HomeMy WebLinkAboutERC Report and Exhibits Earlington Homes_v1DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
ENVIRONMENTAL REVIEW COMMITTEE REPORT
ERC MEETING DATE: May 8, 2017
Project Name: Earlington Townhomes
Project Number: LUA17-000169, ECF, SA-H, MOD, MOD, MOD
Project Manager: Clark H. Close, Senior Planner
Owner: Minter LLC, 9322 Mayes Ct S, Seattle, WA 98118
Applicant: Jordan Salisbury, Blue Fern Development, LLC / 11232 120th Ave NE, Ste 204,
Kirkland, WA 98033
Contact: Evan Mann, ESM Consulting Engineers / 33400 8th Ave S, Ste 205, Federal Way,
WA 98003
Project Location: 8074 S 132nd St, Renton, WA 98178
Project Summary: The applicant is requesting Hearing Examiner Site Plan Review, Environmental
(SEPA) Review, a street modification, a refuse and recycling modification, and a wall
plate height modification to construct 62 attached single-family townhomes called
Earlington Townhomes. The 4.16-acre irregularly shaped site is located at 8074 S
132nd St (APN’s 214480-0487, -0488, -0500, -0285, and -0295) in the Residential-
14 zoning district. The residential density is 17.77 dwelling units per net acre. Access
to the townhomes would be from S 132nd St. The site includes slopes down to the
south with moderate inclinations and overall vertical relief of approximately 70
feet. The site plan would take advantage of the sloping topography. Garages would
be access via private alleys and all of the townhomes would be alley -loaded. The
soils consist of sand with silt and gravel fill and native soils indicative of Vashon
Recessional Outwash (Qvr) and Lodgement Till (Qvt). Preliminary estimates of cut
and fill include 15,100 cubic yards and 3,700 cubic yards, respectively. The site
contains greenhouses, a shop, a utility building and a single family detached home,
landscaping, gravel driveways, and parking areas. All of the existing structures
would be demolished as part of the proposed project. No wetlands or streams are
located on or adjacent to the property. There is a small drainage that runs east-
west and is approximately 175 feet south from the southwest corner of the subject
property and approximately 350 feet from the southeast corner. The developed site
would continue to drain to the south to S 132nd St and into the existing public
stormwater drainage system, which is a natural discharge location for the site. The
site is located in the West Lake Washington drainage basin and stormwater would
be met with a stormwater detention vault followed by a media filter vault with Level
2 Flow Control standards. The site contains 57 significant trees, all of which are
proposed to be removed. The project would replant a minimum of 66 replacement
trees at 2 caliper inches each to comply with the 20% tree retention requirement.
Construction is estimated to begin during the summer of 2018. The applicant has
submitted a Preliminary Technical Information Report, Traffic Impact Analysis,
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Arborist Report, Wetland and Stream Reconnaissance, Letter of Understanding of
Geologic Risk, and a Geotechnical Engineering Report with the application.
Site Area: 181,296 SF (4.16 acres) Proposed New Bldg. Areas (footprint): Approx. 54,821 SF
Proposed New Bldg. Area (Gross): 63,049 SF
STAFF
RECOMMENDATION:
Staff Recommends that the Environmental Review Committee issue a
Determination of Nonsignificance - Mitigated (DNS-M).
PROJECT LOCATION
MAP:
PART ONE: PROJECT DESCRIPTION / BACKGROUND
The applicant is requesting Hearing Examiner Site Plan Review, Environmental (SEPA) Review, a street
modification, a refuse and recycling modification, and a wall plate height modification to construct a
62 unit townhome development located at 8074 S 132nd St, Renton, WA 98178 (King County
Assessor’s Parcel Nos. 214480-0487, -0488, -0500, -0285, and -0295, “Subject Property”).
The subject property is a nursery site located at the NW intersection of S 132nd St and Renton Ave S
within the NE ¼ of Section 13, Township 23 North, Range 04 East, W.M. King County, Washington
(Exhibit 2). Together the five (5) parcels are roughly triangular in shape . The south boundary of the
site is roughly 600 feet along S 132nd St and the eastern boundary of the site is roughly 850 feet along
Renton Ave S (Exhibit 3). Together the 181,296 square foot (4.16 acres) property is located near the
northwest corner of Renton City Limits. The surrounding Development consists of single family
residential homes.
The property has a Comprehensive Plan land use designation of Residential High Density (RHD) and is
zoned Residential-14 (R-14). The applicant is proposing attached residential dwelling units, which are
an allowed use in the R-14 zone. The land surrounding the site is zoned R-14, R-10 and R-8. See Table
1 for more information.
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Table 1. Neighborhood Characteristics:
Location Parcel Numbers Address(es) Land Use(s) Zone(s)
Site 214480-0487, -
0488, -0500, -
0285, and -0295
8074 S 132nd St Residential High
Density
Residential – 14
North &
East
2144800286,
-0281, -0280,
-0276, and -
0485
8219 S 130th St, 8223 S
130th St, 13030 Renton
Ave S, 8241 S 130th St,
and 13076 Renton Ave S
Residential High
Density
Residential – 14
South 2144800520,
-0523, -0525,
-0530, -0535,
-0548, -0545,
and -0552
13223 84th Ave S,
vacant, 8231 S 132nd St,
8229 S 132nd St, 8225 S
132nd St, 8221 S 132nd
St, vacant, and 8205 S
132nd St
Residential High
Density
Residential – 14 and
Residential – 10
West 2144800460
and -0300
8054 S 132nd St and
8055 S 130th St
Residential
Medium Density
and Residential
High Density
Residential – 8 and
Residential – 14
The density range allowed in the R-14 zone is a minimum of 7.0 to a maximum of 14.0 dwelling units
per net acre (du/ac) with opportunities for bonuses up to eighteen (18) dwelling units per net acre.
Potential Density Bonus Review is subject to Renton Municipal Code (RMC) 4-9-065. Density bonuses
are possible for applicants requesting bonus market -rate dwelling units in exchange for the
construction of affordable dwelling units. The 62 unit proposal would be constructed as 19 individual
buildings; configurations including four (4) duplexes, six (6) tri-plexes and nine (9) 4-plexes (Exhibit 4)
with seven (7) different building types (Exhibits 10 and 11). Together the units would have combined
building coverage of 54,821 square feet and a total impervious building area of 63,049 square feet .
Each unit would have attached parking garages providing stalls for two vehicles with either side -by-
side or tandem parking and the average gross area of the units would be approximately 1,753 square
feet.
Under the 62 unit proposal, the net density would be 17.8 dwelling units per net acre, which is
exceeds the density of the R-14 without providing affordable housing. These buildings would be
approximately 30 feet in height from the average building elevation to the highest point of the three
story roof (Exhibit 11). The proposed development plans to take advantage of territorial views while
maintaining inviting and pedestrian-oriented façades between the buildings (Exhibit 13). The overall
plan includes using the natural grades of the project site. Each townhome on the site would either
have a daylight or tuck-under design. The applicant has made a request to increase the building plat
height from 24 feet to 26 feet, with an additional 6 foot vertical projection for roofs with a slope of
4:12 or greater, for a combined maximum building height of 32 feet.
The continuous grade change across the site also create an access challenge. The site is proposed to
be accessed from a single residential public access road near the middle of the site along S 132nd St.
The site was previously improved with several greenhouses, a shop, a utility building and a single
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family detached home, landscaping, gravel driveways, and parking areas. All of the existing structures
would be demolished as part of the proposed project.
The proposed project is anticipated to include approximately 1,450 linear feet of street frontage
improvements along S 132nd St and Renton Ave S. Half-street improvements on S 132nd St includes
23-foot wide half-street paved width from the centerline of the right-of-way (including ten-foot wide
travel lane, 5-foot wide bike lane, and eight-foot wide parking lane), one-half foot wide curb and
gutter, eight-foot wide landscaped planter strip, eight-foot wide concrete sidewalk, street trees and
storm drainage improvements. In order to retain the existing curb line on Renton Ave S,
improvements would include a new eight-foot wide planter strip and eight-foot wide sidewalk with
two-feet dedication behind the sidewalk (18 feet behind the existing curb). The final ROW dedication
on Renton Ave S would be dependent upon a final survey.
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 Responsibl e
Officials:
Issue a DNS-M with a 14-day Appeal Period.
B. Mitigation Measures
1. The project earthwork shall be limited to seasonally drier periods (typically April 1 to October
31) in accordance with the geotechnical recommendation made by Associated Earth Sciences,
Inc.
2. Project construction shall be required to comply with the recommendations found in the
Geotechnical Engineering Feasibility Report completed by Associated Earth Sciences, Inc. (dated
January 18, 2017) or an updated report submitted at a later date.
3. The applicant and/or developer shall install driveway aprons in accordance with the City of
Renton Standard Plans 104.2 and 104.3 in order to distinguish the public access road (Road A)
from the private alleys (Alleys A-E).
C. Exhibits
Exhibit 1 ERC Report
Exhibit 2 Neighborhood Detail Map
Exhibit 3 Overall Site Plan (PP-01)
Exhibit 4 Preliminary Unit Lot Subdivision (PP-02)
Exhibit 5 Boundary & Existing Conditions (PP-03)
Exhibit 6 Preliminary Grading Plan (PP-04)
Exhibit 7 Preliminary Road & Utility Plan (PP-05)
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Exhibit 8 Drainage Control Plan (PP-06)
Exhibit 9 Preliminary Street Profiles (PP-07)
Exhibit 10 Floor Plans (A2, B2-B7)
Exhibit 11 Architectural Elevations (E1-E7)
Exhibit 12 Landscape Plans (L0-L8)
Exhibit 13 Rendering
Exhibit 14 Tree Inventory and Retention Plan
Exhibit 15 Geotechnical Engineering Feasibility Report for Earlington Townhomes prepared by
Associated Earth Sciences, Inc. (dated January 18, 2017)
Exhibit 16 Preliminary Technical Information Report prepared by ESM Consulting Engineers, LLC
(dated March 27, 2017)
Exhibit 17 Arborist Report was prepared by Shoffner Consulting (dated February 23, 2017)
Exhibit 18 Wetland and Stream Reconnaissance Report for Earlington Townhomes prepared by
Altman Oliver Associates, LLC (dated January 18, 2017)
Exhibit 19 Traffic Impact Analysis was provided by Northwest Traffic Experts (TraffEx) (dated
December 14, 2016)
Exhibit 20 Construction Mitigation Description
Exhibit 21 Surface Water Classifications and Wetlands Map
Exhibit 22 Renton Fire Authority Memorandum: Thomas
Exhibit 23 Plan Review Memorandum: Fowler
Exhibit 24 Traffic Concurrency Test Memorandum: Bannwarth
Exhibit 25 Advisory Notes to Applicant
D. Environmental Impacts
The Proposal was circulated and reviewed by various City Departments and Divisions to determine
whether the applicant has adequately identified and addressed environmental impacts anticipated to
occur in conjunction with the proposed development. Staff reviewers have identified that the proposal is
likely to have the following probable impacts:
1. Earth
Impacts: The applicant submitted a Geotechnical Engineering Feasibility Report for Earlington
Townhomes prepared by Associated Earth Sciences, Inc. (dated January 18, 2017; Exhibit 15). A
previous 2007 field study of the site included excavation of nine (9) exploration pits using a track-
mounted excavator. The explorations extended to a maximum depth of 16.5 feet below existing
grade. The subsurface soils encountered on the site included medium dense silty to clean sand
(recessional outwash (Qvr)) overlying medium dense grading to very dense silty sand with gravel
and cobbles (lodgement till (Qvt)). Existing fill was observed in six of the nine exploration pits to
depths of up to approximately 9 feet. No bedrock was encountered in the explorations; it is
possible that bedrock may be below the lodgement fill in deeper site utility excavations. Most of
the existing fill consisted of sand with silt and gravel that was similar to native soils. Existing fill is
not recommended for support of foundations. Ground water seepage was encountered in six (6) of
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the nine (9) exploration pits and was interpreted by the engineer to represent perched ground
water. Ground water conditions should be expected to vary in response to changes in season,
weather, on- and off-site land use, and other factors. According to the Geotechnical Report, most
of the shallow site soils are either dense and impermeable or saturated, and therefore storm water
infiltration using shallow strategies did not appear feasible. Further geotechnical work would be
required in order to support the use of storm water infiltration for the project using conventional
shallow infiltration strategies.
As stated by to the geotechnical report, the site contains slopes that meet geometric criteria for
treatment as Sensitive Slopes with the steepest slope on site at approximately 20 percent, and
Low, Medium, and High Landslide Hazard Areas. Most of these designations impose additional
analysis requirements to be met. The site is located approximately one mile south of the Seattle
Fault Zone, which represents a seismic hazard due to evidence of surficial ground rupture along a
northern splay of the Seattle Fault. According to the USGS studies, the latest movement of this fault
was about 1,100 years ago when about 20 feet of surficial displacement took place. According to
the report, the potential surficial ground rupture and liquefaction is considered to be low due to
the expected life of the structures and lodgement till sediments at shallow depths.
The applicant proposes to cut approximately 15,100 cubic yards (cy) of material and native soils
and fill approximately 3,700 cy of material (resulting in a net cut of 11,400 cy). Detailed plans of the
cut and fill operation would be submitted with the civil construction permit application showing
the angle of slope, contours, compaction and retaining walls. The applicant would be subject to
designing and installing temporary erosion and sedimentation control measures (TESC) in order to
capture runoff water and sediment during construction. All work proposed outside of the
applicant’s property would require a permanent drainage easement to be provided to the City and
a temporary construction easement.
According to AES, the site also contains areas that meet the criteria for treatment due to erosion
hazards. Recommendations from the report include applying control methods to limit earthwork to
seasonally drier periods (typically April 1 to October 31), use of perimeter silt fences, retention of
existing vegetation as much as possible during grading practices, replanting as soon as possible,
and placing straw mulch in exposed areas. Therefore, staff recommends a SEPA mitigation measure
that the project earthwork be limited to seasonally drier periods (typically April 1 to October 31) in
accordance with the geotechnical recommendation made by Associated Earth Sciences, Inc.
The geotechnical report concludes that the proposed project is feasible provided the
recommendations are followed. The 2017 geotechnical report specific recommendations for the
site include: site preparation, structural fill, foundations, floor support, drainage considerations,
cast-in-place retaining walls and basement walls, and pavement. As such, staff recommends a
mitigation measure that the applicant shall comply with the recommendations found in the
Geotechnical Engineering Feasibility Report completed by Associated Earth Sciences, Inc. (dated
January 18, 2017) or an updated report submitted at a later date.
Mitigation Measures:
a. The project earthwork shall be limited to seasonally drier periods (typically April 1 to October 31)
in accordance with the geotechnical recommendation made by Associated Earth Sciences, Inc.
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b. Project construction shall be required to comply with t he recommendations found in the
Geotechnical Engineering Feasibility Report completed by Associated Earth Sciences, Inc. (dated
January 18, 2017) or updated reports submitted at a later date.
Nexus: State Environmental Policy Act (SEPA) Environmental Review, RMC 4-3-050 Critical Areas
Regulations and RMC 4-4-060 Grading, Excavation and Mining Regulations.
2. Air
Impacts: It is anticipated that some temporary air quality impacts could be associated with site work
and building construction required to develop this site. Project development impacts during
construction may include dust as a result of grading and exhaust from construction vehicles and
equipment. Dust control would be mitigated through the use of temporary erosion control measures,
watering or other measures to remediate impacts as needed (Exhibit 15).
No further site specific mitigation for the identified impacts from typical vehicle and construction
exhaust is required.
Mitigation Measures: No further mitigation recommended.
Nexus: N/A
3. Water
a. Wetlands, Streams, Lakes
Impacts: The applicant submitted a Wetland and Stream Reconnaissance Report for Earlington
Townhomes prepared by Altman Oliver Associates, LLC (dated January 18, 2017; Exhibit 18) with the
land use application. The Report conducted a wetland and stream reconnaissance of the subject
property on December 12, 2016. No wetlands or streams were identified on or adjacent to the
property during the field investigation during which no hydrophytic plant communities , hydric soils,
or evidence of wetland hydrology or channels were observed.
The nearest known wetlands or stream is located to the south of the subject property. There is a
small drainage that runs east-west and is approximately 175 feet south from the southwest corner
of the subject property and approximately 350 feet from the southeast corner. No improvements or
construction is proposed to taking place within the Type Ns stream , near 84th Ave S, or its buffer
(Exhibit 21). The point at which the Earlington Townhomes and S 132nd St stormwater enter the
stream is beyond 200 feet to the south of the subject property. All stormwater that would be
released to the existing storm system in S 132nd St would be detained, treated and released at a pre-
developed rate. No impacts are anticipated to the stream located to the south of the subject
property.
Mitigation Measures: No further mitigation recommended.
Nexus: N/A
b. Water runoff (including stormwater)
Impacts: ESM Consulting Engineers, LLC submitted a Preliminary Technical Information Report for
Earlington Townhomes (dated March 27, 2017; Exhibit 16) with the land use application. The
Report analyzes off-site drainage and project surface water collection and distribution. According
to the report, project generally slopes to the south at 8 to 15 percent and stormwater runoff
generally drains to the south, to the S 132nd St public right-of-way and into the existing public
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storm drainage system. Stormwater then flows south into private property. From there, runoff
continues south approximately 350 feet and is collected into a small stream that eventually drains
to Lake Washington. The site is located in the West Lake Washington drainage basin (WRIA
number: 8)
As described in the drainage report, infiltration is not considered feasible due to dense and
impermeable or saturated soils. The developed project site would provide flow control and Basic
Water Quality treatment prior to discharge before continuing to drain to the south at the site’s
natural discharge location. A detention vault is proposed to meet the flow control facility
requirement. The project matches the pre-developed discharge rates from 50 percent of the 2-year
peak flow up to the full 50-year peak flow and peak discharge rates for the 2 and 10-year return
periods as required in the City’s Flow Control Duration Standard (Forested Site Conditions) area.
Project water quality treatment would consist of conveyance to a water quality filter vault
following the proposed detention vault prior to connection to the existing 12-inch concrete
stormwater main located S 132nd St (Exhibit 8).
Based on the City of Renton’s flow control map, the site falls within the Flow Control Duration
Standard area matching Forested Site Conditions and is within the West Lake Washington Drainage
Basin. Appropriate onsite BMPs would be required to help mitigate the new runoff created by this
development. The development is subject to Full Drainage Review in accordance with the 2017
Renton Surface Water Design Manual (RSWDM).
Mitigation Measures: No further mitigation recommended.
Nexus: N/A
4. Vegetation
Impacts: An Arborist Report was prepared by Shoffner Consulting (dated February 23, 2017; Exhibit
17) and was submitted with the land use application. The subject property contains 57 significant
trees, predominantly black cottonwood and big leaf maple. Other tree species identified by the
report included apple, Colorado blue spruce, cherry, common pear, curly willow, Douglas fir,
English holly, grand fir, Japanese maple, Japanese red pine, noble fir, Norway spruce, red alder,
scots pine, white poplar, and western red cedar ranging from 8 to 60 inches (DBH). The applicant is
not proposing to retain any of the 57 remaining significant trees within the project area given the
scale of the filling and grading as well as their locations relative to the proposed road and cul-de-
sac (Exhibits 6, 7 and 14). Therefore, the project would replant a minimum of 66 replacement trees
at 2 caliper inches each to comply with the 20 percent tree retention requirement. (The applicant is
required to retain 20 percent of the trees located onsite that are not located within the proposed
rights-of-way or access easements.) Replacement trees including vine maple, incense cedar,
Katsura tree, forest pansy redbud, gold beech, European beech, Wichita blue juniper, Douglas fir,
and scarlet oak (Exhibit 12).
Trees 30 inches and greater are classified as landmark trees in the City of Renton and are
prohibited form removal without an approved Vegetation Management Plan or a Land
Development Permit. There are seven (7) trees on the site that meet the size threshold to be
classified as a landmark tree. The list includes 11, 17, 29, 32, 38, 44, and 45. Many of the landmark
trees were noted as large and old by the Arborist. A final landscape plan would be submitted and
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reviewed by the Current Project Manager for consistency with the Tree Retention requirements of
the code at the time of civil construction permit.
During construction, if any of the existing trees are required to be retained (i.e., protected trees),
the applicant would be required to comply with the tree protection measures during construction
per RMC 4-4-130H.9. The eight central components of tree protection include defining and
protecting the drip line, erecting and maintaining a temporary six-foot-high chain link construction
fence with placards around the tree to be retained, protecting the tree from grade changes,
keeping the area clear of impervious surface material, restricting grading within the drip line,
providing three inches (3”) of bark mulch within the required fencing, retaining a certified arborist
to ensure trees are protected from development activities, and alternate protection/safeguards as
necessary.
Mitigation Measures: No further mitigation recommended.
Nexus: N/A
5. Environmental Health
a. Noise
Impacts: Noise impacts would primarily result from the construction of the proposed road
improvements and new structures. The construction noise would be regulated through the City’s
adopted noise level regulations per Chapter 8-7, RMC. The City’s noise regulations limit haul hours
between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the
Development Services Division. Permitted work hours in or near residential areas are restricted to
the hours between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m. for multi-family
construction activities from Monday through Friday. Work on Saturdays is restricted to the hours
between nine o’clock (9:00) a.m. and eight o’clock (8:00) p.m. No work is permitted on Sundays
(Exhibit 20).
Temporary noise impacts are anticipated that would be commonly associated with multi-family
development.
Mitigation Measures: No further mitigation recommended.
Nexus: N/A
6. Aesthetics
Impacts: The 2, 3, 4-plex multi-family buildings would be setback from the public right-of-way
approximately 10 feet from the property lines (Exhibits 3 and 4). The development would include
structures that would blend in such a way to ensure that the project adequately transitions
between the existing development of the two (2) single family homes to the west through design,
maximum building heights and landscape buffering techniques. The design minimizes grading and
increases the functionality and efficiency of the triangular shaped site. According to the applicant,
the tuck-under design of the units would allow the applicant to consolidate the many of the
retaining walls into the buildings themselves and reduce the duration of project construction. The
layout of the site would include several open and green spaces situated along the frontages of
Renton Ave S, outdoor recreation and open space area in the southeast corner of the site over the
stormwater vault, and a green plaza in the northern extent of the project. Many of the front doors
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open to green courts, meandering sidewalks to connect gathering spaces to help promote a sense
of community.
As the site is sloping from the north to south, the townhomes would take full advantage of the
potential views by locating all living spaces to the south side of each unit with balconies and larger
windows positioned to help capture light and potential views. The building design would contain
modulation, both along the façade as well as the roofline, to help reduce the building mass to a
more pedestrian feel. Other methods proposed to enhance the aesthetics of the project include,
but are not limited to, organic yet rich building colors, varying siding materials (vinyl siding, wood
siding, brick siding, fiber-cement siding, stucco, or stone-veneer siding) and reveal dimensions,
Juliet balconies, and expressive glazing.
Site infrastructure, such as storm drainage, would be underground and designed in accordance
with Low Impact Development principles to allow for increased common open space and superior
views throughout the subject property. According to the applicant, there are view opportunities of
Mount Rainier (southeast) upon completion of the project.
Mitigation Measures: No further mitigation recommended.
Nexus: N/A
7. Transportation
Impacts: 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. Generally this includes residential plats of 20 lots or more lots. A multi-family
residential project consisting of 62 townhome units is expected to generate more that 20 new
peak hour trips (as per the ITE Trip Generation Manual); therefore, a traffic study was required for
the proposed project.
A Traffic Impact Analysis was provided by Northwest Traffic Experts (TraffEx) (dated December 14,
2016; Exhibit 19). Site generated traffic volumes were calculated using data from the Institute of
Transportation Engineers (ITE) Trip Generation Manual, 9th Edition, (2 009). Based on the
calculations provided, and providing credit for the existing trips utilized for the current site use, the
proposed development would generate approximately 360 net new average weekday daily trips.
During the weekday AM peak hour, the project would generate approximately 27 net new trips (9
inbound and 18 outbound). During the weekday PM peak hour, the project would generate
approximately 32 net new trips (17 inbound and 15 outbound). The estimated distribution of
project traffic was based on existing traffic patterns. During the AM peak hour period trip
generation was generally distributed as follows: 52% percent to/from the west on S 132nd St; 48
percent to/from the east on S 132nd St (10 percent to/from the north on Renton Ave S and 38
percent to/from the south on Renton Ave S). During the PM peak hour period trip generation was
generally distributed as follows: 40% percent to/from the west on S 132nd St; 60 percent to/from
the east on S 132nd St (10 percent to/from the north on Renton Ave S and 45 percent to/from the
south on Renton Ave S). See Table 2 for more information regarding AM/PM peak hour trip
generation and distribution numbers, each column represent approximately 15 percent of the
project traffic.
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Table 2: AM/PM Peak Hour Trip Generation and Distribution
AM PM
Enter 10 18
Exit 19 16
Total 29 34
The traffic impact analysis analyzed the new site access intersection (Road A and S 132nd St) and
the intersection of Renton Ave S, classified as a Minor Arterial Street, and S 132nd St, classified as a
Collector Arterial Road, to the east of the proposed development. The study intersections operate
at an acceptable Level of Service (LOS) A and B for future 2018 conditions with no significant
impacts created by the proposed Earlington Townhomes. Renton Ave S and S 132nd St both have
posted speed limits of 35 miles per hour (MPH). The required stopping sight distance and
intersection sight distance for the posted speed limit is 250 feet and 390 feet, respectively, per the
current AASHTO “Geometric Design of Highways and Streets” standards. As designed, the stopping
sight distance and intersection sight distance exceeds 500 feet both to the east and west directions
from the site access location. Development of the primary access intersection would include a stop
sign where Road A exits the development onto S 132nd St.
Primary access to the site is proposed via a new modified residential access road from S 132nd St,
as shown in the preliminary overall site plan (Exhibit 3). The access would terminate in a cul-de-sac
turnaround approximately 385 feet north S 132nd St, before reaching Renton Ave S. Current City of
Renton standards require a turnaround for dead-end streets greater than 150 feet. Dead-end
streets exceeding 300 feet must utilize a cul-de-sac meeting the requirements for emergency
services access, including a 45 foot paved radius and 55 foot right-of-way (ROW) radius (RMC 4-6-
060H). The new residential public street would allow for centralization of vehicular access while
also allowing five (5) 20-foot wide private alley access tracts to branch off the main public road. The
proposed alley lengths are as follows: a) Alley A (approx. 169 feet); b) Alley B (approx. 162.5 feet);
c) Alley C (approx. 153.5 feet); d) Alley D (approx. 162.5 feet); and e) Alley E (approx. 143.5 feet). As
proposed, the alleys serve the following number of units: Alley A = 15 units, Alley B = 14 units, Alley
C = 12 units, Alley D = 10 units, and Alley E = 11 units.
It is the applicant’s intent to follow Site Plan Review with a Unit Lot Subdivision application. Alleys
A-E may be constructed to serve to serve as unit lot drives within the future subdivision (Exhibit 4).
According to RMC 4-6-060K.1, each unit lot drive may serve up to nine (9) unit lots. The City may
elect to have a unit lot drive dedicated as a public roadway; however, the City may require the unit
lot drive to be privately owned pursuant to RMC 4-7-090F6b, Maintenance of Common Facilities. In
order to distinguish the public roadway (Road A) from any future private alley tracts (Alleys A-E),
and create a safer pedestrian crossing across each of the five (5) alleys , driveway aprons should be
constructed at the entrances of each alley. Therefore, staff recommends a mitigation measure that
requires the applicant and/or developer install driveway aprons in accordance with the City of
Renton Standard Plans 104.2 and 104.3 (Exhibit 23) in order to distinguish the public access road
(Road A) from the private alleys (Alleys A-E) and create safer pedestrian circulation across the alley
access point. The driveway aprons shall be shown in the construction permit application for review
and approval by the Plan Reviewer and the Current Planning Project Manager.
City of Renton Department of Community & Economic Development Environmental Review Committee Report
EARLINGTON TOWNHOMES LUA17-000169, ECF, SA-H, MOD, MOD, MOD
Report of May 8, 2015 Page 12 of 14
ERC Report
The boundary and existing conditions (Exhibit 5), preliminary road and utility plan (Exhibit 7) and
preliminary street profiles and road sections (Exhibit 9) include existing and proposed grading and
road improvements within the four (4) road sections (Renton Ave S, S 132nd St, Road A, and Alley).
Road A would be sloped at a 14 percent grade through the majority of the development site before
leveling off somewhat at a six (6) percent grade at the cul-de-sac. The internal alleys would have
slopes between one and five percent. Access roads with slopes in excess of 15 percent must be
approved by the Renton Fire Authority.
The applicant has submitted an application to the City requesting a modification to the street
standards section under RMC 4-6-060F. The development proposes installation of a new public
residential access road (Road A) with 29 feet of ROW, which includes 28 feet of paved roadway
width, 0.5-foot wide curb and gutter on both sides, private 4.5-foot wide planter strips on the east
side of the street and private 5-foot wide sidewalks on both sides of the street. The proposed street
section would not meet the minimum street standards in accordance with RMC 4-6-060F. In order
to comply with the minimum street standards, the new residential public access road would
include 53-foot wide ROW, 26 feet of pavement width, 0.5-foot wide vertical curb and gutter, 8-
foot wide planter strip, and a 5-foot wide sidewalk on both sides of the street. See Table 3 for a
side-by-side comparison of residential access design standards and proposed street standards.
Table 3: Street Modification Request: Residential Access Design Standards
Minimum Design
Standards
Standard Proposed
Right-of-Way (ROW) Width 53 ft 29 ft (back of curb to back of curb)
Sidewalks 5 ft both sides 5 ft both sides
Planting Strip 8 ft between curb and walk
both sides
4.5 ft on east side between curb
and sidewalk
Street Trees In planter strip on both sides In planter strips on both sides
Curbs Both sides Both sides
Parking Lanes 6 ft one side 8 ft one side
Paved Roadway Width, not
including parking
2 lanes – 20 ft 2 lanes – 20 ft
Lane Widths 10 ft travel lanes 10 ft travel lanes
Cul-de-sac 55 ft radius 51 ft radius
The project would be required to complete half -street frontage improvements to Renton Ave S,
along the east property lines, to meet the City of Renton complete street standards for minor
arterial streets. The minimum ROW width on Renton Ave S is 91 feet (4 lanes) or 103 feet (5 lanes).
The traffic analysis provided by the applicant has been reviewed by the City. The existing pavement
width is sufficient and additional lanes are not required as a r esult of the development. The final
ROW dedication would be dependent upon the final survey and would vary along Renton Ave S.
The required ROW behind the existing curb is 18 feet wide (8-foot wide planter strip, 8-foot wide
sidewalk, and 2 feet behind the curb). Half street frontage improvements that would be installed by
the developer as part of the proposed development would include, but are not limited to, a new
eight foot wide planter strip with street trees behind the existing curb line and a new eight foot
City of Renton Department of Community & Economic Development Environmental Review Committee Report
EARLINGTON TOWNHOMES LUA17-000169, ECF, SA-H, MOD, MOD, MOD
Report of May 8, 2015 Page 13 of 14
ERC Report
wide sidewalk behind the planter strip. No bike lanes would be needed within the street section for
Renton Ave S. The Renton Trails and Bicycle Master Plan specifies a separate combined
bike/pedestrian path parallel to Renton Ave S to provide bike access for the Renton Ave S corridor.
The proposed development also fronts S 132nd St along the south property lines. To meet the
City’s complete street standards for collector arterial streets, the minimum ROW is 83 feet (2 lanes)
or 94 feet (3 lanes). The traffic analysis provided by the developer has been reviewed by the City
and the City concurs that the existing pavement width is sufficient and additional lanes are not
required as a result of the development. The required street section for S 132nd St, as proposed by
the applicant, meets the minimum street standards as outlined in RMC 4-6-060F including an 83
foot wide ROW and a 46 foot wide paved roadway width. Half street frontage improvements that
would be installed by the developer as part of the proposed development would include, but are
not limited to, street trees and storm drainage improvements, a 23-foot wide paved roadway width
from centerline, two 10-foot wide travel lanes, five-foot wide bike lane, an eight-foot wide parking
lane, a new 0.5-foot wide curb and gutter, an eight-foot wide planting strip, and an eight-foot wide
sidewalk.
It is anticipated that the proposed project would result in impacts to the City’s street system. In
order to mitigate transportation impacts, the applicant would be required to meet code-required
frontage improvements, City of Renton’s transportation concurrency requirements (Exhibit 24)
based upon a test of the citywide Transportation Plan, consideration of growth levels included in
the LOS-tested Transportation Plan, payment of appropriate Transportation Impact Fees, and an
application of site specific mitigation.
The traffic report concludes by stating that traffic impact fees would mitigate long-term traffic
impacts, as created by Earlington Townhomes multi-family residential project. The 2017 impact fee
for condominium/townhome is $2,822.61 per dwelling unit. Based on 62 new multi-family dwelling
units, the resulting impact fee would be $175,001.82 (62 X 2,822.61 per unit). Payment of
transportation impact fees is applicable at the time of issuance of the building permit. The City of
Renton transportation impact fee rate schedule is subject to change.
Mitigation Measures: The applicant and/or developer shall install driveway aprons in accordance
with the City of Renton Standard Plans 104.2 and 104.3 in order to distinguish the public access
road (Road A) from the private alleys (Alleys A-E) and create safer pedestrian circulation across the
alley access point. The driveway aprons shall be shown in the construction permit application for
review and approval by the Plan Reviewer and the Current Planning Project Manager.
Nexus: RMC 4-6-060 Street Standards and RMC 4-2-115 Residential Design and Open Space
Standards.
8. Fire & Police
Impacts: Police and Fire Prevention staff indicated that sufficient resources exist to furnish services
to the proposed development; subject to the condition that the applicant provides Code required
improvements and fees (Exhibit 22).
Mitigation Measures: No further mitigation recommended.
Nexus: Not applicable.
City of Renton Department of Community & Economic Development Environmental Review Committee Report
EARLINGTON TOWNHOMES LUA17-000169, ECF, SA-H, MOD, MOD, MOD
Report of May 8, 2015 Page 14 of 14
ERC Report
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” (Exhibit 25).
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 May 26, 2017. RMC 4-8-110 governs appeals to the
Hearing Examiner and additional information regarding the appeal process may be obtained from the City
Clerk’s Office, Renton City Hall – 7th Floor, (425) 430-6510.
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
REPORT TO THE ENVIRONMENTAL REVIEW COMMITTEE
EXHIBITS
Project Name:
Earlington Townhomes
Project Number:
LUA17-000169, ECF, SA-H, MOD, MOD, MOD
Date of Meeting
May 8, 2017
Staff Contact
Clark H. Close
Senior Planner
Project Contact
Evan Mann, ESM Consulting
Engineers / 33400 8th Ave S, Ste 205,
Federal Way, WA 98003
Project Location
8074 S 132nd St, Renton,
WA 98178
Exhibits:
Exhibit 1 ERC Report
Exhibit 2 Neighborhood Detail Map
Exhibit 3 Overall Site Plan (PP-01)
Exhibit 4 Preliminary Unit Lot Subdivision (PP-02)
Exhibit 5 Boundary & Existing Conditions (PP-03)
Exhibit 6 Preliminary Grading Plan (PP-04)
Exhibit 7 Preliminary Road & Utility Plan (PP-05)
Exhibit 8 Drainage Control Plan (PP-06)
Exhibit 9 Preliminary Street Profiles (PP-07)
Exhibit 10 Floor Plans (A2, B2-B7)
Exhibit 11 Architectural Elevations (E1-E7)
Exhibit 12 Landscape Plans (L0-L8)
Exhibit 13 Rendering
Exhibit 14 Tree Inventory and Retention Plan
Exhibit 15 Geotechnical Engineering Feasibility Report for Earlington Townhomes prepared by
Associated Earth Sciences, Inc. (dated January 18, 2017)
Exhibit 16 Preliminary Technical Information Report prepared by ESM Consulting Engineers,
LLC (dated March 27, 2017)
Exhibit 17 Arborist Report was prepared by Shoffner Consulting (dated February 23, 2017)
Exhibit 18 Wetland and Stream Reconnaissance Report for Earlington Townhomes prepared by
Altman Oliver Associates, LLC (dated January 18, 2017)
Exhibit 19 Traffic Impact Analysis was provided by Northwest Traffic Experts (TraffEx) (dated
December 14, 2016)
Exhibit 20 Construction Mitigation Description
Exhibit 21 Surface Water Classifications and Wetlands Map
Exhibit 22 Renton Fire Authority Memorandum: Thomas
Exhibit 23 Plan Review Memorandum: Fowler
Exhibit 24 Traffic Concurrency Test Memorandum: Bannwarth
Exhibit 25 Advisory Notes to Applicant
SI TE
King C ou
Date: 3/17/2017
Notes:
±The i nfor ma tion inclu ded on thi s map has been c om pil ed by King Cou nty s taff from a vari ety of so urc es a n d is subject to c ha n ge w ith out n otice. King C ountymakes n o r epr e sentations o r w ar ra ntie s, express o r i mp li ed , as to acc ur a cy, co m pl ete ness, tim e line ss, or ri g hts to the use of s uc h i nform a tion . T hi s doc um e n t i snot intended for us e as a su rvey pr odu ct. King C ounty shall not be l iabl e for an y gene r al , spec ia l, in dire ct, inci de n ta l, or conse que ntia l dam a ges i nclu d in g,but n ot li mi ted to, lost reve n ues o r l os t p r ofi ts resulting fro m the use or mi suse of the i nfor ma tion contained on this m ap. An y s al e of this m ap or in form atio n onthis map is prohibited ex cept by wr itten pe r mis sion of King Cou n ty.
SITE PLAN1" = 30'E20A20E20E20E20E20E20E20E20E20E20E20E20E20E20E20E20E20E20E16E20A20A20A20A20A20A20A20A20A20A20A20A20A20A20A20A20A20A20A20A20A20A20A20A20A20A20A20E16E16A20A20E16E20E16E20E16E20E16E16E16E16Key LegendEntry DoorParking StallPrivate usable openspace. This provides225 square feet ofusable open space with nodimension less than 8'Designated Waste & recycling padsBollard = P5245-31Wall Sconce = P5642-31Fire HydrantSite SignFire LaneNOTE: LANES SHALL BE IDENTIFIED BY AFOUR INCH (4") WIDE LINE AND CURB PAINTEDBRIGHT RED. THE BLOCK LETTERS SHALL STATE,“FIRE LANE - NO PARKING”, BE EIGHTEEN INCHES(18") HIGH, PAINTED WHITE, LOCATED NOT LESSTHAN ONE FOOT (1') FROM THE CURB FACE, ATFIFTY FOOT (50') INTERVALS.BLDG 2TYPE IBLDG 3TYPE IBLDG 1TYPE 2BLDG 9TYPE 2BLDG 10TYPE 2BLDG 11TYPE 2BLDG 12TYPE 2BLDG 16TYPE 2BLDG 4TYPE 3BLDG 8TYPE 4BLDG 7TYPE 4BLDG 6TYPE 4BLDG 5TYPE 5BLDG 13TYPE 6BLDG 15TYPE 6BLDG 19TYPE 6BLDG 17TYPE 3BLDG 14TYPE 7BLDG 18TYPE 7S 132nd StRenton Ave. SLot CoverageTotal building footprints54,820.8 S.F.Lot Coverage 30.2%Landscaping AreaUnit CountUnit A-2030Unit E-1610Unit E-20 22Number of Units 62Building Plate Height allowed =24'-0"Building Plate Height Provided =22'-758"Building Height Provided= 29'-1012"Building Height allowed = 30'-0"(including 6'-0" roof slopeallowance)Minimum Front Yard Setback=15'Side Yard Setback (unattached) = 5'Side Yard Setback Attached=0'Rear Yard Setback =10'Front yard setback provided = 10' +Side Yard Setback (unattached) Provided = 16' +Rear Yard Setback Provided (per PPUD) = 3' Parking consists of private enclosed stalls at each individual unitand 4 parallel guest stalls.Private garage stalls are 8.5x16Guest parallel stalls are 9x23Parking: 3 Bedrooms Units 1.6 = 83.2 Spaces Required (104Provided)Parking: 2 Bedrooms Units 1.4 = 14 Spaces Required (20 Provided)SITE INFORMATIONSite Address:8074 S 132nd Street Renton, WashingtonLegal Description:EARLINGTON ACRE TRS LESS CO RD LESS POR OF LOT 7 LYING WLYOF LN DAF - BEG AT SW COR OF SD LOT 7 TH S 87-30-06 E 8.15 FTALG S LN OF SD LOT TO TPOB OF SD LN TH N 00-22-46 E TO W LN OFSD LOT 7 & END OF DESC LN 07-2-33638-9 KNT REC 20071212000820Parcel Numbers:2144800285, 2144800295, 2144800500, 2144800488 & 2144800487Land Use Zone:ResidentialZoning:R-14Site Area: 181,297 SF 4.16 acresBuildingImpervious Area:63,049.3 SFUnit Count:Unit E16 10Unit E20 22Unit A2030Total 62 UnitsParking:Unit E16: 2 Bed @ 1.4 per unit = 14 stalls requiredUnit E20: 3 Bed @ 1.6 per unit = 35.2 stalls requiredUnit A20: 4 Bed @ 1.6 per unit = 48 stalls requiredRequired Stalls = 97.2 or 93 stalls required Proposed Stalls:Unit E16: 2 stalls per unit= 20 stallsUnit E20: 2 stalls per unit= 44 stallsUnit A20: 2 stalls per unit= 60 stallsAttached Garage Stalls= 124 stalls providedOn Street Parking= 4 Potential Parallel stallsTotal: = 128 Stalls ProvidedBuilding Coverage InformationBuildingCountLot CoverageImperviousType 123,695.4SFEach4,166.0SFEachType 252,774.8SFEach3,120.4SFEachType 321,853.2SFEach2,119.8SFEachType 432,990.1SFEach3,508.0SFEachType 512,661.0SFEach3,125.9SFEachType 653,310.1SFEach3,837.1SFEachType 711,667.8SFEach2,040.3SFEachTotal Building Coverage54,820.8SFTotal Building Impervious63,049.3SFUnit InformationUnitTypebed/bathUnit Gross SFUnit Net SFUnit CountUnit E16Tuck Under2/2.51,3571,3148Unit E16 EndTuck Under2/2.51,3971,3162Unit E20Tuck Under3/2.51,7251,6576Unit E20 EndTuck Under3/2.51,7811,68816Unit A20Daylight Basement3/2.51,8461,77810Unit A20 EndDaylight Basement3/2.51,8871,79820Average Grade PlaneBuilding 1 Grade Plane CalculationsNorth246.9+246.33/2=246.615South236.82+236.82/2=236.82East246.33+236.82/2=241.575West246.9+236.82/2=241.86966.87/4=241.7175Building 2 Grade Plane CalculationsNorth246.18+245.44/2=245.81South236.2+236.20/2=236.2East245.44+236.20/2=240.82West246.18+236.20/2=241.19964.02/4=241.005Building 3 Grade Plane CalculationsNorth245.6+246.50/2=246.05South235.9+235.90/2=235.9East246.5+235.90/2=241.2West245.6+235.90/2=240.75963.9/4=240.975Building 4 Grade Plane CalculationsNorth246.75+247.31/2=247.03South237.2+237.20/2=237.2East247.31+237.20/2=242.255West246.75+237.20/2=241.975968.46/4=242.115Building 5 Grade Plane CalculationsNorth255.4+255.40/2=255.4South246.57+247.43/2=247East255.4+247.43/2=251.415West255.4+246.57/2=250.9851004.8/4=251.2Building 6 Grade Plane CalculationsNorth253.8+254.30/2=254.05South245.61+246.46/2=246.035East254.3+246.46/2=250.38West253.8+245.61/2=249.7051000.17/4=250.0425Building 7 Grade Plane CalculationsNorth254.3+254.30/2=254.3South246.1+245.90/2=246East254.3+245.90/2=250.1West254.3+246.10/2=250.21000.6/4=250.15Building 8 Grade Plane CalculationsNorth254.3+254.30/2=254.3South246.94+246.25/2=246.595East254.3+246.25/2=250.275West254.3+246.94/2=250.621001.79/4=250.4475Building 9 Grade Plane CalculationsNorth267.49+266.92/2=267.205South257.4+257.40/2=257.4East266.92+257.40/2=262.16West267.49+257.40/2=262.4451049.21/4=262.3025Building 10 Grade Plane CalculationsNorth266.76+266.39/2=266.575South256.7+256.70/2=256.7East266.39+256.70/2=261.545West266.76+256.70/2=261.731046.55/4=261.6375Building 11 Grade Plane CalculationsNorth266.69+268.59/2=267.64South257.8+257.80/2=257.8East268.59+257.80/2=263.195West266.69+257.80/2=262.2451050.88/4=262.72Building 12 Grade Plane CalculationsNorth268.79+270.50/2=269.645South260+260.00/2=260East270.5+260.00/2=265.25West268.79+260.00/2=264.3951059.29/4=264.8225Building 13 Grade Plane CalculationsNorth276+276.00/2=276South266.46+268.51/2=267.485East276+268.51/2=272.255West276+266.46/2=271.231086.97/4=271.7425Building 14 Grade Plane CalculationsNorth274.5+274.50/2=274.5South266.6+266.37/2=266.485East274.5+266.37/2=270.435West274.5+266.60/2=270.551081.97/4=270.4925Building 15 Grade Plane CalculationsNorth275.66+275.66/2=275.66South267.53+266.76/2=267.145East275.66+266.76/2=271.21West275.66+267.53/2=271.5951085.61/4=271.4025Building 16 Grade Plane CalculationsNorth283.06+281.35/2=282.205South272+272.00/2=272East281.35+272.00/2=276.675West283.06+272.00/2=277.531108.41/4=277.1025Building 17 Grade Plane CalculationsNorth280.85+279.64/2=280.245South270.5+270.50/2=270.5East279.64+270.50/2=275.07West280.85+270.50/2=275.6751101.49/4=275.3725Building 18 Grade Plane CalculationsNorth288+288.00/2=288South280.35+279.04/2=279.695East288+279.04/2=283.52West288+280.35/2=284.1751135.39/4=283.8475Building 19 Grade Plane CalculationsNorth289.9+289.90/2=289.9South283.11+280.80/2=281.955East289.9+280.80/2=285.35West289.9+283.11/2=286.5051143.71/4=285.9275FIRE LANE NO PARKING
FIRE LANE NO PARKING
FIRE LANE NO PARKING
FIRE LANE NO PARKING
FIRE
L
A
N
E
N
O
P
A
R
K
I
N
G FIRE LANE NO PARKINGFIRE LANE NO PARKINGFIRE LANE NO PARKINGFIRE LANE NO PARKINGFIRE LANE NO PARKINGFIRE LANE NO PARKINGFIRE LANE NO PARKINGFIRE LANE NO PARKINGFIRE LANE NO PARKINGFIRE LANE NO PARKINGFIRE LANE NO PARKINGA2SITE PLAN
1" = 30'-0"Job No.:Sheet No.:No.DateScale:Drawn By:Date:Date Plotted:Sheet Order: A B U F R E S D BE25 Central Way, Suite 210Kirkland, Washington 98033P: 425.454.7130 F: 425.658.1208M i l b r a n d tA r c h i t e c t sWeb: www.milbrandtarch.com3-24-17 Copyright 2012 Milbrandt Architects, INC., P.S. All rights reserved.
EARLINGTON
TOWNHOMES
A 62 Unit Townhome Development
City of Renton, Washington
BlueFern Development, LLC1529
BUILDING TYPE 1LOWER LEVEL PLAN1/8" = 1'-0"BUILDINGS 2 & 3BathParlorBedroom 4ParlorA20Stor.W.I.C.W.I.C.Stor.ParlorBedroom 4A20EntryBedroom 4W.I.C.Stor.ParlorBathEntryBedroom 4EntryBathStor.W.I.C.BathEntryA20A20BUILDING TYPE 1MAIN LEVEL PLAN1/8" = 1'-0"BUILDINGS 2 & 3GarageLivingDiningKitchenPwdr.BalconyGarageLivingPwdr.DiningKitchenLivingGarageDiningKitchenPwdr.GarageDiningKitchenPwdr.A20A20A20A20LivingBalconyBalconyBalconyA20A20A20A20Bedroom 2Bedroom 3W.I.C.BathLaundryMain BedroomW.I.C.Main BathHallBedroom 2W.I.C.Bedroom 3BathLaundryMain BedroomW.I.C.Main BathHallBedroom 2Bedroom 3W.I.C.BathLaundryMain BedroomW.I.C.Main BathHallBedroom 2Bedroom 3BathW.I.C.Main BedroomLaundryW.I.C.Main BathHallBUILDING TYPE 1UPPER LEVEL PLAN1/8" = 1'-0"BUILDINGS 2 & 3B1FLOOR PLANS
BUILDINGS 2 & 3
1" = 20'-0"Job No.:Sheet No.:No.DateScale:Drawn By:Date:Date Plotted:Sheet Order: A B U F R E S D BE25 Central Way, Suite 210Kirkland, Washington 98033P: 425.454.7130 F: 425.658.1208M i l b r a n d tA r c h i t e c t sWeb: www.milbrandtarch.com3-24-17 Copyright 2012 Milbrandt Architects, INC., P.S. All rights reserved.
EARLINGTON
TOWNHOMES
A 62 Unit Townhome Development
City of Renton, Washington
BlueFern Development, LLC1529
BUILDING TYPE 2LOWER LEVEL PLAN1/8" = 1'-0"BUILDINGS 1, 9, 10, 11, 12 & 16W.I.C.Bedroom 4BathEntryParlorStor.W.I.C.Bedroom 4BathEntryParlorStor.A20A20A20W.I.C.Bedroom 4BathParlorStor.EntryBUILDING TYPE 2MAIN LEVEL PLAN1/8" = 1'-0"BUILDINGS 1, 9, 10, 11, 12 & 16GarageLivingDiningKitchenPwdr.LivingDiningKitchenPwdr.A20A20GarageLivingDiningKitchenPwdr.BalconyA20GarageBalconyBalconyBUILDING TYPE 2UPPER LEVEL PLAN1/8" = 1'-0"BUILDINGS 1, 9, 10, 11, 12 & 16A20A20Bedroom 2Bedroom 3W.I.C.BathLaundryMain BedroomW.I.C.Main BathHallBedroom 2Bedroom 3W.I.C.BathLaundryMain BedroomMain BathHallA20Bedroom 2Bedroom 3W.I.C.BathLaundryMain BedroomW.I.C.Main BathHallB2FLOOR PLANS
BUILDINGS 1, 9, 10, 11, 12 & 16
1" = 20'-0"Job No.:Sheet No.:No.DateScale:Drawn By:Date:Date Plotted:Sheet Order: A B U F R E S D BE25 Central Way, Suite 210Kirkland, Washington 98033P: 425.454.7130 F: 425.658.1208M i l b r a n d tA r c h i t e c t sWeb: www.milbrandtarch.com3-24-17 Copyright 2012 Milbrandt Architects, INC., P.S. All rights reserved.
EARLINGTON
TOWNHOMES
A 62 Unit Townhome Development
City of Renton, Washington
BlueFern Development, LLC1529
BUILDING TYPE 3LOWER LEVEL PLAN1/8" = 1'-0"BUILDINGS 4 & 17W.I.C.Bedroom 4BathEntryParlorStor.A20W.I.C.Bedroom 4BathEntryParlorStor.A20BUILDING TYPE 3MAIN LEVEL PLAN1/8" = 1'-0"BUILDINGS 4 & 17GarageLivingDiningKitchenPwdr.BalconyA20GarageLivingDiningKitchenPwdr.A20BalconyBUILDING TYPE 3UPPER LEVEL PLAN1/8" = 1'-0"BUILDINGS 4 & 17A20Bedroom 2Bedroom 3W.I.C.BathLaundryMain BedroomW.I.C.Main BathHallA20Bedroom 2Bedroom 3W.I.C.BathLaundryMain BedroomW.I.C.Main BathHallB3FLOOR PLANS
BUILDINGS 4 & 17
1" = 20'-0"Job No.:Sheet No.:No.DateScale:Drawn By:Date:Date Plotted:Sheet Order: A B U F R E S D BE25 Central Way, Suite 210Kirkland, Washington 98033P: 425.454.7130 F: 425.658.1208M i l b r a n d tA r c h i t e c t sWeb: www.milbrandtarch.com3-24-17 Copyright 2012 Milbrandt Architects, INC., P.S. All rights reserved.
EARLINGTON
TOWNHOMES
A 62 Unit Townhome Development
City of Renton, Washington
BlueFern Development, LLC1529
BUILDING TYPE 4LOWER LEVEL PLAN1/8" = 1'-0"BUILDINGS 6, 7, & 8E20GarageE20E16E16GarageGarageGarageENTRYENTRYENTRYENTRYBUILDING TYPE 4MAIN LEVEL PLAN1/8" = 1'-0"BUILDINGS 6, 7, & 8E20E20E16E16ENTRYENTRYENTRYENTRYDININGDININGDININGDININGKITCHENKITCHENKITCHENKITCHENLIIVINGLIIVINGLIIVINGLIIVINGPOWDERPOWDERPOWDERPOWDERPORCHPORCHPORCHPORCHBUILDING TYPE 4UPPER LEVEL PLAN1/8" = 1'-0"BUILDINGS 6, 7, & 8E20E20E16E16MAIN BEDROOMMAIN BEDROOMMAIN BEDROOMMAIN BEDROOMMAINBATHMAINBATHMAINBATHMAINBATHWICLAUNDRYLAUNDRYLAUNDRYLAUNDRYWICCLCLBATHBATHBATHBATHCLCLCLCLBEDROOM 2BEDROOM 2BEDROOM 3BEDROOM 3BEDROOM 2BEDROOM 2HALLHALLHALLHALLBALCONYBALCONYBALCONYBALCONYB4FLOOR PLANS
BUILDINGS 6, 7 & 8
1" = 20'-0"Job No.:Sheet No.:No.DateScale:Drawn By:Date:Date Plotted:Sheet Order: A B U F R E S D BE25 Central Way, Suite 210Kirkland, Washington 98033P: 425.454.7130 F: 425.658.1208M i l b r a n d tA r c h i t e c t sWeb: www.milbrandtarch.com3-24-17 Copyright 2012 Milbrandt Architects, INC., P.S. All rights reserved.
EARLINGTON
TOWNHOMES
A 62 Unit Townhome Development
City of Renton, Washington
BlueFern Development, LLC1529
BUILDING TYPE 5LOWER LEVEL PLAN1/8" = 1'-0"BUILDING 5E16GarageENTRYE16E16GarageGarageENTRYENTRYE16GarageENTRYBUILDING TYPE 5MAIN LEVEL PLAN1/8" = 1'-0"BUILDING 5E16ENTRYDININGKITCHENLIIVINGPOWDERPORCHE16E16ENTRYENTRYDININGDININGKITCHENKITCHENLIIVINGLIIVINGPOWDERPOWDERPORCHPORCHE16ENTRYDININGKITCHENLIIVINGPOWDERPORCHBUILDING TYPE 5UPPER LEVEL PLAN1/8" = 1'-0"BUILDING 5E16MAIN BEDROOMMAINBATHLAUNDRYBATHBEDROOM 2HALLCLE16E16MAIN BEDROOMMAIN BEDROOMMAINBATHMAINBATHLAUNDRYLAUNDRYCLBATHBATHBEDROOM 2BEDROOM 2HALLHALLCLE16MAIN BEDROOMMAINBATHLAUNDRYCLBATHBEDROOM 2HALLBALCONYBALCONYBALCONYBALCONYB5FLOOR PLANS
BUILDING 5
1" = 20'-0"Job No.:Sheet No.:No.DateScale:Drawn By:Date:Date Plotted:Sheet Order: A B U F R E S D BE25 Central Way, Suite 210Kirkland, Washington 98033P: 425.454.7130 F: 425.658.1208M i l b r a n d tA r c h i t e c t sWeb: www.milbrandtarch.com3-24-17 Copyright 2012 Milbrandt Architects, INC., P.S. All rights reserved.
EARLINGTON
TOWNHOMES
A 62 Unit Townhome Development
City of Renton, Washington
BlueFern Development, LLC1529
BUILDING TYPE 6LOWER LEVEL PLAN1/8" = 1'-0"BUILDINGS 13, 15 & 19E20E20E20E20GarageGarageGarageENTRYGarageENTRYENTRYENTRYE20BUILDING TYPE 6MAIN LEVEL PLAN1/8" = 1'-0"BUILDINGS 13, 15 & 19E20LIVING ROOMKITCHENDINING ROOMENTRYE20LIVING ROOMKITCHENDINING ROOMENTRYE20LIVING ROOMKITCHENDINING ROOMENTRYLIVING ROOMDINING ROOMENTRYMAINBATHWICBUILDING TYPE 6UPPER LEVEL PLAN1/8" = 1'-0"BUILDINGS 13, 15 & 19MAIN BEDROOME20BEDROOM 3BEDROOM 2BATHHALLWICMAIN BEDROOMLAUNDRYE20BATHHALLBATHMAINBATHE20LAUNDRYMAIN BEDROOMHALLWICMAINBATHMAIN BEDROOME20LAUNDRYBATHMAINBATHLAUNDRYWICHALLBEDROOM 2BEDROOM 2BEDROOM 2BEDROOM 3BEDROOM 3BEDROOM 3BALCONYBALCONYBALCONYBALCONYB6FLOOR PLANS
BUILDINGS 13, 15 & 19
1" = 20'-0"Job No.:Sheet No.:No.DateScale:Drawn By:Date:Date Plotted:Sheet Order: A B U F R E S D BE25 Central Way, Suite 210Kirkland, Washington 98033P: 425.454.7130 F: 425.658.1208M i l b r a n d tA r c h i t e c t sWeb: www.milbrandtarch.com3-24-17 Copyright 2012 Milbrandt Architects, INC., P.S. All rights reserved.
EARLINGTON
TOWNHOMES
A 62 Unit Townhome Development
City of Renton, Washington
BlueFern Development, LLC1529
BUILDING TYPE 7LOWER LEVEL PLAN1/8" = 1'-0"BUILDINGS 14 & 18E20GarageENTRYE20GarageENTRYBUILDING TYPE 7MAIN LEVEL PLAN1/8" = 1'-0"BUILDINGS 14 & 18E20LIVING ROOMKITCHENDINING ROOMENTRYPORCHE20LIVING ROOMKITCHENDINING ROOMENTRYPORCHBUILDING TYPE 7UPPER LEVEL PLAN1/8" = 1'-0"BUILDINGS 14 & 18E20MAIN BEDROOMBEDROOM 2BEDROOM 3BATHHALLWICMAINBATHLAUNDRYE20MAIN BEDROOMBEDROOM 2BEDROOM 3BATHHALLWICMAINBATHLAUNDRYBALCONYBALCONYB7FLOOR PLANS
BUILDINGS 14 & 18
1" = 20'-0"Job No.:Sheet No.:No.DateScale:Drawn By:Date:Date Plotted:Sheet Order: A B U F R E S D BE25 Central Way, Suite 210Kirkland, Washington 98033P: 425.454.7130 F: 425.658.1208M i l b r a n d tA r c h i t e c t sWeb: www.milbrandtarch.com3-24-17 Copyright 2012 Milbrandt Architects, INC., P.S. All rights reserved.
EARLINGTON
TOWNHOMES
A 62 Unit Townhome Development
City of Renton, Washington
BlueFern Development, LLC1529
A
B
C
D
E
F
A - CASCADE (SW 7623)
B - HERON PLUME (SW 6070)
C - CITYSCAPE (SW 7067)
D - OLIVE GROVE (SW 7734)
E - RED THEATRE (SW 7584)
F - GREENBLACK (SW 6994)
A
B
C
D
E
F
A - CASCADE (SW 7623)
B - HERON PLUME (SW 6070)
C - CITYSCAPE (SW 7067)
D - OLIVE GROVE (SW 7734)
E - RED THEATRE (SW 7584)
F - GREENBLACK (SW 6994)
A
B
C
D
E
F
A - CASCADE (SW 7623)
B - HERON PLUME (SW 6070)
C - CITYSCAPE (SW 7067)
D - OLIVE GROVE (SW 7734)
E - RED THEATRE (SW 7584)
F - GREENBLACK (SW 6994)
A
B
C
D
E
F
A - CASCADE (SW 7623)
B - HERON PLUME (SW 6070)
C - CITYSCAPE (SW 7067)
D - OLIVE GROVE (SW 7734)
E - RED THEATRE (SW 7584)
F - GREENBLACK (SW 6994)
A
B
C
D
E
F
A - CASCADE (SW 7623)
B - HERON PLUME (SW 6070)
C - CITYSCAPE (SW 7067)
D - OLIVE GROVE (SW 7734)
E - RED THEATRE (SW 7584)
F - GREENBLACK (SW 6994)
A
B
C
D
E
F
A - CASCADE (SW 7623)
B - HERON PLUME (SW 6070)
C - CITYSCAPE (SW 7067)
D - OLIVE GROVE (SW 7734)
E - RED THEATRE (SW 7584)
F - GREENBLACK (SW 6994)
A
B
C
D
E
F
A - CASCADE (SW 7623)
B - HERON PLUME (SW 6070)
C - CITYSCAPE (SW 7067)
D - OLIVE GROVE (SW 7734)
E - RED THEATRE (SW 7584)
F - GREENBLACK (SW 6994)
PROJECT TITLEDRAWNDATEState ofWashingtonregisteredLandscape ArchitectDevin Petersoncertificate no. 1222REVISEDDATEREVISEDDATEREVISEDDATE1" = 30' - 0"LANDSCAPE PLAN
RENTON, WAL1NORTH-30015306010 SCALE SHEET LAYOUT
EARLINGTON TOWNHOMES
PROJECT TITLEDRAWNDATEState ofWashingtonregisteredLandscape ArchitectDevin Petersoncertificate no. 1222REVISEDDATEREVISEDDATEREVISEDDATE1' = 10' - 0"LANDSCAPE PLAN
RENTON, WAL2 NORTHEARLINGTON TOWNHOMES
CONCEPTUAL PLAN AND SITE DETAILS LANDFORM NEOROMANTICO BENCH1LANDFORM GRETCHEN PICNIC TABLE2
PROJECT TITLEDRAWNDATEState ofWashingtonregisteredLandscape ArchitectDevin Petersoncertificate no. 1222REVISEDDATEREVISEDDATEREVISEDDATE1' = 10' - 0"LANDSCAPE PLAN
RENTON, WAL3
CONCEPTUAL PLAN
EARLINGTON TOWNHOMES NORTH
PROJECT TITLEDRAWNDATEState ofWashingtonregisteredLandscape ArchitectDevin Petersoncertificate no. 1222REVISEDDATEREVISEDDATEREVISEDDATE1" = 10' - 0"LANDSCAPE PLAN
RENTON, WAL4NORTH
CONCEPTUAL PLAN AND PLANTING DETAILS
EARLINGTON TOWNHOMES TYPICAL SHRUB PLANTING DETAIL1TYPICAL GROUNDCOVER PLANTING DETAIL2DECIDUOUS TREE PLANTING IN PLANTING STRIP3TYPICAL DECIDUOUS TREE PLANTING DETAIL5TYPICAL EVERGREEN TREE PLANTING DETAILNOTE:45454
PROJECT TITLEDRAWNDATEState ofWashingtonregisteredLandscape ArchitectDevin Petersoncertificate no. 1222REVISEDDATEREVISEDDATEREVISEDDATE1' = 10' - 0"LANDSCAPE PLAN
RENTON, WAL5NORTH
CONCEPTUAL PLAN
EARLINGTON TOWNHOMES
PROJECT TITLEDRAWNDATEState ofWashingtonregisteredLandscape ArchitectDevin Petersoncertificate no. 1222REVISEDDATEREVISEDDATEREVISEDDATE1" = 10' - 0"LANDSCAPE PLAN
RENTON, WAL6 NORTHCONCEPTUAL PLAN
EARLINGTON TOWNHOMES
PROJECT TITLEDRAWNDATEState ofWashingtonregisteredLandscape ArchitectDevin Petersoncertificate no. 1222REVISEDDATEREVISEDDATEREVISEDDATELANDSCAPE PLAN
RENTON, WAL7
PLANT SCHEDULE AND LANDSCAPE NOTES
EARLINGTON TOWNHOMES
PROJECT TITLEDRAWNDATEState ofWashingtonregisteredLandscape ArchitectDevin Petersoncertificate no. 1222REVISEDDATEREVISEDDATEREVISEDDATE1' = 30' - 0"LANDSCAPE PLAN
RENTON, WAL8NORTH-300153060TREE RETENTION AND DENSITY PLAN
EARLINGTON TOWNHOMES
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BLUEFERN DEVELOPMENT, LLCTREE INVENTORY AND RETENTON PLANPREPARED BY:
SHOFFNER CONSULTING
TONY SHOFFNER
ISA #PN-0909A
CTRA #1759
DATE:
FEBRUARY 23, 2017
associated
earth sciences
incorporated
Associated Earth Sciences, Inc.
911 5th Avenue
Kirkland, WA 98033
P (425) 827 7701
F (425) 827 5424
Geotechnical Engineering Feasibility Report
MINTER PROPERTY
Renton, Washington
Prepared For:
BLUE FERN DEVELOPMENT
January 18, 2017
Project No. KE160641A
Shoffner Consulting
21529 4TH A VE. W #C31 BOTHELL, WA 98021 MOBILE:(206)755-2871
February 23, 2017
Jordan Salisbury
Bluefern Development, LLC
11232 120th Ave. NE Suite 204
Kirkland, WA
98033
RE: Tree Inventory and Retention Plan - Minter Townhomes, Renton, WA.
Jordan:
This report is provided to address the recent inventory I conducted on the Minter
Townhomes project site in the City of Renton. Please see the accompanying Tree
Inventory Map and Tree Evaluation Data spreadsheet for reference to this report.
1. Site Conditions and Proposed Development
The property is located in Renton on Renton Ave. S. in an area primarily
developed with single family residences. The project site is currently developed
as a nursery with several buildings, greenhouses and a home. The site slopes
downward to the south.
The proposed development of the site is to clear it and develop it with a
townhome complex.
2. Tree Inventory Results
I visited the site recently to conduct an inventory and gather information on all of
the trees during which I labeled them with numbered metal tags which
correspond to the numbers on the inventory map and in the tree evaluation data
spreadsheet.
I conducted visual condition assessments according to the methods and
procedures specified in the ISA Tree Risk Assessment Manual (2013) by viewing
them up close to observe the trunk and root collar and from afar to observe
conditions in the crown. The tree evaluation data spreadsheet provides
information on all of the trees. In total, I conducted evaluations on 57 trees; two
trees shown on the survey (23 and 24) have recently been removed.
The accompanying Tree Evaluation Data spreadsheet provides information on all
of the inventoried trees.
1
January 18, 2017
AOA-5346
John Graves
johng.bluefern@gmail.com
SUBJECT: Wetland and Stream Reconnaissance for:
Minter PUD Townhouses Renton, WA (PRE16-000824)
Parcels 214480-0295, -0285, -0500, -0488, and -0487
Dear John:
On December 12, 2016 I conducted a wetland and stream reconnaissance on the
subject property utilizing the methodology outlined in the May 2010 Regional
Supplement to the Corps of Engineers Wetland Delineation Manual: Western
Mountains, Valleys, and Coast Region (Version 2.0). No wetlands or streams were
identified on or adjacent to the property during the field investigation.
The site is currently developed with the old Minter plant nursery and greenhouse
facility. The property slopes down from north to south and nearly the entire property
appears to have been historically graded. Vegetation on the site consists primarily
of scattered tree clumps with dense patches of Himalayan blackberry (Rubus
armeniacus).
During the reconnaissance, a small remnant swale in the southeast corner of the
property was reviewed. Vegetation within the vicinity of the swale included black
cottonwood (Populus trichocarpa), big-leaf maple (Acer macrophyllum), Himalayan
blackberry, and snowberry (Symphoricarpos albus). No hydrophytic plant
communities were observed.
Borings taken throughout the swale revealed highly disturbed profiles indicating
historic grading. The soils were dry at the time of a “wet season” review and there
was no evidence of ponding or prolonged soil saturation anywhere within the swale
during the field investigation.
THE MINTER PUD TOWNHOUSES
TRAFFIC IMPACT ANALYSIS
CITY OF RENTON
Prepared for
Blue Fern Development, LLC
11232 120th Ave NE, Suite 204
Kirkland, WA 98033
Prepared by
11410 NE 124th St., #590
Kirkland, Washington 98034
Telephone: 425.522.4118
Fax: 425.522.4311
December 14, 2016
Civil Engineering • Land Surveying • Project Management • Public Works • Land Planning • Landscape Architecture
Phone 253.838.6113 800.345-5694 Fax 253.838.7104
MEMORANDUM
TO: CITY OF RENTON
FROM: EVAN MANN
SUBJECT: EARLINGTON TOWNHOMES CONSTRUCTION MITIGATION DESCRIPTION
J OB NO:
DATE: 03/17/2017
1938-001-016
The proposed Earlington Townhomes project is a 62 unit townhome community located at
the northwest corner of S 132nd St and Renton Ave S in the Bryn Mawr-Skyway
neighborhood. Stormwater will be detained in a proposed stormwater detention and water
quality vault located in the southeast corner of the site. Water quality will be provided by
filter located in the combined detention/water quality vault. The existing is currently an
abandoned nursery with multiple greenhouses, outbuildings, a retail building, and a
caretaker’s residence. The project is approximately scheduled to begin construction in May,
2018 and end in May, 2019 being a build-out of approximately 1 year.
Construction hours of operation will follow the City of Renton Municipal Code Section 4-4-
030.C.3.b. This limits construction activities to between 7:00am and 8:00pm Monday
through Friday, and 9:00am to 8:00pm on Saturdays. No work is permitted on Sundays. No
special hours are proposed for construction or hauling for this project.
Construction traffic will travel southeast on Renton Ave S for 0.5 miles. Then south on
Rainier Ave S for 1 mile to the interchange of Washington SR 167 and Interstate 405.
Construction routes will vary depending on where the workers are coming from and where
they are going. During clearing and grading, more specific haul routes will be established.
Best Management Practices from the Washington State Department of Ecology Manual will
be used to control dust, traffic and transportation impacts, erosion, mud, noise and other
noxious characteristics. BMP’s that will be used on site include, but are not limited to:
BMP C105: Stabilized Construction Entrance
BMP C120: Temporary and Permanent Seeding
BMP C123: Plastic Covering
BMP C140: Dust Control
BMP C151: Concrete Handling
BMP C200: Interceptor Dike and Swale
BMP C220: Storm Drain Inlet Protection
BMP C240: Sediment Trap
132nd Street is classified as a Collector Arterial and Renton Avenue is classified as a Minor
Arterial. There is an existing stop sign at the intersection of Renton Ave and 132nd Street.
FIRE & EMERGENCY
SERVICES DEPARTMENT
M E M O R A N D U M
DATE: April 24, 2017
TO: Clark Close, Senior Planner
FROM: Corey Thomas, Plans Review Inspector
SUBJECT: Earlington/Minter Townhomes
Environmental Impact Comments:
1. The fire impact fees are applicable at the rate of $795.10 per townhome unit.
This fee is paid at building permit issuance.
Code Related Comments:
1. The fire flow requirement for the proposed townhomes is 3,750 gpm if built with
non-rated construction and no fire sprinkler systems. The fire flow would drop to
1,750 with one hour rated construction and approved fire sprinkler systems
(NFPA 13D type systems are acceptable). Four fire hydrants are required. One
within 150-feet and three within 300-feet of each of the proposed buildings.
There are some existing hydrants within 300-feet of the proposed homes. It
appears water main extensions and additional hydrants will be required.
Insufficient fire flow exists at this location at present time.
2. Fire department apparatus access roadways are required to be minimum 20 -feet
wide fully paved, with 25-feet inside and 45-feet outside turning radius. Fire
access roadways shall be constructed to support a 30-ton vehicle with 75-psi
point loading. Access is required within 150-feet of all points on all buildings.
Dead end streets that exceed 150-feet in length require an approved
turnaround. Cul-de-sac turnarounds with 90-feet diameters are required for
streets over 300-feet long. Proposed landscape islands are not allowed in the
cul-de-sac.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: April 25, 2017
TO: Clark Close, Planner
FROM: Ann Fowler, Civil Plan Reviewer
SUBJECT: Utility and Transportation Comments for Earlington Townhomes
8074 S 132nd Street
LUA 17-000169
I have reviewed the application for the Earlington Townhomes at 8074 S 132nd Street (APN(‘s) 214480-
0487, -0488, -0500, -0285, -0295) and have the following comments:
EXISTING CONDITIONS
The site is approximately 4.16 acres in size and is triangular in shape. The existing site was developed with
a commercial plant nursery, which included a sales building, several greenhouses, a detached home and
assocated gravel driveways and parking areas. The site includes
Water Water service is provided by the City of Renton. The site is in the West Hill service area in the
495 hydraulic pressure zone. There is an existing 8-inch City water main located in S 132nd Street
(see Water plan no. W-0613). There is an existing 8-inch City water main (see water plan no. W-
0377) in S 130th Street to the north of the subject properties. The maximum flowrate from the
8-inch mains is 1,450 gpm. The static water pressure ranges from about 111 psi at ground level
elevation 238 feet and 84 psi at elevation 300 feet. The site is located outside of an Aquifer
Protection Area.
Sewer Wastewater service is provided by the City of Renton. There is an 8-inch wastewater main
located in S 132nd Street along the south property line. There is an 8-inch wastewater main
located in S 130th Street to the north of the subject properties.
Storm There is a 12-inch stormwater main in Renton Ave S, S 130th St and S 132nd St surrounding the
subject property.
Streets The proposed development fronts Renton Ave S along the east property lines. Renton Ave S is
classified as a Minor Arterial Road. Existing right-of-way (ROW) width is approximately 60 feet.
The proposed development fronts S 132nd Street along the south property lines. S 132nd Street
is classified as a Collector Arterial Road. The existing ROW width is approximately 60 feet.
EXHIBIT 23
Earlington Townhomes – LUA17-000169
Page 2 of 8
CODE REQUIREMENTS
WATER
1. The proposed water main improvements as shown on the composite utility civil plan submitted
with the Land Use Application provides the required 8-inch water main extension into the
development, connecting to the existing 8-inch water main located in S 132nd Street and the
existing 8-inch water main located in Renton Ave S. Renton Fire Authority has determined that
the preliminary fire flow demand for the proposed development is 1,750 gpm, with the use of
one-hour rated construction and approved fire sprinklers, which is greater than the available
maximum fire flow capacity.
2. The following water main improvements are required to provide water service for domestic use
and fire protection for the development per City Code and Development standards (RMC 4-6-
010B) including, but not limited to:
a. Extension of approximately 380 feet of 8-inch water main in Renton Ave S from S 130th
Street to a point which allow connection into the new water main for the development.
A 15-foot water easement will be required for any water main not located within the
public right-of-way.
b. Installation of 8-inch water mains in the new primary access roadway and alley sections
within the subdivision connecting to the new 8-inch water main in Renton Ave S and to
the existing 8-inch water main in S 132nd Street. Maximum capacity from the new 8-inch
main extension is 2,500 gpm.
c. Installation of fire hydrants as required by Renton Fire Prevention. The number and
location of the hydrants shall be determined based on the City’s review of the final
building and site plans.
d. Installation of a residential fire sprinkler system for each townhome unit with a double
check valve assembly (DDCVA) for backflow prevention on the water supply line to the
fire sprinkler piping.
e. Installation of a domestic water meter to each townhome unit with a double check valve
assembly (DCVA) behind the meter for townhomes with 3 or more stories.
f. A pressure-reducing-valve (PRV) is required behind each water meter because the water
pressure is over 80 psi.
3. Meter sizing shall be based on Uniform Plumbing Code meter sizing criteria. Sizing calculations
shall be provided to the City.
4. A separate meter is required for landscape irrigation per COR Standard Plan 320.1. A double check
valve assembly (DCVA) is required behind the meter per COR Standard Plan 340.8.
5. Please refer to City of Renton General Design and Construction Standards for Water Main
Extensions as shown in Appendix J of the City’s 2012 Water System Plan.
6. Adequate horizontal and vertical separation between the new water main and other utilities
(storm sewer pipes and vaults, sanitary sewer, power, gas, electrical) shall be provided for the
operation and maintenance of the water main. Based on the preliminary utilities plan submitted
with the land use application (reference civil plan by ESM, page PP-05 dated 3/27/17), the
horizontal separation between the proposed water mains and the proposed storm drains in the
alley sections does not meet the minimum 10-feet separation between parallel potable water and
non-potable water pipes. The vertical separation between the pipes is less than the minimum of
18-inches. Additional and special design and construction considerations will be required to
protect the water lines and to reduce risk to public health and safety. Restrained-joint water pipes
Earlington Townhomes – LUA17-000169
Page 3 of 8
and fittings, pipe sleeves and controlled density fill (CDF) encasement will be required where
minimum horizontal and vertical separations cannot be met.
7. Retaining walls, rockeries or similar structures cannot be installed over the water main unless the
water main is inside a steel casing.
8. The development is subject to applicable water system development charges and meter
installation fees based on the size of the water meters.
a. Water system development charges for each proposed 1-inch domestic water service is
$3,486.00 per meter or $216,132.00 for (62) 1-inch meters.
b. A redevelopment credit of the water system development charges in the amount of
$27,888 will be applied to the one (1) existing 2-inch meter servicing the property (UB Ref
#700087) if it is abandoned and capped at the main line.
c. The total water SDC fee is $188,244.00. This is payable at construction permit issuance.
9. A redevelopment credit for the water SDC fee will be applicable for the existing 2-inch water
meter currently serving the subject property (UB Ref #700087).
10. Drop-in meter fee is $460.00 per meter. The total water drop-in meter fee is $28,520.00 for (62)
1-inch meters. This is payable at issuance of the building permit.
11. Additional water system development charges and water meter charges will apply if a landscape
irrigation meter is required and is based on the size of the meter.
SEWER
1. The proposed sewer main improvements as shown on the composite utility civil plan submitted
with the Land Use Application provides the required 8-inch sewer main extension from the
existing sewer main located in S 132nd Street and extending into Renton Avenue South for future
extension by the City. The required extension of the new 8-inch sewer main from S 132nd Street
into the future public ROW is shown on the conceptual utilities plan and provides the required
sanitary sewer service to each building.
a. A 15-foot public sewer easement shall be provided for the extension of the sewer main
through the stormwater tract for any portion of the extension located outside of the
public ROW.
2. The development is subject to applicable wastewater system development charges based on the
size of the new domestic water to serve the project.
a. SDC fee for sewer is based on the size of the new domestic water to serve the project.
The current sewer fee for a 1-inch meter is $2,540.00 per meter.
b. SDC fees are payable at construction permit issuance.
3. The S 132nd Street Sewer Extension Special Assessment District fee (SAD) fee will be applicable on
the project. The SAD fee rate when it was established in 2015 was $11,254.92 plus interest per
lot with frontage along S 132nd Street. As of 4/25/2017, the SAD fee rate per lot is $11,828.95
plus additional interest per day of $0.80 after the date noted above. The rate that will be
applicable on the issuance day of the utility construction permit will be applicable on this project.
As currently designed, there are 13 lots applicable to the SAD fee, however the maximum
assessment will be for 12 lots.
SURFACE WATER
1. A geotechnical report, dated January 18, 2017, completed by Associated Earth Sciences,
Incorporated (AESI) for the site has been provided. The submitted report describes the site is a
Earlington Townhomes – LUA17-000169
Page 4 of 8
Low, Medium, and High Erosion Hazard areas. Erosion control measures will need to be in place
prior to starting grading activities on the site. The report discusses the soil and groundwater
characteristics of the site including infiltration potential and provide recommendations for project
design and construction. The report discounts the use of infiltration due to the shallow site soils
that are either dense and impermeable or saturated. Geotechnical recommendations presented
need to be address within the project plans.
2. A Preliminary Drainage Plan and Technical Information Report (TIR), dated March 27, 2017, was
submitted by ESM Consulting Enginerrs, LLC with the Land Use Application. Based on the City of
Renton’s flow control map, the site falls within the Flow Control Duration Standard area matching
Forested Site Conditions and is within the West Lake Washington Drainage Basin. The
development is subject to Full Drainage Review in accordance with the 2017 Renton Surface
Water Design Manual (RSWDM). All nine core requirements and the six special requirements must
be discussed in the Technical Information Report. The following stormwater improvements are
required and shall be discussed within the TIR:
a. Applicant shall include discussion of Special Requirement (SR) #6 in the final drainage
report. SR #6 relates to the aquifer protection area, which is not applicable to this site,
but it should be noted as such in the report.
b. The TIR references the 2016 King County Surface Water Design Manual and the City of
Renton Amendments to the SWDM. The City has adopted the 2017 Renton Surface
Water Design Manual rather than providing amendments to the 2016 King County
SWDM. The final TIR submitted with the Civil Construction Permit Application shall
reference the 2017 Renton Surface Water Design Manual (RSWDM).
c. An infiltration testing report shall be submitted with the civil construction permit
application following the test methods outlined in the manual. See Section 5.2 and
Reference Section 6-A for approved testing methods.
3. The development is required to provide flow control and basic water quality treatment prior to
discharge. A detention vault is proposed to meet the flow control facility requirement to satisfy
Core Requirement #3. The detention pond has been sized to the City’s Flow Control Duration
Standard using WWHM. The project matches the pre-developed discharge rates from 50% of the
2-year peak flow up to the full 50-year peak flow and peak discharge rates for the 2 and 10-year
return periods as required in the City’s Flow Control Duration Standard (Forested Site Conditions)
area. Project water quality treatment will consist of conveyance to a water quality filter vault
following the proposed detention vault prior to connection to the existing 12-inch concrete
stormwater main located S 132nd Street.
a. The conveyance and water quality systems shall be designed in accordance with the
RSWDM that is current at the time of civil construction permit application.
b. A maintenance access road is required to the stormwater facilities in the proposed storm
tract and shall be in accordance with the design requirements outlined in the RSWDM.
4. Any proposed detention and/or water quality vault shall be designed in accordance with the
RSWDM that is current at the time of civil construction permit application. Separate structural
plans will be required to be submitted for review and approval under a separate building permit
for the detention and/or water quality vault. Special inspection from the building department is
required.
5. Appropriate on-site BMPs will be required to help mitigate the new runoff created by this
development. A preliminary drainage plan, including the application of on-site BMPs, has been
included with the land use application. The final drainage plan and drainage report must be
submitted with the civil construction permit application.
Earlington Townhomes – LUA17-000169
Page 5 of 8
a. The final drainage plan shall evaluate the feasibility of utilizing on-site BMPs to mitigate
all target impervious areas to the maximum extent feasible as outlined in the RSWDM.
This shall include infiltration testing to determine the feasibility of utilizing permeable
pavements and bioretention areas.
6. The site contains regulated slopes across the site with an elevation change of approximately 72-
feet from the northwest corner (approximate elevation 306 feet) to the low point of the property
near the southeast corner (approximate elevation 234 feet).
7. Detailed plans for any proposed cut and fill operations shall be submitted. These plans shall
include the angle of slope, contours, compaction and retaining walls.
8. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the
right-of-way. Based on the site topography, terraced retaining walls may be needed for the
development. Retaining walls over 4-feet in height from footing require a separate building
permit.
a. The proposed development includes an 8-ft wall along Renton Ave S. The applicant will
be required to reduce the height of the proposed wall to the maximum 6 -ft allowed by
code. The civil construction plans shall fully detail the proposed retaining wall abutting
the public ROW. A handrail and/or fence may be required at the top of the wall.
9. All work proposed outside of the applicant’s property will require a permanent drainage
easement to be provided to the City and a temporary construction easement prior to any permits
being issued.
10. A Construction Stormwater General Permit from Department of Ecology will be required since
grading and clearing of the site exceeds one acre. A Stormwater Pollution Prevention Plan
(SWPPP) is required for this site.
11. Surface water system development fee is $1,608 per new dwelling unit. This is payable prior to
issuance of the construction permit.
TRANSPORTATION
1. The proposed development fronts Renton Ave S along the east property lines. To meet the City’s
complete street standards for minor arterial streets, minimum ROW is 91 feet (4 lanes) or 103
feet (5 lanes). The traffic analysis provided by the developer has been reviewed by the City and
the City concurs that the existing pavement width is sufficient and additional lanes are not
required as a result of the development.
a. The City’s transportation group has determined and will support an alternate standard
to match the established standard street section for Renton Ave S. The City established
standard street section for Renton Ave S, which shall be installed by the developer as
part of the proposed development, will allow the existing curb line to be maintained
with a new 8-ft planter strip and 8-ft sidewalk to be installed behind the curb. The final
ROW dedication will be dependent upon the final survey and will vary along Renton Ave
S. The required ROW behind the existing curb is 18-ft (8-ft planter strip, 8-ft sidewalk, 2-
ft behind the curb).
b. The bike lanes included in the street section for Renton Ave shown on the site plans (PP-
05) are not needed. Currently, the Renton Trails and Bicycle Master Plan specify a
separate combined bike/pedestrian path parallel to Renton Ave to provide bike access
for the Renton Ave corridor.
c. Applicant will need to submit an application to the City requesting a modification of the
street frontage improvements as outline in City code 4-9-250C5d.
Earlington Townhomes – LUA17-000169
Page 6 of 8
2. The proposed development fronts S 132nd Street along the south property lines. To meet the City’s
complete street standards for collector arterial streets, minimum ROW is 83 feet (2 lanes) or 94
feet (3 lanes). The traffic analysis provided by the developer has been reviewed by the City and
the City concurs that the existing pavement width is sufficient and additional lanes are not
required as a result of the development. The required street section for S 132nd Street as proposed
by the applicant meets the minimum street standards as outlined in RMC 4-6-060F includes 83-ft
of ROW, 46-ft paved roadway width (two 10-ft travel lanes, 5-ft bike lanes and 8-ft parking lanes
on both sides), a new 0.5-foot curb and gutter, an 8-foot planting strip, an 8-foot sidewalk, street
trees and storm drainage improvements on both sides.
a. Half-street improvements, which shall be installed by the developer, along S 132nd Street
shall include, 23-ft paved roadway width from centerline (10-ft travel lane, 5-ft bike lane
and 8-ft parking lane), a new 0.5-foot curb and gutter, an 8-foot planting strip, an 8-
foot sidewalk, street trees and storm drainage improvements.
3. The applicant has submitted an application to the City requesting a modification of the street
frontage improvements. The development proposes installation of a new public residential access
road (Road A) with 29 feet of right-of-way, which includes 28 feet of paved roadway width, 0.5-ft
curb and gutter on both sides, private 4.5-ft planter strips on the east side of the street and private
5-ft sidewalks on both sides of the street. The proposed street section does not meet the
minimum street standards in accordance with RMC 4-6-060F and is not supported by the City.
a. The new public street for the development shall meet the minimum street standards as
outlined in RMC 4-6-060F. Minimum standards for a residential access road requires a
53-ft right-of-way, 26-ft pavement width, 0.5-ft curb and gutter, 8-ft planter strips and
5-ft sidewalks on both sides of the street.
4. Current City of Renton standards require a turnaround for dead-end streets greater than 150 feet.
Dead-end streets exceeding 300-feet must utilize a cul-de-sac meeting the requirements for
emergency services access, including a 45-foot paved radius and 55-ft ROW radius. Reference
RMC 4-6-060H. The cul-de-sac shall have a design approved by the Administrator and Fire and
Emergency Services.
5. Five alleys (Tracts A, B, C, D, and E), each with a pavement width of 20-ft, are proposed to provide
access to each unit.
a. Driveway aprons shall be installed at the entrance to each alley tract in accordance with
the City of Renton Standard Plans 104.2 and 104.3.
b. No parking is allowed within the 20-ft paved roadway of the alleys.
6. Corner lots on Minor Arterial and Collector Arterial Streets require a minimum radius of 35 feet
for dedication of right of way.
7. ADA access ramps shall be installed at all street crossings. Ramps shall be shown at each
intersection. Ramps shall be oriented to provide direct pedestrian crossings.
a. ADA ramps shall be installed facing east and west at the crossing of Road A along the
frontage of S 132nd Street.
b. ADA ramps shall be installed at the intersection of South 132nd Street and Renton
Avenue South with a companion ramp for the existing sidewalk on the south side of
intersection. Because of the steep grade on South 132nd Street and possibly steep grade
of the new sidewalk to be installed as part of the development, a pass through may be
needed in the existing paved island for access between the new curb ramp to be
installed at the northeast corner of the intersection and the new curb ramp on the south
side of South 132nd Street.
Earlington Townhomes – LUA17-000169
Page 7 of 8
8. Street lighting and street trees are required to meet current city standards. Lighting plans were
not submitted with the land use application and shall be submitted with the civil construction
permit application.
9. A traffic analysis dated December 14, 2016, was provided by Northwest Traffic Experts (TraffEx).
The site generated traffic volumes were calculated using data from the Institute of Transportation
Engineers (ITE) Trip Generation Manual, 9th Edition, (2009). Based on the calculations provided
and providing credit for the existing trips utilized for the current site use, the proposed
development would generate approximately 292 net new average weekday daily trips. During the
weekday AM peak hour, the project would generate approximately 26 net new trips (5 inbound
and 21 outbound). During the weekday PM peak hour, the project would generate approximately
30 net new trips (20 inbound and 10 outbound). As detailed in the report the proposed project is
not expected to lower the levels of service of the surrounding intersections included in the traffic
study. Increased traffic created by the development will be mitigated by payment of
transportation impact fees.
a. The traffic analysis analyzed the new site access intersection (Road A and S 132nd Street)
and the intersection of Renton Ave S and S 132nd Street to the east of the proposed
development.
b. Renton Ave S and S 132nd Street both have posted speed limits of 35 miles per hour (MPH).
The required stopping sight distance and intersection sight distance for the posted speed
limit is 250-ft and 390-ft, respectively, per the current AASHTO “Geometric Design of
Highways and Streets” standards. As designed, the stopping sight distance and
intersection sight distance exceeds 500-ft both to the east and west directions from the
site access location.
c. The proposed development provides pedestrian connectivity through the development
via a series of concrete walkways through the open space tract at the north side of the
property and connecting to the proposed sidewalk along Renton Ave S.
i. At least one pedestrian connection to Renton Avenue South shall be ADA
accessible.
ii. An additional pedestrian connection shall be provided in the vicinity of Alley TR-
D or through Tract I.
10. Refer to City code 4-4-080 regarding driveway regulations.
a. A minimum separation of 5 feet is required between driveway and the property line.
b. Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide
slotted drains.
c. The maximum width of single loaded garage driveway shall not exceed nine feet (9') and
double-loaded garage driveway shall not exceed sixteen feet (16').
11. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay
Requirements.
12. Payment of the transportation impact fee is applicable on the construction of the development
at the time of application for the building permit. The current rate of transportation impact fee
is $175,001.82 for 62 condominiums ($2,822.61 x 62 units). The transportation impact fee that is
current at the time of building permit application will be levied.
13. Traffic concurrency is provided under separate cover.
Earlington Townhomes – LUA17-000169
Page 8 of 8
GENERAL COMMENTS
1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property
frontage or within the site must be underground. The construction of these franchise utilities
must be inspected and approved by a City of Renton inspector.
2. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the
right-of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls.
3. Adequate separation between utilities as well as other features shall be provided in accordance
with code requirements.
a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is
required with the exception of water lines which require 10-ft horizontal and 1.5-ft
vertical.
b. The stormwater line should be minimum 5 feet away from any other structure or wall or
building.
c. Trench of any utility should not be in the zone of influence of the retaining wall or of the
building.
4. All construction utility permits for utility and street improvements will require separate plan
submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil
Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for
the most up-to-date plan submittal requirements:
http://rentonwa.gov/business/default.aspx?id=42473
5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate
sheets.
6. Fees quoted in this document reflect the fees applicable in the year 2017 only and will be assessed
based on the fee that is current at the time of the permit application or issuance, as applicable to
the permit type. Please visit www.rentonwa.gov for the current development fee schedule.
13"x24" PLASTIC METER BOX EQUAL TO MID -STATES PLASTIC,
INC. BCF SERIES MSBCF 1324-18 WITH 1.75" THICK DUCTILE CITY PRIVATE
IRON DIAMOND PLATE COVER EQUAL TO MID -STATES PLASTICS,
INC. MSCBC-1324-R WITH READER LID AND 2" DRILLED HOLE PIPING PIPING
FOR TOUCHREAD PIT LID (SEE DETAIL A -A)
9" MIN.
12" MAX
FINISH GRADE
z ¢ TOUCHREAD WATER
METER TO BE
o 0 SUPPLIED BY THE
12 z Q bj
36" MIN COVER N 7 CITY >
TYPE "
K" SOFT c 0
22-1/2°
COPPER TUBING V u
NEW DUCTILE
IRON
WATERMAIN
IF SERVICE LINE TO HOUSE IS 3/4" OR 1"
TO BE INSTALLED IN THE FUTURE GALVANIZED
INSTALL FORD C14-33 OR 44 FIPT PLUG
x COMPRESSION COUPLING
Z_LOOP DOWN TO CENTERLINE
OF WATER MAIN TO
PROVIDE SLACK IN COPPER COPPERSETTER FOR 5/8"x3/4" METER: FORD
SERVICE LINE TO METER. VBH72-15W-44-33G, OR McDONALD BRASS: 21-215WCQQ33, OR
MUELLER: 3/4-B-2470-2 WITH ANGLE BALL VALVE ON INLET AND
SINGLE CHECK VALVE ON OUTLET
CORPORATION STOP WITH BALL VALVE. FORD COPPERSETTER FOR 1" METER: FORD VBH72-15W-44-44G, OR
TAPERED THREAD (CC). QUICK JOINT McDONALD BRASS: 21-415WCQQ44, OR MUELLER: 1-B-2470-2
3/4" FB1000-3-Q) OR AY MCDONALD 4701B BOTH INLET AND OUTLET WITH QUICK JOINT. PADLOCK WINGS ON
1" FB1000-4-Q) OR AY MCDONALD 4701B INLET ANGLE BALL VALVE AND SINGLE CHECK VALVE ON OUTLET.
ALL FITTINGS SHALL BE WITH QUICK JOINT.
NOTE:
ALL METER BOXES INSTALLED WITHIN CONCRETE OR PAVED DRIVEWAYS SHALL BE
CAST-IRON EQUAL TO OLYMPIC FOUNDARY. EXPANSION JOINTS MUSH BE INSTALLED ON
BOTH SIDES OF METER BOX.
AA
DRILL 2" DIA. HOLE FOR AMR (AUTOMATIC
METER READ) TOUCHREAD DEVICE
7F—"—T;
2-1/2" MIN. FROM NEAREST
FAND FRONT EDGE OF PIT LID
71
TYPICAL
RIB
NOTE:
THE CENTER OF THE HOLE MUST BE AT LEAST 1" FROM
UNDERNEATH RIBS UNLESS THE RIB SPACING ALLOWS THE
NUT TO TIGHTEN AGAINST THE OPEN SIDE OF MORE THAN
ONE RIB.
ZY
Oer< PUBLIC WORKS 34" AND 1" WATER SERVICE STD. PLAN — 320.1
DEPARTMENT
N,yp NOVEMBER 2009
J I IN UNIMPROVED RIGHT OF JfWAYINSTALLMETERBOXAT
PROPERTY LINE WITH 12"
w LONG COPPER TAILPIECE, w
aI SIDEWALK
m
z ¢ TOUCHREAD WATER
METER TO BE
o 0 SUPPLIED BY THE
12 z Q bj
36" MIN COVER N 7 CITY >
TYPE "
K" SOFT c 0
22-1/2°
COPPER TUBING V u
NEW DUCTILE
IRON
WATERMAIN
IF SERVICE LINE TO HOUSE IS 3/4" OR 1"
TO BE INSTALLED IN THE FUTURE GALVANIZED
INSTALL FORD C14-33 OR 44 FIPT PLUG
x COMPRESSION COUPLING
Z_LOOP DOWN TO CENTERLINE
OF WATER MAIN TO
PROVIDE SLACK IN COPPER COPPERSETTER FOR 5/8"x3/4" METER: FORD
SERVICE LINE TO METER. VBH72-15W-44-33G, OR McDONALD BRASS: 21-215WCQQ33, OR
MUELLER: 3/4-B-2470-2 WITH ANGLE BALL VALVE ON INLET AND
SINGLE CHECK VALVE ON OUTLET
CORPORATION STOP WITH BALL VALVE. FORD COPPERSETTER FOR 1" METER: FORD VBH72-15W-44-44G, OR
TAPERED THREAD (CC). QUICK JOINT McDONALD BRASS: 21-415WCQQ44, OR MUELLER: 1-B-2470-2
3/4" FB1000-3-Q) OR AY MCDONALD 4701B BOTH INLET AND OUTLET WITH QUICK JOINT. PADLOCK WINGS ON
1" FB1000-4-Q) OR AY MCDONALD 4701B INLET ANGLE BALL VALVE AND SINGLE CHECK VALVE ON OUTLET.
ALL FITTINGS SHALL BE WITH QUICK JOINT.
NOTE:
ALL METER BOXES INSTALLED WITHIN CONCRETE OR PAVED DRIVEWAYS SHALL BE
CAST-IRON EQUAL TO OLYMPIC FOUNDARY. EXPANSION JOINTS MUSH BE INSTALLED ON
BOTH SIDES OF METER BOX.
AA
DRILL 2" DIA. HOLE FOR AMR (AUTOMATIC
METER READ) TOUCHREAD DEVICE
7F—"—T;
2-1/2" MIN. FROM NEAREST
FAND FRONT EDGE OF PIT LID
71
TYPICAL
RIB
NOTE:
THE CENTER OF THE HOLE MUST BE AT LEAST 1" FROM
UNDERNEATH RIBS UNLESS THE RIB SPACING ALLOWS THE
NUT TO TIGHTEN AGAINST THE OPEN SIDE OF MORE THAN
ONE RIB.
ZY
Oer< PUBLIC WORKS 34" AND 1" WATER SERVICE STD. PLAN — 320.1
DEPARTMENT
N,yp NOVEMBER 2009
f
TO
MF
r' L_ f-'\ I N
BOXES
u V11114. r r«E-
DRAINING GRAVEL
NOTES:
1. ALL DOUBLE CHECK VALVE ASSEMBLIES (DCVA's) MUST BE LISTED ON LATEST LIST OF "BACKFLOW PREVENTION
ASSEMBLIES APPROVED FOR INSTALLATION IN WASHINGTON STATE", PUBLISHED BY STATE OF WASHINGTON
DEPARTMENT OF HEALTH.
2. THE OWNER/APPLICANT MUST OBTAIN A SEPARATE CITY OF RENTON PLUMBING PERMIT FOR THE INSPECTION
OF THE INSTALLATION OF THE DCVA AND PIPING. THE OWNER SHALL FURNISH, INSTALL AND MAINTAIN THE
DCVA AND ALL PIPING AND APPURTENANCES SHOWN ON THIS PLAN.
3. THE DCVA MUST BE TESTED BY A STATE CERTIFIED BACKFLOW ASSEMBLY TESTER AFTER ITS INITIAL
INSTALLATION, AFTER REPAIRS AND ANNUALLY THEREAFTER AT OWNER'S EXPENSE. A COPY OF THE TEST
REPORT SHALL BE SENT OR FAXED TO CITY OF RENTON WATER UTILITY ENGINEERING DEPT., ATTN: WATER
UTILITY CROSS—CONNECTION CONTROL SPECIALIST, FAX NO. 425-430-7241.
4. DCVA AND METER BOX SHALL BE LOCATED ON PRIVATE PROPERTY AND AS NEAR AS POSSIBLE TO THE
WATER METER.
Y
s4" TO 2" DOUBLE CHECK VALVE STD. PLAN — 340.8
n + PUBLIC WORKS ASSEMBLY FOR IRRIGATION OR
1 oI
DEPARTMENT
RESIDENTIAL FIRE SPRINKLER MARCH 2010
CEMENT
CONCReTE -.
SIDEWALK \ ~
/'~ /"' ~--. >::·· ,, .. ~,~,...,
\ CEMENT CONCRETE
DEPRESSED MONOUTHIC
CURB & GliTTER
(SEE DETAIL lliiS SHEET)
'-CURB & GliTTER
(SEENOTE3)
..... .;~~ TYPE C2B -ISOMETRIC VIEW
(COMMERCIAL, WITH BUFFER)
NOTES
1. When a driveway width exceeds 15 feet, construct a full depth
expansion joint with 3/8" joint filler along the driveway lane lines
(see std. plan 102). Construct expansion joints parallel with the
centerline as required at 15' maximum spacing when driveway
widths exceed 30'.
2. See std. plan 102 for sidewalk details.
3. Curb and gutter shown, other curb designs may be specified.
See std. plan 101 for curb details.
4. Not used.
5. The engineer will design all driveways to Include elevallons at all
points marked with symbol "X". All elevations are at the back of
curb top on uphill side.
6. Not used.
7. For Driveway Widths see DRIVEWAY STANDARDS
{See NOTE 10). The expansion joints {see std. plan 102) shall be
spaced as shown In the corresponding lsometr1c view.
8. Slopes shall comply with sections R303.2.1 or R303.2.2 or
R303.2.3 of the Revised Draft Guidelines for Accessible Public
Rights-of-Way ofNovc:mbcr 23, 2005 {PROWAG).
9. CUrb returns for any Type C-MAX Driveway may be approved on
a case-by-case basis.
10. STREET STANDARDS= Renton Municipal Code (RMC)
Title IV Development Regulations
CHAPTER 6 STREET AND UTIUTY STANDARDS
Section 4-6..060 STREET STANDARDS
DRIVEWAY STANDARDS= Renton Municipal Code (RMC)
Title IV Development Regulations
CHAPTER4
CITY-WlDE PROPERTY DEVELOPMENT STANDARDS
Section 4-4..()8() PARKING , LOADING AND DRIVEWAY
REGULATIONS
PUBLIC WORKS
DEPARTMEKT
c FACE~CURB
SEE DEPRESSED CURB DETAIL e 1/2" .-ON THIS SHEET
1/2" R TOP OF F RONJWAY
. .
1'-8" 1'-8"
NOTE: DRIVEWAY LONGITUDINAL EXPANSION
JOiNTS SHAl.1. BE FULL DEPTH
DEPRESSED MONOLITHIC CURB & GUTTER DETAIL
• to , ",. /l
\ t> • t) ,.
... ,.p.':-·,. 0 ·p_/ .. ~
DEPRESSED CURB DETAIL
AT RESIDENTIAL OR COMMERCIAL DRIVEWAYS, AND ALLEYS
Driveway Example: TYPE C1 B
R=Resldentlal , C=Commerclal 3 1
Number of Lanes,-------"
(MAX,_. Lane COmmercial)
B•Bull'er (Planting Slrip), Blank=No Buffer
BID I TElA (I~ICLUOES SIDEWAlK RAMPS )
IS' MIN . VARIES (SEE NOTE 7 ' 6 Mu-.1.
(SEE NOTES) I (SEE NOTE 8)
r-10 LF OF PAVED
DRIVEWAY REQUIRED ""'
><~AA·"'-1\"" (SEE STD . PLAN 102)
I !CEI co
SIO
AENT
NCRETE
EWALK
~~ 5! I \ w 7 ,_
l " 0
SEE NOT E S~ ~ z
ill 1 g .,
"' '\. ,._....,n,.,.,
J:
I \ ~ ....
5!1 ~ ~ a: w w ...
!5 w .. "'I )7
I ,---
RAI.:P WITH 12H IV J CO N1s'TRUc;~~N~~ _)
CEMENT CONCRETE J
B CURB & GUTTER
SLOPE (TYP.) J
~8· CONTRACT ION JOINT {TYP )
(SEE STD. PLAN 101}
(SEE NOTE l)
PLAN VIEW
10'-DIFFERENCE IN SLOPE t.tAX -
DRIVEWAY WI RELATIVE
NEGA liVE SLOPE (SLOP -
SHOWN EXAGGERATED )
PUBLIC WORK S
DEPARTMENT
VARIES
(SEE NOTE 10) 8 31)1, MAX SEE NOT£ B lTYPJ
SECTION 0 JJe • EXPAJI.SION JOINT {TYP )
fliEE STD. PLAN 1021
DEPRESSED CUR.B & GUITER
(S EE NOTE l )
TYPE R18 -ISOMETRIC VIEW
(RESIDENTIAL , WITH BUFFER)
CEMENT CONCRETE
CURB & GUTTER
(SEE NOTE 3)
CEMENT CONCRETE DRIVEWAY
ENTRANCE -TYPE R1 B
For NOTES STD . PLAN 104 .2
STD. PLAN -104.3
Gregg Zimmerman, Public Works Administrator
PLANTER STRIP
(TYP)
CONSISTENT SLOPE
MODIFIED
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: April 24, 2017
TO: Clark Close, Senior Planner
FROM: Brianne Bannwarth, Development Engineering Manager
SUBJECT: Traffic Concurrency Test – Earlington Townhomes;
LUA17-000169, ECF, SA-H, MOD, MOD, MOD
The applicant is requesting Hearing Examiner Site Plan Review, Environmental (SEPA) Review, a
street modification, a refuse and recycling modification, and a wall plate height modification to
construct a 62 attached single-family townhomes called Earlington Townhomes. The 4.16-acre
irregularly shaped site is located at 8074 S 132nd St (APN’s 214480-0487, -0488, -0500, -0285,
and -0295) in the Residential-14 zoning district. The residential density is 17.77 dwelling units
per net acre. Access to the townhomes would be from S 132nd St. The site includes slopes
down to the south with moderate inclinations and overall vertical relief of approximately 70-
feet. The site plan would take advantage of the sloping topography. Garages would be access
via private alleys and all of the townhomes would be alley-loaded. The soils consist of sand with
silt and gravel fill and native soils indicative of Vashon Recessional Outwash (Qvr) and
Lodgement Till (Qvt). Preliminary estimates of cut and fill include 15,100 cubic yards and 3,700
cubic yards, respectively. The site contains greenhouses, a shop, a utility building and a single
family detached home, landscaping, gravel driveways, and parking areas. All of the existing
structures would be demolished as part of the proposed project. Construction is estimated to
begin during the summer of 2018.
The proposed development would generate approximately 292 net new average weekday daily
trips. During the weekday AM peak hour, the project would generate approximately 26 net new
trips (5 inbound and 21 outbound). During the weekday PM peak hour, the project would
generate approximately 30 net new trips (20 inbound and 10 outbound). The proposed project
passes the City of Renton Traffic Concurrency Test per RMC 4-6-070.D as follows:
Transportation Concurrency Test – Earlington Townhomes
Page 2 of 3
April 24, 2017
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
Evaluation of Test Criteria
Implementation of citywide Transportation Plan: The City’s investment in completion of the
forecast traffic improvements is 130% of the scheduled expenditure through 2017.
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 2017 is
2,025 trips, which provides sufficient capacity to accommodate 8 trips from this project. A
resulting 1,995 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 the project.
Site specific street improvements to be completed by project: The project will be required to
complete all internal and frontage street improvements for the building prior to occupancy. 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.
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
Transportation Concurrency Test – Earlington Townhomes
Page 3 of 3
April 24, 2017
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.
3. Failure of Test: If no reconsideration is requested, or if upon reconsideration a project
fails the concurrency test, the project application shall 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 XI-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.
ADVISORY NOTES TO APPLICANT
LUA17-000169
March 27, 2017
Name: Earlington Townhomes
Application Date:13045 Renton Ave S
Renton, WA 98178-4950
Site Address:
PLAN - Planning Review - Land Use Version 1 |
Police Plan Review Comments Contact: Cyndie Parks | 425-430-7521 | cparks@rentonwa.gov
Recommendations: LUA17 000169; Earlington Townhomes
Location: 8074 S 132nd Street, Renton
Estimated CFS Annually: 55
CONSTRUCTION PHASE
Theft from construction sites is one of the most commonly reported crimes in the City. To protect materials and equipment it is
recommended that all materials and tools be locked up when not in use. The site will need security lighting, and any construction trailer or
storage area should be completely fenced in with portable chain link fencing. The fence will provide both a physical and psychological
barrier to any prospective criminal and will demonstrate that the area is private property. Construction trailers should be kept locked when
not in use, and should be fitted with heavy duty deadbolts with a minimum 1 1/2” throw when bolted. Glass windows in construction trailers
should be shatter resistant. Toolboxes and storage containers should be secured with heavy duty padlocks and kept locked when not in use.
“No Trespassing” signs should be posted on the property during the construction phase. These signs will aid police in making contacts with
unwanted individuals on the property if they are observed vandalizing or stealing building materials.
COMPLETED COMPLEX
Each residential unit should have solid core doors, preferably metal or solid wood, with peepholes. The doors should have heavy duty
deadbolt locks with a minimum 1 ½” throw and installed with 3” wood screws. Any external storage areas should also have solid wood or
metal doors, with deadbolts and latch guards installed.
Sliding windows and glass patio doors should have secondary locks installed to restrict movement. Simply placing a sturdy, fitted dowel into
the tracks may be adequate.
Alarm systems are recommended for each residential unit. Any stairways at the complex should be constructed of lattice, wood or metal
railing so that visibility is possible through them. There should not be solid walls in any stairway that would limit visibility up and down the
stairs, or provide a place for a criminal to hide. Balcony construction should also be of lattice or railing – no solid walls, for the same reason.
Security lighting should be installed along sidewalks, in stairways, foyers, alleys, and pathways. Each residential unit should have individual
unit numbers clearly posted with numbers at least 6” in height and of a color contrasting with the building. Unit numbers should also be
illuminated so that they are easily located. This will assist emergency personnel in locating the correct location for response.
Landscaping should be installed with the objective of allowing visibility: not too dense or too high. Too much landscaping will make residents
feel isolated and will provide criminals with concealment to commit crimes such as burglary and vandalism.
I have concerns regarding the two park areas on each end of the “triangle”. I cannot discern if there is going to be a fence lining this
property’s boundaries, but both these sites will be tempting loitering locations for unwanted subjects (especially if there are benches installed
). I recommend fencing be installed along the Renton Ave S / S 132nd St side of the property – even if only four feet in height, to delineate
between public and private space.
Although this area isn’t known for a large amount of pedestrian traffic, there is an alternative school located west of this project and students
frequently travel on foot from Renton Ave S onto 132nd to get to school. If there isn’t a barrier along this property’s boundary lines, students
will utilize Earlington Townhomes as a short cut over onto 132nd. And – they will most likely use the landscaped green space areas as
resting points in their travels to and from school.
Planning Review Comments Contact: Clark Close | 425-430-7289 | cclose@rentonwa.gov
Recommendations: 1. RMC section 4 4 030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise
approved by the Development Services Division.
2. Multi family construction activities shall be restricted to the hours between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday
through Friday. Work on Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m. and eight o’clock (8:00) p.m. No work
shall be permitted on Sundays.
3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion
of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative
measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as
adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development
Services Division’s approval of this work is required prior to final inspection and approval of the permit.
4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is being cleared.
Page 1 of 2Ran: May 02, 2017
EXHIBIT 25
ADVISORY NOTES TO APPLICANT
LUA17-000169
PLAN - Planning Review - Land Use Version 1 |
Planning Review Comments Contact: Clark Close | 425-430-7289 | cclose@rentonwa.gov
5. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or fluids, operate any equipment,
install impervious surfaces, or compact the earth in any way within the area defined by the drip line of any tree to be retained.
6. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around the drip lines of all retained trees,
or along the perimeter of a stand of retained trees. Placards shall be placed on fencing every fifty feet (50') indicating the words, “NO
TRESPASSING – Protected Trees” or on each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or
groups of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the applicant shall provide
supervision whenever equipment or trucks are moving near trees.
7. This permit is shall comply with the Bald and Golden Eagle Protection Act. The permitted is responsible for adhering to the U.S. Fish and
Wildlife Service National Bald Eagle Management Guidelines (2007) and /or your U.S. Fish and Wildlife Service permit.
Page 2 of 2Ran: May 02, 2017