HomeMy WebLinkAboutC_ERC_Determination_InternalRouting_ForestTerrace_180921.pdf
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
ENVIRONMENTAL (SEPA) DETERMINATION OF
NON-SIGNIFICANCE - MITIGATED (DNS-M)
PROJECT NUMBER: LUA18-000124, ERC, PP, MOD
APPLICANT: Ivana Halvorsen, Barghausen Consulting Engineers, Inc. /
ihalvorsen@barghausen.com / 18215 72nd Ave S, Kent, WA 98032
PROJECT NAME: Forest Terrace Preliminary Plat
PROJECT DESCRIPTION: The applicant is requesting Preliminary Plat approval, Environmental Review
(SEPA), Critical Areas Variance, and two (2) modifications to subdivide a 596,570 square foot (13.70 acre) site located at
2611 Union Ave NE (subject property) into 25 single-family residential lots, four (4) open space tracts, and one (1) drainage
tract. The subject property is located in the Residential-4 (R-4) zoning classification and Residential Low Density
Comprehensive Plan land use designation. Proposed lot sizes would range from 9,038 to 19,584 square feet with an overall
density of approximately 2.14 dwellings per net acre. One (1) existing single-family residence on the subject property
would be removed. Access to the site would be via a new public residential access street extending from Union Ave NE
through the subject property with stubs for future connectivity along the north and western property limits. The applicant
would also construct frontage improvements on Union Ave NE along the subject property and the frontage of 2623 Union
Ave NE. Stormwater would be conveyed via a system of catch basins and storm pipes throughout the development with
flow control provided via two (2) detention tanks and one (1) detention vault located on the northwest portion of the
property. A proposed stormfilter would provide water quality treatment. New eight (8) inch sewer and eight (8) inch water
mains would be constructed within the subdivision's new public street and connect to the existing sewer and water
facilities located in Union Ave NE. The applicant has requested a critical areas variance to remove an existing protected
slope on the eastern portion of the subject property to construct a section of the new internal public street with the
remaining slope proposed to be replaced with a terraced retaining wall. The applicant has requested a modification to the
residential retaining wall height limitation of six (6) feet with proposed rockeries up to 10-feet in height in the
southwestern portion of the of the subject property. A second modification is requested for frontage improvements along
Union Ave NE for a modified minor arterial standard. A Lot Line Adjustment (LUA18 -000125) is also under review for the
subject property and the abutting 2623 Union Ave NE that would alter the abutting lot’s property lines to accommodate
the proposed subdivision’s new public street alignment and frontage improvements on Union Ave NE. The City’s Critical
Areas map identifies potential regulated slopes on the property between 25-40 percent with isolated areas greater than
40-percent. The applicant has proposed to retain 119 of the subject property’s 847 viable trees. The applicant has
submitted an arborist report, geotechnical report, transportation impact analysis, and drainage report with the
preliminary plat application.
PROJECT LOCATION: 2611 and 2623 Union Ave NE / APNs 042305-9142 and 042305-9114
LEAD AGENCY: City of Renton
Environmental Review Committee
Department of Community & Economic Development
DocuSign Envelope ID: 992E328A-402E-40F6-983D-87A47A2A03BA
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 Date
Department Of Community & Economic Development
The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse
impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21C.030(2)(c).
Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of
Section 4-9-070D Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified
during the environmental review process. Because other agencies of jurisdiction may be involved, the lead agency will not
act on this proposal for fourteen (14) days.
Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on October 5, 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: September 21, 2018
DATE OF DECISION: September 17, 2018
DocuSign Envelope ID: 992E328A-402E-40F6-983D-87A47A2A03BA
9/21/2018 | 9:53 AM PDT
9/21/2018 | 8:52 AM PDT 9/21/2018 | 8:24 AM PDT
DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT
Planning Division
1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200, ext. 2
www.rentonwa.gov
DETERMINATION OF NON-SIGNIFICANCE – MITIGATED (DNS-M)
MITIGATION MEASURES AND ADVISORY NOTES
PROJECT NUMBER: LUA18-000124, ERC, PP, MOD
APPLICANT: Ivana Halvorsen, Barghausen Consulting Engineers, Inc. /
ihalvorsen@barghausen.com / 18215 72nd Ave S, Kent, WA 98032
PROJECT NAME: Forest Terrace Preliminary Plat
PROJECT DESCRIPTION: The applicant is requesting Preliminary Plat approval, Environmental
Review (SEPA), Critical Areas Variance, and two (2) modifications to subdivide a 596,570 square foot (13.70 acre)
site located at 2611 Union Ave NE (subject property) into 25 single-family residential lots, four (4) open space
tracts, and one (1) drainage tract. The subject property is located in the Residential-4 (R-4) zoning classification
and Residential Low Density Comprehensive Plan land use designation. Proposed lot sizes would range from 9,038
to 19,584 square feet with an overall density of approximately 2.14 dwellings per net acre. One (1) existing single-
family residence on the subject property would be removed. Access to the site would be via a new public
residential access street extending from Union Ave NE through the subject property with stubs for future
connectivity along the north and western property limits. The applicant would also construct frontage
improvements on Union Ave NE along the subject property and the frontage of 2623 Union Ave NE. Stormwater
would be conveyed via a system of catch basins and storm pipes throughout the development with flow control
provided via two (2) detention tanks and one (1) detention vault located on the northwest portion of the property.
A proposed stormfilter would provide water quality treatment. New eight (8) inch sewer and eight (8) inch water
mains would be constructed within the subdivision's new public street and connect to the existing sewer and
water facilities located in Union Ave NE. The applicant has requested a critical areas variance to remove an existing
protected slope on the eastern portion of the subject property to construct a section of the new internal public
street with the remaining slope proposed to be replaced with a terraced retaining wall. The applicant has
requested a modification to the residential retaining wall height limitation of six (6) feet with proposed rockeries
up to 10-feet in height in the southwestern portion of the of the subject property. A second modification is
requested for frontage improvements along Union Ave NE for a modified minor arterial standard. A Lot Line
Adjustment (LUA18-000125) is also under review for the subject property and the abutting 2623 Union Ave NE
that would alter the abutting lot’s property lines to accommodate the proposed subdivision’s new public street
alignment and frontage improvements on Union Ave NE. The City’s Critical Areas map identifies potential
regulated slopes on the property between 25-40 percent with isolated areas greater than 40-percent. The
applicant has proposed to retain 119 of the subject property’s 847 viable trees. The applicant has submitted an
arborist report, geotechnical report, transportation impact analysis, and drainage report with the preliminary plat
application.
PROJECT LOCATION: 2611 and 2623 Union Ave NE / APNs 042305-9142 and 042305-9114
LEAD AGENCY: The City of Renton
Department of Community & Economic Development
Planning Division
MITIGATION MEASURES:
1. Clearing and grading of the subject property shall be limited to May 1 to September 30.
2. The applicant shall comply with the recommendations of the Geotechnical Report, Protected Slope
Analysis, and Response to GeoEngineers Secondary Review Comments prepared by Terra Associates
Inc. dated July 19, 2017, June 18, 2018, and August 14, 2018, respectively, and any future addenda
to such reports.
3. The applicant’s geotechnical engineer shall review the project’s construction plans to verify
compliance with the geotechnical report(s). The geotechnical engineer shall submit a sealed letter
stating that he/she has reviewed the construction plans and in their opinion the plans and
specifications meet the intent of the report(s).
4. The applicant’s geotechnical engineer shall identify those construction activities where observation
onsite by a licensed geotechnical engineer should occur. Those identified activities shall be clearly
stated on the construction plans to be submitted for review and approval by the Civil Plan Reviewer.
5. The applicant’s geotechnical engineer shall seal and certify all rockeries and retaining walls
regardless of height on the construction plans and provide long term maintenance
recommendations for future homeowners.
6. The applicant shall restore the Union Ave NE roadbed (curb to curb) along the subject property’s
frontage to current City Standards prior to final plat recording.
7. The applicant shall video the approved haul route prior to the beginning of construction to identify
the existing condition of the roadway. Following the completion of plat infrastructure, the applicant
shall video the haul route again and identify the post construction condition of the roadway. The
applicant shall repair the roadway to a condition equal or better to the condition of the initial video.
Repairs to the haul route shall be completed by the applicant and reviewed and approved by the
civil plan reviewer prior final plat recording.
ADIVISORY NOTES:
The following notes are supplemental information provided in conjunction with the administrative land use
action. Because these notes are provided as information only, they are not subject to the appeal process for the
land use actions.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
LUA18-000124
ADVISORY NOTES TO APPLICANT
The following notes are supplemental information provided in conjunction with the 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: Matt Herrera, 425-430-6593, mherrera@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 s uch 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.
7. This permit is shall comply with the Bald and Golden Eagle Protection Act. The permitted is responsible
for adhering to the U.S. Fish and Wildlife Service National Bald Eagle Management Guidelines (2007) and
/or your U.S. Fish and Wildlife Service permit.
Development Engineering:
(Contact: Justin T Johnson, 425-430-7291, jtjohnson@rentonwa.gov)
See Attached Development Engineering Memo August 20, 2018
Fire Authority:
(Contact: Corey Thomas, 425-430-7024, cthomas@rentonwa.gov)
1. The fire impact fees are applicable at the rate of $829.77 per single family unit. This fee is paid at
building permit issuance. Credit will be granted for the removal of the one existing home.
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
EXHIBIT 21
DocuSign Envelope ID: 992E328A-402E-40F6-983D-87A47A2A03BA
ADVISORY NOTES TO APPLICANT
LUA18-000124
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.
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. An approved turnaround is required for all dead end streets ex ceeding 150-feet in
length. Maximum grade is 15%. Per city ordinance, all homes on dead end streets that exceed 500 -
feet, up to 700-feet long, require all homes to be equipped with an approved fire sprinkler system.
Proposed lots numbered 10, 11, 12 and 13 all require the installation of fire sprinkler systems.
Community Services:
(Contact: Leslie Betlach, 425-430-6619, lbetlach@rentonwa.gov)
1. Parks Impact fee per Ordinance 5670 applies.
2. The Transmission line easement as noted on the plat is being proposed for 2 tracts of Open Space.
These Tracts shall remain open for public access as people currently use this transmission line
easement as a north/south walking path connecting to May Cree k to the north and Sierra Heights Park
to the South. The Environmental Checklist specifes closing this trail route to the public.
DocuSign Envelope ID: 992E328A-402E-40F6-983D-87A47A2A03BA
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: August 20, 2018
TO: Matt Herrera, Senior Planner
FROM: Justin Johnson, Civil Engineer III, Plan Reviewer
SUBJECT: Forest Terrace Preliminary Plat
2611 Union Ave NE
LUA18-000124
I have completed a preliminary review of the application of the above-referenced proposal located at
parcel 0423059142 and have the following comments: The applicant is proposing to subdivide the lots
into 25 single family lots with tracts for drainage and open space. All existing structures on the parcels
will be removed. Pipe casings are required for the portion of the new water and sewer mains that will
cross over the Olympic Pipe Line’s (OPL) petroleum pipelines and under the overhead PSE electrical
power transmission lines. Permits or consent agreements must be obtained from OPL and from PSE for
the installation of all utilities within their easement.
EXISTING CONDITIONS
The Site is approximately 13.7 acres in size and is rectangular in shape. The existing site is developed
with an existing single family residence and a large amount of trees located throughout the parcel.
Water Water service is provided by the City of Renton. The site is in the Highlands service area
in the 565’ hydraulic pressure zone. The approximate static water pressure in Union
Avenue NE is 68 psi at an elevation of 408’. There is an existing 12” ductile iron dead
end water main east of the site in Union Avenue NE that can deliver a maximum
flowrate of 1,240 gallons per minute (gpm). Reference Project File WTR2702847 in COR
Maps for record drawings.
Sewer Sewer service is provided by the City of Renton. There is an existing 8” PVC sewer
running from south to north in Union Avenue NE east of the site. Reference Project File
WWP2702907 in COR Maps for record drawings. Wastewater in this main continues to
flow approximately 300’ north to a lift station at the northern City boundary
Storm Runoff along the Union Avenue NE frontage is conveyed north by a shallow ditch to the
City of Renton boundary. There is an existing 12” piped storm drain along the eastern
DocuSign Envelope ID: 992E328A-402E-40F6-983D-87A47A2A03BA
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August 16, 2018
frontage of Union Avenue NE. Reference Project File TED4002907 in COR Maps for
record drawings. There is no on-site drainage system. Drainage from the site either
infiltrates or sheet flows north. Slopes on the site are moderate to steep with the
majority of the site sloping at 15% to 25% to the north. Some portions of the site have
slopes that exceed 25%.
Streets The proposed development frons Union Ave NE along the east property line. Union Ave
NE is classified as a Minor Arterial. Existing right-of-way (ROW) width is approximately
60 feet.
CODE REQUIREMENTS
WATER
1. A new water main will be required within the new internal roadways, Road A and Road B from
the existing 12” main in Union Avenue NE to the west property line of the subject property. The
size of the internal water main will be a minimum of 8” and up to 12” depending on the fire flow
demand of the new homes to be constructed within the development. The maximum flow rate
of the internal water main will be limited to 1,240 gpm. The flow restriction is due to a 300-ft
section of 8-inch water main in Union Ave NE from NE 25th St to the north property line of Sierra
Heights Elementary School. If this 300-ft section of 8-inch pipe is replaced with a new 12-inch
pipe, the flowrate of the existing 12-inch main in front of the subject development will increase
to 3,000 gpm. Residential buildings that have over 3,600 square feet of gross building areas may
have fire flow demand of 1,500 gpm or more which will require the installation of residential fire
sprinkler system. Please verify with the Renton Regional Fire Authority to determine the
preliminary fire flow demand and size the water main(s) accordingly to provide adequate flow to
the new hydrants.
A cathodic protection system and pipe casing is required for the portion of the new water
main that will cross over the Olympic Pipe Line’s (OPL) petroleum pipelines and under the
overhead PSE electrical power transmission lines. Permits or consent agreements must be
obtained from OPL and from PSE for the installation of the water main within their easement.
2. Each new lot requires a separate 1” water service. The service line and meter will be installed
by the City of Renton. A pressure reducing valve is required downstream of the meter if water
pressure exceeds 80 PSI at the meter. The 2018 fee to install the service line is $2,850.00. This
fee is payable at construction permit issuance. The 2018 drop-in water meter fee is $400.00 for
a 3/4-inch meter or $460.00 for a 1-inch meter. This fee is payable at building permit issuance.
3. The development is subject to system development charges (SDCs) for water service. The 2018
water SDC for a lot with a 3/4" or 1” water meter is $3,727.00. SDCs are due at the time of
construction permit issuance.
4. Fire hydrants per City standards shall be installed per Renton Regional Fire Authority
requirements. A minimum of one fire hydrant is required within 300’ of proposed homes.
There are two existing fire hydrants located along the eastern frontage of Union Avenue NE.
One is located across from the proposed road (COR Facility ID HYD-NE-00567) and the other is
located at the corner of Union Avenue NE and NE 27th Place (COR Facility ID HYD-NE-00984).
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August 16, 2018
5. Water system improvements shall be designed in accordance with Appendix J of the City’s 2012
Water System Plan. Adequate horizontal and vertical separation between new water mains and
other existing and proposed utilities (sewer lines, storm drains, gas lines, power and
communication ducts) shall be provided for the operation and maintenance of the water main.
Retaining walls, rockeries, or similar structures cannot be installed over the water main unless
the water main is installed inside of a steel casing.
6. The water main needs to be extended to the west past the paved surface and located to the
west of the proposed sidewalk.
SEWER COMMENTS
1. The development is subject to system development charges (SDCs) for sewer service. The SDC
for sewer service is based on the size of the domestic water service. The 2018 sewer SDC for a
lot with a 3/4" or 1” water meter is $2,837.00 per lot. SDCs are due at the time of construction
permit issuance.
2. The development is located in the Honey Creek Sewer Interceptor Special Assessment District
(SAD). The development is subject to fees related to this SAD. A SAD fee of $250.00 will be
collected for each lot. SAD fees are due at the time of construction permit issuance.
3. Each lot shall be served by a sewer main with a minimum diameter of 8”. Sewer mains and
manholes shall be designed and installed in accordance with City and Department of Ecology
standards.
4. Each lot will require an individual sewer service line. The service lines shall be designed and
installed in accordance with the City standards. The service line shall flow by gravity to the main
where possible. The minimum service line size is 6”.
5. If each lot in the development cannot feasibly be served by gravity sewer main and gravity side
sewers further design coordination will be required with the City Plan Reviewer and the City’s
Wastewater Utility Department.
6. The downstream lift station is appropriately sized for this development. No capacity analysis or
modification to the lift station is required.
7. The existing home is served by a private on-site septic system. The septic system shall be
abandoned in accordance with King County Department of Health regulations and Renton
Municipal Code.
8. The proposed sewer main improvements as shown on the composite utility civil plan submitted
with the Land Use Application provides the required 8-inch sewer main extension from the
existing sewer main located in Union Avenue NE and extending western property line for future
extension by the City. The required extension of the new 8-inch sewer main from Union Ave NE
into the future public ROW is shown on the conceptual utilities plan and provides the required
sanitary sewer service to lots accessing off of internal project street except Lot 25 which will
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Forest Terrace Subdivision Plat – LUA18-000124
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August 16, 2018
connect directly into Union Ave NE. The lots accessing from NE 27th Place will obtain sanitary
sewer service from the existing 8-inch sewer main within NE 27th Place.
a. The sewer main needs to be extended to the west past the paved surface and located
to the west of the proposed sidewalk.
b. The sewer main will need to connect into MH3732 located at the center of the
intersection at NE 27th Place. In order to meet flow requirements the sewer will need
to be relayed along the east side of Union Ave to the lift station.
STORM DRAINAGE COMMENTS
1. The development is subject to stormwater system development charges (SDCs). The 2018
stormwater SDC is $1,718.00 per lot. The SDC will be collected for each new lot. SDCs are due
at the time of construction permit issuance.
2. Drainage plans and a drainage report complying with the adopted 2017 Renton Surface Water
Design Manual will be required.
3. A preliminary Drainage Plan and Technical Information Report (TIR), dated June 18, 2018, was
submitted by Barghausen Engineering with the Land Use Application. Based on the City of
Renton’s flow control map, the site falls under Flow Control Duration Standards (Forested
Conditions) and is located within the May Creek drainage basin. The development is subject to a
Full Drainage Review in accordance with the 2017 Renton Surface Water Design Manual
(RSWDM). All nine core requirements and the six special requirements have been discussed in
the Technical Information Report. The detention, water quality and conveyance shall be
designed in accordance with the RSWDM that is current at the time of the civil construction
permit application. The applicant has proposed to install bypass located within Union Ave that
collects the storm runoff from the south of the proposed frontage and connects to the norther
Catch Basin.
a. The development is proposes to install a stormwater detention vault located on the
Northeast corner of the proposed development. The Storm water vault has been sized
assuming that no BMP credits will be used for the individual build lots.
b. The development is also proposing to install a detention pipe system within the access
road located on the north end of the property. System will need to be sized in
accordance with the 2017 RSWDM.
c. The applicant is proposing to use a stormfilter in order for the project to meet the water
quality requirements. The stormfilter is proposed within the access road along the north
side of the detention vault.
d. Applicant is proposing to discharge the water from the project via an 18 inch storm pipe
located on the west side of Union Avenue.
i. Pipe should be located within the curb line of the future roadway. Based on
the proposed plans the storm line should be relocated to the east of the
power poles.
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August 16, 2018
e. On-site BMPs satisfying Core Requirement #9 will be required for the site. On-site
BMPs shall be evaluated in order of preference by feasibility as described in Section
C.1.3 of the 2017 RSWDM. Applicant proposes to use bio retention facilities wherever
possible in the planter strips along the onsite roadway. Perforated pipes will be
installed for each of the individual lots and will be tight lined to the proposed
stormwater conveyance system.
i. Per the Gerotechnical report submitted by Terra Associates, Inc, Bioretention
is not suitable for this site due to the limited infiltration
ii. Basic dispersion may be feasible. If feasible, basic dispersion should be
implemented to the maximum extent feasible which may be more than 10% of
the total lot area. Feasibility of on-site BMPs for each lot will be reviewed at
the time of single family building permit. The restricted footprint BMP can still
be used in addition to receive the 10% lot area modeling credit when sizing
the detention vault. Final TIR should clearly explain how target surfaces from
plat infrastructure (road and sidewalk) are mitigated by on-site BMPs or how
BMPs are infeasible for these surfaces.
4. A Geotechnical Report, dated July 19th, 2017, completed by Terra Associates, Inc. for the site has
been provided. The submitted report describes two different sections of soil characteristics. The
southern section consists of dense silty sands with gravel where the norther portion of the site
contains medium dense to dense sand with varying amounts of silt and gravel. Based on the
report the site conditions consist of type C soils as described from the International building
code, which contains a low risk for seismic hazard. The Geotechnical report includes multiple
preventative measure that should be following during construction. Major concerns can be
prevented by limiting site clearing and grading activities to dry months and limiting the area of
disturbance. The Geotechnical report mentions that infiltration is not feasible due the types of
soils that are located onsite, the geotech recommends that stormwater be detained to control
the release of the stormwater.
5. Storm drainage improvements along all public street frontages (new internal site streets and
Union Avenue NE) are required to conform to the City’s street standards. New storm drain shall
be designed and sized in accordance with the standards found in Chapter 4 of the 2017 Renton
Surface Water Design Manual.
6. A Construction Stormwater General Permit from the Washington Department of Ecology is
required as site clearing will exceed one acre.
TRANSPORTATION/STREET COMMENTS
1. The 2017 transportation impact fee is $5,430.85 per single family home. Fees are payable at the
time of building permit issuance for each individual home.
2. All new internal site streets shall be designed in accordance with the residential access street
standards found in RMC 4-6-060. The minimum right of way width for a residential access street
is 53’. The minimum paved roadway width is 26’ which includes 2 – 10’ travel lanes and 1 – 6’
parking lane. A 0.5’ curb, 8’ planter, and 5’ sidewalk are required along both sides of the
roadway. The required intersection turning radius is 25’ when intersecting with another
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August 16, 2018
residential access street and 35’ when intersecting with an arterial street. Street grades shall
not exceed 15%.
a. Applicant will need to install a guardrail off of the north side of Road B and along the
access road.
b. The northside of cul-de-sac will need to maintain an 8-foot planter strip and 5 foot
sidewalk to the end of the western property line. The cul-de-sac shall be located
within City of Renton Right of way and shall need to be dedicated to the city. The City
will be responsible for maintenance within this area and lot lines will need to be
adjusted accordingly. The planter width should be maintained throughout the
perimeter of the cul-de-sac.
c. At the west end of the proposed Road A, a Future road connection sign will need to be
installed with a permanent type 3 barricade.
d. The proposed width does not include 26 feet of pavement as required. Roadway width
will need to be adjusted during the civil construction permit application.
e. Applicant will need to ensure that all proposed ramps are ADA compliant and should
be shown on the plan set for the civil construction permit.
3. Union Avenue NE is classified as a minor arterial. Per RMC 4-6-060, the minimum right of way
width for a minor arterial with four lanes is 91’. The existing right of way width is approximately
60’. The minimum paved roadway width is 54’ consisting of 4 – 11’ travel lanes and 2 – 5’ bike
lanes. A 0.5’ curb, 8’ planter, 8’ sidewalk, and 2’ clear at back of sidewalk are required along
each side of the roadway. A minimum 35’ curb return (turning radius) is required at the
intersection with the new internal site street. A dedication of approximately 15.5’ along the
Union Avenue NE frontage will be required to provide a half street right of way width of 45.5’
However, the City’s Transportation Department has determined a modified minor arterial
standard is more appropriate for this portion of Union Avenue NE. The modified minor arterial
standard would require a right of way width of 81’. The paved roadway width required would
be 44’ consisting of 2 – 11’ travel lanes, 1 – 12’ travel lane, and 2 – 5’ bike lanes. A 0.5’ curb, 8’
planter, 8’ sidewalk, and 2’ clear at the back of sidewalk are required along each side of the
roadway. A right of way dedication of approximately 10.5’ along the Union Avenue NE frontage
will be required to provide a half street right of way width of 40.5’. A street modification would
need to be submitted with the site plan submittal to request this modified street standard.
a. Applicant has submitted a street modification that has address the concerns of the
transportation division and designed a cross section consistent with what the City of
Renton has outlined in the pre-application meeting.
4. A Traffic Impact Analysis (TIA) was performed by TenW on December 14th 2017. The
Transportation Impact Analysis estimates an increase of 22 am trips and 26 pm trips.
5. Street lighting is required along all new internal site streets and along the Union Avenue NE
frontage. Required streetlights shall be per City standards. A street lighting analysis and plan
shall be submitted with the construction permit.
6. Per RMC 4-4-080, the maximum width of a single loaded garage driveway is 9’ and the maximum
width of a double loaded garage driveway is 16’. If a garage is not present, the maximum
driveway width is 16’. Driveways shall not be closer than 5’ to any property line.
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Forest Terrace Subdivision Plat – LUA18-000124
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August 16, 2018
7. Paving and trench restoration within the City of Renton right of way shall comply with the City’s
Restoration and Overlay requirements.
GENERAL COMMENTS
1. The fees listed are for 2018. The fees that are current at the time of the respective permit issuance
will be levied. Please see the City of Renton website for the current development fee schedule.
2. Retaining walls that are 4’ or taller from bottom of footing and stormwater detention vaults will
require a separate building permit. Structural calculations and plans prepared by a licensed
engineer will be required as part of the building permit review.
3. All civil plans shall conform to the current City of Renton survey and drafting standards. Current
drafting standards can be found on the City of Renton website.
4. A separate plan submittal will be required for a construction permit for utility work and street
improvements. All plans shall be prepared by a licensed Civil Engineer in the State of Washington.
5. Please see the City of Renton Development Engineering website for the Construction Permit
Application and Construction Permit Process and Submittal Requirements. Please contact the City
to schedule a construction permit intake meeting.
6. All plan review for the City is now paperless. Please see http://rentonwa.gov/paperless/ for more
information.
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