HomeMy WebLinkAboutERC_Applicant_Letter_Jefferson_Highlands_190822
August 30, 2019
James W. Howton
12018 SE 51st St
Bellevue, WA 98006
SUBJECT: ENVIRONMENTAL THRESHOLD (SEPA) DETERMINATION
Jefferson Highlands, LUA19-000163, PP, SA-A, CU-A, ECF, MOD
Dear Mr. Howton:
This letter is written on behalf of the Environmental Review Committee (ERC) to advise you that they have
completed their review of the subject project and have issued a threshold Determination of Non-Significance.
Please refer to the enclosed ERC Report and Decision for more details.
Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on September
13, 2019, together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way,
Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and more information regarding
the appeal process may be obtained from the Renton City Clerk’s Office, (425) 430-6510.
Also a public hearing has been scheduled by the Hearing Examiner in the Council Chambers on the seventh
floor of City Hall on October 8, 2019 at 12:00 PM to consider the Preliminary Plat, Unit Lot Subdivision, Site
Plan Review, Conditional Use Permit, and a street modification. The applicant or representative(s) of the
applicant is required to be present at the public hearing. A copy of the staff recommendation will be mailed
to you prior to the hearing. If the Environmental Determination is appealed, the appeal will be heard as part
of this public hearing.
If the Environmental Determination is appealed, a public hearing date will be set and all parties notified.
If you have any questions or desire clarification of the above, please call me at (425) 430-7289.
For the Environmental Review Committee,
Clark H. Close
Senior Planner
Enclosure
cc: Anita & Timothy Woo, Woo Developments, LLC / Owner(s)
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 ENVIRONMENTAL DETERMINATION
ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE (DNS)
POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION
DNS: THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION
DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT.
DATE OF NOTICE OF ENVIRONMENTAL
DETERMINATION:
August 30, 2019
PROJECT NAME/NUMBER: PR19-000311 Jefferson Highlands / LUA19-000163, PP, SA-
A, CU-A, ECF, MOD
PROJECT LOCATION: 1513/1515 Kirkland Ave NE (APN 7227801485)
and 1524/1526 Jefferson Ave NE (APN 7227801560)
APPLICANT/PROJECT CONTACT PERSON: James Howton / 12018 SE 51st S, Bellevue, WA 98006/Jimhjim1111@comcast.net
LOCATION WHERE APPLICATION MAY BE
REVIEWED:
Applicant documents are available online through the City of Renton Document
Center website. See also http://bit.ly/2YvrdRy
PROJECT DESCRIPTION: The applicant is requesting Preliminary Plat, Unit Lot Subdivision,
Administrative Site Plan, Administrative Conditional Use, Environmental (SEPA) Review, and a street modification for 13
townhomes. The subject site consists of two (2) separate adjacent tax parcels in the Highlands Community Planning Area at
1513/1515 Kirkland Ave NE (APN 7227801485) and 1524/1526 Jefferson Ave NE (APN 7227801560). Both parcels have a
combined area of 34,346 square feet. Currently the site contains two (2) duplexes, a 2-car carport and two (2) small
outbuildings. The project site is located in the Residential-14 (R-14) zoning district and the Residential High Density (HD) land
use designation. The applicant is proposing to demolish the existing structures in order to construct three (3) new townhome
buildings – one 3-unit, one 4-unit and one 6-unit. The applicant is requesting a conditional use permit to increase maximum
wall plat height up to 32 feet to allow for a third floor within the residences. The proposed project would result in a net
density of 16.6 du/ac. The Unit Lot Subdivision is proposed to be subdivided into 13 lots and three (3) open space tracts. Six
(6) of the 13 Unit Lot Subdivision lots would face Kirkland Ave NE and seven (7) units would front on and face Jefferson Ave
NE. One of the 13 units would be affordable under density bonus review. The applicant would dedicate approximately 227
square feet of right-of-way on Jefferson Ave NE and approximately 6,135 square feet in the public alley. No right-of-way
dedication is required along Kirkland Ave NE. A street modification request for cross section changes to Kirkland Ave NE
frontage improvements includes a request for an 11-foot travel lane, 0.5-foot vertical curb, 8-foot bioretention planter strip,
8-foot wide sidewalk, with 0.5-foot clear width from the back of sidewalk to the edge of the right-of-way. The proposed unit
lots would range in size from 1,276 sf to 1,740 sf with an average lot size of 1,467 sf. Access to the units is proposed via two
new public alleys between the units and a 16-foot wide temporary alley along the south end of site from Kirkland Ave NE (8
feet of the temporary access is located off-site to the south). The topography of the site is relatively flat and the site is not
mapped with any critical areas. All onsite trees are proposed to be removed. The applicant has submitted a Geotechnical
Engineering Report, Preliminary Technical Information Report, Arborist Report with the application.
Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on September 13, 2019, together
with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the
Examiner are governed by City of RMC 4-8-110 and information regarding the appeal process may be obtained from the
Renton City Clerk’s Office, (425) 430-6510.
PUBLIC HEARING: A public hearing is tentatively scheduled for October 8, 2019 at 12:00 PM before
the Renton Hearing Examiner in Renton Council Chambers on the 7th floor of
Renton City Hall, located at 1055 South Grady Way. If the Environmental
Determination is appealed, the appeal will be heard as part of this public hearing.
NOTICE
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
SR_ERC_Report_Jefferson_Highlands_190826_v1
ENVIRONMENTAL REVIEW COMMITTEE REPORT
ERC Meeting Date: August 26, 2019
Project File Number: PR19-000311
Project Name: Jefferson Highlands
Land Use File Number: LUA19-000163, PP, SA-A, CU-A, ECF, MOD
Project Manager: Clark H. Close, Senior Planner
Owner/Applicant: Woo Developments, LLC, PO Box 1103, Bellevue, WA 98009
Contact: James W. Howton, 12018 SE 51st St, Bellevue, WA 98006
Project Location: 1513-1515 Kirkland Ave NE, Renton, WA 98056
1524-1526 Jefferson Ave NE, Renton, WA 98056
Project Summary: The applicant is requesting Preliminary Plat, Unit Lot Subdivision, Administrative
Site Plan, Administrative Conditional Use, Environmental (SEPA) Review, and a
street modification for 13 townhomes. The subject site consists of two (2)
separate adjacent tax parcels in the Highlands Community Planning Area, parcel
nos. 7227801485 and 7227801560. The project site is located in the R-14 zoning
district and the Residential High Density (HD) land use designation. The existing
structures would be demolished to construct three (3) new townhome buildings
– one 3-unit, one 4-unit and one 6-unit. The applicant is requesting a conditional
use permit to increase maximum wall plat height up to 32 feet to allow for a
third floor within the residences. The proposed project would result in a net
density of 16.6 du/ac. The Unit Lot Subdivision includes 13 lots and 3 open space
tracts. One of the 13 units would be affordable under density bonus review. The
proposed unit lots would range in size from 1,276 SF to 1,740 SF with an average
lot size of 1,467 SF. Access to the units is proposed via two new public alleys
between the units and a 16-foot wide temporary alley along the south end of
site from Kirkland Ave NE (8 feet of the temporary access is located off-site to
the south). The topography of the site is relatively flat and the site is not
mapped with any critical areas. All onsite trees are proposed to be removed.
Exist. Bldg. Area SF: 3,290 SF Proposed New Bldg. Area (footprint):
Proposed New Bldg. Area (gross):
9,856 SF
30,660 GSF
Site Area: 34,346 SF Total Building Area GSF: 30,660 GSF
STAFF
RECOMMENDATION:
Staff Recommends that the Environmental Review Committee issue a
Determination of Non-Significance (DNS).
Jefferson Ave NE NE 15th St Kirkland Ave NE DocuSign Envelope ID: 72D374A0-DFDE-4B62-BB26-53231B2F49EB
City of Renton Department of Community & Economic Development
Jefferson Highlands
Staff Report to the Environmental Review Committee
LUA19-000163, PP, SA-A, CU-A, ECF, MOD
Report of August 26, 2019 Page 2 of 7
SR_ERC_Report_Jefferson_Highlands_190826_v1
PART ONE: PROJECT DESCRIPTION / BACKGROUND
The applicant is requesting Preliminary Plat, Unit Lot Subdivision, Administrative Site Plan, Administrative
Conditional Use, Environmental (SEPA) Review, and a street modification for 13 townhomes. The subject site
consists of two (2) separate adjacent tax parcels in the Highlands Community Planning Area at 1513/1515 Kirkland
Ave NE (APN 7227801485) and 1524/1526 Jefferson Ave NE (APN 7227801560), within the SW ¼ of Section 4,
Township 23 North, Range 5 East, in King County, Washington (Exhibit 4). A 13 Unit Lot Subdivision is proposed in
order to subdivide the parcels into 13 lots and three (3) open space tracts (Exhibit 5). Together the open space tracts
(Tracts A-C) would have a combined area of 8,915 square feet. The project site currently contains two (2) duplexes,
several small outbuildings, asphalt and concrete driveways, planters, and a brick patio. All existing structures and
paved areas would be removed to construct attached dwellings. The three (3) new buildings would be constructed
as townhouses as one 3-unit building, one 4-unit building and one 6-unit building. The 6-unity townhouse would
front Kirkland Ave NE and the 3-unit and 4-unit townhouses would front Jefferson Ave NE. One of the 13 units would
be reserved as an affordable dwelling unit. The applicant is further requesting a conditional use permit to increase
maximum wall plat height up to 32 feet to allow for a third floor within the attached residences (Exhibit 8).
The subject site is bordered by similar Residential-14 (R-14) zoning to the north, south and west and Residential Multi-
Family (RMF) across Kirkland Ave NE to the east. The surrounding units are single family, duplex and multi-family
apartment housing. The project site is located in the Highlands Community Planning Area.
Table 1. Surrounding Land Use and Zoning
Location Comprehensive Land Use Zoning
Site Residential High Density (RHD) Residential-14 (R-14) Dwelling Units Per Net Acre
North Residential High Density (RHD) Residential-14 (R-14) Dwelling Units Per Net Acre
South Residential High Density (RHD) Residential-14 (R-14) Dwelling Units Per Net Acre
East Residential High Density (RHD) Residential Multi-Family (RMF) Dwelling Units Per Net Acre
West Residential High Density (RHD) Residential-14 (R-14) Dwelling Units Per Net Acre
The 0.79-acre project site is located within the Residential-14 (R-14) zoning district and the Residential High Density
(HD) land use designation. The overall net density of the project is 16.6 dwelling units per net acre (13 dwelling units
/ 0.78 net acres = 16.6 du/acre) and the 13 lots would range in size from 1,276 square feet to 1,740 square feet with
an average lot size of 1,467 square feet (Exhibit 2).
The proposed development fronts Jefferson Ave NE to the west and Kirkland Ave NE to the east (Exhibit 3). The
applicant is requesting a street modification for cross section changes to Kirkland Ave NE along the property frontage.
The street modification request includes frontage improvements for an 11-foot travel lane, 0.5-foot vertical curb, 8-
foot bioretention planter strip, 8-foot wide sidewalk, with 0.5-foot clear width from the back of sidewalk to the edge
of the ROW. Access to the units is proposed via two new public alleys (roughly 6,135 square feet) between the units
and a 16-foot wide temporary alley along the south end of site from Kirkland Ave NE (8 feet of the temporary access
is located off-site to the south).
The developed site would include a combination of full infiltration trenches and a Biopod system would provide the
required stormwater controls for water quality and flow control. These would overlow into the existing storm system
in Kirkland Avenue NE (Exhibit 9).
The property includes nine (9) significant trees on-site, of which three were in poor condition and were categorized
as non-viable by the project Arborist (Exhibits 6 and 7). A significant tree is defined as a tree with a caliper of at least
six inches (6"), or an alder or cottonwood tree with a caliper of at least eight inches (8"). The applicant is proposing to
remove and replace all onsite significant trees. The topography of the site is relatively flat with site slopes down
southeast and southwest towards the center of the site at about two percent (2%) to five percent (5%). The site is not
mapped with any critical areas or critical area buffers. In general, the soils on the site are sandy loam with surface
topsoil. According to the Geotechnical Engineering Report prepared by The Riley Group, Inc. (Exhibit 11), the native
soils encountered at the test pit locations included six to sixteen inches of topsoil overlying loose to medium dense fill
DocuSign Envelope ID: 72D374A0-DFDE-4B62-BB26-53231B2F49EB
City of Renton Department of Community & Economic Development
Jefferson Highlands
Staff Report to the Environmental Review Committee
LUA19-000163, PP, SA-A, CU-A, ECF, MOD
Report of August 26, 2019 Page 3 of 7
SR_ERC_Report_Jefferson_Highlands_190826_v1
comprised of silty sand. According to the SEPA Environmental Checklist (Exhibit 12), no surface indications or history
of unstable soils were found in the immediate vicinity. The geotechnical study found that the site is suitable for
development of the proposed project from a geotechnical standpoint.
PART TWO: ENVIRONMENTAL REVIEW
In compliance with RCW 43.21C.240, the following environmental (SEPA) review addresses only those project
impacts that are not adequately addressed under existing development standards and environmental regulations.
A. Environmental Threshold Recommendation
Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials:
Issue a DNS with a 14-day Appeal Period.
B. Exhibits
Exhibit 1: Environmental Review Committee (ERC) Report
Exhibit 2: Site Plan
Exhibit 3: Neighborhood Detail Map
Exhibit 4: Boundary & Topographic Survey
Exhibit 5: Unit Lot Subdivision Plat Map
Exhibit 6: Landscape and Tree Retention Plan, prepared by Lane & Associates, dated June 11, 2018
Exhibit 7: Arborist Report, prepared by Lane & Associates
Exhibit 8: Design Review Package with Floor Plans and Building Elevations, prepared by SH
Architecture, dated January 11, 2019
Exhibit 9: Preliminary Technical Information Report, prepared by Encompass Engineering &
Surveying, dated May 17, 2019
Exhibit 10: Civil Plan Set (Cover Sheet, Preliminary Grading & Drainage, Preliminary Sewer & Water
Plan, Street Profile and Cross Sections), prepared by Encompass Engineering &
Surveying, dated July 2, 2019
Exhibit 11: Geotechnical Engineering Report, prepared by The Riley Group, Inc., dated April 6, 2018
Exhibit 12: Environmental Checklist
Exhibit 13: Construction Mitigation Description
Exhibit 14: Fire Hydrant Location Map
Exhibit 15: Jefferson Highlands Curb Cuts Email
Exhibit 16: Advisory Notes
C. 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
DocuSign Envelope ID: 72D374A0-DFDE-4B62-BB26-53231B2F49EB
City of Renton Department of Community & Economic Development
Jefferson Highlands
Staff Report to the Environmental Review Committee
LUA19-000163, PP, SA-A, CU-A, ECF, MOD
Report of August 26, 2019 Page 4 of 7
SR_ERC_Report_Jefferson_Highlands_190826_v1
Impacts: The applicant submitted a Geotechnical Engineering Report, prepared by The Riley Group, Inc.
(RGI), dated April 6, 2018 (Exhibit 11) with the project application. The site is relatively flat with about
five feet (5’) of elevation change across the site. The site slopes down from the streets along the east
and west perimeter to a topographic low extending in a north-south direction through the central
portion of the property, which has a slight slope toward the south (Exhibit 4). RGI observed the
excavation of five (5) test pits and completed one (1) infiltration test. The onsite soils include loose to
medium dense fill comprised of silty sand with trace gravel and sand with some silt and trace gravel over
native deposits of loose to dense silty sand with varying amounts of gravel, sand with varying amounts
of silt and gravel with varying amounts of sand and silt. Very dense glacial till comprised of silty sand
with some gravel was encountered at one location. No groundwater seepage was encountered during
subsurface exploration. Groundwater levels during construction or at other times may be higher or
lower than measured levels and groundwater level fluctuations should be considered when developing
the site. Based on the results of the field and laboratory testing, RGI considers the possibility of
liquefaction during an earthquake as minimal and RGI further indicates that the site does not contain
geologically hazardous areas. According to the report, building foundations can be supported on
conventional spread footings bearing on medium dense to dense native soil or structural fill. If loose,
organic, or other unsuitable soils are encountered, RGI recommends that the site be overexcavated and
backfilled with structural fill. If existing fill soils are encountered at subgrade elevations, the suitability of
the soils for foundation support should be evaluated by a RGI representative. Also, slab-on-grade floors
can be similarly supported and RGI is recommending the placement of fill below the foundation and
floor slab and behind the retaining walls. The geotechnical engineer estimates that earthwork is
expected to include excavating and backfilling the building foundations and preparing slab subgrades.
The applicant indicated that the estimated quantities of excavation on-site would be approximately 400
cubic yards and the cut material would be stored on the property and used later by spreading the
material over the site as top soil.
Grading would be required for the construction of required plat improvements and new multi-family
residences (Exhibit 10). Erosion control measures would need to be in place prior to starting grading
activities on the site. Temporary erosion and sedimentation control measures would be implemented
during construction including, but not limited to, Best Management Practices (BMPs) and temporary
measures to control surface water runoff and groundwater during construction, such as retaining
existing vegetation whenever feasible, establishing a quarry spall construction entrance, installing
siltation control fencing or anchored straw or coir wattles on the downhill side of the work areas,
covering soil stockpiles with anchored plastic sheeting, and confining sediment to the project site.
The provided geotechnical report concluded that the construction of the proposed residential
development is feasible from a geotechnical standpoint. The primary geotechnical considerations
submitted in the geotechnical report included field exploration and laboratory testing, site conditions,
discussion and recommendations, additional services, and limitations.
Mitigation Measures: No further mitigation is recommended.
Nexus: Not applicable.
2. Air
Impacts: It is anticipated that some short-term air quality impacts could be associated with site work
and building construction required to develop this site. Project development impacts during
construction may include dust as a result of grading and exhaust from construction vehicles and
equipment. Dust control would be mitigated through the use of temporary erosion control measures,
watering or other measures to remediate impacts as needed (Exhibit 13). Long-term impacts would
result from the net increase of vehicle emissions from resident’s cars. There would not be any fireplaces
in the units.
DocuSign Envelope ID: 72D374A0-DFDE-4B62-BB26-53231B2F49EB
City of Renton Department of Community & Economic Development
Jefferson Highlands
Staff Report to the Environmental Review Committee
LUA19-000163, PP, SA-A, CU-A, ECF, MOD
Report of August 26, 2019 Page 5 of 7
SR_ERC_Report_Jefferson_Highlands_190826_v1
Mitigation Measures: No further mitigation is recommended.
Nexus: Not applicable.
3. Water
a. Storm Water
Impacts: The applicant submitted a Preliminary Technical Information Report, prepared by
Encompass Engineering & Surveying (dated May 17, 2019; Exhibit 9). The development is subject to
Full Drainage Review in accordance with the 2017 City of Renton Surface Water Design Manual
(RSWDM). All nine (9) core requirements and all six (6) special requirements were discussed in the
Technical Information Report. According to the TIR, the project meets the exemption for
Conservation Flow Control Areas per Section 1.2.3.1 of the 2017 CRSWDM and no further flow
control facilities are required. Per the Flow Control Application Map in the 2017 City of Renton
Surface Water Design Manual, the project site is within the Peak Rate Flow Control Standard area
matching Existing Site Conditions and is within the East Lake Washington Drainage Basin. In this
area, flow control facilities are required to match the existing conditions 2-, 10-, and 100-year peak-
rate runoff from the site. The applicant is proposing a combination of full infiltration trenches and a
Biopod system to provide the required stormwater controls for water quality and flow control.
These would overflow into the existing storm system in Kirkland Ave NE. This site is designed to
comply with the Small Subdivision Project BMP Requirements detailed in Section 1.2.9.3.1 of the
2017 CRSWDM.
Full Infiltration of 11,058 square feet (0.254 acres) of rooftop area is proposed for the site in the
form of Gravel Filled Trenches for Full Infiltration per Appendix C.2.2.3. Per the Geotech report, the
site is underlain with silty sand and requires a 20-foot-long section per 1,000 square feet of rooftop
area infiltrated. A total of 222 feet of trenching is required to fully infiltrate the tributary area. Two
2-foot-wide, 80-foot-long trenches and one 2-foot-wide, 75-foot-long trench are proposed for a
total of 235-feet of trenching. The infiltration trenches are designed with 6-inch (6”) emergency
overflows connecting to the proposed Biopod and the further storm drain system.
The proposed project shows a peak flow increase of less than 0.15 CFS and therefore meets the
Flow Control exemption detailed in Section 1.2.3 of the 2017 CRSWDM. The use of further flow
control BMPs is not required. Stormwater runoff from the driveway and walkway areas would be
treated for Enhanced Water quality per the 2017 CRSWDM.
Appropriate on-site BMPs would be required to help mitigate the new runoff created by this
development. A temporary erosion and sediment control (TESC) plan provides BMPs to be
implemented during construction. The final drainage plan with BMPs and drainage report must be
submitted with the civil construction permit application.
All work proposed outside of the applicant’s property would require a permanent drainage
easement to be provided to the City and a temporary construction easement prior to any permits
being issued.
It is anticipated that the City’s currently adopted 2017 City of Renton Surface Water Design Manual
would mitigate for any potential surface water impacts that could be generated by the project
proposal, therefore no further mitigation is recommended at this time.
Mitigation Measures: No further mitigation is recommended.
Nexus: Not applicable.
4. Vegetation
Impacts: An Arborist Report, prepared by Lane & Associates, was submitted with the land use
application (Exhibit 7). All existing vegetation is proposed to be removed or altered during construction.
DocuSign Envelope ID: 72D374A0-DFDE-4B62-BB26-53231B2F49EB
City of Renton Department of Community & Economic Development
Jefferson Highlands
Staff Report to the Environmental Review Committee
LUA19-000163, PP, SA-A, CU-A, ECF, MOD
Report of August 26, 2019 Page 6 of 7
SR_ERC_Report_Jefferson_Highlands_190826_v1
The Arborist Report listed nine (9) significant onsite trees. The trees located on and around the site were
inventoried as follows: Tree #1 maple, Tree #2 plum, Tree #3 cherry, Tree #4 cherry, Tree #5 apple, Tree
#6 cedar, Tree #7 mt. ash, Tree #8 cedar, and Tree #9 cherry. Six (6) of the nine (9) significant trees were
found to be healthy, subsequently three (3) onsite trees were found to be non-viable. The minimum tree
retention requirement is twenty percent (20%) in the Residential-14 (R-14) zone after deductions.
Certain trees are excluded from retention calculations, including dangerous trees, trees in proposed
public streets, trees in proposed private access easements/tracts, and trees in critical areas and critical
area buffers. Following deductions, the applicant would be required to retain one (1) tree. Three (3)
were determined to be dangerous, one (1) was found to be located in the proposed public street/alley,
and four (4) were in proposed private access easements/tracts. The applicant is proposing to remove
and replace all onsite significant trees. In-lieu of tree retention, the applicant is proposing to replant the
site with the following trees based on the landscape plan and plant schedule: 9 raywood ash street
trees, 5 vine maple, 13 bloodgood Japanese maple, 9 chanticlear pear, 3 Alaska weeping cedar, 3
Austrian black pine, and 59 emerald green arborvitae (Exhibit 6). A final detailed landscape plan would
be required to be submitted and approved prior to issuance of a civil construction permit.
Mitigation Measures: No further mitigation is recommended.
Nexus: Not applicable.
5. Environmental Health
a. Noise
Impacts: Noise impacts would primarily result from the clearing of the site, construction of the
proposed infrastructure improvements and future construction of the new multi-family residences.
The construction and construction equipment noise would be regulated through the City’s adopted
noise level regulations per Chapter 8-7, RMC, Noise Level Regulations and RMC 4-4-030. The City’s
construction standards limit haul hours between 8:30 am to 3:30 pm, Monday through Friday unless
otherwise approved by the Development Services Division. Permitted work hours in or near
residential areas are restricted to the hours between 7:00 am and 8:00 pm for new construction
activities from Monday through Friday. Work on Saturdays is restricted to the hours between 9:00
am and 8:00 pm. No work is permitted on Sundays.
Temporary noise impacts are anticipated that would be commonly associated with new multi-family
residential development.
Mitigation Measures: No further mitigation is recommended.
Nexus: Not applicable.
6. Transportation
Impacts: The main public streets serving the site include Jefferson Ave NE on the west side of the
project and Kirkland Ave NE on the east side of the project (Exhibit 2). All vehicular access to the project
would be from Kirkland Ave NE via a 16-foot wide shared temporary alley on the south side of the most
southerly unit facing Kirkland Ave NE. Eight feet (8’) of the 16-foot wide shared temporary alley access
would be located off-site to the south in an off-site access/utility easement. Once inside the
development, primary access to the unit garages would be provided via two new north/south 16-foot
wide public alleys between the units. The north/south alleys would be divided by an 5,547 square foot
open space tract. No parking is allowed in the alleys. To meet the City’s complete street standards and
the Sunset Areas Surface Water Master Plan for Kirkland Ave NE, a residential access street, half-street
improvement would be required along the east property frontage. The applicant is requesting a street
modification for cross section changes to Kirkland Ave NE along the property frontage. The street
modification request includes frontage improvements for an 11-foot travel lane, 0.5-foot vertical curb,
DocuSign Envelope ID: 72D374A0-DFDE-4B62-BB26-53231B2F49EB
City of Renton Department of Community & Economic Development
Jefferson Highlands
Staff Report to the Environmental Review Committee
LUA19-000163, PP, SA-A, CU-A, ECF, MOD
Report of August 26, 2019 Page 7 of 7
SR_ERC_Report_Jefferson_Highlands_190826_v1
8-foot bioretention planter strip, 8-foot wide sidewalk, with 0.5-foot clear width from the back of
sidewalk to the edge of the ROW. No ROW dedication would be required along Kirkland Ave NE.
Jefferson Ave S is located along the west property frontage, Jefferson Ave S is a residential access street
with an existing right-of-way (ROW) width of 50 feet (50’) as measured using the King County Assessor’s
Map. Dedication of one and one-half feet (1.5’) of right-of-way (ROW) frontage or approximately 227
square feet of right-of-way (ROW) would be required on Jefferson Ave NE. The City is proposing a public
works project for the construction of new sidewalks and an infiltration planting strip on Jefferson Ave NE
along the project frontage. The applicant has indicated that they are willing to remove the existing curb
cuts for the City funded frontage improvement project on Jefferson Ave NE (Exhibit 15).
Approximately 27 additional vehicle trips are anticipated per day. Per the City of Renton Traffic Impact
Analysis Guidelines, a traffic impact analysis (TIA) is required when estimated vehicular traffic generated
from a proposed development exceeds 20 vehicles per hour during either the AM (6:00 – 9:00) or PM
(3:00 – 6:00) peak periods as determined by a Trip Generation Report. Based on the proposed 13-lot
unit lot subdivision, a TIA would not be required for this project because the development would not
exceed the 20 vehicle trips in the AM or PM peak periods. It is not anticipated that the proposed project
would adversely impact the City of Renton’s street system subject to the payment of code-required
impact fees and the construction of code-required frontage improvements. The transportation impact
fee, as determined by the Renton Municipal Code at the time of building permit issuance shall be
payable to the City.
A concurrency recommendation would be provided in the staff report to the Hearing Examiner based
upon the test of the citywide Transportation Plan, consideration of growth levels included in the LOS‐
tested Transportation Plan, payment of a Transportation Mitigation Fee, and an application of site
specific mitigation. The development would have to meet the City of Renton concurrency requirements.
Mitigation Measures: No further mitigation is recommended.
Nexus: Not applicable.
7. Fire & Police
Impacts: The applicant provided a location map of each fire hydrant (Hydrants #1 - #4) with the
application (Exhibit 14). Police and Fire Prevention staff indicated that sufficient resources exist to
furnish services to the proposed development subject to the construction of code-required
improvements and the payment of code-required impact fees (Exhibit 16).
Mitigation Measures: No further mitigation is recommended.
Nexus: Not applicable.
D. Comments of Reviewing Departments
The proposal has been circulated to City Department and Division Reviewers. Where applicable, their comments
have been incorporated into the text of this report and/or “Advisory Notes to Applicant.”
Copies of all Review Comments are contained in the Official File and may be attached to this report.
The Environmental Determination decision will become final if the decision is not appealed within the 14-day
appeal period (RCW 43.21.C.075(3); WAC 197-11-680).
Environmental Determination Appeal Process: Appeals of the environmental determination must be filed in
writing together with the required fee to: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA
98057, on or before 5:00 p.m. on September 13, 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: 72D374A0-DFDE-4B62-BB26-53231B2F49EB
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
STAFF REPORT TO THE ENVIRONMENTAL REVIEW COMMITTEE
EXHIBITS
Project Name:
Jefferson Highlands
Land Use File Number:
LUA19-000163, PP, SA-A, CU-A, ECF, MOD
Date of Meeting
August 26, 2019
Staff Contact
Clark H. Close
Senior Planner
Project Contact/Applicant
James W. Howton
12018 SE 51st St, Bellevue,
WA 98006
Project Location
1513-1515 Kirkland Ave NE,
Renton, WA 98056 and
1524-1526 Jefferson Ave NE,
Renton, WA 98056
The following exhibits are included with the ERC Report:
Exhibit 1: Environmental Review Committee (ERC) Report
Exhibit 2: Site Plan
Exhibit 3: Neighborhood Detail Map
Exhibit 4: Boundary & Topographic Survey
Exhibit 5: Unit Lot Subdivision Plat Map
Exhibit 6: Landscape and Tree Retention Plan, prepared by Lane & Associates, dated June 11, 2018
Exhibit 7: Arborist Report, prepared by Lane & Associates
Exhibit 8: Floor Plans and Building Elevations, prepared by SH Architecture, dated January 11, 2019
Exhibit 9: Preliminary Technical Information Report, prepared by Encompass Engineering &
Surveying, dated May 17, 2019
Exhibit 10: Civil Plan Set (Cover Sheet, Preliminary Grading & Drainage, Preliminary Sewer & Water
Plan, Street Profile and Cross Sections), prepared by Encompass Engineering &
Surveying, dated July 2, 2019
Exhibit 11: Geotechnical Engineering Report, prepared by The Riley Group, Inc., dated April 6, 2018
Exhibit 12: Environmental Checklist
Exhibit 13: Construction Mitigation Description
Exhibit 14: Fire Hydrant Location Map
Exhibit 15: Jefferson Highlands Curb Cuts Email
Exhibit 16: Advisory Notes
DocuSign Envelope ID: 72D374A0-DFDE-4B62-BB26-53231B2F49EB
EXHIBIT 2
RECEIVED
Clark Close 07/19/2019
PLANNING DIVISION
DocuSign Envelope ID: 72D374A0-DFDE-4B62-BB26-53231B2F49EB
NE 16th St.JEFFERSON AVE NE1" = 100'
Site
Jefferson Highlands
Neighborhood Detail Map
NORTH
HIGHLANDS
NEIGHBORHOOD
CENTER
N
KIRKLAND AVE NENE 13th St.
NE 15th St.
NE 15th Pl.
EXHIBIT 3
RECEIVED
Clark Close 07/19/2019
PLANNING DIVISION
DocuSign Envelope ID: 72D374A0-DFDE-4B62-BB26-53231B2F49EB
EXHIBIT 4
RECEIVED
Clark Close 07/19/2019
PLANNING DIVISION
DocuSign Envelope ID: 72D374A0-DFDE-4B62-BB26-53231B2F49EB
Entire Document
Available in
Laserfiche
Submittals Folder
EXHIBIT 5
RECEIVED
Clark Close 07/19/2019
PLANNING DIVISION
DocuSign Envelope ID: 72D374A0-DFDE-4B62-BB26-53231B2F49EB
EXHIBIT 6RECEIVEDClark Close 07/19/2019PLANNING DIVISIONDocuSign Envelope ID: 72D374A0-DFDE-4B62-BB26-53231B2F49EB
Lane & Associates Arborist Report
Landscape Architecture
13802 26th Avenue NW
Tulalip, WA 9827
425 885-2319
Lane and Associates was contacted by Jim Howton and was asked to compile an ‘Arborist Report’ for a
site located west of the intersection of Kirkland Avenue NE and NE 15th Street within the City of
Renton.
Date of Field Examination: June 27th, 2018
This report encompasses all of the criteria set forth under City of Renton code section 4-4-130. The tree
retention requirement is 30% of significant trees.
Description
9 significant trees were identified and assessed on the property. These are comprised of a mix of native
species and planted ornamental and fruit species. According to City of Renton code, a significant tree is
a “tree with a caliper of at least six inches (6"), or an alder or cottonwood tree with a caliper of at least
eight inches (8"). Trees qualified as dangerous shall not be considered significant. Trees planted within
the most recent ten (10) years shall qualify as significant trees, regardless of the actual caliper.”
Each tree in this report was visited. Tree diameters were measured by tape. Each tree was visually
examined for defects and vigor. The tree assessment procedure involves the examination of many
factors:
The crown of the tree is examined for current vigor. This is comprised of inspecting the crown
(foliage, buds and branches) for color, density, form, and annual shoot growth, limb dieback and
disease. The percentage of live crown is estimated for coniferous species only and scored
appropriately.
The bole or main stem of the tree is 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.
The root collar and roots are inspected for the presence of decay, insects and/or damage, as
well as if they have been injured, undermined or exposed, or original grade has been altered.
A ‘viable’ tree is “A significant tree that a qualified professional has determined to be in good health,
with a low risk of failure due to structural defects, is wind firm if isolated or remains as part of a grove,
and is a species that is suitable for its location.” Trees considered ‘non-viable’ are trees that are in
poor condition due to disease, age related decline, have significant decay issues and/or cumulative
structural defects, which exacerbate failure potential.
Tree Retention Calculation
EXHIBIT 7
RECEIVED
Clark Close 07/19/2019
PLANNING DIVISION
DocuSign Envelope ID: 72D374A0-DFDE-4B62-BB26-53231B2F49EB
JEFFERSON HIGHLANDSTOWNHOMESDESIGN REVIEW PACKAGEJANUARY 11, 2019EXHIBIT 8Entire DocumentAvailable in Laserfiche Submittals FolderRECEIVEDClark Close 07/19/2019PLANNING DIVISIONDocuSign Envelope ID: 72D374A0-DFDE-4B62-BB26-53231B2F49EB
Western Washington Division Eastern Washington Division
165 NE Juniper St., Ste 201, Issaquah, WA 98027 108 East 2nd Street, Cle Elum, WA 98922
Phone: (425) 392-0250 Fax: (425) 391-3055 Phone: (509) 674-7433 Fax: (509) 674-7419
www.EncompassES.net
PRELIMINARY TECHNICAL INFORMATION REPORT
City of Renton
For
Jefferson Highlands Unit Lot Subdivision
1526 Jefferson Ave NE
Renton, WA 98056
May 17, 2019
5/17/19
Prepared By:
Noah Anderson
Encompass Engineering Job No. 17735
Prepared For:
Anita Woo
12906 NE 25th Place
Bellevue, WA 98005
Entire Document
Available in
Laserfiche
Submittals Folder
EXHIBIT 9
RECEIVED
Clark Close 07/19/2019
PLANNING DIVISION
DocuSign Envelope ID: 72D374A0-DFDE-4B62-BB26-53231B2F49EB
EXHIBIT 10
RECEIVED
Clark Close 07/19/2019
PLANNING DIVISION
DocuSign Envelope ID: 72D374A0-DFDE-4B62-BB26-53231B2F49EB
DocuSign Envelope ID: 72D374A0-DFDE-4B62-BB26-53231B2F49EB
DocuSign Envelope ID: 72D374A0-DFDE-4B62-BB26-53231B2F49EB
DocuSign Envelope ID: 72D374A0-DFDE-4B62-BB26-53231B2F49EB
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:
ANITA WOO
12906 NORTHEAST 25TH PLACE
BELLEVUE, WASHINGTON 98004
RGI PROJECT NO. 2018-070
JEFFERSON AND KIRKLAND TOWNHOMES
1513 KIRKLAND AVENUE NORTHEAST AND
1526 JEFFERSON AVENUE NORTHEAST
RENTON, WASHINGTON
APRIL 6, 2018
Entire Document
Available in
Laserfiche
Submittals Folder
EXHIBIT 11
RECEIVED
Clark Close 07/19/2019
PLANNING DIVISION
DocuSign Envelope ID: 72D374A0-DFDE-4B62-BB26-53231B2F49EB
SEPA Environmental checklist (WAC 197-11-960) July 2016 Page 1 of 18
SEPA ENVIRONMENTAL CHECKLIST
Purpose of checklist:
Governmental agencies use this checklist to help determine whether the environmental impacts of your
proposal are significant. This information is also helpful to determine if available avoidance, minimization
or compensatory mitigation measures will address the probable significant impacts or if an environmental
impact statement will be prepared to further analyze the proposal.
Instructions for applicants:
This environmental checklist asks you to describe some basic information about your proposal. Please
answer each question accurately and carefully, to the best of your knowledge. You may need to consult
with an agency specialist or private consultant for some questions. You may use “not applicable” or
"does not apply" only when you can explain why it does not apply and not when the answer is unknown.
You may also attach or incorporate by reference additional studies reports. Complete and accurate
answers to these questions often avoid delays with the SEPA process as well as later in the decision-
making process.
The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of
time or on different parcels of land. Attach any additional information that will help describe your proposal
or its environmental effects. The agency to which you submit this checklist may ask you to explain your
answers or provide additional information reasonably related to determining if there may be significant
adverse impact.
Instructions for Lead Agencies:
Please adjust the format of this template as needed. Additional information may be necessary to
evaluate the existing environment, all interrelated aspects of the proposal and an analysis of adverse
impacts. The checklist is considered the first but not necessarily the only source of information needed to
make an adequate threshold determination. Once a threshold determination is made, the lead agency is
responsible for the completeness and accuracy of the checklist and other supporting documents.
Use of checklist for nonproject proposals:
For nonproject proposals (such as ordinances, regulations, plans and programs), complete the applicable
parts of sections A and B plus the SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS (part D). Please
completely answer all questions that apply and note that the words "project," "applicant," and "property or
site" should be read as "proposal," "proponent," and "affected geographic area," respectively. The lead
agency may exclude (for non-projects) questions in Part B - Environmental Elements –that do not
contribute meaningfully to the analysis of the proposal.
A. Background [HELP]
1. Name of proposed project, if applicable:
The name of the project is: Jefferson Highlands
Entire Document
Available in
Laserfiche
Submittals Folder
EXHIBIT 12
RECEIVED
Clark Close 07/19/2019
PLANNING DIVISION
DocuSign Envelope ID: 72D374A0-DFDE-4B62-BB26-53231B2F49EB
JEFFERSON HIGHLANDS
APPLICANT WOO DEVELOPMENTS, LLC
PROJECT MANAGER JIM HOWTON
12018 SE 51ST STREET, BELLEVUE, WA 98006-2857
TELEPHONE 425-641-4276
FAX 425-653-1304
EMAIL ADDRESS: jimhjim1111@comcast.net
CONSTRUCTION MITIGATION DESCRIPTION
February 1, 2019
1. The proposed construction start date will be approximately in May 2020 and
Completion will be in approximately 6 months.
2. Hours of operation will be 7:00 AM to 5:00 PM.
3. Proposed hauling/transportation route will be Jefferson Ave NE to Sunset Blvd,
Edmonds Ave Ne to NE 3rd St., Jefferson Ave NE to Renton Transfer Station.
.
4. Water trucks, street sweepers and other requirements deemed necessary will be
implemented for any potential impacts which may occur.
5. There will be no anticipated weekend, late night or any other specialty hours
Proposed at this time for construction or hauling.
6. Flag persons will be employed and signs will be installed for traffic control when
necessary.
7. Temporary erosion control measures will be used as shown on the Temporary Erosion
Control plan.
EXHIBIT 13
RECEIVED
Clark Close 07/19/2019
PLANNING DIVISION
DocuSign Envelope ID: 72D374A0-DFDE-4B62-BB26-53231B2F49EB
Entire DocumentAvailable in Laserfiche Submittals FolderRECEIVEDClark Close 07/19/2019PLANNING DIVISIONEXHIBIT 14DocuSign Envelope ID: 72D374A0-DFDE-4B62-BB26-53231B2F49EB
1
Clark Close
From:Vanessa Dolbee
Sent:Monday, July 08, 2019 3:47 PM
To:'jimhjim1111@comcast.net'
Cc:Jared McDonald; Clark Close
Subject:RE: Jefferson Highlands curb cuts
Jim,
I have sent your e-mail below to Jared McDonald in the City’s Public Works Department to provide surety that Anita
Woo would be willing to remove the curb cuts for the City funded frontage improvement project. I told Jared to reach
out to you directly if he needs anything else to build the frontage per code along the frontage of the project site.
Vanessa Dolbee, Current Planning Manager
Community & Economic Development Department
Planning Division
1055 S Grady Way
Renton, WA 98057
(425)430-7314
From: jimhjim1111@comcast.net [mailto:jimhjim1111@comcast.net]
Sent: Thursday, June 06, 2019 10:23 AM
To: Vanessa Dolbee <VDolbee@Rentonwa.gov>
Subject: Jefferson Highlands curb cuts
Vanessa: In accordance with our discussion during our meeting yesterday, curb cuts will not be required along the east
side of Jefferson Avenue NE for the Unit Lot Subdivision of Jefferson Highlands. All access/egress into the project is from
Kirkland Avenue NE and, thus, no curb cuts will be necessary along Jefferson Avenue NE during the City’s construction of
a new sidewalk and infiltration planting strip in this location. Thank you for your help with our project.
Jim Howton
Project Manager
EXHIBIT 15
DocuSign Envelope ID: 72D374A0-DFDE-4B62-BB26-53231B2F49EB
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 2 LUA19-000163
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 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless
otherwise approved by the Development Services Division.
2. Multi-family and other nonresidential construction activities shall be restricted to the hours between
seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through Friday. Work on Saturdays shall
be restricted to the hours between nine o’clock (9:00) a.m. and eight o’clock (8:00) p.m. No work shall
be permitted on Sundays.
3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an
appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where
no further construction work will occur within ninety (90) days. Alternative measures such as mulch,
sodding, or plastic covering as specified in the current King County Surface Water Management Design
Manual as adopted by the City of Renton may be proposed between the dates of November 1st and
March 31st of each year. The Development Services Division’s approval of this work is required prior to
final inspection and approval of the permit.
4. 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.
5. 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.
6. 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: Jonathan Chavez, 425-430-7288, jchavez@rentonwa.gov)
1. See Attached Development Engineering Memo dated August 20, 2019.
Fire Authority:
(Contact: Corey Thomas, 425-430-7024, cthomas@rentonwa.gov)
Environmental Impact Comments:
1. The fire impact fees are applicable at the rate of $829.77 per townhome unit. This fee is paid at
building permit issuance. Credit will be granted for the removal of the existing units.
Code Related Comments:
1. The fire flow requirement for the proposed townhomes is 2,500 gpm for the six unit building, assuming
they are built with non-rated construction and fire sprinkler systems being provided. Three hydrants
EXHIBIT 16
DocuSign Envelope ID: 72D374A0-DFDE-4B62-BB26-53231B2F49EB
ADVISORY NOTES TO APPLICANT
Page 2 of 2 LUA19-000163
are required for each building. One hydrant within 150-feet and two within 300-feet of each of the
proposed buildings. There are some existing hydrants within 300-feet of the proposed homes.
2. Fire department apparatus access is adequately provided from the existing public roadways.
Technical Services:
(Contact: Amanda Askren, 425-430-7369, aaskren@rentonwa.gov)
1. No comments at this time.
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. No comments at this time.
Building:
(Contact: Craig Burnell, 425-430-7290, cburnell@rentonwa.gov)
1. Recommendations of the geotechnical report must be followed as a condition of building permits.
DocuSign Envelope ID: 72D374A0-DFDE-4B62-BB26-53231B2F49EB
c:\users\jchavez\appdata\local\temp\lua19-000163 civil conditions_7796541\lua19-000163 civil conditions.docx
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:August 20, 2019
TO:Clark Close, Planner
FROM:Jonathan Chavez, Plan Reviewer
SUBJECT:Jefferson Highlands
APN: 7227801560, 7227801485
LUA19-000163
I have reviewed the Land Use Application submittal for the Jefferson Highlands project at 1526
Jefferson Avenue NE and 1513 Kirkland Avenue NE. The applicant is proposing a unit lot
subdivision of 2 existing lots to build 13 townhome units on a total of approximately .79 acres.
EXISTING CONDITIONS
The site is approximately .79 acres in size. The site includes 2 parcels, each of which contain one
duplex plus one outbuilding.
Water Water service is provided by City of Renton. The site is in the Highlands service area in
the 565 hydraulic pressure zone. The site is outside of the City’s wellhead protection
areas. There is an existing 6-inch City water main located in Jefferson Avenue NE (see
Water plan no. W-1878) that can deliver a maximum total flow capacity of 1,300 gallons
per minute (gpm). There is an existing 10-inch City water main located in Kirkland Ave
NE (see Water plan no. W-1878) that can deliver a maximum total flow capacity of 2,500
gpm. The approximate static water pressure is 82 psi at the elevation of 376 feet. There
are 2 existing ¾-inch domestic water meters, one meter for each the 2 residences on
the properties.
Sewer Wastewater service is provided by the City of Renton. There is an existing 8-inch
concrete gravity wastewater main located in Jefferson Avenue NE (see City plan no. S-
1114). There is an existing 8-inch concrete gravity wastewater main located in Kirkland
Avenue NE (see City plan no. S-1114).
Storm There are 12-inch stormwater mains located in Jefferson Ave NE. Runoff from the
existing site includes two duplexes where no stormwater infrastructure currently exists
on-site.
Streets Jefferson Avenue NE is a Residential Access Street with an existing right of way (ROW)
width of 50 feet as measured using the King County Assessor’s Map. Kirkland Avenue
NE is a Residential Access Street with an existing right of way (ROW) width of 60 feet as
measured using the King County Assessor’s Map. There is an existing sidewalk located
on both sides of the development.
DocuSign Envelope ID: 72D374A0-DFDE-4B62-BB26-53231B2F49EB
Jefferson Highlands Townhomes – PRE19-000163
August 20, 2019
Page 2 of 6
CODE REQUIREMENTS
WATER
Based on the Renton Regional Fire Authority’s review comments on the submitted information
for the pre-application, the preliminary fire flow demand for the development is 2,500 gpm for
the six unit building, assuming they are built with non-rated construction and fire sprinklers
provided. The existing 6-inch water main on Jefferson Ave NE has a maximum capacity of 1,300
gpm, therefore it cannot provide the required fire flow demand for the buildings fronting
Jefferson Ave NE.
The following water main improvements will be required to provide water service for domestic
use and for fire protection to meet the fire flow demand of 2,500 gpm:
1. Installation of approximately 300 feet of 12-inch diameter water main in Jefferson Ave NE
connecting to the existing 12-inch water main in NE 16th St and extending to the south
property line of tax lot 7227801560.
The City of Renton is currently planning on the design and construction of roadway,
stormwater and water main capital improvements project in Jefferson Ave NE. It is
anticipated that the improvements will be completed in the Summer of 2022. As such,
construction of the western portion of the development fronting Jefferson Ave NE cannot
begin until the new 12-inch water main in Jefferson Ave NE is completed and operational.
The applicant can install the water main as a developer’s utility extension and requests a
latecomer’s agreement on the new water main.
2. A 15-foot utility easement will be required for any water main and for related
appurtenances that are not located within the public right-of-way.
3. A minimum 10-foot setback is required from the building foundation to the water main.
4. Installation of off-site and on-site fire hydrants. The location and number of hydrants will
be determined by the Fire Authority based on the final fire flow demand and final site
plan. A hydrant is required within 50 feet of the building’s fire sprinkler system fire
department connection (FDC).
5. Installation of a fire sprinkler stub a with a detector double check valve assembly (DDCVA)
for backflow prevention to each building. The fire sprinkler stub and related piping shall
be done by a registered fire sprinkler designer/contractor. The DDCVA shall be installed
on the private property in an outside underground vault per City standard plan no.
360.2. The DDCVA may be installed inside the building if it meets the conditions as shown
on the City’s standard plan 360.5. The location of the DDCVA inside the building must be
pre-approved by the City Plan Reviewer and Water Utility.
6. Installation of a separate water service and meter for each unit. The sizing of the meter
shall be in accordance with the most recent edition of the Uniform Plumbing Code.
7. All residential domestic water meters shall have a double check valve assembly (DCVA)
installed behind on the meter on private property per City Standards. The DCVA may be
located inside the building if the location is approved by the City Plan Reviewer and City
Water Utility Department.
8. Installation of a separate water meter for landscape irrigation.
9. A DCVA per City Standard Plan 340.8 is required downstream of the irrigation meter.
DCVAs size 2-inch or smaller shall be installed a meter box and DCVAs size 3-inch or larger
shall be installed in an exterior vault per City Standard Plan 320.4.
10. A pressure-reducing-valve (PRV) is required behind each water meter because the water
pressure is over 80 psi.
DocuSign Envelope ID: 72D374A0-DFDE-4B62-BB26-53231B2F49EB
Jefferson Highlands Townhomes – PRE19-000163
August 20, 2019
Page 3 of 6
11. Installation of a “Storz” adapter on the existing hydrants, if they are not already equipped
with one.
12. Retaining walls, rockeries or similar structures cannot be installed over the water main
unless the water main is inside a steel casing.
13. The preliminary water and sewer plan submitted with the land use application must be
revised to include the above mentioned 12-inch water main extension in Jefferson Ave
NE form NE 16th St to the south property line.
14. Civil plans for the water main improvements will be required and must be prepared by a
registered professional engineer in the State of Washington. A civil plan showing the
preliminary water main extension shall be submitted with the land use application.
15. Adequate separation between utilities is required. Minimum separation between water
and non-potable water utilities is 10-feet horizontal and 1.5-feet vertical.
16. The development is subject to applicable water system development charges (SDC’s) and
meter installation fees based on the number and size of the meters for domestic uses and
for fire sprinkler use. The development is also subject to fees for water connections, cut
and caps, and purity tests. Current fees can be found in the 2019 Development Fees
Document on the City’s website. Fees that are current will be charged at the time of
construction permit issuance.
a. The SDC fee for water is based on the size of the new domestic water to serve the
project. The current water fee for a single 1-inch meter is $4,050.00 per meter, 1-
1/2 inch meter is $20,250.00 and a 2-inch meter is $32,400.00.
b. The SDC fee for fire service is based on the size of the fire service line to serve the
project.
c. A water system redevelopment credit will apply for the existing water meters if
they are abandoned.
d. Water service installation charges for each proposed domestic water service is
applicable. Water Service installation for a 1-inch water service line is $2,875.00*
per service line, a 1-1/2 inch water service is $4,605.00* per service line and for
$4,735.00* for each 2-inch water service line. This is payable at construction
permit issuance.
e. Drop-in meter fee is $460.00* per meter for a 1-inch meter, $750.00* for a 1-1/2
inch meter, and $950.00* for a 2-inch meter. This is payable at issuance of the
building.
f. Final determination of applicable fees will be made after the water meter size has
been determined. SDC fees are assessed and payable at construction permit
issuance.
g.Installation of a landscape irrigation meter and double check valve assembly
(DCVA), if applicable.
SEWER
1. The existing side sewers (if applicable) will be required to be cut and capped at the main
during demolition of the properties. New side sewers shall be installed to serve each unit.
The existing stubs are old concrete stubs and may not be re-used, this includes the sewer
stub servicing APN: 7227801555.
2. There is an existing side sewer connection from the parcel to the south (PID 7227801555)
that crosses the subject property. This side sewer and the existing sewer stub will need
to be re-established as part of the proposed development.
DocuSign Envelope ID: 72D374A0-DFDE-4B62-BB26-53231B2F49EB
Jefferson Highlands Townhomes – PRE19-000163
August 20, 2019
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3. The sewer main in Jefferson Ave NE will need to be extended to the full southern extent
of the property. A new manhole shall be installed at the end of the mainline. The existing
manhole may need to be replaced depending on the condition.
4. Applicant will need to survey locate the existing sanitary sewer main along the west
property line to determine the actual location from the property line. A 10-ft public sewer
easement will be required depending on the final survey location.
5. A separate side sewer will be required for each unit. All new sewer stubs shall be a
minimum of 6” and shall run at a slope of at least 2% to the main.
6. The development is subject to a wastewater system development charge (SDC) fee. SDC
fee for sewer is based on the size and number of new domestic water services to serve
the project. The current sewer fee for a 1-inch meter install is $3,100.00 per meter. A
redevelopment credit of the wastewater system development charges will be applied to
the meter(s) to existing homes, if applicable, if they are abandoned and capped at the
main line.
SURFACE WATER
1. A drainage report complying with the current version of the City of Renton Surface Water
Design (RSWDM) Manual will be required. Based on the City’s flow control map, the site
falls within the Peak Rate Flow Control Standard area matching Existing Site Conditions
and is within the East Lake Washington Drainage Basin. Refer to Figure 1.1.2.A – Flow
chart to determine the type of drainage review required in the RSWDM.
2. The project is not located within an Aquifer Protection Area (APA), and is therefore not
required to comply with the requirements detailed in Section 1.3.6 of the RSWDM. The
APA figure found in the TIR is outdated and does not reflect the City’s current
understanding of aquifer impact.
3. Maintenance access is required for the proposed stormwater tract and shall be designed
and installed in accordance with the City adopted SWDM.
4. Storm drainage improvements along all public street frontages are required to conform
to the City’s street and stormwater conveyance standards. Any new storm drain installed
on or off-site shall be designed and sized in accordance with standards found in Chapter
4 of the 2017 RSWDM and shall account for the total upstream tributary area, assuming
developed conditions for onsite tributary areas and existing conditions for any offsite
tributary areas.
5. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the
applicant will be required to provide enhanced basic water quality treatment. Any
proposed detention and/or water quality vault shall be designed in accordance with the
RSWDM that is current at the time of civil construction permit application. Separate
structural plans will be required to be submitted for review and approval under a separate
building permit for the detention and/or water quality vault.
6. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help
mitigate the new runoff created by this development to the maximum extent feasible.
On-site BMPs shall be evaluated in order of preference by feasibility as described in
Section C.1.3 of the 2017 RSWDM. A preliminary drainage plan, including the application
of on-site BMPs, shall be included with the land use application, as applicable to the
project. The final drainage plan and drainage report must be submitted with the utility
construction permit application.
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7. A Construction Stormwater Permit from Department of Ecology is required IF clearing and
grading of the site exceeds one acre. Applicant must obtain permit and provide proof
prior to Civil Permit issuance.
8. A geotechnical soils report for the site is required per the 2017 Renton Surface Water
Design Manual Section C.1.3. Information on the water table and soil permeability
(measured infiltration rates), with recommendations of appropriate on-site BMPs per
Core Requirement #9 and Appendix C shall be included in the report. The report should
also include information concerning the soils, geology, drainage patterns and vegetation
present shall be presented in order to evaluate the drainage, erosion control and slope
stability for site development of the proposed plat. The applicant must demonstrate the
development will not result in soil erosion and sedimentation, landslide, slippage, or
excess surface water runoff.
9. Erosion control measures to meet the City requirements shall be provided.
10.The current City of Renton Surface Water Standard Plans that shall be used in all
drainage submittals are available online at the City of Renton website.
11. The 2019 Surface water system development fee is $0.72 per square foot of new
impervious surface, but no less than $1,800.00. This is payable prior to issuance of the
construction permit. This fee is subject to change based on the calendar year the
construction permit is issued.
TRANSPORTATION
1. To meet the City’s complete street standards for Jefferson Ave NE, a residential access
street, minimum ROW is 53 feet. Dedication of 1.5 feet of ROW fronting the site will be
required. Per City code 4-6-060, half street improvements shall include a pavement width
of 26 feet (13 feet from centerline), a 0.5-foot curb, an 8-foot bioretention planter strip,
an 5-foot sidewalk, street trees and storm drainage improvements.
2. To meet the City’s complete street standards and the Sunset Area Surface Water Master
Plan for Kirkland Ave NE, a residential access street, half street improvements shall
include a pavement width of 26 feet (13 feet from centerline), a 0.5-foot curb, a 12-foot
bioretention planter strip, a 8-foot sidewalk, street trees and storm drainage
improvements. No ROW dedication is required along Kirkland Ave NE.
3. Street grades shall not exceed 15 percent.
4. ADA access ramps shall be installed at all street crossings. Ramps shall be shown at each
intersection. Ramps shall be oriented to provide direct pedestrian crossings.
5. Refer to City code 4-4-080 regarding driveway regulations:
a. Driveways shall be designed in accordance with City standard plans 104.1 and
104.2.
b. Maximum driveway slope is 15%. Driveways which exceed 8% shall provide
slotted drains at the lower end with positive drainage discharge to restrict runoff
from entering the garage.
c. The maximum width of a single loaded garage driveway is 9-feet and the
maximum width of a double loaded garage driveway is 16-feet. If a garage is not
present, the maximum driveway width is 16-feet.
d. Driveways shall not be closer than 5-feet to any property line.
6. Street lighting and street trees are required to meet current city standards. Lighting
plans are required to be submitted with the land use application and will be reviewed
during the construction utility permit review.
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7. A traffic impact analysis is required when the estimated vehicular traffic generated from
a proposed development exceeds 20 vehicles per hour in either the AM (6:00 – 9:00) or
PM (3:00 – 6:00) peak periods. The analysis must include a discussion on traffic
circulation to and from the site and onsite traffic circulation. The study shall include trip
generation and trip distribution for the project for both AM and PM peak hours.
8. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay
Requirements.
9. The transportation impact fee is based on the type of land use. For a single family house,
the 2019 transportation impact fee is $7,820.42. Transportation impact fees are subject
to change based on the year the building permit is applied for.
GENERAL COMMENTS
1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along
property frontage or within the site must be underground. The construction of these
franchise utilities must be inspected and approved by a City of Renton inspector.
2. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft
from the right-of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls.
3. Adequate separation between utilities as well as other features shall be provided in
accordance with code requirements:
a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other
utilities is required with the exception of water lines which require 10-ft
horizontal and 1.5-ft vertical.
b. The stormwater line should be minimum 5 feet away from any other structure or
wall or building.
c. Trench of any utility should not be in the zone of influence of the retaining wall
or of the building.
4. All civil construction permits for utility and street improvements will require separate plan
submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil
Engineer shall prepare the civil plans. Please visit the Development Engineering Forms
page for the most up-to-date plan submittal requirements:
http://rentonwa.gov/business/default.aspx?id=42473
5. A landscaping plan and tree retention shall be included with the civil plan submittal. Each
plan shall be on separate sheets.
6. Additional Building Permit Applications will be required for the following:
a. Any retaining walls that exceed 4 feet in height, as defined by RMC 4-4-040.
b. Detention vaults for storm water flow control.
c. Demo of any existing structures on the project site(s).
7. Fees quoted in this document reflect the fees applicable in the year 2019 only and will be
assessed based on the fee that is current at the time of the permit application or issuance,
as applicable to the permit type. Please visit www.rentonwa.gov for the current
development fee schedule.
DocuSign Envelope ID: 72D374A0-DFDE-4B62-BB26-53231B2F49EB