HomeMy WebLinkAboutC_ERC_Determination_Internal_Routing_DNS-M_190607DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
ERC_Report_LUA17-000803_v3
ENVIRONMENTAL REVIEW COMMITTEE REPORT
ERC Meeting Date: June 3, 2019
Project File Number: PR17-000618
Project Name: S. Singh 6-Lot Short Plat
Land Use File Number: LUA17-000803, ECF, SHPL-A
Project Manager: Clark H. Close, Senior Planner
Owner: Sound and Steve LLC, 9217 S 220th Lane SE, Kent, WA 98031
Applicant: See owner
Contact: Phillip Kitzes, PK Enterprises, 23035 SE 263rd St, Maple Valley, WA 98038
Project Location: 1003 Renton Ave S LOT (APN 0007200196)
Project Summary: The applicant is requesting Environmental Review (SEPA) and approval of a 6-lot
hillside subdivision at 1003 Renton Ave S LOT (APN 0007200196) for the future
development of 6 single-family houses and a stormwater vault. The 3.22 acre
property is primarily forested and is located on the westerly edge of Renton Ave
S, between S 9th St and S 10th St within the Residential-8 dwelling units per acre
(R-8) zone. The proposed lots of the short plat would range in size from 7,824
square feet (sf) in area to 9,996 sf. The remainder of the site would be divided
between a 9,975 sf stormwater tract and ±79,712 sf critical areas tract. The
residential density is roughly 4.3 du/ac. Access to the residential lots would be
from Renton Ave S. Half-street frontage improvements would be completed along
Renton Ave S. Slope gradients are generally 25 to 35 percent, with steeper slopes
bordering a series of east-west drainages that descend the slope to the west. The
site contains regulated geological hazardous areas such as steep slopes, erosion,
landslide, seismic, and coal mine hazards. A majority of the trees within the
heavily treed site would be retained. Tree removal would be primarily associated
with the lots and stormwater tract improvements. The applicant submitted a
Geotechnical Report, Geotechnical Addendum, Technical Information Report,
Arborist Report, Critical Areas Report, a Wetland and Stream Reconnaissance
Review, and an Offsite Wetland and Drainages Report.
Site Area: 3.22 acres
STAFF
RECOMMENDATION:
Staff Recommends that the Environmental Review Committee issue a
Determination of Non-Significance - Mitigated (DNS-M).
DocuSign Envelope ID: 509AE353-BF12-4C7C-A463-4032938B4B15
City of Renton Department of Community & Economic Development
S. Singh 6-Lot Short Plat
Staff Report to the Environmental Review Committee
LUA17-000803, ECF, SHPL-A
Report of June 3, 2019 Page 2 of 14
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PART ONE: PROJECT DESCRIPTION / BACKGROUND
The applicant requested SEPA Environmental Review and Preliminary Short Plat approval for a 6-lot hillside subdivision
on November 22, 2017. The Planning Division of the City of Renton (City) accepted the above master application for
review on December 6, 2017. During our review, staff determined additional information was necessary in order to
proceed with review of the short plat application. The project was placed on hold on January 11, 2018 (Exhibit 14), for
the first time, pending receipt of the following items: (a) a Critical Areas Report that identifies and evaluates all exiting
critical areas onsite; (b) a preliminary drainage plan and Technical Information Report (TIR) completed in accordance
with the standards found the 2017 Renton Surface Water Design Manual (RSWDM); (c) a geotechnical report prepared
in accordance with the content requirement for all onsite geologic hazards; (d) revised plans impacted through
updated reports; and (e) a response to public comment letters received by the City on December 14, 2017 and January
5, 2018 (Exhibit 12).
On July 10, 2018, the applicant submitted the following items: (a) a Wetland and Stream Reconnaissance Review by
Altmann Oliver Associates, LLC (Exhibit 11) that supported the Critical Areas Report that was prepared by Habitat
Technologies (Exhibit 10); (b) a revised TIR prepared by Core Design (Exhibit 8); (c) a revised plan set (Exhibits 2, 4 and
5); (d) and a response, prepared by the applicant, to public comments received (Exhibits 16). Staff ultimately found
inconsistencies between previous documents submitted for a previous land use application made on the site under
the Defoor Preliminary Short Plat application (LUA05-089, SHPL-H, ECF) and a second on hold letter was issued on July
18, 2018 (Exhibit 15). Due to the critical areas and project area conditions, and in order to resolve the inconsistency
issues and obtain accurate information on the streams and wetlands, and independent secondary reviewer was
retained by the City at the applicant’s expense. Otak, Inc. (Otak) was given notice to proceed with the scope of work
on September 17, 2018 in order to conduct a review of associated critical area reports used in the Hearing Examiners
Decision of the Defoor Preliminary Short Plat (Exhibit 20). Otak subsequently submitted a Technical Memorandum to
the City on November 1, 2018 (Exhibit 19). On November 5, 2018 the project was taken off hold due to the completion
of third-party review and submittal of all necessary documentation (Exhibit 21).
The project was placed back on hold on December 6, 2018 (Exhibit 25) and the applicant was given a response date of
March 6, 2019 to complete the following items: (a) a formal assessment report on Coal Mine Hazards in the area by a
qualified professional pursuant to RMC 4-8-120.D.7 Definitions G: Geotechnical Report, Coal Mine – Medium and Coal
Mine – High. The short plat map must identify and delineate the coal mine hazard areas on the project site; (b) a
revised Geotechnical Report identifying the structural aspects of the proposed stormwater vault in a known critical
area and provide for any necessary mitigation; (c) an updated Critical Areas Report and/or an update Wetland and
Stream Reconnaissance Review to identify changes to the downstream system as a result of the development. Water
typing downstream would classify stream buffers and provide for adequate critical area buffer widths from regulated
streams and wetlands to the proposed project improvements, such as the proposed stormwater vault; and (d) a new
plan sets for any sheets that are affected by the re-design, including but not limited to the short plat plan, grading
plan, drainage plan, etc. Thereafter, the applicant requested to extend the response date and a new response date of
May 27, 2019 was granted by the City of Renton (Exhibit 26). On April 17, 2019 the project was taken off hold following
the submittal of the requested additional materials (Exhibit 30).
The subject site is located in the Black River drainage basin near the end of Renton Ave S, between S 9th St and S 10th
St, along the westerly edge of the road (parcel number 0007200196). Specifically, the project is in the northeast
quarter of the northwest quarter of Section 20, Township 23 North, Range 5 East, W.M. (Exhibit 3). The 3.22 acre
vacant site is bordered by single-family residential development on the north and east, a critical areas tract owned by
WSDOT on the west and a transmission line corridor owned by Puget Sound Energy (PSE) on the south. The
undeveloped site is located within the Residential-8 dwelling units per acre (R-8) zoning classification, which requires
a minimum lot size of 5,000 square feet (50 feet minimum width) for projects over one acre in size.
The property slopes from east to west with average slopes ranging between 15 to 35 percent; however, there are
steeper slopes in excess of 40 percent towards the southeastern portion of the site (Exhibits 2, 5, and 6). The site is
also heavily treed with a mixture of evergreen and deciduous trees (Exhibit 4). Developable parcels with steeper slopes
DocuSign Envelope ID: 509AE353-BF12-4C7C-A463-4032938B4B15
City of Renton Department of Community & Economic Development
S. Singh 6-Lot Short Plat
Staff Report to the Environmental Review Committee
LUA17-000803, ECF, SHPL-A
Report of June 3, 2019 Page 3 of 14
ERC_Report_LUA17-000803_v3
(sites of hillside subdivisions) have greater attention paid to the potential for drainage, erosion, and slope stability
problems, more so than other subdivisions. As a result, lots may be required to be larger than minimum lot sizes
required by Renton’s Zoning Code. Generally, lots in steeper areas of the subdivision should be larger than those in
less steep areas of the subdivision per RMC 4-7-220.C.4.
The proposed development of the property would include construction of six (6) new lots and two (2) new tracts with
associated roads, driveways, utilities and a stormwater detention/water quality vault. Frontage improvements include
13 feet of pavement with a gutter, a six-inch (6”) vertical curb, an eight-foot (8’) wide planter, and a five-foot (5’) wide
sidewalk on the west side of Renton Ave S (Exhibits 5 and 6). The six-lot short plat would result in a density of 4.3
dwelling units per net acre. The proposed density is due to the presence of critical areas, including but not limited to
high coal mine hazards areas and regulated slopes on the subject site. The proposed lots of the short plat would range
in size from 7,824 square feet in area to 9,996 square feet with an average lot size of 8,442 square feet. The remainder
of the site would be divided between a 9,975 square feet stormwater tract for a detention/water quality vault (Tract
B) and a ±79,712 square feet critical areas tract (Tract A), together the tracts consist of approximately 64 percent of
the site (Exhibit 2).
An Arborist Report, prepared by A.B.C. Consulting Arborists LLC, was completed on June 29, 2017 (Exhibit 9). A sample
plot of roughly 10,000 square feet resulted in tree count of 48 trees, 28 trees or 58 percent were considered by the
certified arborist, as viable and 20 or 42 percent were considered not viable. Using the sample plot tree counting
method, the applicant is proposing to retain 375 significant trees or 154 trees above the minimum 30 percent tree
retention rate of the R-8 zone.
The applicant has also submitted the following reports for review and analysis in support of the short plat plan:
Geotechnical Engineering Report (Exhibit 7), Geotechnical Addendum (Exhibit 27), Preliminary Technical Information
Report (Exhibit 8), Critical Areas Report (Exhibit 10), Arborist Report (Exhibit 9), Wetland and Stream Reconnaissance
Review (Exhibit 11), and an Offsite Wetland and Drainages Report (Exhibit 29).
The applicant is proposing approximately 8,800 cubic yards of structural fill during grading and earthwork for the
construction of the lots, frontage improvement to Renton Ave S, dry utilities, water sewer and storm water control
(vault) (Exhibit 22). In addition, the applicant is proposing several retaining walls in order to create the proposed 6-lot
subdivision. All retaining walls would be required to comply with retaining wall standards prior to acceptance of a civil
construction permit.
Staff received public comment letters/emails (Exhibits 12 and 17). To address public comments, staff extending the
initial public comment period from December 20, 2017 to January 5, 2017 and staff responded to public comments
via response letters (Exhibits 13, 16 and 18). To further address public comments the following report contains analysis
related to the following impacts: Earth, Air, Water, Vegetation, and Environmental Health. Additional environmental
analysis and findings for the topics above will also be included and other non-SEPA concerns and will be addressed as
part of the final short plat report (not included in this report). Non-SEPA concerns include, but are not limited to the
following: short plat regulations, zoning, permitted uses, density, public notice, construction mitigation/traffic control,
landscaping, school capacity, access, parking, lot standards/dimensions, setbacks, utilities, and public services.
Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on April 29,
2019 the Environmental Review Committee issued a Determination of Non-Significance - Mitigated (DNS-M) for the
S. Singh 6-Lot Short Plat. Subsequently, on May 3, 2019, the City issued an Administrative Report and Decision for the
subject short plat. After issuance of the SEPA determination and administrative decision, it was brought to the City’s
attention that the subject application did not follow proper agency notice requirements per WAC 197-11-510(1) and
197-11-508. Due to the procedural error, the SEPA determination was withdrawn per WAC 197-11-340(3) and
consequently the Administrative Decision for the short plat (SHPL-A) was also withdrawn (Exhibit 31). To ensure
proper agency notice was provided, the subject application was re-noticed on May 9, 2019 (Exhibit 32).
DocuSign Envelope ID: 509AE353-BF12-4C7C-A463-4032938B4B15
City of Renton Department of Community & Economic Development
S. Singh 6-Lot Short Plat
Staff Report to the Environmental Review Committee
LUA17-000803, ECF, SHPL-A
Report of June 3, 2019 Page 4 of 14
ERC_Report_LUA17-000803_v3
PART TWO: ENVIRONMENTAL REVIEW
In compliance with RCW 43.21C.240, the following environmental (SEPA) review addresses only those project impacts
that are not adequately addressed under existing development standards and environmental regulations.
A. Environmental Threshold Recommendation
Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials:
Issue a DNS-M with a 14-day Appeal Period.
B. Mitigation Measures
1. The applicant shall comply with the recommendations found in the Geotechnical Addendum prepared by
The Riley Group, Inc., dated June 13, 2018. If the recommended drilling and further research determine
that coal mine hazards prevent the construction of single family structures and utilities, then the number
of proposed lots may be required to be reduced and/or the final design of the short plat could change.
2. A note shall be recorded on the face of the final short plat map identifying and delineating the coal mine
hazard areas on the project site.
3. All earthwork performed and implemented by the applicant shall be limited to seasonally drier periods
(typically from April 1 to October 31) and shall be consistent with the recommendations of the
Geotechnical Engineering Report prepared by The Riley Group, Inc., dated March 14, 2017, or an updated
report submitted at a later date.
4. The stormwater vault proposed in Tract B shall be designed to be located underground and/or covered in
soil. No part of the vault shall be permitted to protrude from the ground surface. If it is determined that
the stormwater vault is unable to be constructed below the ground surface, then the applicant shall
provide a fully sight-obscuring landscape visual barrier or an alternative method for approval by the
Planning Division.
C. Exhibits
Exhibit 1: Environmental Review Committee (ERC) Report
Exhibit 2: Site Plan (Sheet P01)
Exhibit 3: Neighborhood Detail Map
Exhibit 4: Existing Conditions Map (Sheet P02)
Exhibit 5: Preliminary Grading and Utility Plan (Sheet P03)
Exhibit 6: Landscape Plan (Sheet P04)
Exhibit 7: Geotechnical Engineering Report, prepared by The Riley Group, Inc., dated March 14,
2017
Exhibit 8: Preliminary Technical Information Report, prepared by Core Design, dated August 21,
2017 (revised dates January 22, 2018, April 4, 2019)
Exhibit 9: Arborist Report, prepared by A.B.C. Consulting Arborists LLC, dated June 29, 2017
Exhibit 10: Critical Areas Report, prepared by Habitat Technologies, dated April 22, 2017
Exhibit 11: Wetland and Stream Reconnaissance Review, prepared by Altmann Oliver Associates,
LLC, dated May 16, 2018
DocuSign Envelope ID: 509AE353-BF12-4C7C-A463-4032938B4B15
City of Renton Department of Community & Economic Development
S. Singh 6-Lot Short Plat
Staff Report to the Environmental Review Committee
LUA17-000803, ECF, SHPL-A
Report of June 3, 2019 Page 5 of 14
ERC_Report_LUA17-000803_v3
Exhibit 12: Public Comment letters/emails: WM Collins & Family letter (dated December 14, 2017),
Erick Thompson email (dated December 13, 2017, December 23, 2017, and December
28, 2017), Erick Thompson letter (dated January 5, 2018), and Johnston George LLP
letter (dated January 5, 2018)
Exhibit 13: Staff Response to Public Comments (dated January 12, 2018): Erick Thompson, Katherine
George and WM Collins & Family
Exhibit 14: On Hold Notice Letter, dated January 11, 2018
Exhibit 15: On Hold Notice Letter – Notice of Secondary Review, dated July 18, 2018
Exhibit 16: Comment Response Letter with Enclosure (dated July 19, 2018): Erick Thompson (cc’d
Katherine George, Erick’s legal counsel) and WM Collins & Family
Exhibit 17: Additional Public Comment letter: WM Collins & Family (dated July 25, 2018)
Exhibit 18: Additional Staff Response to Public Comments (dated July 27, 2018): Wm Collins &
Family
Exhibit 19: Technical Memorandum, prepared by Otak Inc., dated October 31, 2018
Exhibit 20: Defoor Short Plat Hearing Examiner Decision, dated October 17, 2006
Exhibit 21: Off Hold Notice Letter, dated November 5, 2018
Exhibit 22: Environmental Checklist
Exhibit 23: Cedar Highlands Short Plat – Short Plat Plan Sheet 3 (Rec. No. 20170301900008)
Exhibit 24: Defoor Short Plat Documents
Exhibit 25: On Hold Notice Letter, dated December 6, 2018
Exhibit 26: On Hold Notice Letter, dated February 27, 2019
Exhibit 27: Geotechnical Addendum, prepared by The Riley Group, Inc., dated June 13, 2018
Exhibit 28: Geotechnical Responses Letter, prepared by The Riley Group, Inc., dated April 5, 2019
Exhibit 29: Offsite Wetland and Drainages Report, prepared by Habitat Technologies, dated March
15, 2019
Exhibit 30: Off Hold Notice Letter, dated April 17, 2019
Exhibit 31: Notice of Procedural Error Letter, dated May 9, 2019
Exhibit 32: Re-Notice of Application and Proposed Determination of Non-Significance - Mitigated
Exhibit 33: Advisory Notes
D. Environmental Impacts
The Proposal was circulated and reviewed by various City Departments and Divisions to determine whether the
applicant has adequately identified and addressed environmental impacts anticipated to occur in conjunction with
the proposed development. Staff reviewers have identified that the proposal is likely to have the following probable
impacts:
1. Earth
Impacts: The subject sites’ critical areas are designated on the City of Renton’s (COR) Maps as containing
potentially moderate and high coalmine hazards, high erosion hazards, moderate landslide hazards, two
(2) streams, regulated slopes that are either sensitive or protected slopes, and an offsite wetland. With
DocuSign Envelope ID: 509AE353-BF12-4C7C-A463-4032938B4B15
City of Renton Department of Community & Economic Development
S. Singh 6-Lot Short Plat
Staff Report to the Environmental Review Committee
LUA17-000803, ECF, SHPL-A
Report of June 3, 2019 Page 6 of 14
ERC_Report_LUA17-000803_v3
the project application the applicant submitted a Geotechnical Engineering Report, prepared by The Riley
Group, Inc. (RGI), dated March 14, 2017 (Exhibit 7). According to the report, the existing sites’ topography
slopes from the east to the west with an elevation change of approximately 105 feet over a horizontal
distance of about 340 feet. The slope gradients are generally 25 to 35 percent, however there are some
local areas where steeper slopes exist in a series of east-west drainages that descend the slope to the
west due as storm basins in Renton Ave S outlet to these drainages via storm piping and rip-rap outfall.
Slopes in excess of 40 percent grade, which meet the City’s definition of a protected slope, are located
near a small ravine in the southern portion of the site but are underlain by bedrock. The protected slope
areas are proposed to be protected within a native growth protection tract (Tract A) and buildings are
required to maintain a fifteen-foot (15’) building setback from geologically hazardous areas, such as
protected slopes. Since the average slopes exceed twenty percent (20%) the subject site is classified as a
“Hillside Subdivision.” The hillside subdivision categorization required submission of additional
geotechnical information, detailing grading information and larger lots (Exhibits 5 and 7).
Soils in the northwestern portion of the property are mapped by the Geologic Map of the Renton
Quadrangle, King County, Washington, by D. R. Mullineaux (1965) as Renton Formation (Map Unit Tr),
which is arkosic sandstone, mudstone, shale, and coal from sediments deposited in the Upper Eocene as
part of the Puget Group. Soil in the southeastern portion of the property are mapped as Ground Moraine
deposits (Qgt), which is a light to dark gray, nonsorted, nonstratified mixture of clay, silt, sand, and gravel
deposited by glacial ice. The soil conditions or soils encountered by RGI during field explorations,
consisting of five (5) test pits (approximate depths of 7.5 to a maximum depth of 9 feet below existing site
grades) which included loose to medium dense silty sand with varying amounts of gravel over medium
dense to very dense and very stiff to hard weathered bedrock comprised of silty sand and sandy silt.
According to the USDA Soil Conservation Service Soil Survey, King County Area, Washington (1973) the
soils are classified as Arents, Everett material (An) in the northeast corner of the property characterized
by a slight erosion hazard and classified as a Low Erosion Hazard (EL) and the rest of the property as
Beausite gravelly sandy loam, 15 to 30 percent slopes (BeD), which is glacial deposits overlying sandstone.
Beasite soils are characterized by severe erosion potential and classify as High Erosion Hazard (EH) in the
RMC. As a result, the site should be considered a High Erosion Hazard. The impacts of erosion-prone areas
can be reduced by implementing an erosion and sedimentation control plan.
Light groundwater seepage was found by the geotechnical engineer at depths of 5½ feet during
subsurface exploration. The geotechnical report indicated that groundwater was perched over the top of
the weathered bedrock. Groundwater fluctuates due to seasonal variation in the amount of rainfall,
runoff, and other factors; the geotechnical engineer cautions that these fluctuations in groundwater table
should be considered during development.
The geotechnical report also identified regulated geologic hazards such as steep slopes, landslide hazards,
erosion hazards, high seismic hazards, and moderate to high coal mine hazards. The site was found to
have a minimal possibility of liquefaction during an earthquake due to the underlain bedrock. The coal
mine maps in the area indicate the Renton Coal Mine had extended coal mine workings below the site at
various depths, as the site is located at the historical location of the Renton Mine that was active from
about 1874 through 1933. The main entrance to the Renton Coal Mine was found to the west of the site
at the base of the slope, with the Main Slope No. 3 Seam Airway tunnel ran parallel to the Main Slope,
extending through the site just north of the southern property line. The First North Gangway mine working
extended north from the Main Slope through much of the western and central portions of the site, and
the Second North Gangway extended north from the Main Slope along the eastern property line. The First
South Gangway extended south from the Main Slope in the southeast site corner. The geotechnical
engineer believes the western half of the property meets the classification of High Coal Mine Hazard (CH),
with mine workings shallower than 200 feet, and the eastern half of the site meets the classification of
Medium Coal Mine Hazard (CM), with mine workings greater than 200 feet. In areas outside of high coal
mine hazards, roads, driveways, outbuildings (sheds), yard and passive use are generally allowed in
DocuSign Envelope ID: 509AE353-BF12-4C7C-A463-4032938B4B15
City of Renton Department of Community & Economic Development
S. Singh 6-Lot Short Plat
Staff Report to the Environmental Review Committee
LUA17-000803, ECF, SHPL-A
Report of June 3, 2019 Page 7 of 14
ERC_Report_LUA17-000803_v3
medium coal mine hazard areas. High coal mine hazard areas are areas where mines have been
abandoned and improperly sealed and are within 200 feet of the ground surface or are shallower than 15
times the thickness of the seam. Areas with high coal mine hazards may be subject to subsidence. The
majority of the high coal mine hazard area is proposed to be located within the proposed critical areas
tract. According to the geotechnical report, no indications of subsidence were observed during site
explorations. The proposed residential development would be limited to the eastern half of the site along
Renton Ave S.
After completing five (5) test pits, the geotechnical engineer encountered 8 to 12 inches of topsoil and
rootmass. Deeper areas of stripping may be required in forested or heavily vegetated areas of the site.
RGI anticipates that some areas of loose or soft soil would be exposed upon completion of stripping and
grubbing. As a result, RGI recommends proofrolling building and pavement subgrades and areas to receive
structural fill. The submitted SEPA checklist indicated that earthwork activities are estimated at 8,800
cubic yards of structural fill in order to create the appropriate grades for the installation of the building
pads and completing half-street frontage improvements along Renton Ave S. Along Renton Ave S, the
placement of the structural fill would raise the topography of the site (roughly the first 45 linear feet of
the east side of the lot) approximately eight feet (8’). If fill is placed in areas of the site where existing
slopes are steeper than 5:1 (Horizontal:Vertical), the geotechnical engineer is recommending that the area
be benched to reduce the potential for slippage between the existing slopes and fills. Benches should be
wide enough to accommodate compaction and earth moving equipment, and to allow placement of
horizontal lifts of fill.
According to RGI, the site soils are moisture sensitive and would not be useable in wet weather.
Recommendations from the report include applying control methods to limit earthwork to extended
periods of warm and dry weather if possible. Even during dry weather, moisture conditioning (such as
windrowing and drying) of site soils to be reused as structural fill may be required. Even during the
summer, delays in grading can occur to excessively high moisture conditions of the soils or due to
precipitation. If wet weather occurs, the upper wetted portion of the site soils may need to be scarified
and allowed to dry prior to further earthwork or may need to be wasted from the site. Therefore, staff
recommends a SEPA mitigation measure that the project earthwork be limited to seasonally drier periods,
typically from April 1 to October 31.
The applicant subsequently submitted a Geotechnical Addendum, prepared by The Riley Group (dated
June 13, 2018; Exhibit 27) and Geotechnical Responses Letter (dated April 5, 2019; Exhibit 28), to further
address coal mine hazards. According to the Addendum, the subsurface geology of the Renton Mine
includes portions of three mined coal beds: Bed No. 1, Bed No. 2 and Bed No. 3. The coal beds range in
thickness from about 11.5 to 17 feet and were separated by large sandstone and shale units ranging in
thickness from 85 feet between the lowest No. 3 and the middle No. 2, and 110 feet between the No. 2
and the upper No.1 coal bed. The main slope was of the Renton Mine was originally sunk at an angle of
about 10 to 11 degrees down the No. 3 coal bed from where it outcropped on the surface (approximately
130 feet west of the subject site). The addendum shows the cross section (Figure 2) along the alignment
of the main slope using surface topography and location of the No. 3 slope. The relative locations of the
No. 2 and No. 1 coal beds are also shown. Due to the close proximity of the main slope and airway
entrances on the No. 3, and the method of mining to the west of the 1st north gangway, and the relatively
shallow depth of the main slope and rock tunnel below the surface of the western portion of the site, the
geotechnical engineer is recommending avoiding development of the western half of the site. The
applicant submitted a Preliminary Technical Information Report, prepared by Core Design, dated August
21, 2017 (revised dates January 22, 2018, April 4, 2019; Exhibit 8), that identifies a large (approximately
64 feet by 30 feet) detention/water quality vault near the northwest corner of the site (see Stormwater
Section 3b for more information). The geotechnical engineer believes that this area, where the
stormwater vault is proposed to be located in the northwest corner of the parcel, is within a high coal
mine hazard area with mine workings shallower than 200 feet. Despite finding no indication of subsidence
DocuSign Envelope ID: 509AE353-BF12-4C7C-A463-4032938B4B15
City of Renton Department of Community & Economic Development
S. Singh 6-Lot Short Plat
Staff Report to the Environmental Review Committee
LUA17-000803, ECF, SHPL-A
Report of June 3, 2019 Page 8 of 14
ERC_Report_LUA17-000803_v3
on the site during exploration, the initial geotechnical engineer did not complete any test pits or borings
near the approximate proposed location of the stormwater vault. The coal mine hazard section of the
geotechnical report (4.6.1) also did not provide a quality conclusion as to the risk or impacts associated
with a nearly 2,000 square foot stormwater vault being placed within a high coal mine hazard area. The
applicant later identified in the geotechnical addendum that the mine working at the site are at a depth
of about 70 to 85 feet below current grades at the vault location. According to the geotechnical engineer,
due to the timeframe and nature of the previous mine workings in the vicinity of the vault, the bedrock
that underlies the site and the depth of the mine workings in this area, the construction of the vault can
be completed with standard vault design methods. As geotechnical engineering addendum indicated that
the vault would not add additional load to the underlying soil as the weight of the vault is less than the
weight of the soil removed for the installation of the vault.
According to the geotechnical addendum, the No. 3 bed in the eastern portion of the site has mostly been
worked out and was collapsed over 100 years ago, and the remnant mine workings of the 2nd north and
1st south gangways are over 200 feet in depth. Due to the mining method used and the elapsed time since
they were abandoned, the geotechnical engineer concluded that the development can be safely
completed over worked out areas and gangways of the No. 3 coal bed in this area without affecting the
site or neighboring properties. The main slope and rock tunnel in the southern portion of the site
remained open and were in use until the mine closed in this area. The geotechnical engineer found it
unclear on how the Renton Mine was abandoned, whether the miners pulled support timbers and allowed
it to collapse on its own or if they induced it to collapse. The intersection of the main slope and rock tunnel
is in the general vicinity of the steep slope area, and could be indicative of past subsidence or collapse,
and resulting in increased erosion. In addition, the status of the main slope east of this area is also
unknown, and may be less than 200 feet below the surface as it approaches proposed Lot 5 due to
elevations in the ravine. The geotechnical engineer expects that this mine collapsed and the overlying
materials would support the proposed development. As a result, RGI is recommending further research
or the potential that drilling in Lot 5 may be necessary prior to developing the lot with a residence. The
addendum notes that this area would first need to be cleared to allow access for the drilling. Finally, the
addendum determined that a tunnel appears to extend into the northern portion of the site on the No. 2
bed. This extends through the 30 foot wide utility easement and into proposed Lot 1. The status of the
tunnel is unknown, although it was excavated prior to the collapse of the No. 3 bed below, and may have
already collapsed. This tunnel may be less than 100 feet below grade and development could affect Lot 1,
and utilities and the residence to the north. As a result, RGI is recommending drilling to confirm status of
this tunnel and again the engineer made note that the area would also need to be cleared first to allow
access for drilling. Therefore, staff recommends a mitigation measure that the applicant comply with the
recommendations found in the Geotechnical Addendum prepared by The Riley Group, Inc. (dated June
13, 2018; Exhibit 27). If the recommended drilling and further research determine that coal mine hazards
prevent the construction of single family structures and utilities, then the number of proposed lots may
be required to be reduced and/or the final design of the short plat could change. In addition, staff
recommends that a note be recorded on the face of the final short plat map identifying and delineating
the coal mine hazard areas on the project site.
The geotechnical engineer also indicated that the site is suitable for the proposed construction from a
geotechnical standpoint. Foundations for the proposed buildings can be supported on convention spread
footings bearing on medium dense to dense native soil or structural fill. Slab-on-grade and pavements can
similarly be supported. Should building permits for residential development be applied for within coal
mine hazard areas, mitigation for development should consider such factors as shape of building pads,
use of rigid foundations supporting a flexible superstructure, crawl-space construction rather than slab-
on-grade construction, flexible and/or telescopic couplings or fittings for underground utilities.
The geotechnical report concludes that the proposed project is feasible provided the recommendations
are followed. The 2017 geotechnical report specific recommendations for the site include: site
DocuSign Envelope ID: 509AE353-BF12-4C7C-A463-4032938B4B15
City of Renton Department of Community & Economic Development
S. Singh 6-Lot Short Plat
Staff Report to the Environmental Review Committee
LUA17-000803, ECF, SHPL-A
Report of June 3, 2019 Page 9 of 14
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preparation, structural fill, cut and fill slopes, wet weather construction considerations, foundations,
retaining walls, slab-on-grade construction, drainage considerations, utilities, and pavements. As such,
staff recommends a mitigation measure that all earthwork performed and implemented by the applicant
shall be limited to seasonally drier periods (typically from April 1 to October 31) and shall be consistent
with the recommendations of the Geotechnical Engineering Report prepared by The Riley Group, Inc.,
dated March 14, 2017, or an updated report submitted at a later date.
Finally, a retaining wall that is four feet (4') or taller, as measured by the vertical distance from the bottom
of the footing to the finish grade at the top of the wall (i.e., not measured by exposed retaining wall
height), would require a building permit. The applicant is proposing a retaining wall within the public right-
of-way (Renton Ave S) and multiple onsite retaining walls to support the structural fill used to grade the
lots and create the building pads. The proposed retaining walls are consistently taller than what is allowed
by Renton Municipal Code, with the tallest retaining wall reaching a height of 17.1 feet from the toe of
the wall to top of the wall. In any residential district, the maximum height of any fence, hedge or retaining
wall is limited to seventy two inches (72"), and all retaining walls are required to be setback a minimum
three-foot (3') from public rights-of-way. If a retaining wall over six feet (6’) in height is necessary for
creating the subdivision, the retaining walls would be required to be terraced. Terracing is the act of
forming a hillside into a number of level flat areas (terraces) between retaining walls, which is often used
when the maximum height of a single retaining wall is insufficient. The retaining wall standards of the
code are subject to RMC 4-4-040.C.2. Prior to acceptance of a civil construction permit, the applicant
would be required to apply for a modification from the retaining wall standards if all retaining wall
standards of the code are unable to be met. As noted under RMC 4-4-040.C.2.g, the Administrator may
grant modifications to retaining wall standards pursuant to RMC 4-9-250D, Modification Procedures.
Approval of a modification permit may include conditions such as, but not limited to, increased setbacks,
additional landscaping, a requirement to terrace or specific materials to be used. Compliance with the
retaining wall standards of the code could result in a loss of lots and a change to the final lot design.
Mitigation Measures:
1. The applicant shall comply with the recommendations found in the Geotechnical Addendum prepared
by The Riley Group, Inc., dated June 13, 2018. If the recommended drilling and further research determine
that coal mine hazards prevent the construction of single family structures and utilities, then the number
of proposed lots may be required to be reduced and/or the final design of the short plat could change.
2. A note shall be recorded on the face of the final short plat map identifying and delineating the coal
mine hazard areas on the project site.
3. All earthwork performed and implemented by the applicant shall be limited to seasonally drier periods
(typically from April 1 to October 31) and shall be consistent with the recommendations of the
Geotechnical Engineering Report prepared by The Riley Group, Inc., dated March 14, 2017, or an updated
report submitted at a later date.
Nexus: SEPA Environmental Regulations, RMC 4-4-060 Grading, Excavation, and Mining Regulations and
RMC 4-3-050 Critical Areas Regulations.
2. Air
Impacts: It is anticipated that some temporary air quality impacts could be associated with site work and
building construction required to develop this site. Project development impacts during construction may
include dust as a result of grading and exhaust from construction vehicles and equipment. Dust control
would be mitigated through the use of temporary erosion control measures, watering or other measures
to remediate impacts as needed.
No further site specific mitigation for the identified impacts from typical vehicle and construction exhaust
is required.
DocuSign Envelope ID: 509AE353-BF12-4C7C-A463-4032938B4B15
City of Renton Department of Community & Economic Development
S. Singh 6-Lot Short Plat
Staff Report to the Environmental Review Committee
LUA17-000803, ECF, SHPL-A
Report of June 3, 2019 Page 10 of 14
ERC_Report_LUA17-000803_v3
Mitigation Measures: No further mitigation recommended.
Nexus: Not applicable.
3. Water
a. Wetland, Streams, Lakes
Impacts: The applicant submitted three (3) critical area reports with the short plat application: a
Critical Areas Report, prepared by Habitat Technologies (dated April 22, 2017; Exhibit 10), a Wetland
and Stream Reconnaissance, prepared by Altmann Oliver Associates, LLC (dated May 16, 2018; Exhibit
11) and an Offsite Wetland and Drainages Report, prepared by Habitat Technologies (dated March
15, 2019; Exhibit 29). The Critical Areas Report did not identify any areas onsite that exhibited all three
of the established wetland criteria – hydrophytic vegetation, hydric soil, and wetland hydrology
(referred to in the DeFoor documents1 as Wetland A). The Critical Areas Report did identify three
surface water drainages across the site that originate from culverts along the east side of the property
adjacent to Renton Ave S. Per the report, all three of these surface water drainages appeared more
consistent with intentionally created, artificial features rather than naturally occurring streams. The
surface water moved within these drainages appeared in direct response to public stormwater
facilities. The Altmann Oliver Associates Wetland and Stream Reconnaissance Review concurred with
this determination. Since the source of the runoff within the drainages are entirely artificially collected
and intentionally discharged onto the site, these three (3) surface water drainages were identified on
the subject property in the locations of Stream A, B, and C (as identified in previous reports) and are
exempt from the critical area regulations per RMC 4-3-050.G.7.b., as they are “intentionally created,”
artificial non-regulated features rather than naturally occurring streams. Each drainage emanates
from a 12- to 16-inch plastic culvert beneath Renton Ave S and discharges onto concrete riprap splash
pads on the hillslope. None of these drainages are mapped by the Washington Department of Fish
and Wildlife (WDFW), the Washington State Department of Natural Resources (DNR), or King County.
On November 1, 2018, Otak submitted a Technical Memorandum to the City as a result of required
third party review (Exhibits 15 and 19). On November 5, 2018, the project was taken off hold due to
the completion of third-party review and submittal of all necessary documentation (Exhibit 21). As
indicated, secondary review of the Critical Areas Report and the Wetland and Stream Reconnaissance,
along with a field study, was completed by Otak. In addition, several professional studies that were
submitted with a previous land use application on the same property, known as the Defoor Short Plat
(LUA05-089, SHPL-H, ECF; Exhibit 24). These documents were also reviewed by Otak. Otak concurred
with Habitat Technologies and Altmann Oliver Associates, LLC that the three drainages (also referred
to as Streams A, B, and C) are not regulated features per RMC 4-3-050.G.7.b (Streams and Lakes: non-
1 In November 2005, the City prepared a response to a request by Talasaea Consultants, Inc. (Talasaea) for the classification o f
four (4) unmapped streams and one unmapped wetland on the subject property (Exhibit 24). The City determined that Wetland
B shall be classified as Category III with a 25-foot standard buffer width, Streams A and C and Drainage 1 shall be classified as Class
4 streams with a 35-foot standard buffer width, and Stream B shall be classified as a Class 3 stream with a 75-foot standard buffer
width. In a response letter by the City to Talasaea (December 2005), the City stated that Streams B, C, and Drainage 1 are no t
Class 5 streams. Class 5 streams are artificially constructed channels and are non-regulated. The City determined that the features
created by point discharge erosion do not constitute artificially constructed channels, and therefore, the drainage features do not
meet the criteria for Class 5 streams.
A hydrogeological study was conducted in March 2006 by Icicle Creek Engineers (ICE) to determine the classification for Stream B
on the subject property. It was determined that Stream B is not a naturally occurring stream and is the result of unmanaged
stormwater discharge from the culvert from which the stream originates. A geomorphic assessment was prepared in May 2006
by Talasaea and GeoEngineers. It was determined that Stream A is a naturally occurring stream, and Stream B is not a naturall y
formed stream. Stream B flows into Wetland A and based on ICE’s previous coal mine hazard assessment of this area, it appeared
that the mine entries, including the main mine entry, were covered and regraded which, in their opinion, created the depressi on
where Wetland A is located (Exhibit 24).
DocuSign Envelope ID: 509AE353-BF12-4C7C-A463-4032938B4B15
City of Renton Department of Community & Economic Development
S. Singh 6-Lot Short Plat
Staff Report to the Environmental Review Committee
LUA17-000803, ECF, SHPL-A
Report of June 3, 2019 Page 11 of 14
ERC_Report_LUA17-000803_v3
regulated) and that no wetlands were observed on the subject property. Otak found Drainage A
(Stream A) to be a ravine which conveys stormwater from the culvert beneath Renton Ave S and
during their field study on October 1, 2018, Otak’s Wetland Scientist also did not observe any water
in the Drainage A. The drainage channel was found to be located in a natural ravine dominated by
upland vegetation such as big leaf maple (Acer macrophyllum), snowberry (Symphoricarpos albus) and
Himalayan blackberry (Rubus armeniacus). According to the report, the drainage channel had little
definition near the culvert discharge source and it became deeply incised near the center of the
property with no sorted substrate. Also, the drainage did not connect to any other surface waterbody.
Meaning, Otak found no evidence of Drainage A crossing the power line corridor to the south. This
contrasts with other maps previously drawn for this property. The secondary report found that
Drainage A showed evidence of localized scour and rilling, as a result of the stormwater input
combined with the steep slopes associated with that portion of the property. Otak suspects that water
from Drainage A may contribute to the hydrology of the stream and/or wetland on the property to
the west of the site. The topography in the mapped location of “Stream C” forms a shallow swale that
slopes towards “Stream A.” No stream or defined channel was observed by Otak. Stream C was found
to be a drainage (Drainage C) path that sheet flows to Drainage A, emanating from a piped outfall
beneath Renton Avenue S. Both streams appear to receive no hydrological input other than that
provided by the upgradient stormwater catchbasins and conveyance.
According to the Otak report, Stream B forms two (2) distinct braids (B1 and B2). B1 is located on the
northernmost portion of the property and B2 is located immediately south. B1 has substrate of fines
and gravels and flows through a defined shallow channel. B1 also had flowing water at the time of
Otak’s field visit, indicating some groundwater contribution to flow as the other stormwater drainages
were dry. Otak found that B2 appeared to be an artificial drainage. B2 is deeply incised and is the
result of erosional scour on the hillslope. B2 had less surface water flowing in the channel than B1.
Stream B flows west and converges with an unnamed tributary to Thunder Hills Creek on Parcel
#2023059163, immediately west adjacent to the subject property. Otak denotes that similar to the
situation with Streams A and C, Stream B (Drainage B) appears to derive most of its hydrology from
stormwater at its outfall on Renton Ave S, with a likely groundwater component originating within the
stormwater system upgradient. The observed flow at the time of Otak’s site visit was attributed to
groundwater infiltrating into the stormwater pipes in the system or stormwater from the previous
day’s small rain events, derived from the larger stormwater conveyance system associated with
Drainage B compared to Drainage A and C. Otak found that the City’s mapping indicates that the
outfalls to Streams A, B, and C were only linked the upgradient stormwater pipes and catchbasins,
and groundwater expressing into stormwater pipes and they would not have been present historically
prior to installation of the stormwater system. The report found that water from Stream B, flows down
the steeply wooded slope and eventually contributes flow to a mapped stream (Thunder Hills Creek)
through an untyped tributary on the property to the west of the S. Singh Short Plat property. The
untyped tributary is mapped by DNR and the City.
In summary, Otak found no wetlands or wetland habitat on the subject property, vegetation in the
forested habitat on the property consisted primarily of upland species, examined soils consisted of
sandy loams and were not hydric, and no direct or indirect signs of hydrology were noted, with the
exception of the flow in Drainage B and evidence of erosion in Drainage A. The previously mapped
wetland associated with Drainage B was not observed during Otak’s site visit. Also, Otak observed an
offsite wetland to the west, approximately 140 feet from the west property line of the subject
DocuSign Envelope ID: 509AE353-BF12-4C7C-A463-4032938B4B15
City of Renton Department of Community & Economic Development
S. Singh 6-Lot Short Plat
Staff Report to the Environmental Review Committee
LUA17-000803, ECF, SHPL-A
Report of June 3, 2019 Page 12 of 14
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property2. Also, Otak observed a stream associated with the offsite wetland3 crossed the power line
corridor west of and beyond the S. Singh Short Plat Property. Otak concludes that Drainages A, B, and
C appear to be driven by stormwater input where the outfalls were deliberately located to convey
stormwater down the forested slope. Deliberate placement of the stormwater outfalls and the
downgradient flow paths may be considered as created in that hydrology would not have been
present without stormwater input. Hydrological input in the Drainages on the subject property was
found by Otak to be stormwater-driven, with a possible groundwater component derived from
potential stormwater pipe breaks or failures. As such, Drainages A, B, and C appear to meet the RMC
criteria to be considered non-regulated by the City on the subject property.
On April 5, 2019, the applicant submitted an Offsite Wetland and Drainages Report (Exhibit 29) which
delineated an offsite wetland located more than 100 feet to the west of the western boundary of the
project site. According to the report, the offsite wetland was identified to achieve a total functions
score of 16 points (with 4 habitat points) and exhibited slope characteristics with hydrologic support
provided by hillside drainage (Drainage B) and seeps at the edge of the wetland. The soil throughout
the wetland was dominated by captured alluvial sediments that were well intermixed with grass and
sedge roots. According to RMC 4-3-050.G.2, a low impact wetland with a total functions score of 16
points would meet the criteria for designation as a Category III Wetland with a 50-foot wide buffer as
measured perpendicular from the defined wetland edge. The offsite wetland report found that
Drainage B (an intentionally created surface water drainage system that conveys stormwater runoff
from upslope developed residential areas generally east to southwesterly) passes through the project
site within a well-defined ravine and then continues generally to the west to enter an offsite wetland.
The offsite wetland Drainage B combines with a number of hillside seeps such that the drainage for
the offsite wetland would take on the character of a natural drainage corridor. As such, Drainage B as
it leaves the offsite wetland and eventually enters Thunder Hills Creek to the southwest of the project
site appears best defined as a Type Ns Water (stream). Finally, the report concluded that Drainage C
originates from a culvert at the end of Cedar Ave S and generally passes southwesterly adjacent to an
old internal maintenance roadway within a well-defined ravine. Drainage C enters Drainage B
downslope (west) of the offsite wetland. Upslope of its confluence with Drainage B, Drainage C
appears best defined as an intentionally created system. The Offsite Wetland and Drainages Report
concluded that neither the offsite wetland nor the offsite Type Ns Water would encroach into the
western edge of the proposed development according to City of Renton standards.
Mitigation Measures: No further mitigation recommended.
Nexus: Not applicable.
2 RMC 4-3-050.D.2 Critical Area Buffers and Structure Setbacks from Buffers. The wetland buffers range, based on critical area
category or type with and habitat function, is as high as 200 feet (Category I with High Habitat Fun ction) and as low as 50 feet
(Category IV with Low Habitat Function). Upon delineatio n and categorization of the offsite wetland, it is anticipated that the
distance from the proposed stormwater vault to the wetland would be approximately 195 feet or outside extent of all critical area
buffers except a Category I – Bogs & Natural Heritage Wetlands (200 ft) and Category I with High Habitat Function (200 ft).
3 Otak concluded that the stream and wetland on the property to the west would likely be regulated. A nearby short plat, Cedar
Highland Short Plat (also known as Merlino Short Plat), completed a Critical Areas Report, prepared by Icicle Creek Engineers, Inc.,
dated April 23, 2014, identifying an existing Class 3 stream, an existing Class 5 stream, and an existing Category 3 wetland all
offsite on the WSDOT property to the south of the identified short plat in parcel no. 2023059163 (Exhibit 23). The stream channels
lie within the north margin of the wooded portion of the WSDOT site and flow east to west par allel to each other. They are
tributary to Thunder Hill Creek and confluence with the creek shortly before passing beneath Interstate 405 (I -405). The report
found that neither stream channel occurred on the map of Renton Water Classes. Both streams were f ound to be very similar in
characteristics. At only 40 to 60 feet apart, the two (2) streams share a common riparian corridor of similar composition, ar e
roughly four to five feet in bank full width, and are incising heavily in the native soils. At the time of this Cedar Highland Short Plat
environmental review, a Class 3 stream required a 75-foot standard buffer. The report determined that the Class 5 stream did not
exist in historical photographs; it originated from a stormwater outfall located at the sou th end of Cedar Ave S and was found to
be intermittent and non-salmonid-bearing which did not carry a standard buffer requirement.
DocuSign Envelope ID: 509AE353-BF12-4C7C-A463-4032938B4B15
City of Renton Department of Community & Economic Development
S. Singh 6-Lot Short Plat
Staff Report to the Environmental Review Committee
LUA17-000803, ECF, SHPL-A
Report of June 3, 2019 Page 13 of 14
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b. Storm Water
Impacts: A preliminary drainage plan and Technical Information Report (TIR) was prepared by Core
Design, dated August 21, 2017 (revised date August 22, 2018 and April 4, 2019; Exhibit 8) was
submitted to the City as part of the site plan submittal. The site is located in the City’s Flow Control
Duration Standard (Forested Site Conditions) and the site is located in the Thunder Hills Creek
drainage basin. The applicant is proposing to construct a 64-foot by 30-foot detention vault located
in the northwest corner of the parcel, in proposed Tract B, approximately 30 feet south of the existing
pavement or terminus of Cedar Ave S. The project would maintain the natural discharge location on
the west side of the parcel to a drainage course having a confluence with the existing drainage courses
through the site. A final TIR would be completed in accordance with the standards found in the 2017
Renton Surface Water Design Manual (RSWDM) or with the RSWDM that is current at the time of civil
construction permit application (Exhibit 25). Separate structural plans would be required to be
submitted for review and approval under a separate building permit for the detention and/or water
quality vault. Special inspection from the building department is required. No indication was given if
the stormwater vault is proposed to be located underground and/or covered in soil. No part of the
vault should be permitted to protrude above the ground surface. If it is determined that the
stormwater vault is unable to be constructed below the ground surface, then the applicant must
provide a fully sight-obscuring landscape visual barrier or an alternative method for approval by the
Planning Division. Therefore, staff recommends as a condition of approval, that the stormwater vault
proposed in Tract B shall be designed to be located underground and/or covered in soil.
The report indicates that runoff leaves the site through two (2) small channels, one to the north and
one to the south. Thunder Hills Creek collects both small channels leaving the project site. Thunder
Hills Creek flows to the northwest toward I-405 where it enters a large culvert (approx. 36-inches in
diameter) and crosses under I-405 and Benson Rd S. The culvert continues to head northwest and
outlets just east of the parking lot behind the former Sam’s Club. The flow is eventually discharged
into an existing wetland area just east of Talbot Rd and south of the former Sam’s Club parking lot.
After leaving the wetland area, runoff eventually makes its way west to the Black River before joining
the Green River to create the Duwamish River. The Duwamish River flows northwest and eventually
outlets into Puget Sound. The report indicates that no known, reported or observed signs of
downstream flooding or erosion problems. Erosion and sediment control would be provided through
catch basin protection, interceptor swales, rock check dams, silt fencing and a construction access
entrance.
In the developed condition, the applicant is proposing two (2) existing drainage courses conveying the
upstream area to be combined into one drainage course located in-between proposed Lots 4 and 5,
which would continue to discharge to Thunder Hill Creek. Lots 1-4 are proposed to be captured and
drained directly to the proposed stormwater vault. Due to topographical constraints, the lower pads
of proposed Lots 5 and 6 would be unable to drain to the vault and existing impervious area on Renton
Ave S would be detained in-lieu of the lower roofs of Lots 5 and 6. The proposed detention vault would
discharge west to an existing drainage course near the west property line. This drainage course
continues west through WSDOT mitigation area where the channel of the creek has been reinforced
with chicken wire, rip rap, and geotextile matting.
Mitigation Measures: The stormwater vault proposed in Tract B shall be designed to be located
underground and/or covered in soil. No part of the vault shall be permitted to protrude from the
ground surface. If it is determined that the stormwater vault is unable to be constructed below the
ground surface, then the applicant shall provide a fully sight-obscuring landscape visual barrier or an
alternative method for approval by the Planning Division.
Nexus: SEPA Environmental Regulations, RMC 4-6-030 Drainage (Surface Water) Standards and RMC
4-4-070 Landscaping.
DocuSign Envelope ID: 509AE353-BF12-4C7C-A463-4032938B4B15
City of Renton Department of Community & Economic Development
S. Singh 6-Lot Short Plat
Staff Report to the Environmental Review Committee
LUA17-000803, ECF, SHPL-A
Report of June 3, 2019 Page 14 of 14
ERC_Report_LUA17-000803_v3
4. Vegetation
Impacts: The site is currently heavily vegetated with a mix of deciduous (alder, big leaf maple, willow, and
black cottonwood) and evergreen trees (Douglas fir, western red cedar, and western hemlock), and
various unidentified shrubs, grasses, and forbs. Pursuant to RMC 4-4-130 trees are required to be
maintained to the maximum extent feasible on the property where they are growing. The existing tree
canopy contributes to the City’s physical and aesthetic character, environment, open space, and wildlife
habitat. The applicant provided an Arborist Report, completed by A.B.C. Consulting Arborists LLC, dated
June 29, 2017 (Exhibit 9). The certified arborist completed a sample tree plot of roughly 10,000 square
feet which resulted in tree count of 48 trees. Of the 48 trees sampled, 28 trees or 58 percent were
considered to be viable and 20 or 42 percent were considered not viable. The non-viable trees were due
to their non-living status or decayed crowns, trunks or roots. Using the sample plot tree counting method,
the applicant is proposing to retain 375 significant trees or 154 trees above the minimum 30 percent tree
retention rate of the R-8 zone. The proposed lots would be roughly 50 feet by 145 feet with lot sizes larger
than minimum lot sizes required by the zoning code at 7,824 square feet or larger. In addition to the
mostly cleared lots, the proposed clearing limits would also encompass the proposed stormwater
improvements and installation of utilities.
Mitigation Measures: No further mitigation recommended.
Nexus: Not applicable.
5. Environmental Health
a. Noise
Impacts: Noise impacts would primarily result from the construction of the proposed road
improvements and new structures. The construction noise would be regulated through the City’s
adopted noise level regulations per Chapter 8-7, RMC. The City’s noise regulations limit haul hours
between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development
Services Division. Permitted work hours in or near residential areas are restricted to the hours
between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m. for new single-family construction
activities from Monday through Friday. Work on Saturdays is restricted to the hours between nine
o’clock (9:00) a.m. and eight o’clock (8:00) p.m. No work is permitted on Sundays.
Temporary noise impacts are anticipated that would be commonly associated with new single-family
development.
Mitigation Measures: No further mitigation required.
Nexus: Not Applicable.
E. Comments of Reviewing Departments
The proposal has been circulated to City Department and Division Reviewers. Where applicable, their comments
have been incorporated into the text of this report and/or “Advisory Notes to Applicant” (Exhibit 33).
Copies of all Review Comments are contained in the Official File and are attached to this report.
The Environmental Determination decision will become final if the decision is not appealed within the 14-day
appeal period (RCW 43.21.C.075(3); WAC 197-11-680).
Environmental Determination Appeal Process: Appeals of the environmental determination must be filed in
writing together with the required fee to: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA
98057, on or before 5:00 p.m. on June 21, 2019. RMC 4-8-110 governs appeals to the Hearing Examiner and
additional information regarding the appeal process may be obtained from the City Clerk’s Office, Renton City Hall –
7th Floor, (425) 430-6510.
DocuSign Envelope ID: 509AE353-BF12-4C7C-A463-4032938B4B15
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
STAFF REPORT TO THE ENVIRONMENTAL REVIEW COMMITTEE
EXHIBITS
Project Name:
S. Singh 6-Lot Short Plat
Land Use File Number:
LUA17-000803, ECF, SHPL-A
Date of Meeting
June 3, 2019
Staff Contact
Clark H. Close
Senior Planner
Project Contact/Applicant
Phillip Kitzes, PK Enterprises
23035 SE 263rd St, Maple
Valley, WA 98038
Project Location
1003 Renton Ave S LOT (APN
0007200196)
The following exhibits are included with the ERC Report:
Exhibit 1: Environmental Review Committee (ERC) Report
Exhibit 2: Site Plan (Sheet P01)
Exhibit 3: Neighborhood Detail Map
Exhibit 4: Existing Conditions Map (Sheet P02)
Exhibit 5: Preliminary Grading and Utility Plan (Sheet P03)
Exhibit 6: Landscape Plan (Sheet P04)
Exhibit 7: Geotechnical Engineering Report, prepared by The Riley Group, Inc., dated March 14,
2017
Exhibit 8: Preliminary Technical Information Report, prepared by Core Design, dated August 21,
2017 (revised dates January 22, 2018, April 4, 2019)
Exhibit 9: Arborist Report, prepared by A.B.C. Consulting Arborists LLC, dated June 29, 2017
Exhibit 10: Critical Areas Report, prepared by Habitat Technologies, dated April 22, 2017
Exhibit 11: Wetland and Stream Reconnaissance Review, prepared by Altmann Oliver Associates,
LLC, dated May 16, 2018
Exhibit 12: Public Comment letters/emails: WM Collins & Family letter (dated December 14, 2017),
Erick Thompson email (dated December 13, 2017, December 23, 2017, and December
28, 2017), Erick Thompson letter (dated January 5, 2018), and Johnston George LLP
letter (dated January 5, 2018)
Exhibit 13: Staff Response to Public Comments (dated January 12, 2018): Erick Thompson, Katherine
George and WM Collins & Family
Exhibit 14: On Hold Notice Letter, dated January 11, 2018
Exhibit 15: On Hold Notice Letter – Notice of Secondary Review, dated July 18, 2018
Exhibit 16: Comment Response Letter with Enclosure (dated July 19, 2018): Erick Thompson (cc’d
Katherine George, Erick’s legal counsel) and WM Collins & Family
Exhibit 17: Additional Public Comment letter: WM Collins & Family (dated July 25, 2018)
Exhibit 18: Additional Staff Response to Public Comments (dated July 27, 2018): Wm Collins &
Family
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Exhibit 19: Technical Memorandum, prepared by Otak Inc., dated October 31, 2018
Exhibit 20: Defoor Short Plat Hearing Examiner Decision, dated October 17, 2006
Exhibit 21: Off Hold Notice Letter, dated November 5, 2018
Exhibit 22: Environmental Checklist
Exhibit 23: Cedar Highlands Short Plat – Short Plat Plan Sheet 3 (Rec. No. 20170301900008)
Exhibit 24: Defoor Short Plat Documents
Exhibit 25: On Hold Notice Letter, dated December 6, 2018
Exhibit 26: On Hold Notice Letter, dated February 27, 2019
Exhibit 27: Geotechnical Addendum, prepared by The Riley Group, Inc., dated June 13, 2018
Exhibit 28: Geotechnical Responses Letter, prepared by The Riley Group, Inc., dated April 5, 2019
Exhibit 29: Offsite Wetland and Drainages Report, prepared by Habitat Technologies, dated March
15, 2019
Exhibit 30: Off Hold Notice Letter, dated April 17, 2019
Exhibit 31: Notice of Procedural Error Letter, dated May 9, 2019
Exhibit 32: Re-Notice of Application and Proposed Determination of Non-Significance - Mitigated
Exhibit 33: Advisory Notes
DocuSign Envelope ID: 509AE353-BF12-4C7C-A463-4032938B4B15
1 32
4
TRACT AS. 9TH STREETRENTON AVE. S
S. 10TH STREETTRACT B
6
5
SITE
±
±
±DESIGNE N G I N E E R I N G P L A N N I N G S U R V E Y I N G14711 NE 29th Place Suite 101Bellevue, Washington 98007425.885.7877 Fax 425.885.796317001SINGH SHORT PLATPK ENTERPRISESNE1/4, NW1/4, SEC. 20, TWP. 23 N., RGE. 5 E., W.M.
4
±
±PRELIMINARY SHORT PLATP01
EXHIBIT 2
RECEIVED
Clark Close 04/05/2019
PLANNING DIVISION
DocuSign Envelope ID: 509AE353-BF12-4C7C-A463-4032938B4B15
EXHIBIT 3
DocuSign Envelope ID: 509AE353-BF12-4C7C-A463-4032938B4B15
S. 9TH STREETRENTON AVE. S S. 10TH STREETS. 7TH STREETDESIGNE N G I N E E R I N G P L A N N I N G S U R V E Y I N G14711 NE 29th Place Suite 101Bellevue, Washington 98007425.885.7877 Fax 425.885.796317001SINGH SHORT PLATPK ENTERPRISESNE1/4, NW1/4, SEC. 20, TWP. 23 N., RGE. 5 E., W.M.
4EXISTING CONDITIONSP02
RECEIVED
Clark Close 04/05/2019
PLANNING DIVISION
EXHIBIT 4
DocuSign Envelope ID: 509AE353-BF12-4C7C-A463-4032938B4B15
A
A
1 3
2
4
TRACT AS. 9TH STREETRENTON AVE. S
S. 10TH STREETA
A
TRACT B
65
CEDAR AVE. S DESIGNE N G I N E E R I N G P L A N N I N G S U R V E Y I N G14711 NE 29th Place Suite 101Bellevue, Washington 98007425.885.7877 Fax 425.885.796317001SINGH SHORT PLATPK ENTERPRISESNE1/4, NW1/4, SEC. 20, TWP. 23 N., RGE. 5 E., W.M.
4PRELIMINARY GRADING & UTILITY PLANP03RENTON AVE. SOUTH
SECTION A-A
EXHIBIT 5
DocuSign Envelope ID: 509AE353-BF12-4C7C-A463-4032938B4B15
3214TRACT A65TRACT BRENTON AVE. STREESQTYBOTANICAL NAME 8CARPINUS BETULUS `FASTIGIATA`SHRUB AREASQTYBOTANICAL NAME 1,880 SFSTREETSCAPE LANDSCAPE BUFFERGROUND COVERSQTYBOTANICAL NAME 2,718 SFARCTOSTAPHYLOS UVA-URSICOMMON NAMESIZESPACINGCOMMENTSPYRAMIDAL EUROPEAN HORNBEAN1.5" CAL. MIN.AS SHOWNSTREET TREE QUALITYCOMMON NAMESIZESPACINGCOMMENTS2 GAL / 18" HT. MIN4` O.C.COMMON NAMESIZESPACINGCOMMENTSKINNIKINNICK4" POT18" O.C.DESIGN
E N G I N E E R I N G P L A N N I N G S U R V E Y I N G
14711 NE 29th Place Suite 101
Bellevue, Washington 98007
425.885.7877 Fax 425.885.796317001SINGH SHORT PLAT
PK ENTERPRISES NE1/4, NW1/4, SEC. 20, TWP. 23 N., RGE. 5 E., W.M.4PRELIMINARY LANDSCAPE PLAN
P04STREET TREE (TYP.)GROUNDCOVER (TYP.)10' STREET FRONTAGE LANDSCAPE BUFFER (TYP.)NANDINA DOMESTICA 'FIREPOWER'SPIRAEA X BUMALDA 'GOLDFLAME'VIBURNUM DAVIDIIBERBERIS THUNBERGII 'CRIMSON PYGMY'FESTUCA GLAUCA 'BOULDER BLUE'ACER CIRCINATUM 'PACIFIC FIRE'HEAVENLY BAMBOOGOLDFLAME SPIRAEADAVID VIBURNUMJAPANESE BARBERRYBOULDER BLUE FESCUEPACIFIC FIRE VINE MAPLEPLANT SCHEDULESTEEP SLOPE AREA15' STEEP SLOPE BUFFER15' STEEP SLOPE SETBACK1.ALL INSTALLED LANDSCAPING SHALL COMPLY WITH APPLICABLE CITY OFRENTON REQUIREMENTS.2.STREET TREE LOCATIONS ARE APPROXIMATE. ADJUST AS NEEDED DUE TOCONFLICTS WITH UTILITIES AND/OR OTHER OBSTRUCTIONS ENCOUNTERED.ROOT BARRIER TO BE USED WITHIN ALL PLANTER STRIPS CONTAINING STREETTREES.3.STREET TREES AND PLANTER STRIP TO BE MAINTAINED BY ADJACENTHOMEOWNER.GENERAL LANDSCAPE NOTESRETAINING WALL (TYP.)EXHIBIT 6DocuSign Envelope ID: 509AE353-BF12-4C7C-A463-4032938B4B15
Corporate Office
17522 Bothell Way Northeast
Bothell, Washington 98011
Phone 425.415.0551 ♦ Fax 425.415.0311
www.riley-group.com
GEOTECHNICAL ENGINEERING REPORT
PREPARED BY:
THE RILEY GROUP, INC.
17522 BOTHELL WAY NORTHEAST
BOTHELL, WASHINGTON 98011
PREPARED FOR:
SUKVINDER SINGH
9217 220TH LANE SOUTH
KENT, WASHINGTON 98031
RGI PROJECT NO. 2017-002
RENTON SHORT PLAT
901 RENTON AVENUE SOUTH
RENTON, WASHINGTON
MARCH 14, 2017
Entire Document
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EXHIBIT 7
RECEIVED
11/22/2017 cclose
PLANNING DIVISION
DocuSign Envelope ID: 509AE353-BF12-4C7C-A463-4032938B4B15
PRELIMINARY
TECHNICAL INFORMATION REPORT
FOR
SINGH SHORT PLAT
CITY OF RENTON IN KING COUNTY, WASHINGTON
Project Manager: Lafe Hermansen
Prepared by: Sheri Murata, P.E.
First Submittal: August 21, 2017
Revised: January 22, 2018, April 4, 2019
Core No.: 17001
4/4/19
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DocuSign Envelope ID: 509AE353-BF12-4C7C-A463-4032938B4B15
A.B.C. Consulting Arborists LLC. Certified Arborists Forestry Management from the Ground Up Tree Risk Qualified
_
Daniel@AbcArborists.com 509-953-0293 ISA PN-7970BM
Web AbcArborist.com 12402 N. Division #294 Spokane WA 99218 1 | Page
DATE: 06/29/2017
Prepared for:
Phil Kitzes
RE: 900 Renton AV S.
Renton WA.
Assignment:
Provide a tree inventory with: tree tagging, species, condition, tree protection zones (TPZ) and/or critical root zones (CRZ),
impact to trees on adjoining properties within 10’ of the site or that have CRZ within the proposed site improvement area, tree
post construction viability of trees left onsite. A Sample Plot will be used as a template for forest health and to establish the
percentage of viable and non-viable trees on the site. I am to provide a written report of observations facts and findings.
Purpose:
To fulfill the city code for Tree Retention Associated with Development Activity, for a proposed short plat at:
9?? Renton AV S. Renton WA. Also Referenced as Singh Renton AV S. Short PLAT
Methodology:
To evaluate the trees for risk and prepare this report I drew upon my 30+ years of experience in the field of arboriculture and my
formal education. Following the protocol established by the International Society of Arboriculture (ISA) Best Management
Practices (BMP) for Risk Assessment ANSI A300 Part 9 And Construction Part 5.
The site assessed for any noted condition that may have a negative impact on the local forest including but not limited to: 1)
history of tree failure (wind throw) 2) Change in Wind Patterns 3) soil depth 4) Soil Hydrology 5) grade changes 6) fungal
fruiting bodies/decay pathogens.
The trees were assessed and:
1. The crown of the tree(s) were examined for current vigor. Inspecting the crown (foliage, buds and branches) for color, density,
form, and annual shoot growth, limb dieback and disease. Branches were inspected for cracks and other defects, as well as needs
for remedial pruning.
2. The bole or main stem of the tree(s) were inspected for decay, which includes cavities, wounds, fruiting bodies of decay
(conks or mushrooms), seams, insects, bleeding, callus development, broken or dead tops, structural defects and unnatural leans.
Structural defects include crooks, forks with V-shaped crotches, multiple attachments, and excessive sweep.
Site:
A140,341 Sq. Ft. (3.22 acre) site proposed for short-plat into 7 7,500 Sq Ft. lots (.17 acre). Lots are proposed to be 150’ X 50’
they may be increased in size to allow for the retention of trees on the western portion of the lots. No other relevant site
conditions were noted. approx. 60, 341 SQ. Ft. (1.39 acres) is proposed for short-platting and approx. 80,000 Sq. Ft. (1.84 acres)
is proposed to be left unimproved
Trees:
There was 48 trees in the 10,000 SQ FT. Sample Plot. 28 or 58% were viable and 20 or 42% were not viable.
Trees Adjacent to Site:
No off-site trees were noted that would be impacted by the proposed short-platting of this site.
Tagging:
Trees are tagged with aluminum tags and numbered 1-48 A site map (not to scale) is included to help locate the trees.
Entire Document
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EXHIBIT 9
RECEIVED
11/22/2017 cclose
PLANNING DIVISION
DocuSign Envelope ID: 509AE353-BF12-4C7C-A463-4032938B4B15
HABITAT TECHNOLOGIES
wetlands, streams, fisheries, wildlife – mitigation and permitting solutions
P.O. Box 1088, Puyallup, Washington 98371
253-845-5119 contact@habitattechnologies.net
CRITICAL AREAS REPORT
PARCEL 0007200196
CITY OF RENTON, KING COUNTY, WASHINGTON
prepared for
Mr. Phil Kitzes
@ PK Enterprises
e-mail pkenterprises.mv@gmail.com
prepared by
HABITAT TECHNOLOGIES
P.O. Box 1088
Puyallup, Washington 98371
253-845-5119
April 22, 2017
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EXHIBIT 10
RECEIVED
11/22/2017 cclose
PLANNING DIVISION
DocuSign Envelope ID: 509AE353-BF12-4C7C-A463-4032938B4B15
May 16, 2018
AOA-5686
Phil Kitzes
PK Enterprises
23035 SE 263rd St.
Maple Valley, WA 98038
SUBJECT: Wetland and Stream Reconnaissance for S. Singh Short Plat
City of Renton Parcel 00720-0196 (LUA17-000803)
Dear Phil:
On May 10, 2018 I conducted a wetland and stream reconnaissance on the subject
property utilizing the methodology outlined in the May 2010 Regional Supplement to
the Corps of Engineers Wetland Delineation Manual: Western Mountains, Valleys,
and Coast Region (Version 2.0). The primary focus of the reconnaissance was to
review the findings of the Critical Areas Report prepared by Habitat Technologies
dated April 22, 2017.
The Habitat Technologies report identified three surface water drainages on the site
that originate from culverts along the east side of the property adjacent Renton Ave.
S. Per the report, “all three of these surface water drainages were associated with
the outlet of concentrated stormwater runoff from City of Renton stormwater
systems. As such, these surface water drainages appeared more consistent with
intentionally created, artificial features rather than naturally occurring streams. The
surface water moved within these drainages appeared in direct response to public
stormwater facilities.”
Based on my site review I concur with this determination. All three of the identified
drainages are clearly depicted as originating from stormwater outfalls on the City of
Renton’s GIS mapping (see attached). Since the source of the runoff within the
drainages is entirely artificially collected and intentionally discharged onto the site,
the drainages should not be considered natural streams. Furthermore, the City of
Renton specifically exempts “intentionally created” waters from the critical area
regulations per RMC 4-3-050G.7.b.
EXHIBIT 11
RECEIVED
07/10/2018 cclose
PLANNING DIVISION
DocuSign Envelope ID: 509AE353-BF12-4C7C-A463-4032938B4B15
Phil Kitzes
May 16, 2018
Page 2
Conclusion
The three drainages identified in the Habitat Technologies report were confirmed as
stormwater conveyance features and not streams. This determination was based on a
site review and a review of the existing City of Renton stormwater mapping.
If you have any questions regarding the reconnaissance, please give me a call.
Sincerely,
ALTMANN OLIVER ASSOCIATES, LLC
John Altmann
Ecologist
DocuSign Envelope ID: 509AE353-BF12-4C7C-A463-4032938B4B15
2,257
188
City of Renton Parcel 000720-0196
This map is a user generated static output from an Internet mapping site and
is for reference only. Data layers that appear on this map may or may not be
accurate, current, or otherwise reliable.
None
5/16/2018
Legend
128064
THIS MAP IS NOT TO BE USED FOR NAVIGATION
Feet
Notes
128
WGS_1984_Web_Mercator_Auxiliary_Sphere
Information Technology - GIS
RentonMapSupport@Rentonwa.gov
City and County Boundary
Addresses
Parcels
Water Service Areas
Wastewater Service Areas
Discharge Point
Water Quality
Stormwater Main
Culvert
Virtual Drainline
Private Network Structures
Inlet
Manhole
Utility Vault
Unknown Structure
Private Control Structure
Private Discharge Point
Private Water Quality
Private Detention Facilities
Pond
Tank
Vault
Wetland
Private Pipe
Private Culvert
Private Open Drains
Stormwater
Discharge points
SITE
DocuSign Envelope ID: 509AE353-BF12-4C7C-A463-4032938B4B15
December14.2017Re:S.SinghShortPlatLUA17-000$03.ECF,SHPL-A(completeapplicationdate:DatedDec6,2017)RECEWEDnrriFrom:WmCollins&FamilyucuA420CedarAveSoRenton,WA98057CITYOFiENTONPLANNINGflIVIONTo:CityofRentonCED-PlanningDivisionAndClarkH.CloseSeniorPlanner1055GradyWaySoCityofRenton,98057Subject:StatementinregardstoProposedHomestobelocatedbetweenthe900blockofRentonAvenueSo,andtheStateofWashingtonproperty(HenryHTobinLandClaim:KingCo#202305-9163)(InregardstotheEnvironmentalReview/CriticalAreasReportforthisproject)Inadditiontotheexistingcoalminehazardsunderthesubjectproperty,whichshouldbecoveredinthegeotechnicalreport,thefollowinginformationshouldbeconsideredaswell.(AscanbefoundinCityofRentonCityClerkandPlanningDepartmentrecords):IntheminutesofthemeetingatTheCityofRenton’sOfficeoftheHearingExaminerdatedOctober17,2006,theCityanditsPlanningDepartmentsuccessfullyexhibitedtoadeveloperandtheirattorneysthat3.2acresat900RentonAvenueSouth(the900Block)containedaCategory3wetland,twoClass4streamsandoneClass3streamallrequiringbufferedsetbackareasandotherwetlandprotectionasdefinedintheCity’sCriticalAreaRegulations.(RefDefoorShortPlatLUA05-089).(ThisReportwaspreparedbyJillDing,CityofRentonPlanner,basedontheCity’sCriticalAreaRegulations)WerequestthattheCityofRentonapplytheseconsiderationstotheestablishedareaproposedbytheApplicantduringtheSEPAreviewandanyotherreviewsrequiredforthesubjectproperty.Sincerely,WmCollinsEXHIBIT 12DocuSign Envelope ID: 509AE353-BF12-4C7C-A463-4032938B4B15
1
Clark Close
From:Erick Thompson <erick.thompson@gmail.com>
Sent:Wednesday, December 13, 2017 2:52 PM
To:Clark Close
Subject:Concerns about LUA17-000803 (S. Singh Short Plat)
Hello,
I am the owner of the house at 1301 S 9th Street. As you may know, Renton Hill had significant coal mining in
the 1900s. When I purchased the house in 2008, the lot next door to me was empty. I assumed it would remain
so, as there was a mine entrance on the lot. Nevertheless, someone bought the lot and went forward with
building a very large house on the lot. There were numerous problems, both during the construction and after. I
would be happy to enumerate the issues with the crews that were doing the work (including some reported
illegal dumping and tree cutting on the land of the short plat), but the bigger issue was with the land.
During the construction, there was significant land settling, including a cave-in on our neighbours lot (owned at
that time by Armondo Pavone). They ended up pumping a great deal of concrete into the site to stabilize the
land, and the construction ended up taking the better part of a year. When I purchased the house, I checked the
soil, and confirmed that the house was build on clay (likely tailings from the mine). At the time I moved in,
there were no cracks in any of the driveways or foundation, and all the floors were level. Some time during or
soon after the neighboring house was built, the land shifted resulting in half of the house having a slight slope
(enough that a ball will roll on the floor), and a number of cracks in the foundation and driveway. I did not have
evidence that there were no cracks in the foundation prior to the house being built, so I couldn't do much.
I was made aware that the builders and owners of the house next door to mine had also purchased the block
across the street, which is the site of the short plat in LUA17-000803. I am very concerned about this
development for the following reasons:
1. It is in the middle of a high severity coal mine area
(per http://rentonwa.gov/uploadedFiles/Government/FIT/GIS/PDF_Files/Coal%20Mine%20Hazard.pdf)
2. It has a significant slope, and is a continuation of the steep hill that runs along 9th street
3. It has a stream outlet that is currently drained into the wooded area
4. It is in an area with a high erosion hazard
(per http://rentonwa.gov/uploadedFiles/Government/FIT/GIS/PDF_Files/Erosion%20Hazard.pdf)
5. The developers were very careless in their previous construction
Some additional details on #3. There is an underground stream (in the storm sewers) that runs along 9th street.
It is a year-round stream, and exits on the west side of Renton Ave. There is significant outflow from the
stream, and it is currently drained into a marshy area. If this block is developed, what is going to happen with
the stream? If it isn't handled, then the soil will become saturated with water, making it more likely to
have subsidence issues.
I've never interacted with a Notice of Land Use before. What is the next step?
Thanks,
Erick Thompson
DocuSign Envelope ID: 509AE353-BF12-4C7C-A463-4032938B4B15
1
Clark Close
From:Erick Thompson <erick.thompson@gmail.com>
Sent:Saturday, December 23, 2017 5:43 PM
To:Planning Customer Service
Cc:Vanessa Dolbee; Clark Close
Subject:Re: Concerns about LUA17-000803 (S. Singh Short Plat)
Hey Mona,
Thanks for the email. I think that should be enough time. I'm at my family's house on Vancouver Island until the
30th.
I briefly scanned the critical area report, and one thing jumped out at me. The stream outlet on the northeast side
of the lot was marked as seasonal and runoff based. The stream is in the storm drain, and while it does run more
heavily in the winter, it is a year-round stream. There are frogs and lizards out there, as my kids and I would go
across the street and see them. You can hear the frogs very well all summer. Opening the storm drain to access
the stream is actually our earthquake water source in case of emergency. The plan shows that corner as being
one of the lots (lot 1). Is the storm drain going to be extended to keep the stream underground? Does the year
round nature of the stream change the plan?
In addition, there is a seep that crosses under the road on the south side of my lot, but I don't believe it
encroaches on the lot in question.
For the coal map hazard on the geotechnical report, is there a standard map that was used? I've visited the
Renton Historical Museum a while back, and noticed that the coal mine entrance that was in the middle of the
lot to the south of ours was not present. In talking to them, it sounds like a lot of the mines were not recorded
properly. I don't know if this lack of mapping contributed to the issues during the construction of the house
there, but when I spoke to the owners shortly after construction started, they were surprised that there was a coal
mine on the lot (to be fair, the entrance was in the middle of a blackberry bramble). There are known mining
tunnels under the western half of the lot, and it wouldn't surprise me if there are tunnels or air vents elsewhere in
the lot.
I need to digest the other portions of the application, but these are the parts that I noticed on a first pass.
Thanks, and have a happy holidays as well!
Erick
Entire Document
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1
Clark Close
From:Erick Thompson <erick.thompson@gmail.com>
Sent:Thursday, December 28, 2017 2:16 PM
To:Clark Close; Vanessa Dolbee; Planning Customer Service
Subject:Extension of comment period for LUA17-000803 (S. Singh Short Plat)
Clark,
I am the owner of the house at 1301 S 9th Street. I am writing to formally request an extension of the comment
period for Concerns about LUA17-000803 (S. Singh Short Plat), which extends along the block to the
immediate west of my house. I got the notice of the plan around Dec 9th, and sent an email to you (Clock Close)
on Dec 13th. I got response and some of the planning documents on Dec 21st, and so I have not had time to
comment and response. Mona suggested that the comment window could be extended until Jan 5th, which
should be enough time to understand and comment on the planning documents.
The reasons and questions for the extension are as follows.
Background
As you may know, Renton Hill had significant coal mining in the 1900s. When I purchased the house in 2008,
the lot next door to me (south side, 851 Renton Ave S) was empty. I assumed it would remain so, as there was a
mine entrance in the middle of the lot. Nevertheless, someone bought the lot and went forward with building a
very large house on the lot. There were numerous problems, both during the construction and after. Some of
these problems have permanently damaged my house. The land in question (LUA17-000803) is just across the
road, and has similar characteristics, and so I want to ensure that the similar problems do not arise during
development of that lot.
General areas of concern
Coal Mine shafts and soil stability
For the coal map hazard on the geotechnical report, is there a standard map that was used? The geotechnical
report states that the eastern portion of the lot (where the proposed lots would be) are in a medium area, but
Coal Mine Hazard map
(http://rentonwa.gov/uploadedFiles/Government/FIT/GIS/PDF_Files/Coal%20Mine%20Hazard.pdf) seems to
show that part of the lot being in a high risk area. I’ve been made aware that these maps are approximate (for
example, they did not contain the entrance on the 851 Renton Ave S lot), so I would like additional time to look
at historical coal mine maps. However, I know these are also not complete, so how was the determination of
risk performed?
If the maps are not accurate enough to have prevented issues during the construction at 851 Renton Avenue
South, how will issues where the slope is far greater and risk of erosion/landslide greater
(see http://rentonwa.gov/uploadedFiles/Government/FIT/GIS/PDF_Files/Erosion%20Hazard.pdf and http://rent
onwa.gov/uploadedFiles/Government/FIT/GIS/PDF_Files/SteepSlopes.pdf) be prevented?
Stream, swarm/marsh, etc
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DocuSign Envelope ID: 509AE353-BF12-4C7C-A463-4032938B4B15
January 5, 2018
Clark H. Close
Senior Planner
City of Renton CED - Planning Division
1055 South Grady Way
Renton, Wash. 98057
Sent via email to: cclose@rentonwa.gov
Re: Public Comment Letter, LUA17-000803 (Singh short plat)
Dear Mr. Close,
I am the owner of the house at 1301 S 9th Street in Renton, WA. I received notice of a plan to develop
the lot across Renton Ave S from my house. I requested and was granted an extension of the public
comment period due to numerous concerns I have about the development of that lot. I appreciate your
assistance in providing information about the project.
My concerns are centered around soil stability due to coal mine hazards, and due to presence of a
wetland and stream in the area to be developed. The existing documentation does not address these
concerns.
Property location
The property that is considered for development (LUA17-000803- S. Singh Short Plat), is located on the
west side of Renton Ave S, between S 9th and S 10th streets, in the Renton Hill neighborhood. The site
plan, as provided by the owner, is shown in Figure 1 below.
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Entire Document
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RECEIVED
01/05/2018 cclose
PLANNING DIVISION
DocuSign Envelope ID: 509AE353-BF12-4C7C-A463-4032938B4B15
January 12, 2018
Erick Thompson
320 Renton Ave
Renton, WA 98057
SUBJECT: S. SINGH SHORT PLAT COMMENT RESPONSE LETTER
LUA17-000803, ECF, SHPL-A
Dear Mr. Thompson:
Thank you for your comments related to the S. Singh Short Plat (received January 5,
2018) wherein your raised a concern regarding soil stability due to coal mine hazards
and the presence of wetlands and streams in the area of the subject property proposed
for development. Your comments will be added to the public record for consideration
by the reviewing official and you have been added as a party of record.
Thank you for interest in this project and if you have any further questions please feel
free to contact me at 425-430-7289 or cclose@rentonwa.gov.
Sincerely,
Clark H. Close
Senior Planner
EXHIBIT 13
DocuSign Envelope ID: 509AE353-BF12-4C7C-A463-4032938B4B15
January 12, 2018
Katherine A. George
1126 34th Ave, Suite 307
Seattle, WA 98122
SUBJECT: S. SINGH SHORT PLAT COMMENT RESPONSE LETTER
LUA17-000803, ECF, SHPL-A
Dear Ms. George:
Thank you for your comments related to the S. Singh Short Plat (received January 5,
2018) wherein your raised concerns on behalf of your client, Erick Thompson. Your
comments will be added to the public record for consideration by the reviewing official
and you have been added as a party of record.
The subject plat was placed on hold so as to give the applicant the opportunity to
address these and other concerns received to date. Based on the current status of the
application, it is still too early to be referred to the Renton Hearing Examiner for a public
hearing. This decision will be determined by the Administrator pending the submittal of
the requested on hold items, an independent review of the revised report(s) and an
initial review by the Environmental Review Committee.
Thank you for interest in this project and if you have any further questions please feel
free to contact me at 425-430-7289 or cclose@rentonwa.gov.
Sincerely,
Clark H. Close
Senior Planner
DocuSign Envelope ID: 509AE353-BF12-4C7C-A463-4032938B4B15
January 12, 2018
Wm Collins & Family
420 Cedar Ave S
Renton, WA 98057
SUBJECT: S. SINGH SHORT PLAT COMMENT RESPONSE LETTER
LUA17-000803, ECF, SHPL-A
Dear Mr. Collins:
Thank you for your comments related to the S. Singh Short Plat (received December 14,
2017) wherein your raised a concern regarding coal mine hazards and other critical
areas on or under the subject property. Your comments will be added to the public
record for consideration by the reviewing official and you have been added as a party of
record.
Thank you for interest in this project and if you have any further questions please feel
free to contact me at 425-430-7289 or cclose@rentonwa.gov.
Sincerely,
Clark H. Close
Senior Planner
DocuSign Envelope ID: 509AE353-BF12-4C7C-A463-4032938B4B15
January 11, 2018
Phillip Kitzes
PK Enterprises
23035 SE 263rd St
Maple Valley, WA 98038
Subject: “On Hold” Notice
S. Singh Short Plat, LUA17-000803, ECF, SHPL-A
Dear Mr. Kitzes:
The Planning Division of the City of Renton accepted the above master application for review on
December 6, 2017. During our review, staff has determined that additional information is necessary in
order to proceed further.
The following information will need to be submitted before April 11, 2018 so that we may continue the
review of the above subject application:
Under a previous land use application made for this site (LUA05-089, SHPL-H, ECF), the City of
Renton received professional studies identifying several onsite streams and one onsite wetland.
A copy of some of the exhibits and figures from these previous report are included as an
attachment for your reference (Attachment A). A copy of the land use file is available in
Laserfiche through the Office of the City Clerk. Please revise and resubmit a Critical Areas Report
that identifies and evaluates all existing critical areas onsite. Submitted reports shall comply
with all current Critical Area Regulations of the Renton Municipal Code (RMC). Please note that
the City may require an independent review of an applicant’s report when appropriate due to
lack of substantial documentation of impact avoidance as part of the first study. Evaluation by
an independent qualified professional is paid for at the applicant’s expense and is selected by
the City (RMC 4-3-050F.6.a).
A preliminary drainage plan and Technical Information Report (TIR) prepared by Core Design
dated August 21, 2017 were submitted to the City as part of the site plan submittal. The site is
located in the City’s Flow Control Duration Standard (Forested Site Conditions). The site is
located in the Thunder Hills Creek drainage basin. The TIR was not completed in accordance
with the standards found in the 2017 Renton Surface Water Design Manual (RSWDM). All nine
core and six special requirements were not addressed. For example:
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EXHIBIT 14
DocuSign Envelope ID: 509AE353-BF12-4C7C-A463-4032938B4B15
July 18, 2018
Phillip Kitzes
PK Enterprises
23035 SE 263rd St
Maple Valley, WA 98038
SUBJECT: "On Hold" Notice – Notice of Secondary Review
S. Singh Short Plat, LUA17-000803, ECF, SHPL-A
Dear Mr. Kitzes:
The Planning Division of the City of Renton accepted the above master application for
review on December 6, 2018. The application was put on hold on January 11, 2018. A
response to the requested information was provided to Staff for review via email. The
submitted material included a response letter, revised Technical Information Report (TIR),
a Wetland and Stream Reconnaissance Report prepared by Altmann Oliver Associates,
LLC (dated May 16, 2018), and a copy of the preliminary short plat plan.
In the on-hold letter, Staff identified a previous land use application (LUA05-089, SHPL-H,
ECF) made for this site that included professional studies identifying several onsite
streams and one onsite wetland. After reviewing the submitted reports and comparing
them to the old studies, Staff found inconsistencies between the documents.
Due to the critical areas and project area conditions, and in order to resolve the
inconsistency issues and obtain accurate information on the streams and wetlands, an
independent secondary reviewer will be retained by the City at the applicant’s expense.
A third-party professional will be tasked with reviewing the Critical Areas Report prepared
by Habitat Technologies (dated April 22, 2017) and the Wetland an d Stream
Reconnaissance Report prepared by Altmann Oliver Associates, LLC (dated May 16, 2018).
Prior to retaining the consultant, I will send information on the scope of work, estimated
cost, and estimated timeline for the secondary review to you.
Additionally, the TIR must follow the City of Renton Surface Water Design Manual
(SWDM), not King County’s. By adding additional flow to the existing conveyance system
to the east, you must follow the requirements found in SWDM 1.2.4.2 for existing systems
and you must demonstrate that the 100-year peak flow to the existing system will not
create or aggregate a severe flooding problem or severe erosion problem, as described in
SWDM Core Requirements #2, Section 1.2.2.
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EXHIBIT 15
DocuSign Envelope ID: 509AE353-BF12-4C7C-A463-4032938B4B15
July 19, 2018
Erick Thompson
320 Renton Ave
Renton, WA 98057
SUBJECT: S. SINGH SHORT PLAT COMMENT RESPONSE LETTER
LUA17-000803, ECF, SHPL-A
Dear Mr. Thompson:
Once again, thank you for your comments related to the S. Singh Short Plat (received
January 5, 2018) wherein your raised a concern regarding soil stability due to coal mine
hazards and the presence of wetlands and streams in the area of the subject property
proposed for development. Through the City of Renton’s on hold process, the applicant
has prepared a written response to your initial comments. Please see enclosed
document. A link to the project submittal documents (Geotechnical Engineering Report,
Preliminary Short Plat Plans, Wetland and Stream Reconnaissance, Preliminary Technical
Information Report, etc.) can be found in the Laserfische ‘Land Use Files’ portal online at
https://edocs.rentonwa.gov/documents/Browse.aspx?startid=1121688.
Thank you again for interest in this project and if you have any further questions or
comments please feel free to contact me at 425-430-7289 or cclose@rentonwa.gov.
Sincerely,
Clark H. Close
Senior Planner
Enclosure: S. Singh Response to Hold Letter, dated June 18, 2018
cc: George / Party of Record
EXHIBIT 16
DocuSign Envelope ID: 509AE353-BF12-4C7C-A463-4032938B4B15
RECEIVED
07/10/2018 cclose
PLANNING DIVISION
DocuSign Envelope ID: 509AE353-BF12-4C7C-A463-4032938B4B15
DocuSign Envelope ID: 509AE353-BF12-4C7C-A463-4032938B4B15
DocuSign Envelope ID: 509AE353-BF12-4C7C-A463-4032938B4B15
DocuSign Envelope ID: 509AE353-BF12-4C7C-A463-4032938B4B15
DocuSign Envelope ID: 509AE353-BF12-4C7C-A463-4032938B4B15
July 19, 2018
Wm Collins & Family
420 Cedar Ave S
Renton, WA 98057
SUBJECT: S. SINGH SHORT PLAT COMMENT RESPONSE LETTER
LUA17-000803, ECF, SHPL-A
Dear Mr. Collins:
Once again, thank you for your comments related to the S. Singh Short Plat (received
December 14, 2017) wherein your raised a concern regarding coal mine hazards and
other critical areas on or under the subject property. Through the City of Renton’s on
hold process, the applicant has prepared a written response to your initial comments.
Please see enclosed document. A link to the project submittal documents (Geotechnical
Engineering Report, Preliminary Short Plat Plans, Wetland and Stream Reconnaissance,
Preliminary Technical Information Report, etc.) can be found in the Laserfische ‘Land
Use Files’ portal online at https://edocs.rentonwa.gov/documents/Browse.aspx?startid=
1121688.
Thank you again for interest in this project and if you have any further questions or
comments please feel free to contact me at 425-430-7289 or cclose@rentonwa.gov.
Sincerely,
Clark H. Close
Senior Planner
Enclosure: S. Singh Response to Hold Letter, dated June 18, 2018
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July25,2018Re:S.SinghShortPlatLUA17-000803,ECF,SHPL-A-CITYOFRNT(completeapplicationdate:DatedDec6,2017)JUL252018from:WmCollins&family420CedarAveSoD5VELOFRenton,WA98057SERVICESTo:CityofRentonCED-PlanningDivisionAndClarkH.CloseSeniorPlanner1055GradyWaySoCityofRenton,98057Subject:StatementinregardstoProposedHomestobelocatedbetweenthe900blockofRentonAvenueSo,andtheStateofWashingtonproperty(HenryHTobinLandClaim:KingCo#202305-9163)(ThisisanAddendumtoCollinsFamilyLetter12/14/2017)(CommentsinresponsetotheJune18,2018“ResponseToHoldLetter”fromPKEnterprises)WewouldliketotakethisopportunitytorespondtoafewofthemostrecentcommentsmadebyPhillipKitzes(PKEnterprises).Pleaseforwardthesecommentstootherpersonsofrecord.Thesecommentsmaybethesameasorinadditiontoanycomments/fmdingsbroughtupbyTheCityofRentonoranythird-partyinvolvedwiththisresponse.1.The“onsiteinvestigations”mentionedintheletterseemtomissthefactthatthereisanaturalgroundwaterstreamoutfallonthewestsideoftheintersectionofRentonAveSoandSo.9thThisoutfalldischargeswaterwithin25feetofthenorthpropertylineoftheproposeddevelopmentandissouthofthe10footwideutilityeasementthatrunsbetweenRentonAveSoandCedarAveSo.AllofthisnaturalwateroutfallhasitssourcefromnaturalartesianstreamflowsfromthePhilipArnoldParkareaandeastward.Thisdischargerunscontinuously24hoursaday,365daysayearregardlessofweatherconditions.Insteadofflowingonthesurface,itwasredirectedtoapiperunningunderthesouthsideofSouth9thbeginningeastofJonesAveSouthmanydecadesagotoapointonthewestsideofRentonAveSo.TheoutflowdischargepreviouslyatRentonAveSoandSo101hhasbeenredirectedintotheSouth9th1dischargepoint.Therearedefiniteon-site“seeps”acrossthepropertyascanbeseenonprevioussitesurveys.Therearenopointsofintentionalstreetrunoffdischargingintothisstream.ItshouldbenotedthattherecentCityofRentondrainageredesignnowdirectsstreetrunoffintoaseparatestormwatersystem.Thus,thenaturalgroundwatercontinuestoflowtothenaturalcollectionpointsonthesubjectsite.Thereareno“intentionallycreated”waterflowsontothesite.2.The“DownstreamAnalysis”mustincludethefactthattheStateofWashington.DepartmentofNaturalResources,ownsandmaintainsallofthepropertyabuttingthewestpropertylineoftheproposeddevelopment.(Betweenthesubjectpropertyandthe1-405rightofway).Anydevelopmentorredirectionofwateroutflowsmusttakethisintoconsideration.TheStateofWashingtonshouldbecontactedtoprovidetheirinputonthisproposalaswellandshouldbeapartyofrecord.Entire DocumentAvailable in Laserfiche Submittals FolderEXHIBIT 17DocuSign Envelope ID: 509AE353-BF12-4C7C-A463-4032938B4B15
July 27, 2018
Wm Collins & Family
420 Cedar Ave S
Renton, WA 98057
SUBJECT: S. SINGH SHORT PLAT COMMENT RESPONSE LETTER
LUA17-000803, ECF, SHPL-A
Dear Mr. Collins & Family:
Thank you for your most recent statement regarding the proposed S. Singh Short Plat
(received July 25, 2018) wherein your raised a concern regarding a natural ground water
stream outfall, onsite seeps, impacts to the downstream properties, and coal mine
hazards on the subject property. Please note that all agencies were notified in as part of
the original notice of application, including Washington State Department of Natural
Resources, SEPA Center in Olympia.
Due to the critical areas and project area conditions, and in order to resolve the
inconsistency issues and obtain accurate information on the streams and wetlands, an
independent secondary reviewer will be retained by the City at the applicant’s expense.
A third-party professional will be tasked with reviewing the Critical Areas Report prepared
by Habitat Technologies (dated April 22, 2017) and the Wetland and Stream
Reconnaissance Report prepared by Altmann Oliver Associates, LLC (dated May 16, 2018).
Thank you again for interest in this project and if you have any further questions or
comments please feel free to contact me at 425-430-7289 or cclose@rentonwa.gov.
Sincerely,
Clark H. Close
Senior Planner
EXHIBIT 18
DocuSign Envelope ID: 509AE353-BF12-4C7C-A463-4032938B4B15
Technical Memorandum
To: Clark Close, Senior Planner
City of Renton
From: Kevin O’Brien, Senior Ecologist
Stephanie Modjeski, Wetland Scientist
Copies:
Date:
Subject:
Project No.:
October 31, 2018
S. Singh Short Plat Critical Areas Review
32847.F
Introduction
The City of Renton (City) has requested Otak, Inc. (Otak) to conduct a review of associated critical areas reports
for the proposed 6-lot hillside subdivision called the S. Singh Short Plat. Two critical areas reports have been
submitted with the land use application: a Critical Areas Report prepared by Habitat Technologies (dated April 22,
2017) and a Wetland and Stream Reconnaissance Report prepared by Altmann Oliver Associates, LLC (dated
May 16, 2018). A previous land use application called the Defoor Short Plat included a record of professional
studies identifying critical areas on the subject property. The City has requested Otak to conduct a review to
resolve inconsistencies between the two new reports and previous records on file regarding the critical areas on
site.
The subject property, Parcel #0007200196, is located on Renton Avenue S between S 9th Street and S 10th Street
in the City of Renton, King County, Washington. Otak conducted a field survey of the subject property and a
review of previously prepared critical areas information to evaluate the classifications of streams, drainage
features, and wetlands on site. Otak also evaluated the S. Singh Short Plat plan and its compliance with the City
of Renton Municipal Code (RMC) Chapter 4-3-050 (Critical Areas Regulations).
Documents Reviewed
•Wetland and Stream Reconnaissance Report, prepared by Altmann Oliver As sociates, LLC (dated March
16, 2018),
•Preliminary Short Plat Plans for Singh Short Plat, prepared by CORE Design Engineering (CORE) (June
20, 2017),
•Critical Areas Report, prepared by Habitat Technologies (dated April 22, 2017),
•Defoor Short Plat Hearing Examiner Decision (dated October 17, 2006),
•Defoor Short Plat Layout #2, prepared by PACE (dated June 2006),
•Defoor Property; Geomorphic Assessment, prepared by Talasaea Consultants, Inc. (Talasaea) and
GeoEngineers (dated May 1, 2006),
RECEIVED
11/01/2018 cclose
PLANNING DIVISION
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EXHIBIT 19
DocuSign Envelope ID: 509AE353-BF12-4C7C-A463-4032938B4B15
October 17, 2006
OFFICE OF THE HEARING EXAMINER
CITY OF RENTON
Minutes
APPLICANT/OWNER:
CONTACT:
LOCATION:
SUMMARY OF REQUEST:
SUMMARY OF ACTION:
DEVELOPMENT SERVICES REPORT:
PUBLIC HEARING:
Terry Defoor
GWCInc.
24633 NE 133 rd Street
Duvall, W A 98019
Debra Eby Ricci
Ricci Grube Aita, PLLC
Attorneys and Counselors at Law
1601 Second Ave., Ste. 1080
Seattle, W A 98101
Defoor Short Plat
LUA 05-089, SHPL-H
900 Renton Avenue South
Hearing Examiner Short Plat approval for the subdivision of
3.2 acres into five lots for the future development of single-
family residences.
Development Services Recommendation: Approve subject to
conditions
The Development Services Report was received by the
Examiner on September 26, 2006.
After reviewing the Development Services Report, examining
available information on file with the application, field
checking the property and surrounding area; the Examiner
conducted a public hearing on the subject as follows:
MINUTES
The following minutes are a summary of the October 3, 2006 hearing.
The legal record is recorded on CD.
The hearing opened on Tuesday, October 3, 2006, at 9:25 a.m. in the Council Chambers on the seventh floor of
the Renton City Hall. Parties wishing to testify were affirmed by the Examiner.
The following exhibits were entered into the record:
Exhibit No.1: Yellow file containing the original Exhibit No.2: Neighborhood Detail Map
application, proof of posting, proof of publication and
other documentation pertinent to this request.
Exhibit No.3: Preliminary Short Plat Map Exhibit No.4: Preliminary Landscape Plan
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EXHIBIT 20
DocuSign Envelope ID: 509AE353-BF12-4C7C-A463-4032938B4B15
November 5, 2018
Phillip Kitzes
PK Enterprises
23035 SE 263rd St
Maple Valley, WA 98038
SUBJECT: "Off Hold" Notice
S. Singh Short Plat / LUA17-000803, ECF, SHPL-A
Dear Mr. Kitzes,
Thank you for submitting the additional materials requested in the on hold letter from the City.
Your project has been taken off hold and the City will continue review of the S. Singh Short Plat
project.
The Short Plat has been rescheduled for Environmental Review Committee on November 26,
2018. Prior to that review, you will be notified if any additional information is required to
continue processing your application. If you have any questions, please contact me at (425) 430-
7289.
Sincerely,
Clark H. Close
Senior Planner
cc: Sound and Steve LLC / Owner(s)
Sukhvinder Singh / Applicant
Castelluccio, Collins, George, Moeller, Skagen, Thompson / Parties of Record
EXHIBIT 21
DocuSign Envelope ID: 509AE353-BF12-4C7C-A463-4032938B4B15
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EXHIBIT 22
RECEIVED
11/22/2017 cclose
PLANNING DIVISION
DocuSign Envelope ID: 509AE353-BF12-4C7C-A463-4032938B4B15
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EXHIBIT 23
DocuSign Envelope ID: 509AE353-BF12-4C7C-A463-4032938B4B15
May 1,2006
Talasaea Consultants, Inc.
15020 Rear Cn:ek Road NW
Woodinville, Washington 98077
Attention: Jason Walker
Subject: Defoor Property
Geomorphic Assessment
Renton, Washington
file No. 13495-001-00
GEoENGfNEER~
INTRODUCTION
GeoEngineers, Tnc is pleased to provide this letter report summarizing the results of a geomorphic
assessment regarding drainage channels located on the Defoor Property, in Renton. Washington. This
report was requested by Jason Walker of Talasaea Consultants on April 26, 2006. The purpose of the
requested services is to qualitatively assess the geomorphic character and origin for two streams,
Stream B and Stream A, on the Property.
The project work scope consists of reviewing reports and maps provided by Talasaea C()nsultants, and
visiting the Defoor Property to observe the stream.... The Reports reviewed by GeoEngineers include:
Hydrogeological Consultation; Stream B Corridor, dated March 24, 2006 and prepared by Icicle Creck
Engineers (ICE); Coal Mine Hazard Assessment and l)rcliminary Geotechnical Evaluation, Renton Hill
Property, dated June 10, 2005, prepared by ICE; and a section of a report entitled Defoor Property ---
Wetland Study, Stream Assessment, Habitat Study, Watershed Restoration and Mitigation Plan, dated
October 3, 2005, prepared by Talasaea Consultants. GcoEngineers also reviewed the Wetland and Stream
Basin Restoration Plan, Existing Conditions and Overview Plan, dated 28 June .. 2005, prepared by
Talasaea Consultants_
OBSERVED CHANNEL CONDITIONS
The site visit was conducted on April 28, 2005. The reconnaissance included walking the length of
Streams A and B from Renton A ve So to the base of the slope just east of wetland B.
Stream A originates up-!,'Tuciient of Renton Ave S, passes through a culvert beneath the road and flows
downstream in a well defined swale with side slopes inclined from 20 to 50 percent. The swale is
reflected as a dip in Renton Ave So. The Stream A cross section dispJay au-shaped Hoor with side walls
inclined to the angle of repose of the soils.
Stream B conditions are well described in the ICE March 24 2006 report. The "stream" originates at a
culvert outfall at Renton Ave S. No observable expression of a drainage appears to extend upslope from
Renton Ave So. Thc culvert is situated on a topoh'Taphic high point on the right limb of the Stream A
swale. Immediately do\vn gradient of the culvert outfall, the stream consists of two or three deeply
incised channels with nearly vertical side walls. The channels do not reside in a topographic swale.
EXHIBIT 24
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March 24, 2006
Terry DeFoor
GWC, Inc.
95 Anchor Court
Marco Island, Florida 34145
ICICLE CREEK
ENGINEERS
Geotechnical, Geologic and Environmental Services
INTRODUCTION
Report
Hydrogeological Consultation
Stream B Corridor
Renton Hill Property
Renton, Washington
File No. 0584-001
This report presents the results of Icicle Creek Engineers (ICE's) hydrogeologic evaluation of the
"Stream B" corridor at the DeFoor property (referred to in this report as the "Renton Hill Property") in
Renton, Washington. ICE previously completed a preliminary geotechnical evaluation and coal mine
hazard assessment of the Renton Hill Property; the results were presented in ICE's report dated June 10,
2005. ICE also completed an evaluation of Protected and Sensitive Slope areas; the results were
presented in ICE's report dated September 30,2005.
We understand that a question has been raised by Jason Walker of Talasaea Consultants, LLC
(the wetland and stream consultant for the project) as to whether or not Stream B is a naturally-formed
stream. ICE has been requested by Terry DeFoor the project owner, to assist in this evaluation of Stream
B from a geomorphological (landform genesis) and hydrogeological perspective. The morphology of this
stream is important in identifying its proper sensitive area classification and buffer requirements.
To accomplish this evaluation, ICE reviewed historic mine maps dating back to 1911 and historic
aerial photographs dated 1936, and completed a detailed surface reconnaissance of the Stream B corridor.
STREAM B OVERVIEW
We understand that Stream B was identified by Talasaea. Stream B is located in the south
portion of the Renton Hill Property, and flows from east to west through an undeveloped forested area.
A second stream, referred to as "Stream A" exists to the south of Stream B.
Stream B is bordered by Renton A venue South and residential development to the east,
residential development to the north, and undeveloped forested land to the south and west. The Stream B
corridor and surrounding area have a relatively long history of site use, including residential development
(Renton Hill is one of the oldest residential neighborhoods in the City of Renton) and underground coal
mining. The site is located at the historical location of the Renton Mine that was active from about 1874
through 1933.
HISTORICAL MINE MAP REVIEW
We reviewed historic mine maps of the Renton Mine dated 1911, 1918, 1919 and 1932. These
historic maps show the underground mine workings and, to a limited extent, surface features such as
230 NE Juniper Street, Suite 101 • Issaquah, WA 98027-2519 • www.iclclecreekengineers.com • (425) 427-8187 phone • (425) 427-6629 fax
EX t.f--
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.• ~ ... + ... ... ---. .
I<..athy Keolker·Wbeeler, Mayor
December 7, 2005
Jason Walker, RLA, ASLA
Talasea Consultants, Inc.
15020 Bear Creek Road NE
Woodinville, WA 98077
CITY <jF RENTON
PlanninglBuildinglPublicWorks DePartment
Gregg Zimmerman P.E., Administrator
Subject: Reconsideration Request of Administrative Determination of Un-mapped
StreamlWetland Classification for Defoor Properties (parcel Nos.
0007200196,0007200194, and 2023059085)
Dear Mr. Walker:
. This letter is in response to your letter dated November 17, 2005 requesting
reconsideration of the classification of 3 un.;.mapped streams (Stream B, Stream C, and
Drainage 1) as identified in the Wetland Study, Stream Assessment, Habitat Study,
Watershed Rest-oration, and Mitigation Plan llr'Cpared by Talasea Consultarits, Inc. dated.
June 28, 2005 (revised October 3, 20(5)~ In yOUT letter you indicate that the creation of
the 3 un-mapped streams was·the result of erosion due to point-discharge of st()rmwater
and sQould be considered artificial and reJUlatedaSClass 5 streams. RMC 4,.3-
050L.l.a.v defines a Class 5 stream as non~regulated waters that "flow within an
artificially constructed channel where no naturally defined channel had previously
existed." The point discharge of stormwater onto the subject site does not constitute an
. artificially constructed channel that would be clasSified as a Class 5 stream.
In your letter you also cite a previous project within the City, Sunnybrook Preliminary
Plat (LUA05-127, SA-H, PP, ECF), where the modification of7 drainage channels was
pennitted. You indicat~ that the previous approval should serve as a precedent for the
streams located on the subject property. Since "the review and approval of the
Sunnybrook Preliminary Plat, subsequent critical area regulations have been adopted,
which include a new stream definition and stream claSsification system. Therefore, as the
current project was submitted under the subsequent regulations, the previous approval of
the alteration of 7 drainages would not be a precedent. The previous determination of the
classification of the streams dated November 3, 2005 stands. .
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(!) This paper contains 50% recycled material, 30% post consumer AHEAD OF THE CURVE
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ffilffi To~~!r~!E~PMENl S~
.. CITY OF RENTON
NOV 18 2005
17 November 2005 RECEIVED
Mr. Neil Watts, Development Services Director
City of Renton
1055 South Grady Way
Renton, WA 98055
CITY OF RENTON
NOV 1 7 Z005 /:'/() ~
RECEIVED J)t:...
CITY CLERK'S OFFICE
h Q.\\d-dQ Ii 'i ~r e.cL loy .r Cl.So tt tJo..l. ~ r
who s+o.+eci v-e.r'~ly +h.A.:-t· flu;
',S 0.. ((.J~e.s t fi,-(' A7ec.opsidev-a..I-r. ~
1\ j .• l TAL-931".". . ""If! 7t1 T1I< tt ~""''''' ~3
t;.>CGLm,'t1 e.r. tt9~
e.t·. ti+y A+-I-oftre.r
1-1 ea.r i Y1 j E;qa.m (.,., Q. y-
Subject:
Reference:
Defoor Properties (Parcel Nos. 0007200196, 0007200194, and 2023059085)
Request for Reconsideration and Appeal ( L-uA -(J 5 -0 8 e; )
Dear Mr. Watts:
We have reviewed your 3 November 2005 letter addressed to Michael Chen of Core Design in
regards to the classifications of four un-mapped streams and two un-mapped wetlands on the
Defoor properties.
Due to the availability of additional information, both enclosed and forthcoming, we request a
reconsideration of your determination, and request your examination of the information and
historical factors that have effectively created several drainage features on the subject
properties. We also request a reconsideration of the decision to allow a Class 5 rating for
Stream S, Stream C and Drainage 1 based upon historical evidences suggesting the feature's
artificial origin and past precedent set by the City in the previous review and classification of
similar features. To preserve our options for a formal appeal, we also request that this
notification be filed at this time for this purpose.
We understand that there has been some difference of opinion, and subsequent internal
discussion and meetings regarding the definition of a Class 5 classification for Stream C and
Drainage 1. From communication between Hugh Mortensen (The Watershed Company) and
Per Johnson (Talasaea Ecologist) on 25 October 2005, and from your 3 November letter, we
understand that the City has declined the guidance of their peer review consultant and is
attempting to regulate artificial drainages that have been intentionally created due to the
discharge of untreated and undetained stormwater. Furthermore, Jill Ding, of the City of
Renton, told us (in a telephone conversation on 25 October 2005) that the City desires to
conduct a hearing regarding the Defoor project to clarify the new code for the purpose of
defining City policy. If future meetings are scheduled between the City's peer review consultant
and staff to discuss the Defoor properties, we would appreciate the opportunity to attend and
provide any necessary information or clarification, as this would expedite the coordination and
correspondence involved for this project, and associated time and costs for all parties. We wish
to continue a dialogue with the City on this issue and avoid a hearing if at all possible, as it is
Resource <& Environmental Planning
15020 Bear Creek Road Northeast • Woodinville, Washington 98077 • Bus: (425) 861-7550 • Fax: (425) 861-7549
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~.~-
~.
..a ......
Kathy Keolker-Wheeler, Mayor
November 3, 2005
Michael Chen
Core Design, Inc.
14711 NE 29th Place, Suite 10 1
Bellevue, W A 98007
CITY (~F RENTON
PlanninglBuildinglPublic Works Department
Gregg Zimmerman P.E .. Administrator
Subject: Administrative Determination of Un-;mapped StreamlWetland
Classification for Defoor Properties (parcel Nos. 0007200196,
0007200194, and 2023059085)
Dear Mr. Chen:
This letter is in response to your request for the classification of 4 un-mapped streams
and two unmapped wetlands as identified, in the Wetland Study, Stream Assessment,
Habitat Study, Watershed Restoration, and Mitigation Plan prepared by Talasea
-Consultants, Inc. dated June 28, 2005 (revised October 3, 2005).
BACKGROUND
A Wetland Study, Stream Assessment, Habitat Study, Watershed Restoration, and
Mitigation Plan prepared by Talasea Consultants, Inc. dated June 28, 2005 was submitted
to the City of Renton with the preliminary short plat and preliminary plat applications for
the Defoor Preliminary Short Plat and theDefoorPreliminary Plat. The report identified
3 streams, 2 drainages, and 1 wetland on the subjeCt properties. The report recommended
that Streams B and C and Drainages land 2 be classified as Class 5 streams', which are
exempt from the City' scritical areas regulations per RMC 4-3-050B.l. Stream A was
recommended to beClassified asa Class 4 stream,which requires a 35-foot-buffer and
Wetland A was recommended to be a Class 3 :wetland with 25-foot required buffers. The
Watershed Company (City's environmental consultant) conducted a site visit August 25th ,
2005 and reviewed the applicant's report. A comment letter from The Watershed
Company dated September 15, 2005 concurred with the applicant's recommended
-classification for Wetland A, Stream A, and Stream C, however did not concur with the
applicant's recommended classification for Sti"eamB and Drainage 2 and identified a
wetland that had not been delineated. The W~tershed Company recommended that
StreamB be classified as a Class 3 stream, that Drainage 2 be identified as an extension
of Stream A, a Class 4 stream, and ih,at the unmapped wetland be classified as a Class 3
wetland.
Arevised Wetland Study, Stream Assessment, Habitat Study, Watershed Restoration, and
Mitigation Plan prepared by TruaseaConsuitants, Inc. (revised October 3, 20()5) was
submitted to the City OctoberS, 2005. The revised report identified Drainage 2 as an
extension of Stream A (a Class 4 stream), delineated the unmapped wetland arid labeledit
as Wetland B, and Stream B was labeled as a Class 3 stream with a 75-foot required
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DocuSign Envelope ID: 509AE353-BF12-4C7C-A463-4032938B4B15
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OFF-SITE
SEE HETLAND 'A'
ENLAR6t:McNT
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OVERVIEY'l F1..AN
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SEE STREAMIWETLAND 'B'
ENLARGEMENT
(THIS SHEET)
S. GfTH STREET ;T~------____________ _
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SEE STREAM 'k ,./ .;-
ENLAReEMENv
(THIS SHEET)
DRAINAGE I
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GRAPHIC SCALE (DNORTH ( IN FEET)
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GRAPHIC SCALE
(IN FEET)
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1..EeA1.. ~ESCFe.IFTION
PARCEL AI
THAT PORTION OF THE H.H. TOBIN DONATION LAND CLAIM NO. 31, LYING
SOUTHERLY AND HESTERL Y OF THE PLAT OF HIGHLAND ADDITION TO THE
TOWN OF RENTON, ACCORDING TO THE PLAT THEREOF RECORDED IN
VOLUME 11 OF PLATS, PAGE 32, IN KING COUNTY, WASHINGTON, AND THAT
PORTION OF THE NORTHHEST QUARTER OF THE NORTHHEST QUARTER OF
SECTION 20, TOWNSHIP 23 NORTH, RANGE 5 EAST, H.M., IN KING COUNTY,
WASHINeTON, LYING NORTHERLY OF PUGET SOUND POHER AND LIGHT
COMPANY'S TRANSMISSION RIGHT-oF-WAY AND EAST OF PRIMARY STATE
HIGHWAY NO. I, DESCRIBED AS FOLLOHS,
BEGINNING AT THE INTERSECTION OF THE NORTH LINE OF SAID SECTION 20,
HITH THf: HEST LINE OF SAID PLAT, WHICH POINT IS NORTH 8'1°5'1'21" HEST
1,386.85 FEET FROM THE NORTH QUARTER CORNER OF SAID SECTION;
THENCE SOUTH 01°2'1'35" HEST ALONe THE HEST LINE OF SAID PLAT AND
SAID LINE PRODUCED SOUTHERLY '113.04 FEET TO THE NORTHERLY LINE OF
PUGET SOUND POHER AND LIGHT COMPANY'S TRANSMISSION RIGHT-OF-WAY,
THENCE NORTH 61°03'41" HEST 411.66 FEET TO THE EASTERLY LINE OF
PRIMARY STATE HIGHWAY NO. I; THENCE NORTHERLY ALONe SAID HIGHWAY
TO THE HORTH LINE OF SAID SECTION, THENCE SOUTH 8'1°5'1'21" EAST ALONG
SAID NORTH LINE 316.54 FEET TO THE POINT OF BEGINNING.
PARCEL B:
THAT PORTION OF THE H.H. TOBIN DONATION LAND CLAIM NO. 31, LYIN6
SOUTHERLY OF THE PLAT OF HIGHLAND ADDITION TO THE TOWN OF RENTON,
ACCORDIN6 TO THE PLAT THEREOF RECORDED IN VOLUME 11 OF PLATS,
PAGE 32, IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOHS:
BEGINNING AT A POINT ON THE NORTH LINE OF SECTION 20, TOHNSHIP 23
NORTH, RANGE 5 EAST, H.M., IN KING COUNTY, WASHIN6TON, HHICH IS NORTH
8<1°5'1'7!" HEST 1,386.85 FEET FROM THE NORTH QUARTER CORNER
THEREOf', THENCE SOUTH 01°2'1'35" HEST ALONG THE CENTERLINE OF CEDAR
S1REET 611.82 FEET TO THE SOUTH LINE OF SAID PLAT, AND THE TRUE POINT
OF BEGINNING, THENCE SOUTH 88°33'25" EAST 310.14 FEET TO THE HEST
LINE OF RENTON STREET, THENCE SOUTH 01°24'21" HEST 4<11.<18 FEET ALONe
SAID HEST LINE AND HEST LINE PRODUCED SOUTHERLY TO THE NORTHERLY
LINE OF PUGET SOUND POWER AND LIGHT COMPANY'S RIGHT-OF-WAY,
THENCE NORTH 61°03'41" HEST ALONG SAID RIGHT-oF-WAY 35551 FEET,
THENCE NORTH 01°2<1'35' EAST 361.12 FEET TO A POINT COINCIDENT HITH
THE SOUTH LINE OF SAID PLAT AND THE HEST LINE OF CEDAR S1REET,
THENCE SOUTH 88°33'35" EAST 20.00 FEET TO THE TRUE POINT OF
BEGINNING .
-_. _. --.----EXISTIN6 CONTOUR
--. -G7":: ~ . ~ ~ .:. ~ EXISTINe WETLAND
---- - -STREAM I HETLAND BUFFER
eTP-#
STREAM I HETLAND FLAG
TEST PIT FLAG
= == *= = = APPROXIMATE OHWM OF STREAM
-+-. -APPROXIMATE CENTER LINE OF STREAM
EXISTIN6 TREES
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SOURCE, THE THOI-fAS 6IJIDE 2005; ME1ROPOLITAN PUGET SOUND
CONTACTS
AppLICANT /OWNER:
GHC, INC.
24633 NE 133RD ST,
DUVALL, WA '1001'1
CONTACT PERSON: TRAVIS DEFOOR
ENGINEER;
CORE DESI6N
14111 NE 2'1TH PL SVITE 101
BELLEVUE, WA '10001
(425)885-1811
CONTACT t::'ERSOl'lc MICH~L CHEN, P.E.
ENVIRONMENTAL CONSULTANT
TALASAEA CONSVLTANTS, INC.
15020 BEAR CREEK RD. NE
HOODINVILLE, WA '10011
PHONE, (425) 861-1.550
CONTACT PERSON, JASON HALKER, ASSOCIATE
NUMBER SHEET TITLE:
lAIl.o EXISTING CONDITIONS .$ OVERVIElAI PLAN
lAII.1 PROPOSED SITE PLAN IMPACTS .$ MITIGATION
lAI2.0 ENHANCEME:NT PLANTING PLAN
lAI2.1 PLANTING e)ET AILS .$ NOTES
lAI2.2 PLANTING :>PEC.IFIC.ATIONS
NOTES
I. SITE PLAN PROVIDED BY CORE DESIGN, 14111 NE
2<1TH PL SVITE 101, BELLEVUE, WA '18001
(425)885-1811.
2. SOURCE DRAHINe HAS MODIFIED BY TALASAEA
CONSULTANTS FOR VISUAL ENHANCEMENT.
3. THIS PLAN IS AN ATTACHMENT TO THE HETLAND
MITIGATION REPORT PREPARED BY TALASAEA
CONSVLTANTS IN JUNE OF 2005.
4. THIS PLAN IS CONCEPTUAL ONLY AND SHOULD
NOT BE USED FOR CONS1RUCTION.
5. DELINEATION OF HETLAND 'B' AND OHHM OF
STREAM 'A' 4 'B' ARE FROM FIELD OBSERVATION
(SEPTEMBER 15,2005). LOCATIONS ARE DEPICTED
APPROXIMATE.
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TRANS
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---DocuSign Envelope ID: 509AE353-BF12-4C7C-A463-4032938B4B15
December 6, 2018
Phillip Kitzes
PK Enterprises
23035 SE 263rd St
Maple Valley, WA 98038
SUBJECT: "On Hold" Notice
S. Singh Short Plat, LUA17-000803, ECF, SHPL-A
Dear Mr. Kitzes,
The Planning Division of the City of Renton accepted the above master application for review on
December 6, 2017. During our review, staff has determined that additional information is
necessary in order to proceed further based on a recent Community Economic Development
Department meeting held on December 3, 2018.
The following information will need to be submitted before March 6, 2019 so that we may
continue the review of the above subject application:
The applicant shall complete a formal assessment report on Coal Mine Hazards in the area
by a qualified professional pursuant to RMC 4-8-120.D.7 Definitions G: Geotechnical Report,
Coal Mine – Medium and Coal Mine – High. The short plat map must identify and delineate
the coal mine hazard areas on the project site.
According to the Geotechnical Engineering Report, prepared by The Riley Group, Inc., dated
March 14, 2017, the western half of the property meets the classification of a High Coal
Mine Hazard and the Preliminary Technical Information Report, prepared by Core Design,
dated August 21, 2017 (revised date August 22, 2018) is proposing to construct and large
detention/water quality vault near the northwest corner of the site. The applicant shall
submit a revised Geotechnical Report identifying the structural aspects of the proposed
stormwater vault in a known critical area and provide for any necessary mitigation.
According to the Technical Memorandum, prepared by Otak Inc., dated Octo ber 31, 2018,
there is likely a regulated stream and wetland on the property to the west (WSDOT’s
property). The construction of the plat would contribute to hydrology changes downstream.
EXHIBIT 25
DocuSign Envelope ID: 509AE353-BF12-4C7C-A463-4032938B4B15
February 27, 2019
Phillip Kitzes
PK Enterprises
23035 SE 263rd St
Maple Valley, WA 98038
SUBJECT: "On Hold" Notice
S. Singh Short Plat, LUA17-000803, ECF, SHPL-A
Dear Mr. Kitzes,
The Planning Division of the City of Renton accepted the above master application for review on
December 6, 2017. During our review, staff has determined that additional information is
necessary in order to proceed further based on a recent Community Economic Development
Department meeting held on December 3, 2018.
The project was most recently placed on hold on December 6, 2018 and given a response date of
March 6, 2019 so that we may continue the review of the above subject application. This office
has reviewed your request (dated February 27, 2019) to extend your response date of the
requested information for ninety (90) days. For that reason, the following information will need
to be submitted before May 27, 2019 so that we may continue the review of the above subject
application:
The applicant shall complete a formal assessment report on Coal Mine Hazards in the area
by a qualified professional pursuant to RMC 4-8-120.D.7 Definitions G: Geotechnical Report,
Coal Mine – Medium and Coal Mine – High. The short plat map must identify and delineate
the coal mine hazard areas on the project site.
According to the Geotechnical Engineering Report, prepared by The Riley Group, Inc., dated
March 14, 2017, the western half of the property meets the classification of a High Coal
Mine Hazard and the Preliminary Technical Information Report, prepared by Core Design,
dated August 21, 2017 (revised date August 22, 2018) is proposing to construct and large
detention/water quality vault near the northwest corner of the site. The applicant shall
submit a revised Geotechnical Report identifying the structural aspects of the proposed
stormwater vault in a known critical area and provide for any necessary mitigation.
EXHIBIT 26
DocuSign Envelope ID: 509AE353-BF12-4C7C-A463-4032938B4B15
Corporate Office
17522 Bothell Way Northeast
Bothell, Washington 98011
Phone 425.415.0551 ♦ Fax 425.415.0311
www.riley-group.com
June 13, 2018
Sukvinder Singh
9217 220th Lane South
Kent, Washington 98031
Subject: Geotechnical Addendum
Renton Short Plat
901 Renton Avenue South
Renton, Washington
RGI Project No. 2017-002
Reference: City of Renton, Community & Economic Development, “On Hold” Notice, S. Singh
Short Plat, LUA17-000803, ECF, SHPL-A, dated January 11, 2018
Dear Mr. Singh:
As requested, The Riley Group, Inc. (RGI) is providing this letter to address coal mine hazard issues,
requested in the referenced notice from the City of Renton. We previously prepared a
Geotechnical Engineering Report (GER) for the project, dated March 14, 2017.
Coal Mine Hazard Areas
The subject site is located on Renton Hill, an area extensively mined for coal in the late 1800’s and
early 1900’s. Portions of the site are mapped as Medium and High Coal Mine Hazard Areas on the
City of Renton online GIS.
In assessing potential coal mine hazards at the site, we reviewed The Washington State Coal Mine
Map Collection: A Catalog, Index, and User’s Guide by Henry W. Schasse, etc. (1994), and The Coal
Fields of King County by George Watkins Evans (1912), and online mine maps from the Renton
Mine on the Washington DNR Geologic Information Portal.
Subsurface Geology of the Renton Mine
The site is underlain by sandstone, mudstone, shale, and coal of the Renton Formation, deposited
in the Upper Eocene. Portions of three coal beds were mined at the Renton Mine; Bed No. 1, No.
2, and No.3. The coal beds ranged in thickness from about 11.5 to 17 feet and were separated by
large sandstone and shale units ranging in thicknesses from 85 feet between the lowest No.3 and
the middle No. 2, and 110 feet between the No. 2 and the upper No. 1 coal bed.
The main slope of the Renton Mine was originally sunk at an angle of about 10 to 11 degrees down
the No. 3 coal bed from where it outcropped on the surface (approximately 130 feet west of the
subject site). The attached Cross Section (Figure 2) was prepared along the alignment of the main
slope using surface topography and approximate dip and location of the No. 3 slope. The relative
locations of the No. 2 and No. 1 coal beds are also shown.
EXHIBIT 27
RECEIVED
Clark Close 04/05/2019
PLANNING DIVISION
DocuSign Envelope ID: 509AE353-BF12-4C7C-A463-4032938B4B15
Entire DocumentAvailable in Laserfiche Submittals FolderEXHIBIT 28RECEIVEDClark Close 04/05/2019PLANNING DIVISIONDocuSign Envelope ID: 509AE353-BF12-4C7C-A463-4032938B4B15
HABITAT TECHNOLOGIES
wetlands, streams, fisheries, wildlife – mitigation and permitting solutions
P.O. Box 1088, Puyallup, Washington 98371
253-845-5119 contact@habitattechnologies.net
March 15, 2019
Mr. Phil Kitzes
@PK Enterprises
23025 SE 263rd Street
Maple Valley, Washington 98038
e-mail pkenterprises.mv@gmail.com
RE: S.Singh Short Plat – LUA17-000803 – Parcel 0007200196
Offsite Wetland and Drainages, City of Renton
Dear Mr. Kitzes,
Consistent with our discussions Habitat Technologies has re-visited the project site
between the end of 2018 through the middle of March 2019 to complete a
characterization of the small wetland area and surface water drainage corridors
identified offsite to the west (downslope) of the proposed S.Singh Short Plat. Particular
emphasis was placed on an appropriate categorization of the small offsite wetland and
three identified surface water drainages consistent with the provisions of the
Washington State Wetland Rating System for Western Washington: 2014 Update
Publication #14-06-029 (Hruby 2014), and the City of Renton Chapter 4.3.050 – Critical
Areas Regulations. The small offsite wetland and surface water drainages had
previously been defined within a wetland assessment completed by Talasaea
Consultants, Inc. during 2006.
Offsite Wetland: As identified within the recent assessments, this small offsite wetland
exhibited all three of the established criteria for designation as a “wetland.” The wetland
exhibited slope characteristics with hydrologic support provided by hillside drainage
(noted below as Drainage B) and seeps at the edge of the wetland. The soil throughout
this wetland appeared dominated by captured alluvial sediments that were well
intermixed with grass and sedge roots. As identified onsite the downslope edge of t his
wetland area was formed by an o ld concrete foundation/wall installed either for prior
buildings or specifically to create a small ornamental pond. Plant species dominant
within is wetland included reed canarygrass (Phalaris arundinacea), small fruited
bulrush (Scirpus microcarpus), and common lady fern (Athyrium filix-femina). The outer
boundary of this wetland included red alder (Alnus rubra), salmonberry (Rubus
spectabilis), Himalayan blackberry (Rubus procera), rose (Rosa spp.), and Douglas
spiraea (Spiraea douglasii) (see Photos).
As defined using the W etland Rating System (Hruby 2014) this offsite wetland was
identified to achieve a total functions score of 16 points (with 4 habitat points) (Appendix
A). As defined by the City of Renton a wetland with a total functions score of 16 points
would meet the criteria for designation as a Category III Wetland. The standard buffer
Entire Document
Available in
Laserfiche
Submittals Folder
EXHIBIT 29
RECEIVED
Clark Close 04/05/2019
PLANNING DIVISION
DocuSign Envelope ID: 509AE353-BF12-4C7C-A463-4032938B4B15
April 17, 2019
Phillip Kitzes
PK Enterprises
23035 SE 263rd St
Maple Valley, WA 98038
SUBJECT: "Off Hold" Notice (2)
S. Singh Short Plat / LUA17-000803, ECF, SHPL-A
Dear Mr. Kitzes,
Thank you for submitting the additional materials requested in the December 6, 2018 and
February 27, 2019 on hold letters from the City. Your project has been taken off hold and the City
will continue review of the S. Singh Short Plat project.
The Short Plat has been rescheduled for Environmental Review Committee on April 29, 2019.
Prior to that review, you will be notified if any additional information is required to continue
processing your application. If you have any questions, please contact me at (425) 430-7289.
Sincerely,
Clark H. Close
Senior Planner
cc: Sound and Steve LLC / Owner(s)
Sukhvinder Singh / Applicant
Castelluccio, Collins, George, Moeller, Skagen, Thompson / Parties of Record
EXHIBIT 30
DocuSign Envelope ID: 509AE353-BF12-4C7C-A463-4032938B4B15
May 9, 2019
Phillip Kitzes
PK Enterprises
23035 SE 263rd St
Maple Valley, WA 98038
Subject: Notice of Procedural Error
S. Singh Short Plat, LUA17-000803, ECF, SHPL-A
Dear Mr. Kitzes:
The Planning Division of the City of Renton (“City”) determined the subject application complete on December
6, 2017. The City acted as the designated lead agency and completed the environmental review process and
issued an administrative decision for the 6-lot hillside subdivision at 1003 Renton Ave S Lot (APN 0007200196)
on May 3, 2019.
After issuance of the SEPA determination and administrative decision, it has come to the City’s attention that the
subject application did not follow proper agency notice requirements per WAC 197-11-510(1) and 197-11-508.
Due to the procedural error the SEPA determination is hereby withdrawn per WAC 197-11-340(3) and
consequently the Administrative Decision for the short plat (SHPL-A) is also withdrawn.
To ensure proper agency notice is provided the subject application will be re-noticed and a new threshold
determination will be issued, followed by a new administrative decision.
Please contact me at (425) 430-7289 if you have any questions.
Sincerely,
Clark H. Close
Senior Planner
cc: Sound and Steve LLC / Owner(s)
Sukhvinder Singh / Applicant
Castelluccio, Collins, George, Moeller, Skagen, Thompson / Parties of Record
EXHIBIT 31
DocuSign Envelope ID: 509AE353-BF12-4C7C-A463-4032938B4B15
DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT
Planning Division
1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200, ext. 2
www.rentonwa.gov
PLEASE FOLLOW THE DOCUMENT CENTER LINK TO SEE ASSOCIATED PROJECT DOCUMENTS.
IF YOU NEED ADDITIONAL ASSISTANCE YOU MAY CONTACT THE CITY OF RENTON,
DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT AT (425) 430-7200, EXT. 2.
DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION
PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION.
OF APPLICATION AND PROPOSED DETERMINATION OF
NON-SIGNIFICANCE - MITIGATED (DNS-M)
A Master Application has been filed and accepted with the Department of Community & Economic Development
(CED) – Planning Division of the City of Renton. The following briefly describes the application and the necessary
Public Approvals.
DATE OF NOTICE OF APPLICATION: May 9, 2019 (original date December 6, 2017)
PROJECT NAME/NUMBER: S. Singh Short Plat PR17-000618 / LUA17-000803, ECF,
SHPL-A
PROJECT LOCATION: (Main Address) 1003 Renton Ave S LOT
(APN 0007200196)
APPLICANT:
Sound and Steve LLC / 9217 S 220th Lane SE, Kent, WA
98031 /(206) 371-1001
PROJECT CONTACT PERSON: Phillip Kitzes, PK Enterprises / 23035 SE 263rd St, Maple
Valley, WA 98038 / pkenterprises_mv@comcast.net /
(206) 227-7445
LOCATION WHERE APPLICATION MAY
BE REVIEWED:
Applicant documents are available online through the City of Renton Document
Center website. See also http://bit.ly/2VNgwIL
PROJECT DESCRIPTION: The applicant is requesting Environmental Review (SEPA) and approval of a 6-lot
hillside subdivision at 1003 Renton Ave S LOT (APN 0007200196) for the future development of 6 single-family houses
and a stormwater vault. The 3.22 acre property is primarily forested and is located on the westerly edge of Renton Ave
S, between S 9th St and S 10th St within the Residential-8 dwelling units per acre (R-8) zone. The proposed lots of the
short plat would range in size from 7,824 square feet (sf) in area to 9,996 sf. The remainder of the site would be divided
between a 9,975 sf stormwater tract and ±79,712 sf critical areas tract. The residential density is roughly 4.3 dwelling
units per net acre. Access to the residential lots would be from Renton Ave S. Half-street frontage improvements would
be completed along Renton Ave S. Slope gradients are generally 25 to 35 percent, with steeper slopes bordering a series
of east-west drainages that descend the slope to the west. The site contains regulated geological hazardous areas such
as steep slopes, erosion, landslide, seismic, and coal mine hazards. A majority of the trees within the heavily treed site
would be retained. Tree removal would be primarily associated with the lots and stormwater tract improvements. The
applicant submitted a Geotechnical Report, Geotechnical Addendum, Technical Information Report, Arborist Report,
Critical Areas Report, Wetland and Stream Reconnaissance Review, and Offsite Wetland and Drainages Report.
DATE OF APPLICATION: November 22, 2017 (original date of submittal)
NOTICE OF COMPLETE APPLICATION: May 9, 2019 (original date December 6, 2017)
OPTIONAL DETERMINATION OF NON-SIGNIFICANCE, MITIGATED (DNS-M): As the Lead Agency, the City of Renton has
determined that significant environmental impacts are unlikely to result from the proposed project. Therefore, as
permitted under the RCW 43.21C.110, the City of Renton is using the Optional DNS-M process to give notice that a DNS-
M is likely to be issued. Comment periods for the project and the proposed DNS-M are integrated into a single comment
period. There will be no comment period following the issuance of the Threshold Determination of Non-Significance-
Mitigated (DNS-M). This may be the only opportunity to comment on the environmental impacts of the proposal. A 14-
day appeal period will follow the issuance of the DNS-M.
PERMITS/REVIEW REQUESTED: Environmental (SEPA) Review, Short Plat Approval
OTHER PERMITS WHICH MAY BE
REQUIRED:
Construction Permit, Building Permit
RE-NOTICE
EXHIBIT 32
DocuSign Envelope ID: 509AE353-BF12-4C7C-A463-4032938B4B15
PLEASE FOLLOW THE DOCUMENT CENTER LINK TO SEE ASSOCIATED PROJECT DOCUMENTS.
IF YOU NEED ADDITIONAL ASSISTANCE YOU MAY CONTACT THE CITY OF RENTON,
DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT AT (425) 430-7200, EXT. 2.
DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION
PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION.
REQUESTED STUDIES: Geotechnical Report, Geotechnical Addendum, Technical Information Report,
Arborist Report, Critical Areas Report, Wetland and Stream Reconnaissance
Review, Offsite Wetland and Drainages Report
CONSISTENCY OVERVIEW:
Zoning/Land Use: The subject site is designated Residential Medium Density (RMD) on the City of
Renton Comprehensive Land Use Map and Residential-8 (R-8) on the City’s
Zoning Map.
Environmental Documents that
Evaluate the Proposed Project:
Environmental (SEPA) Checklist
Development Regulations Used
For Project Mitigation:
The project will be subject to the City’s SEPA ordinance, RMC 4-2-110A, 4-4, 4-
6-060, and 4-7 and other applicable codes and regulations as appropriate.
Proposed Mitigation Measures: The following Mitigation Measures will likely be imposed on the proposed
project. These recommended Mitigation Measures address project impacts not
covered by existing codes and regulations as cited above.
1. The applicant shall comply with the recommendations found in the Geotechnical Addendum prepared by
The Riley Group, Inc., dated June 13, 2018. If the recommended drilling and further research determine that
coal mine hazards prevent the construction of single family structures and utilities, then the number of
proposed lots may be required to be reduced and/or the final design of the short plat could change.
2. A note shall be recorded on the face of the final short plat map identifying and delineating the coal mine
hazard areas on the project site.
3. All earthwork performed and implemented by the applicant shall be limited to seasonally drier periods
(typically from April 1 to October 31) and shall be consistent with the recommendations of the
Geotechnical Engineering Report prepared by The Riley Group, Inc., dated March 14, 2017, or an updated
report submitted at a later date.
4. The stormwater vault proposed in Tract B shall be designed to be located underground and/or covered in
soil. No part of the vault shall be permitted to protrude from the ground surface. If it is determined that
the stormwater vault is unable to be constructed below the ground surface, then the applicant shall
provide a fully sight-obscuring landscape visual barrier or an alternative method for approval by the
Planning Division.
Comments on the above application must be submitted in writing to Clark H. Close, Senior Planner, CED – Planning
Division, 1055 South Grady Way, Renton, WA 98057, by 5:00 PM on May 23, 2019. If you have questions about this
proposal, or wish to be made a party of record and receive additional notification by mail, contact the Project Manager.
Anyone who submits written comments will automatically become a party of record and will be notified of any decision
on this project. A copy of the subsequent threshold determination is available upon request.
CONTACT PERSON: Clark H. Close, Senior Planner ; Tel: (425) 430-7289; Email: cclose@rentonwa.gov
Renton Ave S S 10th St Grant Ave S S 9th St Cedar Ave S DocuSign Envelope ID: 509AE353-BF12-4C7C-A463-4032938B4B15
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 2 LUA17-000803
ADVISORY NOTES TO APPLICANT
The following notes are supplemental information provided in conjunction with the administrative land use
action. Because these notes are provided as information only, they are not subject to the appeal process for
the land use action.
Planning:
(Contact: Clark Close, 425-430-7289, cclose@rentonwa.gov)
1. RMC section 4-4-030C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless
otherwise approved by the Development Services Division.
2. New single family and other nonresidential construction activities shall be restricted to the hours
between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through Friday. Work on
Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m. and eight o’clock (8:00) p.m.
No work shall be permitted on Sundays.
3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an
appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where
no further construction work will occur within ninety (90) days. Alternative measures such as mulch,
sodding, or plastic covering as specified in the current King County Surface Water Management Design
Manual as adopted by the City of Renton may be proposed between the dates of November 1st and
March 31st of each year. The Development Services Division’s approval of this work is required prior to
final inspection and approval of the permit.
4. A National Permit Discharge Elimination System (NPDES) permit is required when more th an one acre is
being cleared.
5. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or
fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the
area defined by the drip line of any tree to be retained.
6. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around
the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall b e
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. Ind ividual 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 responsib le
for adhering to the U.S. Fish and Wildlife Service National Bald Eagle Management Guidelines (2007) and
/or your U.S. Fish and Wildlife Service permit.
Development Engineering:
(Contact: Justin Johnson, 425-430-7291, JTJohnson@rentonwa.gov)
1. See Attached Development Engineering Memo dated January 10, 2018.
Fire Authority:
(Contact: Corey Thomas, 425-430-7024, cthomas@rentonwa.gov)
Environmental Impact Comments:
EXHIBIT 33
DocuSign Envelope ID: 509AE353-BF12-4C7C-A463-4032938B4B15
ADVISORY NOTES TO APPLICANT
Page 2 of 2 LUA17-000803
1. The fire impact fees are applicable at the rate of $829.77 per single family unit. This fee is paid at
building permit issuance.
Code Related Comments:
1. The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600
square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of
1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300 -feet of
the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. There are two existing
hydrants within 300-feet of some of the proposed homes, but not all. One hydrant shall require a 5-
inch storz fitting. There are no fire hydrants within 300 -feet of proposed Lot 7 and the existing 4-inch
water main cannot support a new fire hydrant.
2. Fire department apparatus access roadways are adequate as they exist. Future development of
property/building lots located on Cedar Avenue South would be very restricted or not allowed due to
long dead end street.
Technical Services:
(Contact: Amanda Askren, 425-430-7369, aaskren@rentonwa.gov)
1. None.
Community Services:
(Contact: Leslie Betlach, 425-430-6619, lbetlach@rentonwa.gov)
1. Parks Impact fee per Ordinance 5670 applies.
Police:
(Contact: Cyndie Parks, 425-430-7521, cparks@rentonwa.gov)
1. None.
Building:
(Contact: Craig Burnell, 425-430-7290, cburnell@rentonwa.gov)
1. Recommendations of the geotechnical report must be followed as a condition of building permits. Coal
mine workings should be located on site plans and any mitigation must be specified by the
geotechnical engineer.
DocuSign Envelope ID: 509AE353-BF12-4C7C-A463-4032938B4B15
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: January 10, 2018
TO: Clark Close, Senior Planner
FROM: Justin Johnson, Civil Plan Reviewer
SUBJECT: S. Singh Short Plat
LUA17-000803
I have reviewed the application for Singh Short Plat located at 1003 Renton S Ave and have the following
comments:
EXISTING CONDITIONS
The site is approximately 3.23 acres in size and is rectangular in shape. The site does not contain a
residence and is completely forested. The site is fronted by Renton Ave S on the east side of the parcel.
WATER: This site is in the City of Renton water service area. There is an existing 8” water main running
north and south along the west side of Renton Ave S. Reference Project File WTR2700410 in COR Maps
for the record drawings. There is no existing water meters that serve this property.
SEWER: The site is in the City of Renton sewer service area. There is an existing 8” clay pipe sewer main
running north to south within Renton Ave S. Reference Project File WWP2700027 in COR Maps for
record drawings. There is current no existing sewer stub to serve the property.
STORM DRAINGE: Currently there are three vegetated flow paths that direct the surface water from S
9th St, Renton Ave S, and S 10th St across the property down to Rolling Hills Creek. On-site drainage either
infiltrates or sheet flows southwest.
STREETS: Renton Ave S is classified as a Residential Access Road. At this location Renton Ave S existing
street section consists of a pavement width of approximately 30’. The existing right of way width for
Renton Ave S is approximately 60’ per the King County Assessor’s Map.
WATER COMMENTS
The following improvements are required to be provided by the developer for the proposed project to
provide water service to each lot.
DocuSign Envelope ID: 509AE353-BF12-4C7C-A463-4032938B4B15
Singh Short Plat – LUA17-000803
Page 2 of 7
January 10, 2018
1. Installation of fire hydrants within 300 feet of each lot and as required by the Fire Department
to provide coverage to all lots.
2. Installation of 1-inch domestic water service line to each lot from the above new 8-inch water
line.
3. Installation of individual pressure reducing valves (PRV’s) behind each mater meter because the
static water pressure is above 80 psi.
4. The development is subject to applicable water system development charges and water meter
installation fees. Utility System Development Charges (SDC) will be due at the time of utility
construction permit issuance. The current water meter fee amount for a 1-inch service sizes is
$3,245.00 and the current fee for 1” water meter installed by City is $3,310.00. The fee is
subject to change and the rate that is current at the time of issuance of the utility construction
permit will be applicable on the project. Each lot shall have a separate meter.
5. Civil plans for the water main improvements will be required and must be prepared by a
professional engineer registered in the State of Washington. Please refer to City of Renton
General Design and Construction Standards for Water Main Extensions as shown in Appendix J
of the City’s 2012 Water System Plan. Adequate horizontal and vertical separations between the
new water main and other utilities (storm sewer, sanitary sewer, power, gas, electrical) shall be
provided for the operation and maintenance of the water main.
SEWER COMMENTS
1. The site is located in the City of Renton sewer service area.
2. There is an existing 8 inch diameter sewer main on Renton Ave South and an existing 8 inch
diameter sewer main located in the sewer easement on the north of the subject parcel.
3. Extension of 8” diameter sewer main along the westerly edge of the proposed lots along with
minimum 15 feet wide gravel (minimum surface type) is required. A 15-foot wide gravel access
is also required within the utility easement for the sewer line to the north of proposed Lot 1.
4. The main extension should also continue from the southwest corner of the proposed Lot 4 and
connect to the sewer main located within Renton Ave S. Individual side sewers to serve each lot
should be provided.
5. Utility System Development Charges (SDC) will be due at the time of utility construction permit
issuance. Wastewater Fee amount per sewer connection is $2,837.00. The rate is subject to
change and the rate that is current at the time of issuance of the utility construction permit will
be applicable on the project.
6. All new side sewers shall be 6”. All new side sewers shall flow by gravity to the main at a
minimum slope of 2%. Each lot shall have its own side sewer. Sewer cleanouts should not be
located in the new driveways.
STORM DRAINAGE COMMENTS
1. A preliminary drainage plan and Technical Information Report (TIR) prepared by Core Design
dated August 21, 2017 were submitted to the City as part of the site plan submittal. The site is
located in the City’s Flow Control Duration Standard (Forested Site Conditions). The site is
located in the Thunder Hills Creek drainage basin. The TIR was not completed in accordance
with the standards found in the 2017 Renton Surface Water Design Manual (RSWDM). All nine
core and six special requirements were not addressed.
2. Due to the re-routing of surface water through the steep slopes onsite the final TIR needs to
include a Level 2 downstream analysis for the proposed adjustments to the drainage path to
DocuSign Envelope ID: 509AE353-BF12-4C7C-A463-4032938B4B15
Singh Short Plat – LUA17-000803
Page 3 of 7
January 10, 2018
satisfy Core Requirement #2, Offsite Analysis. The analysis will need to discuss the potential
increase in erosion due to the increase amount of water volume.
3. A detention and water quality vault is proposed to meet the flow control requirements to satisfy
Core Requirement #3, Flow Control Facilities. The vault was sized using MGS. Vault sizing
calculations used forested conditions for the existing conditions input into MGS for the lot area
after right of way dedication. Revised vault sizing calculations using MGS should be provided
with the construction permit submittal.
4. Conveyance calculations were not provided in the preliminary TIR. Conveyance calculations shall
be included in the final TIR to satisfy Core Requirement #4, Conveyance System.
5. The preliminary drainage plan shows a piped stormwater conveyance system in the Renton
Avenue S that conforms to the City’s street standards. New storm drain shall be designed and
sized in accordance with the standards found in Chapter 4 of the 2017 RSWDM. Storm drain
with a minimum diameter of 12” is required in the public right of way.
6. A geotechnical report evaluating site soil conditions was prepared by the Riley Group dated
March 14, 2017. The report recommends to not use any type of infiltration systems onsite due
to the surface and subsurface conditions.
7. Applicant shall provide an easement to the City of Renton for Tract A to allow the City of Renton
Surface Water to continue to flow across the property.
8. Each new lot is subject to a stormwater system development charge. The 2017 SDC for
stormwater is $1,718.00 per lot. Stormwater SDC fees are due at construction permit issuance.
TRANSPORTATION/STREET COMMENTS
1. Each new lot is subject to a transportation impact fee. The 2017 transportation impact fee is
$5,430.85 per single family home. The transportation impact fee is due at the time of building
permit issuance for each individual home.
2. Street and frontage requirements Renton Ave South is a residential street with ROW width of 60
feet. As per City of Renton code 4-6-060, street frontage improvements including paved
roadway width of minimum 26 feet or paved width to match existing paved width along the
corridor (the larger number is required), 0.5 feet wide curbs, 8 feet wide landscaped planters, 5
feet wide sidewalks, drainage improvements, and streetlights are required to be provided on
residential streets. As per RMC 4-6-060, the half street frontage improvements will be required
to be built Renton Ave South frontage by the developer.
3. Per RMC 4-4-080, the maximum width of a single loaded garage driveway is 9’ and the maximum
width of a double loaded garage driveway is 16’. If a garage is not present, the maximum
driveway width is 16’. Driveways shall not be closer than 5’ to any property line. Maximum
slopes for driveways shall not exceed 15% provided that driveways exceeding 8% provide
slotted drains at the lower end with positive drainage discharge to restrict runoff from entering
the garage.
4. Per RMC 4-6-060, street lighting is required as the project is larger than four residential units. A
photometric study and street lighting plan per City standards shall be submitted with the
construction permit submittal.
5. The project does not require a Traffic Impact Analysis as the project produces less than 20
vehicles per hour in both the AM and PM peak periods.
6. Paving and trench restoration within the City of Renton right of way shall comply with the City’s
Restoration and Overlay requirements.
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Singh Short Plat – LUA17-000803
Page 4 of 7
January 10, 2018
GENERAL COMMENTS
1. The fees listed are for 2017. The fees that are current at the time of the respective permit issuance
will be levied. Please see the City of Renton website for the current fee schedule.
2. Retaining walls that are 4’ or taller from bottom of footing and stormwater detention vaults will
require a separate building permit. Structural calculations and plans prepared by a licensed
engineer will be required as part of the building permit review.
3. All civil plans shall conform to the current City of Renton survey and drafting standards. Current
drafting standards can be found on the City of Renton website.
4. A separate plan submittal will be required for a construction permit for utility work and street
improvements. All plans shall be prepared by a licensed Civil Engineer in the State of Washington.
5. Please see the City of Renton Development Engineering website for the Construction Permit
Application and Construction Permit Process and Submittal Requirements. Please contact the City
to schedule a construction permit intake meeting.
DocuSign Envelope ID: 509AE353-BF12-4C7C-A463-4032938B4B15
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
SIGNATURES:
Gregg Zimmerman, Administrator
Public Works Department
Date Rick M. Marshall, Administrator
Renton Regional Fire Authority
Date
Kelly Beymer, Administrator
Community Services Department
Date C.E. Vincent, Administrator Date
Department Of Community & Economic Development
ENVIRONMENTAL (SEPA) DETERMINATION OF
NON-SIGNIFICANCE (DNS-M)
Due to procedural error the previous SEPA determination on April 29, 2019 was hereby withdrawn on May
31, 2019 per WAC 197-11-340(3). This determination document shall supersede and replace in its entirety
that certain SEPA Determination.
PROJECT NUMBER: LUA17-000803, ECF, SHPL-A
APPLICANT: Sound and Steve LLC, 9217 S 220th Lane SE, Kent, WA 98031
PROJECT NAME: S. Singh 6-Lot Short Plat
PROJECT DESCRIPTION: The applicant is requesting Environmental Review (SEPA) and approval of a 6-lot
hillside subdivision at 1003 Renton Ave S LOT (APN 0007200196) for the future development of 6 single-family houses and a
stormwater vault. The 3.22 acre property is primarily forested and is located on the westerly edge of Renton Ave S, between S
9th St and S 10th St within the Residential-8 dwelling units per acre (R-8) zone. The proposed lots of the short plat would range
in size from 7,824 square feet (sf) in area to 9,996 sf. The remainder of the site would be divided between a 9,975 sf stormwater
tract and ±79,712 sf critical areas tract. The residential density is roughly 4.3 du/ac. Access to the residential lots would be from
Renton Ave S. Half-street frontage improvements would be completed along Renton Ave S. Slope gradients are generally 25 to
35 percent, with steeper slopes bordering a series of east-west drainages that descend the slope to the west. The site contains
regulated geological hazardous areas such as steep slopes, erosion, landslide, seismic, and coal mine hazards. A majority of the
trees within the heavily treed site would be retained. Tree removal would be primarily associated with the lots and stormwater
tract improvements. The applicant submitted a Geotechnical Report, Geotechnical Addendum, Technical Information Report,
Arborist Report, Critical Areas Report, a Wetland and Stream Reconnaissance Review, and an Offsite Wetland and Drainages
Report.
PROJECT LOCATION: 1003 Renton Ave S LOT (APN 0007200196)
LEAD AGENCY: City of Renton
Environmental Review Committee
Department of Community & Economic Development
The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse impact
on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21C.030(2)(c). Conditions were
imposed as mitigation measures by the Environmental Review Committee under their authority of Section 4-9-070D Renton
Municipal Code. These conditions are necessary to mitigate environmental impacts identified during the environmental review
process. Because other agencies of jurisdiction may be involved, the lead agency will not act on this proposal for fourteen (14)
days.
Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on June 21, 2019. Appeals must
be filed in writing together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA
98057. Appeals to the Examiner are governed by RMC 4-8-110 and more information may be obtained from the Renton City
Clerk’s Office, (425) 430-6510.
PUBLICATION DATE: June 7, 2019
DATE OF DECISION: June 3, 2019
DocuSign Envelope ID: 509AE353-BF12-4C7C-A463-4032938B4B15
6/3/2019 | 10:40 AM PDT
6/3/2019 | 1:11 PM PDT
6/3/2019 | 8:48 AM PDT
6/3/2019 | 7:53 PM PDT
DETERMINATION OF NON-SIGNIFICANCE – MITIGATED
(DNS-M) MITIGATION MEASURES AND ADVISORY NOTES
PROJECT NUMBER: LUA17-000803, ECF, SHPL-A
APPLICANT: Sound and Steve LLC, 9217 S 220th Lane SE, Kent, WA 98031
PROJECT NAME: S. Singh 6-Lot Short Plat
PROJECT DESCRIPTION: The applicant is requesting Environmental Review (SEPA) and approval of a 6-lot
hillside subdivision at 1003 Renton Ave S LOT (APN 0007200196) for the future development of 6 single -family houses
and a stormwater vault. The 3.22 acre property is primarily forested and is located on the westerly edge of Renton Ave
S, between S 9th St and S 10th St within the Residential-8 dwelling units per acre (R-8) zone. The proposed lots of the
short plat would range in size from 7,824 square feet (sf) in area to 9,996 sf. The remainder of the site would be divided
between a 9,975 sf stormwater tract and ±79,712 sf critical areas tract. The residential density is roughly 4.3 du/ac.
Access to the residential lots would be from Renton Ave S. Half-street frontage improvements would be completed
along Renton Ave S. Slope gradients are generally 25 to 35 percent, with steeper slopes bordering a series of east-west
drainages that descend the slope to the west. The site contains regulated geological hazardous areas such as steep
slopes, erosion, landslide, seismic, and coal mine hazards. A majority of the trees within the heavily treed site would
be retained. Tree removal would be primarily associated with the lots and stormwater tract improvements. The
applicant submitted a Geotechnical Report, Geotechnical Addendum, Technical Information Report, Arborist Report,
Critical Areas Report, a Wetland and Stream Reconnaissance Review, and an Offsite Wetland and Drainages Report.
PROJECT LOCATION: 1003 Renton Ave S LOT (APN 0007200196)
LEAD AGENCY: The City of Renton
Department of Community & Economic Development
Planning Division
MITIGATION MEASURES:
1. The applicant shall comply with the recommendations found in the Geotechnical Addendum prepared by The Riley
Group, Inc., dated June 13, 2018. If the recommended drilling and further research determine that coal mine hazards
prevent the construction of single family structures and utilities, then the number of proposed lots may be required
to be reduced and/or the final design of the short plat could change.
2. A note shall be recorded on the face of the final short plat map identifying and delineating the coal mine hazard
areas on the project site.
3. All earthwork performed and implemented by the applicant shall be limited to seasonally drier periods (typically
from April 1 to October 31) and shall be consistent with the recommendations of the Geotechnical Engineering
Report prepared by The Riley Group, Inc., dated March 14, 2017, or an updated report submitted at a later date.
4. The stormwater vault proposed in Tract B shall be designed to be located underground and/or covered in soil. No
part of the vault shall be permitted to protrude from the ground surface. If it is determined that the stormwater vault
is unable to be constructed below the ground surface, then the applicant shall provide a fully sight -obscuring
landscape visual barrier or an alternative method for approval by the Planning Division.
ADIVISORY NOTES:
The following notes are supplemental information provided in conjunction with the administrative land use action.
Because these notes are provided as information only, they are not subject to the appeal process for the land use
actions.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
ADVISORY NOTES TO APPLICANT
The following notes are supplemental information provided in conjunction with the administrative land use
action. Because these notes are provided as information only, they are not subject to the appeal process for
the land use action.
Planning:
(Contact: Clark Close, 425-430-7289, cclose@rentonwa.gov)
1. RMC section 4-4-030C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless
otherwise approved by the Development Services Division.
2. New single family and other nonresidential construction activities shall be restricted to the hours
between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through Friday. Work on
Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m. and eight o’clock (8:00) p.m.
No work shall be permitted on Sundays.
3. Within thirty (30) days of completion of grading work, the applicant shall hydro seed or plant an
appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where
no further construction work will occur within ninety (90) days. Alternative measures such as mulch,
sodding, or plastic covering as specified in the current King County Surface Water Management Design
Manual as adopted by the City of Renton may be proposed between the dates of November 1st and
March 31st of each year. The Development Services Division’s approval of this work is required prior to
final inspection and approval of the permit.
4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is
being cleared.
5. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or
fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the
area defined by the drip line of any tree to be retained.
6. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around
the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be
placed on fencing every fifty feet (50') indicating the words, “NO TRESPASSING – Protected Trees” or on
each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups
of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the
applicant shall provide supervision whenever equipment or trucks are moving near trees.
7. This permit is shall comply with the Bald and Golden Eagle Protection Act. The permitted is responsible
for adhering to the U.S. Fish and Wildlife Service National Bald Eagle Management Guidelines (2007) and
/or your U.S. Fish and Wildlife Service permit.
Development Engineering:
(Contact: Justin Johnson, 425-430-7291, JTJohnson@rentonwa.gov)
1. See Attached Development Engineering Memo dated January 10, 2018.
Fire Authority:
(Contact: Corey Thomas, 425-430-7024, cthomas@rentonwa.gov)
Environmental Impact Comments:
Page 1 of 2 LUA17-000803
ADVISORY NOTES TO APPLICANT
1. The fire impact fees are applicable at the rate of $829.77 per single family unit. This fee is paid at
building permit issuance.
Code Related Comments:
1. The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600
square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of
1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300-feet of
the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. There are two existing
hydrants within 300-feet of some of the proposed homes, but not all. One hydrant shall require a 5-
inch storz fitting. There are no fire hydrants within 300 -feet of proposed Lot 7 and the existing 4-inch
water main cannot support a new fire hydrant.
2. Fire department apparatus access roadways are adequate as they exist. Future development of
property/building lots located on Cedar Avenue South would be very restricted or not allowed due to
long dead end street.
Technical Services:
(Contact: Amanda Askren, 425-430-7369, aaskren@rentonwa.gov)
1. None.
Community Services:
(Contact: Leslie Betlach, 425-430-6619, lbetlach@rentonwa.gov)
1. Parks Impact fee per Ordinance 5670 applies.
Police:
(Contact: Cyndie Parks, 425-430-7521, cparks@rentonwa.gov)
1. None.
Building:
(Contact: Craig Burnell, 425-430-7290, cburnell@rentonwa.gov)
1. Recommendations of the geotechnical report must be followed as a condition of building permits. Coal
mine workings should be located on site plans and any mitigation must be specified by the
geotechnical engineer.
Page 2 of 2 LUA17-000803
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: January 10, 2018
TO: Clark Close, Senior Planner
FROM: Justin Johnson, Civil Plan Reviewer
SUBJECT: S. Singh Short Plat
LUA17-000803
I have reviewed the application for Singh Short Plat located at 1003 Renton S Ave and have the following
comments:
EXISTING CONDITIONS
The site is approximately 3.23 acres in size and is rectangular in shape. The site does not contain a
residence and is completely forested. The site is fronted by Renton Ave S on the east side of the parcel.
WATER: This site is in the City of Renton water service area. There is an existing 8” water main running
north and south along the west side of Renton Ave S. Reference Project File WTR2700410 in COR Maps
for the record drawings. There is no existing water meters that serve this property.
SEWER: The site is in the City of Renton sewer service area. There is an existing 8” clay pipe sewer main
running north to south within Renton Ave S. Reference Project File WWP2700027 in COR Maps for
record drawings. There is current no existing sewer stub to serve the property.
STORM DRAINGE: Currently there are three vegetated flow paths that direct the surface water from S
9th St, Renton Ave S, and S 10th St across the property down to Rolling Hills Creek. On-site drainage either
infiltrates or sheet flows southwest.
STREETS: Renton Ave S is classified as a Residential Access Road. At this location Renton Ave S existing
street section consists of a pavement width of approximately 30’. The existing right of way width for
Renton Ave S is approximately 60’ per the King County Assessor’s Map.
WATER COMMENTS
The following improvements are required to be provided by the developer for the proposed project to
provide water service to each lot.
Singh Short Plat – LUA17-000803
Page 2 of 4
January 10, 2018
1. Installation of fire hydrants within 300 feet of each lot and as required by the Fire Department
to provide coverage to all lots.
2. Installation of 1-inch domestic water service line to each lot from the above new 8-inch water
line.
3. Installation of individual pressure reducing valves (PRV’s) behind each mater meter because the
static water pressure is above 80 psi.
4. The development is subject to applicable water system development charges and water meter
installation fees. Utility System Development Charges (SDC) will be due at the time of utility
construction permit issuance. The current water meter fee amount for a 1-inch service sizes is
$3,245.00 and the current fee for 1” water meter installed by City is $3,310.00. The fee is
subject to change and the rate that is current at the time of issuance of the utility construction
permit will be applicable on the project. Each lot shall have a separate meter.
5. Civil plans for the water main improvements will be required and must be prepared by a
professional engineer registered in the State of Washington. Please refer to City of Renton
General Design and Construction Standards for Water Main Extensions as shown in Appendix J
of the City’s 2012 Water System Plan. Adequate horizontal and vertical separations between the
new water main and other utilities (storm sewer, sanitary sewer, power, gas, electrical) shall be
provided for the operation and maintenance of the water main.
SEWER COMMENTS
1. The site is located in the City of Renton sewer service area.
2. There is an existing 8 inch diameter sewer main on Renton Ave South and an existing 8 inch
diameter sewer main located in the sewer easement on the north of the subject parcel.
3. Extension of 8” diameter sewer main along the westerly edge of the proposed lots along with
minimum 15 feet wide gravel (minimum surface type) is required. A 15-foot wide gravel access
is also required within the utility easement for the sewer line to the north of proposed Lot 1.
4. The main extension should also continue from the southwest corner of the proposed Lot 4 and
connect to the sewer main located within Renton Ave S. Individual side sewers to serve each lot
should be provided.
5. Utility System Development Charges (SDC) will be due at the time of utility construction permit
issuance. Wastewater Fee amount per sewer connection is $2,837.00. The rate is subject to
change and the rate that is current at the time of issuance of the utility construction permit will
be applicable on the project.
6. All new side sewers shall be 6”. All new side sewers shall flow by gravity to the main at a
minimum slope of 2%. Each lot shall have its own side sewer. Sewer cleanouts should not be
located in the new driveways.
STORM DRAINAGE COMMENTS
1. A preliminary drainage plan and Technical Information Report (TIR) prepared by Core Design
dated August 21, 2017 were submitted to the City as part of the site plan submittal. The site is
located in the City’s Flow Control Duration Standard (Forested Site Conditions). The site is
located in the Thunder Hills Creek drainage basin. The TIR was not completed in accordance
with the standards found in the 2017 Renton Surface Water Design Manual (RSWDM). All nine
core and six special requirements were not addressed.
2. Due to the re-routing of surface water through the steep slopes onsite the final TIR needs to
include a Level 2 downstream analysis for the proposed adjustments to the drainage path to
Singh Short Plat – LUA17-000803
Page 3 of 4
January 10, 2018
satisfy Core Requirement #2, Offsite Analysis. The analysis will need to discuss the
potential increase in erosion due to the increase amount of water volume.
3. A detention and water quality vault is proposed to meet the flow control requirements to satisfy
Core Requirement #3, Flow Control Facilities. The vault was sized using MGS. Vault sizing
calculations used forested conditions for the existing conditions input into MGS for the lot area
after right of way dedication. Revised vault sizing calculations using MGS should be provided
with the construction permit submittal.
4. Conveyance calculations were not provided in the preliminary TIR. Conveyance calculations shall
be included in the final TIR to satisfy Core Requirement #4, Conveyance System.
5. The preliminary drainage plan shows a piped stormwater conveyance system in the Renton
Avenue S that conforms to the City’s street standards. New storm drain shall be designed and
sized in accordance with the standards found in Chapter 4 of the 2017 RSWDM. Storm drain
with a minimum diameter of 12” is required in the public right of way.
6. A geotechnical report evaluating site soil conditions was prepared by the Riley Group dated
March 14, 2017. The report recommends to not use any type of infiltration systems onsite due
to the surface and subsurface conditions.
7. Applicant shall provide an easement to the City of Renton for Tract A to allow the City of Renton
Surface Water to continue to flow across the property.
8. Each new lot is subject to a stormwater system development charge. The 2017 SDC for
stormwater is $1,718.00 per lot. Stormwater SDC fees are due at construction permit issuance.
TRANSPORTATION/STREET COMMENTS
1. Each new lot is subject to a transportation impact fee. The 2017 transportation impact fee is
$5,430.85 per single family home. The transportation impact fee is due at the time of building
permit issuance for each individual home.
2. Street and frontage requirements Renton Ave South is a residential street with ROW width of 60
feet. As per City of Renton code 4-6-060, street frontage improvements including paved
roadway width of minimum 26 feet or paved width to match existing paved width along the
corridor (the larger number is required), 0.5 feet wide curbs, 8 feet wide landscaped planters, 5
feet wide sidewalks, drainage improvements, and streetlights are required to be provided on
residential streets. As per RMC 4-6-060, the half street frontage improvements will be required
to be built Renton Ave South frontage by the developer.
3. Per RMC 4-4-080, the maximum width of a single loaded garage driveway is 9’ and the maximum
width of a double loaded garage driveway is 16’. If a garage is not present, the maximum
driveway width is 16’. Driveways shall not be closer than 5’ to any property line. Maximum
slopes for driveways shall not exceed 15% provided that driveways exceeding 8% provide
slotted drains at the lower end with positive drainage discharge to restrict runoff from entering
the garage.
4. Per RMC 4-6-060, street lighting is required as the project is larger than four residential units. A
photometric study and street lighting plan per City standards shall be submitted with the
construction permit submittal.
5. The project does not require a Traffic Impact Analysis as the project produces less than 20
vehicles per hour in both the AM and PM peak periods.
6. Paving and trench restoration within the City of Renton right of way shall comply with the City’s
Restoration and Overlay requirements.
Singh Short Plat – LUA17-000803
Page 4 of 4
January 10, 2018
GENERAL COMMENTS
1. The fees listed are for 2017. The fees that are current at the time of the respective permit
issuance will be levied. Please see the City of Renton website for the current fee schedule.
2. Retaining walls that are 4’ or taller from bottom of footing and stormwater detention
vaults will require a separate building permit. Structural calculations and plans prepared
by a licensed engineer will be required as part of the building permit review.
3. All civil plans shall conform to the current City of Renton survey and drafting standards.
Current drafting standards can be found on the City of Renton website.
4. A separate plan submittal will be required for a construction permit for utility work and
street improvements. All plans shall be prepared by a licensed Civil Engineer in the State of
Washington.
5. Please see the City of Renton Development Engineering website for the Construction Permit
Application and Construction Permit Process and Submittal Requirements. Please contact the
City to schedule a construction permit intake meeting.