HomeMy WebLinkAboutERC_Determination_Applicant_Ltr_DNS-M_190503
Enclosure cc: Sound and Steve LLC / Owner(s)
Sukhvinder Singh / Applicant
Castelluccio, Collins, George, Moeller, Skagen, Thompson / Partyies of Record
May 3, 2019
Phillip Kitzes
PK Enterprises
23035 SE 263rd St
Maple Valley, WA 98038
SUBJECT: ENVIRONMENTAL (SEPA) THRESHOLD DETERMINATION
S. Singh 6-Lot Short Plat, LUA17-000803, ECF, SHPL-A
Dear Mr. Kitzes:
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 May 17,
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 information regarding
the appeal process may be obtained from the City Clerk’s Office, (425) 430-6510.
If you have any further questions, please call me at (425) 430-7289.
For the Environmental Review Committee,
Clark Close
Senior Planner
DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT
Planning Division
1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200
www.rentonwa.gov
If you would like to be made a party of record to receive further information on this proposed project, complete this form
and return to: City of Renton, CED – Planning Division, 1055 So. Grady Way, Renton, WA 98057.
Name/File No.: S. Singh Short Plat / LUA17-000803, ECF, SHPL-A
NAME:
MAILING ADDRESS: CITY/STATE/ZIP:
TELEPHONE NO.:
NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF
NON-SIGNIFICANCE- MITIGATED (DNS-M)
A Master Application has been filed and accepted with the Department of Community & Economic Development
(CED) – Planning Division of the City of Renton. The following briefly describes the application and the necessary
Public Approvals.
DATE OF NOTICE OF APPLICATION: December 6, 2017
LAND USE NUMBER: LUA17-000803, ECF, SHPL-A
PROJECT NAME: S. Singh Short Plat
PROJECT DESCRIPTION: The applicant is requesting approval of a 6-lot hillside subdivision of 1003 Renton
Ave S LOT (APN 0007200196) totaling 160,943 square feet (3.69 acres) for the future development of 6 single-family
houses. The subject property is primarily forested and is located on the westerly edge of Renton Ave S, between S 9th St
and S 10th St within the Residential-8 dwelling units per acre (R-8) zone. The proposed lots of the short plat would range
in size from 7,827 square feet (sf) in area to 9,996 sf. The remainder of the site would be divided between an 80,094 sf
critical areas tract and a 9,975 sf stormwater tract for a detention/water quality vault. The residential density is 3.22
dwelling units per net acre. Access to the residential lots would be from Renton Ave S. Half-street frontage improvements
would be completed along Renton Ave S. Slope gradients are generally 25 to 35 percent, with steeper slopes bordering a
series of east-west drainages that descend the slope to the west. There are areas meeting regulated slopes on the site. A
majority of the trees within the existing parcel would be retained. Several others, within the proposed lots, would be
removed due to conflicts within the proposed short plat. A Geotechnical Report was prepared by The Riley Group, Inc. on
March 14, 2017, a Technical Information Report was completed by Core Design on August 21, 2017 and a Critical Areas
Report was conducted by Habitat Technologies on April 22, 2017.
PROJECT LOCATION: (Main Address) 1003 Renton Ave S LOT, Renton, WA 98055 / APN 0007200196
OPTIONAL DETERMINATION OF NON-SIGNIFICANCE, MITIGATED (DNS-M): As the Lead Agency, the City of Renton has
determined that significant environmental impacts are unlikely to result from the proposed project. Therefore, as
permitted under the RCW 43.21C.110, the City of Renton is using the Optional DNS-M process to give notice that a
DNS-M is likely to be issued. Comment periods for the project and the proposed DNS-M are integrated into a single
comment period. There will be no comment period following the issuance of the Threshold Determination of Non-
Significance-Mitigated. This may be the only opportunity to comment on the environmental impacts of the proposal. A
14-day appeal period will follow the issuance of the DNS-M.
PERMIT APPLICATION DATE: November 22, 2017
NOTICE OF COMPLETE APPLICATION: December 6, 2017
APPLICANT: Sound and Steve LLC / 9217 S 220th Lane SE, Kent, WA 98031 /
(206) 371-1001
PROJECT CONTACT PERSON: Phillip Kitzes, PK Enterprises / 23035 SE 263rd St, Maple Valley, WA
98038 / pkenterprises_mv@comcast.net / (206) 227-7445
Permits/Review Requested: Environmental (SEPA) Review, Short Plat Approval
Other Permits which may be required: Construction Permit
Requested Studies: Arborist Report, Critical Areas Report, Drainage Report, and
Geotechnical Report
Location where application may
be reviewed: Department of Community & Economic Development (CED) – Planning Division,
Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA 98057
CONSISTENCY OVERVIEW:
Zoning/Land Use: The subject site is designated Residential Medium Density (RMD) on the City of
Renton Comprehensive Land Use Map and Residential-8 (R-8) on the City’s
Zoning Map.
Environmental Documents that
Evaluate the Proposed Project: Environmental (SEPA) Checklist
Development Regulations
Used For Project Mitigation: The project will be subject to the City’s SEPA ordinance, RMC 4-2-110A, 4-4, 4-6-
060, and 4-7 and other applicable codes and regulations as appropriate.
Proposed Mitigation Measures: The following Mitigation Measures will likely be imposed on the proposed
project. These recommended Mitigation Measures address project impacts not
covered by existing codes and regulations as cited above.
The applicant shall comply with the recommendations included in the Geotechnical Engineering Report, prepared
by The Riley Group, Inc. dated March 14, 2017 or an updated report submitted at a later date.
Comments on the above application must be submitted in writing to Clark H. Close, Senior Planner, CED – Planning
Division, 1055 South Grady Way, Renton, WA 98057, by 5:00 PM on December 20, 2017. If you have questions about
this proposal, or wish to be made a party of record and receive additional notification by mail, contact the Project
Manager. Anyone who submits written comments will automatically become a party of record and will be notified of any
decision on this project. A copy of the subsequent threshold determination is available upon request.
CONTACT PERSON: Clark H. Close, Senior Planner; Tel: (425) 430-7289;
Email: cclose@rentonwa.gov
PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
D_S_Singh_Short_Plat_Decision_190503 (002)
A. ADMINISTRATIVE REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: May 3, 2019
Project File Number: PR17-000618
Project Name: S. Singh 6-Lot Short Plat
Land Use File Number: LUA17-000803, ECF, SHPL-A
Project Manager: Clark H. Close, Senior Planner
Owner: Sound and Steve LLC, 9217 S 220th Lane SE, Kent, WA 98031
Applicant: See Owner
Contact: Phillip Kitzes, PK Enterprises, 23035 SE 263rd St, Maple Valley, WA 98038
Project Location: 1003 Renton Ave S LOT (APN 0007200196)
Project Summary: The applicant is requesting Environmental Review (SEPA) and approval of a 6-lot
hillside subdivision at 1003 Renton Ave S LOT (APN 0007200196) for the future
development of 6 single-family houses and a stormwater vault. The 3.22 acre
property is primarily forested and is located on the westerly edge of Renton Ave S,
between S 9th St and S 10th St within the Residential-8 dwelling units per acre (R-8)
zone. The proposed lots of the short plat would range in size from 7,824 square feet
(sf) in area to 9,996 sf. The remainder of the site would be divided between a 9,975
sf stormwater tract and ±79,712 sf critical areas tract. The residential density is
roughly 4.3 du/ac. Access to the residential lots would be from Renton Ave S. Half-
street frontage improvements would be completed along Renton Ave S. Slope
gradients are generally 25 to 35 percent, with steeper slopes bordering a series of
east-west drainages that descend the slope to the west. The site contains regulated
geological hazardous areas such as steep slopes, erosion, landslide, seismic, and coal
mine hazards. A majority of the trees within the heavily treed site would be retained.
Tree removal would be primarily associated with the lots and stormwater tract
improvements. The applicant submitted a Geotechnical Report, Geotechnical
Addendum, Technical Information Report, Arborist Report, Critical Areas Report, a
Wetland and Stream Reconnaissance Review, and an Offsite Wetland and Drainages
Report.
Site Area: 3.22 acres
DocuSign Envelope ID: C78E4C5C-F7AC-47C9-93B7-BABC7C4E6D7A
City of Renton Department of Community & Economic Development
S. Singh 6-Lot Short Plat
Administrative Report & Decision
LUA17-000803, ECF, SHPL-A
Report of May 3, 2019 Page 2 of 26
D_S_Singh_Short_Plat_Decision_190503 (002)
B. EXHIBITS:
Exhibits 1-31: Environmental Review Committee (ERC) Report with Exhibits
Exhibit 32: Administrative Report and Decision
Exhibit 33: Construction Mitigation Description
Exhibit 34: Renton School District Response Letter
Exhibit 35: S 9th St Access Plan
Exhibit 36: S 9th St Access Profile
C. GENERAL INFORMATION:
1. Owner(s) of Record: Sound and Steve LLC, 9217 S 220th Lane SE, Kent, WA
98031
2. Zoning Classification: Residential-8 (R-8)
3. Comprehensive Plan Land Use Designation: Residential Medium Density (MD)
4. Existing Site Use: Vacant, Primarily Forested Site
5. Critical Areas: Regulated geological hazardous areas such as steep
slopes (sensitive and protected slopes), high erosion,
moderate landslide, high seismic, and moderate and
high coal mines
6. Neighborhood Characteristics:
a. North: Single-family residential – Residential Medium Density (MD) Comprehensive Land Use
designation and Residential-8 (R-8) zoning.
b. East: Single-family residential – Residential Medium Density (MD) Comprehensive Land Use
designation and Residential-8 (R-8) zoning.
c. South: Transmission Line Corridor owned by Puget Sound Energy (PSE) – Residential Medium
Density (MD) Comprehensive Land Use designation and Residential-8 (R-8) zoning.
d. West: Critical Areas Tract owned by WSDOT – Residential Medium Density (MD) Comprehensive
Land Use designation and Residential-8 (R-8) zoning.
7. Site Area: 3.22 acres
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Comprehensive Plan N/A 5758 06/22/2015
Zoning N/A 5758 06/22/2015
Barei Annexation A-56-002 1547 06/07/1956
Defoor Short Plat (5 Lots) LUA05-089 N/A 10/17/2006
Defoor Preliminary Plat
(21 Lots)
LUA05-093 N/A 02/06/2006
DocuSign Envelope ID: C78E4C5C-F7AC-47C9-93B7-BABC7C4E6D7A
City of Renton Department of Community & Economic Development
S. Singh 6-Lot Short Plat
Administrative Report & Decision
LUA17-000803, ECF, SHPL-A
Report of May 3, 2019 Page 3 of 26
D_S_Singh_Short_Plat_Decision_190503 (002)
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service will be provided by the City of Renton. There is an existing 8” water main in
Renton Ave S.
b. Sewer: Sewer service is provided by the City of Renton. There is an existing 8” clay pipe sewer main
in Renton Ave S.
c. Surface/Storm Water: Currently there are three vegetated flow paths that direct the surface water
from S 9th St, Renton Ave S, and S 10th St across the property down to Rolling Hills Creek. Onsite
drainage either infiltrates or sheet flows southwest.
2. Streets: Renton Ave S is classified as a Residential Access Road. At this location Renton Ave S existing
street section consists of a pavement width of approximately 30 feet. The existing right-of-way (ROW)
width for Renton Ave S is approximately 60 feet per the King County Assessor’s Map.
3. Fire Protection: Renton Regional Fire Authority (RRFA)
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-060: Zoning Use Table – Uses Allowed in Zoning Designations
c. Section 4-2-110: Residential Development Standards
d. Section 4-2-115: Residential Design and Open Space Standards
2. Chapter 3 Environmental Regulations and Overlay Districts
a. Section 4-3-050: Critical Area Regulations
3. Chapter 4 City-Wide Property Development Standards
4. Chapter 6 Streets and Utility Standards
a. Section 4-6-060: Street Standards
5. Chapter 7 Subdivision Regulations
a. Section 4-7-070: Detailed Procedures for Short Subdivision
6. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
2. Utilities Element
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on
November 22, 2017 and determined the application complete on December 6, 2017. The project was
DocuSign Envelope ID: C78E4C5C-F7AC-47C9-93B7-BABC7C4E6D7A
City of Renton Department of Community & Economic Development
S. Singh 6-Lot Short Plat
Administrative Report & Decision
LUA17-000803, ECF, SHPL-A
Report of May 3, 2019 Page 4 of 26
D_S_Singh_Short_Plat_Decision_190503 (002)
placed on hold on January 11, 2018, again on July 18, 2018, and subsequently taken off hold on November
5, 2018 following the submittal of the requested additional materials and the completion of third-party
review. The project was later placed back on hold on December 6, 2018 for a third time and ultimately
taken back off hold on April 17, 2019 following the submittal of the requested additional materials. The
project complies with the 120-day review period.
2. The project site is located at 1003 Renton Ave S LOT (APN 0007200196).
3. The project site is primarily forested land with several critical areas.
4. Access to the proposed residential lots would be provided via Renton Ave S. Access to the proposed
stormwater vault would be provided from Cedar Ave S.
5. The property is located within the Residential Medium Density (MD) Comprehensive Plan land use
designation.
6. The site is located within the Residential-8 (R-8) zoning classification.
7. There are approximately 672 trees located onsite, of which the applicant is proposing to retain a total of
375 trees (Exhibit 9).
8. The site is mapped with regulated geological hazardous areas such as steep slopes (sensitive and
protected slopes), high erosion, moderate landslide, high seismic, and moderate and high coal mines
(Exhibit 1).
9. Approximately 8,800 cubic yards of fill is proposed to be brought into the site (Exhibit 22).
10. The applicant is proposing to begin construction upon approval of all jurisdictional and purveyor permits
(Exhibit 33).
11. Staff received three (3) public comment letters and one (1) public comment email (Exhibit 12). Staff
responded to public comments on January 12, 2018 (Exhbit 13). To further address public comments the
following report contains analysis related to natural ground water stream outfall, onsite seeps, impacts
to the downstream properties, wetlands, streams, and soil stability due to coal mine hazards.
12. Representatives from various city departments have reviewed the application materials to identify and
address issues raised by the proposed development. These comments are contained in the official file,
and the essence of the comments has been incorporated into the appropriate sections of this report and
the Departmental Recommendation at the end of this report (Exhibit 31).
13. Comprehensive Plan Compliance: The site is designated Residential Medium Density (MD) on the City’s
Comprehensive Plan Map. The purpose of the MD designation is to allow a variety of single-family
development, with continuity created through the application of design guidelines, the organization of
roadways, sidewalks, public spaces, and the placement of community gathering places and civic amenities.
The proposal is compliant with the following Comprehensive Plan Goals and Policies if all conditions of
approval are met:
Compliance Comprehensive Plan Analysis
Policy L-3: Encourage infill development of single-family units as a means to meet
growth targets and provide new housing.
Goal L-I: Utilize multiple strategies to accommodate residential growth, including:
Development of new single-family neighborhoods on large tracts of land outside
the City Center,
Infill development on vacant and underutilized land in established neighborhoods
and multi-family areas.
DocuSign Envelope ID: C78E4C5C-F7AC-47C9-93B7-BABC7C4E6D7A
City of Renton Department of Community & Economic Development
S. Singh 6-Lot Short Plat
Administrative Report & Decision
LUA17-000803, ECF, SHPL-A
Report of May 3, 2019 Page 5 of 26
D_S_Singh_Short_Plat_Decision_190503 (002)
Goal L-P: Minimize adverse impacts to natural systems, and address impacts of past
practice where feasible, through leadership, policy, regulation, and regional
coordination.
Goal L-T: Create a functioning and exemplary urban forest that is managed at optimum
levels for canopy, health, and diversity.
Goal L-U: Preserve, protect, and enhance the quality and functions of the City’s
sensitive areas including: lakes, rivers, major and minor creeks, intermittent stream
courses and their floodplains, wetlands, ground water resources, wildlife habitats, and
areas of seismic and geological hazards.
Policy L-24: Manage urban forests to maximize ecosystem services such as stormwater
management, air quality, aquifer recharge, other ecosystem services, and wildlife
habitat.
Policy L-28: Minimize erosion and sedimentation in and near sensitive areas by
requiring appropriate construction techniques and resource practices, such as low
impact development.
Policy L-30: Maintain or increase the quantity and quality of wetlands. Development
activities shall not decrease the net acreage of existing wetlands.
Policy L-31: Protect buffers along wetlands and surface waters to facilitate infiltration
and maintain stable water temperatures, provide for biological diversity, reduce
amount and velocity of run-off, and provide for wildlife habitat.
Policy L-34: Ensure buildings, roads, and other features are located on less sensitive
portions of a site when sensitive areas are present.
Policy L-36: Land uses in areas subject to flooding, seismic, geologic, and coal mine
hazards should be designed to prevent property damage and environmental
degradation before, during, and after construction.
Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new
development is designed to be functional and attractive.
Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas
and neighborhoods through quality design and development.
Policy L-48: Address privacy and quality of life for existing residents by considering
scale and context in infill project design.
Policy L-50: Respond to specific site conditions such as topography, natural features,
and solar access to encourage energy savings and recognize the unique features of the
site through the design of subdivisions and new buildings.
Policy L-55: Preserve natural landforms, vegetation, distinctive stands of trees, natural
slopes, and scenic areas that contribute to the City’s identity, preserve property values,
and visually define the community and neighborhoods.
Policy U-29: Control runoff from new development, redevelopment, and construction
sites through the implementation of development design standards and construction
techniques that promote the use of best management practices to maintain and
improve storm water quality and manage stormwater flow.
DocuSign Envelope ID: C78E4C5C-F7AC-47C9-93B7-BABC7C4E6D7A
City of Renton Department of Community & Economic Development
S. Singh 6-Lot Short Plat
Administrative Report & Decision
LUA17-000803, ECF, SHPL-A
Report of May 3, 2019 Page 6 of 26
D_S_Singh_Short_Plat_Decision_190503 (002)
14. Zoning Development Standard Compliance: The site is classified Residential-8 (R-8) on the City’s Zoning
Map. Development in the R-8 Zone is intended to create opportunities for new single-family residential
neighborhoods and to facilitate high-quality infill development that promotes reinvestment in existing
single-family neighborhoods. It is intended to accommodate uses that are compatible with and support a
high-quality residential environment and add to a sense of community. The proposal is compliant with
the following development standards, as outlined in RMC 4-2-110.A, if all conditions of approval are met:
Compliance R-8 Zone Develop Standards and Analysis
Density: The allowed density range in the R-8 zone is a minimum of 4.0 to a maximum
of 8.0 dwelling units per net acre. Net density is calculated after the deduction of
sensitive areas, areas intended for public right-of-way, and private access easements.
Staff Comment: Based on a net area of 60,629 square feet (140,341 square-foot gross
area – 79,712 square feet of critical areas dedication), the proposal for six (6) residential
lots (including one (1) stormwater tract and one critical areas tract), the project site
would result in a net density of 4.31 dwelling units per net acre (6 lots / 1.39 acres =
du/ac), which meets the minimum and maximum density requirements of the R-8 zone.
In the event the applicant is unable to meet the minimum net density requirements, due
to the potential loss of lots, minimum density requirements can be waived according to
RMC 4-2-110.D. as a result of the environmental and physical constraints described in
the Environmental Review Report (Exhibit 1). If the project results in a loss of lots, staff
finds that the physical constraints present of the subject site would warrant approval of
a density less than the minimum density.
Lot Dimensions: The minimum lot size permitted in the R-8 zone is 5,000 sq. ft. A
minimum lot width of 50 feet is required (60 feet for corner lots) and a minimum lot
depth of 80 feet is required.
The following table identifies the proposed approximate dimensions for Lots 1-6, one
(1) critical areas tract (Tract A) and one (1) stormwater tract (Tract B).
Proposed Lot Lot Size (sq. ft.) Lot Width (ft.) Lot Depth (ft.)
Lot 1 7,830 54 145
Lot 2 7,830 54 145
Lot 3 7,830 54 145
Lot 4 10,005 69 145
Lot 5 ±8,675 ±70 145
Lot 6 ±8,507 ±56 145
Critical Areas Tract
(Tract A)
±79,712 N/A N/A
Stormwater Tract
(Tract B)
9,975 95 105
Staff Comment: In hillside subdivisions, lots may be required to be larger than minimum
lot sizes required by the Zoning Code. Generally, lots in steeper areas of the subdivision
DocuSign Envelope ID: C78E4C5C-F7AC-47C9-93B7-BABC7C4E6D7A
City of Renton Department of Community & Economic Development
S. Singh 6-Lot Short Plat
Administrative Report & Decision
LUA17-000803, ECF, SHPL-A
Report of May 3, 2019 Page 7 of 26
D_S_Singh_Short_Plat_Decision_190503 (002)
should be larger than those in less steep areas of the subdivision. All lots would comply
with the lot dimension standards of the R-8 zone and hillside subdivision regulations.
Setbacks: The required setbacks in the R-8 zone are as follows: front yard is 20 feet,
side yard is 5 feet, secondary front yard (applies to corner lots) is 15 feet, and the rear
yard is 20 feet.
Staff Comment: All lots have sufficient space to comply with the required front, side, or
rear setbacks of the zone and still accommodate a sufficient sized building pad.
Compliance with building setback requirements would be verified at the time of building
permit review.
Tract A is a critical areas tract for the purpose of preserving critical areas and Tract B is
a stormwater tract for a proposed detention/water quality vault.
Building Standards: The R-8 zone has a maximum building coverage of 50% and a
maximum impervious surface coverage of 65%. In the R-8 zone, a maximum building
height of 2 stories with a wall plate height of 24 feet is permitted. Roofs with a pitch
equal to or greater than 4:12 may project an additional six (6) vertical feet from the
maximum wall plate height. If the height of wall plates on a building are less than the
states maximum the roof may project higher to account for the difference, yet the
combined height of both features shall not exceed the combined maximums. Common
rooftop features, such as chimneys, may project an additional four (4) vertical feet from
the roof surface. Non-exempt vertical projections (e.g., roofs pitched less than 4:12,
decks, railings, etc.) may extend up to six (6) vertical feet above the maximum wall
plate height if the projection is stepped back one-and-a-half (1.5) horizontal feet from
each minimum building setback line for each one (1) vertical foot above the maximum
wall plate height.
Wall plates supporting a primary roof surface that has only one (1) sloping plane (e.g.,
shed roof) may exceed the stated maximum if the average of wall plate heights is equal
or less than the maximum wall plate height allowed.
Staff Comment: Building height, building coverage, and impervious surface coverage
for the new single-family residences would be verified at the time of building permit
review.
Compliant if
condition of
approval is
met
Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot
landscape strip along all public street frontages. Additional minimum planting strip
widths between the curb and sidewalk are established according to the street
development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover,
are to be located in this area when present. Spacing standards shall be as stipulated by
the Department of Community and Economic Development, provided there shall be a
minimum of one street tree planted per address. Any additional undeveloped right-of-
way areas shall be landscaped unless otherwise determined by the Administrator.
Where there is insufficient right-of-way space or no public frontage, street trees are
required in the front yard subject to approval of the Administrator. A minimum of two
trees are to be located in the front yard prior to final inspection for the new Single-
Family Residence.
Staff Comment: A Preliminary Landscape Plan, prepared by CORE Design (Exhibit 4),
was submitted with the short plat application materials. A 10-foot (10’) wide onsite
landscape strip is proposed along the internal road street frontage (behind the
sidewalk) as part of the project. The proposed street frontage landscape buffer includes
DocuSign Envelope ID: C78E4C5C-F7AC-47C9-93B7-BABC7C4E6D7A
City of Renton Department of Community & Economic Development
S. Singh 6-Lot Short Plat
Administrative Report & Decision
LUA17-000803, ECF, SHPL-A
Report of May 3, 2019 Page 8 of 26
D_S_Singh_Short_Plat_Decision_190503 (002)
the following plant schedule: heavenly bamboo, goldflame spiraea, David viburnum,
Japanese barberry, boulder blue fescue, pacific fire vine maple. Prior to installation, the
approved landscape plan must include a mixture of trees, shrubs and groundcover.
The planter strip landscaping includes (8) pyramidal European hornbean and 2,718
square feet of kinnikinnick. The proposed street trees on 116th Ave SE, 5 trident maple,
are approximately 30 feet on-center. When street trees are not located within the ROW
abutting a front yard, a minimum of two (2) trees are to be located in the front yard
prior to final inspection (RMC 4-4-070.F.3). Thus, Lot 6 would be required to plant a
minimum of two (2) trees within the front yard. Onsite landscaping would be installed
prior to Certificate of Occupancy for the individual homes, landscaping within the ROW
and stormwater tract would be installed prior to short plat recording.
The applicant is not proposing any landscaping over or around the stormwater vault
tract (Tract B) or any ROW landscaping within Cedar Ave S. A minimum fifteen feet (15')
perimeter landscaping strip or buffer is required around all storm drainage facility
tracts, due to the critical areas located to the east and south of the Tract B, the need
for the landscape buffer would not be necessary provided the mature landscaping
located in Tract A is maintained. However, the minimum 15-foot wide landscaping strip
would be appropriate to the north and west where the landscaping would be removed
or disturbed due to the construction of the stormwater vault. Staff recommends, as a
condition of approval, that the applicant shall submit a revised detailed landscape plan
that enhances the storm drainage facility landscaping by providing a mixture of trees,
shrubs and groundcover. The revised landscape plan shall be submitted to the Current
Planning Project Manager for review and approval at the time of Utility Construction
Permit Application.
Staff also recommends, as a condition of approval, that the applicant be required to
record a note on the face of the short plat that executes a shared maintenance
agreement for equal ownership and maintenance responsibilities for landscape
improvements within the stormwater tract. A draft version of a shared maintenance
agreement shall be submitted for review and approval by the Current Planning Project
Manager prior to short plat recording. Landscaping within the stormwater tract shall
be installed prior to final short plat recording.
Compliant if
condition of
approval is
met
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-4-
130) require the retention of 30 percent of trees in a residential development.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy;
significant trees on slopes greater than twenty percent (20%); significant trees adjacent
to critical areas and their associated buffers; and significant trees over sixty feet (60')
in height or greater than eighteen inches ( 18") caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved;
other significant native evergreen or deciduous trees; and other significant non- native
trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have
been evaluated for retention and are not able to be retained, unless the alders and/ or
cottonwoods are used as part of an approved enhancement project within a critical
area or its buffer.
DocuSign Envelope ID: C78E4C5C-F7AC-47C9-93B7-BABC7C4E6D7A
City of Renton Department of Community & Economic Development
S. Singh 6-Lot Short Plat
Administrative Report & Decision
LUA17-000803, ECF, SHPL-A
Report of May 3, 2019 Page 9 of 26
D_S_Singh_Short_Plat_Decision_190503 (002)
A minimum tree density shall be maintained on each residentially zoned lot. For
detached single-family development, the minimum tree density is two (2) significant
trees for every five thousand (5,000) square feet. The tree density may consist of
existing trees, replacement trees, trees required pursuant to RMC 4-4-070.F.1, Street
Frontage Landscaping Required, or a combination.
Staff Comment: An Arborist Report (Exhibit 9) and Conceptual Landscape Plan (Exhibit
6) were submitted with the project application materials. According to the Arborist
Report, a total of 672 significant trees are located on the project site. Of the existing
672 trees, a total of 280 were deemed dangerous. Of the 375 remaining healthy trees,
30% or 113 trees would be required to be retained. The applicant is proposing to retain
375 of the existing trees, primarily on the western portion of the site.
The arborist report did not provided a complete description of each tree proposed to be
retained on the individual lots. To comply with the minimum tree density requirements,
the applicant is required to retain or plant two (2) significant trees, or gross equivalent
caliper inches, per 5,000 square feet of lot area. Based on the lot areas proposed, the
applicant would be required to provide a minimum of three (3) or four (4) trees on each
residential lot in order to comply with the minimum tree density requirements and tree
retention (or replacement) requirements. Those trees proposed to be retained on
individual lots would likely be located in the rear yard setback and outside of any area
that would be within the building footprint of future homes. Staff recommends as a
condition of approval, that the applicant provide a revised arborist report that assesses
the health, condition and viability of all saved trees on each individual single family lot.
A revised arborist report, tree retention plan and detailed landscape plan shall be
submitted at the time of Utility Construction Permit Application. The tree retention plan
and detailed landscape plan shall demonstrate compliance with minimum tree density
and tree retention (or replacement) requirements.
The trees proposed for retention may be impacted after initial clearing, final grading or
due to changing site conditions. Therefore, staff recommends as a condition of
approval, that the applicant be required to provide a tree retention
inspection/monitoring reports, to the Current Planning Project Manager, after initial
clearing, final grading, and annually for two (2) years by a qualified professional
forester. The inspection/monitoring reports shall identify any retained trees that
develop problems due to changing site conditions and prescribe appropriate mitigation.
Trees that are required to be retained (e.g., protected trees within the critical areas
tract), and/or Administrator approved replacement trees (excluding required street
trees pursuant to RMC 4-4-070.F, Areas Required to be Landscaped), that are not
necessary to provide the required minimum tree density for residential lots, must be
preserved by establishing a native growth protection area that protects the drip line of
retained trees. To ensure the project complies with native growth and tree protection
tract standards, staff recommends as a condition of approval, that the applicant submit
a revised detailed landscape plan that provides a wood split-rail fence and critical
areas/native growth protection signage between the single family lots and Tract A. The
revised detailed landscape plan shall be reviewed and approved by the Current Planning
Project Manager prior to civil construction permit issuance. The applicant would also
be required to record a note on the face of the short plat that executes a shared
maintenance agreement for equal ownership and maintenance responsibilities for
landscape improvements within the critical areas tract. A draft version of a shared
maintenance agreement shall be submitted for review and approval by the Current
DocuSign Envelope ID: C78E4C5C-F7AC-47C9-93B7-BABC7C4E6D7A
City of Renton Department of Community & Economic Development
S. Singh 6-Lot Short Plat
Administrative Report & Decision
LUA17-000803, ECF, SHPL-A
Report of May 3, 2019 Page 10 of 26
D_S_Singh_Short_Plat_Decision_190503 (002)
Planning Project Manager prior to short plat recording. Landscaping within the critical
areas tract shall be installed prior to final short plat recording.
Parking: Parking regulations require that a minimum of two parking spaces be provided
for each detached dwelling.
Driveway cuts are required to be a minimum of 5 feet from property lines and new
driveways may be a maximum of 16 feet in width at the property line. Maximum
driveway slopes shall not exceed fifteen percent (15%); provided, that driveways
exceeding eight percent (8%) shall provide slotted drains at the lower end with positive
drainage discharge to restrict runoff from entering the garage/residence or crossing
any public sidewalk.
Staff Comment: Each lot contains adequate area for the provision of two (2) parking
spaces per dwelling unit, as necessitated by RMC 4-4-080.F.10.d parking spaces
required based on land use. Parking requirements and driveway grades for each of the
new residences proposed would be verified at the time of building permit review.
If the single family driveways exceeds the maximum driveway slope of fifteen percent
(15%), at any point, a variance would be required.
Compliance
not yet
demonstrated
Fences and Retaining Walls: In any residential district, the maximum height of any
fence, hedge or retaining wall shall be seventy two inches (72"). Except in the front
yard and side yard along a street setback where the fence shall not exceed forty eight
inches (48") in height.
There shall be a minimum three-foot (3') landscaped setback at the base of retaining
walls abutting public rights-of-way.
Staff Comment: The Preliminary Landscape Plan (Exhibit 6) does not identify fences for
the new lots. Compliance with maximum heights for future fences on individual lots
would be verified at the time of final inspection for each single-family building permit.
The Preliminary Grading and Utility Plan (Exhibit 5) identifies the need for several
retaining walls for the construction of the proposed 6-lot short plat. The applicant is
proposing a retaining wall within the public ROW of Renton Ave S and multiple onsite
retaining walls to support the structural fill used to grade the lots and create the
building pads. The proposed retaining walls are consistently taller than what is allowed
by Renton Municipal Code, with the tallest retaining wall reaching a height of 17.1 feet
from the toe of the wall to top of the wall. As indicated above, in any residential district,
the maximum height of any fence, hedge or retaining wall is limited to seventy two
inches (72"), Except in the front yard and side yard along a street setback where the
fence shall not exceed forty eight inches (48") in height. In addition, all retaining walls
are required to be setback a minimum three-foot (3') from public rights-of-way. If a
retaining wall over six feet (6’) in height is necessary for creating the subdivision, the
retaining walls would be required to be terraced. Terracing is the act of forming a
hillside into a number of level flat areas (terraces) between retaining walls, which is
often used when the maximum height of a single retaining wall is insufficient. The
retaining wall standards of the code are subject to RMC 4-4-040.C.2. Prior to acceptance
of a civil construction permit, the applicant would be required to apply for a
modification from the retaining wall standards if all retaining wall standards of the code
are unable to be met. As noted under RMC 4-4-040.C.2.g, the Administrator may grant
modifications to retaining wall standards pursuant to RMC 4-9-250.D, Modification
Procedures. Approval of a modification permit may include conditions such as, but not
DocuSign Envelope ID: C78E4C5C-F7AC-47C9-93B7-BABC7C4E6D7A
City of Renton Department of Community & Economic Development
S. Singh 6-Lot Short Plat
Administrative Report & Decision
LUA17-000803, ECF, SHPL-A
Report of May 3, 2019 Page 11 of 26
D_S_Singh_Short_Plat_Decision_190503 (002)
limited to, increased setbacks, additional landscaping, a requirement to terrace or
specific materials to be used. Compliance with the retaining wall standards of the code
could result in a loss of lots and a change to the final lot design.
15. Design Standards: Residential Design and Open Space Standards (RMC 4-2-115) are applicable in the R-8
zone. The Standards implement policies established in the Land Use Element of the Comprehensive Plan.
Compliance with Site Design Standards must be demonstrated prior to approval of the subdivision.
Compliance with Residential Design Standards would be verified prior to issuance of the building permit
for the new single-family homes. The proposal is consistent with the following design standards, unless
noted otherwise:
Compliance Design Standards R-8 and Analysis
N/A
Lot Configuration: One of the following is required of preliminary plat applications:
1. Lot width variation of 10 feet (10’) minimum of one per four (4) abutting street-
fronting lots, or
2. Minimum of four (4) lot sizes (minimum of four hundred (400) gross square
feet size difference) for street-fronting lots, or
3. A front yard setback variation of at least five feet (5’) minimum for at least
every four (4) abutting street fronting lots.
Staff Comment: Not applicable, the application is a short plat.
Compliance
not yet
demonstrated
Lots shall be configured to achieve both of the following:
1. The location of stormwater infiltration LID facilities is optimized, consistent
with the Surface Water Design Manual. Building and property line setbacks are
specified in the Surface Water Design Manual for infiltration facilities.
2. Soils with good infiltration potential for stormwater management are
preserved to the maximum extent practicable as defined by the Surface Water
Design Manual.
Staff Comment: The applicant submitted a Preliminary Technical Information Report,
prepared by Core Design, dated August 21, 2017 (revised dates January 22, 2018, April
4, 2019; Exhibit 8), that identifies a large (approximately 64 feet by 30 feet)
detention/water quality vault near the northwest corner of the site (see Stormwater
Section 3b for more information). The project would maintain the natural discharge
location on the west side of the parcel to a drainage course having a confluence with
the existing drainage courses through the site. The application also submitted a
geotechnical engineering report evaluating site soil conditions by The Riley Group, Inc.
(dated March 14, 2017; Exhibit 7). The geotechnical report recommends to not use any
type of infiltration systems onsite due to the surface and subsurface conditions. A final
TIR and final Geotechnical Engineering Report would be completed in accordance with
the standards found in the 2017 Renton Surface Water Design Manual (RSWDM) or with
the RSWDM that is current at the time of civil construction permit application.
Compliance
not yet
demonstrated
Garages: If an attached garage is wider than twenty six feet (26’), at least one (1) garage
door shall be recessed a minimum of four feet (4’) from the other garage door.
Additionally, one of the following is required:
DocuSign Envelope ID: C78E4C5C-F7AC-47C9-93B7-BABC7C4E6D7A
City of Renton Department of Community & Economic Development
S. Singh 6-Lot Short Plat
Administrative Report & Decision
LUA17-000803, ECF, SHPL-A
Report of May 3, 2019 Page 12 of 26
D_S_Singh_Short_Plat_Decision_190503 (002)
1. The front porch projects in front of the garage a minimum of five feet (5’), and
is a minimum of twelve feet (12’) wide, or
2. The roof extends at least five feet (5') (not including eaves) beyond the front of
the garage for at least the width of the garage plus the porch/stoop area, or
3. The garage is alley accessed, or
4. The garage entry does not face a public and/or private street or an access
easement, or
5. The garage width represents no greater than fifty percent (50%) of the width
of the front façade at ground level, or
6. The garage is detached, or
7. The garage doors contain a minimum of thirty percent (30%) glazing,
architectural detailing (e.g. trim and hardware), and are recessed from the
front façade a minimum of five feet (5’), and from the front porch a minimum
of seven feet (7’).
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
Compliance
not yet
demonstrated
Primary Entry: The entry shall include a porch or stoop with a minimum depth of five
feet (5') and minimum height of twelve inches (12") above grade.
Exception: in cases where accessibility (ADA) is a priority, an accessible route may be
taken from a front driveway.
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
Compliance
not yet
demonstrated
Façade Modulation: One of the following is required:
1. An offset of at least one story that is at least ten feet (10') wide and two feet
(2') in depth on façades visible from the street, or
2. At least two feet (2') offset of second story from first story on one street facing
façade.
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
Compliance
not yet
demonstrated
Windows and Doors: Windows and doors shall constitute twenty-five percent (25%) of
all façades facing street frontage or public spaces.
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
N/A Scale, Bulk, and Character: Not applicable.
Compliance
not yet
demonstrated
Roofs: A variety of roof forms appropriate to the style of the home shall be used.
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
DocuSign Envelope ID: C78E4C5C-F7AC-47C9-93B7-BABC7C4E6D7A
City of Renton Department of Community & Economic Development
S. Singh 6-Lot Short Plat
Administrative Report & Decision
LUA17-000803, ECF, SHPL-A
Report of May 3, 2019 Page 13 of 26
D_S_Singh_Short_Plat_Decision_190503 (002)
Compliance
not yet
demonstrated
Eaves: Both of the following are required:
1. Eaves projecting from the roof of the entire building at least twelve inches (12")
with horizontal fascia or fascia gutter at least five inches (5") deep on the face
of all eaves, and
2. Rakes on gable ends must extend a minimum of two inches (2") from the
surface of exterior siding materials.
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
Compliance
not yet
demonstrated
Architectural Detailing: If one siding material is used on any side of the dwelling that is
two stories or greater in height, a horizontal band that measures at least eight inches
(8") is required between the first and second story.
Additionally, one of the following is required:
1. Three and one half inch (3 1/2") minimum trim surrounds all windows and
details all doors, or
2. A combination of shutters and three and one half inches (3 1/2") minimum trim
details all windows, and three and one half inches (3 1/2") minimum trim
details all doors.
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
Compliance
not yet
demonstrated
Materials and Color: For subdivisions and short plats, abutting homes shall be of
differing color. Color palettes for all new dwellings, coded to the home elevations, shall
be submitted for approval.
Additionally, one of the following is required:
1. A minimum of two (2) colors is used on the home (body with different color
trim is acceptable), or
2. A minimum of two (2) differing siding materials (horizontal siding and shingles,
siding and masonry or masonry-like material, etc.) is used on the home. One
alternative siding material must comprise a minimum of thirty percent (30%)
of the street facing façade. If masonry siding is used, it shall wrap the corners
no less than twenty four inches (24").
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
16. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas
Regulations (RMC 4-3-050). The proposal is consistent with the Critical Areas Regulations, if all conditions
of approval are complied with:
Compliance Critical Areas Analysis
Compliant if
condition of
approval is
met
Geologically Hazardous Areas: Based upon the results of a geotechnical report and/or
independent review, conditions of approval for developments may include buffers
and/or setbacks from buffers. A standard 15-foot building setback is required for all
structures from Protected Slope areas.
DocuSign Envelope ID: C78E4C5C-F7AC-47C9-93B7-BABC7C4E6D7A
City of Renton Department of Community & Economic Development
S. Singh 6-Lot Short Plat
Administrative Report & Decision
LUA17-000803, ECF, SHPL-A
Report of May 3, 2019 Page 14 of 26
D_S_Singh_Short_Plat_Decision_190503 (002)
A 50-foot buffer and 15-foot building setback are required from Very High Landslide
Hazard Areas.
Staff Comment: The applicant submitted a Geotechnical Engineering Report prepared
by The Riley Group, Inc. (RGI) (dated March 14, 2017; Exhibit 7) and a Critical Areas
Report prepared by Habitat Technologies (dated April 22, 2017; Exhibit 10). According
to the geotechnical engineering report, the existing sites’ topography slopes from the
east to the west with an elevation change of approximately 105 feet over a horizontal
distance of about 340 feet. The slope gradients are generally 25 to 35 percent, however
there are some local areas where steeper slopes exist in a series of east-west drainages
that descend the slope to the west due as storm basins in Renton Ave S outlet to these
drainages via storm piping and rip-rap outfall. Slopes in excess of 40 percent grade,
which meet the City’s definition of a protected slope, are located near a small ravine in
the southern portion of the site but are underlain by bedrock. The protected slope areas
are proposed to be protected within a critical areas or native growth protection tract
(Tract A) and buildings are required to maintain a fifteen-foot (15’) building setback
from geologically hazardous areas, such as protected of steep slopes. Staff
recommends, as a condition of approval, that the applicant encompass the critical
areas tract (not including the 30-foot utility easement) with a Critical Areas/Native
Growth Protection Easement. The easement over the applicable portion of critical areas
tract shall be recorded on the face of the short plat.
According to the USDA Soil Conservation Service Soil Survey, King County Area,
Washington (1973) the soils are classified as Arents, Everett material (An) in the
northeast corner of the property characterized by a slight erosion hazard and classified
as a Low Erosion Hazard (EL) and the rest of the property as Beausite gravelly sandy
loam, 15 to 30 percent slopes (BeD), which is glacial deposits overlying sandstone.
Beasite soils are characterized by severe erosion potential and classify as High Erosion
Hazard (EH) in the RMC. As a result, the site should be considered a High Erosion
Hazard. The impacts of erosion-prone areas can be reduced by implementing an erosion
and sedimentation control plan, as required by code.
The geotechnical report also identified regulated geologic hazards such as steep slopes,
landslide hazards, erosion hazards, high seismic hazards, and moderate to high coal
mine hazards. The site was found to have a minimal possibility of liquefaction during
an earthquake due to the underlain bedrock. The coal mine maps in the area indicate
the Renton Coal Mine had extended coal mine workings below the site at various
depths, as the site is located at the historical location of the Renton Mine that was
active from about 1874 through 1933. The main entrance to the Renton Coal Mine was
found to the west of the site at the base of the slope, with the Main Slope No. 3 Seam
Airway tunnel ran parallel to the Main Slope, extending through the site just north of
the southern property line. The First North Gangway mine working extended north from
the Main Slope through much of the western and central portions of the site, and the
Second North Gangway extended north from the Main Slope along the eastern property
line. The First South Gangway extended south from the Main Slope in the southeast site
corner. The geotechnical engineer believes the western half of the property meets the
classification of High Coal Mine Hazard (CH), with mine workings shallower than 200
feet, and the eastern half of the site meets the classification of Medium Coal Mine
Hazard (CM), with mine workings greater than 200 feet. In areas outside of high coal
mine hazards, roads, driveways, outbuildings (sheds), yard and passive use are
generally allowed in medium coal mine hazard areas. High coal mine hazard areas are
areas where mines have been abandoned and improperly sealed and are within 200
DocuSign Envelope ID: C78E4C5C-F7AC-47C9-93B7-BABC7C4E6D7A
City of Renton Department of Community & Economic Development
S. Singh 6-Lot Short Plat
Administrative Report & Decision
LUA17-000803, ECF, SHPL-A
Report of May 3, 2019 Page 15 of 26
D_S_Singh_Short_Plat_Decision_190503 (002)
feet of the ground surface or are shallower than 15 times the thickness of the seam.
Areas with high coal mine hazards may be subject to subsidence. The majority of the
high coal mine hazard area is proposed to be located within the proposed critical areas
tract. According to the geotechnical report, no indications of subsidence were observed
during site explorations. The proposed residential development would be limited to the
eastern half of the site along Renton Ave S.
According to RGI, the site soils are moisture sensitive and would not be useable in wet
weather. Recommendations from the report include applying control methods to limit
earthwork to extended periods of warm and dry weather if possible. Even during dry
weather, moisture conditioning (such as windrowing and drying) of site soils to be
reused as structural fill may be required. Even during the summer, delays in grading can
occur to excessively high moisture conditions of the soils or due to precipitation. If wet
weather occurs, the upper wetted portion of the site soils may need to be scarified and
allowed to dry prior to further earthwork or may need to be wasted from the site. Staff
included a SEPA mitigation measure that the project earthwork be limited to seasonally
drier periods, typically from April 1 to October 31.
The applicant subsequently submitted a Geotechnical Addendum prepared by The Riley
Group (dated June 13, 2018; Exhibit 27) and Geotechnical Responses Letter prepared
by The Riley Group, Inc. (dated April 5, 2019; Exhibit 28), to further address coal mine
hazards. According to the Addendum, the subsurface geology of the Renton Mine
includes portions of three mined coal beds: Bed No. 1, Bed No. 2 and Bed No. 3. The
coal beds range in thickness from about 11.5 to 17 feet and were separated by large
sandstone and shale units ranging in thickness from 85 feet between the lowest No. 3
and the middle No. 2, and 110 feet between the No. 2 and the upper No.1 coal bed. The
main slope was of the Renton Mine was originally sunk at an angle of about 10 to 11
degrees down the No. 3 coal bed from where it outcropped on the surface
(approximately 130 feet west of the subject site). The addendum shows the cross
section (Figure 2) along the alignment of the main slope using surface topography and
location of the No. 3 slope. The relative locations of the No. 2 and No. 1 coal beds are
also shown. Due to the close proximity of the main slope and airway entrances on the
No. 3, and the method of mining to the west of the 1st north gangway, and the
relatively shallow depth of the main slope and rock tunnel below the surface of the
western portion of the site, the geotechnical engineer is recommending avoiding
development of the western half of the site. The applicant submitted a Preliminary
Technical Information Report, prepared by Core Design, dated August 21, 2017 (revised
dates January 22, 2018, April 4, 2019; Exhibit 8), that identifies a large (approximately
64 feet by 30 feet) detention/water quality vault near the northwest corner of the site
(see Stormwater Section 3b for more information). The geotechnical engineer believes
that this area, where the stormwater vault is proposed to be located in the northwest
corner of the parcel, is within a high coal mine hazard area with mine workings
shallower than 200 feet. Despite finding no indication of subsidence on the site during
exploration, the initial geotechnical engineer did not complete any test pits or borings
near the approximate proposed location of the stormwater vault. The coal mine hazard
section of the geotechnical report (4.6.1) also did not provide a quality conclusion as to
the risk or impacts associated with a nearly 2,000 square foot stormwater vault being
placed within a high coal mine hazard area. The applicant later identified in the
geotechnical addendum that the mine working at the site are at a depth of about 70 to
85 feet below current grades at the vault location. According to the geotechnical
engineer, due to the timeframe and nature of the previous mine workings in the vicinity
DocuSign Envelope ID: C78E4C5C-F7AC-47C9-93B7-BABC7C4E6D7A
City of Renton Department of Community & Economic Development
S. Singh 6-Lot Short Plat
Administrative Report & Decision
LUA17-000803, ECF, SHPL-A
Report of May 3, 2019 Page 16 of 26
D_S_Singh_Short_Plat_Decision_190503 (002)
of the vault, the bedrock that underlies the site and the depth of the mine workings in
this area, the construction of the vault can be completed with standard vault design
methods. As geotechnical engineering addendum indicated that the vault would not
add additional load to the underlying soil as the weight of the vault is less than the
weight of the soil removed for the installation of the vault.
According to the geotechnical addendum, the No. 3 bed in the eastern portion of the
site has mostly been worked out and was collapsed over 100 years ago, and the
remnant mine workings of the 2nd north and 1st south gangways are over 200 feet in
depth. Due to the mining method used and the elapsed time since they were
abandoned, the geotechnical engineer concluded that the development can be safely
completed over worked out areas and gangways of the No. 3 coal bed in this area
without affecting the site or neighboring properties. The main slope and rock tunnel in
the southern portion of the site remained open and were in use until the mine closed in
this area. The geotechnical engineer found it unclear on how the Renton Mine was
abandoned, whether the miners pulled support timbers and allowed it to collapse on its
own or if they induced it to collapse. The intersection of the main slope and rock tunnel
is in the general vicinity of the steep slope area, and could be indicative of past
subsidence or collapse, and resulting in increased erosion. In addition, the status of the
main slope east of this area is also unknown, and may be less than 200 feet below the
surface as it approaches proposed Lot 5 due to elevations in the ravine. The
geotechnical engineer expects that this mine collapsed and the overlying materials
would support the proposed development. As a result, RGI is recommending further
research or the potential that drilling in Lot 5 may be necessary prior to developing the
lot with a residence. The addendum notes that this area would first need to be cleared
to allow access for the drilling. Finally, the addendum determined that a tunnel appears
to extend into the northern portion of the site on the No. 2 bed. This extends through
the 30 foot wide utility easement and into proposed Lot 1. The status of the tunnel is
unknown, although it was excavated prior to the collapse of the No. 3 bed below, and
may have already collapsed. This tunnel may be less than 100 feet below grade and
development could affect Lot 1, and utilities and the residence to the north. As a result,
RGI is recommending drilling to confirm status of this tunnel and again the engineer
made note that the area would also need to be cleared first to allow access for drilling.
As a result, a SEPA mitigation measure was included as part of the determination that
the applicant comply with the recommendations found in the Geotechnical Addendum
prepared by The Riley Group, Inc. (dated June 13, 2018; Exhibit 27). If the recommended
drilling and further research determine that coal mine hazards prevent the construction
of single family structures and utilities, then the number of proposed lots may be
required to be reduced and/or the final design of the short plat could change. Also, a
SEPA mitigation measure was included as part of environmental review and
determination to require a note be recorded on the face of the final short plat map
identifying and delineating the coal mine hazard areas on the project site.
See Environmental Review Committee Report for more information (Exhibit 1).
Streams: The following buffer requirements are applicable to streams in accordance
with RMC 4-3-050.G.2: Type F streams require a 115-foot buffer, Type Np streams
require a 75-foot buffer, and Type Ns streams require a 50-foot buffer. An additional
15-foot building setback is required from the edge of all stream buffer areas.
Staff Comment: The applicant submitted three (3) critical area reports with the short
plat application: a Critical Areas Report, prepared by Habitat Technologies (dated April
DocuSign Envelope ID: C78E4C5C-F7AC-47C9-93B7-BABC7C4E6D7A
City of Renton Department of Community & Economic Development
S. Singh 6-Lot Short Plat
Administrative Report & Decision
LUA17-000803, ECF, SHPL-A
Report of May 3, 2019 Page 17 of 26
D_S_Singh_Short_Plat_Decision_190503 (002)
22, 2017; Exhibit 10), a Wetland and Stream Reconnaissance, prepared by Altmann
Oliver Associates, LLC (dated May 16, 2018; Exhibit 11) and an Offsite Wetland and
Drainages Report, prepared by Habitat Technologies (dated March 15, 2019; Exhibit
29). The Critical Areas Report did not identify any areas onsite that exhibited all three
of the established wetland criteria – hydrophytic vegetation, hydric soil, and wetland
hydrology. The Critical Areas Report did identify three surface water drainages across
the site that originate from culverts along the east side of the property adjacent to
Renton Ave S. Per the report, all three of these surface water drainages appeared more
consistent with intentionally created, artificial features rather than naturally occurring
streams. The surface water moved within these drainages appeared in direct response
to public stormwater facilities. The Altmann Oliver Associates Wetland and Stream
Reconnaissance Review concurred with this determination. Since the source of the
runoff within the drainages are entirely artificially collected and intentionally
discharged onto the site, these three (3) surface water drainages were identified on the
subject property in the locations of Stream A, B, and C and are exempt from the critical
area regulations per RMC 4-3-050.G.7.b., as they are “intentionally created,” artificial
non-regulated features rather than naturally occurring streams. Each drainage
emanates from a 12- to 16-inch plastic culvert beneath Renton Ave S and discharges
onto concrete riprap splash pads on the hillslope. None of these drainages are mapped
by the Washington Department of Fish and Wildlife (WDFW), the Washington State
Department of Natural Resources (DNR), or King County.
On November 1, 2018, Otak submitted a Technical Memorandum to the City as a result
of required third party review (Exhibits 15 and 19). Otak concurred with Habitat
Technologies and Altmann Oliver Associates, LLC that the three drainages (also referred
to as Streams A, B, and C) are not regulated features per RMC 4-3-050.G.7.b (Streams
and Lakes: non-regulated) and that no wetlands were observed on the subject property.
Otak found Drainage A (Stream A) to be a ravine which conveys stormwater from the
culvert beneath Renton Ave S and during their field study on October 1, 2018, Otak’s
Wetland Scientist also did not observe any water in the Drainage A. The drainage
channel was found to be located in a natural ravine dominated by upland vegetation
such as big leaf maple (Acer macrophyllum), snowberry (Symphoricarpos albus) and
Himalayan blackberry (Rubus armeniacus). According to the report, the drainage
channel had little definition near the culvert discharge source and it became deeply
incised near the center of the property with no sorted substrate. Also, the drainage did
not connect to any other surface waterbody. Meaning, Otak found no evidence of
Drainage A crossing the power line corridor to the south. This contrasts with other maps
previously drawn for this property. The secondary report found that Drainage A showed
evidence of localized scour and rilling, as a result of the stormwater input combined
with the steep slopes associated with that portion of the property. Otak suspects that
water from Drainage A may contribute to the hydrology of the stream and/or wetland
on the property to the west of the site. The topography in the mapped location of
“Stream C” forms a shallow swale that slopes towards “Stream A.” No stream or
defined channel was observed by Otak. Stream C was found to be a drainage (Drainage
C) path that sheet flows to Drainage A, emanating from a piped outfall beneath Renton
Avenue S. Both streams appear to receive no hydrological input other than that
provided by the upgradient stormwater catchbasins and conveyance.
According to the Otak report, Stream B forms two (2) distinct braids (B1 and B2). B1 is
located on the northernmost portion of the property and B2 is located immediately
south. B1 has substrate of fines and gravels and flows through a defined shallow
DocuSign Envelope ID: C78E4C5C-F7AC-47C9-93B7-BABC7C4E6D7A
City of Renton Department of Community & Economic Development
S. Singh 6-Lot Short Plat
Administrative Report & Decision
LUA17-000803, ECF, SHPL-A
Report of May 3, 2019 Page 18 of 26
D_S_Singh_Short_Plat_Decision_190503 (002)
channel. B1 also had flowing water at the time of Otak’s field visit, indicating some
groundwater contribution to flow as the other stormwater drainages were dry. Otak
found that B2 appeared to be an artificial drainage. B2 is deeply incised and is the result
of erosional scour on the hillslope. B2 had less surface water flowing in the channel than
B1. Stream B flows west and converges with an unnamed tributary to Thunder Hills
Creek on Parcel #2023059163, immediately west adjacent to the subject property. Otak
denotes that similar to the situation with Streams A and C, Stream B (Drainage B)
appears to derive most of its hydrology from stormwater at its outfall on Renton Ave S,
with a likely groundwater component originating within the stormwater system
upgradient. The observed flow at the time of Otak’s site visit was attributed to
groundwater infiltrating into the stormwater pipes in the system or stormwater from
the previous day’s small rain events, derived from the larger stormwater conveyance
system associated with Drainage B compared to Drainage A and C. Otak found that the
City’s mapping indicates that the outfalls to Streams A, B, and C were only linked the
upgradient stormwater pipes and catchbasins, and groundwater expressing into
stormwater pipes and they would not have been present historically prior to installation
of the stormwater system. The report found that water from Stream B, flows down the
steeply wooded slope and eventually contributes flow to a mapped stream (Thunder
Hills Creek) through an untyped tributary on the property to the west of the S. Singh
Short Plat property. The untyped tributary is mapped by DNR and the City.
Also, Otak observed a stream associated with the offsite wetland crossed the power
line corridor west of and beyond the S. Singh Short Plat Property. Otak concludes that
Drainages A, B, and C appear to be driven by stormwater input where the outfalls were
deliberately located to convey stormwater down the forested slope. Deliberate
placement of the stormwater outfalls and the downgradient flow paths may be
considered as created in that hydrology would not have been present without
stormwater input. Hydrological input in the Drainages on the subject property was
found by Otak to be stormwater-driven, with a possible groundwater component
derived from potential stormwater pipe breaks or failures. As such, Drainages A, B, and
C appear to meet the RMC criteria to be considered non-regulated by the City on the
subject property.
On April 5, 2019, the applicant submitted an Offsite Wetland and Drainages Report
(Exhibit 29) which delineated an offsite wetland located more than 100 feet to the west
of the western boundary of the project site. According to the report, the offsite wetland
was identified to achieve a total functions score of 16 points (with 4 habitat points) and
exhibited slope characteristics with hydrologic support provided by hillside drainage
(Drainage B) and seeps at the edge of the wetland. The soil throughout the wetland
was dominated by captured alluvial sediments that were well intermixed with grass
and sedge roots. According to RMC 4-3-050.G.2, a low impact wetland with a total
functions score of 16 points would meet the criteria for designation as a Category III
Wetland with a 50-foot wide buffer as measured perpendicular from the defined
wetland edge. The offsite wetland report found that Drainage B (an intentionally
created surface water drainage system that conveys stormwater runoff from upslope
developed residential areas generally east to southwesterly) passes through the project
site within a well-defined ravine and then continues generally to the west to enter an
offsite wetland. The offsite wetland Drainage B combines with a number of hillside
seeps such that the drainage for the offsite wetland would take on the character of a
natural drainage corridor. As such, Drainage B as it leaves the offsite wetland and
eventually enters Thunder Hills Creek to the southwest of the project site appears best
DocuSign Envelope ID: C78E4C5C-F7AC-47C9-93B7-BABC7C4E6D7A
City of Renton Department of Community & Economic Development
S. Singh 6-Lot Short Plat
Administrative Report & Decision
LUA17-000803, ECF, SHPL-A
Report of May 3, 2019 Page 19 of 26
D_S_Singh_Short_Plat_Decision_190503 (002)
defined as a Type Ns Water (stream). Finally, the report concluded that Drainage C
originates from a culvert at the end of Cedar Ave S and generally passes southwesterly
adjacent to an old internal maintenance roadway within a well-defined ravine.
Drainage C enters Drainage B downslope (west) of the offsite wetland. Upslope of its
confluence with Drainage B, Drainage C appears best defined as an intentionally
created system. The Offsite Wetland and Drainages Report concluded that neither the
offsite wetland nor the offsite Type Ns Water would encroach into the western edge of
the proposed development according to City of Renton standards.
See Environmental Review Committee Report for more information (Exhibit 1).
Wetlands: The following buffer requirements are applicable to wetlands in accordance
with RMC 4-3-050.G.2:
Wetland
Category Buffer Width
Structure
Setback beyond
buffer
High
Habitat
Function
(8-9 points)
Moderate
Habitat
Function
(5-7 points)
Low Habitat
Function
(3-4 points)
All
Other
Scores
15 ft.
Category I –
Bogs & Natural
Heritage
Wetlands
200 ft.
Category I – All
Others 200 ft. 150 ft. 115 ft. 115 ft.
Category II 175 ft. 150 ft. 100 ft. n/a
Category III 125 ft. 100 ft. 75 ft. n/a
Category IV 50 ft. n/a
Staff Comment: See Critical Areas: Streams above for more information.
17. Compliance with Subdivision Regulations: RMC 4-7 provides review criteria for the subdivisions. The
proposal is consistent with the following subdivision regulations if all conditions of approval are complied
with:
Compliance Subdivision Regulations and Analysis
Compliant if
condition of
approval is met
Access: Each lot must have access to a public street or road, unless specifically
authorized otherwise. Access may be by a shared driveway per the requirements of
RMC 4-6-060 Street Standards.
The maximum width of single loaded garage driveways shall not exceed nine feet (9’)
and double loaded garage driveways shall not exceed sixteen feet (16’).
Staff Comment: Direct access to the residential lots would be provided via Renton Ave
S, a residential street with ROW width of 60 feet. Access to the stormwater vault would
be from Cedar Ave S. According to RMC 4-7-150.E.5, alley access is the preferred street
pattern for all new residential development in the R-8 zone. Thus, new residential
DocuSign Envelope ID: C78E4C5C-F7AC-47C9-93B7-BABC7C4E6D7A
City of Renton Department of Community & Economic Development
S. Singh 6-Lot Short Plat
Administrative Report & Decision
LUA17-000803, ECF, SHPL-A
Report of May 3, 2019 Page 20 of 26
D_S_Singh_Short_Plat_Decision_190503 (002)
development in areas without existing alleys must utilize alley access for interior lots.
However, the code allows the developer to demonstrate that alley access is not
practical, considering the following factors: size of the new development, topography
of the site not conducive for an alley configuration, environmental impacts would have
a more negative impact on the environment than a street pattern without alleys. For
all these reasons the applicant is not proposing alley access. Nevertheless, the
applicant is proposing to utilize a joint use driveway between Lots 5 and 6. Lots 1-4 are
propose to use individual driveways. Per RMC 4-4-080.I.9, the benefit of using a Joint
use driveway would reduce the number of curb cuts along individual streets and
thereby improve safety and reduce congestion while providing for additional on-street
parking opportunities. Joint use driveways are encouraged by code when feasible and
appropriate. Adjoining lots may utilize a joint use driveway accessed from a public
street to reduce the total number of driveways entering the street network. Joint use
driveways are created upon the common property line of the properties served or
through the granting of a permanent access easement when said driveway does not
exist upon a common property line. Joint use driveways are intended to provide access
to no more than two (2) lots for residential properties. By providing joint use driveways
on Renton Ave S, the number of driveways entering the street network would be
reduced on Renton Ave S which is in the best interest of the public and would serve to
reduce the number of points of conflict between vehicles and pedestrians, provide
more space for landscaping and more area for utilities along the street frontage. In
addition, joint use driveways would be an appropriate alternative to providing alley
access given the size, topography and environmental impacts. Therefore, in order to
reduce access impacts, improve safety, decrease the number curb cuts, and increase
space for necessary short plat infrastructure on Renton Ave S, staff recommends as a
condition of approval, that unless otherwise approved the applicant provide joint use
driveways for every two (2) abutting lots on Renton Ave S. A joint use driveway shall
not exceed a combined sixteen feet (16’) in width at the property line. Mutual access
easements for abutting lots shall be provided upon land conveyance. The mutual
access easements must be recorded prior to, or concurrent with, the sale of the lots to
individual owners.
The width of the onsite driveways would be verified at the time of building permit
review for the new single family residences.
N/A Blocks: Blocks shall be deep enough to allow two (2) tiers of lots.
Staff Comment: No blocks are proposed.
Lots: The size, shape, orientation, and arrangement of the proposed lots comply with
the requirements of the Subdivision Regulations and the Development Standards of
the R-8 zone and allow for reasonable infill of developable land. All of the proposed
lots meet the requirements for minimum lot size, depth, and width. Width between
side lot lines at their foremost points (i.e., the points where the side lot lines intersect
with the street right-of-way line) shall not be less than eighty percent (80%) of the
required lot width except in the cases of (1) pipestem lots, which shall have a minimum
width of twenty feet (20') and (2) lots on a street curve or the turning circle of cul-de-
sac (radial lots), which shall be a minimum of thirty five feet (35').
Staff Comment: Lots 1-6 meet the minimum lot dimensional requirements in the R-8
zone, as discussed under FOF 14. The proposed lots are generally rectangular in shape
and are oriented to provide front yard areas facing the respective public street used
DocuSign Envelope ID: C78E4C5C-F7AC-47C9-93B7-BABC7C4E6D7A
City of Renton Department of Community & Economic Development
S. Singh 6-Lot Short Plat
Administrative Report & Decision
LUA17-000803, ECF, SHPL-A
Report of May 3, 2019 Page 21 of 26
D_S_Singh_Short_Plat_Decision_190503 (002)
for residential access (Exhibit 2). The building design of the new residences would be
reviewed and approved at the time of building permit application.
Streets: The proposed street system shall extend and create connections between
existing streets per the Street Standards outlined in RMC 4-6-060 Street Standards.
Staff Comment: As shown in the preliminary site plan (Exhibit 2), the proposed short
plat project would provide access to single family lots via Renton Ave S. S 9th St is not
proposed to be improved from Renton Ave S and Cedar Ave S due to sensitive slopes
having an average grade of approximately 30 percent (30%) (Exhibits 35 and 36).
Access to the stormwater vault would be served from below off of Cedar Ave S (Exhibit
5).
The existing ROW width of Renton Ave S is 60 feet (60’) wide. As per RMC 4-6-060,
street frontage improvements including paved roadway width of minimum 26 feet or
paved width to match existing paved width along the corridor (the larger number is
required), one-half-foot (0.5’) wide curbs, eight-foot (8’) wide landscaped planters,
five-foot (5’) wide sidewalks, drainage improvements, and streetlights are required to
be provided on residential streets. If the project falls to four lots or less, than the project
would be exempt from providing street lighting. If street lighting is required based on
the final number of lots achieved, a lighting plan would be required to be submitted
with the Civil Construction Permit Application. As per RMC 4-6-060, the half street
frontage improvements would be required to be built Renton Ave South frontage by
the developer.
A traffic impact analysis was not required because the estimated vehicular traffic
generated from the proposed development did not exceed 20 vehicles per hour in
either the AM (6:00 - 9:00) or PM (3:00 - 6:00) peak periods. A peak hour volume of 20
vehicles per hour is equivalent to a daily volume of roughly 200 vehicles per day. It is
also anticipated that the proposed project would result in impacts to the City’s street
system. In order to mitigate transportation impacts, the applicant would be required
to pay the single family transportation impact fee on the construction of the single-
family houses. The current Transportation Impact Fee is $7,820.42 per new single-
family house. The fee in effect at the time of building permit application is applicable
to this project and is payable at the time of building permit issuance. The project
proposes six (6) new residences. Based on the City’s current fee schedule, estimated
traffic impact fees for the proposed development would be $46,922.52. All fees are
subject to change.
Compliant if
condition of
approval is met
Relationship to Existing Uses: The proposed project is compatible with existing
surrounding uses.
Staff Comment: The proposed short plat is bordered by existing detached single-family
residences to the north and east of the site. Parcels surrounding the site are also zoned
R-8. The proposed lots are somewhat similar in size and shape to the existing
surrounding development pattern in the area and would be consistent with the
Comprehensive Plan and Zoning Code, which encourages residential infill development
in the Residential Medium Density and R-8 zoning designations. Therefore, the
proposal for new single-family homes would be compatible with the existing uses in
the area.
The applicant is proposing a 9,975 square foot stormwater vault in the northwest
corner of the development (Tract B). The stormwater vault would be designed to be
located underground and/or covered in soil. No part of the vault would be permitted
to protrude from the ground surface. If the applicant is unable to construct the
DocuSign Envelope ID: C78E4C5C-F7AC-47C9-93B7-BABC7C4E6D7A
City of Renton Department of Community & Economic Development
S. Singh 6-Lot Short Plat
Administrative Report & Decision
LUA17-000803, ECF, SHPL-A
Report of May 3, 2019 Page 22 of 26
D_S_Singh_Short_Plat_Decision_190503 (002)
stormwater vault below the ground surface, then the applicant would be required by
the SEPA determination to provide a fully sight-obscuring landscape visual barrier or
an alternative method for approval by the Planning Division. In addition, a Stormwater
detention pond within the tract would not provide the same level of aesthetic benefits
as the proposed vault. Therefore, staff recommends as a condition of approval that
any proposal to convert the stormwater vault within the stormwater tract to a
stormwater detention pond would be considered a Major Plat Amendment subject to
the requirements outlined under RMC 4-7-080.M.2.
18. Availability and Impact on Public Services:
Compliance Availability and Impact on Public Services Analysis
Police and Fire: Police and Fire Prevention staff indicates that sufficient resources exist
to furnish services to the proposed development; subject to the condition that the
applicant provides Code required improvements and fees. The current Fire Impact Fee is
$829.77 per single-family unit. The fee in effect at the time of building permit application
is applicable to this project and is payable at the time of building permit issuance.
Schools: It is anticipated that the Renton School District can accommodate any additional
students generated by this proposal at the following schools: Talbot Hill Elementary (2.02
miles), Dimmitt Middle School (2.96 miles) and Renton High School (1.31 miles). Any new
students from the proposed development would be bussed to their respective Renton
schools, as transportation would be offered to and from each school (Exhibit 34). The bus
stop for the students is located at Philip Arnold Park, approximately 0.45 miles from the
site. The identified walking route is north along Renton Ave S, then east along S 9th St to
Jones Ave S. The proposed street and sidewalk improvements within the subdivision
would improve safe routes to school for the entire area by providing a sidewalk along the
property frontage of Renton Ave S. S 9th St, between Renton Ave S and Jones Ave S,
includes wide streets with ample shoulder room, in addition to a small stretch of
sidewalk, along the path from the development to the bus stop. The new plus existing
street network would provide a safe walking route from the proposed subdivision to the
designated bus stop at the City park.
A School Impact Fee, based on new single-family lots, would be required in order to
mitigate the proposal’s potential impacts to the Renton School District. The fee is payable
to the City as specified by the Renton Municipal Code. The current School Impact Fee is
$6,877.00 per single-family unit. The fee in effect at the time of building permit
application is applicable to this project and is payable at the time of building permit
issuance.
Parks: A Park Impact Fee would be required for the future houses. The current Park
Impact Fee is $3,945.70. The fee in effect at the time of building permit application is
applicable to this project and is payable at the time of building permit issuance.
Storm Water: An adequate drainage system shall be provided for the proper drainage of
all surface water.
Staff Comment: A preliminary drainage plan and Technical Information Report (TIR) was
prepared by Core Design, dated August 21, 2017 (revised date August 22, 2018 and April
4, 2019; Exhibit 8) and was submitted to the City as part of the land use application. The
site is located in the City’s Flow Control Duration Standard (Forested Site Conditions) and
the site is located in the Thunder Hills Creek drainage basin. The applicant is proposing to
DocuSign Envelope ID: C78E4C5C-F7AC-47C9-93B7-BABC7C4E6D7A
City of Renton Department of Community & Economic Development
S. Singh 6-Lot Short Plat
Administrative Report & Decision
LUA17-000803, ECF, SHPL-A
Report of May 3, 2019 Page 23 of 26
D_S_Singh_Short_Plat_Decision_190503 (002)
construct a 64-foot by 30-foot detention vault located in the northwest corner of the
parcel, in proposed Tract B, approximately 30 feet south of the existing pavement or
terminus of Cedar Ave S. The project would maintain the natural discharge location on
the west side of the parcel to a drainage course having a confluence with the existing
drainage courses through the site. A final TIR would be completed in accordance with the
standards found in the 2017 Renton Surface Water Design Manual (RSWDM) or with the
RSWDM that is current at the time of civil construction permit application (Exhibit 25).
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.
The report indicates that runoff leaves the site through two (2) small channels, one to the
north and one to the south. Thunder Hills Creek collects both small channels leaving the
project site. Thunder Hills Creek flows to the northwest toward I-405 where it enters a
large culvert (approx. 36-inches in diameter) and crosses under I-405 and Benson Rd S.
The culvert continues to head northwest and outlets just east of the parking lot behind
the former Sam’s Club. The flow is eventually discharged into an existing wetland area
just east of Talbot Rd and south of the former Sam’s Club parking lot. After leaving the
wetland area, runoff eventually makes its way west to the Black River before joining the
Green River to create the Duwamish River. The Duwamish River flows northwest and
eventually outlets into Puget Sound. The report indicates that no known, reported or
observed signs of downstream flooding or erosion problems. Erosion and sediment
control would be provided through catch basin protection, interceptor swales, rock check
dams, silt fencing and a construction access entrance.
In the developed condition, the applicant is proposing two (2) existing drainage courses
conveying the upstream area to be combined into one drainage course located in-
between proposed Lots 4 and 5, which would continue to discharge to Thunder Hill Creek.
Lots 1-4 are proposed to be captured and drained directly to the proposed stormwater
vault. Due to topographical constraints, the lower pads of proposed Lots 5 and 6 would
be unable to drain to the vault and existing impervious area on Renton Ave S would be
detained in-lieu of the lower roofs of Lots 5 and 6. The proposed detention vault would
discharge west to an existing drainage course near the west property line. This drainage
course continues west through WSDOT mitigation area where the channel of the creek
has been reinforced with chicken wire, rip rap, and geotextile matting.
The 2019 surface water system development fee is $1,800.00 per new single-family home.
The estimated total fee is $10,800.00. Stormwater SDC fees that are current would be
collected at the time of construction permit issuance.
Water: This site is in the City of Renton water service area. There is an existing 8” water
main running north and south along the west side of Renton Ave S. There is no existing
water meters that serve this property. The development would be subject to applicable
water system development charges and water meter installation fees. A Utility System
Development Charges (SDC) would be due at the time of utility construction permit
issuance. The current water meter fee amount for a 1-inch service sizes is $4,050.00 and
the current fee for 1” water meter installed by City is $2,875.00. The fee is subject to
change and the rate that is current at the time of issuance of the utility construction
permit will be applicable on the project. Each lot would have a separate meter.
Sanitary Sewer: The site is in the City of Renton sewer service area. There is an existing
8” clay pipe sewer main running north to south within Renton Ave S. There is current no
DocuSign Envelope ID: C78E4C5C-F7AC-47C9-93B7-BABC7C4E6D7A
City of Renton Department of Community & Economic Development
S. Singh 6-Lot Short Plat
Administrative Report & Decision
LUA17-000803, ECF, SHPL-A
Report of May 3, 2019 Page 24 of 26
D_S_Singh_Short_Plat_Decision_190503 (002)
existing sewer stub to serve the property. Extension of 8” diameter sewer main along the
westerly edge of the proposed lots along with minimum 15 feet wide gravel (minimum
surface type) is required. A 15-foot wide gravel access is also required within the utility
easement for the sewer line to the north of proposed Lot 1. The main extension should
also continue from the southwest corner of the proposed Lot 4 and connect to the sewer
main located within Renton Ave S. Individual side sewers to serve each lot should be
provided. A Utility System Development Charges (SDC) would be due at the time of utility
construction permit issuance. Wastewater Fee amount per sewer connection is
$3,100.00. The rate is subject to change and the rate that is current at the time of
issuance of the utility construction permit will be applicable on the project.
I. CONCLUSIONS:
1. The subject site is located in the Residential Medium Density (MD) Comprehensive Plan designation and
complies with the goals and policies established with this designation, see FOF 13.
2. The subject site is located in the Residential-8 (R-8) zoning designation and complies with the zoning and
development standards established with this designation provided the applicant complies with City Code
and conditions of approval, see FOF 14.
3. The proposed short plat complies with the Residential Design and Open Space Standards provided the
applicant complies with City Code and conditions of approval, see FOF 15.
4. The proposed short plat complies with the Critical Areas Regulations provided the applicant complies with
City Code and conditions of approval, see FOF 16.
5. The proposed short plat complies with the subdivision regulations as established by City Code and state
law provided all advisory notes and conditions are complied with, see FOF 17.
6. The proposed short plat complies with the street standards as established by City Code, provided the
project complies with all advisory notes and conditions of approval contained herein, see FOF 17.
7. There are safe walking routes to the school bus stop, see FOF 18.
8. There are adequate public services and facilities to accommodate the proposed short plat, see FOF 18.
9. The short plat is subject to the recommendations found in the Geotechnical Addendum prepared by The
Riley Group, Inc., dated June 13, 2018. If the recommended drilling and further research determine that
coal mine hazards prevent the construction of single family structures and utilities, then the number of
proposed lots may be required to be reduced and/or the final design of the short plat could change.
J. DECISION:
The S. Singh 6-Lot Short Plat, File No. LUA17-000803, ECF, SHPL-A, as depicted in Exhibit 2, is approved and is
subject to the following conditions:
1. The applicant shall submit a revised detailed landscape plan that enhances the storm drainage facility
landscaping by providing a mixture of trees, shrubs and groundcover. The revised landscape plan shall
be submitted to the Current Planning Project Manager for review and approval at the time of Utility
Construction Permit Application.
2. The applicant shall be required to record a note on the face of the short plat that executes a shared
maintenance agreement for equal ownership and maintenance responsibilities for landscape
improvements within the stormwater tract. A draft version of a shared maintenance agreement shall be
DocuSign Envelope ID: C78E4C5C-F7AC-47C9-93B7-BABC7C4E6D7A
City of Renton Department of Community & Economic Development
S. Singh 6-Lot Short Plat
Administrative Report & Decision
LUA17-000803, ECF, SHPL-A
Report of May 3, 2019 Page 25 of 26
D_S_Singh_Short_Plat_Decision_190503 (002)
submitted for review and approval by the Current Planning Project Manager prior to short plat
recording. Landscaping within the stormwater tract shall be installed prior to final short plat recording.
3. The applicant shall provide a revised arborist report that assesses the health, condition and viability of
all saved trees on each individual single family lot. A revised arborist report, tree retention plan and
detailed landscape plan shall be submitted at the time of Utility Construction Permit Application. The
tree retention plan and detailed landscape plan shall demonstrate compliance with minimum tree
density and tree retention (or replacement) requirements.
4. The applicant shall provide a tree retention inspection/monitoring reports, to the Current Planning
Project Manager, after initial clearing, final grading, and annually for two (2) years by a qualified
professional forester. The inspection/monitoring reports shall identify any retained trees that develop
problems due to changing site conditions and prescribe appropriate mitigation.
5. The applicant shall submit a revised detailed landscape plan that provides a wood split-rail fence and
critical areas/native growth protection signage between the single family lots and Tract A. The revised
detailed landscape plan shall be reviewed and approved by the Current Planning Project Manager prior
to civil construction permit issuance.
6. The applicant shall be required to record a note on the face of the short plat that executes a shared
maintenance agreement for equal ownership and maintenance responsibilities for landscape
improvements within the critical areas tract. A draft version of a shared maintenance agreement shall
be submitted for review and approval by the Current Planning Project Manager prior to short plat
recording. Landscaping within the critical areas tract shall be installed prior to final short plat recording.
7. The applicant shall encompass the critical areas tract (not including the 30-foot utility easement) with a
Critical Areas/Native Growth Protection Easement. The easement over the applicable portion of critical
areas tract shall be recorded on the face of the short plat.
8. Unless otherwise approved, the applicant shall provide joint use driveways for every two (2) abutting
lots on Renton Ave S. A joint use driveway shall not exceed a combined sixteen feet (16’) in width at the
property line. Mutual access easements for abutting lots shall be provided upon land conveyance. The
mutual access easements must be recorded prior to, or concurrent with, the sale of the lots to individual
owners.
9. Any proposal to convert the stormwater vault within the stormwater tract to a stormwater detention
pond would be considered a Major Plat Amendment subject to the requirements outlined under RMC 4-
7-080.M.2.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Jennifer Henning, Planning Director Date
TRANSMITTED on May 3, 2019 to the Owner/Applicant/Contact:
Owner/Applicant: Contact:
Sound and Steve LLC
9217 S 220th Lane SE
Kent, WA 98031
Phillip Kitzes, PK Enterprises
23035 SE 263rd St
Maple Valley, WA 98038
DocuSign Envelope ID: C78E4C5C-F7AC-47C9-93B7-BABC7C4E6D7A
5/3/2019 | 11:38 AM PDT
City of Renton Department of Community & Economic Development
S. Singh 6-Lot Short Plat
Administrative Report & Decision
LUA17-000803, ECF, SHPL-A
Report of May 3, 2019 Page 26 of 26
D_S_Singh_Short_Plat_Decision_190503 (002)
TRANSMITTED on May 3, 2019 to the Parties of Record:
Wm Collins
420 Cedar Ave S
Renton, WA 98057
Erick Thompson
320 Renton Ave S
Renton, WA 98057
Johnston George LLP
Katherine A. George
1126 34th Ave, Suite 307
Seattle, WA 98122
Scott Moeller
By Email
Windermere Real Estate
Greg Skagen
22017 SE Wax Rd, Suite 102
Maple Valley, WA 98038
Carrie Castelluccio
818 Cedar Ave S
Renton, WA 98057
TRANSMITTED on May 3, 2019 to the following:
Chip Vincent, CED Administrator
Brianne Bannwarth, Development Engineering Manager
Amanda Askren, Property & Technical Services Manager
Vanessa Dolbee, Current Planning Manager
Rick Marshall, Fire Marshal
K. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION:
The administrative land use decision will become final if the decision is not appealed within 14 days of the
decision date.
APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing
Examiner on or before 5:00 PM on May 17, 2019. An appeal of the decision must be filed within the 14-day
appeal period (RCW 43.21.C.075(3); WAC 197-11-680), together with the required fee to the Hearing Examiner,
City of Renton, 1055 South Grady Way, Renton, WA 98057. RMC 4-8-110.B governs appeals to the Hearing
Examiner and additional information regarding the appeal process may be obtained from the City Clerk’s Office,
(425) 430-6510.
EXPIRATION: The administrative short plat decision will expire two (2) years from the date of decision. A single
one (1) year extension may be requested pursuant to RMC 4-7-070.M.
RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened
by the approval body. The approval body may modify his decision if material evidence not readily discoverable
prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the
reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will
be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal
within the 14-day appeal time frame.
THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications
may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals
to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing
through the Hearing Examiner. All communications are public record and this permits all interested parties to
know the contents of the communication and would allow them to openly rebut the evidence in writing. Any
violation of this doctrine could result in the invalidation of the appeal by the Court.
DocuSign Envelope ID: C78E4C5C-F7AC-47C9-93B7-BABC7C4E6D7A
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE REPORT & DECISION
EXHIBITS
Project Name:
S. Singh 6-Lot Short Plat
Land Use File Number:
LUA17-000803, ECF, SHPL-A
Date of Report
May 3, 2019
Staff Contact
Clark H. Close
Senior Planner
Project Contact/Applicant
Phillip Kitzes
PK Enterprises
23035 SE 263rd St, Maple
Valley, WA 98038
Project Location
1003 Renton Ave S LOT
(APN 0007200196)
The following exhibits are included with the Administrative Report & Decision:
Exhibits 1-31: Environmental Review Committee (ERC) Report with Exhibits
Exhibit 32: Administrative Report and Decision
Exhibit 33: Construction Mitigation Description
Exhibit 34: Renton School District Response Letter
Exhibit 35: S 9th St Access Plan
Exhibit 36: S 9th St Access Profile
DocuSign Envelope ID: C78E4C5C-F7AC-47C9-93B7-BABC7C4E6D7A
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
ERC_Report_LUA17-000803_v2
ENVIRONMENTAL REVIEW COMMITTEE REPORT
ERC Meeting Date: April 29, 2019
Project File Number: PR17-000618
Project Name: S. Singh 6-Lot Short Plat
Land Use File Number: LUA17-000803, ECF, SHPL-A
Project Manager: Clark H. Close, Senior Planner
Owner: Sound and Steve LLC, 9217 S 220th Lane SE, Kent, WA 98031
Applicant: See owner
Contact: Phillip Kitzes, PK Enterprises, 23035 SE 263rd St, Maple Valley, WA 98038
Project Location: 1003 Renton Ave S LOT (APN 0007200196)
Project Summary: The applicant is requesting Environmental Review (SEPA) and approval of a 6-lot
hillside subdivision at 1003 Renton Ave S LOT (APN 0007200196) for the future
development of 6 single-family houses and a stormwater vault. The 3.22 acre
property is primarily forested and is located on the westerly edge of Renton Ave
S, between S 9th St and S 10th St within the Residential-8 dwelling units per acre
(R-8) zone. The proposed lots of the short plat would range in size from 7,824
square feet (sf) in area to 9,996 sf. The remainder of the site would be divided
between a 9,975 sf stormwater tract and ±79,712 sf critical areas tract. The
residential density is roughly 4.3 du/ac. Access to the residential lots would be
from Renton Ave S. Half-street frontage improvements would be completed along
Renton Ave S. Slope gradients are generally 25 to 35 percent, with steeper slopes
bordering a series of east-west drainages that descend the slope to the west. The
site contains regulated geological hazardous areas such as steep slopes, erosion,
landslide, seismic, and coal mine hazards. A majority of the trees within the
heavily treed site would be retained. Tree removal would be primarily associated
with the lots and stormwater tract improvements. The applicant submitted a
Geotechnical Report, Geotechnical Addendum, Technical Information Report,
Arborist Report, Critical Areas Report, a Wetland and Stream Reconnaissance
Review, and an Offsite Wetland and Drainages Report.
Site Area: 3.22 acres
STAFF
RECOMMENDATION:
Staff Recommends that the Environmental Review Committee issue a
Determination of Non-Significance - Mitigated (DNS-M).
DocuSign Envelope ID: E1CD9DD7-4E32-42E6-9457-F9847E11D309
City of Renton Department of Community & Economic Development
S. Singh 6-Lot Short Plat
Staff Report to the Environmental Review Committee
LUA17-000803, ECF, SHPL-A
Report of April 29, 2019 Page 2 of 14
ERC_Report_LUA17-000803_v2
PART ONE: PROJECT DESCRIPTION / BACKGROUND
The applicant requested SEPA Environmental Review and Preliminary Short Plat approval for a 6-lot hillside subdivision
on November 22, 2017. The Planning Division of the City of Renton (City) accepted the above master application for
review on December 6, 2017. During our review, staff determined additional information was necessary in order to
proceed with review of the short plat application. The project was placed on hold on January 11, 2018 (Exhibit 14), for
the first time, pending receipt of the following items: (a) a Critical Areas Report that identifies and evaluates all exiting
critical areas onsite; (b) a preliminary drainage plan and Technical Information Report (TIR) completed in accordance
with the standards found the 2017 Renton Surface Water Design Manual (RSWDM); (c) a geotechnical report prepared
in accordance with the content requirement for all onsite geologic hazards; (d) revised plans impacted through
updated reports; and (e) a response to public comment letters received by the City on December 14, 2017 and January
5, 2018 (Exhibit 12).
On July 10, 2018, the applicant submitted the following items: (a) a Wetland and Stream Reconnaissance Review by
Altmann Oliver Associates, LLC (Exhibit 11) that supported the Critical Areas Report that was prepared by Habitat
Technologies (Exhibit 10); (b) a revised TIR prepared by Core Design (Exhibit 8); (c) a revised plan set (Exhibits 2, 4 and
5); (d) and a response, prepared by the applicant, to public comments received (Exhibits 16). Staff ultimately found
inconsistencies between previous documents submitted for a previous land use application made on the site under
the Defoor Preliminary Short Plat application (LUA05-089, SHPL-H, ECF) and a second on hold letter was issued on July
18, 2018 (Exhibit 15). Due to the critical areas and project area conditions, and in order to resolve the inconsistency
issues and obtain accurate information on the streams and wetlands, and independent secondary reviewer was
retained by the City at the applicant’s expense. Otak, Inc. (Otak) was given notice to proceed with the scope of work
on September 17, 2018 in order to conduct a review of associated critical area reports used in the Hearing Examiners
Decision of the Defoor Preliminary Short Plat (Exhibit 20). Otak subsequently submitted a Technical Memorandum to
the City on November 1, 2018 (Exhibit 19). On November 5, 2018 the project was taken off hold due to the completion
of third-party review and submittal of all necessary documentation (Exhibit 21).
The project was placed back on hold on December 6, 2018 (Exhibit 25) and the applicant was given a response date of
March 6, 2019 to complete the following items: (a) a formal assessment report on Coal Mine Hazards in the area by a
qualified professional pursuant to RMC 4-8-120.D.7 Definitions G: Geotechnical Report, Coal Mine – Medium and Coal
Mine – High. The short plat map must identify and delineate the coal mine hazard areas on the project site; (b) a
revised Geotechnical Report identifying the structural aspects of the proposed stormwater vault in a known critical
area and provide for any necessary mitigation; (c) an updated Critical Areas Report and/or an update Wetland and
Stream Reconnaissance Review to identify changes to the downstream system as a result of the development. Water
typing downstream would classify stream buffers and provide for adequate critical area buffer widths from regulated
streams and wetlands to the proposed project improvements, such as the proposed stormwater vault; and (d) a new
plan sets for any sheets that are affected by the re-design, including but not limited to the short plat plan, grading
plan, drainage plan, etc. Thereafter, the applicant requested to extend the response date and a new response date of
May 27, 2019 was granted by the City of Renton (Exhibit 26). On April 17, 2019 the project was taken off hold following
the submittal of the requested additional materials (Exhibit 30).
The subject site is located in the Black River drainage basin near the end of Renton Ave S, between S 9th St and S 10th
St, along the westerly edge of the road (parcel number 0007200196). Specifically, the project is in the northeast
quarter of the northwest quarter of Section 20, Township 23 North, Range 5 East, W.M. (Exhibit 3). The 3.22 acre
vacant site is bordered by single-family residential development on the north and east, a critical areas tract owned by
WSDOT on the west and a transmission line corridor owned by Puget Sound Energy (PSE) on the south. The
undeveloped site is located within the Residential-8 dwelling units per acre (R-8) zoning classification, which requires
a minimum lot size of 5,000 square feet (50 feet minimum width) for projects over one acre in size.
The property slopes from east to west with average slopes ranging between 15 to 35 percent; however, there are
steeper slopes in excess of 40 percent towards the southeastern portion of the site (Exhibits 2, 5, and 6). The site is
also heavily treed with a mixture of evergreen and deciduous trees (Exhibit 4). Developable parcels with steeper slopes
DocuSign Envelope ID: E1CD9DD7-4E32-42E6-9457-F9847E11D309
City of Renton Department of Community & Economic Development
S. Singh 6-Lot Short Plat
Staff Report to the Environmental Review Committee
LUA17-000803, ECF, SHPL-A
Report of April 29, 2019 Page 3 of 14
ERC_Report_LUA17-000803_v2
(sites of hillside subdivisions) have greater attention paid to the potential for drainage, erosion, and slope stability
problems, more so than other subdivisions. As a result, lots may be required to be larger than minimum lot sizes
required by Renton’s Zoning Code. Generally, lots in steeper areas of the subdivision should be larger than those in
less steep areas of the subdivision per RMC 4-7-220.C.4.
The proposed development of the property would include construction of six (6) new lots and two (2) new tracts with
associated roads, driveways, utilities and a stormwater detention/water quality vault. Frontage improvements include
13 feet of pavement with a gutter, a six-inch (6”) vertical curb, an eight-foot (8’) wide planter, and a five-foot (5’) wide
sidewalk on the west side of Renton Ave S (Exhibits 5 and 6). The six-lot short plat would result in a density of 4.3
dwelling units per net acre. The proposed density is due to the presence of critical areas, including but not limited to
high coal mine hazards areas and regulated slopes on the subject site. The proposed lots of the short plat would range
in size from 7,824 square feet in area to 9,996 square feet with an average lot size of 8,442 square feet. The remainder
of the site would be divided between a 9,975 square feet stormwater tract for a detention/water quality vault (Tract
B) and a ±79,712 square feet critical areas tract (Tract A), together the tracts consist of approximately 64 percent of
the site (Exhibit 2).
An Arborist Report, prepared by A.B.C. Consulting Arborists LLC, was completed on June 29, 2017 (Exhibit 9). A sample
plot of roughly 10,000 square feet resulted in tree count of 48 trees, 28 trees or 58 percent were considered by the
certified arborist, as viable and 20 or 42 percent were considered not viable. Using the sample plot tree counting
method, the applicant is proposing to retain 375 significant trees or 154 trees above the minimum 30 percent tree
retention rate of the R-8 zone.
The applicant has also submitted the following reports for review and analysis in support of the short plat plan:
Geotechnical Engineering Report (Exhibit 7), Geotechnical Addendum (Exhibit 27), Preliminary Technical Information
Report (Exhibit 8), Critical Areas Report (Exhibit 10), Arborist Report (Exhibit 9), Wetland and Stream Reconnaissance
Review (Exhibit 11), and an Offsite Wetland and Drainages Report (Exhibit 29).
The applicant is proposing approximately 8,800 cubic yards of structural fill during grading and earthwork for the
construction of the lots, frontage improvement to Renton Ave S, dry utilities, water sewer and storm water control
(vault) (Exhibit 22). In addition, the applicant is proposing several retaining walls in order to create the proposed 6-lot
subdivision. All retaining walls would be required to comply with retaining wall standards prior to acceptance of a civil
construction permit.
Staff received public comment letters/emails (Exhibits 12 and 17). To address public comments, staff extending the
initial public comment period from December 20, 2017 to January 5, 2017 and staff responded to public comments
via response letters (Exhibits 13, 16 and 18). To further address public comments the following report contains analysis
related to the following impacts: Earth, Air, Water, Vegetation, and Environmental Health. Additional environmental
analysis and findings for the topics above will also be included and other non-SEPA concerns and will be addressed as
part of the final short plat report (not included in this report). Non-SEPA concerns include, but are not limited to the
following: short plat regulations, zoning, permitted uses, density, public notice, construction mitigation/traffic control,
landscaping, school capacity, access, parking, lot standards/dimensions, setbacks, utilities, and public services.
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.
DocuSign Envelope ID: E1CD9DD7-4E32-42E6-9457-F9847E11D309
City of Renton Department of Community & Economic Development
S. Singh 6-Lot Short Plat
Staff Report to the Environmental Review Committee
LUA17-000803, ECF, SHPL-A
Report of April 29, 2019 Page 4 of 14
ERC_Report_LUA17-000803_v2
B. Mitigation Measures
1. The applicant shall comply with the recommendations found in the Geotechnical Addendum prepared by
The Riley Group, Inc., dated June 13, 2018. If the recommended drilling and further research determine
that coal mine hazards prevent the construction of single family structures and utilities, then the number
of proposed lots may be required to be reduced and/or the final design of the short plat could change.
2. A note shall be recorded on the face of the final short plat map identifying and delineating the coal mine
hazard areas on the project site.
3. All earthwork performed and implemented by the applicant shall be limited to seasonally drier periods
(typically from April 1 to October 31) and shall be consistent with the recommendations of the
Geotechnical Engineering Report prepared by The Riley Group, Inc., dated March 14, 2017, or an updated
report submitted at a later date.
4. The stormwater vault proposed in Tract B shall be designed to be located underground and/or covered in
soil. No part of the vault shall be permitted to protrude from the ground surface. If it is determined that
the stormwater vault is unable to be constructed below the ground surface, then the applicant shall
provide a fully sight-obscuring landscape visual barrier or an alternative method for approval by the
Planning Division.
C. Exhibits
Exhibit 1: Environmental Review Committee (ERC) Report
Exhibit 2: Site Plan (Sheet P01)
Exhibit 3: Neighborhood Detail Map
Exhibit 4: Existing Conditions Map (Sheet P02)
Exhibit 5: Preliminary Grading and Utility Plan (Sheet P03)
Exhibit 6: Landscape Plan (Sheet P04)
Exhibit 7: Geotechnical Engineering Report, prepared by The Riley Group, Inc., dated March 14,
2017
Exhibit 8: Preliminary Technical Information Report, prepared by Core Design, dated August 21,
2017 (revised dates January 22, 2018, April 4, 2019)
Exhibit 9: Arborist Report, prepared by A.B.C. Consulting Arborists LLC, dated June 29, 2017
Exhibit 10: Critical Areas Report, prepared by Habitat Technologies, dated April 22, 2017
Exhibit 11: Wetland and Stream Reconnaissance Review, prepared by Altmann Oliver Associates,
LLC, dated May 16, 2018
Exhibit 12: Public Comment letters/emails: WM Collins & Family letter (dated December 14, 2017),
Erick Thompson email (dated December 13, 2017, December 23, 2017, and December
28, 2017), Erick Thompson letter (dated January 5, 2018), and Johnston George LLP
letter (dated January 5, 2018)
Exhibit 13: Staff Response to Public Comments (dated January 12, 2018): Erick Thompson, Katherine
George and WM Collins & Family
Exhibit 14: On Hold Notice Letter, dated January 11, 2018
Exhibit 15: On Hold Notice Letter – Notice of Secondary Review, dated July 18, 2018
DocuSign Envelope ID: E1CD9DD7-4E32-42E6-9457-F9847E11D309
City of Renton Department of Community & Economic Development
S. Singh 6-Lot Short Plat
Staff Report to the Environmental Review Committee
LUA17-000803, ECF, SHPL-A
Report of April 29, 2019 Page 5 of 14
ERC_Report_LUA17-000803_v2
Exhibit 16: Comment Response Letter with Enclosure (dated July 19, 2018): Erick Thompson (cc’d
Katherine George, Erick’s legal counsel) and WM Collins & Family
Exhibit 17: Additional Public Comment letter: WM Collins & Family (dated July 25, 2018)
Exhibit 18: Additional Staff Response to Public Comments (dated July 27, 2018): Wm Collins &
Family
Exhibit 19: Technical Memorandum, prepared by Otak Inc., dated October 31, 2018
Exhibit 20: Defoor Short Plat Hearing Examiner Decision, dated October 17, 2006
Exhibit 21: Off Hold Notice Letter, dated November 5, 2018
Exhibit 22: Environmental Checklist
Exhibit 23: Cedar Highlands Short Plat – Short Plat Plan Sheet 3 (Rec. No. 20170301900008)
Exhibit 24: Defoor Short Plat Documents
Exhibit 25: On Hold Notice Letter, dated December 6, 2018
Exhibit 26: On Hold Notice Letter, dated February 27, 2019
Exhibit 27: Geotechnical Addendum, prepared by The Riley Group, Inc., dated June 13, 2018
Exhibit 28: Geotechnical Responses Letter, prepared by The Riley Group, Inc., dated April 5, 2019
Exhibit 29: Offsite Wetland and Drainages Report, prepared by Habitat Technologies, dated March
15, 2019
Exhibit 30: Off Hold Notice Letter, dated April 17, 2019
Exhibit 31: 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 subject sites’ critical areas are designated on the City of Renton’s (COR) Maps as containing
potentially moderate and high coalmine hazards, high erosion hazards, moderate landslide hazards, two
(2) streams, regulated slopes that are either sensitive or protected slopes, and an offsite wetland. With
the project application the applicant submitted a Geotechnical Engineering Report, prepared by The Riley
Group, Inc. (RGI), dated March 14, 2017 (Exhibit 7). According to the report, the existing sites’ topography
slopes from the east to the west with an elevation change of approximately 105 feet over a horizontal
distance of about 340 feet. The slope gradients are generally 25 to 35 percent, however there are some
local areas where steeper slopes exist in a series of east-west drainages that descend the slope to the
west due as storm basins in Renton Ave S outlet to these drainages via storm piping and rip-rap outfall.
Slopes in excess of 40 percent grade, which meet the City’s definition of a protected slope, are located
near a small ravine in the southern portion of the site but are underlain by bedrock. The protected slope
areas are proposed to be protected within a native growth protection tract (Tract A) and buildings are
required to maintain a fifteen-foot (15’) building setback from geologically hazardous areas, such as
protected slopes. Since the average slopes exceed twenty percent (20%) the subject site is classified as a
“Hillside Subdivision.” The hillside subdivision categorization required submission of additional
geotechnical information, detailing grading information and larger lots (Exhibits 5 and 7).
DocuSign Envelope ID: E1CD9DD7-4E32-42E6-9457-F9847E11D309
City of Renton Department of Community & Economic Development
S. Singh 6-Lot Short Plat
Staff Report to the Environmental Review Committee
LUA17-000803, ECF, SHPL-A
Report of April 29, 2019 Page 6 of 14
ERC_Report_LUA17-000803_v2
Soils in the northwestern portion of the property are mapped by the Geologic Map of the Renton
Quadrangle, King County, Washington, by D. R. Mullineaux (1965) as Renton Formation (Map Unit Tr),
which is arkosic sandstone, mudstone, shale, and coal from sediments deposited in the Upper Eocene as
part of the Puget Group. Soil in the southeastern portion of the property are mapped as Ground Moraine
deposits (Qgt), which is a light to dark gray, nonsorted, nonstratified mixture of clay, silt, sand, and gravel
deposited by glacial ice. The soil conditions or soils encountered by RGI during field explorations,
consisting of five (5) test pits (approximate depths of 7.5 to a maximum depth of 9 feet below existing site
grades) which included loose to medium dense silty sand with varying amounts of gravel over medium
dense to very dense and very stiff to hard weathered bedrock comprised of silty sand and sandy silt.
According to the USDA Soil Conservation Service Soil Survey, King County Area, Washington (1973) the
soils are classified as Arents, Everett material (An) in the northeast corner of the property characterized
by a slight erosion hazard and classified as a Low Erosion Hazard (EL) and the rest of the property as
Beausite gravelly sandy loam, 15 to 30 percent slopes (BeD), which is glacial deposits overlying sandstone.
Beasite soils are characterized by severe erosion potential and classify as High Erosion Hazard (EH) in the
RMC. As a result, the site should be considered a High Erosion Hazard. The impacts of erosion-prone areas
can be reduced by implementing an erosion and sedimentation control plan.
Light groundwater seepage was found by the geotechnical engineer at depths of 5½ feet during
subsurface exploration. The geotechnical report indicated that groundwater was perched over the top of
the weathered bedrock. Groundwater fluctuates due to seasonal variation in the amount of rainfall,
runoff, and other factors; the geotechnical engineer cautions that these fluctuations in groundwater table
should be considered during development.
The geotechnical report also identified regulated geologic hazards such as steep slopes, landslide hazards,
erosion hazards, high seismic hazards, and moderate to high coal mine hazards. The site was found to
have a minimal possibility of liquefaction during an earthquake due to the underlain bedrock. The coal
mine maps in the area indicate the Renton Coal Mine had extended coal mine workings below the site at
various depths, as the site is located at the historical location of the Renton Mine that was active from
about 1874 through 1933. The main entrance to the Renton Coal Mine was found to the west of the site
at the base of the slope, with the Main Slope No. 3 Seam Airway tunnel ran parallel to the Main Slope,
extending through the site just north of the southern property line. The First North Gangway mine working
extended north from the Main Slope through much of the western and central portions of the site, and
the Second North Gangway extended north from the Main Slope along the eastern property line. The First
South Gangway extended south from the Main Slope in the southeast site corner. The geotechnical
engineer believes the western half of the property meets the classification of High Coal Mine Hazard (CH),
with mine workings shallower than 200 feet, and the eastern half of the site meets the classification of
Medium Coal Mine Hazard (CM), with mine workings greater than 200 feet. In areas outside of high coal
mine hazards, roads, driveways, outbuildings (sheds), yard and passive use are generally allowed in
medium coal mine hazard areas. High coal mine hazard areas are areas where mines have been
abandoned and improperly sealed and are within 200 feet of the ground surface or are shallower than 15
times the thickness of the seam. Areas with high coal mine hazards may be subject to subsidence. The
majority of the high coal mine hazard area is proposed to be located within the proposed critical areas
tract. According to the geotechnical report, no indications of subsidence were observed during site
explorations. The proposed residential development would be limited to the eastern half of the site along
Renton Ave S.
After completing five (5) test pits, the geotechnical engineer encountered 8 to 12 inches of topsoil and
rootmass. Deeper areas of stripping may be required in forested or heavily vegetated areas of the site.
RGI anticipates that some areas of loose or soft soil would be exposed upon completion of stripping and
grubbing. As a result, RGI recommends proofrolling building and pavement subgrades and areas to receive
structural fill. The submitted SEPA checklist indicated that earthwork activities are estimated at 8,800
cubic yards of structural fill in order to create the appropriate grades for the installation of the building
DocuSign Envelope ID: E1CD9DD7-4E32-42E6-9457-F9847E11D309
City of Renton Department of Community & Economic Development
S. Singh 6-Lot Short Plat
Staff Report to the Environmental Review Committee
LUA17-000803, ECF, SHPL-A
Report of April 29, 2019 Page 7 of 14
ERC_Report_LUA17-000803_v2
pads and completing half-street frontage improvements along Renton Ave S. Along Renton Ave S, the
placement of the structural fill would raise the topography of the site (roughly the first 45 linear feet of
the east side of the lot) approximately eight feet (8’). If fill is placed in areas of the site where existing
slopes are steeper than 5:1 (Horizontal:Vertical), the geotechnical engineer is recommending that the area
be benched to reduce the potential for slippage between the existing slopes and fills. Benches should be
wide enough to accommodate compaction and earth moving equipment, and to allow placement of
horizontal lifts of fill.
According to RGI, the site soils are moisture sensitive and would not be useable in wet weather.
Recommendations from the report include applying control methods to limit earthwork to extended
periods of warm and dry weather if possible. Even during dry weather, moisture conditioning (such as
windrowing and drying) of site soils to be reused as structural fill may be required. Even during the
summer, delays in grading can occur to excessively high moisture conditions of the soils or due to
precipitation. If wet weather occurs, the upper wetted portion of the site soils may need to be scarified
and allowed to dry prior to further earthwork or may need to be wasted from the site. Therefore, staff
recommends a SEPA mitigation measure that the project earthwork be limited to seasonally drier periods,
typically from April 1 to October 31.
The applicant subsequently submitted a Geotechnical Addendum, prepared by The Riley Group (dated
June 13, 2018; Exhibit 27) and Geotechnical Responses Letter (dated April 5, 2019; Exhibit 28), to further
address coal mine hazards. According to the Addendum, the subsurface geology of the Renton Mine
includes portions of three mined coal beds: Bed No. 1, Bed No. 2 and Bed No. 3. The coal beds range in
thickness from about 11.5 to 17 feet and were separated by large sandstone and shale units ranging in
thickness from 85 feet between the lowest No. 3 and the middle No. 2, and 110 feet between the No. 2
and the upper No.1 coal bed. The main slope was of the Renton Mine was originally sunk at an angle of
about 10 to 11 degrees down the No. 3 coal bed from where it outcropped on the surface (approximately
130 feet west of the subject site). The addendum shows the cross section (Figure 2) along the alignment
of the main slope using surface topography and location of the No. 3 slope. The relative locations of the
No. 2 and No. 1 coal beds are also shown. Due to the close proximity of the main slope and airway
entrances on the No. 3, and the method of mining to the west of the 1st north gangway, and the relatively
shallow depth of the main slope and rock tunnel below the surface of the western portion of the site, the
geotechnical engineer is recommending avoiding development of the western half of the site. The
applicant submitted a Preliminary Technical Information Report, prepared by Core Design, dated August
21, 2017 (revised dates January 22, 2018, April 4, 2019; Exhibit 8), that identifies a large (approximately
64 feet by 30 feet) detention/water quality vault near the northwest corner of the site (see Stormwater
Section 3b for more information). The geotechnical engineer believes that this area, where the
stormwater vault is proposed to be located in the northwest corner of the parcel, is within a high coal
mine hazard area with mine workings shallower than 200 feet. Despite finding no indication of subsidence
on the site during exploration, the initial geotechnical engineer did not complete any test pits or borings
near the approximate proposed location of the stormwater vault. The coal mine hazard section of the
geotechnical report (4.6.1) also did not provide a quality conclusion as to the risk or impacts associated
with a nearly 2,000 square foot stormwater vault being placed within a high coal mine hazard area. The
applicant later identified in the geotechnical addendum that the mine working at the site are at a depth
of about 70 to 85 feet below current grades at the vault location. According to the geotechnical engineer,
due to the timeframe and nature of the previous mine workings in the vicinity of the vault, the bedrock
that underlies the site and the depth of the mine workings in this area, the construction of the vault can
be completed with standard vault design methods. As geotechnical engineering addendum indicated that
the vault would not add additional load to the underlying soil as the weight of the vault is less than the
weight of the soil removed for the installation of the vault.
According to the geotechnical addendum, the No. 3 bed in the eastern portion of the site has mostly been
worked out and was collapsed over 100 years ago, and the remnant mine workings of the 2nd north and
DocuSign Envelope ID: E1CD9DD7-4E32-42E6-9457-F9847E11D309
City of Renton Department of Community & Economic Development
S. Singh 6-Lot Short Plat
Staff Report to the Environmental Review Committee
LUA17-000803, ECF, SHPL-A
Report of April 29, 2019 Page 8 of 14
ERC_Report_LUA17-000803_v2
1st south gangways are over 200 feet in depth. Due to the mining method used and the elapsed time since
they were abandoned, the geotechnical engineer concluded that the development can be safely
completed over worked out areas and gangways of the No. 3 coal bed in this area without affecting the
site or neighboring properties. The main slope and rock tunnel in the southern portion of the site
remained open and were in use until the mine closed in this area. The geotechnical engineer found it
unclear on how the Renton Mine was abandoned, whether the miners pulled support timbers and allowed
it to collapse on its own or if they induced it to collapse. The intersection of the main slope and rock tunnel
is in the general vicinity of the steep slope area, and could be indicative of past subsidence or collapse,
and resulting in increased erosion. In addition, the status of the main slope east of this area is also
unknown, and may be less than 200 feet below the surface as it approaches proposed Lot 5 due to
elevations in the ravine. The geotechnical engineer expects that this mine collapsed and the overlying
materials would support the proposed development. As a result, RGI is recommending further research
or the potential that drilling in Lot 5 may be necessary prior to developing the lot with a residence. The
addendum notes that this area would first need to be cleared to allow access for the drilling. Finally, the
addendum determined that a tunnel appears to extend into the northern portion of the site on the No. 2
bed. This extends through the 30 foot wide utility easement and into proposed Lot 1. The status of the
tunnel is unknown, although it was excavated prior to the collapse of the No. 3 bed below, and may have
already collapsed. This tunnel may be less than 100 feet below grade and development could affect Lot 1,
and utilities and the residence to the north. As a result, RGI is recommending drilling to confirm status of
this tunnel and again the engineer made note that the area would also need to be cleared first to allow
access for drilling. Therefore, staff recommends a mitigation measure that the applicant comply with the
recommendations found in the Geotechnical Addendum prepared by The Riley Group, Inc. (dated June
13, 2018; Exhibit 27). If the recommended drilling and further research determine that coal mine hazards
prevent the construction of single family structures and utilities, then the number of proposed lots may
be required to be reduced and/or the final design of the short plat could change. In addition, staff
recommends that a note be recorded on the face of the final short plat map identifying and delineating
the coal mine hazard areas on the project site.
The geotechnical engineer also indicated that the site is suitable for the proposed construction from a
geotechnical standpoint. Foundations for the proposed buildings can be supported on convention spread
footings bearing on medium dense to dense native soil or structural fill. Slab-on-grade and pavements can
similarly be supported. Should building permits for residential development be applied for within coal
mine hazard areas, mitigation for development should consider such factors as shape of building pads,
use of rigid foundations supporting a flexible superstructure, crawl-space construction rather than slab-
on-grade construction, flexible and/or telescopic couplings or fittings for underground utilities.
The geotechnical report concludes that the proposed project is feasible provided the recommendations
are followed. The 2017 geotechnical report specific recommendations for the site include: site
preparation, structural fill, cut and fill slopes, wet weather construction considerations, foundations,
retaining walls, slab-on-grade construction, drainage considerations, utilities, and pavements. As such,
staff recommends a mitigation measure that all earthwork performed and implemented by the applicant
shall be limited to seasonally drier periods (typically from April 1 to October 31) and shall be consistent
with the recommendations of the Geotechnical Engineering Report prepared by The Riley Group, Inc.,
dated March 14, 2017, or an updated report submitted at a later date.
Finally, a retaining wall that is four feet (4') or taller, as measured by the vertical distance from the bottom
of the footing to the finish grade at the top of the wall (i.e., not measured by exposed retaining wall
height), would require a building permit. The applicant is proposing a retaining wall within the public right-
of-way (Renton Ave S) and multiple onsite retaining walls to support the structural fill used to grade the
lots and create the building pads. The proposed retaining walls are consistently taller than what is allowed
by Renton Municipal Code, with the tallest retaining wall reaching a height of 17.1 feet from the toe of
the wall to top of the wall. In any residential district, the maximum height of any fence, hedge or retaining
DocuSign Envelope ID: E1CD9DD7-4E32-42E6-9457-F9847E11D309
City of Renton Department of Community & Economic Development
S. Singh 6-Lot Short Plat
Staff Report to the Environmental Review Committee
LUA17-000803, ECF, SHPL-A
Report of April 29, 2019 Page 9 of 14
ERC_Report_LUA17-000803_v2
wall is limited to seventy two inches (72"), and all retaining walls are required to be setback a minimum
three-foot (3') from public rights-of-way. If a retaining wall over six feet (6’) in height is necessary for
creating the subdivision, the retaining walls would be required to be terraced. Terracing is the act of
forming a hillside into a number of level flat areas (terraces) between retaining walls, which is often used
when the maximum height of a single retaining wall is insufficient. The retaining wall standards of the
code are subject to RMC 4-4-040.C.2. Prior to acceptance of a civil construction permit, the applicant
would be required to apply for a modification from the retaining wall standards if all retaining wall
standards of the code are unable to be met. As noted under RMC 4-4-040.C.2.g, the Administrator may
grant modifications to retaining wall standards pursuant to RMC 4-9-250D, Modification Procedures.
Approval of a modification permit may include conditions such as, but not limited to, increased setbacks,
additional landscaping, a requirement to terrace or specific materials to be used. Compliance with the
retaining wall standards of the code could result in a loss of lots and a change to the final lot design.
Mitigation Measures:
1. The applicant shall comply with the recommendations found in the Geotechnical Addendum prepared
by The Riley Group, Inc., dated June 13, 2018. If the recommended drilling and further research determine
that coal mine hazards prevent the construction of single family structures and utilities, then the number
of proposed lots may be required to be reduced and/or the final design of the short plat could change.
2. A note shall be recorded on the face of the final short plat map identifying and delineating the coal
mine hazard areas on the project site.
3. All earthwork performed and implemented by the applicant shall be limited to seasonally drier periods
(typically from April 1 to October 31) and shall be consistent with the recommendations of the
Geotechnical Engineering Report prepared by The Riley Group, Inc., dated March 14, 2017, or an updated
report submitted at a later date.
Nexus: SEPA Environmental Regulations, RMC 4-4-060 Grading, Excavation, and Mining Regulations and
RMC 4-3-050 Critical Areas Regulations.
2. Air
Impacts: It is anticipated that some temporary 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.
No further site specific mitigation for the identified impacts from typical vehicle and construction exhaust
is required.
Mitigation Measures: No further mitigation recommended.
Nexus: Not applicable.
3. Water
a. Wetland, Streams, Lakes
Impacts: The applicant submitted three (3) critical area reports with the short plat application: a
Critical Areas Report, prepared by Habitat Technologies (dated April 22, 2017; Exhibit 10), a Wetland
and Stream Reconnaissance, prepared by Altmann Oliver Associates, LLC (dated May 16, 2018; Exhibit
11) and an Offsite Wetland and Drainages Report, prepared by Habitat Technologies (dated March
15, 2019; Exhibit 29). The Critical Areas Report did not identify any areas onsite that exhibited all three
of the established wetland criteria – hydrophytic vegetation, hydric soil, and wetland hydrology
DocuSign Envelope ID: E1CD9DD7-4E32-42E6-9457-F9847E11D309
City of Renton Department of Community & Economic Development
S. Singh 6-Lot Short Plat
Staff Report to the Environmental Review Committee
LUA17-000803, ECF, SHPL-A
Report of April 29, 2019 Page 10 of 14
ERC_Report_LUA17-000803_v2
(referred to in the DeFoor documents1 as Wetland A). The Critical Areas Report did identify three
surface water drainages across the site that originate from culverts along the east side of the property
adjacent to Renton Ave S. Per the report, all three of these surface water drainages appeared more
consistent with intentionally created, artificial features rather than naturally occurring streams. The
surface water moved within these drainages appeared in direct response to public stormwater
facilities. The Altmann Oliver Associates Wetland and Stream Reconnaissance Review concurred with
this determination. Since the source of the runoff within the drainages are entirely artificially collected
and intentionally discharged onto the site, these three (3) surface water drainages were identified on
the subject property in the locations of Stream A, B, and C (as identified in previous reports) and are
exempt from the critical area regulations per RMC 4-3-050.G.7.b., as they are “intentionally created,”
artificial non-regulated features rather than naturally occurring streams. Each drainage emanates
from a 12- to 16-inch plastic culvert beneath Renton Ave S and discharges onto concrete riprap splash
pads on the hillslope. None of these drainages are mapped by the Washington Department of Fish
and Wildlife (WDFW), the Washington State Department of Natural Resources (DNR), or King County.
On November 1, 2018, Otak submitted a Technical Memorandum to the City as a result of required
third party review (Exhibits 15 and 19). On November 5, 2018, the project was taken off hold due to
the completion of third-party review and submittal of all necessary documentation (Exhibit 21). As
indicated, secondary review of the Critical Areas Report and the Wetland and Stream Reconnaissance,
along with a field study, was completed by Otak. In addition, several professional studies that were
submitted with a previous land use application on the same property, known as the Defoor Short Plat
(LUA05-089, SHPL-H, ECF; Exhibit 24). These documents were also reviewed by Otak. Otak concurred
with Habitat Technologies and Altmann Oliver Associates, LLC that the three drainages (also referred
to as Streams A, B, and C) are not regulated features per RMC 4-3-050.G.7.b (Streams and Lakes: non-
regulated) and that no wetlands were observed on the subject property. Otak found Drainage A
(Stream A) to be a ravine which conveys stormwater from the culvert beneath Renton Ave S and
during their field study on October 1, 2018, Otak’s Wetland Scientist also did not observe any water
in the Drainage A. The drainage channel was found to be located in a natural ravine dominated by
upland vegetation such as big leaf maple (Acer macrophyllum), snowberry (Symphoricarpos albus) and
Himalayan blackberry (Rubus armeniacus). According to the report, the drainage channel had little
definition near the culvert discharge source and it became deeply incised near the center of the
property with no sorted substrate. Also, the drainage did not connect to any other surface waterbody.
Meaning, Otak found no evidence of Drainage A crossing the power line corridor to the south. This
contrasts with other maps previously drawn for this property. The secondary report found that
Drainage A showed evidence of localized scour and rilling, as a result of the stormwater input
combined with the steep slopes associated with that portion of the property. Otak suspects that water
1 In November 2005, the City prepared a response to a request by Talasaea Consultants, Inc. (Talasaea) for the classification of
four (4) unmapped streams and one unmapped wetland on the subject property (Exhibit 24). The City determined that Wetland
B shall be classified as Category III with a 25-foot standard buffer width, Streams A and C and Drainage 1 shall be classified as Class
4 streams with a 35-foot standard buffer width, and Stream B shall be classified as a Class 3 stream with a 75-foot standard buffer
width. In a response letter by the City to Talasaea (December 2005), the City stated that Streams B, C, and Drainage 1 are not
Class 5 streams. Class 5 streams are artificially constructed channels and are non-regulated. The City determined that the features
created by point discharge erosion do not constitute artificially constructed channels, and therefore, the drainage features do not
meet the criteria for Class 5 streams.
A hydrogeological study was conducted in March 2006 by Icicle Creek Engineers (ICE) to determine the classification for Stream B
on the subject property. It was determined that Stream B is not a naturally occurring stream and is the result of unmanaged
stormwater discharge from the culvert from which the stream originates. A geomorphic assessment was prepared in May 2006
by Talasaea and GeoEngineers. It was determined that Stream A is a naturally occurring stream, and Stream B is not a naturally
formed stream. Stream B flows into Wetland A and based on ICE’s previous coal mine hazard assessment of this area, it appeared
that the mine entries, including the main mine entry, were covered and regraded which, in their opinion, created the depression
where Wetland A is located (Exhibit 24).
DocuSign Envelope ID: E1CD9DD7-4E32-42E6-9457-F9847E11D309
City of Renton Department of Community & Economic Development
S. Singh 6-Lot Short Plat
Staff Report to the Environmental Review Committee
LUA17-000803, ECF, SHPL-A
Report of April 29, 2019 Page 11 of 14
ERC_Report_LUA17-000803_v2
from Drainage A may contribute to the hydrology of the stream and/or wetland on the property to
the west of the site. The topography in the mapped location of “Stream C” forms a shallow swale that
slopes towards “Stream A.” No stream or defined channel was observed by Otak. Stream C was found
to be a drainage (Drainage C) path that sheet flows to Drainage A, emanating from a piped outfall
beneath Renton Avenue S. Both streams appear to receive no hydrological input other than that
provided by the upgradient stormwater catchbasins and conveyance.
According to the Otak report, Stream B forms two (2) distinct braids (B1 and B2). B1 is located on the
northernmost portion of the property and B2 is located immediately south. B1 has substrate of fines
and gravels and flows through a defined shallow channel. B1 also had flowing water at the time of
Otak’s field visit, indicating some groundwater contribution to flow as the other stormwater drainages
were dry. Otak found that B2 appeared to be an artificial drainage. B2 is deeply incised and is the
result of erosional scour on the hillslope. B2 had less surface water flowing in the channel than B1.
Stream B flows west and converges with an unnamed tributary to Thunder Hills Creek on Parcel
#2023059163, immediately west adjacent to the subject property. Otak denotes that similar to the
situation with Streams A and C, Stream B (Drainage B) appears to derive most of its hydrology from
stormwater at its outfall on Renton Ave S, with a likely groundwater component originating within the
stormwater system upgradient. The observed flow at the time of Otak’s site visit was attributed to
groundwater infiltrating into the stormwater pipes in the system or stormwater from the previous
day’s small rain events, derived from the larger stormwater conveyance system associated with
Drainage B compared to Drainage A and C. Otak found that the City’s mapping indicates that the
outfalls to Streams A, B, and C were only linked the upgradient stormwater pipes and catchbasins,
and groundwater expressing into stormwater pipes and they would not have been present historically
prior to installation of the stormwater system. The report found that water from Stream B, flows down
the steeply wooded slope and eventually contributes flow to a mapped stream (Thunder Hills Creek)
through an untyped tributary on the property to the west of the S. Singh Short Plat property. The
untyped tributary is mapped by DNR and the City.
In summary, Otak found no wetlands or wetland habitat on the subject property, vegetation in the
forested habitat on the property consisted primarily of upland species, examined soils consisted of
sandy loams and were not hydric, and no direct or indirect signs of hydrology were noted, with the
exception of the flow in Drainage B and evidence of erosion in Drainage A. The previously mapped
wetland associated with Drainage B was not observed during Otak’s site visit. Also, Otak observed an
offsite wetland to the west, approximately 140 feet from the west property line of the subject
property2. Also, Otak observed a stream associated with the offsite wetland3 crossed the power line
2 RMC 4-3-050.D.2 Critical Area Buffers and Structure Setbacks from Buffers. The wetland buffers range, based on critical area
category or type with and habitat function, is as high as 200 feet (Category I with High Habitat Function) and as low as 50 feet
(Category IV with Low Habitat Function). Upon delineation and categorization of the offsite wetland, it is anticipated that the
distance from the proposed stormwater vault to the wetland would be approximately 195 feet or outside extent of all critical area
buffers except a Category I – Bogs & Natural Heritage Wetlands (200 ft) and Category I with High Habitat Function (200 ft).
3 Otak concluded that the stream and wetland on the property to the west would likely be regulated. A nearby short plat, Cedar
Highland Short Plat (also known as Merlino Short Plat), completed a Critical Areas Report, prepared by Icicle Creek Engineers, Inc.,
dated April 23, 2014, identifying an existing Class 3 stream, an existing Class 5 stream, and an existing Category 3 wetland all
offsite on the WSDOT property to the south of the identified short plat in parcel no. 2023059163 (Exhibit 23). The stream channels
lie within the north margin of the wooded portion of the WSDOT site and flow east to west parallel to each other. They are
tributary to Thunder Hill Creek and confluence with the creek shortly before passing beneath Interstate 405 (I-405). The report
found that neither stream channel occurred on the map of Renton Water Classes. Both streams were found to be very similar in
characteristics. At only 40 to 60 feet apart, the two (2) streams share a common riparian corridor of similar composition, are
roughly four to five feet in bank full width, and are incising heavily in the native soils. At the time of this Cedar Highland Short Plat
environmental review, a Class 3 stream required a 75-foot standard buffer. The report determined that the Class 5 stream did not
exist in historical photographs; it originated from a stormwater outfall located at the south end of Cedar Ave S and was found to
be intermittent and non-salmonid-bearing which did not carry a standard buffer requirement.
DocuSign Envelope ID: E1CD9DD7-4E32-42E6-9457-F9847E11D309
City of Renton Department of Community & Economic Development
S. Singh 6-Lot Short Plat
Staff Report to the Environmental Review Committee
LUA17-000803, ECF, SHPL-A
Report of April 29, 2019 Page 12 of 14
ERC_Report_LUA17-000803_v2
corridor west of and beyond the S. Singh Short Plat Property. Otak concludes that Drainages A, B, and
C appear to be driven by stormwater input where the outfalls were deliberately located to convey
stormwater down the forested slope. Deliberate placement of the stormwater outfalls and the
downgradient flow paths may be considered as created in that hydrology would not have been
present without stormwater input. Hydrological input in the Drainages on the subject property was
found by Otak to be stormwater-driven, with a possible groundwater component derived from
potential stormwater pipe breaks or failures. As such, Drainages A, B, and C appear to meet the RMC
criteria to be considered non-regulated by the City on the subject property.
On April 5, 2019, the applicant submitted an Offsite Wetland and Drainages Report (Exhibit 29) which
delineated an offsite wetland located more than 100 feet to the west of the western boundary of the
project site. According to the report, the offsite wetland was identified to achieve a total functions
score of 16 points (with 4 habitat points) and exhibited slope characteristics with hydrologic support
provided by hillside drainage (Drainage B) and seeps at the edge of the wetland. The soil throughout
the wetland was dominated by captured alluvial sediments that were well intermixed with grass and
sedge roots. According to RMC 4-3-050.G.2, a low impact wetland with a total functions score of 16
points would meet the criteria for designation as a Category III Wetland with a 50-foot wide buffer as
measured perpendicular from the defined wetland edge. The offsite wetland report found that
Drainage B (an intentionally created surface water drainage system that conveys stormwater runoff
from upslope developed residential areas generally east to southwesterly) passes through the project
site within a well-defined ravine and then continues generally to the west to enter an offsite wetland.
The offsite wetland Drainage B combines with a number of hillside seeps such that the drainage for
the offsite wetland would take on the character of a natural drainage corridor. As such, Drainage B as
it leaves the offsite wetland and eventually enters Thunder Hills Creek to the southwest of the project
site appears best defined as a Type Ns Water (stream). Finally, the report concluded that Drainage C
originates from a culvert at the end of Cedar Ave S and generally passes southwesterly adjacent to an
old internal maintenance roadway within a well-defined ravine. Drainage C enters Drainage B
downslope (west) of the offsite wetland. Upslope of its confluence with Drainage B, Drainage C
appears best defined as an intentionally created system. The Offsite Wetland and Drainages Report
concluded that neither the offsite wetland nor the offsite Type Ns Water would encroach into the
western edge of the proposed development according to City of Renton standards.
Mitigation Measures: No further mitigation recommended.
Nexus: Not applicable.
b. Storm Water
Impacts: A preliminary drainage plan and Technical Information Report (TIR) was prepared by Core
Design, dated August 21, 2017 (revised date August 22, 2018 and April 4, 2019; Exhibit 8) was
submitted to the City as part of the site plan submittal. The site is located in the City’s Flow Control
Duration Standard (Forested Site Conditions) and the site is located in the Thunder Hills Creek
drainage basin. The applicant is proposing to construct a 64-foot by 30-foot detention vault located
in the northwest corner of the parcel, in proposed Tract B, approximately 30 feet south of the existing
pavement or terminus of Cedar Ave S. The project would maintain the natural discharge location on
the west side of the parcel to a drainage course having a confluence with the existing drainage courses
through the site. A final TIR would be completed in accordance with the standards found in the 2017
Renton Surface Water Design Manual (RSWDM) or with the RSWDM that is current at the time of civil
construction permit application (Exhibit 25). 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. No indication was given if
the stormwater vault is proposed to be located underground and/or covered in soil. No part of the
vault should be permitted to protrude above the ground surface. If it is determined that the
DocuSign Envelope ID: E1CD9DD7-4E32-42E6-9457-F9847E11D309
City of Renton Department of Community & Economic Development
S. Singh 6-Lot Short Plat
Staff Report to the Environmental Review Committee
LUA17-000803, ECF, SHPL-A
Report of April 29, 2019 Page 13 of 14
ERC_Report_LUA17-000803_v2
stormwater vault is unable to be constructed below the ground surface, then the applicant must
provide a fully sight-obscuring landscape visual barrier or an alternative method for approval by the
Planning Division. Therefore, staff recommends as a condition of approval, that the stormwater vault
proposed in Tract B shall be designed to be located underground and/or covered in soil.
The report indicates that runoff leaves the site through two (2) small channels, one to the north and
one to the south. Thunder Hills Creek collects both small channels leaving the project site. Thunder
Hills Creek flows to the northwest toward I-405 where it enters a large culvert (approx. 36-inches in
diameter) and crosses under I-405 and Benson Rd S. The culvert continues to head northwest and
outlets just east of the parking lot behind the former Sam’s Club. The flow is eventually discharged
into an existing wetland area just east of Talbot Rd and south of the former Sam’s Club parking lot.
After leaving the wetland area, runoff eventually makes its way west to the Black River before joining
the Green River to create the Duwamish River. The Duwamish River flows northwest and eventually
outlets into Puget Sound. The report indicates that no known, reported or observed signs of
downstream flooding or erosion problems. Erosion and sediment control would be provided through
catch basin protection, interceptor swales, rock check dams, silt fencing and a construction access
entrance.
In the developed condition, the applicant is proposing two (2) existing drainage courses conveying the
upstream area to be combined into one drainage course located in-between proposed Lots 4 and 5,
which would continue to discharge to Thunder Hill Creek. Lots 1-4 are proposed to be captured and
drained directly to the proposed stormwater vault. Due to topographical constraints, the lower pads
of proposed Lots 5 and 6 would be unable to drain to the vault and existing impervious area on Renton
Ave S would be detained in-lieu of the lower roofs of Lots 5 and 6. The proposed detention vault would
discharge west to an existing drainage course near the west property line. This drainage course
continues west through WSDOT mitigation area where the channel of the creek has been reinforced
with chicken wire, rip rap, and geotextile matting.
Mitigation Measures: The stormwater vault proposed in Tract B shall be designed to be located
underground and/or covered in soil. No part of the vault shall be permitted to protrude from the
ground surface. If it is determined that the stormwater vault is unable to be constructed below the
ground surface, then the applicant shall provide a fully sight-obscuring landscape visual barrier or an
alternative method for approval by the Planning Division.
Nexus: SEPA Environmental Regulations, RMC 4-6-030 Drainage (Surface Water) Standards and RMC
4-4-070 Landscaping.
4. Vegetation
Impacts: The site is currently heavily vegetated with a mix of deciduous (alder, big leaf maple, willow, and
black cottonwood) and evergreen trees (Douglas fir, western red cedar, and western hemlock), and
various unidentified shrubs, grasses, and forbs. Pursuant to RMC 4-4-130 trees are required to be
maintained to the maximum extent feasible on the property where they are growing. The existing tree
canopy contributes to the City’s physical and aesthetic character, environment, open space, and wildlife
habitat. The applicant provided an Arborist Report, completed by A.B.C. Consulting Arborists LLC, dated
June 29, 2017 (Exhibit 9). The certified arborist completed a sample tree plot of roughly 10,000 square
feet which resulted in tree count of 48 trees. Of the 48 trees sampled, 28 trees or 58 percent were
considered to be viable and 20 or 42 percent were considered not viable. The non-viable trees were due
to their non-living status or decayed crowns, trunks or roots. Using the sample plot tree counting method,
the applicant is proposing to retain 375 significant trees or 154 trees above the minimum 30 percent tree
retention rate of the R-8 zone. The proposed lots would be roughly 50 feet by 145 feet with lot sizes larger
than minimum lot sizes required by the zoning code at 7,824 square feet or larger. In addition to the
mostly cleared lots, the proposed clearing limits would also encompass the proposed stormwater
improvements and installation of utilities.
DocuSign Envelope ID: E1CD9DD7-4E32-42E6-9457-F9847E11D309
City of Renton Department of Community & Economic Development
S. Singh 6-Lot Short Plat
Staff Report to the Environmental Review Committee
LUA17-000803, ECF, SHPL-A
Report of April 29, 2019 Page 14 of 14
ERC_Report_LUA17-000803_v2
Mitigation Measures: No further mitigation recommended.
Nexus: Not applicable.
5. Environmental Health
a. Noise
Impacts: Noise impacts would primarily result from the construction of the proposed road
improvements and new structures. The construction noise would be regulated through the City’s
adopted noise level regulations per Chapter 8-7, RMC. The City’s noise regulations 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 seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m. for new single-family construction
activities from Monday through Friday. Work on Saturdays is restricted to the hours between nine
o’clock (9:00) a.m. and eight o’clock (8:00) p.m. No work is permitted on Sundays.
Temporary noise impacts are anticipated that would be commonly associated with new single-family
development.
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” (Exhibit 31).
Copies of all Review Comments are contained in the Official File and are 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 May 17, 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: E1CD9DD7-4E32-42E6-9457-F9847E11D309
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
STAFF REPORT TO THE ENVIRONMENTAL REVIEW COMMITTEE
EXHIBITS
Project Name:
S. Singh 6-Lot Short Plat
Land Use File Number:
LUA17-000803, ECF, SHPL-A
Date of Meeting
April 29, 2019
Staff Contact
Clark H. Close
Senior Planner
Project Contact/Applicant
Phillip Kitzes, PK Enterprises
23035 SE 263rd St, Maple
Valley, WA 98038
Project Location
1003 Renton Ave S LOT (APN
0007200196)
The following exhibits are included with the ERC Report:
Exhibit 1: Environmental Review Committee (ERC) Report
Exhibit 2: Site Plan (Sheet P01)
Exhibit 3: Neighborhood Detail Map
Exhibit 4: Existing Conditions Map (Sheet P02)
Exhibit 5: Preliminary Grading and Utility Plan (Sheet P03)
Exhibit 6: Landscape Plan (Sheet P04)
Exhibit 7: Geotechnical Engineering Report, prepared by The Riley Group, Inc., dated March 14,
2017
Exhibit 8: Preliminary Technical Information Report, prepared by Core Design, dated August 21,
2017 (revised dates January 22, 2018, April 4, 2019)
Exhibit 9: Arborist Report, prepared by A.B.C. Consulting Arborists LLC, dated June 29, 2017
Exhibit 10: Critical Areas Report, prepared by Habitat Technologies, dated April 22, 2017
Exhibit 11: Wetland and Stream Reconnaissance Review, prepared by Altmann Oliver Associates,
LLC, dated May 16, 2018
Exhibit 12: Public Comment letters/emails: WM Collins & Family letter (dated December 14, 2017),
Erick Thompson email (dated December 13, 2017, December 23, 2017, and December
28, 2017), Erick Thompson letter (dated January 5, 2018), and Johnston George LLP
letter (dated January 5, 2018)
Exhibit 13: Staff Response to Public Comments (dated January 12, 2018): Erick Thompson, Katherine
George and WM Collins & Family
Exhibit 14: On Hold Notice Letter, dated January 11, 2018
Exhibit 15: On Hold Notice Letter – Notice of Secondary Review, dated July 18, 2018
Exhibit 16: Comment Response Letter with Enclosure (dated July 19, 2018): Erick Thompson (cc’d
Katherine George, Erick’s legal counsel) and WM Collins & Family
Exhibit 17: Additional Public Comment letter: WM Collins & Family (dated July 25, 2018)
Exhibit 18: Additional Staff Response to Public Comments (dated July 27, 2018): Wm Collins &
Family
DocuSign Envelope ID: E1CD9DD7-4E32-42E6-9457-F9847E11D309
1 32
4
TRACT AS. 9TH STREETRENTON AVE. S
S. 10TH STREETTRACT B
6
5
SITE
±
±
±DESIGNE N G I N E E R I N G P L A N N I N G S U R V E Y I N G14711 NE 29th Place Suite 101Bellevue, Washington 98007425.885.7877 Fax 425.885.796317001SINGH SHORT PLATPK ENTERPRISESNE1/4, NW1/4, SEC. 20, TWP. 23 N., RGE. 5 E., W.M.
4
±
±PRELIMINARY SHORT PLATP01
EXHIBIT 2
RECEIVED
Clark Close 04/05/2019
PLANNING DIVISION
DocuSign Envelope ID: E1CD9DD7-4E32-42E6-9457-F9847E11D309
EXHIBIT 3
DocuSign Envelope ID: E1CD9DD7-4E32-42E6-9457-F9847E11D309
S. 9TH STREETRENTON AVE. S S. 10TH STREETS. 7TH STREETDESIGNE N G I N E E R I N G P L A N N I N G S U R V E Y I N G14711 NE 29th Place Suite 101Bellevue, Washington 98007425.885.7877 Fax 425.885.796317001SINGH SHORT PLATPK ENTERPRISESNE1/4, NW1/4, SEC. 20, TWP. 23 N., RGE. 5 E., W.M.
4EXISTING CONDITIONSP02
RECEIVED
Clark Close 04/05/2019
PLANNING DIVISION
EXHIBIT 4
DocuSign Envelope ID: E1CD9DD7-4E32-42E6-9457-F9847E11D309
A
A
1 32
4
TRACT AS. 9TH STREETRENTON AVE. S
S. 10TH STREETA
A
TRACT B
65
CEDAR AVE. S DESIGNE N G I N E E R I N G P L A N N I N G S U R V E Y I N G14711 NE 29th Place Suite 101Bellevue, Washington 98007425.885.7877 Fax 425.885.796317001SINGH SHORT PLATPK ENTERPRISESNE1/4, NW1/4, SEC. 20, TWP. 23 N., RGE. 5 E., W.M.
4PRELIMINARY GRADING & UTILITY PLANP03RENTON AVE. SOUTH
SECTION A-A
EXHIBIT 5
DocuSign Envelope ID: E1CD9DD7-4E32-42E6-9457-F9847E11D309
3214TRACT A65TRACT BRENTON AVE. STREESQTYBOTANICAL NAME 8CARPINUS BETULUS `FASTIGIATA`SHRUB AREASQTYBOTANICAL NAME 1,880 SFSTREETSCAPE LANDSCAPE BUFFERGROUND COVERSQTYBOTANICAL NAME 2,718 SFARCTOSTAPHYLOS UVA-URSICOMMON NAMESIZESPACINGCOMMENTSPYRAMIDAL EUROPEAN HORNBEAN1.5" CAL. MIN.AS SHOWNSTREET TREE QUALITYCOMMON NAMESIZESPACINGCOMMENTS2 GAL / 18" HT. MIN4` O.C.COMMON NAMESIZESPACINGCOMMENTSKINNIKINNICK4" POT18" O.C.DESIGN
E N G I N E E R I N G P L A N N I N G S U R V E Y I N G
14711 NE 29th Place Suite 101
Bellevue, Washington 98007
425.885.7877 Fax 425.885.796317001SINGH SHORT PLAT
PK ENTERPRISES NE1/4, NW1/4, SEC. 20, TWP. 23 N., RGE. 5 E., W.M.4PRELIMINARY LANDSCAPE PLAN
P04STREET TREE (TYP.)GROUNDCOVER (TYP.)10' STREET FRONTAGE LANDSCAPE BUFFER (TYP.)NANDINA DOMESTICA 'FIREPOWER'SPIRAEA X BUMALDA 'GOLDFLAME'VIBURNUM DAVIDIIBERBERIS THUNBERGII 'CRIMSON PYGMY'FESTUCA GLAUCA 'BOULDER BLUE'ACER CIRCINATUM 'PACIFIC FIRE'HEAVENLY BAMBOOGOLDFLAME SPIRAEADAVID VIBURNUMJAPANESE BARBERRYBOULDER BLUE FESCUEPACIFIC FIRE VINE MAPLEPLANT SCHEDULESTEEP SLOPE AREA15' STEEP SLOPE BUFFER15' STEEP SLOPE SETBACK1.ALL INSTALLED LANDSCAPING SHALL COMPLY WITH APPLICABLE CITY OFRENTON REQUIREMENTS.2.STREET TREE LOCATIONS ARE APPROXIMATE. ADJUST AS NEEDED DUE TOCONFLICTS WITH UTILITIES AND/OR OTHER OBSTRUCTIONS ENCOUNTERED.ROOT BARRIER TO BE USED WITHIN ALL PLANTER STRIPS CONTAINING STREETTREES.3.STREET TREES AND PLANTER STRIP TO BE MAINTAINED BY ADJACENTHOMEOWNER.GENERAL LANDSCAPE NOTESRETAINING WALL (TYP.)EXHIBIT 6DocuSign Envelope ID: E1CD9DD7-4E32-42E6-9457-F9847E11D309
Corporate Office 17522 Bothell Way Northeast
Bothell, Washington 98011
Phone 425.415.0551 ♦ Fax 425.415.0311
www.riley-group.com
GEOTECHNICAL ENGINEERING REPORT
PREPARED BY:
THE RILEY GROUP, INC.
17522 BOTHELL WAY NORTHEAST
BOTHELL, WASHINGTON 98011
PREPARED FOR:
SUKVINDER SINGH
9217 220TH LANE SOUTH
KENT, WASHINGTON 98031
RGI PROJECT NO. 2017-002
RENTON SHORT PLAT
901 RENTON AVENUE SOUTH
RENTON, WASHINGTON
MARCH 14, 2017
Entire Document
Available in
Laserfiche Submittals Folder
EXHIBIT 7
RECEIVED
11/22/2017 cclose
PLANNING DIVISION
DocuSign Envelope ID: E1CD9DD7-4E32-42E6-9457-F9847E11D309
PRELIMINARY
TECHNICAL INFORMATION REPORT
FOR
SINGH SHORT PLAT
CITY OF RENTON IN KING COUNTY, WASHINGTON
Project Manager: Lafe Hermansen
Prepared by: Sheri Murata, P.E.
First Submittal: August 21, 2017
Revised: January 22, 2018, April 4, 2019
Core No.: 17001
4/4/19
Entire DocumentAvailable in
Laserfiche
Submittals Folder
RECEIVED
Clark Close 04/04/2019
PLANNING DIVISION
DocuSign Envelope ID: E1CD9DD7-4E32-42E6-9457-F9847E11D309
A.B.C. Consulting Arborists LLC. Certified Arborists Forestry Management from the Ground Up Tree Risk Qualified
_
Daniel@AbcArborists.com 509-953-0293 ISA PN-7970BM
Web AbcArborist.com 12402 N. Division #294 Spokane WA 99218 1 | Page
DATE: 06/29/2017
Prepared for: Phil Kitzes RE: 900 Renton AV S. Renton WA. Assignment:
Provide a tree inventory with: tree tagging, species, condition, tree protection zones (TPZ) and/or critical root zones (CRZ), impact to trees on adjoining properties within 10’ of the site or that have CRZ within the proposed site improvement area, tree post construction viability of trees left onsite. A Sample Plot will be used as a template for forest health and to establish the percentage of viable and non-viable trees on the site. I am to provide a written report of observations facts and findings.
Purpose:
To fulfill the city code for Tree Retention Associated with Development Activity, for a proposed short plat at:
9?? Renton AV S. Renton WA. Also Referenced as Singh Renton AV S. Short PLAT
Methodology: To evaluate the trees for risk and prepare this report I drew upon my 30+ years of experience in the field of arboriculture and my formal education. Following the protocol established by the International Society of Arboriculture (ISA) Best Management Practices (BMP) for Risk Assessment ANSI A300 Part 9 And Construction Part 5.
The site assessed for any noted condition that may have a negative impact on the local forest including but not limited to: 1) history of tree failure (wind throw) 2) Change in Wind Patterns 3) soil depth 4) Soil Hydrology 5) grade changes 6) fungal fruiting bodies/decay pathogens. The trees were assessed and: 1. The crown of the tree(s) were examined for current vigor. Inspecting the crown (foliage, buds and branches) for color, density, form, and annual shoot growth, limb dieback and disease. Branches were inspected for cracks and other defects, as well as needs
for remedial pruning. 2. The bole or main stem of the tree(s) were inspected for decay, which includes cavities, wounds, fruiting bodies of decay (conks or mushrooms), seams, insects, bleeding, callus development, broken or dead tops, structural defects and unnatural leans. Structural defects include crooks, forks with V-shaped crotches, multiple attachments, and excessive sweep. Site:
A140,341 Sq. Ft. (3.22 acre) site proposed for short-plat into 7 7,500 Sq Ft. lots (.17 acre). Lots are proposed to be 150’ X 50’ they may be increased in size to allow for the retention of trees on the western portion of the lots. No other relevant site conditions were noted. approx. 60, 341 SQ. Ft. (1.39 acres) is proposed for short-platting and approx. 80,000 Sq. Ft. (1.84 acres) is proposed to be left unimproved
Trees: There was 48 trees in the 10,000 SQ FT. Sample Plot. 28 or 58% were viable and 20 or 42% were not viable. Trees Adjacent to Site:
No off-site trees were noted that would be impacted by the proposed short-platting of this site. Tagging: Trees are tagged with aluminum tags and numbered 1-48 A site map (not to scale) is included to help locate the trees.
Entire DocumentAvailable in
Laserfiche
Submittals Folder
EXHIBIT 9
RECEIVED
11/22/2017 cclose
PLANNING DIVISION
DocuSign Envelope ID: E1CD9DD7-4E32-42E6-9457-F9847E11D309
HABITAT TECHNOLOGIES
wetlands, streams, fisheries, wildlife – mitigation and permitting solutions
P.O. Box 1088, Puyallup, Washington 98371
253-845-5119 contact@habitattechnologies.net
CRITICAL AREAS REPORT
PARCEL 0007200196
CITY OF RENTON, KING COUNTY, WASHINGTON
prepared for
Mr. Phil Kitzes
@ PK Enterprises
e-mail pkenterprises.mv@gmail.com
prepared by
HABITAT TECHNOLOGIES
P.O. Box 1088
Puyallup, Washington 98371
253-845-5119
April 22, 2017
Entire Document
Available in Laserfiche Submittals Folder
EXHIBIT 10
RECEIVED
11/22/2017 cclose
PLANNING DIVISION
DocuSign Envelope ID: E1CD9DD7-4E32-42E6-9457-F9847E11D309
May 16, 2018
AOA-5686
Phil Kitzes
PK Enterprises
23035 SE 263rd St.
Maple Valley, WA 98038
SUBJECT: Wetland and Stream Reconnaissance for S. Singh Short Plat
City of Renton Parcel 00720-0196 (LUA17-000803)
Dear Phil:
On May 10, 2018 I conducted a wetland and stream reconnaissance on the subject
property utilizing the methodology outlined in the May 2010 Regional Supplement to
the Corps of Engineers Wetland Delineation Manual: Western Mountains, Valleys,
and Coast Region (Version 2.0). The primary focus of the reconnaissance was to
review the findings of the Critical Areas Report prepared by Habitat Technologies
dated April 22, 2017.
The Habitat Technologies report identified three surface water drainages on the site
that originate from culverts along the east side of the property adjacent Renton Ave.
S. Per the report, “all three of these surface water drainages were associated with
the outlet of concentrated stormwater runoff from City of Renton stormwater
systems. As such, these surface water drainages appeared more consistent with
intentionally created, artificial features rather than naturally occurring streams. The
surface water moved within these drainages appeared in direct response to public
stormwater facilities.”
Based on my site review I concur with this determination. All three of the identified
drainages are clearly depicted as originating from stormwater outfalls on the City of
Renton’s GIS mapping (see attached). Since the source of the runoff within the
drainages is entirely artificially collected and intentionally discharged onto the site,
the drainages should not be considered natural streams. Furthermore, the City of
Renton specifically exempts “intentionally created” waters from the critical area
regulations per RMC 4-3-050G.7.b.
EXHIBIT 11
RECEIVED
07/10/2018 cclose
PLANNING DIVISION
DocuSign Envelope ID: E1CD9DD7-4E32-42E6-9457-F9847E11D309
Phil Kitzes
May 16, 2018
Page 2
Conclusion
The three drainages identified in the Habitat Technologies report were confirmed as
stormwater conveyance features and not streams. This determination was based on a
site review and a review of the existing City of Renton stormwater mapping.
If you have any questions regarding the reconnaissance, please give me a call.
Sincerely,
ALTMANN OLIVER ASSOCIATES, LLC
John Altmann
Ecologist
DocuSign Envelope ID: E1CD9DD7-4E32-42E6-9457-F9847E11D309
2,257 188
City of Renton Parcel 000720-0196
This map is a user generated static output from an Internet mapping site and
is for reference only. Data layers that appear on this map may or may not be
accurate, current, or otherwise reliable.
None
5/16/2018
Legend
128064
THIS MAP IS NOT TO BE USED FOR NAVIGATION
Feet
Notes
128
WGS_1984_Web_Mercator_Auxiliary_Sphere
Information Technology - GIS
RentonMapSupport@Rentonwa.gov
City and County Boundary
Addresses
Parcels
Water Service Areas
Wastewater Service Areas
Discharge Point
Water Quality
Stormwater Main
Culvert
Virtual Drainline
Private Network Structures
Inlet
Manhole
Utility Vault
Unknown Structure
Private Control Structure
Private Discharge Point
Private Water Quality
Private Detention Facilities
Pond
Tank
Vault
Wetland
Private Pipe
Private Culvert
Private Open Drains
Stormwater
Discharge points
SITE
DocuSign Envelope ID: E1CD9DD7-4E32-42E6-9457-F9847E11D309
December14.2017Re:S.SinghShortPlatLUA17-000$03.ECF,SHPL-A(completeapplicationdate:DatedDec6,2017)RECEWEDnrriFrom:WmCollins&FamilyucuA420CedarAveSoRenton,WA98057CITYOFiENTONPLANNINGflIVIONTo:CityofRentonCED-PlanningDivisionAndClarkH.CloseSeniorPlanner1055GradyWaySoCityofRenton,98057Subject:StatementinregardstoProposedHomestobelocatedbetweenthe900blockofRentonAvenueSo,andtheStateofWashingtonproperty(HenryHTobinLandClaim:KingCo#202305-9163)(InregardstotheEnvironmentalReview/CriticalAreasReportforthisproject)Inadditiontotheexistingcoalminehazardsunderthesubjectproperty,whichshouldbecoveredinthegeotechnicalreport,thefollowinginformationshouldbeconsideredaswell.(AscanbefoundinCityofRentonCityClerkandPlanningDepartmentrecords):IntheminutesofthemeetingatTheCityofRenton’sOfficeoftheHearingExaminerdatedOctober17,2006,theCityanditsPlanningDepartmentsuccessfullyexhibitedtoadeveloperandtheirattorneysthat3.2acresat900RentonAvenueSouth(the900Block)containedaCategory3wetland,twoClass4streamsandoneClass3streamallrequiringbufferedsetbackareasandotherwetlandprotectionasdefinedintheCity’sCriticalAreaRegulations.(RefDefoorShortPlatLUA05-089).(ThisReportwaspreparedbyJillDing,CityofRentonPlanner,basedontheCity’sCriticalAreaRegulations)WerequestthattheCityofRentonapplytheseconsiderationstotheestablishedareaproposedbytheApplicantduringtheSEPAreviewandanyotherreviewsrequiredforthesubjectproperty.Sincerely,WmCollinsEXHIBIT 12DocuSign Envelope ID: E1CD9DD7-4E32-42E6-9457-F9847E11D309
1
Clark Close
From:Erick Thompson <erick.thompson@gmail.com>
Sent:Wednesday, December 13, 2017 2:52 PM
To:Clark Close
Subject:Concerns about LUA17-000803 (S. Singh Short Plat)
Hello,
I am the owner of the house at 1301 S 9th Street. As you may know, Renton Hill had significant coal mining in
the 1900s. When I purchased the house in 2008, the lot next door to me was empty. I assumed it would remain
so, as there was a mine entrance on the lot. Nevertheless, someone bought the lot and went forward with
building a very large house on the lot. There were numerous problems, both during the construction and after. I
would be happy to enumerate the issues with the crews that were doing the work (including some reported
illegal dumping and tree cutting on the land of the short plat), but the bigger issue was with the land.
During the construction, there was significant land settling, including a cave-in on our neighbours lot (owned at
that time by Armondo Pavone). They ended up pumping a great deal of concrete into the site to stabilize the
land, and the construction ended up taking the better part of a year. When I purchased the house, I checked the
soil, and confirmed that the house was build on clay (likely tailings from the mine). At the time I moved in,
there were no cracks in any of the driveways or foundation, and all the floors were level. Some time during or
soon after the neighboring house was built, the land shifted resulting in half of the house having a slight slope
(enough that a ball will roll on the floor), and a number of cracks in the foundation and driveway. I did not have
evidence that there were no cracks in the foundation prior to the house being built, so I couldn't do much.
I was made aware that the builders and owners of the house next door to mine had also purchased the block
across the street, which is the site of the short plat in LUA17-000803. I am very concerned about this
development for the following reasons:
1. It is in the middle of a high severity coal mine area
(per http://rentonwa.gov/uploadedFiles/Government/FIT/GIS/PDF_Files/Coal%20Mine%20Hazard.pdf)
2. It has a significant slope, and is a continuation of the steep hill that runs along 9th street
3. It has a stream outlet that is currently drained into the wooded area
4. It is in an area with a high erosion hazard
(per http://rentonwa.gov/uploadedFiles/Government/FIT/GIS/PDF_Files/Erosion%20Hazard.pdf)
5. The developers were very careless in their previous construction
Some additional details on #3. There is an underground stream (in the storm sewers) that runs along 9th street.
It is a year-round stream, and exits on the west side of Renton Ave. There is significant outflow from the
stream, and it is currently drained into a marshy area. If this block is developed, what is going to happen with
the stream? If it isn't handled, then the soil will become saturated with water, making it more likely to
have subsidence issues.
I've never interacted with a Notice of Land Use before. What is the next step?
Thanks,
Erick Thompson
DocuSign Envelope ID: E1CD9DD7-4E32-42E6-9457-F9847E11D309
1
Clark Close
From:Erick Thompson <erick.thompson@gmail.com>
Sent:Saturday, December 23, 2017 5:43 PM
To:Planning Customer Service
Cc:Vanessa Dolbee; Clark Close
Subject:Re: Concerns about LUA17-000803 (S. Singh Short Plat)
Hey Mona,
Thanks for the email. I think that should be enough time. I'm at my family's house on Vancouver Island until the
30th.
I briefly scanned the critical area report, and one thing jumped out at me. The stream outlet on the northeast side
of the lot was marked as seasonal and runoff based. The stream is in the storm drain, and while it does run more
heavily in the winter, it is a year-round stream. There are frogs and lizards out there, as my kids and I would go
across the street and see them. You can hear the frogs very well all summer. Opening the storm drain to access
the stream is actually our earthquake water source in case of emergency. The plan shows that corner as being
one of the lots (lot 1). Is the storm drain going to be extended to keep the stream underground? Does the year
round nature of the stream change the plan?
In addition, there is a seep that crosses under the road on the south side of my lot, but I don't believe it
encroaches on the lot in question.
For the coal map hazard on the geotechnical report, is there a standard map that was used? I've visited the
Renton Historical Museum a while back, and noticed that the coal mine entrance that was in the middle of the
lot to the south of ours was not present. In talking to them, it sounds like a lot of the mines were not recorded
properly. I don't know if this lack of mapping contributed to the issues during the construction of the house
there, but when I spoke to the owners shortly after construction started, they were surprised that there was a coal
mine on the lot (to be fair, the entrance was in the middle of a blackberry bramble). There are known mining
tunnels under the western half of the lot, and it wouldn't surprise me if there are tunnels or air vents elsewhere in
the lot.
I need to digest the other portions of the application, but these are the parts that I noticed on a first pass.
Thanks, and have a happy holidays as well!
Erick
Entire DocumentAvailable in
Laserfiche
Submittals Folder
DocuSign Envelope ID: E1CD9DD7-4E32-42E6-9457-F9847E11D309
1
Clark Close
From:Erick Thompson <erick.thompson@gmail.com>
Sent:Thursday, December 28, 2017 2:16 PM
To:Clark Close; Vanessa Dolbee; Planning Customer Service
Subject:Extension of comment period for LUA17-000803 (S. Singh Short Plat)
Clark,
I am the owner of the house at 1301 S 9th Street. I am writing to formally request an extension of the comment
period for Concerns about LUA17-000803 (S. Singh Short Plat), which extends along the block to the
immediate west of my house. I got the notice of the plan around Dec 9th, and sent an email to you (Clock Close)
on Dec 13th. I got response and some of the planning documents on Dec 21st, and so I have not had time to
comment and response. Mona suggested that the comment window could be extended until Jan 5th, which
should be enough time to understand and comment on the planning documents.
The reasons and questions for the extension are as follows.
Background
As you may know, Renton Hill had significant coal mining in the 1900s. When I purchased the house in 2008,
the lot next door to me (south side, 851 Renton Ave S) was empty. I assumed it would remain so, as there was a
mine entrance in the middle of the lot. Nevertheless, someone bought the lot and went forward with building a
very large house on the lot. There were numerous problems, both during the construction and after. Some of
these problems have permanently damaged my house. The land in question (LUA17-000803) is just across the
road, and has similar characteristics, and so I want to ensure that the similar problems do not arise during
development of that lot.
General areas of concern
Coal Mine shafts and soil stability
For the coal map hazard on the geotechnical report, is there a standard map that was used? The geotechnical
report states that the eastern portion of the lot (where the proposed lots would be) are in a medium area, but
Coal Mine Hazard map
(http://rentonwa.gov/uploadedFiles/Government/FIT/GIS/PDF_Files/Coal%20Mine%20Hazard.pdf) seems to
show that part of the lot being in a high risk area. I’ve been made aware that these maps are approximate (for
example, they did not contain the entrance on the 851 Renton Ave S lot), so I would like additional time to look
at historical coal mine maps. However, I know these are also not complete, so how was the determination of
risk performed?
If the maps are not accurate enough to have prevented issues during the construction at 851 Renton Avenue
South, how will issues where the slope is far greater and risk of erosion/landslide greater
(see http://rentonwa.gov/uploadedFiles/Government/FIT/GIS/PDF_Files/Erosion%20Hazard.pdf and http://rent
onwa.gov/uploadedFiles/Government/FIT/GIS/PDF_Files/SteepSlopes.pdf) be prevented?
Stream, swarm/marsh, etc
Entire DocumentAvailable in
Laserfiche
Submittals Folder
DocuSign Envelope ID: E1CD9DD7-4E32-42E6-9457-F9847E11D309
January 5, 2018
Clark H. Close
Senior Planner
City of Renton CED - Planning Division
1055 South Grady Way
Renton, Wash. 98057
Sent via email to: cclose@rentonwa.gov
Re: Public Comment Letter, LUA17-000803 (Singh short plat)
Dear Mr. Close,
I am the owner of the house at 1301 S 9th Street in Renton, WA. I received notice of a plan to develop
the lot across Renton Ave S from my house. I requested and was granted an extension of the public
comment period due to numerous concerns I have about the development of that lot. I appreciate your
assistance in providing information about the project.
My concerns are centered around soil stability due to coal mine hazards, and due to presence of a
wetland and stream in the area to be developed. The existing documentation does not address these
concerns.
Property location
The property that is considered for development (LUA17-000803- S. Singh Short Plat), is located on the
west side of Renton Ave S, between S 9th and S 10th streets, in the Renton Hill neighborhood. The site
plan, as provided by the owner, is shown in Figure 1 below.
Entire DocumentAvailable in
Laserfiche
Submittals Folder
RECEIVED
01/05/2018 cclose
PLANNING DIVISION
DocuSign Envelope ID: E1CD9DD7-4E32-42E6-9457-F9847E11D309
Entire DocumentAvailable in Laserfiche Submittals Folder
RECEIVED
01/05/2018 cclose
PLANNING DIVISION
DocuSign Envelope ID: E1CD9DD7-4E32-42E6-9457-F9847E11D309
January 12, 2018
Erick Thompson
320 Renton Ave
Renton, WA 98057
SUBJECT: S. SINGH SHORT PLAT COMMENT RESPONSE LETTER
LUA17-000803, ECF, SHPL-A
Dear Mr. Thompson:
Thank you for your comments related to the S. Singh Short Plat (received January 5,
2018) wherein your raised a concern regarding soil stability due to coal mine hazards
and the presence of wetlands and streams in the area of the subject property proposed
for development. 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 13
DocuSign Envelope ID: E1CD9DD7-4E32-42E6-9457-F9847E11D309
January 12, 2018
Katherine A. George
1126 34th Ave, Suite 307
Seattle, WA 98122
SUBJECT: S. SINGH SHORT PLAT COMMENT RESPONSE LETTER
LUA17-000803, ECF, SHPL-A
Dear Ms. George:
Thank you for your comments related to the S. Singh Short Plat (received January 5,
2018) wherein your raised concerns on behalf of your client, Erick Thompson. 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.
The subject plat was placed on hold so as to give the applicant the opportunity to
address these and other concerns received to date. Based on the current status of the
application, it is still too early to be referred to the Renton Hearing Examiner for a public
hearing. This decision will be determined by the Administrator pending the submittal of
the requested on hold items, an independent review of the revised report(s) and an
initial review by the Environmental Review Committee.
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
DocuSign Envelope ID: E1CD9DD7-4E32-42E6-9457-F9847E11D309
January 12, 2018
Wm Collins & Family
420 Cedar Ave S
Renton, WA 98057
SUBJECT: S. SINGH SHORT PLAT COMMENT RESPONSE LETTER
LUA17-000803, ECF, SHPL-A
Dear Mr. Collins:
Thank you for your comments related to the S. Singh Short Plat (received December 14,
2017) wherein your raised a concern regarding coal mine hazards and other critical
areas on or under the subject property. 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
DocuSign Envelope ID: E1CD9DD7-4E32-42E6-9457-F9847E11D309
January 11, 2018
Phillip Kitzes
PK Enterprises
23035 SE 263rd St
Maple Valley, WA 98038
Subject: “On Hold” Notice
S. Singh Short Plat, LUA17-000803, ECF, SHPL-A
Dear Mr. Kitzes:
The Planning Division of the City of Renton accepted the above master application for review on
December 6, 2017. During our review, staff has determined that additional information is necessary in
order to proceed further.
The following information will need to be submitted before April 11, 2018 so that we may continue the
review of the above subject application:
Under a previous land use application made for this site (LUA05-089, SHPL-H, ECF), the City of
Renton received professional studies identifying several onsite streams and one onsite wetland.
A copy of some of the exhibits and figures from these previous report are included as an
attachment for your reference (Attachment A). A copy of the land use file is available in
Laserfiche through the Office of the City Clerk. Please revise and resubmit a Critical Areas Report
that identifies and evaluates all existing critical areas onsite. Submitted reports shall comply
with all current Critical Area Regulations of the Renton Municipal Code (RMC). Please note that
the City may require an independent review of an applicant’s report when appropriate due to
lack of substantial documentation of impact avoidance as part of the first study. Evaluation by
an independent qualified professional is paid for at the applicant’s expense and is selected by
the City (RMC 4-3-050F.6.a).
A preliminary drainage plan and Technical Information Report (TIR) prepared by Core Design
dated August 21, 2017 were submitted to the City as part of the site plan submittal. The site is
located in the City’s Flow Control Duration Standard (Forested Site Conditions). The site is
located in the Thunder Hills Creek drainage basin. The TIR was not completed in accordance
with the standards found in the 2017 Renton Surface Water Design Manual (RSWDM). All nine
core and six special requirements were not addressed. For example:
Entire DocumentAvailable in Laserfiche Submittals Folder
EXHIBIT 14
DocuSign Envelope ID: E1CD9DD7-4E32-42E6-9457-F9847E11D309
July 18, 2018
Phillip Kitzes
PK Enterprises
23035 SE 263rd St
Maple Valley, WA 98038
SUBJECT: "On Hold" Notice – Notice of Secondary Review
S. Singh Short Plat, LUA17-000803, ECF, SHPL-A
Dear Mr. Kitzes:
The Planning Division of the City of Renton accepted the above master application for
review on December 6, 2018. The application was put on hold on January 11, 2018. A
response to the requested information was provided to Staff for review via email. The
submitted material included a response letter, revised Technical Information Report (TIR),
a Wetland and Stream Reconnaissance Report prepared by Altmann Oliver Associates,
LLC (dated May 16, 2018), and a copy of the preliminary short plat plan.
In the on-hold letter, Staff identified a previous land use application (LUA05-089, SHPL-H,
ECF) made for this site that included professional studies identifying several onsite
streams and one onsite wetland. After reviewing the submitted reports and comparing
them to the old studies, Staff found inconsistencies between the documents.
Due to the critical areas and project area conditions, and in order to resolve the
inconsistency issues and obtain accurate information on the streams and wetlands, an
independent secondary reviewer will be retained by the City at the applicant’s expense.
A third-party professional will be tasked with reviewing the Critical Areas Report prepared
by Habitat Technologies (dated April 22, 2017) and the Wetland and Stream
Reconnaissance Report prepared by Altmann Oliver Associates, LLC (dated May 16, 2018).
Prior to retaining the consultant, I will send information on the scope of work, estimated
cost, and estimated timeline for the secondary review to you.
Additionally, the TIR must follow the City of Renton Surface Water Design Manual
(SWDM), not King County’s. By adding additional flow to the existing conveyance system
to the east, you must follow the requirements found in SWDM 1.2.4.2 for existing systems
and you must demonstrate that the 100-year peak flow to the existing system will not
create or aggregate a severe flooding problem or severe erosion problem, as described in
SWDM Core Requirements #2, Section 1.2.2.
Entire Document
Available in Laserfiche Submittals Folder
EXHIBIT 15
DocuSign Envelope ID: E1CD9DD7-4E32-42E6-9457-F9847E11D309
July 19, 2018
Erick Thompson
320 Renton Ave
Renton, WA 98057
SUBJECT: S. SINGH SHORT PLAT COMMENT RESPONSE LETTER
LUA17-000803, ECF, SHPL-A
Dear Mr. Thompson:
Once again, thank you for your comments related to the S. Singh Short Plat (received
January 5, 2018) wherein your raised a concern regarding soil stability due to coal mine
hazards and the presence of wetlands and streams in the area of the subject property
proposed for development. Through the City of Renton’s on hold process, the applicant
has prepared a written response to your initial comments. Please see enclosed
document. A link to the project submittal documents (Geotechnical Engineering Report,
Preliminary Short Plat Plans, Wetland and Stream Reconnaissance, Preliminary Technical
Information Report, etc.) can be found in the Laserfische ‘Land Use Files’ portal online at
https://edocs.rentonwa.gov/documents/Browse.aspx?startid=1121688.
Thank you again for interest in this project and if you have any further questions or
comments please feel free to contact me at 425-430-7289 or cclose@rentonwa.gov.
Sincerely,
Clark H. Close
Senior Planner
Enclosure: S. Singh Response to Hold Letter, dated June 18, 2018
cc: George / Party of Record
EXHIBIT 16
DocuSign Envelope ID: E1CD9DD7-4E32-42E6-9457-F9847E11D309
RECEIVED
07/10/2018 cclose
PLANNING DIVISION
DocuSign Envelope ID: E1CD9DD7-4E32-42E6-9457-F9847E11D309
DocuSign Envelope ID: E1CD9DD7-4E32-42E6-9457-F9847E11D309
DocuSign Envelope ID: E1CD9DD7-4E32-42E6-9457-F9847E11D309
DocuSign Envelope ID: E1CD9DD7-4E32-42E6-9457-F9847E11D309
DocuSign Envelope ID: E1CD9DD7-4E32-42E6-9457-F9847E11D309
July 19, 2018
Wm Collins & Family
420 Cedar Ave S
Renton, WA 98057
SUBJECT: S. SINGH SHORT PLAT COMMENT RESPONSE LETTER
LUA17-000803, ECF, SHPL-A
Dear Mr. Collins:
Once again, thank you for your comments related to the S. Singh Short Plat (received
December 14, 2017) wherein your raised a concern regarding coal mine hazards and
other critical areas on or under the subject property. Through the City of Renton’s on
hold process, the applicant has prepared a written response to your initial comments.
Please see enclosed document. A link to the project submittal documents (Geotechnical
Engineering Report, Preliminary Short Plat Plans, Wetland and Stream Reconnaissance,
Preliminary Technical Information Report, etc.) can be found in the Laserfische ‘Land
Use Files’ portal online at https://edocs.rentonwa.gov/documents/Browse.aspx?startid=
1121688.
Thank you again for interest in this project and if you have any further questions or
comments please feel free to contact me at 425-430-7289 or cclose@rentonwa.gov.
Sincerely,
Clark H. Close
Senior Planner
Enclosure: S. Singh Response to Hold Letter, dated June 18, 2018
Entire Document
Available in Laserfiche Submittals Folder
DocuSign Envelope ID: E1CD9DD7-4E32-42E6-9457-F9847E11D309
July25,2018Re:S.SinghShortPlatLUA17-000803,ECF,SHPL-A-CITYOFRNT(completeapplicationdate:DatedDec6,2017)JUL252018from:WmCollins&family420CedarAveSoD5VELOFRenton,WA98057SERVICESTo:CityofRentonCED-PlanningDivisionAndClarkH.CloseSeniorPlanner1055GradyWaySoCityofRenton,98057Subject:StatementinregardstoProposedHomestobelocatedbetweenthe900blockofRentonAvenueSo,andtheStateofWashingtonproperty(HenryHTobinLandClaim:KingCo#202305-9163)(ThisisanAddendumtoCollinsFamilyLetter12/14/2017)(CommentsinresponsetotheJune18,2018“ResponseToHoldLetter”fromPKEnterprises)WewouldliketotakethisopportunitytorespondtoafewofthemostrecentcommentsmadebyPhillipKitzes(PKEnterprises).Pleaseforwardthesecommentstootherpersonsofrecord.Thesecommentsmaybethesameasorinadditiontoanycomments/fmdingsbroughtupbyTheCityofRentonoranythird-partyinvolvedwiththisresponse.1.The“onsiteinvestigations”mentionedintheletterseemtomissthefactthatthereisanaturalgroundwaterstreamoutfallonthewestsideoftheintersectionofRentonAveSoandSo.9thThisoutfalldischargeswaterwithin25feetofthenorthpropertylineoftheproposeddevelopmentandissouthofthe10footwideutilityeasementthatrunsbetweenRentonAveSoandCedarAveSo.AllofthisnaturalwateroutfallhasitssourcefromnaturalartesianstreamflowsfromthePhilipArnoldParkareaandeastward.Thisdischargerunscontinuously24hoursaday,365daysayearregardlessofweatherconditions.Insteadofflowingonthesurface,itwasredirectedtoapiperunningunderthesouthsideofSouth9thbeginningeastofJonesAveSouthmanydecadesagotoapointonthewestsideofRentonAveSo.TheoutflowdischargepreviouslyatRentonAveSoandSo101hhasbeenredirectedintotheSouth9th1dischargepoint.Therearedefiniteon-site“seeps”acrossthepropertyascanbeseenonprevioussitesurveys.Therearenopointsofintentionalstreetrunoffdischargingintothisstream.ItshouldbenotedthattherecentCityofRentondrainageredesignnowdirectsstreetrunoffintoaseparatestormwatersystem.Thus,thenaturalgroundwatercontinuestoflowtothenaturalcollectionpointsonthesubjectsite.Thereareno“intentionallycreated”waterflowsontothesite.2.The“DownstreamAnalysis”mustincludethefactthattheStateofWashington.DepartmentofNaturalResources,ownsandmaintainsallofthepropertyabuttingthewestpropertylineoftheproposeddevelopment.(Betweenthesubjectpropertyandthe1-405rightofway).Anydevelopmentorredirectionofwateroutflowsmusttakethisintoconsideration.TheStateofWashingtonshouldbecontactedtoprovidetheirinputonthisproposalaswellandshouldbeapartyofrecord.Entire DocumentAvailable in Laserfiche Submittals FolderEXHIBIT 17DocuSign Envelope ID: E1CD9DD7-4E32-42E6-9457-F9847E11D309
July 27, 2018
Wm Collins & Family
420 Cedar Ave S
Renton, WA 98057
SUBJECT: S. SINGH SHORT PLAT COMMENT RESPONSE LETTER
LUA17-000803, ECF, SHPL-A
Dear Mr. Collins & Family:
Thank you for your most recent statement regarding the proposed S. Singh Short Plat
(received July 25, 2018) wherein your raised a concern regarding a natural ground water
stream outfall, onsite seeps, impacts to the downstream properties, and coal mine
hazards on the subject property. Please note that all agencies were notified in as part of
the original notice of application, including Washington State Department of Natural
Resources, SEPA Center in Olympia.
Due to the critical areas and project area conditions, and in order to resolve the
inconsistency issues and obtain accurate information on the streams and wetlands, an
independent secondary reviewer will be retained by the City at the applicant’s expense.
A third-party professional will be tasked with reviewing the Critical Areas Report prepared
by Habitat Technologies (dated April 22, 2017) and the Wetland and Stream
Reconnaissance Report prepared by Altmann Oliver Associates, LLC (dated May 16, 2018).
Thank you again for interest in this project and if you have any further questions or
comments please feel free to contact me at 425-430-7289 or cclose@rentonwa.gov.
Sincerely,
Clark H. Close
Senior Planner
EXHIBIT 18
DocuSign Envelope ID: E1CD9DD7-4E32-42E6-9457-F9847E11D309
Technical Memorandum
To: Clark Close, Senior Planner
City of Renton
From: Kevin O’Brien, Senior Ecologist
Stephanie Modjeski, Wetland Scientist
Copies:
Date:
Subject:
Project No.:
October 31, 2018
S. Singh Short Plat Critical Areas Review
32847.F
Introduction
The City of Renton (City) has requested Otak, Inc. (Otak) to conduct a review of associated critical areas reports
for the proposed 6-lot hillside subdivision called the S. Singh Short Plat. Two critical areas reports have been
submitted with the land use application: a Critical Areas Report prepared by Habitat Technologies (dated April 22,
2017) and a Wetland and Stream Reconnaissance Report prepared by Altmann Oliver Associates, LLC (dated
May 16, 2018). A previous land use application called the Defoor Short Plat included a record of professional
studies identifying critical areas on the subject property. The City has requested Otak to conduct a review to
resolve inconsistencies between the two new reports and previous records on file regarding the critical areas on
site.
The subject property, Parcel #0007200196, is located on Renton Avenue S between S 9th Street and S 10th Street
in the City of Renton, King County, Washington. Otak conducted a field survey of the subject property and a
review of previously prepared critical areas information to evaluate the classifications of streams, drainage
features, and wetlands on site. Otak also evaluated the S. Singh Short Plat plan and its compliance with the City
of Renton Municipal Code (RMC) Chapter 4-3-050 (Critical Areas Regulations).
Documents Reviewed
•Wetland and Stream Reconnaissance Report, prepared by Altmann Oliver Associates, LLC (dated March
16, 2018),
•Preliminary Short Plat Plans for Singh Short Plat, prepared by CORE Design Engineering (CORE) (June
20, 2017),
•Critical Areas Report, prepared by Habitat Technologies (dated April 22, 2017),
•Defoor Short Plat Hearing Examiner Decision (dated October 17, 2006),
•Defoor Short Plat Layout #2, prepared by PACE (dated June 2006),
•Defoor Property; Geomorphic Assessment, prepared by Talasaea Consultants, Inc. (Talasaea) and
GeoEngineers (dated May 1, 2006),
RECEIVED
11/01/2018 cclose
PLANNING DIVISION
Entire Document
Available in Laserfiche Submittals Folder
EXHIBIT 19
DocuSign Envelope ID: E1CD9DD7-4E32-42E6-9457-F9847E11D309
October 17, 2006
OFFICE OF THE HEARING EXAMINER
CITY OF RENTON
Minutes
APPLICANT/OWNER:
CONTACT:
LOCATION:
SUMMARY OF REQUEST:
SUMMARY OF ACTION:
DEVELOPMENT SERVICES REPORT:
PUBLIC HEARING:
Terry Defoor
GWCInc.
24633 NE 133rd Street
Duvall, W A 98019
Debra Eby Ricci
Ricci Grube Aita, PLLC
Attorneys and Counselors at Law
1601 Second Ave., Ste. 1080
Seattle, W A 98101
Defoor Short Plat
LUA 05-089, SHPL-H
900 Renton Avenue South
Hearing Examiner Short Plat approval for the subdivision of
3.2 acres into five lots for the future development of single-
family residences.
Development Services Recommendation: Approve subject to
conditions
The Development Services Report was received by the
Examiner on September 26, 2006.
After reviewing the Development Services Report, examining
available information on file with the application, field
checking the property and surrounding area; the Examiner
conducted a public hearing on the subject as follows:
MINUTES
The following minutes are a summary of the October 3, 2006 hearing.
The legal record is recorded on CD.
The hearing opened on Tuesday, October 3, 2006, at 9:25 a.m. in the Council Chambers on the seventh floor of
the Renton City Hall. Parties wishing to testify were affirmed by the Examiner.
The following exhibits were entered into the record:
Exhibit No.1: Yellow file containing the original Exhibit No.2: Neighborhood Detail Map
application, proof of posting, proof of publication and
other documentation pertinent to this request.
Exhibit No.3: Preliminary Short Plat Map Exhibit No.4: Preliminary Landscape Plan
Entire DocumentAvailable in
Laserfiche
Submittals Folder
EXHIBIT 20
DocuSign Envelope ID: E1CD9DD7-4E32-42E6-9457-F9847E11D309
November 5, 2018
Phillip Kitzes
PK Enterprises
23035 SE 263rd St
Maple Valley, WA 98038
SUBJECT: "Off Hold" Notice
S. Singh Short Plat / LUA17-000803, ECF, SHPL-A
Dear Mr. Kitzes,
Thank you for submitting the additional materials requested in the on hold letter from the City.
Your project has been taken off hold and the City will continue review of the S. Singh Short Plat
project.
The Short Plat has been rescheduled for Environmental Review Committee on November 26,
2018. Prior to that review, you will be notified if any additional information is required to
continue processing your application. If you have any questions, please contact me at (425) 430-
7289.
Sincerely,
Clark H. Close
Senior Planner
cc: Sound and Steve LLC / Owner(s)
Sukhvinder Singh / Applicant
Castelluccio, Collins, George, Moeller, Skagen, Thompson / Parties of Record
EXHIBIT 21
DocuSign Envelope ID: E1CD9DD7-4E32-42E6-9457-F9847E11D309
Entire DocumentAvailable in
Laserfiche
Submittals Folder
EXHIBIT 22
RECEIVED
11/22/2017 cclose
PLANNING DIVISION
DocuSign Envelope ID: E1CD9DD7-4E32-42E6-9457-F9847E11D309
Entire Document
Available in Laserfiche Submittals Folder
EXHIBIT 23
DocuSign Envelope ID: E1CD9DD7-4E32-42E6-9457-F9847E11D309
May 1,2006
Talasaea Consultants, Inc.
15020 Rear Cn:ek Road NW
Woodinville, Washington 98077
Attention: Jason Walker
Subject: Defoor Property
Geomorphic Assessment
Renton, Washington
file No. 13495-001-00
GEoENGfNEER~
INTRODUCTION
GeoEngineers, Tnc is pleased to provide this letter report summarizing the results of a geomorphic
assessment regarding drainage channels located on the Defoor Property, in Renton. Washington. This
report was requested by Jason Walker of Talasaea Consultants on April 26, 2006. The purpose of the
requested services is to qualitatively assess the geomorphic character and origin for two streams,
Stream B and Stream A, on the Property.
The project work scope consists of reviewing reports and maps provided by Talasaea C()nsultants, and
visiting the Defoor Property to observe the stream.... The Reports reviewed by GeoEngineers include:
Hydrogeological Consultation; Stream B Corridor, dated March 24, 2006 and prepared by Icicle Creck
Engineers (ICE); Coal Mine Hazard Assessment and l)rcliminary Geotechnical Evaluation, Renton Hill
Property, dated June 10, 2005, prepared by ICE; and a section of a report entitled Defoor Property ---
Wetland Study, Stream Assessment, Habitat Study, Watershed Restoration and Mitigation Plan, dated
October 3, 2005, prepared by Talasaea Consultants. GcoEngineers also reviewed the Wetland and Stream
Basin Restoration Plan, Existing Conditions and Overview Plan, dated 28 June .. 2005, prepared by
Talasaea Consultants_
OBSERVED CHANNEL CONDITIONS
The site visit was conducted on April 28, 2005. The reconnaissance included walking the length of
Streams A and B from Renton A ve So to the base of the slope just east of wetland B.
Stream A originates up-!,'Tuciient of Renton Ave S, passes through a culvert beneath the road and flows
downstream in a well defined swale with side slopes inclined from 20 to 50 percent. The swale is
reflected as a dip in Renton Ave So. The Stream A cross section dispJay au-shaped Hoor with side walls
inclined to the angle of repose of the soils.
Stream B conditions are well described in the ICE March 24 2006 report. The "stream" originates at a
culvert outfall at Renton Ave S. No observable expression of a drainage appears to extend upslope from
Renton Ave So. Thc culvert is situated on a topoh'Taphic high point on the right limb of the Stream A
swale. Immediately do\vn gradient of the culvert outfall, the stream consists of two or three deeply
incised channels with nearly vertical side walls. The channels do not reside in a topographic swale.
EXHIBIT 24
Entire Document
Available in
Laserfiche
Submittals Folder
DocuSign Envelope ID: E1CD9DD7-4E32-42E6-9457-F9847E11D309
DocuSign Envelope ID: E1CD9DD7-4E32-42E6-9457-F9847E11D309
March 24, 2006
Terry DeFoor
GWC, Inc.
95 Anchor Court
Marco Island, Florida 34145
ICICLE CREEK
ENGINEERS
Geotechnical, Geologic and Environmental Services
INTRODUCTION
Report
Hydrogeological Consultation
Stream B Corridor
Renton Hill Property
Renton, Washington
File No. 0584-001
This report presents the results of Icicle Creek Engineers (ICE's) hydrogeologic evaluation of the
"Stream B" corridor at the DeFoor property (referred to in this report as the "Renton Hill Property") in
Renton, Washington. ICE previously completed a preliminary geotechnical evaluation and coal mine
hazard assessment of the Renton Hill Property; the results were presented in ICE's report dated June 10,
2005. ICE also completed an evaluation of Protected and Sensitive Slope areas; the results were
presented in ICE's report dated September 30,2005.
We understand that a question has been raised by Jason Walker of Talasaea Consultants, LLC
(the wetland and stream consultant for the project) as to whether or not Stream B is a naturally-formed
stream. ICE has been requested by Terry DeFoor the project owner, to assist in this evaluation of Stream
B from a geomorphological (landform genesis) and hydrogeological perspective. The morphology of this
stream is important in identifying its proper sensitive area classification and buffer requirements.
To accomplish this evaluation, ICE reviewed historic mine maps dating back to 1911 and historic
aerial photographs dated 1936, and completed a detailed surface reconnaissance of the Stream B corridor.
STREAM B OVERVIEW
We understand that Stream B was identified by Talasaea. Stream B is located in the south
portion of the Renton Hill Property, and flows from east to west through an undeveloped forested area.
A second stream, referred to as "Stream A" exists to the south of Stream B.
Stream B is bordered by Renton A venue South and residential development to the east,
residential development to the north, and undeveloped forested land to the south and west. The Stream B
corridor and surrounding area have a relatively long history of site use, including residential development
(Renton Hill is one of the oldest residential neighborhoods in the City of Renton) and underground coal
mining. The site is located at the historical location of the Renton Mine that was active from about 1874
through 1933.
HISTORICAL MINE MAP REVIEW
We reviewed historic mine maps of the Renton Mine dated 1911, 1918, 1919 and 1932. These
historic maps show the underground mine workings and, to a limited extent, surface features such as
230 NE Juniper Street, Suite 101 • Issaquah, WA 98027-2519 • www.iclclecreekengineers.com • (425) 427-8187 phone • (425) 427-6629 fax
EX t.f--
Entire Document
Available in
Laserfiche
Submittals Folder
DocuSign Envelope ID: E1CD9DD7-4E32-42E6-9457-F9847E11D309
.• ~ ... + ... ... ---. .
I<..athy Keolker·Wbeeler, Mayor
December 7, 2005
Jason Walker, RLA, ASLA
Talasea Consultants, Inc.
15020 Bear Creek Road NE
Woodinville, WA 98077
CITY <jF RENTON
PlanninglBuildinglPublicWorks DePartment
Gregg Zimmerman P.E., Administrator
Subject: Reconsideration Request of Administrative Determination of Un-mapped
StreamlWetland Classification for Defoor Properties (parcel Nos.
0007200196,0007200194, and 2023059085)
Dear Mr. Walker:
. This letter is in response to your letter dated November 17, 2005 requesting
reconsideration of the classification of 3 un.;.mapped streams (Stream B, Stream C, and
Drainage 1) as identified in the Wetland Study, Stream Assessment, Habitat Study,
Watershed Rest-oration, and Mitigation Plan llr'Cpared by Talasea Consultarits, Inc. dated.
June 28, 2005 (revised October 3, 20(5)~ In yOUT letter you indicate that the creation of
the 3 un-mapped streams was·the result of erosion due to point-discharge of st()rmwater
and sQould be considered artificial and reJUlatedaSClass 5 streams. RMC 4,.3-
050L.l.a.v defines a Class 5 stream as non~regulated waters that "flow within an
artificially constructed channel where no naturally defined channel had previously
existed." The point discharge of stormwater onto the subject site does not constitute an
. artificially constructed channel that would be clasSified as a Class 5 stream.
In your letter you also cite a previous project within the City, Sunnybrook Preliminary
Plat (LUA05-127, SA-H, PP, ECF), where the modification of7 drainage channels was
pennitted. You indicat~ that the previous approval should serve as a precedent for the
streams located on the subject property. Since "the review and approval of the
Sunnybrook Preliminary Plat, subsequent critical area regulations have been adopted,
which include a new stream definition and stream claSsification system. Therefore, as the
current project was submitted under the subsequent regulations, the previous approval of
the alteration of 7 drainages would not be a precedent. The previous determination of the
classification of the streams dated November 3, 2005 stands. .
-------------IO-S-S-S-ou-fu--G-ra-dy--W.-ay-.-R-e-n-ro-n-,W.--as-h-in-gt-o-n-9-80-S~S------------~
(!) This paper contains 50% recycled material, 30% post consumer AHEAD OF THE CURVE
Entire Document
Available in
Laserfiche
Submittals Folder
DocuSign Envelope ID: E1CD9DD7-4E32-42E6-9457-F9847E11D309
ffilffi To~~!r~!E~PMENl S~
.. CITY OF RENTON
NOV 18 2005
17 November 2005 RECEIVED
Mr. Neil Watts, Development Services Director
City of Renton
1055 South Grady Way
Renton, WA 98055
CITY OF RENTON
NOV 1 7 Z005 /:'/() ~
RECEIVED J)t:...
CITY CLERK'S OFFICE
h Q.\\d-dQ Ii 'i ~r e.cL loy .r Cl.So tt tJo..l. ~ r
who s+o.+eci v-e.r'~ly +h.A.:-t· flu;
',S 0.. ((.J~e.s t fi,-(' A7ec.opsidev-a..I-r. ~
1\ j .• l TAL-931".". . ""If! 7t1 T1I< tt ~""''''' ~3
t;.>CGLm,'t1 e.r. tt9~
e.t·. ti+y A+-I-oftre.r
1-1 ea.r i Y1 j E;qa.m (.,., Q. y-
Subject:
Reference:
Defoor Properties (Parcel Nos. 0007200196, 0007200194, and 2023059085)
Request for Reconsideration and Appeal ( L-uA -(J 5 -0 8 e; )
Dear Mr. Watts:
We have reviewed your 3 November 2005 letter addressed to Michael Chen of Core Design in
regards to the classifications of four un-mapped streams and two un-mapped wetlands on the
Defoor properties.
Due to the availability of additional information, both enclosed and forthcoming, we request a
reconsideration of your determination, and request your examination of the information and
historical factors that have effectively created several drainage features on the subject
properties. We also request a reconsideration of the decision to allow a Class 5 rating for
Stream S, Stream C and Drainage 1 based upon historical evidences suggesting the feature's
artificial origin and past precedent set by the City in the previous review and classification of
similar features. To preserve our options for a formal appeal, we also request that this
notification be filed at this time for this purpose.
We understand that there has been some difference of opinion, and subsequent internal
discussion and meetings regarding the definition of a Class 5 classification for Stream C and
Drainage 1. From communication between Hugh Mortensen (The Watershed Company) and
Per Johnson (Talasaea Ecologist) on 25 October 2005, and from your 3 November letter, we
understand that the City has declined the guidance of their peer review consultant and is
attempting to regulate artificial drainages that have been intentionally created due to the
discharge of untreated and undetained stormwater. Furthermore, Jill Ding, of the City of
Renton, told us (in a telephone conversation on 25 October 2005) that the City desires to
conduct a hearing regarding the Defoor project to clarify the new code for the purpose of
defining City policy. If future meetings are scheduled between the City's peer review consultant
and staff to discuss the Defoor properties, we would appreciate the opportunity to attend and
provide any necessary information or clarification, as this would expedite the coordination and
correspondence involved for this project, and associated time and costs for all parties. We wish
to continue a dialogue with the City on this issue and avoid a hearing if at all possible, as it is
Resource <& Environmental Planning
15020 Bear Creek Road Northeast • Woodinville, Washington 98077 • Bus: (425) 861-7550 • Fax: (425) 861-7549
Entire Document
Available in
Laserfiche
Submittals Folder
DocuSign Envelope ID: E1CD9DD7-4E32-42E6-9457-F9847E11D309
~.~-
~.
..a ......
Kathy Keolker-Wheeler, Mayor
November 3, 2005
Michael Chen
Core Design, Inc.
14711 NE 29th Place, Suite 10 1
Bellevue, W A 98007
CITY (~F RENTON
PlanninglBuildinglPublic Works Department
Gregg Zimmerman P.E .. Administrator
Subject: Administrative Determination of Un-;mapped StreamlWetland
Classification for Defoor Properties (parcel Nos. 0007200196,
0007200194, and 2023059085)
Dear Mr. Chen:
This letter is in response to your request for the classification of 4 un-mapped streams
and two unmapped wetlands as identified, in the Wetland Study, Stream Assessment,
Habitat Study, Watershed Restoration, and Mitigation Plan prepared by Talasea
-Consultants, Inc. dated June 28, 2005 (revised October 3, 2005).
BACKGROUND
A Wetland Study, Stream Assessment, Habitat Study, Watershed Restoration, and
Mitigation Plan prepared by Talasea Consultants, Inc. dated June 28, 2005 was submitted
to the City of Renton with the preliminary short plat and preliminary plat applications for
the Defoor Preliminary Short Plat and theDefoorPreliminary Plat. The report identified
3 streams, 2 drainages, and 1 wetland on the subjeCt properties. The report recommended
that Streams B and C and Drainages land 2 be classified as Class 5 streams', which are
exempt from the City' scritical areas regulations per RMC 4-3-050B.l. Stream A was
recommended to beClassified asa Class 4 stream,which requires a 35-foot-buffer and
Wetland A was recommended to be a Class 3 :wetland with 25-foot required buffers. The
Watershed Company (City's environmental consultant) conducted a site visit August 25th,
2005 and reviewed the applicant's report. A comment letter from The Watershed
Company dated September 15, 2005 concurred with the applicant's recommended
-classification for Wetland A, Stream A, and Stream C, however did not concur with the
applicant's recommended classification for Sti"eamB and Drainage 2 and identified a
wetland that had not been delineated. The W~tershed Company recommended that
StreamB be classified as a Class 3 stream, that Drainage 2 be identified as an extension
of Stream A, a Class 4 stream, and ih,at the unmapped wetland be classified as a Class 3
wetland.
Arevised Wetland Study, Stream Assessment, Habitat Study, Watershed Restoration, and
Mitigation Plan prepared by TruaseaConsuitants, Inc. (revised October 3, 20()5) was
submitted to the City OctoberS, 2005. The revised report identified Drainage 2 as an
extension of Stream A (a Class 4 stream), delineated the unmapped wetland arid labeledit
as Wetland B, and Stream B was labeled as a Class 3 stream with a 75-foot required
~ --:"~---'-'-~--l-OS-S-S-o-uth~G~ra-:-d-y"'-W:-ay---R-e-n-to-n,-W:-a-sh-i-ngt'--o-n-9-:-g-0-SS------R E N TON * This_papercontalns 50% ~ material, 30% post consumer A-HEAD OF THE CURVE
Entire DocumentAvailable in
Laserfiche
Submittals Folder
DocuSign Envelope ID: E1CD9DD7-4E32-42E6-9457-F9847E11D309
0 Il) Il) ~ 0 3: " w 0 z ~ :::> ~ ~ .., ~ c •• OJ z m " I ~"" c if z ~ ~
~
t-r) >-(j) l-n:::: w
(l . 0 0 z n:::: --(l 0 s
CO) rv L...I..-
0
0 LL
W
0
.'" +'0 Q.+' ,,0 o-!:; ~Z '" m·e 00 ..:.: .-... E 0-0 >-~ 3:.0:: u _ ~Z nW "0.: -~ 0.. U~ '-e 0>0 .<::: E -0 ... ==cv
~ "E ~E 0>'-eN
Co> Co> 0" 5:0 .
iii ~-~;:, ~~ :::;: Q-~~ :::>
I~ !;(
Cl
1<1 ~ 0 z
-r 0 ~ 0 d~~ ~ II z ~8 • ;:; ::I '1l ~ z ~5
o z~ '<!.!"
~ _L..
([ --' <> ?i c3 ,. f/) ..., '" ..., '" ~ Ei I ~ ~ z ~ !d ~ ~ ~ <5 ~ W Q
a:::
U) 0.. 0.. OJ .0::
Cl w Ii: !;( w f/) Cl re
,. >-m ...,
z 0
(f)
GJ a:::
~ z w '" '" 0 g
0 -z
!
\
STREAM 'C'
CONTINUES
OFF-SITE
SEE HETLAND 'A'
ENLAR6t:McNT
(THIS SHEET) I I ~, r UNNAMED SkAM ,,(1RIBUTARYfTO /
: . ,
EXISTINe
HOUSE
. • . ROLLING Cf<IEEK) . S1RI:AM 'A'
. '" : ./ ~:~~ \i\\:\\·.:r'('.·~::.l~it . " "--7'---------------------------"
OVERVIEY'l F1..AN
GRAPHIC SCALE (DNORTH (IN FEET)
I $ t 1 o 50 100 200
SCALE,I"=IOO'
I
I " 1\', -I ' , I :' ! I .J' I , , · . .
VI Ii,' " I . I I , • " f. __ , L •• I ijif' '(II" , J ' I 'I I Jt .' t II . . I \, ~ " " '1' .... ; I.. "
'I '. \ · .
I, ) /:> , \' / ,:' IL~~'~
I
ROH TiP.
SEE STREAMIWETLAND 'B'
ENLARGEMENT
(THIS SHEET)
S. GfTH STREET ;T~------____________ _
WETLAND "6"
1'16 SF 1
SEE STREAM 'k ,./ .;-
ENLAReEMENv
(THIS SHEET)
DRAINAGE I
(CLASS 5 STREAM)
-I
I
I ....J
STFe.EAM/Y'lET1..AN~ 161 EN1..AFe.eEMENT
GRAPHIC SCALE (DNORTH ( IN FEET)
I $ t I o 15 30 60 scALE, 1"=30'
GRAPHIC SCALE
(IN FEET) .01-$ t---I
15 30 60
SCALE,I"=30'
1..EeA1.. ~ESCFe.IFTION
PARCEL AI
THAT PORTION OF THE H.H. TOBIN DONATION LAND CLAIM NO. 31, LYING
SOUTHERLY AND HESTERL Y OF THE PLAT OF HIGHLAND ADDITION TO THE
TOWN OF RENTON, ACCORDING TO THE PLAT THEREOF RECORDED IN
VOLUME 11 OF PLATS, PAGE 32, IN KING COUNTY, WASHINGTON, AND THAT
PORTION OF THE NORTHHEST QUARTER OF THE NORTHHEST QUARTER OF
SECTION 20, TOWNSHIP 23 NORTH, RANGE 5 EAST, H.M., IN KING COUNTY,
WASHINeTON, LYING NORTHERLY OF PUGET SOUND POHER AND LIGHT
COMPANY'S TRANSMISSION RIGHT-oF-WAY AND EAST OF PRIMARY STATE
HIGHWAY NO. I, DESCRIBED AS FOLLOHS,
BEGINNING AT THE INTERSECTION OF THE NORTH LINE OF SAID SECTION 20,
HITH THf: HEST LINE OF SAID PLAT, WHICH POINT IS NORTH 8'1°5'1'21" HEST
1,386.85 FEET FROM THE NORTH QUARTER CORNER OF SAID SECTION;
THENCE SOUTH 01°2'1'35" HEST ALONe THE HEST LINE OF SAID PLAT AND
SAID LINE PRODUCED SOUTHERLY '113.04 FEET TO THE NORTHERLY LINE OF
PUGET SOUND POHER AND LIGHT COMPANY'S TRANSMISSION RIGHT-OF-WAY,
THENCE NORTH 61°03'41" HEST 411.66 FEET TO THE EASTERLY LINE OF
PRIMARY STATE HIGHWAY NO. I; THENCE NORTHERLY ALONe SAID HIGHWAY
TO THE HORTH LINE OF SAID SECTION, THENCE SOUTH 8'1°5'1'21" EAST ALONG
SAID NORTH LINE 316.54 FEET TO THE POINT OF BEGINNING.
PARCEL B:
THAT PORTION OF THE H.H. TOBIN DONATION LAND CLAIM NO. 31, LYIN6
SOUTHERLY OF THE PLAT OF HIGHLAND ADDITION TO THE TOWN OF RENTON,
ACCORDIN6 TO THE PLAT THEREOF RECORDED IN VOLUME 11 OF PLATS,
PAGE 32, IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOHS:
BEGINNING AT A POINT ON THE NORTH LINE OF SECTION 20, TOHNSHIP 23
NORTH, RANGE 5 EAST, H.M., IN KING COUNTY, WASHIN6TON, HHICH IS NORTH
8<1°5'1'7!" HEST 1,386.85 FEET FROM THE NORTH QUARTER CORNER
THEREOf', THENCE SOUTH 01°2'1'35" HEST ALONG THE CENTERLINE OF CEDAR
S1REET 611.82 FEET TO THE SOUTH LINE OF SAID PLAT, AND THE TRUE POINT
OF BEGINNING, THENCE SOUTH 88°33'25" EAST 310.14 FEET TO THE HEST
LINE OF RENTON STREET, THENCE SOUTH 01°24'21" HEST 4<11.<18 FEET ALONe
SAID HEST LINE AND HEST LINE PRODUCED SOUTHERLY TO THE NORTHERLY
LINE OF PUGET SOUND POWER AND LIGHT COMPANY'S RIGHT-OF-WAY,
THENCE NORTH 61°03'41" HEST ALONG SAID RIGHT-oF-WAY 35551 FEET,
THENCE NORTH 01°2<1'35' EAST 361.12 FEET TO A POINT COINCIDENT HITH
THE SOUTH LINE OF SAID PLAT AND THE HEST LINE OF CEDAR S1REET,
THENCE SOUTH 88°33'35" EAST 20.00 FEET TO THE TRUE POINT OF
BEGINNING .
-_. _. --.----EXISTIN6 CONTOUR
--. -G7":: ~ . ~ ~ .:. ~ EXISTINe WETLAND
---- - -STREAM I HETLAND BUFFER
eTP-#
STREAM I HETLAND FLAG
TEST PIT FLAG
= == *= = = APPROXIMATE OHWM OF STREAM
-+-. -APPROXIMATE CENTER LINE OF STREAM
EXISTIN6 TREES
-,
I
I I \ I \
!
STFe.EA,M IAI EN1..AFe.6EMENT
GR.APHIC. SCALE (DNORTH ( IN FEr:T )
0•1 -$ .. I
15 30 60
SCALE, 1"=30'
\ I \ I
\1 I,
Ii
II I
. II UJ' >1 «I I -z Q) t;--z UJ ;It
VICINITY' MAP
SCALE, NTS
SOURCE, THE THOI-fAS 6IJIDE 2005; ME1ROPOLITAN PUGET SOUND
CONTACTS
AppLICANT /OWNER:
GHC, INC.
24633 NE 133RD ST,
DUVALL, WA '1001'1
CONTACT PERSON: TRAVIS DEFOOR
ENGINEER;
CORE DESI6N
14111 NE 2'1TH PL SVITE 101
BELLEVUE, WA '10001
(425)885-1811
CONTACT t::'ERSOl'lc MICH~L CHEN, P.E.
ENVIRONMENTAL CONSULTANT
TALASAEA CONSVLTANTS, INC.
15020 BEAR CREEK RD. NE
HOODINVILLE, WA '10011
PHONE, (425) 861-1.550
CONTACT PERSON, JASON HALKER, ASSOCIATE
NUMBER SHEET TITLE:
lAIl.o EXISTING CONDITIONS .$ OVERVIElAI PLAN
lAII.1 PROPOSED SITE PLAN IMPACTS .$ MITIGATION
lAI2.0 ENHANCEME:NT PLANTING PLAN
lAI2.1 PLANTING e)ET AILS .$ NOTES
lAI2.2 PLANTING :>PEC.IFIC.ATIONS
NOTES
I. SITE PLAN PROVIDED BY CORE DESIGN, 14111 NE
2<1TH PL SVITE 101, BELLEVUE, WA '18001
(425)885-1811.
2. SOURCE DRAHINe HAS MODIFIED BY TALASAEA
CONSULTANTS FOR VISUAL ENHANCEMENT.
3. THIS PLAN IS AN ATTACHMENT TO THE HETLAND
MITIGATION REPORT PREPARED BY TALASAEA
CONSVLTANTS IN JUNE OF 2005.
4. THIS PLAN IS CONCEPTUAL ONLY AND SHOULD
NOT BE USED FOR CONS1RUCTION.
5. DELINEATION OF HETLAND 'B' AND OHHM OF
STREAM 'A' 4 'B' ARE FROM FIELD OBSERVATION
(SEPTEMBER 15,2005). LOCATIONS ARE DEPICTED
APPROXIMATE.
r
,
3:;1 I 1 I I ~ ~ II I I I
Q) II) .... ~ .,
~
III \l) dJ N
~ ~
III X ;:: () 0 I.) .", ., ~ '1> Q) ~ I.)
Date 2J?,!lINEQ5
Scale A5 l:lQTED
Designed ,IW P_I
Drawn KG"I
Checked .I~ Approved 55
Project # 9~1
Sheet # ~I.O
\. ~ DocuSign Envelope ID: E1CD9DD7-4E32-42E6-9457-F9847E11D309
3~7.\/V R~NTON W9/a20 _'1!-It ~ 1629 __ ~ ___ .. ,."_. I
r Yl\~/ f 4wJ '\ ~J.--' ~'-"-1 (_~)< ~,\..' '--G~/\ ~/I ; ,,..----. ,; ,
I
I
I
\!)
'"
'" '<:
"" <>.'
~ '"
\
1.16 Ac
T. L. 6 ----.-----_.
p, s, P. & L co I
1---;-~------I
, , i lOti
/ '\ ' E~T:I._.L_ .. ~LJ:-~~~.-s_I._1 .--I-IH.~~-.-, SL~I;. __ =?~l
,·:1 1:.:1 f ~ . [:' . du ~ ,:;Sf{)'! ,45,)5 ',' ;,) I. d~"S, k, ".~, : rnJ6~ I! ~j' ~,J 51'04 {/T'i"lli];;;u,:", ::,.,~,2:t',: <-____ vt l t I .' :l'; '. ,J7~ ,., I L2J , 0 I >, :IS ,'--'. .,.. , " OV _ 0 ",!Q -~:R , 701.,.! f .-----~~ I -;::,: ;: -, -i 11@~ ", {;!!2' ',-i"
6 7.0 Acres 11.4z1 1-----I-jl~ 8 ~~:, .1~_r;J~&~_r:,~ 2q :~I(A rf!l I.2JJI~' --34'-8-"': V) ~-35-7':'-48---~J~JJ ,~\~
.I -,,·tt :'-1108') 'i r" 1 0 ~~ " v J ! I 7 c' "'i ~'r6 . R'il : ~-i:\ 'i v J ,~ 108 ':~ • Ii! i<1 ; ~ I " ... \ il'5'/~ J j~ tJ :f:' ~,1 ~mD-li --Otl ~Fl-!--r;J!C I '
. ?' .... " I'" "'J-1~ ,~
\ \' </,-f(. "'~,,\~o ~ i'"
g 21j7 ll1<ii)!·il I'----!O-~I 19 "'I /----2211--33 .. -1 Lj. , ,.., I!J-.--Q -; "" r:::1..... I",n , i, 7' <~r-: Gb 'il 6~1 I" !I lEilj~ .. r-----IlI:------1 tr:s---11----
\';; 1802 I r ~ @TI~! ~804 ir B ~lllaj I~~" _ .. _~' IiJI ~~i l~Etr
:------3-+--6-------i~l~~·/V. '~ii'-~8----~ 231-32---'kjl----37-~ i EP~i,---UJII g,L~l ~n 1,-!;t! i , ~! ~ !~~ :!~ _ ~: ~ J,gJ~ __ ~.c~1 ~ ,~ !._
IifQJ i 18iil: ~ .~ I I ~ A~I ~ ~ I mID ! ~ 1&'8"i"O : \~ I' v.., , r::: i ~) '~ I
..5_, ___ ~ !-' ---12~::-17--~ [~-24J~~~l-'Fi~ ;~38 '145
., ~~ ~': ~!ej ArB;---~ .'lel~l I;~ --\-'-;~~~~1~ ~:...'. 1.-. • _'-~ c.. IE. __ )' c ~ ____ , _I LI L . __
~ S ~ 9TH I--"·I)o.;is;::tff fi7.OS, 61,5()!
; ~-I r-f'tl ,~ 1 ~ ! ;;;it:? I L:-JI ,~, ""I'
: I 13' " '61 " , , I I , ...... --~--I-t I ' <:1. IV-----:;;i
.. i~ '( I@:;jl
Idl.> > '), 2tI C r-----~F '"1 1:j h... ~ ~ 'Iro r;J 1 r.;;;:;,' .......
:-----M--jJ 15 " <: i~L:l' ::,--'~-:i ~
-.lJ ;v; 1 I '" ... Q:
ftc: --, ... rt 1l::~, ;} @J ~I, ....
,,:' L~ ,I. :.3' J '-' I '-' I ~ __ -I
c.HA~IJE.L "
.f 'Ii
,:,; .) 7l) tJ., S1. .-;;
C. CAROW'
I. 07 Ac.
O.C·
T.[.19'
"'. 11'/ ;Y, r ~\\. '" ", " \ I "', "
.--------
, " ~
T L 717 't-~, " " I i:j . " " . , . TL 192 ". " ,1---6(11, t\'I13·9Y:.... ',',:'1-"; ,':. >"" ~ i429.S6'" SOUTH LINE OF. H.H. TOBIN DONATION CI..AIM N~ 31 __ ..-:.--(I \\* u.~ .......... ~---~-------,.,.--. :1
-'
~ 1 , ~~,.~~ , ',J' , , .
<~
I
I
1\.1
~I
~I
;1
i::1 '{
21 ~ IIlI ~I' ~ A r I ~I
I· ~I
~,
I
, ,-----~----
I ~
" ---trJ· \ \ r:l8~ " :1-,----::.::---=-:...-::---------_.. \\; .! .... '-, ..... (~ --' .-'-'-~:.
---J~7~--. .:::-:=::.::::::-G t---U.t_2 v-r ",'" '" _~-_--~:ov_1 bIT 3 . ! ~
f"----,
60
(J)
,I ! I' I. ~ \
:f --:::"~ A~... h--____ ...:. ",_ -' _________ -----.-.---:4.3 ~C Acres .., . ·~e~\\ -.1..__ A. "" .;J .0
.:~i' /-3:::/
--0__ ' \:.. --1 ' , " ---1" '::'10.25--..1'-') --~___ '" __ ~ ------"I . ,\' r -y-' --. ----~ -------" , --'. \ f Y'" --~ TR4/11S'----_.-..... ,', _~---
\ ,'I V --'190--_ . LINE R/IN -----~, I ,\ 1 ,70 ----__ ~ .. --"", I ", \1; -7ZC:.: "'-..
~
~
i \ 1\ "',
TRAiNSAMERICA DE~EL():PMENT co. -.. \. !:. '-\ ! '-.\
TRANS
O[VELt
~,l \ \\L DEFOOR PROPERTY ~l( ~ ~ f \. i \\ ~ ~ II, I DOWNSTREAM
I '\. [':j \\ I ,']...00 ~/". -DRAINAGE MAP
."" ~!: : i ~-JUNE 2005 I \ i Ii ~;\~~ I _~~ /> CORE JOB NO. 04139A'
7.7o'·Ac. II \1 ~ ~ .-----;>---./' I 'I,' tJ!.: , -. -> -
I I ,-~41>._ -/ , .' " ---t
T L 112 ' 1 -," ~' ___ .. -------,'c,'· .. -" " \ II ';,v I I
9.45Ac..
\ 1 T. L. 1/3
---DocuSign Envelope ID: E1CD9DD7-4E32-42E6-9457-F9847E11D309
December 6, 2018
Phillip Kitzes
PK Enterprises
23035 SE 263rd St
Maple Valley, WA 98038
SUBJECT: "On Hold" Notice
S. Singh Short Plat, LUA17-000803, ECF, SHPL-A
Dear Mr. Kitzes,
The Planning Division of the City of Renton accepted the above master application for review on
December 6, 2017. During our review, staff has determined that additional information is
necessary in order to proceed further based on a recent Community Economic Development
Department meeting held on December 3, 2018.
The following information will need to be submitted before March 6, 2019 so that we may
continue the review of the above subject application:
The applicant shall complete a formal assessment report on Coal Mine Hazards in the area
by a qualified professional pursuant to RMC 4-8-120.D.7 Definitions G: Geotechnical Report,
Coal Mine – Medium and Coal Mine – High. The short plat map must identify and delineate
the coal mine hazard areas on the project site.
According to the Geotechnical Engineering Report, prepared by The Riley Group, Inc., dated
March 14, 2017, the western half of the property meets the classification of a High Coal
Mine Hazard and the Preliminary Technical Information Report, prepared by Core Design,
dated August 21, 2017 (revised date August 22, 2018) is proposing to construct and large
detention/water quality vault near the northwest corner of the site. The applicant shall
submit a revised Geotechnical Report identifying the structural aspects of the proposed
stormwater vault in a known critical area and provide for any necessary mitigation.
According to the Technical Memorandum, prepared by Otak Inc., dated October 31, 2018,
there is likely a regulated stream and wetland on the property to the west (WSDOT’s
property). The construction of the plat would contribute to hydrology changes downstream.
EXHIBIT 25
DocuSign Envelope ID: E1CD9DD7-4E32-42E6-9457-F9847E11D309
February 27, 2019
Phillip Kitzes
PK Enterprises
23035 SE 263rd St
Maple Valley, WA 98038
SUBJECT: "On Hold" Notice
S. Singh Short Plat, LUA17-000803, ECF, SHPL-A
Dear Mr. Kitzes,
The Planning Division of the City of Renton accepted the above master application for review on
December 6, 2017. During our review, staff has determined that additional information is
necessary in order to proceed further based on a recent Community Economic Development
Department meeting held on December 3, 2018.
The project was most recently placed on hold on December 6, 2018 and given a response date of
March 6, 2019 so that we may continue the review of the above subject application. This office
has reviewed your request (dated February 27, 2019) to extend your response date of the
requested information for ninety (90) days. For that reason, the following information will need
to be submitted before May 27, 2019 so that we may continue the review of the above subject
application:
The applicant shall complete a formal assessment report on Coal Mine Hazards in the area
by a qualified professional pursuant to RMC 4-8-120.D.7 Definitions G: Geotechnical Report,
Coal Mine – Medium and Coal Mine – High. The short plat map must identify and delineate
the coal mine hazard areas on the project site.
According to the Geotechnical Engineering Report, prepared by The Riley Group, Inc., dated
March 14, 2017, the western half of the property meets the classification of a High Coal
Mine Hazard and the Preliminary Technical Information Report, prepared by Core Design,
dated August 21, 2017 (revised date August 22, 2018) is proposing to construct and large
detention/water quality vault near the northwest corner of the site. The applicant shall
submit a revised Geotechnical Report identifying the structural aspects of the proposed
stormwater vault in a known critical area and provide for any necessary mitigation.
EXHIBIT 26
DocuSign Envelope ID: E1CD9DD7-4E32-42E6-9457-F9847E11D309
Corporate Office 17522 Bothell Way Northeast
Bothell, Washington 98011
Phone 425.415.0551 ♦ Fax 425.415.0311
www.riley-group.com
June 13, 2018
Sukvinder Singh
9217 220th Lane South
Kent, Washington 98031
Subject: Geotechnical Addendum
Renton Short Plat
901 Renton Avenue South
Renton, Washington
RGI Project No. 2017-002
Reference: City of Renton, Community & Economic Development, “On Hold” Notice, S. Singh
Short Plat, LUA17-000803, ECF, SHPL-A, dated January 11, 2018
Dear Mr. Singh:
As requested, The Riley Group, Inc. (RGI) is providing this letter to address coal mine hazard issues,
requested in the referenced notice from the City of Renton. We previously prepared a
Geotechnical Engineering Report (GER) for the project, dated March 14, 2017.
Coal Mine Hazard Areas
The subject site is located on Renton Hill, an area extensively mined for coal in the late 1800’s and
early 1900’s. Portions of the site are mapped as Medium and High Coal Mine Hazard Areas on the
City of Renton online GIS.
In assessing potential coal mine hazards at the site, we reviewed The Washington State Coal Mine
Map Collection: A Catalog, Index, and User’s Guide by Henry W. Schasse, etc. (1994), and The Coal
Fields of King County by George Watkins Evans (1912), and online mine maps from the Renton
Mine on the Washington DNR Geologic Information Portal.
Subsurface Geology of the Renton Mine
The site is underlain by sandstone, mudstone, shale, and coal of the Renton Formation, deposited
in the Upper Eocene. Portions of three coal beds were mined at the Renton Mine; Bed No. 1, No.
2, and No.3. The coal beds ranged in thickness from about 11.5 to 17 feet and were separated by
large sandstone and shale units ranging in thicknesses from 85 feet between the lowest No.3 and
the middle No. 2, and 110 feet between the No. 2 and the upper No. 1 coal bed.
The main slope of the Renton Mine was originally sunk at an angle of about 10 to 11 degrees down
the No. 3 coal bed from where it outcropped on the surface (approximately 130 feet west of the
subject site). The attached Cross Section (Figure 2) was prepared along the alignment of the main
slope using surface topography and approximate dip and location of the No. 3 slope. The relative
locations of the No. 2 and No. 1 coal beds are also shown.
EXHIBIT 27
RECEIVED
Clark Close 04/05/2019
PLANNING DIVISION
DocuSign Envelope ID: E1CD9DD7-4E32-42E6-9457-F9847E11D309
Entire DocumentAvailable in Laserfiche Submittals FolderEXHIBIT 28RECEIVEDClark Close 04/05/2019PLANNING DIVISIONDocuSign Envelope ID: E1CD9DD7-4E32-42E6-9457-F9847E11D309
HABITAT TECHNOLOGIES
wetlands, streams, fisheries, wildlife – mitigation and permitting solutions
P.O. Box 1088, Puyallup, Washington 98371
253-845-5119 contact@habitattechnologies.net
March 15, 2019
Mr. Phil Kitzes
@PK Enterprises
23025 SE 263rd Street
Maple Valley, Washington 98038
e-mail pkenterprises.mv@gmail.com
RE: S.Singh Short Plat – LUA17-000803 – Parcel 0007200196
Offsite Wetland and Drainages, City of Renton
Dear Mr. Kitzes,
Consistent with our discussions Habitat Technologies has re-visited the project site
between the end of 2018 through the middle of March 2019 to complete a
characterization of the small wetland area and surface water drainage corridors
identified offsite to the west (downslope) of the proposed S.Singh Short Plat. Particular
emphasis was placed on an appropriate categorization of the small offsite wetland and
three identified surface water drainages consistent with the provisions of the
Washington State Wetland Rating System for Western Washington: 2014 Update
Publication #14-06-029 (Hruby 2014), and the City of Renton Chapter 4.3.050 – Critical
Areas Regulations. The small offsite wetland and surface water drainages had
previously been defined within a wetland assessment completed by Talasaea
Consultants, Inc. during 2006.
Offsite Wetland: As identified within the recent assessments, this small offsite wetland
exhibited all three of the established criteria for designation as a “wetland.” The wetland
exhibited slope characteristics with hydrologic support provided by hillside drainage
(noted below as Drainage B) and seeps at the edge of the wetland. The soil throughout
this wetland appeared dominated by captured alluvial sediments that were well
intermixed with grass and sedge roots. As identified onsite the downslope edge of t his
wetland area was formed by an old concrete foundation/wall installed either for prior
buildings or specifically to create a small ornamental pond. Plant species dominant
within is wetland included reed canarygrass (Phalaris arundinacea), small fruited
bulrush (Scirpus microcarpus), and common lady fern (Athyrium filix-femina). The outer
boundary of this wetland included red alder (Alnus rubra), salmonberry (Rubus
spectabilis), Himalayan blackberry (Rubus procera), rose (Rosa spp.), and Douglas
spiraea (Spiraea douglasii) (see Photos).
As defined using the Wetland Rating System (Hruby 2014) this offsite wetland was
identified to achieve a total functions score of 16 points (with 4 habitat points) (Appendix
A). As defined by the City of Renton a wetland with a total functions score of 16 points
would meet the criteria for designation as a Category III Wetland. The standard buffer
Entire DocumentAvailable in Laserfiche
Submittals Folder
EXHIBIT 29
RECEIVED
Clark Close 04/05/2019
PLANNING DIVISION
DocuSign Envelope ID: E1CD9DD7-4E32-42E6-9457-F9847E11D309
April 17, 2019
Phillip Kitzes
PK Enterprises
23035 SE 263rd St
Maple Valley, WA 98038
SUBJECT: "Off Hold" Notice (2)
S. Singh Short Plat / LUA17-000803, ECF, SHPL-A
Dear Mr. Kitzes,
Thank you for submitting the additional materials requested in the December 6, 2018 and
February 27, 2019 on hold letters from the City. Your project has been taken off hold and the City
will continue review of the S. Singh Short Plat project.
The Short Plat has been rescheduled for Environmental Review Committee on April 29, 2019.
Prior to that review, you will be notified if any additional information is required to continue
processing your application. If you have any questions, please contact me at (425) 430-7289.
Sincerely,
Clark H. Close
Senior Planner
cc: Sound and Steve LLC / Owner(s)
Sukhvinder Singh / Applicant
Castelluccio, Collins, George, Moeller, Skagen, Thompson / Parties of Record
EXHIBIT 30
DocuSign Envelope ID: E1CD9DD7-4E32-42E6-9457-F9847E11D309
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 2 LUA17-000803
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 Close, 425-430-7289, cclose@rentonwa.gov)
1. RMC section 4-4-030C.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 January 10, 2018.
Fire Authority:
(Contact: Corey Thomas, 425-430-7024, cthomas@rentonwa.gov)
Environmental Impact Comments:
EXHIBIT 31
DocuSign Envelope ID: E1CD9DD7-4E32-42E6-9457-F9847E11D309
ADVISORY NOTES TO APPLICANT
Page 2 of 2 LUA17-000803
1. The fire impact fees are applicable at the rate of $829.77 per single family unit. This fee is paid at
building permit issuance.
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 fire hydrant is required within 300-feet of
the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. There are two existing
hydrants within 300-feet of some of the proposed homes, but not all. One hydrant shall require a 5-
inch storz fitting. There are no fire hydrants within 300-feet of proposed Lot 7 and the existing 4-inch
water main cannot support a new fire hydrant.
2. Fire department apparatus access roadways are adequate as they exist. Future development of
property/building lots located on Cedar Avenue South would be very restricted or not allowed due to
long dead end street.
Technical Services:
(Contact: Amanda Askren, 425-430-7369, aaskren@rentonwa.gov)
1. None.
Community Services:
(Contact: Leslie Betlach, 425-430-6619, lbetlach@rentonwa.gov)
1. Parks Impact fee per Ordinance 5670 applies.
Police:
(Contact: Cyndie Parks, 425-430-7521, cparks@rentonwa.gov)
1. None.
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. Coal
mine workings should be located on site plans and any mitigation must be specified by the
geotechnical engineer.
DocuSign Envelope ID: E1CD9DD7-4E32-42E6-9457-F9847E11D309
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: January 10, 2018
TO: Clark Close, Senior Planner
FROM: Justin Johnson, Civil Plan Reviewer
SUBJECT: S. Singh Short Plat
LUA17-000803
I have reviewed the application for Singh Short Plat located at 1003 Renton S Ave and have the following
comments:
EXISTING CONDITIONS
The site is approximately 3.23 acres in size and is rectangular in shape. The site does not contain a
residence and is completely forested. The site is fronted by Renton Ave S on the east side of the parcel.
WATER: This site is in the City of Renton water service area. There is an existing 8” water main running
north and south along the west side of Renton Ave S. Reference Project File WTR2700410 in COR Maps
for the record drawings. There is no existing water meters that serve this property.
SEWER: The site is in the City of Renton sewer service area. There is an existing 8” clay pipe sewer main
running north to south within Renton Ave S. Reference Project File WWP2700027 in COR Maps for
record drawings. There is current no existing sewer stub to serve the property.
STORM DRAINGE: Currently there are three vegetated flow paths that direct the surface water from S
9th St, Renton Ave S, and S 10th St across the property down to Rolling Hills Creek. On-site drainage either
infiltrates or sheet flows southwest.
STREETS: Renton Ave S is classified as a Residential Access Road. At this location Renton Ave S existing
street section consists of a pavement width of approximately 30’. The existing right of way width for
Renton Ave S is approximately 60’ per the King County Assessor’s Map.
WATER COMMENTS
The following improvements are required to be provided by the developer for the proposed project to
provide water service to each lot.
DocuSign Envelope ID: E1CD9DD7-4E32-42E6-9457-F9847E11D309
Singh Short Plat – LUA17-000803
Page 2 of 7
January 10, 2018
1. Installation of fire hydrants within 300 feet of each lot and as required by the Fire Department
to provide coverage to all lots.
2. Installation of 1-inch domestic water service line to each lot from the above new 8-inch water
line.
3. Installation of individual pressure reducing valves (PRV’s) behind each mater meter because the
static water pressure is above 80 psi.
4. The development is subject to applicable water system development charges and water meter
installation fees. Utility System Development Charges (SDC) will be due at the time of utility
construction permit issuance. The current water meter fee amount for a 1-inch service sizes is
$3,245.00 and the current fee for 1” water meter installed by City is $3,310.00. The fee is
subject to change and the rate that is current at the time of issuance of the utility construction
permit will be applicable on the project. Each lot shall have a separate meter.
5. Civil plans for the water main improvements will be required and must be prepared by a
professional engineer registered in the State of Washington. 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. Adequate horizontal and vertical separations between the
new water main and other utilities (storm sewer, sanitary sewer, power, gas, electrical) shall be
provided for the operation and maintenance of the water main.
SEWER COMMENTS
1. The site is located in the City of Renton sewer service area.
2. There is an existing 8 inch diameter sewer main on Renton Ave South and an existing 8 inch
diameter sewer main located in the sewer easement on the north of the subject parcel.
3. Extension of 8” diameter sewer main along the westerly edge of the proposed lots along with
minimum 15 feet wide gravel (minimum surface type) is required. A 15-foot wide gravel access
is also required within the utility easement for the sewer line to the north of proposed Lot 1.
4. The main extension should also continue from the southwest corner of the proposed Lot 4 and
connect to the sewer main located within Renton Ave S. Individual side sewers to serve each lot
should be provided.
5. Utility System Development Charges (SDC) will be due at the time of utility construction permit
issuance. Wastewater Fee amount per sewer connection is $2,837.00. The rate is subject to
change and the rate that is current at the time of issuance of the utility construction permit will
be applicable on the project.
6. All new side sewers shall be 6”. All new side sewers shall flow by gravity to the main at a
minimum slope of 2%. Each lot shall have its own side sewer. Sewer cleanouts should not be
located in the new driveways.
STORM DRAINAGE COMMENTS
1. A preliminary drainage plan and Technical Information Report (TIR) prepared by Core Design
dated August 21, 2017 were submitted to the City as part of the site plan submittal. The site is
located in the City’s Flow Control Duration Standard (Forested Site Conditions). The site is
located in the Thunder Hills Creek drainage basin. The TIR was not completed in accordance
with the standards found in the 2017 Renton Surface Water Design Manual (RSWDM). All nine
core and six special requirements were not addressed.
2. Due to the re-routing of surface water through the steep slopes onsite the final TIR needs to
include a Level 2 downstream analysis for the proposed adjustments to the drainage path to
DocuSign Envelope ID: E1CD9DD7-4E32-42E6-9457-F9847E11D309
Singh Short Plat – LUA17-000803
Page 3 of 7
January 10, 2018
satisfy Core Requirement #2, Offsite Analysis. The analysis will need to discuss the potential
increase in erosion due to the increase amount of water volume.
3. A detention and water quality vault is proposed to meet the flow control requirements to satisfy
Core Requirement #3, Flow Control Facilities. The vault was sized using MGS. Vault sizing
calculations used forested conditions for the existing conditions input into MGS for the lot area
after right of way dedication. Revised vault sizing calculations using MGS should be provided
with the construction permit submittal.
4. Conveyance calculations were not provided in the preliminary TIR. Conveyance calculations shall
be included in the final TIR to satisfy Core Requirement #4, Conveyance System.
5. The preliminary drainage plan shows a piped stormwater conveyance system in the Renton
Avenue S that conforms 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 RSWDM. Storm drain
with a minimum diameter of 12” is required in the public right of way.
6. A geotechnical report evaluating site soil conditions was prepared by the Riley Group dated
March 14, 2017. The report recommends to not use any type of infiltration systems onsite due
to the surface and subsurface conditions.
7. Applicant shall provide an easement to the City of Renton for Tract A to allow the City of Renton
Surface Water to continue to flow across the property.
8. Each new lot is subject to a stormwater system development charge. The 2017 SDC for
stormwater is $1,718.00 per lot. Stormwater SDC fees are due at construction permit issuance.
TRANSPORTATION/STREET COMMENTS
1. Each new lot is subject to a transportation impact fee. The 2017 transportation impact fee is
$5,430.85 per single family home. The transportation impact fee is due at the time of building
permit issuance for each individual home.
2. Street and frontage requirements Renton Ave South is a residential street with ROW width of 60
feet. As per City of Renton code 4-6-060, street frontage improvements including paved
roadway width of minimum 26 feet or paved width to match existing paved width along the
corridor (the larger number is required), 0.5 feet wide curbs, 8 feet wide landscaped planters, 5
feet wide sidewalks, drainage improvements, and streetlights are required to be provided on
residential streets. As per RMC 4-6-060, the half street frontage improvements will be required
to be built Renton Ave South frontage by the developer.
3. 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. Maximum
slopes for driveways shall not exceed 15% provided that driveways exceeding 8% provide
slotted drains at the lower end with positive drainage discharge to restrict runoff from entering
the garage.
4. Per RMC 4-6-060, street lighting is required as the project is larger than four residential units. A
photometric study and street lighting plan per City standards shall be submitted with the
construction permit submittal.
5. The project does not require a Traffic Impact Analysis as the project produces less than 20
vehicles per hour in both the AM and PM peak periods.
6. Paving and trench restoration within the City of Renton right of way shall comply with the City’s
Restoration and Overlay requirements.
DocuSign Envelope ID: E1CD9DD7-4E32-42E6-9457-F9847E11D309
Singh Short Plat – LUA17-000803
Page 4 of 7
January 10, 2018
GENERAL COMMENTS
1. The fees listed are for 2017. 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 fee schedule.
2. Retaining walls that are 4’ or taller from bottom of footing and stormwater detention vaults will
require a separate building permit. Structural calculations and plans prepared by a licensed
engineer will be required as part of the building permit review.
3. All civil plans shall conform to the current City of Renton survey and drafting standards. Current
drafting standards can be found on the City of Renton website.
4. A separate plan submittal will be required for a construction permit for utility work and street
improvements. All plans shall be prepared by a licensed Civil Engineer in the State of Washington.
5. Please see the City of Renton Development Engineering website for the Construction Permit
Application and Construction Permit Process and Submittal Requirements. Please contact the City
to schedule a construction permit intake meeting.
DocuSign Envelope ID: E1CD9DD7-4E32-42E6-9457-F9847E11D309
November 21, 2017
S. SINGH 6-LOT SHORT PLAT
NO SITE ADDRESS, RENTON, WA 98057
APN: 0007200196
Construction Mitigation Description:
The proposed 6-Lot Short Plat is located at the along the westerly edge of Renton
Avenue South between S. 9th and S. 10th Streets, City of Renton, 98057. As required,
the following information is being provided as a construction mitigation description as
required in the submittal for a preliminary plat:
• Proposed Construction Dates: Upon approval of all jurisdictional
and purveyor permits—ETA start is
Spring of 2018 and would run
through the summer.
• Hours and Days Operation: As allowed per the jurisdiction.
Generally, Monday through Saturday
(7:00A to 7:00P).
• Proposed Haul/Transport Routes: Import of 8,800 CY (Haul route(s) to
be determined.
• Measures to Min. Dust, Traffic, Etc.: As required by the City.
• Special Hours of Operation: None proposed at this time.
• Preliminary Traffic Control Plan: None proposed at this time.
23035 SE 263RD STREET • MAPLE VALLEY, WA • 98038
PHONE: 206.227.7445 • PKENTERPRISES.MV@GMAIL.COM
EXHIBIT 33
RECEIVED
11/22/2017 cclose
PLANNING DIVISION
DocuSign Envelope ID: C78E4C5C-F7AC-47C9-93B7-BABC7C4E6D7A
December 6, 2017
Randy Matheson, Executive Director
Community Relations
Renton School District
420 Park Avenue N
Renton, WA 98055
Subject: S. Singh Short Plat Application
LUA17-000803, ECF, SHPL-A
The City of Renton’s Department of Community and Economic Development (CED) has received an application for
a Single-Family Development located at 1003 Renton Ave S LOT (APN 0007200196). Please see the enclosed Notice
of Application for further details.
In order to process this application, CED needs to know which Renton schools would be attended by children living
in residences at the location indicated above. Please fill in the appropriate schools on the list below and return
this letter to my attention, City of Renton, CED, Planning Division, 1055 South Grady Way, Renton, Washington
98057 or fax to (425) 430-7300, by December 20, 2017.
Elementary School: Talbot Hill Elementary School (School Bus Transportation offered)
Middle School: Dimmitt Middle School (School Bus Transportation offered)
High School: Renton High School (School Bus Transportation offered)
Will the schools you have indicated be able to handle the impact of the additional students estimated to come
from the proposed development? Yes YES No_______
Any comments: _________________________________________________________________
Thank you for providing this important information. If you have any questions regarding this project, please
contact me at (425) 430-7289.
Sincerely,
Clark H. Close
Senior Planner
EXHIBIT 34
DocuSign Envelope ID: C78E4C5C-F7AC-47C9-93B7-BABC7C4E6D7A
21TRACT BProfile taken on this alignmentRECEIVEDClark Close 01/03/2019PLANNING DIVISIONEXHIBIT 35DocuSign Envelope ID: C78E4C5C-F7AC-47C9-93B7-BABC7C4E6D7A
S 9TH ST ACCESS2102202302402502602702802903003103202102202302402502602702802903003103201+001+502+002+503+003+504+004+505+00RECEIVEDClark Close 01/03/2019PLANNING DIVISIONEXHIBIT 36DocuSign Envelope ID: C78E4C5C-F7AC-47C9-93B7-BABC7C4E6D7A