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HomeMy WebLinkAboutSR_HEX_Report_Exhibits_Forest_Terrace_181113.pdfDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map SR_HEX_Report_Forest_Terrace_181113 A. REPORT TO THE HEARING EXAMINER Hearing Date: November 13, 2018 Project File Number: PR18-000081 Project Name: Forest Terrace Preliminary Plat Land Use File Number: LUA18-000124,ECF,PP,VA,MOD Project Manager: Matt Herrera, Senior Planner Owner: Marion Ann Vandermay, 2611 Union Ave NE, Renton, WA 98059 Glenn and Janetta Perkins, 2623 Union Ave NE, Renton, WA 98059 Applicant: Kyle Lublin, Pulte Homes, 3535 Factoria Blvd SE #110, Bellevue, WA 98006 Contact: Ivana Halvorsen, Barghausen Consulting Engineers, 18215 72nd Ave S, Kent, WA 98032 Project Location: 2611 and 2623 Union Ave NE / APNs 042305-9142 and -9114 Project Summary: The applicant is requesting approvals for preliminary plat, critical areas variance, and two (2) modifications to subdivide a 596,570 square foot (13.69 acre) site located at 2611 Union Ave NE into 25 single-family residential lots, four tracts, and the removal of one existing single-family residence. The proposed subdivision would result in an overall density of approximately 2.14 dwellings per net acre. Access to the site would be via Union Ave NE with a new public residential access street extending through the subject property with stubs along the north and western property limits. The applicant would also construct street frontage improvements along 2611 and 2623 Union Ave NE. Two detention tanks and one detention vault would mitigate stormwater flows. 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 for proposed rockeries up to 10 feet in height in the southwestern portion of the subject property. A second modification is requested for frontage improvements along Union Ave NE for a modified minor arterial standard. The City’s Critical Areas map identifies potential regulated slopes on the property. The applicant has proposed to retain 119 significant trees. Site Area: 13.69 acres City of Renton Department of Community & Economic Development Forest Terrace Preliminary Plat Staff Report to the Hearing Examiner LUA18-000124,ECF,PP,VA,MOD Report of November 13, 2018 Page 2 of 31 SR_HEX_Report_Forest_Terrace_181113 B. EXHIBITS: Exhibits 1-21: As shown in the Environmental Review Committee (ERC) Report Exhibit 22: ERC Reconsideration Request and Revised DNS-M Exhibit 23: Staff Report to the Hearing Examiner Exhibit 24: Neighborhood Meeting Materials Exhibit 25: Conditional Lot Line Adjustment Approval Exhibit 26: Public Comment Letters (Diaz) submitted to staff with response Exhibit 27: Public Comment Letter (Donnelly) submitted to the Hearing Examiner via City Clerk C. GENERAL INFORMATION: 1. Owner(s) of Record: Marion Ann Vandermay, 2611 Union Ave NE, Renton, WA 98059 Glenn and Janetta Perkins, 2623 Union Ave NE, Renton, WA 98059 2. Zoning Classification: Residential-4 (R-4) 3. Comprehensive Plan Land Use Designation: Residential Low Density (LD) 4. Existing Site Use: Single-Family Residential 5. Critical Areas: Geologically Hazardous Areas – Protected Slope and Sensitive Slope 6. Neighborhood Characteristics: a. North: Single-Family Residential - Unincorporated King County R-4 b. East: Single-Family Residential – R-4 and R-6 c. South: Sierra Heights Elementary School – R-4 d. West: Single-Family Residential - Unincorporated King County R-4 7. Site Area: 13.69 acres D. HISTORICAL/BACKGROUND: Action Land Use File No. Ordinance No. Date Comprehensive Plan N/A 5758 06/22/2015 Zoning N/A 5758 06/22/2015 Perkins Annexation A-05-006 5261 03/15/2007 Lot Line Adjustment LUA18-000125 N/A October 3, 2018 E. PUBLIC SERVICES: 1. Existing Utilities City of Renton Department of Community & Economic Development Forest Terrace Preliminary Plat Staff Report to the Hearing Examiner LUA18-000124,ECF,PP,VA,MOD Report of November 13, 2018 Page 3 of 31 SR_HEX_Report_Forest_Terrace_181113 a. Water: Water service will be provided by the City of Renton. There is an existing 12-inch ductile iron water main in Union Ave NE that can deliver a maximum flow rate of 1,240 gpm. b. Sewer: Sewer service is provided by the City of Renton. There is an existing 8-inch PVC sewer main in Union Ave NE. Waste water from this main continues to flow approximately 300 feet north to a lift station at the northern City boundary. c. Surface/Storm Water: Drainage along the western frontage of Union Ave NE is conveyed north via a shallow ditch past the City’s boundary. There is an existing 12-inch storm main along the eastern frontage of Union Ave NE. There is currently no on-site drainage system on the subject property. Drainage from the site either infiltrates or sheet flows north. 2. Streets: The subject property abuts Union Ave NE along the eastern property line. Union Ave NE is classified as a minor arterial with an existing ROW width of approximately 60 feet 3. Fire Protection: Renton Regional Fire Authority (RRFA) F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts a. Section 4-2-020: Purpose and Intent of Zoning Districts b. Section 4-2-060: Zoning Use Table – Uses Allowed in the Zoning Designations c. Section 4-2-110: Residential Development Standards d. Section 4-2-115: Residential Design and Open Space Standards 2. Chapter 3 Environmental Regulations and Overlay Districts a. Section 4-3-050: Critical Area Regulations 3. Chapter 4 City-Wide Property Development Standards 4. Chapter 6 Streets and Utility Standards a. Section 4-6-060: Street Standards 5. Chapter 7 Subdivision Regulations 6. Chapter 9 Variances, Waivers, Modifications, and Alternates 7. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element H. FINDINGS OF FACT (FOF): 1. The Planning Division of the City of Renton accepted the above master application for review on February 16, 2018 and determined the application complete on February 23, 2018. The project was placed on-hold March 19, 2018 to request additional information and remained on-hold upon resubmittal of requested until August 23, 2018 in order for the City to send out geotechnical analysis prepared by the applicant for secondary review. The project complies with the 120-day review period. 2. A neighborhood meeting was held on December 5, 2017 at the Renton Highlands Library. Four (4) members of the public provided their names on the sign in sheet and provided comments and questions regarding the following issues: utilities, streets, annexation, open space, trees, grading, retaining walls, and construction dates (Exhibit 24). City of Renton Department of Community & Economic Development Forest Terrace Preliminary Plat Staff Report to the Hearing Examiner LUA18-000124,ECF,PP,VA,MOD Report of November 13, 2018 Page 4 of 31 SR_HEX_Report_Forest_Terrace_181113 3. The project site is located at 2611 Union Ave NE at the intersection of NE 27th Pl. The neighboring property at 2623 Union Ave NE (Perkins Property) and the project site has recently received conditional lot line adjustment approval from the City (Exhibit 25) to relocate the northern and southern property lines further south to accommodate the proposed street alignment at Union Ave NE. 4. The project site is currently developed with a single-family residential dwelling that would be removed. The neighboring Perkins property at 2623 Union Ave NE is also developed with a single-family residential dwelling. 5. Access to the site would be provided via a new residential access street connecting to Union Ave NE that would align the existing intersection at NE 27th Pl. The street (Road A) would stub at the western limits of the property for future connection. A north/south street (Road B) would be located between Lots 3 and 4 and stub for future connection at the northern limits of the property. 6. The property is located within the Residential Low Density (LD) Comprehensive Plan land use designation. 7. The site is located within the Residential-4 (R-4) zoning classification. 8. There are approximately 847 significant trees located on-site of which the applicant is proposing to retain a total of 119 trees. 9. The site is mapped with high erosion hazards, regulated slopes, sensitive slopes, and protected slopes. A wetland and stream reconnassance (Exhibit 15) was completed by the applicant that found no wetlands or streams on the subject property. 10. The Olympic Pipeline, with a north/south alignment, is located within the western portion o f the property. Pursuant to RMC 4-3-070, all development within 500 feet of a hazardous liquid or gas pipeline shall, as a condition of approval, be required to place a note on title notifying future owners of the presence of a hazardous liquid or gas pipeline in the vicinity and advising contact with the pipeline owner before and ground disturbance. Therefore staff recommends as a condition of approval that the applicant submit a document with the final plat application referencing this language to be reviewed and approved by the Current Planning Project Manager. The applicant shall record the documents with the King County Recorder’s Office for each affected lot prior to building permit issuance. 11. Approximately 90,000 cubic yards of material would be cut on-site and approximately 110,000 cubic yards of fill. The applicant anticipates approximately 30,000 cubic yards of fill is proposed to be brought into the site, however the geotechnical report (Exhibit 11) indicates the ability to use on-site soils as fill is dependent on moisture content of the soils at the time of construction. 12. The site would be considered a Hillside Subdivision per RMC 4-7-220. Detailed plans for any proposed cut and fill operations are required with the civil construction plan. These plans shall include the angle of slope, contours, compaction, and retaining walls. Mitigation measures have been incorporated into the DNS-M related to wet season restrictions, further geotechnical review during civil construction permit design, and on-site observance by the geotechnical engineer during construction activities. 13. The applicant is proposing to begin construction in 2019. Plat infrastructure is expected to take four (4) to six (6) months to complete followed by 12 to 24 months to construct the homes. 14. Staff received two (2) public comment letters (Exhibit 26). The City Clerk received one (1) comment letter addressed to the Hearing Examiner (Exhibit 27). To address public comments the following report contains analysis related to street connectivity, stormwater, Olympic Pipeline, grading, trees, sewer connections. No agency comments were received. 15. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on September 17, 2018 the Environmental Review Committee issued a Determination of Non-Significance - Mitigated (DNS-M) (Exhibit 1). The DNS-M included seven (7) mitigation measures. A 14-day appeal City of Renton Department of Community & Economic Development Forest Terrace Preliminary Plat Staff Report to the Hearing Examiner LUA18-000124,ECF,PP,VA,MOD Report of November 13, 2018 Page 5 of 31 SR_HEX_Report_Forest_Terrace_181113 period commenced on September 21 and ended on October 5, 2018, a reconsideration was filed prior to the end of the appeal period. 16. On October 4, 2018 the applicant submitted a request for reconsideration to the Environmental Review Committee regarding DNS-M mitigation measure #6 which stated “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.” The Committee revised and reissued the DNS-M (Exhibit 22) on October 15, 2018. The revised DNS-M included eight (8) mitigation measures. A 14-day appeal period commenced on October 19, 2018 and ended on November 2, 2018. No appeals of the threshold determination have been filed as of the date of this report. 17. Based on an analysis of probable impacts from the proposal, the Environmental Review Committee (ERC) issued the following mitigation measures with the Determination of Non-Significance – Mitigated: 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 on-site 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 mainte nance recommendations for future homeowners. 6. If any utilities are constructed east and parallel of the centerline within Union Ave NE along the subject property’s frontage, 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. If utilities are only constructed west and parallel of the centerline within Union Ave NE along the subject property’s frontage, the applicant shall restore the gaps, if found to not meet City standards, between the trench restorations west and parallel of the centerline to current City standards prior to final plat recording. 8. 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. 18. Representatives from various city departments have reviewed the application materials to identify and address issues raised by the proposed development. These comments are contained in the official file, and the essence of the comments has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of this report. City of Renton Department of Community & Economic Development Forest Terrace Preliminary Plat Staff Report to the Hearing Examiner LUA18-000124,ECF,PP,VA,MOD Report of November 13, 2018 Page 6 of 31 SR_HEX_Report_Forest_Terrace_181113 19. Comprehensive Plan Compliance: The site is designated Residential Low Density (LD) on the City’s Comprehensive Plan Map. The purpose of the MD designation is to allow a variety of single-family and multi-family development types, with continuity created through the application of design guidelines, the organization of roadways, sidewalks, public spaces, and the placement of community gathering places and civic amenities. The proposal is compliant with the following development standards if all conditions of approval are met: Compliance Comprehensive Plan Analysis  Policy L-3: Encourage infill development of single-family units as a means to meet growth targets and provide new housing.  Goal L-H: Plan for high-quality residential growth that supports transit by providing urban densities, promotes efficient land utilization, promotes good health and physical activity, builds social connections, and creates stable neighborhoods by incorporat ing both built amenities and natural features.  Goal L-I: Utilize multiple strategies to accommodate residential growth, including:  Development of new single-family neighborhoods on large tracts of land outside the City Center,  Development of new multi-family and mixed-use in the City Center and in the Residential High Density and Commercial Mixed Use designations, and  Infill development on vacant and underutilized land in established neighborhoods and multi-family areas.  Policy L-28: Minimize erosion and sedimentation in and near sensitive areas by requiring appropriate construction techniques and resource practices, such as low impact development.  Policy L-36: Land uses in areas subject to flooding, seismic, geologic, and coal mine hazards should be designed to prevent property damage and environmental degradation before, during, and after construction.  Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new development is designed to be functional and attractive.  Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas and neighborhoods through quality design and development.  Goal L-57: Compliment the built environment with landscaping using native, naturalized, and ornamental plantings that are appropriate for the situation and circumstance and which provide for respite, recreation, and sun/shade. 20. Zoning Development Standard Compliance: The site is classified Residential-4 (R-4) on the City’s Zoning Map. The R-4 designation serves as a transition between rural designation zones and higher density residential zones. It is intended as an intermediate lower density residential zone. The proposal is compliant with the following development standards, as outlined in RMC 4-2-110.A, if all conditions of approval are met: Compliance R-4 Zone Develop Standards and Analysis  Density: There is no minimum density required in the R-4 zone. The maximum density permitted is 4.0 dwelling units per net acre. Net density is calculated after the deduction of sensitive areas, areas intended for public right-of-way, and private access easements. City of Renton Department of Community & Economic Development Forest Terrace Preliminary Plat Staff Report to the Hearing Examiner LUA18-000124,ECF,PP,VA,MOD Report of November 13, 2018 Page 7 of 31 SR_HEX_Report_Forest_Terrace_181113 Staff Comment: The gross area of the property is 596,570 square feet. The plat design would result in 87,913 square feet of land utilized for public streets and ROW for a total of 508,657 square feet of net area or approximately 11.67 net acres. The proposed 25 new single-family lots would result in a net density of 2.14 dwelling units per net acre, thereby meeting the maximum density of four (4) dwelling units/acre.  Lot Dimensions: The minimum lot size permitted in the R-4 zone is 9,000 sq. ft. A minimum lot width of 70 feet is required (80 feet for corner lots) and a minimum lot depth of 100 feet is required. The following table identifies the proposed approximate dimensions for Lots 1-25 Proposed Lot Lot Size (sq. ft.) Lot Width (ft.) Lot Depth (ft.) Lot 1 9,038 70 129 Lot 2 9,100 70 130 Lot 3 (corner lot) 11,566 90 130 Lot 4 (corner lot) 11,566 90 130 Lot 5 9,100 70 130 Lot 6 9,100 70 130 Lot 7 9,100 70 130 Lot 8 11,498 70 164 Lot 9 10,293 70 147 Lot 10 9,565 82 117 Lot 11 9,324 80 117 Lot 12 Dimensions and square footage based on condition of approval see also FOF 23 9,820 70 129 Lot 13 Dimensions and square footage based on condition of approval see also FOF 23 9,820 70 129 Lot 14 9,360 70 133 Lot 15 9,114 70 130 Lot 16 9,100 70 130 Lot 17 9,100 70 130 Lot 18 9,100 70 130 Lot 19 9,100 70 130 City of Renton Department of Community & Economic Development Forest Terrace Preliminary Plat Staff Report to the Hearing Examiner LUA18-000124,ECF,PP,VA,MOD Report of November 13, 2018 Page 8 of 31 SR_HEX_Report_Forest_Terrace_181113 Lot 20 9,100 70 130 Lot 21 9,100 70 130 Lot 22 9,100 70 130 Lot 23 9,100 70 130 Lot 24 12,128 90 134 Lot 25 19,584 70 280 Staff Comment: The proposed lots meet size and dimensional requirements. Compliant if condition of approval is met Setbacks: The required setbacks in the R-4 zone are as follows: front yard is 30 feet, side yard is combined 20 feet with not less than 7.5 feet on either side, secondary front yard (applies to corner lots) is 30 feet, and the rear yard is 25 feet. Staff Comment: The preliminary plat (Exhibit 4) identifies 30-foot front and secondary front yards, 10-foot side yards, and 25-foot rear yards. Setbacks shown meet the minimum requirements and would be verified again at the time of single-family building permit submittal. The property contains an existing house that is shown on the northern property of Lot 25 and encroaching into the Perkins southern property line. The existing house would not meet the setback requirements of the proposed subdivision. Therefore staff recommends as a condition of approval that the applicant remove the existing single- family residence and any outbuildings located on the subject property at 2611 Union Ave NE prior to the issuance of the civil construction permit. Compliance not yet determined Building Standards: The R-4 zone has a maximum building coverage of 35% and a maximum impervious surface coverage of 50%. In the R-4 zone, a maximum building height of 3 stories with a wall plate height of 32 feet is permitted. Roofs with a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet from the maximum wall plate height. If the height of wall plates on a building are less than the states maximum the roof may project higher to account for the difference, yet the combined height of both features shall not exceed the combined maximums. Common rooftop features, such as chimneys, may project an additional four (4) vertical feet from the roof surface. Non-exempt vertical projections (e.g., roofs pitched less than 4:12, decks, railings, etc.) may extend up to six (6) vertical feet above the maximum wall plate height if the projection is stepped back one-and-a-half (1.5) horizontal feet from each minimum building setback line for each one (1) vertical foot above the maximum wall plate height. Wall plates supporting a primary roof surface that has only one (1) sloping plane (e.g., shed roof) may exceed the stated maximum if the average of wall plate heights is equal or less than the maximum wall plate height allowed. Staff Comment: Building height, building coverage, and impervious surface coverage for the new single-family residences would be verified at the time of building permit review. Compliant if conditions of approval are met Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot landscape strip along all public street frontages. Additional minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover, City of Renton Department of Community & Economic Development Forest Terrace Preliminary Plat Staff Report to the Hearing Examiner LUA18-000124,ECF,PP,VA,MOD Report of November 13, 2018 Page 9 of 31 SR_HEX_Report_Forest_Terrace_181113 are to be located in this area when present. Spacing standards shall be as stipulated by the Department of Community and Economic Development, provided there shall be a minimum of one street tree planted per address. Any additional undeveloped right-of- way areas shall be landscaped unless otherwise determined by the Ad ministrator. Where there is insufficient right-of-way space or no public frontage, street trees are required in the front yard subject to approval of the Administrator. A minimum of two trees are to be located in the front yard prior to final inspection fo r the new Single- Family Residence. Storm drainage facilities shall provide a landscaping strip with a minimum fifteen feet (15') of width and be located on the outside of any required fencing, unless otherwise determined through the site plan review or subdivision review process. Staff Comment: The proposed landscape plan (Exhibit 18) provides a minimum of three (3) trees to be planted in each lot’s general front yard area. Seven (7) different varieties of “yard” trees are shown in the plant schedule. No other street frontage landscaping is shown on the landscape plan meeting the 10-foot wide requirement of trees, shrubs, and groundcover. Therefore staff recommends as a condition of approval that the applicant submit a revised landscape plan for the preliminary plat with the civil construction permit application. The landscape plan shall identify the 10-foot wide street frontage landscaping buffer for each lot that shall include a mixture of trees, shrubs, and groundcover to be reviewed and approved by the Current Planning Project Manager prior to permit issuance. The landscape plan provides street tree planting spaced generally at 30 feet on center with the exception of those areas with driveway conflicts. Each lot is shown with at least one (1) street tree adjacent to their respective lot. It is likely that the proposed locations of the street trees may change in the final engineering design due to separation standards from street lighting, fire hydrants, and underground utilities. Street trees are also shown within a planter strip abutting Lots 12 and 13 that are within a cul-de-sac. As planter strips are not required within cul-de-sacs, the street trees for those lots would be located in their respective front yards. Therefore staff recommends as a condition of approval that the applicant submit a revised landscape plan with the civil construction permit application that identifies the utilities and lighting in the planter strips, provides a minimum of one (1) tree per lot with a maximum separation of 30 feet on-center for those areas not encumbered by driveways and/or utilities, and relocation of the street trees for Lots 12 and 13 into their respective front yards should the applicant decide to remove the planter strip from the cul-de-sac. Additionally, the revised landscape plan shall provide root barrier systems within the planter strip to impede tree roots from buckling the abutting sidewalks. The revised landscape plan shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. The proposed storm drainage vault would be located on the northeast corner of the subject property abutting proposed Road A and Union Ave NE. Due to proposed grades, the vault would be exposed a maximum of 6 feet in height near the northwestern corner of the vault as shown on the grading plan (Exhibit 9). A 15-foot wide landscaping screen around the storm drainage facility is likely not possible due to the alignment of Road A, the emergency secondary access, size of the vault, and topography of the area. However, there remains spaces between approximately 10 and 16 feet in width between the vault and Road A and Union Ave NE that may be landscaped. A narrow landscaping screen is provided on the western side abutting Lot 1 on the landscape plan. The exposed vault face contains nominal space for landscaping and can be improved with an aesthetic treatment as noted on the grading plan. Therefore staff recommends as a City of Renton Department of Community & Economic Development Forest Terrace Preliminary Plat Staff Report to the Hearing Examiner LUA18-000124,ECF,PP,VA,MOD Report of November 13, 2018 Page 10 of 31 SR_HEX_Report_Forest_Terrace_181113 condition of approval that the applicant submit a revised landscape plan that provides a landscape screen around the east, south, and west perimeter of the vault consisting of trees, shrubs, and groundcover. The revised landscape plan shall also provide specifications for aesthetic treatment of the exposed vault wall along the northern perimeter of the vault in lieu of providing a substantive landscape screen. The treatment shall be a veneer surface attached to the vault that consists of brick detailing such as a garden wall bond with diagonal patterns or a comparable surface approved by the Current Planning Project Manager. The revised landscape plan shall be reviewed and approved by the Current Planning Project Manager prior construction permit issuance. Compliant if conditions of approval are met Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-4- 130) require the retention of 30 percent of trees in a residential development. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); significant trees adjacent to critical areas and their associated buffers; and significant trees over sixty feet (60') in height or greater than eighteen inches ( 18") caliper. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non- native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. A minimum tree density shall be maintained on each residentially zoned lot . For detached single-family development, the minimum tree density is two (2) significant trees for every five thousand (5,000) square feet. The tree density may consist of existing trees, replacement trees, trees required pursuant to RMC 4-4-070F1, Street Frontage Landscaping Required, or a combination. Staff Comment: An Arborist Report was prepared by Tree Solutions Consulting Arborists dated December 15, 2017 (Exhibit 17) and submitted with the land use application. The report states the site is heavily forested with a total tree inventory of 1,024 trees on the subject property. Of those trees, 138 are located along the alignment of ROW improvements and 39 trees were determined to be dangerous resulting in the subject property containing 847 significant trees. The trees located on the subject property consist mainly of native species that include western red cedar, douglas-fir, bigleaf maple, black cottonwood, bitter cherry, and red alder. The majority of the trees were found to be in fair to good health and structural condition. The applicant has proposed to retain 119 of the site’s 847 significant trees resulting in a retention rate of 14 percent. In order to meet the code required 30 percent retention, the applicant would be required to retain 254 of the site’s significant trees. Trees proposed to be retained are located along the north-central portion and southern area of the subject property within tracts. Trees proposed to be removed are located where grading is proposed to construct the stormwater vault and tank and areas to be prepared for the building pads of the future single-family residences. The applicant has requested to provide replacement planting for the 135 protected trees (1,620 caliper inches) that would be removed. The applicant has requested 50 percent credit for those trees that would otherwise be required planting (i.e. street trees, storm drainage facility City of Renton Department of Community & Economic Development Forest Terrace Preliminary Plat Staff Report to the Hearing Examiner LUA18-000124,ECF,PP,VA,MOD Report of November 13, 2018 Page 11 of 31 SR_HEX_Report_Forest_Terrace_181113 screening, and minimum tree density plantings). Remaining replacement planting would occur in tree protection tracts B, C, D, and E and within portions of Lots 12-24. As shown on the Preliminary Tree Replacement and Landscape Plan (Exhibit 18), the applicant proposes to plant 568 3-inch caliper trees. Of those 568 proposed replacement trees, 145 trees would be required planting regardless of the tree retention regulations as they are street trees and trees to meet the minimum tree density requirement. A 50 percent replacement credit may be given for those trees that are required to be planted per the landscaping code. It appears on the landscape plan that most of the lots do not contain the minimum two (2) trees per 5,000 square foot minimum so additional planting would be necessary. Additionally, no storm drainage facility landscaping is shown and the street tree count may change due to utility conflicts that may occur during final engineering design. Therefore staff recommends as a condition of approval that the applicant submit a revised landscape plan with the civil construction permit application that provides an updated caliper count for those trees counted as required planting such as street frontage landscaping, minimum tree density, street trees, and storm drainage screening. The revised landscape plan shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. After obtaining 50 percent tree replacement credit for required plantings, the applicant proposes to replant 3-inch caliper trees within tracts B, C, D, and E and within portions of Lots 12 through 24. The total replacement trees and caliper inches on the landscape plan is 423 and 1,269 inches, respectively. Total replacement tree counts may change due to changes in required tree plantings noted above. Replacement trees consist of western red cedar, douglas fir, western hemlock, big leaf maple, and vine maple. The replacement trees located Tract E and within portions of Lots 12-24 are proposed to be tightly planted on engineered 2H:1V slopes. It is likely to be difficult to establish the proposed density of planting on such a steep slope as soils are likely to slough after planting and irrigation will be challenging with the downward slope. Additionally, the majority of the replacement planting will be in tracts owned by the future HOA, which would ultimately be responsible for future maintenance and care for the tracts. Therefore staff recommends as a condition of approval that the applicant submit revised grading and landscape plans that increase rockery heights behind Lots 14 through 24 from 3.5 feet in height to 6 feet in height in an effort to reduce the angle of the slope to conditions better suitable for tree planting and maintenance. Additionally, the revised landscape plans shall undergo independent secondary review by a certified arborist, funded by the applicant, to ensure the proposed spacing and graded conditions are suitable for the proposed replacement planting. The revised plans shall include details of split-rail fencing surrounding the tracts, signage, irrigation, and long term maintenance instructions for future homeowners. Any remaining caliper inches that cannot be provided on-site shall be satisfied via payment of a fee-in-lieu into the City’s Urban Forestry Program. Tree replacement and/or fee-in-lieu payment shall occur prior to final plat recording. Tracts B, C, D, and E would contain protected trees, which are both retained and replacements. Deed restrictions, covenants, signage, ownership, and maintenance requirements are set forth in RMC 4-4-130H.2 Tree Protection Tract. Therefore staff recommends as a condition of approval that the applicant submit Homeowner’s Association (HOA) documents with the final plat application that outline the responsibility for ownership and maintenance for maintaining the tracts, protected trees, fencing, and signage. The applicant shall also submit permanent and irrevocable deed restrictions on the tracts that prohibits future development. The HOA documents City of Renton Department of Community & Economic Development Forest Terrace Preliminary Plat Staff Report to the Hearing Examiner LUA18-000124,ECF,PP,VA,MOD Report of November 13, 2018 Page 12 of 31 SR_HEX_Report_Forest_Terrace_181113 and deed restrictions shall be reviewed and approved by the Current Planning Project Manager prior to recording with the King County Recorder’s Office with the plat. Due to the large number of replacement trees and associated grading to accommodate the plantings, staff recommends as a condition of approval that the applicant submit a surety to ensure the survival of the replacement trees for a minimum of five (5) years. The surety shall include a warranty for each replacement tree and maintenance of the tracts for the five (5) year period. The surety and maintenance specifications shall be executed prior to plat recording. Proposed grading activities occur within and near trees proposed to be retained in Tract E. Therefore staff recommends as a condition of approval that the applicant shall submit revised grading plans that removes grading activities within the drip lines of the trees. Due to the close proximity of the proposed grading within Tract E the applicant shall retain a certified arborist or licensed landscape architect to monitor construction activities near the retained trees and ensure they are protected and/or to prune branches and roots, fertilize, and water as appropriate. Monitoring and other required tree protection measures during construction (RMC 4-4-130H.9 shall be incorporated into the civil construction permit plans to be reviewed and approved by the Current Planning Project Manager prior to permit issuance.  Parking: Parking regulations require that a minimum of two parking spaces be provided for each detached dwelling. Driveway cuts are required to be a minimum of 5 feet from property lines and new driveways may be a maximum of 16 feet in width at the property line. Maximum driveway slopes shall not exceed fifteen percent (15%); provided, that driveways exceeding eight percent (8%) shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the garage/residence or crossing any public sidewalk. Staff Comment: Driveway cuts are shown on the utilities plan (Exhibit 5) at least five feet from side property lines. Sufficient area exists on each lot to accommodate off-street parking for a minimum of two (2) vehicles. This is typically achieved by providing a two (2) car garage for each single-family home. Compliance with individual driveway requirements would be reviewed at the time of building permit review Compliant if conditions of approval are met See also FOF 26 Fences and Retaining Walls: In any residential district, the maximum height of any fence, hedge or retaining wall shall be seventy two inches (72"). Except in the front yard and side yard along a street setback where the fence shall not exceed forty eight inches (48") in height. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. Staff Comment: The proposed grading on the subject property will result in a series of rockeries and retaining walls throughout the site. Along the northern portion (north of Road A) of the property, lock and load retaining walls would be located north of the emergency secondary access in Tract A, along the northern portions of Lots 1-10 and, within Tract D to support the soil fill. The retaining walls would contain terraces within Tracts A and D and in the rear yards of Lots 10 and 11. A maximum height of six feet from bottom of wall to top of wall is proposed for all retaining walls located along the northern portion of the site. Details of the wall aesthetics were not provided with the application and there is only intermittent planting shown within the terraced portions City of Renton Department of Community & Economic Development Forest Terrace Preliminary Plat Staff Report to the Hearing Examiner LUA18-000124,ECF,PP,VA,MOD Report of November 13, 2018 Page 13 of 31 SR_HEX_Report_Forest_Terrace_181113 of the walls. Therefore staff recommends as a condition of approval that the applicant submit revised landscape plans with the civil construction permit application that provides trees, shrubs, and ground cover planting between the retaining walls with detail sheets of the lock and load walls. The revised landscape plans shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. Along the southern portion of the subject property (south of Road A), the proposed grading will result in a series of rockeries that are necessary to protect the slope face from the cuts made into the hillside. Rockeries up to 10 feet in height are proposed in the rear and side yards of Lots 12 and 13. See FOF 26 Modification for analysis and recommended conditions of approval for the applicant’s requested modification to exceed the maximum retaining wall height. A series of terraced rockeries with a maximum of 3.5 feet in height is proposed along the rear yards of Lots 14 to 24 and abutting area of Tract E. See FOF 20 Tree Retention for recommended conditions of approval related to those rockeries. Along the northern portion of the Perkins property (2623 Union Ave NE), a terraced rockery with maximum heights of four feet is proposed abutting Road A and at the intersection of Union Ave NE. The rockery does not provide the required three-foot landscaped setback per RMC 4-4-040C.2.d. Therefore staff recommends as a condition of approval that the applicant submit revised grading and landscape plan with the civil construction permit application that provides a minimum setback of three feet from the right-of-way for the proposed rockeries located on the Perkins property at 2623 Union Ave NE. The setback shall be landscaped with trees, shrubs, and groundcover. Detail sheets of the proposed rockeries shall be provided with the plans. The revised plans shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. 21. Design Standards: Residential Design and Open Space Standards (RMC 4-2-115) are applicable in the R-4, R-6, R-8 zone. The Standards implement policies established in the Land Use Element of the Comprehensive Plan. Compliance with Site Design Standards must be demonstrated prior to approval of the subdivision. Compliance with Residential Design Standards would be verified prior to issuance of the building permit for the new single-family homes. The proposal is consistent with the following design standards, unless noted otherwise: Compliance Design Standards R-4 and Analysis N/A Lot Configuration: One of the following is required of preliminary plat applications: 1. Lot width variation of 10 feet (10’) minimum of one per four (4) abutting street- fronting lots, or 2. Minimum of four (4) lot sizes (minimum of four hundred (400) gross square feet size difference) for street-fronting lots, or 3. A front yard setback variation of at least five feet (5’) minimum for at least every four (4) abutting street fronting lots. Staff Comment: (Not applicable in the R-4 zone)  Lots shall be configured to achieve both of the following: 1. The location of stormwater infiltration LID facilities is opti mized, consistent with the Surface Water Design Manual. Building and property line setbacks are specified in the Surface Water Design Manual for infiltration facilities. City of Renton Department of Community & Economic Development Forest Terrace Preliminary Plat Staff Report to the Hearing Examiner LUA18-000124,ECF,PP,VA,MOD Report of November 13, 2018 Page 14 of 31 SR_HEX_Report_Forest_Terrace_181113 2. Soils with good infiltration potential for stormwater management are preserved to the maximum extent practicable as defined by the Surface Water Design Manual. Staff Comment: The proposed lots are all greater than 9,100 square feet which provide relatively large areas for infiltration should the soils be suitable. Infiltration potential will be reviewed comprehensively with the single-family building permit application. Compliance not yet demonstrated Garages: If an attached garage is wider than twenty six feet (26’), at least one (1) garage door shall be recessed a minimum of four feet (4’) from the other garage door. Additionally, one of the following is required: 1. The front porch projects in front of the garage a minimum of five feet (5’), and is a minimum of twelve feet (12’) wide, or 2. The roof extends at least five feet (5') (not including eaves) beyond the front of the garage for at least the width of the garage plus the porch/stoop area, or 3. The garage is alley accessed, or 4. The garage entry does not face a public and/or private street or an access easement, or 5. The garage width represents no greater than fifty percent (50%) of the width of the front facade at ground level, or 6. The garage is detached, or 7. The garage doors contain a minimum of thirty percent (30%) glazing, architectural detailing (e.g. trim and hardware), and are recessed from the front façade a minimum of five feet (5’), and from the front porch a minimum of seven feet (7’). Staff Comment: Compliance for this standard would be verified at the time of building permit review. Compliance not yet demonstrated Primary Entry: The entry shall include a porch or stoop with a minimum depth of five feet (5') and minimum height of twelve inches (12") above grade. Exception: in cases where accessibility (ADA) is a priority, an accessible route may be taken from a front driveway. Staff Comment: Compliance for this standard would be verified at the time of building permit review. Compliance not yet demonstrated Facade Modulation: One of the following is required: 1. An offset of at least one story that is at least ten feet (10') wide and t wo feet (2') in depth on facades visible from the street, or 2. At least two feet (2') offset of second story from first story on one street facing facade. Staff Comment: Compliance for this standard would be verified at the time of building permit review. City of Renton Department of Community & Economic Development Forest Terrace Preliminary Plat Staff Report to the Hearing Examiner LUA18-000124,ECF,PP,VA,MOD Report of November 13, 2018 Page 15 of 31 SR_HEX_Report_Forest_Terrace_181113 Compliance not yet demonstrated Windows and Doors: Windows and doors shall constitute twenty-five percent (25%) of all facades facing street frontage or public spaces. Staff Comment: Compliance for this standard would be verified at the time of building permit review. N/A Scale, Bulk, and Character: N/A Compliance not yet demonstrated Roofs: A variety of roof forms appropriate to the style of the home shall be used. Staff Comment: Compliance for this standard would be verified at the time of building permit review. Compliance not yet demonstrated Eaves: Both of the following are required: 1. Eaves projecting from the roof of the entire building at least twelve inches (12") with horizontal fascia or fascia gutter at least five inches (5") deep on the face of all eaves, and 2. Rakes on gable ends must extend a minimum of two inches (2") from the surface of exterior siding materials. Staff Comment: Compliance for this standard would be verified at the time of building permit review. Compliance not yet demonstrated Architectural Detailing: If one siding material is used on any side of the dwelling that is two stories or greater in height, a horizontal band that measures at least eight inches (8") is required between the first and second story. Additionally, one of the following is required: 1. Three and one half inch (3 1/2") minimum trim surrounds all windows and details all doors, or 2. A combination of shutters and three and one half inches (3 1/2") minimum trim details all windows, and three and one half inches (3 1/2") minimum trim details all doors. Staff Comment: Compliance for this standard would be verified at the time of building permit review. Compliant if condition of approval is met Materials and Color: For subdivisions and short plats, abutting homes shall be of differing color. Color palettes for all new dwellings, coded to the home elevations, shall be submitted for approval. Additionally, one of the following is required: 1. A minimum of two (2) colors is used on the home (body with different color trim is acceptable), or 2. A minimum of two (2) differing siding materials (horizontal siding and shingles, siding and masonry or masonry-like material, etc.) is used on the home. One alternative siding material must comprise a minimum of thirty percent (30%) of the street facing facade. If masonry siding is used, it shall wrap the corners no less than twenty four inches (24"). City of Renton Department of Community & Economic Development Forest Terrace Preliminary Plat Staff Report to the Hearing Examiner LUA18-000124,ECF,PP,VA,MOD Report of November 13, 2018 Page 16 of 31 SR_HEX_Report_Forest_Terrace_181113 Staff Comment: For staff to determine if abutting homes within the subdivision are different colors prior to individual building permit applications for each lot, staff recommends as a condition of approval the applicant submit a color palette for each new single-family home be submitted with the final plat application. The color palette shall be reviewed and approved by the Current Planning Project Manager prior to plat recording. 22. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas Regulations (RMC 4-3-050). The proposal is consistent with the Critical Areas Regulations, if compliance will all conditions of approval are met. Compliance Critical Areas Analysis Compliant if conditions of approval are met See also FOF 24 Geologically Hazardous Areas: Based upon the results of a geotechnical report and/or independent review, conditions of approval for developments may include buffers and/or setbacks from buffers. A standard 15-foot building setback is required for all structures from Protected Slope areas. A 50-foot buffer and 15-foot building setback are required from Very High Landslide Hazard Areas. Staff Comment: The City’s mapping system has identified potential regulated slopes between 25-40 percent with isolated areas greater than 40 percent and High Erosion Hazard areas. The applicant’s geotechnical report (Exhibit 10) found the site qualifies as a High Erosion Hazard Area and the soils over most of the site would have a slight to severe potential for erosion when exposed. The report provides recommendations to mitigate these hazards most notably by limiting site clearing and grading activities to dry months which has been included as a SEPA mitigation measure. The report also finds the site meets the Moderate Landslide Hazard and Sensitive Slope criteria with slopes ranging from 15-40 percent across the site and SEPA mitigations measures were incorporated into the DNS-M to have the applicant comply with all recommendations of current and future geotechnical reports, have the geotechnical engineer review the future construction plans to ensure compliance, and have the applicant’s geotechnical engineer identify those construction activities where observation on-site by a licensed geotechnical engineer should occur and provide those benchmarks on the construction plans. An isolated protected slope was identified by the applicant’s geotechnical engineer in an updated report (Exhibit 11) located on the Perkins Property where the new Road A would intersect with Union Ave NE. The City contracted with a geotechnical engineer for peer review of the applicant’s analysis (Exhibit 12). The applicant has requested a critical areas variance to remove the protected slope and replace with a two-tiered rockery wall. See FOF 24 for analysis related to the variance request. 23. Compliance with Subdivision Regulations: RMC 4-7 Provides review criteria for the subdivisions. The proposal is consistent with the following subdivision regulations if all conditions of approval are complied with: Compliance Subdivision Regulations and Analysis Compliant if condition if approval met Access: Each lot must have access to a public street or road. City of Renton Department of Community & Economic Development Forest Terrace Preliminary Plat Staff Report to the Hearing Examiner LUA18-000124,ECF,PP,VA,MOD Report of November 13, 2018 Page 17 of 31 SR_HEX_Report_Forest_Terrace_181113 The maximum width of single loaded garage driveways shall not exceed nine feet (9') and double loaded garage driveways shall not exceed sixteen feet (16'). Staff Comment: All lots with the exception of 12 and 13 have direct access to a public street. As shown on the plat (Exhibit 4) the applicant has proposed the radius within the emergency vehicle turnaround to be within an access easement that the homeowners would remove when the Road A extends west. Private access easements are not permitted in the City’s Street Standard and shared driveways are not permitted in preliminary plats. Further, Lots 12 and 13 contain adequate width, depth, and size for the cul-de-sac to be public. Therefore staff recommends as a condition of approval that the applicant resubmit a revised plat plan with the civil construction permit application that identifies the cul-de-sac as a public street designed per the City’s Street Standards. The revised plat plan shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. Driveway width will be reviewed for compliance with the single-family building permit application. N/A Blocks: Blocks shall be deep enough to allow two tiers of lots. Staff Comment: The City’s boundary, depth of the property, topography, and tree retention limits the ability to provide two tiers of lots within the subdivision. Compliant if conditions of approval are met Lots: The size, shape, and orientation of lots shall meet the minimum area and width requirements of the applicable zoning classification and shall be appropriate for the type of development and use contemplated. Width between side lot lines at their foremost points (i.e., the points where the side lot lines intersect with the street right- of-way line) shall not be less than eighty percent (80%) of the required lot width except in the cases of (1) pipestem lots, which shall have a minimum width of twenty feet (20') and (2) lots on a street curve or the turning circle of cul-de-sac (radial lots), which shall be a minimum of thirty five feet (35'). No residentially zoned lot shall have a depth-to- width ratio greater than four-to-one (4:1). Staff Comment: Each of lots meets the R-4 zone size, shape, and dimensional requirements. However as shown on the utility plan (Exhibit 5), the side lot lines for Lots 12 and 13 do not intersect with the street ROW as is required. A condition of approval was recommended in FOF 23: Access that would require the applicant to dedicate the cul-de-sac as a public street which would also result in compliance with this section. Additionally, Lot 11 is shown in the utility plan to contain very limited frontage to the improved section of the cul-de-sac however a recommended condition of approval in FOF 23: Streets would require the applicant to improve the northern portion of Road A to the western property line per Residential Access Street Standards providing the lot full frontage improvements the entire width of the lot and thereby meeting the frontage width requirements. Compliant if condition of approval is met Streets: The proposed street system shall extend and create connections between existing streets per the Street Standards outlined in RMC 4-6-060 Street Standards. Staff Comment: The subject property’s existing frontage is along Union Ave NE, which is classified as a minor arterial. Per the City’s Street Standards, the minimum right-of- way (ROW) width for a minor arterial with four lanes is 91 feet with a paved roadway width of 54 feet that contains four 11-foot wide travel lanes and two 5-foot wide bicycle lanes. An 8-foot wide planter strip with 0.5-foot wide curb, 8-foot wide sidewalk, and 2- foot wide clear space at the back of sidewalk is also standard on both sides of the minor arterial. The existing ROW width along the subject property’s frontage is currently 60 City of Renton Department of Community & Economic Development Forest Terrace Preliminary Plat Staff Report to the Hearing Examiner LUA18-000124,ECF,PP,VA,MOD Report of November 13, 2018 Page 18 of 31 SR_HEX_Report_Forest_Terrace_181113 feet, which would require the applicant to dedicate 15.5 feet of Union Ave NE frontage to construct the half-street improvements. The applicant has submitted a modification request for a modified minor arterial section along the subject property’s frontage. See FOF 25 for analysis and recommendation of this request. The arrangement of the proposed subdivision internal street system would support future connections when the abutting properties develop and provides an alignment with the existing NE 27th Pl and Union Ave NE intersection. The north/south Road B would stub along the northern portion of the property. The abutting northern properties are located in unincorporated King County (Renton PAA), are under one party ownership, and are under developed as to the capacity permitted under the County or City’s R-4 density standards. Road B would provide connectivity to a future street network when the northern properties subdivide and develop. Road A traverses east/west along the entire subject property and would stub at the western terminus. There is one large parcel to west (APN 042305-9002) between Road A and SE 96th Pl. The property is located in unincorporated King County (Renton PAA), under one party ownership, and is under developed as to the capacity permitted under the County or City’s R-4 density standards. Road A would provide connectivity to SE 96th Pl when to abutting western property subdivides and develops. Due to emergency vehicle access standards, the applicant would be required to construct a cul-de-sac near the western limits of the proposed subdivision for required emergency vehicle turnaround purposes. The turnaround would be necessary until such time the western property constructs a connection to SE 96th Pl. The applicant’s utility plan ends the street construction at the cul-de-sac radius instead of constructing the residential access street to the terminus of the western property line. As the turnaround will no longer be needed when the western property subdivides staff recommends as a condition of approval that the applicant submit a revised utility plan with the civil construction permit that extends the residential access street to the western property line resulting in 5-foot wide sidewalk and 8-foot planter strip with curb along the frontage of Lots 10 and 11 and along the southern portion of Road A west of the cul-de-sac. The revised utility plan shall be reviewed and approved by the Current Planning Project Manager prior to construction permit approval. The internal street system (Roads A and B) shall be constructed to meet the Residential Access street requirements per the City’s Street Standards. Residential Access streets contain a ROW width of 53 feet with a paved roadway width of 26 feet that contains two 10-foot wide travel lanes and one 6-foot wide parking lane. An 8-foot wide planter strip with 0.5-foot wide curb and 5-foot wide sidewalk is also standard on both sides of the residential access street. Curb-bulbs are required at intersections where on-street parking is located. The on-street parking lane should be located on the opposite side of the fire hydrant locations, north side of Road A, in order to maximize parking availability. The applicant’s utility plan (Exhibit 5) does not provide the correct Residential Access street section however the 53-foot ROW width is provided. Additionally, the plan does not indicate curb-bulbs at the intersections of Road A Union Ave NE or Road A and B. Therefore staff recommends as a condition of approval that the applicant submit a revised utility plan with civil construction permit application that contains the current residential access street cross section for Roads A and B with the parking lane and curb-bulbs located on the opposite side of where the fire hydrants will be installed. The revised utility plan shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. City of Renton Department of Community & Economic Development Forest Terrace Preliminary Plat Staff Report to the Hearing Examiner LUA18-000124,ECF,PP,VA,MOD Report of November 13, 2018 Page 19 of 31 SR_HEX_Report_Forest_Terrace_181113 Compliant if condition of approval is met Relationship to Existing Uses: The proposed project is compatible with existing surrounding uses. Staff Comment: The subject property is bordered by single-family development around north, east, and west sides of the property and abuts a public elementary school to the south. With the exception of the school property, the properties in the general vicinity of the subject property are residential low and medium density and are designated R-4 and R-6 by the City and the County. The proposed stormwater facility within the storm drain tract is an underground vault. The perimeter landscaping and grass planted over the top of the vault would provide an amenity to the neighborhood and an attractive buffer. A Stormwater detention pond within the tract would not provide the same level of aesthetic benefits as the proposed vault. Therefore staff recommends as a condition of approval that any proposal to convert the stormwater vault within the tract to a stormwater detention pond be considered a Major Plat Amendment subject to the requirements outlined under RMC 4-7-080M.2. 24. Critical Area Variance Analysis: The subject property contains a protected slope near the intersection of Union Ave NE and NE 27th Pl. Protected slopes are defined as slopes that contain a 40 percent or greater grade and contain a minimum vertical rise of 15 feet. Pursuant to RMC 4-3-050G.5.f, development is prohibited on protected slopes. The slope is located within the proposed alignment of Road A and Union Ave NE. As provided in a geotechnical addendum (Exhibit 11), the slope is approximately 20 feet in height with a gradient of approximately 66 percent. The applicant proposes to remove the slope and replace it with a two-tiered terraced rockery on the Perkins property at 2623 Union Ave NE. Each rockery would be approximately four feet in height. The proposal is compliant with the following special review variance criteria, pursuant to RMC 4-9-250.B.9. Therefore, staff recommends approval of the requested Critical Area Variance. Compliance Critical Area Variance Criteria and Analysis  a. The variance granted is the minimum amount necessary to accommodate the proposal. Staff Comment: The applicant contends the area designated as the protected slope is approximately 6,500 square feet or one (1) percent of the total project site of 13.7 acres. The removal of the slope to align the proposed Road A with the existing intersection of Union Ave NE and NE 27th Pl would be the minimum amount necessary to accommodate the proposal. Staff finds the proposed removal of the protected slope is the minimum necessary to accommodate the proposal. The proposed alignment could not occur without the slope’s removal and stabilization with tiered rockery due to the location of the existing intersection and neighboring Perkin’s property.  b. Alternative development concepts that comply with RMC 4-3-050 have been evaluated and that practical difficulties and unnecessary hardship would result from the strict application of the code. Staff Comment: The applicant contends alternative were explored to gain access to the subject property including streets high and low on the site. The alternative options did not have a better ratio of sight distance, grading impacts, tree retention, connectivity, or utility viability. The proposed alignment results in the lots being located on the north portion of the subject property which provides the best balance for meeting code City of Renton Department of Community & Economic Development Forest Terrace Preliminary Plat Staff Report to the Hearing Examiner LUA18-000124,ECF,PP,VA,MOD Report of November 13, 2018 Page 20 of 31 SR_HEX_Report_Forest_Terrace_181113 requirements, safety, and constraints of the site, including road connectivity to the west and intersection alignment with NE 27th Pl. Staff finds the applicant has explored alternative concepts via the preapplication meeting and application prescreening process with the City. By not removing the protected slope an additional intersection would be added to Union Ave NE that would not align with NE 27th Pl. contributing to additional vehicle turning movements instead of consolidating the movements into one intersection. Further, the proposed alignment would create a connection between the existing street systems, which is a general requirement of the City’s Subdivision Regulations. Compliant if condition of approval is met c. The proposal does not adversely impact geological hazards or other critical areas on adjacent properties. Staff Comment: The applicant contends that their geotechnical addendum (Exhibit 11) identifies the removal of the slope would result in an increase of overall site stability and no other adverse impacts to other critical areas or adjacent properties would occur. Staff finds the removal of the slope would not adversely impact geologically hazardous area or other critical areas on adjacent property. The City had conducted a secondary review (Exhibit 12) of the applicant’s analysis to verify the findings. The City’s third-party reviewer generally agreed with the applicant’s findings and recommended several additional considerations, which the applicant’s geotechnical engineer responded (Exhibit 13). The resulting two-tiered rockery that would replace the protected slope would be located on the abutting Perkins property. The SEPA mitigation measures incorporated into the DNS-M document will require the applicant to have those rockeries reviewed and certified by a geotechnical engineer as part of the civil construction and building permit phase of development to further demonstrate no long term impacts associated with the rockeries would occur. However, the two-tiered rockery is located off-site as the Perkins property is not part of the preliminary plat, therefore staff recommends as a condition of approval that the applicant prepare an agreement with the Perkins property that identifies maintenance responsibilities and any needed easements necessary to maintain the rockery on the abutting 2623 Union Ave NE property. Documentation of this agreement shall be reviewed and approved by the Current Planning Project Manager prior to plat recording.  d. The need for the variance is not the result of actions of the applicant or property owner. Staff Comment: The applicant contends the need for the variance is created by the alignment of the plat entrance with the existing NE 27th Pl intersection with Union Ave NE. The location of the protected slope within the alignment of NE 27th Pl and Union Ave NE intersection is not the result of the applicant or property owner. The variance would result in connectivity to the existing street system, which is a general requirement of the Subdivision Regulations.  e. The proposal does not create or increase a risk to the public health, safety, and welfare, or to public or private property. Staff Comment: The applicant contends their geotechnical analysis indicates that removing the protected slope would improve the stability of the area and that the City of Renton Department of Community & Economic Development Forest Terrace Preliminary Plat Staff Report to the Hearing Examiner LUA18-000124,ECF,PP,VA,MOD Report of November 13, 2018 Page 21 of 31 SR_HEX_Report_Forest_Terrace_181113 design and construction of the development would be completed under the recommendation and supervision of a geotechnical engineer. Staff finds the proposal would not create or increase a risk to health, safety, and welfare or to public or private property. The analysis provided by the applicant, which was reviewed by an independent third party geotechnical engineer, finds the proposed slope removal can be conducted safely and would be adequately replaced with a two-tiered rockery. The protected slope is an isolated feature in the subject property and not part of a larger geological hazard that would require a setback or buffer.  f. If the Administrator approves a variance under this subsection, the following conditions of approval, among others, may be imposed: i. The recommendations of the geotechnical report are followed ii. Project plans shall be reviewed and sealed by a geotechnical engineer or the geotechnical engineer shall submit a sealed letter stating that they have reviewed the plans and in their opinion the plans and specifications meet the intent of the geotechnical report; and iii. An appropriate number of site visits by the geotechnical engineer to establish proper methods, techniques, and adherence to plan drawings is demonstrated during and after construction The applicant contends the design and construction of the proposed development would be completed under the recommendation and supervision of a professional geotechnical engineer. Staff Comment: The DNS-M has incorporated mitigation measures that would require all three (3) above referenced conditions of approval. Additionally, the DNS-M limits clearing and grading of the subject property to dry season construction months between May 1 to September 30 and requires certification of all rockeries and retaining walls regardless of height. 25. Modification Analysis: The applicant is requesting a modification from RMC 4-4-060F.2 in order to construct a modified minor arterial half-street section of Union Ave NE along the subject property’s frontage. The existing right-of-way width is approximately 60 feet. The City’s Street Standards requires a minimum right-of-way (ROW) width for a minor arterial with four lanes to be 91 feet. The minimum paved roadway width is 54 feet consisting of four 11-foot wide travel lanes and two 5-foot wide bike lanes. Frontage widths along each side of paved roadway consist of 0.5-foot curb, 8-foot planter, 8-foot sidewalk, and 2-foot clear at back of sidewalk are required along each side of the roadway . The applicant has requested to construct a modified minor arterial section along the subject property frontage to include the following: overall right-of-way width of 81 feet with a paved roadway width of 44 feet consisting of two 11-foot wide travel lanes, one 12-foot wide travel lane, and two 5-foot wide bike lanes. Frontage width along each side of the paved roadway consist of 0.5-foot curb, 8-foot planter, 8-foot sidewalk, and 2-foot clear at the back of sidewalk are required along each side of the roadway. The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-250.D.2. Therefore, staff is recommending approval of the requested modification, subject to conditions as noted below: Compliance Modification Criteria and Analysis  a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Desi gn Element and City of Renton Department of Community & Economic Development Forest Terrace Preliminary Plat Staff Report to the Hearing Examiner LUA18-000124,ECF,PP,VA,MOD Report of November 13, 2018 Page 22 of 31 SR_HEX_Report_Forest_Terrace_181113 the proposed modification is the minimum adjustment necessary to implement these policies and objectives. Staff Comment: The applicant contends the modified road section would provide a safe and adequate access to the project and surrounding community. The Level of Service would remain at A and B with the modification per the Traffic Impact Analysis (TIA) (Exhibit 19). Staff concurs the modified road section would substantially implement the policy direction of the Comprehensive Plan and the modification is the minimum adjustment necessary to implement the policies and objectives. The subject property is located in the Residential Low Density and R-4 land use and zoning classification, respectively. The general vicinity contains larger lots and is more suburban with fewer residents than denser areas of the City. As provided by the applicant, the modified street section would maintain the existing level of service. The existing street section south of the property contains the two travel lanes with a center turn lane and the proposed modified street section would be similar to the existing system. Reducing the overall ROW width by 10 feet is the minimum adjustment necessary to maintain the policies and objectives of the Comprehensive Plan.  b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment. Staff Comment: The applicant contends the modified road section is appropriate based on the amount of traffic and levels of service on Union Ave NE with the project and potential future development. The modified section would be consistent with the channelization of the street south of the subject property. Staff concurs the proposed modification would meet the objectives of function and maintainability intended by the code requirements. The modified street section would be consistent with the surrounding street system. Pedestrian amenities such as sidewalks and planters and would still be provided with the modification. The 10-foot reduction in overall ROW width maintains the safety and appearance of Union Ave NE.  c. Will not be injurious to other property(ies) in the vicinity. Staff Comment: The applicant contends the modification would have no impact to other properties. Staff concurs the requested modification would have no impact to other properties in the vicinity. The modified arterial improvements would be constructed in the City’s ROW and along the subject property’s frontage.  d. Conforms to the intent and purpose of the Code. Staff Comment: The applicant contends the frontage improvements are consistent in appearance with other streets with travel lanes, bike lanes, curbs, planter strips, and sidewalks. Staff concurs the intent and purpose of the code would be maintained with the requested modification as safe movement of vehicles and pedestrians would be provided.  e. Can be shown to be justified and required for the use and situation intended. City of Renton Department of Community & Economic Development Forest Terrace Preliminary Plat Staff Report to the Hearing Examiner LUA18-000124,ECF,PP,VA,MOD Report of November 13, 2018 Page 23 of 31 SR_HEX_Report_Forest_Terrace_181113 Staff Comment: The applicant contends the modified minor arterial is consistent with the channelization of Union Ave NE south of the project site. Staff concurs the modified is justified and required for the use and situation intended. The City’s Transportation Division has reviewed the existing street network in the neighborhood and agrees the modified minor arterial is justified for the proposed preliminary plat.  f. Will not create adverse impacts to other property(ies) in the vicinity. Staff Comment: The applicant contends the modified road section will have no impacts to other properties See comments under criterion ‘c’. 26. Modification Analysis: The applicant is requesting a modification from RMC 4-4-040D.1 in order to exceed the maximum retaining wall height of 72 inches. The applicant has proposed to construct rockeries on Lots 12 and 13 that would rise to a maximum of 10 feet at top-of-wall. The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-250.D.2, if all conditions of approval are met. Therefore, staff is recommending approval of the requested modification, subject to conditions as noted below: Compliance Modification Criteria and Analysis  a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives. Staff Comment: The applicant contends the proposal to develop the property with 25 future single-family homes is consistent with the Comprehensive Plan. Staff concurs that the requested modification would substantially implement the policy direction and objectives of the Comprehensive Plan and it is the minimum adjustment necessary. The increased wall height would result in the retention of existing trees within Tract E. Terracing the rockery with code compliant heights and spacing would likely require additional grading within Tract E further up the hill within the tree canopy that is proposed to be retained with the requested 10-foot tall rockeries. The adjustment is the minimum necessary to retain the trees in Tract E and the walls would likely be obscured from public view. Compliant if condition of approval is met b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment. Staff Comment: The applicant contends the proposed retaining walls will not impose any safety risk to the public or private property owners. The proposed walls behind Lots 12 and 13 will be screened from public view by the future homes. Staff concurs the proposed modification would meet the objectives of function and maintainability intended by the code requirements. The project’s DNS-M has incorporated mitigation measures that would require the applicant to have a geotechnical engineer seal and certify all rockeries in the development and provide long term maintenance instructions for future homeowners. The view impacts of the rockeries would likely be limited as the future homes may obscure the rockeries City of Renton Department of Community & Economic Development Forest Terrace Preliminary Plat Staff Report to the Hearing Examiner LUA18-000124,ECF,PP,VA,MOD Report of November 13, 2018 Page 24 of 31 SR_HEX_Report_Forest_Terrace_181113 depending on the design of homes leaving the future homeowners with impacts of a taller wall. Therefore staff recommends as a condition of approval the applicant submit an individual landscape plan package with the single-family building permits for Lots 12 and 13 prepared by a licensed landscape architect that provides view obscuring plantings consisting of evergreen shrubs and trees along the base of the rockery sections greater than 10 feet in height. The landscape plans shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance.  c. Will not be injurious to other property(ies) in the vicinity. Staff Comment: The applicant contends the proposed walls on Lots 12 and 13 are not adjacent to other properties and therefore would not be injurious. Staff concurs the requested modification would not be injurious to other properties in the vicinity. Lots 12 and 13 are relatively secluded properties within the plat and view impacts from the increased rockery height would likely be limited to the future homeowners. The rockeries are required to be reviewed and sealed by a licensed geotechnical engineer per the DNS-M document issued for the project.  d. Conforms to the intent and purpose of the Code. Staff Comment: The applicant contends the proposed modification would result in greater tree retention and balanced earthwork for the site. The walls would be screened from public view. Staff concurs that the increased wall height would conform to the intent and purpose of the Code. The City’s wall height limitations are intended, in part, to mitigate the view impacts of large expansive retaining walls within the public realm. The requested modification for the 10-foot high rockeries is limited in scope as the sections are located in the rear and side yards of Lots 12 and 13 and will be obscured from view by the future homes and evergreen landscape plantings recommended as a condition of approval.  e. Can be shown to be justified and required for the use and situation intended. Staff Comment: The applicant contends the walls are necessary to develop the site consistent with its intended intensity and use. The increased wall height would support greater tree retention than if 72-inch tall walls were used. Staff concurs the requested modification can be justified and required for the use and situation intended. The subject property is sloped from south to north and to construct the plat infrastructure and future building pads, the site will need to be graded resulting in rockeries and retaining walls. The extensive rockeries and retaining wall system throughout the site would meet the six-foot high limitation with the exception of sections within the rear and side yards of Lots 12 and 13. The increased heights would result in the retention of additional trees within Tract E than if those rockery sections were terraced and reduced in height.  f. Will not create adverse impacts to other property(ies) in the vicinity. Staff Comment: The applicant contends the walls on Lots 12 and 13 are not adjacent to other properties and therefore no adverse impacts would be created. Staff concurs that the requested modification would not create adverse impacts to other properties. The 10-foot sections of rockeries are isolated and would be obscured from view off-site as mentioned previously. City of Renton Department of Community & Economic Development Forest Terrace Preliminary Plat Staff Report to the Hearing Examiner LUA18-000124,ECF,PP,VA,MOD Report of November 13, 2018 Page 25 of 31 SR_HEX_Report_Forest_Terrace_181113 27. Availability and Impact on Public Services: Compliance Availability and Impact on Public Services Analysis  Police and Fire: Police and Fire Prevention staff indicates that sufficient resources exist to furnish services to the proposed development; subject to the condition that the applicant provides Code required improvements and fees. All homes on dead end streets that exceed 500 feet, up to 700 feet long, require 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. A secondary emergency access is provided along a 20-foot wide road north of the detention vault from Union Ave NE and Road B. A Fire Impact Fee would be required for the future homes. The current Fire Impact Fee is $829.77. The fee in effect at the time of building permit application is applicable to this project and is payable at the time of building permit issuance. Compliant if condition of approval is met Schools: It is anticipated that the Renton School District can accommodate any additional students generated by this proposal at the following schools: Sierra Heights Elementary, Risden Middle School, and Hazen High School. Any new students from the proposed development would be bussed to Risden Middle and Hazen High schools. New elementary school students are within walking distance of Sierra Heights. The stop for both school is located approximately 0.23 miles from the project site at Union Ave NE and NE 23rd Pl. The proposed project would require the installation of frontage improvements along the Union Ave NE frontage that includes sidewalks and planter strip. Students would walk south along Union Ave NE to reach the bus stop. Existing sidewalks are located on both sides of Union Ave NE with the e xception of an approximate 140 linear foot gap along the west site of Union Ave NE between the southern limits of the subject property and Sierra Heights Elementary School. A narrow shoulder with marked fog line is all that exists along this frontage and it would be the direct walking route for elementary school students from the subdivision. Due to this sidewalk gap along Union Ave NE and RCW 58.17.110(1), which requires provisions for planning features that assure safe walking conditions for students, staff recommends as a condition of approval that the applicant submit a safe walking route plan with the civil construction permit for students attending Sierra Heights Elementary School and students walking to their designated bus stop at Union Ave NE and NE 23rd Pl. The plan may include off-site improvements necessary to ensure safe walking conditions for students. The safe walking route plan shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. A School Impact Fee would be required for the future homes. The current Renton School District Impact Fee is $6,432.00. The fee in effect at the time of building permit application is applicable to this project and is payable at the time of building permit issuance.  Parks: A Park Impact Fee would be required for the future houses. The current Park Impact Fee is $2,740.07. The fee in effect at the time of building permit application is applicable to this project and is payable at the time of building permit issuance. Compliant if condition of approval is met Storm Water: An adequate drainage system shall be provided for the proper drainage of all surface water. Staff Comment: A Drainage Plan (Exhibit 6) and Technical Information Report (TIR), dated June 18, 2018, (Exhibit 16) prepared by Barghausen Consulting Engineers was submitted 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 City of Renton Department of Community & Economic Development Forest Terrace Preliminary Plat Staff Report to the Hearing Examiner LUA18-000124,ECF,PP,VA,MOD Report of November 13, 2018 Page 26 of 31 SR_HEX_Report_Forest_Terrace_181113 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 TIR analyzed off-site drainage and the project’s surface water collection and distribution. According to the report, as the site is on a hillside and generally slopes downward to the north, the subject property receives upstream flows from the neighboring Sierra Heights Elementary School to the south. Drainage from the subject property sheet flows from south to north across the site where it is dispersed into the abutting residential lots and eventually flows to existing conveyance systems on SE 95th Way and then into May Creek approximately ¼ mile downstream from the subject property. May Creek eventually drains into Lake Washington north of the City’s Kennydale neighborhood. No evidence of erosion control issues or adverse flooding impacts were observed during the downstream analysis investigation. The applicant has proposed to install bypass located within Union Ave NE that collects the storm runoff from the south of the proposed frontage and connects to the northern catch basin. On-site, the applicant has proposed a stormwater detention vault located on the northeast corner of the subject property. The vault has been sized assuming that no BMP credits will be used for the individual lots. Additionally, the applicant proposes a detention pipe system within the emergency secondary access road located on the northern portion of the subject property north of Lots 2 and 3. This system shall be sized in accordance with the 2017 RSWDM. Water quality for the site would be provided via a stormfilter that would be located within the secondary emergency access road north of the detention vault. Treatment would occur prior to discharge into the City’s stormwater system in Union Ave NE. The applicant would install an 18-inch storm pipe on the west side of Union Ave NE that would carry flows north and discharge into a drainage swale, regraded by the applicant, approximately 280 linear feet prior to entering an existing catch basin at the intersection of SE 95th Way and eventually flowing into May Creek. The applicant proposes to construct a conveyance and 50-foot long level spreader or dispersal trench in the rear yard of Lot 10 for existing flows that originate from the contributing basin on the western portion of the abutting Sierra Heights Elementary School. The level spreader would be located in a relatively narrow area between the toe of a retaining wall and the rear property line; therefore staff recommends as a condition of approval that the applicant’s geotechnical engineer review the proposed dispersion trench location and provide any recommendations necessary to mitigate impacts to the retaining wall or conveyance issues to downstream property owners. The geotechnical analysis of the dispersion trench shall be submitted with the civil construction permit application and reviewed and approved by the Current Planning Project Manager prior to permit issuance. On-site BMPs satisfying Core Requirement #9 would 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. Basic dispersion may be feasible. If feasible, basic dispersion shall 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 final TIR should indicate how target surfaces from City of Renton Department of Community & Economic Development Forest Terrace Preliminary Plat Staff Report to the Hearing Examiner LUA18-000124,ECF,PP,VA,MOD Report of November 13, 2018 Page 27 of 31 SR_HEX_Report_Forest_Terrace_181113 plat infrastructure (road and sidewalk) are mitigated by on-site BMPs or how BMPs are infeasible for these surfaces. Drainage improvements along all public street frontages (new internal streets and Union Avenue NE) are required to conform to the City’s street standards. New storm drains shall be designed and sized in accordance with the standards found in Chapter 4 of the 2017 Renton Surface Water Design Manual. A Construction Stormwater General Permit from the Washington Department of Ecology is required as site clearing will exceed one acre.  Water: A new water main will be required within proposed Roads A and B connecting from the existing 12-inch main in Union Avenue NE. The size of the internal water main shall be a minimum of 8-inches and up to 12-inches depending on the fire flow demand of the future homes. 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. Fire hydrants per City standards shall be installed per Renton Regional Fire Authority requirements. A minimum of one fire hydrant is required within 300 feet of the future homes. Each new lot in the subdivision requires a separate 1-inch water service with line and meter installed by the City. A System Development Charge (SDC) will be assessed and due at civil construction permit issuance.  Sanitary Sewer: A new 8-inch sewer main extension from Union Ave NE extending to the western terminus of Road A is required. Sanitary sewer service would be provided to Lots 1-24 from the new main with Lot 25 connecting directly to the main in Union Ave NE. The subject property is currently 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. A System Development Charge (SDC) will be assessed and due at civil construction permit issuance. The subject property 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. I. CONCLUSIONS: 1. The subject site is located in the Residential Low Density (LD) Comprehensive Plan designation and complies with the goals and policies established with this designation, see FOF 19. 2. The subject site is located in the Residential-4 (R-4) zoning designation and complies with the zoning and development standards established with this designation provided the applicant complies with City Code and conditions of approval, see FOF 20. 3. The proposed preliminary plat complies with the Residential Design and Open Space Standards provided the applicant complies with City Code and conditions of approval, see FOF 21. 4. The proposed preliminary plat complies with the Critical Areas Regulations with an approved Critical Areas Variance, provided the applicant complies with City Code and conditions of approval, see FOF 22. City of Renton Department of Community & Economic Development Forest Terrace Preliminary Plat Staff Report to the Hearing Examiner LUA18-000124,ECF,PP,VA,MOD Report of November 13, 2018 Page 28 of 31 SR_HEX_Report_Forest_Terrace_181113 5. The proposed preliminary plat complies with the subdivision regulations as established by City Code and state law provided all advisory notes and conditions are complied with, see FOF 23. 6. The proposed preliminary plat complies with the Critical Areas Variance criteria provided the applicant complies with City Code and conditions of approval, see FOF 24. 7. The proposed preliminary plat complies with the Modification criteria for the proposed modified minor arterial street for Union Ave NE along the subject property’s frontage provided the applican t complies with City Code, see FOF 25 8. The proposed preliminary plat complies with the Modification criteria for the proposed rockeries exceeding the 72-inch height limitation provided the applicant complies with City Code and conditions of approval, see FOF 26. 9. The proposed preliminary plat complies with the street standards as established by City Code and as modified, provided the project complies with all advisory notes and conditions of approval contained herein, see FOF 23. 10. The applicant shall submit a safe walking route plan with the civil construction permit application to confirm there are safe walking routes to Sierra Heights Elementary School and the school bus stop providing transportation for middle and high school students, see FOF 27. 11. There are adequate public services and facilities to accommodate the proposed preliminary plat, see FOF 27. 12. Key features, which are integral to this project include a new public street system that will align with the existing intersection at NE 27th Pl and Union Ave NE and provide stubs at the plat terminus for future connections to underdeveloped property to the north and west. Tree protection tracts will be located along the southern and north portions of the property and will be receiving areas for tree replacement at rates suitable for the engineered grades. The plat’s rockeries, retaining walls, and exposed vault section will contain quality exterior finishes to compliment the neighborhood and the design will be reviewed by a geotechnical engineer to ensure their safe construction and long term viability. J. RECOMMENDATION: Staff recommends approval of the Forest Terrace Preliminary Plat, File No. LUA18-000124,ECF,PP,VA,MOD, as depicted in the Preliminary Plat Plan (Exhibit 4), subject to the following conditions: 1. The applicant shall comply with the mitigation measures issued as part of the Determination of Non - Significance Mitigated, dated October 15, 2018. a. Clearing and grading of the subject property shall be limited to May 1 to September 30. b. 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. c. 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). d. The applicant’s geotechnical engineer shall identify those construction activities where observation on-site 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. City of Renton Department of Community & Economic Development Forest Terrace Preliminary Plat Staff Report to the Hearing Examiner LUA18-000124,ECF,PP,VA,MOD Report of November 13, 2018 Page 29 of 31 SR_HEX_Report_Forest_Terrace_181113 e. 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. f. If any utilities are constructed east and parallel of the centerline within Union Ave NE along the subject property’s frontage, 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. g. If utilities are only constructed west and parallel of the centerline within Union Ave NE along the subject property’s frontage, the applicant shall restore the gaps, if found to not meet City standards, between the trench restorations west and parallel of the centerline to current City standards prior to final plat recording. h. 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. 2. The applicant shall submit a document with the final plat application to be on title notifying future owners of the presence of a gas pipeline in the vicinity and advising contact with the pipeline owner before and ground disturbance. The document shall first be reviewed and approved by the Current Planning Project Manager. The applicant shall then record the documents with the King County Recorder’s Office for each affected lot prior to their respective building permit issuance. 3. The applicant shall remove the existing single-family residence and any outbuildings located on the subject property at 2611 Union Ave NE prior to the issuance of the civil construction permit. 4. The applicant shall submit a revised detailed landscape plan with the civil construction permit application that identifies the street frontage landscaping buffer for each lot that includes a mixture of trees, shrubs, and groundcover to be reviewed and approved by the Current Planning Project Manager. 5. The applicant shall submit a revised detailed landscape plan with the civil construction permit application that identifies the utilities and lighting in the planter strips, provides a minimum of one (1) tree per lot with a maximum separation of 30 feet on-center for those areas not encumbered by driveways and/or utilities, and relocation of the street trees for Lots 12 and 13 into their respective front yards should the applicant decide to remove the planter strip from the cul-de-sac. Additionally, the revised landscape plan shall provide root barrier systems within the planter strip to impede tree roots from buckling the abutting sidewalks. The revised landscape plan shall be reviewed and approved by the Current Planning Projec t Manager prior to permit issuance. 6. The applicant shall submit a revised landscape plan that provides a landscape screen around the east, south, and west perimeter of the vault consisting of trees, shrubs, and groundcover. The revised landscape plan shall also provide specifications for aesthetic treatment of the exposed vault wall along the northern perimeter of the vault in lieu of providing a substantive landscape screen. The treatment shall be a veneer surface attached to the vault that consists of brick detailing such as a garden wall bond with diagonal patterns or a comparable surface approved by the Current Planning Project Manager. The revised landscape plan shall be reviewed and approved by the Current Planning Project Manager prior construction permit issuance. 7. The applicant shall submit a revised landscape plan with the civil construction permit application that provides an updated caliper count for those trees counted as required planting such as street frontage landscaping, minimum tree density, street trees, and storm drainage screening. The revised landscape plan shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. City of Renton Department of Community & Economic Development Forest Terrace Preliminary Plat Staff Report to the Hearing Examiner LUA18-000124,ECF,PP,VA,MOD Report of November 13, 2018 Page 30 of 31 SR_HEX_Report_Forest_Terrace_181113 8. The applicant shall submit revised grading and landscape plans to be reviewed and approved by the Current Planning Project Manager that increases the rockery heights behind Lots 14 through 24 from three (3) feet in height to six (6) feet in height in an effort to r educe the steepness of the terraces to conditions suitable for tree planting. Detail sheets of the proposed rockeries shall be provided with the plans. Additionally, the revised landscape plans shall undergo independent secondary re view by a certified arborist, funded by the applicant, to ensure the proposed spacing and graded conditions are suitable for the proposed replacement planting. The revised plans shall include details of split-rail fencing surrounding the tracts, fencing, irrigation, and long term maintenance instructions for future homeowners. Any remaining caliper inches that cannot be provided on-site shall be satisfied via payment of a fee-in-lieu payment into the City’s Urban Forestry Program. Tree replacement and/or fee-in-lieu payment shall occur prior to final plat recording. 9. The applicant shall submit Homeowner’s Association documents with the final plat application that outline the responsibility for ownership and maintenance for maintaining the tracts, protected trees, fencing, and signage. The applicant shall also submit permanent and irrevocable deed restrictions o n the Tracts that prohibits future development. The HOA documents and deed restrictions shall be reviewed and approved by the Current Planning Project Manager prior to recording with the King County Recorder’s Office with the plat. 10. The applicant shall submit a surety to ensure the survival of the replacement trees for a minimum of five (5) years. The surety shall include a warranty for each replacement tree, temporary irrigation system, and maintenance of the tracts for the five (5) year period. The surety and maintenance specifications shall be executed prior to plat recording. 11. The applicant shall submit revised grading plans that removes grading activities within the drip lines of the trees. Due to the close proximity of the proposed grading within Tract E, the applicant shall retain a certified arborist or licensed landscape architect to monitor construction activities near the retained trees and ensure they are protected and/or to prune branches and roots, fertilize, and water as appropriate. Monitoring and other required tree protection measures during construction (RMC 4-4- 130H.9) shall be incorporated into the civil construction permit plans to be reviewed and approved by the Current Planning Project Manager prior to permit issuance. 12. The applicant shall submit revised landscape plans with the civil construction permit application that provides trees, shrubs, and ground cover planting between the lock and load retaining wall terraces with detail sheets of the wall materials. The revised landscape plans shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. 13. The applicant shall submit revised grading and landscape plan with the civil construction permit application that provides a minimum setback of three feet from th e right-of-way for the proposed rockeries located on the Perkins property at 2623 Union Ave NE. The setback shall be landscaped with trees, shrubs, and groundcover. Detail sheets of the proposed rockeries shall be provided with the plans. The revised plans shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. 14. The applicant shall submit a color palette for each new single-family home be submitted with the final plat application. The color palette shall be reviewed and approved by the Current Planning Project Manager prior to plat recording. 15. The applicant shall resubmit a revised plat plan with the civil construction permit application that identifies the cul-de-sac as a public street designed per the City’s Street Standards. The revised plat plan shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. 16. The applicant shall submit a revised utility plan with civil construction permit application that contains the current residential access street cross section for Roads A and B with the parking lane and curb-bulbs City of Renton Department of Community & Economic Development Forest Terrace Preliminary Plat Staff Report to the Hearing Examiner LUA18-000124,ECF,PP,VA,MOD Report of November 13, 2018 Page 31 of 31 SR_HEX_Report_Forest_Terrace_181113 located on the opposite side of where the fire hydrants will be installed. The revised utility plan shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. 17. Any proposal to convert the stormwater vault within Tract A to a stormwater detention pond shall be considered a Major Plat Amendment subject to the requirements outlined under RMC 4-7-080M.2. 18. The applicant shall prepare an agreement with the Perkins property that identifies maintenance responsibilities and any needed easements necessary to maintain the rockery on the abutting 2623 Union Ave NE property. Documentation of this agreement shall be reviewed and approved by the Current Planning Project Manager prior to plat recording. 19. The applicant shall submit a revised utility plan with the civil construction permit that extends the residential access street to the western property line resulting in 5-foot wide sidewalk and 8-foot planter strip with curb along the frontage of Lots 10 and 11 and along the southern portion of Road A west of the cul-de-sac. The revised utility plan shall be reviewed and approved by the Current Planning Project Manager prior to construction permit approval. 20. The applicant shall submit an individual landscape plan package with the single-family building permits for Lots 12 and 13 prepared by a licensed landscape architect that provides view obscuring plantings consisting of evergreen shrubs and trees along the base of the rockery sections greater than 10 feet in height. The landscape plans shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. 21. The applicant shall submit a safe walking route plan with the civil construction permit application for students attending Sierra Heights Elementary School and students walking to their designated bus stop at Union Ave NE and NE 23rd Pl. The plan may include off-site improvements necessary to ensure safe walking conditions for students. The safe walking route plan shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. 22. The applicant’s geotechnical engineer shall review the proposed dispersion trench location within the rear yard of Lot 10 and provide any recommendations necessary to mitigate impacts to the retaining wall or conveyance issues to downstream property owners. The geotechnical analysis of the dispersion trench shall be submitted with the civil construction permit application and reviewed and approved by the Current Planning Project Manager prior to permit issuance. CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT STAFF REPORT TO THE HEARING EXAMINER EXHIBITS Project Name: Forest Terrace Preliminary Plat Land Use File Number: LUA18-000124,ECF,PP,VA,MOD Date of Hearing November 13, 2018 Staff Contact Matt Herrera Senior Planner Project Contact/Applicant Ivana Halvorsen Barghausen Consulting Engineers 18215 72nd Ave S, Kent, WA 98032 Project Location 2611 and 2623 Union Ave NE / APNs 042305-9142 and -9114 The following exhibits are included with the Staff Report to the Hearing Examiner: Exhibits 1-21: As shown in the Environmental Review Committee (ERC) Report Exhibit 22: ERC Reconsideration Request and Revised DNS-M Exhibit 23: Staff Report to the Hearing Examiner Exhibit 24: Neighborhood Meeting Materials Exhibit 25: Conditional Lot Line Adjustment Approval Exhibit 26: Public Comment Letters (Diaz) to staff with response Exhibit 27: Public Comment Letter (Donnelly) submitted to the Hearing Examiner via City Clerk CITY OF RENTON I ;";+FO OCT 0 4 2018 ti-tt) RECEIVED CITY CLERK'S OFFICE Environmental Review Committee Department of Community & Economic Development 1055 South Grady Way Renton, WA 98057 Re: Request for Reconsideration of DNS-M Mitigation Measure 6 Forest Terrace Preliminary Plat, LAU 18-000124, ERC, PP, MOD, Dear ERC Committee members: Pursuant to RMC 4-8-100.I, Pulte Homes, as the applicant for the Forest Terrace Preliminary Plat, requests reconsideration of DNS-M Mitigation Measure 6. It is based on an error of fact and law. MDNS Condition 6 requires: 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. This ERC Report explains the reasoning for this condition as follows: Construction of the street improvements [frontage improvements on Union Avenue using modified minor arterial standards] will require trenching along both sides of Union Ave NE along the site's entire street frontage to accommodate utility installation. The applicant would be required by code to construct those trenched areas to meet the current City standards, leaving the center of the roadway substandard. The volume of dump truck trips to accommodate the large amounts of imported fill will cause degradation to the entire roadbed along the property's frontage; therefore staff recommends as a mitigation measure that the applicant restore the Union Ave NE roadbed (curb to curb) along the subject property's frontage to current City Standards prior to final plat recording. ERC Report, page 9. The ERC Report is based on the erroneous assumption that we will be installing sewer on the east side Union Ave NE. However, that is not possible as there is simply not enough room left on the east side to install a new sewer main while achieving proper clearances from the other utilities. Thus, the Forest Terrace Plat will not be constructing sewer along the east side of Union Ave NE and will not require trenching along both sides of Union Ave NE. We understand that the City prefers that new sewer mains be installed within the right-of-way and be placed either perpendicular to or parallel with the roadway. We learned of that preference on October 2 and are investigating alternatives that satisfy it. See the enclosed sewer and water plan and profile which locates the new sewer main within the right-of-way and has only a short diagonal stretch from Union Avenue NE to the plat road, NE 271h Pl. The concern about the impact of the number of trucks using the haul route is adequately addressed by DNS-M Condition 7 which requires that Pulte Homes video the approved haul route prior to the o Z E A v o v a o Q Er C7 4? O O aa.) 6 p y p .., c3 y . I a+ rCISv a a a lotw 7 G 7 I- Ra '' """ ! a '= p Id G N U to 04 ' 4-- w- 1 1- 4 G 3 W N Ei0 o v wco 3 ' D } , ems in = M 4, = E"' a) y . p 0 0 4 f„ o CA U D w p- I D D+ y a7 • 4? ' O of G a O W 433 R' 0 d]Cr" ctl i Q v mom: File:P:\18000s\I8396\engineering\18396-sw5.dwg Date/Time:10/4/2018 10:37 AM Scale: TSKODA Xre(: - - - - FOREST TERRACE PLAT AAANNNNNNN' 0 2 0 z T O mnrvmi> 1--4 H H D O H Cm a m C 0 Co bt x9 noWmZ> na H 0 4 m x a 03 o e 381.1 0 n 378.9 aq m xy 376.8 a o C r 374.7 o D m m A rn w m Ile 372.5 370.3 r ' m a J- r w 368.1 365.9 3 g di a U 363.6 Y, r IF r 36 0 361.6 N FOREST TERRACE F B.C.E. JOB NO. 18396 N O A SPAMA y Egli 7 3 y_9 NC yvyy Av v yy pQpQpP 21P y Q GHq(Jts i 18215 72ND AVENUE SOUTH mPf& KENT WA 98032 425)251-6222 o 0 _ 425)251-8782 FAX s GtP/* C CIVIL ENGINEERING, LAND PLANNING, ENG%*k SURVEYING, ENVIRONMENTAL SERVICES mpg C0 cm G m D D z 00 o D O -n nm I m 02y zo y Z7< ? 5/Oz 2 o Nco n ? O 1 oAb m zLo, Z mz m z m 0 p of Mm mA N 7R% yF1 p S2 IJ D®© D 9y, 9m V N 9m V y, V pp O • 0 O+ N f0 • m 00 00 O O DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ERC Memorandum M E M O R A N D U M DATE: October 15, 2018 TO: Environmental Review Committee FROM: Matt Herrera, Senior Planner SUBJECT: Forest Terrace Subdivision Request for Reconsideration of DNS-M LUA18-000124 On October 4, 2018, the Forest Terrace Subdivision applicant filed a Request for Reconsideration (Exhibit 22) of the Environmental Review Committee DNS-M issued on September 21, 2018. Specifically the applicant requested a reconsideration of Mitigation Measure #6 which states “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.” Staff recommended the mitigation measure (Exhibit 1) due to the Advisory Notes to Applicant (Exhibit 21) that would require the applicant to extend the sewer main to the center of the intersection of Union Ave NE and NE 27th Pl and then extend northward along the east side of Union Ave NE to the existing lift station. This would result in the applicant trenching for utilities on both sides Union Ave NE causing center sections of the roadbed to be substandard with regard to gravel sub base and paving depth. These gaps within the roadbed would then be susceptible to failure due to the high volume of dump truck trips to accommodate the large amounts of imported fill needed for this plat’s construction. The applicant has indicated in the ERC reconsideration request that an alternative to extending the sewer along the east side of Union Ave NE is possible and is currently being designed . Following consultation with the department’s Development Engineering team, staff recommends the committee amend DNS-M Mitigation Measure #6 to only require full roadbed restoration if the applicant constructs utilities on the east side of Union Ave NE. The amended mitigation measure would read: 6. If any utilities are constructed east and parallel of the centerline within Union Ave NE along the subject property’s frontage, Tthe 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. While the applicant may be able to keep utility installation along the west side of Union Ave NE, there remains concern that two (2) parallel trenches for new stormwater lines along the west side of Union Ave NE coupled with the existing sewer main located west of the street’s centerline (Figure 1) will result in gaps of substandard gravel sub base and paving depth sections that would be susceptible to failure due to the above referenced volume of dump truck trips. ERC Memo on Reconsideration Page 2 of 2 October 15, 2018 ERC Memorandum Figure 1 Utilities west of Union Ave NE centerline Therefore staff recommends as a new mitigation measure to the amended DNS-M that would require the applicant to restore any gaps of substandard paving depth west of the Union Ave NE centerline along the subject property’s frontage. The new mitigation measure #7 would read: 7. If utilities are only constructed west and parallel of the centerline within Union Ave NE along the subject property’s frontage, the applicant shall restore the ga ps, if found to not meet City standards, between the trench restorations west and parallel of the centerline to current City standards prior to final plat recording. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT REVISED 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: Revision: Applicant applied for reconsideration of several mitigation measures, resulting in an edit to mitigation measure #6, the addition of mitigation measure #7, and the renumbering of the original mitigation measure #7 from #7 to #8. Project applicant has requested an ERC reconsideration of DNS-M mitigation measure #6 that would require restoration of Union Ave NE to current City standards from curb to curb along the property's frontage. 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: 72D70994-8EC1-4420-A80D-6D24C6F66874 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 aut hority 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 November 9, 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: October 19, 2018 DATE OF DECISION: October 15, 2018 2, DocuSign Envelope ID: 72D70994-8EC1-4420-A80D-6D24C6F66874 10/15/2018 | 3:34 PM PDT10/15/2018 | 3:06 PM PDT 10/15/2018 | 3:37 PM 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: Project applicant has requested an ERC reconsideration of DNS-M mitigation measure #6 that would require restoration of Union Ave NE to current City standards from curb to curb along the property's frontage. 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. If any utilities are constructed east and parallel of the centerline within Union Ave NE along the subject property’s frontage, 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. If utilities are only constructed west and parallel of the centerline within Union Ave NE along the subject property’s frontage, the applicant shall restore the gaps, if found to not meet City standards, between the trench restorations west and parallel of the centerline to current City standards prior to final plat recording. 8. 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. NOTES FROM PUBLIC NEIGHBORHOOD MEETING December 5, 2017 Proposed Development: Preliminary Plat Developer: PulteGroup, Inc. Location: Forest Terrace 2611 Union Avenue N.E. Renton, Washington 98059 APN: 042305-9142 Questions: 1. How tall are the retaining walls? Response: Generally the walls will be 6 feet, with some walls up to 10 feet tall. 2. Will you move much dirt? Response: Yes, the site will be graded to create the lots. 3. There is a large gully through the CDS area. How will you address this? Response: We will meet City standards for engineering and investigate the gully. 4. Where is the sewer connection: Response: The sewer connection is at an existing Renton lift station. 5. What is the road to the west? Response: The City wanted alignment for connectivity. 6. Does the City expect to annex anytime soon? Response (by Matthew Herrera, City of Renton): The surrounding area is part of a PAA, but this is not imminent as there are no petitions yet. Response: The City's policy is to promote [road] connectivity. 7. Why is there no sewer extension from "The Devil's Elbow?" Response: We do not know. The sewer to the north is Coal Creek Sewer or other sewer district. 8. Have you explored noise reduction along the pipeline? Elimination of parties/partying? Response: This is a Puget Sound Energy/Olympia Pipeline enforcement issue. 9. Will you install fencing on property line? Response: The individual lot owners will make that determination. 10. How will you decide what trees you save? Page 2 of 2 18396.006 Response: We will meet City code requirements for tree retention and/or replacement. 11. Will the open space be permanent? Response: Yes, open space will be set aside in tracts. 12. Noticing List. Response: The noticing list did not include Perkins or Vandermay; however, we will ensure that both are added to the list for the formal plat submittal. 13. What is the lump vs. the cul-de-sac? Response: The “lump” is an easement for a temporary cul-de-sac bulb. 14. Is this a cluster and what does that mean? Response: Clustering is not being proposed at this time as it has been eliminated from City code. Response (by Matthew Herrera, City of Renton): Clustering means that smaller lots are allowed instead to get more density up to the maximum allowed density for the zone. 15. Will home gutters be tightlined or drain free onto lots? Response: All gutters, roof drains, and footing drains will be tightlined to the project’s drainage system. 16. What will happen to stormwater downhill of gully? Response: We will investigate the gully and ensure that there are no impacts to offsite properties. 17. [Matthew Herrera]: Do you have any concerns about the appearance of the retaining walls? Response: Not really. 18. Do you prefer all trees? Is replanting proposed? Response: Some tree retention is proposed and some tree planting (replacement trees) is proposed, consistent with City code. 19. Will you install fire hydrants? Response: Yes, new fire hydrants will be installed within the project and along Union Avenue N.E., where applicable. 20. When will site construction start? Response: Construction is expected to commence in 2019. FOREST TERRACE FOREST TERRACE October 3, 2018 Ivana Halvorsen, Senior Planner Barghausen Consulting Engineers, Inc. 18212 72nd Ave S Kent, WA 98032 SUBJECT: NOTICE OF CONDITIONAL LOT LINE ADJUSTMENT APPROVAL AND DEFERRED REQUEST FOR SIGNED PLAN SETS LUA18-000125 / Forest Terrace LLA Dear Ms. Halvorsen: The City of Renton has finished reviewing your proposed lot line adjustment (LLA) and approves the proposal per the following conditions: 1. To avoid creating a landlocked property should the Forest Terrace Preliminary Plat not move forward with construction of the subdivision, the City’s recording of the LLA plan with the King County Recorder’s Office and the applicants official transfer of property shall not occur until the construction permit associated with the Forest Terrace Preliminary Plat has been issued and construction activities, determined by the Current Planning Project Man ager, have commenced. 2. A temporary access easement for Parcel B (Perkins property) granting irrevocable access across Parcel A to connect to Union Ave NE shall be submitted for review and approval by the Current Planning Project Manager prior to recording the easement with the King County Recorder’s Office. 3. Lot Line Adjustments shall be non-evasive and consistent with the Principals of Acceptability pursuant to RMC 4-7-060B therefore frontage, infrastructure, and utility improvements along Parcel B’s existing Union Ave NE frontage that is associated with the Forest Terrace Preliminary Plat application (LUA18-000124) shall be constructed. When the start of construction is near, please submit five sets of original signed lot line adjustment plan and a check for $22.82 made out to Delivery Express, Inc. to my attention at the sixth floor counter of City Hall. Please note that the courier fee may change by the time of your plan set submittal, so please contact me prior to confirm the fee. Please verify that the plan sets have been signed by all owners of record and have been notarized with an ink stamp (not embossed). The ink stamp must be legible so that King County will promptly record the lot line adjustment. This decision to approve the proposed lot line adjustment is subject to a fourteen (14) day appeal period from the date of this letter. Any appeals of the administrative decision must be filed with the City of Renton Hearing Examiner by 5:00 pm, October 17, 2018. Appeals must be filed in writing together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 9805 7. Appeals to the Examiner are governed by RMC 4-8-110 and information on the appeal process may be obtained from the City Clerk’s Office, (425) 430-6510. If you have further questions regarding this project, please contact me at (425) 430-659 or mherrera@rentonwa.gov. Sincerely, Matt Herrera, AICP Senior Planner cc: Glenn Perkins, Marion Vandermay / Owner(s) Kyle Lublin / Applicant 1/30/2018 1/30/2018 1/30/2018 2 MAY 2018 Trica and John Diaz CMR 467 Box 6596 APO AE 09096 Mr. Matt Herrera, AICP, Senior Planner City of Renton Renton, WA Dear Mr. Herrera, This letter requests that the City of Renton require additional information some of which may already be in the City’s possession. Unfortunately, we are stationed in Germany. Our property, tax lot 334510-0450, is directly adjacent and north. The proposed subdivision is incomplete due to material error. The material error requires additional special construction, engineering, planning, and environmental data and information. Zoning. The proposed subdivision and adjoining properties are included in the King County Proposed Annexation Area (PAA). While not required as part of the Hearing Examiner determination, we formally request that City of Renton's Planning Division consider the opportunity to plan, coordinate and synchronize the PAA area. Spacing and typical transportation classification for motorized and pedestrian use will define future opportunities. While the City of Renton cannot dictate future development, with proper planning and forethought community infrastructure and utilities can promote "good planning" and facilitate healthy, safe growth. To be specific, the spacing of the north south access road will constrain or restrain future growth. A north south residential road (shown in red in the imagery below) too close to Union Avenue causes vehicular safety, access, and neighborhood circulation issues – a primary reason why most municipal codes have strict guidelines on neighborhood residential roads. APPROX. 2500 FEET The proposed subdivision the ability for future connections as shown on the preliminary plans. The east west future connection makes perfect logic; however, a south connection is problematic due to steep slopes. The natural connection in order to provide fire safety, access and circulation is to the north; however, there are multiple existing single family residences that limit access points along SE 95th Way. As outlined in PAA and Land Use objectives for both King County and the City of Renton, there is a “long- term” need for complete streets and safe residential roads. The north south alignments shown in green below illustrate safe, access points. The following questions relate to Roadway B shown on the preliminary plans. (Road B_1a) What is the purpose and classification of this roadway? It clearly illustrates operations and maintenance of Tract B's stormwater facility; however, it appears to serve as a future road connection north for future development. (Road B_2a) The current location of Roadway B fails to meet zoning code requirements (sections 4-6- 060 STREET STANDARDS (G) and (H)). A future connection at this location negatively impacts future growth in parcels 334510-0450 and impedes infrastructure and utility connections. A "north-south" neighborhood connect is better provided 1500 feet west of Union Road. The proposed subdivision roadway is almost 1150 feet from centerline (Union Road) to center of cul-de-sac creating special conditions for fire safety and access, a secondary access route is needed. Preliminary TIR notes upstream contributory areas, but does not review current situation. The topography currently breaks into two downstream paths. The currently omitted path absent from the TIR runs down the combined utility easement to the v-ditch then travels westward. The site topography clearly illustrate a draw between lots 12 and 13. This draw sheet flows onto our property eventually contributing to May Creek. The upstream surficial flows are important to our native plant vegetation. Diversion of this flow negatively impacts the native salmonberry, ferns and salil that receive surface water from the upstream slopes. While not a designated wildlife trail or area, the area serves as a native species habitat and accessway up to the park and school areas. Diverting surficial and subsurficial flows could and most likely will impact the native species currently on tax lot 334510-0450. Soil conditions in Test pits 8 and 9 depict shallows infiltration are feasible. Dispersion techniques are required to "mimic" ? current hydrology patterns and not damage downstream native growth. The engineer downstream analysis omits the current which receives offsite upstream flows (approximately 3.8 acres), then conveys them along the Olympic Pipeline/Puget Sound Energy Easement to a roadway ditch running parallel and on the south side of SE 95th Way. The Preliminary TIR downstream analysis omits the second flow path. Downslope storm water impacts. King County Parks and Stormwater Division worked collaboratively on fish and plant restoration of downstream May Valley Creek. The Level I downstream analysis does not reflect the upstream contributory and splits. Redirecting flows most likely will affect current stream flow rates and locations negatively affecting salmonid and biohabitat in May Valley Creek. Retention of native biodiversity is critical for environmental stewardship. King County May Creek Fish Habitat project impacts for degradation of the not just water quality, flow rates and nutrients are critical to salmonid habitat. Upstream flow rates, water quality and quantity require special modeling and studies. While the Preliminary TIR recommends that a Level II TIR is not required, we disagree due to the significance of downstream habitat, terrestrial and stream. Safety, environmental and engineering issues are omitted related to the Olympic natural gas pipeline both in plans, TIR, environmental checklist and studies. The easement clearly shows two types of utilities, Puget Power and Olympic Natural Gas. The geotechnical report does not evaluate cuts over sensitive slopes and utilities, specifically, the natural gas pipeline. The developer proposes final grading consisting of both cut and fill over the existing pipe. There is no discussion of temporary construction techniques for areas where heavy construction activity traverses over or creates overburden loads onto the pipe. The omission of the Olympic Natural Gas pipeline easement, assessment and special engineering recommendations to mitigate safety and environmental risks does not generate confidence in the developer’s due diligence, especially his professional staff. Sensitive slope grading adjacent to properties. Our parcel has a terraced rockery. The geotechnical engineer should define grading or slope treatment such that development does not impact adjacent homeowner property. Hazard trees need to be identified. Over 1,000 trees were inventoried, yet zero were identified as "hazard" trees. The arborist must identify hazard trees and the developer must sequence the removal or harvest of trees such that they do not create a public safety hazard to adjacent homes. This is specifically the case for our parcel. Sanitary sewer connection. Location of sanitary sewer to support homeowner connects north and south of proposed subdivision. We would like to transition our current septic system to Renton utilities for sewerage. Thank you for your assistance. The best way to reach us is by email at teamdiaz4@gmail.com. Sincerely, Tricia and John Diaz August 28, 2018 Tricia and John Diaz 12915 SE 95th Way Renton, WA 989056 Email: teamdiaz4@gmail.com SUBJECT: Response to Project Comment Letter Forest Terrace Preliminary Plat / LUA18-000124 Dear Tricia and John Diaz, Thank you for your comment letter regarding the Forest Terrace Preliminary Plat application currently under review by the City of Renton. The project had been placed on-hold March 19, 2018 pending additional information and correction requested by staff. While on-hold, staff requested the applicant also provide a response to your comment letter, which is enclosed. The project was taken off-hold on August 23, 2018 and a revised notice of application was issued as the proposal now includes a critical areas variance and street modification with the master application. Documents related to the master application can be viewed on the City’s website with the following link: https://edocs.rentonwa.gov/Documents/1/fol/1120072/Row1.aspx. Responses to you comment letter are provided below and reflect the following items: street alignment; stormwater; pipeline easement; sensitive slope grading; hazard trees; and sewer connection. Street Alignment The location of Road B, the north/south residential access street, is intended to provide connections to the north when the abutting properties are developed in the future as required by the City’s subdivision regulations, see RMC 4-7-150. Both Road A and B are classified as a residential access streets that will contain a width of 53-feet. The streets cross sections will contain two 10-foot wide travel lanes, one 6-foot wide parking lane, two 6-inch wide curbs, two 8-foot wide planter strips, and two 5-foot wide sidewalks. Road B will stub at the northern property line of the site for future connectivity. Maintenance of the stormwater facility will occur within the portion of Tract A labeled Fire and Drainage Access along the northeastern portion of the subject property. This portion of Tract A will also provide temporary emergency vehicle access until such time a permanent secondary access point is provided via development of abutting properties. The location of Road B provides adequate separation from the Union Ave intersection and the Olympic Pipeline easement. The stub abuts multiple parcels under the same ownership (Dalpay properties) that extend to SE 95th Way with significant frontage along 132nd Ave SE. The preliminary grading plans identify this street can be constructed to meet the 15-percent grade limitation set forth in RMC 4-6-060F.2. The proposed stub provides connectivity to a future street grid to the north when those underdeveloped properties subdivide. The proposed connection does not fail to meet street standard citations identified in your letter as the residential street classification provides a complete street section to accommodate a range of users and the stub is not a permanent dead end street as it is intended to be connected to a future street grid to the underdeveloped parcels to the north. The location of the stub does not negatively impact the future growth of parcel 334510-0450 as connections could be made to a future street grid on the Dalpay properties by connecting via an east/west direction. Stormwater The applicant is required to ensure that all stormwater shall discharge at its natural drainage location. The current proposal is to route existing sheet flow from the south of the subject property and convey it into a 50 foot long dispersion trench thereby discharging flows into the same drainage location as the predeveloped conditions. All of the surface water runoff from this project will eventually discharge into May Creek located to the north and there is no indication that the amount of flows will change due to the development of the subject property. At this time the City does not see a justification to require a Level 2 downstream analysis. Pipeline Easement The City and applicant are aware of the Olympic pipeline and Puget Sound Energy transmission line easements that bisect the western portion of the property. The preliminary plat application requires preliminary grading plans to accommodate a general design for the street, infrastructure, and lot layout. Following preliminary plat approval, the applicant will be required to refine their grading plans for the construction permit that is required to be issued prior to any ground disturbance. The applicant will be required to have their construction plans reviewed by the easement grantors to ensure compliance with their standards prior to receiving approval from the City. Sensitive Slope Impacts to Abutting Properties It appears the geotechnical engineer has reviewed the preliminary grading plan and found no offsite impacts caused by the proposed grading. Due to the topography and amount of grading on the site, it will be likely that SEPA mitigation measures will be recommended to the City’s Environmental Review Committee to require the applicant to have the geotechnical engineer review the construction permit plans to ensure that all recommendations of the initial report are followed. Hazard Trees The applicant’s arborist report did provide an inventory of the site’s trees and indicated those that were in poor health condition and nonviable. Most of the trees proposed to be retained are along the southern portion of the property abutting Sierra Heights Elementary School. There are several trees proposed to be retained along the northern boundary in Tract B. Trees to be retained are considered protected trees and must be fenced around the dripline, mulched, watered, and left undisturbed throughout construction. As shown on the tree retention plan (Sheet 9 of 9), those trees abutting your property (parcel 334510-0450) would be removed. Sewer Connection Your parcel is outside of the City’s sewer service area. Please contact the Coal Creek Utility District for sewer availability information. Closing Please feel free to contact me at 425.430.6593 or mherrera@rentonwa.gov should you have any questions regarding this letter. Sincerely, Matt Herrera, AICP Senior Planner enc: Barghausen Letter dated June 25, 2018 1.0 CIVIL ENGINEERING, LAND PLANNING, SURVEYING 18215 72ND AVENUE SOUTH KENT, WA 98032 (425) 251-6222 (425) 251-8782 FAX BRANCH OFFICES TUMWATER, WA KLAMATH FALLS, OR LONG BEACH, CA ROSEVILLE, CA SAN DIEGO, CA www.barghausen.com June 25, 2018 ELECTRONIC DELIVERY Matt Herrera, AICP Senior Planner City of Renton Community and Economic Development Department 1055 South Grady Way Renton, WA 98057 RE: Responses to Comments Forest Terrace Subdivision and Lot Line Adjustment City of Renton File Nos. LUA18-000124 and 125 Our Job No. 18396 Dear Matt: We have revised the plans and technical documents for the above-referenced project in accordance with the City of Renton "On Hold" Notice letter dated March 19, 2018 and the Diaz comment letter dated May 2, 2018. Enclosed are the following documents for your review and approval: 1. Revised Project Narrative prepared by Barghausen Consulting Engineers, Inc. dated June 22, 2018, including: a. Modification Request – Retaining Wall Height exceeding 72 inches b. Modification Request for Modified Minor Arterial Street Design c. Variance Request - Slope Impact 2. Revised SEPA Checklist prepared by Barghausen Consulting Engineers, Inc. dated June 2018 3. Protected Slope Analysis prepared by Terra Associates, Inc. dated June 18, 2018 4. Revised Preliminary Plat Plan Set prepared by Barghausen Consulting Engineers, Inc. dated June 18, 2018, including: a. Cover Sheet b. Preliminary Site Plan c. Preliminary Utility Plan d. Preliminary Drainage Plan e. Preliminary Grading Plan f. Preliminary Road Profile Plan g. Preliminary Tree Retention Plan h. Preliminary Tree Replacement and Landscape Plans 5. Revised Technical Information Report prepared by Barghausen Consulting Engineers, Inc. dated June 18, 2018. Matt Herrera, AICP Senior Planner City of Renton Community and Economic Development Department - 2 - June 25, 2018 The following outline provides each of the comments in italics exactly as written, along with a narrative response describing how each comment was addressed: The following four items will need to be submitted before June 18, 2018 so that we may continue the review of the above subject application: 1. As shown on the preliminary grading plan sheet 5 of 9, portions of the site contain finished grades that would result in Protected Slopes. Pursuant to RMC 4-4-060M.2 and N.6, slopes created from cuts and fills shall not result in the creation of permanent slopes 40-percent or greater which are 15-feet in height, i.e. protected slopes. A revised grading plan that complies with these grading regulations will be required. Response: The grading plan for the proposed project has been revised to incorporate additional retaining walls/rockeries into the design. In general, proposed slopes of 2H:1V will not exceed 14 feet in height without an additional wall breaking up the overall slope. 2. The grading plan and site sections sheet 6 of 9 identify the stormwater vault containing an exposed face of up to 8-feet in height. The applicant will need to reduce above-grade vault exposure to 6-feet and lower. Additionally, aesthetic treatment of the exposed face and ground level landscaping will be required. Response: As requested, the fill above the detention vault has been reduced so that the exposed face on the northwest corner of the vault does not exceed 6 feet in height. A note regarding aesthetic treatment and approval of landscaping has been added to Sheet 6 of 9. 3. The modified minor arterial street section along Union Ave NE will require a modification application. 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'. The application form can be found on the City's CED Forms page by searching for City Documents" in the search bar on the City of Renton website. The modification fee is 262.50. Response: A modification for the modified minor arterial standard is included as part of the Project Narrative, as requested. 4. The minimum Horizontal separation between the water line and the 2 storm lines shall be 10 feet. Please relocate the storm lines to provide the 10-foot separation. The City will accept a minimum of 7.5 feet of horizontal separation between the water line and the storm line (outside wall to outside wall) if a city approved restrained joint pipe system and fittings are provided for the water line in addition to concrete blocking at the fittings. Response: The plans have been revised so that the second storm line has been eliminated. The following two items below are advisory and will need attention during the construction permitting stage of the proposal: Matt Herrera, AICP Senior Planner City of Renton Community and Economic Development Department - 3 - June 25, 2018 1. The street and water/sewer mains need to be extended to the west edge of the property line. A blow-off assembly shall be required at the end cap for the water main and manhole for the sewer main will need to be located within a paved surface. Response: The water and sewer mains have been extended to the west property line. A note regarding a blow-off has been added to Sheet 3. A paved access will be provided to the sewer manhole. Actual details of the extension will be provided during final engineering. 2. 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. The flow restriction is due to a 300' section of 8" water main in Union Avenue NE from NE 25th Street to the north property line of Sierra Heights Elementary School. If this 300' section of 8" pipe is replaced with a new 12" pipe, the flowrate of the existing 12" main in Union Avenue NE from of the development will increase to approximately 3,000 gpm. The maximum flow rate of the internal water main will be limited to 1,240 gpm unless the 300' section of 8" pipe in Union Avenue NE is replaced with a 12" main as indicated above. Residential buildings that have over 3,600 square feet of gross building areas may have fire flow demand of 1,500 gpm or more. 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. Response: Comment noted. These offsite improvements will be evaluated during final engineering once house sizes are determined. The applicant acknowledges that if the improvements are not constructed that automatic fire sprinklers will likely be required. Public Comment Letter from Tricia and John Diaz dated May 2, 2018 Zoning. The proposed subdivision and adjoining properties are included in the King County Proposed Annexation Area (PAA). While not required as part of the Hearing Examiner determination, we formally request that City of Renton's Planning Division consider the opportunity to plan, coordinate and synchronize the PAA area. Spacing and typical transportation classification for motorized and pedestrian use will define future opportunities. While the City of Renton cannot dictate future development, with proper planning and forethought community infrastructure and utilities can promote "good planning" and facilitate healthy, safe growth. To be specific, the spacing of the north south access road will constrain or restrain future growth. A north south residential road shown in red in the imagery below) too close to Union Avenue causes vehicular safety, access, and neighborhood circulation issues – a primary reason why most municipal codes have strict guidelines on neighborhood residential roads. Response: The project is designed per City of Renton standards for connectivity and R-4 zoning requirements. The north-south Road B was provided in the location shown as required by the City of Renton to provide for future connectivity to potentially developable property to the north. The proposed subdivision the ability for future connections as shown on the preliminary plans. The east west future connection makes perfect logic; however, a south connection is problematic due to steep slopes. The natural connection in order to provide fire safety, access and circulation is to the north; however, there are multiple existing single family residences that limit access points along SE 95th Way. As outlined in PAA and Land Use objectives for both King County and the City of Renton, there is a “long term” need for complete streets and safe residential roads. The north south alignments shown in green below illustrate safe, access points. Matt Herrera, AICP Senior Planner City of Renton Community and Economic Development Department - 4 - June 25, 2018 Response: Road B was provided in the location shown as required by the City of Renton to provide for future connectivity to potentially developable property to the north. The east-west Road A will be an opportunity for future connectivity to properties west of the site as development occurs. Road B_1a) What is the purpose and classification of this roadway? It clearly illustrates operations and maintenance of Tract B's stormwater facility; however, it appears to serve as a future road connection north for future development. Response: Road B was provided in the location shown as required by the City of Renton to provide for future connectivity to developable property to the north. The classification of Road B is Residential Access. As an interim condition, until such time that future potential development to the north occurs, Road B will provide a connection to the Forest Terrace project's emergency secondary access as required by the City of Renton. Road B_2a) The current location of Roadway B fails to meet zoning code requirements (sections 4-6-060 STREET STANDARDS (G) and (H)). A future connection at this location negatively impacts future growth in parcels 334510-0450 and impedes infrastructure and utility connections. A "north-south" neighborhood connect is better provided 1500 feet west of Union Road. The proposed subdivision roadway is almost 1150 feet from centerline (Union Road) to center of cul- de-sac creating special conditions for fire safety and access, a secondary access route is needed. Response: Road B was provided in the location shown as required by the City of Renton to provide for future connectivity to developable property to the north (satisfying RMC 4-6-060-H). The design of Road B provides for a complete street section (satisfying RMC 4-6-060.G). The connection location could serve a group of parcels that are owned by the same family, which are more likely to be developed than smaller properties owned by separate parties (see below). Preliminary TIR notes upstream contributory areas, but does not review current situation. The topography currently breaks into two downstream paths. The currently omitted path absent from the TIR runs down the combined utility easement to the v-ditch then travels westward. The site topography clearly illustrate a draw between lots 12 and 13. This draw sheet flows onto our property eventually contributing to May Creek. The upstream surficial flows are important to our native plant vegetation. Diversion of this flow negatively impacts the native salmonberry, ferns and salil that receive surface water from the upstream slopes. While not a designated wildlife trail or area, the Matt Herrera, AICP Senior Planner City of Renton Community and Economic Development Department - 5 - June 25, 2018 area serves as a native species habitat and access way up to the park and school areas. Diverting surficial and sub surficial flows could and most likely will impact the native species currently on tax lot 334510-0450. Soil conditions in Test pits 8 and 9 depict shallows infiltration are feasible. Dispersion techniques are required to "mimic" current hydrology patterns and not damage downstream native growth. The engineer downstream analysis omits the current which receives offsite upstream flows (approximately 3.8 acres), then conveys them along the Olympic Pipeline/Puget Sound Energy Easement to a roadway ditch running parallel and on the south side of SE 95th Way. The Preliminary TIR downstream analysis omits the second flow path. Downslope storm water impacts. King County Parks and Stormwater Division worked collaboratively on fish and plant restoration of downstream May Valley Creek. The Level I downstream analysis does not reflect the upstream contributory and splits. Redirecting flows most likely will affect current stream flow rates and locations negatively affecting salmonid and biohabitat in May Valley Creek. Retention of native biodiversity is critical for environmental stewardship. King County May Creek Fish Habitat project impacts for degradation of the not just water quality, flow rates and nutrients are critical to salmonid habitat. Upstream flow rates, water quality and quantity require special modeling and studies. While the Preliminary TIR recommends that a Level II TIR is not required, we disagree due to the significance of downstream habitat, terrestrial and stream. Response: The offsite drainage analysis and preliminary drainage plans have been updated to show the collection of the upstream basin and discharge at its natural location. The upstream basin that flows onto the property on the southwest portion of the property and into the onsite draw will be collected and routed to the north boundary and discharged via a level spreader where the draw fades out at the property line. This basin will continue to flow in a northerly direction until it is intercepted by the roadside ditch along S.E. 95th Way. Based upon site visits and a review of known information, runoff within the ditch will flow easterly towards the intersection of Union Avenue N.E. All runoff generated onsite will be detained and treated for water quality. Upon discharging to a roadside ditch in Union Avenue N.E., stormwater will combine at the intersection of S.E. 95th Way with the previously mentioned upstream basin and continue to flow along the natural flow path, ultimately discharging into May Creek. For further detail, please refer to the Downstream Drainage Analysis in the updated TIR. Based on our analysis, it is our professional opinion that a Level 2 Downstream Analysis is not required for this development. Safety, environmental and engineering issues are omitted related to the Olympic natural gas pipeline both in plans, TIR, environmental checklist and studies. The easement clearly shows two types of utilities, Puget Power and Olympic Natural Gas. The geotechnical report does not evaluate cuts over sensitive slopes and utilities, specifically, the natural gas pipeline. The developer proposes final grading consisting of both cut and fill over the existing pipe. There is no discussion of temporary construction techniques for areas where heavy construction activity traverses over or creates overburden loads onto the pipe. The omission of the Olympic Natural Gas pipeline easement, assessment and special engineering recommendations to mitigate safety and environmental risks does not generate confidence in the developer’s due diligence, especially his professional staff. Response: The applicant is aware of the Olympic Natural Gas (ONG) pipeline and easement. The SEPA Checklist has been revised to include references to the existing natural gas pipeline. Matt Herrera, AICP Senior Planner City of Renton Community and Economic Development Department - 6 - June 25, 2018 During the final engineering process, the applicant will coordinate with both Puget Sound Energy and Olympic Natural Gas for permits and construction requirements/methods. Sensitive slope grading adjacent to properties. Our parcel has a terraced rockery. The geotechnical engineer should define grading or slope treatment such that development does not impact adjacent homeowner property. Response: A geotechnical report has been prepared and submitted along with the preliminary plat application. No impacts to adjacent properties were identified due to the proposed grading activities. Hazard trees need to be identified. Over 1,000 trees were inventoried, yet zero were identified as hazard" trees. The arborist must identify hazard trees and the developer must sequence the removal or harvest of trees such that they do not create a public safety hazard to adjacent homes. This is specifically the case for our parcel. Response: The project arborist identified trees that were in poor health and not to be counted as retained. During construction activities the project arborist will be retained to evaluate construction activities on trees that are to be saved. At that time trees deemed to be a hazard will be slated for removal. Sanitary sewer connection. Location of sanitary sewer to support homeowner connects north and south of proposed subdivision. We would like to transition our current septic system to Renton utilities for sewerage. Response: The Diaz property is located outside of the City limits and is within a different sewer basin than the proposed project. Due to significant elevation differences it is impossible to provide gravity sewer service to the Diaz property via the proposed onsite sewer. We believe that the above responses, together with the enclosed revised plans and technical documents, address all of the comments in the City of Renton "On Hold" Notice letter dated March 19, 2018 and the Diaz comment letter dated May 2, 2018. Please review and approve the enclosed at your earliest convenience. If you have questions or need additional information, please do not hesitate to contact me at this office. Thank you. Respectfully, Ivana Halvorsen Senior Planner IH/lb [18396c.004.docx] enc: As Noted cc: Kyle Lublin, Pulte Homes of Washington, Inc. (w/enc) Thomas A. Barghausen, Barghausen Consulting Engineers, Inc. Barry J. Talkington, Barghausen Consulting Engineers, Inc. From: Yahya Zaid <yahyazaid1984@gmail.com> Sent: Monday, October 08, 2018 10:10 AM To: Matthew Herrera; Tricia Diaz Subject: Comments on Forest Terrace Subdivision, LUA 18-000124 Dear Mr Herrera, Please include the following into the land use action's SEPA Hearing comments. The proposal identifies to bypass surface water. Our comments relate to regulated slopes and downstream risks with the proses action. The offsite upstream tributary area is 6.85 acres of predominantly evergreen forest currently conveyed onsite and flowing northerly via a small draw. The draw opens up and flows sheet flow northwest and north with combined infiltration and continued dispersing surficial flows crossing into two downstream residential properties as the slope gradients reduce. Contrary to the preliminary TIR upstream and onsite flows do not sheet flow into the v-ditch on the south side of SE 95th Way. In our twenty years of owning that property I have not seen open channel flows as would be demonstrated by large contributory areas during peak, sustained or multiple flow events conveyed in that open channel. The surface flows are predominantly infiltrating once they have been exposed to the reduced slope gradient at the bottom of the slopes or at localized glacial loosely consolidated or exposed strata which support localized surface water infiltration. The topographic survey and tree inventory clearly depict a localized infiltration area located in the northwest corner and 50 to 60 feet from the northern property line. Infiltration is occurring onsite where the existing draw opens up. Those surficial flows exceeding the localized infiltration capacity then disperse with the reduced slope as illustrated by the contours and the absence of developed coniferous or hardwood deciduous trees from a saturated area. Infiltration at this localized site should be further explored to mimic natural flow regimen. The site is within a one quarter mile of May Creek where the community has invested, even prioritized, stream restoration supporting salmon recovery. Matching flow rates to the stream and natural discharge points are critical. Onsite areas located on the west are no longer going to go north, but are going to be conveyed to Union Avenue vice SE 95th Way. The current SE 95th Way route discharges almost 3/4 mile west of the Union Avenue discharge point. With so many deviations from natural pre-existing conditions, a Level II TIR study or additional tailored studies may be warranted. The proposed level spreader adjacent to and on slope is highly likely to create downstream adverse impact to our property. At a minimum a 25 foot bench or buffer area for dispersal prior to a downstream property is prudent to mitigate potential significant adverse impacts. The proposed plan illustrates that our property will constitute the developers buffering dispersal area. Said options need to be reviewed by a licensed geotechnical engineer. Rarely is it best engineering to discharge stormwater midslope even though it is released theoretically flat with zero grade. We would be amenable to closed pipe conveyance then dissipation and dispersal on our property rather than risk slope failures and nuisance drainage issues. Sincerely, Tricia and John Diaz