HomeMy WebLinkAboutExh.1-18_ERC_MemoradumDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
SR_ERC_Concurrence_Memo_Willowcrest_190429
ENVIRONMENTAL REVIEW COMMITTEE MEMO
APPLICATION NUMBER: LUA19-000061, BSP, PUD
APPLICANTS: Suzanne Davis, Third Place Design Cooperative, 304 Alaskan
Way S, Suite 301, Seattle, WA 98104
Mark Gropper, Renton Housing Authority, 2900 NE 10th St,
Renton, WA 98056
PROJECT NAME: PR19000126 Willowcrest Townhomes PUD
DESCRIPTION OF PROPOSAL: The applicant is requesting Binding Site Plan, combined
Preliminary and Final Planned Urban Development approval, and Concurrence with the Sunset Area
Planned Action EIS for a proposed 12-unit townhome development that would provide affordable home
ownership on the eastern portion of the Edmonds Site (1132 Edmonds Ave NE) located within the
approved Sunset Terrace Redevelopment Master Site Plan. The Edmonds site is 1.7 acres, however the
Willowcrest Townhome proposal would encompass the eastern 0.72 acres of the site, and the remaining
western 0.94 acres along Edmonds Ave NE would be set aside for a future Phase 2 development that
would consist of multi-family flat apartments that were initially anticipated in the approved master plan.
The project would result in 13 lots and two (2) tracts with Lot 1 identified as the future Phase 2
development.
The Willowcrest proposal includes three (3) buildings each containing four (4) townhomes. Each of the 12
townhomes would be located on its own individual lot with the access driveway and open space provided
within two (2) tracts. The proposed townhome project would orient and share open spaces with the
neighboring Glennwood Townhome site. The Sunset Terrace Redevelopment Master Plan (LUA14-
001475) allocated 68 dwelling units to the Edmonds site. Development of the Willowcrest portion of the
site would result in approximately 20 units per net acre for the east side of the Edmonds site. The three
(3) story townhomes would provide three (3) and four (4) bedroom accommodations and range in size
from approximately 1,000 square feet to 1,700 square feet. The site would provide parking for 21 vehicles
with 12 garage loaded spaces and nine (9) surface spaces.
Access to the site would be from Glennwood Ave NE via a shared access easement from the existing
driveway located at the abutting Glennwood Townhomes site. The access driveway would be designed as
a shared pedestrian and vehicle space with paving treatments that would provide delineated pedestrian
areas on both sides of the vehicle travel lane. No access from Edmonds Ave NE would be provided with
the Willowcrest portion of the development, however the future Phase 2 multi-family building would
provide direct access to Edmonds Ave NE and frontage improvements. Proposed drainage improvements
include a detention vault located within the access tract on the western portion of the townhome site.
The applicant has proposed to retain four (4) of the 31 trees located on the Willowcrest site.
LOCATION OF PROPOSAL: 1132 Edmonds Ave NE, Renton, WA 98056, APN 092305-9080
LEAD AGENCY/RESPONSIBLE ENTITY: City of Renton, Environmental Review Committee
Upon determination by the City’s Environmental Review Committee that the proposal meets the criteria
outlined in the Planned Action Ordinance (Ordinance #5813) and qualifies as a planned action, the
proposal shall not require a State Environmental Policy Act (SEPA) threshold determination, preparation
of an EIS, or be subject to further environmental review pursuant to SEPA.
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EXHIBIT 1
SR_ERC_Concurrence_Memo_Willowcrest_190429
The City’s Environmental Review Committee designates the proposal as a “planned action”, pursuant to
RCW 43.21C.030, as it meets all of the following conditions:
The proposal is located within the Sunset Planned Action Area.
The proposed uses and activities are consistent with those described in the Planned
Action EIS and Planned Action Qualifications.
The proposal is within the Planned Action thresholds and other criteria of the Planned
Action Qualifications.
The proposal is consistent with the City of Renton Comprehensive Plan and applicable
zoning regulations.
The proposal’s significant adverse environmental impacts have been identified in the
Planned Action EIS.
The proposal’s impacts would be mitigated by measures identified in Attachment B of
Ordinance #5813 to be applied as conditions of permit approval, and other applicable
City regulations, together with any modifications or variances or special permits that
may be required.
The proposal complies with all applicable local, state and/or federal laws and
regulations, and the Environmental Review Committee determines that these
constitute adequate mitigation.
The proposal is not an essential public facility as defined by RCW.36.70A.200(1).
SIGNATURES:
Gregg Zimmerman, Administrator Date Rick M. Marshall, Administrator Date
Public Works Department Renton Regional Fire Authority
Kelly Beymer, Administrator Date C.E. Vincent, Administrator Date
Community Services Department Department Of Community & Economic Development
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4/30/2019 | 12:37 PM PDT
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CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
STAFF REPORT TO THE ENVIRONMENTAL REVIEW COMMITTEE
EXHIBITS
Project Name:
PR19-000126 Willowcrest Townhomes PUD
Project Number:
LUA19-000061,BSP,PUD
Date of Meeting
April 29, 2019
Staff Contact
Matt Herrera
Senior Planner
Project Contact
Suzanne Davis, Third Place Design
Cooperative, 304 Alaskan Way S,
Suite 301, Seattle, WA 98104
Project Location
1132 Edmonds Ave
NE
The following exhibits are included with the ERC Report:
Exhibit 1: Environmental Review Committee (ERC) Memo
Exhibit 2: CENST Section 58.5 Documentation and Planned Action Concurrence Review prepared by
BERK Consulting dated February 2019
Exhibit 3: Site Plan (Color)
Exhibit 4: Conceptual Landscape Plan (Color)
Exhibit 5: Binding Site Plan (Sheets 4 and 5)
Exhibit 6: Renderings (Buildings A and B)
Exhibit 7: Architectural Elevations
Exhibit 8: Floor Plans
Exhibit 9: Topographic Survey (Sheet 2)
Exhibit 10: Arborist Report prepared by Superior NW Enterprises dated December 11, 2018
Exhibit 11: Tree Retention Plan
Exhibit 12: Technical Information Report prepared by Corterra Engineering dated March 14, 2019
Exhibit 13: Paving and Drainage Plan
Exhibit 14: Utility Plan
Exhibit 15: Transportation Memorandum prepared by Transpo Group dated January 21, 2019
Exhibit 16: Transportation Concurrency Memorandum
Exhibit 17: Geotechnical Report prepared GeoEngineers dated November 15, 2018
Exhibit 18: Advisory Notes
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1
Categorically Excluded Not Subject to
(CENST) Section 58.5 Documentation,
Planned Action Concurrence Review
Renton Sunset Terrace Redevelopment | Homestead Willow Crest Townhomes
Prepared by: BERK Consulting, Inc. on behalf of Homestead Community Land Trust | February 2019
1 Background
1.1 SUNSET AREA COMMUNITY AND SUNSET TERRACE REDEVELOPMENT
The City of Renton, along with the Renton Housing Authority (RHA ), and other public, private, and
nonprofit agencies and developers, is redeveloping the Sunset Terrace public housing community plus
some peripheral sites that have been master planned for redevelopment along with Sunset Terrace for
a total of about 12.7 acres. See Exhibit 1. The master plan envisions a mixed-use, mixed-income
community with park and library and other civic and commercial uses. Mixed-use sites will have both
market rate and affordable rental housing in multi-story, multi-family townhomes and apartments,
along with commercial and retail space.
In order to meet National Environmental Policy Act (NEPA) and State Environmental Policy Act (SEPA)
requirements, the City of Renton issued the Draft Environmental Impact Statement (DEIS) for the City of
Renton Sunset Area Community Planned Action on December 17, 2010 and the Final Environmental Impact
Statement (FEIS) for the City of Renton Sunset Area Community Planned Action on April 1, 2011.1 The City
served as the Responsible Entity (RE) for NEPA compliance, and the lead agency for SEPA compliance.
The Sunset Terrace Master Site Plan Area was also the subject of subsequent revaluations/addenda in
2014 and 2016 when additional dwellings, alternative building locations, height, and street
reclassifications were considered in the Sunset Terrace area. The Master Site Plan is illustrated below.
1.2 HOMESTEAD WILLOW CREST PROPOSAL
Twelve Townhomes called Homestead Willow Crest are proposed on a vacant parcel at 1132 Edmonds
Ave NE (site 18 within the Master Site Plan). It has been studied in the above environmental documents
for a variety of densities, most recently in 2016 for 68 apartment units. Homestead Community Land Trust
is seeking SHOP federal funds and wishes to initiate NEPA review for a 12-unit townhome development.
See Exhibit 2 and Exhibit 3.
1 CH2MHill and ICF International. 2011. Sunset Area Community Planned Action NEPA/SEPA Environmental Impact Statement. Final. April.
(ICF 00593.10.) Bellevue and Seattle, WA. Prepared for City of Renton and the Renton Housing Authority, Renton, WA.
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Exhibit 1. Sunset Terrace Master Site Plan 2016
Source: Mithun, City of Renton 2016
Exhibit 2. Homestead Willow Crest Townhomes Plan
Source: Third Place Design 2019.
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Exhibit 3. Homestead Willow Crest Site Plan
Source: Third Place Design 2018.
Per the City’s request to the applicant, the site plan illustrates that a multi-family development west of the
townhomes on the balance of the vacant site is feasible conceptually. See Exhibit 4. This document does
not evaluate the multifamily housing to the west, focusing on the townhomes proposal.
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Exhibit 4. Homestead Willow Crest Site Plan Phase I (under review)
Conceptual Future Multifamily Phase II (not part of review)
Source: Third Place Design 2019.
This CENST Documentation, Planned Action Concurrence Review addresses the Homestead Willow Crest
proposal, demonstrating it is in the range of the prior alternatives and environmental documents
identified above. Information provided to BERK Consulting, Inc. included:
▪ Homestead Willow Crest Townhomes, Site Plan, Third Place Design, January 7, 2019
▪ Homestead Willow Crest Townhomes Plans and Elevations, Third Place Design, November 7, 2018
▪ Sunset Crest Townhomes (now Homestead Willow Crest) Trip Generation Study, November 30, 2018
▪ Personal Communication, December 13, 2018; Brent Chastain, Third Place Design, to Lisa Grueter,
BERK Consulting, Inc. regarding impervious surface calculations for Homestead Willow Crest
Townhomes
▪ Personal Communication, December 14, 2018, Philippa Nye, Ally Community Development, to Lisa
Grueter, regarding Homestead Willow Crest Townhomes proposal and adjacent property
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2 CENST Documentation, Planned Action Concurrence
Review Analysis
2.1 LAND USE AND AESTHETICS
The 2016 Reevaluation included the subject site (#18) as part of a Master Site Plan, and the concept
assumed an “Edmonds Apartments” development with a greater number of dwelling units, higher density,
greater height, and more extensive impervious footprint. Homestead Willow Crest proposes less
residential development with 12 townhomes and a lower height than previously studied; it does not
exceed development levels studied during 2011-2016. Design standards would apply.
The City of Renton has requested the applicant provide a concept for the remaining undeveloped site to
ensure it is feasible to develop; this CENST Documentation, Planned Action Concurrence Review for
Homestead Willow Crest does not address that portion of the site. It is possible that the balance of the
site will develop and would undergo its own review for NEPA/SEPA purposes.
Exhibit 5. Edmonds Apartment Assumptions 2016 Reevaluation and
Homestead Willow Crest Townhomes Proposal
FEATURE Edmonds Apartment
Concept 2016
Reevaluation
Homestead Willow
Crest Townhomes
2018 CENST
Documentation,
Planned Action
Concurrence Review
Share Of 2016
Development
Assumptions
Zone CV CV Same zone
Acres 1.73 0.59 34% of site acres
Assumed Units 68 12 18% of assumed units
Proposed Units Per Net Acre 40 20.45 Less density per net acre
Minimum Density Units Per Net
Acre
20 20 Achieves more than
minimum density
Maximum Density Units Per
Net Acre
80 80 Less than maximum zoning
Height in feet 50 37.5 Lesser in height
Parking Spaces 112 21 19% of assumed spaces
Conceptual Plan – Share of
Impervious Area square feet
39,200 18,882 48% of prior conceptual
plan impervious area;
cumulatively with other
development, results are in
range of EIS alternatives.
See Attachment A.
Assumed Pollutant Generating
Impervious Surfaces for Site
3,200 9,601 For this site, the PGIS is
greater than prior site
assumptions but
cumulatively with other
development is still in
range of EIS alternatives.
See Attachment A.
Source: Third Place Design; BERK 2018.
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2.2 WATER RESOURCES / IMPERVIOUS SURFACES
Water resources was a key topic in the EIS; an accounting of effective impervious area was tracked
particularly for the NEPA analysis.
As shown in Exhibit 5, the proposal would generate less total impervious surface assumed for the site;
cumulatively with other Master Site Plan development, it would not exceed the prior range of impervious
area calculated for the EIS Alternatives. Homestead Willow Crest would also contribute PGIS area, but
cumulative results would be in the range of the prior EIS alternatives per Attachment A.
On the adjacent Glenwood Townhomes site to the east, approximately 900 square feet of the existing
pervious paving in parking lot will be removed and replaced with pervious paving or planting area to
allow the shared access drive to cut through that area to the Homestead Willow Crest development. The
Homestead Willow Crest development is not proposed to include pervious paving. However, Homestead
Willow Crest does not exceed the total impervious surface assumptions for the Edmonds Apartment
concept and cumulatively results are within the range of impervious surface assumption for the Master
Site Plan area.
City stormwater standards and plans would apply per ROD mitigation measures. See Attachment C.
If there is a future proposal on the western portion of the site, the City would review its compliance with
water resources requirements including the impervious analysis.
2.3 NATURAL ENVIRONMENT AND RESOURCES
(EARTH, AIR QUALITY/ENERGY, PLANTS AND ANIMALS)
The Homestead Willow Crest Townhomes site does not appear to have mapped critical areas. It would
contribute an incremental amount of greenhouse gas emissions and energy use but not exceed
assumptions in the 2011 EIS and subsequent Reevaluations. See Attachment C for ROD mitigation
measures.
2.4 CULTURAL RESOURCES
Through the 2011 NEPA process, a cultural resources survey was conducted on Site 18 (the proposal site)
and no archaeological resources or historic resources were found on the property.
Agency notifications and procedures were addressed at that time as documented in the 2011 Record of
Decision and 2014/2016 Revised Records of Decision. Inadvertent discovery mitigation measures would
apply.
2.5 TRANSPORTATION
It is estimated that 12 townhome units would generate approximately 88 vehicle trips over the course of
a typical weekday including 5 trips during the weekday AM peak hour and 7 trips during the weekday
PM peak hour. See Attachment B. The larger Edmonds Apartment development would have generated
greater trips, which were already addressed in the 2011 EIS and 2014 Reevaluation. No impacts
beyond the prior analysis is anticipated. The development would be required to meet City access
standards and provide for transportation impact fees.
The small number of trips would be deducted from the City’s traffic trip bank in the SEPA Planned Action
Ordinance.
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2.6 NOISE AND ENVIRONMENTAL HEALTH
The site is located away from SR 900 where there is more traffic related noise. Environmental health
hazards were not identified in the 2011 EIS for the property, and standard protocols for development
would apply per Attachment C.
2.7 PARKS AND RECREATION, PUBLIC SERVICES, AND UTILITIES
The development levels on the Homestead Willow Crest would not exceed prior development levels for
the Edmonds Apartments concept. There would be some demand for parks and recreation, public
services, and utilities, and ROD mitigation measures would apply. See Attachment C.
2.8 SOCIOECONOMICS AND ENVIRONMENTAL JUSTICE
The Homestead Willow Crest Townhomes offer affordable ownership housing on a site planned and
considered for residential uses. No impacts are anticipated.
2.9 SUMMARY
Based on this CENST Documentation, Planned Action Concurrence Review, the Homestead Willow Crest
Townhomes fits in the range of the prior environmental review conducted for the Sunset Area and Sunset
Terrace Redevelopment.
Upon the City of Renton’s Responsible Entity determination, this document supports a CENST under 24 CFR
58.35(b) (7): Approval of supplemental assistance (including insurance or guarantee) to a project
previously approved under this part, if the approval is made by the same responsible entity that
conducted the environmental review on the original project and re-evaluation of the environmental
findings is not required under § 58.47.
Pending the City or Renton’s Responsible Official determination, this document could support a Planned
Action SEPA review under WAC 197-11 and the City’s SEPA rules, demonstrating the proposal was
addressed in the cumulative analysis of the EIS and subsequent addenda issued in 2014 and 2016.
Preparer
________________________________
Lisa Grueter, AICP, Principal, BERK Consulting, Inc.
Date: February 11, 2019
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Attachments
Attachment A: Impervious Analysis – Revised with Homestead Willow Crest Development
The CENST Documentation, Planned Action Concurrence Review 2019 analysis demonstrates impervious
surface results that are less than 2011 EIS Alternatives and similar to Reevaluation 2016 results, and
there is no change to the range or scope of effects previously considered.
*Note: This 2019 Review updates assumptions for Homestead Willow Crest Townhomes as part of Site 18; the analysis
assumes some impervious area would be added on the remaining vacant portion of Site 18 similar to the conceptual site plan
for Phase II; however Phase II is subject to future NEPA review as appropriate by the Responsible Entity.
FEIS Alternative 3 Land Cover Analysis
Location
Total
Area
(acres)
Total
Impervious
Area
(acres)
Total
Pervious
Area
(acres)
Total
PGIS
(acres)
Total
Untreated
PGIS
(acres)
Effective
Impervious
(acres)
Potential Replacement Sites 3.06 2.28 0.78 0.62 0.26 2.14
Potential Sunset Terrace Redevelopment
Subarea 12.64 7.04 6.02 2.43 0 4.22
Total 15.70 9.32 6.8 3.05 0.26 6.36
FEIS Preferred Alternative Land Cover Analysis
Location
Total
Area
(acres)
Total
Impervious
Area
(acres)
Total
Pervious
Area
(acres)
Total
PGIS
(acres)
Total
Untreated
PGIS
(acres)
Effective
Impervious
(acres)
Potential Replacement Sites 3.06 2.57 0.49 0.41 0 2.39
Potential Sunset Terrace Redevelopment
Subarea 12.64 6.1 6.54 1.7 0 3.66
Total 15.70 8.67 7.03 2.11 0 6.15
Preliminary Land Cover Analysis Master Plan and Related Sites – Reevaluation 2015-16 Land Cover Analysis
Location Total Area
(acres)
Total
Impervious
Area (acres)
Total
Pervious
Area
(acres)
Total PGIS
(acres)
Total
Untreated
PGIS (acres)
Effective
Impervious
(acres)
Potential Replacement Sites 4.14 1.14 3.00 0.29 0.26 0.68
Potential Sunset Terrace Redevelopment
Subarea 12.73 7.03 5.70 1.27 0 4.22
Total 16.87 8.17 8.71 1.57 0.26 4.90
Preliminary Land Cover Analysis Master Plan and Related Sites – 2019 CENST Review Land Cover Analysis
Location Total Area
(acres)
Total
Impervious
Area (acres)
Total
Pervious
Area
(acres)
Total PGIS
(acres)
Total
Untreated
PGIS (acres)
Effective
Impervious
(acres)*
Potential Replacement Sites 4.14 1.14 3.00 0.29 0.26 0.68
Potential Sunset Terrace Redevelopment
Subarea 12.73 7.03 5.70 1.38 0 4.22
Total 16.87 8.17 8.71 1.67 0.26 4.90
*Includes rest of Edmonds Apartment site.
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CENST Documentation Impervious Area Comparison: 2019
Comparison of Homestead Willow
Crest Townhomes to:
Total
Area
(acres)
Total
Impervious
Area
(acres)
Total
Pervious
Area
(acres)
Total
PGIS
(acres)
Total
Untreated
PGIS (acres)
Effective
Impervious
(acres)
2015-16 Evaluation - - - 0.10 - -
2011 Final EIS Preferred 1.17 -0.50 1.68 -0.44 0.26 -1.25
2011 Final EIS Alternative 3 1.17 -1.15 1.91 -1.38 0.00 -1.46
As shown in Exhibit 5, the proposal would generate less total impervious surface assumed for the site;
cumulatively with other Master Site Plan development, it would not exceed the prior range of impervious
area calculated for the EIS Alternatives. Homestead Willow Crest would also contribute PGIS area, but
cumulative results would be substantially less than the Final EIS alternatives and would not be outside the
range or scope studied.
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Attachment B: Transportation Evaluation
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Attachment C: Record of Decision – Excerpt of Mitigation Measures
The Record of Decision (ROD) under NEPA and the Planned Action Ordinance under SEPA apply identical
mitigation measures. References to “planned actions” apply to Proposals under NEPA.
Earth
On the Homestead Willow Crest Portion of Site 18, there are no mapped geologic hazards. The need to
address City critical areas ordinances will be determined by the City in permit review. The following
mitigation measures included in the Record of Decision (ROD) appear applicable to the development.
▪ Apply erosion-control best management practices (BMPs), as described in Appendix D of the City of
Renton Amendments to the King County Surface Water Design Manual.
▪ Planned Action applicants shall identify in their applications the source of earth material to be used
in construction and shall consider earth material reuse and provide information to the City regarding
why earth material reuse is not feasible if it is not proposed. The City may condition the planned
action application to provide for earth material reuse where feasible.
Air Quality
As part of the cumulative development studied in the 2011 EIS and subsequent reevaluations, the
Homestead Willow Crest Townhomes would be subject to Air Quality/Greenhouse Gas (GHG) mitigation
measures listed in the ROD and the SEPA Planned Action Ordinance. These include:
▪ Construction contractors will be required to implement air quality control plans and BMPs listed in the
ROD.
▪ Planned Action applicants for residential developments shall provide information regarding the
feasibility and applicability of indoor air quality measures. The City may condition Planned Action
applications to incorporate feasible indoor air quality measures.
▪ The City shall require development applicants to consider the reduction measures shown in [ROD]
Exhibit B, Section 2, Table 62 for their projects, and as part of their application explain what
reduction measures are included and why other measures found in the table are not included or are
not applicable. The City may condition Planned Action applications to incorporate feasible GHG
reduction measures.
Water Resources
The primary mitigation measure is to comply with the City’s surface water standards and Sunset Area
Surface Water Master Plan (CH2M HILL, 2011).
The Sunset Area Surface Water Master Plan identifies that Edmonds Ave NE to the west would be a
“Green Collector Arterial,” which would include green infrastructure design and presumably less
impervious surfaces (e.g. rain gardens and pervious sidewalks).
2 Exhibit B has been amended in 2014 and 2016 with additional tables in the Land Capacity section and description of alternatives, but
subsequent tables were not properly renumbered. Table 6 is referenced in Exhibit B Section 2 applicable to Air Quality.
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Plants and Animals
With implementation of proposed stormwater features or standards, no mitigation is required.
Energy
Energy conditions require consideration of trip-reduction measures and energy conservation measures,
similar to and related to Air Quality mitigation measures. The development contributes relatively few
trips and does not require a traffic impact analysis; applicable traffic impact fees would apply.
Compliance with Air Quality mitigation above would also address Energy.
▪ The City shall require development applicants to consider trip-reduction measures and energy
conservation, and as part of their application explain what reduction measures are included and
which ones are not included (based on [ROD] Exhibit B Tables 6 or Table 10). The City may condition
Planned Action applications to incorporate feasible trip reduction and energy conservation measures.
Noise
Construction noise requirements identified in the ROD apply and can be made conditions of approval.
These include:
▪ Locate stationary equipment away from receiving properties.
▪ Erect portable noise barriers around loud stationary equipment located near sensitive receivers.
▪ Limit construction activities to between 7:00 a.m. and 10:00 p.m. to avoid sensitive nighttime hours.
▪ Turn off idling construction equipment.
▪ Require contractors to rigorously maintain all equipment.
▪ Train construction crews to avoid unnecessarily loud actions (e.g., dropping bundles of rebar onto the
ground or dragging steel plates across pavement) near noise-sensitive areas.
ROD mitigation gives the City authority to condition use of double-paned windows or other treatments
per the Energy Code to reduce traffic noise. However, the site is located away from SR-900.
▪ Although traffic noise is exempt from City noise ordinance, based on site-specific considerations, the
City may at its discretion require the new development to install double-pane glass windows or other
building insulation measures using its authority under the Washington State Energy Code (RMC 4-5-
040).
Environmental Health
The proposal is required to provide hazardous materials awareness training, implement a contingency
plan to meet state laws, implement stormwater pollution prevention plan, etc. per the ROD.
▪ Since encountering unreported spills or unreported underground fuel tanks is a risk when performing
construction, contractors shall be required to provide hazardous materials awareness training to all
grading and excavation crews on how to identify any suspected contaminated soil or groundwater,
and how to alert supervisors in the event of suspected contaminated material. Signs of potential
contaminated soil include stained soil, odors, oily sheen, or the presence of debris.
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February 2019 | Homestead Willow Crest Townhomes CENST Documentation, Planned Action Concurrence Review 14
Land Use
Dust control and construction traffic management will be required and could be applied as conditions of
approval.
▪ Under all alternatives, the City shall require planned action applicants to implement appropriate
construction mitigation measures, including but not limited to dust control and construction traffic
management.
Socioeconomics
The proposal does not involve changes to SR 900 by WSDOT. The proposal does not involve public
housing tenant relocation. Thus, no measures apply.
Housing
Relocation assistance is not needed; the site is vacant. Other sites are available for Sunset Terrace
housing relocation assistance. The proposed development will offer affordable ownership housing
opportunities.
Environmental Justice
No measures apply.
Aesthetics
Per the ROD, future development occurring under any of the alternatives shall conform to the Renton
Municipal Code design standards, including but not limited to the following:
▪ Urban design standards contained in RMC 4-3-100,
▪ Residential Design and Open Space Standards contained in RMC 4-2-115, and
▪ Lighting Standards contained in RMC 4-4-075.
Historic/Cultural
The City must require compliance with inadvertent discovery per ROD Attachment B, page 62:
Attachment 1: Draft EIS, Cultural Resources Appendix J, Plan and Procedures for Dealing with the
Unanticipated Discovery.
Transportation
The development would be required to pay its fair share of transportation impact fees to address system
improvements needed for its contribution to growth in trips.
Construction mitigation measures would apply.
Parks and Recreation
City staff will confirm compliance with City open space standards and consistency with Park Impact Fee
requirements.
Utilities
The development will be required to implement water system and sewer system improvements per City
plans, codes, and specifications.
EXHIBIT 2RECEIVED
03/29/2019 mherrera
PLANNING DIVISION
DocuSign Envelope ID: 7500DBC7-FEBC-471E-AF7C-51BF76F7EC72
PLAN: SITE
A1.00
20'-0"
4'-0"4'-0"
9'-0"
TYP.23'-0" TYP.PHASE II
R.O.W. DEDICATION
20'-0"20'-0"230'-8"7'-6"8'-0"
50'-9"PARKINGPARKINGPARKINGPARKING
PA
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PARKINGREFUSE
AND
RECYCLING PARKINGPARKINGFIRE LANE, ACCESS
AND UTILITY EASEMEN
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TFIRE LANE, ACCESS ANDUTILITY EASEMENTACCESS AND UTILITYEASEMENTPHASE II
FIRE ACCESS PH
A
S
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I
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AC
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20'-0"20'-0"(COMPACT)8'-6"TYP.(COMPACT)
(COMPACT)
(COMPACT)
16'-0"8'-0"(COMPACT)
(COMPACT)8'-0"(2) NEW PARKING
STALLSPROPERTY LINEPROPERTY LINE
PROPERTY LINE
PROPERTY LINEPROPERTY LINEPROPERTY LINE
PROPERTY LINE PROPERTY LINEPHASE II
15'-0"
BUILDING
SETBACK
BUILDING A
4 UNIT TOWNHOME
(2383 S.F.)
BUILDING B
4 UNIT
TOWNHOME
(2406 S.F.)
BUILDING C
4 UNIT
TOWNHOME
(2378 S.F.)
PHASE II MULTI-FAMILY
BUILDING
(25,550 S.F.)PHASE II R.O.WSIDEWALKPHASE II R.O.WPLANTER STRIPROCK
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R
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ROCKERYPHASE II ROCKERY
PHASE II ROCKERY
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GLENNWOOD AVE NEEDMONDS AVE NE24'-3"
0 FT40
1" = 20'
20 60 80
PLAN: SITE
SCALE: 1"=20'N
74'-7"38'-5"74'-5"120'-8"199'-11"PHASE II
CURB CUT
EXISTING
CURB CUT TO
REMAIN
5'-0"PROPOSED 5' BUILDING SETBACK PROPOSED 5' BUILDING SETBACKPROPOSED 5' BUILDING SETBACK
PHASE II
BUILDING
ENTRY
PHASE II
GARAGE ENTRY
PHASE II OPEN SPACE
(9,479 S.F.
ON GRADE AND OVER
STRUCTURE)
PHASE II OPEN SPACE
PHASE II
OPEN
SPACE
16'-0"8'-6"
73'-0"
NO.
PPUD/BINDING SITE PLAN
DOCUMENTS
DATE REMARK
DRAWN BY:
SHEET NO:
Willowcrest
Townhomes
SHEET TITLE:
177 Western Avenue W. Suite 266
Seattle, WA 98119
Glennwood Ave.
Renton, WA
. ..
. ..
. ..
. ..
. ..
. ..
. ..
. ..
QA/QC:DATE:
. ..STATEO F W ASHIN
GT
ONN
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.1 .202 EX PLICEN
S
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D
LANDSC A P E A RCHITECT0 9/02/2020BREN T M .CHAST
A
I
NPHASE I15'-0"UTILITYEASEMENTPARKINGPHASE II
15'-0"
UTILITY
EASMENTPROPERTY LINE38'-5"74'-7"20'-0"16'-0" TYP.
(2) NEW PARKING
STALLS
EXISTING
PARKING TO
REMAIN
GLENWOOD
TOWNHOMES EXISTING
OPEN SPACE
(1,234 S.F.)
GLENWOOD
TOWNHOMES
EXISTING
OPEN SPACE
(1087 S.F.)
GLENWOOD
TOWNHOMES EXISTING
OPEN SPACE
(1,848 S.F.)
FIRE HYDRANT
FIRE
HYDRANT
10% PUD COMMON OPEN SPACE
PER RMC 4-9-150.E.1
671 S.F.
R-10/R-14 COMMON OPEN SPACE
PER RMC 4-2-115.E.2
AND 10% PUD RMC 4-9-150.E.1
1,877 S.F.
10% PUD COMMON OPEN SPACE
RMC 4-9-150.E.1
439 S.F.
10% PUD COMMON OPEN SPACE
PER RMC 4-9-150.E.1
584 S.F.
OPEN SPACE ON GLENNWOOD
SITE IN EASEMENT FOR BENEFIT
OF WILLOWCREST MEETING
R-10/R-14 RMC 4-2-115.E.2
(2,576 S.F.)
5'-0"5'-0"BC
3.15.2019
ROCK
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ROCK
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ROCK
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ROCKERYPHASE I10'-0"UTILITYEASMENTEXHIBIT 3
RECEIVED
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PLANNING DIVISION
DocuSign Envelope ID: 7500DBC7-FEBC-471E-AF7C-51BF76F7EC72
PHASE_I
CASCARA
RHAMNUS PURSHIANA
EDDIE`S WHITE WONDER DOGWOOD
CORNUS NUTTALLII `EDDIE`S WHITE WONDER`
OREGON ASH
FRAXINUS LATIFOLIA
HONEYWOOD SASKATOON
AMELANCHIER ALNIFOLIA `HONEYWOOD`
TITANIA BLACK CURRANT
RIBES NIGRUM `TITANIA`
EVERGREEN HUCKLEBERRY
VACCINIUM OVATUM
ECOTURF MIX
GRASS LAWN
PLAN: LANDSCAPE COLOR
(CONCEPTUAL)
L1.00
NO.
PPUD/BINDING SITE PLAN
DOCUMENTS
DATE REMARK
DRAWN BY:
SHEET NO:
Willowcrest
Townhomes
SHEET TITLE:
177 Western Avenue W. Suite 266
Seattle, WA 98119
Glennwood Ave.
Renton, WA
...
...
...
...
...
...
...
...
QA/QC:DATE:
...STATE O F W A SHI
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GTONNO.1
.202 EX PLICENSE
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LANDSC A P E A R C HITECT0 9 /02/2020BRE N T M .CHAS
T
A
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NPRIVATE
YARDS
SLOPE AREA
(PHASE I ONLY)
4689 S.F.
PRIVATE
YARDS
PRIVATE
YARDS
PRIVATE
YARDS
SLOPED AREA
PHASE I ONLY.
(FIRE ACCESS
PHASE II)
0 FT40
1" = 20'
20 60 80
PLAN: LANDSCAPE COLOR (CONCEPTUAL)
SCALE: 1"=20'N
BUILDING B
4 UNIT TOWNHOME
(30' HT.)
BUILDING A
4 UNIT TOWNHOME
(30' HT.)
BUILDING C
4 UNIT TOWNHOME
(30' HT.)
PROPOSED CONTOURS, TYP.
MULTI-FAMILY
BUILDING
(PHASE II)
PHASE II
COMMON
OPEN
SPACE
PHASE II
COMMON
OPEN
SPACE
PHASE II
SIDE YARD PLANTING
PHASE II
SIDE YARD PLANTING
10'-0"
STREET
FRONTAGE
PLANTING
8'-0"
PLANTER
STRIP
AT
PHASE
II R.O.W.30' TYP.PHASE II
PARTIAL
OBSCURING
SCREEN
GLENWOOD AVE NEEDMONDS AVE NEPHASE I15'-0"UTILITYEASEMENTGLENWOOD
TOWNHOMES EXISTING
OPEN SPACE
(1,234 S.F.)
GLENWOOD
TOWNHOMES
EXISTING
OPEN SPACE
(1087 S.F.)
GLENWOOD
TOWNHOMES EXISTING
OPEN SPACE
(1,848 S.F.)
R-10/R-14 COMMON OPEN SPACE
PER RMC 4-2-115.E.2
AND 10% PUD RMC 4-9-150.E.1
1,877 S.F.
10% PUD COMMON OPEN SPACE
RMC 4-9-150.E.1
439 S.F.
10% PUD COMMON OPEN SPACE
PER RMC 4-9-150.E.1
584 S.F.
OPEN SPACE ON GLENNWOOD
SITE IN EASEMENT FOR BENEFIT
OF WILLOWCREST MEETING
R-10/R-14 RMC 4-2-115.E.2
(2,576 S.F.)
EXISTING CONTOURS, TYP.
BC
3.15.2019
EXISTING TREE TO REMAIN, TYP.
EXISTING TREE PROTECTION AREA, TYP.
EXISTING TREE TO REMAIN, TYP.
EXISTING TREE PROTECTION AREA, TYP.
EXISTING TREE TO REMAIN, TYP.
EXISTING TREE PROTECTION AREA, TYP.LIM
ITS
OF
PHASE
ILIMITS OF PHASE ILIMITS OF PHASE ILIMITS OF PHASE IILIMITS OF PHASE IILIM
ITS
OF
PHASE
I
I
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10/17/2018EXHIBIT 9RECEIVED03/29/2019 mherreraPLANNING DIVISIONDocuSign Envelope ID: 7500DBC7-FEBC-471E-AF7C-51BF76F7EC72
13110 NE 177th Place #304 * Woodinville, WA 98072 * Anthony@SuperiorNW.com
206-930-5724
December 11, 2018
Project: Pre-construction assessment for property re-development at 1132 Edmonds Ave NE,
Renton, WA. Parcel number 092305-9080.
Contact: Brent Chastain - Third Place Design 341 NE 91st Street Seattle, WA 98115
Phone – 206 920 9996 Email – Brent@thirdplacedesigncoop.com
Objectives: Evaluate health of existing trees and establish criteria for the preservation of those
to be retained.
Description: The Renton Housing Authority purchased the subject property in 2003. They had
the City of Renton Fire Department demolish the existing house in 2004. As of 2002 the property
was about half covered with trees. In 2005 the tree cover had been reduced to about thirty
percent and the area bulldozed where the house had been (Figure 1). Currently the canopy cover
is approaching forty percent (Figure 2).
In 2012 the Housing Authority developed the adjoining lots to the east. They are now proposing
extending the existing campus onto the subject property as shown in Figure 3. The new area will
cover the east half of the 1132 property.
The following itemized list begins in the northeast corner of the property. It includes the trees
currently on the property and those within 10’ of the borders. The alphanumeric designations are
reflected in the tree plots shown in Figure 4. The lettered trees stand outside the borders and the
numbered trees within. The diameters measured were taken at the standard height of 54” above
grade (DSH). The majority of the trees within the parcel were tagged.
A) (Not tagged) Big Leaf Maple (Acer macrophyllum) with four main stems 13”, 14”,
15” and 15” DSH, 65’ tall, with a 20’ radial spread standing 7’ E of the east fence line
and 16’ south of the NE corner of the subject property. Tree is in fair condition with
average new growth and decent color.
B) (Not tagged) Line of seven cedar (Thuja plicata) 6-8” DSH, 14-18’ tall standing 5’
east of the fence line between the maple above and the NE corner of the property.
They are in fair condition and are forming a hedge row.
1) Pacific Dogwood 10.5” DSH, 30’ tall, 8’ spread mainly to the west. The tree stands
46’ S of the NE corner and 25’ W of the existing east fence line. Tree is in fair
condition with normal growth and color for its age category.
Enterprises
EXHIBIT 10 RECEIVED
03/29/2019 mherrera
PLANNING DIVISION
DocuSign Envelope ID: 7500DBC7-FEBC-471E-AF7C-51BF76F7EC72
13110 NE 177th Place #304 * Woodinville, WA 98072 * Anthony@SuperiorNW.com
206-930-5724
2) Three stem cottonwood (Populus trichocarpa) 10.5”, 12”, and 13” DSH, 65’ tall, 12’
spread off of a 40” diameter base. It stands 26’ W of the #1 tree and roughly 8’ N of
it. The tree appears to be formed from stump sprouts. Two of the stems lean
markedly, the 10’5” one to the north and the 12” one to the east. There is an open
decay column in the center of the main stump. The tree has robust new growth and
good color.
3) Cedar 30” DSH, 50’ tall, standing 10’ north of #2 tree. It is in good condition with
abundant new growth, vibrant color, excellent height to diameter ratio, and a full
canopy which descends to ground level.
4) Cottonwood 7.5” DSH, 55’ tall, 6’ spread standing 15’ S of the north fence line and
18’ W of the #3 cedar. Tree is in weak structural condition and fair health.
5) Cottonwood 7” and 9.5” DSH, 50’ tall, 7’ spread standing 30’ W of and in line with
the #4 tree. It is in fair health and weak structural condition.
6) Cottonwood 11” DSH, 50’ tall, 9’ spread standing 17’ S of #5 tree. It is in fair
condition.
7) (Not tagged) Cottonwood 7” DSH, 45’ tall, 6’ spread standing 9’ W and 3’ N of #5
tree. It is in fair condition.
8) (Not tagged) Cottonwood 6” DSH, 40’ tall, 5’ spread standing 7’ W of #7 tree. It is
in fair condition.
9) Cottonwood 8.5” DSH, 50’ tall, 6’ spread standing 16’ S of the #8 tree and 11.5’
WNW of #6. It is in fair condition.
10) Cottonwood 6.5” DSH, 35’ tall, 5’ spread standing 27’ S and 3’ W of the #6 tree. It
is in fair condition.
11) Cottonwood 8” DSH, 45’ tall, 6’ spread standing 8’ S of #10 tree. It is in fair
condition.
12) Cottonwood 10.5” DSH, 50’ tall, 8’ spread standing 4’ SW of #11 tree. It is in fair
condition.
13) Cottonwood 7.5” DSH, 40’ tall, 5’ spread standing 52’ S of #2 and 52’ W of the
surveyed east side line. It is in fair condition.
14) Alder (Alnus rubra) 17.5” DSH, 35’ tall, 10’ spread standing 41’ S of #13. Tree has
advanced decay present along the column and the upper half of the canopy is dead.
15) Pacific Madrone (Arbutus menziesii) 17” DSH, 45’ tall, 9’ spread in fair condition.
The tree has average color, fairly balanced canopy, and average new growth. It
stands 16’ SE of the #14 alder.
EXHIBIT 10 RECEIVED
03/29/2019 mherrera
PLANNING DIVISION
DocuSign Envelope ID: 7500DBC7-FEBC-471E-AF7C-51BF76F7EC72
13110 NE 177th Place #304 * Woodinville, WA 98072 * Anthony@SuperiorNW.com
206-930-5724
16) Wild Cherry (Prunus emarginata) 14” DSH, 35’ tall, no branches. The tree is dead. It
stands 22’ NE of #15.
17) (Not tagged) Hazel grove (Corylus sp) formed of multiple intertwining clumps. It
starts 12’ north of the #16 cherry and runs 90’ to the south. It is as much as 25’ wide.
Fair condition overall with normal amounts of deadwood. Some of the stems exceed
6” in diameter and reach 18’ tall.
18) Black Locust (Robinia pseudoacacia) 9.5” DSH, 35’ tall, 9’ spread mainly to the
west. The tree is standing 4’ W and 3’ N of the SW corner marker stake for the 1141
lot. Tree is in fair condition with average new growth, decent color, and reasonable
structural formation.
19) (Not tagged) Black Locust 10” DSH, 45’ tall, 10’ spread standing 10’ S of the #18
tree. In fair condition.
Following trees are taken from the survey plot. Author thought the corner marker for the 1141 lot
was the SE one for the subject property. The trees were visually noted at the time of the survey
but not tagged or recorded.
19a) Black locust 12”, 45’ tall, 9’ spread. Fair condition. Standing 6’ S of #19.
19b) Black locust 13”, 45’ tall, 9’ spread. Fair condition. Standing 5’ S of #19a.
19c) Black locust 13”, 45’ tall, 9’ spread. Fair condition. Standing 4’ W of #19b.
19d) Black locust 13”, 45’ tall, 9’ spread. Fair condition. Standing 10’ W of #19c.
20) Three stem Wild Cherry 8.5”, 10”, and 10” DSH, 35’ tall, 6’ spread standing 46’ west
of the east fence line 30’ north of the south fence (second measurement taken from
survey). It is in poor condition and appears to be dying.
21) Wild Cherry 9.5” DSH, 35’ tall, 5’ spread standing 8’ WNW of the #20 tree. It is in
weak condition with poor color and limited canopy coverage. It has a 5” caliper holly
twining around it.
22) Wild Cherry, dual stem from the base, 12.5” and 14” DSH, 45’ tall, 9’ spread. The
east (14”) stem is dead and the west one is dying. It stands 22’ W of #21. Three
cherry saplings stand west of it and all are less than 5” DSH.
23) A wild cherry 10.5” DSH, 45’ tall, 8’ spread standing 16’ S of #22 and roughly 22’ N
of the south fence.
24) English laurel grove, essentially a hedge which has gone feral, growing along the
south fence line. It starts near the #23 tree and runs west for 90’. It is in fair condition.
C) (Not tagged) Big Leaf Maple standing 3’ to the south side of the south fence, 12”
DSH, 40’ tall, 16’ spread mainly to the south. Fair condition.
EXHIBIT 10 RECEIVED
03/29/2019 mherrera
PLANNING DIVISION
DocuSign Envelope ID: 7500DBC7-FEBC-471E-AF7C-51BF76F7EC72
13110 NE 177th Place #304 * Woodinville, WA 98072 * Anthony@SuperiorNW.com
206-930-5724
25) Wild Cherry 6.5” DSH, 45’ tall, 5’ spread in weak condition, 13’ W of the #23 tree.
26) Wild Cherry 7” DSH, 45’ tall, 5’ spread in weak condition, 9’ S of the #25 tree.
27) (Not tagged) Holly grove (Ilex aquifolium) growing between the #26 and the #28
trees. It is in fair condition over all showing color and growth typical of the species.
The largest stems approach 4” DSH but the majority are in the 1-2” range.
28) Wild Cherry 6.5” DSH, 40’ tall, 5’ spread in weak condition, 13’ W of the #26 tree
and 15’ N of the south fence line.
29) Wild Cherry 7” DSH, 40’ tall, 6’ spread in weak condition, 5’ S of the #28 tree.
30) Wild Cherry 8” DSH, 45’ tall, 6’ spread in weak condition, 6’ N of the #28 tree.
31) Wild Cherry 8.5” DSH, 50’ tall, 6’ spread in weak condition, 5’ NE of #30 tree.
There is a 3.5” hawthorn sapling and two 4” caliper cherries near this tree.
32) Wild Cherry 9” and 6.5” DSH, 40’’ tall, 8’ spread in poor condition standing 26’ N of
the #31 tree.
33) Dead alder 16.5” DSH, 35’ tall standing 14’ N of #32 tree.
34) Apple (Malus sp) standing 22’ W of #34 tree. Tree rises off of a 14” caliper base,
separates at the 28” level into two 10” caliper stems. They both grow to the south at
45 degrees, one turns up toward vertical 10’ out from the bifurcation point. Tree is in
weak condition.
35) A Cascara (Rhamnus pushiana) standing 17’ S of the #34 apple. The tree had two 10”
DSH main stems which bifurcated at the base but one broke out at the 5’ mark, the
other rises to the 30’ level. The remaining stem is hollow with advanced decay
present. There are five daughter stems in the 3.5” caliper range growing off the tree’s
base. The #34 apple is leaning over this tree.
36) Wild cherry10.5” DSH, 60’ tall, 8’ spread in fair condition standing 31’ SSE of #35
and in the middle of the last stand of laurel from the #24 hedge row.
37) Wild Cherry 6.5” and 7.5” DSH, 40’ tall, 5’ spread in weak condition standing 18’ W
of the #35 tree. There are three dead cherry stems 8’ to its south, all less than 5”
DSH.
38) Wild Cherry standing 8’ W and 1’ S of the #37 tree. Tree has a 7” DSH, is 30’ tall,
and has a 5’ spread. It is mostly dead. There is a 4” cherry sapling next to it.
39) Wild Cherry 6.5” DSH, 30’ tall, 5’ spread standing 6’ WNW of #38. Poor condition.
40) Wild Cherry 6.5” DSH, 30’ tall, 5’ spread and 3” DSH, 25’ tall, 3’ spread standing 3’
NW of #39. Tree is in poor condition.
EXHIBIT 10 RECEIVED
03/29/2019 mherrera
PLANNING DIVISION
DocuSign Envelope ID: 7500DBC7-FEBC-471E-AF7C-51BF76F7EC72
13110 NE 177th Place #304 * Woodinville, WA 98072 * Anthony@SuperiorNW.com
206-930-5724
41) (Not tagged) Hazel grove starting 21’ W of the end of the #24 English laurel. There
are three clumps 15’ wide running north from the south fence and ending about even
with the #40 tree. Fair condition overall.
42) Hawthorn (Crataegus sp) 6.5” DSH, 30’ tall, 6’ spread standing center north of #41
grove, 22’ W and 5’ S of #39. Tree is in fair condition.
43) (Not tagged) Holly grove standing on the west side of the #41 hazel. Runs 16’ to the
west and14’ deep to the north. Some of the stems are greater than 6” DSH. Fair
condition.
44) Wild Cherry grove with six stems 6.5-8.5” DSH, 50’ tall, 6’ spreads in fair condition.
The first stem stands 18’ W of #42 and 11’ N of the south fence line at the edge of the
#43 holly. The grove extends 12’ to the west.
45) Wild cherry 6.5” DSH, 45’ tall, 5’ spread in fair condition. It stands 2’ N of the south
fence line and in line with the last tree in the #44 stand.
46) Juniper tree (Juniperus sp) with a 12.5” DSH, 35’ tall in fair condition. It stands 17’
north of the south fence and roughly 8’ northwest of the last tree in the #44 row
47) Wild cherry 7” DSH, 45’ tall, 9’ spread all to the north. It is in fair condition and
stands 7’ N of #46.
48) Wild Cherry 7.5” DSH, 55’ tall, 6’ spread standing 10’ SW of #46, 15’ WNW of #45,
and 8’ N of the south fence line. It was recently girdled at the 4’ level and is dying.
49) Wild Cherry 6” DSH, 50’ tall, 6’ spread mainly to the west. It stands 5’ W of #48 and
8’ N of the fence line. It is in fair condition.
50) Wild Cherry 6.5” DSH, 45’ tall, 6’ spread standing 10’ N of #48, 8’ w of #46. Tree
bifurcates at the 20’ level. It is in fair condition.
51) Wild Cherry 8.5” DSH, 55’ tall, 7’ spread standing on the south fence line 28’ west of
the #45 tree. It is in fair condition.
52) Mixed grove of hazel and holly spread out to the west of the #51 tree. It extends to
the SW corner of the property and up to 30’ north of the fence line. It is in fair overall
condition. There are some stems greater than 6” DSH but most are less.
53) Engelmann spruce (Picea engelmannii) 17.5” DSH, 35’ tall standing 38’ N of the
south fence line and about even with the #42 tree. It is in good condition with a full
canopy down to the 7’ level.
54) Wild Cherry 6” DSH, 40’ tall standing 17’ west of the #53 tree. It is in weak
condition. A 5.5” sister stem stand 3’ south of it.
55) Norway spruce (Picea abies) 12.5” DSH, 35’ tall standing 6’ west of the #54 tree. It
is in fair condition and its canopy comes down to the 6’ level.
EXHIBIT 10 RECEIVED
03/29/2019 mherrera
PLANNING DIVISION
DocuSign Envelope ID: 7500DBC7-FEBC-471E-AF7C-51BF76F7EC72
13110 NE 177th Place #304 * Woodinville, WA 98072 * Anthony@SuperiorNW.com
206-930-5724
56) White spruce (Picea glauca) 11.5” DSH, 35’ tall standing 10’ N of the #55 tree. It is
in weak condition. The upper quarter of the canopy is fine but the lower half on the
west side is sparse and the lower 2/3 on the east side has numerous dead or dying
branches.
57) Pacific Madrone 37.5” DSH, 55’ tall, 23’ spread to the east, 38’ spread on a lateral
arm to the SW, and 25’ to the NW. Tree stands 46’ W of the #34 apple and 50’ N of
the south fence line. It is an exceptional tree in excellent health with abundant new
growth, vibrant color, and limited instances of canker and blight.
58) Douglas Fir (Pseudotsuga menziesii) 38.5” DSH, 90’ tall in good health overall. It is
standing 20’ ENE of the #57 tree. It has a full canopy which descends to near the 12’
level. The fir bifurcates at the 60” level in a N/S plane, the west side is 26” caliper,
and the east side is 28” caliper.
59) Alder 24.5” DSH, 35’ tall, 18’ spread standing 20’ ENE of the #58 fir. The upper half
of the canopy is dead, it has advanced decay along the column, and the live canopy is
mostly formed of vertical epicormics extending off of up reaching laterals.
60) Black Locust 10.5” DSH, 18’ tall, 9’ spread standing near the center west side of the
parcel, about 25’ SE of the top of the existing driveway. It is in fair condition.
61) Cottonwood grove which starts 25’ west of the #10-12 tree row, 45’ south of the
north fence line, and pushes up against the upper driveway. It is 50’ wide east to west
and about 40’ north to south. It is in fair health overall. There are eighteen primary
stems in the grove many of which lean out markedly giving them weak structural
conditions. The tallest of the trees reach 60’ and their DSHs ranged from 6” to 10”.
62) Wild Cherry grove which stands between the #61 grove and the north fence line. Its
east edge begins roughly 35’ west of the #9 tree and it averaged 38’ wide east to west.
The sixteen main trunks ranged from 4” DSH to 10” DSH and they maxed out around
40’ tall. The trees were in below average health for the most part.
63) Norway Spruce 22.5” DSH, 55’ tall in good condition standing 25’ south of the rock
retaining wall on the south side of the existing driveway. It is 18’ east of the retaining
wall running along the sidewalk on the west side of the property. It has a low, full
canopy. Ivy is climbing up through the tree.
63a) (Not tagged) Dead alder stands in the curve of the rock wall at the south corner of
the driveway entrance. It is large enough to reach Edmonds Avenue.
64) Douglas Fir 35” DSH, 100’ tall standing 24’ S of #63 and 9’ E of the west side rock
wall. It is in fair condition. There is ivy present in the tree.
65) (Not tagged) Big Leaf Maple clump formed of 9 stems ranging from 5” to 19” DSH,
55’ tall, with a 28’ spread to the west and a 22’ spread to the east, north, and south. It
is roughly 35’ S of #64 and stands at the edge of the rock wall. It is in fair condition.
The lower scaffolds on the west side are overweight, over extended, and hang over
the sidewalk and Edmonds Avenue.
EXHIBIT 10 RECEIVED
03/29/2019 mherrera
PLANNING DIVISION
DocuSign Envelope ID: 7500DBC7-FEBC-471E-AF7C-51BF76F7EC72
13110 NE 177th Place #304 * Woodinville, WA 98072 * Anthony@SuperiorNW.com
206-930-5724
66) (Not tagged) Holly grove growing up under and against the east side of the #65
clump. It is up to 20’ tall, runs about 20’ north to south and 10’ wide east to west. The
largest stem(s) are no more than 6” DSH. Average condition.
67) (Not tagged) Big Leaf Maple 19” DSH, 50’ tall, 20’ spread to the west side, slightly
less to the east. It stands close to the SW corner of the property roughly 70’ south of
#65. It is in fair health, leans slightly to the west, and the majority of the canopy is on
the west side.
68) (Not tagged) Big Leaf Maple 32” DSH, 65’ tall, 28’ spread standing at the top of the
rock wall on the north side of the driveway entrance. The base of the tree is just 6’
back from the wall. There is ivy climbing up into the mid canopy. It is in fair health.
69) Big Leaf Maple standing at the NW corner of the property 28” back from the rock
wall. It has a 16” DSH, is 50’ tall, and has a 15’ fairly even radial spread. It has ivy
growing up through it but appears to be in fair health.
Methods: Tree assessment is both an art and a science. To properly perform, an arborist must
have an extensive background in biology, tree mechanics, and tree structure that is equal parts
academic and field knowledge. It takes years of study to recognize and correctly diagnose the
subtle signs trees exhibit before their failure, whether it be partial or total. The process begins
with a visual inspection (visual tree assessment, VTA) which is followed up as necessary with
soundings, core testing, and/or other detection means. Each tree is examined and evaluated
according to several factors including species type, size, vigor, injuries present, root and grade
disturbance, deadwood, location and extent of decay, stem taper, exposure, and targets that are at
risk.
Risk Assessment: None of the trees present on the subject property would classify out as a high
risk. Having said that there are two immediate issues which should be remedied. The #63a dead
alder should be removed in the short term as it will fail and fall into the street. The lower
branches on the #65 maple clump should be pruned for weight/length reduction to prevent failure
which may result in a car or person being struck.
Cottonwood trees are notorious for being weak in structure. They are one of a handful of species
that are known to be susceptible to the sudden limb drop phenomenon, a condition where a tree
will shed a large limb on a calm day for no apparent reason. They also appear consistently in the
tree failure data base with failed crotches, broken limbs, sheared spars, and uprooting. The more
rapid the growth of these trees the more prone they become to these types of failure. The black
cottonwood can reach its mature height of up to 200’ in sixty to seventy years.
The cottonwoods growing on the property are quite young, most likely less than fifteen years old
for the most part. They are growing extremely rapidly and will be quite prone to partial and
catastrophic failure. It is highly recommended that all the cottonwoods on the property be
removed at this time. It will be a simple affair at this point and the mulch can be blown out over
the property. This will prevent much future heartache and safety issues and save a considerable
amount of money for the Housing Authority.
EXHIBIT 10 RECEIVED
03/29/2019 mherrera
PLANNING DIVISION
DocuSign Envelope ID: 7500DBC7-FEBC-471E-AF7C-51BF76F7EC72
13110 NE 177th Place #304 * Woodinville, WA 98072 * Anthony@SuperiorNW.com
206-930-5724
Discussion: There are two levels of impact at this site, primary and secondary. The primary
area includes the environs immediately within the boundaries of the proposed new construction,
including the driveway, and the regions within ten feet of those boundaries. The secondary area
includes regions where work occurs more than 10’ from the base of the trees in question but
within their root zones.
In this case all the trees within a rectangular area on the east side of the parcel measured 140’
west from the NE corner and 200’ south from north fence will be removed. There is only one
tree in this region that could be construed as being worth retention, namely the #3 cedar.
However, as this tree is right in the middle of the area where the northern town home will be
built, and as its retention would preclude building any structure with 20’ of its base, meaning
only two building could be built or the whole site would have to be re-thought, it is not worth
retaining.
Below this area is a smaller rectangle 105’ west from the SE corner and 65’ north of the south
fence. There are no trees at all worth keeping in this zone.
Taken together all the trees from #1 through #33 (obviously only the east end of #24 hedge) and
the #59 tree will be removed during the clearing and grading process. The ‘C’ maple is within
10’ of the potential grading/excavation impact but, as it is on the neighboring property, will be
retained. It will be discussed in the sections below.
The excavation for the new foundations and other hardscaping will potentially cross into the
Critical Root Zone (CRZ) of three of the trees, namely the ‘C’ maple, the #58 Douglas Fir, and
the east side tree(s) of the #62 cherry grove. This region is defined as a radial distance equal to
one foot per inch of tree diameter. A Certified Arborist will have to be onsite to evaluate the
degree of impact and help design a mitigation scenario according to onsite realities. As the work
begins to expose roots, systematic hand root pruning, rather than tearing and shearing by
machine, should be done.
For example the ‘C’ maple, with an12 inch DSH, has a 12 foot radial CRZ. The tree stands 3’
over the line and the excavation to its north side will be around 5’ north of the line, so there will
be impact about 8’ out from its base.
Trenching type incursion, that is excavation that will occur along only one sector of a tree’s
CRZ, can reach significantly into the root growth area without having a detrimental long term
effect. What does have to be absolutely protected is a tree’s Structural Root Plate (SRP). This
radial area is again related to the diameter inches of the tree in question but not quite in a direct
proportion as in the CRZ. Figure 5 below illustrates the relationship.
EXHIBIT 10 RECEIVED
03/29/2019 mherrera
PLANNING DIVISION
DocuSign Envelope ID: 7500DBC7-FEBC-471E-AF7C-51BF76F7EC72
13110 NE 177th Place #304 * Woodinville, WA 98072 * Anthony@SuperiorNW.com
206-930-5724
Figure 5. Size of the Structural Root Plate in relation to tree stem diameter. Note
that the SRP levels off at 10’ for any tree over 24” in diameter.
In the case of the ‘C’ maple mentioned above, the excavation for the new north side foundation
could come as near as 8’ to the base of the tree. From Figure 5 the Structural Root Plate for an
12” DSH tree is given as 6.5’ so the grading work should not interfere with its SRP. The #58 fir
has a 10’ SRP and according to the plan set the grading for the parking area will be more than
20’ away. Assuming that the largest of the #62 cherries stands the closest to the impact zone, a
10” tree has a 6’ SRP and the northern grading work appears to remain at least 10’ outside of it.
The chart shown in Figure 6 below is used to determine what percentage of a tree’s Critical Root
Zone will be affected by trenching type incursion. In general trees can sustain losses of up to
30% of the overall area within their CRZ without having long term detrimental results.
Figure 6. Chart giving the loss in critical root area as a function of the radial
distance to the CRZ disturbance.
EXHIBIT 10 RECEIVED
03/29/2019 mherrera
PLANNING DIVISION
DocuSign Envelope ID: 7500DBC7-FEBC-471E-AF7C-51BF76F7EC72
13110 NE 177th Place #304 * Woodinville, WA 98072 * Anthony@SuperiorNW.com
206-930-5724
Using the ‘C’ maple again as the example, with the excavation being 8’ from the tree’s base and
it having an 12” DSH, there will be impact at a linear distance equal to 67% of the maples CRZ.
The chart shows that this equates to around a 28% loss in Critical Root Area (CRA) and the
young maple should be fine long term. The CRA loss on the east side of the #58 fir (22’/38.5”
DSH) would be roughly 32%, just over the recommended allowance. However, the cut for the
south end overflow parking stops about even with the center of the tree. So in reality it will
experience about half that impact, closer to 16%, and should be expected to survive the impact
with no long term detrimental effects. The #62 cherry has a 10’ radial Critical Root Zone and the
grading may just brush the edge of it. Using 90% of CRZ the distance the tree would be expected
to lose less than 10% of its CRA and be just fine.
Note that while the trees within the #61 cottonwood grove stand outside the impact zone they are
tall enough to land within the developed area. These cottonwoods will reach more than 100’ tall
in another four to six years. This places both upper townhomes will inside their strike zones.
Their removal at this time will alleviate this issue.
Typically fencing is installed to designate no impact zones and is placed at the distance
proscribed by the arboricultural industry for non-incursion which is one linear foot per linear
inch of diameter. Orange vinyl barrier fencing can be used, although chain link is preferred.
In this case it will be much simpler to fence off the west side of the property. The fence can run
straight down at the 140’ construction limit, tuck in to the 105’ lower area distance, and continue
down to tie into the south fence. This fence will have to jog around the CRZ for the #58 fir and
should only be moved under arborist oversite. A small section of fencing will have to be place
around the CRZ of the ‘C’ maple and it also should only be moved under supervision.
Recommendations: While preserving green spaces and the resulting biological diversity is
important, trees that pose threats to persons or property must be managed so that safety is the
highest priority. In this case the #63a alder should be removed during the initial clearing and
grading period and it is strongly recommended that the #61 cottonwood grove be cut down
at this time also.
As noted above, all the east side trees (1-33, 59) should be removed during construction onset.
It would be advisable to have the #65 maple pruned during the beginning of the project in order
to mitigate its risk issues.
The #57 madrone is an iconic tree and special care should be taken to protect it over the course
of this, or any future, project. Absolutely NO IMPACT OF ANY KIND SHOULD OCCUR
WITH THIS TREE’S 38.5 FOOT RADIAL CRITICAL ROOT ZONE.
EXHIBIT 10 RECEIVED
03/29/2019 mherrera
PLANNING DIVISION
DocuSign Envelope ID: 7500DBC7-FEBC-471E-AF7C-51BF76F7EC72
13110 NE 177th Place #304 * Woodinville, WA 98072 * Anthony@SuperiorNW.com
206-930-5724
Waiver of Liability Because the science of tree risk assessment is constantly broadening its
understanding, it cannot be said to be an exact science. Every tree is different and performing
tree risk assessment is a continual learning process. Many variables beyond the control, or
immediate knowledge, of the arborist involved may adversely affect a tree and cause its
premature failure. Internal cracks and faults, undetectable root rot, unexposed construction
damage, interior decay, and even nutrient deficiencies can be debilitating factors. Changes in
circumstance and condition can also lead to a tree’s rapid deterioration and resulting instability.
All trees have a risk of failure. As they increase in stature and mass their risk of breakdown also
increases, eventual failure is inevitable.
While every effort has been taken to provide the most thorough and accurate snapshot of the
trees’ health, it is just that, a snapshot, a frozen moment in time. These findings do not guarantee
future safety nor are they predictions of imminent events. It is the responsibility of the property
owner to adequately care for the tree(s) in question by utilizing the proper professionals and to
schedule future assessments in a timely fashion.
This report and all attachments, enclosures, and references, are confidential and are for the use of
Brent Chastain, Third Place Design, the Renton Housing Authority, and their representatives
only. They may not be reproduced, used in any way, or disseminated in any form without the
prior consent of the client concerned.
Anthony Moran, BS
Certified Arborist
Qualified Tree Risk Assessor
ISA #PN-5847A
EXHIBIT 10 RECEIVED
03/29/2019 mherrera
PLANNING DIVISION
DocuSign Envelope ID: 7500DBC7-FEBC-471E-AF7C-51BF76F7EC72
13110 NE 177th Place #304 * Woodinville, WA 98072 * Anthony@SuperiorNW.com
206-930-5724
Figure 1. Aerial view of the lot circa 2005. Note the concentration of trees along
the perimeter of the property.
Figure 2. Aerial view from 2017 showing a much greater lot canopy coverage.
EXHIBIT 10 RECEIVED
03/29/2019 mherrera
PLANNING DIVISION
DocuSign Envelope ID: 7500DBC7-FEBC-471E-AF7C-51BF76F7EC72
13110 NE 177th Place #304 * Woodinville, WA 98072 * Anthony@SuperiorNW.com
206-930-5724
Figure 3. Concept of site redevelopment. Compare to existing canopy above.
The area shown only covers 130’ to the west out of the 290’ wide parcel.
EXHIBIT 10 RECEIVED
03/29/2019 mherrera
PLANNING DIVISION
DocuSign Envelope ID: 7500DBC7-FEBC-471E-AF7C-51BF76F7EC72
13110 NE 177th Place #304 * Woodinville, WA 98072 * Anthony@SuperiorNW.com
206-930-5724
Figure 4. Current aerial view of subject property. The white numerals correspond to the
nomenclature in the description section and show rough placement of the indicated trees.
Please refer to the most recent survey for exact locations.
EXHIBIT 10 RECEIVED
03/29/2019 mherrera
PLANNING DIVISION
DocuSign Envelope ID: 7500DBC7-FEBC-471E-AF7C-51BF76F7EC72
5"5"5"
8"MAPLE8"MAPLE8"MAPLE
6"MAPLE6"MAPLE6"MAPLE
6"ORNAMENTAL6"ORNAMENTAL6"ORNAMENTAL
6"ORNAMENTAL6"ORNAMENTAL6"ORNAMENTAL
5"MAPLE5"MAPLE5"MAPLE
5"MAPLE5"MAPLE5"MAPLE
4"ORNAMENTAL4"ORNAMENTAL4"ORNAMENTAL
8"FIR8"FIR
6"FIR6"FIR
29"MAPLE29"MAPLE29"MAPLE
16"MAPLE
16x2 14x2
16"MAPLE
16x2 14x2
16"MAPLE
16x2 14x2
8"CEDAR8"CEDAR
6"CEDAR6"CEDAR
6"CEDAR6"CEDAR
8"CEDAR8"CEDAR
6"CEDAR6"CEDAR
7"CEDAR7"CEDAR
11"POPLAR11"POPLAR11"POPLAR
12"POPLAR12"POPLAR12"POPLAR
13"POPLAR13"POPLAR13"POPLAR
13"POPLAR13"POPLAR13"POPLAR
11"POPLAR11"POPLAR11"POPLAR
8"POPLAR8"POPLAR8"POPLAR
15"ALDER
tag 14
15"ALDER
tag 14
15"ALDER
tag 14
15"MADRONA
tag 15
15"MADRONA
tag 15
15"MADRONA
tag 15
11"ALDER
tag 1
11"ALDER
tag 1
11"ALDER
tag 1
11"COTTONWOOD
11x2 tag 2
11"COTTONWOOD
11x2 tag 2
11"COTTONWOOD
11x2 tag 2
30"CEDAR
tag 3
30"CEDAR
tag 3
8"COTTONWOOD
tag 4
8"COTTONWOOD
tag 4
8"COTTONWOOD
tag 4
12"COTTONWOOD
tag 6
12"COTTONWOOD
tag 6
12"COTTONWOOD
tag 6
10"COTTONWOOD
10in 8in tag 5
10"COTTONWOOD
10in 8in tag 5
10"COTTONWOOD
10in 8in tag 5
8"COTTONWOOD
tag 9
8"COTTONWOOD
tag 9
8"COTTONWOOD
tag 9
8"COTTONWOOD
tag no
8"COTTONWOOD
tag no
8"COTTONWOOD
tag no
8"COTTONWOOD
tag no
8"COTTONWOOD
tag no
8"COTTONWOOD
tag no
10"ORNAMENTAL
tag no
10"ORNAMENTAL
tag no
10"ORNAMENTAL
tag no
6"MAPLE
6x2 tag no
6"MAPLE
6x2 tag no
6"MAPLE
6x2 tag no
10"COTTONWOOD
tag no
10"COTTONWOOD
tag no
10"COTTONWOOD
tag no
6"COTTONWOOD
tag no
6"COTTONWOOD
tag no
6"COTTONWOOD
tag no
12"COTTONWOOD
tag no
12"COTTONWOOD
tag no
12"COTTONWOOD
tag no
13"COTTONWOOD
13in 8in 6in tag no
13"COTTONWOOD
13in 8in 6in tag no
13"COTTONWOOD
13in 8in 6in tag no
12"COTTONWOOD
tag no
12"COTTONWOOD
tag no
12"COTTONWOOD
tag no
6"COTTONWOOD
6x3 tag no
6"COTTONWOOD
6x3 tag no
6"COTTONWOOD
6x3 tag no
8"COTTONWOOD
tag no
8"COTTONWOOD
tag no
8"COTTONWOOD
tag no
6"POPLAR
tag no
6"POPLAR
tag no
6"POPLAR
tag no
5"POPLAR
tag no
5"POPLAR
tag no
5"POPLAR
tag no
5"POPLAR
tag no
5"POPLAR
tag no
5"POPLAR
tag no
11"COTTONWOOD
tag 12
11"COTTONWOOD
tag 12
11"COTTONWOOD
tag 12
8"COTTONWOOD
tag 11
8"COTTONWOOD
tag 11
8"COTTONWOOD
tag 11
6"COTTONWOOD
tag 10
6"COTTONWOOD
tag 10
6"COTTONWOOD
tag 10
34"FIR34"FIR
29"COTTONWOOD29"COTTONWOOD29"COTTONWOOD
8"COTTONWOOD8"COTTONWOOD8"COTTONWOOD
10"COTTONWOOD10"COTTONWOOD10"COTTONWOOD
10"COTTONWOOD10"COTTONWOOD10"COTTONWOOD
10"COTTONWOOD10"COTTONWOOD10"COTTONWOOD
8"COTTONWOOD8"COTTONWOOD8"COTTONWOOD
10"COTTONWOOD10"COTTONWOOD10"COTTONWOOD
10"COTTONWOOD10"COTTONWOOD10"COTTONWOOD
10"COTTONWOOD10"COTTONWOOD10"COTTONWOOD
8"COTTONWOOD8"COTTONWOOD8"COTTONWOOD
6"COTTONWOOD6"COTTONWOOD6"COTTONWOOD
38"MADRONA38"MADRONA38"MADRONA
36"FIR36"FIR
19"FIR19"FIR
18"MAPLE
18 12 10 6x3 6ft cluster
18"MAPLE
18 12 10 6x3 6ft cluster
18"MAPLE
18 12 10 6x3 6ft cluster
12"FIR12"FIR
12"FIR12"FIR
16"FIR16"FIR
6"ORNAMENTAL
cherry
6"ORNAMENTAL
cherry
6"ORNAMENTAL
cherry 6"ALDER6"ALDER6"ALDER
15"CEDAR15"CEDAR 8"ALDER8"ALDER8"ALDER
8"ALDER
8x2
8"ALDER
8x2
8"ALDER
8x2
7"ALDER7"ALDER7"ALDER
8"ALDER8"ALDER8"ALDER
12"POPLAR
poplar = black locust
12"POPLAR
poplar = black locust
12"POPLAR
poplar = black locust
6"ALDER6"ALDER6"ALDER6"ALDER6"ALDER6"ALDER6"ALDER6"ALDER
5"ALDER5"ALDER5"ALDER
10"ALDER10"ALDER10"ALDER 12"MAPLE
12inx3
12"MAPLE
12inx3
12"MAPLE
12inx3
10"ALDER
10inx2 6in
10"ALDER
10inx2 6in
10"ALDER
10inx2 6in
10"ALDER10"ALDER10"ALDER
11"ALDER11"ALDER11"ALDER
6"ALDER6"ALDER6"ALDER
8"ALDER8"ALDER8"ALDER
8"ALDER8"ALDER8"ALDER
12"ALDER
12inx2
12"ALDER
12inx2
12"ALDER
12inx2
12"ALDER12"ALDER12"ALDER
6"ALDER6"ALDER6"ALDER
6"ALDER6"ALDER6"ALDER
6"ALDER6"ALDER6"ALDER
15"MAPLE15"MAPLE15"MAPLE
36"MAPLE36"MAPLE36"MAPLE
18"MAPLE18"MAPLE18"MAPLE
PROPOSED CONTOURS, TYP
TREE PROTECTION, TYP
EXISTING TREE TO REMAIN, TYP
TREE PROTECTION, TYP
EXISTING TREES
TO REMAIN, TYP
TREE PROTECTION, TYP
EXISTING TREE TO REMAIN, TYP
NO.
PPUD/BINDING SITE PLAN
DOCUMENTS
DATE REMARK
DRAWN BY:
SHEET NO:
Willowcrest
Townhomes
SHEET TITLE:
177 Western Avenue W. Suite 266
Seattle, WA 98119
Glennwood Ave.
Renton, WA
...
...
...
...
...
...
...
...
QA/QC:DATE:
...STATE O F W A SHIN
GTONNO.1
.202 EX PLICENSE
D
LANDSC A P E A R C HITECT0 9 /02/2020BRE N T M .CHAS
T
A
I
NL1.10
PLAN:
TREE RETENTION PLAN
LIMITS OF CLEARING AND
GRADING PHASE ILIMITS OF CLEAR
AND GRADE PHASE
I
EXISTING QTY BOTANICAL NAME / COMMON NAME
1 EXISTING LANDMARK TREE TO BE REMOVED
9 EXISTING SIGNIFICANT TREE IN ACCESS EASMENT
21 EXISTING TO BE REMOVED
TREE RETENTION PHASE I LIMITS OF CLEAR AND GRADE PHASE IACCESS/UTILITY EASEMENTACC
E
S
S
/
U
T
I
L
I
T
Y
E
A
S
E
M
E
N
TACCESS/UTILITY EASEMENTACCESS/UTILITY EASEMENT
TREE REPLACMENT CALCULATING PHASE II
TOTAL NUMBER OF TREES OVER 6"43
TOTAL NUMBER OF DEDUCTED/EXCLUDED TREES 8
TOTAL NUMBER OF NOT EXCLUDED SIGNIFICANT TREES 35
TOTAL NUMBER OF TREES REQUIRED TO REMAIN (20%)7
PROPOSED SIGNIFICANT TREES TO REMAIN 0
REQUIRED TREES TO BE REPLACED 7
REQUIRED REPLACMENT INCHES (12" PER TREE)84
REQUIRED REPLACMENT TREES (2.5" CAL.)42R.O.W. DEDICATIONR.O.W. SIDEWALK PHASE IIR.O.W. PLANTER STRIP PHASE IIMULTI-FAMILY BUILDING
PHASE II
4 UNIT TOWNHOME
PHASE I
4 UNIT TOWNHOME
PHASE I
4 UNIT TOWNHOME
PHASE I
ACCESS/UTILI
T
Y
E
A
S
E
M
E
N
TLIMITS OF CLEARING ANDGRADINGLIMITS OF CLEARING ANDGRADING PHASE IILIMITS OF CLEARING AND
GRADING PHASE I
LIMITS OF CLEARING AND
GRADING PHASE II
LIMITS OF CLEARING ANDGRADING PHASE IILIMITS OF CLEARING AND
GRADING PHASE II LIMITS OF CLEAR
AND GRADE PHASE
I
I
N.I.C
.LIMITS OF CLEAR AND GRADE PHASE II N.I.C.LIMITS OF CLEAR AND GRADE PHASE ILIMITS OF CLEAR AND GRADE PHASE II0 FT40
1" = 20'
20 60 80
PLAN: SITE
SCALE: 1"=20'N
EXISTING QTY BOTANICAL NAME / COMMON NAME
2 EXISTING LANDMARK TREE TO BE REMOVED
4 EXISTING SIGNIFICANT TREE IN ACCESS EASMENT
30 EXISTING TO BE REMOVED
4 EXISTING TO BE REMOVED IN PUBLIC STREET
TREE RETENTION PHASE II TREE REPLACMENT CALCULATING PHASE I
TOTAL NUMBER OF TREES OVER 6"35
TOTAL NUMBER OF DEDUCTED/EXCLUDED TREES 9
TOTAL NUMBER OF NOT EXCLUDED SIGNIFICANT TREES 26
TOTAL NUMBER OF TREES REQUIRED TO REMAIN (10%)3
PROPOSED SIGNIFICANT TREES TO REMAIN 4
REQUIRED TREES TO BE REPLACED 0
REQUIRED REPLACMENT INCHES (12" PER TREE)0
REQUIRED REPLACMENT TREES (2" CAL.)0
BC
EXHIBIT 11
RECEIVED
03/29/2019 mherrera
PLANNING DIVISION
DocuSign Envelope ID: 7500DBC7-FEBC-471E-AF7C-51BF76F7EC72
coterra
321 3rd Avenue South, Suite 406
Seattle, Washington 98104
206.596.7115
TECHNICAL INFORMATION REPORT
Project: Homestead
Willowcrest Townhomes
Renton, WA 98056
Prepared For: Homestead
412 Maynard Ave S #201
Seattle, WA 98104
Prepared By: Max Berde, PE
Reviewed By: Peter Apostol, PE
Date: March 14, 2019
ENGINEERING PLLC
Entire Document
Available in
Laserfiche
Submittals Folder
EXHIBIT 12
RECEIVED
03/29/2019 mherrera
PLANNING DIVISION
DocuSign Envelope ID: 7500DBC7-FEBC-471E-AF7C-51BF76F7EC72
IN COMPLIANCE WITH CITY OF RENTON STANDARDS
'&/10&5#8'0'4'06109#
9+..19%4'566190*1/'5coterra
321 3rd Ave South, Suite 406
Seattle, Washington 98104
ph 206.596.7115
coterraengineering.com
ENGINEERING PLLC
9+..19%4'566190*1/'5EXHIBIT 13
RECEIVED
03/29/2019 mherrera
PLANNING DIVISION
DocuSign Envelope ID: 7500DBC7-FEBC-471E-AF7C-51BF76F7EC72
IN COMPLIANCE WITH CITY OF RENTON STANDARDS
'&/10&5#8'0'4'06109#
9+..19%4'566190*1/'5coterra
321 3rd Ave South, Suite 406
Seattle, Washington 98104
ph 206.596.7115
coterraengineering.com
ENGINEERING PLLC
9+..19%4'566190*1/'5EXHIBIT 14
RECEIVED
03/29/2019 mherrera
PLANNING DIVISION
DocuSign Envelope ID: 7500DBC7-FEBC-471E-AF7C-51BF76F7EC72
12131 113th Avenue NE, Suite 203, Kirkland, WA 98034 | 425.821.3665 |
MEMORANDUM
Date: January 21, 2019 TG: 1.18365.00
To: Poppi Handy and Suzanne Davis – third place design co-operative
From: Francesca Liburdy and Stef Herzstein, PE, PTOE – Transpo Group
Subject: Homestead Willowcrest Townhomes Trip Generation Study
The City of Renton Traffic Impact Analysis Policy Guidelines for New Development (January 2016)
require a Traffic Impact Analysis (TIA) when a proposed project is anticipated to exceed 20
vehicles per hour generated in either the weekday AM or PM peak hour. The following
memorandum summarizes the project description and estimated weekday trip genera tion for the
proposed Willowcrest affordable townhome development in Renton, Washington as requested by
City staff.
Project Description
The proposed development would construct 12 townhomes between Edmond Avenue NE and
Glenwood Avenue NE. Access would be provided via the existing driveway serving the Glenwood
Townhomes. The preliminary site plan is shown on Figure 1.
Figure 1 – Preliminary Site Plan
EXHIBIT 15
RECEIVED
03/29/2019 mherrera
PLANNING DIVISION
DocuSign Envelope ID: 7500DBC7-FEBC-471E-AF7C-51BF76F7EC72
2
Trip Generation
Trip generation for the proposed project was estimated based on the Land Use #220 (Multifamily
Housing (Low-Rise)) average trip rates from Trip Generation, 10th Edition, Institute of
Transportation Engineers (ITE), 2017. Weekday daily and AM and PM peak hour trip generation
estimates are summarized in Table 1 and include inbound and outbound daily and peak hour
estimates.
Table 1. Estimated Weekday Trip Generation
Project Trips
Land Use Size Rate1 Total In Out
Multifamily Housing (Low-Rise) LU #220 12 du
Weekday Daily 7.32 88 44 44
Weekday AM Peak Hour 0.46 6 1 5
Weekday PM Peak Hour 0.56 7 4 3
Note: du = dwelling units
1. Trips rates from ITE Trip Generation Manual, 10th Edition (2017).
As shown in Table 1, it is estimated that 12 townhome units would generate approximately 88
vehicle trips over the course of a typical weekday including 5 trips during the weekday AM peak
hour and 7 trips during the weekday PM peak hour. Based on the anticipated weekday AM and
PM trip generation and the City’s 20-trip threshold, a TIA would not be required for the proposed
project.
EXHIBIT 15
RECEIVED
03/29/2019 mherrera
PLANNING DIVISION
DocuSign Envelope ID: 7500DBC7-FEBC-471E-AF7C-51BF76F7EC72
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: April 5, 2019
TO: Matt Herrera, Senior Planner
FROM: Brianne Bannwarth, Development Engineering Manager
SUBJECT: Traffic Concurrency Test – Willowcrest;
LUA19-000061, SEPA, BSP, PUD
The applicant is requesting combined preliminary and final Planned Urban Development
approval, Binding Site Plan approval, and concurrence with the Sunset Area Planned Action EIS
for a 12 unit townhome project located at 1132 Edmonds Ave NE. The subject property is 74,052
square feet (1.7 acres) and located in Commercial Mixed Use land use designation and Center
Village zoning classification. The subject property is located within the Sunset Terrace
Redevelopment Master Site Plan (LUA14001474) and has been allocated 68 multifamily units as
part of the approved master plan. The 12 townhomes would be located on the eastern portion
of the property and encompass 31,187 square feet (0.72 acres) of the site resulting in
approximately 21 units per net acre. The townhome portion of the site would be subdivided into
12 lots, a common open space tract, and a utility/access tract. Lot sizes would range from 1,500
to 1,800 square feet. Access to the townhome site would be via an existing driveway located at
the Glennwood Townhome project at 1141 Glennwood Ave NE. The western portion of the site
would be comprised of approximately 40,927 square feet (0.94 acres) and is proposed to be
developed with multifamily housing in a future phase that would be reviewed under separat e
permit. No general vehicle access from Edmonds Ave NE would be provided with this initial phase
of development.
The proposed development would generate a reduction of approximately 88 net new average
weekday daily trips. During the weekday AM peak hour, the project would generate
approximately 7 net new trips (2 inbound and 5 outbound). During the weekday PM peak hour,
the project would generate approximately 7 net new trips (3 inbound and 4 outbound). The
proposed project passes the City of Renton Traffic Concurrency Test per RMC 4-6-070.D as
follows:
EXHIBIT 16
RECEIVED
03/29/2019 mherrera
PLANNING DIVISION
DocuSign Envelope ID: 7500DBC7-FEBC-471E-AF7C-51BF76F7EC72
Transportation Concurrency Test – Willowcrest
Page 2 of 3
April 5, 2019
Traffic Concurrency Test Criteria Pass
Implementation of citywide Transportation Plan Yes
Within allowed growth levels Yes
Project subject to transportation mitigation or impact fees Yes
Site specific street improvements to be completed by project Yes
Traffic Concurrency Test Passes
Evaluation of Test Criteria
Implementation of citywide Transportation Plan: The City’s investment in completion of the
forecast traffic improvements is 130% of the scheduled expenditure through 2020.
Within allowed growth levels: As shown on the attached citywide traffic concurrency summary,
the calculated citywide trip capacity for concurrency with the city adopted model for 201 8 is
1,770 trips, which provides sufficient capacity to accommodate the 7 additional trips from this
project. A resulting 1,763 trips are remaining.
Project subject to transportation mitigation or impact fees: The project will be subject to
transportation impact fees at time of building permit for the project.
Site specific street improvements to be completed by project: The project will be required to
complete all internal and frontage street improvements for the building prior to occupancy. Any
additional off-site improvements identified through SEPA or land use approval will also be
completed prior to final occupancy.
Background Information on Traffic Concurrency Test for Renton
The City of Renton Traffic Concurrency requirements for proposed development projects are
covered under Renton Municipal Code (RMC) 4-6-070. The specific concurrency test requirement
is covered in RMC 4-6-070.D, which is listed for reference:
D. CONCURRENCY REVIEW PROCESS:
1. Test Required: A concurrency test shall be conducted by the Department for each
nonexempt development activity. The concurrency test shall determine consistency with
the adopted Citywide Level of Service Index and Concurrency Management System
established in the Transportation Element of the Renton Comprehensive Plan, according
to rules and procedures established by the Department. The Department shall issue an
initial concurrency test result describing the outcome of the concurrency test.
2. Written Finding Required: Prior to approval of any nonexempt development activity
permit application, a written finding of concurrency shall be made by the City as part of
EXHIBIT 16
RECEIVED
03/29/2019 mherrera
PLANNING DIVISION
DocuSign Envelope ID: 7500DBC7-FEBC-471E-AF7C-51BF76F7EC72
Transportation Concurrency Test – Willowcrest
Page 3 of 3
April 5, 2019
the development permit approval. The finding of concurrency shall be made by the
decision maker with the authority to approve the accompanying development permits
required for a development activity. A written finding of concurrency shall apply only to
the specific land uses, densities, intensities, and development project described in the
application and development permit.
3. Failure of Test: If no reconsideration is requested, or if upon reconsideration a project
fails the concurrency test, the project application shall be denied by the decision maker
with the authority to approve the accompanying development activity permit application.
The Concurrency Management System established in the Transportation Element on page XI-65
of the Comprehensive Plan states the following:
Based upon the test of the citywide Transportation Plan, consideration of growth levels
included in the LOS-tested Transportation Plan, payment of a Transportation Mitigation
Fee, and an application of site specific mitigation, development will have met City of
Renton concurrency requirements.
EXHIBIT 16
RECEIVED
03/29/2019 mherrera
PLANNING DIVISION
DocuSign Envelope ID: 7500DBC7-FEBC-471E-AF7C-51BF76F7EC72
Geotechnical Engineering Services
Willow Crest Townhomes
Renton, Washington
for
Homestead Community Land Trust
c/o Third Place Design Co-operative
November 15, 2018
Entire Document
Available in
Laserfiche
Submittals Folder
EXHIBIT 17
RECEIVED
03/29/2019 mherrera
PLANNING DIVISION
DocuSign Envelope ID: 7500DBC7-FEBC-471E-AF7C-51BF76F7EC72
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 2 LUA19-000061
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: Matt Herrera, 425-430-6593, mherrera@rentonwa.gov)
1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless
otherwise approved by the Development Services Division.
2. Commercial, multi-family, new single family and other nonresidential construction activities shall be
restricted to the hours between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through
Friday. Work on Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m. and eight
o’clock (8:00) p.m. No work shall be permitted on Sundays.
3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an
appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where
no further construction work will occur within ninety (90) days. Alternative measures 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 wa y 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 ret ained 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: Rohini Nair, 425-430-7298, rnair@rentonwa.gov)
1. See Attached Development Engineering Memo dated April 22, 2019
Fire Authority:
(Contact: Corey Thomas, 425-430-7024, cthomas@rentonwa.gov)
1. Fire impact fees are applicable. Current rate of $964.53 per multifamily unit would apply. These fe es
are paid at time of building permit issuance.
2. The preliminary fire flow calculation is 2,000 gpm. A minimum of two fire hydrants are required. A
minimum of one hydrant is required within 150-feet and one additional fire hydrant is required within
EXHIBIT 18
DocuSign Envelope ID: 7500DBC7-FEBC-471E-AF7C-51BF76F7EC72
ADVISORY NOTES TO APPLICANT
Page 2 of 2 LUA19-000061
300-feet of all the buildings. Hydrants are required within 50-feet of all fire department connections
for sprinkler systems.
3. Approved fire sprinkler and fire alarm systems are required throughout all of the buildings. Direct
outside access is required to the fire sprinkler riser rooms. Fire alarm systems are required to be fully
addressable and full detection is required. Separate plans and permits required by the fire
department.
Fire alarm and sprinkler systems were not required by code for the townhome buildings, they are now
required as part of an approved variance as the access design does not meet code required secondary
emergency access requirements.
4. Fire department apparatus access roadways are required within 150 -feet of all points on all buildings.
Fire lane signage required for the on-site roadways. Required turning radius is 25-feet inside and 45-
feet outside. Roadways shall be a minimum of 20-feet wide. Roadways shall support a minimum of a
30-ton vehicle and 75-psi point loading. Dead end roadways over 150-feet long require an approved
turnaround. Required secondary access requirement was waived as the applicant has offered design
alternatives in the form of approved fire sprinkler and fire alarm systems.
Technical Services:
(Contact: Amanda Askren, 425-430-7369, aaskren@rentonwa.gov)
1. A separate deed of dedication and REETA form will be required for the Road dedication shown prior to
final BSP.
2. Additional information will be necessary for the notes related to Tracts A and B and can be di scussed or
provided prior to final BSP submittal for review.
Community Services:
(Contact: Leslie Betlach, 425-430-6619, lbetlach@rentonwa.gov)
1. Parks Impact Fee applies per Ordinance.
2. Coordinate with City on Phase 2 street tree species selection for Edmonds Ave NE.
DocuSign Envelope ID: 7500DBC7-FEBC-471E-AF7C-51BF76F7EC72
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: April 22, 2019
TO: Matt Herrera, Planner
FROM: Rohini Nair, Civil Plan Reviewer
SUBJECT: Utility and Transportation Comments for Willowcrest Plat PUD
1132 Edmonds Ave NE
LUA19-000061
I have reviewed the application for the Willowcrest Plat PUD at 1132 Edmonds Ave NE (Parcel
number 0923059080) and have the following comments:
WATER
1. The development is within the City of Renton’s water service area and in the 565 -zone
hydraulic zone.
2. The site is located within Zone 2 of the City’s wellhead protection area.
3. Water service for fire protection and for domestic use will be provide d through a
developer’s extension of an existing 12-inch water main that currently ends near the
southeast corner of the property. Please refer to city water project plan no. W-3606
Glenwood Townhomes). The maximum available flowrate for the 12-inch dead-end main
is 2,800 gallons per minute and the static water pressure is approximately 99 psi at ground
elevation 336 feet.
4. Based on the review of the project information submitted by the applicant for the land
use application, Renton Regional Fire Authority (RFA) has determined that the preliminary
fire flow demand for Phase 1 of the Willowcrest Townhomes is 2,000 gpm including the
use of an automatic fire sprinkler system. The fire flow demand for Phase of 2
development has not been determined by RFA at this time.
5. The applicant has submitted a preliminary utility plan for both Phase 1 and Phase 2 with
the land use application and the plan was prepared by Coterra Engineering PLLC and it is
dated March 14, 2019 and the utility plan will need to be revised to include the following:
6. For Phase 1 of the development, the new 12-inch water main extension within the interior
access and fire lane road can terminate at the north limit of the road. An 8 -inch water
main shall be extended from the new 12-inch main along the access road fronting the
north building (Building A) to provide water service to the 4 water meters for this building.
A portion of the existing 12-inch main that is within the existing access road shall be
abandoned and replaced with a new section located within the new road alignment.
7. A fire sprinkler system with an approved backflow prevention assembly (DDCVA) shall be
installed for each building. The location of the fire department connections (FDC’s) shall
also be shown. A fire hydrant is required within 50 feet of all FDC’s.
DocuSign Envelope ID: 7500DBC7-FEBC-471E-AF7C-51BF76F7EC72
Willowcrest Plat PUDError! Reference source not found. – LUA19-000061
Page 2 of 11
8. A separate water meter is required for each townhome unit. A pressure reducing valve
(PRV) is required downstream of each domestic water meter because the water pressure
is over 80 psi.
9. A backflow prevention assembly (DCVA) is required downstream of each domestic water
meter because the buildings have 3-stories.
10. For Phase 2 of the development, additional on-site and off-site water main extensions
will be required depending on the fire flow demand of the building as determined by the
Regional Fire Authority (RFA). A looped water main is required by City Code if the fire
flow demand exceeds 2,500 gpm. In order to provide fire flow demand above 2,800 gpm
up to 5,000 gpm, additional water main improvements will be required including the
following:
a. Extension of the 12-inch water main from Phase 1 within the northerly access
road to Edmonds Ave NE.
b. Extension of a 12-inch water main (565 hydraulic zone) in Edmonds Ave NE across
the full frontage of the property and connecting to the existing 12-inch water
main in Sunset Lane NE or to the existing 12-inch water main in NE Sunset Blvd
and Harrington Ave NE. An easement from adjacent properties will be required
to connect to the 12-inch water main in Sunset Lane NE.
11. A 15-foot utility easement will be required for a single public utility (water) water main(s),
hydrants and water meters outside public right-of-way. A 25-foot utility easement will
be required for two public utility (sewer and water) mains located outside public right-of-
way.
12. Installation of off-site and on-site fire hydrants. The location and number of hydrants will
be determined by the Fire Authority based on the final fire flow demand and final site
plan.
13. Per requirements of RFA, installation of a fire sprinkler stub a with a detector double
check valve assembly (DDCVA) for backflow prevention to each building. The fire
sprinkler stub and related piping shall be done by a registered fire sprinkler
designer/contractor. The DDCVA shall be installed on the private property in an outside
underground vault per City standard plan no. 360.2. The DDCVA may be installed inside
the building if it meets the conditions as shown on City’s standard plan 360.5 for the
installation of a DDCVA inside a building. The location of the DDCVA inside the building
must be pre-approved by the City Plan Reviewer and Water Utility.
14. Individual water service lines are required from the water main to serve each residential
unit. Installation of individual domestic water meter for each of the 12 residential
units. The sizing of the meter(s) shall be in accordance with the most recent edition of
the Uniform Plumbing Code. The plans show 1-inch size domestic water meters to serve
each of the individual residential unit. The water meters should be located outside the
vehicular travelled driveways.
DocuSign Envelope ID: 7500DBC7-FEBC-471E-AF7C-51BF76F7EC72
Willowcrest Plat PUDError! Reference source not found. – LUA19-000061
Page 3 of 11
15. Installation of a backflow prevention assembly on private property behind the domestic
water meter.
A double check valve assembly (DCVA) is required for water meters for residential water
use. DCVA’s with size 2-inch or smaller shall be installed a meter box and DCVA’s with size
3-inch and larger shall be installed in an exterior vault per City standard plan 320.4. The
location of the DCVA’s inside the building must be pre-approved by the City Plan Reviewer
and Water Utility.
16. Installation of a domestic water meter to each townhome unit with a double check valve
assembly (DCVA) behind the meter for townhomes with 3 or more stories.
17. Installation of a landscape irrigation meter requires a double check valve assembly
(DCVA).
18. Buildings, foundations, walls are not allowed within public utility easement.
19. 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 pipes and
vaults, sanitary sewer, power, gas, electrical) shall be provided for the operation and
maintenance of the water main. Retaining walls, rockeries or similar structures cannot
be installed over the water main unless the water main is installed inside a steel casing.
20. The development is subject to applicable water system development charges (SDC’s) and
meter installation fees based on the number and size of the meters for domestic uses,
irrigation use, and for fire sprinkler use. The development is also subject to fees for water
connections, cut and caps, and purity tests. Current fees can be found in the City Fee
Schedule on the City’s website. Fees that are current will be charged at the time of
construction permit issuance.
21. The SDC fee for water is based on the size of the new domestic water to serve the project.
The current water fee for a single 1-inch meter install is 4,050 per meter.
22. Retaining walls, rockeries or similar structures cannot be installed over the water main
unless the water main is inside a steel casing.
23. The current drop-in meter permit fee is $460.00 per meter. Fees that are current will be
charged at the time of permit issuance.
24. Water system development charges and water meter charges will apply for the landscape
irrigation meter and is based on the size of the meter. Fees that are current will be
charged at the time of permit issuance.
SEWER
DocuSign Envelope ID: 7500DBC7-FEBC-471E-AF7C-51BF76F7EC72
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The proposed sewer main improvements as shown on the utility civil plan C3.0 submitted with
the Land Use Application along with additional public sewer main extension within the site,
additional sewer manholes, additional public easement, and sewer maintenance access is
required.
1. The following sewer system improvements are required:
Extend an 8-inch pvc public sewer main from the existing sewer main on
Edmonds Avenue NE up to the north-most residential unit in Building A
(north-most building).
Extend 8-inch pvc public sewer main within the paved site access to extend up
to the east most residential unit in Building C ( east-most building)
A sewer manhole is required at the ends of sewer main and at changes in sewer
alignment.
All public utility mains shall be located outside the zone of influence of retaining
walls, rockeries, or building foundation. Sewer main shall not be located
beneath trees or landscape with deep roots.
Minimum 10 feet horizontal separation is required between sewer main and
water main.
A minimum 15-foot utility easement is required for a single public utility (sewer)
main outside public right-of-way. A 25-foot utility easement will be required for
two public utility (sewer and water) mains located outside public right-of-way.
Paved or gravel vehicular maintenance access is required for the maintenance
of the sewer mains and all sewer manholes. The required minimum width of the
vehicular access is 12 feet in straight portion and 15 feet on bend (curve).
Maintenance access driveway to the sewer main and sewer manholes to be
provide from Edmonds Ave NE (or equal alternative vehicular maintenance
access with required turnaround space for the maintenance vehicles should be
provided for City review with the construction permit submittal).
Dual side sewers are not allowed.
Individual side sewers from the sewer main are required to be provided to serve
each of the 12 residential units since each unit will be located within individual
lot.
If a side sewer to service a lot passes through an open tract or another lot, then
a 15-foot public sewer easement shall be provided.
Retaining walls, rockeries or similar structures cannot be installed over the
sewer main unless the sewer main is installed inside a steel casing.
2. Informational comment - Any covered parking areas will need to direct parking drainage
to the sanitary sewer system through an oil/water interceptor. If any parking is not
covered, it will need to be directed away from the sanitary sewer and into the storm
sewer system.
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3. The development is subject to applicable wastewater system development charge (SDC)
based on the size of the new domestic water to serve the project.
SDC fee for sewer is based on the size of the new domestic water to serve the
project. The current sewer fee for a 1-inch meter is $3,100.00 per meter, 1-1/2
inch meter is $15,500.00 and a 2-inch meter is $24,800.00.
SDC fees that are current at time of construction permit issuance are payable
prior to construction permit issuance.
SURFACE WATER
1. A geotechnical report, dated November 15, 2018, completed by GeoEngineers for the site
has been provided. The report mentions that that development is underlain by dense to
very dense glacial till at relatively shallow depths. No ground water was observed in the
test pits. Erosion control measures will need to be in place prior to starting grading
activities on the site.
Please include the following clarifications in the geotechnical report provided with the
construction permit application
The current geotechnical report mentions that no earthwork activities should not
take place during periods of moderate to heavy precipitation. Please provide a
clarification for this recommendation.
Measured infiltration rate to be provided in geotechnical report with construction
permit submittal for the review of on-site BMPS.
2. A Preliminary Drainage Plan and Technical Information Report (TIR), dated March 14,
2019, was submitted by Coterra Engineering PLLC with the Land Use Application for the
Phase 1 of Willowcrest development. Based on the City of Renton’s flow control map, the
site falls within the Peak Rate Flow Control Standard area matching Existing Site
Conditions and is within the East Lake Washington Drainage Basin. The Phase 1 of
Willowcrest development is subject to Full Drainage Review in accordance with the 2017
Renton Surface Water Design Manual (RSWDM). All nine core requirements and the six
special requirements is discussed in the Technical Information Report. The following
stormwater improvements are required and shall be discussed within the TIR:
a. A detention vault is proposed to meet the stormwater flow control
requirements of Phase 1 of the Willowcrest development.
b. Appropriate flow control BMPs are required to help mitigate the new runoff
created by this development. The TIR submitted with the land use application
included Soil Amendment and perforated pipe on-site BMPS. The measured
infiltration rate shall be included in the geotechnical report that will be
submitted with the construction permit submittal. The review of permeable
pavement and other on-site BMPS that are based on infiltration rate shall be
reviewed at the construction permit stage and appropriate on-site BMPS shall
be determined at that stage. Information of limited infiltration on-site BMP
shall also be included in the TIR submitted with the c onstruction permit. On-
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site BMPS meeting the requirements of RSWDM shall be required to be
provided by the project.
c. Storm drainage pipes shall not be located beneath the landscape strip or
sidewalk. Relocate the lines into the paved roadway and provide solid round
locking lids where required.
d. Roof drains require a minimum 10-foot easement. Applicant shall provide
details on how the roof drains will be connected into the public storm drain
system. Such connections shall be in accordance with City of Renton standards
and the 2017 RSWDM.
e. Enhanced Basic Water Quality is required for this project. The TIR provided with
the land use application proposed an exemption to the Enhances Basic Water
Quality requirement. However, Lake Washington at Gene Coulon is listed on
the DOE 303(d) list for organic content and therefore Enhanced Basic Water
Quality treatment shall be required for Willowcrest development. The plans
and TIR submitted with the Construction permit submittal shall include the
Enhanced Basic Water Quality facility.
f. Retaining walls, rockeries or similar structures cannot be installed over the
stormwater conveyance unless the stormwater conveyance is installed inside a
steel casing.
g. Presettling shall be provided per Section 6.5.1 of the 2017 RSWDM.
h. The stormwater conveyance, flow control facility, and water quality facility
shall be designed in accordance with the RSWDM that is current at the time of
civil construction permit application.
i. The stormwater vault access shall be in accordance with the design
requirements outlined in the RSWDM.
j. The development shall not create protected slopes as defined by RMC 4-3-050.
k. Grading shall be in accordance with RMC 4-4-060.
3. Any proposed detention and/or water quality vault shall be designed in accordance with
the RSWDM that is current at the time of civil construction permit application. Separate
structural plans will be required to be submitted for review and approval under a separate
building permit for the detention and/or water quality vault.
4. Informational comment - Any work proposed outside of the applicant’s property will
require a permanent drainage easement to be provided to the City and a temporary
construction easement prior to any permits being issued.
5. A Construction Stormwater General Permit from Department of Ecology will be required
if grading and clearing of the site exceeds one acre. A Stormwater Pollution Prevention
Plan (SWPPP) is required for this site.
6. The review of stormwater requirements for Willowcrest Phase 2 will done with at the
time of Phase 2 development when details of Phase 2 are provided to the City. The
stormwater conveyance and stormwater facilities shall meet the requirements of the
RSWDM that is current at that time. The location, and alignment of the stormwater lines,
and the placement of the stormwater flow control facility and Enhanced Basic water
Quality facility with the required setbacks and access shall be reviewed at that time. The
location of stormwater vaults shall be required to meet the requirements of the RSWDM.
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Street frontage improvements and drainage requirements in the Edmonds Ave NE
frontage shall be reviewed with Phase 2 submittal. Separate plans and drainage report
TIR shall be required at that time.
7. Surface water system development charge (SDC) fee is $0.72 per square foot of new
impervious surface, but not less than $1,800.00. SDC fee is subject to change and the fee
that is current at the time of issuance of the construction permit shall be applicable. This
is payable prior to issuance of the construction permit.
TRANSPORTATION
1. The proposed development fronts Edmonds Ave NE along the west property lines.
Edmonds Avenue NE is a Minor Arterial Street with an existing right of way (ROW) width
of 60 feet as measured using the King County Assessor’s Map. No frontage improvements
currently exist along the property frontage.
2. To meet the City’s adopted Sunset Area Green Connection plan, a minimum half street
right of way width of 41.5 feet is required (subject to final survey). A dedication of 11.5
feet (subject to final survey) of right of way would be required on the Edmonds Ave NE
frontage. Per City code 4-6-060, the half street improvements shall be installed and the
required ROW dedication shall be provided by the developer. The required half street
improvements include a half street pavement width of 24 feet from the centerline of the
right-of-way, a 0.5-foot curb, a 9-foot bio-swale, a 8-foot sidewalk, street lights, and
storm drainage improvements. The Edmonds Avenue NE street cross section submitted
with the land use application did not show the correct widths of the street frontage
elements. The street cross section should be revised to include the correct widths
mentioned in the adopted Sunset Area Green Connection plan (mentioned above in this
comment) and included in the construction permit plans provided for the construction of
Edmonds Ave NE frontage. All the street frontage elements shall be included within the
public right of way. Renton Municipal code requires undergrounding of any existing
overhead utilities and any new utilities located in the frontage and within site.
3. The applicant has requested to allow the preparation of the construction plans of the
street frontage, and the construction of the street and frontage, to be done at the time
of Phase 2 of Willowcrest development. City can allow the request based on the following
conditions:
The Right of way dedication shall be provided to the City with Willowcrest Phase
1, along with any additional right of way dedication (if applicable) provided to the
City at Willowcrest Phase 2 stage.
RHA either provides the street frontage construction plans and constructs the
street and frontage improvements and site access driveway before final
certificate of occupancy of the Phase 1 buildings, OR provides the City a recorded
covenant that RHA shall provide the street frontage construction plans, and
constructs the street and frontage improvements to City standards prior to the
final certificate of occupancy of the Willowcrest Phase 1 buildings.
4. The site access for Willowcrest Phase 1 is proposed via a private site access driveway from
the adjacent east parcel 1141 Glennwood Ave.
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a. The site access of 20 feet travel width is required to also meet the requirements
of Renton Fire Authority (RFA).
b. A hammerhead turnaround is proposed at the dead end of the site access
proposed with Phase 1 development. The turnaround shall meet
the4requirements of RMC 4.6.060 and the requirements of RFA.
c. Emergency services access within 150 feet of all homes via a 20 -foot paved
access is required. As such, parking is not allowed along the internal access
driveway proposed for the project where there is less than 26 feet paved width.
i. As a result, staff recommends a condition of approval for No Parking
signage or other approved measures on the site access driveway.
5. A traffic analysis dated January 21, 2019, was provided by Transpo Group for Phase 1 of
Willowcrest development. The site generated traffic volumes were calculated using data
from the Institute of Transportation Engineers (ITE) Trip Generation Manual, 9th Edition,
(2009). Based on the calculations provided, the proposed Phase 1 development would
average 88 new daily vehicle trips. Weekday peak hour AM trips would generate 6 new
vehicle trips, with 5 vehicles leaving and 1 vehicles entering the site. Weekday peak hour
PM trips would generate 7 new vehicle trips, with 4 vehicles entering and 3 vehicles
existing the site. As detailed in the report the proposed project is not expected to lower
the levels of service of the surrounding intersections included in the traffic study.
Increased traffic created by the development will be mitigated by payment of
transportation impact fees.
6. Refer to City code 4-4-080 regarding driveway regulations. Driveways shall be designed in
accordance with City standard plans and Renton Municipal code.
a. Driveways shall be located a minimum of 5-feet from property lines.
b. Maximum driveway slope is 8%.
7. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay
Requirements.
8. Payment of the transportation impact fee is applicable on the construction of the
development at the time of application for the building permit. The current rate of
transportation impact fee is $4,064.56 for Condominum per dwelling unit. The
transportation impact fee that is current at the time of building permit application will be
levied.
9. Undergrounding of any existing overhead utilities and nay new utilities is required in the
site frontage and within the site.
10. Access to Willowcrest Phase 2 is proposed by means of a site driveway from Edmonds Ave
NE and connecting with the dead end driveway that is proposed to be constructed with
Phase 1. Refer to City code 4-4-080 regarding driveway regulations. Driveways shall be
designed in accordance with City standard plans.
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STAFF RECOMMENDED CONDITIONS OF APPROVAL
1. For Phase 2 of the development, additional on-site and off-site water main extensions will
be required depending on the fire flow demand of the building as determined by the
Regional Fire Authority (RFA). A looped water main is required by City Code if the fire
flow demand exceeds 2,500 gpm. In order to provide fire flow demand above 2,800 gpm
up to 5,000 gpm, additional water main improvements will be required including the
following:
a. Extension of the 12-inch water main from Phase 1 within the northerly access
road to Edmonds Ave NE.
b. Extension of a 12-inch water main (565 hydraulic zone) in Edmonds Ave NE across
the full frontage of the property and connecting to the existing 12-inch water
main in Sunset Lane NE or to the existing 12-inch water main in NE Sunset Blvd
and Harrington Ave NE. An easement from adjacent properties will be required
to connect to the 12-inch water main in Sunset Lane NE.
2. If Phase 2 improvements are not constructed before final certificate of Occupancy of the
Phase 1 Buildings, then a recorded covenant shall be provided to the City stating that RHA
will construct the water main requirements mentioned in the Condition of Approval 1
(mentioned above).
3. For Phase 1 and Phase2 - Paved or gravel vehicular maintenance access is required for the
maintenance of the sewer mains and all sewer manholes. The required minimum width
of the vehicular access is 12 feet in straight portion and 15 feet on bend (curve).
Maintenance access driveway to the sewer main and sewer manholes to be provide from
Edmonds Ave NE (or equal alternative vehicular maintenance access with required
turning space for the maintenance vehicles should be provided for City review with the
construction permit submittal).
4. For Phase 1 -Extend an 8-inch pvc public sewer main from the existing sewer main on
Edmonds Avenue NE up to the north-most residential unit in Building A (north-most
building). The required minimum easement width for one public utility main outside
public right of way is 15 feet and the required minimum easement width for two public
utility lines located outside public right of way is 25 feet.
5. For Phase 1 -Extend 8-inch pvc public sewer main within the paved site access to extend
up to the east most residential unit in Building C ( east-most building). The required
minimum easement width for one public utility main outside public right of way is 15 feet
and the required minimum easement width for two public utility lines located outside
public right of way is 25 feet.
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6. The applicant has requested to allow the preparation of the construction plans of the
street frontage, and the construction of the street and frontage, to be done at the time
of Phase 2 of Willowcrest development. City can allow the request based on the following
conditions:
The Right of way dedication shall be provided to the City with Willowcrest Phase
1, along with any additional right of way dedication (if applicable) provided to the
City at Willowcrest Phase 2 stage.
RHA either provides the street frontage construction plans and constructs the
street and frontage improvements and site access driveway before final
certificate of occupancy of the Phase 1 buildings, OR provides the City a recorded
covenant that RHA shall provide the street frontage construction plans, and
constructs the street and frontage improvements to City standards prior to the
final certificate of occupancy of the Willowcrest Phase 1 buildings.
GENERAL COMMENTS
1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along
property frontage or within the site must be underground. The construction of these
franchise utilities must be inspected and approved by a City of Renton inspector.
2. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft
from the right-of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls.
3. Adequate separation between utilities as well as other features shall be provided in
accordance with code requirements.
a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other
utilities is required with the exception of water lines which require 10-ft
horizontal and 1.5-ft vertical.
b. The stormwater line should be minimum 5 feet away from any other structure or
wall or building.
c. Trench of any utility should not be in the zone of influence of the retaining wall
or of the building.
4. A civil construction permit for the site, utility and street improvements will require a
separate plan submittal. Civil construction plans shall conform to the City Renton
Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the
City’s website for submittal requirements:
https://rentonwa.gov/cms/One.aspx?portalId=7922741&pageId=9687014
5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on
separate sheets.
6. Fees quoted in this document reflect the fees applicable in the year 2017 only and will be
assessed based on the fee that is current at the time of the permit application or issuance,
as applicable to the permit type. Please visit www.rentonwa.gov for the current
development fee schedule.
7. * An additional technology fee will be added to each fee marked with an asterisk (*).
8. A demo permit is required for the demolition of the existing building. The demo permit
shall be acquired through the building department.
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