HomeMy WebLinkAboutM_ERC_MitMeas_AdvisNotes_Maple Highlands_190111.pdfDEPARTMENT 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: LUA18-000633, PP, ECF
APPLICANT: Chris Burrus, Harbour Homes, LLC / cburrus@harbourhomes.com / 400
N 34th St, Suite 300, Seattle, WA 98103
PROJECT NAME: Maple Highlands
PROJECT DESCRIPTION: The applicant is requesting Preliminary Plat and Environmental Review
(SEPA) approval to subdivide a 4.18-acre parcel into 13 single-family residential lots, one storm drainage tract
(Tract A) and one tree retention tract (Tract B). The subject property is located in the East Plateau Community
Planning Area at 16210 SE 134th St (APN 1457500025) and is zoned Residential-4 (R-4). Proposed lot sizes would
range from 9,000 square feet to 12,425 square feet with an average lot size of 9,871 square feet and an overall
density of approximately 3.78 dwellings per net acre. All existing structures onsite would be demolished. Access
to the site would be via a new 53-foot wide public residential access street through the center of the subject
property. The applicant would also construct half-street frontage improvements on 162nd Ave SE and 164th Ave
SE along the property frontages. Stormwater would be conveyed and collected through the use of one (1)
detention vault located on the southeast portion of the property. The primary soils underlying the subject site
consist of Alderwood gravelly sandy loam. According to the City’s Critical Areas map (COR Maps), no critical areas
are mapped on the project site. The applicant has proposed to retain six (6) of the subject property’s viable
significant trees.
PROJECT LOCATION: 16210 SE 134th St, Renton, WA 98059
LEAD AGENCY: The City of Renton
Department of Community & Economic Development
Planning Division
MITIGATION MEASURES:
1. The applicant shall install a new downstream drainage system prior to any construction stormwater
discharging offsite to the east.
ADIVISORY NOTES:
The following notes are supplemental information provided in conjunction with the administrative land use
action. Because these notes are provided as information only, they are not subject to the appeal process for the
land use actions.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 2 LUA18-000633
ADVISORY NOTES TO APPLICANT
The following notes are supplemental information provided in conjunction with the administrative land use
action. Because these notes are provided as information only, they are not subject to the appeal process for
the land use action.
Planning:
(Contact: Clark H. Close, 425-430-7289, cclose@rentonwa.gov)
1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless
otherwise approved by the Development Services Division.
2. New single family and other nonresidential construction activities shall be restricted to the hours
between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through Friday. Work on
Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m. and eight o’clock (8:00) p.m.
No work shall be permitted on Sundays.
3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an
appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where
no further construction work will occur within ninety (90) days. Alternative measures such as mulch,
sodding, or plastic covering as specified in the current King County Surface Water Management Design
Manual as adopted by the City of Renton may be proposed between the dates of November 1st and
March 31st of each year. The Development Services Division’s approval of this work is required prior to
final inspection and approval of the permit.
4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is
being cleared.
5. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or
fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the
area defined by the drip line of any tree to be retained.
6. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around
the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be
placed on fencing every fifty feet (50') indicating the words, “NO TRESPASSING – Protected Trees” or on
each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups
of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the
applicant shall provide supervision whenever equipment or trucks are moving near trees.
7. This permit is shall comply with the Bald and Golden Eagle Protection Act. The permitted is responsible
for adhering to the U.S. Fish and Wildlife Service National Bald Eagle Management Guidelines (2007) and
/or your U.S. Fish and Wildlife Service permit.
Development Engineering:
(Contact: Justin Johnson, 425-430-7291, jtjohnson@rentonwa.gov)
1. See Attached Development Engineering Memo dated December 20, 2018.
Fire Authority:
(Contact: Corey Thomas, 425-430, 7024, cthomas@rentonrfa.org)
Environmental Impact Comments:
1. Fire impact fees are applicable at the rate of $829.77 per new residential unit. A credit is given if the
existing house is demolished. This fee is paid at time of building permit issuance.
EXHIBIT 19
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ADVISORY NOTES TO APPLICANT
Page 2 of 2 LUA18-000633
Code Related Comments:
1. The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600
square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of
1,500 gpm fire flow would be required. A minimum of one new fire hydrant is required within 300-feet
of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. A certificate from King
County Water District 90 will be required to assure the demand can be met.
2. Fire department apparatus access roadways are required within 150-feet of all points on the building.
Fire access roads are required to be a minimum of 20-feet unobstructed width with turning radius of 25-
feet inside and 45-feet outside minimum. Fire lane signage required for the onsite roadways. Roadways
shall support a minimum of a 30-ton vehicle and 75-psi point loading. Maximum slope is 15% grade.
Dead end streets that exceed 150-feet require an approved fire apparatus turnaround. It can be either
a hammerhead or a cul-de-sac. Cul-de-sac are not allowed to contain landscape islands. Dead end roads
over 300 feet require a cul-de-sac. Cul-de-sacs must have a 90 foot diameter. Any dwelling more than
500 feet down a dead end road must have fire sprinklers. In this case this seems to pertain to lots #6, 7,
8, 9 and 10. Lots that are over 700 feet down a dead end road are not allowed at all.
The Renton Regional Fire Authority supports the City of Renton policy to provide a gridded public street
system. To that end, the proposed Cul-de-sac shall be eliminated and replaced with a potential through
street by the development of the 164th Ave Southeast right of way.
Technical Services:
(Contact: Amanda Askren, 425-430-7369, aaskren@rentonwa.gov)
1. After reviewing the submitted documents for this project, additional clarification is requested on the
future plan to complete the Boundary Line Adjustment Agreement that is listed on the title report for
the property as Recording No. 20030310002076. Based on the boundary survey and the Agreement to
Cooperate in Boundary Line Adjustment, it does not appear that the BLA has been complete nor
recorded to date. The area that was agreed upon in the agreement is a part of the proposed Tract B
Tree Retention area and would affect the square footage amounts of the proposed plat. The BLA
should be complete prior to final plat recording to ensure all boundary lines are in the final layout.
Community Services:
(Contact: Leslie Betlach, 425-430-6619, lbetlach@rentonwa.gov)
1. Parks Impact Fee applies as per adopted Ordinance.
Police:
(Contact: Cyndie Parks, 425-430-7521, cparks@rentonwa.gov)
1. No comments at this time.
Building:
(Contact: Craig Burnell, 425-430-7290, cburnell@rentonwa.gov)
1. Recommendations of the geotechnical report must be followed as a condition of building permits.
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DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: December 20, 2018
TO: Clark Close, Senior Planner
FROM: Justin Johnson, Civil Engineer III, Plan Reviewer
SUBJECT: Maple Highlands Preliminary Plat
16210 SE 134th St
LUA18-000633, PP, ECF
I have completed a preliminary review of the application of the above-referenced proposal located at
parcel 1457500025 and have the following comments: The applicant is proposing to subdivide the lots
into 13 single family lots with tracts for drainage and open space. All existing structures on the parcels
will be removed.
EXISTING CONDITIONS
The Site is approximately 4.18 acres in size and is rectangular in shape. The existing site is developed
with an existing single family residence and a large amount of vegetation located throughout the parcel.
Water Water service is provided by King County Water District 90.
Sewer Sewer service is provided by the City of Renton. There is an existing 8” PVC sewer
running from north to south in 162nd Ave SE west of the site. Reference Project File S-
368803 in COR Maps for record drawings. Wastewater in this main flows into the east
side interceptor to the west of the property.
Storm Currently there are no storm drainage improvements along any of the frontages of the
project. Drainage from the site either infiltrates or sheet flows south. There have been
multiple reports of drainage problems to the south east of the project site.
Streets The proposed development fronts two undeveloped right of ways, 162nd Ave SE and
164th Ave SE. 162nd Ave SE is located on the west property line and 164th Ave SE is
located on the east property line. Both roadways are classified as Residential access
streets. The existing right-of-way (ROW) width is for 162nd Ave SE approximately 60
feet. The existing right-of-way (ROW) width of 164th Ave SE is approximately 30 feet.
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CODE REQUIREMENTS
WATER
1. Applicant will need to obtain an approved permit from King County water district 90 for a water
main extension.
2. Applicant will need to obtain a water availability for the proposed development.
SEWER COMMENTS
1. The development is subject to system development charges (SDCs) for sewer service. The SDC
for sewer service is based on the size of the domestic water service. The 2018 sewer SDC for a
lot with a 3/4" or 1” water meter is $3,100.00 per lot. SDCs are due at the time of civil
construction permit issuance.
2. The development is located in the Central Plateau Sewer Interceptor Special Assessment District
(SAD). The development is subject to fees related to this SAD. A SAD fee of $538.48 will be
collected for each lot. SAD fees are due at the time of construction permit issuance.
3. Each lot shall be served by a sewer main with a minimum diameter of 8”. Sewer mains and
manholes shall be designed and installed in accordance with City and Department of Ecology
standards.
4. Each lot will require an individual sewer service line. The service lines shall be designed and
installed in accordance with the City standards. The service line shall flow by gravity to the main
where possible. The minimum service line size is 6”.
5. If each lot in the development cannot feasibly be served by gravity sewer main and gravity side
sewers, further design coordination will be required with the City Plan Reviewer and the City’s
Wastewater Utility Department.
6. The downstream lift station is appropriately sized for this development. No capacity analysis or
modification to the lift station is required.
7. The existing home is served by a private on-site septic system. The septic system shall be
abandoned in accordance with King County Department of Health regulations and Renton
Municipal Code.
8. The proposed sewer main improvements as shown on the composite utility civil plan submitted
with the Land Use Application provides the required 8-inch sewer main extension from the
existing sewer main located in 162nd Ave SE from the southern property limit extending to the
northern property limit for future extension by the city. The extension within 162nd Ave SE will
provide sewer service to Lot 1 only and the rest of the lots will be served by a sewer extension
from the east along 164th Ave SE.
9. The development is proposing to install an 8 inch sewer main extension from the western
portion of the property within the new proposed Road A to connect to the city manhole
(SSMH5625) located at Liberty High School.
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December 20, 2018
The route will begin on the west side of the property and will continue within Road A to the east
until it intersects with 164th Ave SE. From 164th Ave SE the sewer will flow to the south till it
reaches the intersection of 164th Ave SE and SE 135th St. Once sewer reaches SE 135th St the
will need to run the sewer line from the west to the east along SE 135th St, meeting at the
intersection at 166th Ave SE. Sewer main the need to extend from the intersection to the SSMH
located (SSMH 5625).
a. The extension of this main is located within King County Right of Way. The applicant
will need to get permission from King County to work with their right of way.
b. The sewer main shall be a minimum diameter of 10 inch. Sewer mains and manholes
shall be designed and installed in accordance with City and Department of Ecology
standards.
c. Applicant will need to reference the recorded easement for the sewer extension
connecting to SSMH5625.
d. Sewer extension is proposed within a parcel 132305UNKN. The applicant will need to
obtain permission from the owner in order to use this parcel for the sewer main. A 10
foot easement to the City of Renton will need to be grated overtop of the sewer main.
STORM DRAINAGE COMMENTS
1. The development is subject to stormwater system development charges (SDCs). The 2019
stormwater SDC is $1,800.00 per lot. The SDC will be collected for each new lot. SDCs are due at
the time of civil construction permit issuance.
2. Drainage plans and a drainage report complying with the adopted 2017 Renton Surface Water
Design Manual will be required.
3. A preliminary Drainage Plan and Technical Information Report (TIR), dated November 26th,
2018, was submitted by DR Strong Consulting Engineers with the Land Use Application. Based on
the City of Renton’s flow control map, the site falls under Flow Control Duration Standards
(Forested Conditions) and is located within the Lower Cedar River 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.
a. The development is also proposing to install a stormwater detention vault located on
the Southeast corner of the proposed development with a discharge to the north Cedar
River Drainage Basin. The Storm water vault has been sized assuming that no credits will
be taken for BMP’s however the applicant has proposed to use dispersion and reduced
impervious surface BMP credits for the individual build lots.
i. Applicant has assumed that maximum of 4,000 sf feet of impervious surface
for each lot as described in RSWDM.
b. The development is also proposing to install a pipe system within the 162nd Ave SE
located on the west end of the property. System will need to be sized in accordance
with the 2017 RSWDM.
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c. Applicant is proposing to discharge the water from the project via an existing 12 inch
storm pipe located at the intersection of SE 136th St and 164th Ave SE.
i. Pipe sizing for the outfall will need to be sized in accordance with the Renton
Surface water design manual. This pipe is located within King County, a
separate permit from King County is required.
d. On-site BMPs satisfying Core Requirement #9 will be required for the site. On-site
BMPs shall be evaluated in order of preference by feasibility as described in Section
C.1.3 of the 2017 RSWDM. Applicant proposes to use bio retention facilities wherever
possible in the planter strips along the onsite roadway. Perforated pipes will be
installed for each of the individual lots and will be tight lined to the proposed
stormwater conveyance system.
i. Per the Geotechnical report submitted by Earth Solutions NW, infiltration is
not suitable for this site due to the existing soils onsite.
ii. Basic dispersion is currently proposed. If feasible, basic dispersion should be
implemented to the maximum extent feasible which may be more than 10% of
the total lot area. Feasibility of on-site BMPs for each lot will be reviewed at
the time of single family building permit review. Final TIR should clearly
explain how target surfaces from plat infrastructure (road and sidewalk) are
mitigated by on-site BMPs or how BMPs are infeasible for these surfaces.
iii. Final BMP credits will be confirmed at building permit review.
4. A Geotechnical Report, dated September 28th, 2018, completed by Earth Solutions NW, LLC for
the site has been provided. The submitted report describes the existing soils to contain silty
sands that are medium dense to dense. The Geotechnical report mentions that infiltration is not
feasible due the types of soils that are located onsite, the geotechnical recommends that
stormwater control use a different method.
5. Storm drainage improvements along all public street frontages (new internal site streets, 162nd
Ave SE and 164th Ave SE) are required to conform to the City’s street standards. New storm
drain shall be designed and sized in accordance with the standards found in Chapter 4 of the
2017 Renton Surface Water Design Manual.
i. Pipe should be located within the curb line of the future roadway.
ii. Overall conveyance sizing will be determined based on Conveyance Analysis
in accordance with Core Requirement #5 of the RSWDM. The size of the
conveyance system may be larger than 12-inches.
iii. The conveyance system shall be sized and located in order to convey and
contain a minimum of 25-year peak flow assuming developed conditions for
onsite tributary areas and existing conditions of any offsite tributary area.
iv. Applicant will need to place a catch basin at each property line limit
between the City of Renton and King County Jurisdictions.
6. A Construction Stormwater General Permit from the Washington Department of Ecology is
required as site clearing will exceed one acre.
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TRANSPORTATION/STREET COMMENTS
1. The 2019 transportation impact fee is $7,820.42 per single family home. Fees are payable at the
time of building permit issuance for each individual home.
2. The proposed development fronts 162nd Ave SE along the western property line and is classified
as a Residential Access Road. Existing right-of-way (ROW) width is 60 feet. To meet the City’s
complete street standards for Residential Access streets, minimum ROW is 53 feet. No
dedication of ROW will be required. Per City code 4-6-060, half street improvements shall
include a pavement width of 20 feet (13 feet from centerline), a 0.5-foot curb, an 8-foot planting
strip, an 5-foot sidewalk, street trees and storm drainage improvements. Street grades shall not
exceed 15%.
3. The proposed internal residential road shall be per RMC 4-6-060. Per RMC 4-6-060, a residential
street shall have a right of way width of 53’ with a paved roadway width of 26’ consisting of 2 –
10’ travel lanes and 1 – 6’ parking lane. A 0.5’ curb, 8’ planter strip, and 5’ sidewalk on both
sides of the roadway.
4. The proposed development fronts 164th Ave SE along the western property line and is classified
as a Residential Access Road. Existing right-of-way (ROW) width is 30 feet. To meet the City’s
complete street standards for Residential Access streets for half street improvements, minimum
ROW is 34 feet. A dedication of 4.5 feet of ROW will be required. Per City code 4-6-060, half
street improvements shall include a pavement width of 20 feet, a 0.5-foot curb, an 8-foot
planting strip, an 5-foot sidewalk, street trees and storm drainage improvements. Street grades
shall not exceed 15%. The south end of 164th Ave SE will need to have a barricade between City
of Renton ROW and King County ROW, with a sign stating future roadway extension.
a. Applicant will need to show how they will connect to the northern tie in point at
164th Ave SE.
5. Street lighting is required along Road A, 162nd Ave SE, and 164th Ave SE. Required streetlights
shall be per City standards. A street lighting analysis and plan shall be submitted with the civil
construction permit.
6. Per RMC 4-4-080, the maximum width of a single loaded garage driveway is 9’ and the maximum
width of a double loaded garage driveway is 16’. If a garage is not present, the maximum
driveway width is 16’. Driveways shall not be closer than 5’ to any property line.
7. Paving and trench restoration within the City of Renton right of way shall comply with the City’s
Restoration and Overlay requirements.
GENERAL COMMENTS
1. The fees listed are for 2019. The fees that are current at the time of the respective permit issuance
will be levied. Please see the City of Renton website for the current development fee schedule.
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2.Retaining walls that are 4’ or taller from bottom of footing and stormwater detention vaults will
require a separate building permit. Structural calculations and plans prepared by a licensed
engineer will be required as part of the building permit review.
3.All civil plans shall conform to the current City of Renton survey and drafting standards. Current
drafting standards can be found on the City of Renton website.
4.A separate plan submittal will be required for a construction permit for utility work and street
improvements. All plans shall be prepared by a licensed Civil Engineer in the State of Washington.
5.Please see the City of Renton Development Engineering website for the Construction Permit
Application and Construction Permit Process and Submittal Requirements. Please contact the City
to schedule a construction permit intake meeting.
6.All plan review for the City is now paperless. Please see http://rentonwa.gov/paperless/ for more
information.
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