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HomeMy WebLinkAboutERC_Report_Dalpay_Short_Plat_180608.pdf DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT SIGNATURES: Gregg Zimmerman, Administrator Public Works Department Date Rick M. Marshall, Administrator Renton Regional Fire Authority Date Kelly Beymer, Administrator Community Services Department Date C.E. Vincent, Administrator Department of Community & Economic Development Date ENVIRONMENTAL (SEPA) DETERMINATION OF NON-SIGNIFICANCE (DNS) PROJECT NUMBER: LUA17-000234, ECF, SHPL-A, MOD APPLICANT: Jim Dalpay c/o Dalpay Properties, LLC, 4033 NE Sunset Blvd, Renton, WA 98059 PROJECT NAME: Dalpay Short Plat PROJECT DESCRIPTION: The applicant is requesting Preliminary Short Plat approval, Environmental (SEPA) Review, and two Modifications for the subdivision of an existing vacant 72,318 square foot site, zoned R-6, into 4 lots and two tracts. The proposed lots would range in size from 7,462 square feet to 12,252 square feet. Tract A is proposed as a 1,950 square foot shared driveway tract and Tract B is proposed as a 31,649 square foot NGPE tract. Access to Lot 1 would be provided via an existing private access off of NE 19th Street, which terminates at the north property line. Access to Lots 2-4 would be provided via a shared driveway off of Redmond Ct NE to the east of the project site. Two modifications to the street standards are requested to allow the proposed lots to access the site via the existing private share accesses which terminate at the north and east property lines. The site is mapped with a Wellhead Protection Area 2, sensitive and protected slopes, and a Type Np stream. Type Ns streams require a standard buffer of 50 feet. PROJECT LOCATION: S of NE 19th St. at the end of Redmond Pl NE (Private Road) LEAD AGENCY: City of Renton Environmental Review Committee Department of Community & Economic Development The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21C.030(2)(c). This Determination of Non-Significance is issued under WAC 197-11-340. Because other agencies of jurisdiction may be involved, the lead agency will not act on this proposal for fourteen (14) days. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on June 22, 2018. Appeals must be filed in writing together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and more information may be obtained from the Renton City Clerk’s Office, (425) 430-6510. PUBLICATION DATE: June 8, 2018 DATE OF DECISION: June 4, 2018 DocuSign Envelope ID: 8DE21126-E6F7-42B8-8881-F421FA1E75F0 6/4/2018 | 3:34 PM PDT 6/4/2018 | 4:32 PM PDT 6/5/2018 | 11:58 AM PDT 6/4/2018 | 12:36 PM PDT DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map ERC Report_Dalpay Short Plat ENVIRONMENTAL REVIEW COMMITTEE REPORT ERC MEETING DATE: June 4, 2018 PART ONE: PROJECT BACKGROUND Project Name: Dalpay Short Plat Project Number: PR17-000211 Land Use Permit Number: LUA17-000234, ECF, SHPL-A, MOD, MOD Project Manager: Jill Ding, Senior Planner Owner/Applicant: Jim Dalpay c/o Dalpay Properties, LLC, 4033 NE Sunset Blvd, Renton, WA 98059 Contact: Terrance Wilson, Wilson & Neal, PLLC, PO Box 158, Kent, WA 98035 Project Location: 18XX Redmond Pl NE (Parcel No. 0423059032) Project Summary: The applicant is requesting Preliminary Short Plat approval, Environmental (SEPA) Review, and two Modifications for the subdivision of an existing vacant 72,318 square foot site, zoned R-6, into 4 lots and two tracts for the eventual development of single family residences. The proposed lots would range in size from 7,462 square feet to 12,252 square feet. Tract A is proposed as a 1,950 square foot shared driveway tract and Tract B is proposed as a 31,649 square foot Native Growth Protection Area (NGPA) tract. Access to Lot 1 would be provided via an existing private access off of NE 19th Street, which terminates at the north property line. Access to Lots 2-4 would be provided via a shared driveway off of Redmond Ct NE to the east of the project site. Two modifications to the street standards are requested to allow the proposed lots to access the site via the existing private share accesses which terminate at the north and east property lines. The site is mapped with a Wellhead Protection Area 2, sensitive and protected slopes, and a Type Np stream. Type Ns streams require a standard buffer of 50 feet. Exist. Bldg. Area SF: N/A Proposed New Bldg. Area: N/A Site Area: 72,318 square feet (1.66 acres) STAFF RECOMMENDATION: Staff Recommends that the Environmental Review Committee issue a Determination of Non-Significance (DNS). DocuSign Envelope ID: 8DE21126-E6F7-42B8-8881-F421FA1E75F0 City of Renton Department of Community & Economic Development Environmental Review Committee Report DALPAY SHORT PLAT LUA17-000234, ECF, SHPL-A, MOD, MOD Report of June 4, 2018 Page 2 of 4 ERC Report_Dalpay Short Plat PART TWO: ENVIRONMENTAL REVIEW In compliance with RCW 43.21C.240, the following environmental (SEPA) review addresses only those project impacts that are not adequately addressed under existing development standards and environmental regulations. A. Environmental Threshold Recommendation Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials: Issue a DNS with a 14-day Appeal Period. B. Mitigation Measures None recommended. C. Exhibits Exhibit 1 Environmental Review Committee Report Exhibit 2 Preliminary Shot Plat Map Exhibit 3 Geotechnical Engineering Study, Earth Solutions NW, LLC, dated December 23, 2015 and a Geotechnical Addendum, prepared by Earth Solutions, NW, LLC dated February 13, 2017 Exhibit 4 Standard Stream Study (Revised), prepared by Altman Oliver Associates, LLC, dated November 29, 2017 Exhibit 5 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: Sensitive and Protected slopes are mapped on the project site. The applicant submitted a Geotechnical Engineering Study, Earth Solutions NW, LLC, dated December 23, 2015 and a Geotechnical Addendum, prepared by Earth Solutions, NW, LLC dated February 13, 2017 (Exhibit 3) that outline the potential impacts of the proposed subdivision on the project site. The project site is bisected from northeast to southwest by a ravine with a stream running along the base. The northwestern portion of the project site is located at the end of Redmond Place NE and has been modified to create a building pad for a single-family residence. This portion is relatively flat. The southeastern portion of the project site is currently forested. This portion descends gently from east to west towards the ravine and is proposed to be developed with three single-family residences. A total of four (4) test pits were excavated on the project site using a mini trackhoe for the purpose of assessing the subsurface soil and groundwater conditions. Topsoil was encountered in the upper six to eighteen inches (6”-18”) of soil. Fill was encountered in Test Pit 4 to a depth of two feet (2’). Underlying the topsoil and fill, native soils were encountered consisting primarily of medium dense to very dense silty sand with gravel glacial till deposits. Dense Vashon till was encountered generally between two and three feet (2’- -3’) below existing ground surface. No groundwater was observed in any of the test pits. The report concludes that a 15-foot building setback from the top of the protected slope areas, as required in the City’s adopted Critical Areas Regulations (RMC 4-3-050G) would adequately mitigate for the impacts DocuSign Envelope ID: 8DE21126-E6F7-42B8-8881-F421FA1E75F0 City of Renton Department of Community & Economic Development Environmental Review Committee Report DALPAY SHORT PLAT LUA17-000234, ECF, SHPL-A, MOD, MOD Report of June 4, 2018 Page 3 of 4 ERC Report_Dalpay Short Plat of the proposed development on the project site. The report provided recommendations for site preparation and earthwork, foundations, seismic design, slab-on-grade floors, retaining walls, drainage, excavations and slopes, and utility support and trench backfill. It is anticipated that compliance with the City’s critical areas regulations and building codes will adequately mitigate for impacts to the construction of structures on this site; therefore no further mitigation is recommended at this time. Mitigation Measure: None recommended. Nexus: Not Applicable. 2. Water a. Stream Impacts: The applicant submitted a Standard Stream Study, prepared by Altman Oliver Associates, LLC, dated November 29, 2017 (Exhibit 4) with the project application. The submitted stream study identifies one (1) onsite stream (Stream 1) that would be classified as a Type Ns stream. No wetlands were identified on the project site. Type Ns streams require a standard 50-foot buffer plus a 15-foot building setback from the buffer edge, except when the buffer falls within a protected slope, then the buffer extends to the top of the protected slope. It appears that the stream buffer through the project site falls within the protected slope area and would be required to extend to the top of the protected slope. The preliminary short plat plan identifies the stream and associated buffer areas. Much of the stream buffer falls within the protected slope areas; however, there is a small portion on the northeastern portion of Lot 1 where the stream buffer encroaches past the steep slope area and onto the less steep area of the site. Access to Lot 1 is proposed to cross the stream buffer at this location to connect to Redmond Place NE. The proposed access over the stream buffer would result in 860 square feet of unavoidable impacts to the stream buffer. RMC 4-3-050J.2.a provides criteria for the approval of stream crossings over streams and/or stream buffer areas as outlined below: i. The proposed route is determined to have the least impact on the environment, while meeting City Comprehensive Plan Transportation Element requirements and standards in RMC 4-6-060; and ii. The crossing minimizes interruption of downstream movement of wood and gravel; and iii. Transportation facilities in buffer areas shall not run parallel to the water body; and iv. Crossings occur as near to perpendicular with the water body as possible; and v. Crossings are designed according to the Washington Department of Fish and Wildlife Fish Water Crossing Design Guidelines, 2013, and the National Marine Fisheries Service Guidelines for Salmonid Passage at Stream Crossings, 2000, as may be updated, or equivalent manuals as determined by the Administrator; and vi. Seasonal work windows are determined and made a condition of approval; and vii. Mitigation criteria of subsection L of this Section are met. The existing buffer impact area is approximately 860 square feet. It was previously cleared in 2005 and does not currently provide any significant stormwater storage, water quality protection, or habitat functions to the stream corridor. To mitigate for the impacts of the driveway crossing over the buffer, the applicant is proposing to retain existing, additional 860 square feet of replacement buffer on the south side of the ravine, adjacent to proposed Lot 2. The applicant contends that the proposed buffer replacement area is currently forested and would increase the size of the protected habitat corridor over existing conditions. The additional buffer area DocuSign Envelope ID: 8DE21126-E6F7-42B8-8881-F421FA1E75F0 City of Renton Department of Community & Economic Development Environmental Review Committee Report DALPAY SHORT PLAT LUA17-000234, ECF, SHPL-A, MOD, MOD Report of June 4, 2018 Page 4 of 4 ERC Report_Dalpay Short Plat would also provide increased physical and visual screening to riparian corridor from the development and will allow for increased potential of large woody debris recruitment. Since the buffer replacement area is already forested, no buffer plantings are proposed and the maintenance and monitoring requirements associated within mitigation site per RMC 4-3-050.L would not be applicable. Any impacts to the stream or buffer areas would be adequately mitigated by the City’s adopted Critical Areas Regulations; therefore, no further mitigation is recommended. Mitigation Measure: 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 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 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 June 22, 2018. 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. DocuSign Envelope ID: 8DE21126-E6F7-42B8-8881-F421FA1E75F0 CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT STAFF REPORT TO THE ENVIRONMENTAL REVIEW COMMITTEE EXHIBITS Project Name: Dalpay Short Plat Project Number: LUA17-000234, ECF, SHPL-A, MOD Date of Meeting June 4, 2018 Staff Contact Jill Ding Senior Planner Project Contact/Applicant Jim Dalpay c/o Dalpay Properties, LLC, 4033 NE Sunset Blvd, Renton, WA 98059 Project Location 18XX Redmond Pl NE (Parcel No. 0423059032) The following exhibits are included with the ERC Report: Exhibit 1: Environmental Review Committee (ERC) Report Exhibit 2: Preliminary Short Plat Map Exhibit 3: Geotechnical Engineering Study, Earth Solutions NW, LLC, dated December 23, 2015 and a Geotechnical Addendum, prepared by Earth Solutions, NW, LLC dated February 13, 2017 Exhibit 4: Standard Stream Study (Revised), prepared by Altman Oliver Associates, LLC, dated November 29, 2017 Exhibit 5: Advisory Notes to Applicant DocuSign Envelope ID: 8DE21126-E6F7-42B8-8881-F421FA1E75F0 L4/6/20174/6/2017EXHIBIT 2RECEIVED04/20/2017 jdingPLANNING DIVISIONDocuSign Envelope ID: 8DE21126-E6F7-42B8-8881-F421FA1E75F0 L L4/6/2017DocuSign Envelope ID: 8DE21126-E6F7-42B8-8881-F421FA1E75F0 EarthSolutionsNWLLC EarthSolutions NW LLC Geotechnical Engineering Geology Environmental Scientists Construction Monitoring 1805 -136th Place N.E.,Suite 201 Bellevue,WA 98005 (425)449-4704 Fax (425)449-4711 www.earthsolutionsnw.com GEOTECHNICAL ENGINEERING STUDY DALPAY SHORT PLAT REDMOND COURT NORTHEAST RENTON,WASHINGTON ES-4208 2005 2015 Entire Document Available Upon Request EXHIBIT 3 RECEIVED 04/20/2017 jding PLANNING DIVISION DocuSign Envelope ID: 8DE21126-E6F7-42B8-8881-F421FA1E75F0 RECEIVED 04/20/2017 jding PLANNING DIVISION DocuSign Envelope ID: 8DE21126-E6F7-42B8-8881-F421FA1E75F0 DocuSign Envelope ID: 8DE21126-E6F7-42B8-8881-F421FA1E75F0 November 29, 2017 AOA-5029 Jim Dalpay Dalpay Properties LLC 4033 NE Sunset Boulevard Renton, WA 98059 SUBJECT: Standard Stream Study for Dalpay Short Plat (LUA17-000234) Parcel 042305-9032, Renton, WA (Revised) Dear Jim: We have updated this stream study for the subject project to address the required encroachment into the stream buffer for the Lot 1 access drive. Background On December 14, 2015 a wetland and stream reconnaissance was conducted 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). One stream (Stream 1) was identified and delineated within a small ravine that traverses the central portion of the property. No wetlands were identified on the site. Stream 1 Stream 1 is a tributary to Honey Creek, which is identified as a Type Np stream per the City of Renton (COR) mapping. The stream on the subject property is not mapped on the COR mapping. Stream 1 drains from north to south through a ravine dominated by a coniferous forest that includes Douglas fir (Pseudotsuga menziesii), western red cedar (Thuja plicata), Oregon grape (Mahonia sp.), holly (Ilex sp.), Himalayan blackberry (Rubus armeniacus), sword fern (Polystichum munitum), and English ivy (Hedera helix). Entire Document Available Upon Request EXHIBIT 4 RECEIVED 12/19/2017 jding PLANNING DIVISION DocuSign Envelope ID: 8DE21126-E6F7-42B8-8881-F421FA1E75F0 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Page 1 of 2 LUA17-000234 ADVISORY NOTES TO APPLICANT The following notes are supplemental information provided in conjunction with the administrative land use action. Because these notes are provided as information only, they are not subject to the appeal process for the land use action. Planning: (Contact: Name, 425-430-6598, jding@rentonwa.gov) 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. Commercial, multi-family, new single family and other nonresidential 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. 5. The applicant will be required to comply with all the code requirements of RMC 4-3-050 Critical Areas. This includes, but is not limited to, placing the critical area within a Native Growth Protection Easement, providing fencing and signage, and providing the City with a site restoration surety device and, later, a maintenance and monitoring surety device. 6. 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. 7. 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. 8. 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. Development Engineering: (Contact: Rohini Nair, 425-430-7298, rnair@rentonwa.gov) 1. See Attached Development Engineering Memo dated May 23, 2018 Fire Authority: (Contact: Corey Thomas, 425-430-7024, cthomas@rentonwa.gov) EXHIBIT 5 DocuSign Envelope ID: 8DE21126-E6F7-42B8-8881-F421FA1E75F0 ADVISORY NOTES TO APPLICANT Page 2 of 2 LUA17-000234 1. The fire impact fees are currently applicable at the rate of $829.77 per single family unit. Fee is paid at time of building permit. 2. The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300-feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. Existing hydrants can be counted toward the requirements as long as they meet current code including 5-inch storz fittings. It appears existing hydrants will meet minimum code requirements. 3. Fire department apparatus access roadways are required to be a minimum of 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 the buildings. Approved fire apparatus turnarounds already exist. Fire sprinkler systems are required for all homes on dead end streets that exceed 500-feet long, this applies to lots 2, 3 and 4. Technical Services: (Contact: Amanda Askren, 425-430-7369, aaskren@rentonwa.gov) 1. None at this time. Community Services: (Contact: Leslie Betlach, 425-430-6619, lbetlach@rentonwa.gov) 1. Parks Impact fee applies. Police: (Contact: Cyndie Parks, 425-430-7521, cparks@rentonwa.gov) 1. None at this time. Building: (Contact: Craig Burnell, 425-430-7290, cburnell@rentonwa.gov) 1. Recommendations of the geotechnical report must be followed as a condition of building permits. DocuSign Envelope ID: 8DE21126-E6F7-42B8-8881-F421FA1E75F0 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:May 23, 2018 TO:Jill Ding, Planner FROM:Rohini Nair, Civil Plan Reviewer SUBJECT:Utility and Transportation Comments for Dalpay short plat Parcel Number 0423059032 LUA 17-000234 I have reviewed the application for the Dalpay short plat at PID # 0423059032 (located near the intersection of NE 19th Street and Redmond Court NE) and have the following Conditions of approval and the following review comments: CONDITIONS OF APPROVAL: Stormwater The applicant should account for the impervious and pervious surface in proposed Lot1 also in the new flow control facility and new basic water quality facility proposed for the project. The proposed new flow control facility and new water quality facility is required to be resized to account for Lot 1 also. The TIR submitted with the land use application mentioned that the Lot 1 was already accounted for in the existing stormwater facility already constructed for the Dalpay short plat that was recorded in 2005. Since that short plat was recorded more than 5 years ago, the stormwater is not vested with the already recorded short plat. If the applicant wants to use the existing stormwater facility to account for Lot1, then the applicant should provide for City’s review additional information that shows that the existing stormwater facility will meet the current RSWDM requirements for the stormwater facility sizing, access, etc. REVIEW COMMENTS EXISTING CONDITIONS The site is approximately 1.66 acres in size and is currently vacant. DocuSign Envelope ID: 8DE21126-E6F7-42B8-8881-F421FA1E75F0 Project/Plat Name – LUA00-000000 Page 2 of 6 Water Water service is provided by the City of Renton The site is in the Highlands service area in the 565 hydraulic pressure zone. There is an existing 8-inch water main (W-3373) within an easement that ends along the east property line of the site (at the east edge of the proposed private access tract, which can deliver 1,250 gallons per minutes (gpm). There is also an existing 4-inch water main (W-3196) within an easement along Redmond Pl. NE than can deliver 300 gpm. The static water pressure is about 60 psi at ground elevation of 420 feet. The site is located within Zone 2 of an Aquifer Protection Area. Sewer Wastewater service is provided by the City of Renton There is an existing 8-inch sewer main (S- 3373) located within an easement that ends along the east property line of the site (at the east edge of the proposed private access tract. There is an existing 8-inch sewer main (S-3196) located within an easement that ends along the north property line of the site (near the north property line of proposed Lot 1). Storm There is an existing stormwater mains in Redmond Court NE (see City plan no. SW-3373). The existing property does not contain manmade stormwater facilities. Streets The site does not have direct frontage to public right-of-way (ROW). The site gains access to Redmond Court NE, a Residential Access street, by means of a recorded 20 feet wide private access and utility easement (recording number 20110316900007) on the adjacent east parcel. There is a 20 feet wide pavement in the recoded access and utility easement. CODE REQUIREMENTS WATER 1. The proposed water main improvements in the submitted conceptual utility plan along with the changes in the comment 2 included below, are required to be provided for the project. Extension of 8-inch-inch water main from the existing 8-inch-inch water main (W-3373) located in Redmond Court NE until the east property line of proposed lot 3 is required to serve the proposed lots 2, 3, and 4. Lot 1 is proposed to get water service from the existing water main (W-3196) on the north of the site. Renton Fire Authority has determined that the fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. Fire sprinkler systems are required for all homes on dead end streets that exceed 500-feet long, this applies to lots 2, 3 and 4. 2. The following water system improvements are required: a. Blow off or fire hydrant will be required at the end of the water main extension. b. Water main extension will be required to be located in the paved shared access tract. c. Required minimum separation between water main and sewer main is 10 feet. d. Minimum separation between water main and the outer edge of the private stormwater facility is 5 feet. 3. Installation of fire hydrants within 300 feet of each lot is required by Renton Fire Authority. The number and location of new hydrants will be dependent upon the finished square footage of the homes. 4. 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. DocuSign Envelope ID: 8DE21126-E6F7-42B8-8881-F421FA1E75F0 Project/Plat Name – LUA00-000000 Page 3 of 6 5. Each lot shall have a separate meter. The project is required to provide one 1-inch water service line and 1-inch domestic water meter to each lot, for a total of four (4) new domestic water service lines and meters. 6. Water mains located outside of existing or proposed right-of-way will be required to be in public easement of minimum 15 feet width. 7. The development is subject to applicable water system development charges and meter installation fees based on the size of the water meters. a. The current water system development charges for each proposed 1-inch domestic water service is $3,727.00 per 1-inch meters. b. The total water SDC fee is payable at construction permit issuance, the rate that is current at time of issuance of the construction permit will be applicable. 8. Water service installation charges for each proposed 1-inch water service is $2,850.00 per meter. This is payable at construction permit issuance. 9. The current drop-in meter fee is $460.00 per meter. This is payable at issuance of the building permit. The rate that is current at time of issuance of the construction permit will be applicable. 10. 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 conceptual utility plan submitted with the land use application proposed an extension of 8- inch diameter sewer main along the proposed private access tract from the existing sewer main at the east property line of the parcel until the east property line of proposed lot 3. The sewer extension was proposed to serve lots 2, 3, and 4. However there required minimum 10 feet separation of sewer main from the water main is not available. Therefore, instead of the sewer main extension the development can provide individual side sewers from the existing 8-inch sewer main(S-3373) east of the site. Private sewer easement will be required on lot 4 for side sewer to serve lot 3. 2. Lot 1 is proposed to get sewer service from the 6-inch sewer stub located near the northwest corner of lot 1 subject to field verification (if the existing sewer connection is found to not meet City standards, then alternate sewer connection meeting City standards is required to be provided. 3. The following sewer system improvements are required: a. Each lot shall be served by an individual side sewer. Dual side sewers are not allowed. b. If a side sewer is to serve a lot through an open space tract or another property, then a 15-foot wide public sewer easement shall be provided. c. The minimum separation between sewer main and water main is 10 feet. 4. Public sewer main extensions located outside of existing or proposed right-of-way will be required to be in minimum 15 feet wide public easement. 5. 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 a 1-inch meter is $2,837 per 1-inch meter. There will be four 1-inch meters for the proposed 4 lot short plat 11. The total water SDC fee is payable at construction permit issuance. The rate that is current at time of issuance of the construction permit will be applicable. 6. The Honey Creek Sewer Interceptor Special Assessment District fee will be applicable on all the proposed 4 lots. The feet rate is $250 for each lot. Lot 1 will also have the Sierra Homes Special Assessment District fee (SAD) fee which is $1,016.89. The rate that will be applicable on the DocuSign Envelope ID: 8DE21126-E6F7-42B8-8881-F421FA1E75F0 Project/Plat Name – LUA00-000000 Page 4 of 6 issuance day of the utility construction permit will be applicable on this project. SURFACE WATER a. A geotechnical report, dated December 23, 2015, and a response to comments letter dated February 21, 2018 completed by Earth Solutions NW for the site has been provided. The submitted report describes the site is not suitable for infiltration. A tightline conveyance of the runoff across the steep slope area and controlled discharge via energy dissipater is represented as the runoff conveyance option for the site. Erosion control measures will need to be in place prior to starting grading activities on the site. Temporary construction dewatering as well as temporary trench shoring may be necessary during utility excavation and installation. Geotechnical recommendations presented need to be address within the project plans and followed during construction. b. A Preliminary Drainage Plan and Technical Information Report (TIR), dated April 25, 2018, was submitted by Barghausen Inc. 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 Honey Creek Drainage Sub Basin. The development is subject to Full Drainage Review in accordance with the 2017 City of Renton Surface Water Design Manual (RSWDM). All core requirements and the six special requirements must be discussed in the Technical Information Report. The project proposes the use of a storm filter to provide basic water quality treatment. A private detention vault is proposed as the flow control facility. The following stormwater improvements are required and shall be discussed within the TIR: i. The applicant should account for the impervious and pervious surface in proposed Lot1 also in the new flow control facility and new basic water quality facility proposed for the project. The proposed new flow control facility and new water quality facility is required to be resized to account for Lot 1 also. o The TIR submitted with the land use application mentioned that the Lot 1 was already accounted for in the existing stormwater facility already constructed for the Dalpay short plat that was recorded in 2005. Since that short plat was recorded more than 5 years ago, the stormwater is not vested with the already recorded short plat. If the applicant wants to use the existing stormwater facility to account for Lot1, then the applicant should provide for City’s review additional information that shows that the existing stormwater facility will meet the current RSWDM requirements for the stormwater facility sizing, access, etc. ii.The stormwater facility, tract, easement, and facility access shall be in accordance with the design requirements outlined in the RCSWDM. iii. Applicant shall include a complete discussion of core requirement #9 on-site BMPs in the drainage report submitted with the construction permit application. The On-site BMPs in the order mentioned in RSWDM section 1.2.9.2 should be included. The applicable infeasibility criteria that is mentioned in the RSWDM should be cited for each on-site BMP that is not recommended as applicable for the site. The current submitted TIR did not include some on-site BMP options such as Reduced Impervious surface, Tree retention, perforated pie connection, etc. The drainage plans should show and label the required type and amount of on-site BMP provided. DocuSign Envelope ID: 8DE21126-E6F7-42B8-8881-F421FA1E75F0 Project/Plat Name – LUA00-000000 Page 5 of 6 iv. Drainage report and drainage plans submitted with the construction permit should include all requirements of the RSWDM. v. Storm drainage pipes shall not be located beneath any landscape strip or any sidewalk. Relocate the lines into the paved roadway and provide solid round locking lids where required. vi. Roof drains require a minimum 10-foot easement. Applicant shall provide details on how the roof drains will be connected into the public storm drain system. Such connections shall be in accordance with City of Renton standards and the 2009 KCSWDM. c. The development shall not create protected slopes as defined by RMC 4-3-050. d. Grading shall be in accordance with RMC 4-4-060. e. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the stormwater vault. Special inspection from the building department is required. f. A Construction Stormwater General Permit from Department of Ecology will be required if grading and clearing of the site exceeds one acre. A Stormwater Pollution Prevention Plan (SWPPP) is required for this site. g. A surface water development charge fee for each new single family residence will be applicable on the project at the time of issuance of the construction permit. The current fee rate is $1,718.00 per new single family residence. The project proposes the addition of 4 new single family residences. The fee rate that is current at the time of issuance of the construction permit will be applicable on the project. TRANSPORTATION 1.The site does not have direct frontage to public ROW. 2.Access is proposed by connecting to existing recorded access easements. a.Lots 2, 3, and 4 will be served by a new private access tract that will connect with existing 20 feet wide private access and utility easement (recording number 20110316900007) on the adjacent east parcel. The applicant has submitted a modification request to allow lots 2, 3, and 4 to obtain access from the recorded private access easement. Staff recommends support of the modification. The tract width, easement width, and pavement width of the new private access tract should meet the requirements of RMC 4- 6-060 and the access requirements of the Renton Fire Authority. The individual lots will gain access from the new private access tract by means of single family driveways. b.Lot 1 is proposed to get single family driveway access from the 20 feet wide existing private access Redmond Pl NE located to the north of lot 1. A street modification request was submitted to allow lot 1 to gain access from the 20 feet wide existing private access Redmond Pl NE. Staff recommends support of the modification. Single family driveways shall meet the requirements of RMC 4-4-080. The access requirements of Renton Fire Authority should also be satisfied by the project. 3. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 4. Payment of the transportation impact fee is applicable on the construction of the development at the time of single family building permit. The current rate of transportation impact fee is $5,430.85 per single family home. The project proposes the addition of 4 new single family DocuSign Envelope ID: 8DE21126-E6F7-42B8-8881-F421FA1E75F0 Project/Plat Name – LUA00-000000 Page 6 of 6 homes. The current estimated total fee is $21,723.4. Traffic impact fees are subject to change. The transportation impact fee that is current at the time of building permit application will be levied on the building permits. 5. Undergrounding of utilities is required. DocuSign Envelope ID: 8DE21126-E6F7-42B8-8881-F421FA1E75F0