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Home My WebLink AboutERC_Renton_Highlands_Short_Plat_FINALDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map ERC_Renton Highlands_Short_Plat_FINAL ENVIRONMENTAL REVIEW COMMITTEE REPORT ERC Meeting Date: November 3, 2025 Project File Number: PR24-000023 Project Name: Renton Highlands Short Plat Land Use File Number: LUA24-000078, SHPL-A, ECF, MOD Project Manager: Jill Ding, Senior Planner Owner: Amin Gilani, 4019 176th Ave SE, Bellevue, WA 98008 Applicant/Contact: Hamid Korasani, Sazei Design Group, LLC, 6608 110th Ave NE, Kirkland, WA 98033 Project Location: 5815 NE 8th St, Renton, WA 98059 (APN 1123059068) Project Summary: The applicant is requesting Preliminary Short Plat approval, Street Modification approval, and Environmental (SEPA) Review to subdivide a property into six (6) residential lots and two (2) tracts. The project site (Tax Parcel 1123059068) is located at 5815 NE 8th St and totals approximately 84,070 square feet (1.93 acres) in area and is zoned Residential-4 (R-4). The project site slopes down to the east gently. The proposed residential lots range in size from 9,010 square feet to 9,596 square feet in area. Tract A is proposed as a 12,708-square-foot combination stormwater and shared driveway tract and Tract B is proposed as a 3,329-square-foot tree retention tract. The property is bordered to the north by NE 8th St. The applicant is requesting a Street Modification to reduce the amount of right-of-way dedication needed to complete the roadway improvements on NE 8th St. Access to the site is proposed via a new half street extension of Pasco Pl NE and a shared driveway with a hammerhead turnaround. Two (2) wetlands have been identified on the project site. Wetland A is a 522-square-foot Category IV wetland located on the southeast portion of the site, and Wetland B is a 469-square-foot Category IV wetland located on the west portion.. Both wetlands would have a standard buffer of 50 feet (50'). The applicant is proposing to fill both wetlands and mitigate for the wetland fill through the purchase of credits from the King County In-Lieu Fee Mitigation Program. Exist. Bldg. Area SF: N/A Proposed New Bldg. Area (footprint): Proposed New Bldg. Area (gross): N/A N/A Site Area: 1.93 acres Total Building Area GSF: N/A STAFF RECOMMENDATION: Staff Recommends that the Environmental Review Committee issue a Determination of Non-Significance (DNS). Docusign Envelope ID: 6A37E369-83A5-4681-BBCF-E252AC941B41 City of Renton Department of Community & Economic Development Renton Highlands Short Plat Staff Report to the Environmental Review Committee LUA24-000078, SHPL-A, ECF, MOD Report of November 3, 2025 Page 2 of 4 ERC_Renton Highlands_Short_Plat_FINAL ENVIRONMENTAL REVIEW In compliance with RCW 43.21C.240, the following environmental (SEPA) review addresses only those project impacts that are not adequately addressed under existing development standards and environmental regulations. A.Environmental Threshold Recommendation Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials: Issue a DNS with a 14-day appeal period. B.Mitigation Measures 1.None. C.Exhibits Exhibit 1:Environmental Review Committee (ERC) Report Exhibit 2:Conceptual Civil Plan Set Exhibit 3:SEPA Environmental Checklist, dated September 2025 Exhibit 4:Wetland Report, prepared by Sewall Wetland Consulting, Inc., dated May 20, 2025 Exhibit 5:Impacts Analysis, prepared by Sewall Wetland Consulting, Inc., dated September 7, 2025 Exhibit 6:In-Lieu Fee Use Plan, prepared by Sewall Wetland Consulting, Inc., dated September 7, 2025 Exhibit 7:Debit Scores Scoring Form for Mitigation in Western WA Exhibit 8:Ultima Project Debit Worksheet Exhibit 9:Email from Megan Webb of the King County Water and Land Resources Division, dated September 25, 2025 Exhibit 10:Washington State Department of Ecology (DOE) Comments, received October 14, 2025 Exhibit 11:City Response to DOE Comments, dated October 15, 2025 Exhibit 12:Duwamish Tribe Comments, dated October 9, 2025 Exhibit 13:City Response to Duwamish Tribe Comments, dated October 13, 2025 Exhibit 14:Advisory Notes 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.Water a.Surface Water (including streams, rivers, wetlands, lakes) Docusign Envelope ID: 6A37E369-83A5-4681-BBCF-E252AC941B41 City of Renton Department of Community & Economic Development Renton Highlands Short Plat Staff Report to the Environmental Review Committee LUA24-000078, SHPL-A, ECF, MOD Report of November 3, 2025 Page 3 of 4 ERC_Renton Highlands_Short_Plat_FINAL Impacts: The following materials were submitted with the project application: a Wetland Report prepared by Sewall Wetland Consulting, Inc., dated May 20, 2025 (Exhibit 4); an Impacts Analysis prepared by Sewall Wetland Consulting, Inc., dated September 7, 2025 (Exhibit 5); an In-Lieu Fee Use Plan prepared by Sewall Wetland Consulting, Inc., dated September 7, 2025 (Exhibit 6); a completed Debit Scores Scoring Form for Mitigation in Western Washington (Exhibit 7); an Ultima Project Debit Worksheet (Exhibit 8); and an email from Megan Webb of the King County Water and Land Resources Division, dated September 25, 2025 (Exhibit 9), confirming that King County has credits available to sell to the applicant. According to the submitted wetland report, two (2) wetlands (Wetland A and Wetland B) are located on the project site. Wetland A is an approximately 522-square-foot, disturbed area on the southeast corner of the site that is partially within an old, excavated ditch and abuts a gravel driveway to the east. The wetland is vegetated with a mix of reed canary grass, soft rush, creeping buttercup and some hardhack. Soil pits excavated within the wetland revealed a silty loam with a B-horizon soil color of 10YR 2/1 with few, fine faint redoximorphic concentrations. Soils within this area remained saturated within nine to twelve inches (9”-12”) of the surface in the early growing season (March). This area was observed to be saturated to the surface during winter, non-growing season site observations. This wetland would be classified as a depressional-type wetland with a total score of 14 points, including three (3) for habitat, which would classify this wetland as a Category IV wetland. Category IV wetlands have a 50-foot (50’) buffer measured from the wetland edge. Wetland B is an approximately 469-square-foot depression near the north edge of the site on the western side. It appears that uncontrolled roof runoff from the garage building to the north may contribute to this area. The wetland is a partially bare depression with some sedge, dagger leaf rush, creeping buttercup and Watsons willow herb. Soil pits excavated within the wetland revealed a silty loam with a B-horizon soil color of 10YR 2/2 with few, fine faint redoximorphic concentrations. Soils within this area remained saturated within 10 to 12 inches (10”-12”) of the surface in the early growing season (March). This area was observed to be saturated to the surface during our winter, non-growing season site observations. This wetland would be classified as a depressional-type wetland with a total score of 13 points, including three (3) for habitat, which would classify it as a Category IV wetland with a standard buffer of 50 feet (50’). A portion of Wetland B and its associated buffer would be incorporated into the proposed tree protection tract (Tract B). The applicant is proposing to fill both wetlands and mitigate for the fill with the purchase of credits from the King County Wetland Mitigation Bank program. A total of between 2,500 and 3,500 cubic yards of total cut and fill are proposed for the short plat development. According to the submitted Impacts Analysis (Exhibit 5), the King County Mitigation Reserves Program (KC MRP) In-Lieu Fee Mitigation Program has communicated that credits are available for purchase in their “Rainbow Bend Mitigation Project,” which is located in the Cedar River service area. The property is bisected by two (2) drainage basins: the Lower Cedar River and May Creek. The majority of the site falls within the May Creek drainage basin, while a small portion along the southern property line falls within the Cedar River drainage basin. Both wetlands drain into the Cedar River drainage basin. This mitigation “bank” is located within the same drainage basin that the project site drains into. The KC MRP would provide mitigation credits, which were calculated using the methodology described in WADOE 2012 “Calculating Debits and Credits for Compensatory Mitigation for Wetlands in Western Washington.” The credits have been calculated using the WADOE Spreadsheet (Exhibit 8). KC MRP has calculated that the project would be required to purchase approximately 0.949 in- lieu fee credits from the bank to compensate for the proposed impacts: DocusOgn Envelope ID: 6A37E369-83A5-4681-BBCF-E252AC941B41 City of Renton Department of Community & Economic Development Renton Highlands Short Plat Staff Report to the Environmental Review Committee LUA24-000078, SHPL-A, ECF, MOD Report of November 3, 2025 Page 4 of 4 Total Debits by Function Improving Water Quality Hydrologic Habitat Acre-points 0.4068 0.339 0.203 The proposal to purchase credits from King County’s “Rainbow Bend Mitigation Project” would be subject to compliance with the City’s adopted Critical Areas Regulations (RMC 4-3- 050). A decision on the requested wetland fill and credit purchase would be forthcoming in the Administrative Short Plat decision and would not be a part of this review. Staff received comments from the Washington State Department of Ecology (DOE) (Exhibit 10). DOE commented that the wetlands delineated on-site would be considered waters of the state and would be subject to the applicable requirements of state law (see RCW 90.48 and WAC 173.201A). Proposed direct wetland impacts would be subject to state and potentially federal requirements, and applicable authorizations would need to be obtained prior to beginning any ground-disturbing activities or vegetation removal. In addition, staff received comments from the Duwamish Tribe (Exhibit 12). The tribe provided comments on the planting of native vegetation on the project site, supported observing critical area tracts for wetlands, and requested that an archaeological or cultural assessment be conducted for earthwork activities. The proposed Short Plat would be subject to compliance with the City’s Landscaping and Tree Retention and Land Clearing Regulations, which would govern plantings proposed on-site. It is anticipated that the City’s critical areas regulations would adequately mitigate for impacts proposed to the onsite wetlands. No further mitigation is recommended. Mitigation Measures: None recommended. Nexus: Not Applicable. 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 the applicant. ✓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 on or before 5:00 p.m. on November 18, 2025. Appeals must be submitted electronically to the City Clerk at cityclerk@rentonwa.gov or delivered to City Hall 1st floor Lobby Hub Monday through Friday. The appeal fee, normally due at the time an appeal is submitted, will be collected at a future date if your appeal is submitted electronically. The appeal submitted in person may be paid on the first floor in our Finance Department. Appeals to the Hearing Examiner are governed by RMC 4-8-110 and additional information regarding the appeal process may be obtained from the City Clerk’s Office, cityclerk@rentonwa.gov. ERC_Renton Highlands_Short_Plat_FINAL DocusOgn Envelope ID: 6A37E369-83A5-4681-BBCF-E252AC941B41 CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT STAFF REPORT TO THE ENVIRONMENTAL REVIEW COMMITTEE EXHIBITS Project Name: Renton Highlands Short Plat Land Use File Number: LUA24-000078, SHPL-A, ECF, MOD Date of Meeting November 3, 2025 Staff Contact Jill Ding Senior Planner Project Contact/Applicant Hamid Korasani Sazei Design Group, LLC 6608 110th Ave NE, Kirkland, WA 98033 Project Location 5815 NE 8th St, Renton, WA 98059 (APN 1123059068) The following exhibits are included with the ERC Report: Exhibit 1:Environmental Review Committee (ERC) Report Exhibit 2:Conceptual Civil Plan Set Exhibit 3:SEPA Environmental Checklist, dated September 2025 Exhibit 4:Wetland Report, prepared by Sewall Wetland Consulting, Inc., dated May 20, 2025 Exhibit 5:Impacts Analysis, prepared by Sewall Wetland Consulting, Inc., dated September 7, 2025 Exhibit 6:In-Lieu Fee Use Plan, prepared by Sewall Wetland Consulting, Inc., dated September 7, 2025 Exhibit 7:Debit Scores Scoring Form for Mitigation in Western WA Exhibit 8:Ultima Project Debit Worksheet Exhibit 9:Email from Megan Webb of the King County Water and Land Resources Division, dated September 25, 2025 Exhibit 10:Washington State Department of Ecology (DOE) Comments, received October 14, 2025 Exhibit 11:City Response to DOE Comments, dated October 15, 2025 Exhibit 12:Duwamish Tribe Comments, dated October 9, 2025 Exhibit 13:City Response to Duwamish Tribe Comments, dated October 13, 2025 Exhibit 14:Advisory Notes Docusign Envelope ID: 6A37E369-83A5-4681-BBCF-E252AC941B41