The URL can be used to link to this page

Home My WebLink AboutSR_ERC_Report_and_Exhibits_Jefferson_Highlands_190826_v1DEPARTMENT 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 Page 4 of 6 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. DocuSign Envelope ID: 72D374A0-DFDE-4B62-BB26-53231B2F49EB Jefferson Highlands Townhomes – PRE19-000163 August 20, 2019 Page 5 of 6 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. DocuSign Envelope ID: 72D374A0-DFDE-4B62-BB26-53231B2F49EB Jefferson Highlands Townhomes – PRE19-000163 August 20, 2019 Page 6 of 6 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