Ave SE Renton, WA 98059 Kim Smith 14609 161st Ave SE Renton. WA 98059 Rov and Kim Baver 14609 161st Ave SE Renton. WA 98059 Tom Carpenter 15006 SE 139th Pl Renton, WA 98059 .. Maher Joudi D.R. Strong Consulting Eng. 620 7th Ave Kirkland, WA 98033 Steve Lyman 14505 160th Ave SE Renton. WA 98059 William and Marv Spirv 16023 SE 144th St Renton. WA 98059 2 3 4 5 6 7 8 9 IO 1 1 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 CITY OF f<ENTQN /\Pi! 0 7 2015 RECEIVED CITY CLERK'S OFFICE BEFORE THE HEARING EXAMINER FOR THE CITY OF RENTON RE: Alpine Nursery Preliminary Plat Preliminary Plat LUA 15-000018 ) ) ) FINAL DECISION ) ) ) ) ) ----------------~) SUMMARY The applicant requests preliminary plat approval for a 27-lot residential subdivision. The preliminary plat application is approved subject to conditions. TESTIMONY Rocale Timmons, senior City of Renton planner, summarized the staff report. She noted that the applicant is proposing a 25 foot dedication for 1601h Ave. S.E., which will create enough right of way to accommodate the City's street standards. Staff determined there was existing right of way for 1601 h Ave SE based upon assessor maps. Steve Lee, City of Renton engineering department, stated that impacts to neighboring wells will be checked during engineering review. The groundwater level is lower than the depth of the proposed infiltration pond. Mr. Lee stated that staff assesses the depth of groundwater and the location of infiltration ponds when assessing potential impacts to wells. No red flags were raised in this case given the depth of groundwater. Maher Joudi, project engineer, noted that the trail in the tree retention tract is a soft surface trail so it will not adversely impact trees. A tree retention plan has been prepared and hasn't yet been submitted due to timing constraints. The applicant will be paying its fair share traffic signal funds. A PRELIMINARY PLAT -I 2 3 4 5 6 7 8 9 10 I I 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 bioswale will be used to treat stormwater. Secondary drainage review is limited to the wall of the drainage facility, not the entire downstream system. Tom Carpenter, neighboring resident, read a written statement. He noted there is a very large concern on the part of residents that the required stop light will make conditions worse. He noted that there should not be impediments to traffic flow of the road, which serves as a 405 bypass. The traffic analysis does not yet include the areas of concern. Concentrating trees in a tree retention tract doesn't align with the dispersed character of trees on the plateau. Mr. Carpenter requested that the examiner include language in the final decision that identifies the problems with the city's concurrency system, which essentially authorizes any development in the city. The City's concurrency system is atypical and violates the Growth Management Act. King County's concurrency regulations prohibit any development on the plateau in unincorporated King County. Mr. Carpenter recognized that the City is addressing the problem, but those efforts are too late for the Alpine Meadows development. Mr. Carpenter stated that all platting on the plateau should be delayed until the City completes its work on concurrency. Robert Metcalf, neighbor, testified that many neighbors are concerned about 160'h, because it is a dirt road with underground utilities. He is concerned about heavy equipment travelling over the equipment. He also questioned whether part of the road width would be paved and part not. Ms. Timmons noted that 20 feet of the width would be paved allowing for two lanes of travel. Adjoining gravel would have to be crossed to access abutting driveways. In staff rebuttal, Ms. Timmons noted that the staff report reference to the applicant was in error and that the applicant is Roy and Kim Boyer and William and Marilyn Spiry, not the Quadrant Corp. Ms. Timmons acknowledged that the City is updating its concurrency regulations. Trees will largely be concentrated in the tree retention tract, but will also be dispersed outside of the tree retention tract via a required ten foot landscape strip required all lot street frontages and this landscaped area will include trees. Maher Joudi, project engineer, noted that prior to construction the applicant would look into existing waterlines in 1601h and replace them if they were not adequate. 1601h will not be used for heavy equipment. The proposed pavement will be at the same level as the gravel so that the remaining gravel would serve as a shoulder to the new road. EXHIBITS Exhibits 1-17 listed on page 2 of the March 24, 2015 Staff Report, in addition to the Staff Report itself, were admitted into evidence during the public hearing. The staff powerpoint presented at the hearing was admitted as Ex. 18. A written statement from Tom Carpenter was admitted as Ex. 19. FINDINGS OF FACT Procedural: PRELIMINARY PLAT -2 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 I. Applicant. Roy and Kirn Boyer; William and Merry Spiry .. 2. Hearing. The Examiner held a hearing on the subject application on March, 24 2015 in the City of Renton Council City Chambers. 3. Project Description. The applicant requests preliminary plat approval for a 27-lot residential subdivision. The subject property is a collection of three parcels located on the south side of SE 144th St between 160'h Ave SE and 161'1 Ave SE. The 27 lots would result in a density of 3.98 dwelling units per acre. Lot sizes would range from 8,000 square feet to 13,369 square feet. Access to the plat is proposed via an extension of 161 '' Ave SE and 1601h Ave SE. Internal circulation terminates in a cul-de-sac in the northern portion of the property. The southern portion of the site contains grid connections from 160th to 161 st Ave SE aligned with SE I 45111 St and SE 1461h Place. The proposal includes a tree retention tract on its southern end that includes a soft surface trail that will connect 1601h Ave SE to 161" Ave SE. All existing structures on site are proposed to be demolished. 3. Adequacy of Infrastructure/Public ~~rvif<;:~. As conditioned, the project will be served by adequate/appropriate infrastructure and public services as follows: A. Water and Sewer Service. Water service will be provided by Water District No. 90. The District has provided a certificate of water availability for the project. Sewer service will be provided by the City of Renton. B. Police and fire Protection. Police and fire service would be provided by the City of Renton. Police and fire staff have determined that sufficient resources exist to serve the proposed development, subject to required code improvements and payment of required fire impact fees. C. Drainage. The proposal provides for adequate and appropriate storrnwater controls. The applicant submitted a drainage plan and drainage report dated January 12, 2015, Ex. 8. Staff have determined that the report demonstrates compliance with the 2009 King County Surface Water Manual and additional City storrnwater requirements, based on specific site conditions, as required by the Department of Community and Economic Development. Given the absence of any compelling evidence to the contrary and the extensive storrnwater review and conditioning of the proposal, the staffs finding of compliance with the 2009 strornwater manual is determinative on the issue of adequacy of stormwater controls. The site is located within the Lower Cedar River drainage basin. Under pre-developed conditions, site runoff sheet flows south onto neighboring properties to the south. Downstream capacity issues have been observed and the area is considered a nuisance requiring City maintenance work and there is potential for the proposal to aggravate existing or create new drainage problems. The applicant is proposing to include a pond wall of approximately 7-8-feet in height. However, due to potential seepage in and out of the pond, a SEPA mitigation measure was issued requiring additional secondary review PRELIMINARY PLAT-3 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 during final engineering design that includes hydro-geotechnical evaluations for buoyancy and lining, structural review and wall drainage relief against potential hydrostatic pressures. The secondary review shall be conducted by an independent reviewer. Additionally, the applicant would be required to provide due diligence in the grading and collection of drainage design during the construction phase so that runoff and erosion does not impact the neighboring properties which will likely include an evaluation of the overflow route conveyance capacity as part of the final TIR to ensure adequate capacity exists downstream during a 100-year event. The conditions of approval of this decision also require the creation of a homeowner's association and City approved maintenance agreement(s) to ensure that all stormwater facilities are properly maintained. D. Parks/Open Space. City ordinances require the payment of park impact fees prior to building permit issuance. RMC 4-2-115, which governs open space requirements for residential development, does not impose any requirements for open space for residential development in the R-4 district. The impact fees provide for adequate parks and open space. E. Streets. The proposal provides for adequate and appropriate streets. The City's public works department has determined the preliminary plat street design to provide for adequate streets and conform to the City's street standards, subject to approval of two street modifications, which is made a condition of approval. As shown in Ex. 2, all proposed lots have access to a public street. As with the neighboring Enclave preliminary plat recently approved by the City, congestion is a major issue for this plat. City staff have determined that the proposal meets the City's level of service standard in its concurrency determination, Ex. 16, and the accuracy of this determination is undisputed. In his testimony Mr. Carpenter accurately identified that the City's level of service standards authorizes development in areas that suffer congestion that would be typically considered at failing levels in jurisdiction using more traditional intersection level of service standards as opposed to the transportation system-wide standard adopted by the City of Renton. Mr. Carpenter is likely correct that many if not most jurisdictions in Washington gage level of service on an intersection or similarly localized basis. However, RCW 36.70B.030(2)(c) and (3) essentially provides that adopted transportation level of service standards are determinative on the adequacy of transportation facilities. The Central Puget Sound Growth Management Hearings Board has also ruled that level of service is a policy choice and will be found adequate even though some areas may suffer what some consider to be failing levels of service. See West Seattle Defense Fund v. City of Seattle, Central Puget Sound Growth Management Hearings Board, Case No. 94-3-0016, Final Decision and Order. As recognized by Mr. Carpenter during the hearing, the Renton City Counci I is working on a new level of service standard that addresses a new level of service standard that may provide for a more localized assessment of transportation congestion. Unless and until that new standard is adopted (or the Council adopts some interim controls) staff and the examiner are bound by the "system-wide" level of service PRELIMINARY PLAT-4 2 3 4 5 6 7 8 9 10 I I 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 standard sti 11 on the books and any decisions or conditions regarding congestion levels must be based upon the currently adopted level of service standard. Although the City's concurrency standard is based on a system wide standard, it still also authorizes reasonable intersection specific mitigation. As a result, the applicant submitted a Traffic Impact Analysis prepared by TraffEx, dated December 31, 2014 (Exhibit 9). The report states that the proposed development would generate approximately 267 net new daily trips. During the weekday AM peak hour, the project would generate approximately 21 net new trips (5 inbound and 16 outbound). During the weekday PM peak hour, the project would generate approximately 28 net new trips (18 inbound and IO outbound). The report also analyzed the level of service at the following intersections: 1601h Ave SE/SE 1441h St and 161'1 Ave SE/SE 144th St. The traffic study states that these intersections will continue to operate at what staff considers to be an acceptable level of service (LOS B). The proposed project docs not disclose likely impacts to the intersections of! 561h Ave SE/SE 144 1h St and I 56'h Ave SE/SE 142nd St. As a result a SEPA mitigation measure was issued requiring the applicant to submit a revised Traffic Study, including an analysis of impacts caused by the proposed development to the 156'h Ave SE/SEl44th St and the 1561h Ave SE/SE 142nd St intersections, and recommend appropriate mitigation as necessary. It should be noted that the City's Transportation Division has conducted an independent study of the existing background traffic situation at the 1561h Ave SE/SE 142nd St intersection. Based on the City's study the existing conditions warrant the installation of a traffic signal at this intersection with or without the construction of the proposed subdivision. With the installation of a traffic signal at this intersection, it is anticipated that the traffic conditions in the project vicinity would improve. The installation of a traffic signal is not included on the City's Transportation Improvement Program (TIP), therefore transportation impacts fees would not fund the installation of a signal. Due to the existing LOS designation 'F' at the 1561h Ave SE/SE I 42"d St intersection and the fact that the required traffic impact fees would not fund a traffic signal at this intersection, a SEPA mitigation measure was issued, requiring the applicant to be responsible for paying their fair share of the cost of a new signal to be installed at the 1561h Ave SE/SE 142nd St intersection based on any new PM peak hour trips. The fee will be based on new PM peak hour trips/1,310 Total PM peak hour trips x $500,000 ( cost of new signal) and shall be paid prior to the recording of the final plat. Increased traffic created by the development would be mitigated by payment of transportation impact fees. Currently this fee is assessed at $2,143.70 per new single- family home. The fee, as determined by the Renton Municipal Code at the time of building permit issuance shall be payable to the City. PRELIMINARY PLAT-5 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 F. Parking. Sufficient area exists, on each lot, to accommodate the two required parking spaces per lot required by RMC 4-4-080(F)( 10)( d). G. Schools. The proposal provides for adequate provisions for schools and walking conditions to and form school. It is anticipated that the Issaquah School District can accommodate any additional students generated by this proposal at the following schools: Briarwood Elementary ( 1.25 miles from the subject site), Maywood Middle School (0.5 miles from the subject site) and Liberty High School (1.22 miles from the subject site). RCW 58.17.110(2) provides that no subdivision be approved without making a written finding of adequate provisions for safe walking conditions for students who walk to and from school and/or bus stops. Maywood Middle is within walking distance of the subject site while Briarwood Elementary and Liberty High schools would require future students to be transported to school via bus. The bus stop for Briarwood Middle school is currently located at 1601h Ave SE and 144th Ave SE. The bus stop for Liberty High School is located at SE 1441h ST and 161 '1 Ave SE. The applicant is proposing to provide street frontage improvements, including sidewalks, along the south side of the street for the frontage of the property (SE 1441h St). To the east of the subject site there are intermittent sidewalks on the south side of the street with primarily a 6-9 foot shoulder delineated by a fog line. A majority of the possible school walk route is outside the City of Renton limits and is in the King County jurisdiction. The one crossing intersection in the City at 161" Ave. SE has a Stop Sign Control, which provides adequate protection for crossing children. Outside the City along SE 144th St, King County has installed 20mph School Speed Limit signing with flashing beacons and other warning signs as well as a crosswalk at the school driveway. No other improvements are necessary at this time for safe walking routes to school. A School Impact Fee, based on ne\V single family lots, will also be required in order to mitigate the proposal's potential impacts to Issaquah School District. The fee is payable to the City as specified by the Renton Municipal Code at the time of building permit application. Currently the fee is assessed at $4,560.00 per single family residence. 4. Adverse lmpac~. There are no adverse impacts associated with the proposal as conditioned. Adequate public facilities and drainage control are provided as determined in Finding of Fact No. 3. The proposal involves single-family housing at a density 3.98 dwelling units per acre, which is allowed for the R-4 zoning district. This is a legislatively set standard of what is considered a compatible density for the area. Consequently, there are no issues of compatibility with surrounding development based on density. There are no critical areas on the project site. There were some concerns expressed about how 1601h would be developed, but these concerns were adequately addressed during the hearing by staff and the applicant. 1601h will be paved to a sufficient width to accommodate two-way traffic on public right of way. There was a comment made that 160 1h is a private road, but no evidence was presented to support this position and staff demonstrated through their review of assessor maps that there will be sufficient public right of way once the applicant makes its required dedications to accommodate a two lane public road. Final engineering review will ensure that underground utilities in 1601h do not become harmed by the 1601h road improvements PRELIMINARY PLAT-6 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 and the construction equipment used to develop the proposed subdivision. There were also concerns raised about impacts to adjoining wells. As testified by staff, the groundwater levels and location of the infiltration pond don't raise any red flags about potential impacts to wells. No evidence was submitted identifying any potential adverse impact to the wells. In the absence of any such evidence and the analysis provided by staff, it cannot be concluded that the proposal creates any risk to wells. The proposal retains a sufficient amount of trees as set by City standards. The applicant submitted a Tree Arborist Report prepared by Green forest Incorporated Consulting Arborist ( dated January 5, 2015) (Exhibit 13). There are a total of 598 trees located on site. The applicant is required to retain 30 percent of the trees located on site that are not located within critical areas, proposed rights-of~way and access easements. Of the 598 trees located on site, 260 trees would be excluded from the tree retention requirements. The provided tree retention worksheet indicates 14 trees are considered dead diseased or dangerous, and 246 trees are located within proposed public streets. Therefore, the applicant would be required to retain at least 102 trees on site. The applicant has proposed to retain I 02 trees thereby complying with Tree Retention requirements of the code (Exhibit 12). The proposed tree retention plan does not reflect the revised plat plan submitted on March 3, 2015 (Exhibit 15). A detailed tree retention plan, complying with RMC 4-4-130, will be required to be submitted to, and approved by, the Current Planning Project Manager prior to engineering permit approval. The conditions of approval and SEPA mitigation measures include requirements that assure that the tree retention plan will be maintained in perpetuity and is responsive to changes in project design submitted after submission of the tree retention plan. Conclusions of Law I. Authority. RMC 4-7-020(C) and 4-7-050(0)(5) provide that the Hearing Examiner shall hold a hearing and issue a final decision on preliminary plat applications. 2. Zoning/Comprehensive Plan Designations. The property is zoned R-4. The comprehensive plan designations is Residential Low Density (RLD). 3. Review Criteria. Chapter 4-7 RMC governs the criteria for subdivision review. Applicable standards are quoted below in italics and applied through corresponding conclusions of law. RMC 4-7-080(B): A subdivision shall be consistent with the following principles of acceptability: 1. Legal Lots: Create legal building sites which comply with all provisions of the City Zoning Code. 2. Access: Establish access to a public road for each segregated parcel. 3. Physical Characteristics: Ilave suitable physical characterislics. A proposed plat may be denied because ofjlood, inundation, or wetland conditions. Construction of protective improvements may be required as a condition <!f approval, and such improvements shall be noted on the.final plat. 4. Drainage: Make adequate provision for drainage ways, streets, alleys, other public ways, water supplies and sanitary wastes. 4. As to compliance with the Zoning Code, pages 7-8 of the staff report is adopted by reference as if set forth in full. As determined in Finding of Fact No. 3(E), each lot has access to a public road. As determined in Finding of Fact No. 4, there are no critical areas on the project site and no other physical characteristics evident from the record that have not been adequately addressed by the PRELIMINARY PLAT -7 2 3 4 5 6 7 8 9 IO 11 12 13 14 15 proposal. No flooding problems are anticipated because as determined in Finding of Fact No. 3 the proposal is served by adequate/appropriate stormwatcr facilities and the project is not located in any critical area, which includes floodplains. As determined in Finding of Fact No. 3, the proposal provides for adequate public facilities. 5. RMC 4-7-080(1)(1): ... The Hearing Examiner shall assure coeformance with the general purposes of the Comprehensive Plan and adopted standards ... 6. The proposed preliminary play is consistent with the Renton Comprehensive Plan as outlined in pages 6-7 of the staff report, which is incorporated by this reference as if set forth in full. RMC 4-7-120(A): No plan for the replatting, subdivision, or dedication of any areas shall be approved by the Hearing Examiner unless the streets shown therein are connected by surfaced road or street (according to City specifications) lo an existing street or highway. 7. All of the internal roads of the proposed subdivision connect to existing public roads, specifically 1601h and 161" Ave SE. RMC 4-7-120(8): The location of all streets shall conform to any adopted plansjiJr streets in the City. 8. The City's adopted street plans are not addressed in the staff report or anywhere else in the administrative record. The proposal provides for connections to all adjoining through streets, which should assure conformance to any applicable street plan. RMC 4-7-120(C): If a subdivision is located in the area of an officially designed [sic] trail. 16 provisions shall be made for reservation of the right-of-way or for easements to the City for trail 17 18 19 20 21 22 23 24 25 26 purposes. 9. The subdivision is not located in the area of an officially designated trail. The applicant is proposing a soft surface trail through its tree retention tract in order to connect 1601h Ave SE to 161 st Ave SE. RMC 4-7-130(C): A plat, short plat, subdivision or dedication shall be prepared in coeformance with the jiJl/owing provisions: I. land Unsuitable for Subdivision: Land which is found to be unsuitable for subdivision includes land with features likely to be harmful to the safety and general health of the fi1ture residents (such as lands adversely affected by flooding, steep slopes, or rock formations). Land which the Department or the Hearing Examiner considers inappropriate jiJr subdivision shall not be subdivided unless adequate safeguards are provided against these adverse conditions. a. Flooding/Inundation: If any portion of the land within the boundary ofa preliminary plat is subject to flooding or inundation, that portion of the subdivision must have the approval of the State according lo chapter 86. I 6 RCW bejiJre the Department and the Hearing Examiner shall consider such subdivision. PRELIMINARY PLAT-8 2 3 4 5 6 7 8 9 10 l l 12 13 14 15 b. Steep Slopes: A plat, short plat, subdivision or dedication which would result in the creation of a lot or lots that primarily have slopesforty percent (40%) or greater as measured per RMC 4-3- 050.Jla, without adequate area at lesser slopes upon which development may occur, shall not be approved. 3. Land Clearing and Tree Retention: Shall comply with RMC 4-4-130, Tree Retention and Land Clearing Regulations. 4. Streams: a. !'reservation: Every reasonable effort shall be made to preserve exisling streams, bodies of water, and wetland areas. b. Method: ff a stream passes through any of the subject property, a plan shall be presented which indicates how the stream will be preserved. The methodologies used should include an overflow area, and an attempt to minimize the disturbance of the natural channel and stream bed. c. Culver ting: The piping or tunneling of water shall be discouraged and allowed only when going under streets. d. Clean Water: Every effort shall be made to keep all streams and bodies of water clear of debris and pollutants. 10. The criterion is met. The land is suitable for subdivision as the storm water design assures that it will not contribute to flooding and that water quality will not be adversely affected. Development will not encroach into critical areas or adversely affect streams or any bodies of water as there are no critical areas, streams or other bodies of water on site. No piping or tunneling of streams is proposed. Trees will be retained as required by RMC 4-4-130 as determined in Finding of Fact No. 4. RMC 4-7-140: Approval of all subdivisions located in either single family residential or multi- 16 family residential zones as defined in the Zoning Code shall be contingent upon the subdivider 's dedication of land or providin,rfees in lieu of dedication to the City, all as necessary to mitigate the adverse effects of development upon the existing park and recreation service levels. The requirements and procedures for this mitigation shall be per the City of Renton Parks Mitigation Resolution. 17 18 19 20 21 22 23 24 25 26 11. City ordinances require the payment of park impact fees prior to building permit issuance. RMC 4-7-lSO(A): The proposed street system shall extend and create connections between existing streets unless otherwise approved by the Public Works Department. Prior to approving a street system that does not extend or connect, the Reviewing Official shall find that such exception shall meet the requirements of subsection E3 of this Section. The roadway class/fications shall be as defined and designated by the Department. 12. The proposal connects to all adjoining existing streets. 1601 h Ave SE is not extended to the southern property line in anticipation of any future extension of that street, because the property to the south has already been platted as discussed in Conclusion of Law No. 16. RMC 4-7-lSO(B): All proposed street names shall be approved by the City. PRELIMINARY PLAT -9 2 3 4 5 6 7 8 9 10 II 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 13. As conditioned. RMC 4-7-lSO(C): Slreets intersecling with existing or proposed public highways, major or secondary arterials shall be held lo a minimum. 14. The proposal does not intersect with an arterial or public highway. RMC 4-7-lSO(D): The alignment of all streets shall be reviewed and approved by the Public Works Department. The street standards set by RMC 4-6-060 shall apply unless otherwise approved. Street alignment offsets of less than one hundred twenty five feet (125') are not desirable, but may be approved by the Department upon a showing of need but only after provision of all necessary safety measures. 15. As determined in Finding of Fact 3, the Public Works Department has reviewed and approved the adequacy of streets, which includes compliance with applicable street standards except for two standards that need approval of a street standard modification. Approval of these modifications is made a condition of approval. RMC 4-7-lSO(E): I. Grid: A grid street pattern shall be used to connect exisling and new development and shall be the predominant street pattern in any subdivision permitted by this Section. 2. Linkages: Linkages, including streets, sidewalks, pedestrian or bike paths, shall be provided within and between neighborhoods when they can create a continuous and interconnected network of roads and pathways. Implementation of this requirement shall comply with Comprehensive Plan Transportation Element Objective T-A and Policies T-9 through 1~ 16 and Community Design Element, Objective CD-Mand Policies CD-50 and CD-60. 3. Exceptions: a. The grid pattern may be adjusted to a "flexible grid" by reducing the number of linkages or the alignment between roads, where thefollowingfactors are present on site: i. Infeasible due to topographical/environmental constraints; and/or ii. Substantial improvements are existing. 4. Connections: Prior to adoption of a complete grid street plan, reasonable connections that link existing portions of the grid system shall be made. At a minimum, stub streets shall be required within subdivisions to allow future connectivity. 5. Alley Access: Alley access is the preferred stree/ patlern exceplji,r properties in the Residential Low Density land use designation. The Residential Low Density land use designation includes /he PRELIMINARY PLAT -I 0 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 RC, R-1, and R-4 zones. Prior to approval of a plat without alley access, the Reviewing Official shall evaluate an alley layout and determine that the use ofalley(s) is not feasible ... 6. Alternative Configurations: Off.set or loop road5 are the preferred alternative configurations. 7. Cul-de-Sac Streets: Cul-de-sac streets may only be permitted by the Reviewing Official where due to demonstrable physical constraints no.future connection to a larger street pattern is physically possible. 16. The proposal connects to all adjoining through streets. The property is located in the RLD designation so alley access is not encouraged. There is insufficient space for offset or loop roads. A cul-de-sac is necessary because there is no present or future road connection available between 160 and 161 '' in the southern portion of the plat. An extension of I 60'h Ave SE to the southern property line would normally be required to maintain a grid pattern, but that is not feasible for this project. The original plan did include this extension. However, the existing subdivision abutting the subject property to the south was constructed in the 1980's and is therefore not likely to be redeveloped in the near future. There is however, property immediately to the southwest which has potential to redevelop. As a result, staffs preliminary comments recommended 160th Ave SE be realigned in manner that would allow for the extension of 1601h Ave SE to SE 148"• St and not require dedications from the existing subdivision abutting the property to the south. The revised plat plan, submitted by the applicant includes a taper/realignment of 160th Ave SE to eliminate the need for the dedications from the properties abutting to the south (Exhibit 15). A street modification is needed in order to modify the street cross-section south of proposed Road 'A' to achieve the realignment. Therefore the conditions of approval require a street modification be submitted to, and approved by, the Current Planning Project Manager prior to engineering permit approval for a modification of the 160th Ave SE street cross section, south of Road 'A', in order to realign the extension of 160'" Ave SE to the west. Staff would be supportive of such a request to the extent a pedestrian connection is provided from 1601h Ave SE to 161" Ave SE along the southern portion boundary of the site as well as the revised design being a more desirable alignment to the City. RMC 4-7-150(F): All adjacent rights-o.fway and new rights-of-way dedicated as part of the plat, including streets, roads, and alleys, shall be graded to their full width and the pavement and sidewalks shall be constructed as specified in the street standards or deferred by the Planning/Building/Public Works Administrator or his/her designee. 22 17. As proposed and as shall be required during engineering review. 23 24 25 26 RMC 4-7-150(G): Streets that may be extended in the event offuture adiacent platting shall be required to be dedicated to the plat boundary line. Extensions of greater depth than an average lot shall be improved with temporary turnarounds. Dedication of a fidl-width boundary street shall be required in certain instances to facilitate future development. PRELIMINARY PLAT -11 2 3 4 18. As determined in Conclusion of Law No. 16, 1601h Ave SE is not a street that can be construed as subject to potential future extension due to the development of the plat to the south. There are no other future street extensions available for the proposal. RMC 4-7-170(A): Insofar as practical, side lot lines shall be at right angles to street lines or radial to curved street lines. As depicted in Ex. 15, the side lines are in conformance with the requirement quoted above. 5 19. 6 RMC 4-7-170(B): Each lot must have access to a public street or road. Access may be by private access easement street per the requirements of the street standards. 7 8 20. As previously determined, each lot has access to a public street. 9 IO 11 12 13 14 15 16 17 18 RMC 4-7-170(C): The size, shape, and orientation of lots shall meet the minimum area and widlh requirements of the applicable zoning classification and shall be appropriate for the type of development and use contemplated. Further subdivision of lots within a plat approved through the provisions of this Chapter must be consistent with the then-current applicable maximum density requirement as measured within the plat as a whole. 21. As previously determined, the proposed lots comply with the zoning standards of the R-4 zone, which includes area, width and density. RMC 4-7-170(D): Width between side lo/ lines at /heir foremos/ points (i.e., the points where the side lot lines intersect with /he .1·/reet right-of-way line) shall not be less than eighty percent (80%) of the required lot width except in the cases of(]) pipes/em lots, which shall have a minimum width of twenty feet (20') and (2) lots on a street curve or the turning circle of cul-de-sac (radial lots), which shall be a minimum of thirty five feet (35'). 22. As shown in Ex. 15, the requirement is satisfied. 19 RMC 4-7-170(E): All lot corners at intersections of dedicated public rights-of-way, except alleys, shall have minimum radius of fifteen feet (15'). 20 21 22 23 23. As conditioned. RMC 4-7-190(A): Due regard shall be shown to all natural features such as large trees, watercourses, and similar community assets. Such natural.features should be preserved, thereby adding at/racliveness and value to the properly. There are no critical areas or any other significant natural features at the project site. 24 24. 25 RMC 4-7-200(A): Unless septic tanks are specifically approved by the Public Works Department and the King County Heailh Department, sanitary sewers shall he provided by the developer al no cost to the City and designed in accordance with City standards. Side sewer lines shall be installed 26 PRELIMINARY PLAT-12 2 3 4 5 6 7 8 9 10 11 eight feet (8') into each lot if sanitary sewer mains are available, or provided with the subdivision development. 25. As conditioned. RMC 4-7-200(B): An adequate drainage system shall be provided for the proper drainage of all surface water. Cross drains shall be provided to accommodate all natural water flow and shall be of sufficient length to permit full-width roadway and required slopes. The drainage system shall be designed per the requirements of RMC 4-6-030, Drainage (Surface Water) Standards. The drainage system shall include detention capacity for the new street areas. Residential plats shall also include detention capacity for fature development of the lots. Water quality features shall also be designed to provide capacity fi,r the new street pavingfiJr the plat. 26. The proposal provides for adequate drainage that is in conformance with applicable City drainage standards as determined in Finding of Fact No. 4. The City's stormwater standards. which are incorporated into the technical information report and will be further implemented during civil plan review, ensure compliance with all of the standards in the criterion quoted above. RMC 4-7-200(C): The water distribution ,ystem including the locations of fire hydrants shall be 12 designed and installed in accordance with City standards as defined by the Department and Fire 13 14 15 Department requirements. 27. Compliance will be assured during civil plan review prior to final plat approval. RMC 4-7-200(0): All utilities designed to serve the subdivision shall be placed underground. Any utilities installed in the parking strip shall be placed in such a manner and depth to permit the 16 planting of trees. Those utilities to be located beneath paved surj,1ces shall be installed, including all service connections, as approved by the Department. Such installation shall be completed and approved prior to the application of any surface material. Easements may be required fi,r the maintenance and operation of utilities as specified by the Department. 17 18 19 28. As conditioned. 20 21 22 23 RMC 4-7-200(E): Any cable TV conduits shall be undergrounded at the same lime as other basic utilities are installed to serve each lot. Conduit for service connections shall be laid to each lot line by subdivider as to obviate the necessity for disturbing the street area, including sidewalks, or alley improvements when such service connections are extended to serve any building. The cost of trenching, conduit, pedestals and/or vaults and laterals as well as easements therefore required to bring service to the development shall be borne by the developer and/or land owner. 1he subdivider shall be responsible only for conduit to serve his development. Conduit ends shall be elbowed to 24 final ground elevation and capped. The cable TV company shall provide maps and specifications to the subdivider and shall inspect the conduit and certify to the City that it is properly installed. 25 26 29. As conditioned. PRELIMINARY PLAT-13 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 RMC 4-7-210: A. MONUMENTS: Concrete permanent control monuments shall be established at each and every controlling corner of the subdivision. Interior monuments shall be located as determined by the Department. All surveys shall be per the City of Renton surveying standards. B. SURVEY: All other lot corners shall be marked per the City surveying standards. C. STREET SIGNS· The subdivider shall install all street name signs necessary in the subdivision. 30. As conditioned. DECISION The proposed preliminary plat is approved subject to the following conditions: 1. The applicant shall comply with mitigation measures issued as part of the Mitigated Determination of Non-Significance for the proposal. 2. All proposed street names shall be approved by the City. 3. All lot corners at intersections of dedicated public rights-of-way, except alleys, shall have minimum radius of fifteen feet (15'). 4. Side sewer lines shall be installed eight feet (8') into each lot if sanitary sewer mains are available, or provided with the subdivision development. 5. All utilities designed to serve the subdivision shall be placed underground. Any utilities installed in the parking strip shall be placed in such a manner and depth lo permit the planting of trees. Those utilities to be located beneath paved surfaces shall be installed, including all service connections, as approved by the Department of Public Works. Such installation shall be completed and approved prior to the application of any surface material. Easements may be required for the maintenance and operation of utilities as specified by the Department of Public Works. 6. Any cable TV conduits shall be undergrounded at the same time as other basic utilities are installed to serve each lot. Conduit for service connections shall be laid to each lot line by Applicant as to obviate the necessity for disturbing the street area, including sidewalks, or alley improvements when such service connections are extended to serve any building. The cost of trenching, conduit, pedestals and/or vaults and laterals as well as easements therefore required to bring service to the development shall be borne by the developer and/or land owner. The applicant shall be responsible only for conduit to serve his development. Conduit ends shall be elbowed to final ground elevation and capped. The cable TV company shall PRELIMINARY PLAT -14 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 provide maps and specifications to the applicant and shall inspect the conduit and certify to the City that it is properly installed. 7. The applicant shall install all street name signs necessary in the subdivision prior to final plat approval. 8. All structures proposed for removal shall be demolished and all inspections complete prior to Final Plat approval. 9. The applicant shall establish and record a permanent and irrevocable deed restriction on the property title of the tree protection tract. Such deed restriction shall prohibit development, alteration, or disturbance within the tract except for the purposes of installing Administrator approved amenities or habitat enhancement activities, as part of an enhancement project, which has received prior written approval from the City. A covenant shall be placed on the tract restricting its separate sale and shall be recorded prior to or concurrent with the recording of the Final Plat. 10. The applicant shall place permanent fencing on the perimeter of the tree protection tract. This shall be accomplished by installing a wood, split-rail fence with applicable signage. The Administrator may approve pedestrian-sized openings for the purpose of facilitating passive recreation within the tract for the benefit of the community. The Administrator may authorize alternate styles and/or materials for the required fencing. The proposed fencing shall be submitted to, and approved by, the Current Planning Project Manager prior to engineering permit approval. 11. A street modification shall be submitted to, and approved by, the Current Planning Project Manager prior to engineering permit approval for a modification of the 1601h Ave SE street cross section, south of Road 'A', in order to realign the extension of 160'h Ave SE to the west. 12. A street modification shall be submitted to, and approved by, the Current Planning Project Manager, prior to engineering permit approval, for a modification to reduce the required right-of-way width of Road 'A' from 53 feet to 4 7 feet. 13. The applicant shall be required to record a public access easement across the proposed soft surface trail extended from the termination of 160thAve SE sidewalk, through the proposed Tree Retention Tract (Tract 'C'), to 161st Ave SE. The easement shall be recorded prior to, or concurrent with, the recording of the Final Plat. 14. A covenant shall be recorded on the face of the plat restricting vehicular access for proposed Lots 17-20 to the proposed public alley/unnamed road and proposed Lots 1-8, 21-27 from Road 'B'. Additionally, proposed Lots 17-20's front yards and front fayade/elevations shall be oriented to the north (SE 144th St). 15. The applicant shall be required to create a homeowners' association and maintenance agreement(s) for the shared utilities, stormwater facilities, and maintenance and responsibilities for all shared improvements of this development. A draft of the document(s) shall be submitted to Current Planning Project Manager for review and approval by the City Attorney and Property Services section prior to the recording of the final plat. PRELIMINARY PLAT -l 5 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 DATED this 6th day of April, 2015. City of Renton Hearing Examiner Appeal Right and Valuation Notices RMC 4-8-080 provides that the final decision of the hearing examiner is subject to appeal to the Renton City Council. RMC 4-8-l 10(E)(l4) requires appeals of the hearing examiner's decision to be filed within fourteen (14) calendar days from the date of the hearing examiner"s decision. A request for reconsideration to the hearing examiner may also be filed within this 14 day appeal period as identified in RMC 4-8-l lO(E)(l3) and RMC 4-8-IOO(G)(9). A new fourteen (14) day appeal period shall commence upon the issuance of the reconsideration. Additional information regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall - 71 " floor, ( 425) 430-6510. Affected property owners may request a change m valuation for property tax purposes notwithstanding any program ofrevaluation. PRELIMINARY PLAT -16 HEX Public Hearing Rocale Timmons, Senior Planner March 24, 2015 -----~rr ~1r tDsJ C.nmmunuyond f_,.,...,m,,· llf'd"l""""'I Site Char'acte-ristics ® . - B,icf Description EXHIBIT IB LUA /yL/t,WG . DATE: 3 /2.,f /.zo;~ 3/24/2015 CITY OF RENTON ILANNING DIVISION Appr{wals Requested The applicant is requesting a Preliminary Plat Review for the subdivision of the subject site into no more than 27 single family lots. The application was accepted for review on January 14, 2015 • 120-day review compliance • Vested to the former RMC Title-IV development standards Staff received one comment letter by an interested party regarding water quality and access. On February 23, 2015, the ERC issued a Determination of Non- Significance-M with four mitigation measures. An appeal period commenced on February 27, 2015 and ended on March 13, 2015. No appeals were filed. --------RE. N TON .c_SE 144TH ST -,~-, ,,. f.c •ff.) ! ' . t:, / ' 'Cl, ROADA I _J ~ ~pl Brief De;jcript1011 ,1-~ . - -' ",.!.,... ------;, ---::: . . ,,.. 1 -;,SE 144TH ST :ID_ r.:--Brief Description r ·1. f ROAD A I ~ Preliminary Plat Analysis o'fflprohon1hlo Plan Compllan«1 ind Canmtoncy • rhe pr<111"'"t compli• wfth tt.. County's Cam.,..i,an.111• Pion objKtivN and p,llelo> ~ •II amd~kU'I> ol oppnMII ,,. mot. ninJ; Dovok>p,mont Stond1l'O Compllon«11nd Corulnoncv •Tho-p,._..I MS demo--.:! eomplian<t,wilh mostdw.k,wi-nt flond,rds at ~ ~::::;,~:~.:::~ eond~oru o1,p-l 1~ poul ii «1mpllam with 1ho Community Al!lot rq"latio,.._ · O] --~----~----·----~-- Analysis vailability and Impact on Public Services • Parks, Police, Fire PreYl!ntion, and School District staff indicated that sufficient resources exist to furnish services to the proposed development If required improvements and fees are provided. • RCW 58.17.110!2) provides that no subdivision be 'q; approved without makine: a written finding of adequ11te proYision made for safe walking conditions for students who walk to and from school. • The site ls served by the City of Renton for sewer ;;md ·11· Water District 90 for water. lv; • A preliminary drainage plan and drainage report has been submitted with the application in accordance with ,0; the 2009 KCSWM. Rr. NTON 3/24/2015 Brief Description Analysis 4-,;1111""\ubdivision Reilulation Compliance and Conslstencv :1-----~ •The proposal is complianl Mth tha niviewcriteria for I he subd;..isionsp,rrsuant 10 RMC 4-7 If all recomme,nded conditions of appn,v,il are comphed wilh CompatlblhtyWlth Existlns Land Use and Plan Streets Slod<s Residentl.al Lots Recommendation Staff recommends approval of the Alpine Nursery Preliminary Plat, as depicted in Exhibit 15 subject to 11 conditions of annroval. i', • I ' . ® . . -. 'l' ._-..: 2 Original Pla1 Plan ---._ RE:-.: TON .-------.'"""'' Revised Plat Plan Traffic 160th Ave SE -------.... RENTO:\ ,, ' ' ,, 3/24/2015 Streots ~J 1 •r• L '! . I . , ! rid ' i : J ii! . : : I : ·-· lLJ ::_~~ : Schools 3 " . . Sewel'" Recommended Condition (#11): The applicant shall submit a revised utility plan extending the sewer main from SE t 44th street to SE 145TH street and a my sewer main berween SE 146TH PL and sourti end or lheirproperty tine. 1he plan sriall be submitted to, and approved by, me Plsn Reviewer prior to engirieering permit approval. Recommended Condition (#10): The applicant shall submit a revised drainage rnport prior to engineering permrt approval containing a Level II drainage analysis ;mo any resun111g requirements for detention shaU b8 incorporated into the proposal. The Level II analysis will be waived 11 !he applicant uses WHMM modeling 1or stormwatercalculallons . 3/24/2015 4 EXHIBIT ;/;!:/o/ {U-~ IA IYt2tZ212/8 ATE: ;;J/24/;2t?,;',5- cirv or(~rC>N /ii'NN1NG 01v1s10N I'm here to request that the Hearing Examiner include in his report comments rei@Vdrll lb me Cbritext Of yet another development on the plateau east of Renton that's beginning its journey through the process. I'm clear that the HE responsibility focuses on the fundamental question of compliance to Renton city policies, codes, and practices. Although I hope there is reason for the HE to deny this preliminary plat, I'm not here with that as my primary objective. I want to point out a context that appears irrelevant to the specific question of plat approval. I assume the HE remembers the issue of the transportation situation that most recently got exposed during the Enclave at Bridal Ridge development permitting. Quite simply, Renton's policies and codes are permitting development in areas blatantly failing the "intent" of concurrency. Unfortunately, those policies and codes don't consider the area to be failing. As a reminder, currently Renton measures transportation concurrency at a holistic level, meaning that the city measures the transformation performance at the entire city level which means that no road segment or intersection will fail concurrency until the entire city fails. The net of this approach is that the city will never deny development, regardless of whether it impacts the more conventional measures of currency like road segment throughput or intersection delay. Quite simply, the Renton transportation concurrency system is uniquely atypical, completely counter-intuitive, while violating the obvious intent that the Washington Growth Management Act in these circumstances. This area of the city neighbors unincorporated urban areas which begs the question of what King County is doing relevant to transportation concurrency testing and permitting on parcels only feet away from Enclave and Alpine developments. Since the 2008 update to the King County Comprehensive Plan, the entire xxxmiles of Travel Shed 12 which includes all the plateau east of Renton is failing concurrency. As a result, no transportation concurrency certificates are being issued for the area, thus denying development permits. The county met their version of the Transportation Concurrency being faced by Renton during the county's 2008 Comprehensive Plan update. Things had gotten so bad that the county Council created a Transportation Concurrency Expert Review Panel to 1) provide guidance to KC DOT as they reformed concurrency, and 2) provide the KC Council with a view independent of KC DOT. The net results was a concurrency system that viewed vehicle traffic in the context of what the county calls "Travel Sheds", an acknowledgement of the fact that traffic tended to collect, connect, and distribute in definable areas. Further, the county's concurrency approach also recognized how development in an area could impact road segments and/or intersections in areas quite removed from the development epicenter. The good news is the city has recognized this major issue and is spending significant consultant funds to radically reform the situation. Unfortunately, we are caught in the middle of a recognized transportation concurrency program failure apparently unable to deal with the interim period between now and when Renton next approves its Comprehensive Plan update. The Enclave at Bridal Ridge development permitting is under appeal by local residents simply because of this situation. As I mentioned at the beginning, at a minimum I'm asking the HE to become familiar enough with the irrational concurrency system in existence on the plateau east of Renton to be comfortable adding comments about the condition on the ruling on the preliminary plat. That the HE recognizes that any development in the area of this horrible transportation issues that is making the situation worse. At a maximum, I ask that the HE add his voice to the urgency residents are painfully aware of. I ask the HE to help us exhaust all options that would have permitting for all development in the area, including platting, be delayed until Renton can compete what appears to be a comprehensive update to their transportation concurrency policies and practices. Platting is included because, in the context of solving the transportation infrastructure concurrency issues, which require a more holistic view of the transportation network in the area, decisions like road access to the plat could easily be viewed differently. Thank you, and, if you're not fully familiar with how profound this issue is, I'm very willing to provide whatever background and understand you desire. Tom Carpenter 15006 SE 139" Place Renton, WA 98059 CITY OF RENTON DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT MEMORANDUM Date: March 18, 2015 To: City Clerk's Office From: Sabrina Mirante Subject: Land Use File Closeout Please complete the following information to facilitate project closeout and indexing by the City Clerk's Office. Project Name: Alpine Nursery Preliminary Plat LUA (file) Number: LUA-15-000018, ECF, PP Cross-References: AKA's: Project Manager: Rocale Timmons Acceptance Date: January 15, 2015 Applicant: Roy Boyer Owner: William and Mary Spiry Contact: Roy Boyer PID Number: 2323059044 ERC Determination: DNS-M Date: February 23, 2015 Anneal Period Ends: March 13. 2015 Administrative Decision: Date: Aeeeal Period Ends: Public Hearing Date: March 24, 2015 Date Appealed to HEX: By Whom: HEX Decision: Date: Anneal Period Ends: Date Appealed to Council: By Whom: Council Decision: Date: Mylar Recording Number: - I ! ' I I I 4 'j a Project Description: The applicant is requesting SEPA & Preliminary Plat approval for a 27 lot I subdivision with three tracts. The 9.64-acre site is located within the Residential-4 dwelling units I per acre (R-4) zoning classification. The 27 lots would result in a density of 3.98. Access to the plat - is proposed via an extension of 161st Ave SE and a partial extension of 160th Ave SE. There annears to be no critical areas located on site. Location: 16023 SE 144th & 14609/14625 161 st Ave SE Comments: ERC Determination Types: DNS -Determination of Non-Significance; DNS-M -Determination of Non-Significance-Mitigated; DS -Determination of Significance. March 17, 2015 Roy and Kim Boyer 14609 161'1 Ave SE Renton,INA 98059 Community & Economic Development Department C.E. "Chi p"Vincent, Administrator SUBJECT: Report to the Hearing Examiner Alpine Nursery, LUA15-000018, ECF, PP Dear M/M Boyer: A public hearing on Alpine Nursery Preliminary Plat will be held on Tuesday, March 24, 2015 at 11:00 am in the City Council Chambers of Renton City Hall, located at 1055 S Grady \Nay. The Staff Report to the Hearing Examiner, including exhibits and public comment letters, is immediately available: • Electronically on line at the City of Renton website (www.rentonwa.gov). or, • Can be viewed at the City Clerk's office on the 7'h Floor at Renton City Hall, 1055 S Grady \Nay, between 8 am and 4 pm. Ask for the project file by the project number LUA15-000018, ECF, PP. or, • Purchased for a copying charge of $0.15 per page. The estimated cost for the staff report is $5.00, plus a handling and postage cost of $2.00 (this cost is subject to change if documents are added). Please contact me at (425) 430-7219 or rtimrnons@rentonwa.gov if you have any questions. Sincerely, Rocale Timmons Senior Planner cc: William & Mary Spiry, Kim Smith/ Owner(s) Steve Lyman,Maher Joudi,Tim&Linda Corner, Roger Paulsen/ Party(ies) of Record Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov DEPARTMENT OF COMI\ ITV AND ECONOMIC DEVELOPMENT REPORT TO THE HEARING EXAMINER A. SUMMARY AND PURPOSE OF REQUEST HEARING DATE: Project Name: Owner: Applicant: Contact: File Number: Project Manager: Project Summary: Project Location: Site Area: March 24, 2015 Alpine Nursery Preliminary Plat Roy & Kim Boyer; 14609 161'1 Ave SE; Renton, WA 98059 William & Marilyn Spiry; 16023 SE 1441h St; Renton, WA 98059 Barbara Rodgers; Quadrant Corp; 14725 SE 36 1h St, Suite 100; Bellevue, WA 98006 Roy & Kim Boyer; 14609 161" Ave SE; Renton, WA 98059 LUAlS-000018, PP, ECF Rocale Timmons, Senior Planner The applicant is requesting SEPA Environmental Review and Preliminary Plat approval for a 27 lot subdivision with three tracts for open space, tree retention, and drainage. The subject property is a collection of three parcels located on the south side of SE 1441h St between 1601h Ave SE and 161" Ave SE. The resulting 9.64-acre site is located within the Residential-4 dwelling units per acre (R-4) zoning classification. The 27 lots would result in a density of 3.98 dwelling units per acre. Lot sizes would range from 8,000 square feet to 13,369 square feet. Access to the plat is proposed via an extension of 161" Ave SE and 160'h Ave SE. Internal circulation terminates in a cul-de-sac in the northern portion of the property. The southern portion of the site contains grid connections from 160th to 161st Ave SE aligned with SE 1451h St and SE 1461h Place. All existing structures on site are proposed to be demolished. There are 598 significant trees on the site of which the applicant is proposing to retain 102 trees. There appear to be no critical areas located on site. 16023 SE 1441h St/14625 161'1 Ave SE 9.64 acres Project Location Map HEX Report City of Renton Deportment of Community & Economic Development ALPINE NURSERY PRELIMINARY PL Preliminary Plat Report & Recommendation LUAlS-000018, PP, ECF Hearing Date: March 24, 2015 ~ B. EXHIBITS: Exhibit 1: ERC Report (dated February 23, 2015) Exhibit 2: Preliminary Plat Plan (dated January 12, 2015) Exhibit 3: Landscape Plan (dated January 12, 2015) Exhibit 4: Aerial Photo Exhibit 5: Wetland Evaluation (dated January 4, 2015) Exhibit 6: Drainage Administrative Interpretation Exhibit 7: Geotechnical Report (dated June 5, 2014) Exhibit 8: Drainage Report {dated June 2, 2014) Exhibit 9: Traffic Impact Analysis (dated May, 2014) Exhibit 10: Infiltration Analysis (January 9, 2015) Exhibit 11: Public Comments: Corner (dated January 20, 2015) Exhibit 12: Tree Retention Plan Exhibit 13: Tree Retention Report (dated January 5, 2015) Exhibit 14: SEPA Determination and Mitigation Measures (dated February 27, 2015) Exhibit 15: Revised Preliminary Plat Plan (dated March 3,2015) Exhibit 16: Transportation Concurrency Approval Exhibit 17: HEX Recommendation (dated March 17, 2015) II C. GENERAL INFORMATION: 1. Owner(s) of Record: 2. Zoning Designation: Roy & Kim Boyer 14609 161st Ave SE Renton, WA 98059 and William & Marilyn Spiry 16023 SE 144th St Renton, WA 98059 3. Comprehensive Plan Land Use Designation: Residential -4 du/ac (R-4) Residential Low Density (RLD) 4. Existing Site Use: Single Family Residential and Nursery S. Neighborhood Characteristics: a. North: b. East: c. South: d. West: SE 144'° St and Single Family Residential (City R-4 zone) 161" Ave SE Single Family Residential (County R-4 zone) Single Family Residential (County R-4 zone) 160'° Ave SE Single Family Residential (County R-4 zone) Page 2 of 15 6. Access: Access to the plat would be gained from 160th and 161st Ave SE via new internal residential streets. HEX Report City of Renton Department of Community & Economic Development ALPINE NURSERY PRELIMINARY Pl Preliminary Plot Report & Recommendation WAlS-000018, PP, ECF Hearing Date: March 24, 2015 7. Site Area: 9.64 acres I D. HISTORICAL/BACKGROUND: Action Comprehensive Plan Zoning Annexation i E. PUBLIC SERVICES: 1. Utilities Land Use File No. N/A N/A N/A Ordinance No. 5099 5100 5719 a. Water: This site is located in the Water District 90 water service boundary. Page 3 of 15 11/01/04 11/01/04 08/17/2014 b. Sewer: The site is located in the city of Renton sewer service area. There is a sewer main in SE 144th Street. c. Surface/Storm Water: There is limited storm conveyance in SE 144th St. 2. Streets: There are no frontage improvements along the site boundary. 3. Fire Protection: City of Renton Fire Department F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts a. Section 4-2-020: Purpose and Intent of Zoning Districts b. Section 4-2-070: Zoning Use Table c. Section 4-2-110: Residential Development Standards d. Section 4-2-115: Residential Design and Open Space Standards 2. Chapter 3 Environmental Regulations and Overlay Districts a. Section 4-3-050: Critical Areas Regulations 3. Chapter 4 Property Development Standards 4. Chapter 6 Streets and Utility Standards a. Section 4-6-060: Street Standards 5. Chapter 7 Subdivision Regulations 6. Chapter 9 Procedures and Review Criteria 7. Chapter 11 Definitions HEX Report City of Renton Department of Com, cy & Economic Development ALPINE NURSERY PRELIMINARY PLAT Hearing Date: March 24, 2015 G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element 2. Transportation Element 3. Community Design Element II H. FINDINGS OF FACT: Pre ary Plat Report & Recommendation LUA15-000018, PP, ECF Page 4 of 15 1. The applicant requested SEPA Environmental Review and Preliminary Plat for a 27-lot subdivision on January 14, 2015. 2. Several development standards (R-4 lot dimensions, R-4 setbacks, City tree standards, retaining walls, etc.) became effective January 23, 2015. The proposed application was determined complete on January 15, 2015 and is therefore vested to the former RMC Title-lV4 development standards (as noted below in Finding of Fact 25.2). The project complies with the 120-day review period. 3. The subject property is a collection of three parcels located on the south side of SE 144'" St between 160'" and 161" Ave SE. 4. The 9.64 acre site is in the Residential Low Density (RLD) Comprehensive Plan land use designation and the Residential 4 (R-4) zoning classification. 5. The site currently contains two single family residences, a nursery, and several detached structures all of which are proposed to be removed. 6. The 27 lots would result in a density of 3.98 dwelling units per acre. 7. In addition to the 27 lots, three tracts are proposed for sensitive areas, storm drainage, trees, access, and open space. 8. In response to preliminary comments from City Staff related to lot orientation and the alignment of the extension of 160'" Ave SE the applicant submitted a revised plat plan to the City on March 3, 2015 (Exhibit 15). 9. The March 3, 2014 plat plan revises the internal road alignment to place the single tier of lots on the west side of the plat (proposed Lots 1-8) and the double tier of lots on the east side of the plat (9-16 and 21-27 (Exhibit 15). Additionally, the cul-de-sac in the northern portion of the site has been relocated to south and proposed Lots 17-20 would be accessed from a 20-foot wide public alley. 10. The revised plat plan continues to include the use of a stormwater tract (Tract 'B') and a Tree Retention tract (Tract 'C') in the southern portion of the site. The Tree Retention Tract has been revised to include a soft surface trail connecting 160'" Ave SE to 161" Ave SE. 11. Staff has utilized the revised plat plan dated March 3, 2015 (Exhibit 15) to base its recommendation to the Hearing Examiner. 12. The proposed lots would range in size from 8,000 square feet to 12,240 square feet with an average lot size of 8,950 square feet. 13. The following table identifies proposed approximate dimensions for Lots 1-27: Lot# Lot Size Approx. Approx. Lot# Lot Size Approx. Approx. (sf) Width Depth (sf) Width Depth Min: 8,000 SF Min: 70/eet Min: 80/eet Min: 8,000 SF Min: 70/eet Min: BO feet Lot1 8,000 83/eet 100/eet Lot 15 8,206 70/eet 105 feet HEX Report City of Renton Department of Com ty & Economic Development ALPINE NURSERY PRELIMINARY PLAT Hearing Date: March 24, 2015 Lotz 8,000 80feet 100 feet Lot 3 8,000 80feet 100 feet Lot4 8,632 86feet 100 feet Lot5 8,496 80feet lllfeet Lot6 8,008 72feet lllfeet Lot7 8,122 75feet 107 feet Lot8 9,591 90feet 107 feet Lot9 11,129 80feet 131feet Lot10 9,990 80feet 117 feet Lot 11 8,765 71feet 117 feet Lot 12 8,441 84 feet 101feet Lot13 8,215 95 feet 95 feet Lot14 8,209 84 feet 95 feet Lot 16 Lot 17 Lot 18 Lot 19 LotZO LotZl LotZZ LotZ3 LotZ4 LotZ5 LotZ6 LotZ7 Pre ary Plat Report & Recommendation LUAlS-000018, PP, ECF Page 5 of 15 10,190 80feet 131 feet 11,867 70feet 139 feet 12,130 87 feet 139 feet 12,184 87 feet 140feet 12,240 87 feet 141 feet 9,114 80feet 110 feet 8,042 84 feet 95 feet 8,008 83feet 95 feet 8,001 81feet 96feet 8,319 84 feet 110 feet 8,095 71feet 115 feet 8,796 80feet 115 feet 14. Access to the plat would be gained from 160th and 161st Ave SE via new internal residential streets. A cul-de-sac is proposed in the southern portion of the property. No direct access is proposed from SE 144th St. 15. The applicant is proposing excavation in the amount of approximately 18,590 cubic yards and 14,310 cubic yards of fill. The net export volume is approximately 4,280 cubic yards. 16. There are 598 significant trees on the site of which the applicant is proposing to retain 102 trees. 17. The applicant submitted a conceptual landscape plan which includes the installation of street trees within a proposed 8-foot planter along the frontages of SE 1441h St, extended portions of 160'h Ave SE and 161" Ave SE, and the frontage of the internal road (Exhibit 3). 18, The site does not contain critical areas. 19, The site can best be characterized as generally flat which generally descends very gently from 144th Ave SE south; with an elevation change of approximately 15 feet. 20. A drainage plan and drainage report has been submitted with the application (Exhibit 8). The report addresses compliance with 2009 King County Surface Water Manual and City of Renton Amendments to the KCSWM, Chapters 1 and 2. 21. Staff received a comment letter from one neighboring property owner (Exhibit 11). Questions/concerns regarding water quality and access were raised within the letter. No other agency or public comments have been received. 22, Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on February 23, 2015, the Environmental Review Committee issued a Determination of Non- Significance -Mitigated (DNS-M) for the Alpine Nursery Preliminary Plat (Exhibit 14). The DNS-M included six mitigation measures. A 14-day appeal period commenced on February 27, 2015 and ended on March 13, 2015. No appeals of the threshold determination have been filed as of the date of this report. 23. Based on an analysis of probable impacts from the proposal, the Environmental Review Committee (ERC) issued the following mitigation measures with the Determination of Non-Significance -Mitigated: HEX Report City of Renton Department of Com ,y & Economic Development Pre ary Plat Report & Recommendation LUA15-000018, PP, ECF ALPINE NURSERY PRELIMINARY PLAT Hearing Date: March 24, 2015 Page 6 of 15 1. All earthwork performed, implemented by the applicant, shall be consistent with the recommendations of the geotechnical report, prepared by Earth Solutions NW, dated June 5, 2014 or an alternate report approved by the City's Plan Reviewer. 2. Additional secondary review is required for the proposed 7-8 foot stormwater pond wall during the final engineering design which includes hydro-geotechnical evaluations for buoyancy and lining, structural review and wall drainage relief against potential hydrostatic pressures. The secondary review shall be conducted by an independent reviewer selected by the City at the applicant's expense and shall be approved by the City's Plan Reviewer prior to engineering plan approval. 3. The applicant shall be required to provide, to the Current Planning Project Manager, tree retention inspection/monitoring reports after initial clearing, final grading, and annually for two years by a qualified professional forester. The inspection/monitoring reports shall identify any retained trees that develop problems due to changing site conditions and prescribe mitigation. 4. The applicant shall submit a revised Traffic Study including an analysis of impacts caused by the proposed development to the 156th Ave SE/SE144th St and the 156th Ave SE/SE 142nd St intersections and recommend appropriate mitigation as necessary. The revised study shall be submitted to/approved by the City's Plan Reviewer, and applicable mitigation shall be incorporated in the proposal, prior to engineering permit approval. The applicant shall also be responsible for paying their fair share of the cost of a new signal to be installed at the 156th Avenue SE/SE 142nd St intersection based on any new PM peak hour trips generated from the subdivision. The fee will be based on new PM peak hour trips/1,310 Total PM peak hour trips x $500,000 (cost of new signal) and shall be paid prior to the recording of the final plat. 24. Representatives from various city departments have reviewed the application materials to identify and address issues raised by the proposed development. These comments are contained in the official file, and the essence of the comments have been incorporated into the appropriate sections of this report, and the Departmental Recommendation at the end of this report. 25. The proposal requires Preliminary Plat Review. The following table contains project elements intended to comply with Subdivision Regulations, as outlined in RMC 4-7. PRELIMINARY PLAT REVIEW CRITERIA: 1. CONFORMANCE WITH THE COMPREHENSIVE PLAN: The site is designated Residential Low Density (RLD) on the Comprehensive Plan Land Use Map. The proposal is consistent with the following Comprehensive Plan Land Use and Community Design Element policies if all conditions of approval are complied with: Policy LU-151. Density should be a maximum of 4 du/acre on portions of the Residential ,/ Low Density [designated] land where [environmental] constraints are not extensive and urban densities are appropriate. Policy LU-157. Within the Residential 4 du/ac zoned area, allow a maximum density of 4 ,/ units per net acre to encourage larger lot development and increase the supply of upper income housing consistent with the City's Housing Element. Objective CD-A: The City's unique natural features, including land form, vegetation, ,/ lakeshore, river, creeks and streams, and wetlands should be protected and enhanced as opportunities arise. Objective CD-C. Promote reinvestment in and upgrade of existing residential neighborhoods through redevelopment of small, underutilized parcels with infill ,/ development, modification and alteration of older housing stock, and improvements to streets and sidewalks to increase property values. ,/ Policy T-9. Streets and pedestrian paths in residential neighborhoods should be arranged as HEX Report City of Renton Department of Com, -y & Economic Development Pre ary Plat Report & Recommendation WA1S-000018, PP, ECF ALPINE NURSERY PRELIMINARY PLAT Hearing Date: March 24, 2015 Page 7 of 15 an interconnecting network that serves local traffic and facilitates pedestrian circulation. Z, COMPLIANCE WITH THE UNDERLYING ZONING DESIGNATION: The site is classified Residential 4 (R-4) on the City of Renton Zoning Map. The proposal is vested to the R4 standards effective on the date of application (see Finding of Fact 2). RMC 4-2-110A provides development standards for development within the R-4 zoning classification. The proposal is consistent with the following development standards if all conditions of approval are complied with or as noted thusly: Density: The allowed density range in the R-4 zone is a maximum of 4.0 dwelling units per acre. There is no minimum density requirement. Staff Comment: The resulting 9.64-acre site is located within the R-4 zoning classification. ,/ After subtracting 124,520 square feet for proposed right-of-way dedications; the net square footage of the site would be 419,829 square feet (6.78 net acres). The 27 lot proposal would arrive at a net density of 3.98 dwelling units per acre (27 lots/ 6.78 acres = 3.98 du/ac), which falls within the permitted density range for the R-4 zone. lot Dimensions: The minimum lot size permitted in the R-4 zoning designation is 8,000 square feet. A minimum lot width of 70 feet is required for interior lots and 80 feet for ,/ corner lots. lot depth is required to be a minimum of 80 feet. Staff Comment: As demonstrated in the table above (Finding of Fact 13}, all lots meet the requirements for minimum lot size, depth, and width as outlined in RMC 4-2-llOA. Setbacks: Setbacks in the R-4 zone are the following: front yard is 30 feet; a side yard along the street is 20 feet; interior side yard is 5 feet; the rear yard is 25 feet. Staff Comment: The proposed lots appear to contain adequate area to provide all the Compliance required setback areas. Compliance with building setback requirements would be reviewed not yet at the time of building permit review. determined The site currently contains two single family residences, a nursery, and several detached structures all of which are proposed to be removed. Staff recommends, as a condition of approval that all structures proposed for removal be demolished and all inspections complete prior to Final Plat approval. Building Standards: Building height is restricted to 30 feet and 2-stories. Detached accessory structures must remain below a height of 15 feet and one-story. The allowed Compliance building lot coverage for lots is 35 percent or 2,500 SF, whichever is greater. The allowed not yet impervious surface coverage is 55 percent. determined Staff Comment: The building standards for the proposed lots would be verified at the time of building permit review. landscaping: Ten feet of on-site landscaping is required along all public street frontages, with the exception of areas for required walkways and driveways per RMC 4-4-070. Such landscaping shall include a mixture of trees, shrubs, and groundcover as approved by the Compliance Department of Community and Economic Development not yet Staff Comment: As proposed, the conceptual landscape plan includes the required 10-foot determined wide landscaping along all street frontages according, to the original Preliminary Plat Plan (Exhibit 3}. However, a revised landscape plan was not included to reflect the revised plat plan submitted on March 3, 2015 (Exhibit 15). A detailed landscaping plan, complying with RMC 4-4-070, will be required to be submitted to, and approved by, the Current Planning HEX Report City of Renton Department of Com ty & Economic Development Pre ary Plat Report & Recommendation LUA15-000018, PP, ECF ALPINE NURSERY PRELIMINARY PLAT Hearing Date: March 24, 2015 Page 8 of 15 Project Manager prior to engineering permit approval. A 10-foot landscape frontage is not required along the frontage of the public alley. Parking and Loading: Pursuant to RMC 4-4-080 each unit is required to accommodate off street parking for a minimum of two vehicles. The maximum width of single loaded garage Compliance driveways shall not exceed 9 feet and double loaded garage driveways shall not exceed 16 not yet feet. determined Staff Comment: Sufficient area exists, on each lot, to accommodate off street parking for a minimum of two vehicles. Compliance with driveway requirements would be reviewed at the time of building permit review. 3. CRITICAL AREAS: The proposal is consistent with critical area regulations as stated in RMC 4-3-050 if all conditions of approval are met: N/A Staff_ Comment: The subject site does not contain critical areas. 4. COMMUNITY ASSETS: The proposal is consistent with the following community asset requirements if all condition of approval are complied with: Tree Retention: RMC 4-4-130 states thirty percent of the trees shall be retained in a residential development. Staff Comment: The vegetation across the subject site hos been heavily disturbed by nursery activity, with Douglas fir and bigleof maple representing the canopy that remains onsite. South of the nursery parcel, the two other lots are dominated by Douglas fir, western red cedar, and big leaf maple in the canopy, with common occurrences of Douglas fir and Indian plum in the sub-canopy and Nootka rose in the shrub layer. Herbaceous species found in the undisturbed forest areas include bracken fern, sword fern and Oregon grape. The applicant submitted a Tree Arborist Report prepared by Greenforest Incorporated Consulting Arborist {dated January 5, 2015) (Exhibit 13). There are a total of 598 trees located on site. The applicant is required to retain 30 percent of the trees located on site that are not located within critical areas, proposed rights-of-way and access easements. Of the 598 trees located on site, 260 trees would be excluded from the tree retention Compliant if requirements. The provided tree retention worksheet indicates 14 trees are considered dead Conditions of diseased or dangerous, and 246 trees are located within proposed public streets. Therefore, Approval are the applicant would be required to retain at least 102 trees on site. The applicant has Met proposed to retain 102 trees thereby complying with Tree Retention requirements of the code (Exhibit 12). The proposed tree retention plan does not reflect the revised plat plan submitted on March 3, 2015 (Exhibit 15). A detailed tree retention plan, complying with RMC 4-4-130, will be required to be submitted to, and approved by, the Current Planning Project Manager prior to engineering permit approval. The provided Tree Retention Report includes a specific recommendation for inspection of retained trees due to changing site conditions (Exhibit 13}. In order to ensure trees are protected during construction activities from damage to tree roots, trunks, and branches, a SEPA mitigation measure was issued, requiring the applicant to provide tree retention inspection/monitoring reports after initial clearing, final grading, and annually for two years by a qualified professional forester (Exhibit 14). In order to ensure the proposed Tree Retention Tract (Tract 'C') is preserved in perpetuity, staff recommends, as a condition of approval, the applicant establish and record a permanent and irrevocable deed restriction on the property title of the tree protection tract. Such deed restriction shall prohibit development, alteration, or disturbance within the tract HEX Report City of Renton Department of Com ty & Economic Development Pre ary Plat Report & Recommendation LUAlS-000018, PP, ECF ALPINE NURSERY PRELIMINARY PLAT Hearing Date: March 24, 2015 Page 9 of 15 except for the purposes of instolling Administrator opproved omenities or habitat enhancement activities, as part af an enhancement project, which has received prior written approval from the City. A covenant shall be placed on the tract restricting its separote sale and shall be recorded prior ta or concurrent with the recording af the Final Plat. Additionally, staff recommends as a condition of approval the applicant place permanent fencing on the perimeter of the tree protection tract. This sholl be occomplished by installing a wood, split-rail fence with applicoble signoge. The Administrator may approve pedestrian- sized openings for the purpose of facilitating passive recreation within the tract far the benefit of the community. The Administrator may authorize alternate styles and/or materials for the required fencing. The proposed fencing shall be submitted to, and approved by, the Current Planning Project Manager prior ta engineering permit approval. It should also be noted that the applicant also provided o conceptuol londscape plan as part of the Preliminary Plat submittal which included the planting of 100 new trees on site (Exhibit 3}. 5. COMPLIANCE WITH SUBDIVISION REGULATIONS: RMC 4-7 Provides review criteria for the subdivisions. The proposal is consistent with the following subdivision regulations if all conditions of approval are complied with: Compliant if Conditions of Approval are Met HEX Report Streets: The proposed street system shall extend and create connections between existing streets per the Street Standards outlined in RMC 4-6-060 Street Standards. Staff Comment: The development located on the south side of SE 144'" St between 160'" Ave SE and 161" Ave SE at 16023 SE 144'" St. The site is within close proximity to King County Metro Route #111. The nearest public transit stop is located at the northeast corner of the site at the intersection of SE 144'" St and 161" Ave SE. Level of Service: The applicant submitted a Traffic Impact Analysis prepared by TraffEx, dated December 31, 2014 (Exhibit 9). The report states that the proposed development would generate approximately 267 net new daily trips. During the weekday AM peak hour, the project would generate approximately 21 net new trips (5 inbound and 16 outbound). During the weekday PM peak hour, the project would generate approximately 28 net new trips (18 inbound and 10 outbound). The report also analyzed the level of service at the following intersections: 160'" Ave SE/SE 144'" St and 161" Ave SE/SE 144'" St. The traffic study states that these intersections will continue to operate at an acceptable level of service (LOS BJ. The proposed project does not disclose likely impacts to the intersections of 156'" Ave SE/SE144'" St and 156'" Ave SE/SE 142°" St. As o result a SEPA mitigation measure was issued requiring the applicant submit a revised Traffic Study, including an analysis of impacts caused by the proposed development to the 156'" Ave SE/SE144'" St and the 156'" Ave SE/SE 142"d St intersections, and recommend appropriate mitigation as necessary. It should be noted that the City's Transportation Division has conducted an independent study of the existing background traffic situation ot the 156'" Ave SE/SE 142°d St intersection. Based on the City's study the existing conditions warrant the installation of a traffic signal at this intersection with or without the construction of the proposed subdivision. With the instollation of a traffic signol at this intersection, it is onticipated that the traffic conditions in the project vicinity would improve. The installation of a traffic signal is not included on the City's Transportation Improvement Program (TIP}, therefore transportation impacts fees would not fund the installation of a signal. Due to the existing LOS designation 'F' at the 156'" Ave SE/SE 142°d St intersection ond the fact that the required traffic impact fees would City of Renton Department of Com ty & Economic Development Pre ary Plat Report & Recommendation LUAlS-000018, PP, ECF ALPINE NURSERY PRELIMINARY PLAT Hearing Date: March 24, 2015 Page 10 of 15 HEX Report not fund a traffic signal at this intersection, a SEPA mitigation measure was issued, requiring the applicant to be responsible for paying their fair share of the cost of a new signal to be installed at the 156'h Ave SE/SE 142"d St intersection based an any new PM peak hour trips. The fee will be based on new PM peak hour trips/1,310 Total PM peak hour trips x $500,000 (cost of new signal) and shall be paid prior to the recording of the final plat. Increased traffic created by the development would be mitigated by payment of transportation impact fees. Currently this fee is assessed at $2,143.70 per new single-family home. The fee, as determined by the Renton Municipal Code at the time of building permit issuance shall be payable to the City. Frontage Improvements: All internal and frontage roads ore required to meet street standards pursuant to RMC 4-6- 060. The internal public streets have been proposed with a right-of-way width of 53 feet which meets the City's complete street requirements for residential access streets. Pavement width of 26 feet, 0.5 foot wide curbs, 8 foot wide landscaped planters (on both sides of the street), 5 foot wide sidewalks (on both sides of the street), drainage improvements, and street lighting are required. The original plat plan did not require any deviations from the City's street standards (Exhibit 2). However, in response to preliminary comments related to lot orientation and the alignment of the extension of 160th Ave SE from City Staff, the applicant submitted a revised plat plan to the City on March 3, 2015 (Exhibit 15). The revised plat plan includes the realignment of the internal road system to place the single tier of lots on the west side of the plat (proposed Lots 1-8) and the double tier of lots on the east side of the plat (Lots 9-16 and 21-27). Additionally, the cul-de-sac in the northern portion of the site has been relocated to south. Proposed Lots 17-20 would be accessed from a 21-foot wide access public alley/unnamed road. The revisions necessitate street modifications from RMC 4-6-060 for proposed 160'h Ave SE and Road 'A' (see discussion below). SE 144" St -RMC 4-6-060 would require approximately 15 feet of pavement width, curb, gutter, 8-foot planter, and a 5-foot sidewalk. The applicant is proposing improvements on the south side of SE 144'h St in compliance with RMC 4-6-060 which include a dedication of a 30-foot easement which exists along the northern property line. 160'h Ave SE -RMC 4-6-060 requires the extension of 160'h Ave SE to include 20 feet of pavement width to the face of the curb, 0.5-foot curb, 8-foot wide landscape planter, and a 5-foot wide sidewalk along the east side of the street. The original plan included an extension of the 160'h Ave SE to the southern property line in the event of future platting to the south property line (Exhibit 2). However, the existing subdivision abutting the subject property to the south was constructed in the 1980's and is therefore not likely to be redeveloped in the near future. There is however, property immediately to the southwest which has potential to redevelop. As a result, staff's preliminary comments recommended 160'h Ave SE be realigned in manner that would allow for the extension of 160" Ave SE to SE 148'h St and not require dedications from the existing subdivision abutting the property to the south. The revised plat plan, submitted by the applicant includes a taper/realignment of 160'h Ave SE to eliminate the need for the dedications from the properties abutting to the south (Exhibit 15). A street modification is needed in order to modify the street cross-section south of proposed Road 'A' to achieve the realignment. Therefore staff recommends, as a condition of approval, a street modification be submitted to, and approved by, the Current Planning Project Manager prior to engineering permit approval for a modification of the 160'h Ave SE street cross section, south of Road 'A', in order to realign the extension of 160'h City of Renton Department of Com 'ty & Economic Development Pre ary Plat Report & Recommendation LUAlS-aaaa1s, PP, ECF ALPINE NURSERY PRELIMINARY PLAT Hearing Date: March 24, 2015 Page 11 of 15 HEX Report Ave SE to the west. Staff would be supportive of such a request to the extent a pedestrian connection is provided from 160'h Ave SE to 161" Ave SE along the southern portion boundary of the site as well as the revised design being a more desirable alignment to the City. It should also be noted a comment letter was received by a neighboring property owner raising questions regarding the ownership of the unimproved 160'h Ave SE (Exhibit 11). Currently 30 feet of right-of-way exists west of the site for the northern 660 feet and this area is not located within on easement. The proposed improvements would require primarily a 25-35 foot wide right-of-way dedication along the east side of 160'h Ave SE, in order to construct the required half-street improvements (approximately 35 feet in width). Following the proposed improvements to 160'h Ave SE, there would still be an unimproved portion of the right-of-way (approximately 20 feet in width}, west of the proposed pavement/drive aisle, which would remain unimproved until such time the property on the west side of 160'h Ave SE develops. 161" Ave SE· Pursuant to RMC 4-6-060, the 161" Ave SE improvement would require 13 feet of pavement width from the centerline to the face of the curb, 0.5-foot curb, 8-foot wide landscape planter, and a 5-foot wide sidewalk along the west side of the street. The applicant is proposing improvements on the west side of 161" Ave SE in compliance with RMC 4-6-060 which includes a 26 foot wide right-of-way dedication along portions of the street frontage. Internal Road Network (Road 'A'. Road 'B'. Alley/Unnamed Road} -RMC 4-6-060 requires a right-of-way width for residential access streets of 53 feet, to allow for 26 feet of pavement, 5-foot wide sidewalks, 8-foat wide landscape planter strips, and 0.5-foot curbs on both side of the street. The original plat plan included an internal road network in compliance with RMC 4-6-060. However, in response to preliminary comments from City Staff, related to lot orientation and the alignment of the extension of 160th Ave SE the applicant submitted a revised plat plan to the City on March 3, 2015 (Exhibit 15). The plan maintains the 53-foot cross section for Road 'B'. However Road 'A' was reduced to a 47-foot wide cross section (20 feet of pavement width to the face of the curb, 0.5 foot curbs, 8-foot wide landscape planters, and 5-faot wide sidewalks along the both sides of the street). Additionally, a 21- foot wide public alley/unnamed road has been incorporated into the design to provide rear access to proposed lots 17-20. A modification request is necessary in order to reduce the right-of-way cross section from the 53 required width to the proposed 47-faot wide cross section far Road 'A'. Therefore staff recommends, as a condition of approval, a street modification be submitted to, and approved by, the Current Planning Project Manager for a modification to reduce the required right-of-way width of Road 'A' from 53 feet to 47 feet. Staff would be supportive of a request to reduce the right-of-way width of Road 'A' ta the extent it a/laws for rear access via the public alley to proposed lots 17-20 and the elimination of curb cuts needed on SE 144'h St. lighting: Street lighting is required per RMC 4-6-0601. Specifically pedestrian lighting for sidewalks and pathways shall be installed between intersections along streets and at intersection corners for residential streets. A lighting plan will be required to be submitted and approved prior to construction permit approval. Pedestrian Improvements/linkages: linkages, including sidewalks and pedestrian paths are required to be provided within and between neighborhoods when they can create a continuous and interconnected network. As part of the proposed project, sidewalks would be constructed along an-site roadways which would connect to the existing sidewalk system. City of Renton Deportment of Com y & Economic Development Pre ary Plot Report & Recommendation WAlS-000018, PP, ECF ALPINE NURSERY PRELIMINARY PLAT Hearing Date: March 24, 2015 Page 12 of 15 Compliant if Conditions of Approval are Met Compliant if Conditions of Approval are Met HEX Report Additionally, the applicant is proposing a pedestrian soft surface trail from the termination af the 160'hAve SE sidewalk through the proposed Tree Retention Tract (Tract 'C') to 161" Ave SE. Staff recommends, as a condition of approval, the applicant be required ta record a public access easement across the proposed soft surface trail extended from the termination of 1601hAve SE sidewalk, through the proposed Tree Retention Tract (Tract 'C'), to 161" Ave SE. The easement shall be recorded prior to, or concurrent with the recording of the Final Plat. See additional discussion under Finding 29. 7, Schools,far safe walking routes ta school. Concurrency: Staff recommends a transportation concurrency approval based upon a test of the citywide Transportation Plan, consideration of growth levels included in the LOS-tested Transportation Plan, payment of a Transportation Mitigation Fee, and an application of site specific mitigation (Exhibit 16). Blocks: Blocks shall be deep enough to allow two tiers of lots. Staff Comment: The width of the subject site (between 160'h Ave SE and 161" Ave SE) limits the ability of the applicant to provide two sets of two-tier lots. As a result, the original plat plan included through lots for proposed Lots 9-17 (Exhibit 2). The tier of through lots, located along 161" Ave SE, created an orientation challenge for City staff given the desire to preserve the platting pattern in the neighborhood with homes oriented to 161" Ave SE. Alternatively, the 1601h Ave SE right-of-way can best be characterized as o private road and would be more desirable far the location of through lots. Through lots with the orientation of front yards internal to the plat and rear yards oriented to 1601h Ave SE would do mare ta preserve the existing character of the private road. Staff recommended the shift of Rood 'B', ta the west, placing the tier of through lats on the west side of the site. On March 3, 2015 the applicant submitted a plat plan revising the internal road alignment to place the single tier of lots on the west side of the plat (proposed Lots 1-8) and the double tier of lats on the east side of the plat (9-16 and 21-27) (Exhibit 15). Additionally, the cul-de-sac in the northern portion of the site has been relocated to south and proposed Lats 17-20 would be accessed from a 20-faat wide public alley. Staff is in support of the redesigned plat plan if all conditions of approval are met with respect to access and lat orientation (see discussion below). Residential lots: Pursuant to RMC 4-7-170 general requirements and minimum standards are provided for residential lots. Access: Access to the plat would be gained from 160th and 161st Ave SE via new internal residential streets. A cul-de-sac is proposed in the southern portion of the property. No direct access is proposed from SE 144th St (see additional discussion under Finding 29. 6 Streets). Given the arrangement of the lots and to provide clarity on access to and orientation of, the lots within the plat staff recommends a condition of approval requiring a covenant be recorded on the face of the plat restricting vehicular access for proposed Lats 17-20 to the proposed public alley/unnamed road and proposed Lots 1-8, 21-27 from Road 'B'. Additionally, proposed Lots 17-20's front yards and front fa,ade/elevations shall be oriented ta the north (SE 144 1h St). Arrangement: Insofar as practical, side lot lines are at right angles to street lines or radial to curved street lines. The revised plat pion (Exhibit 15) achieves a superior arrangement of lats/orientation to the public realm if all conditions of approval are met. Minimum Size/Width: The size, width, and shape of proposed lots meet the minimum area and width requirements of the R-4 zone if all conditions of approval are met. City of Renton Department of Com, ty & Economic Development Pre ary Plat Report & Recommendation LUA1S-000018, PP, ECF ALPINE NURSERY PRELIMINARY PLAT Hearing Date: March 24, 2015 Page 13 of 15 Pipestem Lots: Pursuant to RMC 4-11-120 pipestem lots ore defined as a lot not meeting minimum frontage requirements The proposal does not include the use af pipestem lots. 6. AVAILABILITY AND IMPACT ON PUBLC SERVICES: ,/ Compliant if Condition of Approval is Met ,/ HEX Report Police and Fire: Police and Fire Prevention staff indicate that sufficient resources exist to furnish services ta the proposed development; subject ta the provision of Code required improvements and fees. A Fire Impact Fee, based on new single family lots, will be required in order to mitigate the proposal's potential impacts to City emergency services. The fee is payable to the City as specified by the Renton Municipal Code. Currently the fee is assessed at $495.10 per single family residence. Parks: It is anticipated that the proposed development would generate future demand on existing City parks and recreational facilities and programs. A Parks Impact Fee, based on new single family lots, will be required in order to mitigate the proposal's potential impacts to City parks and recreational facilities and programs. The fee is payable to the City as specified by the Renton Municipal Code. Currently the fee is assessed at $1,395.25. Schools: It is anticipated that the Issaquah School District can accommodate any additional students generated by this proposal at the following schools: Briarwood Elementary (1.25 miles from the subject site}, Maywood Middle School {0.5 miles from the subject site} and Liberty High School (1.22 miles from the subject site}. RCW 58.17.110(2} provides that no subdivision be approved without making a written finding of adequate provisions for safe walking conditions for students who walk to and from school and/or bus stops. Maywood Middle is within walking distance of the subject site while Briarwood Elementary and Liberty High schools would require future students to be transported ta school via bus. The bus stop for Briarwood Middle school is currently located at 160'h Ave SE and 144'h Ave SE. The bus stop for Liberty High School is located at SE 144'h ST and 161" Ave SE. The applicant is proposing to provide street frontage improvements, including sidewalks, along the south side of the street for the frontage of the property (SE 144'h St}. To the east of the subject site there are intermittent sidewalks on the south side of the street with primarily a 6-9 foot shoulder delineated by a fog line. A majority of the possible school walk route is outside the City of Renton limits and is in the King County jurisdiction. The one crossing intersection in the City at 161" Ave. SE has a Stop Sign Control, which provides adequate protection for crossing children. Outside the City along SE 144th St, King County has installed 20mph School Speed Limit signing with flashing beacons and other warning signs as well as a crosswalk at the school driveway. No other improvements are necessary at this time for safe walking routes to school. A School Impact Fee, based on new single family lots, will also be required in order to mitigate the proposal's potential impacts to Issaquah School District. The fee is payable to the City as specified by the Renton Municipal Code at the time of building permit application. Currently the fee is assessed at $4,560.00 per single family residence. Storm Water: An adequate drainage system shall be provided for the proper drainage of all surface water. Staff Comment: The site is located within the Lower Cedar River drainage basin. Under pre- developed conditions, site runoff sheet flows south onto neighboring properties to the south. The applicant submitted o Preliminary Drainage Report prepared by DR Strong, dated January 12, 2015 (Exhibit 8). Based on the City's flow control mop, this site falls within the Flow control Duration Standard Forested site conditions area. An Of/site Level One City of Renton Department of Com ty & Economic Development Pre ary Plat Report & Recommendation LUAlS-000018, PP, ECF ALPINE NURSERY PRELIMINARY PLAT Hearing Date: March 24, 2015 Page 14 of 15 HEX Report Downstream Analysis was included in the provided report. The report states that the runoff from the proposed project would be collected and conveyed by a catch basin/pipe network to a detention/wet pond on the southern edge of the developed area. The pond is designed to infiltrate the 100 -year storm event. The proposed runoff would then be discharged from the southeast corner of the site into a proposed conveyance system in 161" Ave SE. The pre-developed and developed runoff flaw paths converge within;. mile. Downstream capacity issues hove been observed and the area is considered a nuisance requiring City maintenance work ond there is potential for the proposal ta aggravate existing or create new drainage problems. The applicant is proposing to include a pond wall of approximately 7-8-feet in height. However, due to potential seepage in and out of the pond, a SEPA mitigation measure was issued requiring additional secondary during final engineering design that includes hydro-geotechnical evaluations for buoyancy and lining, structural review and wall drainage relief against potential hydrostatic pressures. The secondary review shall be conducted by an independent reviewer. Additionally, the applicant would be required to provide due diligence in the grading and collection of drainage design during the construction phase so that runoff and erosion does not impact the neighboring properties which will likely include an evaluation of the overflow route conveyance capacity as part of the final TIR to ensure adequate capacity exists downstream during a 100-year event. Finally, an existing administrative interpretation requires oil proposals maintain up to a 15· faat vegetated buffer around drainage pond facilities {Exhibit 6). It appears the proposal includes an adequate landscape buffer along the perimeter af the proposed drainage facility. The applicant shall be required to create a homeowners' association and maintenance agreement(s) for the shared utilities, starmwater facilities, and maintenance and responsibilities for oil shared improvements of this development. A draft of the document(s) shall be submitted to Current Planning Project Manager far review and approval by the City Attorney and Property Services section prior to the recording of the final plat. Water and Sanitary Sewer: The proposed development is within the Water District 90's water service area. Water availability certificate from the Water District 90 was provided to the City during the land use application. Approved water plans from the Water District 90 are required ta be provided during the utility construction pion review. The site is located in the City of Renton sewer service area. There is sewer main in SE 144th Street. Extension of an 8-inch sewer main will be required onsite, on 161" Ave SE and 160TH Ave SE. Plan shows sewer main onsite and 160'" Ave SE only. Extension of sewer main on 161" Ave SE is required. The Central Plateau Interceptor Special Assessment District {SAD) fee will be applicable on the project. The SAD fee rate when it was established in 2009 was $351.95 plus interest per lot. As of 3/25/2015, the SAD fee rate per lot is $456.82 plus additional interest per day of $0.05111. The SAD fee rate that is current at the time of issuance of the utility construction permit will be due from the developer at the time the utility construction permit is issued. City of Renton Department of Com ty & Economic Development ALPINE NURSERY PRELIMINARY PLAT Hearing Date: March 24, 2015 II J_ RECOMMENDATIONS: Pre ary Plat Report & Recommendation LUA15-000018, PP, ECF Page 15 of 15 Staff recommends approval of the Alpine Nursery Preliminary Plat, as depicted in Exhibit 15, subject to the following conditions: 1. The applicant shall comply with the four mitigation measures issued as part of the Determination of Non-Significance Mitigated, dated February 23, 2015. Z. All structures proposed for removal shall be demolished and all inspections complete prior to Final Plat approval. 3. The applicant shall establish and record a permanent and irrevocable deed restriction on the property title of the tree protection tract. Such deed restriction shall prohibit development, alteration, or disturbance within the tract except for the purposes of installing Administrator approved amenities or habitat enhancement activities, as part of an enhancement project, which has received prior written approval from the City. A covenant shall be placed on the tract restricting its separate sale and shall be recorded prior to or concurrent with the recording of the Final Plat. 4. The applicant shall place permanent fencing on the perimeter of the tree protection tract. This shall be accomplished by installing a wood, split-rail fence with applicable signage. The Administrator may approve pedestrian-sized openings for the purpose of facilitating passive recreation within the tract for the benefit of the community. The Administrator may authorize alternate styles and/or materials for the required fencing. The proposed fencing shall be submitted to, and approved by, the Current Planning Project Manager prior to engineering permit approval. 5. A street modification shall be submitted to, and approved by, the Current Planning Project Manager prior to engineering permit approval for a modification of the 1601h Ave SE street cross section, south of Road 'A', in order to realign the extension of 1601h Ave SE to the west. 6. A street modification shall be submitted to, and approved by, the Current Planning Project Manager, prior to engineering permit approval, for a modification to reduce the required right-of-way width of Road 'A' from 53 feet to 47 feet. 7. The applicant shall be required to record a public access easement across the proposed soft surface trail extended from the termination of 160thAve SE sidewalk, through the proposed Tree Retention Tract (Tract 'C'), to 161st Ave SE. The easement shall be recorded prior to, or concurrent with, the recording of the Final Plat. 8. A covenant shall be recorded on the face of the plat restricting vehicular access for proposed Lots 17- 20 to the proposed public alley/unnamed road and proposed Lots 1-8, 21-27 from Road 'B'. Additionally, proposed Lots 17-20's front yards and front fa~ade/elevations shall be oriented to the north (SE 144th St). 9. The applicant shall be required to create a homeowners' association and maintenance agreement(s) for the shared utilities, stormwater facilities, and maintenance and responsibilities for all shared improvements of this development. A draft of the document(s) shall be submitted to Current Planning Project Manager for review and approval by the City Attorney and Property Services section prior to the recording of the final plat. EXPIRATION PERIODS: Preliminary Plat Approval expires seven (5) years from the date of approval. HEX Report DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPl\i r ENVIRONMENTAL REVIEW COMMITTEE REPORT ERC MEETING DATE: Project Name: Project Number: Project Manager: Owner: Applicant/Contact: Project Location: Project Summary: Site Area: STAFF RECOMMENDATION: EXHIBIT 1 February 23, 2015 Alpine Nursery Preliminary Plat LUA15-000018,PP,ECF Rocale Timmons, Senior Planner Roy & Kim Boyer; 14609 161" Ave SE; Renton, WA 98059 William & Marilyn Spiry; 16023 SE 1441h St; Renton, WA 98059 Roy & Kim Boyer; 14609 161" Ave SE; Renton, WA 98059 16023 SE 1441h St/14625 161'1 Ave SE The applicant is requesting SEPA Environmental Review and Preliminary Plat approval for a 27 lot subdivision with three tracts for open space, tree retention, and drainage. The subject property is a collection of three parcels located on the south side of SE 1441h St between 1601h Ave SE and 161'1 Ave SE. The resulting 9.64-acre site is located within the Residential-4 dwelling units per acre (R-4) zoning classification. The 27 lots would result in a density of 3.98 dwelling units per acre. Lot sizes would range from 8,000 square feet to 13,369 square feet. Access to the plat is proposed via an extension of 161 '' Ave SE and 1601h Ave SE. Internal circulation terminates in a cul-de-sac in the northern portion of the property. The southern portion of the site contains grid connections from 160th to 161st Ave SE aligned with SE 1451h St and SE 1461h Place. All existing structures on site are proposed to be demolished. There are 598 significant trees on the site of which the applicant is proposing to retain 102 trees. There appear to be no critical areas located on site. 9.64 acres Staff Recommends that the Environmental Review Committee issue a Determination of Non-Significance -Mitigated {DNS-M). Project Location Mop ERCReport i .. : I I i • xxxx-xxx I ' . l ___ --.J ' . ' --/ 1'1.1! 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' . ~ ' --' "' I' "' ii~~ " I~~ I :i; ' " ., I ~ ! ~y ,II b : I ~ ' ' ~~i -e ~ •!• i ~~! 0 LUA --0000018 Alpine N , sery Notes None 256 0 0 128 WGS_ 1984_Web_Mercator_Auxiliary_Sphere 256 Feet City of R-ento n .~·,: Finance & IT Division Legend City and County Boundary Other [ ,; C~y o f Renton Addresses Parcels 1st Floor 1st Floor 2nd Floor 1st Floor <1thPr R11i lrl innl': Information Techno logy · GIS RentonMapSupport@Rentonwa .gov 2/22/2015 T'i s Mac s a $er t;P.f'er3ted s::::: r: CLtpuL .-.. er" ar nter·w t T:apo,:s ~:~a ar:: s :er ·ch:rcrcc ::.r / Datu a)IC'S :>lat ao~c cv :;ri tris rrdp '"'d.1 or Wd 'J 1·0: be a,:cvm~, c1.;r"er • :::r ott-C,...N'1f! '"O iab £ THIS MAP IS NOT TO BE USED FOR NAV IGATION .. ..!-Align Environmenta. Jaunary 4, 2015 Mr. Roy Boyer 14609 161st Avenue SE Renton, WA 98059 Entire Document Available Upon Request Re: Wetland Evaluation -Alpine Nursery Site, Renton, WA Dear Mr. Boyer: This correspondence follows your request that I conduct a preliminary wetland reconnaissance on the parcels of land located in the southeast comer of the intersection of SE 144"' Street and 160"' Ave SE. Based on your description of the site, the property under investigation includes the Alpine Nursery parcel, located to the north, and two residential parcels located immediately to the south. (See Attached Location and Site Maps). Data Collection Prior to visiting the site, online information was obtained using the King County iMap system, the US Fish and Wildlife Service online National Wetlands Inventory (NWI), and the Natural Resource Conservation Service (NRCS) online soil mapping utility. As shown in the Attached iMap photos and National Wetlands Inventory Map, no mapped streams or wetlands are shown on the site. Similarly, these maps show no streams or wetlands within 500 feet of the site, indicating that no buffers from off-site critical areas would affect this parcel. Also attached is the NRCS soil report for the site. As described in the soil report, the parcels appear to be underlain by Everett gravelly sandy loam, 0 to 5 percent slopes. This somewhat excessively drained soil is commonly found on terraces, such as the Renton Highlands in which the site lies. This soil exhibits a water table depth greater than 80 inches below the soil surface. This map unit is not typically known to include hydric inclusions, which indicates that wetlands are not typically present within the map unit. Fieldwork Fieldwork was conducted on August 21,2014 using the three-parameter approach identified in the Washington State Wetlands Identification and Delineation Manual (Washington Manual) (WDOE 1997) and the Regional Supplement to the Corps of Engineer, Wetland Delineation ManuaL· Western Mountains, Valleys and Coast Region (Regional Supplement) (USACE 2010), which are consistent with the Amry Corps of Engineers Wetlands Delineation Manual (ACOE Manual) (Environmental Laboratory 1987) and other pertinent federal and local guidance (33 CFR 328.3 [a][l-5]). During a review of the parcel boundary, I walked the perimeter of the property and found no visible indication of drainage onto, or leaving the site. I observed that the site contains one small depressional area that is approximately 3 feet deep, 30 feet wide and 50 feet long. The depression does not drain off of the site, nor does it appear to capture any surface drainage. It appears that this Bill Granger 14056 180"' Ave SE Rentnn, WA 90859 (206) 790-6132 EXHIBITAS re 71 ..... Entire Document vailable Upon Request Department of Community and Economic Development Development Services Division ··.• ADMINISTRATIVE POLIC::Y /CODE INTERPRETATION . .. ·· ·. •. .. . ·--... . . •• . . . . . . : . . . ' .. . MUNICIPAL CODE SECTIONS: REFERENCE: SUBJECT: BACKGROUND: JUSTIFICATION: RMC 4-6-030 Drainage (Surface Water) Standards N/A Landscaping, fencing, pond slopes, and other standards for stormwater tracts and easements and ownership and maintenance responsibility for stormwater facilities. The current drainage code (RMC 4-6-030) references the current King County Surface Water Design Manual (KCSWDM) for compliance with stormwater standards. Requirements for landscaping in stormwater facility tracts are included in Section 5.3.1.1 of the 2009 KCSWDM as amended by the City of Renton. Section 5.3.1.1 of the KCSWDM restricts planting in berms that impound water or within 10 feet of any structure. Requirements for pond geometry and side slopes are listed in Section 5.3.1.1 of the 2009 KCSWDM, as amended by the City of Renton. Adopted standards allow for the side slopes of an open detention or water quality treatment facilities (pond, wetpond, stormwater wetland, etc) to be steeper than 3:1 if a fence is provided along the wall and/or around the emergency overflow water surface elevation. This standard is resulting in facilities that are difficult to maintain, expensive in labor and materials for maintenance, and create a safety hazard to the maintenance crews. Fencing requirements are also standardized in section 5.3.1.1 of the 2009 KCSWDM, as amended by the City of Renton. A fence is required to discourage access to the stormwater pond, prevent litter, allow efficient maintenance, and In consideration of worker and public safety. Recognizing that requirements for landscaping and tree planting contribute to the aesthetics and value of new surface water installations while needing to ensure proper functionality and maintenance of facilities, both the Department of Public Works and the Department of Community and Economic Development desire to clarify standards H:\CEO\Planning\Title IV\Docket\Administrative Policy Code lnterpretation\Cl-3S\< EXHIB1TA6 Earth Solutions NWLLc Gcotcchnical Engineering Geology Environmental Scientists Construction Monitoring EXHIB1TA7 ( Entire Document 1ilable Upon Request GEOTECHNICAL ENGINEERING STUDY ALPINE GARDENS PRELIMINARY PLAT 16023 SOUTHEAST 144TH STREET RENTON, WASHINGTON ES-3377 Entire Document tailable Upon Request TECHNICAL INFORMATION REPORT for ALPINE NURSERY Preliminary Plat 16023 SE 1441 " Street and 14609/14625 161" Avenue SE Renton, WA DRS Project No. 14069 · Renton File No. Owner!Applfcant Roy Boyer 14609 151•1 Ave SE Seattle, WA 98103 Report Prepared by ll!kidl D. R STRONG Consulting Engineers, Inc. 620 ?1h Avenue Kirkland WA 98033 (425) 827-3063 ©2015 D.R. STRONG Consulting Engineers Inc. Report Issue Date January 12, 2015 EXHIBIT~s ( Entire Document THE ALPINE PLAT TRAFFIC IMPACT ANALYSIS CITY OF RENTON Prepared for Mr. Roy Boyer 14609 161 91 Ave. SE Renton, WA 98059 Prepared by 11410 NE 124th St., #590 Kirkland, Washington 98034 Telephone: 425.522.4118 Fax: 425.522.4311 December 31, 2014 'ailable Upon Request EXHIBITA.9 Entire Document Available Upon Request I January 9, 2015 ES-3377.02 Earth Solutions NW LLC Mr. Roy Boyer 14609 -161 51 Avenue Southeast Renton, Washington 98059 Subject: Alpine Nursery -Boyer Properties Infiltration Evaluation 16023 Southeast 1441h Street Renton, Washington Dear Mr. Boyer: • Ci .,I·, t.ni,.,il · :·->·,·i-·!in;~ • i .(.r1-i" .. ,, '.i-ll) :\\, •11:';-:-,rtj • f r ,·. I', d)') a1_'1)(,l: '". ·;'ll· (·'., As requested, Earth Solutions NW, LLC (ESNW) has prepared this letter summarizing our findings regarding stormwater infiltration for the subject site. The subject site is located on the south side of Southeast 144th Street; and east of 160th Avenue Southeast in Renton. Washington. The site is occupied by two residential structures and a plant nursery. The subject site is located in an area in which glacial outwash (geologic map designation, Qgo) soil has been identified on the geologic maps which ESNW used as a reference prior to the site exploration. A representative of ESNW was on-site to observe the subsurface conditions in December of 2014, and January of 2015. ESNW observed the excavation of eight test pits using hand tools, as well as an excavator and operator, contracted by ESNW, throughout the stormwater pond footprint in southern portion of the subject site. The test pits were advanced to approximately 13 feet deep into the native soil. ESNW observed poorly graded gravel (Unified Soil Classification, GP), and well graded gravel (GW) in a dense condition at all three test locations at the bottom-of-pond elevation. The well graded gravel contained a fines content of about 2.6 percent and 2.3 percent; and a USDA description of Extremely Gravelly Coarse Sand. Please see the soil logs later in this report for a detailed description of the subsurface conditions. EPA falling head infiltration testing was performed within the well graded sand and gravel soils in three of the test pits. The excavations were terminated in the well graded sand and gravel soils at maximum of 15 feet below existing grade, which equates to a minimum of six feet below bottom-of-pond elevation. The soil conditions which ESNW observed were consistent with the geologic map designation of glacial outwash. No groundwater was observed at the test pits during our fieldwork January 2015). No confining soil layer was encountered to an elevati bottom. ltll"l.S -136th Plac_e .,.L Suit€ 20'! • Bc_~l!evue, W/i.. 98005 • (42.Sl 449-4704 • (December 2014 and EXH1B1TA10 ), i I I {'i !~ I I I ' I '~ ' I I I I I I '"" I ~ I '"" ~ I ..: I .... ~ I ca .... ' I I :c i ~ ~ I X X X X I X X X - l >- "' E w u, ! "' ::, z w z a: ~ < ! mrr RDE'NTJON CJILajna.is ~ '·--··-· m I : ~"#.k!:~~ _,, tt ! • .,._.,_.,, ___ • i"""""""""""'""....,"""""" • 1:,:~ .. -"_ :::.""" .. ...... >D .... ,_,,_,,. ,.., ........,,,..,.,_.,...,_.' I _J 7E:SC L£G£ND ~:""&~~)#fil-" X >< "" •• -~- 00-···- l ··-.. "·-·" """_,.,_,) \ I I I -.J I ·~--...l. ------J "" ' '··'-.J , .. , ............ i I I I I . I'll ,ry~~i.. ... _ I I I i; ,,.; I -----j I I I I ~-' "S\\.i~ )'~'-.. I .. I I . 11 r,-Wi . I i -\ 1$ I. • ., .... es 1 .1 : ·r · · . I I ' /e; I '¢,/fX '*3 --;'.' ~ eo11-.o.,.-. .... D11 811 --1..oodm>O... --~ mm D.R 8"""'° ~~~ .,,,.~-----------a-.-~' Nf: 1/4 Sf:CllON 2J, TO'MISHIP 2J N, RANGE: 5 E, -ALPINE NURSERY W.M. I L-. ---_J , I I /,, I I ' I /! \ I I ·! ) ~-) ---·- 13 I ~ 4 j" ~- r-:::_;..:::.:-1 EXHIB1TA12 I j: l J ;/ ' ~- "' "' "' -~ / _ _., / @ NORTH c;,w.ocsc,;.r ~ .. ALPINE NURSERY ~ Cl"TY OF PRELIMINARY PLAT TI!EE ~ ANO LANJ Cl.EARN3 Pl.AN RENTON "'"'"'•"9/8"aa,.,.JP,.,b0,c w,,., O.pt. January 5, 2015 Maher Joudi Greenforest Incorporated D. R. STRONG Consulting Engineers, Inc. 620 ?'h Avenue Kirkland, WA 98033 RE: Alpine Tree Inspection, 16023 SE 1441h Street, Renton WA 98059 Dear Mr. Joudi: You contacted me and contracted my services as a consulting arborist. My assignment is to inspect and evaluate the condition of surveyed trees at the above referenced site. I received a tree survey from you showing the location and numbers of the significant trees. I visited the site last week and inspected the trees indicated on the sheet, which are the subject of this report. TREE INSPECTION My inspection is limited to visual observation from the subject parcels. Some trees, both off site, and within existing and proposed rights-of-way, are also included in this report. I identified the species and confirmed trunk diameter (DBH} for the surveyed trees. I also identified individual trees that are dead, dying, defective or dangerous. You identified specific trees to be saved and retained. For these trees, I further evaluated health and structure, recorded visible defects and calculated limits of disturbance. The results of this inspection are based on what is visible at the time of the inspection. 4547 South Lucile Street, Seattle, WA 98118 EXHI8IT,1s13 rrr Entire Document Available Upon Request Citv February 26, 2015 Community & Economic Development Department CE."Chip"Vincent, Administrator Washington State Department of Ecology Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 Subject: ENVIRONMENTAL {SEPA) THRESHOLD DETERMINATION Transmitted herewith is a copy of the Environmental Determination for the following project reviewed by the Environmental Review Committee (ERC) on February 23, 2015: SEPA DETERMINATION: PROJECT NAME: Determination of Non-Significance Mitigated (DNSM) Alpine Nursery Preliminary Plat PROJECT NUMBER: LUAlS-000018, ECF, PP Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on March 13, 2015, together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and information regarding the appeal process may be obtained from the City Clerk's Office, (425) 430-6510. Please refer to the enclosed Notice of Environmental Determination for complete details. If you have questions, please call me at {425) 430-7219. For the Environmental Review Committee, Rocale Timmons Senior Planner Enclosure cc: King County Wastewater Treatment Division Boyd Powerst Department of Natural Resources Karen Walter, Fisheries, Muckleshoot Indian Tribe Melissa Calvert, Muckles.hoot Cultural Resources Program Gretchen Kaehler, Office of Archaeology & Historic Preservation Ramin Pazooki, WSDOT, NW Region Larry Fisher, WDFW Duwarnish Trlbal Office US Army Corp. of Engineers EXHIBIT 14 Renton City Hall • I 055 South Grady Way , Renton, Washingtor i i ",:---c;-) \ xxxx-xxx I< ---·--\ t:;,ll> I ~I~ ! I A~3S~nN 3NldlY I 'l 6': ~ " -----0 : "- ~--~-r-------\ I , I ·1 . I f _J 1- i I I I I I= I l I I r I i L 1- 1 I >-~~ ~ ~~ w~. :Q>-~ ~~! g w~ ts z:;!~ ~ ~ciii3 0 <[:[E f ~ )i! ,i !l _i J Ln .... I-.... ~ 1-1 I ::c >< I w ~! (!)~: r· i, -~ ! ·1 ~§ I I! ~ • I DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT MEMORANDUM DATE: March 17, 2015 TO: Rocale Timmons, Senior Planner FROM: SUBJECT: Steve Lee, Development Engineering Manager ~~~ Traffic Concurrency Test -The Alpine Nursery Preliminary Plat; File No. LUAlS-000018, PP, ECF The Alpine Nursery Preliminary Plat is a proposed 27 lot subdivision on 9.64 acres. The subject property is roughly rectangular in shape and is a currently a collection of three parcels on the south side of SE 144th St between 160th and 161'' Ave SE. The site is located on Residential-4 dwelling units per acre (R-4) zoning classification. The current use of the parcels contains two single family residences, a garden nursery, and several detached structures. The site is surrounded by existing single family subdivisions zoned R-4 within the City limits and Unincorporated King County. The Traffic Analysis prepared by TraffEx (dated December 31, 2014) included information that the net new peak hour trips generated by the project will be 21 in the weekday AM peak hour and 28 net new trips in the PM peak hour with a total of 267 net new daily trips. This project passes the City of Renton Traffic Concurrency Test per RMC 4-6-070.D as follows: Traffic Concurrency Test Criteria Pass Implementation of citywide Transportation Plan Yes Within allowed growth levels Yes Project subject to transportation mitigation or impact fees Yes Site specific street improvements to be completed by project Yes Traffic Concurrency Test Passes EXHIBIT 16 Transportation Concurrency Test -Storage One on 4th Expansion Page 2 of 3 March 17, 2015 Evaluation of Test Criteria Implementation of citywide Transportation Plan: As shown on the attached citywide traffic concurrency summary, the city's investment in completion of the forecast traffic improvements are at 130% of the scheduled expenditure through 2014. Within allowed growth levels: As shown on the attached citywide traffic concurrency summary, the calculated citywide trip capacity for concurrency with the city adopted model for 2014 is 94,476 trips, which provides sufficient capacity to accommodate the 267 additional trips from this project. A resulting 94,209 trips are remaining. Project subject to transportation mitigation or impact fees: The project will be subject to transportation impact fees at time of building permit for each new single family residence. The TraffEx report also provided a 'Traffic Mitigation Requirements' on page 4 that does not fully comply with the adopted composite of development fees found in Section XI of Resolution No. 4164 and Ordinance 5670. Site specific street improvements to be completed by project: The project will be required to complete all internal and frontage street improvements for the plat prior to recording. Any additional off-site improvements identified through SEPA or land use approval will also be completed prior to final occupancy. Background Information on Traffic Concurrency Test for Renton The City of Renton Traffic Concurrency requirements for proposed development projects are covered under Renton Municipal Code (RMC) 4-6-070. The specific concurrency test requirement is covered in RMC 4-6-070.D, which is listed for reference: D. CONCURRENCY REVIEW PROCESS: l. Test Required: A concurrency test shall be conducted by the Department for each nonexempt development activity. The concurrency test shall determine consistency with the adopted Citywide Level of Service Index and Concurrency Management System established in the Transportation Element of the Renton Comprehensive Plan, according to rules and procedures established by the Department. The Department shall issue an initial concurrency test result describing the outcome of the concurrency test. 2. Written Finding Required: Prior to approval of any nonexempt development activity permit application, a written finding of concurrency shall be made by the City as part of the development permit approval. The finding of concurrency sholl be made by the decision moker with the authority to approve the accompanying development permits required for a development activity. A written finding of concurrency shall apply only to the specific land uses, densities, intensities, and development project described in the application and development permit. Transportation Concurrency Test -Storage One on 4th Expansion Page2of3 March 17, 2015 Evaluation of Test Criteria Implementation of citywide Transportation Plan: As shown on the attached citywide traffic concurrency summary, the city's investment in completion of the forecast traffic improvements are at 130% of the scheduled expenditure through 2014. Within allowed growth levels: As shown on the attached citywide traffic concurrency summary, the calculated citywide trip capacity for concurrency with the city adopted model for 2014 is 94,476 trips, which provides sufficient capacity to accommodate the 267 additional trips from this project. A resulting 94,209 trips are remaining. Project subject to transportation mitigation or impact fees: The project will be subject to transportation impact fees at time of building permit for each new single family residence. The TraffEx report also provided a 'Traffic Mitigation Requirements' on page 4 that does not fully comply with the adopted composite of development fees found in Section XI of Resolution No. 4164 and Ordinance 5670. Site specific street improvements to be completed by project: The project will be required to complete all internal and frontage street improvements for the plat prior to recording. Any additional off-site improvements identified through SEPA or land use approval will also be completed prior to final occupancy. Background Information on Traffic Concurrency Test for Renton The City of Renton Traffic Concurrency requirements for proposed development projects are covered under Renton Municipal Code (RMC) 4-6-070. The specific concurrency test requirement is covered in RMC 4-6-070.D, which is listed for reference: D. CONCURRENCY REVIEW PROCESS: 1. Test Required: A concurrency test shall be conducted by the Department for each nonexempt development activity. The concurrency test shall determine consistency with the adopted Citywide Level of Service Index and Concurrency Management System established in the Transportation Element of the Renton Comprehensive Plan, according to rules and procedures established by the Department. The Department shall issue an initial concurrency test result describing the outcome of the concurrency test. Z. Written Finding Required: Prior to approval af any nonexempt development activity permit application, a written finding of concurrency shall be mode by the City as part of the development permit approval. The finding of concurrency shall be made by the decision maker with the authority to approve the accompanying development permits required for a development activity. A written finding of concurrency shall apply only to the specific land uses, densities, intensities, and development project described in the application and development permit. Transportation Concurrency Test -Jtorage One on 4th Expansion Page 3 of3 March 17, 2015 3. Failure of Test: If no reconsideration is requested, or if upon reconsideration o project fails the concurrency test, the project application sho/1 be denied by the decision maker with the authority to approve the accompanying development activity permit application. The Concurrency Management System established in the Transportation Element on page Xl-65 of the Comprehensive Plan states the following: Based upon the test of the citywide Transportation Plan, consideration of growth levels included in the LOS-tested Transportation Plan, payment of a Transportation Mitigation Fee, and an application of site specific mitigation, development will have met City of Renton concurrency requirements. STATE OF WASHINGTON, COUNTY OF KING } AFFIDAVIT OF PUBLICATION PUBLIC NOTICE Linda M Mills, being first duly sworn on oath that she is the Legal Advertising Representative of the Renton Reporter a weekly newspaper, which newspaper is a legal newspaper of general circulation and is now and has been for more than six months prior to the date of publication hereinafter referred to, published in the English language continuously as a weekly newspaper in King County, Washington. The Renton Reporter has been approved as a Legal Newspaper by order of the Superior Court of the State of Washington for King County. The notice in the exact form annexed was published in regular issues of the Renton Reporter (and not in supplement form) which was regularly distributed to its subscribers during the below stated period. The annexed notice, a: Public Notice was published on February 27, 2015. The full amount of the fee charged for said foregoing publication is the sum of $112.00. / ///"~ ,,::i;7 ,?i? ,:,c>·L vtinda M. Mills Legal Advertising Representative, Renton Reporter Subscribed and sworn to me this 27th day of February, 2015. Kc/!/ lu· i II-LU - Kathleen C. Sherman, Notary Public for the State of Washington, Residing in Buckley, Washington ,'.;",:;· ~. '-·~·: ~ ,, ... ~···, -'-,".,~:. ·-~ f" ·. ,;;,C: . ·~,:~;,, '·\{ F ~ -':,,,,,/; .i/'.}1\'.>:'-.. .-, .. ~ . I\\ . ·; ' . .,·,'\ .,.'. NOTICE OF ENVIRONMENTAL DETERMINATION ENVIRONMENTAL REVIEW COMMITTEE AND PUBLIC HEARING RENTON, WASHINGTON The Environmental Review Committee has issued a Determi- nation of Non-Significance Miti- gated (DNS-M) for the following project under the authority of the Renton municipal code. Alpine Nursery Preliminary Plat, 15-000018, ECF, PP Location l 6000 block of SE I 14th Street The applicant is re- questing SEPA & Preliminary Plat approval for a 27 Jot subdi- vision with three tracts. The 9. 64-acre site is located within the Residential-4 dwelling units per acre (R-4) zoning classifica- tion. The 27 lots would result in a density of 3.98. Access to the plat is proposed via an extension of 161st Ave SE and a partial extension of 160th Ave SE. There appears to be no critical areas located on site Appeals of the DNS-M must be filed in writing on or befol'f 5:00 p.m. on March 13, 2015. Appeals must be filed in Miting together with the required fee with: Hearing Examiner c/o City Clerk, City of Renton, l 055 S Grady Way, Renton, WA 98057 Appeals to the Hearing Examiner are governed by RMC 4-8-110 and more information may be obtained from the Renton City Clerk's Office, 425-430-6510 A Public Hearing will be held by the Hearing Examiner in the Council Chambers. City Hall, on March 24, 2015 at 11:00 am to consider the submitted applica- tion. If the DNS-M is appealed, the appeal will be heard as part of this public hearing. Interested parties are invited to attend the public hearing. Published in the Renton Reporter on February 27, 2015.#1255857 OF ENVIRONMENTAL DETERMINATION ISSUANCE OF A DETERMINATION OF NONSIGNIFICANCE -Mm GATED (DNS-M) POSTED TO NOTIFY INTERESTED PEF!SONS OF AN ENVIRONMENTAL ACTION PAOIECT NAM!: Alplno N~IHF'f Prollml~•rv Plat PRDJtCT MUM8ER: WAlS-00001&, £CF, PP LDCATIDII: l&DUSlll4'1"'5T/141i:t5lU"All'ESll DESCRIPTION: THf APPI.JCA/IIT IS Rl'.[lUBTING W'lt. ENVIRONMENTAi llflllEW ANO PRWMlNAA'I Pl.AT APPAOVM. fOA It. 27 LaT SUIIDM!ilON W1TII THRl'.E TIIACTS FOIi OPEN SPlt.Cf,. TREE RE1EN110N, ANO ORAIJIAGE. THE SUIIJKT PIIOf'HTV IS It. COL1ECTION OF THREE PMCt:L5 I.DCATW Dfl THE SCH.11li $!OE OF SE HI'" ST HTWEfN I'°" A\/'E SE AND 161.,. AVE 5l. THE Rt5UlTIN6 9.&oW.CII.E SITl IS 1.0tATUI WITHIN THt RUIDENTIAl-4 DWEIUW UNITS PH ACRIE 111-t) ZONING tl,USIFICATION. Tl<E 21 (OTS WDULJJ ll~T IN A DENSITT OF 3.98 OWUUNG Ullln PH ACIIE. LOT SIZU WCU\D RANGE FA0M I.ID) 5Ql/AIIE FElT TO U,§9 SQUARE FUT. ACC£5$ TD THl PLAT IS P~DPOUDVIA AN l:XnHSION OF lH" AVES( ANO !&D"' A\11! St. INlUNAI. OROJLATH:IN Tf.llMINAltS IN A CUL-OU~ 1N THE NOATHEIIII PORTION Ol'THE PIIOPtRTI'. THE so1.mm1N POIITION OfTHE SITf. CONTAIN! GIIID CONNKTlotlS FROM 160TH TO l&IST AYf SE ALIGNED WITH Sf 1u"' ST ,I.HD SE 11&"' l'I.Att. "-I.I. UISTING STKUa\JRES ON SITE ARE PIIOf'OSED TO I( DU ... Dll5HEO. THERE ME S911 5IGNIFICANT TRW ON THE sm: OF WH!Ctt THE APPi.JC/i.NT 15 pROf'OSING TO RETAIN 10Z TRE6. TMERE APP[AII TO Bf: NO CIIIT1CAIAllfA5 lOCATf.O ON SITr. Tl+E OTY OF R<NTON ENV,RONMENTAL RE\'lEW COMMITTEE (ERCI HA5 DETERMINED THAT THE PRO!'OSED ACTION HAS PIIOBABLf S!GMIHCANT IMPAm TIM.T CAN BE MmGATEO THROUGH MITIGATIOM MEASU~ES. Ap,uil of the t,wlronnu,nta,I datarmlAitlOII mllSt b• fll•d in writln1 °" ar bafnn 5:00 p.m. an March U, 2015, to1.ihar with tlM requtrl'II IH with: HliH1n1 Exlndn•r, Cit\' ol Rornton, 1055 Soutll Grady Way, Renton, WA 99057. Appo•ls to tha Examlnar an 10..,.mecl by City ot RMC 4-5-llD and llllonutlon r•prdln1 the apjMOI proam may bit obtained tram Iha R•ntan CftV Oort<', Offlai, {4:Z.SI UD-6510. A PUBLIC HEAFIIMG WILL BE HELD SY THE RENTON HEARING EXAMlt.ER AT HIS REGULAR MEml<IG IN THE COUNaL CHAMBEl!S ON THE 7TH fLOOR OF CITY HAL1, 10SS SOUTH GRADV WAY, RENTON, WASHINGTON, ON MARCH 24, 2015 AT 11:00 AM TO CONSIDER THE PIIELIMINAR'I' PLAT. IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, THE APPEAL WILi.BE HEARD AS PARTOFTHIS PUBLIC HEARING. FOR FURTHER INFORMATION, PLEASE CONTACT THE OTY OF RENTON, OEPARTMENT OF COMMUNITY & ECONOMIC OEVELOPMEITT AT {425) 430-7200, !; t 00 NOT REMOVE THIS NOTICE WITHOUT PROPER AUTiiORIZATION n s \ a rG-£-1... PLEASE INCLUDE 11-IE PflOJECT NUMBER WHEN CAWNG FOR PROPER FILE IDENTIFICATION. I, ~ . --.-·-· -· •. 1e above document were posted in + conspicuous places or nearby the escribed property on 2_/7-=J-/;S Signed:~ I I ~ Date: < STATE OF WASHINGTON ss COUNTY OF KING I certify that I know or have satisfactory evidence that Kl',> Stic·,,s,,., signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. blic in and for the State of Washington Notary (Print): My appointment expires: __ ~A......,., c"t_j""i'~.s .... :+-"':i.~",.,.~ -'."'-)_.Cc,., I_Jj _____ _ On the 27th day of February, 2015, I deposited in the mails of the United States, a sealed envelope containing SEPA Notice and Determination documents. This information was sent to: Agencies See Attached Roy and Kim Boyer Applicant William & Mary Spiry Owner Kim Smith Owner Steve Lyman Party of Record Maher Joudi Party of Record Tim and Linda Corner Party of Record (Signature of Sender): .,,\\\\\'11 STATE OF WASHINGTON ) ;.._\.. Y P()1, )..0 ............. "\\\\111, ,.,. J/~ ) SS '<. :0,."''\11SIO., i•,,,'1? .. COUNTY OF KING ) §o~.01 .... ~I\ 1./l ·~ .::CJ ",J.. ~ :::. ~ ... .. .... I ~ I certify that I know or have satisfactory evidence that Sabrina Mirante ,_':a\ '°<r11,.\C> J ;if: j signed this instrument and acknowledged it to be his/her/their free and voluntary act tor; ~~~.i;pises mentioned in the instrument. · ... o.t' w~";1-1,~0 1,.,,, Alpine Nursery Preliminary Plat 15-000018, ECF, PP template -affidavit of service by mailing Dept. of Ecology •• Environmental Review Section PO Box47703 Olympia, WA 98504-7703 WSDOT Northwest Region • Attn: Ramin Pazooki King Area Dev. Serv., MS-240 PO Box 330310 Seattle, WA 98133-9710 US Army Corp. of Engineers • Seattle District Office Attn: SEPA Reviewer PO Box C-3755 Seattle, WA 98124 Boyd Powers • ** Depart. of Natural Resources PO Box 47015 Olympia, WA 98504-7015 KC Dev. & Environmental Serv. Attn: SEPA Section 35030 SE Douglas St. #210 Snoqualmie, WA 98065 Metro Transit Senior Environmental Planner Gary Kriedt 201 South Jackson Street KSC-TR-0431 Seattle, WA 98104-3856 Seattle Public Utilities Jailaine Madura Attn: SEPA Coordinator 700 Fifth Avenue, Suite 4900 PO Box34018 Seattle, WA 98124-4018 AGENCY (DOE) LETIER MAILING {ERC DETERMINATIONS) WDFW -Larry Fisher* 1775 12th Ave. NW Suite 201 Issaquah, WA 98027 Duwamish Tribal Office* 4717 W Marginal Way SW Seattle, WA 98106-1514 KC Wastewater Treatment Division • Environmental Planning Supervisor Ms. Shirley Marroquin 201 S. Jackson ST, MS KSC-NR-050 Seattle, WA 98104-3855 City of Newcastle Attn: Tim McHarg Director of Community Development 1283S Newcastle Way, Ste 200 Newcastle, WA 98056 Puget Sound Energy Kathy Johnson, 355 110'' Ave NE Mailstop EST llW Bellevue, WA 98004 Muckleshoot Indian Tribe Fisheries Dept.* Attn: Karen Walter or SEPA Reviewer 39015 -172nd Avenue SE Auburn, WA 98092 Muckleshoot Cultural Resources Program • Attn: Ms Melissa Calvert 39015172'' Avenue SE Auburn, WA 98092-9763 Office of Archaeology & Historic Preservation• Attn: Gretchen Kaehler PO Box48343 Olympia, WA 98504-8343 City of Kent Attn: Jack Pace Acting Community Dev. Director 220 Fourth Avenue South Kent, WA 98032-5895 City of Tukwila Steve Lancaster, Responsible Official 6200 Southcenter Blvd. Tukwila, WA 98188 *Note: If the Notice of Application states that it is an "Optional DNS" 1 the marked agencies and cities will need to be sent a copy of the Environmental Checklist, Site Plan PMT, and the Notice of Application . .. Department of Ecology Is emailed a copy of the Environmental Checklist, Site Plan PMT, & Notice to the following email address: sepaunit@ecy.wa.gov ***Department of Natural Resources is emailed a copy of the Environmental Checklist, Site Plan PMT, & Notice the following email address: sepacenter@dnr.wa.gov template -affidavit of service by mailing Rov and Kim Baver 14609 161st Ave SE Renton, WA 98059 Maher Joudi D.R. Strong Consulting Eng. 620 7th Ave Kirkland, WA 98033 Steve Lvman 14505 160th Ave SE Renton, WA 98059 Tim & Linda Corner 14611160th Ave SE Renton, WA 98059 William and Marv Spirv 16023 SE 144th St Renton, WA 98059 Kim Smith 14609 161st Ave SE Renton, WA 98059 ·"""""""---Denis Law ..... : ·. • City of. -----~M:a:yo:, ___ ............... r J l February 16, 2015 Tim and Linda Corner 146111601h Ave SE Renton, WA 98059 _!,~ d)l§~ll Community & Economic Development Department C.E. "Chip"Vincent, Administrator SUBJECT: ALPINE NURSERY PP COMMENT RESPONSE LETIER LUAlS-000018, PP, ECF Dear Mr. and Mrs. Corner: Thank you for your comments related to the Alpine Nursery; dated January 20, 2015. This letter will be added to the public record for consideration by the reviewing official and you have been added as a party of record. As a matter of clarification the applicant is proposing to dedicate a portion of their property in order to construct a half street (which includes two driving lanes} for 161'1 Ave SE (please see highlighted plat plan attached}. It also appears the abutting 30-feet to the west was conveyed to King County by dedication (Recording No. 9109130494). It is unclear what private street you are referencing so I am unable verify whether or not the proposed 1601h Ave SE access will impact your private street. Thank you for interest in this project and if you have any further questions please feel free to contact me at 425-430-7219 or rtimmons@rentonwa.gov. Thank you. ~~~ ;;~~·r Planner Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov February 27, 2015 Roy & Kim Boyer 14609 161 st Ave SE Renton,VVA 98059 Community & Economic Development Department C.E."Chi p"Vi ncent, Administrator SUBJECT: ENVIRONMENTAL (SEPAi THRESHOLD DETERMINATION Alpine Nursery Preliminary Plat, LUAlS-000018, ECF, PP Dear M/M Boyer: This letter is written on behalf of the Environmental Review 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. Please refer to the enclosed ERC Report, for a list of the Mitigation Measures. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on March 13, 2015, together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady VVay, Renton, \AJA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and information regarding the appeal process may be obtained from the City Clerk's Office, (425) 430-6510. Also, a public hearing has been scheduled by the Hearing Examiner in the Council Chambers on the seventh floor of City Hall on March 24, 2015 at 11:00 AM to consider the preliminary plat. The applicant or representative(s) of the applicant is required to be present at the public hearing. A copy of the staff recommendation will be mailed to you prior to the hearing. If the Environmental Determination is appealed, the appeal will be heard as part of this public hearing. If you have any further questions, please call me at (425) 430-7219. For the Environmental Review Committee, Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov Roy & Kim Boyer Page 2 of2 February 27, 2015 Rocale Timmons Senior Planner Enclosure • cc: William & Marilyn Spiry, Kim Smith/ Owner(s) Steve Lyman, Maher Joudi, Tim & Linda Corner/ Party(ies) of Record Denis Law Mayor City o l r t ·-µrrru· r1 February 26, 2015 Community & Economic Development Department CE."Chip"Vincent, Administrator Washington State Department of Ecology Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 Subject: ENVIRONMENTAL (SEPAi THRESHOLD DETERMINATION Transmitted herewith is a copy of the Environmental Determination for the following project reviewed by the Environmental Review Committee (ERC) on February 23, 2015: SEPA DETERMINATION: Determination of Non-Significance Mitigated (DNSM) PROJECT NAME: Alpine Nursery Preliminary Plat PROJECT NUMBER: LUAlS-000018, ECF, PP Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on March 13, 2015, together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and information regarding the appeal process may be obtained from the City Clerk's Office, {425) 430-6510. Please refer to the enclosed Notice of Environmental Determination for complete details. If you have questions, please call me at (425) 430-7219. For the Environmental Review Committee, Rocale Timmons Senior Planner Enclosure cc: King County Wastewater Treatment Division Boyd Powers1 Department of Natural Resources Karen Walter, Fisheries, Muckleshoot Indian Tribe Melissa Calvert1 Muckleshoot Cultural Resources Program Gretchen Kaehler, Office of Archaeology & Historic Preservation Ramin Pazooki, WSDOT, NW Region Larry Fisher, WDFW Duwamish Tribal Office US Army Corp. of Engineers Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov DEPARTMENT OF COMMUN11 Y AND ECONOMIC DEVELOPMENT ENVIRONMENTAL (SEPA) DETERMINATION OF NON-SIGNIFICANCE PROJECT NUMBER: APPLICANT: PROJECT NAME: -MITIGATED (DNS-M) LUA15-000018, ECF, SHPL-A Roy & Kim Boyer Alpine Nursery Preliminary Plat PROJECT DESCRIPTION: The applicant is requesting SEPA Environmental Review and Preliminary Plat approval for a 27 lot subdivision with three tracts for open space, tree retention, and drainage. The subject property is a collection of three parcels located on the south side of SE 144th St between 160th Ave SE and 161st Ave SE. The resulting 9.64-acre site is located within the Residential-4 dwelling units per acre (R-4) zoning classification. The 27 lots would result in a density of 3.98 dwelling units per acre. Lot sizes would range from 8,000 square feet to 13,369 square feet. Access to the plat is proposed via an extension of 161st Ave SE and 160th Ave SE. Internal circulation terminates in a cul-de-sac in the northern portion of the property. The southern portion of the site contains grid connections from 160th to 161st Ave SE aligned with SE 145th St and SE 146th Place. All existing structures on site are proposed to be demolished. There are 598 significant trees on the site of which the applicant is proposing to retain 102 trees. There appear to be no critical areas located on site. PROJECT LOCATION: LEAD AGENCY: 16023 SE 1441h St/14625 161" Ave SE City of Renton Environmental Review Committee Department of Community & Economic Development The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21C.030(2)(c). Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of Section 4-9-0700 Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified during the environmental review process. Because other agencies of jurisdiction may be involved, the lead agency will not act on this proposal for fourteen (14) days. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on March 13, 2015. Appeals must be filed in writing together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and more information may be obtained from the Renton City Clerk's Office, (425) 430-6510. PUBLICATION DATE: February 27, 2015 DEPARTMENT OF COMMUl\111 V AND ECONOMIC DEVELOPMENT DATE OF DECISION: SIGNATURES: Terry Higashiyama, Administrator Community Services Department FEBRUARY 23, 2015 '} _ / ;J <? J '~~ --+-'/C ~_____'.!______-~ Mark Peterson, dministrator Date & ~,:~\7'.'""" ~~ Date Ll."C~ip'~vintent, Administrator Department of Community & Economic Development I. 2,/2-~ /,s- Date DEPARTMENT OF CO 1UNITY AND ECONOMIC DEVELOPMENT DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNSM) MITIGATION MEASURES AND ADVISORY NOTES PROJECT NUMBER: APPLICANT: PROJECT NAME: LUA15-000018, ECF, PP Roy & Kim Boyer; 14609 161'1 Ave SE, Renton, WA 98059 Alpine Nursery Preliminary Plat PROJECT DESCRIPTION: The applicant is requesting SEPA Environmental Review and Preliminary Plat approval for a 27 lot subdivision with three tracts for open space, tree retention, and drainage. The subject property is a collection of three parcels located on the south side of SE 1441h St between 1601h Ave SE and 16151 Ave SE. The resulting 9.64-acre site is located within the Residential-4 dwelling units per acre (R-4) zoning classification. The 27 lots would result in a density of 3.98 dwelling units per acre. Lot sizes would range from 8,000 square feet to 13,369 square feet. Access to the plat is proposed via an extension of 16151 Ave SE and 160'h Ave SE. Internal circulation terminates in a cul-de-sac in the northern portion of the property. The southern portion of the site contains grid connections from 160th to 161st Ave SE aligned with SE 1451h St and SE 146th Place. All existing structures on site are proposed to be demolished. There are 598 significant trees on the site of which the applicant is proposing to retain 102 trees. There appear to be no critical areas located on site. PROJECT LOCATION: LEAD AGENCY: MITIGATION MEASURES: 16023 SE 144th St/ 14625 16151 Ave SE The City of Renton Department of Community & Economic Development Planning Division 1. All earthwork performed, implemented by the applicant, shall be consistent with the recommendations of the geotechnical report, prepared by Earth Solutions NW, dated June 5, 2014 or an alternate report approved by the City's Plan Reviewer. 2. Additional secondary review is required for the proposed 7-8 foot stormwater pond wall during the final engineering design which includes hydro-geotechnical evaluations for buoyancy and lining, structural review and wall drainage relief against potential hydrostatic pressures. The secondary review shall be conducted by an independent reviewer selected by the City at the applicant's expense and shall be approved by the City's Plan Reviewer prior to engineering plan approval. 3. The applicant shall be required to provide, to the Current Planning Project Manager, tree retention inspection/monitoring reports after initial clearing, final grading, and annually for two years by a qualified professional forester. The inspection/monitoring reports shall identify any retained trees that develop problems due to changing site conditions and prescribe mitigation. 4. The applicant shall submit a revised Traffic Study including an analysis of impacts caused by the proposed development to the 156th Ave SE/SE144th St and the 156th Avenue SE/SE 142nd Street intersections and recommend appropriate mitigation as necessary. The revised study shall be submitted to/approved by the City's Plan Reviewer, and applicable mitigation shall be incorporated in the proposal, prior to engineering permit approval. The applicant shall also be responsible for paying their fair share of the cost of a new signal to be installed at the 156th Avenue SE/SE 142nd Street intersection based on any new PM peak hour trips generated from the subdivision. The fee will be based on new PM peak hour trips/1,310 Total PM peak hour trips x $500,000 (cost of new signal) and shall be paid prior to the recording of the final plat. ADIVISORY NOTES: The following notes are supplemental information provided in conjunction with the administrative land use action. Because these notes are provided as information only, they are not subject to the appeal process for the land use actions. Community Services Review Comments Leslie Betlach I 425-430-6619 I LBetlach@rentonwa.gov Recommendations: 1. Parks Impact fee per ordinance 5670 applies. 2. On SE 144 Street-do not use Cercidophyllum japonicum on SE 144 Street due to overhead electric lines. Use a small maturing species-suggest Paperbark Maple (Acergriseum)-single stem, 1 terminal leader, specimen grade. 3. Quercus coccinea-do not use any Oak species or nut producing trees Suggest Sterling Linden (Tilia tomentosa 4. Road B-change species from Lot 27 and Lot 9 to 161 Avenue SE a total of 8 trees. 5. Road A-change species. Between lots 4 and 23-either eliminate tree or use a small maturing species-space is too small for a large maturing tree. 6. Street trees shall not be planted closer than 40 feet from stop signs, 30 feet from street lights, 6 feet from side water/sewer service and fire hydrants, not closer than 10 feet from driveways. Plan -Planning Review Version 1 I February 18, 2015 Engineering Review Comments Kamran Yazdidoost I 425-430-7382 I kyazdidoost@rentonwa.gov Recommendations: I have reviewed the application for the alpine Plat generally located between 160TH Ave SE and 161st Ave SE south side of SE 144TH Street and have the following comments: EXISTING CONDITIONS WATER: Water service will be provided by the Water District 90. ERC Mitigation Measures and Advisory Notes Page 2 of 8 SEWER: STORM: Sewer service will be provided by the City of Renton. There is limited storm conveyance in SE 144th Street. STREETS: There are no frontage improvements. CODE REQUIREMENTS WATER 1. Water service will be provided by Water District 90. A Water Availability Certificate is required. SANITARY SEWER 1. Sewer service is provided by the City of Renton. There is sewer main in SE 144th Street. Extension of an 8 inch sewer main will be required onsite, on 161st Ave SE and 160TH Ave SE. Plan shows sewer main onsite and 160TH Ave SE only. Extension of sewer main on 161ST Ave SE is required. 2. System development fee for sewer is based on the size of the new domestic water that will serve each new lot. Sewer fee for a¥. inch water or 1 inch meter install is $2,135.00. 3. All plats shall provide separate side sewer stubs to each building lot prior to recording of the plat. SURFACE WATER 1. A drainage plan and drainage report dated January 12, 2015 was submitted by D.R. Strong Consulting Engineers. The proposed 27 lot subdivision, zoned R 4, is subject to Full Drainage Review in accordance with the 2009 King County Surface Water Manual and City of Renton Amendments to the KCSWM, Chapters 1 and 2. The 9.64 acre site is located within the Lower Cedar River basin. Based on the City's flow control map, this site falls within the Flow Control Duration Standard, Forested Condition. Flow control facility sized to match the flow duration for forested site condition. Basic water quality will be provided using a Storm Filter system. Surface water runoff created by this development will be collected through a series of new catch basins and pipe systems in the new roadways and conveyed to an infiltration pond (Tract B) located at the southeast corner of the site. The pond is designed to infiltrate the 100 -year storm event. The project is subject to a Level 2 downstream analysis for a Y. mile from the project site, in accordance of section 1.2.2.1 ofthe King County Surface Water Design Manual as amended by the City of Renton. Downstream capacity issues have been observed and the area is considered a nuisance requiring City maintenance work. The Level 2 downstream analysis may require additional offsite mitigation work or an increase flow control to a Level 3. 2. Appropriate individual lot flow control BM Ps are required to mitigate 10% (approximately 500 600 square feet) of the area of each lot. Infiltration BMPs are proposed in the TIR. 3. A geotechnical report, dated January S, 2015 was submitted by Earth Solutions NW. The field study included seven exploration pits on ERC Mitigation Measures and Advisory Notes Page 3 of 8 the 9.64 acre site. These exploration pits were dug up to 11 feet in native's soil. No ground water was encountered. Soil type encountered is glacial outwash. A geotechnical letter, dated January 9, 2015 was submitted by earth solution NW. The field study included eight test pits at locations within tract Band the potential infiltration areas. An EPA falling head infiltration test was performed by Earth Solution NW LLC within the well graded sand and gravel soils in three of the test pits. The measured infiltration rates were 70 in/hour within the undisturbed native soils. 4. Surface water system development fee is $1,350.00 per new lot. Fees are payable prior to issuance of the construction permit. 5. A Construction Stormwater General Permit from Department of Ecology will be required. A Stormwater Pollution Prevention Plan (SWPPP) is required for this site. TRANSPORTATION/STREET 1. The current transportation impact fee rate is $2,214.44 per new single family home. The transportation impact fee that is current at the time of building permit application will be levied. Payment of the transportation impact fee is due at the time of issuance of the building permit. 2. A traffic analysis dated December 31st, 2014, was provided by TraffEx Northwest Traffic Experts. The traffic study is missing the 156 Ave SE. The traffic study is required to include all impacted street: SE 144 street, 161 Ave SE, 160 Ave SE, SE 142ND Ave SE, and 156 Ave SE. The proposed 27 lot subdivision would generate 267 daily vehicle trips. Weekday peak hour AM trips would generate 21 vehicle trips, with 16 vehicles leaving and 5 vehicles entering the site. Weekday peak hour PM trips would generate 28 vehicle trips, with 18 vehicles entering and 10 vehicles existing the site. Plan -Planning Review Version 1 I February 18, 2015 Engineering Review Comments Kamran Yazdidoost I 425-430-7382 I kyazdidoost@rentonwa.gov Primary streets impacted by this development are: • SE 144th Street • 161 Ave SE • 160 Ave SE • SE 142nd Ave SE • 156 Ave SE Increased traffic created by the development will be mitigated by payment of transportation impact fees of approximately $59,790.00. 3. To meet the City's complete street standards, the new internal roadway shall be designed to meet the residential access roadway per City code 4 6 060. The new internal roadway shall be a 53 foot right of way, with 26 feet of pavement, curb, gutter, an 8 foot planter strip, a 5 ERC Mitigation Measures and Advisory Notes Page 4 of 8 foot sidewalk and LED street lighting installed along both sides of the street. One side of the road will be marked NO PARKING. 4. Mailbox locations shall be approved by the Post Office 5. LED street lighting meeting the residential lighting standards will be required per City of Renton Standards. 6. Paving and trench restoration will comply with the City's Trench Restoration and Overlay Requirements. GENERAL COMMENTS 1. Separate permits and fees for sewer and storm connections will be required. 2. All construction utility permits for drainage and street improvements will require separate plan submittals. All utility plans shall conform to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. 3. Rockeries or retaining walls greater than 4 feet in height will be require a separate building permit. Structural calculations and plans shall be submitted for review by a licensed engineer. Special Inspection is required. 4. A tree removal and tree retention/protection plan and a separate landscape plan shall be included with the civil plan submittal. 5. A separate street lighting plan shall be included with the civil drawings. Fire Review· Building Comments Corey Thomas I 425-430-7024 I cthomas@rentonwa.gov Recommendations: Environmental Impact Comments: 1. The fire impact fees are applicable at the rate of $495.10 per single family unit. This fee is paid at time of building permit. Credit would be granted for two existing homes to be removed. Fire Code Related Comments: 1. The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300 feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. Existing hydrants can be counted toward the requirement as long as they meet current code, including 5 inch storz fittings. Existing hydrants are not within 300 feet of the furthest proposed dwellings, so new hydrants are required. A water availability certificate is required from King County Water District 90. 2. Fire department apparatus access roadways are required to be minimum 20 feet wide fully paved, with 25 feet inside and 45 feet outside turning radius. Fire access roadways shall be constructed to support a 30 ton vehicle with 322 psi point loading. Access is ERC Mitigation Measures and Advisory Notes Page 5 of 8 required within 150 feet of all points on the buildings. Dead end streets that exceed 150 feet are required to have an approved turnaround. Cul de sacs are required to be fully paved at 90 feet diameter. Police Review Comments Cyndie Parks I 425-430-7521 I cparks@rentonwa.gov Recommendations: Estimated CFS: 25 annually Minimal impact on police services. Technical Services Comments Bob MacOnie I 425-430-7369 I bmaconie@rentonwa.gov Plan -Planning Review Version 1 I February 18, 2015 Recommendations: Preliminary Plat: Bob Mac Onie 1/29/2015 The final plat document must be prepared under the direction of and stamped by a licensed "Professional Land Surveyor." Note the City of Renton land use action number and land record number, LUA15 000018 and LNDlO 0522, respectively, on the final plat submittal. 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 provided will change when this subdivision changes from preliminary to final plat status. Show two ties to the City of Renton Survey Control Network. The geometry will be checked by the city when the ties have been provided. Provide sufficient information to determine how the plat boundary was established. Include a statement of equipment and procedures used, per WAC32 130 100. Note the date the existing city monuments were visited and what was found, per WAC 332 130 150. Provide lot closure calculations. Replace the word "DISTANCE" with "DISTANT" in the legal descriptions for both Boyer parcels (Sheet 1). Correct the reference to "NORTH LANE" in two places which should read "THE NORTH LINE." Indicate what has been, or is to be, set at the corners of the proposed lots. ERC Mitigation Measures and Advisory Notes Page6of8 Note discrepancies between bearings and distances of record and those measured or calculated, if any. The lot addresses will be provided by the city for the final plat submittal. Note said addresses and the street names on the plat drawing. On the final plat submittal, remove all references pertaining to utilities facilities, trees, concrete, gravel, decks and other items not directly impacting the subdivision. These items are provided only for preliminary plat approval. Remove the site address, references to critical areas and buffers and utilities providers (noted in the "PROJECT INFORMATION" block on Sheet 1). Do note encroachments. Include in the "LEGEND" block those symbols and details that are used in the plat drawing. Do not include a utility provider's block, owners' blocks, a civil engineer's block, and a surveyor's bloc on the final submittal. Do not include any references to use, density or zoning on the final submittal If the abutting properties are platted, note the lot numbers and plat name on the plat submittal, otherwise note the properties as "Unplatted". Remove the building setback lines from the proposed lots. Setbacks will be determined at the time that building permits are issued. Note the research resources on the plat submittal. Note all easements, covenants and agreements of record on the plat drawing. The City of Renton "APPROVALS" blocks for the City of Renton Administrator, Public Works Department, the Mayor, City Clerk and the Finance Director . A pertinent approval block is also needed for the King County Assessor's Office. Provide signature lines as required. ERC Mitigation Measures and Advisory Notes Page 7 of 8 If there is a Restrictive Covenants, Conditions & Restrictions document for this plat, then reference the same on the plat drawing and provide a space for the recording number thereof. Note that if there are restrictive covenants, agreements or easements 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. There needs to be language regarding the conveyance of the Tracts (A, B, and C) created by the plat; please check with the Stormwater Utility to see if they will require that the City be the owner of Tract "B"', if not, and if there is to be a Homeowners' Association (HOA) created for this plat, the following language concerning ownership of "Tract B" (the storm drainage area) applies to this plat and should be noted on the final plat drawing as follows: "Upon the recording of this plat, Tract "B" is hereby granted and conveyed to the Plat of Alpine Nursery Homeowners' Association (HOA) for a storm drainage facility. All necessary maintenance activities for said Tract 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 Tract previously owned by the HOA and have the attendant financial and maintenance responsibilities." Otherwise, use the following language on the final plat drawing: "Lots 1 through 27, inclusive, shall have an equal and undivided ownership interest in Tract B." The foregoing statements are to be accompanied by language defining the maintenance responsibilities for any infrastructure located on the Tract serving the plat or reference to a separate recording instrument detailing the same. Please discuss with the Stormwater Utility any other language requirements regarding surface water BM Ps and other rights and responsibilities State the purpose of Tracts A and C and include pertinent language regarding ownership of said tracts, plus rights and responsibilities. All vested owner(s) of the subject plat, at the time of recording, need to sign the final plat. For the street dedication process, include a current title report noting the vested property owner. ERC Mitigation Measures and Advisory Notes Page 8 of 8 ~,~,-_ ..... .._...,.,,.,~,.~-----···~-· ... c::;;;·;f ' r r r , r j OF ENVIRONMENTAL DETERMINATION ISSUANCE OF A DETERMINATION OF NONSIGNIFICANCE -MITIGATED (DNS-M) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: Alpine Nursery Preliminary Plat PROJECT NUMBER: LUAlS-000018, ECF, PP LOCATION: 16023 SE 144'" ST/14625161" AVE SE DESCRIPTION: THE APPLICANT IS REQUESTING SEPA ENVIRONMENTAL REVIEW AND PRELIMINARY PLAT APPROVAL FOR A 27 LOT SUBDIVISION WITH THREE TRACTS FOR OPEN SPACE, TREE RETENTION, AND DRAINAGE. THE SUBJECT PROPERTY IS A COLLECTION OF THREE PARCELS LOCATED ON THE SOUTH SIDE OF SE 144'" ST BETWEEN 160'" AVE SE AND 161" AVE SE. THE RESULTING 9.64-ACRE SITE IS LOCATED WITHIN THE RESIDENTIAL-4 DWELLING UNITS PER ACRE (R-4) ZONING CLASSIFICATION. THE 27 LOTS WOULD RESULT IN A DENSITY OF 3.9B DWELLING UNITS PER ACRE. LOT SIZES WOULD RANGE FROM 8,000 SQUARE FEET TO 13,369 SQUARE FEET. ACCESS TD THE PLAT IS PROPOSED VIA AN EXTENSION OF 161" AVE SE AND 160'" AVE SE. INTERNAL CIRCULATION TERMINATES IN A CUL-DE-SAC IN THE NORTHERN PORTION OF THE PROPERTY. THE SOUTHERN PORTION OF THE SITE CONTAINS GRID CONNECTIONS FROM 160TH TO 161ST AVE SE ALIGNED WITH SE 145'" ST AND SE 146'" PLACE. ALL EXISTING STRUCTURES ON SITE ARE PROPOSED TO BE DEMOLISHED. THERE ARE 598 SIGNIFICANT TREES ON THE SITE OF WHICH THE APPLICANT IS PROPOSING TD RETAIN 102 TREES. THERE APPEAR TO BE NO CRITICAL AREAS LOCATED ON SITE. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION HAS PROBABLE SIGNIFICANT IMPACTS THAT CAN BE MITIGATED THROUGH MITIGATION MEASURES. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on March 13, 2015, together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of RMC 4-8-110 and 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 MARCH 24, 2015 AT 11:00 AM TO CONSIDER THE PRELIMINARY PLAT. IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, THE APPEAL WILL BE HEARD AS PART OF THIS PUBLIC HEARING. l'lt -•• FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT AT (425) 430-7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION. DEPARTMENT OF COMMUI\ AND ECONOMIC DEVELOPMENT j of ENVIRONMENTAL REVIEW COMMITTEE REPORT ERC MEETING DATE: Project Name: Project Number: Project Manager: Owner: Applicant/Contact: Project Location: Project Summary: Site Area: STAFF RECOMMENDATION: February 23, 2015 Alpine Nursery Preliminary Plat LUA15-000018, PP, ECF Rocale Timmons, Senior Planner Roy & Kim Boyer; 14609161'' Ave SE; Renton, WA 98059 William & Marilyn Spiry; 16023 SE 144th St; Renton, WA 98059 Roy & Kim Boyer; 14609 161" Ave SE; Renton, WA 98059 16023 SE 144th St/14625 161'' Ave SE The appllcant is requesting SEPA Environmental Review and Preliminary Plat approval for a 27 lot subdivision with three tracts for open space, tree retention, and drainage. The subject property is a collection of three parcels located on the south side of SE 144'h St between 160'h Ave SE and 161" Ave SE. The resulting 9.64-acre site is located within the Residential-4 dwelling units per acre (R-4) zoning classification. The 27 lots would result in a density of 3.98 dwelling units per acre. Lot sizes would range from 8,000 square feet to 13,369 square feet. Access to the plat is proposed via an extension of 161 '' Ave SE and 160'h Ave SE. Internal circulation terminates in a cul-de-sac in the northern portion of the property. The southern portion of the site contains grid connections from 160th to 161st Ave SE aligned with SE 145'h St and SE 146'h Place. All existing structures on site are proposed to be demolished. There are 598 significant trees on the site of which the applicant is proposing to retain 102 trees. There appear to be no critical areas located on site. 9.64 acres Staff Recommends that the Environmental Review Committee issue a Determination of Non-Significance -Mitigated (DNS-M). Project Location Map ERC Report City of Renton Department of Community & E..v .. omic Development ALPINE NURSERY PP Report of February 23, 2015 PART ONE: PROJECT DESCRIPTION/ BACKGROUND ... nvironmental Review Committee Report LUA15-000018, PP, ECF Page 2 of 11 The applicant requested SEPA Environmental Review, Preliminary Plat approval for a 27-lot subdivision on a 9.64 acre site. The application was received on January 14, 2015 and was determined complete on January 15, 2014 and is therefore vested to the codes in effect at the time of land use application. The subject property is roughly rectangular in shape and is a collection of three parcels located on the south side of SE 144th St between 160th and 161'1 Ave SE. The site is located within the Residential-4 dwelling units per acre (R-4) zoning classification. The site currently contains two single family residences, a nursery, and several detached structures all of which would be removed. The project site is surrounded by existing single family subdivisions zoned R-4 within the City limits and Unincorporated King County. The 27 lots would result in a density of 3.98 dwelling units per acre. Lot sizes would range from 8,000 square feet to 13,369 square feet. In addition to the 27 lots, 6 tracts are proposed for storm drainage, open space and tree retention. Access to the plat would be gained from 1601h and 161'' Ave SE via new. internal residential streets. A cu I- de-sac is proposed near the northern end of the property. No direct access is proposed from SE 144'h St. The applicant has submitted a Wetland Evaluation, Drainage Report, Arborist Report, Traffic Impact Analysis, Infiltration Analysis, and a Geotechnical Engineering study with the application. There are 598 significant trees on the site of which the applicant is proposing to retain 102 trees. A stormwater pond is proposed within Tract B, located in the southeast portion of the site, which would discharge into 161" Ave SE. The applicant is proposing excavation in the amount of approximately 18,590 cubic yards and 14,310 cubic yards of fill. The net export volume is approximately 4,280 cubic yards. Construction is anticipated to commence in the Spring of 2016. Staff received a comment letter from one neighboring property owner (Exhibit A.11). Questions/concerns regarding water quality and access were raised within the letter. No other agency or public comments have been received. I PART TWO: ENVIRONMENTAL REVIEW In compliance with RCW 43.21C.240, the following environmental (SEPA) review addresses only those project impacts that are not adequately addressed under existing development standards and environmental regulations. A, Environmental Threshold Recommendation Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials: ERCReport City of Renton Department of Community & E mic Development lironmenta/ Review Committee Report LUAlS-000018, PP, ECF ALPINE NURSERY PP Report of February 23, 2015 Page 3 of 11 Issue a DNS-M with a 14-day Appeal Period. B. Mitigation Measures c. 1. All earthwork performed, implemented by the applicant, shall be consistent with the recommendations of the geotechnical report, prepared by Earth Solutions NW, dated June 5, 2014 or an alternate report approved by the City's Plan Reviewer. 2. Additional secondary review is required for the proposed 7-8 foot stormwater pond wall during the final engineering design which includes hydro-geotechnical evaluations for buoyancy and lining, structural review and wall drainage relief against potential hydrostatic pressures. The secondary review shall be conducted by an independent reviewer selected by the City at the applicant's expense and shall be approved by the City's Plan Reviewer prior to engineering plan approval. 3. The applicant shall be required to provide, to the Current Planning Project Manager, tree retention inspection/monitoring reports after initial clearing, final grading, and annually for two years by a qualified professional forester. The inspection/monitoring reports shall identify any retained trees that develop problems due to changing site conditions and prescribe mitigation. 4. The applicant shall submit a revised Traffic Study including an analysis of impacts caused by the proposed development to the 156th Ave SE/SE144th St and the 156th Avenue SE/SE 142nd Street intersections and recommend appropriate mitigation as necessary. The revised study shall be submitted to/approved by the City's Plan Reviewer, and applicable mitigation shall be incorporated in the proposal, prior to engineering permit approval. The applicant shall also be responsible for paying their fair share of the cost of a new signal to be installed at the 156th Avenue SE/SE 142nd Street intersection based on any new PM peak hour trips generated from the subdivision. The fee will be based on new PM peak hour trips/1,310 Total PM peak hour trips x $500,000 (cost of new signal) and shall be paid prior to the recording of the final plat. Exhibits Exhibit A.1 Exhibit A.2 Exhibit A.3 Exhibit A.4 Exhibit A.5 Exhibit A.6 Exhibit A.7 Exhibit A.8 Exhibit A.9 Exhibit A.10 Exhibit A.11 Exhibit A.12 Exhibit A.13 ERC Report (dated February 23, 2015) Preliminary Plat Plan Landscape Plan Aerial Photo Wetland Evaluation (dated January 4, 2015) Drainage Administrative Interpretation Geotechnical Report (dated June 5, 2014) Drainage Report (dated June 2, 2014) Traffic Impact Analysis {dated May, 2014) Infiltration Analysis (January 9, 2015) Public Comments: Corner (dated January 20, 2015) Tree Retention Plan Tree Retention Report (dated January 5, 2015) £RC Report City of Renton Department of Community & Et_ .. omic Development ALPINE NURSERY PP Report of February 23, 2015 D. Environmental Impacts environmental Review Committee Report LUAlS-000018, PP, ECF Page 4 of 11 The Proposal was circulated and reviewed by various City Departments and Divisions to determine whether the applicant has adequately identified and addressed environmental impacts anticipated to occur in conjunction with the proposed development. Staff reviewers have identified that the proposal is likely to have the following probable impacts: 1. Earth Impacts: The existing site topography descends very gently form 144th Ave SE south; with an elevation change of approximately 15 feet. The applicant is proposing excavation in the amount of approximately 18,590 cubic yards and 14,310 cubic yards of fill is computed for the project. The net export volume is approximately 4,280 cubic yards. Any excess material that would not be used on site is expected to be exported off site. Following construction it is anticipated the proposal would result in an impervious cover of approximately 65%. The applicant submitted a Geotechnical Report prepared by Earth Solutions NW LLC, dated June 5, 2014 (Exhibit A. 7). The report states that there are no geotechnical conditions on site that would preclude the proposed development. Soil conditions on site were observed in seven test pits excavated with a track hoe. Underlying topsoil and fill, native soil exists consisting primarily of medium dense to dense glacial outwash extending down to the maximum exploration depth of five feet below grade. The soils on site have been determined as Everett Gravelly Sandy Loam series soils. Groundwater was not observed at any of the test pit locations during fieldwork (May 2014). However seepage is anticipated at some locations particularly in winter months depending on precipitation duration and intensity. The geotechnical report includes specific recommendations in order to mitigate potential geotechnical impacts including: site preparation and grading, excavation, slopes and embankments, foundation support, floor slab-on-grade, drainage considerations, and pavement. Therefore, staff recommends as a mitigation measure that the applicant comply with the recommendations included in the provided Geotechnical Engineering Report (Exhibit A.7). It should be noted that an Infiltration Analysis was also prepared for the site by Earth Solutions NW LLC, dated January 9, 2015 (Exhibit A.10). An additional eight test pits were excavated throughout the stormwater footprint in the southern portion of the site and were expanded to 13 feet in depth. Infiltration testing was performed and infiltration rates were measured at 70 inches per hour. Soil erosion is possible during demolition of existing structures and improvements especially if conducted in the wet season. The applicant will be required to design a Temporary Erosion and Sedimentation Control Plan (TESCP) pursuant to the current 2009 King County Surface Water Design Manual Erosion and Sediment Control Requirements. Mitigation Measures: 1. All earthwork performed, implemented by the applicant, shall be consistent with the recommendations of the geotechnical report, prepared by Earth Solutions NW, dated June 5, 2014 or an alternate report approved by the City's Plan Reviewer. Nexus: SEPA Environmental Regulations, RMC 4-4-060 Grading, Excavation, and Mining Regulations ERC Report City of Renton Department of Community & Eo..vnomic Development ALPINE NURSERY PP Report of February 23, 2015 2. Water a. Wetland, Streams, Lakes Environmental Review Committee Report LUAlS-000018, PP, ECF Page 5 of 11 Impacts: The applicant submitted a Wetland Evaluation (Exhibit A.5), prepared by Re-Align Environmental (January 4, 2015). The report stated the there are no streams or wetlands located on site. The site also does not appear to contain any critical area buffer. Similarly, City Critical Area Maps show no streams or wetlands located within 500 feet of the site, indicating that no buffers from off-site critical areas would affect this parcel. Mitigation Measures: No further mitigation needed Nexus: Not applicable b. Storm Water Impacts: The site is located within the Lower Cedar River drainage basin. Under pre-developed conditions, site runoff sheet flows south onto neighboring properties to the south. The applicant submitted a Preliminary Drainage Report prepared by DR Strong, dated January 12, 2015 (Exhibit A.8). Based on the City's flow control map, this site falls within the Flow control Duration Standard Forested site conditions area. An Offsite Level One Downstream Analysis was included in the provided report. The report states that the runoff from the proposed project would be collected and conveyed by a catch basin/pipe network to a detention/wet pond on the southern edge of the developed area. The pond is designed to infiltrate the 100-year storm event. The proposed runoff would then be discharged from the southeast corner of the site into a proposed conveyance system in 161" Ave SE. The pre-developed and developed runoff flow paths converge within Y. mile. Downstream capacity issues have been observed and the area is considered a nuisance requiring City maintenance work and there is potential for the proposal to aggravate existing or create new drainage problems. The applicant is proposing to include a pond wall of approximately 7-8-feet in height. However, due to potential seepage in and out of the pond, additional secondary review is recommended during final engineering design that includes hydro-geotechnical evaluations for buoyancy and lining, structural review and wall drainage relief against potential hydrostatic pressures. The secondary review shall be conducted by an independent reviewer selected by the City at the applicant's expense and shall be approved by the City's Plan Reviewer prior to engineering plan approval. Additionally, the applicant would be required to be provide due diligence in the grading and collection of drainage design during the construction phase so that runoff and erosion does not impact the neighboring properties which will likely include an evaluation of the overflow route conveyance capacity as part of the final TIR to ensure adequate capacity exists downstream during a 100 year event. Finally, an existing administrative interpretation requires all drainage facilities be required to maintain up to a 15-foot vegetated buffer around drainage pond facilities (Exhibit A.6). It appears the proposal includes an adequate landscape buffer along the perimeter of the proposed drainage facility. Mitigation Measures: 1. Additional secondary review is required for the proposed 7-8 foot stormwater pond wall during the final engineering design which includes hydro-geotechnical evaluations for buoyancy and ERCReport City of Renton Department of Community & .......... nomic Development ALPINE NURSERY PP Report of February 23, 2015 Environmental Review Committee Report WA15-000018, PP, ECF Page 6 of 11 lining, structural review and wall drainage relief against potential hydrostatic pressures. The secondary review shall be conducted by an independent reviewer selected by the City at the applicant's expense and shall be approved by the City's Plan Reviewer prior to engineering plan approval. Nexus: SEPA Environmental Regulations; 2009 King County Surface Water Design Manual as amended by the City of Renton 3. Vegetation Impacts: The vegetation across the subject site has been heavily disturbed by nursery activity, with Douglas fir and bigleaf maple representing the canopy that remains onsite. South of the nursery parcel, the two other lots are dominated by Douglas fir, western red cedar, and big leaf maple in the canopy, with common occurrences of Douglas fir and Indian plum in the sub-canopy and Nootka rose in the shrub layer. Herbaceous species found in the undisturbed forest areas include bracken fern, sword fern and Oregon grape. The applicant submitted a Tree Arborist Report prepared by Greenforest Incorporated Consulting Arborist (dated January 5, 2015) (Exhibit A.13). There are a total of 598 trees located on site. The applicant is required to retain 30 percent of the trees located on site that are not located within critical areas, proposed rights-of-way and access easements. Of the 598 trees located on site 260 trees would be excluded from the tree retention requirements. The provided tree retention worksheet indicates 14 trees are considered dead diseased or dangerous and 246 trees are located within proposed public streets. Therefore, the applicant would be required to retain at least 102 trees on site. The applicant has proposed to retain 102 trees thereby complying with Tree Retention requirements of the code (Exhibit A.12). The proposed tree retention plan preserves and enhances the City's physical and aesthetic character by minimizing indiscriminate removal of the vegetation on site. The provided Tree Retention Report includes a specific recommendation for inspection of retained trees due to changing site conditions (Exhibit A.13). In order to ensure trees were protected during construction activities from damage to tree roots, trunks, and branches staff recommends, as a mitigation measure, the applicant be required to provide, to the Current Planning Project Manager, tree retention inspection/monitoring reports after initial clearing, final grading, and annually for two years by a qualified professional forester. The inspection/monitoring reports shall identify any retained trees that develop problems due to changing site conditions and prescribe mitigation. It should also be noted that the applicant also provided a conceptual landscape plan as part of the Preliminary Plat submittal which included the planting of 100 new trees on site (Exhibit A.3). Mitigation Measures: 1. The applicant shall be required to provide, to the Current Planning Project Manager, tree retention inspection/monitoring reports after initial clearing, final grading, and annually for two years by a qualified professional forester. The inspection/monitoring reports shall identify any retained trees that develop problems due to changing site conditions and prescribe mitigation. Nexus: SEPA Environmental Regulations, RMC 4-4-130 Tree Retention and Land Clearing Regulations ERCReport City of Renton Department of Community & 1..wnomic Development ALPINE NURSERY PP Report of February 23, 2015 4. Transportation Environmental Review Committee Report LUAlS-000018, PP, ECF Page 7 of 11 Impacts: The development located on the south side of SE 1441h St between 1601h Ave SE and 161'1 Ave SE at 16023 SE 1441h St. The site is within close proximity to King County Metro Route #111. The nearest public transit stop is located at the northeast corner of the site at the intersection of SE 1441h St and 161'1 Ave SE. Access to the plat would be gained from 1601h Ave and 161 st Ave SE. The internal access streets connect 1601h Ave SE and 161'1 Ave SE. Level of Service: The applicant submitted a Traffic Impact Analysis prepared by TraffEx, dated December 31, 2014 (Exhibit A.9). The report states that the proposed development would generate approximately 267 net new daily trips. During the weekday AM peak hour, the project would generate approximately 21 net new trips (S inbound and 16 outbound). During the weekday PM peak hour, the project would generate approximately 28 net new trips (18 inbound and 10 outbound). The report also analyzed the level of service at the following intersections: 1601h Ave SE/SE 1441h St and 161'1 Ave SE/SE 1441h St. The traffic study states that these intersections will continue to operate at an acceptable level of service (LOS B). The proposed project does not disclose likely impacts to the intersections of 1561h Ave SE/SE1441h St and 1561h Avenue SE/SE 142"d Street. Therefore, staff recommends as a mitigation measure that the applicant submit a revised Traffic Study including an analysis of impacts caused by the proposed development to the 1561h Ave SE/SE144'h St and the 1561h Avenue SE/SE 142"d Street intersections and recommend appropriate mitigation as necessary. The revised study shall be submitted to/approved by the City's Plan Reviewer, and applicable mitigation shall be incorporated in the proposal, prior to engineering permit approval. It should be noted that the City's Transportation Division has conducted an independent study of the existing background traffic situation at the 1561h Avenue SE/SE 142"d Street intersection. Based on the City's study the existing conditions warrant the installation of a traffic signal at this intersection with or without the construction of the proposed subdivision. With the installation of a traffic signal at this intersection, it is anticipated that the traffic conditions in the project vicinity would improve. The installation of a traffic signal is not included on the City's Transportation Improvement Program (TIP), therefore transportation impacts fees would not fund the installation of a signal. Due to the existing LOS designation F at the 156'h Avenue SE/SE 142"d Street intersection and the fact that the required traffic impact fees would not fund a traffic signal at this intersection, staff recommends that the SEPA mitigation measure also include the language requiring the applicant to be responsible for paying their fair share of the cost of a new signal to be installed at the 156'h Avenue SE/SE 142"d Street intersection based on any new PM peak hour trips. The fee will be based on new PM peak hour trips/1,310 Total PM peak hour trips x $500,000 (cost of new signal) and shall be paid prior to the recording of the final plat. Increased traffic created by the development would be mitigated by payment of transportation impact fees. Currently this fee is assessed at $2,143.70 per new single-family home. The fee, as determined by the Renton Municipal Code at the time of building permit issuance shall be payable to the City. ERCReport City of Renton Department of Community & Ec~ .. ~mic Development ALPINE NURSERY PP Report of February 23, 2015 Frontage Improvements: c:.nvironmental Review Committee Report WAlS-000018, PP, ECF Page 8 of 11 All internal and frontage roads are required to meet street standards pursuant to RMC 4-6-060. The internal public streets have been proposed with a right-of-way width of 53 feet which meets the City's complete street requirements for residential access streets. Pavement width of 26 feet, 0.5 foot wide curbs, 8 foot wide landscaped planters (on both sides of the street), 5 foot wide sidewalks (on both sides of the street), drainage improvements, and street lighting are required. The applicant is not proposing any modifications for the internal or frontage road network. Half-street improvements are proposed on SE 144th St, 1601h Ave SE, and 161'' Ave SE. Along SE 144th St approximately 15 feet of pavement width, curb, gutter, 5-foot sidewalk, and 8-foot planter are proposed on the south side of SE 144th St. The applicant is proposing the dedication of a 30-foot easement which existing along the northern property line. The 160th Ave SE improvement would include 20 feet of pavement width to the face of the curb, curb, gutter, 5-foot sidewalk, and 8-foot planter along the east side of the street. A comment letter received by a neighboring property owner raised questions regarding the ownership of the unimproved 160th Ave SE. Currently 30 feet of right-of-way exists west of the site for the northern 660 feet and this area is not located within an easement. The proposed improvements would require a 25-35 foot wide right-of-way dedication along 160'h Ave SE. The 161'' Ave SE improvement would include 13 feet of pavement width from the centerline to the face of the curb, curb, gutter, 5-foot sidewalk, and 8-foot planter along the west side of the street. The improvements would require a 26 foot wide right-of-way dedication along portions of the street frontage. Concurrency: A concurrency recommendation will be provided in the staff report to Hearing Examiner based upon the test of the citywide Transportation Plan, consideration of growth levels included in the LOS-tested Transportation Plan, payment of a Transportation Mitigation Fee, and an application of site specific mitigation. The development will have to meet the City of Renton concurrency requirements. Mitigation Measures: The applicant shall submit a revised Traffic Study including an analysis of impacts caused by the proposed development to the 1561h Ave SE/SE144'h St and the 1561h Avenue SE/SE 142"d Street intersections and recommend appropriate mitigation as necessary. The revised study shall be submitted to/approved by the City's Plan Reviewer, and applicable mitigation shall be incorporated in the proposal, prior to engineering permit approval. The applicant shall also be responsible for paying their fair share of the cost of a new signal to be installed at the 155th Avenue SE/SE 142"d Street intersection based on any new PM peak hour trips generated from the subdivision. The fee will be based on new PM peak hour trips/1,310 Total PM peak hour trips x $500,000 (cost of new signal) and shall be paid prior to the recording of the final plat. Nexus: SEPA Environmental Regulations, RMC 4-6-060 Street Standards E. Comments of Reviewing Departments The proposal has been circulated to City Department and Division Reviewers. Where applicable, their comments have been incorporated into the text of this report and/or "Advisory Notes to Applicant." ERCReport City of Renton Department of Community & ____ omic Development ALPINE NURSERY PP r::nvironmental Review Committee Report WAlS-000018, PP, ECF Report of February 23, 2015 Page 9 of 11 v' Copies of all Review Comments are contained in the Official File and may be attached to this report. The Environmental Determination decision will become final if the decision is not appealed within the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Environmental Determination Appeal Process: Appeals of the environmental determination must be filed in writing together with the required fee to: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057, on or before 5:00 p.m. on March 13, 2015. RMC 4-8-110 governs appeals to the Hearing Examiner and additional information regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall -J'h Floor, (425) 430-6510. ADVISORY NOTES TO APPLICANT The following notes are supplemental information provided in conjunction with the administrative land use action. Because these notes are provided as information only, they are not subject to the appeal process for the land use actions. Planning 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 a.m. to 3:30 p.m., Monday through Friday unless otherwise approved by the Development Services Division. 2. A tree removal and tree retention/protection plan and a separate landscape plan shall be included with the civil plan submittal. Water 1. The proposed development is within the Water District 90's water service area. 2. Water availability certificate from the Water District 90 was provided to the City during the land use application. 3. Approved water plans from the Water District 90 must be provided during the utility construction plan review. 4. The project must meet all Fire Department requirements including hydrants and fire flow. Sanitary Sewer 1. The site is located in the City of Renton sewer service area. 2. There is sewer main in SE 144th Street. Extension of an 8-inch sewer main will be required onsite, on 161" Ave SE and 160'H Ave SE. Plan shows sewer main onsite and 160'H Ave SE only. Extension of sewer main on 161 5 ' Ave SE is required. 3. Extension of sewer main through the public streets, and individual side sewers to serve the individual lots will be required. 4. The development is subject to a wastewater system development charge (SDC) fee. The SDC fee for sewer is based on the size of the new domestic water to serve the new home on each lot. The sewer fee for a %-inch or 1-inch meter install is $2,135.00 (2015 rate). The rate at the time of issuance of the utility construction permit will be applicable. 5. The Central Plateau Interceptor Special Assessment District fee (SAD) fee will be applicable on the project. The SAD fee rate when it was established in 2009 was $351.95 plus interest per lot. As of 3/24/2015, the SAD fee rate per lot is $456.82 plus additional interest per day of $0.05111. The rate that will be applicable on the issuance day of the utility construction permit will be applicable on this project. Surface Water 1. As per the Manual, the minimum separation between water and stormwater lines is 10 feet and the minimum separation between stormwater lines and other utility lines is 7 feet. 2. The provided infiltration letter does not provide adequate information regarding number of infiltration tests conducted in the proposed pond location, where the test was conducted and at what depth the tests were conducted. This information is needed to ensure three tests were conducted in the proposed infiltration pond. If three tests were taken in the pond, then the letter should state that three tests were taken in the pond or provide a figure showing where the infiltration tests were taken. 3. An overflow is proposed and is required. Evaluation of the overflow route conveyance capacity is requested to the Y. location as part of the final TIR to ensure adequate capacity exists downstream during a 100 year event. 4. Provide the COR information on adjoining south residential properties on if they have basements or are split levels below grade that may be impacted by the proposed infiltration facility. 5. A Construction Stormwater General Permit from Department of Ecology is required since the grading and clearing of ERCReport City of Renton Department of Community & E ALPINE NURSERY PP mic Development lironmental Review Committee Report LUAlS-000018, PP, ECF Report of February 23, 2015 Page 10 of 11 the site exceeds one acre. 6. Surface water system development (SDC) fee is $1,350.00 (2015 rate) for each lot. The rate that is applicable at the time of utility construction permit issuance will be applicable. Transportation/Street 1. Street lighting is required on public street frontages. 2. All public streets and private roads must have 0.5 feet wide vertical curb. 3. Pavement thickness must follow city of Renton standards. 4. Pedestrian connectivity must be provided with no missing portions. 5. Paving and trench restoration will comply with the City's Trench Restoration and Overlay Requirements. 6. All electrical, phone, and cable services and lines serving the proposed development must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector prior to recording the plat. 7. Maximum width of single family driveways for two car garage is 16 feet. Refer to RMC 4-4-080 regarding driveway regulations. A minimum separation of 5 feet is required between driveway and the property line. 8. The shared driveway tract cross section shown in the preliminary grading plan currently labels it as tract C, and E, whereas the plat layout plan labels differently. The name in the cross section must be corrected Fire 1. The fire impact fees are applicable at the rate of $495.10 per single family unit. This fee is paid at time of building permit. Credit would be granted for two existing homes to be removed .. 2. The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300 feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. Existing hydrants can be counted toward the requirement as long as they meet current code, including 5 inch storz fittings. Existing hydrants are not within 300 feet of the furthest proposed dwellings, so new hydrants are required. A water availability certificate is required from King County Water District 90. 3. Fire department apparatus access roadways are required to be minimum 20 feet wide fully paved, with 25 feet inside and 45 feet outside turning radius. Fire access roadways shall be constructed to support a 30 ton vehicle with 322 psi point loading. Access is required within 150 feet of all points on the buildings. Dead end streets that exceed 150 feet are required to have an approved turnaround. Cul de sacs are required to be fully paved at 90 feet diameter. Property Services: 1. The final plat document must be prepared under the direction of and stamped by a licensed "Professional Land Surveyor.11 2. Note the City of Renton land use action number and land record number, LUA15 000018 and LNDlO 0522, respectively, on the final plat submittal. 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 provided will change when this subdivision changes from preliminary to final plat status. 3. Show two ties to the City of Renton Survey Control Network. The geometry will be checked by the city when the ties have been provided. 4. Provide sufficient information to determine how the plat boundary was established. 5. Include a statement of equipment and procedures used, per WAC32 130 100. 6. Note the date the existing city monuments were visited and what was found, per WAC 332 130 150. 7. Provide lot closure calculations. 8. Replace the word "DISTANCE" with "DISTANT" in the legal descriptions for both Boyer parcels (Sheet 1). Correct the reference to "NORTH LANE" in two places which should read "THE NORTH LINE." 9. Indicate what has been, or is to be, set at the corners of the proposed lots. 10. Note discrepancies between bearings and distances of record and those measured or calculated, if any. 11. The lot addresses will be provided by the city for the final plat submittal. Note said addresses and the street names on the plat drawing. 12. On the final plat submittal, remove all references pertaining to utilities facilities, trees, concrete, gravel, decks and other items not directly impacting the subdivision. These items are provided only for preliminary plat approval. 13. Remove the site address, references to critical areas and buffers and utilities providers (noted in the "PROJECT INFORMATION" block on Sheet 1). 14. Do note encroachments. 15. Include in the "LEGEND" block those symbols and details that are used in the plat drawing. 16. Do not include a utility provider's block, owners' blocks, a civil engineer's block, and a surveyor's bloc on the final submittal. ERC Report City of Renton Department of Community & Ee ALPINE NURSERY PP Report of February 23, 2015 'ic Development 17. Do not include any references to use, density or zoning on the final submittal ·ronmental Review Committee Report LUAlS-000018, PP, ECF Page 11 of 11 18. If the abutting properties are platted, note the lot numbers and plat name on the plat submittal, otherwise note the properties as "Unplatted". 19. Remove the building setback lines from the proposed lots. Setbacks will be determined at the time that building permits are issued. 20. Note the research resources on the plat submittal. 21. Note all easements, covenants and agreements of record on the plat drawing. 22. The City of Renton "APPROVALS" blocks for the City of Renton Administrator, Public Works Department, the Mayor, City Clerk and the Finance Director . 23. A pertinent approval block is also needed for the King County Assessor's Office. Provide signature lines as required. 24. If there is a Restrictive Covenants, Conditions & Restrictions document for this plat, then reference the same on the plat drawing and provide a space for the recording number thereof. 25. Note that if there are restrictive covenants, agreements or easements 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. 26. There needs to be language regarding the conveyance of the Tracts (A, B, and C) created by the plat; please check with the Stormwater Utility to see if they will require that the City be the owner of Tract "B"', if not, and if there is to be a Homeowners' Association (HOA) created for this plat, the following language concerning ownership of "Tract B" (the storm drainage area) applies to this plat and should be noted on the final plat drawing as follows: "Upon the recording of this plat, Tract "B" is hereby granted and conveyed to the Plat of Alpine Nursery Homeowners' Association (HOA) for a storm drainage facility. All necessary maintenance activities for said Tract 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 Tract previously owned by the HOA and have the attendant financial and maintenance responsibilities." Otherwise, use the following language on the final plat drawing: "Lots 1 through 27, inclusive, shall have an equal and undivided ownership interest in Tract B." 27. The foregoing statements are to be accompanied by language defining the maintenance responsibilities for any infrastructure located on the Tract serving the plat or reference to a separate recording instrument detailing the same. 28. Please discuss with the Stormwater Utility any other language requirements regarding surface water BMPs and other rights and responsibilities State the purpose of Tracts A and C and include pertinent language regarding ownership of said tracts, plus rights and responsibilities. 29. All vested owner(s) of the subject plat, at the time of recording, need to sign the final plat. For the street dedication process, include a current title report noting the vested property owner. General Comments 1. Separate permits and fees for side sewer connection and storm connection will be required. 2. All construction utility permits for drainage and street improvements will require separate plan submittals. All utility plans shall conform to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. ERC Report ! i I a a , .. ' xxxx-xxx ( I I ! i ! I : iii / .. ~--- : ~ / ~ii / . /_ _____ ~ ' /~ .. \ ~· ' . '-·-----:- >-~~ ~ ~~ w~~ [:Q>-~ ~~> ~ z~[i ~ ~~::I: O.::c;:j~ 0 if a.. [ ~ ,· .J I ~ I I i-,.; 1-1 I a:i I 1-1 I ::c >< I=-w [_ I-~ I ii, .. I iii 11 f . I e I[ i . I Jl~,1 i l "'""""f"'"i"'""' V.>cr~,--~:, ""¥ 11<''1'"'">1>1·-' '~"' t"= "ti:,],:-""""""A1 ''l"'f"l'II -·'fl;_;L,?4 C.oc!• " s·11ma i sw~ NV1, 11' lS -,JS J&l'.MN'/1 ---------... ' -__'; \\ ·, ~r N! "'' M_ ~ m 1-1 ::c >< w Notes None 256 0 0 LU) 128 256 Feet WGS _ 1984 _Web_ Mercator_ A uxiliary_ Sphere City of &errtoif:·. F inance & IT Division · ;.QQ00018 Alpine Legend City and County Boundary Other [: J City of Renton Addresses Parcels 1st Floor 1st Floor 2nd Floor 1st Floor Olhe,r R11i lrlinn!' Information Technology -GIS RentonMapSupport@Rentonwa.gov 2/22/2015 sery EXHIB1TA4 Tn,s map is a .1ser generated static c:utput from iln lntcmcl mc1pp1ng :;.ne and s for refercrce on y Data :ayc~s that aopcar on this map may or rray not be accurate, current 0" ctt'lerw,se "ehab:e TH IS MAP IS NOT TO BE USED FOR NAV IGATION Jaunary 4, 2015 Mr. Roy Boyer 14609 161st Avenue SE Renton, WA 98059 Re-Align Environmental Entire Document Available Upon Request Re: Wetland Evaluation -Alpine Nursery Site, Renton, WA Dear Mr. Boyer: 1bis correspondence follows your request that I conduct a preliminary wetland reconnaissance on the parcels ofland located in the southeast comer of the intersection of SE 144"' Street and 160'h Ave SE. Based on your description of the site, the property under investigation includes the Alpine Nursery parcel, located to the north, and two residential parcels located immediately to the south. (See Attached Location and Site Maps). Data Collection Prior to visiting the site, online information was obtained using the King County iMap system, the US Fish and Wildlife Service online National Wetlands Inventory (NWI), and the Natural Resource Conservation Service (NRCS) online soil mapping utility. As shown in the Attached iMap photos and National Wetlands Inventory Map, no mapped streams or wetlands are shown on the site. Similarly, these maps show no streams or wetlands within 500 feet of the site, indicating that no buffers from off-site critical areas would affect this parcel. Also attached is the NRCS soil report for the site. As described in the soil report, the parcels appear to be underlain by Everett gravelly sandy loam, 0 to 5 percent slopes. 1bis somewhat excessively drained soil is commonly found on terraces, such as the Renton Highlands in which the site lies. 1bis soil exhibits a water table depth greater than 80 inches below the soil surface. 1bis map unit is not typically known to include hydric inclusions, which indicates that wetlands are not typically present within the map unit. Fieldwork Fieldwork was conducted on August 21,2014 using the three-parameter approach identified in the Washington State Wetlands Identification and Delineation Manual (Washington Manual) (WDOE 1997) and the Regional Supplement to the Corps of Engineers Wetland Delineation Manual· Western Mountains, Valleys and Coast Region (Regional Supplement) (USACE 2010), which are consistent with the Amry Corps of Engineers Wetlands Delineation Manual (ACOE Manual) (Environmental Laboratory 1987) and other pertinent federal and local guidance (33 CFR 328.3 [a][l-5)). During a review of the parcel boundary, I walked the perimeter of the property and found no visible indication of drainage onto, or leaving the site. I observed that the site contains one small depressional area that is approximately 3 feet deep, 30 feet wide and 50 feet long. The depression does not drain off of the site, nor does it appear to capture any surface drainage. It appears that this Bill Granger 140561/iO<"AveSE Renton, WA 90859 (206) 790-6132 EXHIBITAS t Entire Document 1-\Vailable Upon Request Department of Community and Economic Development · · Development Services Division . ADMINISTRATIVE POLICY /CODE .INTERPRETATION .. MUNICIPAL CODE SECTIONS: REFERENCE: SUBJECT: BACKGROUND: JUSTIFICATION: RMC 4-6-030 Drainage (Surface Water) Standards N/A Landscaping, fencing, pond slopes, and other standards for stormwater tracts and easements and ownership and maintenance responsibility for stormwater facilities. The current drainage code (RMC 4-6-030) references the current King County Surface Water Design Manual (KCSWDM) for compliance with stormwater standards. Requirements for landscaping in stormwater facility tracts are included in Section 5.3.1.1 of the 2009 KCSWDM as amended by the City of Renton. Section S.3.1.1 of the KCSWDM restricts planting in berms that impound water or within 10 feet of any structure. Requirements for pond geometry and side slopes are listed in Section 5.3.1.1 of the 2009 KCSWDM, as amended by the City of Renton. Adopted standards allow for the side slopes of an open detention or water quality treatment facilities (pond, wetpond, stormwater wetland, etc) to be steeper than 3:1 if a fence is provided along the wall and/or around the emergency overflow water surface elevation. This standard is resulting in facilities that are difficult to maintain, expensive in labor and materials for maintenance, and create a safety hazard to the maintenance crews. Fencing requirements are also standardized in section 5.3.1.1 of the 2009 KCSWOM, as amended by the City of Renton. A fence is required to discourage access to the stormwater pond, prevent litter, allow efficient maintenance, and In consideration of worker and public safety. Recognizing that requirements for landscaping and tree planting contribute to the aesthetics and value of new surface water installations while needing to ensure proper functionality and maintenance of facilities, both the Department of Public Works and the Department of Community and Economic Development desire to clarify standards H:\CED\Planning\ntle lV\Docket\Administrative Policy Code lnterpretatlon\Cl-38\< EXHIBITA6 Earth Solutions NWLLc Geotechnical Engineering Geology Environmental Scientists Constmction Monitoring 'f4l .~',. '' ·:· ·1 ';...., Entire Document Available Upon Request GEOTECHNICAL ENGINEERING STUDY ALPINE GARDENS PRELIMINARY PLA 16023 SOUTHEAST 144TH STREET RENTON, WASHINGTON ES-3377 Entire Document 1-\Vailable Upon Request TECHNICAL INFORMATION REPORT for ALPINE NURSERY Preliminary Plat 16023 SE 1441 " Street and 14609/14625 161 51 Avenue SE Renton, WA DRS Project No. 14069 Renton File No. Owner/Applicant Roy Boyer 14609 161st Ave SE Seattle, WA 98103 Report Prepared by hktdl D. R. STRONG Consulting Engineers, Inc. 620 ih Avenue Kirkland WA 98033 (425) 827-3063 ©2015 D.R. STRONG Consulting Engineers Inc. Report Issue Date January 12, 2015 EXHIBIT~s Entire Document Available Upon Request THE ALPINE PLAT TRAFFIC IMPACT ANALYSIS CITY OF RENTON Prepared for Mr. Roy Boyer 14609 161 91 Ave. SE Renton, WA 98059 Prepared by 11410 NE 1241h St., #590 Kirkland, Washington 98034 Telephone: 425.522.4118 Fax: 425.522.4311 December 31, 2014 EXHIBIT~9 Entire Document Available Upon Request January 9, 2015 ES-3377.02 Earth Solutions NW LLC Mr. Roy Boyer 14609 -161•1 Avenue Southeast Renton, Washington 98059 Subject: Alpine Nursery -Boyer Properties Infiltration Evaluation 16023 Southeast 144th Street Renton, Washington Dear Mr. Boyer: • '· .(,11,1, '.,, ! i, ,11 \·\, )" ,, • f:is.1'(,rnv_0 nta'. ~-:1e1·,_,·:) As requested, Earth Solutions NW, LLC (ESNW) has prepared this letter summarizing our findings regarding stormwater infiltration for the subject site. The subject site is located on the south side of Southeast 144th Street; and east of 160th Avenue Southeast in Renton, Washington. The site is occupied by two residential structures and a plant nursery. The subject site is located in an area in which glacial outwash (geologic map designation, Qgo) soil has been identified on the geologic maps which ESNW used as a reference prior to the site exploration. A representative of ESNW was on-site to observe the subsurface conditions in December of 2014, and January of 2015. ESNW observed the excavation of eight test pits using hand tools, as well as an excavator and operator, contracted by ESNW, throughout the stormwater pond footprint in southern portion of the subject site. The test pits were advanced to approximately 13 feet deep into the native soil. ESNW observed poorly graded gravel (Unified Soil Classification, GP), and well graded gravel (GW) in a dense condition at all three test locations at the bottom-of-pond elevation. The well graded gravel contained a fines content of about 2.6 percent and 2.3 percent; and a USDA description of Extremely Gravelly Coarse Sand. Please see the soil logs later in this report for a detailed description of the subsurface conditions. EPA falling head infiltration testing was performed within the well graded sand and gravel soils in three of the test pits. The excavations were terminated in the well graded sand and gravel soils at maximum of 15 feet below existing grade, which equates to a minimum of six feet below bottom-of-pond elevation. The soil conditions which ESNW observed were consistent with the geologic map designation of glacial outwash. No groundwater was observed at the test pits during our fieldwork January 2015). No confining soil layer was encountered to an elevati bottom. la(Fi ¥ 136th P!a(e \LE., Suire 2.m • Bellevue, WA 98005 • (41..'l) 449-4704 • (December 2014 and EXHIBITR10 I I . I lr)1 "-.! ~ ,;;) I ~I ---"' I , I I • i i I i I • I i I i I i I NE 1/4 SECnON 23, TOV>NSHIP 23 N, RANGE 5 E, W.M. X X X X I X X X >- "' w "' "' ::, z w z 1RCE: RErE/llflrJN O'llcu..AJJCWS "'"''""'""'""""" "''"'"1IT'"''"' .............. "'~""'~ ===~M,~11 Rnn>8C""1Aon,,...,._,., IIIU'<fOSC« ........ -.. FE..-i,.,,.NnlFN,~ 0 ;;::-~Q:J} -,.,., TESC l£GCND ~~&~~=-"" X X -··-- 00-····- a,-...,.,..-...,,"""""""""'"'"'' """-'-~ I \ I , ·-. -. --1 -I I L ALPINE NURSERY I ~ _/ ----J --I "--"--I I I "-' I I I I~ I '~ I Im \--i 161SiAVESEi ' -----~ ------1 ) --~ i I 1 I I I --j I I I I I I L ./ ~ ml DR,TRONG ::E.::!!:=8 ·--~, OolZ_"""' __ crg 811 ___ .__ ....... --- EXHIB1TA12 ~- I .:.':... I :.:-..::.=:. "i' !R CITY 01 .~ENTO~' 01on,;n9/au11•;,,g/'u01.C Wor1<, Coot " - " " , .... , .... @ NORTH :.....'," ALPINE NURSERY PRELIMINARY PLAT 1FEE CUTTINO AND LAND CL£ARNG Pl.AN January 5, 2015 Maher Joudi Greenforestlncorporated D. R. STRONG Consulting Engineers, Inc. 620 7'h Avenue Kirkland, WA 98033 RE: Alpine Tree Inspection, 16023 SE 144'h Street, Renton WA 98059 Dear Mr. Joudi: You contacted me and contracted my services as a consulting arborist. My assignment is to inspect and evaluate the condition of surveyed trees at the above referenced site. I received a tree survey from you showing the location and numbers of the significant trees. I visited the site last week and inspected the trees indicated on the sheet, which are the subject of this report. TREE INSPECTION My inspection is limited to visual observation from the subject parcels. Some trees, both off site, and within existing and proposed rights-of-way, are also included in this report. I identified the species and confirmed trunk diameter (DBH) for the surveyed trees. I also identified individual trees that are dead, dying, defective or dangerous. You identified specific trees to be saved and retained. For these trees, I further evaluated health and structure, recorded visible defects and calculated limits of disturbance. The results of this inspection are based on what is visible at the time of the inspection. 4547 South Lucile Street, Seattle, WA 98118 EXHIBIT,1-13 Department of Comn-···1ity and Economic Developme .. , NOTICE OF ENVIRONMENTAL DETERMINATION ENVIRONMENTAL REVIEW COMMITTEE AND PUBLIC HEARING RENTON, WASHINGTON The Environmental Review Committee has issued a Determination of Non-Significance Mitigated (DNS-M) for the following project under the authority of the Renton municipal code. Alpine Nursery Preliminary Plat LUA15-000018 Location: 16000 block of SE 114th Street. The applicant is requesting SEPA & Preliminary Plat approval for a 27 lot subdivision with three tracts. The 9.64-acre site is located within the Residential-4 dwelling units per acre (R-4) zoning classification. The 27 lots would result in a density of 3.98. Access to the plat is proposed via an extension of 161st Ave SE and a partial extension of 160th Ave SE. There appears to be no critical areas located on site. Appeals of the DNS-M must be filed in writing on or before 5:00 p.m. on March 13, 2015. Appeals must be filed in writing together with the required fee with: Hearing Examiner c/o City Clerk, City of Renton, 1055 S Grady Way, Renton, WA 98057. Appeals to the Hearing Examiner are governed by RMC 4-8-110 and more information may be obtained from the Renton City Clerk's Office, 425-430-6510. A Public Hearing will be held by the Hearing Examiner in the Council Chambers, City Hall, on March 24, 2015 at 11:00 am to consider the submitted application. If the DNS-M is appealed, the appeal will be heard as part of this public hearing. Interested parties are invited to attend the public hearing. Publication Date: February 27, 201S City c •.. _nton Department of Community & Economic 'opment GREEN FOLDER NOTIFICATION OF REVIEW REVIEWING DEPARTMENT: -··· ------.-----COMMENTS DUE: JANUARY 29, 2015 APPLICATION NO: LUAlS-000018, ECF, PP DATE CIRCULATED: JANUARY 15, 2015 APPLICANT: William & Mary Spiry/Roy & Kim Boyer PROJECT MANAGER: Roca le Timmons PROJECT TITLE: Alpine Nursery Preliminary Plat PROJECT REVIEWER: SITE AREA: 419,829 square feet EXISTING BLDG AREA (gross): LOCATION: 16023 SE 144th St & 14609/14625 161st Ave SE PROPOSED BLDG AREA (gross) SUMMARY OF PROPOSAL: The applicant is requesting SEPA Environmental Review and Preliminary Plat approval for a 27 lot subdivision with three tracts for open space, tree retention, and drainage. The subject property is a collection of three parcels located on the south side of SE 144th St between 160th Ave SE and 161st Ave SE. The resulting 9.64-acre site is located within the Residential-4 dwelling units per acre (R-4) zoning classification. The 27 lots would result in a density of 3.98 dwelling units per acre. Lot sizes would range from 8,000 square feet to 13,369 square feet. Access to the plat is proposed via an extension of 161st Ave SE and a partial extension of 160th Ave SE. Internal circulation terminates in a cul-de-sac in the northern portion of the property. The southern portion of the site contains grid connections from 160th to 161st Ave SE aligned with SE 145th Place. All existing structures on site are proposed to be demolished. There are 598 significant trees on the site of which the applicant is proposing to retain 102 trees. There appears to be no critical areas located on site. The applicant has submitted a Wetland Assessment, Drainage Report, Arborist Report, Traffic Impact Analysis, and a Geotechnical Engineering study with the application. A. ENVIRONMENTAL IMPACT Element of the Environment Element of the Environment Earth Housinn Air Aesthetics Water Liaht/G/are Plants Ret:reation Land/Shoreline Use Utilities Animals Trans rtation Environmental Health Pub/Jc Services Energy/ Historic/Cultural Preservation Natural Resources Airport Environment 10,000Feet 14 ODO Feet &rm .__i2.,n .f.e,,--~ in~ Where to enter your comments: Manage My Reviews nu.rr/S Which type of comments are entered: Recommendation: Comments that impact the project including any of the Environemental Impacts above. Correction: Corrections to the project that need to made before the review con be completed and/or requesting submittal af additional documentation and/or resubmittal af existing documentation. What Status should be used: Reviewed-I have reviewed the project and have no comments. v. Reviewed with comments -I have reviewed the project and I have comments entered in Recommendations. Correction/Resubmit -I have reviewed the project and the applicant needs to submit and/or resubmit documentation and I have added corrections in Corrections. City . nton Department of Community & Econom velopment ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: JANUARY 29, 2015 APPLICATION NO: LUA15-000018, ECF, PP DATE CIRCULATED: JANUARY 15, 2015 APPLICANT: William & Mary Spiry/Roy & Kim Boyer PROJECT MANAGER: Rocale Timmons PROJECT TITLE: Alpine Nursery Preliminary Plat PROJECT REVIEWER: SITE AREA: 419,829 square feet EXISTING BLDG AREA (gross): LOCATION: 16023 SE 144th St & 14609/14625 161" Ave SE PROPOSED BLDG AREA (gross) SUMMARY OF PROPOSAL: The applicant is requesting SEPA Environmental Review and Preliminary Plat approval for a 27 lot subdivision with three tracts for open space, tree retention, and drainage. The subject property is a collection of three parcels located on the south side of SE 144th St between 160th Ave SE and 161st Ave SE. The resulting 9.64-acre site is located within the Residential-4 dwelling units per acre (R-4) zoning classification. The 27 lots would result in a density of 3.98 dwelling units per acre. Lot sizes would range from 8,000 square feet to 13,369 square feet. Access to the plat is proposed via an extension of 161st Ave SE and a partial extension of 160th Ave SE. Internal circulation terminates in a cul-de-sac in the northern portion of the property. The southern portion of the site contains grid connections from 160th to 161st Ave SE aligned with SE 145th Place. All existing structures on site are proposed to be demolished. There are 598 significant trees on the site of which the applicant is proposing to retain 102 trees. There appears to be no critical areas located on site. The applicant has submitted a Wetland Assessment, Drainage Report, Arborist Report, Traffic Impact Analysis, and a Geotechnical Engineering study with the application. A. ENVIRONMENTAL IMPACT (e.g. Non-Code} COMMENTS Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Earth Housina Air Aesthetics X Water Liaht/Glare Plants A Recreation Land/Shoreline Use Utilities Animals X Transnnrtation X Environmental Health J< Public Services X Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000Feet 14,000Feet B. POLICY-RELATED COMMENTS -s~ t,>G.s,t-z. We have reviewed this application with paf)ftltlar attention to those areas in which we have expertise and have identified areas of probable impact or areas where _Cld'/litional informatio is ee f!d to yrop~rly assess this proposal. -f -/,1 /""! If .· ,I ' _,.1 1' Date 1 C. CODE-RELATED COMMENTS -ofu f'.tif u,4 (.e.-v-c:,J;.(h,_,j/lltVl JO.f'O_,.; ~M Oil s.e. /4'-f s.W &-lo OIJ't..<U ~le...J..-«: .. f.r~.s t.u:.e.. q "i,,tvla( L VVl~"'l ~0, -'5 "'5,L> f-?o..p,,r~a,r k.. M"'f'tz.. (A--Uvgr,s12...._h)-5;"1ft s~, I fe..r,vi,/1,;/ l<.a<k; ~~ ra.c:4.. ;). Qu.a.,.U\> Ct}U!.irte.q -J:o ra+ U'.S(.. a.~ ooi<. 'f:if~ .. , ... s or lld pro/4.c.i! ~ -SvJys.f S-f.z.fiy L,nL.._ (Ti J..a. -fo~../o.s.q~ 3 . R ou.,J b -ch(h'' J~ s ~ (..{:.(·c.s ~ C.. of-~ "? q., lo+ 9 -fn t {,,_,/ ~ SE. q -hi-fa ( ill '6' ~5, . t Ro"'c9 A -~ ~e( • -b.J-w&.i Lef-s. <-f of .2.3 ~ QA-&r -tl:""'-.s~k b ur (..(u__, Q. ~ {( Moiur,7 ~ec:; -Sf q_U... ;.c;. fo o ~/( .{;l, c;; le..,~ (M.4,"J fu 5. Ski~ s/tvet( fl,~+ & pt~tA,-kc.(J cJoS-t£ ~ c{o (<ad~ S-h:y ~~me;, 1 30 fe,:_f ~ s-tvea..-f-/;~, "+:ee..f ~;~;~ St,(~((,( c;.,11.Q .(-l-.,..L ~Jr~1 f\of c.,[oc.£.-.r -tf\..Cc-<A 10 ~-e.J ~ (i,-;Vl..-<..J°{r. We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Signature of Director or Authorized Representative Date ,,,,' ·-----' ' "--~~-~""'"""' f'RENTON' . DEPARTMENT.QFC9tv'lfVllJNJ~lllg,gij'QIVIICD~Y€~QPll,1ENT. · ·· ·· · · m ,,1~F~toA~r11191JiERv1cE sv]y1~1~1NG On the 15th day of January, 2015, I deposited in the mails of the United States, a sealed envelope containing Notice of Application and Acceptance documents. This information was sent to: Agencies William & Marilyn Spiry Roy & Kim Boyer Maher Joudi, DR Strong Consulting Kim Smith (Signature of Sender): STATE OF WASHINGTON COUNTY OF KING ss See Attached Owner Owner Party of Record Owner i I. \ Notary ( Print) :_....::..4-=-..:....:'-""'=--""=_,__,_-=-=t-.c::..--'.!J.it=:'-'-"'"'-';~;:,::_--- My appointment expires: Alpine Nursery Preliminary Plat LUAlS-000018, ECF, PP template -affidavit of service by mailing Rav and Kim Baver 14609 161st Ave SE Renton, WA 98059 Kim Smith 14609 161st Ave SE Renton, WA 98059 William and Marv Soirv 16023 SE 144th St Renton, WA 98059 Maher Joudi D.R. Strong Consulting Eng. 620 7th Ave Kirkland, WA 98033 1081310010 1457500121 2323059160 ANDERSON JENNIFER R+STEVEN ANDERSON KYLE D+LORI L BERRY MARK D+ THERESE M 16105 SE 145TH PL 14326 160TH AVE SE 14405 160TH AVE SE RENTON, WA 98059 RENTON, WA 98059 RENTON, WA 98059 1081320170 1081320181 1081320190 BIEHL JAMES B+CLAUSER,JANIC BOSTJANCIC J J BOSTJANCIC JOSEPH J 16120 SE 146TH PL 16110 SE 146TH PL 16110 E 146TH PL RENTON, WA 98059 RENTON, WA 98055 RENTON, WA 98055 1423059010 1079300080 5195400090 BOWDLE ALLEN C+PENELOPE J BROOKER DONALD L +ANGELA M BROWN CHELSEA M+JOSHUA T 15928 SE 144TH ST 14635 161ST AVE SE 14450 158TH PL SE RENTON, WA 98059 RENTON, WA 98059 RENTON, WA 98059 5195400120 1016000030 2323059145 CAPELLI SARAH R+JASON L CELIS CAROLYN CHARLES DALE L+CHERYL L 14432 158TH PL SE 14247 161ST AVE SE 15930 SE 148TH ST RENTON, WA 98059 RENTON, WA 98059 RENTON, WA 98056 1081310210 2323059161 2323059162 COMPHER LEONARD A & SYLVIA COOK BESSIE F COOK BESSIE F 14417 162ND AVE SE 11304 SE 65TH ST 15905 SE 144TH ST RENTON, WA 98059 BELLEVUE, WA 98006 RENTON, WA 98059 14S7500122 7253700070 1081310270 COOK SHANE+CYNTHIA CORGIAT LINDA B CORNER EDWARD J 16020 SE 144TH ST 16039 SE 142ND PL 16104 SE 145TH PL RENTON, WA 98059 RENTON, WA 98059 RENTON, WA 98059 2323059138 1397510080 2323059184 CORNER TIMOTHY G COUVION STEVE+ROSARIO DAVIS MIKE+SANDRA 14611160TH AVE SE 15821 SE 143RD ST 14519 160TH AVE SE RENTON, WA 98055 RENTON, WA 98059 RENTON, WA 98059 1081310230 2323059159 1081310180 DEAN ZACHARY GORDON+KELSEY DORROUGH ERICK L+WILLETI BE EELLS KEVIN P 16138 SE 145TH PL 15917 SE 144TH ST 14406 162ND AVE SE RENTON, WA 98059 RENTON,WA 98059 RENTON, WA 98059 5195400130 1079300030 1081310280 ELLIS SARA G FALKNER RANDY S+ TERESA K FERKINGSTAD EDWIN A+LINDA C 14802 SE 139TH CT 14720 160TH PL SE 14426 161 AVE SE RENTON, WA 98059 RENTON, WA 98059 RENTON, WA 98059 7253700090 2323059148 2323059146 GAMMELL NORMAN D+PAYNE-GAMM GARCIA ALEJANDRO+CHRISTINA GILLILAND JUSTIN E+YOKO 16043 SE 142ND PL 14525 160TH AVE SE 15914 SE 148TH ST RENTON, WA 98056 RENTON, WA 98059 RENTON, WA 98059 2323059144 1016000070 1397510090 GILLILAND KEITH E GRAHAM DEBRA J GREFTHEN GENE L 701 9TH PL 14250 161ST AVE SE 15831 SE 143RD MUKILTEO, WA 98275 RENTON, WA 98059 RENTON, WA 98056 1081310020 1081320020 7253700060 HANSON ROBERT M+KATHLEEN A HARRISON MICHAEL D HOYT CLAUDIA 16117 SE 145TH PL 16113 SE 146TH PL 16027 SE 142ND PL RENTON, WA 98059 RENTON, WA 98059 RENTON, WA 98059 1457500123 2323059164 1423059081 HUFF DAVID W+PAM N HUGHES RUSSELL E+SUSAN G IPPOLITO GUY M 14629 203RD AVE SE 15903 SE 144TH ST 15820 SE 144TH ST RENTON, WA 98057 RENTON, WA 98059 RENTON, WA 98059 1081310300 5122200010 1081320010 JARVIS GERALD M JOHNSON MICHAEL D JONES CHARLES EDWARD+PAMELA 14410 161ST AVE SE 15914 E 144TH ST 14606 161ST AVE SE RENTON, WA 98059 RENTON, WA 98056 RENTON, WA 98059 5195400100 5122200020 1081310040 JORGENSON JASON R KIRCHGESLER KV KOSONEN MARK H 14446 158TH PL SE 15906 SE 144TH 16129 SE 145TH PL RENTON, WA 98059 RENTON, WA 98056 RENTON, WA 98057 1457500120 5195400160 1081310290 LANGE DAVID A LANGLOIS ANDREA R+DALTON M LEWIS BRYAN E 6212 NE 7TH CT 14402 158TH PL SE 14418 161ST AVE SE RENTON, WA 98059 RENTON, WA 98059 RENTON, WA 98059 2323059186 2323059143 1081320160 LINDBERG MARIA E+JEFFREY K LYMAN STEVEN R+MARTHALEE MATSUDAIRA J 14521160TH AVE SE 14505 160TH AVE SE 16128 SE 146TH PL RENTON, WA 98059 RENTON, WA 98059 RENTON, WA 98059 1457500119 1081320030 2323059048 MCAUUFF JENNIFER MCCLINTOCK TERRY R & JC METCALF ROBERT C 14302 160TH AVE SE 16123 SE 146TH PL 14423 160TH AVE RENTON, WA 98059 RENTON, WA 98056 RENTON, WA 98059 1457500156 1081310190 5195400110 MOHR NORBERT W MOKIN WILLIAM D+DONA FROST MONCIVAIZ SHAWN T +SARAH A 16224 SE 144TH 14404162ND AVE SE 14440 158TH PL SE RENTON, WA 98055 RENTON, WA 98059 RENTON, WA 98059 1081310310 7253700010 2323059101 O'BRIEN JAMES H PAYNTER CRAIG R PELL BOB L 14402 161ST AVE SE 14230 160TH AVE SE 2019 I ST NE RENTON, WA 98059 RENTON, WA 98059 AUBURN, WA 98002 2323059101 1016000080 5122200030 PELL BOB L PNK INVESTMENTS LLC PONCINI VICTORIA M 15824 SE 148TH ST 15600 NE 8TH ST 15832 SE 144TH ST RENTON, WA 98059 BELLEVUE, WA 98008 RENTON, WA 98059 1016000050 1081310030 1081310170 POTIER RICHARD W+URSULA E PRETS EDWARD REEDAL BARBARA J 14244 161ST AVE SE 16123 SE 145TH PL 11412 162ND AVE SE RENTON, WA 98059 RENTON, WA 98059 RENTON, WA 98059 2323059197 1081310200 2323059162 RICHMOND scon ERIC RUSS JOEL T SANBORN KENNETH H 14643 160TH AVE SE 14409 162ND AVE SE 15911 SE 144TH ST RENTON, WA 98059 RENTON, WA 98059 RENTON, WA 98059 1397500010 1081310220 2323059157 SAPPENFIELD JEFFREY S+DEBOR SCHLITI MICHAEL W SCHRAG RYAN 15846 SE 143RD ST 3520 ABERDEEN AVE NE 15820 SE 148TH ST RENTON, WA 98059 RENTON, WA 98056 RENTON, WA 98059 1016000010 2323059179 2323059147 SERNA JESSE $+ADRIANA R SHERRY SCOTIT+ERIN D SMITH ALAN B+JUDY F 16036 SE 144TH ST 14627 160TH AVE SE 14517 160TH AVE SE RENTON, WA 98059 RENTON, WA 98059 RENTON, WA 98059 2323059099 1016000040 1397510110 SMITH KIM K SUGIURA ARNOLD SUNDET LEVERN ELDO 14609 161ST AVE SE 14241161ST AVE SE 15845 SE 143RD ST RENTON, WA 98059 RENTON, WA 98059 RENTON, WA 98055 1081310250 Tenant Tenant TAYLOR JEFFREY B+ LESLIE M 16106 SE 144th St 16114 SE 144th St 16120 SE 145TH PL King County, WA 98059 Renton, WA 98059 RENTON, WA 98059 7253700040 1016000020 2323059156 TONDA DAVID R TUCKER JOHN P VELDWYK HARRY J 16021 SE 142ND PL 16028 SE 144TH ST 5500 RAINIER AVES RENTON, WA 98059 RENTON, WA 98059 SEATILE, WA 98118 5195400140 5195400140 1081310260 VIERRA JEREMY KANOA+ERICA A VIERRA JEREMY KANOA+ERICA A VILLABLANCA HELENA 4259 WOODLAND PARK AVE N 14418 158TH PL SE 16112 SE 145TH PL SEATILE, WA 98103 RENTON, WA 98059 RENTON, WA 98059 1081310240 2323059038 VUONG BINH K & HA TAT VON FUCHS GEORGE F VUONG BINH K & HA TAT 14624 1615T AVE SE 16128 SE 145TH PL 14349 SE 92ND ST RENTON, WA 98059 RENTON, WA 98059 NEWCASTLE, WA 98059 1079300040 1016000060 1079300020 WAGAR BERNADETIE M WALTOSZJIM H WARD BRIAN J+CATHERINE M 14726 160TH PL SE 14248 161ST AVE SE 14725 160TH PL SE RENTON, WA 98059 RENTON, WA 98059 RENTON, WA 98059 1457500124 5195400150 1397510100 WIEST OSCAR WILSON KRISTINE WOLF HOWARD C JR=KERRY S 14306 160TH AVE SE 14410 158TH PL SE 15841 SE 143RD ST RENTON, WA 98059 RENTON, WA 98059 RENTON, WA 98055 1016000090 16005 SE 144th St WYMAN KEVIN King County, WA 98059 1200 STH AVE STE 1711 SEATILE, WA 98101 Dept. of Ecology** Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 WSDOT Northwest Region * Attn: Ramin Pazooki King Area Dev. Serv., MS-240 PO Box 330310 Seattle, WA 98133-9710 US Army Corp. of Engineers* Seattle District Office Attn: SEPA Reviewer PO Box C-3755 Seattle, WA 98124 Boyd Powers*** Depart. of Natural Resources PO Box 47015 Olympia, WA 98504-7015 KC Dev. & Environmental Serv. Attn: SEPA Section 3S030 SE Douglas St. #210 Snoqualmie, WA 98065 Metro Transit Senior Environmental Planner Gary Kriedt 201 South Jackson Street KSC-TR-0431 Seattle, WA 98104-3856 Seattle Public Utilities Jailaine Madura Attn: SEPA Coordinator 700 Fifth Avenue 1 Suite 4900 PO Box 34018 Seattle, WA 98124-4018 AGENCY (DOE) LETIER MAILING (ERC DETERMINATIONS) WDFW -Larry Fisher* 1775 12th Ave. NW Suite 201 Issaquah, WA 98027 Duwamish Tribal Office * 4717 W Marginal Way SW Seattle, WA 98106-1514 KC Wastewater Treatment Division * Environmental Planning Supervisor Ms. Shirley Marroquin 201 s. Jackson ST, MS KSC-NR-050 Seattle, WA 98104-3855 City of Newcastle Attn: Tim McHarg Director of Community Development 12835 Newcastle Way, Ste 200 Newcastle, WA 98056 Puget Sound Energy Kathy Johnson, 355 110th Ave NE Mailstop EST llW Bellevue, WA 98004 Muckleshoot Indian Tribe Fisheries Dept.* Attn: Karen Walter or SEPA Reviewer 39015 -172"d Avenue SE Auburn, WA 98092 Muckleshoot Cultural Resources Program• Attn: Ms Melissa Calvert 39015172"' Avenue SE Auburn, WA 98092-9763 Office of Archaeology & Historic Preservation* Attn: Gretchen Kaehler PO Box 48343 Olympia, WA 98504-8343 City of Kent Attn: Jack Pace Acting Community Dev. Director 220 Fourth Avenue South Kent, WA 98032-5895 City ofTukwila Steve Lancaster, Responsible Official 6200 Southcenter Blvd. Tukwila, WA 98188 *Note: If the Notice of Application states that it Is an "Optional DNS", the marked agencies and cities will need to be sent a copy of the Environmental Checklist, Site Plan PMT, and the Notice of Application. **Department of Ecology is emailed a copy of the Environmental Checklist/ Site Plan PMT, & Notice to the following email address: sepaunit@ecy.wa.gov ***Department of Natural Resources is emailed a copy of the Environmental Checklist, Site Plan PMT, & Notice the following email address: sepacenter@dnr.wa.gov template -affidavit of service by mailing l_f vo.Y"4'ould like to be made a party of r_ecord to receive further information on this proposed project, complete this ~ and return to: City of Renton, CED -Planning Division, 1055 So. Grady Way, Renton, WA 98057. Name/File No.: Alpi.ne Nursery Preli~inary Plat /LUA15-000018, ECF, PP /fr [{L--- ::~~~G A~:J4fif1fttfa1t~y/State/Zip: &«~· TELEPHONE NO.: <./ J.,5:-a\ fl,9-S-'i?& {)..__,- ' ~ . ' -. I • 1 ' ·~ ' f ' \r I < '\ II ' NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) A Master Application has been filed and ac<epted with the Department of Community & Economic Development (ao)-Planning l>Mslon of the City of Renton. The following briefly describes the appllcadon and the necessary Public Approvals. DATE OF Nona OF APPUCATION: January 15, 2015 lAND USE NUMBER: LUAlS-000018, ECF, PP PROJECT NAME: Alpine Nursery Preliminary Plat PROJECT DESCRIPTION: The applicant is requesting SEPA Environmental Review and Preliminary Plat approval for a 27 lot subdivision with three tracts for open space. tree retention, and drainage. The subject property is a collection of three parcels located on the south side of SE 144th St between 160th Ave SE and 161st Ave SE. The resulting 9.64-acre site is located within the Resldential-4 dwelling units per acre (R-4) zoning classification. The 27 lots would result in a density of 3.98 dwelling units per acre. Lot sizes would range from 8,000 square feet to 13,369 square feet. Access to the plat is proposed via an extension of 161st Ave SE and a partial extension of 160th Ave SE. Internal . circulation terminates in a cul~--sac in the northern Portion of the property. The southern partion of the site contains grid connections from 160th to 161st Ave SE aligned with SE 145th Place. All existing structures on site are proposed to be demolished. There are 598 significant trees on the site of which the applicant ls proposing to retain 102 trees. There appears to be no aitical areas located on site. The applicant has submitted a Wet1and Assessment, Drainage Report, Arborist Report, Traffic Impact Analysis, and a Geotechnical Engineering study with the applicatlon. \ PROJECT LOCATION: 16023 SE 144~ St & 14609/14625 161" Ave SE Ol'TIONA1 DETERMINATION OF NON-SIGNIRCANCE, MITIGATEO (DN5-M): As the Lead Agency, the City of Renton has determined that significant envlronmental impacts are unlikely to result from the proposed project. Therefore, as permitted under the RCW 43.21C.110, the Qty 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 wlll be no comment period followir11 the issUance of the Threshold Determination of Non- Signiflcance-Mltlgated (ON5-M). This may be the only opportunity to comment on the environmental Impacts of the proposal. A 14-day appeal period will follow the Issuance of the DN5-M. PERMIT APPLICATION DATE: NOTla OF COMPLETE APPLICATION: APPUCANT/PROIECf CONTACT PERSON: Permlts/Revi~: Other Permits~ be required: Requested Studies: Location whe<e appllcatlan may January 14, 2015 January 15, 2015 Roy & Kim Boyer/14609 161" Ave SE/Renton, WA 98059/425-766- 3066 Environmental (SEPA) Review, Preliminary Plat Ct: ,, ,t,i, ... .. ~ Bulldlng Permit. construction Permit ·• ' ( • ' •,\,•,:, ~ • .,;.·l·\·r .. -·~-, Arborlst. Oralnage and Geotedmlcal Reports, Traffic Study, Wetland lls$e55ment be reviewed: Dap bllellt of Community & Economic Development (aDI-Pl•nnlng } DMslon, Sixth -Renton City Hall, 1055 South Grady Way, Renton, WA '' 98057 ,,r'::£!:;,;-~°'.==~~=£~~:::!!.' f I M.*4=,,., ·. Name/File No.: Alpine Nursery Preliminary Plat /LUAlS-000018, ECF, PP NAME: ~ +eve.. LYM;\ N MAILING ADDRESS:'"' S:o s:-16 o-l"' Ave. Se TUEPHONE NO.: ~A~-~ ~;1-I I 9 6 otyJState/Zip, fen f:o µ 1 u.. rt 'f eos-9 . ,I -. I Denis Law · C f - __ _:M:ayo~r ------~', t~-.... ltyo l , . , January 15, 2015 Roy Boyer 14609 161'' Ave SE Renton,WA 98059 ·. ! c), r-\1 rr[· r r (::: \ \11 1 fl l J.\~ \_; ,\~...!Ll Community & Economic Development Department C.E."Chip"Vincent, Administrator Subject: Notice of Complete Application Alpine Nursery Preliminary Plat, LUAlS-000018, ECF, PP Dear Mr. Boyer: The Planning Division of the City of Renton has determined that the subject application is complete according to submittal requirements and, therefore, is accepted for review. It is tentatively scheduled for consideration by the Environmental Review Committee on February 9, 2015. Prior to that review, you will be notified if any additional information is required to continue processing your application. In addition, this matter is tentatively scheduled for a Public Hearing on March 10, 2015 at 11:00 am, Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton. The applicant or representative(s) of the applicant are required to be present at the public hearing. A copy of the staff report will be mailed to you prior to the scheduled hearing. Please contact me at (425} 430-7219 if you have any questions. Sincerely, Rocale Timmons Senior Planner cc: William & Marilyn Spiry, Kim Smith/ Owner(s) Mahar Joudi / Party of Record Renton City Hall , 1055 South Grady Way , Renton, Washington 98057 , rentonwa.gov n .. -::· '"~ Ii~.·., .. ··'::-. ;,;!·. .tJ,·i ! ' ,·:'. ti.I ' I: r ; .,,, " City of r , f i ' ( ) NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) A Master Application has been filed and accepted with the Department of Community & Economic Development (CED) -Planning Division of the City of Renton. The following briefly describes the application and the necessary Public Approvals. DATE OF NOTICE OF APPLICATION: LAND USE NUMBER: PROJECT NAME: January 15, 2015 LUAlS-000018, ECF, PP Alpine Nursery Preliminary Plat PROJECT DESCRIPTION: The applicant is requesting SEPA Environmental Review and Preliminary Plat approval for a 27 lot subdivision with three tracts for open space, tree retention, and drainage. The subject property is a collection of three parcels located on the south side of SE 144th St between 160th Ave SE and 161st Ave SE. The resulting 9.64-acre site is located within the Residential-4 dwelling units per acre (R-4) zoning classification. The 27 lots would result in a density of 3.98 dwelling units per acre. Lot sizes would range from 8,000 square feet to 13,369 square feet. Access to the plat is proposed via an extension of 161st Ave SE and a partial extension of 160th Ave SE. Internal circulation terminates in a cul-de-sac in the northern portion of the property. The southern portion of the site contains grid connections from 160th to 161st Ave SE aligned with SE 145th Place. All existing structures on site are proposed to be demolished. There are 598 significant trees on the site of which the applicant is proposing to retain 102 trees. There appears to be no critical areas located on site. The applicant has submitted a Wetland Assessment, Drainage Report, Arborist Report, Traffic Impact Analysis, and a Geotechnical Engineering study with the application. PROJECT LOCATION: 16023 SE 144'" St & 14609/14625 161" Ave SE OPTIONAL DETERMINATION OF NON-SIGNIFICANCE, 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). This may be the only opportunity to comment on the environmental impacts of the proposal. A 14-day appeal period will follow the issuance of the DNS-M. PERMIT APPLICATION DATE: NOTICE DF COMPLETE APPLICATION: January 14, 2015 January 15, 2015 APPUCANT/PROJECT CONTACT PERSON: Roy & Kim Boyer/1460916lst Ave SE/Renton, WA 98059/425-766- 3066 Permits/Review Requested: Other Permits which may be required: Requested Studies: Location where application may be reviewed: Environmental (SEPA) Review, Preliminary Plat Building Permit, Construction Permit Arborlst, Drainage and Geotechnlcal Reports, Traffic Study, Wetland Assessment Department of Community & Economic Development {CEO) -Planning Division, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA 98057 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, CED -Planning Division, 1055 So. Grady Way, Renton, WA 98057. Name/File No.: Alpine Nursery Preliminary Plat /LUAlS-000018, ECF, PP NAME:---------------------------------- MAILING ADDRESS: ________________ City/State/Zip:----------- TELEPHONE NO.: --------------- ,~-,,.! -~· ...•. "., ..... , ___ _ " ,.. -·-----.. --.-~~'-"'""'"'-""'"''"J'",C•-''<,P·'"''Ji-"·· ,, f / > -'-C:ity of T r ) PUBLIC HEARING: Public hearing is tentatively scheduled for March 10, 2015 before the Renton Hearing Examiner in Renton Council Chambers at 11:00 am on the 7th floor of Renton City Hall located at 1055 South Grady Way. CONSISTENCY OVERVIEW: Zoning/land Use: Environmental Documents that Evaluate the Proposed Project: Development Regulations Used For Project Mitigation: Proposed Mitigation Measures: The subject site is designated COMP-RLD on the City of Renton Comprehensive Land Use Map and R-4 on the City's Zoning Map. Environmental (SEPA) Checklist The project will be subject to the City's SEPA ordinance, RMC4-2-110A, RMC4-7 and other applicable codes and regulations as appropriate. The following Mitigation Measures will likely be imposed on the proposed project. These recommended Mitigation Measures address project impacts not covered by existing codes and regulations as cited above. Compliance with provided Geotech Report Compliance with provided Arborist Report Comments on the above application must be submitted In writing to Rocale Timmons, Senior Planner, CED -Planning Division, 1055 South Grady Way, Renton, WA 98057, by 5:00 PM on January 29, 2015. This matter is also tentatively scheduled for a public hearing on March 10, 2015, at 11:00 am, Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton. If you are interested in attending the hearing, please contact the Planning Division to ensure that the hearing has not been rescheduled at (425) 430-6578. Following the issuance of the SEPA Determination, you may still appear at the hearing and present your comments regarding 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: Rocale Timmons, Senior Planner; Tel: (425) 430-7219; Eml: rtimmons@rentonwa.gov PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION City of Renton RECEl\!EC JAN 1 4 Z01'1 LAND USE PERMIT MASTER APPLICATION CITY OF RENTON PLANNING DIVISION PROPERTY OWNER(S) PROJECT INFORMATION PROJECT OR DEVELOPMENT NAME: NAME: William & Marilyn Spiry Alpine Nursery ADDRESS: 16023 SE 144"' St PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE: 16023 SE 144'" Street & 14609/14625 161" Avenue SE CITY: Renton, WA ZIP: 98059 Renton, WA 98059 , KING COUNTY ASSESSOR'S ACCOUNT NUMBER($): TELEPHONE NUMBER: 232305-9044 APPLICANT (if other than owner) EXISTING LAND USE(S): NAME: Roy Boyer Single-Family Residential PROPOSED LAND USE(S): COMPANY (if applicable): Single-Family Residential ADDRESS: 14609 161" Ave SE EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: RLD · Residential Low Density PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION CITY: Renton, WA ZIP: 98059 (if applicable) NA EXISTING ZONING: TELEPHONE NUMBER: (425) 766-3066 R-4 CONTACT PERSON PROPOSED ZONING (if applicable): NA NAME: Roy Boyer SITE AREA (in square feet): 419,829 SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE COMPANY (if applicable): DEDICATED: 124,520 ADDRESS: 14609 161" Ave SE SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: 0 PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET CITY: Renton, WA ZIP: 98059 ACRE (if applicable) 3.98 TELEPHONE NUMBER AND EMAIL ADDRESS: NUMBER OF PROPOSED LOTS (if applicable) 27 (425) 766-3066 NUMBER OF NEW DWELLING UNITS (if applicable): Removal of two existing and creation of 27 new. R:\2014\0\l4069\J\Documents\SPIRY LANDUSE PERMIT MASTER APP.doc -I -OJ/11 PROJECT INFORMATION (continued) --~----~----------- NUMBER OF EXISTING DWELLING UNITS (if applicable): Two existing units to be removed. SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): None SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): None SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL BUILDINGS (if applicable): None SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): NA NET FLOOR AREA ON NON-RESIDENTIAL BUILDINGS (if applicable): NA NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): NA PROJECT VALUE: $6,750,000.00 IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): D AQUIFIER PROTECTION AREA ONE D AQUIFIER PROTECTION AREA TWO D FLOOD HAZARD AREA D GEOLOGIC HAZARD D HABITAT CONSERVATION D SHORELINE STREAMS & LAKES D WETLANDS ___ sq.ft. ___ sq.ft. ___ sq.ft. ___ sq.ft. ___ sq.ft. LEGAL DESCRIPTION OF PROPERTY (Attach legal description on separate sheet with the followina information included) SITUATE IN THE NE QUARTER OF SECTION _ll_, TOWNSHIP _ll_, RANGE _5_, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON AFFIDAVIT OF OWNERSHIP I, (Print Name/s) W, "LLi t}m ,1-t,f Ale il 'N _s; IR , declare under penalty of perjury under the laws of the State of Washington that I am (please check one) the current owner of the property involved in this application or __ the authorized representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers herein contained and the infonnation herewith are in all respects true and correct to the best of my knowledge and belief. ~<'.4-L,;/. M, t· Signature of Owner/Re; =:t /-?-(~ Date ~~ !-%-IS STATEOFWASHINGTON) ) ss COUNTY OF KING ) I certify that I know or ha signed this instrument uses and purpose m Oat Signature of Owner/Representafule Date Notary Public in and for the State of Washington Notary (Print) \('; e.$1 A · S II.A\ -Yh My appointment expires: __ z--'\'--2._ci_..,_/_l_v,c:._ _________ _ R:\2014\0\14069\3\Documents\SPIRY LAN DUSE PERMIT MASTER APP.doc -2 • OJ/I I -4 --" \, ---=~CC/•-c~-c--:-.-;: ~(f L. "" ,A, d [/(5<'.. ) /' h City of Renton r·· c..:;,,' (::-r,, REC'·-!~) LAND USE PERMIT ; ... ·. '• JAN 1 4 ,_ MASTER APPLICATIO I '.; : J • :11~t>.:c-,~ r--u '"= ulVt:)1 PROPERTY OWNER(S) PROJECT INFORMATION PROJECT OR DEVELOPMENT NAME: NAME: Roy & Kim Boyer Alpine Nursery 14609 161" Ave SE PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE: ADDRESS: 16023 SE 1441 " Street & 14609/14625161'1 Avenue SE CITY: Renton, WA ZIP: 98059 Renton, WA 98059 KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): TELEPHONE NUMBER: (425) 766-3066 232305-9099 & 232305-9167 APPLICANT (if other than owner) EXISTING LAND USE(S): NAME: Single-Family Residential PROPOSED LAND USE(S): COMPANY (if applicable): Single-Family Residential EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: ADDRESS: RLD -Residential Low Density PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION CITY: ZIP: (if applicable) NA EXISTING ZONING: TELEPHONE NUMBER: R-4 CONTACT PERSON PROPOSED ZONING (if applicable): NA NAME: Roy Boyer SITE AREA (in square feet): 419,829 SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE COMPANY (ii applicable): DEDICATED: 124,520 14609 161" Ave SE SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: ADDRESS: 0 PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET CITY: Renton, WA ZIP: 98059 ACRE (if applicable) 3.98 TELEPHONE NUMBER AND EMAIL ADDRESS: NUMBER OF PROPOSED LOTS (ii applicable) 27 (425) 766-3066 NUMBER OF NEW DWELLING UNITS (if applicable): Removal of two existing and creation of 27 new. R:\2014\0\14069\3\Documents\BOYER LANDUSE PERMIT MASTER APP.doc-I -0311 l r-ROJECT INFORMATION (continued) ~ _ _.,_ _____ _L_ ___________ ~ NUMBER OF EXISTING DWELLING UNITS (if applicable): Two existing units to be removed. PROJECT VALUE: $6,750,000.00 SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): None IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): None D AQUIFIER PROTECTION AREA ONE SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL D AQUIFIER PROTECTION AREA TWO BUILDINGS (if applicable): None D FLOOD HAZARD AREA sq. ft. SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): NA D GEOLOGIC HAZARD sq. ft. NET FLOOR AREA ON NON-RESIDENTIAL BUILDINGS (if D HABITAT CONSERVATION sq. ft. applicable): NA D SHORELINE STREAMS & LAKES sq. ft. NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): NA D WETLANDS sq. ft. LEGAL DESCRIPTION OF PROPERTY (Attach legal description on separate sheet with the following information included) SITUATE IN THE NE QUARTER OF SECTION _ll_, TOWNSHIP _ll_, RANGE _5_, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON AFFIDAVIT OF OWNERSHIP 1. (Print Name/s) 0 v Q tC!, /! i O'(efl.-, declare under penalty of perjury under the laws of the State of Washington that I am (please check one the current owner of the property involved in this application or __ the authorized representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers herein contai and t ·nforrnation herewith are in all respects true and correct to the best of my knowledge and belief. /, /yp, hfJ,5 -lz. -FeP Signa ure of Owner/Representat, e 1/og/lS l • Date STATEOFWASHINGTON) ) ss COUNTY OF KING ) Dated Notary (Print): \.(-, QD-ter\ A· My appointment expires: _.,,2=-+/ _,'2=-9-41/_,_l_,,(p"'------------ R:\2014\0\14069\3\Documents\BOYER LANDUSE PERMIT MASTER APP.doc-2 -03/1 I PLANNING DIVISION WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS Drainage Report 2 ~i¢~iii6oo~:Af P~1t~~iwrli1i~oo:<:: ':: ; :::'':'''::':::':::':: Environmental Checklist • Master Application Form• MPrM®~(~~r~*:KPm~irffli•mBrilim~n,~i;;;;;;::::::;;::: ::;:: Neighborhood Detail Map 4 This requirement may be waived by: 1 . Property Services Section 2. Public Works Plan Review Section 3. Building Section 4. Planning Section PROJECT NAME: ;,L/-i-?1N£ . /VU;e..[Z=~Y fiP DATE: -~1-+1-· 7'--c,f-/_2_0~/~S~-- Q:\WEB\PW\DEVSERV\Forms\Planning\waiverofsubmittalreqs.xls 02/08 PLANNING DIVISION WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS .;;;;.;•.•.;;1:ANDU::::::~=~lTTAL .................... wi~m ..... iwo:~11::0. ... •·•·•·•·•·•·•·•·············coMMS'JTS'····················· Parking, Lot Coverage & Landscaping Analysis • Plat Name Reservation • . Preapplication Meeting Summary 4 P@@Wortis MpmvaJ·I;:atten······················· ··················· ······························· .································ Rehabilitation Plan 4 Site Plan 2 AND 4 Strea~•9N,ake,$tUi:J~!;$t.intlar/l•r•••·•·•••••••••••••••••·•·•·•·•••••••••• Stream or Lake Study, Supplemental 4 / Stream. or tak1•i:Mtt 1matri:m::P1an.1:. U .•.•. 'UI':U:T•:::::::::::::, <:\JO'\:::::::::::: Uf/))<!':,:,:::::•<::•: ,::,·rn::rn::::.::•: : u,: :•::::::<: H•U:'H• t:::rn::::rn:•:•rn: Street Profiles 2 Tftle}!eporfot:PlatCerttfiGate:,:::::,::••':::tmu::::•,:::•••m•: ::.::::::,:,:::::,:,:,::::•:: :::::::::::::::::rn::,:,,,, ,(:,:::,::,t:,,)UJ:f!U'U(:::•:::::rn,:::::::n:•,<::,:::n::,:n::H Topography Map, Tree Cutting/Land Clearing Plan 4 Utilities Plan, Generalized 2 Wetlands Mitigation Plan, Preliminary 4 Wellanos,Repowoermealfomp••••·•·• ··································•ui1•··············· Wireless:. Applicant Agreement Statement 2 AND 3 . Inventory of Existing Sites 2 AND 3 Lease Agreement, Draft 2ANoa Map of Existing Site Conditions 2 AND 3 , Map of View Area 2 AND a Photosimulations 2ANoa This requirement may be waived by: 1. Property Services Section 2. Public Works Plan Review Section 3. Building Section 4. Planning Section PROJECT NAME: ffep,N~ NIA~ pP DATE: //I /201 ,C Q:\WEB\PW\DEVSER\/\Forms\Planning\waiverofsubmittalreqs.xls · 02/08 .. ·~f> C :'; ~. 't ~, I 1. i",rfcC\ff .,Cs:"''·'~ /'(eef1",~ ~ie8 .,-I '._ _ _,· PREAPPLICATION MEETING FOR ALPINE NURSERY PP PRE 14-001007 CITY OF RENTON Department of Community & Economic Development Planning Division · August 14, 2014 Contact Information: Planner: Rocale Timmons, 425.430.7219 Public Works Plan Reviewer: Jan Illian, 425.430.7216 Fire Prevention Reviewer: Corey Thomas, 425.430. 7024 Building Department Reviewer: Craig Burnell, 425.430.7290 RECEIVED JAN 1 4 2015 CITY OF RENTON PLANNING DIVISION Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before making all of the required copies. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). FIRE & EMERGENCY SERVICES DEPARTMENT ..... -f' cC~!J'.<>~>,,_ _ .. _ ___ ..-......-J: ~J~'l.t11.r©1tu MEMORANDUM DATE: August 14, 2014 TO: FROM: Rocale Timmons, Senior Planner Corey Thomas, Plans Review Inspector Alpine Nursery PP SUBJECT: 1. The fire flow requirement for a single family home is 1,000 gpm minim um for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300-feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. Existing hydrants can be counted toward the requirement as long as they meet current code, including 5-inch storz fittings. Existing hydrants are not within 300-feet of the furthest proposed dwellings, so new hydrants are required. A water availability certificate is required from King County Water District 90. 2. Tl\e fire impact fees are applicable at the rate of $479.28 per single family unit. This fee is paid at time of building permit. Credit would be granted for two existing homes to be removed. 3. Fire department apparatus access roadways are required to be minimum 20-feet wide fully paved, with 25-feet inside and 45-feet outside turning radius. Fire access roadways shall be constructed to support a 30- ton vehicle with 322-psi point loading. Access is required within 150-feet of all points on the buildings. Dead end streets that exceed 150-feet are required to have an approved turnaround. Cul-de-sacs are required to be fully paved at 90-feet diameter. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT DATE: TO: FROM: SUBJECT: MEMORANDUM August 13, 2014 Rocale Timmons, Planner gf4an Illian, Plan Review Alpine Nursery Preliminary Plat 2805 -NE s'" Street PREB-001547 NOTE: The applicant is cautioned that information contained in this summary is preliminary and non- binding and may be subject to modification and/or concurrence by official city decision-makers. Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. I have completed a preliminary review for the above-referenced proposal. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. Water 1. Water service is provided by the Water District #90. A water availability certificate will be required. 2. New hydrants shall be installed pe_r Renton's fire department standards to provide the required coverage of all lots. 3. Approved water plans shall be submitted to the City. 4. All new construction must have a fire hydrant capable of delivering a minimum of 1,000 gpm and must be located within 300 feet of all structures. Sanitary Sewer 1. Sewer service is provided by the City of Renton. There is an existing 12 -inch sewer main in st 144th Street. 2. Sanitary Sewer System Development Charges (SDC) will be based on the size of the domestic meter that will serve the new lots. Sewer fees for a %" meter or a 1" inch meter is $2,033.00 per new single- family lot. Fees are payable at the time the utility construction permit is issued. Credit will be given to the existing residence. 3. Extension of an 8-inch sewer main will be required on site, in 1601 h Ave SE and 161" Ave SE. 4. Short plats shall provide separate side sewer stubs to each building lot. Side sewers shall be a minimum 2% slope. Alpine Gardens Plat Page2of3 August 13, 2014 5. This parcel falls within the boundaries of the Central Plateau Sewer Special Assessment District. Fee calculated as of 8/13/2014 is $445.42 per new lot. Interest accrues at a daily rate of $0.05111 until the fee is paid. Storm Drainage 1. There are no storm drainage improvements fronting the site in SE 144th Ave SE, 160th Ave SE of 161 Ave SE. 2. A drainage plan and drainage report will be required with the application. The report shall comply with the 2009 King County Surface Water Manual and the 2009 City of Renton Amendments to the KCSWM, Chapter 1 and 2. All core and any special requirements shall be contained in the report. Based on the City's flow control map, this site falls within the Flow Control Duration Standard, Forested Site Conditions. The drainage report will need to follow the area specific flow control requirements under Core Requirement #3. 3. A geotechnical report for the site is required. Information on the water table and soil permeability with recommendations of appropriate flow control BMP options with typical designs for the site from the geotechnical engineer shall be submitted with the application. 4. Surface Water System Development fees are $1,228.00 per new lot. This is payable prior to issuance of the construction permit. Credit will be given to the existing residence. Transportation/Street 1. Existing right of way width in SE 144th Street is 60 feet. SE 144th is classified as a collector street. Minimum right of way width for a collector is 83 feet. To meet the City's complete street standards for collector streets, staff will support a modification to a lesser staf}dard which would consist of half street improvements including, but not limited to 15 feet of paving from centerline, curb and gutter, an 8 foot planter strip, a 5 foot sidewalk, and storm drainage improvements are required to be constructed in the right of way fronting the site per City code 4-6-060. The improvements will fit within the existing right of way. No dedication is required in SE 144th Street. 2. Existing right of way width in 161 Ave SE is 60 feet. Minimum right of way width for residential access roads is 53 feet. To meet the City's complete street standards for residential access roads, half street improvements including, but not limited to 13 feet of paving from centerline, curb and gutter, an 8 foot planter strip, a 5 foot sidewalk, and storm drainage improvements are required to be constructed along the project side fronting 14625 and 14609 -161" Ave SE. To build this street 23 feet of right of way dedication will be required. 3. Existing right of way width in 160 Ave SE is 30 .feet. Minimum right of way width for residential access roads is 53 feet. To meet the City's complete street standards for residential access roads, half street improvements including, but not limited to 13 feet of paving from centerline, curb and gutter, an 8 foot planter strip, a 5 foot sidewalk, and storm drainage improvements are required to be constructed along the project side. To build this street 23 feet of right of way dedication will be required. 4. LED street lighting is required along all street frontages and inside the plat. 5. Corner lots require a minimum radius of 15 feet of dedication. 6. The current transportation impact fee rate is $1,430.72 per new single family house. The transportation impact fee that is current at the time of building permit application will be levied. Payment of the transportation impact fee is due at the time of issuance of the building permit. Credit will be given to the existing home. Alpine Gardens Plat Page 3 of 3 August 13, 2014 7. A traffic impact analysis is required when estimated vehicular traffic generated from a proposed development exceeds 20 vehicles per hour in either the AM (6:00 -9:00) or PM (3:00 -6:00) peak periods. A peak hour volume of 20 vehicles per hour would relate to daily volume of approximately 200 vehicles per day. Generally this includes residential plats of 20 lots or more and commercial sites that generate 20 vehicles per hour. naffic study guidelines are included with the pre-application packet. The traffic analysis should include the intersection at 156'• Ave SE and SE 142 Street. General Comments 1. All construction utility permits for drainage and street improvements will require separate plan submittals. All utility plans shall conform to the Renton Drafting Standards. Plans shall be prepared by a licensed Civil Engineer. 2. When the utility plans are complete, please submit two {2) copies of the drawings, two (2) copies of the drainage report, permit application and an itemized cost of construction estimate and application fee at the counter on the sixth floor. 3. A fee increase is expected January 2014. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT MEMORANDUM DATE: August 14, 2014 TO: Pre-Application File No. 14-001007 FROM: Rocale Timmons, Senfor Planner SUBJECT: Alpine Nursery Preliminary Plat (SE 144"' St and 160"' Ave SE) General: We have completed a preliminary review of the pre-application for the above- referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, Development Services Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available for purchase for $SO.OO plus tax, from the Finance Division on the first floor of City Hall or on line at www.rentonwa.gov Project Proposal: The subject property is a collection of three parcels located approximately on the south side of SE 144"' St between 160"' Ave SE and 161" Ave SE. The proposed property is located within the City's Potential Annexation Area and is part of the pending Alpine Nursery Annexation. The 9.19 acre site is pre-zoned R-4. The applicant is proposing a 27 lot subdivision for the eventual development of detached single-family homes. Access to the plat is proposed via an extension of 161" Ave SE and a partial extension of 160"' Ave SE. Internal circulation terminates in a cul-de-sac in the northern portion of the property. The southern portion of the site contains grid connection from 160'h to 161" Ave SE aligned with SE 146'h Place. There appears to be no critical areas located on site. Current Use: The site currently contains a commercial nursery and two single family homes. All existing structures are proposed to be demolished. Zoning/Density Requirements: The subject property is currently located within Unincorporated King County. The property has been pre-zoned R-4 and should it annex into the City would assume the R-4 zoning classification. The maximum density for this property would be 4.0 dwelling units per net acre (du/ac). The area of public and private streets and critical areas would be deducted from the gross site area to determine the "net' site area prior to calculating density. The area located within the private access easements and right-of-way dedications was not provided with the pre-application packet and therefore the net density could not be calculated. h:\ced\planning\current planning\preapps\14-0001007.rocale\14-001007 {r4 access, alpine pp).doc Alpine Nursery Preliminary Plat Page 2 of 4 August 14, 2014 Using the gross square footage the 27 lot proposal arrives at a gross density of approximately 2.93 du/ac (27 lots/ 9.19 acres= 2.93 du/ac). The applicant will be required to comply with the density requirements of the R-4 zoning designation using the net site area. Development Standards: The project would be subject to RMC 4-2-llOA, "Development Standards for Single Family Zoning Designations" effective at the time of complete application (noted as "R-4 standards" herein). Minimum Lot Size. Width and Depth-The minimum lot size permitted in the R-4 is 8,000 square feet. A minimum lot width of 70 feet is required for interior lots and 80 feet for corner lots. A lot depth of 80 feet is required. The proposal appears to comply with the Jot standards of the code as designed. Building Standards -R-4 zone allows a maximum building coverage of 35% of the lot area or 2,500 square feet, whichever is greater for lots over S,000 square feet in size. The maximum impervious surface would be limited to 55%. Building height is restricted to 30 feet from existing grade. The proposal's compliance with the building standards would be verified at the time of building permit review for the new residences to be located on all lots. Building Design Standards -All single family residences would be subject to the Residential Design Standards outlined in RMC 4-2-115. The proposal's compliance with the residential design standards would be verified at the time of building permit review for the new residences to be located on all lots. !setbacks -Setbacks are the minimum required distance between the building footprint and the __ ... ---·{ Comment L-----------------------------__ . _ .. -------· ----------· ...... -----· -----------. ----· -------• --...... -___ •• -.• -• ----___ •. _. --···· _ --···------------. ___ ~ . property line and any private access easement. The required setbacks in the R-4 zone are 30 feet for the front yard and 20 feet for side yard along-a-street setbacks. The rear yard setback is required to be 25 feet. Interior side yards are required to have 5 foot setbacks. The setbacks for the new residences would be reviewed at the time of building permit. Access/Parking: Access to the plat is proposed via an extension of 161" Ave SE and a partial extension of 160th Ave SE. Internal circulation terminates in a cul-de-sac in the northern portion of the property. The southern portion of the site contains grid connection from 1601h to 161'' Ave SE aligned with SE 146'h Place. All abutting rights-of-way and new rights-of-way dedicated as part of the plat are required to be graded to their full width and the pavement, landscaping, and sidewalks shall be constructed as specified in the street standards RMC 4-6-060. The proposal would be required to be revised in order to include a full extension of 16d" Ave SE to -the southern property line and the construction of improvements on all street frontages. A street modification could be applied for concurrently with the Preliminary Plat application in order to eliminate the requirement for frontage improvements. However, at this time there does·not appear to be compliance with the street modification criteria. Additionally, cul-de-sac and dead end streets are limited in application and may only be permitted by the Administrator where, due to demonstrable physical-constraints, no future connection to a larger street pattern is physically possible. The proposal does not provide a complete grid system that includes links to the existing portion of the grid system in SE 145th Place. Therefore, the applicant would be required to demonstrate that a reduction in the number of linkages is appropriate in this case due to site constraints in order to eliminate the need for an additional connection to SE 145th Place. h:\ced\plannlng\current plannlng\preapps\14-0001007.rocale\14--001007 (r4 access, alpine pp).doc Alpine Nursery Preliminary Plat Page3of4 August 14, 2014 Additionally, staff would be prefer a connection to SE 145"' Place in place of the connection to SE 146"' Place. [The retention of existing trees can be used to justify the use of a flexible grid system that does not include a.SE 146th Place connection~-------------------------------------------------------------------- Driveways: The maximum driveway slopes cannot exceed 15%, provided that driveways exceeding 8% are to provide slotted drains at the lower end of the driveway. If the grade exceeds 15%, a variance is required. Landscaping: Except for critical areas, all portions of the development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought-resistant vegetative cover. The development standards require that all pervious areas within the property boundaries be landscaped_ The minimum on-site landscape width required along street frontages is 10 feet. Please refer to landscape regulations (RMC 4-4-070} for further general and specific landscape requirements (enclosed). Pursuant to Cl-38 up to a 15-foot wide landscape buffer is required along the perimeter of the drainage facility. Significant Tree Retention: If significant trees (greater than 6-inch caliper) are proposed to be removed a tree inventory and a tree retention plan along with a tree retention worksheet shall be provided with the formal land use application. The tree retention plan must show -preservation of at least 30 percent of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained. If the trees cannot be retained, they may be replaced with minimum 2 inch caliper trees at a ratio of six to one: Tree retention standards shall be applied to the net developable area. Land within critical areas and their buffers, as well as public rights-of-way. There is not a threshold for replacement trees however the following criteria, found in RMC 4-4-130, will have to be met: 1. The land clearing and tree removal will not create or contribute to landslides, accelerated soil creep, settlement and subsidence or hazards associated with strong ground motion and soil liquefaction. 2. The land clearing and tree removal will not create or contribute to flooding, erosion, or increased turbidity, siltation or other form of pollution in a watercourse. 3. , Land clearing and tree removal will be conducted to maintain or provide visual screening and buffering between land uses of differing intensity, consistent with applicable landscaping and setback provisions of the Renton Municipal Code. 4. Land clearing and tree removal shall be conducted so as to expose the smallest practical area of soil to erosion for the least possible time, consistent with an approved build-out schedule and including any necessary erosion control measures. S. Land clearing and tree removal shall be consistent with subsection D2 of this Section, Restrictions for Critical Areas -General, and RMC 4-3-0SO, Critical Areas Regulations. 6. Retained trees will not create or contribute to a hazardous condition as the result of blowdown, insect or pest infestation, disease, or other problems that may be created as a result of selectively removing trees and other vegetation from a lot. h:\ced\planning\current planning\preapps\14-0001007.rocale\14-001007 (r4 access, alpine pp).doc Comment connection al you? Alpine Nursery Preliminary Plat Page 4 of4 August 14, 2014 7. Land clearing and tree removal shall be conducted to maximize the preservation of any tree in good health that is an outstanding specimen because of its size, form, shape, age, color, rarity, or other distinction as a community landmark. Critical Areas: There appears to be no critical areas located on site. It is the applicant's responsibility to ascertain whether or not critical areas are located on site. Environmental Review: Environmental (SEPA) Review is required for projects greater than nine lots, or on sites that contain critical areas. Therefore SEPA would be ·required for the proposed subdivision. Permit Requirements: The p~oject would require Preliminary Plat review, Environmental (SEPA) Review, and a Street Modification. With concurrent review of these applications, the process would take an estimated time frame of 12 weeks. 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 completed, the project would go before the Hearing Examiner. Once the Hearing Examiner issues a decision a two-week appeal period will commence. The fee for the Preliminary Plat is $4,000.00 and the fee for Environmental Review is $1,000.00. The fee for a street modification is $100.00. A 3% technology fee would also be assessed at the time ofland use application. The applicant will be required to install a public information sign on the property. Detailed information regarding the land use application submittal. requirements is provided in the attached handouts. Once Preliminary Plat approval is obtained, the applicant must complete the required improvements and dedications, as well as satisfy any conditions of the preliminary approval before submitting for Final Plat review. Once final approval is received, the plat may be recorded. The newly created lots may only be sold after the plat has been recorded. Fees: In In addition to the applicable building and construction fees, the following impact fees would be required prior to the issuance of building permits (these fees may change in 2015): • A Fire Mitigation fee of $479.28 per new single family residence; and • A Transportation Mitigation Fee based on $1,430.72 per new single family residence; and • A Parks Mitigation Fee based on $963.01 per new single family residence; and • A School District Impact Fee based on $5,730 per new single family residence. A handout listing all of the City's Development related fees is attached for your review. Expiration: The preliminary plat approval is valid for seven years .. h:\ced\plannl ng\current planning\preapps\14-0001007.rocale\14-001007 (r4 access, a I pine pp).doc [111:l)l January 12, 2015 DRS Project No. 14069 CITY OF RENTON PROJECT NARRATIVE PRELIMINARY PLAT OF ALPINE NURSERY The project is a proposed single-family residential development of 9.64 acres, known as Tax Parcel Numbers 232305-9044, -9099, and -9167 into 27 single-family residential lots. The property is located at 16023 SE 1441h Street and 14609/14625 161"1 Avenue SE in the City of Renton, Washington. All existing improvements on Site will be demolished or removed during plat construction. Project Contact Information: Developer: Engineer/Surveyor: Land Use Permits Required: -Preliminary Plat Approval -Final Plat Approval -Environmental Review Zoning and Density: Roy Boyer 14609 161"1 Street SE Renton, WA 98059 (425) 766-3066 D. R. STRONG Consulting Engineers Inc. 620 th Avenue Kirkland, WA 98033 (425) 827-3063 Maher A. Joudi, P.E. -Grading Permit -Building Permit The property and adjacent properties are zoned R-4. Current use of Site and existing improvements: The current Site contains two single family residences with associated driveways. The Site also includes a plant nursery with associated green houses and driveways. The remainder of the Site is bramble, pasture and an area of trees on the southern parcels. All existing improvements will be removed. All existing vegetation and trees shall be removed with the exception of 102 significant trees. RECEIVED ~' )::, irh .'\\.,,,11J·:- :< kian.t \\i,\ ssc1::3 JAN l 4 2015 H,,,,,,. ''"'' s2· rno:s ;;?A (J)J) 8)7-)4} :l ru ,--,-,_·:· ::,3co·1 SG2 ~LlO:j/ CITY 0r ;:,,,,;TON PLANNING DIVISION Page 2 of3 Special Site features: None Soil Type and Drainage Conditions: Per the King County Soil Survey, onsite soil consists of EvB, Everett gravelly sandy loam with slopes ranging from 0-5%. Majority of Site runoff sheet flows to the southwest towards the south property line and then discharges into neighboring properties to the south. Runoff continues to the existing conveyance system in the cul-de-sac in 160th Place SE. Approximately 0.4 acres of the northeast portion of the project area flows north into the conveyance system in SE 144th Street and flows west. Proposed Use of Property: The Project is the subdivision of three existing parcels zoned R4 (9.64 ac. total) into 27 single-family residential lots, per the City of Renton's subdivision process. This will result in a net density of 3.98 dwelling units per acre. Lot square footages range from 8,000 to 13,369 s.f., with no lot sizes below the minimum 8,000 s.f. threshold set by the City. Access, Traffic, and Circulation: The Project will locate its access road as depicted on the attached plan. The project will locate its internal residential roads as depicted on the attached plan. Access to the subdivision will be from 160th Avenue SE and 161st Avenue SE via 53' rights-of- way. A cul de sac will be provided near the northern end of the property. No lots will be allowed to access off of SE 144th Street. It appears that there are no deeds dedicating the western 30-feet of right of way on 161 st Avenue SE (as shown on City and County maps), therefore the property boundary extends to the centerline of said right of way. There may be a prescriptive easement for improvements on 161st that encroach into said property, however no legal documents could be found. The project will dedicate the eastern 30 feet of said parcel and the eastern 23 feet of the southern two-parcels. Proposed Site and Offsite Improvements: Half street improvements on SE 144th Street, 160th Avenue SE, and 161st Avenue SE will be installed. SE 1441h Street will provide 15 feet of pavement width from centerline of right of way to face of curb (34.5 feet total pavement) and will install curb, gutter, 5 foot sidewalk and 8 foot planter strip on the south side of SE 144th Street as per City requirements. This will require dedication of 30-foot prescriptive easement along the north property line. 160th Avenue SE will provide 20 feet of pavement width to face of curb and will install curb, gutter, 5 foot sidewalk and 8 foot planter strip on the east side of 160th Avenue SE as per City requirements; this will require a 23-to 35-foot right of way dedication (30-feet of right of way exists west of the Site for the northern 660 feet). 161 51 Avenue SE will provide 13 feet of pavement width from centerline of right of way to face of curb (28'-30' total pavement) and will install curb, gutter, 5 foot sidewalk and 8 foot planter strip on the west side of 161st Avenue SE as per City requirements; this will require a 26.5' right of way dedication along the southern parcel frontage. An existing water main in SE 144th Street and 161 51 Avenue SE will be tapped to serve the proposed Page3 of3 development. Sanitary Sewer will be extended from the north from an existing sanitary sewer manhole in SE 1441 h Street. An infiltration pond is proposed within Tract "B" to serve the subdivision with a proposed conveyance system from the Site's southeastern property corner through 161 51 Avenue SE approximately 350 feet offsite. This conveyance system will serve as an emergency overflow system for the infiltration facility. The Project will meet the drainage requirements of the 2009 King County Surface Water Design Manual (Manual), as adopted by the City. The project will locate a job shack on the Site as prescribed by the contractor during construction. Model homes will be built, however, the lots on which these homes will be built has not been determined at this time. Cut Materials: Approximately 18,590 c.y. of cut and 14,310 c.y. of fill is computed for the Project. The net export volume is approximately 4,280 c.y. Tree Inventory: 102 of the existing 598 significant trees will be retained onsite. 246 trees are within proposed right of way and 14 trees are dead, diseased or dying. This equates to 30.2% retained; see tree retention spreadsheet. Estimated Construction Cost & Proposed Market Value: The approximate construction cost is typical of a subdivision of this size and nature totaling approximately $2,515,000. The estimated fair market value of the proposed project is approximately $6,750,000. January 12, 2015 Project No. 14069 CITY OF RENTON CONSTRUCTION MITIGATION REPORT PRELIMINARY PLAT OF ALPINE NURSERY The following is a report of expected construction dates and times, as well as proposed hauling/transportation routes, ESC measures and traffic control plan. Proposed Construction Dates: Hours and Days of Operation: Clearing, Grading, Utilities and Roads April-September 2016 Home Construction: September 2016-2017 Monday -Friday, Hours to meet guidelines set forth by City ordinance Proposed Hauling/Transportation Routes: West on SE 1441h Street, north on 1561h Ave SE to NE 4m Street and west to 1-405. Alternatively, trucks may head north on 1561h Ave SE and head west on SE 142"d Place, south to SE Renton-Maple Valley Road (SR-169). ESC Measures: The Erosion and Sedimentation Control Design elements as listed in SECTION VIII (PART A) of the Technical Information Report shall be implemented to minimize dust, traffic and transportation impacts, erosion, mud, noise, and other noxious characteristics during Site construction. Special hours: No special hours proposed for construction at this time. Preliminary Traffic Control Plan: See attached RECEIVED JAN 1 4 2015 CITY I .. ,,;_ "'~"'TON J. ~ ,~\;t'. f'l1 PlANNING DIVISION t,:,(1 /-(!1 /.A,;,_····ur· (_i1 !· , , ·ii, \:',/1\ '-frF>l; r0 11c,1-,L:C: ,;,v::;; f:27-_Df::3 i-,,x. (4.?:>:· 827 242; .J__ (') "Cl '.1 <-s; • ~ 2 ) ~ -~ , ~ ,I>,-s ~ "" • = i ~ \ '-" ( ) ,. - f- ~ [D) tROOJ ~sm:~NEERS ENGINEERS PIANNER8 - elm • 7fh AVEM/E KIRKLAND. WA '1/JO!U 0"'21UJ27.3Dtl1l F "2AZT .M:/3 LEGEND: m WORK AREA NOTES: !it'L l~i 1. FLDODLJGHTS SHALL BE PROVIDED TO MARK FLAGGER STA TTONS AT NIGHT. 2. SIGN SEQUENCE IS THE SAME FOR BOTH DIRECTIONS OF TRAVEL 3. STE:ADY BURNING WARNING UGHTS (TrPE C, MUTCD) SHOUW 8£ USED TO MARK CHANNEUZING DEV/SES AT NIGHT AS NEEDED. 4. THE CONTRACTOR SHALL CJ~ 48 HOURS NOTICE TO THE OWNERS OF PRIVATE DRIVES BEFORE INTERFERING WITH THEM. 5. ACCESS FOR FTRE-FTGHTING EOUIPMENT SHALL BE PROVIDED AT ALL TIMES. AND THE CONTRACTOR AND/OR DEVELOPER SHALL KEEP THE LOCAL FIRE PROTECTION AUTHORl71ES INFORMED AT AU. 11MES OF THE LOCA TTON OF CONSTRUCTTON OPERATIONS ANO FIRE LANES. 6. THE CONTRACTOR SHALL NOT1FY THE AUTHORJllES IN CHARGE OF ANY MUNICIPAL, PR/VA 7E. OR SCHOOL TRANSPORT A 710N SYSm.lS AT LEAST ONE KffJ< IN ADVANCE OF ROAD CLOSURES THAT l+t'LL FORCE A CHANG£ IN THE REGULAR RDUT1NG OF THE TRANSPORTA T/ON SYSTEM. 7. THE CONTRACTOR SHAU CONDUCT HIS WORK SO AS TO INTERFERE AS UTTlE AS POSSIBLE WITH PUBLIC TRA \£1. AND SHALL., AT HIS OKN EXPENSE, PROVIDE AND MAINTAIN SUITABLE BRIDGES, DETOURS. OR OTHER TEMPORARY FACfUTJES FOR 1HE ACCOMMODA TTON OF PUBUC OR PRIVATE 1RA\£L. INCLUDING MAIL DEUVER'f. B. ROADWAY CROSSINGS SHALL BE MADE IN SUCH A WAY 1HA T NO MORE THAN HALF OF 7HE ROADWAY IS CLOSED TO TRAfflC AT ANY TTME EXCEPT WHEN SUJTABLE DETOURS OR OTHER ARRANGEMENTS AREA AGREED TO. 9. WORK SHAU NOT BE STARTED ON ANY PUBUC OR PRIVATE RIGHT-OF-WAY UNTJL CLEARANCE IS G/1/f:N TO THE CONJRACTOR BY THE DISTRICT. UNLESS OTHER'MSE DIRECTED IN 'M?ITTNG BY THE DIS7RICT. THE CONTRACTOR SHAU LIMIT HIS MJRKJNG HOURS TO THE GOVERNING AUTHORITTES STANDARDS. 10. NO EXCAVA TTON OF ALL MATERIAL SHALL BE STOCKPILED IN THE RIGHT-OF-WAY. 11. STREET s~s SHAU BE EMPLO'fllJ DAILY DURING EXCAVAT10N TO REMOVE DIRT FROM THE RIGHT-or-WAY. 12. HOURS or WORK: 7 A.M. TO .J P.M. ~DAYS. -:_,_11'- I I ~ NOR.TH GRAPHIC SCALE 0 75 150 225 1 INCH= 150 FT. R: \2014\0\14069\.J\Drawings\Plots\PP\ Traffic Control Plon\01-.JTCP14069.dwg 1/13/2015 .J:04:45 PM PST COPYRIGHT @ 2014, D.R. S1RONG CONSULTING ENGINEERS: INC. TRAFFIC CONTROL PLAN ALPINE NURSERY 16023 SE 144TH ST & 14609114625161ST AVE SE RENTON, WA 98059 DRAF7EIJ BY: 'r1..P DESIGN£D BY: 'r1..P PROJECT ENG!NffR: MAJ DATE: 01. 14. 15 PROJECT NO.: 14069 DRA'MNG: 1 SHEET: 1 ) ~ ~ " >-l "' ' iJj ~ ~ z w z § " <lolll_O.,._ ..... Dlg --!!'~---G) • ' I ' ! ~ D.~S"'°"" C<>NS<A.nNG ENGWEERS ---.. ,,,. ___ _ o_.,...,__, "" NE 7/4 SECTION ~ TOWNSHIP -~ ., T N. RANGE s £. W.AI. ALPINE NURSERY ~\~I ;:::'.;=I ~o mJ I 1 / 1 I I/~ 'Y.t--1-1 I 11 I "" ~~'If~ 1~§§'§3 _1 \1 I ~,J~l I I i ! ! ttQl,;; • I I I I I , ! ! ---a,------ -,. --* : --:.. I --= wr I o,,,r _,.., ____ ' ,!lln Cl TY OF ~ RENTON ALPINE NURSERY PRELIMINARY PLAT NEIGHBORHOOD DETAIi. MAP Pla-.,/9"'1~"'9/l'u~I< -· Oopl. CT:/v"'tb JAN 1 4 2015 CITY OF RENTON PLANNING DIVISION @ NOR.TH ~;;J,.">•COCJ,i.C ~ City of Renton TREE RETENTIONREC~l\/ED JAN 1 4 2015 WORKSHEET CITY OF RENTON 1. Total number of trees over 6" in diameter1 on project site: 1. 598 trees 2. Deductions: Certain trees are excluded from the retention calculation: Trees that are dead, diseased or dangerous2 14 trees Trees in proposed public streets 246 trees Trees in proposed private access easements/tracts O trees Trees in critical areas3 and buffers O trees Total number of excluded trees: 3. Subtract line 2 from line 1: 2. 3. 260 trees 338 trees 4. Next, to determine the number of trees that must be retained 4 , multiply line 3 by: 0.3 in zones RC, R-1, R-4, or R-8 0.1 in all other residential zones 0.05 in all commercial and industrial zones 4. 101.4 trees 5. List the number of 6" or larger trees that you are proposing 5 to retain 4: 5. 102 trees 6. Subtract line 5 from line 4 for trees to be replaced: (If line 6 is less than zero, stop here. No replacement trees are required). 6. 0 trees 7. Multiply line 6 by 12" for number of required replacement inches: 7. 0 8. Proposed size of trees to meet additional planting requirement: inches (Minimum 2·· caliper trees required) 8. __ ..,O:..._ __ inches 9. Divide line 7 by line 8 for number of replacement trees 6: (if remainder is .5 or greater, round up to the next whole number) 1. Measured at chest height. 9. per tree _.,.o __ trees 2 · Dead, diseased or dangerous trees must be certified as such by a forester, registered landscape architect, or certified arborist, and approved by the City. 3 · Critical Areas, such as wetlands, streams, floodplains and protected slopes, are defined in Section 4-3-050 of the Renton Municipal Code (RMC). 4 · Count only those trees to be retained outside of critical areas and buffers. s_ The City may require modification of the tree retention plan to ensure retention of the maximum number of trees per R MC 4-4-130H7 a 5 · Inches of street trees, inches of trees added to critical areas/buffers, and inches of trees retained on site that are less than 6" but are greater than 2" can be used to meet the tree replacement requirement. R: \20 14 \0\ 14069\3 \Documents\ W orksheets\T reeRetention Worksheet 14069 .doc 12/08 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. 419,829 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: 124 520 square feet square feet square feet 2. 124 520 3. 295 309 4. 6.78 5. 27 square feet square feet square feet acres units/lots 6. Divide line 5 by line 4 for net density: 6. 3.98 = 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. RECEIVED ** Alleys (public or private) do not have to be excluded. JAN 1 4 2015 CIT" " .. ~-· ·--.' R:\PW\DEVSERV\Forms\Planning\density.doc Last updated: 11/08/2004 1 • January 12, 2015 Project No. 14069 CITY OF RENTON SCHOOL WALKWAY ANALYSIS PRELIMINARY PLAT OF ALPINE NURSERY The project is a proposed single-family residential development of 9.64 acres, known as Tax Parcels Numbers 232305-9044, -9099, and -9167 into 27 single-family residential lots. The property is located at 16023 SE 1441 h Street and 14609/14625 161st Avenue SE in the City of Renton, Washington. Project Contact Information: Developer: Roy Boyer 14609161'1 Avenue SE Renton, WA 98059 (425) 766-3066 Engineer/Surveyor: D. R. STRONG Consulting Engineers Inc. 620 7th Avenue Kirkland, WA 98033 (425) 827-3063 Maher A. Joudi, P.E. Overview: The proposed subdivision is within Issaquah School District #411 and the fol lowing are the public schools of residence for students within this subdivision: Briarwood Elementary -17020 SE 1341 h Street, WA 98059 Maywood Middle -14490 1681h Avenue SE, Renton, WA 98059 Liberty High School -16655 SE 1361h Street, Renton, WA 98059 Bus service is provided to Briarwood Elementary and Liberty High School. Elementary school students in the new subdivision will have to walk to the intersection of SE 1441 h Street and 1601h Avenue SE (NW corner of the project Site) to catch the bus. Students attending Liberty High School will have to walk to the intersection of SE 1441 h Street and 161 st Avenue SE (NE corner of the project Site) to catch the bus. Students attending Maywood Middle School will walk east approximately 0.5 miles along SE 144th Street. Students will cross 161 51 Avenue SE and walk along the south side of SE 144th Street to 1681h Avenue SE which is the entrance to Maywood Middle School. RECEIVED JAi~ 1 4 2015 CIT'>' ()t ,; ''"'I\! PLAl\i1\;1.;,;v ~i·~ ,.:,,,_,;-,j Page2 of6 The following includes pictures and descriptions of the walking path for students attending Maywood Middle School. Route to Maywood Middle School: 1 -At the northeast corner of the Site students will walk along the south side of SE 1441h Street and first cross SE 161'' Avenue. Page 3 of6 ~ ··.-=·--. ~· '-···· ·-·· ' ._ - 2 -The south shoulder of SE 1441 h Street is 9.5' from the fogline to the edge of pavement. 3 -Students will then cross 1641h Place SE and walk along the south side which includes 1' from fogline to the edge of pavement and 6' of gravel to the edge of a grass ditch. \ Page4 of6 4 -This is a view of the south side of SE 1441 h Street facing west. This shows the 1' fogline to edge of pavement and the 6' gravel shoulder between the edge of pavement and the grass. • • Page 5 of6 5 -There is a 'pedestrian crossing advanced warning' sign located at the intersection of SE 1441h Street and 1651h Place SE. There is a 20 mph speed limit sign with flashing lights at the south part of the intersection between SE 1441h Street and 1661h Place SE. The south side of SE 1441h Street has between 0.5' and 1' from fogline to the edge of pavement and 5' to 6' of a gravel shoulder from 1651 h Place SE to 166 1 h Place SE. From 1661 h Place SE east towards 16ih Place SE the gravel shoulder is approximately 10' wide. I . . .. 1, ~--~ '.; 6-This is the view of SE 1441h Street facing west in between 16ih Place SE and 1681h Avenue SE (the entrance to Maywood Middle School). It is 5' from the fogline to the face of curb, 0.5' wide curb, with a 5' wide sidewalk. ,. Page 6 of6 7 -This the view of the intersection of SE 1441h Street and 168 1 h Avenue SE (facing east) which is the entrance to the school. R:\2014\0\ 140691.3\Documents\Reports\Preliminary\School Walkway Analysis 14069. doc ' .. January 9, 2015 ES-3377.02 Mr. Roy Boyer 14609-161 61 Avenue Southeast Renton, Washington 98059 RECEl\1ED JAN l 4 2015 CITY OF RENTON PLANNING DIVISION Subject: Alpine Nursery -Boyer Properties Infiltration Evaluation 16023 Southeast 144th Street Renton, Washington Dear Mr. Boyer: Earth Solutions NW LLC • Geotechnical Engineering • Construction Monitoring • Environmental Sciences As requested, Earth Solutions NW, LLC (ESNW) has prepared this letter summarizing our findings regarding stormwater infiltration for the subject site. The subject site is located on the south side of Southeast 144th Street; and east of 160th Avenue Southeast in Renton, Washington. The site is occupied by two residential structures and a plant nursery. The subject site is located in an area in which glacial outwash (geologic map designation, Qgo) soil has been identified on the geologic maps which ESNW used as a reference prior to the site exploration. A representative of ESNW was on-site to observe the subsurface conditions in December of 2014, and January of 2015. ESNW observed the excavation of eight test pits using hand tools, as well as an excavator and operator, contracted by ESNW, throughout the stormwater pond footprint in southern portion of the subject site. The test pits were advanced to approximately 13 feet deep into the native soil. ESNW observed poorly graded gravel (Unified Soil Classification, GP), and well graded gravel (GW) in a dense condition at all three test locations at the bottom-of-pond elevation. The well graded gravel contained a fines content of about 2.6 percent and 2.3 percent; and a USDA description of Extremely Gravelly Coarse Sand. Please see the soil logs later in this report for a detailed description of the subsurface conditions. EPA falling head infiltration testing was performed within the well graded sand and gravel soils in three of the test pits. The excavations were terminated in the well graded sand and gravel soils at maximum of 15 feet below existing grade, which equates to a minimum of six feet below bottom-of-pond elevation. The soil conditions which ESNW observed were consistent with the geologic map designation of glacial outwash. No groundwater was observed at the test pits during our fieldwork (December 2014 and January 2015). No confining soil layer was encountered to an elevation six feet below the pond bottom. 1805 • 136th Place N.E., Suite 201 • Bellevue, WA 98005 • (425) 449-4704 • FAX (425) 449-4711 ' ' ~- Mr. Roy Boyer January 9, 2015 Infiltration Testing ES-3377.02 Page 2 The infiltration testing was performed in general accordance with the 2005 DOE Stormwater Management Manual for Western Washington (DOE), Section 3.6. ESNW representatives conducted a site visit on December 24, 2014 to excavate test pits using a trackhoe and operator retained by ESNW, at locations within the potential infiltration areas. EPA falling-head infiltration testing was conducted during our site visit. Measured Infiltration Rates Testing was completed within the well graded gravel soils in order to demonstrate the infiltration rates at the bottom-of-pond soil types. The measured infiltration rates were 70 in/hour within the undisturbed native soils. If you have questions or require additional information, please call. Sincerely, EARTH SOLUTIONS NW, LLC Attachment: Test Pit Logs cc: D.R. Strong Kyle R. Campbell, P.E. Principal Attention: Mr. Maher Joudi (Email only) Earth Solutions NW, LLC , . TP-101 Soil Type Loose Topsoil Medium Dense Silty Sand with Gravel Dense Poorly Graded Gravel TP-102 Soil Type Loose Topsoil Medium Dense Silty Sand with Gravel Dense Poorly Graded Gravel TP-103 Soil Type Loose Topsoil Medium Dense Silty Sand with Gravel Dense Well Graded Gravel TP-104 Soil Type Loose Topsoil Medium Dense Silty Sand with Gravel Dense Well Graded Gravel Dense Well Graded Sand TP-105 Soil Type Loose Topsoil Medium Dense Silty Sand with Gravel Dense Well Graded Gravel Dense Poorly Graded Sand Dense Well Graded Sand Depth 0'-6" 6"-3' 3'-6' Depth 0'-6" 6"-3' 3'-6.5' Depth 0'-6" 6"-3' 3'-13' Depth 0'-6" 6"-3' 3'-10' 10'-12' Depth 0'-6" 6"-3' 3'-6' 6'-6.5' Test Pit Logs ES-3377.02 6.5'-15' Earth Solutions NW, LLC January 12, 2015 ES-3377.02 Earth Solutions NW LLC Mr. Roy Boyer 14609-161st Avenue Southeast Renton, Washington 98059 RECEIVED JAN 1 4 2015 CITY OF RENTON PLANNING DIVISION Subject: Alpine Nursery -Boyer Properties 16023 Southeast 144th Street Renton, Washington Reference: Earth Solutions NW, LLC Geotechnical Engineering Study ES-3377, June 5, 2014 Dear Mr. Boyer: • Geotechnical Engineering • Construction Monitoring • Environmental Sciences As requested, Earth Solutions NW, LLC (ESNW) has reviewed the referenced geotechnical engineering study with respect to the applicability of the report to the currently proposed project. Based on our review, the recommendations included in the report remain applicable to the currently proposed project. If you have questions or require additional information, please call. Sincerely, EARTH SOLUTIONS NW, LLC Kyle R. Campbell, P.E. Principal cc: D.R. Strong Attention: Mr. Maher Joudi (Email only) 1805 -136th Place N.E., Suite 201 • Bellevue, WA 98005 • (425) 449-4704 • FAX (425) 449-4711 DRS Project No. 14069 CITY OF RENTON ENVIRONMENTAL CHECKLIST PRELIMINARY PLAT OF ALPINE NURSERY PURPOSE OF CHECKLIST: Governmental agencies use this checklist to help determine whether the environmental impacts of your proposal are significant. This information is also helpful to determine if available avoidance, minimization or compensatory mitigation measures will address the probable significant impacts or if an environmental impact statement will be prepared to further analyze the proposal. INSTRUCTIONS FOR APPLICANTS: This environmental checklist asks you to describe some basic information about your proposal. Please answer each question accurately and carefully, to the best of your knowledge. You may need to consult with an agency specialist or private consultant for some questions. You may use "not applicable" or "does not apply" only when you can explain why it does not apply and not when the answer is unknown. You may also attach or incorporate by reference additional studies reports. Complete and accurate answers to these questions often avoid delays with the SEPA process as well as later in the decision-making process. The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of time or on different parcels of land. Attach any additional information that will help describe your proposal or its environmental effects. The agency to which you submit this checklist may ask you to explain your answers or provide additional information reasonably related to determining if there may be significant adverse impact. © 2015 D.R. STRONG Consulting Engineers Inc. SEPA Checklist Page 1 of 25 RECEIVED JAN I 4 2015 CITY or RIE/IITON PLANNING DIVISION Alpine Nursery Preliminary Plat City of Renton, Washington A. BACKGROUND 1. Name of proposed project, if applicable: Alpine Nursery 2. Name of applicant: Roy Boyer 3. Address and phone number of applicant and contact person: Applicant: Roy Boyer 14609 161 51 Avenue SE Renton, Washington 98059 (425) 766-3066 Contact Person: Maher A. Joudi, P.E. D. R. STRONG Consulting Engineers Inc. 620 7th Ave Kirkland, WA 98033 425 827 -3063 4. Date checklist prepared: January 6, 2015 5. Agency requesting checklist: City of Renton 6. Proposed timing or schedule (including phasing, if applicable): Construction will start upon the receipt of all required building and construction permits. This is estimated to occur in the spring of 2016. 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this Proposal? If yes, explain. Construct 27 single-family residences. © 2015 D. R. STRONG Consulting Engineers Inc. $EPA Checklist Page 2 of 25 Alpine Nursery Preliminary Plat City of Renton Washington 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this Proposal. Arborist Report: GreenForest, Inc. Geotechnical Report: Earth Solutions NW, LLC Infiltration Evaluation: Earth Solutions NW, LLC Traffic Impact Analysis: Traffex Critical Areas Report: Re-Align Environmental Level One Downstream Analysis: D. R. STRONG Consulting Engineers Inc. 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your Proposal? If yes, explain. None to our knowledge. 10. List any government approvals or permits that will be needed for your proposal, if known. SEPA Determination Preliminary Subdivision Approval Grading Permit Final Subdivision Approval Building Permit Other Customary Construction Related Permits General Construction Stormwater Permit 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.). Subdivide approximately 9.64 acres into 27 single-family lots with a proposed net density of 3.98 du per acre. Access to the subdivision will be from 1601h Avenue SE and 161 51 Avenue SE. © 2015 D. R. STRONG Consulting Engineers Inc. SEPA Checklist Page 3 of 25 City of Renton City of Renton City of Renton City of Renton City of Renton City of Renton Department of Ecology Alpine Nursery Preliminary Plat City of Renton Washington 12. Location of the Proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, and section, township, and range, if known. If a Proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. The Project is located in the NE Y. of Section 23, Township 23 North, Range 5 East. The Site is located at 16023 SE 144th Street and 14609/14625 161st Avenue SE Renton, Washington. © 2015 D. R. STRONG Consulting Engineers Inc. SEPA Checklist Page 4 of 25 Alpine Nursery Preliminary Plat City of Renton Washington 8. ENVIRONMENTAL ELEMENTS 1. EARTH a. moun ainous er. In general, the majority of the property has slopes that range between 5 to 10%. Generally, the land slopes from the northeast corner of the site to the southwest. b. What is the steepest slope on the site (approximate percent slope)? There is a small portion near the center of the Site with slopes ranging between 15% and 20%. c. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any agricultural land of long-term commercial significance and whether the proposal results in removing any of these soils. The soils on the Site are mapped in the Soil Survey of King County, Washington, prepared by the U.S. Department of Agriculture, Soil Conservation Service and has classified the Site as Everett Series, slopes 0-5% (EvB), gravelly sandy loam. Additionally, see attached Geotechnical Report dated June 5, 2014. d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. None to our knowledge. © 2015 D. R. STRONG Consulting Engineers Inc. SEPA Checklist Page 5 of 25 Alpine Nursery Preliminary Plat City of Renton Washington e. Describe the purpose, type, total area and approximate quantities and total affected area of any filling, excavation, and grading proposed. Indicate source of fill. The purpose of the site grading will be to construct the subdivision roads, utilities and homes. Approximately 18,590 c.y. of cut and 14,310 c.y. of fill is computed for the Project. The net volume is approximately 4,280 c.y. of cut. Select fill material will be imported as well as the possibility of exporting unwanted soils. f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. There could be a short-term increase in the potential for on-site erosion where soils are exposed during site preparation and construction; however, the Project will comply with all applicable erosion control measures, short term and long term. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? Approximately 65% of the Site will be covered by impervious surfaces. h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: A temporary erosion control plan will be implemented at the appropriate time. Erosion control measures may include the following: hay bales, siltation fences, temporary siltation ponds, controlled surface grading, stabilized construction entrance, and other measures which may be used © 2015 D. R. STRONG Consulting Engineers Inc. SEPA Checklist Page 6 of 25 Alpine Nursery Preliminary Plat City of Renton Washington 2. AIR in accordance with requirements of the City of Renton. a. What types of em1ss1ons to the air would result from the proposal during construction, operation, and maintenance when the project is completed: If any, generally describe and give approximate quantities if known. Short-term emissions will be those associated with construction and site development activities. These will include dust and emissions from construction equipment. Long-term impacts will result from increased vehicle traffic. b. Are there any off-site sources of emissions or odor that may affect your Proposal? If so, generally describe. Off-site sources of emissions or odors are those that are typical of residential neighborhoods. These will include automobile emissions from traffic on adjacent roadways and fireplace emissions from nearby homes. c. Proposed measures to reduce or control emissions or other impacts to air, if any. The Washington Clean Air Act requires the use of all known, available, and reasonable means of controlling air pollution, including dust. Construction impacts will not be significant and could be controlled by measures such as washing truck wheels before exiting the site and maintaining gravel construction entrances. In addition, dirt-driving surfaces will be watered during extended dry periods to control dust. © 2015 D.R. STRONG Consulting Engineers Inc. SEPA Checklist Page 7 of 25 Alpine Nursery Preliminary Plat City of Renton Washington 3. WATER a. Surface water. i. Is there any surface water body on or in the immediate vicinity of the site (including year-round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. None to our knowledge. ii. 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. Not to our knowledge. iii. Estimate the amount of fill and dredge material that would be placed in or removed from sur- face water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. None iv. Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. No, there will be no surface water withdrawals or diversions. v. Does the Proposal lie within a 100-year floodplain? If so, note location on the site plan. Not to our knowledge. © 2015 D. R. STRONG Consulting Engineers Inc. SEPA Checklist Page 8 of 25 Alpine Nursery Preliminary Plat City of Renton Washington