HomeMy WebLinkAboutC_ERC_Determination_Applicant_Letter_Sapphire on Talbot_190118.pdf
January 18, 2019
Tom Redding
Encompass Engineering & Surveying
165 NE Juniper St, Suite 201
Issaquah, WA 98027
SUBJECT: ENVIRONMENTAL THRESHOLD (SEPA) DETERMINATION
Sapphire on Talbot, LUA18-000665, PP, SA-A, CU-A, ECF, MOD
Dear Mr. Redding:
This letter is written on behalf of the Environmental Review Committee (ERC) to advise you that they have
completed their review of the subject project and have issued a threshold Determination of Non-Significance-
Mitigated with Mitigation Measures. Please refer to the enclosed ERC Report, for a list of the Mitigation Measures.
Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on February 1,
2019, 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 regarding the appeal
process may be obtained from the Renton City Clerk’s Office, (425) 430-6510.
Also, a public hearing has been scheduled by the Hearing Examiner in the Council Chambers on the seventh floor
of City Hall on February 12, 2019 at 11:00 AM to consider the Preliminary Plan, Administrative Site Plan Review,
Administrative Conditional Use Permit, Environmental (SEPA) Review, Modification. The applicant or
representative(s) of the applicant is required to be present at the public hearing. A copy of the staff
recommendation will be mailed to you prior to the hearing. If the Environmental Determination is appealed, the
appeal will be heard as part of this public hearing.
If you have any questions or desire clarification of the above, please call me at (425) 430-7289.
For the Environmental Review Committee,
Clark H. Close
Senior Planner
Enclosure: ERC Staff Report and Determination
cc: Barb Tangeman, Sapphire Homes Inc. / Owner(s)
Patrick Haley, Monique Akers, Moo and Bok Kim, Denny Bullock / Party(ies) of Record
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
ENVIRONMENTAL (SEPA) DETERMINATION OF
NON-SIGNIFICANCE - MITIGATED (DNS-M)
PROJECT NUMBER: LUA18-000665, PP, SA-A, CU-A, ECF, MOD
APPLICANT: Tom Redding, Encompass Engineering & Surveying / tredding@hotmail.com /
165 NE Juniper St, Suite 201, Issaquah, WA 98027
PROJECT NAME: Sapphire on Talbot
PROJECT DESCRIPTION: The applicant is requesting Preliminary Plat, Administrative Site Plan,
Administrative Conditional Use Permit, SEPA Environmental Review approval, and a Street Modification for a 20-lot
subdivision for the future construction of multi-family residential units at 4827 Talbot Rd S. The subject property is
proposing two- and three-unit buildings with an increase in the maximum wall plate height up to 32 feet to allow for a
third floor within the residences. The 1.69-acre site located along Talbot Rd S at S 48th St within the Residential-14 (R-
14) zoning district (3123059022). The proposal includes 20 new fee simple lots, a 13,130 square foot open space/tree
retention/stormwater tract, a 20-foot wide north-south alley, and a 47 to 53-foot wide east-west public road through
the property. The residential lots would range in size from 1,620 square feet to 2,775 square feet with an average lot
size of 1,989 square feet. The project would result in a net density of 15.2 dwelling units per net acre. The existing single
family home and accessory buildings would be demolished. The design of the primary access road from Talbot Rd S
would be via a modified limited residential access street until it meets the supplemental alleyway before widening to a
residential access street. The alleyway crosses the residential access street and spans the full length of the property. The
street modification request includes one-foot less right-of-way dedication on Talbot Rd S in order to match the existing
street section.
Site soils consist of Alderwood (AgC) gravelly sandy loam at a depth of about 8 feet with advance outwash deposits from
a depth of 8 feet to 13 feet. The advance outwash soils may support limited infiltration to go along with the proposed 33
ft by 60 ft stormwater detention vault. The existing site slopes to the west at 5 to 8 percent. Upon completion of the
project, roughly 95 percent of the site is proposed to be graded with approximately 2,000 cubic yards of cut and
approximately 4,000 cubic yards of fill material. The site contains 71 significant trees. The project is proposing to retain
four (4) exiting trees in a combined tree retention tract and is also proposing 42 replacement trees onsite. The applicant
has submitted a Geotechnical Engineering Report, Preliminary Technical Information Report, Wetland Reconnaissance,
Wetland Review Letter, Arborist Report, Letter of Understanding of Geologic Risk, and Trip Generation Report.
PROJECT LOCATION: 4827 Talbot Rd S, Renton, WA 98055
LEAD AGENCY: City of Renton
Environmental Review Committee
Department of Community & Economic Development
The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse
impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21C.030(2)(c).
Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of
Section 4-9-070D Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified
during the environmental review process. Because other agencies of jurisdiction may be involved, the lead agency will not
act on this proposal for fourteen (14) days.
Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on February 1, 2019.
Appeals must be filed in writing together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady
DocuSign Envelope ID: 28571868-0B48-4FE7-A458-8D437128BF86
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: January 18, 2019
DATE OF DECISION: January 14, 2019
SIGNATURES:
Gregg Zimmerman, Administrator Date Rick M. Marshall, Administrator Date
Public Works Department Renton Regional Fire Authority
Kelly Beymer, Administrator Date C.E. Vincent, Administrator Date
Community Services Department Department Of Community & Economic Development
DocuSign Envelope ID: 28571868-0B48-4FE7-A458-8D437128BF86
1/15/2019 | 10:43 AM PST
1/15/2019 | 8:32 AM PST 1/15/2019 | 10:12 AM PST
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
SR_ERC Report_Sapphire on Talbot_190114
ENVIRONMENTAL REVIEW COMMITTEE REPORT
ERC Meeting Date: January 14, 2019
Project File Number: PR18-000391
Project Name: Sapphire on Talbot
Land Use File Number: LUA18-000665, PP, SA-A, CU-A, ECF, MOD
Project Manager: Clark H. Close, Senior Planner
Owner: Troy and Angela Schmeil, Sapphire Homes Inc., 16805 SE 43rd Ct, Bellevue, WA
98006
Applicant: Tom Redding, Encompass Engineering & Surveying, 165 NE Juniper St, Suite 201,
Issaquah, WA 98027
Contact: Same as Applicant
Project Location: 4827 Talbot Rd S, Renton, WA 98055
Project Summary: The applicant is requesting Preliminary Plat, Administrative Site Plan,
Administrative Conditional Use Permit, SEPA Environmental Review approval, and
a Street Modification for a 20-lot subdivision for the future construction of multi-
family residential units at 4827 Talbot Rd S (APN 3123059022). The subject
property is proposing two- and three-unit buildings with an increase in the
maximum wall plate height up to 32 feet. The 1.69-acre site located along Talbot
Rd S at S 48th St within the Residential-14 (R-14) zoning district. In addition to the
20 fee simple lots, the applicant is proposing a 13,130 square foot open space/tree
retention/stormwater tract, a 20-foot wide north-south alley, and a 47 to 53-foot
wide east-west public road through the property. The residential lots would range
in size from 1,620 square feet to 2,775 square feet with an average lot size of 1,989
square feet and a density of 15.2 dwelling units per net acre. The existing single
family home and accessory buildings would be demolished. Access to the project
would be from Talbot Rd S and vehicular access to some of the lots would be
provided from the internal alleyway. The street modification request includes one-
foot less right-of-way dedication on Talbot Rd S in order to match the existing
street section. The site contains 71 significant trees and the project is proposing to
retain four (4) trees and replant the site with more than 50 new trees.
Exist. Bldg. Area SF: 1,820 SF
Site Area: 73,616 SF (1.69 acres)
STAFF
RECOMMENDATION:
Staff Recommends that the Environmental Review Committee issue a
Determination of Non-Significance - Mitigated (DNS-M).
DocuSign Envelope ID: 28571868-0B48-4FE7-A458-8D437128BF86
City of Renton Department of Community & Economic Development
Sapphire on Talbot
Staff Report to the Environmental Review Committee
LUA18-000665, PP, SA-A, CU-A, ECF, MOD
Report of January 14, 2019 Page 2 of 9
SR_ERC Report_Sapphire on Talbot_190114
PART ONE: PROJECT DESCRIPTION / BACKGROUND
The applicant is requesting Preliminary Plat, Administrative Site Plan, Administrative Conditional Use Permit, SEPA
Environmental Review approval, and a Street Modification for the subdivision of one parcel totaling 1.69 acres
located at 4827 Talbot Rd S, within the SW ¼ of Section 31, Township 23 North, Range 5 East, in King County,
Washington (Exhibit 2). The specific parcel number is 3123059022. The project site currently contains a vacant
single-family residence, a detached garage, outbuildings, and an asphalt driveway. All existing structures and
paved areas would be removed. The site is proposed to be subdivided into 20 new fee simple lots, an open
space/tree retention/stormwater tract, a north-south alleyway, and public road through the property. The open
space/tree retention/stormwater tract (Tract A) is proposing an infiltration vault, tree retention and open space
in a large 13,130 square foot tract at the southwest portion of the project site.
The subject site is bordered by similar Residential-14 (R-14) zoning primarily occupied with condominium units.
Located to the north and west of the site is S 48th St. S 48th St is a gated access road that only provides access to
the 240 unit Ashburn Condominium property to the west of the subject parcel. Located to the east of the site is
Talbot Rd S and Campen Springs Condominiums and to the south of the site is a single family residence that is
being used as an early learning center (Learning Land II).
Table 1. Surrounding Land Use and Zoning
Location Comprehensive Land Use Zoning
Site Residential High Density (RHD) Residential-14 (R-14) Dwelling Units Per Net Acre
North Residential High Density (RHD) Residential-14 (R-14) Dwelling Units Per Net Acre
South Residential High Density (RHD) Residential-14 (R-14) Dwelling Units Per Net Acre
East Residential High Density (RHD) Residential-14 (R-14) Dwelling Units Per Net Acre
West Residential High Density (RHD) Residential-14 (R-14) Dwelling Units Per Net Acre
The 1.69-acre project site is located within the Residential-14 (R-14) dwelling units per net acre zoning
classification. The overall net density of the project is 15.2 dwelling units per net acre (20 / 1.32 net acres = 15.2
du/acre) and the 20 lots would range in size from 1,620 to 2,775 square feet with an average lot size of 1,989
square feet (Exhibit 2).
The proposed development fronts Talbot Rd S on the east property line (Exhibit 3). Talbot Road South is a Collector
Arterial Street with an existing right-of-way (ROW) width of 60 feet (60’) as measured using the King County
Assessor’s Map. No frontage improvements (sidewalk, planter strip, and curb) currently exist along the property
frontage. The street modification request includes one foot less ROW dedication on Talbot Rd S in order to match
the existing street section. The following standards would be required in order to building out the modified half
ROW section on Talbot Rd S: 0.5-foot curb, 8-foot planter, 8-foot sidewalk, and 2-foot clear at the back of sidewalk.
Access from Talbot Rd S to the development would be provided via a new 47- to 53-foot wide east-west public
residential road or modified limited residential access street through the property. The location of the entrance
would align with S 48th St across Talbot Rd S. The proposed internal residential access road would include a
concrete vertical curb, gutter, sidewalk, and vegetated planter strip. An internal north-south alleyway is proposed
to cross the residential access street and alley access would be provided to the townhomes facing east and west,
which would run parallel to Talbot Rd S and perpendicular to the new public road. The minimum paved roadway
width within the proposed alley is 20 feet to allow for emergency vehicle access and turnaround capability.
The developed site would collect and convey stormwater runoff to a stormwater vault for runoff control and water
quality using the 2017 Renton Surface Water Design Manual (RSWDM) (Exhibit 8). Runoff would be controlled
release to the Ashburn Condominium storm system.
The property includes 71 significant trees on-site, of which there are 51 viable significant trees. A significant tree
is defined as a tree with a caliper of at least six inches (6"), or an alder or cottonwood tree with a caliper of at least
eight inches (8"). The applicant is proposing to retain four (4) of the viable significant trees (Exhibit 5). The existing
site topography is gently sloped in nature, generally descending from east to west at gradients of less than 10
DocuSign Envelope ID: 28571868-0B48-4FE7-A458-8D437128BF86
City of Renton Department of Community & Economic Development
Sapphire on Talbot
Staff Report to the Environmental Review Committee
LUA18-000665, PP, SA-A, CU-A, ECF, MOD
Report of January 14, 2019 Page 3 of 9
SR_ERC Report_Sapphire on Talbot_190114
percent (10%); with a total elevation changes of approximately 25 feet over the extent of the parcel. The steepest
slope on the site is approximately 17 percent (17%). In general, the site is underlain by native, Vashon-aged glacial
soils with surface topsoil. According to the Geotechnical Engineering Report prepared by Migizi Group, Inc. (Exhibit
10), the native soils encountered at the test pit locations included six to fourteen inches of topsoil overlying
continuous glacial till soils through a depth of approximately 8 feet (8’) below grade, being comprised of silty sand
with some gravel, to silty sand. From a depth of 8 to 10 feet below existing grade, the test pits encountered
advance outwash deposits. According to the SEPA Environmental Checklist (Exhibit 16), no surface indications or
history of unstable soils were found in the immediate vicinity. The geotechnical study found that the proposed
residential development is feasible from a geotechnical standpoint.
PART TWO: ENVIRONMENTAL REVIEW
In compliance with RCW 43.21C.240, the following environmental (SEPA) review addresses only those project
impacts that are not adequately addressed under existing development standards and environmental
regulations.
A. Environmental Threshold Recommendation
Based on analysis of probable impacts from the proposal, staff recommends that the Responsible
Officials:
Issue a DNS-M with a 14-day Appeal Period.
B. Mitigation Measures
1. Project construction shall be required to comply with the recommendations found in the
Geotechnical Engineering Study prepared by Migizi Group, Inc., dated October 11, 2017 (revised
August 30, 2018), or an updated report submitted at a later date.
C. Exhibits
Exhibit 1: Environmental Review Committee (ERC) Report
Exhibit 2: Sapphire Preliminary Plat Plan
Exhibit 3: Neighborhood Detail Map
Exhibit 4: Boundary and Topographic Survey
Exhibit 5: Tree Retention / Land Clearing (Tree Inventory) Plan
Exhibit 6: Landscape Plan
Exhibit 7: Preliminary Grading and Drainage Plan
Exhibit 8: Preliminary Sewer and Water Plan
Exhibit 9: Street Profiles and Cross Sections
Exhibit 10: Geotechnical Engineering Report, prepared by Migizi Group, Inc., dated October 11,
2017 (revised August 30, 2018)
Exhibit 11: Preliminary Technical Information Report (TIR), prepared by Encompass Engineering,
dated October 29, 2018
Exhibit 12: Arborist Report, prepared by American Forest Management, dated July 9, 2018
Exhibit 13: Wetland Reconnaissance, prepared by The Watershed Company, dated June 11,
2015
DocuSign Envelope ID: 28571868-0B48-4FE7-A458-8D437128BF86
City of Renton Department of Community & Economic Development
Sapphire on Talbot
Staff Report to the Environmental Review Committee
LUA18-000665, PP, SA-A, CU-A, ECF, MOD
Report of January 14, 2019 Page 4 of 9
SR_ERC Report_Sapphire on Talbot_190114
Exhibit 14: Wetland Reconnaissance Letter, prepared by Sewall Wetland Consulting, Inc., dated
May 6, 2016
Exhibit 15: Trip Generation Report, prepared by DN Traffic Consultants, dated September 28,
2018
Exhibit 16: SEPA Environmental Checklist, prepared on October 18, 2018
Exhibit 17: Public Comment letter
Exhibit 18: Staff Response to Public Comment
Exhibit 19: Advisory Notes to Applicant
D. Environmental Impacts
The Proposal was circulated and reviewed by various City Departments and Divisions to determine whether
the applicant has adequately identified and addressed environmental impacts anticipated to occur in
conjunction with the proposed development. Staff reviewers have identified that the proposal is likely to have
the following probable impacts:
1. Earth
Impacts: The applicant submitted a Geotechnical Engineering Report, prepared by Migizi Group, Inc.
dated October 11, 2017 (revised August 30, 2018; Exhibit 10) with the project application. Given the
topographic change across the roughly square-shaped site, grading activities would likely involve cuts
and fills to establish the final design grades, as the site gently slopes from east to west at gradients of
less than 10 percent (10%); with a total elevation change of approximately 25 feet (25’) over the
extent of the parcel (Exhibit 4). The preliminary plat street profiles and cross sections indicate some
of the larger slopes, between 10 and 15 percent (10-15%), based on the finished road grades proposed
for S 48th Ct (Exhibit 9). The study indicated that conventional spread footings would provide
adequate support for the homes if the subgrade is properly prepared and foundation elements for
the proposed residences would be constructed on medium dense or denser undisturbed native soils,
or on structural fill bearing pads extending down to native soils. The geotechnical engineer estimates
that adequate bearing soils would be encountered within two to three feet (2-3’) of existing grade.
The applicant indicates that the estimated quantities for structural fill on-site would be approximately
2,000 cubic yards of cut and 4,000 cubic yards of fill. This grading would be required for the
construction of required plat improvements and new multi-family residences. The submitted report
describes the site as a Low Erosion Hazard area. Erosion control measures would need to be in place
prior to starting grading activities on the site. Temporary erosion and sedimentation control measures
would be implemented during construction including, but not limited to, Best Management Practices
(BMPs) and temporary measures to control surface water runoff and groundwater during
construction, such as sediment traps, rocked construction entrance to provide a stable access to the
entrance surface, and installing siltation control fencing around the work areas (Exhibit 16).
In September of 2017, a total of five (5) test pits (TP-1 through TP-5) were excavated across the project
site with a rubber-tracked mini-excavator to approximate depths of 10 or 15 feet (10’ or 15’) below
existing site grades. Topsoil and various organics were encountered within the upper 6 to 14 inches
(6-14”) of existing grades at the test pit (TP) locations. The test pit explorations revealed relatively
consistent subgrade conditions across the project area, generally consisting of a surface mantle of
sod/topsoil, underlain by native, Vashon-aged glacial soils through a depth of approximately eight feet
(8’) below existing grade, being comprised of silty sand with some gravel, to gravelly silty sand. As
encountered on-site, glacial till soils were highly weathered and heavily mottled; indication poor
surface drainage. From a depth of eight to ten feet (8-10’) below existing grade, the termination depth
of three of the subsurface explorations, the study encountered advance outwash deposits. Advance
DocuSign Envelope ID: 28571868-0B48-4FE7-A458-8D437128BF86
City of Renton Department of Community & Economic Development
Sapphire on Talbot
Staff Report to the Environmental Review Committee
LUA18-000665, PP, SA-A, CU-A, ECF, MOD
Report of January 14, 2019 Page 5 of 9
SR_ERC Report_Sapphire on Talbot_190114
outwash is typically comprised of densely consolidated, relatively clean, sands and gravel. Beyond
thirteen feet (13’) the soil transitioned to a more homogenous, relatively impervious, dense, silty sand
with some gravel. During the subsurface exploration tests, no groundwater seepage was encountered.
The study indicates that groundwater could rise higher than what was observed as a result of the test
pits and given the topographic setting of the project area, the geotechnical engineer did not anticipate
that the groundwater would rise high enough to adversely affect the proposed development. Seasonal
perched groundwater would be encountered during periods of extended precipitation, given the
presence of low permeability till soils along the subsurface.
The provided geotechnical report concluded that the construction of the proposed residential
development is feasible from a geotechnical standpoint. The primary geotechnical considerations
submitted in the geotechnical report include site preparation, spread footings, slab-on-grade floors,
asphalt pavement, and structural fill. To mitigate for potential impacts the project proposal could have
on the site resulting from project construction, staff recommends as a mitigation measure that the
project construction comply with the recommendations found in the submitted geotechnical support
prepared by Migizi Group, Inc., dated October 11, 2017 (revised August 30, 2018), or an updated
report submitted at a later date.
Mitigation Measures: Project construction shall be required to comply with the recommendations
found in the Geotechnical Engineering Study prepared by Migizi Group, Inc., dated October 11, 2017
(revised August 30, 2018), or an updated report submitted at a later date.
Nexus: State Environmental Policy Act (SEPA) Environmental Review; RMC 4-4-060 Grading,
Excavation and Mining Regulations.
2. Air
Impacts: It is anticipated that some short-term air quality impacts could be associated with site work
and building construction required to develop this site. Project development impacts during
construction may include dust as a result of grading and exhaust from construction vehicles and
equipment. Dust control would be mitigated through the use of temporary erosion control measures,
watering or other measures to remediate impacts as needed. Long-term impacts would result from
the net increase of vehicular traffic (Exhibits 17 and 18).
Mitigation Measures: No further mitigation required.
Nexus: Not applicable.
3. Water
a. Wetland, Streams, Lakes
Impacts: The applicant submitted a Wetland Reconnaissance, prepared by The Watershed
Company (dated June 11, 2015; Exhibit 13) and a Wetland Reconnaissance Letter, prepared by
Sewall Wetland Consulting, Inc. (dated May 6, 2016; Exhibit 14), with the project application. The
Wetland Reconnaissance Report and Letter concluded that the wetland designation for the
subject site and the Ashburn condominium property was a result of a man-made landscape pond.
The hydrologic input to the wetland came from a man-made feature that was controlled by a
water-flow control valve adjacent to Talbot Rd S. The flow was captured in a lined pond on the
subject property, then discharged into a formerly mapped wetland on the Ashburn property.
When the pond was removed the wetland on the Ashburn property dried up significantly, to the
point where the wetland no longer satisfied all three wetland criteria. Based on the absence of
wetlands, the applicant contends that there are no surface water bodies on or in the immediate
vicinity of the site and that any future redevelopment of the subject property would be
unencumbered by any potentially-regulated wetlands, fish and wildlife habitat, and/or associated
buffers.
DocuSign Envelope ID: 28571868-0B48-4FE7-A458-8D437128BF86
City of Renton Department of Community & Economic Development
Sapphire on Talbot
Staff Report to the Environmental Review Committee
LUA18-000665, PP, SA-A, CU-A, ECF, MOD
Report of January 14, 2019 Page 6 of 9
SR_ERC Report_Sapphire on Talbot_190114
Mitigation Measures: No further mitigation required.
Nexus: Not applicable.
b. Storm Water
Impacts: The applicant submitted a Preliminary Technical Information Report (TIR), prepared by
Encompass Engineering & Surveying (dated October 29, 2018; Exhibit 11). Based on the City of
Renton’s flow control map, the site falls within the Flow Control Duration Standard area matching
Forested Site Conditions and is within the Black River Drainage Basin. The development is subject
to Full Drainage Review in accordance with the 2017 City of Renton Surface Water Design Manual
(RSWDM). All nine (9) core requirements and all six (6) special requirements must be discussed in
the Technical Information Report. The development would be required to provide flow control
and enhanced basic water quality treatment prior to discharge. Project water quality treatment
would consist of conveyance to a combined water quality/detention vault.
According to the TIR, the geological conditions encountered on-site are not conducive to full
infiltration. The drainage report discusses the possibility of utilizing full infiltration in lieu of
detention for the site flow control requirements. According to the TIR, flow control facilities would
be designed to utilize the infiltration potential of lower soil lenses with an infiltration rate of 1.25
inches per hour. This is accomplished by using an infiltration vault in the southwest portion of the
site that has been set aside for open space and tree retention. The infiltration vault would be
equipped with an outlet structure that would mimic predevelopment flow rates for larger storms,
while infiltrating 100% of most storm events. In the event the soils encountered on-site during
construction do not actually provide infiltration, a strict detention vault would become necessary.
The applicant would be required to submit infiltration testing, meeting the requirements outlined
in Section 5.2 of the 2017 RSWDM at the time of civil construction permit application. The
drainage report would also need to be updated to include the recommendations outlined in the
infiltration testing report.
Appropriate on-site BMPs would be required to help mitigate the new runoff created by this
development. A temporary erosion and sediment control (TESC) plan provides BMPs to be
implemented during construction. The final drainage plan with BMPs and drainage report must
be submitted with the civil construction permit application.
Separate structural plans would be required to be submitted for review and approval under a
separate building permit for the detention and/or water quality vault. Special inspection from the
building department is required (Exhibit 19).
All work proposed outside of the applicant’s property would require a permanent drainage
easement to be provided to the City and a temporary construction easement prior to any permits
being issued.
It is anticipated that the City’s currently adopted 2017 City of Renton Surface Water Design
Manual would mitigate for any potential surface water impacts that could be generated by the
project proposal, therefore no further mitigation is recommended at this time.
Mitigation Measures: No further mitigation required.
Nexus: Not applicable.
4. Vegetation
Impacts: An Arborist Report was prepared by American Forest Management, dated July 9, 2018
(Exhibit 12), and submitted with the land use application. Nearly all vegetation is proposed to be
removed or altered during construction, except for several significant trees in the southwest corner
of the site where retention may be feasible. The Arborist Report listed 71 significant on-site trees. The
DocuSign Envelope ID: 28571868-0B48-4FE7-A458-8D437128BF86
City of Renton Department of Community & Economic Development
Sapphire on Talbot
Staff Report to the Environmental Review Committee
LUA18-000665, PP, SA-A, CU-A, ECF, MOD
Report of January 14, 2019 Page 7 of 9
SR_ERC Report_Sapphire on Talbot_190114
trees located on and around the site were inventoried as follows: black pine, pear, apple, Lombardi
poplar, Oregon ash, black cottonwood, pacific willow, plum, Douglas fir, Leyland cypress, western red
cedar, windmill palm, European paper birch, Lawson cypress, cherry, Zelkova, and elm. The majority
of the trees were found to be in fair to good health. The minimum tree retention requirement is
twenty percent (20%) in the Residential-14 (R-14) zone. Therefore, the applicant would be required
to retain at least eleven (11) of the possible 53 viable significant trees on-site or provide replacement
trees. After tree deductions (dangerous trees, trees proposed in public streets, and/or trees proposed
in private access easements/tracts), the applicant is proposing to retain four (4) trees within the
stormwater/open space/tree retention tract (Tract A) or (7) fewer than the amount required by code.
Tract A is a proposed 13,130 square foot tract in the southwest corner of the development. The
proposed tract contains four (4) significant apple trees that are proposed to be retained (Tree #4 –
23” Lombardi poplar, Tree #5 – 17” Lombardi poplar, Tree #6 – 18”, 20” Oregon ash, and Tree #7 –
21” – black cottonwood). These four (4) trees are classified by the arborist as “Good” or “Fair.” Per
RMC 4-4-130, a replacement ratio of 12 caliper inches (12”) per tree is required for each tree less than
the total required to be retained. All retained trees (i.e., protected trees) would be required to be
protected during construction pursuant to RMC 4-4-130. The eight central components of tree
protection include defining and protecting the drip line, erecting and maintaining a temporary six-foot
high chain link construction fence with placards around the tree to be retained, protecting the tree
from grade changes, keeping the area clear of impervious surface material, restricting grading within
the drip line, providing three inches (3”) of bark mulch within the required fencing, retaining a certified
arborist to ensure trees are protected from development activities, and alternate
protection/safeguards as necessary.
The applicant is proposing to replant the subdivision with up to 57 new 1-1/2” or 2” caliper trees for
a total of 92.5 caliper inches (Exhibits 5 and 6). Proposed replacement species of trees include shore
pine, Akebono cherry, vine maple, and Armstrong maple. According the proposed landscaping plan,
the majority of the replacement trees are proposed within the required frontage landscaping along
the front of the lots or within the stormwater/open space/tree retention tract (Tract A). A final
detailed landscape plan would be required to be submitted and approved prior to issuance of a civil
construction permit.
Mitigation Measures: No further mitigation required.
Nexus Not applicable.
5. Environmental Health
a. Noise
Impacts: Noise impacts would primarily result from the clearing of the site, construction of the
proposed infrastructure improvements and future construction of the new multi-family
residences. The construction noise would be regulated through the City’s adopted noise level
regulations per Chapter 8-7, RMC, Noise Level Regulations and RMC 4-4-030. The City’s
construction standards limit haul hours between 8:30 am to 3:30 pm, Monday through Friday
unless otherwise approved by the Development Services Division. Permitted work hours in or near
residential areas are restricted to the hours between 7:00 am and 8:00 pm for new construction
activities from Monday through Friday. Work on Saturdays is restricted to the hours between 9:00
am and 8:00 pm. No work is permitted on Sundays.
Temporary noise impacts are anticipated that would be commonly associated with new
residential development.
Mitigation Measures: No further mitigation required.
Nexus: Not applicable.
DocuSign Envelope ID: 28571868-0B48-4FE7-A458-8D437128BF86
City of Renton Department of Community & Economic Development
Sapphire on Talbot
Staff Report to the Environmental Review Committee
LUA18-000665, PP, SA-A, CU-A, ECF, MOD
Report of January 14, 2019 Page 8 of 9
SR_ERC Report_Sapphire on Talbot_190114
6. Transportation
Impacts: Primary access to the site would be provided via a new modified limited residential access
street until it meets the supplemental alleyway before widening to a residential access street. The
alleyway crosses the residential access street and spans the full length of the property, as shown in
the preliminary plat plan (Exhibit 2). The new Residential Access Road (S 48th Ct) is approximately 262
feet in length from Talbot Rd S to the end of road. The applicant is proposing a reduced street section
for a portion of the new public road, eliminating the required parking lane for a distance of
approximately 100 feet at the entrance to the development. Thus, the proposed roadway would
maintain a variable ROW width that begins with a ROW width of 47 feet (east of the alley) and widens
to a ROW width of 53 feet (west of the alley). The new road and alley would create an on-site
intersection that could be designed as a hammerhead turnaround that could be used for emergency
services access, provided it meets turning radius requirements, including a 25-foot inside and 45-foot
outside turning radius. The applicant is proposing to construct City’s complete street standards for
Limited Residential Access and Residential Access streets. As previously explained, S 48th Ct would
include a minimum 47- to 53-foot wide ROW width, 20 to 26 feet of pavement, 8-foot wide landscaped
planters, 5-foot wide sidewalks, and 0.5-foot wide curbs. This roadway section includes two (2) 10-
foot travel lanes and one (1) 6-foot parking lane west of the alley. Slopes of S 48th Ct are proposed up
to a 15 percent (15%) grade (Exhibit 9).
Alley access is proposed to the townhomes facing east and west, which would run parallel to Talbot
Rd S and perpendicular to the new public road. The paved roadway width would maintain a minimum
20-foot wide pavement to allow for emergency vehicle access in the alley. No parking is allowed in
the alleys. Located to the north of the alley is an access road (S 48th St) to the Ashburn Condominiums.
An access easement would be required from the property owner(s) if a second access via S 48th St is
desired as part of the proposed development. The south end of the alley would need to install a
barricade (or equivalent) with a sign stating future alley or roadway extension.
Half-street frontage improvements are proposed along the property frontage of Talbot Rd S. Talbot
Road S is classified as a Collector Arterial Road. Existing ROW width is approximately 60 feet. To meet
the City’s complete street standards for collector arterial streets, minimum ROW width is 94 feet, thus
dedication of 17 feet of ROW would be required. The proposed development is subject to half-street
frontage improvements which includes installation of a paved travel width of 41 feet, plus 8-foot wide
parking on both sides, 0.5-foot wide curbs, 8-foot wide landscaped planters, 8-foot wide sidewalk,
and 2 feet of clear width at back of sidewalk. The applicant is proposing to maintain the existing street
section which includes a paved roadway width of 44 feet, 0.5-foot curb and gutter, and install a new
8-foot planter strip and a new 8-foot sidewalk on the west of the roadway along the project street
frontage. The City’s Public Works Transportation section and Economic Development section have
reviewed Talbot Rd S and the surrounding area and transportation is recommending that a modified
collector arterial street section is more suitable for the portion of Talbot Rd S adjacent to the site. The
modified collector arterial street standard has a ROW width of 81 feet. The existing paved roadway
width is 44 feet, consisting of two (2) 11-foot wide travel lanes, a 12-foot wide two-way left turn lane
and two (2) 5-foot bike lanes. Beyond the paved roadway the street standard includes a 0.5-foot wide
curb, an 8-foot wide planter, and an 8-foot wide sidewalk with 2 feet clear at back of sidewalk, along
both sides of the pavement. Thus, 10.5 feet of ROW dedication would be required to install the
recommended frontage improvements on Talbot Rd S.
A Trip Generation Report (TGR) was prepared by DN Traffic Consultants, dated September 28, 2018
(Exhibit 15), and submitted with the land use application. The site generated traffic volumes were
calculated using data from the Institute of Transportation Engineers (ITE) Trip Generation Manual,
10th Edition. The TGR estimates the project to generate 133 daily trips, eight (8) AM peak trips and
eleven (11) PM peak trips. The existing single-family residence is estimated to generate six (6) daily
trips, one (1) AM peak trip and one (1) PM peak trip. Deducting these trips from the estimated trips
DocuSign Envelope ID: 28571868-0B48-4FE7-A458-8D437128BF86
City of Renton Department of Community & Economic Development
Sapphire on Talbot
Staff Report to the Environmental Review Committee
LUA18-000665, PP, SA-A, CU-A, ECF, MOD
Report of January 14, 2019 Page 9 of 9
SR_ERC Report_Sapphire on Talbot_190114
for Sapphire on Talbot results would result in a total of 127 daily trips, seven (7) AM peak hour and
ten (10) PM peak hour trips. According to City staff’s calculated projections, the proposed
development would average 101 new daily vehicle trips, nine (9) weekday peak hour AM vehicle trips
(with seven (7) vehicles leaving and two (2) vehicles entering the site) and thirteen (13) weekday peak
hour PM vehicle trips (with eight (8) vehicles entering and five (5) vehicles existing the site). Per City
of Renton guidelines, a Traffic Impact Analysis (TIA) is only required for projects that generate 20 or
more trips in either the AM or PM peak hour. Both calculations described above resulted in fewer
than 20 or trips in either the AM or PM peak hour, thus a full TIA would not be required for this project.
However, an updated TGR with the Civil Construction Permit Application would be required for review
and approval by the Development Engineer given the values provided in the table do not appear to
match values generated based on the 10th edition of the ITE Manual. These traffic volumes should be
checked and verified by the traffic consultant prior to submittal.
As detailed in the traffic analysis, the proposed project is not expected to lower the levels of service
of the surrounding intersections included in the traffic study. It is not anticipated that the proposed
project would adversely impact the City of Renton’s street system subject to the payment of code-
required impact fees and the construction of code-required frontage improvements (Exhibit 19). The
transportation impact fee, as determined by the Renton Municipal Code at the time of building permit
issuance shall be payable to the City.
A concurrency recommendation would be provided in the staff report to the Hearing Examiner based
upon the test of the citywide Transportation Plan, consideration of growth levels included in the LOS‐
tested Transportation Plan, payment of a Transportation Mitigation Fee, and an application of site
specific mitigation. The development would have to meet the City of Renton concurrency
requirements.
Mitigation Measures: No further mitigation required.
Nexus Not applicable.
7. Fire & Police
Impacts: Police and Fire Prevention staff indicated that sufficient resources exist to furnish services
to the proposed development subject to the construction of code-required improvements and the
payment of code-required impact fees (Exhibit 19). Secondary access is required for complexes of
three or more buildings that are more than 200 feet from a public street. Use of adjacent private
streets is acceptable if proper easements are obtained.
Mitigation Measures: No further mitigation required.
Nexus Not applicable.
E. Comments of Reviewing Departments
The proposal has been circulated to City Department and Division Reviewers. Where applicable, their
comments have been incorporated into the text of this report and/or “Advisory Notes to Applicant.”
Copies of all Review Comments are contained in the Official File and may be attached to this report.
The Environmental Determination decision will become final if the decision is not appealed within the 14-day
appeal period (RCW 43.21.C.075(3); WAC 197-11-680).
Environmental Determination Appeal Process: Appeals of the environmental determination must be filed in
writing together with the required fee to: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton,
WA 98057, on or before 5:00 p.m. on February 1, 2019. RMC 4-8-110 governs appeals to the Hearing Examiner
and additional information regarding the appeal process may be obtained from the City Clerk’s Office, Renton City
Hall – 7th Floor, (425) 430-6510.
DocuSign Envelope ID: 28571868-0B48-4FE7-A458-8D437128BF86
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
STAFF REPORT TO THE ENVIRONMENTAL REVIEW COMMITTEE
EXHIBITS
Project Name:
Sapphire on Talbot
Land Use File Number:
LUA18-000665, PP, SA-A, CU-A, ECF, MOD
Date of Meeting
January 14, 2019
Staff Contact
Clark H. Close
Senior Planner
Project Contact/Applicant
Tom Redding
Encompass Engineering & Surveying
165 NE Juniper St, Suite 201,
Issaquah, WA 98027
Project Location
4827 Talbot Rd S, Renton,
WA 98055
The following exhibits are included with the ERC Report:
Exhibit 1: Environmental Review Committee (ERC) Report
Exhibit 2: Sapphire Preliminary Plat Plan
Exhibit 3: Neighborhood Detail Map
Exhibit 4: Boundary and Topographic Survey
Exhibit 5: Tree Retention / Land Clearing (Tree Inventory) Plan
Exhibit 6: Landscape Plan
Exhibit 7: Preliminary Grading and Drainage Plan
Exhibit 8: Preliminary Sewer and Water Plan
Exhibit 9: Street Profiles and Cross Sections
Exhibit 10: Geotechnical Engineering Report, prepared by Migizi Group, Inc., dated October 11,
2017 (revised August 30, 2018)
Exhibit 11: Preliminary Technical Information Report (TIR), prepared by Encompass Engineering,
dated October 29, 2018
Exhibit 12: Arborist Report, prepared by American Forest Management, dated July 9, 2018
Exhibit 13: Wetland Reconnaissance, prepared by The Watershed Company, dated June 11, 2015
Exhibit 14: Wetland Reconnaissance Letter, prepared by Sewall Wetland Consulting, Inc., dated May
6, 2016
Exhibit 15: Trip Generation Report, prepared by DN Traffic Consultants, dated September 28, 2018
Exhibit 16: SEPA Environmental Checklist, prepared on October 18, 2018
Exhibit 17: Public Comment letter
Exhibit 18: Staff Response to Public Comment
Exhibit 19: Advisory Notes to Applicant
DocuSign Envelope ID: 28571868-0B48-4FE7-A458-8D437128BF86
EXHIBIT 2RECEIVEDClark Close 11/01/2018PLANNING DIVISIONDocuSign Envelope ID: 28571868-0B48-4FE7-A458-8D437128BF86
EXHIBIT 3RECEIVEDClark Close 11/01/2018PLANNING DIVISIONDocuSign Envelope ID: 28571868-0B48-4FE7-A458-8D437128BF86
EXHIBIT 4
RECEIVED
Clark Close 11/01/2018
PLANNING DIVISION
DocuSign Envelope ID: 28571868-0B48-4FE7-A458-8D437128BF86
EXHIBIT 5RECEIVEDClark Close 11/01/2018PLANNING DIVISIONDocuSign Envelope ID: 28571868-0B48-4FE7-A458-8D437128BF86
EXHIBIT 6DocuSign Envelope ID: 28571868-0B48-4FE7-A458-8D437128BF86
EXHIBIT 7DocuSign Envelope ID: 28571868-0B48-4FE7-A458-8D437128BF86
EXHIBIT 8DocuSign Envelope ID: 28571868-0B48-4FE7-A458-8D437128BF86
EXHIBIT 9DocuSign Envelope ID: 28571868-0B48-4FE7-A458-8D437128BF86
Geotechnical Engineering Report
Proposed Talbot Gardens Short Plat
4827 Talbot Rd S
Renton, Washington 98055
P/N 3123059022
October 11, 2017
Revised August 30, 2018
prepared for:
Sapphire Homes
Attention: Troy Schmeil
16834 SE 43rd St
Bellevue, Washington 98006
prepared by:
Migizi Group, Inc.
PO Box 44840
Tacoma, Washington 98448
(253) 537-9400
MGI Project P1389-T18
EXHIBIT 10
RECEIVED
Clark Close 11/01/2018
PLANNING DIVISION
DocuSign Envelope ID: 28571868-0B48-4FE7-A458-8D437128BF86
EXHIBIT 11RECEIVEDClark Close 11/01/2018PLANNING DIVISIONDocuSign Envelope ID: 28571868-0B48-4FE7-A458-8D437128BF86
11415 NE 128th St., Suite 110, Kirkland, WA 98034 | Phone: 425.820.3420 | Fax: 425.820.3437
americanforestmanagement.com
ARBORIST REPORT for Sapphire Homes Inc. 4827 Talbot RD S
Renton, WA
July 9, 2018
EXHIBIT 12
RECEIVED
Clark Close 11/01/2018
PLANNING DIVISION
DocuSign Envelope ID: 28571868-0B48-4FE7-A458-8D437128BF86
June 11, 2015
Alun Vick
4827 Talbot Road S.
Renton, WA 98055
Re: 4827 Talbot Road Wetland Reconnaissance
The Watershed Company Reference Number: 150537
Dear Alun:
On June 3, 2015, I visited an area located on the Ashburn Condominiums property
(Ashburn Property) directly west of your property located at 4827 Talbot Road S. in
Renton, Washington. The purpose of the visit was to determine the approximate
location of the mapped wetland boundary on the Ashburn Property. We understand
you were given verbal permission to enter the property by the Ashburn HOA. This
letter summarizes the findings of this study. The following attachments are included:
• Wetland Reconnaissance Sketch
• Wetland Determination Data Forms
• Sewall Wetland Consulting, Inc. Report
Methods
Public-domain information on the subject properties was reviewed for this study. These
sources include USDA Natural Resources Conservation Service Soil maps, U.S. Fish and
Wildlife Service National Wetland Inventory maps, Washington Department of Fish and
Wildlife interactive mapping programs (PHS on the Web), City of Renton GIS mapping
website (COR Maps), and King County’s GIS mapping website (iMAP). An existing
conditions report prepared for the Vick property was also reviewed as part of this study
(Vick/Wright Property Existing Conditions Stream Analysis Report, Sewall Wetland
Consulting, Inc., March 14, 2007) (Sewall Report).
The study area was evaluated for wetlands using methodology from the Regional
Supplement to the Corps of Engineers Wetland Delineation Manual: Western Mountains,
Valleys, and Coast Region Version 2.0 (Regional Supplement) (US Army Corps of
Engineers [Corps] May 2010). Wetland presence was determined on the basis of an
examination of vegetation, soils, and hydrology. Only areas meeting the criteria set
forth in the Regional Supplement were determined to be wetland. Soil, vegetation, and
hydrologic parameters were sampled at several locations make the determination. Data
EXHIBIT 13
RECEIVED
Clark Close 11/01/2018
PLANNING DIVISION
DocuSign Envelope ID: 28571868-0B48-4FE7-A458-8D437128BF86
May 6, 2016
Alun Vick
4827 Talbot Road
Renton, WA 98055
RE: Review of site and Watershed June 11, 2015 report
City of Renton, Washington
SWC Job #16-110
Dear Alun,
I have reviewed the “4827 Talbot Road South Wetland Reconnaissance” report, dated
6/11//2015 prepared by The Watershed Company. I visited the site on February 11, and
March 9, 2016 in the early part of the growing season that had a record high rainfall well
above average.
My observations concur with those described in the June 11, 2015 Watershed
reconnaissance letter. It appears that the removal of the pond and its water source on
your property have have resulted in the wetland on the Ashburn parcel to have dried up
significantly. During my site visits no areas meeting wetland hydrology were found on
your property or the area immediately to the west on the Ashburn site on these dates.
If you have any questions in regards to this report or need additional information, please
feel free to contact me at (253) 859-0515 or at esewall@sewallwc.com .
Sincerely,
Sewall Wetland Consulting, Inc.
Ed Sewall
Senior Wetlands Ecologist PWS #212
Sewall Wetland Consulting, Inc.
PO Box 880 Phone: 253-859-0515
Fall City, WA 98024
EXHIBIT 14
RECEIVED
Clark Close 11/01/2018
PLANNING DIVISION
DocuSign Envelope ID: 28571868-0B48-4FE7-A458-8D437128BF86
EXHIBIT 15
RECEIVED
Clark Close 11/01/2018
PLANNING DIVISION
DocuSign Envelope ID: 28571868-0B48-4FE7-A458-8D437128BF86
SEPA Environmental checklist (WAC 197-11-960) July 2016 Page 1 of 14
SEPA ENVIRONMENTAL CHECKLIST
Purpose of checklist:
Governmental agencies use this checklist to help determine whether the environmental impacts of your
proposal are significant. This information is also helpful to determine if available avoidance, minimization
or compensatory mitigation measures will address the probable significant impacts or if an environmental
impact statement will be prepared to further analyze the proposal.
Instructions for applicants: This environmental checklist asks you to describe some basic information about your proposal. Please
answer each question accurately and carefully, to the best of your knowledge. You may need to consult
with an agency specialist or private consultant for some questions. You may use “not applicable” or
"does not apply" only when you can explain why it does not apply and not when the answer is unknown.
You may also attach or incorporate by reference additional studies reports. Complete and accurate
answers to these questions often avoid delays with the SEPA process as well as later in the decision-
making process.
The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of
time or on different parcels of land. Attach any additional information that will help describe your proposal
or its environmental effects. The agency to which you submit this checklist may ask you to explain your
answers or provide additional information reasonably related to determining if there may be significant
adverse impact.
Instructions for Lead Agencies:
Please adjust the format of this template as needed. Additional information may be necessary to
evaluate the existing environment, all interrelated aspects of the proposal and an analysis of adverse
impacts. The checklist is considered the first but not necessarily the only source of information needed to
make an adequate threshold determination. Once a threshold determination is made, the lead agency is
responsible for the completeness and accuracy of the checklist and other supporting documents.
Use of checklist for nonproject proposals: For nonproject proposals (such as ordinances, regulations, plans and programs), complete the applicable
parts of sections A and B plus the SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS (part D). Please
completely answer all questions that apply and note that the words "project," "applicant," and "property or
site" should be read as "proposal," "proponent," and "affected geographic area," respectively. The lead
agency may exclude (for non-projects) questions in Part B - Environmental Elements –that do not
contribute meaningfully to the analysis of the proposal.
A. Background [HELP]
1. Name of proposed project, if applicable: Sapphire on Talbot
2. Name of applicant: Sapphire Homes, Inc.
EXHIBIT 16
RECEIVED
Clark Close 11/01/2018
PLANNING DIVISION
DocuSign Envelope ID: 28571868-0B48-4FE7-A458-8D437128BF86
1
Clark Close
From:Patrick Haley <sgtjr@aol.com>
Sent:Wednesday, November 21, 2018 2:56 PM
To:Clark Close
Subject:PR18-000391 Sapphire on Talbot
Mr. Close,
Thank you for your notice regarding this 20 unit addition proposal on Talbot Road. As a resident of an adjacent property
development, please add me to your list as a party of record.
Reading through the applicable documents, I don't see a traffic study or mitigation plan. As the traffic is already
congested on this roadway 1/2+ miles mornings from S 43rd St south past S 51st Ct. Adding 20 buildings with an
average of 2 vehicles per building is further adding to this challenge. Is this scheduled?
regards,
Patrick Haley
4908 Lake Ave S, Unit C
Renton, WA 98055
(612) 802-1833
EXHIBIT 17
DocuSign Envelope ID: 28571868-0B48-4FE7-A458-8D437128BF86
November 28, 2018
Patrick Haley
4908 Lake Ave S, Unit C
Renton, WA 98055
SUBJECT: SAPPHIRE ON TALBOT COMMENT RESPONSE LETTER
LUA18-000665, PP, SA-A, ECF, MOD
Dear Mr. Haley:
Thank you for your comments related to Sapphire on Talbot Preliminary Plat (received November 21,
2018) wherein you raised a concern regarding AM traffic congestion along Talbot Rd S from S 43rd St
to S 51st Ct (approx. ½ mile). Your comments will be added to the public record for consideration by
the reviewing official and you have been added as a party of record.
Thank you for interest in this project and if you have any further questions please feel free to contact
me at 425-430-7289 or cclose@rentonwa.gov.
Sincerely,
Clark H. Close
Senior Planner
EXHIBIT 18
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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 multi-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: Ann Fowler, 425-430-7382, afowler@rentonwa.gov)
1. See Attached Development Engineering Memo dated November 19, 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 the center duplex building is 3,500 gpm. A minimum of four (4) fire
hydrants are required. One within 150 feet and the others within 300 feet of the buildings.
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.
3. Secondary access is required for complexes of three or more buildings that are more than 200 feet from
a public street. Use of adjacent private streets is acceptable if proper easements are obtained. The
proposed emergency access easements shown are not sufficient. S 48th St is a private road, the access
easements shall cover all roadways all the way out to Talbot Rd S.
Technical Services:
(Contact: Amanda Askren, 425-430-7369, aaskren@rentonwa.gov)
1. The gravel driveway and parking lot encroachment on the south side of the property would need to be
addressed during the construction phase. There is concern about driveway access and setbacks for the
new properties.
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.
DocuSign Envelope ID: 28571868-0B48-4FE7-A458-8D437128BF86
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: November 19, 2018
TO: Clark Close, Planner
FROM: Ann Fowler, Civil Plan Reviewer
SUBJECT: Utility and Transportation Comments for Sapphire on Talbot
4827 Talbot Road South
LUA 18-000665
I have reviewed the application for the Sapphire on Talbot at 4827 Talbot Road South (APN(‘s)
3123059022) and have the following comments:
EXISTING CONDITIONS
The site is approximately 1.69 acres in size and is rectangular in shape. The site is currently developed
with an existing single family residence, detached garage, outbuilding, and an asphalt driveway. The
remaining site is vegetated with grass, trees and shrubs. The site slopes to the west at approximately 5-
8%.
Water Water service is provided by City of Renton. The site is in the Talbot Hill service area in the 350
hydraulic pressure zone.
There is an existing 12-inch City water main located in Talbot Road South (see Water plan
no. W-2158) that can deliver a maximum total flow capacity of 4,000 gallons per minute
(gpm).
There is an existing 10-inch City water main located in South 48th Street (see Water plan no.
W-2785) that can deliver a maximum total flow capacity of 1,900 gallons per minute (gpm).
There is an existing 16-inch City water main located in Talbot Road South (see Water plan
no. W-0599) that can cannot provide adequate water pressure for fire protection.
The approximate static water pressure is 81 psi at the elevation of 162 feet.
The site is located outside of an Aquifer Protection Area.
There is existing water service to the subject property:
o One – 3/4-inch domestic water meter. If the service is abandoned or removed, it
shall be capped at the main in accordance with City Standards.
Sewer Wastewater service is provided by the City of Renton.
There is an existing 8-inch wastewater main located in Talbot Road South (see City plan no.
S-2993).
DocuSign Envelope ID: 28571868-0B48-4FE7-A458-8D437128BF86
Sapphire on Talbot – LUA18-000665
Page 2 of 8
There is an existing 8-inch wastewater main located in the neighboring property to the
southwest (see City plan no. S-2785). The cleanout begins approximately 40-feet south of
the southwest site corner.
There is an existing 8-inch wastewater main located in South 48th Street (a private
street)(see City plan no. S-17409). The wastewater main begins at a cleanout approximately
120-feet northwest of the northwest site corner along the northern frontage of South 48th
Street.
Storm The site currently contains a single family home with an asphalt parking area / driveway. The
remainder of the site consists of lawn areas with numerous trees. The site slopes moderately
away from Talbot Road S. There is no on-site conveyance system. There is also no conveyance
system along the Talbot Road South property frontage. Drainage from the Talbot Road South
frontage sheet flows onto the site. There is an existing storm drainage system in the east
frontage of Talbot Road South (see City plan no. R-2993) which appears to discharge into the
property frontage.
Streets The proposed development fronts Talbot Road South on the east property line. Talbot Road
South is a Collector Arterial Street with an existing right of way (ROW) width of 60 as measured
using the King County Assessor’s Map. No frontage improvements currently exist along the
property frontage.
The proposed development fronts South 48th Street on north property line. South 48th Street is
classified as a private access street.
CODE REQUIREMENTS
WATER
1. The proposed water main improvements as shown on the composite utility civil plan submitted
with the Land Use Application include the required 10-inch water main extension into the
development, connecting to the existing 12-inch water main located in Talbot Road South and the
existing 10-inch water main located in South 48th Street. Renton Fire Authority has determined
that the preliminary fire flow demand for the proposed development is 2,250 gallons per minute.
The following water system improvements are required:
a. The water main improvements as shown on the preliminary water plan prepared by
Encompass Engineering & Surveying dated 10/29/18 which were submitted with the
land-use application showed the new mains to be 8-inch in diameter. The minimum
water main size required for fire flows above 1,000 gpm and up to 2,000 gpm is 10-
inch in diameter.
2. The following water main improvements are required to provide water service for domestic use
and fire protection for the development per City Code and Development standards (RMC 4-6-
010B) including, but not limited to:
a. Installation of on-site water mains, minimum 10-inch in diameter within the north/south
and east/west interior access roads as shown on the preliminary water plans submitted
with the land-use application. The new water mains shall be connected to the existing
12-inch water main in Talbot Rd S and also to the existing 10-inch water stub in S 48th St
along the north property line.
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b. Installation of fire hydrants as required by Renton Fire Prevention. The number and
location of the hydrants shall be determined based on the City’s review of the final
building and site plans.
c. If a fire sprinkler system is required, installation of a fire sprinkler stub with a detector
double check valve assembly (DDCVA) for backflow prevention to the building. The
DDVCA shall be installed in an outside underground vault per City standard plan no. 360.1
(or 360.2 depending on the size of the system). The DDVCA may be installed inside the
building if it meets the conditions as shown on the City’s standard plan 360.5 for the
installation of a DDCVA inside a building.
d. Installation of a domestic water meter with a double check valve assembly (DCVA) behind
the meter if the buildings are 3-story or more and/or if equipped with a fire sprinkler
system.
3. Meter sizing shall be based on Uniform Plumbing Code meter sizing criteria.
4. A separate meter is required for landscape irrigation per COR Standard Plan 320.1. A double check
valve assembly (DCVA) is required behind the meter per COR Standard Plan 340.8.
5. Please refer to City of Renton General Design and Construction Standards for Water Main
Extensions as shown in Appendix J of the City’s 2012 Water System Plan.
6. Water mains located outside of existing or proposed right-of-way will be required to be in public
easement.
7. Each unit shall have a separate meter. The project proposes one 1-inch water service line and
meter to each lot, for a total of twenty (20) new domestic water service lines and meters.
8. The development is subject to applicable water system development charges and meter
installation fees based on the size of the water meters.
a. Water system development charges for each proposed 1-inch domestic water service is
$3,727.00 per meter or $74,540.00 for (Error! Reference source not found.) 1-inch
meters.
b. A redevelopment credit of the water system development charges in the amount of
$3,727.00 will be applied to the existing ¾-inch meters servicing the property(ies) if they
are abandoned and capped at the main line or $3,727.00 for (1) ¾-inch meters.
c. The total water SDC fee is $70,813.00. This is payable at construction permit issuance.
9. Drop-in meter fee is $460.00 per meter. The total water drop-in meter fee is $9,200.00 for (20) 1-
inch meters. This is payable at issuance of the building permit.
10. The subject property is within the (Valley General) Hospital and South Talbot Hill Water Special
Assessment District (SAD) #8406 as established by City ordinance #3790 with recording no.
8403260504. Since the preliminary fire flow demand is greater than 1,500 gpm, the following
assessments will apply:
a. Area Charge of $0.048 per square foot x 73,616 SF = $3,533.57
b. Frontage Charge of $18.00 per linear foot x 273.12 LF = $4,916.16
11. Additional water system development charges and water meter charges will apply if a landscape
irrigation meter is required and is based on the size of the meter.
12. The development is subject to applicable water system development charges (SDC’s) and meter
installation fees based on the number and size of the meters for domestic uses and for fire
sprinkler use. The development is also subject to fees for water connections, cut and caps, and
purity tests. Current fees can be found in the current Fee Schedule on the City’s website. Fees
that are current will be charged at the time of construction permit issuance or building permit
issuance as applicable.
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SEWER
1. 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 to serve each
row of townhomes. The sewer main shall be designed and constructed in accordance with City
and Washington Department of Ecology standards. All new on-site sewer main shall be private.
2. Sewer main connections to City sewers located on adjacent parcels shall be located in a 15-foot
wide utilities easement.
3. Direct vehicular access will be required to the connection point of on-site and off-site sewer at
the southwest corner of the property.
4. Each new townhome building shall be served by an individual side sewer. All new side sewers shall
be 6-inches. All side sewers shall flow by gravity to the main at a minimum slope of 2%. If a unit
lot subdivision is formed, each new townhome unit shall be served by an individual side sewer.
1. The existing single family 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 when the home is removed.
2. The development is subject to applicable wastewater system development charges based on the
size of the new domestic water to serve the project.
a. SDC fee for a 1-inch meter is $2,837.00 per meter. The total fee is $56,740 for (20) 1-inch
meters.
SURFACE WATER
1. A geotechnical report, dated August 30, 2018, completed by Migizi Group, Inc. for the site has
been provided. The submitted report describes the site is a Low Erosion Hazard area. Erosion
control measures will need to be in place prior to starting grading activities on the site. The report
needs to discuss the soil and groundwater characteristics of the site including infiltration potential
and provide recommendations for project design and construction. Geotechnical
recommendations presented need to be address within the project plans.
2. A Preliminary Drainage Plan and Technical Information Report (TIR), dated October 29, 2018, was
submitted by Encompass Engineering & Surveying with the Land Use Application. Based on the
City of Renton’s flow control map, the site falls within the Flow Control Duration Standard area
matching Forested Site Conditions and is within the Black River Drainage Basin. The development
is subject to Full Drainage Review in accordance with the 2017 City of Renton Surface Water
Design Manual (RSWDM). All nine core requirements and all six special requirements must be
discussed in the Technical Information Report. The following stormwater improvements are
required and shall be discussed within the TIR:
a. The development shall ensure that Core Requirement #1 “Discharge at the Natural
Location” in the RSWDM is met.
b. The final TIR shall provide a full Level 1 analysis to ensure that Core Requirement #2
“Offsite Analysis” in the RSWDM is met. Please provide a Level 1 analysis that includes
all information regarding Task 1-4.
c. Applicant shall include discussion of special requirement (SR) #6 in the final drainage
report. SR #6 relates to the aquifer protection area, which is not applicable to this site,
but it should be noted as such in the report.
d. There is a storm drain line and catch basin located within the property frontage. Storm
drainage improvements along Talbot Road South are not addressed in the Civil Plans or
TIR. Storm drainage improvements along all public street frontages are required to
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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 and shall account for the total upstream tributary area, assuming
developed conditions for onsite tributary areas and existing conditions for offsite
tributary areas.
3. The development is required to provide flow control and enhanced basic water quality treatment
prior to discharge. Project water quality treatment will consist of conveyance to a combined water
quality/detention vault.
a. The drainage report discusses the possibility of utilizing full infiltration in lieu of
detention for the site flow control requirements. The applicant will be required to
submit infiltration testing, meeting the requirements outlined in Section 5.2 of the 2017
RSWDM at the time of civil construction permit application. The drainage report shall
be updated to include the recommendations outlined in the infiltration testing report.
i. The vault and outlet structure sizing provided in the potential infiltration vault
modeling analysis does not demonstrate compliance with Core Requirement #3
– Flow Control. If an infiltration facility is used on the project, the drainage
report shall demonstrate compliance with Core Requirement #3 for the entire
site.
b. The drainage report does not currently demonstrate the project has met the
requirements for enhanced basic water quality treatment. Compliance with Core
Requirement #8 – Water Quality shall be demonstrated with the civil construction
permit application.
c. The conveyance pipes and storm water facilities shall be designed in accordance with
the RSWDM that is current at the time of civil construction permit application.
d. A maintenance access road from the public right-of-way is required to the public
stormwater facilities in the proposed Tract A for ”Open Space / Tree Retention /
Stormwater” and shall be in accordance with the design requirements outlined in the
RSWDM. The stormwater facilities located within Tract A will be maintained by the City.
An easement over a portion of Tract A will be required for the City to access and
maintain the stormwater facilities in Tract A. The lot owners within the subdivision shall
have equal and undivided ownership and maintenance responsibility of Tract A,
excluding the stormwater facilities contained therein.
e. Any surfaces used in a “treatment trade” or “area swap”, both untreated onsite and
treated offsite areas, must be clearly identified within the plan set and in a TIR exhibit.
4. Appropriate on-site BMPs will be required to help mitigate the new runoff created by this
development. A preliminary drainage plan, including the application of on-site BMPs, has been
included with the land use application. The final drainage plan and drainage report must be
submitted with the civil construction permit application.
a. Final evaluation of the application of on-site BMPs to the maximum extent feasible will
be completed during civil construction permit review. The applicant shall provide
infiltration testing at the time of civil construction permit application. The applicant
may be required to apply additional on-site BMPs in order to apply on-site BMPs to the
maximum extent feasible. Any onsite impervious surfaces (including swapped areas)
not served by the infiltration facility utilizing full infiltration are not exempt from the
on-site BMP requirement by the Flow Control Facility Exemption in Section 1.2.9 of the
RSWDM .
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5. Separate structural plans will be required to be submitted for review and approval under a
separate building permit for the detention and/or water quality vault. Special inspection from the
building department is required.
6. All work proposed outside of the applicant’s property will require a permanent drainage
easement to be provided to the City and a temporary construction easement prior to any permits
being issued.
7. A Construction Stormwater General Permit from Department of Ecology will be required since
grading and clearing of the site exceeds one acre. A Stormwater Pollution Prevention Plan
(SWPPP) is required for this site.
8. A surface water development fee of $0.718 per square foot of new impervious surface will apply.
The fee is subject to final design and payable prior to issuance of the civil construction permit.
TRANSPORTATION
1. To meet the City’s complete street standards, the following street improvements will be required
to be installed by the developer for each of the following roads fronted by the development:
Talbot Road South
To meet the City’s complete street standards for Error! Reference source not found.
streets, minimum ROW is 94 feet for three (3) lane roads. Dedication of 17 feet of ROW
fronting the site will be required. Per City code 4-6-060, half street improvements shall
include a pavement width of 57 feet (28.5 feet from centerline), a 0.5-foot curb, an 8-foot
planting strip, an 8-foot sidewalk, street trees and storm drainage improvements.
South of the site, a 44-foot wide pavement section has been established for Talbot Road
South. The modified pavement section consist of 2 – 11-foot travel lanes, 1 – 12-foot two-
way left turn lane, and 2 – 5-foot bike lanes. New curb and sidewalk along the site’s Talbot
Road S. frontage should tie into the existing curb and sidewalk south of the site. The
established curb alignment shall be maintained. A street modification will need to be
submitted with the land use submittal to use a pavement width of 44-feet instead of the
required 57-feet. A right of way dedication of approximately 10.5-feet would be required
to building out the modified half right of way section (0.5-foot curb, 8-foot planter, 8-foot
sidewalk, and 2-foot clear at the back of sidewalk).
The applicant has requested a street modification in order to modify the ROW width
and/or street cross section to match the established street section for Talbot Road South.
a. City staff is recommending approval of the applicant’s street modification
request. Please see the Street Modification Criteria and Analysis for a complete
summary of the request, staff analysis, and staff recommendation.
South 48th Street
An access easement will be required from the property owner(s) if access via South
48th Street is desired as part of the proposed development.
New Public Streets
Current City of Renton standards require a turnaround for dead-end streets greater
than 150 feet. Dead-end streets up to 300 feet may utilize a hammerhead turnaround
provided it meets the requirements for emergency services access, including a 25-ft
inside and 45-ft outside turning radius. Reference RMC 4-6-060H. The hammerhead
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turnaround shall have a design approved by the Administrator and Fire and
Emergency Services.
All new public streets for the development shall meet the minimum street standards
as outlined in RMC 4-6-060F. Minimum standards for a residential access road
requires a 53-foot right-of-way, 26-foot pavement width, 0.5-foot curb and gutter, 8-
foot planter strips and 5-foot sidewalks on both sides of the street.
a. The applicant has proposed a reduced street section for a portion of the new
public road, eliminating the required parking lane for a distance of
approximately 100-feet at the entrance to the development.
b. City staff is recommending approval of the applicant’s street modification
request. Please see the Street Modification Criteria and Analysis for a
complete summary of the request, staff analysis, and staff recommendation.
c. The applicant has proposed alley access to the townhomes facing east and west,
which would run parallel to Talbot Road South and perpendicular to the new
public road. Paved roadway width shall be 20-feet to allow for emergency vehicle
access. No parking is allowed in the alleys.
2. Refer to City code 4-4-080 regarding driveway regulations.
a. A minimum separation of 5 feet is required between driveway and the property line.
b. Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide
slotted drains.
c. The maximum width of single loaded garage driveway shall not exceed nine feet (9-ft) and
double-loaded garage driveway shall not exceed sixteen feet (16-ft).
3. Per RMC 4-6-060, public street frontages along sites proposing more than four residential units
are required to conform to the City’s street lighting standards. A street lighting analysis and plan
shall be submitted with the construction permit.
4. Corner lots on arterial Streets require a minimum curb radius of 35 feet.
5. ADA access ramps shall be installed at all street crossings. Ramps shall be shown at each
intersection. Ramps shall be oriented to provide direct pedestrian crossings.
6. A traffic analysis dated September 28, 2018, was provided by DN Traffic Consultants. The site
generated traffic volumes were calculated using data from the Institute of Transportation
Engineers (ITE) Trip Generation Manual, 10th Edition. Based on the calculations provided, the
proposed development would average 101 new daily vehicle trips. Weekday peak hour AM trips
would generate 9 new vehicle trips, with 7 vehicles leaving and 2 vehicles entering the site.
Weekday peak hour PM trips would generate 13 new vehicle trips, with 8 vehicles entering and 5
vehicles existing the site. As detailed in the report the proposed project is not expected to lower
the levels of service of the surrounding intersections included in the traffic study. Increased traffic
created by the development will be mitigated by payment of transportation impact fees.
d. The Trip Generation Report (TGR) references 21 townhomes. The application documents
note only 20 townhomes. The applicant shall submit an updated TGR with the Civil
Construction Permit Application for review and approval by the Development Engineer.
e. The values provided in the table do not appear to match values generated based on the 10th
edition of the ITE Manual and should be verified prior to submittal.
7. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay
Requirements.
8. Payment of the transportation impact fee is applicable on the construction of the development
at the time of application for the building permit. The current rate of transportation impact fee
is $2,822.61 per dwelling unit for duplexes/townhomes. The project proposes the addition of 19
new residences (20 new townhomes, 1 existing single family residence to be removed). The
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estimated total fee is $51,021.35, including a credit of $5,430.85 for the existing home to be
removed. Traffic impact fees will be owed at the time of building permit issuance. Fees are subject
to change. The transportation impact fee that is current at the time of building permit application
will be levied.
9. Concurrency under separate cover, if applicable.
GENERAL COMMENTS
1. Adequate separation between utilities as well as other features shall be provided in accordance
with code requirements.
a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is
required with the exception of water lines which require 10-ft horizontal and 1.5-ft
vertical.
b. The stormwater line should be minimum 5 feet away from any other structure or wall or
building.
c. Trench of any utility should not be in the zone of influence of the retaining wall or of the
building.
2. All construction utility permits for utility and street improvements will require separate plan
submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil
Engineer shall prepare the civil plans.
3. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate
sheets.
4. All utility lines (i.e. electrical, phone, and cable services, etc.) serving the proposed development
must be underground. The construction of these franchise utilities must be inspected and
approved by a City of Renton inspector.
5. Fees quoted in this document reflect the fees applicable in the year 2017 only and will be assessed
based on the fee that is current at the time of the permit application or issuance, as applicable to
the permit type. Please visit www.rentonwa.gov for the current development fee schedule.
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