HomeMy WebLinkAboutDOE10_SEPA_Issuance_Mit_AdvisoryNotes_DNSM_210617
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
SIGNATURES:
Martin Pastucha, Administrator
Public Works, Chair
Date Anjela Barton, Fire Marshal
Renton Regional Fire Authority
Date
Kelly Beymer, Administrator
Community Services Department
Date Chip Vincent, Administrator Date
Community and Economic Development
ENVIRONMENTAL (SEPA) DETERMINATION OF
NON-SIGNIFICANCE - MITIGATED (DNS-M)
PROJECT NUMBER: PR19-000306 / LUA19-000161
APPLICANT: David Maul, Rutledge Maul Architects PS, 19940 Ballinger Way NE Ste A-33,
Shoreline, WA 98115
PROJECT NAME: Cedar River Apartments
PROJECT DESCRIPTION: The applicant is requesting master site plan, site plan review, shoreline
substantial development, and environmental review for a proposed mixed use development located at 1915 Maple Valley
Highway. The subject property is approximately 12.5 acres, currently vacant, and located within the Commercial-Office-
Residential (COR) zoning designation, Urban Design District C, and Shoreline Jurisdiction. The proposal would include a
two-phased five story building with 481 attached dwelling units with approximately 4,900 square feet of ground floor
retail. The residential density of the proposal would result in approximately 39 dwelling units per net acre. A third phase
would include a one story 25,000 square foot medical office building. The completed project would provide approximately
765 vehicle parking spaces with 56 of those spaces within a surface parking area and the remainder provided as structured
parking within the residential and office buildings. Two vehicle access points are proposed with one driveway located on
Cedar River Park Drive and one driveway located along Maple Valley Highway. The applicant would construct f rontage
improvements along Cedar River Park Drive and Maple Valley Highway. The applicant also proposes shoreline restoration
that includes the retention of approximately 34 trees and pedestrian trails near the Cedar River within the boundaries of
the subject property. The applicant has requested to fill within portions of the site's the 100-year flood plain along the
Cedar River that would be mitigated via onsite compensatory flood storage. The City’s mapping system has identified the
subject property is within the Shoreline High-Intensity Cedar River Reach C designation, Flood Hazard Area, Channel
Migration Zone, Floodway, Wellhead Protection Area, and Seismic Hazard Area. Studies submitted with the master
application include traffic impact analysis, arborist report, geotechnical reports, drainage report, and critical areas report
that includes stream study, habitat report, biological assessment, and vegetation management plan.
PROJECT LOCATION: 1915 Maple Valley Hwy, Renton WA 98057
LEAD AGENCY: City of Renton
Environmental Review Committee
Department of Community & Economic Development
The City of Renton Environmental Review Committee has determined that probable significant environmental impacts
from the proposed project can be mitigated. An Environmental Impact Statement (EIS) is not required under RCW
43.21C.030(2)(c). Conditions were imposed as mitigation measures by the Environmental Review Committee under their
authority of Section 4-9-070D Renton Municipal Code. These conditions are necessary to mitigate environmental impacts
identified during the environmental review process. Because other agencies of jurisdiction may be involved, the lead
agency will not act on this proposal for fourteen (14) days.
DocuSign Envelope ID: 99BA427F-FE67-49CC-B142-9BE0760232C1
6/17/2021 | 12:52 PM PDT
6/17/2021 | 1:17 PM PDT6/17/2021 | 2:39 PM PDT
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on July 1, 2021. Due to
Governor Jay Inslee’s Proclamation 20-25 (“Stay Home, Stay Healthy”), the City Clerk’s Office is working remotely. For
that reason, appeals must be submitted electronically to the City Clerk at cityclerk@rentonwa.gov. The appeal fee,
normally due at the time an appeal is submitted, will be collected at a future date. Appeals to the Hearing Examiner are
governed by RMC 4-8-110 and additional information regarding the appeal process may be obtained from the City Clerk’s
Office, cityclerk@rentonwa.gov. If the situation changes such that the City Clerk’s Office is open when you file your
appeal, you have the option of filing the appeal in person.
DATE OF DECISION: June 17, 2021
DocuSign Envelope ID: 99BA427F-FE67-49CC-B142-9BE0760232C1
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
SR_ERC_Cedar_River_Apts
ENVIRONMENTAL REVIEW COMMITTEE REPORT
ERC Meeting Date: June 14, 2021
Project File Number: PR19-000306
Project Name: Cedar River Apartments
Land Use File Number: LUA19-000161, ECF, SA-M, SSDP
Project Manager: Matt Herrera, Current Planning Manager
Owner: Andy Loos, SRMRenton LLC, 720 6th Street S., Suite 100, Kirkland, WA 98033
Applicant/Contact: David Maul, Rutledge Maul Architects, 19940 Ballinger Way NE, Suite A-3,
Shoreline, WA 98155
Project Location: 1915 Maple Valley HWY, Renton, WA 98057
Project Summary: The applicant is requesting Environmental Review, Master Site Plan Review, Site
Plan Review for Phases 1 and 2, and a Shoreline Substantial Development Permit
for a phased mixed-use development that would include 481 multifamily dwelling
units, 4,852 square feet of commercial space, and a 25,000 square feet of medical
office building located at 1915 Maple Valley Highway. The southern boundary of
the subject property abuts the Cedar River. Vehicle access would be provided via
Cedar River Park Drive and from Maple Valley Highway. The site would
accommodate 761 vehicle parking spaces. The applicant proposes to fill a portion
of the river floodplain within a southern section of the proposed building footprint
and provide compensatory flood storage southwest of the fill site. Associated site
improvements related to drainage, street frontage improvements along Maple
Valley Highway and Cedar River Park Drive, restoration and public access along the
Cedar River shoreline, and general landscaping are also proposed.
Exist. Bldg. Area SF: N/A Proposed New Bldg. Area (footprint):
Proposed New Bldg. Area (gross):
174,189 sq.ft.
719,550 sq. ft.
Site Area: 546,121 sq. ft.
STAFF
RECOMMENDATION:
Staff Recommends that the Environmental Review Committee issue a
Determination of Non-Significance- Mitigated (DNS-M).
Site
DocuSign Envelope ID: 99BA427F-FE67-49CC-B142-9BE0760232C1
City of Renton Department of Community & Economic Development
Cedar River Apartments
Staff Report to the Environmental Review Committee
LUA19-000161, ECF, SA-M, SSDP
Report of June 14, 2021 Page 2 of 16
SR_ERC_Cedar_River_Apts
PART ONE: PROJECT DESCRIPTION / BACKGROUND
The subject property is located at 1915 Maple Valley Highway abutting the Cedar River (Exhibit 2). The site is
546,121 square feet (12.54 acres) and currently vacant. The previous use of the site was a cement sand and gravel
facility. The comprehensive plan and zoning designation of the site is Commercial Office Residential (COR) and it is
located in the Cedar River Community Planning Area. Overlay zones affecting the subject property include Urban
Design District ‘C’, Airport Influence Area – Traffic Pattern Zone, Shoreline High-Intensity and Cedar River Reach ‘C’.
The applicant is requesting Environmental Review, Master Site Plan Review, Site Plan Review for Phases 1 and 2, and
a Shoreline Substantial Development Permit for a phased mixed-use development that would include 481
multifamily dwelling units, 4,852 square feet of commercial space, and 25,000 square feet of medical office space
(Exhibit 3 and 4). The applicant proposes a three (3) phase project (Exhibit 5) with construction of Building ‘A’,
surface parking and vehicle circulation, shoreline restoration, and street frontage improvements in the initial phase,
construction of Building ‘B’ in the second phase, and construction of the medical office building in the final phase.
The proposed Buildings A and B would be five (5) stories in height (Exhibits 6 and 7) and setback a minimum of 100-
feet from the Ordinary High Water Mark (OHWM) of the Cedar River. Ground floor commercial space would be
located along the north elevation of Building B. Within the middle of Buildings A and B, amenity and property office
space would be provided within a two-story step-down component of the structure. The remaining portions of the
exterior structure would be wrapped with dwelling units with the exception of areas needed for necessary
utility/mechanical/refuse rooms and bicycle storage along the ground floor (Exhibit 8). The proposed office building
(Exhibit 9) would contain a single-floor of medical office space with higher ceilings and the appearance of second
story glazing, however the building would contain only ground floor medical office tenant space with sub-grade
parking (Exhibit 10).
Vehicle access to the site would be from Cedar River Park Drive and right-in/right-out access located 350-feet south
of the signalized Cedar River Park Drive/Maple Valley Highway intersection (Exhibit 11). The fully developed site
would contain 761 vehicle parking spaces. Buildings A and B would provide 645 structured parking spaces and the
medical office building would provide 60 below grade structured parking spaces. A surface parking lot would provide
an additional 56 spaces. New planter strips with street trees, sidewalks, curb, gutter, and lighting would be provided
along the site’s Cedar River Park Drive and Maple Valley Highway frontages.
The site‘s southern boundary abuts the Cedar River. The City’s mapping system has identified a Flood Hazard and
Wellhead Protection Zone 1 on the site. King County has identified a Channel Migration Zone on the site. An existing
bulkhead is located along the southern boundary except for the far western portion of the property. The applicant
has proposed to fill a portion of the flood storage area (Exhibits 12 and 13) to accommodate a southern portion of
the building. To compensate for the loss of existing flood storage, the applicant proposes to grade additional areas
southwest of the building to provide additional flood storage. The applicant’s proposal would maintain a minimum
100-foot setback for Buildings A and B from the OHWM. Within the setback area, the applicant has proposed
shoreline habitat restoration and pedestrian access amenities (Exhibits 14-18).
PART TWO: ENVIRONMENTAL REVIEW
In compliance with RCW 43.21C.240, the following environmental (SEPA) review addresses only those project
impacts that are not adequately addressed under existing development standards and environmental regulations.
A. Environmental Threshold Recommendation
Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials:
Issue a DNS-M with a 14-day appeal period
DocuSign Envelope ID: 99BA427F-FE67-49CC-B142-9BE0760232C1
City of Renton Department of Community & Economic Development
Cedar River Apartments
Staff Report to the Environmental Review Committee
LUA19-000161, ECF, SA-M, SSDP
Report of June 14, 2021 Page 3 of 16
SR_ERC_Cedar_River_Apts
B. Mitigation Measures
1. The project shall comply with the recommendations of the geotechnical report, prepared by Terracon
Consultants Inc., dated October 31, 2018 and any future addenda.
2. The applicant’s geotechnical engineer shall review the project’s construction and building permit plans
to verify compliance with the geotechnical report(s). The geotechnical engineer shall submit a sealed
letter stating that he/she has reviewed the construction and building permit plans and in their opinion
the plans and specifications meet the intent of the report(s).
3. The applicant’s geotechnical engineer shall provide notes on the construction and building permit plans
identifying when onsite geotechnical engineer supervision of construction events is recommended.
4. The applicant shall submit a Final Technical Information Report (TIR) with the civil construction permit
application that includes qualitative and quantitative analysis demonstrating compliance with the Water
Resource Inventory Area (WRIA) 8 Chinook Salmon Conservation Plan. The analysis shall provide
justification for the currently proposed stormwater improvements, or if needed, an amended proposal
to comply with the conservation plan as it relates to salmon health, habitat, and effects from the
project’s stormwater discharge into the Cedar River. The analysis and any amendments to the proposed
stormwater improvements needed to comply with the conservation plan shall be reviewed and
approved by the Development Engineering Plan Reviewer prior to permit issuance.
5. The applicant shall submit an archeological survey prepared by a qualified professional with the civil
construction permit application. Consultation with Concerned Tribes shall occur prior to survey
activities. Based on the results and recommendations of the survey, an Inadvertent Discoveries Plan and
onsite monitoring during construction activities by a professional archeologist funded by the applicant
may be required.
6. The applicant shall reconfigure the northbound Cedar River Park Drive to provide dual left turn lanes
with a shared right turn lane (curb lane). To support this new channelization, the applicant shall install
signal detection, signal head modifications, and overhead signage on the east side mast-arm at the
intersection of Cedar River Park Drive and Maple Valley Highway. The applicant shall submit plans to
construct these off-site improvements with the civil construction permit application to be reviewed and
approved by Development Engineering and Transportation staff prior to permit issuance.
7. The applicant shall fully fund the installation and configuration of the Adaptive Traffic Control System
(ATCS) Split Cycle Offset Optimization Technique (SCOOT) along intersections impacted by the proposal
including NE 3rd Street/Monterey Drive NE and those identified in the Cedar River Apartments
Independent Transportation and Mitigation Analysis (Exhibit 34) prepared by Transpo Group dated May
7, 2021. Installation, configuration, and operation of the SCOOT system shall occur prior to Temporary
Certificate of Occupancy of the first building.
8. The applicant shall identify and propose potential traffic calming measures to be located within the
Cedar River Park parking lot to discourage project related cut-through traffic. The traffic calming
proposal shall be coordinated and approved by the Community Services Department. Approved traffic
calming measures shall be installed prior to Temporary Certificate of Occupancy of the first building.
C. Exhibits
Exhibit 1: Environmental Review Committee (ERC) Report
Exhibit 2: Boundary and Topographic Survey
Exhibit 3: Site Plan
Exhibit 4: Landscaping Plan
Exhibit 5: Phasing Plan
DocuSign Envelope ID: 99BA427F-FE67-49CC-B142-9BE0760232C1
City of Renton Department of Community & Economic Development
Cedar River Apartments
Staff Report to the Environmental Review Committee
LUA19-000161, ECF, SA-M, SSDP
Report of June 14, 2021 Page 4 of 16
SR_ERC_Cedar_River_Apts
Exhibit 6: Elevations and Renderings Building A
Exhibit 7: Elevations and Renderings Building B
Exhibit 8: Floor Plans Buildings A and B
Exhibit 9: Elevations and Renderings Medical Office
Exhibit 10: Floor Plans Medical Office
Exhibit 11: Civil Sheets (Grading, Storm Drainage, and Utility)
Exhibit 12: Flood Boundary Map
Exhibit 13: Compensatory Storage Plan
Exhibit 14: Shoreline Site Plan and Sections
Exhibit 15: Shoreline Landscaping Plan
Exhibit 16: Shoreline Grading and Trail Plan
Exhibit 17: Tree Retention Plan
Exhibit 18: Arborist Report, prepared by the Watershed Company dated October 2018
Exhibit 19: Geotechnical Report prepared by Terracon Consultants, dated October 31, 2018
Exhibit 20: Bulkhead Wall Stability Addendum prepared by Terracon Consultants, dated June 10,
2019
Exhibit 21: Bulkhead Wall Stability Addendum No. 2 prepared by Terracon Consultants, dated May
21, 2020
Exhibit 22: Bulkhead Wall Stability Addendum No. 3 prepared by Terracon Consultants, dated July
24, 2020
Exhibit 23: Scour Analysis prepared by The Watershed Company, dated March 30, 2020 ( Revised
July 10, 2020)
Exhibit 24: Secondary Geotechnical Review Memoranda prepared by GeoEngineers, Inc., dated
October 28, 2019, July 8, 2020, and October 12, 2020
Exhibit 25: Channel Migration Risk Assessment Memorandum prepared by The Watershed
Company, dated April 8, 2020
Exhibit 26: Conditional Letter of Map Revision Based on Fill (CLOMR-F) Form
Exhibit 27: Critical Areas Report prepared by The Watershed Company, dated October 2018
Exhibit 28: Department of Ecology (DOE) No Further Action Letter, dated October 31, 2019 and
Environmental Covenant recorded on July 16, 2020
Exhibit 29: Drainage Report (Technical Information Report), prepared by KPFF Consulting Engineers,
dated January 11, 2019
Exhibit 30: Muckleshoot Indian Tribe Comments dated August 29, 2019
Exhibit 31: Traffic Impact Analysis (TIA) prepared by William Popp Associates, dated July 6, 2020
Exhibit 32: Secondary Transportation Review Memoranda prepared by Transpo Group, dated
December 2, 2019 and April 29, 2020
Exhibit 33: Washington State Department of Transportation (WSDOT) Comments dated September
9, 2019
DocuSign Envelope ID: 99BA427F-FE67-49CC-B142-9BE0760232C1
City of Renton Department of Community & Economic Development
Cedar River Apartments
Staff Report to the Environmental Review Committee
LUA19-000161, ECF, SA-M, SSDP
Report of June 14, 2021 Page 5 of 16
SR_ERC_Cedar_River_Apts
Exhibit 34: Cedar River Apartment Independent Transportation and Mitigation Analysis prepared by
Transpo Group, dated May 7, 2021
Exhibit 35: Applicant Response to Transpo Group Analysis, dated June 7, 2021
Exhibit 36: Transportation Concurrency Test Memorandum, prepared by City of Renton
Development Engineering Manager, dated November 6, 2020
Exhibit 37: Duwamish Tribe Comments dated April 1, 2021
Exhibit 38: Construction Mitigation Description
Exhibit 39: Advisory Notes
D. Environmental Impacts
The Proposal was circulated and reviewed by various City Departments and Divisions to determine whether the
applicant has adequately identified and addressed environmental impacts anticipated to occur in conjunction
with the proposed development. Staff reviewers have identified that the proposal is likely to have the following
probable impacts:
1. Earth
Impacts: As provided in the applicant’s geotechnical report prepared by Terracon Consultants, Inc,
(Terracon) dated October 31, 2018 (Exhibit 19) the surficial geology of site is shown as Qac –
Quaternary, Cedar River alluvium per the Washington State Department of Natural Resources and the
observed onsite soils were consistent with the geologic mapped units and were predominantly alluvial
deposits overlain by fill. Subsurface conditions include a relatively shallow unit of loose to very dense
existing fill, loose to medium dense sand of variable silt and gravel content, and medium dense to very
dense sand and gravel alluvium. The initial stratum fill layer contained anthropogenic debris including
concrete, brick, wood, plastics, metal, and fabric. The western portion of the subject property contains
concrete-like soils that were likely hardened through the leaching of wet cement from the site’s
previous use. A total of seven (7) soil borings and 12 test pits were completed by the geotechnical
engineer.
The site’s previous industrial use resulted in soil contamination. Soil contaminants of concern that were
identified were gasoline-, diesel-, and oil-range petroleum hydrocarbons (TPH-G, TPH-D, and TPH-O),
and formaldehyde. The applicant participated in the Washington State Department of Ecology (DOE)
Voluntary Cleanup Program and removed approximately 23,600 cubic yards of high pH, oil
contaminated, formaldehyde, and petroleum contaminated soils. Additionally, the applicant removed a
600-gallon heating oil underground storage tank. On October 31, 2019 the applicant received a No
Further Action opinion letter from DOE (Exhibit 28). The letter states, in part, that no further remedial
action is necessary to clean up contamination at the site and the opinion is dependent on the continued
performance and effectiveness of the post-cleanup controls and monitoring that are required by the
agency. See Groundwater section 3.b for controls, monitoring, and environmental covenant.
Restrictions, limitations, and monitoring standards of the environmental covenant are anticipated to
mitigate soil contamination impacts.
City of Renton (COR) mapping indicates the site may contain sensitive and protected slopes. The
geotechnical report states slope areas along the Cedar River are generally present due to natural stream
processes as the river has eroded and steepened the upland soils. Isolated sensitive slopes upland of the
river would be leveled during site grading to support the proposed development. A protected slope
along the southeastern portion of the property would not be impacted as most of the area is within the
100-foot OHWM buffer area. No proposed structure encroachments are proposed within the protected
slope or its 15-foot setback.
DocuSign Envelope ID: 99BA427F-FE67-49CC-B142-9BE0760232C1
City of Renton Department of Community & Economic Development
Cedar River Apartments
Staff Report to the Environmental Review Committee
LUA19-000161, ECF, SA-M, SSDP
Report of June 14, 2021 Page 6 of 16
SR_ERC_Cedar_River_Apts
COR mapping also indicates the site is within a High Seismic Hazard Area. The geotechnical report states
that based on the site’s geology and subsurface groundwater conditions, the hazard of liquefaction of
the site’s soils is moderate to high for the subject property during a design level earthquake and is most
likely to trigger between 18 and 32 feet below the ground surface. Liquefaction-induced settlements are
estimated to range from 2 to 6 inches. Horizontal movements from lateral spreading are estimated to
range from ½ to 3 feet.
Due to the above-referenced potential for seismic induced vertical and lateral movements and cost
effectiveness of deep foundations to mitigate movements, the geotechnical engineer has recommended
the use of mat foundations over aggregate piers. As the geotechnical report has confirmed the seismic
hazard indicated on the City’s Critical Areas Map and the potential for liquefaction was deemed
moderate to high based on geotechnical modeling conducted by the applicant’s consultant, staff
recommends mitigation measures related to following the recommendations of the geotechnical report,
review of the construction and building permit plans by the geotechnical engineer to ensure compliance
with intent and recommendations of the report, and onsite supervision by the geotechnical engineer
during identified stages of construction.
The applicant anticipates approximately 2,673 cubic yards of excavation and approximately 42,417 cubic
yards of fill to support the construction of the proposed development. As the site is located within the
Downtown Wellhead Protection Area Zone 1, a Fill Material Source Statement prepared by a
professional engineer or licensed geologist would be required prior to stockpiling or grading any
imported fill on the subject property pursuant to RMC 4-4-060N.4.e. Alternatively, the applicant could
obtain fill from a WSDOT approved source and thereby avoid the need for a source statement (RMC 4-4-
060N.4.i).
Mitigation Measures:
a. The project shall comply with the recommendations of the geotechnical report, prepared by
Terracon Consultants Inc., dated October 31, 2018 and any future addenda.
b. The applicant’s geotechnical engineer shall review the project’s construction and building
permit plans to verify compliance with the geotechnical report(s). The geotechnical engineer
shall submit a sealed letter stating that he/she has reviewed the construction and building
permit plans and in their opinion the plans and specifications meet the intent of the report(s).
c. The applicant’s geotechnical engineer shall provide notes on the construction and building
permit plans identifying when onsite geotechnical engineer supervision of construction events is
recommended.
Nexus: City of Renton Comprehensive Plan Policy L-36; RMC 4-3-050 Critical Areas Regulations; and RMC
4-4-060 Grading, Excavation, and Mining Regulations.
2. Air
Impacts: It is anticipated that some temporary air quality impacts could be associated with site work and
building construction required to develop this site. Project development impacts during construction
may include dust as a result of grading and exhaust from construction vehicles and equipment. Dust
control would be mitigated through the use of temporary erosion control measures, watering or other
measures to remediate impacts as needed (Exhibit 38).
Mitigation Measures: None recommended.
Nexus: Not applicable.
3. Water
a. Wetland, Streams, Lakes
DocuSign Envelope ID: 99BA427F-FE67-49CC-B142-9BE0760232C1
City of Renton Department of Community & Economic Development
Cedar River Apartments
Staff Report to the Environmental Review Committee
LUA19-000161, ECF, SA-M, SSDP
Report of June 14, 2021 Page 7 of 16
SR_ERC_Cedar_River_Apts
Impacts: The subject property borders the Cedar River along its southern property line and 200-feet
landward of the OHWM and floodway is designated a shoreline jurisdiction under the State’s
Shoreline Management Act and City of Renton Shoreline Master Program (SMP). The SMP
environmental designation assigned to the subject property is Shoreline High Intensity and it is
located in the Cedar River Reach C (CR-C). Additional portions of the property are mapped within
the Floodway, Special Flood Hazard Area – FEMA Zone AE, and the King County Department of
Natural Resources has mapped the property with a Channel Migration Zone – Severe Hazard Area.
The scope of the project requires a Shoreline Substantial Development Permit, which the applicant
has requested as a component of the land use application.
The shoreline is armored from the far eastern boundary of the site forming the OHWM to the west
central portion of the shoreline where a constructed settling pond that functioned during the
previous concrete facility use. West of the settling pond, the shoreline armoring extends
approximately 170-feet and then the bank slopes gradually for the remaining shoreline area
between the armoring and the abutting Renton Community Center property. The applicant has
proposed to retain the existing shoreline armoring and incorporate a minimum building setback of
no less 100-feet from the OHWM as shown on the Site Plan (Exhibit 3). The applicant has submitted
geotechnical analysis specific to bulkhead stability (Exhibits 20-22) and scour study (Exhibit 23)
based on comments from the City’s secondary reviewer GeoEngineers (Exhibit 24).
As provided in the Bulkhead Wall Stability Addendum and two revisions of the addendum prepared
by Terracon, dated June 10, 2019, May 21, 2020, and July 24, 2020, respectively (Exhibits 20-22), the
shoreline armoring along the subject property consists of a concrete bulkhead ranging in height
from 9 to 18 feet from the settling pond to the eastern extent of the subject property. The survey
(Exhibit 2) indicates the bulkhead west of the settling pond ranges from approximately 4 to 10 feet.
The toe of the wall consists of mass concrete along the base with concrete blocks stacked vertically
and embedded into the mass. Reconnaissance by Terracon found no evidence of wall distress and
the stability addendum suggests the bulkhead has not moved since its initial construction that
occurred approximately 1961-1962 per the scour analysis (Exhibit 23).
The applicant provided a scour analysis, prepared by The Watershed Company dated July 10, 2020,
(Exhibit 23) to identify any potential for scour to occur at the base of the bulkhead and undermine
the shoreline armoring along the subject property. The analysis identified a scour pool at the
easternmost section of the property’s shoreline with no other areas along the subject property
appearing to have adverse scour potential. The scour pool depth was estimated at 8.5 feet. The
analysis modeled the potential for further scouring in this pool that would result from 50-year and
100-year floods based on Army Corps of Engineers data and found a 100-year scour depth increase
of 0.55 feet. River geometry and reconnaissance by The Watershed Company indicates the 100-year
scour depth would likely be shallower at other sections along the subject property.
Per comments from the City’s secondary geotechnical reviewer GeoEngineers (Exhibit 24), the
applicant provided a final revision to the Bulkhead Wall Stability Addendum prepared by Terracon
dated July 24, 2020 (Exhibit 22) that evaluated the stability using a scour depth of 9.1 feet based on
the above referenced scour depth of 8.5 feet and 100-year flood increase of 0.55-feet and to
consider potential cracks within the existing bulkhead. The factor of safety analysis found the
existing bulkhead does not appear to be at risk of failure from scour and for seismic events there is a
potential for some movement of the bulkhead wall near the settling pond in one of the models. The
analysis concluded that potential wall movements from a seismic event could be addressed via
maintenance. The City’s secondary geotechnical reviewer’s final review letter dated October 12,
2020 (Exhibit 24), concludes the level of stability is not appropriate for areas that would directly
impact inhabited structures, which is not proposed, but it is appropriate for the proposed riparian
buffer and appropriate for the proposed building setbacks from the OHWM.
DocuSign Envelope ID: 99BA427F-FE67-49CC-B142-9BE0760232C1
City of Renton Department of Community & Economic Development
Cedar River Apartments
Staff Report to the Environmental Review Committee
LUA19-000161, ECF, SA-M, SSDP
Report of June 14, 2021 Page 8 of 16
SR_ERC_Cedar_River_Apts
The Watershed Company also provided a Channel Migration Risk Assessment dated April 8, 2020
(Exhibit 25). The analysis found that the Cedar River upstream from I-405 for approximately two (2)
miles contains an incised reach with narrow, irregular meanders, and hardened banks. Most outside
bends contain levees and revetments. Additionally, the subject property contains concrete bulkhead
along most of the OHWM. Historical imagery of the subject property shows no side channel
development, channel avulsion or significant bank erosion that is indicative of channel migration.
The memo states that there are no geomorphic or photogrammatic indicators of a historical
migration area since the construction of the Seattle City Light Masonry Dam and that based on the
analysis there is no evidence to support a channel migration hazard on the subject property. The
memo concludes that the channel migration zone mapped by King County is based on unarmored
areas of the Cedar River and thereby would not apply to the subject property.
As shown on the Flood Boundary Map and Compensatory Storage Plan (Exhibits 12 and 13), the
applicant proposes to fill portions of the subject property’s floodplain to accommodate the location
of the proposed building and infrastructure. The applicant has also submitted a Conditional Letter of
Map Revision Based on Fill (CLOMR-F) form (Exhibit 26) that, if approved by the Federal Emergency
Management Agency, would result in the building’s exclusion from the flood hazard area as
indicated on the Flood Insurance Rate Map (FIRM) map. The Compensatory Storage Plan (Exhibit 13)
proposes approximately 883 cubic yards of fill to be placed within the existing floodplain. The
applicant proposes to excavate approximately 1,374 cubic yards to provide compensatory flood
storage. Additionally, the river side wall of the settling pond is proposed to be reduced thereby
providing approximately 2,126 cubic yards of flood storage. The net increase in flood storage with
the floodplain excavation and settling pond storage results in 2,616 cubic yards. It is anticipated the
Critical Areas Regulations will adequately mitigate impacts to the Cedar River floodplain.
The Critical Areas Report, prepared by The Watershed Company dated October 2018 (Exhibit 27),
states vegetation is limited to few areas with much of the property consisting of compacted gravel.
As a component of Phase I of the Master Plan (Exhibit 5), the applicant proposes restoration of the
riparian buffer as identified in the Shoreline Landscaping Plan (Exhibit 15). Proposed vegetation
would include native species suitable for high visibility, view preservation, and forested conditions.
Bioswale and meadow planting would be located in stormwater and areas in and around the settling
ponds, respectively. The applicant would also regrade the riparian area and construct passive trails
and as shown on the Shoreline Grading and Trail Plan (Exhibit 16). The riparian restoration and trail
plan will be reviewed for compliance with the Shoreline Master Plan Regulations as a component of
Shoreline Substantial Development Permit.
Mitigation Measures: None recommended.
Nexus: N/A
b. Ground Water
Impacts: The subject property is located in the Downtown Wellhead Protection Area Zone 1. The
site’s previous industrial use resulted in groundwater contamination. Groundwater contaminants of
concern that were identified were formaldehyde, arsenic, and highly alkaline pH. The applicant
participated in the Washington State Department of Ecology (DOE) Voluntary Cleanup Program and
removed approximately 23,600 cubic yards of high pH, oil contaminated, formaldehyde, and
petroleum contaminated soils and 3,000 gallons of groundwater. On October 31, 2019, the applicant
received a No Further Action opinion letter from DOE. The letter states, in part, that no further
remedial action is necessary to clean up contamination at the site and the opinion is dependent on
the continued performance and effectiveness of the post-cleanup controls and monitoring that are
required by the agency (Exhibit 28).
DocuSign Envelope ID: 99BA427F-FE67-49CC-B142-9BE0760232C1
City of Renton Department of Community & Economic Development
Cedar River Apartments
Staff Report to the Environmental Review Committee
LUA19-000161, ECF, SA-M, SSDP
Report of June 14, 2021 Page 9 of 16
SR_ERC_Cedar_River_Apts
The following post-cleanup controls have been deemed necessary by DOE: (1) Existing or future
buildings shall not be constructed or altered in any manner that would expose contaminated soil or
ground water, result in a release of contaminants, or create a new exposure pathway, without prior
written approval of DOE; (2) No groundwater extraction with the exception of investigation,
monitoring, or remediation performed in accordance with requirements imposed by DOE for the
site; and restrictions on future stormwater facility infiltration. Additionally, the site will be required
to undergo groundwater monitoring for a minimum of five (5) years beginning October 2019.
The applicant has entered into an environmental covenant with DOE that was recorded July 16,
2019 (Exhibit 28). The covenant specifies post cleanup control and monitoring requirements. The
covenant also requires the applicant to submit groundwater monitoring reports to the City’s Water
Utility. Restrictions, limitations, and monitoring standards of the environmental covenant are
anticipated to mitigate groundwater impacts.
Mitigation Measures: None recommended.
Nexus: Not applicable.
c. Storm Water
Impacts: The applicant’s preliminary Technical Information Report (TIR) prepared by KPFF
Consulting Engineers, dated January 11, 2019 (Exhibit 29) indicates drainage from the site discharges
to the Cedar River which then flows northwest to Lake Washington. Existing stormwater conveyance
near the site is limited to infrastructure in the Maple Valley Highway and Cedar River Park Drive
right-of-way, with no existing onsite stormwater improvements.
The proposal requires full drainage review under the 2017 Renton Surface Water Design Manual
(RSWDM). Based on the City of Renton’s flow control map, the site falls under Flow Control Duration
Standards (Forested Conditions) and is located within the Lower Cedar River drainage basin. The
subject property is located within a Wellhead Protection Zone 1, which precludes the use of Best
Management Practices (BMPs) that rely on stormwater infiltration, open stormwater facilities, and
connections to subsurface drains.
The subject property is located within an Enhanced Basic Water Quality treatment area per the
RSWDM. The applicant proposes to discharge the stormwater from the project via direct discharge
into the Cedar River. Targeted pollution generating impervious surfaces would be treated via three
(3) Filterra system units. Two of the water quality units would be located northwest of the traffic
roundabout and the third would be located between Building B and Maple Valley Highway near the
right-in right-out ingress/egress. Flows from the water quality units and non-pollution generating
surfaces are proposed to be piped with two (2) outfalls on the Cedar River, one (1) outfall located in
the former location of the washout basin and one (1) outfall approximately 385-feet to the west.
The Muckleshoot Indian Tribe submitted comments (Exhibit 30) concerning several aspects of the
project including the direct discharge proposal into the Cedar River and its effect on the health and
survival of juvenile salmon. Special Requirement #1 of the 2017 RSWDM requires that projects
located where a salmon conservation plan has been adopted comply with the drainage requirement
of the specific adopted plan. The Water Resource Inventory Area (WRIA) 8 Chinook Salmon
Conservation Plan was adopted by Resolution No. 3761 and provides a comprehensive action list for
the Cedar River. The applicant’s preliminary TIR (Exhibit 29) does not address compliance with the
WRIA 8 Chinook Salmon Conservation Plan and does not address the Tribe’s concerns with increased
water velocities. Therefore, staff recommends as a mitigation measure the applicant demonstrate
compliance with the WRIA 8 Chinook Salmon Conservation Plan prior civil construction permit
issuance.
A final TIR addressing items in the Advisory Notes (Exhibit 39) will be required to be prepared and
submitted with the civil construction permit. During site construction, the applicant would be
DocuSign Envelope ID: 99BA427F-FE67-49CC-B142-9BE0760232C1
City of Renton Department of Community & Economic Development
Cedar River Apartments
Staff Report to the Environmental Review Committee
LUA19-000161, ECF, SA-M, SSDP
Report of June 14, 2021 Page 10 of 16
SR_ERC_Cedar_River_Apts
required to implement temporary erosion and sediment control measures. Such measures would
include but are not limited to silt fences, conveyance swales, check dams, a sediment pond with a
liner, catch basin inserts, mulching of exposed areas, and dust control.
Mitigation Measure: The applicant shall submit a Final Technical Information Report (TIR) with the
civil construction permit application that includes qualitative and quantitative analysis
demonstrating compliance with the Water Resource Inventory Area (WRIA) 8 Chinook Salmon
Conservation Plan. The analysis shall provide justification for the currently proposed stormwater
improvements, or if needed, an amended proposal to comply with the conservation plan as it
relates to salmon health, habitat, and effects from the project’s stormwater discharge into the
Cedar River. The analysis and any amendments to the proposed stormwater improvements needed
to comply with the conservation plan shall be reviewed and approved by the Development
Engineering Plan Reviewer prior to permit issuance.
Nexus: City of Renton Resolution No. 3761; WRIA 8 Chinook Salmon Conservation Plan; and 2017
RSWDM
4. Vegetation
Impacts: Nearly all the subject property consists of impervious surfaces void of any vegetation with the
exception of areas along the shoreline. Per the City’s tree retention standards, the site contains no
existing significant trees as the 53 total trees are located within critical areas or their buffers. All 53 trees
are deciduous and are made up of Black Cottonwood, Red Alder, Bigleaf Maple, and one (1) unknown
species. The largest tree on-site is a two-stem 48-inch-diameter Black Cottonwood. Four (4) other
deciduous trees, all black cottonwood, measure over thirty caliper inches. These five (5) trees represent
the only landmark trees on the parcel. The largest stands of trees are located in the southwest and
southeast corners of the subject property. These areas will remain largely intact with removal limited to
reduce hazards or provide public access to the shoreline (Exhibits 17 and 18).
The applicant proposes to retain 34 trees along the shoreline. The 19 trees proposed for removal are
either located in the future boardwalk alignment (8 trees), have risk of failure (1 tree), are growing out
of an existing wall that is to be retained (5 trees), would be adversely impacted due to grading (4 trees),
or would block public access to future pedestrian path (1 tree). Of the 19 trees to be removed, one (1)
tree is in good condition with the remainder fair, poor, or dead/dying. Two (2) large Black Cottonwoods
on the southwest portion of the site slated for removal would be made into snags for habitat.
The applicant has proposed a Shoreline Landscaping Plan (Exhibit 15) within the 100-foot vegetation
conservation buffer that would provide native planting with areas designated for high visibility, view
preservation, forest, bioswale, and meadow. Landward of the 100-foot vegetation conservation buffer,
the applicant has proposed a variety of trees, shrubs, and groundcovers along the property’s perimeter,
parking lot, planter strips, and exterior amenity areas (Exhibit 4).
Mitigation Measures: None recommended.
Nexus: Not applicable.
5. Wildlife
Impacts: Habitat on the subject property is limited due the previous industrial use. The Critical Areas
Report (Exhibit 27) indicates the abutting Cedar River is known or modeled to contain Salmonids that
include project area. Salmonid species known or modeled to occur in the Cedar River include cutthroat
trout, bull trout, steelhead, kokanee, sockeye salmon, Chinook salmon, and coho salmon. The applicant
proposes to construct buildings and infrastructure landward of the 100-foot vegetation conservation
buffer along the river’s shoreline and proposed shoreline restoration (Exhibits 14 and 15) would
presumably increase habitat along the river. See SEPA Mitigation Measure #4 related to stormwater
discharge into the Cedar River.
DocuSign Envelope ID: 99BA427F-FE67-49CC-B142-9BE0760232C1
City of Renton Department of Community & Economic Development
Cedar River Apartments
Staff Report to the Environmental Review Committee
LUA19-000161, ECF, SA-M, SSDP
Report of June 14, 2021 Page 11 of 16
SR_ERC_Cedar_River_Apts
Mitigation Measures: None recommended.
Nexus: Not applicable.
6. Environmental Health
Impacts: Noise impacts would primarily result from the clearing of the site, construction of the proposed
infrastructure improvements, and future construction of the multifamily and medical office buildings.
The construction noise would be regulated through the City’s adopted noise level regulations per Title 8
Chapter 7, RMC. 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. As the site is
within 300-feet of a residential area, permitted work hours are limited to Monday through Friday
between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m. Work on Saturdays is restricted to the
hours between nine o’clock (9:00) a.m. and eight o’clock (8:00) p.m. No work is permitted on Sundays.
Noise impacts would be temporary and associated with construction. The City’s construction standards
are anticipated to adequately mitigate these impacts.
Mitigation Measures: None recommended.
Nexus: Not applicable.
7. Aesthetics
Impacts: The proposed multifamily buildings (Buildings A and B) would be five (5) stories and
approximately 60-feet in height at their highest point (Exhibits 6 and 7). Each building would contain a
rectangle shape containing the internal multilevel parking structure that would be wrapped with
residential units, amenity space, and ground floor commercial. Buildings would extend out with linear
wings that add modulation and visual interest to the building while breaking down bulk and scale. The
proposed two (2) multifamily buildings would be attached in the middle with a two (2) story leasing
office and amenity space. Cladding for Buildings A and B include various colored fiber cement panel,
metal panel, vinyl windows, commercial glazing, and architectural concrete.
The medical office building would be one (1) story but contain high ceilings and upper level glazing
resulting in a two (2) story appearance (Exhibit 9). Exterior cladding and articulation materials include
brick, fiber cement panel, storefront glazing, parapet cap, and steel canopies.
Mitigation of Cedar River view impacts would be via public access along the shoreline constructed by the
applicant as a component of Phase 1 (Exhibit 16). Buildings would be subject Urban Design District ‘C’
Standards. Review of these standards would occur during each individual site specific site plan review
application. It is anticipated that the City’s Shoreline Master Program regulations and Urban Design
Standards would adequately mitigate aesthetic impacts of the proposal.
Mitigation Measures: None recommended.
Nexus: Not applicable.
8. Historic and Cultural Preservation
Impacts: The City received a comment letter from the Duwamish Tribe on April 1, 2021 (Exhibit 37). The
letter generally opposes the applicant’s proposal and indicates the subject property is located near a
Duwamish Village the Tribe considers culturally significant and further states the site contains a high
probability to have unknown archaeological deposits. The Washington State Department of
Archeological and Historic Preservation online mapping system (WISAARD) identifies the site as Very
High Risk for environmental factors with archaeological resources and highly advises a survey. In the
comment letter, the Duwamish Tribe has requested an archeological survey be conducted in
consultation with the Tribe. Therefore staff recommends as a mitigation measure the applicant submit
an archeological survey prepared by a qualified professional with the civil construction permit
application.
DocuSign Envelope ID: 99BA427F-FE67-49CC-B142-9BE0760232C1
City of Renton Department of Community & Economic Development
Cedar River Apartments
Staff Report to the Environmental Review Committee
LUA19-000161, ECF, SA-M, SSDP
Report of June 14, 2021 Page 12 of 16
SR_ERC_Cedar_River_Apts
Mitigation Measures: The applicant shall submit an archeological survey prepared by a qualified
professional with the civil construction permit application. Consultation with Concerned Tribes shall
occur prior to survey activities. Based on the results of the survey, an Inadvertent Discoveries Plan and
onsite monitoring by a professional archeologist funded by the applicant may be required.
Nexus: City of Renton Comprehensive Plan Policies L-45 and L-46; RCW 27.53 Archaeological Sites and
Resources and RCW 27.44 Indian Graves and Records
9. Transportation
Impacts: The subject property contains street frontage along Maple Valley Highway (SR169) and Cedar
River Park Drive. Maple Valley Highway is owned and maintained by Washington State Department of
Transportation (WSDOT) and is classified as a principal arterial by the City. Cedar River Park Drive is a
typical City of Renton street and classified as a commercial access street. The applicant has proposed
vehicle access on both Maple Valley Highway (right-in, right-out) and Cedar River Park Dive (full access).
Initial Traffic Analysis
The Traffic Impact Analysis (TIA), prepared by William Popp Associates dated July 6, 2020 (Exhibit 31), is
the applicant’s most recent iteration intended to respond to comments by the City’s secondary reviewer
Transpo Group (Exhibit 32) and WSDOT (Exhibit 33) on previous TIA drafts. The City’s Public Works
Transportation staff indicated the applicant’s TIA evaluate the proposal’s AM and PM peak hour impacts
on the following intersections:
1. SR 169/Sunset Way/Bronson Way/I-405 Southbound On-Ramp
2. SR 169/I-405 Northbound On-Ramp
3. SR 169/Shari’s Driveway
4. SR 169/Cedar River Park Drive
The existing Level of Service (LOS) for AM/PM peak hour trips for the four (4) intersections are identified
in the TIA as operating at LOS B or better with the exception of Intersection #1 that is operating at LOS E
during the AM peak hour and LOS D in the PM peak hour. As noted in the TIA, all four (4) intersections
are impacted by traffic on I-405 and ramp metering conditions for Intersections 1 and 2. Ramp
congestion and queuing due to ramp metering results in spillback congestion through the four (4)
intersections and these conditions are not able to be quantified in the typical Synchro software that was
used to calculate existing LOS. City staff determined LOS estimates following project build-out would
need to include the effects of I-405 metering. To quantify the metering effects, the applicant utilized a
micro-simulation (Sim Traffic) analysis for AM/PM peak hour conditions at full project buildout and an
additional six (6) year horizon as requested by WSDOT.
The project’s trip generation at the completion of Phase 3 is estimated at 3,464 average weekday daily
trips with 236 AM peak hour trips (97 in and 139 out) and 297 PM peak hour trips (152 in and 145 out).
Half of all trips would go to I-405 (25% northbound and 25% southbound) with remaining trips headed
to Downtown Renton (10%), North Renton (15%), Highlands (10%), and the remaining 15% dispersed
eastbound on Maple Valley Highway toward Fairwood, Maple Valley, Black Diamond, and other easterly
communities.
Typical Synchro LOS analysis on the four (4) intersections resulted in limited impact with the applicant’s
proposal at full buildout. LOS grading remains the same with project and without project in 2023 with
the exception of Intersection #4 that falls from an LOS A and six (6) second delay to LOS B and 11 second
delay. All intersections are anticipated to function at LOS D or better during the AM and PM peak hours.
This analysis was based on WSDOT improvements to Intersection #1 that include a dual westbound left
turn lane on SR 169 at the Sunset/Bronson/I-405 SB ramp intersection and the conversion of Sunset Blvd
southbound to two general purpose lanes.
DocuSign Envelope ID: 99BA427F-FE67-49CC-B142-9BE0760232C1
City of Renton Department of Community & Economic Development
Cedar River Apartments
Staff Report to the Environmental Review Committee
LUA19-000161, ECF, SA-M, SSDP
Report of June 14, 2021 Page 13 of 16
SR_ERC_Cedar_River_Apts
Sim Traffic analysis identifies programmed WSDOT improvements at Intersection #1, improvements to
the northbound I-405 HOV meter, forthcoming I-405 Express Toll Lanes, and the recently completed
SR167 to I-405 Direct Connector are anticipated to improve operation in and around the subject
property. The TIA indicates with these WSDOT improvements, the four (4) intersections are estimated to
operate at LOS D or better in the AM and PM peak hour with the Project’s traffic at full buildout and at
least six (6) years past that horizon year (2029) for the AM peak hour. The PM peak hour with and
without the project in 2029 would operate at LOS C or better at Intersections 2-4. Intersection #1 would
operate at LOS E with and without the project with a five (5) second delay with the project. Westbound
AM peak hour through queue lengths on Maple Valley Highway measured from Intersection #4 are
anticipated to be reduced from the existing average of 3,990-feet and maximum of 9,030-feet without
applicant proposal and without programmed WSDOT improvements to 180-feet average and 520-feet
maximum with applicant proposal and with WSDOT improvements in the 2023 horizon year.
Potential queuing impacts were identified on northbound Cedar Park Drive with the Sim Traffic analysis.
While the intersection is anticipated at a LOS B, maximum queues may extend into and/or block the
subject property’s driveway. The TIA recommends a dual left turn lane, shared right turn lane, signage,
and signal modifications. Therefore staff recommends as a mitigation measure, the applicant
reconfigure the northbound Cedar River Park Drive to provide dual left turn lanes with a shared right
turn lane (curb lane). To support this new channelization the applicant shall install signal detection,
signal head modifications, and overhead signage on the east side mast-arm. The applicant shall submit
plans to construct these off-site improvements with the civil construction permit application to be
reviewed and approved by Development Engineering and Transportation staff prior to permit issuance.
Independent Transportation Analysis
Following review of the applicant’s TIA and Transpo Group’s secondary review of the analysis, the
Environmental Review Committee directed City staff to further work with Transpo Group on review of
the project’s transportation related impacts resulting in the Cedar River Apartment Independent
Transportation and Mitigation Analysis, dated May 7, 2021 (Exhibit 34). The independent analysis was
prepared using the applicant’s existing TIA with its associated data files and direction from Public Works
Transportation Division staff. The analysis added two additional study intersections (N 3rd St and Sunset
Blvd N and Bronson Way and Houser Way), removed the I-405 ETL project as it would not be completed
until 2025, which is one year after the anticipated completion of the project, and included additional
performance criteria such as intersection LOS and delay by intersection approach, vehicle hours of
delay, and potential cut-through scenarios impacting Cedar River Park.
Key findings from the independent analysis indicate all six (6) study intersections would operate a LOS D
or better during AM and PM peak hours with the exception of Bronson Way/Houser Way which would
operate a LOS F with and without the project and the N 3rd St/Sunset Blvd intersection would drop from
an LOS D without the project to LOS E with the addition of the project related traffic in the peak hour.
Additional impacts include the following:
• The added project traffic would result in noticeable increase in delays on the northbound approach
at the Maple Valley Highway / Cedar River Park Drive intersection. The delays would be particularly
high during the AM peak hour due to congestion and vehicle queuing on Maple Valley Highway,
thereby limiting available capacity for vehicles to exit the project site.
• The average westbound vehicle queue length on Maple Valley Highway at the Cedar River Park Drive
intersection during the AM peak hour is expected to increase by approximately 450 feet (35
percent) due to the addition of project related traffic and little available remaining capacity along
the corridor.
DocuSign Envelope ID: 99BA427F-FE67-49CC-B142-9BE0760232C1
City of Renton Department of Community & Economic Development
Cedar River Apartments
Staff Report to the Environmental Review Committee
LUA19-000161, ECF, SA-M, SSDP
Report of June 14, 2021 Page 14 of 16
SR_ERC_Cedar_River_Apts
• The total vehicle hours of delay along Maple Valley Highway in the vicinity of the site would increase
by approximately 20 percent with the addition of project traffic.
• There is the possibility that between 15 to 24 project generated vehicles may utilize the route
through Cedar River Park as alternative access due to travel time advantages of avoiding the I-405 /
SR 169 interchange.
The independent analysis has recommended mitigation focused on improving performance and
reliability of the signal system at the Cedar River Park Drive/Maple Valley Highway intersection and
along the Maple Valley Highway corridor in the immediate vicinity of the site utilizing an Adaptive Traffic
Control System (ATCS). The adaptive system known as Split Cycle Offset Optimization Technique
(SCOOT) would mitigate the project’s impact to vehicle queuing, intersection operations, and vehicle
hours of delay along Maple Valley Highway. Therefore staff recommends as a mitigation measure the
installation of an Adaptive Traffic Control System (ATCS) such as Split Cycle Offset Optimization
Technique (SCOOT) fully funded by the applicant along intersections impacted by the proposal and those
identified in the Cedar River Apartments Independent Transportation and Mitigation Analysis (Exhibit
34) prepared by Transpo Group dated May 7, 2021.
The independent analysis has also recommended traffic calming measures within the Cedar River Park
parking lot to discourage project related traffic from utilizing the Cedar River Park parking lot to bypass
congestion around the I-405 interchange. Therefore staff recommends as mitigation measure the
applicant identify and propose potential traffic calming measures to be located within the Cedar River
Park parking lot to discourage project related cut-through traffic.
Safety
Collision history at the four (4) intersections over a three (3) year span indicates 74 total collisions,
which results in less than one collision per million entering vehicles. The TIA states that recent Institute
of Transportation Engineers (ITE) literature recommends intersections with more than one (1) collision
per million vehicles may warrant additional analysis and the applicant’s proposal would unlikely create
safety hazards or have a negative effect in collision rates.
Parking
The applicant proposes to provide parking to accommodate approximately 761 parking spaces at the
completion of the project. Phase 1 would provide 306 structured parking spaces within Building A and
56 surface parking spaces. Phase 2 would provide 339 structured parking spaces within Building B. Phase
3 would provide 60 structured parking spaces within Building C (medical office building). RMC 4-4-
080F.10.d requires a minimum of one (1) parking space per attached dwelling unit and allows a
maximum of 1.75 per unit. Commercial space (4,852 gross square feet proposed) is typically based on
net square footage or dining room area for eating establishments and generally ranges from two (2)
spaces per 1,000 net square feet and 10 spaces per 1,000 square feet of dining area. Medical dental
offices (25,000 gross square feet proposed) require a minimum and maximum of five (5) spaces per
1,000 square feet of net floor area. The TIA anticipates a portion of the surface parking spaces to be
allocated for the Phase 3 medical/office building and a portion of space within Phase 2 to be allocated
for the commercial space. Compliance with parking requirements would be further analyzed with each
specific administrative site plan review.
Frontage Improvements and Concurrency
The applicant would be required to construct street frontage improvements along Maple Valley Highway
and Cedar River Park Drive. The applicant would be required to dedicate right-of-way in varying widths
along the Maple Valley Highway frontage to accommodate a one-half (0.5) foot wide curb, eight (8) foot
wide planter strip with street trees, eight (8) foot wide sidewalk, and two (2) foot wide clear zone
DocuSign Envelope ID: 99BA427F-FE67-49CC-B142-9BE0760232C1
City of Renton Department of Community & Economic Development
Cedar River Apartments
Staff Report to the Environmental Review Committee
LUA19-000161, ECF, SA-M, SSDP
Report of June 14, 2021 Page 15 of 16
SR_ERC_Cedar_River_Apts
behind the sidewalk. The applicant would also be required to dedicate right-of-way in varying widths
along Cedar River Park Drive to accommodate a Transportation Division supported modification of the
commercial access street standard. The curb line would remain in its location with a reconstructed one-
half foot (0.5) wide curb, eight (8) foot wide planter strip with street trees, six (6) foot wide sidewalk,
and two (2) wide clear zone behind the sidewalk. New channelization along the vehicle paved section
per the above-referenced mitigation measure would also be required.
The proposal has passed the City’s Traffic Concurrency Test per RMC 4-6-070.D (Exhibit 36), which is
based upon a test of the citywide Transportation Plan, consideration of growth levels included in the
LOS-tested Transportation Plan, site specific improvements, and future payment of Transportation
Impact Fees.
Mitigation Measures:
a. The applicant shall reconfigure the northbound Cedar River Park Drive to provide dual left turn
lanes with a shared right turn lane (curb lane). To support this new channelization the applicant
shall install signal detection, signal head modifications, and overhead signage on the east side
mast-arm. The applicant shall submit plans to construct these off-site improvements with the
civil construction permit application to be reviewed and approved by Development Engineering
and Transportation staff prior to permit issuance.
b. The applicant shall fully fund the installation and configuration of the Adaptive Traffic Control
System (ATCS) Split Cycle Offset Optimization Technique (SCOOT) along intersections impacted
by the proposal including NE 3rd Street/Monterey Drive NE and those identified in the Cedar
River Apartments Independent Transportation and Mitigation Analysis (Exhibit 34) prepared by
Transpo Group dated May 7, 2021. Installation, configuration, and operation of the SCOOT
system shall occur prior to Temporary Certificate of Occupancy of the first building.
c. The applicant shall identify and propose potential traffic calming measures to be located within
the Cedar River Park parking lot to discourage project related cut-through traffic. The traffic
calming proposal shall be coordinated and approved by the Community Services Department.
Approved traffic calming measures shall be installed prior to Temporary Certificate of
Occupancy of the first building.
Nexus: City of Renton Comprehensive Plan Goal T-A and RMC 4-6-060 Street Standards
10. Fire & Police
Impacts: Police and Fire Prevention staff indicated that sufficient resources exist to furnish services to
the proposed development; subject to the condition that the applicant provides Code required
improvements and fees.
Mitigation Measures: None recommended.
Nexus: Not applicable.
E. Comments of Reviewing Departments
The proposal has been circulated to City Department and Division Reviewers. Where applicable, their comments
have been incorporated into the text of this report and/or “Advisory Notes to Applicant” (Exhibit 39).
✓ 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).
DocuSign Envelope ID: 99BA427F-FE67-49CC-B142-9BE0760232C1
City of Renton Department of Community & Economic Development
Cedar River Apartments
Staff Report to the Environmental Review Committee
LUA19-000161, ECF, SA-M, SSDP
Report of June 14, 2021 Page 16 of 16
SR_ERC_Cedar_River_Apts
Environmental Determination Appeal Process: Appeals of the environmental determination must be filed in
writing on or before 5:00 p.m. on July 1, 2021. Due to Governor Jay Inslee’s Proclamation 20-25 (“Stay Home,
Stay Healthy”), the City Clerk’s Office is working remotely. For that reason, appeals must be submitted
electronically to the City Clerk at cityclerk@rentonwa.gov. The appeal fee, normally due at the time an appeal is
submitted, will be collected at a future date. Appeals to the Hearing Examiner are governed by RMC 4-8-110 and
additional information regarding the appeal process may be obtained from the City Clerk’s Office,
cityclerk@rentonwa.gov. If the situation changes such that the City Clerk’s Office is open when you file your
appeal, you have the option of filing the appeal in person.
DocuSign Envelope ID: 99BA427F-FE67-49CC-B142-9BE0760232C1
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
STAFF REPORT TO THE ENVIRONMENTAL REVIEW COMMITTEE
EXHIBITS
Project Name:
Cedar River Apartments
Land Use File Number:
LUA19-000161, ECF, SA-M, SSDP
Date of Meeting
June 14, 2021
Staff Contact
Matt Herrera
Current Planning
Manager
Project Contact/Applicant
David Maul
Rutledge Maul Architects
19940 Ballinger Way NE, Suite A-3,
Shoreline, WA 98155
Project Location
1915 Maple Valley HWY,
Renton, WA 98057
The following exhibits are included with the ERC Report:
Exhibit 1: Environmental Review Committee (ERC) Report
Exhibit 2: Boundary and Topographic Survey
Exhibit 3: Site Plan
Exhibit 4: Landscaping Plan
Exhibit 5: Phasing Plan
Exhibit 6: Elevations and Renderings Building A
Exhibit 7: Elevations and Renderings Building B
Exhibit 8: Floor Plans Buildings A and B
Exhibit 9: Elevations and Renderings Medical Office
Exhibit 10: Floor Plans Medical Office
Exhibit 11: Civil Sheets (Grading, Storm Drainage, and Utility)
Exhibit 12: Flood Boundary Map
Exhibit 13: Compensatory Storage Plan
Exhibit 14: Shoreline Site Plan and Sections
Exhibit 15: Shoreline Landscaping Plan
Exhibit 16: Shoreline Grading and Trail Plan
Exhibit 17: Tree Retention Plan
Exhibit 18: Arborist Report, prepared by the Watershed Company dated October 2018
Exhibit 19: Geotechnical Report prepared by Terracon Consultants, dated October 31, 2018
Exhibit 20: Bulkhead Wall Stability Addendum prepared by Terracon Consultants, dated June 10, 2019
Exhibit 21: Bulkhead Wall Stability Addendum No. 2 prepared by Terracon Consultants, dated May 21, 2020
Exhibit 22: Bulkhead Wall Stability Addendum No. 3 prepared by Terracon Consultants, dated July 24, 2020
Exhibit 23: Scour Analysis prepared by The Watershed Company, dated March 30, 2020 ( Revised July 10,
2020)
Exhibit 24: Secondary Geotechnical Review Memoranda prepared by GeoEngineers, Inc., dated October 28,
2019, July 8, 2020, and October 12, 2020
DocuSign Envelope ID: 99BA427F-FE67-49CC-B142-9BE0760232C1
EXHIBITS CONT…
SR_ERC_Cedar_River_Apts
Exhibit 25: Channel Migration Risk Assessment Memorandum prepared by The Watershed Company,
dated April 8, 2020
Exhibit 26: Conditional Letter of Map Revision Based on Fill (CLOMR-F) Form
Exhibit 27: Critical Areas Report prepared by The Watershed Company, dated October 2018
Exhibit 28: Department of Ecology (DOE) No Further Action Letter, dated October 31, 2019 and
Environmental Covenant recorded on July 16, 2020
Exhibit 29: Drainage Report (Technical Information Report), prepared by KPFF Consulting Engineers,
dated January 11, 2019
Exhibit 30: Muckleshoot Indian Tribe Comments dated August 29, 2019
Exhibit 31: Traffic Impact Analysis (TIA) prepared by William Popp Associates, dated July 6, 2020
Exhibit 32: Secondary Transportation Review Memoranda prepared by Transpo Group, dated December
2, 2019 and April 29, 2020
Exhibit 33: Washington State Department of Transportation (WSDOT) Comments dated September 9,
2019
Exhibit 34: Cedar River Apartment Independent Transportation and Mitigation Analysis prepared by
Transpo Group, dated May 7, 2021
Exhibit 35: Applicant Response to Transpo Group Analysis, dated June 7, 2021
Exhibit 36: Transportation Concurrency Test Memorandum, prepared by City of Renton Development
Engineering Manager, dated November 6, 2020
Exhibit 37: Duwamish Tribe Comments dated April 1, 2021
Exhibit 38: Construction Mitigation Description
Exhibit 39: Advisory Notes
DocuSign Envelope ID: 99BA427F-FE67-49CC-B142-9BE0760232C1
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
LUA19-00161
ADVISORY NOTES TO APPLICANT
The following notes are supplemental information provided in conjunction with the administrative land use
action. Because these notes are provided as information only, they are not subject to the appeal process for
the land use action.
Planning:
(Contact: Matt Herrera, 425-430-6593, mherrera@rentonwa.gov)
1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless
otherwise approved by the Development Services Division.
2. Commercial, multi-family, new single family and other nonresidential construction activities shall be
restricted to the hours between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through
Friday. Work on Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m. and eight
o’clock (8:00) p.m. No work shall be permitted on Sundays.
3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an
appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where
no further construction work will occur within ninety (90) days. Alternative measures such as mulch,
sodding, or plastic covering as specified in the current King County Surface Water Management Design
Manual as adopted by the City of Renton may be proposed between the dates of November 1st and
March 31st of each year. The Development Services Division’s approval of this work is required prior to
final inspection and approval of the permit.
4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is
being cleared.
5. The applicant will be required to submit a Final Stream Mitigation Report and Maintenance and
Monitoring proposal. In addition, the applicant will be required to comply with all the code requirements
of RMC 4-3-050 Critical Areas. This includes, but is not limited to, placing the critical area within a Native
Growth Protection Easement, providing fencing and signage, and providing the City with a site
restoration surety device and, later, a maintenance and monitoring surety device.
6. 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.
7. 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.
8. 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: Name, 425-430-7298, msippo@rentonwa.gov)
See the detailed Development Engineering Memo dated November 19, 2020 at the end of these advisory
notes.
EXHIBIT 39
Michael Sippo
DocuSign Envelope ID: 99BA427F-FE67-49CC-B142-9BE0760232C1
ADVISORY NOTES TO APPLICANT
LUA19-000161
Fire Authority:
(Contact: Corey Thomas, 425-430-7024, cthomas@rentonwa.gov)
1. Fire impact fees for 2021 are $964.53 per multifamily unit and $1.99 per square foot of medical/dental
office space. This fee is paid at time of building permit issuance. No charge for parking garage areas.
2. The preliminary fire flow is 3,500 gpm. A minimum of four fire hydrants are required. One within 150-
feet and three within 300-feet of the building. One hydrant is required within 50-feet of all fire
department connections for standpipes and sprinkler systems. Building shall also meet maximum
hydrant spacing of 300-feet on center.
3. Fire department apparatus access roadways are required within 150-feet of all points on the building.
Fire lane signage required for the on-site roadway. Required turning radius are 25-feet inside and 45-
feet outside. Roadways shall be a minimum of 20-feet wide. Roadways shall support a minimum of a
30-ton vehicle and 75-psi point loading. Any alternate forms of paving such as Grasscrete shall be
specifically proposed and approved prior to building permit issuance and are not guaranteed to be
allowed.
4. Building shall be equipped with an elevator meeting the size requirements for a bariatric size stretcher.
Car size shall accommodate a minimum of a 40-inch by 84-inch stretcher.
5. The building shall comply with the City of Renton Emergency Radio Coverage ordinance. Testing shall
verify both incoming and outgoing minimum emergency radio signal coverage. If inadequate, the
building shall be enhanced with amplification equipment in order to meet minimum coverage.
Separate plans and permits are required for any proposed amplification systems.
Community Services:
(Contact: Leslie Betlach, 425-430-6619, lbetlach@rentonwa.gov)
1. Parks Impact Fee applies as per adopted Ordinance.
2. Trail to provide public access. Trail and associated improvements to be maintained by the applicant.
3. Incorporation of trail does not reduce the Parks Impact Mitigation Fee due to the increased population,
need and impacts to the adjacent active park amenities.
4. Pet Relief Areas with disposable bags should to be incorporated into the site plan.
5. Impacts to Cedar River Park’s ingress and egress off the Maple Valley Highway should be minimized
during peak season for the Henry Moses Aquatic Center (June – Labor Day), Renton River Days (last
weekend in July and the preceding Thursday and Friday) and the Holiday Bazaar (November).
Police:
(Contact: Cyndie Morris, 425-430-7521, cmorris@rentonwa.gov)
1. 427 Police Calls for Service Estimated (includes 481 multi-housing units, commercial space for retail,
and 25,000 sq ft space for a medical office building).
2. To protect materials and equipment it is recommended that all materials and tools be locked up when
not in use. The site will need security lighting and any construction trailers should be completely
fenced in with portable chain-link fencing. Fencing will provide both a physical and psychological
barrier to any prospective thief and will demonstrate that this area is private property.
3. Construction trailers should be kept locked when not in use, and should also have a heavy-duty
deadbolt installed with no less then a 1-1/2” throw when bolted. Glass windows in the trailer should be
shatter-resistant.
4. Any construction material that contains copper should be removed from the construction site at the
end of each working day; housing this material at the site (even within a “secured” container) still
holds a risk of it being stolen when the site is vacated at the end of the work day.
5. Toolboxes and storage containers should be secured with heavy-duty shrouded padlocks and kept
secured when not in use. There is a homeless population in this area that may be motivated to come to
the site with the intention of making profit off of tools and materials.
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ADVISORY NOTES TO APPLICANT
LUA19-000161
6. I recommend you post “No Trespassing” signs on the property while it’s under construction. This will
aid police in making arrests on the property after hours. I strongly recommend the use of private
security personnel to patrol the site during the hours of darkness due to the risk of this site being
highly attractive to area thieves/burglars. Foregoing that, it’s recommended an interactive CCTV
surveillance system be temporarily put into place to deter unwanted subjects from coming onto the
job site.
7. All exterior doors should be made of solid metal with commercial-grade deadbolt locks with latch
guards and/or pry-resistant cylinders around the locking hardware. Glass doors should be outfitted
with hardware described above and equipped with a layer of security film. Security film can increase
the strength of the glass, reducing the likelihood of suspects being able to shatter it in order to gain
entry.
8. Access to the back of the mixed use areas appear to be unrestricted so it’s recommended security
alarms be installed at these locations following construction. Use of key fobs or access cards may be
the best way to separate public traffic from private at this project site.
9. The installation of cameras within the internal hallways of the multi-housing structures is
recommended. Having cameras installed in and throughout the property will assist in thwarting
negative activity within typically isolated areas.
10. Any separate laundry facilities should be properly secured with doors that have sturdy deadbolts and
latchguard. These locations can sometimes be tempting targets for thieves who want to break into
laundry appliances to collect the quarters that are accumulated there. And utilizing these spaces as
locations to loiter and sleep is very common for the homeless population that is fairly dense in this part
of town. I further recommend the installation of devices that run these appliances by prepaid cards
only. It’s very expensive to fix these machines, only to have them broken into time-after-time due to
the large amount of money that can be found inside.
11. The parking garages and parking lots will be a tempting target for thieves. Theft from motor vehicle
and auto theft are prevalent and any garage housing vehicles utilized by visitors, employees, and /or
residents are likely to have items of value left inside (electronic equipment, personal items, etc.). I
recommend the installation, and substantial advertisement of surveillance cameras inside and outside
of any parking garage, an overabundance of lighting, and a noticeable presence of courtesy patrol. I
assume there will be a large influx of unwanted ‘curiosity seekers’ brought into this area due to its
location and large parking lot footprint.
12. Signage advising residents, guests, and retail users to keep valuables out of their vehicles while parked
should be posted in all parking areas.
13. I discourage the installation of long benches, solid surface tables, or “rest stops” that can be easily
accessed by the public; these will more likely attract a homeless population, pushing out the intended
use for these locations. . Any retaining walls, concrete berms, or easily-accessible wall placements
should be finished with material that would discourage long-term loitering (grated designs, skateboard
deterrents, varied leveling, etc.).
14. Lighting is the #1 deterrent to crime and with a development of this size, it will be especially important
due to the large amount of vehicle and pedestrian traffic that will be pulled into the location. This will
assist in the deterrent of theft from motor vehicle as well as provide safe pedestrian travel for both
employees, customers and residents.
15. All dumpster areas should be housed within a structure of a height and strength that will deter
unwanted subjects from gaining access to them when not in use. Due to the location of this
development, I assume it will experience an ongoing population of transients at the location and
having easy access to refuse receptacles will motivate them to remain in the area.
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ADVISORY NOTES TO APPLICANT
LUA19-000161
16. Due to the isolated location of this project, it won’t be long before the property experiences unwanted
subjects utilizing the common areas and attempting entry into the multi-housing area. It will be
important for residents and employees to work in corroboration to keep the property hospitable for
legitimate users. This would include keeping the common areas clean of debris and garbage, any
graffiti be reported and covered up immediately, and any suspicious activity be reported to 911 as
soon as possible.
17. Although it may seem low-risk, it’s actually quite common for multi-housing properties to experience
storage room thefts. I recommend placement of these units been in a high traffic area, within a
structure that has a deadbolt with 3” wood screws installed in the strikeplate, as well as the installation
of latch guards to help protect the locking mechanism from being pried. Any bike storage locations
should be fully-enclosed with electronic access for residents and surveillance cameras installed in the
event there are any problems with theft from the area.
18. Any maintenance or utility rooms should have deadbolts with 3” wood screws installed in the
strikeplate, with latch guards installed (where applicable) to help protect the locking mechanisms from
being pried.
19. It’s important that an emergency access code be available to law enforcement so they can respond to
emergency situations. It should be noted that this can come in the form of an emergency call box that
unlocks main entry doors or a knox box that contains access fobs inside. This type of access is a
separate accommodation from what is provided for the fire department.
20. If there are plans for fitness centers, recreation rooms, or meeting facilities within the multi-housing
buildings, care should be taken if these rooms will be housing flat screen TVs, projector or computer
equipment. It’s common for these types of items to be stolen, so I recommend access to these
locations be by resident fob or access card only so subjects coming into these locations can be tracked
in the event of a burglary.
21. It’s recommended the developer have a Renton Police Crime Prevention Representative conduct a
security survey of the premises once construction is complete. This will allow for a more
comprehensive security evaluation that would be specific to each structure. Contact Cyndie Morris,
425.430.7521, when you would like to make an appointment.
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DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:November 19, 2020
TO:Matt Herrera, Senior Planner
FROM:Michael Sippo, Civil Engineer III, Plan Reviewer
SUBJECT:Cedar River Apartments
1915 Maple Valley Highway
LUA19-000161
I have completed a preliminary review of the application of the above-referenced proposal located at
parcel 1723059026 and have the following comments:
The applicant is proposing to redevelop the former Stoneway Sand and Gravel site into a multi-story
apartment complex with a separate commercial building. All existing structures on the parcels will be
removed and currently the lot is filled with gravel.
EXISTING CONDITIONS
The Site is approximately 12.5 acres in size and is triangular in shape. The existing site was previously
concrete batch plant for Stoneway sand and gravel.
Water Water service is provided by the City of Renton. The site is located in the Valley service
area in the 196 hydraulic pressure zone. The approximate static water pressure in Maple
Valley Highway is 64 psi at an elevation of 46’. There is an existing 12” ductile iron water
main to the north east of the site within Maple Valley Highway that can deliver a
maximum flowrate of 2,500 gallons per minute (gpm). Reference Project File
WTR2700366 in COR Maps for the record drawings.
Sewer Sewer service is provided by the City of Renton. There is an existing 12” HDPE sewer
running from east to west, north of the site within Cedar River Park Drive. Reference
Project File WWP2700710 in COR Maps for record drawings. There is not an existing stub
located within the project site.
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November 19, 2020
Storm The project site is currently vacant and consists of large areas of compacted gravel and
dirt. The majority of the site is relatively flat. There are a few portions of the site with
slopes exceeding 15%. The site slopes away from Maple Valley Highway towards the
Cedar River. There is no existing on-site conveyance system. There is an existing 12”
public storm drain that flows from northwest to southeast along the southern frontage
of Maple Valley Highway that collects drainage in the public right of way. Reference
Project File TED4003295 in COR Maps for record drawings. There is also a 12” pubic storm
drain that flows from east to west that collects drainage from the Cedar River Park Drive
public right of way. Reference Project File TED4003268 in COR Maps for record drawings.
Storm drainage from this system is conveyed through the Renton Community Center site
and into the Cedar River.
Streets Maple Valley Highway (State Route 169) is classified as a principal arterial. Maple Valley
Highway is owned and maintained by WSDOT. The existing right of way width for Maple
Valley Highway adjacent to the site varies from approximately 95’ to approximately 127’
per the King County Assessor’s Map. The paved roadway width adjacent to the site is
approximately 82’ consisting of three travel lanes in each direction and a center turn lane.
There is a concrete curb and sidewalk directly behind the curb along each side of the
roadway. The sidewalk along the project frontage is approximately 6.5’ in width.
CODE REQUIREMENTS
WATER
Based on the review of project information submitted for the pre-application meeting, Renton Regional
Fire Authority has determined that the preliminary fire flow demand for the proposed development is
3,500 gallons per minute (gpm) including the use of an automatic fire sprinkler system. Per City code, a
looped water main is required around the development when the fire flow demand exceeds 2,500 gpm.
The applicant has submitted an overall utility plan prepared by KPFF Consulting Engineers with the land
use application.
The following water main improvements will be required:
1. The development is subject to a water system development charge (SDC) fee. This is payable at
construction permit issuance. Proposed water meter sizes have not been noted on the preliminary
utility plans. Typical water meter sizes and associated fees are noted as follows:
a. The 2020 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 $4,400.00 per meter, 1-1/2
inch meter is $22,000, a 2-inch meter is $35,200, a 3-inch meter is $70,400, a 4-inch
meter is $110,000, a 6-inch meter is $220,000, and an 8-inch meter is $352,000.
b. The 2020 SDC fee for fire service is based on the size of the fire service line to serve the
project. The current SDC fee for a 6-inch fire service line is $28,150 and for an 8-inch fire
service line is $45,041.
c. SDC fees are assessed and payable at construction permit issuance.
d. Final determination of applicable fees will be made after the water meter size has been
determined.
2. 2020 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 $4,735.00* for each 2-inch water service line.
This is payable at construction permit issuance.
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Cedar River Apartments – LUA19-000161
November 19, 2020
3. 2020 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.
a. Water meters greater than 2” to be installed by the applicant and are subject to a $220
processing fee.
4. A Closure permit required for facilities in Zone 1 of the City’s Aquifer Protection Area. The subject
property is within Zone 1 of the City’s Aquifer Protection Area (APA). Per Renton Municipal Code
(RMC) 4-9-015F, a Closure Permit is required for existing facilities in Zone 1 of the APA. Stoneway
Concrete has applied for a closure permit and a copy of the closure permit application dated
November 18, 2009 along with permit conditions is attached.
a. The property is currently undergoing an independent cleanup action for soil and
groundwater contamination at the site pursuant to the Model Toxics Control Act
(“MTCA), chapter 70.105D RCW, and Uniform Environmental Covenants Act (“UECA”),
chapter 64.70 RCW. The property owner, SMRRenton LLC, has entered into an
Environmental (restrictive) Covenant with Washington State Department of Ecology
(“Ecology”) recorded under King County recording no. 20190716000692. The applicant
shall comply with all general restrictions, requirements and terms as shown in the
Environmental Covenant. The applicant shall provide the City Water Utility with copies
of all soil and groundwater monitoring data including water quality and water levels.
Upon completion of the cleanup of the property, the applicant shall provide the City
with a copy of a “No Further Remedial Action” opinion letter from Ecology. The City
Water Utility will review the Final Cleanup Action Report and other documentation
submitted to determine if the cleanup is consistent with RMC 4-9-015F (Closure Permit)
and RMC 4-9-015G (Unauthorized Release), and will provide written findings to the
property owner to indicate whether closure is complete and if not why not.
5. The applicant shall abandon the existing private well on the subject property in accordance with
Washington State Department of Ecology standards and per Washington Administrative Code
(WAC) 173-160-381. The applicant shall provide a copy of the well decommissioning report to
the City’s Water Utility Department. No connection to the City’s water distribution system will
be allowed until the private well is decommissioned.
6. There are two existing City-owned monitoring wells (MW’s-40 and 41) on the subject property
that have not been properly decommissioned. These two monitoring wells must be located and
decommissioned in accordance with Ecology standards and per WAC 173-160-381. The
applicant shall provide a copy of the well decommissioning reports to the City’s Water Utility.
7. Installation of additional fire hydrants or retrofit of existing fire hydrants may be required by the
Renton Regional Fire Authority based on final fire flow demand and final site plan.
8. Extension of water mains (minimum 8” to 12”) within the interior roads connecting to the
existing 12” main along the northern frontage of Maple Valley Highway and also to the existing
12” main within the Community Center parking lot is required. The final sizing of the water
mains will be determined based on the final fire flow demand for the proposed development.
An easement from the City will be required for the portion of the new water main within the
City-owned (Parks) property. A 15’ utility easement will be required for the new water mains,
hydrants, and water meters within the property. No buildings, structures, vaults, rockeries and
trees shall be located within the easement and within 10 feet of the water main.
a. Based on the results of a hydraulic analysis of the City’s water system performed by the
Water Utility, in order to provide the fire flow demand of 3,500 gpm, a new 12-inch
diameter water main looped around the development will be required. The new water
main shall be connected to the existing 12-inch water main in Maple Valley Highway at
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Cedar River Apartments – LUA19-000161
November 19, 2020
two locations and to an existing 12-inch water main near the northwest corner of the
property.
b. The applicant has submitted an “Overall Utility Plan” prepared by KPFF dated 01/11/19
and revised on 7/28/20 with the land use application. The plan were revised to show a
12-inch water main looped around the development connecting to the existing 12-inch
water main in Maple Valley at two locations and to an existing 12-inch water main near
the northwest corner of the property. The size of the new on-site water main must be
adequately sized in order to provide the required preliminary fire flow demand of
3,500 gpm.
9. A fire sprinkler stub with a double detector check valve assembly (DDCVA) in an exterior
underground vault within private property per COR Standard Plan 360.2 shall be installed for
backflow prevention for each building. The DDCVA may be installed in the building if it meets
the conditions as shown on COR Standard Plan 360.5 for the installation of DDCVA inside a
building. The location of the DDCVA inside the building shall be approved by the City Plan
Reviewer and Water Utility Department. The fire department connection (FDC) shall be within
50’ of a fire hydrant or in a location approved by the Renton Regional Fire Authority. A post
indicator valve (PIV) per City standards is required on the fire line. The fire sprinkler stub and
appurtenance shall be sized by a registered fire sprinkler designer / contractor.
10. A separate domestic water meter is required for each residential building. Each domestic water
meter shall be sized in accordance with the most recent edition of the Uniform Plumbing Code.
DCVA’s with a size of 2” or smaller shall be installed in a meter box. Domestic water meters 3”
or larger shall be installed in an exterior vault in accordance with COR Standard Plan 320.4.
Meters and meter vaults shall be located within public right of way or within an easement on
private property. Installation of a double check valve assembly (DCVA) per City standards is
required behind the domestic meter within private property for each residential building. The
DCVA may be installed inside the building provided the location is approved by the City Plan
Reviewer and Water Utility Department.
11. A separate domestic water meter is required for the commercial pad. This domestic water meter
shall have a reduced pressure backflow assembly (RBPA) installed behind the meter within private
property. The RBPA shall be installed inside an above ground heated enclosure per COR Standard
Plan 350.2. The RPBA may be located inside the building if a drainage outlet for the relief valve is
provided and the location is approved by the City Plan Reviewer and City Water Utility
Department.
12. A separate meter is required for landscape irrigation per COR Standard Plan 320.1. A double check
valve assembly (DCVA) on private property is required behind the meter per COR Standard Plan
340.8.
13. Water system improvements shall be designed in accordance with Appendix J of the City’s 2012
Water System Plan. Adequate horizontal and vertical separation between new water mains and
other existing and proposed utilities (sewer lines, storm drains, gas lines, power and
communication ducts) shall be provided for the operation and maintenance of the water main.
Retaining walls, rockeries, or similar structures cannot be installed over the water main unless the
water main is installed inside of a steel casing.
14. Based on the plans submitted with the land use application the following adjustments will need
to be made:
a. Applicant shall ensure a minimum of 12 inches of vertical separation are maintained
between the water and all other utilities. If vertical separations cannot be met, the
applicant may need to locate the water main further to the west to avoid crossing the
sewer line.
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b. Maintain adequate horizontal separation between storm main and water main at all
locations.
15. Adequate horizontal and vertical separation between the new water main and other utilities
(storm sewer pipes and vaults, sanitary sewer, power, gas, electrical) shall be provided for the
operation and maintenance of the water main.
SEWER COMMENTS
1.The development has proposed a private sewer main that connects to an existing sewer man hole
located within Cedar River Park Drive. The private sewer line begins at the north side of the
proposed building near the frontage along Maple Valley Highway. From there the sewer line
follows the building and proceeds to the south east side of the site where it ties into an existing
sewer man hole (note that the proposed tie in is at a manhole that does not appear in City GIS
mapping or on WWP2700710 record drawings. Applicant to verify availability of connection or
revise to tie into SSMH2034). The proposed path of the sewer main appears to maintain adequate
separation between the sewer main and water main.
a. Sewer mains and manholes shall be designed and installed in accordance with City and
Department of Ecology standards.
b. Private sewer systems must be located within private property. Applicant may need to
install an additional sewer stub if the existing stub is determined to be infeasible.
c. The applicant shall to extend the sewer line the easterly property line.
d. The proposed private sewer connection is on property owned by the City, therefore, a
utility easement will be required prior to issuance of Civil Construction Permit.
e. Prior to Construction Permit issuance the applicant shall show the total effluent flow
discharging from the complex and provide supporting calculations demonstrating that
an 8-inch main has sufficient capacity for the development.
2. Grease Interceptor is required for the restaurant and is shown on the Utility Plan submitted with
the project application.
a. The grease interceptor shall be sized based on drainage fixture units in accordance with
standards found in the latest edition of the Uniform Plumbing Code (UPC). The grease
interceptor shall drain by gravity to the sewer main.
b. The grease interceptor(s) shall be located on site so that is accessible for routine
maintenance.
c. If multiple businesses are going to connect into the private sewer main additional
grease interceptors may be required.
3. If the development cannot feasibly be served by gravity sewer main and gravity side sewers
further design coordination will be required with the City Plan Reviewer and the City’s
Wastewater Utility Department.
4. Oil/water separators will be required for connecting any covered parking lots to sewer.
a. Oil/Water separators shall be sized in accordance in accordance with standards found
in the latest edition of the Uniform Pluming Code (UPC), the King County Pollution
Prevention Manual and the 2017 Renton Surface Water Design Manual.
b. If any lower level parking cannot achieve a gravity sewer discharge to the main, the
applicant may need to install an internal pump to bring the garage flows to the surface
level for gravity drain to the side sewer.
5. The development is subject to applicable wastewater system development charges based on the
size of the new domestic water to serve the project.
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a. 2020 SDC fee for sewer is based on the size of the new domestic water to serve the
project. The current sewer fee for a 1-inch meter is $3,400 per meter, 1-1/2 inch meter
is $17,000.00, a 2-inch meter is $27,200.00, a 3-inch meter is $54,500, a 4-inch meter is
$85,000, a 6-inch meter is $170,000 and an 8-inch meter is $272,000.
b. SDC fees are payable at construction permit issuance.
STORM DRAINAGE COMMENTS
1. The development is subject to stormwater system development charges (SDCs). The 2020 SDC
fee for surface water is $0.76 per square foot of new impervious surface, but not less than
$1,900.00. This is payable prior to issuance of the construction permit.
2. A Geotechnical Report, dated October 31
st, 2018, completed by Terracon for the site has been
provided. The submitted report discusses that ground water was discovered between 4 and 12
feet below the surface. The Geotechnical report mentions that large scale infiltration is not
feasible due the types of soils that are located onsite. The geotech recommends infiltration for
the purposes of rain gardens and permeable pavement is possible.
a. Due to Zone 1 Aquifer and Ecology Comments, infiltration is not allowed on any scale.
See discussion below.
3. A preliminary Drainage Plan and Technical Information Report (TIR), dated January 2019 and
revised July 2020, was submitted by KPFF Consulting Engineering with the Land Use Application.
Based on the City of Renton’s flow control map, the site falls under Flow Control Duration
Standards (Forested Conditions) and is located within the Lower Cedar River drainage basin. The
development is subject to a Full Drainage Review in accordance with the 2017 Renton Surface
Water Design Manual (RSWDM). All nine core requirements and the six special requirements have
been discussed in the Technical Information Report. Water quality and conveyance shall be
designed in accordance with the RSWDM that is current at the time of the civil construction permit
application.
a. Applicant is proposing to discharge the storm water from the project via direct discharge
into the Cedar River.
i. The project discharge points are within the 100-year flood plain of the Cedar
River. Flood protection and backflow prevention for the outflow conveyance
shall be provided in the final design in accordance to Department of Ecology
Requirements and the 2017 City of Renton Surface Water Design Manual.
ii. The conveyance system on the project extends to the ordinary high water mark
of the Cedar River. Any discharge facility, including energy dissipation, located
at or below the ordinary high water mark of the Cedar River will require
Hydraulic Project Approval from Washington State Department of Fish and
Wildlife (WDFW).
iii. The conveyance system shall have adequate capacity to convey the 25-year
peak flow for the entire contributing drainage area under full build-out
conditions under current zoning, including the future commercial building on
the northwest corner of the property.
iv. The conveyance system shall discharge to stabilized areas consisting of rock
lining or other approved discharge based on discharge velocity per Section 4.2.2
of the 2017 City of Renton Surface Water Design manual.
v. The proposed direct discharge shall not divert flows from or increase flows to
an existing wetland or stream.
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b. New storm drain systems shall be designed and sized in accordance with the standards
found in Chapter 4 of the 2017 RSWDM. A storm drainage pump is proposed on the south
portion of the side and shall be designed in accordance with Section 4.2.3 of the RSWDM
and reflected within the Civil Construction Permit Application.
c. The applicant is proposing two water quality facilities that consist of LID Bioretention
swales and outfalls.
i. All new pollution-generating impervious surfaces shall be directed to an
approved water quality facility in accordance to Core Requirement #8 and
Chapter 6 of the 2017 RSWDM.
ii. Per sub-section d. below, open conveyance and infiltration devices, including
LID bioretention facilities are not allowed in the Zone 1 Aquifer Protection Area
(APA).
iii. The final Civil Construction Plans and Technical Information Report shall provide
calculations and facilities meeting both requirements for water quality and
aquifer protection in accordance to Core Requirement #8 and Special
Requirement #6 of the 2017 RSWDM.
d. Since the project lies within Zone 1 of the Aquifer Protection Area (APA), open conveyance
systems such as swales, ditches, and channels are prohibited.
i. Special Requirement #6 (Section 1.3.6, 2017 Renton Surface Water Design
Manual) lists the prohibited drainage facilities.
ii. The open ditches/water quality discharge facilities located at the Cedar River
outfall locations shall be removed in the Civil Construction Permit design and
replaced with other treatment methodologies that do not utilize open
conveyance or infiltration in accordance with Core Requirement #8 and Chapter
6 of the 2017 Renton Surface Water Design Manual.
iii. Pervious pavement, grass-crete, permeable pavers and other BMP’s utilizing
infiltration shall be removed in the Civil Construction Permit design and replaced
with BMP’s that do not utilize infiltration in accordance with Core Requirement
#9, Chapter 5, and Appendix C of the 2017 Renton Surface Water Design
Manual.
iv. A Fill Material Source Statement for Projects Located in Zone 1 of the Aquifer
Protection Area Involving the Placement of More than Fifty (50) Cubic Yards of
Imported Fill: A fill material source statement is required for projects located in
Zone 1 of the Aquifer Protection Area if more than fifty (50) cubic yards of
imported fill will be used; the documentation shall be certified by a professional
engineer or geologist licensed in the State of Washington. The fill material
source statement shall be provided to the Department and shall be reviewed
and accepted by the Department prior to stockpiling or grading imported fill at
the project site. The fill material source statement, as defined in RMC 4-8-
120D19, shall be required for each source location from which imported fill will
be obtained
e. On-site BMPs satisfying Core Requirement #9 will be required for the site. On-site BMPs
shall be evaluated in order of preference by feasibility as described in Section C.1.3 of the
2017 RSWDM. Applicant discussed that the following onsite BMP’s are infeasible due to
the aquifer protection zone 1, full dispersion, full or limited infiltration, bio retention,
permeable pavement requirements, and perforated pipe connections.
i.The applicant is proposing to use basic dispersion for all the areas within the
100-foot Cedar River buffer.
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ii.The applicant discusses that they are not eligible for the tree retention credit
because there currently are not any existing trees located onsite.
iii.Applicant is proposing to use soil amendments to all locations onsite that consist
of pervious surfaces.
iv.Per the Geotechnical report submitted by Terracon, infiltration for onsite BMP’s
such as permeable pavement and rain gardens is not possible due to this project
being located within the aquifer protection zone 1. Final Civil Construction
Permit Design shall remove any use of pervious materials, including, but not
limited to, permeable asphalt and concrete, permeable pavers and grass-crete.
v.Feasibility of on-site BMPs will be reviewed at the time of civil construction
permit. Final TIR should clearly explain how target surfaces from the proposed
infrastructure (roads, buildings, sidewalks and parking areas) are mitigated by
on-site BMPs or how BMPs are infeasible for these surfaces. This will include a
calculation to determine the area of target surfaces mitigated by on-site BMPs
in relation to the minimum treated area required by the project.
4. In accordance to Special Requirement #1 (Other Adopted Area-Specific Requirements) of the 2017
Renton Surface Water Design Manual, projects located in an adopted master drainage plan, basin
plan, salmon conservation plan, stormwater compliance plan, hazard mitigation plan, lake
management plan, or shared facility plan are required to comply with the drainage requirements
of the specific plan.
a. City of Renton Resolution No. 3761 (adopted July 18
, 2005) ratified the Water Resource
Inventory Area (WRIA) 8 Chinook Salmon Conservation Plan which provides a
comprehensive action list for the Cedar River.
b. On August 29, 2019, the Muckleshoot Tribe commented on the development proposal,
specifically, Stormwater Mangement comment A pertained to stormwater management
requirements in relation to Chinook and Steelhead: “Regardless of development
alternatives, we understand that any redevelopment project would be exempt from any
stormwater detention requirements and would be allowed to discharge stormwater
directly to the Cedar River. From our review of the basis of this decision in WDOE’s
Stormwater Management Manual for Western Washington, there was no biological
considerations for this decision and no evaluation of its potential impact on treaty-
protected resources, including ESA listed Chinook and Steelhead. The issue is that the
stormwater will be discharged into margin areas of the Cedar River that are important to
juvenile salmon for their health and survival. The project needs to be modified by requiring
detention and enhancement of the river habitat where the outfalls will discharge
stormwater to reduce impacts from increases in water velocities that exceed those
necessary for juvenile salmon to maintain station, feed, avoid predators, etc. and not get
flushed downstream prematurely.”
i. The applicant’s response states: “Stormwater infiltration is not allowed to occur
due to the presence of on-site groundwater contamination and the restrictions of
the Environmental Covenant with Ecology. However, runoff from the western,
central, and eastern courtyards will be directed through non-infiltrating vegetated
swales prior to discharge into the Cedar River. The courtyards are comprised of
landscaped and hardscaped areas limited to pedestrian use only (no pollution
generating surfaces). The vegetated swales will slow and clean runoff prior to
release into the river. The addition of woody plant material to the shoreline
buffer, and throughout the landscaped upland portions of the site, is also expected
to improve the degree of rainwater interception and year-round water uptake
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within the biomass of the plants on-site. As for pollution generating surfaces,
stormwater from roofs and parking lots is to be collected, filtered, and then held
in vaults with built-in flow control. From the vaults, stormwater will enter into the
municipal stormwater system”
ii. Additionally, the Preliminary Technical Information Report dated January 2019 by
KPFF Consulting Engineers states under Special Requirement #1: “The site is
adjacent to the lower Cedar River and is part of the Tier 1 subareas for salmon
conservation. The Renton Chinook conservation Strategy for the Water Resource
Inventory Area (WRIA) 8 details suggested guidelines to mitigate runoff through
mechanisms such as habitat improvements, regulations, incentives, and BMPs as
designated by the state under WAC 173-500-040. Salmon conservation plans are
not required in the City of Renton. However, implementing stormwater quality
treatment facilities will reduce fish exposure to pollution and harmful water
quality conditions.”
c. Based on Resolution No. 3761, Special Requirement #1 of the 2017 RSWDM, and response
to the Muckleshoot Tribe’s comments, the applicant has not adequately demonstrated
compliance with the WRIA 8 Chinook Salmon Conservation Plan. Specifically, the
response to Tribe comments did not provide any degree of quantitative analysis as it
relates to water quantity, discharges and effects of direct discharge in terms of velocity,
temperature, pollutants and increased volumes and those effects on salmon and habitat.
The applicant’s response stated that stormwater would be held in vaults with built-in flow
control, however, the preliminary engineering plans and report only shows water quality
vaults in which the methodology provided in the 2017 RSWDM does not support for flow-
control or water quantity within the units being proposed. Additionally, the narrative for
Special Requirement #1 stated that salmon conservation plans are not required by the
City of Renton, however, Resolution 3761 specifically adopted the WRIA 8 Chinook
Salmon Conservation Plan. Therefore:
i. As a condition of approval, prior to Civil Construction Permit issuance, the
Applicant shall demonstrate through independent qualitative and quantitative
analysis compliance with the Water Resource Inventory Area (WRIA) 8 Chinook
Salmon Conservation Plan and Special Requirement #1 of the 2017 Renton
Surface Water Design Manual. The analysis shall provide justification for the
current proposal as it relates to salmon health, habitat, and effects from the
Development’s stormwater discharge into the Cedar River or provide
recommendation(s) and measure(s) of additional mitigation to be reviewed and
approved by the City.
5. The project is located within the Special Flood Hazard Area and contains flood protection facilities.
In accordance to Special Requirements #2 and #3 (Flood Hazard Delineation and Flood Protection
Facilities respectively), the applicant shall:
a. Determine the 100-year floodplain, applicable floodway and their boundaries, together
with the boundaries of the severe and moderate channel migration hazard area, shall
be delineated on the site improvement plans and profiles, and on any final subdivision
maps prepared for the proposed project.
b. Demonstrate that the flood protection facility, as determined by a licensed professional
engineer, conforms with siting, structural stability, environmental, and all other
relevant standards cited in the following regulations and documents: Washington State
Integrated Streambank Protection Guidelines, Corps of Engineers Manual for Design
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and Construction of Levees (EM 110-2-1913, RMC 4-3-10510 and Special Requirement
#1 (specifically the City Hazard Mitigation Plan.
c. Flood containment levees shall meet or exceed the professional engineering standards
summarized in FEMA National Flood Insurance mapping regulations (44 CFR, subsection
65.10) or FEMA’s Analysis and Mapping Procedures for non-Accredited Levee Systems.
d. Conformance with the requirements listed above shall be addressed in the Technical
Information Report submitted with the project’s final engineering plans.
e. The applicant shall provide an easement to the City of Renton consistent with the river
protection easement requirements outlined in Section 4.1 of the 2017 RSWDM.
6. A Construction Stormwater General Permit from the Washington Department of Ecology is
required as site clearing will exceed one acre.
TRANSPORTATION/STREET COMMENTS
1. The 2020 transportation impact fee is $4,836.31 per apartment dwelling unit, $43.89 per square
foot of sit-down restaurant space, $102.14 per square foot of fast food with no-drive up space,
and $23.72 per square foot for medical office. A full list of traffic impact fees can be found on
the City’s 2020 Development Fees Document on the City’s website. The transportation impact
fees that are current are due at the time of building permit issuance for each building.
2. Maple Valley Highway (State Route 169) is classified as a principal arterial. Maple Valley
Highway is owned and maintained by WSDOT. The existing right of way width for Maple Valley
Highway adjacent to the site varies from approximately 95’ to approximately 127’ per the King
County Assessor’s Map. The paved roadway width adjacent to the site is approximately 82’
consisting of three travel lanes in each direction and a center turn lane. There is a concrete curb
and sidewalk directly behind the curb along each side of the roadway. The sidewalk along the
project frontage is approximately 6.5’ in width.
a. City of Renton will require a minimum of 18 feet of right of way starting from the back
side of the new curb line. This will consist of an 8-foot planter strip and an 8-foot
sidewalk with a 2-foot clear zone behind the sidewalk. Dedication of right-of-way may
be required based upon available right-of-way behind the curb and will vary based on
the existing variable right-of-way width.
b. Required curb to curb dimensions will be determined by WSDOT’s Right of Way division
at Northwest Regional Headquarters. Approved roadway improvement plans from
WSDOT along SR169 are required prior to Civil Construction Permit Issuance.
3. A Traffic Impact Analysis (TIA) was performed by William Popp Associates on May 2019 and
revised in February and July of 2020. The Transportation Impact Analysis discusses both AM and
PM trips. The analysis looked at AM trips and anticipates generating 246 trips, 102 inbound and
1445 outbound. The analysis also looked at the PM trips and calculated approximately 311 trips,
159 inbound and 152 outbound.
a. A third Party review of the TIA was performed by Transpogroup in April of 2020. The
peer review noted that, in general, the updated TIA addressed most of the comments
and concerns.
b. The project shall conform with the recommendations of the Traffic Impact Analysis
dated July 6, 2020 to the maximum extent feasible in conjunction with WSDOT
coordination, requirements and permitting, including, but not limited to: site access, left
turn restrictions at the site’s secondary access point, channelization, dual left turn lane
at the approach intersection, signal modifications at the intersection of Cedar River Park
Drive and SR 169, signage and striping, and payment of traffic impact fees.
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c. Of note, the Applicant’s response to comments dated July 6, 2020, acknowledges that
the project will be required to gain approval from WSDOT during the channelization
plan approval process. Restricted left-turn movements into and from the site’s
secondary access shall be determined during the Civil Construction Permit and WSDOT
review. Improvements may result in the installation of C-Curb, Tubular Markings or
other approved method as determined by WSDOT and the City.
d. Traffic Concurrency has been reviewed under separate cover.
4. Paving and trench restoration within the City of Renton right of way shall comply with the City’s
Restoration and Overlay requirements.
GENERAL COMMENTS
1. The fees listed are for 2020. The fees that are current at the time of the respective permit issuance
will be levied. Please see the City of Renton website for the current development fee schedule.
2. Retaining walls that are 4’ or taller from bottom of footing and stormwater detention vaults will
require a separate building permit. Structural calculations and plans prepared by a licensed
engineer will be required as part of the building permit review.
3. All civil plans shall conform to the current City of Renton survey and drafting standards. Current
drafting standards can be found on the City of Renton website.
4. A separate plan submittal will be required for a construction permit for utility work and street
improvements. All plans shall be prepared by a licensed Civil Engineer in the State of Washington.
5. Please see the City of Renton the Civil Construction Permit Application and Construction Permit
Process and Submittal Requirements. Please contact the City to schedule a construction permit
intake meeting.
6. * An additional 5% technology fee will be added to each fee marked with an asterisk (*).
7. All plan review for the City is now paperless. Please see
https://edocs.rentonwa.gov/Documents/ElectronicFile.aspx?docid=940235&dbid=1&repo=Cityo
fRenton for more information.
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