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HomeMy WebLinkAboutSR_ERC_Report_LUA12-013_120507.pdfDEPARTMENT OF COMMUNITY City of AND ECONOMIC DEVELOPMENT JY...' ENVIRONMENTAL REVIEW COMMITTEE REPORT ERC MEETING DATE: May 7, 2012 Project Name: Wilson Park II Preliminary Plat and Preliminary PUD Owner: Robert Wilson and Doravin Wilson 2107360 th Street East Lake Tapps, WA 98391 Applicant: Same as owner Contact: Darrell Qffee, P.E. Offee Engineers, PLLC 13932 SE 159th Place Renton, WA 98058 File Number. LUA122-013, ECF, PP, PPUD Project Manager: Jennifer Henning, Current Planning Manager Project Summary: The applicant proposes to subdivide an existing 2.15 acre parcel into 10 lots for the eventual development of detached single family homes, and 1 tract for open space. The site is zoned Residential -14 du/ac (R-14) & Residential - 1 du/ac (R-1). The site contains 9,783 s.f. of protected slopes (>40%). Proposed density averages 6.4 dwelling units per acre across the site, with 9 lots proposed in the R-14 area, & 1 lot proposed within the R-1. A Planned Urban Development is proposed in order to modify minimum lots size within the R-1 Zone and provide larger lots within the R-14 zone. Access would be provided from South 55th Street via new street constructed as part of the approved Wilson Park #1 plat. A small hydrologically isolated, unregulated wetland is located on the western portion of the site. The site contains 82 trees, of which 21 would be removed for the construction of the new street serving Wilson Park #1. Ten (10) trees would be retained, and new trees would be planted including 2 new trees per lot. The project requires Environmental (SEPA) Review, Planned Urban Development (PUD) Review, and Preliminary Plat review. Project Location: 698 South 55th Street Exist. Bldg. Area SF: N/A Proposed New Bldg. Area (footprint): N/A Proposed New Bldg. Area (gross): N/A Site Area: 2.15 acres Total Building Area GSF: 93,801 s.f. STAFF Staff Recommends that the Environmental Review Committee issue a RECOMMENDATION: Determination of Non -Significance - Mitigated (DNS -M). FRC Report. d oc City of Renton Department of Community & Economic Development Environmental Review Committee Report WILSON PARK 2 PRELIMINARY PLAT & PRELIMINARY PUD LUA12-013, PP,PP_UD, ECF_ Report of May 7, 2012 Page 2 of 11 PART ONE: PROJECT DESCRIPTION / BACKGROUND The applicant proposes to subdivide a 2.15 acre parcel into 10 lots for the eventual development of detached single family homes, and 1 tract for open space. The site is zoned Residential -14 dwelling units per acre (R-14) and Residential — 1 dwelling unit per acre (R-1). The R-1 portion of the site is considered to be Urban Separator, and as such 50% of the Urban Separator area is required to be dedicated as open space. New residential lots would range in size from 5,559 square feet to 6,778 square feet. The open space tract would be 19,164 s.f. in size. Proposed density averages 6.4 dwelling units per acre across the site, with 9 lots proposed for the portion within the R-14 Zone, and 1 residential lot proposed within the R-1 Zone. A Planned Urban Development is proposed in order to modify minimum lots sizes within the R-1 zone and to provide larger lots within the R-14 zone. Access would be provided from South 55th Street via a new street that would be constructed as part of the approved Wilson Park I subdivision (LUA09-140, PP, ECF). The topography of the site slopes upward from the west to the east; an area of steep protected slopes occurs on the eastern portion of the site, Site soils are comprised of Kame Terrace and Ground Moraine which are glacial till soils. Approximately 820 cubic yards of material would be excavated and 11,200 cubic yards of fill would be required to accomplish the project. A small wetland is located on the western portion of the site. This wetland is not regulated per Renton Municipal Code. Of the 82 trees onsite, 21 would be removed for the construction of the new street, 10 would be retained, and new trees would be planted, including 2 new trees per lot. The project requires Environmental (SEPA) Review, Planned Urban Development (PUD) Review, and Preliminary Plat review. 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 -M with a 14 -day Appeal Period. B. Mitigation Measures 1. The applicant shall comply with the recommendations contained in the Geotechnical Engineering Study, prepared by Liu & Associates, Inc. dated November 22, 2004 and amended February 15, 2012, for the duration of project construction. 2. The applicant shall provide a Temporary Erosion and Sedimentation Plan designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined in Volume II ERC Report. doe City of Renton Department of Community & Economic Development Environmental Review Committee Report WILSON PARK 2 PRELIMINARY PLAT & PRELIMINARY PUD LUA12-013, PP,PPUD, ECF Report of May 7, 2012 Page 3 of 11 of the 2005 Stormwater Management Manual and provide staff with a Construction Mitigation Plan prior to issuance of construction permits. This mitigation measure shall be subject to review and approval of the Development Services Division. 3. The applicant shall provide weekly reports on the status and condition of the erosion control plan with any recommendations of change or revision to maintenance schedules or installation shall be submitted by the Project Engineer of record to the Public Works inspector. 4. Because of moisture -sensitive fine-grained soils mantling the site and the higher gradient areas within the site the geotechnical study recommends that grading and foundation construction be carried out and completed within the dryer period of the year from April 1 through October 31 unless otherwise approved by the Development Services Division. Therefore, the applicant shall adhere to a construction schedule involving grading and foundation work during the dryer period of the year. 5. The applicant shall pay a Parks Mitigation Fee based on $530.76 per each new single family lot prior to recording the final plat. 6. The applicant shall be required to pay a Traffic Mitigation Fee based on $75.00 per each new average daily vehicle trip associated with the proposed project prior to recording of the final plat. 7. The applicant shall be required to pay a Fire Mitigation Fee based on $488.00 per each new single family lot prior to recording the final plat. C. Exhibits Exhibit 1 Zoning Map Exhibit 2 PUD/Plat Map Exhibit 3 Grading Plan Exhibit 4 Drainage/Utilities Plan Exhibit 5 Tree Retention Plan Exhibit 6 Landscape Plan Exhibit 7 Comment letter (dated April 15, 2012) Exhibit S Aerial Photo 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 subject site is located on a broad moderate to steep westerly -sloping hillside. This downward slope is at grades of 13 to 39 percent. Steeper slopes greater than 40% are located on the eastern portion of the site. The higher gradient portions of the site generally lie within the eastern 100 to 200 feet and the western 150 to 200 feet of the site. Approximately 820 cubic yards ERC Report. doc City of Renton Department of Community & Economic Development Environmental Review Committee Report WILSON PARK 2 PRELIMINARY PLAT & PRELIMINARY PUD LUA12-013, PP,PPUD, ECF Report of May 7, 2012 Page 4 of 11 of earth material would be cut and approximately 11,200 cubic yards of fill would be imported for the proposal. The applicant submitted a Geotechnical Engineering Study prepared by Liu & Associates, Inc. dated November 22, 2004 and amended February 15, 2012. The report identifies the soils on the site as Kame Terrace deposits underlain by Ground Moraine. Kame Terrace deposits consist mostly of silty sand and gravel to cobble. Locally, they may also contain lenses and pods of till and beds of sand, silt and clay. According to the Geotechnical Report, these isolated lenses were not encountered on the subject site. Kame Terrace deposits are of moderately -high to high permeability and can provide good foundation support to structure in their native undisturbed state. Ground Moraine deposits are mostly thin ablation till over lodgment till, and were deposited during the retreat of glaciers during the last Ice Age, more than 14,000 years ago. Lodgment till is generally a compact mixture of unsorted clay, silt, sand, gravel and cobble, commonly referred to as "hard pan". Ablation Till is similar to lodgment till, but is much less compact and coherent. Lodgment Till is practically impervious, except local lenses of sand and gravel. It has the character of low-grade concrete and can stand in a steep natural or cut slope for long periods. This soil provides excellent foundation support with little settlement expected. Overlying ablation till is generally looser and is more compressible and permeable. The site contains areas of protected slopes (greater than 40%) in the northeastern portion of the property. This area of protected slopes would be contained within Tract A. There is also a cut slope on the west portion of the property that slopes up to about 6 to 12 feet. This slope likely resulted from the original land grading. Subsurface conditions on the site were explored in November 2004 via six (6) test pits on the western half of the site. The test pits sampled soil at depths ranging from 5.0 to 8.0 feet. The test pits identified a layer of loose, organic topsoil from 1.0 to 2.5 feet thick. The topsoil is generally underlain by a layer of brown Ablation Till soils of loose to medium -dense, silty fine sand, with a trace of gravel and occasional cobble and boulder, about 1.0 to 3.2 feet thick. Underlying the Ablation Till to the depths explored is a Lodgment Till deposit of light -brown to light -gray, dense to - very -dense, weakly -cement, silty fine sand with a trace of gravel. Additional test pits were explored for the eastern half of the site in February 2012. These recent test pits included a layer of loose, organic topsoil, from S to 10 inches thick, on the surface. The topsoil is underlain by a layer of brown to light -brown ablation till (weathered till) of medium - dense, silty fine sand, with a trace of to some gravel and occasional cobble and boulder, about 3.5 to 4.0 feet thick. Underlying the Ablation Till to the depths explored is a Lodgment Till (fresh till) deposit of light -brown to light -gray, very -dense, weakly -cement, silty fine sand with some gravel. The soil conditions of added land are generally similar to that of the original land. Both report conclude that the subject site is stable and can support the development provided the recommendations of the November 22, 2004 report are fully implemented and observed during construction. The topsoil and loose to medium -dense weathered soils on-site are of low resistance to erosion. Erosion may occur in the weaker surficial soils over the higher gradient areas if they are devoid of vegetation. Progressive erosion can lead to shallow, skin -type mudflows. The geotechnical report recommends preservation and maintenance of vegetation outside of construction limits to mitigate this potential hazard. The study also recommends that concentrated stormwater should not be discharged uncontrolled onto the ground. Stormwater from impervious surfaces should be ERC Report.doc City of Renton Department of Community & Economic Development Environmental Review Committee Report WILSONPARK2 PRELIMINARY PLAT& PRELIMINARYPUD LUA12-013, PP,PPUD, ECF Report of May 7, 2012 Page 5 of 11 captured by underground drain line systems connected to roof downspouts or by catch basins installed in roadways and driveways. Temporary erosion control measures are also recommended and these include: a thin layer of quarry spalls placed over excavated areas to protect the subgrade soils from disturbance by construction traffic; silt fences installed along the downhill sides of construction areas to prevent sediment from being transported onto adjacent properties or streets; and ditches or interceptor trench drains installed on the uphill sides of construction areas to intercept and drain away storm runoff and near -surface groundwater seepage. In order to mitigate for potential geotechnical impacts such as erosion, staff recommends a mitigation measure which requires compliance with the recommendations contained in the Geotechnical Engineering Study, prepared by Liu & Associates, Inc. dated November 22, 2004 and amended February 15, 2012. Staff also recommends that the applicant provide a Temporary Erosion and Sedimentation Plan designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined in Volume II of the 2005 Stormwater Management Manual and provide staff with a Construction Mitigation Plan prior to issuance of construction permits. This mitigation measure shall be subject to review and approval of the Development Services Division. Staff further recommends that weekly reports on the status and condition of the erosion control plan with any recommendations of change or revision to maintenance schedules or installation shall be submitted by the Project Engineer of record to the Public Works inspector. Because of moisture -sensitive fine-grained soils mantling the site and the higher gradient areas within the site the geotechnical study recommends that grading and foundation construction be carried out and completed within the dryer period of the year from April 1 through October 31 unless otherwise approved by the Development Services Division. Staff recommends that as a mitigation measure that the applicant adhere to a construction schedule involving grading and foundation work during the dryer period of the year. Mitigation Measures: 1. The applicant shall comply with the recommendations contained in the Geotechnical Engineering Study, prepared by Liu & Associates, Inc. dated November 22, 2004 and amended February 15, 2012, for the duration of project construction. 2. The applicant shall provide a Temporary Erosion and Sedimentation Plan designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined in Volume II of the 2005 Stormwater Management Manual and provide staff with a Construction Mitigation Plan prior to issuance of construction permits. This mitigation measure shall be subject to review and approval of the Development Services Division. 3. The applicant shall provide weekly reports on the status and condition of the erosion control plan with any recommendations of change or revision to maintenance schedules or installation shall be submitted by the Project Engineer of record to the Public Works inspector. 4. Because of moisture -sensitive fine-grained soils mantling the site and the higher gradient areas within the site the geotechnical study recommends that grading and foundation construction be carried out and completed within the dryer period of the year from April 1 through October 31 unless otherwise approved by the Development Services Division. Therefore, the applicant shall adhere to a construction schedule involving grading and foundation work during the dryer period of the year. ERC Report.doc City of Renton Department of Community & Economic Development Environmental Review Committee Report WILSON PARK 2 PRELIMINARY PLAT & PRELIMINARY PUD LUA12-013, PP,PPUD, ECF Report of May 7, 2012 Page 6 of 11 Nexus: SEPA Environmental Regulations 2. Storm Water Impacts: A Technical Information Report (dated May 5, 2009) was prepared by Baima and Holmberg Inc, for the previous Wilson Park l Plat. An addendum to this report was prepared by Baima and Holmberg on February 28, 2012 to consider the current proposal. The May 2009 report includes an analysis of upstream tributary drainage which states that the parcel to the east drains onto the site, with no problems related to runoff. The Level 1 Downstream Drainage Analysis in the report states that runoff from the site flows west into lots in the adjacent Geneva Court development. The majority of these flows collect in a drain constructed along the back yards of the westernmost lots of the Geneva Court development and then flow into the storm system in South 53rd Place. This flow collects in a stormwater pond/bioswale facility located at the intersection of Talbot Road S and South 53rd Place approximately 750 -feet downstream from the site. This facility outfalls through an 18 -inch pipe to the west side of Talbot Road S into a poorly defined channel flowing into the woods. The flows then pass through a 12 -inch culvert under a walking path and continue to flow west to a wooded wetland area more than a quarter mile downstream from the site. Flows into the ditch along S 55th Street continue west in a rock lined channel along the north side of the street to the intersection of Talbot Road S and S 55th Street. The channel is eroded and shows signs of flowing into the street. Flows from the ditch along Talbot Road 5 collect in the storm system about 850 -feet downstream from the site eventually flowing into Springbrook Creek at about 1,800 -feet downstream from the site. The Creek continues flowing west to about one-half mile downstream of the site where it enters a box culvert crossing SR 167. The Technical Information Report indicates that there are no apparent drainage problems. The amended February 28, 2012 report evaluates the addition of the subject 10 -lot plat. The original stormwater system for Wilson Park I and located within the street that would serve both Wilson Park I and II was sized to accommodate Wilson Park I lots and the new streets including the access street located within Wilson Park II. The addendum provides calculations intended to evaluate the sizing of the storm treatment facility for the two projects. The report notes that City of Renton's 2009 Drainage Manual requires Best Management Practices (BMP's) for new developments. One BMP's is to restrict impervious areas on future lots to help reduce runoff, mitigate for development, and minimize the treatment system needed for the project. This is known as a "Restrictive Covenant" provision and was utilized as part of a preliminary sizing of the future system for both Wilson Park I and II. The applicant intends to utilize the Restrictive Covenant provision and limit impervious surface on each of the new lots in both Wilson Park I and li to 3,300 square feet per lot. By limiting the impervious area for homes, patios, driveways and walkways, the proposed stormwater vault will be of an appropriate size to accommodate both developments. The applicant has also intended to develop both plats at the same time. Comments received from surrounding property owners expressed concern as to whether the vault was sized appropriately to accommodate both projects. The applicant has stated that the vault is sized to the 2009 drainage manual and will provide the necessary volume and capacity for both projects. Mitigation Measures: No further mitigation necessary. Nexus: Not applicable. ERC Report. doc City of Renton Deportment of Community & Economic Development Environmentol Review Committee Report WIL50N PARK 2 PRELIMINARY PLAT & PRELIMINARY PUD LUA12-013, PP,PPUD, ECF Report of May 7, 2012 Page 7 of 11 3. Water (Wetlands) Impacts: The applicant submitted a letter from Altmann Oliver Associates, LLC, dated March 11, 2011, that documents the wetland reconnaissance conducted on the subject property March 1, 2011. The primary focus of the reconnaissance was to verify the results of a wetland determination report prepared by Alder NW (dated October 19, 2004), which indicated the presence of a small less than 800 s.f.) hydrologically isolated wet area in the western portion of the site, immediately adjacent to a remnant foundation of an old loafing shed. The Alder NW report previously indicated that this small wetland area was unregulated as it was significantly disturbed. Altmann Oliver's reconnaissance concurred with the previous findings, describing the wetland as a small Category 3 wetland. Altmann also confirmed that the drainage course flowing from east to west through the southern portion of the site is from an outfall of a storm drain line that collects surface water runoff from South 192nd Street. Therefore, the drainage course is not considered to be stream and is not regulated by City of Renton. Mitigation Measures: No further mitigation required. Nexus: Not applicable. 4. Vegetation Impacts: The applicant submitted a Tree Inventory and Retention Plan and a Tree Retention with the project application. There are 82 total trees on the project site, of which 21 would be removed for construction of the roadway, and 3 trees are within the protected slope area. There are 21 trees within the R-1 zoned area of the site, and 37 trees within the R-14 zoned area. City Code requires that 30% of the trees in the R-1 (or 6.3 trees) and 10% of the trees in the R-14 (3.7 trees) be retained. The applicant is proposing to retain 10 trees and plant street trees and provide enhanced landscaping in the open space tract. The portion of the site zoned R-1 is within the Talbot Urban Separator Overlay. The purpose of the Urban Separator Overlay includes providing a continuous open space and wildlife corridor. The applicant proposes to retain trees within the critical area and buffer, to plant two trees per each new lot, and to enhance Tract A with native and ornamental trees, shrubs and groundcover. The enhancement area will be located proximate to the comparable area within Wilson Park I to provide for the continuous open space corridor. Mitigation Measures: No further mitigation necessary. Nexus. Not Applicable. 5. Parks and Recreation Impacts: It is anticipated that the proposed development would generate future residents who would use City park and recreation facilities and programs. Staff recommends that the applicant be required to pay a Parks Mitigation Fee based on $530.76 per each new single family lot to be payable prior to recording the final plat. The fee is estimated at $5,307.60 (10 new lots x $530.76 = 5,307.60). Mitigation Measures: 1. The applicant shall pay a Parks Mitigation Fee based on $530.76 per each new single family lot prior to recording the final plat. ERC Report.doc City of Renton Department of Community & Economic Development Environmental Review Committee Report WILSONPARK2 PRELIMINARY PLAT& PRELIMINARYPUD LUA12-013, PP,PPUD, ECF Report of May 7, 2012 Page 8 of 11 Nexus: SEPA Environmental Regulations; Parks Mitigation Fee Resolution No. 3082, Ordinance No. 4527 4. Transportation Impacts: Access to the site would be from S 55th Street via a 50 -foot wide right-of-way that was identified on an access easement through the subject site for the Wilson Park I Plat. The roadway would be constructed to serve both plats (Wilson Park I and II) and would be dedicated as a public right-of-way. The roadway will have two 13 -foot wide travel lanes, 8 -foot planter strips on each side, and 5 -foot wide sidewalks. The applicant submitted a Traffic Impact Analysis Report prepared by TraffEx (Northwest Traffic Experts, dated June 23, 2004 and supplemented January 25, 2012). The report indicates that the proposal would utilize the same access to South 55th Street s the approved Wilson Park I Plat. The site access street intersects South 55th Street on the outside of a horizontal curve on South 55th Street to optimize sight distance in both the east and west direction for vehicles entering and exiting the site. The report also indicates that the horizon year for the study is considered to be 2014, as that is the year construction of both plats is anticipated. The study indicated the increase in traffic with the proposal and determined that the traffic would operate at acceptable levels at the intersection of South 55th Street and the new street within the plat. The Level -of -Service (LOS) with the project was determined to be LOS B for future 2014 conditions. Previously, the site distance on South 55th was evaluated as part of Wilson Park I. It was determined then that the City of Renton intersection and stopping sight distance requirements in both the east and west directions would be met. Comments received from surrounding property owners concern the ability of school buses to safely serve the plat. The applicant has observed that presently the Renton School District buses travel east on South 55th in the morning, stopping in South 55th to pick-up students. The buses then travel west in the afternoon, stopping in South 551h to drop-off students. It is anticipated that this practice would continue with the project, and that children would wait together for pick-up. While this is not necessarily a concern for SEPA environmental review; staff will study the issue further and make recommendations to the Hearing Examiner during the Plat and Planned Urban Development Nearing. The proposal would result in an increase in traffic trips to the City's street system. Therefore, staff recommends that the applicant pay a Traffic Mitigation Fee based on a rate of $75.00 per additional average daily vehicle trip. Each new residence is expected to generate 9.57 trips; credit is given for the existing residence on the subject property. The Traffic Mitigation Fee is estimated to be $7,177.50 (10 new lots x 9.57 trips x $75.00 = $7,177.50) and would be payable prior to recording the final plat. Mitigation Measures: 1. The applicant shall be required to pay a Traffic Mitigation Fee based on $75.00 per each new average daily vehicle trip associated with the proposed project prior to recording of the final plat. Nexus: SEPA Environmental Regulations; Transportation Mitigation Fee Resolution No. 3100, Ordinance 4527 ERC Report. doc City of Renton Department of Community & Economic Development Environmental Review Committee Report WILSON PARK PRELIMINARY PLAT& PRELIMINARY PUD LUA12-013, PP,PPUD, ECF Report of May 7, 2012 Page 9 of 11 5. Fire & Police Impacts: Fire Prevention staff indicates that sufficient resources exist to furnish services to the proposed development subject to the condition that the applicant provides the required improvements and fees. As the proposal could potentially add 10 new residences, staff recommends that the applicant be required to pay a Fire Mitigation Fee in the amount of $488.00 per each new single family lot. The total fee is estimated to be $4,880.00 (10 new lots X $488.00 = 4,880.00). Mitigation Measures: 1. The applicant shall be required to pay a Fire Mitigation Fee based on $488.00 per each new single family lot prior to recording the final plat. Nexus: <add Nexus info here> 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." v' Copies of all Review Comments are contained in the Official File and may be attached to this report. Environmental Determination Appeal Process: Appeals of the environmental determination must be filed in writing on or before 5:00 PM, May 25, 2012. Renton Municipal Code Section 4-8-110.6 governs appeals to the Hearing Examiner. Appeals must be filed in writing at the City Clerk's office along with the required fee. Additional information regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall - 7th Floor, 1055 S. Grady Way, Renton WA 98057. ADVISORY NOTES TO APPLICANT The following notes are supplemental information provided in conjunction with the administrative land use action. Because these notes are provided as information only, they are not subject to the appeal process for the land use actions. Planning: 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 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 ERC Report. doc City of Renton Department of Communi Economic Development E nmental Review Committee Report WILSON PARK2 PRELIMINARY PLAT & PRELIMINARYPUD LUA12-013, PP,PPUD, ECF Report of May 7, 2012 Page 10 of 11 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 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. Fire Prevention: 1. The Fire Mitigation Fees are applicable at the rate of $488.00 per single family unit. This fee is paid prior to the recording of the plat. 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-feeet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. Existing hydrants can be counted toward the requirement as long as they meet current code, including 5 -inch storz fittings. 3. Fire Department apparatus access roadways are required to be minimum 20 -feet wide fully paved, with 25 -feet inside and 45 -feet outside turning radius. Fire access roadways shall be constructed to support a 30 -ton vehicle with 322 -psi point loading. Access is required within150-feet of all points on the buildings. Maximum grade of 15% is allowed. Dead end streets that exceed 150 -feet in length require an approved turnaround. Plan Review: Water 1. Water service will be provided by Soos Creels Water and Sewer District. A water availability certificate will be required to be submitted to the City with the site plan application. Plan Review: Sanitary Sewer 1. Extension of an 8 -inch sewer main in the new roadway is required. Sewer stubs are required to be provided to each lot. 2. System development fees for sewer are based on the size of the new domestic waters to serve the new homes on the new lots. Sewer fee for a 3/- inch water meter is $1,591.00. Sewer ERC Report.doe City of Renton Department of Communi Economic Development E nmental Review Committee Report WILSON PARK2 PRELIMINARY PLAT& PRELIMMARYPUD LUA12-013, PP,PPUD, ECF Report of May 7, 2012 Page 11 of 11 fee for a 1 -inch water meter is $3,977.00. An"approved" water plan from Soos Creek Water and Sewer District will be required to be submitted to the City. Property Services: 1. See attached memo for comments from Property Services. ERC Report. doc DEPARTMENT OF COMMUNITY Cit'Uf OeR. AND ECONOMIC DEVELOPMENT DATE: April 17, 2412 TO: Kayren Kittrick FROM: Bob Mac Onie M SUBJECT: Wilson Park II, LUA-12-013-pp Format and Legal Description Review I have reviewed the above referenced short plat submittal and have the following comments: Note the City of Renton land use action number and land record number, LLA -12 -013 - FP and LN D-10-0489, respectively, on the final short plat submittal. The type size used for the land record number should be smaller than that used for the land use action number. please note that the land use action number provided will change when this subdivision changes from preliminary to final plat status. Show two ties to the City of Renton Survey Control Network. The geometry will be checked by the city when the ties have been provided. Provide sufficient information to determine how the plat boundary was established. Include a statement of equipment and procedures used, per WAC32-134-100. Note the date the existing city monuments were visited, per WAC 332-130-150, and what was found. Provide lot closure calculations. Indicate what has been, or is to be, set at the corners of the proposed lots. Note discrepancies between bearings and distances of record and those measured or calculated, if any. The lot addresses will be provided by the city as soon as possible after the initial final plat submittal. Note said addresses and the street name on the plat drawing. hAfile sysllnd - land subdivision & surveying records\h)d-10 - plats14489(wilson park ii)1rv120417.doc Page 2 of 2 04/17/2012 On the final plat submittal, remove all references pertaining to utilities facilities, trees, concrete, gravel, decks and other items not directly impacting the subdivision. These items are provided only for preliminary plat approval. Do note encroachments. Remove from the "LEGEND" block all tree items, utilities facilities and mailbox references, but do include in said "LEGEND" block the symbols and their details that are used in the short plat drawing. Do not include a utility provider's block, an owner's block, an engineer/surveyor block and an architect block. Do not include any references to use, density or zoning on the final submittal If the properties to the north are platted, do note the lot numbers and plat name on the drawing. Do not show building setback lines for the proposed lots. Setbacks are determined at the time that building permits are issued. Note the research resources on the plat submittal. Note all easements, covenants and agreements of record on the short plat drawing. The City of Renton "APPROVALS" block is signed by the City of Renton Administrator Department of Public Works. Include a DEDICATIOM block on the drawing,. A pertinent approval block is also needed for the King County Assessor's Office. Provide signature lines as required. All vested owner(s) of the subject plat, at the time of recording, need to sign the final plat submittal. For the street dedication process, include a current title report noting the vested property owner. h:lfile sysllnd - land subdivision & surveying recordsllnd-10 - plats10489(wilson park ii)Vv120417.doc ZONING MAP BOOK PW Ir"NICAL5ERVW-15 PRINTED ON 13/13109 rrrer.r...ar rr.w,.,... H3 - 30 T23N R5E E 112 J3 - 06 T22N R5E E 1/2 0 ?p0 Opp Feet 1;4.800 EXHIBIT 1 I3 31 T23N R5E E 112 5331 ern ivuana N NWIMYG Y 9M y I LL7l,rm-,wnw m, NOS1E1Yt iLi38DL! O IN6m11lfYMiO[EY SM3bUDNR R"p Z# )4UVd NOSTAA a ILI H OR i 1 WOO t J r 1,7164+1A44 FMt 5 i 5 I's Mg 77- WL MAN rw.Lw la- w AN EXHIBIT 2 IOFJ5if 6 I3Il, Tl'YRJ'AAA+1]YJlnl YNRmlQI Ylf illl Mt s ra ta amp r A Id ONIaV80 NOS -11M 183SOL1 Z# )fHVd NOSIIAA Z rV Z o Ail ! Via E r i 1 1 r J 30. EXHIBIT 3 4L' ANIINIHSY\ WMMI Ai0.1KHH &. qaL )WII NOSIA d0 )Jj3 gram^ _- 3D)m IIp V 1tl/m owmrc.w o+lo vls S'l1HflmDN3 M. NYld i111N30VNPdaQ NOS lt/ i1 11313ONAAZ# NH d WSW I 1 _ / Itoo !M I 1 ' I 1 11xm EXHIBIT 4 NOi'JNIHSVAI 'NOIN'211 Ai0J.N88H. - L/ XWd MOSAM t id© ALID x "y HL1131311 33x1 urwo M uomm s I r Noslim LTJ3soa RUOMHSW X" EXHIBIT 5 Rt':-RSR=Rha'-.=:t=..a='Res s?•2rs= tttcctt =--ei;ec C, 1.I u s K W ZW 22 4 NGC N \ N NI 44N'flll W W t Li Li RUOMHSW X" EXHIBIT 5 Voy YT[' E!ss1i !i4 iV mO.LQmHvpw, WA I -- co Xpr" 1 mos- 1M 4 mr it is 9d 4AA EXHIBIT G 9 y April 15, 2012 CITY OF RENTON RECEIVED APR 16 2012 Jennifer Henning, Current Planning Manager BUILDING DIVISION CED -- Planning Division 1055 South Grady Way Renton, WA 98057 RE: LUA12-013, ECF, PP, PPUD (Wilson Park 2 Preliminary Plat) Ms. Henning: Thank you for the opportunity to provide comments on the above application. As the owners of property adjacent to the subject site (located directly northwest of the site), we have an interest in insuring negative impacts are avoided and appropriate measures are taken in the possible development of this site. We also commented on Wilson Plat 1. In as much as the development of this site is directly related to and is proposed to be done concurrently with Wilson Park 1(approved by the City in 2010), some of these comments will be related to this development in its entirety. Comments/Concerns: 1. DRAINAGE Development of proposed Wilson Park 2, as well as Wilson Park 1, will certainly change the current site drainage due to increased impervious surfaces. Significant changes to the existing slopes and changes in the current vegetation/tree coverage will mean a change in the current natural drainage of the sites. The Wilson 2 Plat proposal indicates it would be using the detention vault proposed for the Wilson 1 Plat. We are concerned that the vault be engineered to accept this significantly increased additional use. We are further concerned that the outflow be properly managed. Should the open drainage ditches along S. 55th Street be used for this increased outflow due to development, measures should be in place to insure these ditches to not overflow. Under new City practices, it is assumed that the City will be the owner of the detention vault and responsible for its maintenance and repair. Due to the unusual location (beneath a public street), design/engineering should insure that the vault can accept the gross vehicle weights of large trucks (garbage trucks, large fire engines, etc.). EXHIBIT 7 2. ROADS The roads serving the proposed plat are outlined in the Wilson Park 1 plat and indicate that parking will be allowed on one side of the street. As this is the case, we recommend the City identify ahead of time which side of the road vehicles will be allowed to park. Our neighborhood is also on a hill and based on our HOA experiences, we suggest for Wilson Plat 2 that parking be on the east side of the road entering the plat and the south side of the road in the Wilson 1 plat. We suggest the sidewalks mirror parking and be "only" on the side of the road where parking is allowed. The suggestions for east/south side parking are: This may aid in minimizing a risk issue identified in the Plat 1 application, that being road conditions (the down slope of the east -west roadway) during winter weather. Parking "only" on the east/south side may give a Wilson Plat 1 homeowner more "road" to maneuver in "icy road conditions" especially at the bottom on the curve area. If people are parked there, there is no place to maneuver one's vehicle without hitting another vehicle. Prohibiting vehicles being parked on the west and north sides of the road at the curve area of the two new roads may avoid parked vehicles being struck by vehicles sliding downhill during poor weather road conditions. Keeping people parking on the east and south side of the roadway may also minimize vehicles parking illegally on City streets by parking in the "wrong direction" (RCW 46.61.575). This RCW mentions vehicles parking with tires against the "right side of the curb". Parking on the east and south sides encourages this as drivers tend to enter and park to the right curb as opposed to turning their vehicles around (facing downhill) prior to parking on the opposite side of the street. The proposed road entering from S. 55u' Street is indicated as being 26 feet wide with parking allowed on one side of the road. RMC 4-6-060 (2009) requires that 6' parking lanes be allowed for on one side of a residential street. This same RMC requires an 8' parking lane on arterial streets. It is confusing that the RMC seems to indicate that vehicles parked on residential streets needs less width to park than vehicles parked on arterial streets. On paper, for calculation purposes, the required 6' parking lane subtracted from the 26' road width leaves 20' for vehicles access (particularly emergency vehicles). In reality, the parking width needed for a legally parked vehicle is 8', subtracted from 26', leaves an 18' width for emergency vehicles (below recognized nation standards). While the submitted roads within the plat meet the current RMC, the City made consider revisiting the long-term impacts of allowing substandard street widths on residential streets. Plat 2 indicates sidewalks on both sides of the street and Plat 1 indicates Sidewalks only on one side of the street. We suggest that if sidewalks are only required on one side that they be placed only on the 'parking only' of the street. Moving the sidewalk to the south side of the street in Plat 1 would allow a connected flow between the plats and tie them together with the walking path in Plat 2. Elimination of the west side sidewalk in Plat 2 would allow for a wider roadway (creating better parking space on the east side of the street). There remain significant concerns over the protection of the four (4) Geneva Court subdivision properties located west of the new roads serving Plat 1 and 2. These new roads run directly ABOVE the adjacent homeowners lots. Headlights from vehicles driving in a westerly direction on the street in Plat 1 at night will be aimed directly at the rear of the houses in the adjoining Geneva Court neighborhood. We are also concerned if vehicles on the new road lose control at the bottom of their hill, they will breach our wooden 5 foot current fences and end up in our backyard. Lastly, we are concerned with noise and visual impacts that minimize our enjoyment of our properties. We feel the Impact could be minimized by installation of a safe, sturdy, tall retaining/barrier wall across the back of all 4 current horses (along the entire western section of Plat 1). Currently there is only a 5 foot wooden fence on a slope. We suggest a retaining wall which is at least 6 foot tall and concrete. The concrete wall would be to the east of our current wooden fence. To the east of the new concrete barrier wall, we ask that Evergreen trees (such as fast growing Leland Cypress trees) be planted as they will also help with noise and visual impacts. 3. ACCESS The issue of access to the Wilson Plats from and to S. 55th Street was identified and addressed in the Plat 1 process. Concern remains that this access point will become problematic, due to the serpentine nature of the road, the narrow width of the existing S. 55th Street and the significant slope of the roadway on S. S50'. Concerns exist over how school buses will safely (for students and other drivers) serve these new homes as well as delivery trucks, garbage trucks, etc. While sidewalks are being required for the new plats, there are currently NO sidewalks on S. 55th Street. So the Wilson Plat sidewalks do not lead to "anywhere". Due to the narrow existing shoulder and narrow road width, pedestrian foot traffic on S. 55th (outside of and serving the Wilson Plat) is either not possible or done at a risk that is beyond acceptable — especially to children. 4. MISC During the Wilson Plat 1 process, the establishment of a homeowners association HOA) was identified as a requirement. It is recommended that with Wilson 1 and 2 being developed concurrently that only one homeowners association be established serving both Wilson 1 and 2 (as opposed to two separate associations). During the Wilson Plat 1 process, concerns from adjacent homeowners as well as from the Hearing Examiner were made about impacts (visual and safety issues) along the adjoining boundary with the existing Geneva Court subdivision (located to the west of the site). These concerns remain and it is requested that part of the concurrent Wilson 1 & 2 development address these (safety & visual). A safe and adequate separating retaining wall (prefer a minimal height of 6 feet and concrete) along the entire western section of Plat 1 is requested. Currently there is only a 5 foot wooden fence on a slope. The maintenance of this retaining wall shall be the responsibility of the Wilson HOA. Candidly, it has been difficult to determine what has been approved for the final Wilson Plat 1. Our understanding is that no final plat site map exists indicating final outcomes of the Hearing Examiner (4/1/10), the appealed changes, or the Council's actions (8/16/10). Absent drawings that reflect the written changes, if it difficult to make informed comments on development impacts. Respectfully submitted, Paul & Frieda Witt 617 S. 53rd Place Renton, WA 98055 425) 227-5462 Jonathan Vu 622 S 53rd Place Renton, WA 98055 808) 218-4403 Khanh Nguyen 616553 rd Place Renton, WA 98055 425) 271-3691. Quang Dang and Kim Duong ' 623S53 rd Place Renton, WA 98055 425) 917-9733 Ia6: